Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
CPA2011-00001
CPA2O11 - 00001 WESTSIDE CHRISTIAN HIGH SCHOOL •`, I 120 DAYS = N/A �e DATE MAILED: 6/21/2011 CITY OF TIGARD VELGARER 4Yw'a. avu. Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Numbers: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 ZONE CHANGE (ZON) 2011-00001 Case Name: WESTSIDE CHRISTIAN HIGH SCHOOL Applicant's Name/Address: Westside Christian High School 4565 Carman Drive Lake Oswego,OR 97035-2574 Owner's Names/Addresses: City Bible Church 9200 NE Freemont Street Portland,OR 97220 Address of Property: 8200 SW Pfaffle Street Tigard,OR 97223 Tax Map/Lot Nos.: Washington County Tax Map 1S136CC,Tax Lot 00100. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (ORDINANCE NO. 11- THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON MAY 16, 2011 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. THE CITY COUNCIL ALSO HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON JUNE 14, 2011 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Subject: ➢ The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. AT THE 6/14/11 CITY COUNCIL PUBLIC HEARING, THE COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 11-03). ZONES: C-P: Professional/Administrative Commercial District and MUE: Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (1PR); and the Metro Regional Transportation Plan (RTP). Action: ➢ ❑ Approval as Requested ® Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper,posted at City Hall and mailed to: ® Affected Government Agencies ® Interested Parties Final Decision: • THIS IS THE FINAL DECISION BY THE CITY AND IS EFFECTIVE ON JULY 14,2011. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) within 21 days according to their procedures. Questions: Call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. . • qs ` n CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 11- 0 3 AN ORDINANCE APPROVING A COMPREHENSIVE PLAN MAP AMENDMENT (CPA2011-00001) AND ZONE MAP AMENDMENT (ZON2011-00001) FOR 8200 SW PFAFFLE STREET, CHANGING THE COMPREHENSIVE PLAN DESIGNATION FROM PROFESSIONAL COMMERCIAL TO MIXED USE EMPLOYMENT AND CHANGING THE ZONING CLASSIFICATION FROM (C-P) TO (MUE), SUBJECT TO A CONDITION OF APPROVAL IMPOSING A TRIP CAP ON THE SITE. THE SUBJECT PROPERTY IS TAX LOT 100, WASHINGTON COUNTY TAX ASSESSOR'S MAP IS 136CC. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection I8.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the commission to make a recommendation to the council on an application for a comprehensive plan map amendment; and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code requires demonstration of compliance with all applicable comprehensive plan policies and map designations;and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community, or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060.G of the Tigard Development Code, a recommendation by the commission, and a decision by the council, shall be based on consideration of Statewide Planning Goals and guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; • and any applicable Metro regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on May 16, 2011, and recommended approval of CPA2011-00001/ZON2011-00001 by motion with a vote of seven in favor and one abstension; and WHEREAS, the Tigard City Council held a public heating on June 14, 2011, to consider the request for a quasi-judicial comprehensive plan and zone map amendment and determined that the amendments will not adversely affect the health,safety and welfare of the city and meet all applicable review criteria. Certified to be a true copy of the original document on fir CU,tttv of Tigard Cite Hall .„ By tfru,-h L L . .( L: (- ORDINANCE No. 11- v 3 Da _ _ TIGARD Page 1 4 , NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2011-00001) and Zone Change (ZON2011-00001) are hereby approved by the City Council, subject to the condition of approval in the May 5, 2011 Staff Report to the Planning Commission. SECTION 2: The attached findings in the May 5, 2011 Staff Report to the Planning Commission are hereby adopted in explanation of the council's decision(Exhibit"A"). SECTION 3: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: By unanirnolA vote of a Council members present after being read by number and title only, this ) y of ,2011. Catherine ■ eatley,City Recorder 4 APPROVED: By Tigard City Council this day of ,2011. Dirksen,Mayor I. Approved as to form: -� it( Gi Attorney u�►� /1\1/ a0l Date ORDINANCE No. 11- 03 Page 2 h bi - A 6rdtn .nco nlo , 1 Agenda Item: ,5.1 Hearing Date:May 16,2011 Time: 7:00 PM STAFF REPORT TO THE • PLANNING COMMISSION 111111 V11 FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL FILE NOS.: Comprehensive Plan Amendment CPA2011-00001 Zone Change Amendment ZON2011-00001 PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. If the request is approved, the applicant anticipates applying for a Conditional Use Permit and Site Development Review to redevelop the site and reuse the existing building. APPLICANT Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland,OR 97220 Lake Oswego, OR 97035-2574 LOCATION: The property is located at 8200 SW Pfaffle Street The site is bounded by SW Pfaffle on the north, Hwy 217 on