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06/01/2009 - Packet 71 '' City of Tigard T I G A R D Planning Commission — Agenda MEETING DATE: June 1, 2009, 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:05 p.m. 5. WORKSHOPS 7:10 p.m. 5.1 BUILDABLE LANDS PRESENTATION/DISCUSSION 5.2 OMNIBUS CODE AMENDMENT—HOUSKEEPING ITEMS DCA2009-00003 8:10 p.m. 6. OTHER BUSINESS 9:10 p.m. 7. ADJOURNMENT 9:15 p.m. PLANNING COMMISSION AGENDA—JUNE 1, 2009 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 1 6 - City of Tigard TIGARD Memorandum {{'((�� To: Tigard Planning Commission From: Darren Wyss, Senior Planner Re: Buildable Lands Report and Land Use Trends Analysis Date: May 21, 2009 At its June 1, 2009 meeting, the Planning Commission will receive a presentation from staff on the 2009 Buildable Lands Inventory and Land Use Trends Analysis (see Attachment 1). Staff presented the same information to City Council on April 14, 2009 for feedback and suggestions for additional information to be included in a final report to be completed this summer. Council made the following requests: 1. An analysis of the Metro region to compare the cities around us and the amount of buildable lands available for each jurisdiction. 2. Report on the type of land (zoning) being annexed. 3. Research an appropriate protocol to identify land that is likely to redevelop in the future and include in next year's buildable lands inventory. Staff will be looking for the same type of feedback from the Planning Commission. Staff is always striving to get as much information into the hands of decision-makers and this is an opportunity to identify potential data/maps related to buildable lands and land use that would be useful. As always, if you have questions that you would like answered before the meeting, please feel free to give me a call (503-718-2442) or send me an email (Darren @tigard-or.gov). MEMO TO TI LE PLANNING COMMISSION BUILDABLE LANDS REPORT AND LAND USI?TRENDS ANALYSIS PAGE 1 OR 1 • BUILDABLE LANDS REPORT AND LAND USE TRENDS ANALYSIS — APRIL 1, 2009 Tic_,.A R i) Introduction The purpose of the buildable lands inventory (BLI) is to identify undeveloped land that is available and compatible with development policies and practices. The inventory is useful for informing policy and also as a tool for tracking and analyzing development activity and trends, as well as helping to project future capacity. This identification of buildable lands is completed by the City on a yearly basis (since 2002) and total acreage is reported at the end of a calendar year. The BLI process uses a protocol that employs the same basic structure but is refined each year for efficiency,and to increase accuracy. However, the attributes of buildable land have remained the same over the years. The updated version of the BLI is complete and reflects activity through the end of 2008 (2009 BLI). This report provides information on the 2009 BLI and changes in the inventory over the past seven years. Basic information on residential building permits, subdivision approvals, minor land partition approvals, and annexations are reported to show their relationship to and influence upon the BLI. Finally, a map showing the spatial location of land included on the 2009 BLI is included as Attachment A. Definition of Buildable Land The Tigard BLI defines buildable land as: 1) privately owned taxlots that are vacant or 2) larger privately owned taxlots that are developed but with 1/4 acre or greater of the taxlot vacant.While Metro uses a '/z acre minimum for partially developed land,protocol reduced it to reflect higher densities on infill taxlots. Additionally,publicly owned land, sensitive lands,water quality tracts, and homeowner association owned lots within subdivisions were not included. Platted,vacant lots within subdivisions are considered buildable until development has occurred. 2009 BLI Key Findings/Observations Figure 1 displays the relationship between the 2009 BLI and the Figure 1.Relationship of 2009 BLI to Developed Area 2009 BLI developed area of Tigard (excluding public right-of-way). Less than 10% of developable land within the city limits is PP' currently classified as buildable. This,of course, does not limit development to less than 10%, but points to the Developed 92% possibility of increased pressure to redevelop properties, to increase density, and to look for mixed-use areas in absorbing more residential development. Buildable Lands Report and Land Use"Trends Analysis April 2009 Page 1 of 6 Table 1 displays total acreage and number of Table 1.2009 BLI (acres) lots for the 2009 BLI, based on four planning designations. The percentage for each Percent planning designation is consistent with the Zoning Lots Acres Acreage overall zoning of Tigard. The residential Commercial 45 49.96 9.63% planning designation has,by far, the largest Industrial 21 67.86 13.07% number of buildable lots and acres. Mixed-Use 65 38.15 7.35% Residential 707 363.04 69.95% Table 2 breaks down the 2009 BLI totals into Total 838 519.01 zoning districts and gives a more complete look at what is available. Table 2. 2009 BLI (acres) Commercial Land- Only three of the five commercial districts contain buildable land and Percent 80% of that is zoned General Commercial. Zoning Lots Acres Acreage The lack of Community and Neighborhood C-C 0 0 0% Commercial land available limits the ability to C-G 33 40.28 7.8% develop neighborhood markets,restaurants, or C-N 0 0 0% coffee shops within walking distance of most C-P 9 8.89 1.7% residences. CBD 3 0.79 0.2% I-H 0 0 0% Industrial Land- No buildable land remains -L 11 24.51 4.7% in the Heavy Industrial district and of what I-P 10 43.35 8.4% remains in Light Industrial, 69% (17.64 acres) is MUC 4 2.75 0.5% located on one property that is currently MUE 37 19.20 3.7% proposed to be rezoned high density MUE-1 12 11.03 2.1% residential. Likewise, 80% (34.7 acres) of the MUE-2 1 1.24 0.2% buildable Industrial Park land is also located on MUR-1 9 3.17 0.6% the one property. This distribution inhibits the MUR-2 2 0.76 0.1% possibility of developing a large project without R-1 2 2.39 0.5% redeveloping property with an existing use. R-2 2 0.99 0.2% R-3.5 30 22.66 4.4% Mixed-Use Land- Mixed use districts all R-4.5 281 161.66 31.1% contain some buildable land, but roughly half is R-7 141 104.94 20.2% zoned Mixed Use Employment (50%) and R-12 84 41.40 8.0% located in the Tigard Triangle. R-25 167 29.00 5.6% R-40 0 0 0% Residential Land-Buildable land located in Total 838 519.01 residential districts also shows some interesting patterns. A large portion of residential land included on the 2009 BLI is zoned low density (51%is R-3.5 or R-4.5) or medium density (29%is R-7). The remaining low density residential land (R-1 and R-2) comprises only 1% of buildable residential land and all is partially developed. No land zoned R-40 remains on the inventory,within the city limits or urban service area. Buildable Iands Report and Land Use Trends Analysis April 2009 Page 2 of 6 2005 BLI and Lot Size Tracking the buildable acres is a helpful exercise, but taking a look at a few additional attributes can help to paint a clearer picture of what lies ahead for the city. Table 3 breaks the 2009 BLI down into the planning designations and distributes the lots based on size (the buildable land inventories are clipped to taxlot boundaries) and whether the lot is vacant or partially vacant. This distinction (vacant vs. partially vacant) gives a sense of the effort Table 3. Distribution/Number of Lots -2009 BLI Commercial Industrial Mixed Use Residential :1 � • v= c - c c 73 c c c 0 U f O CO - CO CO U CO f Cam.) ~ (0 (0 (0 (0 (0 (0 (0 (0 (0 (0 (0 (0 > o- > > - > > 0 > > CL > 5000 sq ft or less 3 2 0 2 3 2 234 1 247 5001 to 10,000 sq ft 8 0 2 1 10 2 155 18 196 10,001 sq ft to 1 acre 12 9 5 2 28 12 80 125 273 1 to 2 acres 1 3 2 2 5 1 21 40 75 !2 to 5 acres 4 1 1 1 0 1 13 14 35 15 to 10 acres 2 0 0 0 1 0 1 3 7 1 More than 10 acres 0 0 . 3 0 0 0 2 0 5 Total 30 15 13 8 47 18 506 201 838 needed to develop the lot. According to the BLI definition of buildable land (see page 1), vacant lots in Table 3 have no development and partially vacant lots have development present, but a portion is undeveloped and could accommodate new structures. As discussed previously, a majority of buildable lots lie within residential zoning districts. However, the more telling story is the size of the residential lots (see Figure 2) that are included on the 2009 BLI. 87% of the buildable residential lots are less than one acre in size and 58% are less than 10,000 square feet. Additionally, a great majority of residential lots less than 10,000 square feet are vacant,meaning they are more than likely part of a platted subdivision. This indicates the land use planning process has been completed and only building permits are needed for development. The opposite is true for lots greater than 10,000 square feet as the majority are partially developed and few (16 lots) remain vacant greater than 2 acres. Only 33 (5%) residential lots greater than 2 acres remain on the Figure 2. Distribution of 2009 BLI Residential Lots 250 200 150 100 + •Vacant 50 1 MEP ..