Ordinance No. 88-12 CITY OF TIGARD, OREGON
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ORDINANCE N0. 88-j.;:�_
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREltENEIVE PLAN k
AMENDMENT (CPA 88-01) AND ZONE CHANGE }
PROPERTIES. (ZC 88-03) PROPOSED BY RIVERWOOD
WHEREAS, Riverwood Properties has re
from Low Density Residential tc r guested a Comprehensive Plan Amendment
neral Commercial, and a Zone Change from
R-3.5 (Residential, ;., units/acre) to C-G (General Commercial): and
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WHEREAS, tho Planning Commission reviewed the proposal on April 15, 1988, and f
recommended approval of the amendments; and f
WHEREAS, a public hearing was held before City Council on May 9, 1908, to f
consider the Commission recommendation.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1:
The proposal is consistent with all relevant criteria as t
discussed in the April 5, 1988, Planning staff report to
Planning Commission (Exhibit "A")•
Section 2: The City Council upholds the Planning
recommendation for approval of the Comprehensive Plan ttLand"Use
Map and Zoning Map Amendment as set forth in Exhibit "B" (map).
Section 3: This ordinance shall be effective on and after the 31st day
after its
Passage by Council, and approval by the Mayor.
PASSED: By L),V A1z1y C_)u vote of all Council members present
after being read by number and title only, this `Cj-,�1i day t
of --t:?23 1988. —
Cat BrineWheatley, Depu 'y ReWordeG�
APPROVED: 'This clJ
day of 1988. s
T
T
Thort�as M. Brian, Mayor �' `•"- 6
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A roved as to fo
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ty Attdr•ney E
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ke/4n72D
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ORDINANCE N0.
Page 1
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STAFF REPORT AGENDA ITEM 5.1
April 5, 1988 -.7:00-P.M.
TIGARD PLANNING COMM18SION
TIGARD CITY HALL - TOWN HALL
13125 SW HALL BLVD.
TIGARD, OREGON 97223
A. FACTS
1. General Information
CASE: Comprehensive Plan Amendment CPA 88-01, Zone Change ZC 88-03
REQUEST: For a Comprehensive Plan Map Amendment from Low Density
Residential to General Commercial and a Zone Change from
R-3.5 (Residential, 3.5 units/acre) to C-G (General
Commercial) for approximately 5.7 acres.
APPLICANT: Riverwood Properties OWNER: Same
3483 River Road N
Salem, OR 97303
LOCATION: 11630 through 11965 SW 79th Avenue (WCTM 2S1 36CD, tax lots
2300, 2400, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200,
3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, and 4100).
2 Background Information
No previous land use applications have been reviewed by the City
regarding these particular properties with the exception of a request
for a variance to the required corner yard setback for a garage located
i at 11850 SW 79th Avenue (V 6-78, Wooden). The request was approved by
the Planning Commission.
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3. Vicinity Information
The parcels are located in the southeast quadrant of the intersection
of Highway 217 and Pacific Highway. Two small parcels located just
northwest of the subject properties and located on the same side of
Pacific Highway are zoned C-G, General Commercial. A veterinary clinic
is located on one of these parcels. The other, parcel is undeveloped.
Properties to the east and south of the subject properties are vacant,
undeveloped !arid zoned C-G (PD), General Commercial with a Planned
Development overlay. Properties to the north across Pacific Highway
are zoned C-G and C-P (Professional Commercial) and are developed with
a variety of commercial uses. Parcels to the west across Highway 217
are also zoned C-G and are developed with various commercial uses.
4. Site Information and PCOposal DescriP_tion
The subject properties are all occupied by single family residences.
The applicant proposes that the Plan be amended to redesignate the
parcels to General Commercial and to rezone the parcels C-G. The
applicant has entered into a development 'agreement with the adjacent
property owner to the east to proceed with a retail development proiect
involving that property as well as the subject properties should the
plan/zoning amendment proposal be appru_ed.
STAFF REPORT - RIVERWOOD PROPERTIES: CPA 88-01 and ZC 88-03 - PAGE' 1
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Access to the subject parcels is provided by 79th Avenue, a dead end,
local street. Access to SW 79th Avenue is' provided by 'Pacific Highway,
an arterial with four travel lanes and continuous -left turn -lane.
t_. Traffic signals are located at the intersection of Pacific. Highway and
the Highway 217 access ramps.
5. Aaency and NPO Comments
The Engineering Division reviewed the proposal and offered the comments
included in the attached memorandum.
The Metzger Water District commented that although the existing water
line on SW 79th Avenue would not be large enough to support a
commercial development, an existing line on Pacific Highway is of an
appropriate size to allow for future development if a new larger
service line to the proposed development is installed.
Washington County Fire District #1 reviewed the proposal and reported
no objection to the proposed redesignation.