west,and Pacific Hwy on the south;Washington County Tax Assessor's Map 1S136CC Tax Lot 100. CURRENT ZONE/ COMP. PLAN DESIGNATION: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants,in close Tproximity to residential areas and major transportation facilities. Within the Tigard riangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Helipports, medical centers, religious institutions and utilities are permitted condition2 lly. Developments in the C-P zoning district are intended to.serve as a'buffer between residential areas and more- intensive commercial and industrial areas. PROPOSED ZONE/ COMP.PLAN DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011.00001/WES SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 1 OF 17 transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning, 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; and the Oregon State Transportation Planning Rule(IPR); SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning, Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval CONDITION OF APPROVAL 1. The site shall be limited to a maximum of 373 a.m.peak hour trips and 561 p.m.peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 66012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if approved by the City Council. SECTION III. BACKGROUND INFORMATION Site History The subject 7.44 acre site is approximately 415,feet in width by 800 feet in length occupying a hill with a high elevation of approximately 245 feet and a low elevation of approximately 220 feet at both Pfaffle and Pacific Hwy.The site includes a filbert orchard and open lawn on the north with the existing building surrounded by parking at the center and high point of the property.Access is from SW Pfaffle. Staff reviewed the zoning history of the subject property utilizing old zoning maps and city records:The 1983 Comprehensive Plan and Zoning Map and all subsequent maps show the subject property designated Professional Commercial(C-P). The existing 38,000 single-story building was designed as a General Motors automotive training center that operated at the site until 2002. After being vacant for a number of years, the property was purchased by City Bible Church for its "217 Campus" satellite. The church planned a major renovation and expansion of the site in 2005 and received a Site Development Review permit (SDR2005-00010) to construct two new 35,000 square foot commercial office buildings,a 1,000-seat (41,000 sq. ft.) auditorium addition to the existing building, and 366 parking spaces. The church's entitlement has since expired. Except for a small pre-school program that operates weekday mornings,the church's activities are primarily Sunday-based. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESISIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 2 OF 17 Vicinity Information The site (see figure below) is bounded by SW Pfaff le on the north, Hwy 217 and multi-family residential development on west, commercial development on the east, and SW Pacific Hwy on the south. Initially the adjacent properties west and east were also zoned C-P, but have since been rezoned to Medium-High Density Residential (R-25) on the west and General Commercial (C-G) on the southeast. North of SW Pfaffle there is an established low density residential neighborhood served by five streets from SW 79th to SW 846 Avenues. SW 82nd Avenue is located directly across Pfaffle from the subject site which terminates in a cul-de-sac serving seventeen residences. This neighborhood would be affected by increased traffic to the subject site. Increased use of Pfaffle can be expected resulting from a recent closure of vehicular access from SW Pacific Hwy on the south. With Pfaffle providing sole access to the subject site, increased impact to the intersections with SW Hall to the west and SW Pacific Hwy to the east,would be expected. NI Ilia. tor,..,_ ill*. w ' ' -t, -_i . .,;... _. -, ,... iik -it 4smiget, N-16:::1111:., it .,.. 4; iltr.ta, ...,.:c:POO= t.I. .r � „� . 'cs' .'�' � ' 4111i-s'.. 2 'r ® :� yet.. �; � tint .j Ap., . , .iik, 71,-. •. .,t..ji: _.t., .4, 4,41;11..44 :lei.�m It. S • • I 11 r at' Ni li -se., - 4,-, s: .:,res. • or _ • .. .‘i 4_ 1 Nib; 471X. ,,- 41111 • t. �l �� . •`4 I Mu - Site Information and Proposal Description The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed Use Employment(MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Schools would be allowed as a conditional use in the MUE zone. The applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 f) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf)(Phase 1). At a later date, WCHS hopes to add an auditorium in the southeast corner (13,600 gsf) (Phase 2). STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC 1!FARING CPA 2011-00001/V(F.STSIDECHRISTIAN IIIGI I SCHOOL COMPREHENSIVE PI AN AMFNDI`IEN•I' ZON201 1-00001/VLTSTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE,3 OF 17 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC Sprocedure, as governed by Section 18.390.050, using standards of approval contained in ubsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject site from C-P to MUE also involves a comprehensive plan map amendment from Professional Commercial to Mixed Use