—m. _ • Partially Vacant 5000 5001 10,001 1 to 2 2 to 5 5 to 10 More sq ft or to sq ft to acres acres acres than less 10,000 1 acre 10 sq ft acres Buildable Lands Report and Land Use Trends Analysis April 2009 Page 3 of 6 inventory. This distribution shows that the future of large residential developments may lie in consolidating lots that contain existing homes. Otherwise,partitions and infill development will become the primary means of expanding the housing base within the city limits. Changes from 2003 to 2009 Another important analysis is to take a look at the changes in buildable land over time. A comparison of the BLI from 2003 to 2009 is included in Table 4. Over the time period, there has been minimal loss of commercial buildable land (3.55 acres, 6.6%) and industrial buildable land (2.51 acres,3.5%). Mixed-use losses from the BLI are 15.9 acres (29.4%), while residential losses total 144.42 acres (28.5%). This shows that the city is predominately developing properties on the BLI for residential and mixed use. Residential land on the BLI did increase over the period 2004 to 2006 due to annexation,but this trend reversed over the past three years. Table 4.Buildable Lands Inventory Through the Years(As of January 1st) Zoning 2003 2004 2005 2006 2007 2008 2009 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Commercial 67 53.51 69 51.87 60 51.99 47 55.88 47 51.17 48 51.70 45 49.96 Industrial 39 70.37 38 70.87 31 70.04 22 69.14 22 67.22 22 67.90 21 67.86 Mixed-Use 102 54.05 112 52.88 98 53.86 71 40.34 68 42.82 66 38.25 65 38.15 Residential 1220 507.46 938 417.48 737 419.75 631 435.55 _ 582 387.04 706 370.90 707 363.04 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 838 519.01 Table 5 compares the buildable lands over time by zoning district. There has been a steady decrease in all residential zoning districts,except for the R-7 zoning district. It has only seen a 2.3% decrease in the amount of buildable land within the city limits, due to a noteworthy transfer of buildable land into the city limits through annexation. Table 5.Change in Buildable Lands Inventory(as of January 1st) ;Zoning 2003 2004 2005 2006 2007 2008 2009 Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres Lots Acres C-C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C-G 55 42.58 56 41.79 49 42.11 35 45.65 36 42.26 36 42.02 33 40.28 C-N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C-P 10 10.05 10 9.15 9 9.18 9 9.16 8 8.12 9 8.89 9 8.89 CBD 2 0.87 3 0.93 2 0.70 3 1.07 3 0.79 3 0.79 3 0.79 I-H 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I-L 16 25.33 16 25.27 13 25.60 11 25.55 11 24.51 11 24.51 11 24.51 I-P 23 45.04 22 45.59 18 44.44 11 43.59 11 42.72 11 43.39 10 43.35 MUC 6 10.24 9 10.08 6 9.98 4 3.38 4 2.75 4 2.75 4 2.75 MUE 55 27.96 59 27.64 54 28.61 40 23.30 40 23.23 38 19.30 37 19.20 MUE-1 17 8.58 19 8.57 16 8.70 12 8.47 12 11.03 12 11.03 12 11.03 MUE-2 2 0.76 3 0.85 2 0.75 1 0.75 1 1.24 1 1.24 1 1.24 MUR-1 18 5.09 19 5.06 17 5.11 11 3.73 9 3.81 9 3.17 9 3.17 MUR-2 4 1.41 3 0.68 3 0.71 3 0.71 2 0.76 2 0.76 2 0.76 R-1 3 3.19 3 3.19 3 3.35 3 3.35 2 2.39 2 2.39 2 2.39 R-2 4 1.35 4 1.35 3 1.36 3 1.36 2 0.99 2 0.99 2 0.99 R-3.5 100 30.79 72 24.97 42 25.79 40 24.25 31 22.89 31 22.89 30 22.66 R-4.5 659 256.62 482 223.32 370 215.46 281 205.45 337 185.73 331 172.40 281 161.66 R-7 310 107.40 191 70.27 106 79.04 234 123.61 122 96.11 145 98.15 141 104.94 R-12 108 65.29 83 54.20 157 56.06 57 44.03 60 46.68 110 44.18 84 41.40 R-25 36 42.82 103 40.17 56 38.70 13 33.50 28 32.24 85 29.90 167 29.00 R-40 0 0 0 0 0 0 0 0 0 _ 0 0 0 0 0 Total 1428 685.39 1157 593.09 926 595.64 771 600.91 719 548.25 842 528.75 838 519.01 The increase of buildable land within the city limits may be due to annexation(slight variations between years within zoning districts may be the result of data clean-up) Buildable Lands Report and Land Use Trends Analysis April 2009 Page 4 of 6 Annexations and the t,..1 Table 6 displays the Table 6.Annexation and Buildable Lands Inventory annexations Number of Acres Percentage that have Year Annexations Annexed Lots Annexed Acres on BLI on BLI occurred over 2008 4 14.00 7 8.41 60.07% the past seven 2007 4 45.29 23 27.63 61.01% years and how 2006 3 38.96 11 0 0.00% much of the 2005 4 47.58 65 28.93 60.80% land was 2004 3 94.98 16 35.45 37.32% included on 2003 2 4.21 3 1.94 46.08% the BLI. The '2002 4 64.63 16 46.41 71.81% annexations Total 309.65 148.77 48.04% that occurred in 2004 and 2005, included a significant amount of R-7 buildable land and directly led to the increase during those years (see Table 5 above). Table 6 shows about half of land being annexed is considered buildable (48%) over the time period and that number increases to 65% if you remove the 51.83 acres of land annexed in 2004 that is owned by Clean Water Services and located in the floodplain and the 29.04 acres of public land annexed in 2006. New Residential Development Table 7. New Dwelling Units To get a sense of the residential Dwelling Units building activity taking place in the Single Multi city,Table 7 shows the number of Year Family Family Demos Total certificates of occupancy and 2008 120 34 7 147 demolition permits issued over time. 2007 156 60 11 205 The total number of yearly permits has 2006 174 60 23 211 fluctuated, but declined annually over 2005 301 108 29 380 the past three years. 2008 saw the 2004 267 0 26 241 fewest new dwelling units finished 2003 294 42 40 296 since the City began tracking the 2002 187 29 25 191 information in a database. 2001 288 0 15 273 !Table 8. New Dwelling Units 2000 202 112 24 290 ' Percent 1999 244 0 9 235 !Year Number on BLI 1998 200 8 9 199 2008 154 86.0 1997 298 4 12 290 12007 216 77.9 1996 316 126 14 428 2006 234 84.3 1995 335 0 9 326 ,2005 409 92.3 1994 320 298 7 611 i 2004 267 75.4 Total 3702 881 260 4323 .2003 336 84.2 2002 216 81.9 Table 9 makes the connection between new residential Total 1832 83.9% construction and the BLI. Although the majority of new construction has occurred on lots identified by the BLI, there is still a significant amount (16.1%) that is not captured by the buildable lands inventory. This means that the city is experiencing development on lands where it was not anticipated to occur. This can be attributed to a number of reasons, including: the demolition of an existing home and new construction taking its place, the combining of lots and demolition of homes for new construction, or an oversight of a partially vacant lot that had the attributes to be included on the BLI. Buildable Lands Report and Land Use Trends Analysis April 2009 Page 5 of 6 Subdivisions and Minor Land Partitions Table 9 shows the number of approved subdivisions and land partitions since 2005.The GIS data before 2005 is not consistent (missing year approved or other critical information) so it is not presented in this analysis. Table 9. Approved Subdivisions and Minor Land Partitions Subdivisions Minor Land Partitions Original Approved Acres on Original Approved Acres on Year Number Lots Lots Acres BLI Number Lots Lots Acres BLI 2008 4 9 42 11.01 5.02 10 10 23 5.17 0.26 2007 13 28 221 45.34 26.99 15 15 38 14.79 5.87 2006 17 41 465 76.67 50.19 7 7 18 14.54 6.24 2005 24 36 398 79.82 58.66 12 13 30 12.05 6.01 The number of subdivisions has decreased over the time period,while minor land partitions have fluctuated.This can potentially be attributed to the residential lot size data displayed earlier in Figure 2, as there are not many larger vacant lots available to subdivide. The buildable lands inventory is capturing about 66% of land included in approved subdivisions, while capturing about 40%of land included in minor land partitions. This shows that it is more difficult to predict the smaller,infill projects in existing neighborhoods that are associated with minor land partitions. Residential Capacity of 2009 BLI The residential capacity of the City's buildable lands inventory is presented as a range. The low end of the range is derived from the 80%minimum density requirements and the high end from the 5-year average dwelling unit/acre the City has actually experienced for each zoning district.Taking into account the size of a buildable lot (whether it is already platted or can be partitioned or subdivided),a capacity was projected for each lot included on the 2009 BLI. The projections remove 20% for public right-of-way and 10% for open space on lots large enough to be subdivided. The projected capacity range for the 2009 BLI is 2,821 to 2,991 additional dwelling units.This includes all zoning designations that allow residential development. A more accurate projection also takes into account the 16.1%of new residential dwelling units that does not get captured by the buildable lands inventory (see Table 8).This increases the projected capacity range from 3,275 to 3,473 new dwelling units. Next Steps Staff will perform some additional analysis on the data and package everything into a final report for distribution. Any additional information the Council would like to have available will be included in the final report. Buildable Lands Report and Land Use Trends Analysis April 2009 Page 6 of 6 BLI January 1,2009 DbirlbuBaJNumber d Lob-2009 BLl •I - _ ! s0 Zoning Lots Acres Commensal Industrial Mixed Use Residential J �L; _ `f r , � Buildable Lands cc o o >r re r at E Ar E rz,n a J - 1 �� 33 4x29 e1 m$ w Inventory R fpp Xp m C-P 9 8.89 5000 sq tt or less 3 2 0 2 3 2 234 1 247 s - 1 r CBD 3 0.79 5001 to 10,000 eq 0 8 0 2 1 10 2 155 18 196 "" •• -.,_. tea , January 1, 2009 I-H 0 0 10,001 eq R to 1 acre 12 9 5 2 28 12 80 125 273 11 -" 7' FL 11 24.51 1 to 2 acres 1 3 2 2 5 1 21 40 75 1 J.11 '�% r City of Tigard I-P 10 43.35 2 to 5 acres 4 t t t 0 1 13 14 35 � '1,4.