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CPA2000-00002
f r 10. PUBLIC HEARING (QUASI-JUDICIAL) - REQUEST FOR COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002, ZONE CHANGE (ZON) 2000- 00001, AND VARIANCE (VAR) 2000-00014,17,18 at 19 TO CONSTRUCT A 26 UNIT MULTI-FAMILY HOUSING PROJECT The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R- 12) to medium-high residential (R-40) and for a variance to the .setbacks for the north and south sideyards, the rearyard setback, and a variance. to reduce the minimum parking requirement LOCATION: 11159 and 11165 SW Hall ZONE: R- 12 APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.1, 2.1.1, 6.1.1, 7.1.2 (a8tb), 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapters 18.390.060 (Type IV procedure), 18.380.030 (plan amendments) 18.370.10 (Variances) Mayor Griffith opened the public hearing. Councilor Scheckla advised that he made a site visit and walked the site in order to become familiarized with the area in question. Public Testimony: Proponents: • Ed Sullivan, 222 SW Columbia, Portland OR 97201, legal counsel for the applicants noted that because the Council had the full record before them, the applicant's presentation would be brief. He referred to his letter on file in the Council packet materials, which summarized the request before the City Council. Mr. Sullivan referred to the staff recommendation and the decision of the C ity Planning Commission and their support for approval, with one condition by the Planning Commission as noted in the Planning Commission minutes that each unit should be allocated one parking space. Mr. Sullivan then introduced Ms. Sheila Fink, Executive Director of Community Partners for Affordable Housing. • Sheila Fink, Executive Director of Community Partners for Affordable Housing, 9020 SW Burnham Road, Tigard OR 97223 advised she appreciated the support of the City of Tigard in the past. Ms. Fink reviewed this 26-unit affordable housing project noting the great need for this type of housing, in Tigard and metropolitan areas. She referred to the proximity of the proposed project insofar as it was close to jobs, transit, schools and parks. She said that CPAH had applied for a project for senior housing but was not successful in obtaining funding; however, CPAH was then awarded a grant for this HUD workforce project. COUNCIL MEETING MINUTES — SEPTEMBER 26, 2000 - PAGE 6 • �. The setbacks would allow for future expansion of Hall Boulevard. Ms. Fink asked that the Council act affirmatively on the project. In response to a question from Councilor Scheckla, Ms. Fink advised that CPAH would meet all requirements with regard to moving/removal of a house that now sits on the property. • Brad Simmons, Carelton Hart Architecture, 322 NW 8th Avenue, Portland OR 97209 advised that his firm worked on this project. and works on many low- income housing developments. Mr. Simmons reviewed the plans showing the location of the site and he described the surrounding area. He also described-the layout of the buildings within the project, which included a courtyard area, 26 units (1 studio and 7 4-bedroom units), 31 parking spaces. In response to a question from Councilor Moore, Mr. Simmons advised that this development would accommodate a potential future expansion of Hall Boulevard. Councilor Scheckla noted concerns with the reduced parking that was proposed. Mr. Simmons responded that the demographics show that residents of this type of low-income housing don't typically own that many cars. In response to a question from Councilor Scheckla, Mr. Simmons advised that the project meets the requirements for handicapped parking spaces. Councilor Scheckla noted his concerns about setting precedent if this request were granted and asked for advice of legal counsel. City Attorney Tim Ramis responded that the Council would not be committing to future developments; that is, the Council has the power to evaluate development proposals and decide which ones to permit. • • Ed Murphy, 9875 SW Murdock, Tigard OR, testified on behalf of the applicant. He advised that a site development review would occur later, as a separate process. Mr. Murphy referred to material from the applicant responding to issues raised by Ms. Trudy Knowles. Mr. Murphy read into the record a letter from Mr. Howard Stein, P.E., a transportation engineer,,addressing the traffic impacts and parking. This letter, which states that there should be no. adverse.impacts, is on file with the City Recorder. Mr. Murphy noted that environmental impact issues were reviewed. No wetland or wildlife mitigation will be necessary for the site. Some trees will have to be COUNCIL MEETING MINUTES — SEPTEMBER 26, 2000 - PAGE 7 .' • removed; the number of trees will be increased by 12 over what is currently on the site. Mr. Murphy advised the applicant was agreeable to the condition on the variance request imposed by the Planning Commission and would note that one parking space would be allocated for each unit. He referred to the surrounding sites and the limited impact this development would have. Mr. Murphy reviewed the setback variances requested and how the project was designed to accommodate the area. Mr. Murphy noted that there may be a mistake in the Code with regard to the requirements in setbacks for property zoned R-7. Mr. Murphy requested favorable consideration by the City Council. Councilor Scheckla reviewed the tree replacement plan with Mr. Murphy and noted that the replacement trees would be smaller. • Angel Griffin, 5609 SE 66th Avenue, Portland OR 97206, testified as a proponent of the applicant's request. Ms. Griffin spoke of the benefits derived through the availability of low-income housing. She advised that she has seen a positive change in residents who had no experience with family or community oriented living situations. Low-income housing, such as Villa LaPaz offered an opportunity for stability. She asked for Council support of the project. Opponents: None. City Attorney Ramis commented on process. If the Council denied the proposal, staff would prepare the findings and final order. If the Council approved the proposal, then the applicant would prepare findings and final order. He noted that packet materials for the October 10, 2000, meeting were due tomorrow (September 27) at noon. The public hearing was closed. Councilor Hunt indicated that he supported the project. He noted the need for affordable housing and referred to the success of Villa LaPaz. Councilor Scheckla noted issues he had about approving this request citing the "upzoning" and the variance for setbacks. Councilor Scheckla noted concerns that others may request similar consideration from the City Council in the future if this proposal is approved. . Councilor Patton advised that she was "100 percent" for the project noted she was an advocate for affordable housing. She noted her appreciation for the layout of the COUNCIL MEETING MINUTES — SEPTEMBER 26, 2000 - PAGE 8 • • project and the buffering from surrounding properties. She said she was not concerned with the parking variance requests or establishing a precedent. Councilor Patton reminded the Council that the City has been urging Ms. Fink to come forward with projects for affordable housing. If others are working on developing affordable housing projects, she said she would be glad to consider variances if it would bring affordable housing to the City. Councilor Moore noted that he thought this was a worthwhile project and he would support it. Mayor Griffith indicated that he, too, would support the project. He said he thought the location was ideally suited for this type of project. Staff recommendation: Approve the Comprehensive Plan Amendment, Zone change, and approval of Variance Requests 1, 2 and 3, with Variance 4 approved with the condition suggested by the Planning Commission that the parking,spaces be reduced from 46 to 31 and that the applicant provide on the tenant lease that one parking space will be allocated to each unit. — - -1 Staff recommended approval of the applicant's request: Motion by Councilor Patton, seconded by Councilor Moore, to adopt the staff's recommendation. The motion was approved by a majority vote of Council: Mayor Griffith - yes Councilor Hunt - yes Councilor Moore - yes Councilor Patton - yes Councilor Scheckla - no An ordinance will be prepared for Council consideration on October 10, 2000. Item No. 11 withdrawn by applicant... 11. PUBLIC HEARING (QUASI-JUDICIAL) - APPEAL OF FINAL ORDER NO. 2000-02PC — TRI-COUNTY CENTER 12. COUNCIL LIAISON REPORTS • Councilor Hunt requested that the City Council revisit Council action with regard to traffic calming measures implemented on SW North Dakota Street and on Hawks Beard. After discussion, City Manager Monahan advised that staff would give a status report on how this review should be conducted. This information will COUNCIL MEETING MINUTES — SEPTEMBER 26, 2000 - PAGE 9 • • J be sent to the City Council in their weekly newsletter on Friday, September 29, 2000. • Councilor Moore, said he was a staunch supporter of the Council Groundrules and, because of this, he extended an apology to Councilor Scheckla advising he realized he had violated a Council Groundrule during a recent Council meeting discussion. Councilor Scheckla advised an apology wasn't necessary; he thanked Councilor Moore. 13. NON AGENDA ITEMS: None 14. EXECUTIVE SESSION: Canceled. 15. ADJOURNMENT: 9:17 p.m. raW42A--4-At GO Attest: Catherine Wheatley, ity Reco er i4 a Ad:nisi& 7yor, ity o igar► / Date: /v-a/4-oD COUNCIL MEETING MINUTES — SEPTEMBER 26, 2000 - PAGE 10 Mar •11 01 1U: 35a CTCONSULTIPIG 5036225030 p. 1 • C"!' Consulting & Associates Fax To: Jim Griffith,Mayor,City of Tigard From: Cacyn Tilton Fax: 503-684-7297 Pages: 3 City: Tigard Date: 3-11-01 Re: "Adventures in Governing' Fax: 503-622-5030 Email: caryn a ctconsulting.com. Phone: 1-800-752-5446 0 Urgent ®For Review 0 Please Comment 0 Please Reply 0 Please Recycle Dear Jim, Thank you for your registration to this year's Local Governance Institute's "Adventures in Governing." I have attached your confirmation along with directions to the Beaverton Library (I am sure you probably already know how to get there!). Best Regards, • .c&L. mar 41 ul iu: .jaa LiuumuLlimu nu4bccauJu p. c ' s c • • CT Consulting & Associates Gifirnaticn To: Jim Griffith,Mayor From: Caryn Tilton City: Tigard Date: 3-11-01 Re: "Adventures in Governing" Fax: 503-622-5030 Email: caryn(ctconsulting.com Phone: 1-800-752-5446 • ❑Urgent ®For Review ❑Please Comment ❑Please Reply Dear Jim, You have been registered for the Local Governance Institute's "Adventures in Governing" in Beaverton, Oregon. Place: Beaverton City Library, 12375 SW 5th • Time: Friday, 9:00 a.m.to 4:30 p.m. and Saturday, 9:00 a.m. to 4:45 p.m. Date: April 27,2001 and April 28,2001 After reviewing this year's topics, if you have a specific issue or question you would like one of our speakers to cover,just let me know by email or fax and I will deliver it to the appropriate speaker prior to your session. There will also be opportunities to ask questions during the session. Thank you for your registration. See you in Beaverton! • rear t i u t t u: yea 1.COPISULT I MG 5436225030 p• 3 • • .\ vim'" -. 1_ 117711 . , tee; I ...kw 1 CANYON Pe.MINI itt atotniN HVes '"'* a❑ � LIBRARY _Los 1 _Ara) umiak w a i., ir 1 , .... ....,4 „:, Directions to the Beaverton Library 2- c... .410\i , From Hwy 2/Sunset I " Take the Hwy 217 southbound exit Take the Canyon Road Exit Go straight at Canyon Rd. signal (You will be between Fred Meyer and 217 Freeway) Turn Right at Beaverton-Hillsdale Hwy. Turn LEFT at the 2id signal—Lombard(at the RR tracks) . HERE Turn RIGHT at 5th Street(1''signal) Cross Franklin SL go part of another block AND: TURN RIGHT WHERE THE SIGN SAYS"LIBRARY PARKING' row We are in the conference room right off the lobby to the left. i-s c 44 From 1-5 North Take the Beaverton/Tigard (Hwy 217)exit Take the Beaverton/Canyon Road Exit(B-H Hwy 8) Turn left at the bottom of the exit ramp,onto B-H Hwy west Turn LEFT at the 3'11 signal--Lombard (at the RR tracks) Turn RIGHT at 5th Street(1"signal) Cross Franklin St. go part of another block AND: TURN RIGHT WHERE THE SIGN SAYS'LIBRARY PARKING' guar We are in the conference room right of the lobby to the left. EXHIBIT • • 120 DAYS=N/A CITY OF TIGARD Community Development Shaping A Better Communit- CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE TIGARD CITY COUNCIL Case Number(s): CPA 2000-00002/ION 2000-00001/VAR 2000-00014 Case Name(s): Village At Washington Square Name of Owner(s): Cahn Trust, 5795 SW Cranberry Ct., Beaverton, OR 97007 Name of Applicant: Community Partners for Affordable Housing Address of Applicant: PO Box 23206 Tigard, OR 97281-3206 Location: 11159 and 11165 SW Hall Blvd., Tigard, OR Request: > THE.TIGARD CITY COUNCIL HELD A PUBLIC HEARING ON THIS APPLICATION ON SEPTEMBER 26, 2000: The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R-12)to medium-high residential (R-40) and for a variance to the setbacks for the north and south sideyards, the rearyard setback, and a variance to reduce the minimum parking requirement. LOCATION: 11159 and 11165 SW Hall ZONE: R-12. APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.2, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.3, 12.1.3 Community Development Code Chapters 18.390.060 (Type IV procedure), 18.390.030 (plan amendments) 18.370 (Variances). Action: > ❑ Approval as Requested E ' Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: X Owners of Record within the Required Distance X Affected Governmental Agencies X The Affected Citizen Involvement Team Facilitator X The Applicant and Owner(s) Final Decision: THE DECISION WAS SIGNED ON Odbe ID , 2000, AND BECOMES EFFECTIVE.°,ON \lov m b2r e , 2000. 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 with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. CPA 2000-00002IZON 2000-00001NAR 2000-00014 Village At Washington Square NOTICE OF FINAL ORDER BY CITY COUNCIL • • CITY OF TIGARD, OREGON ORDINANCE NO. 00- . ' AN ORDINANCE AMENDING THE TIGARD COMPREHENSIVE PLAN AND ZONING MAP, APPROVING CERTAIN VARIANCES, AND ADOPTING FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000- 00014, 00017, 00018, and 00019) WHEREAS Applicant Community Partners for Affordable Housing, Inc. has requested approval of amendments to the Comprehensive Plan Map, Zoning Map, and variances for certain property described as 11159 and 11165 SW Hall Boulevard within the corporate limits of the City of Tigard, said property also described as Washington County Tax Assessor's Map 1S135DA, tax lots 4600 and 4700; and WHEREAS The City Planning Staff has reviewed the request and has recommended approval of the same with conditions and the Planning Commission has recommended approval of the proposal with revised conditions; and WHEREAS The proposal was duly noticed for hearing before the City Council on September 26, 2000, at which time the Council heard from the applicant and its supporters, there being no public opposition to the proposal; and WHEREAS The Council, following such hearing, determined that it should approve the applications with the recommended conditions of the Planning Commission; and WHEREAS The Council bases its approval of the proposed plan and zoning map amendments and the requested variances as being consistent with all relevant criteria as stated in the Findings and Conclusions in Support of the same set forth in Exhibit "1" attached hereto, and by this reference incorporated herein; and WHEREAS The City Council met on October_10th_, 2000 and voted to adopt this ordinance granting the aforesaid requests; now, therefore THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The applications for plan amendment, zone change, and variances in file nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-00014, 000017, 00018, and 00019 are hereby granted and approved in the manner set forth below. SECTION 2: The Tigard Comprehensive Plan is hereby amended as shown in the attached Exhibit 2 with the amendment to take place at the time stated in Section 6 of this ordinance. Ordinance No.00- O Page 1 • • SECTION 3: The Tigard zoning map is hereby amended, with the amended map to be in the form of Exhibit 3. This amendment shall take place at the time stated in Section 6 of this ordinance. SECTION 4: The aforesaid variance requests are hereby granted, with the approvals effective at the time stated in Section 6 of this ordinance. SECTION 5: The Findings and Conclusions in Support of the Plan Amendment, Zone Change and Variance requests, as set forth in Exhibit "1" are hereby adopted as the basis for this Council action. SECTION 6: 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 'Myrt ty Li+. I ') vote of all Council members present after being read by number and title only, this 10th day of October, 2000. CamuLo4ea* Catherine Wheatley, City Reco r APPROVED: By Tigard City Council this 10th day of October, 2000. v� i Or mes G riffs , a/o,/ Approved as to form: A I:, V dre ity Attorney I / (<9 ° Date I:citywide\10-10-00 CPAH ordinance.doc Ordinance No.00-Z Page 2 •, EXHIBIT "1" FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018, and 000019) The Tigard City Council finds as follows: SECTION I: APPLICATION SUMMARY CASES: FILE NAME: VILLAGE AT WASHINGTON SQUARE Comprehensive Plan Amendment CPA 2000-00002/ZON 2000- 00001NAR 2000-00014NAR 2000-00017NAR 2000-00018NAR 2000-00019 PROPOSAL: A request for approval of legislative Comprehensive Plan Map amendment from Low-Density Residential to Medium-High Density Residential, Rezone from R-12 to R-40 and Variances to allow the following changes: 1. decrease required setback on north sideyard from 35 feet to 10 feet. 2. decrease required setback on south sideyard from 35 feet to 10 feet. 3. decrease required setback on rear yard from 35 feet to 20 feet. 4. change the minimum-parking requirement from 46 to 31 spaces. The subject property is located on 11159 and 11165 SW Hall Boulevard, 1 S135DA Tax Lots 4600 and 4700. APPLICANT: Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 OWNER: Cahn Trust 5795 SW Cranberry Ct. Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12 LOCATION: 11159 and 11165 SW Hall Boulevard APPLICABLE REVIEW CRITERIA: Statewide Goals 1-19; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 7.1.2(a&b) 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapter 18.370 Chapter 18.380.030, and 18.390.060(G). Metro Functional Plan. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 1 • • The Tigard City Council finds as follows: SECTION II: BACKGROUND INFORMATION • Site History: The subject parcels were annexed to the City in 1987. The project sponsor, • Community Partners for Affordable Housing, Inc. (CPAH), first optioned these parcels in May of 1999. Currently, these parcels are located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP). Vicinity Information: The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. Site Information and Proposal Description: Of the subject parcels, tax lot 4700 is .11 acres in size and tax lot 4600 is .73 acres. The surrounding properties are all zoned R-12, just like the subject site. The neighboring property to the west is developed as St. James apartments, which is accessed through a driveway along the north side of the subject site. The property to the south is developed as. a single-family home. Properties across SW Hall Boulevard are developed as single-family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaffle Street. SECTION III: GENERAL FINDINGS AND CONCLUSIONS The Tigard City Council finds and concludes as follows: The following evaluation and findings are intended to address both the requested amendments to the Comprehensive Plan and the City Development Code. The relevant criteria in this case are Statewide Goals 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12.2.1; and Community Development Code Chapter 18.390.060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2.1.1 and Tigard Community Development Code Chapter 18 provide for citizen participation and notice. The Council finds that notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of Land Conservation and Development. Notice of both the Planning Commission and City Council hearings was mailed out to all property owners located within 500 feet of the subject parcel. Exhibit A is a map of all the properties that were sent notice of the hearings for this proposal. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 2 • • The applicant is also required to hold a neighborhood meeting to describe the proposal to neighbors before they can submit their application. Exhibit B is a letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing Director, informing neighboring property owners of the neighborhood meeting. An affidavit of mailing and posting for the neighborhood meeting was also included in the applicant's packet(refer to Exhibit C). One of the application requirements is that the applicant hold a neighborhood meeting and send notice of this meeting to all property owners located within 500 feet of the site of the proposal. The applicant complied with this requirement. The Council concludes this goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. The Council finds this goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. Since the applicant is proposing to construct a higher density of residential development than is permitted under the R-12 zoning, the applicant is meeting the intent of the Washington Square Regional Center Plan for this area. The Council concludes this goal is satisfied. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. The Council finds and concludes that this goal is not applicable because no agricultural lands are involved in this plan and zoning map amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. The Council finds and concludes that this goal is not applicable because no forest lands are involved in this plan and zoning map amendment. Open Spaces, Scenic, and Historic Areas, and Natural Resources: Goal 5 requires, in part, that adopted comprehensive plans be revised to conserve and protect natural resources and scenic resources. The Council finds and concludes that this goal is met because this proposal does not affect open spaces, scenic areas, historic areas, or natural resources. The Council finds that staff reviewed the City's water resources map and found that no water resources, or floodplain exist on this site. The following natural resource agencies were sent request for comments: Division of State Lands, Oregon Department of Fish & Wildlife, US Army Corps. Of Engineers, and Unified Sewerage Agency (USA). Exhibits D and E are Request for Comments forms from, respectively, the Division of State Lands and USA. Each agency representative stated that they had no objections to this proposal. For the foregoing reasons, the Council concludes that this goal is satisfied. Air. Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of Tigard complies with this goal through its adopted comprehensive plans and policies regarding water resources (Tigard Comprehensive Plan Volume.II,. Chapter 4 and Tigard FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 3 •• Development Code standard: 18.797). The proposals before the Council do not affect such compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Natural Disasters and Hazards: Goal 7 requires the protection of life and property from natural disasters and hazards. This City of Tigard has existing regulations that address natural disasters and hazards. The subject is not located within the floodplain; therefore, it appears that no natural hazards would exist for this site or proposal. The proposals before the Council do not affect such compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Recreational Needs: Goal 8 requires satisfaction of recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. The Council finds and concludes that this goal is not applicable because no recreational issues or destination resort issues are involved. Economic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. The Council finds and concludes that this goal has been met because the plan continues to promote opportunities fora variety of economic activities vital to the health, welfare, and prosperity of Tigard citizens. The proposed higher density and affordable housing development will promote economic development because it will create affordable housing opportunities for local service workers. For the foregoing reasons, the Council concludes that this goal is satisfied. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location, type and density. The Council finds as follows: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. For the foregoing reasons, the Council concludes that this goal is satisfied. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The Council finds as follows: The subject site has full urban services available to it: police protection; sanitary facilities; storm' drainage facilities; public transit; and transportation services. When the applicant goes through the site development review application process they will be required to meet the Tigard Development Code standards for street and utility improvements. Moreover, the applicant will be required to pay system development charges FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 4 • • •, for transportation, parks, sewer, water, and storm drainage. They will be required to make improvements for their frontage along SW Hall Boulevard. Request for comments forms were sent to the following providers of public facilities: City of Tigard Engineering Department, City of Tigard Police Department, Oregon Department of Transportation, Oregon Public Utilities Commission, US Army Corps. Of Engineers, USA, Tri-Met, Tualatin Valley Water District, TCI Cablevision of Oregon, US West Communications, Portland General Electric, Tigard-Tualatin School District, NW Natural Gas Company, and General Telephone. Tigard Police Department reviewed the application and had no comments on it (Exhibit F), Tigard Water District had no comments (Exhibit G), Oregon Public Utilities Commission had no comments (Exhibit H), and USA had no comments (Exhibit E). The applicant received a letter from the Tigard-Tualatin school district, stating its support for the proposal (refer to Exhibit I). For the foregoing reasons, the Council concludes that this goal is satisfied. Transportation: Goal 12 requires a safe, convenient and economic transportation system.. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT stated in its comment letter that it had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this goal is satisfied. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The Council finds that the land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy. The proposed building will meet the standards of the Uniform Building Code. For the foregoing reasons, the Council concludes that this goal is satisfied. Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. The Council concludes that this goal is not applicable because urban growth boundary issues are not involved. • Willamette River Greenway: Goal 15 requires protection, conservation, and enhancement of lands along the Willamette River as the Willamette River Greenway. The Council concludes that this goal is not applicable because Willamette River.Greenway issues are not involved. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 5 • • Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental, economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. The Council concludes that this goal applies to coastal areas and, therefore, is not applicable. Coastal Shorelands: Goal 17. requires conservation, protection, and, where appropriate, restoration of coastal shorelands. The Council concluders that this goal is. not applicable, as no coastal shorelands are involved in this application. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. The Council concludes that this goal is not applicable, as no beaches and dunes are involved in this application. Ocean Resources: Goal 19 requires conservation of the long-term values, benefits, and natural resources of the nearshore ocean and the continental shelf. The Council concludes that this goal is not applicable, as there are no ocean resources involved in this application. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES General Policies: Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the City Council must find: a) The change is consistent with applicable plan policies; and b) A change of physical circumstances has occurred since the original designation, or c) A mistake was made in the original land use designation. The Council has already concluded that this proposal is consistent with statewide planning goals as addressed above under `Statewide Goals' and that the proposal will confirm to all applicable Tigard plan policies and development code provisions for the reasons set forth below. The Council also concludes that the proposal conforms with the applicable portions of the Metro "Urban Growth Management Functional Plan" that was approved for adoption on October 24, 1996, by the Metro Council. In so concluding, the Council notes that the Metro "Growth Concept" map associated with the Functional Plan indicates this area. as a "Regional Center". Since the subject parcel is located within the Washington Square Regional Center boundary, this proposed increase in density will meet the intent of the Metro Functional Plan. In addition, this parcel is designated for 50-units per acre, mixed-use residential density development under the Washington Square Regional Center Plan. The Council further finds that the proposal meets subsection b of Implementation Strategy #2: "A change of physical circumstances has occurred since the original designation." The adoption of the Washington Square Regional Center Plan and the public facility and service changes implicated thereby represent a physical change of circumstance and, once implemented, will change the potential for development within this area. The Council concludes that this policy is met. Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Council finds as follows: The Planning Commission and City Council hearings were legally advertised. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 6 . • • Notice of these hearings were sent to property owners located within 500 feet of the subject parcel (refer to Exhibit A). The applicant held a neighborhood meeting prior to submitting their application (refer to Exhibits B and C). For the foregoing reasons, the Council concludes that this policy is met. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. The Council concludes that this policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi- family housing and to provide for an overall density of ten units per acre. The Council finds that the City is currently in compliance with this rule. The Council finds as follow: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. According to the applicant's narrative, with which the Council agrees, Tigard is one of the least affordable cities in the Portland metropolitan area, and one of the most imbalanced from a jobs-housing perspective. Furthermore, the Council finds the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. The Council concludes that this project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. By creating more affordable housing in the City, the applicant is meeting the intent of this plan policy. For the foregoing reasons, the Council concludes that this policy is met. Public Facilities and Services: Policy 7.1.2 requires that a pre-condition to development that: a. Development .coincide with the availability of adequate service capacity including: 1. Public Water; The Council believes the staff report to the effect that the site accesses public water from Tualatin Valley Water District. 2. Public Sewer shall be required for new development within the City unless the property owner involved is 300 feet from a sewer line and Washington County Health Department approval for a private disposal system is obtained; and The Council believes the staff report to the effect that the site can access sewer via a line located in SW Hall Boulevard. 3. Storm Drainage; The Council finds that the storm drainage facilities will be reviewed as part of the site development review application. b. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed development; and The Council finds that adequate facilities will be one of the review criteria of a site development review application. • FINDINGS AND CONCLUSIONS Ale Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 7 • 2. Designed to City standards. The Council finds that, as part of the site development review process, the applicant will be required to demonstrate that facilities are designed to City standards. For the foregoing reasons, the Council concludes that this policy is met. Transportation: Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT indicated it had no objection to the proposed comprehensive plan amendment, zone change, and variance, while noting that that agency had specific requirements as far as improvements that will affect SW Hall Boulevard. The Council concludes that these comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this policy is met. Transit: Policy 8.2.2: The city shall encourage the expansion and use of public transit by: a. Locating Land Intensive Uses In Close Proximity To Transitways; The Council finds as follows: This application is located in close proximity to transitways. Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from the subject parcel: The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. A major transit center is located on SW Commercial Street in downtown Tigard, which is less than one mile from the site. In addition, a request for comments was sent to Tri-Met, which had no objections to the proposal (refer to Exhibit K). For the foregoing reasons, the Council concludes that this policy is met. b. Incorporating Provisions Into The Community Development Code Which Require Development Proposals To Provide Transit Facilities;And The existing development code addresses the provision of transit facilities. For the foregoing reasons, the Council concludes that this policy is met. c. Supporting Efforts By Tri-Met And Other Groups To Provide For The Needs Of The Transit Disadvantaged. The Council finds that many of the residents in the proposed project will be transportation disadvantaged and providing housing near public transit meets this policy. For the foregoing reasons, the Council concludes that this policy is met. Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. The Council concludes that the Washington Square Regional Center FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 8 • • Plan will encourage reduction in energy consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit. According to the applicant's representative, Sheila Greenlaw-Fink, "The applicant intends to apply for any and all grants and tax credits for weatherization measures which go beyond code requirements. Additionally, conservation training is provided for residents throughout the year, focusing on water and electrical consumption and recycling of household waste." For the foregoing reasons, the Council concludes that this policy is met. Locational Criteria: Policy 12.1.3: The city,shall provide for housing densities in accordance with: a. Applicable Plan Policies; The Council finds that the proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. b. Applicable Locational Criteria; 1. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; The Council finds as follows: The proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. None of the adjacent parcels are zoned for single-family(R-4.5) residential development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; The Council finds as follows: Existing development code has buffering standards. None of the adjacent parcels are zoned for single-family(R-4.5) residential development. (3) Areas which have direct access from a major collector or arterial street; The Council finds the proposed project has direct access to SW Hall Boulevard, an arterial street. (4) Areas which are not subject to development limitations; The Council finds as follows: The subject property is not subject to development limitations, such as wetlands, steep slopes, poor soils, or flood hazards. No delineated wetlands are located on the subject site, and the property is not located within the 100-year floodplain. (5) Areas where the existing facilities have the capacity for additional development; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 9 • development. The applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. (6) Areas within one-quarter mile of public transit; The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and _ The Council finds that the subject site is located in close proximity to neighborhood shopping on SW Hall Boulevard and to shopping centers on Highway 99W. (8) Areas adjacent to either private or public permanent open space. The Council finds that Metzger Park is located within 3/4 of a mile away from Metzger Park. The Washington Square Regional Center Plan includes the creation of open space around the wetlands, approximately one mile to the north of the subject site. The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; The Council finds that the site is flat and should provide adequate buffering; however, the buffering requirement will be covered in detail during the site development review process. (2) The capacity of the services; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The Council further finds that the applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. The Council finds that requests for comments were sent to service providers and no objections were raised. (3) The distance from public transit; and • The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The#12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018.and 000019 Page 10 • • (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. The Council finds that the subject site is located within one mile from a variety of commercial and office centers, (SW Hall Boulevard, SW Pacific Highway, SW Locust Street, SW Greenburg Road, SW Cascade Avenue, and SW Nimbus Drive). The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision-Making: Quasi-Judicial Comprehensive Plan Amendments, Zone Changes. and Variances: Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, implementing ordinances and maps. Section 18.30.390(G) lists the factors upon which the Planning Commission and City Council shall base their decisions. The factors and Council findings are as follows: 18.370.010 Variances C. Approval'process and standards. 2. The Director shall approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; With respect to Variances 1&2, the Council finds as follows: The current setback standard for sideyard setbacks is 35 feet and the applicant requests the setbacks for the north and south sideyard be reduced to 10 feet. The proposed setback of 10 feet at the north abuts a 35-foot bermed and landscaped strip, which then abuts an access road to the apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area -since it faces the courtyard of the proposed development. In addition, the applicant will be required to meet standards for providing a buffer as part of the site development review application. The Council concludes as follows: When the Washington Square Regional Center plan is eventually implemented, there will be no required setbacks for the sideyards and rear yards. Because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site. , FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-0.00014, 000017, 000018,and 000019 Page 11 • • • • With respect to Variance 3, the Council finds as follows: The setback requirement for the rear yard is 35 feet. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi-family housing complex. The Council concludes that, under the Washington Square Regional Center plan, there would be no minimum setbacks required and the maximum setback would be 20 feet in the front and zero in the back. Again, because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site Variance 4-The code requirement of the applicant for parking is 46 spaces and the applicant requests that amount to be reduced to 31 spaces. According to the applicant's narrative, which the Council believes, the proposed parking count of 31 rather than 46 spaces is a benefit to adjacent properties and the area since less impervious surface will be developed. According to the applicant's traffic study which the Council believes (refer to Exhibit L), low-income housing projects require fewer parking spaces than typical multi- family housing projects. The planning staff had recommended that a condition of approval for the variance is that the applicant, as part of the tenant lease agreement, restrict each tenant to one car. The City Planning Commission amended the proposed condition to limit each unit to one parking space instead of limiting one space to each tenant, and the Council concludes, as did the staff with the Planning Commission, that this revised condition meets the need to assure that sufficient parking is available. If more parking is required, as evidenced by excessive on-street parking or neighborhood congestion then the applicant will be required to furnish staff with a lease showing where secure space for added parking is provided. The applicant has agreed to the limit of one car per apartment unit. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography, or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; • With respect to Variances 1,2,&3, the Council finds as follows: The•setback requirements for the R-40 zone of 35 feet at the north, south, and west are sufficiently restrictive to render development of the site in a manner to meet the Regional Center Plan unfeasible. One reason for the 35 foot setback is to protect single-family homes; however, all parcels adjacent to this site are zoned R-12, a multi-family zone, and the surrounding uses are apartments, a wide driveway, and one single-family rental house. The setbacks proposed of 10 foot side yard and 20' foot front and rear yards produce a buildable site area of 26,500 feet while the current setbacks would yield a buildable area of only 15,000 square feet. The current setback would also prohibit the applicant to include amenities such as, open spaces or a courtyard on this site, which would make it a quality development. The applicant also contends that, under the current R=12 zone, a minimum of 9 units per acre would have to be constructed because of the new requirement that new development must be built at 80% of the minimum density standard. The eventual implementation of the Washington Square Regional Center represents a special circumstance because the applicant would not have to build 35-foot setbacks. - FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014. 000017, 000018,and 000019 Page 12 • • With respect to Variance 4, the Council finds that the applicant's traffic study (refer to Exhibit L) demonstrates that affordable housing projects, such as this one, do not require as much parking as typical multi-family housing projects. In this case, the Council concludes that the parking lot would be underutilized if the applicant were required to construct the required number of parking spaces. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; With respect to Variances 1,2,&3, the Council finds as follows: The proposed use is permitted in the R-40 zone. The variance will not result in a higher density housing development than could otherwise be permitted, but would allow a better designed project than could be constructed under the current standards for setbacks. With respect to Variance 4,.the Council finds as follows: it would be extremely difficult for the applicant to create a viable project that meets the minimum density requirements and the parking requirements without constructing a three-story building, or constructing underground parking. Building a three-story building and/or underground parking would be extremely cost prohibitive for this site, and would defeat the applicant's original purpose of building an affordable housing project. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; With respect to Variances 1,2,&3, the Council finds as follows: The development of the site with the proposed setbacks would not create conditions worse than if developed with the required setbacks. The amount of land disturbance, trees removed, or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. With respect to Variance 4, the Council finds as follows: The proposed site plan, with fewer parking spaces, will have less paved area creating less water run-off, less traffic, and a more attractive site. e. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship; The Council finds as follows: The hardship is imposed by the requirement to meet setback standards that were put in place to protect and buffer single-family detached homes from higher density apartments. Not only is that not the case in this location, but the City has adopted a plan that would eliminate the restrictive setback requirements on this property, once the plan is fully implemented. With respect to Variances 1,2,&3, the Council finds as follows: The hardship is imposed by the relatively small site and the restrictions placed on the applicant who is using government funding for the project. Small sites are normally developed with fewer units. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 13 • Under the Washington Square Regional Center Plan design standards, the applicant would not have to apply for a variance on the setbacks. With respect to Variance 4. the Council finds as follows: Since the project will be an affordable housing project, the Council believes the applicant does not need to construct the number of parking spaces as required under the current standards. They indicate that the combination of requirements of minimum density, parking and height,restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. 18.380.030 QUASI-JUDICIAL AMENDMENTS AND PROCEDURES TO THIS TITLE AND MAP A. Quasi-judicial amendments: 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 D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications which do not involve comprehensive plan amendments; The Council concludes that it will decide this application, because it is combined with a comprehensive plan amendment. 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan amendment and; This application involves a comprehensive plan amendment, which the Council concludes it will decide as part of these combined proceedings. 3. The Commission shall make a recommendation to the Council on a zone change application, which also involves a concurrent application for a comprehensive plan amendment. The Council shall decide the applications on the record as provided by Section 18.390;. 4. The Council concludes . that this application involves a zone change, as well as a comprehensive plan amendment, and will be determined by the City Council as a part of these combined proceedings. C. Conditions of approval: A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by 18.390.050. The Council concludes that it will approve this application with conditions and that this overall standard has been met. D. 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: 18.390.060 TYPE IV PROCEDURE FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 14 •. • • • This land use. action involves quasi-judicial amendments therefore, as per Type IV procedures two hearings, one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 5. The Statewide Planning Goals and Guidelines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under 'Statewide Goals' in this staff report. The Council concludes that this standard has been met. 6. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in 'Statewide Goals' in the Goal . 12, which is the Transportation Goal. The Council concludes that this standard has been met. 7. Any applicable METRO regulations; The Council finds as follows: In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed comprehensive plan amendment and rezone will create the potential for higher density residential development than is currently allowed. The Washington Square Regional Center Plan envisions this area to have higher density residential development and Metro supported the adoption of the Washington Square Regional Center Plan. According.to Metro staff, "[t]his proposal is consistent with Metro's Affordable Housing Technical Advisory Committee's recommendation to Metro Council...[I]t also supports the 2040 Growth Concept generally and the City of Tigard's Regional Center Plan specifically (refer to Exhibit My. The Council concurs with this analysis and concludes that this standard has been met. 8. Any applicable comprehensive plan policies; and These standards are addressed under 'Compliance with Plan Policies' above. The Council concludes that this standard has been met. 9. Any applicable provisions of the City's implementing ordinances. The implementing ordinances are contained in the Tigard Community Development Code, which are addressed in this section of the staff report. The Council concludes that this standard has been met. As each of the standards set forth above have been met, the Council concludes that these factors have been met. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 15 • Miscellaneous The Council finds as follows: Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. The Council believes the response to Ms. Knowles' letters prepared by the testimony and correspondence of Ed Murphy, a professional planning consultant. Overall Conclusion The Council concludes that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore approves the proposed comprehensive plan amendment, zone change. With respect to -the applications for varian -s, the Council approves the same with conditions. The condition of approval rel. : solely to the variance from the parking requirements and is that each tenant wo • •e allocated one parking space, or the applicant would give staff a copy of a lea - for ove� • •. k • ; f ,r this project. `�U�v EXHIBITS: 11 ` EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter from Trudy Knowles dated September 1, 2000 EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 EXHIBIT Q: Applicant's narrative EXHIBIT R Additional exhibits submitted by applicants at the September 18th Planning Commission Hearing EXHIBIT S Draft planning commission minutes EXHIBIT T Letter from Ed Sullivan, dated September 21, 2000 EXHIBIT U Letter from Pietro Ferrari, dated September 19, 2000 A/30 s_- �c C Pages CI ?lects� Sec X71<<nn.kncj �{ q/a1.0/06' C&r,c; Lit vl d_ }, I r,N\nit(I-Rs w- U 'Pay ,a o-(-(his (1cCU - FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, men 000018,and 000019 Page 16 • • Miscellaneous The Council finds as follows: Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. The Council believes the response to Ms. Knowles' letters prepared by the testimony and correspondence of Ed Murphy, a professional planning consultant. , Overall Conclusion The Council concludes that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore approves the proposed comprehen ,'ve plan amendment, zone change. With respect to the applications for va '-nce the Council approves the. same with conditions. The condition of approval -a ates solely to the variance from the parking requirements and is that each tenant ou : be allocated one parking space, or the applicant would give staff a copy of a I-ase`for ov` ow parking for this project. . EXHIBITS: r V' 4 EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated.September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter from Trudy Knowles dated September 1, 2000 EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 EXHIBIT Q: Applicant's narrative EXHIBIT R Additional exhibits submitted by applicants at the September 18th Planning. Commission Hearing . EXHIBIT S Draft planning commission minutes EXHIBIT T Letter from Ed Sullivan, dated September 21, 2000 EXHIBIT U Letter from Pietro Ferrari, dated September 19, 2000 FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 16 ' CITY of TIGARD 6 i GEOGRAPHIC INFORMATION SYSTEM EXHIBIT 2 : " . Comprehensive Medium Density Residential Plan Designations 2 1 ' Legend Comprehensive Plan Boundaries • r- Medium-High Density Residentl- -• \ N. \\ Note: The subject taxlots, Co 1 S135DA04600, 4700 ' :.;. r' are indicated with a C bold crosshatch. C7 ti ,D,, 1 Low Density o so 1 150 200 Feet ■41 ■ 1".150 fest R 1 idential 'Gene -l Commen ial AO -;.11.1!1, City of Tigard Profession Commercial Infametion m tNe mep Is far general bcatkn at,Eft shaAd be verffied w,th the Developnert Services D vle crt ,3125SVV Hall Blvd .. (933)839-4171 dtigerda.ls CITY of TIGARD a r GEOGRAPHIC INFORMATION SYSTEM EXHIBIT 3 : New Zoning with the Adoption of the Proposed Ordinance Legend - _ 2 ■i■ Zoning Bo un d an • r- \ \\ Note: S135DA04600,c4700 indicated with a bold crosshatch. Q f2 • • y • • 0 50 100 150 200 Feet 1"=1531ed R\4.5 • City of Tigard Mft:mefla,en this mep Is tar gem lowtian arty end should Welch. • De verified wNh the Develapmert Services G,„P 639-4171 OR 972Z3 y i Dl,t/f,�.• c 7 httplismemd.tigivtior.t.e u8'14/00 MON 17:18 FAX 503 084 2288 TIGARD TUALATIN SCHOOL•l igard•Tualatin Schoo Lhstf'ict 23J < ' EXIMIT • • Sheila Fink executive director Cominuni Partners for Affordable Housing P.O. Box 2 +06 Tigard. OR :7281 • Dear Shell• 'Ibis •tter is to support Community Partner's application to develop . multi-family housing unit in the Metzger Elemen - School attendance area. To in e room for additional students, the district has added a 2 • assroom portable unit at Metzger this year. Additionall , Metzger's boundaries have been changed so that new etude who live on the south side of Pacific Hwy. will no longer a d Metzger, but will be enrolled at Templeton Element Over .c next two years. these changes should open classroom ce at Metzger. enabling it to easily serve any new students g: crated by your project. We c•nsider Community Partner's involvement in the site's devel•pment as a plus for our school district because of the extra s pport you provide for the children and the families who live th rc. We look forward to working with you as your project be mes a reality. 111111111111111115 ".d i '"/' Lowder Su. . • tendent • '41:6 114§',,.‘ 1 QUICK I AX"'o0114rielmi To: L IAAA.i212._ j i oeso►; From: giksi,z(a F: G, - -t 2c 1 ROC S°i 8'. Z 3 E-Milt criC 131:J S.W. 1'ur. ij < Ilri•rt.. J:rjrr.rdi, (7rvrar,,1 ci722'3 Pit", (5OJl 6.20...1 020 • 1 - • U FF_ Q • -tea Department of Transportation regon �.n Region 1 8 5 John A.Kitzhaber,M.D.,Governor 123 NW Flanders RECEIVED Portland,OR 97209-4037 S E P - s 2000 (503)731-8200 FAX(503)731-8259 BY: FILE CODE: September 1, 2000 PLA9-1-2A-TIG-141 0. • Proposal Number. 732 City of Tigard V�'� Planning Division 13125 SW HaII ' •. Tigard, Or •7223 AP : Brian Rager Subject:CPA 2000-00002, ZON 2000-00001,VAR 2000-00014 Village at Washington Square 11159 & 11165 SW Hall Boulevard Dear Mr. Rager: We have reviewed the applicant's proposal to construct a 26 unit affordable housing complex. We have no objections provided that the mitigation measures outlined below are imposed as conditions of approval. • The site is adjacent to Hall Boulevard. According to the Oregon Highway Plan (1999)1 Hall Boulevard is classified as a District Urban highway. The posted speed in this section is 40 miles per hour. Based on this speed and classification, the access spacing standard is 500 ft. The mobility standard is .95 volume to capacity (v/c). ODOT has permitting authority for this facility2 and an interest in ensuring that this proposed land use is compatible with its safe and efficient operation. We understand that the sidewalks along the site's Hall Boulevard frontage are substandard. We also understand that the City of Tigard's Transportation System Plan identifies future improvements to Hall Boulevard for widening to 5 lanes. The applicant will be responsible for sidewalk improvements and right-of-way dedication. An ODOT permit with minor deviation approval is necessary to obtain final ODOT approval. The existing access approach from the site to Hall Boulevard does not 'The 1999 Oregon Highway Plan is an element of the Oregon Transportation Plan,which was adopted by the Oregon Transportation Commission on March 18, 1999. 2 Oregon Administrative Rule(OAR)734-051,see the following web site for the rule's exact language: http://arcweb.sos.state.or.us/rules/OARS 700/OAR 734/734 051.html Form 734-1850(1/98) �� • • meet ODOT spacing standards. Given the location of approaches on adjacent properties, any approach from the site to Hall Boulevard would not meet ODOT spacing standards, and would constitute a "minor deviation"3 from ODOT standards. A shared access approach is the best way to mitigate this spacing problem. We support the proposed location of the site's approach access. The applicant worked with ODOT to develop a preliminary site plan. This site plan locates the development's Hall Boulevard access approach along the site's southern property line. This approach location allows for a future shared access between the applicant's site and the property directly to the south. To ensure this future shared access, the applicant must grant an access easement to the adjacent property to the south and record this access easement with both properties. Conditions of Approval In order to address the applicable approval criteria we request that the following requirements be included as conditions of approval: 1) The applicant shall obtain an ODOT permit with minor deviation approval prior to the issuance of the building permit. 2) The applicant shall improve the sidewalks along its frontage of Hall Boulevard to ODOT/ADA standards prior to the issuance of the building permit. 3) The applicant shall dedicate right-of-way to ODOT as needed for a future S- lane cross section for Hall Boulevard. 4) The applicant shall grant the adjacent property to the south an access easement. This access easement shall be recorded with both properties prior to the issuance of the building permit. ODOT Permit Information (for the applicant): 1) Any work in the state-owned right-of-way will require an ODOT permit.4 2) An application for an ODOT drainage permit must be completed if the site's drainage enters ODOT's right-of-ways. A drainage study for the site may be required if: A. Total runoff entering ODOT's right-of-way is greater than 0.05 cubic meters per second, or B. The improvements create an increase in impervious surface area by 3 OAR 734-051-0320 4 OAR 734-055 5 OAR 734-051-0160 • greater than 1,000 square meters. Contact Joel McCarroll, Assistant District Manager, ODOT District 2A, at 503- 229-5267 for information on the written application process for these permits. Thank you for coordinating with ODOT on this land use application. Please provide us with a copy of the Notice of Decision and Final Report. If you have any questions regarding the above comments, I can be reached at 503-731- 4610. Sincerely, 441, Matthew Larsen Development Review Cc: Glen Fleming, ODOT Joel McCarroll, ODOT Jill Sherman, Applicant • Village at Washington Square Parking Analysis HALL BLVD. PROJECT PROPOSED NUMBER OF PARKING SPACES: 31 CPAH Study CPAH Study+35% City Requirement # Units Study Ratio I Spaces Ratio+35% I Spaces Ratio Req. I Spaces 1 Bedroom 8 0.54 4.3 0.73 5.832 1.25 10 2 Bedrooms 5 0.81 4.1 1.09 5.47 1.5 7.5 • 3 Bedrooms 6 0.65 3.9 0.88 5.27 1.75 10.5 . 4 Bedrooms • 7 0.87 6.1 1.17 8.19 1.75 12.25 Total : 26 18.3 24.75 40:25 Guest Park. at 15% Req. Parking: `• 6 6 6 TOTAL 24 31 46 •No current four bedroom units. Assumed per person rate for 3 bedrooms x 4 CPAH Property Parking Study Detail"• One Bedroom Two Bedrooms Three Bedrooms #Units • #Cars Ratio #Units #Cars Ratio #Units #Cars Ratio Villa La Paz 12 8 0.67 60 48 0.80 12 10 0.83 Metzger 12 5 0.42 12 10 0.83 8 3 0.38 TOTAL 24 13 0.64 72 58 0.81 20 13 0.85 Survey completed July 2000,by Pinnacle Property Management at the two current CPAH owned multi-family housing developments SENT BY: METRO GMs; 5037971911 ; SEP-8-00 11 :47; PAGE 1 /1 • • REQUEST FOR COMMENTS , .TIGARD DATE ALLOaist n1999 ur TO: CO swam MEMO FROM City el Tigard f�tannlag Division STAFF CONTACT: Laurie NIcIelsee,Asw ante Planner Phone:(503)689-4111/Fax (503)684-7291 COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- 00001NARIANCE (VAR) 2000-00014 > VILLAGE AT WASHINGTON SQUARE de The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (R-12)to medium-high density residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet; rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendments)18.390(Type IV Procedure), 18.370(Variance); Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 Statewide Planning Goals 1-19 and Metro Functional Plan. Attached are the site plan,vicinity map, applicants statement,and related information. 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, PLEASE FM YOUR COMMENTS TO'MIME NICHOLSON AY SEPTEMBER 5,2000(503-884-720711. You may use the space provided below or attach a separate letter to return your comments. If YOU ere gtfaLtle to respond blI Om shave 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. Written comments provided below: • • . • • ra ces u■An d1,11 arkl 0 G c 44.- C A 4'1'c. C—i Cr/ "T■ c3c-r‘f,i ‘C7 9■11-e2‘ P(12.„.. `3c_tait , (Please provide the following information) Name at Person(*)Cummeuting /L J rQ� � n J � S 'Phone Nembutal: o3- ?Y 7- i- 3 I CPA 1989-00001/SLR 1999-00003 FANNO CREEK TRAIL ALIGNMENT REQUEST FOR COMMENTS • • err R Community Partners for ,� Affordable Housing, Inc. *it ' . . ••• • . .- • -. •• • • • ..ADDITIONAL EXHIBITS ITEM PAGES 1. Roster of CPAH Board and Development Team 1 - 2 2. Response to Trudy Knowles Letter 3 - 6 3. Regional Transportation Plan./ Map / Summary 7 4. Map Showing Other R-40/Beef Bend Site 8 5. Illustrations Showing Impact of Setbacks 9 - 11 6. Development Code table 18.510.2 • Showing Setback Requirements 12 7. Tri-Met Letter About Future Bus Service • 13 8. Letter from CPO4/Metzger Supporting 44-Unit Senior Housing Project 14 PO Box 23206 • Tigard,OR 97281-2336 • Tel:(533)963.2724 - Fax:(933)993-8923 • Website:www_cpatwbc.org • • • Community Partners for i Affordable Housing,1 Inc. . .44 A BOARD ROSTER OFFICERS Margaret Nelson, President Relationship Manager, Key'Bank Tigard Term Expires: 10/2001 • Rebecca Smith, Vice President Homeless Services Manager, Community Portland Action Organization Term Expires: 1 0/2001 Mary Eidson, Secretary Accounts Payable, Kadels Auto Body Tigard Term Expires: 10/2001 Doug Plambeck, CPA, Treasurer CPA, Lead Analyst, Market Information Tualatin Systems, Portland General Electric Tenn Expires: 10/2000 BOARD MEMBERS Marianne Potts, Immediate Past President Accountant, Ash&Associates Tualatin Term Expires: 10/2000 Angel Griffin VISTA IDA Program Assistant, Corporation for Portland Enterprise Development Term Expires: 10/2000 Stu Miller Controller, Oregon Outreach McCoy Academy Tigard Term Expires: 10/2000 Diana Potts Administrative Assistant, Oregon Health West Linn Sciences University Term Expires: 10/2001 Roxanne Rathmanner . Compliance Manager, First Consumers Hillsboro National Bank Term Expires: 10/2001 Revised 8-4-00 PO Box 2320G - Tigard.OR 97281-2336 Tel:(503)968-2724 - Fax:(503)598-8923 . Website:www.cpahinc.org (T) ' • • • Community .Partners for Afforda ble Housin Inc. wienitaika":4 . . Village at Washington Square Development Team General Partner/Sponsor: Accounting/Audit: Sheila Greenlaw-Fink, Exec. Dir. Neal Sacon or Max Hunt< Blume Jill Sherman, Housing&Res. Dev. Mgr. Loveridoe Colleen Willis, Resident Svcs. Coordinator Deloitte&Touche LLP Terese Cook,Office Administrator 3900 US Bancorp Tower , Community Partners for Affordable Housing, Inc. 111 SW Fifth Avenue PO Box 23206 Portland,OR 97204 Tigard,OR 97281-3206 P: 727-5294 F: 228-4979 9020 SW Burnham Street Tigard,OR 97223 Attorney: P: 968-2724 F: 598-8923 S-cell: 502-9397 Doug Blomgren cpahinc @teleport.com Preston Gates&Ellis www.cpahinc.org 222 SW Columbia Str. #1400 Margaret Nelson, Board Chair Portland,OR 97201-6643 Vice President P: 226-5715 Main: 228-3200 F: 248-9085 Key Bank Dblomgre @PrestonGates.com 5330 NE MLK Jr. Blvd. Ed Sullivan (land use) P: 226-5727 Portland,OR 97211 esulliva @PrestonGates.com P: 795-6030 F: 284-8086 Margaret_a_nelson@keybank.com Contractor: Housing Development Consultants: Stephen d Robin Boyce Seabold Construction Rob Prasch 9965 SW Arctic Dr. Housing Development Center Beaverton,OR 97005 2627 NE MLK Jr. Blvd. P: 626-8060 F: 626-0331 Portland,OR 97212 Land Use Consultant P: 335-3668 F: 335-0475 Ed Murphy e-mail:JdaobOteleoort.com Ed Murphy&Associates hdcrobin @teleport.com 9875 SW Murdock Str. Atcttite Tigard,OR 97224 Brad Simmons P: 624-4625 F: 9684674 Cell: 314-0677 Brian D.Carleton,AIA ejmurphy @aol.com Carleton Hart Architecture, P.C. 322 NW 8t Avenue Portland,OR 97209 P: 243-2252 F: 243-3261 e-mail: brianOchanc.com; bradsim @chapc.com (2) • • *tdrig COMMUNITY PARTNERS FOR AFFORDABLE HOUSING, INC. P.O.Box 23206 • Tigard.OR 97281-3206 • Tel:503-968-2724 • Fax:503-598-8923 September 15, 2000 City of Tigard Planning Commission Tigard City Hall • 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Response to letter from Trudy Knowles Members of the Planning Commission: We have reviewed the letters submitted by Trudy Knowles, dated August 28 and September 1, 2000. We share many of her concerns about the livability of the neighborhood, the safety of pedestrians and motorists, the impact of development on the wildlife, and the proper management of storm water runoff We know she must also be concerned about housing affordability, which is our organization's primary mission. The key is to balance all of those concerns while designing a viable project. Following are our comments in-response to Ms. Knowles letter. Ms. Knowles mentions a CPO 4 (Metzger Citizen Participation Organization) meeting. This meeting was held last summer, at which time we were proposing a four-story, senior housing.project on this property with 44 apartment units. The project has since been • revised to a low-income family housing project with just 26 units. Community Partners for Affordable Housing (CPAH) met with the surrounding property owners on August 10, 2000. Notices were sent to the Citizen Involvement Team (CIT) leaders and all property owners within 500 feet of the property. Additionally, a very large and highly visible sign was placed on the property facing Hall Boulevard noticing the time and date . •of our neighborhood meeting. We asked to be on both the July and August Metzger CPO meetings, but the July meeting was cancelled, and time did not allow on the August agenda. We are scheduled to participate in their meeting on September 27. Ms. Knowles was not at the August 10th neighborhood meeting, where we discussed many of the concerns she raised. Ms. Knowles letter expresses her concerns about the impact this project may have on existing dwellings. (By "existing dwellings, it is not clear if she means the single-family house on the property adjacent to the south, or perhaps more broadly, the St. James apartments and any existing dwelling in the larger neighborhood). In any case, she notes the following concerns: Village at Washington Squ • ♦ Environmental impact. Ms. Knowles asks what will happen to the existing vegetation . and wildlife. Fortunately, this property does not contain wetlands, and many of the significantly sized trees are around the perimeter of the parcel and will not be affected. The interior of the site is mostly clear of significant vegetation. Although some of the 23 trees will need to be removed, many will be protected from the development activities and retained. In addition, approximately 25 new trees will be planted on the site, adding vegetation and habitat for small birds and animals. CPAH asked Mike Houck, Urban Naturalist with the Portland Audubon Society, to review the site and offer suggestions, which he did. Mr. Houck wrote a letter stating "...there are no significant wildlife habitat on the site at this time....there are certainly no wetland, stream or floodplain issues on that site...Clearly, with the need for affordable housing, the need to maximize the use of public transportation, and the lack of native habitat that would be put at risk, I think the site is a prime site for the type of development you are proposing". (See Exhibit `J' in our application packet for the full copy of Mr. Houck's letter). ♦ Increased traffic flow. Because of the location of the project, and the financial constraints of the tenants, this project is expected to generate fewer and shorter private vehicular trips, and more trips by alternative modes of transportation such as busses and bicycles, than an equivalent sized market rate apartment complex located further from transit and jobs. The project will add additional vehicular trips per day to the adjacent roadways, but much less than an equivalent number of single-family detached homes, and it will certainly not overburden the capacity of the existing transportation system. Such additional trips are anticipated at the time a plan is adopted and coordinated with transportation and other elements of that same plan. SW Hall Boulevard is planned as a 3 to 5-lane major arterial, with bicycle lanes and sidewalks. (In fact, in the Regional Transportation Plan, Project 6019 calls for constructing sidewalks and bike lanes along Oak Street from Hall Boulevard to 80`s Avenue, and an upgrade to the traffic signal, in the 2000-2005 time period; Project 6051 calls for retrofitting Hall Boulevard from Oak Street to 99W to include bike lanes, sidewalks and better street crossings to improve safety, also in the 2000-2005 time period; plus there are three other projects, 6013, 6051 and 3051, which call for. improving Hall Boulevard with travel lanes, bike lanes, bus shelters, lighting, curb extensions and benches, all within the 2000-2010 time period). There will not be a parking structure on the site. Parking will be provided in a . parking lot. This project will improve SW Hall Boulevard with sidewalks for pedestrians, and there will be direct pedestrian access from SW Hall Boulevard to the units and community building. ♦ Water surface issues. Storm water run-off will be addressed in more detail in the Site Development Review process, but generally, surface water will flow to SW Hall Boulevard. Both water quality and water quantity will be addressed as part of the Site Development Review, with City of Tigard and the Unified Sewerage Agency (USA) {aowicsl6nalcri9t18t00 42) Village at Washington Sq review and requirements. The USA has indicated that they had no objections to the application now before the City. ♦ Noise. The future residents of the Village at Washington Square will be sheltered from much of the traffic noise because the buildings are set back from SW Hall Boulevard by over 80 feet, with the parking lot separating the units from the arterial street. The plaza and playground will generate the most noise from the project, but being centrally located they will be buffered on all sides by the buildings which will protect the adjacent properties from excess noise. The noise generated by the apartment complex residents will be normal, and should have little impact on the surrounding neighborhood. ♦ Animal habitat. This property is not in a.floodplain. It does not contain.wetlands. The nearest wetlands, as noted on the City's wetlands map, is one-third'of a mile away. The Washington Square Regional Plan took the environmental suitability of various locations into consideration, and determined that this site was appropriate for high-density housing. As mentioned above, some of the:existing trees will be removed, but several new ones will be planted, retaining and enhancing the animal habitat. ♦ Impact on emergency services. Tualatin Valley Fire and Rescue and the City Police Department have reviewed the proposal, and did not offer any objections to our proposal. They will also review the more detailed site development plan once it is submitted. CPAH has retained a traffic engineer to review the traffic impact of this project and the affect on traffic safety of SW Hall Boulevard in this location, which will be submitted with the preliminary site plan. ♦ Pedestrian safety. This project will construct sidewalk improvements to SW Hall Boulevard along the frontage of the site,which will improve pedestrian safety. • ♦ Let local neighborhoods have a say in what they want. CPAH has met with the neighbors, and has made presentations at several Citizen Involvement Team meetings. We have spoken directly with the immediately adjacent property owners. The design has been received positively, and the suggestions made by the neighbors taken into consideration in the preliminary site design. ♦ The Community already has its share of affordable housing that this group oversees and owns. CPAH oversees and owns two multifamily projects in Tigard, with a total of only 116 units, and one single-family rental home. These are located in the general northeast Tigard area. There is a pronounced shortage of affordable housing in the community. We are responding to that shortage with this proposal. ♦ Move the project somewhere else. Although CPAH is receptive to developing affordable housing projects in other areas in Tigard, there is no other site available where the existing or potential zoning would allow a higher density project like the one proposed. The location chosen is excellent for a variety of reasons outlined in the knowlcs/rmaldr/9/1 8/00 C5) Village at Washington SAO • application, including proximity to alternative modes of transportation and closeness to major employment areas. ♦ Street trees. The project will include street trees along SW Hall Boulevard, which will enhance the aesthetic and economic value of the project. ♦ Trees destroyed versus planted. Based on the preliminary site plan, it appears that 13 of the existing trees will have to be removed; however, 10 of the existing trees can be saved. Further, at least 25.new trees will be planted on the site. Therefore, there will be a net increase of 10 trees growing on the site after the development. • In summary, Ms. Knowles asks, If this proposal goes through, what will it do?" The answer is that it will provide 26 dwelling units that are affordable to families making less 'than 50% of the median income, and it will provide those units in a well designed housing project in a great location with very little adverse impact on the environment, public safety, traffic or the neighbors. That is a significant contribution to Tigard. We hope that this response has adequately addressed the concerns that Ms. Knowles expressed in her letter. We believe that this is a great project in the right area at the right time. CPAH is committed to continuing to work with the neighbors as we move into the Site Development Review, the construction, and finally the on-going operations and maintenance phases. Thank you for considering our response. Sincerely, 640■P Sheila eenlaw-Fink Executive Director knarnatar/vttaroo isi - • • Priority projects b commu i Washington Square _ I - :- ___: j'agels' <_. Tigard Regional Center -_-_:_- ,: 1 ,. �_�: I Town =�_ f. .f.'ti.. _ Center 2000-2005 ›.- .- "__ f:: ; . ;.. `3051 r,-_,r,. .. . :::�r` �,,,,...� ` 2000-2005 -�.�c`-��a.**�� _�i '® 6023 ` ,��;- - S��' .+v•6012 Western Avenue `.i.: `:' I 6030 ,. ;a`,., C� :�?..- :f r S Hall Boulevard Improvt Corridor Improvements _ ~y0 men p =�� e:��`•� - £'�,.: is Implement transportation system :' t,'r`h+�y`5 ' ":'s'" °e - "fit"'-•=:-', y 1185 i P P Y :. `:-r:.�` ..,,,�,w ..,� � _ - `=�;�:;_',:•__ Widen the street to five lanes fron management strategies in the = =z. "'ti•: g g '�-'�Y�� :""-'�`"""'• 000. �'�• ' `�'-' :��+ -" Locust Street to Durham Road.TI corridor between Allen Boulevard `#--, - -%:?.' _ 'r 6021 include ,;;' r'-- � .. - �}.'-�=. . ,' • �>.;�:,"rte project includes bike lanes and and Canyon Road,and extend t .-_ 1`- - - %fe -.r ;.. sidewalks. Western Avenue north to connect to YI< , - - .. -<<. -'; ' '-16008 " ^r=f 6017• Y =!'', . -- a 6033 Walnut Street Canyon Road near Walker Road. v ,;t_, --- l 6006 1 "',� ~" t Improve- __3 `;''. ;i•:: S• -sj: ".�^r1 Y I menu-Phase 1 6014 Greenburg Road t 4 - "` 'e':r 6',° ::+�." - `!.'~ 6013 i Install 9 *'= rt" �= _ •,;j 1 �E' �,.__ F a traffic signal at 121st Improvements .. _"- : '_?r�>?_;:.= r F`..;;;.-s'-::= I 6029t_: Avenue. Widen the street to five lanes from ;i' -' • _ :. . _-„a� c. t j= 6L015 Washington Square Road to Shady 6, z, ”" 4 g Sq y �,� - -.. o��.�.:+;•:1`<='�' '. . - '" - 6040 72nd Avenue Improve- Lane.This project includes a z{�?��°� ;;? ! ' 6014 . =.-6. :_:•_; . = merits northbound Highway 217 off-ramp •br 11"-• ft= 1'i Widen the street to five lanes from improvement and boulevard design �JqG,'0 ., `-:`:,-;:.t_ : . T '.,:: - I 3051 99W to Hunziker Road.This treatment of the street,such as "X''''',.., w`, ..,cH. _''` `-`: • •' t ra. -': / I 1 includes a median,bike .A q . `---- . -� project wider sidewalks, landscaped buffer, =�•_- ' ,�_,-�">,_....:...:..:.::�.:_;. :-_,• 6009 =' lanes and sidewalks with planter • go safer street crossings and lighting. - = c ' - _ �„ �:-_. strips. . • <.r„' ..' , ``.- : 1603 - 6015 Greenburg Road ;.s� 00 ” �•� 714 6046 Walnut Street Improvements, North _t.:. :� `_, -.-"; �.. .X`. -� ;g;:; _ I 6051 Improvements-Phase 2 Widen the'street to five lanes from m---...!::::t r -.ice;::5-ezzt ` , Modifies intersection at Gaarde _. �.";,-_. _. IL Street. Hall Boulevard to Washington • .. -` -' --+4--.-- -;'`�- ..- Square Road.This project includes sidewalks and bike lanes. 6051 Hall Boulevard Bikeway 2006-2010• 6010 Highway 217 and Pedestrian improvements 6019 Oak Street Interchange Improvements T. Retrofit the street from Oak Street Improvements Modify on-and off-ramps at to 99W to include bike lanes, Construct sidewalks and bike lanes 6009 Highway 217 Ramp Denney Road to include lights and sidewalks and better street crossings • along street from Hall Boulevard to Improvements covered culverts. to improve safety. 80th Avenue.This project also Widen Grcenburg Road off-ramps upgrades a traffic signal. and install ramp meters at inter- 6017 Taylors Ferry Road 6054 Highway 99W Access change on-ramps. Extension • Management Plan 6024 Washington Square Construct a three-lane extension of Develop an access management plar. Regional Center Plan 6013 Hall Boulevard the street from Washington Drive to for 99W from I-5 to Durham Road. Study to identify long-term Improvements Oleson Road. This project includes transportation needs for motor Widen the street to five lanes from bikeways and sidewalks. • 2006-2010 vehicle,truck,bike,pedestrian and Scholls Ferry Road to Locust Street. transit travel in the regional center. This project includes bike lanes and 6022 Washington Square sidewalks. Regional Center Pedestrian 3051 Hall Boulevard 6025 Scholls Ferry Road Improvements : Pedestrian Access to Transit Transportation System 6018 Scholls Ferry Intersection Retrofit streets within the regional 'Improvements Management Improvements Improvement center to make them safer and Construct wider sidewalks, better Ir iplement appropriate system Realign the intersection at Allen improve access to transit including crossings,bus shelters and benches - management strategies such as Boulevard to improve safety. Scholls Ferry Road,Hall Boulevard, to improve pedestrian access to signal interconnects, signal re- Greenburg Road,Oleson Road, transit from Beaverton to Tigard. timing and lane channelization to 2011-2020 Cascade Avenue and intersecting improve traffic flow from Highway neighborhood streets.This project 6034 Walnut Street 217 to 125th Avenue: includes better sidewalks and Improvements-Phase 3 1185 Oleson Road Improve- crossings,lighting,curb extensions, Widen the street to three lanes from 6026 Washington Square ments bus shelters and benches. Gaarde Street to 121st Avenue.This Regional Center Transporta- Construct bicycle lanes and side- project includes bikeways and tion Management Association walks where they do not currently 6023 Scholls Ferry Pedestrian sidewalks. Startup Program exist and provide lighting,better Improvements Implement a transportation crossings, bus shelters,benches and a Make the street safer for pedestrians 6036 Bonita Road management association program new traffic signal at 80th Avenue and improve access to transit from Improvements • with employers in the regional from Fanno Creek to Hall Boulevard. Beaverton-Hillsdale Highway to Widen the street to four lanes from center. Hall Boulevard.This project Hall Boulevard to Bangy Road.This 6008 Washington Square includes better sidewalks and project includes bikeways and Connectivity Improvements crossings,lighting,curb extensions, sidewalks. implement new local street connec- bus shelters and benches. Lions based on regional center plan . /// recommendations. 'a . \ ,\.arl,(19yol:‘,,,'■•,,''.,\..." ' ' . ' -------......-. ..-.-.--.... ,.....A-.-T.--.. ., .. .. .... L , ::. 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J tT o 0 6.5. 6655 \c, o ° S88 0 42 E 265. 62 2402 . 44 AC. 10 t° • ;t �� 264. 8 ; t 244.40 • I 5 6 N88 °42.00"W 1 ■ in 't I 4600 N to 0, d . 73AC. o t� ar N 1 4 J �- 4o' 3 G o 1 .f 0• I MINIMUM BUILDING SETBACKS 73.94 t • i- UNDER PROPOSED MUR 1 ZONE a• 47 0 0 0 re.- - v //A C t v • t •2 (0._.-N t t 17 . 7359 i5 . • •-4 N. N 220 2 __.l 4t • ,. a .67 AC. I • .1 r • - I- INITIAL POINU" 'Q ta .. $• GRAHAM ACRES , 160 p T8-SS . : tn --, —' — — - 70� rn 5C N I 2200 M ' P. .26 AC. 0 <n (n Z I 1-4 CO o -' i 1 160 .• y 43,-- . 2 1 00 • , - . 62 AC N BLKd 'tI 70 L 0 1 1 J • ,\ 1 2401 _ .56 Al -E' - 3.1 VJ f--1 1 0 co O 1 C.S. 6655 $88°42'E — 26.5.62 2402 • , 44 AC. . 1 I0 0 M .1 It) . �� 264. 8 10 `--:'�•7 +- -• . c.._........-...........-• "2c'2D•-....... ._.. .�..., I 5k • N88 °42 00t4 t. (4 a) • N 1 4600 MI . 73AC. b o i ._.1 in 1 MINIMUM BUILDING SETBACKS 0 0 , .c r 241 UNDER R-40 ZONE-- 73.9 41 tj `NORMAL"SETBACKS cr 470 0 i - ` p ' ' 1 - 17) ./1AC i• al. L. -__...__.... .H.C 4 ..:..........• ....• .... . ..... .59. 15 r . ! r 't'AO'_t"1r 4 . 90.x_ ) IO' Q 2 20 2 I, - - ......1 4( ,. a .67 AC. ~ INITIAL POINT - •< (r) . . GRAHAM ACRgS 160 0 -.0. 1 ' s T8- 55 .6 ____ ___, — — — - 5C I to N 1 2 200 • 7o M /. ti o .26 AC 0 r? tii Z 14 . tD O 1 160 N i -0 . W ,/ 2100 o ,V . 62 AC. 70 N BLK .0 : ,45*, • 4 w Cl T � I' 1 2401 J 14 \ / G-- 0 C.S. 6655 o S88°42 E 265.62 . 2402 - • . 44 AC. " 2 i 10 .c `'' 264. 8 . -14) 4- 244.40 15N c 3S N88 °42. 00"W 1 to z o• in A Mc j . 73AC �� «� i•Zo:} 3 c to � • 'n •. MINIMUM BUILDING SETBACKS O 1 o .6 ' 35 UNDER R-40 ZONE -- 73.9 41 }- I 'EXTENDED" SETBACKS v 470 0 i • . • 0 t O _ - , •r.+ • •-.la-•-.......�.T.. ...••........::.-0/44C. .I a) k - � 56� ca 2 ca... - ` 17 . 1 73 59 j5� r . •4 4:4- 90.7.-. I i ,. Q 2202 .J . 4C �. ° .67 AC. 1 • INITIAL POtNfi IC:t .1a- GRAHAM ACRES ' • 160 - �`''.� - — — --- .— - M 50 .8.55 . . 1 2200 70 M o - 2 /. 6 ° .26 AC. r- ';' W `D 1.4 m - d 1 160 - 2100 o �r . 62 AC. 70 NN,s(?N BLK p : ,6.5 , . ?.,..,,.., o q_i • 0 TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES - STANDARD R-1 R-2 R-3.5 R-4S R-7 Minimum Lot Size -Detached unit 30,000 sq.8. 20,000 sq.ft 10,000 sq.ft 7,500 sq.ft. 5,000 sq.ft. -Duplexes 10,000 sq.ft 10,000 sq.ft. -Attached unit[l] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 R 100 ft 65 ft. • 50 R 50 ft. -Duplex lots 90 ft. 90 ft 50 ft. -Attached unit lots 40 ft Maximum Lot Coverage - - - - 80%[2] 'Minimum Setbacks -Front yard 30 ft 3011 20 ft 20 R 15 R -Side facing street on . corner&through lots 20 ft. 20 ft 20 ft 15 R 10 ft -Side yard 5R. 5ft 5 f 5ft 5 f -Rear yard . 25f1 25 ft. 15ft 1511 15ft -Side or tear yard abutting more restrictive zoning district 30 ft -Distance between property line and front of garage 20 1 _ 20 ft 20 ft • _ 20 ft _ ft 20 ft. - Maximum Height 30 30 ft.. 30 ft 30.ft 35 ft Minimum Landscape Requirement - - - - - 20% [1]Single-fancily attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. - [2]Lot coverage includes all buildings and impervious surfaces. • TABLE 18.510.2-(Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES . ��" R-12 R-25 R-40 STANDARD MF DU* SF DU** MF DU* SF DU**- MF.DU* SF DU** Minimum Lot Size Detached unit 3,050 sq.ft.per unit 3,050 sq.&per unit 1.480 sq.ft. 3,050 sq.ft per unit None None -Attached unit 1,480 sq.ft None -Duplexes 6,100 sq.tt or 3,050 sq.ft per unit None -Boarding,lodging,rooming house 6,100 sq.ft. _ Average Lot Width None None None None None None Minimum Setbacks — - -Front yard 20 ft 15 ft. 2011 15 ft 20 ft 15 ft -Side facing street on corner&through lots 20 R 10 ft 20 ft. 10 ft 20 ft 10 ft -Side yard 10 ft 5R;1] 10 It 5 ft.[I] . 10th 5 ft_[1] -Rear yard 20 ft 15 ft 20 ft -Side or rear yard abutting more • I S ft 20 R l5 ft restrictive zoning district 30 ft 30 R 30 ft 30 R 35 ft 35 ft -Distance between property line -- and garage entrance 20 ft 20 R 20 ft 20 ft- 20 R 20 R Maximum Height _ 35 R 35 R 45 R 45 ft. 760 f? 60 ft Maximum Lot Coverage[2] • 80% 80% .._r 80% 80% -i_` 80% 80% �_ Mimimum Landscape Requirement i r 20% 20% •20% 20% 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units arc attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit • •• Single-family dwelling unit Residential Zoning Districts 18.510--6 — — 11126198 • C • • �t 1 TR METROPOLITAN TRANSPORTATION DISTRICT OF OREGON TRI-MET AVENUE PORTLAND,OREGON 97202 September 12, 2000 Ms. Jill Sherman, Housing& Resource Development Manager Community Partners for Affordable Housing, Inc. PO Box 23206 Tigard, OR 97281-3206 Dear Ms. Sherman: Thank you for your request for new bus service on SW Hall Boulevard between Spruce and Pfaffle to serve the new housing being developed by Community Partners in time for your March 2002 projected opening. We will review this matter and respond further in approximately two weeks. If you have any questions, please call me at 503-962-5839. Si rely, �� N mot, /tf� Phill Colombo Service Planning Coordinator dmo(503)238-RIDE - 1T(238-5811 - http://www.fi-met.org • • Pat Whiting, Vice-Chair CPO 4M c/o 8122 SW Spruce Tigard, Oregon 97223 August 16, 1999 . City of Tigard Planning Commission Tigard City Hall 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Dear Planning Commission: Citizen Participation Organization (CPO) 4-M is in support of the proposed residential living facility for low-income seniors being considered for •location at 11159 SW Hall Blvd in Tigard. Community Partners for Affordable Housing made a presentation at our monthly meeting. It would be a 44-unit complex of small apartments for elderly people • who would share a common dining room and other facilities. We recognize the need for this project which would be close to Pacifice Highway and Hall Blvd. where there are some shops, Safeway and bus trans- portation. Therefore, CPO 4-M would like to express our endorsement of the project. We are submitting our letter for the record for your deliberation of this important matter. Respectfully, • - /a Pat Whiting, Vice-''-air • • EXHIBIT S CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes Ifr40?to - September 18, 2000 • 1. CALL TO ORDER Vice-President Padgett called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Commissioners Anderson, Mores, Olsen, Padgett, and Topp Commissioners Absent: President Wilson, Commissioners Incalcaterra and Scolar Staff Present: Dick Bewersdorff, Planning Manager; Laurie Nicholson, Associate Planner; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS The next meeting will be October 2nd 4. APPROVE MEETING MINUTES Commissioner Olsen moved and Commissioner Anderson seconded the motion to approve the August 21, 2000 meeting minutes as submitted. A voice vote was taken and the motion passed unanimously. 5. PUBLIC HEARING 5.1 CPA 2000-00002/ZON 2000-00001NAR 2000-00014 VILLAGE AT WASHINGTON SQUARE The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R-12)to medium-high residential (R-40) and for a variance to the setbacks for the north and south sideyards, the rearyard setback, and a variance to reduce the minimum parking requirement LOCATION: 11159 and 11165 SW Hall ZONE: R-12 APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.1, 2.1.1, 6.1.1, 7.1.2 (a&b), 8.1.1, 8.2.2, 9.1.3, 12.1.3 Community Development Code Chapters 18.390.060 (Type IV procedure), 18.380.030 (plan amendments) 18.370.10 (Variances) PLANNING COMMISSION MEETING MINUTES-September 18,2000-Page 1 • • Commissioner Padgett reported an ex-parte contact with a Community Partners for Affordable Housing board member. The public hearing was mentioned, however he does not believe the discussion would prejudice him on the issue. Commissioner Olsen reported a site visit. STAFF REPORT Associate Planner Laurie Nicholson presented the staff report on behalf of the City. She outlined the request from low density residential to medium high density residential; a rezone from R-12 to R-40; and variances for setback requirements and minimum parking requirements. She noted that the property would be developed as an affordable housing project with 26 units. She then listed the applicable review criteria. Nicholson reported that this area was annexed in 1987 and is located within the Washington Square Regional Center area. She said the Regional Center plan was adopted in February, 2000, however Council voted not to implement the zoning and design standards of the plan currently. She stated that the Washington Square proposed zoning for this site is MUR-1 (Mixed Use Residential — 1), which would permit residential development at a density of 50 units per acre and would also permit some commercial uses. Nicholson noted that under the Washington Square Regional Center plan, they would not have to apply for a variance. She said the idea of setback requirements in the code is to protect single family homes and this site is surrounded by R-12 zoning. With regard to the variance for reduced parking, Nicholson said staff recommends that there be a condition requiring the applicant to provide a copy of a lease that would be given to future tenants which would restrict the tenant to one car. Staff recommends approval of the request with this condition. Nicholson referred to two letters from Trudy Knowles raising concerns about environmental impacts. Nicholson said there are no delineated wetlands on this site and it is not located within the boundary of the 100 year floodplain. She stated some of the issues mentioned in the letters would be addressed during the site development review. Commissioner Olsen asked how the City could hold the applicant to the condition on restricting tenants to one car. Nicholson answered that it would be made a condition of approval during the site development review. She reported that the applicant provided a traffic study which showed people living in affordable housing projects usually own fewer cars than other multi-family projects. She also noted that Tri-met is available on Hall Blvd. PLANNING COMMISSION MEETING MINUTES-September 18,2000-Page 2 • • Commissioner Topp asked if there could commercial uses on the site. Robin Boyce, Housing Development Center Project Consultant, responded that this project would have a number of land use restricted covenants which will require that the property remain as affordable housing for 60 years. It would be audited by the State every year. Topp remarked that the Washington Square Regional Center plan encouraged a mix of commercial and residential uses. Boyce said they would have to check with funders to see if it was viable for tenants to have home occupations. Ed Murphy, 9875 SW Murdock, Tigard, OR 97224, addressed the concerns in Trudy Knowles' letter (pages 3-6 in Exhibit A). With regard to the setbacks, he stated that the code language requiring 35' setbacks was intended to protect single family homes from apartments. In this case, the site is surrounded by apartments, the apartment driveway, and one single family house in an R-12 zone, which could be redeveloped as apartments. He stated this project would provide 26 units of affordable housing to families. It is well designed and has little impact to the environment. PUBLIC TESTIMONY - IN FAVOR Margaret Nelson, 8134 SW Ashford, Tigard 97224, voiced her support for the project. Angel Griffin, 5609 SE 66th, Portland 97206, testified she has been. a CPAH resident with CPAH for 3 years. She had praise for the organization and supports this project. Vince Chiotti, State of Oregon Housing Community Services Department, 123 NE 3`d, Portland 97232, stated that timing is of the essence. He noted that the agency may pull funds and CPAH would have to wait until next August to re-apply. He said there are five applicants to every one that is successful in obtaining funding. PUBLIC TESTIMONY - IN OPPOSITION Paul Brossey, 11260 SW Hall Blvd., stated he lives across the street from the site. He expressed concern on limited parking for the project. He suggested that the egress and ingress be looked at for all redeveloped properties on Hall Blvd. He was advised that the site development review for this project will require a permit from ODOT. He stated he had no objections to the R-40 designation. REBUTTAL Sheila Fink said they were comfortable with the restrictions; they have done a parking study and have confidence that it is sufficient. She noted that ODOT has provided two letters and have no issues. ODOT would like them to share an easement with the property to south if it is redeveloped. PLANNING COMMISSION MEETING MINUTES-September 18,2000-Page 4 • • . Commissio T reer a r fo P W , O 4 Fe that CPAH would ner be opp or et hr ed CPO agenda letter next m at month and hiting would CP #explain. ink the r projectsponded. PUBLIC HEARING CLOSED Commissioner Olsen commented on the positive turn around for the Villa LaPaz apartments. He believes CPAH has a good record. He has no problem with the zoning and believes this project would be an asset to the City. Commissioner Topp noted that there would be nothing to prohibit them from selling the property to another developer. He expressed disappointment in not being able to implement more standards of the Washington Square plan, e.g., greater height and mixed use, but he agreed that we need more multi-family housing in that area. He suggested changing the wording for the parking restriction to read that each unit should be allocated one space. Commissioner Anderson shared some of Commissioner Topp's concerns about compliance with the Washington Square Regional plan, but believes the need for housing is greater than the parking lot location. Commissioner Olsen noted that this is a chance for the City to increase density. Commissioner Anderson likes the center courtyard and supports the zone change. Commissioner Padgett suggested, in the future, that when we have project-specific affordable housing projects, staff provide a statement as to where we stand on reaching the City's affordable housing goals and how this would affect those. He commented on the Washington Square design standards and noted that in the Tigard Triangle we have held strictly to those standards. He said there may be occasions when overriding factors require an allowable exception. He believes this is true in this case. We do have a citywide desire to increase and meet our affordable housing standards. Commissioner Mores voiced his support for the project. Commissioner Olsen moved to recommend approval of CPA 2000-00002/ZON 2000-00001NAR 2000-00014 with the change in text on parking restrictions [each unit should be allocated one space]. Commissioner Mores seconded the motion. A voice vote was taken and the motion passed unanimously. 6. OTHER BUSINESS None 7. ADJOURNMENT - The meeting adjourned at 8:55 p.m. PLANNING COMMISSION MEETING MINUTES-September 18,2000-Page 5 • • Jerree Gaynor, Planning Commission Secretary ATTEST: Vice-President Mark Padgett PLANNING COMMISSION MEETING MINUTES-September 18,2000-Page 6 • 5� `! • • PrestonlGateslEllis ALP Da3IBTT T esulliva @prestongates.com (503) 226-5727 September 21, 2000 Mayor James E. Griffith and Members of the City Council City of Tigard Tigard City Hall 13125 SE Hall Blvd. Tigard, OR 97223 Re: Applications for Plan Amendment,Zone Change and Variances Community Partners for Affordable Housing—Village at Washington Square File Nos. CPA 2000-00002/ZON 2000-00001/VAR 2000-00017 to 000019 Dear Mayor Griffith and Council Members: I am writing you to request that the Council approve the above applications in accordance with the recommendations of your staff and Planning Commission. As Council is no doubt aware,these applications were prepared to take advantage of federal and state housing funds that would be lost, and likely not available again, if positive action is not taken by early October of this year The property in question is located at 11159 and 11165 SW Hall Boulevard and is currently zoned R-12,Multi-Family. We optioned these parcels in May, 1999, after the City had appointed a 25-member task force to develop a Washington Square Regional Center Plan,which contemplated the addition of high density"mixed use residential"on this portion of Hall Boulevard. Upon adoption of the plan,the City decided to delay implementation of the same and has been using outside consultants to assist it in making some of the tough decisions that plan calls for. Because of this delay, we found ourselves in a quandary. The Washington Square Regional Center Plan designated this property as MUR-1 mixed use (high density)residential, which means that high density residential(50 units per acre) is permitted, as well as commercial uses. The proposed plan map designation for the Tigard Comprehensive Plan and the zoning map amendment to R-40 (high density residential) are consistent with the land use and density designations of the Regional Center Plan.. A LAW FIRM I A LIMITED LIABILITY PARTNERSHIP INCLUDING OTHER LIMITED LIABILITY ENTITIES 222 SW COLUMBIA STREET,SUITE 1400 PORTLAND,OR 97201-6632 TEL: 15031 228-3200 FAX: (5031 248-9085 www.prestongates.com Anchorage Coeur d'Alene Hong Kong Los Angeles Orange County Palo Alto Portland San Francisco Seattle Spokane Washington, DC Mayor Griffith and Counniembers • September 21, 2000 Page 2 We are aware that there have been concerns over some properties being designated consistently with the Regional Center Plan before all properties are so designated. As we understand it, the principal reason for delaying implementation of the Regional Center Plan is over the ability of the City to provide adequate infrastructure(transportation, sewer, water,and storm drainage facilities for example) concurrent with development. While that concern may apply to other portions of the Regional Center Plan area, it does not apply to our property, where those facilities are present or can be upgraded. In fact as shown at the planning commission, there are improvements to Hall Boulevard that will occur in the short term, so that this parcel does not have the infrastructure issues that other undeveloped properties in the area have. We worked hard with your staff and prepared an application that considered all of the state,regional, and City of Tigard requirements for this project. Because of the configuration of the property,we found that, under existing City development regulations,we would be required to request variances. The variances deal with setbacks and parking requirements. Those variances would not be required under the code proposed by staff to implement the Regional Center Plan,but, as we note, that code has not yet been adopted. We have agreed to the conditions on this approval proposed by the staff and planning commission and hope that the Council will see its way to approving these applications as well. The staff report recommended approval with conditions. At its September 18,2000 meeting,the Planning Commission unanimously recommended approval of this proposal with conditions. At that meeting,the Commission heard from the applicant and considered correspondence in opposition from Ms.Trudy Knowles,to which we responded.'Ms {nowles did not appear;however,Mr.Paul Brossia raised questions regarding the enforcement of.parking requirements and the level of allowable access on Hall.Boulevard. _He did not indicate opposition to the project and the Commission and the applicant attempted to deal with Mr. Brossia's concerns by considering the level of parking use on the property and noting that the access issue would be dealt with by ODOT and the City at the site design review level. At the Planning Commission meeting, I introduced the application and those who would speak on the same. I was followed by Sheila Fink,our Executive Director,Brian Carleton,our architect and Ed Murphy, our planner: We also had an appearance by some of our board members and by Vince Chiotti, from the state agency that funds affordable housing,to vouch for the fact that the funds for this project are in danger if we do not have an indication of approval from the City in the very near future. The City of Tigard has been very conscious of meeting the challenge of needed housing under its own plan and ORS 197.295 to .314. Community Partners for Affordable Housing can and will provide 26 units of needed housing if the Council approves these applications. We will be present at the hearing on September 26, 2000 to make a brief presentation(or, if the Council desires, a more extended presentation) and to respond to questions from the public and the - Council. We thank the Council for its time and attention to these applications and acknowledge Mayor Griffith and Cour"'Members • September 21, 2000 Page 3 the work of the staff in reviewing our applications quickly and bringing them to the planning commission and Council so promptly. We look forward to the Council meeting on September 26"' Very truly yours, PRESTON GATES& ELLIS LLP By Edward J. ulliv EJS:ejs K 35602\00002\EJSIEJS L310E • • • • EXHIBf `:4 THE NEIGHBORHOOD September 19,2000 PARTNERSHIP FUND Mayor Jim Griffith RECEIVED C.O.T. City of Tigard 13125 SW Hall Blvd. SEP 2 0 2000 Tigard, OR 97223 Dear Mayor and Council Members: Administration The Neighborhood Partnership Fund(NPF)currently provides operating support to Community Partners for Affordable Housing to continue with its efforts to address the needs for decent,affordable housing of low-income people in the Tigard community. We understand that Tigard's City Council will be reviewing some additional ways to encourage the development of affordable housing in Tigard.From our experience working with nonprofit community development corporations around the state of Oregon,we find that both the initial production of affordable housing units,as well as the long term operating success of such housing is significantly correlated to the level of local support. In order to achieve rents affordable at below market rates,a variety of subsidies and incentives are required. We applaud your initiative to consider some of the incentive tools to impact the initial costs of any affordable housing project through impact fee waivers, reduction and/or deferral of building and permit fees,tax abatements,etc.With the adoption of a tax abatement ordinance and a property maintenance code over the last few years,Tigard has begun to establish itself as a leader in Washington County.A few other municipalities around the state have also provided direct general-fund operating support to their nonprofit development partners to promote the development of affordable housing in their communities.We hope that you will consider taking additional steps to enable and foster the deg elopment of much needed housing for low-income people and their families in Tigard. The Neighborhood Partnership Fund will again co-sponsor for a third year Washington County's Affordable Housing Symposium to be held at the Embassy Suite Hotel in January 2001.We hope that many of you will attend and take part in finding solutions to the issues affecting the availability and access to decent,affordable housing in the county. , Finally, we commend CPAH for positively impacting community development and for taking on the challenges and hard work of reversing the decay in some of Tigard's neighborhoods. Sincerely 1.A f Pi z ro R.Ferrari - - Program Officer . Cc: Sheila Greenlaw-Fink, CPAH 1020 SW TAYLOR. SUITE 680 PORTLAND.OREGON 97205 I 503.226.3001 I 503.226.3027 I N ,,' NPF @TNPF.ORG W WW.TNPF.ORG Dec 27 00 11 : 43a Murphy .n 5039681674 p. 1 • +ED MURPHY & ASSOCIATES Land Use Planning and Development Consulting Services FAX TRANSMITTAL MEMO TO: City of Tigard ATTN: Karen Fox FAX #: 503.684.7297 RE: Village at.Washington Square DATE: 12/28/00 . MESSAGE: Per your request. I don't have anything new on the acreage that differs from the 0.84 parcel size. Please call me if you have any questions. Ed Murphy • 9875 SW Murdock Street,Tigard,Oregon 97224 ■Phone (503) 624-4625 ■Cellular (503) 314-0677 N Fax (503) 968-1674 Dec 27 00 11: 43a Murphy 5039681674 p. 2 • • • 4,iJD MURPHY & ASSOCIAT S Land Use Planning and Development Consulting Services FAX TRA .St11l1'1':1l. t11E111(1 TO: City of Tigard ATTN: Dick Bewersdorff and Julia Hajduk FAX #: 684-7297 RE: Density Calculations for "Village at Washington Square", 11159 and 11165 SW Hall Blvd., or 1 S 135DA, tax lots 4600 and 4700. DATE: 8/24/00 MESSAGE: As you know,I have been working with the Community Partners for Affordable Housing on their Comprehensive Plan amendment and Zone Change application. A question about how the minimum and maximum density is calculated has come up more than once, and we feel that we need some clarification. This memo will ask you questions, and also state my understanding of the Code. Then you can respond as to whether or not you agree. Density Calculations are covered in Chapter 18.715 of the Community Development Code, sections 18.715.020.A - C. To calculate the maximum density, one would "divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district". The R-40 zone, of course, does not have a minimum lot size, as per Table 18.510.2. Section 18.510.020.H. also states that there is "no minimum lot size or maximum density" in the R-40 zone. Since there is no maximum density, and no minimum lot size, how does one then calculate the minimum density? My understanding is that, for the R40 zone, the staff assigns a maximum number only for the purpose of establishing a minimum density; that is, staff assumes a maximum of 40 units per net acre, and multiplies that number by 80% to get the minimum density. CPAH's property is 0.84 net acres. 40 units per net acre times 0.84 net acres 33.6 units. However, one couldn't really build 33.6 units; they could only build 33 units. Therefore, 33 units per net acre is the theoretical maximum density allowed on 0.84 net acres, for the purpose of establishing a minimum density. 