Ordinance No. 90-06 4
CITY OF TIGARD, OREGON
ORDINANCE NO. 90--0-1P—
AN
0-(atoAN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN
MAP AND TEXT AM JDMIENT (CPA 90-0001) INITIATED BY THE CITY OF TIGARD
WAS, the City of Tigard initiated the review of a Comprehensive Plan Map
nr.:endrent from Density Residential (approximately 58 acres) and Medium
Density Residential (approximately 10 acres) to Cormnercial Professional and a
Comprehensive Plan Text Amendment to add Section 11.8 related to the south
Metzger area; and
WHEREAS, the City's planning consultant and staff presented recommended
findings to the City of Tigard Planning Commission at a public hearing on
February 20, 1990; and
1%LEREAS, the Tigard City Council held a public hearing on the proposed changes
on March 5, 1990 to review the Planning Coimnission recommendations as well as
public testimony.
NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: The Comprehensive Plan Map and Text amendments are consistent with
all relevant criteria based upon the facts, findings, and
conclusions noted in Exhibit "A."
SECTION 2: The Comprehensive Plan Land Use Map is amended as sho=,an in E�Kiiibit
nBn (map) ,
SECTION 3: The Comprehensive Plan text is amended as set forth in Exhibit "C."
SECTION 4: This ordinance shall be effective on and after the 31st day after
its passage by Council, and approval by the Mayor.
PASSED: By Lind n'wn c�A-is vote of all Council members present after being
read by number and title only, this IXr day of 'nlo-, 1990.
n
Ca e, tley, City Recordef
APPROVED: This /- - day of C 2 199'
Gerald R. Edwards, Mayor
App aved as to form:`?
t Attorney 3�/c��C�
Date:
ORDINANCE No. 90-
Page 1
AGENDA ITEM
STAFF REPORT TO THE PLANNING COMMISSION
HEARING DATE: February 20, 1990 - 7:30 PM
HEARING LOCATION: Tigard City Hall - Town Hall
13125 SW Hall Blvd.
Tigard, OR 97223
I A. FACTS
1. General Information
CASE: Comprehensive Plan Amendment CPA 90-00001
REQUEST: 1) Plan Map Amendment from Low Density
Residential (approximately 68 acres) and
Medium Density Residential (approximately
10 acres) to Commercial Professional.
2) Plan text amendment (Policy Document) to
add Section 11.8 related to the south
Metzger area of special concern
(Neighborhood Planning Organization 18) .
The text amendment outlines a process for
development and approval of a master pian
for the area, future rezoning, and
provision of necessary public facilities
through an urban renewal plan or
alternative means.
APPLICANT: City of Tigard OWNERS: Several
LOCATION: See attached Map One
2. Proxeosal Description
See attached Map One regarding the area proposed for
redesignation and Appendix One for the text of the
proposed text amendment The 'zzoposed amendments are
intended to be the first step in the establishment o an
urban renewal district for the L-ubject properties and
surrounding area.
3. Agency and NPO Comments
The City of Tigard Engineering Division, Washington County
Department of Land Use and Transportation, and Tigard
School District 231 have provided comments on the proposal
which are included in Appendix Two of this report.
Tualatin Valley Fire and Rescue District, Metzger Water
District, and Portland General Electric have reviewed the
STAFF REPORT - CPA 90-0001- METZGER SCHOOL AREA CPA PAGE 1
Exhibit A
Page
a
� o
o t•. 0,
N'
I BIRCTH,o (i'BIRCH S
b
o
m z /CEADERCRESCi co ui XT
9 c a 3
CHESNUT
SOU40YESMNOR wj
proposal and returned the request for comments form noting
M "no objections".
The city of Tigard Police Department, Building Division,
the Parks and Recreation Committee, the Oregon Department
t -- a Development; Oregon State Highway
of Land Conservds.s.v�, a,,.. V�.-._�r-•---
Division, NPO #8, CFO #4 'Metzger) , Tri-Met, Northwest
Natural Gas, and US West Telephone Company were also asked
for comments on the proposal. No comments have yet been
received from these agencies and organizations.
B. FINDINGS AND CONCLUSIONS
The applicable criteria in this case are Statewide Planning
Goals 1, 2, 5, 7, 9, 10, 11, 12 and 13. Statewide Goals 3, 4,
8, 14, 15, 16, 17, 18 and 19 do not apply. Other applicable
criteria are City of Tigard Comprehensive Plan Policies 1.1.1,
2.1.1, 3.2.1, 3.2.2, 3.2.3, 3.4.1, 3.4.2, 4.3.1, 5.1.1, 5.1.4,
6.1.1, 6.3.3, 6.6.1, 7.1.2, 7.3.1, 7.4.4, 7.5.1, 7.5.2, 7.6.1,
7.7.1, 8.1.1, 8.1.3, 8.2.2, and 12.1.2 (locational criteria for
Commercial Professional Plan designation) ; and the Metzger- s
Progress Area Plan.
The Planning Division concludes that the proposal is consistent
with the applicable Statewide Planning Goals and Guidelines
based upon the following findings:
Statewide Planning Goal 1 (Citizen Involvement) The City of
Tigard ensures the opportunity for citizens to be involved in
the review of land use and development applications through the
referral of all development applications to neighborhood
organizations for comment, through the review of certain types
of land use ,and development actions through public hearing
processes; and through following prescribed notification
requirement for public hearings and for notices of decisions.
Notice of the proposed 'Comprehensive Plan Map and text
amendment was provided to Neighborhood Planning Organization
NPO #8 on January 29, 1990. NPO #8 reviewed the proposal at its
meetings on January 17, 1994 and February 14, 1990. In
addition, NPO #1 and NPO #2 also reviewed the proposed
amendment on February 14, 1990. other neighborhood planning
organizations as well as other City of Tigard boards and
committees were notified of the proposed amendment at a meeting
on February 1, 1990. The City's Park Board reviewed the
proposed amendment on February 6, 1990. The City's
Transportation Committee reviewed the proposal on February 8,
1990. In addition, a number of community meetings regarding
the proposed amendment- and urban renewal plan were held on
various dates that were open to members of the Metzger
commuiaity..
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 2
Exhibit A
Page 2
The City of Tigard Planning Commission will receive public
written or oral testimony on the proposed Plan amendment at
their public hearing on February 20, 1990. The City Council
will receive public testimony on the proposal at the public
hearing scheduled for March 5, 1990.
The City of Tigard provided mailed notice to property owners
within 250 feet of the properties subject to the Map amendment
twenty days in advance of the Planning Commission and City
Council hearings on the proposed action. Notice was published
in the Tigard Times newspaper on February 8, 1990 and February
22, 1990.
Statewide Planning Goal 2 (Land Use Planning) is satisfied
through City procedures and measures which call for the City to
apply all applicable Statewide Planning Goals, City
Comprehensive Plan Policies, and Community Development Code
requirements to the review of the proposal being presented.
Statewide Planning Goal 5 (Open Space and Natural Resources) .
This Goal is satisfied because any commercial uses in the area
will be developed according to a master plan and provides
greater opportunities for creating open space and protected
natural resource areas. The developers and the Agency that
will be responsible for the redevelopment in this district will
work with regional, state and federal agencies to protect the
existing wetlands, watersheds and natural resources in the area
in conjunction with the development plans of the district.
The Jenkins House, 10675 SW Hall Blvd. , has been identified as
a Goal 5 cultural resource through earlier planning work
conducted by Washington County. The site was listed on the
draft Washington County Cultural Resource Inventory (1983) .
The draft Inventory collected information on a number of
potentially significant cultural resources throughout the
County. No action was taken by the County at that time to
assess the quality and quantity of these cultural resources or
to provide interim protective measures. Washington County
elected to delay the Goal 5 assessment process for these
cultural resources until periodic review of the county's
Comprehensive Plan. The Jenkins site was annexed to the City
of Tigard in 1987. Subsequently, the Jenkins site was removed
from the county's inventory. The city, hence, assumes the
obligation for completing the Goal 5 analysis for this and
other sites and other Goal 5 resources in the Metzger area
through the city's periodic review of the comprehensive plan,
now underway. The city anticipates completion of periodic
review by August, 1990. The city is not obligated to complete
the Goal 5 analysis for this or any other resource site as part
of the current proposal. It is anticipated that the Goal 5
analysis will be completed prior to a possible application for
4
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 3
Exhibit A
Page 3
rezoning the property or prior to review of a master plan for
the area.
Statewide Planning Goal 6 (Air, Water and Land Resource
Quality) . This Goal is satisfied because the change from
residential to commercial use will enable the district to
develop according to a master planning concept with a Finance
mechanism that will assist in financing improvements to protect
the water shed from discharges that might otherwise further
encumber the Tualatin River basin. Any development within this
district will coordinate with local, regional, state, and
federal agencies to comply with applicable air, shed and river
basin regulations.
Statewide Planning Goal 7 (Air is Subject to Natural Disasters
and Hazards) . This Goal is satisfied because any development
proposals affecting the 100-year flood plain of Ash Creek and
the associated wetlands will be reviewed in the city of
Tigard's sensitive lands review process and the referral of
wetland modification request to the Oregon Division of State
Lands, the Oregon Department of Fish and Wildlife, the U.S.
Army Corps of Engineers, and other interested agencies for the
review, and applicable permitting processes.
Statewide Planning Goal 8 (Enerav Conservation) . This Goal is
satisfied by creating additional commercial uses near the
existing Washington Square development in order to maximize
energy conservation and decrease vehicle trips by creating a
more complete commercial and office complex in the vicinity of
Washington Square. Opportunities for housing within this
commercial area exist by virtue of the city's comprehensive
plan and zoning ordinances applicable to commercial zones.
Statewide Planning Goal 9 (Economy of the State) is satisfied
because the proposed Plan Map amendment would substantially
increase the City of Tigard's inventory of commercially
designated land. If the proposed Plan text amendment to Section
11 is adopted, this land would become available for development
through rezoning only when policies requiring an overall
development plan and provision of necessary public facilities
are satisfied. Future commercial development of this area
would be anticipated to create substantial employment
opportunities, both permanent jobs and temporary construction
jobs, as well as increase the assessed value of the involved
properties.
The Trammell Crow Company has presented a preliminary
conceptual plan for development of the subject properties as
well as adjacent properties. Trammell Crow Company projects an
increase in value for these properties from the current $5
million assessed value to $400 million. Ten thousand permanent
jobs and 2.5 million square feet of professional office and
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 4
Exhibit A
Page 4
commercial space are projected along with 4,000 construction
lobs.
With roadway improvements necessary to develop these
properties, it is anticipated that nearby under-utilized
properties will become more attractive for potential
development thereby furthering positive impacts on the City of
Tigard's employment base as well as the City's total assessed
property valuation.
Statewide Goal 10 (Housing) The subject area currently
contains 87 dwelling units. Current Plan designations provide
for a maximum housing opportunity for 475 dwelling units for
the subject area without a full analysis regarding how much of
this land is unbuildable because of wetlands and floodplain
area or unattractive for development for other reasons.
Although redesignation, of this area from residential to
commercial designations will remove existing housing as well as
possible future housing opportunities from the city based only
upon a simple analysis, the area to be redesignated has already
been adversely affected by the impacts of adjacent commercial
development to the west as well as nearby busy roadways and
therefore is not well suited for continued residential use or
additional residential development.
The area is generally bounded by two busy arterials - Highway
217 and SW Hall Boulevard, as well as two major collector
streets - SW Greenburg Road and SW Locust Street. Even without
redesignation of the subject properties, traffic on these roads
is anticipated to increase with attendant increases in noise
s
and congestion effects on the neighborhood.
The general area is characterized as transitional, that is, it
is an existing single family district that is converting to
commercial use. Characteristics of the area which support this
conversion and contribute to the decline in livability for
single family residents include:
Poor condition of residential streets not built to City
standards,
Lack of sidewalks, parks and other recreational
facilities,
Poor drainage conditions and occasional flooding,
High traffic volumes on residential streets causing
congestion and safety problems,
An elementary school in the area which is at the very edge
of its service area, is inappropriately located, and is in
proximity to congested streets with high traffic volumes,
STAFF REPORT - CPA 90-0061 - METZGER SCHOOL AREA CPA PAGE 5
c
Exhibit A
Page 5
}
Overall noise, congestion, and high levels of activity in
residential areas caused by the proximity of commercial
and office uses,
Declining residential land and property values.