-- o. "� '� MUC 4 2.75 5 to 10 acres 2 0 0 0 1 0 1 3 7 V lib r Oregon MuE 37 19.20 More than 10 saes _ 0 0 3 0 _ 0 0 2 0 5 �f '� ./ a ,—- g MUE-1 12 11.03 Total 30 15 13 8 47 18 506 201 838 !.e';._ - i 'nom MUE-2 1 1.24 y - -• r '� .•{ `L7 MUR-1 D 3.17 RI -~� 1 Buildable Land-Jan 1 2009 MUR-2 2 0.76y�__ 1 . I� f - p4 Tigard Local Wetland Inventory �/� R-i 2 230 �. , -,�� _ y!/! R-2 2 0.90 c cil� I K CWB Vegstated Gornto.II R-3.5 30 22.88 six fig FBA r Rood In R�.S 2B1 161.118 / aK CI m [7a.a i -- R-7 141 104.04 _4 /illipriic_ �� _ ,�� Wider n R-12 84 41 40 _ - ` rr "'' 0 uo .4 4dVek. Stream R-25 167 29.00 s rr Lr_. RJO 0 0 1r �� -- ''�I� ►ta . / Slope of 25%or Greater 6 Total 838 519.01 {rA 1 9 19 i B . _. - I ass -• sKj-- Tigard City Limas .t.. 1 � Tads Boundary s> , :fin. ;� \:,,:;aaa r \I �jz>r �Sr �. T / �� J , l" --, Illitili - jonno Classiations•���,�� _ C C Community Commercial // `•' � �- , 4 C-G General Commercial 1 %%•.` I s Q R- * �•i �� GN Iwl9heorhoo<Gommerc.l I N '� f ®� _ µ•, •LS 'x - w� r e�^ .0 •\N , D C-P Professional Canty.Busnesm0 tml ,� _ FH Heavy Irdvatnal •:r._...__...._ ��• A. k I. t/ % - 1= � " .` +4 r:s . - k Light Industrial • ii 1F, d✓ FP Industnel Park t j F. ' et i 4aar•%J - Ml1C Noted Use Commercial '� / "•+¢ _ ti.., MUE Mrcad Use Employment iii ., MUE-1 Mixed Use Employment l MUE-2 Mixed Use Employment 2 ,/ y ,������� s'- ,� MUR-1 Mixed Use Residential l / s MUR-2 Mixed Use Pestilential 2 • 'D/f • �. - .. �� • R-2 20,000 SV FI Mln Lot 6aa li / . ^ /i///�.. Q R-3,5 10,000 Sq Ft Min Lot Sire A I t + i f r, . pi I 1 *r R-4.5 7.500 Sq Ft Mm Lot Size `: //� /.." -' 7 _ y� � - R-7 5.000 Sq Ft Min Lot Sus - �t _ - R-12 3050 Sq Ft Mm Lot Size R-25 1,480 S Ft Min Lot Size I � ,r 1 R-40 40 Units Par Acre • ..� 1 e / ,- (PD) Planned Development Overlay - .. .7E� 6 • " MO/ Historic District Ovahy / .7C� 1111 il. - te` >, � �' ... a_ {• /wtI {y,.j v. 13 -I,In.Lnwn pix.uW to toad m.peat o..,* Aol/ / _ - ~.` �, ., cod x.a lwmwtlN•nc.(wr.<rt prnud lk _� /i� •null n.•nix Lon eAcrd an eJaux14c lur r A.; . !III /// !!7a p 1 w1 n.d.hic Inn Jvrd,mm.m but r,mu.af^r'. m based }! - " 4v /GG m -.'y n ih...d.m,an.hcw,xe do-.non m r ry .m -+� 0.,LI, r andat.iu du ni u...bonbon due,not .8.'4* pram. Pry d.L elnpnp in OIL lulu.:4u pup." e- %.t r, a M .n ihi• tau Id.I.Ind,xnL dmnlid.,prupmn 1.. / J' ��� d.. -lliYtlnd.rM.an •.k �� rwI .sum oed:LdL,pd ro r:nyxed p.cd. ` ,'fin / r T' :1• n,-, 4 a dndTed 1 t 494911ed Noel. *'_ i , / < .. ©�.. xrm I.arc ix W au Pr.d.cam Alb ` a� ® •tTe inhwm relram.ld ai Mn rpia as ul . • i u pm," - • �a • .• •xiurnI:Ury Re,goons cladham .of Mc mar y� �•r[ modem.r tiro.nix 91....1144 Lt me m.p �ii, - ti f 11111). 11 11111 Y MEMORANDUM TIGARD 11 Ady TO: Planning Commission FROM: Markus Mead, Long Range Planning Intern (M' RE: Tigard Development Code Amendments "Omnibus" Workshop DATE: May 19, 2009 Project History Over the past several years, staff has collected Development Code items which are inconsistent and/or need clarification. There are approximately 150 total items. Staff has compiled these and grouped them by complexity. Those that are less complex (such as scrivener's errors and inconsistent references) have been placed into the Omnibus Package and are the subject of this proposal. The remainders have been grouped by Development Code Chapter and will be brought to the Planning Commission on a by-Chapter basis. As the City has recently completed the significant task of updating the Comprehensive Plan policies, one of the next tasks is to align these policies with the implementing ordinances to make the Code more clear and objective. Proposal Description The "Omnibus package"is the first step to addressing the Development Code amendment list items. The Omnibus Package items are proposed to make the code consistent, more clear and objective and to promoting the general health, safety and welfare of the public, to set forth the standards and procedures governing the development and use of land in Tigard and to implement the Tigard Comprehensive Plan. At the Commission's June 1, 2009 meeting, Staff will present the proposed amendments for discussion and clarification before bringing the "Omnibus Package" back for public hearing. As always, staff is available to answer any questions that might arise before the workshop and we encourage Commissioners to contact us by either phone or email. Staff will send out a timely response to any requests/questions so that the Commission has the information available during the meeting discussion. This will help to facilitate a productive discussion and eliminate staff consuming the Commission's limited,but valuable time. Please forward questions on the proposed amendment to Dick Bewersdorff at 503-718-2432 or Dick @tigard-or.gov Attachments: Attachment 1: Proposed Amendments City of Tigard Attachment 1: Amendment Language DCA2009-0003 Omnibus Code Amendment — Housekeeping Items (Bold and underline text indicates proposed new language and strike-through indicates language proposed to be deleted.) The City is requesting approval of forty seven Development Code Amendments to promote consistency in the Code Sections. These"housekeeping"items are from Code Chapters: • 18.120 Definitions; • 18.780 Signs; • 18.330 Conditional Use; • 18.350 Planned Developments; • 18.385 Miscellaneous Permits; • 18.390 Decision-Making Procedures; • 18.430 Subdivisions; • 18.520 Commercial Zoning Districts; • 18.705 Access,Egress, And Circulation; • 18.715 Density Computations; • 18.730 Exceptions To Development Standards; • 18.740 Historic Overlay; • 18.765 Off-Street Parking And Loading Requirements; • 18.775 Sensitive Lands; • 18.220 Zoning Administration; • 18.510 Residential Zoning Districts; • 18.640 Durham Quarry Design Standards ; • 18.710 Accessory Residential Units ; • 18.742 Home Occupations; • 18.745 Landscaping And Screening; • 18.798 Wireless Communication Facilities • 18.760 NonConforming Situations; • 18.410 Lot Line Adjustments. • 18.760 NonConforming Situations; • 18.360 Site Development Review. SECTION 18.120 DEFINITIONS 18.780.015 Definitions A. Definitions.As used in this title,unless the context requires otherwise, the following words and phrases shall have the meanings set forth in this Section. The definitions to be used in this Section are in addition to Section 18.110, Definitions, and are as follows: 7. `Bench sign" : ; ; ; ; ; - ; • • ;means a bench designed to seat people with a sign painted or affixed on the surface. 18.120.030 Meaning of Specific Words and Terms A. For additional words and terms, also see Use Classifications(Section 18.130);Mixed Solid Waste and Reyclable Storage (Section 18.755);Sensitive Lands(Section 18.775);Signs(Section 18.780);Tree Removal(Section 18.790);and Wireless Communication Facilities(Section 18.798).As used in this title, the following words and phrases mean: 4. `Accessory building or structure"-A frcesta„rding structure whose use is incidental and subordinate to the main use ofproperty and'is located on the same lot as the main use and is freestanding or is joined to the primary structure solely by non-habitable space as defined by the State Building Code. 6. `Addition"-A modification to an existing building or structure which increases its height or increases the site coverage.A structure is considered an addition only when it shares a common wall with and is structurally dependent on the primary structure. (See also "Accessory building or structure"and "common wall") 43. "Common Wall"—A wall or joined walls that share a boundary to provide separation of interior spaces. For vertical additions, a floor/ceiling assembly is the a shared boundary separating spaces. 54. `Density"-The intensity of residential land uses,usually stated as the number of housing units per acre and defined in Section 13.720. 18.715. 