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CPA1992-00001POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. OWN o : TAI Schoils Feety Rd. <. v, 3300 f 444 eW3",F„u�.s.n.wtw�.!,'.%. l;aaaw�tkY7'iti:VkNt 'PROPOSAL .DESCRIPTION PILE NO: "C A 92.0601' . /� SON 92-0001 FIB TITLE; ROBINSON APPLICANT: Cheater Robinson 10330 SW . Sc11o1.10 Ferry Road '1 Tigard, Oregon 97223, fREQUEST: Applicant requests 'Comprehen ive Plan and Zone Change n ppr oval to llow redesignation of 2.55 acre site from Medium um 0en ®it Y Residential to Medium-High Density Residential, and a Zone Change from R-12 (Residential, 12 unite per acre) to (2 -25 (Residential, 25 ' unite per acre). APPLICABLE REVIEW CRITERIA: Stag - Wide Planning Goals: 2, 10, 12, 13.` cc prehenaive Plan Policies : 1.1,.1, 1.1.2, 4.2.1, 6.1.1, 7.1.1, 7.1.2 i 7.4.4, 7, 6.1, 8.1.1, 8.2.2, and 12.1.1. community Development Code Chapters 18.22, 18.32, 18.54, 18.56. LOCATION: 10330 SW Scholia Ferry Road. (WCTH 181 34As, tax 1st 3300) NPO NO: . 7 NPO CHAIRPERSON: Cal Woolery PHONE NUMBER: 639 -4297 CHECK ALL WHICH APPLY: BTA?F DECISION COmMENTS DUI SACK TO ST P ON 1901 JL St PLANNING COMMISSION DATE OF HEARING: TIME HEARINGS OFFICER DATE OF HEARING: TIME: 0 :.0 CITY COUNCIL DATE OP HEARING: ,,_ TThE : © poti. CITY OF TIARD, OREGON WE PLAN '12:A P9tA ZOI CHANGE ZO CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregqb 97223 - j503) 639 -4171 1 i .rd 6-, v s 6S-0 .- ..Lke g'oo,J o ler4t k i€ , `772 22 65;2- Aie7 1. GENERAL INFORMATION PROPERTY ADDRESS /LOCATION 10330 SW Scholls Ferr Rd. TAX MAP AND TAX LOT NO 1S 1 34AB. T.L. 3300 C A SITE SIZE : 2.55 Acres PROPERTY OWNER /DEED FOLDER* Chester;: Robinson .d.. ADDRESS 10:0 SW Scholls Ferry RdPHONE 524 -9493 CITY Tic and r ZIP 91223 APPLICANT* Same as above. ADDRESS PHONE CITY ZIP *When the owner and the applicant are different people, the applicant_ must be the purchaser of record or a leasee in possession with written authorization from the owner or an agent of the owner with written ai.thorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2. PROPOSAL SUMMARY The owners of record of the subject property request a Comprehensive Plan Amendment tif applicable) from MediURi DensitYo Med. High Densit and a Zone Change from R -1 to R -25 OR TheapplIcant requests an amendment to the following sections of the Comprehensive Pla'u or Community Development Code N/A 0737P 23P Rein' d e 5/87 ► T APP, A TION FOR STAFF USE ONLY CASE NO. OTHER CASE NO'S: - - -- e RECEIPT NO �." APPLICATION ACCEPTED BY: DATE: ca -- ( °..- Application elements submitted ..'1A) Application form (1) ) Owner'; signature /written authorization V' (C) Applicant's statement (pre-app check list) (D) Filing fee [ (t ') Additional information for Compre- sive Plan Map Amendments /Zone Changes E) Maps indicating property location (pre -app check 1i t) 0 ad - .a G) Assessor's Map. (1) H) Title transfer instrument (1) DATE DETERMINED TO BE COMPLETE: FINAL DECISION DEADLINE: ,: C MP. PLAN /ZONE E SIGNATI rhea. eiuslY N.P.O. Number:....."` Planning Commission Approval Date: i -• City Council Approval Date: List any Variance, conditional uses, o , other lan d use: actionnty tt► ;fie consi ierec as :part of this application., , None Applicants: To have complete application' you ie i1I need to ®ubm ,t.attachments described in the attached information sheet at tae; time, ,'you '!!'' submit this application. application' is granted, the applic nt K` ill `y exerc� s thh rights granted ,,in accordance with the terms and sub jset ktb,:.ell the l'eondiiione and limitations of the a n -o+val. All of the, above statements and the statements in ! the plot plan,. attachments, and exhibits transmitted herewith, are true; and the applicants • so acknowledge that any permit issued, based on this application, may be revoked if it is found that any euoh '"statements are false. The applicant has read the entire contents of the application, including policies and criteria, and p , d understands the requirements for approving, or denying the application. DATED this 13th day of SIGNATURES of each owner (eg. husband ) j property. bar.,d and wife of the sash ect A' MOUNT Riz4 i # x' '114"" °t ! An`, INTROrfrUCTION: This applic tion seeks approval of a Comprehensive Plan Amendment and Zone Change for 2.55 acres of land located on Scholls Ferry Road near Springwood Drive. The subject property is described as Tax Lot 3300 of Assessor's Map 1S 1 34AB. This property is presently zoned R-12 and designated Medium Density Residential. The applicant is re- questing that the City's Medium -High Density Residential comprehensive plan designation be applied to this site and that it be zoned R-25. This report hay been prepared on the behalf of Mr. Chester Robinson, the owner of the subject property. This report will demonstrate that the proposed Comprehensive Plan Amendment and Zone Change are consistent with applicable Statewide Planning Goals and the policies of the C policies City of Tigard Comprehensive Plan. EXISTFNG LAND USE: i pp • g1 - ° y detached structure is located on the site. A. Site: The applicant s home, a sin a tarnil detac E. Adjacent Properties: East: The Springwood Terrace and Englewood Terrace apartment complexes are located at the intersection of Springwood Terrace and Scholls Ferry Road. North: The area to the north of Scholls Ferry Road is within the city limits of Beaver - g Apartments units) and the "On the Green" condominiums . artn�ents 270 Beaver- ton. The Conestoga .�° the north of the subject site. A small commer- cial units) immediately to th j (351 units are located Shops t3ffices " is located across from the northeast corner' cial center, "Parkside � p Offices", ° of the subject property. West: Englewood Park, a suiall neighborhood park abuts the subject property. Further to the west, the Westwood Greens apartments are situated at the intersection of SM.121st Avenue and Scholls Terry Road. South: Englewood Park abuts the south property line of this site. Beyond this rl�,alsoa . g ty - with slue gle -4any P property park, the ro er to the south is zoned R 4.5 and is developed residences PHYSICAL FEATURES: The subject property is fairly level, sloping gently to the south towards rds a small creek whi eh sows through Englewood Park. The subject property contains a few sparse trees and some outbuildings. The balance of the property is lawn and open field. �m- 4!dw.q. PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from a fifteen inch line rY which runs along the south and west boundaries of this site. This sewer is a major trust line and has ample capacity to accommodate the proposed R-25 zoning. B. . : and Water District provides water service in this area. A 12 inch Water Service: Tigard p water main is located SpringwoC d Drive, approximately 250 feet from the subject property. A water line would have to be extended from this main to service . the pro- posed odd. posed multi- family development. An existing easement through the Springvv Terrace apartment site is available for this construction. C. Storm Sewer: Storm drainage for the future multi - family development on this site would drain to the natural drainageway in Englewood Park to the south of this site. Storm water detention can be included in the design of the on -site storm sewer system to ensure that there will be no impacts upon downstream properties associated with the development of this sited Ferry i It is presently being upgraded in this D. Streets: S'.:hc�lls lie Road is an arterial street. �s r section with a major reconstruction. Four travel lanes and turn refuge lane are ale •_ development would be located to being provided. Access to the Y I�►rave with future multi -family p align n with the existing intersection of Conestoga • • ga Scholls Ferry Road, approximately roxinatel y 100 feet from the west property subject line of the property. Discus- sions with City traffic staff indicate that adequate capacity is present to accommodate the proposed use. COMPLIANCE WITH STATEWIDE PLANNING GOALS: The followin g n LCDC Statewide Planning Goals are applicable to this proposed Zone Change and Comprehensive Plan Amendment Application: Coal #2: framework as the basis of all lard Establish a land use. planning prr�cess and pnlacy, f n use decisions and actions, and ensure an adequate factual data base to s s n -, ate those decisions and actions. Comment: The procedures provided in the Tigard Community Development Code for review of this application for a Plan Map Amendment and Zone Change will serve to ensure that the decision of the Planning Cosion and City Council are asp upon e. s ta b lashed policies. The info" rmation contained in this report is intended to provide a factual base to support the approval of this application` Goal #10: Provide adequate housing the needs of the commuluty, the region and the state. Comment: This proposal would increase the potential for providing adequate housing to meet projected needs in the City of Tigard. At the present time, the subject property is designated Medium Density Residential and zoned R -12. The proposed Medium High Density designation and R-25 zoning would provide the opportunity, to double the housing on this site, making more efficient use of existing public facilities and services. The Metropolitan Housing Rule (O.A.R. 660 -07) interprets Goal 10 for the Portland Metropolitan Area. This Rule requires that the City of Tigard main- tain a vacant land inventory which averages 10 housing units per acre and maintains ains a 50-50 mix of single- family to multi - family development. According to staff, this requirement is currently met by the City, with a margin of about 300 units. If the City is to have flexibility to consider Plan Amendment propos- s from residential to other plan designations or from higher to lower residen- tial designations, a greater cushion is needed which will provide for continued compliance with this standard. The proposed Plan Amendment will assist the City in its continued compliance with the Metropolitan Housing Rule. Goal ;' 11: Plan and develop a timely, orderly ani efficient arrangement of public facilities and services to serve as the framework for urban development. Comment: At issue under this Goal is whether the proposed multi- family residential desig- nation the level of public facilities and services which are a$1oR1 ds consistent with ti4 resentl available to the site or the time of presently which can be made available at 4 adequate development. As discussed in the preceding section of this report, adequa water, sanitary sewer, storm sewer, and transportation facilities can be made available to service the proposed R -25 zoning for this property. Thus, the proposal ,s consistent with the requirements of Goal 11. Goal #12: Provid e and encourage a sa f e, convenient and economic transportation tation system ., Comment: designation this site for Medium -High Density Residential development The visa ation of is is major arterial street and' i consistent with Goal � Road x is con is, 2 cho � Ferry major suited for providing access to 25 zoned properties. city staff have providing indicated that this roadway has adequate capacity to service the proposed land use. °Tri -Met bus service (Route 45) is immediately available on Schoils Ferry Road at the frontage of the subject property. Coal # 13: Conserve energy. Comment: Multi-family residential development is a very energy a +A r cient residential lan use. Because units share common walls, energy loss is greatly reduced` as compared with traditional single - family detached homes. 'Thus,' the proposed Plan Amendment and Zone Change will foster a greater conservation of energy for home heating than does the existing designation Further, the location of multi- family development in an area with quick access to public transit and close to the arterial system which accesses nearby commercial areas is condu- cive to conservation of energy for transportation; requirements. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES Policy 1.1:2. 'gge J11 The Comprehensive Plan and each of its elements shall be opened for amendments that consid- er compliance with the plans of the Metropolitan Service District (MSD) or its successor on an annual basis, and may be so amended or revised if deemed necessary by the City Council. Annual amendment and revision for compliance with the above regional goals, objectives and plans shall be consistent with any schedule for reopening of local plans approved by the Land Conservation and Development Commission (I,CDC)• This provision is not to be construed as waiving any legal rights which the City may have to challenge the legality of a regional goal objective, or plan provision. Comment: The proposed amendment is not related to regional goals and, therefore, the annual review requirement is not applicable to this proposal. Ism tation Strate„g 2, Page 11- • . ... s ..,_ • . • • i . • changes to the Thee Community Development Code (C.D.C.) p � ) p D � shall provide quasi-judicial rni- annual basis Comprehensive Plan Map which may be initiated by affected parties on a semi-annual • approved it the Ci s Council fluds a. The change is consistent with applicable plan policies; b. A change of circumstances has occurred since the original designation; or c. A mistake was shade in the original land use designation. Comment: The proposed o Comment: sea Plan ... this Amendment �� being submitted in accordance with the P P - p � .� :. City's schedule for semi an�dual reviews. consistency • of thus application with applicable The consasten o policies of the comprehensive plan will be demonstrated in this section of thi ; report. The applicant is not of any mistake in the original land use designation of this property, however, considerable this change in the ch ever, changes ' have occurred in City . consad has area �rhach Warrant the C of this site. street in th ity_ T designation of th The development yof apartments across the apartments and the 5 units per acre in the Conestoga Pail Beaverton at a density of 17.25 p � P development of commercial uses immediately to the northeast have dramatically changed the character of this area: The major upgrading of Scholls Ferry Road which is under eon- struction at this time is also a major change in the character of the neighborhood. Thus, a reconsideration of the land use designation of the subject property is appropriate. Follcy 4..1. P, I All development within the 211garri Urban Planning Area shall comply with applicable federa4 state and regional water quality standards, Comment: Because the 'abject property is located near to a stream corridor, proper han- dling dling of storm drainage is essential to prevent pollution of the creek. The future multi- family project will be designed to comply with federal, state, and Unified Sewerage Agency standards to ensure that water quality is maintained. EtLli✓v 6.1.1f �66Jti.e .11-3 The City shall provide an opportunity for a diversity of housing densities and residential types at various price and rent levels. Comment: See response under LCDC Goal 10. The designation of this site for multi-family residential use would increase the availability of affordable housing in the city and would assist the City in continued compliance Metropolitan Housing Rule, assist lflance 'v�1th the Policy 6.3.2. Page 11 -35 In the Tigard and Commis . ' Community Development Code the �'� shall re uia�e a density trarasi�tion whereby increased residential densities are adjacent to established areas in the following manner: a. The density within 100 feet of each properly ` ver 25 percent over the within ch line shall not exceed o land shown on. the Comprehensive Plan for the adjacent ba there is an inter- vening unlless vening road (Major Collector or Arterial in which case this provision shall not apply. b. Where the Proposed development nert ab �t existing h otsarg ' eve t o p nent, the housing ag types within 100 feet shall be compatible as defined by the compatibility matrix in Chapter 18.26 of the Community Development Code. The . are zoned y .... �► �� Thus, Comment: adjacent properties to the south, west and east ar - densities within .100 feet of the property lines of this site could not exceed 15 units per acre. This may require special design consideration in siting of open space aid parking areas to ensure that this standard is satisfied. As a practical matter, the applicant does not anticipate p r on this site. Actual density of R-25 development I development ELI antici- pated that full will r 1 imate 18 units per acre: paled to be approximately p Poi 7 2PageI -41 The City shall require as a pre- condition to development approval 'that: a. Development coincide with the availabili,ty of adequate service capacity including 1• Public water; 2• Publk server shall be requzi d for new development within the city unless the proper- ty involved is over 300 feat from a sewer line and Washington County Health De- partment approval for a private disposal system is obtained; and Storrs Drainage. The facilities are: 1. Capable of adequately serving all intervening properties and the proposed develop- ment; and 2. Designed to City standards. c. All new development utilities to be placed underground" Ede 7.4.4 •, 1' ,e1�4 The City shall require that all new development be connected to an approved sanitary sewerage system. Poles 6a.1ae ll 4$' The City shall require as a pre - condition to development that: a. The development be served by a water system having adequate water pressure for protection purposes; The development shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and c• The applicable, fare district review all applications. Comment: These policies will be fully applied at the time of application Review P � � �cat�on foY es 1 at • ,lop ent appropriate deve . However, ability ... • policies of ties o�iexes to be met at the time of Pp Map The availability of issue for consideration �n this � la'c��aan for a Plan 1'�a Amendment, ed `utilities has been addressed earlier in this report. Sanitary sewer is available o all required u�r west boundary' lines service the site from a 15 inch trunk line which follows the south and s. site in a manner this property. Water, sewer, and storm drainage can all be provided to this satisfy this policy. Water service is available from the 12 inch water main t c Springwood l'3 which w e. This line has adequate capacity and pressure to provide for domes ri n a nd fire protection needs of future Medium High Densi ty development nt oa this site without impacting adjacen t properties. All utilities will be provided concurrently with the develop- ment of this site, wi11' des; ;ed to City standards, and will be rt .ced underground. P ®lam 1.1 ell -5 safe and efficient street and roadway system that meets cent needs The City shall plan for a sa �� and anticipate d future growth and development. Comment: The subject property fronts on Scholls Ferry Road. This street is an arterial in improved to four traffic lanes and a center left turn lane along the front- age and�sbe g F street this site at the present time City staff have indicated that this roadway has adequate ofth� F capacity to service the subject property under the proposed zoning. The City �' q shall re uire as a precondition to development approval that: Development abut a publicly dedicated street or have adequate access approved by the a. appropriate approval authority; . Street right-of-way ` be dedicated where the street is substandard in width; b c The developer commit to the construction of streets, curbs and sidewalks to City standards within the development; f Transit stops, bus turnout lanes and shelters' be provided when the proposed use of a type which generates transit ridership. .., ty fronts on a public street, Scholls Ferry Road. The appro- C;omrnent. subject property � intersection of Conestoga Drive and Scholls The sub ec p • point time site is at the existing appro- priate ar�eess, om$ or approval will be obtained from appropriate Ferry Road. At the $1 me of development, -aIPF y dedicated along the o. er � necessary site. y ice . right-of-way has already been . e g ncies Street r� ae for tccess to the for the on-going widening of Scholls Ferry Road. All i+�w f g P P � e10 irnent, "1~he e frontage to al � me o� dew ro . . . nstrocted at tike t� ine� on -site streets) will xeets� curbs, and sidewalks will be co will coordinate with the City and Tri -Met to determine whether transit future developer improvements are appropriate for this site, X'ong�� -SB The City shall encourage the expansion and use of public transit by �. Locating land intensive uses in close proximity to iransitways • Incorporating provisions into the Comrranity Development Code which require develop- mentproposals to provide transit facilities; and • Support ng efforts by Td-Met at, lion disadvantaged. Comment. The location of a land intensive use ensity Residential • e such as along Scholls Ferry Road where bus service is immediately available to the property is con - sistent with this policy. thee groups to provide for the needs of the transporta- poll y l2J±LPaae X__-_I- _7 The City shall provide for housing densities in accordance with: a. The applicable plan policies.' b. The applicable locational criteria. c. The applicable Community Development Code provisions. Comment: The applicable plan policies are discussed in this section of this report. The proposed R -25 zoning is consistentwith these policies. The future development of this site willbe ... Residential , de- signed to comply with applicable Community Development Code provisions re garding density. The locational criteria for both the e y sting Medium Density Residential designa- tion and he p roposed Medium High Tensity designation are listed be.. low. The e discussion followin g these will ill demonstrate t hat the pr p used Medium High Density Residential designation is the more appropriate designation to be applied to the subject site. Locational C 'Y 2. Mer De; .�'esi ent Wage I A. The following factors will be the determinants of the areas deSkriated for medium dens* on the plan map: (1) Areas which are not committed to low density development (2) Ares which have direct access f rom collector or arterial streets. J w arni T\ ) .Areas which we not subject to deve!opmw '' "sitatit ,, such as topography, ing, poor drainage. teas where the existing facilities have the capacity, for additional d'evelopmenL ( f S Areas within one half o blictrransportatnon of , (6 ) fleas which can be buffered from low density ; res od n taa t areas in order to maximize the privacy of established low density residential areas. io :,cc -� � M lt' .f ',her IL max . 1! A. of areas ef4 for high density on The , ohownn factors f g f determinants the are wall be the determr�na the plan map. (1) Areas which are not committed to low density development. (2) Areas which can be buffered ered rom low density residential areas in order to maximize the privacy of established low density residential areas. (3) Areas, which have direct access fmm a major collector or arterial street, (4) Areas which are not subject to development limitations, (5) Areas where the casting facilities have the capacity for additional development. t+ (6) Areas within one quarter mile of publk transit. (V Areas within one quarter mile from neighborhood and commercial shopping centers or business and office centers. (8) Areas adjacent to either private orpubikpmnanent open space Comment:i (1) Commitment to Low Density Development tt surrounding the subject pr perty predominantly multi- family land use p� � ern su o is p fa�ngly residential, as indicated on the land use map appended, to this report. The only nearby single - family development is to the south and this s nbdnitsion buffer ed from the subject ' F ro pertyby the intervenin g park. Buffering from Low D'nens ty Residential reaas 0 w As mentioned above, the only low density development is to the south of this <. site. The park land which lies between the subject property and these homes provides a buffer area between 'single family and multi - family uses. This buffer - ing.can be improved by on -site; perimeter landscaping at the time of development. ) Street Access This site has direct access from Scholls Ferry Road, an arterial street. Development Constraints (5) in p high water table, or The subject property is not located n a flood lain, area of ha texrain is not geological area. su is level to any known eolo ical hazard area subject property has located in a flood plain, drains well, and is not known to be subject y er development hazard. Adequacy qua of Existin g Facilities As indicated earlier er'n tills re c *�, a� necessary pu bli c facilities li ties are available in adequate capacity to service the proposed Medium -High Density Residential development on the property. (6) Transit Availability Transit is available on Scholls Ferry Road at the subject property. Tri -Met Route 45 operates on Scholls Ferry Road to S.W. 121st Avenue. (7) Access to Shopping commercial center (Parkside Shops and Offices) i A small commer ` immediately diately P ) is locate ��' center to the northeast of this site across Scholls Ferry Road. A larger shopping center, the Greenway Town Center development, is located less than one- quarter mile approximately 1200 feet) to the west of the subject property. (8) Public or Private Open Space The subject property is contiguous to Englewood Par . along its south and west boundaries. w of the above facts leads to! the conclusion that the subj perry A review conclusio complies Io with all of the locational existing r i - g Density Residential design�a factors the exist�n Medium �ensi Resr e� b j tion. However, because the subject property has direct access to public transit, rather than just being within one -half mile, and because the site has convenient access to permanent open space, Shopping and direct .frontage, or a pubiic open space,'; this, property more stringent criteria for the Medie High.I ens ty Residential` des i fore, the approval of this requested Plan Map: Amendn ent issuppoit tionat Criteria: '.r al or meets tflte ]nation. There - sd by the Y,oca- C,DNCIUSICN e at d to b e The proposed Plan Map Amendment and Zone Change have been demon st r consistent with the Statewide Planning Goals and with the policies of the Tigard Compre- hensive Plan..` All necessary public facilities and services are available to serve the proposed Medium -High Density designation. The specific locational criteria for the Medium -High Density designation list eight factors to be considered in Siting thiS land use. The subject site complies with all eight of these factors. Thus, this application meets with all pertinent crite- ria and approval is hereby requested ,1 IRONWOOD LOA N 6!.6 939 51,5 E. 10,4. 366 u5. a G a "BPA$3 ` 291.12 EAST 154 34 INITIAL PT to X3941llJ �icr� _u�'re��Zi15._.�2 —aS Immo WINVPM■ '4t01-9,AfCed1 46819v 91.11 40 fio9 1-7-11.00 a • lcial /re 111- t vfoifnotio riroo 1?), -,iil r9 wi-t.4aviAi. J o r o4vtw1ogl.A lio nt 4tr s i ile 4. r ol0l1g o' 5A 1b nrrotile ot i al. 649 ritreJ I'vell 141/0/ ;119115) ro 17-411a) 4,?-1 *vs I ? cp. am* r LI 7 26 NE M EN EN oio iiiiir . ,00 ,ot os , 0 V :Toil *1I III litglit osoi .. 8 am • m ••11" C... t I fr. lei te4t0.1 . • (PD) 111 # • . • • 1 rirall 1111111 MP . �d.; v. kill . P I% II ■ 001.1111111 off .744 ; IP 41,, VIvir/111111 MUM -I, Dir3o2)J c<T2c.°1] il . -.,,.. ‘11111111111111111P . 