Ordinance No. 01-07 . F
CITY OF TIGARD,OREGON
ORDINANCE NO.OI-
AN ORDINANCE ADOPTING THE COMPREHENSIVE PLAN AND DEVELOPMENT
CODE CHANGES FOR THE DURHAM QUARRY SITE (CPA2001-00001/
ZOA2001-00001/ZON2001-00001).
WHEREAS, The Durham Quarry consists of approximately 29 acres of land, 8 of which are
located in the City of Tigard and 21 of which are location in the City of Tualatin;and
WHEREAS,Tigard,Tualatin and Washington County have worked together to develop a plan for
this surplus site which includes the proposed amendments and an Inter-Governmental Agreement
(IGA)giving Tualatin review authority for the portion of the site in Tigard;and
WHEREAS, the portion of the Durham Quarry site located in the City of Tigard is identified on
WCTM 2S 113AC,tax lot 01200;and
WHEREAS,the IGA is being developed but has not yet been signed;and
WHEREAS, the Planning Commission held a public hearing, which was noticed in accordance
with the City standards,on 5-7-01 and voted to recommend approval of the requested amendments
with concerns to the City Council;and
WHEREAS,the Planning Commission concerns have been adequately addressed by the applicant
based on information and testimony provided at a 6-26-01 City Council meeting;and
WHEREAS, the City Council held a public hearing, which was noticed in accordance with City
standards,on 6-26-01 and voted to approve the proposed amendments;and
WHEREAS, the decision to adopt was based on compliance with Oregon Statewide Planning
Goals #l, #2, #9, #10, #12 and #13; Metro functional Plan Titles 1, 3, 4, 7, and the Regional
Transportation Plan; Comprehensive Plan Policies 1.1.1, 2.1.1, 3.3.1, 5.1, 6.1.1,8.2.2, 9.1.1, 12.1.1
and 12.2.1; and Community Development Code Chapters 18.380.030, 18.390.050 and 18.390.060
as detailed in the staff report(Exhibit 1).
NOW,THEREFORE,DE IT RESOLVED by the Tigard City Council that:
SECTION 1: The requested amendments are approved based on the analysis and findings in
the staff report(Exhibit 1).
SECTION 2: The adopted comprehensive plan text amendment and development code text
amendments,are shown in Exhibits 2 and 3.
SECTION 3: The zoning on the property identified as WCTM 2S113AC, tax lot 01200 is
changed from I-P to MUC-1.
ORDINANCE NO.01- U7 iArptnljulia\cpdWurhamquarryadoptionord.doc
Page I of 2 05/31/01/1:33 PM
SECTION 4; The approved amendments and zone change shall not be effective until the IGA
has been signed b the City o
Tigard and the Ci h
of Tualatin..
PASSED: By UN AMOUs vote of all Council members present after being read by number
and title only, a CUA this day of ,
2001.
we �
Catherine Wheatley,City Record
APPROVED: By Tigard City Council this day of ,2001.
J es E.Gri th, ayff--
Approved as to form-
ityAtto y
6 - 2 ( -- n1
Date
MINANCE NO.01 0'7 i:VrpMuJia\cpaaldwham quarry adoption wd.doc
Page 2 of 2 05/23/01/4:08 PM
Exhibit 1
Agenda Item: 5.1
Hearing Date: May T 2001 Time: 7:30 RM
STAFF REPORT TO THE
PLANNING COMMISSION CM OF 11119"a
cownuftay
FOR THE CITY OF TIGARD,OREGON StnWA hap ".ems
SECTION I. APPLICATION SUMMARY
CASE NAME: DURHAM QUARRY
CASE NO.: Comprehensive Plan Amendment(CPA) CPA2001-00001
Zone Ordinance Amendment(ZOA) ZOA2001-00001
Zone Change(ZON) ZON 2001-00001
PROPOSAL: Washington County has requested a comprehensive plan amendment, a zone
change and zone ordinance amendment on this property to change it from Industrial
Park (I-P) to a new zoning designation of Mixed Use Commercial (MUC-1). The
purpose is to be consistent with zoning recently adopted on adjacent property in the
City of Tualatin in order to facilitate a mixed use development on the existing
Durham Quarry site. The Durham Quarry is a 29 acre parcel owned by Washington
County. Approximately 21 acres is located within the City of Tualatin and
approximately 8 acres is within the City of Tigard. The Quarry has been declared
surplus and,therefore,the County wishes to sell it or lease it on a long term lease to.
a developer. After many months of multi jurisdictional meetings, it was determined
that a mixed use commercial development was a better use of the surplus land than
the existing Industrial Park zone would allow. No development applications have
been proposed.
APPLICANT/ Washington County CONSULTANT: Frank Angelo
OWNER: Carry Eisenberg Angelo Eaton and Associates
111 SE Washington 620 SW Main,suite 201
Hillsboro,OR 97123 Portland,OR 97205
COMPREHENSIVE
PLAN
DESIGNATION: Existing—Industrial Park(I-P),Proposed—Mixed Use Commercial(MUC-1)
LOCATION: Corner of 721 Avenue and Bridgeport;WCTM 2S113AC tax lot 01200
APPLICABLE
REVIEVu
CRITERIA: Community Development Code Sections 18.380.030, 18.390.050 and
18.390.060; Comprehensive Plan Policies 1.1.1, 2.1.1, 3.3.1, 5.1, 6.1.1, 8.2.2,
9.1.1, 12.1.1 and 12.2.1; Statewide Planning Goals 1, 2, 9, 10, 12 and 13; and
Metro Functional Plan Titles 1,3,4,and 7.
SECTION II. STAFF RECOMMENDATION
Staff recommends that the Planning_Commission forward a recommendation of
APPROVAL of the requested comprehensive plan amendment,zone ordinance amendment,and zone
change to the City Council.
STAFF REPORT TO THE PLANNING COMMISSION 5.7-2001 PUBLIC HEARING
CPA2001.00001/ZOA20D1-0000120N2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE t OF 12
Exhibit 1
SECTION III. BACKGROUND INFORMATION
Site History
The entire 29 acre property, known as the Durham Quarry, has been operating as a gravel quarry for
many years. The property was owned and operated by Washington County. The gravel has been
extracted and Washington County has declared the property surplus and wishes to sell it or lease it on a
long term lease.
Vicinity Information
The property to the south of the subject site is the portion of the quarry site in the City of Tualatin. The
property to the north is zoned Industrial Park(inside the City of Tigard) and developed with an industrial
office complex. The property to the west is in the City of Durham and is zoned and developed
residential. To the east is SW 72nd Avenue and property zoned and developed General Commercial.
Site information and proposal description
Washington County has requested a comprehensive plan amendment,a zone change and zone ordinance
amendment on this property to change it from Industrial Park (1-P) to a new zoning designation of Mixed
Use Commercial (MUC-1). The purpose is to be consistent with zoning recently adopted on adjacent
property in the City of Tualatin in order to facilitate a mixed use development on the existing Durham
Quarry site. The Durham Quarry is a 29 acre parcel owned by Washington County. Approximately 21
acres is located within the City of Tualatin and approximately 8 acres is within the City of Tigard. The
Quarry has been declared surplus and, therefore, the County wishes to sell it or lease it on a long term
lease to a developer. After many months of multi-jurisdictional meetings, it was determined that a mixed
use commercial development was a better use of the surplus land than the existing Industrial Park zone
would allow. No development applications have been proposed. The City of Tualatin has already adopted
essentially the same language that is being proposed with this application with the understanding that both
jurisdictions will have the same standards and Tualatin will administer all land use and building permits for
the entire quarry site.
SECTION IV SUMMARY OF REPORT
Applicable criteria,findings and conclusions
• Tigard Development Code 18.380
• Tigard Development Code 18.390
• Statewide Planning Goals
• Applicable Comprehensive Plan Policies
• Applicable Metro Standards
Additional City staff and outside agency comments
Staff analysis, issues and concerns
Attachments:
1. Applicant's narrative/proposal(includes proposed text changes as exhibits)
2. Staff revised Comprehensive Plan changes
3. Staff revised Development Code Changes
SECTION V. APPLICABLE CRITERIA FINDINGS AND CONCLUSIONS
Tigard Development Code 18.380
Chapter 18.380 states that a recommendation or a decision to approve, approve with conditions
or to deny an application for a quasi-judicial amendment shall be based on all of the following
standards:
Demonstration of compliance with all applicable comprehensive plan policies and map
designations;
STAFF REPORT TO THE PLANNING COMMISSION 5.7-2001 PUBLIC HEARING
CPA2001-0000UZOA20014X000120N2001-00D01 DURHAM QUARRY CODE AMENDMENT PAGE 2 OF 12
Exhibit 1
As described within this report, the proposed change is consistent with all applicable comprehensive
plan policies, Development Code standards, applicable Metro standards and applicable Statewide
Planning Goals. The proposed amendment to the zoning district map will occur concurrently with the
amendment of the Comprehensive Plan map from Light Industrial to Mixed Use Commercial, thus the
proposed zoning amendments will be compliant with the Comprehensive Plan Map amendment.
Compliance with the applicable Comprehensive Plan policies is addressed further in this report.
Demonstration of compliance with all applicable standards of any provision of this code or other
applicable Implementing ordinance; and
As discussed above and within this report, The proposed amendments are consistent with all applicable
plan policies, development code standards, applicable Metro standards and applicable statewide land
use goals.
Evidence of change in the neighborhood or community or a mistake or inconsistency in the
comprehensive plan or zoning map as it relates to the property which is the subject of the
development application.
