Ordinance No. 87-14 i
CITY OF TIGARD, OREGON
ORDINANCE NO. 87-�
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN
AMENDMENT [CPA 87--01(G)1 AND A ZONE CHANGE 1L_ZC O7. 02(G)] PROPOSED BY HE CITY.
WHEREAS, the City has requested a Comprehensive Plan Amendment from Medium
Density Residential to Medium High Density Residential and a Zane Change from
R-12 (PD) (Multi-Family Residential, 12 units per acre, Planned Development)
to R-25 (PD) (Multi--Family Residential, 25 units per acre, Planned
Development); and
WHEREAS, the Planning Commission reviewed the proposal at their regular
—tir on Mi�rrh 1. 1Q87 and rprommendpd approvAl - And
WHEREAS, a public hearing was held before the City Council on April 13, 1987
to consider the Commission recommendation.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
'section 1: The proposal is consistent with all relevant criteria as
discussed in the March 3, 1987 Planning staff report to the
Planning Commission (Exhibit "A").
Section 2: The City Council upholds the Planning Commission's
recommendation for approval of the Comprehensive Plan Land Use
Map and Zoning Map Amendment as set forth in Exhibit "B".
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Section 3: This ordinance shall be effective on or after the 31st day
after its passage by the Council, and approval by the Mayor.
PASSED: 8y ( In �,rr,�A vote of all Council members present
after sing read by number and title only, this /- h day
of 1987.
green R. Wilson, —City Recorder
} APPROVED: This L ' day of 1987.
.testi
s Thomas M. Brian, Mayor
(TD:cn/1127W)
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ORDINANCE NO. 87-
Page 1
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STAFF REPORT AGENDA ITEM 5.2 G
MARCH 3, 1987 - 7:30 P.M.
TIGARD PLANNING COMMISSION
TIGARD CITY HALL - 'TOWN HALL
I 13125 SW HALL BLVD.
TIGARD, OREGON 97223
A. FACTS
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1. General Information
CASE: CPA 87-01 (G), ZC 87 02 (G)
REQUEST: Comprehensive Plan Amendment from Medium Density
Residential to High Density Residential and a Zone Change
from R--12 (ICU) (multi-Family 19 unit`.i p— _
acre, Planned Development) to R-25 (PD) (Multi-Family 1
Residential, 25 units per acre, Planned Development) .
COMPREHENSIVE PLAN DESIGNATION: Medium Densi y RCjA.uCriti.ai
ZONING DESIGNATION: R-12 (PD)
APPLICANT: City of Tigard OWNER: William & Claire Sanders `
Chalmer Lee George, Jr.
LOCATION: East of SW Pacific Highway, north of SW Naeve, and
approximately 500 feet west of SW 109th (WCTM 2S1 IOD lot
700 and part of 600).
2. Background Information
The properties on this site were considered for a Comprehensive Plan
Revision in 1981 (CPR 1-81). Prior to this, these properties were
annexed into the City with a Washington County zone designation of RU-•4
(Residential, 4 units per acre). CPR 1•-81 proposed to change the
Comprehensive Plan from low to medium density residential and a zone
change to R-12. A Planned Development (PD) overlay was included in the '
final approval which would require all development on the site to be
brought before the Planning Commission and the density to be reviewed
as a part of the approval process.
In December 1986 the Tigard City Council gave conditional approval to r;
the Albertson's Comprehensive Plan Amendment (CPA) for changing the
Comprehensive Plan designation of several properties located at the
southeast corner of Durham Road and Pacific Highway. This proposal ,
requested rezoning these properties from high density residential to
commercial. s
e
The result of this decision was the removal of about 400 potential
housing units from Tigard's inventory of buildable land. The
Metropolitan Housing Rule adopted by the Land Conservation and
r;
STAFF REPORT - CPA 87-01(G) & ZC 87-02 (G) PAGE 1
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Development Commission states that Tigard must provide for 50 percent
single family and at least 50 percent single family attached or
multiple family units with a minimum of 10 units to the net acre. The
Metro Housing Rule applies to only vacant buildable land within
Tigard's Urban Planning Area, and does not affect established and
developed residential areas.