117. "Public support facilities"—services which are necessary to support uses allowed outright in the underlying zone and involve only minor structures such as underground utilities and construction ofroadway improvements including sidewalks. curbs. streetlights, and driveway aprons,power lines and poles.phone booths.fire hydrants, as well as bus stops, benches and mailboxes which are necessary to support principal development. Section 18.780 SIGNS 18.780.015 Definitions A. Definitions.As used in this title, unless the context requires otherwise, the following words and phrases shall have the meanings set forth in this Section. The definitions to be used in this Section are in addition to Section 18.110, Definitions, and are as follows: 8. `Billboard"means a freestanding sign in excess of the maximum size allowed, with adjustments, in the locations where it is located or proposed to be located. Billboards are prohibited by Tigard Code Section 18.780.070.M: Certain Signs Prohibited. 18.780.020 Permits Required C. Compliance with6 State Building Code. Separate structural permits under the - ': ::.. State Building Code shall also apply. 18.780.070 Certain Signs Prohibited B. Unsafe signs or improperly maintained signs.No sign shall be constructed, erected or maintained unless the sign and sign structure is so constructed, erected and maintained as to be able to withstand the wind, seismic and other requirements as specified in the - : - : : • State Building Code or this title. 18.780.140 Sign Code Adjustments A.Adjustments. The Director may grant an adjustment to the requirements of this Section by means of a Type I or Type II procedure, as governed by Section 18.390, using approval criteria in Section 18.370.020 C.6. 18.370.020 C.8. 18.780.130 Zoning District Regulations E. In the C-N and C-C zones.No sign shall be permitted in the C-N and CBC GC zones except for the following: Section 18.330 CONDITIONAL USE 18.330.020 Approval Process E. Approval period. Conditional use approval by the Hearings Officer shall be effective for a period of 1-1/2 years from the date of approval. The conditional use approval by the Hearings Officer shall lapse if: 1. Substantial construction of the approved plan has not begun within a one and one half year period;or 2. Construction on the site is a departure from the approved plan. 18.330.020.C Minor modification of approved or existing conditional use. 2.An applicant may request approval of a minor modification by means of a Type I procedure, as regulated by Section 040 18.390.030,using approval criteria in SubSection C3 below. TABL,F, 18.390,1 SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROCEDURE Type Permit/Land Cross-Reference(s) II(1.8.390.040) Access Egress Adjustment 18.370.020 Cab ConditinnaLEseMinur Alndificatinn 1233011�i1 t..f- a u i - • u.t Y.. _ . 11- TABLE 18.390.1 SUMMARY OF PERMITS BY TYPE OF DECISION-MAKING PROC DUKE i oe Permit•Land Cress-Re cc s I(11-390.030) Accessory Re.idaurial Units 12.710 Dorslopmogt Adios-imam 11370 120 B2 Home Occupatiot.Type! 11.7 , Landscaping Adyasmionts - Existing Stroat Trees -.370.020 C4a;18 743 - New Strom Trans 1.370.020 Cob;18.741 Lees Li€r.Adjustment 18.410.040 Minimum Residomtiai Daasity Adjustment 11370,020 C2;18.430,18.715 Noecc_formis:g Use Confirmation 11385.030A;11.760 Packing:4djuramants - Reduction of Minimum Parking ties 1L3 70.020 C5 c;18.765 in Existing DevelCpmtvT[amsu-nip - Reduction in Stacking Lass L aria 11.370.0:0 C5g;18.765 Sip.; - New 18 780 - Exis iae 18.780 sioa Dovelcpmant'blmor odificat on 18360.090 smpormy Um; - Emorgency Uses 11.785 - SaawnsL'Specia sot 11785 - Tamporarti•Has' Sig 18.7115 - Temporary S-.-s Offal*Rom 18.765 rse Ramer - Komori] d•:.semaet 11370.020 C7;11.790 - Romoy Permit 11:790 Wi:eles oxse•.:aicatic!.:F:c itiet-- 13-370.010 CSb;18798 Eom 0tbecTow•.c: Conditional Use/Minor Modification 18.330.030 Drentai,Afaiin Pievadana j. a,i-: Sf Ukiric 1194 Section 18.350 PLANNED DEVELOPMENTS 18.350.070 Detailed Development Plan Approval Criteria A. Detailed development plan approval criteria.A detailed development plan may be approved only if all the following criteria are met: 4. In addition, the following criteria shall be met: m. Shared open space facilities:These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20%of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: (1)Minimal use facilities. Up to 75%of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands(steep slopes, wetlands, streams, or 100year floodplain). (2)Passive use facilities. Up to 100%of the open space requirement may be satisfied b providing a detailed development plan for improvements(including landscaping, irrigation,pathway and other structural improvement)for passive recreational use. (3)Active use facilities. Up to 100%of the open space requirement may be satisfied by providing a detailed development plan for improvements(including landscaping, irrigation,pathway and other structural improvements)for active recreational use. (4) The open space area shall be shown on the final plan and recorded on the final plat or covenants. • Section 18.385 MISCELLANEOUS PERMITS Section 18 285 ., _ . . Sections: 1 1 - • • • • . • .. - 1 1 _ • • • / - -- - A. Criteria for historic overlay district designation. stated in Section 18.740.010,Purpose; state rlocal- s1oryt eertatritetient-er •_ - _ --_ -.__ - - _ _ _ _ _ __.. _-- _ . . designation shall be made by means of a Type IIIB procedure,as governed by Section 18.390.050, 2.The resource dcsignatcd with the historic overlay district designation has ceased to exist; - .• •, . _ - 1 1 ;sae < < 0 . .. W 0c071,L'8t Pug V01707bL'8t suopaag ut gtaaataa 3uauadopn3p fp;tpyia satidiuoa pug‘.43-919-p alp 3o ialawnia pumaaatitan ai -ue aaliargi,s-Akau pasodozd atp 3o aaa33a iunsin aia'£ .. c • . . ;sasuaan ssaursng loJ• -• - `• 'aauaprsaa aar{ ;saagds 2unpvd 133a4s uo 3o asn antsniax3 �} g - - , , -• :rte <. •• e . ._ . - - o - -. _ _ _ _ .. _ . - .. .e. - • -- 3MS JO UOWWIAJQ`p4BOg pux-I uoV3z0 Jo apqs pue s.raauidu3 Jo sdzop •S•n 111386333u atu•9 - - - • .• . . . . . -• • :: - - -- • -- - -: - - - - - - ;pagsrogs a413 VI231Taa • - [ •[ [ [ • •••• • [ • - •I ;331_13'133q°ngq uogaag srcp 3o s1uaut32tnba4 spugY anutsuas aaq;o fy•y [ [ - - • • .e e . _ . . . .- e • - - - - -- - - -- ••i _w c, [ - •• fl„c4.4,16144.1d t [• 333435 330`S9L'8t < < 7 . < ' • .• <• • [• paa 3o vs aqa&uugTipj 3o asodand aTt1 ao3 633113o `zDrjjo sags A .oduwaa g sg Allp alp up-pi •te:< <, < < < aauBADD IIMSTA [ • < c c • [ Section 18.390 DECISION-MAKING PROCEDURES 18.390.080 General Provisions E. Director's duties. With regard to processing applications submitted under this Section, the Director shall: 3.Accept all development applications which comply with the provisions of Section 1° z° 80-C3 18.390.080.D.3. 18.390.050 Type III Procedure C. Notice of hearing. 1. Mailed notice. Notice of a Type II Administrative Appeal hearing or Type III hearing shall be given by the Director in the following manner. a. At least 20 days prior to the hearing date, notice shall be sent by mail to: (1) The applicant and all owners or contract purchasers of record of the site which is the subject of the application; (2) All property owners of record within 500 feet of the site; (3) Any affected governmental agency which has entered into an intergovernmental agreement with the City which includes provision for such notice, or who is otherwise entitled to such notice; (4) Any City-recognized neighborhood group i • mrd whose boundaries include the site; (5) Any person who has submitted a written request, and who has paid a fee established by the City Council; and (6) In actions involving appeals, the appellant and all parties to the appeal. 18.390.060 Type II/Procedure D. Notice of hearing. 2. Notification requirements. Notice of the public hearings for the request shall be given by the Director in the fiillowing manner. a. At least ten days prior to the scheduled hearing date, notice shall be sent to: (1) The applicant; (2) Any a(/ectedgovernmental agency; (3) , - . •Any City-recognized neighborhood group whose boundaries include the site;and (4) Any person who requests notice in writing and pays a fee established by Council resolution. Section 18.430 SUBDIVISIONS 18.430.030 Approval Process B. Review of final plat. Review of final plat for subdivision shall be processed by means of a Type I procedure,as governed by Section 18.390,using approval criteria contained in Section 48;430.08018.430.070 Section 18.520 COMMERCIAL ZONING DISTRICTS TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES USE CATEGORY C:Nn' C-C' C-G C-P CBD MITE" MUC-1 MUC" MUE MUR 1 and Inr 1 and 1" RESIDENTIAL Household Living N Rm Rim R1' R1'1 RR'' plral p P P Group Living N N C N P N C Rim,C Rr.'1'C R1P''C Transitional Housing N N C N C N C C C C Home Occupation R1rl R1`1 el- ler R 1 R1 P el Rr RI" HO1 S NG TYPES Smile Units.Attached NA NSA N;A NA NA NA NA R1"" Rrmr P Singel Units,detached NA NA NA N NA NA NA Rrun EPA F.''" Accessory Units NA NA NA NA NA NA N.A RPH Roll F Duplexes N'A NA N.A N.A NA NA NA Rlm1 pj'l p Muld-family Units NA NA N A NA NIA N'A NA P P P Manufactured Units NA NA N A N A NA NA NA N N T: Mobile Home Parka,Subdivisions NA NA NA NA NA N.'A NA N N N CIVIC(LNSTITUTIONAL) _ Basic Utilities C N N C C C C C"`r' Ct21 cm: Colleges N N N N N C C C C C Community Recreanon N P N N P C N P C C Cult:nalInsumtions P P P P P P P P P N Day Carr P P P P P P P P p P Cr"l Emerge'Senices P P P P P P P P P N Medical Centers C N C C C C C C C C Postal Service P P P P P P P P p N Public Support Facilities P P P P P P P P p P Religious Institutions C C P s P P P P C Schools N N N N C C C C C Social Fraternal Clubs todees C C P P P P P P p C CONEMERCL4L Commercial Lodetne N N Rt"1 P P P N Eating and Drinking Establishments C P P R1"1 P P P P P R1's'"I Commercial Zotrinp Districts I8.5: -? Code C pdar.: 1962 Amendments: Existing: "C" (conditionally permitted) Proposed: "P" (Permitted Outright) 18.520.030 Uses C.Accessory structures. 