80% of 33 units is 26.4 units. Rounding down (and why wouldn't one round down?) the minimum density is 26 units. Now, we are aware of the fact that an alternative 9875 SW Murdock Street,Tigard,Oregon 97224 ■Phone (503) 624-4625 ■ Cellular (503) 314-0677 ■Fax (503) 968-1674 Dec 27 00 11 : 43a Murphy 5039681674 p. 3 I AEU MURPHY & ASSOCIATES Land Use Planning and Development Consulting Services methodology would take 40 times 0.84 times 80%, without rounding off to 33, and come out with 26.88 units, then round it up to 27 units. We need to know how you are going to figure the minimum density - i.e., will it be 26 or 27 units? We are proposing 26 units. We think that the way we calculate the minimum density is acceptable and consistent with the Code language - especially since the Code doesn't say exactly how to round off. There is an inherent logic of the formula that results in 26 units as the minimum. If staff disagrees, and decides the minimum density requirement is 27 units, not 26 units, I believe we could apply for a Type I Director's decision (special adjustment to the minimum residential density requirements) as per Section 18.370.020.C.2.b. If so, when would we apply for such an adjustment - at the time of the CPA/ZC application, or at the time of the Site Development Review application? And more to the point, is the staff inclined to grant the adjustment of one unit or not? If not, we may need to apply for a variance on the minimum density. The point is, we would like to know with some certainty whether we are going to have a problem meeting the minimum residential density requirements, and if so, what procedure to follow to resolve the problem. And of course, we would like to know sooner rather than later. We have a secondary question about the R-25 zone. Julia and others have mentioned the option of re-zoning the property to R-25 rather than R-40. While we do not see any advantages of the R-25 zone-over the R-40 zone, we want to make sure we fully understand the density implications of that zone. It looks like one would calculate the density of this 0.84 net acre parcel as follows: 43,560 square feet times 0.84 acres divided by 1480 square feet per unit equals 24.7 units. (Table 18.510.2 and Chapter 18.715, Density Calculations). Rounding 24.7 units up to the nearest whole number (again, the Code is silent on rounding), then 25 units is the maximum density. The minimum would be 80% of 25, or 20 units. We would like your confirmation that this is how you would interpret and apply the Code, or if not, further clarification as to how you would. We look forward to your response. Ed Murphy cc. Sheila Greenlaw-Fink, CPAH Robin Boyce, HOC Ed Sullivan, Preston Gates & Ellis 9875 SW Murdock Street,Tigard,Oregon 97224 ■Phone (503) 624-4625 ■ Cellular (503) 314-0677 •Fax (503) 968-1674 EXHIBIT "1" FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018, and 000019) The Tigard City Council finds as follows: SECTION I: APPLICATION SUMMARY CASES: FILE NAME: VILLAGE AT WASHINGTON SQUARE Comprehensive Plan Amendment CPA 2000-00002/ZON 2000- 00001NAR 2000-00014NAR 2000-00017NAR 2000-00018NAR 2000-00019 PROPOSAL: A request for approval of legislative Comprehensive Plan Map amendment from Low-Density Residential to Medium-High Density Residential, Rezone from R-12 to R-40 and Variances to allow the following changes: 1. decrease required setback on north sideyard from 35 feet to 10 feet. 2. decrease required setback on south sideyard from 35 feet to 10 feet. 3. decrease required setback on rear yard from 35 feet to 20 feet. 4. change the minimum-parking requirement from 46 to 31 spaces. The subject property is located on 11159 and 11165 SW Hall Boulevard, 1S135DA Tax Lots 4600 and 4700. APPLICANT: Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 OWNER: Cahn Trust 5795 SW Cranberry Ct. Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12 LOCATION: 11159 and 11 165 SW Hall Boulevard APPLICABLE REVIEW CRITERIA: Statewide Goals 1-19; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 7.1.2(a&b) 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapter 18.370. Chapter 18.380.030, and 18.390.060(G). Metro Functional Plan. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 1 • • Y+ The Tigard City Council finds as follows: SECTION II: BACKGROUND INFORMATION Site History: The subject parcels were annexed to the City in 1987. The project sponsor, Community Partners for Affordable Housing, Inc. (CPAH), first optioned these parcels in May of 1999. Currently, these parcels are located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP). Vicinity Information: The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. Site Information and Proposal Description: Of the subject parcels, tax lot 4700 is .11 acres in size and tax lot 4600 is .73 acres. The.surrounding. properties are all zoned R-12', just like the subject site. The neighboring property to the west is developed as St. James apartments, which is accessed through a driveway along the north side of the subject site. The property to the south is developed as a single-family home. Properties across SW Hall Boulevard are developed as single-family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaffle Street. SECTION III: GENERAL FINDINGS AND CONCLUSIONS The Tigard City Council finds and concludes as follows: The following evaluation and findings are intended to address both the requested amendments to the Comprehensive Plan and the City Development Code. The relevant criteria in this case are Statewide Goals 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12.2.1; and Community Development Code Chapter 18.390.060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2.1.1 and Tigard Community Development Code Chapter 18 provide for citizen participation and notice. The Council finds that notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of Land Conservation and Development. Notice of both the Planning Commission and City Council hearings was mailed out to all property owners located within 500 feet of the subject parcel. Exhibit A is a map of all the properties that were sent notice of the hearings for this proposal. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 2 • • The applicant is also required to hold a neighborhood meeting to describe the proposal to neighbors before they can submit their application. Exhibit B is a letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing Director, informing neighboring property owners of the neighborhood meeting. An affidavit of mailing and posting for the neighborhood meeting was also included in the applicant's packet (refer to Exhibit C). One of the application requirements is that the applicant hold a neighborhood meeting and send notice of this meeting to all property owners located within 500 feet of the site of the proposal. The applicant complied with this requirement. • The Council concludes this goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. The Council finds this goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. Since the applicant is proposing to construct a higher density of residential development than is permitted under the R-12 zoning, the applicant is meeting the intent of the Washington Square Regional Center Plan for this area. The Council concludes this goal is satisfied. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. The Council finds and concludes that this goal is not applicable because no agricultural lands are involved in this plan and zoning map amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. The Council finds and concludes that this goal is not applicable because no forest lands are involved in this plan and zoning map amendment. Open Spaces, Scenic, and Historic Areas, and Natural Resources: Goal 5 requires, in part, that adopted comprehensive plans be revised to conserve and protect natural resources and scenic resources. The Council finds and concludes that this goal is met because this proposal does not affect open spaces, scenic areas, historic areas, or natural resources. The Council finds that staff reviewed the City's water resources map and found that no water resources, or floodplain exist on this site. The following natural resource agencies were sent request for comments: Division of State Lands, Oregon Department of Fish & Wildlife, US Army Corps. Of Engineers, and Unified Sewerage Agency (USA). Exhibits D and E are Request for Comments forms from, respectively, the Division of State Lands and USA. Each agency representative stated that they had no objections to this proposal. For the foregoing reasons, the Council concludes that this goal is satisfied. Air, Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of Tigard complies with this goal through its adopted comprehensive plans and' policies regarding water resources (Tigard Comprehensive Plan Volume II, Chapter 4 and Tigard FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 3 • • . Development Code standard: 18.797). The proposals before the Council do not affect such compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Natural Disasters and Hazards: Goal 7 requires the protection of life and property from natural disasters and hazards. This City of Tigard has existing regulations that address natural disasters and hazards. The subject is not located within the floodplain; therefore, it appears that no natural hazards would exist for this site or proposal. The proposals before the Council do not affect such compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Recreational Needs: Goal 8 requires satisfaction of recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. The Council finds and concludes that this goal is not applicable because no recreational issues or destination resort issues are involved. Economic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. The Council finds and concludes that this goal has been met because the plan continues to promote opportunities for a variety of economic activities vital to the health, welfare, and prosperity of Tigard citizens. The proposed higher density and affordable housing development will promote economic development because it will create affordable housing opportunities for local service workers. For the foregoing reasons, the Council concludes that this goal is satisfied. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location, type and density. The Council finds as follows: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. For the foregoing reasons, the Council concludes that this goal is satisfied. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The Council finds as follows: The subject site has full urban services available to it: police protection; sanitary facilities; storm drainage facilities; public transit; and transportation services. When the applicant goes through the site development review application process they will be required to meet the Tigard Development Code standards for street and utility improvements. Moreover, the applicant will be required to pay system development charges FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 4 • • for transportation, parks, sewer, water, and storm drainage. They will be required to make improvements for their frontage along SW Hall Boulevard. Request for comments forms were sent to the following providers of public facilities: City of Tigard Engineering Department, City of Tigard Police Department, Oregon Department of Transportation, Oregon Public Utilities Commission, US Army Corps.. Of Engineers, USA, Tri-Met, Tualatin Valley Water District, TCI Cablevision of Oregon, US West Communications, Portland General Electric, Tigard-Tualatin School District, NW Natural Gas Company, and General Telephone. Tigard Police Department reviewed the application and had no comments on it (Exhibit F), Tigard Water District had no comments (Exhibit G), Oregon Public Utilities Commission had no comments (Exhibit H), and USA had no comments (Exhibit E). The applicant received a letter from the Tigard-Tualatin school district, stating its support for the prciposal (refer to Exhibit I). For the foregoing reasons, the Council concludes that this goal is satisfied. Transportation: Goal 12 requires a safe, convenient and economic transportation system. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT stated in its comment letter that it had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this goal is satisfied. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The Council finds that the land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy., The proposed building will meet the standards of the Uniform Building Code. For the foregoing reasons, the Council concludes that this goal is satisfied. Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. The Council concludes that this goal is not applicable because urban growth boundary issues are not involved. Willamette River Greenway: Goal 15 requires protection, conservation, and enhancement of lands along the Willamette River as the Willamette River Greenway. The Council concludes that this-goal is not applicable because Willamette River.Greenway issues are not involved. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 5 • • Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental, economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. The Council concludes that this goal applies to coastal areas and, therefore, is not applicable. Coastal Shorelands: Goal 17. requires conservation, protection, and, where appropriate, restoration of coastal shorelands. The Council concluders that this goal is. not applicable, as no coastal shorelands are involved in this application. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. The Council concludes that this goal is not applicable, as no beaches and dunes are involved in this application. Ocean Resources: Goal 19 requires conservation of the long-term values, benefits, and natural resources of the nearshore ocean and the continental shelf. The Council concludes that this goal is not applicable, as there are no ocean resources involved in this application. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES General Policies: Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the City Council must find: a) The change is consistent with applicable plan policies; and b) A change of physical circumstances has occurred since the original designation, or c) A mistake was made in the original land use designation. The Council has already concluded that this proposal is consistent with.statewide planning goals as addressed above under 'Statewide Goals' and that the proposal will confirm to all applicable Tigard plan policies and development code provisions for the reasons set forth below. The Council also concludes that the proposal conforms with the applicable portions of the Metro "Urban Growth Management Functional Plan" that was approved for adoption on October 24, 1996, by the Metro Council. In so concluding, the Council notes that the Metro "Growth Concept" map associated with the Functional Plan indicates this area as a "Regional Center". Since the subject parcel is located within the Washington Square Regional Center boundary, this proposed increase in density will meet the intent of the Metro Functional Plan. In addition, this parcel is designated for 50-units per acre, mixed-use residential density development under the Washington Square Regional Center Plan. The Council further finds that the proposal meets subsection b of Implementation Strategy #2: "A change of physical circumstances has occurred since the original designation." The adoption of the Washington Square Regional Center Plan and the public facility and service changes implicated thereby represent a physical change of circumstance and, once implemented, will change the potential for development within this area. The Council concludes that this policy is met. Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Council finds as follows: The Planning Commission and City Council hearings were legally advertised. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, • 000018,and 000019 Page 6 • • Notice of these hearings were sent to property owners located within 500 feet of the subject parcel (refer to Exhibit A). The applicant held a neighborhood meeting prior to submitting their application (refer to Exhibits B and C). For the foregoing reasons, the Council concludes that this policy is met. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. The Council concludes that this policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi- family housing and to provide for an overall density of ten units per acre. The Council finds that the City is currently in compliance with this rule. The Council finds as follow: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. According to the applicant's narrative, with which the Council agrees, Tigard is one of the least affordable cities in.the Portland metropolitan area, and one of the most imbalanced from a jobs-housing perspective. Furthermore, the Council finds the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. The Council concludes that this project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. By creating more affordable housing in the City, the applicant is meeting the intent of this plan policy. For the.foregoing reasons, the Council concludes that this policy is met. Public Facilities and Services: Policy 7.1.2 requires , that a pre-condition to development that: a. Development .coincide with the availability of adequate service capacity including: 1. Public Water; The Council believes the staff report to the effect that the site - accesses public water from Tualatin Valley Water District. 2. Public Sewer shall be required for new development within the City unless. the property owner involved is 300 feet from a sewer line and Washington County Health Department approval for a private disposal system is obtained; and The Council believes the staff report to the effect that the site can access sewer via a line located in SW Hall Boulevard. 3. Storm Drainage; The Council finds that the storm drainage facilities will be reviewed as part of the site development review application. b. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed development; and The Council finds that adequate facilities will be one of the review criteria of a site development review application. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 7 • • 2. Designed to City standards. The Council finds that, as part of the site development review process, the applicant will be required to demonstrate that facilities are designed to City standards. For the foregoing reasons, the Council concludes that this policy is met. Transportation: Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT indicated it had no objection to the proposed comprehensive plan amendment, zone change, and variance, while noting that that agency had specific requirements as far as improvements that will affect SW Hall Boulevard. The Council concludes that these comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this policy is met. Transit: Policy 8.2.2: The city shall encourage the expansion and use of public transit by: a. Locating Land Intensive Uses In Close Proximity To Transitways; The Council finds as follows: This application is located in close proximity to transitways. Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from the subject parcel. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. A major transit center is located on SW Commercial Street in downtown Tigard, which is less than one mile from the site. In addition, a request for comments was sent to Tri-Met, which had no objections to the proposal (refer to Exhibit K). For the foregoing reasons; the Council concludes that this policy is met. b. Incorporating Provisions Into The Community Development Code Which Require Development Proposals To Provide Transit Facilities; And The existing development code addresses the provision of transit facilities. For the foregoing reasons, the Council concludes that this policy is met. c. Supporting Efforts By Tri-Met And Other Groups To Provide For The Needs Of The Transit Disadvantaged. The Council finds that many of the residents in the proposed project will be transportation disadvantaged and providing housing near public transit meets this policy. For the foregoing reasons, the Council concludes that this policy is met. Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. The Council concludes that the Washington Square Regional Center FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 8 • • Plan will encourage reduction in energy consumption by allowing the opportunity for housing 'to be located in close proximity to jobs and transit. According to the applicant's representative, Sheila Greenlaw-Fink, "The applicant intends to apply for any and all grants and tax credits for weatherization measures which go beyond code requirements. Additionally, conservation training is provided for residents throughout the year, focusing on water and electrical consumption and recycling of household waste." For the foregoing reasons, the Council concludes that this policy is met. Locational Criteria: Policy 12.1.3: The city shall provide for housing densities in accordance with: a. Applicable Plan Policies; The Council finds that the proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. b. Applicable Locational Criteria; 1. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; The Council finds as follows: The proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; The Council finds as follows: Existing development code has buffering standards. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (3) Areas which have direct access from a major collector or arterial street; The Council finds the proposed project has direct access to SW Hall Boulevard, an arterial street. (4) Areas which are not subject to development limitations; The Council finds as follows: The subject property is not subject to development limitations, such as wetlands, steep slopes, poor soils, or flood hazards. No delineated wetlands are located on the subject site, and the property is not located within the 100-year floodplain. (5) Areas where the existing facilities have the capacity for additional development; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 9 • development. The applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. (6) Areas within one-quarter mile of public transit; The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and The Council finds that the subject site is located in close proximity to neighborhood shopping on SW Hall Boulevard and to shopping centers on Highway 99W. (8) Areas adjacent to either private or public permanent open space. The Council finds that Metzger Park is located within % of a mile away from Metzger Park. The Washington Square Regional Center Plan includes the creation of open space around the wetlands, approximately one mile to the north of the subject site. The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; The Council finds that the site is flat and should provide adequate buffering; however, the buffering requirement will be covered in detail during the site development review process. (2) The capacity of the services; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The Council further finds that the applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. The Council finds that requests for comments were sent to service providers and no objections were raised. (3) The distance from public transit; and The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 10 • • (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. The Council finds that the subject site is located within one mile from a variety of commercial and office centers (SW Hall Boulevard, SW Pacific Highway, .SW Locust Street, SW Greenburg Road, SW Cascade Avenue, and SW Nimbus Drive). The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision-Making: Quasi-Judicial Comprehensive Plan Amendments, Zone Changes. and Variances: Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, implementing ordinances and maps. Section 18.30.390(G) lists the factors upon which the Planning Commission and City Council shall base their decisions. The factors and Council findings are as follows: 18.370.010 Variances C. Approval process and standards. 2. The Director shall approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; With respect to Variances 1&2, the Council finds as follows: The current setback standard for sideyard setbacks is 35 feet and the applicant requests the setbacks for the north and south sideyard be reduced to 10 feet. The proposed setback of 10 feet at the north abuts a 35-foot bermed and landscaped strip, which then abuts an access road to the apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area since it faces the courtyard of the proposed development. In addition, the applicant will be required to meet standards for providing a buffer as part of the site development review application. The Council concludes as follows: When the Washington Square Regional Center plan is eventually implemented, there will be no required setbacks for the sideyards and rear yards. Because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 11 • • With respect to Variance 3, the Council finds as follows: The setback requirement for the rear yard is 35 feet. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi-family housing complex. The Council concludes that, under the Washington Square Regional Center plan, there would be no minimum setbacks required and the maximum setback would be 20 feet in the front and zero in the back. Again, because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site Variance 4-The code requirement of the applicant for parking is 46 spaces and the applicant requests that amount to be reduced to 31 spaces. According to the applicant's narrative, which the Council believes, the proposed parking count of 31 rather than 46 spaces is a benefit to adjacent properties and the area since less impervious surface will be developed. According to the applicant's traffic study which the Council believes (refer to Exhibit L), low-income housing projects require fewer parking spaces than typical multi- family housing projects. The planning staff had recommended that a condition of approval for the variance is that the applicant, as part of the tenant lease agreement, restrict each tenant to one car. The City Planning Commission amended the proposed condition to limit each unit to one parking space instead of limiting one space to each tenant, and the Council concludes, as did the staff with the Planning Commission, that this revised condition meets the need to assure that sufficient parking is available. If more parking is required, as evidenced by excessive on-street parking or neighborhood congestion then the applicant will be required to furnish staff with a lease showing where secure space for added parking is provided. The applicant has agreed to the limit of one car per apartment unit. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography, or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; With respect to Variances 1,2,&3, the Council finds as follows: The setback requirements for the R-40 zone of 35 feet at the north, south, and west are sufficiently restrictive to render development of the site in a manner to meet the Regional Center Plan unfeasible. One reason for the 35 foot setback is to protect single-family homes; however, all parcels adjacent to this site are zoned R-12, a multi-family zone, and the surrounding uses are apartments, a wide driveway, and one single-family rental house. The setbacks proposed of 10 foot side yard and 20 foot front and rear yards produce a buildable site area of 26,500 feet while the current setbacks would yield a buildable area of only 15,000 square feet. The current setback would also prohibit the applicant to include amenities such as, open spaces or a courtyard on this site, which would make it a quality development. The applicant also contends that, under the current R-12 zone, a minimum of 9 units per acre would have to be constructed because of the new requirement that new development must be built at 80% of the minimum density standard. The eventual implementation of the Washington Square Regional Center represents a special circumstance because the applicant would not have to build 35-foot setbacks. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 12 • • With respect to Variance 4, the Council finds that the applicant's traffic study (refer to Exhibit L) demonstrates that affordable housing projects, such as this one, do not require as much parking as typical multi-family housing projects. In this case, the Council concludes that the parking lot would be underutilized if the applicant were required to construct the required number of parking spaces. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; With respect to Variances 1,2,&3, the Council finds as follows: The proposed use is permitted in the R-40 zone. The variance will not result in a higher density housing development than could otherwise be permitted, but would allow a better designed project than could be constructed under the current standards for setbacks. With respect to Variance 4, the Council finds as follows: it would be extremely difficult for the applicant to create a viable project that meets the minimum density requirements and the parking requirements without constructing a three-story building, or constructing underground parking. Building a three-story building and/or underground parking would be extremely cost prohibitive for this site, and would defeat the applicant's original purpose of building an affordable housing project. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; With respect to Variances 1,2,&3, the Council finds as follows: The development of the site with the proposed setbacks would not create conditions worse than if developed with the required setbacks. The amount of land disturbance, trees removed, or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. With respect to Variance 4, the Council finds as follows: The proposed site plan, with fewer parking spaces, will have less paved area creating less water run-off, less traffic, and a more attractive site. . e. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship; The Council finds as follows: The hardship is imposed by the requirement to meet setback standards that were put in place to protect and buffer single-family detached homes from higher density apartments. Not only is that not the case in this location, but the City has adopted a plan that would eliminate the restrictive setback requirements on this property, once the plan is fully implemented. With respect to Variances 1,2,&3, the Council finds as follows: The hardship is imposed by the relatively small site and the restrictions placed on the applicant who is using government funding for the project. . Small sites are normally developed with fewer units. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 13 • • Under the Washington Square Regional Center Plan design standards, the applicant would not have to apply for a variance on the setbacks. With respect to Variance 4. the Council finds as follows: Since the project will be an affordable housing project, the Council believes the applicant does not need to construct the number of parking spaces as required under the current standards. They indicate that ' the combination of requirements of minimum density, parking and height restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. 18.380.030 QUASI-JUDICIAL AMENDMENTS AND PROCEDURES TO THIS TITLE AND MAP A. Quasi-judicial amendments: 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 D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications which do not involve comprehensive plan amendments; The Council concludes that it will decide this application, because it is combined with a comprehensive plan amendment. 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan amendment and; This application involves a comprehensive plan amendment, which the Council concludes it will decide as part of these combined proceedings. 3. The Commission shall make a recommendation to the Council on a zone change application, which also involves a concurrent application for a comprehensive plan amendment. The Council shall decide the applications on the record as provided by Section 18.390; 4. The Council concludes that this application involves a zone change, as well as a comprehensive plan amendment, and will be determined by the City Council as a part of these combined proceedings. C. Conditions of approval: A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by 18.390.050. The Council concludes that it will approve this application with conditions and that this overall standard has been met. D. 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: 18.390.060 TYPE IV PROCEDURE FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 14 • • This land use action involves quasi-judicial amendments therefore, as per Type IV procedures two hearings, one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 5. The Statewide Planning Goals and Guidelines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under 'Statewide Goals' in this staff report. The Council concludes that this standard has been met. 6. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in 'Statewide Goals' in the Goal 12, which is the Transportation Goal. The Council concludes that this standard has.been met. 7. Any applicable METRO regulations; The Council finds as follows: In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed comprehensive plan amendment and rezone will create the potential for higher density residential development than is currently allowed. The Washington Square Regional Center Plan envisions.this area to have higher density residential development and Metro supported the adoption of the Washington Square Regional Center Plan. According to Metro staff, "[t]his proposal is consistent with Metro's Affordable Housing Technical Advisory Committee's recommendation to Metro Council...[I]t also supports the 2040 Growth Concept generally and the City of Tigard's Regional Center Plan specifically (refer to Exhibit M)". The Council concurs with this analysis and concludes that this standard has been met. 8. Any applicable comprehensive plan policies; and These standards are addressed under 'Compliance with Plan Policies' above. The Council concludes that this standard has been met. 9. Any applicable provisions of the City's implementing ordinances. The implementing ordinances are contained in the Tigard Community Development Code, which are addressed in this section of the staff report. The Council concludes that this standard has been met. As each of the standards set forth above have been met, the Council concludes that these factors have been met. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 15 • S Miscellaneous The Council finds as follows: Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. The Council believes the response to Ms. Knowles' letters prepared by the testimony and correspondence of Ed Murphy, a professional planning consultant. Overall Conclusion The Council concludes that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore approves the proposed comprehensive plan amendment, zone change. With respect to the applications for variances, the Council approves the same with conditions. The condition of approval relates solely to the variance from the parking requirements and is that each tenant would be allocated one parking space, or the applicant would give staff a copy of a lease for overflow parking for this project. EXHIBITS: EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter from Trudy Knowles dated September 1, 2000 EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 EXHIBIT Q: Applicant's narrative EXHIBIT R Additional exhibits submitted by applicants at the September 18th Planning Commission Hearing • EXHIBIT S Draft planning commission minutes EXHIBIT T Letter from Ed Sullivan, dated September 21, 2000 EXHIBIT U Letter from Pietro Ferrari, dated September 19, 2000 FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 16 CITY of TIGARD l GEOGRAPHIC INFORMATION SYSTEM EXHIBIT 2 : Comprehensive I- Plan Designations Mediu Density Residential Legend — Comprehensive Plan Boundaries 2 • r: • ` r \Medium-Hi 9 h Density Residenti: .\_ Note: The subject taxlots, GO 1S135DA04600, 4700 .•-• r- are indicated with a bold crosshatch. 0 ` ti� N Low Density o ,� 150 20D Feat R idential Gene -1 Cornmer ial 1•..150 feet Alik City of Tigard Profession= Commercial - '141 . Inrarmatia,m this map is fa general locaim cry end \ :. , •:. should be verified with the De✓elop'nert Services DiNsion 13125 SW Hall Blvd Tigard OR 97223 (503)6394171 J/m v0dRgarda is hqr l Tnm.+�.nnSi.r '':�rnlnnrwhr.4 FSinf/4&o•Con 77 7(W1•n•1,ni..1..•.nr4..A1..... CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM i EXHIBIT 3 : New Zoning with the Adoption of the Proposed Ordinance Legend NI Zoning Boundari R 12 g a D r- R-40 \ Note: The subject taxlots, 1S135DA04600, 4700 are indicated with a bold crosshatch. • • ti c-/, • 0 50 100 150 200 Feet /// 1"=150feet R4.5 City of Tigard Information on tHs map is fa general location aNy sfi Jd to verified vwith the 0o elopment SeMces DMs m 97223 c-P. . Blvd Ftt(rJMawvd.ti - gard or.us • • AGENDA ITEM# FOR AGENDA OF October 10,2000 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY ISSUE/AGENDA TITLE Village at Washington Square CPA 2000-00002/ZON 2000-00001NAR 2000- 00014NAR 2000-00017NAR 2000-00018/VAR 2000-00019,proposed ordinance and final order PREPARED BY: Laurie Nicholson /HEAD OK 14 %/ ITY MGR OK ISSUE BEFORE THE COUNCIL The issue before City Council is to adopt the ordinance and findings, implementing City Council's approval of the comprehensive plan map amendment, zone change, and variances at the September 26, 2000 City Council meeting. • STAFF RECOMMENDATION Staff recommends that the City Council adopt the ordinance and findings. INFORMATION SUMMARY City Council voted to approve the proposed comprehensive plan map amendment, zone change, and variances at the September 26, 2000 City Council meeting. The attached ordinance and final order will implement City Council's approval of the comprehensive plan map amendment,zone change, and variances. City Council granted the applicant approval of the comprehensive plan map amendment from Low-Density Residential to Medium-High Density Residential, approval of the zone change from R-12 to R-40, and approval of the variance to decrease required setback on north sideyard from 35 feet to 10 feet, approval of the variance to decrease required setback on south sideyard from 35 feet to 10 feet, approval of the variance to decrease the required setback on rear yard from 35 feet to 20 feet, and approval of variance to change the minimum-parking requirement from 46 to 31 spaces with the condition on this variance that the applicant provide staff with a copy of the apartment lease that would be given to future tenants that limit each apartment unit to one parking space. OTHER ALTERNATIVES CONSIDERED 1.) Council could deny the ordinance for the comprehensive plan map amendment, zone change, and variances. VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY Growth Management Goal #3 The City encourages and supports private sector programs to maintain diverse and affordable housing; Strategy 4) Incorporate affordable housing, policies into study of Downtown, Washington Square Regional Center, and other mixed use areas. . CITY OF TIGARD, OREGON ORDINANCE NO. 00- AN ORDINANCE AMENDING THE TIGARD COMPREHENSIVE PLAN AND ZONING MAP, APPROVING CERTAIN VARIANCES, AND ADOPTING FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000- 00014, 00017, 00018, and 00019) WHEREAS Applicant Community Partners for Affordable Housing, Inc. has requested approval of amendments to the Comprehensive Plan Map, Zoning Map, and variances for certain property described as 11159 and 11165 SW Hall Boulevard within the corporate limits of the City of Tigard, said property also described as Washington County Tax Assessor's Map 1 S135DA, tax lots 4600 and 4700; and WHEREAS The City Planning Staff has reviewed the request and has recommended approval of the same with conditions and the Planning Commission has recommended approval of the proposal with revised conditions; and WHEREAS The proposal was duly noticed for hearing before the City Council on September 26, 2000, at which time the Council heard from the applicant and its supporters, there being no public opposition to the proposal; and WHEREAS The Council, following such hearing, determined that it should approve the applications with the recommended conditions of the Planning Commission; and WHEREAS The Council bases its approval of the proposed plan and zoning map amendments and the requested variances as being consistent with all relevant criteria as stated in the Findings and Conclusions in Support of the same set forth in Exhibit "1" attached hereto, and by this reference incorporated herein; and WHEREAS The City Council met on October_10th_, 2000 and voted to adopt this ordinance granting the aforesaid requests; now, therefore THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The applications for plan amendment, zone change, and variances in file nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-00014, 000017, 00018, and 00019 are hereby granted and approved in the manner set forth below. SECTION 2: The Tigard Comprehensive Plan is hereby amended as shown in the attached Exhibit 2 with the amendment to take place at the time stated in Section 6 of this ordinance. Ordinance No.00- Page 1 • • • SECTION 3: The Tigard zoning map is hereby amended, with the amended map to be in the form of Exhibit 3. This amendment shall take place at the time stated in Section 6 of this ordinance. SECTION 4: The aforesaid variance requests are hereby granted, with the approvals effective at the time stated in Section 6 of this ordinance. SECTION 5: The Findings and Conclusions in Support of the Plan Amendment, Zone Change and Variance requests, as set forth in Exhibit "1" are hereby adopted as the basis for this Council action. SECTION 6: 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 10th day of October, 2000. • Catherine Wheatley, City Recorder APPROVED: By Tigard City Council this 10th day of October, 2000. James Griffith, Mayor Approved as to form: City Attorney Date 1:citywide\10-10-00 CPAH ordinance.doc Ordinance No.00- Page 2 TIGARD CIfT,Y,COP NCIL � �r���p��,i�b j i�l�l\ • Ba SINESS `�' 1W • OCTOBER;=102000 fi 30 CITY OF TIGARD TIGARD:CITYHALL�$.z • 183125 SW HALL BLVD • TIG • RD OREGON.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. Visitor's Agenda 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 639-4171, Ext. 309 (voice) or 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 date at the same phone numbers as listed above: 639- 4171, x309 (voice) or 684-2772 (TDD - Telecommunications Devices for the Deaf). SEE ATTACHED AGENDA COUNCIL AGENDA—OCTOBER 10, 2000 - PAGE 1 . • AGENDA TIGARD CITY COUNCIL BUSINESS MEETING OCTOBER 10, 2000 6:30 PM • STUDY SESSION > EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1) (d), (e), {f) 8t (h) to discuss labor relations, real property transactions, exempt public records, and current and pending litigation issues. As you are aware, all discussions within this session are confidential; therefore those present may disclose nothing from this meeting. Representatives of the news media are allowed to attend this session, but must not disclose any information discussed during this session. > Quarterly Meeting with the City of Tigard Budget Committee 7:30 PM 1. BUSINESS MEETING 1.1 Call to Order - City Council 8t Local Contract Review Board 1.2 Roll Call 1.3 Pledge of Allegiance 1.4 Council Communications 1.5 Call to Council and Staff for Non-Agenda Items 7:35 PM 2. VISITOR'S AGENDA (Two Minutes or Less, Please) • Tigard High School Student Envoy Russell Rutledge 3. PROCLAMATION a. Designate the Month of October as Disability Employment Awareness Month 7:40 PM 4. CONSENT AGENDA: These items are considered to be routine and may be enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 4.1 Approve Council Minutes: September 19, 2000 4.2 Receive and File: a. Council Calendar b. Council Meeting Tentative Agenda 4.3 Local Contract.Review Board: a. Award of Contract for the Construction of Ash Avenue and Burnham Street Sanitary Sewer Improvements • Consent Agenda - Items Removed for Separate Discussion: Any items requested to be removed from the Consent Agenda for separate discussion will be considered immediately after the Council has voted on those items which do not need discussion. COUNCIL AGENDA—OCTOBER 10, 2000 - PAGE 2 • • 7:45 PM 5. RECEIVE INFORMATION ABOUT AGREEMENT BETWEEN HERZOG-MEIER AUTO CENTER AND THE CITY OF TIGARD FOR THE USE OF A 1999 VOLKSWAGEN BEETLE AUTOMOBILE a. Staff Report: Police Department 7:50 PM • 6. CONSIDER ORDINANCE AND FINAL ORDER IMPLEMENTING CITY COUNCIL'S APPROVAL OF VILLAGE AT WASHINGTON SQUARE REQUEST FOR A COMPREHENSIVE PLAN MAP AMENDMENT, ZONE CHANGE AND VARIANCES (CPA 2000-00002/ZON 2000-00001/VAR 2000-0014NAR 2000-0017NAR 2000-0018NAR 2000-0019) a. Staff Report: Community Development Department b. Council Consideration: Ordinance No. 00- 7:55 PM 7. HEAR AN UPDATE ON THE TRANSPORTATION BOND AND CAPITAL IMPROVEMENT PROGRAM PROJECTS a. Staff Report: Engineering Department 8:10 PM 8. HEAR A PRESENTATION FROM OREGON ASSOCIATION FOR SAFE HIGHWAYS a. Staff Report: Administration Department b. Presentation: Colleen Pacheco, Oregon Association for Safe Highways 8:25 PM 9. CONSIDER WHETHER THE CITY SHOULD WORK WITH TRI-MET AND RIDE CONNECTION IN PROVIDING JOB ACCESS. SERVICE TO LOW-INCOME RESIDENTS OF TIGARD a. Staff Report: Community Development Department b. Council Discussion c. Council Direction: Should the City Staff proceed with the proposed program? 8:55 PM 10. CONSIDER ENTERING INTO A MEMORANDUM OF UNDERSTANDING WITH SOUTH FORK WATER BOARD, NORTH CLACKAMAS COUNTY WATER COMMISSION, AND. THE CITY OF LAKE OSWEGO TO CONTINUE WORKING ON A LONG-TERM WATER SOURCE a. Staff Report: Public Works Department b. Council Discussion C. • Council Consideration: Motion approving the Memorandum of Understanding (MOU); authorizing the Mayor to Sign the Memorandum of Understanding; agreeing to finalize Phase II of the Engineering Scope of Services; continuing work with the Joint Water Commission and the Portland Wholesale Contract. COUNCIL AGENDA—OCTOBER 10, 2000 - PAGE 3 • 9:10 PM 11. HEAR A BRIEFING ON SOLID WASTE FRANCHISE CHALLENGES a. Staff Report: Administration Department 9:25 PM 12. REVIEW SW NORTH DAKOTA AND 130Th/HAWKS BEARD TRAFFIC CALMING DISCUSSIONS a. Staff Report: Administration Department b. Council Discussion c. Council Direction on Procedure 9:35 PM 13. REVIEW COUNCIL MEETING QUESTIONS • a. Staff Report: Administration Department b. Council Discussion 9:40 PM 14. COUNCIL GOAL UPDATE a. Staff Report: Administration Department b. Council Discussion 9:45 PM 15. COUNCIL LIAISON REPORTS 9:50 PM 16. NON AGENDA ITEMS 10:00 PM 17. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1) (d), (e), (f) & (h) to discuss labor relations, real property transactions, exempt public records, and current and pending litigation issues. As you are aware, all discussions within this session are confidential; therefore • those present may disclose nothing from this meeting. Representatives of the news media are allowed to attend this session, but must not disclose any information discussed during this session. 10:10 PM 18. ADJOURNMENT I:\ADM\CATHY\CCA\001010.DOC COUNCIL AGENDA— OCTOBER 10, 2000 - PAGE 4 ,` • AGENDA ITEM# 10 FOR AGENDA OF September 26, 2000 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY ISSUE/AGENDA TITLE Village at Washington Square request for a comprehensive plan amendment/rezone/variance PREPARED BY: Laurie Nicholson DEPT HEAD OK al ,.A/CITY MGR OK ISSUE BEFORE THE COUNCIL The issue before Council is whether or not to approve the applicant's request for a comprehensive plan amendment, rezone, and variance to construct a 26 unit multi-family housing project. STAFF RECOMMENDATION Staff recommends that City Council approve the comprehensive plan amendment and rezone and approve with conditions the requests for variances. INFORMATION SUMMARY - The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment, zone change, and variances for two parcels located on SW Hall Boulevard to construct a 26-unit multi-family development. The application involves a comprehensive plan amendment and zone change from medium- density residential(R-12) to medium-high density residential (R-40). This application involves a variance request to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet, rear yard setback from 35 feet to 20 feet, and change the minimum parking requirement from 46 to 31 spaces. The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. The City Council voted to adopt the Washington Square Regional Center Plan, but to delay implementation of the zoning until detailed implementation plans for public facilities are developed. Staff is in the process of developing these implementation plans and working on them for at least the next nine months. ' If Council approves the application, staff will return with an order to Council on October 10th. OTHER ALTERNATIVES CONSIDERED 1.) Council could deny the request. 2.) Council could approve the request and add conditions other than those staff recommends. VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY Growth & Growth Management: #3) The City encourages and supports private sector programs to maintain diverse and affordable housing. • • • Agenda Item: Hearing Date: September 26,2000 7:30 PM STAFF REPORT TO`THE CITYCOUNCIL~;� ' 3 FORyTHE ,CIT«Y OF:;TIGARDaOREGONw ��y� SECTION I: APPLICATION SUMMARY CASES: FILE NAME: VILLAGE AT WASHINGTON SQUARE Comprehensive Plan Amendment CPA 2000-00002/ZON 2000- 00001NAR 2000-00014NAR 2000-00017NAR 2000-00018NAR 2000-00019 PROPOSAL: A request for approval of legislative Comprehensive Plan Map amendment from Low-Density Residential to Medium-High Density Residential, Rezone from R-12 to R-40 and Variances to allow the following changes: 1. decrease required setback on north sideyard from 35 feet to 10 feet. 2. decrease required setback on south sideyard from 35 feet to 10 feet. 3. decrease required setback on rear yard from 35 feet to 20 feet. 4. change the minimum-parking requirement from 46 to 31 spaces. The subject property is located on 11159 and 11165 SW Hall Boulevard, 1S135DA Tax Lots 4600 and 4700. APPLICANT: Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 OWNER: Cahn Trust 5795 SW Cranberry Ct. Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12 LOCATION: 11159 and 11165 SW Hall Boulevard APPLICABLE REVIEW STAFF REPORT CPA 1999-0002 Page 1 • • CRITERIA: Statewide Goals 1-19; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 7.1.2(a&b) 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapter 18.380.030, and 18.390.060(G). Metro Functional Plan. SECTION II: BACKGROUND INFORMATION Site History: The subject parcels were annexed to the City in 1987. The project sponsor, Community Partners for Affordable Housing, Inc. (CPAH), first optioned these parcels in May of 1999. Currently, these parcels are located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP). Vicinity Information: The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. - Site Information and Proposal Description: Of the subject-parcels, tax lot 4700 is .11 acres in size and tax lot 4600 is .73 acres. The surrounding properties are all zoned R-12, just like the subject site. The neighboring property to the west is developed as St. James apartments, which is accessed through a driveway along the north side of the subject site. The property to the south is developed as a single-family home. Properties across SW Hall Boulevard are developed as single-family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaff le Street. SECTION III: FINDINGS AND CONCLUSIONS The following staff evaluation and findings are intended to address both the requested amendments to the Comprehensive Plan and to the Development Code. The relevant criteria in this case are Statewide Goals 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies. 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12:2.1; and Community Development Code Chapter 18.390.060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2..1.1 and Tigard Community.Development Code Chapter 18 provide for citizen participation and notice. Notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of Land Conservation and Development. Notice of both the Planning Commission and City Council hearings was mailed out to all property owners located within STAFF REPORT CPA 1999-0002 Page 2 • 500 feet of the subject parcel. Exhibit A is a map of all the properties that were sent notice of the hearings for this proposal. The applicant is also required to hold a neighborhood meeting to describe the proposal to neighbors before they can submit their application. Exhibit B is a letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing Director, informing neighboring property owners of the neighborhood meeting. An affidavit of mailing and posting for the neighborhood meeting was also included in the applicant's packet (refer to Exhibit C). One of the application requirements is that the applicant hold a neighborhood meeting and send notice of this meeting to all property owners located within 500 feet of the site of the proposal. The applicant complied with this requirement. This goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. This goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. Since the applicant is proposing to construct a higher density of residential development than is permitted under the R-12 zoning, the applicant is meeting the intent of the Washington Square Regional Center Plan for this area. This goal is satisfied. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. This goal is not applicable because no agricultural lands are involved in this legislative plan and code amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. This goal is not applicable because no forest lands are involved in this legislative plan and code amendment. Open Spaces, Scenic, and Historic Areas, and Natural Resources: Goal 5 requires, in part, that adopted comprehensive plans be revised to conserve and protect natural • resources and scenic resources. This goal is met because this proposal does not affect open spaces, scenic areas, historic areas, or natural resources. Staff reviewed the City's water resources map and found that no water resources, or floodplain exist on this site. The following natural resource agencies were sent request for comments: Division of State Lands, Oregon Department of Fish & Wildlife, US Army Corps. Of Engineers, and. Unified Sewerage Agency (USA). Exhibits D and E are Request for Comments forms from, respectively, the Division of State Lands and USA. Each agency representative stated that they had no objections to this proposal. This goal is satisfied. Air, Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of STAFF REPORT CPA 1999-0002 Page 3 .0 Tigard complies with this goal through its adopted comprehensive plans and policies regarding water resources (Tigard Comprehensive Plan Volume II, Chapter 4 and Tigard Development Code standard: 18.797). This goal is satisfied. Natural Disasters and Hazards: Goal 7 requires the protection of life and property from natural disasters and hazards. This City of Tigard has existing regulations that address natural disasters and hazards. The subject is not located within the floodplain; therefore, it appears that no natural hazards would exist for this site or proposal. This goal is satisfied. Recreational Needs: Goal 8 requires satisfaction of recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. This goal is not applicable because no recreational issues or destination resort issues are involved. Economic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. This goal has been met because the plan continues to promote opportunities for a variety of economic activities vital to the health, welfare, and prosperity of Tigard citizens. The proposed higher density and affordable housing development will promote economic development because it will create affordable housing opportunities for local service workers. This goal is satisfied. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location, type and density. The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. This goal is satisfied. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The subject site has full urban services available to it: police protection; sanitary facilities; storm drainage facilities; public transit; and transportation services. When the applicant goes through the site development review application process they will be required to meet the Tigard Development Code standards for street and utility improvements. Moreover, the STAFF REPORT CPA 1999-0002 Page 4 • • applicant will be required to pay system development charges for transportation, parks, sewer, water, and storm drainage. They will be required to make improvements for their frontage along SW Hall Boulevard. Request for comments forms were sent to the following providers of public facilities: City of Tigard Engineering Department, City of Tigard Police Department, Oregon Department of Transportation, Oregon Public Utilities Commission, US Army Corps. Of Engineers, USA, Tri-Met, Tualatin Valley Water District, TCI Cablevision of Oregon, US West Communications, Portland General Electric, Tigard-Tualatin School District, NW Natural Gas Company, and General Telephone. Tigard Police Department reviewed the application and had no comments on it (Exhibit F), Tigard Water District had no comments (Exhibit G), Oregon Public Utilities Commission had no comments (Exhibit H), and USA had no comments (Exhibit E). The applicant received a letter from the Tigard-Tualatin school district, stating its support for the proposal (refer to Exhibit I). This goal is satisfied. Transportation: Goal 12 requires a safe, convenient and economic transportation system. SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). It was stated in the letter that they had no objection to the proposed • comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. This goal is satisfied. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy. The proposed building will meet the standards of the Uniform Building Code. This goal is satisfied. Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. This goal is not applicable because urban growth boundary issues are not involved. Willamette River Greenway: Goal 15 requires protection, conservation, and enhancement of lands along the Willamette River as the Willamette River Greenway. This goal is not applicable because Willamette River Greenway issues are not involved. STAFF REPORT CPA 1999-0002 Page 5 • • Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental, economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. This goal applies to coastal areas and, therefore, it is not applicable. Coastal Shorelands: Goal 17 requires conservation, protection, and, where appropriate, restoration of coastal shorelands. This goal is not applicable. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. This goal is not applicable. Ocean Resources: Goal 19 requires conservation of the long-term values, benefits, and natural resources of the nearshore ocean and the continental shelf. This goal is not applicable. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES General Policies: Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the City Council must find: a) The change is consistent with applicable plan policies; and b) A change of physical circumstances has occurred since the original designation, or c) A mistake was made in the original land use designation. The proposal is consistent with statewide planning goals as addressed above under 'Statewide Goals' and will demonstrate that the proposal will confirm to all applicable plan policies and development code provisions. The proposal conforms with the applicable portions of the Metro "Urban Growth Management Functional Plan" that was approved for adoption on October 24, 1996, by the Metro Council. The "Growth Concept" map associated with the Functional Plan indicates this area as a "Regional Center". Since the subject parcel is located within the Washington Square Regional Center boundary, this proposed upzone will meet the intent of the Metro Functional Plan. In addition, this parcel is designated for 50s-unit per acre, mixed-use residential density development under the Washington Square Regional Center Plan. The proposal meets subsection b of Implementation Strategy #2: "A change of physical circumstances has occurred since the original designation." The adoption of the Washington Square Regional Center Plan represents a physical change of circumstance because, once implemented, it will change the potential for development within this area. This policy is met. Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Planning Commission and City Council hearings were legally advertised. Notice of these hearings were sent to property owners located within 500 feet of the subject parcel (refer to Exhibit A). The applicant held a neighborhood meeting prior to submitting their application (refer to Exhibits B and C). STAFF REPORT CPA 1999-0002 Page 6 • • • This policy is met. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. This policy is. primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi-family housing and to provide for an overall density of ten units per acre. The City is currently in compliance with this rule. The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. According to the applicant's narrative, Tigard is one of the least affordable cities in the Portland metropolitan area, and one of the most imbalanced from a jobs-housing perspective. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing.. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. By creating more affordable housing in the City, the applicant is meeting the intent of this plan policy. Public Facilities and Services: Policy 7.1.2 requires that a pre-condition to development that: a. Development coincide with the availability of adequate service capacity including: 1. Public Water; The site accesses public water from Tualatin Valley Water District. 2. Public Sewer shall be required for new development within the City unless the property owner involved is 300 feet from a sewer line and Washington County Health Department approval for a private disposal system is obtained; and The site can access sewer via a line located in SW Hall Boulevard. 3. Storm Drainage; Storm drainage facilities will be reviewed as part of the site development review application. b. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed development; and Adequate facilities will be one of the review criteria of a site development review application. 2. Designed to City standards. As part of the site development review process, the • applicant will be required to demonstrate that facilities are designed to City standards. Transportation: Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and STAFF REPORT CPA 1999-0002 Page 7 • • development. SW Hall Boulevard is-an ODOT facility. ODOT provided comments on this application (Exhibit J). It was stated in the letter that they had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. This policy is met. Transit: Policy 8.2.2: The city. shall encourage the expansion and use of public transit by: • a.. Locating Land Intensive Uses In Close Proximity To Transitways; This application is located in close proximity to transitways. Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from the subject parcel. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. A major transit center is located on SW Commercial Street in downtown Tigard, which is less than one mile from the site. In addition, a request for comments was sent to Tri-Met and they had no objections to the proposal (refer to Exhibit K). This policy is met. b. Incorporating Provisions Into The Community Development Code Which Require Development Proposals To Provide Transit Facilities; And The existing development code addresses the provision of transit facilities. . This policy is met. c. Supporting Efforts By Tri-Met And Other Groups To Provide For The Needs Of The Transit Disadvantaged. Many of the residents in the proposed project will be transportation disadvantaged. This policy is met. Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. The Washington Square Regional Center Plan will encourage reduction in energy consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit. Locational Criteria: Policy 12.1.3: The city shall provide for housing densities in accordance with: a. Applicable Plan Policies; The proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. STAFF REPORT CPA 1999-0002 Page 8 • • b. Applicable Locational Criteria; 1. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; As previously indicated, the proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; The existing development code has buffering standards. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (3) Areas which have direct access from a major collector or arterial street; The proposed project has direct access to SW Hall Boulevard, an arterial street. (4) Areas which are not subject to development limitations; The property is not subject to development limitations, such as wetlands, steep slopes, poor J soils, or flood hazards. No delineated wetlands are located on the subject site, and the property is not located within the 100-year floodplain. (5) Areas where the existing facilities have the capacity for additional development; According to the applicant's preliminary review, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. (6) Areas within one-quarter mile of public transit; Bus line#43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and The site is located in close proximity to neighborhood shopping on SW Hall Boulevard and to shopping centers on Highway 99W. (8) Areas adjacent to either private or public permanent open space. Metzger Park is located within 3/ of a mile away from Metzger Park. The Washington Square Regional Center Plan includes the creation of open space around the wetlands, approximately one mile to the north of the subject site. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; The site is flat and should provide adequate buffering; however, the buffering requirement will be covered in detail during the site development review application process. (2) The capacity of the services; According to the applicant's preliminary review, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The applicant will provide STAFF REPORT CPA 1999-0002 Page 9 • • • a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. Request for comments were sent to service providers and no objections were raised. (3) The distance from public transit; and Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. The site is located within one mile from a variety of commercial and office centers (SW Hall Boulevard, SW Pacific Highway, SW Locust Street, SW Greenburg Road, SW Cascade Avenue, and SW Nimbus Drive). COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision Making: Quasi-Judicial Comprehensive Plan Amendments, Zone Changes, and Variances: Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, implementing ordinances and maps. Section 18.30.390(G) lists the factors upon which the Planning Commission and City Council shall base their decisions. The factors and responses are as follows: 18.370.010 Variances C. Approval process and standards. 2. The Director shall approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; Variances 1&2-The current setback standard for sideyard setbacks is 35 feet and the applicant wants the setbacks for the north and south sideyard reduced to 10 feet. The proposed setback of 10 feet at the north abuts a 35-foot bermed and landscaped strip which then abuts an access road to the apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area since it faces the courtyard of the proposed development. In addition, the applicant will have to meet standards for providing a buffer as part of the site development review application. When the Washington Square Regional Center plan is eventually implemented, there would be no required setbacks for the sideyards and rear yards. STAFF REPORT CPA 1999-0002 Page 10 • • Variance 3-The setback requirement for the rear yard is 35 feet. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi-family housing complex. Under the Washington Square Regional Center plan, there would be no minimum setbacks required and the maximum setback would be 20 feet in the front and zero in the back. Variance 4-The code requirement of the applicant for parking is 46 spaces and the applicant wants that amount reduced to 31 spaces. According to the applicant's narrative, the proposed parking count of 31 rather than 46 spaces is a benefit to adjacent properties and the area since less impervious surface will be developed. This argument does not address the standard for approval. According to the applicant's traffic study (refer to Exhibit L), low-income housing projects require fewer parking spaces than typical multi- family housing projects. Staff recommends that a condition of approval for the variance is that the applicant, as part of the tenant lease agreement, restrict each tenant to one car. If more parking is required, as evidenced by excessive on-street parking or neighborhood congestion then the applicant will have to furnish staff with a lease showing where they will secure space for added parking. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography, or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; Variances 1,2,&3-According to the applicant, the setback requirements for the R-40 zone of 35 feet at the north, south; and west are restrictive enough to make development of the site unfeasible. One reason for the 35. foot setback is to protect single-family homes; however, all parcels adjacent to this site are zoned R-12, a multi-family zone, and the surrounding'uses are apartments, a wide driveway, and one single-family rental house. The setbacks proposed of 10 foot side yard and 20 foot front and rear yards produce a buildable site area of 26,500 feet while the current setbacks would yield a buildable area of only 15,000 square feet. The current setback would also prohibit the applicant to include amenities such as, open spaces or a courtyard on this site which would make it a quality development.. The applicant also makes the argument that under the current R-12 zone, a minimum of 9 units per acre would have to be constructed because of the new requirement that new development must be built at 80% of the minimum density standard. The eventual implementation of the Washington Square Regional Center represents a special circumstance because the applicant would not have to build 35 foot setbacks. Variance 4-The applicant's traffic study (refer to Exhibit L) shows that affordable housing projects, such as this one, do not require as much parking as typical multi-family housing projects. In this case, the parking lot would be underutilized if the applicant were required to construct the required number of parking spaces. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; STAFF REPORT CPA 1999-0002 Page 11 • • Variances 1,2,&3-The proposed use is permitted in the R-40 zone. The variance will not result in a higher density housing development than could otherwise be permitted, but would allow a better designed project than could be constructed under the current standards for setbacks. Variance 4-It would be extremely difficult for the applicant to create a viable project that meets the minimum density requirements and the parking requirements without constructing a three-story building, or constructing underground parking. Building a three- story building and/or underground parking would be extremely cost prohibitive for this site, and would defeat the applicant's original purpose of building an affordable housing project. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; Variances 1,2,&3-The development of the site with the proposed setbacks would not create conditions worse than if developed with the required setbacks. The amount of land disturbance, trees removed, or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. Variance 4-The proposed site plan, with fewer parking spaces, will have less paved area creating less water run-off, less traffic, and a more attractive site. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship; According to the applicant, the hardship is imposed by the requirement to meet setback standards that were put in place to protect and buffer single-family detached homes from higher density apartments. Not only is that not the case in this location, but the City has adopted a plan that would eliminate the restrictive setback requirements on this property, once the plan is fully implemented. Variances 1,2,&3-According to the applicant, the hardship is imposed by the relatively small site and the restrictions placed on the applicant who is using government funding for the project. Small sites are normally developed with fewer units. Under the Washington Square Regional Center Plan design standards, the applicant would not have to apply for a variance on the setbacks. • Variance 4-Since the project will be an affordable housing project, the applicant believes they do not need to construct the number of parking spaces as required under the current standards. They indicate that the combination of requirements of minimum density, parking and height restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. 18.380.030 QUASI-JUDICIAL AMENDMENTS AND PROCEDURES TO THIS TITLE AND MAP • A. Quasi-judicial amendments: Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section STAFF REPORT CPA 1999-0002 Page 12 • • • 18.390.050, using standards of approval contained in Subsection D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications which do not involve comprehensive plan amendments; This application involves a comprehensive plan amendment; therefore, the City Council will decide on the application. This application is scheduled for hearings before Planning Commission on September 18th and City Council on September 26th 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan amendment and; and This application involves a comprehensive plan amendment and is scheduled for hearings before Planning Commission on September 18th and City Council on September 26th. 3. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan amendment. The Council shall decide the applications on the record as provided by Section 18.390; - This.application involves a zone change, as well as a comprehensive plan amendment, and is scheduled for hearings before Planning Commission on September 18th and City Council on September 26th. C. Conditions of approval: A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by 18.390.050. Staff has reviewed all applicable planning criteria and recommends that Planning Commission and City Council approve the application. D. 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: 18.390.060 TYPE IV PROCEDURE This land use action involves legislative and quasi-judicial amendments therefore, as per Type IV procedures two hearings, one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within. 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 4. The Statewide Planning Goals and Guide_lines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under `Statewide Goals' in this staff report. 5. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in `Statewide Goals' in the Goal 12 which is the Transportation Goal. STAFF REPORT CPA 1999-0002 Page 13 • • 6. Any applicable METRO regulations; In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed comprehensive plan amendment and rezone will create the potential for higher density residential development than is currently allowed. The Washington Square Regional Center Plan envisions this area to have higher density residential development and Metro supported the adoption of the Washington Square Regional Center Plan. According to Metro staff, "[t]his proposal is consistent with Metro's Affordable Housing Technical Advisory Committee's recommendation to Metro Council...[I]t also supports the 2040 Growth Concept generally and the City of Tigard's Regional Center Plan specifically (refer to Exhibit M)". 7. Any applicable comprehensive plan policies; and These standards are addressed under 'Compliance with Plan Policies' in this staff report. 8. Any applicable provisions of the City's implementing ordinances. The. implementing ordinances are contained in the Tigard Community Development Code, which are addressed in this section of the staff report. Miscellaneous Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. Recommendation Staff finds that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore makes the recommendation of approval of the proposed comprehensive plan amendment, zone change. For the application for variances, staff recommends approval with conditions. The condition of approval for the variances would be that the applicant provides staff with a copy of the lease that would be given to future tenants. In this lease, the applicant would restrict each tenant to one car, or the applicant would give staff a copy of a lease for overflow parking for this project. EXHIBITS: EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission STAFF REPORT CPA 1999-0002 Page 14 • • EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter from Trudy Knowles dated September 1, 2000 • EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 PREPARED BY: Laurie Nicholson DATE Associate Planner APPROVED BY: Richard Bewersdorff DATE Planning Manager STAFF REPORT CPA 1999-0002 Page 15 0 J EXHIBITS A. Property Location Map B. Comprehensive Plan Map C. Zoning Map D. Site Plan E. Photos of Site F. Required Submittal Elements. G. Neighborhood Meeting, August 10, 2000 H. CPAH Parking Study I. , Preliminary Site Development Review (for reference/not decision) J. Letter from Mike Houck, Audubon Society K. Excerpt from "Tigard Beyond Tomorrow" L. Summary of Metro Regional Affordable Housing Strategy M. Letters From Oregon Department of Transportation N. Letter to Tri-Met O. Letters from Tigard-Tualatin School District P. Letters of Support for Project Q. Letter from OHCSD Regarding Waiver of Notification yl edmurphy&associates/clients/cpah/application4thdr/8/16/00 43 CI t X .....) Access RD. T> ST. 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'"WI 3 SroRY ILDIN4 �L SITE Its .' 11 6.c...r..cr-- g NeW 5's■DeWAU.- u���� .����.,� SR.css �; 197 �' 11111 11�'UOi•YOI /�. •,lIp FLA r,a='. / :�„ / ,fitO '41• = i$1 46 c ,,o O® •i r: \ 1af t ys SY�w+r �►� r9� 20.0 neo /I�/� I "VIP i�l•\ txnLDINL a 1�ii .. 1•r a t.GUN. 10111110 �� R�,y, t I 1 191 ci L �7Q�1 _...ate S \�_/1�oL�rImI.- Eur�aw. !p!�■��'�� '$,� ,a w.n.cr... �., I 01••n7 ae��p� �\ PF� sr...rar, II w;: J 6fi!=io I L - s l q <e.....worr o0 VICINITY MAP ay! �n':v` 10 6'.."2".".. pi w esuPi I J•�I Ile N -n:•�. sue.. �l s.. .Q I 1 S WI I9, . ,r ' Ilk) // PIZINATC DRIVE Sae 1 SITE PLAN I11 LE • 'orsrar-.o.IN . I—HALL 5LVP. -iouSIKIG 05' 20 .S lb/ 11 / 00 • • Exhibit E SITE OF PROPOSED DEVELOPMENT - -1 _ • .A.1t,• 1,, .•. ' • -..St • - 4 P.' 1 i (0)SAFEWAY I , 0 . ' , .. • . , , ''',5•4 -'r-7-it 4R• ' -' _, .------ -- - .- '---war Alt. '--' -— ' ' - .■ ' 'l'i 14: 04.L4.1.•'....' '4,,., , 1 • A,:14.3, • - '• -..A.:• _ i ,• '' --• -, _ ,sz,- _ , _so _, _ „ _ .. .31 . „...._. . ......?".."..... .. ..--.. .- , -- .,,, •:,,,t;:,-7:,, tillit4'le-- - .11 ,..-ei _ , , : t.„-_. ,...„6,--, _ ., , --4--,.", Walking distance to grocery - - • - Ais.-?--:-..--,, • -Pei--.-1...1-z-- „(-lc;-----,4\,. - . z.s..-.-.7-,-,1 ••••4‘,.-•, ,r-N,-„ -......,-. .,,s.ip-F704.• PM,,,-- --.,.,.. - .‘,4 '•t■••-•;••_ ,..1-v-•-,•••••-..,,,,',..- - •.. ----- , - - - - - .:;■:' ' . -- • ,.._,. . -..^.„:'-::.•- ' '' --- - --.:-- • • ... 's ' ,,,, 1 .- :....- tc:1-3 - • ,..,t..I.,..... Parcel from Hall if ra; , 1-:. -.1.111 ,I , - ' ...t,. " 'n,i.• t--" .--:'.,... ,-,• , ..,..,.. '• --,'•,-,+-.y.-,5:.„,..,/1,--V4,1*,-4m 1,:--,..;-.,1't•xMs' , i . • ,.i.,....,W • ' * S *" V. . (', n •(.' 1 4"...f., i •^ a ''', • .eV,.:i.”, . , , ,' W,' ,... ' ' - - . . - . ''.:, -- , -•? !. , a Walking distance to services/banks ,-....;4 '''';',4?;, .'7',--''':;'';'... . -‘,.'' .'1-4_Y■1_,•:...,_ ,`,345,--"*;"...1 1 -: •:1'.,p'1'; ' •,-;•-•:•••.:-.'- :• •- prit7,772,0:,:alt: 7,::''', -.--'- 4-..,•;''..45.'".n.i,P7'..;',I.1';'.••'; . :-- ' -,•--- - ,,..,•51a .....;,..-.....-......„."' ,.,%;:i,-..'" r'''''•.:. ...;-- -1. -,-, rt. ,.-7,i _,:::.1..1 f•-",,,.4- - . ‘•-P-v' I":•'-•,4"-z i . ..,....-Lip,..4:4.1&_•• %,".-7e.::s..;,,,1 ii -11-1.--•--- I • , c (* •• • . . .- •••• . . , ■• ... - • r iiii.. .' . ' ''-'. ''.7.;''''. ::2:01. . ...'. ..:::.::::::::". •'.... .... :: ' ' ,.,./■-. . . .......ximaggraimassafam-- .. I r_ . t,7::■-... ... "'1 . ■..r.ill1111/..111 • . ._. , : . 1.. .. . f, Ill , ; 'I ..,... Retail and services along Pacc Highway _z ,,-- it -.- within I. mile of site. .. . ' • - . ,. . .........-; - - . . Tri Met Bus at Hall &Locust(Metzger) - , . -._ ,-,,-..,..--.2,_-:,- ._,-- .v5.-.4'.. •-• -- -• - N--§ST•:----7•-ix-__Ir-- --,- .,,- -,--- -- _ - - -_. - ': _' -, - . :. ' ....•-:--- • 0 Exhibit F REQUIRED SUBMITTAL ELEMENTS • Application Forms • Owner's Authorization • Deed • Site Plan • Copy of Pre-Application Notes • Neighborhood Meeting Affidavits • 500' Property Owner List • Neighborhood Meeting Letter • Environmental Review Checklist • Two sets of envelopes • • • COMPREHENSIVE PLAN AMENDMENT TYPE IV APPLICATION "~ �W CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 PRE-APP. HELD WITH:I—a v r'.a N 'c ti c l s ° GENERAL INFORMATION DATE OF PRE-APP.: -T_ 1 S _, c- Property Address/Location(s): 1 II S 9 4 n d 1 r r C 5 S�I FOR STAFF USE ONLY I—lo I I g 1 I Tax Map &Tax Lot#(s): I S I35 D A 4- I c c, n d Case No.(s): LI.. G c o Other Case No.(s): !! / Site Size(s): . 3 Receipt No.:I I I U n d Application Accepted By: Property Owner/Deed Holder-1s): C o h n Tr s Date: Address: 5 19 S SO Cranberry ( .Phone: G 2 -0 i S 3 City: 13 r �� n Zip: "CC-1 - 3S. i Date Determined To Be Complete: ApplicanKcrnm PGrfners Jor A40rJ.ble I-I, vsarcjInc. Address: P C c x a3 C Phone:9 C 8 - a1214- Comp Plan/Zone Designation: City: T 4 r zip:4 1 2 8 .1 - 3 Z 0 C • When the owner and the applicant are different people, the CIT Area: applicant must be the purchaser of record or a lessee in possession Rev.1126198 i:lcurpinVmasterMcpa.doc with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request a ❑ Application Form Comprehensive Plan Amendment (if applicable) from: ICI Q d . Dens.+1 e f i det{wlto ("I e J • .r m - I-1 sik D.n,1+y ❑ Owner's Signature/Written Authorization OR...The applicant requests an amendment to the following sections ❑ Title Transfer Instrument or Deed of the Comprehensive Plan or Community Development Code ❑ Site/Plot Plan (please be specific): (tt of copies based on pre-app check list) ❑ Site/Plot Plan (reduced 8'/:"x 11") ❑ Applicant's Statement (#of copies based on pre-app check list) El 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee $4,015.00 (Map.Text,or Both) 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: / . C hinge - i ynQ iii ApD �'�� � � vn p , 4 p_t_O �- ni 1 r • c, n e r reqf se 4- 3See + o c' c ee \/G r ' G n : � 4- v S cle yCi rJ S e4-l)c (. 14s 3 5 + eQ1- +e I () 1 e cl r ' y .n c < I f .; r me n� G P4 (es + e i S ac; APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of , 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • • ZONE CHANGE • eilL . TYPE III APPLICATION CITY OF TIGARD 13125 SW Hall Blvd, Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENER L INFOJ�MAT�� PRE-APP. nELD W!'FI: . •Li v •v NI '( I)• I s , ,, DATE OF PR -APP • a - 1-g - c (. Property Address/Location(s): I I I S S S 4 ■NJ I I I E, s ,. a; ::�a,:r ;,,,: ;,._ :•r {` .. ' N• r ;'r. 'p,. •.4.4%.,; :.,r,;T+.• S t, i4 ci I I R d i,',;�f,.j�. ict:.r ...m R.9T_ .ir o N ts,z,y,,.:.r:.,:;.:..�. I v:rv,• -;r i,7,r::. ;i•"4 f..,; Y„,,,..f),,,,,,,,,.. 'n,t :.r d, a;r', i(ir': ,.;.i• . .J(: ,.. ;d)..•.�:rdr::l<1lj:a(r.r q f JS I �& ti ( ,i r•.r n,5.�.'�f1'{' <>'�•�k�:�'r.l•;.ki�' to Tax Mao&Tax Lot#(s)• 1 S I 3 5 I)A 4 1 c c .f. :;'.d, r `it.1-.'.�*:?Oitfr•i •`. •• . ).4n,"•f t(. •1F.>a)ti`:ari:'(i .xrc`•..rip ,.c ,•Ik• .":;'.;1:i; J;:'.r :rjL-• :.,, f'•• .�r.;, V>rnc::wi;�i,7P.;�(:i'r:1,•.ii :M°:.y..;.yt; • . ..:, Site Size: 1 I G n J ice? .:a;.,,. i3iti �3i . -,r{K:v;r-.4Y:i!,.4 x .r..... T :.� .v�." .ifKv•L•..:r>, P •1.•:�=�t•�t��ia�-.:{'„'t:1''''''1.,:.7i..''.-,.-i : ?;open` Ovm i eed N IderO Cc, h n T-( v s f'• rr^;tca dp.,„..,,e., .._ r ,;,r r:,.,:..a.^.,,."tf4.:.: .}.: yti- 1 Date ,f it 4-,r r`..... -.tr,f:. >:9.' . , (7•;,: Address. 5 y S SlJ �rk..nbi.rr f-Phone: 6 l - C I S 3 Tlr::�:` ,1t r: •.,,� ,,(:fit;.:" '':. �',- ."":.', y ( ; _�� ;t.l.a: c:, .iii::-'�j F.::i, Cj;, 4!jF •••i;,,i�il.;: ,r:•P.-'f,..:ij. e0 •(,SIy L r;: ••• ' C! R'- G.... f I- c i ZI i L / - 3 ' . i ��,f n ,rp,„,",r4�}•/',# ff e`� ', . :I•,,F,!!::, ter': •7• p• — !-,:/F�r�,we�l',l Wf1G!r•:v,!'i.'YjG,,.ty^'�F:.�•1:YifP,.. {'•. F�; t,::,;: Q'•7 ::: ;•17: �y�,raq`i1'f*_)5i`It�ilf,.;,f', y,.Yr (..;,'!•J.,:i7 r �,�r� '••C:'r f.•, • �. r ;;,/'t '4..,f a�ll'''.t^.1.,��i�' i�lc1:•, jt,:( ;_? Appllcarnt-\u al re.!_� I- Pu r + n e..c., tl-,r / rcr'j c.b Ie 1-ac i r,4 `r :.•e-':.`rl ;',r.41` 3',2 i:)' y(04(5a3!QC teA41yec► ;e(1,{�ldae.' � 3 .e c6" 12 r"` Address: k ac ,( Phone: 1 �� - 2 '4 Cry: 1 ` !i 4rJ Zip: 9 l c gI • .3cf c C. _ REQUIRED SUBMITTAL ELEMENTS • When the owner and the applicant are different people, the applicant (Note: applications will not be accepted ' must be the purchaser of record or a lessee in possession with written • without the required submittal elements) authorizat:on from be owner or an agen: of the owner with written authorization. The owner(s) must sign this application in the space ' provided on the back of this form or submit a written authorization with I ❑ Application Form this application. ❑ Owner's Signature/Written Authorization PRCDEOSAL 8UM 1 RI' ❑ Title Transfer Instrument or Deed 10 Copy of Pre-Application Conf. Notes • The owners of record of the subject property request a Zone Change ❑ Site/Plot Plan Annexation from Washington County to Tigard (tt of copies based on pre-app duck list) (if applicable) and a Zone Change from Washington ❑ SiteiPlot Plan(reduced 8'/a•'x :1'•) •County to Tigard — P ❑ Applicant's Statement 7 0 n e ( h;; nQ e_ 1� 1 2 4 c P i-i G (tt of;;ogres based on pre-app check list) (p ovrae an add,uonal rnbrma6on here? E 2 Sets of Pre-Addressed/Pre-Starnped #10 Envelopes & Copy of 500' Property Owner List Generated by the City • [j Neighborhood Mtg.Affidavits & Notes ---- -- --- O Filing Fee $1,505.00 (Zoning Map Change) ' I- - • 1 • • • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED S_USMI7TAL ELEMENTS as Pdescribed on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained. upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above renuesi does not vielite any deed re tricti• s th. ma •. aft. • d to •r im sed ••n t ub'• property. • if the application is granted,the applicant wiil exercise the-rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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,may 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. SIGNATURES of each owner of the subject property. DATED this _day of ,20_ Owner's Signature Owner's Signature Owners Signature Owner's Signature 2 . • • • VARIANCE . i pit TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: i/4 -- n I'(.A DATE OF PRE-APP.: ) - I Y _ Property Address/Location(s): I I I •2 1 " i I ' I 1, S 5l I- I ( I I 13 I .. ,I . Tax Map 8 Tax Lot#(s): i • 5 13 5 OA i-J- ' :. , , n ,I 'FOR STAFFUSE ONLY `-IG c, c Site Size: . r and . 1 3 (.( r a • •' :.- s ... • Property Owner/Deed Holder(s)': C c, h n T r ., , f Gass 16..0):;=. . :::.:. .e1.; .f: . . i �..., ��,[N� c,e�y a.a't.r`t.s;�` Address: S i 's S S t,1 .-r ► Phone: ' 1 , ..`•., -°:.':` ' s~; '"` C L�,b r1 c o e: 6� c c� �bth�r".Case:"No:(sj;,. ..,.: .. .. . _. .. City: R t'u r r i- Zip: :: i - 35 r ; 'Receipt No.. Applicant':Cc.,noaarfy P.. 1 0P. , r.., AU,•rJoble I-Ic In` . Address:P L, g c A e_ 3e_ , C Phone: `I c ? 2 )�2 ,4 Application Accepted By: . City: T t c, c. r --- --- Zip: 7_),' S . •• 3 r t, G Date:. . .. . • When the owner and the applicant are different people, the applicant y must be the purchaser of record or a lessee in possession with written - authorization from the owner or an agent of the owner. The owner(s) Date Determined To Be Complete: must sign this application in the space provided on the back of this :..:: . form or submit a written authorization with this application. ':ComPcPJan7Zone'Deignation::• PROPOSAL SUMMARY The owners of record of the subject property request permission for a CIT Area: .-,- •` ':4-:�•"• •g:-� ; . Variance to the following provision(s) of the Community Development Code (please circle one only): Rev.7/28/99 i:tcurpinImaslerstvariance.doc -Administrative Variance. S 545 -Special Adjustments . Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio S 545 -Reduction in New Development/Transit Improvement S 545 •Reduction in Existing Development/Transit Improvement S 545 ✓ Application Elements Submitted: -Increase in Maximum Parking Ratio $ 545 -Reduction in Bicycle Parking Si 545 ❑ Application Form -Alternative Parking Garage Layout S 545 0 Owner's Signature/Written Authorization • Sign Code Adjustment S 545 • Tree Removal Adjustment S 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment -Setback from Nearby Residence S 545 ❑ Site/Plot Plan • Street Improvement Adjustment S 545 (ft of copies based on pre.app check list) !'lease state the reason for the Variance request \'Cf r ...c. r`, I-c [1 Site/Plot Plan (reduced £3'/,'X 1 1 -) k S....:1(± 1.0 -rL---- ,--e -b. .c,.. .I.- 3 c: -I e el f , I C [ ] Applicant's Statement (x of copies based on pre-app check list) ______.-. _____________ ----_.- ----- - - --- --------- -- _._-. - --. 11 2 Sets of Pre-Addressed/Pre-Stamped -..- Legal Size Envelopes [1 Filing Fee (Administrative) $545.00 J 1 • • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Con,P P Ion amend rnen4 Mec' urn Pen gift (Pes ent-'c,I +-c McJ, va, - I-I ► Densi + Zone Cf.can e I? + u +O 'clriun( e -1- L 3 5 fee�- -F-o 2 a ` eel \/G r Icl nce v r- eGr yur � Se �- b4 � i r1 5 i f) e y u r r7 S e- -/- buck 3 S f ec,F f o 10 \'G r 'u n c e 4-0 p Qy i nq 14-E ! o 1 . APPLICANTS: 3l To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of , 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 0 VARIANCE • A'i! TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION ✓4; 1� PRE-APP. HELD WITH: n c•x DATE OF PRE-APP.: i - I y _ Property Address/Location(s): I I ' 5 ti r, J I I I L S , S. IA I- I c, I I 6 1 .- J . Tax Map& Tax Lot#(s): I 5 l 3 5 I)A 'J-, : t. . n J ‘ • - FOR STAFF-USE-ONLY ••. .. 4 G c, c Site Size: < ' I 4nd , 7.3 Cr:( e Property Owner/Deed Holder(s)': C c, h n T r• .. ; t icase:No(sjy , . - -:..- ... - ;* Address: 5 % ', S S Li 1 r ="'r°f�:.i'-`•::c:i,,,,i-r,p4:2-....- y���.�.4-,t7..�4os .. fi{L''s, i':,`-•,, r r,,,bc,rrf(►.Phone: 6� s Other Case•,No s :: ` : • City: gec' r . r.. . Zip: 5 - .,cI- 3scI R`; .�• ` . Receipt No.: Applicant`Ccocs.�.,,fy Ps,. ► „ce. , L, Af=f,,;J,.ble I-1. . , ,., 'Ac .. Address:P L R , A 2 3e, . < Phone: ci C• Y 2 •11,? 1-4 Application Accepted By:- .> City: T t -. c, J zip:1 -, .' S i . 3 : c G Date :.:: • 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 owner(s) Date Determined To Be.Complete: • must sign this application in the space provided on the back of this form or submit a written authorization with this application. Camp;'Plan/Zone Designation:: • • PROPOSAL SUMMARY • The owners of record of the subject property request permission for a CIT Area: ;- ''` `•` ."z".`•- -=�= Variance to the following provision(s) of the Community Development•Code (please circle one only): Rev.7/28/99,cta,rpin\masters\variance.doc Administrative variances 5 545 Special Adjustments' \\ • Access/Egress Standards Adjustment S 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio S 545 -Reduction in New Development/Transit Improvement S 545 -Reduction in Existing Development/Transit Improvement 5 545 . ✓ Application Elements Submitted: -Increase in Maximum Parking Ratio 5 545 -Reduction in Bicycle Parking 5 545 ❑ Application Form Alternative Parking Garage Layout S 545 ❑ Owner's Signature/Written Authorization • Sign Code Adjustment 5 545 • Tree Removal Adjustment 5 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment-Setback from Nearby Residence 5 545 ❑ Site/Plot Plan • Street Improvement Adjustment S 545 — -- — (#of copies based on pre-app check list) Please state the reason for the Variance request: \!c, r ,cr n. 4--E L[1 Site/Plot Plan (reduced 8'h x Ill S r je 1 , f f-b" _ _ c eet }; 1 ( r Applicant's Statement (#of copies based on pre-app check list) eel n 2 Sets of Pre-Addressed/Pre-Stamped — --- Legal Size Envelopes Li Filing Fee (Administrative) $545.00 1 • • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Cp ,r,p . Pion amend men Med, um pen s i f f ceesiden1-,c,l 4-c im ed, va, _ I-1 tyI, DG ' s 4- y Zone C_tic:, nue 12 + u k' 1+0 VClrIQnce 4- 0 rear yard Se +-- bacI' 3S ir'ee �o 20 -reef \/Gricince 1-0 1 r th 5 1 t l e Y G r 1 7 S e- 4- ba ck 3 S f��- 4-0 1 O f eel- \/G r s a n c e '-I-0 y Qr I. 1 r`y 1-1-E 1- APPLICANTS: 3 I . To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above re•uesl •oes not viola e an deed restrictions that ma be attached o or im•osed u•on the sub'ect property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of . 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • • VARIANCE 14, e i4� TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: ✓4 C DATE OF PRE-APP.: l - t ' - Property Address/Location(s): I I ' 5 `I i.,1 1- I L, I I B I ci Tax Map 8, Tax Lot#(s):! 5 13 5 I)/n '•1- I c c . n J FORSTAFFUSE pNLY •,; • Site Size: is Grid . 73 v( re Property Owner/Deed Holder(s)•: ri;+,.:,� '5a:;r:'_..y::�c:-. .j...°sT-x:ii'st!s�'.�r.= -s'Y?:++�Y-�w<a-•=N" Address: S % `i S S t,I b c,ff (►.Phone: G2 1 - c IC i =Other;Case City: r f Zip: i % j- 3S c "i s,:::,•r�� +Receipt No.. -... _... Applicant':L y PL.: ► ,.r. , , Aif,'Jc.bie Address:P L g A ; e c < Phone: 5 G .2 , 14 Application Accepted By: . • City: T ,r, c, r- J Zip:Y I? s ; • 3e LC Date: • 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 owner(s) Date Determined To Be,Complete: must sign this application in the space provided on the back of this form or submit a written authorization with this application. __ ' igNe .. : CompPlan2one Designation: PROPOSAL SUMMARY The owners of record of the subject property request permission for a CIT•Area: Variance to the following provision(s) of the Community Development Code (please circle one only): Rev..7/28/99 is curpin\masters\variance.doc .Administrative Variance. S 545 _ Special Adjustments • Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 •Reduction in Existing Development/Transit Improvement $ 545 ✓ Application Elements Submitted: _Increase in Maximum Parking Ratio 5 545 •Reduction in Bicycle Parking $ 545 ❑ Application Form -Alternative Parking Garage Layout $ 545 • Sign Code Adjustment $ 545 E] Owner's Signature/Written Authorization • Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment-Setback from Nearby Residence 5 545 ❑ Site/Plot Plan • Street Improvement Adjustment 5 545 --- — (It of copies based on pre-app check list) Please state the reason for the Variance request: \./0 • a n c e ❑ Site/Plot Plan (reduced 87,"x 1 1 ') n m v. g r I� t r_._� r e_fn L r, 1 [1] Applicant's Statement (#of copies based on pre-app check list) I+C ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes Ei Filing Fee (Administrative) S545.00 1 • 0 • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Cc, top . Pie! n Amerdm en}" Meth Jo Densi4--1 res 'denI- iuI -1-e M Q-d . vm _ I-111 Dens , +- Z o e- Chan .. e_ RI -I-o RI-4-0 V, 1 on e + 0 rearyarc e 4- b c cLif 35 te-�-)- -J-0 2 b ee4-, \'ctr ICI I` ce +-O Dor 4-1. and G o u -I-h S i d e_ j a r cl 5 e_-1--b u c I, 5 3 S f e e 4-p I O e e+- APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • T e abov• re•ues does not violate an deed restrictions that ma be attached to or im•osed u•on the sub'ect property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of . 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • •• VARIANCE A` T'∎ TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION = PRE-APP. HELD WITH: kCi r n 170 DATE OF PRE-APP.: 1 - is, - L Property Address/Location(s): 11 ' S `i c, r J I I ' G S fr S I.,l I 14 1 1 B I - cl . _ _ ;..r: Tax Ma &Tax Lot#(s): I 5 i IS DA !1-I c < . n 'r=.r -' - °FOR�STAFF IJSE'ANL. = a - Site Size: . r I 4 e J , 1.3 ci( r e - .y;._:°:; :;t,;,.: " . Property Owner/Deed Holder(s)': C 4 h n T r• .; � + �Ca"se'No."": s =.�:'«:. s.a �`"-`�'A. , r :' * •g at:A4:•,c.t_`r;as�;t'r3i2R"*•:1 1'1 r U'``fA r.F!A , 4f.,in.-. : Address: 5 1 `i S S ',I ( r r.�0 b c-rr i(F.Phone: G e 1 - c i c j ;ttthie[Case NoN(s)z=.:i az§,01•: ,,tea :`: ,:a` ;,Iy: :Fy1 .`•j'?. . i+•iA:,y,�,w••-:C��:�.sf.sfi id�:^S: ��::.^. .- ' Fir.k� : C.' City: g e(� f r, �+ Zip: 9 c I- 3s t .Receipt j46.:; :. NO ;. ... Applicant':Ccme .,,,,ty Pc., l'_pP, , t..i A f Jc,ble 1---1,-..-.•. s. Inc ;;-: -° ;, > ,,al.1'� °" .» %t,: y. ... : ;Appllcation'Accepted�B = Address:P t; R c A � 3 e < C Phone: 5 G S -2 7 ' '-f Ygt�,;z�.� ,:x.;:�:: :�r . City: T t r, c. r ,� Zip:5 ■ 3 i' c G Date: .., ._ . F:= `' 4r .,;�;;4 ;. When the owner and the applicant are different people, the applicant s x: iTei: s -c F a•: must be the purchaser of record or a lessee in possession with written y; authorization from the owner or an agent of the owner. The owner(s) •-DateDetermined To`Beeomplete;` ; ,•;,r: must sign this application in the space provided on the back of this :: ;. _,:,..:`•::;, ..., ',,•, .r ., n4.= ..; . form or submit a written authorization with this application. .`Comp Plan/Zone- ',=;;.atop yb••••:..,••::•;,.•.•••••,-.„,;•••••:•...--• •• PROPOSAL SUMMARY `;r,. . :;...;--...4,-.::.. :is-,:1.. The owners of record of the subject property request permission for a .t. . '' 4.0,• Variance to the following provision(s) of the Community Development - .' .;,:-_= s;-;;:;,,.: ._; Code (please circle one only): Rev.,-4 iss.i:�urph\;asters\vaiiance.doc '.Administrative Variance: ( Special Adjustments: • Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 -Reduction in Existing Development/Transit Improvement $ 545 ✓ Application Elements Submitted: -Increase in Maximum Parking Ratio $ 545 -Reduction in Bicycle Parking $ 545 ❑ Application Form -Altemative Parking Garage Layout $ 545 ❑ Owner's Signature/Written Authorization • Sign Code Adjustment $ 545 • Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment—Setback from Nearby Residence $ 545 ❑ Site/Plot Plan • Street Improvement Adjustment $ 545 (#of copies based on pre-app check list) Please state the reason for the Variance request: \'G r :cl nt e- I-c. ❑ Site/Plot Plan (reduced 8'/2"x 11") 5 r t 1 (- ❑ Applicant's Statement r �" r u� r �l Sc-:/ b4 ( �-. 3 -+ � � . (#of copies based on pre-app check list) ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Administrative) $545.00 1 • • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Comprehens , -- - pion Cho nci e Med , om Dens , + y 'es . dent f-c, Med ' Jm - I-I . h Dens . #- 7 one ( hun,e R I2 R I \/Qr , yr` ce fo side lard set-bcacL5 35 l ee + 4- o IO ee-1- \/G r i c, nce- " nirti, ' n par ce9 � ' remen 4 4-- 46 4-u 31 SF es APPLICANTS: f'" 1 To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this day of , 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 Aug- 16-00 11 : 31 MCa.FTHeece Sharon Dev 503-520-5057 P. 01 • _ COMh111NiI V'1'ARTNI.RS 1 von 4 r!o a D A S t t «o v P INC r w e. P.O.Box 23206 . 710ard.OR 97281-3206 • Tel:s03-960-2724 • Fax.so3-596-5923 August 16,2000 Dick Bewersdorff,Planning Manager City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr.Bewersdorff: . M you are aware,Community Partners for Affordable Housing, Inc.(CPAH), has agreed to purchase the properties located at 11159 and 11163 SW Hall Boulevard from the Cahn Family Trust, As a part of that agreement,we are requesting the zoning changes required to develop a small multifamily apartment complex. This letter will serve as your"Owner's Authorization" to proceed with this application. Any questions related to title or ownership of the property may be directed to Connie . Dobbins at l icor Title(242-1210). • Thanks in advance for your assistance. Sincerely, c. gt."(--.- -124-"tr-C'CiAlf-\... .**04"-}('' •,G4A_—- Sheila Greenlaw-Fink Marvin S. Cahn Executive Director, CPAH Cahn Family Trust • • ::I•t .,'..$• "''- - ' • •"....:i :tip• . Al,,: i::g . . .. .: ,.n 'li.:• . •t _ ..••:.....•S - l ;_•,•Q,r•_.'' .r•rwws-r.w Law,s.uw. • - �e - ue.sa�.sAseunr OaeO II.OrIe� Cw.•'+•1- .t ..... .- •• •- � WASIANTT O® a.':•: '�.�-•• KNOW W ALL MEN BY THESE PRESBN:S,That M7.R"N S. CAld1 • - .•t ""t r% hereinafter called the grantor,for the consideration hereinJI.r stated,to ranter paid by�:..�i--T-3tOe •, :N... '• . a', a end MAJOR1E P. Mai, Trustee of the CAH N FAMILY TRUST --+7+7SF1�3�a_495'/ ...•.!...2•"*. h.refnJtsr called the grantee,dose hereby grant,bargain,sett and convey rultD the granste.and grantee's heir, suooe.sors and assigns„that certain real property,with the tenements,hereditament*and appurtenances Monsanto •.;:el-i.• ,; ` • ba/anjfng or hi atp way appertaining,situated in Washington County,State of Oregon.described as follows, - • ` s Lot 11 Block '0e to the duly filed plat of F4EIZ(;ER ACRE TRACTS,; I. b,a '• in the City of Tignxd, filed March 9. 1908. in Plat Book 2, Page 41, 1'. =`, g- Records of the Q i ty of Washington arxl State of Oregon. ..,„/ - - 0 VESTING DEED ' . _ •:fir:,' .. pF SPACZ •ZUFFIOEHT.CONTINUE DISCtlRIOH OH REVEISE SIOCI 1.' To Hare and tc Hold the seen unto tha grantee and grantee's heirs,successors and assigns forever. � And grantor hereby covenants to and with grantee rid grantee's heirs,successors and aseign,that grantor ss lawfully.oisd in fee simple of the above granted premises„free from an enamtbranws Thms_oF- - • and that •-t•' �i• grantor will warrant and forever defend the premises and every part art parcel thereof against the lawful claims ''I. a. • • ;-•.�. • • :'.. • 'and demands of all persons whomsoever,except those claiming under the ahoy.described encumbrance. • '• ': - - "• The true and,actual consideration paid for this transfer,stated in terms of dollars.is S MINTY •.•! 4:,H ever, the actual consideration consists of or includes other property or value given or promised which is • v"" nideration(indicate which).RI(73.careers t..r..m Sb.pmhot m,tt act appttr ht*,shoats b.d r.e.d.S..ORS!1.070.) - ;:" In omnstr.;ng this deed,where the context so requires,the singular includes the plural and all grammatical •- changes shell be made so that this deed shall apply equally to corporations and to individuals.• - e" - •:. In Witness Whereof,the grantor has executed this instrument this day of ,19.92; -". ,F'' • .if a corporate grantor,it has caused its name to be signed and its al,if asp al• ed an liar or other person , • - duly authorised to do so by order of its board of directors ..� ' _ •,- •-j1 • THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DE- S. �.•••;• • r SCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND . :' -USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING :.' THIS INSTRUMENT• THE PERSON ACQUIRING FEE TITLE TO THE ' ( ?=.: PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR r mot.' COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. � STATE OF OREGON,County of Washington . T -a i NrurTtenf acknowledged before me on C!11.2t_ (J 1•1.-.19--97 _, '. 6! ThisinstruSmentwas acknowledgdbefore meon _Y_____,19 ••_::.•, by —..____--_._._.-..._______ ..,..•.. - as��. .-- _-_-_•_•__•____..•__•__••_•-_ '.....;::••,•::..• • -.Lees '':•• « OFE'CIAL SEAL .7'''' YARNA LYNN!ACKER Nottary5. 34lnc for Oregon ...• •.. `\�... NOTARv R18LIC-t9iE00N My commission expire.- _.Q:,,a�-!-!•-J-•—.-_-..._. t t•• . YT OOYYISSIO•r EiPIREB OCT 27.1880 .'•t: Marvin S. Cahn STATE OF OREGON, County of tea . _.—_. •,s:: • I certify that the within instrument -=s • �� p.n..n ..e Awe was received for record on the__day '..''.: ^: f4a7v1n 5. Cahn, Trustee --FGjorie P -Casa,1nisstee — of l9—_,at ' — of tfle C'a}m FamilT Tr,at e..cs w.a..as '--o clock_M.,and recorded in �•t_ r: • es:-*"''s-'~4.: ----- ---• ,e. book/reel/►rofum•No-_..._..—on page e.∎,w•.11�..d AAA. :::.1•:..1: 1..14%. •. secoe.aa••sea _•--__--...._and/or as fee/file/instru- .*:::,•• •;'1‘.;'....-::--- Aft....Owe..Vows Is hw+.AAA.m.Lei. _'r•- ; blarvin_L nr/a Cahn. r. client/microfilm/reception No.-___--_. L .!.i:;r;• •r {•:; - yf s 4.r_':>....,5135 SII_ rry Ccur Record of Deeds of said County --411‘ :'�'0:.'•• 't,r?: S Witness my '- -."....1.77 •. j hand and seal of •s'�:'.,,:,' !. r' LL -_ 7!207._—�. County affixed. ••:.. 7-�.•- -i 'trrt r..••+••e.e w.r...•d v 1..LL�w t.P••w+.Aa+.�x1,I. �'�!.,: •r SAI�.ILS ASCN _______ _ _ `"ar•A-4 - _ •: ..__... •- --.. --- - .:•S .: .._ ..—— -. wawa ..._.._...._...._..-maa�• , '. : •.. �,:. - --_— Br---..__..__..-._ ....__ ,Deputy. <'� .e.:%, . .y"� ' e.L-• >.i: 1.rir.: - r.,^ .n.;•-tom°J•a.,�.�!:,,!."'L fait`•�'.(� _ t / •J�^r ....7`..--.:'...- ail' ._r-,:.. .v,..._ `•.r.. 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' S"'. ," , `'` K„C,: .-� n W. �. - �,*� �yi<_ '# 7' i .sue S d cx. .� ",s ,.: 'M+ 4.•' 'i'-t e-‘,.: _ a fS,,,,,`/} -..z aah }- [ ;—k''f � d#r,'%a..w�,..r`i'b r�* F '�YZtz'' 2 p�'.”. Y'i'n's fl' 3 \Jj 7r s,.n;..Nvh fit' fi A : ,.4 ;� ,.v w�,,kk x� a�-�a—'��„r F�,`y��. '�e,..,;s,,..�.,3{ t,� x: u. r r 7 " ��i ."vs .�. � r. a 2�yh���' 2 .,;yCM�"i 3` �r�F4Ci.. K."n�'.x_i y�,,' � k $. ?'� ?..�� 4 Mvtry t ;w,. s -..�z ¢ rs a, A,„,,y, .rte +'4x: ... .,.,, e,...: r �k 4,t/, r,,"Lf `.. . ` "t. ' i .;.',Sk 3.t 'a? �., W S'.4. ,+ %M/_,,. „--,�4'X: � h �w.�r .�. RN� w�. 4� `r �.,t - g'-'-')/'--,`.fix '544th' "'t..', . ; *.'''Al` s '£ t $ 1 'or o �e �, •Sfia A- tel`routriun yi Wi g. .. d ,t Pre.. pllcatlon fleet.., ..w are., alt, Slx.6(G Montt. . , , , . . � .x � .t,-., RESIDENTIAL PRE-APP.MTG.DATE 7(l%boo STAFF AT PRE-APP: VF, 1-.t4 r ea APPLICANT: CUM mu/Its-11i Pak rhner" AGENT: 5n il& Cocew_Fnlewu-`Ff,.k Phone:(51 3) TO- a-PLI Phone: (5o3) 1(,g- a7a,-( PROPERTY LOCATION: - at` ADDRESS/GEN. LOCATION: 1115°1 ay.d III (e S 56k) hl ud . TAX MAP(S)/LOT#(S): K31?)5 DA 04471O0 d- 4600 NECESSARY APPLICATIONS: a i rcnn i)r6In on.St t/e. )(&v Pcrieh tA ruc.► -f- —Tq Iv Pre,reauce Ti pc IC S(ke 10eoelvprvtg-vui- Qecseur + l�c>;Ai . -tv ,3-cbcc.c-V.c: PROPOSAL DESCRIPTION: ?i(a unit- nuAl 4-i--Q ry c'L i ctet,e to r -AA 0.,,,,,,i ta'Lkt ac') • P COMPREHENSIVE PLAN MAP DESIGNATION: I?