Commercial redesignation of the subject area will not affect
the City of Tigard's compliance with Oregon Administrative
Rules, Chapter 660, Division 7 -the Metropolitan Housing Rule's
housing opportunity requirements for single family -- multi-
family mix and minimum residential density for developable
residential properties. Housing at a maximum density of 40
units pr acre is allowed above the second floor in the C-P
designation. It is anticipated that the master plan required
for this area will include opportunities for high density
multi-family development. The City's housing opportunity index
currently provides an opportunity for 10.22 dwelling units per
buildable acre on 1,295 vacant buildable ages.
Statewide Planning Goal 11 (Public Facilities) is satisfied by
the anticipated infrastructure that must accommodate future
development. A timetable for orderly and timely development of
necessary public facilities has been developed as part of an
urban renewal plan for the area. Domestic water, fire, sewer,
storm drainage, roads and other important services, (i.e.
police, fire, and additional general services) will key all
future development in the area. In addition, the companion
text amendment would require that an overall development plan,
zone change, infrastructure plan, and implementation plan be
adopted before development can be approved.
Statewide Planning Goal 12 (Transportation) will be satisfied
through needed transportation improvements to be constructed by
implementation of an urban renewal plan, and through additional
planning requirements to be established through the proposed
plan amendment that must be satisfied prior to the properties
being made available for development.
A Preliminary Traffic Analysis has been completed which
analyzed transportation conditions in and around the subject
area, and identified needed transportation improvements. The
analysis found that the existing road network system within the
area is currently operating at less than acceptable levels of
service at specific intersections and will continue to be over
capacity without major improvements. Capacity deficiencies
exist during the p.m. peak period at all of the intersections
along Greenburg Road and at the Highway 217 on and off ramps.
This capacity deficiency pertains to the through movements
along Greenburg Road. This makes motorists making left turn
movements from side streets experience long delays waiting to
exit onto the main street. Traffic volumes in the Greenburg
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 6
Exhibit A
Page 6
Road area have increased dramatically over the past six yearF,
without significant improvements to the surrounding street
system.
Intersection and roadway improvements are required to
accommodate the existing development in the area. In addition,
further intersection improvements are required to accommodate
the development of the subject area under the proposed land use
designatin-?is and conceptual development plan proposed per the
Trammel Crow Company. A preliminary list of transportation
improvements are identifed in the Preliminary Traffic Analysis
Report.
Necessary transportation improvements (or similar improvements)
as identified in the Preliminary Traffic Analysis report will
be constructed through implementation of the proposed urban
renewal plan, or else will need to be constructed by future
developers through a development agreement with the City. The
companion Plan text amendment to Section 11 would require that
an overall development plan, infrastructure plan, and
implementation plan be adopted before development approvals can
be granted by the City.
Statewide Planning Goal 13 is satisfied partly due to the
expanded and efficient use of the transportation system,
thereby in itself promoting energy conservation.
The use of modern technologies in the building designs will
further save our natural resources. New building systems are
designed to conserve not only energy but also enhance the
effective use of building materials, site design, water and sun
management, to name but a few.
The planning staff have determined that the proposal is
consistent with applicable portions of the Comprehensive Plan
based upon the findings noted below:
Plan Policy 1.1.1
a) The proposed development is consistent with applicable
plan policies as demonstrated in the following text and is
consistent with the growth patterns and physical changes
in the fabric of the City.
b) Because of continued increases in traffic and noise
impacts upon the subject neighborhood from nearby roadways
and non-residential uses, the neighborhood has experienced
a change of physical circumstances affecting its long-term
suitability for continued low and medium density
residential use. One of the primary reasons for choosing
to live in a single-family residence or a medium density
multi-family residential development is that such
developments provide yard areas in which residents may
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 7
Exhibit A
Page 7
relax, garden, and let their children play. Present noise
and other traffic impacts upon the subject neighborhood
undoubtedly have reduced the desirability of these
properties for such pursuits.
The poor condition of residential streets, lack of
sidewalks, parks and other recreational facilities, poor
drainage conditions, declining residential land and
property values, and - an overall increase in noise,
congestion and high levels of activity in the single
family residential area caused by the proximity of
commercial and office uses have contributed to the area's
decline in livability.
A degree of mistake can be therefore be seen with regard
to the existing Plan designations. It is assumed that the
current designations were intended by Washington County to
reflect existing levels and types of development and
protect existing uses from dissimilar, incompatible uses.
However, because the area is roughly bounded by two
arterials and two major collector streets and abuts
intensive commercial uses to the west, Washington County's
plan for this area should have recognized that increasing
noise and traffic would affect the suitability of the area �-
for single-family use and plan accordingly for conversion
of the area to more suitable uses. The present proposal
attempts to accomplish that conversion.
Plan Policies 3.2.1. 3.2.2 3.2.3 3.4.1 and 3.4.2 will be
considered through the review of any future development
proposals for the subject area that may have impacts on the
designated 100 year floodplain of Ash Creek and associated
wetlands._ Any subsequent development proposals affecting these
resources will need to be reviewed through the City of Tigard's
Sensitive Lands review process and referral of wetland
modification requests to the Oregon Division of State Lands,
Oregon Department of Fish and Wildlife, U.S. Army Corps of
Engineers, and other interested agencies for their review,
comment, and applicable permitting processes. The proposed
redesignation of this area to Professional Commercial currently
under review presents no direct conflict with these Plan
policies.
Plan Policy 4.3.1 will be considered fully through the review
of noise impacts of development proposals in the subject area
with regard to the -location of roadways, parking areas, and
mechanical equipment in relation to surrounding uses. The
currently proposed Plan redesignation does not by itself affect
noise congestion levels in the area and in fact may provide
opportunities for mitigating noise impacts through the required
review of development applications or a master plan for the
area.
' 4- STAFF REPORT CPA 90-0001 METZGER SCHOOL AREA CPA PAGF: R
Exhibit A
Page 6
Plan Policy 5.1.1 is satisfied because redesignation of the
subject area would increase the opportunities for commercial
development with attendant growth of the local job market. The
City's inventory of available developable commercial property
would increase upon later rezoning of these properties in
association with the provision of appropriate levels of public
facilities and services as required by the proposed amendments
to Section 11 of the Comprehensive Plan. (See also the
response to Statewide Planning Goal 9. )
Plan Policy 5.1.4 states that commercial and industrial
development shall not encroach into residential neighborhoods.
The proposed map redesignation would not encroach or make
inroads into an established residential neighborhood but
instead would entirely replace an existing neighborhood that
has already been severely impacted by adjacent commercial
development and nearby roadways. The proposed redesignation
would convert all properties bounded by Highway 217, Greenburg
Road, Locust Street, and Hall Boulevard to Commercial Plan
designations except for the .parcels which includes the Deodar
Condominiums on SW 87th Avenue and several parcels in the
southeast corner of this area. The condominium owners
reportedly do not wish their development to be included in the
area proposed for redesignation. The properties in the
southeast corner of the area are all oriented to SW Hall
Boulevard rather than to internal streets and therefore do not
function as a neighborhood with the area proposed for
redesignation. Commercial redesignation of the subject area
would be anticipated to increase values of these neighboring
properties to the southeast which are designated Medium Density
Residential and may help spur redevelopment of some
underdeveloped parcels in this area.
Redesignation of the subject area and later development will
undoubtedly result in additional traffic on adjacent streets
and potential impacts on neighborhoods to the east of Hall
Boulevard and north of Locust Street. The proposed plan text
amendment requiring detailed public facility planning and
provision of necessary improvements concurrent with development
is intended to mitigate impacts of any increased development
upon these adjacent- neighborhoods so that no commercial
encroachment into neighborhoods will occur beyond the
boundaries formed by the collector and arterial streets. The
master plan for the area should endeavor to direct traffic from
the future commercial development away from these
neighborhoods.
Plan Policy 6.1.1 is not at issue with the proposed
redesignation. The proposed redesignation would remove the
opportunity for approximately 475 dwelling units based on gross
acreage and current Plan designations. These properties are
r
STAFF REPORT - CPA 90-0001- METZGER SCHOOL AREA CPA PAGE 9
Exhibit A
Page 9 p
significantly impacted by noise, congestion, and lack of
adequate public facilities and thus would not be anticipated to
develop in accordance with current opportunities. Offsetting
any loss in housing opportunities for the subject parcels may
be the increased attractiveness of neighboring underdeveloped
Medium Density Residential properties along Hall Blvd. for
residential :�edevelopment because of commercial development of
the subject ;parcels. (See also the preceding discussion of
statewide Planning Goal 10 and Plan Policy 5.1.4) .
Discussion of possible lost housing opportunities within this
area may be moot depending upon future application of zoning to
the subject area, possible changes in the Community Development
Code, and the development of a master plan for the area.
Plan Policy 5.1.5 permits high density residential development
above the second floor in areas desioriated Commercial
E I Professional. The Cc=,-,n 4 t_j_ Development Code currently allows
residential development in the C-P zoning district (the zoning
district which ultimately implements the Commercial
Professional Plan designation) in only the Tigard Triangle and
Bull Mountain Road C-P districts. This could be expanded in
the future to allow high density residential development above
the second floor in the subject area.
Plan Policv 6.3.3 is satisfied because the proposed map
redesignation would provide for replacement of an established,
but somewhat deteriorated, neighborhood to more logical
boundaries between residential and commercial developments than
currently exists. The proposed amendment to the text of
Section 11 of the plan is intended to assure that adequate
levels of public facilities are provided and that detailed site
plans are developed with the intent of mitigating or
eliminating impacts of future development of the area upon
other adjacent neighborhoods so as to preserve and enhance the
character of those neighborhoods.
Plan Policv 6.6.1 is satisfied because the Community
I Development Code requires buffering between different types of
land uses and screening of service areas, storage areas, and
parking lots. These requirements will be imposed upon any
subsequent development proposal within the area proposed for
redesignation through the Planned Development and Site
Development Review processes.
Plan Policies 7.1.2 7.3.1. 7.4-4, 7.5.1, 7.5.2. 7.6.1, 7.7.1
are satisfied because the City of Tigard Engineering Division,
Police Department, Metzger Water District, Tualatin Valley Fire
District, PGE, U.S. West Telephone, and the Northwest Natural
Gas Company were notified of the proposed plan amendments;
several of these agencies have submitted comments which are
attached to this report as Attachment A; and none of those
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPAPAGE 10
Exhibit A
Page 10
agencies or public utilities have raised concerns at this time
with their abilities to provide storm drainage, police, water,
sanitary sewerage, fire protection, electricity, telephone, and
natural gas services to future commercial development of the
area. Several agencies have noted that additional details
regarding their public services and utility networks will need
to be worked out through the urban renewal plan, master plan,
zone change, and Site Development Review processes that will
need to occur prior to any commercial development in the area
proposed for redesignation. The text amendment proposes zoning
conversion criteria to assure that public utility and service
needs are satisfied prior to rezoning the properties to a
commercial zoning designation.
Plan Policy 8.1.1 is satisfied because the proposed
redesignation would provide for future corta«ercial development
of an area bounded by two arterials (Hall Boulevard and Highway
217) and two major collector streets and therefore is a logical
location for intensive commercial usage. Although all of these
streets are currently underdeveloped for anticipated traffic
levels generated by development of the subject area in addition
to existing traffic, needed traffic improvements have been
identified and are planned for construction prior to or
concurrent with development. See discussion under Statewide
Goal 12.