1.Accessory structures are permitted in all commercial zones providing the site is still in compliance with all development standards, including but not limited to setbacks, height, lot coverage and landscaping requirements, of the base zone.All accessory structures shall comply with all requirements of the Uniform-Brtilding-Code. State• Building Code • • -.. _ ; , TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES 'Footnote[13] , • • , , , , • • • Footnote [21]Multifamily residential, at 25 units/gross acre, allowed outright. Pre-existing detached and attached single family dwellings are permitted outright. TABLE 18.520.1 USE TABLE:CO\LMERCIAL ZONES 1 and 21NI I and 2101( Detention Facillijet WnelessCommunication Fachnes Illi■EDii■l MIEiillIMMI fib ■11111111111111 Raid Llne0'Utdttv Corlidors P P P P P P P Other C(`• VI NA NA Cu': NA NA P=Permitted R.■Reanicred C.Condirional the N Not Permitted [I] All umlaut and ea,t000a:um subject to tuna derelopuoo:modnt.couaised O button 11520050*. (2) 900010elsubject to murmurs(Mum 19'43- (4) Ste Courts It 994 O'vekss:atrtmaicetaa Foam..regm:emm:s Wt peo:ei Lai rtmuted Mtn*. • (a] Coo vent/befine''00 AM owlet en 1010 PM art rendl'.imnal mu (5) AU pummel.United and tandimnal,us tmtst aeet spew;donbpsmm aaadnds to Si nmll 520.0503 [d) RnziaSai nits permnni by rght.at a mixelue m cwrannon wah a comaercui dnTafmme on es..the mod nom.4lbe sure ere.at den r;too to e:ceel 12 rz`n ter me (") Lumnut to 10.000 toous Kum feu ut sm.wept mall Mod tad m:t,8e end..wt o are Undo/to 40.000 poor squat* t os (I) 1.0.4,045 to motor rah:cn during esie. (9) Whim 100004 tl a smile smactne.each sapsiw establishment Dal:not Extol 5.00:gross Kum is (10)::se;opmanf baron 6A.42.0 adm after 11-00 PA or prsdon.are omi mal um (II)A toglo-farrslc can prose**[that n n loosed on Me lime me xrth a x it i or soul.r01 use:c rd a ocsupe6 mimic*by a croaker o:;upcaeolent of Cu imatuad en cudmazl ce Mtiluetmly banana n penveei at par:of a PD.sohjxe to Chaplet 18300. (13)Chmmp.Met and:ryas ofxatm vdneme and IA,a rea n perevai oomph tens and rental of beaccvekichs.t farm 0*omen dms:megeof:eeuooral reran.andbola p00ated cmdidaullr. [13)Nit-fatly 100taavl ass.developed at P.4D uasdndt as a tarmd-area 10 0 040 wash lonto[W develop.nu m abort the snood nom of Use suave.only to the C-P Damn ws0;e the Ttpad Tasanp4.and But Mamas Road duy rt [14)Enomatpessued wit mow.its sue.100mc-,mwit aadm the same pane:at communal loipmp use [I5)At ncnowy TO nfMO m Whet penoi f uses.0.betel yet Masi to a comboaxn of teed lilts end wasp irink:n4 esaboshmenrs mey not tweed muse tau 20".of the erns theme romp ntkm the development cataph% (16)Moo oat weed 109..attire tm2 some dampn0man oft.rumples. • [II)50 6mdy ambed sad nmm-family=demi nmtt.ievelopel 049.410004040.trope the am boumbed b5 Fa no Creek HID Aaunvard.031us.Art Menu and Hllll S4001.nmm which tropwry used fm • CAD de eiop.em adult shall be do0saed 11.-12 PD am 00.41 to rmwtopei a.rimed dmlopo•ma to thntionnauce nth the 0-13 Diann m oderd. 1 Memo whack cleaning m;y. • 19 Dn ap windows permed coothituaW. (29)Ad pemseed lid cendinmal uses subject to spun!timbre...rmdnd;40.000,414 Suited!5E3 050 C. p1)Maz-femly wttdm5.L at 25 vamp.urn.allured 00110 P:x-esisnnp detached uopledannIy dweoa.pa me minted 0001400 (23)New Read:and tans Wes may rot tread 30.0:0 gross leasable one per building with.the Wo600rpma 59ase Repaid Ceara or Tipad 1900910 user fm those mai mesa C*at the nose the ML_roan dstntct was adopted m the Tipe-d Tung.e. (23)All nannies mooned n04o.o..except employee 04rummer paring.Mae be cmuaai web.balding.. (24)Permitted as accessory to a pe md0ed ma at long as chit me it com.0ed ndme the tame t<xldeug el dee permuted sae ad dots 1401 exceed the floor sea oft remitted use • (25]P000s ood p0rlded theme is to larger that 10.004.6tue feet of 4,1011 ban area per bmid0p at bm0.s. (24)Hmaehad Iniap limited to nun tam.mashed and 0101040mdy/0460404 boo urn leached on apuauss.ertache410Momuuuma townhouses and rwboeeos err 033nZm dummy of 25 dwel1ap,0at per nn ad a mum=dung of 50 cheating urn pet ate. (2 1 00.4000 only is mated m 000000 01040 beigha iswit.set(lapse 11 4 [24)All Pnmsttel nod Coodhlu al Use;mbjacr to spxsal develops.mutes 1Jnrai000 in la 030 (20)Cooplrnp nth Env of fewer Minn.persatafi 00 npl¢;group lrtngnrh.mmmn maims prowled aconinimaluu. • ItO 9.0.0.tmp bouttq min pained Cmnervam ofpe-ouoig Imam mitt motto um et mbact to the rapmeaomnof Chapter 14.€30. 18.520.040 Development Standards A. Compliance required.All development must comply with: 1.All of the applicable development standards contained in the underlying toning district, except where the applicant has obtained variances or adjustments in accordance with Sections 18.310 and 18.320 18.370; Section 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.030 General Provisions L Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 4.A decision by the Director per 18.705.030 K L 1.-3. above may be appealed by means of a Type II procedure,as regulated by Section 18.390.040, using criteria contained in Section 18.370.020 C3. (Ord. 06- 20, Ord. 02-33) 18.705.030 General Provisions J.Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 24 as provided in Table 18.7053; 1. Vehicle access.egress and circulation for commercial and industrial use shall not be less thorn 2-4-s pro•ided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimtun Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40 curbs required Section 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined b subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed: 3.All land dedicated forpublic rights-of:way. When actual information is not available, the following formulas may be used: b. Multifamily development:allocate 15% ofgross acreage or deduct the actual private drive area. 18.715.030 Residential Densit3,Transfer B. Underlying development standards.All density transfer development proposals shall comply with the development standards of the applicable underlying honing district unless developed under the provisions of Section-1-&:44818.350, Planned Development. (Ord. 06-20) Section 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 Exceptions to Building Height Limitations C Building heights and flag lots. 2. The maximum height for an attached or detached single family, duplex, or multiple family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 3330 feet, whichever is less,provided: 18.765Off-Street Parking and Loading Requirements Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirement. Milk 18.1115.2 lanimana sad Maximum Required Of.ereee Vehkk And Bicycle Purina:Requirements(Cont) t3AY11Itlr 1ILNDIlll ZONE A ZONE B BICYCLE' Moor Vehick Rskred Moor Fated.Sala;'Taut 1 ,1.0O3 tut m::asthan:0 1.3.R,OXI hut norass:1=40 C)Z,.CObtrso Ira el3im4 2 2.3:3:1;-ilv.so-t Moue andcla •:r::in2 R n u a r :0:.000 but up kis the n 4.3 211,000 but no boat than 4.0 _.h 7.010 tere no Ins el=4.0 C_:.3)3 Vehicle Fail`•Li- - •-2Cliter7Wbay 4.0+2.04atetx.bay 4.0+11.'C•dcabar _:O):l Office :.000(NI) .i.44,000(M} 4.L7.000(2.1) . . ,.. Medical/Dental Office 39:.003(.1) 4.94,000(AO 5.91L000^af) :,4:.a)) ,a-i:m_c',t.,nro L04 sternal mils 1019 stamp inffi 1.3_memo=us : 4C SIMI:4•= Yoa:AcC::,gin.:...'stag moo Moos n7c8 Ica L DUSTR:RL I n d a s n i a l Service. 01 .003 :._1.)Y, I S 1 Cal ....1)) no Production brit hefrzsniE I.b'1.003(b1; WIN u=Ja _...')., Goraral?mantra! 16:.eo0iat: enoa axa C 1:.a)) Boar;Iadia:mal 1 6':.e00 CAf;, COaa uxa :.:.0)3 RaOroted Yards roue Mau: ur.a sun Research And Dr; - at 2 3:,003 3 0 I,3:+3 3.1 LCCO )51,003 Warehouse Fretht NI um: _I`.•3..:40 s-4 ft:C.'..,:''..,:.: C$l.x 1.2/1.900 0 L'1.003 l'3.CC-0 ca ft C.31'-C:Z:l C=1,5>,,(M: 0.S'1.000134) WistaRelhrrd '0 10.0 WU Wholesale Sa3 :3:.Call .2 070 I$TOO 0 Li..033 Of,,'-S.:e•rtParking nod luaMmgRtau.. enter• IS.'o:u 3.: i;t) Proposed Text: Medical / Dental Office 18.765.030 General Provisions G. Disabled-accessible parking.All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the e-ef OrcgenUrnferrn Building a-State Building Code and federal standards. Such parking spaces shall be sited,signed and marked as required by these regulations. 