Employment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; APPLICABLE CITY OF TIGARD COMPREHENSIVE PLAN POLICIES The City has an acknowledged Comprehensive Plan consistent with the statewide p g goals. • Therefore, consistency with the applicable Comprehensive Plan goals and policies as addressed in this section of the staff report constitute consistency with the applicable statewide planning goals. The Transportation Planning Rule (TPR) OAR 660-012-0060 is applicable to this application and is addressed under the Transportation Goal,below. CITIZEN INVOLVEMENT Goal 1.1 Provide citizens,affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 7, 2011 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting contained in the record, 14 people attended. Discussion related primarily to expected traffic on SW Pfaffle and questions about the proposed school. In addition, the City mailed notice of the Planning Commission heating to property owners within 500 feet of the subject site,interested citizens,and agencies,published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures.These parties have the opportunity to attend the Planning Commission hearing and provide testimony. FINDING: As shown in the analysis above, the proposed comprehensive plan and zone change is consistent with the applicable Citizen Involvement Goal. LAND USE PLANNING Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WES1SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 4 OF 17 Policy 3. The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Request for comments for the proposed zone change were sent to Department of Land Conservation and Development (DLCD), Metro,Washington County and Oregon Department of Transportation (ODOT). DLCD was provided the opportunity to comment and coordinate the application for the Post Acknowledgement Plan Amendment process per ORS 197.610. ODOT submitted comments on the proposal,whl'ch are included in their entirety under the Transportation Goal section, below. This policy is met. Policy 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. The 2040 Growth Concept, the region's 50-year land use plan adopted in 1995 by Metro,identifies centers for compact urban development It also protects existing neighborhoods and natural areas within the urban growth boundary as well as farm and forestlands outside of the boundary. The plan calls for high capacity transit service to support the identified centers, and facilitate travel between housing and employment centers. The 2035 Regional Transportation Plan (RTP), along with the 2040 Growth Concept, emphasizes the need to coordinate land use decision-making and transportation investment. These policies direct future projects to be developed as multimodal transportation and land use planning efforts. State, Metro, and local policies and plans seek to promote the integration of Land use transportation planning investment to promote dense,efficient,compact urban development in centers. The City of Tigard is currently engaged in a regional coordinated planning effort being referred to as the "Southwest Corridor Plan."The SW Corridor Plan is comprised of five separate plans.These include land use plans for the cities of Tigard, Tualatin, and Portland that are focused on identifying land uses to support future transit investments. In conjunction with these land use plans, Metro, ODOT, and TriMet are leading efforts specifically addressing multi-modal transportation analyses,needs,and solutions. The TGM: Tigard High Capacriy Transit Corridor Land Use Plan (HCT Corridor Land Use Plan) will identify locations and land use characteristics for potential future high capacity transit(HCT) stations.The purpose of the HCT Corridor Land Use Plan is to help the Tigard community identify the best land use and development alternatives in a way that integrates transportation with land use planning, and supports Tigard s vision for the future. The _that Corridor Land Use Plan is expected to be completed in 2012. One key principle and priority of the project is to inform current planning in Tigard to ensure that its land use designations and urban design principles will support future community, transit, and other transportation investments. The proposed up.zoning of the subject site, located within the Southwest corridor on Pacific Hwy, from C-P to MUE is in keeping with this policy as well as the visions for nearby Downtown Tigard to the southwest and the Tigard Triangle to the southeast. This policy is met. Policy 6. The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. The following excerpt from Table 18.520.1, Use Table: Commercial Zones shows a comparison of uses between the C-P and MUE zones where they differ. In sum, the proposed MUE zone permits a number of residential, civic, commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE permits multifamily residential (R- 25), light industrial, research and development, and some warehouse/freight movement Civic uses are expanded in the MUE to include colleges, schools, and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE. Only two uses, outdoor entertainment and heliports are permitted in the C-P but not in the MUE. