Ordinance No. 87-16 CITY OF T'IGARD, OREGON
ORDINANCE NO. 87- {CO
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO AMEND AND APPROVE A
® COMPREHENSIVE PLAN AMENDMENT (CPA 87•-Ol(A)) AND n ZONE CHANGE (ZC 87--02(A))
PROPOSED BY `I HE CITY.
WHEREAS, the City has requested a Comprehensive Plan Amendment from Low
Density Residential to Medium Density Residential and a Zone Change from R-4.5
(PD) (Single Family Residential, 4.5 units per acre, Planned Development) to
R-7 (Single Family Residential, 7 units per acre, Planned Development); and
WHEREAS, the Planning Commission reviewed the proposal at its regular meeting
on March 3, 1987 and recommended amending the Zone Change to R-12 (PD)
(Multi-Family Residential, 12 units per acre, Planned Development); and
WHEREAS, a public hearing was held before the City Council on April 13, 1987
to consider the Commission recommendation: and
WHEREAS, the City Council has expressed concern regarding access from Site A
along 109th Avenue, the Council reserves the right to review any Planned
Development (PD) applications submitted for properties within Site A.
WHEREAS, the City Council 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 the Neighborhood Planning
rs Organization and surrounding property owners were given notice of the
hearing and an opportunity to comment on the applicant's proposal.
2. Pian Policy 6.1.1 is satisfied because the zone change will allow for
multi--family development.
3. Plan Policy 7.1.2 can be satisfied because adequate service capacities are
available in the immediate area. Utility extensions (e.g. , sewer) will be
necessary to serve the property and this can be accomplished as a
condition of developing the properties.
4. Plan Policy 7.8.1 is satisfied because the Tigard School District was
informed of this proposal and commented that they understood that these
CPA's and ZC's were only transferring density within the city and not
creating new densities which could potentially adversely affect the
quality of education in the local school system by causing overcrowding.
5. Plan Policy o.,i.3 Gl ll �
be Scat l3fieq as a condition for developmental the
property. When development occurs it would first require City approval
through the Site Development Review process. The necessary right-of---lay
and street improvements would be required at that time.
6. Plan Policy 8.2.2 can be satisfied because Trig-Met offers regular bus
service on Pacific Highway.
ORDINANCE NO. 87-j
Page 1
is
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7. The Locational Criteria in Chapter 12 of the Plan are satisfied for the
following reasons:
a. The properties are within a "Development Area" which is not committed
to low density development and the north, east, and south boundaries
® of this site are presently zoned R--12.
b, The parcels potentially have access onto Pacific Highway which is an
arterial and Canterbury Lane to the north which is a minor collector.
available to these proper-ties er•ties and service
c, Public services are p p ,
connection will be required as a condition of development.
d. Convenience retail services is available along Pacific Highway and
general commercial and business centers are less than a mile away. i
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 amendment and approval of the Comprehensive
Plan Land Use Map and Zoning Map Amendment as set forth in
Exhibit "B"
Section 3: The City Council will review any Planning Commission decision
on any Planned Development Application for properties within
Site A.
Section A: This ordinance shall be effective on or after the 31st day
after its passage by the Council, and approval by the Mayor.
PASSED: By unanimous :.rote of all Council members present
after being read by number and title only, this _ 13th day
of April 1987,
Loreen R. Wilson, City Recorder
APPROVED This 20th day of April 1987,
Thomas M. Brian, Mayor
sb/1132W
ORDINANCE NO. 87—
Page '2
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STAFF REPORT AGENDA ITEM 5.2.A
MARCH 3, 1987 7:30 P.M.
TIGARD PLANNING COMMISSION
TIG.ARD CITY HALL - TOWN HALL
13125 SW HALL BLVD.
i
TIGARD, OREGON 97223
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A. FACTS
■
1. General Information
a
CASE: CPA 87-01 (A), ZC 87-02 (A)
REQUEST: Comprehensive Plan Amendment from Low Density Residential
to Medium Density Residential and a Zone Change from R-4.5
(Single Family Residential, 4.5 units per acre) to R-7
(Single Family Residential, 7 units per acre) .
_ �:�,
COMPREHENSIVE PLAN DESIGNATION: Low density res �ivan_��.al
ZONING DESIGNATION: R-4.5
APPLICANT: City of Tigard OWNER: Tigard Evangelical Church
John & Catherine Annand
Florian & Anna Schuetz
Carole Stokke
Sharon Peterson
Wilcox Erickson West. Corp.