18.765.040 General Design Standards D. On-site vehicle.stacking for drive-in use. 2. The Director may reduce the length of the inbound stacking lane by means of a adjustment to be reviewed through a Type I procedure, as governed by Section 4-84207300 18.390.030,using approval criteria contained in Section 18.370.020.C.5.g. 18.370.020.C.7.g. 18.765.070 Minimum and Maximum Off-Street Parking Requirements F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 3. The Director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.370.020.C.5.c. 18.370.020.C.7. Section 18.775 SENSITIVE LANDS 18.775.090 Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River,Fanno Creek, Ball Creek, and South Fork of Ash Creek A. In order to address the requirements of Statewide Planning Goal 5(Natural Resources)and the safe harbor provisions of the Goal 5 administrative rule(OAR 666-023-0030)pertaining to wetlands, all wetlands classified as significant on the Ciy of Tigard "Wetlands and Streams Corridors Map"are protected. No land form alterations or developments are allowed within or partially within a significant wetland, except as allowed/approved pursuant to Section 18.775.130 or construction of streets and utilities within existing rights-of-way or expanded rights-of-way to City standards. This does not apply to new streets. 18.775.020 Applicability of Uses:Permitted,Prohibited, and Nonconforming C. Exemptions. When performed under the direction of the Ciy, and in compliance with the provisions of the City of Tigard Standards and Specifications for Riparian Area Management, on file in the Engineering Division, the following shall be exempt from the provisions of this Section: 5. Routine maintenance or replacement of existing public facilities projects or construction of streets and utilities within existing rights-of-way or expanded rights-of-way to City standards. This does not apply to new streets. 18.775.020 Applicability of Uses:Permitted,Prohibited, and Nonconforming E.Administrative sensitive lands review. 1.Administrative sensitive lands permits in the 100 year floodplain, drainageway, slopes that are 25%or greater, and unstable ground shall be obtained from the appropriate community development division for the following: a. The City Engineer shall review the installation of public support facilities • _ . • , . , „• ... . - , ; ,; -, by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Section; Section 18.220 ZONING ADMINISTRATION 18.220.020 Zoning District Map A. Consistency with Zoning map. The boundaries of each of the foregoing districts as listed in Table 18.220.1 Section 18.500 and the zoning classification and use of each tract in each of said zoning district is perceived to coincide with the identifying Zone classification shown on the map entitled `Tigard Zoning District Map'; dated with the effective date of this title retained by the City Recorder and referred to as the "Zoning district map."Said map by this reference is made apart of this title.A certified pint of the adopted Zoning district map or map amendments shall be maintained in the office of the Planning Division as long as the code remains in effect. Section 18.310 SUMMARY OF LAND USE PERMITS 18.310.020 Summary of Land Use Permits A Summary Table. The table summarising the decision-making procedure and substantive approval requirements of each land use permit and related action is presented in Table 18.310.1 below: TAB'F. 18.310.1 SUMMARY OF LAND USE PERMITS AND RELA,1 ED AC]IONS Decision-Making Approval Other Development Land Use Permit/Action Type Criteria Regulations Sensitive Lands ,18.775.020.E • Within 100-Year Flood Plain t -HO 18.775.070B r,,775 • With Excessive Slopes U t,HI-H03 18.775.070C .18.775.020.E ;'° 75 • Within Drainage Ways • U. a-HO3 18.775.070D .18.775.020.E . 75 • Within Wetlands II, I-HO3 18.775.070E F 8. 75 Signs • Existing (Development Standards for Each • Modification of Existing (Sign Type,per 18.780 • Temporary I 18.780.100 Temporary Uses • Seasonal/Special Events I 18.785.040A 18-78 • Emergency I 18.785.040B 18.78 • Temporary Sales Offrc-%Home I 18.785.0400 18.78' • Temporary Building I 18"785.0400 18.785 Tree Removal I 18.790.050A 18.790 A' ter 12PYnil1CP:Ore " Peruntted Uses N iii Miligalivu 18.797.060A-D 18.797 r Permitted l Ices •+Mitigation 1$7799 Land Division • (1+ I I I Delete Section , 18.775.020.E Add footnote [4]: Type I procedures are reviewed with criteria of 18.775.020.E Type II and III procedures are reviewed with criteria 18.775.070.B. Section 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.060 Accessory Structures A. Permitted uses.Accessory structures are permitted by right in all residential tones subject to the following: 2. Non-dimensional requirements: b.An accessory structure shall comply with all of the requirements of the l reform-Building Code. State Building 18.5 10.020 List of Zoning Districts H. R-40:Medium-High-Density Residential District. The R40<oning district is designed to accommodate existing housing of all types and new attached single family and multifamily housing units with no minimum lot size or-maximum density.A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. SECTION 18.640 DURHAM QUARRY DESIGN STANDARDS 18.610.070 Reserved 18.640.070 Signs A. In addition to the requirements of Section 18.780 of the Development Code,the following standards shall be met: 1. Zoning District regulations. Residential only developments within the MUC-1 shall meet the sign requirements for the R-40 zone Section 18.780.130.B; non residential development within the MUC-1shall meet the requirements of the C-P zone, Section 18.780.130.D. 2. Sign area limits. The maximum sign area limits found in Section 18.780.130 shall not be exceeded, no area limit increase will be permitted. 3. Height limits. The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the signs is located. No height increases will be permitted. 4. Sign location. Freestanding signs within the Durham Quarry shall not be permitted within the required L-1 landscape areas. Section 18.710 ACCESSORY RESIDENTIAL UNITS 18.710.020 Standards B. Limitations.An accessory residential unit is permitted providing there is compliance with all of the following standards: .3. The number of residents permitted to inhabit the accessory residential unit is regulated by the Uniform Building-Code-State Building Code; Section 18.742 HOME OCCUPATIONS 18.742.040 General Approval Criteria and Standards A. General criteria.All home occupations except those that have proven nonconforming status shall observe the following criteria in addition to the standards established for Type I and Type II Uses described in Section 18.742.050 of this Section. 5.A home occupation shall not make necessary a change in the Uniform Building Code use classification of a dwelling unit.Any accessory building that is used must meet Uniform-Building-Code State Building Code requirements; Section 18.745 LANDSCAPING AND SCREENING 18.745.050.E. Screening:special provisions. 3. Screening of swimming pools.All swimming pools shall be enclosed as required by • . •• • -. State Building Code; 18.745.040 Street Trees G. Granting of adjustments.Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure,as regulated in Section 18.390.030,using approval criteria in Section 18.370.020.C.4.b. 18.370.020.C.6.b. SECTION 18.798 WIRELESS COMMUNICATION FACILITIES 18.798.060.B. Review criteria.Any use subject to review per Section A above, shall be evaluated using the following standards: 3. Setbacks: Towers shall be set back from the property line by a distance equal to the height of the tower.A Type II adjustment may be obtained to reduce this setback, subject to criteria of approval contained in Section 18.370.020.C.&aa1 ,• Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.080 Exceptions to Standards 18.360.080 Exceptions to Standards D. Exceptions to landscaping requirements. The Director small may grant an exception to the landscaping requirements of this code, Section 4-8420450, 18.360.070.B.4 upon finding that the overall landscape plan provides for at least 20 of the gross site to be landscaped. 18.360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development,as defined in Section 18.360.03011, 18.360.020A shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. Section 18.410 LOT LINE ADJUSTMENTS 18.410.040.A Approval Criteria 4. With regard to flag lots: b.A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040-.050. Screening may also be required to maintain privay for abutting lots and to provide usable outdoor recreation areas for proposed development. Section 18.760 NONCONNFORMING SITUATIONS 18.760.040 Criteria for Nonconforming Situations D. Nonconforming use of structures 2. If a single structure or a structure and premises containing a number of lawful uses (except for a single accessory structure) existed as of March 16, 1983, and those uses would not be allowed in the zoning district in which they are located, or which are nonconforming because of inadequate of-street parking, landscaping or other deficiency(under the terms of this Section or amendment thereto), the lawful uses may be continued so long as they remain otherwise lawful,subject to the following provisions: e. When the use of the structure, including all uses, is discontinued or abandoned for three months, the structure and premises shall not thereafter be used except in full conformity with all regulations of the zoning district in which it is located ;,-;; . • .. .. ... ...; , ; ; , ;,; ;, .. the following cvents: Tigard Planning Commission — .toll Call Updated May 14, 2009 Hearing/Workshop Date: co- I- O`� Starting Time: O Z COMMISSIONERS: Jodie Inman (President) ►� David Walsh (Vice President) Tom Anderson RexiCaffall Margaret Doherty Karen Fishel Stuart Hasman Matthew Muldoon Jeremy Vermilyea Timothy Gaschke (Alternate) STAFF PRESENT: Dick Bewersdorff Ron Bunch Gary Pagenstecher !