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City Council Packet - 03/12/1990 Revised 3/8/90 TIGARD CITY COUNCIL PUBLIC NOTICE: Anyone wishing to speak on an REGULAR MEETING AGENDA agenda item should sign on the appropriate MARCH 12, 1990 5:30 PM sign-up sheet(s). If no sheet is available, TIGARD CIVIC CENTER ask to be recognized by the Mayor at the 13125 SW HALL BOULEVARD beginning of that agenda item. Visitor's TIGARD, OREGON 972223 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 Administrator. o STUDY SESSION (5:30 p.m.) o WORKSHOP DISCUSSION MEETING WITH TUALATIN VALLEY RURAL FIRE DEPARTMENT- (7:00 p.m.) 1. BUSINESS MEETING (7:30 p.m.) 1.1 Call to order - City Council 1.2 Roll Call 1.3 Pledge of Allegiance 1.4 Call to Council and Staff for Non Agenda Items 2. PROCLAMATION - GIRL SCOUT WEEK o Mayor Edwards 3. VISITOR'S AGENDA (Two Minutes or Less, Please) 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 Resolutions Setting April 23, 1990, Public Hearing Date on Public Right-of-Way vacations: a. Pedestrian Easement Vacation Between Lots 122 and 123 of Morning Hill No. 6 - Resolution No. 90-_JJ_ b. Street Vacation Request for Portions of S.W. 90th Avenue and North Dakota Street - Resolution No. 90- c. Street Vacation R est for Portions of S.W. Locust Street- Resolution No. 90- 5. CONSIDERATION OF COMPRHENSIVE PLAN AMENDMENT CPA 90-0001; PRESIDENT'S PARKWAY NPO #8 A request to change the Comprehensive Plan Map designations from Medium Density Residential (approximately 7 acres) and Low Density Residential (approximately 90 acres) to Professional Commercial. In addition, the Comprehensive Plan text is proposed to be amended to add criteria for determining the timeliness of future rezoning for these and other properties. The proposed amendments are intended to be the first step in establishment of an urban renewal district for these parcels and adjoining area and the development of a mixture of office and commercial uses. ZONE: R-12 (Residential 12 units/acre) and R-4.5 (Residential, 4.5 units/acre) COUNCIL AGENDA - MARCH 12, 1990 - PAGE 1 o Public hearing on this matter was conducted in conjunction with Agenda Item No. 6 below on March 5, 1990. Written testimony was received through 5:00 p.m., Thursday, March 8, 1990, and was distributed to Council for review. In addition, those persons who signed-in to testify on March 5, but did not speak, will be given the opportunity to testify on March 12. Said testimony will be limited to 3 minutes. o Recommendation by Community Development Staff o Council Questions or Comments o Public Hearing Closed o Consideration by Council - Ordinance No. 90-0(c, 6. PRESIDENT'S PARKWAY URBAN RENEWAL DISTRICT The Tigard city Council will review a proposal to adopt an urban renewal plan for the South Metzger area. The proposed urban renewal district is generally bounded by S.W. Greenberg Road, Locust Street, Hall Boulevard, and Highway 217 with extensions incorporating sections of the Highway 217 right-of-way. o Public hearing on this matter was conducted in conjunction with Agenda Item No. 5 above on March 5, 1990. Written testimony was 4 received through 5:00 p.m., Thursday, March 8, 1990, and was distributed to Council for review. In addition, those persons who signed-in to testify on March 5, but did not speak, will be given the opportunity to testify on March 12. Said testimony will be limited to 3 minutes. s o Recommendation by Community Development Staff o Council Questions or Comments o Public Hearing Closed l~~ o Consideration by Council - Ordinance No. 90--[ Resolution No. 90-L- 7. CONSIDERATION OF PRESIDENT'S PARKWAY URBAN RENEWAL DISTRICT BALLCT TITLE - RESOLUTION 90- Ly 8. CONSIDERATION OF CHARTER AMENDMENT BALLOT TITLE CHANGING MAYOR'S TERM OF OFFICE TO FOUR YEARS - RESOLUTION NO. 90-I5 9. CONSIDERATION OF ORDINANCE REVISING TITLE 14, BUILDINGS AND CONSTRUCTION - ORDINANCE NO. 90- o Community Development Staff 10. NON-AGENDA ITEMS: From Council and Staff 11. ED(EC:CTIrIVE SESSION: The Tigard City Council will go into Executive Session under the provisions of ORS 192.660 (1) (d), (e), & (h) to discuss labor relations, real property transactions, current and pending litigation issues. 12. ADJOURNMENT S cca312 s. z COUNCIL AGENDA - MARCH 12, 1990 - PAGE 2: T I G A R D C I T Y C O U N C I L MEETING MINUTES - MARCH 12, 1990 - 5:30 PM 1. ROLL CALL: Present: Mayor-Jerry Edwards; Councilors Carolyn Eadon, Valerie Johnson, and John Schwartz. Staff Present: Patrick Reilly, City Administrator; Keith Liden, Senior Planner; Ed Murphy, Community Development Director; Liz Newton, Community Involvement Coordinator; Tim Ramis, City Attorney; Catherine Wheatley, City Recorder; and Randy Wooley, City Engineer. 2. STUDY SESSION Discussion - S.W. North Dakota Street - Request for Temporary Closure City Administrator advised hearing could be scheduled for the second half of April on this issue. He reviewed that Council had previously indicated they would prefer to hold a hearing on the proposed closure only if it appeared there was support from the surrounding neighborhood. Discussion followed. Consensus of Council was to hold a public hearing on the temporary closure issue. City Administrator will forward a letter to interested parties advising them of a hearing.date. One criteria council would be using would be the evaluation of the impact to the surrounding area. 3. EXECUTIVE SESSION: The Tigard City Council went into Executive Session at 5:50 p.m. under the provisions of ORS 192.660 (1)(d), (e), & (h) to discuss labor relations, real property transactions, and current and pending litigation issues. Council meeting recessed: 6:50 p.m. Council meeting reconvened: 7:00 p.m. 4. WORKSHOP DISCUSSION MEETING WITH TUALATIN RURAL FIRE DEPARTMENT (TRFPD) a. Present from TRFPD: Board members: Lee Acsher, Larry Goff, Sophia Platt, John Voorhees. Also present: Jeff Johnson, Community Relations officer. b. The following topics were discussed: o The recent merger of TRFPD services has worked well. f The TRFPD has been able to reduce their tax rate f_ CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 1 i i A with the prediction that even more savings would be realized soon. o The South Training Center in Sherwood would be fully operational by the end of this summer. The Center has come together as the result of donations and funding contributions from both public and private sectors. Work was being coordinated with the State to make this site an official training center. o Emergency Medical Services (EMS) for ambulance transport continues to be proposed by the TRFPD. Fire officials reported that such transport services would be in emergency situations only and could represent a cost savings over private services of between 30-40 percent. o There was discussion concerning City of Beaverton fire service. Beaverton maintains and funds their own fire department with TRFPD providing service to Beaverton's newly annexed areas. o The County-wide dispatch proposal was discussed. The issue had been delayed and would probably be before voters in August. Ramifications of passage of the measure was discussed. E-911 would enhance service. Dispatch service would be shifted to a County-wide service provider which would result in a corresponding reduction in the TRFPD tax rate. 3. PROCLAMATION a. Mayor proclaimed March 11-17, 1990 as Girl Scout week in Tigard. 4. VISITOR'S AGENDA a. Mark Mulhall, 8630 S.W. Avon Street, Tigard, Oregon, noted problems on his street with regard to traffic generated by the high school. He noted the neighborhood has been involved on the issue noting good cooperation from the City Administrator and Chief of Police. He said they were looking to the City Engineer to offer some long-term solutions to their issues. He advised a letter has been forwarded to City staff and the School Superintendent, Russ Joki. Dr. Joki was supportive of putting together a solution on a more permanent basis. City Administrator advised the letter (petition) was submitted to the Council last week. He reported he had CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 2 t• i _ offered to meet with the neighborhood along with the Police Chief and City Engineer. E Mr. Mulhall advised he was at the meeting tonight to apprise Council of the situation. City Administrator reported a traffic counter had been installed which would detect not only the volume of traffic, but the speed of traffic as well. Data would be gathered again once the patrol effects of recent police activity have dissipated. c Mr. Mulhall said it was not necessarily a high-volume problem that they had. In the afternoons, when students { were out of school, there may be only five to ten cars ! going down the street, but they were going at a rapid rate of speed. In response to a question from councilor Schwartz, Mr. Mulhall advised the neighborhood has not made any specific or in-writing requests. They would like recommendations from the City as to items they would be willing to review and discuss. Mr. Mulhall advised they would be willing to install and pay for speed bumps or a stop sign. Councilor Eadon requested that the Council be apprised of the meeting results between the staff and neighborhood. She also requested Council receive results of data from traffic counts. Mr. Mulhall concluded by saying they were looking for a long-term solution that would not mean the closure of the street. b. Kenneth Broyles, 11260 S.W. 90th Avenue, Tigard, Oregon, advised he was concerned with Consent Agenda Item .1 b, vacation of street right-of-way (S.W. 90th and S.W. North Dakota). He advised he had discussed this with staff two years ago. The street was utilized for access to a piece of property that he and his wife have owned for over 25 years. If this access was closed, then they would not be able to develop this piece of property. Mr. Broyles identified the location of his property on a map for Council benefit. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 3 5. CONSENT AGENDA: 5.1 Approve Resolutions Setting April 23, 1990, Public Hearing Date on Public Right-of-Way Vacations: a. Pedestrian Easement Vacation Between Lots 122 and 123 of Morning Hill No. 6 - Resolution No. 90-11 b. Street Vacation Request for Portions of S.W. 90th Avenue and North Dakota Street (This item was removed from the Consent Agenda per council action noted below.) C. Street Vacation Request for Portions of S.W. Locust Street - Resolution No. 90-12 Council Johnson requested Item .1 b. be considered separately. Motion by Councilor Johnson, seconded by Councilor Eadon, to approve the Consent Agenda with Item .1b. removed for separate consideration. The motion was approved by a unanimous vote of Council present. Senior Planner Liden reviewed .lb. noted the City received a request over a year ago to vacate portions of S.W. 90th Street and S.W. North Dakota Street by Mr. Cook. At Mr. Cook's request, consideration of the vacations were postponed. Senior Planner reported the rights-of-way were not developed with any type of street. If a section of street was vacated, the City would want to make sure an access easement remained for Mr. Broyles' property. After discussion on process, Council consensus was to direct staff to meet with Mr. Broyles to resolve the issue with regard to access to his property. (The following two agenda items were combined for Council consideration.) 6. CONSIDERATION OF COMPREHENSIVE PLAN AMENDMENT CPA 90-000 PRESIDENT'S PARKWAY NPO #8 A request to change the Comprehensive Plan Map designations from Medium Density Residential (approximately 7 acres) and Low Density Residential (approximately 90 acres) to Professional Commercial. In addition, the Comprehensive Plan Text is proposed to be amended to add criteria for determining the timeliness of future rezoning for these and other properties. The proposed amendments are intended to be the first step in establishment of an urban renewal district for these parcels and adjoining area and the development of a CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 4 mixture of office and commercial uses. ZONE: R-12 (Residential 12 units/acre) and R-4.5 (Residential, 4.5 units/acre). PRESIDENT°S PARKWAY URBAN RENEWAL DISTRICT The Tigard City Council will review a proposal to adopt an urban renewal plan for the South Metzger area. The proposed urban renewal district was generally bounded by S.W. Greenburg Road, Locust Road, Hall Boulevard and Highway 217 with extensions incorporating sections of the Highway 217 right- of-way. The public hearings on the preceding two issues were combined at the Council meeting of March 5, 1990. Written testimony on both issues was received through 5:00 p.m., Thursday, March 8, 1990, and was distributed to council for review. In addition, those persons who signed in to testify, but did not speak, would be given the opportunity to speak at this meeting. Testimony would be limited to three minutes per person. a. Community Development Director reviewed several charts which outlined the issues before Council. (The text of these charts are identified and on file with the packet meeting material.) Summary of proposal included: Comprehensive Plan Map Amendment - Proposal was to change an identified area from residential to commercial/professional. Comprehensive Plan Text - Changes proposed have been outlined in the staff reports and two errata sheets dated March 1 and March 9, 1990. (Note: March 9, 1990 errata sheet replaced March 4 errata sheet.) Map Two - This map has been changed. It was noted that areas south of Highway 217 and across Greenburg Road were being deleted, not from the Urban Renewal District, but from the area which would be subject to the Comprehensive Text Amendment provisions. Findings - Dated. March 9, 1990 would be included with the Comprehensive Plan Amendment ordinance. President's Parkway Development Plan - Council would be considering an Ordinance adopting the Plan. One errata sheet, dated March 1, 1990, had been submitted for this item. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 5 President's Parkway Report - Council would be considering a resolution for approval on this companion document to the Development Plan. One errata sheet, dated March 1, 1990, had been submitted for this item. Referral to May 15 Election - Council would be considering a resolution which would refer the President's Parkway Development Plan on the May 15 ballot. Information from the public - Items and information received by Council included: - NPO 8 formal recommendation - Planning Commission recommendation - Letters submitted to Planning Commission - Oral testimony at the March 5 Council meeting - Letter submitted to Council up until 5:00 p.m., March 8 - Additional oral testimony to be received at this meeting - Letter from Keyser-Marston, a financial consultant - Draft wetlands inventory Findings related to the Comprehensive Plan Amendment - March 9 memorandum from staff - Letter from the Department of Land Conservation and Development received today. Issues to be reviewed: - Goal 10 Housing was reviewed by staff at the request of the Department of Land Conservation and Development. The findings now contain an appendix with calculations determining how many housing units may have to be displaced from the area. - There was enough housing-unit capacity in the Comprehensive Plan to accommodate any potential displacement of housing units out of this area. LCDC agreed, via a letter received and on file, with this position. - The new Map Two pertains to the Comprehensive Plan Text. - The wetlands inventory was sent to Council; a map was available also. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 6 4 Metzger School issue - it had always been the intention to have the school as part of the Master Planning efforts. If the school was not relocated, then it would have to be taken into account as part of the Master Planning effort. Language had been added addressing this issue. Keyser Marston consultants would assist at the time the Agency begins to negotiate with the developer in determining the amount of public funds necessary to make the development work. Timing of relocation of housing and schools have been of concern. The school issue had been addressed directly in the Plan where it stated it was the intent of the Agency to acquire the school site, should. the school wish to be acquired, within the first three years after the plan was adopted. The Plan did not specify timing of the relocation of houses because the Plan stated that the Agency had no intent to acquire houses. It would be up to the developer to acquire houses. A list regarding notice information was available. Information had been available at the counter; video and audio tapes, at no charge, of the March 5 Council meeting were also made available. Community Development Director continued by reviewing the Comprehensive Plan Text language. In summary, the proposed language stated there would be a conceptual development plan prepared; all development must conform to conceptual plan. This planning effort must include a development program which will specify such details as: building heights, location, and density; phasing program of public and private development; transportation assessments; public facility and utility assessment; flood control and wetland studies; the school issue must be dealt with; a financial plan developed; and design guidelines established. The following agreements would be necessary: - Agreement with the Developer(s) specifying responsibilities of development. - Agreement with the School District regarding the school's future. - Agreements with other agencies concerning studies necessary. i CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 7 r b. Public Testimony (Mayor requested those persons, who signed in at the March 5 meeting, but did not have the opportunity to speak, to please come forward.) o Richard Rogers, 9140 S.W. Locust Street, Tigard, Oregon (inside city limits) emphasized that, in his view, if this proposal passed, there would be no losers. The winners would be the citizens of the City of Tigard who would have the ability to determine their own fate to go forward with the Plan or remain with status quo. He recounted the support in the community from a number of meetings he attended during the last year. He noted he attended a meeting at Metzger Park which was negative on the issue. He advised many people outside the City limits were angry because they did not have a voice on the issue. For the most part, Mr. Rogers advised, there had been overwhelming support from the citizens of Tigard and said they deserved the opportunity to vote on the issue. o Olga Boegli, 10660 S.W. 71st Avenue, Tigard, Oregon (in City limits), advised she was against the r Comprehensive Plan amendment and the creation of an urban renewal district. Ms. Boegli submitted material for the record. Mayor called, once again, for testimony from those who did not have an opportunity to testify at the previous meeting. o Joel Adamson, 4485 N.W. Mollalla Court, Portland, Oregon, advised he had financial interest in property on Oak Street. The City had an unusual opportunity to do some Comprehensive Planning. He commended the Council for their ability to act promptly. He noted people may not understand the condemnation process. Mr. Adamson noted, with the Plan, traffic would be better and people would live closer to the shops which provided goods and services. This Plan should help to lower taxes. C. Community Development Director advised that comprehensive planning was clearly a function of the City Council. If the Comprehensive Plan change was adopted, the map and rules (text) would be changed. To address the legitimate concerns expressed by the public and staff, the text CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 8 provides for further studies which must be done before development proceeds within the development plan area. The urban renewal plan was before Council because there was a developer willing to invest millions of dollars of private funds if certain public-incentive funds could be made available. The Plan addressed the large-scale problems of wetlands, traffic issues, and the school situation. The urban-renewal would provide additional development tools and financing options to address the identified problems. In addition, the opportunity would be provided to plan the development in a comprehensive, detailed manner. The Development Plan would structure a method of getting things done which have been identified for a number of years but have not been done. With the Development Plan in place, the City would know what the land use was going to be and there was some incentive from both the public and private sector to assure the studies were undertaken and completed. No development would occur until the studies were in place. Ultimately, the Director, said this could stimulate private development and create a new assessed value, that would not otherwise be there, to be folded back onto the tax rolls. If Council approved the proposal, the process of study, planning, and development would be set in motion. The Director suggested, if Council approved the ordinances and resolutions before them tonight, to identify the findings and errata sheets as part of the ordinances before them. Also, the appendix describing the methodology on the Goal 10 Housing issue should also be attached to the findings. Community Development Director suggested Paragraph 11.8.1 in the proposed Comprehensive Plan Text amendment be deleted. In summary, Community Development Director recommended approval of the Comprehensive Plan Text and Map change as the first item under consideration by Council. d. Council Discussion and Comments: o Mayor advised the issues before Council were complicated and noted many documents and much testimony on the subject had been received. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 9 Mayor noted valid points were raised on both sides of this issue. Mayor spent time reviewing some of the written documentation and testimony received. He said all of the issues had been addressed in the Plan; the Plan gives the opportunity to focus on the positive issues and to be concerned about wetlands, urban growth, transportation, and rapid development. Mayor noted he did not place credence with testimony with regard to concern over development proposed by out-of-state interests. He advised a recent survey indicated that a majority of Tigard residents had lived here five years or less. He advised that just because someone comes from another state did not mean they would not do the right thing for the community. Mayor read from one of the letters received as written testimony which noted .the recent debate regarding the President's Parkway urban renewal district is a classic example of how a group of people can divert attention through paranoia from the real debate. Mayor said he, too, was concerned about wetlands, transportation, uncontrolled growth, the school issues, and the development of our youth. He said the Plan represented an opportunity to plan and control growth. The issue was whether Council would allow the Plan to go to a vote of the people. Nothing had been decided. He said his vote would be to go forward with the Plan; he said this was a valid project. _ o Councilor Eadon said it was important for all to realize that adoption of action taken by Council at this meeting was not the end of any process it was actually the beginning. Some people have raised valid issues and were uncomfortable that all of the answers were not available right now. The issues do need to be studied further; however, studies cost money. She expressed her concern about the amount of resources spent on studies before this was a valid project. Placing the issue of the President's Parkway Development Plan before the voters and having them ratify the concept would enable the City to proceed with the in-depth studies necessary to create the Master Plan for the area. The information which CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 10 would come from those studies, along with the public input, during the planning process would empower the City to develop standards and find solutions to the problems with a resulting quality project. The decision before Council was not "growth versus no growth." Time could not be turned back. This area was in transition and the transition would continue. The question before Council was: "Do we allow it to continue lot by lot, block by block, or do we master plan for that transition. Master planning gives us the ability to plan the infrastructure and the transportation needs that are there today and will continue to grow. Forming an urban renewal district and creating a master plan empowers us, as a community, to control the future development in this area. Councilor Eadon suggested to the Council that if it was decided tonight to pass the measure, that an advisory committee be formed to work with the Agency. This committee would be made up of Tigard residents as well as representation from the unincorporated Metzger community to keep people involved as they help the City find solutions. o Councilor Johnson noted the large magnitude of the proposal. She advised there were concerns with the project and noted her concern for the residents inside of the area to be master planned who would be asked to move. She also noted her concern that this project would undoubtedly impact surrounding neighborhoods; both with traffic and lifestyle. She said there was a misunderstanding represented in one of the letters of testimony wherein it stated it was "unfair to the taxpayers of Tigard to allow these existing palaces to be sheltered from property taxes." She explained that none of the property would be sheltered from property tax. They would pay the same rate as the rest of Tigard; however, the difference would be that the increment would be saved to pay for the development. Councilor Johnson concluded by saying that she was convinced safeguards were in place with regard to the Development Plan. She said to spend additional time and resources, without knowing the desires of the community, would be a waste of taxpayers' money. She advised she would vote in favor of the project being placed on the May ballot. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 11 o Councilor Schwartz said he agreed with fellow Councilors' remarks. He noted that when the proposal was originally brought before City Council, he was skeptical; however, through the process he said he could see that this was a viable alternative for the City. The Plan would provide a quality development and a much-need addition to the City of Tigard. He noted there had been discussion about delaying the issue until November, but putting it off would not provide that many more answers. A lot of the questions asked have to do with items such as wetland and traffic impacts. Answers would not be available without the expenditure of a lot of money for research and consultants. He advised the most cost-effective way to obtain answers would be to let the development pay for the studies. He noted that, initially, citizens would realize some benefit from road improvements addressed by development phases and through urban renewal. Ultimately, there should be a reduction in tax rates because of the added value of the area being added to the tax rolls. He said putting the issue out to citizens to let them decide the fate of the area was a democratic process and the best way of proceeding. He would be voting in favor of the proposal. o Mayor noted he had a letter from Councilor Kasten endorsing the project. The letter was entered for the record. Community Development Director reviewed the maps and the changes proposed by the Plan. He, again, differentiated between those areas which would be affected by text requirements of the Comprehensive Plan concerning redevelopment in the urban renewal district and the area which was shown for transportation improvements only. Community Development Director read the following findings which would be added to the findings accompanying the Comprehensive Plan Amendment ordinance: "Statewide Planning Goals 3 (Agricultural Land) and 4 (Forest Lands) do not apply because the entire area involved in the proposal is within the Portland Metropolitan Urban Growth Boundary and has been designated in the City of Tigard Comprehensive Plan and in the Washington County-Metzger Progress Community Plan for residential, commercial and CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 12 r - industrial development. The urban growth boundary and land use designations have been previously found, by LCDC, to comply with Statewide Planning Goals and Guidelines." Community Development Director clarified that language in 11.8.1 was recommended to be deleted as outlined in the March 9, 1990 memorandum from him to the Council. Councilor Johnso;- noted concerns by some people for the continued effort to revitalize the downtown core area. She said this new development would not shift the historical downtown of Tigard. The proposal represented an opportunity to add a quality development to the City which would not be in direct competition to the heart of downtown. e. ORDINANCE NO. 90-06 AN ORDINANCE ADOPTING FINDINGS AND f. CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN MAP AND TEXT AMENDMENT (CPA 90-0001) INITIATED BY THE CITY OF TIGARD Motion by Councilor Eadon, seconded by Councilor Eadon, to adopt Ordinance No: 90-06 as amended. The motion was approved by unanimous vote of Council ' present. f. ORDINANCE NO. 90-07 AN ORDINANCE ADOPTING THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. Motion by Councilor Johnson, seconded by Councilor Eadon, to adopt Ordinance No. 90-07. The motion was adopted by a unanimous vote of Council present. g. RESOLUTION NO. 90-13 A RESOLUTION ACCEPTING THE PRESIDENT'S PARKWAY DEVELOPMENT REPORT Motion by Councilor Schwartz, seconded by Councilor Johnson, to adopt Resolution No. 90-13. The motion was adopted by a unanimous vote of Council present. h. RESOLUTION NO. 90-14 A RESOLUTION OF THE TIGARD CITY COUNCIL CALLING FOR A SPECIAL ELECTION TO SUBMIT TO THE REGISTERED, QUALIFIED VOTERS OF THE CITY THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN AND THE AUTHORITY TO USE TAX INCREMENT FINANCING AS A METHOD OF FUNDING ACTIVITIES SET FORTH IN THE PLAN l- CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 13 a~ i Discussion on the motion: Councilor Johnson noted the support shown at this meeting and urged continuance of the education process. Support was going to have to come from a broad-base of people. Motion by Councilor Eadon, seconded by Councilor Johnson, to adopt Resolution No. 90-14. The motion was approved by a unanimous vote of Council present. Council meeting recessed: 8:57 p.m. Council meeting reconvened: 9:07 p.m. 7. CONSIDERATION OF CHARTER AMENDMENT BALLOT TITLE CHANGING MAYOR°S TERM OF OFFICE TO FOUR YEARS a. City Administrator summarized this agenda item. He noted some time ago council requested a proposed Charter amendment be drafted which would make the term of Mayor to four years, changing it from two years. This would provide for greater continuity in working with council. The proposed amendment would put before the voters, in May, the opportunity to make the term of Mayor four years beginning with the term of the Mayor elected in November. City Attorney affirmed City Administrator's summary of the issue. b. Councilor Schwartz said the proposed Charter amendment made sense. He noted when a person comes into a Councilor or Mayoral position, the first year was spent acclimating one's self into the position. A four-year term would assist in the effectiveness of the Mayor's role. C. Councilor Johnson added that both Council and Mayor positions were volunteer. A heavier workload falls to the Mayor and she said a person signing up for four years for extra responsibility could be a detriment to people who would be willing -to make the contribution for two years. However, on balance, she concurred with Councilor Schwartz's comments that it takes time to adjust and a four-year term would provide more continuity for the overall Council. She supported referring the issue to the voters for review. d. RESOLUTION NO. 90-15 A RESOLUTION OF THE TIGARD CITY COUNCIL CALLING FOR A SPECIAL ELECTION TO SUBMIT TO THE REGISTERED, QUALIFIED VOTERS OF THE CITY A CHARTER AMENDMENT CHANGING THE MAYOR'S TERM OF OFFICE TO FOUR YEARS. CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 14 s' t- Y. 4a Motion by Councilor Eadon, seconded by Councilor Schwartz, to adopt Resolution No. 90-15. The motion was approved by a unanimous vote of the Council present. 7. CONSIDERATION OF ORDINANCE REVISING TITLE 14, BUILDINGS AND CONSTRUCTION a. Community Development Director summarized this agenda item. The State of Oregon recently adopted a new "State Building Code." ORS 455.040 mandates that no municipality shall enact or enforce any ordinance, rule or regulation relating to the State Building Code that provides for different requirements. The present Title 14 of the Tigard Municipal Code (TMC) adopted codes that were now outdated. The proposed ordinance would adopt the current State Building Code. b. ORDINANCE NO. 90-08 AN ORDINANCE REPEALING CERTAIN SECTIONS OF TITLE 14 OF THE TIGARD MUNICIPAL CODE AND REPLACING THEM BY ADOPTING THE STATE BUILDING CODE AND DECLARING AN EMERGENCY. Motion by Councilor Schwartz, seconded by Councilor Johnson, to adopt Ordinance No. 90-08. The motion was approved by a unanimous vote of Council present. 8. NON AGENDA ITEMS: None. 9. EXECUTIVE SESSION: The Tigard City Council went into Executive Session at 9:14 p.m. under the provisions of ORS 192.660 (1)(d), (e), & (h) to discuss labor relations, real property transactions, and current and pending litigation issues. 10. ADJOURNMENT: 9:26 p.m. Catherine Wheatley, City e order AT E / erald s, yor Date: 4119 IC/0 ccm312 CITY COUNCIL MEETING MINUTES - MARCH 12, 1990 - PAGE 15 , r TIMES PUBLISHING COMPANY Legal P.O. BOX 370 PHONE (503) 684-0360 Notice BEAVERTON, OREGON 97075 Legal Notice Advertising • City of Tigard • 13 Tearsneet Notice "'Ph-k. PO Box 233977; • • 13 Duplicate Affidavit Yqgo Tigard, Or 97223 : s{~'X1s~lt{''a y5}~yjgrp~.9r~ P` rt s{ -I'~;~u} h!' ~t4 The followingele~ted} e j• ° `Prttc mfom~afion anii , ub'Lstdt-or y~ovur ~nfonnatcbn: Boi> dais tray be obtai~ecl fran t1~ CRYIR& AFFIDAVIT OF PUBLICATION or-by; g STATE OF OREGON, ) I a x a ; n i} 1°;rYa COUNTY OF WASHINGTON, )ss' C~CQIJNC'IL,/~GT[~l'CBIV1ZrR y r~ DEVELOPMF..NTAGENClt~ 1EGULAR IvII?ET4I~IG'`1$' I, Judith Koehler % 14ARCH,12,1990 ~g being first duly sworn, depose and say that I am the Advertising 5 30 P.M WORI$l[pp;:7-30 gC7gIIES3MEfiTING r Director, or his principal clerk, of the Ti ~a-rd-T-i-meS ~ GAR1Jt-M- C C11 R, ~'Oq s; 4 a N r ~ a newspaper of general circulation as defined in ORS 193.010 F 13255 W HALT. B0 vAR~, TiGARDoR>rGOrt and 193.020; published at_ Tigard in the y7a~ na} b'~ `ttTk, a C -4n. aforesaid county and state; that the t 4 t z Cry o In .il Meeting-at City Center on March 19, 196;:, 7MyRt1f8IF1TeDe~uan y w q1a '~~'N.: r r a printed copy of which is hereto annexed was published in the r; x ~E-;d entire issue of said newspaper for one r~i0f~~ °at s b; Ijr T, t ~t o successive and C s a A tendrPent au tl 9 and T4* t g" r consecutive in the following issues: r ~ j3 ` sx a nth ° c a fi 3' YT R~tiewaliDe elo " encPla~f v ~ 1g `79 r Q-u March A 1Qgn i ° ~ ~fR~ aonc efe ins B0~ r~ ~ ,g aII Meaues ` ~ May)i5 elecuo~ ~ ~~k J ~ ~ ~ 1; ~ x, tl ~a w r^ 5~ s 4 az s ;t4 ~r 7 y "I ea t ' ' nEPIBS TTrbanl2enewa°1 l~d~t's q~`t~•~~ I yOr~$'l'C~itTt O Oxffi o < s ~ FIT ~115 y ~ ~ ~ ~~co~Qf~O Si 192. 1 j~. r, ~ X!.ta~ „~IsSSla~rreelatthns,€~eal~np ~~Y~ ~ Subscribed and swo to before me t 's 8th a of March, i"Y a5t y`'4 i, fir`? t Notary Public for Oregon My Commission Expires: 6/9/93 ~t v ~ky~S?