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DCA2017-00001 EXI III31T I A4ap 1 K.63O.A:Washington Square Regional Center Plan District Boundaries and Subdistriets WA.-AlIngt m Squaw Rcoolla) Amer Hill I)tstrict t:in of l lgilyd �yti �i .� Pkan Dov o Baundary `•�r, ti 7pard City Boundary � Macench MUC SuOdimitt Boundary ♦,r r a a a I r r, Ir G •��♦ � fie,... f ��ryu t •, lb 4b ' I •rrrrrrrl,�1 ♦ � i Macerich's ownership where the proposed Motor Vehicle Sales/Rental use would occur under current market demand.As shown in the Site Aerial (below,Figure 1), the Thirsty Lion,vacant TGIF building and associated surface parking lots are located on Tax Lot 100; Tax Lot 101 contains a surface parking lot. 10 .p.a ilk ► )< �# : .s 2 ; :1 ♦ M '�y. wf'Y5'sa +� +r r „ i+W N a �` mac• "' � �. '�`b: �a�.�, e _ AKS, Figure 1.Site Aerial PLANNING COMMISSION CITY COUNCIL DCA2017-00001 AIUC;Motor Vehick-5akw Cock-Amendment PAG I;3 0V 15 SECTION IV. ANALYSIS The existing development cede permits Motor Vehicle Sales/Rental as a restricted use in the MUC zone as long as it is accessory to a permitted use contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. These restrictions ensure the use is associated with r��``•. ; mixed use development, limited relatively as to size and has no exterior impacts. These restrictions flow from the Washington Square Regional Center Plan (Plan), in which the Plan area is analyzed through t t '' five smaller districts identified as Districts Athrough ,fE. The Plan identifies the subject property as being located in District A: The Commercial Core, "as J "'°.,� , containing surface parking lots that represent the single greatest opportunity for new development in the district." The Plan anticipated development in % ". �.,.4 , the mixed use commercial district such as "office t towers housing many new jobs and high density +4 ,T four to five-story residential buildings. This district t , , 1 would be highly urbanized with significant transit, pedestrian and bike improvements as well as i enhanced traffic access and circulation." The Plan included development standards for the MUC zone of a minimum of two stories with 1.25 FAR. Dittriatt within the study arca The urban character and density envisioned by the Plan is in conflict with the typical low-density single-story buildings and surface parking lots associated with suburban-style motor vehicle sales. Therefore,staff's support of the code amendment proposed by Macerich has been predicated on the understanding that the current restrictions ensuring mixed use, limiting size and avoiding exterior impacts be addressed if the use were permitted to stand alone and not be contained within a building. To the extent the outdoor sales inventory=can be effectively screened from view from public rights of way, the purpose of the indoor requirement can be addressed through alternative means. Working with the applicant through design development,it appears as though all vehicle sales inventory can be screened from view from adjacent public roadways at the subject site. Furthermore, the stand- alone layout can be considered a horizontal mixed use along with the existing bank and restaurant uses on the subject site. All other development code provisions must still be met including the minimum 1.5 FAR for the mixed use site, which could be achieved through phased development over time under existing code provisions,and the two-story minimum building height. The applicant proposes a limited area where the use would be permitted, as shown in Figure 2 (Site Survey dated March 17, 2017) above. The area is coterminous with the lease area required for the anticipated dealership. Restricting the use to this area would limit the amount of the MUC that could be used for relatively low-density auto dealerships in the Plan District. PLANNING CiOM MISS10\4 1tV(-()M N11;rNDXJ1ON'1{)(;1lY COL1NCIL 1)4:,12017-00)01 tilt'(:Motor\ehich•Sales Oxie Amatdmmtt 1':101?i 01;15 k�wn L M tial.- OS t Figure 3. Current Zoning Proposed Staff Alternative :alternatively, staff proposes implementing the text amendment through a sub district construction that is used elsewhere in the code, as in the Tigard Downtown flan District and the Durham Advanced Wastewater Treatment Facility Plan District. This would include a revised Use Table Note 24 that would direct an applicant to the sub district plan map to determine where the Motor Vehicle Sales/Rental use is permitted and on what terms. The sub district area could be the area proposed by Macerich or expanded to include all of the contiguous Macerich or"mall" property, as shown on the proposed sub district boundary map, figure 4., below (and shown in Attachment l). Staff proposes that placing all of the mall property within the sub district could facilitate future unanticipated redevelopment of the mall properties through acknowledgement of the mall's particular circumstances including access, expansive parking lots, and the mall building itself, as envisioned in the Washington Square Regional Center Plan. A sub-district provides much more code flexibility and clarity For users of the code. Washington Square Mall is one of the largest of its kind in the state and has unique characteristics and needs that are not easily captured in a standard base zone. That unique characteristics of the mall are better accommodated within a sub-district. Any potential future development scenario that develops for the mall property can be more easily captured in the sub-district, leaving the rest of the plan district unaffected. 'flus allows for town center level mixed use urbanization in the majority of the district, while recognizing that the mall itself is an entity of its own. Additionally, regulating through a sub-district achieves the Department's goal of reducing or eliminating regulations done through footnotes. Regulation through footnotes has caused multiple errors in the past either through confusion or just getting overlooked because they are "hidden" at the bottom of a table in eery small font. Regulating through a sub-district is much easier to implement. Pl..ANN1NC C O\1M1.100N ttl,.r.()a1 u1 AD\rx 1N TO crn'O R INCI I, ll(:.\2017-(1)001 X1110 Motor\'chick•Saks C Axis Amendment P,1GV 6 01,15 raw �r i\\ f` q0 Waen rW.v Sq�.e+e Reg of i I�Y �. ., �o�" (:%or Naar 1hprcl I CIV Cf Tigard 54611 n i!vt+y 4 MUR-1.- 1 MUR-2 l''\ -4S R-121 MUE-2 2 R-12 s MUE- PR t RAS MUR-2 R-7 (PD) (PD) 'PR R-4.5 '' R 12 R-7 R-12 (PD) MUR-1 R (PD) R-7 R-3.5 R-4.5 R-12 R- 2'. ' Figure 4. Proposed Mall Sub-district In conclusion, staff finds that the proposed development code amendment can be approved consistent with development code provisions and comprehensive plan policies and recommends the sub-district approach to accommodating the motor vehicle sales/rental use as a stand-alone use in the MUC zone. As shown in the findings below, the proposal is consistent with the applicable provisions of the Citta of Tigard's Development Code and Comprehensive Plan Policies. SECTION V. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS This section contains all the applicable city and state policies,provisions,and criteria that apply to the proposed Development Code amendment. Each section is addressed demonstrating how each requirement is met. APPLICABLE PROVISIONS OF THE TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 18) Chapter 18.380:Zoning and Teat Amendments 18.380.020.A Legislative text amendments shall be undertaken by means of a Type Legislative IV procedure, as governed by Section 18.390.06OG Amendments FINDING: The proposed legislative amendment is being reviewed under the Type IV legislative procedure as set forth in the chapter. This procedure requires PJANN1NG COMMISSION III ?cx��tr11.�1�:�'1'1t�1y'rc�ctrl� t:r�u�ral- IX;,1?017-00001 Ax-Aidan vaicic sales(:4Kie.1mwdmen( PAGI`7 01`15 Macerich's ownership where the proposed Motor Vehicle Sales/Rental use would occur under current market demand. As shown in the Site Aerial (below,Figure 1), the Thirsty Lion,vacant TGIF building and associated surface parking lots are located on Tax Lot 100; Tax Lot 101 contains a surface parking lot. x ONO= . F '.C.i.J.,..l IK l p. 1E% yt J r N 1"I '4 N' I t. t ai Alk e Figure 1. Site Aerial PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL DCA2017-00001 MUC Motor Vehicle Sales Code Amendment PAGE 3 OF 15 s 94c 1 MT ci dORPSPb Si } L M afsr`: ----max I L MUR-1 j L tfLPR Z UR-1-(M Figure 3. Current Zoning Proposed Staff Alternative Alternatively, staff proposes implementing the text amendment through a sub district construction that is used elsewhere in the code, as in the Tigard Downtown Plan District and the Durham Advanced Wastewater Treatment Facility Plan District. This would include a revised Use Table Note 24 that would direct an applicant to the sub district plan map to determine where the Motor Vehicle Sales/Rental use is permitted and on what terms. The sub district area could be the area proposed by Macerich or expanded to include all of the contiguous Macerich or "mall" property, as shown on the proposed sub district boundary map, Figure 4., below (and shown in Attachment 1). Staff proposes that placing all of the mall property within the sub district could facilitate future unanticipated redevelopment of the mall properties through acknowledgement of the mall's particular circumstances including access, expansive parking lots, and the mall building itself, as envisioned in the Washington Square Regional Center Plan. A sub-district provides much more code flexibility and clarity for users of the code. Washington Square Mall is one of the largest of its kind in the state and has unique characteristics and needs that are not easily captured in a standard base zone. That unique characteristics of the mall are better accommodated within a sub-district. Any potential future development scenario that develops for the mall property can be more easily captured in the sub-district, leaving the rest of the plan district unaffected. This allows for town center level mixed use urbanization in the majority of the district, while recognizing that the mall itself is an entity of its own. Additionally, regulating through a sub-district achieves the Department's goal of reducing or eliminating regulations done through footnotes. Regulation through footnotes has caused multiple errors in the past either through confusion or just getting overlooked because they are "hidden" at the bottom of a table in very small font. Regulating through a sub-district is much easier to implement. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL DCA2017-00001 MUC Motor Vehicle Sales Code Amendment PAGE 6 OF 15 l� Uvesh,ngtor SyLa,e Reg.*,of Qenter Naar:UiStnCl City of Tigard Pail. a t 111-0 ants 4uc - di:,1*# ` { i SebEicTcl 6—day 1 ie JiI MUR-1, . MUR-2 �\ MUE-2 R-12 { __ MUE-1 CJ up -- --.�_. FR 4 R 4.5 MUR-2 5 ti R!1 —... R_7 MUR-1 I' R R-3.5 R-12 R-4.5 R-7 r R-12 Figure 4. Proposed Mall Sub-district In conclusion, staff finds that the proposed development code amendment can be approved consistent with development code provisions and comprehensive plan policies and recommends the sub-district approach to accommodating the motor vehicle sales/rental use as a stand-alone use in the MUC zone. As shown in the findings below, the proposal is consistent with the applicable provisions of the City of Tigard's Development Code and Comprehensive Plan Policies. SECTION V. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS This section contains all the applicable city and state policies,provisions,and criteria that apply to the proposed Development Code amendment. Each section is addressed demonstrating how each requirement is met. APPLICABLE PROVISIONS OF THE TIGARD COMMUNITY DEVELOPMENT CODE (TITLE 18) Chapter 18.380: Zoning and Text Amendments 18.380.020.A Legislative text amendments shall be undertaken by means of a Type Legislative IV procedure, as governed by Section 18.390.060G Amendments FINDING: The proposed legislative amendment is being reviewed under the Type IV legislative procedure as set forth in the chapter. This procedure requires PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL DCA2017-00001 MUC Motor Vehicle Sales Code Amendment PAGE 7 OF 15 EXHIBIT 1 Alap 18.630.A: Washington Square Regional Center Plan District Boundaries and Subdistricts 1C•a.htn}lttin;yu;krc Rcy,*ional Ccntc•r Plan District (:in of, igard Slf'h Plan OKW Boundary Tigard Cty Boundary •f MacedchMUO ... SubNstrict Boundary •; •t f 1 • C ku r ttrc't't. Qp...r, 5�d`r'�, •♦• c'Use St ♦ J MI f ' f .. f t Y, ,% i ♦♦ 1 ♦ 1 — — - _ a Now Ix - LAND ROVER _ • •- v � _ - • e `- t 'cam —_---"��, -=�'w, 1 •n III'II) VIII I _. • � A' _'a� -_-. ... •,�„�, v •, -, �' .,�. .. , I i �' � _o. _ ,,, �� --yam _ ilii' a 1iffl° � r A� lid 1 G IIII' i ill it- 1��111. !1111 `•i,_ .I or ,��s. i?i.."'