When the Industrial Park (Light Industrial) designation was placed on this property in the
Comprehensive Clan, zoning map and Metro maps, the site was actively operated as a quarry. The
land is owned by Washington County. Since that time, the quarry operation has ceased and
Washington County has declared the property surplus, thereby resulting in a change in circumstances
affecting the property. The cities of Tigard and Tualatin have been working with Washington County to
identify an appropriate mix of uses for the site and have agreed to work together to help encourage a
high quality, mixed use development on the site. Due to its proximity to 1-5 and arterial roads, it was
determined that an industrial use would not be the most economic and efficient use of the land. In
addition, because of the existing commercial zone to the south in Tualatin, an industrial zone would not
provide an opportunity for a cohesive development over the entire quarry site.
FINDING: Based on the analysis above and further in this report, the standards outlined in Section
18.380 have been addressed and satisfied.
Tigard Development Code 18.390
Chapter 18.390.060E states that for legislative map and text amendments (comprehensive plan
and development code)the recommendation by the Commission and the decision by the Council
shall be based on consideration of the following factors:
The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes
Chapter 197;
Any federal or state statutes or regulations found applicable;
Any applicable Metro regulations;
a Any applicable Comprehensive Plan policies; and
s Any applicable provisions of the City's implementing ordinances.
This report addresses the applicable standards listed above and demonstrates that the proposed
amendment complies with all applicable Statewide Planning Goals, Metro regulations, Comprehensive
Pian policies and provisions of the Development Code. There are no applicable federal or state
regulations other than those previously listed.
FINDING: As discussed in detail throughout this report, the proposed amendments comply, or can
be conditioned to comply,with the standards outlines in 18.390.060.6.
STAFF REPORT TO THE PLANNING COMMISSION 5.7-2001 PUBLIC HEARING
CPA2001-0000120A2001-M120N2001.00001 DURHAM QUARRY CODE AMENDMENT PAGE 3 OF 12
Exhibit 1
Statewide Planning Goals
Statewide Planning Goal 1 —Citizen Involvement:
This goal outlines the citizen Involvement requirement for adoption of Comprehensive Plans and
changes to the Comprehensive Plan and implementing documents.
This goal has been met by complying with the Tigard Development Code notice requirements set forth
in Section 18.390. Notice was mailed to all property owners within 500 feet of the subject site and
notice was published in the Tigard Times prior to the hearing. In addition, after the hearing before the
Planning Commission, additional notice will be published prior to the City Council hearing. Two public
hearings are held (one before the Planning Commission and the second before the City Council) in
which an opportunity for public input is provided.
Statewide Planning Goal 2—Land Use Planning:
This goal outlines the land use planning process and policy framework. The Comprehensive
Plan was acknowledged by DLCD as being consistent with the statewide planning goals.
The Development Code implements the Comprehensive Plan. The Development Code establishes a
process and policies to review changes to the Development Code consistent with Goal 2. The City's
plan provides analysis and policies with which to evaluate a request for amending the Code consistent
with Goal 2. As discussed within this report, the proposed amendments comply with the Development
code and Comprehensive Plan criteria.
Statewide Planning Goal 5—Natural Resources
Requires the inventory and protection of natural resources, open spaces, historic areas and
sites suitable for removal and processing of mineral and aggregate resources.
The Durham Quarry was utilized as a quarry for many years. Tigard assisted in protecting this resource
by zoning the property industrial, recognizing the quarry usage needs of the site. Now, however, the
quarry has been fully extracted and no longer needs protection as a resource. The County has deemed
the land surplus and has proposed a zone change which will allow a more economic and efficient use of
the land than if the zone were to remain industrial. Since the quarry use no longer exists, the change
would not violate Goal 5.
There is also a wetland area identified on Metro maps along the southern portion of the property. The
applicant has stated this resource was created as a result of the mining operation. They believe that
this can be adequately addressed during development review under the existing USA, Metro and City
Sensitive Land standards. Because there are numerous review processes in place and the applicant is
well aware of the issue, staff feels comfortable that allowing the property to be zoned as proposed will
not, in itself, violate Goal 5 issues. Staff has explained to the applicant that there is a risk that this
resource will have to be protected and may affect the development proposal on this property.
Statewide Planning Goal 9-Economic Development:
The purpose of goal 9 is to provide adequate opportunities throughout the state for a variety of
economic activities vital to the health,welfare and prosperity of Oregon's citizens.
This is accomplished in part by requiring Comprehensive Plans to provide an adequate supply of sites
of suitable size, location, etc., for Industrial and Commercial uses and to limit uses on or near sites
zoned for specific industrial and commercial uses to those which are compatible with proposed uses.
While the proposed amendment will result in less industrially zoned land, the accommodation of a
mixture of uses will promote opportunities for a variety of economic activities and will encourage
diversity of development.
STAFF REPORT TO THE PLANNING COMMISSION 5.7-2001 PUBLIC HEARING
CPA2001-0000120A2001.00001/ZON2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE 4 OF 12
Exhibit 1
Statewide Planning Goal 10--Housing:
This goal requires that plans encourage the availability of adequate numbers of needed housing
units at various price ranges and rent levels and allow for flexibility of housing location, type
and density.
The proposed amendment will allow multi-family residential development at a density of 25-50 units per
acre. The City currently complies with this goal by having a variety of density levels in residential zones,
however, allowing some residential density within a mixed use development provides another avenue
for housing opportunities.
Statewide Planning Goal 12-Transportation:
This goal is intended to provide and encourage a safe, convenient and economic transportation
system. This Goal is implemented by Oregon Administrative Rule 660-12, which is also known
as the Transportation Planning Rule (TPR). Section 650-12-060 states that plan amendments
which significantly affect a transportation facility shall assure that allowed land uses are
consistent with the identified function,capacity, and level of service of the facility.
The applicant has provided a traffic report, prepared by DKS Associates, which states that the change
from I-P to MUC-1 on this property will not significantly impact the surrounding transportation system. It
is recognized that there are traffic issues in this area, however, these will be addressed once a specific
development plan and related traffic study have been submitted.
Statewide Planning Goal 13-Energy Conservation.
This goal is intended to encourage uses developed on land to be managed and controlled so as
to maximize the conservation of all forms of energy, based upon sound economic principles.
Priority consideration in land use planning should be given to methods of analysis and
implementation measures that will assure achievement of maximum efficiency in energy
utilization. The allocation of land and uses permitted on the land should seek to minimize the
depletion of non-renewable sources of energy.
By providing for mixed uses on this site, it is anticipated that the energy demand will be minimized
because fewer and shorter trips will be needed to obtain necessary services. In addition, the applicant
has indicated that building design techniques that can promote energy conservation will be considered
during future design review stages of the project.
FINDING: Based on the analysis above, staff finds that the proposed zoning does not violate
applicable statewide land use goals.
Applicable Comprehensive Plan Policies
Policy 1.1.11(a) requires that legislative changes are consistent with statewide planning goals
and the regional plan adopted by Metro.
The proposal is consistent with Statewide Planning Goals as addressed above under 'Statewide
Planning Goals'. The proposal conforms with the applicable portions of the Metro "Urban Growth
Management Functional Plan" that was approved for adoption on October 24, 1996, by Metro as
discussed within this report.
Citizen Involvement: Policy 2.1.1 states that the City shall maintain an ongoing citizen
involvement program and shall assure that citizens will be provided an opportunity to be
involved in all phases of the planning process.
STAFF REPORT TO THE PLANNING COMMISSION 57-2001 PUBLIC HEARING
CPA2001-00001/ZOA2001-0000120N2001.00001 DURHAM QUARRY CODE AMENDMENT PAGE 5 OF 12
Exhibit 1
The Planning Commission and City Council hearings have been legally advertised. Notice has been
sent to property owners within 500' of the subject property to ensure that they will have the opportunity
to learn about the hearing and to participate in it. In addition, a neighborhood meeting was held on June
29, 2000 at the Tigard Fire Department, Station 51, 8935 SW Burnham Street, to present an overview of
the proposed amendments to the community in accordance with the City's neighborhood meeting
requirements.
Policy 3.3.1 states that the City shall support the efforts of Washington County, Beaverton and
Metro to ensure the availability of rock mineral resources.
The City complied with this Comprehensive Plan criterion by designating the subject site industrial. As
mentioned previously in this report, the quarry land is no longer in operation and has been deemed
surplus by the County. The applicant has proposed changes to the comprehensive plan, which will
delete the last finding discussing the Durham Quarry site. Staff supports this proposed change.
Policy 5.1 stated that the City shall promote activities aimed at the diversification of the
economic opportunities available to Tigard residents with particular emphasis placed on the
growth of the local job market.
Policy 5.5 states that the City shall prohibit residential development in commercial and industrial
zoning districts except existing single family in mixed use employment shall be considered
permitted uses and new multi-family density development shall be permitted and encouraged to
develop at R-40 densities.
Policy 5.1 is addressed because the proposed zoning will provide for a diverse mix of uses by providing
a mix of commercial and residential opportunities on the same site. Policy 5.5 is addressed because
the proposed mixed use zoning allows for residential development at a minimum density of 25 units per
acre and a maximum of 50 units per acre.
Housing: Policy 6.1.1 requires the City shall provide an opportunity for a diversity of housing
densities and residential types at various prices and rent levels.
This policy is primarily implemented through OAR 660-07, the Metropolitan Housing Rule. The rule
requires that the City maintain sufficient residential buildable land to provide the opportunity for at least
50% of new units to be attached single family or multi-family housing and to provide for an overall
density of ten units per acre. The City is currently in compliance with this rule. The proposed Durham
Quarry Mixed Use Commercial zoning will allow new multi-family developments and will therefore
increase the supply of land available for multi-family housing. The current Industrial Park zoning only
allows individual caretaker dwellings. "
Transportation: Policy 8.2.2:The city shall encourage the expansion and use of public transit by
locating land intensive uses in close proximity to transitways; Incorporating provisions into the
community development code which require development proposals to provide transit facilities;
and Supporting efforts by TRI-MET and other groups to provide for the needs of the transit
disadvantaged.