~~r tY~i ei cii ~ 'A ~r'~ `~a r ~~it r t ,~"i, e ~ 'F' ~ t+.v ~ t~ii ~'ti "t~ s xr t ~•f? "`tF # 4AFFIDAVIT TIMES PUBLISHING. COMPANY Legal P.O. BOX 370 PHONE (503) 684.0360 Notice _r7"#7522 BEAVERTON, OREGON 97075 Legal Notice Advertising ~ECEIM • City of Tigard • ❑ Tearsheet Notice • PO Box 23397 APR 1 9 1990 Tigard, Or 97223 • O Duplicate Affidavit MYOF1&W AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss' 1 L ` I, Judith Koehler being first duly sworn, depose and say that I am the Advertising %j• ? Director, or his principal clerk, of the a newspaper of general circulation as de me inT M6 193.010 , and 193.020; published at Tigard in the aforesaid county and state that the ; Approval of Ord X90-07 a printed copy of which is hereto annexed, was published in the t , entire issue of said newspaper for nnp successive and consecutive in the following issues: April 12T1990 Subscribed and swore to before me this 42th day ~~~-41, 1990 Notary Public for Oregon My Commission Expire 6/9/93 AFFIDAVIT NOTICE O Q'i4ct,:bF ORDiI•T.E NO U7 r' PRESID mq>EVEU[E' NT Nonce ss hereby g veW at obi;N h 12, `1990. the Tigard Cit~r C 'us sl . approved Ordmas~ce 1~To sL9a-07 enacting the President's t Development Ptari 1Thss Otdusace l~ecomes.effecpve A011,12' 4 sualit, to t>RS X57i , Any'1>xbun ppq al piawWopted an~cot~fo in with 'lic$~le legI t»rements$W conclus~vr~y presumedvalid Parposesa9oLdaysf alC►rapEson of~?111an by +nrdfi WK: fi Ilse Gov m "0 body~rK~~la,~duerot~coll~it~atal attncdsfYtlie acGonafinayVthereattea~ie ; i mentd i..,-~,•.n~+ s,e? ?~i'4a~ r , ,r A '°•r t ` j y .d x ' 'fir Fortutther;;is►fos~ttatson,~pl~.,c.~ftt~ a ex at 1 • r ~;S W T~aif,b~•~e~rar~, ~i ~ b,. ~ I ~ . ~~{~39 ~171,.;g~`~,~' { ``S'rr~ .r-4'17 3~ rc'.x •a4 ,:~,.`'4 lr.>r 4 ~ ~ r+' .r ~ ~ ~ i - y ; CITY OF TIGARD, ORBSON AFFIDAVIT OF POSTING In the Matter of the Proposed Cj0-Uc.v, Q rd,Cna,nCe_ /llvs . ~-tU- qp -o ~~c ~~~d ~~o SPATE OF OREGON ) County of Washington ) ss City of Tigard ) I, 1---j 2dhA X4 begin first duly sworn, on oath, de and: That I posted in the following public and conspicuous places, a copy of Ordinance NLunber(s) which were adopted at the Council Meeting dated copy(s) of said ordinance(s) be eto at ched and by reference made a part hereof, on the ~ date of 0.Ju 1990. 1. Tigard Civic Center, 13125 SW Hall Blvd., Tigard, Oregon 2. US National'-Bank, Corner of Main and Scoffins, Tigard, Oregon 3. Safeway Store, Tigard Plaza, SW Hall Blvd., Tigard, Oregon 4. Albertson's Store, Corner of Pacific Hwy. ( State Hwy. 99) and SW Durham Road, Tigard, Oregon kJ UA.W_ Subscribed and sworn to before me this date of , 19~Q Notary Public for Oregon Q My Commission Expires: ke/CWPOSP r CITY OF TIGARD, OREGON ORDINANCE NO. 90-Q1 _ AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN MAP AND TEXT AMENDMENT (CPA 90-0001) INITIATED BY THE CITY OF TIGARD WHEREAS, the City of Tigard initiated the review of a Comprehensive Plan Map Amendment from Low Density Residential (approximately 68 acres) and Medium Density Residential (approximately 10 acres) to Commercial Professional and a Comprehensive Plan Text Amendment to add Section 11.8 related to the south Metzger area; and WHEREAS, the City's planning consultant and staff presented recomm ded findings to the City of Tigard Planning Commission at a public hearing on February 20, 1990; and WHEREAS, the Tigard city council held a public hearing on the proposed changes on March 5, 1990 to review the Planning Commission recommendations as well as public testimony. NOW, 'F'ORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The Comprehensive Plan Map and Text amendments are consistent with ' all relevant criteria based upon the facts, findings, and conclusions noted in Exhibit "A." SECTION 2: The Comprehensive Plan Land Use Map is amended as shown in Exhibit "Bit (map) . SECTION 3: The Comprehensive Plan text is amended as set forth in Exhibit "C.!' SECTION 4: This ordinance shall be effective on and after the 31st day after its passage by Council, and approval by the Mayor. PASSED: By U nCyi,%roxas vote of all Council members present after being read by number and title only, this ~ day of n'0..nC , , 1990. Ca e ley, City Record APPROVED: This /ate' day of 199 Gerald R. Edwards, Mayor App owed as to form: Attorney Date: ORDINANCE No. 90- U~ Page 1 AGENDA ITEM STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: February 20, 1990 - 7:30 PM HEARING LOCATION: Tigard City Hall - Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 A. FACTS 1. General Information CASE: Comprehensive Plan Amendment CPA 90-00001 REQUEST: 1) Plan Map Amendment from Low Density Residential (approximately 68 acres) and Medium Density Residential (approximately 10 acres) to Commercial Professional. 2) Plan text amendment (Policy Document) to add Section 11.8 related to the south Metzger area of special concern (Neighborhood Planning Organization #8). The text amendment outlines a process for development and approval of a master plan for the area, future rezoning, and provision of necessary public facilities through . an urban renewal plan or alternative means. APPLICANT: City of Tigard OWNERS: Several LOCATION: See attached Map one 2. Proposal Description See attached Map One regarding the area proposed for redesignation and Appendix One for the text of the proposed text amendment . The proposed amendments are Intended to be the first step in the establishment of an urban renewal district for the subject properties and surrounding area. 3. Agency and NPO Comments The City of Tigard Engineering Division, Washington County Department of Land Use and Transportation, and Tigard School District 23J have provided comments on the proposal which are included in Appendix Two of this report. Tualatin Valley Fire and Rescue District, Metzger Water District, and Portland General Electric have reviewed the STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 1 Exhibit A Page 1 o~- ♦ a 0 • Off` °zl , . QL(/O a CT MAR : z BIRCH= _ 'BIRCH S i _ v CEADERCREST C; m W I-~ p1 ~ 1 Q 3 J CHESNUT WiaSH/NGTOA r SOU NASD a~a BORDERS / ELMM 1 ST. _ CRESCENT GROVE v 4LEHMANN ST. HEMLOCK S' CEMETERY = / c CORAL (A ST. m LARCH S7 v :zs z LANDS AIETZGER EENliRTI 3 SCNOOL w a L.000! MAPLELEAF ST. MAPL 4~ co D t C) A co D m OAI " C) m PINE m SHADY LN SP . BLVD. / THORN ST. OR w pSfl~ •.-..JJ - a STE a a D ° °c > m J DAKOTA ST. o j m w ~ F Q FD ~T a Q e PFAFFLE / m > F = ~ a Q RC N a W f W E ~ may. LEWIS ma 0 a 9 P T OWN. T A SQJ a 2 9Ly~9 ; :DOW O' LONDON S.W. 0 CT. -0 i CT. TANG M = > 'gyp 9~ VICINITY MAP Exhibit A Page 1.1 is proposal and returned the request for comments form noting "no objections". The City of Tigard Police Department, Building Division, the Parks and Recreation Committee, the Oregon Department of Land Conservation and Development, Oregon State Highway Division, NPO #8, CPO #4(Metzger), Tri-Met, Northwest Natural Gas, and US West Telephone Company were also asked for comments on the proposal. No comments have yet been received from these agencies and organizations. B. FINDINGS AND CONCLUSIONS The applicable criteria in this case are Statewide Planning Goals 1, 2, 5, 7, 9, 10, 11, 12 and 13. Statewide Goals 3, 4, 8, 14, 15, 16, 17, 18 and 19 do not apply. Other applicable criteria are City of Tigard Comprehensive Plan Policies 1.1.1, 2.1.1, 3.2.1, 3.2.2, 3.2.3, 3.4.1, 3.4.2, 4.3.1, 5.1.1, 5.1.4, 6.1.1, 6.3.3, 6.6.1, 7.1.2, 7.3.1, 7.4.4, 7.5.1, 7.5.2, 7.6.1, 7.7.1, 8.1.1, 8.1.3, 8.2.2, and 12.1.2 (locational criteria for Commercial Professional Plan designation); and the Metzger- Progress Area Plan. The Planning Division concludes that the proposal is consistent with the applicable Statewide Planning Goals and Guidelines based upon the following findings: Statewide Planning Goal 1 (Citizen Involvement) The City of Tigard ensures the opportunity for citizens to be involved in the review of land use and development applications through the referral of all development applications to neighborhood organizations for comment, through the review of certain types of land use and development actions through public hearing processes; and through following prescribed notification requirement for public hearings and for notices of decisions. Notice of the proposed Comprehensive Plan Map and text amendment was provided to Neighborhood Planning Organization NPO #8 on January 29, 1990. XPO #8 reviewed the proposal at its meetings on January 17, 1990 and February 14, 1990. In addition, NPO #1 and NPO #2 also reviewed the proposed amendment on February 14, 1990. Other neighborhood planning organizations as well as other City of Tigard boards and committees were notified of the proposed amendment at a meeting on February 1, 1990. The City's Park Board reviewed the proposed amendment on February 6, 1990. The City's Transportation Committee reviewed the proposal on February 8, 1990. In addition, a number of community meetings regarding the proposed amendment and urban renewal plan were held on various dates that were open to members of the Metzger community. STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 2 Exhibit A Page 2 The City of Tigard Planning Commission will receive public written or oral testimony on the proposed Plan amendment at their public hearing on February 20, 1990. The City Council will receive public testimony on the proposal at the public hearing scheduled for March 5, 1990. The City of Tigard provided mailed notice to property owners within 250 feet of the properties subject to the Map amendment twenty days in advance of the Planning Commission and City council hearings on the proposed action. Notice was published in the Tigard Times newspaper on February 8, 1990 and February 22, 1990. Statewide Planning Goal 2 (Land Use Planning) is satisfied through City procedures and measures which call for the City to apply all applicable Statewide Planning Goals, City Comprehensive Plan Policies, and Community Development Code requirements to the review of the proposal being presented. Statewide Planning Goal 5 (Open Space and Natural Resources). This Goal is satisfied because any commercial uses in the area will be developed according to a master plan and provides greater opportunities for creating open space and protected natural resource areas. The developers and the Agency that will be responsible for the redevelopment in this district will work with regional, state and federal agencies to protect the existing wetlands, watersheds and natural resources in the area in conjunction with the development plans of the district. The Jenkins House, 10675 SW Hall Blvd., has been identified as a Goal 5 cultural resource through earlier planning work conducted by Washington County. The site was listed on the draft Washington County Cultural Resource Inventory (1983). The draft Inventory collected information on a number of potentially significant cultural resources throughout the County. No action was taken by the County at that time to assess the quality and quantity of these cultural resources or to provide interim protective measures. Washington County elected to delay the Goal 5 assessment process for these cultural resources until periodic review of the county's Comprehensive Plan. The Jenkins site was annexed to the City of Tigard in 1987. Subsequently, the Jenkins site was removed from the county's inventory. The city, hence, assumes the obligation for completing the Goal 5 analysis for this and other sites and other Goal 5 resources in the Metzger area through the city's periodic review of the comprehensive plan, now underway. The city anticipates completion of periodic review by August, 1990. The city is not obligated to complete the Goal 5 analysis for this or any other resource site as part of the current proposal. It is anticipated that the Goal 5 analysis will be completed prior to a possible application for STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 3 Exhibit A Page 3 rezoning the property or prior to review of a master plan for the area. Statewide Planning Goal 6 (Air, Water and Land Resource Ouality). This Goal is satisfied because the change from residential to commercial use will enable the district to develop according to a master planning concept with a finance mechanism that will assist in financing improvements to protect the water shed from discharges that might otherwise further encumber the Tualatin River basin. Any development within this district will coordinate with local, regional, state, and federal agencies to comply with applicable air, shed and river basin regulations. Statewide Planning Goal 7 (Air is Subject to Natural Disasters and Hazards). This Goal is satisfied because any development proposals affecting the 100-year flood plain of Ash Creek and the associated wetlands will be reviewed in the city of Tigard's sensitive lands review process and the referral of wetland modification request to the Oregon Division of State Lands, the Oregon Department of Fish and Wildlife, the U.S. Army Corps of Engineers, and other interested agencies for the review, and applicable permitting processes. Statewide Planning Goal 8 (Energy Conservation). This Goal is satisfied by creating additional commercial uses near the existing Washington Square development in order to maximize energy conservation and decrease vehicle trips by creating a more complete commercial and office complex in the vicinity of Washington Square. Opportunities for housing within this commercial area exist by virtue of the city's comprehensive plan and zoning ordinances applicable to commercial zones. Statewide Planning Goal 9 -(Economy of the state) is satisfied because the proposed Plan Map amendment would substantially increase the City of Tigard's inventory of commercially designated land. If the proposed Plan text amendment to Section 11 is adopted, this land would become available for development through rezoning only when policies requiring an overall development plan and provision of necessary public facilities are satisfied. Future commercial development of this area would be anticipated to create substantial employment opportunities, both permanent jobs and temporary construction jobs, as well as increase the assessed value of the involved properties. The Trammell Crow Company has presented a preliminary conceptual plan for development of the subject properties as well as adjacent properties. Trammell Crow Company projects an increase in value for these properties from the current $5 million assessed value to $400 million. Ten thousand permanent jobs and 2.5 million square feet of professional office and STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 4 Exhibit A Page 4 commercial space are projected along with 4,000 construction j obs. With roadway improvements necessary to develop these properties, it is anticipated that nearby under-utilized properties will become more attractive for potential development thereby furthering positive impacts on the City of Tigard's employment base as well as the City's total assessed property valuation. Statewide Goal 10 (Housing) The subject area currently contains 87 dwelling units. Current Plan designations provide for a maximum housing opportunity for 475 dwelling units for the subject area without a full analysis regarding how much of this land is unbuildable because of wetlands and floodplain area or unattractive for development for other reasons. Although redesignation of this area from residential to commercial designations will remove existing housing as well as possible future housing opportunities from the city based only upon a simple analysis, the area to be redesignated has already been adversely affected by the impacts of adjacent commercial development to the west as well as nearby busy roadways and therefore is not well suited for continued residential use or additional residential development. The area is generally bounded by two busy arterials - Highway 217 and SW Hall Boulevard, as well as two major collector streets - SW Greenburg Road and SW Locust Street. Even without redesignation of the subject properties, traffic on these roads is anticipated to increase with attendant increases in noise and congestion effects on the neighborhood. The general area is characterized as transitional, that is, it is an existing single family district that is converting to commercial use. Characteristics of the area which support this conversion and contribute to the decline in livability for single family residents include: Poor condition of residential streets not built to City standards, Lack of sidewalks, parks and other recreational facilities, Poor drainage conditions and occasional flooding, High traffic volumes on residential streets causing congestion and safety problems, An elementary school in the area which is at the very edge of its service area, is inappropriately located, and is in proximity to congested streets with high traffic volumes, STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 5 Exhibit A Page 5 Overall noise, congestion, and high levels of activity in residential areas caused by the proximity of commercial and office uses, Declining residential land and property values. Commercial redesignation of the subject area will not affect the City of Tigard's compliance with Oregon Administrative Rules, Chapter 660, Division 7 -the Metropolitan Housing Rule's housing opportunity requirements for single family multi- family mix and minimum residential density for developable residential properties. Housing at a maximum density of 40 units pr acre is allowed above the second floor in the C-P designation. It is anticipated that the master plan required for this area will include opportunities for high density multi-family development. The City's housing opportunity index currently provides an opportunity for 10.22 dwelling units per buildable acre on 1,295 vacant buildable acres. Statewide Planning Goal 11 (Public Facilities) is satisfied by the anticipated infrastructure that must accommodate future development. A timetable for orderly and timely development of necessary public facilities has been developed as part of an urban renewal plan for the area. Domestic water, fire, sewer, storm drainage, roads and other important services, (i.e. t police, fire, and additional general services) will key all future development in the area. In addition, the companion text amendment would require that an overall development plan, zone change, infrastructure plan, and implementation plan be adopted before development can be approved. Statewide Planning Goal 12 (Transportation) will be satisfied through needed transportation improvements to be constructed by implementation of an urban renewal plan, and through additional planning requirements to be established through the proposed plan amendment that must be satisfied prior to the properties being made available for development. A Preliminary Traffic Analysis has been completed which analyzed transportation conditions in and around the subject area, and identified needed transportation improvements. The analysis found that the existing road network system within the area is currently operating at less than acceptable levels of service at specific intersections and will continue to be over capacity without major improvements. Capacity deficiencies exist during the p.m. peak period at all of the intersections along Greenburg Road and at the Highway 217 on and off ramps. This capacity deficiency pertains to the through movements along Greenburg Road. This makes motorists making left turn movements from side streets experience long delays waiting to exit onto the main street. Traffic volumes in the Greenburg STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 6 Exhibit A Page 6 Road area have increased dramatically over the past six years without significant improvements to the surrounding street system. Intersection and roadway improvements are required to accommodate the existing development in the area. In addition, further intersection improvements are required to accommodate the development of the subject area under the proposed land use designations and conceptual development plan proposed per the Trammel Crow Company. A preliminary list of transportation improvements are identified in the Preliminary Traffic Analysis Report. Necessary transportation improvements (or similar improvements) as identified in the Preliminary Traffic Analysis report will be constructed through implementation of the proposed urban renewal plan, or else will need to be constructed by future developers through a development agreement with the City. The companion Plan text amendment to Section it would require that an overall development plan, infrastructure plan, and implementation plan be adopted before development approvals can be granted by the City. Statewide Planning Goal 13 is satisfied partly due to the expanded and efficient use of the transportation system, thereby in itself promoting energy conservation. The use of modern technologies in the building designs will further save our natural resources. New building systems are designed to conserve not only energy but also enhance the effective use of building materials, site design, water and sun management, to name but a few. The planning staff have determined that the proposal is consistent with applicable portions of the Comprehensive Plan based upon the findings noted below: Plan Policy 1.1.1 a) The proposed development is consistent with applicable plan policies as demonstrated in the following text and is consistent with the growth patterns and physical changes in the fabric of the City. b) Because of continued increases in traffic and noise impacts upon the subject neighborhood from nearby roadways and non-residential uses, the neighborhood has experienced a change of physical circumstances affecting its long-term suitability for continued low and medium density residential use. One of the primary reasons for choosing to live in a single-family residence or a medium density multi-family residential development is that such developments provide yard areas in which residents may STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 7 Exhibit A Page 7 relax, garden, and let their children play. Present noise { and other traffic impacts upon the subject neighborhood undoubtedly have reduced the desirability of these properties for such pursuits. The poor condition of residential streets, lack of sidewalks, parks and other recreational facilities, poor drainage conditions, declining residential land and property values, and -an overall increase in noise, congestion and high levels of activity in the single family residential area caused by the proximity of commercial and office uses have contributed to the area's decline in livability. A degree of mistake can be therefore be seen with regard to the existing Plan designations. It is assumed that the current designations were intended by Washington County to reflect existing levels and types of development and protect existing uses from dissimilar, incompatible uses. However, because the area is roughly bounded. by two arterials and two major collector streets and abuts intensive commercial uses to the west, Washington County's plan for this area should have recognized that increasing noise and traffic would affect the suitability of the area for single-family use and plan accordingly for conversion of the area to more suitable uses. The present proposal attempts to accomplish that conversion. ~r Plan Policies 3.2.1, 3.2.2. 3.2.3, 3.4.1 and 3.4.2 will be considered through the review of any future development proposals for the subject area that may have impacts on the designated 100 year floodplain of Ash Creek and associated wetlands. Any subsequent development proposals affecting these resources will need to be reviewed through the City of Tigard Is Sensitive Lands review process and referral of wetland modification requests to the Oregon Division of State Lands, Oregon Department of Fish and Wildlife, U.S. Army Corps of Engineers, and other interested agencies for their review, comment, and applicable permitting processes. The proposed redesignation of this area to Professional commercial currently under review presents no direct conflict with these Plan policies. Plan Policy 4.3.1 will be considered fully through the review of noise impacts of development proposals in the subject area with regard to the location of roadways, parking areas, and mechanical equipment in relation to surrounding uses. The currently proposed Plan redesignation does not by itself affect noise congestion levels in the area and in fact may provide opportunities for mitigating noise impacts through the required review of development applications or a master plan for the area. STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGF. R Exhibit A Page 8 Plan Policy 5.1.1 is satisfied because redesignation of the subject area would increase the opportunities for commercial development with attendant growth of the local job market. The City's inventory of available developable commercial property would increase upon later rezoning of these properties in association with the provision of appropriate levels of public facilities and services as required by the proposed amendments to Section 11 of the Comprehensive Plan. (See also the response to Statewide Planning Goal 9.) Plan Policy 5.1.4 states that commercial and industrial development shall not encroach into residential neighborhoods. The proposed map redesignation would not encroach or make inroads into an established residential neighborhood but instead would entirely replace an existing neighborhood that has already been severely impacted by adjacent commercial development and nearby roadways. The proposed redesignation would convert all properties bounded by Highway 217, Greenburg Road, Locust Street, and Hall Boulevard to Commercial Plan designations except for the•parcels which includes the Deodar Condominiums on SW 87th Avenue and several parcels in the southeast corner of this area. The condominium owners reportedly do not wish their development to be included in the area proposed for redesignation. The properties in the southeast corner of the area are all oriented to SW Hall Boulevard rather than to internal streets and therefore do not function as a neighborhood with the area proposed for redesignation. Commercial redesignation of the subject area would be anticipated to increase values of these neighboring properties to the southeast which are designated Medium Density Residential and may help spur redevelopment of some underdeveloped parcels in this area. Redesignation of the subject area and later development will undoubtedly result in additional traffic on adjacent streets and potential impacts on neighborhoods to the east of Hall Boulevard and north of Locust Street. The proposed plan text amendment requiring detailed public facility planning and provision of necessary improvements concurrent with development is intended to mitigate impacts of any increased development upon these adjacent neighborhoods so that no commercial encroachment into neighborhoods will occur beyond the boundaries formed by the collector and arterial streets. The master plan for the area should endeavor to direct traffic from the future commercial development away from these neighborhoods. Plan Policy 6.1.1 is not at issue with the proposed redesignation. The proposed redesignation would remove the opportunity for approximately 475 dwelling units based on gross acreage and current Plan designations. These properties are STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 9 Exhibit A Page 9 significantly impacted by noise, congestion, and lack of adequate public facilities and thus would not be anticipated to develop in accordance with current opportunities. Offsetting any loss in housing opportunities for the subject parcels may be the increased attractiveness of neighboring underdeveloped Medium Density Residential properties along Hall Blvd. for residential redevelopment because of commercial development of the subject parcels. (See also the preceding discussion of Statewide Planning Goal 10 and Plan Policy 5.1.4). Discussion of possible lost housing opportunities within this area may be moot depending upon future application of zoning to the subject area, possible changes in the Community Development Code, and the development of a master plan for the area. Plan Policy 5.1.5 permits high density residential development above the second floor in areas designated Commercial Professional. The Community Development Code currently allows residential development in the C-P zoning district (the zoning district which ultimately implements the Commercial Professional Plan designation) in only the Tigard Triangle and Bull Mountain Road C-P districts. This could be expanded in the future to allow high density residential development above the second floor in the subject area. Plan Policy 6.3.3 is satisfied because the proposed map redesignation would provide for replacement of an established, but somewhat deteriorated, neighborhood to more logical boundaries between residential and commercial developments than currently exists. The proposed amendment to the text of Section 11 of the plan is intended to assure that adequate levels of public facilities are provided and that detailed site plans are developed with the intent of mitigating or eliminating impacts of future development of the area upon other adjacent neighborhoods so as to preserve and enhance the character of those neighborhoods. Plan Policy 6.6.1 is satisfied because the Community Development Code requires buffering between different types of land uses and screening of service areas, storage areas, and parking lots. These requirements will be imposed upon any subsequent development proposal within the area proposed for redesignation through the Planned Development and Site Development Review processes. Plan Policies 7.1.2, 7.3.1, 7.4.4 7.5.1, 7.5.2. 7.6.1, 7 7 1 are satisfied because the City of Tigard Engineering Division, Police Department, Metzger Water District, Tualatin Valley Fire District, PGE, U.S. West Telephone, and the Northwest Natural Gas Company were notified of the proposed plan amendments; several of these agencies have submitted comments which are attached to this report as Attachment A; and none of those STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 10 Exhibit A Page 10 agencies or public utilities have raised concerns at this time with their abilities to provide storm drainage, police, water, sanitary sewerage, fire protection, electricity, telephone, and natural gas services to future commercial development of the area. Several agencies have noted that additional details regarding their public services and utility networks will need to be worked out through the urban renewal plan, master plan, zone change, and Site Development Review processes that will need to occur prior to any commercial development in the area proposed for redesignation. The text amendment proposes zoning conversion criteria to assure that public utility and service needs are satisfied prior to rezoning the properties to a commercial zoning designation. Plan Policy 8.1.1 is satisfied because the proposed redesignation would provide for future commercial development of an area bounded by two arterials (Hall Boulevard and Highway 217) and two major collector streets and therefore is a logical location for intensive commercial usage. Although all of these streets are currently underdeveloped for anticipated traffic levels generated by development of the subject area in addition to existing traffic, needed traffic improvements have been identified and are planned for construction prior to or concurrent with development. See discussion under Statewide Goal 12. The intent of Plan Policy 8.1.3 is satisfied by the implementation of an urban renewal plan for the area which will construct needed transportation and other infrastructure in advance of development. In'addition, the proposed Plan text amendment requires that an overall development plan, infrastructure plan, and implementation plan be adopted before specific development can be approved. The City also intends to enter into a development agreement with the Trammell Crow Company. That agreement will identify the improvements needed, timing, financing responsibility and other conditions which will satisfy this policy,. Plan Policy 8.2.2 is satisfied because Tri-Met offers bus service to the entire Washington Square area. Therefore, the proposed development would locate an intensive type of development in close proximity to existing public transit route. Further, the intensity of the proposed development will create a greater source area for Tri-Met, thereby enhancing service to cover a larger geographical area. Plan Policy 12.2.1 The applicable locational criteria for Commercial Professional development (12.2.1 (c)(3)) are satisfied for the following reasons: a. Spacing and Location STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 11 Exhibit A Page 11 The locational criteria require that a Commercial Professional area not be surrounded by residential districts on more than two sides. The entire west and southwest sides of the subject area abut an existing Commercial Professional area. The northern boundary of the subject area is SW Locust Street. This street will provide a boundary between the Commercial Professional area to the south and Lower Density Residential areas to the north. This area north of SW Locust Street is in the Metzger area of unincorporated Washington County. The eastern boundary of the subject area is adjacent to a mix of Medium Density Residential areas, Commercial Professional and commercial General areas. The southeast corner of the area is adjacent to a medium density residential are. East of SW Hall Boulevard is a district known as East Metzger in unincorporated Washington County. There is a mix of Office Commercial and Neighborhood Commercial along Hall Blvd. There is a mix of Residential 9 and Residential 15 (medium density) along part of Hall Boulevard and immediately behind some commercial areas. However, East Metzger is predominantly a single-family low density residential area. The proposed Plan Map amendment meets this criteria. No individual parcel within the subject area is surrounded by residential districts on more than two sides. Furthermore, the proposed amendment will result in a rational boundary for the commercial Professional district, with SW Locust Street to the north, a buffer of medium density residential to the east, (which lies between the commercial professional area, SW Hall Boulevard and a single family are to the east of SW Hall) . Highway 217 is the boundary of the commercial professional district to the south and southeast. The western boundary for the entire Commercial Professional district is SW Greenburg Road. b. Access A "Preliminary Transportation Analysis for President's Parkway", ATEP, 1990 has been submitted to the City to support the preparation of the President's Parkway Development Plan (urban renewal plan). Assuming a concept plan proposed by Trammell Crow Company is realized for the subject area, the transportation analysis preliminarily identifies transportation improvements which are needed in order for the existing street system to operate at acceptable levels of service, and additional r 4 STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 12 Exhibit A Page 12 transportation improvements which are needed to accommodate traffic generated by the development assumed in the concept plan. These preliminary transportation improvement projects (or similar projects) are to be implemented through the proposed urban renewal plan and through a development agreement to be negotiated between the City and the Trammell Crow Company. The City recognizes that the concept plan is preliminary and subject to change, and that the proposed transportation improvements are also preliminary and subject to change. The City also recognizes that the Trammell Crow Company is acting in good faith to identify transportation needs based on the information available today. A companion Comprehensive Plan text amendment is proposed which requires the City to adopt