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No other comments have been received.
S. FINDINGS AND CONCLUSIONS
The relevant criteria in this case are Statewide Planning Goals 1, 2,
9, and 10, and City of Tigard Comprehensive Plan policies 2.1.1, 5.1.4,
7.1.2, 7.5.1, 8.1.1, and the locational criteria for General Commercial
designated areas (Section 12.2).
The staff concludes that the proposal is consistent with the applicable
Statewide Goals based upon the following findings:
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I. Goal 1 is met because the City has adopted a citizen ingolvement 1
program including review of development applications by the 44
Neighborhood Planning Organization. In addition, all public notice X'
r`quirements have been met.
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2. Goal 2 is met because the City has applied all applicable Statewide
Planning Goals, City Comprehensive Plan policies, and Gimmunity
Development Code requirements in review of the application.
3. t,oa1 9 is met because the rroposal would increase the City's
readily developable commercial land base thereby increasing
economic opportunities within the City.
4. Coal 10 is satisfied because, although the proposed action would k
reduce the amount of residentially designated land in the City, the
area to be redesignated is adversely affected by the surrounding #`
commercial development and major highways ,and thus is not well (,
suited for continued residential use. Redesignation of the area
will not affect the City of Tigard's compliance with OAR Chapter
550, Division 7 •- the Metropolitan Housing rule's requirements for
new construction mix and minimum residential density for new
construction since thero erties are P p presently developed and
therefore are not considered buildable land by the Comprehensive t
// Plana
�y
STAFF RE9011T - RIVEIWOOD PROPERTIES: CPA 88-01 and ZC 88--03 - PAGE 2, -
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The staff concludes that the proposal is consistent with the
Comprehensive Plan based upon the following findings: _
1. Policy 2.1.1 is satisfied becaC;ae Neighborhood Planning Organization
4 and surrounding property awners were given notice of the hearing
and an opportunity to comment on the applicant's proposal.
2. Policy 5.1.4 ii satisfied because the redesignation would not
result in commercial encroachment into any residential neighborhood
other than the neighborhood proposed for total redevelopment. That
neighborhood has been adversely affected by surrounding adjacent
uses and highways and therefore is no longer well suited for
residential use. Encroachment of commercial development is
therefore not an issue.
3. Policies 7.1.2 and 7.6.1 are satisfied because adequate public
facility (i.e. , sewer, water, storm drainage) capacities exist to
serve the site and any development will be required to connect with
those systems as a condition of approval for any future site
development. Washington County Fire District #1 will be given the
opportunity to review any proposal for development on the site.
4. Policy 8.1.1 is satisfied because the evidence provided by the
applicant suggests that additional traffic generated by uses that
would be allowed on the site by the C--G, General Commercial, zone
should not exceed the traffic capacities of Pacific Highway,
Highway 217, and the proposed Dartmouth Street Extension. These
arterials will all serve future development on the subject parcels
- and adjacent properties. The City Council presently is considering
i development of the Dartmouth Street Extension, a new major
collector street that would link I-5 and Pacific Highway providing
additional transportation capacity to serve the site. In addition,
the Oregon Department of Transportation is considering other
highway improvements that will provide improved access and capacity
to serve the site. . These improvements include widening Highway
217
and Pacific Highway and reconstruction of the I-5/Highway 217 and
Highway 217/SW 72nd Avenue interchanges.
5. The applicable locational criteria for General Commercial
development are satis?ied for the following reasons:
a. Spacing and Location
The property is not adjacent to other residential property.
The locational criteria state that a maximum of two sides of, a
commercial site may be adjacent to residential districts. This
criterion is met.
b. Access
Commercial development on the site will not likely create
unacceptable traffic congestion as discussed above with regard
to Policy 8.1.1. A traffic analysis study will be required as
part of any future Site Development Review for this site.
Measures to mitigate traffic impacts of any proposed
t development may be required.
STAFF REPORT — RIVERWOOD PROPERTIES CPA 88-01 and ZC 88-03 PPv€ 3
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Direct access to an arterial, Pacific Highway, is available.
The. proposed joint development of the parcels with adjacent
properties-will provide -additional access opportunities to the
Dartmouth' Street Extension.
Public .transportation to the ' site 'is available on Pacific f
Highway. All access criteria are therefore satisfied. -
c. Site Characteristics
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The size of the site should be adequate to accommodate most
uses allowed by the proposed General Commercial designation.
The site is highly visible from both Pacific Highway and E
Highway 217. The site characteristic criteria are therefore
satisfied.
d. Impact Assessment
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Without an actual development proposal, it is difficult to ,
assess whether the scale of development on a property will be
compatible with adjacent uses. However, in the present s
situation the site is surrounded by major roadways and
commercial development and therefore it is reasonable to
conclude that uses which might develop on the site would not be
incompatible with the area. Review of any proposed development
for the site through the Site Development Review process will
assure that compatibility with surrounding uses will be
assessed prior to development.