The Durham Quarry mixed use development will allow the development of more intense land uses in
close proximity to existing bus lines on 72nd Avenue and on Lower Boones Ferry Road. In addition, the
site is within one-half mile of the Tualatin Park-and-Ride lot. The existing Development Code addresses
the provision of transit facilities, therefore, required facilities will be providad when development is
proposed on the site. The City of Tigard, together with the City of Tualatin and Washington County,will
continue to work with Tri-Met on issues associated with the transit disadvantaged.
STAFF REPORT TO THE PIANNING COMMISSION 5-7-2001 PUBLIC HEARING
CPA2001-00001/ZOA20014)00012ON2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE 6 OF 12
Exhibit 1
Energy: Policy 9.1.1: The city shall encourage a reduction in energy consumption by increased
opportunities for energy conservation and the production of energy from alternative sources.
Policy 9.1.3 states that the City shall encourage land use development which emphasizes sound
energy conservation design and construction.
Allowing mixed use development on the Durham Quarry site will encourage reduction in energy
consumption by allowing the opportunity for housing to be located in close proximity to jobs and transit.
Locational Criteria:
Housing Policy 12.1.1:The city shall provide for housing densities in accordance with applicable
Plan Policies; applicable Locational Criteria; and applicable Community Development Code
provisions.
Medium-High Density and High Density Residential policy 12.1.3.A
The following factors will be the determinants of the areas designated for high density on the
plan map:
(1) Areas which are not committed to low density development;
(2) Areas which can be buffered from low density residential areas in order to maximize the
privacy of established low density residential areas;
(3) Areas which have direct access from a major collector or arterial street;
(4) Areas which are not subject to development limitations;
(5) Areas where the existing facilities have the capacity for additional development;
(6) Areas within one-quarter mile of public transit;
(7) Areas within one-quarter mile from neighborhood and general commercial shopping
centers or business and office centers; and
(8) Areas adjacent to either private or public permanent open space.
The Durham Quarry site is not currently committed to low density development. Neighboring uses
include a mix of office and residential in the City of Durham to the west, commercial to the east, light
industrial to the north, and the remainder of the Durham Quarry site in Tualatin to the south. The
existing development code has buffering and screening standards which will protect the existing
residential neighborhood in the City of Durham. The Durham Quarry site will have direct access via
Bridgeport Road and/or 72"d Avenue, both of which are designated as major collector streets. While
there is a potential water resource area on the site (as discussed previously in this report) it is not
believed to be a significant limitation to development in that development could be planned around it
and the resource could be incorporated into a development proposal if protected.
As described in the applicant's submittal- Exhibit F (traffic impact assessment from DKS), the proposed
rezoning from IP to MUC-1 will not significantly impact the City of Tigard's street system. In general,
mixed-use development can benefit the transportation System by reducing the overall number of trips by
providing more opportunities for employment and retail activities on the site. Any proposed
development on the site would necessarily provide transportation improvements sufficient to support
proposed new development and land use densities. Water, sewer and stormwater facilities are or will
be available to the site when development is proposed. Existing bus lines serve this area via 72nd
Avenue and Lower Boones Ferry Road. The applicant has indicated that neighborhood and general
commercial shopping, business and office centers will likely be located on the Durham Quarry site,
together with any proposed multi-family residential. The Durham City Park is the closest park to the
site. It is located approximately one-half mile away. The applicant will be required to provide a
minimum of 10 percent landscaping. During the design review process through the City of Tualatin it is
anticipated and encouraged that there would be some common areas within the development dedicated
and designed for public gatherings.
STAFF REPORT TO THE PLANNING COMMISSION 5-7-2001 PUBLIC HEARING
CPA2001-0Oo0VZOA2001-MlfZON2001-00001 , DURHAM QUARRY CODE AMENDMENT PAGE 7 OF 12
Exhibit 1
Policy 12.1.3.8 states that the following factors will be determinants of the density ranges
allowed In the medium-high and high demrty planned areas should the City adopt more than
one, high density zone:
1) The topography and natural features of the area and the degree of possible buffering from
established low density residential areas;
2) The capacity of the services;
3) The distance from public transit; and
4) The relationship of the site to existing neighborhood and general commercial centers and
office and business centers.
Given the topography, natural features and degree of possible buffering from the established low-
density residential area to the east, the Durham Quarry site is well suited to the proposed density of 25
to 50 units per acre. Existing bus lines serve this area via 72nd Avenue and Lower Boones Ferry Road.
Given the relationship of the site to existing neighborhoods and the potential for the on-site development
of commercial centers and office and business centers, the Durham Quarry site is well suited for the
proposed density of 25 to 50 units per acre as part of the overall mixed-use development. Much
discussion occurred with the City and service providers in determining the best use of this land and staff
has received no capacity related concerns for this site as a mixed use development.
Commercial Policy 12.2.1
A. Provide for commercial development based on the type of use, its size and required trade
area
B. Apply all applicable pian policies
C. Apply the appropriate locational criteria applicable to the scale of the project.
The Washington Square Regional Center Plan included amendments to the Comprehensive Plan
locational criteria related to Mixed Use developments. The City Council adopted these amendments but
delayed implementation until further study was done. In the interim, there are adopted standards that
are not formally incorporated into the Comprehensive Plan. The applicant's proposal calls for some
amendments to the Mixed Use Development language already adopted as part of the Washington
Square Regional Center. Because the original language has not been incorporated into the
Comprehensive Plan, the Council will need to adopt a portion of the Mixed Use section which relates to
this development. The applicant's submittal (Exhibit A-3) shows the proposed amendments, however,
staff has also included an attachment showing the entire language that must be adopted and included in
the Comprehensive Plan in order to state that this proposal meets the Comprehensive Plan criteria and
standards. The text staff is asking to be adopted is labeled ATTACHMENT 2
FINDING: Based on the analysis above, the proposed amendment complies, or will comply after
suggested changes are made, with the applicable Comprehensive Plan standards and
criteria.
Applicable Metro standards
Metro Functional Plan Title 1 —Requirements for Housing and Employment Accommodations
Functional Plan policies in Title 1 seek ways to increase the capacity within the urban growth
boundary, such as changing local zoning to accommodate development at higher densities in
locations supportive of the transportation system.
While the City currently complies with density requirements, the proposed amendments allowing mixed
use development, including multi-family residential at densities of 25 to 50 dwelling units per acre, are
supportive of the intent of Title 1.
STAFF REPORT TO THE PLANNING COMMISSION 5.7.2001 PUBLIC HEARING
CPA2oo1.OOOO120A2001.00001/ZON2001-00001 DURHAM GUaxRY CODE AMENDMENT PAGE 8 OF 12
Exhibit 1
Metro Functional Plan Title 3 — Water Quality, Flood Management, and Flsh/Wildlife Habitat
Conservation Protect beneficial uses and functional valties of water quality and flood
management resources by limiting uses in these areas. Establish buffer zones around resource
areas to protect from new development.
As stated previously in this report, a small portion of the southwest corner of the site appears on Metro's
Title 3 map as a wetland area. This portion of the site included quarry operations and has been
disturbed. Since this resource is mapped, issues related to Title 3, if any, will be addressed during
future development review actions utilizing USA standards as well as the City of Tigard's Sensitive
Lands Review standards.
Metro Functional Plan Title 4—Retail in Employment and Industrial Areas
This title restricts some types of commercial development in designated Employment and
Industrial Areas. The Title 4 "Employment and Industrial Areas Map" designates the Durham
Quarry site as an "Employment Area". Metro Code 3.07.420.0 states that areas that do not allow
retail uses larger than 60,000 square feet in Employment Areas shall continue to prohibit them
unless they meet one of the exception criteria.
The Durham Quarry site is zoned industrial and designated as an Employment Area on Metro's 2040
Growth Concept map. The applicant's proposal shows limiting "bulk sales" and "repair-oriented"
commercial uses to no larger than 60,000 square feet of gross floor area per building or business,
however they have not proposed to limit sales-oriented uses. Metro provided comments to this extent
stating that the applicant can either ask for a Title 4 map amendment removing this area as an
Employment Area, or restrict the amount of retail to no larger than 60,000 square feet per building or
business. Staff asked the applicant to respond. The applicant has stated that they would prefer to
amend the zoning regulations to restrict sales-oriented retail and personal services to no more than
60,000 square feet per building or business. Staff has provided an attachment(ATTACHMENT 3, pg. 4)
which reflects the changes proposed by the applicant with this additional restriction added.
Metro Functional Plan title 7—
The intent of this section is to provide a choice of housing types, that regulation barriers to
sufficient and affordable housing are reduced for households of all income levels that live In the
region, that.housing opportunities commensurate with the wage rates of jobs are available
within each subregion, a process for addressing current and future need for and supply of
affordable housing is initiated, and concentrations of poverty are reduced.
By providing for a residential component, the applicant will be providing additional housing opportunities
for people within this region.
FINDING: Based on the analysis above, the proposed amendments will comply with the applicable
Metro standards provided the retail uses are limited to 60,000 square feet per business
or use as shown in Attachment 3, pg. 4.
SECTION VII ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS
City of Tigard Police Department, City of Tigard Operations Department have reviewed this
proposal and offered no comments or objections
City of Tigard Engineering Department has had an opportunity to review this proposal and offered no
comments or objections.
City of Durham has had an opportunity to review this proposal and pointed out that the subject site
map provided in the applicant's submittal (page 3) is incorrect. They indicated that they would likely
provide additional comments but none have been received to date.