a Planned Development district for the area and to adopt conceptual and final development plans which outline specific uses, densities and improvements within the district. The amendment also requires that more detailed transportation, infrastructure, implementation/financing, and design guidelines be adopted as part of the conceptual development plan. The amendment requires that all development permits and other major land use actions be consistent with an adopted conceptual development plan. The urban renewal plan anticipates that amendments to projects carried out by the urban renewal agency will be made based on the results of this more detailed planning process. Therefore, this criterion has been met. Staff finds that the process proposed in the Plan text amendment is sufficient to ensure that specific access and transportation needs can be identified, projects defined, and implementation programs established in order to meet the access criteria. C. Site Characteristics The site characteristics criteria require that the affected site be of a size which can accommodate present and projected needs and that the site have high visibility. The subject action applies to a total of approximately 78 acres, creating a total Commercial Professional district approaching 100 acres. The subject site, together with lands already designated Commercial Professional, have visibility from Highway 217, SW Greenburg Road, SW Locust Street and SW Hall Boulevard. The proposed action meets the site characteristics criteria. STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 13 Exhibit A Page 13 d. Impact Assessment Without an actual detailed development proposal, it is difficult to assess whether the scale of development will be compatible with adjacent uses. However, the proposed Plan text amendment provides a process in which such detailed considerations can be incorporated into a Planned Development District. In addition, the companion Plan text amendment requires that phases be identified within an overall development plan, and that measures be defined to reduce construction impacts and on-going impacts to adjacent areas. Staff finds that the process proposed in the Plan amendment is sufficient to ensure that specific impacts can be identified, projects defined, and implementation programs established in order to meet the impact assessment criteria. Metzger-Progress Community Plan. The Metzger-Progress Community Plan, developed while this area was still under the jurisdiction of Washington County, contains general and specific guidelines for the area generally bounded by SW Scholls Ferry Road, Taylors Ferry Road, Highway 217, and Pacific Highway. The Metzger-Progress Plan designates } the subject area for low and medium density residential use as well as institutional use for the Metzger School property. When the subject properties were annexed into the City of Tigard in 1987, the City applied Plan and zoning designations comparable to the Washington County designations. The proposed Plan map amendment would also change the Metzger-Progress Plan Map designations. x The Metzger Plan states that "the area between Metzger and Washington Square/Progress, along Greenburg Road.... serves as an area of transition between intensive uses to the west and lower density uses on the east.... The area is not intended to be expanded to the east." As previously noted, this area has been significantly impacted by adjacent intensive uses and by major roadways and staff therefore finds that the area's long-term suitability for residential use has been diminished thereby making expansion of commercial uses to the east appropriate as long as the master planning concept outlined in the proposed Plan text amendment is employed. This report, at Policy 1.1.1.b, explains why the prior decision by Washington County can be considered to be a mistake with respect to the long-term suitability of the area for residential use. Two areas of special concern are identified in the Metzger Plan for the subject area. Area of special concern 7 r includes several properties west of SW 87th Avenue and STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 14 i Exhibit A Page 14 south of SW Locust Street. The Metzger Plan calls for development within this area to pay special attention to efficient access to the area, impacts on local streets, ' and other design considerations which will help make future development compatible with adjacent residential property. Area of Special Concern 8 includes the area of wetlands and floodplain adjacent to Ash Creek as well as other adjacent properties. The Plan calls for development within this area to maintain floodwater storage capacity and wildlife habitat through minimizing the area to be disturbed. The Plan also calls for access to this area to be provided only from SW 89th Avenue and for development to be buffered from the traffic noise from Highway 217. The proposed Plan Map redesignation does not conflict with the special concerns expressed for these areas. The proposed Plan text amendment is supportive of these concerns because the text amendment would call for a master planning effort for the entire area. Master planning should make it easier for these special concerns to be addressed than would be possible in the absence of a master plan with piece-by-piece development. C. RECOMMENDATION Forward a recommendation for approval of the proposed Plan Text amendment (Appendix One) and Plan Map amendment (Map One) to the City Council. Prepared by: Spencer & Kupper, Planning Consultants Jerry Offer, Development Review Planner R-PresPk.JO STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 15 Exhibit A Page 15 LL FINDINGS AND CONCLUSIONSs l LEGISLATIVE COMPREHENSIVE LAN MAP & iXT AMENDMENT CPA -0000 The Tigard City council finds that pursuant to TMC 18.30.120 the applicable criteria in this case are statewide Planning Goals 1, 2, 5, 6, 7, 8, 9, 10, 11, 12, and 13, and City of Tigard Comprehensive Plan Policies 1.1.1, 2.1.1, 3.2.1, 3.2.2, 3.2.3, 3.4.1, 3.4.2, 4.3.1, 5.1.1, 5.1.4, 6.1.1, 6.3.3, 6.6.1, 7.1.2, 7.3.1, 7.4.4, 7.5.1, 7.5.2, 7.6.1, 7.7.1, 8.1.1, 8.1.3, and 8.2.2. TMC § 18.22.040 does not apply because this map and text amendment is legislative rather than quasi-judicial in nature. In addition, because these Comprehensive Plan amendments include a text amendment adding section 11.8 to the plan, Findings and conclusions regarding this section have been included here. There are no other applicable federal or state statutes that apply to this legislative Comprehensive Plan and map amendment. Land uses in the area subject to this Comprehensive Plan and map amendment will not be effective unless and until A comprehensive conceptual development plan is prepared for the area and the zoning designations in the area are changed to conform to the plan designations. No METRO requirements apply. The Council finds that the plan amendments as proposed are consistent with the following Statewide Goals, for the reasons set out below: gtatewide Planning Goal 1 (Citizen Involvement-L. The City of Tigard ensures the opportunity for citizens to be involved in the review of all land use and development applications. Notice of this proposed Comprehensive Plan Map and text amendment was provided to Neighborhood Planning Organization NPO 48 on January 29, 1990. NPO #8 reviewed the proposal at its meetings on January 17, 1990 *and February 14, 1990. In addition, NPO #1 and NPO #2 also reviewed the proposed amendment on February 14, 1990. Other neighborhood planning organizations as well as other City of Tigard boards and committees were notified of the proposed amendment at a meeting on February 1, 1990. The City's Park Board reviewed the proposed amendment on February 6, 1990. The City's Transportation Committee reviewed the proposal on February 8, 1990. In addition, a number of community meetings regarding the proposed amendment and urban renewal plan were held on various dates that were open to members of the Metzger community. The City of Tigard Planning Commission will receive public written or oral testimony on the proposed Plan amendment at their public hearing on February 20, 1990. The City Council received public testimony on the proposal at the public hearing scheduled for March 5, 1990, and held the record open through March 8 for additional written testimony. Exhibit A Page 16 The City of Tigard provided mailed notice to property owners within 250 feet of the properties subject to the flap amendment twenty days in advance of the Planning Commission and City Council hearings on the proposed action. Notice was published in the Tigard Times newspaper on February 8, 1990 and February 22, 1990. otatewide Planning Goal 2 (Land Use Planning). This Goal is satisfied through City procedures and measures which call for the City to apply all applicable Statewide Planning Goals, City Comprehensive Plan Policies, and Community Development Code requirements to the review of the proposal being presented. Goal 2 contemplates the preparation of plans based on a series of broad phases, proceeding from the very general to the more specific provisions for dealing with various land use issues. Because the zoning in the area and the actual use of land in the area are not being changed, at this time, the City's reliance on more general planning principles satisfies Goal 2's land use planning goals and guidelines. Statewide Planning Goals 3 (Agricultural Lands) and 4 (Forest Lands). These Goals do not apply because the entire area involved in the proposal is within the Portland Metropolitan Urban Growth Boundary and has been designated in the City of Tigard Comprehensive Plan and in the Washington County Metzger-Progress Community Plan for residential, commercial and industrial development. The urban growth boundary and land use designations have been previously found, by LCDC, to comply with Statewide Planning Goals and Guidelines. Statewide Planning Goal 5 en $Pace Scenic anal Historic Areas an4 Natural Resources). This Goal is satisfied because any commercial uses in the area will be developed according to a master plan that provides greater opportunities for creating open space and-protecting natural resource areas. The developers and the Agency that will be responsible for the redevelopment in this district will work with regional, state and federal agencies to protect the existing wetlands, watersheds and natural resources in the area in conjunction with the development plans of the district. The council further finds that because land uses and zoning designations within the area will not be affected by this amendment to the plan text and map, this amendment does not threaten Goal 5 resources within the area. Until such time as a specific land use change is proposed through the master planning and rezoning process, this is no change to existing Goal 5 resources. Finally, Council notes that the Jenkins House, 10675 SW Hall Blvd., has been identified as a Goal 5 cultural resource through earlier planning work conducted by Washington County. The site was listed on the draft Washington County Cultural Resource Inventory (1983). The draft Inventory collected information on a number of potentially significant cultural resources throughout the County. No action was taken by the County at that time to assess the quality and quantity of these cultural resources or to provide interim protective measures. Washington County elected to delay the Goal 5 assessment process for these cultural resources until periodic review of the County's Comprehensive Plan. The Jenkins site was annexed to the City of Tigard in 1987. Subsequently, the Jenkins site was removed from the county's inventory. The City, PAGE 2 - FINDINGS AND CONCLUSIONS Exhibit A Paae 17 hence, assumes the obligation for completing the Goal 5 analysis for this and other sites and other Goal 5 resources in the Metzger area through the City's periodic review of the comprehensive Plan, now underway. The City anticipates completion of periodic review by August, 1990. The City is not obligated to complete the Goal 5 analysis for this or any other resource site as part of this action. The Goal 5 analysis will be completed, prior to any application for rezoning the property or prior to review of a master plan for the area. € a ewide Planning goal 6 (Aix Water and Land Resource Quality). This Goal is satisfied because the change from residential to commercial use will enable the district to develop according to a master planning concept with a funding mechanism that will assist in financing improvements to protect the water shed from discharges that might otherwise further encumber the Tualatin River basin. Any subsequent zone change and master plan within this district will coordinate with local, regional, state, and federal agencies and must comply with applicable environmental regulations. Statewide Vlan ina Goal 7 (Air is Subject to Natural Disasters and HAiards). This Goal is satisfied because any development proposals affecting the 100-year flood plain of Ash Creek, will be reviewed under the City of Tigard's sensitive lands review process and will be referred to the Oregon Division of State Lands, the Oregon Department of Fish and Wildlife, the U.S. Army Corps of Engineers, and other agencies for their review, pursuant to applicable permitting regulations. Developments will not be located in areas of known natural hazards unless mitigation measures have been developed and approved by the applicable regulating authorities. Statewide- Planning goal 8 (Recreation Needs). This Goal is satisfied by the provision of public park lands, pedestrian trails and other passive recreation facilities in the area. The use of a master planning concept will likely provide more and larger open spaces than would be possible if the properties were developed on a lot-by-lot basis. §Uateyide Planning Goal 9 (Economy of the State). This Goal is satisfied because the proposed Plan Map amendment would substantially increase the City of Tigard's inventory of commercially designated land. If the proposed Plan text amendment to Section 11 is adopted, this land would become available for development through rezoning only when policies requiring an overall development plan and provision of necessary public facilities are satisfied. Future commercial development of this area would be anticipated to create substantial employment opportunities, both permanent jobs and temporary construction jobs, as well as increase the assessed value of the involved properties. PAGE 3 - FINDINGS AND CONCLUSIONS Exhibit A Page 18 The Trammell Craw Company has presented a preliminary conceptual plan for development of the subject properties as well as adjacent propertieg. Trammell Crow Company projects an increase in value for these properties from the current $5 million assessed value to $400 million. Ten thousand permanent jobs and 2.5 million square feet of professional office and commercial space are projected along with 4,000 construction jobs. With roadway improvements necessary to develop these properties, it is anticipated that nearby under-utilized properties will become more attractive for potential development thereby furthering positive impacts on the City of Tigard's employment base as well as the City+s total assessed property valuation. 8 a wife planning Goal 10 (Housing}. The subject area currently contains 77 dwelling units, 68 in the area presently designated Low Density Residential and 9 dwelling units in the area designated Medium Density Residential. The City of Tigard has conducted an analysis of the remaining residential development potential of the area under the current Plan designations. That analysis is contained in Appendices A and B. Developable properties include all properties outside of the Ash Creek flood plain that are currently undeveloped or are developed but are sufficiently large that the current parcel may be divided to create at least one additional building lot under the current Plan designations. A twenty-five percent residential density transfer from the flood plain area is also included in this housing opportunity inventory. The inventory indicates that there is an opportunity for 183 additional dwelling units in the subject area with full development of the buildable lands. The Comprehensive Plan, as acknowledged by LCDC in 1984, inventories 12311 acres of developable residential land in the City of Tigard's planninn area. Residential Plan designations at that time provided for a housing opportunity of 13,110 units, just meeting the Metropolitan Housing Rule standard of 3,0 units per acre. since that time, nine Plan map amendments have been approved which have affected that inventory. Those redesignations provide a current inventory of 1,295 acres and a housing opportunity for 13,237 dwelling units (10.22 dwelling units per acre). Under the requirements of OAR 660 Division 7 - the Metropolitan Housing Rule, the City has a responsibility to provide an opportunity of 12,950 dwelling units. The City therefore presently provides 287 dwelling unit opportunities within the City's original planning area beyond the miniumum required. Subtracting the housing opportunities that may be lost if the current proposal is approved from the City's current inventory of developable residential units yields a housing opportunity for 13,054 dwelling units. The City would therefore remain in compliance with the 10 dwelling unit per acre housing opportunity requirement of the Metropolitan Housing Rule which applies to the PAGE 4 - FINDINGS AND CONCLUSIONS Exhibit A Page 19 City of Tigard. Additionally, since the proposed redesignation would remove more singly family residential housing opportunities than multi-family residential housing opportunities, the proposed action would have a•positive effect on the City's obligation to provide a minimum 50/50 mix of multi-family to single family housing opportunities. Therefore, this Goal and the Metropolitan Housing Rule are satisfied. $tatewi,de Planning Goal -11 (public Faeilitiesf. This Goal is satisfied by the anticipated infrastructure that must accommodate future development. A timetable for orderly and ti ely development of necessary public facilities has been developed as part of an urban renewal plan for the area. Domestic water, fire, sewer, storm, drainage, roads and other important services, (i.e. police, fire, and additional general services) will key all future development in the area. In addition, the companion text amendment would require that an overall development plan, zone change, infrastructure plan, and implementation plan be adopted before development can be approved. The Council hereby adopts by reference, the President's Parkway Urban Renewal Plan and Report, as part of its findings and conclusions here. ptatewide Planning coal 12 (Transportation). This Goal will be satisfied through needed transportation improvements to be constructed by implementation of an urban renewal plan, and through additional planning requirements to be established through the proposed plan amendment that must be satisfied prior to the properties being made available for development. A Preliminary Traffic Analysis has been completed which analyzed transportation conditions in and around the subject area, and identified needed transportation improvements. The analysis found that the existing road network system within the area is currently operating at less than acceptable levels of service at specific intersections and will continue to be over capacity without major improvements. Capacity deficiencies exist during the p.m. peak period at all of the intersections along Greenburg Road and at the Highway 217 on and off ramps. This capacity deficiency pertains to the through movements along Greenburg Road. This makes motorists making left turn movements from side streets experience long delays waiting to exit onto the main street. Traffic volumes in the Greenburg Road area have increased dramatically over the past six years without significant improvements to the surrounding street system. Intersection and roadway improvements are required to accommodate the existing development in the area. In addition, further intersection improvements are required to accommodate the development of the subject area under the proposed land use designations and conceptual development plan proposed per the Trammel crow company. A preliminary list of transportation PAGE 5 - FINDINGS AND CONCLUSIONS Exhibit A Page 20 improvements are identified in the Preliminary Traffic Analysis Report. Necessary transportation improvements (or similar improvements) as identified in the Preliminary Traffic Analysis report will be constructed through implementation of the proposed urban renewal plan, or else will need to be constructed by future developers through a development agreement with the City. The companion Plan text amendment to Section 11 would require that an overall development plan, infrastructure plan, and implementation plan be adopted before development approvals can be granted by the City. Otatewide Planning goal 13 (Energy conservation). This Goal is satisfied by creating additional commercial uses near the existing Washington Square development in order to maximize energy conservation and decrease vehicle trips by creating.a more complete commercial and office complex in the vicinity of Washington Square. Opportunities for housing within this commercial area exist by virtue of the City's Comprehensive Plan and zoning ordinances applicable to commercial zones. The use of modern technologies in the building designs will further save our natural resources. New building systems are designed to conserve not only energy but also enhance the effective use of building materials, site design, water and sun management, to name but a few. Plan Policy 1.1.1 (a) The proposed development is consistent with applicable plan policies as demonstrated in the following text and is consistent with the growth patterns and physical changes in the fabric of the city. (b) Because of continued increases in traffic and noise impacts upon the subject neighborhood from nearby roadways and non- residential uses, the neighborhood has experienced a change of physical circumstances affecting its long-term suitability for continued low and medium density residential use. One of the primary reasons for choosing to live in a single-family residence or a medium density multi-family residential development is that such developments provide yard areas in which residents may relax, garden, and let their children play. Present noise and other traffic impacts upon the subject neighborhood undoubtedly have reduced the desirability of these properties for such pursuits. The poor condition of residential streets, lack of sidewalks, parks and other recreational facilities, poor drainage conditions, declining residential land and property values, and an overall increase in noise, congestion and high levels PAGE 6 - FINDINGS AND CONCLUSIONS Exhibit A Page 21 of activity in the single family residential area caused by the proximity of commercial and office uses have contributed to the area's decline in livability. A degree of mistake can therefore be seen with regard to the existing Plan designations. it is assumed that the current designations were intended by Washington County to reflect existinn levels and types of development and protect existing uses from dissimilar, incompatible uses. However, because the area is roughly bounded by two arterials and two major collector streets and abuts intensive commercial uses to the west, Washington County's plan for this area failed to recognize that increasing noise and traffic would affect the suitability of the area for single-family use and plan accordingly for conversion of the area to more compatible uses. The present proposal attempts to accomplish that conversion. Plan policies 3.2.1, 3.2.2. 3 .2,3. 3.4.1 and 3.4.2 can be satisfied and considered in detail through the review of any future development proposals. Any subsequent development proposals affecting the 100-year flood plain of Ash Creek and its associated wetlands will need to be reviewed through the City of Tigard's Sensitive Lands review process and referral of wetland modification requests to the Oregon Division of State Lands, Oregon Department of Fish and Wildlife, U.S. Army Corps of Engineers, and other interested agencies for their review and comment, under the applicable permitting processes. The proposed Comprehensive Plan redesignation of this area to Professional Commercial generally satisfies these Plan policies. Plan Policy 4.3.1 will be considered fully through the review of- noise impacts of development proposals in the subject area with regard to the location of roadways, parking areas, and mechanical equipment in relation to surrounding uses. The currently proposed Plan redesignation does not by itself affect noise congestion levels in the area and in fact may provide opportunities for mitigating noise impacts through the required review of development applications or a master plan for the area. State and local noise regulations will effectively limit noise generation on site. Plan Policy 5.1.1 is satisfied because redesignation of the subject area would increase the opportunities for commercial development with attendant growth of the local job market. The City's inventory of available developable commercial property would increase upon later rezoning of these properties in association with the provision of appropriate levels of public facilities and services as required by the proposed amendments to Section 11 of the Comprehensive Plan. (See also the response to Statewide Planning Goal 9..) PAGE 7 - FINDINGS AND CONCLUSIONS I Exhibit A Page 22 Plan Policy 5.1.4 states that commercial and industrial development shall not encroach into residential neighborhoods. The proposed map redesignation would not encroach or make inroads into an established residential neighborhood but instead would entirely replace an existing neighborhood that has already been severely impacted by adjacent commercial development and nOarby roadways. The proposed redesignation would convert all properties bounded by Highway 217, Greenburg Road, Locust Street, and Hall Boulevard to Commercial Man designations except for the parcels which includes the Deodar Condominiums on SW 87th Avenue and several parcels in the southeast corner of this area. The condominium owners reportedly do not wish their development to be included in the area proposed for redesignation. The properties in the southeast corner of the area are all oriented to SW Hall Boulevard rather than to internal streets and therefore do not function as a neighborhood with the area proposed for redesignation. Commercial redesignation of the subject area would be anticipated to increase values of these neighboring properties to the southeast which are designated Medium Density Residential and may help spur redevelopment of some underdeveloped parcels in this area. Redesignation of the subject area and later development will undoubtedly result in additional traffic on adjacent streets to the east of Hall Boulevard and north of Locust Street. The proposed plan text amendment requiring detailed public facility planning and provision of necessary improvements concurrent with development is intended to mitigate impacts of any increased development upon these adjacent neighborhoods so that no commercial encroachment into-neighborhoods will occur beyond the boundaries formed by the collector and arterial streets. The master plan for the area will direct traffic from the future commercial development away from these neighborhoods. Plan Policy 5. i_5 can be satisfied because high density residential development is permitted above the second floor in areas designated Commercial Professional. The Community Development Code currently allows residential development in the C-P zoning district (the zoning district which ultimately implements the Commercial Professional Plan designation) in only the Tigard Triangle and Bull Mountain Road C-P districts. This could be expanded in the future to allow high density residential development above the second floor in the subject area. Plan Poliev 6,1.1 is satisfied for the reasons set forth in the preceding discussion of Statewide Planning Goal 10 and Plan Policy 5.1.4. The loss of any housing opportunities within this area will depend upon future application of zoning to the subject area, possible changes in the Community Development Code, and the development of a master plan for the area. PAGE 8 - FINDINGS AND CONCLUSIONS Exhibit A Page 23 plan ftliay6.3.3 is satisfied because the proposed map redesignation replaces an established, but somewhat deteriorated neighborhood with a mixed use center, creating more logical boundaries between residential and commercial developments than currently exists. The proposed amendment to the text of Section 11 of the plan is intended to assure that adequate levels of public facilities are provided and that detailed site plans are developed with the intent of mitigating or eliminating impacts of future development of the area upon other adjacent neighborhoods so as to preserve and enhance the character of those neighborhoods. kJan Policy 6.6.1 is satisfied because the Community Development Code requires buffering between different types of land uses and screening of service areas, storage areas, and parking lots. These requirements will be imposed upon any subsequent development proposal within the area proposed for redesignation through the Planned Development and Site Development Review processes. Plan Policies 7.192, 7.3 1, 7.4.4, 795.1. 7.5.2. 7.6.1, 7.7.1 are satisfied because the City of Tigard Engineering Division, Police Department, Metzger Water District, Tualatin Valley Fire District, PGE, U.S. West Telephone, and the Northwest Natural Gas Company were notified of the proposed plan amendments; several of these agencies have submitted comments which are attached to the staff report as Attachment A; and none of those agencies or public utilities have raised concerns at this time with their abilities to provide storm drainage, yolice, water, sanitary sewerage, fire protection, electricity, telephone, and natural gas services to future commercial development of the area. Several agencies have noted that additional details regarding their public services and utility networks will need to be worked out through the urban renewal plan, master plan, zone change, and Site Development Review processes that will need to occur prior to any commercial development in the area proposed for redesignation. The text amendment proposes zoning conversion criteria to assure that public utility and service needs are satisfied prior to rezoning the properties to a commercial zoning designation. Plan Poligy 8.1.1 is satisfied because the proposed redesignation would provide for future commercial development of an area bounded by two arterials (Hall Boulevard and Highway 217) and two major collector streets and therefore is a logical location for intensive commercial usage. Although all of these streets are currently underdeveloped for anticipated traffic levels generated by development of the subject area in addition to existing traffic, needed traffic improvements have been identified and are planned for construction prior to or concurrent with development. (See discussion under Statewide Goal 12.) Plan Policy 8.1.3 is satisfied by the implementation of an urban renewal plan for the area which will construct needed transportation and other infrastructure in advance of development. PAGE 9 - FINDINGS AND CONCLUSIONS Exhibit A Page 24 In addition, the proposed plan text amendment requires that an overall development plan, infrastructure plan, and implementation plan be adopted before specific development can be approved. The City also intends to enter into a development agreement with the Trammell Crow Company. That agreement will identify the improvements needed, timing, financing responsibility and other conditions which will satisfy this policy. Plan Policy 8.2.2 is satisfied because Tri-Met offers bus service to the entire Washington Square area. Therefore, the proposed development would locate an intensive type of development in close proximity to existing public transit route. Further, the intensity of the proposed development will create a greater source area for Tri-Met, thereby enhancing service to cover a larger geographical area. Plan Policy 12.2.1 The applicable locational criteria for Commercial Professional development (12.2.1 (c)(3)) are satisfied for the following reasons: (a) spacing and Location r The locational criteria require that a commercial Professional area not be surrounded by residential districts on more than two sides. The entire west and southwest sides of the subject area abut an existing Commercial Professional area. The northern boundary of the subject area is SW Locust street. This street will provide a boundary between the Commercial Professional area to the south and mower Density Residential E areas to the north. This area north of SW Locust street is in the Metzger area of unincorporated Washington County. The eastern boundary of the subject area is adjacent to a mix of Medium Density Residential areas, Commercial Professional and commercial general areas. The southeast corner of the area is adjacent to a medium density residential area. The proposed Plan Map amendment meets this criteria. No individual parcel within the subject area is surrounded by residential districts on more than two sides. Furthermore, the proposed amendment will result in a rational boundary for the Commercial Professional district, with SW Locust Street to the north, a buffer of medium density residential to the east, (which lies between the commercial professional area, SW Hall Boulevard and a single family area to the east of SW Hall). Highway 217 is the boundary of the commercial professional district to the south and southeast. The western boundary for the entire Commercial Professional district is SW Greenburg Road. PAGE 10 - FINDINGS AND CONCLUSIONS Exhibit A Page 25 (b) Access A 'Preliminary Transportation Analysis for President's Parkway", ATEP, 1990 has been submitted to the City to support the preparation of the President's Parkway Development Plan (urban renewal plan). Assuming a concept plan proposed by Trammell Crow Company is realized for the subject area, the transportation analysis preliminarily identifies transportation improvements which are needed in order for the existing street system to operate at acceptable levels of service, and addition transportation improvements which are needed to accommodate traffic generated by the development assumed in the concept plan. These preliminary transportation improvement projects (or similar projects) are to be implemented through the proposed urban renewal plan and through a development agreement to be negotiated between the City and the Trammell Crow Company. The City recognizes that the concept plan is preliminary and subject to change, and that the proposed transportation improvements are also preliminary and subject to change. The City also recognizes that the Trammell Crow Company is acting in good faith to identify transportation needs based on the information available today. A companion Comprehensive Plan text amendment is proposed which requires the city to adopt a Planned Development district for the area and to adopt conceptual and final development plans which outline specific uses, densities and improvements within the district. The amendment also requires that more detailed transportation, infrastructure, implementation/ financing, and design guidelines by adopted as part of the conceptual development plan. The amendment requires that all development permits and other major land use actions be consistent with an adopted conceptual development plan. The urban renewal plan anticipates that amendments to projects carried out by the urban renewal agency will be made based on the results of this more