The intent of Plan Policy 8.1.3 is satisfied by the
implementation of an urban renewal plan for the area which will
construct needed transportation and other infrastructure in
advance of development. In addition, the proposed Plan text
amendment requires that an overall development plan,
infrastructure plan, and implementation plan be adopted before
specific development can be approved. The City also 'intends to
enter into a development agreement with the Trammell Crow
Company. That agreement will identify the improvements needed,
timing, financing responsibility and other conditions which
will satisfy this policy, .
Plan Policy 8.2.2 is satisfied because Tri-Met offers bus
service to the entire Washington Square area. Therefore, the
proposed development would locate an intensive type of
development in close proximity to existing public transit
route. Further, the intensity of the proposed development will
create a greater source area for Tri-Met, thereby enhancing
service to cover a larger geographical area.
Plan Policy 12.2.1 The applicable locational criteria: for
Commercial Professional development (12.2.1 (c) (3) ) are
satisfied for the following reasons:
a Spacing and Location
� - STAFF REPORT- CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 11
Exhibit A
Page 11
,
Tl:e locational criteria require that a Commercial
Professional area not be surrounded by residential
districts on more than two sides. The entire west and
southwest sides of the subject area abut an existing
Commercial Professional area. The northern boundary of
the subject area is SW Locust Street. This street will
provide a boundary between the Commercial Professional
area to the south and Lower Density Residential areas to
the north. This area north of SW Locust Street is in the
Metzger area of unincorporated Washington County.
The eastern boundary of the subject area is adjacent to a
mix of Medium Density Residential areas, Commercial
Professional and commiercial General areas. The southeast
corner of the area is adjacent to a medium density
f residential are.
II� East of SW Hall Boulevard is a district known as East
Metzger in unincorporated Washington County. There is a
mix of Office Commercial and Neighborhood Commercial along
Hall Blvd. There is a mix of Residential 9 and
Residential 15 (medium density) along part of Hall
Boulevard and immediately behind some commercial areas.
However, East Metzger is predominantly a single-family low
density residential area.
The proposed Plan Map amendment meets this criteria. No
individual parcel within the subject area is surrounded by
residential districts on more than two sides.
Furthermore, the proposed amendment will result in a
rational boundary for the Commercial Professional
district, with SW Locust Street to the north, a buffer of
medium density residential to the east, (which lies
between the commercial professional area, SW Hall
f Boulevard and a single family are to the east of SW Hall)
Highway 217 is the boundary of the commercial professional
district to the south and southeast. The western boundary
for the entire Commercial Professional district is SW
Greenburg Road.
b. Access
A "Preliminary Transportation Analysis for President's
Parkway", ATEP, 1990 has been submitted to the City to
support the preparation of the President's Parkway
Development Plan (urban renewal plan) . Assuming a concept
plan proposed by Trammell Crow Company is realized for the
subject area., the transportation analysis preliminarily
identifies transportation improvements which are needed in
order for the existing street system to operate at
acceptable levels of service, and additional
t. STAFF REPORT CPA 90-0001 METZGER SCHOOL AREA CPA PAGE 12
Exhibit A
Page 12
transportation improvements which are needed to
accommodate traffic generated by the development assumed
in the concept plan.
These preliminary transportation improvement projects (or
similar projects) are to be implemented through the
proposed urban renewal plan and through a development
agreement to be negotiated between the City and the
I Trammell Crow Company.
I The City recognizes that the concept plan is preliminary
and subject to change, and that the proposed
transportation improvements are also preliminary and
subject to change. The City also recognizes that the
Trammell Crow Company is acting in good faith to identify
transportation needs based on the information available
today.
A companion Comprehensive Plan text amendment is proposed
which requires the City to adopt a Planned Developme»t
district for the area and to adopt conceptual and final
development plans which outline specific uses, densities
and improvements within the district. The amendment also
requires that more detailed transportation,
infrastructure, implementation/financing, and design
guidelines be adopted as part of the conceptual
development plan. The amendment requires that all
development permits and other major land use actions be
consistent with an adopted conceptual development plan.
The urban renewal plan anticipates that amendments to
projects carried out by the urban renewal agency will. be
made based on the results of this more detailed planning
process. Therefore, this criterion has been met. Staff
finds that the process proposed in the Plan text amendment
is sufficient to ensure that specific access and
transportation needs can be identified, projects defined,
and implementation programs established in order to meet
the access criteria.
C. Site Characteristics
The site characteristics criteria require that the
affected site be of a size which can accommodate present
and projected needs and that the site ` have high
visibility. The subject action applies to a total of
approximately 78 acres, creating a total Commercial
Professional district approaching 100 acres. T.;�- subject'
site, together with lands already designated Commercial
Professional, have visibility from Highway 217, SW
Greenburg Road, SW Locust Street and SW Hall Boulevard.
The proposed action meets the site characteristics
criteria.
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 13
Exhibit A
Page 13
d. Impact Assessment
Without an actual detailed development proposal, it is
difficult to assess whether the scale of development will
be compatible with adjacent uses. However, the proposed
Plan text amendment provides a process in which such
detailed considerations can be incorrrrated into a Planned
r=��=•� c-. 3.n addition, the companion Flan
text amendment requires that phases be identified within
an overall development plan, and that measures be defined
to reduce construction impacts and on-going impacts to
adjacent areas. Staff finds that the process proposed in
the Plan amendment is sufficient to ensure that specific
impacts can be identified, projects defined, and
implementation programs established in order to meet the
impact assessment criteria.
;L =mar.. The Metzger-Progress
Community Plan, developed while this area was still ,under
the jurisdiction of Washington County, contains general
and specific guidelines for the area generally bounded by
SW Scholls Ferry Road, Taylors Ferry Road, Highway 217,
and Pacific Highway. The Metzger-Progress Plan designates
the subject area for low and medium density residential
use as well as institutional use for the Metzger School
property. When the subject properties were annexed into
the City of Tigard in 1987, the City applied Plan and
zoning designations comparable to the Washington County
designations. The proposed Plan map amendment would also
change the Metzger-Progress Plan Map designations.
The Metzger Plan states that "the area between Metzger and
Washington Square/Progress, along Greenburg Road. . . .
serves as an area of transition between intensive uses to
the west and lower density uses on the east. . . . The area
is not intended to be expanded to the east." As
previously noted, this area has been significantly
impacted by adjacent intensive uses and by major roadways
and staff therefore finds that the area's long-term
suitability for residential use has been diminished
thereby making expansion of commercial uses to the east
appropriate as long as the master planning concept
outlined in the proposed Plan text amendment is employed.
This report, at Policy 1.1.1.b, explains why the prior
decision by Washington County can be considered to be a
mistake with respect to the long-term suitability of the
area for residential use.
Two areas of special concern are identified in the Metzger
Plan for the subject area. Area of Special Concern 7
includes several properties west of SW 87th Avenue and
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 14
Exhibit A
Page 14
south of SW Locust Street. The Metzger Plan calls for
development within this area to pay special attention to
efficient access to the area, impacts on local streets,
and other design considerations which will help make
future development compatible with adjacent residential
property. Area of Special Concern 8 includes the area of
wetlands and floodplain adjacent to Ash Creek as well as
other adjacent properties. The Plan calls for development
within this area to maintain floodwater storage capacity
and wildlife habitat through minimizing the area to be
disturbed. The Plan also calls for access to this area to
be provided only from SW 89th Avenue and for development
to be buffered from the traffic noise from Highway 217.
The proposed Plan Map redesignation does not conflict with
the special concerns expressed for these areas. The
proposed Plan text amendment is supportive of thesa
concerns because the text amendment would call for a
master planning effort for the entire area. Master
planning should make it easier for these special concerns
to be addressed than would be possible in the absence of
a master plan with piece-by-piece development.
C. RECOMMENDATION
Forward a recommendation for approval of the proposed Plan Text
_ amendment (Appendix One) and Plan Map amendment (Map One) to
the City Council.
Prepared by: Spencer & Rupper, Planning Consultants
Jerry Offer, Development Review Planner
R-PresPk.JO
l
STAFF REPORT - CPA 90-0001 - METZGER SCHOOL AREA CPA PAGE 15
i
s
Exhibit A
Page 15
)
FINDINGS AND CONCLUSIONS:
LEGISLATIVE COMPREHENSIVE PLAN MAP & TEXT AMENDMENT CPA 90-00001
The Tigard City Council finds that pursuant to TMC 18.30.120 the
applicable criteria in this case are Statewide Planning Coals 1,
2, 5, 6, 7, 8, 9, 10, 11, 12, and 13, and CJ-1-" -f Tigard
Comprehensive Plan Policies 1.1.1, 2.1.1, 3.2.1, 3.2.2, 3.2.3,
3.4.1, 3.4.2, 4.3.1, 5.1.1, 5.1.4, 6.1.1, 6.3.3, 6.6.1, 7.1.2,
7.3.1, 7.4.4, 7.5.1, 7.5.2, 7.6.1, 7.7.1, 8.1.1, 8.1.3, and 8.2.2.
TMC § 18.22.040 does not apply because this map and text amendment
is legislative rather than quasi-judicial in nature.
In addition, because these Comprehensive Plan amendments include
a text amendment aC1d111g acitivii !.! .a tv file pian, Findings and
Conclusions regarding this section have been included here.
There .are no other applicable federal or state statutes that apply
to this legislative Comprehensive Plan and map amendment. Land
uses in the area subject to this Comprehensive Plan and map
amendment will not be effective unless and until a comprehensive
conceptual development plan is prepared for the area and the zoning
designations in the area are changed to conform to the plan
designations. No METRO requirements apply.
The Council finds that the plan amendments as proposed are
consistent with the following Statewide Goals, for the reasons set
out below:
Statewide Planning Goal 1 :Citizen Involvement) . The City of
Tigard ensures the opportunity for citizens to be involved in the
review of all land use and development applications.
Notice of this proposed Comprehensive Plan Map and text amendment
was provided to Neighborhood Planning Organization NPO #8 on
January 29, 1990. NPO #8 reviewed the proposal at its meetings on
January 17, 1990 and February 14, 1990. In addition, NPO #1 and
NPO #2 also reviewed the proposed amendment on February 14, 1990.
Other neighborhood planning organizations as well as other City of
Tigard boards and committees were notified of the proposed
amendment at a meeting on February 1, 1990. The City's Park Board
reviewed the proposed amendment on February 6, 1990. The City's
Transportation Committee reviewed the proposal on February 8, 1990.
In addition, a number of community meetings regarding the proposed
amendment and urban renewal plan were held on various dates that
were open to members of the Metzger community.
The City of Tigard Planning Commission will receive public written
or oral testimony on the proposed Plan amendment at their public
hearing on February 20, 1990. The City Council received public
testimony on the proposal at the public hearing scheduled for March
Exhibit A
Pagf 16
5, 1990, and held the record open through March 8 for additional
written testimony.
The City of Tigard provided mailed notice to
property owners within
250 feet of the properties subject to the Map amendment twenty days
in advance of the Planning Commission and City Council hearings on
the proposed action. Notice was published in the Tigard Times
newspaper on February 8, 1990 and February 22, 1990.
statewide planning Goal 2 (Land Use Planning) . This Goal is
satisfied through City procedures and measures which call for the
City to apply all applicable Statewide Planning Goals, City
Comprehensive Plan Policies, and Community Development Code
requirements to the review of the proposal being presented.
Goal 2 contemplates the preparation of plans based on a series of
broad phases, proceeding from the very general to the more specific
provisions for dealing with various land use issues. Because the
zoning in the area and the actual use of land in the area are not
being changed, at this time, the City's reliance on more general
planning principles satisfies Goal 2's land use planning goals and
guidelines.
Statewide Planning Goals 3 (&gricultural Lands) and 4 (Forest
Lands These Goals do not apply because the entire area involved
in the proposal is within the Portland Metropolitan Urban Growth
Boundary and has been designated in the City of Tigard
Comprehensive Plan and in the Washington County Metzger--Progress
Community Plan for residential, commercial and industrial
development. The urban growth boundary and land use designations
have been previously found, by LCDC, to comply with Statewide
Planning Goals and Guidelines.