/ Doreen Laughlin Cheryl Gaines John Floyd Jerree Lewis Duane Roberts Kim McMillan Sean Farrelly Gus Duenas !/ llarren Wyss Todd Prager Marissa Daniels CITY OF TIGARD PLANNING COMMISSION Meeting Minutes June 1,2009 1. CALL TO ORDER President Inman called the meeting to order at 7:00 PM. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Vice President Walsh; Commissioners Anderson, Doherty, Fishel, Hasman, and Muldoon Commissioners Absent: Commissioner Caffall, Vermilyea, and alternate Commissioner Gaschke Staff Present: Dick Bewersdorff, Planning Manager; Hap Watkins, Assistant Planner; Darren Wyss, Senior Planner; Doreen Laughlin, Planning Commission Secretary 3. COMMUNICATIONS —None. 4. CONSIDER MEETING MINUTES 5-18-09 Meeting Minutes: President Inman asked if there were any corrections, deletions, or additions to the minutes. There was one amendment by Commissioner Doherty. The amendment was that Ron Bunch, Community Development Director, was marked as present but was not present. All agreed to the amendment and President Inman declared the minutes approved as amended. 5. WORK SHOPS 5.1 Buildable Lands Presentation/Discussion STAFF REPORT Senior Planner, Darren Wyss, presented the staff report on behalf of the City. He went through a PowerPoint presentation which was a buildable lands report and land use trends analysis (Exhibit A). He noted that staff has more data to analyze and will publish a final report when finished. He then opened up the discussion to questions or suggestions for potential additional data to include in the final report that would be useful to Council. QUESTIONS & COMMENTS BY COMMISSIONERS Commissioner Doherty: What are the reasons for `loss of land'? Wyss: "Primarily due to development within the city." PLANNING COMMISSION MI I'ING —June 1,2009—Page 1 of 2 President Inman: We have lots of`buildable land' that's already subdivided. The development has occurred;it's just a vacant lot at the moment. As far as the Planning Commission is concerned,we're more interested in what the new development might be. Wyss: "I can pull the numbers out of vacant parcels 10,000 sq ft or less. I can pull those numbers out, subtract the acreage, and report back to you on that." 5.2 DCA2009-00003 Omnibus Code Amendment—Housekeeping Items STAFF REPORT Dick Bewersdorff, Planning Manager,introduced Assistant Planner, Hap Watkins. He said Watkins would give a brief overview. Watkins gave the report on behalf of the City. He went over a memo by former intern, Markus Mead. The memo included the amendment language (which had been included in the commissioner's packets). He said, over the years, staff has collected any number of scrivener's errors and erroneous references— 150 or so. At this point, staff went over each section and gave the general reason for the changes. QUESTIONS & COMMENTS BY COMMISSIONERS This is regarding Section 18.730, "Exceptions to Development Standards" - regarding the building height limitations. It's a change for 2 '/2 stories from 35 to 30 feet. Can you really do a 2 1/2 story house in 30 feet tall? Does the "2 1/2 stories" [verbiage] need to be there, or can you just eliminate the stories because unless you bury... Bewersdorff and Watkins explained how 2 1/2 stories is actually possible in 30 feet, but said it probably isn't required language anymore. They could eliminate it. At this point, they went over some of the definitions. 6. OTHER BUSINESS— It was noted the joint City Council/Planning Commission Meeting on June 16th,would be in lieu of the June 15th PC meeting. 7. ADJOURNMENT President Inman adjourned the meeting at 7:45 p.m. Doreen Laughlin,Planning Co 'ssion Secretary 6�� A'1'1'EST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—June I,2009—Page 2 of 2 Exhibit A Buildable Lands Report and $ ti 11 Land Use Trends Analysis TIGARD Planning Commission Presentation Darren Wyss, Senior Planner June 1, 2009 1. Good evening Members of Planning Commission 2. Intent of presentation— brief overview of 2009 BLI 3. 3 primary components to presentation 1. Review definition/purpose of BLI 2. Highlight results of BLI 3. Highlight land use trends and relationship to BLI 1 What is a Buildable Lands Inventory? r;: _."_.— .:.....�_._ sd ler , • Database of land identified as undeveloped • GIS used to manage the database • Location,size,zoning and development status • Completed by the City on a yearly basis Jun-09 City of Tigard Buildable Lands Inventory 2 1. Database of land identified as undeveloped, available, and compatible with development policies and practices 2. Inventory is stored in GIS database, which contains key information such as the property's zoning, location, size, and development status 3. The City complete an update to the BLI yearly 2 What is a Buildable Lands Inventory? • City of Tigard defines buildable land as: • Privately owned parcel that is vacant • Privately owned parcel that is developed,but has 1/4 acre or more vacant 11_°""'' ' - ' 7.1 nt e i ` • City of Tigard excludes from buildable land: • Publicly owned property 1■Water quality or open space tracts • Land within the FEMA 100 yr floodplain •Wetlands • Environmental buffers • Public right-of-way Jun-09 City of Tigard Buildable Lands Inventory 3 1. For purposes of Tigard inventory, buildable lands defined as: 2. Most importantly, excluded from BLI are: 3 Definition of Buildable Land 714 ir#09 Lt n11 j 4 x Jun-09 City of Tigard Buildable Lands Inventory 4 1. Shows example of parcel that is vacant vs. partially vacant 2. Two parcels at top and parcel at bottom are all vacant and developable, meaning large enough to satisfy minimum lot size for the zoning district 3. Three parcels in the center all contain existing homes, but have > 1/4 acre undeveloped and per the zoning district could accommodate a partition and additional dwelling units 4. This of course does not guarantee the properties will redevelop, but the opportunity is there 4 Why is the BLI important? • Track development trends over time • Projecting capacity and growth potential • Inform local policy decisions 1 • Comprehensive Plan ■1 IA • Annexation plans 111,1a--i •Transportation planning p,_ • Funding decisions ii• Economic development , Jun-09 City of Tigard Buildable Lands Inventory 5 How is the BLI conducted? • Updated yearly since original in 2002 • Reports from Building department • Commercial development • Residential development • Demolitions . .. • Subdivision and Minor :-— - .- u - y s l Land Partition activity * x x • Assessor data _ Jun-09 City of Tigard Buildable LaRAfftfyAkff sin Tigard 6 6 Results of the 2009 BLI Table 1.2009 BU(acres) Percent Zoning Lots Acres Acreage Commercial 45 49.96 9.63% Industrial 21 67.86 13.07% Mixed-Use 65 38.15 7.35% 2009 BLI =8% Residential 707 363.04 69.95% Relationship of 2009 BL to Developed Area Total 838 519.01 • Less than 10% of land in the city is included on 2009 BLI ty Developed = 92% • 2009 BLI is predominately residential land Jun-09 City of Tigard Buildable LaRIMM69fs in Tigard 7 1. 2009 BLI includes 519 acres, or 8% of developable land within the city limits 1. Of course, doesn't limit development to these properties, but shows redevelopment could become more prevalant 2. Table 1 shows the breakdown of BLI by planning designation 3. Consistent with overall zoning of the city (70% residential, 10% each of other 3 designations) 7 Results of the 2009 BLI Table 2.2009 BL1(acres) Commercial Percent Zoning Lots Aaes Aaeape •3 districts with buildable land left c-c o 0 0% ac 33 4028 72% • 80%zoned C-G c- 0 889 17% • Majority in Tigard Triangle cBD a o.,9 02% •Available land is located away from 11 2421 4.7x residential development MUC 4 4 0.5% • Ex. -Costco site is 12.6 acres MUE 37 1920 3.7% MUE-1 12 11.03 2.1% Industrial MUE-2 1 124 02% MUR-1 9 3.17 0.8% • No I-H left MUR-2 2 0.78 0.1% R-1 2 2.39 0.5% • 17.4 acres(69%) zoned I-L proposed R-2 2 029 02% R-3.5 30 nee 44% for rezone(leaves 6.87 acres) R-4.5 za+ 16+.e8 31.+% • 80%zoned I-P located on one R-7 141 104.94 20.2% R-12 84 41.40 e.0% property(34.7 acres) R-25 167 29.00 5.6% R-40 0 0 0% • Ex.-Fought& Co. is 11.6 acres Total 838 519.01 Jun-09 City of Tigard Buildable LahntflivM0Yrs in Tigard 8 1. Breaking the BLI down into zoning districts gives provides a more complete view of the data 2. Commercial 1. 