detailed planning process. Therefore, this criterion has been met.. Staff finds that the process proposed in the Plan text amendment is sufficient to ensure that specific access and transportation needs can be identified, projects defined, and implementation programs established in order to meet the access criteria. (c) Site Characteristics The site characteristics criteria require that the affected site be of a size which can accommodate present and projected needs and that the site have high visibility. The subject action applies to a total of approximately 78 acres, creating a total Commercial Professional district approaching 100 PAGE 11 - FINDINGS AND CONCLUSIONS Exhibit A Page 26 - I- acres. The subject site, together with lands already designated Commercial Professional, have visibility from Highway 217, SW Greenburg Road, SW Locust Street and SW Hall Boulevard. The proposed action meets the site characteristics criteria. (d) Impact Assessment without an actual detailed development proposal, it is difficult to assess whether the scale of development will be compatible with adjacent uses. However, the proposed Plan text amendment provides a process in which such detailed considerations can be incorporated into a Planned Developltent District. In addition,' the companion Plan text amendment requires that phases be identified within an overall development plan, and that measures be defined to reduce construction impacts and on-going impacts to adjacent areas. Staff finds that the process proposed in the Plan amendment is sufficient to ensure that specific impacts can be identified, projects defined, and implementation programs established in order to meet the impact assessment criteria. Metzger-Progress Community Plan. The Metzger-Progress Community Plan, developed while this area was still under the jurisdiction of Washington County, contains general and specific guidelines for the area generally bounded by SW Scholls Ferry Road, Taylors Ferry Road, Highway 217, and Pacific Highway. The Metzger-Progress Plan designates the r subject area for low and medium density residential use as well as institutional use for the Metzger School property. When the subject properties were annexed into the City of Tigard in 1987, the City applied Plan and zoning designations comparable to the Washington County designations. The proposed Plan Map amendment would also change the Metzger-- Progress Plan Map designations. The Metzger Plan states that "the area between Metzger and Washington Square/Progress, along Greenburg Road serves as an area of transition between intensive uses to the west and lower density uses on the east.... The area is not intended to be expanded to the east." As previously noted, this area has been significantly impacted by adjacent intensive uses and by major roadways and Council therefore finds that the area's long-term suitability for residential use has been diminished thereby making expansion of commercial uses to the east appropriate as long as the master planning concept outlined in the proposed Plan test amendment is employed. This report, at Policy 1.1.1.b, explains why the prior decision by Washington County can be considered to be a mistake with respect to the long-term suitability of the area for residential use. PAGE 12 - FINDINGS AND CONCLUSIONS i Exhibit A Page' 27 Two areas of special concern are identified in the Metzger Plan for the subject area. Area of Special Concern 7 includes several properties west of SW 87th Avenue and south of SW Locust Street. The Metzger Plan calls for development within this area to pay special attention to efficient access to the area, impacts on local streets, and other design considerations which will help make future development compatible with adjacent residential property. Area of Special Concern 8 includes the area of wetlands and flood plain adjacent :to Ash Creek as well as other adjacent properties. The Plan calls for development within this area to maintain floodwater storage capacity and wildlife habitat through minimizing the area to be disturbed. The Plan also calls for access to this are to be provided only from SW 89th Avenue and for development to be buffered from the traffic noise from Highway 217. The proposed Plan Map redesignation does not conflict with the special concerns expressed for these areas. The proposed Plan text amendment is supportive of these concerns because the text amendment would call for a master planning effort for the entire area. Master planning will make it easier for these special concerns to be addressed than would be possible in the absence of a master plan with piece-by-piece development. Plan policy 11.8 Neighborhood Planning organization is. In 1989, a major real estate development company, together with interested residents and property owners, proposed to the City a redevelopment concept for the area generally bounded by SW Locust, SW Hall Boulevard, highway 217 and SW Greenburg Road. The development concept would require the redevelopment of an existing singly family area to a commercial office campus, and would require that the City establish an urban renewal plan to help fund needed public improvements and other projects. The development concept would also require that the Comprehensive Plan designations for portions of the area be changed from Low Density Residential to Commercial Professional, and subsequently, zone changes would also be needed from R-4.5 to C-P. The Council finds that the plan policies contained in Section 11.8, as amended, are satisfied for the following reasons: • The City of Tigard together with a major real estate development company recognize the potential for a major planned commercial and office development in the area. A public/private partnership has been established, and an urban renewal plan, entitled the President's Parkway Development Plan, has been prepared in order to implement the commercial development concept. PAGE 13 - FINDINGS AND CONCLUSIONS Exhibit A Page 28 • Preliminary studies completed for the President's Parkway Development Plan have identified needed transportation, public facility, flood control and other improvement projects which will be necessary to serve commercial and office development expected for the area. • Additional studies will be needed as more specific development plans are approved which refine projects which are already identified, and identify other projects which are not now known. • The area is characterized as transitional, that is an existing singly family district that is converting to commercial use. characteristics of the area which support this conversion and contribute to the decline in livability for single family residents include: Poor condition of residential streets not built to city standards; Lack of sidewalks, parks and other recreational facilities; Poor drainage conditions and occasional flooding; High traffic volumes on residential streets causing congestion and safety problems; An elementary school in the area which is at the very edge of its service area, is inappropriately located, and is in proximity to congested streets with high traffic volumes; Overall noise, congestion and high levels of activity in residential areas caused by the proximity of commercial- and office uses; and Declining residential land and property values. • Adjacent neighborhoods north of SW Locust and east of SW Hall are predominantly singly family residential. Residents of these areas have expressed concern about the potential traffic, noise, visual and other impacts which may result from- the redevelopment of the subject area. Detailed planning and impact assessment is needed to ensure these neighborhoods are adequately buffered from these potential impacts. • In order to obtain a sound, unified development of high quality, an overall development plan for the entire area is needed. A Comprehensive Plan Map amendment or zone change will not apply an overall development plan to all properties r. PAGE 14 - FINDINGS AND CONCLUSIONS Exhibit A Page 29 I within the area unless each individual property owner agrees. An instrument other than a simple zone change is needed. • The most appropriate method to realize an overall development plan is through the use of the Planned Development overlay District, City of Tigard Community Development Code. • Changing the zoning to C-P in advance of redevelopment and conversion from existing singly family uses to commercial uses may cause problems for the City and for property owners. Single family properties would likely be assessed for their zoned office potential, thereby increasing property taxes. It is not necessary or desirable to change the existing zoning until the land is needed for redevelopment consistent with an adopted Planned Development Overlay District. • Necessary public improvements should be in place or planned to be constructed in time to support each phase of development, and to offset impacts caused by each development phase. Public improvements and other measures should address impacts within the redevelopment area and in adjacent neighborhoods. Development should not proceed until necessary funding for these public improvements is available and secured. In summary, the council finds that the proposed Comprehensive Plan Map and text amendment conforms to all applicable Statewide Planning Goals and Tigard Comprehensive Plan Policies, the City council has considered the recommendation of the Planning Commission and all testimony and evidence presented and made part of the record in this case. Therefore, Council concludes that all applicable criteria have been satisfied or can be satisfied relative to this land use action. peat/ i gardkMc PAGE 15 - FINDINGS AND CONCLUSIONS Exhibit A Page 30 i I APPENDIX A PRESIDENT'S PARKWAY CPA BUILDABLE RESIDENTIAL LANDS INVENTORS Plan Buildable Parcel number Desictnation Acres SF Units MF Units Units 1S135AA 00401 0.27 O 0 1 00500 Medium 0.82 1 0 8 00590 " 1.10 0 0 13 00600 Low 0.19 O 0 0 00800 " 0.34 1 0 0 00802 " 0.29 1 0 O 00803 0.20 1 0 0 00804 " 0.21 1 0 0 00805 0.37 1 0 0 00806 " 0.19 1 0 0 00900 0.52 1 0 1 00901 0.52 1 0 1 00902 " 0.16 1 0 O 00903 " 0.16 1 0 O 00904 0.16 1 O O 00905 " 0.15 O O 0 01000 " 1.20 O O 6 01001 0.16 1 0 0 01002 0.16 1 0 0 01100 0.17 1 0 0 f 01101 0.41 1 0 1 01102 0.18 1 O 0 01200 Medium 0.38 1 0 3 01301 Low 0.10 0 0 0 03700 0.39 1 0 0 03701 " 0.34 1 0 0 03702 0.35 1 0 0 03703 " 0.35 1 0 0 03704 0.24 1 0 0 03705 0.24 1 O 0 03707 0.30 1 O 0 03800 0.94 1 O 3 03900 0.26 1 0 0 03901 0.44 1 0 1 03902 0.75 1 0 2 04000 0.41 1 0 1 04100 " 0.18 1 0 0' 04101 " 0.25 1 O 0 04200 0.73 1 0 2 1S135AB 00100 Low 5.74 O 0 28 00202 0.22 1 0 O 00203 0.24 1 0 O 00204 " 0.35 1 0 0 00400 " 0.69 0 0 3 02800 " 0.12 0 0 0 02901 0.57 0 0 2 Exhibit A Page 31 Plan Buildable Parcel number Designation Acres SP Units MF Units Units 03200 0.71 1 0 2 03201 0.18 1 0 O 03203 0.30 1 0 1 03205 0.16 1 0 0 03300 0.95 0 0 4 03302 0.22 1 0 0 03303 0.22 1 0 0 03304 0.22 1 0 0 03401 0.43 0 0 2 03403 0.29 1 0 0 1S135AC 03500 0.31 1 O 0 03600 0.12 0 0 0 03700 0.25 1 0 0 03800 3.58 1 0 16 03900 0.25 1 0 0 04000 0.38 1 0 0 04100 2.86 1 0 13 04200 4.25 1 0 20 04300 0.34 1 0 0 04400 2.96 1 0 13 1S135AD 00900 Medium 1.46 1 0 16 00901 0.34 1 0 3 01000 0.79 1 0 8 01100 Low 0.55 1 0 1 01101 0.23 1 0 O 01102 0.16 1 0 0 01103 0.80 1 0 3 01200 1.91 0 0 9 01301 0.29 1 0 O 01302 0.29 1 0 O 01303 0.44 1 0 1 01400 part 6.56 0 0 32 01500 0.79 1 0 2 01600 part 0.34 0 0 1 01701 " 0.24 1 0 0 01702 0.51 1 0 2 01703 0.16 1 0 0 01705 0.16 1 O 0 01706 0.22 1 0 0 01800 0.88 1 0 3 01801 0.43 1 0 1 01900 0.44 1 0 1 02000 0.52 0 0 2 02001 0.44 1 0 1 02100 Medium 0.19 1 0 1 02101 0.18 0 2 2 02200 0.59 1 2 6 75 2 242 I Exhibit A Page 32 r' APPENDIX B METHODOLGY FOR DETERMINING MAXIMUM HOUSING UNITS OPPORTUNITY Total number of parcels within CPA bounded area: 93 Total number of existing SP and MF housing units: 77 units Maximum housing units opportunity for vacant and underutilized residential lands (includes land inside floodplain): 242 units The Tigard Community Development Code does not allow residential development within the 100-year floodplain, but does permit a 258 density transfer to land outside the floodplain. Therefore, 758 of the land in the floodplain cannot be counted towards the total housing opportunity. Amount of low density designated land in floodplain: 14.81 acres 14.81 acres reduced by 258 density transfer allowance: 11.11 acres 11.11 acres divided by 0.20 acres minimum lot size: 55 units Amount of medium density designated land in floodplain: .52 acres .52 acres reduced by 258 density transfer allowance: .39 acres .39 acres divided by .0833 acres per unit minimum lot size: 4 units Total housing units opportunity "lost" due to the floodplain: 59 units Maximum housing units opportunity adjusted for residential land inside floodplain and density transfer: 183 units Data Source: Washington County, DLQT/EDIS { Parkway/DR Exhibit A Page 33 INSERT INTO COMPREHENSIVE PLAN VOLUME TWO - POLICIES, SECTION ELEVEN - SPECIAL AREAS OF CONCERN 11.8 NEIGHBORHOOD PLANNING ORGANIZATION # 8 In 1989, a major real estate development company, together with interested residents and property owners, proposed to the city a redevelopment concept for the area generally bounded by SW Locust, SW Hall Boulevard, Highway 217 and SW Greenburg Road. The development concept would require the redevelopment of an existing single family area to a commercial office campus, and would require that the city establish an urban renewal plan to help fund needed public improvements and other projects. The development concept also required that the Comprehensive Plan designations for portions of the area be changed from Low Density Residential to Commercial Professional, followed by corresponding zone changes from R-4.5 or R-12 to C-P in conjunction with the approval of a conceptual development plan. FINDINGS o The City of Tigard together with a major real estate development company recognize the potential for a major planned commercial and office development in the area. A public/private partnership has been established, and an urban renewal plan, entitled the President's Parkway Development Plan, has-been prepared in order to implement the commercial k` development concept. o Preliminary studies completed for the President's Parkway Development Plan have identified needed transportation, public facility, flood control and other improvement projects which will be necessary to serve commercial and office development expected for the area. o Additional studies will be needed as more specific development plans are approved which refine projects which are already identified, and identify other projects which are not now known. o The area is characterized as transitional, that is an existing single family district that is converting to commercial use. Characteristics of the area which support this conversion and contribute to the decline in livability for single family residents include: Poor condition of residential streets not built to city standards, Lack of sidewalks, parks and other recreational facilities, Exhibit A Page 34 Poor drainage conditions and occasional flooding, High traffic volumes on residential streets causing congestion and safety problems, An elementary school in the area which is at the very edge of its service area, is inappropriately located, and is in proximity to congested streets with high traffic volumes, Overall noise, congestion and high levels of activity in residential areas caused by the proximity of commercial and office uses, Declining residential land and property values. o Adjacent neighborhoods north of SW Locust and east of SW Hall are predominantly single family residential. Residents of these areas have expressed concern about the potential traffic noise visual and other impacts which may result from the redevelopment of the subject area. Detailed planning and impact assessment is needed to ensure these neighborhoods are adequately buffered from these potential impacts. o In order to obtain a sound, unified development of high quality, an overall development plan for the entire area is needed. A zone change, consistent with the commercial- professional Comprehensive Plan designation will not create an overall development plan and, therefore, an instrument other than a simple zone change is needed. o The most appropriate method to formulate an overall development plan is through the use of the Planned Development Overlay District, City of Tigard Community Development Code. o A Comprehensive Plan map amendment to Commercial Professional must precede any zone change to C-P. o Changing the zoning to C-P, for the area is shown on Map 1, in advance of redevelopment and conversion from existing single family uses to commercial uses may cause problems for the city and for property owners. Single family properties would likely be assessed for their zoned office potential, thereby increasing property taxes. It is not necessary or desirable to change the existing zoning until the land is needed for redevelopment consistent with the commercial Professional Comprehensive Plan Designation and an adopted Planned Development Overlay District. o Necessary. public improvements should be in place or planned to be constructed in time to support each phase of development, and to offset impacts caused by each development phase. Public improvements and other measures should address C- impacts within the redevelopment area and in adjacent Exhibit A Page 35 i i neighborhoods. Development should not proceed until necessary funding for these public improvements is available and secured. POLICIES 11.8.1 A COMPREHENSIVE CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED FOR THE ENTIRE AREA ST'B4EGTre THE PRE 1DENT'S SHOWN AS MAP TWO. THIS CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED AND ADOPTED AS A PLANNED DEVELOPMENT OVERLAY DISTRICT SUBJECT TO THE REQUIREMENTS OF SECTION 18.80 OF THE CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (CDC). 11.8.2 WITHIN THE AREA IDENTIFIED AS PLANNED DEVELOPMENT, ALL APPLICATIONS FOR COMPREHENSIVE PLAN MAP AMENDMENT, ZONE CHANGE, SITE DEVELOPMENT REVIEW (18.120, CDC), CONDITIONAL USE (18.130, CDC) AND LAND DIVISION (18.160- 162, CDC) SHALL BE FOUND TO CONFORM TO THE APPROVED CONCEPTUAL DEVELOPMENT PLAN (18.80.110, CDC). APPROVAL OF A DETAILED DEVELOPMENT PLAN FOR EACH PHASE IDENTIFIED IN THE CONCEPTUAL DEVELOPMENT PLAN SHALL BE SUBJECT TO THE REQUIREMENTS OF 18.80 OF THE CDC AND OTHER CODE REQUIREMENTS THAT APPLY TO THE TYPE OF DEVELOPMENT PROPOSED. IN ADDITION, THE CITY SHALL REQUIRE A MORE DETAILED ASSESSMENT OR UPDATE OF AN EXISTING ASSESSMENT AS NECESSARY FOR ANY ITEM OUTLINED IN POLICY 11.8.5. IN ORDER TO APPROVE APPLICATIONS FOR PLAN AMENDMENTS SUBSEQUENT TO THE ADOPTION OF THIS POLICY AND OTHER APPLICATIONS REFERRED TO IN THIS SUBSECTION, ADEQUATE FUNDING FOR PUBLIC IMPROVEMENTS FOUND TO BE NEEDED BY THE CITY DURING THE PREPARATION AND SUBSEQUENT UPDATE OF THE CONCEPTUAL DEVELOPMENT PLAN (11.8.5) MUST EXIST PRIOR TO OR CONCURRENT WITH APPROVAL OF THE APPLICATION. 11.8.3 APPLICATIONS WHICH ARE MINOR IN NATURE RELATED TO THE ON-GOING MAINTENANCE AND UPKEEP OF EXISTING IMPROVEMENTS AND WHICH WILL NOT, IN THE OPINION OF THE DIRECTOR, JEOPARDIZE THE IMPLEMENTATION OF THE APPROVED CONCEPTUAL DEVELOPMENT PLAN MAY BE EXEMPT FROM POLICY 11.8.3. 11.8.4 THE CONTENTS OF THE CONCEPTUAL DEVELOPMENT PLAN SHALL INCLUDE THE ITEMS LISTED IN 18.80.110 OF THE CDC. IN ADDITION, THE FOLLOWING TECHNICAL STUDIES AND OTHER NECESSARY ITEMS SHALL BE ACCEPTED OR ADOPTED AS APPROPRIATE AS A PART OF THE CONCEPTUAL DEVELOPMENT PLAN: A. .DEVELOPMENT PROGRAM: THE TYPE, AMOUNT AND LOCATION OF VARIOUS USES. THE DEVELOPMENT PROGRAM SHALL BE IDENTIFIED FOR THE AREA AS A WHOLE, AND FOR VARIOUS PHASES OF DEVELOPMENT. Exhibit A Page 36 B. PHASING PLAN: THE DEVELOPMENT PROGRAM BY PHASE ALONG WITH THE NECESSARY PUBLIC FACILITIES, UTILITIES AND TRANSPORTATION IMPROVEMENTS, BOTH ON AND OFF-SITE, WHICH ARE NEEDED FOR EACH PHASE. THE PHASING PLAN SHALL ALSO INDICATE MEASURES PROPOSED TO REDUCE CONSTRUCTION IMPACTS AND ON-GOING IMPACTS TO AREAS NOT BEING REDEVELOPED, AND TO ADJACENT NEIGHBORHOODS. C. TR FFle 3:MpAeT ASSESSMENT! TRANSPORTATION ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE TRAFFIC REQUIREMENTS RESULTING FROM AND RELATED TO EACH PHASE OF DEVELOPMENT. THE ASSESSMENT SHALL IDENTIFY TRANSPORTATION PROJECTS INCLUDING TRANSIT, TO REDUCE POTENTIAL TRAFFIC IMPACTS ON ADJACENT NEIGHBORHOODS AND THE DEVELOPMENT AREA. D. PUBLIC FACILITY AND UTILITY ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE WATER, SEWER, DRAINAGE AND UTILITY REQUIREMENTS RESULTING FROM AND RELATED TO EACH PHASE OF DEVELOPMENT. E. FLOOD CONTROL AND FLOOD PREVENTION ASSESSMENT: AN ASSESSMENT, MANAGEMENT PLAN AND CONCEPTUAL DESIGN FOR THE WETLAND PONDS AND LAKE PROPOSED AS PART OF THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. THE ASSESSMENT SHOULD ADDRESS THE FEDERAL, STATE AND LOCAL PERMITTING REQUIREMENTS AND ALTERNATIVES. THIS ASSESSMENT SHALL BE REQUIRED BEFORE ANY PHASE WHICH MAY PHYSICALLY IMPACT THE WETLAND LAKE AND POND, OR WOULD REQUIRE THESE IMPROVEMENTS IN ORDER TO HANDLE STORM WATER REQUIREMENTS. F. METZGER SCHOOL RELOCATION: A PLAN FOR THE RELOCATION OF METZGER SCHOOL WILL BE DEVELOPED IN CONJUNCTION WITH TIGARD SCHOOL DISTRICT. IF IT IS DETERMINED THAT METZGER SCHOOL WILL NOT BE MOVED, AND WILL REMAIN IN ITS PRESENT LOCATION, THEN THE CONCEPTUAL DEVELOPMENT PLAN WILL MAKE APPROPRIATE PROVISIONS FOR THE CONTINUED PRESENCE OF THE SCHOOL IN THIS AREA. G. IMPLEMENTATION AND FINANCING ASSESSMENT: SHOWING TRANSPORTATION, PUBLIC FACILITY AND OTHER PROJECTS REQUIRED BY PHASE, COSTS, FUNDING SOURCE AND FUNDING RESPONSIBILITY. H. DESIGN GUIDELINES AND PUBLIC IMPROVEMENT STANDARDS: SHOWING DESIGN GUIDELINES FOR PRIVATE DEVELOPMENT INCLUDING HEIGHT, BULK, ARCHITECTURAL CHARACTER AND OTHER FEATURES, AND STANDARDS FOR PUBLIC IMPROVEMENTS SUCH AS STREETS, STREETSCAPE, t- LANDSCAPING, SIGNAGE, ETC. GUIDELINES SHALL ALSO Exhibit A Page 37 INCLUDE METHODS TO ADEQUATELY BUFFER ADJACENT NEIGHBORHOODS. 11.8.5 IF FOR ANY REASON THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN IS NOT ADOPTED OR APPROVED, WITHIN 90 DAYS OF SUCH A DECISION THE TIGARD CITY COUNCIL SHALL HOLD A PUBLIC HEARING IN ORDER TO RE-EVALUATE THE POLICIES NOTED ABOVE, AND THE COMPREHENSIVE PLAN AMENDMENT. Exhibit A Page 38 IMPLEMENTATION STRATEGIES 1. The Tigard Community Development Code shall be amended as needed to reflect the policies noted above. 2. The City, through its urban renewal agency, shall enter into a development agreement in order to ensure implementation of the policies noted above. br/P1an11.8.CW Exhibit A Page 39 -1190momm Admoom . ,1F ~ sy 1 •wa . a ..~~"•~aMSa t4lf t sa+'uxE t GROVE 4 N ~.[ca 26 25 CRE BEM ERY _ ooww .35 36 CIA - u~► AD use - - AL pRQsStON T Al- OCoMm- AMENDMENT pRppOSEQMme' AP ot4E page 40 4I 1 1 I I r Ila' ///A 1 t1 s~ 1 ~ / / ~ I fR fn 1 ' r t RF$ 1► I MBURQ ROl :0` 0 1 t AVta rA ly ` N ` M ~•IA 1 Lr. Sift R. N, t Itl Ivt. AV 11 fr. Wtt 11 11 If. ~ 1 1 1 u a i Ir Itu wt /l t1 U lrt: i Lr t/►tl1 , / a 5. 1 v t 11 t v ~f ~ a ~iy A A v 1 HALL gLVO. ~ N• ~ •tI eta )J. r Ln ~s ~ Ci. AN . ~ ~ r h`CREEx... ~ i pF % v a ~ draw aasodOad NIV ~,,~w®N~wa -~viodawwoo ivools ,mow 3~n ONVI t - © Ma 17 y ~J J ~ ~ •a v r tl r• Y t ~ . ~ a ra t ) Y _ C t its -rvv" -EA _ ~ 3:s~'jp5 t 9Z ~„•as o .t ~ 3n . 1 t .t 5Z tit i ~ 1 70 7r 4 10 • INSERT INTO COMPREHENSIVE PLAN VOLUME TWO - POLICIES, SECTION ELEVEN - SPECIAL AREAS OF CONCERN 11.8 NEIGHBORHOOD PLANNING ORGANIZATION # 8 In 1989, a major real estate development company, together with interested residents and property owners, proposed to the city a redevelopment concept for the area generally bounded by SW Locust, SW Hall Boulevard, Highway 217 and SW Greenburg Road. The development concept would require the redevelopment of an existing single family area to a commercial office campus, and would require that the city establish an urban renewal plan to help fund needed public improvements and other projects. The development concept also required that the Comprehensive Plan designations for portions of the area be changed from Low Density Residential to Commercial Professional, followed by corresponding zone changes from R-4.5 or R-12 to C-P in conjunction with the approval of a conceptual development plan. FINDINGS o The City of Tigard together with a major real estate development company recognize the potential for a major planned commercial and office development in the area. A public/private partnership has been established, and an urban renewal plan, entitled the President's Parkway Development Plan, has been prepared in order to implement the commercial development concept. o Preliminary studies completed for the President's Parkway Development Plan have identified needed transportation, public facility, flood control and other improvement projects which will be necessary to serve commercial and office development expected for the area. o Additional studies will be needed as more specific development plans are approved which refine projects which are already identified, and identify other projects which are not now known. o The area is characterized as transitional, that is an existing single family district that is converting to commercial use. Characteristics of the area which support this conversion and contribute to the decline in livability for single family residents include: Poor condition of residential streets not built to city standards, Lack of sidewalks, parks and other recreational facilities, Exhibit C Page 1 Poor drainage conditions and occasional flooding, High traffic volumes on residential streets causing congestion and safety problems, An elementary school in the area which is at the very edge of its service area, is inappropriately located, and is in proximity to congested streets with high traffic volumes, Overall noise, congestion and high levels of activity in residential areas caused by the proximity of commercial and office uses, Declining residential land and property values. o Adjacent neighborhoods north of SW Locust and east of SW Hall are predominantly single family residential. Residents of these areas have expressed concern about the potential traffic, noise, visual and other impacts which may result from the redevelopment of the subject area. Detailed planning and impact assessment is needed to ensure these neighborhoods are adequately buffered from these potential impacts. o In order to obtain a sound, unified development of high quality, an overall development plan for the entire area is needed. A zone change, consistent with the commercial- professional Comprehensive Plan designation will not create an overall development plan and, therefore, an instrument other than a simple zone change is needed. o The most appropriate method to formulate an overall development plan is through the use of the Planned Development overlay District, City of Tigard Community Development Code. o A Comprehensive Plan map amendment to Commercial Professional must precede any zone change to C-P. o Changing,the zoning to C-P, for the area is shown on Map 1, in advance of redevelopment and conversion from existing single family uses to commercial uses may cause problems for the city and for property owners. Single family properties would likely be assessed for their zoned office potential, thereby increasing property taxes. It is not necessary or desirable to change the existing zoning until the land is needed for .redevelopment .consistent with the commercial Professional Comprehensive Plan Designation and an adopted Planned Development Overlay District. o Necessary. public improvements should be in place or planned to be constructed in time to support each phase of development, and to offset impacts caused by each development phase. Public improvements and other measures should address impacts within the redevelopment area and in adjacent Exhibit C Page 2 neighborhoods. Development should not proceed until necessary funding for these public improvements is available and secured. POLICIES 11.8.1 A COMPREHENSIVE CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED FOR THE ENTIRE AREA adB4HCT TO THE-PRESIDENT'PRESIDENT'S PARKWAY D EVELGPME-PFT--PEzAi, SHOWN AS MAP TWO. THIS CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED AND ADOPTED AS A PLANNED DEVELOPMENT OVERLAY DISTRICT SUBJECT TO THE REQUIREMENTS' OF SECTION 18.80 OF THE CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (CDC). 11.8.2 WITHIN THE AREA IDENTIFIED AS PLANNED DEVELOPMENT, ALL APPLICATIONS FOR COMPREHENSIVE PLAN MAP AMENDMENT, ZONE CHANGE, SITE DEVELOPMENT REVIEW (18.120, CDC), CONDITIONAL USE (18.130, CDC) AND LAND DIVISION (18.160- 162, CDC) SHALL BE FOUND TO CONFORM TO THE APPROVED CONCEPTUAL DEVELOPMENT PLAN (18.80.110, CDC). APPROVAL OF A DETAILED DEVELOPMENT PLAN FOR EACH PHASE IDENTIFIED IN THE CONCEPTUAL DEVELOPMENT PLAN SHALL BE SUBJECT TO THE REQUIREMENTS OF 18.80 OF THE CDC AND OTHER CODE REQUIREMENTS THAT APPLY TO THE TYPE OF DEVELOPMENT PROPOSED. IN ADDITION, THE CITY SHALL REQUIRE A MORE DETAILED ASSESSMENT OR UPDATE OF AN EXISTING ASSESSMENT AS NECESSARY FOR ANY ITEM OUTLINED IN POLICY 11.8.5. IN ORDER TO APPROVE APPLICATIONS FOR PLAN AMENDMENTS SUBSEQUENT TO THE ADOPTION OF THIS POLICY AND OTHER APPLICATIONS REFERRED TO IN THIS SUBSECTION, ADEQUATE. FUNDING FOR PUBLIC IMPROVEMENTS FOUND TO BE NEEDED BY THE CITY DURING THE PREPARATION AND SUBSEQUENT UPDATE OF THE CONCEPTUAL DEVELOPMENT PLAN (11.8.5) MUST EXIST PRIOR TO OR CONCURRENT WITH APPROVAL OF THE APPLICATION. 11.8.3 APPLICATIONS WHICH ARE MINOR IN NATURE RELATED TO THE ON-GOING MAINTENANCE AND UPKEEP OF EXISTING IMPROVEMENTS AND WHICH WILL NOT, XN THE OPINION OF THE DIRECTOR, JEOPARDIZE THE IMPLEMENTATION OF THE APPROVED CONCEPTUAL DEVELOPMENT PLAN MAY BE EXEMPT FROM POLICY 11.8.3. 11.8.4 THE CONTENTS OF THE CONCEPTUAL DEVELOPMENT PLAN SHALL INCLUDE THE ITEMS LISTED IN 18.80.110 OF THE CDC. IN ADDITION, THE FOLLOWING TECHNICAL STUDIES AND OTHER NECESSARY ITEMS SHALL BE ACCEPTED OR ADOPTED AS APPROPRIATE AS A PART OF THE CONCEPTUAL DEVELOPMENT PLAN: A. -DEVELOPMENT PROGRAM: THE TYPE, AMOUNT AND LOCATION OF VARIOUS USES. THE DEVELOPMENT PROGRAM SHALL BE IDENTIFIED FOR THE AREA AS A WHOLE, AND FOR VARIOUS PHASES OF DEVELOPMENT. Exhibit C Page 3 B. PHASING PLAN: THE DEVELOPMENT PROGRAM BY PHASE ALONG WITH THE NECESSARY PUBLIC FACILITIES, UTILITIES AND TRANSPORTATION IMPROVEMENTS, BOTH ON AND OFF-SITE, WHICH ARE NEEDED FOR EACH PHASE. THE PHASING PLAN SHALL ALSO INDICATE MEASURES PROPOSED TO REDUCE CONSTRUCTION IMPACTS AND ON-GOING IMPACTS TO AREAS NOT BEING REDEVELOPED, AND TO ADJACENT NEIGHBORHOODS. . C. TRAFFie IMPAGT- ASSESSMENT: TRANSPORTATION ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE TRAFFIC REQUIREMENTS RESULTING FROM AND RELATED TO EACH PHASE OF DEVELOPMENT. THE ASSESSMENT SHALL IDENTIFY TRANSPORTATION PROJECTS INCLUDING TRANSIT TO REDUCE POTENTIAL TRAFFIC IMPACTS ON ADJACENT NEIGHBORHOODS AND THE DEVELOPMENT AREA. D. PUBLIC FACILITY AND UTILITY ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE WATER, SEWER, DRAINAGE AND UTILITY REQUIREMENTS RESULTING FROM AND RELATED TO EACH PHASE OF DEVELOPMENT. E. FLOOD CONTROL AND FLOOD PREVENTION ASSESSMENT: AN ASSESSMENT, MANAGEMENT PLAN AND CONCEPTUAL DESIGN FOR THE WETLAND PONDS AND LAKE PROPOSED AS PART OF THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. THE ASSESSMENT SHOULD ADDRESS THE FEDERAL, STATE AND LOCAL PERMITTING REQUIREMENTS AND ALTERNATIVES. THIS ASSESSMENT SHALL BE REQUIRED BEFORE ANY PHASE WHICH MAY PHYSICALLY IMPACT THE WETLAND LAKE AND POND, OR WOULD REQUIRE THESE IMPROVEMENTS IN ORDER TO HANDLE STORM WATER REQUIREMENTS. F. METZGER SCHOOL RELOCATION: A PLAN FOR THE RELOCATION OF METZGER SCHOOL WILL BE DEVELOPED IN CONJUNCTION WITH TIGARD SCHOOL DISTRICT. IF IT IS DETERMINED THAT METZGER SCHOOL WILL NOT BE MOVED, AND WILL REMAIN IN ITS PRESENT LOCATION, THEN THE CONCEPTUAL DEVELOPMENT PLAN WILL MAKE APPROPRIATE PROVISIONS FOR THE CONTINUED PRESENCE OF THE SCHOOL IN THIS AREA. G. IMPLEMENTATION AND FINANCING ASSESSMENT: SHOWING TRANSPORTATION, PUBLIC FACILITY AND OTHER PROJECTS REQUIRED BY PHASE, COSTS, FUNDING SOURCE AND FUNDING RESPONSIBILITY. H. DESIGN GUIDELINES AND PUBLIC IMPROVEMENT STANDARDS: SHOWING DESIGN GUIDELINES FOR PRIVATE DEVELOPMENT INCLUDING HEIGHT, BULK, ARCHITECTURAL CHARACTER AND OTHER FEATURES, AND STANDARDS FOR PUBLIC IMPROVEMENTS SUCH AS STREETS, STREETSCAPE, LANDSCAPING, SIGNAGE, ETC. GUIDELINES SHALL ALSO Exhibit C Page 4 r ~ N INCLUDE METHODS TO ADEQUATELY BUFFER ADJACENT NEIGHBORHOODS. 11.8.5 IF FOR ANY REASON THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN IS NOT ADOPTED OR APPROVED, WITHIN 90 DAYS OF SUCH A DECISION THE TIGARD CITY COUNCIL SHALL HOLD A PUBLIC HEARING IN ORDER TO RE-EVALUATE THE POLICIES NOTED ABOVE, AND THE COMPREHENSIVE PLAN AMENDMENT. i i i i i i i i f E { t z f i i t i Exhibit C Page 5 Jill .t ` •r IMPLEMENTATION STRATEGIES 1. The Tigard Community Development Code shall be amended as needed to reflect the policies noted above. 2. The City, through its urban renewal agency, shall enter into a development agreement in order to ensure implementation of the policies noted above. br/Plan11.8.CW i4Vri Exhibit B Page 6 eaea atAo dv O d ass ~a ,d~~3WN10=~ ~~r Ivools 4vl O NL _ .,1 L~L• I p w '.___..._-j N,7LS N.N AS 4 r r ys , r y ~ a►[~TN 1 a^J SZ 92 u)w~ o t'Y {i rs i { { i ~ypw7) i rs t 1 ~ NO1~N f / 1 K+VV~ O L)~if ^ { ~13 { r 1 p)grdo 1 17o)w)w L La~~ ; ~ t c r) !~y owio < ~ m t i { 1 x ri ~ • ♦ i l ~ • •LS 1 ♦ apMO L7 ^nrw•M ))r'tA ' _y~S r)•w ~•V 1 • c` -MON , - - - - - - - - - - - St.