STAFF REPORT rO THE PLANNING COMMISSION 6.7.2001 PUBLIC HEARING
CPA2001-000012OA2001-00001l20N2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE 0 OF 12
Exhibit 1
City of Tualatin has had an opportunity to review this proposal and provided comments which are
summarized below:
The applicant's materials, p. 5, Table 1 states Repair oriented and bulk sales uses are restricted to
60,000 square feet but it does not explain exactly what the restriction is. Further in the materials
(Exhibit B, p,7)there is a footnote that states "per building or business". Tualatin recommends that this
language be deleted since their code does not have this same limitation. Tualatin's code refers to the
60,000 square feet in terms of building footprint.
Staff response: Metro has provided comments indicating that because the property in Tigard is a
designated Employment Area, retail uses (including the addition of sales oriented
and personal services) must be limited to 60,000 square feet per building or use.
Because of this, the restriction must remain on these uses even though this will
result in a slight disparity between Tigard and Tualatin standards.
Tualatin also pointed out that Exhibit B, p. 2 states that the maximum density of 25 units/acres. Staff
has contacted the consultant and determined that this was a typo. Staffs proposed text changes
(ATTACHMENT 3, pg. 3)reflects the correct language.
Tualatin has concerns that the proposed language (Exhibit C, p. 3, 18,640.200, A.3) refers to the
proposed IGA for resolving conflicting standards. Tualatin's language refers to an Architectural Review
board which shall resolve conflicting standards based on criteria which a.) give deference to using
18.640 and b.) use the standard that will yield the highest quality development. Tualatin recommends
that Tigard incorporate the same criteria into this section (without reference to the Architectural Review
Board) because of the potential problems with having criteria and standards in the IGA, which is not a
land use document.
Staff response: It is staff's understanding that this was proposed the way it was because
originally, it was proposed to use the same language as Tualatin, however the
City of Tigard does not have a►►Architectural Review Board. The intent is to allow
Tualatin's process to review the entire site, which includes review by the
Architectural Review Board. Further, it is staff's understanding that the "terms"of
the IGA would be that Tualatin's process is what is used to review land use
proposals on the Tigard property, therefore, it isnot a land use decision and will
not result in conflicts. In any event, staff found that the applicant had proposed
two separate sections to address conflicting standards. The section referred to by
Tualatin has been deleted and there are no references to the IGA in Section
18.640.040B.
The final comment from Tualatin is pointing out a typo in Exhibit C, .5, 18.640.300, G, Parking. The
P 9 YP p 9
typo currently reads"It there is no alley..." and should read "If there is no alley..." This typo has been
corrected in staffs proposed text changes (ATTACHMENT 3, pg. 15).
Washington County has had an opportunity to review this proposal and offered no comments or
objections.
DLCD has had an opportunity to review this proposal and indicated concerns that the proposed code
language does not include certainty and direction to ensure that there will be a residential component in
future development on the site. DLCD recommends additional code language that provides regulatory
measures and incentives to increase the likelihood of mixed-use development on the site. One of the
measures recommended is to limit the square footage of retail development and of single-use retail
structures. It is also suggested that the City consider code language that encourages or requires
"vertical"mixed use.
STAFF REPORT TO THE PLANNING COMMISSION 5.7-2001 PUBLIC HEARING
cPA2001-oo001/z0.A2w1-oWO1IZON2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE 10 OF 12
Exhibit 1
DLCD also points out that, while the applicant states the designation will not significantly affect the
transportation facility, Section 660-12-060 of the Transportation Planning Rule stili should be addressed.
It is noted that to successfully implement statewide Planning Goal 12, land uses and the transportation
system for this area must be integrated and designed to maximize efficiency and reduce reliance on the
automobile.
Staff response: In response to Metro's comments, as discussed previously in this report, the
standards for retail uses will be changed to limit the size of buildings and uses for
retail to 60,000 square feet (in accordance with Metro standards). There are no
state or regional standards which require a residential component for
development proposed on this site. Mixed-use development is encouraged,
however, Tigard complies with the housing density requirements throughout the
City without this property being included. There is no need, therefore, to place
additional requirements on this property to ensure housing is developed. In
response to the transportation comments, the applicant does not have a specific
developer lined up, nor a proposed transportation system plan for the
development. When a specific plan is proposed, it will be reviewed in accordance
with the standards of the Development Code with consideration to maximizing
efficiency and reducing reliance upon the automobile. This standard will be
thoroughly addressed at time of development review.
Metro Land use and Planning Growth Management has had an opportunity to review this proposal
and have offered comments regarding Title 4 compliance which have been incorporated and addressed
within this report. Their comments state that the quarry site is an employment area, designated on the
Title 4 maps and as such, cannot allow retail uses larger than 60,000 square feet per building or use
without a Title 4 map amendment.
Oregon Department of Transportation has reviewed the proposal and has provided the following
comments: "as noted ODOT has no objections and has been involved in the process. Our issues
pertaining to mitigating traffic impacts on the interchange will be addressed at the development stage."
City of Tigard Water Department has reviewed the proposal and has offered the following comments:
"It is the intent that Tualatin will also be the provider of water to this site?"
Staff response: It is Staff's understanding that Tualatin will be the service provider for the entire
development site. The details will be worked out in an Intergovernmental
Agreement.
SECTION VI. STAFF ANALYSIS. (SUES AND CONCERNS
Based on the information above, the proposal complies with the applicable Development Code,
Comprehensive Plan, Metro and Statewide Planning goal standards with the following exceptions:
• Proposal must include the full version of the Washington Square Regional Center language
regarding Mixed Use Commercial development adopted into the Comprehensive Plan,and
• Proposal must show that sales-oriented and personal service retail uses will be limited to no more
than 60,000 square feet as proposed by the applicant.
Provided these changes are made, staff finds that the proposed Comprehensive Plan text and map
changes and the Development Code changes meet the applicable standards and can be approved.
In addition to these technical issues, staff has concerns about the logistics of the zone change given
STAFF REPORT TO THE PLANNING COMMISSIOt! 5-7-2081 PUBLIC HEARING
CPA2001-0000120A2801-MI/ZON2001-00001 DURHAM QUARRY CODE AMENDMENT PAGE 11 OF 12
Exhibit 1
that the anticipated IGA has not been developed or signed. One of the main reasons for the zone
change and staffs support of it is that it will allow an efficient development of the entire quarry site.
Staff does not want to allow this zone change to move forward and then have something fall through
and be faced with a developer wanting to develop a non-cohesive development on Tigard's portion
alone. With that in mind, staff is recommending that the zone change and text amendments be effective
upon the signing of the Intergovernmental Agreement between the City of Tigard and the City of
Tualatin.
Aaril 26. 2001
PREPARED BY: Julia Hajduk DATE
Associate Planner
April 26. 2001
APPROVED BY: Nadine Smith DATE
Long Range Planning Manager
i:\Irpin\julia\Durham Quarry staff report.doc
STAFF Rj3ORT TO THE PLANNING COMMISSION 67-2001 PUBLIC HEARING
CPA20014100012OA2001-M12ON200 oMl DURHAM QUARRY CODE AMENDMENT PAGE 12 OF 112
Exhibit 2
Proposed Tigard Comprehensive Plan Text Amendments
For the Durham Quarry Mixed Use Development
The following changes are the applicant's proposed changes with modifications
by staff as discussed in the staff report.
Because portions of the text being amended were adopted as part of the
Washington Square Regional Center Plan which has not been implemented and
incorporated into the Comprehensive Plan,the italicized text(which represents
the text adopted as part of the Washington Square Regional Center Pian) must be
adopted and incorporated into the Comprehensive Plan at this time as well. The
underline text represents proposed additions and the tex4 with MR"'14-01HU-IRS'
represents proposed deletions.
Tigard Comprehensive Plan, Findings Policies& Implementation Strategies,Volume II
1. GENERAL POLICIES
IMPLEMENTATION STRATEGIES
1. The Comprehensive Plan Future Land Use Map and the Official Zoning District
map will reflect the plan policies and apply the land use categories in the
following manner:
Strategies a. through j. no change
n. Mixed Use Commercial District-Principle development in these areas
will be high density office buildings, retail and service uses. MUC
districts will encourage larger buildings with parking under,behind
or alongside the structures. There are two auolicable mixed use
commercial zoning districts: MUC and MUC-1. A zoning designation
of MUC will also allow mixed-use development and housing at densities
of 50 units an acres.
r ...' . The Regional Center
Pian recommends that land around the Washington Square May and land
immediately west of Highway 297 be designated
dk&idMUC. A zoning designation of MUC-1 will allow mixed-use
development and housing at densities of 25 to 50 units an acre. The
MUC-1 district is applied to the Durham Quarry site.
2. CITIZEN INVOLVEMENT-no change.
3. NATURAL FEATURES AND OPEN SPACE-no change.
3.3 NATURAL RESOURCES
Findings:
CPA 2001-0001 DURHAM QUARRY EXHIBIT 2 PAGE 1 OF 4
Finding I —no change
Finding 2—[delete]
4. AIR,WATER AND LAND RESOURCES QUALITY—no change.
5. ECONOMY
POLICIES
5.5 THE CITY SHALL PROHIBIT RESIDENTIAL DEVELOPMENT IN COMMERCIAL
AND INDUSTRIAL ZONING DISTRICTS EXCEPT:
COMPLIMENTARY RESIDENTIAL DEVELOPMENT SHALL BE PERMITTED
ABOVE THE FIRST FLOOR IN THE CENTRAL BUSINESS DISTRICT,AND
ABOVE THE SECOND FLOOR IN COMMERCIAL PROFESSIONAL DISTRICTS.