3 districts left with BLI 2. 80% C-G (40 acres) and in Triangle 3. No C-C or C-N limits ability to develop neighborhood specific amenities within walking distance 4. Most of BLI located away from residential neighborhoods-automobile trips 5. For a scale reference-Costco site is 12.6 acres 3. Industrial 1. No Heavy Industrial land left 2. Light Industrial has one large lot (17.4 acres, 69%) on the BLI, but proposed to be rezoned residential 3. 80% of Industrial Park BLI (34.7 acres) is located on one property 4. Another scale reference- Fought& Co is 11.6 acres 8 Results of the 2009 BLI 41k tK4 Va Jun-09 City of Tigard Buildable Lands Inventory 9 1. Here is an aerial photo of the remaining large industrial properties on the BLI 2. Property to south proposed for rezone 3. Largest remaining I-L property is currently being used as a dog park 9 Results of the 2009 BLI Table 2.2009 BLI(acres) Mixed Use Percent Zoning Lots Acres Acreage • All districts have buildable land left CC 0 0 0% C.G 33 40.28 78% • 50%zoned MUE and is located in C-N 0 0 0% C-P 9 889 1.7% Tigard Triangle COO 3 0.79 02% ■ x.-E Lincoln Center Complex is I-1-, 0 0 0% P I-L 11 24.51 4.7% - I-P 10 43.35 8.4% MUC 4 2.75 0.5% MUR-2 MUE 37 1920 37% MUE-1 12 1103 2.1% MUR-1 MUC MUE-2 I 1.24 0.2% MUR-1 9 3.17 0.6% MUE-2 7 MUR-2 2 0.70 0.1% R-1 2 2.39 0.5% R-2 2 0.99 0.2% R-3.5 30 22.66 44% R-4.5 281 161.66 31.1% MUE-1 R-7 141 104.94 20,2% MUE R-12 84 4140 80% R-25 167 29.00 5.6% R-40 0 0 0% _ Total 838 51901 lun-09 City of 1. All districts have land left on BLI\ 2. MUE contains 50% of mixed use land on BLI and is located in Triangle 3. Another scale example - Lincoln Center is 22.4 acres and zoned MUE-1 10 Results of the 2009 BLI Tab*2 2009 BIJ(acne) Pati«. Residential Zoning Lob Acres Acreage • Majority zoned low density or c-c o 0 0% C-G 33 40.28 7.8% medium density P7 0 8089 1.7% • 51%is R-3.5 or R-4.5 CBD 3 0.79 02% • 29%is R-7 I-H 0 0 0% I-1 11 24.51 4.7% ■ •. . . A 1 - e.A... I-P 10 43.35 8.4% MUC 4 2.75 0.5% R-2 MUE 37 19.20 3.7% R-1 MUE-1 12 11.03 2.1% R-25 R-3 5 MUE-2 1 1.24 0.2% MUR-1 9 3.17 0.6% R-12 MUR-2 2 0.76 0.1% R-1 2 2.39 0.5% ill R-2 2 0.99 02% R-3.5 30 22.88 4.4% R-4.5 281 181.88 31.1% R-7 141 104.91 20.2% R-12 84 41.40 8.0% R--1 1 5 R-25 167 29.00 5.6% R-7 R-40 0 0 0% Told 838 519.01 Jun-09 City of 1. Again, residential land makes up 70% of the BLI 11 Results of the 2009 BLI Table 3.Distributi■n/Plumber of Lots-2009 BU Commercial Industttai Mixed Use Residential r f 8 8 f 8 a> > a3 a a> > a> 5000 sq ft or less 3 2 0 2 3 2 234 1 247 5001 to 10,000 sq ft 8 0 2 1 10 2 155 18 196 10,001 sq ft to 1 acre 12 9 5 2 28 12 80 125 273 1 to 2 acres 1 3 2 2 5 1 21 40 75 2 to 5 acres 4 1 1 1 0 1 13 14 35 5 to 10 acres 2 0 0 0 1 0 1 3 7 More than 10 acres 0 0 3 0 0 0 2 0 5 Total 30 15 13 8 47 18 506 201 838 • 71% of lots included on the 2009 BLI are vacant • Partially vacant lots require partitioning or demolition • Only 5 lots on the 2009 BLI are over 10 acres in size Jun-09 City of Tigard Buildable LaXBIfffR Aps in Tigard 12 1. A few additional attributes can help paint a clearer picture of the BLI 2. Table shows lot size, planning designation, and whether vacant or partially vacant 3. 71%of lots are vacant 4. 50% are vacant, less than one acre and zoned residential 5. Partially vacant lots require partitioning or demolition 6. Only 5 lots > 10 acres 12 Results of the 2009 BLI Howe 7-of W L.11a..f 7009 fJll f,.sir•.ur Lots Tho ISO 100 •Moat 5. _ PIONS/Yl1�1 5000 5001 10.001 1b2 2•S 5•10 We sgRa b sgRb acres acr6 acres Ihm less wpm 1acre 10 sgJR acres • 87%of residential lots less than one acre in size • 58%of residential lots are less than 10,000 sq ft(mostly vacant) • Majority of lots over 10,000 sq ft are partially vacant • Consolidation,partitioning and infill will be primary means of expanding the housing base Jun-09 City of Tigard Buildable LaaRf(I(igiiiHff s in Tigard 13 1. This graph shows the breakdown of BLI zoned residential 2. 87% 3. 58% - mostly vacant—indicates land use planning process is complete and ready for building permits 4. Opposite is true for lots > 10,000 as the majority are partially vacant, requiring land use permits 13 Results of the 2009 BLI Tails 4.9eib6bLudo brombaly TYoe9141r Yam ofJeenoy169 Awing 2003 2004 2005 2336 p 2007 2006 2009 Lob Aorta tab Mu Lab Aura Lob Awes Lab Aaes Lab Auer lab Awes Canmaril 67 53.51 69 5167 60 51.99 47 55.66 47 51.17 46 5110 45 4996 MOWN 39 70.37 36 7017 31 70.06 22 69.14 YJ 6722 22 6710 21 67.66 latex-1.144 lated-1.144 102 5415 112 5218 Se 53.66 71 40.34 68 4262 66 3625 66 36.15 Resdeaid 1730 507.46 936 417.46 737 41975 631 435.55 562 36104 706 37090 707 363.04 ToM 1435 6655.35 1157 59309 926 59564 771 60091 719 51075 842 526.75 636 51901 • Minimal loss of commercial land over time(3.55 acres,6.6%) • Minimal loss of industrial land(2.51 acres,3.5%) • Lose an additional 26%of industrial with proposed I-L zone change • Mixed-use loss totals 15.9 acres (29.4%) • Residential total loss is 144.42 acres(28.5%),however increased for two years (2005&2006) due to annexation Jun-09 City of Tigard Buildable La aftf RA:M.4es in Tigard 14 Mixed use loss primarily due to redevelopment in Triangle 14 Annexations and 2009 BLI Table 6.Annexation and Buildable Lands Inventory Number of Acres Percentage Year Annexations Annexed Lots Annexed Acres on BLI on BLI 2008 4 14.00 7 8.41 60.07% 2007 4 45.29 23 27.63 61.01% 2006 3 38.96 11 0 0.00% 2005 4 47.58 65 28.93 60.80% 2004 3 94.98 16 35.45 37.32% 2003 2 4.21 3 1.94 46.08% 2002 4 64.63 16 46.41 71.81% Total 309.65 148.77 48.04% • 63.91 acres of R-7 land annexed in 2004/05 on BLI • Roughly half (48%) of annexations considered buildable • Remove floodplain/public lands, 65%of annexed land over seven years was on BLI Jun-09 City of Tigard Buildable LarTEltfifBAIWINf s in Tigard 15 1. Table shows annexations and acres on BLI\ 2. Roughly 50% of land annexed is included on the BLI 3. Linking back to the previous slide, 63.91 acres of R-7 land annexed in 04/05 was on BLI, thus the increase in amount of residential land on BLI for two years straight 4. 65% 15 Residential Development and 2009 BLI Table 8.New Dwelling Units wow&_ * .:, Percent *`` Year Number on BLI 2008 154 86.0 2007 216 77.9 t :�� t I� 2006 234 84.3 ' `y` 2005 409 92.3 elf R 2004 267 75.4 2003 336 84.2 ' ' 4 2002 216 81.9 A trl;4 141 Total 1832 83.9% • Majority of residential development on buildable lands inventory however,16%not included over seven year period • Due to demolitions,combining of lots for new construction,or an oversight of partially vacant lots lun-09 City of Tigard Buildable LakAf fffyViligflt in Tigard 16 1. The City tracks new dwelling units in a permit database 2. Bring the info into GIS allows us to tracking new dwelling units relationship to the BLI 3. Table shows over 7 year period, about 84% is captured by the BLI 4. The 16% not captured is attributed to demolitions/new construction, combining lots/demolition/new construction, or partitions that were not captured on the BLI 16 Subdivisions/Partitions and 2009 BLI Table 9.Approved Subdivisions and Moor Land Partitions Subdivisions Misr Land Partitions Original Approved Acres on Original Approved Acres m Year Number Lots Lots Acres BLI Number Lots Lots Acres BLI 2008 4 9 42 11.01 5.02 10 10 23 5.17 0.26 2007 13 28 221 45.34 26.99 15 15 38 14.79 5.87 2006 17 41 465 76.67 50.19 7 7 18 14.54 624 2005 24 36 398 79.82 58.08 12 13 30 1205 8.01 •Number of subdivisions decreased over time • Potentially due to lot size issues remaining on 2009 BLI • 66%of subdivided land captured on BLI w _ • 44%of partitioned land captured on BLI • More difficult to predict smaller infill - projects l V Jun-09 City of Tigard Buildable LaaRiffivAiWilfs in Tigard 17 1. Percent of new dwelling units captured by BLI is better indicator of accuracy than subdivisions/partitions 2. Percentages don't remove sensitive lands or portion of partition that is already developed 3. Need to expand the analysis to provide better data 4. However, it is more difficult to predict smaller infill projects 17 Residential Capacity of 2009 BLI • 2,821 to 2,991 additional dwelling units •Low end based on 80%minimum density requirement • High end based on actual 5-yr density the City has experienced per zoning district • Removed 20%of buildable land for ROW and 10%for parks on lots available to subdivide • 3,275 to 3,473 additional dwelling units •More accurate projection • Includes 16%not being captured by BLI lun-09 City of Tigard Buildable L LaRfiffifvViiiimes in Tigard 18 1. Finally,the BLI allows us to project additional dwelling units the City could accommodate current circumstances don't change 18 Questions or Suggestions? Jun o9 City of Tigard Buildable La rWrifv or Tigard ly 1. Staff has some more data to analyze and will publish a final report when finished 2. At this time open it to questions or suggestions for additional data to include in final report that would be useful to Council 19