-■a Ik-lecl.ttim DenZotizi kfrptOkeM-'t"`oak QFts-IricI- -}z, R-qo Mecetum kitgl. - Oeln<.;∎-tz1 Pecavle(Arfira Otstrict- ZONING MAP DESIGNATION: (z-la. -t-v R- -ib C.I.T. AREA: FAQ- FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:Nalkt sq.ft. Average lot width:I)oW- ft. Maximum building height: LO ft. Setbacks: Front ao ft. Side ;0 ft. Rear do ft. Corner a ft.from street. MAXIMUM SITE COVERAGE: SO % Minimum landscaped or natural vegetation area:f-U %. [Refer to Code Section 18.?I0.2- I '5St wke-c.e Pict 01. r 6,-tG1 Mil/Mg,5 ILtulk reaA► c1-t V''e ZU tin t n tl of 5-1'r tc-1- ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2Y2 times the average width, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.0601 CITY Of TIGARD Pre-Application Conference Notes Page I of I I Atsidential Appliauan/Plannmt Oman Section i • SPECIAL SETBACKS ➢ Streets: • feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. [Refer to.Code Section 18.7301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.' SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. - [County Surveyors Office: 503-648-8884) FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.010.C.2. are satisfied. RESIDENTIAL DENSITY CALCULATION [See example below) — l of a ct.U2 c!its - l oS 9 = 3 3.�f 8'::y The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: y 2,,s(p �` I b�(1 tun i ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. [Refer to Code Chapter 18.7151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8.712 sq. ft. (20%)for public right-of-way 6.534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3,050(minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. 011 OF TIGARD Pre-Application Conference Notes Page 2 of I I Residential Application/Planning Division Section • • • BLOCKS The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18.810.090) FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.810.030.FJ /)/LT,1« ( 5iT r i-' ' ou ,O/ a� eU- ' a LfP PARKING AND ACCESS � �'`J` `��' ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. / > Multiple-family Requires: . spaces peg unit for 1Tedroom; for exo..v k 1.5 spaces per unit for 2 bedrooms; and' dcpzi,a lx-A, 1.75 spaces per unit for 3 bedrooms. efts _ <p , Multi-family dwelling u ' 9 - - - I -9 1 -• spaces s all provide parking for the use of f guests and shall consist of 15% of the total required parking. t5�. ySsPa_< NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.705 a 18.1651 BICYCLE RACKS BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS: Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. [Refer to Code Section 18.765) CITY OF TIGARD Pre-Application Conference Notes Page 3 of I I Aesidentiil Applicaion/planninc Dieuion Section • SIGNS . SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Adjustment application may be filed for Director's review. (Refer to.Code Chapter 18.1801 SENSITIVE LANDS The e provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVEL PMENT DUE TO AREAS WI E , 100-YEAR FLOODPLAIN, NATURAL DRAINA EWAYS, WETLAND AREAS, O SLOPE IN EXCESS OF 25%, OR UNSTABLE GROUND: Staff will attempt to prelimi arily identify\sensitive. lands areas at a pre-application conference based on available info tion. HOWEyER, the responsibility o precisely identify sensitive land areas. and their boun ries. is the respdnsibility of the applicant. Areas meeting the definitions of sensitive lands mus a clearly indicate on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, otection, or edification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED (THIN OODPLAINS. (Refer to Code Chapter 18.7151 STEEP SLOPES — `tf °ry 1. co-(o ki... . When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.0.3. UNIFIED SEWERAGE AGENCY(USA]BUFFER STANDARDS,RESOLUTION AND ORDINANCE IR&Of 96-44 . LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more • than 25% of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED AS FOLLOWS: CITY OF TIGARD Pre-Application Conference Notes Page 6 of I I Residential Appliation/Plannmg Gmsion Section • • TREE REMOVAL PLAN REQUIREMENTS A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18390.030.CJ MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.E1 CITY Of TIGARD Pre-Application Conference Notes Page 5 of I I Residential Appliation/Plannmz Division Section . . • 411 -k .' ,- ACCESS WAYS I• — 3of Go,&i . • ad I G."`b 6 cu-s Minimum number of accesses: a - 3a' tOt cQ.I Minimum access wi• h: i ' c . Maximum access width: Minimum pavement width: be cc S REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. (Refer to Code Section 18.7051 - CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT_ (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.795) - BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.145) Sccee in i.5 Vet Ck -C-1/1 petA,Kt ns lo'k Scc___ Ig7 c oso.E. The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: 4`r'u - c.I-0-ttk411 out ca- `e (ht lx --FcLkyt ') un ('� q M �' of �i� ralon9 the north boundary. —� along the east bound ry. cf Gexnr�;uc F dlttct(�cR Scvvj(a .v., alot.. }t,;.,i ttwl t v.,(,/G Isalong the south boundary. -> � along the west boundary. tf alrrF�4tft�� �1 a�n. ,.s dekc�c cJ� s�vtc frtwc�l.} con-L-It-lonu Ili=ca.,, , t STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.705,18.745 a 18.7651 CITY OF TIGARD Pre-Application Conference Notes Page 4 of I I Residential Applicotion/Plmning Division Section • • . • D A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and D WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling • unit. (Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT • plements the policies of the Tigard Comprehensive..\Plan and is intended to resolve conflict •etween development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory.., Specifically, this chapter allow. reasonable economic use of property while establishing clear and objective standards to: • otect significant wetlands and streams; limit development in designated riparian corridors; m. ntain and enhance water quality; maximize flood storage capacity; preserve native plant cover; ' inimize streambank erosion; maintain and enhance fish and wildlife habitats;',and conserve s -nic, recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO i ETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the;` afe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provision require that "significant" wetlands and riparian .corridors be mapped and protected. The Tual in River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cf . Major Streams: Streams which are mapped a "FISH-BEARING`STREAMS" by the Oregon Department of Forestry and have an average annual ow less than 1,000 cubic feet per second (cfs). D MAJOR STREAM IN TIGARD INCLUDE FXNNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEkS) AND BALL CREEK. Minor Streams: \\ Streams which are N T "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streap,is in Tigard include Summer Creek, Derry D II Creek, Red Rock Creek, North Fork of Ash Creek nd certain short tributaries of the Tualatin River. Riparian Setback Area: THIS AREA IS .MEASURED HORIZONTALLY FROM AND PARALLEL\TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). au Of TIGARD Pre-Application Conference Notes Page 7 of I I Residential Application/Planning Division Section • • • . • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this • chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. • [Refer to Code Section 18.791.030] Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of • structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. • Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially.disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required' by Section 18.797.050.C. that demonstrates all of the following: ➢ • Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five (5) years; • • ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and • ➢ The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.797.100] NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) >( 18.165(Off-Street Parking/loading Requirements) 18.340(Directors Interpretation) _ 18.630(Washington Square Regional Center).if 18.715(Sensitive Lands Review) 18.350(Planned Development) X 18.105(Access/Egress/Grculation) t11`4''"14 18.180(signs) 18.360(Site Development Review) 18.110(Accessory Residential Units) 18.185(Temporary Use Permits) 18.310(variances/adjustments) 18.115(Density Computations) X 18.190(Tree Removal) 1 8.380(Zoning Map/Text Amendments) 1 8.720(Design Compatibility Standards) X 18.195(visual Clearance Areas) 18.385(Miscellaneous Permits) ?` 18.725(Environmental Performance Standards) 18.191(Water Resources(WR)Overlay District) >< 18.390(Decision Making Procedures/Impact Study) c 1 8.130(Exceptions To Development Standards) 1 8.198 fireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) >` 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.142(Home Occupation Permits) 18.430(Subdivisions) >" 18.745(Landscaping 8 Screening Standards) x 18.510(Residential Zoning Districts) 1 8.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning District) 1 8.755(Mixed Solid Waste/Reryding Storage) 18.530(Industrial Zoning Districts) 18./60(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 8 of I I Residential Application/Planning Division kction • • IMPACT STUDY • As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include • impact study with their submittal package. 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 requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. - (Refer to Code Sections 18.390.040 and 18.390.0501 NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. [Refer to the Neighborhood Meeting Handout] BUILDING PERMITS PLANS FOR BUILDING- AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. P( °Ili° SU�IEru:i 'f7/l * a L eiivcic -t_ O'Oi ct0 [Refer to Code Chapter 18.75] fig,7°4 S. 050 . g 4. t,,,t 013 Of (-vtlei "fatcttI{(f5 CITY OF TIGARD Pre-Application Conference Notes Page 9 of I I Renideatal Appliation/Plannint Division Section • ADDITIONAL CONCERNS 011 COMMENTS: I /g, 366. 0/0_,:. /Vcde odd-d 5' re Cc1i0 a l'ot /J/be 5e//1CPnego, 41, / (;QG, 090. f- 7 c5-Ace,,ic ULc..1da Spin) / /f2-G' 1), ft. o?/ droop-n o/7?-/ o2 lJrn- m� he a (x f-doci) Spe=-c_e !a` Gitidon 7` a Ai, g, 36,6. v50 -/4 3 • f)efe4,- t° - oth -7anial aDu 3 / fiv f 3e f&c t ib Iea4 r side a,t cf a C 7/c. A2—.c. ha_c/t wc".ld i1ec o-e /z e. evp iu,-ev, iO11.1-e `,0 f l t.ctct( c ha_cf-, L-o a-g&;,( -cv/ /ht, ._1_ /.• . 7 7, ) It f tic.J (u 64u-/e c.Lt....) cL-s /8. 370, OZO. B.2, fie u,Lrti + K �E L i� '/ col !u •e �' a c/ /o:376.a/o PROCEDURE ,t2 1 /I�to- W/1'ct c )C /� VeA or •u.t.ef � ( Q . Administrative Staff Review.111 51.1e De(-)6lv69n ��cr. -/y Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. -I'm £cyP/�K �)rvle,idrr APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be • returned. .Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2'e x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or Administrative Decision. .Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 10 of I I Residential Application/Planning Division Section • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard • • . A basic flow chart which illustrates the review process is available from the.Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. . - . This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. failure of the staff to provide information required by the .Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective..applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements pnor to submitting an application. • ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). 1 PREPARED BY: al,(^&- CITY/1F TIGARD PLANNING !VISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX (503) 684-1291 E-MAIL (staff's First name) @ci.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 PTV OF TIGARD Pre-Application Conference Notes Page I I of I I Anidmtiol Appliationnnnmg Division Section w"; rE : e�`� - M � x k v : -.'..i�•. ' .r'.z n. �� A 'fA t:I F.aR Or � x: .:'. W '°: °.,v., : A ` -'„ " • ,7;_ � 1 t �� az f?iw rn �w -t ts 4r s �as4s g .q �2 � m.ry kr .+ . : 1 CRN E_ ITE �. r: "' "zip# G4, & R,,,-m . pe ;r � t i € : PRE A LICATION ONFEECO � *x,'� a:': ~d; ;;+. . xi w. f p " if;:vk'`% Tg fi->:;. %„`ir{eAt- Ny., + ..a z_� a ' t"ya S a7�:d�',t z�Af a,,,3`.i� : � <� # ,,a,,•tr `a�,,,.£ �<"4.- C.= r . n�St ' A y , c.'4;",c .. .� •. �7`L<7.' -" a, � � „A;_ r , e .4. =-3. `EH 1 EER ING SEC TO Ilg°.. Cornmunt - .De velop ment - - 'q., - ``tip p` R' A e �'z'i z.w i`� - r� S taPi g-A.Btter.. • - .,Coiriauiiti . PUBLIC FACILITIES Tax Mapfsl: 15135 DA Tax Lofts]: 4100,4600 Use Type: Affordable Housing The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Hall Boulevard to ??? feet (Depends upon the final ad ption of the Washington Square Regional Plan). (141_4. -,S t r-{zibr . . ❑ SW to feet ❑ SW to feet • (1 SW to feet Street improvements: M 1/2 street improvements will be necessary along SW Hall Boulevard, to include: ® 25.feet of pavement from centerline to curb I concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk ® street trees spaced per TDC. CITY OF Tf6ARD Pre-Application Conference Motes . Page 1 of 6 Engineering Department Section • ® street signs, trallkontrol devices, streetlights and a teear streetlight fee. ❑ street improvements will be necessary along SW ,to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑. -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb El storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-ApplicatIon Conference Notes Page 2 016 Engineering Uepertment Settle. • • Agreement for Future Streprovements: • In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval ' may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Hall Boulevard. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect the new buildings to public sewer. Water Supply: The Tualatin Valley Water District (TVWD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CRY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Englmaerles Department Section drainage plan for the site,40 may be required to prepare a s ' sin drainage analysis to ensure • that the proposed system will accommodate runoff from upstreamr6perties when fully developed. Onsite detention is required. ODOT will likely require detention design to meet their standards. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • Joint access: ODOT may require an upgrade of the existing driveway to meet their standards. Contact Chi Mai, at 731-8542. t, 4st W m— Fl O • Cer-r(�'r �+� 1�% @ Qtr A‘z 'Lo V�-ttil�- W►►� P,€A �,R�� R'� R�. �(• ptec ror w A tR,,p. T.46rf wo STTD-1 TRAFFIC IMPACT FEES II In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. CITY OF TIGARD Pro-Application Conference Notes Page 4 of 6 fngleeerleg Iepertmeot Section • • PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • Building Permit (BUl This permit covers only the constron of the building and is issued after, or concurrently ith, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. • GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - I eI NGINEERING DE'ARTMENT S FF Phone: (503)639-4111 Fax (5031684-1291 i:lenglbrianAtemplateslpreap notes-eng.dot.doc Revised: April 21,2000 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engloeerlog eeeartmeatSectles • •. Quasi-Judicial Comprehensive Plan Amendment:Applicable Review Criteria Tigard Development Code: 18.390.060 (Type IV Procedure); 18.380.030 (Review Criteria for Quasi-Judicial Plan Amendments) Tigard Comprehensive Plan: 1.1.2; 2.1.1; 6.1.1; 7.1.2 (a&b); 8.1.1; 8.1.2; 8.2.2; 9.1.3; 12.1.3 Metro Functional Plan: Metro staff will have the opportunity to comment on proposed comprehensive plan amendment in terms of compliance with 2040 Plan. Statewide Planning Goals: Goals 1-19 . a • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefull in con'unction with the notes •rovided to ou at the . •re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development.staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: Date: -11 5r by 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED SOi - In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): 1< Vicinity Map Preliminary.Grading/Erosion Control Plan Existing Conditions Map -1 Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan Site Development Plan Architectural Drawings Landscape Plan i( Sign Drawings 'If-- a eltco.ic,k. Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH PAS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. 17) ;///1!=Zr SOR — 07O ropes '121 Pia n (op( City of Tigard Land Use Application Checklist Page 1 of 5 • • 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: Traffic Study 04 re e vl Lan Ma __ ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation V- . . .. . _•• _-- - - -.. .. . - - - - Analysis Cw-.e■9 C/A /C e tt,"-k I wA- %_ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map • Showing the location of the site in relation to: • Adjacent properties ❑ ♦ Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map • Parcel boundaries, dimensions and gross area - ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) • Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: ♦ Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ • Other site features: • • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ • Location and type of noise sources ❑ Locations of existing structures and their uses ❑ • Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 0 • Locations of existing dedicated right-of-ways . ❑ Subdivision Preliminary Plat Map The proposed name of the .bdivision. :. ❑ Vicinity map showing property relationship to arterial and collector streets ❑ Names,addresses and telephon- umbers of the owner, developer, engineer surveyor :nd designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivide. Names of adjacent subdivisions or name •f recorded owners of adjoining p.' -Is of un-subdivided land ❑ Contour lines related to a City-established b: chmark at 2' intervals for 0- •% grades and 5' intervals for grades greater than 10% ❑ The purpose,location, type and size of all of the • lowing (within an. -djacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 v- is or • eater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pa •ways and other la encumbrances ❑ • The location of all trees with a diameter 6 in, es or greater measure. : 4 feet above ground level ❑ • The location of all structures and the pre -nt uses of the structures, and . .tatement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision ofsubdivision improvements ❑ Existing natural features including rock outcroppings,wetlands and marsh areas The proposed lot configuratior)s;lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing inf mation cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and su itted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan (e.-&L1 ,-F cyet.cc-6L ) The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines - ❑ Description of parcel location and boundaries ❑CI Contour lines (2' intervals for slopes 0-10%or 5' for slopes >10%) Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4'above ground level ❑❑ All slopes greater than 25% Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 • • Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ • The locations, dimensions and proposed names of the following: •. Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation S ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas - ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ • Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ • Location, size and species of existing plant materials _ Cl location, size and species of proposed plan materials Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 • • Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways • ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • is\;curpl n\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 �' 7;r �i �f l.f,,,,,6 r,,,,, � 'ix.4. . 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J'` i�4 Y t f. ?G.• 2.,7ry y F t ,fr i n .- �}s '� ‘(-1 `J ,,r s 'r ��r� /�uur^�1x�noaiEi r '. x ,� ;r �r Y 'i4++14. ;1 :'ri, ..� d v uz rea np -,,,-4, x=. ;3 5 ,"F• `4:'° ,:n: :+-' 1.-F.,,. r,,,�� �t�+�. "�•�`ry'{i�'` '�'d v ro,t».of`.ov'+'Ni'""k� �d��9Ae t. a • • MAN A COMMUNITY PARTNERS_ FOR AFFORDABLE HOUSING, INC. P.O.Box 23206 • Tigard,OR 97281-3206 • Tel:503-968-2724 • Fax 503-598-8923 July 7, 2000 Julia Hajduk City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 Re: Hall Boulevard Development Proposal Pre-Application Conference Dear Julia: Community Partners for Affordable Housing,Inc. is requesting a pre-application conference to discuss a proposed multifamily development located at 11159 and 11165 SW Hall Boulevard. The proposed development will consist of 26 units. We have enclosed each of the required items on the City of Tigard Pre-Application Conference Checklist. We are requesting a conference the week of July 10. As you may know, we completed a pre-application conference in February with the City of Tigard, but for a slightly different site plan. We have developed a new plan which responds to a • variety of issues raised by one of our key funders,the State of Oregon Housing and Community Services Department. We have changed the building orientations to allow for greater sunlight and a central play area which can be seen from all of the units. The welcoming presence on Hall Boulevard remains the same. The design remains preliminary and we look forward to discussing any specific issues you might have. A few areas we'd like to cover in the meeting are: • Zone and map changes from R-12 to R-40 • Parking ratios based on our survey data for affordable housing complexes • How our right-of-way improvements will impact adjacent properties I know our architect, Brad Simmons(Carleton Hart Architecture, P.C.), has been in touch with several individuals from the planning department to discuss these and other issues.If you have any questions in advance of our pre-application conference, feel free to call him at 243-2252. I can be reached at 968-2724. Thanks in advance for your assistance! Sincerely, &Lae", F".1 Sheila Greenlaw-Fink - Executive Director 1 15 �1 UPI- EX15T11.1 ACCESS RcaA D E)C15TIN(= I-AND xAP1NG 1 . fit , a: P "P.. 7 -/ -010 ' ,.-.:_,-_.... ..:. ._____ ..no. .........1 v• ji�a_a, 24'_0" ,a- - `1 I • B • _ a I 2n sErr�acx 3 SToR 5u1L.D1, '�'I l5' Rl6+-fT- oF- t�ni) In :tiller ii :t."'V' 7- • F.:::11 Mir 11::211111 Fir: 414 . ,...... ...1107.1r,me aseslirmi11. a"ililiairalg: BR emu.■. a 1I r(u•: .sr`/�/�11111�■w - 1 vOr�v1VV'/l`1♦I t`VCT'cJK5.. if \t'k\ 1.-1-.' ,. .4"-.11111tquilreglialliliMegre Di I an t . Si }Or..16 sosi III . 1:• .:::: . .. . •�F m �Tnwn,_'. '!'!!! i - • ••• - .1111m, comPACT mill !!!:14r4tUiturmy.%VIE" , ...alia 2 , P� mom 157L'�RI E5 uii��♦ �e�■■ ill ,, in . SeolE.1 Ell NI Ma.. isig....:: :::,WE in . . . .. la wa►L.L :M�� S�� IN CoMmUNirr call •. ( J• Mil dJll. ..r■■ I J i 1� • rn! 1 TbRY ....! ` Dlt�1C� u■■r I S'TnRY ' esict.sDsogriE Hiliw.---....rz:.-.-.,,,, _ ___,, ,_ WAIL_ tiri•.".■ jilt... , -I.... . AO.., ( ....&I ,.. • 1 I I 1 k.: ... 311 - ImAniassgaisrastutem 0 ii::. . •;..:411_::.:. •...-.. "iii:. •.• 1 :. . Co' WALL 0 - HAUL. 6OULE.VARD HOUSING - SITE PLAN ( *. 7/7/00 C ARLE TON HART ARCHITECTURE ,I% • e5 ao So . • 0 -SW LUC1LLE. - IMPRo"‘ED STFsEg-?' pg1YEv,,,,,AY T° , p .TMesr PA`ear:, 120.1 VQWA( -1-=> Aptkftri.inw.crs - P.'ai.p I7RI VE.Vcli4Y T° R(LS I G F1-L- UK I N1 PFkoYe_p ( UN IM NEWAY RES ipg�1c.E.- DR I YeDese~ '7o RCS(1:W4<-6.- ----3 UK I McRoa-D ( ,p aW DO REST DeNCE- c4a5e3 Rcr4D "T1:, A R4RTµ t 1MPRo,lpp _pFttv6vY TO M C 1L.T(PIJ& RC31 P .t..4 MS -U/4IMPRAvEA : Li, i • SITE y dr �._PRNEW�4Y Tb RESIDEKE- UKI ktPRoV .D di ' '` P (V a�4Y To aUSUVES - a- 4 ---C .l1 n-PRp"tmD DRIYCWA1 Teb ..I 12.P51CIL( -a- —) J 4---- DRIYE " 'r -mt. KLS(G£hlCE- A f U [IM Pq�YEA - Y V -A00:14-WO I RHM DR.Neey emy -Tc, R!.'S1GsfiN[cE_- UKI M PRowC17 vi Q R65IP NCe- DRI1rRvrra�( Tc (3c•l51t4 - ' UN(N1 PR�`/6.D 5W PFi4FF LE - ��1M P FIIcI'I D 5T"RaFsT I" = 1501 .1 IL` e ?d' /ad 110' ', APPROACHES OFF OF HALL BLVD HALL 15oUL8VARD HOUSING: c La-r J HART ARCH ITE-TVRE .... ..... ., .r .._..r+A�n.u\'YM'.�dlU 1'AA ri;,..M.ri.w.. •1_.,._... ...w•r.•i::....u...: •... . .. h'' ._'1S' • 2'!L . �I NORTH UNE OF PROPERTY PER 5.N, 25365 y�0.4<4 4" /0 _ _ BASS of BEARINGS ©To®284.39 NS. d s t I / —. N.85'41'00'w. 259.40' ` — — 15.01' 3 1' /l l_-� 244440' J.•os.ee k i 1 . ti y- _- ._._.`...._ r - � 1 �I ► o'II). V I . INCRESS EGRESS V 4. O �� i EASEMENT FOR 1 I H h I Qty•.oc PARCEL 2 I V 0 J.. N es il'oo'w. I •.,: .AR(.4.•'J1;9.70 S•F. 0.00' ', N h 1 �. �i I ? It .. .-._..__.,_ 75..04' 9 �i � I 1. ■.Io I �_war USE Or PROPERTY '4, PARCEL ? PER IN. lose ` AREA: 4790 S.F. e Q I 1 QC` •1 1 \ V !' V f 1 ... O• NE0J, 0 p 170.00 — .,•0 75.39' ®�l5. 0 kE'LD I■ -,� . • /#48.171 79$J' _ I 1". — _ £S rI(Z'Gt0'E. ?J�J9' — NaP71+� U� .Ovti4 ( 1- 1J AS PE, N`� b. W SOUTH UNf LOT 1/ . cry I. C^ , Ia , � . I . L eCI EN,D I \ 50.00' \ `•I 1 • = FOUND moivaLENT AS SHOWS , I NELO GAR I ©/NO J //1- ALUM/NUN CAP 0 = SET 3/r X 30' /UPON ROD WITH �i , U,SBT BOOM' 9, PAGE 469 YfL10W PLASTIC CAP ILIRKED 0#7J. !J f FNO 1/2' /.P. CH.1Sf, JGWES et ASSOG: O UP 0.1' I � A/S. �{/fASL+REO . c7' ` PLC /,P. - IRON MP( /J S3 i:.. ...kor Ij� /.R. s IRON ROD ':::;i tA \ti''' �s o VP,C : rtLL OW 1 PLASTIC CAP ' , . . • • .- .ILL:11 SELLER'S PROPERTY Di SCLAOR REALTOR® -=Seller-. /4/ i�7— Property: The real property situated in the county of t/4Rs/`4//M- , )c state of Oregon(legal description):P0512:777701) Pi< //`S= pO /67-)46/ /� ,- and commonly known as (street address):///S '4 9%'OL V2 77‘4O , If Notice to any buyer or prospective buyer to whom this disclaimer is given: Except as may be provided otherwise in a writing signed by the seller and delivered to the buyer, seller makes no representations or warranties as to the condition of the Property or any improvement thereon and that any buyer thereof will be purchasing the Property "as is," that is, with all defects, if any, apparent and not apparent. However, Seller is not exempt from disclosing any known material structural defects. Seller ❑ is ❑ is not aware of any material structural defects. If Seller is aware of any material structural defects, Seller should attach a written explanation to this disclaimer. YOU HAVE SEVEN BUSINESS DAYS FROM SELLER'S DELIVERY OF THIS DISCLAIMER TO REVOKE YOUR OFFER BY DELIVERING YOUR SIGNED WRITTEN STATEMENT TO SELLER TO THAT EFFECT. YOU HAVE AN OBLIGATION TO P R ORMW E DILIGENCE YOUR OFFER TO PURCHASE IN GOOD FAITH. Seller's Signature �.�c 4 '6 -' — ' i /!i � Date 1�, 19�; A.M. P.� aller's Signature wee, DateF=/z , 19,Pe; �M. --‘ .N I acknowledge receipt of a copy of this Seller's Property Disclaimer on the date and time noted below. I acknowledge that, except as otherwise provided above, I have not relied on any representations by Seller or any real estate licensee involved with the Property regarding the size, condition, utility or any other aspect of the Property. If I acquire the Property I will do so relying solely on my own investigation and information from sources other than Selle any real estate licensee. I❑ waive ❑do not waive my statutory right under 1993 Oregon Laws Chapter 547, to revoke any offer I have made or may make to purchase the Property. I acknowledge that I have been informed of my rights under 1993 Oregon Laws Chapter 547. st.<,:la G.-e,o,-,lam,. F",, (4.4.--, -f,+-- CvVvirn �a.., s -fw Date rill-, 192/; q:,OA.M. P.I■ Buy s signature 1 Print Name Alily► .pA,LQ t4vs�y , . U Date , 19__• A.M. P_K Buyer's Signature Print Name A copy of the foregoing Seller's Property Disclaimer was delivered to Sft'n//,4/ 6./Z55/7/44 FiA/ie(Buyer) on Pg.( 1,21 4?-7 , 19_ , M P.M.;❑ by telefax that date and time to (buyer's telefax number) ( ) - or (other delivery method) /mil ,ZCI . NOTE: DELIVERY TO ANOTHER REAL EST TE LICENSEE FOR DELIVERY TO BUYER IS NOT SUFFICIENT! REEA�LTOR° firm making delivery: ��� i ' G%fC.0—<<s��fit5 By: / ,/-t A s!.4. v De 2 4V4 • Agent N, 'ID Portland Metropolitan Association of REALTORS° (REV lass AUX-3 ^e-∎*^.• REALTOR'S COPY -Sent by: JetFax M910 20326; 01/04/0 15:14; JetFax #642;Page 8/14 c I t • • SB 04 •E 2471 • 2400 `O .63 AC. • c Cr . QN tIY 311 266.0 Lai •r- _ _ „till 2401 "^1 too .56 AC JM r f7 (.= t R°r O 6,,ac Vg C.S.6655 �at•ar'E () ? 165.si 2402 .44 s1C. * ,r! 200 ∎ ^ I0 '• ° .6/AC. - • 144.40 I N P4116•41 00"w a et. 4600 , `b „ ik g RES 73AC. 0 J . 300 SLATED r� I ' ° 73.$4 � ; .6/AIC, o X4700 a 1 0 • y c.t, cc, s 2 NO. ss 2202 g .57 AG I J 400 .46 AC ' ° J _ ,-.. -- _ — INTIIL POINt !— T 'r • ' •+ • :; •RLMAM1 ACMCS ISO o.. -...-.�� W r+ 66•.6 VACATED TS- *� a • — _. --I : , _ — — - 500 " I 2200 70' ii� �,�.�-. ....... _ i o .Z6 AC. g g /.SAC.•�''t c 3800 In la ,�C, , 0 2100 )4 _. • .624C. 4 o 700 • " BLK w' .6s AC. p A THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY This map is made solely for the purpose of assisting in locating said premises,and the Company assumes "' no liability for variations, if any,in dimensions,areas, and locations ascertained by actual survey. • , Sent dy: JetFax M910 • 20326; 01/04/00 15:11 ; Jeta'itx #642;Page 2/14 =OREGON TITLE INSURANCE COMPANY PROPEROkROFILE= Washington(OR) fOWNERSHIP INFORMATION Reference Parcel it— • 15135DA 04700 Parcel Number :R2077396 RTSQ: 01W-01S -35 -SE Owner :Cahn Marvin S&Majorie P Trs CoOwner Site Address : 11165 SW Hall Blvd Tigard 97223 Mail Address : 5795 SW Cranberry Ct Beaverton Or 97007 Telephone :Owner: Tenant:503-598-4598 • SALES AND LOAN INFORMATION Transferrea Loan Amount : Document# Lender Sale Price Loan Type Deed Type Interest Rate %Owned Vesting Type . ASSESSMENT AND TAX INFORMATION Land :$53,100 Exempt Amount : Structure :$69,240 Exempt Type Other %Improved :57 Total :$122,340 Levy Code :02381 98-99 Taxes :$1,444.92 School Dist • TPROPERTY DESCRIPTION • Map Grid :655 F3 Class Code . Census : Tract:309.00 Block: 1 • NbrhdCd : WSMZ MiliRate Sub/Plat Land Use : 1 014 Res,lmproved Legal :PARTITION PLAT 1998-038,LOT 2, :ACRES.11 • [-PROPERTY CHARACTERISTICS- Bedrooms :2 Lot Acres : 11 Year Built : 1959 Bathrooms :2.00 Lot SqF: :4,791 EffYearBlt : 1959 Hear Method:Forced BsmFin SF : Floor Cover :Carpet Pool BsmUnftnSF: Foundation :Concrete Ftg Appliances. : BsmLowSF : Roof Shape : Dishwasher : BldgSgFt : 1,120 Roof Mar! :Comp Shingle Hood Fan : lstFlatiFr : 1,120 • lnteriorMat :Drywall Deck UpperFlSF : Paving Matl :Concrete Garage Type:Unimprov Porch SqFi Consi Type : Wd Stud\Shtg Garage SF : 520 Attic SgFt Err Finish :251 Deck&jFr • • the/nformctton Provided Is teemed Xe'rabte.But Is.V (Guaranteed. • • , ' Sent by: JetFax M910 20326; 01 /04/0o 15:12; JetFax #642;Page 3/14 -.....f_ Isis 2401 --, 00 .5 6 AC \1 /Jr J / G r ° e. 0 .61 AC. _..,r �� e CS. 6655 s8a°42'E CO $ 265.97 ` , 2402 . L .444G. a 200 I0 � ° .6/4C. -�- 264.s --, 244.40 I Nile°42.00'1w Ili tr" 4600 `�� 2 u .73AC. .5 t . a �• li 300 4. 4700 .. % g 0 , en_. .//.4C of , cc (D 2 $ ..d 4..r47,Ledi 4r r 90 I 4 2202 —1 400 .46 AC: c .67.4C. ..1 �,— r INITIAL POINt liCir No r\ .� r1 ,r- II.- GRAHAM ACRES I — — 160 o 1 — 2200 X01 P4 500 Pi 1 1 o .26 AC. e M 1.5/•40. • . t 14 k i 1 t 160 200 . c 11 .62 AC. TOO T .- N! BLK'tI' .65,4C. rt : o . N__ ... 'II —r ' r-1 A r-r THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY This map is made solely for the purpose of assisting in locating said premises, and the Company assumes "'if no liability for variations,if any,in dimensions,areas,and locations ascertained by actual survey. ......«... I ._....0 mot _/ ' — . : :' v� _----------- ' - -_- --____ .." \4N N 4-0, oft"-37-71._ Yli Alb � '.,_ - i - ..0,.II. -.._,01..,,, ,-----=-%,..,, ----..,,. , .•- ...,..---- ___-,...... -)--,tx , ••• 4tioatio _ - tp-d.......r7aromp-O.,- .;'•:01111,1- :--,-- ...14.------Vi---- N , ‘■1■1;•:"Ilhipmsor-- 11. ri '. �� _ ,1a :, ° ;o l} 46 0 �,,- \ \ � ai y � • , ail a a°o. - .�+ °`"8� sr'p j , • off ' � _ JI1 �M . ' r '�15 � -0-° _ i -r a-, '�� �� dam- *Itli*Ik4.6161-' �`I� . ._ „•.�, mi*► An�r`lo...° r -4 'ice' ; ! -I I• '' ' '-aciat "'” ---:- T. :,,, , . -141: 044!-',W,"- . Ir I --- :--et."- -..- - -- II • „?..,...... '°• •• .:r - hl ! a.— '.._. 1'k.1- • 11,100, i e/ omll��� Ofir ti—°--� � :In �' . ��• It it. Fic:7,7*,..,tiO.14 I-I I MN* o Nadir.4 - .7 - -''' • • .fr ' IN /427** . 7 `''. I .. 4-! . 9-T-C''. , --‘,,- i ' - --- .° :1111.#5-411N re • s ,I, .,.. v.; 1.7 ii . — . _..... --4-.. , 1::s....._. i ,.,,,,,,,* : ,, : ,14,1> .,,,• it r,t,..■ ---1--._ -....r ip ___...).•' -sir• ,--Arai ■ 404', • .iii 6 .__ ---- . ..:' 1 . lk:,,aik/ •".1,s•-;!. e.°-•••‘•.4°., •• . IV 44.1144r, 'S•44',..),P:''1.41‘ Q--.6—:‘ -IA/ . '‘. - .., ll ....\ I . ...tri'711 7 . i . 1 I I _ 1 I . .. I.:.....7-1 ___ r, • __.... __.._ _ ___ __ - - - - _ ISE..4i35lt S.RIWwM( 4220 SEC Topographic map • • „ LcA4/8-Aor • _ ---. °--.01--(' '''' ,---.\\- -------------- • • X _____ _.......ii • / 10%. \'Alka}IVIN .,,,, _-__..... , _ .._ ..._ 4 ___.„----} _ ___,,:. In ...A.A., .."---■-, ip mo ' / \ r`,.. . ,,...... . . . . rte.` ... 1 „...6 ,, ,`., CBQ) .192 d / .194. •°; ' ' PLC 9 1 4 am , _.--:-:-_--,,,,.... �, ,. Subject I - ;� _ 101-- - -I e, 1 .4u _:-_, �� 1 rr---�: ' _ 0- ..„4,,, , . .\, ,.you . , .. c i .. 4 :00 0 L.-N"----1” z 0• dab ‘NP2rr Lse ‘.‘ '"In-7 7.c2. c:r .7..' ".. '”. 9:3 afr.- 0 ( \ 1..~ l___......___:4 1 0 Mil . Allet - \ 0 211ilip; All.i!o,NW CI....Q.!' 5 \ ',,, i C.= "'.. -To ..- - - ---- , ,viatt:Rt.'s ` X ,. O S.;, _A___..) ' till'il 4 petyNk \‘. .N..,1:1 j au— i ° a xa .4„,`X x--L,0 .Topographic Map 11165 Hall Blvd • • AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) 1, J I I I S h e r mq r, , being duly sworn, depose and say that on J.. e ~^ , ?POD, I caused to have mailed to each . of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) II , S9 uncl I11 6S Shi I- 01f 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 t'1 u . ^ S f . T. c) co- with postage prepaid thereon. A ature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2- day of _ ;49200.3 OFFICIAL SEAL ^= SHERMAN S.CASPER AL//1. ct <()(2/44_ -� NOTARY PUBLIC-OREGON COMMISSION NO.323409 MY COMMISSION EXPIRES MAY 13,2003 NOTARY PUBLIC OF ORE...IN My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) T NAME OF PROJECT OR PROPOSED NAME: v , l I u )e I.-►u s h 1 n9 }o IA S y o a r e TYPE OF PROPOSED DEVELOPMENT: 2 G - •-. n • t m t - I Name of Applicant/Owner: C_Orn m.r n.4-1 P c r r 4-n e r, for A Pr c,r;l u h le 1-1,-) ..) -s, ,n Address or General Location of Subject Property: I I I 5 ti a n d III 6 s s.� I-1 4 1 I g I.ld _ Subject Property Tax Map(s).and Lot#(s): I S 1 3 S DA 0 1-I-1 u o 4-6 0 0 h:Vogin\pattybnasterslaffmail.mst • • AFFIDAVIT OF POSTING NOTICE WITHIN:.SEVEN(7) CALENDAR;;DAYS:OF THE:.SIGN:'POSTING,RETUR.N;THIS.AFFIDAVIT TO City of Tigard.. .:,: ;Plannin Division;: :<::::.;. . :..:: <:.:;; ;::; >. :4X25sSWHa i 1$0ulevar d >`: ::' :: ::::: :: :.::.;;::;.:...:: :::<.;:;:;:;>: >:>;:::;:>:Ti and<OR>.9.7223;<<;:::: ::«':<:<;::<<;::::::::: :<:::' ::;;::: ..;; :::::>:>:;:>:::< ::>;:::: ' I, J ,HI S h e r m a r , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) Iti S9 II I6s sw I-IoII Bt..d . , and did on the 2 ` ' day of J u 11 , 2 e12 o personally post notice indicting that the site may be proposed for a C _cimpre hen c, PIc Amend ?c:,Q ( ha nc e . S. -e Deapplica1ion,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at I ' ' 5 9 S w )—I 4'I B ' J (state location you posted notice on property) iJO_j---c-2---------- Sig e ure (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the day of ,IT?e,-,° I OFFICIAL SEAL . - _ SHERMAN S. GASPER NOTARY PUBLIC OF OREGON `,�;,i NOTARY PUBLIC-OREGON COMMISSION N0.323409 My Commission Expires: MY COMMISSION EXPIREr::;!:SY 13,2003 4.. ______-Titt4.44...4.-c.....k.... 0...14,-1,--...... (Applicant, please complete information below for proper placement with proposed project) FNAME OF PROJECT OR PROPOSED NAME: s.'. 1 S u 9e o+- 1,—t 4 c h a.,/ F c Sc .; fir e TYPE OF PROPOSED DEVELOPMENT: 2 C • • t- m ✓ 1 t`, .g c m, i , Name of Applicant/Owner: C e m oft n , y P G r n .a s p or A r--Pc,r J u b t e H e Si' ; ,A 1 I Address or General Location of Subject Property: i , , c 9 ifs CS -SW H u t g 1 LSubject Property Tax Map(s)and Lot#(s): 15 13 5 OA G 1 c G * L 6 o o h:Uogin\patty4nasters'attpost.mst •\/ • 1 S 135DA-05100 \\'c 1 S 135DA-04600 2000-014 PARTITION PLAT CAHN MARVIN S&MAJORIE P TRS OWNERS OF LOTS 2-3 5795 SW CRANBERRY CT 2993 N CANYON RD BEAVERTON,OR 97007 PROVO,UT 84604 1S1350A-02202 1S13 BA-04700 ALANDER BONNIE R/NORMAN E CAHN • 4' IN S&MAJORIE P TRS PO BOX 2619 5795 S ■• NBERRY CT WHITE CITY,OR 97503 BEA ERTO , •R 97007 = __ 1 S1350A-0220 1 S136CB-01000 ALA E ONNIE R/NORMAN E COWLEY TRUMAN G ESTATE OF PO B 619 4626 VIRO RD W E CI ,OR 97503 LACANADA,CA 91011 1S 136CB-00890 1 S135DA-00500 BECKHAM PAUL D AND DEBORAH R GRAHAM DON G AND 8485 SW PFAFFLE BROSSIA PAUL F TIGARD,OR 97223 11260 SW HALL BLVD TIGARD,OR 97223 1S 135DA-00400 1S 136CB-00700 BERGMANN KENNETH&DONNA GRA ••M D• • G AND 10726 SW 63RD BROS ; 'AUL F PORTLAND,OR 97219 11260 =A ALL BLVD TIG' •D,OR •7223 1 S 135DA-00300 1 S 136CB-00900 BERGMANN KENNETH L AND GROSHART JAY ROBERT AND DONNA J BETTY R 10726 SW 63RD PLACE 8465 SW PFAFFLE PORTLAND,OR 97219 TIGARD,OR 97223 1 S 135DA-00700 1 S 136CB-04400 BROSSIA PAUL F AND JAPANESE INTERNATIONAL BAPTIST C GRAHAM DON G 8500 SW SPRUCE ST 300 4TH ST TIGARD,OR 97223 LAKE OSWEGO,OR 97034 1 S 135DA-02100 1S1 35DA-02402 BROWN MARGARET ANN JOHNSON LYNNE AND R BLAKE 19065 SW JOHNSON AVE TRUSTEES ALOHA,OR 97006 2445-A MAKIKI HEIGHTS DR HONOLULU,HI 96822 1 S 135DA-0191. 1 S 135DA-02500 BRO I ARGARET ANN KAULUWAI CORPORATION 19065 : JOHNSON AVE 2445-A MAKIKI HEIGHTS DRIVE AL•• A,O' 97006 HONOLULU,HI 96822 1S135D -0200 1S135AD-01600 BROW GARET ANN KAUL ORPORATION 19065 S OHNSON AVE 2445-A IKI HEIGHTS DRIVE ALOH ,OR 7006 HON ULU, 96822 • 'S • 1S 135AD-01700 1S 135AD-01706 KAUL CORPORATION MOLBERG RUTH E 2445-A KIKI HEIGHTS DRIVE 8850 SW THORN ST HON UL , 1 96822 TIGARD,OR 97223 • 1 S135DA-03900 1S 135AD-04600 KA;Ai RPORATION MUNOZ LARRY AVALOS& 244 HEIGHTS DRIVE BARBARA ANN HO96822 8580 SW LUCILLE CT TIGARD,OR 97223 15135 -0380 1S135DA-00200 KAULUW ORPORATION PECK CHRISTOPHER D& 2445-A A I HEIGHTS DRIVE PECK RHONDA L HON ULU, 96822 11120 SW HALL BLVD TIGARD,OR 97223 1 S 135DA-02400 1S135DA-00100 KRAMER RICHARD D PECK WALTER D&ELIZABETH M 11035 SW HALL PO BOX 23789 TIGARD,OR 97223 PORTLAND,OR 97223 1 S135DA-03500 1S 135AD-03700 L N PROPERTIES LLC REDFORD DELPHIA E 11481 SW HALL BLVD STE 100 HAEFFELE LOWELL E&JAMES F TIGARD,OR 97223 15216 NE 144TH PL WOODINVILLE,WA 98072 • 1 S 135AD-01703 1 S 135AD-02500 LANG DOLORES MAE SHERWOOD LARRY D&KATHLEEN L T 10980 SW 89TH 10220 SW GREENBURG RD#225 TIGARD,OR 97223 PORTLAND,OR 97223 1S 135AD-02300 1 S 135AD-02501 LEE VANCE R SHER D RRY D&KATHLEEN L T 10915 SW HALL BLVD 10220 S ENBURG RD#225 TIGARD,OR 97223 PORT ND,OR 223 1 S 135DA-02401 1S 135AD-02502 LEMUS MARIA H SHERWOOD LARRY D/KATHLEEN L TRS 11075 SW HALL BLVD 10432 SW MORATOC DR TIGARD,OR 97223 TUALATIN,OR 97062 1 S 135AD-03200 1 S 135DA-04800 MAZZUCA LOUISE STARLING DAVID W&MARINA A 10000 SW 90TH 2993 N CANYON RD TIGARD,OR 97223 PROVO, UT 84604 1 S 135DA-02801 151350A-04900 MCTAGGART BRENT STARL DAVID W&MARINA A PO BOX 231207 2993 N NYON RD , TIGARD,OR 97281 PRO , U 604 3 • 1 S135DA-05000 ST LING AVID W&MARINA A 2993 NYON RD PROV , 84604 • 1 S 135AD-04500 SWALL DALE L 8542 SW LUCILLE CT TIGARD,OR 97223 1 S135AD-01702 TOZER DAVID A II LINDA S 8770 SW THORN ST TIGARD,OR 97223 1S135AD-01701 WYATT CHRISTOPHER S&ALLISON A 8820 SW THORN ST TIGARD,OR 97223 • /V • Naomi Gallucci CITY OF TIGARD 1 1285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 11250 SW 82"d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 91223 John Snyder 11100 SW 82"d Avenue Tigard, OR 91223 Jack Biethan 1 1043 SW Summerfield Drive, Apt. 3 Tigard, OR 91224-3316 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 91223 Dieter Jacobs 1115 SW Spruce Street Tigard, OR 91223 1 . INPriii"- Igallm : - . w ti :-1 iii kid , 1--.L. Ipi 4, . . ... • . 1 . i lamp-- , =Pi i ..- ._ , : PEP# r* .. - _. •• - t "IT 111 III I; ... 7 A . 3 !" ..iltr ', . • • .t,. 111.4' al . t, fr Lill •_.—.6..-.. fir . k; CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED SPRUCE ST o - (500') l , SPRUCE w I I ,---1 Q --- -- FOR: Jill Sherman THORN ST _ . RE and .,.._., . 1Sti5 sa0 ` 04600 a .:..:. 1S1i51DM'00�';.t".iiiti 80i1O:t • 151;51�D I S 135 DA, �;as o,;oe; 13175Ano � ro, ,a' D :` I S 135DA, 04100 Bi0 N . 1E1i50BO1BOB' i51i5iDOD00 e:a .. 1i1800800400 '� 5A STEVE• .;t,.: , vae�fo•.::°,' th dot t d on this m p• r er1 >sli5ioouoo is li months fro 4/4 ",, .' ..'`:'.., :`. ,:•';':� '` 000",' 151i50B0 1l1i50402402 -.,10 000ilI ng0 =r. k\•., , •oo DiDD' . 3 "•_:,. ..: � .v fy -...ter:::. -,:t'" ..5:',� �' •Y.., ,05010220! ST ; ,. 111125Ma00 0 JI• • �' -101! , : 100 zonool0o,,; 350402200.L ..- Ce 0 i5n5M0' I co ico 0 5' o, »; ffiIi501102100 I— 101i0CBQ1000'< '4.+0004010 < 150*051 '.s1i5000070,0. '' • `i)r • %1i 50A0J800 rn 1 .::: W 151780002001° [1. Q PFAFFLE 0 100 200 300 400 Feet �slasowoasoo; Nil r=294 feet . \ City of Tigard liF_____ — Information an this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd W I Tigard,OR 97223 I • (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Jul 26,2000;C:\magic\MAGIC03.APR Audiggq :ii CO MM UNITY_PARTNERS FOR AFFORDABLE HOUSING, INC. P.O. Box 23206 • Tigard,OR 97281-3206 • Tel:503-968-2724 • Fax 503-598-8923 July 26, 2000 RE: Application for Comprehensive Plan Amendment, Zone Change, Site Development Review and Variances Dear Interested Party: Community Partners for Affordable Housing, Inc. is in the process of purchasing the property located at 11159 and 11165 SW Hall Blvd. The proposed development would be a 26 unit multifamily new construction. Community Partners for Affordable Housing, • Inc. is a non-profit affordable housing developer serving the Tigard/Tualatin area that currently owns 117 units of housing. In order to develop this property, we are considering proposing a comprehensive plan amendment, zone change, site development review and variances. Prior to applying to the City of Tigard for the necessary permits,we 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, August 10, 2000 7:00 pm to 9:00 pm Community Room(on the right side of building) Tualatin Valley Fire and Rescue 8935 SW Burnham Street, Tigard Please notice that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please-call me at 968-2724 if you have any questions. Sincerely, Sheila Greenlaw-Fink Executive Director • CFC ENVIRONMENTAL REVIEW CHECKLIST The sponsor must complete this environmental review checklist in its entirety and provide to the Regional Field Representative (RFR)prior to the RFR's site visit. The RFR will review the information during the performance of the site review. For HOME applicants,the HOME Housing Development Rep will then complete the Environmental Review Record for the file. Certification: This checklist has been completed accurately to the best of our knowledge,and the RFR has conducted an in-person site review. Community Partners for Affordable Housing, Inc Sheila Greenlaw-Fink, Exec. Dir. Sponsor Name Signyre Date RFR Name Signature Date BASIC INFORMATION Sponsor: Community Partners for Affordable Housing Project Name: Village at Washington Square Project Address: 11159& 11165 SW Hall Blvd City: Tigard County: Washington Sponsor Contact Person: Sheila Greenlaw-Fink Phone: 503.968.2724 Lot Size: .73 acre Project Type: (X)New Construction? ()Rehab? If Rehab,are units vacant? N/A Projected#of Units: 29 Planned HOME-assisted Units: 4 /7 Population to be served: units<30%,6 units<45%, 11units<50% Sponsor must provide a site/area map with scale included. On the map,please indicate the following: (Please be sure that the site location is visible on any copies you send. Original colored maps copied in black and white sometimes are difficult to read). N/A Location of airport(if applicable) X Recreational facilities(park,activity centers,etc.) X Railroad(if applicable) X Commercial/retail facilities(grocery,department stores,etc.) X Nearest 4-lane highway or arterial X Nearby industrial facilities X Social Service agencies X Location of schools X Hospital,police and fire departments X Rivers,streams,ponds,springs,wetlands X Provide a copy of the most recent FEMA Flood Plain map including a copy of the Panel number and date List names, addresses and phone numbers of local officials and the date contacted regarding the following: Wetlands: Duane Roberts Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 Public Water: Greg Berry Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 Public Sewer: Greg Berry Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 2000 CFC Application ! Date: �, 20 • • Storm Sewer: Jackie Humphries Date: 2.8.00 Phone: 503.846.8621 Address: 155 N 1"Ave, Hillsboro,OR 97124 Zoning/UGB: Laurie Nichols Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 INFORMATION SOURCE CODING The source of all information used must be identified. Record the source here and indicate the appropriate code in the space provided throughout the checklist. FO-Field Observation. (On-site observation or personal knowledge of the preparer) Preparer: Craig C Kelley Date of field observation: 2/8/00 Address: 2627 NE MLK JR Blvd,Portland OR 97211 Phone: 503-335-3668 PS-Project Sponsor. PL-Planning Department. (Information supplied by local planning department or local official named on page one) RI -Report. (Information from consultant reports,databases, licenses,other authorities. Number such sources consecutively and list below) R1. Title of Report: Phase One Environmental Site Assessment Preparer: PBS Environmental Date: May 1999 LAND DEVELOPMENT COMPATIBILITY AND URBAN IMPACT source RI PS, FO, PL What are the immediately surrounding land uses? (example: single family to the north, multifamily east,etc) Single family residence to south and east. Single/multi family residences to west. Multi-family residence to north. Is the surrounding area developed to a density of at least 30 units per 40 acres?Yes Does the site have legal access to a dedicated public street? Yes Are there any barriers to emergency vehicle access? If so,describe. No EXISTING STRUCTURES ON SITE source R1 FO Are there existing structures on the site not included in CFC-funded construction or rehab? YES If so,do you plan to demolish any or all of them? There is one single family home on the proposed site which will be moved or demolished. SOIL SUITABILITY source Rl PS, FO Is the site level or sloped? Sloped If sloped,give the range of degrees of the slope.0-5 degrees 2000 CFC Application . 2I . • • Is the site located in a Runway Clear Zone? No Explosive and flammable hazards are aboveground tanks which contain explosive or flammable materials. Common examples are: commercial propane tanks, fuel oil deports,gasoline storage, industrial solvent storage, refineries. Residential fuel oil tanks of 100 gallons or less are excepted. Tanks which are currently empty but have not been decommissioned and can legally be refilled will be considered `live.' Are there any explosive or flammable tanks within line of sight of any part of the proposed site?(aboveground) No. Are there any explosive or flammable tanks within 500 feet of any part of the proposed site shielded from line of sight by buildings but not topography? (buildings may or may not be an effective barrier, topography is an effective barrier). If so, describe. No. Are there any explosive or flammable tanks of more than 5000 gallons capacity more than 500 feet and less than 1 mile from the site that are shielded from line of sight by buildings but not topography?If so,describe. No. NOISE EFFECTS OF NOISE source FO,PS FO, PS, PL Is any part of the site within 5 miles of an airport with scheduled service(passenger, cargo or military)? No Is any part of the site within 3000 feet of a railroad? No Is any part of the site within 1000 feet of a highway of 4 or more lanes? Yes. Highway 217 located to SW in deep traffic cut. Noise shielded by topography Are any other noise generators located nearby(such as heavy industrial facilities, rail yards,shipyards, fire stations)? Identify them and give their distance from the site. Comment: Sites immediately adjacent to freeways and heavily traveled rail lines may not be acceptable. Most other sites will either be acceptable or acceptable with design mitigation to achieve the required interior standard No AIR QUALITY AIR QUALITY SCREENING source FO FO, PL Is the site subject to air quality impacts not generally shared with the entire community?(example:close proximity to freeway, gravel pit, pulp mill or other source generator or air pollution). If so,describe. No 2000 CFC Application fh . 23 • • • HISTORIC AND PRESERVATION VALUES HISTORIC PRESERVATION SCREENING source PL PL,RI appropriate sources for first 4 questions. County assessor, current owner appropriate for question 5. Every site,whether bare land,or scheduled for rehabilitation and/or demolition of existing buildings, must answer the questions below. Identify the source of your information. Possible sources include SHPO, local historical societies,city planners. Is any part of the site in an established or proposed historic or conservation district? No Is the site or any structure on the site listed in a local historic or cultural resources inventory or the National Register of Historic Places(NRHP)? If so,describe. No Are any immediately adjacent sites or structures listed in a local historic or cultural resource inventory or the NRHP? If so, describe. No Are there any known or suspected archaeological resources on the site,adjacent sites or in the vicinity? If so,describe. No List name,address and phone number of persons or entities contacted for answers to above: Name/title: Duane Roberts,City of Tigard Planning Department Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 List the year(s)built of any structure(s)on the site Single Family home 1968. If over 50 years old,describe the structure(s) and whether you have yet contacted the State Historical Preservation Office(SHPO). List name,address and phone number of persons or entities contacted: Name/title: N/A Date: N/A Phone: N/A Address: COMMUNITY FACILITIES AND SERVICES SCHOOLS source PS Provide the following information on the schools which serve the project(not required for projects for the elderly or special needs populations where children will not reside): School type Distance from project Elementary : Metzger Elementary `h mile Middle/Jr. High Fowler Middle School 1 ''A miles High school Tigard High School 1 ''A miles 2000 CFC Application x , 2.4 • • • COMMERCIAL FACILITIES source PS FO, PS Provide the location and distance to the nearest full service grocery store. Provide information on the other commercial facilities located in the neighborhood. If a grocery is not within walking distance,is it accessible by local or mass transit? Metzger Market Hall&Locust 'V4 mile Safeway Pacific Highway and Hall Boulevard 'A mile Fred Meyers Pacific Highway and 72"d 1 mile Costco Pacific Highway and Dartmouth 1 mile SOCIAL SERVICES source PS PS, FO Will social services be provided on-site as part of this project? If so,describe. Yes. We have planned a multipurpose community space,to be utilized in a similar fashion to those at our other two sites. It will include a small on-site lending library,computer learning center,and space for individual and group meetings and events. Are social service agency offices located in the community? If not,where are the nearest social service agency offices? Yes. Neighborhood,county,private and religious agencies all within%mile See map for listing and locations. SOLID WASTE source FO PS, FO, PL Is garbage collection available? Yes Is it by commercial service or local government? Commercial Will curbside residential recycling be available to the proposed project? Yes Is construction waste recycling available in the community? Yes WASTE WATER source R1 PS, FO, PL Is public sewer available at the site? Yes If public sewer is not available,explain waste water disposal arrangements. STORM WATER source PL PS, FO, PL Is public storm sewer available at the site? Yes If so,is this a combined waste/storm sewer? No If public storm sewer is not available,how will storm water drainage be handled? Public storm sewer available POLICE SERVICES source PS PS, FO The Tigard Police Department operates out of facilities at City Hall, 13125 SW Hall Boulevard, approximately'fl of a mile from the proposed project site. We intend to initiate a Neighborhood Watch group at the site,and will likely have officers visiting frequently with keys to the community room for their use as needed. FIRE SERVICES source PS Tualatin Valley Fire&Rescue has two stations near the site, one at 8935 SW Burnham,Tigard, and 8480 SW Scholls Ferry Road, Beaverton. 2000 CFCApplication z6 • EMERGENCY MEDICAL SERVICES • source PS PS, FO Emergency care is available at three nearby urgent care facilities(OHSU on Pacific Highway, Health First at Oleson and Hall). The closest hospitals with emergency rooms are Meridian Park Hospital in Tualatin(approximately 6 miles)and St. Vincents Hospital in Beaverton(approximately 10 miles). PARKS AND RECREATION source PS PS, FO Metzger Park with play areas,community room and tennis courts is within walking distance of the site. Other nearby parks include: Cook Park(2 miles away on Hall Boulevard near the High School), Commercial Park,and Metzger Elementary. Cook Park is the City's largest park(57 acres)with multiple playing fields, paths,play equipment,picnic facilities, river side access (Tualatin River),and is the site of numerous community events include the Tigard Festival of Balloons in June each year. The Elementary and Middle Schools offer many of the recreational and extra-curricular educational activities in the community. A regional theater company,Broadway Rose,operates out of the Deb Fennel Auditorium at Tigard High. TRANSPORTATION source PS PS, FO Mass transit is readily accessible on Hall Boulevard,and nearby Pacific Highway. Tri-Met bus service runs every 15 minutes on weekdays with a stop within 1/4 mile of the site. NATURAL FEATURES WATER RESOURCES source PL PS, FO, PL Is public water available at the site? Yes Are there any water resources in the immediate vicinity of the site?(streams, ponds,wetlands, springs,etc.)If so,describe. No FLOOD PLAINS source PL PL Federally supported construction activities are prohibited within the 100-year flood plain as mapped by the Federal Emergency Management Agency(FEMA)except under limited circumstances. Is any part of the site located within the 100-year flood plain according to the applicable FEMA map?Will any off-site construction occur within the 100-year flood plain? If so,you must submit a site map showing an overlay of the flood plain on the planned building(s)on your proposed site. No FEMA Map# 410238 0509 B,Panel 509 of 575 Effective date September 30, 1982 Comment: Even if your site does not fall into the 100 year flood plain,you must submit a copy of the applicable map panel with the proposed site sketched in. Please use black or blue ink Colored ink or markers do not photocopy well If the panel is not printed, the site is not in the flood plain. Local governments are required to have flood plain maps available. 2000 CFCApplication ,p r_ .2 • • • WETLANDS source PL PL, FO HUD has defined wetlands as "...only those designated wetland areas identified or delineated on maps issued by the Fish and Wildlife Service of the U.S. Department of the Interior as areas that are inundated by surface or ground water with a frequency sufficient to support, and under normal circumstances do or would support, a prevalence of vegetative or aquatic life that requires saturated or seasonally saturated soil conditions for growth or reproduction." The project site may also contain wetland designation areas from state, county or local entities. Has any part of the site(including off-site construction areas) been identified as potentially a jurisdictional wetland by one of the following sources? If jurisdictional wetlands are anywhere on the site or adjacent to the site,you must submit a site map showing an overlay of the wetland area and the planned building(s). Please use black or blue ink. Colored ink or markers do not photocopy well. Source Yes No US Army Corps of Engineers X Oregon Division of State Lands X US Fish and Wildlife X (National Wetlands Inventory Maps) Natural Resource Conservation Service X (Rural areas) Local Planning Department X (Goal 5 Inventories) Wetlands Delineation consultant X Comment: The local planning department should be cognizant of any identifications made by the above authorities. Submit any documentation available concerning the wetland status of the site. If potential jurisdictional wetlands have not been identified,does the site exhibit any of the following characteristics? Characteristic Yes No Wetland vegetation(such as cattails, rushes, X reeds, sedges, reed canary grass,creeping buttercup). Hydric Soils(Soil Conservation Service Maps) X Seasonally saturated conditions X Water table within 18 inches of surface X Wetland wildlife(such as ducks, salamanders, X frogs, nutria,etc.) Comment: For sites which possess no potential wetland characteristics(such as building lots in established urban neighborhoods that are "high and dry, 'desert sites with no water resources in the vicinity, or sites with no water resources in the vicinity that are unvegetated or artificially planted[irrigation is a water resource], the above investigation may be cursory(an inquiry with the planning department and field observation). If water resources are on site or adjacent, the planning department indicates potential for wetlands in the vicinity, any of the above characteristics are present or the public has raised wetlands as an issue, a more thorough examination is merited. The services of a qualified professional may be necessary. OHCSD will not debate the delineation of any wetland(or the determination that no wetland is present) that has been documented as acceptable to the Oregon Division of State Lands. 2000 CFC Application z7 • • • VEGETATION AND WILDLIFE • source PL, RI see below Have any endangered,threatened or candidate species been identified in the quarter section of land surrounding the site? If so,provide details. Use Nature Conservancy's Oregon Natural Heritage Program for communities with identified species within their UGBs. No,per PL Have any rare plants or animals been identified on the site? If so,provide details. PL is appropriate source. No Has the locality identified the site or vicinity as wildlife habitat as part of its Goal 5 Inventory process? If so,provide details. PL is appropriate source. No Describe the predominate ground cover and any wildlife observed. FO is appropriate source. Grass,blackberries, small ornamental trees 2000 CFCApplication ` z5 • 11159 SW HALL BLVD., GARD, OR • 1.2 EXECUTIVE SUMM Y 174 A Phase One Environmental Site Assessment was conducted by PBS Environmental for the property located at 11 159 SW Hall Blvd.,Tigard,Oregon.The project was performed in accordance with ASTM Standard E 1527-97, Standard Practice for Environmental Site Assessments; Phase I Environmental Site Assessment Process. 1.2.1 Findings Historical sources indicated that the subject property was in agricultural usage with a small farmhouse and outbuildings, at least as early as 1936, the earliest year for which historical information was available. Construction of Highway 217 to the south coincided with increased infill of the area for residential usage.The farmhouse was demolished in 1997;a storage building existed briefly onsite, to house concrete pump hoses. The property is currently vacant of structures. No 111 evidence of storage or distribution of bulk quantities of hazardous substances was observed on the subject property. U Adjoining sites were also in agriculture use for field crops, pasture or orchards by 1936. The subject property is currently bounded by single/multi-family housing. No specific concerns for the site as a result of past or present adjoining property uses were identified. Databases maintained by EPA and Oregon DEQ of sites which have suspected or confirmed releases of environmental contaminants were reviewed to identify sites which pose a potential environmental concern to the subject property due to contaminant migration. Based on a review of the identified sites, none appear to pose a significant environmental concern to the subject property. 1.2.2 Conclusions Recognized Environmental Conditions (see Glossary in Appendix A for definition) No recognized environmental conditions were identified in connection with the subject property. Other Issues of Concern The following issues,although not included as recognized environmental conditions,were identified during this study. Although these issues could potentially result in adverse environmental impacts to the subject property,they are not included as recognized environmental conditions either because the condition(s), in PBS' opinion, is generally considered to pose a low concern, or because 1101 insufficient evidence was collected during the course of this study to come to the conclusion that the condition(s) has resulted in the "presence or likely presence" of contamination to soil and/or IRgroundwater on the subject property. I) The use of agricultural chemicals under applicable regulations is considered an acceptable agricultural practice. Due to their widespread use throughout the U.S., accumulation in soils is so common that it is generally not regarded as contamination requiring remedial action. Except in cases where these materials are present at high levels due to spillage, mixing, or handling of a PBS Project a 16004.00 pg, 2°1 11159 SW f-IALL BLVD., TI RD, OR these materials in bulk quantities,or where agricultural uses hill been particularly intense, it is Pg not expected that contamination levels would be found at levels for which the DEQ or EPA would require remedial action. No information was found indicating these conditions exist on the subject property. In summary, while there is a possibility that these materials are present at some level on the subject property,their potential presence does not appear to pose a significant concern at this time. 2) Residential concerns are generally related to possible use of heating oil storage tanks, septic systems, and wells. It is not known if these features were previously used at the property in Nassociation with the prior farm buildings or residences. 1.23 Opinion Based u po n the findings of this stud y, no additional investigation a pp ears to be warranted at this time. - • r S 11 I I ON I PBS Project # 16004.00 fig , �o • • Exhibit G NEIGHBORHOOD MEETING Village at Washington Square Neighborhood Meeting -August 10, 2000 Community Room,Tualatin Valley Fire and Rescue Substation, 8935 SW Burnham Street,Tigard Attendance List&Minutes of the Meeting NAME ADDRESS Sheila Fmk 9020 SW Burnham,Tigard, OR 97223 Sydney Sherwood 10305 SW 87th,Tigard, OR 97223 Colleen Willis 9020 SW Burnham,Tigard, OR 97223 Paul Brossia 11260 SW Hall Blvd.,Tigard,OR 97223 Don Graham 8585 SW Pfaff le, #7,Tigard,OR 97223 Bob Berg 11155 SW Hall Blvd.,Tigard,OR 97223 Pat Berg 11155 SW Hall Blvd.,Tigard,OR 97223 Elizabeth M. Peck 11070 SW Hall Blvd.,Tigard,OR 97223 W. Dean Peck 11070 SW Hall Blvd.,Tigard,OR 97223 Rhonda Peck 11120 SW Hall Blvd.,Tigard,OR 97223 Chris Peck 11120 SW Hall Blvd.,Tigard,OR 97223 Dennis Brown 11295 SW Hall Blvd.,Tigard,OR 97223 David Brown •11295 SW Hall Blvd.,Tigard,OR 97223 Mamie Edwards 11865 SW 91st Tigard, OR 97223 Angel Griffin 11895 SW 91 ,Tigard, OR 97223 Kayla Griffin 11895 SW 915t,Tigard, OR 97223 Jill Sherman 9020 SW Burnham,Tigard, OR 97223 Vince Chiotti 123 NE 3`', Suite 470, Portland, OR 97232 Margaret Nelson 8134 SW Ashford,Tigard, OR 97223 Brad Simmons 322 NW 8th, Portland, OR 97209 Steve Seabold 9965 SW Arctic Dr., Beaverton, OR 97005 Rebecca Ambrose SW Greenburg Rd.,Tigard, OR 97223 Robin Boyce 2627 NE MLK Blvd., Portland, OR 97212 Ed Murphy 9875 SW Murdock St.,Tigard, OR 97228 L Welcome and Introductions Sheila Fink, Executive Director of Community Partners for Affordable Housing (CPAH) welcomed everyone and explained that the purpose of the meeting was to describe the proposed development and respond to questions and solicit comments and suggestions from interested neighbors and community members. The entire group did self-introductions. Present at the meeting were: CPAH staff; CPAH Board President; members of the development team including the development consultant, architect, land use consultant and contractor; representative from Oregon Housing & Community Services Department; three residents of CPAH properties; nine neighbors including the resident managers of the St. James on Hall Apartments and the co-owners of Gatehouse Apartments; and other community members. II, Development Sponsor&Development Team Sheila gave a brief history of CPAH and CPAH's experience in housing development and property and asset management (117 units acquired in past four years). She described the experience of the development team. • • Ill. Proposed Development Design The project architect, Brad Simmons, gave some information about Carleton Hart Architects and passed around his portfolio which had pictures of other projects, including other affordable housing projects. He explained the proposed project design. Specific points included: how the placement of the buildings around a central courtyard would lend a community feel; that noise from the play yard would be shielded from neighbors because of its location in the center of the buildings; that improvements to Hall Boulevard would be made; and that trees would be saved because the majority of trees are on the south and west boundaries of the property. He explained the proposed variances to required setbacks and required parking. He stated that the proposed decrease in setbacks on the west, south and north sides of the property would not, in his opinion, negatively impact neighbors,as to the south there are trees and a driveway, to the north is the driveway for the St. James Apartments and to the west is the garbage and recycling area of St. James Apartments. He discussed that the proposed development would have 31 parking spaces, less than the required amount and that this would be sufficient for the population of the proposed development and that he didn't want to add any more pavement to the project than absolutely necessary. CPAH staff discussed the results of a parking study done at their other properties which showed an average of less than one car per unit regardless of unit size. CPAH staff discussed proximity of the project to transit(.3-.4 miles) and employment opportunities. IV. On-going Operations and Maintenance of Development CPAH assistant property manager discussed commitment to quality property management and how any issues are addressed in a timely manner. Discussed Pinnacle Management and its experience in both for profit and non profit property management. CPAH staff explained long term commitment to affordability(60 years)of project. V. Questions and Comments • Traffic This was the issue of most concern to all neighbors present. Neighbors expressed concern about already existing traffic problems and the difficulty of pulling out from driveways to Hall Boulevard and the frequency of accidents in that area, where cars who had slowed to turn into driveways from Hall were rear-ended. Questions were raised as to the future expansion of Hall and whether it was planned to become a three-lane or a five-lane road.There is discrepancy in different planning documents. The increase in traffic on Hall due to cut through traffic was discussed. CPAH staff responded that our development would add significantly less traffic than a similar market rate development as residents are more likely to rely on public transportation, have fewer cars and make fewer trips. CPAH staff said that they had been in touch with Tri-Met regarding the possibility of future service on the part of Hall with the proposed project and would work to promote expanding service on.Hall. CPAH also said it would be interested in working with neighbors and ODOT to address the issue of turning onto Hall from access roads and driveways and work to come up with a solution. • Building fitting in with neighborhood A neighbor asked how a three-story building would effect the feel and character of a neighborhood where most buildings are single story. The architect and construction manager responded with an explanation of how the building would look and how the design was meant to fit in with neighborhood. Development team explained that this is one of the reasons to ask for the setback variance—so as not to build something taller in the middle of the property that wouldn't fit in with the neighborhood as well as the proposed development. • • • Cut through of yards Another big concern for neighbors was residents cutting through their yards to get from their apartments to nearby shopping. There have been problems with this in the past. A suggestion was made to put up a fence on the south side to discourage cutting through. CPAH staff responded they understood the concern and would look into putting a fence in that area. • Property Management A neighbor expressed concern as to whether there would be full-time onsite property management to address any issues and whether CPAH would manage the property long term or try to sell. CPAH staff explained that we expect to have four full time staff on our property management team for our properties and that issues would be addressed in a timely manner and that CPAH is committed to long-term ownership and management of property and that other interested parties like funders and the State are involved in ensuring that property meets all standards. • Other Questions and Concerns A neighbor wondered how many people would live at the property. CPAH staff expects a total population of around 75. A neighbor asked for details about playground size and whether it would be ADA approved. CPAH staff responded that it should accommodate child population though it's hard to know what ages children will be and that some parts will accommodate children with limited mobility. A neighbor asked for specifics as to variances and zone change and land use consultant gave details and explained the process. A neighbor asked if CPAH planned to purchase the property to the south for development. CPAH staff responded it had no plans to do so at this time. A neighbor asked if CPAH is a for profit or non profit organization and if non profit, how CPAH was funded. CPAH staff explained nonprofit status and funding base. A neighbor asked about rents and how people qualified for apartments and CPAH staff explained process. A neighbor asked how this development would effect their property taxes and the zoning of their property. CPAH responded that the zoning on their property would remain the same. A neighbor asked when CPAH hoped to start construction and CPAH responded that the hope was to start in the spring. On her way out a neighbor commented that she had come to the meeting assuming she would oppose the project, but after learning more about it, this proposal would have her full support. = 1-, .ci lL Village at Washington Square Parking Analysis HALL BLVD. PROJECT PROPOSED NUMBER OF PARKING SPACES: 31 CPAH Study CPAH Study+ 35% City Requirement # Units Study Ratio I Spaces Ratio+35% I Spaces Ratio Req. I Spaces 1 Bedroom 8 0.54 4.3 0.73 5.832 1.25 10 0 2 Bedrooms 5 0.81 4.1 1.09 5.47 1.5 7.5 3 Bedrooms 6 0.65 3.9 0.88 5.27 1.75 10.5 4 Bedrooms * 7 0.87 6.1 1.17 8.19 1.75 12.25 Total : 26 18.3 24.75, 40.25 Guest Park. at 15% Req. Parking: ** 6 6 6 TOTAL 24 31 46 'No current four bedroom units. Assumed per person rate for 3 bedrooms x 4 CPAH Property Parking Study Detail** One Bedroom Two Bedrooms Three Bedrooms #Units #Cars Ratio #Units #Cars Ratio #Units #Cars Ratio Villa La Paz 12 8 0.67 60 48 0.80 12 10 0.83 Metzger 12 5 0.42 12 10 0.83 8 3 0.38 • TOTAL 24 13 0.64 72 58 0.81 20 13 0.65 • Survey completed July 2000,by Pinnacle Property Management at the two current CPAH owned multi-family housing developments • • Exhibit I PRELIMMINARY SITE DEVELOPMENT REVIEW Tigard Development Code Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; The Hall Street Boulevard Housing project is currently in the Schematic Design phase and, therefore, has not undergone detailed design addressing the issues in Chapter 18.810. As the project progresses these criteria will be specifically addressed. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; Although the removal of some trees is unavoidable in order to develop the site, many trees will be preserved. Almost all of the existing trees on the site are located at the perimeters making it easier to preserve them. Several large fir and locust trees along the west part of the site will be preserved, and all of the pear trees, plum trees, and one ash tree on the south portion of the site will be preserved. (2) Located in areas not subject to ground slumping or sliding; Identification of problem areas related to ground slumping and sliding will be provided with a geotechnical report, which will be done at a later phase of the project. No ground slumping has been observed on the site and ground sliding is very unlikely given the gentle slope. (3) Located to provide adequate distance between adjoining buildings for adequate light,air circulation, and fire-fighting; and The project is a relatively dense one, but buildings have been placed to provide a generous courtyard with good light and ample room between buildings. The configuration also allows good access for fire fighting. edmurphy&associates/clients/cpah/application4thdr/8/16/00 1 • (4) Oriented with consideration for sun and wind. The project is designed in a "U" configuration with the open end facing south which provides protection from the wind and maximum exposure to the sun. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. See Section 2, a, 1 above and Chapter 18.790; Tree Removal, below for preservation of trees. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: (1) Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; (2) Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and (3) Offsets or breaks in roof elevations of three or more feet in height. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1)The purpose of the buffer, for example to decrease noise levels, absorb air pollution,filter dust, or to provide a visual barrier; (2)The size of the buffer required to achieve the purpose in terms of width and height; (3)The direction(s)from which buffering is needed; (4)The required density of the buffering; and (5) Whether the viewer is stationary or mobile. Buffering to the "C" standard will be provided along the south boundary of the site where the project abuts a single-family residence. The purpose of this buffering and screening is primarily to provide a visual barrier since no excessive noise or pollution is anticipated in the project. Buffering or screening at other site boundaries is not required by this code. However, there is a landscaped berm abutting the north boundary which effectively screens the housing and parking from the access road adjacent to the site on the north. The parking lot is also buffered from Hall Boulevard by street trees. edmurphy&associates/clients/cpah/application4thdr/8/16/00 2 • • b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1)What needs to be screened; (2)The direction from which it is needed; (3) How dense the screen needs to be; (4)Whether the viewer is stationary or mobile; and (5)Whether the screening needs to be year around. On-site screening for parking is discussed in item 4a above. No other items in the project require screening based on these criteria. 5. Privacy and noise: multi-family or group living uses: a. Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; A screened outdoor area has been provided for each ground level unit as shown on the site plan. b. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise; The site is organized in such a way that the buildings screen adjacent properties from most activity. Outdoor activity areas associated with the Community Building and the end units in the southwest building have a minimal amount of exposure to the south property, but these activities are buffered by existing trees and a private drive on the adjacent property. c. On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses; and Excessive noise, light, or glare are not anticipated in this project. In any case, the project is arranged in such a way that uses which might create these conditions would be mostly internal. Any lighting which could create glare will be directed away from adjacent properties. d. Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. The site is situated in such a way that there is little off-site noise, light or glare. The only source for noise or light is Hall Boulevard, and the buildings are set back a minimum of 120 feet from its centerline and are configured so that the front of units do not face Hall. edmurphy&associates/clients/cpah/application4thdr/8/16/00 3 • • 6. Private outdoor area: multi-family use: a. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and (1) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and (2) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. All units will be designed with private, open space in excess of 48 square feet (this project is also subject to the State requirement for private outdoor space which is 60 square feet minimum). The project has been designed in a "U" configuration with a southern orientation in order to achieve the maximum exposure to the sun. 7. Shared outdoor recreation areas: multi-family use: a. In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: (1)Studio up to and including two-bedroom units, 200 square feet per unit; and (2)Three or more bedroom units, 300 square feet per unit. b. The required recreation space may be provided as follows: (1)It may be all outdoor space; or (2)It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or (3)It may be all public or common space; or (4)It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and (5)Where balconies are added to units, the balconies shall not be less than 48 square feet. c. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; edmurphy&associates/clients/cpah/application4thdr/8/16/00 4 • • All units will have balconies or patios, there is a shared courtyard which contains a play area, and there is a Community Building. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. 8. Where landfill and/or development is allowed within and adjacent to the 100- year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicyde pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. This item is not applicable since the site is not in a flood plain. 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are dearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by, but not limited to: (1)A deck, patio, low wall, hedge, or draping vine; (2)A trellis or arbor; (3) A change in elevation or grade; (4)A change in the texture of the path material; (5)Sign; or (6)Landscaping. The project has been designed in such a way that a person entering the site who does not have a right to be there would be conspicuous given the building arrangement. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; The project is arranged so that all front entries are observable by several other units. Laundry facilities will be in the Community Building which is centrally located in the courtyard. c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; edmurphy&associates/clients/cpah/application4thdr/8/16/00 5 • Mailboxes have not yet been located on the site, however, they will either be accessed from the parking lot or from a central location in the courtyard. Either of these locations would provide adequate vehicular or pedestrian traffic. d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b. The requirements for transit facilities shall be based on: (1)The location of other transit facilities in the area; and (2)The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2)Turnouts for buses; and (3) Connecting paths to the shelters. This item is not applicable since the site is not adjacent to a transit line, nor is one planned for the near future. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. edmurphy&associates/clients/cpah/application4thdr/8/16/00 6 • • 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; We expect that drainage for the site will include on-site water retainage and a water quality facility which will connect to the storm sewer in Hall Boulevard. This requirement will be complied with at the time that the detailed drainage plan is generated for the project. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and This requirement will be complied with at the time that facilities for the disabled are designed for the project. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. This item has been noted and will be taken under consideration where it applies. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS ❖ List of Zoning Districts The property is currently zoned: F. 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. The zone change being requested is to: H. R-40: Medium High-Density Residential District. The R-40 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units with no minimum lot size or maximum density. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. 18.510.030 Uses The use categories RESIDENTIAL; Household Living and HOUSING TYPES; Single Units, Attached are permitted uses in both the R-12 and R-40 Zoning Districts. edmurphy&associates/clients/cpah/application4thdr/8/16/00 7 • • 18.510.040 Minimum and Maximum Densities There is no maximum density for the site per 18.510.020 H. It is assumed that the minimum density is 40 units per acre multiplied by 80%. The site is .84 acres which calculates to 33.48 units and multiplied by 80% gives a minimum number of 26.79 units. The current design is for 26 units. 18.510.050 Development Standards Minimum Lot Size: None Average Lot Width: None Minimum Setbacks: - Side or rear yard abutting more restrictive zoning district: 35 ft. The site plan shows setbacks of 20 ft. at the rear (west) yard, and 10 ft. at the side (north and south) yards. A variance is requested for the setbacks since the required setbacks are 35 ft. Please see the"VARIANCES"section following this section. Maximum Height: 60 ft. The proposed buildings will be well under 60 ft. in height. Maximum Lot Coverage: 800/0 The site has a lot coverage of well under 80%. Minimum Landscape Requirement: 20% The site will have landscaping meeting or exceeding this requirement. Chapter 18.705 ACCESS, EGRESS,AND CIRCULATION 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The project is accessed directly from Hall Boulevard. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 2. Within all attached housing (except two-family dwellings) and multi- family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation fatalities. edmurphy&associates/clients/cpah/application4thdr/8/16/00 8 • • The site plan shows walkways connecting all functions on the site including parking and the Community Building. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehide traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehide overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards: The sidewalk accessing the site from Hall Boulevard crosses the parking lot for only 24 feet (the width of the vehicle aisle) and will have either pavement markings or will be of a contrasting material. G. Inadeauate or hazardous access. 2. Direct individual access to arterial or collector streets from single- family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. This requirement addresses single-family dwellings or duplex lots only, however, access is an important issue relating to this site and will be addressed here. In order eliminate one of the existing driveway approaches onto SW Hall Boulevard, the granting of an access easement to combine or share approaches has been pursued from both the property to the north and to the south with no success. Because of this the next best alternative is to retain the approach onto SW Hall Boulevard as we have designed it. It is near the southeast corner of the site, where it could easily be converted to a shared access point when the property to the south develops. We will continue to pursue a shared approach with the adjacent property owners. If this cannot be accomplished, we will work with the Department of Transportation to make the approach as we have shown it as safe as possible, and designed so it can be converted to a shared access point in the future if that opportunity presents itself. H. Minimum access reauirements for residential use. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI-FAMILY RESIDENTIAL USE ' This table requires a minimum of 1 or 2 driveways, a minimum access width of 30 feet, a minimum pavement width of 24 feet, and 5-foot walkway. The project provides one driveway with a 30-foot width, a pavement width of 24 feet, and a 5-foot walk through the parking lot. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. edmurphy&associates/clients/cpah/application4thdr/8/16/00 9 • Chapter 18.720 DESIGN COMPATIBILITY STANDARDS This section does not apply to this site since the adjacent zones are all R-12, a multi-family zone. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Items in this section will be specifically resolved at the appropriate time in the design process. Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.040 Additional setback Requirements A. Additional setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved,the measurement shall be made at right angles from the centerline or general extension of the street right-of way: 1. Arterial Streets. The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. SW Hall Boulevard 45 feet This item requires that the setback from the centerline of Hall Boulevard be 65 feet. The setback as shown on the site plan is 120 feet. B. Distance between multi-family residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation: Clearances between window walls of the two south residential buildings and the north building are 21 feet. We may be requesting an adjustment at the time we submit for SDR for the 21-foot dimension from the required 25 feet based on Section 18.370.020, B, 1, b which allows adjustments up to 20 % for interior setbacks. edmurphy&associates/clients/cpah/application4thdr/8/16/00 10 • • 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees C. Size and saadng of street trees. 1. Landscaping in the front and exterior side yards shall indude trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; Street trees will be provided along Hall Boulevard using one of the options specified in this section (street trees are shown on the site plan spaced at 30 feet). 18.745.050 Buffering and Screening E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Five trees are required in the parking lot given the 31 parking spaces. We are providing 8 trees as shown on the site plan. The landscape islands will be 3 feet wide minimum and will be surrounded by a curb. Screening of the parking lot is covered below under Buffering and Screening. edmurphy&associates/clients/cpah/application4thdr/8/16/00 11 • • 18.745.050 Buffering and Screening F. Buffer Matrix TABLE 18.745.1 BUFFER MATRIX & TABLE 18.745.2 BUFFER COMBINATIONS FOR LANDSCAPING AND SCREENING For multi-family of 5+ units table 18.745.1 requires buffering to "C" standard abutting detached single units (south boundary of the site); and no requirement abutting other multi-family of 5+ units (west boundary of the site). For parking lots abutting detached single units (south edge of parking) buffering to "C" standard is required. Site landscaping will meet or exceed these requirements. For parking lots abutting arterial streets (east edge of parking abutting Hall Boulevard) no buffering is required. No requirement is specifically stated for the condition at the north boundary of the site which abuts an access road to a multi-family complex. It is assumed that since this boundary does not actually abut multi-family housing, and since there is a significant berm and landscaping which separates the site from the access road, that no other landscaping is required. A 6-foot wall along the south edge of the parking lot is provided to meet the screening requirement for parking lots. Other requirements will be met for buffering according to the methods prescribed in table 18.745.2. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.040 Methods of Demonstrating Compliance 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional 5 square feet per unit for each unit above 10. Per this method, 130 square feet of solid waste and recyclable storage is required for this project. This is provided in a screened area to the southwest of the main parking lot. 18.755.050 Location, Design and Access Standards for Storage Areas B. Location standards 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; edmurphy&associates/clients/cpah/application4thdr/8/16/00 12 • • 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The storage area is not located within a required front yard setback or in a yard adjacent to a public or private street and is in a central and visible location within a portion of the parking lot. The storage area is well situated for direct access for collection vehicles and will not obstruct pedestrian or vehicle traffic movement on the site or adjacent street. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection: 3. Exterior storage areas shall be enclosed by a sight-obscuring fence, wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position. The storage area is proportioned to accommodate typical container dimensions and will be enclosed by a 6-foot sight-obscuring fence with a gate 10 feet in width. D. Access standards. 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safely exit the site in a forward motion. The storage area is situated so that a collection vehicle is able to back into the main parking area after the collection process and exit the site in a forward motion. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. edmurphy&associates/clients/cpah/application4thdr/8/16/00 13 • • Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building. The maximum distance from the parking lot to a residential unit is 160 feet. E. Visitor parking in multi-family residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehide parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. Table 18.765.2 Minimum and Maximum required Off-street Vehicle and Bicycle Parking Requirements Per Table 18.765.2 and the visitors parking requirement, the total required parking for the project is 47 calculated as such: (8) one-bedroom units x 1.25 + (5) two-bedroom units x 1.5 + (13) three and four-bedroom units x 1.75 = 40.25 + 15% = 46.3. Parking provided on the site totals 31 which requires a variance. Please see the Variance section at the end of this narrative G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The Oregon Uniform Building Code requires 2 spaces for lots of 26-50 total parking spaces. Two disabled-accessible parking spaces are provided in the parking lot per UBC requirements. At two disabled parking spaces the UBC requirement is met based on the 47 total parking spaces required by the planning code or the 31 spaces which are shown and which a variance is requested for. N. Space and aisle dimensions. (Figure 18.765.1) Parking dimensions are in compliance with Figure 18.765.1 as follows: Disabled spaces: (2) at 9'x18.5' Standard spaces: (17) at 8.5'x18.5' Compact spaces: (12) at 7.5'x16.5' Access aisle: 24'wide edmurphy&associates/clients/cpah/application4thdr/8/16/00 14 • • 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; Bicycle parking as shown on the site plan is visible from on-site buildings and the street. C. Desian requirements. The following design requirements apply to the installation of bicycle racks: 3. Bicycle parking spaces shall be at least 2.5 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; The bicycle parking is shown on the site plan with the required space as indicated above and with a 5-foot access aisle. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070H. In no case shall there be less than two bicycle parking spaces. The total number of bicycle parking spaces required is 13 per Table 18.768.2 (1 per every 2 dwelling units = 13). The site plan shows 13 spaces provided. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. Chapter 18.775 SENSITIVE LANDS This section is not applicable since the site is not on sensitive lands. Chapter 18.780 SIGNS The regulations for signage as indicated in this section will be complied with when signage is designed for the project. Chapter 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement edmurphy&associates/clients/cpah/application4thdr/8/16/00 15 • • B. Plan Requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees induding trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D. A Tree Plan as prescribed in this section will be submitted for this project. Preliminary estimates indicate that retention of from 25% to 50% as indicated above is likely, and it is possible that 50% to 75% may be retained. Note: Items in this section which have not been specifically addressed are either not applicable to this project or are items which will be fully resolved at a more appropriate time in the design process. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements C. At corners. Except within the CBD zoning district a visual dearance area shall be maintained on the corners of all property adjacent to the intersection of two streets,a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited., A dear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. edmurphy&associates/clients/cpah/application4thdr/8/1 6/00 16 • • 18.795.40 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. The visual clearance area as required by this section applies to the access approach from Hall Boulevard to the parking lot. There are no obstructions in this area with the exception of the required street trees shown, and these will have branches below 8 feet removed as required in this section. The visual clearance area required for this access approach is 35 feet which is provided as shown on the site plan. Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS The project is now in the Schematic Design phase and has not yet undergone the degree of design required to demonstrate specific compliance with these criteria. We expect to meet these requirements, but they will be addressed in more detail at a later time as the project progresses. edmurphy&associates/clients/cpah/application4thdr/8/16/00 17 Exhibit 3 0 �S��IETYp4t• ' • G • \G • . ...21 AUDUBON SOCIETY OF PORTLAND - • • • •Inspiring people to love and protect-nature, • • July 29, 2000 - Sheila Greenlaw Fick, Executive Director • Community Partners for Affordable Housing - • P.O. Box 23206 Tigard, Oregon 97-:'.61-2306 • • Dear Sheila, - Thank you for providing me With'the.opportunity to visit the site of your proposed project at 11159 and 11165 SW Hall Boulevard in Tigard. As Urban Naturalist for the Audubon Society, I am very interested in preserving • available habitat a:.d•responsibly addressing other urban environmental issues. As a merr ber of the• Coalition For A Livable Future i am also • • committed to wor.:ing collaboratively with groups addressing other critical. - issues such as 'thE development of affordable housing: Therefore, I - appreciate being axle to.provide input on your Hall. Boulevard site as you • . prepare for a zone change request and site plan review with the City of ' Tigard. - After walking. the Hall Boulevard site with- you, I•have concluded that there is no significant wild•.:fe habitat on the site at this time. There are a couple grand.old trees th.=-t deserve special consideration and I would hope' you • would be able to protect,them, both in the short term and long term by • - project design anc` •careful construction practices. There are certainly no- wetland, stream 6i. rloodplain.issues on that site However,-I would:urge-your to get together with Kendra Smith or Dawn Uchiyama of USA to develop on- site-treatment of storinwater. • • • . In addition,:the site is located on a State Highway,- close to public transportation. Clearly, with the need for affordable housing, the need to maximize use of public transportation, and the-lack of native habitat that • • would be put at ri::-k,.I think the site is a prime site for the type of development you ate proposing. Frankly, I am most struck with the opportunities for shared use of the access to the St. James Apartments. In my opinion it would be a travesty to require yet more impervic.s paved surfaces than already exist on the site_'I would • • 5151 NW Cornell Road, Portland, Oregon 97210 (503) 292-6855 FAX(503)•292-1021 • Printed on 100%post-consumer recycled paper with loy ink. • • strongly encourage you to pursue an easement to use the existing driveway to the St. James Apartments, rather than paving an additional driveway. I understand that the owners have thus far turned down your requests, but I believe the single most important design feature you could incorporate in this project is a shared drive. If there is anything further I can do to support their reconsideration of your offer, please let me know. I am glad to lend my full support to this very important affordable housing project. I'd like to see the project again when it is developed. Sincer- y, Mike Houck, Urban Naturalist • II', slh tar get areas addressed in the „.— ..�y. .. ...—tr!,y ice,.,,-,,,, ,,,,,s?:ti.,.• - :�•••;..,....,„ T • :+ .,' •-., ..orr< ) d Beyond Tomorrow community vision •• .. , •,.di1,. •-'u• iii'..::.. .4. process are: A Community Character and Quality of Life ��✓ \' A Growth and Growth Management a \ �:J t. A Public Safety �� 1999 A Schools and Education .• Annual _ �.... , •A Transportation and Traffic -r ,.a�. ' , A Urban and Public Services `i ce s ,,, • • ..1.” •1 Report r • �. •' \ . . i . t �' ! to s ;• i • w tun,::,:; `1•,:'+'l t 0101°.Citizens � l Id. h ,n,u n III . Itl F ,O of t J Ar II 0111.‘ a 6616610 '6 tr r� IA' �Wts _✓ V A V A V A V A V A V A V oC4 �,.SY'P r�c',.d• oa. vstt,0 ^ t tNC'tr Affordable Housing tW�a 'atct� • t ! Goal #3: The City encourages and supports private sector programs to maintain • diverse and affordable housing." o• ♦ C• P Strategy t) "Implement a program to educate Tigard citizens about the importance e,5 es\ t J affordable housing." cO�\a ices F. of g a serscvoCNI sere I..; .n•;r..,;, !•n., .'••.Ll!r'Milli, 11.8111( :n'l il:.u,l n Ain“Ind 5 iii;J,u. 'n , ..I in i,ngi ,,u.lilt I':'ti..n;I ss°.,I' tyaa a e�\e(oi p5S.6t y°�el'f (Q` ..,.. 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I'n,:,t t- ,.... t•,:,.,,nh,!i„ I.in ,t:,Ic„I..,.t,tr,i...l .trl.,lt'.l..:llr,.:.,t l.5 r.i„t .i•.,ill n�...., ,,a,,, rat,,, .ig V' ^`ac..0 \ \,,,,to t ,,,•• nnu: u,d. .r..•, u:In . I he "•H a^\•' �,a,a\ tb,„,e^`” „`.J,+,' ,t ,,,,,^'' w„. ,.i. a.... ,., r..u,t, •u ..!Du.6t L n I. .u!,,..u, t \.}P1C p,tx a.c Pt” r e' ,. „a., Inc^u MCC Pt` P„w•a ,+n,\P ,^,^' a\\\,c, ,.o`^,,,n t am` ,,,t\it N0 .\cacti” ,td` .,,••"'' ,e t'' .d t,,a.' tnCe Inca �.\l. ,p.,J,1n• ' .,,,.' '1\ ,,,.n + P ,n{`c ,II tit\ n,\tr,^` `t'.,r'C \,\, \„\, �a` -e\�,.,. \., \ 171 ,.\\ „+` ,.\,' X mmto } „+n,`F,, .tilt'' a. \,nt, rt `i l , l 414,<) r".L` •Cis-1. 19`I i> ROWTH & GROWTH MANAGEMENT DIRECTION STATEMENTT: (WHAT TIGARD WILL WOK LIKE IN 2017) -igard continues to grow Growth is accommodated while protecting the character and livability in new and established neighborhoods. The City Ind supports private sector programs to maintain diverse and affordable housing. irban services are provided to all citizens within Tigard's Urban Growth Boundary. Recipients of services pay their share. ncal and small businesses are encouraged as an important part of our community and our economy. he City of Tigard is an active participant in regional issues. Its citizens are educated about issues in our region and take advantage of opportune+ iarticipate in decision-making processes. --— —— _____ ___. -- by City ineltiditig police service acid'tinrieiti�tion — — — — • Expand ability to get annex.waivers for provision of sewers to Bull Mountain 3) Adopt a plan to educate Metzger residents • With area west of Hall as priorityt create public info program that us about annexation to Tigard CP04 as a partner,reaches out to newcomers,emphasizes benefits joining Tigard and emphasizes the retention of Metzger's identity 4) King City/Urban Growth Boundary Annexation #3) The City encourages and 1) Implement a program to educate Tigard citizens • Start community dialogue on issues associated with affordable housii supports private sector about the importance of affordable housing • Define community goals for affordable housing to determine target programs to maintain diverse • Prepare written materials that reflect the community's goals and affordable housing • Develop outreach program including Cityscape articles,press release speaking opp's,outreach to businesses, churches, senior centers any community based organizations • Implement outreach program 2) Make incentive programs available to providers • Form study committee of affordable housing units • Committee consider waiver or reduction of SDCs,tax abatement for n profits,andlor property tax reductions for affordable housing projects • Committee consider targeting financial incentives to specific areas of the City • Study committee report issued to City Council • Council consideration of recommendations of study committee • Implement Council direction • Develop outreach program to"advertise"incentives 3) Review City's zoning code and Comprehensive • Consider minimum densities,inclusionary zoning&density bonuses Plan policies to provide maximum opportunities tools to encourage affordable housing for affordable housing 4) Incorporate affordable housing policies into • Identify opportunities to provide affordable housing in mixed use an study of Downtown,Wash Sq,&other mixed • Include discussions on affordable housing in public wkshops in mixr use areas use areas • Write policies and zoning code language to reflect desired affordabl. housing opportunities in mixed use areas • Implement policies • Consider jobslhousing ratio as an incentive to focus housing 5) Strengthen ties between Cit t Wash Cntlt and • Hold summit on affordable housing with policy makers,develop other Wash Cnty cities to jointly provide community and technical resources to identify issues affordable housing services • Summit follow-up to consider jointly providing technical assistance developers of affordable housing • Consider increase in number of Wash Cnty subsidized units allowed in fig: 6) HOMELESS •Implement programs aimed at preventing homelessness 7) HOMELESS -Investigate tools to provide emergency housing ::4i Local and small businesses are 1) Retain and assist local businesses encouraged as an important part of our community and economy • •' •• Exhibit L Community Partners for Affordable Housing, Inc. Atiti3 A What is the Regional Affordable Housing Strategy ("RAHS")? In June 2000, Portland's regional governing body, Metro, adopted a Regional Affordable Housing Strategy(RAHS). A broad-based group of 28 public, private and nonprofit stakeholders worked together for nearly two years to define the region's housing problem, develop production goals by jurisdiction, and develop a set of voluntary recommendation for action. Because housing needs are so great, and subsidies so limited, the RAHS suggests that we establish voluntary goals tied to 10%(rather than 100%)of the projected regional need. This translates into about 9,000 affordable units by 2003 (320 in Tigard,which places it in the top 6—of 24 cities-for housing need). Why is Affordable Housing a Regional Issue? While the metropolitan area has grown rapidly over the past decade housing has become increasingly unaffordable—particularly in Washington County. This affordable housing shortage impacts: household stability, employers' ability to attract and retain a quality workforce, employees' productivity, tax base, and school and civic participation and performance. Personal stability translates directly into neighborhood, business, community and regional stability(and conversely, personal instability translates into regional instability). Historically, Portland/Multnomah County has attracted(both through formula allocation and competitive process)the lion's share of state and federal housing subsidies in our region. By 1998, it was estimated that while Portland alone had over 45,000 housing units available for households at<50%of median, Washington County had only about 10,000. While job growth has exploded in Washington County, housing units affordable to new workers has not. The result is gridlock as many lower wage earners must commute into Washington County from Clackamas County and East Portland. The RAHS contains strategies designed to increase housing choices in every jurisdiction in the region. Analysts tend to agree there are more"barriers"to affordable housing development in Washington County than elsewhere in the region(i.e. higher system development charges, higher utility costs, fewer zoning and regulatory incentives, lack of political consensus,etc.). If we do not act quickly, we will find the Silicon Forest turning into the Silicon Valley—with median home prices of$400,000—and not enough subsidies available to address even 10%of the benchmark need. What is "Affordable" Anyway? With extremely limited public subsidy dollars available for housing, public policy has begun to shift toward subsidizing those most in need (households at 50% of median or below-or$26,850 for a family of four), even though these are the most expensive units to produce(debt service must be low or nonexistent to set rents at these levels). The RAHS shares this targeting strategy. PO Box 23206 • Tigard,OR 97281-2306 • Tel:(503)968-2724 • Fax:(503)568-8923 • Website:www.cpahinc.org • - How Does the RAHS Impact Cities Like Tigard? Most local jurisdictions were concerned about affordable housing before Metro adopted the RAHS. The City of Tigard has included the promotion of affordable housing as one of its key goals for the last several years. Toward this end, a property tax abatement ordinance was adopted in 1997, and a housing code in 1999. For the 5-Year Goal period indicated in the plan(1998- 2003), Tigard has not added any housing units affordable to those at or below 50%of median (Villa La Paz was acquired prior to the plan period, but renovation completed in 1998— depending on methodology it might be counted). Although the benchmarks of housing need indicated in the RAHS are voluntary,they provide a simple report card format which will certainly be used to measure jurisdictions' capacity to"walk their talk" under the State's Goal 10, as well as local Consolidated Plans, the RAHS, and other planning processes. What Strategies Should Tigard Consider Adopting? Each jurisdiction is asked to look at its unique circumstances, and choose those tools which will be most effective in their own setting. While all should be considered,CPAH has selected its own "top ten" for priority consideration: Cost Reduction Land Use&Regulatory Regional Funding -System Development Charges(reduce, -Long Term or Permanent Affordability Maximize Existing Resources: waive or defer) -Permit Fees(reduce,waive,defer) -Density Bonus -Training Progarn -Property Tax Exemption -Replacement Housing -Consistent Consolidated Plans in Region -Local Government&State Coordination -Inclusionary Zoning(voluntary&mandatory) -Allocation of HOME Funds and urban growth boundary considerations -Promote Change in HUD/Ffederal Progs. -Land Cost and Availability,inducting -Transfer of Development Rights -Enterprise Foundation Regional donation of tax foreclosed properties and Acquisition Fund land banking or land assembly,and New Funding Source: construction type(size,design) -Employer-Sponsored Housing ---> -Off-site Improvements -Elderly&Disabled Housing -Real Estate Transfer Tax --a -Local Regulatory Constraints, -Regional Housing Resource/Database -Uses and Administration of a New Disaepancies in Planning and Zoning Regional Housing Fund Codes,and Local Permitting or Approval Process:-Parking -Building Codes Requirements How Do These Tools Impact Development? The process of developing affordable housing is complex and costly. Without a skilled development team working together, including a proactive local jurisdiction, it will not get built. Local jurisdictions who are unable to demonstrate their own commitment to such projects will not successfully attract state and federal subsidies into their communities. Subsidies alone are not sufficient to"fill the gap" for affordable projects, but must be paired with a variety of local incentives. In areas like Washington County, where we've developed a "backlog"due to rapid growth in jobs and high-end housing, we must act quickly before development opportunities are lost. We have little buildable land remaining and few existing incentives. The City of Tigard needs over 3,000 units affordable to those at 50%of median or below. CPAH asks that the City adopt a minimal but important target-320 affordable units by 2003. The problem only becomes more intractable the longer we wait to act. Three steps are required to make the current City goal to "support private sector development of affordable housing" meaningful:set a target, reduce barriers, implement new tools. CPAH appreciates the opportunity partner with the City on this goal, and will work diligently to attract the subsidies necessary to make it a reality. • Impact of Metro's Regional Affordable Housing Strategy Washington County Affordable Housing Needs Jurisdiction 2017 Need for Affordable Units Targets Based on 10% Households <30% 130-50% 'Deficit of Benchmark Need Comelit 3601 &iie -100 .498 50 Dtsham '44.fi;g4514. Fairview 4,145 -425 -309 -734 73 Forest( we ' '2,227 1E44E4',Xil,11,91-44441'3i Gladstone 4,582 -436 -96 -532 53 Gresham 45,297 -4,555 -1,024 -5,579 558 Happy Valley 2,583 -294 -279 -573 57 ±1:4: Johnson City 754 55 159 214 KIM 5 - Lake Oswego 16,452 -1,850 -1,542 -3,392 339 • Maywood Park 122 -9 11 2 Miwaukie 11,709 -1,043 23 -1,020 102 Oregon City 12,896 -1,230 -355 -1,585 159 Portland 280,528 -19,864 1,916 -17,948 1,795 Rivergrove 123 -14 -13 -27 3 Sherwood 6395 -670 -561 1,231 123 flgard I9jTh 169 -1087 4,206 321 Troutdale 7,096 -751 -559 -1,310 131 Ttuderfin s-s; 552 4,208 4,904 • 190 • . West Linn 8,897 -987 -713 -1,700 170 Wilsonville 8,842 -1,000 -797 -1,797 180 Wood Village 1,548 -164 -11 -175 18 Clackamas Co.Uninc. 