-..j r i r 1 "IV e.c7 LsR. j - WASHING' ON ♦ r 1 s.z ■01, DEM srwrer s.. SOUARE' r CRESCENT GROVE . z. u.Nww. sr.ccr , s. ' .c.LOr. I ~ 1 -=CEME EERY = ~a , _ 1 1 ■ ~ r _ o 26 25 z• 35 ~ .3536 ♦ 1 _ .nwsr ` ' - a iK W~W % Q PUT 3NwOI LN. . sNO.N sa ' • . yiygy _ Ilk 7-3 iK •'T NONO, WNOf~ ~ ~IKl4 ~ O to t Q. Conceptual Development Plan Area MAP TWO Exhibit C Page 8 1" = 200' P C._ CITY OF TIGARD, OREGON ORDINANCE NO. 90- V* AN ORDINANCE ADOPTING THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. is i WHEREAS, on February 13, 1989, the City Council adopted Ordinance No. 89-05, establishing the City Development Agency; and WHEREAS, an urban renewal plan has been prepared, entitled President's Parkway Development Plan, for that area of the City of Tigard generally bounded by Highway 217, Greenburg Road, Hall Blvd., and Locust Street; and WHEREAS, on February 20, 1990 the Tigard Planning Commission recommended approval of the President's Parkway Development Plan; and ! WHEREAS, pursuant to applicable State and local law, the City of Tigard has provided public notice and considered public testimony regarding the President's Parkway Development Plan; and S s WHEREAS, pursuant to ORS 457.095, the City Council has reviewed the President's Parkway Development Plan and therefore, t THE CITY COUNCIL ORDAINS AS FOLLOWS: z SECTION 1: There are conditions existing in the area referred to as the President's Parkway Development Area that qualify as "blighting conditions" under ORS Chapter 457. e 3 SECTION 2: The redevelopment of the President's Parkway area is necessary to protect the public health, safety, and welfare of the municipality. SECTION 3: The President's Parkway Development Plan conforms to the City's Comprehensive Plan. SECTION 4: Provisions have been made to house displaced persons within their financial means in accordance with ORS 281.045 to 281.105 and ORS 457.095(4). SECTION 5: The acquisition of real property provided for is necessary to implement the plan. SECTION 6: The adoption and implementation of the President's Parkway Development Plan is economically sound and feasible; and SECTION 7: The City Development Agency shall assume and complete any activities prescribed it by the President's Parkway Development Plan. ORDINANCE NO. 90-07 Page 1 ! SECTION 8: The City Council hereby incorporates by reference the President's Parkway Development Plan. SECTION 9: The City Council hereby adopts the President's Parkway Development Plan, pursuant to the provisions of ORS Chapter 457, and directs the City Recorder to publish notice of the adoption of this ordinance in accordance with the requirements of ORS 457.115. SECTION 10: The City Council further directs the City Recorder to record a copy of the ordinance approving the President's Parkway Development Plan with the recording offider of Washington County, Oregon, pursuant to ORS 457.125, and directs the City Recorder to send a copy of this ordinance to the Tigard City Center Development Agency. SECTION 11: This ordinance shall be effective 30 days after its passage by the Council approval by the Mayor. PASSED: By U nafl.1V ous vote of the Council members present after being read by number and title only, this 1-DU, day of 1990. Catherine Wheatley, City Recorder APPROVED: THIS day of 19 G ald w r , ayor Approved as to form: Ci Y Attorney 3 /a19o Date br/Ord.ejm ORDINANCE NO. 90-0-7 Page 2 SUMMARY PRESIDENT'S PARKWAY DEVELOPMENT PLAN The proposed project area, with its exposure to Highway 217, proximity to Washington Square, and the success of adjacent commercial developments, make this a prime location for a master-planned commercial development. In order to build a viable commercial project, substantial improvements to roadways and waterways are needed. Cnrrently within the area, inadequate roads cause ever-increasing traffic problems, frequent flooding causes property damage and Metzger School is on the fringe of its service area and adjacent to high density commercial development. The property in the undeveloped areas continues to decline in value and the current property base is inadequate to support an upgrade of roads and services under the current land uses. The President's Parkway urban renewal district would create an area in which { necessary improvements could be made to alleviate current problems and allow for anticipated growth in the area. These improvements would be funded through a combination of tax increment financing to fund public facilities and private funds for the commercial and residential development. MISSION The mission of the Development Plan is to solve the existing transportation, environmental, and land use problems in the area and obtain a sound, comprehensively planned, high quality development consistent with the Tigard Comprehensive Plan. EXISTING CONDITIONS The urban renewal plan for the President's Parkway area was prepared to address conditions in the project area which discourage private investment in the area. These conditions include: - Inefficient lotting patterns. - Non-conforming land uses. - Fragmented and diverse property ownership patterns. - Lack of curbs and sidewalks. - Street widths which do not meet City standards. - Inadequate and unsafe traffic circulation patterns. - Lack of storm drainage in portions of the project area. - Localized flooding. - Insufficient park and open space facilities. PROJECTS Project activities identified in the Plan intended to improve these conditions include: - Improvements to Highway 217, consisting of: Construction of a new off ramp to serve the project area. Construction of improvements to the Greenburg Road-Hwy 217 intersection. Increasing the traffic capacity of Highway 217. - Construction of a lake and related structures to create a public park and open space, and assist in flood control. - Construction of a pond for storm water control. - Construction of new public streets to improve circulation. - Improvements to Greenburg Road. - Improvements to Hall Boulevard and Locust Street. - Installation of traffic signals and signage. - Improvements at entryways and additional landscaping. - Planning for the future potential of light rail. PROPERTY ACQUISITION Any property required for public improvements including utility systems, streets and highways, bike and pedestrian paths, parks, public parking facilities or other public improvements identified in the Plan will be acquired by the Develpoment Agency. The exact location of property to be acquired shall be determined upon the completion of detailed engineering studies for each improvement project. The Development Agency proposes to begin acquisition of any property needed for public improvements within one year of voter approval of the Plan and complete all acquisition within three years from such approval. The renewal plan stipulates that the Metzger Elementary School may be acquired by voluntary agreement between the Development Agency and the Tigard School District. RELOCATION ASSISTANCE Should the Development Agency acquire property which results in displacement of the occupants, the Development Agency will provide assistance to persons or businesses to be displaced. They will be contacted to determine their individual relocation needs, provided information on available alternative building locations and will be given moving assistance. FINANCING The_Development Agency may borrow money and accept advances, loans, grants or any other legal form of financial assisitance from governments or public or private agencies. r Tax Increment Financing _ At the time the urban renewal plan is filed with Washington County after voter approval, the assessed value of all property in the distict is calculated and established as the base year value. Property continues to be taxed at the same rate as other property in the city. However, as property values increase within the district, the taxes paid on the assessed value above the base year value can be used to finance projects and programs within the urban renewal district and identified in the plan. Any indebtedness permitted by law and incurred by the Agency or the City shall be repaid from Development Agency funds when funds are available. CITIZEN PARTICIPATION Citizens, owners and tenants within the district, and other interested organizations and individuals will be involved in the implementation of the activities and projects identified in the Plan, the development of more specific plans, and the adoption of any amendments to the Plan. CHANGES OR AMENDMENTS TO THE APPROVED PLAN The Plan may be amended subject to procedures defined in the .Plan. All substantial changes require City Council approval, certain types of changes also require voter approval. DURATION OF THE APPROVED PLAN Authority to initiate projects identified in the Plan shall terminate sixteen years from the effective date of the Plan. VOTER APPROVAL REQUIRED As required by Tigard's City Charter, Tigard voters must approve the urban renewal plan for the President's Parkway area before tax increment financing can be used to fund projects identified in the Plan. To obtain a complete copy of the CITY OF TIGARD PRESIDENT'S PARKWAY DEVELOPMENT PLAN, please contact Catherine Wheatley, City Recorder, 639-4171 ext. 309. CITY OF TIGARD, OREGON ORDINANCE NO. 90- g AN ORDINANCE REPEALING CERTAIN SECTIONS OF TITLE 14 OF THE TIGARD MUNICIPAL CODE AND REPLACING THEM BY ADOPTING THE STATE BUILDING CODE AND DECLARING AN EMERGENCY. WHEREAS, Tigard Municipal Code Title 14, "Buildings and Construction," provides regulations for building and construction, including electrical, plumbing, mechanical, and building codes; WHEREAS, Tigard Municipal Code Title 14 is largely based upon and incorporates national and state standards and regulations; WHEREAS, Tigard Municipal Code Title 14 is in certain respects outdated, incomplete, or unduly burdensome; WHEREAS, the City Council desires to provide for the enforcement of its ordinances regulating building and construction; THE CITY OF TIGARD ORDAINS AS FOLLOWS: Section 1. Title 14, Section 14.04.030 is repealed and replaced as follows: 14.04.030 State codes adopted. Except as otherwise provided in this chapter, the following state specialty codes are adopted and shall be in force and effect as part of this municipal code: (1) State of Oregon Structural Specialty Code, 1990 Edition, including Chapter 70, Section 7001--7015, regarding Excavation and Grading, based on the 1988 Edition of the Uniform Building code, adopted by the State of Oregon Building Codes Agency effective January 1, 1989, as authorized by ORS 455.020 and ORS 455.010 - 455.990; (2) The 1988 Uniform Building Code standards as published by the International Conference of Building Officials; (3) State of Oregon Mechanical Specialty Code, 1990 Edition, based on the 1988 Edition of the Uniform Mechanical Code, adopted by the State of Oregon Building Codes Agency effective January 1, 1990, as authorized by ORS 455.020 and ORS 455.010 - 455.990; (4) State of Oregon Plumbing Specialty Code, 1990 edition, based on the 1988 Edition of the Uniform Plumbing Code, Adopted by the State of Oregon Building Codes Agency, Effective January 1, 1990, as authorized by ORS 455.020 and ORS 455.010 - 455.990; At least one copy of each of these specialty codes shall be kept by the building official, the city recorder and the Tigard Public Library, and shall be available for inspection upon request. ORDINANCE NO. Gg PAGE 1 [ Section 2. Title 14, Section 14.04.050 is repealed and replaced as follows: 14.04.050 Uniform Building Code--Appendix 11 adopted Agricultural buildings Appendix 11 of the State Building code, 1990 Edition, published by the International Conference of Building Officials is adopted and shall apply at all agricultural building and related activities within the city. Section 3. Title 14, Section 14.04.080 is repealed. Section 4. Title 14, Section 14.04.090 is repealed and replaced as follows: 14.04.090 Violation--Penaltv--Remedies (a) No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, occupy or maintain a building or structure in the city, or cause the same to be done contrary to or in violation of this chapter. (b) No person shall install, alter, repair, replace, improve, convert, equip or maintain any mechanical equipment or system in the city, or cause the same to be done contrary to or in violation to this chapter. (c) No person shall install, remove, alter, repair, replace, improve, or maintain any plumbing or drainage piping work or any fixture or water heating or treating equipment in the city, or cause the same to be done contrary to or in violation of this chapter. (d) Violation of a provision of this chapter constitutes a Class 1 civil infraction and shall be processed in accordance with the procedures set forth in the civil infractions ordinance, codified in Chapter 1.16 of this code. (e) Each day that a violation of a provision of this chapter exists constitutes a separate violation. (f) Notwithstanding the other remedies in this chapter, if the building official determines that any building under constuction, mechanical work, or plumbing work on any building or any structure poses an immediate threat to the public health, safety or welfare, he may order the work halted and the building or structure vacated pending further action by the city and its legal counsel. (g) The penalties and remedies provided in this section are not exclusive and are in addition to other penalties and remedies available under city ordinance or state statute. Section 5. Title 14, Section 14.08 is repealed. ORDINANCE NO. t10-07 PAGE 2 I ` Section 6. Inasmuch as it it necessary that the building code be adopted with the least possible delay in order to insure that reasonable safe- guards for health, safety, and welfare of the public are maintained, pursuant to the construction of buildings. An emergency is hereby declared to exist, and this ordinance shall become effective immed- iately upon passage and approval by the Council. PASSED: By I nan'imc iAS vote of all council members present after being read by number and title only, this day of 1990 P Z04 -Qa~2 by Wheatley, Bepu4 City Re order APPROVED: This ~day of-~ CG2C-~ , 1 Ge a Edwards, Mayor 1 r proved as to fob: ate aQ a City Attorney br/bldcode.BCR cd- p { ORDINANCE NO. PAGE 3 - S: i AGENDA tTEM N - VISITOR'S AGENDA DATE 3/12/90 (Limited to 2 minutes or less, please) Please sign on the appropriate sheet for listed agenda items. The Council wishes to hear from you on other issues not on the agenda, but asks that you first try to resolve your concerns through staff. Please contact the City Administrator prior to the start of the meeting. Thank you. i NAME & ADDRESS TOPIC STAFF CONTACTED i i 6 } A JMJ",lf- a rA V 4-O-LL OW Ay-oil da-. rati[ FaA PP L- c, )e7 enl h) I (o 0 LL) qC) Aoa J r f R~ Ci I srM - • PROCLAMATION GIRL SCOUT WEEK WHEREAS, Girl Souts of the U.S.A. is the largest voluntary organization for girls in the world and recognizes that today's girls will be tomorrow's leaders; and WHEREAS, the Girl Scout Movement emphasizes building self-confidence, leadership skills, and decision-making ability; and WHEREAS, Girl Scouts of the U.S.A. celebrates its 78th birthday on March 12, 1990; and . " WHEREAS, Girl Scouts of Columbia River Council celebrate the individuality in girls that they may develop their full potential; and i WHEREAS, Girl Scouts of the U.S.A. is open to all girls ages 5 to 17 and offers a program that is responsive to their needs and 5# e ` interests; NOW, THEREFORE, I Gerald R. Edwards, by virtue of the authority vested in me as Mayor of the City of Tigard, Oregon, hereby proclaim March 11-17, 1990, Girl Scout Week in Tigard and thus, do urge the 1 citizens of Tigard to support Girl Scouts in their endeavors. r.- f i~ Mayor, City of Tigard j;,..... ATTEST: City Recorder, City of Tigard i~ i r f :'yin,!I z m i. ~ . , CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF:_3/12/90 DATE SUBMITTED: 2/28/90 ISSUE/AGENDA TITLE: Pedestrian PREVIOUS ACTION: none easement vacation between Lots 122 and 123 of Morning Hill No., t i PREPARED BY: Keith Liden DEPT HEAD OK ITY ADMIN OKA REQUESTED BY: OLICY ISSUE Council initiated street vacation requests should be consistent with Council policy as adopted by Resolution No. 65-30. i INFORMATION SUMMARY Jim Hart and JoAnn Burd have requested the vacation of a pedestrian easement which lies between Lots 122 and 123 of Morning Hill No. 6. This easement connects 131st Avenue and a drainageway/wetland but it does not presently contain a developed sidewalk or path. The storm drainage easement located beween these two lots is intended to remain. It is proposed by BenjFr-n Development Co. that a pedestrian easement be provided between Lots 154 and 155 in the next phase of Morning Hill to the south. This substitute pedestrian easement will be in an improved location for providing access to the drainageway area in the future. It appears that a vacation of this easement with the provision of a replacement access to the south may be consistent with the best interest of the City. Mr. Hart's and Ms. Burd's letter and a map of the affected are attached. ALTERNATIVES CONSIDERED 1. Approve the attached resolution calling for a public hearing on April 23, 1990. 2. Take no action at this time. 3. Require the property owner to circulate a petition. FISCAL IMPACT t I All fees and staff costs will be paid by Mr. Hart. F t SUGGESTED ACTION Approve the attached resolution. i MORNHILL.VAC/kl t i i ' Il ~ f !I 1 ~ it +flr NI N f INK !M \ I =1 1 N u~ I~r• 0t , f n 1j w 111 , I Lloi ~C,,, N f !N q,l~ p N ~ / l ~ w J =N +n n f i enr 12 lI .d 0 I; 1. hI/I3N ' + f ut J LrLl ,vt. C • t.w•NI TUILAR CT. tM i 0 131$T r ~~~SNI~ C Q 1~ N rt AVE ffou -1 lot J.w. 1 J f. ► p w 0 d~U t n s i' c ^7 L U.- F= ® 0033 ~ A.r Irf sL. • W ~ S' f . 1 • f. Rf IS Art W n10` S. Its • + In" 50,04 kk IL 1,d nn r L= rr,N + I - I ' ~ i~ ; CONOOYIN+uwS Keith Lyden r,,;2 12 -<70 Senior Planner City of Tigard 13125 S.W. Hall Blvd. Tigard, OR. 97223 Dear Mr. Lyden, Per our conversation, we are requesting the vacation of the pedestrian access currently between lots 122 and 123 of Morning Hill 6. The Wetlands Conservancy, future owners of the wildlife habitat, support this request. They prefer access to the area from Katherine St. Benj. Franklin Development will allow for a new pedestrian access between lots 154 and 155 of the preliminary plat for the next phase of Morning Hill. Respectfully, v~ v Jo nn V. Burd Lot 123, Morning Hill 6 C_ 12310 S.W. 131st. Ave. Tigard, OR. 97223 <z:;2 James E. Hart Lot 122 Morning Hill 6 12228 S.W. 131st. Ave. Tigard, OR. 97223 UMVED PLUM" FEB 12 1990 f j Cc-~~cla J nv~-- _ CITY OF TIGARD. OREGON C r?-) V, e J_q , ? COUNCIL AGENDA ITEM SUMMARY `p L~~ PCE AGENDA OF: 3/12/90 DATE SUBMITTED: 2128/90 Cj4acor ISSUE/AGENDA TITLEs_Street vacation PREVIOUS ACTIONS none 3lta Kv request for portions of SW 90th Ave. and North Dakota St. PREPARED BY: Keith Liden NA- DEPT HEAD O ITY ADMIN OK REQUESTED BY: 1 POLICY ISSUE i Council initiated street vacation requests should be consistent with Council policy as adopted by Resolution No. 85-30. I INFORMATION SUMMARY Daniel Cook, owner of the property at the intersection of SW 90th Avenue and SW t North Dakota Street, is requesting that the City initiate vacation proceedings for portions of SW 90th Avenue and SW North Dakota Street. Mr. Cook originally ' requested that the vacation proceedings be initiated in 1987, but then asked that any action be delayed until this time. Both portions of the street right-of-way are unimproved and terminate at State Highway 217. It appears vacation of this right-of-way may be in the best interest of the City. Mr. Cook's letter as well as a map and legal description of the affected are attached. i ALTERNATIVES CONSIDERED t t 1. Approve the attached resolution calling for a public hearing on April i 23, 1990. 2. Take no action at this time. 3. Require the property owner to circulate a petition. FISCAL IMPACT All fees and staff costs will be paid by Mr. Cook. f i SUGGESTED ACTION Approve the attached resolution. 90ST.VAC/kl . i P ~ r * , ~ .,A' o Iii ? ~ J ® O ~F + r tt • = t. ~ p R 11Yf ~ i q r • l• 93ps Avg ~ n t ti ~ r ' ~ f. R • w , f.. Old NVIL ~y * SW 90TH AVE. • 7tq, ~ • ~ to »1t fYf. NILyl LEW n~ LEI. { CITY OF TIGARD, OREGON RESOLUTION NO. 90- A RESOLUTION CONCERNING THE VACATION OF A PORTION OF SW 90TH AVENUE AND SW NORTH DAKOTA STREET IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON. WHEREAS, A vacation request has been received and filed with the City Recorder for vacation of public street right-of-way; and WHEREAS, this portion of land was previously granted for public street and utility purposes and is currently unimproved; and WHEREAS, the Tigard City Council finds it necessary and desirable to initiate vacation proceedings for said parcel. NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: (1) That the Tigard City Council initiates the vacation request with the understanding that those property owners who would normally sign a petition shall be notified by mail of the proceedings and that the benefitting property owner, Daniel Cook, pay all fees and charges as set out in TMC Chapter 15.08. (2) That a public hearing is hereby called to be held by the City Council on Monday, April 23, 1990 at 7:30 PM at the Tigard Civic Center Town Hall Room, 13125 SW Hall Boulevard, within the City of Tigard, at which time and place the Council shall hear any objections, and any interested person may appear and be heard for or against the proposed vacating of said lands. (3) That the City Recorder be, and she is hereby, authorized and directed to cause to have published in the Tigard times, a newspaper of general circulation in the City of Tigard hereby designated for such purpose, a notice of said hearing in the form hereto attached and by this reference made a part hereof, the first publication to be March 15, 1990 and once each week thereafter for five publishings in all. The Recorder be, and she is hereby, further directed to cause to have posted within five (5) days after the date of first publication, a copy of said notice in the form attached, at or near each end of the area proposed to be vacated. RESOLUTION NO. 90- Page 1 ( (4) That the particular portion of granted public street right-of-way \ proposed to be vacated is described on the attached pages hea.:ed Exhibit "A" and Exhibit "B" and by reference made a part thereof. PASSED: This day of , 1990. Mayor - City of Tigard ATTEST: City Recorder - City of Tigard br/90vac.ksl RESOLUTION NO. 90- Page 2 EXHIBIT "A" A tract of land located in the D.C. Graham D.L.C. No. 52 in the southeast quarter of Section 35, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, described as follows: Beginning on the east line of Lot 25, Graham Acres, a recorded plat, Washington County Plat Records, at its point- of intersection with the southwesterly right-of-way line of Oregon State Highway 217; thence South 00017' West, 160.25 feet on the west right-of-way line of SW 90th Avenue (formerly Heintz Avenue) to the point of curvature of a twenty foot radius curve to the right; thence southwesterly on said twenty foot radius curve (the chord bears South 4505535" West, 28.11 feet) 31.16 feet; thence North 89034' East, on the north right-of--way line of SW North Dakota Street, 90.0 feet to the point of curvature of a 20 foot radius curve concave to the northeast; thence northwesterly on said 20 foot radius curve (the chord bears North 45004'35" West, 28.46 feet), 31.67 feet; thence North 00017' East, on the east right-of-way line of said 90th Avenue approximately 110 feet to said southwesterly highway right-of-way line; thence northwesterly, on said highway right-of-way line, approximately 70 feet to the point of beginning. sb/1745D REGISTERED PROFESSIONAL L"ID SURVEYOR r ` ORMG N !.-WARY IS. 1537 J0tJ T. FEIGION ,x,2252 C EXHIBIT "B" A tract of land located in the southeast quarter of Section 35, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, described as follows: Beginning at the southeast corner of Lot- 23, Graham Acres, a recorded plat, Washington County Flat Records; thence South 89034' West, on the north right-of-way line of SW North Dakota Street (formerly Yew Street), 120.75 feet to the northerly extension of the east right-of-way line of SW 90th Avenue; thence South, on said northerly extension, 50 feet; thence North 89034' EAst, on the south right-of-way line of said SW North Dakota Street, approximately 220 feet to the southwesterly right-of-way line of State Highway 217; thence northwesterly, on said highway right-of-way line, approximately 80 feet to the north right-of-way line of said SW North Dakota Street; thence South 89034' West, on said north right-of-way line approximately 40 feet to the point of beginning. sb/1745D REG1STRttEO PF2CiPESSlONAL LAND SURVEYOR 0Rrz N JONNT FEIGION #2252 0092 •.N V~~ t"1M~0~ Witt R S t•F 1Mll } s•••r• ~ sr fr• : 1 9 0*99 1 !1 x ' ZD' Grsa O 4,,.•i" 00N Avvis _ s►!I R ~ barse ola li 9099 _ 0041 wor 1 Wff Ooh= • { OOOt . 108Z or, 1041 lvwr 000 Val's % ios ~ t0 £ >4 a 00. vmw Z Iota t ~ ~ • O ~ I $ 00{ war 34 Ix w war yr{s tool wew sago 1191 soli SL oav oG 04 Z: war ° V .rs9Y oosg • 0099 4ft to-" 02 sons 07y~~/A~~r arm... • .1%~ ~ j~8 ~ E v •1 l.; "s y ~N i gyp. 1003 r _ /t s¢ . wrr 4011 i ' • f'H A i. Joe soslr. = tt ; . bov9 r ` ~ ' { NUGH1 is• vt Vol ....i ; t~ 0011 ; 6G i -1J 0002 .•~s~ < ° 0091 nw ~ '901 i 1 November 18, 1987 Daniel Cook 16472 S. Livesay Road Oregon City, Oregon 97045 Randy Clarno City of Tigard Planning Department 13125 S. W. Hall Blvd. Tigard, Oregon 97223 Dear Mr. Clarno: I am the owner of a parcel of property located within the city of Tigard, described as follows: 1S 1 35DA Tax Lot 4000. The property is bordered on two sides by S. W. 90th Avenue and S. W. Dakota Street, unimproved right aways. I am writing to request the City Council initiate proceed- ings for the City of Tigard to vacate these two streets C where they border my property, thus allowing me to acquire ownership of the vacated streets. I feel it would be in the interest of the City of Tigard to vacate these two streets for the following reasons: _ 1. These are unimproved right of ways that could pose liability problems for the City of Tigard 2. Existence of these right of ways serve no purpose due to the fact that they dead-end at Highway 217 3. Currently my property is undeveloped. If the right of ways are vacated and I obtain ownership, it is my intention to develop the property. This would speci- fically benefit the area and the City of Tigard in general I am enclosing a map with shaded areas indicating the right of way areas I am requesting be vacated. If you have any questions or require further information, please contact me. Sincerely, Daniel Cook 657-7325 CITY OF TIGARD, OREGON f COUNCIL AGENDA ITEM SUMMARY 1\ AGENDA OFs 3/12/90 DATE SUBMITTEDs 2/28190 ISSUE/AGENDA TITLE: Street vacation PREVIOUS ACTIONS none request for portions of SW Locus Street 29 - 1 11 PREPARED BY: Keith Liden DEPT HEAD O CITY ADMIN O REQUESTED BY: LICY ISSUE Council initiated street vacation requests should be consistent with Council policy as adopted by Resolution No. 85-30. INFORMATION SUMMARY In conjunction with the SW Locust Street improvement project, the City entered into an agreement with Weston Investment Company to trade a portion of the existing SW Locust Street right-of-way for the dedication of a different area of land to be part of the street right-of-way. This land trade was agreed to in order to accommodate a new alignment for the street. The City is obligated by the agreement to initiate the vacation of the street right-of-way in order to receive the new right-of-way which will correspond with the new street location. A copy of the agreement and map of the affected are attached. ALTERNATIVES CONSIDERED 1. Approve the attached resolution calling for a public hearing on April 23, 1990. 2. Take no action at this time. FISCAL IMPACT All fees and staff costs will be paid by the City. SUGGESTED ACTION Approve the attached resolution. LOCUST.VAC/kl c F t; cT. • •1 l ~ a 0 j l l I ^ M STJ ~l I--- I- ST j Sr J -N- I ' i t. CrLSTMYT i- - WASWMGTON s • T 1 ' I w It' i ! 1 ' escribedl Area =rR«. fr. y 1 I ~ ?y -I i CRESCENT GROVE t~ MALL 1 1 4' CEMETERY = tL««.sr s"'"ue' «ertocK 1 I I N ~ e I N r CST \ ~ 1 ` 2 S s. I .35 6 i LOCUST ST. ((A: a^asT im F= sw. W - / j• YAM.El£aF n LL LLI r o ' Q ~ t 'r J raF i rill lIl=-- ST. J Li ji L T«wr - SH 'r \ - ~ A % - _ 'IV _ EMP ~jl - - STRCCT \ fs.. LATTVS L . rrrR[a~ ~ r \ \ - If = r 1 y ~ fT G 1: - I I ZT' ~ ~ ~ ~5 J 1 KRTKUTI( 3T. r 1 I _ w u« ~ " 'O 536 ! ~ ~ f9 61 `Z S .W. CORAL ST. 04 35 N ~ S.W. LOCUST STREET e a O SW. MA LEAF STREET GO v H tq J J MAPLELEAF ST. W a t .0 S O a vi ST. S,W. 0 SA K CITY OF TIGARD, OREGON i .a COUNCIL AGENDA ITEM SUMMARY AGENDA OFs March's 1990 DATE SUBMITTED: 2/22/90 ISSUE/AGENDA TITLE:-Comprehensive PREVIOUS ACTION: Planning Commission Plan Amendment CPA 90-01 recommendation 1A HZI 1// PREPARED BY: Keith Liden DEPT HEAD O ITY ADMIN oKjjML REQUESTED BY: POLICY ISSUE Should the City amend the Comprehensive Plan Map and Text as a first step to allow the creation of an Urban Renewal District in the south Metzger area? INFORMATION SUMMARY The Planning Commission reviewed the proposal at a public hearing on February 20, 1990. NPO 8 appeared at the hearing and testified in favor of the proposal. With a 3 to 2 vote, the commission recommended approval of the Comprehensive Plan Map and Text amendment. Attached is a copy of the proposed ordinance to adopt the Comprehensive Plan Map and Text amendment that includes exhibits of the planning consultant/staff report, written comments, the map revision, and the amended Plan text. Also attached is a copy of written comments and the minutes of the Commission which include testimony regarding both this proposal and the Urban Renewal District. ALTERNATIVES CONSIDERED 1. Approve the attached ordinance 2. Modify and approve the attached ordinance 3. Deny the request and direct staff to prepare a corresponding resolution. FISCAL IMPACT SUGGESTED ACTION Approve the attached ordinance CPA90-01.SUM CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: -March 5r, 1990 DATE SUBMITTED: February 22, 1990 ISSUE/AGENDA TITLE: President's PREVIOUS ACTION: ( Parkway Ordinance and Urban Renew ail l Resolution 11 /1 J/ PREPARED BY: Ed Hurnhv DEPT HEAD OK; r CITY ADHIN OK REQUESTED BY: l,J• PO ICY ZSSUE Should the City Council, acting as the City Development Agency, adopt the President's Parkway Development Plan, which creates an urban renewal district, and authorizes the use of tax increment financing to fund a portion of the public projects proposed for that area? = INFORMATION SUMMARY At the direction of the City Council, acting as the City Development Agency, an urban renewal plan and report was prepared for an area of the city generally bordered by Highway 217, Greenburg road, Hall Bvld., and Locust street. The President's Parkway Development Plan establishes an urban renewal district. It sets the boundaries, outlines the projects to be undertaken by the agency, authorizes the use of tax increment financing as a method of funding needed public improvements in the area, and establishes procedures for amending the plan. The Report is a companion document to the Plan. It further defines the existing conditions in the area; the reasons for the selection of thia particular area as an urban renewal area; the renewal plan's consistency with the Comprehensive Plan; the timing, description and estimated cost and funding source for the project activities; the tax increment financing impacts on overlapping taxing jurisdictions; the relocation methods and the citizen participation efforts undertaken. i====i=i=i==iii=iiiiiiii==ii=iiii:===i==i=:==Qa=i=a=====iiiii~==:i ALTERNATIVES CONSIDERED - 1. Approve the Plan and report as presented, or as amended at the council hearing. 2. Postpone action until March 12, if additional information is needed and can be obtained within that time period. 3. Postpone adoption until a later date (and consequently, postpone the election on the plan until a later date). FISCAL IMPACT The primary fiscal implication is that adoption of the Plan, if ratified by the voters, would allow the use of tax increment financing to fund a portion of the public projects within the President's Parkway development area, thereby stimulating potentially significant private investment. No other city funds are projected within the development report for any purpose at this time. In addition, should the City Council choose to utilize tax increment bonds, the entire risk is to the bondholder, not to the general property taxpayers of the City of Tigard. Ultimately, the effect of the successful implementation of the Development Plan would to lower the composite tax rate by creating new assessed value that would otherwise not be there. The full financial analysis is contained in the Development Report. iii=n====0=iii==ii=------i=i=ii=fiiv.ii=i=iiifii=ti=ii=sii=saii==s=a=aafi SUGGESTED ACTION It is recommended that the City Council, acting as the City Development Agency, adopt the Plan by ordinance and accept the Report by resolution, either as submitted or as the agency may wish to modify it after the public hearing. ii br/PreePark.Sum 11 INS I ME _ _ _ n _ _ . ~a _._~.__.~..a.~ ..~!.I I ~ I LI. I I I I I I!I'1! 1~1!1'J.~ !111111 II!.I!11. it i IJI iii 111 III iT 1 I I 1 _ _,.;n;.:.._ ~ I 71T1 - _ - I 1. :1:1..1I 1_.,1 (.......I T I 1 111111!I!I~n1 Illlllt ~(i 1111111111 111 111 I I III I I I I T I I 1 1 1 1 1 111 11 1 FII - , m ..:~~:x ~ ° . I 2 h - ~ 1- ~ . 1-``~`- ~ - . 1_ I _.1_..1....1 L_I 11 I I I I 1 1 1 1 I III , I ' - . r,... IF THIS MICROFILMED 3 4 5 g , _ ~ e - DRANING IS LESS CLEAR 7HAN - THIS NOTICE,°IT IS DUE~TO ~ - ' THEQUALITY OF'R£ ORIGINAL - ~ , r. 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" a i R ~ - " ~ ~ ~ ~ ~ ~ ~~ee 5w NOPiR OcxOrc 5~.~_ / i _...r- 1. .I _......I__. _ ~ ~ ~ `~8 / NOR1R ~,1 y _ I_ _ I ~4pa4 _ ~ ~ _ PPAFFLE ST. _ f c i. ~ /~o~av i y I \I r~-..... ` fir, INS - - L c ~ ~ ~ I ~ ~ ~ 1 i I i ~ ~ ~ ~ I . _ ~ _ ~ J w ' ~ ~ ~ ~ L-ST ~ r~, , E W ME400h ST I 1• ~ I z ~ 6Ni~p SS' f 35 s W _ ~ ~ G, YnTME PIr:E ' i I S1PEE~i 7~ Sn ~ / ~ ~ ~ m ~ ~ rPC I i o- f s I ~ 2 I ~ pro o5e . d Com rehensive p NI p Ian a ~mendrn r p end ~o ~ p Q onnmercia I hrofessi®na ~ `t { V - w W p W N CITY OF BEAVERTON ~JDMNBDN OdYE ^ / ~ ~ , I / ~ ~f w / B N N £ / E ~ PN eE PVEx TON- ilGPxp (P (P dpSGPDE 1 S ~ FP _ NrGwW PV I 4 1 si P1E ` f ~ of PEIFVE / / F % O P~ j ' 1 I EascdpE Pvpxur. r • _ I ~ iis~ gNQ- ' ~ ~ - ' xi-' ~p I I~I I _ / ! i ~ ♦ / So ~ 1 ' ' / r ~ ~ „ z A ~ ~ /I I L I ~ li V ~ A ~ I r ~ L ~ ~ - , I i I I ~ ® I I ' i ~ ~ `w___~ ~ ~ 'S' , - ~ Cr eranb ur e ~ 9Rd, I i I m~ ~ I. 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N pr ~B.rs w sv ,.sue:, - -W N iilillir~i ~ , - ~ l I ~ I I ~ I I u~~i9iiZgglp~pqqiq~PL~~II~IIIgIII~iD~iU~qlfiqIIII~qyII,e1U~iV~iU~II171II~iII~llq~li~iU~q~~IViIII~pp~i~gq~~IJglpliq ~glllu~nl~glpu _ r :r9 r. urxm xlNIXWIP ~ - e e Yo u ~ I- im n uee oam mw ~ miwnm,irnu.ro ne au.Lnrlrmmm~xu ' - ~ ' ac e2 lE /E~ Vi vz. rt [z'T2z' lv 02 el 'ei tl -vl il' rl pl 21 11 01 n v ! 1 c r c z I•~N t III. mull lHl I 61x~YInI~YgIdIbUII111 WI~III@Imllll~.~llll.~~ Gln~ Ixl. I~B.,. I I~IIII~YIIhmIIIhIIIUIIUdIn~luJul~uWulJl~nlnnlglnnhNOu.mBWl@IWu~II~I11hIDll~hm~ ~ - ~ I I - FEBRUARY.; ],Q ~ 1991 I • Scc!~n-r, i HV d _3/a I q o Liarch 12, 1990 Tigard City Council City of Tigard 13125 S.W. Hall Blvd. Tigard, Gh 97223 Dear City Uouncil. i,,y nacre is Clga Boegli. ky address is 10660 S.I,. 71st. I am a Tigard city resident. I am opposed to the Comprehensive Blan Amendment and the creation of an urban Renewal District, (90 -0001 . I wish to submit this material and have it enter- ed into the record. Respectfully yours, IL Th) 15 5 ub' rY1) 1-f ecl 6x__ Par d- o~ } kt, r-e c a-rd I. Comments on Report of Planning Staff to Planning Commission for February 20, 1990 Hearing 1. State law requires that any amendments to a local comprehensive plan and/or map comply with the statewide planning goals. ORS 197.175(2)(a) and 197.835(4). The planning staff's report fails to even mention several goals which it must address, in particular Goal 5. a. Goal 5 is designed to conserve open space and protect natural and scenic areas. Tigard's Comprehensive Plan, and the planning staff's report, recognize that significant wetlands, with associated wildlife and water fowl, are located on the subject property. Failure to address Goal 5 provides good grounds for reversal of the comprehensive plan map amendment, if adopted, before the Land Use Board of Appeals (LUBA). b. Other Goals which the planning -staff's report fails to addresses--,~ Goals 3 ( Iricultural Lan) and 4 (Forest La ds). I don't know is any farm or fire land on the subject property, but if not, the report should at`least--sa-y-that. - Goal 6 (Air, Water, and Land Resources Quality). Changing the comprehensive plan map designation will clearly affect the water and land resources of the subject property, and this should be assessed. Also, air quality will presumably be affected by the potentially huge increase in traffic if this site is built as the developer proposes. Again, the planning staff's report does not even mention these issues. Failure to address this Goal could be grounds for later reversal of the decision. - Goal 7 (Natural Disaster and Hazardous Areas) and Goal 8 (Recreational Needs). Again, these are not even mentioned in the planning staff's report, and presumably they are relevant to the subject property. 