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(` In conclusion, the staff finds that the proposed Plan Amendment from
Low Density Residential to General Commercial and the proposed Zone p
Change from R-3.5 to C—G are consistent with all applicable Statewide
Planning Goals, City of Tigard Plan policies, and the locational
criteria for General Commercial development. In addition, proposed :
improvements to roadways serving the site wi l l great!,, improve acceits
thereby constituting a change in circumstances affecting the site that
maces the proposed changed designations timely.
C. RECOMMENDATION
To forward CPA 88-01 and ZC 88-03 to the City Council with a
recommendation for approval based on the above findings and conclusions. r
R'C
PREPAR Y; J y 0 Assistant Planner APPROVED BY: Randall R. Wooley
Acting Director of
Community Development
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(ht/4015D)
STAFF REPORT — RIVERWOOD PROPERTIES: CPA 88-01 and ZC 88-03 - PAGE 4
MEMORANDUM
CITY OF TIGARD,- OREGON
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TO: Keith Liden, Senior Planner L,'+ March 28, 1988
FROM: Randall R. Wooley, City Enginee
SUBJECT: Proposed Zone Change at 79th Avenue & Pacific Hwy. E;
CPA 88-01, ZCA 88-03
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The proposal is to change the zoning of approximately 5.7 acres of land in the
Tigard Triangle from R-3.5 to C-G. The applicant suggests that this parcel
would be developed in coordination with adjoining C-G zoned properties so that
it would have access to Dartmouth Street as well as to Pacific Highway.
A traffic report submitted with the application suggests that if the property
were developed to the maximum density allowed in the C-G zoning, that the
development could be expected to generate as many as 5100 vehicle trips per
average day. Of these 5100 vehicle trips, approximately 3000 would be new
vehicles added to the traffic on, adjoining streets; the remainder would be
vehicles diverted from the traffic already passing on Pacific Highway, The
existing residential development generates less than 200 trips per day. The
additional vehicular trips would presumably be distributed to Pacific Highway
and to the Dartmouth Street extension.
Th- Tigard Triangle Traffic Circulation Study prepared in 1986 assumed that
the subject property would remain zoned R-3.5. Therefore, the additional
trips potentially generated by the zone change would be an addition to the
traffic forecast by the X986 study. The 1986 study concludes that any
-additional traffic loading on Pacific Highway would tend to divert through
trips currently using the highway to other roadways in the Tigard area.
Based on the location of the site, the zoning of surrounding properties, and
the planning indicated in the Tigard Comprehensive Plan, it appears logical to
expect that this property will eventually change from residential use to
commercial use. No particular site development is suggested at this time. It
is likely that the actual site development would be less intense than the
maximum allowed in a C-G zone. Experience in ether C-G zone development has
"indicated that maximum density is usually realized only if a parking structure
is incorporated in the site development.
At the time of future site development, a detailed site development review
will be required. At that time, we would expect to require that a full
traffic analysis of the impacts of the specific site development would FQ
developed. Prior to approving site development, we would need to be assured
that the development plan included provisions to mitigate the traffic impacts
of the development. It is likely that one of the requirements would be joint
access agreements with adjoining parcels to assure access to Dartmouth Street
E
Memo to Keith Liden
Proposed Lone Change at 79th Avenue & Pacific -Highway
CPA 86-01, `LCA 88-02
March 28, 1988
Page 2
as well as to Pacific Highway. Additional access might be required to connect
with a roadway proposed
to extend southward from Dartmouth Street in the e
vicinity of Red Rock Creek, At this time, the City is in the process of
artment of Transportation,
the need for an
exploring, along with the Oregon Dep
additional southerly access to the Tigard Triangle. If the zone change is
granted, the potential additional commercial development could be considered
in the transportation planning now in process. If this site could be
connected to a new southerly access route, the i, pacts of development of the
site on the pacific Highway. traffic would be further reduced.
The site is currently served by a sanitary ;ewer line. The site drains
inage: does not appear to be a problem for
southward toward Red Rock Creek. Dra
the site. Details of utility service would need to be worked out of the time
of future site development review.
As City Engineer, I have no objection to the proposed rezoning so lar:g as it
is recognizedthat the rezoning will have an impact on the transportation
P for the Triangle area, and that substantial additional traffic study
will be required at the time of future site development. At the time of
tf` future site development review, I would expect that conditions would be
imposed requiring that this site have access to Dartmouth Street and
potentially to the future :street south of Dartmouth. I would expect that some
restrictions would be imposed on access to Pacific Highway. The specific
restrictions would depend on the particular type and extent of development
proposed and upon the results of detailed traffic analysis,
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C: Gary Alfson, Transportation Engineer
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