77,498 -7,309 -3,744 -11,053 1,105 Multnomah Co.Uninc. 7,621 -814 -534 -1,348 135 WaslingtonCo Uninc .j1669& 14P)14 9th .22,681 2258 Totals 722,908 -66,244 -24,232 -90,476 9,048 Wash.Co.Jurisdictions 232,215 -41,919 I 4,192 Notes:These estimates will be recalculated when 2000 census data becomes available,and are based on 1990 Census,1995 American Housing Survey,1998 Marathon Mgmt.Data and 1999 Metro data. • Of the 90,476 unit deficit of units serving those at 50%of median or less,needy 1/2 of these units (41,919)are needed in Washington Co.,even though we represent only 1/3 of the projected 2017 household growth(232,215).In 1998,while Portland alone had an estimated 45,451 units serving those at<50%of median,in all of Washington County,there were only an estimated 10,561 such units. While 6%of Portland's projected grovitlishO-uld accommodate units at<50%,17%of Tigard's should. Historically,both state and federal housing subsidies have gone disproportionately into Podiand/Midtnornah County. vvi as .v ate.vv ..•o a ....-. .. -- .�. ... .. • Exhibit M opa • Transportation Department of Transpo Region I • 1Nin A.Kitzhabrr, (, vemor M.O., l23 I��V Flanders Portland,OR 97209-4037 (503)731-8200 FAX (503)731-8259 August 11, 2000 FE: August 1-2A-TIG-141 Proposal Number: 732 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, CR 97223 Attn: Brian Rager Subject: Pre-application for Hall Boulevard Housing Dear Mr. Rager This letter augments our preliminary response letter sent on July 28, 2000. The applicant has worked with ODOT to develop a preliminary site plan (see attached plan). This site plan locates the development's Hall Boulevard approach along the site's southern property line. This approach location allows for a future shared access between the applicant's site and the property directly to the south. This approach location satisfies ODOT's requested condition of approval 3(6) as stated in our July 28 letter. ODOT appreciates the applicant's cooperation in this matter, and looks forward to working with the applicant and the City of Tigard once a formal application for this development has been submitted to the city. If you have any questions regarding the above comments, I can be reached at (503) 731-4610. Sincerely. G 4001) A4140e) Matthew Larsen Development Review cc' Jill Sherman, Applicant Pam,..734.1350 -F�-�Q'\ 6!ii•.: `yam 0 %. ';� Wepartment of Transportation F _ :: EIIregon 1--: -' Region 1... 123 NW Flanders 5 lobo A.Kitzhaber.M.D..Governor Portland,OR 97209-4037 (503) 731-8200 FAX (503) 731-8259 July 28, 2000 P A9 1-2�A-TIG-141 Proposal Number. 732 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Attn: Brian Rager Subject: Preapplication for Hall Boulevard Housing Dear Mr. Rager: This letter represents ODOT's preliminary response to the applicant's pre-application proposal. The proposed land use action is adjacent to state highway 141 (Hall Boulevard). According to the Oregon Highway Plan (1999) Hall Boulevard is classified as a District Urban highway facility. The posted speed limit at this location is 40 miles per hour. Given this speed, the access spacing standard for this facility is 500 feet. The mobility standard - is a volume to capacity ratio of .95. ODOT has permitting authority for access to -Hall Blvd. and an interest in ensuring that this proposed land use does not negatively impact its safe and efficient operation. We have reviewed the applicant's pre-application proposal for an affordable housing complex of 26 units and 31 parking spaces. We understand that the applicant has sought to -acquire an easement to the adjacent property in order to to develop joint access to -the site. but has -been unsuccessful so far. . We understand that the applicant will seek direct access to Hall Boulevard from the site if no easement agreement can be reached. The existing access from the site to Hall Boulevard does not meet ODOT spacing standards. The accident data for this section of Hall Boulevard indicates a safety problem related to driveway turning movements. Any access from the site directly to Hall Boulevard would present similar spacing and safety concerns. Given these existing conditions, ODOT will request that the following requirements be made conditions of approval: 1. Arrapplication for an ODOT approach permit will need to be made at ODOT District 2A. Contact Joel McCarroll, Asst. District Manager at 229-5267 for information on the written application process. 2. A traffic study will be required to support the approach permit application. Contact Chi Mai, District 2A Traffic Analyst, at 731-8542 for assistance in scoping the study. Penn 71-1-1850(1/951 City of Tigard • • ODOT Preapplication for Hall Boulevard Housing Page 2 8/02/2000 3. The applicant has the following options: A. Establish a crossover easement for access to Hall Boulevard with one of the adjacent properties, or B. Locate the site's approach road in such a way that when an adjacent property redevelops it can use the applicant's approach as a shared approach. 4. Dedication of right-of-way as stipulated by the City of Tigard for future improvements to Hall Boulevard will be required. 5. Frontage improvements along Hall Boulevard to include curbs, sidewalks, and catch basins to accommodate highway drainage to ODOT/ADA standards will be required. 6. A preliminary drainage plan of the site will be required. A drainage study may be required if: A. Total peak runoff entering ODOT's right-of-way is greater than 0.05 cubic meters per second, or B. The improvements create an increase in impervious surface area by greater than 1,000 square meters. An application for an ODOT drainage permit will need to be made at ODOT District 2A if the site's drainage enters ODOT's right-of-way. Contact Joel McCarroll, Asst. District Manager at 229-5267 for information on the written application process. To ensure timely coordination, we strongly recommend that the applicant work with ODOT to establish the location of the approach road before formal application for design review is filed with the City. If you have any questions regarding the above comments, I can be reached at (503) 731-4610. Thank you for providing notification of this pre-application proposal. Sincerely,InXeitad -\ Matthew Larsen Development Review cc: Jill Sherman, Community Partners for Affordable Housing Chi Mai, Traffic Analysis, ODOT Region 1 Joel McCarroll, ADM, ODOT District 2A • Exhibit N i► COMMUNITY PARTNERS FOR A F F O R D A B L E H O U S I N G, INC. P.O. Box 23206 • Tigard,OR 97281-3206 • Tel:503-968-2724 • Fax:503-598-8'-)2 August 7, 2000 Phil Collumbo, Services Planning Coordinator TRI-MET 4012 SE 17th Avenue Portland, Oregon 97202 Dear Mr. Collumbo: I appreciate your time and information regarding future TRI-MET service in the Barbur Corridor. Community Partners for Affordable Housing (CPAH) Inc. is a nonprofit housing developer serving the Tigard-Tualatin area. We currently own 116 units of multifamily affordable housing and one single-family house. CPAH recently received tax credit and funding awards to build a 26 unit new construction development on Hall Boulevard (between Spruce and Pfaffle). We would like to request consideration for service on that part of Hall Boulevard that does not have service at the present time. The development would serve families at or below 30%, 40% and 50%of area median income. This low-income segment of the population is more likely to use public transportation. In fact, we know from parking studies conducted at our other sites that many of our residents do not have cars and do rely on public transportation to get around. The development will have 13 one and two bedroom units and 13 three and four bedroom units. We project that the development would open in March 2002. Thank you for your consideration of this matter. Please feel free to call me at 968-2724 if you have any questions. Sincerely, hh Jill Sherman • Housing& Resource Development Manager • VO'141VV :4VJV 11 .10 ['MA 0V4 004 4GOV 11hyAV 1V,11,A110 ,7l•nVVL X Tigard=Tualatin School 'tract 23J f, � . hibit 0 Sheila Fink, executive director Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281 Dear Sheila. This letter is to support Community Partner's application to develop a multi-family housing unit in the Metzger Elementary School attendance area. To make room for additional students, the district has added a 2-classroom portable unit at Metzger this year. Additionally, Metzger's boundaries have been changed so that new students who live on the south side of Pacific Hwy. will no longer attend Metzger, but will be enrolled at Templeton Elementary. Over the next two years, these changes should open classroom space at Metzger, enabling it to easily serve any new students generated by your project. We consider Community Partner's involvement in the site's development as a plus for our school district because of the extra support you provide for the children and the families who live there. We look forward to working with you as your project becomes a reality. SincerAy • / �. v • . Lowder Superintendent • ` 13137 S.W. Pacific Hwy:, Oregon 9223 Plioe 503 G242a,- ; 'y v4JLiiuu lnl 11 :1V CAA OVJOaorola lr&. Exhibit P • ( i4.k t CITY OF TIGARD February 23,2C00 OREGON Sheila Fink, Executive Director Community Partners for Affordable Housing,Inc. P.O. Box 23206 Tigard,OR 97281-3206 Dear Sheila: We are writing on behalf of Community Partners for Affordable Housing (CPAH)to endorse the proposal to construct 29 new housing units in the Washington Square Area. We have worked with CPAH on various projects, and have seen the organization's dedication and commitment serving the lower-income families in the Tigard area. The Tigard Public Library is very supportive of community-based efforts which impact the quality of life of library customers. We are particularly interested in efforts that promote reading,and we have been happy to partner with CPAH in efforts to make reading materials available in their low-income housing facilities. Over the past two years we have helped to establish juvenile reading collections at two such facilities,and we look forward to doing similar projects at additional housing sites. The work CPAH does is invaluable to this community,and we are pleased to offer our support and assistance to you in any way that we can. Sincerely, Kate Miller Mann Yo raker Teresa Laubach Adult Services Librarian •Young Adult Services Librarian Youth Services Specialist Tigard Public Library Tigard Public Library Tigard Public Library 13125 SW Hall Blvd.. Tigard, OR 97223(503)639-4171 TDD(503)684-2772 1 ( •Jn I I ll..LU. I . -..- . -- MAX WILLIAMS State Representative r • DISTRICT 9 V ce-Cluir. Judiciary-Civii Law '•�� '�� REPLY TO nOnaESS:NDICAIYD. Member Revenue Oregc"Ftaxlu of rtep,e..ent.Jt,.0 OR 97710 Rules,Elections.&Public 12103 SW:]scn Affain 7Spr0.OR 972.23 HOUSE OF REPRESENTATIVES SALEM, OREGON 97310 February 21. 2000 VIA FACSIMILE Ms. Sheila Crreenlaw-Fink Community Partners of Affordable Housing Post Office Box 23206 Tigard, Oregon 97281-3206 Subject: Support for State and County Funding for New Affordable Housing In Washington Square Area Dear Sheila: I am pleased to offer this letter in support of Community Partners for Affordable Housing's ("CPAH") efforts to acquire additional property for the construction of 29 new affordable housing units in the Washington Square area. As you know, I support affordable housing projects in Tigard and throughout Washington County, as well as funding for such projects by the Legislature. The lack of affordable housing in Washington County has reached a crisis level. There are too many people who work in the area, but are unable to afford to live in the community. This results in traffic congestion, longer commutes, more time spent away from family, and a higher cost to those least able to afford it. Lack of affordable housing destabilizes otherwise stable families. No where is this fact made more clear to me than by my service on the board of the Good Neighbor Center, East Washington County's Homeless Shelter. CPAH has been an outstanding example of the partnership between public agencies,non-profits, and private industry working for more affordable housing in Washington County. Your local community support, volunteer base, and successful efforts at projects within the Tigard area make you best suited for this important project in our community. Your work at Villa La Paz stands as a shining example of CPAH's coitmitment and capability in successfully taking good ideas and making them a reality. The families that CPAH has been able to assist and stabilize has made Tigard a better place to live. Office:1-1•4 75 State Capitol.Salem.OR 97310-Phone.'503)986.1409 District: I IO?SW i 5th Ave..Tigard,OR 97223-Phone: 5031 524-42'5-Email wilIiams.r-.pidsl.:te.or.us FEB-21-200e 1 i:sr_. NILLER I'9 EH 5i? =2' 1.115 p.!71.3 • • Ms. Sheila Greenlaw-Fink - 2 - February 21, 2000 It is my sincere hope that the project request you have made will receive serious consideration and support. I look forward to continuing to work with you on this and other affordable housing issues in the future. incerely, ax 'iiliatr,s tate Representative House District 9 T-AL r.0; • • • • .141.E February 24, 2000 CF1Y OF TIGARD OREGON Ms. Sheila Greenlaw-Fink Executive Director Community Partners for Affordable Housing PO Box 23206 Tigard, OR 97281-3206 Re: Letter of Support Dear Sheila: Thank you for your letter of February 24, 2000, giving me an opportunity to provide a letter of support for your agency's efforts. It is my understanding that you will be including my letter in your application for State of Oregon tax credits and other grants that you will be applying for to facilitate a proposed new affordable housing development in the City of Tigard. The City has been very impressed with the success of Community Partners for Affordable Housing, particularly with the rehabilitation and improvement of the Villa La Paz complex. Tigard has supported your efforts from the inception as evidenced by your property tax abatement, as well as the cooperative effort between your agency and our Police Department to address crime issues. Specifically, we are very proud of the cooperative effort that led to the Enhanced Safety Property designation that was recently awarded to Villa La Paz. Your agency is recognized as the leader locally in addressing the need for more affordable housing in the community. The City Council supports your efforts and encourages you to seek other opportunities to provide affordable housing. Recently, the City Council in its goal-setting session reiterated its commitment to "encourage and support private sector programs to rehabilitate housing that will be offered for rent at affordable rents, resulting in a safer environment for the tenants." The Council recognized your efforts and expressed encouragement to you to bring forth additional projects to benefit the community. Thank you, too, for your continued involvement in City efforts such as the Visioning Program and the creation of the City's community housing goal. Sincerely, William A. Monahan City Manager I:\AD M\BI LL\000224-1.DOC 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 HUia-1b-20NLJ 11;4.5 and C Services Exhibit Q • Housing ornmunity �; .` � sale.,OR 973(11-4246 (503)986-2000 Min N.Kitxhnher•6{.h,Governor•,.,a,5. FAX(503)986-2020 TTY(503)986-2100 http://www.hcs.statC.or.us EQUAL HOUSING OPPORTUN17Y August 16,2000 Mr, Dick Bewersdorff,Planning Manager Department of Community Development City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 Re: Village at Washington Square Dear Mr.Bewersdorff: Community Partners for Affordable Housing,lnc.(CPAH)is submitting an application for Comprehensive Plan Amendment on their affordable housing project,Village and Washington Square. CPAH was awarded federal 1-ow Income Housing Tax Credits from our department for the development of this highly needed Family project. At the time of application.CPAH and Oregon Housing and Community Services had the understanding that the zoning for this development was in place. The award the CYAN received for this project is worth approximately$2.5 million`nthe�p a sect. If they do do not secure proper coning by early October we are likely to pull the award and grant would again de another project. CPAH would have to wait until August of 2001 to re-apply they applying in an extremely competitive environment. Our department has been working with CPAH to help this project move forward. it is my hope that they receive the zone changes they need by October in order to insure that this development will be completed. Sincerely, Vince Cruotti Regional Field Representative (503)963-2284 TOTAL P.01 cJ II Y CITY OF TIGARD Community Development • Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: City Council FROM: Laurie Nicholson, Planning Division DATE: September 21, 2000 SUBJECT: Village at Washington Square supplemental information and Planning Commission Minutes Attached to this memorandum are as follows: • Minutes from the Planning Commission hearing on Monday, September 18, 2000 • The applicant's narrative • Additional information submitted by the applicant at the Planning Commission hearing I:/Irpin/laurie/9-21-00 Village at Washington Square.doc • I Agenda Item: 5.1 Hearing Date: September 18,2000 7:30 PM .r; °;STAFF"`REPORTS TO.THE'-PLANNING COMMISSION R i ,,FOR:THE CITY OF TIGARD OREGON SECTION I: APPLICATION SUMMARY CASES: FILE NAME: VILLAGE AT WASHINGTON SQUARE Comprehensive Plan Amendment CPA 2000-00002/ZON 2000- 00001NAR 2000-00014NAR 2000-00017NAR 2000-00018NAR 2000-00019 PROPOSAL: A request for approval of legislative Comprehensive Plan Map amendment from Low-Density Residential to Medium-High Density Residential, Rezone from R-12 to R-40 and Variances to allow the following changes: 1. decrease required setback on north sideyard from 35 feet to 10 feet. 2. decrease required setback on south sideyard from 35 feet to 10 feet. 3. decrease required setback on rear yard from 35 feet to 20 feet. 4. change the minimum-parking requirement from 46 to 31 spaces. The subject property is located on 11159 and 11165 SW Hall Boulevard, 1 S135DA Tax Lots 4600 and 4700. APPLICANT: Community Partners for Affordable Housing • P.O. Box 23206 Tigard, OR 97281-3206 OWNER: Cahn Trust 5795 SW Cranberry Ct. Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12 LOCATION: 11159 and 11165 SW Hall Boulevard APPLICABLE REVIEW STAFF REPORT CPA 1999-0002 Page 1 IIP CRITERIA: Statewide Goals 1-19; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 7.1.2(a&b) 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapter 18.380.030, and 18.390.060(G). Metro Functional Plan. SECTION II: BACKGROUND INFORMATION Site History: The subject parcels were annexed to the City in 1987. The project sponsor, Community Partners for Affordable Housing, Inc. (CPAH), first optioned these parcels in May of 1999. Currently, these parcels are located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP). Vicinity Information: The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. Site Information and Proposal Description: Of the subject parcels, tax lot 4700 is .11 acres in size and tax lot 4600 is .73 acres. The surrounding properties are all zoned R-12, just like the subject site. The neighboring property to the west is developed as St. James apartments, which is accessed through a driveway along the north side of the subject site. The property to the south is developed as a single-family home. Properties across SW Hall Boulevard are developed as single-family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaff le Street. SECTION III: FINDINGS AND CONCLUSIONS The following staff evaluation and findings are intended to address both the requested amendments to the Comprehensive Plan and to the Development Code. The relevant criteria in this case are Statewide Goals 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12.2.1; and Community Development Code Chapter 18.390.060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2.1.1 and Tigard Community Development Code Chapter 18 provide for citizen participation and notice. Notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of Land Conservation and Development. Notice of both the Planning Commission and City Council hearings was mailed out to all property owners located within STAFF REPORT CPA 1999-0002 Page 2 • • 500 feet of the subject parcel. Exhibit A is a map of all the properties that were sent notice of the hearings for this proposal. The applicant is also required to hold a neighborhood meeting to describe the proposal to neighbors before they can submit their application. Exhibit B is a letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing Director, informing neighboring property owners of the neighborhood meeting. An affidavit of mailing and posting for the neighborhood meeting was also included in the applicant's packet (refer to Exhibit C). One of the application requirements is that the applicant hold a neighborhood meeting and send notice of this meeting to all property owners located within 500 feet of the site of the proposal. The applicant complied with this requirement. This goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. This goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. Since the applicant is proposing to construct a higher density of residential development than is permitted, under the R-12 zoning, the applicant is meeting the intent of the Washington Square Regional Center Plan for this area. This goal is satisfied. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. This goal is not applicable because no agricultural lands are involved in this legislative plan and code amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. This goal is not applicable because no forest lands are involved in this legislative plan and code amendment. Open Spaces, Scenic, and Historic Areas, and Natural Resources: Goal 5 requires, in part, that adopted comprehensive plans be revised to conserve and protect natural resources and scenic resources. This goal is met because this proposal does not affect open spaces, scenic areas, historic areas, or natural resources. Staff reviewed the City's water resources map and found that no water resources, or floodplain exist on this site. The following natural resource agencies were sent request for comments: Division of State Lands, Oregon Department of Fish & Wildlife, US Army Corps. Of Engineers, and Unified Sewerage Agency (USA). Exhibits D and E are Request for Comments forms from, respectively, the Division of State Lands and USA. Each agency representative stated that they had no objections to this proposal. This goal is satisfied. . Air, Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of STAFF REPORT CPA 1999-0002 Page 3 Tigard complies with this goal through its adopted comprehensive plans and policies regarding water resources (Tigard Comprehensive Plan Volume II, Chapter 4 and Tigard Development Code standard: 18.797). This goal is satisfied. Natural Disasters and Hazards: Goal 7 requires the protection of life and property from natural disasters and hazards. This City of Tigard has existing regulations that address natural disasters and hazards. The subject is not located within the floodplain; therefore, it appears that no natural hazards would exist for this site or proposal. This goal is satisfied. Recreational Needs: Goal 8 requires satisfaction of recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. This goal is not applicable because no recreational issues or destination resort issues are involved. Economic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. This goal has been met because the plan continues to promote opportunities for a variety of economic activities vital to the health, welfare, and prosperity of Tigard citizens. The proposed higher density and affordable housing development will promote economic development because it will create affordable housing opportunities for local service workers. This goal is satisfied. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location, type and density. The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. This goal is satisfied. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The subject site has full urban services available to it: police protection; sanitary facilities; storm drainage facilities; public transit; and transportation services. When the applicant goes through the site development review application process they will be required to meet the Tigard Development Code standards for street and utility improvements. Moreover, the STAFF REPORT CPA 1999-0002 Page 4 • • applicant will be required to pay system development charges for transportation, parks, sewer, water, and storm drainage. They will be required to make improvements for their frontage along SW Hall Boulevard. Request for comments forms were sent to the following providers of public facilities: City of Tigard Engineering Department, City of Tigard Police Department, Oregon Department of Transportation, Oregon Public Utilities Commission, US Army Corps. Of Engineers, USA, Tri-Met, Tualatin Valley Water District, TCI Cablevision of Oregon, US West Communications, Portland General Electric, Tigard-Tualatin School District, NW Natural Gas Company, and General Telephone. Tigard Police Department reviewed the application and had no comments on it (Exhibit F), Tigard Water District had no comments (Exhibit G), Oregon Public Utilities Commission had no comments (Exhibit H), and USA had no comments (Exhibit E). The applicant received a letter from the Tigard-Tualatin school district, stating its support for the proposal (refer to Exhibit I). This goal is satisfied. Transportation: Goal 12 requires a safe, convenient and economic transportation system. SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). It was stated in the letter that they had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. This goal is satisfied. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy. The proposed building will meet the standards of the Uniform Building Code. This goal is satisfied. Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. This goal is not applicable because urban growth boundary issues are not involved. Willamette River Greenway: Goal 15 requires protection, conservation, and enhancement of lands along the Willamette River as the Willamette River Greenway. This goal is not applicable because Willamette River Greenway issues are not involved. STAFF REPORT CPA 1999-0002 Page 5 • • Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental, economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. This goal applies to coastal areas and, therefore, it is not applicable. Coastal Shorelands: Goal 17 requires conservation, protection, and, where appropriate, restoration of coastal shorelands. This goal is not applicable. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. This goal is not applicable. Ocean Resources: Goal 19 requires conservation of the long-term values, benefits, and natural resources of the nearshore ocean and the continental shelf. This goal is not applicable. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES General Policies: Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the City Council must find: a) The change is consistent with applicable plan policies; and b) A change of physical circumstances has occurred since the original designation, or c) A mistake was made in the original land use designation. The proposal is consistent with statewide planning goals as addressed above under 'Statewide Goals' and will demonstrate that the proposal will confirm to all applicable plan policies and development code provisions. The proposal conforms with the applicable portions of the Metro "Urban Growth Management Functional Plan" that was approved for adoption on October 24, 1996, by the • Metro Council. The "Growth Concept" map associated with the Functional Plan indicates this area as a "Regional Center". Since the subject parcel is located within the Washington Square Regional Center boundary, this proposed upzone will meet the intent of the Metro • Functional Plan. In addition, this parcel is designated for 50s-unit per acre, mixed-use residential density development under the Washington Square Regional Center Plan. The proposal meets subsection b of Implementation Strategy #2: "A change of physical circumstances has occurred since the original designation." The adoption of the Washington Square Regional Center Plan represents a physical change of circumstance because, once implemented, it will change the potential for development within this area. This policy is met. Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Planning Commission and City Council hearings were legally advertised. Notice of these hearings were sent to property owners located within 500 feet of the subject parcel (refer to Exhibit A). The applicant held a neighborhood meeting prior to submitting their application (refer to Exhibits B and C). STAFF REPORT CPA 1999-0002 Page 6 • • • This policy is met. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. This policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi-family housing and to provide for an overall density of ten units per acre. The City is currently in compliance with this rule. The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. According to the applicant's narrative, Tigard is one of the least affordable cities in the Portland metropolitan area, and one of the most imbalanced from a jobs-housing perspective. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. By creating more affordable housing in the City, the applicant is meeting the intent of this plan policy. Public Facilities and Services: Policy 7.1.2 requires that a pre-condition to development that: a. Development coincide with the availability of adequate service capacity including: 1. Public Water; The site accesses public water from Tualatin Valley Water District. 2. Public Sewer shall be required for new development within the City unless the property owner involved is 300 feet from a sewer line and Washington County Health Department approval for a private disposal system is obtained; and The site can access sewer via a line located in SW Hall Boulevard. 3. Storm Drainage; Storm drainage facilities will be reviewed as part of the site development review application. b. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed development; and Adequate facilities will be one of the review criteria of a site development review application. 2. Designed to City standards. As part of the site development review process, the applicant will be required to demonstrate that facilities are designed to City standards. Transportation: Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and STAFF REPORT CPA 1999-0002 Page 7 • development. SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). It was stated in the letter that they had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. This policy is met. Transit: Policy 8.2.2: The city shall encourage the expansion and use of public transit by: a. Locating Land Intensive Uses In Close Proximity To Transitways; This application is located in close proximity to transitways. Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from the subject parcel. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. A major transit center is located on SW Commercial Street in downtown Tigard, which is less than one mile from the site. In addition, a request for comments was sent to Tri-Met and they had no objections to the proposal (refer to Exhibit K). This policy is met. b. Incorporating Provisions Into The Community Development Code Which Require Development Proposals To Provide Transit Facilities; And The existing development code addresses the provision of transit facilities. This policy is met. c. Supporting Efforts By Tri-Met And Other Groups To Provide For The Needs Of The Transit Disadvantaged. Many of the residents in the proposed project will be transportation disadvantaged. This policy is met. Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. The Washington Square Regional Center Plan will encourage reduction in energy consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit. Locational Criteria: Policy 12.1.3: The city shall provide for housing densities in • accordance with: a. Applicable Plan Policies; The proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. STAFF REPORT CPA 1999-0002 Page 8 • • b. Applicable Locational Criteria; • 1. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; As previously indicated, the proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; . The existing development code has buffering standards. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (3) Areas which have direct access from a major collector or arterial street; The proposed project has direct access to SW Hall Boulevard, an arterial street. (4) Areas which are not subject to development limitations; The property is not subject to development limitations, such as wetlands, steep slopes, poor soils, or flood hazards. No delineated wetlands are located on the subject site, and the property is not located within the 100-year floodplain. (5) Areas where the existing facilities have the capacity for additional development; According to the applicant's preliminary review, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. (6) Areas within one-quarter mile of public transit; Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and The site is located in close proximity to neighborhood shopping on SW Hall Boulevard and to shopping centers on Highway 99W. (8) Areas adjacent to either private or public permanent open space. Metzger Park is located within 1/4 of a mile away from Metzger Park. The Washington Square Regional Center Plan includes the creation of open space around the wetlands, approximately one mile to the north of the subject site. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; The site is flat and should provide adequate buffering; however, the buffering requirement will be covered in detail during the site development review application process. (2) The capacity of the services; According to the applicant's preliminary review, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The applicant will provide STAFF REPORT CPA 1999-0002 Page 9 • • a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. Request for comments were sent to service providers and no objections were raised. (3) The distance from public transit; and Bus line#43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. The site is located within one mile from a variety of commercial and office centers (SW Hall Boulevard, SW Pacific Highway, SW Locust Street, SW Greenburg Road, SW Cascade Avenue, and SW Nimbus Drive). COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision Making: Quasi-Judicial Comprehensive Plan Amendments Zone Changes, and Variances: Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, implementing ordinances and maps. Section 18.30.390(G) lists the factors upon which the Planning Commission and City Council shall base their decisions. The factors and responses are as follows: 18.370.010 Variances C. Approval process and standards. 2. The Director shall approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; Variances 1&2-The current setback standard for sideyard setbacks is 35 feet and the applicant wants the setbacks for the north and south sideyard reduced to 10 feet. The proposed setback of 10 feet at the north abuts a 35-foot bermed and landscaped strip which then abuts an access road to the apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area since it faces the courtyard of the proposed development. In addition, the applicant will have to meet standards for providing a buffer as part of the site development review application. When the Washington Square Regional Center plan. is eventually implemented, there would be no required setbacks for the sideyards and rear yards. STAFF REPORT CPA 1999-0002 Page 10 • • • Variance 3-The setback requirement for the rear yard is 35 feet. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi-family housing complex. Under the Washington Square Regional Center plan, there would be no minimum setbacks required and the maximum setback would be 20 feet in the front and zero in the back. Variance 4-The code requirement of the applicant for parking is 46 spaces and the applicant wants that amount reduced to 31 spaces. According to the applicant's narrative, the proposed parking count of 31 rather than 46 spaces is a benefit to adjacent properties • and the area since less impervious surface will be developed. This argument does not address the standard for approval. According to the applicant's traffic study (refer to Exhibit L), low-income housing projects require fewer parking spaces than typical multi- family housing projects. Staff recommends that a condition of approval for the variance is that the applicant, as part of the tenant lease agreement, restrict each tenant to one car. If more parking is required, as evidenced by excessive on-street parking or neighborhood congestion then the applicant will have to furnish staff with a lease showing where they will secure space for added parking. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography, or other circumstances over which the applicant has no control, and which are not applicable to other properties. in the same zoning district; Variances 1,2,&3-According to the applicant, the setback requirements for the R-40 zone of 35 feet at the north, south, and west are restrictive enough to make development of the site unfeasible. One reason for the 35 foot setback is to protect single-family homes; however, all parcels adjacent to this site are zoned R-12, a multi-family zone, and the surrounding uses are apartments, a wide driveway, and one single-family rental house. The setbacks proposed of 10 foot side yard and 20 foot front and rear yards produce a buildable site area of 26,500 feet while the current setbacks would yield a buildable area of only 15,000 square feet. The current setback would also prohibit the applicant to include amenities such as, open spaces or a courtyard on this site which would make it a quality development. The applicant also makes the argument that under the current R-12 zone, a minimum of 9 units per acre would have to be constructed because of the new requirement that new development must be built at 80% of the minimum density standard. The eventual implementation of the Washington Square Regional Center represents a special circumstance because the applicant would not have to build 35 foot setbacks. Variance 4-The applicant's traffic study (refer to Exhibit L) shows that affordable housing projects, such as this one, do not require as much parking as typical multi-family housing projects. In this case, the parking lot would be underutilized if the applicant were required to construct the required number of parking spaces. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; STAFF REPORT CPA 1999-0002 Page 11 • • Variances 1,2,&3-The proposed use is permitted in the R-40 zone. The variance will not result in a higher density housing development than could otherwise be permitted, but would allow a better designed project than could be constructed under the current standards for setbacks. Variance 4-It would be extremely difficult for the applicant to create a viable project that meets the minimum density requirements and the parking requirements without constructing a three-story building, or constructing underground parking. Building a three- story building and/or underground parking would be extremely cost prohibitive for this site, and would defeat the applicant's original purpose of building an affordable housing project. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; Variances 1,2,&3-The development of the site with the proposed setbacks would not create conditions worse than if developed with the required setbacks. The amount of land disturbance, trees removed, or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. Variance 4-The proposed site plan, with fewer parking spaces, will have less paved area creating less water run-off, less traffic, and a more attractive site. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship; According to the applicant, the hardship is imposed by the requirement to meet setback standards that were put in place to protect and buffer single-family detached homes from higher density apartments. Not only is that not the case in this location, but the City has adopted a plan that would eliminate the restrictive setback requirements on this property, once the plan is fully implemented. Variances 1,2,&3-According to the applicant, the hardship is imposed by the relatively small site and the restrictions placed on the applicant who is using government funding for the project. Small sites are normally developed with fewer units. Under the Washington Square Regional Center Plan design standards, the applicant would not have to apply for a variance on the setbacks. Variance 4-Since the project will be an affordable housing project, the applicant believes they do not need to construct the number of parking spaces as required under the current standards. They indicate that the combination of requirements of minimum density, parking and height restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. 18.380.030 QUASI-JUDICIAL AMENDMENTS AND PROCEDURES TO THIS TITLE AND MAP A. Quasi-judicial amendments: Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section STAFF REPORT CPA 1999-0002 Page 12 • • 18.390.050, using standards of approval contained in Subsection D below. The approval authority shall be as follows: 1. The Commission shall decide zone. change applications which do not involve comprehensive plan amendments; This application involves a comprehensive plan amendment; .therefore, the City Council will decide on the application. This application is scheduled for hearings_before Planning Commission on September 18th and City Council on September 26th 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan amendment and; and This application involves a comprehensive plan amendment and is scheduled for hearings before Planning Commission on September 18th and City Council on September 26th 3. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan amendment. The Council shall decide the applications on the record as provided by Section 18.390; This application involves a zone change, as well as a comprehensive plan amendment, and is scheduled for hearings, before Planning Commission on September 18th and City Council on September 26th C. Conditions of approval: A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by 18.390.050. Staff has reviewed all applicable planning criteria and recommends that -Planning Commission and City Council approve the application. D. 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: 18.390.060 TYPE IV PROCEDURE This land use action involves legislative and quasi-judicial amendments therefore, as per Type IV procedures two hearings, one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 4. The Statewide Planning Goals and Guidelines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under `Statewide Goals' in this staff report. 5. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in 'Statewide Goals' in the Goal 12 which is the Transportation Goal. STAFF REPORT CPA 1999-0002 Page 13 • • 6. Any applicable METRO regulations; In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed comprehensive plan amendment and rezone will create the potential for higher density residential development than is currently allowed. The Washington Square Regional Center Plan envisions this area to have higher density residential development and Metro supported the adoption of the Washington Square Regional Center Plan. According to Metro staff, "[t]his proposal is consistent with Metro's Affordable Housing Technical Advisory Committee's recommendation to Metro Council...[I]t also supports the 2040 Growth Concept generally and the City of Tigard's Regional Center Plan specifically (refer to Exhibit M)". 7. Any applicable comprehensive plan policies; and These standards are addressed under 'Compliance with Plan Policies' in this staff report. 8. Any applicable provisions of the City's implementing ordinances. The implementing ordinances are contained in the Tigard Community Development Code, which are addressed in this section of the staff report. Miscellaneous Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. Recommendation Staff finds that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore makes the recommendation of approval of the proposed comprehensive plan amendment, zone change. For the application for variances, staff recommends approval with conditions. The condition of approval for the variances would be that the applicant provides staff with a copy of the lease that would be given to future tenants. In this lease, the applicant would restrict each tenant to one car, or the applicant would give staff a copy of a lease for overflow parking-for this project. EXHIBITS: EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission STAFF REPORT CPA 1999-0002 Page 14 EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter.from Trudy Knowles dated September 1, 2000 EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 Auadde_efr,k) o PREPARED BY: Laurie Nicholson DATE Associate Planner 3„., ,I I. ! -// -c�J APPROVED BY: Richar• :ewersdorff DATE Planning Manager STAFF REPORT CPA 1999-0002 Page 15 5tein . • •8196 SW Hall Blvd, Suite 308 Beaverton, OR 97008 Engineering (503) 641-1437 Transportation and Planning Fax (503) 350-1698 September 18, 2000 Project: 571 Hall Blvd. Apartments • Ms. Jill Sherman Community Partners for Affordable Housing, Inc. PO Box 23206 Tigard, OR 97281 Fax: (503) 598-8923 (original being mailed) Subject: Potential Trip Generation of Hall Blvd Housing and Existing Traffic Counts Dear Ms. Sherman: As you requested, I have computed the potential weekday trip generation of the site based on standard ITE rates. It is our understanding that the proposed development will contain 26 apartment units and will be located along the west side of SW Hall Boulevard, just south of access driveway to St. James Apartments and north of SW Pfaffle Street. The site will have one access driveway along the west side of SW Hall Boulevard and 31 parking spaces, including 13 compacts and 2 handicaps. Also, .14-slotted bicycle rack.will be provided. The results of my analysis are shown in Table'1. Based-,on this information, the proposed,project is anticipated to generate 'approximately 172'.-vehicle 'trips on the adjacent roadway,system during a typical weekday; including 13'vehicle trips'during the AM peak hour and 16 trips during the PM peak hour. We would consider this estimate of trip generation to be'very conservative because the proposed development will be restricted to households earning between 30% and 50% of the area's' median income. Due to limited income, these tenants will own fewer vehicles per household than typical apartment dwellers and consequently will generate significantly fewer vehicle trips. As a result, the numbers shown in Table 1 are higher than would actually occur. Unfortunately, we do not have traffic counts at similar affordable projects to adjust these standard estimates. Table 1: Estimate of Weekday Trip Generation for Hall Blvd. Housing Daily AM Peak Hour PM Peak Hour Land Use(ITE Code 220) Trips Total In Out Total In Out 26 Apartment Units 172 13 2 11 16 11 5 Also, we have performed traffic counts during both AM and PM peak hours along SW Hall Boulevard at the apartment driveways, just north of the proposed site as shown in Figure 1 (attached). Our observations of traffic turning out of existing driveways.in the.area found that drivers only have minor delays. Based on these counts, we have also'estimated how*.traffic_will travel to/fromn your project. This estimate and assignment of trips is"shown'on Figure_2, Given the relatively low'volumes generated by your development, it should'not hav_ e an adverse impact on traffic operations along SW Hall Blvd. Traffic Impact Corridor Planning Parking Traffic Calming Signal Design Hall Blvd. Apartments Page I • Pa e 2 September 18, 2000 Over the next couple of weeks we will be working on completing the entire traffic impact study that will examine the near term and long term impact of your development as requested by ODOT. If you have any further questions regarding this issue, please contact me directly. Sincerely, c/ C� Howard S. Stein, P.E. Transportation Engineer Attachments _" PRQFF: :7lb it ilh46 ' Renew Date • Figure 1: Rest Weekday Peak Hour Traffic 0lumes In The Vicinity Of Hall Blvd Housing o�ri- (=Tr ,)1 0-- (2)1 1 o (2)1 ' t.. 2(l) §" a o iii tt " 32 4 1 cNi (1)0 J' ■._. in v (0)1 Z l � N � 9-,O v O 3 0 Cro 0 4J l (2)2 1 ii- _ (1)0 11 SW Spr =' treet o O 1 �3 .% � a�0 N �>>T9 C �P SW Pfeifle Street a,S,1y `ggs11 ^M o it Q a (5)g 1 1 (11)11 *1 t o) 0 op u„) \\ 114 N Traffic Signal 40 Stop Sign a Proposed Roadway - - - - AM(PM)Peak Hour Volumes (�'� Drawing Not To Scale I I Proposed Site Hall Blvd Housing Engineering Figure 2: Week* Peak Hour Traffic Volumes (.Oerated By Hall Blvd Housing / T , m 40% SW S treet 496)0P6Iti =- � 22� 0, SW Pfaffle Street (4) 1 60% QaG \-\ / IN OUT AM 2 11 PM 11 5 Traffic Signal Stop Sign s Proposed Roadway - - - - AM(PM) Peak Hour Volumes Drawing Not To Scale 17 Proposed Site Stein Hall Blvd Housing Engineering • TRIP GENERATION WORKSHEET RATES Development: Hall Blvd Housing Size: 26 Units ITE Land Use Code: Apartments, Code 220 (6th Edition) Variable: Number of Units (U) Total Weekday Trips T = 6.63x(U) Enter Exit Total Vehicle Trips 86 86 172 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.51x(U) Enter Exit Total Vehicle Trips 2 11 13 Site Distribution 16% 84% 100% Weekday PM Peak Hour Trips T= 0.62x(U) Enter Exit Total Vehicle Trips 11 5 16 Site Distribution 67% 33% 100% CITY OF TIGARD August 29, 2000 OREGON Ed Murphy Ed Murphy & Associates 9875 SW Murdock Street Tigard, OR 97224 Dear Ed: This is in response to your fax of August 24, 2000 regarding the calculation of maximum and minimum densities. Generally, we round down for density calculating for maximum densities so that plan densities can not be exceeded. We know it is difficult to accomplish minimum density in some cases. The intent of the minimum density concept is to come close to planned densities. In your case, 26.4 would also be rounded down to 26 units not 27. In regard to the R-25 zoning, I believe staff was suggesting an alternative that would provide all but one of the units Community Partners for Affordable Housing was proposing. Since the application submitted was for the R-40 zone, I believe the issue is mute. Sincer ly, Richard H. Bewersdorff Planning Manager. is\curpin\dick Letters\village @ wa.sq.density calcs.doc c: Jim Hendryx Karen Fox Laurie Nicholson Julia Hajduk Matt Scheidegger CPA2000-00002 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Rug 23 00 03: 35p Murphy 5039681674 p. 1 • • • +ED MURPHY & ASSOCIATES Land Use Planning and Development Consulting Services FAN TRANSMITTAL !111;111(_) gS■crule j dau✓�1 4a41 `- rovn /0,M �'1 rtiv TO: City of Tigard ATTN: Dick Bewersdorff and Julia Hajduk FAX #: 684-7297 RE: Density Calculations for "Village at Washington Square", 11159 and 11165 SW Hall Blvd., or 1 S 135DA, tax lots 4600 and 4700. DATE: 8/24/00 MESSAGE: As you know, I have been working with the Community Partners for Affordable Housing on their Comprehensive Plan amendment and Zone Change application. A question about how the minimum and maximum density is calculated has come up more than once, and we feel that we need some clarification. This memo will ask you questions, and also state my understanding of the Code. Then you can respond as to whether or not you agree. Density Calculations are covered in Chapter 18.715 of the Community Development Code, sections 18.715.020.A - C. To calculate the maximum density, one would "divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district's. The R-40 zone, of course, does not have a minimum lot size, as per Table 18.510.2. Section 18.510.020.H. also states that there is "no minimum lot size or maximum density's in the R-40 zone. Since there is no maximum density, and no minimum lot size, how does one then p7i calculate the minimum density? My understanding is that, for the R40 zone, the 4rkv.- r:-u�li 291 �„g;s staff assigns a maximum number only for the purpose of establishing a minimum e, ,,,r 5.-/ density; that is, staff assumes a maximum of 40 units per net acre, and multiplies that number by 80% to get the minimum density. CPAH's property is 0.84 net acres. 40 units per net acre times 0.84 net acres = 33.6 units. However, one couldn't really build 33.6 units; they could only build 33 units. Therefore, 33 units per net acre is the theoretical maximum density allowed on 0.84 net acres, for the purpose of establishing a minimum density. 80% of 33 units is 26.4 units. Rounding down (and why wouldn't one round down?) the minimum density is 26 units. Now, we are aware of the fact that an alternative 9875 SW Murdock Street,Tigard,Oregon 97224 ■Phone (503) 624-4625 ■ Cellular (503) 314-0677 It Fax (503) 968-1674 Rug 23 00 03: 35p Murphy 5039681674 p. 2 • • 40.ED MURPHY & ASSOCIATES, Land Use Planning and Development Consulting Services methodology would take 40 times 0.84 times 80%, without rounding off to 33, and come out with 26.88 units, then round it alp to 27 units. We need to know how you are going to figure the minimum density - i.e., will it be 26 or 27 units? We are proposing 26 units. We think that the way we calculate the minimum density is acceptable and consistent with the Code language - especially since the Code doesn't say exactly how to round off. There is an inherent logic of the formula that results in 26 units as the minimum. y°I/1j If staff disagrees, and decides the minimum density requirement is 27 units, not Ria�l 26 units, I believe we could apply for a Type I Director's decision (special J���, adjustment to the minimum residential density requirements) as per Section ‘1,1„,-,-.7- 18.370.020.C.2.b. If so, when would we apply for such an adjustment - at the time ;s, of the CPA/ZC application, or at the time of the Site Development Review application? And more to the point, is the staff inclined to grant the adjustment of one unit or not? If not, we may need to apply for a variance on the minimum density. The point is, we would like to know with some certainty whether we are going to have a problem meeting the minimum residential density requirements, and if so, what procedure to follow to resolve the problem. And of course, we would like to know sooner rather than later. We have a secondary question about the R-25 zone. Julia and others have mentioned the option of re-zoning the property to R-25 rather than R-40. While we do not see any advantages of the R-25 zone over the R-40 zone, we want to make sure we fully understand the density implications of that zone. It looks like one would calculate the density of this 0.84 net acre parcel as follows: 43,560 square feet times 0.84 acres divided by 1480 square feet per unit equals 24.7 units. (Table 18.510.2 and Chapter 18.715, Density Calculations). Rounding 24.7 units up to the nearest whole number (again, the Code is silent on rounding), then 25 units is the maximum density. The minimum would be 80%of 25,or 20 units. We would like your confirmation that this is how you would interpret and apply the Code, or if not, further clarification as to how you would. We look forward to your response. Ed Murphy cc. Sheila Greenlaw-Fink,CPAH Robin Boyce, HDC Ed Sullivan, Preston Gates & Ellis 9875 SW Murdock Street,Tigard,Oregon 97224 ■Phone (503) 624-4625 ■ Cellular (503) 314-0677 ■Fax.(503) 968-1674 CITY OF TIGARD August 28, 2000 OREGON Larry J. French Plan Amendment Program Specialist Oregon Department of Land Conservation and Development - 635 Capitol St.NE, Suite 150 Salem, Or. 97301-2540 Re: City of Tigard Proposal for Plan Amendment and Zone Change (Village atlVashington Square File No. CPA 2000-00002/ZON 2000-00001/ VAR 2000-00014) Dean Mr. French: Accompanying this letter is a copy of a proposal for a quasi-judicial comprehensive plan map amendment, zone change, and variance. The first evidentiary hearing on this land use application is scheduled for Planning Commission September 18, 2000,which, as you will note, is less than the 45 day period normally associated with consideration of plan amendments under ORS 197.610 et seq. The applicant has requested an expedited proceeding in this matter which, it states, constitutes an "emergency circumstances requiring expedited review" under ORS 197.610(2). The "emergency circumstances"cited by the applicant is the probable loss of funding for its affordable housing project unless the City acts by early October. In addition, the City believes the loss of affordable housing is another such circumstance justifying expedited treatment of this application. The City is aware that the principal consequence of giving less than 45 days notice (aside from the inconvenience to DLCD) is that any person may appeal the City's action. The City concurs that the loss of funding is an"emergency circumstance" under ORS 197.610(2) and the applicant is willing to assume the risk of an appeal by persons other than those who participate in the local proceedings, as well as the fact that any issue may be raised. The City is aware that the Department will note in its notice of proposed plan amendments under ORS 197.610 and .615 that less than 45 days notice has been given the Department. The City intends to proceed to review this proposal; however,we thought it necessary to advise you of our reasons. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • r. August 28, 2000 Page 2 If you have any questions or comments regarding the above,please contact me or the applicant's attorney, Edward J. Sullivan of Preston Gates & Ellis LLP,222 SW Columbia, Suite 1400, Portland, OR 97201,telephone (503) 226-5727. Thank you for your consideration. James N.P. Hendryx Community Development Director _ CC: Edward J. Sullivan, Preston, Gates, & Ellis LLP Laurie Nicholson, Associate Planner I:/lrpin/Laurie/CPA 2000-00002 Letter from Jim Hendryx • • • J ±•�I^ CITY OF TIGARD Community Development Shaping A Better Community rd LAND US • PROPOSAL DESCRI =10N F v .. ��..a�r ..�s� .-Ga: .'6 '�:-ma:z�tai:�ss..z'i��.H4�;::- -.� .- _:•1:a4.gin>.�^ emu<s .a. ;�wet.:;�5��.<vrs,-At'a, -4;-"NF:_-.- 120 DAYS = • FILE NO(S).: CPA 2000-00002/ZON 2000-00001NAR 2000-00014 FILE TITLE: Village at Washington Square APPLICANT: Community Partners for Affordable Housing OWNER: Cahn Trust PHONE/FAX: 968-2724/598.8923 REQUEST: The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive plan map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40). The applicant is also requesting a variance to allow the following changes: change setbacks on north and south sideyards from 35 feet to 10 feet; the rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW Hall Boulevard ZONE: R12, Medium Density Residential APPLICABLE Statewide Planning Goals 1-19, Metro Functional Plan, Community Development Code REVIEW Chapters 18.370, 18.380, 18.390, Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2 (a&b), CRITERIA: 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ❑ TYPE II ❑ TYPE III ® TYPE IV DATE COMMENTS WERE SENT: 8-24-00 DATE COMMENTS ARE DUE: 9-5-00 ❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION [MONJ DATE OF HEARING: Septemberl8,2000 TIME: 1:30 PM ®CITY COUNCIL ITUESJ DATE OF HEARING: September 26,2000 TIME: 7:30 PM ❑STAFF DECISION (TENTATIVE] DATE OF DECISION: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY z NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Laurie Nicholson, Associate Planner (503) 639-4171 Ext. 336 CPA 2000-00002NAR 2000-00014 Village at Washington Square • August 21, 2000 Sheila Greenlaw-Fink CITY OF TI Executive Director OREGON Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 • RE: APPLICATION FOR VILLAGE AT WASHINGTON SQUARE Sheila: I want to follow up on your application for the above noted project. You are requesting a Comprehensive Plan Amendment, Zone Change, and Variances for the project. You have also requested the City to determine that there are emergency circumstances associated with your application requiring expedited review and thus waive the 45 day notice requirement to the Department of Land Conservation and Development (DLCD) as required by statute (197.610 Local Government Notice of Proposed Amendment or New Regulation (2)). You would also like the City to consider hearing dates of September 18 and SentPmher 4, 2000 before the Planning Commission and City Council respectively. I have directed staff to prepare a critical path schedule to determine whether your proposed schedule is possible. Your request will necessitate one or more staff members devoting all their energies to processing this application, something that I am normally unwilling to request. I will not be able to assess if we can meet your schedule until later this week. Staff needs to evaluate your application to determine completeness- This will have to occur shortly in order to continue processing the application. If additional information is requested, it will have to be returned immediately in order to meet your time lines. The City is supportive of your project and understands the need for affordable housing. This point has been repeatedly demonstrated by Council's support of other projects sponsored by your organization. In my review of your application, I noted that the City needs clear justification of the reasons why DLCD notice cannot be provided as required by statute. This needs to be submitted immediately. Furthermore, the City will need a statement clearly acknowledging that you accept the risk associated with not meeting DLCD's notice requirement and that you will defend this decision if appealed. This request was made to Jill Sherman this past Friday. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 • • Unfortunately, the delay that occurred in submitting this application has created a huge burden on my department to process it within the schedule you are requesting. The schedule does not allow for any delays or mistakes in processing, noticing, etc. It may also require assistance from your legal council to assist in drafting findings, etc., to insure continued progress on the application. At this point, I can't provide specifics but will let you know whenever something arises. We are willing to put our best efforts into meeting your time lines. Hopefully we will succeed, but under the circumstances it is not assured. ,vel Sincerely, C rW Za41 -1,5, JAMES N.P. HENDRYX Director of Community Development I:\cdadm\jerree\jim\general\Sheila Greenlawaug18,2000.doc COMMUNITY PARTNERS - - - FOR AFFORDABLE HOUSING, i NC. :',P.O:Box 23206 ■ Tigard,OR'97281,,3206 • Tel 503-968-2724.-• Fax:503-598-8923 August-15, 2000 " { - Mr. Dick'Bewersdorff, Planning Manager _ Department of Community Development City of Tigard 13125 SW Hall Boulevard Tigard,,OR 97223:, f, Re: Village at Washington Square ; "` 11159 and 1116 SW Hall Boulevard, Tax Lots 4600 and 4700 Application for Comprehensive Plan-Amendment/Zone Change With Variances 1 ` and Expedited Review - `; Dear'Mr:'Bewersdorff: c We are.pleased.to-submit:the above referenced applications for your review: Community"Partners for Affordable Housing, I. nc. (CPAH) has worked hard with the Cityof Tigard and others, - • committed to,the provision of affordable housing to',attractthe significant,subsidies and work .._';: • through the planning'process to.provide a project that matches our aspiration*" The attached , =application addresses the City's affordable housing goal through the const'ruction'of.a 26-unit • ., inultifamilyhousing complex on SW Hall Boulevard: This project would be the first,addition of °� affordable units m nearly a decade for the City: Last.spring,CPAH.entered•into'a purchase agreement for.a parcel in the Washington Square Regional Center Plan study'area, which ultimately •z will he MUR 11(Mixed Use:Residential, minimum 50'units,per acre). -We.were• exceptionally fortunate to be able to,secure funds for the project during very`competitive funding rounds• 'However, we now risk losing those funds if we are unable,to'secure-the land use certainty required to,indicate that`the project is "ready to . proceed" in early October(Letter regarding'urgency•from OHCSD:is attached as Exhibit`Q): As previously_discussed,'.we are asking that the City proceed this application with than the,`,usual 45-day notice normally'provided for this type;of application:'•We believe the ;' - ' 'provision'.of needed and affordable housing and the risk that this opportunity may be lost justifies; this abbreviated notice. The public will be-fullynoticed.arid.informed of,the,requests through the •- iisual notice process under the City's,land use regulations and ORS 197.763: We see no prejudice •` . to anyone by such abbreviated‘notice. As you know,the notice to'DL CI) should include the date 7 : , of the first evidentiary hearing—we are requesting-consideration on the September 18, 2000 - Planning;Commission agenda; and September 26 City Council agenda. The emergency ; - circumstances requiring expedited review'are explained in greater detail within our application. • In short,CPAH (and the,City of Tigard) will loseover,$3:mi_llion dollars in funding.commitments for"critically needed affordable housing if zoning:`certainty is not achieved over the next'45.days. . Dick Bewersdorff ' -r -Page Two - _ - .., • " Our re uest for consideration is extr'emelyurgent-andiunique. Acting on this application will not t' set precedent for future applications in.that it is:based"specifically onineeting:the City's(and • `Region's and State's);affordable housing goals:= Ouic application Will document that the requested changes are consistent:with all applicable state, regional'and local regulations,`policies andgoals. -We cannot wait for the study phase of the Washington Square Regional,Center,_Plan'to be :f 'completed so-thatthe Plan may implemented.' There is an urgent need:for affordable housing in.Tigard.'This is a well-designed project in.an excellent location The"project is_, fully funded.:There-is no known neighborhood opposition.,.We seek.your support in reviewing the attached application'on an emergency,;basis in order that we:might be docketeds'for Planning',Commission and'City Council next month , : We'appreciate the time staff has already made available to.shape-this proposal and look forward' ` :'; to your earliest possible='response.''Should,•you,have any-questions.or'desire further;information;. `- please feel free to_ contact any of the team members'listed'below. We look forward to:working` .closely with�you and Planning Department staff-On this important:project:° . Sincerely,;1 , '41° 1°A- Sheila Greenlaw-Fink . Ed Murphy -Ed Sid hvan ` 'Executive-Director, Zoning Consultant_ • Legal Counsel, Zoning 503-968-2724 ;` 503-624-4625 :503-226-5727 cc: Bill Monahan;.City Manager, City;of Tigard. 'Jim Hendryx;.Director of Community Development, City of Tigard . -.L i .. r. ' - Tim Ramis, City'Attorney, City of Tigard' ' - T Doug Blomgren,-Preston:Gates&Ellis. r . L 'Vince Chiotti. OHCSD - _ • Aug 10 00 03: 27p phy 39681674 p. 1 IF - :. ***ED MURPHY & ASSOCIATES Land Use Planning and Development Consulting Services FAX TRANS t11E TO: City of Tigard ATTN: Dick Bewersdorff and Nadine Smith FAX #: 684-7297 RE: CPAH CPA/ZC/SDR/Yariiance Applications DATE: 8/11/00 • MESSAGE: This message is to clarify an approach that we discussed with Julia Hajduk this morning. The following summarizes how the City could possibly process our proposal for an affordable housing project called Village at Washington Square, at 11159 and 11165 5W Hall Blvd., or 151350A, tax lots 4600 and 4700. What we seek from the City: 1. A Comprehensive Plan amendment to High Density Residential, with a corresponding Zone Change from R-12 to R-40. 2. A variance from the requirement to have 35' side and rear yard setbacks, as per the TDC Section 18.510.050, Table 18.510.2, which reads "side or rear yard abutting more restrictive zoning district". 3. A variance from the number of parking spaces required. We have projected the parking needs from studies of similar projects. In this case, the yard setback standard of 35' is simply not appropriate or logical. The property to the west is developed as apartments, which uses a large driveway abutting this property on the north. The property on the south has one older rental home, whose owner plans to redevelop the site. The abutting zone is not a pier Y-- detached single-family district - it is a multifamily, R-12 district. The parking is the right amount of parking for the use - not too little, not too 7 much. 9875 SW Murdock Street,Tigard,Oregon 97224 Phone (503) 624-4625 N Cellular(503) 314-0677 II Fax(503) 968-1674 Aug 10 00 03: 27p Murphy 5039681674 p. 2 • - 4.ED MURPH & As OCIATES Land Use Planning and Development Consulting Services We want to go to the Planning Commission and City Council with the CPA/2C, as normal (other than asking the City to waive the 45-day DLCD notice period). However, since the variances are absolutely critical to the feasibility of this project, we want them to be packaged with and reviewed by the P.C. and C.C. We need some assurances on the macro issues along with the CPA/ZC because if we cannot get approval on the variances, the project simply will not be built. We do not want to complete the level of detail required for SDR at this time, because of the expense and time involved (engineering details,traffic study, tree survey, storm water analysis, etc) and because of the urgency created by the funding timeline. CPAH will come in later with a full SDR application, which can then go through the normal Type II review procedure. We have enough information to present to the P.C. and the C.C. to illustrate that the variances are unquestionably critical in order to build this project, without having a fully detailed and complete site plan. However, since one of the variance criteria requires that the variance be the least amount of variance necessary to alleviate the hardship., we would like the P.C. and C.C. to grant variances as follows: •:• Up to the amount necessary to meet the "normal" R-40 requirements, that is, the yard setbacks when the property does not abut a more restrictive zoning district. The variances would be up the minimum 10-footside yard setbacks and the minimum 20-footrear yard setback. ❖ Up to the amount necessary for a minimum of 31 parking spaces. In both cases, the exact yard setbacks and number of parking spaces would be subject to Site Development Review and the Type II review procedure, (or a Type 1 procedure for any development adjustments). This way, staff could still require, as an example, a 12' setback on the south property line if we could not justify 10', based on the detailed Site Plan). The P.C. and C.C. would be approving a CPA/ZC, with related variances, based on a preliminary development plan. The staff would then review the detailed development plan through the SDR process,and determine at that time the exact amount of the variance, within the range established by the City Council. (Staff could not approve, for instance, 30 parking spaces, or an 18' rear yard setback). 9875 SW Murdock Street,Tigard, Oregon 97224 •Phone (503) 624-4625 ■Cellular (503) 314-0677 /Fax (503) 968-1674 nue 10 00 03: 27p Murphy 5039681674 P• 3 • • • ED MURPJHY & ASSOCIATES Land Use Planning and Development Consulting Services The public will be fully noticed and informed of the requests. The P.C. and C.C. can make the necessary broad brushed policy decisions, and the staff can make the detailed implementation decisions. The applicant can get some assurances on the critical big-ticket items before spending a lot of time and money on the development details. Most importantly, the project can move forward in a timeframe that meets the state funding requirements. I hope this clearly explains our request. Please call me if you have any questions. Ed Murphy cc. Sheila Greenlaw-Fink, CPAH Ed Sullivan, Preston Gates at Ellis 9875 SW Murdock Street,Tigard,Oregon 97224 Phone (503) 624-4625 I Cellular (503) 314-0677 /Fax (503) 968-1674 08/11/00 14:14 FAX 1 503 731 8259 ODOT RG 1-FLANDERS 0002/003 fta • . • *1.R Department of Transportation• ' r: Oregon Region 1 ::` 123 NW Flanders ':;fl 9 John A.X,L heber.M.D..Governor Portland,OR 97209-4037 (503)731-8200 • FAX(503)731-8259 • August 11, 2000 FILE CODE: PLA9-1-2A TICS-141 Proposal Number. 732 City of Tigard • Planning Divisign_ . 13125 SW Hall Blvd. Tigard, OR 97223 Attn: Brian Rager • Subject Pre-application for Hall-Boulevard Housing, Dear Mr. Rager This letter augments our preliminary-resporlse tetter•sent on July 28,-,2000. The applicant has worked with ODOT to develop a preliminary site plan (see attached plan): This site plan locates the development's Hall Boulevard approach along the site's southern property line. This approach location allows for a future ` shared access between the applicant's site and the propertydirectty to the south. This approach location satisfies ODOTs requested condition of approval 3(B) as J _ stated in our July 28 letter—. • ODOT-appreciates the applicant's cooperation in this matter,-and looks forward to working with the applicant and the City of Tigard once a formal application for this developmenthas been submitted to the city:, If you have any questions regarding the above comments, I can be reached at • (503)731=461'0. . Sincerely, . 4144(01) rilLd.144‘.4)) .. Matthew Lars n . Development Review cc: Jill-Sherman, Applicant-•, • • form 714-1 5O I1/48) • • 08/11/00 14:14 FAX 1 503 731 8259 ODOT RG 1-FLANDERS V]003/003 -• v bi, 7.4i MITY MAP tit . . \I . p " 1 ,.GYP'►? RO IV, .. .i"wn6c ...STS. ( Y w J i a I Alt` a . :3 ■.. A.:. /ar . _ itiplAa.:::...inuir :Y r -- 1' - f- 1.1/v4 SDiwwt+c ne. •I,f • 1iI� SE7n�Y � .-Tf • IPGP.G'.T aa^r ,.. _ 1- 6- , t r %II! ha WI *� ! 1 ige I1 I a� II I __ GIs: .■awl ' eats.vu+a 11 I 1„ '1O° 4u:.•A a --"alo- Pik. 4gIr 'au I, ; il 'I . 3 srvace ! ii0 �j . !!�='41.1-4%�ls r, - - 'I.i -- i 1 . ... �,. �. . . . .ail -_ i >� al. Ian s � $" Ar M 'L1. �i:Q :, c 011e rm. to I --�'W. r; .�; _ - j a,uvrFs oru.,c aoo �� 5 .1 --f_EE_ P I_ A N- - , Y HALL BLVD. HOUSING CARLETON ♦ HART % t SSE RL'AN - COMMIT'PAMTiIRS FOR — 6 T AFFOITOAlILpgylaglq A.g C N l T E C_1 U . f.fr'6. 9 TigARpARE004 - - - rai..w/ra•�•.�•.r..w•MS.r. ••rw . • 0 Community Partners for tdrallia*4/1 Affo rdable H ous i n g, Inc. Fax The Dick B hersdorlf From Sheila Fink Fa= 884-7297 Paean 6 Phones 639-4171 Data 8/11/00 Rol Hall Blvd. Proposal •Comm You may also receive a tnw page fax from Ed Murphy on this proposal packaging issue... THANKS! PO Box 29206 . Tigard,OR 97281-2306 • Tel:(503)968-2724 • Fax(503)569-8923 • Wabaite:www.c{ashinc.org • 0 Village at Washington Square-CPAH bP4F .: KEY INFORMATION Project Name: Village at Washington Square Property Description: 1 S135DA, tax lots 4600 and 4700 Location: 11159 and 11165 SW Hall Boulevard, Tigard, Oregon Parcel size: 0.84 acres in two parcels. Tax lot 4700 is 0.11 acres, and tax lot 4600 is .0.73 acres Current Comp. Plan: Residential - Medium Density Current Zoning: R-12 Applicant/Owner: Community Partners for Affordable Housing, Inc. (CPAH) Applicants Representatives: Community Partners for Sheila Greenlaw-Fink, Executive Director Affordable Housing, Inc. Jill Sherman, Housing & Resource Dev. Mgr. 9020 SW Burnham Street Tigard, Oregon 97223 503- 968-2724 telephone; 503-598-8923 fax Housing Development Center Robin Boyce, Finance Director Project Consultant 2627 NE Martin Luther King Boulevard Portland, Oregon 97212 503-335-3668 telephone; 503-335-0475 fax Land Use Planner Ed Murphy, AICP Ed Murphy &Associates 9875 SW Murdock St., Tigard, Oregon 97224 503-624-4625 telephone; 503-968-1674 fax Architect/Site Designer Carleton Hart Architecture PC Brad Simmons and Brian Carleton 322 NW 8th Avenue Portland, Oregon 97209 503-243-2252 telephone; 503-243-3261 fax Legal Counsel Edward Sullivan Preston Gates Ellis 222 SW Columbia Street, Suite 1400 Portland, Oregon 97201-6632 503-226-5727 telephone; 503-248-9085 fax cdmurphy&associates/ctlents/ application3rddr/8/1 1 oo Aug 01 00 03: 48p Murphy . 5039681674 P. 1 • • • ED MURPHY & ASSOCIATES • ' Land Use Planning and Development Services :FAX° TRANSMITTAL.MEMO : . To: CITY OF TIGARD ATTN: KAREN FOX AND LAURIE NICHOLSON FAX #: 684-7297 DATE: 8/2/00 RE: As we discussed. I would appreciate any feedback or suggestions. Karen, I will call you on Monday, okay? Thanks much - both of you. U Phone (503) 624-4625 N Cellular (503) 314-0677 Fax (503) 968-1674 Aug 01 00 03: 48p Murphy 5039681674 p. 2 • • • Village at Washington Square-CPAH TABLE OF CONTENTS I. BACKGROUND INFORMATION II. SUMMARY OF PROPOSAL A. Comprehensive Plan Amendment from Medium Density to High Density B. Zone Change from R-12 to R-40 C. Site Development Review Approval D. Variances 1. Number of Parking Spaces 2.. Both Side Yards and Rear Yard setbacks III. APPLICABLE PROCEDURES A. Packaged together as a Type IV application IV. SUMMARY OF NEIGHBORHOOD MEETING(S) (documentation of meetings in appendix) V. DESCRIPTION OF EXISTING CONDITIONS AT SITE AND THE SITUATION A. General Description of site and area B. Contact with adjacent neighbors • VI. COMPREHENSIVE PLAN AMENDMENT APPROVAL CRITERIA A. CP Policy 1.1.2 Approval Criteria in Comprehensive Plan Comprehensive Plan policy language is as follows: "2. The Community Development Code (C.D.C.) shall provide quasi- judicial changes to the Comprehensive Plan Map which may be initiated by the affected parties on a semi-annual basis and approved if the City Council finds: a. The change is consistent with applicable plan policies; b. A change of physical circumstances has occurred since the original designation; or c. A mistake was made in original land use designation". B. TDC 18.390.060 Decision Making Considerations (note that this is listed under the "decision-making procedures types"section of the Development Code, and not under the "quasi-judicial amendments and procedures"section. Quoting directly from the Development Code: edmurphy&associates!clients/cpah/outline2/8/2/00 Rue 01 00 03: 49p Murphy 5039681674 p. 3 • • • Village at Washington Square-CPAH "G. Decision-making considerations. The recommendation by the Planning 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." C. TDC 18.380.030.B. Standards for making quasi-judicial decisions. Quoting directly from the Development Code— "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: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in 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". VII. ZONING MAP AND TEXT QUASI-JUDICIAL AMENDMENTS A. Approval criteria TDC 18.380.030B. Standards for making quasi-judicial decisions (same as for Comp. Plan amendment listed in V.I.C. above. Also, Section 18.390.060 probably applies, although the Code refers one back to 18.390.050.) VIII. APPLICATION FOR COMPREHENSIVE PLAN AND ZONE CHANGE AMENDMENT A. Consistency with applicable Comprehensive Plan Policies Policy 2.1.1 Citizen Involvement Policy 6.1.1 Housing Policy 7.1.2 Public Facilities Policy 8.1.1 Transportation Policy 8.2.2 Transit Policy 9.1.3 Energy Policy 12.1.3 Locational Criteria edmurphy&asso iates/cdients/cpah/outline2/8/2i00 2 Aug 01 00 03: 49p Murphy 5039681674 p. 4 • • Village at Washington Square-CPAH B. Change of physical circumstances has occurred since the original designation (Comp. Plan language) or evidence of a change in neighborhood or community (Dev. Code language) 1. Affordable housing shortage 2. Lack of other suitable land in area 3. Inconsistencies within Plan or Zoning Map (if any) C. Mistake was made in original land use designation (Comp. Plan language) or evidence of...a mistake or inconsistency in the comprehensive plan or zoning map (Dev. Code language) D. Demonstration of compliance with all applicable standards of the Development Code or other applicable implementing ordinance. (Dev. Code language). E. Statewide Planning Goals 1. Goal 1 Citizen Involvement 2. Goal 2 Land Use Planning 3. Goal 5 Open Spaces, Scenic & Historic Areas, & Natural Resources 4. Goal 6 Air, Water and Land Resources Quality 5. Goal 9 Economic Development 6. Goal 10 Housing 7. Goal 11 Public Facilities and Services 8. Goal 12 Transportation 9. Goal 13 Energy Conservation 10. Goal 14 Urbanization F. Federal or State statutes or regulations 1. Compliance with State housing design criteria 2. ORS 197.297-.314 3. OAR 660, Divs. 8 and 12. G. Applicable Metro regulations (need to find criteria, if any) 1. Metro 2040 2. Housing Functional plan H. Applicable standards of the Development Code or other applicable implementing ordinance (General description - More specific in the SDR portion of the application, see section IX, below) 1. Use 2. Density 3. Setbacks 4. Landscaping/Screening edrnurphy&assrociates/clients/cpah/oulline2/&t2100 3 Aug 01 00 03: 49p Murphy 5039681674 p. 5 • • • Village at Washington Square-CPAH 5. Parking I. Washington Square Regional Plan 1. Conformity to proposed land uses, policies and standards 2. Why this application is unique and urgent IX. APPLICATION FOR SITE DEVELOPMENT REVIEW A. Approval Criteria (TDC Section 18.360.090.A.1 — 15) List and Review 15 criteria B. Applicable requirements of the Development Code 1. Section 18.510 Land Use 2. Section 18.510 Minimum and Maximum Densities 3. Section 18.510 Minimum Lot Size 4. Section 18.510 Average Lot Width 5. Section 18.510 Minimum Setbacks - front, side & rear 6. Section 18.510 Maximum Height 7. Section 18.510 Maximum Lot Coverage 8. Section 18.510 Minimum Landscape Requirements 9. Section 18.705 Access, Egress and Circulation 10. Section 18.725 Environmental Performance Standards 11. Section 18.730 Exceptions to Development Standards 12 Section 18.745 Landscaping and Screening 13. Section 18.755 Mixed Solid Waste & Recyclable Storage 14. Section 18.765 Off-street Parking and Loading 15. Section 18.755 Sensitive lands (none) 16. Section 18.780 Signs 17. Section 18.790 Tree removal 18. Section 18.795 Visual Clearance Areas 19. Section 18.810 Street and Utility Improvement Standards X. APPLICATION FOR VARIANCES AND ADJUSTMENTS A. Criteria and Procedures 1. Section 18.370.010 Variances 2. • Section 18.370.020.B. Development Adjustments (none) 3. Section 18.370.020.C. Special Adjustments (trees?) • 4. Section 18.360.080 Exceptions to Standards (none) (won't use adjustments or exceptions unless we find they are needed) B. Variance for number of required parking spaces C. Variance for side yard setback, north D. Variance for side yard setback, south edmurphyRrassociates/clients/cpah/outline2/8/2100 4 Rug 01 00 03: 50p Murphy 5039681674 p. 6 • • Village at Washington Square-CPAH E. Variance for rear yard setback, west XI. EXHIBITS A. Property Location Map B. Comprehensive Plan Map C. Zoning Map • D. Information required for a Type II decision 1. Section 18.390.040.B. Application forms, including information requested on application form 2. Two sets of envelopes 3. Impact Study (addressing impacts on transportation, parks, water, sewer, drainage, noise) E. Site Plan F. Grading Plan G. Landscape Plan H. Architectural elevations of all structures I. Copy of all existing and proposed restrictions and convenants (if any) J. Letters of Support K. Etc. edmurphy&associates/clients/cpah/outline2i8/2/00 5 , • •T • Ye Oll Department of Transportation g 1 RECEIVED PLANNING Region 1 John A.Kitzhaber,M.D.,Governor 123 NW Flanders AUG 0 3 2000 Portland,OR 97209-4037 (503) 731-8200 FAX (503) 731-8259 CITY OF TIGARD July 28, 2000 PItA9 CODE: Proposal Number: 732 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Attn: Brian Rager Subject: Preapplication for Hall Boulevard Housing Dear Mr. Rager: This letter represents ODOT's preliminary response to the applicant's pre-application proposal. The proposed land use action is adjacent to state highway 141 (Hall Boulevard). According to the Oregon Highway Plan (1999) Hall Boulevard is classified as a District Urban highway facility. The posted speed limit at this location is 40 miles per hour. Given this speed, the access spacing standard for this facility is 500 feet. The mobility standard - is a volume to capacity ratio of.95. ODOT has permitting authority for access to -Hall Blvd. and an interest in ensuring that this proposed land use does not negatively impact its safe and efficient operation. We have reviewed the applicant's pre-application proposal for an affordable housing complex of 26 units and 31 parking spaces. We understand that the applicant has sought to -acquire an easement to the adjacent property in order to to develop joint access to -the site. but has -been unsuccessful so far. . We understand that the applicant will seek direct access to Hall Boulevard from the site if no easement agreement can be reached. The existing access from the site to Hall Boulevard does not meet ODOT spacing standards. The accident data for this section of Hall Boulevard indicates a safety problem related to driveway turning movements. Any access from the site directly to Hall Boulevard would present similar spacing and safety concerns. Given these existing conditions, ODOT will request that the following requirements be made conditions of approval: 1. An application for an ODOT approach permit will need to be made at ODOT District 2A. Contact Joel McCarroll, Asst. District Manager at 229-5267 for information on the written application process. • 2. A traffic study will be required to support the approach permit application. Contact Chi Mai, District 2A Traffic Analyst, at 731-8542 for assistance in scoping the study. Form 734-1850(i/98) • • • • City of Tigard ODOT Preapplication for Hall Boulevard Housing Page 2 8/02/2000 3. The applicant has the following options: A. Establish a crossover easement for access to Hall Boulevard with one of the adjacent properties, or B. Locate the site's approach road in such a way that when an adjacent property redevelops it can use the applicant's approach as a shared approach. 4. Dedication of right-of-way as stipulated by the City of Tigard for future improvements to Hall Boulevard will be required. 5. Frontage improvements along Hall Boulevard to include curbs, sidewalks, and catch basins to accommodate highway drainage to ODOT/ADA standards will be required. 6. A preliminary drainage plan of the site will be required. A drainage study may be required if: A. Total peak runoff entering ODOT's right-of-way is greater than 0.05 cubic meters per second, or B. The improvements create an increase in impervious surface area by greater than 1,000 square meters. An application for an ODOT drainage permit will need to be made at ODOT District 2A if the site's drainage enters ODOT's right-of-way. Contact Joel McCarroll, Asst. District Manager at 229-5267 for information on the written application process. To ensure timely coordination, we strongly recommend that the applicant work with ODOT to establish the location of the approach road before formal application for design review is filed with the City. If you have any questions regarding the above comments, I can be reached at (503) 731-4610. Thank you for providing notification of this pre-application proposal. Sincerely, 1 .1 7 Matthew Larsen Development Review cc: Jill Sherman, Community Partners for Affordable Housing Chi Mai, Traffic Analysis, ODOT Region 1 Joel McCarroll, ADM, ODOT District 2A 07/14/2000 10:41 503-243-3261 CARLETON/HART ARCH. PAGE 01 • IIIA CARLETON • HART . 4110 ARCHI TECTURE , . P . C . The Lombard Building U 224 SW Flr5t Avenue, Portland, Oregon 97204 • Fax(503)243-3261 A Tel(503)243-2252 FACSIMILE TRANSMITTAL DATE: July 14,2000 FROM: Brad Simmons PROJECT: Hall Boulevard Housing PROJECT NO: 20002 Erna FAX NUMBER: AT`CN; City of Tigard Fax: 684-7297 Karen Fox: =MS: Site Plan COMMENTS: Karen. This is the latest site plan for the Hall Boulevard Housing project for Community Partners for Affordable Housing. They were hoping to schedule the new pre-application conference for this:coming Tuesday . Thanks, Brad Simmons This fax contains.2 pages including this one • • • I m L ExrSTJNC( AccEsS pCOr4p d . a • 1p` WALL. .O • ' . ir ..' 0.-.. ' ...• • 2 i ! U 0 ;�; , a f 5�' ' "'KY' 15Uit-P(NG 1• �1 le-a." .21'-di 18'-l0" ( I /°- 15' Ria4r• oF- a `��"� WAY'DE01 G4TIoN ..... . Z 1 rols ■rr. 021:1" Hoe a litt • 0 , .117, . ..;,..-imittlitur .1117,:::ism•klintirim 11 'ea. AIIN: i. • . ...-: :.. avr.___ . a 3 s 'zy 1611111(1] _ ,01LDIMb • .. : %uNll:i� ■ NI soAc s l k U� 1 Tin■i*`•u.(l a • , 1 . It J m • .:' - . 1.111111111 C::i etUILDlAF6 1 'SI. ,w .... 1 w 2.0 • '.l::a!::141nm g°R'+' vv �vaa g ( J m i■U�,', ■lu,Mi TRASH • m • • ag : = :' E,•4CLo5uRE • • J..--. -. - ►: . , per ss > �4 - Tr J m Co' WALL EXISrINC, Acc R V ES5 DIE m } csi m HALL. bOULE.VARL� ` HOUSING - SITE PLAN '*1 ilk • '` 7/19/00 CARL .Toly (fA RT A}ZC}-SIT CTUI� E WV m O' 5' 20' . 50► • • 9to�s- a�� � PA 4-cstivu* 00s 524f aa3 as6 L CA . ,u)-Q. /604 uto i �. tti.:. oi& (40-619- ©p? AJEI &H0M6CD £IOMMENT3 • • Preston I Gates'Ellis LLP esulliva@prestongates.com (503) 226-5727 September 21, 2000 Mayor James E. Griffith and Members of the City Council City of Tigard Tigard City Hall 13125 SE Hall Blvd. Tigard, OR 97223 Re: Applications for Plan Amendment, Zone Change and Variances Community Partners for Affordable Housing—Village at Washington Square File Nos. CPA 2000-00002/ZON 2000-00001NAR 2000-00017 to 000019 Dear Mayor Griffith and Council Members: I am writing you to request that the Council approve the above applications in accordance with the recommendations of your staff and Planning Commission. As Council is no doubt aware, these applications were prepared to take advantage of federal and state housing funds that would be lost, and likely not available again, if positive • action is not taken by early October of this year. The property in question is located at 11159 and 11165 SW Hall Boulevard and is currently zoned R-12, Multi-Family. We optioned these parcels in May, 1999, after the City had appointed a 25-member task force to develop a Washington Square Regional Center Plan, which contemplated the addition of high density "mixed use residential" on this portion of Hall Boulevard. Upon adoption of the plan,the City decided to delay implementation of the same and has been using outside consultants to assist it in making some of the tough decisions that plan calls for. Because of this delay, we found ourselves in a quandary. The Washington Square Regional Center Plan designated this property as MUR-1 mixed use(high density) residential, which means that high density residential (50 units per acre) is permitted,as well as commercial uses. The proposed plan map designation for the Tigard Comprehensive Plan and the zoning map amendment to R-40 (high density residential) are consistent with the land use and density designations of the Regional Center Plan. A LAW FIRM I A LIMITED LIABILITY PARTNERSHIP INCLUDING OTHER LIMITED LIABILITY ENTITIES 222 SW COLUMBIA STREET, SUITE 1400 PORTLAND, OR 97201-6632 TEL: (503)228-3200 FAX: (503) 248-9085 www.prestongates.com Anchorage Coeur d'Alene Hong Kong Los Angeles Orange County Palo Alto Portland San Francisco Seattle Spokane Washington, DC Mayor Griffith and Councelembers • September 21, 2000 Page 2 We are aware that there have been concerns over some properties being designated consistently with the Regional Center Plan before all properties are so designated. As we understand it, the principal reason for delaying implementation of the Regional Center Plan is over the ability of the City to provide adequate infrastructure (transportation, sewer, water, and storm drainage facilities for example) concurrent with development. While that concern may apply to other portions of the Regional Center Plan area, it does not apply to our property, where those facilities are present or can be upgraded. In fact as shown at the planning commission, there are improvements to Hall Boulevard that will occur in the short term, so that this parcel does not have the infrastructure issues that other undeveloped properties in the area have. We worked hard with your staff and prepared an application that considered all of the state, regional, and City of Tigard requirements for this project. Because of the configuration of the property,we found that, under existing City development regulations, we would be required to request variances. The variances deal with setbacks and parking requirements. Those variances would not be required under the code proposed by staff to implement the Regional Center Plan,but, as we note, that code has not yet been adopted. We have agreed to the conditions on this approval proposed by the staff and planning commission and hope that the Council will see its way to approving these applications as well. The staff report recommended approval with conditions. At its September 18, 2000 meeting, the Planning Commission unanimously recommended approval of this proposal with conditions. At that meeting, the Commission heard from the applicant and considered correspondence in opposition from Ms. Trudy Knowles,to which we responded. Ms. Knowles did not appear; however, Mr. Paul Brossia raised questions regarding the enforcement of parking requirements and the level of allowable access on Hall Boulevard. He did not indicate opposition to the project and the Commission and the applicant attempted to deal with Mr. Brossia's concerns by considering the level of parking use on the property and noting that the access issue would be dealt with by ODOT and the City at the site design review level. At the Planning Commission meeting, I introduced the application and those who would speak on the same. I was followed by Sheila Fink, our Executive Director, Brian Carleton, our architect and Ed Murphy, our planner. We also had an appearance by some of our board members and by Vince Chiotti, from the state agency that funds affordable housing, to vouch for the fact that the funds for this project are in danger if we do not have an indication of approval from the City in the very near future. The City of Tigard has been very conscious of meeting the challenge of needed housing under its own plan and ORS 197.295 to .314. Community Partners for Affordable Housing can and will provide 26 units of needed housing if the Council approves these applications. We will be present at the hearing on September 26, 2000 to make a brief presentation(or, if the Council desires, a more extended presentation) and to respond to questions from the public and the Council. We thank the Council for its time and attention to these applications and acknowledge Mayor Griffith and Counembers • September 21, 2000 Page 3 the work of the staff in reviewing our applications quickly and bringing them to the planning commission and Council so promptly. We look forward to the Council meeting on September 26th Very truly yours, PRESTON GATES& ELLIS LLP By . /� Edward J. ulliv EJS:ejs K:\35602\00002\EJS\EJS L31DE • • R D S E P 0 5 .2000 September 1, 2000 To the Tigard Planning Commission: I would like to clarify my last statement of my testimony which might be misconstrued as to say I think this commission is deceptive and corrupt. I would like to state that is not the intention I meant. Please accept my apology if this is what might be considered. It is not. I sometimes say things in the fit of a rage without having someone edit it for me. This is what I meant by the statement. This community like myself have purchased our homes with very honest hardworking and painstaking jobs. We are average working citizens who have not gone out and asked for something to be given to us free or with favors. Most of us have taken years to acquire what we have. We do not want your commission to give in to big business or special interest groups to allow favors to be done in the return for another favor. We want everyone and every group to be on equal terms. It is not fair for one group to expect something for nothing. This is something that is repeated over and over Please when you are considering this proposal by the affordable housing group keep in mind the residents who really love their community and want it livable, as well as keeping the character of business in check. I hope this clears up any misunderstandings. t truly get carried away sometimes. This issue is a real passion of mine. I want your group to consider all views and opinions both for and against. Thank you for your time once again. Sincerely, / o •r,n,rk, IC»nivl�c PO Box 230275 Tigard. Oregon 97281 trudyknowles@home.com • • • August 28, 2000 REC'D S E P 01 2000 Re: Proposed Land Use changes proposed by the Affordable Housing Dear Tigard Planning Commission: I am submitting written testimony to voice my concerns about the proposed change in land use density by the Affordable Housing group on the property located on SW Hall Blvd. The affordable housing group came to the local CPO 4M meeting several months ago. The members of the community discussed this with great interest and enthusiasm. However, now that I look closely at the proposal that the sign is showing it is calling for a change in what was endorsed. I would like to know why this group suddenly wants to be reclassified in designation from R=12 to R-40. This seems a little excessive for the area to handle. The property adjacent to this is an existing apartment complex. The apartments I am referring to are the St. James Apartments. The other property is a single family home. This proposal should not be allowed. I feel it will be a burden on the existing dwellings. These burdens are the following: 1. A environmental impact. What will happen to the existing vegetation and trees and wildlife. 2. What about the increase traffic flow? What will the parking structure or situation for parking be like? What provisions will be made for wildlife and pedestrians be? 3. The water surface problem needs to be addressed. Where will the water flow? Will there be water surface problems imposed on existing systems? 4. I am concerned about the noise from both the people moving into the proposed area and the noise from cars etc. 5. The animal habitat will be infringed upon. This is fairly close to the wetland and floodplains. What will this group do to ensure the quality of life for the animals? This is of utmost importance to the community. We are proud of the diversity of animals as well as the people. • • I truly feel it is time for the City of Tigard and this planning commission to really plan for growth which will be positive instead of negative to a community. The infrastructure to handle this growth needs to be in place. I do not think anyone is considering what impact it will have on the police force, the Tualatin Valley Fire and Rescue, the Washington County Sheriff Dept. the local street traffic flow or even the pedestrian safety issues. All these two groups seem to think about is the revenue these proposal bring to your tax base. Well, it is time to envision something much more. I believe you need to consider not giving special variances and special concessions to every group that comes your way. Let the local neighborhoods have a say in what they want. Yes, we did say that we would endorse affordable housing to this group, but not this high density. Yes, we did say that the housing needs need to be reachable by everyone. But at the same time, this community already has its share of affordable housing that this group already oversees and owns. I would like this group to maybe consider moving this large of project somewhere else in the Tigard area. I would propose Bull Mountain, the area around Cook Park, the Templeton area. This planning commission needs to really look at this issue more in depth. I want to also state a couple of facts I found when I attended two functions in the City of Portland. The City of Portland has a wonderful group Seed the Future which gave out some wonderful literature. In it I found these quotes to be very meaningful to the Metzger neighborhood which is something I have been advocating for but says much more dynamically: 1. A house on a tree laden street commands prices that are 21% higher than houses on barren laid streets. 2. For every four trees that die or are destroyed in the US only one new tree is planted. If this proposal goes through, what will it do? Thank you for your consideration in this matter. I must admit I would like the City of Tigard to really look at its future growth in a way that promotes and encourages citizens, homeowners and the developers to do so in a more • • cooperative manner. It should not be driven by the developer and groups to say one thing and do another. Honesty is a better policy than deception and corruption. Sincerely, Trudy Knowles 4111) Thomas J. Murphy 8152 S.W. Ashford Street Tigard, OR 97224 • Telephone: (503) 968-2466 (503) 620-4540 August 31, 2000 Mr. William A. Monahan City Manager City of Tigard 13125 S .W. Hall Boulevard Tigard, OR 97223 Re: Village at Washington Square Applicant : Community Partners for Affordable Housing Dear Bill, • I recently was a guest - at a board of directors meeting of Community Partners for Affordable Housing. One of the principal agenda items was the Village at Washington Square, currently in the planning process : Throughout the discussion, it was obvious that the City' s staff has been extremely helpful to CPAH and has worked overtime (probably literally) to expedite this application and meet deadlines imposed by others . I understand that the Village at Washington Square raises some unique and challenging issues . I don' t have enough information about the merits of the specific project to comment - though the • need for affordable housing in our community is critical, and everything I know about CPAH indicates that it is an outstanding organization. I do want you to know that the extra work and care the City' s planning personnel have put into this application are recognized and appreciated. Very truly yours, Thomas J. Murph /tjm cc: Jim Griffith, Mayor Brian Moore, City Council President AEAVE5r FoR (PMM € NTS • • • REQUEST FOR COMMEN orr or MAIM DATE Anous124.100� IVE :�v aicMel) 1.) SSod 1 QukS? Comm ow/cartGAi) AUG 2 5 2000 �DPCANN�NG TO: _� AU 2 5 200 0 IMOM: City et Tigard Nanning Division STAFF CONTACT: Laurie NlcImisanLAsseciate Iii Phone: t5031030-4111 I Fax t5031 8 729 COMPREHENSIVE PLAN AMENbMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- • 00001/VARIANCE (VAR) 2000-00014 VILLAGE AT WASHINGTON SQUARE Q The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (1-12)to medium-high density residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet, rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1 S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendments)18.390(Type IV Procedure), 1$.370(Varianee); Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1 3 Statewide Planning Goals 1-19 and Metro Functional Plan. 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, pIEASE MINN COMMENTS TO IAOR1£111CHOLSON g'll 101021111 5.2000 t503484-7291l. You may use the space provided below or attach a separate letter to return your comments. N yob 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. Written comments provided below: 1t.rr , . 4 (Please provide the following information) NameotP ntslOOmmeiluIg: QIA' 4 D Inone NumhhetIsl: so 3 - z.��. - 45-9 4 I c.H I CpA 1999430001/SLR 1999-00003 FANNO CREW(TRAIL ALIGNMENT REQUEST FOR COMMENTS 9£0-d ZO/ZO'd 811-1 -word wdgp:Zl 00-9Z-80 • • • 8021 SW Capitol Hill Rd. Room 110 OWEST Portland, OR Phone: 503-242-4596 Fax: 503-242-7744 Fax To City of Tigard Planning Division From: Richard Jackson 503-2424596 Fax 503-684-7297 Date: August 25. 2000 Phone: 503-6394171 Pages: 1 ;cover Re: CC: [Click here and type name] O Urgent ❑ For Review ❑ Please Comment ID Please Reply CJ Please Recycle *Comments:Laurie, Attached are comments regarding"Village at Washington Square". Richard Jackson 9£0-d Z0/10 d 811-1 -woJd Wd8q:Z 00-5Z-80 arciP, • REQUEST FOR COMMENTS Rl����7��i�ING DATE: August 24,1999 DIVISION OF STATE LANDS SEP p RECEIVED 2000 TO: OREGON DIVISION OF STATE LANDS l # AUG 25 P I: 2c1 = CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Laurie Nicholson,Associate Planner Phone: 15031639-4171/Fax: (5031684-1297 COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- 00001NARIANCE (VAR) 2000-00014 ➢ VILLAGE AT WASHINGTON SQUARE Q The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet; rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendments)18.390(Type IV Procedure), 18.370(Variance); Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 Statewide Planning Goals 1-19 and Metro Functional Plan. 