(THE DENSITY OF RESIDENTIAL DEVELOPMENT SHALL BE DETERMINED IN
ACCORDANCE WITH THE R-40 DISTRICTS.)AND;
EXISTING SINGLE FAMILY HOMES WITHIN THE MIXED USE EMPLOYMENT
ZONE SHALL BE CONSIDERED PERMITTED USES AND NEW MULTI-FAMILY
DEVELOPMENT SHALL BE PERMITTED AND ENCOURAGED TO DEVELOP AT
R-40 DENSITIES AND
WITHIN THE MUC-1 DISTRICT WHERE RESIDENTIAL USES SHALL BEI
PERMITTED AND ENCOURAGED TO DEVELOP AT A MINIMUM OF 25
UNITS PER ACRE TO A MAXIMUM OF 50 UNITS PER ACRE. RESIDENTIAL
USES WHICH ARE DEVELOPED ABOVE NON-RESIDENTIAL USES AS
PART OF A MIXED USE DEVELOPMENT SHALL NOT BE SUBJECT TO
THESE DENSITIES.
6. HOUSING-no change.
7. PUBLIC FACILITIES AND SERVICES—no change.
8. TRANSPORTATION—no change.
9. ENERGY—no change.
10. URBANIZATION—no change.
11. SPECIAL AREAS OF CONCERN-no change.
11.9 [RESERVED FOR WASHINGTON SQUARE REGIONAL CENTER]
11.10 DURHAM QUARRY MIXED USE DEVELOPMENT AREA
In 1999 the City of Tigard the City of Tualatin and the property owner.Washington
County.agreed to work together to encourage a high quality,pedestrian-friendly,transit-
CPA 2001-0001 DURHAM QUARRY ATTACHMENT 2,PAGE 2 OF 4
oriented mixed use development on the site of the Durham Quarry site. Only 7.2 acres of
the 28 acre site are within the City of Tigard the remainder is within the City of Tualatin.
The jurisdictions have been working together to develop an intergovernmental agreement
wherein the City of Tigard would authorize the CIty of Tualatin to make land use and
building permit decisions for the portion of the quarry site within Tigard.
POLICIES
11.10.1 THE CITY OF TIGARD WILL CONTINUE TO WORK WITH WASHINGTON
COUNTY AND THE CITY OF TUALATIN TO HELP ASSURE THAT
DEVELOPMENT WITHIN THE DURHAM QUARRY MIXED USE
DEVELOPMENT AREA PROVIDES A HIGH QUALITY URBAN
ENVIRONMENT THAT EMPHASIZES PEDESTRIAN CONNECTIVITY.
11.10.2 THE DURHAM QUARRY MIXED USE DEVELOPMENT AREA SHALL BE
SUBJECT TO AN INTERGOVERNMENTAL AGREEMENT WITH THE CITY
OF TUALATIN WHICH WOULD AUTHORIZE THE CITY OF TUALATIN TO
MAKE LAND USE AND BUILDING PERMIT DECISIONS FOR THE PORTION
OF THE QUARRY SITE WITHIN TIGARD.
11 10 3 A UNIQUE MIXED USE DISTRICT HAS BEEN ESTABLISHED FOR THE
DURHAM QUARRY MIXED USE DEVELOPMENT AREA KNOWN AS MUC-1.
11 10 4 THE MUC-1 DISTRICT IS INTENDED TO PROMOTE DEVELOPMENT
WHICH ALLOWS A MIX OF USES INCLUDING RETAIL,SERVICES,
OFFICE AND RESIDENTIAL. THE MIXED USE COMMERCIAL
DESIGNATION SHOULD ENCOURAGE DEVELOPMENTS THAT ALLOWS
PEOPLE TO WORK SHOP AND LIVE IN A COMPACT,PEDESTRIAN-
ORIENTED COMMUNITY.
11 10 5 NECESSARY PUBLIC FACILITIES INCLUDING SEWER,WATER AND
DRAINAGE FACILITIES SHOULD BE IN PLACE,OR PLANNED TO BE
CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENT.
11.10.6 NECESSARY TRANSPORTATION FACILITIES,AS DETERMINED BY A
TRAFFIC IMPACT ASSESSMENT SHOULD BE IN PLACE.OR PLANNED TO
BE CONSTRUCTED IN TIME TO SUPPORT NEW DEVELOPMENT.
12. LOCATIONAL CRITERIA
[NOTE:Section 12.5 added by Washington Square amendments which have not been
implemented and incorporated into the comprehensive plan. Portions of the text must be adopted and
incorporated as part of this proposal. While the applicant's proposal includes the entirety of the
Washington Square adopted text,the text below includes only the pertinent information which must be
adopted as part of this proposal:]
12.S.1 THE CITY SHALL PROVIDE FOR MIXED USE DEVELOPMENTS IN ACCORDANCE
WITH..
a. APPLICABLE PLAN POLICIES,
CPA 2001-0001 DURHAM QUARRY ATTACHMENT 2,PAGE 3 OF 4
b. APPLICABLE PURPOSE STATEMENTS;AND
C. APPLICABLE COMMUNITYDEVELOPMENT CODEPROVISIONS
1. Mixed Use Commercial
A. The purpose of the Mixed Use Commercial(MUC)land use designation is:
1. To create a dense mixed-use commercial district that forms the
commercial core of the Washington Square Regional Center;
2. To create a high quality,mixed-use commercial district,in
coniunction with the Cittof Tualatin,on the site of the former
Durham!Quarry-.
3. To provide opportunities for major retail goods and services,office
employment,and housing in close proximity,and with good access to
transportation services;
4. To implement the Metro 2040 Growth Concept and Urban Growth
Management Functional Plan for areas designated Regional Center
within the City of Tigard.
Policies
12.5.2. THE CITY SHALL APPLYA MIXED USE COMMERCIAL LAND USE DESIGNATIONFOR
AREAS SHOWN AS REGIONAL CENTER IN THE METRO 2040 GROWTH CONCEPT OR TO
OTHER AREAS IDENTIFIED BY THE CITY AS APPROPRIATE FOR MIXED USE
COMMERCIAL DEVELOPMENT.
IMPLEMENTATION STRATEGIES
L The Community Development Code shall:
a. Include a two Mixed Use Commercial District,WC and NUC-1 ,
CPA 2001-0001 DURHAM QUARRY ATTACHMENT 2,PAGE 4 OF 4
Exhibit 3
Proposed Text Amendments to the Tigard Development Code
The following changes are the applicant's proposed changges with modifications
by staff as discussed In the staff report. Therepresents
proposed additions and the represents proposed
deletions.
Chapter 18.520
COMMERCIAL ZONING DISTRICTS
Sections:
18.520.010 Purpose
18.520.020 List of Zoning Districts
18.520.030 Uses
18.520.040 Development Standards
18.520.050 Special Limitations on Uses
18.520.060 Additional Development and Design Guidelines
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.
18.520.020 List of Zoning Districts
A. C-N: Neighborhood Commercial District. The C-N zoning district is designed to provide
convenience goods and services within a small cluster of stores adjacent to residential
neighborhoods. Convenience goods and services are those which are purchased
frequently, i.e., at least weekly; for which comparison buying is not required; and which can
be sustained in a limited trade area. Such uses include convenience markets, personal
services and repair shops. A limited number of other uses, including but not limited to
restaurants, gas stations, medical centers, religious institutions, transit-related park-and-ride
lots ad facilities with drive-up windows, are permitted conditionally.
B. C-C: Community Commercial District. The C-C zoning district is designed to provide
convenience shopping facilities which meet the regular needs of nearby residential
neighborhoods. With a service area of about 1.5 miles, such commercial centers typically
range in size from 30,000 100,000 gross square feet on sites ranging from 2- 8 acres.
Separated from other commercially-zoned areas by at least one-half mile, community
commercial centers are intended to serve several residential neighborhoods, ideally at the
intersection of two or more major collector streets or at the intersection of an arterial and
collector street. Housing is permitted on or above the second floor of commercial structures
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 1 OF 15
at a density not to exceed 12 units/net acre, e.g., the maximum density permitted in the R-
12 zone. A limited number of other uses, including but not limited to car washes, gas
stations, religious institutions, and transit-related park-and-ride lots, are permitted
conditionally. In addition to mandatory site development review, design and development
standards in the C-C zone have been adopted to insure that developments will be well-
integrated, attractively landscaped,and pedestrian-friendly.
C. C-G: General Commercial District. The C-G zoning district is designed to accommodate a
full range of retail, office and civic uses with a City-wide and even regional trade area.
Except where non-conforming, residential uses are limited to single-family residences which
are located on the same site as a permitted use. A wide range of uses, including but not
limited to adult entertainment, automotive equipment repair and storage, mini-warehouses,
utilities, heliports, medical centers, major event entertainment, and gasoline stations, are
permitted conditionally.
D. C-P: Professional/Administrative Commercial District. The C-P zoning district is designed
to accommodate civic and business/professional services and compatible support services,
e.g., convenience retail and personal services, restaurants, in close proximity to residential
areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road
District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-
40 zoning district, are permitted in conjunction with a commercial development. Heliports,
medical centers, religious institutions and utilities are permitted conditionally. Developments
in the C-P zoning district are intended to serve as a buffer between residential areas and
more-intensive commercial and industrial areas.
E. CBD: Central Business District. The CBD zoning district is designed to provide a
concentrated central business district, centered on the City's historic downtown, including a
mix of civic, retail and office uses. Single-family attached housing, at a maximum density of
12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a
minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted
outright. A wide range of uses, including but not limited to adult entertainment, utilities,
facilities with drive-up windows, medical centers, major event entertainment and gasoline
stations, are permitted conditionally.
F. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority
of the land within the Tigard Triangle, a regional mixed-use employment district bounded by
Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range
of uses including major retail goods and services, business/professional offices, civic uses
and housing; the latter includes multi-family housing at a maximum density of 25 units/acre,
equivalent to the R-25 zoning district. A wide range of uses, including but not limited to
community recreation facilities, religious institutions, medical centers, schools, utilities and
transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that
the automobile will accommodate the vast majority of trips to and within the Triangle, it is still
important to 1) support alternative modes of transportation to the greatest extent possible;
and 2)encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for
those who drive. The zone may be applied elsewhere in the City through the legislative
process.
