Ordinance No. 88-21 CIA Y OF "TIGARD, OREGON
ORDINANCE NO. 88_ :�)
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE. A COMPREHENSIVE PLAN
AMENDMENT (CPA 88_.02), ZONE CHANCE (ZC 88.-08), AND LOT LINE ADJUSTMENT
(M 83•--12.) PROPOSED 3Y "IIGARD SCHOOL_ DISTRICT,
WHEREAS, Tigard School Distrct has requested a Comprehensive Plan Amendment
from Light Industrial to Public Institution, and a Zane Change from I P
(Industrial Park) to R--12 (HD) (Residential, 12 units/acre, Historic
District); and
WHEREAS, the Planning Commission reviewed the proposal on August. 2, 1988, and
recommended approval of the amendments; and
WHEREAS, a public hearing was held before City Council on August 22, 1988, to
consider the Commission recommendation.
THE CITY Of TIGARD ORDAINS AS FOLLOWS:
Section 1: 'rhe proposal is consistent with all relevant cr•itcr•ia as
discussed in the August 2, 1988, Planning staff report to
Planning Commission (Exhibit "A").
Section 2: -E'he City Council upholds the Planning Conm.ission's
recommendation for, approval of the Comprehensive Plan Land Use
/ Map and Zoning Map Amendment as set forth in Exhibit "B" (map).
Section 3: The lot: line adjustment is approved subject to the conditions
of approval recommended in the staff report (Exhibit "A"),
Section n: This ordinance shall be effective on and after the 31st day
after its passage by Cotincil, and approval by the Mayor.
PASSED By R14A1iM .� vote of all Council members present
after Being read by number and title only, this _n•„dday
of io?, d 1988.
Catherine Wheatley,�oputy Ruder
APPROVED: This day of1988. vv
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Caw
Cit ved as to Form: ���ers.s�..�. 1L,t ��',0• C41 S�/�Q 'L�
r N'
9 Attorney
Date 1`,
ke/6413D
ORDINANCE NO, 88-�i
Page 1
STAFF' REPORT _ AGENDA ITEM 5.2
AUGUST 2, 1988 - 7:30 P.M.
TIGARO PLANNING COMMISSION
} TIGARD CITY HALL TOWN HALL
13125 SW HALL BLVD.
TIGARD, OREGON 97223
A. FACTS
I. General Information
CASE.: CPA 88-02, ZC 88-08, M 88-12, Durham School
REQUEST: A request for 1) a plan change from Light Industrial to
Public/Institutional for 2.89 acres (a portion of WCTM 2S1
13BA, tax lot 400); 2) a zone change for, that area from I-P
(Industrial Park) and for the adjacent Durham School
property (WCTM 2S1 13B, tax lot 300) from I-P (HD)[Historic
District overlay] to R-12 (HD) [Residential, 12 units/acre,
Historic District overlay]; and 3) a lot line adjustment to
combine the before-mentioned areas into one parcel.
COMPREHENSIVE PLAN DESIGNATION: Light Industrial (tax lot 300)
Public Institutional (ta:: lut 400)
ZONING DESIGNATION: I-P (Industrial Park)
�. APPLICANT: Tigard School Dist. 23J OWNERS: Tigard School District
. 13137 SW Pacific Highway
Tigard, OR 97223 Harold & Mildred Hambach
7735 SW Durham Road
'
Tigard, OR 97224
k LOCATION: 7360 SW Durham Road (WCTM 2S1 13BA, lot 400) Hambach
property; 8040 SW Durham Road (WCTM 2S1 13B, lot 300)
School District property.
2. Background Information
The Planning Division and Planning Commission have not reviewed any
prior applications for either tax lot. The Comprehensive Plan,
however, makes the following comments regarding Durham School:
"The Durham Elementary school was determined to be a significant
historic structure. The school site includes 5.59 acres. Now
part of the Tigard School District 23J, the Durham School was
erected in 1920. In 1951, an addition was added to the facility
which now houses classes to the sixth grade. In addition, this
school house is the only remaining institutional land mark in the
southeastern portion of Tigard. Efforts are continuing to place
the structure on the National Historic Register.
i
STAFF REPORT.-CPA 88-02/ZC 88-O8/M 88•-12/DURHAM SCHOOL - PAGE 1
The Cot_ ehensive Plan Map indicate'. the site as Public/
Institution. The designation would restrict conflicting uses
on the site to public or institution, therefore, no other
residential, commercial or industrial uses would be permitted on
i' the site.