.". "d�,r �• «1+.- ��-�•'�." ��. e � �, � -. __ ____.�— -- iiii�ellS I"1, t '��a4 z ¢'� '�i�''�•• �' +� i�'» mew PIPE 1 IA- � ; �w Y . f F Eq , ----------------. -------------- v �*"; _._.�. ,•:. % s ,' �"- �M„��(&��Y�.#�Fj'�� `'. �- rwRlcom�D :r..........r...� r.......... ...� .-. ...- ...... R '•{S(ts,f7 t alb fi£t ::. _ r 1 Y i < Y "`•JAGUAR LAND ROVER° p t 4 �+ r� ,.,. �v ,. � ,f,+f' ;.,J! ,' �►t- - '�'^ �v... ;:'v..�„3 ,,z,..1 .,ara�,.x=m h ; -r a.: 1 M1F:�'�,.A> 1I� E^ Tr, ,.' u;.t...-. .,.: 4.. ,. .. ,.. -, F. - :,.. .:� ,_ "-- ....,... ..: da:,...r's��-`s?;�7. .as,....,.a,:... ..?. 'i'4i a3, •'^,�d t �''�'` at":rti h- �A '�'. .: .,., .:�;':?.—.; I _:_:. ... p�: :°:r�.� ,�i. �•y."- X n fah+t i ,51,44— TV R 4� i A 4 F y , �{ -. .'. • 'rs 1'l�l,. - i. aiAC .i , ..,r '^� ,+,. "ln`�^_ a � `� '.t s� , .,d�t".ea .., ;. n � ,:�. "moi. ✓.� d .. t,- .. 'Z. - -.: ,,: .. „1. .. ... .. :.;:. +4,r: -..;, 7, .*�. t ;� r .. ., , »1; .a w _ ,. ,.. d .. ::, .,r,:.. ,. .� , ....w* ..-.. + ,�. � "h r a .d✓:•D �..r.1,:., ... ,.t,_.-., fr. V r, ti Jam` q� IOYEf i w. ,✓ - -- .war.. i r' s � x City of Tigard Community Development Department Community Planning Division Application For: Text Amendment (Type IV) (Modification to the "restriction"language in connection with a permitted accessory use related to Auto Vehicle Sales/Rental) Prepared For: - :_ :. • Owner/Applicant: -df r i Vta;,- __ Macerich, Inc. y - r.+ 401 Wilshire Boulevard, 1104 ; Santa Monica, CA oak ipipi 11. ' 01; Telephone: (424)229.3663 ii Rif j- is Contact: Overton "Skip"Kuhn VP Dev. 4 a - .41 d_ _ Email: overton.kuhn@macerich.com .• r 1°4 -1P f Illgi ..�� , Prepared By: ltk �• ��, � � t p • Ii_i ' .r� � 't - '#:3 gd 1 Perkins Coie, LLP. ` *. P 1120 NW Couch Street, Tenth Floor • .' • Portland, OR 97209 111116. Telephone: (503) 727.2261 Contact: Steven Pfeiffer Email:spfeiffer@perkinscoie.cam - In cooperation with: 00 - WHPacific, Inc. 9755 SW Barnes Road, Suite 300 T 110 Portland, Oregon 97225 --- - ilk • : . " • Phone: (503) 626-0455 . .,4 Contact: Kevin Apperson i i . Email:kapperson@whpacific.com -- • ' I . I y . March 2017 L _ - I '. .*y . I -*y . Ii- . I y _. Table of Contents Section A-Introduction Development Team Members A-1 Property and Zoning Summary A-1 Applicants Written Statement A-2 Application Fee Calculations A-2 Section B- Narrative Part I. Statewide Planning Goals and Guidelines B- 1 Goal 1 Citizen Involvement Goal 2 Land Use Planning Goal 3 Agricultural Lands(This goal is not applicable to this application) Goal 4 Forest Lands(This goal is not applicable to this application) Goal 5 Natural Resources, Scenic and Historic Areas, and Open Spaces(This goal is not applicable to this application) Goal 6 Air, Water and Land Resources Quality Goal 7 Areas Subject to Natural Hazards(This goal is not applicable to this application) Goal 8 Recreational Needs(This goal is not applicable to this application) Goal 9 Economic Development Goal 10 Housing(This goal is not applicable to this application) Goal 11 Public Facilities and Services(This goal is not applicable to this application) Goal 12 Transportation Goal 13 Energy Conservation Goal 14 Urbanization Goal 15 Willamette River Greenway(This goal is not applicable to this application) Goal 16 Estuarine Resources(This goal is not applicable to this application) Goal 17 Coastal Shorelands(This goal is not applicable to this application) Goal 18 Beaches and Dunes(This goal is not applicable to this application) Goal 19 Ocean ResourCes(This goal is not applicable to this application) Part II. Metro Urban Growth Management Functional Plan B-6 Title 1: Housing Capacity(This title is not applicable to this application) Title 2: Regional Parking Policy(Repealed)(This title is not applicable to this application) Title 3: Water Quality and Flood Management(This title is not applicable to this application) Title 4: Industrial and Other Employment Areas(This title is not applicable to this application) Title 5: Neighbor Cities and Rural Reserves(Repealed)(This title is not applicable to this application) Title 6: Centers, Corridors, Station Communities and Main Streets Title 7: Housing Choice(This title is not applicable to this application) Title 8: Compliance Procedures(This title is not applicable to this application) Title 9: Performance Measures(Repealed) (This title is not applicable to this application) Title 10: Functional Plan Definitions(This title is not applicable to this application) Title 11: Planning for New Urban Areas(This title is not applicable to this application) Title 12: Protection of Residential Neighborhoods(This title is not applicable to this application) Title 13: Nature in Neighborhoods(This title is not applicable to this application) MUC Text Amendment(Table of Contents) Page i March 2017 Title 14: Urban Growth Boundary(This title is not applicable to this application) Part III. City of Tigard Comprehensive Plan and Map Designations B-9 Goal 1: Citizen Involvement Goal 2: Land Use Planning Goal 3: Agricultural Lands (This goal is not applicable to this application) Goal 4: Forest Lands (This goal is not applicable to this application) Goal 5: Natural Resources, Areas and Open Spaces(This goal is not applicable to this application) Goal 6: Air, Water and Land Resources Quality Goal 7: Areas Subject to Natural Resources (This goal is not applicable to this application) Goal 8: Recreation Needs(This goal is not applicable to this application) Goal 9: Economic Development Goal 10: Housing(This goal is not applicable to this application) Goal 11: Public Facilities and Services(This goal is not applicable to this application) Goal 12: Transportation Goal 13: Energy Conservation Goal14: Urbanization Part IV. City of Tigard Implementing Ordinances B-13 18.380—Zoning Map and Text Amendments 18.390—Decision Making Procedures 18.390.060 Type IV Procedure 18.520—Commercial Zoning District 18.520.010 Purpose 18.520.030 Uses 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.630–Washington Square Regional Center Plan District 18.630.010 Purpose and Applicability 18.630.015 Where These Regulations Apply 18.630.050 Site Design Standards 18.630.090 Landscaping and Screening Section C- Exhibit Drawings Exhibit 1 Proposed Boundary of Affected Area Section D-Appendices Appendix 1 Comprehensive Plan Map Appendix 2 Zoning Map Appendix 3 Proposed Text Amendment Appendix 4 Transportation Planning Rule Compliance MUC Text Amendment(Table of Contents) Page ii March 2017 IIIICity of Tigard II COMMUNITY DEVELOPMENT DEPARTMENT . . � � Land Use Application TIGARD Master Land lJ se 1 1pplication ® i LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) ❑ Minor Land Partition (II) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review (II or III) ❑ Development Code Amendment (IV) ❑ Site Development Review (II) ❑ Downtown Design Review (II,III) III Subdivision (II or III) ❑ Historic Overlay (II or III) ❑ Zone Change (III) ❑ Home Occupation (II) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): Tax maps and tax lot #s: Total site size: Zoning classification: FOR STAFF USE ONLY APPLICANT INFORMATION Case No.: Name: Related Case No.(s): Mailing address: Application Fee: City/state: Zip: Application accepted: Phone number: By: Date: Primary contact name: Phone number: Application determined complete: Email: By: Date: I:\CURPLN\Masters\Land Use Applications Rev.11/25/2014 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: Mailing address: City/state: Zip: Phone: Email: *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). Applicant's signature Print name Date Applicant/Agent/Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of each owner of the subject property required Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 1.1104 City of Tigard 41 Land Use Applications - 16/ 17 Fee Schedule TIGARD PROCEDURE FEE ACCESSORY RESIDENTIAL UNITS $ 250 ANNEXATION $ 3,353 APPEAL Director's Decision(Type II)to Hearings Officer* $ 250 Expedited Review(Deposit) * $ 300 Hearings Referee $ 610 Planning Commission/Hearings Officer To City Council $ 3,372 APPROVAL EXTENSION $ 357 BLASTING PERMIT $ 380 CONDITIONAL USE PERMIT Initial $ 6,676 Major Modification $ 6,676 Minor Modification $ 300 DESIGN EVALUATION TEAM(DET)RECOMMENDATION(DEPOSIT) $ 1,864 DEVELOPMENT CODE PROVISION REVIEW Single-Family Building Plan $ 90 Commercial/Industrial/Institution—New Development $ 357 Commercial/Industrial/Institution—Tenant Improvements in Existing Development Project Valuation up to$4,999 $ - Project Valuation$5,000-$74,999 $ 90 Project Valuation$75,000-$149,999 $ 224 Project Valuation$150,000 and more $ 357 DOWNTOWN REVIEW Downtown Review Compliance Letter(Type I) $ 123 Downtown Design Administrative Review(Type II) Under$1,000,000 $ 1,708 base + 0.004 x project valuation $1 Million/Over(Maximum fee of$25,000) $ 6,586 base + 0.002 x project valuation Downtown Design Review—Design Review Board(Type III) $ 3,466 base + applicable Type II fee HEARING POSTPONEMENT $ 406 HISTORIC OVERLAY/REVIEW DISTRICT Historic Overlay Designation $ 5,219 Removal of Historic Overlay Designation $ 5,219 Exterior Alteration in Historic Overlay District $ 783 New Construction in Historic Overlay District $ 783 Demolition in Historic Overlay District $ 783 HOME OCCUPATION PERMIT(ORIGINAL PERMIT) Type I Home Occupation Permit $ 123 I:\Community Development\Admin\Fees\FY2017\Tigard 2016-17 Fee Schedule.xlsx 1 of 4 PROCEDURE FEE j Type II Home Occupation Permit $ 300 INTERPRETATION OF THE COMMUNITY DEVELOPMENT CODE Director's Interpretation $ 731 Appeal to City Council $ 3,372 LAND PARTITION Residential and Non-Residential(3 Lots) $ 4,830 Residential and Non-Residential(2 Lots) $ 4,017 Expedited $ 5,637 Final Plat $ 1,122 LOT LINE ADJUSTMENT $ 731 MARIJUANA FACILITY PERMIT-TYPE I APPLICATION $ 714 NON-CONFORMING USE CONFIRMATION $ 731 PLANNED DEVELOPMENT $ 9,286 With Subdivision $ 93/Lot PRE-APPLICATION CONFERENCE Type III or IV $ 718 Type I or Type II $ 300 SENSITIVE LANDS REVIEW Excessive Slopes/Within Drainage Ways/Within 100-Year Floodplain(Type I) $ 731 Excessive Slopes/Within Drainage Ways/Within Wetlands (Type II) $ 3,207 Excessive Slopes/Within Drainage Ways/Within Wetlands/Within 100-Year Floodplain(Type III) $ 3,464 SIGN PERMIT New and Modification to an Existing Sign(No Size Differential) $ 201 Temporary Sign(Per Sign) $ 63 SITE DEVELOPMENT REVIEW Under$1,000,000 $ 5,664 $1 Million/Over $ 7,358 base+ $6/Each$10,000 Minor Modification $ 300 SUBDIVISION Preliminary Plat $ 8,890 Base+ $93/Lot Expedited Preliminary Plat $ 7,497 base + $93/Lot Final Plat $ 2,261 Plat Name Change $ 408 TEMPORARY USE PERMIT Director's Decision $ 357 Special Exemption/Non-Profit Organization $ - Special Mixed Use-Central Business District Zone Rate 1st Temporary Use in a Calendar Year $ 357 2nd Through 5th Temporary Use With Substantially the Same Site Plan Within A Calendar Year $ 63 URBAN FORESTRY Hazard Tree Dispute Resolution Fee+$55.00 each additional tree $ 172 In Lieu of Planting Fees (Planting&3 Year Maintenance) I:\Community Development\Admin\Fees\FY2017\Tigard 2016-17 Fee Schedule.xlsx 2 of 4 ■ PROCEDURE FEE Street Tree(per 1.5" caliper tree) $ 560 Open Grown Tree(per 1.5"caliper tree) $ 560 Stand Grown Tree(per tree 2'in height or 1 gallon container) $ 399 Tree Permit Fees (Complex) City Board or Committee $ 307 City Manager $ - Tree Canopy Fee(per square foot of tree canopy) $ 2.95 Urban Forest Inventory Fees Open Grown Tree(+$28.00 each additional tree) $ 154 Stand of Trees (+$44.00 each additional stand) $ 204 Tree Establishment Bond(Planting&Early Establishment,per tree) 1.5"Caliper Minimum Street or Open Grown Tree in Subdivisions or Minor Land Partitions $ 510 1.5"Caliper Minimum Street or Open Grown Tree in Land Use Review Types other than $ 460 Subdivisions or Minor Land Partitions 2'in Height or 1 Gallon Container Minimum Stand Grown Tree in Subdivisions or Minor Land $ 383 Partitions 2'in Height or 1 Gallon Container Minimum Stand Grown Tree in Land Use Review Types $ 365 other than Subdivisions or Minor Land Partitions URBAN FORESTRY PLAN REVIEW Modification to the Urban Forestry Plan Component of an Approved Land Use Permit(Type I) $ 703 Discretionary Urban Forestry Plan Review Permit with a concurrent Type III review(Type III) $ 440 Discretionary Urban Forestry Plan Review Permit without a concurrent Type III review(Type III) $ 2,712 VACATION(STREETS AND PUBLIC ACCESS) $ 2,705 Deposit+Actual Costs VARIANCE/ADJUSTMENT Administrative Variance $ 783 Development Adjustment $ 357 Special Adjustments Adjustment to a Subdivision $ 357 Reduction of Minimum