G MUC 1• Mlxed Use Commercial�he:MUCLA zoning distract,whlich t�desianed't-Q
apj� ,ly to that oortlon of the Curhain Quarry site within thiZb of Tldard is'a mlxed=
use commelcialldistrict tau ded by 72n°-Avenue. Findli"treet and tha Tittard
Tualatin and Durham city llmllts fills:site is thee subjgct of an interac�vernmei tal
agreement between tha cities'of Tiaar�and Tualatin Pursuant to that a esni-int the
City of Tualatin shall tufnish ail° a ntn huildin and associated deveioent
review/Aermilt service "This YaniRg the
Clik oL Tualkin's Mixed Use Cil iiherd a 0y:2dAvr 01k 6L ITQ .Cha®te -571i., .it
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 2 OF 13
18.530.030 Uses
A. Types of uses. For the purposes of this chapter, there are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, but subject to all of the
applicable provisions of this title. If a use is not listed as a permitted use, it may be held
to be a similar unlisted use under the provisions of Chapter 18.230;
2. A restricted (R) use is permitted outright providing it is in compliance with special
requirements,exceptions or restrictions;
3. A conditional use (C) is a use the approval of which is at the discretion of the Hearings
Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320.
If a use is not listed as a conditional use, it may be held to be a similar unlisted use
under the provisions of Chapter 18.230;
4. A prohibited (N) use is one which is not permitted in a zoning district under any
circumstances.
B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is
presented in Table 18.520.1.
C. Accessory structures.
1. Accessory structures are permitted in all commercial zones providing the site is still in
compliance with all development standards, including but not limited to setbacks, height,
lot coverage and landscaping requirements, of the base zone. All accessory structures
shall comply with all requirements of the Uniform Building Code. All accessory
structures except those less than 120 square feet in size require a building permit.
2. All freestanding and detached towers, antennas, wind-generating devices and TV
receiving dishes, except as otherwise regulated by Wireless Communication Facilities
(Chapter 18.798), shall have setbacks equal to or greater than the height of the
proposed structure. Suitable protective anti-climb fencing and a landscaped planting
screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be
provided and maintained around these structures and accessory attachments.
TABLE 18.520.1
USE TAE-LE: COMMERCIAL ZONES
USE CATEGORY C-N' C-Cs C-G C-P CBD MUE20
RESIDENTIAL
Household Living N RB R" R13 R" W1
Group Living N N C N P N
Transitiunal Housing N N C N C N
Home Occupation R2 R2 R2 R2 R2 R2
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 3 OF 13
TABLE 18.520.1 (Continued)
USE TABLE: COMMERCIAL ZONES
USE CATEGORY C-N' C-CS C-G C-P CBD MUE20
CIVIC(INSTITUTIONAL)
Basic Utilities C N N C C C
Colleges N N N N N C
Community Recreation N P N N P C
Cultural Institutions P P P P P P
Day Care P P P P P P
Emergency Services P P P P P P R
Medical Centers C N C C C C C
Postal Service P P P P P P P
Public Support Facilities P P P P P P
Religious Institutions C C P C P P
Schools N N N N N C C
Social/Fraternal Clubs/Lodges C C P P P P
COMMERCIAL
Commercial Lodging N N P R14 P P P
Eating and Drinking Establishments C P P R15 P P
Entertainment-Oriented
- Major Event Entertainment N N C N C N C
Outdoor Entertainment N N P R15 P N N
- Indoor Entertainment P P P P P P P
- Adult Entertainment N N C N C N
General Retail
- Sales-Oriented P P' P R'e P R22 F
- Personal Services P P P P P R22 05
- Repair-Oriented P P P N P R22 R25
- Bulk Sales N N P N N R22
- Outdoor Sales N N P N N N N
- Animal-Related N N N N N P R
Motor Vehicle Related
- Motor Vehicle Sales/Rental N N P/C72 N C N
- Motor Vehicle Servicing/Repair N C8 P/C12 N R18 R22 2
- Vehicle Fuel Sales C C C N C N 0
Office P R9 P P P P R
Self-Service Storage N N C N N N
Non-Accessory Parking C C P P P P
INDUSTRIAL
Industrial Services N N N N N N
Manufacturing and Production
- Light Industrial N N N N N Res
- General Industrial N N N N N N
- Heavy Industrial N N N N N N
Railroad Yards N N N N N N
Research and Development N N N N N Ria
`iarehouse/Freight Movement N N N N N R24
Waste-Related N N N N N N
Wholesale Sales N N N N C N
CPA2001-00001 DURHAM QUARRY EXHIBIT 3, PAGE 4 OF 13
TABLE 18,520.1 (Continued)
USE TABLE: COMMERCIAL ZONES
USE CATEGORY C-N' C-CB C-G C-P CSD MUE20
OTHER
Agriculture/Horticulture N N N N N N
Cemeteries N N N N N N
Detention Facilities N N C N C N
Heliports N N C C C N
Mining N N N N N N
Wireless Communication Facilities PIR' P/R3 P/R3 P/R3 P/R3 P/R3 2
Rail Lines/Utility Corridors P P P P P P
Other C4 C10 NA NA C19 NA
P=Permitted R=Restricted C=Conditional Use N=Not Permitted
'All permitted and conditional uses subject to special development standards contained in
18.520.050A.
2Permitted subject to requirements Chapter 18.742.
3See Chapter 18.798 Wireless Communication Facilities, requirements for permitted and
restricted facilities.
°Uses operating before 7:00 AM and/or after 10:00 PM are conditional uses.
5AII permitted, limited and conditional uses must meet special development standards in
18.520.0506.
6Residential units permitted by right, as a mixed use in conjunction with a commercial
development, on or above the second floor of the structure, at densities not to exceed 12
units/net acre.
7Limited to 10,000 gross square feet in size, except retail food and beverage outlets, which are
limited to 40,000 gross square feet or less.
$Limited to motor vehicle cleaning only.
9When combined in single structure, each separate establishment shall not exceed 5,000 gross
square feet.
10Uses operating before 6:00 AM and/or after 11:00 PM; or drive-up windows are conditional
uses.
"A single-family unit providing that it is located on the same site with a permitted or conditional
use in and is occupied exclusively by a caretaker or superintendent of the permitted or
conditional use. Multi-family housing is permitted as part of a PD, subject to Chapter 18.350.
'ZCleaning, sales and repair of motor vehicles and light equipment is permitted outright; sales
and rental of heavy vehicles and farm equipment and/or storage of recreational vehicles and
boats permitted conditionally.
13Multi-family residential units, developed at R40 standards, as a mixed-use in conjunction with
commercial development on or above the second floor of the structure, only in the C-P District
within the Tigard Triangle and Bull Mountain Road district.
CPA2001-00001 DURHAM QUARRY . EXHIBIT 3 PAGE 5 OF 13
14 Restaurant permitted with restriction in size in conjunction with and on the same parcel as a
commercial lodging use.
15As accessory to offices or other permitted uses, the total space devoted to a combination of
retail sales and eating/drinking establishments may not exceed more than 20% of the entire
square footage within the development complex.
18May not exceed 10%of the total square footage within an office complex.
17Single-family attached and multi-family residential units, developed at R-40 standards, except
the area bounded by Fanno Creek, Hall Boulevard, O'Mara, Ash Avenue and Hill Street, within
which property zoned for CBD development which shall be designated R-12 PD and shall be
developed as planned developments in conformance with the R-12 District standards.
18Motor vehicle cleaning only.
19Drive-up windows permitted conditionally.
20AII permitted and conditional uses subject to special development standards contained in
18.520.050C.
21 Multi-family residential, at 25 units/gross acre, allowed outright. Pre-existing detached single-
family dwellings are permitted outright.
22 Retail and sales uses may not exceed 60,000 gross leasable area per building within the
Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was
adopted.
23AII activities associated with this use, except employee and customer parking, shall be
contained within buildings.
24Permitted 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.
.�>..atrfi'
? ei nni ed n"r`oVl a
of S-�ny�tlar er ttian � 0)0 sa ar #ee b ` toss tlo s;� er
bui��ftlnr��or.� usir9ess
ze 11 won gm.311""i ecf to.si 1 ' 9itlts � a hetl ancf ul i^fa 1 in i 'thin
tllmii e � a mems« a i;f�dx� on}o i"�`ims a ow o
n `f 2lafT n ! ew a r ntl1fffifimWd n
ulfs�j�i� e�e
"�[b` kn ":6W4f'"^ q^itl�e�sstontl�asxatttta�hect tai stiactrwiftfiln iaitmixsar "°r 18"
18.520.040 Development Standards
A. Compliance required. All development must comply with:
1. All of the applicable development standards contained in the underlying zoning district,
except where the applicant has obtained variances or adjustments in accordance with
Chapters 18.310 and 18.320;
2. All other applicable standards and requirements contained in this title.
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 6 OF 13
B. Development standards. Development standafds in commercial zoning districts are
contained in Table 18.520.2 below:
TABLE 18,520.2
DEVELOPMENT STANDARDS IN COMMERCIAL ZONES
MUE
CBD Residential R-25
STANDARD C-N C-C[4] C-G C-P CBD R-40 R-12 C-G MF DU* Mt]C•1
Minimum Lot Size 5,000 sq 5,000 sq ft None 6,000 sq None None None None - [1[QQ@
Detached unit ft - ft 1,480 sq
Boarding,lodging,rooming - _ ft -
house - - 6,100 sq
ft
Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None None None 50 ft None
Minimum Setbacks
Front yard 20 ft 0/20 ft[5] O ft[6] O ft[6] 0/30 ft[7] 20 ft 20 ft O ft[6] 20 ft
Side facing street on comer& 20 ft 0/30 ft[7] 20 ft 20 It 20 ft
through lots[1]
-Side yard 0/20 ft(3] 0/20 ft(3] 0/20 ft[3] 0/20 ft[3] 0/30 ft[7] 10 it[9] 10 It(9] 0/20 ft[3] loft
Side or rear yard abutting more - - 30 ft
restrictive zoning district _
Rear yard 0/20 ft[3] 0/20 ft[3] 0/20 ft[3] 0/20 ft[3] 0/30 ft(7] 20 ft[9] 20 ft[9] 0/20 ft(3] 20 ft
Distance between front of 20 ft 20 ft 20 ft
garage&
property line abutting a public or
private street.