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, PLEASE FAX YOUR COMMENTS TO LAURIE NICHOLSON BY SEPTEMBER 5,2000(503-08412911. You may use the space provided below or attach a separate letter to return your comm ents. 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. Written comments provided below: • (Please provide the following information) Name of Personfsl Commenting:p. Phone Number[sl: 3 (- I- CPA 1999-00001/SLR 1999-00003 FANNO CREEK TRAIL ALIGNMENT REQUEST FOR COMMENTS SEP-05 00 10:57 FROM:TRI MET / HS 503-239-2280 TO:5036847297 PAGE:01 REQUEST FOR COMMENTS of T1 i CITY 0ARD DATE WWI 24,1999 A X. TO: MICHAEL IOSEIL TRI-MET It 71MDM FROM CIO of Tiara Planning Division STAFF CONTACT: -Laurie Nicholson.Associate Planner Phone: (5081 0394171/Fax: MOM 684]297 COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- 00001NARIANCE (VAR) 2000-00014 > VILLAGE AT WASHINGTON SQUARE < • The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet: rearyard setback from 35 feet to 20 feet: and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendments)18.390(Type IV Procedure), 18.370(Variance): Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 Statewide Planning Goals 1-19 and Metro Functional Plan. 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, plus FAR POOR CO N1S TO LAURIE NICNOIAOIl BY STPTEMHEB 5,2000 1503-684-12011. You may use the space provided below or attach a separate letter to return your comments. IIYOU KO 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. Written comments provided below: A )c> cr,,,n, r CA) T .)- C IA Lace o 1/42,4,.)c.E_ A.,0 T,09•.Y5 it v � (Please provide the :Following information) Name of Perennial Commenting:!` c4‘)-6,960101•j I Phone Numberis1: Spy 9' r J CPA 1999-00001/SLR 1999-00003 FANNO CREEK TRAIL ALIGNMENT REQUEST FOR COMMENTS I' r • . 7' AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS"AFFIDAVIT TO: City of Tigard Planning Division . . 13125;SW Hall Boulevard Tigard,OR- 97223 I, J , II S h e r m a n , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently - _ registered) I i i S 9 4 I I 16' s s i-J I-I c1 l i B I--cl . , and did on the 2 I +' day of J u 1 2 c10 CG personally post notice indicctingthat the site may be proposed for a Coin P r e hen s.—e: PIG IN Amend, ?uno ( ha nc)e • S.{-e Oearplicalion,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 1 I 15 9 S w F--1 c:1 I B I A (state location you posted notice on property) . I L---Q-------- Sig ture (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2_41i-day of ,1-9-2-.c,-,° •=- OFFICIAL SEAL . C�t ��• sHERYPUBIC-OREGON S.GASPER NOTARY PUBLIC OF OREGON <`' � COMMISSION NO. 2340 My Commission Expires: MY COMMISSION EXPIRE!::;'1Y 13,2003 (Applicant,please complete information below for proper placement with proposed project) r N A M E OF PROJECT OR PROPOSED NAME: v, ' I c, c e a 4 i�J 4 s h Lr. t-�_n S y_,; v r e �TYPE OF PROPOSED DEVELOPMENT: ' 6 ... + m ., if-.• -P 4 m, i ,I ' I Name of Applicant/Owner: C e m in a r. ,1-y e c, r 4-r* .a r s Pc. A 41'L r dub►e 1-1 c•.; s .n q I Address or General Location of Subject Property: i , . s ti • Ili 6S S w H u l I e 1 I I Subject Property Tax Map(s)and Lot#(s): I 5 I i 5 DA G L+ 1 c 0 ' '-�6 c o h:Jogin patty\nasterstaffpost.mst 11111 • AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, J t I I She r mc, n , being duly sworn, depose and say that on 5011 ~" I caused to have mailed to each . of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) lit S9 411J III C5 S J H (IIJ QI d 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 M t, , r' S f . I Y. u with postage prepaid thereon. • ature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2- day of _0°' _� OFFICIAL SEAL , SHERMAN S.CASPER ` r:,/, -:.;f NOTARY PUBLIC OREGON COMMISSION NO.323409 NOTARY PUBLIC OF OREd'ON MY COMMISSION EXPIRES MAY 13,2003 ---~— My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) I- I NAME OF PROJECT OR PROPOSED NAME: v, t I u y e a-t- I.-J4 s h t n9+0 n S y J u r e TYPE OF PROPOSED DEVELOPMENT: 2 6 - n • t m ; I Name of Applicant/Owner: Comm./ n.4-1 P c i r*n e r., f o r A I,,r:1 4 b l e N u s i n yy I Address or General Location of Subject Property: t t + 5 5 a n d f t t Gs s hI 4�t g►.J d . I Subject Property Tax Map(s).and Lot#(s): 3s DA 04100 4-C 00 h:Uogin\patty masters%affmail.mst 08/28/00 09:32 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 001 • Ats_ REQUEST FOR COMMENT D) g _ / IGARD gU DATE August 24,1999 - AUG 2 By_ 2Opp TO: JULIA HUFFMAN,USA FROM City of Tiled Planniuu MOM STAFF CONTACT: Lamle Nicholson,Assoeiate Planner Phone: [503)639.4171/Fax: (5031684-7291 COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- 00'001NARIANCE (VAR) 2000-00014 ➢ VILLAGE AT WASHINGTON SQUARE Q The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two par! located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (R-12) to medium-high density.. residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet; rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 48 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendrnents)18.390(Type IV Procedure), 18.370(Variance); Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 Statewide Planning Goals 1-19 and Metro Functional Plan. 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, PLEASE FAX YOUR C0MMFHf's TO LAURIE NICHOLSON BY SEPTEMBER 5,2000[503484-72971 You may use the space provided below or attach a separate letter to return your comments. If YOU are maple to MINN 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 TIIIAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: T;lease provide the following information) Name of Pers a(s1 Commontiolk ) ^� I Phone Nnmhorls): g • CPA 1999-00001/SLR 1999-00003 - FANNO CREEK TRAIL ALIGNMENT REQUEST FOR COMMENTS 08/28/2000 09:19 FAX 5036847297 City of Tigard • ********************* • *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 0296 CONNECTION TEL 8463525 SUBADDRESS CONNECTION ID UNIFIED SEWERAGE ST. TIME 08/28 09:17 USAGE T 01'32 PGS. SENT 5 RESULT OK /i�;fr,-ll1111���� jet,1 SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: Julia Huffman Company: USA Phone: 846-8084 Fax: 846-3525 From: Laurie Nicholson Company: City of Tigard Phone: (503) 639-4171 Fax: (503) 684-7297 Date: August 28, 2000 Pages including this page: 5 COMMENTS: Here is the information regarding the application for the Village at Washington Square. Thanks for your prompt response. -cam Q � L 12:1 -> � S A-Nxter-gyp @ 'Lk J Cr\st,,Cr■-J • • • 2 REQUEST FOR COMMENTS C.OF TIIGARD DATE: August 24,1999 TO: ATTACHED LIST FROM: City of Tigard Planning Division STAFF CONTACT: Laurie Nicholson,Associate Planner Phone: (5031639-4111/Fax: (503)684-1291 COMPREHENSIVE PLAN AMENDMENT (CPA) 2000-00002/ZONE CHANGE (ZON) 2000- 00001NARIANCE (VAR) 2000-00014 ➢ VILLAGE AT WASHINGTON SQUARE < The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on SW Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40) This application involves a request for a variance to allow the following changes: allow setbacks on north and south sideyards from 35 feet to 10 feet and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW HALL,1S135DA Tax Lots 4600 and 4700 ZONE: R-12 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 (Comprehensive Plan Amendments)18.390(Type IV Procedure), 18.370(Variance); Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1:1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 Statewide Planning Goals 1-19 and Metro Functional Plan. 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, PLEASE FAX YOUR COMMENTS TO LAURIE NICHOLSON BY SEPTEMBER 5,2000(503-684-12911. 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. Written comments provided below: v � (Please provide the following information) Name of Perseids)Commenting: I Phone Number's): I CPA 1999-00001/SLR 1999-00003 FANNO CREEK TRAIL ALIGNMENT REQUEST FOR COMMENTS OF TIGARD REQUEST FOR COM TS NOTIFICATIO 1ST FOR LAND USE&COMMUNITY DEVELOPME T APPLICATIONS FILE NOISE CPA aoc, -ooacia M cy6 J f-,-'31 I I AMENS]: ;l e S &iv∎ W . :y,. ,v; _''>.: 4 '.CITIZEN INVOLVEMENT. , 1 S. ,: 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central ❑ East M South ❑ West ❑ ® Also Place For Review in Library CIT Book _ . • F,° FCITYOFCS -': . f.. ' °' , V LONG RANGE PLANNING/Nadine Smith,Supervisor 44MUNITY DVLPMNT.DEPT./Dvlpmnt.Sea.Tedmiaans �' P CE DEPT./Jim Wolf,Dime Prevention Officer _ LDING DIVISION/Gary Lampella,Building Official . NGINEERING DEPT./Brian Rager,Dvlpmnt Review Engineer ER DEPT./Michael Miller,Utilities Manager ' CITY ADMINISTRATION/Cathy Wheatley,City Recorder _OPERATIONS DEPT./John Roy,Property Manager ✓ PLANNER-TIME TO POST PROJECT SITE! . . .. ' ,, SPECIAL.DISTRICTS . p.9�,;, ". TUAL.'HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE 1/TUALATIN VALLEY WATER DISTRICT * UNIFIED SWRGE.AGENCY +R Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15101 SW Walker Road Washington County Fire District PO Box 145 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97015 Hillsboro,OR 91124 i" :.1.. ;LOCAL AND STATE 1U81SDICTIONS,' -;" CITY OF BEAVERTON * _ CITY OF TUALATIN * OR-DEPT.OF FISH&WILDLIFE `✓/OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE _ Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 \ / Beaverton,OR 97076 ' _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 690 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager ortland.OR 97232-2736 Portland,OR 97232 1 / PO Box 23483 /rot Hall,Data Resource Center(zCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 Paulette Allen,Growth Management Coordinator. OR.DEPT.OF LAND CONSERV.&DVLP 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) PO Box 2946 CITY OF KING CITY* _�Jef9nifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager C.D.Manager,Growth Management Services Sale ,OR 97301-2540 15300 SW 116th Avenue / V WASHINGTON COUNTY * King City,OR 97224 OR.DEPT.OF ENERGY(PowedinesinArea) OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC-Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 PO Box 369 • Portland,OR 97208-3621 Salem,OR 97310 _Bent Curtis(CPA) Lake Oswego,OR 97034 . ^V// regg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) pfrOT,REGION 1 * Anne LaMountain(IGA URB) _CITY OF PORTLAND (Notify for wetlands and Potential Environmental Impacts) _✓Sonya Kazen,Development Review Coordinator _Phil Healy(IGANRn) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) eve Conway(General Apps.) Portland Building 106,Rm. 1002 _2020 SW Fourth Avenue,Suite 400 123 NW Flanders - ,D!'Sr.Cartographer tcve zc iirs is 1120 SW Fifth Avenue Portland,OR 97201-4987 Porfland,OR 97209-4037 _Jim Nims(zcA)MS 1s Portland,OR 97204 \// • _Doria Mateja(zcA)Ms 14 ODOT,REGION 1 -DISTRICT 2A* i Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 h:\pattyknasters\Request For Comments Notification List 2.doc (Revised: 13-Jul-00) Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES . :;:::-µr w _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W.10th Avenue / Albany, 97 any,OR 97321 V/ _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project is Wahin''h Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,Project Planner Port and,OR 97232 1815 NW 169th Place,S-6020 Beav on,OR 97005 710 NE Holladay Street Be erton,OR 97006-4886 /\ land,OR 97232 PORTLAND GENERAL ELECTRIC NATURAL GAS COMPANY GENERAL TELEPHONE J_ US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Domey,Engineering d220948 W Boeckman Road NW Second Avenue MC: ORO3O546 802 SW Capitol Hill Rd,Rm 110 sonville,OR 97070 • Portland,OR 97209-3991 Tigard,OR 97281-3416 rtland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 TCI CABLE(Apps.E.ofHaIVN.ofggw) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 *INDICATES AUIOMATICIOIIfICA114H_IN COJIPUAI(CEJNIT1LINIERGO.VERNMENTALAGREEME.HIJLWITHIN_500:OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). PLAIVIV/N& 5Eci €z4 Ky MATEgjL3 ,_ . 410 l .1 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) City of Tigard ) I, L R E E 12. A. a fi.5-ro/d , hereby certify: Please Print That I am a DEPLI?y CITV 'IPELORhEefor the City of Tigard, Oregon. That I served notice of the Tigard City Council FINAL OR-DEL (P4 .4M--66o02/ ZDIII 2v66- oDDaf / VAL 1606 - 000/4 D06/7) MOLE 6.6D/90 Vi LLAGE AT VVA3sN i/UL,iZ41 oSDU of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on the I I day of OC.TD 13Ei2 , 200 , by mailing to each of them at the address shown on the attached list (Marked Exhibit B), said notice is hereto attached, and deposited in the United States Mail on the I 1 day of U( TL)BE T__, W L/JUA postage prepaid. a";k7- Prepared Notice Subscribed and sworn to before me this /a. day of c_A1.)h-2/■ ; 0---1)(X) : OFFICIAL SEAL CATHERINE D WHEATLEY 0. NOTARY PUBUGOREQON COMMISSION NO.322993 Nca±/quaYte y Public of Oregon MY COMMISSION EXPIRES MAY 10,2003 My Commission Expires:''- /O, U h:\login\cathy\afofmail . EXH I BIT �. •• � 120 DAYS=N/A CITY OF TIGARD Community Development Shaping A Better Communit' CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE TIGARD CITY COUNCIL Case Number(s): CPA 2000-00002/ZON 2000-00001/VAR 2000-00014 Case Name(s): Village At Washington Square Name of Owner(s): Cahn Trust, 5795 SW Cranberry Ct., Beaverton, OR 97007 Name of Applicant: Community Partners for Affordable Housing Address of Applicant: PO Box 23206 Tigard, OR 97281-3206 Location: 11159 and 11165 SW Hall Blvd., Tigard, OR Request: > THE.TIGARD CITY COUNCIL HELD A PUBLIC HEARING ON THIS APPLICATION ON SEPTEMBER 26, 2000: The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R-12) to medium-high residential (R-40) and for a variance to the setbacks for the north and south sideyards, the rearyard setback, and a variance to reduce the minimum parking requirement. LOCATION: 11159 and 11165 SW Hall ZONE: R-12. APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.2, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.3, 12.1.3 Community Development Code Chapters 18.390.060 (Type IV procedure), 18.390.030 (plan amendments) 18.370 (Variances). Action: > ❑ Approval as Requested ' Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: X Owners of Record within the Required Distance X Affected Governmental Agencies X The Affected Citizen Involvement Team Facilitator X The Applicant and Owner(s) Final Decision:9> THE DECISION WAS SIGNED ON th'bQr 10 , 2000, AND BECOMES EFFECTIVE ON /Vuvember Q , 2000. 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 with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. CPA 2000-000022ON 2000-00001NAR 2000-00014 Village At Washington Square NOTICE OF FINAL ORDER BY CITY COUNCIL i CITY OF TIGARD, OREGON ORDINANCE NO. 00- ,Dg AN ORDINANCE AMENDING THE TIGARD COMPREHENSIVE PLAN AND ZONING MAP, APPROVING CERTAIN VARIANCES, AND ADOPTING FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000- 00014, 00017, 00018, and 00019) WHEREAS Applicant Community Partners for Affordable Housing, Inc. has requested approval of amendments to the Comprehensive Plan Map, Zoning Map, and variances for certain property described as 11159 and 11165 SW Hall Boulevard within the corporate limits of the City of Tigard, said property also described as Washington County Tax Assessor's Map 1S135DA, tax lots 4600 and 4700; and WHEREAS The City Planning Staff has reviewed the request and has recommended approval of the same with conditions and the Planning Commission has recommended approval of the proposal with revised conditions; and • WHEREAS The proposal was duly noticed for hearing before the City Council on September 26, 2000, at which time the Council heard from the applicant and its supporters, there being no public opposition to the proposal; and WHEREAS The Council, following such hearing, determined that it should approve the applications with the recommended conditions of the Planning Commission; and WHEREAS The Council bases its approval of the proposed plan and zoning map amendments and the requested variances as being consistent with all relevant criteria as stated in the Findings and Conclusions in Support of the same set forth in Exhibit "1" attached hereto, and by this reference incorporated herein; and WHEREAS The City Council met on October_10th_, 2000 and voted to adopt this ordinance granting the aforesaid requests; now, therefore THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The applications for plan amendment, zone change, and variances in file nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-00014, 000017, 00018, and 00019 are hereby granted and approved in the manner set forth below. SECTION 2: The Tigard Comprehensive Plan is hereby amended as shown in the attached Exhibit 2 with the amendment to take place at the time stated in Section 6 of this ordinance. Ordinance No.00- d O Page 1 • • • • SECTION 3: The Tigard zoning map is hereby amended, with the amended map to be in the form of Exhibit 3. This amendment shall take place at the time stated in Section 6 of this ordinance. SECTION 4: The aforesaid variance requests are hereby granted, with the approvals effective at the time stated in Section 6 of this ordinance. SECTION 5: The Findings and Conclusions in Support of the Plan Amendment, Zone Change and Variance requests, as set forth in Exhibit "1" are hereby adopted as the basis for this Council action. SECTION 6: 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 tOg. .t" ty (.1 - I ') vote of all Council members present after being read by number and title only, this 10th day of October, 2000. • CAW/IP/IA:elf GO Catherine Wheatley, City Reco r APPROVED: By Tigard City Council this 10th day of October, 2000. ,.//AIL!! !�lir.� � mes Griffi , a� / Approved as to form: • V dr%! ity Attorney Date 1:citywide\10-10-00 CPAH ordinance.doc Ordinance No.00-Z Page 2 • • • EXHIBIT "1" FINDINGS AND CONCLUSIONS (File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018, and 000019) The Tigard City Council finds as follows: • SECTION I: ' APPLICATION SUMMARY CASES: FILE NAME: VILLAGE AT WASHINGTON SQUARE Comprehensive Plan Amendment CPA 2000-00002/ZON 2000- 00001NAR 2000-00014NAR 2000-00017NAR 2000-00018NAR 2000-00019 PROPOSAL: A request for approval of legislative Comprehensive Plan Map amendment from Low-Density Residential to Medium-High Density Residential, Rezone from R-12 to R-40 and Variances to allow the following changes: 1. decrease required setback on north sideyard from 35 feet to 10 feet. 2. decrease required setback on south sideyard from 35 feet to 10 feet. 3. decrease required setback on rear yard from 35 feet to 20 feet. 4. change the minimum-parking requirement from 46 to 31 spaces. The subject property is located on 11159 and 11165 SW Hall Boulevard, 1 S 135DA Tax Lots 4600 and 4700. APPLICANT: Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 OWNER: Cahn Trust 5795 SW Cranberry Ct. Beaverton, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-12 LOCATION: 11159 and 11165 SW Hall Boulevard APPLICABLE REVIEW CRITERIA: Statewide Goals 1-19; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 7.1.2(a&b) 8.1.1, 8.2.2, 9.1.3, 12.1.3; Community Development Code Chapter 18.370 Chapter 18.380.030, and 18.390.060(G). Metro Functional Plan. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 1 • • The Tigard City Council finds as follows: SECTION II: BACKGROUND INFORMATION Site History: The subject parcels were annexed to the City in 1987. The project sponsor, • Community Partners for Affordable Housing, Inc. (CPAH), first optioned these parcels in May of 1999. Currently, these parcels are located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP). Vicinity Information: The subject parcel is generally located north of Highway 217 and SW Hall Boulevard represents the eastern boundary for the site. The site is located within the area that will eventually be re-zoned for the Washington Square Regional Center. The proposed zoning for this site is MUR 1, or Mixed-Use Residential 1, which permits residential development to be built at a density of 50 units per acre and allows some commercial uses be constructed with a mixed-use project. Site Information and Proposal Description: Of the subject parcels, tax lot 4700 is .11 acres in size and tax lot 4600 is .73 acres. The surrounding properties are all zoned R-12, just like the subject site. The neighboring property to the west is developed as St. James apartments, which is accessed through a driveway along the north side of the subject site. The property to the south is developed as. a single-family home. Properties across SW Hall Boulevard are developed as single-family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaff le Street. SECTION III: GENERAL FINDINGS AND CONCLUSIONS The Tigard City Council finds and concludes as follows: The following evaluation and findings are intended to address both the requested amendments to the Comprehensive Plan and the City Development Code. The relevant criteria in this case are Statewide Goals 1-19: Oregon Administrative Rule 660-12-060; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.1, 12.1.1, 12.2.1; and Community Development Code Chapter 18.390.060 and 18.390.060(G). STATEWIDE GOALS Citizen Involvement: Goal 1 requires a citizen involvement program that ensures the opportunity for citizens to be involved in the planning process. Tigard Comprehensive Plan Policy 2.1.1 and Tigard Community Development Code Chapter 18 provide for citizen participation and notice. The Council finds that notice of the Planning Commission and City Council hearings and opportunity for response were advertised in the local newspaper and request for comments were sent to the Department of Land Conservation and Development. Notice of both the Planning Commission and City Council hearings was mailed out to all property owners located within 500 feet of the subject parcel. Exhibit A is a map of all the properties that were sent notice of the hearings for this proposal. • FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 2 • • The applicant is also required to hold a neighborhood meeting to describe the proposal to neighbors before they can submit their application. Exhibit B is a letter from Sheila Greenlaw-Fink, Community Partners for Affordable Housing Director, informing neighboring property owners of the neighborhood meeting. An affidavit of mailing and posting for the neighborhood meeting was also included in the applicant's packet (refer to Exhibit C). One of the application requirements is that the applicant hold a neighborhood meeting and send notice of this meeting to all property owners located within 500 feet of the site of the proposal. The applicant complied with this requirement. The Council concludes this goal is satisfied. Land Use Planning: Goal 2 requires, in part, that adopted comprehensive plans be revised to take into account changing public policies and circumstances. The Council finds this goal is met because the City has applied all relevant Statewide Planning Goals, City Comprehensive Plan policies and Community Development Code requirements in the review of this proposal. Since the applicant is proposing to construct a higher density of residential development than is permitted under the R-12 zoning, the applicant is meeting the intent of the Washington Square Regional Center Plan for this area. The Council concludes this goal is satisfied. Agricultural Lands: Goal 3 requires, in part, that adopted comprehensive plans be revised to preserve and maintain agricultural lands. The Council finds and concludes that this goal is not applicable because no agricultural lands are involved in this plan and zoning map amendment. Forest Lands: Goal 4 requires, in part, that adopted comprehensive plans be revised to preserve and maintain forest lands. The Council finds and concludes that this goal is not applicable because no forest lands are involved in this plan and zoning map amendment. Open Spaces, Scenic, and Historic Areas, and Natural Resources: Goal 5 requires, in part, that adopted comprehensive plans be revised to conserve and protect natural resources and scenic resources. The Council finds and concludes that this goal is met because this proposal does not affect open spaces, scenic areas, historic areas, or natural resources. The Council finds that staff reviewed the City's water resources map and found that no water resources, or floodplain exist on this site. The following natural resource agencies were sent request for comments: Division of State Lands, Oregon Department of Fish & Wildlife, US Army Corps. Of Engineers, and Unified Sewerage Agency (USA). Exhibits D and E are Request for Comments forms from, respectively, the Division of State Lands and USA. Each agency representative stated that they had no objections to this proposal. For the foregoing reasons, the Council concludes that this goal is satisfied. Air, Water, and Land Resources Quality: Goal 6 requires the maintenance and improvement of the quality of air, water, and land resources of the state. The City of Tigard complies with this goal through its adopted comprehensive plans and policies regarding water resources (Tigard Comprehensive Plan Volume II, Chapter 4 and Tigard FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 3 • • Development Code standard: 18:797). The proposals before the Council do not affect such • compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Natural Disasters and Hazards: Goal 7 requires the protection of life and property from natural disasters and hazards. This City of Tigard has existing regulations that address natural disasters and hazards. The subject is not located within the floodplain; therefore, it appears that no natural hazards would exist for this site or proposal. The proposals before the Council do not affect such compliance. For the foregoing reasons, the Council concludes that this goal is satisfied. Recreational Needs: Goal 8 requires satisfaction of recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. The Council finds and concludes that this goal is not applicable because no recreational issues or destination resort issues are involved. Economic Development: Goal 9 requires the provision of adequate opportunities for a variety of economic activities. The Council finds and concludes that this goal has been met because the plan continues to promote opportunities for a variety of economic activities vital to the health, welfare, and prosperity of Tigard citizens. The proposed higher density and affordable housing development will promote economic development because it will create affordable housing opportunities for local service workers. For the foregoing reasons, the Council concludes that this goal is satisfied. Housing: Goal 10 requires that plans shall encourage the availability of adequate numbers of needed housing units at various price ranges and rent levels and allow for flexibility of housing location, type and density. The Council finds as follows: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. Furthermore, the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. This project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. For the foregoing reasons, the Council concludes that this goal is satisfied. Public Facilities and Services: Goal 11 requires planning and development of timely, orderly, and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. The Council finds as follows: The subject site has full urban services available to it: police protection; sanitary facilities; storm drainage facilities; public transit; and transportation services. When the applicant goes through the site development review application process they will be required to meet the Tigard Development Code standards for street and utility improvements. Moreover, the applicant will be required to pay system development charges FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 4 • • for transportation, parks, sewer, water, and storm drainage. They will be required to make improvements for their frontage along SW Hall Boulevard. Request for comments forms were sent to the following providers of public facilities: City of • Tigard Engineering Department, City of Tigard Police Department, Oregon Department of Transportation, Oregon Public Utilities Commission, US Army Corps. Of Engineers, USA, Tri-Met, Tualatin Valley Water District, ICI Cablevision of Oregon, US West Communications, Portland General Electric, Tigard-Tualatin School District, NW Natural Gas Company, and General Telephone. Tigard Police Department reviewed the application and had no comments on it (Exhibit F), Tigard Water District had no comments (Exhibit G), Oregon Public Utilities Commission had no comments (Exhibit H), and USA had no comments (Exhibit E). The applicant received a letter from the Tigard-Tualatin school district, stating its support for the prdposal (refer to Exhibit I). For the foregoing reasons, the Council concludes that this goal is satisfied. D Transportation: Goal 12 requires a safe, convenient and economic transportation system.. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT stated in its comment letter that it had no objection to the proposed comprehensive plan amendment, zone change, and variance. They have specific requirements as far as improvements that will affect SW Hall Boulevard. These comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this goal is satisfied. Energy Conservation: Goal 13 requires that land and uses developed on land shall be managed and controlled so as to maximize the conservation of all forms of energy, based .upon sound economic principles. The Council finds that the land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy. The proposed building will meet the standards of the Uniform Building Code. For the foregoing reasons, the Council concludes that this goal is satisfied. - Urbanization: Goal 14 requires orderly and efficient transition from rural to urban land use. The Council concludes that this goal is not applicable because urban growth boundary issues are not involved. Willamette River Greenway: Goal 15 requires protection, conservation, and enhancement of lands along the Willamette River as the Willamette River Greenway. The Council concludes that this goal is not applicable because Willamette River.Greenway issues are not involved. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 5 • • Estuarine Resources: Goal 16 requires recognition and protection of the unique environmental, economic, and social values of each estuary and associated wetlands and, where appropriate, protect, maintain and restore the long-term environmental, economic, and social values diversity and benefits of Oregon's estuaries. The Council concludes that this goal applies to coastal areas and, therefore, is not applicable. • Coastal Shorelands: Goal 17. requires conservation, protection, and, where appropriate, restoration of coastal shorelands. The Council concluders that this goal is. not applicable, as no coastal shorelands are involved in this application. Beaches and Dunes: Goal 18 requires conservation, protection, and, where appropriate, restoration of coastal beaches and dunes. The Council concludes that this goal is not applicable, as no beaches and dunes are involved in this application. Ocean Resources: Goal 19 requires conservation of the long-term values, benefits, and natural resources of the nearshore ocean and the continental shelf. The Council concludes that this goal is not applicable, as there are no ocean resources involved in this application. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES General Policies: Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the City Council must find: a) The change is consistent with applicable plan policies; and b) A change of physical circumstances has occurred since the original designation, or c) A mistake was made in the original land use designation. The Council has already concluded that this proposal is consistent with statewide planning goals as addressed above under `Statewide Goals' and that the proposal will confirm to all applicable Tigard plan policies and development code provisions for the reasons set forth below. The Council also concludes that the proposal conforms with the applicable portions of the Metro "Urban Growth Management Functional Plan" that was approved for adoption on October 24, 1996, by the Metro Council. In so concluding, the Council notes that the Metro "Growth Concept" map associated with the Functional Plan indicates this area as a "Regional Center". Since the subject parcel is located within the Washington Square Regional Center boundary, this proposed increase in density will meet the intent of the Metro Functional Plan. In addition, this parcel is designated for 50-units per acre, mixed-use residential density development under the Washington Square Regional Center Plan. The Council further finds that the proposal meets subsection b of Implementation Strategy #2: "A change of physical circumstances has occurred since the original designation." The adoption of the Washington Square Regional Center Plan and the public facility and service changes implicated thereby represent a physical change of circumstance and, once implemented, will change the potential for development within this area. The Council concludes that this policy is met. Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The Council finds as follows: The Planning Commission and City Council hearings were legally advertised. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 6 • • • Notice of these hearings were sent to property owners located within 500 feet of the subject parcel (refer to Exhibit A). The applicant held a neighborhood meeting prior to submitting their application (refer to Exhibits B and C). For the foregoing reasons, the Council concludes that this policy is met. Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. The Council concludes that this policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule requires that the City maintain sufficient residential buildable land to provide the opportunity for at least 50% of new units to be attached single family or multi- family housing and to provide for an overall density of ten units per acre. The Council finds that the City is currently in compliance with this rule. The Council finds as follow: The applicant is proposing an upzoning from R-12 to R-40 which will increase the potential for more housing units in the City than currently exists. According to the applicant's narrative, with which the Council agrees, Tigard is one of the least affordable cities in the Portland metropolitan area, and one of the most imbalanced from a jobs-housing perspective. Furthermore, the Council finds the applicant will require future tenants to demonstrate that their income level is at or below 50% of median income, and therefore they are in need of affordable housing. The Council concludes that this project will make more housing units available and more units available to low-income individuals in Tigard than currently exists. By creating more affordable housing in the City, the applicant is meeting the intent of this plan policy. For the foregoing reasons, the Council concludes that this policy is met. Public Facilities and Services: Policy 7.1.2 requires that a pre-condition to development that: a. Development coincide with the availability of adequate service capacity including: 1. Public Water; The Council believes the staff report to the effect that the site accesses public water from Tualatin Valley Water District. 2. Public Sewer shall be required for new development within the City unless , the property owner involved is 300 feet from a sewer line and Washington County Health Department approval for a private disposal system is obtained; and The Council believes the staff report to the effect that the site can access sewer via a line located in SW Hall Boulevard. 3. Storm Drainage; The Council finds that the storm drainage facilities will be reviewed as part of the site development review application. b. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed development; and The Council finds that adequate facilities will be one of the review criteria of a site development review application. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 7 • • • 2. Designed to City standards. The Council finds that, as part of the site development review process, the applicant will be required to demonstrate that facilities are designed to City standards. For the foregoing reasons, the Council concludes that this policy is met. Transportation: Policy 8.1.1 requires the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The Council finds as follows: SW Hall Boulevard is an ODOT facility. ODOT provided comments on this application (Exhibit J). ODOT indicated it had no objection to the proposed comprehensive plan amendment, zone change, and variance, while noting that that agency had specific requirements as far as improvements that will affect SW Hall Boulevard. The Council concludes that these comments regarding conditions of approval are more applicable during the Site Development Review process than the comprehensive plan amendment, zone change, and variance application process. For the foregoing reasons, the Council concludes that this policy is met. Transit: Policy 8.2.2: The city shall encourage the expansion and use of public transit by: a. Locating Land Intensive Uses In Close Proximity To Transitways; The Council finds as follows: This application is located in close proximity to transitways. , Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from the subject parcel. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. A major transit center is located on SW Commercial Street in downtown Tigard, which is less than one mile from the site. In addition, a request for comments was sent to Tri-Met, which had no objections to the proposal (refer to Exhibit K). For the foregoing reasons; the Council concludes that this policy is met. b. Incorporating Provisions Into The Community Development Code Which Require Development Proposals To Provide Transit Facilities; And The existing development code addresses the provision of transit facilities. For the foregoing reasons, the Council concludes that this policy is met. c. Supporting Efforts By Tri-Met And Other Groups To Provide For The Needs Of The Transit Disadvantaged. The Council finds that many of the residents in the proposed project will be transportation disadvantaged and providing housing near public transit meets this policy. For the foregoing reasons, the Council concludes that this policy is met. Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. The Council concludes that the Washington Square Regional Center FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 8 • • Plan will encourage reduction in energy consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit. According to the applicant's representative, Sheila Greenlaw-Fink, 'The applicant intends to apply for any and all grants and tax credits for weatherization measures which go beyond code requirements. Additionally, conservation training is provided for residents throughout the year, focusing on water and electrical consumption and recycling of household waste." For the foregoing reasons, the Council concludes that this policy is met. Locational Criteria: Policy 12.1.3: The city shall provide for housing densities in accordance with: - a. ' Applicable Plan Policies; The Council finds that the proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James • Apartments, is located adjacent to the subject parcel. b. Applicable Locational Criteria; 1. Medium-High Density and High Density Residential A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; The Council finds as follows: The proposed project is in an area already planned and zoned for medium density residential development (R-12). A major apartment complex, St. James Apartments, is located adjacent to the subject parcel. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; The Council finds as follows: Existing development code has buffering standards. None of the adjacent parcels are zoned for single-family (R-4.5) residential development. (3) Areas which have direct access from a major collector or arterial street; The Council finds the proposed project has direct access to SW Hall Boulevard, an arterial street. (4) Areas which are not subject to development limitations; The Council finds as follows: The subject property is not subject to development limitations, such as wetlands, steep slopes, poor soils, or flood hazards. No delineated wetlands are located on the subject site, and the property is not located within the 100-year floodplain. (5) Areas where the existing facilities have the capacity for additional development; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 9 • • development. The applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. • (6) Areas within one-quarter mile of public transit; The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers; and _ The Council finds that the subject site is located in close proximity to neighborhood shopping on SW Hall Boulevard and to shopping centers on Highway 99W. (8) Areas adjacent to either private or public permanent open space. The Council finds that Metzger Park is located within 3/4 of a mile away from Metzger Park. The Washington Square Regional Center Plan includes the creation of open space around the wetlands, approximately one mile to the north of the subject site. The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. B. The following factors will be determinants of the density ranges allowed in the medium-high and high density planned areas should the City adopt more than one high density zone: (1) The topography and natural features of the area and the degree of possible buffering from established low density residential areas; The Council finds that the site is flat and should provide adequate buffering; however, the buffering requirement will be covered in detail during the site development review process. (2) The capacity of the services; According to the applicant's preliminary review, which the Council believes, the existing sewer, water, storm water and transportation facilities have additional capacity for development. The Council further finds that the applicant will provide a detailed analysis of the impact of the proposed on facilities, as part of the site development review application. The Council finds that requests for comments were sent to service providers and no objections were raised. (3) The distance from public transit; and The Council finds as follows: Bus line #43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 10 • • • (4) The relationship of the site to existing neighborhood and general commercial centers and office and business centers. • The Council finds that the subject site is located within one mile from a variety of commercial and office centers (SW Hall Boulevard, SW Pacific Highway, SW Locust Street, SW Greenburg Road, SW Cascade Avenue, and SW Nimbus Drive). The Council concludes in weighing the above factors that the proposed medium-high residential plan designation and the proposed R-40 zoning designation are supported by the positive evaluation of the same set forth above. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Procedures for Decision-Making: Quasi-Judicial Comprehensive Plan Amendments, Zone Changes,. and Variances: . Chapter 18.390.060 establishes procedures for consideration of legislative and quasi-judicial changes to the provisions of the Comprehensive Plan, .implementing ordinances and maps. Section 18.30.390(G) lists the factors upon which the Planning Commission and City Council shall base their decisions. The factors and Council findings are as follows: 18.370.010 Variances. C. Approval process and standards. 2. The Director shall approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: • a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; With respect to Variances 1&2, the Council finds as follows: The current setback standard for sideyard setbacks is 35 feet and the applicant requests the setbacks for the north and south sideyard be reduced to 10 feet. The proposed setback of 10 feet at the north abuts a 35-foot bermed and landscaped strip, which then abuts an access road to the apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area since it faces the courtyard of the proposed development. In addition, the applicant will be required to meet standards for providing a buffer as part of the site development review application. The Council concludes as follows: When the Washington Square Regional Center plan is eventually implemented, there will be no required setbacks for the sideyards and rear yards. Because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 11 • • With respect to Variance 3, the Council finds as follows: The setback requirement for the . rear yard is 35 feet. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi-family housing complex. The Council concludes that, under the Washington Square Regional Center plan, there would be no minimum setbacks required and the maximum setback would be 20 feet in the front and zero in the back. Again, because of the forthcoming changes to the setbacks, there is no material detriment to the purposes of the City's Development Code or to other policies and standards, which have been discussed elsewhere in these findings, nor to properties in the Regional Center area or the vicinity of the subject site Variance 4-The code requirement of the applicant for parking is 46 spaces and the applicant requests that amount to be reduced to 31 spaces. According to the applicant's narrative, which the Council believes, the proposed parking count of 31 rather than 46 spaces is a benefit to adjacent properties and the area since less impervious surface will be developed. According to the applicant's traffic study which the Council believes (refer to Exhibit L), low-income housing projects require fewer parking spaces than typical multi- family housing projects. The planning staff had recommended that a condition of approval for the variance is that the applicant, as part of the tenant lease agreement, restrict each tenant to one car. The City Planning Commission amended the proposed condition to limit each unit to one parking space instead of limiting one space to each tenant, and the Council concludes, as did the staff with the Planning Commission, that this revised condition meets the need to assure that sufficient parking is available. If more parking is required, as evidenced by excessive on-street parking or neighborhood congestion then the applicant will be required to furnish staff with a lease showing where secure space for added parking is provided. The applicant has agreed to the limit of one car per apartment unit. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography, or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; • With respect to Variances 1,2,&3, the Council finds as follows: The setback requirements for the R-40 zone of 35 feet at the north, south, and west are sufficiently restrictive to render development of the site in a manner to meet the Regional Center Plan unfeasible. One reason for the 35 foot setback is to protect single-family homes; however, all parcels adjacent to this site are zoned R-12, a multi-family zone, and the surrounding uses are apartments, a wide driveway, and one single-family rental house. The setbacks proposed of 10 foot side yard and 20 foot front and rear yards produce a buildable site area of 26,500 feet while the current setbacks would yield a buildable area of only 15,000 square feet. The current setback would also prohibit the applicant to include amenities such as, open spaces or a courtyard on this site, which would make it a quality development. The applicant also contends that, under the current R-12 zone, a minimum of 9 units per acre would have to be constructed because of the new requirement that new development must be built at 80% of the minimum density standard. The eventual implementation of the Washington Square Regional Center represents a special circumstance because the applicant would not have to build 35-foot setbacks. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 12 • • With respect to Variance 4, the Council finds that the applicant's traffic study (refer to Exhibit L) demonstrates that affordable housing projects, such as this one, do not require as much parking as typical multi-family housing projects. In this case, the Council concludes that the parking lot would be underutilized if the applicant were required to construct the required number of parking spaces. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; With respect to Variances 1,2,&3, the Council finds as follows: The proposed use is permitted in the R-40 zone. The variance will not result in a higher density housing development than could otherwise be permitted, but would allow a better designed project than could be constructed under the current standards for setbacks. With respect to Variance 4, the Council finds as follows: it would be extremely difficult for the applicant to create a viable project that meets the minimum density requirements and the parking requirements without constructing a three-story building, or constructing underground parking. Building a three-story building and/or underground parking would be extremely cost prohibitive for this site, and would defeat the applicant's original purpose of building an affordable housing project. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; With respect to Variances 1,2,&3, the Council finds as follows: The development of the site with the proposed setbacks would not create conditions worse than if developed with the required setbacks. The amount of land disturbance, trees removed, or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. With respect to Variance 4, the Council finds as follows: The proposed site plan, with fewer parking spaces, will have less paved area creating less water run-off, less traffic, and a more attractive site. e. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship; The Council finds as follows: The hardship is imposed by the requirement to meet setback standards that were put in place to protect and buffer single-family detached homes from higher density apartments. Not only is that not the case in this location, but the City has adopted a plan that would eliminate the restrictive setback requirements on this property, once the plan is fully implemented. With respect to Variances 1,2,&3, the Council finds as follows: The hardship is imposed by the relatively small site and the restrictions placed on the applicant who is using government funding for the project. Small sites are normally developed with fewer units. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 13 • Under the Washington Square Regional Center Plan design standards, the applicant would not have to apply for a variance on the setbacks. With respect to Variance 4. the Council finds as follows: Since the project will be an affordable housing project, the Council believes the applicant does not need to construct the number of parking spaces as required under the current standards. They indicate that the combination of requirements of minimum density, parking and height restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. 18.380.030 QUASI-JUDICIAL AMENDMENTS AND PROCEDURES TO THIS TITLE AND MAP A. Quasi-judicial amendments: 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 D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications which do not involve comprehensive plan amendments; The Council concludes that it will decide this application, because it is combined with a comprehensive plan amendment. 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan amendment and; This application involves a comprehensive plan amendment, which the Council concludes it will decide as part of these combined proceedings. 3. The Commission shall make a recommendation to the Council on a zone change application, which also involves a concurrent application for a comprehensive plan amendment. The Council shall decide the applications on the record as provided by Section 18.390; 4. The Council concludes that this application involves a zone change, as well as a comprehensive plan amendment, and will be determined by the City Council as a part of these combined proceedings. C. Conditions of approval: A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by 18.390.050. The Council concludes that it will approve this application with conditions and that this overall standard has been met. D. 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: 18.390.060 TYPE IV PROCEDURE FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 14 • • • This land use action involves quasi-judicial amendments therefore, as per Type IV procedures two hearings, one before the Planning Commission and one before the City Council were held. Notice of the hearings was given to property owners within 500 feet, as well as to affected government agencies. G. Decision-Making Considerations: The recommendation by the Commission and the decision by the Council shall be based on the following factors: 5. The Statewide Planning Goals and Guidelines adopted under the Oregon Revised Statutes Chapter 197; These standards are addressed in Section II under 'Statewide Goals' in this staff report. The Council concludes that this standard has been met. 6. Any federal or state statutes or regulations found applicable; The State's Transportation Planning Rule is addressed in `Statewide Goals' in the Goal 12, which is the Transportation Goal. The Council concludes that this standard has been met. 7. Any applicable METRO regulations; The Council finds as follows: In 1996, the Functional Plan designated the Washington Square Mall and the area around it as a regional center; an area of intense commercial, office, retail, and residential -development. Under the 2040 plan, Tigard is required to demonstrate how it can comply with the concepts demonstrated under the 2040 plan. This proposed comprehensive plan amendment and rezone will create the potential for higher density residential development than is currently allowed. The Washington Square Regional Center Plan envisions this area to have higher density residential development and Metro supported the adoption of the Washington Square Regional Center Plan. According to Metro staff, "[t]his proposal is consistent with Metro's Affordable Housing Technical Advisory Committee's recommendation to Metro Council...[I]t also supports the 2040 Growth Concept generally and the City of Tigard's Regional Center Plan specifically (refer to Exhibit M)". The Council concurs with this analysis and concludes that this standard has been met. 8. Any applicable comprehensive plan policies; and These standards are addressed under 'Compliance with Plan Policies' above. The Council concludes that this standard has been met. 9. Any applicable provisions of the City's implementing ordinances. The implementing ordinances are contained in the Tigard Community Development Code, which are addressed in this section of the staff report. The Council concludes that this standard has been met. As each of the standards set forth above have been met, the Council concludes that these factors have been met. FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 15 • • • Miscellaneous The Council finds as follows: Staff received two letters (Exhibits N and 0) from a Metzger resident, Trudy Knowles, raising concerns with this application. She raises a number of concerns regarding environmental impacts of this application. As previously mentioned, no delineated wetlands exist on this site and it is not located within the boundary of the 100-year floodplain. During site development review, the applicant will be required to address issues of tree mitigation, buffering, traffic impacts, and landscaping. The Council believes the response to Ms. Knowles' letters prepared by the testimony and correspondence of Ed Murphy, a professional planning consultant. Overall Conclusion The Council concludes that the applicant has met all applicable statewide goals, comprehensive plan policies, Metro Functional Plan, and development codes and, therefore approves the proposed comprehensive plan amendment, zone change. With respect to the applications for variances, the Council approves the same with conditions. The condition of approval relates solely to the variance from the parking requirements and is that each tenant would be allocated one parking space, or the applicant would give staff a copy of a lease for overflow parking for this project. EXHIBITS: EXHIBIT A: Map of parcels where notice was sent of application EXHIBIT B: Letter from Sheila Greenlaw-Fink dated July 26, 2000 EXHIBIT C: Affidavit of mailing EXHIBIT D: Request for comments from Oregon Division of State Lands EXHIBIT E: Request for comments from USA EXHIBIT F: Request for comments from Tigard Police Department EXHIBIT G: Request for comments from Tigard Water Department EXHIBIT H: Request for comments from Oregon Public Utilities Commission EXHIBIT I: Letter from the Tigard-Tualatin School District EXHIBIT J: Letter from ODOT dated September 1, 2000 EXHIBIT K: Request for Comments from Tri-Met EXHIBIT L: Applicant's parking study EXHIBIT M: Request for comments from Metro EXHIBIT N: Letter from Trudy Knowles dated August 28, 2000 EXHIBIT 0: Letter from Trudy Knowles dated September 1, 2000 EXHIBIT P: Letter from Thomas J. Murphy dated August 31, 2000 EXHIBIT Q: Applicant's narrative EXHIBIT R Additional exhibits submitted by applicants at the September 18th Planning. Commission Hearing EXHIBIT S Draft planning commission minutes EXHIBIT T Letter from Ed Sullivan, dated September 21, 2000 EXHIBIT U Letter from Pietro Ferrari, dated September 19, 2000 FINDINGS AND CONCLUSIONS File Nos. CPA 2000-00002; ZON 2000-00001; and VAR 2000-000014, 000017, 000018,and 000019 Page 16 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ' EXHIBIT 2 : . Comprehensive Mediunli Densi Residential Plan Designations �/ J ► . • Legend Comprehensive Plan Boundaries 1 • • r Medium-High Density Resident'. \ Note: The subject taxlot 1 S135 04600, 400 are indicated with a bold crosshatch. • 0 /4'4 . • c...? • N • N 1 Low Density 0 50 100 150 200 Feet Gene -I Cornmer(ial Resi dentiai r 150 feet 4 \.. ' ..,:it..:111 City of Tigard Profession.. Commerc'al - mime r en this map Is far general!cretin"'only end• should be verified with the Developnert Services Division 13125 SW Hall Blvd . _ Tlgerd,OR 97223 503) i n-. nnl nn,drlge dOr.u9.._...,nn .. . I CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM EXHIBIT 3 : New Zoning with the Adoption of the Proposed Ordinance l R 1 Legend Zo ning nin Boundari=. Z r • R-4 0 Note: The subject taxlots, \ \�\ 1S135DA04600, 4700 a are indicated with bold crosshatch. N 0 50' , 100 150 200 Feat - 1".150 feet iiiik R ..;11. 1)11, City of Tigard Ink:motion on this map Is fir general location or ly and 13125 SW Hall Blvd Tigard,OR gr223 stlould i oes Division. be verifed with the Development Servl .._ r�nNww igardorus(533)6354171 r.,,,rw inih rT1tw rn nn w,n+ a 4,4 . i EXHIBIT • •ED SULLIVAN ROBIN BOYCE 222 SW COLUMBIA, #1400 2627 NE MARTIN LUTHER KING BLVD PORTLAND, OR 97201 PORTLAND, OR 97214 PAUL BROSSIA MARGARET NELSON 11260 SW HALL BLVD 8134 SW ASHFORD TIGARD, OR 97223 TIGARD, OR 97224 ED MURHPY ANGEL GRIFFIN 9875 SW MURDOCK 5609 SE 66TH TIGARD, OR 97224 PORTLAND, OR 97206 BRIAN CARLETON SHEILA FINK CA(08 •322 NW 8TH CPAH C. 0- PORTLAND, OR 97209 PO BOX 23206 C,)t�.r4e)e TIGARD, OR 97281-3206 CAHN TRUST TRUDY KNOWLES 5795 SW CRANBERRY CT PO BOX 230275 BEAVERTON, OR 97007 TIGARD, OR 97281 PIETRO FERRORI NEIGHBORHOOD PARTNERSHIP FUND 1020 SW TAYLOR, SUITE 680 PORTLAND, OR 97205 k • th.�hrt- 3Q'+lam C-7) n SPRUCE ST — , S w Q THORN ST r F- rn ao 2 377 co r 0 FAFFLE • 1 gli t .. NOTICE6F PROPOSED AMITDMENT This form must be received by DLCD at least 45 days prior to the final hearing ORS 197.610 and OAR Chapter 660, Division 18 See reverse side for submittal requirements Jurisdiction City of Tigard Date of Final Hearing September 26, 2000 Local File#'s: CPA 2000-00002/ZON 2000-00002NAR 2000-00014 Has this proposal been previously submitted to DLCD?_Yes X No Date Comprehensive Plan Text Amendment X Comprehensive Plan Map Amendment Land Use Regulation Amendment X_Zoning Map Amendment New Land Use Regulation _ Plan Map/Water Resources Map Briefly summarize the proposal. Do not use technical terms. Do not write "See Attached." The applicant is proposing to change the comprehensive plan map and zoning map from Medium Density Residential (R 12) to Medium-High Density Residential (R-40) to construct a 26-unit multi-family complex. This land use application will not meet the 45 day requirement; however, the City believes the applicant has met the standard for "emergency circumstance as per ORS 197.610(2). The emergency circumstance cited by the applicant is the probably loss of HUD funding for its proposed affordable housing project unless the City acts by early October. The City is forwarding a letter to DLCD detailing the reasons for proceeding with the application, even though the 45 day DLCD notice standard will not be met. Plan Map Change From Medium Density Residential to Medium-High Density Residential Zone Map Change From R-12 to R-40 Location: Hall Boulevard, northwest of Pfaffle and south of Spruce Street Acres Involved: .11 acres and .73 acres. Specified change in Density: Current Density 12 units/acre Proposed Density 40 units/acre_ Applicable Goals: 1-19 Is an Exception proposed?_Yes_ No Affected State or Federal Agencies, Local Governments or Special Districts: Oregon Department of Transportation,Metro Washington County Local Contact: Laurie Nicholson,Associate Planner Phone: (503) 639-4171x336 Address: 11159 and 11165 SW Hall Boulevard DLCD File # Date Rec'd # Days Notice • • SUBMITTAL REQUIREMENTS ORS 197.610 and OAR Chapter 660, Division 18 1. Send this Form and Two (2) Copies of the Proposed Amendment to: Department of Land Conservation and Development 1175 Court Street, N.E. Salem, Oregon 97310-0590 COPY TO: Metro Land Use & Planning 600 NE Grand Avenue Portland, OR 97232-2736 ODOT- Region 1, District 2-A Jane Estes, Permit Specialist 5440 SW Westgate Drive, Suite 3 Portland, OR 97221-2414 2. Unless exempt by ORS 197.610 (2), proposed amendments must be received at the Salem DLCD office at least 45 days before the final hearing on the proposal. 3. Submittal of proposed amendments shall include the text of the amendment and any other information the local government believes is necessary to advise DLCD 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. 4. Submittal of proposed "map" amendments must include a map of the affected area showing existing and proposed plan and zone designations. The map should be on 8 1/2 by 11 inch paper. A legal description, tax account number, address or general description is not adequate. 5. Submittal of proposed amendments which involve a goal exception must include the proposed language of the exception. If you need more copies of this form, copy it on green paper or call the DLCD office at 503-373-0050. r . • III • • • _ _____ _ 1 ____ SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Received by(Please Print Clearly) ,rya f De'-ery item 4 if Restricted Delivery is desired. , , , • • • Print your name and address on the reverse so that we can return the card to you. C ignature • Attach this card to the back of the mailpiece, Agent or on the front if space permits. OJT I--'- .t: ' n Addressee D: Is delivery address different a m ite ® ❑Yes 1. Article Addressed to: If YES,enter delivery address belo . ❑ No ''.--oce /./04-----7. . }LCD 6 E `ALEM, OR 97310-0590 3. ...SeeeerviceType SJ Certified Mail ❑ Express Mail /a Registered ❑ Return Receipt for Merchandise r ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number(Copy from service label) z c, V g3 a PS Form 3811,July 1999 Domestic Return Receipt 102595-99-M-1789 ■ - J Z 224 832 716 US Postal Service Receipt for Certified Mail No Insurance Coverage Provided. • Do not use for International Mail(See reverse) Sent to D L C D Street&Number /173- Cot'r'74 St. Alt Post Office 1'`&ZIP &1 1. r �e' cj731p-Os1a 9) Postage $ 3-.� IL, 0 Certified Fee Special Delivery Fee —55--.\\ Restricted Delivery Fee ; / G' y 1 Lo rn Return Receipt Showing illa Whom&Date Delive a 1 n Return Receipt Showing. 11./VIMFAI ' < Date,&Addressee's Ad..M6 0 TOTAL Postage&Fees • S. M Postmark or Date E • `o LL v7 . a • • TICE OF ADOPTIAPN This form must be mailed to DLCD not later than 5 working days after adoption ORS 197.615 and OAR Chapter 660, Division 18 See reverse side for submittal requirements Jurisdiction City of Tigard Local File # CPA 2000-00002/ZON 2000-00001NAR 2000-00014NAR 2000-00017NAR 2000- 00018NAR 2000-00019 Date of Adoption September 26, 2000 Date Mailed September 27, 2000. Date the Proposed Notice was mailed to DLCD and Metro August 24, 2000 Comprehensive Plan Text Amendment X Comprehensive Plan Map Amendment Land Use Regulation Amendment X Zoning Map Amendment New Land Use Regulation Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached." The adopted amendment would change the comprehensive plan map for the subject parcels: 1S135DA tax lots 4700 and 4600 from medium density residential to medium-high density residential and the zoning from R-12 to R-40 to construct a 26-unit apartment complex. Describe how the adopted amendment differs from the proposed amendment. If it is the same, write "Same." If you did not give notice of the proposed amendment, write "N/A." SAME Plan Map Change FromMEDIUM DENSITY RESIDENTIAL to MEDIUM-HIGH DENSITY RESIDENTIAL Zone Map Change From R-12 to R-40 Location: 11159 AND 11165 SW Hall Boulevard Acres Involved .11 and .73 Specify Density: Previous Density 12 units per acre New Density 40 units per acre Applicable Goals: 1-19 Was an Exception adopted?_Yes X No DLCD File # DLCD Appeal Deadline • Did DLCD receive a Notice of Proposed Amendment 45 days prior to the final hearing? Yes X No The Statewide Planning Goals do not apply X Emergency Circumstances Required Expedited Review Affected State or Federal Agencies, Local Governments or Special Districts Oregon Department of Transportation, Metro, Washington County Local Contact: Laurie Nicholson Phone: (503) 639-4171 Address: 13125 SW Hall Boulevard Tigard, OR 97223 SUBMITTAL REQUIREMENTS ORS 197.615 and OAR Chapter 660, Division 18 1. Send this Form and Two (2) Copies of the Adopted Amendment to: Department of Land Conservation and Development 635 Capitol Street NE, Suite 150 Salem, Oregon 97301-2540 COPY TO: Metro Land Use & Planning ODOT- Region 1, District 2-A 600 NE Grand Avenue Jane Estes, Permit Specialist Portland, OR 97232-2736 5440 SW Westgate Drive, Suite 3 Portland, OR 97221-2414 2. Submit Two (2) copies of adopted material, if copies are bound, please submit two (2) complete copies of documents and maps. 3. 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 be extended if you do not submit this Notice of Adoption within five (5) working days of the final decision. Appeals to LUBA may be filed within 21 days of the date Notice of Adoption is sent to DLCD. 6. In addition to sending Notice of Adoption to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision. r • ,.r r SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Re.eived by(T - :. Date of Delivery item 4 if Restricted Delivery is desired. • Print your name and address on the reverse �is so that we can return the card to you. �g��'4. ❑Agent • Attach this card to the back of the mailpiece, X G or on the front if space permits. ❑Addressee D. Is.e'wv�.ress different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑No DEPT. OF LAND CONSERVATIO1 AND DEVELOPMENT 635 CAPITOL ST. NE, SUITE - 150 3. Service Type SALEM, OR 97301-2540 CICertified Mail ❑ Express Mail ❑Registered ❑Return Receipt for Merchandise ❑ Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number(Copy from service label) Z 224 832. 717 PS Form 3811,July 1999 Domestic Return Receipt 102595-99-M-1789 Z 0 zA 2 717 • US Postal S to J Receip, i Cg tifie it- No Insurancieoverage Proviii =-) Do not use for mati_ a—��e reverse) Sent to P DLCD rFh.G�.,- �' p S t r y U CAPITOL T NE, STE 15 Z Post Office,State,&ZIP Code 04 SALEM, OR 97301-2540 O Postage $ Li, aJD W ( � t's7 Certified Fee -L V py lJ W Special Delivery Fee Restricted Delivery Fee Ln _ ° Return Receipt Showing to ` ^ S Whom&Date Delivered vt a Return Receipt Showing to Whom, ct Date,&Addressee's Address 0 TOTAL Postage&Fees $ C q 3 el Postmark or Date �(/ E 0 a co a • • A City of Tigard,Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington )ss. City of Tigard ) I, Jerree L. Gaynor, being first duly sworn/affirm, on oath depose and say: that I am a Confidential Executive Assistant for The City of Tigard, Oregon. M That I served NOTICE OF (AMENDED ) PUBLIC HEARING FOR: CPA 2000-00002/ZON 2000-00001NAR 2000-00014 (Check box above,if applicable) {check appropriate box below) (Enter Public Hearing Date above) ❑ City of Tigard Planning Director Tigard Planning Commission ❑ Tigard Hearings Officer Tigard City Council That I served NOTICE OF (AMENDED ) DECISION FOR: (Check box above,if applicable) City of Tigard Planning Director That I served NOTICE OF (AMENDED ) FINAL ORDER FOR: (Check box above,if applicable) {check appropriate box below} ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 24th day of August, 2000, and deposited in the United States Mail on the 24th day of August, 2000, postage prepaid. AI A A —1, _Il_I . Prep e'd Notice Subscribed and sworn/affirmed before me on the 3o day of ,'192.Z90 sue:, OFFICIAL SEAL ='z , SHERMAN S.CASPER NOTARY PUBLIC OF OREGON NOTARY PUBUCOREGON My Commission Expires: COMMISSION N0.323409 Y P MY COMMISSION EXPIRES MAY 13,2003 I � ; NOTICE TO MORTGAGEE,LIENHOLDERDOR OR SELLER: • THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. ,L CITY OF TIGARD Community Development Shaping A Better Community CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, SEPTEMBER 18, 2000 AT 7:30 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, SEPTEMBER 26, 2000 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC ON THE FOLLOWING APPLICATION: FILE NOS.: CPA 2000-00002/ZON 2000-00001NAR 2000-00014 FILE TITLE: VILLAGE AT WASHINGTON SQUARE APPLICANT: Community Partners for Affordable Housing OWNER: Cahn Trust P.O. Box 23206 5795 SW Cranberry Ct. Tigard, OR 97223 Beaverton, OR 97007 REQUEST: The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive plan map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40). The applicant is also requesting a variance to allow the following changes: change setbacks on north and south sideyards from 35 feet to 10 feet; the rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW Hall Blvd. ZONE: R-12 APPLICABLE Statewide Planning Goals 1-19, Metro Functional Plan, Community Development Code REVIEW CRITERIA: Chapters 18.370, 18.380, 18.390, Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2(a&b), 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 . THE COMMISSION'S REVIEW IS FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THIS REQUEST. THE CITY COUNCIL WILL ALSO CONDUCT A HEARING ON THIS REQUEST PRIOR TO MAKING A DECISION ON THIS REQUEST. • THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURES ADOPTED BY THE TIGARD PLANNING COMMISSION AND/OR 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. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. 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. CPA 2000-00002/ZON 2000-00001NAR 2000-00014 Village at Washington Square LAND USE PROPOSAL IF A PERSON SUBMITS EVIDENCE •UPPORT TO THE APPLICATION LESS,AN SEVEN (7) DAYS PRIOR TO THE PUBLIC HEARING, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE PLANNING COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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 (250 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(250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER LAURIE NICHOLSON AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. i THORNS _ - T- r r I, ' STEVE • CO 111 mumallit o .■ AFFLE 1111111. 1.1111141k6 im„, NIL 1111■ NI CPA 2000-00002/ZON 2000-00001NAR 2000-00014 Village at Washington Square LAND USE PROPOSAL • Exxrsrr_ 1 S 135DA-05100 1 S 135DA-04600 • 2000-014 PARTITION PLAT CAHN MARVIN S&MAJORIE P TRS OWNERS OF LOTS 2-3 5795 SW CRANBERRY CT 2993 N CANYON RD BEAVERTON,OR 97007 PROVO,UT 84604 1S135DA-02202 1S13 DA-04700 ALANDER BONNIE R/NORMAN E CAHN • 4 IN S&MAJORIE P TRS PO BOX 2619 5795 S • . ' •NBERRY CT WHITE CITY,OR 97503 BEA ERTO , •R 97007 1 S 135DA-0220 1 S 136CB-01000 ALA E ONNIE R/NORMAN E COWLEY TRUMAN G ESTATE OF PO B 619 4626 VIRO RD W E CI ,OR 97503 LACANADA,CA 91011 1 S 136CB-00890 1 S 135DA-00500 BECKHAM PAUL D AND DEBORAH R GRAHAM DON G AND 8485 SW PFAFFLE BROSSIA PAUL F TIGARD,OR 97223 11260 SW HALL BLVD TIGARD,OR 97223 1 S 135DA-00400 1 S 136CB-00700 BERGMANN KENNETH&DONNA GRA ••M D• ' G AND 10726 SW 63RD BROS 0 'AUL F PORTLAND,OR 97219 11260 : ALL BLVD TIG• 'D,OR •7223 1 S 135DA-00300 1 S 136CB-00900 BERGMANN KENNETH L AND GROSHART JAY ROBERT AND DONNA J BETTY R 10726 SW 63RD PLACE 8465 SW PFAFFLE PORTLAND,OR 97219 TIGARD,OR 97223 1 S 135DA-00700 1 S 136CB-04400 BROSSIA PAUL F AND JAPANESE INTERNATIONAL BAPTIST C GRAHAM DON G 8500 SW SPRUCE ST 300 4TH ST TIGARD,OR 97223 LAKE OSWEGO,OR 97034 1 S 135DA-02100 1 S 135DA-02402 BROWN MARGARET ANN JOHNSON LYNNE AND R BLAKE 19065 SW JOHNSON AVE TRUSTEES ALOHA,OR 97006 2445-A MAKIKI HEIGHTS DR HONOLULU,HI 96822 1 S 135DA-019'. 1 S 135DA-02500 BRO ARGARET ANN KAULUWAI CORPORATION 19065 : JOHNSON AVE 2445-A MAKIKI HEIGHTS DRIVE AL• A,O' 97006 HONOLULU,HI 96822 1 S 135DA-0200 1 S 135AD-01600 BROW GARET ANN KAUL ORPORATION 19065 S OHNSON AVE 2445-A IKI HEIGHTS DRIVE ALOH ,OR 7006 HON ULU, 96822 • �S 1 S 135AD-01700 1 S 135AD-01706 • KAUL CORPORATION MOLBERG RUTH E 2445-A KIKI HEIGHTS DRIVE 8850 SW THORN ST HON UL , 1 96822 TIGARD,OR 97223 1 S 135DA-03900 1 S 135AD-04600 KAU A ORPORATION MUNOZ LARRY AVALOS& 2445-A KI HEIGHTS DRIVE BARBARA ANN HON ULU, 96822 8580 SW LUCILLE CT TIGARD,OR 97223 1S135 -0380 1S135DA-00200 KAULUW ORPORATION PECK CHRISTOPHER D& 2445-A A I HEIGHTS DRIVE PECK RHONDA L HON ULU, 96822 11120 SW HALL BLVD TIGARD,OR 97223 1 S 135DA-02400 1 S135DA-00100 KRAMER RICHARD D PECK WALTER D&ELIZABETH M 11035 SW HALL PO BOX 23789 TIGARD,OR 97223 PORTLAND,OR 97223 1S 135DA-03500 1S1 35AD-03700 L N PROPERTIES LLC REDFORD DELPHIA E 11481 SW HALL BLVD STE 100 HAEFFELE LOWELL E&JAMES F TIGARD,OR 97223 15216 NE 144TH PL WOODINVILLE,WA 98072 1 S 135AD-01703 1S 135AD-02500 LANG DOLORES MAE SHERWOOD LARRY D&KATHLEEN L T 10980 SW 89TH 10220 SW GREENBURG RD#225 TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135AD-02300 1 S 135AD-02501 LEE VANCE R SHER D RRY D&KATHLEEN L T 10915 SW HALL BLVD 10220 S ENBURG RD#225 TIGARD,OR 97223 PORT ND,OR 7223 1 S 135DA-02401 1 S 135AD-02502 LEMUS MARIA H SHERWOOD LARRY D/KATHLEEN L TRS 11075 SW HALL BLVD 10432 SW MORATOC DR TIGARD,OR 97223 TUALATIN,OR 97062 1 S 135AD-03200 1 S 135DA-04800 MAZZUCA LOUISE STARLING DAVID W&MARINA A 10000 SW 90TH 2993 N CANYON RD TIGARD,OR 97223 PROVO,UT 84604 1 S 135DA-02801 1S1 350A-04900 MCTAGGART BRENT STARL DAVID W&MARINA A PO BOX 231207 2993 N NYON RD TIGARD,OR 97281 PRO ,U 604 1 S 135DA-05000 • • ST LING AVID W&MARINA A 2993 NYON RD PROV , 84604 1S135AD-04500 SWALL DALE L 8542 SW LUCILLE CT TIGARD,OR 97223 1 S135AD-01702 TOZER DAVID A II LINDA S 8770 SW THORN ST TIGARD,OR 97223 1 S 135AD-01701 WYATT CHRISTOPHER S&ALLISON A 8820 SW THORN ST TIGARD,OR 97223 � \ • , • Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue Tigard, OR 97223 EAST CIT SUBCOMMITTEE Sue Rorman 11250 SW 82"d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 91223 John Snyder 11100 SW 82""Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 91224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 14th Avenue Tigard, OR 91223 Dieter Jacobs 1775 SW Spruce Street Tigard, OR 97223 . ... . .. . • . ..--- ... _, i - . i 1 n lea _ I, • . • II .i4,.-... 6 " • Z' 5' 11-- - .-=' j - • dil ) I tt'2. 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CITY of TIGARD, V° GEOGRAPHIC INFORMATION SYSTEM ��_____2 I -- AREA NOTIFIED ' ■ PRUCE ST I L (500 1) SPRUCE UJ Q Y� - FOR Jill Sherman . r. •11090002300 _ N,3135 59460tti;, — " _, RE: , and Sao I m*51DOno21 r , ; w— IISII35DA, 04100 i oaoo Q_ ° 0) •15150004402; 25AD025,0 •- i,,, 11350003700' uiaeCeoaa00 NNNN . 1E1E50001000; 131ffi5O01700 131E50402400 STEVE Property owner information isle - aaooE:oo :•-; - "' ` is valid for 3 months from ..,t.;,a,.:.. ,.t•:::•-.. >:.r.-,..;.,;.,.,>,, the date printed on this map. /y� °,14reAo*loo ` 131astlao:401 y ?'h 11250 00100 ri t.t.. " ''late 50002402 iiici., -" lsiasoao2soo \ ::::::: ,,, — — 15135040220 I ST ?' aiasmlooaoo , t.. ,:Fagg 1E1300A82200' o' — too 5011 I— — 111a00a02100 W OMp CO P 011048 0,>'- 1E1EBC801008r .,.•t•. E5oa05,; ;iSU59000700... O fir IA 000 0 • 002000,. 0 fo0000IAtO CBtltl300;. e > 151350 02801 131 t ,.900 N \ < :..1EfE50a0E500�4. • 0 100 200 300 400 Feet 1"=294 feet 4h,i____n_______--- c \\I.. . ____ City of Tigard W _ Q Information on this map is for general location only and should be verified with the Development Services Division. W 13125 SW Hall Blvd > Tigard,OR 97223 Q (503)639.4171 '11._ --i__-- http:/Mmw.ci.tigard.or.us Community Development Plot date:Jul 26,2000;C:\magic\MAGIC03.APR COMMUN"'Y NEWSPAPERS, IN Legal P.O. BOX Oily PHONE(503)684-0360 Notice TT REc'DT SEP 0 6 2000 BEAVERTON,OREGON 97075 9 7 2 2 Legal Notice Advertising • City of Tigard/Planning • ❑ Tearsheet Notice 13125 SW Hall Blvd. • • Tigard,Oregon 9 7 2.2 3 • I :.The'following will be considered,by the Tigard Planning Commission • on Monday;;September_18, 2000, at 7:30 P.M., at the Tigard Civic, • Accounts payable • i- Center=.Town Hall;:13125'SW Hall Blvd.;•Tigard,Oregon.Both public g P .,- oral and Written testimony:is invited.The public hearing on this.matter.:.. ■ -will be conducted in accordance with the rules of ORS 227:120;Chapters 18.390 of the Tigard Municipal Code, and rules and.proceduresjof,the•; ' Planning Commission. ,,,, ,.:;. ,:..:• - AFFIDAVIT OF PUBLICATION ` Failure to raise an'issue;in person or by letter at some point prior to the- ' close of the hearing accompanied by statements or evidence sufficient to- STATE OF OREGON, � allow the hearings authority and all the parties to respond on the request; COUNTY OF WASHINGTON, )ss• . ,precludes an appeal, and failure to specify the criterion from the - I, Kathy Snyder Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that,criterion.Further. being first duly sworn, depose and say that I am the Advei information may be obtained from the Planning Division at 13125 SW: Director, or his principal clerk, of the Ti q rc3—Tn a 1 a t! Hall Blvd.,Tigard,Oregon 97223,-or by calling 639,4171. . a newspaper of general circulation as defined in ORS 19` PUBLIC HEARING ITEM: ,ts,f�:,: . ; and 193.020; published at Ti and 2000-0001,41- 7,,:::(;i,., `l i •:'CPA 2000-00002/ZON 2000-00001NAR ' aforesaid county and state; that the -z..ra . Public FIo a ring/CPA 2-0(l—00002 The a licant Community Partners for Affordable�Hosing,is requesting' a printed copy of which is hereto annexed, was published ii PP a comprehensive plan,amendment and-zone change from medium density entire issue of said newspaper for ONE successive residential(R-12)to medium-high residential(R-40)and for a variance to the setbacks for the north and south sideyards,the rearyard setback;and a; consecutive in the following issues: variance to reduce the minimum parking requirement. LOCATION: August 31 , 2000 11159 and 11165 SW Hall. ZONE: R-12. APPLICABLE REVIEW' CRITERIA: Statewide planning goals: 1-19, Metro Functional'Plan, Tigard Comprehensive Plan 1.1.2,2.1.1,6.1.1, 8.1.1;.8.2.2,9,1-.3;12:1.3 Community Development Code Chapters 18.390.060;(Type.IV 1(1 procedure), 18.390.030(plan,amendments) 18.370,!,ariancesl` 4 /�JI\(,/r,, ;riF ;`;�JtIOF;�ST °Y�.. .:,:_. -- Subscribed and sworn to b ore me this 31 st riay 0 f A it g i— "'- '' ���.�CA "". 1 I ��. . _ — -- H ; — -- . ._• • Notary Public for Oreg -S� :' ``�- . 0:, -- :, . My Commission Expires: I 1/4VO3 ,' 2: 1. I .\` �— �—— i AFFIDAVIT I El. ; !' \� N: i . • .-- i ig! i N\ • _ PcAF_ELE i 1 1 , TT9722—Publish August 31,2000. • • FAX TRANSMITTAL CITY O CITY OF TIGARD Community Development Shaping A Better Community DATE: 08/24/00 TO: Sylvia Makinster, Legals Section/Community Newspapers(Fax)620-3433 FROM: Jerree Gaynor, City of Tigard Planning Division (Phone)639-4171 PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL NOTICE SECTION OF TIGARD TIMES NEWSPAPER,THE FOLLOWING: The following will be considered by the TIGARD PLANNING COMMISSION on MONDAY,September 18,2000 at 7:30 PM at the Tigard Civic Center-Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of ORS 227.120, Chapter 18.390 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to allow the hearings authority and all the parties to respond on the request, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 639-4171. PUBLIC HEARING ITEM: CPA 2000-00002/ZON 2000-00001NAR 2000-00014 >VILLAGE AT WASHINGTON SQUARE< The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R-12) to medium-high residential (R-40) and for a variance to the setbacks for the north and south sideyards, the rearyard setback, and a variance to reduce the minimum parking requirement LOCATION: 11159 and 11165 SW Hall ZONE: R-12 APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.2, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.3, 12.1.3 Community Development Code Chapters 18.390.060 (Type IV procedure), 18.390.030 (plan amendments) 18.370(Variances) • THOBNLST = —�-_ I J � co _ Y i STEVE 674 Y _ )c) • 1 • AFFLE TT PUBLISH DATE: AUGUST 31,2000 CPA 2000-00002/CPA 2000-00001NAR 2000-00014 VILLAGE AT WASHINGTON SQUARE PC NEWSPAPER PUBLICATION FAX TRANSMITTAL DATE: 08/24/00 TO: Sylvia Makinster, Legals(fax)620-3433 FROM: Jerree Gaynor, City of Tigard (Ph.)639-4171 PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGAL NOTICE SECTION OF TIGARD TIMES,THE FOLLOWING: The following will be considered by the TIGARD CITY COUNCIL ON TUESDAY,SEPTEMBER 26,2000 AT 7:30 P.M. at the Tigard Civic Center - Town Hall Room, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.390 of the Tigard Municipal Code and any rules and procedures adopted by the Tigard City Council. Failure to raise an issue in person or by letter at some point prior to the close of the hearing on the request accompanied by statements or evidence sufficient to allow the Hearings Authority and all parties to respond on the request, precludes an appeal to the Land Use Board of Appeals based on that issue, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information is available at City Hall and may be obtained from the Community Development Director or City Recorder at the same location, or by calling (503) 639-4171. PUBLIC HEARING ITEM: CPA 2000-00002/ZON 2000-00001NAR 2000-00014 > FILE NAME VILLAGE AT WASHINGTON SQUARE( The applicant, Community Partners for Affordable Housing, is requesting a comprehensive plan amendment and zone change from medium density residential (R-12) to medium-high residential (R-40) and for a variance to the setbacks for the north and south sideyards, the rearyard setback, and a variance to reduce the minimum parking requirement LOCATION: 11159 and 11165 SW Hall ZONE: R-12 APPLICABLE REVIEW CRITERIA: Statewide planning goals: 1-19, Metro Functional Plan, Tigard Comprehensive Plan 1.1.2, 2.1.1, 6.1.1, 8.1.1, 8.2.2, 9.1.3, 12.1.3 Community Development Code Chapters 18.390.060 (Type IV procedure), 18.390.030(plan amendments) 18.370(Variances) -- I ill —74 ; — THORLLSL STEVE • tik PFAFFLE i Ti PUBLISH DATE: SEPTEMBER 1,2000 CPA 2000-00002/ZON 2000-00001NAR 2000-00014 VILLAGE AT WASHINGTON SQUARE CC NEWSPAPER PUBLICATION Mo PO3AL/ NgpAT1VE- COMPREHENSIVE PLAN AMENDMENT ATV TYPE IV APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 PRE-APP. HELD WITH: —a`��'e N '(h o I S o n GENERAL INFORMATION DATE OF PRE-APP.: -1_ t B _p p_ _ C 4 �tas —�� ��, Property Address/Location(s): I t t S 9 c n (.1 l i t C S _ S►-J FOR STAFF USE ONLY I-1c, ti 9l._ cI Tax Map&Tax Lot#(s): 1 5 1 3 5 DA 1-1--1-0 9 4 n d Case No.(s): G o o Other Case No.(s): Site Size(s): e 1 I U n ■ 3 Receipt No.: Application Accepted By: Property Owner/Deed Holder*(s): C 4 h n Tr v 51- Date: Address: S 14 S L.I Cranberry (1- Phone: C2 / -0 1 5 3 City: 13 ect .-e r Zip: o o i -3 S o I Date Determined To Be Complete: Applicant'Comm n .� Parf ners to r• Q�-o� Lble I-I��S „91nC, ,�, s x 3 2 o G P y G - 2 i 2 U Comp Plan/Zone Designation: Address: 0 g o Z hone: 8 City: T g q r d Zip:4 1 2 3 .1 - 3 2 o C When the owner and the applicant are- different people, the CIT Area: applicant must be the purchaser of record or a lessee in possession Rev.11/26/98 i:\curpin\masters\cpa.doc with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ A lication Elements Submitted: The owners of record of the subject property request a Application Form Comprehensive Plan Amendment (if applicable)from: ,_,/ M e d r J m D ta n s.+1 Ref i en4wlto t" J m - 1-1,16 �e n s r+ LYI Owner's Signature/Written Authorization • OR...The applicant requests an amendment to the following sections 2rTitle Transfer Instrument or Deed of the Comprehensive Plan or Community Development Code Cu Site/Plot Plan l (please be specific): (#of copies-based pr - pp check list) Site/Plot Plan (reduced 8'/:"x 11:0 C ❑ Applicant's Statement — of copies based-on pre-app chec _list) • ► 2 Sets of Pre-Addressed/Pre-Stamped , Legal Size Envelopes VFiling Fee $4,015.00 (Map,Text,or Both) • 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: � one C hGnge - I ype II App ---c r nce �- n rear sari se Lc 4--o c' n ¢eel... /ci r . q n �e_ o Side ygrJ Se-{--bca ck5 3 5 .reet +r 10 lee-1- \7c\7cl r i q 'n c e +-c rn i n I m v m a r r eq v a r e.m e n1 t-�- G S pq c es 3 l Spaces APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • Ail of 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, may 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. SIGNATURES of each owner of the subject property. � � ,scG DATED this / 5 day of r4 _a_ __ 15�� .4//aeve‘....„_ Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • • • ZONE CHANGE "f:., TYPE III APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 584-7297 aENER L INFQRMATIQN PRE-APP. HELD WITH: 1----(4‘)r'e 1\I 'ch0 1 s G h DATE OF PRE-APP. 1 - I•g - o n, • '2,0 RI -BOO - ()).- Property Address/Location(s): I I I S 9 ci n J I I 16 5 •.:..,!'r•!'1 ,.1,. :y;a,r!!'�(i?s'i'!�+, :ter' "k�n''i`r,)f r, ?: t'•StJ Flail II Q I.,d� f ti ; • i�'.ai`ifp r �t1 if•r''Fu 'MVP •r, t•I"^;;;t 1}'�1;',,.t( ,�._:;t y� , 'IS:4{V-1: 4.i_41:"r �'i Vi r1 fir!,;r";11}41 fg'+:l,lli6.e;t if':{�k4!!1.48t:v iij: '�;tir'ld:fi,s.1:'r! :1;1!.t.A•P_li�ri,L�':'a 11 1't#1 Of t t S I S D 4-7 p ''.i:i''1'.';9.14`1{{ti5eit 4 1 j} 'fit ,. !, {4iofiu'i�'fpyi"r,02ititr f,7r:s Tax A4ao&Tax Lot#(s): 3 0 4 S a ,f1= Vii:fir of 'Ie '. t 'iGifs;I, ,p,, g41r.fij `-tom •'�:.5 y, ,SV�!!tt•�ni -r, iv rj'�•nl lu'�'•:j:.tgl19;�•C:'^;�k� i',,;:�:.d, t 1`_•oi,f 1r r� 'ei ctR'f �'l:r�,.:S!,':1 1 fi.ik 1s,(•,7;:I7:�� ..�F'f, ��•�'F,r I5 ,. 1 � T {...,�. �, it" �'�!,,d,. �jf•,' ;1 f ,t: /•'�,' 'A';vj'1'Mil•'�t.Fi�1tM,.;jR,t4F.,.,'.,"' $ CI d 7 a.,t } , r i,r..',:.);i<3yy r�,..;';.1..:, ,r;.rsr'. t • „ li" .,.. f. 1,.: 1,p.;.{•'fi q•{,a,r• y 1;1g" SitS I I n •+ ( f i#7:r,;; 1,Y.{r i•:irt?t:�t1 ✓,.:C;tf:L7,•,Kip, dl`' ,11y'; e Size: • 'e {{ •':M."''ii:1 .' .,r6.•;"i.t., ^„- .dJ, ya"t.', to ,'. �;.t ti t �r,'1i4`'!f;t t , Gir�,�r�..�,..�t.j�, �!�!y"!' '�' !Yl'w 1,i $G.,?`1,,•r;fii'i,�:�• I�•t5•d"+`''J- ri,'' !r. !1 J t r.,Y, •,!,�-•, �"R+'"',.�,:.;.�•` �,'r.•c{9.�..'�S'39,4."?�,.:,1,)aF,};1,311•i,P, 1` Property Crwner/Deed Holder(s)•: Cahn Tr v s 'i$':at�,;r,,-;;".'a, t?' ;r'1',:�.'`c-'i,'„ ?l;. , ,y., .,•, r zt.r, •!,i7i, "I 1 f{'vi:,11'i 4°PiSi{' •q{, f:• t. iii b j;•; ,?+Apt , �t, rt 1: i1„4;,,,, t�tt ii xin?t t+, r{'r„ ',l 1. .ii'.,:.,; ' f",a,r>;'.G�'rn.;.(f.�i�,�,;:,) r,,:> !i:•ti. y4i'(-,,r. 5 1 9 5 Ski Cranberry n b rr 0- 6 2 1 - p I S 3 i :f S ',tli ;i,i, ;, �;".V.3"1,' .t, t. i, (f 1rt, '.1a• .. Address: � Phon _ � F'�'f,,.'�'I::�,• , f'� ,, l ,a4 E,. u:. y e' •��,:: {�d!.,,: 1'r a ¢:. i fir .1, ,.# i" de 1:•;1�:,, �: !•1'', ..i�, i1 JL;: fd J S. .'I°;t: St'i f,1i 1!15 17". 7F�i!�',' � .ri=f;�''.l,.Ir�l�'� ?i''}, 4r'".i�,x=�i,� �.'1t.,�',�.�. ,�.. fD1!:',qi�'�.7, a(r {;ji' n( i, W t qt.f 7 t, ti I4 •f e'1 -0!'" !' .t Ci t3 E'q• e r o.n Zi y 0 o I - 3 S 0 I +, ; ¢ ' .G t, �'?I14;1•`�Ir¢;'�`` p'r�ff't. Fiji, t t^ l t,;igi /�p iicant*C0mm./ n .t* P it ners it /iH'or��4ble 14°""1"1. r,i :; 'E t?7[.pd ti;: > a pr " '-p Inc ,1.e,�,�t3,?re•',}:�.'ti,.,.3!. li'lLif(,..In 8,1.f:`.,'1S.':•7., •fi{•P:'rr1 f,'•;m . 232 o6 ' Address:PO Box Phone: 9 6$ _2 72'•{- Ciy': T, 04ri Zip' q -j gi-3206 • *When the owner and the applicant are different people, the applicant REQUIRED SUBMITTAL ELEMENTS nal must be the purchaser of record or a lessee in possession with written (Note: applications will mit be accepted authorizaton from the owner or an agent of the owner with written without the required submittal elements) authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with I a Application Form this application. [] Owner's Signature/Written Authorization ' PRQPOSAL SUMMARY i 0 Title Transfer Instrument or Deed • -' I[] Copy of Pre-Application Conf, Notes The owners of record of the subject property request a Zone Change i Site/Plot Plan Annexation from Washington County to Tigard (#of copies based on pre-app check list) (if applicable) and a Zone Change from Washington 0 Site/Plot Plan(reduced 81/2"x 11-) County to Tigard . '❑ Applicant's Statement 7 one Chan e R 12 +Q (#of copies based on pre-app check list) (provide an/additional information herej U 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Owner List Generated by the City [] Neighborhood Mtg.Affidavits &Notes 0 Filing Fee$1,505.00 (Zoning Map Change) • I_ 1 • 111 IP , p.,______________ -- APPLICANTS: l'To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as P described on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The,hove reauest does not violate any domed rg tricti• s th, ma ■. att. r -d to •r im._•sed ..•n t ' ub' proper=- . • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • AJI of the above statements and the statements in the plot plan,attachments, and exhibits transmitted herewith,are true; and the applicants so actcnowledge that any permit issued, based or. this application, may 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. SIGNATURES of glut owner of the subject property. DATED this / S__day of �i�sJ! ` ,20 b /s 4� .� Owes•=ignatu a Owner's Signature Owners Signature Owner's Signature 2 0 •A VARIANCE • � ' TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: uU "4-^ I'ax DATE OF PRE-APP.: 1 - I - c.c Property Address/Location(s): I '' 5 `i c, 0 J I I I C S r S►..I I-I c, I i U I , cI Tax Map &Tax Lot#(s): I S 1 3 S DA '1- c c. J FOR RSTAFF>USE:ONLY-`-- ;`'_ ;: = '-f-6 c' c 3. Site Size: , 1 • oed 7.3 c:cre ' ,,. Property Owner/Deed Holder(s)*: C 4 h A T r .., s T• ,Case No(s): ,w;, . Address: S 1 y 5 . S I,I ( r r,gbc-rrt(►.Phone: 62. 1 - c s 53 . yOther Case:No (s): City: <- I � Zip: ►-'3 s - „:Receipt=No.:- Applicant`:Cc.rn�,,,:,,ty Pc. - 0Pra t.i Afr.r�ot)I�' 1-Ic. � ,,- Jnc r•, -- Itcatlon Accep ted B Address:P G R c >< 2 3 � � C Phone: 5 C 8 -2 �y� '� APP. .. _P. Y.°: .. City: 1-1( c, r ;i Zip:5 2 g i - 3 -e GC Date: . . *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 owner(s) Date,Determined;To Be,Complete - must sign this application in the space provided on the back of this . , form or submit a written authorization with this application. 'Comp Plan/Zone:Designation PROPOSAL SUMMARY The owners of record of the subject property request permission for a CIT;Area.• is • • Variance to the following provision(s) of the Community Development Code (please circle one only): :Rev.763/99 e\curpin\rnasters\variance.doc i Administrative Variance: $ 545 '.Special Adjustments: •Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS •Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 -- - -Reduction in Existing Development/Transit Improvement $ 545 . - V. .Application Elements Submitted: -Increase in Maximum Parking Ratio - ' $ 545 -Reduction in Bicycle Parking $ 545 ❑ Application Form Alternative Parking Garage Layout $ 545 ❑ Owner's Signature/Written Authorization •Sign Code Adjustment $ 545 •Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed •Wireless Communication Facility Adjustment-Setback from Nearby Residence $ 545 ❑ Site/Plot Plan • Street Improvement Adjustment $ 545 j (#of copies based on pre-app check list) Please state the reason for the Variance request: \/4 r ■ CI n c e ❑ Site/Plot Plan (reduced 8'/?"x 11") -4-0 to I n I m %J In p 4 r h t r y r e.9 v a r e.m e n ❑ Applicant's Statement 4-6 �0 3 I I (#of copies based on pre-app check list) s P4 c e s ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Administrative) $545.00 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Comp . n " merdm en4- Medi ,, Dens , -1-y kes en4-,q1 4-o M Qct m _ 1-1,cph Den y , 7 one Ehance. 12 4-o R V r ; c nc e + 0 reury (Arc' Se +' bcAcLV 35 4--0 2 ee \/urIc► nor4-1. anJ Goo -1-1-) sicde_ S 35 fee -1- -E-o IO ee� • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements"box. - •- II (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this l-C` day of Art ,,i.(Z..0° '6 / 1 /_ AIM Own 's Signa ure Owner's Signature Owner's Signature Owner's Signature 2 • . - 0 • VARIANCE it c., TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION i/ci i I PRE-APP. HELD WITH: n 6x DATE OF PRE-APP.: i - I y - P`roperty Address/Location(s): 11 ' 5 ti c. 0 J I I 1 C S V y 412.Loa)„Oo0 V S i..1 I- I c, 1 1 B I ,. (I Tax Map & Tax Lot# s 1 S 13 s Dn '-J-' t_ . n :. .. P O _ FOR STAFF USE ONLY" >. �; Site Size: . 1 a Ci A 4 ,, 7.3 ci c r e f' ;Y± .4 •aF <. ,F `. Property Owner/Deed Holders : C c, h ..I• r.•:; ,t- -'. s . -. . Ca.m.v9 s. -f: .a� e,:-:m ,4,-,,, ,=°ails� - ) , <.1 ( .. _ - ...,, „ff.:,'z,,,,,i.,:µ..,s��-».? ,,,%=,,, G_;n:Gi-v• 'ft'v :4. _ Address: 7 I �i S .S t.1- ;� : :.�. ,•... --AtI-_.i be-r ► Phone: 6� -1 1'Si s ' ', � •�--°r::..::' _ r r,., r1 c _ _ c � _�,O�ther•'Case'No s ,�.:��,;•, •.�:-°; - ;, ,; =,= City: R t-CI r• :)t c ZIP: 1 I 3S s .: ?r•;f.ac�-,gd°9: ;y.?< .: e:.,.:;y; Receipt No:' Applicant':C�r„e,,,:,,ty Pc, - 1 „et , (�, Api-L,j .ble I-i,.. ., . t. 1n` :a>.,;5; .• Address:P L R c A e_ 3e_ L. Phone: 5 G 4 - 2 i ,. '4 `Application Accepted By;'. .. . .. : City: T1r, c-, r ,j Zip i ,' g t - 31 Lc: :Date: -. - . . When the owner and the applicant are different people, the applicant :,,(. : , �R,:•_r _--:_: :, : :;x�,.=i;-;:. must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) -Date'Determined To'Be Complete: • - . must sign this application in the space provided on the back of this ,'£:;r=>=.:s _ ;&� u,• •<E ,'; �:_: :,;,-;;.s-; ::,- - form or submit a written authorization with this application. :;C`;"<i�w r`.A".a iIZ-:-:.:-' .'. .:_,.:..'4,,,:.: • r,Comp 131PnIZOn:e`.Desigfiatton. - PROPOSAL SUMMARY gym;;.w z'` ,: :•; :. ....Yrvi-'A ,, . ... ._.. .. . ?-y tttr Ji:{Fd.4-. 1ti:�:?: ::&- :rt-.wt;---°':E.r"•::"C $-•,• _ 'gyp ,@Ty-b�*s Y� :fF .� q't•�•��'"�''•�'t- ^i}-,1. �:..•.'y.:_es =4::-�:.tuy'a ,r:dal-}' s' ; ---:':.. The owners of record of the subject property request permission for a .` `v s: ,v: - 45 wt...:....r .w!y;. Variance to the following provision(s) of the Community Development • "' ?f' *:i' . .. , . . Code(please circle one only): -.' :° • Rev:7/28/99 i:�curpin\masterstvariance.doc Administrative Variance: (s 545 Special Adjustments: \ • Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 -Reduction in Existing Development/Transit Improvement $ 545 ✓. Application Elements Submitted: -Increase in Maximum Parking Ratio $ 545 -Reduction in Bicycle Parking $ 545 ❑ Application Form Alternative Parking Garage Layout $ 545 ❑ Owner's Signature/Written Authorization •• Sign Code Adjustment S. 545 • Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment-Setback from Nearby Residence $ 545 ❑ Site/Plot Plan • Street Improvement Adjustment $ 545 - (#of copies based on pre-app check list) Please state the reason for the Variance request: \'c, r 'c, n c e j-(. ❑ Site/Plot Plan (reduced 81/i"x 1 1"•) 50U-I--02 de' ki:f1 r rI se } bG c I< 3g- 4 e et f:. i c, ❑ Applicant's Statement (#of copies based on pre-app check list) f e e+- ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes • ❑ Filing Fee (Administrative) $545.00 1 I • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Cool) . Plan Amendmen4- Med, um Oens14-1 e iden + iul -o NeJij ,n I--1 ns 4-- y Zone [; hcinge ' i2 1u KY-I-U Upriunce O r yard Sej- bac_ 3S �ee4- +-0 20lee1 t riclnce �o S I d Y u 5e- 4- back 35- eat 4-o 10 -re_e-I- \/ • (1�r�-h G r �U n c e 'I-O (p or ,nCl 1-4-c� -6 �p APPLICANTS: / 31 . To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this lS day of ,-t9 l 0 0 6 Owner' Signat ire Owner's Signature Owner's Signature Owner's Signature 2 • • • VARIANCE - ,i TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION u , {� PRE-APP.HELD WITH: ci n :- DATE OF PRE-APP.: 1 - y - c Property Address/Location(s): I ' 15 `j c' n J I 1 C S • SI,\I I--I c, I I B I . cI Tax Map &Tax Lot#(s): I 5 3 5 FOR TAFFE'USE'ONL ,4 GG ii Site Size: < I I 4 n J , 3-3 a.c r e • .. T r: t Case . ::° . Property Owner/Deed Holders) . C c' h s �R. ° O '° _ ,I_ - — — .. �, i -°l.. * s c'ry Address: S 7 ti S S i,i r�,.,b�-rrl cf Phone: 62 1 c: t. 3 DOth'er:Case City: 8 e ct r ''f c Zip: � I l' I- 3s .. Receipt No. Applicant :C .,ne+,,>>,tV Pr„ } net , f r AFC4<J4b1e I-Ic.. .; ,. Inc Address:Pt, R c A a .3 C Phone:'S G g -2 ��2 I-1- :;Application Accepted By: City: T1,' c, • J Zip:S J ? • - 32 cG 'Date: . , : ,, . *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 owner(s) Date;Determined To•Be,Gomplete: -` must sign this application in the space provided on the back of this ,. form or submit a written authorization with this application. •-`'aw` ' °. :';: , i `"d:... ` '.C.omp,Rlan2one:Designation .•; ` " • PROPOSAL SUMMARY The owners of record of the subject property request permission for a i, a °:'..-;: w . :,,>,';=y-;oA., p'F . • • Variance to the following provision(s) of the Community Development Code (please circle one only): ,:Rey:7/28i9si:\curpin sters\vaniance.doc Administrative Variance: $ 545 Special Adjustments: •Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 - -Reduction in Existing Developrrmentfrransit Improvement ' $ •545 ' ✓ •Application Elements Submitted: -Increase in Maximum Parking Ratio $ 545 -Reduction in Bicycle Parking $ 545 ❑ Application Form Alternative Parking Garage Layout $ 545 ❑ Owner's Signature/Written Authorization •Sign Code Adjustment • $ 545 • Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed • Wireless Communication Facility Adjustment-Setback from Nearby Residence $ 545 ❑ Site/Plot Plan • Street Improvement Adjustment $ 545 (#of copies based on pre-app check list) Please state the reason for the Variance request: \SCI r •ct nc e I-D ❑ Site/Plot Plan (reduced 8'/2"x 11") nom side word s e! L L 3G 4-e e+ -I-e lc) ❑ Applicant's Statement (#of copies based on pre-app check list) 4-ee+ ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Administrative) $545.00 1 • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Come . la n Amend men4-- r'ledi Qm Oens , -1 ees 'Jen4-sal Ned' ��r, f-i top, ( e n s i I-y Zone Ckin �e I' I +v k 1-l0 ` Vur to nee 4- 0 r ear y a r d Se ba clr 3S fee-l- fo 20 -fee+ \/Grignce_ "1—O sou}b5 i d e_ 4 u r d S e-i- ba k 35 -reef- 4-o lO -re..2-1- \k it sq n c e -1-0 par 144- l-o APPLICANTS: 3 i To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements"box. II (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this r S day of /42r ,141 -Zet Owner's i: 'ature Owner's Signature Owner's Signature Owner's Signature 2 • . . . II 0 A . VARIANCE ,,�,..A11 TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: ka rte^ C:3-x DATE OF PRE-APP.: 1 - t 8 - 0 0 Property Address/Location(s): I I I S 9 ci ^J I I I C S S IA I—I G I I B I ..j !, ,�;; i r; _ s: w ->y. ;:: Tax Map&Tax Lot#(s): I--S-I 3-5 DA --1-' o d- ;:- F:'"-' :.� :. ; <. : -...;�: ` o o � • "8-� FOR'STAFF.USE`>QN1L-- �`P `� Site Size: a I . a n d• •, 73- • -a c r a M - ,, . , 4> , Property O wner/Deed H older(s)*: •C q Ii-n -' Tr^.; s'+-- ' ' ` -• •' ' ' 4Case No (s) : :4-''',4,-`q<3:-',',-;3,:. Address: S 1 9 S S LI ( �rim b errt(♦.Phone: 62 1 - o I S,? ,_ Other Case�No (s): x °f' i . City: B e G s? .-- i-.-4-- or, Zlp: "9 l o o I_*3 S o-`- : -R -- ah n ; .$':, t �r a Applicant*:Co Pa FCardg6 ecelptNo. i ° 743 g , mm�nr+ P for A le I—lovs�� in . k , x.,�, Address:P O 8 o x y2 3 ac, G Phone: 9 C x -2 192 'E Application Accepted�By . :_ .: y . .- .f 1 City: T�9ctrJ Zip:9 J28I - 32 c6 °Date:• ` ' g ,,`'' n *When the owner and the applicant are different people, the applicant ," ', ,-- f ', - _ must be the purchaser of record or a lessee in possession with written s� ',4i,,,,,--�, :,- , , ,z, -> ..;;,,,,,,,N,:„,,, Date Determined To Be Complete authorization from the owner or an agent of the owner. The owner(s) r „ - -, ,� ; must sign this application in the space provided on the back of this f,:, , - _ ; form or submit a written authorization with this application. a' •,-:.,,:mp Plan/Zone.Designation:.. ;?_- 5 PROPOSAL SUMMARY • .. !. ;,,ii i d:):.°'.4 ,:. The owners of record of the subject property request permission for a .1:_,,. .-.2...---Areas: '� .x ;: -� . .o- .,, .. Variance to the following provision(s) of the Community Development t,. y;, p, : w; .; .;: r ,r,'.r _ :d - ) j Rev 7/28/99 i:\cu n\rnasters\vanance.doc, Code(please circle one only): ,,,.e ' `� -�, >Administrative Variance: Q-----;'.4) >Special Adjustments: •Access/Egress Standards Adjustment $ 545 REQUIRED SUBMITTAL ELEMENTS •Parking Adjustments -Reduction in Minimum Parking Ratio $ 545 -Reduction in New Development/Transit Improvement $ 545 _ -Reduction in Existing DevelopmentfTransit Improvement '$ -545-- •✓ . Application Elements Submitted: . -Increase in Maximum Parking Ratio $ 545 -Reduction in Bicycle Parking $ 545 ❑ Application Form Alternative Parking Garage Layout $ 545 , ♦Sign Code Adjustment $ 545 11 Owners Signature/Written Authorization •Tree Removal Adjustment $ 545 ❑ Title Transfer Instrument or Deed •Wireless Communication Facility Adjustment—Setback from Nearby Residence $ 545 ❑ Site/Plot Plan •Street Improvement Adjustment $ 545 (#of copies based on pre-app check list) Please state the reason for the Variance request: \ki r 'a PC a +o ❑ Site/Plot Plan (reduced 8'/2"x 11") I' e ci r y c r J Seib 4 c L< 3 S I e e 4- +o ❑ Applicant's Statement (#of copies based on pre-app check list) CO f e- ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes ❑ Filing Fee (Administrative) $545.00 • 1 • • • . List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: Compre hen Plan Chancje Medium De_ ns . 4-y Res dent- 4- Medi 'im - I-Iiyh Densi1- 1 one ( honge R I ? 4 R i4I ( nor+-h so \/4r IUnce �o Cl de 1Urr15 se (-hags 35 ee l o ee� 4 r i g n c e- -I-o m n i m .,! m po r 14 to, r e:q �1 ' r em e n�-- tre + 0 31 S i c e$ APPLICANTS: I To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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. SIGNATURES of each owner of the subject property. DATED this l .S day of ).g ZoOb":4 Owner' '0natur Owner's Signature Owner's Signature Owner's Signature 2 �r • RECEIVED PLANNING AUG 1 8 2000 CITY OF TIGARD Customer Receipt CITY OF TIGARD Printed:08/16/2000 15:06 User:KRISTIE Station: 02 Operator: KJP Rcpt,No: 0004527 Date: 08/16/2000 Customer No:000000 Amount Due: 4,376.00 Name: COMMUNITY PARTNERS FOR AFFORDA Cash: 0.00 Address: PO BOX 23206 Check: 4,376.00 TIGARD, OR 97281 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 4,376.00 a-ayG L.-0(p. Fig A J, V I (L✓•.,0 • AtaiLS COMMUNITY PARTNERS FOR AFFORDABLE HOUSING, INC. P.O. Box 23206 • Tigard,OR 97281-3206 • Tel.503-968-2724 • Fax 5u0 98-sq.!; July 26, 2000 RE: Application for Comprehensive Plan Amendment, Zone Change, Site Development Review and Variances Dear Interested Party: Community Partners for Affordable Housing, Inc. is in the process of purchasing the property located at 11159 and 11165 SW Hall Blvd. The proposed development would be a 26 unit multifamily new construction. Community Partners for Affordable Housing, • Inc. is a non-profit affordable housing developer serving the Tigard/Tualatin area that currently owns 117 units of housing. In order to develop this property, we are considering proposing a comprehensive plan amendment, zone change, site development review and variances. Prior to applying to the City of Tigard for the necessary permits, we 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, August 10, 2000 7:00 pm to 9:00 pm Community Room (on the right side of building) Tualatin Valley Fire and Rescue 8935 SW Burnham Street, Tigard Please notice that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 968-2724 if you have any questions. Sincerely, • cam• - Sheila Greenlaw-Fink Executive Director • AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) • 1, J i 1 I Sher mc, r , being duly sworn, depose and say that on i a ~" co, I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) lip 5y 4nJ Hi 65 Sw I-1 01 Qi., ci 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 M ci . r S T ci co- i with postage prepaid thereon. ature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 2- day of 121---% ,, Z0 OFFICIAL SEAL SHERMAN S.CASPER JLI/Lj NOTARY SION N0.323409 MY COMMISSION EXPIRES MAY 13,2003 NOTARY PUBLIC OF OR • My Commission Expires: (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: v , i I a 9 e a# kI u S h,nct+o, S 9 .J u r e • TYPE OF PROPOSED DEVELOPMENT: ac - .