Statewide Planning Goal 5 (Open Space, Scenic and Historic Areas
and Natural Resources) This Goal is satisfied because any
commercial uses in the area will be developed according to a master
plan that provides greater opportunities forcreatingopen spaces
and protecting natural resource areas. The 'developers and the
Agency that will be responsible for the redevelopment in this
district will work with regional, state and federal agencies to
protect the existing wetlands, watersheds and natural resources in
the area in conjunction with the development pians of the district.
The council further finds that because land uses and zoning
designations within the area will not be affected by this amendment
to the plan text and map, this aiv ndment does not threaten Goal 5
resources within the area. Until such time as a specific land use
change is proposed through the master planning and rezoning
process, this is no change to existing Goal 5 resources.
Finally, Council notes that the Jenkins House, 10675 SW Hall Blvd. ,
has been identified as a Goal 5 cultural resource through earlier
planning work conducted by Washington, County. The site was listed
PAGE 2 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 17
l
on the draft Washington County Cultural Resource Inventory (1983) .
The draft Inventory collected information on a number of
potentially significant cultural resources throughout the County.
No action was taken by the County at that time to assess the
quality and quantity of these cultural resources or to provide
interim protective measures. Washington County elected to delay
the Goal 5 assessment process for these cultural resources until
periodic review of the County's Comprehensive Plan. The Jenkins
site was annexed to the City of Tigard in 1987. Subseq*sently, the
Jenkins site wac removed from the County's inventory. The City,
hence, assumes the obligation for completing the Goal 5 analysis
for this and other sites and other Goal 5 resources in the Metzger
area through the City's periodic review of the Comprehensive Plan,
now underway. The City anticipates completion of periodic review
by August, 1990. The City is not obligated to complete the Goal
5 analysis for this or any other resource site as part of this
action. The Goal 5 analysis will be completed prior to any
application for rezoning the property or prior to review of a
master plan for the area.
-4 go -'a--ing Goad 6 (Air. Water and Land Resource gualitv) .
This Goal is satisfied because the change from residential to
commercial use will enable the district to develop according to a
master planning concept with a funding mechanism that will assist
in financing improvements to protect the water shed from discharges
that might otherwise further encumber the Tualatin River basin.
Any subsequent zone change and master plan within this district
will coordinate with local, regional, state, and federal agencies
and must comply with applicable environmental regulations.
Statewide Planning Goal 7 (Air is Subject to Natural Disasters and
Hazards) . This Goal is satisfied because any development proposals
affecting the 100-year flood plain of Ash Creek, will be reviewed
under the City of Tigard's sensitive lands review process and will
be referred to the Oregon Division of State Lands, the Oregon
Department of Fish and Wildlife, the U.S. Army Corps of Engineers,
and other agencies for their review, pursuant to applicable
permitting regulations.
Developments will not be located in areas of known natural hazards
unless mitigation measures have been developed and approved by the
applicable regulating authorities.
Statewide Planning Goal 8 (Recreation Needs) . This Goal is
satisfied by the provision of public park lands, pedestrian trails
and other passive recreation facilities in the area. The use of
a master planning concept will likely provide more and larger open
spaces than would be possible if the properties were developed on
a lot-by-lot basis.
Statewide Planning Goal 9 (Economy of the state) . This Goal is
satisfied because the proposed Plan Map amendment would
substantially increase the City of Tigard's inventory of
PAGE 3 - FINDINGS AND CONCLUSIONS
ti
Exhibit A
Page 18
commercially designated land. If the proposed Plan text amendment
to Section 11 is adopted, this land would become available for
t development through rezoning only when policies requiring an
overall development plan and provision of necessary public
facilities are satisfied. Future commercial development of this
area would be anticipated to create substantial employment
opportunities, both permanent jobs and temporary construction jobs,
as well as increase the assessed value of the involved properties.
The Trammell Crow Company has presented a preliminary conceptual
pian for development of the subject properties as well as adjacent
properties. Trammell Crow Company projects an increase in value
for these properties from the current $5 million assessed value to
$400 million. Ten thousand permanent jobs and 2.5 million square
feet of professional office and commercial space are projected
along with 4,000 construction jobs.
With roadway improvements necessary to develop these properties,
it is anticipated that nearby under-utilized properties will become
more attractive for potential development thereby furthering
positive impacts on the City of Tigard's employment base as well
as the City's total assessed property valuation.
Statewide Planning Goal 10 (Housina) . The subject area currently
contains 77 dwelling units, 68 in the area presently designated Low
Density Residential and 9 dwelling units in the area designated
Medium Density Residential. The City of Tigard has conducted an
analysis of the remaining residential development potential of the
4 area under the current Plan designations. That analysis is
contained in Appendices A and B. Developable properties include
all properties outside of the Ash Creek flood plain that are
currently undeveloped or are developed but are sufficiently large
that the current parcel may be divided to create at least one
additional building lot under the current Plan designations. A
twenty-five percent residential density transfer from the flood
plain area is also included in this housing opportunity inventory.
The inventory indicates that there is an opportunity for 183
additional dwelling units in the subject area with full development
of the buildable lands.
The Comprehensive Plan, as acknowledged by LCDC in 1984,
inventories 1,311 acres of developable residential land in the City
of Tigard's plannign area. Residential Plan designations at that
time provided for a housing opportunity of 13,110 units, just
meeting the Metropolitan Housing Rule standard of 10 units per
acre. Since that time, nine Plan map amendments have bsen approved
which have affected that inventory. Those redesignations provide
a current inventory of 1,295 acres and a housing opportunity for
13,237 dwelling units (10.22 dwelling units per acre) . Under the
requirements of OAR 660 Division 7 - the Metropolitan Housing Rule,
the City has a responsibility to provide an opportunity of 12,950
dwelling units. The City therefore presently provides 287 dwelling
PAGE 4 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 19
unit opportunities within the City's original planning area beyond
the miniumum required.
Subtracting the housing opportunities that may be lost if the
current proposal is approved from the City's current inventory of
developable residential units yields a housing opportunity for
13,054 dwelling units. The City would therefore remain in
compliance with the 10 dwelling unit per acre housing opportunity
requirement of the Metropolitan Housing Rule which applies to the
City of Tigard. Additionally, since the proposed redesignation
would remove more singly family residential housing opportunities
than multi-family residential housing opportunities, the proposed
action would have a positive effect on the City's obligation to
provide a minimum 50/50 mix of multi-family to single family
housing opportunities. Therefore, this Goal and the Metropolitan
Housing Rule are satisfied.
Statewide Planning Goal 11 (Public Facilities) . This Goal is
satisfied by the anticipated infrastructure that must accommodate
future development. A timetable for orderly and timely development
of necessary public facilities has been developed as part of an
urban renewal plan for the area. Domestic water, fire, sewer,
storm, drainage, roads and other important services, (i.e. police,
fire, and additional general services) will key all future
development in the area. In addition, the companion text amendment
would require that an overall development plan, zone change,
infrastructure plan, and implementation plan be adopted before
development can be approved. The Council hereby adopts by
reference, the President's Parkway Urban Renewal Plan and Report,
as part of its findings and conclusions here.
Statewide Planning Goal 12 (Trananortatien) . This Goal will be
satisfied through needed transportation improvements to be
constructed by implementation of an urban renewal plan, and through
additional planning requirements to be established through the
proposed plan amendment that must be satisfied prior to the
properties being made available for development.
A Preliminary Traffic Analysis has been completed which analyzed
transportation conditions in and around the subject area, and
identified needed transportation improvements. The analysis found
that the existing road network system within the area is currently
operating at less than acceptable levels of service at specific
intersections and will continue to be over capacity without major
improvements. Capacity deficiencies exist during the p.m. peak
period at all of the intersections along Greenburg Road and at the
Highway 217 on and off ramps. This capacity deficiency pertains
to the through movements along Greenburg Road. This makes
motorists making left turn movements from side streets experience
long delays waiting to exit onto the main street. Traffic volumes
in the Greenburg Road area have increased dramatically over the
PAGE 5 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 20
past six years without significant improvements to the surrounding
street system.
Intersection and roadway improvements are required to accommodate
the existing development in the area. in addition, further
intersection improvements are required to accommodate the
development of the subject area under the proposed land use
designations and conceptual development plan proposed per the
Trammel Crow Company. A preliminary list of transportation
improvements are identified in the Preliminary Traffic Analysis
Report.
Necessary transportation improvements (or similar improvements) as
identified in the Preliminary Traffic Analysis report will be
constructed through implementation of the proposed urban renewal
plan, or else will need to be constructed by future developers
through a development agreement with the City. The companion Plan
text amendment to Section 11 would require that an overall
development plan, infrastructure plan, and implementation plan be
adopted before development approvals can be granted by the City.
Statewide Planning Goal 13 (Energy Conservation) . This Goal is
satisfied by creating additional commercial uses near the existing
Washington Square development in order to maximize energy
conservation and decrease vehicle trips by creating a more complete
commercial and office complex in the vicinity of Washington Square.
Opportunities for housing within this commercial area exist by
virtue of the City's Comprehensive Plan and zoning ordinances
applicable to commercial zones.
The use of modern technologies in the building designs will further
save our natural resources. New building systems are designed to
f conserve not only energy but also enhance the effective use of
building materials, site design, water and sun management, to name
but a few.
Plan Policy 1.1.1
(a) The proposed development is consistent with applicable plan
policies as demonstrated in the following text and is
consistent with the growth patterns and physical changes in
the fabric of the City.
(b) Because of continued increases in traffic and noise impacts
upon the subject neighborhood from nearby roadways and non-
residential uses, the neighborhood has experienced a change
of physical circumstances affecting its long-term suitability
for continued low and medium density residential use. One of
the primary reasons for choosing to _live in a single-family
residence or a medium density multi-family residential
development is that such developments provide yard areas in
PAGE 6 - FINDINGS AND CONCLUSIONS
Exhbit A
Page 21
which residents may relax, garden, and let their children
play. present noise and other traffic impacts upon the
subject neighborhood undoubtedly have reduced the desirability
of these properties for such pursuits.
The poor condition of residential streets, lack of sidewalks,
Parks and other recreational facilities, poor drainage
conditions, declining residential land and property values,
and an overall increase in noise, congestion and high levels
of activity in the single family residential area caused by
the proximity of commercial and office uses have contributed
to the area's decline in livability.
A degree of mistake can therefore be seen with regard to the
existing Plan designations. It is assumed that the current
designations were intended by Washington County to reflect
existing levels and types of development and protect existing
uses from dissimilar, incompatible uses. However, because the
area is roughly bounded by two arterials and two major
collector streets and abuts intensive commercial uses to the
west, Washington County's plan for this area failed to
recognize that increasing noise and traffic would affect the
suitability of the area for single-family use and plan
accordingly for conversion of the area to more compatible
uses. The present proposal attempts to accomplish that
conversion.
° Plan Policies 3_.2.1, 3.2.2. 3.2.3. 3.A.1, and 3.4.2 can be
_. satisfied and considered in detail through the review of any future
development proposals. Any subsequent development proposals
affecting the 100-year flood plain of Ash Creek and its associated
wetlands will need to be reviewed through the City of Tigard's
Sensitive Lands review process and referral of wetland modification
requests to the Oregon Division of State Lands, Oregon Department
of Fishand Wildlife, U.S. Army Corps of Engineers, and other
interested agencies for their review and comment, under the
applicable permitting processes. The proposed comprehensive Plan
redesignation of this area to Professional Commercial generally
satisfies these Plan policies.
Plan Poliov 4.3 1 will be considered fully through the review of
noise impacts of development proposals in the subject area with
regard to the location of roadways, parking areas, and mechanical
equipment in relation to surrounding uses. The currently proposed
Plan redesignation does not by itself affect noise congestion
levels in the area and in fact may provide opportunities for
mitigating noise impacts through the required review of development
applications or a master plan for the area. _ State and'local noise
regulations will effectively limit noise generation on site.