41I• as: r.rom 19•■.114 ____, 111_11/C MI co ., • Alt:. — staramorit Ali 1 ■ all a : La I . „;..7t, Roy ! 1 i usir wiimmININ 011 . . IM TA - .- IIIII&* NA ommInli Ilion mil mill a - i, laid . „ to . . 27 ; ; AIM -I i 1 6 ! SIM. iiiT,Zig ffi I I RRI II I pa I; 1111111111111111111111111111111111111r Irel 1111111 Pa suilluimail "IITIII too7 EE'Ll — pm voils I 11111111 rill sem I orts **,.44 11.41 1111111 + ion min L. 0,- sz i-ill mow 1, viiimeii • NO NE *414,1 41 ... A111111111111 HIM AS 44.P-- .11rm ism Nii.-tiiitft- 1■910-0 - Tow gm \ ,1211 11 Ma Alt E. 1.1 pi mu 2 s4 i'; 0 MIN In lu,, tARI, ,,, -4,4 f.2,44--4. COE Earfir3TTA-Fre i , is ift t ,, IMP - 1' 44 920,00 wroshon Until a change is, requested, send all tax statements to: Chester L. Robinson 10330 S.W. Scholls Ferry Road Tigard, OR 97224 STATUTORY BARGAIN AND SAI= DUD CHESTER L. ROBINSON, hereinafter called Grantor, for the consideration herein stated, does hereby grant, barga.r: sell and convey unto the CHESTER ROBINSON TRUST, hereinafter called Grantee, and unto Grantee's ti airs, successors and assigns all of that certain real property with the tenements, heredltaments and thereunto belonging or in anywise appertaining, a urtenance then y n enyFa situated in the County of Washington, State of Oregon, described As follows: Commencing at a 1" square iron bar at the center of Section 34, Township 1 South, Range 1 West of the Willamette Meridian, in Washington County, Oregon and running thence North 0° 02' 12" East, 1,798.76 feet, more or less, along the North South centerline of said Section to a point on the centerline of Scholls Ferry Road (County Road No. 34 8) said point being the true place of beginning, thence following the centerline of Scholls Ferry Road North 72° 23' East, 162.63 feet to a point; thence due South 439.70 feet to a point, thence due West 287.12 feet to a point; thence at right angles to Scholls Ferry Road North 17° 37' West, 332.19 feet t� a point on the centerline thereof; thence following said centerline North 72° 23 East, 244.10 feet to the point of beginning, containing 3.00 acres. To Have and To Hold the same unto the said Grantee and Grantee's heirs, successors and assigns forever. true actual consideration paid for this transfer, . siderat statedhin to ms of dollars, is $ -0- In construing this deed and where the context so requires, the singular; includes the plural and all grammatical changes shall be implied to make the provisions hereof apply equally to corporations and to ;individuals TEIS INSTRUMENT DOES NOT G BZ A tN .TE nl'R PARTICULAR uSD la1Y` ni laiD* or E ROPNRTY GUARANTEE �'8�1R' ANA" A $Q' SHOULD DESCRI IN Page 1. Statutory' Bargain ` and Sale Deed C CR WITU TUC �1 TY PPROPRIArg CI OR , isRIrY artiRcNirs USN. WHE OF the Gran 02: hash executed this instru aen' IN WITNESS .he �. 199/ 'this clay , o Je' STATE OF OR!GON County of Washington Persona lly app eared before me Chester L. Robinson who stated the foregoing was his voluntary act and deed. Before me this day of OFFICIAL SEAL arr1 QAYLE L. MITTEN NOTAIW FuaLIC- OREGON COMMISSION NO.011040 MY COMMISSION EXPIRES DEC. 03,1995;; After recording, return Chester L. Robinson Ferry 10330 S.W. Scholls y Tigard, OR 97224 411, ;aft ;tonc for expires Oregon . Doc : 92000845 Rect: 68582 01/06/1992 03 :15: 031)14 Display Proper ty Record owto Property ITS R: 6" 4tr4 1`S1.34AB t 33 00 (Real Pr ^opertyj Legal Desc rr{ i p t i on : ACRES 2.5 5, UN7i CANED `, FARMLAND -PO 'ENT I Chi - AD LIABILITY Owner, ID " 20 274 CHESTER ROBINSON TRUST 10330 SW SCHOLLS FERRY T I GARD, OR 97224 Situs "'' 10330 SW Prop Class : 0034. NeiQhbar »ho d: 4T10 ;D Year Built : 1956 rfa Living Area e:" 4706 Sale o ' • le ` Date , Sale Price • ECHOLLS FERRY RD DeOd Type DFAS Inst Number 92000 0845 1911 Property Values T NAL .TAX Code Area 051.8 Exemptions : Mort Lender: 1991 TaX Status Cur r en t Levied T' a ;yes : 109.77 special Assessments * ** No Takes Due *** Depress the RETURN key : Ownership, Gales : and Property ID : R263404 Legal' Description: ACRES 2.55 LIABILITY I mp rovemen t s Land Land Spec Mkt Land Spec Use Total Assessed Exemptions Taxable Deed History Screen t�' 112,180 43,100 ( +) 820 820 ( +) 1-36/104) (=) 0 136, 100 (= (-) 191 ;4AB- -03k00 Uu Z ONED FAF;MLAND- POTENTIAL ADDITIONAL TAX Mart Code: E> empt ions: Mort Acct: Reset Ex Yes T r E(Uyer . . . r r . . • ■ n r r r . r • . Seller.. . ■ » . r r r' r r ' CHESTER . ROBINSON TRUST ROBINSON, NSON, CHESTER L LS . 3 0 sw SCHOLLS FERRY 10330 5W SCHOLLS FERRY 1 r TIGARD, OR q7224 T I OARD 7 OR 97223 rr �.«� r wr iw ww irw rr ww r� wr �.w rw "war MMiww w+� ww ww'wN ww Mw Mw IMq rw w.� iw. Lrr w« rw� �w 7�.d.w 2. ROBINSON, CHESTER L Miss ng 'Owner Infor,mat 16330 SW SCHOLLS FERRY TIGARD, OR 97223 Sales r1 info Deed Info....... Num.: 92000845 Type: -DBE. C] Date: 01/06/92 w.r i... wr «w r ..w rr..::..r :.... �.w rr.iw «r ter• i.:.i Num.: 08770347 Type: Date P sia NNE DifIt.I data ft map reproofs — titles aaapilad by the City of Tigard atilt :iaf Coogre pine taloreatisa'- System CIS) titterers. later metiaa portrayed bare •air to ietseded to be *sod with additional N! 0 R T fl taobeieat atUar iatsrpratati'a dots as detarataad.by ®•.® tha City of Tigard. :-..tt®t {wPCtau1} 4b /- (S2121!12) STATE , OF OREGON County of Washington City of Tigard AFFIDAVIT OF NMT ING ): t V\A� .,� fr h , being first duly sworn /affirm, on depose and say: ( Please print) That I an a ® r, �. for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC H>1:ARI1'i6 FOR: That I served NOTICE OF DECISION FOR: City 9 of Tigard Planning Director Tigard Planning Commission igard' Hearings Officer 1..,-"Tigard City Counci], A copy (Public Hearing Notice /Notice of Exhibit "!A") was mailed to each named attached list marked exhibit "8" on the said notice NOTICE OF DECISION as her to bulletin board on the day of A n the United States Nail on the postage prepaid. 14. AA L Prepared Notice oath Decision) of which is attached (Narked Z r�a at of he ad ass shown lg on � �--- y , attached, was po ted on an appropriate 19,x,; and deported day of a , 19 Zs Sub ogibed and sworn /affirm to Me on the 19 a dbr ay of ir Atik • PLBLIC, :mime My Co+ mission NOT/CE OF PUBLIC ELBARING NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT /TS MEETING ON TUESDAY, Mav 218_121L., , AT 7 :30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION FILE NO: CPA 92- 0001 /ZON 92 -0001 FILE TITLE: Robinson APPLICANT: Cheater Robinson 10330 SW Scholia Ferry Rd. Tigard, OR 97223 NPO NO: 7 OWNER: Same REQUEST: COMPREHENSIVE PLAN AMENDMENT CPA 92-0001 ZONE CHAN(I,N ZON 92 -0001 ROBINSON A request for Comprehensive Plan and Zone Change approval to allow redeeignation of a 2.55 acre site from Medium Density Residential to Medium -High Density Residential and Residential, 25 units /acre cre} a zone change form R -12 Residential, 12 unite /a } to R -25 APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals 1, 2, 10, 11, 12, and 13; Comprehensive Plan Policies 1,1.1, 2.1.1, 6.1.1, 6.6.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.1.3, 8.2.2, 9.1.2, and 12.1.1; Community Development Code Chapters 18.22 and 18.32. LOCATION: 10330 SW Scholia Ferry Road (WCTM 1S1 34AB, tax lot 3300) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED 'IN ACCORDANCE WITH THE RULES OF CHAPTER. 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY'' COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS:PR')POSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC, HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECIEVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY THE CITY COUNCIL MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS ENTITLED TO REQUEST A CTHE APPLICATION AFTER April 22, 1992 ANY PARTY IS EEVIDENCE IN SUPPORT TO THE AP GRANTED AT THE HEARING, ANY PARTI REQUEST THAINTHECE Q ... THERE I8 NO CIPAN7P IN THE HEARING MAY THE HEARING. IF THE YRB T THE RECORD REMAIN - OPEN.FOR A • AT LEAST SEVEN.. DAYS AFTER THE HEARING. INCLUDED 'IN THIS NOTICE IS A '.LIST OF APPROVAL CRITERIA APPLICABLE` TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD PLAN CC�UNCIL WILL BE BASED UPONVTHESE CRITERIA VAND THESE CRITERI i' ON Lx1E' CITY THESE CRITERIA ONLY. AT THE Ca MPRErIENS IVE HEARING IT IS IMPORTANT THAT COMMENTS REQUEST PERTAIN PECIFICA.LLY TO THE APPLICABLE C NTS` RELATING TO THE RI }IERIA LISTED:.; SPECIFICITY IEO RAISE AN ISSUE, OR FAILURE TO RAISE AN ISSUE WITH SUFFICIENT FAILURE TO -- PARTIES TO THE APPLICATION ON SO AS TO PROVIDE THE CITY, APi�LYCANT, � OR OTHER ATION wiSFi A REASONABLE OPPORTUNITY 'TO RESPOND, WILL PRECLUDE APPEAL O SAID ISSUE TO THE STATE LAND USE BOARD OF APPEALS (LUBA). ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES' CAN BE OBTAINED FOR TEN, CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE' HEARING, A COPY OF THE gTAFF REPORT WILL BE AVAILABLE FOR TEN CENTS BLE P'OR INSPECTION AT NO COST, OR A COPY CAN HE OBTAINED FO PER PAGE. FOR FURTHER INFORMATION p�C STAFF PLANNER Ron Pa A63_ 4171, TIGA tDCITY HALL, 13125 SW HALL BLVD., OREGON 97223. Ifl OD DR g 1.66 op C 67 4z0 '1 6,s6 cob h /1/ Si -4017 $) 104 116,01.# • ra•■04 *A. amoto 7c4,„ Ami, *WI 61.4 Fitariz 8- 0330��lit; 11101■11.1an sib .63 441 The City of TIGARD CPA 92 -0001 \\ . Site Area itllt u :4:6 a ..t ii►r.iit- ii(ltm milts/ rl trt tut if ttlitl .iiiillit testis jilt isht.sltii'$ ,t +. 11111 iitt.iiw $,Iii- tetiiiiii bit, .it ii tsl.stil li is isil .tlj .11itisssi 11 0 0 r a 1111.1.111 .illst it.tpisisttii lilt 1i Ulst.liii r j 'Stu'lllyif Ilt.il 01.401iliil U! 1S134BD -00200 .. TIGA;�D, CITY OF 12420 SW MAIN TIGARD OR 23 1S134BD -00400 •• • ••• •• HAIM , GREGORY A 11475 SW HAZELWOOD LOOP TIGARD OR 97223 1S13411D •00600 ... .•.... IRBY, ROBERT L EATULEEN .-1,1515 SW HA E W00D ; LOOP TIGARD !OR 97223 • 1S134BD •00800 wwo ww........• ww iiBBEELOR, LORNE F YVONNE N 11555 SW HAZELWOOD LP TIGARD OR 97223 1,3134BA •91131 ee ........ OREGON, STATE DEPT OF VETS AFFAI % MACHARG, JOSEPH F JR AND ToToIIacA, CAROL B 16869 CRESTVIEW DR VICTOAVILE+B CA ... � . ; .. 1S134BA -91152 A 92392, a .. w e w .. b O e ..d,, : :: •• OREGON, STATE OF DEPT OF VETS AF VONALLMEN, DANK /ANNE 0-08829 12975 SW SCOOT DR BEAVERTON OR 97005 1S134BA 91181 SHERWOOD NORMA J'- 11672 SW BOONES BEND DR BEAVERTON OR 97005 1S134BA •91202 ............•.. -. GIMBEL, FREDERICK L AND ELI &W IT' A 11676 SW BOONES BEND DRIVE 8E VERTON OR 97005 1S134p BA -9122 web••.. ∎r.., ■r..�•••. OLIVER, ELLEN C 11652 SW BOONES BEND DR BEAVERTON OR 97005 1S134BA- 91242' ..• PARSONS, EIMER E MAR 1ORIE C REDWOOD CITY 94065 1S134BD- 003 ►......, e „ . JACKSON, ROBERT" H NITA J . 11455 SW HAZELWOOD LLB TIGARD OR 97223 1S134BD -00500 ...,...,...•.. HIGGINBOTHAM KENT RICHARD 11495 SW BASELWOOD LOOP TIGARD OR 97223 1S134BD •00700 r............. .e..«.. PEARSON, BRUCE D PATRICIA 11535 SW HAZffi.WOOD' LOOP TIGARD OR 97223 1S134BD -00900 NEWTON, GREGORY SALLY 11 11575 SW IULZELWOOD LOOP TIGARD OR 97223 ■ ■ y... w s i w.. s. e. do', ].S134B1A -91141 • • . • CHILLESS, NANCY E FORMERLY caRBERY 4655 SW, itataut PLACE, PORTLAND OR 97321 151348.91171" DAVIS, MARY . ELISABETB AND DAVIS , MOLD C SR L6 7o SEA BOONES BEND DRIVE BEAVERTOti OR .97005 1S134BA••91192 a .... • . .. e . = : ANDERTON, CYNDI A 11674 SW BOONES BEND DR BEAVERTON OR 97005 '4 or;Fro • 1S134BA- x91211. e.. ••s ••00000 se. JACKSON, DALLAS E AND JACQUELINE J 1475 SW 180TH CODRT A A OR 97005 1S134B11 91.232 ... w .... • • 4,44 - SCOTT,, ELIZABETH ANN BY HuGGH 'SCOTT 5725 H ite4ronui, RD MERIDIAN j ID ' 83642 1S134y y� p BA -91251 r..a"•oo'ir•q►,wre.ib. BAGEN, LES O & wyraRytt, G 11640 Nitt BEND DR' 1S134BA- 91261. .•.. ^'loe�,•a..•••I, BeaVEA, HOLLY 4909 ' E 17TH CT'' SPOKANE HA 99223 1S1348A- 91282 ENIGBT, MELVIN X AND PATRICIA A 612 15TH PL 125 KENOSHA WI 53140 1S134BA -91301 RICHARDSON, JAMES B & STEPHEN R 12125 SW . ST BEAVER'1�ON OR 97005 1S134HA- 91322ee. e...•.•.....•.ee•.. HARTIN, GAYLE 11 11636 SSW BOONES BEND DR BEAV'ERTON OR -97005 TWA v,, 14.6ewrcc . eeL M. W -J 1Si3 4RA-9127 • ..: • • • • JENSEN',' 1 GREG RT i ''11644 Sig ' BOONES ,BEND DR. BEAVN OR 97005' 1S134HA- -91291 COBLENTZ, RARLA 11630 `SW 8OONES BEND DRIVE BBAV!RR'Y OR , 97005 151348A- ►91312 44.40.:................. TAYI PR, KIT R . 11634' SW EIOCINES BEND DR BERVN OIL 91005 155�1 �34AE - 03201 .... • . WI .• , Kamm, O • SULLIVAN AND, ROB ,C , BY C&R NANAGENENT 1440 Si TAYLOR PORTLAND OR 97205 404011.400 ■ 4, .■-• LIP , ■ :WI STATE OP OREGON County of Washington City of Tigard AFFIDAVIT OF MAILING IF ''EAU' Ctie.. bAdpkt d ''!n. , being first duly sworn /affirm, on oath depose and say: (Please print) That I am a Irk. t `�.a "' '� for The City of Tigard, Oregon, ✓That 1 " served ,NOT/CE OF PUBLIC HEARING FOR That 1 served NOTICE OF DECISION FOR City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Exhibit "A°') was mailed to each named attached list marked exhibit "B" on the said notice NOTICE OF DECISION as hereto bulletin board on the day of in the United States Mail on the stage prepaid. Decision) of which is attached (Marked per pne at th .add ese shown o the 75!121- day of 19'0- ., attached, was posted on an appropriate , 19_____; and depo ited day of 1'�.:. .. , 19 'I.- -. , Prepared Notice /Posted. For DScieion Only) Subs 5,_ y� ribed and sworn /affirm to me on the,j;�, day of 19�. -- ',7' /l NOT • PUBLIC OF N' My C• �seon Expires: ...�•' . Person who delivered to POST OFFICE Subsc ibed and sworn /affirm to me on the day of 19 OFFICIAL:SE, L -�-, NOTARY P11GLIC- OREGON COMMISSION NO. 003977 f MY COMMISSION EXPIRES SEPT .;7, 1995 • bkm /AFFIDAV.H }M, a .4 NOTARY PUBLIC OF •S' ■∎ GON My Commission Expires: /I:// 7 N O T I C E O F P U B L I C H E A R I N G IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMI TIION, AT CI MEETING ON NOTICE `it 20. 1992, AT 2132 PM, IN THE TOWN HALL SW HALL N. MONDAY, AF L BLVD., TIGARD, 1 3125 OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 92- 0001 /Z0N 92 -0001 FILE TITLE: Robinson NPO NO: 7 APPLICANT: Chester Robinson OWNER: Same 10330 SW Scholl® Ferry Rd. Tigard, OR 97223 i NDMENT CPA 92 -0001 ZONE CHANGEan Change 92 -0001 REQUEST: ROBINSON EEDrNSIVE L and Zone g approval 1 request for Comprehensive Plan a ROgI A regnlatiof of a 2.55 acre site from Medium Density sin zone change de z g re a to allow g ial and t Residential Residential to Medium -High Density Resto R-25 (Residential, 25 from R -12 (Residential, 12 units /acre) units /acre). AL CRITERIA. Statewide Planning Goals 2, 10, 7 11 a n 13; APPLICABLE APPROVAL � 9..1, 71. , Comprehensive Plan Policies 1.1.1, 1.1.2, 4.2.1, 6. .1, Code , Chapters .1.2r 88.24, 7.6.1, 8.1.1, 8.2.2, and 12.1.1,; Community Development 18.32, 18.54, and 18.56. LOCATION: 10330 SW Scholl: Ferry Road (WCTM 1S1 34AB, tax lot 3300) NG ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE PROCEDURE ADOPTED RULES THE CHAPTER HEARING THE -COMMUNITY DEVELOPMENT �Y HALL, RULES O RULES OF PROCEDURE SET OF BY THE TIGARD CITY COUNCIL FORTH IN CHAPTER 18.30. S STI MONY ON THIS PROPOSED ACTION MAY 00 SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. PRESENTED WISHING TO PRESENT WRITTEN . Li+II' SHI ITTEN T ORAL TESTIMONY MAY. BE PRESENTED AT HEARING. AT THE! PUBLIC HEARING, THE PLANNING COMMISSION WILL RECIEVE A PUBLIE. .., PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND A STAFF REPORT ! OR CLOSE THE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION INFORMATION, CONTINUE INVITE 8 TARE ACTION ON THE APPLICATION oNIF A PERSON EVIDENCE OBTAIN AND PUBLIC HEARING TO ANOTHER MEETI O RSON SUB ENTITLED '1'O� PUBLIC NG 1 1992 , ANY THE APPLICATION March 3 . PARTY IS ENTI P it IN SUPPORT TO THE APPIsICATIO HEARING. IF THERE' IS NO CONTINUANCE GRANTED AT THE �- REQUEST A CONTINUANCE OF THE ��H EARING MAY REQUEST THAT THE RECORD REMAIN OPEN HEARING, ANY PARTICIPANT IN THE FOR AT LEAST SEVEN DAYS AFTER THE HEARING. APPLICABLE TO THE REQUEST INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL DCRITERIA TIARD� -� COMPREHENSIVE R PLAN. DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL E BASED UPON THESE FROM THE TIGARD COMMUNITY DEVELOPMENT CODE T -1 CRITERIA OR D THEE HEARING IT IS IMPORTANT COMMENTS "'� °T REQUEST PERTAIN SPECIFICALLY . CRITERIA AND THESE CRITERIA ONLY. AT THE RELATING TO THE.REQ LY TO THE LIST CLOSE HE APPLICABLE RAISE AN ISSUE `IN PERSON OR BY LETTER AT SOME POINT THE PRIOR TO THE FAILURE TO I U ISSUS'. PRECLUDES ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY AN OF THE HEARING OPPORTUNITY TO RESPOND THE DE CISION FAKER AN APPEAL.. TO THE LAND USE HOARD OF APPEALS BASED ON THAT ISSUE. 0 ALL DOCUMENTS AND APPLICABLE CRITEBIA`IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN yEE OBTAINED ; R TEN" CENTS PER PAGE. AT ,LEAST SEVEN DAYS PRIOR TO THE HEARING: A ''COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER IN TION PLEASE CONTACT THE STAFF PLANNSR `` _ .__E__ one 639 . 4171, TIG ARD G!:'Y HALL, 13',4.25 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD PLANNING ORGANIZATION NPC-► .• CHAIRPERSON a C l Woofer PHONE NUMBER: 63 —4297 The City Q °g' T � I G A Rhl CPA 92 -0001 ■ NUUN ■ a a iiltiel sifa i .ii r poll i. bflae iiPiltll Ij ile lit.; et iliil.10111014 1ii1a jllk lifarsatliY spite. . C11l,i1111eete, lelet- e41iii perltipal late �J II ieI a titiiiit fe It liYil rill'iil H lien N e I 7 ' t.i iit.t iiilit w' literpteiifi n iili it •ltUiatiit 11 4r11 11op;i'tlletl, X01 yi jiij ' • ��iLuLaAW v 1S134BD- 00200 ...,....•..... TIGA CITY OF 12420 Sim` `MAIN TIGARD olt 23 •. 1S134BD•M00400 ...........•.•. ... HAHN,, 1 GREGORY A 11475 SW BAZELWOOD LOOP TIGARD OR 97223 ••• 1S134BD -00600 ........••••••••••••• IRBY, ROBERT L KA2HLEEN 11515 SW AAZEELWOOD LOOP TIGARD OR 97223 1S134BD-00800 .. ...•.. .... ..... WHEELON, LORNE F YVONNE N 11555 SW ;BAZzLWOOD LP TIGARD OR 97223 1S134BA -91131 •••••••••............ OREGON, STATE DEPT OF VETS APFAI MACHARG, JOSEPH F JR AND TOTORICA, CAROL E 16869 CRESTVIEW DR VICTORVILLE CA- 92392 1S134BA -91152 .................... OREGON, STATE OF DEPT OF VETS AP % VONALLMEN,'' DANIEL /ANNE` C-08829 12975 SW SCOUT DR BEAVERTON OR 97005 1S134BA- .91181 ............e..... SHERWOOD, NORMA J 11672 SW BOONES BEND DR BEAVERTON OR 97005 1S134BA -91202 . .•....•.•.. • .... • GIMBEL, 'FREDERICK L AND ELIZABETH A 11676 SW BOONES BEND DRIVE BEAVERTON OR ' 97005 1S134BA -91221 .................... OLIVER, ELLEN C 11652 SW BOONES BEND DR BEAVERTON OR 97005 1S134BA -91242 • . PARSONS, ELMEREf MARJORIE C i.. • e 4,i. • •..... ... if ti REDWOOD CITY CA 94065 1S134BD-- 0030‘. ........... ....... JACKSON, ROBERT M NITA J 11455 SW HAZELWOOD ; LP TIGARD OR 97223 1S134BD -00504 HIGGINBOTHAM, KENT RICHARD 11495 SW HAZELWOOD LOOP TIGARD' OR 97223 .4,.•66•0 1S134BD -00700 64,4,4, «w..•..••....••.i PEARSON, BRUCE D PATRICIA 11535 SW BAZLLWOOD LOOP TIGARD OR 97223 1S'13480 -00900 • • NEWTON, GREGORY CLARK AND SALLY N 11575 SW HAZELWOOD LOOP TIGARD OR 97223 • 1S134BA -- 91141 •......e........... CHILLESS, NANCY S' FORMERLY CARBERY 4655 SW FLOWERPLACE PORTLAND OR ` 97221 °1:8134BA- 91171 .......: DAVIS, MARY ELIZABETH AND DAVIS, HAROLD C SR 11670 SW BOONES BEND DRIVE BEAVERTON OR 97005 1E1348A- 91192 ....... ....... . «• o ANDERTON, CYNDI A 11674 SW BOONES BEND DR BEAVERTON OR 97005 18134BFk- 91211 .. • .. . • JACKSON, DALLAS E AND JACQUELINE J 1475 SW 180TH GODRT ALOHA OR 97005 1S134BA- 91232 5.5.5,..... ••• SCOTT, ELIZABETH ANN BY HUGH SCOTT 5725 N MERIDIAN RD MERIDIAN ID 83642 -1S134BA- 91251' HAGEN, LEST 11640 .;SW,,E D & RATI3RYN, G iNES BEND DR 1S13413/4;-,91282,,. .. ..... • •••••••.: • • • ENIGHT', IOLVIN R,, AND PATRICIA A 612 15TH' P1. 12 5 ' KENOSHA 53140 151348A -- 91301 ••IT•...•..••w'.'. RICHARDSON� JAMES B& STEPHEN R.' 12325 SW; SECOND 'ST BEAVERTON OR 97005 ' r. ow 0000000* O 'BOOttES CARL f► END D .IVE BEAVER CON,'OR 97005 1s134BA- 91313' ■ 0000 •0,000 /0 0,00000 TAYLORir KIT , MARIE ;111634 107 BOOZES BEND , DR BIMAVERIFON 'OR . 97005 1S134BA -91322 �ww•�•�w•�so•�:�rs•o••'. MARTIN; 'GAYLE H 11636 .'SW BOWES '`FEND DR BEAVERTON OR 97005 '1S3.3410,43201 *,�'•Y••••• •••.•.•.w.•,. WILBON; • MAUREEN O' SULLIVAN AND ROBERT C , . BY C&R MANAGEMENT 1440'S1 TAYLOR PORTLAND' OR 97205 1s13.4BA=- 91242 . ,PARSONS, I R E AND '4 i MARJARIB. C 11656 SW `' BOONES SEND DRI VE BEAVERTON OR 97005 CHESTER ROBINSON 10330 , SW' SCHOLLS FERRY ROAD CAL WOOLERY 12356 SW 132ND CT T GARD OR 97223 - •n 10807" SW 121ST TIGARD OR 97223 1S1348D -00200 • •••e•.••••••••• TIGARD, CITY OF 12420 SW MAIN TIGARD OR 97223 13134BD-00400 �.... GREGORY A :......•.... 11475 SW HAZELWOOD LOOP TIGARD OR 97223 • 333 TWIN DOZil SUITE 600 REDWOOD CITY N DRIVE 94065 1S134BD -00300 •••••••••• • 'lACKSOrA, ROBERT M NITA J 11485 SW HAZELWOOD LP TIGARD OR 97223 .. • .. 181348D- -00500 • . • • ...... HIGGI,NBOTHAM, RENT RICHARD 11495 SW HAZELWOOD LOOP TIGARD OR 97223 181348D•00600 ..................... IRBY, ROBERT L KATHLEEN 11515 SW HAZELWOOD LOOP TIGARD OR 97223 1S134BD -00800 •••••••••••• WHEELON, LORNE F YVONNE N 11555. SW HAZELWOOD LP TIGARD OR 97223 18134BD•1D0700 .•.•.•• 0000 •..•.Y•.., PEARSON, BRUCE D PATRICIA 1.1535 , SW HAZELWOOD LOOP TIGARD OR 97223 . . 1S3,34BD -00900 .:..•......e•. .... NEWTON, GREGORY CLARK AND SALLY N 11575 SW HAZELWOOD LOOP TIGARD OR 97223* 1S134BA -91131 e...;•..•...••.•...... OREGON, STATE DEPT OF VETS AFFAI % HACHARG, JOSEPH F JR AND TOTORICA, CAROL E 16869 CRESTVIEW,DR VICTORVILLE CA 92392 1S134BA -91152 ..................... OREGON, STATE OF DEPT OF VETS AF VONALLMEN, DANIEL /ANNE C- 08.829 12975 SW SCOUT DR BEAVERTON OR 97005 1S134BA- 91181 ..•.••,• • SHERWOOD, NORMA J 11672 _SW BOONES BEND DR BEAVERTON OR 97005 1S134BA- 91202 ............... ...,. GaMBEL, FREDERICK. L AND ELIZABETH A 11676 SW BOONES BEND DRIVE BEAVERTON OR 97005' 1S134BA- 91221 .o r.......o . . OLIVER, ELLEN C 11652 SW BOOMS BEND ` DR BEAVERTON OR 97005 1S134BA -91242 ••••••••••• PARSONS, ELMBR E AND MARJORIE C 1S134BA- 91141 •:.e.......•_.••.•••• • CHILLESS, NANCY E FORMERLY CARBERY 4655 SW FLOWER PLACE PORTLAND OR 97221 1S134BA•• 91171 .........••••••••••• DAVIS, MARY ELIZABETE AND DAVIS, HAROLD C SR 11670 SW BOONES BEND DRIVE BEAVERTON OR 97005 1S134BA 91192 • . A1Crt11?ERTON, CYNDI A SW BOONES BEND .DR BEAVERTON OR 97005 1S134BA -91211 • i,iii 11, JACKSON, DALLAS'E AND JACQUELINE J 1475 SW 180TH COURT ALOHA OR 97005 1S134BA -- 91232 ••••••••.•. SCOTT, ELIZABETH ANN BY HUGE SCOTT 5725 N MERIDIAN RD MERIDIAN ID 83642 18134BA- 91251 ....••444.44b44 • HHAGENo LESTER O , & KATHRYN G' 11640 sw Bt10NE8 BEND DR a. 1813404,031261 • • • • 4 4, 0'00 ,HOOVER, .MOLLY 4909 H .17TH. CT SPOKANE WA 99223 18134RA 91282" . ..» . 4. KNIGHT, `'MELVIN, R AND PATRICIA A 612 15TH Pt #25; KENOSHA WI 53140 151349A- 91301 00000000000000110 RICHARDSON, MUMS B & STEPHEN R 12125 SW SECOND ST BRAVERTON OR 97005 18134BA •91322 • . • . MARTIN, , 'GAYLE H 11636 SW' BOONES BEND DR BEAVERTON OR 97005 18134BA- 912` ••,•••••••••o•• i•i;` JENSER, - GREGORY ° A 11.644, , SW. NES ` BEND DR EH%AAVERTON' t'iR • 9700 18134/374 -91291 .:. . »• ••• •••,4.p. • COBLHETB," . ,A 1163(' ' SW - BOONES ,BEND DR,tVE .'. RERTIBRT'ON OR 9700h 18134BA -91312 ••• •••1••••••.pO••• TAYLOR, KIT• MARIE .11634 SW "a0ONES BEND Dot BE NEKTON OR 97005 1S134AB -03201 • •. 0000 WILSON, MAUREEN 0•SULLIVAN AND. ROBERT C BY C&R MANAGEMENT 1440 SW TAYLOR PORTLAND OR 97205 1. .� 1 I •. .'F'..• ..c... 0000 116,5'2 ;SW g0ONES ''BEND DR. BEAVERTON, OR 97005 1813411A,91242 ................. PARSONS,. ELt ER R, AUD' 14ARJORIE C 11656 SW BOONES` BEND DRIVE BEAVERTON OR 97005'' �BY. HUGE SCAT' ,572 5 N',. H ERI4 MERIDIAN ID 1S1343A- 912:51 ` .... HAGEN, LESTBR O & KATHRYN., O 11640 sW ,BOONES BEND DR* BEA VERTON OR ' 97005 I O M0200 0 104.95` - 1030 99.85 10:3•- 7002 129.93- .�1fO700: 35 0 ...-0.110..4 -« 4 .b¢ 7500 1927 ` FOR ASSESSMENT PURPOSES ONLY DO NOT RELY ON FOR ANY OTHER USE. [Page Too Large for OCR Processing] h4 REQUEST FOR ;COM NT and Planning Department; ATE e arah 11 iii: Y99 rs COMPRI�HENSIV'R PLAN _RNDRSNT _CPA �a2- -0001 ZONE CHANGE SON 92 -0001 ROBINSON (NPO #7) AA' request for Comprehensive Plan and Zone Change approval to allow redeBignation of a 2.55 acre site from Medium Density Residential to Medium -High Density Residential and a zone change from R -12 (Residential, 12 units /acre) to R -25 (Residential, 25 units /acre). APPLICABLE REVIEW CRITER:.A Statewide Planning Goals 2, 10, 12, and 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 4.2.1, 6.1.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1 , 8.2.2, and .12.1.1; Community Development Code Chapters 18.22, LOCATION: 10330 SW Scholls Cha 2 2. 18.32, 18.54, ,' and 18 ".66. Ferry Road (WCTM 151 34AB, tax lot 3300) Attached is the Site Plan and applicant's statement for your review. From Information supplied) by various departments and agencies and from other available to our staff, a report and recommendation will be pre nfarmatior avai par ed and a decision will be rendered on the proposal in the near future. If you wish to Comment on this application, we need your comments by Mar. 23, 1922. You may use the space provided below or attach a separate letter to return your comments. =moll are unable to 9ond by the above date. please phone the staff contact noted your r comments and confirm your comments in writing as soon as possible. Ifi you ha have any questions regarding this matter, contact the Tigard Planning Department, g0 Box 23397 , 13125 SW Hall Tigard, : g p , 1 Blvd., Ti aid, OR 97223. PHONE 639 -4171. STAFF F CONTACT: Ron ''Pomeroy PLEASE CHECK THE FOLLOWING ITEMS 'I THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our. office, Please refer to the enclosed letter. Written Cnromente Name of Person Commenting: Phone Numbers r +v iOTIFICATION LIST FOR ALL APPLICATIONS NPO NO. (2) copies CITY DEPARTMENTS Building Official /Brad R. ity Recorder Engineering /Chris D. Permits Coordinator /Viola G. SPECIAL DI IGTS Fire District (Pick -up box) Id Tigard Water District` 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 AFFECTED JURISDICTIONS Wash. Co.;, Land use & Transps 150 N. First Ave. Hillsboro, OR 97124 Brent Curtis vin Martin ann Rice . . � L-fAbl £4 —/LE red Eberle M ke Borreson City of Beaverton Jim ,Bendryx PO Box 4755 Beaverton, OR 97076 State Highway Bob Doran PO Box 25412 Portland, OR SPECIAL AGENCIES General Telephone Ruse Wells 12460 SW Main St. Tigard, OR, 97223 NW Natural Gas Scott Palmer 220 NW Second Ave. Portland, OR 97209 TCI CableviSion of Oregon Mike Haliock 3500 SW Bond St: Portland, OR 97201 Columbia Cable (Frank Stone) 14200 SW Brigadoon Ct.> Beaverton, OR 97005 Division 97225 -0412 CPS NO. 7 I 014 Parks & Recreation. Board: Police Field,Operations ' School Dist No. 48 (Beaverton) Joy Pahl PO Box.200 Beaverton, OR 97075 School Diet. 23J (Tigard) 13137 SW Pacific Hwy.