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Ordinance No. 87-15 CITY OF TIGARD, OREGON APO' ORDINANCE NO. 87--Z- AN ORDINANCE ADOPTING FIN I GS AND CONCLUSIONS 1'0 APPROVE A COMPREHENSIVE PLAN: AMENDMENT (CPA 87-01(H)) PROPOSED BY THE CITY. WHEREAS, the City has requested a Comprehensive Plan Amendment from Medium High to High Density Residential; and WHEREAS, the Planning Commissi.oc: reviewed the proposal at their regular meeting on March 3, 1987 and recommended 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: k. [a Ct:On Y YL_ 1 • t_._L 'l%h all relevant c. itcri—a as JC44i VII 1 IIIC �.l�V(JV 5M1 l3 I:VIIJ1�4C114 W1411 Pd1 1 CMM114 discussed in the March 8 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 Map Amendment as set forth in Exhibit "B". $ Section 3: This ordinance shall be effective on and after the 31st day after its passage by Council, and approval by the Mayor. PASSED: By (IV)n;_n'j vote of all Council members present after being read by number and title only, this day of 1987. . 1 Loreen-R. Wilson, City Recorder APPROVED: This day of ' �, 1987, Thomas M. Brian, Mayor sb/1129W y ORDINANCE NO, 87= Page 1 STAFF REPORT AGENDA ITEM 5.2.H MARCH 3, 1987 - 7:30 P.M. r. TIGARD PLANNING COMMISSION TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OREGON 97223 A. FACTS 1. General Information CASE: CPA 87-01 (H) REQUEST: Comprehensive Plan Amendment from Medium High Density Residential to High Density Residential. COMPREHENSIVE PLAN DESIGNATION: Medium High Density ZoWiNG UESiINA—Iiow; R-24- APPLICANT: -2:APPLICANT: City of Tigard OWNER: Roy & Gertrude Gray John & Darcy Frederick LOCATION: East of SW Pacific Hwy., north of the Tualatin River and approximately 100 ft. south of SW Gravens St. (WCTM 2S1 15C lots 100 and 1300). 2. Background Information These properties are presently located in unincorporated Washington County but are within the Tigard Planning Area. The present property owners requested a Comprehensive Plan Amendment as part of the rezoning of residential properties associated with the Albertson's proposal. In December 1986 the Tigard City Council gave conditional approval to 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. 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 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 Tigar•d's Urban Planning Area, and does not affect established and developed residential areas C STAFF REPORT - CPA 87-01(H) & ZC 87-O2(H) PAGE 1 • z The Albertson's CPA was granted on the condi ion of a rezoning of sufficient residentially zoned land to make up for the shortfall created by this decision. The City Council has idr:nt.ified several sites throughout the City to be considered for increased residential tu. Although these two parcels were not selected by the City dorsi - Council for consideration; it was suggested to the Planning Division by butt, property owners and by their representative. For this reason i these properties are identified in the City's attempt to .riaintain compliance with the Metropolitan Housing Rule of 10 residential units i to the net acre. 3. Vicinity Information These properties are bordered by the Tualatin River to the squth and Pacific Highway to the west. Unincorporated Washington County zoning , districts include R-9 (Residential, 9 units per acre) to the north. The subject parcels bound the urban growth boundary to the south and �- west. 4. Site Information and Proposal Description The southerly property of these two parcels borders on the Tualatin River to the south. the northern part of the property is on high ground with a partly boarded-up house located next to Pacific Highway and a couple of sheds situated about 50 feet from the main structure and from each other. A large structure, apparently a barn, sits in the southern half of the lot. This portion of the property is significantly lower than the northern half and is within the 100 year flood plain. Several small flood ponds were observed and drainage on the lower portion of the property is poor. Besides the built portion of this lot, the land is partially wooded with several strands of fir, cedar, and evergreen trees scattered about. The cleared portions of land are used as a cow pasture. The second property (the most northerly) contains a single-family dwelling setback about 300 ft. from Pacific Highway. The residence is , surrounded by various species of both conifers and deciduous trees. The front half of the property has been cleared and tree trimmings and - stumps are piled up in several places. 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 a0le facing regarding overcrowding in our schools. The Board of Directors has askedus to convey to the City the district's concerns about proposed changes in the comprehensive plan which would increase the density in areas where we are already experiencing considerable enrollment pressures — Templeton Elementary, for example. Making such i 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 will have an opportunity to approve additional construction funds in STAFF REPORT - CPA 87-01(H) & ZC 87-02(H) - PAGE 2 1988. 