Elizabeth Anderson
LOCATION: East of SW Pacific Highway and west of SW 109th
® approximately 1/2 mile north of SW Durham Rd. (WCTM 2S1
lOAC lots 100, 200, 300, 400, 500, 600, 700, 800, 900).
2. Background Information
In 1981 the Planning Commission approved a Comprehensive Plan Revision
(CPR 1-81) to allow a zoning designation of A-20 (High Density, 20
units per acre) with a recommendation that all development on these
lots be brought before the Planning Commission as Planned Unit
Developments (PUD) and that the density in each case reviewed as a
portion of the review process.
The City Council reviewed CPR 1-81 and remanded the issue back to the
Planning Commission for density review after giving the opinion that
twenty (20) units per acre was excessive in relation to properties
included in the request. Upon review, an A-12 (Urban Medium Density,
12 units per acre) was designated for the area. A Planned Development
(PD) overlay was attached to the zone designation.
f
STAFF REPORT -- CPA 87-01(A) -- PAGE 1
When the Tigard Comprehensive Plan was acknowledged by LCDC in 1983
Little Bull Mountain, as the site is known, was identified as an area
of low density residential and was given a corresponding zoning
designation of R-4.5. In addition, the PD was left intact which will
require any development proposal to go though a review process with the
Planning Commission.
in December, 1986 the Tigard City Council gave conditional approval to
the Albertson's Comprehensive Plan Amendment (CPA) fur 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 vacant 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
Tigard's Urban Planning Area, and does not affect established and
developed residential areas.
The Albertson's CPA was granted on the condition. of rezoning of
sufficient re3identially 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 some of those identified in the City's
attempt to maintain compliance with the Metropolitan Housing Rule of.10
residential units to the net acre.
3. Vicinity Information
This area is surrounded byr properties zoned R-•12 (Multiple family
residential, 12 units per acre) on all sides except to the west across
Pacific Highway. On the west side of the highway abutting zones, from
north to south, are C—G (General Commercial), C-P :_
(Professional/Administrative Office Commercial District) and R-40
(Multiple family residential, 40 units per acre). The city limits of
King City are adjacent to the southwest corner of these properties.
The development pattern around these properties generally consists of
apartment/multi—family residences to the north, east, and southwest.
Commercial development occurs across Pacific Highway (to the west).
South of these properties are mostly undeveloped parcels covered with
trees and underbrush with one single family residence. _
a 4. Site Information and Proposal Description
These properties are composed of a couple of large parcels (over 2.5
acres) and several smaller parcels (under 2.5 acres), a few of which
r have homes on them. However, development is generally sparse acid
limited.
x
STAFF REPORT CPA 87-01(A) — PAGE 2
The terrain is sloped, descending in a southerly and westerly
`\ direction. Heavy underbrush permeates much of the area with large
trees located at the top of higher areas. Given present conditions,
access to these properties is limited despite the fact that all but two
have frontage along Pacific Highway.
5. Agency and NPO Comments
The Tigard School District has reviewed the proposal and tuakes 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
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
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
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
development of the properties. However, to evaluate potential "worst `
case" impacts, we assumed that each area will develop to its maximum
density. According 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. ,
f
Addition:! 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 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
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 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,
STAFF REPORT - CPA 87-01(A) PAGE 3
probably
result in slightly higher
some areas this may require increases in the
,•� Nigher residential densities would p systems development charges
(. storm runoff volumes. In i ing• Th Y
size of storm drainage P f , � s"uld be adequate to cover any
generated by
the additional uni�a stem, I,;,pacts on
resulting additional costs to the storm drainage system'
the major drainageways would be neglig
ro osal and provithe following
comments:
des
;
NPO #6 has reviewed the p P reasons: inadequacy
of this proposal for the following
We disapprovea re:
treat networking and developmenof criterion forzone
(re
of s p Council, b planning
inconsistent application, Y previous decision Y R_7 to
and contradiction of P Mo Indriss (re:
Carmen Center); zone change request by
Commission regarding SW Hail and SW Ross)'
R_12 on parcels at approximately
.��� AND CONCLUSIONS
B. FliVVi,vv. Gum—
this case are Statewide Planning 6.1.10 7.1.2,
The relevant criteria m Comprehensive Plan policies 2.1.1,
�d 10, and Tigard Comp ter 12, Locational Criteria.