- Tigard, OR 97223 Boundary Commission 320 SW Stark (Room 530 Portland, OR 97204 METRO 2000 1 SW 1st ave. Portland, OR 97201 - 398 // DLCD CPA's only) 1175 Court Court Salem, OR 97310-0590 Other Pr tn la nd General Elec. Moore 14655 SW Old Scholia Fry. Beaverton, OR 97007 Metro Area Communications Jason Hewitt Twin Oaks Technology Center, 1815 NW 169th Place S-6020 Beaverton, OR 97006 -4886 OS Wert Pete Nelson, 421 SW oak St. Portland, OR 97204'' . , 11111, ' Aerokitkitica 4)1.v. (MOT . Engineer Board of Health, Fish & Wildlife Parko & Recreation Div. Subdivision Supervisor r-Dept. ,1;)f Energy. , Dept. of ,Envirori. Quality FEDERAL AGENCIES Corps. Of Engineers Other Southern. Pacific Transportation Company Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 LEGIBILITY STRIP CITY OF TIGARD COUNCIL AGENDA I' AGENDA O : ISSUE /AGENDA TITLE: Adoption Fin4,' . Robinil_ DEPT HEAD 0 CITY AD111114 OK ►UNCt" AG OREGON ' SUMMARY ►TE ':SUBMITTED::" PREOgliS. ACTION :, PREPARED ';BY REQUESTED NY` 3; 3TE BEFQ ,..2 '" OIJNC 1t Should the City Council adopt a final order affirming its : decision to deny . amendment of the Comprehensive Plan Nap and Zoning designation to redesignate a 2.55 acre parcel located at 10330 SW Scholia Ferry Road (WCTM 1S1 34AB, tax lot 3300),f from Medium Density Residential (R -12) to Medium:-High Density Residential (R-25)" Dick W$ war dQrf f h , ..T4?WMEI�TIQN is recommended that the attached final order bY adopted. The City Council voted meeting on May 12, 1992. IMiDEZ4 TION SUNMAR 3 to 1 to 'deny the above amendment at its r • Adopt the final order EMPSMILitiangliaina as attached. • Adopt a revised final order. No direct impacts CO w fll gulag ;Maio NOTES CITY OF TIGARD, Go RESOLUTION A RESOLUTION OF THE TIGARD CITY OUNCIL ADOPTING FINDINGS AND CONCLUSIONS TO DENY AN APPLICAP:TnN FOR A COMPREHENSIVE PLAN 'AMENDMENT (CPA 92-0001) AND ZONE CHANGE ('ZON 92-001) 'REQUESTED BY CHESTER ROBINSON AT 10330 SW SCHOLLS FERRY ROAD, (WCTM 151 34AB„ TAX LOT 3300) WHERithS, the applicant requested :a Comprehensive Plan Amendment:. for a 2.55/acre parcel from Medium Density Residential to Medium-High Density Residential and a Zone Change from R-12 Multi-Family Residential to R-25 Multi-Family Residential; WHEREAS, the Tigard Planning Commission heard the above application at its regular meeting April 201 1992, and recommended, denial; and WHEREAS, the Tigard , City Council hear the above application at its regular meeting of May' 12, 1992. NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: Section 1: Section 2: Section 3: T4eproposal Is not Consistent with all,ofHthe relevant,, in the at,iaChed'fihdin4efElch4;bit The City Council upholds the Planning Commission's recommendation for denial of the Comprehensive Land Use Map and Zoning Map Amendment as set forth in Exhibit B (map). The Council, therefore, ORDERS that the above-referenced request be DENIED. The Council FURTHER ORDERS that the Community Development Diredtor and the city Recorder ,send a copy of the Final Order as a Notice of Final Decision to the parties in this case. PASSED: This day of 1992. Mayor City of Tigard ATTEST: City Recorder - City of Tigard Pagei • • ' 1 1: , : • • • a;. p a E.XHIBI AGENDA ITEM C. •' STAFF REPORT TO TILE PLANNING CONISS N HEARING DATE: April 20, 1992 �- 7 :30 P.M. HEARING LOCATION: Tigard City Hall -o TOW11 Mall 13125 SW Hall Blvd. Tigard,, OR 97223 . FACTS 1. eral Iom t ion CAE Co`aprehensive P].an Amendment CPA 92 -0001 one Change ZON 92 -000]L REQUEST: Plan Nap Amendment from Medium Density Residential to Medium -High Denss.ty Residential, and Zone Chan9e from R -12 (Residential, 12 units per acre) - to P. -25 (Residential, 25 units per acre). APPLICANT/OWNER: Chester Robinson 10330 SW Sch lls Ferry Road Tigard, OR 97223 AGENT: Planning Resources, Inc. (Rick Givens) 6564 Lake Road Milwaukie, OR 97222 LOCATION: 10330 SW Scholls Ferry Road (Wen( 1S1 34AB, Tax Lot 3300) 2. Background Information y ' _ single-family ached residence, P home, '� X :There have use on the rec+o a sa,n, L amaa.l detached no land utse le f applications approved the City for this site. 3. Proposal Description t?he application requests a Plan Map Amendment from Medium Density Residential to Medium Righ Density Residential for the 2.55 acre site. Additionally, the applicant proposes to change the rots from the existing R -12 designation R-25. The appl x ation package includes an applicant's Statement prepared by Planning Resources, Inc. an support of the appl i.at ion.. CPA 92 -0001 / ZON 92 -.0001 ROBINSON Page ITC W • Vicinity Information « - 'Pages two and three of ,the applicant's statement "include details on existing ` development both on the subject property and in ,the surrounding area: Additionally, orally, this P public facilities adescXi t�ton provides information' on , pe1 which are available to serve future redevelopment of this site. A g ency and NPO Comments ' The State of Oregon 8ig�raY Division has reviewed proposal and has offered the following comments • The jurisdict %n over this section of Scholia Ferry Road :has - been transferred from ODOT to Washington County, therefore 0DOT will defer to ,the roadway. a ` comments with regard to this section' P Scholls Highway Widening u completion of the project, the road will consist of four 12 -foot travel lanes, a continuous 14 -foot left turn dian. mane, additional right -turn lanes anes at sig l.' tersectionn.. 6 -foot bicycle lanes, 12ed � at curbs, and -6 -foot sidewalks, with a signal • Conestoga Drive. The application states that Sfiatewi de'. Planning Goia i and Coniprehensive.Plan Policy 8.1.1 can. 12 and �, g � _ this be net because 'City staff have ,indicated that roadway. has adequate:: capacity:. to, • see ia�e been land use. analysis However, n� proposed ew si limed the capacity of the new g a preformed of g is to handle the z- eforpned of %1. dSc additional"- -` tra Conestoga an ' Tlea lg8?- Traffic Analysis fflcw � Report project R . �' performed as apart of the widening P indicates that the intersection after improvement will operate at Level of Service (LOS) D for the ur through movement from the north, and the 1 left turn snov movement imp. the east. Mdi ng a phase to this intersectio from the site accommodate traffic io f will definitely impact the LOS of this intersection, and may bring it down to an unacceptable LOS "E". The applicant has not proposed P $t and t the � sed lain a►nenc�aen demonstrated ilia► zone g Statewide Planning,, lGoal 12, change ca.. m� City Policy` 8.1.1, nor section. OAR 660-12-060 -r 60 of the Transportation Planning =Rule. Without additional information„ it is not possible to evaluate whether the has areauate cap ►city to handle the intersection addit%na l traaff i'c that would be generated by a doubling of, the density. CPA 92 -0001 / ZON 9 -0001 ROBYNS0t4 Paige c Additionally, as indicated by the Environmental Assessment for the Scholia Highway Widening project, noise walls will be constructed in front of the On-the-Green Condominiums, Conestoga Apartments, Westwood Green • Aparents., and Springwood Vi]lage Apartments. ,The developer of this property should be aware that noise should be considered in the future design of this project., The ' Washington County Departrent of Land Use and 'Transportation has reviewed this proposal and , hays offered the following comments: 1. SW Scholia Ferry Road ° Is now under the jurisdiction of Washington County. 2. This request could potentially result in an increase of traffic generated from to 2.55 acre site. Washington County is concerned that adequate findings be requited for the res,�ord to show that this proposed Zone Change will not impact Regional and County Level of Service ''goals. According to the ITS trip generation data, this site could currently generate 192 Average Daily Trips (ADT) and 19 Peak, Trips. The, proposed Zone Change could raise thee, ADT to 400 .and, 44 Peak Hour Trips (A difference of 308 ADT and 25 Peak Hour Trips] The County requests that the City defer +a decisicn on this :proposal proposal • until the applicant provides addition 1. traf f iC information which shows that': The regional peak -hour level of service goal is "D with 20 minutes of E" At this level there , is moderate , traffic , congestion,, and motorists are likely to stop for one signal cycle at each signa1izeii intersection. Evidence must be submtted that the give Level of Service requirement can, or mill, be met, prior to approval of the Zone Change. Scholls Ferry Road is a County Major Aarterial with . ss spacin, standard of 1,000 feet. a an a _tiln proposed acc ss opposite Conestoga .s Since t P Less that, 1,000 feet from SW Springwood, a variance my Uniform Road. lmpro'vement as �hY.ngton .county' :load to the W Design Standards will be necessary to allotr access to SW Schoi.s Ferri Roadl. An a�.ternati.e to+' this could be obtained upon the,. acquisition . of a shared. access to SW Sprit gwood to the south and east of the site. CPA ► 92-0001 / ZON 92-0001 ROBINSON' age Mai CPA Adequate right- of -4way exists along the site frontage of SW Scholia Ferry Road. Therefore, County staff recamnends that the proposed tone Change be DEFERRED until adequate findings are in the record which assure one of the following: l) Adequate Levels of Service can be maintained for Schclls Ferry Road along the site • s frontage. If' such findings are in the record showing that Level of Service ' Goals can be set at the cpnestogaf Scholls intersection, the applicant shall request and receive approval for a Modification to; the Washington County Uniform Road Improvement Design Standards to allow, new access within 14,000 feet of SW Springwood; or 2 Obtain access to the south and /or east of the site to SW Spr3.ngwood Drive. If such access is possible and, proposed, the applicant shall be required to demonstrate' that. the Springwood /Scholls inters continue to operate at levels' of action shall cont.n��u service acceptable to the County. Such access may require the signalization of the Spri ngmood /Scholls intersection. The City of Tigard Engineering Department has reviewed this application and has determined that adequate' public services are available to serve this site. The R -25 zoning. designation could generate twice as much traffic f rom this site as is • possible with the current R -12 zoning designation., The applicant states that if a multi-family development were to be constructed n hit' on this site R-2 or R7:25-r, the access for the development l pm would line up with the existing roadway (SW Conestoga Drive) The City will have the opportunity to further review future potentia]. impacts under the Site Development Review application process. Tigard Water District has reviewed this proposal an has', offered the following comments:'' Although we have no objections to the proposed zoning change, we would like4 to inform the developer that an eight inch (mit*!iru t ) water main,, would need to be extended from SW Scholls ,Ferry Road and SW Springwood Drive to the proposed development site. all developments; p � As with al water main s i.ze- and location, including water meters, will be reviewed and approved through the Water District. 2 -0001 f 1.00 '92 -0001 r {ot3YNS N Page; 9 School District number 48 has reviewed this propose' and has offered the following comments: This proposal for a Plan Amendment and Zone Change will. not impact enrollment at Beaverton School District. Please submit when the property will be developed. Neighborhood Planning Organization #7 has reviewed this proposal and has offered the following counts NPO #7 would lure to table this application until. the next tineeting to allow: 1) the surrounding residents to be notified by the City; 2) a comment period to be provided; and 3) item F of the application elements to be satisfied. In response to the comments from NPO 47, notice of this Public Hearing was mailed to all property owners Within 250 feet of the subject site on 1(arch 31, 1992 Therefore the comment period which is required by the State of Oregon A320 days) has been met. onall , item F on the CP ZON application form requests arlist of property owners and addresses within 250 feet of the subject site. This list is in the applicant'.s file and this list which ci. was . � � of the notice. It was was generated. prior to 'the mailing o used the City 250 public to mail the ublsc hearing notice to all property owners within, 250 feet of the subject site. There- was no comment from the. NPO regardi.ng•athe- specific, application: request. Tualatin Valley Fire and Rescue District 41, and The City no ob-� �� .�ii�inis timer+ ro proposal "al, _and have offered of Beaverton have reviewed the ro �. l p posed redesignate on,. B; FINDINGS AND CONCLUSIONS tz. The relevant criteria in this case are Statewide Planning Goals 1, 2, , I1 12, and. 13; Tigard Coa P 7 e h e n SLve Plan Policies .1 2.1.1, 6.1.1, 6y � 7.2.1, 7.'4.4, 7.6.1, 8.1. . 8.1.1, 8.1, ,3 , 8.2.2, 9.1.2, and Chapter 12, Locstienal to amendment criteria of both or mistake Comprehensive �aap Criteria, and thy. change the g p Plan and Community Development Code. The Planning Division concludes p posal is '� lodes that, the �, PIP Statewide Planning abl ls and consistent with ` the a lz�c wed e State amain rGod Guidelines based upon the following findings: 1. Goal #1 (Citizen Involvement) and Tigard Comprehensive Plan Policy 2.1. l are satisfied because the city. has CPA 92- 0001 / ZON 92 -0001 ROBINSON a� adopted a citizen involvement program including review of all land use and development applications by City es tablished Neighborhood Planning Org anizations ( NPO f ) • NPO 47 has been provided with an opportunity to review this proposal.. These comments have been included in this staff report. In addition, all public notice requirements related to this application have ` been satisfied. Goal #2 (Land Use Planning) , Plan Policy 1.1.1, and the quasi - judicial plan and zone change approval standards of Code- Section 18.22.040 are satisfied because the City has applied all applicable _ iur�i ty of pp Statewide Planning Goals, Tigard Comprehensive Plan Polices, and Community Development Code requirements to the review of this proposal, .as described in this report. The City of Tigard has notified other affected units of government including Washington County, the Oregon the Department of d n Transportation Highway Division, Oregon 1�partme e ant of Land Conservation and Development of the p po Service and utility, providing agencieu have ro sa.L o �e also been notified of the proposal. Goal #10 (Housing) is satisfied because the proposal would provide for additional housing opportunities as promoted by: the City ' s Comprehnsive n. Pla . and the Metropolitan Housing Rule (Oregon 'Administrative Rules, Chapter 660, Division 7) . The Metropolitan Housing Rule re' quires that the City maintain a minimum housing opportunity.. rate.. for developable land of 10 units per acre and a minimum uu housing opportunity 50150 o f 50 150 for s in gle family and multi-family housing. Approval of the proposal would p wgde increased housing opportunities on the City's level o p able residential lands by 33 dwelling units. - 4. The proposal Is consistent with the public facility objectives of Goal #11. (Public Facilities and Services public p � , .. ly exist at or s�e adequate ubl�,c faca.l��.ties resent . neoau th" esidental near the - e r densities propose d b the 'requested. Plan ,Amendmen. • site to serve lave o en a a ..licant _ e, sanitary sewer oimt�ad out in, the ' �� narra ..... � . p � Y ta.v p pp, r . � s� �`:ouneia �� lines o ', it ayes•.) �� ry e which follows the south and we' able to service the site lain this property. Yvi _ 12 's available from :the P � " ty. TnTater se oe �. . ,. S . p . . od Drive : inch Prater rLain in SW 5 r�.ngwo utai.�.tie5 s ,ll oe rov' further po this site, an will be 'design enth wa.th � e dev+e,i�,c► ,went ed to ;City. Y p be laced under round s �tan�iaxds r d' an wii* p 5. Coal #12 (4ransportation) and +oat 113 Energy. Co.tert ation) °would be satin fied 'through providing an CPA / ZOA -40001H A 0: ILSt N *al • lie opportunity for, an intensive land use to be adjacent ` to a major transportation corridoe (Scholls Ferry "toad) that presently is served by Tri -Met buses. In addition,- the proposed redesignation would provide increased housing opportunities near a substantial amount (4. existing retail and service opportunities. The convenience of nearby transit ans i service and commercial opportunities to a higher density residential development can result in a lesser need for individual vehicle trips on nearby rows, and a companion benefit of lessened energy resource conscmption. Therefore; this proposal would be supportive of these Statewide Goals. The subject site is located along an arterial, SW .Scholls Ferry Road. Specific design concerns related to access to this road Q. will need to he considered in the development review pY.�ocess • f ®r future development t the of the site. , , the applicant does state that future access point to this property upon further • development would an ingress and egress point lined up with the g •i !load. intersection of Conestoga Drive and Scholls F erry The Planning Division staff has determined that the proposal is largely consistent with :applicable portions of the Comprehensive Plan based .upon the findings noted below: 6. Plan Policy 2.1.1 (Citizen Involvement) is ' satisfied because Neighborhood Planning Organization 7 and surroundingt property were given notice of the '. ' c hearing related owners this request as well as their public h q opportunity to comment on the proposal. 7 Plan Policy 7.6.1 f (Housing Needs) -is `satisfied • because the proposal.would provide the. opportunity for additional. medium -h g density multi -fa ily development which would increase 'the net housing opportunity on buildable Lands in the . City. This is detailed � t. It ©e above discussion regarding Statewide Planning Goal IBC Plan Policy 6.1 (Buffering *and Screening) will be i-cY g ( PP g buffering satisfied through the a licataon of the buf ferin and screening requirements of the Community Developmen ode to any future development proposal, for this property. Plan' PcIicies 7.1.2, 1.2.1, 7.4.4, and 7.6.1 (Public Facilities and Services) are satisfied bet - use adequate public water, sanitary sewer, storm sewer, fire and rescue and lice service c� p available '! to , � a mites � are avail p tential development on th subject f property. serve o the s ` ct pro Specific concerns related to extension o utility services to the site or analysis ` of storm drainage CPA 92 -0001 / ZON 92-0001 ROBINSON g, Page e • t. provisions will need to be considered in the development review processes upon future development of the site. 10. Plan Policy 8.1.1 (Transportation) requires the City to plan '' for a safe and efficient street and roadway system.. V that is current needs anci anticipated future development:. The subject ect ro j property. ;goats SW schol]s Ferry Road. This street is an arterial and is currently being improved to four traffic lanes and a center left turn lane along the frontage of this sits!. As stated above the Agency Comments section, a traffic analysis would provide verification as " to whether the potential increase of density on this site would produce negative ipacts traffic h • on SW Scholls Ferry Road. 11. Plan Policy 8.1.3 will be satisfied as a condition of approval. of any future development of .the. property. Street improvements are currently being' installed by the tate of Oregon Highway Division as specified above under' State Plan Policy 8 '1.1. ' Street already been dedicated along the 'property frontage tallow or the widening of Scholls Fe rry Road. City's Engineering Division will review any future development proposals for this property to ensure that all necessary on -site streets, curbs and sidewalks will be constructed at the time of developnient. 12. Plan Policies 8.2.2 and 9.1.1- are satisfied because Trig- Met offers bus serri.Ce on SW Scholls Ferry R ad in close proximity. to.. this * site . In addition, 'la variety of couamercial and service opportunities exist along SW Scholls Ferry Road relatively close to the site. Therefore. the proposed redesignation would. locate ntee intensive . t. ..of. develo nt within close proximity to !a�Pe p Y an . existing public transit route and needed .retail services supportive or' residents needs, thereby encouraging a reduction in energy consumption. as compared to typical suburban development patterns. ice,` Policy. 9.1. satisfied because, the proposed 13. Plan , gn 9.1.2 i provide the opportunity for Medium- high would lP " hi h densit residential develo " invent _ density p �si��►:i.ty j to g Y r ] g a, and existing ro transit routes Major' hZ hwra g coyanmercira,h services thereby promoting efficient Use of the transportation system and possible reduced energy consumption. 14. The locational criteria . +" retie spec icy 12. specified, i�t Plan Fol for ;Medium-High . Density Residential use are cats Pied for the following reasons: CPA 92-0001 / zON 92 -0001 ROBINSON ` age r ▪ the land use .pattern ' surro undsng the . ' suh t P =party is predominantly mu l tifaa iay residential As the applicant's statement points ; out, tune' surrounding area specifies a Mediu 1 Density , Comprehensive Plan designation to' the immediate - south, Tifiest ' and east of the site. General. Commercial. is located further to the west, ,th Industrial Park further to . the ,(east,. Condomiau�ms • and apants are located directly ,north of the site, within the jurisdiction of City of I'Beaverton,, the area Gaut' o site and across whereas !� the Englewood Park is designated Low Denfsi.ty Residential. Density transition, buffering, and screenin�� requirements of the Communkt3r Development Code Keay be used to help maim any fut development on the subject propel a with the low density �'o located the ,y single fasa.�%1y -residences �� , ., across Rngi.ewood, This n_si to aeter landscaping in shall be k. addressed, during any sou � future site development review. Road The I` site has direct access from Scholls F ra ,■ y ...classified " which is ' funetzonall ` as an arteaca.al. street. . Serious development limitat ions affecting the properties, such as flood plains, excessively steep s.3.opes. or. poor drainage, ars t evident. • Essential public facilities aro present in to serve on this site. It appears that future development o . �. , these f land fifes and se.fil. e-S eve sufficient capae ity to serve any increase in ! demand caused by development of the site. • Public transit is available on SW Scholls Perry Road directly at the site. Transit service is provided by Tri Met route 45. g .A sma,? 1 comuierc al center (Par side Sh cps and . Off -ices) is, loeated iinmed;.ately, to the northeast of this site across $chops Ferry Road. R larger shopping center, the Greenway ►wn Center development, i 15. In order ' to approve a quasi judicial amendment to • the Plan and zoning maps, the City must also find that there g the neighborhood or 'community is evidence of a char a in th which affects the subject parcel. Alternatively, ` the City must find that there has been a mistake or inconsistency Iuade in the original designation of the parcel (Comprehensive Plan, Volume 2, Policy' 1.1.1, Implementation Strategy 2; Community Development Code " Section 18.22.040(A)). The applicant's statement concedes that no mistake was made in the original - designation of the site with the Nedium Densit y Residential de signation. The applicant contends, however, that the development of the apartments across the street in the City of Beaverton and the development of commercial uses Immediately to the northeast have dramatically changed the character of this The major upgrading of Scholls y major change which is area. Rea ` in under construction at thiuhborh�d� Thus the a l ant feels that a reconsideration the character of the neighborhood. the land' use designation of the subject property is -apprcaPrate This application propose,` to provide the opportunity to utilize the ro.d improvements along SW Scholls Ferry Roads for benefit of future Medium -High Density Residential development at this site. one of the issues raised by Washington County Department of Land Use & Transportation states that ates tha these road improvements were designed. to. accommodate future traffic volumes under the use zoning designations along current land gna .ong Sch. ells Ferry Road. In other words, these road, ,improvements were designed to accommodate traffic i9npacts due to build -out of current "zori :ni - not necessarily 7-to ac commodate the impact t of the doubling of zoning densities on land. roar the subject sites Staff While changes have occurred contends that these changes have simply' in the zretu1t of expected develchpmcgnet� g iven the exist g g Therefore,, these are not Hof substantial merit so as to necessitate the approval of the requested Comprehensive Plan Amendment and Zone Changes Thy` argument and findings made by the-applicant in favor r,of, Medium- 1High: Density could. also be applied, to Med ura Density. This implies that the original land use designate n is certai' lr adequate, to to allow :reasonable , development of this 'sites Stai f does not 'agree that the character of the area has chinned on the south side of,; Scholls Ferry L toad as'i this area has been developing as p1anlnedl CPA 92 -0001 / ZON 92 -0001 ROBINSON Page 10 , Based, upon the findings and conc,ilusinns list . , ..a7 _ f°rwazici . - '''''tiet.ne.,_/Ilecctatti°471 ' fol. . dle.galthe°fLedithiiraeriAgItiDe:tntin'it°t34 ' P1 '. 9 aDivrell'si: -6v:- rec, ma°1-0111dspe3:tv‘ Yth:: the Pl:nn. iiinglid' 'RC:2111X1325 zos 1°11 ,. . Rasidential cola rcitt, P-6.33:4 Ple7,14a., P d. (Ili, giv: .7-, !;',,,:,:. . .. ., , ., , , _ ',,, ‘ ' . / i 4,...A....a..4.,.......„....:..:_idorif LEGIBILITY STRIP 6Mti'.. Mai ROLL Satan .0 ifilfa 01, NOWSNOI .% . Air mtaaa■tviww N,42 f111EI11lII�ir C'' 1111®1 1i1::347- mum ?BAR Ili it oC I STARE. REPORT TO 'MA INI DATE: HEARING LOCATION: AGENDA ITEM THE PLANNING COMMISSION April 20, 1992 -s 7230 P.M. Tigard City Hall -- Town Hall 13125 SW Hall Blvd. Tigard,, OR 97223 e PACTS 1. Peneral Information CASE. REQUEST: 1 Comprehensive Plan Amendment 9 CPA 92-0001 Zone Change ZON 92 -0001 Plan Map Amendment from Medium Density Residential to Medium -High Density Residential, and Zone Change from R -12 (Residential, 12 units per acre) to R -25 (Residential, 25 units per acre). APPLICANT /OWNER Chester :.Robinson 10330 SW Scholls Ferry Road. Tigard,, OR 97223 AGENT: Planning Resources, Inc. (Rick Givens) 6564 Lake Road Milwaukie, OR 97222 LOCATION: 10330 SW Sc:holis Ferry e ( Road WCTM 1S1 34AB Tax Lot 3300) • Background Information The applicant's home, a single- family detached residence, property. = have been no land use is located on the re The applications approved by the City for this site. . Proposal Description The a P li ct ion re quests a Plan Ma p Amendment from Medium Res idential to Medium High Dens i,°y Residential for the 2.55 acre site. Additionally, the applicant proposes to change the zone from the existing R -12 designation or ation to R-25. h ' ..pa » ` o package incl udes an applicant's Statement prepared by Planning Resources, Inc . in support of the application.. 920001 / ZQN CPA. 2 -0001 ROBINSON Page 9 JI t 1A - Vicinity Informations rt+. Pa g es two grind three. of . the applicant's statement an l vc de details on existing development both on the subject j4ect property and in the surrounding area. Additionally, this description provides infocuation` on public facilities which are available to serve future redevelopment . this site. • Agency and NPO Comments The Mate oftiren8ghwa Divis.on has reviewed this proposal and has 'offered the following comments: II The jurisdiction over this section of Scholls Ferry,, Road ,has been transferred from ODOT to• Washington County, therefore �0 will defer to the ',County's with' acdy �to this Section . of. roadway. Upon, completion of the Scholls Hi hwa ,Widening,, �' y g project, the road will consist,' of four 12 -foot travel s ravel lanes r ia continuous 14 --foot left `turn •median lane, addtional right-turn 1, lanes at most signalized intersections a 6 --foot bicycle lanes, curbs, tend -6 -foot sidewalks, with a signal at Conestoga Drive., The application states that Statewide : Planning' Goal 12 and Tigard Comprehensive. . Plan Policy 8.1.1 can be met because, "City staff have • indicated that this • • roadway, has adequate capacity to service the proposed land use. " However,, no analyeis has• •been preformed of the ' ca acit of 4 the new . si ` • refo p Iv gnaY.ized section of Conestoga .:and Soholls •.toy. handle. the. - aiddit ona .