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/1RESI'SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/aESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 5 OF 17 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES (Excerpt) USE CATEGORY C-P 1 MUEI2o1 RESIDENTIAL Household Living . R I RP1) CIVIC(INSTITUTIONAL) Colleges N C Community Recreation N C Schools N C COMMERCIAL Commercial Lodging RI141 P Eating and Drinking RI'S] P Establishments Outdoor Entertainment R1151 N Sales-Oriented RI'61 RIB Personal Services P RP] Repair-Oriented N - RI221 Bulk Sales N RID) Animal-Related N P Motor Vehicle N RR Servicing/Repair INDUSTRIAL Light Industrial N RI73I Research and Development N RI24I Warehouse/Freight Movement N _ RI24I OTHER Heliports C I N I P=Permitted R=Restricted C=Conditional Use N=Not Permitted (14] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. (15] As accessory to offices or other permitted uses,the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the development complex. (16] May not exceed 10%of the total square footage within an office complex. (20] All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. (21] Multifamily residential,at 25 units/gross acre,allowed outright.Pre-cxisting detached and attached single-family dwellings are permitted outright. (22] New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. (23] All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. In addition, special limitations in the MUE zoning district (18.520.050.C) include: 1) a maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40, exempting residential use; and 2) on lots greater than three acres,general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales Use for each additional four square feet of non-general retail sales use. The footnote restriction for certain commercial uses (note [22]) may not apply to the proposed zone change as the subject site is not located in either the Washington Square Regional Center or the Tigard Triangle. However, the 0.40 FAR limitation for all permitted MUE uses and the 30,000 square foot limitation for general retail use would apply to the subject site. Because these limitations do not apply to uses permitted-in the C-P zone,some development types (applicant's medical office example) could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/V6ESISIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 6 OF 17 • The city wishes to promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. Notwithstanding the more limited build out potential of the site under the proposed MUE zone, the greater variety of uses allowed (presumably of sufficient economic value underlying their application to the 'Tigard Triangle)will, in the case of this applicant,permit redevelopment of an underutilized development and site.This policy is met. Policy 7. The City's regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: C. Mixed use; The subject site is suited to mixed use zoning because of its location on SW Pacific Highway, a High- Capacity Transit Corridor, proximity to Downtown Tigard and the Tigard Triangle, and adjacency to Highway 217. The proposed MUE zone permits a number of residential, civic commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE permits multifamily residential (R-25),light industrial,research and development, and some warehouse/freight movement Civic uses are expanded in the MUE to include colleges, schools,and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE.This policy is met. Policy 12. The City shall provide a wide range of tools, such as planned development, design standards,and conservation easements that encourage results such as: B. Land use compatibility; As shown in the excerpt from Table 18.520.1 above, additional uses would be permitted under the proposed comprehensive plan amendment and zone change request. Permitted uses under the new zone should be generally compatible with the existing uses in the area to approve the request However,the goal speaks to tools that encourage land use compatibility for those uses otherwise allowed under the code. For example, the specific school use proposed for the subject site will be processed under a concurrent Conditional Use/Site Development Review. The conditional use review provides discretion by the hearings officer to adequately condition a proposal to be compatible with surrounding uses. This policy is met. E. Regulatory flexibility necessary for projects to adapt to site conditions. As noted above, the city has the opportunity to provide regulatory flexibility in the Conditional Use process that will apply to the specific use, a high school, proposed for the subject site, with additional flexibility provided by the process for Variances and Adjustments.This policy is met Policy 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan,and when necessary,those of the state and other agencies. As shown in the findings in this staff report, the applicant's submittal demonstrates consistency with applicable criteria and requirements of the Tigard Development Code, Comprehensive Plan, and state agencies.This policy is met. Policy 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A.Transportation and other public facilities and services shall be available,or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESI'SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 7 OF 17 In