Maximum height 1 35 it 1 35 ft 45 ft 1 45 ft 60 ft[8] I60 ft I 60 ft 1 45 ft 45 ft 7Q
Maximum Site Coverage[2] 85 K. 80% 85% 85% 85% 1 80% 1 80% 1 85% 80%1111 >Q%
Minimum Landscape 15% 20% 15% 15% 15% 1 20% 1 20%[10] 15% 20%
Requirement
[1]The provisions of Chapter 18.795 (Vision Clearance) must be satisfied.
[2] Includes all buildings and impervious surfaces.
[3]No setback shall be required except 20 feet shall be required where the zone abuts a
residential zoning district.
[4]See Section 18.520.0508 for site and building design standards.
[5] No front yard setback shall be required,except a 20 foot front yard setback shall apply within
50 feet of a residential district.
[6]There shall be no minimum front yard setback requirement; however,conditions in Chapters
18.745 and 18.795 must be met.
[7]There are no setback requirements,except 30 feet where a commercial use within a district
abuts a residential zoning district.
[8]The maximum height of any building in the CBD zone within 100 feet of any residential
zoning district shall not exceed 40 feet.
[9]Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive
_ zoning district,such setbacks shall not be less than 35 feet.
[10] Landscaped areas on existing developed property in the CBD shall be retained. Buffering
and screening requirements set forth in Chapter 18.745 shall be met for existing and new
development.
[11] Lot coverage includes all buildings and impervious surfaces.
*Multiple-family dwelling unit
C-N-Neighborhood Commercial District
C-C-Community Commercial District
C-G-General Commercial District
C-P-Professional/Administmfive office Commercial
CBD-Central Business District
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 7 OF 13
18.520.050 Special Limitations on Uses
A. In the C-N zone. Special limitations in the C-N zoning district are as follows:
1. The use shall be conducted wholly within an enclosed structure, except as allowed in
Section 3 below;
2. No use shall have a gross floor area greater than 4,000 square feet;
3. Accessory open-air sales, display and/or storage shall be permitted for horticultural and
food merchandise only and shall constitute no more than 5% of the gross building floor
area of any individual establishment; and
4. Uses operating before 7:00 AM and after 10:00 PM shall be subject to the conditional
use provisions, as governed in Chapter 18.330.
B. In the C-C zone. Special limitations in the C-C zoning district are as follows:
1. Such centers shall be developed preferably as a single unit and occupy only one
quadrant of the intersection at which it is located;
2. The use shall be conducted wholly within an enclosed structure, except for outside play
areas for children's day care facilities, and as allowed in Sections 3 and 4 below;
3. No use shall have a gross floor area greater than 5,000 square feet except for the retail
sales of food and beverages, when the maximum floor area shall not exceed 40,000
gross square feet,and all other sales-oriented retail,where the maximum floor area shall
not exceed 10,000 gross square feet;
4. Accessory open-air sales, display and/or storage shall be permitted for horticultural and
food merchandising uses only shall constitute no more than 5% of the gross building
floor area of any individual establishment;
5. Accessory open-air dining or drinking areas shall be permitted for approved eating and
drinking establishments or retail food stores only. Outside dining areas are not permitted
within 200 feet of any developed residential area. Public or private sidewalk areas
around dining areas may not be reduced to less than five feet of clear walkway;and
6. Uses operating before 6:00 AM and/or after 11:00 PM and drive-up windows are subject
to conditional use provisions, as governed by Section 18.330.
C. In the MUE zone. Special limitations in the MUE zoning district are as follows:
1. The maximum floor area ratio (FAR) for all commercial and industrial use types and
mixed-use developments shall not exceed 0.40. Residential use types, including
transient lodging, shall not be subject to this requirement;
2. On lots greater tha^ three acres, general retail sales uses are limited to 30,000 square
feet of gross leasable area plus one additional square foot of gross leasable area of
general retail sales use for each additional four square feet of non-general retail sales
use.
Q2 In`tlhe l6r1tJC 1 zone db£adld(tlon t$the starid�rslanfsti(sn�ntedeyelonm #
MUTA C T zone is sut to r Ohaator 18640�aifW ani Iht
btuvetlatlrt
18.520.060 Additional Development and Design Guidelines—[No changes.]
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 8 OF 13
DURHAM QUARRY DESIGN STANDARDS
Se
18.640.01,0 -Purpose
18.640,020 - Permitted Usas
18.640.030 CQnditlonal Uses
18.640.040 Analicability
18:640.050' Deveto2n)gnj Standards
18.640.060 Determining Net Acres
18.640:070Not Usnd
18.640.080 : Not Used
18.640.090 Not Used
18.640.100 Access
18.640:200 , 'Design Standards
18.640.300 Design Compatibility Standards
18.640.400 Landscaping and Screening
18.640.500 Off-Street Parking and Loading
18.640.600' ''Environmental Standards
18.640.700 Floodplain District
18.640.010 Purpose.
The purpose of this district is to recognize and accommodate the changing
commercial/residential marketplace by allowing`'commercial and residential mixed uses in the
apl2roxiinately 7 acre portion of the Durham Quarry site that are within-the City of Tigard in the
Mixed"Use Commercial(MUC-1LPlanninq District Retail office business services and
personal services are emphasized but residential uses are also allowed.A second purpose is
to recognize that when developed under certain regulations commercial and residential uses
may be compatible in Mixed Use Commercial District.
18.640.020 Permitted Uses
A Permitted uses are those uses permitted Outright or with restrictions within the MUC-1'base
zone pursuant to Section 18.520.030.
18.640.030 Conditional Uses
A. Conditional uses are those uses allowed,conditionally_within the MUC-1 base zone pursuant
to Section 18.520.030.
18.640.040 Aap_licabiiity
A. These design standards are applied in the City of Tigard to the Durham Quarry Site. The
boundaries of this site are described by the lntergovemmental Agreement'dated
B Conflicting standards -In addition to the standards of 18.520'(Commercial26ning District)
and otheragplicable s an ards''of the development code the following'design standards
apply to all development located within the Durham Quarry within the MUC-1 zone. if a
standard found in this section conflicts with another section,in the Develomment Code:
standards in this section shall dovern.
CPA200 1-00001 DURHAM QUARRY EXHIBIT 3,PAGE 9 OF 13
,. $;.;_:.;az^..:. -��
2 '~'i, a r; �, .s+1ra.- }+„mss fi I I j
4
."
.5 „" Ys,§°
s
;.E z I IN,
a*Non
s,S61514
k . _ i. Fc i I evizi„>. i t'
e
WI
C 0 feef frgnt
Nidtsttle�arid'sQ interior 'fde and rear eXceiit when the
e nrnma�a+3�I � t
x x r � rf=tsit �
eb ft a rg filen I—i distnct itxis 0afeetr Q feet fre tsitle#
4..¢} iriimm bu�tdina hei` hq t Ex`ce�tfo"r`tiieatersai�dvcineinas whichacan be.one=story. 2p
D
5� PAaxiri �m=bfuiidmq
6,t Densifv r`eauirements<'.For date"rminina..floor�area'tatio'(FAR)endi`residential=densities=:
'Q�,64(11060 shail�be�used to"esta�ltsh the lot area#
a Affil sminimumYFAR�fo lion resldeiitial development>a�ntl:inizetl use development
whirtn lode resiienteal�`" n t,is�0`�5Q. "` ix us®�devei a si;
residential og� r��ea#isriC ucfec he caicula io s ofFAR
b..Te:mini u ensif`r r `sid Fntial=onl .v r ct ,is=25adwv lin u" i r rietacr`e
There is no FARforr�sdential oniprojects`
The�'maximum�d'e"nso for resitlential=anivarotects is50.d�nreflina�un#s neranet:ac�e
{ala.
18.1;40:060 :�Deterr9ininc`Net=Ac�es
Net acres stial0 befdefermined'S—615tract hd!he=foil®itiin land areas freim the'aro'ssacres(all
of the�land'included`nttie�'leaal descn�ion'ofthe�`prooert to-be`iievetoaedh
1u The following en§hive l'a-' as
1:..«LandGi►ithin.th'e:100`vea .fl0061iln
2 Lasd.exceed�n"a 25°f°slo
3 " Draonaae�°ways=and
4:<�'°1Ne'tlands
C Land dedicated'to the public 6eb, k 666ses
D 'Landdsdicatedktohthe=public forncitits=of wav:
18,640,20,0 Design Standards.
A. Rueg6se and Age Icability.
1, Design Pri13cl2les, elan Woda ds fgf public street lftrgv-oments for the Durham Quarry
a addres se er A o a i I ' i li `"`x d use
ALqLgMvjd(�g g g�pven(ggt pedestrian and`bikewa�yctem and utilizing"sf_re tsca to
w ._ the"area,
create a hiah,ouality image for 't Including rgbjgdi§llng gn&1306v6-ti6h
�qjg"s resiai g'in-nen sinal6 family midential uses are expected to contribute to the
dh6r6eter agd a°II of the area" In addition torhegting,the design standards described
below and"gther development standards re uired by the Develognient and Building Codes
devglo�rents will be required to dedicate and'improve public streets.connect to public
f ciliti" such as sanita!y sewer waterand st&tni dr6lhab6m and participate in fundin fiq_uture
transportation and`public improvement projects within`and`surroundihc the Durham Wahv
site.