� n • -- m .. i}; cum . i 1 Name of Applicant/Owner: Corn m.1 n.4-1 Pcr r*n e r c, f c r A 'c,r;1 u h l e N u., s n Address or General Location of Subject Property: i 1 5 ti C4 .,d i + a 6 s s or P u l l Rim . [Subject Property Tax Map(s).and Lot#(s): s I 3 s oA C 4 i o c: - 1+C o o h:Uogin 1patty�masters�affmail.mst • I ! AFFIDAVIT OF POSTING NOTICE • WITHIN SEVEN(7).CAI ENDAR:DAYS OF.THESIG• NOSTING,RETURNTHIS AFFIDAVIT TO:.P•• . Ci of Ti� ;::::.::.: :::::Plannin Division -:::';<::: : : : :: eau/hoot A August 25, 2000 CITY OF TIGARD OREGON Sheila Greenlaw-Fink Executive Director Community Partners for Affordable Housing P.O. Box 23206 Tigard, OR 97281-3206 RE: Notice of Complete Application Submittal Village at Washington Square Comprehensive Plan Map Amendment/Zone ChangeNariance (CPA) 2000-00002 (ZON) 2000-00001 (VAR) 2000-00014 Dear Ms. Greenlaw-Fink: Staff has reviewed the application information and has determined that your application is complete as of August 25, 2000. Hearings have been scheduled for Planning Commission on September 18, 2000 and City Council on September 26, 2000. Please contact me if you have any questions regarding this letter, or your application. My phone number is 639-4171 ext.336. Sincerely, ICJ / l Laurie Nicholson Associate Planner • i:Urpin\Laurie\CPA 2000-00002-Letter of completeness.doc - 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 110 iit 12 CITY OF TIGARD Community Development Shaping A Better Community ;t LAND USE PROPOSALRDESCRIPTION 120 DAYS= FILE NO(S).: CPA 2000-00002/ZON 2000-00001/VAR 2000-00014 FILE TITLE: Village at Washington Square APPLICANT: Community Partners for Affordable Housing OWNER: Cahn Trust PHONE/FAX: 968-2724/598-8923 REQUEST: The applicant is requesting a comprehensive plan map amendment, zone change, and variance for two parcels located on Hall Boulevard to construct a 26 unit multi-family development. The application involves a comprehensive plan map amendment and zone change from medium density residential (R-12) to medium-high density residential (R-40). The applicant is also requesting a variance to allow the following changes: change setbacks on north and south sideyards from 35 feet to 10 feet;.the rearyard setback from 35 feet to 20 feet; and change the minimum parking requirement from 46 to 31 spaces. LOCATION: 11159 and 11165 SW Hall Boulevard ZONE: R12, Medium Density Residential APPLICABLE Statewide Planning Goals 1-19, Metro Functional Plan, Community Development Code REVIEW Chapters 18.370, 18.380, 18.390, Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1,•7.1.2 (a&b), CRITERIA: 8.1.1, 8.1.2, 8.2.2, 9.1.3, 12.1.3 CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ❑ TYPE II Q TYPE III ® TYPE IV DATE COMMENTS WERE SENT: 8-24-00 DATE COMMENTS ARE DUE: 9-5-00 ❑HEARINGS OFFICER (MONJ DATE OF HEARING: TIME: 7:00 PM ®PLANNING COMMISSION (MONJ DATE OF HEARING: Septemberl8,2000 TIME: 1:30 PM ®CITY COUNCIL [TOESJ DATE OF HEARING: September 26,2000 TIME: 7:30 PM ❑STAFF DECISION [TENTATIVE] DATE OF DECISION: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION .® VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY -® NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Laurie Nicholson, Associate Planner (503) 639-4171 Ext. 336 CPA 2000-00002NAR 2000-00014 Village at Washington Square • • Community Partners for Affordable Housing, * • A g, VILLAGE AT WASHINGTON SQUARE Application for: Comprehensive Plan Amendment Zone Change Variances Submitted to: - City of Tigard Planning Department Project Sponsor: Community Partners for Affordable Housing, Inc. Date: August 16, 2000 PO Box 23206 • Tigard,OR 97281-2306 • Tel:(503)968-2724 • Fax:(503)598-8923 • Website:www.cpahinc.org • • • TABLE OF CONTENTS I. Key Information 1 II. Summary 2 III. Background Information(Urgency,Uniqueness,Uncertainty) 3-6 IV. Applicable Procedures 7-8 V. Summary of Neighborhood Meetings 8-9 VI. Compliance With Applicable Comprehensive Plan Polides&Map Designations 2.1.1 Citizen Involvement 10 3.1.1 Development limitations 10-11 6.1.1 Diversity of Housing Densities and Residential Types,Findings 11-12 2,5,7,8 Implementation Strategies 12-14 6.2.1 Eliminate Unnecessary Provisions Which Increase Cost 14 7.1.2 Adequate Services and Facilities 14-15 8.1.1&3 Safe and Efficient Streets&Roads,Transit Options,Parldng 15-16 8.2.2 Encourage Public Transit 16-17 4,5,6,7 Implementation Strategies 17 9.1.3 Energy Conservation 18 3,4,8 Applicable Policies 18-19 12.1.3 Medium-High and High Density Residential 19 a,d,e Implementation Strategies 19-20 VII. Change in Physical Circumstances/Mistake Was Made 20-22 • VIII. Applicable Standard of the Development Code 22-23 IX. Statewide Planning Goals 23-24 I Citizen Involvement 24 2 Land Use Planning 24-25 5 Open Spaces,Scenic&Historic Areas,&Natural Resources 25-26 6 Air,Water&Land Resources Quality 26 7 Areas Subject to Natural Disasters and Hazards 26-27 8 Recreation Needs 27 9 Economic Development 27-28 10 HOUSING 28-30 11 Public Facilities and Services 30 12 Transportation 30-31 13 Energy 31-32 14 Urbanization 32 • • • CONTENTS - CONTINUED X. Federal or State Statutes or Regulations ORS.197. Needed Housing in Urban Growth Boundaries 32-34 295-314 OAR 660- Land Conservation and Development Department— 34-35 007-0030- Division 7: Metropolitan Housing 0037 OAR 660- Land Conservation and Development Department— 35 008-0010 Division 8:Interpretation of Goal 10 Housing OAR 660- Land Conservation and Development Department— 35-37 007-0000 Division 12:Transportation Planning XI. Applicable Metro Regulations Metro 2040 Functional Plan 37 Metro Regional Affordable Housing Strategy 37-38 Washington Square Regional Center Plan 38-39 XII. Applicable City of Tigard Goals Tigard Beyond Tomorrow—Vision Task Force 39 XIII. Variances/Approval Criteria for Variances 1 Minimum Setbacks—Side and Rear Yards 40-42 2 Off-Street Parking and Loading Requirements 40-42 IX. Exhibits 43 A Property Location Map B Comprehensive Plan Map C Zoning Map D Site Plan E Photos of Site F Required Submittal Elements G Neighborhood Meeting H CPAH Parking Study I Preliminary Site Development Review 3 Letter from Mike Houck,Audubon Society K Excerpt from'Tigard Beyond Tomorrow' L Summary of Metro Regional Affordable Housing Strategy M Letters From Oregon Department of Transportation N Letter to Tri-Met O Letter From Tigard-Tualatin School District P Letters of Support for Project Q Letter from OHCSD Regarding Waiver of Notification • • KEY INFORMATION Project Name: Village at Washington Square Property Description: 1S135DA, tax lots 4600 and 4700 Location: 11159 and 11165 SW Hall Boulevard, Tigard, Oregon Parcel size: 0.84 acres in two parcels. Tax lot 4700 is 0.11 acres, and Tax lot 4600 is 0.73 acres Current Comp. Plan: Residential - Medium Density Current Zoning: R-12 Applicant/Owner: Community Partners for Affordable Housing, Inc. (CPAH) Applicants Representatives: Community Partners for Sheila Greenlaw-Fink, Executive Director Affordable Housing, Inc. Jill Sherman, Housing & Resource Dev. Mgr. 9020 SW Bumham Street Tigard, Oregon 97223 503- 968-2724 telephone; 503-598-8923 fax Housing Development Center Robin Boyce, Finance Director Project Consultant 2627 NE Martin Luther King Boulevard Portland, Oregon 97212 503-335-3668 telephone; 503-335-0475 fax Land Use Planner Ed Murphy, AICP Ed Murphy &Associates 9875 SW Murdock St.,Tigard, Oregon 97224 503-624-4625 telephone; 503-968-1674 fax Architect/Site Designer Carleton Hart Architecture PC Brad Simmons and Brian Carleton 322 NW 8th Avenue Portland, Oregon 97209 503-243-2252 telephone; 503-243-3261 fax Legal Counsel Edward Sullivan and Doug Blomgren Preston Gates & Ellis 222 SW Columbia Street, Suite 1400 Portland, Oregon 97201-6632 503-226-5727 telephone; 503-248-9085 fax edmurphy&associates/clients/cpah/application4thdr/8/16/10 • • . SUMMARY •:• In order for CPAH to develop the chosen site (Exhibit A) for 26 low-income housing units, the City must amend the Comprehensive Plan and Zone Map (Exhibits B and C), review the Site Plan (Map Exhibit D, Photos Exhibit E) and grant variances on required setbacks and the minimum number of parking spaces. ❖ The Comprehensive Plan amendment and zone change are consistent with all applicable state, regional and local regulations, policies, and goals, including: - The Department of Land Conservation and Development Statewide Planning Goals, particularly Goal 2) Land Use, Goal 10) Housing, and Goal 12)Transportation - The Oregon Administrative Rules on Housing and Transportation - The Oregon Revised Statutes on Needed Housing -The Metro 2040 Plan - Metro Regional Affordable Housing Strategy - The Tigard Beyond Tomorrow Vision - The Washington Square Regional Center Plan ❖ The applicants cannot wait for the Washington Square second phase study. At stake is a $3.1 million allotment of public and private funds to this project that the community will lose if action is not taken now (Required Submittal Elements at Exhibit F). • The neighborhood is generally favorable towards the project. There is no known opposition to the proposal (Exhibit G). • The key concerns for which the Washington Square Regional Center Plan (WSRCP) was delayed were transportation financing, open space and storm drainage. The project has little impact on any of those issues. ❖ The current setback standards of the Development Code require building setbacks that would restrict buildings on over 54% of the site. A project could possibly be built under those standards, but it would not be the quality of project that CPAH could get funding for or would want to build. The setbacks were intended to protect single family neighborhoods. They are not appropriate for this location. It is likely that the Code will be changed to accommodate the density provided in the WSRCP. ❖ The current parking ratios required by the City do not reflect the needs of the target population (see CPAH Parking Study, Exhibit H), and would result in a poor utilization of the existing land. CPAH's households average less than one car per unit, and disproportionately use other transit options. • There is an urgent need for affordable housing now. This is a well-designed project. This is an excellent location. The project is fully funded. • CPAH as developers, and this affordable housing project, are different than other developers and projects. CPAH is a non-profit organization. Low income family housing is a critical public need, and the attraction of significant public and private funds are necessary for its construction. edrnurphy&associates/clients/cpah/application4thdr/8/16/00 2 0 • BACKGROUND INFORMATION Brief History of this Proposed Project: The project sponsor, Community Partners for Affordable Housing, Inc. (CPAH) first optioned this parcel in May of 1999. The parcel is located within the area being re-zoned through the Washington Square Regional Center Plan (WSRCP), and is well located for high density residential use. All task force members supported this MUR1 zone along SW Hall Boulevard. The Task Force had been meeting for one year, and appeared close to submission of their recommendations. CPAH assumed the final implementation of the plan would be within a suitable time frame for start of construction. Inquiries were also made about a potential zone change request, but there was a preference to master plan the entire area at once. CPAH applied for state and federal subsidies for a senior housing project unsuccessfully, and then for family housing project successfully. Over three million dollars in funding commitments have currently been made to this project. Urgency: CPAH's project funders believed that implementation of the WSRCP would take place within a few months when they made their commitments. This project received funding during rounds of intense competition because of the urgent need for affordable units in Tigard, and specifically in the Washington Square area (currently 18,000 jobs match with 2,300 housing units). Tigard is one of the least affordable cities in the Portland metropolitan areas, and one of the most imbalanced from a jobs-housing perspective. CPAH's multifamily market studies for Tigard indicate there are only about one hundred 3-bedroom multifamily rental units in the city and no 4-bedroom units. Typically, these larger bedroom sizes are found only in single family properties with rents in excess of$1,000 monthly. The need for affordable larger units in our city is acute. In May 2000, when CPAH received the statement of conditions associated with state funding for this project, zoning certainty by August 2000 was a requirement. Since the WSRCP had been adopted with delayed implementation, they required that CPAH take other action to ensure that this project was ready to proceed. CPAH subsequently requested a 90-day extension from the state and negotiated an extension of the purchase agreement with the owner. Because CPAH agrees with the project funders that the need for affordable units in Tigard is extremely urgent, the decision to seek zoning certainty immediately was made. Waiting for WSRCP implementation would mean losing over $3 million dollars in funding for needed housing for the City of Tigard. Uniqueness:CPAH is unaware of any other affordable housing sponsors currently working in the Tigard area. There have been no new affordable units added to the housing inventory in the City for over five years, and it is highly unlikely based on the price of land and various impediments to development of this type of housing that any other projects will be proposed prior to (and perhaps after) adoption of the WSRCP. While there have been at least three acquisition/rehabilitation projects during the past five years which have preserved the affordability and enhanced the quality of over 100 market rate units, the city has not seen a net impact on the number of units available to low-income families. Competition for housing subsidies is extremely high, based on the critical need for affordable units throughout the state of Oregon. If Tigard loses the current subsidies, it is unlikely it will attract this level of funding again for many years. Since there is currently no land available in the city of Tigard at the R-40 density, a project of this type would not be possible outside a quasi-judicial zone change process or legislative adoption of the WSRCP. edmurphy&associates/c1 ients/cpah/application4thdr/8/16/00 3 • • Zoning Compatibility:The property is currently zoned R-12, but is suitable for development at a higher density. The proposed project meets the criteria for both R-40 (a currently available zoning designation) and MUR1 (the proposed WSRCP designation). For a six-month period in 1999, CPAH reviewed the inventory of properties for sale in order to find an appropriately zoned parcel. Since there was no land zoned R-40, and none became available at the R-25 designation, the next best option was the parcel on Hall Boulevard that appeared to be targeted by the City for an appropriate re-zone. Uncertainty;While we believe that it is the City's intent to implement the Washington Square Regional Plan, we have no certainty as to the timeframe for implementation. The ordinance adopting the WSRCP said "the amendments shall be made when the City Council finds by resolution that recommendations for storm water drainage, recommendations for open space and strategies and a financial plan for transportation improvements have been prepared and adopted by the City Council': We have reviewed the scope of work for the WSRCP Implementation TGM- funded project, and understand that the City is entering into a contract with a consultant team to complete that project. CPAH fully supports the Implementation Planning project, and will stay active in that process. However, we are aware of the complexity of the issues being reviewed and analyzed, and can easily imagine the implementation plan taking a year or more to complete, review through public meetings and hearings, and finally adopt. Even then, as the TGM grant application itself says, "this grant is intended to improve the likelihood of implementation of the transportation recommendations of the WSRC Plan". It is with that uncertainty and timeframe in mind that we decided to proceed with the Comprehensive Plan and Zone Change application for this very small (but very important) project within the WSRCP study area. Community Partners for Affordable Housing's mission is to build housing for families whose household income is substantially below the area median income. Specifically, they want to provide 26 affordable apartment units, plus a community room, on a 0.84-acre site on SW Hall Boulevard. The development financing comes from a variety of sources, but mostly from the Oregon Housing and Community Services Department, or OHCSD. The state agency has strict design requirements that the project must meet to be eligible for the funding. The table below briefly summarizes funding committed to the development. Project Funding Sources First Mortgage(preliminary commitment Key Bank) $859,622 Washington County HOME(low-interest HUD loan) $387,000 Deferred Developer Fee $47,015 Low Income Housing Tax Credit Equity(preliminary commitment from Enterprise Social Investment Corporation)* $1,632,607 Community Development Block Grant $34,921 General Partner Equity/Loan $27,000 Housing Development Grant(OHCSD Trust Fund) $100,000 NOI During Absorption $15,609 Total $3,103,775 *LIHTC funding is the primary tool available today for affordable housing,and highly competitive allocations are made each year by the state's housing department. In October, Tigard will lose these credits through reallocation if zoning certainty has not been achieved for this project. edmurphy&associates/clients/cpah/application4thdr/8/16/00 4 • • The property is currently zoned R-12, which allows multifamily housing at a density of 3,050 square feet per unit, or about 12 units per net buildable acre. This application is for a Comprehensive Plan amendment from Medium Density to High Density Residential, a Zone Map amendment from R-12 to R-40, Site Development Review approval for a 26-unit apartment complex with a community building, and variances of the side and rear yard setback requirements and on the minimum number of parking spaces required. Density and Use: The R-40 zone allows multifamily housing units without a maximum number of units or minimum lot size. This application is for 26 units on a 0.84-acre site, or approximately 31 units per gross acre. The site will be developed with four separate buildings, three of which will be three-story apartment buildings, and one of which will be a one-story community building. The buildings are clustered around a central play yard and courtyard, with the parking out near the street. The quality of design ensures that this project will be a welcome addition to the neighborhood. The size of the individual units will range from 710 – 1,250 square feet. Out of the total 26 apartment units, eight will be one-bedroom, five will be two-bedroom, six will be 3-bedroom, and seven will be 4-bedroom units. It is anticipated that the average number of people living in these 26 units, when 100% occupied, will be approximately 85 people. These apartments will be rented only to families whose household income is less than 50% of the area median income for Washington County. CPAH has committed to maintaining the affordability of these units for sixty years. The community building will likely provide for uses similar to those at CPAH's other sites: computer learning center, on-site library, multipurpose community room, a summer youth program, and a variety of family and community events and programs. CPAH contracts for on-site management of its properties with Pinnacle Realty Management Company. Access, Circulation and Parking: Residents will access the site from SW Hall Boulevard. No access is possible from the west side, since the site borders the St. James Apartments. Access from the north side is not possible because it is the driveway for the St. James Apartments, and the owners of that complex do not wish to grant an access easement for this proposal. Access to the south is limited because of the existing single-family house at this site. However, the design can accommodate shared access onto SW Hall Boulevard when this property to the south develops. CPAH made contact with neighbors to both the north and south to discuss the potential of shared access—the north neighbor (St. James) was not interested at this time, the neighbor to the south may be interested in a shared access when they develop their property. The proposed site plan would accommodate this arrangement. The site plan provides 31 parking spaces, including two handicapped accessible spaces. It also provides 13 bicycle parking spaces, and direct pedestrian access to SW Hall Boulevard. The number of parking spaces normally required for 26 apartment units is 46, including guest and overflow parking. Because of the close proximity to transit service, and the fewer number of automobiles and trips generated by lower income families (see CPAH Parking Study is Exhibit H). 31 parking spaces will be adequate for this project. edmurphyctassociates/clients/cpah/application4thdr/8/16/00 5 • • Landscaping and Screening: As the proposed site plan indicates, the site will be improved with generous landscaping, patio areas and walkways, a play yard, and a community building, as well as the landscaped parking lot. Fencing will be installed along the south property line to shield the adjoining property from any automobile headlights. The west side of the property is already fenced with a 6' high wood fence. CPAH will work closely with the adjacent neighbors on the type, height and location of fencing. Surrounding neighborhood: The surrounding properties are all zoned R-12, just like the proposed site. The property to the west is developed as the St. James apartments, which is accessed through a wide driveway along the north side of the CPAH site. The property to the south is developed as a single-family home, owned by an absentee landowner, who has expressed his intent to eventually develop the property. Properties across SW Hall Boulevard are developed as single family homes, with two apartment complexes at the intersection of SW Hall Boulevard and SW Pfaffle Street. Environmental conditions: There are no environmental constraints to developing this property. It is not in a floodplain, nor are any wetlands present. It does not have any steep slopes. It does have several trees that are 6" in diameter or greater, some of which will have to be removed in order to provide room for the residential units and parking. Fortunately, most of the trees are located in the perimeter of the site, and will be retained wherever possible. Utilities, facilities and services: Sewer, water, storm drainage, and transportation facilities are available to the site and have adequate capacity for this project. An on-site detention and water quality feature will help control the quantity and quality of storm water leaving the site. Other urban-level services, such as police, library, garbage and recycling pick-up, schools, and emergency services are available to the future residents. CPAH currently maintains Memoranda of Understanding and works closely with many of these partners (particularly schools, police and fire). edmu phy&associates/clients/cpah/application4thdr/8/16/00 6 r • APPLICABLE PROCEDURES The Comprehensive Plan and Community Development Code lay out the procedures for the types of application involved in this request. A Comprehensive Plan amendment and corresponding Zone Change (CPA/ZC) is a Type IV procedure, meaning that it is reviewed by the Planning Commission, who make a recommendation to the City Council, which is the final decision-making body. Typically, Site Plan Review approval is a Type II procedure, as are variances. In this case, however, because the variances are absolutely critical to the feasibility of this project, those applications are consolidated with the CPA/ZC application. The criteria for a comprehensive plan amendment and zone change are found within the Comprehensive Plan and the Community Development Code. The applicable criteria is as follows: 1. COMPREHENSIVE PLAN AMENDMENT APPROVAL CRITERIA CP Policy 1.1.2 Approval Criteria in Comprehensive Plan The Comprehensive Plan policy language is as follows: "2.The Community Development Code (C.D.C.) shall provide quasi-judicial changes to the Comprehensive Plan Map which may be initiated by the affected parties on a semi- annual basis and approved if the City Council finds: a. The change is consistent with applicable plan policies; b. A change of physical circumstances has occurred since the original designation; or c. A mistake was made in original land use designation". 2. TDC 18.380.030.B. STANDARDS FOR MAKING QUASI-JUDICIALDECISIONS (applies to both Comprehensive Plan amendment and zone change) "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: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in 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" 3. TDC 18.390.060 DECISION MAKING CONSIDERATIONS "G. Decision-making considerations. The recommendation by the Planning 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 2. Revised Statutes Chapter 197; 3. Any federal or state statutes or regulations found applicable; 4. Any applicable METRO regulations; 5. Any applicable comprehensive plan policies; and 6. Any applicable provisions of the City's implementing ordinances." edmurphy&associates/clients/cpah/application4thdr/8/16/00 7 • • This application will demonstrate how the request meets the criteria listed above. In addition, this • application will show how the variances meet the criteria for variances. The criteria for Site Development Review are included for reference (Exhibit I), and the criteria for variances is recited on pages 40-42. SUMMARY OF NEIGHBORHOOD MEETINGS CPAH is an active participant in city and community-sponsored events and meetings. This project has been broadly discussed in a number of forums. Most notably, staff participated in many of the meetings of the Washington Square Regional Center Plan task force, the July and August 2000 Citizen Involvement Team meetings for Tigard, and attempted to deliver information to the Metzger Citizen Participation Organization meeting in July (which was cancelled). Notes from the required "Neighborhood Meeting" which took place on August 10, 2000, are attached as Exhibit G, and briefly summarized below. The meeting was well attended and very positive, although there were many questions about the project, there was no vocal opposition to it. Everyone in attendance seemed very supportive. August 10 Neighborhood Meeting,Puke and Attendees CPAH staff welcomed everyone and explained that the purpose of the meeting was to describe the proposed development and respond to questions and solicit comments and suggestions from interested neighbors and community members. The entire group did self-introductions. Present at the meeting were: CPAH staff, board, residents, management and development team members; nine neighbors including the resident managers of the St. James on Hall Apartments and the co-owners of Gatehouse Apartments; and other community members. CPAH provided a brief summary of its experience and that of its development team. Proposed Development Design Brad Simmons, project architect, explained the proposed project design. Specific points included: how the placement of the buildings around a central courtyard would lend a community feel; that noise from the play yard would be shielded from neighbors because of its location in the center of the buildings; that improvements to Hall Boulevard would be made; and that many trees would be saved because the majority of trees are on the south and west boundaries of the property. He explained the proposed variances to required setbacks and required parking. He stated that the proposed decrease in setbacks on the west, south and north sides of the property would not, in his opinion, negatively impact neighbors, as to the south there are trees and a driveway, to the north is the driveway for the St. James Apartments and to the west is the garbage and recycling area of St. James Apartments. He discussed that the proposed development would have 31 parking spaces, less than the required amount and that this would be sufficient for the population of the proposed development and that he didn't want to add any more pavement to the project than absolutely necessary. edmu phy&associates/clients/cpah/application4thdr/8/16/00 8 • • Questions and Comments • Traffic...Neighbors expressed concern about already existing traffic problems and the difficulty of pulling out from driveways to Hall Boulevard and the frequency of accidents in that area. Questions were raised as to the future expansion of Hall and whether it was planned to become a three-lane or a five-lane road. There is discrepancy in different planning documents. CPAH staff responded that our development would add significantly less traffic than a similar market rate development as residents are more likely to rely on public transportation, have fewer cars and make fewer trips. CPAH staff said that they had been in touch with Tri-Met regarding the possibility of future service on the part of Hall with the proposed project and would work to promote expanding service on Hall. CPAH also said it would be interested in working with neighbors and ODOT to address the issue of turning onto Hall from access roads and driveways and work to come up with a solution. • Building fitting in with neighborhood...The architect and construction manager noted that the building would be designed to fit in with the existing neighborhood. One of the reasons to ask for the setback variance—was so as not to build something taller in the middle of the property that wouldn't fit in as well. • Cut through of yards...A suggestion was made to put up a fence on the south side to discourage cutting through. • Property Management...CPAH staff explained that we expect to have four or more full time staff on our property management team and is committed to long-term ownership and management. • Other Questions and Concerns...A neighbor wondered how many people would live at the property. CPAH staff expects a total population of around 75. A neighbor asked for details about playground size and whether it would be ADA approved. A neighbor asked if CPAH planned to purchase the property to the south for development. CPAH staff responded it had no plans to do so at this time. A neighbor asked about rents and how people qualified for apartments and CPAH staff explained process. A neighbor asked how this development would effect their property taxes and the zoning of their property. CPAH responded that the zoning on their property would remain the same. A neighbor asked when CPAH hoped to start construction and CPAH responded that the hope was to start in the spring. On her way out a neighbor commented that she had come to the meeting assuming she would oppose the project, but after learning more about it, this proposal would have her full support. edmurphy&associates/clients/cpah/application4thdr/8/16/00 9 • • COMPLIANCE WITH APPLICABLE COMPREHENSIVE PLAN POLICIES AND MAP DESIGNATIONS APPLICABLE COMPREHENSIVE PLAN POLICIES Policy 2.1.1 Citizen Involvement The City shall maintain an on-going citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. CPAH advertised and held a neighborhood meeting on August 10, 2000, in accordance with the City of Tigard's neighborhood meeting notification process. CPAH notified all property owners within 500' of the property upon which it proposes to construct the apartments, inviting them to a meeting or to call the CPAH office. It also sent notices to all of the CIT facilitators. In addition, CPAH staff has discussed the proposed project with interested citizens at two of Tigard's Citizen's Involvement Team meetings July 6 and August 3, 2000. Additionally, CPAH contacted Metzger Citizen Participation Organization officials in order to provide information at their July 26 meeting (which was cancelled). CPAH will provide information for their August 23, 2000 meeting. Finally, CPAH has talked to individual property owners adjacent to or near the site, including the owners of the property immediately to the north and west (developed as the St James Apartments) and the property to the south (developed as a single-family house). CPAH has made an extraordinary effort to inform the neighborhood and the community of the proposed project, and has provided an opportunity for citizens to be involved in the planning process. In its spring newsletter which is mailed to over 1,000 area households, CPAH printed a drawing of the proposed project with a brief description. Therefore, the applicant has complied fully with Policy 2.1.1. Policy 3.1.1 The City shall not allow development in areas having the following development limitations except where it can be shown that established and proven engineering techniques related to a specific site plan will the area suitable for the proposed development (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.): a. Areas meeting the definition of wetlands under Chapter 18.26 of the Community Development Code; b. Areas having a severe soil erosion potential; Areas subject to slumping, earth slides or movement; d. Areas having slopes in excess of 25%;or e Areas have severe weak foundation soils. The property upon which the Village at Washington Square will be built does not have any of the development limitations listed above, nor is the land designated as significant wetlands or floodplain on the floodplain and wetlands map. On July 14, 2000, CPAH staff met at the site with edmurphy&associates/clients/cpah/application4thdr/8/16/00 10 • • urban naturalist, Mike Houck, of the Audubon Society, who did not identify any environmental issues, and concluded that the proposed development was a good use for the site (See letter attached as Exhibit 3). Therefore, the applicant has complied fully with Policy 3.1.1. Policy 6.1.1 The City shall provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels. This housing policy statement is supported by several findings, including the following two that are most applicable: Findings: A. The rapidly changing housing market will require the City to periodically reevaluate its housing and land use objectives to provide for a variety of housing types and densities to meet the needs of future residents. The housing market has changed substantially over the past few years. The cost of new housing has outpaced the ability of wages to keep up, making Oregon now one of the least affordable housing markets in the United States. Between 1990 and 1999, housing costs rose by 100%, and median income rose by only 28% in the Portland metropolitan area. Lifestyles and housing demand has changed also, with much more interest in living close to employment centers, mixed use activity centers, and in higher density apartments. The needs of future residents will not be met through the City's current land use plan and development regulations. The current zoning on this property, R-12, is in fact much too low a density considering its proximity to the commercial and office development around Washington Square and the Tigard Triangle, and the transportation network in this area. The applicant agrees with this finding, and asks that the city review its plan and zoning map, that limit the development of high density affordable apartments in this area notwithstanding the adoption of the Regional Center Plan and the available data on needed housing. • Undue concentrations of public assisted or subsidized housing serves to isolate the recipients of such housing from the mainstream of the community, its full range of basic services and the diversity of its neighborhoods. For this reason, the City should take steps to disperse such housing within individual neighborhoods and throughout the City itself. The proposed project is not in an area of other subsidized apartments. The recipients of the housing subsidy — the people who will rent the apartments — will have a full range of basic services available to them, and will live in a diverse neighborhood. Approval of the application is consistent with this finding. The City can support affordable housing by zoning properties for higher densities, particularly with its highest density zoning district, R-40. The City has a very limited supply of buildable land appropriately zoned. In fact, there is absolutely no land available for development at the R-40 designation, and less than 50 acres at R-25. edmurphy&associates/clients/cpah/application4thdr/8/16/00 11 • • The City has signaled its intent to do more for affordable housing through the adoption of related Council Goals, the Vision Task Force Report, `Tigard Beyond Tomorrow" (see excerpt as Exhibit K), and the adoption of the Washington Square Regional Center Plan, discussed below on pages 38-39. While the City is currently complying with the Metropolitan Housing Rule (OAR 660-07), which focuses only on housing types and density (requiring the city to provide the opportunity for at least 50% of the new units to be attached single-family or multi-family housing, and that the city provide for an overall density of ten units per acre), the city could strive to provide more housing that is affordable to lower income families. Tigard's past development patterns as well as recent job growth have left it at a great disadvantage to house its current workforce. As of 1990, only 2.5% of all rental units in the city were affordable to households at or below 30% of median income. Based on the same data, Tigard was the least affordable of Washington County's three largest cities. The County's Department of Housing Services has nearly 4,000 households on its waiting list for housing assistance. The typical wait is two to four years. HUD estimates that 74% of the households eligible for rental assistance are not getting help. Both Metro and Washington County (in its most recent Consolidated Plan) estimate a deficit of between 20-30,000 affordable units in the County. Approving this request for a Comprehensive Plan amendment and Zoning Map change would help the City meet this objective, as it would add to the diversity of housing densities and residential types, and at rent levels substantially lower than can be found elsewhere in Tigard. The application therefore complies with Policy 6.1.1. Implementation Strategies The Housing Policy statement is followed by several implementation strategies, including the following that are most applicable: 2. The Tigard Community Development Code shall list a broad range of zoning districts which allow for a variety of housing types, and comply with the adopted Metropolitan Housing Rule (50-50 mixture of single family and attached or multiple family at 10 units to the net acre on buildable vacant land, The Development Code lists a broad range of zoning districts, but does not necessarily implement them on the zoning map. Densities in the range of 32 — 40 units per acre, for instance, are allowed (actually required) in the R-40 zone, but there is no buildable land zoned R-40. The majority of multifamily housing developments constructed in the Tigard area are nonconforming uses developed in lower density zones (i.e. Villa La Paz apartments are built at 26 units per acre in an R-7 zone, and is considered an allowable nonconforming use). Two of the multifamily properties developed on SW Hall Boulevard within close proximity to the proposed site are developed at a higher density than the current R-12 and R-7 zones showing on Tigard's Zone Map. While housing at higher densities is allowed within the C-P (Professional/Administrative Commercial Zone) and the CBD (Central Business District Zone), the lack of available vacant edmurphy&associates/clients/cpah/application4thdr/8/16/00 12 • buildable lands zoned either C-P or CBD, and the high prices of commercially zoned property in those areas, severely limit any opportunities for building affordable apartment units in those locations. Most of the C-P zoned property was developed as part of the Lincoln Center and Washington Square area, or as offices at SW Hall Boulevard and Highway 217. Similarly, suitable property in the CBD zone that is vacant, buildable, for sale, and affordable is non-existent. The R-40 zone itself is applied only to an already developed apartment site at SW Bull Mountain Road and 99W, and a small already developed apartment site just north of Washington Square and south of the Embassy Suites. With such severe land and zoning constraints, it will be extremely difficult for the City to meet its goals. This implementation strategy does not mean that the City should merely list zones in the Development Code, but rather is to apply those zoning designations to real property through the zoning map so as to provide for a realistic opportunity to implement this state, regional and City goal. This application would provide for less than one additional acre of R-40 zoning in the City. The application complies with the intended purpose of this strategy, which is to allow — through zoning -- a variety of housing types, including apartments built at 32 —40 units per acre. This application is consistent with, and will help the City carry out, implementation strategy #2. S. The City shall encourage housing development to occur, to the greatest extent possible, on designated buildable lands where public facilities and services can be readily extended to those/ands. The property upon which CPAH wants to build affordable apartments is very buildable, has no environmental constraints such as wetlands and floodplains, and has every public facility already available. In addition, public services such as police (1 mile), fire (1 mile), library (1 mile), parks (0.75 mile) and transit (0.3 mile) are readily available and close to this site. Beyond public facilities and services, the site is near major regional employment centers along Highway 217 and 99W, and in the Washington Square (currently 18,000+ jobs vs. 2,300 housing units) and Tigard Triangle centers. This is an extraordinarily land and service efficient location to build this type of housing — close to jobs, public services, private services, and all forms of transportation services. There are four different bus lines with 0.3 to 0.4 miles of the site, and proposed hard rail access nearby. The application therefore complies with implementation strategy #5. 7, The City shall coordinate with the Washington County Housing Authority, H.U.D. and other Federal, State and regional agencies for the provision of subsidized housing programs in Tigard. This project involves significant commitments of local, state and federal funds, as well as private sector grants and investments (see"Sources of Funding"in the"Background Information"section of this application) The City of Tigard, Washington County, State of Oregon and the U.S. Department of Housing and Urban Development have endorsed this project through funding commitments. It is fully coordinated with — and fully supported by - local, regional, state, and edmurphy&associates/clients/cpah/application4thdr/8/16/00 13 • • federal housing programs. Therefore, the application complies completely with implementation strategy #7. 8. The City shall determine through census figures, surveys and organizational reports, such as those prepared by the area Agency on Aging, the extent of the City's needs and projected need in the area of low and moderate income housing, senior housing and specialty housing. The City shall encourage the development of such housing types to meet the identified and projected needs. According to estimates in Metro's Regional Affordable Housing Study (RAHS), reviewed by Tigard City Council on July 25, 2000, Tigard's need for affordable housing serving households at or below 50% of area median income is 3,206. The RAHS recommends that the City set a goal of at least 10% of actual need--for Tigard 321 units by the year 2003. For Washington County as a whole, need for units at this income level were projected at 22,581. No units at or below 50% of area median income have been constructed or renovated in the City of Tigard so far during the five- year goal period 1998-2003. This project would provide 26 of those 320 units, or 8% of the City's five-year goal. If this Comprehensive Plan Amendment and Zone Change is approved by the City, it will provide an opportunity to address this identified need. By approving this project, the City will be encouraging the development of housing for low-income working households, therefore meeting identified and projected needs. Therefore, the application is in compliance with implementation strategy #8. Policy 6.2.1 - The City shall develop dear and concise development regulations and standards to facilitate the streamlining of development proposals, and will eliminate unnecessary provisions which could increase the housing costs without corresponding benefit; The current development code standards require excessive yard setbacks within the R-40 zone whenever it abuts a lower intensity residential zone, even if that zone if multifamily, and even if it is a use developed at a greater density than the R-12 zone would currently allow. The minimum yard setback requirements are 35' on both side yards and 35' on the rear yard, with 20' for the front yard. This provision clearly increases housing costs. Without variances on the yard setbacks, the current requirements would render over 54% of this site unusable for buildings. The application does not eliminate this unnecessarily restrictive provision of the code, but granting the requested variances has substantially the same effect for this particular project Therefore, the application complies with Policy 6.2.1. Policy 7.1.2. The City shall require as a pre-condition to development approval that: a. Development coincide with the availability of adequate service capacity including; 1. Public water 2. Public sewer shall be required for a new development within the City unless the property involved is over 300 fee from a sewer line and Washington County Health Department approval for a private disposal system is obtained;and 3, Storm Drainage. b. The facilities are: edmurphy&associates/clients/cpah/appiication4thdr/8/16/00 14 • 1. Capable of adequately serving all intervening properties and the proposed development;and 2. Designed to City standards. c All new development utilities to be placed underground. The project will be connected to public water, pubic sewer and public storm drainage, all of which are available with adequate service capacity. There will not be any intervening properties, as this development will connect directly to the facilities. The facilities will be designed to City standards. All new development utilities will be placed underground in accordance with City requirements (Tigard Development Code, Section 18.810.110). Therefore, the application complies with Policy 7.1.2. Policy 8.1.1 The City shall plan fora safe and efficient street and roadway system that meets the current needs and antidpated future growth and development 8.1,3 The City shall'require as a precondition to development that: a. Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority; b. Street right-of-way be dedicated where the street is substandard in width; The developer commit to the construction of the streets, curbs and sidewalks to city standards within the development; d. Individual developers participate in the improvement of existing streets, curbs and sidewalks to the extent of the development's impacts; e, Street improvements be made and street signs or signals be provided when the development is found to create or intensify a traffic hazard; f. Transit stops, bus turnout lanes, and shelters be provided when the proposed use of a type which generates transit ridership, g. Parking spaces be set aside and marked for cars operated by disabled persons and that the spaces be located as dose as possible to the entrance designed for disabled persons;and h. Land be dedicated to implement the bicycle/pedestrian corridor in accordance with the adopted plan. The development abuts a publicly dedicated street, SW Hall Boulevard, and has an existing driveway onto that arterial. The State Department of Transportation is the `owner" of SW Hall Boulevard, and an access permit will have to be granted by ODOT for access onto SW Hall Boulevard. Since there is an existing driveway on the property, and no other reasonable way to access the property, it is likely that ODOT will grant the permit (See ODOT letter at Exhibit M) CPAH staff have been in touch with ODOT to clarify an appropriate traffic study and permit application procedure. CPAH has contacted three traffic engineering firms to seek bids for such a traffic study. The applicant, CPAH, will dedicate additional necessary street right-of-way in accordance with City and state requirements and will install necessary street improvements to the City's standards. CPAH will also meet or exceed the requirements for landscaping and screening for the visual enhancement of SW Hall Boulevard. edmurphy&associates/clients/cpah/application4thdr/8/16/00 15 • • • There are no public or private streets within the project. All on-site parking and circulation will be done to City specifications. The applicant commits improving the property's SW Hall Boulevard frontage with the construction of the streets, curbs and sidewalks to City standards, and to make appropriate street improvements if the development is found to create or intensify a traffic hazard. The proposed use will generate transit ridership, but since the current Tri-Met bus route does not use this section of SW Hall Boulevard, it is unlikely that Tri-Met or ODOT will require transit stops. CPAH will work with Tri-Met to make any reasonable pedestrian or transit oriented improvements that will encourage transit ridership. Through conversations with Tri-Met staff, CPAH learned that Tri-Met is currently reviewing the SW Barbur Boulevard corridor(which includes points within 0.25 miles north and south). CPAH was encouraged to submit a request for consideration of service on the portion of Hall Boulevard not currently served immediately in front of proposed project (CPAH's letter to Tri-Met is attached as Exhibit N). The site plan proposes setting aside parking spaces for cars operated by disabled persons in accordance with the Uniform Building Code. The site plan also illustrates land that will be dedicated to accommodate future improvements to SW Hall Boulevard, which is the bicycle/pedestrian corridor planned for this area. The street improvements will include sidewalks along the frontage of the site and additional bicycle lane connections. SW Hall Boulevard is projected to eventually be five lanes wide, according to the Washington Square Regional Center Plan, the draft Regional Transportation Plan and City of Tigard draft Transportation System Plan. (The WSRCP task force recommended requiring dedication of, or otherwise acquiring, enough right-of-way for five-lanes, but actually improving SW Hall Boulevard for three-lanes.) The WSRCP also recommends a People Mover and new transit center. In addition, improvements to the I-5/217 intersection are underway, a 99W Corridor study has been recently completed, the Greenburg Road overpass across Highway 217 has been recently widened and improved. The current and future transportation system can quite easily accommodate the traffic generated by this project. While the proposed development is high density, it will generate less vehicle trips than a comparably sized market rate development. According to CPAH Property Parking Study (Exhibit H) households in the targeted income range average less than one vehicle per unit, whether they reside in one, two or three-bedroom units. Focus group discussions with our residents indicate that not only are families unable to afford one or more cars, they are less likely to make multiple trips per day than other income segments. From a land use/transportation standpoint, the highest densities should be along arterials, and close to major employment, shopping, recreation, and other destinations. This project accomplishes that goal, and contributes to a safe and efficient transportation system. Therefore, the application complies with 8.1.1 and 8.1.3. Policy 8.2.2 The City shall encourage the expansion and use of public transit by: a. Locating/and intensive uses in dose proximity to transitways; b. Incorporating provisions into the community development Code which require development proposal tb provide transit fad/hies;and edmurphy&associates/clients/cpah/application4thdr/8/16/00 16 • c Supporting efforts by Tri-Met and other groups to provide for the needs of the transportation disadvantaged. This application is in close proximity to transitways. Bus line # 43 runs east west on Locust with a bus stop less than 0.4 miles from this site. The #12 bus line on SW Barbur Boulevard runs frequently and can be accessed within 0.3 miles from the site. There is a major transit center on SW Commercial Street in downtown Tigard, which is less than one mile from the site, and another major transfer area is located at Washington Square, only one mile from the site. In addition, SW Hall Boulevard is a major arterial, and CPAH will advocate for additional service which will directly serve the proposed project. This project will meet the requirements of Section 18.810 of Tigard Development Code regarding transit facilities. The Site Plan will also be reviewed by Tri-Met. Many of the residents in the proposed project will be transportation disadvantaged. CPAH, the long-term owner of this housing complex, will continue to work with Tri-Met and the City to meet the transportation needs of the residents and other transportation disadvantaged individuals in Tigard. Imolementation Stratecies, Policy 8.2.2 is supported by seven implementation strategies. The applicable ones are as follows: 4. The City shall propose land use densities, within the Comprehensive Plan, along transit oriented corridors that support public transportation services. 5. The City shall work with Tri-Met and other transit providers to encourage transit service for the transit dependent population e.g., the poor and handicapped. 6. The City shall encourage its citizens to use mass transit systems, where possible, to make greater effectiveness of the transit system while redudng automobile usage. 7. The City shall coordinate with the transit providers to encourage carpooling and investigate if there is a local need for carpooling in the Tigard area. This application supports implementation strategy #4, in that it requests the City's highest density zoning on the proposed site, which is along SW Hall Boulevard, a transit oriented corridor. CPAH has worked for and will continue to work with Tri-Met to improve transit service for transit dependent persons. The project encourages transit ridership by reducing the number of on-site parking spaces available, which provides a disincentive to own and drive a private vehicle. Finally, CPAH will continually assist and encourage the residents in establishing car-pooling programs, walking, biking and taking the bus as mechanisms to assist in balancing their limited household budgets. CPAH provides information and referral to outside agencies, and conducts financial literacy training on a one-on-one and group basis. Therefore, the application complies with Policy 8.2.2. edmarphy&associates/clients/cpawapplication4thdr/8/16/00 17 • Policy 9.1.3. The City shall encourage land use development which emphasizes sound energy conservation, design and construction. The proposed project is the type of land use development that, by itself, reduces energy consumption because it is higher density than is typical for the Tigard area, which means less energy use per unit. The building itself will meet or exceed the standards in the Uniform Building Code. In addition, the building design will incorporate several energy conservation features. CPAH's staff and development team members have received training in "Green Building" techniques and will explore all avenues for environmentally-responsive design, construction and operation. The project is located in an area that is rich in employment, shopping, services, and entertainment, so residents potentially will only have short vehicular trips, and can also walk, bicycle or take the bus for several of their trips. Policy 9.1.3 is supported by eight policies, of which the following three are applicable to this proposal: 3. The City shall locate higher densities and intensities of/and use in proximity to existing and potential transit mutes specifically with convenient access to federal and state highways, arterials and major collector streets. As noted under policies on housing and transportation, this project is in close proximity to bus routes #12 and #43 and is directly on a potential future transit route. In addition, it is close to access onto Highway 217, which connects to I-5 and US 26 (Sunset Highway). It is directly on Hall Boulevard, an arterial street connecting downtown Beaverton, downtown Tigard, and Durham Road near Tigard High School. SW Hall Boulevard is planned to eventually cross the Tualatin River to connect to Boones Ferry Road in Tualatin. The site is also served by three collector streets, SW Oak Street, SW Lincoln Street and SW Locust Street. 4, The City shall, in the Tigard Community Code, allow for more flexibility in structure siting do provide for maximum solar exposure. The development will meet the Development Code provisions; however, the solar access provisions that were previously in the Development Code have been repealed. Nonetheless, the proposed project is sited towards the north side of the parcel, and is generally laid out in an east- west orientation, making it ideal for maximum solar exposure. 8. The City shall coordinate with and support public and private planning efforts that advocate alternative forms of transportation such as mass transit. carpooling, ride share bicycling and walking for commuter purposes. CPAH advocates alternative forms of transportation, and encourages car pooling, ride-sharing, bicycling and walking. It does this by working directly with the residents to identify and use alternative modes of transportation besides a single-occupancy vehicle for many of the trips the residents take. edmurphy&associates/clients/cpah/application4thdr/8/16/00 18 • . The proposed design of the project encourages alternative forms of transportation by limiting the number of parking spaces on the site. In addition, it will provide 13 bicycle spaces, which is what the Development Code requires (TDC Table 18.765.2). Therefore, the application complies with Policy 9.1.3. 12.1.3. Medium-High and High Density Residential. A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development; (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas; (3) Areas which have direct access form a major collector or arterial street (4) Areas which are not subject to development limitations; (5) Areas where the existing facilities have the capacity for additional development (6) Areas within one-quarter mile of public transit (7) Areas within one-quarter mile from neighborhood and general commercial shopping centers or business and office centers;and (8) Areas adjacent to either private or permanent open space. The proposed project is in an area already planned and zoned for medium density residential development (R-12). There is a major apartment complex next door to the west, the St. James apartments. The property on which CPAH proposes the apartments, and the property to the south, while used for a single-family detached home on large lot, is not committed to low density residential area, but more of an under-utilized transition area. The proposed project has direct access onto SW Hall Boulevard, an arterial street. The property is not subject to development limitations, such as wetlands, steep slopes, poor soils, or flood hazards. Based on a preliminary review, the existing sewer, water, storm water and transportation facilities have more capacity for additional development. The applicant will provide a more detailed analysis of the impact on these services as part of the Site Development Review Application. No particular service problems were mentioned by the City Engineer's office in the pre-application meeting. The parcel is within 1/3 mile of public transit, and within one mile of a variety of commercial and office centers (SW Hall Boulevard, SW Pacific Highway, SW Locust Street, SW Greenburg Road, SW Cascade Avenue and SW Nimbus Drive). It is not adjacent to private or public open space, but the Washington Square Regional Plan includes the creation of open space around the wetlands, about one mile to the north of this property. In addition, Metzger Park is only 3/4 of a mile away from this site. Policy 12.1.3 is supported by one implementation strategy with five sub-parts, of which the following three are applicable: 1. The Community Development Code shall: edmurphy&associates✓clients/cpah/application4thdr/8/16/OO 19 • a. Include a broad range of residential districts; d. Require medium density and high density residential developments to provide a minimum of 20%of the gross area to be landscaped. e. Require the dedication of land or monetary contribution to the public for parks or recreation facilities. The Development Code includes a broad range of residential districts, including the requested R- 40 zone. However, the Zoning Map does not provide for this same broad range by zoning designations. Re-zoning the subject parcel to R-40 will help implement strategy 1.a. The proposed project will meet the landscaping requirements of Section 18. 510.050.B., (See Table 18.510.2) of the Tigard Development Code, which includes a requirement that a minimum of 20% of the gross land area of the site to be landscaped. The proposed project will make a monetary contribution to the public for parks and recreation facilities in the form of the Parks System Development Charges. In addition, it provides a play yard and outdoor patio space for the residents. Therefore, the proposed project complies with Policy 12.1.3. APPLICABLE COMPREHENSIVE PLAN MAP DESIGNATIONS There are no comprehensive map designations that are applicable to this property. CHANGE IN PHYSICAL CIRCUMSTANCES HAS OCCURRED / MISTAKE WAS MADE A change of physical circumstances has occurred since the original designation (Comprehensive Plan language) or evidence of a change in neighborhood or community(Development Code language). There has been a change of physical circumstances, and a change in the community, since the original designation of this property as medium density R-12. There is a much more acute housing shortage, and a far housing affordability problem. Due to a variety of factors, Oregon is now one of the least affordable states from a housing standpoint. One of these factors is the price of land, and the shortage of available, buildable land. This factor alone, forces developers of affordable housing to look for opportunities to build at higher densities, to try and keep the land cost per unit as low as possible. 1. Affordable housing shortage compared with residential development in the City. While market rate housing has flourished in Tigard, affordable housing has lagged far behind. The community has changed a great deal in the last several years—it has become less and less affordable. 2. Lack of other suitable land in area. Another problem is the lack of other suitable land for development in the area. Whereas in the past, planners expected and zoned for multifamily housing in the Tigard Triangle and in the Downtown Area, in fact, there has been no additional housing added to either area since the "Fanno edmurphy&associates/clients/cpah/application4thdr/8/16/00 20 • N Creek Apartments" were built in dowtown and "Hampton Court" was built in the Tigard Triangle. No below market rate apartments have built in either of those areas. With the adoption of the Mixed Use Employment zone in much of the Tigard Triangle, it is highly unlikely that anymore high density housing will be built. In fact, what is being built in the MUE zone is Class A offices. At the same time, the availability of land suitable for affordable multifamily housing has diminished, and land costs have skyrocketed. The Central Business District allows multifamily development at 40 units per acre, but there is lithe land available. The few formally vacant parcels along SW Burnham and SW Commercial Streets, for instance, have now been developed for commercial uses. It is difficult for affordable housing developers to find any suitable land, and trying to compete for land zoned for commercial uses is unrealistic. 3. Increasing densities. At one time, the current zoning, R-12, was thought of as higher density housing. Much of the R-12 and R-25 zoned properties were in fact developed well below the maximum densities allowed, until the City established minimum density requirements in 1998, when it revised the Development Code. A few years ago, multifamily developers in the region, other than downtown Portland, would not develop at densities much over 20 units per acre. Therefore, the City did not rezone additional properties R-40, because there was no market demand for that density. Now, however, densities around light rail stations can reach 30 units per acre and more. Densities at 40 units per acre in the suburbs are not unimaginable in the suburbs anymore, particularly in town centers and regional centers. In fact, the WSRCP requires a minimum of 50-units per acre in the proposed MUR1 zone. What has changed is the market—the type of housing that buyers want, and the location in which they want that housing. MISTAKE WAS MADE Mistake was made in original land use designation(Comprehensive Plan language)or evidence of...a mistake or inconsistency in the Comprehensive Plan or Zoning Map (Development Code language). The proposed development is consistent with the WSRCP. That plan was adopted by the City Council on March 14, 2000, but the Council chose to delay its implementation. Ordinance 00-18, which adopted the WSRCP, includes the following language: "SECTION 7: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor and posting by the City Recorder. The amendments provided for in Sections 2, 3, 4, and 5 shall be made when the City Council by resolution finds that recommendations for storm water drainage, recommendations for open space and strategies and a financial plan for transportation improvements for the Washington Square Regional Center have been prepared and adopted by the City Council." edmurphy&associates/clients/cpah/application4thdr/8/16/00 21 S • The Council did not delay the implementation of Section 6, which reads: "SECTION 6: The Findings and Conclusions in Support of Washington Square Regional Center ("Exhibit F") are hereby adopted."Those findings and conclusions are currently in effect. There is an inconsistency between the findings that were adopted by the City Council, and the current plan for medium density housing on this property.The findings and conclusions recognize the need for high density housing, and for affordable housing. The adopting ordinance, however, delayed the full implementation of the WSRCP until further studies could be completed. The site proposed for the multifamily development is not in any of the "contested" areas of the Plan. That is, it does not contain wetlands, or effect wetlands. It is not subject to flooding. It was not identified as an open space area. Perhaps most important, it is not a major traffic producer. It is inconsistent to adopt findings and conclusions, and then to postpone worthy, publicly needed housing projects, until an uncertain date in the future, when the project does not significantly effect those issues of key concern to the Council. There is not enough land zoned R-40 in Tigard. Although the City is meeting its minimum housing density target of an average of 10 units per net buildable acre, and although the market for densities higher than 20 units per acre is a relatively recent change, the City made a mistake in not amending the Comprehensive Plan and Zoning Map to allow higher densities in zones other than the CBD and the MUE zones. Recognizing the need, the City prepared the WSRCP. However, indefinitely postponing action, even for needed affordable housing projects, was, if not an outright mistake, at least an action inconsistent with the adopted findings. APPLICABLE STANDARDS OF THE DEVELOPMENT CODE Demonstration of compliance with all applicable standards of the Development Code or other applicable implementing ordinance(Development Code language). • Allowed use in R-40 zone. Multifamily uses are allowed in the R-40 zone. • Lot area minimum. There is no lot area minimum in this zone. • Density, minimum and maximum. There is no maximum density in the R-40 zone. • Parking. The normal parking requirements for multifamily units on a per dwelling unit(DU) basis, is as follows: o 1 bedroom: 1.25/DU o 2 bedroom: 1.50/DU o 3-4 bedroom: 1.75/DU In addition, Section 18.765.030.E. requires an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents at the complex. The proposed project does not meet the parking standards. The applicant is requesting a variance to the parking standards. • Setbacks, front, side and rear. Normally, the R-40 zone requires a 20' front yard, 10' side yard and 20' rear yard setback. The proposed site plan meets that standard. However, Table 18.510.2 requires a 35' setback for any side or rear yard abutting a more restrictive zoning district. Since the R-40 zone is more restrictive than the R-12 zoning to the north, west and south, the development would have to meet the 35' setback on three sides. The edmurphy&associates/clients/cpah/application4thdr/8/16/00 22 • • applicant finds that this standard presents a hardship, and is requesting a variance to the "additional"setback requirement of 35'. ❖ Landscaping, screening and open space. The proposed site design meets the requirements for landscaping, screening and open space. Several large trees on the site will be preserved and integrated into the landscape plan. For more information about how the proposed project meets the applicable standards of the underlying zone, see the preliminary Site Development Review responses to SDR criteria (attached as Exhibit I). STATEWIDE PLANNING GOALS There are 19 Statewide Planning Goals. However, several Goals are not applicable to the proposal, and deal with Agricultural Land, Forest Lands, The Willamette River, Greenway and the Coastal Goals. A brief summary of the 12 Statewide Planning Goals that are applicable to this proposal are as follows: 1. Citizen Involvement -- Goal 1 calls for "the opportunity for citizens to be involved in all phases of the planning process." It requires each city and county to have a citizen involvement program with six components specified in the goal. It also requires local governments to have a committee for citizen involvement(CCI) to monitor and encourage public participation in planning. 2. Land Use Planning --Goal 2 outlines the basic procedures of Oregon's statewide planning program. It says that land-use decisions are to be made in accordance with a comprehensive plan, and that suitable "implementation ordinances" to put the plan's policies into effect must be adopted. It requires that plans be based on "factual information"; that local plans and ordinances be coordinated with those of other jurisdictions and agencies; and that plans be reviewed periodically and amended as needed. 5. Open Spaces, Scenic and Historic Areas, and Natural Resources -- Goal 5 encompasses 12 different types of resources, including wildlife habitats, mineral resources, wetlands and waterways. It establishes a process through which resources must be inventoried and evaluated. If a resource or site is found to be important, the local government has three policy choices: to preserve the resource, to allow the proposed uses that conflict with it, or to establish some sort of a balance between the resource and those uses that would conflict with it. 6. Air, Water and Land Resources Quality --This goal requires local comprehensive plans and implementing measures to be consistent with state and federal regulations on matters such as groundwater pollution. 7. Areas Subject to Natural Disasters and Hazards -- Goal 7 deals with development in places subject to natural hazards such as floods or landslides. It requires that jurisdictions apply "appropriate safeguards" (floodplain zoning, for example) when planning for development there. 8. Recreation Needs -- This goal calls for each community to evaluate its areas and facilities for recreation and develop plans to deal with the projected demand for them. It also sets forth detailed standards for expedited siting of destination resorts. edmurphy&associates/clients/cpah/application4thdr/8/16/00 23 • • 9. Economy of the State -- Goal 9 calls for diversification and improvement of the economy. It asks communities to inventory commercial and industrial lands, project future needs for such lands, and plan and zone enough land to meet those needs. 10. Housing --This goal specifies that each city must plan for and accommodate needed housing types (typically, multifamily and manufactured housing). It requires each city to inventory its buildable residential lands, project future needs for such lands, and plan and zone enough buildable land to meet those needs. It also prohibits local plans from discriminating against needed housing types. 11. Public Fadlities and Services -- Goal 11 calls for efficient planning of public services such as sewers, water, law enforcement, and fire protection. The goal's central concept is that public services should to be planned in accordance with a community's needs and capacities rather than be forced to respond to development as it occurs. 12. Transportation -- The goal aims to provide "a safe, convenient and economic transportation system." It asks for communities to address the needs of the "transportation disadvantaged." 13. Energy -- Goal 13 declares that "land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles." 14. Urbanization -- This goal requires all cities to estimate future growth and needs for land and then plan and zone enough land to meet those needs. It calls for each city to establish an "urban growth boundary" (UGB) to "identify and separate urbanizable land from rural land." It specifies seven factors that must be considered in drawing up a UGB. It also lists four criteria to be applied when undeveloped land within a UGB is to be converted to urban uses. Of the above twelve Statewide Planning Goals, Goal 10, the Housing Goal, is the one most relevant and applicable to this proposal. However, this application will touch briefly on all of the applicable goals in order to demonstrate conformity to the Statewide Planning program. GOAL 1: CITIZEN INVOLVEMENT. To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. CPAH staff made presentations to Tigard's Citizen Involvement Team in both July and August, and held a neighborhood meeting that was noticed according to city standards. The City will send public notices for the Planning Commission and City Council hearings, and send out letters to property owners within 500 feet informing them of the hearings. The hearings will provide an opportunity for input. Therefore, the request complies with Goal 1. GOAL 2: PART I — PLANNING. To establish a land use planning process and policy framework as a basis for all decision[sJ and actions related to the use of land and to assure an adequate factual base for such decisions and actions. edmurphy&associates/clients/cpah/appli cation4thdr/8/1 6/00 24 • • The City of Tigard has an acknowledged Comprehensive Plan, and has updated its Comprehensive Plan through the periodic review process. Further, as evidenced by the findings adopted in support of the WSRCP (Exhibit 'F' of Ordinance 00-18), the WSRCP was done in conformance with Goal 2. This Goal requires cities to identify issues and problems, take inventories and gather other factual information, evaluate alternative courses of action and ultimate policy choices, taking into consideration "social, economic, energy and environmental needs". It also requires a process for making revisions to the plan as needed to take into account changing public policies and circumstances. The need for affordable housing is clear and well-documented, and is much more acute than it was when the last inventory of housing in the City was done in 1990. The need for higher density housing in the Washington Square area was clearly established in findings adopted by the City subsequent to the adoption of the WSRCP. GUIDELINES FOR GOAL 2 B. REGIONAL, STATE AND FEDERAL PLAN CONFORMANCE Cities are expected to coordinate their plans with regional, state and federal agencies. The region has adopted a Metro 2040 Growth Concept. The City has created a plan that, when implemented fully, is coordinated with and implements that growth concept. The CPAH application is in conformance with the Metro 2040 Growth Concept, a vision for the region expressed through the Washington Square Regional Center Plan. This request therefore complies with Metro's functional plan. E. MAJOR REVISIONS AND MINOR CHANGES IN THE PLAN AND IMPLEMENTATION MEASURES. The amendment to the Comprehensive Plan would be classified as a "minor change", and not a "major revision"according to this section of the guidelines. Minor changes are those which "do not have a significant effect beyond the immediate area of the change, should be based on special studies or other information which will serve as the factual basis to support the change. The pubic need and justification for the particular change should be established". The request for an amendment is based upon studies of housing needs and affordability. There is a vital public need for housing for families making less than 50% of the median income. There is no other land available where housing at this density is allowed. There is no better location that in the Washington Square regional center area, close to major transportation systems and major employment centers. The request complies with Goal 2, Land Use Planning. GOAL 5: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN SPACES. To protect natural resources and conserve scenic and historic areas and open spaces. Local governments shall adopt programs that will protect natural resources and conserve scenic historic, and open space resources for present and future generations. These resources promote a healthy environment and natural landscape that contributes to Oregon's livability. The following resources shall be inventoried; a. Riparian corridors, including water and riparian areas and fish habitat; b. Wetlands; Wildlife Habitat; d. Federal Wild and Scenic Rivers; e. State Scenic Waterways; edmurphy&associates/clients/cpah/application4thdr/8/16/00 25 • • • f. Groundwater Resources; • g. Approved Oregon Recreation Trails; h. Natural Areas; i. Wilderness Areas; j. Mineral and Aggregate Resources; k, Energy sources; /. Cultural areas. Lora/governments and state agencies are encouraged to maintain current inventories of the following resources: a. Historic Resources; b. Open Space; c Scenic Views and Sites. There are no riparian corridors, wetlands, wildlife habitat, scenic waterways, ground water resources, Oregon Recreation Trails, natural areas, wilderness areas, mineral and aggregate resources, energy resources, cultural areas, historic resources, open space, or scenic views and sites on this property. Rezoning this site and developing it for multifamily residences will not negatively impact natural resources on the site or in the general area, nor will it negatively impact any scenic and historic areas and open spaces (see environmental letter, Exhibit 3). Therefore, the proposal complies with Goal 5. GOAL 6:AIR, WATER AND LAND RESOURCES QUALITY. To maintain and improve the air, water and/and resources of the state. The City of Tigard complies with this Goal through its adopted comprehensive plans and polices regarding water resources. The City is in compliance with the State Department of Environmental Quality air quality standards. This particular project will provide less than the usual number of parking spaces per resident, thereby reducing the amount of impervious surface of the site and the amount of storm water runoff from the site. The storm water runoff will filter through a Unified Sewerage Agency- approved water quality facility or feature before leaving the site. In addition, it is highly likely that residents of the Village at Washington Square will drive less than average, due to their limited resources, which will help maintain the current air quality standard. Therefore, this application complies with Goal 6. GOAL 7:AREAS SUBJECT TO NATURAL DISASTERS AND HAZARDS. To protect life and property from natural disasters and hazards. Developments subject to damage or that could result in loss of life shall not be planned nor located in known areas of natural disasters and hazards without appropriate safeguards. Plans shall be based on an inventory of known areas of natural disaster and hazards. Areas of Natural Disasters and Hazards --are areas that are subject to natural events that are known to result in death or endanger the works of man, such as stream flooding, ocean flooding, ground water, erosion and deposition, landslides, edmurphy&associates/clients/cpah/application4thdr/8/16/00 26 • • earthquakes, weak foundation soils and other hazards unique to local or regional areas. The proposed project is not in an area that is subject to natural events that can result in danger to lives or property, according to inventories done as part of the City of Tigard's Comprehensive Plan. There is no stream flooding, ocean flooding, ground water, erosion and deposition, earthquakes, weak foundation soils or other hazards unique to the local or regional areas on this property. The building will be constructed under the standards of the Oregon Building Code, which takes into account general natural hazards such as earthquakes, or soil types. Therefore, the proposal complies with Goal 7. GOAL 8: RECREATIONAL NEEDS. To satisfy the recreational needs of the citizens of the state and visitors and, where appropriates to provide for the siting of necessary recreational facilities including destination resorts. This Goal is not really applicable because no recreational issues or destination resort issues are involved. The planned project will have a community room that can be used for indoor recreational activities, as well as an outdoor play area. In addition, the site is reasonably close to Metzger Park and Metzger Elementary School, which provide outdoor recreational facilities, and is on a bike path. In addition, the project will be assessed Park System Development Charges, which are used to purchase build and improve parks within the Tigard area. Therefore, this application complies with Goal 8. GOAL 9: ECONOMIC DEVELOPMENT. To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare,and prosperity of Oregon's citizens. This Goal has been met by the City of Tigard because of the amount of land the Comprehensive Plan and Zoning Map allow to be developed for industrial, office or commercial uses. The City has seen a substantial amount of industrial, retail and office growth in planned areas along SW 72nd Avenue, SW Sequoia Parkway, and SW Boones Ferry Road; within the Tigard Triangle; near Washington Square and Lincoln Center; and along 99W. Generally, the Highway 217 and I-5 Corridors have seen rapid and significant growth, making those corridors intense in job creation over the last 10-15 years. Unfortunately, much of the area adjacent to these job-rich locations are zoned for and developed as single-family detached homes, and many of the jobs being created are service, retail and light industrial sector jobs which do not command the higher wages that manufacturing jobs would. This has created a shortage of affordable housing in short commuting or even walking distance from the employment areas. There have been only two or three new multifamily projects built within the employment areas, and those were market rate apartments or condominiums. Of the 24 cities within the Portland metropolitan area, Tigard has the third greatest jobs-housing imbalance. In order to continue to prosper, Tigard needs to create higher density housing of all types, and particularly below-market rate housing, for the people that make up the labor market. Further, this housing needs to be encouraged and supported in areas close to or actually within the employment areas, dose enough for employees to get to and from work easily, with as low as edmurphy&associates/c1 ients/cpah/application4thdr/8/16/00 27 • • • possible an impact on the environment or transportation system. The proposed site and proposed project are perfectly suited to provide this type of needed housing. Therefore, the application complies with Goal 9. GOAL 10: HOUSING. To provide for the housing needs of citizens of the state. Buildable lands for residential use shall be inventoried and plans shall encourage the availability of adequate numbers of needed housing units at price ranges and rent levels which are commensurate with the financial capabilities of Oregon households and allow for flexibility of housing location, type and density. Buildable Lands --refers to lands in urban and urbanizable areas that are suitable, available and necessary for residential use. Government Assisted Housing --means housing that is financed in whole or part by either a federal or state housing agency or a local housing authority as defined in ORS 456.005 to 456.720, or housing that is occupied by a tenant or tenants who benefit from rent supplements or housing vouchers provided by either a federal or state housing agency or a local housing authority. Needed Housing Units--means housing types determined to meet the need shown for housing within an urban growth boundary at particular price ranges and rent levels. On and after the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing units"also includes government- assisted housing. A. PLANNING 1. In addition to inventories of buildable lands, housing elements of a comprehensive plan should, at a minimum, include: (1), a comparison of the distribution of the existing population by income with the distribution of available housing units by cost,• (2), a determination of vacancy rages, both overall and at varying rent ranges and cost levels; (3). a determination of expected housing demand at varying rent ranges and cost levels; (4,) allowance for a variety of densities and types of residences in each community; and (5) an inventory of sound housing in urban areas induding units capable of being rehabilitated. 2. Plans should be developed in a manner that insures the provision of appropriate types and amounts of land within urban growth boundaries. Such land should be necessary and suitable for housing that meets the housing needs of households of all income levels. 3. Plans should provide for the appropriate type, location and phasing of public facilities and services sufficient to support housing development in areas presently developed or undergoing development or redevelopment: 4, Plans providing for housing needs should consider as a major determinant the carrying capacity of the air,/and and water resources of the planning area. The land edmurphy&associates/clients/cpah/application4thdr/8/16/00 28 • • • conservation and development actions provided for by such plans should not exceed the carrying capacity of such resources. B.IMPLEMENTATION 1. Plans should provide for a continuing review of housing need projections and should establish a process for accommodating needed revisions. 2. Plans should take into account the effects of utilizing financial incentives and resources to(a)stimulate the rehabilitation of substandard housing without regard to the financial capacity of the owner so long as benefits accrue to the occupants; and (b)-bring into compliance with codes adopted to assure safe and sanitary housing the dwellings of individuals who cannot on their own afford to meet such codes. 3. Decisions on housing development proposals should be expedited when such proposals are in accordance with zoning ordinances and with provisions of comprehensive plans. 4. Ordinances and incentives should be used to increase population densities in urban areas taking into consideration: (1), key facilities, (2). the economic environmental, social and energy consequences of the proposed densities and(3), the optimal use of existing urban/and particularly in sections containing significant amounts of unsound substandard structures. 5. Additional methods and devices for achieving this goal should, after consideration of the impact on lower income households, include, but not be limited to: (1). tax incentives and disincentives; (2), building and construction code revision; (3), zoning and land use controls; (4). subsidies and loans; (5), fee and less-than-fee acquisition techniques; (6), enforcement of local health and safety codes; and(7), coordination of the development of urban facilities and services to disperse low income housing throughout the planning area. 6. Plans should provide for a detailed management program to assign respective implementation roles and responsibilities to those governmental bodies operating in the planning area and having interests in carrying out the goal. The site is suitable, available and necessary for residential use. The current zoning of the city does not"encourage the availability of adequate numbers of needed housing units at price ranges and rent levels which are commensurate with the financial capabilities of Oregon households", and particularly those with a family income of less than 50% of the area median income. The proposed project builds housing that is by definition "needed housing". Yet the current Comprehensive Plan and Zoning Map do not allow for enough flexibility of housing location, type and density. This has resulted in a situation where there are virtually no buildable lands in Tigard upon which higher densities, such as 25-40 units per acre or above, can be built. In fact, recent inventories indicate less than 50 acres of R-25 vacant land exists, at least some of which is in parcels too small or inappropriately located to develop in this fashion, or including wetland or other environmental sensitivities. There is NO R-40 land available. edmurphy&associates/clients/cpah/application4thdr/8/I6/00 29 • • The City has not provided appropriate types and amounts of land within the city limits or city's planning areas. The housing needs of families at all income levels is not currently being met. One of the findings by City Council in Ordinance No. 00.18 is as follows: The existing commercial and commercial professional zones do not allow opportunities for residential development with the commercial and office development. The new zoning will provide provisions that allow retention of existing residences, thereby preserving affordable housing, while still providing the opportunity for high density housing. Goal 10, Housing, is, therefore, met because the proposal provides for addition opportunities as called for in the City's Comprehensive Plan and the Metropolitan Housing Rule, in addition to the Metro 2040 Plan."This same finding can apply to the Comprehensive Plan Amendment and Zone Change that is in the area targeted for high density housing by the WSRCP. CPAH is requesting that the City increase population densities within the City limits through its zoning and land use controls on less than one acre of ground. Changing the Comprehensive Plan designation to High Density, and the Zoning to R-40 on this property would provide more variety of densities and types of residences in the community, and therefore help implement the Housing Goal. Therefore, the application complies with Goal 10. GOAL 11: PUBLIC FACILITES AND SERVICES. To plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development The proposed site has full urban services available to it: police protection; sanitary facilities; storm drainage facilities; health services; recreational facilities and services; energy and communication services; and community governmental services. The application will meet the standards of the Tigard Development Code for street and utility improvements. It will pay System Development Charges for Transportation, Parks, Sewer, Water and Storm Drainage. It will improve SW Hall Boulevard along its frontage. The necessary public facilities are of adequate size and capacity to accommodate these 26 housing units (see letter from Tigard-Tualatin Schools at Exhibit 0). Therefore, this application complies with Goal 11. GOAL 12; TRANSPORTATION. To provide and encourage a safe, convenient and economic transportation system. A transportation plan shall: 1. consider all modes of transportation induding mass transit,air, water,pipeline, rail,highway, bicycle and pedestrian; 2. be based upon an inventory of local, regional and state transportation needs; 3. consider the differences in social consequences that would result from utilizing differing combinations of transportation modes; 4. avoid principal reliance upon any one mode of transportation; S. minimize adverse social, economic and environmental impacts and costs; edmurphy&associates/clients/cpah/application4thdr/8/1 6/00 30 • • 6. conserve energy; 7, meet the needs of the transportation disadvantaged by improving transportation services; EL facilitate the flow of goods and services so as to strengthen the local and regional economy;and 9. conform with local and regional comprehensive land use plans. Each plan shall include a provision for transportation as a key fadiity. The proposed multifamily project is in the middle of a large commercial, office and industrial area that is employment and service rich. The site is on SW Hall Boulevard, an arterial road that connects downtown Beaverton to Washington Square to Durham/Boones Ferry/72nd Avenue. It is within 600 feet of SW Pfaffle Street, which connects to SW Dartmouth Avenue, thereby providing dose access to all of the jobs and goods and services within the Tigard Triangle area. The site backs up to, and is close to the on-ramps for, Highway 217, a freeway connecting the Sunset Highway with I-5. It is close to four existing bus routes, and most likely will eventually be served more directly with transit service as the area increases in density. It is close to the planned commuter rail line between Wilsonville and Beaverton. The site could not be in a better location to utilize the existing and probable future transportation system, and to make full use of all modes of transportation. In addition, since the residents of the Village at Washington Square will have incomes at or below 50% of area median income, we know that at least some, though likely many, will be transportation disadvantaged. Due to the location of the proposed site, these people will be able to live in an area where they can walk or bicycle to many destinations, or use the public transportation system, which is one of the objectives of the transportation goal. Therefore, the application complies with Goal 12. GOAL 13:ENERGYCONSERVATION: To conserve energy, The land will be developed, and the uses on the land will be managed, to maximize the conservation of all forms of energy. The building will meet the standards of the Uniform Building Code, and will actually go beyond the Code requirements in terms of weatherization and energy efficient appliances. A three-story, multifamily building is by its nature more energy efficient than separate dwelling units. The parking lot, if the variance on the number of parking spaces is approved, will be smaller in area than normal, and will therefore use less non-renewable resources in its construction and on-going maintenance. The residents will, as other similar projects clearly indicate, drive less and make shorter trips by single-occupancy private vehicles, thereby conserving energy. • In addition, CPAH has programs that encourage residents to conserve energy through wise use of water and electricity, and it also encourages them to recycle their bottles, cans and other recyclable materials. CPAH sought and received grants for extensive weatherization improvements edmurphy&associates/clients/cpah/application4thdr/8/16/00 31 • • at all three of its existing sites. CPAH has experience with the State's energy tax credit and rebate programs. During its summer youth program and at other times, CPAH invites partners to provide on-site educational programs, such as "River Rangers" which addresses water quality and conservation. Residents are encouraged to seek energy assistance from the local NeighborShare office. Therefore, the application complies with Goal 13. GOAL 14: URBANIZATION. To provide for an orderly and efficient transition from rural to urban land use. This goal is not directly applicable because urban growth boundaries are not directly involved. However, it can be noted that using land more efficiently within the urban growth boundary by building at higher densities reduces the need to expand the Urban Growth Boundaries. The property is currently zoned R-12, for 12 units per acre. Zoning it R-40, for 40 units per acre, will result in a significantly more efficient use of the land. Therefore, the application complies with Goal 14. FEDERAL OR STATE STATUTES OR REGULATIONS The City must comply with Federal and State Statutes or regulations. The applicable statutes or regulations are: ❖ ORS 197.295—314 on needed housing ❖ OAR 660-007-0030 through 660-007-0037 - Land Conservation and Development Department, Division 7, Metropolitan Housing. ❖ OAR 660-008-0010 - Land Conservation and Development Department, Division 8, Interpretation of Goal 10 Housing, Allocation of Buildable Land ❖ OAR 660-012-0000 - Land Conservation and Development Department, Division 7 ❖ Transportation Planning These statutes and regulations are addressed below. ORS 197.295-314 NEEDED HOUSING IN URBAN GROWTH BOUNDARIES. In establishing that actions and measures adopted under subsections (4) and(5) of this section demonstrably increase the likelihood of higher density residential development, the local government shall at the minimum ensure that land zoned for needed housing is in locations appropriate for the housing types identified under subsection (30 of the Section and is zoned at density ranges that am likely to be achieved by the housing market using the analysis in subsection (3) of this section. Actions or measures, or both, may indude but are not limited to: (a) Increases in the permitted density on existing residential land; (b) Financial incentives for higher density housing; (c) Provisions permitting additional density beyond that generally allowed in the zoning district in exchange for amenities and features provided by the developer; (d) Removal or easing of approval standards or procedures; edmurphy&associates/clients/cpah/application4thdr/8/IWOO 32 • • (e) Minimum density ranges; (0 Redevelopment and infill strategies; (g) Authorization of housing types not previously allowed by the plan or regulations;and (h) Adoption of an average residential density standard. The portion of the state law quoted above, which deals with providing sufficient buildable lands within the Urban Growth Boundary, and making sure urban land is used efficiently, offers methods by which the City can ensure that needed housing gets built. ("Needed housing" by definition includes government assisted housing - ORS 197.303(b).) Increases in the density permitted, permitting higher density in exchange for certain features, such as low income housing, and easing of approval standards are all actions or measures the City could take that would be consistent with this state law. 197.307 Effect of need for certain housing in urban growth areas;approval standards for certain residential development;placement standards for manufactured dwellings. (1) The availability of affordable, decent, safe and sanitary housing opportunities for persons of lower, middle and fixed Income, including housing for seasonal and year-round farmworkers,is a matter of statewide concern. (2) Many persons of lower, middle and fixed income depend on government assisted housing as a source of affordable, decent,safe and sanitary housing. (3)(a) When a need has been shown for housing within the urban growth boundary at particular price ranges and rent levels, needed housing, including housing for seasonal and year-round farmworkers,shall be permitted in one or more zoning districts or in zones by some comprehensive plans as overlay zones with sufficient buildable land to satisfy that need. Housing that is affordable to families making less than 50% of the area median income is needed. Government assisted housing is needed. According to HUD, 74% of the individuals and families eligible to receive rental assistance are not currently receiving it. HUD's annual report to Congress in 1999 also highlighted the fact that the majority (2/3) of these unserved households are in the suburbs. In HUD's 2000 report to Congress, the impact on the "urban fringe" of high-tech job growth (these jobs have grown 30% faster in the suburbs than central cities)—driving increases in residential rents more than one-ad-a-half times faster than inflation, and creating staggering jumps in home prices, as well. Higher density is one method of keeping the cost per unit lower, making the apartment units more affordable. The current zoning map and development regulations provide virtually no land within the City where well-designed, high density, affordable multi-family units can be built. By State law, needed housing must be permitted in one or more zoning districts. The City does not have any buildable, available high-density land designated on the Comprehensive Plan or Zoning map. Vacant or re-developable land within the CBD zone, where high density housing is allowed, is very scare, and is expensive due to the commercial zoning. Properties within the Tigard Triangle, where higher density is allowed, is also very scarce and very expensive, due to the Mixed Use Employment zone - essentially, a commercial/office zone. Even if more R-40 land were designated, the setback and parking requirements of the R-40 zone unreasonably restrict the ability of affordable housing developers to build affordable units. edmurphy&associates/clients/cpah/application4thdr/8/16/00 33 • • Sufficient buildable land is not available in Tigard to meet the housing needs of lower, and middle and fixed income, persons who wish to live in the City. ORS 197.307 requires that the City ensures that needed housing is accommodated in the zoning and development regulations of the City. Therefore, the request for a Comprehensive Plan Amendment and Zone Change to allow the development of affordable, government assisted housing units is consistent with and helps the City meet the requirements of ORS 197.295- 314. OAR 660-007 -0030 through 660-007-0037. Land Conservation and Development Department, Division 7, Metropolitan Housing. 660-007-0015 - Clear and Objective Approval Standards Required (12) "Needed Housing" defined. Until the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing" means housing types determined to meet the need shown for housing within an urban growth boundary at particular price ranges and rent levels. On and after the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing"also means: (a) Housing that includes, but is not limited to, attached and detached single-family housing and multiple family housing for both owner and renter occupancy; (b) Government assisted housing; Local approval standards, special conditions and procedures regulating the development of needed housing must be dear and objective, and must not have the effect, either of themselves or cumulatively, of discouraging needed housing through unreasonable cost or delay. 