Chapter III of the applicant's submittal, the applicant included a preliminary impact analysis to demonstrate that the proposed new zoning district, NIUE, and proposed conditional use, a high school, will not unduly tax the public infrastructure system for water, sanitary sewer and stormwater disposal. To address the transportation impacts, the applicant proposes a trip cap for the site to ensure the proposed re- zoning will not exceed existing or future roadway capacity.The proposed trip cap is supported by ODOT as evidenced in their comment letter included under the Transportation Goal section, below. A detailed impact analysis for all of these types of infrastructure would be provided in the subsequent concurrent Conditional Use/Site Development Review applications.This policy will be met. B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services. As noted above, the applicant requests that the city condition the approval of the requested re-zoning with a trip cap that does not exceed the total number of automobile trips associated with the most intense use,a medical/dental office, allowed by right in the existing C-P zone. With a condition of approval implementing a trip cap on the subject site,this policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc.in the particular location,versus other appropriately designated and developable properties; As shown above in Table 18.520.1, the proposed Mixed Use Plan Designation would allow a number of residential, civic, commercial, and industrial uses not currently permitted-in the C-P zone. The subject site is located on Pacific Hwy which is a designated transit corridor and a route for High Capacity Transit in the future. Mixed use zones would support the intensity and density of development needed to support the enhanced transit use.This policy is met. D.Demonstration that there is an inadequate amount of developable,appropriately designated, land for the land uses that would be allowed by the new designation; As documented in the applicant's submittal in Chapter III pages 6-8, an alternatives analysis finds that there are no alternative vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400-student high school The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size. The applicant's suitability criteria included a site of at least 7.4 acres,available for sale or lease,and without major development constraints. As mentioned above, the proposed MUE zoning designation is more appropriate for the site in gen eral given changes in surrounding areas and in keeping with the evolving vision,for this portion of'Tigard, including SW Pacific Highway as a H4h-Ca acity Transit Corridor and redevelopment envisioned for Downtown Tigard and the Tigard Trian lg a to the west and east of the site,respectively.This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be SIIed. The subject site does not include any overlay districts at present. Subsequent Conditional Use and/or Site Development Reviews would ensure development would comply with all applicable development code regulations. This policy can be met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses. The subject site is high ground in Tigard and does not contain any sensitive lands. Surrounding land uses include low and medium residential,retail,office,and motor vehicle fuel sales.The range of uses permitted in the MUE zone would require Conditional Use and/or Site Development Review to ensure development would comply with all applicable development code regulations.This policy can be met. STAFF REPORT TO THE PLANNING COMMISSION -A4AY 16,2011 PUBLIC HEARING CPA2011-00001/WFSISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001IWES7SIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 8 OF 17 G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The subject site is high ground in Tigard and does not contain any sensitive lands.This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design/development requirements. The applicant has proposed, and ODOT has recommended a condition, to comply with the Transportation Planning Rule by implementing a trip cap to ensure development allowed under the MOE zone does not contribute any more trips to the surrounding transportation facilities than is already allowed under the C-P zone. Given approval of the zone change, applicant has stated they will apply for a conditional use permit to develop the specific school use on the site. Under this policy, the Planning Commission could recommend and City Council could approve a definite land use, such as the roposed school use, and specific design/development requirements, such as the proposed trip cap, and/or other uses or requirements for development if they determine through the hearings process that it would be appropriate to the site and adjacent development. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. Concurrent review is allowed but would occur subject the developer's risk in applying for concurrent review. The applicant represented that they would apply sequentially to avoid the risk of losing substantial investment in specific land use reviews with the possibility of denial of the zone change.This policy is met. FINDING: As shown in the analysis above, the applicable Land Use goals and policies have been met. The Planning Commission could recommend and City Council could approve a definite land use and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and.adjacent development. ECONOMIC DEVELOPMENT Goal 9.1: Develop and maintain a strong,diversified,and sustainable local economy. Policy 2. The City shall actively encourage businesses that provide family-wage jobs to start up, expand,or locate in Tigard. As indicated in the applicant's submittal,when it relocates to Tigard from Lake Oswego,WCHS will have a combined faculty/staff of 38 full- and part-time employees, which will increase to 40 when the school reaches its maximum size of 400 students. As most of these employees are teachers and administrators, these jobs command family wages and full benefits.Recommendation by the Commission and approval by Council of the proposed zone change and comprehensive plan amendment would actively encourage WCHS to locate in Tigard,consistent with this policy . Policy 3. The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow a school use. The standards in TDC 18.380 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a zone change and map amendment can be met,and the required infrastructure is available as indicated in the transportation findings below, the school use may be accommodated, thereby promoting the anticipated development allowed by the comprehensive plan and zoning map amendment. This policy is met. Policy 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. • STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/W SISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 9 OF 17 The subject site is significantly under-utilized. The proposed re-zoning from C-P to MUE will permit the relocation of WCHS from Lake Oswego to Tigard. As noted above, the school plans to renovate the existing facilities extensively, expand the building footprint and make other site improvements including the landscaping of existing parking lots and creation of outdoor sports facilities. As a result, the use of the site will be extended throughout die work week in addition to the part-time use of the site by City Bible Church, which will remain a weekend tenant. The rezone and comprehensive plan amendment would facilitate redevelopment of underutilized commercial land,consistent with this policy. Policy 12. The City shall assure economic development promotes other community qualities,such as livability and environmental quality that are necessary for a sustainable economic future. The proposed MUE zone includes a full range of civic and institutional uses, including schools, which makes an important contribution to the community's livability. By approving the proposed re-zoning, the city will facilitate several things: 1) permit the re-use of an archaic building with few options for alternative use; 2) increase the intensity of use of an under-utilized site in a critical location; 3) upgrade the facility by adding additional landscaping and outdoor sports facilities; 4) provide additional potential transit riders among students,staff and faculty.This policy is met. Goal 9.3: Make Tigard a prosperous and desirable place to live and do business. Policy 1. The City shall focus a significant portion of future employment growth and high-density housing development in its Metro-designated Town Center Downtown); Regional Center (Washington Square);High Capacity Transit Corridor(Hwy 99W);and the Tigard Triangle. The subject site lies on the SW Pacific Highway Corridor between downtown Ti to the west and Tigard subject to the east. By approving the proposed re-zoning request,the city win permit this partially- vacant,under-utilized site to redevelop.As noted above, the applicant states that the proposed high school will bring 38 new professional, family-wage jobs into Tigard,which will expand to as many as 40 such jobs when the school grows to its maximum student body o1400.This policy is met. Policy 3. The City shall commit to improving and maintaining the quality of community life (public safety, education, transportation, community design, housing, parks and recreation, etc.) to promote a vibrant and sustainable economy. As noted in the policy statement, educational facilities contribute to the quality of community life. The proposed re-zoning will permit the subject site,which is partially vacant and significantly under-utilized,to be redeveloped for a high school with up to 400 students and 40 faculty/staff,in support of this policy. FINDING: As show in the analysis above, the applicable Economic Development goals and policies have been met. HOUSING Goal 10.1: Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5. The City shall provide for high and medium density housing in the areas such as town centers(Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future (SW Pacific Hwy). Although the purpose of this quasi-judicial request is to re-zone the subject site to allow its redevelopment for a high school, the proposed zoning designation, MUE, does permit housing at 25 units/acre, considered "medium high-density" in the city's Development Code, as an outright use. Should the high school close or be relocated, the site could redevelop to include housing, most likely in a mixed-use configuration with the