7 8,1, 8.1.3; 8.2.2, and Chap
Goals and Guidelines based upon the
staff concludes that the proposal is consistent with the
The Planning planning Goa
applicable Statewide
following findings: ted a Citizens
the City has adop
1 Goal #1 is met because review of all development
Organization (NPO)•
Involvement program
In
including
applications by the Neighborhood Planning
all public notice requirements are met
addition, .
2 Goal #2 is met because the City applied all applicable Statewide
Goals, City Comprehensive Plan Policies and Development
Planning plication.
Code requirements to the app- mesal will provide for
he
3 Goal #10 is
satisfied becauuse Ci y Comprehensive
housing Plan and the
as contemplated by
the Metropolitan Housing Rule,
f has determined that the proposal is consistent with
staf
The Planning Comprehensive Pian,based upon the findings
the relevant portions of the Comprehensi
noted below: I
Neighborhood Planning
2.1.1 is satisfied because the Neig . an notice of
1 Plan Policy ing roperty owners were g applicant's
Organization and surropportunity
un ort n ty to comment on the pp
the hearing and an PP
proposal. a will allow
2 Plan Policy 6.1.1 is satisfied because the zone Chang
for multi—family development•
t..
uaPAGE 4
'NI STAFF REPORT — CPA 87-01(A)
`.
the City of Tigard is obligated
emixthrough
si gle family 1 ndnattached
Rule to provide for an eqof
units with st oensure that osuiTicpment ient 1 higher 1dens ity areas care f
The City mu I
available so the intent of the housing rule can be met.
7,1,2 can be satisfied because adequate service {
3 plan Policy
capacities are available in the immediate area. utility i
(eg. sewer) will be necessary
extensions to serve the property
be accomplished as a condition of developing the
and this can
properties.
� .
volumes
increasednaci is
ethabe Qdegutely
It is recoHmcar
However, development
Highway'
E;
facilities. It is anticipated that
served with the existingabout 620 auto trips per day.
traffic would increase by
isfied
ool Distri
p, plan policy 7.8.1 is sat ecande madeTigardthe hcom comments about Over
was informed of this proposalpotential problems increased
crowdina in public schools and the P eneducation in the local
dv
enrollments could h2
f-r the quality of
school system.
5, Plan Policy 8.1.3 will be satisfied as a condition for
development of the property. When development occurs it would
royal through the site Development Review
a
first require City pp ht-of-way and street improvements
ri
process. The necessary g
would be required at that time.
6, Plan Policy 8.2.2 can be satisfied because Tri-Met-offers regular
High
bus service on Pacific way. 'Q� d
7. The locational Criteria in Chapter 12 of the Plan are sa4L== _�
for the following reasons:
t Area" which
s not
a. The properties are"within ��`��pent nand the nort,�east
committed to low aen3a�y u=---
and south baundaries of this site are presently zoned R-i2.
b, The access
parcels potentially have
onto Pacific Highway I
nterbury lane to the north which
which is an arterial and Ca
is a minor collector.
nt ons due to
c, The pme
properties do have H wevereVe ome s ngle -familya residential
ti
slope and terrain
development can be, achieved given such limitations:.
ro erties and
d. Public services
cctio Willa be b required h as-a condition of
-A service
development.
Pacific
ervice is e, Conveniences retailscommercial and available along
business centers are
Highway general
tA
less than a mile away.
SSTAFF REPORT - CPA 87-01(,A) - PfiCE 5
f. The trees on Little Bull Mountain provde a natural feature
of scenic value to the citizens of Tigard. Any development
on these properties should be encouraged to maintain as
many trees as possible. Therefore, the Planned Development
(?D) overlay should be maintained to allow gre=ater
flexibility for preserving open space and trees. Public
open space is lacking in the immediate area but potential
dedication could be gained from future development.
C. RECOMMENDATION
Based upon the above findings and conclusions, the Planning staff
recommends approval of CPA 87-01.(A) and ZC 87-02(A).
PREPA BY: To D' on APPROVED BY: William A. Monahan
Assistant Planner Director of Community
VCVCLUF71tIC(11.
(TD:bs0657W)
STAFF REPORT-— CPA 87-01(A) PAGE '6
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