` - traf fio Tlfe -1987• Traffic Analysis • Report performed as part `'of the widening project indicates that the interSeCtionl after improvement will operate at Level of Service (LOS) 1 «D" for the left turn movement, from the north, and the through Movement from' the east . Adding a phase to this intersection tOL accommodate traffic from the site will definitely impact the LOS of this intersection, and may bring, it don ! to an unacceptable Lop "g" The 'applicant_ has, demonstrated that the proposed plan' anendanent aEd zone change, can meet Statewide Planning Goal 12,r City Folic s nor the Tran C ortat.on. P lasencntin , og n OAR �6 ' W.. iQ, 6t0 h oout additional nfoLlnation, f . to eva aci to :whether trier ca pacty, hand le t he t he a .ntaed� dsietcit o inoan l ' har s a f; f a � c ate in of the. densittat ual gy.:. would :be etveiatcd y. y CPA Page at Add tiona .ly, as indicated by the . Environmental Assessment for the Scholls Eighway • Widening; project, noise walls will be constructed in front of the Cn ne Greene Condoniiniums, Conestoga Apartments, Westwood • Green Apartuientst, . and. Springwood. Village Apartments. AThe Hdeveloper of this property should be aware that noise should be considered 'in 'the future design of this project. The Washington ',County De nt of ,Land Use anc'`t: gt ty Department Transportation has reviewed this proposal. , and has offered , the following Comments: 10 SW Scholls Ferry Road is now under the jurisdiction of Washing+ton County. This request could po tent3:a1. 1 an Y result in increase of traffic'', g enerated from the 2.55 acre site., Washington' County is' concerned that . 'adegdate findings ,°' ,be required ,for the *herd to ; shoes `that P po, g than ro ,seda ,Zone C -hat" e.,,�a►3.1JL`, not yyimpaet ..Riegirana;l and County, Level of., ,,.Service,, .,goals. According to the ITE trig ',generation `data, this site could currently generate 192 Average Daily Trips (ADT) and 19 " Peak Hover': Trips The. proposed Zone Change could raise the•, ADT to 400 ;and. 44 Peak ,Hour Trips �[difference of 308 . and 25 Pdeferoa Trips]. A di:ffer�e The County requests ,that th C ty. ion on this + 'proposal " uitil the a plipant pro °vines additional -traf fic information .which:; a shags . tha The ..regional peak =-hour level ,of service , goal is "D with 20 minutes of E ". At this level 'there , is niederate ,traffic, . congestion, and motorists are likely to stop for one signal cycle at each signalized intersection. Evidence must be submitted that the above Level of Service requireiuent can, or will be met prior! to • approval of the Zone Change. Scholls Ferry load is a County Ma j off°,. Arterial with a minimum access spacing standard of 1,000 feet. Sind the ro �sed access. opposite .Conestoga`" is i.es €, that 1,000 feet from SW Springtkibd, a variance to to the 'Washington ,County uniform Road Ttprovement standards '�Lli be necessa .'t+ allow .access'; Design St ` , i Ferry .ternative to this to SW Scholls Fsr Road. An a1 could be obtained upon the acquisition of a ` shared s c to SW S rin ood to the south and east of ac es p gw the' s .tie. CPA 92-0001 1 ZON 92 -0001 11013INSbI+Y Wage 3 A Adequate right -of -way exits along frontage of SW.Scholls Ferry Road.' the Therefore, Coud�y,.staf opacse�nds tithat<<tiie{ prr►►po; Chan e r be ;,DEFERRED unti:l'. a ad " " ate'';p [ fin+diugss fis:are reccac�i .which! assure one of the following:` site' Adequate , Lewels of Service can be maintained for Scholia Ferry Road along the site's frontage.[ such : findings ' are [ in' ,ithe o' record' showing,' tw ,Level of Service Coals,:c an :: b+e'` ` °met at Y the Conestoga /Scholls intersecti Ill ears School-District - number `40 has reviewed this proposal and has offered the `following comments: This proposal for a Plan Amendment and Zone Change will not impact enrollment::., at ~ Beaverton School District. Please submit when the property will be developed. Neighborhood Plannin g Organization #7 has reviewed this proposal and has offered the following comments: NPO #7 would application until the next 'Meeting to table llow: 1) the csurroundin notified by the City; 2) surrounding �: � a comment residents to be provided; ; and 3) item : ,F. of the Pe P .. application elements to be 'satisfied. In response to the comments from NPO #7, notice of this Pnbli'c'Hearing was mailed to all property owners within 250 feet of the subject site on March 31, 1992. Therefore, the comment period which is required by the State of Oregon (20 days) has been met. Additionally, item F on the pCPA/ZON application form requests a =list of property owners and addresses within 50, feet of the P 2, subject site. This list is in the applicant's file. and was generated p - g� f. the notice. , It was g y l�.n o this list which was used which r�.or to .'t the the City to entail the public hearixg notice to all property owners within 250 feet of the subject site. There • was no comment from the NPO regards „ng,,.the. specific. application request. Tualatin Valley. Fire and Rescue District #1, and The City of Beaverton have revieved the proposal and have offered no objections to` the proposed redesi.gnation. FINDINGS AND CONCLUSIONS The relevant criteria in this case are Statewide Planning Goals 1, 2, 10, 11, 12, and 13; Tigard Comprehensive Plan Policies 1.,1.1, 2.1.1, 6.1.1, 6.6.1,' 7.1.2, 7.2.1 7.4.4 7.6. 1, 8.1.1, 8.1.3, 8.2.2, 9.1.2, and 'Chapter 12, Locationa1 g quasi "udicial ma Criteria - and the change or mistake � map amendment' cri.tteria of both the Comprehensive Plan and Community Development Code. The Pinning Division concludes that the proposal 'consistent with,' the applicable Statewide P1anniri% p `Go'als Guidelines based iupc z the folio r ng ,fi tdtngs 1; Goal #1 (Citizen Involvement) a nd Tigard Compreh ensive ens ire Plan Policy 2 - �» 1 a` � satin f iec b eca se the City has CPA 92 -0001 / 'ZON '92 -0001 ROBINSON Page y adopted a citizen i.nvolveauen pr -gram including review of all land use and development applications by City established Neighborhuod'Planning Organizations(NPOs). NPO #7 has been provided with an opportunity to review this proposal. These comments have been included in this staff report. In addition, all public notice requirements related to this application have been satisfied. Goal #2 (Land Use planning), Plan Policy 1.1.1, and the . - p g 'approval of quasi-judicial plan wind, zone change a rovaxl Code Section 18.22.040 are satisfied' ause thee „City has applied all :applicable Statewide Planning Goals, City of Tigard Com P rehens ive' Plan Policies, aad Community Development Code requirements to the review of this proposal, as' described 'in this report. The City of Tigard has notified other affected units of government including Washington County, the Oregon Department of Transportation Highway Division, and the Oregon Department of Land Conservation and Development of the proposal. Service and utility, providing agencies have also been notified of the proposal. Goal #10 (Honing) is satisfied because the proposal would provide for additional housin g opportunities as promoted by. the Ci1:y ' s . Comprehensive Plan and the Metropolitan Housing Rule (Oregon Administrative Rules, Chapter 660, Division 7) . The Metropolitan Housing Rule requires that the qu ` City maintain a' minimum housing ' Ci oiy: rate . for develoe it s per acre ppo and rtun a t m. inimum. housing opportunity pablland mix of o10 uf 50n10 for single family and multi - family housing. Appro ral of the proposal would provide increased housing opporbinities on the. City's 'developable residential, lands by 33 dwelling units. . The proposal consistent Vlth t ie P ublic objectives of Goal #11 (Public Facilities and Services) clea” . t s because adequate site to erve develo p public, facilities at presently exist at or near the s e t t the residential the � i�arrativ�n Amendment.' . ,�s densities proposed r o applicant's y a .,mss, ties b r p cant serer pointed out in the is available to service the site. from a '15 inch -trunk line which follows the south. and west boundary lines of this property. Water service is available from the 12, Main in SW Sprinsod Dr.v the inch water rnai Drive. A�11 will. be provided concurr�entllr with he further' development of this site, and will be designed to , Cit standards, and will be placed underground Conserves ) would d be tsati r' 5. Goal #12 (Transportation) ) and' ewesi #13 1Ene tion � satisfied ied thacough, providing an CPA 92 -0001 / ZON 92-0001 ROBINSO14 Page , nA it ',,r, .fib • .4 CPA opportunity for an inteinslve land use to be adjacent ' to a major transportation corridor- (Scholls Ferry Road) that presently is " served : hy _ 4r14-Mt -�e� buses,o I n 4 ddition, • the proposed redesigit tionWould `proiride A ►tireased h ausing opportunities . near a, .. 'substantial'', The t , ot� ° existing opportunities rata.il and,, .sere ice .w opt unities convenience of nearby* . trafait service. and opportunities to a r ', • � �c ®�1e1"cla�. tD��o��t higher density residential development can result in a lesser need for individual ve'caicl a trips on nearby roads and a companion benefit of lessened energy resource consumption Therefore, this proposal would be supportivet of these Statewide Goals. The subject site is located along an artorial, S .Scholl$ Ferry Road. Specific design concerns related to ac cess to this road .will need o considered i. development review process • fo. future 'development of the sine. However, the applicant does state that the future access point to this property upon 'further • development would an ingress and egress point lined up with the . intersection of Conestoga Br��e and Scholls Ferry, Road. The Plaaning Division staff has determined that the proposal is lir el y � n�L Stent .with :applicable portions ns of the Com p re�easx�e Plan based .11p on the fin din g s noted below: 6. Plan Po l is Y 2.1.1 (Citig en Involve ent) is * satisf ie because Neag hborhood Planning Organization* 7 and d surroun g property owners were given notice of the pu blic hearing related this request � E st as well as their it opportunity to comment on the proposal. 7 Plan Policy _ 6 ...1. (Housing Needs) `is y **satisfied, because the proposal ,would provide the opportunity for additional. n mediu -h gh density multi - family development which would g opportunity buildable lands r increase City. tae net housing detailed in the above discussion + re g aLd11 g Statewide Planning ng Goal 10. 8 . Plan Policy 6.6.1 (Suffering • and. Screening) will be satisfied through the app , Cox�unumf.t buffering and g screening requirements of the Community Development Code acre l�.caton of the to any future development.. proposal for this' property. 9 Plan' Policies , 7.1.2 t 7.2.1, 7-4-4, and 1.6.1 (Public Facilities and Services) are satisfied because adequate .� public water, sanitary sewer, storm sewer, ` fire and rescuer and police service capacities are available to serve p. ntial development on the subject fproperty. erne ore Specific concerns related to e�cten sign o . y s services to the site or analysis o�E s torm drainage -0001 / OtV ' 2 -0001 Ro tNSOM Page 7 provisions will need to be considered in the development review processes upon future development of ' the sits: 1�. Plan Policy 8.1.1 (Tran portation) requires the City to plan for a safe and efficient street and roady system.... that meets current needs and anticipated future development. The subject property' fronts SW Scholls . Perm► Road. �Ch�s an d is currently street is an arterial being improved to ''f our traffic lanes and a center left turn lane along the frontage of this site. As stated above the Agency Conents section, a,.traffic 'analysis would provide verification, as, to .whether the potential increase of density on this site wo.ld" produce negative traffic . inpacts' on Scholls Ferry Road. 11. Plan Policy 8.1.3 will be , satisfied as ra condition of approval �' val f an. future development of the. property. Street improvements are currently being installed by the State of 01.� g on Highway Division as specified above under Plan Policy 8.'1.1. Street right-of-way has already been dedicated along the property frontage to allow for the widening of Scholls Ferry Road. The City's Engineering Division will review any future development proposals for this property to ensure that all necessary on -site streets, curbs and sidewalks will be constructed at the time of development. 12. Plan Policies 8.2.2. and 9.1.1 are satisfied because Tri Policies In addition, a variety l Met offers bus service on SW Scholls Ferry Road in close , ' proximity,. to.. this site. 1 of commercial and service opportunities exi,.st along ` S .,,. Scholls Ferry Road relatively close to the site. the intensive t e' of , devele ment within c].._ proximity to an • existiang public transit route and needed .'retail services supportive or residents' needs, thereby encouraging are u 'tior_ i energy consumption on as compared to typical suburban develo pent patterns. 13. Plan Policy 9.1.2 is satisfied because the proposed ! redesignation would provide the opportunity for medium hich density residential development in proximity to tra isit routes, major highways, and existing commercial:: services .thereby p ng efficient use of the e transportation system and poss ible reduced energy consumption. 14 The 1ocational: criteria specified in Plan Policy 12.1.1 for Medium-High Dense • g • ty Residential use are satisfied for the following .reasons CPA 52 -0001 / 2ON 92 -8001 ROBINSON age • The land ' us „e : 'pattern surrounding the, . „b.. subj ect, property is dominantly. A uhtifamilr •residents al. the applicant's, statement' points out, the surrounding. area specifies a Nedium Density` Comprehensive Plan desgnatioua to the ” iaediate south, west and east of the site. General Commercial is ocated further to the west, ,wig Industrial Park further to the east. Condominiums, and apartments are locates directly north of the site, within: the 'jurisdiction of City of Beaverton, whereas the area south of the site and across EnglewOod Park is designated Low Density Res .denti ai. • Density transition buffering, e and screening n requirements of the Co unity Dvelo ent Cade may be used to help make any future development on the sttbjegt property more compatible with' the low density single family -residences located to the south, across Englewood' Park. This on-site perimeter landscaping shall be 'addressed during any future site development review. ry Road which is functionally na c assified h l e as an arterial an street. `• Serious development limitations affecting the propertiesr such as flood plains, excessively steep slopes- or. poor drainage, are not evident. e o Essential public faciXities are present in to serve e _ tue t this e . appears that thesL and sufficient P' y' ca acit tai serve any,. increase in demand` caused by development of the site.' f • Public transit is available on SW Scholls Ferry y ' t sezw` ce is Road c�.rectl at the site, Transit provided by 'clerk -Met route 45 , gd A. small cona+ercial center (Parks:We Shops and Offices) is located immediately to the northeast of this site across Scholls re#x ,.Mead. ) 'larger shopping e ` . c the Gre en way 9Cdtdia Ceent e hoelo P nt ®is loated a pF rxi*nael y l 0 0 fet to the West of the sub j ect . prOper4y. r h • The subject property is contiguous to. Sng1ewood park, alorng its south and rest boundaries., g �.cated �s p�e�rm�nent open En ler�•a►od Park has been sled space w CPA 92 --0001 .014 92- 0001' ROI3INSOr age ■ oy 15 o In ordeal. to. ;:approve. ',a. quasi judicial amendment: to- the Plan and zoning maps, the 'city .mu$t,'also,. find . that;:. there • is evidence of a , change i n '.the neighborhood or, community Which' ' affects the Et b jest* parce l +. 0 Alternatively' , "the City must find that there has been a mistake or ° consi.stenc made in. the original g' designation of the parcel yrehensive Plan, Volusae i anal. parse]. (� . e Policy 1.1.1, Implementation Strategy 2:7, Coninar pity Development Cede Section 1e.22.040(A) i <.ant s statement concede The a ]. " r concedes that ago mistake was made in designation the' original designation of the site with the Medium Density Residential designation. The applicant contends, however, that the development of, the , a ►err tents across the , street in the City of Beaverton and the development of commercial uses immediately to the northeast have dramatically changed the character of this area. The major uug adn of Scholls Ferry Road os which under construction a t this time is also a majOr change in the character of the neighborhood. Thus the applicant the land' use designation feels that a reoonsiderataon of ° of the subject property is appropriate This application proposes to provide the opportunity to utilize the road improvements along SW Scholls Ferry Roads for benefit of future Medivnt -.igh Density Residential development at this site. One of the issues raised by Washington County Department of Land Use .& Transportation states that these ro ad improvements were designed accommodate future traffic . volumes under the, current land use zoni ng designations along Scholia Ferry Road. In s r these road 1mpr� designed to accommnoda,, t.raffie impacts impacts due to bhald - . „ cxt of ionan r.0t nece �saririf to ac emmodate the im p act of t he doubling a� zoning denses on abutting land. While changes have occurred art ed n ear the s ubject si te, st af contends that these changes have � � 1 y been the resu lt T expected development, give �` ��nnn g Therefore, these "changes" are not of substantial merit so as to . the approval of The requested necessitate Comprehensive and Z ine Change The ar ent` and findings sma b y the applicant in favor of. . � g � J edi -High Density could also be applied to Medium. Density- This implies that the original land use designation' is certainly adequate to allow reasonable development of this site. Staff does not agree that the character of the area has changed on the south side of Scholls Ferry Road as this area has been developing' as planned. CPA 9'2 -0001 / ZON 92-0001 ROBINSON age> ;l RECOMMENDATION Based upon, the findings and conclusions listed a6over the Plying Division repo ends, that the Planning Commi.ssion forward a recommendation for ' denial. of the regzest to redesignate the subject property with .e' Medium -High .Density . _ map designation and R-25 Zoning �t�sgc�ea�t�.a�. Comprehensive Plan designation. PREPARED „`BY. Ron POiaer CPA COUNCIL AGENDA ITEM CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: MAY-12J-1222 DATE SUBMITTED: F�,,ebr.ua 14 , 19 9 2 ISSUE /AGENDA TITLE: ,Comp . Plan Amend PREVIOUS ACTION: Pl foo IOL Hear1ng Comte enss'ive Phan endnaei P.A. 92 01 Zone Chan a Z0N 9 20® PREPARED BY: po y DEPT HEAD OK ,, CITY ADMIN OK REQUESTED BY: Ed I SUE BEFORE ° 'H :O ®�:IL Should the City amend the Comprehensive Plan Map and zoning designations At1 redesignate a 2.55 acre arcel located at 103e0iSW cho 1�RFe � o � �iCTM 3 4AB , Tax Lot 3 3 0 0) from - medium Dens it R °° um, -High Y Density Residential (R -25) STAFF RECOWAENDATIORT It is - recommended that this - proposed Comprehensive Plan Amendnent and Zone Change request be denied. N DBMATIQ J SC ARY The roposal seeks to redesignate an approximately 2.55 acre site fromL a Plan' p denti�l A2 una�ts er anal. Desx nat�.on of Medium Dens -. Dens a.ty Res idea 3t Residential to ��diuun H� and change the Zoning designation from R 12 (Resi , P cre) to R -25 (Residential, 25 units per acre) This roposal satisfies or supports p " p stoat ��.t and. �tat+e land use ol�.cies roval of a quasiJud. " amendment to the lan ma requires thatvth, the, app -.e is evidence of a change in the neighbor ood or . � find that Cher commun�t which affects the parcel or that there has been a mistake in the on inal�desi nation of the parcel. The Planning Commishsioan 4 couLd ik., snake g g e a�aar s supporting either case and recoamnended dena.a y' g f indir�g burr :the,. Opposition was expressed by residents ofd Ne ®7 rrounding area thr submittal of a neighborhood petit.on and y PROPOSED: AliTERNATIVES y ` p . p g to prepare d Zone +khan a anti direct s�af Den the Cons rehens ave P tan Ha an a resolution adopting the staff findings 0 Approve the requested, Comprehensi P ct and Zone designation s . anc d irect staff to p repare an ordinance refle ng the CCouncil s 'fin din No direct impacts . FIsc ImPAPTS Prepared for: Mr. Chester Robinson Planning Resources, Inc. INTRODUCTION: This app lication seeks a PP ro val of a Comprehensive Plan Amendment and Zone Change for 2.55 acres of land located on Scholls Ferry Road near Spiingvvood Drive. The subject property is described as Tax Lot 3300 of Assessor's Map 1S 134AB. This property is presently zoned R-12 and designated Medina Density Residential. ,The applicant is re- questing that the City's Medium -High Density Residential comprehensive plan designation be applied to this site and that it be zoned R -25. This report has been prepared en the behalf of Mr. Chester Robinson, the owner of the subject property. This report will demonstrate that the proposed Comprehensive Plan Amendment and Zone Change are consmtent with appicablc Statewide Planning Goals and the policies of the City of Tigard Comprehensive Flan. EXISTING LAND USE: A. Site: The applicant's home, a single-family detached structure is located on the site. . Adjacent Propel es: East: The Springwood Terrace and Englewood Terrace apartment' complexes are located at the intersection of Springwood Terrace and Schplls Ferry Road. • oils Ferry Road is within the city limits of Beaver- ton. . �i'orth. "On .: area to the north of Scholls �+ • The the � cori ton.' The Conestoga p • the Cin �► •$e.eA, small commer- cial nesto a �. artrnent,� (270 units) and units) are located immediately to the north of the subject site. (351 un' � y .. cial center, "Parkside Shops and Offices", is located across from the northeast corner of the subject property. West: Englewood Park, small � park abuts the subject property. West: a stnalt neighborhood F P tion Further to the west, the Westwood Breen., a arttnents are situated at the intersection of S.W. ' 121st Avenue and Scholls Ferry Road. g property i of this s�. Beyond ��. y s South: Englewood Park also abuts the south litre site. Be and this park, the property to the south is zoned R -4.5 and is developed with sing1e..,,fatniiy residences. PH?SICAI, FEATURES: the subject property is fairly level, sloping gently to the south toward.' a small creek which flows through Engiewo od Park. 'The subject property contains a few sparse trees and,some outbuildings: The balance of the property is lawn and opera field. • 4 t. • PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from a fifteen inch line which runs along the south and west boundaries of this site. This sewer is a'major trunk line and has ample capacity to accommodate the proposed R-25 zoning. B. Water Service: Tigard Water Distrikt provides water service in this area. A inch' 1'2, h water main is located in Springwood Drive, approximately 250 feet from the subject property. A water line would have to be, extended from this main to service the pro- posed multi- family development. An existing easement through the Springwood Terrace apartment site is available for this construction. C. Storm Sewer: Storms drainage for the future multi- family development on this site would drain to the natural drainageway in Englewood Park to the south of this site Storm water detention can be included in the design of the on -site storm sewer system to e on -site that there will be no impacts upon downstream properties associated with the development of this site D. Streets: Scholls Ferry Road is an arterial street. It is presently being upgraded in this section with a major and a left turn refuge lane are Iron. Four travel lanes a or reconstruc • Tamil development would be located to ,being provided. multi- family l� Access to the future inu with existing intersection of Conestoga rive with Scholls Ferry Road, t\lggn wrth the exi g a P p r ozrffiatel Y 100 feet from the west property line of the s nb ] �c property. . rscu s- sions with City traffic staff indicate that adequate capacity is present to accommodate the proposed use. COMPLIANCE WITH STATEWIDE PLANNING GOALS: The following LCDC Statewide Planning Goals are applicable to this proposed Zone Change and Comprehensive Plan Amendment A ppi Y Catr on: Goal #2 Establish a lard use planning process and policy; framework as the basis of all land used decisions ensure an adequate factual data base to substanti actions, . actiot , and a ;use eeastar�s atYCd ate those decisions and actions. Comment: The procedures provided in the Tigard Community 'Development Code for review of this application for a Plan Map Amendment and Zone Change will serve to ensure that the decision of the Planning Commission and City Council are based upon established policies. The information contained in this report is i ded to provide a factual base support the approval of this to sit r intended PP PP application. Goal #10: Provide adequate housing for the needs of the community; ; the rein and the state. Comment: This proposc e, would increase the p otential for providing ad uate housing to meet projected needs in the City of Tigard. At the present time, the subj1ct property is designated Medium Density Residential and zoned R -12. The proposed Medium High Density designation and R -25 zoning would provide the opportunity to double the housing on this site, making more efficient use of existing public facilities and services. The Metropolitan Housing Rule (O.A.R. 660.+7) interprets Goal 10 for the Portland MetroF olitan Area This Rule requires that the City of Tigard main- tain a vacant laud inventory which averages 10 housing units per acre and maintains a 50-50 mix of single-family to multi- family development A.twording to staff, this requirement is currently met by the City, with a margin of about 300 units. If the City is to have flexibility to consider Plan Amendment propos- als from residential to other plan designations or from higher to lower residen- tial designations, a greater cushion is needed which will provide for continued compliance with this standard. The proposed Plan Amendme nt will ass ist the City in its continued compliance with the Metropolitan Housing Rule. Goal 11„ Plan and develo a Camel , orderl cared ,e cient a g rent of Public p y y �;� iron a facalaraes and services to serve as the framework for urban development. Comment: At issue under this Goal is whether the proposed multi- family residential desig- nation i public facilities and services which are . level of ublte facthtie consistent with the natnon is c made available at the time of presently site or which can be mad, resentl available to the sit oft. p section this report, adequate development. As discussed in thnd transportation facilities can be made water, sanitary sewer, storm sewer, p available to service the proposed R -25 zoning for this property. Thus, the proposal is consistent with the requirements of Goal 11. Goal #12: Provide and encourage a safe, convenient and economic transportation system. Comment: The cesignatto n of _C. has site for Medium-High Density Residential es gdential o l� n t is consistent with Goal 12. Scholls Perry Road is a ma J or arteria street is, thus, suited for providing access to R-25 zon � d properties. City staff have indicated that this roadway has adequate capacity to service the proposed land use 'Tri -Met bus service (Route 45) is i nredi atel y . available on Scholls Ferry, Road at the frontage of the subject property. • Goal # 13`: Consen'e emer y. Cornmentd Multi- family residential development is a very energy efficient residential land use. Because units share coo on walls, energy bass is greatly reduced as compared with traditional single - 'family detached hoim�es. Thus; the pt`o ed'' 1; u Plan Amendnttnt and Zone Change will foster a greater conservation of energy for home heating than does the existing designation. Further, the location of multi - family development in an area with quick access to public transit and close to the arterial system which accesses nearby commercial areas is condu- cive to conservation of energy for transportation requirements. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES Policy 1.1.2 Page 11 -7 The Comprehensive Plan and each of its elements shall be opened for amendments that consid- er compliance with the plan of the Metropolitan Service District (USD) or its successor on air annual basis, and may be so amended or revised if deemed necessary by the City Council. Annual amendment and revision for compliance with the above regional goals, objectives and plans shall be consistent with any schedule for reopening of local plans approved by the Land Conservation and Development Commission (LC DC). This provision is not to be construed as waiving any legal rights which the City may have to challenge the legality of a regional goad objective, or plan provision. Comment: The proposed amendment is not related to regional goals and, therefore, the annual review requirement is not applicable to this proposal. Implementation Strategy 2, Page 11 -8 The Community Development Code (C.D.C.) shall provide quasi-judicial changes to the Comprehensive Plan Map which may be initiated by affected parties on a semi - annual basis and approved it the City Council finds a. The change is consistent with applicable plan policies; b. A change of physical circumstances has occurred since the original designation; or • A mistake was made in the original land use designation ra osed Plan the . The p p lati� Map Amendment is being submitted in acr;� Comment: Srdance with th City's schedule for semi- annual reviews. The consistency of this application with applicable policies comprehensive plan will demonstrated in this section of this report. The ol�ctes the com rehensive lira �adl lie demon y of th applicant is not aware of any mistake in the original land use designation of this property, however, considerable changes have occurred in this area which warrant a change in the designation of this site. The development of apartments across the street in the City of Beaverton at a density of 17.25 units per acre in the Conestoga Park apartments and the development of commercial uses immediately to the northeast have dramatically changes the character of this area. The major upgrading of Scholls perry Road which is under cony 4 �a 6.4 struction at this tirael.i. also. a major change in the character of the neighborhood. Thus, a reconsideration of the land use designation of the subject property is appropriate. Policy 4.2.1, Pa1II -24 All development within the Tigard Urban Planning Area shall corn* with applicable federa4 state and regional water quality standard. . Comment Because the subject property is located near to a stream corridor, proper han- dling of storm drainage prevent pollution of the creek. The future multi- draaua a as essential to re�►•a nt ._.. er 1, state, and' Unified ed Sewera ..: e Agency family project wsll. be designed to comply with fed al, , � � standards to ensure that water quality is maintained. Policy 6.1.1, Page II -33 The City shall provide an opportunity for a diversity of housing densities and resadentiial typ4E,s. at various price and rent levels. Comment: See response under LCDC Goal 10. The designation of this site for multifamily residential use would increase the availability of affordable housing in the city and would assist the City in continued compliance with the Metropolitan Housing Rule. Policy 6.3.2, Page 1135 In the Tigard Community �evelo p nert Code the City shall require a density transition n whereby increased residential densities are adjacent to established areas in the following mann er: a. The density within 100 feet of each property line shall not exceed over 25 percent over the density which hall shown on the Comprehensive Plan for the adjacent land unless there is an inter- vening road (Major . case this provision shall not apply. Collector or Arterial in b. Where the proposed development abuts an existing housing development, the housing types within 100 feet shall be compatible as defined by the compatibility rr atrr'a in Chapter 18.26 of the Community Development Code. Comment: The adjacent properties to the south, west and east, are zoned R-12. Thus, densities within 100 feet of the property lines o l site could not exceed 15 units per acre. This may require special design consideration in siting of o p e n space and parking areas to ensure that this applicant dries not anticipate will practical ..: � the app , is antici- pated s standard is satisfied. As ractrcal matter, of development a- that full ._T5 development will occur` on this site. Actual density hated to be approximately 18 units per acre. Policy 7 1.2, Pa Litell The City shall require as a pre - condition to development approval that: Development coincide with the availability oadequate service capacity incXuding: evelo 1. Public water; Pablic sewer shall be required for new development within the city unless the proper- sy involved is over 300 feet from a sewer line and Washington County Health De- partment'ep•.pr w 2 fora private disposal system is 01)1'4%, ,ed. and . Storm Drainage. • The facilities are: 1. Capable of adequately serving all intervening properties and the proposed develop- ment; and • Designed to City standards. All new development utilities to be placed underground. Policy 7.4.4, Page 11 -45 The City shall require that all new development be connected to an approved sanitary sewerage system. Policy 74. 1, Page 11-48 The city shall require as a pre- condition to development that: a. The development be served by a water system having adequate water pressure or we protection purposes The development shall n')t reduce the' water pressure ur fish area bdlbw a level adequate for fire protection purposi's; and c The applicable fire ;district review all applications. Cornmerrtt These poticies will be fully applied at the time of application for` Design Review, . . i p .. E,proprlate However, the aiailit of these peaitcres to be n'iet. at the time of a�evulo rrtent it an n r i y i p availability �s�ue frt e ©nsrde�atton zt� this application for a Plan lVi� endt�na�ni� The of, 4: all required utilities has been addressed earlier in this report. Sanitary sewer is available to service the site from a 15 inehe trunk line which ;follows the south and west boundary lines of this property. Water, sewer, and storm drainage can all be provided to this site in a manner which will satisfy this policy. Water service is available from the 12 inch water main in Springwood Drive. This line has adequate capacity and pressure to provide Or domestic and fire protection needs of future Medium High Density development on this site without impacting adjacent properties. All utilities will be provided concurrently with the develop - ment of this site, will be designed to City standards, and will be placed underground. Policy 8.1.1. Paige L1W55 The Cat " e"*t sweet and road ^' y shall plan f ®r a safe and e,� ' wry system that meets c►t needs and anticipate future growth and deveuipmem Comment. j property n Scholls Ferry Road. This street is an arterial is subject four traffic lanes and a center left furs lane along the front- age and is being improved to age of this site at the present time. City staff have indicated that this roadway has adequate capacity to service the subject property under the proposed zoning. Policy 8.1.3, . Page 11- -55 The City shall require as a precondition to development approval that: a» Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority; b. Street right-of-way be dedicated where the street is substandard in width; c. The developer commit to the construction of streets, curbs and sidewalks to city standards within the development; f Transit stops, bus turnout lanes and shelters be provided when the proposed use of a type which generates transit ridership. Comment: The subject Road. The is street, Scholls Ferry appro- priate _. _. . bject property fronts on a public Drive and Scholls point intersection of Conestoga val will be obtain access. sent for this site as at the existing en e Ferry Road. At the time of development, a' ro obtained appropriate p ed from � pro riate agencies for access to the site. Street right-of-way has already been dedicated along the r ofr,�eto ro er fir ��a' the on- going choils Ferry Road. All necessary allow for t..,�, widening property tY g ,� v�rrde at the time. of development, The on site streets, curbs, and sidewaiks will be constructed future developer will coordinate with the City and Tri -Met to determine whether transit improvements are appropriate for this site. A Lir policy 22.2 aP ILA The shall encourage the expansion and use of pubEr transit by: • Locating land intensive uses in close proximity to transit ays; ▪ nco " tn g Provisions into t he Commu, Development et Code which require develop- rnent proposals to provide transit facilities; and Supporting efforts by n -Met and other groups to provide for the reds of the emporia- lion disadvantaged. Comment: The location of a and intensive use such as Medium = -iig r Density Residential along Scholls Ferry Road where bus sei vice is immediately available to the property is con- sistent with this policy. Podia 12.x.1. Page II -77 The City shall provide for housing densities in accordance with.~ The applicable plan policies. The applicable locational criteria. c The applicable Community Development Code provisions. ' applicable plan p discussed in this section of this report. The .. are discusse � Comment: The a. ede= hcable lan olicies ar tw th these policies. The future development of this site vvillb de- signed to comply applicable ns Communi Development- Code provisions regarding signed to comp S , � p density. existing edium Density Residential designa- tion locational criteria for both the ex�stm 1Vf tion and the proposed Medium High Density Residential designation ..: .^ are listed below. The discussion following these policies will demonstrate that the proposed osed Medium Fli g h Density Residential designation is the more pp r riate designation to be applied to the subject site. Locational Criterion 2. JA'fedium DerisitV' Residential. Page r1 -78 A. The ollowing factors will be the determinants of the. areas d�esigrnated for niedhim density f on the plan map; Areas which are not comntitted to low density development. roan collector or arterial streets. (2) eess f.� 2 Areas iwluclt have d�rccd tic (3) Areas which are not subject to development motions such as topography, ing poor dra inage. (4) Areas where the existing facd �tee r have capacity for additional tional dev e lo »ent (5) Areas within one half mile of publk transportation. ' " l areas in order to maximize (6) be buffered from low density residential , a the of established low de ' n al areas. n L;ocational Criterion 3. M i h and $ h Dens . H ,�e+srdentialz Pa a II i9 A. The following factors will be the determinants of the areas designated for high density on Ore plan map: (1) Areas which are not committed to low density development (2) Areas which can be buffered from lows density residential areas in order to maximize the privacy of established low density areas. w dens residential areas (3) Areas which direct access from a major collector or arterial street. (4) Areas which are not subject to developaent limitations. (5) Areas where the existing facilities have the capacity for additional development. (6) Areas within one quarter mile of transit. (7) Areas within one quarter mile fro m neighborhood and commercial �ial shoppingcenters or business and office centers. (8) Areas adjacent to either private or public permanent open space. Comment: (1) Commitment to Low Density Development The land use pattern surrounding the subject property is predominantly multi- family 'residential, as indicated on the land use map appended to this report. The only nearby single- family development is to the south and this subdivision is buffered from the subject property by the intervening park: (? adiftr�n from Low e sit Residential ral eas 1 As mentioned above, the only low density development is to the south of this site. The park land which lies between the subject property and these homes provides a buffer area between 'Jingle fa,y and multi - family uses. This buffer- , , ing can be improved by on-sit(s perimeter landscaping at the time of development. (3) Street Access This site has direct access from Scholls Fe rry Road, , a n arteria l street. (4) Development Constraints The subject property is not located in a flood plain, area of high water table, or known geological hazard area. The subject property has level terrain, is not located in a flood plain, drains well, and is not known to be subject to any other development hazard. (5) Adequacy of Existing Facilities As indicated earlier in this report, all necessary public facilities are available in adequate capacity to service the proposed Medium -High Density Residential development on the property . (6) Transit Availability Transit is available on Scholls Ferry Road at the subject property. Tri -Met Route 45 operates on Scholls Ferry Road to S.W. 121st Avenue. Access to Shopping A small commercial center (Parkside Shops and Offices) is located immediately to the northeast of this site across Scholls Ferry Road. A larger shopping center, y development, it the Greenway Town Center p nt, �s' located less than one-quarter mile approximately 1200 feet) to the west of the subject property. (8) Public or Private Open Space The subject property is .. . contiguous to Englewood Park, permanent open space, along its south and west boundaries. . (7) A review of the above facts leads to the conclusion that', the subject property complies with hall of the locational factors for the existing Medium Density Residential designa- tion. However, because the subject property has direct access to public tansit, `rather than just being within one -half mile, and because the site has convenient access to shopping and. ecr fronta, lic Open s ro 4st meets t fo e, the approval of th' 111 reques The proposed Plan Map Ainendment and . Zone Change have been demorAtrated to be , cOnsistent with the Statewide".Planning Goals ,and with the policieS of the ,Tig,'*d -Compre- ' hensive Plan. All necessary public facilities and services ate airailable' td serve the proposed , Megium-Iligh, Density designation. ,The spacifiC lotational criteria for the Medium-High ' Density designation list eight factors to be considered in siting this land'use.' The subject site , . complies with all eight of these factors. Thus, this apPlication meets'with all pertinent crite- , LEGIBILITY STRIP GR!ZN WAY TOWN CENTER SHOPPING CEMTER br&33I 515. E 361 :4,,UG: 'i4.TEAC A2lMrtUTN 05S.* !GS' ,UNASS C 2' LEGIBILITY STRIP 28I27 3134 AOLL s•Hsier - NNW DA TA v ottr_ r•o1v 1".• A 40 4 I I I p 4,175 iimitter •41417 45:Cy" InN‘S go . .0' .091■ ilia is ir 44<, aitik C U , =111111111,-..11iagi 41111/1‘r: 7111111:611 WEI ir Virowel , .7.11rnin I Iralgiii.:a17 viral 1g 0 IBM 11:14 siltfil or! '41 , . d • „ "ftirs---- • (-4141 6, lie gliZ Mill ,,, • Lon.. ly PL. /. Comm( ssi oner. .C( , Ile, tai ked 'about the many hour( f time spent by the Commission study i nq the various" issues and 'options. ,, He re€mni nded the attendees that the meetings have been open to the public and ther'e'was no hidden agenda. He advised they were seeking what will benefit Tigard and the Triangle property owners. o President Fyre sumrmari zed ,what had been discussed and thanked the participants for their comments, encouraging NPO to provide input during the upcoming Process. `i :25 PM WORKSHOP ADJOURNED President Fyre called ` the regular meeting to order at 7:35 PM. The g Tigard - - 13125 SW Hall meeting was held at T� and Ci�ic.Center TOWN HALL 13 Boulevard, Tigard, Oregon.. �. ROLL CALL: Preent: President Fyre, Barber, and Commissioners Boone, Hawley, and Moore. Absent: Commissioners Castile, Saporta, and Saxton. Staff: Associate Planner Jerry Offer, Assistant Planner Ron Pomeroy, and Planning Commission Secretary Ellen Fox. . APPROVAL OF MINUTES Carried to approve the Commissioner oner 'IBoone moved and, Ctmmt� ss�over Hawley seconded minutes of the April 6th meeting as corrected. Motion by majority majoritY d ote of Commissioners present; w�th Commissioner Barber abstaining. 4. PLANNING COMMISSION CO*UNICATIONS Liz Newton advised that the Mayor's Appointment Advisory Committee was that Jo Sorell b' eM recommending � be appointed to NPO 1/2. Commissioner Barber moved and Commissioner Boone seconded to recommend . to City Council appointment of Jo A. Sorel l . Motion passed by unanimous vote of Commissioners oners present. 5. PUBLIC HEARING 92 =0001 ZONE CH 5.1 �+ COMPREHENSIYE�PLAN 'AME]�It�IENT CPA�� ,.x �..,� � 1:,' .� 2QN'92.-, 04Q� „ aROBrov0N ± (Na01 ow )'` edesi request nfaor Corn rehens� ve P1 an and Zone Chan e P 9 pp a to r g t Q of a 2.55 acre site from Medium Density ' y.. change from R�sident�al to Medium-High Densit Resydent�al. and a gone R-12 (residential, 12 um is /acre) to R -25 (Residential„ 25 units/acre). APPLICABLE APPROVAL CRITERIA: Statewide � Planning Goals: 1,2,10,11,12, and 13; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.1, 6.6.1, 7,1.1 , 7.1.2 7.2.1,7.4.4, 7.6.1,81.1,8.1.3,8.2.2,9.1.2 an 12.1.1; Community Development Code Chapters 18.22 & 12.32. LOCATION: 10330 Sl Scholls Ferry Road (WCTM 1S1 34AB tax lot. 3300) PLANNING COMMISSION MINUTES - APRIL 20, 1902 PAGE 3 ri!i,x, a revi e�ed the Assistant „P1 an , Ron Pomeroy descrl bed the l oc( on and , detai I s of. the request. He e��t'pl ai,ned "'staff i,Fs,, nterpretati on of a the applicable1 criteria. He said ff' 'sta has ,not found there was 'a' mistake'. in the or gi nal designation, nor was. there a change i n the rcchartter of the area, ' Due to concerns by. Washington,.,:County, and the State highway, Qi vi s, on, he recommended that the appl scant have a traffic study . done. He advised thait staff 'recommended den r'ai . APPLICANT'S `PRESENTATION walr Given, Pl a . ed Ch er R� chard G� nni ng . ' Inc., s � est RE.sources, Inc said 'he represent Roby nson. He talked about. the significant changes n, the area, �o n including development across Scholl,s Ferry Road ,'and high density residentia area.. He cited examples of extensive commercial development in the area. He pointed out the need for Laffordable multi-family housing 'in the: c i ty. He noted that the site is well suited for 18 /acre development, and there are good utilities and traffic improvements. He said he would be willing to 'put ;together a traffic study if necessary. PUBLIC TESTIMONY © Cal stool ery, Chap rman NPO 7 9 advi sed the ..IaPO is ,apposed o the one t change. He spoke about some points raised in their NPO reed ng, and ihe say d they had not found there was • an error i n the original toning., o Greg,' Hahn 11475 Sly Hazel wood Loop, Tigard,' said he it a property owner i n he Englewood housing development.: He submitted a petition with 31 signatures of residents Of adjacent neighborhoods who are opposed to e would be out this zone change (Exhibit A1. He advised the zone Chang of, step with the surrounding area, and the traffic impact would have an adverse `effect on., the communi ty. He reconnnended that if the request were approved, then there should be a 'buff er zone as recommended by Unified Sewerage Agency to protect the wetlands area; and the next 100 . d be limited" to R�12 feet of 'property', Englewood should R p ty adjoining �e� ng Eng g n to al 1 ow for natural increase ' n dens' ty. He expressed concern fo p p the es� �a�o r the adverse impact. on the schools and ark .from th increased density. o Commissioner Hawley requested clarification regarding 'who had signed the petition and the location of their residences. APPLICANT'S REBUTTAL � . the chap e i n circumstances. He .. .. P again 9 � rdi ng . g . ... 1 o Rlehard Gwen spoke, a a�n re a reiterated that there has been' development across from the site as wet as changes .services and needs for multi -farm ly housing. Commissioner Boone sought clarification concerning the layout of the plan and the site location. Pt NP�1�NG GOt 1� 'SiON MINUTES �- APRIL 2C�, 1992; PAGE • iW BLOC HEAR rhp Commissioner Boone said he ,w location seemed appropriate. wocil d =be s gni fi cant. s 1n� He fined,, to approve the request, as i d not believe they traffic i mpa` Commissioner Moore agreed the location would be appropriate, " but he M concerned about , the transportation issues. He did. not favor changi n( the zoning, • as there was not a , signifiicant change in clrcumstancet. Commissioner Hawley did not favor changing the. zoning, 'since , Vie l and i s developing according to the original designation o Commissioner Barber advised that the traffic „ors ,Schol l s Ferry :Road was unbelievably poor. She did not feel that n increase of. there would be a pedestrian ,activity to cut ,down as vehicle traffic. She favored denying the request since there .dld ' not appear to be a' significant change in circumstance's. o Commissioner Hawley noted that ODOT was walking to improve the situation y density, it on Scb�o11 s Ferry, Road, and i f where i s an increase � n the ens may undermine the lmprovenents being made,' i de nt F re said that `although the location on appears to be ideal for President y high density, there has: not been a significant change in ci rcunstances. He favored denial of the requests * Coommissioner Moore moved and Commissioner Hawley seconded to forward recommendation to City Council to :deny',CPA 92 -0001 and ZON 92- 0001 `based On the findings and conclusions of staff. Motion passed by majority vote of Cc mmi ss i oners present, with Cori ssi oner Boone voting Nay. 5.2 COMPREHENSIVE PLAN AMENI*NT CPA 92-0002 ANDERSON (NPO #3) A request for Comprehensive Plan Amendment approval to redesignate a 7.73 acre site from Professional C0ii ercial and Loy: Density Residential to Medium -High Density Residential. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11, 12, & 18 . 2Comprehensive , Plan Policies 1.1,2, 2.1.1 6 .1.1 7.12 , 7.6,1, 8.1.1 l9 1.3, & 12.1.1 Community De vel opment Code , Chapters 18.22 & 18.32. LOCATION: South side of Bull Mountain Road, between 500 and 110 feet west of Pacific Highway. (WCTM 251 10AC,' tax lots 1300 and 1400, and 2S1 10BD, tax lots 1 600 and 2100) y reported that she is acquainted with the author of .a Comm'ss� oner Hawle re Sr in aication. She stated it wwould letter received tin oppo ition to this application. not affect her decision on this item. PLANNING COMMISSION MIHUYES - APRIL 20, 1992 PAGE .5 1„' QNSENT: AGENDA:' o ;ion day Councilor ' hasten ,..' seconded. , by Cou cilor Johnson, to approve the Consent Agenda'as fo) lows:, Approve Council "; ia'futes :' April :.'14 , 16 , a and 21', 1992 4.2 Receive and File': ouncil .Ca .ender 4.3 Authorize Acquisition of ,.Right.-Of Way for 109th, a, *enue Extension - Resolution No. , 92--21 4.4 Appropriate ,Grantr, Awards. for Park Improvements Resolution No. 4.5 Local ' Contract Review Board : a. Authorize Bid Advertisem e nt for Main. Street Drainage Capital ImprIDv( sent Project b . Award Bid for the Pavement Major Maintenance Program Overlay to Morse Broters Inca . c. Award Bid for the Battler Street Reconstruction to 'Eagle /Elsner, Inc. Moti on as w approved b a unan�.� pp y ous vote of Council present. -0 ZO! :CHANGE ROBINSON (K,P 1 'l A request for Comprehensive Plan and Zone Change approval to allow redesignation of 1,, a 2.55 acre H site from Medium ,Density Residential tOr Medium High Density Residential and zone change from'' R -12 (Res idential, 12 Units/acre) to R -25 (Residential , 25 units /acre). APPLICABLE APPROVAL CRITERIA: Statewide Planning goals 1, , 2 , 10, 11, 12 , and 13 ; Comprehensive Plan Policies 1.1.1, 2.1.1, 6.1.'1, 6,6.10 7.1.2, 7.4.4., 7.6.1, 8.1.1, 8.1. 3 , 8.2.21. 9.1.2 , and '12.1.1; Community Development Code Chapters 18:22 and 18.32. LOCATION: 10330 SW Scholls Ferry Road (WCTM 1S1 34AB, tax lot 3300) . public hearing was opened. b. There, were no o declarations or'challenges. C . Senior Planner Bewersdorff sunmarized the Staff Report as submitted to the Council in their meeting packet. Staff recommended denial of the CPA. . Public Testimony: Cal Woolery Chair of NPC 7, 12356 S.W. 132nd Court, Tigard OR 97223 reviewed the NPO' s comments . NPO 7 believes the curr ent Bonin g is proper. The requested zone change and resulti ng ncreas e density would not be compatible with the adjacent park. In addition, there were concerns :about the traffic impact. CITY_ douNCIL METING ■INuTB5 = 1 Y 32, 1592 'PAGE:; A • v Proponents :. • Rick Givens, 6564 •S.E. Lake Road, Milwaukie OR testified listing the folllwing points favoring the proposed CPA: 1. Criteria for, a zone change is very subjective. At what magnitude must change occur before a comprehensive plan amendment is allowed? 2. A number of changes, have occurred with the surrounding area, including density of residential development as well as commercial development. • The adjacent park .proviwes a buffer '' area. In fact, the site is abutted on all sides by the park and multi - family development. . The site will probably not be developed at R- 25, but at a lower density. • Transit is readily available. • Applicant would bel agreeable to providing a traffic stud y . He note d the cu rren t gtate Transportation Department activity in the area wi th regards to im p ro vements to Scholia Ferry Road. council asked clarifying questions of Mr. Givens about the density and transportation. Mr. Givens advised that he expects that 18 units per acre to be the maximum feasible at this site. Preliminary transportation j ections indicate that .' is p pro te tha the intersection is ca able` of handling this development. Opponents Greg Hahn, 11475 S .T. Hazelwood Loop, Tigard, OR .the Planning � ion in o that he testif a:9 d befor e t .. 9722 advised Commission opposition to the CPA. ( See written . y n file with the packet material. Concerns listed included; 1. There was not sufficient socumien tation to 'show g had occurred® that a change in � circumstance 2. There was no study concerning traffic impacts. 