660-007-0020 - The Rezoning Process A local government may defer rezoning of land within the urban growth boundary to maximum planned residential density provided that the process for future rezoning is r e a s o n a b l y jus ti fie d: (1) The plan must contain a justification for the rezoning process and policies which explain how this process will be used to provide for needed housing. (2)Standards and procedures governing the process for future rezoning shall be based on the rezoning justification and policy statement,and must be dear and objective. The Metropolitan Housing Rule was adopted to assure "opportunity for the provision of adequate numbers of needed housing units and the efficient use of land with the Metropolitan Portland urban growth boundary (UGB), to provide greater certainty in the development process..." The Rule called upon Metro to ensure that regional housing needs were met through coordinated comprehensive plans to meet projected housing needs. Jurisdictions like Tigard must designate edmu phy&associates/clients/cpah/application4thdr/8/16/00 34 • • sufficient buildable land to provide the opportunity for at least 50% of new residential units to be attached single family or multifamily housing. There are few opportunities or this to happen, given the more likely commercial use of much of the appropriately zoned mixed use property in the Triangle, Central Business District, and WSRCP area. The proposed application, by upzoning one parcel from medium to high density residential, helps the City meet its goal in this area. Therefore, the proposal meets the requirements of Division 7, Metropolitan Housing. LAND CONSERVATION AND DEVELOPMENT DEPARTMENT DIVISION 8 INTERPRETATION OF GOAL 10 HOUSING 660-008-0010 Allocation of Buildable Land The mix and density of needed housing is determined in the housing needs projection. Suffident buildable land shall be designated on the comprehensive plan map to satisfy housing needs by type and density range as determined in the housing needs projection. The local buildable lands inventory must doavment the amount of buildable land in each residential plan designation. There is no buildable land available within the High Density plan designation. There is no vacant, buildable land zoned R-40 within the City of Tigard. There is not sufficient buildable land designated on the Comprehensive Plan Map to satisfy the need for high density multifamily housing. LAND CONSERVATION AND DEVELOPMENT DEPARTMENT DIVISION 12 TRANSPORTATION PLANNING 660-007-0000 The purpose of this Division is to implement Statewide Planning Goal 12 (Transportation) and promote the development of safe, convenient and economic transportation systems that are designed to reduce reliance on the automobile so that the air pollution, traffic and other livability problems faced by urban areas in other parts of the country might be avoided. Through measures designed to reduce reliance on the automobile, this division is also intended to assure that the planned transportation system supports a pattern of travel and land use in urban areas which will avoid the air pollution, traffic and livability problems faced by other areas of the country. This portion of the rule aims to improve the livability of urban areas by promoting changes in land use patterns and the transportation system that make it more convenient for people to wally bicycle and use transit; and drive less to meet their daily needs. edmurphy&associates/clients/cpah/apP1ication4thdr/8/16/00 35 • • Changing land use and travel patterns will also complement state and local efforts to meet other objectives, including containing urban development. redudng the cost of public services, protecting farm and forest land, redudng air, water and noise pollution, conserving energy and redudng emissions of greenhouse gases that contribute to global climate change, (1) The TSP shall be based upon evaluation of potential impacts of system alternatives that can reasonably be expected too meet the identified transportation needs in a safe manner and at a reasonable cost with available technology. The following shall be evaluated as components of system alternatives: (a)Improvements to existing fadlities or services; (b)New fadlities and services, induding different modes or combinations of modes that could reasonably meet identified transportation needs; (c) Transportation system management measures; (d)Demand management measures;and (e)A no-build system alternative required by the National Environmental Policy Act of 1969 or other laws. (2) Local governments in MPO areas of larger than 1,000,000 population shall, and other governments may also, evaluate alternative land use designations, densities, and design standards to meet local and regional transportation needs. Local governments preparing such a strategy shall consider: (a)Increasing residential densities and establishing minimum residential densities within one quarter mile of transit lines, major regional employment areas, and major regional retail shopping areas; (b)Increasing allowed densities in new commercial office and retail developments in designated community centers; (c) Designating lands for neighborhood shopping centers within convenient walking and cycling distance of residential areas; (d) Designating land uses to provide a better balance between jobs and housing considering: (A) The total number of jobs and total of number of housing units expected in the area or subarea; (B) The availability of affordable housing in the area or subarea;and (C)Provision of housing opportunities in dose proximity to employment areas. edmurphy&associates/clients/cpah/application4thdr/8/16/00 36 i S (3) The following standards shall be used to evaluate and select alternatives; Increasing the residential density at this location is consistent with the Transportation Rule because it provides affordable housing in close proximity to major regional employment areas, in close proximity to major regional and local area commercial areas, and along a major arterial street. It provides the opportunity for the residents of the Village at Washington Square apartments to make fewer trips, shorter trips, and trips by alternative modes of transportation. Therefore, the application is consistent with OAR 660-007-0000, the Transportation Planning Rule. APPLICABLE METRO REGULATIONS Metro 2040 Functional Plan The Regional Urban Growth Goals and Objectives (RUGGOs), originally adopted in 1991 and amended as recently as 1995, include a set of integrated goals and objectives in the form of text and a map, called the 2040 Growth Concept. The RUGGO 2040 Growth Concept provided a blueprint to guide the development of the Urban Growth Management Functional Plan (Functional Plan). The Metro 2040 Functional Plan, adopted in 1996, set the stage for the Washington Square Regional Plan. One of the key provisions of the Metro 2040 Plan was the idea of Regional Centers, in which high intensity growth and development would occur. Regional Centers are to be characterized by the most intense commercial and office land uses, the highest density of housing, and government services. They would be characterized by a mix of various land uses, be served by transit, and serve a large population base. The site that is proposed for the Village at Washington Square apartments is within the Regional Center area. It is the type of higher density residential land use in a area near major commercial, office and public uses, served by various modes of transportation, that the Regional Center concept desires. Therefore, the application is consistent with and implements the Metro 2040 Plan. Regional Affordable Housing Strategy Objective 17 of the RUGGOs states: "The Metro Council shall adopt a`fair share'strategy for meeting the housing needs of the urban population in cities and counties based on a subregional analysis that provides for: a diverse range of housing types, specific goals to ensure that sufficient and affordable housing is available to households of all income levels that live or have a member working in each jurisdiction, housing densities supportive of the development of the regional transportation system, and a balance of jobs and housing." In June of 2000, the Metro Council adopted a Regional Affordability Housing Strategy, or"RAHS". No mandatorygoals were adopted. Tigard has a non-binding, five-year production goal of 320 affordable housing units. The RAHS does have a mandatory requirement for local jurisdictions, in that they are to amend their comprehensive plans to add affordable housing land use policies, and at least consider adopting land use-related affordable housing tools and strategies. Included in the list of possible strategies is a review of parking, as well as a review of development and design standards for impact on affordable housing. edmurphy&associates/clients/cpah/application4thdr/8/16/00 37 • • Even though the requirements of the RAHS are not mandatory, by other city adopted policies and goals, the City is clearly interested in looking at ways it can help housing organizations and developers create 320 units or more of affordable housing over the next 5 years. Approval of the Comprehensive Plan Change and Zone Change, along with the setback and parking variances needed to make the project work, will result in the production of at least these 26 units of affordable housing in the first year. Therefore, the application is consistent with the Regional Affordable Housing Strategy. WASHINGTON SQUARE REGIONAL CENTER PLAN The area around Washington Square was designated as a Regional Center in the 2040 Plan. A Washington Square Regional Center Task Force, staff and consultants developed the Washington Square Regional Center Plan, which was adopted by the City Council in March of 2000, but with delayed implementation. The boundaries of Plan were clarified during the process, and include the particular site under consideration for a CPA/ZC. The Washington Square Regional Center Plan suggested new zoning for much of the Plan area. A new "Mixed Use Residential District— MUR"was created, which was further refined into an MUR-1 and MUR-2. The subject property was to be zoned MUR-1. The MUR-1 zone would require 50 units per acre minimum, with no maximum density. It proposed setbacks of 0' front yard, 0' interior yards, 5' streetside sideyard, and 10' rear yard. The maximum height would be 75'. At a minimum of 50 units per acre, this 0.84-acre site would have to be developed at 42 units, minimum. One of the guiding principles of the WSRCP is to "retain and develop quality housing, including affordable housing, for all income levels." By the adoption of the Plan, with its designation of the property which is the subject of this application as MUR-1, and by stating that one of the guiding principles is the development of quality, affordable housing for all income levels, the City has made clear its vision and its intent. With the new MUR-1 zoning, a request to place 26 multifamily units on .0.84 acres would have been considered a very straightforward and acceptable proposal. The precise development regulations have not been written nor adopted yet, nor has a development plan meeting those standards been created. Hypothetically, however, it is easy to see that the proposed use would have fit within the proposed MUR-1 zoning district. In fact, the Plan calls for this area to become very high density, partly to offset lower densities elsewhere in the Regional Center Plan. As discussed previously the City Council adopted the findings and conclusions of the Washington Square Regional Center Plan, Exhibit F of Ordinance 00_18_, on March 14, 2000. These findings stated that"one of Washington County's strategies to meet their required housing densities recommended that the area in unincorporated Washington County be rezoned from R-5 to R-40 to comply with Metro residential growth targets". The findings make it clear that one of the goals of the Plan is to "preserve the existing single-family character of the Metzger neighborhood." The area in which the subject property is located is within an area chosen for the highest densities. If it were to develop at the current zoning of R- 12, that would undermine the Washington Square Plan, the Washington County housing strategy, edmurphy&associates/clients/cpah/appiication4thdr/8/16/00 38 • • and frustrate the Metro 2040 Plan. It would be a mistake to allow this property to develop at an R-12 density when it is the intent of the City, the County and the Region that it be developed at a much higher density. The application is consistent with and helps implement the Washington Square Regional Center Plan, and in doing so, also the Metro 2040 Plan. APPLICABLE CITY OF TIGARD GOALS TIGARD BEYOND TOMORROW COMMUNITY VISION STATEMENT The City of Tigard initiated and continues to think about the future through a process called "Tigard Beyond Tomorrow." The City worked with task force groups centered on specific topics. One topic was Growth Management. Although the Visioning document is non-binding, it does provide a sense of community and City Council direction. In that document, there are strategies related to housing, some of which are as follows: #3. The City encourages and supports private sector programs to maintain diverse and affordable housing. 3). [The City will]Review City's zoning code and Comprehensive Plan o/ides to provide maximum opportunity for affordable housing. B, Consider minimum densities, indusionary zoning and density bonuses [as]tools to encourage affordable housing. The proposed Village at Washington Square apartments is consistent with the Tigard Beyond Tomorrow visioning document. The project provides the City with an opportunity to actively encourage affordable and support affordable housing, through its planning and zoning tools (Exhibit K). edmurphy&associates/clients/cpah/application4thdr/8/16/00 39 • • VARIANCES Following are Variances which are being requested for the Hall Boulevard Housing project: VARIANCES VARIANCE 1 18.510.050 Development Standards Minimum Setbacks: - Side or rear yard abutting more restrictive zoning district: 35 ft. The current design has a rear yard setback of 20 feet and side yard setbacks of 10 feet, 15 feet and 25 feet less than the Community Development Code requires. See Approval Criteria below for discussion of this issue. VARIANCE 2 18.765.030 Off-street Parking and Loading Requirements - General Provisions E. Visitor parking in multi-family residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 150/0 of vehide parking spaces above the minimum required for the use of guests of residents of the complex. Table 18.765.2 Minimum and Maximum required Off-street Vehide and Bicycle Parking Requirements Per Table 18.765.2 and the visitors parking requirement, the total required parking for the project is 47 calculated as such: (8) one-bedroom units x 1.25 + (5) two-bedroom units x 1.5 + (13) three and four-bedroom units x 1.75 = 40.25 + 15% = 46.3. Parking provided on the site totals 31, 16 spaces less than the Community Development Code requires. See Approval Criteria below for discussion of this issue. APPROVAL CRITERIA C. Approval process and standards. 1. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. 2. The Director shall approve,approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable polides and standards, and to other properties in the same zoning district or vidnity; edmurphy&associates/clients/cpah/application4thdr/8/16/00 40 • . Variance 1 — The proposed setback of 10 feet at the north abuts a 35-foot wide bermed and landscaped strip which then abuts an access road to an apartment complex. The property to the north, upon which the driveway into the St. James apartments is located, is over 70 feet wide. The proposed setback of 20 feet at the west abuts the trash disposal and garage area of a multi- family housing complex. The proposed setback of 10 feet to the south abuts a single-family residence, but is buffered by existing trees and the driveway to the residence. This boundary is also exposed to the least amount of building area since it faces the courtyard of the proposed development. Given these conditions, the proposed setbacks have minimal detrimental effect on adjacent properties. It should be noted that the property to the south can develop to an R-12 density now, and would only be required to have a 10 foot side yard setback. In addition, when the Washington Square Plan is eventually implemented, all adjacent properties will be allowed to develop to equally dense standards. Variance 2 — The proposed parking count of 31 rather than 47 spaces is a benefit to adjacent properties and the area since it requires less pavement which creates a more pleasant environment. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no cvntrol, and which are not applicable to other properties in the same zoning district; Variance 1 —The setback requirements for the R-40 zone of 35 feet at the north, west and south boundaries are restrictive enough to make development of the site unfeasible. The setbacks proposed of 10 foot side yard and 20 foot front and rear yards produce a buildable site area of approximately 26,500 square feet. With the required setbacks for the R-40 zone stated above the buildable area is 15,000 square feet which is not adequate to develop the site with the density, open space, and other requirements prescribed for the R-40 zone. The 15,000 square foot buildable area is also not adequate to develop the site in a manner that the State would find acceptable with regard to open space and access to the sun. The 35' setback requirement means that over 54% of the site is not usable for buildings, which would force a design that had a single building in the center of the property with parking lots all around it. The proposed design, with four buildings dustered around an outdoor play area and courtyard, is clearly preferable to what would result from strictly applying the code requirements. The 35'setback requirement most likely came from a desire to protect single-family homes built at low densities from high density multifamily zones. Yet in this case, the surrounding zone is R-12, a multi-family zone, and the surrounding uses are apartments, a wide driveway, and one single- family rental house on property that the owner intends to redevelop. Variance 2 —The attached traffic study demonstrates that affordable housing projects such as the one proposed for this site do not have the requirement for the parking of vehicles that other typical developments do. The provision of parking for the project in the amount required by the Community Development Code would mean that there would be unutilized parking nearly all of the time. edmurphy&associates/clients/cpah/application4thdr/8/16/00 41 • c The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; Variance 1 — Please see the section by section response to the Community Development Code for compliance with its requirements. The use proposed is permitted in the R-40 zone. The variance will not result in a higher density than would otherwise be permitted, but simply a much better designed project. Variance 2 — With respect to parking space sizes, ratio of standard and compact spaces, disabled spaces, and access aisle requirements, the parking as designed meets all requirements of the Community Development Code. It would be extremely difficult to create a viable project that meets the minimum density requirements and the parking requirements without going to more than three story buildings, or providing parking underneath the buildings, which is not economically feasible at this point in time. d, Existing physical and natural systems, such as but not limited to traffic. drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the tide; Variance 1 —The development of the site with the proposed setbacks would not create conditions worse than if developed with the existing setback requirements. If developed with the existing setback restrictions buildings would need to be centered on the site with parking around the perimeter which would likely create additional paved area due to the inefficiency of the parking layout. Such a scheme would not be as desirable as the proposed scheme and has not been explored because of its unfeasibility. The amount of land disturbance, trees removed or traffic generated will not be greater than would occur if the property were developed in such a way that it met the setback requirements. Variance 2 — The parking as shown, with reduced parking spaces, would create more desirable conditions than if developed with the required parking amount. The proposed scheme has less paved area creating less water runoff, less traffic, and a more attractive site. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Variance 1 — The variance is not self-imposed, but is imposed by a Development Code provision that should not be applicable to this site. Variance 2 —The variance is not self-imposed, but is necessary because of the Development Code requirements that require more than the appropriate amount of parking. The combination of requirements of minimum density, parking and height restrictions make it difficult to design a higher density project that creates a desirable living environment and is economically feasible. edmurphy&associates/cli ents/cpah/application4thdr/8/1 6/00 42 a • • EXHIBITS A. Property Location Map B. Comprehensive Plan Map C. Zoning Map D. Site Plan E. Photos of Site F. Required Submittal Elements G. Neighborhood Meeting, August 10, 2000 H. CPAH Parking Study I. Preliminary Site Development Review (for reference/not decision) J. Letter from Mike Houck, Audubon Society K. Excerpt from "Tigard Beyond Tomorrow" L. Summary of Metro Regional Affordable Housing Strategy M. Letters From Oregon Department of Transportation N. Letter to Tri-Met O. Letters from Tigard-Tualatin School District P. Letters of Support for Project Q. 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Aug- 16-00 11 : 31 MCahn FTHeece Sharon Dev 503-520-5057 p. 01 r• 4110 COMMUNl1:Y• i�ARTtif.RS •o t A P e o t o A s 1 e K o v s i s a. (wt. P.O.Box 23206 • 11 Qrud.OR 97281-3206 • Tel:503-968-271A • Fax 503-598-6923 August 16,2000 Dick Bewersdorfil',Planning Manager City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr.Bewersdorf As you are aware,Community Partners for Affordable Housing, Inc. (CPAH), has agreed to purchase the properties located at 11159 and 11 163 SW Hall Boulevard from the Cahn Family Trust. As a part of that agreement, we are requesting the zoning changes required to develop a small multifamily apartment complex. This letter will serve as your"Owner's Authorization" to proceed with this application. Any questions related to title or ownership of the property may be directed to Connie . Dobbins at Ticor Title(242-1210). Thanks in advance for your assistance. Sincerely, - •//pt Sheila Greenlaw•Fink Marvin S. Cahn • Executive Director, CPAH Cahn Family Trust • • F\ -...--..-:,•, a,.;p. '.'•��•:i 't:!• :Ar%'i':F/" .'4'.= _ . t ' "• J tJ ,:.• •i{:t:.•' .-a•.�'" •oeai I...J. sA R•e r•� r.•....I. w...... - ........_....u..•..�,...««...e..t....«..�. !...:::::-:-•....i.. : - if)::::-..-,::. • - MARVIN S. CA/d1 _ �.. '" KNOW ALL KEN BY THESE PRESENTS,That '. _-_1 1 hereinafter called the grantor,for the consideration hereinafter stated,to raptor paid by IN• �10t00 . •.-•• n ' C end HAJORIE P. GUIRI, Trustee of the CAN FAMILY 'IR[b'I (( /� ~' �4. _�i2�. 1995'L ...:-:: •:,• hereinafter called the grantee,does hereby grant,bargain{,sell and convey unto the grantee and grantee's heirs, ..�• ': -O• r. ` suoce.ors and assigns,that certain real property, tenements,hereditament*and appurtenances the/w-dm i Xr with the Nrwme ,•. 1 5 belonging or in any way appertaining,situated in Waah1lx]t0:1 County,Stated Oregon,deecri ed as follow., ::''',..s:'': • .:� -, '.•4a to-wit:• -..-2-.7.1 :.r,;M:,:F:Lot 11. Block •0•, according to the duly filed plat of MEIZG R Ate TRACIS, • '1 :;.%•.41 ,:_' -' in the City of Tigard, filed March 9, 1908, in Plat Book 2, Page 61, 1•. • • Records of the County of Washington and State of Oregon. 1 't ' 0 VESTING DEED --,..-,..- •.: :: , •. 4 .'. .. Pr$ACE INSUFFICIENT.CONTINUE D6OGPTION ON!tWEISE$100 To Have and to Hold the none unto the grantee and grantee's hairs,successors and assigns forever. r'r:•;�y ' ., And grantor hereby oovenards to and with grantee aid grantee's Mine,sromeeo s and assigns,that grantor s• . • . • lawfully seise In lee siatple of the above granted premises,Me from all enctmtbranw - #'•:• • w;' and that •t•• • 'i• grantor will warrant and forever defend the premises and every part and parcel thereof against the!Awful claims '/. ✓-.:: •and demands of al! whomsoever,except those cld under the above descried enarmbranosa './..- persons p msiJUg -�''..- ..• -`• The true and-ecru./consideration paid for this transfer,state in terms of dollars.is j e t1F `• a';?'.e.,....- OHowever, the actual consideration consists of or inrludee other property or value given or promised which is '', Ore ;pAO. tnideration(indicate which).C1(Th.s.ae.m•Lohman the vmbd/D.tl not•pplubb,&Wald b.dd.ad.5..ORS/JD3OI)•r-•:-•• - - In eonstr.:.'ng this deed,where the context so requires,the singular includes the phrral and all grammatical - ....,•.,'••1 - changes shall be made so that thia deed shall apply equally to corporation and to individuals. •:'3 ►; - •• • In Witness Whereof,the grantor has executed this instrument this day of ,19.91; •t'- .. if a corporate grantor,it has caned its name to be signed and its s/,if arty,a/' ed an !icer or other person •''• t- • • • duly authorised to do so by order d its board d directors. ••:` • .--' ' ' • THIS-INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DE- ,'�••.- �•,- SCRIBED LAWS THIS INSTRUMENT. EFOREI SIGNING OF G APPLICABLE LAND /' • _ , THE MST UME T. THE TIERS. BEFORE SIGNING TI z TO ACCEPTING • •'. THIS INSTRUMENT. THE PERSON ACQUIRING FEE AITEE CITY THE .i•.• _ ,• 'F -�'. COUNTY PLANNING NNING CHECK WITH THE APPROPRIATE USES. OR �i.� COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES ` � � :TATE OF OREGON,County of Washin Jtat sa * Q -•; T/Ua ugtrvquent seas acknowledged before me on— C!y '_—L. .J_._»19. 2 • •;'. +:= b/ Marvin S• Cahn — _—• .a r, ...... Thu instrument was acknowledged g before me on _--- _- __- I9...--, '•:::: :.j as __.—.----- -....•___.—...._ __ _--- :.. OFF'CIAL SEAL l.:! .� _- _._-._-... :;•:';••c MARNA LYNNE AMER �f Notarygp yplic for Oregon NOTARY PUBLIC-OREGON My commission expires- 0._ -7—7.J__.___.-_. \4,,,,:;,• COwYUS10N NOA01217 .'i• 4Y CODUISSIO'EXPIRES OCT 27.1ND .:•:‘:...;.'..,..� ., Marvin S. Cahn STATE OF OREGON, 'i • County of lag. •., . ___ I certify that the within instrument 1 F9arvin 5. Cahn, Trustee was received for record on the_day -:•: • • .•• .. Fiejorie 15Can—Tnlstee — of•- _,19--,at 7.•:-...::::::::',,.........: Calm F'anily Truce t •—•--o•cloCk._.M..and recorded in ::■• �,y ,r w book/use//;Plums No_-._----•-on page :.1.!;;•:.:.: ..coaoaa•.use _sued or a.fee :,'; t *IV.....••.e......IH. ..JJL...41. ____•-----• / /file/iNtru- �.'G- . Ji Mnrv�fi K�r4rir a c,.hn, ►. • rent/microfilm/r.CeptionNo.---�. C -i•• - 4•.7,1: <�..`•' 11.$.:;:,;- ':•- ' - -- 5235-51_02 nberry rss r+ ' Record •of D.eda d seid Cournly. _ -!:: ,A ti �'''3-•''_r7:)T: ' '%:;,,•i •r'; .. •'" Be...or+an._ c•.• •7007._--___-_ Witness my hand and seal of :^ r , rk • i County affixed. 4...:%'9::'.`••••1;.! • SAKE_AS.AS VE..----.-._—_ -f 1i a '?j --,•"::".•-..,;.••: ±•' •t.•�•- _..__-...-M.ra -....._..-..__.._.._late••_-_ ..•. i•:.. y - : r'' ■•::: �f��.:4 • :1::;•••••• -- = . _ •' :' '•_:. t:ittip:"t t s i- / `t�:'"+:;^:r a r• • � ! e''t . f/�- �'wq•!'!%7 '! 'i. te:.•' : • -N ti . i . . 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PR1c.r .{i :. r�i e..► i .. /, 4. h • • Exhibit G NEIGHBORHOOD MEETING Village at Washington Square Neighborhood Meeting -August 10, 2000 Community Room,Tualatin Valley Fire and Rescue Substation, 8935 SW Burnham Street,Tigard Attendance List&Minutes of the Meeting NAME ADDRESS Sheila Fink 9020 SW Burnham,Tigard, OR 97223 Sydney Sherwood 10305 SW 87th,Tigard, OR 97223 Colleen Willis 9020 SW Burnham,Tigard, OR 97223 Paul Brossia 11260 SW Hall Blvd.,Tigard, OR 97223 Don Graham 8585 SW Pfaffle, #7,Tigard, OR 97223 Bob Berg 11155 SW Hall Blvd.,Tigard, OR 97223 Pat Berg 11155 SW Hall Blvd.,Tigard, OR 97223 Elizabeth M. Peck 11070 SW Hall Blvd.,Tigard, OR 97223 W. Dean Peck 11070 SW Hall Blvd.,Tigard, OR 97223 Rhonda Peck 11120 SW Hall Blvd.,Tigard, OR 97223 Chris Peck 11120 SW Hall Blvd.,Tigard, OR 97223 Dennis Brown 11295 SW Hall Blvd.,Tigard, OR 97223 David Brown •11295 SW Hall Blvd.,Tigard, OR 97223 Mamie Edwards 11865 SW 91st,Tigard, OR 97223 Angel Griffin 11895 SW 915t,Tigard, OR 97223 Kayla Griffin 11895 SW 91st,Tigard, OR 97223 Jill Sherman 9020 SW Burnham,Tigard, OR 97223 Vince Chiotti 123 NE 3rd, Suite 470, Portland, OR 97232 Margaret Nelson 8134 SW Ashford,Tigard, OR 97223 Brad Simmons 322 NW 8th, Portland, OR 97209 Steve Seabold 9965 SW Arctic Dr., Beaverton, OR 97005 Rebecca Ambrose SW Greenburg Rd.,Tigard, OR 97223 Robin Boyce 2627 NE MLK Blvd., Portland, OR 97212 Ed Murphy _ 9875 SW Murdock St.,Tigard, OR 97228 I. Welcome and Introductions Sheila Fink, Executive Director of Community Partners for Affordable Housing (CPAH) welcomed everyone and explained that the purpose of the meeting was to describe the proposed development and respond to questions and solicit comments and suggestions from interested neighbors and community members. The entire group did self-introductions. Present at the meeting were: CPAH staff; CPAH Board President; members of the development team including the development consultant, architect, land use consultant and contractor; representative from Oregon Housing & Community Services Department; three residents of CPAH properties; nine neighbors including the resident managers of the St. James on Hall Apartments and the co-owners of Gatehouse Apartments; and other community members. IL Development Sponsor&Development Team Sheila gave a brief history of CPAH and CPAH's experience in housing development and property and asset management (117 units acquired in past four years). She described the experience of the development team. • • III, Proposed Development Design The project architect, Brad Simmons, gave some information about Carleton Hart Architects and passed around his portfolio which had pictures of other projects, including other affordable housing projects. He explained the proposed project design. Specific points included: how the placement of the buildings around a central courtyard would lend a community feel; that noise from the play yard would be shielded from neighbors because of its location in the center of the buildings; that improvements to Hall Boulevard would be made; and that trees would be saved because the majority of trees are on the south and west boundaries of the property. He explained the proposed variances to required setbacks and required parking. He stated that the proposed decrease in setbacks on the west, south and north sides of the property would not, in his opinion, negatively impact neighbors,as to the south there are trees and a driveway, to the north is the driveway for the St. James Apartments and to the west is the garbage and recycling area of St. James Apartments. He discussed that the proposed development would have 31 parking spaces, less than the required amount and that this would be sufficient for the population of the proposed development and that he didn't want to add any more pavement to the project than absolutely necessary. CPAH staff discussed the results of a parking study done at their other properties which showed an average of less than one car per unit regardless of unit size. CPAH staff discussed proximity of the project to transit (.3-.4 miles) and employment opportunities. IV. On-going Operations and Maintenance of Development CPAH assistant property manager discussed commitment to quality property management and how any issues are addressed in a timely manner. Discussed Pinnacle Management and its experience in both for profit and non profit property management. CPAH staff explained long term commitment to affordability (60 years) of project. V. Questions and Comments • Traffic This was the issue of most concern to all neighbors present. Neighbors expressed concern about already existing traffic problems and the difficulty of pulling out from driveways to Hall Boulevard and the frequency of accidents in that area, where cars who had slowed to turn into driveways from Hall were rear-ended. Questions were raised as to the future expansion of Hall and whether it was planned to become a three-lane or a five-lane road. There is discrepancy in different planning documents. The increase in traffic on Hall due to cut through traffic was discussed. CPAH staff responded that our development would add significantly less traffic than a similar market rate development as residents are more likely to rely on public transportation, have fewer cars and make fewer trips. CPAH staff said that they had been in touch with Tri-Met regarding the possibility of future service on the part of Hall with the proposed project and would work to promote expanding service on Hall. CPAH also said it would be interested in working with neighbors and ODOT to address the issue of turning onto Hall from access roads and driveways and work to come up with a solution. • Building fitting in with neighborhood A neighbor asked how a three-story building would effect the feel and character of a neighborhood where most buildings are single story. The architect and construction manager responded with an explanation of how the building would look and how the design was meant to fit in with neighborhood. Development team explained that this is one of the reasons to ask for the setback variance—so as not to build something taller in the middle of the property that wouldn't fit in with the neighborhood as well as the proposed development. • Cut through of yards Another big concern for neighbors was residents cutting through their yards to get from their apartments to nearby shopping. There have been problems with this in the past. A suggestion was made to put up a fence on the south side to discourage cutting through. CPAH staff responded they understood the concern and would look into putting a fence in that area. • Property Management A neighbor expressed concern as to whether there would be full-time onsite property management to address any issues and whether CPAH would manage the property long term or try to sell. CPAH staff explained that we expect to have four full time staff on our property management team for our properties and that issues would be addressed in a timely manner and that CPAH is committed to long-term ownership and management of property and that other interested parties like funders and the State are involved in ensuring that property meets all standards. • Other Questions and Concerns A neighbor wondered how many people would live at the property. CPAH staff expects a total population of around 75. A neighbor asked for details about playground size and whether it would be ADA approved. CPAH staff responded that it should accommodate child population though it's hard to know what ages children will be and that some parts will accommodate children with limited mobility. A neighbor asked for specifics as to variances and zone change and land use consultant gave details and explained the process. A neighbor asked if CPAH planned to purchase the property to the south for development. CPAH staff responded it had no plans to do so at this time. A neighbor asked if CPAH is a for profit or non profit organization and if non profit, how CPAH was funded. CPAH staff explained nonprofit status and funding base. A neighbor asked about rents and how people qualified for apartments and CPAH staff explained process. A neighbor asked how this development would effect their property taxes and the zoning of their property. CPAH responded that the zoning on their property would remain the same. A neighbor asked when CPAH hoped to start construction and CPAH responded that the hope was to start in the spring. On her way out a neighbor commented that she had come to the meeting assuming she would oppose the project, but after learning more about it, this proposal would have her full support. • • August 18, 1999 im��ow�aQ CITY OF TIGARD Renita Christie Gerard OREGON Resource Development Manager Community Partners for Affordable Housing, Inc, PO.Box 23206 Tigard, OR 97281-3206 Dear Ms. Gerard: Thank you for the material submitted to Dick Bewersdorff in support of a similar use authorization for the Hall Boulevard 202 project. Staff, as well as the City Council, sincerely hope the project will be constructed. The arguments regarding the merits of 202 housing are laudable and recognized. As indicated by the City Council when-the general concept was presented, it was clear that the zoning requirements for any site must be met. As you point out, given the type of units contemplated, 202 housing is not the same as group housing. As you indicated, the 202 units will be apartments. The product is most similar to multi-family housing. The key is that each unit being an independent complete dwelling unit. Dwelling units are defined by the Tigard Community Development Code as structures or portions thereof which include provisions for living, sleeping, eating, cooking, and sanitation. This is regardless of other joint services available on site. As long as all of the above provisions are included in an apartment unit, it is considered a dwelling. Dwelling units are governed by the density provisions of the Development Code and the number of dwelling units allowed by the base zone. Your proposed site is located in an R-12 zone which permits 12 units per acre. Approval of your request would mean that 202 units and other similar apartments could be approved in any residential zone in the City regardless of the number of dwelling units. This does not afford the protection for property owners envisioned by zoning or the Comprehensive Plan. The Director has previously interpreted that units which do not include all of the provisions included under dwelling units, can be classified as group living. Should you wish to proceed with a project that does not have units that met the definition of full dwelling units or apartments, a conditional use permit can be applied for. - The information presented in your statements regarding the impact of 202 units may be able to be used for variance to parking requirements and other standards once you have met the density requirements. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 Page 1 of 2 0 0 A similar use request is required to be processed as a Director's Interpretation. The fee for such is $340. Bill Monahan, Dick Bewersdorff and I have discussed your application. Since we are not inclined to approve the request you have made in your August 12, 1999 justification, I am forwarding this letter to you to save you the expense. We must reiterate our support for affordable housing; however, the request you make would have undesirable and unintended effects on all residential zones in the City. A formal application for an interpretation can be made and accompanied by the proper fee. A Director's Interpretation can be appealed. If you have any questions, please feel free to call me or Dick Bewersdorff at (503) 639-4171. Sincerely, / • r Al James N.P. Hendryx , Director of Community Development is\curpin\dick\community partners for affordable housing.doc c: Bill Monahan City Council 11999 Planning correspondence fle ri • 8/18/99 Renita Gerard, Community Ptnrs. For Affordable Housing Page 2 of 2 Re: Proposed 202 Apartment Units in the R-12 Zone • • LETTER OF TRANSMITTAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . • Date Received TO: City Of Tigard RECEIVED ATTN: 24I ) .ePA . AUG 171999 DEPT: // COMMUNITY DEVELOPMENT ti;'<: ::•.;i :i •is }3: <.':.:;y'.,� '':t"< • >':Y3r• •;45:x::;,;::;,' 'i w.4:A �b. .�i •vim �: •.4 ,:C:; ,-P<• ,,W t • i.<ij;•:�::'•, •<•.S,yr.,:,4,7^:3J•:;;?-. o<S;c+ •.� ir<ti�' ;x •A4ti°+ 4'4 Contacts s a.me.:: '': ' ` FF.. a irk,»x• • �.Y'•n.•.< ai:v<.;P,:'•`.4'`:'=h`•:'°:°<✓"+iY• f<5'.•:'S :5;:::-s,':'.. ':�,y'.'{"."•;•};�'q,,v,:.y a,.��..i.'i-:::._-. �:,;3y:;i' ,.;1✓. 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I believe that Sheila, our Executive Director, has spoken with you about it. CPAH is excited about bringing this project to the City of Tigard along with the $3.5 million investment from HUD. We know how crucial senior housing of this type is to the senior residents of Tigard. It also helps the City to meet several of its goals and obligations toward increased density and affordable housing without further impacting the area with increased traffic. We believe this project is a win/win opportunity for Tigard and hope you agree. We do need to request that you give us a reply before the end of September, as we must have everything in order for the HUD decision by then. If the authorization is approved, but at too late of date,the project will still not move forward. Thank you for your consideration of this authorization. Sincerely, ita Christie erard Resource Development Manager C ommunity ' P artners for • • A ffordable H o u s i n g, inc. P.O. Box 23206 • Tigard, OR 97281-3206 • 503/968-CPAH (2724) ■ • 0 Similar Use Authorization Request For Hall Blvd 202 Project Community Partners for Affordable Housing Inc. PO Box 23206 Tigard, Oregon 97281-3206 (503) 968-2724 0 • Similar Use Authorization Request Attachments • I. Maps II. Photographs of Site III. W. Merle Smith Parking Demand Ratios Report IV. Kittleson and Associates Transportation Report V. Article from Affordable Housing Finance Magazine. Details May Bog Down HUD Plan to Mix Seniors Housing Subsidies VI. Project Support Letters Karen Gardner, Executive Director, Tigard Senior Center Carla Chilton, Program Coordinator Loaves and Fishes Elaine Wells, Executive Director, Volunteer Transportation, Inc. Melinda R. Sisson, Director of Library Services Lowell Greathouse, Community Resource Mgr. Community Action Jane Vernon, Director, Retired& Senior Volunteer Program, RSVP Mary Lou Ritter, Director,Dept. of Aging and Veterans' Services Marianne Gallagher, Executive Director, Senior Peer Counselors, Inc. Paul Hunt, Tigard City Councilor Ronald D. Goodpaster, Chief of Police Tom Brian, Chairman, Washington County Board of Commissioners Max Williams, State Representative, District 9 David Wu, Congressional Representative Gordon H. Smith, United States Senator The Reverend Leslie M. Sieg, St. Anthony Catholic Church Pastor Matthew Eagan, Christ The King Lutheran Church Cecelia Maciel, CPAH Board Member and Metzger Park Resident Angel Griffin, Opening Doors—Community Action Organization Cindy Jenkins, Community Relations, Legacy Meridian Park Hospital Conrad Pearson, President and Sydney L. Sherwood,Executive Director—Tigard Area Community Foundation VII. Letter of Support from Metzger CPO VIII. Neighbor Notification Letter i • Similar Use Authorization Request 1. Background Applicant: Community Partners for Affordable Housing, Inc. 9020 SW Burnham Street Tigard, OR 97223 (Phone) 503/968-2724 (Fax) 503/598-8923 E-Mail: CPAHInc @aol.com Consultant: Robin Smith 8105 SW Maple Leaf St. Tigard, OR 97223 (503)245-0258 Site Location: 11159 SW Hall Blvd., next to driveway of St. James Apts. Legal Description: Partition Plat 1998-038, Lot#1 Site Size: .73 Acres Zoning: R-12 Map Number: 1S1 35 DA Proposal: The request seeks the Director's Interpretation for Similar Use Authorization Description of the Proposal: The applicant, Community Partners for Affordable Housing, Inc., proposes to develop the site with a 44-unit,three story elevatored building. This slab on-grade structure will be wood frame and will comply with all of the requirements of the national, state and local building codes. There will be a sprinkler system. The roof trusses are mainly wood and the exterior will be vinyl unless costs permit full or partial brick veneer. The site is ideal due to the proximity of the Tigard Senior Center, shops, stores,transportation access, and other services. The semi-assisted living apartment complex for frail elderly will be funded through the federal Housing and Urban Development (HUD) 202 Program. CPAH has applied to HUD for a grant of$3.5 million to build said apartments. All of the apartments will be one bedroom units of 575 square feet with compensating common areas which include a group dining facility, small • • medical service room with a sink, a library and waiting room, indoor mailboxes, and office, for staff. This project will help to house the over 3,000 people projected by the Department of aging that need this type of housing in Washington County. Over 300 of these seniors have been on waiting lists for over two years. The seniors in this project will only pay 1/3 of their income, since HUD provides ongoing subsidy. Housing this affordable does not exist in the Tigard area. Further the project will help the City in meeting both the quantity of housing units currently required under Metro 2040 Plan, as well as the affordability which will likely be required under Fair Share plans currently being formulated by Metro's Affordable Housing Technical Advisory Committee (HTAC). Site Description: The proposed site is undeveloped with road frontage on Hall Boulevard, 31,930 square feet, flat with city service connections at the street. Surrounding Area: To the west of the subject site are the St. James Apartments developed at approximately 16.7 units per acre. To the south are 4 single-family older homes, each on parcels of nearly 1/2-acre followed by a small commercial district containing a barbershop and closed storefront. To the north of the site is the driveway to the St. James apartments followed by older single family homes. Followed by duplexes and other multi-family housing. To the east and at the intersection of Pfaffle and Hall Blvd. is a newer apartment complex called the Gatehouse Apartments. Across from the Gatehouse apartments on Pfaffle is a newer apartment complex called the Carriage House Apartments. II. Reason for this Similar Use Authorization Request: To build 44 units of supportive housing for the frail elderly, we must show that the frail elderly development does not fit any current use description and therefore would be permitted as a similar use if such a development had been contemplated. Further, we must show it's compatibility with the listed uses and thus that it would not be subject to density requirements. Both of these tests can be met by this project. In the Tigard Development code, under the heading of use types in a residential district, in Section 18.130.020, various types are described, such as household living, group living and transitional housing. Also listed are civic use types that are permitted regardless of 2 • • the zoning designation, which include day care facilities, emergency services, medical centers, schools, etc. (18.130.020) The Hall Blvd. 202 for frail elderly does not fit neatly into any existing category. It is not group living, as each apartment contains a full kitchen. It is not household living, as residents do have an on-site manager to coordinate needed care. A resident must qualify to live there based on age and income. A HUD 202 by definition is semi-assisted living for frail elderly in the 30% median income bracket. Some of the residents will have limited mobility or other disabilities. Coordinated services will include grocery delivery/shopping, medical care either on site or at a medical facility, transportation, housekeeping, recreational accesses, hospice, meals on wheels, etc. The common areas will include a group dining facility, small medical service room with a sink, a library and waiting room, indoor mailboxes, and an office for staff. The level of care provided will increase as residents age, allowing them to"age in place." Example: At the Maples, a 202 in Hillsboro,there are 30 units, with 32 residents. Three of these residents have mobility limitations and two others have early stage Alzheimer's. One resident is receiving hospice care. All residents coordinate their own care needs with the assistance of the on site manager. The health of the resident determines the services provided. Some residents might only need groceries delivered or transportation to get to the store. Others take mass transit or walk. Some residents drive and often provide rides to other residents to the senior center, stores, entertainment, etc. Some residents do not leave the facility and receive all services on site, including having home health care RN's visit. Licensing: The licensing agent in Oregon for care facilities is the Senior and Disabled Services agency which defines an assisted living facility as, "homes with six or more private apartments,fully wheel chair accessible and offer a full range of dining room services, house and call systems for emergency help. Registered nurse consultation is provided. Physical care and additional health care supervision and assistance can be provided in your own apartment". They are inspected, monitored, and licensed by the state. The State's definition of an assisted living facility does not describe or define a semi- assisted living facility. A 202 differs in that it is the resident that determines the level of care, whereas in a group home it is the caregivers that determine the needs of the residents. A 202 is not a facility licensed by the state as an assisted living facility. 3 • • Similar Unlisted Use: The Hall Blvd. 202 does not fit any current city code use and therefore is an Unlisted Use. If a use is not listed as a conditional use, it may be held to a similar unlisted use under the provisions of Chapter 18.230. Authorization of Similar Use (18.130.030), states: "It is not possible to contemplate all of the various uses which will be compatible within a zoning district. Therefore, unintentional omissions occur. The purpose of these provisions is to establish a procedure for determining whether certain specific uses would have been permitted in a zoning district had they been contemplated and whether such unlisted uses are compatible with the listed uses." At present there are no 202 senior housing developments in Tigard. Therefore semi- assisted living facilities use have not been contemplated. As a 202 meets the tests outlined below,the Hall Blvd. 202 should be permitted as a Similar Use as it is compatible to the listed uses for this density zone. A new proposal being considered by HUD would allow owners of 202 properties to convert their projects to assisted living facilities using $150 million in federal funds to pay for renovations and service coordinators after the seniors have"aged in place". Precedent was set for similar use authorization by the City of North Plains in 1994 when the semi-assisted senior housing, Fifth Avenue Plaza was sited in a commercial district. In addition parking variances and other allowances were made for the project because the City of North Plains recognized the urgent need for this type of housing. III. Criteria To authorize a similar use, the Director of the Community Development Department renders an interpretation, as governed by 18.340 based upon the approval standards of Section 18.150.030. How Hall Blvd. 202 meets the approval standards: 1. The use must be consistent with the intent and purpose of the applicable zoning district. The purpose section of the Residential Zoning District regulations, Section 18.510.010, states A. "Preserve neighborhood livability. The regulations governing development in residential zoning districts is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development - schools, churches, parks, and recreation facilities, day care centers, neighborhood commercial uses and other services --at appropriate locations and at an appropriate scale." 4 • II/ B. "Encourage construction of affordable housing. To create the environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zoning districts of varying densities and developing flexible design and development standards to encourage innovation and reduce housing costs" The intent and purpose of the zoning district(R-12) is to provide medium density development including multi-family units and specifically allows a wide range of civic and institutional uses. None of the neighbors contacted in the immediate vicinity to the site is concerned about the effect on their neighborhood of the proposed senior housing. Many have expressed an understanding of the need for affordable housing and understand the low impact of senior housing as opposed to single family or duplex development on this site (see#3 below). A neighborhood meeting will be held to discuss the project with those that immediate surround the site. Metzger's CPO has endorsed the proposed development (even though it is not technically in their jurisdiction). 2. "The use is similar to and of the same general type as the uses listed in the zoning district." Multi-family housing is allowed in this zoning district. There are many examples throughout Tigard of apartments built on land zoned R-12,which exceed the density of the zone. Next door the St. James apartments have 109 units on 6.5 acres for a density of nearly 17 units per acre. Across the street(Hall Blvd.)the Gatehouse apartments consist of 48 units on 2 acres. In the realm of permitted care facilities in Tigard in R-12 zoning are the Sunrise Rehab with 120 residents at McDonald and 105th and King City Rehab., with 123 residents located on Pacific Hwy near Durham. 3. "The use has similar intensity, density and off-site impact as the uses listed in the zoning district. " Although a 44 unit senior development appears to be greater density than medium density would imply, it is the intensity of use which is significant when comparing the elderly use with the normally anticipated family use. The main areas of concern appear in density, coverage, and parking. The usual multifamily development will have two and three bedroom units of 800 to 1300 square feet. They will average over 3.5 persons per apartment or town house and often have two working adults and 1.3 to 1.7 cars per apartment. The usual elderly development will have units of under 575 square feet with compensating community space. The majority or 85%to 90%of the tenants will be single older women; most of whom are widows living on a modest income. In a 44- unit development there will also be several older men and several couples. An elderly development of 44 units will have to 48 to 52 residents and 24 +1- cars Experience shows that only about 50%to 60% percent of the tenants will have cars (see attached parking demand ratios at senior housing projects by W. Merle Smith). We will have the most cars and the healthiest population at the time the development 5 • first reaches full occupancy. As time passes the number of cars declines due to health and the cost of owing a car. The traffic generated by the development is extremely low and occurs mainly during off-peak hours. Traffic impact studies from the Carriage House Apartments Comprehensive Plan Amendment and from the Washington Square Regional Center were analyzed by Kittleson and Associates, a transportation and planning/traffic engineering company. Portions of these studies are attached to this request. The key point is the low traffic generation, compared to apartments. Eight apartments would generate about 53 trips per day, at 6.63 trips per day pre dwelling unit. You could compare that number to the amount of traffic that will be generated by the proposed 202 facility, if you have some traffic information on which to base your projection. (For instance, if you could say that the average number of trips per day is 2.15 trips per unit for 1/2 of the units. The other half will not generate any traffic. Therefore,the 44 units would generate 47.3 trips per day. So you would have over 5 times the number of dwelling units on this .73 acres, but generate less trips per day, and most of those would be at off-peak hours. (The Institute for Traffic Engineers manual lists apartments at having a 6.63 average weekday trip). 4. "The use has similar impacts on the community facilities as the listed uses. Community facilities include streets, schools, libraries, hospitals,parks,police and fire stations, water, sanitary sewer and storm drainage systems." The impact on community services by frail elderly is much less than normal family use. There will be no impact on the already crowded local schools. Elderly will also use less water, sanitary and sewer usage than the average family. One or two people in a small apartment do not wash the same number of dishes, take the same number of baths, or wash cars and water lawns as the average family. It would take about four of the senior apartments to equal the water and sewer use of one 3-bedroom single family home(about 90 gallons per day per unit). There will be security installed on the building. The local senior center may experience modest growth although many of the target population may already reside in Tigard and use the Senior Center. Community Partners for Affordable Housing held several focus groups with agencies, civic leaders and seniors. In May, CPAH held several informal focus groups at the Tigard Senior center with a women's writing group of six, a painting class of eleven, several individuals and a lunch group of thirty-five. During these focus groups, conducted at the Senior Center many participants said they currently lived in Tigard, but in inadequate housing or with relatives. The Senior Center has already expressed through their letter of support their willingness to provide services for the project. As a an additional criteria 18.130.D.1 states that"The Director shall not authorize an unlisted use in a zoning district if the use is specifically listed in another zone as either a permitted use or a conditional use. A 202 semi-assisted project is not a listed, permitted or conditional use. 6 • • IV. Public Need and Support The metro area is experiencing pressure to increase density to meet metro goals. This is a premier use and a good neighbor because it is quiet, has modest activity, and generates limited traffic at off peak times. It also allows our area to meet higher required densities without the intensity of use and impact on the surrounding community. This application to HUD could bring $3.5 million dollars to build affordable housing for seniors in Tigard. V. Conclusion: A 202 semi-assisted living facility fits neither household living nor group living as defined by the Tigard Development Code. It meets all the tests for Authorization of Similar Use. Metzger's CPO endorsees the project (although it is outside their actual jurisdiction). It has strong community and agency support. Neighbors in the area have been contacted and are wholeheartedly in favor of this development. (Attached are letters of support from many members of the community, agencies that serve the targeted audience, and elected officials). The proposed 202 use is similar to both group living and household living. It is similar to group living due to the provision of an on-site manager to coordinate services for the residents and group dining facilities. But unlike group living for the individual apartments provided for each resident. This is precisely why it fits neither category and therefore should be permitted by Authorization of Similar Use by the director. With this project the community stands to gain $3.5 million while providing housing to seniors who have lived their life in Tigard and can remain great resources for the City. As mentioned above more than 300 seniors are on waiting lists in Washington County for this type of semi-assisted living. Many more live in inadequate apartments or with their children. Furthermore,this project will assist the City in meeting both the quantity of housing units currently required under 2040, as well as the affordability which will likely be required under Fair Share plans currently being formulated by Metro's Affordable Housing Technical Advisory Committee(HTAC). If there is further information, which would be of information as you consider this request, please do not hesitate to call Sheila Greenlaw-Fink or Renita Gerard at CPAH, or Robin Smith, consultant. • • Similar Use Authorization Request Attachments 1. Maps 11. Photographs of Site III. W. Merle Smith Parking Demand Ratios Report IV. Kittleson and Associates Transportation Report V. Article from Affordable Housing Finance Magazine. Details May Bog Down HUD Plan to Mix Seniors Housing Subsidies VI. Project Support Letters Karen Gardner, Executive Director, Tigard Senior Center Carla Chilton, Program Coordinator Loaves and Fishes Elaine Wells, Executive Director, Volunteer Transportation, Inc. Melinda R. Sisson, Director of Library Services Lowell Greathouse, Community Resource Mgr. Community Action Jane Vernon, Director, Retired & Senior Volunteer Program, RSVP Mary Lou Ritter, Director, Dept. of Aging and Veterans' Services Marianne Gallagher, Executive Director, Senior Peer Counselors, Inc. Paul Hunt, Tigard City Councilor Ronald D. Goodpaster, Chief of Police Tom Brian, Chairman, Washington County Board of Commissioners Max Williams, State Representative, District 9 David Wu, Congressional Representative Gordon H. Smith, United States Senator The Reverend Leslie M. Sieg, St. Anthony Catholic Church Pastor Matthew Eagan, Christ The King Lutheran Church Cecelia Maciel, CPAH Board Member and Metzger Park Resident Angel Griffin, Opening Doors—Community Action Organization Cindy Jenkins, Community Relations, Legacy Meridian Park Hospital Conrad Pearson, President and Sydney L. Sherwood, Executive Director—Tigard Area Community Foundation VII. 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I, c..: .k..; 411 • .. 26.,-,; ' .- ,'...1.• • :.::.:. .tp.:tt::•::.. .• .....::::::ilf.::..•• :.:....... . •:.•••-•• • ,. •.:, ., 4, It • . .:...: ,., I I ro. ..1....:. .• v:iP q- , ....... .. ... ... ,. . •t10. - . .. • -lief .'-s• .: . .... •,..... . • .... .,.....1 • .i .,.. .. ., po• 1•4•%• :■1'14.'.:: . . • ••••.'•••.;•••••..1r,:.. 'i••.i....e:, .....:.n.•!: : . . • ••4.1..?, ,..i- 2: •i,', ....z., .....A.v.. :4.: , : .. , : • ..'...„..e..A44.,,,,... ,•••,-,- . :- ..e..• • ..... w. Me strinn Jr. 3 Cotta reet. Buffalo. N.Y. 14201 • 10 716-881-22g2 III. Parking Demand Ratios Parkins demand ratios in existing HUD end NY State financed projects r of l of Cars to Elderly Projects: Location: Apts. Cars Apts. Clymer village Lopatceng. NJ 81 44 0.543 Crestview Terrace Warsaw, NY 36 13 0.361 Doubleday Woods Ballston Sea. NY 96 36 0.375 Fairmount Gardens Camillus, NY 44 17 0.386 Greenport Manor Greenport, NY 40 18 0.450 Harboursite Stamford, al 77 52 0.675 Kinder ':beers Bloomfield, NJ 100 35 0.350 Maple village Lyon*. NY 36 20 0.556 Sidney Village Rutland, vT 41 17 0.416 Vansehoonhoven Sg. Waterford, NY 41 16 0.390 village Manor Ashford 31 17 0.548 Wheatfield Ter l:iaaara Falls, NY 101 45 0.446 Lyons Manor Lyons, NY 39 16 0.410 St. John Tower Buffalo, NY 151 34 0.225 God City Buffalo, NY 101 21 0.208 willies B. Anderson Jamestown, NY 31 9 0.290 Arthur Anderson Jamestown, NY 38 14 0. 388 Park Avenue Tower Curwensville. PA 37 19 0.514 Herbert Star Apts. Brocton, NY 42 23 0.548 Iclandview Apts. Grand Island, NY 50 27 0.540 Sidney Apartments Sidney, NY 40 23 0.57! . Falconer Methodist Falconer. NY 35 18 . 0.514 Oak Apartments Alfred. NY 40 16 0. 400 Ludovicho Apartments Syracuse. NY 33 7 0. 212 Pompei Apartments Syracuse, NY 30 17 0.340 Redfield Apartments Fauetteville, NY SO 20 0.400 Long Manor Breverton, NY 20 9 0. 450 wells Apartments Johnson City, NY 50 15 0. 300 St. Anthony's Watertown, NY 30 12 0.400 North Street Apts. Geneva, NY 50 25 0. 500 East Main St. Apts. Waterloo, NY 40 18 0.450 Good Counsel Apts. Hamburg, NY 40 15 0.375 Aspen Tower Olean, NY 99 44 0.444 Park Ridge Apts. Greece, NY 50 16 0. 320 Dunn Towers I Gates. NY 192 66 0.344 . Dunn Towers II Gates, NY 100 32 C.320 Townview Apts. Lancaster. NY 50 27 0.540 Eighty Parrish St. Canandaigua, NY 130 59 C.454 Sherburne Manor Sherburne, NY 32 18 0.583 Totals 2344 950 0.405 Handicapped Projects: Main Best - Main St. Buffalo. NY 26 5 0. 192 Main Best DFC-Utica St. Buffalo, NY 24 5 0.208 Ellicott Place Buffalo, NY 12 2 0.167 St. Nark's Manor Buffalo, NY 33 7 0.212 Excelsior Apartments Buffalo, NY 24 5 0.208 Mohawk Valley Arts. Clinton. NY • 39 21 0.538 Elaine Estates Auburn, NY * 12 12 1 .000 St. David's Court Dewitt, NY 24 10 0.417 Totals 194 67 0.345 • oontains 12 twc bedroom units - spouse or care provider have cars **Family Project with 6 two and 6 three bedroom units - spouses drive • Iv. Qittleson and Associates.ransportation-Report 0 NORTH (NOT TO SCALE) i I ■ 0 _ _ ■> >. r� v L 64VD © ©to• ). .. • 3 b mil a Sod sp .. r O S,* a o 5 z I i Q V 'u w z o J i N 3 N S Sy, !y m m z 4 �7> G's -_ < 5 © 8411 . < z a �y N , WASHINGTON h o < © /i N Ci 0 �k1 SQUARE o SW BORDER ST i °D z MALL cm a SW LEHMAN ; N •Q . `n = (f x ST Z 3�© ;p J� Zc�° ti� 3 SWS OKRA ;i SW LANDAM ST ` ' it SQUARE RD •SW LOCUST ST `" i ��'.`5' _ Q', • SW LOCUST ST S en II 11 -O 2 1 k SW OAK ST S* N < SW OAK ST 1 �..\I I- �� 03 SW PINE ST , /.N-3.S11__.. CRf£ SW SHADY K•_-- '" SW SPRUCE ST °\ `N, I� 3 0 .1 - 0°io 0 'Pe?, < ®NI) < J 1 i '� N N m > > < > 1 * < < N <K Z m 2 io' n c'Pe, N A . /.' 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GJ 2020 2—HOUR PM PEAK TRAFFIC VOLUMES WASHINGTON SQUARE REGIONAL CENTER STUDY FIGURE TIGARD, OREGON ,/ JUNE 1999 �+ OWGS\FINAL 2879F204 .— / . . • SENIORS HOUSING ` .. V. Article from Affordable Housing Finance Magazine Details May Bog Down HUD Plan To Mix Seniors Housing Subsidies HUD'is on the right track with a package of seniors amount of federal grant funds that go to the project, say housing initiatives that would increase development, expand some analysts. Developers are generally able to structure grant affordability and bring services to existing projects for tenants funds - from such programs as HOPE V, - as low-rate or who are `aging in place," but the department needs to do deferred repayment loans to the development partnership. some serious thinking about how the proposals would work These loans allow the amount of the grant to be included on a practical level, industry experts say. in basis, assuming the IRS doesn't rule that the "loan" was The Clinton Administration's budget proposal for fiscal really never expected to be repaid and must therefore be year 2000 suggests a series of changes to existing programs to considered a grant. Presumably, the same would hold true promote a continuum of care for the elderly, including the for Sec. 202 grants. provision of assisted living services at existing The difficult issue for combining Sec. seniors projects and new funding sources to `,. p j g ���t�`.. : :. ..: . : • ,n,:. ; 202 with tax credits has to do with the non- make assisted living affordable. _. _ _ , , ",,,,,:',4 profit status of the developer, says Jonathan The budget proposed to generate more - ;.'{:. "_„:"1”,, Klein, general counsel for The Community•affordable housing for seniors by letting `{ "'`- � f .= Builders, Inc. (Boston, Mass), a nonprofit •developers combine low-income housing tax -F I Ti i `._. developer with experience in both tax credit credits with Sec. 202 seniors housing capital -� i Hit .;;11 '- : I I 'i - and Sec. 202 housing. "Sec. 202 requires a grants and to deepen affordability by author- -1 ;- FIT 17:7T -� ii t`A• nonprofit owner, period," he says. "Getting izing new Sec. 8 vouchers to be targeted pri- -v'--I- , • i , �i. 1i j from a nonprofit owner of Sec. 202 to a lim- marily to seniors tax credit projects. f --L ited partnership in a tax credit development is Another proposal is to allow use of a significant hurdle." Medicaid assistance to pay for assisted living If incompatibilities of this nature can be services and to allow the use of Medicaid in New HUD programs would worked out, combining the two programs boost seniors housing such as conjunction with Sec. 8 subsidies. this development. could enable developers to expand the housing Under other proposals in the budget: supply as well as deepen affordability, says • Owners under the Sec. 202 program could convert their Larry McNickle, housing policy director for the American projects to assisted living facilities using$150 million in fed- Association of Homes and Services for the Aging (AASHA). eral funds to pay for renovations and service coordinators. To work out practical problems, Congress may need to enact • Low-income seniors could use their vouchers in projects the proposal as a demonstration first, `just to see how to do owned by family members. it,"he says."There are a lot of complexities.The programs are • HUD and the Department of Health and Human on different time frames and administrative systems." Services (HHS) would step up efforts to educate seniors Rick Lazio (R-N.Y), congressional housing subcommit- on using reverse mortgages to tap the equity in their tee chairman, may be predisposed to favor the initiative. Immediately after Congress convened in January, he intro- homes. duced a bill (H.R. 202) to modify several aspects of the Sec. • Sec. 202 project owners could use federal grants to set up 202 program, including allowing for mixed-finance of devel- on-site learning centers. opment, though the bill doesn't specify that tax credits could Housing groups should support the proposal to combine be used. tax credits with Sec. 202 grants, but HUD must show how Lazio's quick action on the Sec. 202 bill is indicative that the two programs would work together, say analysts. Congress and HUD have the same goal of addressing the grow- Legislation would be needed to eliminate rules that make it ing housing and long-term care needs of seniors,says McNickle. difficult to combine the two programs. Lazio held hearings on his bill in February in New York.At the One issue that shouldn't be a problem is the tax credit hearing,James Walsh (N.Y),HUD appropriations subcommittee provision that reduces a project's tax credit basis by the chairman, was generally supportive of the proposals. 20 Affordable Housing Finance • ' • Tigard Loaves & Fishes - The .Meals-on-Wh'eela People Li • ' LOAVEScFISHES. . • May 19, 1999 • • • To Whom it may concern: • • • • The Tigard Senior Center staff and participants support the application of the Community Partners for Affordable Housing-in this proposal for funding for a senior housing complex.in our community. • • There are a large number of seniors currently living in and near the City.of • Tigard. King City, Royal Villa and El Dorado (both large mobile home parks), the • Highlands and Summerfield are all 55 and over and there are many elders living in Tigard and "aging in place." This community is "seniorfriendly° and•the " businesses are open to seniors accessible for the most.part:alnd interested in: serving seniors. The service dubs invite participation and support the Tigard Senior Center. - - ' • • The Center itself is'the location for the senior nutrition program which sends out • • -the home delivered meals for,this area and'serves congregate meals.five-days a week. We provide classes•and°activities in partnership with the Portland • Community College andmany opportunities for volunteering.at and through the Center,' = As these people continue to.age,:they may outlive their assets and need to cut their living expenses. They want to continueto live here and we would like to - see this housing,built:so that they can continue to live here. The Tigard Senior Center and staff would be_pleased to cooperate in providing , -meals and needed services. The proposed location is dose to the center and is ' very definitely needed here: We are happy to support this application!" • Sincerely yours, . : . . - • Karen G. Gardner. Center Director ' • Tigard SeniorCenter 8815 SW O'Mara Tigard.Oregon 97223 (503)62o-4613 • • • • Tigard Loaves & Fished - The Meals-on-Wheels People LOAVES+FISHES May 20,1999 , Nikki Hawk. - Acting Director of Department of Housing U.S'Dept .of Housing and Urban Development ' 400 SW Fifth Ave. #700 Portland, Or 97204-1632 Dear Ms. Hawk, am writing in support of the Hall Blvd. 202,Project application by Community Partners of Affordable Housing. . I am employed as Program Coordinator at the Senior Center in Tigard and am ' confronted daily with issues of isolation and survival on a fixed income. I have-worked in Social Services in the Tigard area for the last 15 years. During that time, I have supported and worked for affordable',housing, recognizing its value as one of the most significant long term.approaches to:facilitating positive change. • As former Neighborshare Manager and founding board member of ''Community Partners for Affordable;=Housing, I had the oppoi#inity'to help frame and implement the Service Plan forCPAH's first family housing project . , I art pleased to sayy that the Servit:e Plan has been successfully implemented through community partnerships and memorandums of understanding: I can foresee a similar model working well for the.development and implementation of a Senior Services Plan and would be committed;to working in a similar fashion on this project. Sincerely,, . Carla Chilton Program Coordinator _ Tigard Senior Center 8815 SW O'Mara Tigard. Oregon 97223 (5o3)62o-4613- - May-26-99 08: 16A P.02 . VOLUNTEER J J TRANSPORTATION .erc.po>o:C4 2 1 4 5 NW Overton May 20, 1,999 Portland. OR 912 !C Nikki Hawk 5 0 ) 4 1 3-8 9 2 4 Acting Director of Housing US Dept of Housing and Urban Development Fax i 5 0 3) 413-692) 400 SW Sixth Avenue,Suite 700 Portland,Oregon 972044632 RE: HUD 202 Application Dear Ms.Hawk: It is with great pleasure that I endorse Community Partners for Affordable Housing's(CPAH)application that is being submitted to the Department of Housing and Urban Development under the Section 202 Supportive Housing for the Elderly Program. Tigard is an area with very high housing costs and a great need for affordable housing. During the last few years,CPAH has proven its ability to provide services for the residents of its projects by forming partnerships with service providers in the Tigard Area. This development will be particularly significant because seniors of very low income will be able to live in safe, decent housing close to the center of the City of Tigard and benefit from the many supportive programs offered because of this collaborative effort. • Volunteer Transportation,Inc.provides rides for medical appointments, shopping trips,social visits,personal business or meals. There is no charge for this service,but a donation of$1.25 per ride is encouraged. The service is available from 9 a.m.-4 p.m.Monday through Friday. Volunteer Transportation,Inc.is committed to collaborating with Community Partners Linking for Affordable Housing(CPAH)in providing transportation services to the a c c e,,i b t e, residents of this project. responsive Sincet+ely, transportation ",/• • Frith community ( ( ( )2( - l'it `( ) Elaine Wells,Executive Director need. Volunteer Transportation,Inc. • • • • May 24, 1999 far CITY OF TIGARD Nikki Hawk OREGON Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 Portland, Oregon 97204-1632 RE: HUD 202 Application 1 Dear Ms. Hawk: The City of Tigard Library and its staff enthusiastically support the application that Community Partners for Affordable Housing (CPAH) is submitting for funding of a senior housing complex in Tigard. We already live in a senior friendly community, and the Library enjoys many of these citizens as patrons and as volunteers. We encourage your support of CPAH's,project. CPAH has proven their organization to be very capable of managing projects of this nature. The Library has worked side-by-side with CPAH staff and volunteers on the Villa LaPaz housing project to create a learning environment in their community center. With a State of Oregon Ready to Read grant, we were able to donate books and other materials to form a small library for residents of Villa LaPaz. As a public library welcoming of our senior citizens, we provide many resources of interest to this age group. Some of these include large print books, videos, books-on-tape and Internet access for the visually and hearing impaired. We also sponsor programs that are of interest to seniors. There are workshops on how to live on a fixed income, how to write your family history, book discussion groups, poetry readings and drawing and tango lessons to name a few. With a recent donation of $25,000, the Library will purchase additional large print materials and books-on-tape that will be of interest to the senior population. The senior citizens that live in the Tigard area provide a steady and faithful stream of volunteers at the Library. We would like to believe that their enjoyment of the Library and its friendly atmosphere contributes to their quality of life as much as they contribute back to the community. We would be pleased and gratified to increase our senior citizen population in Tigard and wholeheartedly endorse CPAH's application. Sincerely, 7442-(1'"-te. )44-44-4 Melinda R. Sisson Director of Library Services 13125 SW Hall Blvd., Tigard, OR-97223 (503)639-4171 TDD(503)684-2772 05/25/99 09:07 1,503 648 4175 CO,HMtrNITY ACTION �002/OU2 • • I'Lur%/\ri • • • • • Attidisti COMMJNTYACTION ORGANIZATION 100i SW Baseline Si. • Hillsboro.CSR • 97:2: • Main(503)648-6646 • Client assistance(503)6t8-0829 • Fax(503)648.41'5 May 21, 1999 • Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 Portland,OR 97204-1632 Dear Ms. Hawk: I hope that this letter finds you well. I am writing in support of the Community Partners for Affordable Housing's application being submitted to the Department of Housing and Urban Development under the Section 202 Supportive Housing for the Elderly Program. Because of the high costs of housing in Washington County, CPAH's interest in and ability to expand affordable housing to low-income servicing within the community is something that Community Action strongly supports. During the last few years CPAH has proven its ability to provide services Or the residents of its projects by forming partnerships with service providers in the Tigard area. This development will be particularly significant because of the struggle seniors of very low income have related to finding safe, decent housing close to the center of the City of Tigard. Community Action Organization already collaborates with CPAH in a variety of ways related to supportive housing services including tenant education, case ma:aiagement, etc. We would be happy to expand these services to CPAH's new effort in Tigard and look forward to continuing our partnership around affordable housing within tha community. Sincerely, Lowell Greathouse Community Resource Manager • Rw,c1 OL-vctors:na€ Attic' • Deena iii:rcn • Mayor xulnit Brc,wi • Cru:rmissioncr"'vin H:imt • Councilor :.clyr:8rzczirski • Kirt:Car]<un binyor rant Or.p: • Margret Gicknurnn • Mat or Cordon Falter • C,un:ilor Darien:Greene • RiL:hard 14rgcr • Cinly.tint • Charism Karvir: • Craig t:inai: t.taria Lorcdo • Mayo+.Lou Ogden • Katrina PA:: • pick yt:nson • Representative K:n Stt hcck • Russell Wilkinson • Melanie Winter. tzrclaw_Jire•,tor:lcrtalynn Ness A Unit:d Way Agency �u:or Vdun(ecr 06% • • 8VP Retired & Senior Volunteer Program Of Washington County N the Cxperiencc of a tifdne. • 15405 SW 116th Ave., Suite 108A, King City, OR 97224 • (503)639-5620 May 21, 1999 Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Ave, Suite 700 Portland, Oregon 97204-1632 Dear Ms Hawk, I am very happy to endorse Community Partners for Affordable Housing's proposal to develop a senior housing complex in Tigard. RSVP is an organization that recruits seniors 55 and older to serve in local community organizations. We encourage volunteers to get involved in their community not only to serve others but, also,to encourage meaningful activity and to stay healthy. Volunteers serve in many programs that would also give assistance to seniors such as a telephone reassurance service,transportation services through the Red Cross, Store to Door(grocery shopping), Senior Peer Counselors(for emotional support), Interfaith outreach(for friendly visiting), and the Tigard Senior Center(for nutrition and socialization). There are a large number of seniors living in the Tigard area as well as in the adjacent community of King City. The need for affordable, safe, and accessible housing is great. The proposed location is ideal for seniors. They will be able to get the services they need and continue to be as independent as possible. RSVP will be pleased to be a partner in providing volunteer services to seniors in this new housing complex, Sincerely, Jane Vernon Director :, '` Sponaoted by h them Family 6cn'oes of Oregon ( &W. Washirmgton • • WASHINGTON COUNTY %3w OREGON OREGON May 18, 1999 Nikki Hawk, Acting Director of Housing U.S. Department of Housing and Urban Development 400 SW 6th Avenue, Suite 700 Portland, OR 97204-1632 Re: Letter of Support for Community Partners for Affordable Housing's HUD 202 Application Washington County Department of Aging and Veterans' Services not merely supports this elderly supported living project in Tigard, we are urging funding of this proposal. We are committed to partnering with CPAH to support their residents with whatever services we can. Our Department is the local Area Aging on Aging. We have a customer service office, called the Senior Resource Center, conveniently located near the Hall Street site, on Durham and Highway 99W in Tigard, where we offer public assistance options such as Medicaid, Food Stamps, Oregon Project Independence in-home services, Veterans' benefits, and Information & Access services to folks over 60, their families and caregivers. We also are mandated to supply Adult Protective Services for elders at risk of institutionalization in the community. This Department recently completed its four year strategic planning process with various community partners and our citizen advisory board. They continue to see affordable, accessible housing as one of our greatest needs in Washington County. As the population grows and ages we need to build more capacity in the community to house our vulnerable elderly, especially women 75+ living alone on reduced income. Right now all we can do is refer our low-income clients to the Housing Authority's Section 8 waiting list, a two year wait for most, unless they are medically incapacitated to the point they need a care facility. There are already over an estimated 50,000 residents over 60 years of age in this county, headed toward a projected 78,000 by 2010. At the last census three-quarters of our Washington County elders (65+) were living at or below median income, then $35,500 (family of four). Of those over 65 in 1990, 6.8% were living below poverty level. Of those over 65 living alone, 13.5% had income below poverty level ($5,947 for household of one). The Office of Community Development reports median income for one person in Washington County is $36,700 today. We need more rent-assisted units for those living at 40-50% of median income or less. Our mission is to create options to maintain quality of life for our older citizens. That means helping people remain independent in their own homes as long as possible. HUD 202 housing provides that unique and necessary blend of supportive services with rent assistance that will allow people to remain in their own apartments and to avoid expensive institutionalization at state expense. Department of Aging and Veterans' Services 133 SE Second Ave. - — Creating Options -- TTY: (503) 640-6398 Hillsboro, OR 97123-4026 fax: (503) 640-6167 Phone: (503) 640-3489 Web site: wwwco.washington.or.us • • . We understand the existing 202 units are full and most of them are located at the west end of the County, leaving southeast residents few options in an affluent community. Hence this CPAH project seems an ideal selection to achieve this Departffient's goal as well as that of HUD in offering 202 assistance. Sincerely, • M ! Ritter, Director 03/28/1999 14:23 503656958051 4.1ILLAMETTE UNITED PAGE 01 • .. %Pe NW SENIOR PEER COUNSELORS. INC. "Seniors Assisting Seniors in the Greater Metropolitan Area" • May 25, 1999 Nikki Hawk Acting Director of Housing US Department of Housing&Urban Development 400 SW 6th Avenue, Suite#700 Portland,OR 97204-1632 Dear Ms. Hawk: Senior Peer Counselors,Inc. strongly supports the application of the Washington County Council on Aging,Inc. for the HUD Section 202 Supportive Housing for the Elderly. there is a vital need in the Tigard community for senior housing,particularly for low to moderate income people. The partnerships created through this project will assure that there will be a continuum of services to address the issue of aging in place. The Washington County Council of Aging,Inc's involvement will provide a unique minority outreach component. Senior Peer Counselors,Inc. is committed to collaborating with the Washington County Council on Aging,Inc. in outreach for this project to ensure that the elderly of the Tigard community can enjoy safe affordable housing. We look forward to working with them on this important project. Sincerely, (� Iff-(4-4(-0-01mc-e Icd" Marianne Gallagher Executive Director 12200 SE 31st PLACE. #99,PORTLAND,OR 97222-8606 (503) 653-6212 • • • May 26, 1999 To Whom It May Concern, It is worth a great deal of enthusiasm that I submit this letter of support for the application of the Community Partners for Affordable Housing in the proposal for funding for a senior housing complex in Tigard, Oregon. Although the city administration will be submitting a letter of support by the city I, as a city councilor, wish to add my personal endorsement. My support is two fold. First the City of Tigard is lacking in low income housing, especially for senior citizens. One of the city goals is to help in any way possible to increase the available low income housing. Second the experience the city has had with Community Partners for Affordable Housing has been outstanding. They recently completed the remodeling of a apartment building which was not only in very bad repair, unsanitary, and unsafe for tenants but was also a area that was receiving very much attention from our police due to gangs and drug activities. Since CPAH has been in charge the living quarters have been completely remodeled and has changed from a eye sore and source of trouble to an example of what can be done. An example of their willingness to go above and beyond the required improvements is demonstrated in two areas. In addition to constructing playground equipment for the children they have constructed a community center building for the benefit of the tenants. The building contains computer equipment that is available to the children in the complex for their education. They have also worked closely with the Tigard City library where the children have a periodic exchange of books in the center. The demand for a facility like the one they are proposing is very much in demand. Tigard has a population of citizens who would qualify and whose need are not currently being met. I feel, from our past experience, that there is not another agency that has the desire or ability to meet this need like CPAH. The city legal council advised any letter of endorsement should state that although we will make every effort to work with CPAH there are certain zoning ordinances that need further study and may or may not be able to be changed to qualify them to receive a building permit. We want very much to have this facility built on the location they propose but there are some problem area that we will try to work through but cannot not make a definite commitm- . • at this time. dr Paul Hunt Tigard City Councilor 10320 SW Century Oak Drive Tigard, Oregon 97224 _ • 174 May 19, 1999 CITY OF nG�►R� OREGON Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 Portland, OR 97204-1632 RE: HUD 202 Application Dear Ms. Hawk: It is with great pleasure that I endorse Community Partners for Affordable Housing's application that is being submitted to the Department of Housing and Urban Development under the Section 202 Supportive Housing for the Elderly Program. Tigard is an area with very high housing costs and a great need for affordable housing. During the last few years CPAH has proven its ability to provide services for the residents of its projects by forming partnerships with service providers in the Tigard Area. This development will be particularly significant because seniors of very low income will be able to live in safe, decent housing close to the center of the City of Tigard and benefit from the many supportive programs because of this collaborative. I impart my full support for this project. If you have any questions or need additional information, please do not hesitate to contact me. Sincerely, V,ON93240 fa Ronald D. Goodpaster Chief of Police 13125 SW HallBlvd., Tigard, OR 97223(503)639-4171 TDD (503)684=2772 • • • WASHINGTON COUNTY, OREGON May 20, 1999 - Ms. Nikki Hawk,Acting Director of Housing US Dept. of Housing & Urban Development 400 SW Sixth Avenue, Suite 700 Portland, OR 97204-1632 Dear Ms. Hawk: On behalf of the Washington County Board of Commissioners, I am writing to endorse the Community Partners for Affordable Housing's (CPAH)application to the Department of Housing and Urban Development(Section 202- Supportive Housing for the Elderly Program). Throughout Washington County, including Tigard,there is a very substantial demand for / affordable housing. This need is as great among senior as any group, and the cost of housing continues to outpace their economic capacity. CPAH has selected a very appropriate site in the Tigard area, and we applaud them as they attempt to continue their success in meeting affordable housing needs. I am personally aware of their efforts in Washington County, and urge your office to support their application for HUD 202 funding. If our office can be of assistance to you in this matter, please do not hesitate to contact me. Sincerely, • Tom Brian,Chairman Washington County Board of Commissioners Board of County Commissioners 155 North First Avenue. State 300 Hillsboro. Oregon 97124 Phone: £03/648-8681 • MAX WILLIAMS III • • State Representative kI. :Nv 4; Committees: 4,t ,bm't Vice-Chair: DISTRICT 9 r.a�- � `;= ''or°rr4:` . Judiciary-Civil Law REPLY TO ADDRESS INDICATED: '''�`�:'�' -' Member: ❑ Oregon House of Representatives Revenue Salem,OR 97310 Rules,Elections.&Public • Affairs ❑ 12103 SW 135th Ave. Tigard OR 97223 HOUSE OF REPRESENTATIVES SALEM, OREGON 97310 May 18, 1999 . Nikki Hawk , Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 • • Portland, OR 97204-1632 Re: HUD 202 Application Dear Ms. Hawk: It is with great pleasure that I endorse Community Partners for Affordable Housing's application that is being submitted to the department of Housing and Urban Development under the Section 202 Supportive Housing for the Elderly Program. Tigard is an area with very high housing costs and a great need for affordable housing. During the last few years CPAH has proven its ability to provide services for the residents of its projects by forming partnerships with service providers in the Tigard area. This development will be particularly significant because seniors of very low income will be able to live in safe, decent housing close to the center of the City of Tigard and benefit from the.many supportive programs because of the collaborative efforts. I impart my full support for this meritorious project. If my office or I can be of any further service, please contact us. sincerely, 6:xWilli. s Office:H-475 State Capitol,Salem,OR 97310—Phone:(503)986-1409 District: 12103 SW 135th Ave.,Tigard,OR 97223—Phone:(503)524-4275—Email:williams.rep @state-onus DAVID WU COMMITTEES: 1ST DISTRICT,OREGON • ;pt ^ • EDUCATION AND THE WORKFORCE 1j = EARL V C,ur000GO.YOUTH ANG FAMII ies .,> 510 CANNON BUILDING Eran rr.w F.Tarr GVrr nriwn.rNs WASHINGTON,DC 20515-3702 �� �1'' SCIENCE TELEPHONE:(202)225-0855 11 TECHNOLOGY 620 SW MAIN STREET QLongre55 of tije 1 B'niteb 6tate SrACF AND AE RONAUTrCS SUITE 606 VICE-CHAIR PORTLAND,OR 97205 ASIAN PACIFIC AMERICAN CAUCUS TELEPHONE:(503)326-2901 li)ouge of 3lepregentatibeg (800)422-4003 http://www.house.gov/wu llIagliington, ID( 20515-3701 day id.wu@ma i I.house.g ov June 1, 1999 Nikki Hawk/Acting Director of Housing U.S. Department of Housing and Urban Development 400 SW Sixth Avenue - Portland, Oregon 97204-1632 Dear Ms. Hawk, I am writing to you on behalf of Community Partners for Affordable Housing, an agency located in the First Congressional District of Oregon that works to provide housing for low- income individuals in Washington County, specifically for the elderly community in the Tigard area. Ms. Renita Christie Gerard, contacted me on behalf of Community Partners for Affordable Housing in the interest of applying for a grant under HUD Section 202, Supportive Housing for the Elderly. I strongly support the application of the Community Partners for Affordable Housing for HUD Section 202. There is a vital need for senior housing in the Tigard area, particularly for low to moderate-income people. It is my understanding that the organization has been very active in promoting goodwill throughout our communities in Oregon. I am familiar with their accomplishments of building partnerships to create opportunities and services for the community. I believe that this organization is extremely qualified to administer a HUD Section 202 grant. I have every confidence that Community Partners for Affordable Housing will continue to succeed in their endeavors and a Section 202 grant would be well utilized under their guidance. I would appreciate your most careful and thoughtful consideration in granting HUD Section 202 Supportive Housing for the Community Partners for Affordable Housing, Inc. If I may be of further assistance, please do not hesitate to contact Jennifer Thampan at (503) 326- 2901 in my Portland district office. Thank you in advance for your prompt attention and cooperation. With warm regards, David Wu Member of Congress DW:jt PRINTED ON RECYCLED PAPER 05/26/99 11:17 $503 328 2900 - SEI'S. SMITH PDX Q002 • 1111 GORDON H.SMITH COIwrtE.PS: OREGON BUST ENERGY AND NATURAL RESOURCES FORE.GN RELATIONS United *tates ,*enate WASHINGTON.DC 20510-3704 , • May 26, 1999 Ms.Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Ave.,Ste 700 Portland, OR 97204 Dear Ms.Hawk: I am pleased to recommend to you the Community Partners for Affordable Housing's (CPAH)request for funding from the U.S.Department of Housing and Urban Development's (HUD)Section 202 program. CPAH,with its commitment to very low income seniors, would be a beneficial partner to HUD in the effort to provide housing for our nation's seniors. As you know, the Portland area has the dubious distinction of having the second least affordable housing market in the nation. Given this dynamic and the growing senior population in Washington County, low cost housing facilities are greatly needed. The proposed 44 apartment units would be strategically located near Washington Square, allowing seniors easy access to local service providers. .I am particularly pleased that this project concentrates on low income seniors who have few affordable housing options in Washington County. I respectfully recommend the CPAI-I's application for funding and look forward to hearing of its success. Thank you in advance for your full consideration of CPAH's request. Sincerely, Gordon H. Smith United States Senator • www.se nat e.yovr..gsmch oregone gsmith.senate.gov PRIM EO ON RECYCLED PAPER • • a d 1d1o1 St. Anthon g Catholic Church •:• 9905 S.W. McKenzie Street Tigard, Oregon 97223-5198 May 20, 1999 Nikki Hawk Acting Director of Housing . US Dept. Of Housing and Urban Dev 400 SW Sixth Avenue, Suite 700 Portland,Oregon 97204-1632 Dear Ms.Hawk, I am writing in support of the application of Community Partners for Affordable Housing's application for a HUD grant to construct low income housing for senior citizens in the Tigard community. Washington County and Tigard in particular is suffering from an extreme lack of affordable housing units for people of all ages and backgrounds. Apartment rental rates are among the highest in the region.The purchase price of homes in the area along with the cost of taxes makes it increasingly difficult for younger and older citizens to be able to live in this area. >n particular the high cost of housing is pushing many of our senior citizens out of the area.Many people who have lived in this area for many years are not able to live in this area during their retirement years when their incomes are substantially reduced. This often means that seniors must move to regions where they have no family members to provide the many needed services that elders often require.One result of this development is the necessity for aging persons to move into adult assisted living settings much sooner than would be the case if they had been able to maintain family, church and neighborhood networks. The addition of these proposed 44 units would certainly not solve our area problems, but would certainly be a step in the right direction.This would also enable our church to continue providing spiritual,emotional and other forms of ongoing support to those residing in our Parish area. Thank you for your consideration of this application and I urge your speedy approval. Sincerely, Rev.Leslie M. Sieg Pastor Telephone (503) 639-4179 E-Mail: St Anthonq jtmo.com Fox (501) 624-2364 Z0%Z0'd 792? t'9 LOS SJ.NJHiNI:i 15 6-e:0t 666t-02-1.HW • . ' . • • Christ The King Lutheran Church 11305 S.W. Bull Mountain Road/Tigard, Oregon 97224 C27 Church Office(503)639-2789 I FAX(503)620-2583 Rev. Beverly Allert, Pastor Rev. Matthew Eagan, Associate Pastor May 19, 1999 Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 Portland, Oregon 97204-1632 RE: HUD 202 Application Dear Ms. Hawk, I am pleased to learn that Community Partners for Affordable Housing may have an opportunity to build 44 units of apartments for very low-income seniors on Hall Blvd., in Tigard. I heartily endorse their application to the Department of Housing and Urban Development under the Section 202 Supportive Housing for the Elderly Program. Tigard needs more affordable housing, and Community Partners for Affordable Housing is a trustworthy organization with wide-spread community support. CPAH-has been faithful in providing low-income housing, improving the lives of the residents in their apartment complexes, fostering a sense of community among the residents and staying closely connected to the wider community. Christ the King Lutheran Church supports CPAH in its mission to promote a healthy community through the development of permanent affordable housing. The Hall Blvd. location will allow low-income senior residents to have access to the services offered here at Christ the King, including the Washington County Food Bank's Brown Bag Program, Alcoholics Anonymous Meetings and our own Worship Services and Fellowship Events. Sincerely Yours, Pastor, Matthew Eagan 1 k\ EVANGELICAL LUTHERAN CHURCH IN AMERICA • • May 20, 1999 Nikki Hawk Acting Director of Housing US Department of Housing and Urban Development 400 SW Sixth Avenue, Suite 700 Portland, Oregon 97204-1632 Dear Ms. Hawk: It would be wonderful to sep Community Partners for Affordable Housing(CPAH)build senior housing in Tigard. As a resident of one of their projects I have seen the positive changes in not only the physical buildings, such as the new playground, but in the lives of the residents. I have been so excited in working with CPAH staff and other volunteers that I have become a board member myself Metzger Park Apartments had such a history of management problems that trust of CPAH was very difficult in the beginning. We have had holiday parties for Christmas and Halloween and Easter. We also had a professional storyteller spend an afternoon with us. The Police Chief and other city officials have come and read stories to the children. We have been encouraged to have potlucks along with these events. Volunteers have also come and helped us improve our garden area. Some of them were high school students and they befriended our kids who were just entering high school making the transition smoother. All of these things have helped people to begin to see everything in a more positive light. We also are beginning to think of things that need to be improved. We have a computer learning center and a library that help our students to study and lets adults write letters. . Our new goal is adding GED programs. One person is working on trying to find a new job and Colleen,the staff person, is working with her. I can this becoming a community with people working together toward solving our individual and community problems. I feel that CP,AH would make the same type of changes in people's lives in senior living. There are a few seniors at Metzger. They are here for the low rents and work well with the community,but definitely could use different services from families if they were provided. In fact several of these elderly resients have mobility impairments. Steps required to enter their units and some of the community spaces makes it difficult for them. They would probably choose to move to the senior apartments if they were available. Sincerely, Cecelia Maciel CPAH Board Member and Resident • • • • • @MM(JNITYACTON ORGANIZATION Opening Doors 334 SE 8th Avenue • Hillsboro,OR • 97123 • (503)681-17760 • Fax 1:503!681-1861 19945 SW Roone$lien Road • Tualatin,OR • 97062 • (503)69]•8552 • Fax 1503.1691-8457 • E-Mail:opendoor@telepon.com May 25, 1999 - • To Whom II May Concern: This letter was written on behalf of Community Partners for Affordable Housing(CPAH). My name is Angel Griffin and I am a tenant at Villa La Paz. Villa La Paz is one of the apartment • complexes CPAH has recently taken over. I have Wed at Villa for over two years and I have seen many significant changes in that time. Knowing how the complex was before CPAH took it over,I must say they have saved this community from a downward spiral affect. They came in to Villa with the Intentions of cleaning it up and making it not only an affordable place to live but also an enjoyable, dean and safe community/family based complex. Before CPAH came to VI9a it was run down with drug dealers at just about every apartment. There was trash piled high and no hope for anyone to feel safe in their neighborhood. They have recently opened the community center, and it is a huge success. We now have a neighborhood watch team,meetings for those who are recovering from drugs and alcohol (NA&M). Those with children feel safe to have birthday parties in the new park. They have great activities for children alter school. Summertime community parties. And much,much more! I can not say enough about CPAH and the great work they do. Making places to live for low-income families and individuals a place to be proud of. I know that if CPAH was to get this source of funding for the 202 project,it would allow them to focus on even more low-income individuals in Washington County. Having a section 202 will help many elderly have a safe, corn m unity base for them to live in. I thank it is important for our elders to have a community of their own. I know CPAH would make this community a great place to live and I am looking forward to being pan of the communities they build in the future. If you have any questions please feel free to call me at any of my numbers below. ‘NzAngel Griffin d �r17 Community Action Organization Opening Doors 503-598-9794 503-691-8552 • Opening Donni;anm to l)'ntdreach rogrant made p!src(rlethrnugA the cAlialion,linnelf:CAKE I)rrvin • HMO Osciet.ti • 'l:talitylleihhAlliance Tuulity Hadllu,rn- • K:r■irr Fuundltlinn • r}o•itrrnee Health System • St.Vincent Hoapiral • 1r.6ary W..It1:Syxte:u • Meridian Park linntatal Found.eon txecutiui Director:Icrralyno Neat OA United Way Agency • • l 'd W dA IidOV:9 666:—9G-9 1111 •gacy Meridian Park Hospital 19300 Southwest 65th Avenue Tualatin,Oregon 97062 • (503)692-1212 LEGACY Health System Nikki Hank - Acting Director of Housing U.S. Sept. of Housing and Urban Development 400 SW 6th Ave. Suite 700 Portland, Or. 97204-1632 I am writing this letter in support of the proposal submitted by Community Partners for Affordable Housing, Inc.,(CPAH), for the acquisition and development of 11159 SW Hall Blvd. in Tigard for the purpose of constructing a 44-Unit HUD 202 Elderly Housing Project. We have had the opportunity to work with CPAH on several occasions and know that they are committed to serving the lower-income residents in the Tigard Tualatin area. Legacy Meridian Park Hospital is very supportive of community based efforts which impact the health and wellness of the residents in our service area. We presently support the Volunteer Transportation Service in the area which residents of this new project could access for transportation needs to medical appointments. We also sponsor a safe walking program in the mall near this site to support health and wellness in seniors. The mall program also provides an additional resource for socialization. We would be happy to work in partnership with CPAH based on the additional specific needs of the residents of the Hall Street Project such as providing educational programs on issues relating to cancer detection and prevention, diabetes, and nutrition . We could also conduct on-site screenings for blood pressure and osteoporosis in conjunction with our out-reach efforts. We look forward to working with CPAH on this and other projects in the community. Sincerely • Cindy Jenki , Community Relations, Legacy Meridian Park Hospital Legacy Health System includes Emanuel Hospital&Health Center,Good Samaritan Hospital&Medical Center,Meridian Park Hospital, Mount Hood Medical Center, Visiting Nurse Association,Annhulatary Care Clinics and CareMark/Managed HealthCare Northwest PPO. • • • 1 TIGARD AREA COMMUNITY FOUNDATION • May 17, 1999 • 5665 S.W. Meadows Rd. • Suite 120 To Whom It May Concern: Lake Oswego, Oregon 97035 (503)670-0500 Ext. 106 We,the Tigard Area Community Foundation Board are writing this letter to add our support and enthusiasm for the next project the Community Partners for Affordable Housing is planning. We feel that there is a lack of affordable housing in our community and whole-heartedly support CPAH's work. The new project being considered for seniors'will be a.blessing to this community. We have two large populations of seniors in the Tigard area. Neither . community contains affordable units for people needing assistance. 'As the population • grows and the numbers of seniors needing assistance increases,the demand for affordable units will dramatically increase. This alone makes this project a priority for the community. The location of property being considered is an excellent location. It will be on a bus line, close.to shopping and in a neighborhood of homes and apartments. This is a neighborhood of minorities and mixed age population. The siting of affordable senior ' units in the neighborhood will only enhance the area. . As a local foundation in its first few years of operation,we have had considerable access to the CPAH staff and have supported their work. At this time,we are focusing on establishing a housing endowment not only for the homeless shelter,but for projects that CPAH undertakes as well. Their idea of having community centers and programs.for the tenants certainly enhances,the lives'of the people living there. We hope that you approve of this project and we will strive to also'help support it. Sin ely, . ; ca.doitLA,t4A-41`44( Conrad Pearson, President Sy 1 y L. S / ood, Executive Director • and board members, Todd Mains, Jim Castile, Jack Snook,Jack Schwab, Laurel Blanchard • • • • • helping people make educated financial decision? • May 17, 1999 To Whom It May Concern: As a business owner who has operated a business in Tigard for 16 years and still supports the community of Tigard while located adjacent to Tigard, I am writing this letter is support of Community Partners for Affordable Housing. Having volunteered within my church and within the community for 19 years, I understand the need for affordable housing. We can no longer ignore the fact that there are people who work but cannot pay rent and have heat and food. I have become involved in issues involving people in need through the Tualatin Valley Christian Ministries and the Tigard Area Community Foundation. Through these organizations, I have learned about and supported the work that CPAH does. CPAH's reputation and skills for building affordable housing are well respected within the business community. They have created affordable housing and at the same time enhanced the lives of people they assist. I hope that you will fund their application for affordable senior housing and I will continue to support their efforts within the business community and the other organizations to which I belong. Yours truly, cov\Ait.ect Conrad Pearson, owner 5665 SW Meadows Road, Suite 120 • Lake Oswego, OR 97035 503.670.0500 888.236.0500 FAX 503.670.0501 Securities offered through Royal Alliance Associates.Inc.•Member NASD&SIPC Pat Whiting, Vice-Chair CPO 4M c/o 8122 SW Spruce Tigard, Oregon 97223 August 16 , 1999 City of Tigard Planning Commission Tigard City Hall 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Dear Planning Commission: Citizen Participation Organization (CPO) 4-M is in support of the proposed residential living facility for low-income seniors being considered for location at 11159 SW Hall Blvd in Tigard. Community Partners for Affordable Housing made a presentation at our monthly meeting. It would be a 44-unit complex of small apartments for elderly people who would share a common dining room and other facilities. We recognize the need for this project which would be close to Pacifice Highway and Hall Blvd. where there are some shops, Safeway and bus trans- portation. Therefore, CPO 4-M would like to express our endorsement of the project. We are submitting our letter for the record for your deliberation of this important matter. Respectfully, (:T.;6?1:7 - Ae Pat Whiting, Vice-P-air,/ VIII. NeighbiNotification Letter • SAMPLE NOTICE CONCERNING NEIGHBORHOOD MEETING August 31, 1999 Name and address of Property Owner within 500 feet and additional neighbors RE: HUD 202 Project— Semi-assisted living for seniors Dear Interested Party: Community Partners for Affordable Housing, Inc. (CPAH) would like to invite you to a meeting to discuss our latest project. This is not just another letter sent to you because of a requirement. We are not in fact required to invite you at this time. However, we are very excited about our project and think you will be too! We are a community development corporation that serves Southeastern Washington County. We have recently purchased and renovated Villa La Paz Apartments and are asset manager to Metzger Park Apartments that will continue to receive renovation. Our new project will be 44-units of semi-assisted living for seniors. It will be built at 11159 SW Hall, next to the driveway of St. James Apartments. The meeting will be held on September 14th, at 7:00 PM at Villa La Paz — 11895 SW 91st in our new community Center. That way you can see one of our projects. The location is one block off of Greensburg Rd. The meeting is open to anyone. Please notice this will be an informational meeting on preliminary plans. We look forward to sharing our ideas about this project with you. Please call me at(503) 968-2724 with any questions. Sincerely, ' = ita Christie Gerard Resource Development Manager C ommunity 6liartners for • • ffordable H o u s i n g, Inc. P.O. Box 23206 • Tigard, OR 97281-3206 • 503/968-CPAH (2724) ■ • • June 24, 1999 • Nikki L. Hawk, Acting Director Northwest/Alaska MF Program Center ' US Dept of Housing & Urban Develop. 