Plan Policy 5 1 1 is satisfied because redesignation of the subject
area would increase the opportunities for commercial development
PAGE 7 - ,FINDINGS AND CONCLUSIONS
Exhibit A
Page 22 >
�u
with attendant growth of the local job market. The City's
inventory of available developable commercial property would
increase upon later rezoning of these properties in association
with the provision of appropriate levels of public facilities and
services as required by the proposed amendments to Section 11 of
the Comprehensive Plan. (See also the response to statewide
Planning Goal 9.)
]Plan Policy 5.7 .4 states that commercial and industrial development
shall not encroach into residential neighborhoods. The proposed
map redesignation would not encroach or make inroads into an
established residential neighborhood but instead would entirely
replace an existing neighborhood that has already been severely
impacted by adjacent commercial development and nearby roadways.
The proposed redesignation would convert all properties bounded by
Highway 217, Greenburg Road, Locust Street, and Hall Boulevard to
Commercial Plan designations except for the parcels which includes
the Deodar Condominiums on SW 87th Avenue and several parcels in
the southeast corner of this area. The condominium owners
reportedly do not wish their development to be included in the area
proposed for redesignation. The properties in the southeast corner
of the area are all oriented to SW Hall Boulevard rather than to
internal streets and therefore do not function as a neighborhood
with the area proposed for redesignation. Commercial redesignation
of the subject area would be anticipated to increase values of
these neighboring properties to the southeast which are designated
Medium Density Residential and may help spur redevelopment of some
underdeveloped parcels in this area.
Redesignation of the subject area and latex development will
undoubtedly result in additional traffic on adjacent streets to the
east of Hall Boulevard and north of Locust Street. The proposed
plan text amendment requiring detailed public facility planning and
provision of necessary improvements concurrent with development is
intended to mitigate impacts of any increased development upon
these adjacent neighborhoods so that no commercial encroachment
into neighborhoods will occur beyond the boundaries formed by the
collector and arterial streets. The master plan for the area will
direct traffic from the future commercial development away from
these neighborhoods.
Plan Policy 5.1.5 can be satisfied because high density residential
development is permitted above the second floor in areas designated
Commercial Professional. The Community Development Code currently
allows residential development in the C-P zoning district (the
zoning district which ultimately implements the Commercial
Professional Plan designation) in only the Tigard Triangle and Bull
Mountain Road C-P districts. This could be expanded in the future '
to allow high density residential development above the second
floor in the subject area.
PAGE 8 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 23
Plan Poligy 6.1.1 is satisfied for the reasons set forth in the
preceding discussion of Statewide Planning Goal 10 and Plan Policy
L 5.1.4. The loss of any housing opportunities within this area will r
depend upon future application of zoning to the subject area,
possible changes in the Community Development Code, and the
development of a master plan for the area.
Plan Policy 6.3.s is satisfied because the proposed map
redesignation replaces an established, but somewhat deteriorated
neighborhood with a mixed use center, creating more logical
boundaries between residential and commercial developments than
currently exists. The proposed amendment to the text of Section
it of the plan is intended to assure that adequate levels of public
facilities are provided and that detailed site plans are developed
with the intent of mitigating or eliminating impacts of future
development of the area upon other adjacent neighborhoods so as to
preserve and enhance the character of those neighborhoods.
Plan Policy 6.6.1 is satisfied because the Community Development
Code requires buffering between different types of land uses and
screening of service areas, storage areas, and parking lots. These
requirements will be imposed upon any subsequent development
proposal within the area proposed for redesignation through the
Planned Development and Site Development Review processes.
Plan Policies 7.1.2. 7.3.1, 7.4.4, 7.5.1. 7.5.2. 7.6.1. 7.7.1 arp
satisfied because the City of Tigard Engineering Division, Police
Department, Metzger Water District, Tualatin Valley Fire District,
PGE, U.S. West Telephone, and the Northwest Natural Cas Company
were notified of the proposed plan amendments; several of these
agencies have submitted comments which are attached to the staff
report as Attachment A; and none of those agencies or public
utilities have raised concerns at this time with their abilities
to provide storm drainage, police, water, sanitary sewerage, fire
protection, electricity, telephone, and natural gas services to
future commercial development of the area. Several agencies have
noted that additional details regarding their public services and
utility networks will need to be worked out through the urban
renewal plan, master plan, zone change, and Site Development Review
processes that will need to occur prior to any commercial
development in the area proposed for redesignation. The text
amendment proposes zoning conversion criteria to assure that public
utility and service needs are satisfied prior to rezoning the
properties to a commercial zoning designation.
Plan Policy 8.1..1 is satisfied because the proposed redesignation
would provide for future commercial development of an area bounded
by two arterials (Hall Boulevard and Highway 217) and two major
collector streets and therefore is a logical location for intensive
commercial usage. Although all of these streets are currently
underdeveloped for anticipated traffic levels generated by
PAGE 9 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 24
development of the subject area in addition to existing traffic,
needed traffic improvements have been identified and are planned
for construction prior to or concurrent with development. (See
discussion under Statewide Goal 12.)
Elan Policy 8.1.3 is satisfied by the implementation of an urban
renewal plan for the area which will construct needed
transportation and other infrastructure in advance of development.
In addition, the proposed plan text amendment requires that an
overall development plan, infrastructure plan, and implementation
plan be adopted before specific development can be approved. The
City also intends to enter into a development agreement with the
Trammell Crow Company. That agreement will identify the
improvements needed, timing, financing responsibility and other
conditions which will satisfy this policy.
Plan Policy 8.2.2 is satisfied because `Sri-Met offers bus service
to the entire Washington Square area. Therefore, the proposed
development would locate an intensive type of development in close
proximity to existing public transit route. Further, the intensity
of the proposed development will create a greater source area for
Tri-Met, thereby enhancing service to cover a larger geographical
area.
Plan Poligy 12.2.1 ` The applicable locational criteria for
Commercial Professional development (12. 2.1 (c) (3)) are satisfied
for the following reasons:
a,
(a) Spacing and Location
The locational criteria require that a Commercial Professional
area not be surrounded by residential districts on more than
two sides. The entire west and southwest sides of the subject
area abut an existing Commercial Professional area. The
northern boundary of the subject area is SW Locust Street.
This street will provide a boundary between the Commercial
Professional area to the south and Lower Density Residential
areas to the north. This area north of SW Locust Street is
in the Metzger area of unincorporated Washington County.
The eastern boundary of the subject area is adjacent to a mix
of Medium Density Residential areas, Commercial Professional
and commercial general areas. The southeast corner of the
area is adjacent to a medium density residential area.
The proposed Plan Map amendment meets this criteria. No
individual parcel within the subject area is surrounded by
residential districts on more than two sides. Furthermore,
the proposed amendment will result in a rational boundary for
the Commercial Professional district, with SW Locust Street
to the north, a buffer of medium density residential to the
east, (which 'lies between the commercial professional area,
PAGE 10 FINDINGS AND CONCLUSIONS
Exhibit A
Page 25
SW Hall Boulevard and a single family area to the east of SW
( Hall) . Highway 217 is the boundary of the commercial
o. professional district to the south and southeast. The western
boundary for the entire Commercial Professional district is
SW Greenburg Road.
(b) Access
A "Preliminary Transportation Analysis for President's
Parkway", ATEP, 1990 has been submitted to the City to support
the preparation of the President's Parkway Development Plan
(urban renewal plan) . Assuming a concept plan proposed by
Trammell Crow Company is realized for the subject area, the
transportation analysis preliminarily identifies
transportation improvements which are needed in order for the
existing street system to operate at acceptable levels of
service, and addition transportation improvements which are
needed to accommodate traffic generated by the development
assumed in the concept plan.
These preliminary transportation improvement projects (or
similar projects) are to be implemented through the proposed
urban renewal plan and through a development agreement to be
negotiated between the City and the Trammell Crow Company.
The City recognizes that the concept plan is preliminary and
subject to change, and that the proposed transportation
ie improvements are also preliminary and subject to change. The
City also recognizes that the Trammell Crow Company is acting
in good faith to identify transportation needs based on the
information available today.
A companion Comprehensive Plan text amendment is proposed
which requires the City to adopt a Planned Development
district for the area and to adopt conceptual and final
development plans which outline specific uses, densities and
improvements within the district. The amendment also requires
that more detailed transportation, infrastructure,
implementation/financing, and design guidelines by adopted as
part of the conceptual development plan. The amendment
requires that all development permits and other major land use
actions be consistent with an adopted conceptual development
plan. The urban renewal plan anticipates that amendments to
projects carried out by the urban renewal agency will be made
based on the results of this more detailed planning process.
Therefore, this criterion has been met`. . Staff finds that the
process proposed in the Plan text amendment is sufficient to
ensure that specific access and transportation needs can be
identified, projects defined, and implementation programs
established in carder to meet the access criteria.
PAGE 11 FINDINGS AND CONCLUSIONS
Exhibit A
Page 26
I
t`
(c) Site Characteristics
(` The site characteristics criteria require that the affected
site be of a size which can accommodate present and projected
needs and that the site have high visibility. The subject
action applies to a total of approximately 78 acres, creating
a total Commercial Professional district approaching loo
acres. The subject site, together with lands already
designated Commercial Professional, hav: visibility from
Highway 217, SW Greenburg Road, SW Locust Street and SW Hall
Boulevard. The proposed action meets the site characteristics
criteria.
(d) Impact Assessment
Without an actual detailed development proposal, it is
difficult to assess whether the scale of development will be
compatible with adjacent uses. However, the proposed Plan
text amendment provides a process in which such detailed
considerations can be incorporated into a Planned Development
District. In addition, the companion Plan text amendment
requires that phases be identified within an overall
development plan, and that measures be defined to reduce
construction impacts and on-going impacts to adjacent areas.
Staff finds that the process proposed in the Plan amendment
is sufficient to ensure that specific impacts can be
identified, projects defined, and implementation programs
established in order to meet the impact assessment criteria.
Metzger.-Progress Community Plan. The Metzger--Progress
Community Plan, developed while this area was still under the
jurisdiction of Washington County, contains general and
specific guidelines for the area generally bounded by SW
Scholls Ferry Road, Taylors Ferry Road, Highway 217, and
Pacific Highway. The Metzger-Progress Plan designates the
subject area for low and medium density residential use as
well as institutional use for the Metzger School property.
When the subject properties were annexed into the City of
Tigard in 1987, the City applied Plan and zoning designations
comparable to the Washington County designations. The
proposed Plan Map amendment would also change the Metzger-
Progress Plan Map designations.
The Metzger Plan states that "the area between Metzger and
Washington Square/Progress, along :reenburg Road. . . .serves as
an area of transition between intensive uses to the west and
lower density uses on the east. . . . The area is not intended
to be expanded to the east." As previously noted, this area
has been significantly impacted by adjacent intensive uses and
by major roadways and Council therefore finds that the area's
long-term suitability for residential use has been diminished
PAGE 12 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 27
thereby making expansion of commercial uses to the east
appropriate as long as the master planning concept outlined
in the proposed Plan test amendment is employed. This report,
at Policy 1.1.1.b, explains why the prior decision by
Washington County can be considered to be a mistake with
respect to the long-term suitability of the area for
residential use.
Two areas of special concern are identified in the Metzger
Plan for the subject area. Area of Special Concern 7 includes
several properties west of SW 87th Avenue and south of SW
Locust Street. The Metzger Plan calls for development within
this area to pay special attention to efficient access to the
area, impacts on local streets, and other design
considerations which will help make future development
compatible with adjacent residential property. Area of
Special Concern 8 includes the area of wetlands and flood
plain adjacent to Ash Creek as well as other adjacent
prorerties. The Plan calls for development within this area
to maintain floodwater storage capacity and wildlife habitat
through minimizing the area to be disturbed. The Plan also
calls for access to this are to be provided only from SW 89th
Avenue and for development to be buffered from the traffic
noise from Highway 217.
The proposed Plan Map redesignation does not conflict with the
special concerns expressed for these areas. The proposed Plan
text amendment is supportive of these concerns because the
text amendment would call for a master planning effort for the
entire area. Master planning will make it easier for these
special concerns to be addressed than would be possible in the
absence of a master plan with piece-by-piece development.