2. The planning staff's report seems to indicate that the staff feels the city can put off addressing the impact this amendment will have on wetlands and the floodplain until a later date, when specific development proposals are before the City. This is incorrect. The City must evaluate the impact on wetlands at both times. As stated above, when a comprehensive plan and/or map amendment is proposed, the City must apply all the goals in evaluating the amendment. When specific - 1 - developments are later proposed, the City must again look at the impact on wetlands, since wetlands are governed by state and federal law, as well as Tigard's comprehensive plan. 3. The plan map and text amendment seems inconsistent with the Metzger-Progress Community Plan. The Metzger-Progress Community Plan states that the subject area is to serve as an area of transition between intensive uses to the west and lower density uses to the east, and that the intensive uses are not intended to be expanded to the east. The planning staff's report concludes that this transitional use is no longer appropriate for this area, -because adjacent uses have become more intensive and major roadways are nearby. (Page 11.) This reasoning is flawed, as follows: a. The subject area is to serve as a buffer for the residential areas to the east. If the intensive uses to the west are encroaching on this buffer area, it is all the more important that the integrity of it as a buffer be maintained. The logical outcome of the planning staff's reasoning would have the intensive uses marching right up to the doorsteps of the residential areas, and eventually encroaching on them. b. Presumably, any development around the subject area has been in keeping with the existing comprehensive plan. That is, these developments were expected and planned for in Tigard's comprehensive plan, just as the decision to keep the subject area as a lower density transition area was planned for. The planning staff's report does not identify any changed conditions that were not anticipated in the comprehensive plan, which would necessitate changing the plan map designation for the subject area. 4. The planning staff's report, and the language proposed for the plan text amendment, are very confusing, in that it is not clear whether the City plans to adopt now the two documents entitled "City of Tigard President's Parkway Development Plan Plan" and "City of Tigard President's Parkway Development Plan Report." If so, it is further not clear whether the City believes these two documents satisfy the legal requirements for creating an urban renewal district. The staff's report uses i the word "plan" loosely, sometimes referring to the Tigard Comprehensive Plan, sometimes to the Metzger Plan, sometimes to one of these Development Plans mentioned above, and sometimes to plans yet to be developed. If the two documents listed above are intended to fulfill the requirements to establish an urban renewal district, they have some flaws, briefly described in Part II below. But at the very least, the staff should clean up its own report and clarify to which documents it is referring. - 2 y s r II.' Comments on President's Parkway Development Plan and Report. f 1. Attached are the Oregon statutes describing what must be included in a plan and report for an urban renewal area. As you can see, they are very specific. Below is a brief list of some areas in which the President's Parkway Plan is deficient. Generally, the Plan lacks specificity in some areas required by state law. If Tigard relies on these documents to create its urban renewal district, it might be possible to overturn it on appeal to LUBA. a. ORS 457.085(2)(d) requires. an ".explanation" of € how the Plan relates to local objectives. Section 403 of the { Plan is simply a conclusory statement. t b. Plan Section 600 describes generally projects i that "may" be undertaken in the urban renewal area. ORS 457.085(2) (a) requires "each urban renewal project to be undertaken" to be described, which calls for a great deal more specificity than the Plan has. c. Plan Section 602(B) refers to Exhibit C for a general map of property that may be acquired by the urban renewal development agency. However, Exhibit C is just a map of the entire subject area. It does not "indicate which real property may be acquired" to further the purposes of the urban renewal area, as required by ORS 457.085(2)(8). x. i, These are just a few of the deficiencies in the Plan. There are probably others in the Plan and Report. I know you are interested in keeping costs down, so I give these as examples. It is fairly straight forward to read the Plan and Report and compare them to the requirements of ORS 457.085 and 457.095. i< i i t i t' I 3 s~ Pi 3. - 3 - t -mt.- 311a J q0 PLANNING DEPARTMENT MARCH 12TH 1990 K. a4 kwd-v CITY OF TIGARD, OREGON oukz.t~ P.O.BOX 23397 jl~ VQW TIGARD, OREGON 97223 REF: WRITTEN TESTIMONY AGAINST THE PROPOSED COMPREHENSIVE PLAN AMENDMENT. KNOWN AS THE "PRESIDENTS PARKWAY" As a citizen of Tigard I now live directly within the boundaries of this proposed plan. I wish to state that the City of Tigards Planning department, its staff and director Ed Murphy, the Tigard City Council its staff and chief magistrate the Mayor are all in violation with the "Statewide Planning Goals" developed by the Oregon Department of Land Conservation and Development. The proposed comprensive plan and its amendments have not been followed in accordance with State Planning Guidlines. A few of my points follow but they are not the total of the charges that I believe Tigards officials will have to answer for. Goal # 1. CITIZEN INVOLVEMENT 4 A. There is not a citizen involvement program that insures the opportunity for citizens to be involved in all phases of this planning process. B. The Citizen involvement has not been ap- propriate to the scale of the planning effort. C. The citizen advisory committee members of NPO#8 have not been allowed the time to review or inform their area citizens about this plan or the land-use decisions being made and forced upon their citizens by the planning department. D. The citizen advisory committee has not been involved in any "Planning Process" justifying the need to change the existing comprensive plan. E. Without this Citizen involvement there has not been any feedback mechanism and Citizens are not allowed to receive a response to questions. i PAGE TWO F. Citizen influence has and is restricted thru not allowing citizen involvement or opportunity to identify public goals, develop policy guidlines or to evaluate alternative land consideration and development plans for the preparation of the comprehensive land-use proposed. Goal # 2. LAND USE PLANNING A. The proposed plan does not give factual infor- mation in regards to evaluation of alternative courses. This plan does not have supporting documentation and speaks in generalities with meeting State Goals. B. Major revisions include land use changes that will have widespread and significant impacts beyond the immediate area. The existing plan should not be revised until the public desires change and then only after reviewing the existing plan (in the same manner as the existing plan was developed) thru citizen involvement. I ask that these questions and or charges by me be read into the record at the City Council meeting this hearing date March 12, 1990. Clifford F. Epler 8845 SW Spruce St Tigard, Or 97223 03/12/90 13:44 $`503 228 7234 DLCD/OCEAN CITY OF TIGARD 10001 -F-r Department of Land Conservation and Development Portland Field Office: N°LGOWSCH 1DT 320 SW STARK, RM 530, PORTLAND, OR 97204-2684 PHONE (503) 22M068 Main Office. 1175 COURT STREET NE SALEM. OREGON 97310.0590 Pnd+Elsm~ ars.ao,o FAX COVER SHEET Date Document Sent:~~o d Time sent: _ ef&A Charge t0: Ocean TO: ~ - AGENCY/COMPANY: MACHINE PHONE NO.: 6 - -M~ 77 C -NO. OF PAGES (INCLUDING COVER): _ FROM: DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 320 SW STARK, ROOM 530 PORTLAND, OREGON 97204 TO VERIFY Name: JIM SITZMAN Verifv Phone No. (503) 229-6068 Fax No. (503) 228-7234 SPECIAL INSTRUCTIONS: 03/12/90 13:45 'a503 228 7234 ULC1)/0CEAN WTI OF '1'1GAKU tad UUL Department of Land Conservation and Development Portland Field Office: N°Lo 320 SW STARK, RM 530, PORTLAND, OR 97204.2684 PHONE (503) 229-6068 oove*m Main Office: 1175 COURT STREET NE SALEM, OREGON 97310.6590 GHONSO=3n-WO March 9, 1990 Jerry Offer, Development Review Planner City of Tigard Planning Department PO Box 23397 Tigard, OR 97223 Dear Mr. Offer: We have discussed with Mr. John Spencer and you the comments in our letter to the city of Tigard dated February 23, 1990 regarding proposed plan amendment CPA 90-01. This letter is to confirm these conversations for the public hearing process_ We have reviewed revised language for Section 11.8 Neighborhood Planning Organization # 8, which includes findings and plan policies 11.8.1 through 11.8.6. These amendments are adequate to satisfy the concerns we raised in part one of our February 23 letter. Regarding part two of our letter,. we have reviewed the memorandum of March 1, 1990 from Ed Murphy to the Mayor and City Council setting forth amendments to the staff report. The statement on Statewide Goal 10-Housing, in addition to our conversation with you, satisfies our concern about continuing compliance with housing Goal requirements. We understand the information in the March 1 memorandum to mean that the current plan has an excess of 285 housing units prior to this amendment. The current zoning permits approximately 495 units. The balance of 210 units is provided for by the opportunity for second story and above housing in the CP zone. This assumption is reasonable given the relatively small number of units involved. However, the city should note that prior housing construction does not support the notion that the CP zone will yield large numbers of new units. The benefit of the CP zone is limited therefore as a factor in complying with the Goal 10 rule. As a result, if the proposed amendment is approved, the city will be very close to the required 10 units per net buildable acre. In addition to the inclusion of the Goal 10 statement, we note with appreciation the additions to the staff report dealing with Goals 5 through 8. Thank you for the city's response to our concerns. Please keep us informed in a timely manner about later steps in the President's Parkway process, especially concerning the planned development overlay district and subsequent zone changes. egards, Jam R. Sitzman Fiel Representative R. Joe Kasten 9885 S.W. Ventura Court Tigard, Oregon 97223 March S, 1990 Dear Mayor Edwards, City Councilors, and Tigard Citizens: Subject: Presidents Parkway Due to the conflicting requirements of my business life, I will be traveling outside the United States on both March 5 and March 12, 1990. 1 sincerely regret this conflict in that it will prevent me from personally expressing my opinion concerning the proposed development of Presidents Parkway. However, I desire that my opinion be shared during the con- sideration of this subject by the Tigard City Council. In my opinion, the proposed development of presidents Parkway offers to the City of Tigard, a unique opportunity to redevelop a portion of our city. in particular, I see the following benefits from this proposal: 1. The area for this proposed development is logically positioned for commercial development.. C 2. The proposed development plan is well thought thru and is comprehensive is scope. 3. The proposed development will be functionally and visual- ly superior to piecemeal development which would otherwise be most likely to occur in this geographic area. 4.. The infrastructure in this area is now well below normal city standards and it not likely to be improved without a comprehensive development plan. 5. The proposed Protect can be accomplished without sub- -jetting the citizens of Tigard to any financial risk. 6. The proposed development will substantially increase the tax base of the City of Tigard and thereby reduce the future tax load for all Tigard citizens. Because of these benefits and others that 1 have not tried to enumerate, I believe that the proposed redevelopment into Presi- dents Parkway is in the best.-overall interests of the citizens of the city of Tigard. This development has my total support and I encourage my fellow council members to also support this project. S' ter ly,l R. Joe Kasten, Tigard City Councilor MEMORANDUM CITY OF TIGARD, OREGON TO: Honorable Mayor & City Council ch 9, 1990 FROM: Patrick J. Reilly, City Administrator SUBJECT: President's Parkway In response to the written and oral testimony received on the President's Parkway Urban Renewal Plan/Report and on the proposed amendments to the Comprehensive Plan Map and text change, additional changes have been proposed. These changes are enclosed in the attached packet. Packet Material Includes: - Revii_sed Agenda fr Marcia 12, 1990 - Agenda Item No. 5 (wive Plan Amerkoent - Text & Map) o Summary Page o Ordinance with Attachments (green pages) o March 9, 1990 Memorandum from Ed Murphy - Errata for Comprehensive Plan Text Change (Note: This supersedes March 4, 1990 errata pages distributed to Council at the March 5, 1990, meeting. Attached to this updated errata is a new "Map Two") o Findings and Conclusions from City Attorney (March 9, 1990) o Relevant Pages from the Draft Wetlands Inventory Comprehensive Plan Amendment: Map: It is recomTended that "Map Two" be modified to delete those parcels of land west of Greenberg Road and south of Highway 217 from the "master planning" requirement; i.e., those requirements noted in Section 11.8.1-11.8.6 of the proposed Comprehensive Plan Text Amendments. It did not seem necessary to subject those properties to the same restrictions, since they are not critical to the urban renewal program, and since the only reason they are in the urban renewal district is because certain traffic improvements may be made in those areas. Text: Some minor changes have been drafted to the Comprehensive Plan Text (Sections 11.8.1--11.8.6) that are for clarification. In addition, we have added a Section "G" that mentions the need to plan for the relocation of Metzger School or to make sure it is accommodated in the master plan if, for some reason, it is decided to have it remain. I believe this has been the intent all along. - Agenda Its No. 6 o Summary Page o Revised Ordinance Adopting the Development Plan (green pages) o Revised Resolution Accepting the Development Report (green page) Agenda Item No. 7 o Revised Resolution Referring Development Plan to Voters Additional. Mestima W (received prim to 5 p.m. 3/8/90) o Beaverton Pet Clinic - Gene and Vivian Davis Keyser Marsh letter (3/9/90) (Note: This letter is "confidential" pending review by the City Attorney.) PJR:cw i i r. 4. 5 AGENDA ITEM NO. i y 1 i 4 Y:=. • Wt;'~'LgeJ'p ~ 11J t1~NTOR.~1 A~ tA55G55 ,MC-.Nt, '~l~,tGt~T~ ~~C ~CSflv~c:.S, I . Wetland Hydrology Criteria. An area has wetland hydrology when, if the soils are mineral soils, the soils are saturated to the surface during an average rainfall year for a week or more during the growing season. In somewhat poorly drained soils, the water table must be above 0.5 feet; in highly permeable, poorly drained or very poorly drained soils, the water table is 1.0 feet or less from the surface; or in low permeability, poorly drained or very poorly drained soils, the water table must be within 1.5 feet of the surface to meet the criteria for wetland hydrology. Poorly drained or very poorly drained organic soils meet the criteria if the water table is usually at a depth where saturation occurs to the surface more than rarely. An area also meets the criteria if it is ponded or frequently flooded with surface water for a week or more during the growing season. ® The three criteria, vegetation, soils, and hydrology, must be met if an area is to be determined as wetland. A range of wetland indicators for each of the criteria, collected indirectly from aerial photographs, published maps, and other literature, or collected directly in the field at a particular site, either satisfy the mandatory criteria and the area is wetland or fail the criteria and the area is upland. 3.0 METHODS Wetland Identification and Delineation. The speck methods used to identify and ® delineate wetlands in the inventory process for the City of Tigard closely follows the recommended "Routine Off-site" approach in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands (FICWD 1989). Comprehensive, in-field, three-parameter technical boundary determinations were not conducted and were beyond the scope of this work. Although the routine off-site approach is a recommended method in the new manual for the identification and delineation of wetlands, we refer to the wetland areas identified in this stud as "Potentially Regulated Wetland". Therefore, wetland boundaries identified ~aas shown on the enclosed maps) are only approximate. They are, approximate because the method itself relies heavily on a compilation of available aerial photography and mapped data only (e.g., black and white, color and color infrared aerial photography, U.S.D.A. Soil Conservation Service Soil Survey Maps, a list of Hydric Soils for Oregon, U.S. Fish and Wildlife Service/National Wetland Inventory maps, large- scale topographic maps, etc.), thereby indicating the presence of wetlands, but not their exact boundaries. However, the method, and therefore the quality of the wetland assessment results, has been improved and strengthened by SRI site visits which provided "ground truthing" for aerial photographs, verification of wetland plant communities and species composition, drainage and drainage patterns, and topography. Further, we have identified some wetlands that are located in areas mapped as non-hydric soil. Such areas were identified and mapped as wetland on the basis of our on-site inspections where, in most cases, observations of a dominance of hydrophytic vegetation and proximity to significant hydrologic features (and, hence, sufficient water available for soil saturation) were recorded. Under these conditions, and on a site specific basis, it is our opinion that the wetland soils criteria would likely be met. As site specific land development or wetland conservation plans arise where definitive wetland boundaries are required for regulatory purposes, additional site data collection may be needed. Identifying wetlands in the City of Tigard study area was conducted in several phases. These phases included a review of color aerial photography, intensive study of detailed topographic sheets, identification and compilation of both hydric soils only (see SAU descriptions, maps, and summary SAU data sheets) and all soil types found in the Study Area (a set of summary soils data is provided in Table 1), review of 100.year floodplain maps, significant natural resources (previous Goal 5 work), parcel base/tax lots, and topographic quarter-section maps 1 inch = 100 feet), and National Wetlands Inventory (NWI) maps. All other known mapped data was acquired. Study Area Unit (SAU) base maps were developed to provide sufficient detail for wetland areas identified (see Appendix A). The 6/30/89 Parcel Base for the City of Tigard, scaled to 1" = 400 feet, was used as a base map for the study because of the ease of locating streams and wetland areas both on the map and in the field and also because of the significance of wetland areas to adjacent property owners. The overall study area was divided into seven SAU's: A, B, C, D, E, F, and ® G. An attempt was made to keep neighborhoods intact therefore the maps were P divided at significant roadways and railways where possible, and always along property boundaries. The following information has been plotted as overlays to the base maps: 1. 100-year floodplain boundaries. _ 2. Hydric soils. 3. USFWS NWI wetlands. 4. Potentially Regulated Wetlands. 5. Potentially Regulated Wetlands plotted over a black and white aerial photograph base. The City of Tigard provided a color aerial photograph, at approximately 1" _ 700', of the entire study area on which clear acetate overlays were used to draft hydric soils, floodplain, and NWI boundaries. An intensive study of the detailed topography of each of the SAU's provided clues to potential wetlands. Stream channels, depressional areas, and ponds (where indicated) were marked for further field study. Some areas of potential wetland identified on the topographic sheets either post dated the NWI information or were simply not mapped in that effort. Based on the degree of overlap between primarily topography and hydric soils, but also with relation to NWI and floodplain boundaries, an approximate wetland area was outlined on working field maps. These areas, roughly outlined, provided the starting point for on-site inspections. SRI began the field work portion of the study both concurrent with and subsequent to the mapping phase(s): In addition to collecting data for input to the WWHA analysis, field observations were made on weather conditions, topography, drainage, vegetation community composition and species dominance, and human activities. The boundaries of each potentially regulated wetland were then refined using the site specific observations made. Potentially regulated wetland boundaries identified in the field were marked on acetate overlays of 12 April 1989 black and white aerial photographic stereopairs to clearly indicate the boundaries. These identified wetlands were then transferred to the study area maps and to the larger parcel base map, scaled at 1" = 800', which includes the entire study area. Wetland Wildlife Habitat Assessment. A Wetland Wildlife Habitat Assessment (WWHA) was conducted. Qualitative descriptions for comparison purposes were made of each wetland area. The analysis was generally restricted to individual wetland areas, but where large, continuous wetland systems were encountered, such ~r as occurs along Summer Creek in the western portion of the City and along Fanno Creek, these areas were subdivided at points at which significant changes in habitat were found. These "break points" are, generally, where either the natural vegetation r community changes significantly (e.g., from a forested wetland to an agricultural = field) or where a mayor roadway or other human development segments the wetland. There are two parts to the WWHA methodology: 1) a narrative description ® of the site; and 2) a numerical rating of various wildlife habitat parameters. The guiding basis of the method is to identify the potential a given site has for wildlife. The system focuses on the fact that wildlife has three basic requirements for survival-- water; food, and cover. A sketch map of each WWHA area was drawn in the field and a host of habitat and wildlife observations were made on standard WWHA forms (developed by SRI with the assistance of Mike Houck, Portland Audubon Society; Ralph Rogers, U.S. EPA; Dennis Peters and Diana Hwang, U.S. Fish and Wildlife Service; Gene Herb, Oregon Department of Fish and Wildlife; and Esther Lev, Consulting Wildlife Biologist. These observations include: 1. A description of the location of WWHA unit. 2. An approximation of the size of the WWHA. unit. 3. Comments regarding the reasoning behind specific numeric ratings or for potential of the site for rehabilitation. ® 4. Seasonality of water features. A permanent water source may provide q® habitat for a certain type of wildlife on a year-round basis, while a more seasonal source may coincide with shifts in wildlife usage, community structure, etc. 5. Visual observation of water quality. Very slow moving water or stagnant water generally is not considered as having as high a value as water that is continually flushed through a system. From a wildlife habitat standpoint, moving water is usually not deficient of dissolved oxygen-- a condition which can severely limit species diversity. 6. Proximity of water to cover. Distances from a water source to wildlife cover has predation implications for certain species as escape routes may become limited, and cover adjacent to water is often climatically moderated by the presence of a water body. 7. Water type diversity. Some species prefer differing types of aquatic habitats, be they ponds, streams, or forested or emergent wetlands. The more diversity in water types a site has, the more species diversity can be expected. 8. Wildlife food variety. The greater the variety of food, the greater the potential for meeting thee requirements of more wildlife species. 9. Wildlife food quantity. Although the volume of food available may not necessarily mean a greater diversity of wildlife at a particular site, more food does generally mean that more individuals within a given species, or group of species, may be supported. 10. Wildlife food seasonality is a measure of food on a year-round basis. Habitats that can support wildlife throughout the year are often more valuable than habitats only used on a seasonal basis. ~r ® =S 11. Structural diversity of cover. Vertical stratification of vegetation (e.g., multi-layered systems with a ground layer of herbaceous cover, intermediate strata of shrubs, and an overlying canopy of saplings and/or trees) facilitates a stronger basis for supportfor a greater ' variety of species than a less structurally diverse system. I~ 12. The variety of cover types is important to wildlife from an escapement, foraging, and reproduction standpoint. An area having a wide variety of species important as wildlife cover (e.g., ash overstory, alder, willow, and spirea intermediate canopy, and a soft rush/slough sedge ground cover) will be more valuable than an area having a ' single cover type (e.g., a monoculture of reed canary-grass). 13. Seasonality of cover types. As with water and food seasonality, a habitat cover type will have more importance to wildlife if that cover is present year-round. Seasonality of cover types is determined primarily on the basis of the percentage of evergreen species versus coniferous species. Notes were also taken on human and other physical disturbances which included such factors as relative seclusion from or proximity to housing, traffic, and/or commercial or industrial activities. Removal of the physical components of habitat (water, food, cover) were also included. The individual scores among the various habitat components, were summed to arrive at a final score for a given site. Depending on the final site score, a class was assigned to the site with classes representing a predetermined range of habitat quality. The classes, from I through IV, in decreasing order of habitat quality (class I is highest, class IV is lowest) are defined as: Class I 76-96 High value) Class 11 59-75 Mod. high value) Class IR 34-58 Mod. low value) Class IV 0-33 11-ow value) The WWHA rating system is intended as an assessment of the relative value of wetland for wildlife habitat. It is not intended to provide a comprehensive environmental or functional analysis of each site. 4.0 STUDY AREA UNIT DESCRIPTIONS Study Area Unit A. This SAU is bounded by Scholls Ferry Road on the north beginning at its junction with Old Scholls Ferry Road on the west extending' northeastward to 121st Avenue. From this junction at 121st Avenue, the eastern boundary runs south to North Dakota Street and jogs east to a point in line with 115th Street and then due south to Fonner Street, following Former to 121st again. On 121st, at approximately the junction with Howard Drive, the southern boundary begins and runs due west along property lines to the limit of the study area. The topographic gradients of SAU A are most severe on the south near the base of the slopes forming Bull Mountain. This area is relatively steep and dissected, with five primary stream valleys contributing runoff to the northern I portion of the SAU ending at their confluence with Summer Creek in the north. The extreme western Portin of the area is low-relief, rolling hills dominated by B agricultural land. Residential areas are dominant in basically the eastern one-half of the area, with several such developments underway. The lowest hydrologic level in the SAU is Summer Creek. Summer Creek is, generally, a very low gradient stream and is a tributary to Fanno Creek to the east. Although large portions of the creek margins have been altered due to residential development and the placement of sewer lines, a large near-natural riparian and wetland corridor remain in the lower reaches. Summer Lake, a large pond modified from a pre-existing series of ponds and wetlands by development activities, is a dominant hydrologic feature of the unit. This is a shallow body of water surrounded by residential development on the north and open grassy park areas (and additional development in-progress) on the south. A low concrete dam impounds streamflow to form the lake. The broad floodplain extends eastward from the lake to 121st 1 Avenue. Just west of 121st, another set of two smaller ponds exist. Four hydric soil series have been identified in the SAU (SCS 1987) (see summary data sheets in Appendix A). In decreasing order of dominance (areal I coverage), these are: Wapato silty clay loam (mapping unit 43), Delena silt loam (16C), Cove silty clay loam (13), and Cove clay (14). The Summer Creek drainage is dominated in its upper (southern) tributaries by Delena silt loam. These soils are poorly drained, wet, organic Inceptisols limited to stream courses. However, a large j area of the extreme western segment of the SAU is dominated also by Delena soils-- I an area largely used for agricultural purposes. The middle sections of the tributaries to Summer Creek, as well as the upper reaches of the creek are dominantly Wapato silty clay loam. These are poorly drained, very wet, dark colored Mollisols that have ' developed in flood plains throughout the county. Scattered areas of poorly drained Cove clay soils are found also in the middle tributary reaches. These soils have a I very high content of "shrink-swell" clays-- expansive when wet and developing large j surface cracks to a significant depth when dry. Most common in the lower segments of Summer Creek is Cove silty clay, a poorly drained, wet, finely textured Mollisol with a high content of shrink-swell clays, but not as high as the Cove clay. In summary, much of the Summer Creek drainage has hydric soils, but these are generally limited to floodplains. I Study Area Unit B. The northern boundary of this unit is composed of Scholls Ferry Road, Hall Boulevard, and Oleson Road. The eastern boundary begins on the north at the junction of Washington Drive and Taylors Ferry Road, south on Washington to Hall Blvd. to Hwy. 217. The southern boundary follows Hwy. 217 to the grade of the old railroad near its crossing of 95th Avenue, continuing southwest I along the railroad grade to Tiedeman Road. The boundary follows Tiedeman to the property line north of Fowler Junior High School, then west to the limit of SAU A. The topography of this unit can be described as low gradient, rolling hill and I swales, with the dominant topographic feature being the relatively broad floodplain and somewhat incised channel of Fanno Creek. Fanno Creek and Ash Creek are the two major tributary streams crossing the unit. I Cove silty clay loam, Wapato silty clay loam, Huberly silt loam, and Verboort ' silty clay loam, are the hydric soil series in the unit. The characteristics of the Cove I and Wapato series are discussed above. Huberly silt loam are poorly drained Typic Fragiaquepts that have developed on stream terraces. This soil is not on the j I ' i i National list of hydric soils, nor is it on the State list of hydric soils. But the soil is ` listed as "hydric" on the more specific Washington County list of hydric soils and, therefore, for the purposes of this study, is considered as such. These are Inceptisols with an aquic moisture regime, having also a slightly cemented hardpan between 25- 38 inches depth. The hardpan layer is about 4 inches thick and is slightly impermeable to water. Verboort soils are poorly drained also, but are Typic Argialbolls that have i formed in the lowest "bottomlands". These are Mollisols that have a high clay content in the surface horizons (argillic layer), and that are extremely dark colored (almost black), with -a low chroma (dark colored) albic horizon immediately over the clay layer. The implications of the argillic layer to wetland determinations is that the clays tend to perch runoff above them and also will retain runoff (and therefore create conditions for anaerobiosis) well into the growing season. The distribution of the hydric soils in SAU B is primarily restricted to drainageways and floodplains. Much of the area of the hydric soils in the unit has been filled by residential and commercial developments. The largest single tract of t undeveloped hydric soil in a floodplain that remains is located adjacent to Hwy 217 just east of Greenburg Road and south of Oak Street. During the summer of 1989, however, most of this area has been covered by fill material in anticipation of a development project. and two small mitigation ponds were created (see SAU B data in appendix). Study Area Unit C. Occupying the northeastern corner of the Study Area, SAU C is bounded by Taylors Ferry Road on the north, on the east by the Willamette Meridian (Multnomah and Washington County line), Haines Road and Hwy. 99 on the south. The boundary continues southwest along Hwy. 99 to the Southern Pacific Railroad grade to Katherine Street (which parallels the property lines on an extension east of the southern limit to SAU B). i The topographic character of the unit is best described as rolling, low hills with low narrow swales and stream courses between them. Ash Creek dominates the hydrologic features of the unit, with only two other significant drainages apparent on the large-scale topographic sheets. The trend in slope (and drainage is generally from northeast to southwest. Cove silty clay loam, Huberly silt loam, Verboort silty clay loam, and Wapato silty clay loam are the hydric soils found in SAU C. The Verboort series dominate the drainage of Ash Creek, while the Wapato series underlies the tributary that merges Ash Creek from the east near Metzger Park. Cove silty clay loam is dominant in a broad band under a small tributary to Ash Creek which roughly parallels Hwy. 217 on the southern margin of the unit. Study Area Unit D. SAU D abuts SAU A to the north and has as its eastern boundary the same north-south extension in line with 115th Street. The southern and western boundaries are defined by the City limit and area of interest boundaries. Bull Mountain and its associated foothills stand out as the most significant topographic feature of this Study Unit. Indeed, the mountain dominates the a topographic features of the entire Study Area. Rising to an elevation of slightly over. 1 f AREA - B Hydric WWHA WWHA s Wetland # Acreage Major Plant Community soils* Score Class 1 Stream Typha, Juncus, Phalaris 43 25 4 t 2 4.61 Alnus, Fraxinus, Thuja, Acer 43 76 1 F' 3 14.36 Phalaris, Crataegus, Rubus 43,13 66 2 f. 4 2.96 Fraxinus, Rubus 43 62 2 f 5 7.56 Fraxinus, Salix,'Spirea, Phalaris 13 64 2 6,7 8.99 Crataegus, Fraxinus, Salix, Rosa 13 54 3 G 8 1.88 No adjacent vegetation 22,42 28 4. 9 2.62 Crataegus non-hydric, 13 32 4 ti 10 1.02 Fraxinus, Rubus, Equisetum 13 59 2' 11 0.17 Little adjacent vegetation 22 22 4 12 1.19 Typha, Rubus, Salix 42 45 3 13 0.29 Juncus non-hydric 6 4 14 6.09 Salix, Phalaris 13 60 2 S 15 0.28 Typha, Juncus, Alnus, Salix 13 27 4 1 16 0.19 Salix, Rubus 13 44 3 17 11.37 Fraxinus, Rubus 13 58 3 , *Soils Series Key No. Soil Name 13 Cove silty clay loam 14 Cove clay 16C Delena silt loam (3-12`Yo slopes) 21C Hillsboro loam (7-12% slopes) 22 Huberly silt loam 42 Verboort silty clay loam 43 Wapato silty clay loam r" .i WETLANDS WILDLIFE HABITAT ASSESSMENT 'C!0.5~ UNIT NOQ R21 cl CATF X y~ O c,k 217 ~'a key ISO. .54C ORE Q COMMENTS STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal Perennial 4------------------- - W Quality Stagnant Seasonally Flushed Continually Flushed T Proximity None Nearby Immediately Adjacent E to Cover 0- - 6 R Diversity One Present Two Present Three Present S M (Streams, Ponds, 2-----------------4------------ - ,O p Wetlands ~-<1 P rP' = t Variety Low Medium High y F 0-------- 4---- O Quantity Low Medium High y O 0--- ----4---- D Seasonality None Limited Year Round 0-------------------- 2 - - 2 Structural Low Medium High C Diversity 0--------------------4---------------------- O Variety Low Medium High V 0-------- 4---------------- E Seasonality None Limited Year Round R 0-------------------- 2 2 ADDITIONAL VALUES Physical High Medium Low t DISTURBANCE 0--- ---2--- Human High Medium Low 0------ 2-- ---4 INTERSPERSION Low Medium High 0----- - 3-- UNIQUE FEATURES Wildlife Flora 0-4 points each Rarity of Habitat Type ` Developed with the assistance of Mike Houck. Portland Audubon Society. Ralph Rogers U.S.E.P.A., Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser.. Geno Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant SCIENTIFIC RESOURCES, INC. WILDLIFE HABITAT FIELD NOTES Location: 2/7 Observer: S R H Time: r2iS-1315 Weather: Precipitation: ra'r);n Wind: ° Percent cloud cover: 100 Temperature: M;d Sos Physical Parameters: General topography: Degree and orientation of slope: Water features (pond, lake, stream ,stagna etc.) : S~re~M - nc~+ Gyp, c c~ !