The Community Development Code includes a Historic Overlay
District (HD) which is placed on the, school site property. This
overlay district requires any development proposal to be reviewed
in a public hearing. The standards within the Historic Overlay
District chapter, requires that all changes with the district be
compatible with the historic structure.
The staff recommendation for this resource is to preserve the
strut baro as historic and facilitate, if possible, placing the
structure on the National Historic Register. An Historic Overlay
District designation should be placed over the zoning."
The City Council has applied the Historic District overlay to the site
as recommended. At present, the site has not been placed on the
National Historic Register.
3. Vicinity Information
Properties north of Durham Road in the vicinity of the subject property
are zoned R-12 (Residential, 12 units/acre) and contain single family
residences. Properties to the east, including the portion of tax lot
400 subject to this review, are used primarily for agricultural uses
and contain single family residences. Parcels to the west are occupied
by two residences and the Unified Sewerage Agency's wastewater
treatment plant. Properties south of Durham Road are zoned I-P
(Industrial Park).
Durham School is located on the south side of Durham Road, a two lane
road functionally classified as an arterial street. Durham .load is
under the jurisdiction of the Oregon State Highway Division between
Fall Boulevard and Upper Doones Ferry Road.
4. Site Information and Proposal Description
Tax lot 300 is occupied by Durham Elementary School, The School
includes the original two-room school building constructed in 1920 and
an additional four classroom building constructed in 1951. The portion
of tax lot 400 that is subject to this review is currently vacant.
The School District desires to expand the elementary school operations
at this site through construction of an additional 21 classroom school
building to be constructed separate from the existing buildings. The
building would be constructed in two phases. Phase I would include 9
classrooms. Phase II would include 12 additional classrooms.
Additional paved play area would be provided as part of Phase I.
l
STAFF REPORT--CFA 88-02/ZC P5--08/M 08-12/DURHAM SCHOOL - PAGE 2
t
In order to )mplish the expansion, a numbe, of City of Tigard land
use approvals are necessary. First, the School District requests that
the Comprehensive rilan designation for 2.89 acres of tax lot 400
adjacent to the existing school be revised from Light Industrial to
Public/Institution to correspond to the school's Plan designation.
Second, the zoning for this 2.89 acre portion of tax lot 400 is
requested to be changed from I-P (Industrial Park) to R- 12 (H-D)
[Residential, 12 units/acre, Historic District overlay]. In addition,
the zoning for tax lot 300 which includes the school is requested to be
changed from I-P (H-D) to R-12 (H-D). Under the present I•-P base zone,
the school is a nonconforming use-•-a use which existed prior to the
zoning designation and, therefore, is allowed to continue but which is .
restricted from expanding. The R-12 zone would allow the school as a
conditional use, a use which may be permitted to expand as long as
certain pre-established conditions are satisfied. Third, , the School
CIty -_PP_"e a lnt line ad Just�ment ��il�nreb,,
UlSLr'ii:t requests tltR� t�':E ,.y •..i.,�... � ^-�
the 2.89 acres of tax lot 400 be combined with the existing tax lot 300
so that one 8.29 acre parcelis formed. A separate Conditional Use
request to allow development of the additional building will be ¢
reviewed by the Hearings Officer at a future date after site
development plans for the school are finalized.
5. Agency and NPO Comments '
The City Engineer has reviewed the proposal and offers the following
comments:
a,
1. The site has frontage on Durham Road, which is the only access to
g
the site. Durham Road is a State Highway and is classified as art
arterial street on the City's Transportation Map. Durham Road is ,.
currently a 2•-lane rural type roadway with 25 feet of pavement, no
curbs and no sidewalks.
2. Sanitary sewer, service is available from the existing USA trunkline
along Fanno Creek, approximately 500 feet to the southeast.