Plan Policy 11.8 Neighborhood Planning Organization *8. In 1989,
a major real estate development company, together with interested
residents and property owners, proposed to the City a redevelopment
4 concept for the area generally bounded by SW Locust, SW Hall
[ Boulevard, highway 217 and SW Greenburg Road. The development
concept would require the redevelopment of an existing singly
family area to a commercial office campus, and would require that
the City establish an 'urban renewal plan to help fund needed public
improvements and other projects.
The development concept would also require that the Comprehensive
Plan designations for portions of the area be changed from Low
Density Residential to Commercial Professional, and subsequently,
zone changes would also be needed from R-4.5 to C-P.
The Council finds that the plan policies contained in Section 11.8,
as amended, are satisfied for the following reasons:
PAGE 13 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 28
r;
• The City of Tigard together with a major real estate
development company recognize the potential for a major
�._ planned commercial and office development in the area. A
public/private partnership has been established, and an urban
renewal plan, entitled the President's Parkway Development
Plan, has been prepared in order to implement the commercial
development concept.
• Preliminary studies completed for the Presidents Parkway
Development Plan have identified needed transportation, public
facility, flood control and other improvement projects which
will be necessary to serve commercial and office development
expected for the area.
• Additional studies will be needed as more specific development
plans are approved which refine projects which are already
identified, and identify other projects which are not now
known.
• The area is characterized as transitional, that is an existing
singly family district that is converting to commercial use.
Characteristics of the area which support this conversion and
contribute to the decline in livability for single family
residents include:
Poor condition of residential streets not built to City
standards;
Lack of sidewalks, parks and other recreational
facilities;
Poor drainage conditions and occasional flooding;
High traffic volumes on residential streets causing
congestion and safety problems;
An elementary school in the area which is at the very
edge of its service area, is inappropriately located, and
is in proximity to congested streets with high traffic
volumes;
Overall noise, congestion and high levels of activity in
residential areas caused by the proximity of commercial
ani office uses; and
Declining residential land and property values.
Adjacent neighborhoods north of SW Locust and east of SW Hall
are predominantly singly family residential. Residents of
these areas have expressed concern about the potential
traffic, noise, visual and other impacts which may result from
the redevelopment of the subject area. Detailed planning and
PAGE 14 - FINDINGS AND CONCLUSIONS
Exhibit A
Page 29
a{.
impact assessment is needed to ensure these neighborhoods are .'
adequately buffered from these potential impacts.
• In order to obtain a sound, unified development of high
quality, an overall development plan for the entire area is
needed. A Comprehensive Plan Map amendment or zone change
will not apply an overall development plan to all properties
within the area unless each individual property owner agrees. ;.
An instrument other than a simple zone change is needed.
• The most appropriate method to realize an overall development
plan is through the use of the Planned Development Overlay
District, City of Tigard Community Development Code.
• Changing the zoning to C-P in advance of redevelopment and
conversion from existing singly family uses to commercial uses
may cause problems for the City and for property owners.
Single family properties would likely be assessed for their z;
zoned office potential, thereby increasing property tares.
It is not necessary or desirable to change the existing zoning
until the land is needed for redevelopment consistent with an
adopted Planned Development Overlay District.
• Necessary public improvements should be in place or planned
to be constructed in time to support each phase of
development, and to offset impacts caused by each development
phase. Public improvements and other measures should address
impacts within the redevelopment area and in adjacent
neighborhoods. Development should not proceed until necessary
funding for these public improvements is available and
secured.
lIn summary, the Council finds that the proposed Comprehensive Plan
Map and text amendment conforms to all applicable Statewide
Planning Goals and Tigard Comprehensive Plan Policies, the City
Council has considered the recommendation of the Planning
Commission and all testimony and evidence presented and made part
of the record in this case. Therefore, Council concludes that all
applicable criteria have been satisfied or can be satisfied
relative to this land use action.
E=-
Peg\t i gardV&c
'._. PAGE 15 FINDINGS AND CONCLUSIONS �
Exhibit A
Page 30
■
APPENDIX A
PRESIDENT°u lPAMW CPA BOILDABLI! RESIDENTIAL LANDS IUVRNWRY
Plan Buildable
Parcel number Designation Acres SP Units tom' Units Units
1S135AA 00401 0.27 0 0 1
00500 Medium 0.82 1 0 8
00590 1.10 0 0 13
00600 Low 0.19 0 0 0
00800 " 0.34 1 0 0
00802 0.29 1 0 0
00803 " 0.20 1 0 0
00804 " 0.21 1 0 0
00805 " 0.37 1 0 0
00806 " 0.19 1 0 0
00900 0.52 1 0 1
00901 0.52 1 0 1
00902 O.ie i 0 O
00903 0.16 1 0 0
00904 " 0.16 1 0 0
00905 0.15 0 0 0
01000 " 1.20 0 0 6
01002 0.16 1 0 O
01002 0.16 1 0 0
01103 0.17 1 0 0
01101 0.41 1 0 1
01102 0.18 1 0 0
01200 Medium 0.38 1 0 3
01301 Law 0.10 0 0 0
03700 0.39 1 0 _ 0
03701 0.34 1 0 0
03702 0.35 1 0 0
03703 " 0.35 1 0 0
03704 " 0.24 1 0 0
03705 0.24 1 0 0
03707 0.30 1 0 0
03800 0.94 1 0 3
03900 " 0.26 1 0 O
03901 0.44 1 0 1
03902 0.75 1 0 2
04000 ^ 0.41 1 0 1
04100 " 0.18 1 0 0
04101 0.25 1 0 0
04200 " 0.73 1 0 2
1S135AD 00100 Low 5.74 0 0 28
00202 0.22 1 0 0
00203 0.24 1 0 0
00204 0.35 1 0 0
00400 0.69 0 0 3
02800 0.12 0 0 O
t 02901 0.57 0 0 2
Exhibit A
Page 31
Plan Buildable
Parcel number Designation Acres SF Units MF Units Units
03200 " 0.71 1 0 2
03201 " 0.18 1 0 0
03203 " 0.30 1 0 1
03205 " 0.16 1 0 0
03300 0.95 0 0 4
03302 " 0.22 1 0 0
03303 " 0.22 1 0 0
03304 0.22 1 0 0
03401 0.43 0 0 2
03403 0.29 1 0 0
1S135AC 03500 " 0.31 1 0 0
03600 0.12 0 0 0
03700 " 0.25 1 0 0
03800 " 3.58 1 0 16
03900 " 0.25 1 0 0
04000 " 0.38 1 0 0
04100 " 2.86 1 0 13
04200 " 4.25 1 0 20
04300 0.34 1 0 0
04400 2.96 1 0 13
1S135AD 00900 Medium 1.46 1 0 16
00901 0.34 1 0 3
01000 0.79 1 0 8
01100 Low 0.55 1 0 1
01101 0.23 1 0 0
01102 0.16 1 0 0
01103 0.80 1 0 3
01200 " 1.91 0 0 9
01301 0.29 1 0 0
01302 0.29 1 0 0
01303 0.44 1 0 1
01400part 6.56 0 0 32
01500 » 0.79 1 0 2
01600 " part 0.34 0 0 1
01701 0.24 1 0 0
01702 0.51 1 0 2
01703 0.16 1 0 0
01705 0.16 1 0 0
01706 0.22 1 0 0
01800 0.88 1 0 3
01801 0.43 1 0 1
01900 0.44 1 0 1
02000 " 0.52 0 0 2'
02001 " 0.44 1 0 1
02100 Medium 0.19 1 O 1
02101 0:18 0 2 2
02200 0.59 1 2 6
r ,
75 2 242
't
Exhibit A
Page 32
APPENDIX 8
METHODOLGY FOR DETERMINING MAXIMUM HOUSING UNITS OPPORTUNITY
Total number of parcels within CPA bounded area: 93
Total number of existing SF and MF housing units: 77 units
Maximum housing units opportunity for vacant and
underutilized residential lands (includes
land inside floodplain): 242 units
The Tigard Community Development code does not allow residential development
within the 100-year floodplain, but does permit a 25% density transfer to land
outside the floodplain. Therefore, 75% of the land in the floodplain cannot be
counted towards the total housing opportunity.
Amount of low density designated land in floodplain: 14.81 acres
14.81 acres reduced by 258 density transfer allowance: 11.11 acres
11.11 acres divided by 0.20 acres minimum lot size: 55 units
Amount of medium density designated land in floodplain: .52 acres
.52 acres reduced by 25% density transfer allowance: .39 acres
.39 acres divided by .0833 acres per unit minimum lot size: 4 units
Total housing units opportunity "lost" due to the floodplain: 59 units
Maximum housing units opportunity adjusted for residential
land inside floodplain and density transfer: 183 units
Data Source: Washington County, DLUT/EDIS
Parkway/DR
r
(
c.
Exhibit A
Page 33
INSERT INTO COMPREHENSIVE PLAN VOLUME TWO - POLICIES, SECTION
ELEVEN - SPECIAL AREAS OF CONCERN
11.8 NEIGHBORHOOD PLANNING ORGANIZATION # 8
In 1989, a major real estate development company, together with
interested residents and property owners, proposed to the city a
redevelopment concept for the area generally bounded by SW Locust,
SW Hall Boulevard, Highway 217 and SW Greenburg Road. The
development concept would require the redevelopment of an existing
single family area to a commercial office campus, and would require
that the city establish an urban renewal plan to help fund needed
public improvements and other projects.
The development concept also required that the Comprehensive Plan
designations for portions of the area be changed from Low Density
Residential to Commercial Professional, followed by corresponding
zone changes from R-4.5 or R-12 to C-P in conjunction with the
approval of a conceptual development plan.
FINDINGS
o The City of Tigard together with a major real estate
development company recognize the potential for a major
planned commercial and office development in the area. A
public/private partnership has been established, and an urban
a renewal plan, entitled the President's Parkway Development
Plan, has been prepared in order to implement the commercial
development concept.
o Preliminary studies completed for the President's Parkway
Development Plan have identified needed transportation, public
facility, flood control and other improvement projects which
will be necessary to serve commercial and office development
expected for the area.
o Additional studies will be needed as more specific development
plans are approved which refine projects which are already
identified, and identify other projects which are not now
known.
o The area is characterized as transitional, that is an existing
single family district that is converting to commercial use.
Characteristics of the area which support this conversion and
contribute to the decline in livability for single family
residents include:
Poor condition of residential streets not built to city
standards,
Lack of sidewalks, parks and other recreational
facilities,
Exhibit A
Page 34
Poor drainage conditions and occasional flooding,
High traffic volumes on residential streets causing
congestion and safety problems,
An elementary school in the area which is at the very
edge of its service area, is inappropriately located,
and is in proximity to congested streets with high
traffic volumes,
overall noise, congestion and high levels of activity in
residential areas caused by the proximity of commercial
and office uses,
Declining residential land and property values.
o -aiacent neighborhoods north of SW Locust and east of SW Hall
are predominantly single family residential. Residents of
these areas have expressed concern about the potential
traffic, noise, visual and other impacts which may result from
the redevelopment of the subject area. Detailed planning and
impact assessment is_needed to ensure these neighborhoods are
adequately buffered from these potential impacts.
o In order to obtain a sound, unified development of high
quality, an overall development plan for the entire area is
needed. A zone change, consistent with the commercial-
professional Comprehensive Plan designation will not create
an overall development plan and, therefore, an instrument
other than a simple zone change is needed.
o The most appropriate method to formulate an overall
development plan is through the use of the planned Development
Overlay District, City of Tigard Community Development Code.
o A Comprehensive Plan map amendment to Commercial Professional
must precede any zone change to C--P.
o Changing the zoning to C-P, for the area is shown on Map 1,
in advance of redevelopment and conversion from existing
single family uses to commercial uses may cause problems for
the city and for property owners. Single family properties
would likely be assessed for their zoned office potential,
thereby increasing property taxes. It is not necessary or
desirable to change the existing zoning until the land is
needed for redevelopment consistent with the commercial
Professional Comprehensive Plan Designation and an adopted
Planned Development overlay District.
o Necessary public improvements should be in place or planned
to be constructed in time to support each phase of
development, and to offset impacts caused by each development
phase. Public improvements and other measures should address
impacts within the redevelopment area and in adiacent
Exhibit A
Page 35
neighborhoods. Development should not proceed until necessary
funding for these public improvements is available and
secured.