~C-~ Percent of site inundated by water: Major structures,.roads: Wildlife: Species observed (herps, fish, birds, mammals): Scr4 'T" J S ~!Ure - sYt"'I'mrd 14a d It K.1IdPQr / AMPr;rop, kE4rP1 Ro4'.n n/I~r'I~/1 1 GeI1~,l y~: ACS ned ~ 1Pc1 !r~~r~ W ocC p'Lc4 Sony S'rurraL4-l t4a(ASP forraLJ u riecd 131tiI (krr-o r;. WILDLIFE HABITAT FIELD NOTES, cont. Page 2 j Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement irrdeas: ~ru~GPGuf ~J.~~~ IQS;~ F~nuhi~lyf !4 fa ; q ~ Roro r~i-~~tG~G S~ ~yrnl~hrT ~r`stUfoc',!( C' 4r /'oe"l'l! ~rirG[&!~pa. QU_picqU ~jo'!~J404 P S ln~oln i s 1•4PU( '004'0/ t 4 U/1 rtl iC. i5 rS -Q V~~ p ~Q j Li A 4 S C) app fi ~i Gt.c~ r d ~-J an Q,--p6f i cC nor S te. /f C? a rc? C r? /lpur -~11p r rte, nOi J - - hr/1~t0 l-t'~•te1 - ~i F( W ~l i'/.t ran cl ,►~o~' ~ CP a ' . 4 r•?~t ~rn P G~ on4 /LPO' t.tSCG~ 1 /U~rir ooc h fo ,4S r! CC/ i / cl l ko2f . (rnr crC' u ~a a S IC-' (•ecl Key-&A w o-ocl Summary of Habitat Quality: Fa Ac L 44 Yh.P U--1aMA'n aR° h 11 k ;s LrA.p .w: ~rNFf~ C•ail ~+'1 uGtcl P( ~ c. S~ov2~1 :.v ~'c a~. Yk Observation points, different vegetation types, and water: f lor-J t12G)? f ct ~U CSrn4/I ~PCi o~u cy f S '~'/~°c+~ fr2Pl f~ PI L L L l R; WETLANDS WILDLIFE HABITAT ASSESSMENT' class .y UNIT NO. LOCATION ,'y Wu y 2 / ~ea~ (z~pgn ury SQ. FT. SCORE a - 2d. r-x:f / awn st. g8 F ~g COMMENTS STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal Perennial 4------- W Quality Stagnant Seasonally Flushed Continually Flushed •A 0 3 O T Proximity None Nearby Immediately Adjacent E to Cover 0---- ---------4 R Diversity One Present Two Present Three Present a Ponds, 2-------- 4------------ M l (Streams, Wetlands poVariety Low Medium . High E O Quantity Low Medium High i O 0------- ---4--- D Seasonality None Limited Year Round t Structural Low Medium High - C Diversity 0--------------------4--------- I O Variety Cow Medium High v E Seasonality None Limited Year Round R 0-------------------- ADDITIONAL VALUES Physical High Medium Low DISTURBANCE 0------------ ___2___ - ~ Human High Medium Low INTERSPERSION Low Medium High _ 0 - ---3- 5 UNIQUE FEATURES Wildlife Flora 0-4 points each Rarity of Habitat Type J Developed with the assistance of Mike Houck, Portland Audubon Society, Ralph Rogers U.S.E.P.A., Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser., Gene Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant SCIENTIFIC RESOURCES, INC. F C_ f,. t WILDLIFE HABITAT FIELD NOTES Location: 2/7 16reo7i" tZ.1, Observer: S 2 q E Time: I I yS -1200 F Weather: Precipitation: ra ~~~y k Wind: Percent cloud cover: /oo r 6 Temperature: !off SOs f Physical Parameters: 3 General topography: i Degree. and orientation of slope: j i Water features (pond, lake, stream, stagnant, etc.): yCc cn VVA4 r C Percent of site inundated by water: /00 Major structures,. roads: 1124rA~ ?G*11 Z/7 Wildlife: Species observed (herps, fish, birds, mammals): Ina114rd CEO-k) Graq~ &a-e Moro17 <-dd-err a e lfP~ rC;.~ fishP~ WILDLIFE HABITAT FIELD NOTES, cont. - Page 2 Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement ideas: (ta4q fq N! Joi/ la.s, 2asA n v a~ 9 P on laC S Su ;n A7 4 ( - 011d /zis USA! are 1?P rcmcv - C' o rC rr Or ~Y- .ate C,t o /7 441 2 fn s,' 1 - a„ r - ►b a, ~ `~'1'LQ. f ~ CY! c.f rYI G• rDb1 C ~ /G~'I~ S MP o lC if a+tli -e4 6A (td -14 -,,r Ui! `NAP Co rP{Pn , vt u r /10 Summary of Habitat Quality: area u ~ , f 44'r o" h,)( k WI) MCC, /'/0 o cJY~r C n -"u1 4k 0,7 ar f- :r•cc-t y-P~it r. ]~"u '7 .clo 9y~°' /S p~rlai!cp S C, - N Ske ch of site Q D Observation points, different vegetation types, and water: S S V i l c.JP4 l a iaj W rl PAC/ 1~\ C. ti;y~w p~ z a 7 ' ~O /27/'zf7 WETLANDS WILDLIFE HABITAT ASSESSMENT" ~ !ass UNIT NO. LOCATION de el) / •9 w-.y 217 SQ. FT. SCORE Q 2.62. 32 COMMENTS STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal Perennial 4------- - q W Quality Stagnant Seasonally Flushed Continually Flushed •A 0------- Z-0 T Proximity None Nearby Immediately Adjacent E to Cover 0 ----4---- g R Diversity One Present Two Present - Three Present I (Streams, Ponds, 2------- ----4-- 2 wpflc,~d Wetlands Wetlands Variety Low Medium High F 0------- ----4---- O Quantity Low Medium High O o-------- 4--- ----8 3 D Seasonality None Limited Year Round 0-------- 2 2 Structural Low Medium High G Diversity 0-------------------- 4 I O Variety Low Medium High V 0------- ----4---- - ! E Seasonality None Limited Year Round R 0-------------------- 2 2 ADDITIONAL VALUES Physical High Medium Low Adjcfem la,rJfil DISTURBANCE 0--------------2-- 1 tiwd Human High Medium Low 0----- --2-- ---4 Z INTERSPERSION Low Medium High 5 0----- 3- UNIQUE FEATURES Wildlife Flora 0-4 points each Rarity of Habitat Type _ 'Developed with the assistance of Mike Houck, Portland Audubon Society, Ralph Rogers U.S.E.P.A., Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser., Gene Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant SCIENTIFIC RESOURCES, INC. WILDLIFE HABITAT FIELD NOTES (3-9 Location: deAA I? 24wG) -2/7 a/74/ s%~e Observer: SRN Time: /200-12/5 Weather: Precipitation: Wind: o Percent cloud cover: 100 Temperature: ";C1 '50.s Physical Parameters: General topography: -Fla-' Degree and orientation of slope: dame) Csl.g h4l., ~w~+-t 217 Water features (pond, lake, stream, stagnant, etc.): s(>gso~ 411H W4 Percent of site inundated by water: 0 al -A,ro of ,"IUPY~ 90Aa-) € Major structures, roads: adj4tc14 1a,iJ.4'11 , h:y-11tuy z.r7 Wildlife: Species observed (herps, fish, birds, mammals): (lob,n C~cla~ tt)axcv;~q f(, WILDLIFE HABITAT FIELD NOTES, cont. Page 2 Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement ideas: II C r4~QegNf doll 1,755;; Frax;7NS /(g-A*fxjj.4 , a)tjpre-tjj /Ga rrY407G SNM!•~;o/oto/P4S 4/~4S i/7'~rt~~Nfp(/ Q~~ /l/QC~hO//H 7h,',5 u>f1 un4 ;s 04;x41ko410 Pea W-< Hawfho" 2 ; -ehp dcw;na S - Pci g:- C. ct y der ur1-4 /ytur 'ly'i5 ,/-e ~r f s 1 f e044,01 -~PCJ 4- a re 1 o J P✓ ct/ S C 1T ~i it Cji C S !1 ov)d . GU C"' OYP / r44/7v~ a cu /yl~tL F, 1:/7 h'C1 J. On ~4C alow4 ud' a s~' P - S If,' hwa Z/ 7 %t "7 f'l7 oe ark G~- Y,w (/t'/1th~iLi07(Q of t~/!~ C /'7f' G/7 W ^ r H s kw:g /yt.~tr / d-P07P k'117 CJ" Y-e'Tl* Y:t7 Summary of Habitat Quality: C- l a s.s I SP4J0/1 4 I /Lf c.U P n/ay P "r o kyt os 4 Skets,~ of site Observation points, different vegetation types, and water: • ~9nG Rd- ~ y y ds•4444 / p,• vPrs { WETLANDS WILDLIFE HABITAT ASSESSMENT' 1:. C (ass 2 UNIT NO. LOCATION 1q I'qrp,7 y "Ja y 217, so. FT. SCORE c~~ s%iPS Q- v G.t~ Q- r.o2 5 COMMENTS E E STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal Perennial 4------ - - q W Quality Stagnant Seasonally Flushed Continually Flushed .A • - 0------- ----3--- O T Proximity None Nearby Immediately Adjacent E to Cover 0 ------------4 R Diversity One Present Two Present Three Present ! 6 (Streams, Ponds, 2---------_---_- ---4----- ~P-~lofcA Wetlands 2 Variety Low Medium High I F 0--------- ---4---- O Quantity Low Medium High O 0------ 4--- - g D Seasonality None Limited Year Round 0--------- ----2--- - 2 I Structural Low Medium --High • C Diversity 0--------- 4--- $ 1 i O Variety L•ow Medium High V 0--------- ----4--- E Seasonality None Limited Year Round R 0-------------------- 2 i ADDITIONAL VALUES Physical High Medium Low 4d;u,4D4 lw,d~C-l DISTURBANCE 0------- Human High Medium Low 0----- --2- - 3 INTERSPERSION Low Medium High 0---- ---3- S UNIQUE FEATURES Wildlife Flora _ 0-4 points each Rarity of Habitat Type 'Developed with the assistance of Mike Houck, Portland Audubon Society, Ralph Rogers U.S.E.P.A., Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser., Gene Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant SCIENTIFIC RESOURCES, INC. WILDLIFE HABITAT FIELD NOTES n, - to Location: 'fa 14,' kway 217, aid s4e5 Q-° czic/ 6-9 Observer: SR!{ Time: ~2iS~- t2Y5 Weather: Precipitation: f- q;n;~y Wind: 0 r Percent cloud cover: ! ao Temperature:_ M ;c) SOs Physical Parameters: General topography: Degree and orientation of slope: Water features (pond, lake, stream, stagnant, etc.): r ..eQlO~lc~~~y vJPf Percent of site inundated by water: o u~ -A"., W o~lP~vv 2~t Major structures, roads: Qd;QCO1f 217 Wildlife: Species observed (herps, fish, birds, mammals): s wrp - s ti; olitod Ku.w k gC' I r ou h ; 4- / C~;chadee P4 6 F;c Trop F,-b.9 WILDLIFE HABITAT FIELD NOTES, cont_ Page 2 Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement lideas: F/c~all~lS ~u~Fa~'9 RN1tAS; Clcr~g~7.,^-^~IfGIS%) f2oS4 ltu~kdnp SNMD~cd~nlUiAUS~ A~b4~ SPirPa 9c()V~,~OSS-;i Sa~anv~n a~v~cvr)yra k Sw~: X t Pi/INI~o'~OrPloS9 ~/1Pq/~~ ~ . t: Y. 7'h%S d_ r ca,46.d -/a a%ki-Pnk s%k o 'c4I/ V i-PA erJ "'Id rt ! -r ff-ILC P n~ r.(o i"A WCLIi /VI -1 cr ( t au s - COMAM011 1A Ch Ca✓ i 01 PGJo~t 6.4 a c) iU r.j A sA4 Cell / o17u Of -IC i rNg1 ad,0YA7T '~O C.J_ a4[(P~Of~ Dint cs o►1!0 /LPUr~N 1n'~t'ls:o~ c,~,:/~r S%~~ Q - - g. 7 t' Summary of Habitat Quality: r ( g-(t 17 t4 d pr d ,#daJ .S2 4Jo A 0 i ,-;,4 P ci, f t t1P 'Gin ' i.V i 4a V14 Lm 4 E' Sketch of site observation points, different vegetation types, and water: $ zr7 i F Na, l.~Iv WETLANDS WILDLIFE HABITAT ASSESSMENT ~ lass =1 UNIT NO. LOCATION ~j5+ AVP vc V. 17eo SQ. FT. SCORE ` -2 AA-1 COMMENTS STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal -_-Perennial 4------ 9 W Quality Stagnant Seasonally Flushed Continually Flushed -A • • 0------ ----3--- O T Proximity None Nearby Immediately Adjacent E rDiversity ver 0 ------__-q~_ 4 R One Present Two Present Three Present ms, Ponds, 2 ---4--------- ~,,;J i • nds ~ Variety Low Medium High F 0-------- 4--- O O Quantity Low Medium High O 0------ ---4---- v D Seasonality None Limited Year Round 0-------------------- 2 - I Structural Low Medium High - C Diversity 0-------------------- 4 O r O Variety L'ow Medium High V 0-------- ----4--- O i E Seasonality None Limited Year Round R 0-------------------- 2---- O f ADDITIONAL VALUES E Physical High Medium Low DISTURBANCE 0----- --2--- - 3 Human High Medium Low 0------ --2-- 2 INTERSPERSION Low Medium High 0---------------- 3 UNIQUE FEATURES Wildlife Flora 0-4 points each Rarity of Habitat Type Developed with the assistance of Mike Houck, Portland Audubon Society. Ralph Rogers U.S.E.P.A- Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser.. Gene Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant i SCIENTIFIC RESOURCES, INC. WILDLIFE HABITAT FIELD NOTES ,h Location: z(95 Awe. Os~C Sf ,,e4~ ~:y~r.y 7 ~'rfte") (X-n Observer: SRhf i Time: t//5 - l/30 t Weather: Precipitation: Wind: O ' Percent cloud cover: fo() Temperature: few SQs Physical Parameters: General topography: Degree and orientation of slope: Water features (pond, lake, stream, stagnant, etc.): eU to f Percent of site inundated by water: wo Major structures,.roads: 17e 16 RJ-~ o~d toci~ 217 Wildlife: Species (observed (herps, fish, birds, mammals): Mel art WILDLIFE HABITAT FIELD NOTES, cont. Page 2 a - , Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement ideas: SuliX S-IcO l Q 'vim a ~'1a: ~a 2 Hko <C,717ec ' 4~7/- e x u e c Q aee hiU !n i n S _ at~S~uM_ Ju.1 C"44 S . /IAAo /in fA C. elp ar U a Scr. ~'LtPr'% o^. 7~~ vt1P+ 2 for /te 2 c.~~-to `~'h1t 4; 1~ l0 a r. ,'n c, 71'L ne n~ rlrc uJa sin a n ~f'he rA , t: Summary of Habitat Quality: 6lo Y~"r1A'~t !1. ;r ! V-f r icv:('~~r laL 7V 4,- wt U ~T ~o oit - S r/1 G /Yl tit O/ e VU u4 z E~ v &1SS'~'~S' h o f Site t, ' } Observation points, different vegetation types, and water: o4k S-~ `t W i i BY .f I 1 i i.. / rprl C-e ; 1 / 1-7 a: ro WETLANDS WILDLIFE HABITAT ASSESSMENT* Class 3 UNIT NO. LOCATION j ~dQ c7~+' ry:~ 3 ^ ~ Z << ~ ~ • SQ. FT. CORE COMMENTS STAFF DATE COMPONENT DEGREE SCORE COMMENTS Seasonality Seasonal Perennial 4 8 W Quality Stagnant Seasonally Flushed Continually Flushed •A 0------- ----3--- Q T Proximity None Nearby Immediately Adjacent E to Cover 0 -------4---- - g R Diversity One Present Two Present Three Present (Streams, Ponds, 2--------------4------- Wetlands 4 t Variety Low Medium High y O Quantity Low Medium High O 0------ ---4---- D Seasonality None Limited Year Round 0-------- Structural 2 i Structural Low Medium High - ; C Dive rslt 0-----------------4---------- ?j O Variety Low Medium ------High V 0------ ----4---- - 1 s E Seasonality None Limited Year Routed R 0------- ----2---- 2 ADDITIONAL VALUES Physical High Medium Low DISTURBANCE 0-------------2-- 3 Human High Medium Low 0 -2- 2 INTERSPERSION Low Medium High 0 - 3--- UNIQUE FEATURES Wildlife Flora 0-4 points each Rarity of Habitat Type 'Developed with the assistance of Mike Houck, Portland Audubon Society, Ralph Rogers U.S.E.P.A., Dennis Peters & Diana Hwang, U.S. Fish & Wildlife Ser., Gene Herb Oregon Dept. of Fish & Wildlife, Esther Lev, Biological Consultant r SCIENTIFIC RESOURCES, INC. WILDLIFE HABITAT FIELD NOTES (~-12 Location: ^jq j Oa S rJac~r ~,;y1,wG y 2. ~7 ..Sate P~~ po n observer: -fly Time: 11,30 Weather: Precipitation: ru%'►~^Q Wind: Percent cloud cover: X00 Temperature: 1r,,d SOs Physical Parameters: General topography: Degree and orientation of slope: Water features (pond, lake, stream, stagnant, etc.): r~ Percent of site inundated by water: (yD Major structures, roads: Wildlife: Species observed (herps, fish, birds, mammals): S+arI,/) I&L" e7 t0,1 - 4Jlled lAats-~ ulrPl) C,rdwII 40U.S P S1q4 rf" OGrl - eyed U►ood owk WILDLIFE HABITAT FIELD NOTES, cont. i Page 2 Habitat Description: List of important plants for wildlife use, dominance, plant, wildlife relationships, vegetation diversity, stratification, and seasonality, interspersion with other areas, water sources in relation to vegetation, seasonality, and flushing, disturbance, enhancement ideas: Zak , /gA,&l; cl flu4y.I, Q144"") 01gjC4Myro, ~N~iSyS Sc.a rl c( ~ 541,•x( rpi4iPyK( clcuy~9,Ci . lJ rr ; r t a o c QUO f vU; !L n r 14 % 0,1 p eTV 'CVICJ CT 750 C*1 C Lt ra e - Lop/"p ! /YlGlJ 17 uJ+~~ ; Wcoj Q. a, k,11 her Summary of Habitat Quality: daps* r a,. P,t r.(p uA' c.U.r _ pry V)JOOi t?« c Co~+ g - ~~'l r✓ grSli c• Sketch of site R~I2 S observation points, different vegetation types, and water: oak Sf i i • Ss~ s - k~s C2 _ FP-, Ce ` be/ S guys ~ (sneen~urcq Tc. F_x;4 Wqg Luay Z17 Sw N 80R0ER5 STREEY' _~}.fI'Ar': t~ 4.ii a -4 s : r•,' CRESCENT GROVE 5,W I , LENMANN STREET ,r'. • t.==CEMETERY===:" ! II _ i- P w X.r tn.T,Y II Sw _ I a ORAL STREETr k iy`.s= I r 4 Q. 111''.. r I I 13• IMAPIELEdr Sl u - •'r, ~•:`?vf.'':~ .;t . ra~ r'~:&~ ~iv~ Vii;;:; . FF Ste' % I AK ST. ~ a ,"1R('~+~ ♦ • t. ~r a r'J' ' r ti{ i WVA -r, t•t-;• r :.Y . -AL R7, fi' 'r s.w i stia0r LN. n ~ + M THORR. 'IXsr.♦~,{~,rr, t;~ ~ r .ice 1W6 •Y'~I~st~:: . ♦r. r:Khyt ~ WETLAND INVENTORY S. ASSESSMENT k° cw ~t 13 , CLIENT: SRI PROJECT t 89034 City of Tigard ;Study Area-8 Drawn by: L. Anaii.o~ C.- 03/12/90 14:47 0503 684 7297 CITY OF TIGARD ~ 001 ACTIVITY REPORT TRANSMISSION OK TRANSACTION # 4145 CONNECTION TEL 2432944 CONNECTION ID City Attorney START TIME 03/12 14:46 USAGE TIME 01'19 PAGES 2 03/12/90 14:58 $503 684 7297 CITY OF TIGARD l7j001 ACTIVITY REPORT TRANSMISSION OK TRANSACTION # 4146 CONNECTION TEL 2260383 CONNECTION ID G3 START TIME 03/12 14:57 USAGE TIME 01'04 PAGES 2 03/12/90 13:44 $503 228 7234 DLCD/OCEAN CITY OF TIGARD 2001 x k Department of Land Conservation and Development Portland Field Office: rrMGOLOSCH=T 320 SW STARK, RM 530, PORTLAND, OR 97204-2684 PHONE (503) 229-6068 Main Office: 1175 COURT STREET NE SALEM. OREGON 97310.0590 OHOHfid=3rj4= FAX COVER SHEET Date Document Sent: '510- 190 Time sent: Charge t0: Ocean TO: - AGENCY/COMPANY: MACHINE PHONE NO.: [U~ 4- ( . OF PAGES (INCLUDING COVER): 3_ NO FROM: DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 320 SW STARK, ROOM 530 PORTLAND, OREGON 97204 TO VERIFY Naive: JIM SITZMAN Verifv Phone No- (503) 229--6068 Fax No. (503) 228-7234 SPECIAL INSTRUCTIONS: s 03/12/90 13:45 x'503 228 7234 DLCD/OCEAN CITY OF TIGARD 121002 ; t i i i Department of Land Conservation and Development a Portland Feld Office: 320 SW STARK, RM 530, PORTLAND, OR 97204-2684 PHONE (503) 229-6088 OOVEPAIM Main Ofte: 1175 COURT STREET NE SALEM, OREGON 97310-MW v~a~s.aa6o March 9, 1990 Jerry Offer, Development Review Planner City of Tigard Planning Department PO Box 23397 Tigard, OR 97223 Dear Mr. Offer: We have discussed with Mr. John Spencer and you the comments in our letter to the city of Tigard dated February 23, 1990 regarding proposed plan amendment CPA 90-01. This letter is to confirm these conversations for the public hearing process. We have reviewed revised language for Section 11.8 Neighborhood Planning Organization # 8, which includes findings and plan policies 11.8.1 through 11.8.6. These amendments are adequate to satisfy the concerns we raised in part one of our February 23 letter. Regarding part two of our letter, we have reviewed the memorandum of March 1, 1990 from Ed Murphy to the Mayor and City Council setting forth amendments to the staff report. The statement on Statewide Goal 10-Housing, in addition to our conversation with you, satisfies our concern about continuing compliance with housing Goal requirements. We understand the information in the March 1 memorandum to mean that the current plan has an excess of 285 housing units prior to this amendment. The current zoning permits approximately 495 units. The balance of 210 units is provided for by the opportunity for second story and above housing in the CP zone. This assumption is reasonable given the relatively small number of units involved. However, the city should note that prior housing construction does not support the notion that the CP zone will yield large numbers of new units. The benefit of the CP zone is limited therefore as a factor in complying with the Goal 10 rule. As a result, if the proposed amendment is approved, the city will be very close to the required 10 units per net buildable acre. In addition to the inclusion of the Goal 10 statement, we note with appreciation the additions to the staff report dealing with Goals 5 through S. 03/12190 13:46 $503 228 7234 DLCD/OCEAN CITY OF TIGARD 003 Thank you for the city's response to our concerns. Please keep ~ us informed in a timely manner about later steps in the E,. President's Parkway process, especially concerning the planned development overlay district and subsequent zone changes. egards, Jam R. Sitzman Fiel Representative y i i AGENDA ITEM NO. 6 i r. AGENDA ITEM NO. 7 MAR- C-0-so F'R I 1 4 3S O R E& C 5 0 3 2 4 3 2 S44 P 0 2 Eeu.1 5ed ' i CITY OF TIGARD, OREGON RESOLUTION NO. A RESOLUTION OF THE TIGARD CITY COUNCIL CALLING FOR A SPECIAL ELECTION TO SUBMIT TO THE REGISTERED, QUALIFIED VOTERS OF THE CITY THE PRESIDENT" S PARKWAY DEVELOPMENT PLAN AND THE AUTHORITY TO USE TAX INCREMENT FINANCING AS A METHOD OF FUNDING ACTIVITIES SET FORTH IN THE PLAN WHEREAS, the City Council held a public hearing to consider the President's Parkway Development Plan on March 5, 1990; and WHEREAS, the. City council adopted an ordinance approving the President's Parkway Development Plan on March 12, 1990; and WHEREAS, the Charter of the City of Tigard contains a provision prohibiting the City from using tax increment financing as a method of paying the debts and obligations of an agency established under the provisions of ORS 457 without approval of the voters of the city at a regular or special city election held in May or November; NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: Section 1. An election is hereby called in and for the City of Tigard, Washington County, Oregon on Tuesday, May 15, 1990, between the hours of 7:00 a.m. and 8:00 p.m. Section 2. The following ballot title and explanation is hereby approved and the following measure shall be printed on the official ballot as set forth below. CITY OF TIGARD PRESIDENT'S PARKWAY DEVELOPMENT PLAN Question: Shall the President's Parkway Development Man be approved? Explanation: The President's Parkway Plan includes waterway, transportation and other public improvements within the Development Area. The boundaries of the Development Area include Highway 217 on the south, Hall Boulevard on the east, Locust Street on the north and Greenburg Road on the west. The Plan does not authorize new or additional taxes. Property tax revenue received on any newly created value ("tax increment" revenue) will be used to pay for a portion of the public costs associated with the Plan. ( RESOLUTION No. 9o - PAGE 1 MAR- 9-90 FrR I 1 4 -.39 ORea c 503243 944 R - i03 Section 3. The election will be conducted by the Washington County Elections Department, which department shall establish polling places, precincts, and election boards for such election. Section 4. The City Recorder is hereby authorized and directed to certify in the manner provided for by law to the Elections Director of Washington County, Oregon, the foregoing measure for inclusion as apart of the regular ballots to be prepared by the Elections Director for voting at all precincts within the City of Tigard at the special election on May la, 1990. Section a. The City Recorder shall be, and is hereby authorized and directed to undertake all necessary and conVenient acts to facilitate the inclusion of this measure on the May 15, 1990 special election ballot for the approval or rejection of the qualified voters of the City of Tigard and is further authorized and directed to give notice of receipt of the ballot title as required by ORS 250.275, by publishing said notice in the Tigard Times on March 15, 1990. Section 6. The City Recorder of the City of Tigard is hereby ordered and directed to post notices of said election in one place in each voting precinct of the City. These notices shall be posted at least ten (10) days before the date set for the election. The City Recorder shall give additional notice of the aforesaid City election by publication in the Tigard Times, being a newspaper of general circulation in the City of Tigard, Oregon, once each week for two consecutive weeks, the first publication to be not less than ten (10) days before the election. The notice shall contain the ballot title under which the question will appear on the ballot and shall set forth the time and place of said election. This Resolution adopted this day of March, 1990. Mayor ATTEST: City Recorder APPROVED AS TO FORM: City Attorney tm~dltigard~Urbanren.res RESOLUTION NO. 90 PAGE 2 ADDITIONAL WRITTEN TESTIMONY 3eavectow At CAN& GENE DAVIS, DVM TOM SAGER, DVM 4550 S.W. LOMBARD AVENUE BEAVERTON, OREGON 97005 (503) 646.6101 FROM: Gene and Vivian Davis March 6, 1990 TO: City Council Presented for Public Testimony We urge you to pass ordinance #90 and put it on the ballot. Our reasons are mostly traffic in nature. Last night Nancy Tracy said, "Every connecting residential street in the area is adversely being impacted. She is right but the solution is not hold back the tide but direct it so we truly can and will be the best planned city in Oregon. We do have fears in this regard. We've spent ten years and a fortune, (1) rezoning while in the county, (2) annexing, thereby preparing the way for the whole area to have an opportunity to benefit from amenities provided by Tigard, (3) Clearing, widening and deepening Ash Creek from Highway 217 to 89th, to the specification of the Ash Creek Drainage Master Plan produced in 1986 through the direction of the Washington County Department of Land and Transportation in conjunction with the City of Tigard among many agencies. Thereby, we have eliminated flooding in our area. (4) mitigate the wetlands by producing two lakes with four islands, when one lake containing two island and one retention pond were required. We've fenced :hem to keep the cattle off. Much of what Mike Houck and Nancy Tracy said in regard to that issue was not true. We personally do not need the Urban Renewal District for rezoning at this time because we have about ten acres already OP which hopefully will be developed with or without the URD and before other portions are rezoned. We want Tigard to be the number one City for livability and transportation. It's time we realized where a person works is where he lives as much as where he sleeps. Oregon has more than 50% of her land in public ownership. That is almost all devoted to wild life habitat. Can't we the people, have some of it for our quality of life. Please approve this ordinance and put it on the ballot. Than o ~ ~/~/~%1 Gene and Vivian Davis U ? ,f!"~~ a MAR t )J. ~I1 I' 1 ~ L 43eaveeta`t Pet eieimk GENE DAVIS, DVM TOM SAGER, DVM 4550 S.W. LOMBARD AVENUE BEAVERTON, OREGON 97005 (503) 646.6101 FROM: Gene and Vivian Davis March 6, 1990 TO: City Council Presented for Public Testimony We urge you to pass ordinance #90 and put it on the ballot. Our reasons are mostly traffic in nature. Last night Nancy Tracy said, "Every connecting residential street in the area is adversely being impacted." She is right but the solution is not hold back the tide but direct it so we truly can and will be the best planned city in Oregon. We do have fears in this regard. We've spent ten years and a fortune, (1) rezoning while in the county, (2) annexing, thereby preparing the way for the whole area to have an opportunity to benefit from amenities provided by Tigard, (3) Clearing, widening and deepening Ash Creek from Highway 217 to 89th, to the specification of the Ash Creek Drainage Master Plan produced in 1986 through the direction of the Washington County Department of Land and Transportation in conjunction with the City of Tigard among many agencies, Thereby,.we have eliminated flooding in our area. (4) mitigate the wetlands by producing two lakes with four islands, when one lake containing two island and one retention pond were required. We've fenced them to keep the cattle off. Much of what Mike Houck and Nancy Tracy said in regard to that issue was not true. We personally do not need the Urban Renewal District for rezoning at this time because we have about ten acres already OP which hopefully will be developed with or without the URD and before other portions are rezoned. We want Tigard to be the number one City for livability and transportation. It's time we realized where a person works is where he lives as much as where he sleeps. Oregon has more than 50% of her land in public ownership. That is almost all devoted to wild life habitat. Can't we the people, have same of it for our quality of life. Please approve this ordinance and put it on the ballot. t _ Than !5,o Gene and Vivian Davis nft { MAR 09 '90 14:31 P.1 KEYMER MARSTON ASSOCIATES, INC. Golden Gateway Commons 55 PacNIC Avenue Mail San Francisco, Caliibmie 94111 Telephone Number. 4151398,3050 Fax Number. 4151397-5085 TELECOPIER COVER LETTER PLEASE DELIVER" THE FOLLOWING PAGES TO: Name: T'~ Ll~, ft (e Firm; ~ 9~-N-~-~- ! r a Location:, From: ? I5 e 1 1✓ rr2G om G r1 Total Number of Pages (including cover letter); Comments: We are transmitting from a Ricoh Rapicom 205 Telecopier PLEASE CONTACT US IMMEDIATELY IF ALL PAGES OF THIS TRANSMISSION ARE NOT RECEIVED. Date: 9- 90 Time: ~ ~psP'"" Operator:' Receiving Fax _l 50 15 MAR 09 '90 14:31 P.2 KeyserMarstonAssociat+~sInc. Timothy C, Kelly Golden Gateway Commons A. Jerry Keyser 55 Pacific Avenue Mall Kate Earle Funk San Francisco, California 94111 Robert J. Wetmore 415/398.3050 Fax 415/397.5065 Michael Conlon Denise E. Conley LOS AN©ELES 2131622-BOOS Richard L. Hotti Calvin E. Hollis, II SAN DIEGO 619/942.D380 Heinz A. Schilling March 9, 1990 Mr. Patrick Riley City Manager City of Tigard 13125 S. West Hall Blvd. Tigard, Oregon 97223 RE: PRESIDENT'S PARKWAY PROJECT Dear Pat: In accordance with your request, Keyser Marston Associates, Inc. (KMA) has undertaken an evaluation of the project's development economics to determine whether the developer's request for financial assistance is warranted. Our general approach was to look to see whether the proposed deal provides for a reasonable level of return to the developer. An extraordinary return to the developer, when generated in whole or in part by the public investment, would indicate an unwarranted subsidy to the project. In analyzing this project we have relied on the developer's submittal of financial proforma statements as the basis of our analysis. The developer submitted an analysis for a single 310,000 sq.ft. office building. We have reviewed the developer's assumptions for reasonableness based on phone calls to local brokers, review of published office market data, and visual examination of the site and surrounding market area. At this point in our analysis, we have not generated any extensive independent proforma analysis. This may become necessary when we evaluate the developer's ability to fund infrastructure improvements once the project is established and has appreciated in value during later project phases. Proposed Project and Request for Assistance The proposed project is a commercial development of approximately 2 million square feet on 70 acres. It is located adjacent to Trammel Crow's Lincoln Center project. According to the developer, the development program includes office buildings in both highrise and low rise configurations, a hotel, and retail uses. The development will be built over at least a 10 year period. RealEstatePredevelol meent&Eva1ustimServxces TIGAR004.LTR INNINE MAR 09 '90 14:32 P.3 Mr. Patrick Riley March 9, 1990 City of Tigard Page 2 The developer is requesting financial assistance in funding road and utility infrastructure and wetland improvements. Total infrastructure improvement costs are estimated by the developer at $37 million or approximately $18 per square foot of proposed building area. The developer has proposed that these costs be financed by the property tax increment generated from the project. Review of Market Conditions KMA has contacted several brokers, has reviewed several market reports, and has visited the site and surrounding area. The following is our preliminary assessment of overall office market conditions. The Washington Square submarket has approximately 1.2 million sq.ft. of office space as of mid 1989. Vacancy rate is reported at 14%. This submarket constitutes 15% of the total suburban office market. The total suburban markets absorbed over 500,000 sq.ft. during the first three quarters in 1989. The brokerage community generally feel that the increasing availability of space and higher vacancy rates during the 1980's has reversed. The 12 story Lincoln Tower building in the Washington Square submarket represents the tallest building in the suburban market. It is reportedly fully leased. Effective lease rates range from $13 to $17 per square foot. The higher lease rates are realized in the prestige class A office buildings such as Lincoln Tower. Class A office buildings typically have preleasing committments at around 25%. Land values are estimated in the $8 to $12 per sq.ft. range. The developer has estimated a $7 per sq.ft. land value for the first office building. Approximately 400,000 sq.ft. of office space is proposed to be developed over the next few years in the Washington SquArr. RnhmArlcnt, This represents approximately 33% of the total existing inventory in this submarket. The overall message seems to be that the suburban markets are now starting to become competitive with downtown. Demand for office space in the Portland market has increased dramatically in the last several years. This demand is reportedly from corporate relocations, establishment of regional offices and growth of the professional office user. `11GARW4.LTR i R MAR 09 '90 14:32 P.4 Mr. Patrick Riley March 9, 1990 City of Tigard Page 3 Developer's Project Economics The developer has provided a proforma for a 310,000 sq.ft. office building. We have evaluated this proforma for reasonableness and in doing so have taken exception to several cost items. These are summarized below: • The developer assumes shell construction cost at $43 per square foot. This estimate seems very low for a 15 story class A office building. For purpose of this analysis, we have assumed $55 per square foot. This number is probably still conservative. • The developer appears to assume some combination of surface and structured parking for this building. Given that this office building is a first phase component and the land value is $7 it makes more economic sense to develop all surface parking. At a later date, the surface lot could be redeveloped with an office building and a parking structure. Our analysis assumes all surface parking. • The developer assumes a 12 month construction period. Our experience indicates that a 18 month period is more realistic. • The developer has assumed that the cost of the entire project is financed. As a result, the proforma shows over $8 million in operating deficits during the first two years. If the permanent loan is sized based on 75% of the project's value, then we estimate the operating deficit at approximately $2.2 million. • The developer assumes that the building will be fully leased within 24 months but does not indicate any preleasing. For purposes of our analysis, we have assumed the same 24 month lease-up period but with 25% of the building preleased. Given these major exceptions, we have estimated total development costs at approximately $36 million or $120 per square foot of building area. Table 1 provides a summary of the development costs. Our cost estimate is approximately 5% less than the developer's $38 million estimate. V TIGARN4.LTR MAR 09 '90 14:33 P•5 Mr. Patrick Riley March 9, 1990 City of Tigard Page 4 The developer has indicated effective fully serviced rents at $16 per square foot at full occupancy, Based on our brief market evaluation, it appears that $16 per sq.ft. is conservative given that this proposed office budding is not scheduled to open until 1992. For purposes of our analysis, we have assumed a $17 per square foot rent at stabilized occupancy. Based on this income and a $5.50 per sq.ft. operating expense allowance, we' estimate net income before debt service at $3.5 million. As can be seen in Table 2, the developer's Return on Investment (ROI) based on the above costs and income is estimated at 9.7% at stabilized occupancy. Generally, we see a target ROI that ranges from 10015 to 11%4 at stabilized occupancy. This return clearly indicates that the project is not able to fund any additional costs such as for road and utility infrastructure improvements in the near term. Longer Term Development Horizon Our analysis clearly shows that the developer cannot afford to fund the required infrastructure improvements in the early stages of the project. The question that still remains is whether the developer will be able to contribute to these costs once the project has matured and appreciated in value. Since this project is anticipated to be built over at least a 10 year period, it is not unrealistic to take the position that the project at some point may be able to fund a portion of the infrastructure improvements. As a next step, KMA would suggest developing a proforma that covers the entire buildout period. In this way, we can evaluate the developer's return over the life of entire project and take into account the impact the later phases will have on the project economics. Once we understand this impact we can then help structure a formula whereby the City could recapture a portion of any extraordinary profit. Very truly yours, KEYSER MARSTON ASSOCIATES, INC. Denise E. Conley Mark J. Callan cc: Mr. Oliver Norville TIOARW4.LTR MAR 09 '90 14:33 P.6 TABLE 1 E8TWTED DEVELOPMENT COST'S OFFICE EuLDM PROTOTYPE Bull ins Profile Gross Building Area: 310,000 SF Not Leasable Area: 300,700 Number of Stories: 1!3 Land $2,945,000 0) Direct Cogs Shell 310,000 $F @ $55/SF $17,050,000 Perking 1,550 spaces Cal $500/SF 775,000 Landscaping 310,000 Tenant Improvements 300,700 SF 0 $15/8F 4,500, $22,600,000 Indirsct Costs Arch, Eng. Permits & Fees $ 1,400,000 Interest During Construction 2,800,000 Interest During LeawUp 2,250,000 Financing Fees 540,000 Legal/Accounting 200,000 Leasing Fees 1,500,000 Taxes/Insurance 1001000 Development Management 700,000 Contingency 1.100.000 $10,400,000 TOTAL $35,945,000 Per sq.ft. of GBA $120/8F rl~ Provided by the developer. source: Keyser Marston Associates, Inc. March 1950 Trammell Crow T10AROnTBL MAR 09 190 14:34 P.7 TABLE 2 c RETURN ON INVESrhEENT - OFFICE BUR DING PROTOTYPE Net Income Before Debt Service (1) $ 3,500,000 Total Development Cast (1) $36,000,000 Project ROI (Net Income/Cost) 9.7% Target ROI 10.01YO-11.0% (1) Assumes $17 per sqA fully serviced rents. Expenses estimated at $5.50 per sq.ft. Source: Keyser Marston Associates, Inc. March 1990 TIGAROnTBL APPENDIX A PRESIDENT'S PARKWAY CPA BUILDABLE RESIDENTIAL LANDS INVENTORY Plan Buildable Parcel number Designation Acres SF Units MF Units Units 1S135AA 00401 11 0.27 0 0 1 00500 Medium 0.82 1 0 8 00590 1.10 0 0 13 00600 Low 0.19 0 0 0 00800 0.34 1 0 0 00802 0.29 1 0 O 00803 0.20 1 0 0 00804 0.21 1 O 0 00805 0.37 1 0 0 00806 0.19 1 0 0 00900 0.52 1 0 1 00901 0.52 1 0 1 00902 0.16 1 0 0 00903 0.16 1 0 0 00904 0.16 1 0 0 00905 0.15 0 0 0 01000 1.20 0 0 6 01001 0.16 1 0 0 01002 0.16 1 0 0 01100 " 0.17 1 0 0 01101 0.41 1 0 1 01102 0.18 1 0 0 01200 Medium 0.38 1 0 3 01301 Low 0.10 0 0 0 03700 0.39 1 0 0 03701 " 0.34 1 0 0 03702 0.35 1 0 0 03703 0.35 1 0 0 03704 0.24 1 0 0 03705 0.24 1 0 0 03707 0.30 1 0 0 03800 0.94 1 0 3 03900 0.26 1 0 0 03901 0.44 1 0 1 03902 0.75 1 0 2 04000 0.41 1 0 1 04100 0.18 1 0 0 04101 0.25 1 0 0 04200 0.73 1 0 2 1S135AB 00100 Low 5.74 0 0 28 00202 0.22 1 0 0 00203 0.24 1 0 0 00204 0.35 1 0 0 00400 0.69 0 0 3 02800 0.12 0 0 0 02901 0.57 0 0 2 Plan Buildable Parcel number Designation Acres SP Units My Units units 03200 0.71 1 0 2 03201 0.18 1 0 0 03203 0.30 1 0 1 03205 0.16 1 0 0 03300 0.95 0 0 4 03302 " 0.22 1 0 0 03303 0.22 1 0 0 03304 0.22 1 0 0 03401 0.43 0 0 2 03403 0.29 1 0 0 1S135AC 03500 0.31 1 0 0 03600 0.12 0 0 0 03700 0.25 1 0 0 03800 3.58 1 0 16 03900 0.25 1 0 0 04000 0.38 1 0 0 04100 2.86 1 0 13 04200 4.25 1 0 20 04300 0.34 1 0 0 04400 2.96 1 0 13 1S135AD 00900 Medium 1.46 1 0 16 00901 0.34 1 0 3 01000 0.79 1 0 8 01100 Low 0.55 1 0 1 01101 0.23 1 0 0 01102 0.16 1 0 0 01103 0.80 1 0 3 01200 1.91 0 0 9 01301 ^ 0.29 1 0 0 01302 0.29 1 0 0 01303 0.44 1 0 1 01400 part 6.56 0 0 32 01500 0.79 1 0 2 01600 part 0.34 0 0 1 01701 0.24 1 0 0 01702 0.51 1 0 2 01703 0.16 1 0 0 01705 0.16 1 0 0 01706 0.22 1 0 0 01800 0.88 1 0 3 01801 0.43 1 0 1 01900 0.44 1 0 1 02000 0.52 0 0 2 02001 0.44 1 0 1 02100 Medium 0.19 1 0 1 02101 0.18 0 2 2 c 02200 0.59 1 2 6 s 75 2 242 w.' ~s APPENDIX 8 METHODOLGY FOR DETERMINING MAXIMUM HOUSING UNITS OPPORTUNITY Total number of parcels within CPA bounded area: 93 Total number of existing SF and MF housing units: 77 units Maximum housing units opportunity for vacant and underutilized residential lands (includes land inside floodplain): 242 units The Tigard Community Development Code does not allow residential development within the 100-year floodplain, but does permit a 25% density transfer to land outside the floodplain. Therefore, 75% of the land in the floodplain cannot be counted towards the total housing opportunity. Amount of low density designated land in floodplain: 14.81 acres 14.81 acres reduced by 25% density transfer allowance: 11.11 acres 11.11 acres divided by 0.20 acres minimum lot size: 55 units Amount of medium density designated land in floodplain: .52 acres .52 acres reduced by 25% density transfer allowance: .39 acres .39 acres divided by .0833 acres per unit minimum lot size: 4 units Total housing units opportunity "lost" due to the floodplain: 59 units Maximum housing units opportunity adjusted for residential land inside floodplain and density transfer: 183 units Data Source: Washington County, DLUT/EDIS Parkway/DR MINNOW= Rfl C, 3112 ts ~a Wei -~V$ dJ- . ~w--~ C;t_ eA,4---,' L CSh VVLC O 17225 V* 6394111 IW~ ~W P.O. 1,o)( 25597 TIG''"• 13111 SW' i MAR- 91--910 FR I 1:3 S2 ACCUPR I SIT P - FAX TRANSMITIrAL SHEET Time Date nn -~T-otat pages to be sent, including coversheet To y b [ fed Cl y/ From ACCUPRINT 296 RE Second - - Gresham, Oregon 97034 (603) 897.3100 FAX (603) 889.0149 FAX Attu if all pages are not received, please contact us. R< n;arks._. I ~C?cC ~-~/7 . i17L?.1 C "h ~U (Ct IY 1`"Jr f ` E "r s MAR- 9- 9 O F R I 1 3 : 5 3 A C C U P R I N T P.02 , 'S r'7 M, ;::•r, r)r,d Cc,urici 1 McMber5: pry :at is Carath► Ott. I am a rL=sArle'e,t of the city of a r,ri r k; w: i Np at 90 SW Ed gewc„nd St., T i cgar^d, C.rr•ec3ort. I ;.n l l your atterit ion te., Chapter 18 anf the Ti rlard Crmm'unity I1rP\ri:°;?.:";ri1C?r,t Code dealing with Plan, M4ap. Amer,drsients; S I refer tin Sect ittr, 18, 30. 