Residential Density $ 357 Access/Egress Standards Adjustment $ 783 Parking Adjustments Reduction in Minimum or Increase in Maximum Parking Ratio $ 783 Reduction in New or Existing Development/Transit Improvement $ 783 Reduction in Bicycle Parking $ 783 Alternative Parking Garage Layout $ 783 Reduction in Stacking Lane Length $ 357 Sign Code Adjustment $ 783 Street Improvement Adjustment $ 783 Wireless Communication Facility Adjustments Setback From Nearby Residence $ 783 Distance From Another Tower $ 357 ZONING MAP/TEXT AMENDMENT Legislative—Comprehensive Plan(CPA) I $ 11,211 I:\Community Development\Admin\Fees\FY2017\Tigard 2016-17 Fee Schedule.xlsx 3 of 4 PROCEDUREFEE Legislative—Community Development Code(DCA) $ 4,577 J Quasi Judicial(ZON) $ 4,218 731 ZONING ANALYSIS (DETAILED) $ ZONING INQUIRY LETTER(SIMPLE) $ 107 EFFECTIVE DATE:OCTOBER 29,2003 (Updated annually according to Resolution No.03-59) (Resolution No. 03-59, Repealing Resolution No. 02-38,Repealing Resolution No. 98-58,Repealing Resolution No. 96-30,Repealing Resolution No. 91- 01). * -Established by state statute. NOTE 1:WITHDRAWN APPLICATIONS:In cases of withdraw of an application;refund of fees may be applicable,less costs incurred,as determined by the Director. Generally,refunds of 80 percent will be made for applications received and withdrawn prior to sending out request for comments to agencies and notice of public hearing being sent. Fifty-percent refunds will be made where notice of public hearing has been sent but no staff report has begun. NO REFUNDS WILL BE PROVIDED FOR APPLICATIONS FOR WHICH A STAFF REPORT HAS BEGUN. NOTE 2:PROPERTY OWNER NOTICE REQUIREMENTS:For all Type II,III and IV applications,applicants must submit a"Request of 500'Property Owner Notification" form so that all property owners of record within 500 feet of the subject properties and citywide interested parties are notified. The most current records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. I:\Community Development\Admin\Fees\FY2017\Tigard 2016-17 Fee Schedule.xlsx 4 of 4 A. Introduction 1. Development Team Members 2. Property and Zoning Summary 3. Applicants Written Statement 4. Land Use Reviews Requested 5. Application Fee Calculation 1. Development Team Members: Listed below is a summary of the development team members for the MUC Text Amendment proposal. Owner/Applicant: Macerich, Inc 401 Wilshire Boulevard, Santa Monica, CA Telephone: (424) 229.3663 Contact: Overton "Skip" Kuhn VP Dev. Email: overton.kuhn@macerich.com Applicant Representative: Perkins Coie, LLP. 1120 NW Couch Street,Tenth Floor Portland, OR 97209 Telephone: (503) 727.2261 Contact: Steven Pfeiffer Email: spfeiffer@perkinscoie.com Consultant: WHPacific, Inc. 9755 SW Barnes Road, Suite 300 Portland, OR 97225 Telephone: (503) 626-0455 Contact: Kevin Apperson, RLA, ASLA Email: kapperson@whpacific.com 2. Property and Zoning Summary Comprehensive Plan Designation: MUC Mixed Use Commercial Zoning Designation: Mixed Use Commercial (MUC) BSD Maintenance Facility Property Line Adjustment(Introduction) Page A-1 March 2017 3. Applicants Written Statement This proposal has been initiated by Macerich, owner and operator of Washington Square Mall. Macerich is requesting to amend the text of the Mixed Use Commercial (MUC) District use code (Community Development Code Section 18.520.030) in order to facilitate development and redevelopment opportunities. The proposed amendment is as follows: Existing Code Language: The MUC District within the Washington Square Regional Center Plan District allows Motor Vehicle Sales/Rental within the MUC district subject to the following limitation: [24]Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use, and does not exceed the floor area of the permitted use. Proposed Amended Code Language: [24] This use is allowed only in mixed use developments in the Washington Square Regional Center at(1) a location north of Highway 217 and(2) provided outdoor vehicle display and storage is predominantly screened from the adjacent frontage of such roadways in a manner which ensures a pedestrian-oriented environment on such frontages. 4. Fee Calculations: The proposed project is required to follow City standard and procedures. Based on City of Tigard Fee Schedule (2016/2017),the applicable fees associated with this application are: Land Use Fees Fee Legislative Text Amendment to Community $4,577.00 Development Code Total $4,577.00 BSD Maintenance Facility Property Line Adjustment(Introduction) Page A-2 March 2017 B. Narrative The following information responds to applicable requirements for MUC Text Amendment proposal. The applicant's comments to individual sections are highlighted in bold for each applicable goal, regulation or standard. Sections addressed include: Part I. Statewide Planning Goals and Guidelines B- 1 Goal 1 Citizen Involvement Goal 2 Land Use Planning Goal 3 Agricultural Lands(This goal is not applicable to this application) Goal 4 Forest Lands(This goal is not applicable to this application) Goal 5 Natural Resources, Scenic and Historic Areas, and Open Spaces(This goal is not applicable to this application) Goal 6 Air, Water and Land Resources Quality Goal 7 Areas Subject to Natural Hazards(This goal is not applicable to this application) Goal 8 Recreational Needs(This goal is not applicable to this application) Goal 9 Economic Development Goal 10 Housing(This goal is not applicable to this application) Goal 11 Public Facilities and Services(This goal is not applicable to this application) Goal 12 Transportation Goal 13 Energy Conservation Goal 14 Urbanization Goal 15 Willamette River Greenway(This goal is not applicable to this application) Goal 16 Estuarine Resources (This goal is not applicable to this application) Goal 17 Coastal Shore lands(This goal is not applicable to this application) Goal 18 Beaches and Dunes(This goal is not applicable to this application) Goal 19 Ocean Resources(This goal is not applicable to this application) Part II. Metro Urban Growth Management Functional Plan B-6 Title 1: Housing Capacity(This title is not applicable to this application) Title 2: Regional Parking Policy(Repealed) (This title is not applicable to this application) Title 3: Water Quality and Flood Management(This title is not applicable to this application) Title 4: Industrial and Other Employment Areas(This title is not applicable to this application) Title 5: Neighbor Cities and Rural Reserves (Repealed)(This title is not applicable to this application) Title 6: Centers, Corridors, Station Communities and Main Streets Title 7: Housing Choice (This title is not applicable to this application) Title 8: Compliance Procedures(This title is not applicable to this application) Title 9: Performance Measures (Repealed) (This title is not applicable to this application) Title 10: Functional Plan Definitions (This title is not applicable to this application) Title 11: Planning for New Urban Areas (This title is not applicable to this application) Title 12: Protection of Residential Neighborhoods(This title is not applicable to this application) Title 13: Nature in Neighborhoods(This title is not applicable to this application) Title 14: Urban Growth Boundary(This title is not applicable to this application) MUC Text Amendment(Narrative) Part III. City of Tigard Comprehensive Plan and Map Designations B-9 Goal 1: Citizen Involvement Goal 2: Land Use Planning Goal 3: Agricultural Lands (This goal is not applicable to this application) Goal 4: Forest Lands (This goal is not applicable to this application) Goal 5: Natural Resources, Areas and Open Spaces(This goal is not applicable to this application) Goal 6: Air, Water and Land Resources Quality Goal 7: Areas Subject to Natural Resources (This goal is not applicable to this application) Goal 8: Recreation Needs(This goal is not applicable to this application) Goal 9: Economic Development Goal 10: Housing(This goal is not applicable to this application) Goal 11: Public Facilities and Services (This goal is not applicable to this application) Goal 12: Transportation Goal 13: Energy Conservation Goal14: Urbanization Part IV. City of Tigard Implementing Ordinances B-13 18.380—Zoning Map and Text Amendments 18.390—Decision Making Procedures 18.390.060 Type IV Procedure 18.520—Commercial Zoning District 18.520.010 Purpose 18.520.030 Uses 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.630–Washington Square Regional Center Plan District 18.630.010 Purpose and Applicability 18.630.015 Where These Regulations Apply 18.630.050 Site Design Standards 18.630.090 Landscaping and Screening MUC Text Amendment(Narrative) Existing Code Language: The MUC District allows Motor Vehicle Sales/Rental subject to the following limitation: [24]Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use, and does not exceed the floor area of the permitted use. Proposed Amended Code Language: [24] This use is allowed only in mixed use developments in the Washington Square Regional Center at(1)a location north of Highway 217 and(2)provided outdoor vehicle display and storage is predominantly screened from the adjacent frontage of such roadways in a manner which ensures a pedestrian-oriented environment on such frontages. Approval Criteria Pursuant to Tigard City Code Section 18.380.020, Legislative zoning map and text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060.G. Section 18.390.060.G requires that the recommendation by the commission and the decision by the Council shall be based on consideration of the following factors: 1.The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; 2.Any federal or state statutes or regulations found applicable; 3. Any applicable METRO regulations; 4. Any applicable comprehensive plan policies; and 5.Any applicable provisions of the city's implementing ordinances. The application is consistent with these approval criteria as demonstrated below. Part I. Statewide Land Use Planning Framework and Goals Goal 1: Citizen Involvement. (OAR 660-015-0000(1)) To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. Applicant's Response: The proposed text amendment is subject to a Type IV legislative process which is an established part of the City's acknowledged land use regulations. This process requires two public hearings 1)Planning Commission and 2) City Council. Per the notification requirements outlined in the Tigard Development Code Section 18.390.060(D), the notice of hearings shall be sent to any City-recognized groups and the scheduled hearings date shall be posted in a newspaper of general circulation in the City at least 10 business days prior to MUC Text Amendment(Code Narrative) Page B-1 March 2017 the public hearing. Any interested parties will then have the opportunity to address the Commission or Council at the time of the public hearing. These opportunities for citizen involvement insure that any interested citizen is entitled to present evidence to either support or deny a legislative text amendment. Goal 2: Land Use Planning. (OAR 660-015-0000(2)) To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions. Applicant's Response: The proposed text amendment will modify the restriction on Motor Vehicle Sales/Rentals to allow this primary use in certain areas with certain screening requirements. This proposed change to the City of Tigard Development Code would occur subject to a Type IV legislative approvals process. This process is part of the City's land use regulations which implement its acknowledged comprehensive plan. Type IV text amendments must address provisions within the Statewide Land Use Planning Framework and Goals adopted under ORS Chapter 197, any Metro Urban Growth Management Functional Plan regulations, City of Tigard Comprehensive Plan policies, and any applicable provisions of the City's implementing ordinances. A response to each pertinent provision is provided within this narrative to serve as an adequate factual base for both Planning Commission and City Council determination. Goal 3: Agricultural Lands. (OAR 660-015-0000(3)) This Goal is not applicable to this application because there are no agricultural lands affected by the proposed modification. Goal 4: Forest Lands. (OAR 660-015-0000(4)) This Goal is not applicable to this application because there are no forest lands affected by the proposed modification. Goal 5: Natural Resources, Scenic and Historic Areas, and Open Spaces. (OAR 660-015-0000(5)) This Goal is not applicable to this application because there are no natural resources,scenic or historic areas affected by the proposed modification. Goal 6:Air,Water and Land Resources Quality. (OAR 660-015-0000(6)) To maintain and improve the quality of the air,water and land resources of the state. Applicant's