POLICIES
----------------------------------------------------------------
11.8.1 A COMPREHENSIVE CONCEPTUAL DEVELOPMENT PLAN SHALL BE
PREPARED FOR THE ENTIRE AREA SUBJ ^T TO THE PRESIDENT
it"ya�c►iAr'—ar-3'v'-iYvOPMEN —iEAAi SHOWN AS MAP TWO. THIS
CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED AND ADOPTED
AS A PLANNED DEVELOPMENT OVERLAY DISTRICT SUBJECT TO THE
REQUIREMENTS OF SECTION 18.80 OF THE CITY OF TIGARD
COMMUNITY DEVELOPMENT CODE (CDC) .
11.8.2 WITHIN THE AREA IDENTIFIED AS PLANNED DEVELOPMENT, ALL
APPLICATIONS FOR COMPREHENSIVE PLAN MAP AMENDMENT, ZONE
CHANGE, SITE DEVELOPMENT REVIEW (18.120, CDC) ,
CONDITIONAL USE (18.130, CDC) AND LAND DIVISION (18.160-
162, CDC) SHALL BE FOUND TO CONFORM TO THE APPROVED
CONCEPTUAL DEVELOPMENT PLAN (18.80.110, CDC) . APPROVAL
OF A DETAILED DEVELOPMENT PLAN FOR EACH PHASE IDENTIFIED
IN THE CONCEPTUAL DEVELOPMENT PLAN SHALL BE SUBJECT TO
THE REQUIREMENTS OF 18.80 OF THE CDC AND OTHER CODE
REQUIREMENTS THAT APPLY TO THE TYPE OF DEVELOPMENT
PROPOSED. IN ADDITION, THE CITY SHALL REQUIRE A MORE
DETAILED ASSESSMENT OR UPDATE OF AN EXISTING ASSESSMENT
AS NECESSARY FOR ANY ITEM OUTLINED IN POLICY 11.8.5.
IN ORDER TO APPROVE APPLICATIONS FOR PLAN AMENDMENTS
SUBSEQUENT TO THE ADOPTION OF THIS POLICY AND OTHER
APPLICATIONS REFERRED TO IN THIS SUBSECTION, ADEQUATE
FUNDING FOR PUBLIC IMPROVEMENTS FOUND TO BE NEEDED BY
THE CITY DURING THE PREPARATION AND SUBSEQUENT UPDATE OF
THE CONCEPTUAL DEVELOPMENT PLAN (11.8.5) MUST EXIST PRIOR
TO OR CONCURRENT WITH APPROVAL OF THE APPLICATION.
11.8.3 APPLICATIONS WHICH ARE MINOR IN NATURE RELATED TO THE
f ONGOING MAINTEENANCE AND UPKEEP OF EXISTING IMPROVEMENTS
AND WHICH WILL NOT, IN THE OPINION OF THE DIRECTOR,
JEOPARDIZE THE IMPLEMENTATION OF THE APPROVED CONCEPTUAL
DEVELOPMENT PLAN MAY BE EXEMPT FROM POLICY 11.8.3.
11.8.4 THE CONTENTS OF THE CONCEPTUAL DEVELOPMENT PLAN SHALL
INCLUDE THE ITEMS LISTED IN 18.80.110 OF THE CDC. IN
ADDITION, THE FOLLOWING TECHNICAL STUDIES AND OTHER
NECESSARY ITEMS SHALL BE ACCEPTED OR ADOPTED AS
APPROPRIATE AS A PART OF THE CONCEPTUAL DEVELOPMENT PLAN:
A. DEVELOPMENT PROGRAM: THE TYPE, AMOUNT AND LOCATION
OF VARIOUS USES. THE DEVELOPMENT PROGRAM SHALL BE
IDENTIFIED FOR THE AREA AS A WHOLE, AND FOR VARIOUS
PHASES OF DEVELOPMENT.
Exhibit A
Page 36
B. PHASING PLAN: THE DEVELOPMENT PROGRAM BY PHASE ALONG
WITH THE NECESSARY PUBLIC FACILITIES, UTILITIES AND
TRANSPORTATION IMPROVEMENTS, BOTH ON AND OFF-SITE,
WHICH ARE NEEDED FOR EACH PHASE. THE PHASING PLAN
SHALL ALSO INDICATE MEASURES PROPOSED TO REDUCE
CONSTRUCTION IMPACTS AND ON-GOING IMPACTS TO AREAS
NOT BEING REDEVELOPED, AND TO ADJACENT
NEIGHBORHOODS.
C. --ApFie---impAA^T- SSHSc'' HN%L. TRANSPORTATION
ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE
TRAFFIC REQUIREMENTS RESULTING FROM AND RELATED TO
EACH PHASE OF DEVELOPMENT. THE ASSESSMENT SHALL
IDENTIFY TRANSPORTATION PROJECTS, INCLUDING TRANSIT,
TO REDUCE POTENTIAL TRAFFIC IMPACTS ON ADJACENT
NEIGHBORHOODS AND THE DEVELOPMENT AREA,
D. PUBLIC FACILITY AND UTILITY ASSESSMENT: AN
ASSESSMENT OF THE ON AND OFF-SITE WATER, SEWER,
DRAINAGE AND UTILITY REQUIREMENTS RESULTING FROM
AND RELATED TO EACH PHASE OF DEVELOPMENT.
E. FLOOD CONTROL AND FLOOD PREVENTION ASSESSMENT: AN
ASSESSMENT, MANAGEMENT PLAN AND CONCEPTUAL DESIGN
FOR THE WETLAND PONDS AND LAKE PROPOSED AS PART OF
THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. THE
ASSESSMENT SHOULD ADDRESS THE FEDERAL, STATE AND
LOCAL PERMITTING REQUIREMENTS AND ALTERNATIVES.
THIS ASSESSMENT SHALL BE REQUIRED BEFORE ANY PHASE
WHICH MAY PHYSICALLY IMPACT THE WETLAND LAKE AND
POND, OR WOULD REQUIRE THESE IMPROVEMENTS IN ORDER
TO HANDLE STORM WATER REQUIREMENTS.
F. METZGER SCHOOL RELOCATION: A PLAN FOR THE RELOCATION
OF METZGER SCHOOL WILL BE DEVELOPED IN CONJUNCTION
WITH TIGARD SCHOOL DISTRICT. IF IT IS DETERMINED
THAT METZGER SCHOOL WILL NOT BE MOVED, AND WILL
t REMAIN IN ITSPRESENTLOCATION, THEN THE CONCEPTUAL
j DEVELOPMENT PLAN WILL MAKE APPROPRIATE PROVISIONS
FOR THE CONTINUED PRESENCE OF THE SCHOOL IN THIS
AREA.
G. IMPLEMENTATION AND FINANCING ASSESSMENT: SHOWING
TRANSPORTATION, PUBLIC FACILITY AND OTHER PROJECTS
REQUIRED BY PHASE, COSTS, FUNDING SOURCE AND FUNDING
RESPONSIBILITY.
H. DESIGN GUIDELINES AND PUBLIC IMPROVEMENT STANDARDS:
SHOWING DESIGN GUIDELINES FOR PRIVATE DEVELOPMENT
INCLUDING HEIGHT, BULK, ARCHITECTURAL CHARACTER AND
OTHER FEATURES, AND STANDARDS FOR PUBLIC
IMPROVEMENTS SUCH AS STREETS, STREETSCAPE,
LANDSCAPING, SIGNAGE, ETC. GUIDELINES SHALL ALSO
Exhibit A
Page 37
INCLUDE METHODS TO ADEQUATELY BUFFER ADJACENT
NEIGHBORHOODS.
11.8.5 IF FOR ANY REASON THE _PRESIDENT'S PARKWAY DEVELOPMENT
PLAN IS NOT ADOPTED OR APPROVED. WITHIN 90 DAYS OF SUCH
A DECISION THE TIGARD CITY COUNCIL SHALL HOLD A PUBLIC
HEARING IN ORDER TO RE-EVALUATE THE POLICIES NOTED ABOVE
AND THE COMPREHENSIVE PLAN AMENDMENT.
Exhibit A
Page 38
i
IMPLEMENTATION STRATEGIES
1. The Tigard Community Development Code shall be amended as
needed to reflect the policies noted above.
2. The City, through its urban renewal agency, shall enter into
a development agreement in order to ensure implementation of
the policies noted above.
br/P1an11.8.CW
Exhibit A
Page 39
ME
CRESCENT GROVE
fllirl: : 1: :�11l ■/I
1IL
r �Itt 1l ■� � milt/-� ''�1.� jt%• , �
,11ri�i�1 ����► ■■� w� / r e ',111 C11/L.
INMAN
•••�.•�--�- •,KSI ii�ll I1i1111
■
� ��, ....�..�,,•- ..,c _ ■ /1116. ■�1�`1
1001 ��/ 1r.� r.;�i mill' ■11�
.. .err► 11., �IIIIIm
SIBIry
■1111 ■ NI:
ICEDr a.r
I ��` ��� �[� �:� -�� �® �� ■® � r� li�A i%�'moi
■
F 't
','CRESCENT GROVE [I-111low OEM" Mil
{
Ali 103-1.11M,
Wd NOUN
�� ��■■■■
dim
. _...,
..r.. f �.. . ■ ■
. . �► � .% ; :�■■ ■/1111. ■/11
tE
- y;�"'��t/ �;L � �':�l.���■111 It ■ �0
r■ � 11li
•
f �— fir,,. � ■ �■ ■ � �.. �' k9 L� a
k
� � �,� ���, ��� ■■ � /fir t t�� ,w' ���
■/� = ter. �Mn.� r►ivy
J,
Mi SIL
�� ':- : I ■ � ■■1� LII ! ��I�J1
�r� .� � iii■G■�I� ®� t
� ,��� . � � ' � SII■ .
a.�� ,.�111ii■■� i �fl.n
CRESCENT GROVE
i f::�n: : 1:: �■n�► n■
/#111 _1■ ,1! " HIIIIAn milli BONIN
�I►� .
.� Ills 1 ��. � ■■■1�1� ■.■_
own
OF
=0 ■ IMMUNE
■111`1
■ 1111110 losing
■o ■■
�- ,_,��- � e��.- ■ �1� :
•�i!:-',r��/r �� f E, �1/1■ 1111■BMal ■
_� i% ► �' :/I: ■Ill
fir■1.. 111111 '1111
a 2011 ■1111 1/.
�iP.1d SIM ■1111.. Him
..�
�; � � ■ � rIill:` ��r rri��� i
1
INSERT INTO COMPREHENSIVE PLAN VOLUME TWO - POLICIES, SECTION
ELEVEN a SPECIAL AREAS OF CONCERN
11.8 NEIGHBORHOOD PLANNING ORGANIZATION # 8
In 1989, a major real estate development company, together with
interested residents and property owners, proposed to the city a
redevelopment concept for the area generally bounded by SW Locust,
SW Hall Boulevard, Highway 217 and SW Greenburg Road. The
development concept would require the redevelopment of an existing
single family area to a commercial office campus, and would require
that the city establish an urban renewal plan to help fund needed
public improvements and other projects.
The development concept also required that the Comprehensive Plan
designations for portions of the area be changed from Low Density
Residential to Commercial Professional, followed by corresponding
zone changes from R-4.5 or R-12 to C-P in conjunction with the
approval of a conceptual development plan.
FINDINGS
o The City of Tigard together with a major real estate
development company recognize the potential for a major
planned commercial and office development in the area. A
public/private partnership has been established, and an urban
renewal plan, entitled the President's Parkway Development
Plan, has been prepared in order to implement the commercial
development concept.
o Preliminary studies completed for the President's Parkway
Development Plan have identified needed transportation, public
facility, flood control and other improvement projects which
will be necessary to serve commercial and office development
expected for the area.
o Additional studies will be needed as more specific development
plans are approved which refine projects which are already
identified, and identify other projects which- are not now
known.
o The area is characterized as transitional, that is an existing
single family district that is converting to commercial use.