3. The indrease from 12 to 25 units per acre was "outt of step, with the surrounding area. IA! 12, 199 2 PAGE 4 CITY COUNCIL MEETING MITE 4 • Of 31 people contacted in Englewood area, all were opposed to the CPA. Additional testimony: Mayor Edwards allowed testimony from Sam Gotter who arrived too late to sign in on the testimony sheet: • Sam Gotter, Hillsboro, Oregon listed d the following in support of the CPA: 1. The nearby single - family homes would sufficiently buffered. • Scholl€ Ferry Road was being widened to four lanes with a traffic light as an entrance. • This area was suited for R -25 ad substantial change has occurred. ▪ Staff response Senior Planner Bewersdorf2 advised: 1. Growth had occurred, but the growth had been anticipated by the Complehensive Plan. 2. In response to a question from Councilor Fessler. 33 additional units would be possible • zoned R -25 ble if the site was • Public hearing was closed. • Each Council member Present nt comment Councilor Fessler advised the reposed, CPA . ed on the p ' d she would vote to deny at this time citing concerns with transportation logistics not fully addre ssed. C o uncilo r Johnson referred to the Preceding process (i . e. , N O review and the Commission bearing) and advised that she would miir recommendation to den y. She noted the Development Itevi2 w process which can be used to address specific problems. Cou nclo r Kasten advised he in agreement Councilor Johnson r s comments. Mayor Edwards noted he was not Persuaded that the traffic impact was so great that the developer proposal wad of justified. Motion by Councilor Johnson, seconded by Councilor, Kasten, to deny CPA 92 -001 as requested.` The motion was approved by a majority vote of Council present (3-1); .Mayor Edwards voted "No.,' CITY COUNCIL MEETING MINUTES MAY 12, 199 PACE; 0 -J STATE OP OREGON County of 'ashington, City of Tigard AFFIDAVIT OF t4AILMS ) ee. dePooe and - ---- -- yr (Please Print) being first duly sworn aft ii , on 'oath That 'I . am a es, for The City or Tigard, Oregon. That I served N6`iTICS OF PUBLIC ANC FOR: That I served NoTXCE OP iDECISION. FOR: City of Tigard Planning Director Tigard Planning COmmission Tigard g d Hearings Officer Tigard City Council A copy (Public Nearing Notice /notice of Exhibit "A") was mailed to each named attached list marked exhibit gSw on the said notice UOTICE OF DECISION as hereto bulletin board on the l . day of in the United States Mail on the' Poatage Prepaid. Prepay otice 1 Decision)) of which is attached (Marked per no at the address shown on the an an approjriate and deposited , 19 day of attached, was Po day of *Subscribed and sworn/affirm to me on the 19,2 ak 7Ey .yaajid]Nln' 7" i7 1 r' day Of • P� Icy Codrnieb yes A CITY OF TIGAI D Washington County, Oregon , ' NOTICE �- BY CITY COUNCI . GTYCE OF FINAL O • Concerning Case Number(s): CPA 92- 0001 /ZON 92- 0001 Name of Owner: Chester Robinson Name of Applicant: Same . Address 10330. SW Scholls Ferr1L,Bd_ City ward State O., R Zip 97 • Address of Property: 10330' SW Scholia 1 'erry Road. • • Tax Map and Lot Nos).: 1 000 4 tax lot S1 3 3 Request: T.E RRaFi for Caamrehens�.ve Plan and Zone Change airosal to allow redes ..+nation of a 2.55 acre site from Medium Density Residential to Medium -Hi h Densit Residential and azORe'. chard a from 'R -12 25 ../Residential 25 unite 12 and Statewide Plannin 13; Comprehensive Plan Policies 1.1.1 2.1.1 6.1.1 6.6.1`'. T 8.1.3 8.2.29_1.2, and 31.1.7Con U1it6•Develo.Snt Code Caters 18.22 and 12. . V �� 18.32. • Residential 12 unite APPLICABLE APPROVAL 11 acre to R- acre Goals 1 2 • 10 Action: - Approval as requested Approval with conditions X Denial Notice_: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) wborhoodhPlanrnin required distance Owners of record The affected Neigh 9 Organisation Affected governmental agencies BE��2�SeE,�F�CTIVE��ON DECI . ON WAS SIGNED ON EFFECTIVE T g Tigard City Hall. conditions can ,� sloe and statement of c The adopted findings of fact, decision. 13125 ShI be obtained from the Planning Department, Tig y Hall, P.O. Box 23397, Tigard, Oregon 97223. P review of this decision may be obtained by filing a notice of intent g ppe (LUBA) ng � o their with the Oregon Land Use Board of A a�.s LUBA according t procedures. (0 1q • Q ... any city Ft�acordersat �i39�417�.a�e an questions, please call the Tigard S l r CITY OF TIGAR% R SOLUTION NO. aim A RESOLUTION OF r THE TIGARD CITY ` COUNCXL ADOPTING 'INDIN "S AN[ CONCLUSIONS TO DENY AN APPLICATION , FOR A .'COMPREHENSIVE PLAN AMEND MEN '(CPA '92 - 0001) AND ,zoNE CHANGE (2ON 92-001), REQUESTED, BY cHE STER ROBINSOa 1S1 �� AB, TAX LOT 3 3 AT 10330 SW S OAS (WCTM SCHOLIA � F'1`�RY R WHEREAS, the applicant requested a Comprehensive Plan,, 'Amendment for a :2.55 acre parcel from Medium Density Residential, to Mevium-High Density r Residential and, a Zone Change from R-12 Multi- Family ROsidentia1 to R =25 Mufti Fami ly Residential; tial NHE REAP, the Tigard Planning commission heard the above application at denial; its regular meeting April 20, 1992, and recommended d den a n WHEREAS, the Tigard city Council hear the above application at its regular meeting of May 12, 1992. NOW, THEREFORE, BE IT RESOLVED by the Tigard City 'Council that: Section 1: The proposal is, not consistent with all of the relevant criteria noted in the attached findings ached indin f s ( Exhib t A) Section 2: The City Council upholds the Planning Commission's recommendation for denial of the Comprehensive Id it use 8 Map , and Zoning Map Amendment as set forth in Exnhib (map), a . therefore, ORDERS that the above-referenced Section 3 . � Sec The Council,. er , or and the City Recorder �se�d request be DENIED. The Council FURTHER ORDERS Community Development Direct a copy of the Final Order as a Notice of Final Decision he pa case. to t parties � in h�. case `- d , Y ,, f 1992. PASSED: ATTEST ®Mayor -= City of Tigard City Recorder City of Tigard "SOLUTIO d; NO, 9 2' age. 1 •a tos • a.< AGENDA ITEM STAFF '';REPORT TO THE ' PLANNING , COMMISSION HEARING DATE April 20, 1992 - 7:30 P.N. SEARING, LOCATION: Tigard City Hall -- Town Hall 13125 SW Hall Blvd: Tigard,. OR 97223 FACTS 1. General Information CASE: Comprehensive Plan Amendment CFA 92 -00Q1 Zone Change ZON 92 -0001 REQUEST: n Amendment from Redanm � NQUEST. .Residential to lieda um -Hi. h Density Residential, and , Zone Change from R -12 (Residential.4 12 units per acre) to R -25 (Residential, 25 units per acre). APPLICANT /OWNER: Chester Robinson 10330 SW Scholls Ferry Road Tigard, OR 97223 AGENT: Planning Resources, Inc (Rick Givens). 6564 Lake Road Miltaukie, OR 97222 LOCATION: 10330 SW Scholls Ferry Road (WCTM 1S1 34AB, Tax Lot 3300) 2. Background Information The applicant's home, a single - family detached residence, p r Y pp approved the City for this Qns a the ro �'" =There have ..._been no land use is located on th a l.icati pprov by 1�' site. Proposal Description The application requests a Plan Map Amendment from Medium Density Residential to Medium High Density Residential for the 2.55 acre site. Additionally, the applicant proposes to change the zone from the existing R -12 designation to R- 25.4 The application package includes an applicant's statement prepared by Planning Resources, Inc. in support of the ication. CPA 92.0001 / ZON 92 -0001 ROBINSON Page • / Vicinity Information Pages two' and three of .the applicant • s statement include details on existing development both on the subject property and in the surrounding area. Additionally, this description provides information- on public facilities which are available to serve future redevelopment of this site. . Agency and 1!IPO Comments The State of Oregon Highway Division has reviewed this proposal and has offered the following comments: The, jurisdiction over this section of Scholls Ferry Road has- been transferred from ODOT to ' Washsangton County, therefore ODOT will defer, to the County's comments with regard to this section of roadway. Upon completion of the Scholia Highway Widening project, the road will , consist of four 12 -foot travel lanes, a continuous 14-foot left turn' median. lane,' additional tianal r a g h t Lwrn lanes at mus t signalized intersections, f foot bicycle curbs, and -6 -foot .sidewalks, with a signal at Conestoga Drive. The application states that Planaua.ng Goal 12 and Tigard Comprehensive -plan Policy 8.1.1 can be met aecause °'City staff 'have , indicated that this roadway. :. was ad . mate ,. -" capacity : to service the proposed land use." However, no analysis has been intersection med of the cap aci of the new signalized -`zed tion of Conestoga P_ 0 P �d Scholls to handle �,�_._. nd�.e the -~ is additiana-1. gaff :- The- 19`7- Traffic Analysis rt formed as part of the widening o ' ect Re P will intersection after improvement p� - -cat the e� of Service (LOS) "p` f indicates movement o r will rate at Lev the 0 es a � the' north, and, the t ' "ugh, atoveme� frr►m 1 e ea from' ' Adding � .. east. Adding a phase to this intersection to accommodate traffic from the site will definitely 'impact the LOS of this intersection, and may bring it dawn to an « � ... unacceptable LOS E . pp has not ua.nacc The applicant demonstrated that the proposed plan amendment and zone change can meet Statewide Planning "Goal 12, City Policy 8.l. the Titans rtato�,i�no Planning �" 660-12-060 of Po .Rule. Without additional information, - g anal 3.nforusata+n it is not pos . saiale to evaluate whether the intersection has adequate capacity to handle the additional traffic ` that would be generated by a doubling of the density. CPA 92 -0001 / ZON 92 -0001 ROttINSON, at e' c ;b Additionally, as indicated by the Environmental Assessment for the Scholls Highway Widening ro ect,' noise constructed in ront of i the ©n the- -Green Condomini aims eg Conestoga Apartments, Westwood Green Apartments, and Sprinted Village .Apartments. The developer of this property should be aware that noise should be consi Adequate right-of-way ev,is is alongl the ' Site's frontage of Sw Scholl-6 , Fe ;ry . Road. Therefore, • County tstaff redonniends .that the proposed Zone Change be . DEFERRED until adequate fiMLngswnre in the record which assure one of tho following: 1 a Adequate Levels of Service can be maintained for Scholls Ferry Road along the 'site'• s frontage. If such findings are in the record sing that Level of Service : Goals cap be : ; wit, at the nestogalScholls intersection, the aPp licant shall. request and receive approval for a &edification to the Washington County Uniform, Road Improvement Design Standards. to allow new access within 1,000 feet of SW Spri ng`eood; or ac Obtain cess to south and/or east of the site to SW Springwood D vice. If such access. is Pe ssib e and proposed, the applicant shall shall be required to demonstrate' that the Springwood /Scholls intersection shall continue to operate at levels' of service acceptable to the County. Such access May require the signalization of the Springwood/Scholl.s intersection. The this City of 'Tigard Sag detez a�ned that at has � reviewed application and has i " services adequate public pF available to serve •this. site. The R -25 z onin_g . designation could generate twice as much traffic from this site as is ' possible with the current R -12 zoning designation.. The applicant states that if a multi -- family, development were to be constructed on this site '`(R -12 or' R -25)- r the access point for the development would line up with the existing roadway (SW Conestoga Drive). The Cit will have the opportunity to further potential pL� " Y re�ir ew future City amp po - 1 ° acts under the Site Development Review application process Tigard Water District has reviewed this proposal and has offered the following ; comments zoning change, � � objections ttoo the , prc►po ed Although we have no 0 g g , uld like inform the developer ° that an eight inch (minimum) water main would need to be extended fr "ocu SW Scholis Ferry: SW pringwood Drive to the ro sed Road and S p Po development site. As With all developments„ water main size' and location, including water meters, will be reviewed ancL approved thicoagh the 5.tater District. C 'A 92 -0001' /` 2ON 92 -0001 itouiNsON Page • . p . ' p School. District number, :48 has reviewed this proposal and . has offered the following comments: This proposal for a Plan Amendment and Zone Change will not impact enrollment at Beaverton School District. Please .submit when the property will be developed. Neighborhood Planning Organization #7 has reviewed this proposal and has offered the following comments NPO #7 ;mould like to table this application until the net Meeting to allow: • 1) the surrounding residents to be notified by the City; 2) a comment period to be provided; and 3) itent F of the application elements to ` be 'satisfied.' In response to the comments from BPO #7; notice of this Public Hearing was .mailed ed to all property owners within 250 feet of the subject �j�,te o j on March 31, 1992. Therefore, the. comment period which is the s by State of Oregon (20 clays) has been =net. Additionally, item 'F on the CPA/ZON application form requests a list of property owners and addresses within 250 feet of the subject site. This list is in the applicant ' s file and was generated prior to the mailing of the notice.. it was this list which was used by! the City to nail the public hearing notice to all property owners within 250 feet of the subject site. There- was no comment from the NPO regarding-,the, specific. application . request. • y District #1, and The City Tualatin Valle Fire and Rescue Dist _ ....� reviewed proposal . and have offered of object ons to tie r ed �rede i anon . no ob)ec p po 9n B. FINDINGS AND CONCLUSIONS Statewide Planning The relevant in this case are S ant criteria s. Goals 1, 2, 10„ 11, 12, and 13; Tigard Comprehensive Plan Pol icies 1.1.1, 2.1.1, 6.1.1, 6.6.1,' 7.1.2, 7.2.1, 7.4.4, 8 1.1, 8.2.2, Chapter Locational 8 . i . 3 8 0 � . 2 , 9.1.2 , and Cha ter 12 , Criteria, and the change or mistake quasi - judicial map amendment criteria of both the Comprehensive Plan and Community Development Code The Planning Division concludes that the proposal is consistent with y t he applicable � at Planning Goals an Guidelines based upon the following findings: 1. Goal #1 (Citizen Involvement) and 'Ti gars Comprehensive . Plan Policy 2.1.1 are satisfied because th City ' has Page 5 CPA 92-0001 / ZOO 92 -�OU�? l ROBINSON adopted a citizen involvement; program including review of all land use and development. applications by City established Neighborhood Planning Organizations (mss) NPO 1P7 has been pra►vided with an opportunity to review this proposal These coaments have been included in this staff report. In addition, all public' notice requirements related to this application icat on �e , been satisfied. • Goal #2 Land Use Planning) , Plan Policy 1.1..1, and the quasi- judicial plaa n and zone change approval, standards of Code Section 10.22.040 are satisfied because the City has applied all applicable Statewide Planning Goals, City of Tigard Comprehensive Plan Policies, and Community Development op ment Code requirements to the review of this proposal, as described in this report. The City of Tigard has notified other affected units of government including Washington County, the Oregon Department of Transportation Highway Division, the Oregon Department of Land Conservation and Development of the proposal. Service and utility. provi ding agencies have also been notified of the proposal. • Go ah #10 Mousing) is satisfied because the he proposal would provide for additional housing opportunities as promoted by. the'. City's Comprehensive Plan the Metropolitan Housing ' le (Oregon Adninis tra tive Rules, Chapter 660, Division 7) . The Metropolitan Housing Rule requires that the City maintain a nilaum housing opportunity.. rate. for developable land of 10 units per acre and a minimum housing opportunity mi x of 50/50 for single family and multi-fami.ly housing. Approval of the ro +� p p sal would provide increased housing s ppo nities on the City's developable residential land by 33 dwelling, units. • The proposal is consistent with th e p ublic facility objectives of Goal tll (Public Facilities and Services) because adequate public facilities presently exist at or near the site to serve development at the residential densities proposed by the requested Plan Amendment. As pointed out in the appiicant''s` narrative, sanitary sewer is available to service the site from a 15 inch trunk line which follows the south and Direst boundary lines of Water service is available : from the 12 this ro ert r _ .: : P p Y inch water main in SW Springwood Drive. All utilities will be provided concurrently with the further ment of this site, and will be designed to City development sate standards. t and will be placed underground. Goal ` c�rtartion) , -' and Goal ;�' 13 � � iE>nergy Conservation) 1 � 12. rovs�d>n an 1 ' i wroulc� be satisfied through CPA 92, -0001 / ZON 92 -000i ROBINSON' Page 6 J • opportunity for an intenszve land use to be adjacent to a major transportation corridor (Scholls Ferry Road) a that presently is served by Tri -Met bases.' In addition, the proposed =designation ,would provide increased housing 'opportunities near a substantial amount of ' eari. tauag retail and service opportunities The convenience of nearby transit service and comaerc al opportunities ;:te' a higher density residential development can' result in a 'lesser need for Individual vehicle trips on nearby roads, and a cooapanion benefit of lessened energy resource consumption. Therefore, this al. would po be ve :of these ,Statde Goals. s �upporti to is located along an arterial, .SW.Schol1s 'The Ferry site Specific 'design concerns related to access to this road .gill 'need to be considered .in the development review process-for future development of . the site. However, th the a ppxcant does state that the future acus t this roperty upon further- development would an ingress and egress point lined up with the n of Conestoga Drive and Scholls Ferry ad. • a• atersectia Mad. The Planning Division staff has detesm'uned that the proposal. is largely consistent t with .a pP li cable Portions of the Comprehensive Flan bas u po n. findings noted below: 6. Plan Policy 2.1.1 (Citizen Ineolvernent) . is ''satisfied anni Organization' 7 and because • Neighborhood Fi. g surrounding! property owners were given 'notice of the ' this g• ro owns public hearing related to thi request as well as their opportunity to comment on the proposal. 7 Plan Policy 76 1 1- thausing Needs);_ is `-satisfied• because the m s al •wonld provide the opinortuu_ ty for additional medium--high density multi-family development . which would Increase the net housing opportunity on buildable lands Y in the City. This is d tailed. sin the above discussion regarding Statewide Planning Goal 10. 8 plan Policy 6.6.1 (Buffering and Screening) . - . will g be satisfied through the application the buffering and screening requirements o f the Community beveiop ei t Code to any future development, proposal _for 'this property. Plan' Policies 7.1.2, 7.2.1, 7.4.4, and 7.6.1 (Public Facilities and Services) are satisfied because adequate public water, sanitary sewer„ storm sewer„ fire, and rescue, and police service capacities are available to serve potential development on the subject property. Specific concerns relate4 to extenson of utility services to the site or analysis of storm drainage CPA 92- 0001 / tOU 92 -0001 ROBINSON t --Nor age B provisions will need to be considered in• the development review processes upon future development of the Site. • - the City to 1� • Plan Policy 8.1.1 (Transportation) requires y plan for a safe and efficient street and roadway system. r : that meets current needs and anticipated future development. The subject property. fronts SW . : Stholls Ferry Road. This street is an arterial and is, currently being roved to for traffic lams and a center left turn lane along the frontage of this site. As stated above the Agency Comments section, a traffic analysis would provide verification as to whether the potential increase of density on ' th`s site would produce negative traffic impacts on .SW Soh ©Lls Perry Road. 1 1. Plan Policy 8.1. 3 Will be satisfied as a condition of approva of any future development of the. property- Stalest ai.mpsovemeats are currently beaing installed by the State of Oregon Jiighway; Di visioa as specified. above Under Plan Policy "8.°1.1. Street right •of -way has already been dedicated along ; the property frontage to allow for the widening of Scholls Ferry : Road..- The City's Engineering Division will' revs ,k!w any future docrelopment Lproposals for this pro arty to ensure that all necessary on -site streets, curbs and sidewalks will be consttruc led at the tiling of development. 12. Plan Policies 8.2.2 and 9.1.1 are satisfied because Tri- Met offers bus ,service on SW S ch +oils Ferry Road in close roximity, . to.. this site. In addition, a variety of commercial and service opportunities exist along 'SW Scholis Ferry Road relatively close to the site. Therefore, the proposed redesignation would locate an aintensive � y p. e .. vpren t within close y . e istsn P tblac transit route and needed retai o l services supportive or residents' needs, thereby - energy consumption. as compared toencouraging typacal suburban development patterns. 13. Plan Policy 9.1.2 is satisfied because the proposed redesigna.tion would provide the opportunity for aediurn- high density residential,. development in proximity to transit ratites, major higways ,: and ; existing commercal services thereby promoting a i ient use se of the trans portation system, and g ossib le red uced energy consumption. 14. The locational criteria specified in Plan Policy 12.1.1 for Medi nn High Density Residential use are satisfied for the following reasons: CPS# 92 -000 / Zb 4 92- =0001. Ro N oN Page The land use .pattern surrounding the ": subject property Lai : predoflkinantly multifamily residential. As the applicant's statement points out, the surrounding area specifies a Medium Density Comprehensive Plan designation to the Immediate ate south, unest and east of the site. General Cou rcial i s located further to the west, *ith `tndustria]. Park � tether to the east. Condominiums, and apartments are located directly moth of the site, within the jluri diction of City of Beaverton, whereas the area south of the site and across En lewood Park . 'designated Low Density Residential. • Density traasitior., buffering, and screening requirements of the, Community Development Code may be 'used to help male My future development on the subject property moms compatible with the low density single family "residences located to the south, across ,Englewood Park. This onnsite perivaeter landscaping shall be addressed during any flAtut,e site development review. • The site has. direct access "from Scholls Ferry , Road which is functionally classified as an arterial street. . - Serious . development t flood limitations ins excessively steep' properties, ch f p , y slopes - or . poor drainage, are not evident. • Essential public facilities are present in to serve future development on this site. It appears that these f a i it es and services have sufficient capacity to serve any increase in demand caused by development of the site. ▪ Public transit is available oars SW Scholia Ferry Road directly at the Site Transit service is provided by Tri -He t route 45. A small commercial center (Pa rkside Shops and Offices) is located immediately to the northeast of t'.�' Road. this site acrd s Scholls Fe= - A larger shopping center, the Greenway , Town Center development, is located approximately 1E200 feet to the west cif the subject property. h . The subject property is contiguoo.s to Englewood Park along its south aid west, boundaries Englewood Park has been dedicated as permanent open space. CPA 9.2 -0001 l ZON 92 -0001 ROBINSON Page ;'9 .�M Y'. f ‘,r, In order to approve a quasi -- judicial amendment to- the Plan and zonizzg maps, the City must also find that there • is evidence of a change in the neighborhood or community which affestp the subject parcel. Alternatively; '*the City mus ind that there har; been a Mistake or inconsistency made in the original designation of the parcel (Comprehensive Plan, Volume 2, Policy 1.1.1, Implementation Strategy 2; Community Development Code Section 1 8.22.040(A) ) The applicant's statement concedes that no alstake was made h Medium the original designation' of the site with the m Density Resi contends, dentta3 designation. The applicant ds, however, that the development of the apartments across the street in the City of Beaverton and the development of commercial uses immediately to the northeast have dramatically changed the character of this area. The major upgrading of Scholls Ferry Road whi ch is under construction at this time is also a major change in the character of the neighborhood. Thus the applicant feels that a reconsideration of the land' use designation of the subject property is appropriate. This application proposes to provide the opportunity to o utilize th e road improvements along SW Scholls Ferry Roads for benefit of .future Rediuni High Density Residential development at this site. One of the issues raised by Washington County Department.. of Land U s e Transportation states that these ;road improvements �.e 'volumes under the � future traffic current land use zoning- desi tioas along 9� g Scholls Ferry Road. In other words these road improvements were . w r • accommodate spa ' s d build-out o f s cur -eat zonr essaril t gn to accommodate .traffic ct ue to , q, not sec � y o accosuuodate the g_ impact of the doubling of zoning densities on abutting land. While changes have occurred near the subject, site, staff contends that these changes have Simply been the result g _ P Y ted develo t t existing zoning Therefore, these "changes*, are not of substantial, . meria so as to necessitate the approval of the requested Comprehensive Plan AMertdatent and Zone Change. :The,; argument and findings made by the applicant in favor o'f iedaum -High Density could also be applied to Medium Dens ity. This sirmpl ies that the original land , use de g tion is certainly adequate to allow reasonable velo�nen of this r p site. Staff doe. not agree that the c hatacter of the area has changed on the south side of Schools' Ferry Road as this area has been'' developing as planned :. CPL 92 -0001 / ZON 2 --0001 ROBINSON Page REcommENOATION.. „ ,..,,,,...... , . , , . . ,,• .. .. sed.-.,upon. the findings and conclusions ll.i.stecl.,. -,. „.. • • . ,... • . , )?,Iiiiirlitirig . :iji•vi. -113.'ciit irec,. o6iit' .'i'ittat:'::,the, Plana—ling '''', ilion oii'firit.• a ' ' iLi4cciatir0,iadeitioit .' ' ti*., denial . of , the r.*P,eili,iiesti,. ,:to:'.,,, ., .,. „,... _ , ,.. the ,. . .. ' redesignate the. pithjedt prOpert3r,v3;,th' thef ,itectiam-131:42* .11jii3f, Residential .., . ,. Comp rehensiv e pl a n i ii, p de i4i4 5 0* a, n . r 4 i ,i. 4 , .,. 5 t .., c fl n g,. :.'j,e,o,i:'gtp.oi.ti.oirt., ,. . .. , . ,•. • , . LEGIBILITY STRIP` Witt AMU 726 Io,+ :,,o[- u, 1 bunion iiT d 111111:11:: X11 144420111111a* . �/ �i��i�ri�� 41 i4 Will at. elm ■ r Nom unkil 111 OTTER, d 2995 SW PAC; :1IC IiIGHWAY TIG'ARD t' OR 97'223 PLANNING RESOURCES o INC. RICHARD GIVENS 6564 SE ;LAKE, ROAD MILWAUKIE' . OR 97223 CAL "'WOOLERY 12356 SW 132ND CT TIGARD OR 97223 BOB IRBY 11515 SW HAZELWOOD LOOP TIGARD OR 97223 GREG HAHN 11475 SW EI ..ZELWOOD LOOP TIGARD OA 97223 .,, Cormni ssioner C le talked about the many hour f• time spent by the Comm ssion stu yang the various' issues and ; optio s. He ' reml nded the attendees that the meetings have, been open to the public and there was no hidden agenda. He advised they were seeking what Will benefit Tigard' and the Triangle property owners. o President Fyre summarized what had been discussed and thanked the participants for their comments, encouraging NPO to provide input during the upcoming process. 