Ordinance No. 88-33 CITY OF 11GARD, OREGON
ORDINANCE NO. 88-.3.-3-
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN
AMENDMENT (CPA 88--03), 'ZONE CHANGE (ZC 88-04) PROPOSED BY TIGARD SCHOOL
DISTRICT,
WHEREAS, Tigard School District has requested a Comprehensive Plan Amendment
from Low Density Residential to Medium Density Residential, and a Zone Change
from R-4.5 (Residential, 4.5 units/acre) to R-12 (Residential, 12 units/acre);
and
WHETEAS, The Piannir,3 Commission reviewed the proposal on October 4, 1988, and
recommended approval of the amendment; and
WHEREAS, a public hearing was held before City Council on Octob.r• 2.4, 1988, to
consider the Commission re,ommendation.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The proposal is consistent with all relevant criteria as
discussed in the October- 4, 1988, Planning staff report to
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 "8" (map).
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 l nit jtrr1 :� vote of all Council members present
after being reed by number and title only, this =�-) day
of NOVC,O)l A,:V- 1988.
Catherine Wheatley, 1Deputy ,ecorder
C�Ft
APPROVED: This day of /Vu VC -oy , 1988.
Approved as to form:
City At orney
- s'Jill -
Date
ef/7735D
ORDINANCE Nd0'.
Page 1
AGENDA ITEM 5.1
STAFF REPORT
OCTOBER 4, 1988 - 7:30 P.M.
'TIGARD PLANNING COMMISSION
TIGARD CITY HALL - TOWN HALL
13125 SW HAL.. BLVD.
TIGARD, OREGON 97223
A, FACTS
1. General _Inf��rmatiorf
CASE: Comprehensive Plan Amendment (CPA 88--03)
Zone Change (ZC 88--04)
REQUEST: For a Comprehensive Plan Amendment from Institutional to
al and a Zone Change from R-.4.5
Medium Density Residenti
(Residential, 4.5 units/acre) to R-12 (Residential,
12 units/acre)
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 units/acres)
APPLICANT: Tigard School District OWNER: Same
13137 SW Pacific Hi9b41"
'Tigard, OR 97223
LOCATION: Between Tigard High School and Cook Park on the east side
of 92nd Avenue.
2. Back_gr•ound Information
The City has reviewed several applications pertaining to the
development of the High School, but no applications have been reviewed
regarding this section of the property.
3. Vicinity Information
The remainder of` the Tigard High School property, which is also zoned
R-4.5, .lien to the north. Undeveloped property zoned R-12 is
immediately east and south. Took Park lies further south and
southwest. Land zoned R-4.5 is situated immediate:iy west Of
92nd Avenue, a minor collector, which abuts the northwestern boundary
of the subject property. A small triangular parcel zoned R-4.5 lies
between the subject property and 92nd Avenue along most of the westerly
boundary (see attached map).
4. Site�Inf2rmation a�l.d Pr�osal Descr_iptivn
The property is undeveloped and partially wooded. As indicated above,
portions of the property include a drainageway, steep slopes, and
r 100 year. floodplain. The northern one third of the area to be rezoned
�. has slopes that are generally lass than 10 percent.
F
PAGE 2
STAFF REPORT - CPA 88-03/ZC 88-04 (TIGARD SCHOOL DISTRICT) -
5. Agency and NPO Comments
The Engineering Division has no objection to the request. The Division
does note that portions of the site include a drainageway, slopes in
excess of 25 percent, and 100 year floodplain below an elevation of 126
feet. A ;sensitive Lands permit will be required prior to developing
the Property.
No other comments were received.
1l. FINDINGS AND CONCLUSIONS
The relevant approval criteria in this case are Comprehensive Plan
Policies 2. 1.1, 3. 1.1, 3.2.1, 3.2.2, 3.4.2, 3.5.3, 6. 1.1, 6.3.1, 6.6.1
7.1..2, 7.3.1, 7.4.4, 0.1.1, and the locational criteria in Chapter 12.
Since our- Comprehensive plan has been acknowledged by the State, an
analysis for the proposal's consistency with the 19 statewide land use
planning goals is not necessary. j
r
The planning staff concludes that the above criteria are satisfied
based upon the following findings:
1. Policy 2.1.1 is satisfied because the NPO has been informed and
given an opportunity to comment and notice of the public hearing
has been sent to surrounding property owners.