Response: The request will modify the permitted primary uses in the MUC zone to allow Motor Vehicle Sales/Rental in certain specified areas, subject to certain screening standards. Motor Vehicle MUC Text Amendment(Code Narrative) Page B-2 March 2017 Sales/Rental use is already permitted as an accessory use in this zone. The proposed text amendment to allow Motor Vehicle Sales/Rental as a primary use subject to screening standards within a selected geographic area does not diminish the City's ability to maintain and improve air, water and land quality within the Mixed Use Commercial(MUC)district. City, state and federal regulations are in place to protect the quality of air, water and land resources and will not be altered by the proposed text amendment. Goal 7: Areas Subject to Natural Hazards. (OAR 660-015-0000(7)) This goal is not applicable to this application because there are no natural hazards affected by the proposed modification. Goal 8: Recreation Needs. (OAR 660-015-0000(8)) This goal is not applicable to this application because there are no recreation needs affected by the proposed modification. Goal 9: Economic Development (OAR 660-015-0000(9)) To provide adequate opportunities throughout the state for a variety of economic activities vital to the health,welfare, and prosperity of Oregon's citizens. Applicant's Response: The proposed modification will allow Motor Vehicle Sales/Rental as a primary use within certain areas in the MUC zone, subject to certain screening standards. This change in allowed primary uses will support mixed use commercial development by allowing an additional commercial primary use in the MUC zone. This change will provide the City a mechanism to allow infill development to occur which may result in additional economic development for the City. Thus, the proposed changes may facilitate new businesses in Tigard, and thus bolster local jobs and the tax basis. Goal 10: Housing. (OAR 660-015-0000(10)) This goal is not applicable to this application because there is no housing affected by the proposed modification. Goal 11: Public Facilities and Services. (OAR 660-015-0000(11)) This goal is not applicable to this application because there is no public facilities or services affected by the proposed modification. Goal 12:Transportation. (OAR 660-015-000(12)) To provide and encourage a safe, convenient and economic transportation system. L Applicant's Response: Goal 12 is implemented through compliance with OAR 660-012, which requires that an amendment to an acknowledged comprehensive plan or land use regulation be consistent with MUC Text Amendment(Code Narrative) Page B-3 March 2017 the City's adopted Transportation System Plan. Kittelson& Associates analyzed the transportation impacts of the proposed modification in the attached Memorandum Regarding Transportation Planning Rule Compliance(the "Traffic Analysis"). The Traffic Analysis compares the trips associated with the currently-allowed primary uses in the MUC zone and WSRC Plan District and the Motor Vehicle Sales/Rental use that will be allowed in certain areas of the MUC zone and Plan District under the proposed modification. The TGA finds that the trips generated by a Motor Vehicle Sales/Rental use are lower than or equal to the trips generated by a shopping center primary uses which is already allowed in the MUC zone and WSRC Plan District. Pursuant to OAR 660-012-0020, the City's acknowledged TSP is required to account for the land uses allowed by its existing land use regulations and comprehensive plan, which includes the allowance of retail use, such as a shopping center, in the MUC zone and WSRC Plan District. Because the trips generated by this allowed use will produce an equal or greater number of trips as Motor Vehicle Sales/Rental use of the same size and in the same location, the TSP already effectively accounts for any additional trips that maybe generated by a Motor Vehicle Sales/Rental use in this area of the MUC zone. Additionally, a comprehensive plan and TSP amendment is not required under OAR 660-012-0060(7)because the proposed text amendment will not result in the new designation of two or more acres of land for commercial use, the City has adopted a TSP, and the proposed amendment will not significantly affect a transportation facility. For these reasons, the proposed modification is consistent with the TSP and will not negatively impact the transportation system. Goal 13: Energy Conservation. (OAR 660-015-0000(13)) Land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. Applicant's Response: The proposed text amendment will allow Motor Vehicle Sales/Rental use in the MUC zone under certain circumstances. This will support efficient use of land within the City by allowing additional commercial uses in a dense, mixed-used commercial zone and will provide additional opportunities for infill and/or redevelopment. MUC Text Amendment(Code Narrative) Page B-4 March 2017 The area that the proposed text amendment will apply to is well-served by multi-modal transportation facilities. The MUC zone and WSRC Plan District are also planned as high density mixed use areas that encourage location of commercial services and residential living at higher densities. Allowing an additional commercial use to locate in this area will allow consumers and residents of the center to obtain services from a Motor Vehicle Sales/Rental use without needing to travel to another location. This has the potential to reduce the burdens on the transportation system, thereby conserving energy. Goal 14: Urbanization. (OAR 660-015-0000(14)) To provide for an orderly and efficient transition from rural to urban land use,to accommodate urban population and urban employment inside urban growth boundaries,to ensure efficient use of land,and to provide for livable communities. Applicant's Response: The proposed text amendment to allow Motor Vehicle Sales/Rental in the MUC zone under certain circumstances will provide additional development and redevelopment options for land in the MUC zone and promote efficient use of land in this urban zone. The MUC zone is applied to Centers in the City and additional options for commercial use in this zone will promote efficient use of an urban center. Goal 15: Willamette River Greenway. (OAR 660-015-0005) This goal is not applicable to this application. Goal 16: Estuarine Resources. (OAR 660-015-0010(1)) This goal is not applicable to this application. Goal 17: Coastal Shorelines. (OAR 660-015-0010(2)) This goal is not applicable to this application. Goal 18: Beaches and Dunes. (OAR 660-015-0010(3)) This goal is not applicable to this application. Goal 19: Ocean Resources. (OAR 660-015-0010(4)) This goal is not applicable to this application. MUC Text Amendment(Code Narrative) Page 8-5 March 2017 Part II. Metro Urban Growth Management Functional Plan Sections Title 1: Housing Capacity. This Title is not applicable to this application. Title 2: Regional Parking Policy(Repealed). This Title is not applicable to this application. Title 3: Water Quality and Flood Management. This Title is not applicable to this application. Title 4: Industrial and Other Employment Areas This Title is not applicable to this application. Title 5: Neighbor Cities and Rural Reserves(Repealed). This Title is not applicable to this application. Title 6: Centers, Corridors, Station Communities and Main Streets. Applicant's Response: The proposed text amendment will apply to certain areas within the MUC zone that are also mapped within the WSRC Plan District. All of the land to which the text amendment will apply is classified as a regional center under the Functional Plan. Title 6 of the Functional Plan address centers, including regional centers. The proposed text amendment is consistent with the applicable Functional Plan's goals and policies for regional centers as follows: 3.07.640 Activity Levels for Centers, Corridors,Station Communities and Main Streets. (a)A Centers, Corridors,Station Communities and Main Streets need a critical number of residents and workers to be vibrant and successful. The following average number of residents and workers per acre is recommended for each: (2)Regional Centers-60 persons Applicant's Response: The proposed text amendment will allow an additional commercial primary use in the MUC zone. Allowing additional options for commercial development will promote infill development and has the potential to increase the average number of residents and workers in the Washington Square Regional Center. Additional Implementing Plans and Guidance for the Washington Square Regional Plan: Applicant's Response: Under Tigard Development Code 18.630.010, Title 6 is implemented through the WSRC Plan District rules, which implement the Washington Square Regional Center Plan and MUC Text Amendment(Code Narrative) Page B-6 March 2017 the recommendations in the Phase II Implementation Plan Summary Report. The proposed text amendment is consistent with the policy framework in the WSRC Plan as follows. Overall Vision: The Summary Report's Overall vision for the Washington Square Regional Center is a vital regional center serving the needs of Washington County residents for employment, housing, shopping and professional services. (WSRC Plan p. 16) The proposed text amendment will allow additional options for commercial use, while ensuring a pedestrian- oriented environment along street frontages in the regional center and is consistent with this vision. Commercial Core: The recommendations for District A (Commercial Core)focus on the development of Washington Square Mall as a high density mixed use area. Allowance of additional commercial uses in this area provides the potential for greater commercial density through infill with additional commercial uses. Mixed Use Development: Chapter 5 of the Summary Report focuses on land use innovations,specifically mixed use development that is encouraged in the MUC zone and WSRC Plan District. It finds that development of housing, entertainment and retail adds vitality and interest to a community. The MUC zone is intended to "create a dense mixed-use commercial core of the Washington Square Regional Center,"and "provide opportunities for major retail goods and services."(P. 37). The text amendment will allow additional commercial development options in the MUC zone and is consistent with this goal. Intensification of Land: The text amendment will allow an additional use in the MUC zone. This is consistent with the goal of increased intensification of the land in order to meet the target growth capacity for the Washington Square Regional Center. The proposed text amendment is consistent with the policy framework in the Implementation Summary Report as follows: Transportation Improvements: The Summary Report discusses a number of planned transportation improvements that will improve circulation and serve the transportation needs of the WSRC Plan area. Many of these transportation improvements are completed or underway. The large-scale transportation planning effort ensures that the transportation needs of the Center will be met over time. The proposed text amendment will not impact the MUC Text Amendment(Code Narrative) Page B-7 March 2017 transportation system(as demonstrated above under the Statewide Planning Goal 12 analysis)and will allow an additional commercial use to locate in certain areas of the WSCR Plan District and MUC zone. Allowing additional commercial use options in a dense commercial area will promote efficient use of the existing and planned transportation infrastructure for the Center. The proposed amendment requires that frontages be developed in a manner that ensures a pedestrian friendly environment. Transportation Demand Management Strategy: The Summary Report discusses a number of TDM strategies for the Center to encourage use of multimodal transportation and handle parking demands. The proposed text amendment will allow an additional commercial use in the Center area. Allowing this use to be located in a dense commercial area with developed TDM and parking management strategies will maximize the use of these services. The proposed amendment also requires that frontages be developed in a manner that ensures a pedestrian friendly environment, which is supportive of pedestrian access to the Center facilities. Title 7: Housing Choice. This Title is not applicable to this application. Title 8: Compliance Procedures. This Title is not applicable to this application. Title 9: Performance Measures (Repealed). This Title is not applicable to this application. Title 10: Functional Plan Definitions. This Title is not applicable to this application. Title 11: Planning for New Urban Areas. This Title is