B. Site Design Stands_ds Developrnehtshall meetthe'following site design standards.
1. Buildingplacement onWoe and'-Minor Arterials. Buildings"shall occupy"a"'minimum'of
50%-of Maior and Minor."Arterial street frontages:`Buildings shall be located atoubiic
street°intersections o^ Maior and Minor Arterials.
2:,' Building setbacks:'See,"18 640 050(B)
3 Frorityard"setback`design°For setbacks greater than 0`feet, landscaping:an arcade;or
a hard-surfaced expansion ofth6sidew6lk shall be provided between a structure and a
public'street or"accessway-if a buildinqabuts more than one street the required
irnpeWmnents"shall be`provided on all"streets.Landscaping"shall"be developed to an L-1
standard on''66blic`streets'and an L-2 standard'on accessways.Hard-surfaced areas
shall be constructed with scored'concrete'or modular pavino materials:"'Bench6i and
other'street furnishings are'reouired These areas shaifcontribute'to"the minimum
landscaping requirements:
4 Walkway connection to building entrances. A-walkway connection is re�juired"between a
building'sentrance and"a public street or accessway.The"walky iay,shail tie ataea§t 6
feet wide and paved with'scored concrete or rriodular pavino niaterialssrBuildin t
entrances ata corner near a public street intersection"are required' These areas shall
contribute to the minimum'landscaping reauir6i-hents:
5 Parking_location and landscape design Parking for buildings or bhases adjacent to
public`street rights-&46v shall be located td the side or rear of newly constructed
buildinos When buildings or phases are`adiacentto more Man one:public street:"orimary
street(s)shall be identified where thisreguirement applies If located on the'side;parking
is limited to 50%of the street frontage and must be behind a landscaped area
66nstructed#o an L-1 Landscape Standaed The minimum"depth of the L-1 landscaped
area is five feet oris equal to the buildino'setbabk whichever is"greater Interior side"and
rear yards shall be`landscaped to a L-2 Landscaee Standard "exceptwhera'a side"yard
abuts'6 public street'where it shall be landscapedto'6n`L-1 Landscape Stanriar'd.'See
18.640200'(D)
C. Building.Design Standards:
1. Non-residential buildings shall combly with the following:
a Ground floor windows Street-facing elevations within the Buildina:"Setback(0-10
feet)aloh"Liblic streetsshall include a minirinun`rof'S0%ofthe`grraund floorwall
area with`windows dibay areas or`doorway'o shines The'ground floor wall area
shall be"measured from`three feet above grade to nine feet above gra the esti
width of`the street"facingrveleyation°The"around floor window`re`auir"errienf=shalt°bo
met within the aroundfloor wall area and for glass doorw�.y`openinas°fo gound,levei.
CPA2001-00001 DURHAM QUARRY EXHIBIT 3, PAGE 11 OF 13
Un to ° oft` r nd rwi`
v ti,. ., t . s a.l t r..�.r , .
b Buildfridfacades Facades that face i-b biic`strg�fbhal�.g �d'no rnore'than 50 feet
With outbrov3dina at list 4P Sf tt�Q following featurgg
(il, variation in buildina materials
ii a.builc�ing off set of:at I`' t1 foot
(liil a wd_$jrea'that!s entirely'sgparated from other wall a,Leas�-a pr ctlon such
0s�n arcade.or
(iv) by othgl-degign features that reflect the building's structural system
N) No bwldina facade shMf extend`f(06re-than 3001eetwithout a pa estrian
connection between or'through-the-buiidlnci
r Weathk r)rotect!on Weather protection forpedestrlan , such g awnings canopies
and arcades'shall be provided at building entrances,Weather protection i
encourage along building frontages abutting a public sidewalk or a-hard-surfaced
gj p&hston ofa sideWalk and along building frontages betinieen'a buildh gentrance
and 0 bublic street or-'acce"sway
d: :Buildina Mated, nock '' ` ated metal plvwooj
sheet press board or vinyl siding,shail`not be used as exterior finlsh materlals
Foundation material'mk be plain concrete o4r plain concrete block=wherethe
foundatlon'materhi is not revealed for more than: eet
6.' Roofs'and Roof°Lines. Except in the case'of'a'building'entrance feature.roofs shall
be desIdned as an extension'of the primarv.materials used'for thebulldhd and
should respectthe buildind's.structural`system and!a'rchitectural"style:=False fronts
and'false roofs are'nat Qermitted:
f Roof=mounted Equineiment Robl4ir ounted'j6&me6t shall be'screened from view
from adjacent public streets: Satellite dishes.and othercommunicatoon equipment
shallbeset back or oositione&on a roof s6lhat exposure from adiacent public
streets is minimized:
3 Residential-only and Mixed-Use:Buildings whera'at least 50.19/o of the'�ross-floor area of
the building is residential shall comply with 18.640.300,
D.. Landscaping and Screening'.
1 ` Applicable Levels Two levels of landscabing and screernngsta'r dards are 6piicatile`
The locations where the landscaping br`screenino"!s"r6dUired and the depth of the
landscaping`or screening are defined in"1'8 640.400:,These`star►dards are minimum
requirements Higher standards may be substituted as ono asail`heloht lirribtions are
met.
a L-1 LowScreen For general landscaping of landsca, ped and screened areas within
parking lots and along local collectors"and local streets blantrng star ndards.l8 745
Landscabing and Screenln shall.hall agply:!n addition the L 1 standard applies to
setbacks'on matorand minorarteriais Where'the setbagk'is. -Mifiimum`of 5 feet
between'the barking lot Ind'a major or minor`arteriai trees`stiati be planted'at 3
inch caliber at a maximum of 284eeto6center Shrubs shall be of'a variety that`wi!
provide a 3 foot'hlgh screen and bi 90%opacity within one`year'Grgundcovef blants
must fully cover the remainderof landscape area vi►ithin two"vgars'
b. L-2 General Landscaping For general landsd6i iog of langgcaded and screened
areas within pa►-king lots and' Iong local'collecto`rs and local streetslap ntina
stanr gdra 18745 Landscabing and Screening ball'agDf�In ad'dition,:tregs jhaif be
proylied at a minimum 2'/�jnchTcalioer at,`maximum spacing of21�feet�Snrubs
shall be'of a slze and anality to achieve the`re`auired'landscan�gcLor smeeniria effect
within twoygars
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 12 OF 13
x8:640 300#z`_D ��st, �o�j,g!g�jk�)lity<6��ndareis
:
ammun nt ti
i
lierarwilgrialand"Wo
Y
resTmus t h
i
�, llnit definitlQach�3weiling unit shall be emphasized bvirciu�ing a roofadorrriei^?or bav
nr` in`,,-elµ orb r ``i`i-;,a4` or jt
s r ; Grp ind level dweIlma units shah incl iiiaorches that slialltbe'a Teas X48§Square<feet
in ar��;vyj�„�o dimerisfen"fess:than�i�fe'�
D RobVlin&e., f�ine�ff�gts shallabe provide l atxfn#ervals of'4Qfeet or less to create variety
P <wAk S,M Ywn ixeG" -'>`'
inrthe,;_rin sing of structures and to".relieve the effect of a sirigje long roof`3 Roof line offsets
6MIKfin-imu�n-T,41,foot vanatiIn,ne1the,riv016i IIIV4rom f6egatfid r line 6 K horizontally
E.^ Trim detail:s Trim shall te.us'""ed to.markall 6'uildinggoof;lines:.poPches:a+ivindows-and^doors
thatYare�on a promarv'structur^'s nstrounteet'facing6levation(s)��
P.'-M6 nios
haaieaulpmetR
.' oof=med•mecharocai�equipment,�hanyentso"r
ventila#orst sh°all`b`e Idcated 5f d16diitrifcted<so aytdlr(�scre�ri9cl fffill und41d 61.view
Screernng shall be'integrated with ex'erior- uilding design
G Parking{-P�rkmgsand loading°areas may�not`be located betsrreen tWjfijmary structure(s)
and the;s`treet up„Qn�iihich.the structure'rt is ..lfti#here is:no`alley and mgtorVefiicle access
is`from tfie`streefkparking must be prodded
'� in�azggraae-thatyis attached to the pnmary struct fire Y fr T �,
2 1n a defached acces orL,structurg located at Ieast.50.feet-frorii the front grope Ime:oe
in.a oarkingarea at>the side orYear of'the sitef
H. Ped`e`strian circulat�ori"
1_The on"site'pedestrian`circulation°systemashall bezcsiritir uou's`andreorin`ect?tiie c�ro66
level'entrances ofprmary structur6(s)ta""the^foll'owind
a Streets`atiuftingFthe site:
ommnbuiidigb Gnsuchas°laundroand recr`eatson`facilities
c Parkmg�'aLeas
X..•Su-,
d Sharetl'opensp�ce and=pialiareas
e Abutting transit stops and
f An'y-p- estnan amernty such as plazas'resfing areas and view�omts
z: `There shallbe.at leas#^gsne p6destriartconnectiorr;to an='abutting`=street�frontaQe=for each
200' inearffbf street frontage:
18.640.400 Landscaping andlcresrs' Aj 6145
18.640.500 ^ Off-Street Parkind and Loading:See 18:765
18.640.600 �nvironmentai Stan"dards:Seet18:725
18.640.700 w Fioodnlain`District See�1�B:775
2640:800 >iWetlands Pr®tection Dis�irct.Seg 18.775
CPA2001-00001 DURHAM QUARRY EXHIBIT 3,PAGE 13 OF 13