3. Pedestrian safety in the vicinity of Durham School has been a �
continuing concern. From a traffic :safety standpoint, this site is t
not a good location for an elementary school. The only pedestrian
access to the school requires that children walk along this busy
arterial street; many must also cross the arterial street to reach
the school. In recent years, the traffic volumes on Durham Road
have increased substantially as development has occurred in south
Tigard. Traffic volumes are expected to remain heavy on Durham
Road in future years. If the school is expanded, the numbers of
children traveling along Durham Road and crossing Durham Road to
reach the school will increase.
From an engineering viewpoint, I cannot support expansion of the
elementary school use in this location. The elementary school use
E
conflicts with the arterial street use of Durham Road designated on m
the Comprehensive Flan Transportation Map. Providing the i
opportunity for additional school development and resultant
additional pedestrian traffic may result in an impediment to
traffic flow on this arterial street. r`
STAFF REPORT-CPA 88-02/"LC 88•-08;M 88-12/DURHAM SCHOOL - PACE: 3
r
Other cons. arations may lead to a decisio. to expand the existing
elementary school use. If so, we will be recommending safety
improvements on Durham Road as conditions of approval during the
conditional use review before the Hearings Officer. I would
f anticipate that the School District- may also need to revise and
increase its adult crossing guard program when the school size is
increased. Signs and signals alone are usually not adequate
protection for elementary school children at: the crossing of an
arterial street.
Based on traffic safety concerns, I recommend denia' of the plan
amendment and zone change which provide for school expansion.
4. If the lot line adjustment is granted, I recommend the following
conditions:
Additional right-of-way snall be dedicated to the public along
the Durham Road frontage to increase the right-of-way to 45
feet from the centerline. A description shall be tied to the
existing right-of-way centerline. The dedication document
shall be on City forms and approved by the Engineering
Section. Dedication forms and instructions are available from
the Engineering Section.
The Building Division, Tigard Water District, Oregon State Highway
Division, General Telephone, PGE, and Washington County Fire Distrct
#1 reviewed the proposal and offered no comments or objections.
No other comments were received.
B. FINDINGS AND CONCLUSIONS
PLAN AMENDMENT
The relevant approval criteria in this case are Comprehensive Plan
Policies 2.1.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, C 1.3, and 12.4.1 - the
locational criteria for minor impact utilities and facilities. Since
the City of Tigard°s Comprehensive Man has been acknowledged by the
Oregon Land Conservation and Development Commission, an analysis of the
proposed Plan amendment's consistency with the Statewide Planning Goals
is not necessary.
The Planning Division concludes that the above criteria are satisfied
based upon the following findings:
1. Policy 2.1.1 is satisfied because NPO 5 has been informed of the
proposal and given an opportunity to comment. In addition, notice
of the public hearing and the opportunity to comment on the
proposal has been sent to nearby property owpars.
STAFF gEPORT-CPA 68-02/ZC 88-08/M88-12/DURHAM SCHOOL w PAGE 4'
2. Policies .2, 7.3.1, 7.4.4, and 7.6.1 a� satisfied because the
Enginee,•ing Division and reviewing utility providers have indicated
that existing sewer, water, and other utilities have adequate
capacity to serve the proposed enlarged school. Necessary public
improvements to Durham Road would typically be required to be f
constructed by the applicant as a condition of approval of the r
forthcoming conditional use request.
3. Policy 8.1.1 commits the City to plan for a safe and efficient
street and roadway system that meets current needs and anticipated
future growth and development. Whereas, the Planning Division
agrees with the City Engineer that this location along an arterial
street is not an ideal location for an elementary school because of
traffic safety concerns and because increased pedestrian and
vehicular traffic at the site could act as an impediment to traffic
flow, the Division finds that other factors commit the site to
continued school use thereby supporting the requested plan
amendment. The existing Durham School is designated as a historic
site to be preserved by the designation. Continued use of the ,
building as a school probably is the best use for exposing the
public to the historic values sought to be preserved. Continued
use as a school provides the best economic means for physically
maintaining the historic structure.