not applicable to this application. Title 12: Protection of Residential Neighborhoods. This Title is not applicable to this application. Title 13: Nature in Neighborhoods. This Title is not applicable to this application. Title 14: Urban Growth Boundary. This Title is not applicable to this application. MUC Text Amendment(Code Narrative) Page 8-8 March 2017 Part Ill. City of Tigard Comprehensive Plan Sections Goal 1: Citizen Involvement "To develop a citizen involvement program that ensures the opportunity for citizens to be involved in all phases of the planning process." Applicant's Response: The City's Code provides an opportunity for citizens to be involved in the processing of amending the Code. The proposed text amendment is subject to a Type IV legislative process, which requires at least two public hearings:1) Planning Commission and 2)City Council. Per the notification requirements outlined in the Tigard Development Code Section 18.390.060(D), the notice of hearings shall be sent to City-recognized groups and the scheduled hearings date shall be posted in a newspaper of general circulation in the City at least 10 business days prior to the public hearing. Any interested parties will then have the opportunity to address the Commission or Council during the public hearings. These opportunities for citizen involvement ensure that any interested citizen is able to present evidence to either support or oppose a legislative text amendment. Goal 2: Land Use Planning "To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions." Applicant's Response: The proposed text amendment will modify the MUC zone to allow Motor Vehicle Sales/Rental as a primary use within certain areas and subject to certain screening requirements. This proposed change to the City of Tigard Development Code would occur subject to a Type IV legislative approvals process. Type IV text amendments must address provisions within the Statewide Land Use Planning Framework and Goals adopted under ORS Chapter 197, any applicable Metro Urban Growth Management Functional Plan regulations, City of Tigard Comprehensive Plan policies, and any applicable provisions of the City's implementing ordinances. A response to each pertinent provision is provided within this narrative to serve as a factual base for both the Planning Commission's and City Council's determination. MUC Text Amendment(Code Narrative) Page B-9 March 2017 As addressed in the Comprehensive Plan, "AM the City's downtown center, commercial corridors, regional center, and industrial areas, the Comprehensive Plan and implementing regulations will guide the development of vibrant and compact urban housing and employment/shopping areas." The proposed text amendment will expand the commercial uses allowed within the Washington Square Regional Center which is consistent with this goal. Goal 3:Agricultural Lands.This Goal is not applicable to this application because there are no agricultural lands affected by the proposed modification. Goal 4: Forest Lands. This Goal is not applicable to this application because there are no forest lands affected by the proposed modification. Goal 5: Natural Resources,Areas and Open Spaces. This Goal is not applicable to this application because there are no natural resources,scenic or historic areas affected by the proposed modification. Goal 6:Air,Water and Land Resources Quality "To maintain and improve the quality of the air,water, and land resources of the state." L Applicant's Response: The request to modify the MUC zone to allow Motor Vehicle Sales/Rental use will promote efficient use of available land resources. The proposed text amendment does not diminish the City's ability to maintain and improve air, water and land quality within the Mixed Use Commercial(MUC)district. City, state and federal regulations are in place to protect the quality of air, water and land resources and will not be impacted by the proposed text amendment. Goal 7: Areas Subject to Natural Hazards. This goal is not applicable to this application because there are no natural hazards affected by the proposed modification. Goal 8: Recreation Needs. This goal is not applicable to this application because there are no recreation needs affected by the proposed modification. MUC Text Amendment(Code Narrative) Page 8-10 March 2017 Goal 9: Economic Development "To provide adequate opportunities throughout the state for a variety of economic activities vital to the health,welfare,and prosperity of Oregon's citizens." Applicant's Response: The requested text amendment will allow Motor Vehicle Sales/Rental as a primary use in the MUC zone, subject to certain restrictions. Allowing an additional commercial use in the MUC zone and Washington Square Regional Center supports the City's goals for commercial density in the Center. This proposed change will provide the City an additional mechanism to allow infill development to occur in this area which may result in additional economic development for the City. This request will promote economic development opportunities within the mixed-use commercial areas though infill and redevelopment opportunities. Thus, the proposed text changes may facilitate new businesses development and enhance local jobs and tax basis. Goal 10: Housing. This goal is not applicable to this application because there is no housing affected by the proposed modification. Goal 11: Public Facilities and Services. This goal is not applicable to this application because there is no public facilities or services affected by the proposed modification. Goal 12:Transportation "To provide and encourage a safe,convenient,and economic transportation system." Applicant's Response: As discussed above under the Statewide Planning Goal 12 analysis, the applicant's traffic consultant analyzed the trips generated by a Motor Vehicle Sales/Rental use at the applicable location of the text amendment and compared this trip generation to trips generated by a primary use already allowed in the MUC zone and WSRC Plan District. The Traffic Analysis found that trips generated by an already allowed use in this area are greater than the trips that would be generated by a Motor Vehicle Sales/Rental use. Therefore, the proposed text amendment will not impact the transportation system in any greater way than the already allowed and accounted for use in the MUC zone. MUC Text Amendment(Code Narrative) Page 8-11 March 2017 Goal 13: Energy Conservation. "Land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles." Applicant's Response: The proposed text amendment will allow Motor Vehicle Sales/Rental use in the MUC zone under certain circumstances. This will support efficient use of land within the City by allowing additional uses in the MUC zone and further opportunities for infill and/or redevelopment. The area that the proposed text amendment will apply to is well-served by multi-modal transportation facilities. The MUC zone and WSRC Plan District are also planned as high density mixed use zones that encourage location of commercial services and residential living at higher densities. Allowing an additional commercial use to locate in this area will allow consumers and residents of the center to obtain services from a Motor Vehicle Sales/Rental use without needing to travel to another location. This has the potential to reduce the burdens on the transportation system, thereby conserving energy. Goal 14: Urbanization "To provide for an orderly and efficient transition from rural to urban land use,to accommodate urban population and urban employment inside urban growth boundaries,to ensure efficient use of land, and to provide for livable communities." Applicant's Response: The proposed text amendment to allow Motor Vehicle Sales/Rental in the MUC zone under certain circumstances will provide additional development and redevelopment options for land in the MUC zone and promote efficient use of land in this urban zone. The MUC zone is applied to Centers in the City and additional options for commercial use in this zone will promote efficient use of an urban center. MUC Text Amendment(Code Narrative) Page B-12 March 2017 Part IV. Implementing Ordinances 18.380--ZONING MAP AND TEXT AMENDMENTS 18.380.020 Legislative Amendments to this Title and Map Legislative zoning map and text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. Applicant's Response: This application proposes to alter the text of the Development Code and is required to comply with the procedures for a text amendment. 18.390—Decision Making Procedures 18.390.060 Type IV Procedure G. Decision-making considerations.The recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: 1. The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; Applicant's Response: Part 1 of Section B of the application addresses how the proposal complies with applicable Statewide Planning Goals and Guidelines under ORS Chapter 197. The relevant Statewide Planning Goals include: • Goal 1-Public Involvement; • Goal 2-Land Use Planning; • Goal 6-Air, Water, and Land Resources Quality; • Goal 9-Economic Development; • Goal 12- Transportation; • Goal 13-Energy Conservation; • Goal 14- Urbanization 2. Any federal or state statutes or regulations found applicable; Applicant's Response: There are no federal or state statutes found that are directly applicable to this application. 3. Any applicable METRO regulations; MUC Text Amendment(Code Narrative) Page 8-13 March 2017 Applicant's Response: The Urban Growth Management Functional Plan establishes goals and policies for areas within the Tigard metropolitan area. The area that the proposed text amendment will apply to is entirely within the Washington Square Regional Center. As discussed in Part II Section 8 above, the proposed text amendment is consistent with the goals and policies for the Washington Square Regional Center and the METRO policies for Regional Centers more generally under Title 6. 4. Any applicable comprehensive plan policies; and Applicant's Response: Part III of Section B addresses the City's comprehensive plan policies relevant to the proposed text amendment. These include: • Goal 1-Public Involvement; • Goal 2-Land Use Planning; • Goal 6-Air, Water, and Land Resources Quality; • Goal 9-Economic Development; • Goal 12- Transportation; • Goal 13-Energy Conservation; • Goal 14- Urbanization 5. Any applicable provisions of the City's implementing ordinances. Applicant's Response: As further discussed in Part IV of Section B, the proposed text amendment is consistent with the City's applicable implementing ordinances. The applicable chapters of this code include: • Chapter 18.380—Zoning Map& Text Amendments • Chapter 18.390—Decision Making Procedures • Chapter 18.520–Commercial Districts(proposed amendment) • Chapter 18.630—Washington Square Regional Center Plan District Responses to relevant sections of the Code are provided in this narrative. MUC Text Amendment(Code Narrative) Page 8-14 March 2017 Chapter 18.520—Commercial Zoning Districts 18.520.010 Purpose A. Provide range of commercial services for city residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the city so that residents can fulfill all or most of their needs within easy driving and, ideally within easy walking and/or biking distance of their homes.The location of land within each commercial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of commercial activity on established residential areas.At the same time, it is important to create more opportunities for mixed use, including residential, commercial and institutional activities, in new and re-developing commercial areas. B. Facilitate economic goals.Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the city limits, in compliance with the economic goals of the City of Tigard Comprehensive Plan. Applicant's Response: The proposed text amendment will change the allowed uses in the MUC zone to permit Motor Vehicle Sales/Rental as primary use in certain areas and subject to certain screening requirements. The proposed text amendment is consistent with the purpose of the MUC zone because it provides the option to develop an additional commercial use within the "full range of retail and office"uses that residents can access within the MUC zone. By providing an additional commercial primary use option in the MUC zone, the text amendment will facilitate the City's economic goals by broadening the full range of economic activities and job opportunities that may occur in the MUC zone. 18.520.030 Uses Applicant's Response: In accordance with this section of the code, some potential uses within this zoning district have certain restrictions. The Applicant is requesting a modification to one such use restriction, #24 which currently allows Motor Vehicle Sales/Rental use "as accessory to a permitted use as long as this use is contained within the same building as the permitted use, and does not exceed the floor area of the permitted use." The Applicant is requesting to amend this use restriction to allow Motor Vehicle Sales/Rental as a primary use in certain locations,subject to certain screening requirements. MUC Text Amendment(Code Narrative) Page 8-15 March 2017 As future development is considered, this modification would provide another use option for infill and/or redevelopment. 