Characteristics of the area which support this conversion and
contribute to the decline in livability for single family
residents include:
Poor condition of residential streets not built to city
standards,
Lack of sidewalks, parks and other recreational
facilities,
t
Exhibit C
Page 1
Poor drainage conditions and occasional flooding,
High traffic volumes on residential streets causing
congestion and safety problems,
An elementary school in the area which is at the very
edge of its service area, is inappropriately located,
and is in proximity to congested streets with high
traffic volumes,
Overall noise, congestion and high levels of activity in
residential areas caused by the proximity of commercial
and office uses,
Declining residential land and property values.
o Adjacent ieighborhoods north of SW Locust and east of SW Hall
are predominantly single family residential Residents of
these areas have expressed concern about the potential
traffic. noise. visual and other impacts which may result from
the redevelopment of the subject area Detailed planning and
impact assessment is needed to ensure these neighborhoods are
adequately buffered from these potential impacts
o In order to obtain a sound, unified development of high
quality, an overall development plan for the entire area is -
needed. A zone change, consistent with the commercial
professional Comprehensive Plan designation will not create
an overall development plan and, therefore, an instrument
other than a simple zone change is needed.
o The most appropriate method to formulate an overall
development plan is through the use of the Planned Development
Overlay District, City of Tigard Community Development Code.
o A Comprehensive Plan map amendment to commercial Professional
must precede any zone change to C-P.
o Changing the zoning to c-p, for the area is shown on Map 1,
in advance of redevelopment and conversion from existing
single family uses to commercial uses may cause problems for
the city and for property owners. Single family properties
would likely be assessed for their zoned office potential,
thereby increasing property taxes. It is not necessary or
desirable to change the existing zoning until the land is
needed for redevelopment . consistent with the commercial
Professional Comprehensive Plan Designation and an adopted
Planned Development Overlay District.
o Necessary public improvements should be in place or planned
to be constructed in time to support each phase of
development, and to offset impacts caused by each development
phase. Public improvements and other measures should address
impacts within the redevelopment area and in adjacent
Exhibit C
Page 2
$,Y.
r
neighborhoods. Development should not proceed until necessary
funding for these public improvements is available and
secured.
POLICIES
----------------------------------------------------------------
11.8.1 A COMPREHENSIVE CONCEPTUAL DEVELOPMENT PLAN SHALL BE
PREPARED FOR THE 0Rq-R-H AREA &UB -'.r"c'"m—TO THE PRESIDENT'S
SHOWN AS MAP TWO. THIS
CONCEPTUAL DEVELOPMENT PLAN SHALL BE PREPARED AND ADOPTED
AS A PLANNED DEVELOPMENT OVERLAY DISTRICT SUBJECT TO THE 4
REQUIREMENTS OF SECTION 18.80 OF THE CITY OF TIGARD
COMMUNITY DEVELOPMENT CODE (CDC) .
11.8.2 WITHIN THE AREA IDENTIFIED AS PLANNED DEVELOPMENT, ALL
APPLICATIONS FOR COMPREHENSIVE PLAN MAP AMENDMENT, ZONE
CHANGE, SITE DEVELOPMENT REVIEW (18.120, CDC) , r`=
CONDITIONAL USE (18.130, CDC) AND LAND DIVISION (18.160-
162, CDC) SHALL BE FnUND TO CONFORM TO THE APPROVED
CONCEPTUAL DEVELOPMENT PLAN (18.80.110, CDC) . APPROVAL
OF A DETAILED DEVELOPMENT PLAN FOR EACH PHASE IDENTIFIED
IN THE CONCEPTUAL DEVELOPMENT PLAN SHALL BE SUBJECT TO
THE REQUIREMENTS OF 1.8.80 OF THE CDC AND OTHER CODE
REQUIREMENTS THAT APPLY TO THE TYPE OF DEVELOPMENT
PROPOSED. IPS- ADDITION, THE CITY SHALL REQUIRE A MORE
DETAILED ASSESSMENT OR UPDATE OF AN EXISTING ASSESSMENT
AS NECESSARY FOR ANY ITEM OUTLINED IN POLICY 11.8.5.
IN ORDER TO APPROVE APPLICATIONS FOR PLAN AMENDMENTS
SUBSEQUENT TO THE _ADOPTION OF THIS POLICY AND OTHER
APPLICATIONS REFERRED TO IN THIS SUBSECTION, ADEQUATE
FUNDING FOR PUBLIC IMPROVEMENTS FOUND TO BE NEEDED BY
THE CITY DURING THE PREPARATION AND SUBSEQUENT UPDATE OF
THE CONCEPTUAL DEVELOPMENT PLAN (11.5.5) MUST EXIST PRIOR
TO OR CONCURRENT WITH APPROVAL OF THE APPLICATION.
11.8.3 APPLICATIONS WHICH ARE MINOR IN NATURE RELATED TO THE
ON—GOING MAINTENANCE AND UPKEEP OF EXISTING IMPROVEMENTS
AND WHICH WILE NOT, IN THE OPINION OF THE DIRECTOR,
JEOPARDIZE THE IMPLEMENTATION OF THE APPROVED CONCEPTUAL
DEVELOPMENT PLAN MAY BE EXEMPT FROM POLICY 11.8.3 }:
11.8.4 THE CONTENTS OF THE CONCEPTUAL DEVELOPMENT PLAN SHALL
INCLUDE THE ITEMS LISTED IN 18.80.110 OF THE CDC. IN
ADDITION, THE FOLLOWING TECHNICAL STUDIES AND OTHER
NECESSARY ITEMS SHALL BE ACCEPTED OR ADOPTED AS
APPROPRIATE AS A PART OF THE CONCEPTUAL DEVELOPMENT PLAN:
A. DEVELOPMENT PROGRAM: THE TYPE, AMOUNT AND LOCATION
OF VARIOUS USES. THE DEVELOPMENT PROGRAM SHALL BE
IDENTIFIED FOR THE AREA AS A WHOLE, AND FOR VARIOUS
PHASES OF DEVELOPMENT.
Exhibit G
Page 3s
B. PHASING PLAN: THE DEVELOPMENT PROGRAM BY PHASE ALONG
WITH THE NECESSARY PUBLIC FACILITIES, UTILITIES AND
TRANSPORTATION IMPROVEMENTS, BOTH ON AND OFF-SITE,
WHICH ARE NEEDED FOR EACH PHASE. THE PHASING PLAN
SHALL ALSO INDICATE MEASURES PROPOSED TO REDUCE
CONSTRUCTION IMPACTS AND ON-GOING IMPACTS TO AREAS
NOT BEING REDEVELOPED, AND TO ADJACENT
NEIGHBORHOODS.
C. TRzrPF �rFPT+1Eq'----SER^'��""" TRANSPORTATION
P11iJ11 i
ASSESSMENT: AN ASSESSMENT OF THE ON AND OFF-SITE
TRAFFIC REQUIREMENTS RESULTING FROM AND RELATED TO
EACH PHASE OF DEVELOPMENT. THE ASSESSMENT SHALL
IDENTIFY TRANSPORTATION PROJECTS, INCLUDING TRANSIT,
TO REDUCE POTENTIAL TRAFFIC IMPACTS ON ADJACENT
NEIGHBORHOODS AND THE DEVELOPMENT AREA.
D. PUBLIC FACILITY AND UTILITY ASSESSMENT: AN
ASSESSMENT OF THE ON AND OFF-SITE WATER, SEWER,
DRAINAGE AND UTILITY REQUIREMENTS RESULTING FROM
AND RELATED TO EACH PHASE OF DEVELOPMENT.
E. FLOOD CONTROL AND FLOOD PREVENTION ASSESSMENT: AN
ASSESSMENT, MANAGEMENT PLAN AND CONCEPTUAL DESIGN
FOR THE WETLAND PONDS AND LAKE PROPOSED AS PART OF
THE PRESIDENT'S PARKWAY DEVELOPMENT PLAN. THE
ASSESSMENT SHOULD ADDRESS THE FEDERAL, STATE AND
LOCAL PERMITTING REQUIREMENTS AND ALTERNATIVES.
THIS ASSESSMENT SHALL BE REQUIRED BEFORE ANY PHASE
WHICH MAY PHYSICALLY IMPACT THE WETLAND LAKE AND
POND, OR WOULD REQUIRE THESE IMPROVEMENTS IN ORDER
TO HANDLE STORM WATER REQUIREMENTS.
F. METZGER SCHOOL RELOCATION: A FLAN FOR THE RELOCATION
OF METZGER SCHOOL WILL BE DEVELOPED IN CONJUNCTION
WITH TIGARD SCHOOL DISTRICT. IF IT IS DETERMINED
THAT METZGER SCHOOL WILL NOT BE MOVED, AND WILL
REMAIN IN ITS PRESENT LOCATION, THEN THE CONCEPTUAL
DEVELOPMENT PLAN WILL MAKE APPROPRIATE PROVISIONS
FOR ,THE CONTINUED PRESENCE OF THE SCHOOL IN THIS
AREA.
G. IMPLEMENTATION AND FINANCING ASSESSMENT: SHOWING
TRANSPORTATION, PUBLIC; FACILITY AND OTHER PROJECTS
REQUIRED BY PHASE, COSTS, FUNDING SOURCE AND FUNDING
RESPONSIBILITY.
H. DESIGN GUIDELINES AND PUBLIC IMPROVEMENT STANDARDS:
SHOWING DESIGN GUIDELINES FOR PRIVATE DEVELOPMENT
INCLUDING HEIGHT, BULK, ARCHITECTURAL CHARACTER AND
OTHER FEATURES, AND STANDARDS FOR PUBLIC
IMPROVEMENTS SUCH AS STREETS, STREETSCAPE,
- LANDSCAPING, SIGNAGE, ETC. GUIDELINES SHALL ALSO
Exhibit C
Page 4
Y
INCLUDE METHODS TO ADEQUATELY BUFFER ADJACENT
_ NEIGHBORHOODS.
11.8.5 IF FOR ANY REASON THE PRESIDENT°S PARRWAY DEVELOPMENT
PLAN IS NOT ADOPTED OR APPROVED WITHIN 90 DAYS OF SUCH
A DECISION THE TIGARD CITY COUNCIL SHALL HOLDA PUBLIC
HEARING IN ORDER TO RE--EVALUATE THE POLICIES NOTED ABOVE,
AND THE COMPREHENSSVE PLAN AMENDMENT,
i
f
z�
F
k
Exhibit C
Page 5
IMPLEMENTATION STRATEGIES
1. The Tigard Community Development Code shall be amended as
needed to reflect the policies noted above.
2. The City, through its urban renewal agency, shall enter into
a development agreement in order to ensure implementation of
the policies noted above.
br/P1an11.8.CW
Exhibit B
Page 6
'i� . . �`� ,.�' =a ;■,1� �1�� ■9111
. ..�u.1� iii ■
■■ ■
��.� ,. ,-1•n : . � - 11.11
NE
LAW
■�111�'IC �'1�'• ■ L.
CRESCENT GROVE
/
�!'�11■n ,1ti�17�� SEE
Ell
Zvi
i+- an
- -,!, an
�a1101
: ■1111 ■'It�
IF
- - ���� ice' %�f i►i1�� r. ►��'��•
Ell
-
erg � i■ � �
•
M
■
. 1 11I: t1
i
/1111/ o 'I; ' . '.1 1I ■L'
flI;CRESCENT GROVE �i�rw
SM
OU
# �
� _ j� �■ ■NIlG. ■til
X111. 1
.11�`
.� .�►( � � , r' � ,�. . ■111 ■ f
I nil
if
oil
� �'!•��� .� 1�� ,�1�' ■1111 1�
•�. I>A� YE��s4
J,
+ � '`:' ' � �/ � baa■■■ �t ����;�/` t�� a/