Expansion of the school is necessary for the continued economic use
of the site by the- School District. Requiring future school
development to occur elsewhere because of a failure to approve the r.
current requests would likely cause the District to make
significant expenditures to obtain an alternative site. This would
also cause the District to operate at a greater number, of sites at �
significant expense if the use of Durham School at its present size
is to be continued as well as developing a new school at another
site.
Because of these factors, continued use of the site for school use
should be provided for through the requested plan and zoning
amendments. Though the Planning Division finds through a balancing
of conflicting interests that this is an appropriate request, the
Division concurs with the City Engineer that both the potential :
traffic safety and traffic flow imparts of the proposed change are
substantial. These concerns must be carefully addressed through
the conditional use review of the proposed development plans ;or
the site to assure that a safe and efficient; street system is
provided in this area in conformance with Policy 8.1..1.
4. Policy 8.1.3 will be satisfied upon dedication of additional
right-of-way to the public and upon construction of read and
right-of-way improvements in accordance with the requirements
specified by the Oregon State Highway Division.
5. Polic3. 12.4.1, the locational criteria for mints impact utilities,
is sat;.sfied for the following reasons
r:
-- access to the site is provided by an arterial street, a higher
functional road classification than required by the criteria.
Road improvements to be considered through the conditional use
Y; review of a development plan for the site will be necessary to
reduce the possibility of -traffic congestion and #;raffle
hazards at the site. I
STAFF REPORT-CPR 88--02/ZC S8-08/M 88-12/DURHAM SCHOOL - PAGE 5
- public facility use of the site should not result in adverse
noise, lights, privacy, or visual effects on adjacent
residential and industrial uses,
C, --- the site is an adequate size to accommodate the proposed public
facility use, Potential dovelopment would not be constrained
by existing site conditions such as topography or unique
natural features.
ZONE CHANGE
The zoning proposed, R-12 (H-D), is the best zoning designation for the
proposed use at this site because 1) the existing school would no
longer be a nonconforming use and could be expanded upon conditional
use approval and 2) the only existing adjacent zone which would
conditionally allow the school to expand is the R-i2 zone. Designation
of the site with any other residential zone would present an island of
that zone within this area. The Historic District overlay would be r
retained and extended to the remainder of the enlarged Durham School
site. This will assure that any future development on the school site
will be required to be reviewed through the Historic District review
process in order to assess any possible impacts on the property's
historic values, tFk,
2:
LOT LINE ADJUSTMENT
Y
S
The proposed lot line adjustment between tax tots 300 and 400 meets the
lot line adjustment approval criteria set forth in Chapter 18.152 of r
the Community Development- Code and conforms with the Comprehensive
i. Plan. Both parcels remain larger than the minimum lot sizes of their
respective zones and adequate area is maintained by both parcels so
E` that other dimensional criteria for possible uses may be satisfied.
C. RECOMMENDATION
The Planning staff recommends that the Planning Commission forward a
recommendation for apprrval of CPA 88-02, ZC 88-08, and M 88-12 f-or the
Durham School site, The staff'_ recommends the following conditions be
attached,to the approval of the lot line adjustment-
AL
djustment AL T +ieuITlC+ivS a'sinLs of MET r^nivn To RECORDING T e +i iiNr ADJUSTMENT
WITH WASHINGTON COUNTY, .
I. Mapsand legal description describing both parent parcels before
and after adjustment shall be submitted for City review and
approval prior- to recording. STAFF' CONTACT:
JON FEIGION,,
ENGINEERING DIVISION.
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a
s,
H '
STAFF REPORT-CPA: 88-02/Ze 88--08/M 88-42/DURHAM SCHOOL --- PAGE S
g � r77
2. Additional right-of-way shall be dedicated to the public along
Durham Road to increase the right-of-way to 45 feet from
centerline. The description shall be tied to the existing
` right-of-way centerline. The dedication shall be on City forms and
shall by approved by the Engineering Division. STAFF CONTACT: JON
FEIGTON.
3. The lot line adjustment shall be valid if exercised within one year,
of the final approval date.
PREP D BYV JeOffer APPROVED BY: Keith Liden
Assistant Planner Senior Planner
(ke/6180D)
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STAFF REPORT--CPA 58.=-02/ZC 38--08/M 88--12/t?URHAM SCHOOL - PAGE 7
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