The Albertson's CPA was granted on the condition of a rezoning of
sufficient residentially zoned land to make up for the shortfall
created by this decision. The City Council has identified several
sites throughout the City to be considered for increased residential
density. These properties are sumo of those identified in the City's Pod
attempt to maintain compliance with the Metropolitan Housing Rule of 10
residential units to the net acre.
3. Vicinity-Information
The properties to the north are presently zoned R-4.5 (low density
residential, 4.5 units per acre) but are now under consideration for a
rezoning to R-7 (medium density residential, 7 units per acre). The
city limits of King City are t0 the Wei% ( .L 'L%3+
(General Commercial) and R-25 to the south, and R-12 to the east are
the other zoning districts that surround the site.
The general vicinity is mostly undeveloped with the exception of The
Fountains at Summerfield extension which reaches north almost to S.W.
Naeve. Half-street improvements on S.W. Naeve are in process as part
of that development approval.
4. Site Information and Proposal Description
The proposed zone change affects all of tax lot 700 (the w^-stern most
property) but only the western half of tax lot 600 (approximately 4
acres).-- This amounts to a total of 9.5 acres. The rezoning could
potentially add 124 residential units to this, at--mdx'imum allowable
development. The PD overlay would remain with the zone change.
Presently, the site has one single family residence set back about 200
feet from S.W. Naeve. Nearby is an old, unused greenhouse and vacant
one-story building, both of which apparently were once used for a
nursery business.
5. Agency and NPO Comments
The Tigard School District has reviewed the proposal and makes the
following comments:
The school district knows the City is aware of the problem we are
facing regarding overcrowding in our schools. The Board of Directors
has asked us to convey to the City the district's concerns about
r proposed changes in the comprehensive plan which would increase the-
density in areas where we are already experiencing considerable
STAFF REPORT - CPA 87--d1(G) & ZC 87-02 (G) PAGE 2
enrollment pressures — Templeton Elementary, for example. Making such
changes in the Comprehensive Plan can send the signal to the public
that needed services are in place when, in fact, school classrooms
throughout the district are reaching capacity. School district patrons
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will have an opportunity to appr-ove a:,w�.. .=nal construction funds in
Ines. Until that time and a successful bond election, the district
cannot guarantee a quality educational program for increased
' enrollments without additional classroom space being available.
The Engineering Division has reviewed the proposal and makes the
following comments:
It is not known if rezoning will change the density of actual future
development of the properties. However, to evaluate potential "worst
case" impacts, we assumed that each area will develop to its maximum
density. Acc®rding to the Community Development Director's memo of
December 17, 1986, the rezoning could result in up to 560 additional
residential units in the south part of Tigard.
n,a,ai+innat rnsidontial units can be expected to generate more traffic
on nearby streets. We can reasonably estimate that for each? additional
single family residence, there will be one additional vehicle trip
during the evening peak hour. Because the eight proposed rezonings are
spread over a wide area, it does not appear that the rezoning would
have a major impact on any one street._ The additional traffic could be
h, accommodated by the street system currently proposed in the City's
long-range planning. Some additional street improvements, such as
additional turn lanes at selected locations, might be needed as a
result of the additional uafi ic. t� appears a... the systems
development
development changes from the additional residential units would be
adequate to fund the additional street improvements that might be
needed.
Additional residential units would create some additional flows in the
sewerage system, but it does not appear that any increases in pipe
sizes would be necessary. In general, in residential areas, the size
' of sewer piping is determined by minimum sizing to accommodate
maintenance equipment rather than by flow requirements.
Higher residential densities would probably result in slightly higher
storm runoff volumes. In some areas this may require increases in the
size of storm drainage piping. The systems development charges
generated by the additional units should be adequate to cover any
resulting additional costs to the storm drainage system. Impacts on
the major drainageways would be negligible.