7:25 PM WORKSHOP ADJOURNED President Fyre called the regular meeting to order at 7 :35 PM. The meeting was held at Tigard Civic Center - TOWN HALL - 13125 SW Hall Boulevard, Tigard, Oregon.. • ROLL CALL: Present: President Fyre, Barber, and Commissioners Boone, Hawley, and Moore. Absent: Commissioners Castile, Saporta, and Saxton. Staff: Associate Planner Jerry Offer, Assistant Planner Ron Pomeroy, and Planning Commission Secretary Ellen Fox. 3. APPROVAL OF MINUTES Commissioner Boone moved and Commissioner Hawley seconded to approve the minutes of the April 6th meeting as corrected. Motion carried by m orl ty vote of Commissioners present, with Commissioner Barber abs tai ni n 9 ▪ PLANNING COMMISSION COMMUNICATIONS Liz Newton advised that the Mayor's Appoi ntnnent Advisory Committee was recommending that Jo Sorell be appointed to wPO 1/2. Commissioner Barber seconded to recommend moved and Commissioner Boone se to Cit y Council a ointment pP of Jo A. Sorell. Motion passed by unanimous vote of Commissioners present. • PUBLIC HEARING 5.1 :: is In ��rrAa a �y #�N'1_�i tl7hl "2 zrh rsvi ..io+w� wt,,a.uaM"°'..I!'w^ .. • * was.`s a �.1� .'4 C:«,. ^a �1� 41■`" i mi � ua.u^ de.4i1 �l ,. ^. x P ^Sf. � .w g approval'`t`o a�1 l owreierequest ®" Co�nprenensive art an done Clan e g of a 2.55 acre site from Medium Densi, Residential to Medium High Density Residential and a zone change from R -12 (M*sidentsal, 12 units /acre) to R -25 '(Residential, 25 units /acre). APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals: l ,2,10 11,12; and 13; Comprehensive Pion Policies 1.1.1, 2 1 1 , 6 7.2.1 7.4.4, 7.6.1, 8.1.1, 8.1.3, 8.,2.2, 9.1.2; and 1`.1.1; Cnu ni y DeVel o pme t n Code de Cha p tars 18.22:412.32: LOCATI ON : 10330 , SH _ Schol l s Ferry Road (WCTM 1S1 34AH, tax lot 3300 PLANNING COMMISSION MINUTES - APRIL 20i 192 PAGE" , • { M oy described the 1oc n and reviewed deta1 s of the request. He P l�ssi stant�. Plan Ron Pomeroy ex l ai ned staff's in erpretation of h app1 c�bl a cr • iteria He said staff has not found. there wasra mistake d n in the � he original designation, nor was there a chdethe State Highway . Due to concerns by Washington :County an area. Division, he recommended that the. applicant have a traffic study done. He advi sed that staff recommended denial. APPLICANT'S PRESENTATION Richard Given, Resourc es, Inc., he represented res ented Chester: He talked about the 'significant changes in the Robinson. Road and an increase i n high including development across Schol 1 s Ferry Roa density residential area. He cited examples of extensive ve conme i al devel o nt' in the area. He ooi nted out the need for affordable the , � suited housing i n city. He noted that the site i s Kell multi - fami'9y 9 nt and there are good utilities and traffic is for 18 /acre. Bevel opine • nts. He said he would be willing to put together a traffic zmproveme study if necessary. PUBLIC TESTIMONY opposed to the zone Cal Wool ear o y Chairman NPO 7, advised the NPO nis hey � sed to he i meeting and h change. He spoke :..about same poi raised i n the original zoning. said they had not found there rya r owner Tigard, said he is a p pe tY SW Hazelwood Loo 9 o Greg the En, 11 Englewood housing devel opn ent. He submitted a petition ©swi with 31 i n the. Engi e+�o signatures of residents of adjacent neighborhoods the zone change would be � out this zone change (Exhibit A). He advised with the surrounding traffic impactw would have an of step undi ng area,;.:,' and the tra adverse effect on the community... He recommended that if he request rd there should be a buffer zone as recommended byl were approved, the t the wetlands area; and the next Unified Sewerage .Agency to prote�odl, eo to R -12 feet of property adjoining Engle should be limit He 'ex teased fQet o p P natural increase in density. p.:. designation t o allow for natu concern fgr the adverse e impact on the sch ooi s and park from the ,. increased density. Co�auni ss� oner Hawley request ed cl ari f i cati on regarding who had signed the ® Petition and the location of thei r residences . AP PL ICAO ' S REBUTTAL. in the change in circustnces He o R.�lchard Given spoke again: regard._.,..:. 9 across: fror:i�� nthe siae. �s We11 s been development reiterated that there and .,needs for ,,marl ti efami ly housing: :4 , as changes in services a o Comm i ssioner Roene, sou h t clarific ati on c once ruing the 1 ayou ° t plan and the site location. TE-APRIL Z0, 19 PAGE +4: NNING 0Om sSLO MUS g Ji PUBLIC ;NEARING CL©S o C�ommi ssi oner Boone said he was inclined 'to approve the .request, as the location ,seemed appropriate.:,'' He did not believe the traffic impact •would be significant. o Comn� ssi o ter Moore, agreed ,the location woul d b a pp p r iat e , .b uth e . wa , concerned ` about the transportation He did s not favor chang rig the zoning., • as • there was not a si gni ficant change-in circumstances.. o Commi ssi oner Hawley, did not favor.. changing the zoning,, since the .l and i dlevelopi ng according to the original.' designation. o C,ommi ssi otter Barber advised that the traffic on Sch;�'i l S. Ferry Road' was uinbel i evably poor. She. did not feel that there would be an increase, of Pedestrian • p tri an acts vi ty to cut dorm on vehi c1 a traffic. She 'favored denying the request since there did not appear to be t signi ficant change In circumstances. Commissioner Hawley noted that ODOT was working to improve the situation y in the density, ' it on Schol 1 s Ferry Road, and i f there i s an increase , may undermine the improvements being made. President Fyre said that al though the 1 ocati on appears ' to 'fbe Ideal for high •,density,' there has not been a significant change in circtnnstares. He favored denial of the request. • i oner Hawley: seconded to forward e r Moore �noded and. Commi ss reccoo; nendati on to City Counci to deny'CPA 9� -0001 and 'ZON 92 -0001 based' on the findings and concl usi,ons of staff, Motion, passed by majoritN v ©te ` of Commissioners' o present, with Commissioner Boone voting Nay. 5.2 COMPREHENSIVE ['LAN IDMENT CPA 92 -0002 ANDERSON . v to�redesi EHEN A, reques i for Comprehensive ,Plan Amendment appre.,.. a � gnate a 7.73'acre site frm Professional Commercial and Low Density Residential to Medium -High Density Residential. APPLICABLE: , 8:2. .R2�, Y9IE.W 1 Cl R, I 9TE.R1 aA3 s � S ta t ewide Pl an �i n 9 Goals 1 , � , 7 9 . 1 01 20 , 71.1 6 .112, b 13,Comprehensive P 1 an Pl l # ies l .l .2, 2.1 .1, 6.'1.1, & Comnuni Devel o pne nt Coe Scha pters 18 22 b 18.32. LOCAII0 N South side of Bul 1 Mo unta n Road, , between 500 and 110 feet west' of Pacific Ali ah ay.' (1470 2S1 ' OAC tax 130c lots and' 1400, and 251 1 OBD , tax lot, 1600 'and 21 00) wl a reported that She i s ad ua r cited With the author of a Cc�nmi ssi oner Ha y p ;a to this; appl cation. S ° he stated $ t woial d � � fetter received in opposition not affect her decision on this Item. PLANNING COMMISSION MINUTES - APRIL 20, 1992 PAGE AGEND' . ITEM STAFF REPORT TO THE PLANNING :COMMISSION HEARING DATE: April 20, 1992. 7 :30 P.M. HEARING LOCATION: Tigard City Hall - Town Hall 13125 SW Hall , Blvd. Tigard, OR 97223 FACTS 1. General Informatiort CASE: Comprehensive Plan Amendment CPA 92 -0001, Zone Change ZON 92 -0001 REQUEST: Plan Map Amendment from Medium Density Residential to Medium -High Density Residential, and Zone Change from R -12 (Residential, 12 units per ,acre) to R -25 (Residential,, 25 units per acre). APPLICANT /OWNER: Chester Robinson 10330 SW Scholia Ferry Road Tigard, OR 97223 AGENT: Planning Resources, Inc. (Rick Givens). 6564 Lake Road Milwaukie, OR 97222 LOCATION: 10330 SW Scholia Ferry Road (WCTM 151 34AB, Tax Lot 3300) • Background Information The applicant's home, a single-family datac hed residence, is located on property. :There have been no land use applications approved by the City for this site. • Proposal, Description The application requests a Plan Map Amendment from Medium Density Residential. . to Medium High Density Residential for the 2.55 acre site. lidditionally, the applicant, proposes to change the zone from the existing R -12 designation to R -25. The application package includes an applicant's statement prepared by. Planning Resources, Inc in support of the application CPA 92 -0001 / ZON 92 -0001 ROBINSON Page . Vicinity Information Pages two and three of .the applicant's statement include detail.s on existing and in the surrounding development both on the subject property g area .. Additionally Add.itionallyt this description provides information' on public . facilities, which are available to serve future redevelopment of this site. • Agency and NPO Comments; The State of Oregon Hi g hway Divisi on on has reviewed this proposal and has offered the following commentss The jurisdiction over this section of Scholls Ferry Road has been transferred from ODOT to Washington County, therefore ODOT will defer to the County' s comments ' with regard to this section of, roadway. Upon completion of the Scholia highway Widening project, the road will consist of four 12 -foot travel lanes, a continuous 14 -foot left turn median lane, additional right -turn lanes at most signalized intersections, 6 -foot bicycle lanes, curbs, and 6.,foot ' sidewalks, . with a signal at Conestoga Drive. The application states that Statewide , Planning ''Coal 12 and Tigard Comprehensive Plan Policy 8.1.1 can be met because , "City staff have indicated that this roadway.. has adequate 'capacity ,' to :.service the proposed land use." However,. no analysis has been preformed of the capacity of the new signalized intersection of Conestoga 'and Scholls to handle the adciit oni1 !traffic " °'" The X9`8?' ' Traffic Analysis Report performed as part of the widening project indicates that the intersection after improvement will. operate at Level of Service (LOS) "D" for the left turn movement from the north and ,: the through movement from the east. Adding a phase .to this intersection to, accommodate traffic from the site will definitely impact the LOS of this intersection, and may bring it down to an unaccept able table LOS "E". The applicant has not demonstrated demonsCrated that the proposed amendment zone change can meet Statewide Planning Goal City Policy 8.1.1, nor section 01 ' 660 -12 -060 of »` the Transportation nnin P xtation Pla g ':Rule. Without additional evaluate whether i it is possible not a to info r. the intersection has adequate capacity p ity to handle the additional traffic that would be generated by a doubling of th e density. CPA 92 -0001 / ZON 92 -000: ROBINSON Page ar C`. Additionally, as.'; indicated :icy., the Environmental Assessment for the Scholl: Highway. Widening project, noise walls will be constructed' in front of the On- the -Green Condominiums, .. ` Conestoga Apartkents, Westwood Green Apartments, and Springwood Village Apartments. ',The developer of this property should be aware that noise should be considered in the future design of this project. The Washington County Department of Land Use and ,.Transportation has reviewed this proposal and has offered the following comments: • SW Scholia Ferry Road is now under the jurisdiction of Washington County. This request could' potentially result in an increase of traffic generated, from the 2.55 acre site. Washington County is concerned that adequate findings be required for the record to show that this proposed Zone Change will not impact Regional and County Level ` of Service goals. According to the ITS tri p g eneratio n data, this cite e could r 19 Peak generate 192 Average Daily Trips (ADT) cur 9 eak Hour Trips. The, proposed Zone Change could raise the ADT to 400 .:'and, 44 Peak Hour Trips [ difference of 308" A ,ADT and 25 Peak Hour Trips]. The County .requests that the City defer . a decision on this :,proposal .. until the, applicant provides addit ional.rf traf f io { information which show that: The regional peak -hour level` of service goal ie "D With 20 minutes of E" At this level there . , is ' moderate " .traf f is F,congeation, and motorists are likely to stop for one signal cycle at each s gnslited intersection. Evidence must be submitted that the above Level. of Service requirement can, or will, be net prior to approval of the Zone Changed 3 Scno�.le Perry. Road .s a County Na jor Arterial !with a m nimum access spacing standard. of: 1,'000 feet.+ OaO feet,f es€� o posse Conestoga Since the roP� ro p a is . P. s that 1 sed accm SW S r�.n les i p mood, variance to the 1ashington County tJniform ,Road Improve keiat. Design Standards will be'necessary°to allow access could be o�atain ®d a n the . , An alternative , his to �W :Scholia ferry .Rea he ac � isition of a ®� po qu s access to SW .Springrawood the south and +ea t to the '�s ite . CPA 92 0001 / ZON 92 -0 " �o � RoBz%sor - �. Adequate right -of -way exists along the site's frontage of SW Scholia Ferry Road. Therefore, County staff recommends that the proposed one Change be DEFERRED until adequate findings are in = the record which assure one of the :followings 1 Adequate Levels of Service can be maintained for Scholls Ferry Road along th site 's frontage. If such findings are in the record showing that Laval of Service Goals can be met at the Co g intersection, the applicant shall �esto a /Scholls i request and receive approval for a Modification to the Washington County Uniform Road Improvement • new access within 1,000 Design Standards. to allow n feet of SW Springwood; or 2) Obtain access to the south, and /or east of the site to SW Springwood Drive. If such access is possible proposed, applicant shall be required to demonstrate and ro,osed the a 1 that' the Sprin ood /Scholl• intersection shall continue to e intersection operate at levels of service rvice a ce tab l e to the C ounty: Such access may re quire the signalization of the Sprfngwood /Scholls intersections The City of Tigard Engineering Department has reviewed this application and has determined that adequate public services are available to serve 'this site. The R-25 zoning. designation could generate • twice as much traffic from th is site as is ' po asale with the current R -12 zoning designation,., .� The a pp licant states that if a ' y�� development were to be constructed on this s�.teilf a�nil develo rite - L _-... .... u ©loPment (R 12 ar R 2 "a , the access po.x�t for theµ. dev would line up with the existing roadway (SW Conestoga Drive The City opportunity further � y will have the o rtunit to review future potential impacts, under the Site Development Review application process. Tigard Water District has reviewed this offered the following oommente a AlthPu h we have rlo ob ect�' p .... p ions to the proposed zoning chars a w+e would like to inform the, g � developer that an eight inch (u nimum) water main. wQUld, need to be eact+ended from SW Scholls Ferry SW Springwood Dr ve to the proposed develo inept site. As with aill developments, water main size and location, includin water meters, will ne reviewed and approved through the Water Dstrict proposa and has to CPA 92 -0001 / ZON 92 -0001 ROBINSON page 4 7. School District number 48 has reviewed this proposal and has offered the following comments: This proposal for a Plan Amendment and Zone Change will not impact enrollaaent at BeNterton School District. Please submit' when the property will be developed. Neighborhood Planning Organization #7 has reviewed this proposal and has offered the following comments si NPO #7 would like. to table this application until the next meeting to a11ow: 1) the surrounding residents to be notified by the City; 2) a comment period to be provided; and �) item F of the 3. elements to be sa nppll�atOn e atisf' ed. In response to the comments from NPO #7, notice of. this Public Hearing was mailed to all ,property owners within 250 feet of the subject site on March 31, 1992 . Therefore, the comment period which HiS ;;required by the State Of Oregon (20 days)` has been met. Additionally, item F on the ` CPAIZON application form, requests a list of property owners and addresses within 250 'feet of the subject site. This 'lisp. is in the a� �' pplcasnt s file and was generated prior to the mailing of the notice. It was heating notice ., by mail�the public this list which was used b the C g e to all property owners within 250 feet of �.t t the subject site. There was no comment from the NPO regarding;..the specific. application request.. Tualatin Valley Fire and Rescue District #1, and The City of Beaverton have reviewed the proposal and have offered no objections tai the proposed.redesignation. FINDINGS AND CONCLUSIONS The relevant criteria in this case are Statewide Planning Goals 1 2,, 10, 11, 12, and 13; Tigard Comprehensivo Plan Policies 1.1.1, 2.1.1, 6.1.1, 6.6.1,' 7.1.2',' 7.2.1c 7.4.4, 7.6.1, 8.1.1 8 3 2.` 9.1.E and Chapter 12, Locat r o 1. , 8 . "' . ". p Tonal - ma Criteria. change cfal amendment criteria of both the r�,a an the Chan a or mistake quasi jndi Plan Map Comprehensive P and Community Development Code The Planning Division conclu des t hat the p r.. op osa 1 is consistent with the applicable Statewide P lanni n g Goals and Guidelines based upon the following findings: 1. Goal #1 (Citizen Involvement) a _d Jgarc Comprehensive Plan Policy 2.1.1 are satisfied ` because the City has CPA 92 0001 / ZON 92'.0001 ROBINSON Page 5 it adopted a citizen i nvolvem flnt p rog ram i- ncluding review of all land use and development applications b City established Neighborhood Planning Organizations ( ) . NPO #7' has been provided with an opportunity to review this proposal. These comments have been included in e • been this staff report. In addition, all public notice requirements related to this applicatic'Y, have been satisfied. • Goal #2 (Land Use Planning), Plan Policy 1.1.1, and the quasi- judicial plan and zone change apprdval standards of Code Section 18.22.040 are satisfied because the City has applied all applicable Statewide Planning Goals, City of Tigard Comprehensive Plan Policies, and Community Development code equirements to review of this rev D the The City of notified led c hero this report. proposal, r affected units ro sal, Tigard has � of government including Washington County, the Oregon Department of Transportation Highway Division, and the Oregon Department of Land Conservation and Development of the proposal. Service and utility Providing` agencies have also been notified of the proposal. • Goal #10 (Housing) is satisfied because the proposal would provide for additional housing hous ingop Pln ties as promoted b y the Cit y' s Comprehensive y and the Metropolitan Housin g Rule (Oregon Administrative Rules, Chapter 660, Division 7) The Hetropolitan Housing Rule requires that the City maintain a minimum housing opportunity.. rate for developable land of 10 units per acre and a minimum housing opportunity mix of 50/50 for. q multi-family Approval of the single family and .multi -farm y housing. proposal would provide increased housing opportunities on the City's developable residential lands by 33 dwelling units. 4. The ro osal is consistent with the public facility objectives of Goal #11 (Public Facilities and Services) •.i + r because adequate public facilities presently exist at o near the site pm residential to serve develo ent at tiac densities proposed by the requested Plan nendm ®nt. As pointed out in the applicant's arrati sanitary anitary sewer is available se rvice the site fro m a 15 inch trunk line which folaows th a south and st boundary lines of t his ro p etc y. Tla t� r, se rvice a.e ava ilable from the 12 inch water main .n 5W Springwood Drive. All utilities will be provided concurrently with the further d evelopment of this site, ' `geed to City p and will be des. standards, and wild. be 'placed - underground. 5 boat, 12 (Transportation) and Goal #13 (Energy Conservation) would be satisfied through providing an CPA ;92 ,.0001 ,% FOR 92 =000. RO$INSON Page 6 opportinity for an intensive land use to be adjacent "to a major transportation corridor'` (Scholls Ferry Road) that . presently is served by Tri -Met buses. In addition the proposed redesignation would provide increased housing opportunities near a substantial amount of existing retail and service opportunities. The convenience of nearby transit service and commercial opportunities to a higher density residential development can result in a lesser need for individual vehicle trips on nearby roads, anion benefit of lessened energy resource and a comp gy e consurbption• Therefore, this proposal t,uid be supportive of these Statewide Goals. The subject site is located along an arterial, SW Scholia Ferry Road. Specific design concerns related to access to this road .will' need to be considered in the development review process • for future development of the site. However, the applicant does state that the future access point to this property upon further, development' would an ingress and egress point lined up with the intersection of Conestoga Drive and Scholia Ferry Road. The Planning Division staff has determined that the proposal is largely consistent with applicable portions of the Comprehensive Plan based upon the findings noted below: 6. Plan Policy 2.1.1 (Citizen Involvement). is satisfied because Neighborhood Planning Organization 7 and surrounding., property owners were given notice of -the public hearing related to this request as well as their . opportunity to co stunt on the proposal. • Plan Policy : 6.1.. f (Housing Neodsg ; is satinf ied ` because the proposal would provide the opportunity for additional medium high density multi - family development which would increase the net housing opportunity"on buildable lands in the City. This is detailed in the abovt4 discussion regarding Statewide Planning Goal 10. • Plan Policy through the 6.601 (Buffering and Screening) will be satisfied g e application of the buffering and screening requirements of the Community Development Code to any future development proposal for this property. Facilities and Services) are satisfied because adequate 9 ▪ Plan Policies 7.1.2, 7.2.1, 7.4.4, quote ` sewer, torso sewer, fire and public water, sanitary se s and lice s serge potential development � are available to rescue, erv�.ce capacities Sp ecif s related to on the extension pru�lit+ Specific nsion of r, . s t, services a the site or anal sis� of storm drainage �' g, CPA 92 -0001 / ZON 92 -0001 ROBINSON Page 7 provisions will need to be considered ! in the development review processes upon future development of the site. 0. Plea: Policy 8.1.1 (Transportation) requires the City to plan for a safe and efficient ' street and roadway system, that meets current needs and anticipated future development. The subject property fronts..' SW Scholls Ferry Road. This street is an arterial and is currently being improved to four traffic lanes and a center left turn lane along the frontage of this site. As stated above the Agency Comments section, a traffic analysis T ,yould provide verif ication as to whether the potential increase of density on this site would produce negative traffic impacts on SW Scholls Ferry Road. 11. Plan Policy 8.1.3 will be satisfied, as a Icondition of approval_ p o€ any future development of the. property. Street State ',of re ®ements are currently being installed by the Oregon. Highway Division as specified above under Plan Policy 8.1.1. Street right -of -way, has already been dedicated along he p ro rt y, frontage to a3law th widening' of Schol ls FerrY Road. The Engineering, Division will review any future development proposals for this property o ensure that' all necessary on -site streets;, curbs and sidewalks will be,construoted at the time of development. 12. Plan Policies 8.2.2 and 9.1.'1 are satisfied because 'Tri- Met offers bus' service ion SW Scholls Ferry Road in Close proximity. - to.. this, site, In addition, a variety of commercial and service opportunities exist along SW Scholls Ferry Road relatively close Ito the site Therefore, the proposed redesignation would locate an i.ntensive,type of.,,deyelopment within close proximity to an existing public transit route . and needed retail supportive id t hereby pY en encouraging a ,reduction in ener tyconsumption as compared to typical suburban developmenpatterns . 13. Plan Policy 9.14 is satisfied because the proposed redesignation Sould provide the opportunity for medium high density residential development; in proximity to transit routes, major, highways, and existing commercial services thereby promoting eff,cient use of the transportation system and possible reduced' energy consumption! 1 . The locational criteria ,specified in. Plan Policy 12.1. . for - g� y Medium Hi h Density Residential-' use are satisfied for the following reasons: CPA 92-0001 / ZON 92 -000 -� 1 ROBTNSON ' �� Pat e b The land Use ' pattern surrounding the subject property is predominantly multifamily residential. As the applicant's statement points. out, the surrounding area specifies a Med1 am Density Comprehensive Pien' designation to t.8 iuuuediate south, west and east of the site. General Commercial is located further to the , west, With Industrial Park further to the east.' Condominiums, and epart=ents are located directly north of the jurisdiction, of City site, within the � y of Beaverton, whereas the area south of the site and across Englewood Park is designated Low Density Residential ). Density transition, buffering, and screening' requirements of the Community Development Code may be used to help wake any future development on the subject property more compatible with theh low density singe family residences located to the , south:, across Englewood Park. This on -site perimeter landscaping shall be addressed during any future site development review., The site has direct access from Scholia Ferry Road which is functionally: classified as an arterial street. Serious development limitations affecting the properties/ such as flood plains, excessively steep slopes. or poor drainage, are not evident. • e. Essential public facilities are present in to serve future development on this site. �'` ItwywaY appears that g It a ars these - facilities and services have sufficient capacity to serve any increase in demand caused by development of the site. f . Public transit is available on SW Scholls Ferry. Road directly at the site. Transit service is provided by Tri -.Met route 45. g A small commercial center P Shops and, . cia ( arkside' Offices) is located immediately to the northeast of holls Ferry Road. A larger shopping c this site �c e der, the Gr en�aaRo !Town Center development, e 1,200 feet to the west of the subject property. h. The subject property is contiguous to Englewood Park along its south and west boundaries. Englewood Park has been dedicated as permanent . open space. CPA 92 -0001 / ZON 92 -0001 ROBINSON Page 15 . In ;' order to approve a quasi - judicial amendment . to. the Plan and zoning maps, the City must also' find that there is evidence of a change in the neighborhood or community which affects the subject parcel. Alternatively, the City must find that there has been a mistake or inconsistency made in the original designation of the parcel (Comprehensive Plan, Volume 2, Policy 1.101, Implementation Strategy 2; Community Development Code Section 18.22.040(A)). The applicant's statement concedes that no mistake was made in the original designation of the site with the Medium Density Residential designation. The applicant contends, however, that the development of the apartments across the street in the City of Beaverton and the development of commercial uses immediately to the northeast have dramatically changed the character of this area. The major upgrading of Scholls Ferry Road which is also a major change in, under. construction at this time is al the character of the neighborhood. Thus the applicant feels that a reconsideratiori, of the d' use designation of the subject property is appropriate. i � p .