2. Policies 3.1.1, 3.2. 1, and 3.2.2, deal with City policy regarding
land that is subject to development limitations. It appears that a
sig"lificant portion of the property can be developed appropriately,
however, a final determination can only be made during the review
of a specific proposal. At that time, these policies along with
relevant Code requirements shall be applied.
3. policy 3.4.2 calls for the protection of wildlife habitat areas.
The southern section of the property is wooded and it contains a
small wetland area. The protection of wildlife habitat, especially
the wetland resource, must be addressed during the development of-
the site.
4. Policy 3.5.3 identifies the Tualatin River 100-Year' floodplain as a
greenway. A condition oP development approval will be dedication
of the 100-year floodplain.
5. Policy 6.1.1 is linked to State Goal No. 10 and the Metro Housing
Rule which requires that the average density allowed for all
undeveloped residential land in the City bc: a minimum of ten
dwelling units Per acre. The City's plan as acknowledged by LCDC
in 1904, inventoried 1,311 acres of developable residential land in
the City. Zoning at that tijile provided For a housing opportunity
of 13,110 units, just meeting the Metro 11ousing Rule density
standard. Since that t-iirae, seven plan amendments occurred. Those
redesignations provide a current inventory of 1,290 acres and a
housing opportunity for' 13,080 units (10.14 units per acre).
Approval of the proposed ae`iencifl:ent would not affect the developable
acreage of 1,290 and the housing opportunity would be increased.
The Metro (IOUsing Rule's minimum density requirement will continue
to be met by the City if the Proposed amendment is approved.
STAFF RIPOIlT - CPA 98--03/ZC 60-04 (TIGARD SCWOL DISTRICT) - PAGE 2
This calculation is based upon an approximate net acreage, after•
subtracting the floodplain area, of 3.19 and the difference between
Lhe possible units per• acre or Lhe R-4.5 and R-12 zones. The Code
allows up to a 25 percent density transfer from the floodplain, but
for• the purposes of this computation for goal 10 compliance, it is
riot considered. This proposal will result: in 23.9 additional units
(R-4.5 ---• 14.4 units, R-12 -- 38.3 units). This in turn will crcaate
a total housing opportunity of 13,11.2 housing units with an average
density of 10. 16 units per acre on the City's available residential
lurid.
6. Policy 6.3.1 is satisfied because the proposal will not affect the
character• of existing neighborhoods. Although the land to be
rezoned is within an "Established Area" including the Tigard Nigh
School property ar►d the pr•oper•ties west of 92nd Avenue, it is riot
adjacent to any established neighborhoods. Buffering from the
lower density development to the west and northwest is provided
primarily by 92nd Avenue and the remaining high school property.
7. Policy 6.6.1, which requires buffering between different land use
types, will be addressed in conjunction with a development
application.
8. The Engineering Division has indicated that existing street, sewer,
ar►d utility facilities have the capacity f-or• additional
development. Therefore, policies 7.1.2, 7.3. 1, i+nd 7.4.4 are
satisfied.
9. Policy 8.1.1 is satisfied because this property has developed
access to a minor collector ar►d resulting traffic will riot be
directed through er,i3ting neighborhoods.
10. The locational criteria are satisfied because the ;property is not
committed to low density development and it abuts land zoned R-12
to the south ar►d east. Th►e site is presently vacant and has been
designated on the "buildable .lands inventory map" as buildable.
The triangular parcel to the west has been found during a previous
roview of Kneeland Estates to be largely undevelopable and
therefore this rezoning should riot significantly effect the
development potential of this parcel. It appears that it would be
best: developed in conjunction with the subject property.
The property has direct access to a minor• collector street (Sin! 92nd
Avenue) and indirect access to major collector (SW Du•rh-un Rockd).
The property does contain areas that ar•e of limited value for
development, but these portions of the property can be largely
avoided. Adequate public/facilities and services are available
with the exception of bus service which only runs on Pacific
Highway. Neighborhood commercial and office services c,re available
near Pacific Highway and t:;►e Hall Blvd./Durham Road intersection.
t
STAFF REPORT -- CPA 8g3••-•03/ZC 0"4 (TIGARD SCHOOL D.T.,TRICT) - PAGE::: 3
C. RECOMMENDATION
Based upon the above findings and conclusions, the Plann;r,..j staff
recommends Ghat the Planning Commission issue a recommendaLion for
approval of CPA 88•-03 and ZC 88-09 to City Council,
PREPARED BY: Keith Liden
Senior Planner
(ke/7258D)
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ISTAU REPORT CPA 88-.03/ZC 88-04 (TIsARD SCHOOL DISTRICT) - PAGE fi
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