18.520.050 Special Limitations on Uses E. In the MUC, MUE-1, MUE-2, MUR-1 and MUR-2 zones.Within the Washington Square Regional Center,the standards of Chapter 18.630 shall also apply. L J Applicant's Response: The Applicant acknowledges that the Standards of Chapter 18.630 apply since the affected area is zoned Mixed Use Commercial(MUC). The proposed text amendment itself does not conflict with any of the special limitations on uses stated in this section. Any development of Motor Vehicle Sales/Rental use after the adoption of the proposed amendment would be required to comply with the use limitations of this section. 18.520.060 Additional Development and Design Guidelines C. Washington Square Regional Center.See Chapter 18.630 for additional development and design guidelines. (Ord. 10-02 §2) Applicant's Response: As discussed further below, the proposed text amendment will apply only to an area that is within the MUC zone and WSRC Plan District. The proposed text amendment itself does not conflict with any of the additional development and design guidelines stated in this section. Any development of Motor Vehicle Sales/Rental use after the adoption of the proposed amendment would be required to comply with the development and design guidelines of this section. Chapter 18.630—Washington Square Regional Center Plan District 18.630.010 Purpose and Applicability A. Purpose. 1. This chapter will implement the vision, concepts and principles contained in the Washington Square Regional Center Plan, and the recommendations contained in the Phase II Implementation Plan Summary Report, prepared by a task force appointed by the City of Tigard. 2. Metro's Regional Urban Growth Management Functional Plan target growth capacity for the Washington Square regional center will be met by permitting MUC Text Amendment(Code Narrative) Page B-16 March 2017 mixed use development within the regional center at densities appropriate for an urban center. 3. A mixed use regional center will contain a variety of districts that vary in scale, predominant use, and character. Distinct districts, connected to each other and to the rest of the region by a multi-modal transportation system,will provide a range of working, living and shopping opportunities. 4. Improved multi-modal transportation links, higher densities,variety of land uses, and enhanced environmental qualities will all contribute to create a desirable, livable community in the face of dramatic population and employment growth. 5. New mixed-use zoning districts, along with existing residential zoning districts in established areas, are appropriate for the regional center. Applicant's Response: The proposed text amendment will apply to an area of the City that is fully within the WSRC Plan District. The proposed text amendment is consistent with the purpose of the WSRC Plan District because it meets the goals and objectives of the WSRC Plan and Phase II Implementation Plan Summary Report, as discussed above in response to the METRO Functional Plan Title 6 criteria. The proposed text amendment will allow an additional commercial primary use in the WSRC Plan District and MUC zone,providing additional options for commercial redevelopment or infill development and potentially increasing commercial density. This is consistent with the purpose of the WSRC Plan District. B. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center Plan District.These design standards address several important guiding principles adopted for the Washington Square Regional Center Plan District, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. C. Development conformance.All new developments, including remodeling and renovation projects resulting in new non-single-family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the development and building codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. MUC Text Amendment(Code Narrative) Page B-17 March 2017 D. Permitted and conditional uses. Permitted and conditional uses are those uses permitted outright, with restrictions, or conditionally within the MUC, MUE-1, MUE- 2, MUR-1 or MUR-2 zones pursuant to Section 18.520.030. E. Conflicting standards.The following design standards apply to all development located within the Washington Square regional center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the development code, standards in this section shall govern. (Ord.13-04§1) Applicant's Response: The proposed text amendment does not itself conflict with the design and development requirements for the WSRC Plan District. Any development of Motor Vehicle Sales/Rental use after the adoption of the proposed amendment would be required to comply with the development and design guidelines of this section. Applicable criteria impacted by the adoption of the text amendment are discussed below. 18.630.015 Where These Regulations Apply The regulations of this chapter apply to the Washington Square Regional Center Plan District. The boundaries of this plan district are shown on Map 18.630.A located at the end of this chapter, and on the official zoning map. (Ord.13-04§1) Applicant's Response: The proposed text amendment will allow Vehicle Sales/Rental use in an area of the MUC zone that is also within the WSRC Plan District. The regulations of this chapter will apply to any proposed development of a Motor Vehicle Sales/Rental use in the Plan District area if the text amendment is adopted. 18.630.050 Site Design Standard. Compliance.All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met.Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, governing criteria for granting a variance, is satisfied. E. Parking location and landscape design. 1. Purpose.The emphasis on pedestrian access and a high quality streetscape experience requires that private parking lots that abut public streets should not be the predominant street feature.Where parking does abut public streets, high quality landscaping should screen parking from adjacent pedestrian areas. 2. Standard. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the city where this requirement applies. In general, streets with higher functional classification will be identified as primary MUC Text Amendment(Code Narrative) Page B-18 March 2017 streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50%of the primary street frontage. When abutting public streets, parking must be behind a landscaped area constructed to an L-1 parking lot screen standard.The minimum depth of the L-1 landscaped area is eight feet or is equal to the adjacent building setback, whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard.The L-1 and L-2 standards are more fully described in Section 18.630.090. (Ord.12-09§1) Applicant's Response: The proposed text amendment applies only to areas adjacent I Highway 217. It requires that any outdoor vehicle display and storage is substantially screened from the adjacent frontage of roadways and that these frontages ensure a pedestrian- oriented environment. Although outdoor vehicle display and storage use is not parking, the visual impact to adjacent roadways may be similar. By requiring substantial screening, the proposed text amendment is consistent with and complementary of the WSRC Plan District requirements for screening as part of site design. After adoption of the proposed text amendment, any Motor Vehicle Sales/Rental would be required to comply with the site design requirements of this section. 18.630.090 Landscaping and Screening Applicable levels. Two levels of landscaping and screening standards are applicable. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen.The L-1 standard applies to setbacks on public streets.The L-1 standard is in addition to other standards in other chapters of this title.The setback shall be a minimum of eight feet between the parking lot and a public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback.All L-1 trees shall be a minimum of 3%z-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. B. L-2 general landscaping.The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those required for the L-1 parking lot screen). For trees and shrubs required by Chapter 18.745, the L-2 standard is an additional standard. All L-2 trees shall be 21/z-inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. (Ord.12-09§1) MUC Text Amendment(Code Narrative) Page B-19 March 2017 Applicant's Response: The proposed text amendment applies only to areas adjacent to Highway 217. It requires that any outdoor vehicle display and storage is substantially screened from the adjacent frontage of roadways that these frontages ensure a pedestrian-oriented environment. Although outdoor vehicle display and storage use is not parking, the visual impact to adjacent roadways is similar. By requiring substantial screening, the proposed text amendment is consistent with and complementary of the WSRC Plan District requirements for screening as part of site design. After adoption of the proposed text amendment, any Motor Vehicle Sales/Rental use would be required to comply with the site design requirements of this section. MUC Text Amendment(Code Narrative) Page B-20 March 2017 C. Exhibit Drawing The following exhibit drawings are intended to meet the plan and graphic requirements for the MUC Text Amendment proposal. Exhibit drawings contained in this section include: Exhibit 1 Proposed Boundary of Affected Area MUC Text Amendment(Exhibit Drawing) .K r r t2a" v --,•-. ,y.' F .y a l _ lit - `,, 5. f I asjjrr� 1. * /' ! i o- 4 , r. _x PAA ''' Pr�G -z" s'n oak St _ *0 � - { El J 1 II,,D2016Europa Technologies, 0 201,5 Google , Section C - Exhibit 1 — Proposed Boundary of Affected Area D. Appendices The following appendices provide background documentation and technical data that support the MUC Text Amendment proposal. These include following: Appendix 1 Comprehensive Plan Map Appendix 2 Zoning Map Appendix 3 Proposed Text Amendment Appendix 4 Transportation Planning Rule Compliance MUC Text Amendment(Appendices) 4.1°2 'V„. I+ I �0O �NEST �--° / / p�\ . 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The map is intended as a general � I /� I �� 1 Tigard, O R 9 7 2 2 3 ' reference only and zoning desingations should always be verified. 5 0 3 6 3 9-4 1 7 1 --I www.tigard-or.gov TIGARD l II rT { azv �+ L a r� I r �_ Path:\\tiggisdbdevl\Geoprocessing\MapGallery_MXDs\d_planning\a_zoning\zoning1117.mxd Existing Code Language: The MUC District allows Motor Vehicle Sales/Rental subject to the following limitation: [24]Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use, and does not exceed the floor area of the permitted use. Proposed Amended Code Language: [24] This use is allowed only in mixed use developments in the Washington Square Regional Center at(1)a location north of Highway 217 and(2)provided outdoor vehicle display and storage is predominantly screened from the adjacent frontage of such roadways in a manner which ensures a pedestrian-oriented environment on such frontages. V K I TT E LS 0 N 610 SW ALDER STREET,SUITE 700 \ & ASSOCIATES PO5 503 228.D52330,OR 97F 5503.273.8169 MEMORANDUM Date: March 8, 2017 Project#:21036 To: Gary Pagenstecher City of Tigard Planning Department 13125 SW Hall Boulevard Tigard, OR 97223 From: Diego Arguea and Marc Butorac Project: MUC Zone Text Amendment to Allow Motor Vehicle Sales/Rental as a Primary Use Subject: Transportation Planning Rule Compliance This memorandum has been prepared to address the compliance of the proposed Text Amendment with the Oregon Transportation Planning Rule (TPR) Planning Goal 12: Transportation. We have reviewed the change proposed by the Text Amendment and find that the proposed Text Amendment would not result in a significant impact as defined by the TPR. The remainder of this memorandum provides additional information regarding a sample project that could be approved if the Text Amendment is adopted, and details supporting our findings. NEW ALLOWED MUC ZONE PRIMARY USE: MOTOR VEHICLE SALES/RENTAL The adoption of the proposed Text Amendment would provide the ability to provide Motor Vehicle Sales/Rentals as a primary use within the MUC zone. A car dealership project proposed in