� This application proposes to provide the opportunity to utilize the road improvements along SW Scholls Ferry Roads for benefit of future Medium- High Density Residential development at this Site One of the issues raised by Washington County Depart 'ent; of Land Use & Transportation states that these road improvements were designed. to, accommodate future traffic volumes under the current land use zoning designations along Scholls Ferry Road. In other words, these road improvements were designed to accommodate traffic impacts due to build -out of current" `zona.ng, not necessarily 7fO--eiea-ommodate the impact of the doubling of zoning densities on abutting land. While changes have occurred near the subject site, staff contends that these changes have simply been the result ThereO ru_ these "changes" existing Zoning. of a ected develo ent� given the merit so as to neceasitateg the as rovalf ofb the trei. requested Comprehensive Plan Amendment', and Zone Chan Comprehensive . W gee The argument and findings made; by the applicant in favor of Medium -High Density could also be applied to medium Densitys This implies that the original • land Case designation is certainly adequate to allow reasonable develo tn 'Staff agree, that' the Character of the, area has changed the sou th -side 'of Schr. Fer ry Road as this area has been developing as planned. CPA 92-0001 / ZON 92 0001 ROB INSON page. 1 Q ,.A 1 RECOMMENDItTION Eased upon the findina6 and conclusions listed above °, the Planning Division recomimends that the Planning Commission forward a recommendation ` for, ° denial of the request to redesignate the subject property with the Medium -High Density P Map l Residential Comprehensive Plan I�'a des. atio� and . nd R 25� .Z,cn�n designation. Ati ..� _.. PREPARED RY: Ron Fortier APPROVED = Y a Dick Be ' ' - = dorf f CPA 2 OOOi / ZON s2' OOOi It Bi NS+ON ► e B1°f[ile'1 111:.b :mop ripre:e:ee- ie`tlin senpIIsd 1! 4h. ;111 ea ligrrd ua`-1141ef Soefaa pile ,41ereelioe .Sy.Ista CIS] delluare to -ier- t; moilan porIrarod :6er. mey be iatendud la-11 uesd 4141 oddltloael tetbntoe'.I 414/v4 nI.rpr leti'1 dais et de;teralne:d Jy 144 Ct iy of 31Dcs-0 1,±Pf.P4121) 400 111111111) Must be sent to DLCD 45 days prior to! the f nal t <�rinq. See OAR 660-18-020 Jurisdiction CITY OF TIGARD Date Mailed] Date Set for Final Hearing on Adoption _ MAY Month Local File ' Number CPA 92- 0401 /Zi 92-0001 12 1992 Year •: Time and Place. for Hearing 7 :30 P.M. PLANNING ' CCO1MMI, SION / TOWN TALL rte- APRIL, 20TH. Please return all cbniments by die April 20 led class 'fie. that apply), l t Type of Proposed Action (Check all l�lt� Y ). New Land Use Regulation Comp rehens ive X Plan Amendment Land Use Regulation Amendment' Pleases Complete (A) for Tex t Amendments and (B) for Ma p Amendments A. Summary and Purpose of "Proposed • Action ('Write, a brief �. hl technical description of the proposed action. Avoid highly hni term and stating "see attached .' ) A vaV. to alp A request for C re�ensive Plan and Zone Charge ata�aro redesign 55 acre site fr • anon of a 2. Medium- �H3.yh Density Residential -and ?,cy,•� -a gbaii ps, ential 12 units /acre) to R-25 (Re ' -- sidentiaZ , 25 units /acre) .• _.... For Map Amendments Fall Out • g.; (For each area to • tat the Following. �n� • g provide necessary. Do not use be chap ed rovide a �e ara e sheet if tax lot number alone-): • gn ` on.' • Desi nation- Current Plan. Dena: natZ � _ .'= ��, g Proposed Plan MediuM Density Re sicential Mum -High Density Residential Current 'Zone: Proposed Zone: R 12 R °2' Location: 103 30 SW Scholls, . Ferty Road (tom 1S1 34AB, Tax Lot 3300 Acreage Involved : 255A cres Does this Change Include an Exception?.* ` Yee 'No For Please Specify the change. in► All or Residential Changes Density in units Vex' Net Acre: P Cu rrent Density. i -• Proposed Dens . tyx ` 12 Units i i '' Acre ... _ ts per Acre 25 Units Per . ti 1 4r. WASHINGTON COUNTY, OREGON M/4/13/92 Ron Pomeroy Ticiard Pianlirg pat P.O. Boot 2397'' 13125SSW Hill Blvd. Tigard, OR 97223 CPA 920001/ZQ4 920001 ROBINSON ZOO Cam. RECEIVED PLANNING. APR 16;1992 Washington County Staff have reviewed this application and suk iu t the following comments and recamended conditions of approval: of Washington . .- O�ar�ty. SW Scholls Ferry Rand is n�aw utxler the jurisdiction o 1. The State Dept. of Transportation (DDO►r) transfea.xad jurisdiction of this ] the subject site, to on 30 road, adjacent adaaoet to , 1991. 2. This request for Zone Cttange c i1.d potentially result in an increase of traffic generated fbrom the 2.55 acre site qty is concerned tha t adequate findings be required for the re©or3 to . oW that this pry Zone Change will not ittpact Regi.©na1 and Canty Lutel of Engineers itute of Taraffic tie 1 (ITE) According ��I Average . this site could �ene►xa Service s. trig �, generation anid ,1 Peak-Hour Trips If the Zone Mange si 400 WP and 44 >P 4 Peak Trips Daily Trips ( ) could rise to 4 � is County requests apgroved the At7� . i � this . � . in that the Katy defer a decision c n this until the applicant provides additional traffic information which shows that, accordance with. the County's Ihrar sportatiOn Plan Streets/HighWays Elements _ '"D with 2 and reg . "The n regional --hour .level of is =Aerate ' congestion, . . of E . At this lPVel t�caff is ltK .wrists are likely kely to stop for one signal c ' c1e at each sig~'rralizsd • tiderive' must be.. submitted that the abo�re Level of Setti t e • can, or will -.•••• e net, prior to of tie Zone +Change ( for boNTIINUEOe Department of Land Use And Transportation, Land Development Services Division 150 North First Avenue Hiiistaoro, Oregon 97124 ..; 1 Phone :503 / 641-87 14. Page 2 • • l tion SW Sc holls Ferry Road is a County Major Arterial, with 3• At this s of 1000 feet. Since the prtvosed a mint= m c is less than 1000 feet fra!n SW i w°Od, a access apposite ctoga Design myodific aticn to the Washington County . niform improvement will be to allow access to SW Stholls Ferry Road • An alternative to this required modification caild be obtained upon the acquistioo (with positive results) of a shared access to SW Sri to the south and east of the site. � � to right-of-way exists along the site's frontage of SW Scrolls 4:. Ferry Rad. RECOMMENMTION: f x that the proposed Zone C be DEFERRED until Scat f�:Ddl�gs are in the record which assure one of the following: a to Levels of Service, in accord with Regional Transportation '� Goals, and 's Trasportaticn Plan can be maintained for Wills ana the County Ferry along project's frontage. If such findings are in the erry the pro,e�-�t s f record shading that Level of Servvice Goals can be rust at the Scholls intersection, the applicant shall request receive Cc��estoga�/ 1000 Road approval for, a Modification to the W new access County 1�D0 ,�� of SW Improvement Design to allow springwood• Obtain access to the south and/or east of thG site to SW Springwoo Drive. If such access is possible and the applicant shall be required to devonstrate that the Spr3r gw'caod/Scholls intersection shall continue to operate at levels , of service acceptable to the county. Stvzh access ley require the si gnali.zation of the Sp in!c / scholls intersection. County Staff asks for the opportunity to ccrument on any traffic studies whic h County 1 tions. y be performed to � y with either of the above development plans Staf f further' as to be notified p�: aor to appal of ma for this sit o. If you have any cttrestions about the above cauneirt.s/recaumended conditions o f 648-8761. approval, pleas... contact aye at 64 4;4°' Eric ;;ticker Associatq Planner • Lidwien Rahman, =yr Planning, Representative (FAX: 653-3267 j Joe. Grillo, Iar Development 14anagex Mark principal Planner Doug Norval t;raunty Traf f i;c Analyst Lynn Bailey, Thmrisportatite Planner CONESMG 4, • FROM, N'ASH NGTON'. COUNTY LAS USE AND TRANSPORTATION' 155 NORTH FIRST AVENUE HILLSBORO« OREGON: •7124 FAX HOMIER 1Y 603 593 441E FAX N 4 P,iROG NUMBER: FROM. Total numi ber of pages (including cover; If all Pages do not arrive in legible form, please contact receptionist at (503) 64B -8761► FROM: L-D WASHINGTON COUNTY, OREGON M/4/13/92 Rest IkIn roy Tigard Aa _ms • P.O. 23397 13125 SW Hall Blvd. Tigard, CR 97223 TO: 503 684 7297 APES 13 1992 12 :55PM 94541 P -02 RE: CPA 920001/ZCM 920001 ROBINSON ZOIE CHANGE Washington County Staff have reviewed this application an knit the following ccestents and reoamred Ocaditiona of , ppraval: 3. SW Scholls rem Road i9 ncra under ebli jurisdiction of Washington County. The State Dept. of Transportation (MOT) transferred jurisdiictiora of tilts road, adjacent to the subject site, to Washington County on September 30, 1991. • This request for Zone 0 ge. -d potentil& t in. an increase of traffic generated 2.55 acre d±*. wQh 4 dounty Concerned that adewate fin4ings be nixed for the =card to shOit that this proposed ZOne ChOge will not intact Regional and CWT Level of iO0 bra. Traffic Fr inset ice) prr3irig to is � of uid '� 192 Average trip generation data, C 1rt nt1y, �t2li.. gem If prevailed 7,t Chan Daily Tripe () a� 19 Peak How Tripe. Thy is awe the Ate could rise to 400 ADP aria 44 tm i Jr jour Tripe• Catty that the City ' . fer a deoiaion or this proposal traffic infarmation Which ��rs tit" i in 1�ioa�r� prod �ara� ' ��.aari str�ts,�i► a with County Transportation Ele t: o D with 20 � '�,eiviel of service +91 � . +� mix, " f f io Oor tion, and ard� . E g 1 1e at sti iz ,� f At terra ie mad r A r '1 �mi Seri+ rt a tion1 irra> +nt Evil � d that .the above ume1 of rwi� . can, or will im met,, prior to approPal of the Zone C " e i FROML -D TO: 503 684 7297 APR 13, 1992 12 :56PM #541 P.03 CENESSOG 2, 3. At this _l ticn, SW Scholia Ferry Road is a County Major Arterial, with 111i.nitUa1 amass spacing standard of 1000 fit. Since the proposed ass mite Conestoga is less than 1000 feet five SW Sp ri gwood, a modification to the Comity Uniform Road Inpwrearent sign Standards will be necessary to allow aoosss to SW Scholls nlny Road. An alternative to this madifioatiata could be obtained the aoquisitic* (with positive results) of a stared amass to SW springwood to the scath and east of the site. 4 , Adequate right -of-way exists along the site a frontage of SW Scholls Ferry Road. M= Staff reaceinendai that the proposed Zone mange be D� EM until adequate findings are in the reCOM Wilith assure one of the following: 1.) That adectuate Levels of Sor ' os, i'n accord with Regional Transportation Goals, and the Comity's Transportation Plan can be maint ►ined for Scholia Ferry Road along the project's frontage. If c h fps are in She remni showing that Level of Service Goals can be net at the a�a11.e inn, the 1,�.csnt shall rat and rive approval for, ei Modification to the Washington Cmanty Uniform Road DeSgn Standards to a1.1cM new mess within 1000 feet of SW i• 2) Obtain woe= to the south antVor east of the site to SW Springwood Drive. If stioh a is possible and p . a applicant shall. be required taa. ..., is that the Scxacslls intsro.ation sa .11 continue to operate at levels of service aaept',a ble to the 026U'ItY • Such amass may rewire the aignalilation of the springwood/Scholls intersection. any traffic studies which Can'� the unity to moment on arns� ' �� ..�� SOS' m a y be p e r f o r m e d to = p l y w t h either of t h e a b o v e r ti • t:aunty staff f urther ash ,ta be.ntitified prior to approval of any development plans for this Sits. Yf you have any quebtioro about the abatire consents/reCoannended conditions a of a al, please o ttact no at 6404761. Rd' q Fria i��6ssar Associate Planner ▪ T▪ .rien Rio, PoPning yr ;ritative (�'AX:653 -3267) Joe t ri11o, 1 D► 1.�; tir�Mc l r r Mark Bram, Principal ' tanner Doug Norval, Cotulty„,;Trafgic Argaarat Bailey, 'rransportatkon Kamer Dk if � �& f U\ over. e. 9. r S -Led pgiuss_k__ erte,d4 atm). Cat. f 11.C.asS f S y3 ale d Z. AO a' Ca ire, esx t eseaA C ,• Emus T FOR CONa DATE FROM: Tigard Planning Department E: COMPREHENSIVE PLAN AMENDMENT CPA 92 -0001 ZONE .,CHANGE a 9N 92- 0001, ROBINSON (NPO #7) A request for Comprehensive Plan and Zone Change approval to allow redesignation of a 2.55 acre site from; Mediae Density Residential to Medium-1114h Density Reeidentia3 and a sone change from R -12 (Reaidekztial, 12 'units /acreStat�ide Planning � ? ;, 25 . APPLICABLE REVIEW CRITERIA: and 13; Comprehensive Plan Policies' 1.1.1, 1.'1.2, 4.2.1 ;.6.1.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, and 12.1.1; Community' ' , Development Cede Chapters 18.22, 18.32, 18.54, and 18.56. LOCATION: 10330 SW Scholls Ferry Road (WCTM 1S1 34AB, tax lot 3300) Attached is the Site Plan and applicant'e! statement for., your revicSw. From information :supplied by various departments 'and ; agencies and from other information available to our st f. f, a report and reC iTM ndation will, be prepared to comment one will be rendered p� tfbe proposal in the near° future. If you wish . o � 23, 19 2. You may and a decision this application, we need your Comments' by Mar. �, y nee the apace provided below or attach a separate letter to return, your comsente• If ou mare unabley to respond by the above daats, please phone the staff contact noted below' r comewnts and confirm r comments in writin as soon as possible. If you have any questions regarding this matter, contact the Tigard with your � Y Y Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 972 23. PHONE: 6394171. STAFF CONTACT: Ron__Pomero PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: aiwwwwwwalmoso iroorrorae Name of Person Commenting: Phone Number: 3) w / a LOCATION: DATE: # PAPAGES: A, (including cover page) Special Instructions: 1 Confidential Urgent [ a Please reply For your information GI34� iW DIVISION„ REGION 1 9002 SE McLOUGHLIN BLVD MI'LWAUKIE, OR 9/222 If not received correctly, please call: 6534090 92EES9E0S i4oISIAIG AMH 1*' t OI TS:ET EGi 01 eldi TO: RON POMEROY, CITY OF TIGARD FROM: - LIDWIEN RAHMAN, PLANNING REPRESENTATIVE DATE: APRIL 10, 1992 SUBJECT: CPA 92-0001; SCHOLLS FERRY ROAD INTEROFFICE MEMO ODOT appreciates the opportunity to review the application for a Comprehensive Plan amendment and zone change from R -12 to R -25 for property located at 10330 SW Soholis Ferry Road. First, we wish to point out that jurisdiction over this section of Soholis Ferry Road rs be ed for rred from ODO I' to Washington County. The following comments arse has been transfe p he City's benefit during this transition period, but ODOT will defer to the County's comments with regard to this section of Scholia Ferry Road, The road is classified as an arterial in the Tigard Plan, and as a major arterial in the Washington County Plan. Upon completion of the Scholls Highway Widening project, will consist of four 12 -foot travel lanes, a continuous 14 -foot left-turn median m n lane, additional right- turn lanes at most signalized intersections, 0 -foot bicycle lanes, curbs, and 6 -foot Sidewalks, with a signal at Conestoga Drive. Second, the application states that Statewide Planning Goal 12 and Tigard Comprehensive Plan Policy 8.1.1 can be met because "C_Ity staff have indicated that i s roadway has ade uate ea cit to service the roposed i &n use" o y _ tali ever, o f analysis bias been laerformed of t e ca acft of the x ew ztea��sectiox� o Conestoga and Scholia to handle the additional traffic. The 1987 Traffic Analysis Report performed as part of the widenin g project ect indicates that the intersection after i m P o ment will operate at LOS "D" for the left turn movement from the north, and the through movement from the east. Adding a phase to this intersection to accommodate traffic from the site will definitely impact the Level of Service of this may bring it down to an unacceptable LOS "E" , The applicant has not demonstrated intersection, and m that the proposed plan amendment and zone change ca meet n Statewide Planning Goal 12, City Policy 8.1.1, nor section OAR 680 .12.060 of the Transportation Planning Rule. Without additional information, it Is not possible to evaluate whether the intersection has adequate capacity to handle the additional generated by traffic that would be enerated 'b a � doubling of the density of the Environmental Ass scent for t Third) as _ he �c�iQ�ls HighW+ay Widening project, existing and future noise impacts Were analyzed and eXtensive mitigation measures proposed. S noise walls will be oo tY'ucted in front of the On- the-Green Condo um C onesto uffically, �x N �► Westwood Often. Apartments y' and SpringWood. Village Apartments. The dev It nor of this p should be .gri of the project. s ��roperty should the aware in the deli Copies ould a project Noise Study Report have considered i ...: that noise 1r' P e cv been sent to the city o Tigard y f Tigard to inform them of the effects of the proposed project on local noise levels Again, thank you for the opportunity to comment, and do not hesitate to call me if you have any questions: Washington County 9EEsswos kloisiAfa AMH T* NOiD38 TS :Et '2 r tT a w-SkGNAL !ZE0 INTERSECTION - 4`8IGCAP -a" VERS( 81).,1871` INTERSECTION: SCHOLLS HWY ' 8 C TOGA VQLUMEB ' BUILD, 2010, PM K 'METRO SIZE: 500,0004 ! PHASE !PHASE !PHASE JPHASE !PHASE !PHASE ! r- - - - - -! tom' r. Wwrvrry! rl.a.wrr.•. ! SOUTH LANE ! MOUE WIDTH 1 ! .0 2 ! .0 .0 APPR t SOUTH !' 0 NORTH ! 22.0 WEST ! 30 EAST ! 0 ANALYST : -JSW S Cs' 100 88 Ts 12 t * SERVICE LEVEL ; 0 ! * SATURATION 81% * * * * * * * * * * * * *O * * * * ** *>!t*tt * APPROACH LANE GEOMETRY NORTH WEST EAST ! MOVE WIDTH MOVE WiOTH ' MOVE WIDTH ! -..".rd.w.- --I R.. 12.0 T.. 12.0 R.. 12.0 1 L.. 12.0 T.. 12.0 T.. 12.0 ': SIPA ©' 12.; 0 T.. 12.0 ! MOVEMENT VOLUMES 1 MOVE SATURATION 1 MOVEMENT, LOS ! LT TNN RT TOT I' LT TM RT ! 'LT TH RT !; 0 0 0 ! 0% O% 0% ! 0 30` 270 ! 81S 01' 26% ! >' 1000 0 1030 ! 45% 50% 0% ! A 1800 800 2100 1 0% Six SI% 1 APPR! TRKS! w. way gar- -- r 8 ! .0 %! N 1 5.0%! W 1 3.0%1 E I 3,0%! • 11, 111 A ! !X- WLK!PEGS? N0! wan. Nw MOVE I SOUTH R 1 .0000. R -APJ 1 .0000 T !, .0090 L ! 0000 I LEO VOLUME ! LEC° 1 AT LOS C SOUTH 1 NORTH 1 WEST I EAST 0 596 *780' 319a ! ! PHASING 1 !N /S- DIRECTION 'SEPARATION (C-41l 1 ! F/W -TURN POASE WITH OVERLAP IC-S/1 APPROACH V/C VALUES NORTH WEST .02'78 .0256 .0000 ,1 64 .0000 .0000 2778 .0287 EAST 1 .1667, ! .1400 1 .3000' 1 .0000 ! 1 TIME AVAIL (SECS! ! MOVE STORAGE 1 APPR 1 LT TM RT I LT TH RT _. r...e� !i.w„wsww.r"�l�i�n.rLirs.! 6 1 0 0 0 1 .0 28,9 ! .236 0 39 1 04.1, 0 ! 64 249 0 ! 64.1 80.3 I 0 443 Q2 1 I SOUTH 1 .0 1 NORTH 1 16.2 1 WEST 1. 7.7 EAST ! .O sCEES "E HtJISI/ i til 1 OI 3H " S :l 255' 0T I. . tar EIVI REQUEST f FO ;41,. C014MBEITS r'4 ti. 1992 TO: "' (1�`�rl( DATE: March 11 '1992 FROM: 'Tigard Planning Department R13: COMPREHENSIVE PLAN AMENDMENT CPA 92 -0001 ZONE CHANGE SON 92 -0001 ROSINED! (NPO 17) A request for Comprehensive Plan and. Zone Change approval to allow redesi ation' of a 2.55 acre site from Medium Density Residential to Medium- High1Density Residential and a zone change from R -12 Residential, 12' unite /acre) to R -25 (Residential, 25 units /acre) . APPLICABLE , REVIEW CRITERIA:', statewide Planning Gee's 2, 10, 12 and 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 4.2.1, 6.1.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, and 12.1.1; Community Development Code Chapter's 18.22, 18.32, 18.54, and'18.56. LOCATION: 10330 SW Scholia P er ry Road � f WCTM 151 34AB, tax lot 3300) Attached is the Site Plan and applicant's ,statement for your review. From information supplied by various departments and agencies and from other information available to our Staff, a report and recommendation will 'be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your cents by Mar. , 1992.' You Way use the space provided below or attach ` a separate letter to return your comments. if you are undo respond by the above date.4 please phone the,utaff contact d below with th your comments and confirm your Couinenti in writing ass soon as possible. If you have any :petitions regarding this matter, contact the Tigard Planning Departrmentc PO Box 23397., 13125 S W Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Ron Pomeroy PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY XX We have rcviewed' proposal have no ob jectione to it. the ro sal anc� Please contact;; , . __ of our office. Please refer to the enclosed letter. XX Written Comments. Although we have no ob'ections to the we would like to inform the De. • s Springwood Drive to the proposed., • Ui • e • osed zonin chance development site. As with all developments watermain size and location s ncl udin : water. me ersc_ will be _.:.reviewed and_aRproved tiaro u h the Water District. Name of Person commenting: M c 1. Miller, Engineering .'Tech. III,.: Phone Number: 639-1 55 4 Final approval of fire hydrant locations will be coordinated with, Gene Birchill` of Tualatin Valley Fire and p,escue.. • FROM: Tigard Planning Department RE: COMPREMNSIVE PLAN AMENDMENT CPA 92 -0001 ZONE , CHANGE ZON 92 -0001 ROBINSON (APO 47) A • ,request for Comprehensive Plan. and ; Zone Change approval to allow redeeignation of a 2.55 acre site from Medium ; Density Residential to ]Giedium- Higt. Density Residential and a zone change from R -12 h _ (Residential, 12 waits /acre) to R -25 (Residential, 25 units /acre) APPLICABLE REVIEW CRITERIA: statewide Planning Goals 2, 10, 12, and 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 4.2.1, 6.1.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, and 12.1.1; Community eve PSWe t Code 32 18.54, and 1 , Chapters' 18.22, 18 ,32, 18., � 18.56. x,OCATION Ferry Road 002v1 1 1Sl 34AB, tax lot 3300) Attached is the Site Plan and applicant's s' •.• r..- lea for your review., From information supplied by various rec tt eeenctes ' and be other • departmnorats agencies grad fx s.nfo� p .:prepared information available to our - staff, a report and' If You wish and a decision will be rendered on the proposal in the near future- may to comment on this a plicati on, we need ouir comments by Mar. 23, 19'32 You a�enta d use the space Provided below or attach a separate letter to return Your co I If ou are unable to rc pond by the above , late, please phone the staff contact noted below With your (comments and coregarding ir Your comments ants in contact the �,00n as possible„` If you have any question Planning: Department, P0 Box 23397, 13125 SW Hall Byrd. Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: rev R ®n Pome PLEASE CHEC! THE FOLLOWING ITEMS THAT APPLY We have reviewed the proposal and have no objections to it. Please contact _ of our office. Please refer to the enclosed letter. X Written Comments THIS PROP FOR, A PLAN AMENDMENT AND ZONE CHANGE WILL NOT IMPACT' ENROLLMENT AT BEAVEMON SCHOOL DISTRICT_ PLEASE SUBMIT WHEN THE Namt of Person Commenting: +?OY -GBit AY _ Z 1 RB, P inG ...:, Phone Number: . 591. -4319 F,t REQUEST FDA cOMMENTs, DATE: March 11 1992 r M :, Tigard Planning Department : COMPREBENSIVB FLAN AmENDmENT CPA' 92 -0001 ZONE AGE ZON 9 Rosius N (NPO *7) , request for Comprehensive Plan and Sone Change approval to allow redesi at ion of a "x.55 acre site frog Medium Density '. Residential to Media - Bigh Dennity Residential and a zone , change from R-12 (Residential, 12 units /acre) to R -26 (Residential,• 25 wits /acre). I�PPLICABLE R IEW ' CRITERIA: Statewide Planning Gams 2, 10, 12, and 13; . p rehensire Plan Polici ec ,1.1.1, 1.1.2, 42.1, 6.1.1, 7.1..1, 7.1.2, 7.4.4, 7.6.1,' 8.1x1, 8-2.2,. land 12.1.1; Community Development Code Chapters 18.22, 18.32, 18.54, and 18.56. NATION: 10330 sO Scholia Ferry Road (WCTM 151 34AB, tax lot 3300) Attach d is the Site Pan and applicant. a statement foye your review. ` Frrot information supplied by varioua departments nts ' and agencies and €rte other': , information available to our .0taf f, a report anal re a endaitian will be pxepa ed and a decision will be rendered on the proposal in the near future. If you wish to connnent on this application,, we need your conte by Mar,. 23, 1992. ..X 0u *ay 'use the space provided below' or attaC1 a separate letter to return your tei. • du el.. o e • re � �iB nd p .phone the Staff aontactt o poe with your c me and Conf n your co nt n hting as seon' as' sdible. f y ou have an ygneationa regarding this matter, oontadt the Tigard g 23. PRt: Planning' D+e�!�grt, PO. Boat 23391, 13125 S61 Ma�.l All ®d� , Tf ar�fl, OR '9 ?2 639 -4171. STAFF CONTACT: Ron . Posmeer¢ti PLEASE CHECK THE FOLLOWING ITEMS T PLY We have reviewed the proposal and have no s.bectiens to it. Please contact of our office. Please refer to the enclosed _ letter. Written Comments: Name of Person Comntin. Phone Number: n�; 1f' •/ • TO: FROM: REQUEST FOR COMMENTS DATE:, , March '1 1,992` ': CEtVED PtNNt pR 1 1 199 Tigard Planning Department COMPREHENSIVE PLAN AMENDMENT CPA 92-0001 : ZONE CHANGE ZON 92 -0001 ( ) on of a 2.55 acre site from Medium D® age approval to allow redeeignat3. and Zone Change. �3 NPO #7� A approval ` request for rehensve Plan �P Residential ito Medium -Nigh Density Residential and a zone change from ,R 12 (kesidentiali 12 units/acre) to R-25 (Residential, 25 units /acre). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals, 2, 10, 12, and 13; Comprehensive Plan Policies 1.1.1,' 1.1.2, 4.2.1, 6.1.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, and 12.1.1; Community Development Code Chapters 18.22, 18.32, 18.54, and '18.56. LOCATION: 10330 SW Scholls Ferry Road ;(WCTM 1S1 34AB, tax lot 3300) Attached is the Site Plan and applicant•s statement for your reviaw. From information supplied by various departments and :agenciee "and from ;other by rendered on the proposal in the near future► prepared and information available to our staff`, a report and . recona ndation will be pr a derision will you e�ish d this application, 23, 1992. f You ma aan to con�aaent on n, � need your dente by R �� y, uao the' space provided below or attach a separate Metter to return y6'' mr coamenta . If oar are unable to rem - te, p phone' g contact y noted below with : your comsnent ®var�deconfirm your cloamaentit�in writing as aaaoo�naa�� pos If you an questions regarding this matter, contact the Tigard possible. Y y � g g PHONE: Planning Oepartmens, � �x 23397, 13125 SW Hall Blvd., Ta. a�rdo OR 9722 3. 639- 4171. STAFF CONTACT: R mero3t• —,,, „_�. PLEASE" CHECK THE FOLLOWING ITEMS THAT APPLY: V_ We have reviewer' the, proposal and have no objections to it • Please contact of .'our office. Please refer to the enclosed letter. Written Comments: hospormorsomminormiormoromo Name of Person Commenting: Phone Humber L slot° [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]