NPO N6 has reviewed the proposal and provides the following, comments:
We disapprove of this proposal for the following reasons: inadequacy
of street networking and development to handle increased traffic;
inconsistent application, by Council, of criterion for zone change (re:
Carmen Center); and contradiction of previous decision by Planning-
Commission regarding zone change ,request by Mo Indriss (re: R-7 to
R-12 on parcels at approximately SW Hall and SW Ross).
STAFF REPORT - CPA 87-01(G) & ZC 87-02 (G) PAGE 3
_ B. FINDINGS AND CONCLUSIONS
The relevant criteria in this case are Statewide Planning Goals 1, 2,
and 10, and Tigard Comprehensive Plan policies 2.1..1, 6.1.1, 7.1.2,
7.8.1, 8. 1.3, 8.2.2, and Chapter= 12, Locational Criteria.
The Planning staff concludes that the proposal is consistent with the
applicable Statewide Planning Goals and Guidelines based upon the
following findings:
1. Goal #1 is met because the City has adopted a Citizens
Involvement program including review of all development
applications by the Neighborhood Planning Organization (NPO). In
addition, all public notice requirements are met.
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2. Goal 02 is met because the City applied all applicable Statewide
Planning Goals, City Comprehensive Plan policies and Development
Code requirements to the application. !
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housing as contemplated by the City Comprehensive Plan and the
Metropolitan Housing Rule.
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The Planning staff has determined that the proposal is consistent with
the relevant portions of the Comprehensive Plan based upon the findings
noted below: a
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1. Plan Policy 2.1.1 is satisfied because the Neighborhood Planning !
Organization and surrounding property owners were given notice of
the hearing and an opportunity to comment on the applicant's
proposal.
2. Plan Policy 6.1.1 is satisfied because the zone change will allow
for multi—family development.
The City of Tigard is obligated through the Metropolitan Housing
Rule to provide for an equal mix of single family and attached
units with an overall development density of 10 units per acre.
The City must ensure that sufficient higher density areas are
available so the intent of the housing rule can be met.
3. Plan Policy 7.1.2 is satisfied because adequate service
capacities are available in the immediate area. Utility
extensions ..(e g. sewer) will be necessary to serve the property.
This can be accomplished as a condition of developing the site.
4. Plan Policy 7.8.1 is satisfied because the Tigard School District
was informed of anis proposal and made comments about
overcrowding in public schools and the potential problems
increased enrollments could have for the quality of education in
the local school system.
STAFF REPORT CPA 87-01(G) & ZC 87-02 (G) PAGE 4
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5. Plan Policy 8.1.3 will be satisfied as a condition for f
development of the property. The necessary right-of-way and
street improvements would be required at that time.
6. Plan Policy 8.2.2 can be satisfied at this time M2cwuse Tri—met
offers bus service on Pacific Highway. [
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7. The Locational Criteria in Chapter 12 of the Plan are satisfied
for the following reasons:
a. The property is within a "Developing Area" which is not
committed to low density development.
b. The parcels have direct access to a Pacific Highway, an
arterial and Naeve St., a minor collector.
C. Development limitations are not evident and public
facilities can be provided to serve the property if they
are extended.
d. Public transit is available for the two parcels.
e. Convenience retail service is available along Pacific
Highway general commercial and business centers are 1 to
1.5 miles away.
C. RECOMMENDATION
Based upon the above findings and conclusions, the Planning staff
recommends approval of CPA 87-01(G) and ZC 87-02(G).
PREPA BY: To on APP ED BY: illiam A. Monahan
Ass- ant Planner Director of Community
Development
(TD:cn/2976P/0013P)
STAFF REPORT CPA 87-01(G) & ZC 87--02 (G) PAGE5
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9 January 1987
City of Tigard,
Community Development Dept.
TUaru. Vi. ,724,
Attns Keith S. Liden
Dear Sir,
We understand there may be some density changes
in-'our area and would still like to get R-20 back for
our property at;
11165 /SW Naeve ST
2ST -10D-00600 Key #497377
Since` ,lye
W. B. Sanders
23256 Bents Rd.—NE
Aurora,, Or. 97002
678=2327
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