conjunction with the Text Amendment serves as a typical example of the use that could develop in certain areas of the MUC zone if the Text Amendment is adopted. The impact on the transportation system of a specific use can be assessed by the associated trips generated by a typical example of that use. For example, a potential car dealership project could include approximately 55,550 square-feet of car sales and service center. A typical breakdown of uses within the Motor Vehicle Sales/Rental use of this size could consist of approximately 31,200 square feet of Parts and Service, 3,400 square feet of Service Reception, 17,300 square feet of dealership floor (with a 2,600 square-foot mezzanine), and a display area of approximately 1,050 square feet. Vehicle trip estimates were generated using Trip Generation, 9th Edition (Reference 1), published by the Institute of Transportation Engineers (ITE). Based on the nature of the Motor Vehicle Sales/Rental use that will be allowed if the Text Amendment is adopted, the New Car Sales land use (ITE 841) was used to estimate the trips, which includes all ancillary uses such as vehicle display areas, parking, and new car storage areas. Consistent with the critical peak hour of a typical weekday, Table 1 summarizes the FILENAME:K.:IH PORTLAND IPROJFILEI21036-WASHINGTON SQUARE LAND ROVER I REPORTI FINAL 121036 TPR MAR 8.DOCX MUC Zone Text Amendment to Allow Motor Vehicle Sales/Rental as a Primary Use Project#:21036 March 8,2017 Page 2 estimated daily and weekday PM peak hour trips generated by a potential car dealership. Daily trips have been rounded to the nearest 10 trips while peak hour trips have been rounded to the nearest 5 trips. Table 1 Estimated New Car Sales Site-Generated Trips Weekday PM Peak Hour ITE Land Use Units Land Use Code (sq.ft.) Daily Trips Total In Out New Car Sales 1,790 145 60 85 841 55,550 Less Pass-by(20%) (360) (30) (15) (15) Net New Trips 1,430 115 45 70 As shown in Table 1, a typical 55,550 square-foot car dealership development is estimated to generate approximately 1,430 weekday daily trips, with 115 trips projected to occur during the weekday PM peak hour. The following section addresses TPR compliance and compares the trip generation in Table 1 with that of a typical shopping center use of the same size in the same location. Shopping centers are a currently- allowed use in the area of the MUC zone to which the Text Amendment will apply and thus the trips generated by a shopping center use are already accounted for by the City Transportation System Plan (TSP). Therefore, the trips associated with this allowed use serve as a baseline to determine whether the proposed Text Amendment will impact the transportation system. TRANSPORTATION PLANNING RULE CONSIDERATIONS A Text Amendment to the City Development Code is required to allow Motor Vehicle Sales/Rental as a primary use in certain locations, subject to certain screening requirements. d Transportation Planning Rule (TPR), as documented in Oregon Administrative Rule 660-012-0060, a modification to the use or intended use of an existing zoning designation must not result in a significant effect on the transportation system. To test for a significant effect, the trip generation potential of a permitted land use has been prepared for an equivalently sized development allowed outright under the existing zoning (MUC Mixed-Use Commercial). Per the City Development Code (Section 18.520.020.Hh retail uses are allowed outright: MUC: mixed use commercial district. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. Kittelson&Associates,Inc. Portland,Oregon MUC Zone Text Amendment to Allow Motor Vehicle Sales/Rental as a Primary Use Project#:21036 March 8,2017 Page 3 Based on the above Code text, and the intent of the MUC zone encompassing the Washington Square Mall shopping district, a shopping center land use was selected for comparison. The resulting trip generation potential for an equivalently-sized shopping center development (55,550 square feet) is shown in Table 2. . ITE 820 was used to estimate the trips associated with the shopping center use. As in Table 1, daily trips have been rounded to the nearest 10 trips while peak hour trips have been rounded to the nearest 5 trips. Table 2 Estimated Shopping Center Site-Generated Trips Weekday PM Peak Hour Land Use ITE Land Use I (sq.ft) i Dail 111 .1 Out Shopping Center 2,380 205 100 105 820 55,550 Less Pass-by(34%) (810) (70) (35) (35) Net New Trips 1,570 135 65 70 As shown in Table 2, an equivalently sized shopping center development (allowed outright under the MUC zoning) would result in approximately 1,570 net daily trips with 135 trips occurring during the weekday PM peak hour. SUMMARY The proposed trip generation associated with a typical new car sales development (Table 1) is estimated to generate fewer daily and critical peak hour trips than the permitted-use trip generation potential of the area to which the Text Amendment applies under existing MUC zoning (shown in Table 2). The proposed Text Amendment to the City Development Code, which will allow Motor Vehicle Sales/Rental as a primary use in certain areas of the MUC zone, is consistent with the trip generation characteristics of the underlying MUC zoning intent for retail uses. Given that the development of a typical car dealership which would be allowed under the Text Amendment will generate fewer trips than the existing zoning development potential, it was determined that the proposed Text Amendment will not result in a significant effect to the existing transportation system and no additional technical transportation analyses are needed to support the TPR findings. We trust this memorandum adequately addresses Statewide Planning Goal 12, allowing City of Tigard planning staff to make findings demonstrating compliance with applicable policies of the Comprehensive plan. Please contact us if you have any questions or require additional analysis. Kittelson&Associates,Inc. Portland,Oregon Washington Square Mall Jaguar/Land Rover February 2017 N J r IMSTHO 7 i �I ( ! ITT,�-m 594��e J _ ,LL-. , —i S1 AD 17 AM C E --� o i i i I I Swrlco rrr -•. i / f i diet, e.a' B 0 3 Figure Proposed Site Plan Fi g Tigard, Oregon 1 R 1prgfile111070-Washington Square Mezzanine Additionldwgslfigs111070Figs.dwg Jun 03,2010-8.16am- ctiesler Layout Tab:Fig01 ,A71Ili\ SCyo<<S F<c c A T` p p Ah'yq `o. En M L`��d MNcJ�N O mo A N C) 0 DO I 2 Z 90 Z Z D "' Z N N A 0 5M Z _ z Z cna X Z g � O Z z Y mm ° ^ O Z m "A _..ae SW , a o GF µ Cl) � nN REN RG RD , :,. r o Washington Square H&M Store I June 2010 A C-71' COMIAON AREA RSTLEVEL I 1 SHOWN BELOW EXISTING SQUARE °P�TOB°N I I Lc E FOOTAGE 1Y LINE I I I F H88 942S.F_ - - � j I _ NEW SOUARE MEZZANINE - t-j FOOTAGE LE L 70345.F. " _ j 9 I I Y ELEMENT- FX LEMENT- J w ' C XBRACING BTAIRBIELEVAT. p� n II �; m SP ICTURAL 3 STORAGE a W20 EXPANDED AREA ' AREA EXISTMG " 2355 S.F. "'^'NT^'"'E" / s VLE/SE $RiUCTURAL MAINT STAIft91ElEVATgiJ o I LINE ELEMENT- C XBRACING y I BY 1st FLOOR-EXISTING 2nd FLOOR& SCALE:1"=50' MEZZANINE FIRST LEVEL= 9428 SF SCALE: 1"=35' SECOND LEVEL= 2355 SF 3 MEZZANINE=7034 SF TOTAL= 18,817 SF PROPOSED H&M STORE SITE PLAN WASHINGTON SQUARE MALL TIGARD,OREGON KKITTELSON&ASSOCIATES,INC. TRANSPORTATION EN INEERMG I PLANNRJG V,'ashington Square Rcb,onal Center Plan District ° City OE Tigard Plan District Boundary Tigard City Boundary Macerich MUC Subdistrict Boundary �♦ 1w � i 1 i 'nuicorp'orated l C? lnn :) strart tin�ards I'a A0�? `.131)!r 1 p on .'lnnc yattbn ��,y,S sem` SW L.OGUSY S'1 • .� 12,E � � J � C0 ✓1 IL i i !` • ♦� + p i i,♦ ♦, 1 ♦ r • '°� Qb • 1 t • ♦ 1 ♦ 1 ♦ i Washington Square Regional �O __`` Center Plan District ascad f Q`_ City of Tigard Park G Macerich MUC i Subdistrict Boundary R �! s ■ / ■ ■ L . R-4 MUr t � MUR-2 ■ ■i ■' hington ` Squ -4.5 R-121 c� r uc > , MUE-2 2 R-12 MUE-1 PR RA.-5 -� MUR-2 (PD) R E- (PD) PR R-45 R-12 '. R-12 (PD) '' ,. MUR-1 R-7 1 /1 R (PD) R-3.5R-4.5 R-7 R-12 R-12 I \\ Beaverton - J I z �• 20 Comprehensive Plan Map o � LU _ W •1 U a i Comnrehensive Plan Ix Q ■Q Q �5Low Density Residential LU p w LU LU C O� �?.' Medium Density Residential v 1ex z Medium-High Density Residential w ■0 OHigh Density Residential w 1� BLUM RD LL ■z E ®Mixed Use Residential 1 "' 1= Mixed Use Residential 2 O MUE-1 Mixed Use Central Bus Dist IQ)S 1 General Commercial S U M M I T D OProfessional Commercial ■ IPCommunity Commercial / 1 - Neighborhood Commercial Beaverton i Mixed Use Commercial +++ Mixed Use Employment Q Mixed Use Employment 1 - z Mixed Use Employment 2 L _ter Light Industrial M U C - Heavy Industrial M -- n S � �aL ST Open ace p 1 Public Institution MUE-2 �� t ■1 (Washington County) P—T QUARE RD - - 4, Overlay Zones OS H L Historic District Overlay 21v Planned Development Overlay MR-$ �\ L W S=Site 1_OS_ > \\\ 4 Map printed at 03:06 PM on 26-May-1 t ELENA �.Ia...m.m. � Dev opmeM Servkes DNl.len. M I ■ LN DATA IS DERIVED FROM MULTIPLE SOURCES THE CRY OF TIGARD MAKES NO J■�/� I WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT.ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE /f. CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS,OR /t�•v M UE-1 INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. V� COMMUNI I Y DEVELOPMENT DEPARTMENT Uty of Tigard T p 1318g25 SW Hall Blvd Feet O M U R-1 M T'GAR MAPS Ti503639-4171 23 . ' p [ www.tigardor.gov [DATE: 3/17/2017 11: 13 AM] [AUTHOR: dconklin] [PLOTTER: CutePDF Writer] [STYLE: WHP-Standard.ctb] [PATH: P: \Mildren Design Group PC\P0017407W\Execution\Drawings\Survey\P0017407W-V-TPOO.dwg] [LAYOUT: 24x36] LI.swcIfffard 5t m Y4N Neati Of t'e: A Mo1ulamah 131vd SW Blakeney 81 ci# i y SW Garden Home Rd 3WGarden HameRd R 'A Rd - S„B.„.„,.,., te4 ' T 4 �; SW Bc;A� ,1 Garden ,� P::: Hama-Whitford l N ,, O O i9 r C 1 T 1. c °� e S ¢S qt ➢ SW FlorenceL.n sw er Ns' a n " • 15- s[if` o,' " uggarS1 380Br,ckm�nS1 e. R£ENWAY ��fid/I,tl SSyo�y SWTaykrsFerry Rd BRADLEY N ,,, a CORNER SWCedarcrestSt N s 9 a a P 5. a g A 51+Y a415�d 5[ BEA VERT ON ,., pr ti p 1. a - - su r swa conx5wga s S5V Gyral St`m i SW Landa J St 03 TSWLocwalSt Metzger tl f sW Mapleleaf st ,, N Q m ? E. SW Oak 51 ; . 5;:_, \ r `' SW Quk 51 c y mp - ti'• - - - _ c l s,�G.„ t, r2r, 8 2 r�5� SITE b VIL1 R6DGE ,_.i .A5'?' 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LEGEND / x BOUNDARY LINE DECIDUOUS TREE 1.----------- - - RIGHT-OF-WAY LINE RIM=197.94 so+ 21" INV.=189.51(N) wx WATER LINE \ -7 24" INV.-188.73(SW) CONIFEROUS TREE JGQ* SDx STORM LINE o+ ssx SANITARY SEWER LINE / \ ,fy �� \ 5 / -� BUSH L--- / 1 / �/ Gx GAS LINE / SPRK OHPx OVERHEAD POWER LINE N SPRINKLER VALVE UGPx UNDERGROUND POWER LINE / ° POST ED UGTx UNDERGROUND TRANSMISSION LINE SIGN / I / 5� / GAS METER CURB AND GUTTER \ IT1 GAS VALVE EDGE OF WALK \ / s�+ �� 04C LIGHT POLE MAJOR CONTOUR / MINOR CONTOUR 00 / \ moo+ � Dip ELECTRIC JUNCTION BOX x © POWER MANHOLE / / A TRANSFORMER 4+ - YARD LIGHT / / dos SANITARY CLEAN OUT X 0 i / ca+ a / SANITARY MANHOLE � ® STORM DRAIN / TAX LOT ® �o / 100 wx \ !"1: / / I 0❑ STORMCATCH MANHOLEBASIN O CATCH BASIN (TYPE II) eco STORM CLEAN OUT -----:7-7‘ ® TELEPHONE PEDESTAL \�' xTTELEPHONE VAULT x\'x I \ UTILITY POLE // o /..0# 0 a+ - + i FIRE HYDRANT t � J �� , Q ` 1.0' NON-ACCESS EASEMENT / JJJ))) [1.. ® WATER METER DOC. NO.: 94 033939 \ �x / x 50+ RIM=187.8 w • D4 WATER VALVE hNV.=SUMP(S) INV.=SUMP(SE) � EASEMENT FOR SLOPES & RIM=187.72I MISCELLANEOUS UTILITIES V.=SUMP(SE) / / \ // �, x RIM=188.79 d �� s RIM=187.47 �'-o 24" INV.=181.17(NE) \ J A- o-r INV.=SUMPS s' 12" INV.=180.95(N) / 4x + RIM=187.97 24" INV.=179.63(S) \ \)C. Sp/ SPRK \�'x so+ �� 10" INV.=179.72(W) ,,- :' # .„--------"- N Q ��, 18" INV.=179.60(N) �' X ic -k-r_,, ��, �' 12" INV.=179.53(E) fr a / RIM=188.01 1•` wx , sox 21" INV.=179.24(5) // 6" INV.=181.68(SW) Olt , CONC. / 6"INV.=181.56(E) , } / s wx sox PAVERS �/ `. /y� c� / s s r- sox aos BLOCK WALL �_ / x �' \ \ RIM=187.07 W/WOOD BENCH ,, ` / ssx �\w� sox INV.=SUMP(W) / // i s� Qk f•-,, SIGN EASEMENT / / \�'x sox a DOC. NO. 97-108989 / i / , v k v ,,/ /`. \ RIM=187.52 �� --'/o / c5' / ��\ �` wx �� .� 6" INV.=180.19(S)4 / I�/ V f v �Q / oi . �\ 6" INV.=180.13(W) // / OVERHANG ssx x 8" INV.=179.64(E) o• �I/ o kfrr 7, ii ��RIM=183.32 issx ^ ssx S66, SSx SSx SSx .x SSx SSx- \ LAMP , - (FULL OF DEBRIS) // J '` Q �Q� � + � �' POST }/ 24" CULVERT C.,00' ge.- / • %/ F/L=177.27 � ,IN 1-STORY / , ---) / co / / ABANDONED RESTAURANT } / e�P / (FORMER T.G.I. FRIDAYS) / ,� / , ,, \I 8 CULVERT M / 8,950 SQ. FT. ± /41 '----,, / .1 F/L=176.94 ., /6 / O (SEE NOTE) RIM=185.31 / \ INV.=SUMP(E) / Pi / OVERHANG � Nj Q} % RIM=185.90 d -.- /Q. }�� 6' WOOD p INV.=SUMPS) °� o FENCE k MONITORING /�� 30 CULVERT \ QD WELL /RK F/L=174.16 tea+ Q� RIM=184.86 �� N • + co o INV SUMP(SW) RIM=182.19 • �/ � GpA- Ni �� INV.