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 t development of the properties. However, to evaluate potential "worst j case" impacts, we assumed that each area will develop to its maximum density. According to the Community Development Director's memo of C December 17, 1986, :tie rezoning could result in up to 560 additional d residential units in the south part of Tigard. ' Additional residential 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 pt-. ': 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 accommodated by the street system currently proposed in the City's , long—range plainiing. Come additional ¢t�r�n n} improvements, s'~ch Ge. additional turn~lanes at selected locations, might be neededas �a result of the additional traffic. It appears that the systems 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 #5 and #6, a joint meeting on February 18, 1987, indicated they would support the rezoning of these two parcels. 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 Neighborhnid Planning Organization (NPO). In addition, all public notice requirements are met. 4 t STAFF REPORT --CPA 87-01(H) & ZC 87—O2(H) - PAGE 3 2, Goal #2 is met because the City applied all applicable Statewide Planning Goals, City Comprehensive Plan Policies and Development Code requirements to the application. 3. Goal #lo is satisfied because the proposal will provide for housing as contemplated by the City Comprehensive Plan. The Planning staff has determined that the proposal is consistent with the relevant portions of the Comprehensive Plan based upon the findings noted below: - 1. Plan Policy 2.1.1 is satisfied because 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 still permit multi—family development. The properties are already zoned for medium high density residential development so the change will permit greater diversity in high density development. 3. Plan Policy 7.1.2 is not satisfied because adequate service capacities are not available in the immediate area. As a condition of development, .services (i.e., sewer) extensions will be necessary. A. Plan Poli.cy 7.8.1 is satisfied because the Tigard School District was informed of this proposal made comments about over crowding in public schools and the potential problems increased enrollments could have for the quality of education in the local school system. 5. Plan Policy 8.1.3 will be satisfied as a condition for development of the property. If an apartment complex does materialize, it would first require City approval through the SiteDevelopmentReview process. 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 because Tri—Met offers bus service on Pacific Highway. 7. The Locational Criteria in Chapter 12 of the Plan are satisfied for the following reasons: a. The property is not within a "Developing Area" but is within the Tigard Planning Area and likely to be annexed sometime in the future. b. Development limitations are evident due to portions of both properties being in the 100 year flood plain. Innovative site design could permit a transfer of density to the buildable portions of both properties. C. Public sewer is not currently available and will need to be extended to service these properties. STAFF REPORT — CPA 87-01(H) & ZC 87-02(H) — PAGE 4 d. Convenience retail service is available along Pacific Highway and general commercial and business centers are about 2-3 miles away. e. Public open space is available along portions of the Tualatin River. C. REC"ENDATION Based upon the above findings and conclusions, the Planning staff recommends approval of CPA 87--01(H) and ZC 87--02(H). PREPAR 00 8Y: Dixon ROVED BY: William A. Monahan Assistant Planner Director of Community Development (TD:bs2983P/0021P) s t 4 3 tix { STAFF REPORT - CPA 87—OI(H) & ZC 87-02(H) — PACE 5 • t ME dip rj*�j� MI •1/ • � �1 � SII .� �.: � �Oj� �11 .r.■ rir�' 11 �r `ilk ���♦ i z ITP i OW-1 �t -s _ JAN 2 1987 ■� fill DIIY Or TIGARD ® �I PLANNING DEPT. ® January 26, 1987 I Mr. Keith S. Liden Senior Planner City of Tigard PO Box 23397 Tigard,OR 97223 IDear Keith: In our recent conversation you stated the City would consider increasing the density of some multi-family sites to replace that lost in the Albertson development. I would like you to consider increasing the density of Tax y two parcels are within your urban growth boundary. Due to their location Lots 100 and 1300, Section 15 T2S, R1W, Map C to 40 units per acre. The on Pacific Highway, an increase in traffic caused by the increase in density would not impact the City's streets. I am enclosing letters from each Of the owners requesting the same. Your cooperation is appreciated. Yours truly, a MACADAM FORBES,INC. W. Vern Galaway Associate Broker WVG:hIm ,. enclosure ccr R.E.Gray John H. Frederick lfdFiALT01� • I SW S.W.FIRST AVENUE • PORTLAND OREGON 97201 • 1 (503)227-25W JOHN H. FREDERICK & ASSOCIATES UCK MOHAWK BUHMING pt�A'R:ARVT�tLKR CIA=NG IN 708 S.W.3rd,Suite 400 .iRW PIANS P.O.Box 570 LUe Imam" Portland,Oregon 97207 ree__p ^»?99-4:}49.299-4348 Hea k mad A=WAM School&Stueteat Frog-m Pad"&prom Shut" ors Demtml CcrersSe lut 4 DIMNESS SITUATIONS Rdir"Mat hearwas Key-N!" eay�Atm JAN 27 19$7 Sle&Redempd- MATE ANALYSES CI 1 Y Ut WARD PLANNING Oe January S, 1987 Tigard City Council City of Tigard 12755 SW Ash Tigard, OR 9723 FSE: Tax Lot 1300 Section 15 2sl Map C Dear Council Members: $ has been brought to our at that the city is looking to increase the housing density caused by a zone change in the Tigard area. We, would like you to consider increasing the IY density to -forty (40) per acre on the above described property. Thank you for giving this matter your attention. incere John H. Frederick Darcy F. Frederick A Division of Campbell; Galt, & Newlands, Inc. 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