0410 Duties of the t^.,".•tt^p StAtsms that, Plararjraph P, "'Th(, Dxector ~:Ileal l" a a V, LA Ih; 31 "Make the sAaff re?peni`t aY,d all t:Zsse fi 1G+ rr:b+:~ ri,al avrlil.:`+]e five clays prier' tct the? scheduled dAte. or t ` ;e r,.:bl is hearing...", Ors t LAftearnctcin C,f M trc:h 1, 1990, (sap ~iroxirri,ately .?:00 F~, w'•, 2 1 v:eelN•f?C'i City Hall and Y•e.quested a ccpy of the -ttaff V-r.;jor-t' CJ the ;)ratFoseCi CC:niF9r,etSt nsivCP i='lcaY, Amp rid rrlEr,t. I W,-.:k `-a •t;.47,70 tf-10- repot-t was not available but should be re;.,dy or, r'r":.v;ay, March e., 1990. Friday evuning I was able t..-,k piok u^_+ a a .-1:ty f the staff remort at the police station, it i::, clit-ar that the staff r°erhr:,rt Wtis not aysilable fivc+ r'!•ay_; t.-, this Public hemr-ing elate of March 5, 1990, and in f'r^id.'~I.y reptnrt lea-vos no review tie,+e available foot .A 4;:)i•r, the staFf rep,.,rt was materially and signifir_:ant'ly :•,.ii fiE?t:~ from that presented at the Planning Cinr;mismior, that t;"te City c^r_.r,ir,ly With its rules; artd th.a•t t. .r, t°: ,r'Pr-eha?nsbive plan Map AmL ndmpr,t public hearing he delaya(J ,;,-,c i t :r^n}tie~:^ F>i.;bl i r_ review r.. = r, >he made-. :'u: --r'tIC7,et'tC yu,_fr GC,nfslr~E+l^ation and min availatble fon C;IIE<e.f l•`_Y. S, 6Wb t i MAR- S-9O FR I J L:9 : U3 ACCUPR I NT P _ 03 8.30:050_ Dutias of the Directo A. The Director shall: 1. Give notice of the Comission hearing as provided by ' Subsections 18.30.080.0 and D and Section 18.30.090; 3. Prepare. a staff report which includes: a. The facts found relevant to the proposal and found by the Director to be true; b. The statewide planning goals and guidelines adopted by ORS Chapter 197 found to be applicable and the reasons why any other goal(s) and guideline(s) are not applicable to the proposal except goals 15-19. which are not applicable to the City of Tigard, and need not be addressed; a. Any federal or state statutes or rules the Director found applicable; d. The Metropolitan Service District plans and rules the Director found to be applicable; 0. Those portions of the comprehensive plan found to be applicable, and if any portion(s) of the plan appears to be reasonably related to the proposal and is not applied, the Director shall explain the reasons why such portion(s) of the plan is not applicable; E. Those portions of the implementing ordinances relevant to the proposal; and if the provisions are not considered, the Director shall explain the reasons why such portion(s) of the ordinances were not considered; and S. An analysis relating the facts found to be true by the Director to the applicable criteria and a statement of the alternatives, a recommendation for approval, approval with modification or denial, and at the option of Director, an alternative recommendation; 3. Hake the staff report and all case file materials available five days prior to the scheduled date of the public hearing under Section 18.30.080 in writing; and Cause the public hearing to be held pursuant to Sectian 18.30.08.0 unless the applicant has requested or consented to a delay. B. The Director shall administer the hearings process. Ravisad 02/27/89 page 38 (DG '2Z VC/' S-92 P to l Lvt Gt U ~ Y U 4 CeY1 -ej Fri) (1y3 MAR t'20 -?"j 6, 3/tr MEMORANDUM CITY OF TIGARD, OREGON TO: Honorable Mayor & City Council 8, 1990 FROM: Patrick J. Reilly, City Administrator SUBJECT: Additional Meeting Material for City Council Meeting of March 12, 1990 Attached is the written testimony received through 5:00 p.m. today for the President's Parkway urban renewal proposal. In order to make the material somewhat easier to manage, it has been divided into sections by date received. At the beginning of the packet is an index of the letters and material included. Another packet of information will be sent to you tomorrow. It will include: o Staff/Consultant responses to testimony received. o Errata Pages o Revised Agenda for March 12, 1990 o Action Items for Council consideration on Monday: - Ordinance (including findings) on the comprehensive Plan Amendment - Ordinance (including findings) adopting the Plan - Resolution adopting the Report Please remember to bring a copy of the Development Plan and Report. If you need clarification on any of the material, please don't hesitate to call. PJR:cw Attachments Q List of Written Testimony President's Parkway Testimony Received 3/5/90 During the Council Hearing: - Letter from Frances Baynham - Petition from Delores Luberto - Letter from Cloy Haeffele - Letter from Ann Landholm - Letter from Wayne Summit - Letter fran Michael E. Mills - Letter from 1000 Friends of Oregon - Letter from Mr. and Mrs. William J. Moore - Article: "The Giveaway Game Continues" - Three Newspaper Articles from Terry Moore - Letter from Richard F. Eckert - Letter frcan Darrell Barr Letter from Donna Nesbit- - Letter from Charles A. and Gene' M. Britton - Letter/Petition delivered by John Blomgren - Letter from Nancy Leaper Tracy - Letter from Michael J. Scott No Testimony was received on 3/6/90 Written Testimony Received 3/7/90 - Letter frcan Patti Garland - Letter fran David J. and Peggy S. Dinubilo - Letter from Karen Hanson - Letter fran Diana I. Miller - Letter fran Connie Middleton - Letter from Clarence E. Zhoms - Leiter fran Judy Fessler - Memo fran Jon Fessler - Letter fram Patricia Whiting - Letter from Henry Kane (List continued on back) Written Testimony received 3/8/90 - Article: "Myths and Facts about Transportation Growth" - Letter from Emily Conyngham - Letter from Sherri Woodstock - Letter from John H. Wilson - Letter from John Stewart - Letter form Mrs. Linda Stupfel Tozer - Letter from Geoffrey G. Byler - Letter from Ken Rasmussen, P.E. - Letter from Jamie N. Rhine - Letter fram Danny and Lynn Johnson - Letter from Sheilah S. Kasten - Letter fram Wirmar Pacific - Letter from Louise Beck - Letter from Historic Preservation League of Oregon - Letter from Patrice and Brian S. Bennett - Letter frcan Joel Adamson - Letter from Carl E. and Anna Dale Williamson - Letter fram W. Dean, Elizabeth M. and Christopher D. Peck - Letter fran Mrs. Edward (Evelyn) Gannevig - letter fran Win. G. Ivey, Jr. - Letter fran Valerie Bruce - Letter fram Kerrie G. Standlee, P.E. - Letter fran Michael and Pamela Kay - Letter fram Herman Porter, NPO #3 - Letter frcan Jacquiline L. Wilson - Letter frcm Garry Ott - Letter front Division of State Lands - Kenneth F. Bierly - Letter from Herbert C. Curtis - Letter from "The Davids and Michiko Kornhauser" - Letter from Cheryl Krochmae - Letter from Larry Blankenship, Oregon Waterfowl & Wetlands Assn. WRITTEN TESTIMONY SUBMITTED AT THE 3/5/90 COUNCIL MEETING Feb. 5, 1990 a 16 b Tos Tigard City Council I attended the Tigard Planning Commiftions Hearing on Feb. 200 1990 After'a lot of testimony that lasted way past midnight, the Committion members discusses the proposal for a Plan Amendment and the Urban Renewal Proposal. Testimony from many people raised major questions: that could not be answered. How is the school going to fair in all of this??? It may take years after construction begins before it is movsdo The Construction noise will behard.on their tender earso & the instructors may havw a hard time being heard. There area major concerns about traffic congestion and safety, Increased auto polution;with 16v000 car trips #very day . Some of these being through residential neighborhood. You say the traffic will travel Hwy 217 or Hall Blvd. YOU ARE WRONG It was promised when Washington Square's Meier Frank was built that traffic would not come into the residential area,. IT DID & IT DOES Now I wait for 15 to 20 cars to go by before I can cross Oak to get my mail. & that is before working kmK= people are on the road. If I am working in the yard I often am asked if Oak will lead them to Washington Square. Because they do not like freeway traffic. YET YOU CLAIM EVERYONE TRAVELS HALL BLED. & HWY 217. Tnis is a worry with our School Children going to & from School. The school bus may stop as they make a rilnt turn to the South but cars going South don't stop if the/4ant to go right "West" , Yet there are stop signs on the road. Many don't even slow down. Yes this is in the City of Tigard. If the Metzger school is to be moved. It should be done first as a protection for our children9 who will govern our country in the future. (Not only will traffi.^_be bad with trucks & Heavy Equipment -loud noise level) Ab~ANNL Page 2 If the School is:moved the children will miss the wet lands & & their walks to see & study the wild life living there. (South of Oak & North of Hwy, 217) You say you will leave the trees, You have not done so. & if your trucks,Bulldozers & other equipment do not stay at least 50 feet from the trees you will kill them. As a.long time resident of Metzger and as a taxpayer in the City of Tigard, I think it is terrible to push this whole.proposal quickly without extensive studies and public information kejcia.& being developed first. The Planning Commit-ion rightly appoved a motion calling for a November election regarding an urban renewal district vote, The lack of information od the school location; when the school will be transferred, What will happen to the Wetlands, and traffic impact problems ffi that will affect me and my neighbors are questions that,m support a delayed Vote until November, Yes I amagainst you building what you call President Park, & if you would look at CPO I 4's Comprehensive Plan you will see you all ready have gone to far. I want to go on record as opposing the change from residential to commercial in theMetzger School area. I support being able to vote on the urban renewal issue in November after we can see what the proposal will do and what it won't do. Thank you Frances Baynham 10495 S•W• 71st. 3/BIRO v~.`~ WE THE t'EOi LE OF METZGER OUTRIDE THE 'CIGARD CITY LIMITS :ir?OSE OF' ANY FURTHER COMMERCIAL DEVEOFMENT ' '5NITHIN THE METZGER CONMUNITY, INCLUDING THE PORTION r NOVI INSIDE THE CITY OF TIGARD. lieo 3 I ` _ . r $bJ ?Zer~i 7i C:rrr?II.G'i~. 7 7ZZ3"0~1 -Fl ' I''DV 7 210 '50 Aqf lelek f -7 z l ~ 5 + 1'tio.?~ lc ~ r .---~4 . 1 ~ fir.:: . C:j•~- . { 7'227 76- 1"). 4(4 It- ~lr it ry ~ ~ 'I I ~D . fit g'> 1U71le"J yr• . L) el- 7 Z O~o"15 ScJ. 1'~~2TC~ (j? L2r3 - y I~y~t~if..~ ~~ytt•~.,i/ i D 72<• ~~F~. ~ J-o7~t'~~i7~ `7~y~3,'-^''' 41. s i I .S'O~1'S S'l~ J~aiw~C `~rtz March 5, 1990 f Cloy Haeffele requests that her property at 10900 S.W. Hall Boulevard, Tigard, Washington County, Oregon, (Township, Range and Section--ISI35AD--031.00------- Lot 4, 5 Block 0 Pt. Lot 8 of the Metzger Acre Tracts) be included in the Comprehensive Plan to be placed on the May, 1990, ballot. Cloy Haeffele feels that this property should be included for the following reasons: 1. The proximity of the property to the proposed plan area (just across Hall Boulevard). 2. If the Comprehensive Plan is approved as it now stands and Hall Boulevard is widened in the future, some of the property needed for the highway would, no doubt, be taken from these lots. This would reduce said property, and the property would be of lesser value than at present. 3. Said property is of no value as a residential property not now nor at any time in the future. 4. As the Comprehensive plan now reads, the commercial property would end near the Northwest corner of said property-----thus further lessening the value of said property. With the proposed access and exit of this development on Hall Boulevard as proposed, this would deem the above- mentioned lots actually worthless as they are now zoned. 5. Property on Hall Boulevard from Pfaffle Road south to Highway 99W is now commercial, and the property on Hall Boulevard beginning at Spruce Street and continuing north is commercial property, leaving only a small portion in this area as residential (actually the portion right in the middle of this area)-----then, only the portion on the east side of Hall Boulevard. (Cloy Haeffele questions why this small portion has been omitted.) 6. The creek running through the middle of this property flows into the wetlands of the proposed development. If this property is not included in the proposed Comprehensive Plan, Mrs. Haeffele questions what pro- tection will be guaranteed to her that there will be no future flooding problem on her property.Neither the City of Tigard, Washington County nor the State of Oregon has done much to protect this from occurring in the past. Based on the foregoing, Cloy Haeffele formally requests that the City of Tigard and the Tigard City Council include the above-mentioned property in the proposed Comprehensive Plan. 17 4, c cl 3%s/qo . 7v 12e 'r:rch 5, 1990 ~rbr~l r-l~-e CS OW, To 'figar(_I i'7 az1.r"+ing Col., issiozl CT--A 90-00MJ A7 Ive aT? y.r. old %.it4)].:3 the renew- I boundary Ioc.)ted ut ~ ^i 'o i. r)ruce. Ii%?e(I tt'Cre 3or over three vear. s ano hnos•.- Net:.,._er to he pleasant and livable area. 1 fre-!uently T,rallcerl and hi.cycled all t)~ose !~-tree•ts. I stron;,ly oppose the compre:iensive ..an, for ti)e foliowin!-,~ reasons: 1. There is no proof that more ;?rofessional space is needed; especially considerin? the treriemdous amount of office space that has been added near-by along Fruse '•-ay. 2. Yetzger Is a convenient desirable living area, some- thin,-.r needed in Tic-arc). -'ncou.ra-e more high-density attractive housinc- there instead of deMroyin;- it. 5. The ne-ative impact of thhis ;proposal far outz•:ays the positive. It will disrupt thousands of lives , leaving what is left of I,:etzc;er in a turmoil, doubtful of its future. If there is a dozen turn ir. the economy, and it is likely, who 1:ill be left holding the bag on this grandiozkse developement? It is not fair to those zaho live there. Please be sensitive to 'what the home owners are saying and not be suclced into glamorous plan ( On paper). I'm sicI: of detelopers calling the shots; as if money alone talks. Sincerely yours :inn Landholm 19599 S. Central Pt. Rd. Oregon City, Or. 97045 r zk\ ``t b . ~ a `C To whom it may concern: = My name is Michael E. Mills. I live with my wife Bev and our four daughters at 10211 S.W. Jefferson Street, Tigard, OR. We have lived in our home for 11 years and had planned on living there until our children were raised. We have two children currently in the Metzger School and two more waiting in the wings. To that end we had made a sizeable financial investment in our home. will be the first to admit that upon first hearing Trammel Crow's proposal, was not aVall interested because of my own personal commitments in this area. But upon closerexamination, I feel that I must give it myfuli support. It is the best thing that I can do for the city of Tigard. This plan is well thought f , out and will not only keep taxes as low as possible for everyone in the city, but is beautiful as well. Trammel Crow has made me a very fair offer on my home and I have signed an option agreement with them. I feel that it says a lot that I am willing to give this myfuli support considering had no intention of leaving my home, an elementary school that my children are well-established in and all the wonderful people that live in this area. would urge you to put this proposal on the May ballot so that not only the city will reap the benefits from this proposal sooner but so that I and all of the other families affected by this can get on with our lives. March 5, 1990 Tigard City Council City Hall 13125 SW Hall Blvd. Tigard, OR 97223 RE: Comprehensive Plan and `Lone Change from Presidential to Commercial Professional for 78 acres, DLCD File No. 001-90 Dear Council Members, 1000 Friends of Oregon has reviewed the February 20 staff report regarding the comprehensive plan change identified above, referred to as the "President's Parkway Plan Amendment." We have a number of concerns with the proposal, including the timing of the proposal, need for commercial lands, and housing, public facility and neighborhood impacts. Please include this letter in the record of proceedings. Timing of Proposal The proposal represents a major change to the comprehensive plan, which if adopted, would mean the destruction of an established single family neighborhood and the establishment of a major commercial facility with regional impacts. It seems to us that the public review period has been far too compressed to address the many significant planning issues raised by this proposal (see letters from Susan Brody, Director of DLCD and from Bruce Warner, Director of Planning, Washington County). The City is currently undergoing Periodic Review, with a proposed order due to DLCD by the end of April. It appears premature to us to consider the President's Parkway Plan Amendment before the Periodic Review process is completed. The Periodic Review process offers an excellent opportunity to analyze housing, commercial, and public facilities needs in a comprehensive and logical manner. Periodic Review also is an opportunity to address improvements in the City's plan. For example, the Commercial Professional zone allows multifamily housing, but experience has shown that little multifamily development has occurred in other areas zoned CP (such as the Tigard Triangle). The subject 78 acres offers an excellent opportunity to develop more multifamily 300 WILLAMETTE BUILDING 534 S.W. THIRD AVENUE PORTLAND, OREGON 97204 (503) 223-4396 lo3 Tigard City Hall March 5, 1990 Page 2 housing in the core area of Tigard, which has obvious benefits for transit planning and housing close to work places. The CP zone could be amended to provide more support for multifamily housing in conjunction with commercial developments. The City, however, is missing these opportunities by hurrying this major plan change through the public review process. Need for Commercial Development The staff report fails to address the need to provide for more land in the professional commercial category. It only addresses how the economy will benefit by zoning yet more land professional commercial. If the City's current inventory of commercial lands is insufficient to meet needs, this should be documented. Impacts on Housing The staff report concludes that the subject 78 acres are "severely impacted by adjacent commercial development a,id nearby roadways" (p. 7), and that the neighborhood is "somewhat deteriorated" (p. 8). These conditions are used as justification for the conversion. What standards are used by the city to judge "severely impacted" and "deteriorated"? The conclusions in the staff report need to be buttressed by facts and evidence. The City concludes that the conversion of 68 acres of low density residential and 10 acres of medium density residential to commercial will not violate Goal 10 or the Metropolitan Housing Rule. The housing rule applies as follows: "For plan and land use regulation amendments which are subject to OAR 660 Division 18 (Plan Amendments), the local jurisdictions shall either: (a) Demonstrate through findings that the mix and density standards in this Division are met by the amendment; or (b) Make a commitment through the findings associated with the amendment that the jurisdiction will comply with provisions of this Division for mix or density through subsequent plan amendments." Thin findings are glaringly deficient with regard to Goal 10. To justify the plan change, there must be a numerical analysis that shows this land is not needed in order to meet the City's regional housing responsibilities. Tigard city Hall March 5, 1990 Page 3 Public Facilitv Impacts There is inadequate analysis of traffic impacts generated by this massive commercial development. How does the master planning process propose to deal with off-site traffic impacts? It it clear the the State Highway system must bear the greatest burden for this proposed development. Is it equipped to handle it? Are the necessary improvements to Highway 217 (additional lane and ramp improvements), Hall Blvd., and Highway 99W part of ODOT's Six Year Highway Improvement Program? Are these improvements funded? Will they be provided for concurrent with Trammel-Crow's development? Does the traffic analysis account for the cumulative traffic impacts of other projects in Tigard which will also burden the road system? These fundamental Goal 11 questions must be addressed before the city approves the plan change. They would most logically be addressed as the city updates its public facilities plan during periodic review, as required by OAR 660-11-040. Neighborhood Impacts it is clear that the massive commercial development will significant impacts on surrounding neighborhoods, including noise, congestion, and diminishing property values. The city needs to do more than "endeavor" to mitigate these impacts. There must be binding conditions on the developer to provide adequate buffers, landscaping, traffic diversions, at a minimum. These conditions should be developed in conjunction with neighborhood representatives. DLCD Notice The February 2 DLCD Notice indicates that March 12 is the final hearing. Oregon administrative rule (OAR 660-18-025) requires local governments to notify DLCD at least 45 days in advance of the final hearing from the date the state was notified (which was January 29). The final hearing is the last opportunity to submit evidence. Conclusion We recommend an extended hearing process to address the above issues in context of the city's Periodic Review. We also support the Planning Commission's recommendation to not place the urban renewal district on the ballot until the November, 1990 election. Tigard City Hall March 5, 1990 Page 4 Thank you for consideration of our concerns. r3ln a y, Paul 'Ketcham senior Planner f s cc: DLCD i i k (}I b 4 F t t e- 4 S M:F mU-~ 8440 SW Godwin Court Portland, Oregon 97223 March 5,1990 Mayor Jerry Edwards Members of the Tigard City Council Tigard City Hall 13125 SW Hall Boulevard Tigard, Oregon 97223 Dear Mayor Edwards and City Council Members: This letter is in response to case #CPA 90-01, a request to change the comprehensive plan map designations in the Metzger School area from low- density residential (approximately 68 acres) and medium-density residential (approximately 10 acres) to a commercial/professional designation. We feel the rationale of the staff report provides inadequate justification for the plan amendment, as required by state land use law and the city of Tigard comprehensive plan goals and policies. We are very concerned about the citizen participation process that is being used in the review of this plan amendment request. Because of the short time between notification of the proposed amendment and this hearing, our first opportunity to review the proposal was February 21, 1990 at a joint meeting of CPOs 3 and 4, which was one day following the hearing by the Tigard Planning Commission on the proposal. We question whether the amendment request, as proposed, supports statewide planning Goal 1 for citizen involvement. The added intensity of development that would result from the plan amendment and envisioned subsequent urban renewal district would greatly impact our neighborhoods, and we concur with the comments submitted by Washington County in a letter dated February 8, 1990 that "the impacts of the development (are) multi-jurisdictional, reaching beyond the boundaries of the Tigard urban renewal district, as proposed, to include residential areas in unincorporated Washington County north and east of the development and perhaps even Portland neighborhoods across the county line." One of our main concerns is the amount of automobile traffic that would be generated by the proposed office/commercial development and the effects that would have on the livability of the many residential neighborhoods adjacent to and nearby the development area. The county letter also noted that "Even without the proposed development, Highway 217 and the surrounding arterial roads are becoming seriously congested." We agree with that assessment and feel the report of the Tigard city staff errs in its analysis and findings related to the transportation goals of both the state and the city of Tigard. Specifically, the mandates of statewide planning Goal 12 (transportation) and city of Tigard policies 8.1, 8.2, and 8.4 will not be met by the comprehensive plan amendment as proposed. Our neighborhoods are already adversely impacted by the nearby development of other regional facilities: Washington Square, Washington Square H, Lamonts, Target, Embassy Suites Hotel, the existing Lincoln Center office towers, and other intense office/commercial uses near Hall Blvd. and Oleson Road. " Tigard City Council March 5, 1990 Page 2 We are also concerned about the statement on page 3 of the report that roadway "improvements" in the subject area will help "nearby underutilized properties (to) become more attractive for potential development..." means that further erosion of residential neighborhoods will be justified by the plan amendment. Increased automobile traffic generated by the envisoned development of the residential areas with high-density office/commercial uses could thus continue to eliminate housing, neighborhoods, and schools if the rationale of the staff report is accepted and the plan map change approved by the city of Tigard. We are concerned, too, that the kind of regional facility envisioned for the area has not been adequately evaluated by your staff in its support for the plan amendment. Land use planning in Oregon requires that a "need" test be met before comprehensive plans can be amended. The staff report does not address at all the need for 78 additional acres of office/commercial designated land in the city of Tigard, nor does it provide adequate findings that 78 acres of residentially- designated lands are no longer needed. Indeed, because of the regional scope of the envisioned development in the subject area, the staff report should also address the potential need for officelcommercial designation regionwide, which it does not do. Given current office/commercial vacancy rates of between 18% and 25% in the Portland area and housing vacancy rates in the 3% to 5% range, we feel the proposed plan amendment that eliminates 475 existing and potential housing units is premature, at best, and does not meet state Goal 10 (Housing). Other reasons the proposed plan amendment is in direct conflict with Goal 10 (housing) are: • Page 3 of the staff report says that "even without redesignation of the subject properties, trafTic...is anticipated to increase with attendant increases in noise and congestion effects on the neighborhood." We do not understand how the city can ignore its responsibility to assure that such neighborhood degradation does not happen as is called for in the existing comprehensive plan for the Metzger- Progress area. • Page 3 of the staff report also states that the area is "characterized as transitional, that is, it is an existing single family disrict that is converting converting to commercial use." This statement is untrue; the area is, in the comprehensive plan, characterized as an area "of transition", that is, one that provides a transition of intensity of use between the commercial and office uses to the west and the single-family neighborhoods within it and to its east and north. It is not planned nor is it now an area changing from residential to commercial uses, unless the city amends its plan. • Page 4 of the staff report says the area lacks parks, has poor drainage and occasional flooding, and an inappropriately-located school. In fact, the area has a major park within walking distance of the school and surrounding residential neighborhoods. The important wetland and floodplain areas are a natural resource that should be protected and enhanced, not neglected, filled, or otherwise allowed to deteriorate, as is required by federal and state mandate. The school is on the western edge of its service area, but could exist quite well with the adjacent office uses if the appropriate buffering and street improvements were made. Such Tigard City Council March 5, 1990 Page 3 was promised two years ago when the residents were persuaded to annex their properties to the city of Tigard. We believe Goal 11 for public facilities has not been met because the public facilities that will be necessary to accomodate the envisioned office/commercial expansion in this area are not now in place and have no method of funding unless a proposed urban renewal district is created. The residents of the city of Tigard only recently defeated a similar measure to create an urban renewal district and there is no certainty that they will not repeat that defeat. We further question the total lack of justification in the staff report for the change as it relates to statewide Goal 13 for energy conservation. To say, as does the staff report on page 5, that this goal is met because more cars will use the existing road system (one that is already used past its capacity) is absurd. The findings of the Tigard comprensive plan in section 9 Energy include the following statement: "Conservation of energy at the local level is best achieved through programs aimed at energy efficient transportation modes and land use patterns, reducing travel distances between residential and work areas, m filling vacant land, increasing densities of land use as a whole, and encouraging alternative energy uses." Implementation strategies associated with Tigard comprehensive plan policies 9.1.1 through 9.1.3 include the following: "T The Tigard Community Development Code shall allow for mixed use developments which will support a reduction in traffic trip generation. 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. 9. Locational criteria shall be established to minimize vehicular travel in order to conserve energy." The proposed change from residential to office/commercial uses which would depend heavily on the automobile does not support these goals. Rather, maintenance and enhancement of housing in the plan amendment area, and building to planned residential densities would directly support the energy conservation goals of the state and the city of Tigard by affording the opportunity for people to live in an area near where they could work and attend school. We believe the planning found in the Metzger/Progress and Raleigh Hills-Garden Home community plans to be valid and are concerned that the livablity of these areas is being sacrificed by this proposed plan amendment. We do not believe statewide planning Goal 5 for natural resources has been met because the staff report does not address it in the context of the proposed plan amendment. There are in and near the subject area a stream, floodplain and extensive wetlands that would be adversely impacted by the development envisioned by the plan amendment and urban renewal district. The city of Tigard should ensure zoning for this land that protects the resource by avoiding conflicting uses and the staff report does not consider this. Our concerns relate to the inadequacy of facts and findings to support statewide goals 1 (citizen involvement), 2 (land use planning), 5 (natural resources), 6 (air and water quality), 10 (housing), and 11 (public facilities), 12 (transportation) and 13 (energy conservation), as well as their companion comprehensive plan policies for the city of Tigard. We request that you delay the final hearing and action on