=SUMP(W) 24" CULVERT :C CD F/L=173.62 �w �� F �, x\exp /1'� Gx c:x�Gx'Gx--G' I (-/) 21" CULVERT x Gx �• Gx� --� M / FOTO F/L=176.67 �Qk illi / /V T� /�� G,q�o /I/ T� h'jC l tib, 1/ / GRAVEL SHOULDER SDx RIM=193.70 15" INV.=185.00(SW) 10" CULVERT 18" INV.=184.49(N) ELEVATIONS DEPICTED HEREIN ARE BASED UPON F/L=180.57 18" CULVERT THE WASHINGTON COUNTY VERTICAL DATUM (SEE NOTE) F/L=182.68 NOTE: TWO (2) CULVERTS DEPICTED HEREIN WERE SEARCHED FOR BUT NOT FOUND DURING THE EASEMENTS DEPICTED FROM DOC. NO. 97-108989 ARE TO COURSE OF THIS SURVEY, THE INFORMATION SHOWN THE BEST OF OUR ABILITY DUE TO POOR DOCUMENT QUALITY SCALE IS FROM PREVIOUS FIELD WORK. AND DISTANCE TO INITIAL POINT OF DESCRIPTIONS. 30 0 15 60 Im ( FEET ) 1 INCH = 30 FT. SHEET INFO I REVISIONS F TOPOGRAPHIC SURVEY SURVEYED SK,JM NO. BY DATE REMARKS LAND ROVER - WASHINGTON SQUARE DRAWN DAC O 0 %W MILDREN DESIGN GROUP PC CHECKED SK,JM WHPaC111C -nAPPROVED JAB 9755 SW Barnes Rd, Suite 300 WASHINGTON COUNTY, TIGARD, OREGON LAST EDIT 3/16/2017 Portland, OR 97225 503-626-0455 Fax 503-526-0775 PROJECT NUMBER DRAWING FILE NAME SCALE PLOT DATE 3/17/2017 www.whpacific.com P0017407W P0017407W-V-TP00 111 = 30' SUBMITTAL [DATE 3/17/201Dll-13 AI] [AUTHOR. LsTnE 'd1 P'\Mdd n7 t o1v VICINITY MAP TAX LOT """Age"040 1-TO..E) 1802 TAX LO (gylol I LEGEND MANpdRY IME ME "Ir WATER ME ME ME ME IIIIIEft ME ros .06"dRE.., PEAE COMgM TRAR- -Ry cIEM1 OUT 0 TAX LOT W YUYUE CATEN BAdIN(M 1) EN RLMI"NE PEOESiu UlU`Y— Ex FRE.—I NE'DI L7 NOFACfE4 ExsEiiicHT DOC.MD:II-NEMM �T FOR5W 'Ile U. -\ ..IS) —om 2e AnIO(s) N..V. w NX.In "WRO Ir ww�" —dd —110 IF WAMm 41 TE)!2 7 DaG W cz�1J ARANDONED TKMSTAURMT 2e 1-s (FORMER IGI FRIDAYS) IF 'A- R.M sa WTE) w"XIERT F,A-17416 NENEE NENTENNEI F/L-17162 &e4 Aox. o ' 1v 44 I 190,�1-49, ELEVATIONS DEPICTED HEREIN ARE EASED UPON THE WASHINGTON COMFY%IFFIRCAL DATUM (WE MlE) Ir CWIOIT FA=l_ NOTE TWO(2)OUI.VERTS DEPICTED KREN NORE SEARCHED FOR BUT NET FOUND BLOC THE EASEMENTS DEPICTED FROM DOC.K.97-IOBM ARE TO COURSE OF THIS SURWY,THE INFORMATION SIM SCALE IS FROM PREVOUS FIELD WORK THE BEST OF OUR ABUR DUE TO POOR Ni DUALITY IS Id AND DISTANCE TO KTIAI-POINT OF DESCRPTIORS� (FEET) I NEN.— TOPOGRAPHIC SURVEY LAND ROVER-WASHINGTON SQUARE 01 DOUR aoseiso{ss Fu DnS Ewm Ya-777T I n IwHfii�c -0 MLDKN DESIGN GROUP PC WASHINGTON COUNTY,TIGARD,OREGONro IdoolT4OTW I—p—ooT7407W-V-TPl)O Department of Land Conservation and Development " S regon 1 635 Capitol Street:a E Suite 150 Salem,Oregon 97301-2540 ICateBronn, a Phone:503-373-0050 Fax:503-378-5518 wxviv.oregon.gov/LCD NOTICE OF ADOPTED CHANGE TO A COMPREHENSIVE PLAN OR LAND USE REGULATION Date: July 13, 2017 Jurisdiction: City of Tigard Local file no.: DCA2017-00001 DLCD file no.: 002-17 The Department of Land Conservation and Development(DLCD)received the attached notice of adopted amendment to a comprehensive plan or land use regulation on 07/13/2017. A copy of the adopted amendment is available for review at the DLCD office in Salem and the local government office. Notice of the proposed amendment was submitted to DLCD 35 days prior to the first evidentiary hearing. Appeal Procedures Eligibility to appeal this amendment is governed by ORS 197.612, ORS 197.620, and ORS 197.830. Under ORS 197.830(9), a notice of intent to appeal a land use decision to LUBA must be filed no later than 21 days after the date the decision sought to be reviewed became final. If you have questions about the date the decision became final,please contact the jurisdiction that adopted the amendment. A notice of intent to appeal must be served upon the local government and others who received written notice of the final decision from the local government. The notice of intent to appeal must be served and filed in the form and manner prescribed by LUBA, (OAR chapter 661, division 10). If the amendment is not appealed, it will be deemed acknowledged as set forth in ORS 197.625(1)(a). Please call LUBA at 503-373-1265, if you have questions about appeal procedures. DLCD Contact If you have questions about this notice,please contact DLCD's Plan Amendment Specialist at plan.amendmentsk state.or.us DLCD FORM 2 NOTICE OF ADOPTED CHANGE FOR DLCD USE TO A COMPREHENSIVE PLAN OR File No.: LAND USE REGULATION Received: Local governments are required to send notice of an adopted change to a comprehensive plan or land use regulation no more than 20 days after the adoption. (See OAR 660-018-0040). The rules require that the notice include a completed copy of this form. This notice form is not for submittal of a completed periodic review task or a plan amendment reviewed in the manner of periodic review.Use Form 4 for an adopted urban growth boundary including over 50 acres by a city with a population greater than 2,500 within the UGB or an urban growth boundary amendment over 100 acres adopted by a metropolitan service district.Use Form 5 for an adopted urban reserve designation, or amendment to add over 50 acres,by a city with a population greater than 2,500 within the UGB.Use Form 6 with submittal of an adopted periodic review task. Jurisdiction: Tigard Local file no.: DCA2017-00001 Date of adoption: July 11,2017 Date sent: 7/13/2017 Was Notice of a Proposed Change(Form 1) submitted to DLCD? Yes: Date(use the date of last revision if a revised Form lwas submitted): May 1, 2017 No Is the adopted change different from what was described in the Notice of Proposed Change? Yes No If yes,describe how the adoption differs from the proposal: Yes.Area of effect is within newly developed subdistrict to the Washington Square Regional Center Plan District, rather than specific development site.Outdoor auto inventory"Screened from view"standard more restrictive than porposed "predomnantly screened from view." Local contact(name and title): Gary Pagenstecher,Associate Planner Phone: 503-718-2434 E-mail: garyp@tigard-or.gov Street address: 13125 SW Hall Blvd. City: Tigard Zip: 97223- PLEASE COMPLETE ALL OF THE FOLLOWING SECTIONS THAT APPLY For a change to comprehensive plan text: Identify the sections of the plan that were added or amended and which statewide planning goals those sections implement,if any: NA For a chanee to a comprehensive plan may: Identify the former and new map designations and the area affected: Change from to acres. A goal exception was required for this change. Change from to acres. A goal exception was required for this change. Change from to acres. A goal exception was required for this change. Change from to acres. A goal exception was required for this change. Location of affected property(T,R, Sec.,TL and address): The subject property is entirely within an urban growth boundary The subject property is partially within an urban growth boundary http://www.oregon.gov/LCD/Pages/forms.aspx -1- Form updated November 1,2013 -a If the comprehensive plan map change is a UGB amendment including less than 50 acres and/or by a city with a population less than 2,500 in the urban area, indicate the number of acres of the former rural plan designation,by type,included in the boundary. Exclusive Farm Use—Acres: Non-resource—Acres: Forest—Acres: Marginal Lands—Acres: Rural Residential—Acres: Natural Resource/Coastal/Open Space—Acres: Rural Commercial or Industrial—Acres: Other: —Acres: If the comprehensive plan map change is an urban reserve amendment including less than 50 acres,or establishment or amendment of an urban reserve by a city with a population less than 2,500 in the urban area, indicate the number of acres,by plan designation,included in the boundary. Exclusive Farm Use—Acres: Non-resource—Acres: Forest—Acres: Marginal Lands—Acres: Rural Residential—Acres: Natural Resource/Coastal/Open Space—Acres: Rural Commercial or Industrial—Acres: Other: —Acres: For a chanee to the text of an ordinance or code: Identify the sections of the ordinance or code that were added or amended by title and number: The proposed Code Amendment would amend the Tigard Development Code Section 18.520,Table 18.520.1 Use Table Commercial Zones, Note [24], and add 18.630.015.13 Subdistricts. For a chanee to a zonine may: Identify the former and new base zone designations and the area affected: Change from to Acres: Change from to Acres: Change from to Acres: Change from to Acres: Identify additions to or removal from an overlay zone designation and the area affected: Overlay zone designation: NA Acres added: Acres removed: Location of affected property(T,R, Sec.,TL and address): List affected state or federal agencies, local governments and special districts: DLCD, Metro Identify supplemental information that is included because it may be useful to inform DLCD or members of the public of the effect of the actual change that has been submitted with this Notice of Adopted Change,if any. If the submittal,including supplementary materials, exceeds 100 pages, include a summary of the amendment briefly describing its purpose and requirements. Planning Commission Recommendation to City Council (Attachments to Ordinance No. 17-16) http://www.oregon.gov/LCD/Pages/forms.aspx -2- Form updated November 1,2013 NOTICE OF ADOPTED CHANGE - SUBMITTAL INSTRUCTIONS 1. A Notice of Adopted Change must be received by DLCD no later than 20 days after the ordinance(s) E-mails with attachments that exceed 20MB will implementing the change has been signed by the not be received, and therefore FTP must be used for public official designated by the jurisdiction to sign these electronic submittals. The FTP site must be the approved ordinance(s) as provided in used for all.zip files regardless of size. The ORS 197.615 and OAR 660-018-0040. maximum file size for uploading via FTP is 2. A Notice of Adopted Change must be submitted 150MB. by a local government(city, county, or metropolitan Include this Form 2 as the first pages of a combined service district). DLCD will not accept a Notice of file or as a separate file. Adopted Change submitted by an individual or private firm or organization. 5. File format: When submitting a Notice of Adopted Change via e-mail or FTP, or on a digital 3. Hard-copy submittal: When submitting a disc, attach all materials in one of the following Notice of Adopted Change on paper,via the US formats: Adobe .pdf(preferred); Microsoft Office Postal Service or hand-delivery,print a completed COPY of this Form 2 on light green paper if (for example,Word.doc or docx or Excel .xls or available. Submit one copy of the proposed change, xlsx); or ESRI.mxd, .gdb, or. mpk. For other file including this form and other required materials to: formats,please contact the plan amendmentspecialist at 503-934-0017 or Attention: Plan Amendment Specialist plan.amendments(i)state.onus. Dept. of Land Conservation and Development 6. Content: An administrative rule lists required 635 Capitol Street NE, Suite 150 content of a submittal of an adopted change(OAR Salem, OR 97301-2540 660-018-0040(3)). By completing this form and This form is available here: including the materials listed in the checklist below, http://www.oreizon.gov/LCD/forrns.shtml the notice will include the required contents. 4. Electronic submittals of up to 20MB may be Where the amendments or new land use regulations, sent via e-mail. Address e-mails to including supplementary materials, exceed 100 plan.amendments@ state.or.us with the subject line pages, include a summary of the amendment briefly "Notice of Adopted Amendment." describing its purpose and requirements. Submittals may also be uploaded to DLCD's FTP 7. Remember to notify persons who participated in site at the local proceedings and requested notice of the htip://www.oregon.gov/LCD/Pages/papa submittal.as final decision. (ORS 197.615) Px- If you have any questions or would like assistance,please contact your DLCD regional representative or the DLCD Salem office at 503-934-0017 or e-mail plan.amendmentsastate.or.us. Notice checklist. Include all that apply: Completed Form 2 A copy of the final decision(including the signed ordinance(s)). This must include city and county decisions for UGB and urban reserve adoptions The findings and the text of the change to the comprehensive plan or land use regulation If a comprehensive plan map or zoning map is created or altered by the proposed change: A map showing the area changed and applicable designations, and Electronic files containing geospatial data showing the area changed, as specified in OAR 660-018- 0040(5), 60-018- 0040 5 , if applicable http://www.oregon.gov/LCD/Pages/forms.aspx -3- Form updated November 1,2013 Any supplemental information that may be useful to inform DLCD or members of the public of the effect of the actual change http://www.oregon.pov/LCD/Pages/forms.aspx -4- Form updated November 1,2013