400 SW Sixth Ave., Suite 700 Portland, OR 97204-1632 Dear Ms. Hawk: Your letter of June 17, 1999 requested comment on a Section 202 low income housing project for the elderly (Project No. 126-EE029). The City of Tigard has an adopted Visioning Goal that encourages and supports private sector programs to maintain diverse and affordable housing. This includes making incentive programs available to providers of affordable housing units. The City's adopted Comprehensive Plan has a housing policy that "The City provide an opportunity for a diversity of housing densities and residential types at various prices and rent levels". This policy includes strategies calling for allowing special use housing in all development districts and coordination with federal, state, local and regional agencies for the provision of subsidized housing. Community Partners for Affordable Housing (CPAH) discussions with the city call for complete dwelling units. This will require a Comprehensive Plan and Zone change for the site selected by CPAH. Should the plan and zone change be approved by the City Planning Commission and City Council, local site plan and building permit review will be required. As part of a regionally funded Regional Center Plan for the Washington Square area, the City is considering changes to the City's Comprehensive Plan for densities and mixed uses that could incorporate the particular type and density on the proposed site. The fact that the plan is being developed will be considered when the CPAH applies for a plan and zone change. Providing affordable housing is certainly an important priority at the local level as well as nationally. The City will review the CPAH application.for approval when submitted but at this time has no other concerns. Sincerely, Jim Nicoli Mayor �QPoMENT yOG U.S. Dtment of Housing and Urban Daopment *OI10 l . 0 Portland Multifamily Housing Program Center '0 1111111 I Northwest/Alaska Multifamily HUB e4N DEV E`„Q Northwest/Alaska JUN 1. 7 Tglq RECEIVED C.O.T. JUN 21 1999 HONORABLE JIM NICOLI MAYOR OF THE CITY OF TIGARD 13125 SW HALL BLVD TIGARD OR 97223 Dear Honorable Nicoli: SUBJECT: Project No. 126-EE029 We recently received an application for a Section 202 low-income housing project for the elderly proposed for your jurisdiction. The enclosed application form and site map will give you the details of the project. As Oregon does not have a Single Point of Contact(SPOC)for the intergovernmental review of applications for Federal assistance,we are asking for your comments on the proposed project(See Code of Federal Regulations, 24 CFR Part 52). We will make every effort to accommodate any concerns you may have relating to the proposed project; however, we must receive your comments within 30 days of the date of this letter. This letter is not intended to circumvent your normal building permit/inspection process. The project will go through that process. If you have questions on the proposed project, please contact Ms. Sheila Greenlaw-Fink, the project's sponsor, at(503) 968-2724. If you have questions about the Section 202 Program, please contact Marks Vargo, Project Manager(503) 326-3695. Sincerely, Nikki L. Hawk,Acting Director Northwest/Alaska Multifamily Program Center Enclosures • • 400 SW Sixth Avenue, Suite 700, Portland,OR 97204-1632 www.hud.gov/washington.html Fax: (503)326-2663 III .• • Supportive Housing for the Elderly Section 202 U.S. Department of Housing OMB Approval No.2502-0267(exp.6/30/98) and Urban Development Application for Capital Advance Office of Housing E jS J\fED Summary Information Federal Housing Commissioner . • MAY 2 7 1999 See Public Reporting Statement on back before completing this form �yt HUD" !202 Project Number PRAC Number MULTIFAMILY IS�11',/ Use only i # 1. Sponsor's Name(s),Address(es)&TelephoneNumber(s) 2. Minority Sponsor Designation:A minority sponsor is one in which at least 51 percent of the board members are minority. • Community Partners for Affordable ty Housing , Inc . PO Box 23306 , 12 7 5 0 Is this sponsor a minority applicant? I I Yes IX I No • SW Pacific Hwy . Suite 118 , Tigard , If'Yes,'identify by numeric code as shown below /A O R 97281 5 0 3 968 2 7 2 4 fax 598 8 9 2 3 Codes: 2-Black; 3-Native American; 4-Hispanic; � 5-Asian Pacific; 6-Asian Indian 3a.Address of Site 3b.Will project be located within the boundaries of the following Federally designated Areas: (1)Empowerment Zone,(2)Urban Supplemental Empowerment Zone,(3)Enterprise Community, 1115 9 SW Hall Blvd . , Tigard , 0 Ror(4)Urban Enhanced Enterprise Community? (Contact local HUD Office for information on these designated areas.) n Yes [ No • _ — — . If'Yes,'please indicate appropriate number as shown above I/A 4a.Congressional District 5. T e of Area 6. Capital Advance Amount Requested 7. Project Rental Assistance Contract OR 1 ( Metropolitan Amount Requested 4b.Csus Tract 309 Non metropolitan $ 3 , 535 , 233 $ 140, 800 8. Total No.of Units 8a.Number&Type of Resident Units'Proposed 8b.Resident Manager's Unit: (check appropriate type) N/A 44 0 Efficiency 44 One bedroom [1 Efficiency I I One bedroom I I Two bedroom 9.Number of Buildings 10.Type of Project Year Built 11.Type of Building(s) 1 New Construction Row/Townhouse n Semi-detached I Rehabilitation N/A �I Walkup n Detached f I Acquisition (RTC) I X I Elevator 12 Number of Stories 13.(Number of Parking Spaces 114.Check utilities and services not Included in the rent and to be paid directly by the tenant. 4 j 30 Ad Electric nWater aHeat I7 Gas . 15.011-Site Facilities 16.Community Facilities to be Included In Project: Public 'At Site Feet from Site Multipurpose community room with kitchen area , Water supportive of services room, laundry room, lobby sewer Paving areas at elevators , lounge/library room , if space — Gas permits , patio sitting area , parking Electric 17.Unusual Site Features 18.Mark one box Name,Address&Telephone Number None Poor Drainage [ Consultant Robin S. Smith & W. ...Merle :.Smith , Jr . Cuts Retaining Walls 9 JAgent 8105 SW Maple Leaf St . , Portland , Fill Rock Foundations i I Authorized OR 97223 Robin 503-245-0258 Erosion L. High Water Table Representative Merle 716 881 2282 Other (specify) 19. If Sponsor is applying for more than one HUD program from any of the three SuperNOFAs,indicate which application(s)contain the forms with original signatures. Program Name Form None 2 Sponsor's norn name,address&telephone number) By(Signature of Sponsors Authorized Representative) Doug C. Elomgren Preston , Gates & Ellis 222 SW Columbia #1400 X atik- . 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'9G'� 112'. \ o 51 9R,fir, SW f` MEAUOW $T \ ' + Q., GEL �� cc# a �r9 S. �'� \, p SW CLINTO ° S i i . s� Tl S SW KATH RR �11/`�`r�� Cr a �i' 6b - .r `'C Sy '9,n .. _ - - E I Nt 1 � ST - ,1p r„�< fHrf `'ov-,, `� 4,\-,-&,,.'P,. i� 1 < :'� T QU > § 21—. ,L�, WOODA Q Fa •-•'''') A,,\ <;W.1 / ,-..: J ? �\ n Aurn N CLYDESDALE ,;• PK \ Q,ti7\,..., y� 4' m �` SW > Ut) -1) ,. �►'� SW`?\ Jp i�ti s�` �� .' ���r7 SW ELMHURST ST 00 $ _ ,� .� mow -:,;�� ; `yI'S ,f. 'O '`,� KNO ``. —1000 • I�' lU4UU N a/y�� *s��a��v�l's \O ' ,``� ` _• �i� Q`�fyJ' UR 1 . .'I �4 $wr-E- S0 Wv I IERROL ST IV ro.,.., ..•ff.,414• r .r • iy CFC ENVIRONMENTAL REVIEW CHECKLIST The sponsor must complete this environmental review checklist in its entirety and provide to the Regional Field Representative (RFR)prior to the RFR's site visit. The RFR will review the information during the performance of the site review. For HOME applicants,the HOME Housing Development Rep will then complete the Environmental Review Record for the file. Certification: This checklist has been completed accurately to the best of our knowledge,and the RFR has conducted an in-person site review. Community Partners for Affordable Housing, Inc Sheila Green law-Fink,Exec. Dir. Sponsor Name Sign,re Date 17,A.44..4dk. de/ • /O ODD RFR Name Signature Date BASIC INFORMATION Sponsor: Community Partners for Affordable Housing Project Name: Village at Washington Square Project Address: 11159& 11165 SW Hall Blvd City: Tigard County: Washington Sponsor Contact Person: Sheila Greenlaw-Fink Phone: 503.968.2724 Lot Size: .73 acre Project Type: (X)New Construction? ()Rehab? If Rehab,are units vacant? N/A Projected#of Units: 29 Planned HOME-assisted Units:4 Population to be served: units<30%,6 units<45%, 1tunits<50% Sponsor must provide a site/area map with scale included. On the map,please indicate the following: (Please be sure that the site location is visible on any copies you send. Original colored maps copied in black and white sometimes are difficult to read). N/A Location of airport(if applicable) X Recreational facilities(park,activity centers,etc.) X Railroad(if applicable) X Commercial/retail facilities(grocery,department stores,etc.) X Nearest 4-lane highway or arterial X Nearby industrial facilities X Social Service agencies X Location of schools X Hospital,police and fire departments X Rivers,streams,ponds, springs,wetlands X Provide a copy of the most recent FEMA Flood Plain map including a copy of the Panel number and date List names,addresses and phone numbers of local officials and the date contacted regarding the following: Wetlands: Duane Roberts Date: 2.7.00 Phone: 503.639.4171 Address: _13125 SW Hall Blvd,Tigard,OR 97223 Public Water: Greg Berry Date: 2.7.00 Phone: 503.639.4171 Address: _13125 SW Hall Blvd,Tigard,OR 97223 Public Sewer: Greg Berry Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 2000 CFC Application Date: �, 20 • Storm Sewer: Jackie Humphries Date: 2.8.00 Phone: 503.846.8621 Address: 155 N 1"Ave, Hillsboro, OR 97124 Zoning/UGB: Laurie Nichols Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard,OR 97223 INFORMATION SOURCE CODING The source of all information used must be identified. Record the source here and indicate the appropriate code in the space provided throughout the checklist. FO-Field Observation. (On-site observation or personal knowledge of the preparer) Preparer: Craig C Kelley Date of field observation: 2/8/00 Address: 2627 NE MLK JR Blvd, Portland OR 97211 Phone: 503-335-3668 PS-Project Sponsor. PL-Planning Department. (Information supplied by local planning department or local official named on page one) Rl -Report. (Information from consultant reports,databases, licenses,other authorities. Number such sources consecutively and list below) R1 Title of Report: Phase One Environmental Site Assessment Preparer: PBS Environmental Date: May 1999 LAND DEVELOPMENT COMPATIBILITY AND URBAN IMPACT source RI PS, FO,PL What are the immediately surrounding land uses? (example: single family to the north, multifamily east,etc) Single family residence to south and east. Single/multi family residences to west. Multi-family residence to north. Is the surrounding area developed to a density of at least 30 units per 40 acres? Yes Does the site have legal access to a dedicated public street? Yes Are there any barriers to emergency vehicle access? If so,describe. No EXISTING STRUCTURES ON SITE source RI FO Are there existing structures on the site not included in CFC-funded construction or rehab? YES If so,do you plan to demolish any or all of them? There is one single family home on the proposed site which will be moved or demolished. SOIL SUITABILITY source RI PS, FO Is the site level or sloped? Sloped If sloped,give the range of degrees of the slope.0-5 degrees 2000 CFC Application ( . 21 • • • Are there any signs of unstable soils in the vicinity?y gn y. (cracked foundations, sinkholes) Are area soils highly erodible? Submit soil reports if available. No Describe soil type and bearing. Get soils type from Natural Resource Conservation Service(local county jurisdiction). Coarse sand to silt(USCS classification ML)R1 Bearing capacity 1500 PSF, Per John Cunningham, Alder Geotech HAZARDS source FO, RI FO Are any natural hazards apparent?(dangerous trees,sinkholes, ravines,avalanche-prone slopes,etc.) No Are any of the following present:overgrown adjacent property,abandoned adjacent buildings,unfenced commercial/industrial adjacent property,high pressure petroleum or natural gas pipelines,irrigation canals,drainage ditches,old wells,improperly screened street drains,deteriorated streets or sidewalks,adjacent power substations,high voltage power transmission lines through or adjacent,excessive vibration,odors,dust,field crops,livestock? Give details. No CONTAMINATION SCREENING source FO,R1 PS, FO, PL If this is a rehabilitation project or the demolition of an existing structure is contemplated,is there evidence of the presence of asbestos or lead-based paint?(generally, lead-based paint can be found in most buildings constructed prior to 1978). Describe the inspections made to identify these two hazards and results of inspections. If no inspections have been made,are they planned? Environmental completed on vacant parcel showed no contamination issues. We have ordered Phase I for single family home on property,and owner has offered to provide a Phase I from prior year. No evidence of any issues of contamination. Has there been an `environmental due diligence'investigation of the site performed(TSQ,Phase I or II, site characterization, etc.)? Is it available? Yes If so,submit the executive summary,main body of the report and any recommendations. See attached executive summary of Phase I environmental Assessment; No further investigation was recommended. If no`environmental due diligence' investigation is available,answer the following questions: Is there evidence of contamination or potential contamination on immediately adjacent properties?(landfills, chemical storage facilities,service stations,chemical processors,plating plants,dry cleaners,vehicle storage,wrecking or repair businesses,underground storage tanks,drums,distressed soil or vegetation,fill,contaminated wells,transformers). No Provide details. Is there evidence of contamination or potential contamination on site? (drums,chemical containers,distressed soil or vegetation,odors,accumulation of trash or debris,contaminated wells,transformers,potential USTs [look for old foundations,slabs,pipes in the ground]). Provide details. Small pile of debris at north property line. Tire and small pile of roof shingles at northwest. Small(1'x I')paint stain at southwest. Unlabeled pole mounted electrical transformer at southeast property corner. Appeared free of leakage Per R1 Is there evidence of fill on site? If there is,does documentation exist to demonstrate that the fill was engineered and is appropriate for the intended use? Submit evidence. No SITE SAFETY source FO, RI FO, PL Runway Clear Zones are areas immediately beyond the end of runways at civil airports. NO SITE IN A RUNWAY CLEAR ZONE OR ACCIDENT POTENTIAL ZONE WILL BE APPROVED. 2000 CFC Application Poi l • • Is the site located in a Runway Clear Zone? No Explosive and flammable hazards are aboveground tanks which contain explosive or flammable materials. Common examples are: commercial propane tanks, fuel oil deports,gasoline storage, industrial solvent storage, refineries. Residential fuel oil tanks of 100 gallons or less are excepted. Tanks which are currently empty but have not been decommissioned and can legally be refilled will be considered `live.' Are there any explosive or flammable tanks within line of sight of any part of the proposed site?(aboveground) No. Are there any explosive or flammable tanks within 500 feet of any part of the proposed site shielded from line of sight by buildings but not topography? (buildings may or may not be an effective barrier,topography is an effective barrier). If so, describe. No. Are there any explosive or flammable tanks of more than 5000 gallons capacity more than 500 feet and less than 1 mile from the site that are shielded from line of sight by buildings but not topography?If so,describe. No. NOISE EFFECTS OF NOISE source FO,PS FO, PS, PL Is any part of the site within 5 miles of an airport with scheduled service(passenger,cargo or military)? No Is any part of the site within 3000 feet of a railroad? No Is any part of the site within 1000 feet of a highway of 4 or more lanes? Yes. Highway 217 located to SW in deep traffic cut. Noise shielded by topography Are any other noise generators located nearby(such as heavy industrial facilities,rail yards,shipyards,fire stations)? Identify them and give their distance from the site. Comment: Sites immediately adjacent to freeways and heavily traveled rail lines may not be acceptable. Most other sites will either be acceptable or acceptable with design mitigation to achieve the required interior standard. No AIR QUALITY AIR QUALITY SCREENING source FO FO, PL Is the site subject to air quality impacts not generally shared with the entire community?(example:close proximity to freeway, gravel pit, pulp mill or other source generator or air pollution). If so,describe. No 2000 CFC Application 23 \ . II) III 1 ,.: HISTORIC AND PRESERVATION VALUES HISTORIC PRESERVATION SCREENING source PL PL, RI appropriate sources for first 4 questions. County assessor, current owner appropriate for question 5. Every site,whether bare land,or scheduled for rehabilitation and/or demolition of existing buildings, must answer the questions below. Identify the source of your information. Possible sources include SHPO, local historical societies,city planners. Is any part of the site in an established or proposed historic or conservation district? No Is the site or any structure on the site listed in a local historic or cultural resources inventory or the National Register of Historic Places(NRHP)? If so,describe. No Are any immediately adjacent sites or structures listed in a local historic or cultural resource inventory or the NRHP? If so, describe. No Are there any known or suspected archaeological resources on the site,adjacent sites or in the vicinity? If so,describe. No List name,address and phone number of persons or entities contacted for answers to above: Name/title: Duane Roberts, City of Tigard Planning Department Date: 2.7.00 Phone: 503.639.4171 Address: 13125 SW Hall Blvd,Tigard.,OR 97223 List the year(s)built of any structure(s)on the site Single Family home 1968. If over 50 years old,describe the structure(s) and whether you have yet contacted the State Historical Preservation Office(SHPO). List name,address and phone number of persons or entities contacted: Name/title: N/A Date: N/A Phone: N/A Address: COMMUNITY FACILITIES AND SERVICES SCHOOLS source PS Provide the following information on the schools which serve the project(not required for projects for the elderly or special needs populations where children will not reside): School type Distance from project Elementary : Metzger Elementary Y2 mile Middle/Jr. High Fowler Middle School 1 Y2 miles High school Tigard High School 1 'A miles 2000 CFC Application 1 . z4 i COMMERCIAL FACILITIES source PS FO, PS Provide the location and distance to the nearest full service grocery store. Provide information on the other commercial facilities located in the neighborhood. If a grocery is not within walking distance,is it accessible by local or mass transit? Metzger Market Hall&Locust '/ mile Safeway Pacific Highway and Hall Boulevard 'A mile Fred Meyers Pacific Highway and 72"d 1 mile Costco Pacific Highway and Dartmouth 1 mile SOCIAL SERVICES source PS PS, FO Will social services be provided on-site as part of this project? If so,describe. Yes. We have planned a multipurpose community space,to be utilized in a similar fashion to those at our other two sites. It will include a small on-site lending library,computer learning center,and space for individual and group meetings and events. Are social service agency offices located in the community? If not,where are the nearest social service agency offices? Yes. Neighborhood,county,private and religious agencies all within%mile See map for listing and locations. SOLID WASTE source FO PS, FO, PL Is garbage collection available? Yes Is it by commercial service or local government? Commercial Will curbside residential recycling be available to the proposed project? Yes Is construction waste recycling available in the community? Yes WASTE WATER source R1 PS, FO, PL Is public sewer available at the site? Yes If public sewer is not available,explain waste water disposal arrangements. STORM WATER source PL PS, FO, PL Ls public storm sewer available at the site? Yes If so,is this a combined waste/storm sewer? No If public storm sewer is not available,how will storm water drainage be handled? Public storm sewer available POLICE SERVICES source PS PS, FO The Tigard Police Department operates out of facilities at City Hall, 13125 SW Hall Boulevard,approximately 3/4 of a mile from the proposed project site. We intend to initiate a Neighborhood Watch group at the site, and will likely have officers visiting frequently with keys to the community room for their use as needed. FIRE SERVICES source PS Tualatin Valley Fire&Rescue has two stations near the site, one at 8935 SW Burnham,Tigard,and 8480 SW Scholls Ferry Road, Beaverton. 2000 CFC Application z6 • • EMERGENCY MEDICAL SERVICES source PS PS, FO Emergency care is available at three nearby urgent care facilities(OHSU on Pacific Highway,Health First at Oleson and Hall). The closest hospitals with emergency rooms are Meridian Park Hospital in Tualatin(approximately 6 miles)and St. Vincents Hospital in Beaverton(approximately 10 miles). PARKS AND RECREATION source PS PS, FO Metzger Park with play areas,community room and tennis courts is within walking distance of the site. Other nearby parks include: Cook Park(2 miles away on Hall Boulevard near the High School), Commercial Park,and Metzger Elementary. Cook Park is the City's largest park(57 acres)with multiple playing fields, paths,play equipment,picnic facilities, river side access (Tualatin River),and is the site of numerous community events include the Tigard Festival of Balloons in June each year. The Elementary and Middle Schools offer many of the recreational and extra-curricular educational activities in the community. A regional theater company,Broadway Rose,operates out of the Deb Fennel Auditorium at Tigard High. TRANSPORTATION source PS PS, FO Mass transit is readily accessible on Hall Boulevard,and nearby Pacific Highway. Tri-Met bus service runs every 15 minutes on weekdays with a stop within VI mile of the site. NATURAL FEATURES WATER RESOURCES source PL PS, FO, PL Is public water available at the site? Yes Are there any water resources in the immediate vicinity of the site?(streams, ponds,wetlands, springs,etc.)If so,describe. No FLOOD PLAINS source PL PL Federally supported construction activities are prohibited within the 100-year flood plain as mapped by the Federal Emergency Management Agency(FEMA)except under limited circumstances. Is any part of the site located within the 100-year flood plain according to the applicable FEMA map?Will any off-site construction occur within the 100-year flood plain? If so,you must submit a site map showing an overlay of the flood plain on the planned building(s)on your proposed site. No FEMA Map# 410238 0509 B. Panel 509 of 575 Effective date September 30, 1982 Comment: Even if your site does not fall into the 100 year flood plain,you must submit a copy of the applicable map panel with the proposed site sketched in. Please use black or blue ink. Colored ink or markers do not photocopy well If the panel is not printed,the site is not in the flood plain. Local governments are required to have flood plain maps available. 2000 CFC Application 2` • • WETLANDS source PL PL, FO HUD has defined wetlands as "...only those designated wetland areas identified or delineated on maps issued by the Fish and Wildlife Service of the U.S. Department of the Interior as areas that are inundated by surface or ground water with a frequency sufficient to support, and under normal circumstances do or would support, a prevalence of vegetative or aquatic life that requires saturated or seasonally saturated soil conditions for growth or reproduction."The project site may also contain wetland designation areas from state, county or local entities. Has any part of the site(including off-site construction areas)been identified as potentially a jurisdictional wetland by one of the following sources? If jurisdictional wetlands are anywhere on the site or adjacent to the site,you must submit a site map showing an overlay of the wetland area and the planned building(s). Please use black or blue ink. Colored ink or markers do not photocopy well. Source Yes No US Army Corps of Engineers X Oregon Division of State Lands X US Fish and Wildlife X (National Wetlands Inventory Maps) Natural Resource Conservation Service X (Rural areas) Local Planning Department X (Goal 5 Inventories) Wetlands Delineation consultant X Comment: The local planning department should be cognizant of any identifications made by the above authorities. Submit any documentation available concerning the wetland status of the site. If potential jurisdictional wetlands have not been identified,does the site exhibit any of the following characteristics? Characteristic Yes No Wetland vegetation(such as cattails, rushes, X reeds,sedges, reed canary grass,creeping buttercup). Hydric Soils(Soil Conservation Service Maps) X Seasonally saturated conditions X Water table within 18 inches of surface X Wetland wildlife(such as ducks, salamanders, X frogs, nutria,etc.) Comment: For sites which possess no potential wetland characteristics(such as building lots in established urban neighborhoods that are "high and dry, 'desert sites with no water resources in the vicinity, or sites with no water resources in the vicinity that are unvegetated or artificially planted[irrigation is a water resource], the above investigation may be cursory(an inquiry with the planning department and field observation). If water resources are on site or adjacent, the planning department indicates potential for wetlands in the vicinity, any of the above characteristics are present or the public has raised wetlands as an issue, a more thorough examination is merited. The services of a qualified professional may be necessary. OHCSD will not debate the delineation of any wet/and(or the determination that no wetland is present)that has been documented as acceptable to the Oregon Division of State Lands. 2000 CFCApplication p. 2_7 i . • • VEGETATION AND WILDLIFE source PL, RI see below Have any endangered,threatened or candidate species been identified in the quarter section of land surrounding the site? If so,provide details. Use Nature Conservancy's Oregon Natural Heritage Program for communities with identified species within their UGBs. No,per PL Have any rare plants or animals been identified on the site? If so,provide details. PL is appropriate source. No Has the locality identified the site or vicinity as wildlife habitat as part of its Goal 5 Inventory process? If so,provide details. PL is appropriate source. No Describe the predominate ground cover and any wildlife observed. FO is appropriate source. Grass,blackberries,small ornamental trees • 2000 CFC Application z5 ` 11159 SW HALL BLVD S GARD, OR 074 1.2 EXECUTIVE SUMMARY A Phase One Environmental Site Assessment was conducted by PBS Environmental for the property located at 11 159 SW Hall Blvd.,Tigard,Oregon.The project was performed in accordance with ASTM Standard E 1527-97, Standard Practice for Environmental Site Assessments; Phase I Environmental Site Assessment Process. 1.2.1 Findings 114 Historical sources indicated that the subject property was in agricultural usage with a small farmhouse and outbuildings, at least as early as 1936, the earliest year for which historical information was available. Construction of Highway 217 to the south coincided with increased infill of the area for residential usage.The farmhouse was demolished in 1997;a storage building existed briefly onsite, to house concrete pump hoses. The property is currently vacant of structures. No evidence of storage or distribution of bulk quantities of hazardous substances was observed on the subject property. Adjoining sites were also in agriculture use for field crops, pasture or orchards by 1936. The subject property is currently bounded by single/multi-family housing. No specific concerns for the site as a result of past or present adjoining property uses were identified. Databases maintained by EPA and Oregon DEQ of sites which have suspected or confirmed releases of environmental contaminants were reviewed to identify sites which pose a potential environmental concern to the subject property due to contaminant migration. Based on a review of the identified sites, none appear to pose a significant environmental concern to the subject property. 1.2.2 Conclusions Recognized Environmental Conditions (see Glossary in Appendix A for definition) No recognized environmental conditions were identified in connection with the subject property. Other Issues of Concern The following issues,although not included as recognized environmental conditions,were identified during this study. Although these issues could potentially result in adverse environmental impacts to the subject property,they are not included as recognized environmental conditions either because the condition(s), in PBS' opinion, is generally considered to pose a low concern, or because insufficient evidence was collected during the course of this study to come to the conclusion that the condition(s) has resulted in the "presence or likely presence" of contamination to soil and/or 114 groundwater on the subject property. I ) The use of agricultural chemicals under applicable regulations is considered an acceptable agricultural practice. Due to their widespread use throughout the U.S., accumulation in soils is so common that it is generally not regarded as contamination requiring remedial action. Except in cases where these materials are present at high levels due to spillage, mixing, or handling of a PBS Project a 16004.00 .Pc 3. 2°1 ffieA PL cATIOtJ CiAl FERtNce Ncm-s • • COMMUNITY PARTNERS FOR AFFORDABLE HOUSING, INC. P.O. Box 23206 • Tigard,OR 97281-3206 • Tel:503-968-2724 • Fax 503-598-8923 July 7, 2000 Julia Hajduk City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Hall Boulevard Development Proposal Pre-Application Conference Dear Julia: Community Partners for Affordable Housing, Inc. is requesting a pre-application conference to discuss a proposed multifamily development located at 11159 and 11165 SW Hall Boulevard. The proposed development will consist of 26 units. We have enclosed each of the required items on the City of Tigard Pre-Application Conference Checklist. We are requesting a conference the week of July 10. As you may know, we completed a pre-application conference in February with the City of Tigard, but for a slightly different site plan. We have developed a new plan which responds to a variety of issues raised by one of our key funders, the State of Oregon Housing and Community Services Department. We have changed the building orientations to allow for greater sunlight and a central play area which can be seen from all of the units. The welcoming presence on Hall Boulevard remains the same. The design remains preliminary and we look forward to discussing any specific issues you might have. A few areas we'd like to cover in the meeting are: • Zone and map changes from R-12 to R-40 • Parking ratios based on our survey data for affordable housing complexes • How our right-of-way improvements will impact adjacent properties I know our architect, Brad Simmons(Carleton Hart Architecture, P.C.), has been in touch with several individuals from the planning department to discuss these and other issues. If you have any questions in advance of our pre-application conference, feel free to call him at 243-2252. I can be reached at 968-2724. Thanks in advance for your assistance! Sincerely, Lea. FL' Sheila Greenlaw-Fink Executive Director t: 1 E>CI5Tlf.1 A cc.ESS RoA p i E:sTING LAN 2SCAPING fi,: GI On :•-•:----::_:. , _ - •• • 414!..77-7777r777.71 : • • • - • • v: 1�is-� 21s-0" /ta- - I:, x i. � I 2p sailor-K. . I■ 'Mr _ IIi I. :; 3 SroR 6UILDl, • ' f WAT veD CAT/ J•Ill :it 4.... 111 1 ilit: • •-I ■■.. ■■■■/ ■■ • ►. 'alm /_ s 'N ..„,,,...,,,I. • .... ....__,A,,..-.....".. i.,--..wah. Ai ivy 1 'CIE M*„-iiia ' ��r_somi 1 mmirdi _ 51 T RY CI 111 11 VN4A 2r.0 �� 1 err • a:0 0■ . ■rr, III •.:.•.•*4:--".:• - .limIL cam PAcr MEI. 2s72�RIE �:: ��w� :' �� '.::: 2 s zlES l.. i ,1 CEol t141C.11=5U 2.MW.il,,, E5 lir O iir:-ul Maui L . _ O.'• �- WALL (�: • J R,°�SI-4 M .t•1 STb Fl •r4114 1 1 STbR`t' _ _ et,„...,- lo..-.,- • --. • • .--..- ••- : ' ••.--- •:.•-,-•• 7'.:::WI 4 ImvosigearialiKindemiri .,,ii . .. , .• ak ' - -11V.-- - , . . _ !A litg--.. - . #:=. igt... .. 11 ... . -. . HALL 6OULE.VARD HOUSING - SITE PLAN (1114 cs' 20' o' 7'/7'/00 C ARLETON HART ARCHITECTURE 'I, s ;� • t4__— IMPRoYED STREET* LUC I U....E. - DR1VEwA-( T° ' Pa .TMeii 5 - PA`�E� D0.1vBwAY T%=* AA4W'MCNTS P A .a■ Qp ,...------ II PP.'v6 ^Y T° RasIP r--A- UK1MPP '14 amp t 7 R P Af Y To Ra ID.NcE.- D0.(vEVV~ "S=6 gas 1 DE 4 C.E.- -- 3 UN I M#Rov1 -2 (.. ._,. pRIvaw.ecY ro RESIDE.Nc,E- ARc-6tn Rc►4-D 71::›1 AA4RT1� MPRovga .- DRMab"4Y T� MULTIPI..• .........•• RE51 DITANCi[5 -ul4(MPFZoYtiD • LP SITE > (_--_vRcvtaw.�Y T RES(D ct- 'II UK1M PRCrl1�gl��' ., PR Nab'�4"f �USINE$ - DR 1 sllgwA°( i.� ,•, j VKI MPfb�tlot.D RL51 P4 -&- "-3 J ( --- PR I'ta 'A( -rtt, FL/15(DF—E- RdWED Q (44 a"Pp1AYL-p - 6 REM Y 17 T�vlV�l-Alvoc�clO DR hll3WMf 'To RAS I PflN - u1I1 M PRoN/e P _)- ..w--0- \ F—UPNU I MPWr e i p 8651 D11/4c E- OR1NIRWAY To Jn1KEX- ' u14 I P.1 PFta="l6,p 5W PFAFF LE- �—IM P MAAS D 5TTR1=S.T I" = 150 1111 IlL\ d :fib' Icd la®' APPROACHES OFF OF HALL BLVD HALL bc)ULNLYARD HOUSING. C RLa-r +4ART- ARcH 1 T T'URE. NORTH UNE or PROPERTY 4,e;49.4, `''c0 i I -,- R S.N, ?SJ68 '`d I I® , — BASIS or B 4R/NCS Q TO®26.1 J9 DNS. �: lo N.89'rt?'00'W. 259.40' - -- _ I ' , d 15.01 J#05.88 ti 1.---:3 24.440'i i '( r,. �1 ,. \ . 0 b •�' INGRESS/EGRESS v p q h ' �, i EASEMENT !OR I h I ;,� cr�. •�°�, PARCEL 2 .__J 1 � � ,3 I J 1 g 8 i 1 y�.. - - PARCEL ! I $ N.9842 0W � , • ,�: , ARL:I•'J/;9.70 S.F. �,1'O,00' I •tii ki ■ I h `� ,W � v O Z I WEST L Or PROPERTY PARCEL ? , I PER S N. 11,!60 ti AREA: 4790 S.F. I Z Q I r _ r v !ND J,,e __ -____ 00' , -- - 0 • if_ .o 7J.59' © IS�' of 1 , � HEW . I - - 2OrIJ'00 T. 1Sd.l9' , I !7 29.Sf ....e.„� fB __ Ovti4 I . . . ... . • �N W171 UM I �`� 4• SOUTH LINE Off LOr 1/ • 1J AS PF ‘1)1/ I,� �``� Ill Iq , C14. I ide L EQ N17 i • _ FOUND ,wahuuroir AS SWOWh JO.00' . _ i HELD ` GR ©!ND J //4- ALUM/N4141 CAP 0 = St-r s/r ,r JO' /RON ROD WITH :f�� u 1 ser 6004' 9, PAGE 489 YELLOW PL4ST/C CAP r 4RA'tO 0#7J. /,; f two //1" 1.P. 'C 4St. JGWCS at ASSOC.' 0 UP 0/' ''.3: I5 s VS. = 4/CAM/RED /J S 3C I.P. - IN PiPlf .:.,. +!i -_ ,Ilalitill,162:' : I /.R. = /RON ROO "• . \`ti�p� )\y o V.P,C. = reti OW Pusric CAP I �,\ l - �` / a ci ovr✓ uininro LB PROPERTY DI R • SELLER'S PRO SC REALTOR® Seller: �5 /q///k/ " -ST • Property: The real property situated in the county of l/ /4-SA/lit/ -- --9 v , state of Oregon(legal description): ��7777 ) PX /,?� 7 9 /e7-AA/ //6-72, s _, "-' and commonly known as (street address):!// P<S V 4 7 0/Vg 77‘460 �� Notice to any buyer or prospective buyer to whom this disclaimer is given: Except as may be provided otherwise in a writing signed by the seller and delivered to the buyer, seller makes no representations or warranties as to the condition of the Property or any improvement thereon and that any buyer thereof will be purchasing the Property "as is," that is, with all defects, if any, apparent and not apparent. However, Seller is not exempt from disclosing any known material structural defects. Seller ❑ is ❑ is not aware of any material structural defects. If Seller is aware of any material structural defects, Seller should attach a written explanation to this disclaimer. YOU HAVE SEVEN BUSINESS DAYS FROM SELLER'S DELIVERY OF THIS DISCLAIMER TO REVOKE YOUR OFFER BY DELIVERING YOUR SIGNED WRITTEN STATEMENT TO SELLER TO THAT EFFECT. YOU HAVE AN OBLIGATION TO P R ORM W E DILIGENCE YOUR OFFER TO PURCHASE IN GOOD FAITH. TO -lrcu LQ Date 5 192Z• /' A.M. P.M. Seller's Signature � !'�, aIler's Signature W(Cef "-�1;1-c"3L Date(-/z , 1 9,a; P.M,, I acknowledge receipt of a copy of this Seller's Property Disclaimer on the date and time noted below. I acknowledge that, except as otherwise provided above, I have not relied on any representations by Seller or any real estate licensee involved with the Property regarding the size, condition, utility or any other aspect of the Property. If I acquire the Property I will do so relying solely on my own investigation and information from sources other than Seller c any real estate licensee. I❑ waive ❑do not waive my statutory right under 1993 Oregon Laws Chapter 547, to revoke any offer I have made or may make to purchase the Property. I acknowledge that I have been informed of my rights under 1993 Oregon Laws Chapter 547. cz, S to G.-v.o.-,1�.,. F,,-,t�(4.4. I -- Cv,-,r,r v.. G' b -e - 1"" Date T-ftL 19i ; 9:.�A.M. P.M. Buy s ignature 1 PrinttJame Awl'∎-dlc1D ({w. , LA.,_( Date , 19_; A.M. P.M. Buyer's Signature Print Name A copy of the foregoing Seller's Property Disclaimer was delivered to Sf/EI./// 6, ZEE4"1',T 2 F---/-A" (Buyer) on Qg lot 6i1 , 19_ , M P.M.:❑ by telefax th t date and time to (buyer's - telefax number) ( ) - orr(other delivery method) /O ,ZE, NOTE: DELIVERY TO ANOTHER REAL ESTATE LICENSEE FOR DELIVERY TO BUYER IS NOT SUFFICIENT! REALTORS firm making delivery:delivery: By: .A1 A_Iv._.... ..1.. 2/----- 0e7a)..6-6 -, Agent 111 Portland Metropolitan Association of REALTORS° lacy Km) AUX-3 REALTOR° REALTOR'S COPY . Sent by: Jet Fax M910 20326; 01/04/00 15:14; )e[Fnx /?642;Page 8!i4 c • S• •az'E tart 2400 • so c. A II Cr ow Ntfell'F 266.0 7 — — — N 2401 — — , ..J +„-~• `6 /I ~ (� N iv 100 -; .JV �\!J J " G J a O .6/AC C.S.6655 S$$'4z'E a al 8 YGS.t2 2402 - .44 AC. ~ * IQ % . ^ (0 °? 6/AC: 2464-• —it' 4.— - - • Z44.40 i� ■ & Ntt�a2.00'w a 4600 ,, `b $wi 1, s R ES 7JAC. � e ; 300 kGATE D ° ,xs• .6/AC. o tJ a4%00 a 11 ° e 1 2 St 6•t• Co*, s • MMA« 4� 32 No. 2202 ' J 4it 400 .464C 0 .s�.aG . J"— s. �` C T r r r1 .r INITIAL POINt d a �.• *e220.11.� 4 z` emitu N ACitr5 ,60 d► _ e Neff AT[O TS- a — ,y — - — . b 500 2200 701 i ' ° .P6 AC. g N /.51 AC. 3800 �+ s 1.3U Ac. o d '' , 160 14 — — _ 1--Y's c ;, / 2100 - 'Q► ^o •62 AC. t 700 N 'V BLK1�1 45 4C. an I 0 CIA " - - - - Ir� ,�� r i� : THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY This map is made solely for the purpose of assisting in locating said premises,and the Company assumes no:lability for variations,it any,in dimensions,areas, and locations ascertained by actual survey. Sent py: Jet Fax M910 20326; 01 !04/00 15:11 ; Jet Fax #642;Page 2/14 = OREGON TA'INSURANCE COMPANY PROPER IROFJLE_ Washington (OR) OWNERSHIP INFORMATION Reference Parcel tt : I S l 3 5DA 04700 Parcel Number :R2077396 RTSQ: 01W-01S -35 -SE Owner :Calm Marvin S&Majorie P Trs CoOwner Site Address : 11165 SW Hall Blvd Tigard 97223 Mail Add-ess : 5795 SW Cranberry Ct Beaverton Or 97007 Telephone :Owner: Tenant: 503-598-4598 SALES AND LOAN INFORMATION Transferred Loan Amount : Document 4 : Lender Sale Price • Loan Type Deed Type • Interest Rate %Owned • Vesting Type . ASSESSMENT AND TAX INFORMATION Land :$53,100 Exempt Amount : Structure :$69,240 Exempt Type . Other %Improved :57 Total :$122,340 Levy Code :02381 98-99 Taxes :$1,444.92 School Dist . (—PROPERTY DESCRIPTION Map Grid :655 F3 Class Code . Census : Tract:309.00 Block: 1 NbrhdCd : WSMZ :bfiliRate • Sub/Plat Land Use : 1014 Res,Improved Legal : PARTITION PLAT 1998-038,LOT 2, :ACRES_l1 pROPERTY CHARACTERISTICS Bedrooms :2 Lot Acres : 11 Year Built : 1959 Bathrooms :2.00 Lot Sgb't :4,791 EffYearBlt : 1959 Heat Method:Forced BsmFin SF : Floor Cover :Carpet Pool BsmUnftnSF: Foundation :Concrete Ftg Appliances : BsmLowSF : Roof Shape : Dishwasher : Bldg WI : 1,120 Roof Mat! : Comp Shingle Hood Fan : IstF!rSgFt : 1,120 lnteriorAfat :Drywall Deck UpperFlSF : Paving Mad :Concrete Garage Type: Unimprov Porch SqFt : Const Type : Wd Stud\Shtg Garage SF : 520 Attic SciFt Err Finish : 251 Deck SqFt . The tnjfrmct:on Prcv,ded Is deemed Ke:uaDte,But is.V11 Guaranteed. Sent by: JetFax M910 20328; 01 /04/00 15:12; 3e[iax #642;Page 3/14, . — — ......... ,......--fa —_, —..... • . .. . . ., 2401 na- r 00 r / (+' Ery 56 A C. 1 `/j .6/ QC.J� 0 e C.S. 6655 se8.42'E ° CD $ 265.62 '" - 2402 . .44 AC. I . n 200 on lo No 42-- 264.s _, 'moo s?.r.∎r4/s44,-Ar 244.40 I 541 I N88°42•oO"w Ili r 4600 r `r3 h g ti .734C, 4 C,} M 14 300■ci z 0.-.........___4, y .6/AC g 73.94 g . 4700 , 0 o o P ./ QC o, N to 2 g 64 gr 1•'sr Air AWLEArAer.s,r T 90 I 4 Vi 4 2202 400 .46 AC.■o .67,40. I-- INITIAL POINir 41 ND J-\ C F lc GRAHAM ACRES 160 IC 1 2200 - � � tot ; 500 . ._ + 2 .26 A k M /.5/roc. • ia it 1 14 lie 3 t 1 160 liff 0— ........ ........ ..._ ....__ i; 2100 - 1 .62 AC. 700 a BLKV ,65 AC. rt : G • _ .. in _ —r' rl A .-- —. THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY Ef This map is made solely for the purpose of assisting in locating said premises,and the Company assumes `{�f•f no liability for variations,it any,in dimensions. areas.and locations ascertained by actual survey. �r 1 t. • 1 _ ,.....,...„,..... L • -I-- .— (^ ` —. __ `\ ~- - / i `�-_, "111 •' r .. + . ' p s tilt �.- �\ ` .� ,��� �; iir�r�- =o f- .- N\ara a' , • _ .0.....)::: ,� _Iva' L _ � o� \ „:00.._... go .b 1 I -I , - � � .... �01, o�; _ • r c 10 � �: ' T` d I F ��1`Ii ` ik° `�a � mo. 3= --11111 \ �^` �i o - fir' u°.°: aII o-- , .r. • I • :: Citili- -',. ..t,‘q 4110 /.,....-----:-/ • •""411-..U11111 -7c5—' .44,1ill i■-•;1?- 1 .■ ° -,---' igI. -: . i z '(& `"•p'' •.^ ' lob i ° . i\-•.1..,-sm. t i ` _ • HI ....-„, ._____-,_.y,_, ::,,1701,L- • WAIN is V vmompammo, — ,w1 59, . r. . . IP 5f- o=:�; _#Eli-orb; * 1 �I °' ♦>. . x c .. _ I_a te, .: `, U '1/ •,, O' • , VI kil,:;.„. . G. • i...414/ '!..1,■,,,,■• ---.%,0.,--X&V. *kyr" V i'S• er 'AT4k)'-c,.:,N ''II .21 I •- I --witi‘Tavt. *' .■ -i ‘'.• '2:: .4> ■ce 1)”. .44,IteA>.■■ ...." s e'IR'W_'______,'" ' \ ; ° - ... t"77 i =C•j1 ,.• . s I 71 .•.�._.: ':_ -- --_ ..-...z - - _ - - -- �S�f/4i35Iz S.RIW WMIJ 4220 -- - s Topographic map cs _ ea/IIII.Jalt& ■ ■ .176 ~idP'I'I.L- A141N V11. .- =-tom _ M 114.111 II momar ---.:, . __,/:• 111 `_-.•='1 -\ to' \ D ....A.,,, ck „,,,____i„._ 1, pli --,- • ,,,,A- • . . • . ,. fr. ir---...- ,. ,,,,., fli. • te-t . C:1\ ---' CBQ; 1192 b / .:94, m; - ' �!C , i - . ' t''' 1 _ce■--V �, 0�y Subject - - -_— �' :6 . .19.1.9._/' _. .#140 °-'-!--: :: ' I C% . 4''6r3° r 111. -\. . ,ti. ` HOC 1* \ 0 < IIP -40, Ai . 0 . ...... ., NH%a C7• - ‘11 ~ r iiir ,' Cam- o' _. :RU. °N., , .. x , 1 P.°o Q � la y'r C O x , --',„,„..-\\N.• r lo MP • 0 4.: I r �� .© \ . 4.N\ N Al Is =0 -p.m?,17 t Topographic Map 11165 Hall Blvd 7 MAIM . COMMUNITY PARTNERS FOR AFFORDABLE HOUSING, INC. P.O. Box 23206 • Tigard,OR 97281-3206 • Tel 503-968-2724 • Fax 503-598-8923 July 7, 2000 Julia Hajduk City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Hall Boulevard Development Proposal Pre-Application Conference Dear Julia: Community Partners for Affordable Housing, Inc. is requesting a pre-application conference to discuss a proposed multifamily development located at 11159 and 11165 SW Hall Boulevard. The proposed development will consist of 26 units. • We have enclosed each of the required items on the City of Tigard Pre-Application Conference Checklist. We are requesting a conference the week of July 10. As you may know, we completed a pre-application conference in February with the City of Tigard, but for a slightly different site plan. We have developed a new plan which responds to a variety of issues raised by one of our key funders,the State of Oregon Housing and Community Services Department. We have changed the building orientations to allow for greater sunlight and a central play area which can be seen from all of the units. The welcoming presence on Hall Boulevard remains the same. The design remains preliminary and we look forward to discussing • any specific issues you might have. A few areas we'd like to cover in the meeting are: • Zone and map changes from R-12 to R-40 • Parking ratios based on our survey data for affordable housing complexes • How our right-of-way improvements will impact adjacent properties 1 know our architect, Brad Simmons(Carleton Hart Architecture, P.C.), has been in touch with several individuals from the planning department to discuss these and other issues. If you have any questions in advance of our pre-application conference, feel free to call him at 243-2252. I can be reached at 968-2724. Thanks in advance for your assistance! Sincerely, EM141040, F'd Sheila Greenlaw-Fink Executive Director 1 EXI5TlN ACCESS RoA P 0 eft-:':•i-•t I-:--:i...;:,. , .•.. :..'......,. ,1111411*:.*:' EKl5rINC= LANDSCAPING:.4/ ' �/ -! ___)1 S;/a- o 24-o" Imo- - is • •MM I j l l . s Erx •I�i E. 3 SToP BUILDI, i'i� 15' Rld,HT- OF- p Ali' WAY 17ED1CATl ItZ> ..n ..-- .. ! I I 1 it ...«, ,aillgaisaligems:INOME. g.,'.-Elsolilialati L-liii 'Ali NI- .-vint ' •- • " • .: ,vommummezro-: ... 10.,„:4..' Srcrerog.E_ ON Di �� �r�r� �a:6 TI ■ tl aaY .� S �!•.f.__ ■ iii' ■;. y IGiii ` )' ■ 257tDRIES iiii �� :::: wi • sizNz.Iii SPAES i���'+ ,� SI��■� wac r_ :11 ii in• -..... ram es •. . MIS I • J :I� iil i b.�ILDlt�lf� ...id• , • I ..1 TRASH �rip 1 STbF�`T ����. ' • . 81111 1 STtnR`r ' ■EtwEdiessinisirairamt 0 ,.,., : 4t.... .. . :. .. ... , 'wpm. ly - .4n. .. 'M rva u. p H OULE.VAR HOUSING - SITE PLAN (tit d s' 20' So. 7/7/O0 C ABLE TON HART ARCHITECTURE 41, • LUC 1 LE - �- L 1MPRo"tEV STREZ-T- DR I V aw.t( T° RTM QT'S - D12.1vBvvp--( T1=1. AA4RTM0147-5 P.oNa.D ppavt?v464ef Tcz RILS IP1r 0-W-A- (Thr I M PIF;oYe_P UN/M P Afiio'�T RE I P.NC.E- OR(sigl.vscae-r Tn RCS(DBNcfi- -- ) Lo4 I MeRcoelLP 4— pRIvi .wM r RESIDE.McE- ��a ?b AFacs-r m - IMP acme e p 4----PPJ I 44Y In M�-r(P(.J� �.....�...... RE31 Dif NCitS -uK(MPFLoy�D • , . ' �-GRNEW.4Y TIM RESIDF-hKL- S I T E 1' J m UKIMPRcv ED .;; PR NLIEK44^f To auswess - ��..�� ��----.. �-- ()Kt MPRAstiLD ORiWIreAl. Tb •••• ��•• -I Q. 1 DRNC-&- --'# J (--- DR('Ia AY Tb rugs(AEN-E- A,,YED Q vK IM PPp`«D Exlsrlr c:1'4-SITS PAW-AIPE-WO r ISH J .gJ.AovEp OR(v E v s r•&Y T > R r .S I DEKc RL- ' UK(M PRos/t P 0 DR1v'I[WAY To esJ IIt tEX- UIWMPP+o .D� R6SIININCE,- UN I M PR• IS.p 0 I 5W PFgF-F LE- IM P PAC' p 5TRR- T 1" = 15d .d 0' 50' /co. sec' „ APPROACHES OFF OF HALL BLVD .HALL, belULIS.VARD HOUSINGP CARL.aTK=N 44ART ARCH I TP-.`T oRE. . ' .L...A:..... . ... .. ....-.. , .. ... . .. .. -4-4, P\. '4- I I I NORTH UNE or PROPERTY PER S.N. ?Mal vo*< '4" • `01 ti O /0 _ _ Lusa or BEARINGS 0 rot264.39 MS. I --111. MI N. OW 259.40' . - ..... —. 01 15. ' 4 , ■_. J405.88 244440' — .. w — k 4 / . 'to 4( .-vii 1 0 . . • 4, ,‘,3 i I 0.te,4:-:41iii.I" U -. \ I . . ■1 V . ZNORaga6RESS • , . 0 4"; lei ' - ' 4 • . , . EASEMENT FOR (:•4 ‘ i 4 h 41 • crj.--3.4:• 1 •c• , PARCEL ?\ J si-, N 1 .`' c. — - ', . . In :- X 1 .. i 611.6 t)i --- -PARCEL.- I-- • I *.-1-- N. . self§ . N ? .. , ...: '..i• '" AR4.•'j7:9.10 S.f: ■.. t'4,1 , . 0 3:er.r4r -e ® ki . ., o . Nt . . - ------ 7,1,II (et ! ■I V,' i war um- ar PROPt7497 4(•,., PER S.II. 25J45 .•4 PARCEL 2 ze ‘t k I k I f-) ‘. , RCA 4790 S.F IQ V] 'i A ' i \ T-c:. L(' . k C.) ... 1--- 116YEDLDJ>. , \ i--• c.ar c) 7J.511' 0 I —4 170.00' r . — . 0'0 I Nap /#48./71 2941J' 941 1 .Ess-4..rooT. isiss• _ — ---q ....._. K......NORTH LIA I .cj 14 I % -.S01./1"N UNE ar tor Fr . . . ... . 1J AS PE, fyV 4. 1, . 'to-, ,.. . •::. • . ;•4 NO% • ' CV/ 4, 1 1 I . J0.0o• • .2, FOUND mcwaidoir AS SHOWM ■,41/4 ..41. i :••.4: CAR -SF ®[NO J 1/1" ALU41/NOI CAP 0 .7 SE7 s/er" x so' IRON ROD WITH Hilo - .1. US81" 900A' 9, PAU' 489 Yell OW PLASTIC CAP MARKED 0#7J.1.; I 11)*00' PNO //.7. IP. -CNA= "wirs dr ASSOC.. 0 UP 0./' I % m5. z- MEASURED ) - 5611141118111!.. t.' '' c2 DLC . leii./7Ha ,,.....- ..... ::..*4-, I 47,1• /4 45.53 IP. o• 1RON POE I R. IRON ROO z , ,4) ..... I •• Cb\ Y.P.C. 0 YELLOW/ Pusric a4p / 7 Lli' \t.; 047 C 4/ -. C//DVIr le .4///l/01-0 .: • i , • SELL ER S PROPERTY DISC R REALTOR® Seller: // l-ST • Property: The real property situated in the county of WfirSN//VAD,T.) , state of Oregon(legal descrption):iil ,77770o //`� O' 9 /6/ / / -� " ? and commonly known as (street address)://AC?See)/y/�,e/�1�-�- Va ' `U/ -6% �� Notice to any buyer or prospective buyer to whom this disclaimer is given: Except as may be provided otherwise in a writing signed by the seller and delivered to the buyer, seller makes no representations or warranties as to the condition of the Property or any improvement thereon and that any buyer thereof will be purchasing the Property "as is," that is, with all defects, if any, apparent and not apparent. However, Seller is not exempt from disclosing any known material structural defects. Seller ❑ is ❑ is not aware of any material structural defects. If Seller is aware of any material structural defects, Seller should attach a written explanation to this disclaimer. YOU HAVE SEVEN BUSINESS DAYS FROM SELLER'S DELIVERY OF THIS DISCLAIMER TO REVOKE YOUR OFFER BY DELIVERING YOUR SIGNED WRITTEN STATEMENT TO SELLER TO THAT EFFECT. YOU HAVE AN OBLIGATION TO P R ORM W E DILIGENCE YOUR OFFER TO PURCHASE IN GOOD FAITH. —r h c,u 1 cts Date.5h4/, 19i2; /liIoA.M. P.M. Seller's Signature _� • tiller's Signature Wit/AZ:.(7 -2. Datec-L2 , 19ff; � �M. P.M� I acknowledge receipt of a copy of this Seller's Property Disclaimer on the date and time noted below. I acknowledge that, except as otherwise provided above, I have not relied on any representations by Seller or any real estate licensee involved with the Property regarding the size, condition, utility or any other aspect of the Property. If I acquire the Property I will do so relying solely on my own investigation and information from sources other than Seller c any real estate licensee. I❑ waive ❑do not waive my statutory right under 1993 Oregon Laws Chapter 547, to revoke any offer I have made or may make to purchase the Property. I acknowledge that I have been informed of my rights under 1993 Oregon Laws Chapter 547. • ' EL Stn.<,:to G re.0.-.lam, . F,1-11— (6L � Cur.,.+,v.. t?o-'b- e - -f-,. Date 5 /1 L 191/; 9:J!A.M. P.M. c-. , Buy-a ignature Print Name t)%cr tic LQ t-1y.v , ►-...c . Date , 19_; A.M. P.M. Buyer's Signature Print Name A copy of the foregoing Seller's Property Disclaimer was delivered to S//f///9 6,255,w/icy FA//' (Buyer) on �?g( Lai et (in , 19______ , ` M P.M.;❑ by telefax that date and time to (buyer's telefax number) ( ) - or' (other delivery method) /"J , L J ''-tJ NOTE: DELIVERY TO ANOTHER REAL ESTATE LICENSEE FOR DELIVERY TO BUYER IS NOT SUFFICIENT! REALTOR® firm making delivery: ../.4,7‘27, .%/70—e����is y _ Agent N I; Portland Metropolitan Association of REALTORS° (REV 10/98) AUX-3 PEALTOP® REALTOR'S COPY Sent by: JetFax M910 20326; 01/04/00 15:14; )ptFnx p642;Page 8/14 cf ssiaaz'E 2676 2400 so .83 AC. • • c Ir NMIa3CE 266.0 7 4 — — ,-- — -- — .: 2401 -- �. ,-s W +__.. – . 56 AC _ i„ 100 • CS.6655 sea,42 -.r 'E Voi a) $ t6S.az 2402 - 0- .44 4C r 200 v an 10` ° .6/AC. Z64.• • v hSS.42'oo"w a 4600 ., • a n t . R E S v v .7'.3 0 n ------ '1 t 300 01 I 4GATE D g 73.$• 4 Z v 4700 a 00 2 2\ 2 s \ cc co* f• - LtLJr��trtt�-r,�i�.r 7AM14t qw i2 io , itik 2202 J iiIr 400 .46AC . o .67'AC 1 . ...� /\ r r}} r = r R .p ICC 6RAHAN ACRD a si _ ... • _, ::. 660 = O► 1$04$V/GIT[o 76- TI, p . — ,. -4 -" , - — . 500 I 2200 70' 4c c 3800 w s ( I4 1{ 4s.� _3P.Ac, o _� 3 , 160 1 _ ,� 4 2100 1 ..._ w •d. o 4 .6Z AC. 1 700 1 " BLK'�1 SS AC. h A W p RAc.. -r : _ _ _ - THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY This map is made solely for the purpose of assisting in locating said premises,and the Company assumes no:lability for variations,it any,in dimensions,areas, and locations ascertained by actua:survey. • Sent ny: Jet Fax 1:1910 20326; 01 /04/00 15:11 ; JetEgx ##642;Page 2/14 = OREGON TO INSURANCE COMPANY PROPER•ROFILE= Washington (OR) • OWNERSHIP INFORMATION Reference Parcel tl : 151350A 04700 Parcel Number :R2077396 R7SQ: 01W-015 -35 -SE Owner :Cahn Marvin S&Majorie P Trs CoOwner Site Address : 1 1 165 SW Hall Blvd Tigard 97223 Mail Address : 5795 SW Cranberry Ct Beaverton Or 97007 Telephone :Owner: Tenant:503-598-4598 SALES AND LOAN INFORMATION Transferred Loan Amount Document 4 : Lender Sale Price : Loan Type Deed Type • Interest Rate %Owned • Vesting Type . ASSESSMENT AND TAX INFORMATION Land :$53,100 Exempt Amount : Structure :$69,240 Exempt Type . Other %Improved :57 Total :$122,340 Levy Code :02381 98-99 Taxes :$1,444.92 School Dist . (_PROPERTY DESCRIPTION Map Grid :655 F3 Class Code . Census : Tract:309.00 Block: 1 NbrhdCd : WSMZ MiliRate • Sub/Plat Land Use : 1014 Res,lmproved Legal : PARTITION PLAT 1998-038,LOT 2, :ACRES.11 f ('PROPERTY CHARACTERISTICS- Bedrooms :2 Lot Acres : 11 Yew.Built : 1959 Bathrooms :2.00 Lot SgFt :4,791 EffYearBlt : 1959 Heat Method:Forced BsmFtn SF : Floor Cover : Carpet Pool BsmUnftnSF: Foundatiun : Concrete Fig Appliances BsmLowSP : Roof Shape : Dishwasher : Bldg WI : 1,120 Roof Mat! :Comp Shingle Hood Fan : l stFlrSgF7 : 1,120 lnteriorMat :Drywall Deck UpperFlSF : Paving Mat! :Concrete Garage Type: Lnimprov Porch SgF7 Cons:Type : Wd Surd\Shtg Garage SF : 520 Attic SgFt Ext Finish :251 Deck SgFt Tire Inforrnctton Provided/s Deemed Reliable,Ria is.Vot Guaranteed. Sent-. by: jetFax M910 20326; 01/04/00 15:12; }eLFix #642;Page 3/14 2401 _ '. (a0 56 AC: r / G ig .6/ ACJ /� .' 0 C.S. 6655 seae42.e o C $ 265.57 2402 . L. '\ .44 AC. If 200 se lo t v 264.• --� 'moo s ar.ra rs . 244.40 IA I N88°42.00"w lit q 4600 `r3 R . • u .73AC. C,� 14 300 g 73.94 9 * 470 p a ; o O 0 P . /QC\ . a 2 t 64 7•' 7 90 I I 4 < 2202 400 .46 AC. 01 .67 AC. I —.I • /— .T\ 'r r r INITIAL PoIHt fr' •in I -GRAHAM ACRES 164 -- .— „ -- o a 1 a 2200 701 P4 500 R M/ .5/,4c. t 160` 14 i 2100 ..6.------------F - lilt! -- ii .62 AC. 700 BLK' ' N .65�4C. I e o - --r' rt A e-• THIS MAP IS PROVIDED AS A COURTESY OF OREGON TITLE INSURANCE COMPANY This map is made solely for the purpose of assisting in locating said premises,and the Company assumes CV no liability for variations,it any,in dimensions, areas.and locations ascertained by actual survey- • r -L -_ .....,..... _i 0 1 • r�',? o, }' \,p�1_,. _ %..... ��v�y lam:.,„ - _:, ,ir ______. Q �.� 1 etc .- a, oak ‘ ��." _ t 1 O\ la. .���• L�__. h `J�,� �_r_'" ���__ ��_ \'-.-%-ice-•�(1 D-1-- � \ ' �- ...-_..�+ Kam.•-- 8 \ . - • 1 } ! °. .''. • �tilg:- �f 0— 11 l- t- � ilir o o _ - rte\ —' I. C I 1•.---- '.TI�1�. .� .i 71111 , _ i �t ^---- _ _ld� ` yli -I- lv °•' / ,-\ ,a' �it '�: �..,,.,;0,,-: r` �' .may .� '�� °....... '� o*, 4rtiro hi �.!�►a.— `^_. sl kL- • R �� X07 n,�sii1 • � . abrael -11. ;FAQ a :�: :j 1 I �.�-°� j1:• •;�, ,, ° e _ - •` '° J 111 s- --_for--� °�;`� °� ,`- /■, '�,��/r��^'Y�,���._ 7- . —•- -- - - _ . _ - - -. IsE I/135 It s•1w wMi, 4220• Topographic map • . ....- - so \„,__...--------------. , / c: /11,114. - _ .„4,,,,(,...-., 0,....a..... ..1 ` ..7--..\.. ..... ■ ‘°1*. Al4IVIN .r.\,. ..' - _ . ck ok flitrt-h-•-, _,„.,_.,/A -"-- --D-- 11,1----,::6,2, ;___.. .) — A---''‘) fd\ M X94 .192 9 - , , --• . 6" I -c13..-t I .; �'y Subject I = . _ : .�_— _— --C3( • j 6 �. L 1613i CC-- .' -' I - -(5'1'3>q ' _ . • 1 fIa 1 I c :oc \ 0 < it Alim Iiiitee...... Mr N N .\ i a N)MP A It U. r�, \\‘-k.k-k-i, o O 4 0 ak -1"-- —') 0 .-101#1 Ill err. _ x ` ` f -�?i ` ,♦ f t = . •O j •-.''.----"- ■, \ . N7 . IN r--e-i n ql ___ :, Topographic Map 11165 Hall Blvd 4., • 0 410 a Piet471616°' 61X0 • '+ 4 � s 4,i, ;r •44; „f t4.,=,, Z<;i: '''.1m£yt is:..,.tGBA rDxI te- f: a3 �a , ;z 4a .� ,5 1 Y OF TIR ? ' . ,,,, , F . b , , : f _. . v{ 'r 4 e ''PRE=APRLICATION-CONFERE NCE�- NO -„y,„ES- j' non 1otg�, 7 , ,,;',0:474'4,4„.'4),-,; -,,f,g'` - z n ';t t „.l".'. -; ,fib,:,.•, :z!: °F1''..� -�, ,.7, .•.-r; ., f,, 3 .:..r`C ,rfr, nity DCY1CfOp rS, ✓ .s --' �P �t, s '`�,> e - •.u�..� �� •:a: ��,'. � �'� �� . � s�'1� a. r a A a; r'S 1 g""�,-� Cam'�, ;' a 4*; `<(Fre=Application Meeting:N6tes are Valid``for Six(6 .Months" . ,, 'q° .1 RESIDENTIAL PRE-APP.MTG.DATE: 171 I' LA I IOC) y� - STAFF AT PRE-APP: .k C t e b.iz . APPLICANT: C-Wrnrnuni Pat*LlierS AGENT: �neil& (orcevliatu—`Fvk k Phone:(5b3) `Tt9 - a7a4 Phone: (5o ) i1Dg a7at • PROPERTY LOCATION: Aalt - ADDRESS/GEN. LOCATION: 11151 a,v.d III G S 514) bl Ud . TAX MAP(S)/LOT#(S): 0135 DA Oi-{ 1oa " 460c3 NECESSARY APPLICATIONS: • ('rnvyrzlnPanSgu-e, p(cLIA A-m ru-& -t — TUa IV Prbredure Tcj pt It S I+e- Ipeoe l vpnuAksi- Reu;eu - + Vag i 0-,,k4..n.� -tv h -. PROPOSAL DESCRIPTION: to unit rylc t�A-f--&rrrn tt1 deue 100-NA -,~-dam • COMPREHENSIVE PLAN MAP DESIGNATION: P.-la I e,Ltunn Deno tz1 k taLevt.+ -Q pts-f'nic4 -}k, R-LlO Med,w n� t-4 tg ti - Oetn<.,i-t 1 gc��i dr.tn.tia D Or strict- ZONING MAP DESIGNATION: R-1a- 'it, R-glb C.I.T. AREA: Ect_-54- FACILITATOR: PHONE: (503) . ZONING DISTRICT DIMENSIONAL REQUIREMENTS. MINIMUM LOT SIZE: sq.ft. Average lot width:tJNU ft. Maximum building height: (.0 ft. Setbacks: Front 3o. ft. Side 10 ft. Rear 61O ft. Corner a'o ft.from street. MAXIMUM SITE COVERAGE: $O % Minimum landscaped or natural vegetation area: . O %. [Refer to Code Section 18. 10.2, l t wke.,ce 5ickc CA (. et_�cl. a,(ovt*."S V1444_ res�ri Gfic Ue Zoe t ott 5- r tc-(- ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.060] • CITY Of TIGARD Pre-Application Conference Notes Page I of I I Residential Appliutioa/Plinning Division Section _ , • SPECIAL SETBACKS • 6. ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. (Refer to.Code Section 18.1301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING .A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. - (County Surveyor's Office: 503-640-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.O10.C.2. are satisfied. RESIDENTIAL DENSITY CALCULATION (See example below( — Total c- u = 310, lU = l os9 The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: N3,S�0 %�D s (,b�lib/9 f/unit ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8.712 sq. ft. (20%)for public right-of-way 6.534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) — 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre • • *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. 01Y OF TIGARD Pre-Application Conference Notes Page 2 of I I Residential Appliation/PI nning Division kction I BLOCKS The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED. 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.810.090] FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > . Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.810.030.FJ ICGL�« u/ 5�t r►4i� ou / G�� Uu./�W PARKING AND ACCESS ay/2,e )'"` ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. > Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. >. Multiple-family Requires: 1. spaces per unWWfor iredroom',---- 'For 1.5 spaces per unit for 2 bedrooms; and lae,d(fo,,,y. 1.75 spaces per unit for 3 bedrooms. . rte Multi-family dwelling • • - : - - I -:1 -• spaces s all provide parking for the use of -f- guests and shall consist of 15% of the total required parking. ySslPa� NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.705 a 18.765] BICYCLE RACKS BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS: Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. [Refer to Code Section 18.765] CITY OF TIGARD Pre-Application Conference Notes Page 3 of I I. Residential Application/Planning Division Section . • SIGNS - SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Adjustment application may be filed for Director's review. (Refer to Code Chapter 18.7801 SENSITIVE LANDS The Ccle provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVEL PMENT DUE TO AREAS WI N E , 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, O SLOPE IN EXCESS OF 25%, OR UNSTABLE GROUND\ Staff will attempt to prelimi arily identify sensitive. lands areas at a pre-application conference `based on available infor tion. HOWE ER, the responsibility o precisely identify sensitive land\areas. and their bound ries. is the responsibility of the applica t. Areas meeting the definitions of sensitive lands mus a clearly indicatedi on plans submitted with the development application. \ Chapter 18.775 also provides regulations for the use, otection, or odification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED 'THIN OODPLAINS. (Refer to Code Chapter 181151 STEEP SLOPES t- O- 7 ,, cwt k, . • When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be • submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE LR&0196-44 . LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more - than 25% of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract • from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED AS • FOLLOWS: • CITY OF TIGARD Pre-Application Conference Notes Page 6 of I I Residential Application/Planning Division Section - • TREE REMOVAL PLAN REQUIREMENTS A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a• certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.790.030.CJ MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.790.060.EJ CITY OF TIGARD Pre-Application Conference Notes Page 5 of I I Residential Appliaiion/Phnning Dnision Section • • ,f ' w � • ACCESS WAYS i — • c)1 u3i ct.e- - . „ (.1 ' CJA.A.b k, of Minimum number of accesses: a - JD'-tut cQe Minimum access wi h: t o5'Ic . Maximum access width: Minimum pavement width: e4 S/ -REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [Refer to Code Section 18.7051 . - CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN- THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter 18.7951 BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.7451 ccee-' n , i cc -12 4v) po.„,Vt tdt sec, VC-4C. vso.E. The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: ``e)- k41 a-t J .0L v42, L� -'A^ v( ((i ). alongp the north boundary. 16-- alon the east bound M tf c o.ev�1-;u`el ctitc'.c c.R sw-s Ca- � alb- 4-c (*CAA( Pdt v ry. �i along the south boundary. tralong the west boundary. c akrustf t;t c tcbh G e lcuLANA.k s‘thcole-fwn tAi akywitt�vvw(/-i--ate. 15 ) a CCPv W[ STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured . four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design-requirements for parking areas and accesses. (Refer to Code Chapters 18.705,18.745 a 18.7651 GTY OF TIGARD Pre-Application Conference Notes Page 4 of I I Aesidentul Application/Planning Divuion kction • • > A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. .If the • • walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and D WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI, WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT 'fnplements the policies of the Tigard Comprehensive' lan and is intended to resolve conflict •etween development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory\ Specifically, this chapter allow: reasonable economic use of property while establishing clear and objective standards to: • otect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preservgnative plant cover; 'inimize streambank erosion; maintain and enhance fish and wildlife habitats; nd conserve s -nic, recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO i ETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the " afe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provision require that "significant" wetlands and riparian corridors be mapped and protected. The Tual. in River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cf:. Major Streams: Streams which are mapped a. "FISH-BEARING TREAMS" by the Oregon Department of Forestry and have an average annual ow less than 1,000 cabic feet per second (cfs). ➢ MAJOR STREAM` IN TIGARD INCLUDE NNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK A •D OTHER TRIBUTARY CREEkS)AND BALL CREEK. Minor Streams: Streams which are N'aT "FISH-BEARING STREAMS" accord) to Oregon Department of Forestry maps . Minor strea s in Tigard include Summer Creek, Derry II Creek, Red Rock Creek, North Fork of Ash Creek nd certain short tributaries of the Tualatin River. Ri arian Setback Area: THIS AREA IS/MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RI(ER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIAT WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor bou ary" in OAR 660-23- 090(1)(d). CITY OF TIGARD Pre-Appliation Conference Notes Page 7 of I I Residential Application/Planning Division kttion • • • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with • . this chapter. - - ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) - standards adopted and administered by the City of Tigard. • (Refer.to Code Section 18.197.030] • Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. • Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050.C. that demonstrates all of the following: ➢ • Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five (5) years; >. That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and • ➢ The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.797.100] • NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS . 18.330(Conditional Use) • 18.620(regard Triangle Design Standards) >K 18.165(Off-Street Parking/Loading Requirements)' 18.340(Directors Interpretation) _>5._. 18.630(Washington Square Regional Center).ff 18.115(Sensitive Lands Review) 18.350(Planned Development) x 18.105(Access/Egress/Grculation) tt.p(t04.0-0- 18.180(signs) _X- 18.360(site Development Review) 18.110(Accessory Residential Units) 18.185(Temporary Use Permits) 18.310(Yariances/Adjustments) _x 18.115(Density Computations) X 18.190(Tree Removal) 18.380(Zoning Map/Text Amendments) • 18.110(Design Compatibility Standards) X 18.195(Visual Clearance Areas) 1 8.385(Miscellaneous Permits) >c 18.725(Environmental Performance Standards) 1 8.191 plater Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) K, 1 8.130(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) • 18.410(lot line Adjustments) 18.140(Historic Overlay) 18.810(Street&Utility Improvement Standards) • 18.420(land Partitions) 18.742(Home Occupation Permits) • 18.430(Subdivisions) �� 18.745(landscaping&Screening Standards) x 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 1 8.155(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.160(Nonconforming Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of I I Residential Apptiation/Planning Division Section • • IMPACT STUDY • As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. 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 requirement, or provide evidence which supports the conclusion:that the real property dedication requirement is not roughly proportional to the projected impacts of the development. - (Refer to Code Sections 18.390.040 and 18.390.050] NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout] BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that • structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. ( o Ui di 5f/u1.2h I ri -f7A rt rcot- e A GI.(b . t-- O si Oi - (Refer to Code Chapter 18355] 18,7*C. 050 . $ 4, 5 o telt) of `mac cei (fie, CITY OF TIGARD Pre-Application Conference Notes Page 9 of I I Residential Application/Planning Division Section . ' • • ADDITIONAL CONCERNS OR COMMENTS: 0. 46 le, 366. 090' Le fi,VaIe U ct do'? 19.64,w re d . - - '8' A !-4 .d ao echo U1 , 77/('(4 --1,--�41,2 be 5r/K 'a#/6,5 46, /e3626, 090. A- 7 221cci //g&/t2 / I veto fb o2/z°droo -rr Unit - , I pre,/ rn,I 4CGt4m O, ,f 3Uo '1 Ufii f / l e? /x a 0/t h oen 5/9Ce.GLJ � 6/4f0/02)) ➢'-p24t i 11 CICen dee t4 e,o.4r ter. 4 5,zZ - ( O) aOryn.nvn o`�✓ � 4 AG, 8-, 366. v O -A. 3 f)efe (-,, 4; .-pnot,e 2 ok 3 • e JXL -- / by i- set-& ct lv lea4 r Side a,cLd 07.9p `c.4f lbQ -wov./d -ID aiuvec. &4,e & ab`7, f? c ti 11) s thi.c.c% a e&ke_ice-e 6-- � ,�/.'cam • 4 9 ,19 /a' C� rvu4,74 /14-41-1- 1,de {AA.di l8. 370;626:42. _71 !/6,12,2�1-►"-`� , /.!_' 114t4..-c_ acid/L.14.4 r /f.376.6/e O.G 2(t �� al if./1 60/7/6 ( we /r a/FF'c�f AAA- /luq Cry PROCEDURE erh Administrative Staff Review. ���� DeiJGv��w� 114-ur yj f _ Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. X Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. 174 to tip Pia-4 �,nerldryu-A-I- APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). • 81/2" x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or. Administrative Decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY Of TIGARD Pre-Application Conference Notes Page 10 of.I I Residential Application/Planning Division Section • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an P' - application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the.Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). • PREPARED BY: C F TIGARD PLANNING IVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1297 E-MAIL (staff's first name) @ci.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 CITY OF TIGARD Pre-Application Conference Notes Page I I of I I Resideatial Appliation/Plznning Division kction • • 'PRE-APPLICATIONCONFERENCE NOTES: ENGINEERING SECTION " Q mot Mara Orel= Community .. Development, Shaping A Better- , , Community PUBLIC FACILITIES Tax Mapts): 15135 DA Tax LOt[s): 4700,4600 Use Type: Affordable Housing The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for:• • SW Hall Boulevard to ??? feet (Depends upon the final ad ption of the Washington Square Regional Plan). (1,A,t,si. cp dtC r92 k ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW Hall Boulevard, to include: • 25.feet of pavement from centerline to curb • concrete curb storm sewers and other underground utilities ® 8-foot concrete sidewalk ® street trees spaced per TDC. CITY INWARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z street signs, traffilintrol devices, streetlights and a twepar streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement • ❑ concrete curb • ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CRY Of TICARD Pre-Applleatlon Conference Notes Page 2 of 6 Engineering Department Sullen Agreement for Future Street0provements: • In some cases, where street improvements or other necessary public improvements are not currently 'practical, the improvements may be deferred. In such cases, a condition of development approval _ may be specified which requires the property owner(s) to execute a non-remonstrance agreement - which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Hall Boulevard. The proposed development must be connected to a public sanitary. sewer. It is the developer's responsibility to connect the new buildings to public sewer. Water Supply: The Tualatin Valley Water District (TVVVD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TICARD Pre-AppNeatlon Conference Notes Page 3 of 6 Engineering Department Section • drainage plan for the site, may be required to prepare a su sin drainage analysis to ensure that the proposed system wi ccommodate runoff from upstream Mperties when fully developed. Onsite detention is required. ODOT will likely require detention design to meet their standards. . Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM).regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • Joint access: ODOT may require an upgrade of the existing driveway to meet their standards. Contact Chi Mai, at 731-8542. C-44‘ ►AAt @ c ps -co v tua2- e MTr A 't F. , wAti- fie P-r.,„,„,R,a, Par war � .4 c-t , -rte No SToD Wig.._ (�m,� , l TRAFFIC IMPACT FEES 1 In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. CRY OF TICARD Pre-AppieatIon Conference Notes Page 4 of 6 Engineering Department Section ` i • PERMITS Engineering Department Permits: -- Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering _ Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engtneertng Department Section Building Permit (BUP his permit covers only the constr�pn of the building and is issued after, or concurrently w1fh, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially - complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. • GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 1 (e3 a? NGINEERING DE ARTMENT STAFF • Phone: (5031639-4171 Fax (5031684-7297 • i:\eng\brianr\templateslpreap notes-eng.dot.doc Revised: April 21,2000 • CRY OF TIGARD Pre-Applieallon Conference Notes Page 6 of 6 Engineering Department Section - • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued.within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: arc in P Date: -r(l'iroo 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED SOi _ In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): Vicinity Map , Preliminary Grading/Erosion Control Plan Existing Conditions Map - Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map , Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan Site Development Plan Z Architectural Drawings Landscape Plan ( Sign Drawings i€ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH S YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. *2 /G J 50R - c,2O ccp.es City of Tigard Land Use Application Checklist Page 1 of 5 • • 4. SPECIAL STUDIES AND REPORTS _ Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: Traffic Study 0,5 rune e l (2� Coal ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ''7- . •• . _'._. _ _•• .,.. - - - : ARelysis ^ �',e - 13 (S C. ttekeA"-kI Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ ♦ Pedestrian ways and bikeways ❑ ♦ Transit stops ❑, ♦ Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area _ Cl Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: ♦ Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ ♦ Unstable ground ❑ • Areas with severe soil erosion potential ❑ ♦ Areas having severely weak foundation soils Cl • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • • Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the s.bdivision ❑ Vicinity map showing property • relationship to arterial and collector streets ❑ Names, addresses and telephon umbers of the owner, developer, engineer surveyor :nd designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivide. Names of adjacent subdivisions or name if recorded owners of adjoining p- els of un-subdivided land ❑ Contour lines related to a City-established b chmark at 2' intervals for 0- •% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the : lowing (within an• djacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ ♦ Major power telephone transmission lines (50,000 v is or • eater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pa •ways and other la encumbrances ❑ • The location of all trees with a diameter 6 ins es or greater measured : 4 feet above ground level ❑ ♦ The location of all structures and the pre -nt uses of the structures, and - tatement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any ❑ • A proposed plan for provision o subdivision improvements ❑ Existing natural features includin•. rock outcroppings, wetlands and marsh areas The proposed lot configuratio :, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than reside *al, it shall be indicated upon such lots ❑ If any of the foregoing inf mation cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and su itted with the application materials ❑ • Preliminary Partition/Lot Line Adjustment Plan C.v0,.1 i €l,'cc4 Le__> The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines - ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10%or 5'for slopes >10%) ❑ Location,width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions - ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 • • Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: •. Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: ♦ Entrances and exits on the site ❑ ♦ Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ ♦ Outdoor common areas ❑ • Above ground utilities ❑ ♦ Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • • Proposed structures, improvements, utilities and easements on the site ❑ ♦ Sanitary sewer facilities ❑ ♦ Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: ♦ All areas to be landscaped ❑ ♦ Mailboxes ❑ ♦ Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials _ ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 • • Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ - Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan • Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;cu rpl n\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 _ , • • Quasi-Judicial Comprehensive Plan Amendment:Applicable Review Criteria Tigard Development Code: 18.390.060 (Type IV Procedure); 18.380.030 (Review Criteria for Quasi-Judicial Plan Amendments) Tigard Comprehensive Plan: 1.1.2; 2.1.1; 6.1.1; 7.1.2 (a&b); 8.1:1; 8.1.2; 8.2.2; 9.1.3; 12.1.3 Metro Functional Plan: Metro staff will have the opportunity to comment on proposed comprehensive plan amendment in terms of compliance with 2040 Plan. 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''• .•' -• . , . ••. t.• . I ....•., ... .,:, .1„:•.4...,,F,::.plogt:,::‘ -. .:,....-.-... ::. • .....4.• ....? ,.... • kil,..`'...'% . .i i.. , . .: ....... . . 4.! •11•11, ••;•••.;. .t,•- ......• ''''•... • • . -:107:n..ft.g;•:.t.:::,1; •f• . :: . :.v 41114:. .. •;:•:•:. •.• •• ' • '.•• . ...'• j''4..".v `'".%::019.::1S, . ..:j,•:': .. • .::. ' .r; . • ....k. ..., .••-___ ,.... i . ,•-•., . •-•• • - . ,•,!. • •••••• • . --rinV • • •• ••••• •....••. •••• •_....... • .. . • - - COMMUNITY PARTNERS : ° -- : ; ' : . F O R AFFORDABLE ;H O U S I N G; INC. P.O.Box 23206 • Tigard,OR 97281,-3206 • Tel • FaX 503,-598 8923 - • July 7, 2000" d ' Julia Hajduk• " . City of Tigard - . _ " " - '13125 SW Hall Blvd: ' . • . -; Tigard, OR 97223 ' • .. , • ' Re Hall Boulevard Development Proposal, , , ° , , .; - Pre-Application Conference' - - •- : :Dear Jula:. } • . . , , Community Partners-for Affordable'Housing,.Inc. is requesting a pre-application conference to • discuss a proposed multifamily development located at 1'1159 and 11165 SW Hall Boulevard: : : - , ,The.proposed development will-consist of 26 Units. ' We have enclosed each of the,required.items on the City of Tigard Pre-Application;Conference .' , Checklist. We are requesting a conference.the week ofJuly 10. . . " As you niay(,know,.we'completed a pre=application conference m February with the City of. " • Tigard, but for a slightly,different site plan. We have developed a new plan which responds.to a , - • ` ,variety of issues raised by one of our key-funders, the State of Oregon Housing and Community. ; Services Department. We have changed the building orientations to allow for greater sunlight and_ , ' a central play area which can be:seen from all of the units. The welcoming presence on Hall, :, . • •Boulevard remains the same:The design,remains preliminary,and we-look forward to discussing•any specific issues you might have. : v' ,• - ' " _ A few"areas we'd like to cover-in the meeting are: - • _• • Zone and map changes from R-12,to R---40 ' • . • Parking ratios-based on our,survey data for affordable housing complexes - �, . - ; • - ' • How our right-of-way improvements will impact adjacent properties I know out architect, Brad Simmons(Carleton.Hart Architecture,P.C.),has been in touch with ' several individuals from the planning department to discuss these and other issues.'If you have.•! '•', - ; -• ` any questions in advance of our,pre-application conference,"feel free to call him at243-2252.1• . can;be reached at 968:-2724. Thanks in advance for your assistance! Sincerely; Sheila Green- law-Fink ' . _ • - . _ , . ;. .. Executive Director ccmdk �I-t-eCnci-w-e VIck In' • p/ e eeC( I In pnaa.pp n rl) . -- • l scencAi D 0,-)01k( ! be - - EX 1ST!N V Acc E.55. Kn.a p a‘..)c e e✓µ•L^c- t.Lre.A.A- CC.- a (us,cciA i5 ■,\ce Li ace I''5 _ of i t(cc,4.r-.-5) Co' WALL �■. ...a. .r .a■ .rte .. .Y. !�!'• .■ f■ filt .-, ... .... ... . Iii � . � 0" :lli , I Z/4{ 4/3-2 4/5.2. 1 '7 r 3 ;■i id-el 3 5 RY 6U1 DING-� _,,,; VII / 15� �zlc-tar•o�- �! 18' �,� 2-1�-p' 19-10 WAY PWI CATION .■■s .1.r: /.::■ rite= I •. ;/:■.=-Try .d.. ■fit■■/�::■li _.■�� �i .i •ti■ •.�I_ t r..:......:,.'...:•:.:•. • . . . Allutihr,.....:VIENI UMW "IIIIII—--mll . ( lllllllt 13c.1rLI�IN6 � �' • I.illlllli� �� ■ ,rrli �, • Fp.RKING 1111'.: iiP M e YAR a ll Iii: 4/9-I ■' SPACES II 3 STcRY . ` Q •. 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X31; I SPQR1' i�9999. • ...■ TRAS.xuR<3 ...111...•cos : Aft -- ink--.-. 1*-- St. ; 6- -- A WALL Q `/ HALL- 6OULEVARD HOUSING - SITE PLAN /llik .. 7/7/oo C ARLE TON HART ARCHITECTURE 1111% . c 5' 201 Sol • 4 _SW LUCILLE - IMPRovED STREW"' PR I Ya s(AY 1- A.~-TM ENr5 PoWED —1 PRI VW' ( Ap4RTMCNTS - —� PANeaLp DRIVEWAY To RIES I A- VK1 M1 r -r ) ` UN 1M P AFi+ Nc o�6D 1D� .E PR Y/6w~ RCS 1 DE C6.- UK I MrR •viLD 4PR ivs r eovr r RESI DE S.eC.E- AR�6Tr3 ICcwarD Z rl eNr5:: DFLIYdV�aNY Tn M(JLTIP&.. IMPRO�lt?!� -'� RC31 DMEJ.lclZS -Qt.(IMPRAYaP �-- MEN�Y RESIDE NCE-SITE > � DR IV 13.1"1"y T- RSuSIkE95 c t M pNt DRIYl3wAY Tb �•�.• �- PRR.D Q E!SI PILWC.EL- -1 4---- DR IYEv.rAY Tb R.451 OF—Me—a— R4YILP uK IM Pp•=oe-D ExISTIM . 4:44- ITIS TVAN-Af O i a a R.wg•vED DR NI WM f 1 RfI.S I PEp[cE- UKIMPROY 'E.P 4______50Fireareoltr MIt"%pvaD R65IDaNCE.- DRIVsWAY -' ec.nIMEX- V N I M PRa'r/d.D SYV PFAFF LE- �— IMP P=AlE D ST'P. r- " = (50' d 5e1 Jed 15o' ', APPROACHES OFF OF HALL BLVD HALL bOULILVARD HOUSING. CARL-a-r J 1-IARJ AR=H IT.ETVRE .. .... , ..,..._... .u\ t'M'.�dlb 'A01i1►~:. V.••'... yr'.y." . ..w,.....:...•....:•.. .._. .. Yn'�'�/ . .. tLL.. I NORTH UNE OF PROPERTY y��0.4. N A 40 PER S.N. 15J61 .y<<" k+ lO , _ BIS/S OF BEAR/NGS ©T00164.39 A/S. s e ' . fN.8,412'0o'W. 259.40' - ` \ � V • �` 13.01• .3#05.86 1. 244 40' 3 ;I I . B p 4 �1 o 0 q �i _ • ; ' INGRESS/EGRESS • .� v _ 4� EASEMENT FOR '� `� c�I ;,) �?,�.•.oc PARCEL a i < � �� 1 � � 1g � h 1 J -LI Z a � �I ;------ PrRCEL l-- n-' naaoo'w 0. W:� ti .. h ARFi 'J/;9.70 S F. 900' h 44 h` \. t,i j a 73.S4' O L 4 I ti • k.'. kii : iWEST UNE Of PROPeRTY Cc., A PARCEL 2 g Pa, S N. 21160 y i AREA: 4790 S.F. Z k 101 Gk. HELD .. 170.00' -•— .,OQ 13.39' ©olS. NEW I �. _ _ —.I . .-,� ,,� . _ /#48./7I Zs.AT' — �L, LSrU'00'E —• .W4 I �� ?5059' . . . ... - k NORTH UA Iti� %Y SOUTH UN( OF LOT /J /J AS PF 47' Z. y I" L E Q END I = hW JO.00' • FOUND WON (NT AS SNOW/c 1` 4iil I 4: c RI(S' ©FNO J I/!' AL UN/NUM CAP o = SEl• 3/f X JO' /RON ROD WITH HELD.00' IJ — USBT BOOK 9, PAGE 469 YELLOW RUSTIC CAP IWRKED 0#73. /,; f - • FNO //a' /.P. : 'CAUSE; JGNES 0' Assoc.' 0 UP 0.I' .;�: 5 N MS. = dl£ASUR£D x> /Jh' S3 I.R. _ NAY PPE xS I /.R. x IRON ROO S J 444 O Y.PC. • YWOW,PUST/C CAP '' /5,c� / 4 c)‘.5' O/ c ,i - ci,vvry Liriw ar° REALTOR® SELLER'S PROPERTY DISCLA R Seller: rti/(//t/ / �Cf-ST Property: The real property situated in the county of VV/4`S/(///t.) ;),T.)c . state of Oregon(legal description): ��77Z74� Pl' //``' - o`'c /{ 7/ I� A ,- Zi and commonly known as (street address):///- ' '4 `. le 77�/W ,� Notice to any buyer or prospective buyer to whom this disclaimer is given: Except as may be provided otherwise in a writing signed by the seller and delivered to the buyer, seller makes no representations or warranties as to the condition of the Property or any improvement thereon and that any buyer thereof will be purchasing the Property "as is," that is, with all defects, if any, apparent and not apparent. However, Seller is not exempt from disclosing any known material structural defects. • Seller ❑ is ❑ is not aware of any material structural defects. If Seller is aware of any material structural defects, Seller should attach a written explanation to this disclaimer. YOU HAVE SEVEN BUSINESS DAYS FROM SELLER'S DEUVERY OF THIS DISCLAIMER TO REVOKE YOUR OFFER BY DELIVERING YOUR SIGNED WRITTEN STATEMENT TO SELLER TO THAT EFFECT. YOU HAVE AN OBLIGATION TO P R ORM W JE DILIGENCE YOUR OFFER TO PURCHASE IN GOOD FAITH. -lz t,� cts Date.91/-1/, 197; /'J-A.M. P.M. Seller's Signature aller's Signature 44,4 am-/-- Dates/2 , 19ff; . __CPA!, I acknowledge receipt of a copy of this Seller's Property Disclaimer on the date and time noted below. I acknowledge that, except as otherwise provided above, I have not relied on any representations by Seller or any real . estate licensee involved with the Property regarding the size, condition, utility or any other aspect of the Property. If I acquire the Property I will do so relying solely on my own investigation and information from sources other than Seller c. any real estate licensee. I❑ waive Odo not waive my statutory right under 1993 Oregon Laws Chapter 547, to revoke any offer I have made or may make to purchase the Property. I acknowledge that I have been informed of my rights under 1993 Oregon Laws Chapter 547. st,4.,;to G .e.-,lam,. F,1-, A.M., Lt > -fw- Cwn.+,v,,: N e.6,..e rs -f Date s11>_ 1929; 9:JvA P.M. Buy- ignature Print Name g%Q►.dl 12 t{ous y , k.c Date , 19_; A.M. P.M. Buyer's Signature Print Name A copy of the foregoing Seller's Property Disclaimer was delivered to S,�/E///9 6,Z5E4// F-/-/We(Buyer) on ©g( lAt qy , 19_ , M P.M.;❑ by telefax that date and time to (buyer's telefax number) ( ) - ory(other delivery method) /O ma c/ . NOTE: DELIVERY TO ANOTHER REAL ESTATE LICENSEE FOR DELIVERY TO BUYER IS NOT SUFFICIENT! REALTOR' firm makiinngg delivery: `� . K: �%'`C �l—���Trisr): . By: /AIM/ A , 2 -�De��-� -. y Agent III , Portland Metropolitan Association of REALTORS° (REV 10/98) AUX-3 REALTOR. REALTOR'S COPY . • , . . . .. • - ••• • ' •*: gooloo *"........i..... • g g .. ...... _• ,. ' ' . ...„...._............................................... <.. ,• i ••• 4 • . ' 4 • - S402104 ;4)4 •-------14 1., ) --- 1 77 I. w■••• i C€ . 4 IIt 0 i : • -.. i . ., 1 € ........ Y....4 .. : .....t. .......° 7..........,..ib j > 7 777.2.7: _044.0 O rf-g...- fr--;?°' 1F°°* 06*1 .• 36 - g g I.- i - ... ogg, --- - fig, m 1 g J /4 4_, 4 44-_ il• ; cs, 4644 I : ..• .••• _____-----ii5.17 ,.... 2 0 I6 2 00 "4 44 24 * •:. g ) - 4 .- § . * is 4 ' ,...A. 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'..• • ••• 44-*****:•......4.:4 i'.4,14:;■••••...i...,:':'.n.'It: ....4..:••,••€*:-..a...:->e.: -...3. ....".••••:',,-.4 ............... -•- ... .---.........- ------....-.*-..-...-... . . . •• Sent ey: Jet Fax M910 20326; 01/04/05:11 ; JLtFax #642;Page 2/14 =OREGON TITLE INSURANCE COMPANY PROPERTY PROFILE= . : Washington (OR) f. • • OWNERSHIP INFORMATION Reference Parcel* : I S 13 SDA 04700 Parcel Number :R2077396 RTSQ: 01W-01S -35 -SE Owner :Cahn Marvin S&Majorie P Trs CoOwner Site Address : 1 1165 SW Hall Blvd Tigard 97223 Mail Address : 5795 SW Cranberry Ct Beaverton Or 97007 Telephone :Owner: Tenant:503-598-4598 SALES AND LOAN INFORMATION • Transferred Loan Amount : Document it : Lender Sale Price Loan Type Deed Type Interest Rate . %Owned Vesting Type . ASSESSMENT AND TAX INFORMATION Land :$53,100 Exempt Amount : Structure :$69,240 Exempt Type . Other %Improved :57 Total :$122,340 Levy Code :02381 . 98-99 Taxes :$1,444.92 School Dist . PROPERTY DESCRIPTION Map Grid :655 F3 Class Code . Census : Tract:309.00 Block: 1 • NbrhdCd : WSMZ MiliRate Sub/Plat Land Use : 1014 Res,Improved • Legal : PARTITION PLAT 1998-038,LOT 2, :ACRES.11 [—PROPERTY CHARACTERISTICS Bedrooms :2 Lot Acres : .1 1 Year Built : 1959 Bathrooms :2.00 Lot Set :4,791 Ef 'earBlt : 1959 Heat Method:Forced BrmFin SF : Floor Cover : Carpet Pool BsenUnfinSF: Foundation :Concrete Ftg Appliances : BsmLowSF : Roof Shape : Dishwasher : BldgSeFt : 1,120 Roof Mat! :Comp Shingle Hood Fan : • lstFlrSgFt : 1,120 lnteriorMat :Drywall Deck UpperFlSF : Paving Mat! :Concrete Garage Type:Unimprov Porch Set : Cons:Type : Wd Stud\Shtg Garage SF : 520 Attic Set Ext Finish :251 Deck Set : • The information Provided is Deemed Reliable,Btu Is Wt Ocoranteed. • , 0 ... ,:....,. ' ' '- •41k.- • •-: • •, - ki."?..1". "'•1'•••--.. 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A.. . . .... . .„ 1...... .; .4 ., . . . , . • • - • Pre-Apps (CD Meetings) July 2000 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Thursday, July 13, 2000 30 31 8:00 8:30 9:00 Pre-app • 9:30 10:00 Pre-App 10:30 Gif.&6d h let) 11:00 Pre-app Karen Fox with C munity Partners 1Pa 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 10•43AM Monday,July 10,2000 • • • Customer Receipt CITY OF TIGARD Printed:07/10/2000 10:41 User:kristie Station: 02 Operator: KJP Rcpt No: 0003566 Date: 07/10/2000 Customer No:000000 Amount Due: 240.00 Name: COMMUNITY PARTNERS FOR AFFORDA Cash: 0.00 Address: PO BOX 23206 Check: 240.00 TIGARD, OR 97281 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 240.00 Gyif � I 71I31 (1) • • 7 e: //c ,,, ///G S SG(.) /ill-7/ /be./ IP Quasi-Judicial Comprehensive Plan Amendment:Applicable Review Criteria Tigard Development Code: 18.390.060 (Type IV Procedure); 18.380.030 (Review Criteria for Quasi-Judicial Plan Amendments) sA,,,v Gie h-c-,,-, AA-13/u-64— Tigard Comprehensive Plan: 1.1.2; 2.1.1; 6.1.1; 7.1.2 (a&b); 8.1.1; 8.1.2; 8.2.2; 9.1.3; 12.1.3 7 1_o c a k l.,.:0-1) 0iC,, Wblcc fact(ifiiTs-c ATIsr. p k , w.6 ,Metro Functional Plan: Metro staff will have the opportunity to comment on proposed comprehensive plan amendment in terms of compliance with 2040 Plan. Statewide Planning Goals: Goals 1-19 (#7/ /i4) ,row�dc,o` PARc fa-c</��.' )0k/7i /, Cc,.,,.,i la d b-j L_ A ran-f-4.G or GOUT' Qe•%rte, .c s.AI . iv/ii fer,x.ea (pd ect,, Qs , -, /ems c / �vu�t1J/' co % f /2- e(b qtr w w,'// be .sip /w.. r/7 e. )ori/� k)aoZ. �S') . -P/ . S \ N-etio 7if wiz/ d- te=e... Gtifoda 6, ,-/AA4,- a AG,Gu,14 d-e/(6 ('i€,/ pi,. . ,,,,,- r �-a�vti- P/44- i t&01- bey a616P/ed j s�z G ,5 Vg di `3� 44-4;d ?3 3. 4? vi// -rad ' v1'i rpm k,,,y 8, �h,t5 ,�" s, Aeces3 /rr/� /- 30 ' wrG1 /0 7 S Aart4c1_ 2(4)//n5 ay f ec-1 J. 2. - /Z. z 3 -- le I-(1 pM y) c _ • • //iii„ivn�h m l u I I V il'� e • May 27, 1999 CITY OF TIGARD OREGON Sheila Greenlaw-Fink Community Partners for Affordable Housing, Inc. P.O. Box 23206 . Tigard, OR 97281-3206 Re: Property located at 11159 SW Hall Boulevard; WCTM 1S135DA, 04600 Dear Ms. Greenlaw-Fink: This letter is to reconfirm our conversation regarding the potential of developing a 44-unit HUD Elderly Housing Project on a .73 acre parcel of land located at 1.1159 SW Hall Boulevard. The property is located in the Medium-Density Residential (R-12) Zone, which allows a full range of housing types at a minimum lot size of 3,050 square feet.- In order to obtain approval for 44-units on the site, you would need a Comprehensive Plan Amendment to change the designation of the site and surrounding area from Medium Density Residential to Medium-High Density Residential. You would also need to change the zoning from R-12 to R-40 as R-40 Zoning allows all housing types with no minimum lot size or maximum density, thus allowing 44 units on the site. A Comprehensive Plan Amendment and Zone Change would require a Type III procedure, ending with City Council approval. This will take about 3 to 4 months to process after an application is deemed complete. As an option, the City suggests you continue working with the Washington Square Regional Task Force that is considering placing the subject site in the MUR Zone, which may allow a minimum of 50 dwelling units per acre. If this plan is approved as being discussed, the'plan could conceivably allow 44-units on the subject site. Should you have any questions, please feel free to call me. My phone number is (503) 639-4171, extension 316. Sincerely, . • Sa.c-g.tts 4f/ Dick Bewersdorff . Planning Manager - i:\curpin\doris\sfinkhudl.doc c: City Council . -1-S1.3.5DA,-04600-Pre-App. File Cabinet. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 05/27/99' 07:41 $503 684 7297 CITY OF TIGARD IA cm • • *************************** *** ACTIVITY REPORT *** *************************** TRANSMISSION OK TX/RX NO. 5928 CONNECTION TEL 5988923 CONNECTION ID START TIME 05/27 07:39 USAGE TIME 01'18 PAGES 2 RESULT OK • A\ SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: Company: Phone: Fax: 5`q 2-3 From: City of Tigard Phone: (503)639-4171 Fax: (503)684-7297 Date: Pages including this page: • COMMENTS: ! ! SETTING THE STANDARD FOR SERVICE EXCELLENCE `-I Facsimile To: Company: Phone: Fax: 3 From: -ra_ , Company: City of Tigard Phone: (503)639-4171 Fax: (503)684-7297 • Date: 5-id-it f S • Pages including this page: COMMENTS: City of Tigard, 13125 SW Hall Blvd.,Tigard,OR 97223 ** PLEASE DELIVER THIS FAX IMMEDIATELY ** . . . 5032650258 P . 01 May-27-99 02 : 27P Robilermith . LI ; ' • . ... • P • Federal Register/Vol. 64, No. 38/Friday, February 26, 1999/Notices 9857 ___._....... • - ..comprehensive and holistic solution to (d)Evidence of site control and Mortgages are NM considered to be the needs of the target population. permissive zoning, including the " lifilliatilMS or restrictions I hat W011)(i . - (4) Project information. including the following: tidversely affect the use of the sile.lf the (i) Acceptable evidence of site control site is subjett to any such limitations. following: is limited to ar.•..•one of the following: restrictions,or reverters the application - (;i) Evidence of need for supportive (1) Deed or hatg-term leasehold which win 1,„ i„,i,„•.1,„1. • housing,Such evidence would include eyuluncus that you havt,title to or a a description of the citegory or mp Note:..1% iosed p;,,,,,,t !dm m leo he ay leasehold inte'rest in the site. lf a ,:cquirvd or optionotl from a grovral (::111!gories of elderly persons the lisiselifild. the tenn of the lease must be rolitrarlor(rir its„rm.,...)oisit wiii ,,.,.,:, 'musing is intended to serve and at least ea..-s: ;Iii section :?(IZ rioivut of from any ,t111•1 evidence demonstrating sustained (e)Contract of SalLe for the site Which development team oo•tohor . offeclive demand for supportiv" "using is free of any 1 ::iitations affecting ability •) (ii)Evidence that the project :ii; -------1•for that population ill the market area to to deliver tnyr...f:ship ti you after you proposed is perIlliS.•■11d1; under he served,taking into consideration the a„..„k,„and„,.,.„zIt „ ,i(qi,:„„I-Section 4 01:ClIpallt.V and vacancy conditions in applicable zoning ordituinces or 1:02 capital advance. The only condition regulations, or a statement iif the existing Federally assisted housing fur for closing oe. :::0 stile can be your ' the elderly(MID and MIS; e.g., public receipt and ac;:.mtance of the capital ni.:2121,2_4eiLILLuiraL.dal' In , , •, 1 „. housingh State or local data on the ailvance; proposed project Dermissilde:111(1 the . • basis for your belief that the propesed limitations in activities of daily living (3)Option to purchase or for a long-the elderly in the area;aging in term leasehold which must remain in action will be completed successfully before the submission of the firm place in existing assisted rentals:trends effect for one year from the date on . in demographic t:hanges in elderly which applications are due. The commitment application (e.g., a population and households; the option agreement may consist of a single summary of tlw results of any requests numbers of income eligible elderly one year term or may include one or for rezoning,and/or the procedures fur households by size, tenure,and housing more rights to renew up to one year . obtaining special or conditional use condition;the types of supportive solely at your discretion.The only permits on land in similar zoning services arrangements currently • condition on which option may be classifications and the time required for available in the area;and the use of such terminated is if.you are not awarded a such rezoning, or preliminary services as evidenced by data from local fund reservation. indications of acceptability from zoning social service agencies or agencies on (4)If the site is covered by a mortgage bodies,etc.): aging.Also,a description of how under a HUD program,you must submit (iii)A narrative topographical and - information in the community's evidence that consent to release of the demographic description of the . Analysis of Impediments to Fair site from the mortgage has been suitability of the site and area,and how . .„. LI Housing Choice was used in obtained or is being requested. the site will promote greater housing ‘' documenting the need for the project. (5)For sites to be acquired from a . opportunities for minority elderly and. ... I? . • (b)A description of how the proposed public body,evidence is needed that the elderly persons with disabilities, project will benefit the target population public thereb y affirmatively ublic body possesses clear title to the . nu U •vely furthering fair /ck•I‘..:-. and the community in which it will be site and has entered into a legally housing;(NOTE:You can best -12— located. - . binding agreement to lease or convey demonstrate your commitment to the site to you after you receive and affirmatively furthering fair housing by (c)A description of the project, accept a notice of Section 202 capital describing how your proposed activities including the following: advance. Where HUD determines that will assist the jurisdiction in (i)A narrative description of the time constraints of the funding round overcoming impediments to fair housing )(e/ building design,including a description will not permit all of the required choice identified in the applicable of the number of units with bedroom official actions(e.g.,approval of jurisdictions's Analysis of Impediments . ,■14‘ distributions,any special design Community Planning Boards) that are to Fair !liaising Choice(Al), which is features,amenities, and/or community necessary to convey publicly-owned component of the jurisdictien's space,and how this design will Sill s.a letter in the application from the Consolidated Plite. or any ()flier facilitate the delivery of services in an mayor or director of the appropriate ' planning document that addresses hair \‘‘ economical fashion and accommodate local agency indicatim.;that conveyance housing issues. The applicable Ito e changing needs of the residents over or Iiiiising of ilie site is;ill ptable and Consolida!ed 11 iii Nod AI ma v be the the next 10-2(1 years. NI HE: If these mily contingeir. tin OW necessary . (.0111111111111V•S. Olt! 1.111111tV.S. or the community spaces. amenities, or approval actior: I:1 its ;-evityw of such . State's. ta:...11'.,:h iuput should have ('it ii, , would mil comply with /in: c.:!..m... III I) wi!! : ril!-tiiii!r. whether it leis beim paw II hy 111(..II rt11:11/11illity projo.:t .1■!..r!).,11 ;i1141 co:;t :;t:Itid.uti:,'II .'..; iti .,,:or;,,,t,,.. . .....,„,ri..,„:„ with ri„„.jv orranizaHe:-•. a-,.en. 1.••• (:)•.R 8'11 1....0 and tht. sp..ci.d le.oje, t ,.eitve.eaer..o; ....-.. fr.ee. thai peblic I.einimute% ...i hi I -: t . •:f the standards of'.'..1 t:FP. %P.i 1.1t M. -....11 :11 •.; .,„,d,,. iiitiiii:iik- .,.::■•::: , 10."1.,. ,, Wiriiiiirti: ""..°)11"""1. willif"Illi";" ''. Wi.w01.:iv., . . :.... 'h... '..ititc ,ito. , ft.:1'. .i.i.11..!:••••• I.::: .., .;:•oric t.,.,ti■"• ,,e,I 1:•11.eli.. 1/tlill OW Ith rell:e111....1. ...el;:Th i IIi ,.1:•' .: •,i,..•.:`. ,.il le.ti.l.stlii,;•'. l'''.1:•.■ht•'. !.. :•::::•'. • '.. .:21i. ....1. 111r. I:I .H...e!il):::.':1! O.:A ,i1.11.,el'.1111:e. ; ro;ic(ir.o.i:..• •:..• ..:!•• .....,;:) :, !odd!. .;:,.;ord::I,::W% .. ..' .... ...• !,:....- oo.','. ■,:.11..:..., , ilod wIl.'.1 :::.. ',,..1s v.ot in:i..' ; :.....i.'... .....:11, n(.!: to :1'1- prepaied 1,-. ! :..• :: :.:.::iiii:-.,. ..1 :omit o . . II Ii ..p.e e•• •mieur.ies ot policy or tebe: : •.;e,:h:,!evidencel that orga:ii:-...,::,.:: ::1.....".... ..i..ed A jiplio..iid-. • ...eanires: . i.•site is 11,•••,•• •", :"—"Irlitilti, . 11:11podun,.11'•• ....:1,; il:t ilid.! '.':If• ti.•.'d :.'i 1.:1.; A ,'..•'.% It.lititr... ,,I lt11,111.•: CII'Hi ... 1.•.111C1i4)11,:. ,r. :•''.•''.1,•:',; *.y11.11:1: tilltid I:1:111(1vi•ri 1....".'•!;L: '::•.:1;'V .On,1 '•I'r VI( e. . !0' 1,:'111i.,• '....11.1 pit.;:11.10 el:!•::',.. :,1•.:,•:,:elv att.-,• •:.- •1,...• •t the site fit: 7.w.,•141,:;*: ::..::i.•;::•. f.!!:::'.1.-.. 1:10 i.•1:::.... ,1141, it till hi -. ::::e,, Iii..• I. 0:.ope:e.1 :.: .-- : fo: :::.. 40 Vi!ar ;tii.....111:111'.... ;•` •',,,..:::.' .::`,1 ....:Ifo:IF11 i,, ,'I;r1:.:1",.!(.1::.;1 ,1 1-,•j;.11,1111.int.1:1 ::!....i1,..i•. t.T11:11 ■1(1`.1:111 " :-..::,0. 1:!,.(1,:i. iii.liYS ::■111111.1IV,s1.1.':!V p••:•,.1;-1- !-.1,1 1hr: 111'041 Ii,•1:111.1.,...lt . It. .iy. 11`.■•.1. !Iii: %'.'1.1 n!!;:ti..0141:1 . .1:1,i :•••::::.r.':;:":1IN (I•.:g . . I'd ,p:itilts-••!,:,:. .::•• •..•:%:, .••• 1V11111:1 p:',■1::•.!.' ":::. i.•:•el 1 ..1:••■:1:1 ;j41:; :•••.•,:!;1■.:: 111 !*“......: :! :;;;•• I.:1 fil:1.,tf•M'Il.. :1;••!•'.ill :II:;•,':::•. • I.: : ••:::: !!:.$:1 l'.1:,•!: • . • C ' May 26, 1999 4wainit CITY OF 11GARD Sheila Greenlaw-Fink OREGON Community Partners for Affordable Housing, Inc. • P.O. Box 23206 Tigard, OR 97281-3206 Re: Property located at 11159 SW Hall Boulevard; WCTM 1 S135DA, 04600 Dear Ms. Greenlaw-Fink: This letter is to reconfirm our conversation regarding the potential of developing a 44-unit HUD Elderly Housing Project on a .73 acre parcel of land located at 11159 SW Hall Boulevard. • The property is located in the Medium-Density Residential (R-12) Zone, which allows a full range of housing types at a minimum lot size of 3,050 square feet. Based on current zoning, the 31,930 square foot parcel of land could accommodate 10 units, not 44 units as proposed. In order to obtain approval for 44-units on the site, you would need'to obtain approval of a Comprehensive Plan Amendment to change the designation of the site and surrounding area from Medium Density Residential to Medium-High Density Residential. You would also need to change the zoning from R-12 to R-40 as R-40 Zoning allows all housing types with no minimum lot size or maximum density. • A Comprehensive Plan Amendment and Zone Change would require City Council approval and takes about 3 to 4 months to process after an application is deemed complete. Before the Council may approve a Comprehensive Plan or Zone Amendment, you would need to provide evidence of change in the neighborhood or community or a mistake or inconsistency in the Comprehensive Plan as it relates to the property under consideration. To change one lot in the midst of other plan and zone designations would be difficult, if not impossible. It is suggested that you work with the surrounding property owners to include their land in the amendment process as the City may not allow a zone change or plan amendment for one lot. As an option, the City suggests you continue working with the Washington Square Regional Task Force that is considering placing the subject site in the MUR Zone, which may allow a minimum of 50 dwelling units per acre. If this plan is approved as being discussed, the plan could conceivably allow 44-units on the subject site. 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 Page 1 of 2 • • - Attached for your use is a copy of the Pre-Application Conference Checklist, which outlines the steps necessary to begin the amendment process. Should you have any questions, please feel free to call me. My phone number is (503) 639-4171, extension 316. • Sincerely, Dic ewersdo Planning Manager i:\curpin\doris\sfinkhud.doc Attachment: Pre-Application Conference Checklist c: 1S135DA, 04600 Pre-App. File Cabinet 5/26/99 Sheila Greenlaw-Fink, Community Partners for Affordable Housing Ltr. Page 2 of 2 Re: 44-Unit HUD Elderly Housing Project @ 11159 SW Hall Boulevard 05/26/99 11:56 $503 684 7297 CITY OF TIGARD f�001 • r *$$$$$$*$$$$$$$$$$$******** aa* ACTIVITY REPORT $$$ TRANSMISSION OK TX/RX NO. 5904 CONNECTION TEL 5988923 CONNECTION ID START TIME 05/26 11:54 USAGE TIME 02'00 PAGES 3 RESULT OK Post-it'Fax Note 7671 Date A�Mies i ' a r/�INMVii%, :', _. ,�•[tww • Phone k May 26, 1999 # �� ' 3 Fax# /.%,,r ru ,tF�. f; �vi (,/ 0-- ,/EU/ /4 filet C: lrf CITY OF TIGARD Sheila Greenlaw Fink OREGON Community Partners for Affordable Housing, Inc. P.O. Box 23206 Tigard, OR 97281-3206 Re: Property located at 11159 SW Hall Boulevard; WCTM 1 S135DA,.04600 Dear Ms. Greenlaw-Fink: This letter is to reconfirm our conversation regarding the potential of developing a 44-unit HUD Elderly Housing Project on a .73 acre parcel of land located at 11159 SW Hall Boulevard. The property is located in the Medium-Density Residential (R-12) Zone, which allows a full range of housing types at a minimum lot size of 3,050 square feet. Based on current zoning, the 31,930 square foot parcel of land could accommodate 10 units, not 44 units as proposed. In order to obtain approval for 44-units on the site, you would need to obtain approval of a Comprehensive Plan Amendment to change the designation of the site and surrounding area from Medium Density Residential to Medium-High Density Residential. You would also need to change the zoning from R-12 to R-40 as R-40 Zoning allows all housing types with no minimum lot size or maximum density. A Comprehensive Plan Amendment and Zone Change would require City Council approval and takes about 3 to 4 months to process after an application is deemed complete. Before the Council may approve a Comprehensive Plan or Zone Amendment, you would need to provide evidence of change in the • - -- .-�..,..� mitt/ nr a mistake or inconsistency in the Comprehensive 04;28:99 11:34 e541106 4 7297 CITY OF TIGARD a oo1/o03 Pest-It''Fax Note 7871 Dap/ gal' in °a ' A May 26, 1999111011111111116M M_ % -- . (.• f, *,/,,,,d tie C. -- CITY OF 11GARD, Sheila Greenlaw-Fink OWN Community Partners for Affordable Housing, Inc. P.O. Box 23206 Tigard, OR 97281-3206 Re: Property located at 11159 SW Hail Boulevard;WCTM 151350A, 04600 Dear Ms. Greeniaw-Fink: This letter is to reconfirm our conversation regarding the potential of developing a 44-unit HUD Elderly Housing Project on a .73 acre parcel of land located at 11159 SW Hall Boulevard. The property is located in the Medium-Density Residential (R-12) Zone, which allows a full range of housing types at a minimum lot size of 3.050 square feet. 4 `�� - k . 2 v-@ In order to obtain approval for 44-units on the site, you would need 10-eb -- • .a •ppfevel a Comprehensive Plan Amendment to change the designation of the -- site and surrounding area from Mediu e�§ e$ lential to Medium-High Density Residential. ange a zoning from R-12 to ! -N5L R-40 as R-40 Zoning allows all housing types with no minimum lot size or �c ca maximum density ,‘ ct._\1r) q y. c....-.\- a'^` -.R 5;•-iQ , A Corn• ehensive Plan Ame - ent -.-nd Zone Ch rigs would require City Council a• • •vai and takes - • • t 3 to 4 •• the to pr. -ss after an application is �e�ti° deemed co• plete. B: • : the Council m-- appr• e a Comprehensive Plan or -- sZ Zone Amen• ;nt, would need to p • • - evidence of change in the �� neighborhood • • munity or a mistake or i - sistency in the Comprehensive \' _ Plan as it re - .t= to the property under -• • =ra • . To change one tot in the tj midst of ot• 1 pia and zone designation- would be ,ihcult, if not impossible: It is Bugg-.- ed that • work with the su• • nding prop= • owners to include their ; e, ;and .- e amendrne•t process as th City may not allow - .one change or plan �` • -ndmentf•. one lot. _. option, th City suggests you continue working with the Washington ` �C` • Square Regional Task Force that is considering placing the subject site in the Q 9 MUR Zone, which may allow a minimum of 50 dwelling units per acre. If this plan is approved as being discussed, the plan could conceivably allow 44-units on the subject site. 13125 SW Noff Blvd.,Tigard.OR 97223(503)639-4171 TDD(503)68402772- Psa•1 vf2 • JR,3/28;99 11:35 ,. '��884 7Y8T CITY OF TI ` �Qf1. U43 • . Attached for your use is a copy of the pre-Application Conference Checklist, which outlines the steps necessary b begin the amendment process. Should you have any questions, please feel free to call me My phone number is (503)639-4171. extension 316. Sincerely. Dic ewersdo Planning Manager i c.,:Tpinllods\ssawutidos Attachment Pre-Application Conference Checklist City Council 1 S135DA. C4600 Pre-App. File Cabinet Partners for r►SoroadA Housing ltr. 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