vertical or horizontal mix of residential and nonresidential uses. Thus, re-zoning expands future housing options on the site, something that the current C-P zone does not ermit. The allowed density in the lq-UE zone of 25 units/acre is consistent with the R-25 zoning immediately to the west.This policy is met. STAFF REPORT TO THE PLANING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WES'ISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011.00001/fVES'ISIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 10 OF 17 Goal 10.2: Maintain a high level of residential livability. Policy 3. The City shall commit to improving and maintaining the quality of community life public safety, education, transportation, community design; a strong economy, parks and recreation, etc.)as the basis for sustaining a high-quality residential environment. As noted above, educational facilities are considered an important contribution to the community's quality of life and social fabric. Approving this request to re-zone the subject site from C-P, where schools are prohibited, to MUE, where schools are permitted conditionally, facilitates the redevelopment of the subject site for a 400-student high school This policy is met. Policy 7. The City shall insure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services,and existing land use patterns. The proposed MUE zoning designation allows housing at a density of 25 units/acre by right. This is the appropnate density given that the apartment complex immediately to the west of the subject site is zoned R-25, the equivalent residential zone to MUE. At the same time, the MUE designation recognizes the subject site's critical location on SW'Pacific Highway, a designated High-Capacity Transit Corridor, at the juncture of Highway 217 and between downtown T' d and the Tigard Triangle.The zoning adjacent to the site to the south, east and west include 'C-G, MU-CBD and MUE, reflecting the city's intent to transition the area to a broader mix of uses at higher densities/intensities.This policy is met. Policy 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. Orderly transitions from one residential density to another. The proposed MUE zoning designation features the same maximum density, 25 units/acre, as the apartment complex immediately to the west.This policy is met. FINDING: As shown in the analysis above, the applicable Housing goals and policies have been met. PUBLIC FACILITIES Goal 11.4: Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. FINDING: The applicant has demonstrated through their alternatives analysis that the proposed MUE zone is needed to locate their school in the City of Tigard. To ensure maintenance of adequate transportation facilities for the proposed MUE zone the applicant has requested a trip cap be a condition of approval. ODOT and the city Development Review Engineer concur that the rezone conditioned by a trip cap would result in no significant effect on the transportation system as defined under Oregon's Transportation Planning Rule (see findings under Transportation Goal,below).This Goal is met. TRANSPORTATION Goal 12.1: Develop mutually supportive land use and transportation plans to enhance the livability of the community. Policy 5. The City shall develop plans for major transportation corridors and provide appropriate land uses in and adjacent to those corridors. The proposed rezoning from C-P to MUE would permit more intensive uses in close proximity to SW Pacific Hwy, an existing transit way. Expansion of this corridor to include High Capacity Transit (HCT), through planning processes currently underway, suggest that increased density and intensity of uses should apply to the subject site. Approval of the proposed zone change would provide appropriate land uses adjacent to the Pacific Hwy corridor.This Goal is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA 2011-00001/WESTSIDE CHRISTIAN'HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/wESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 11 OF 17 Goal 12.5: Coordinate planning, development, operation, and maintenance of the transportation system with appropriate agencies. The Oregon Department of Transportation (ODOT) submitted the following comment letter dated April 26,2011 (Attachment#4) for the proposed comprehensive plan amendment and zone change: We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. 0 OT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments, local governments must make a• finding that the proposed amendment complies with the Transportation Planning Rule (TPR), OAR 660-012-0060.There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system, or if there is a significant effect,require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a significant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the city to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is commonly referred to as the "reasonable worst case" traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case" traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with city staff, ODOT has determined that the MUE zoning allows a broad range of uses (particularly retail and eating and drinking establishments) that could reasonably generate more trips than the existing zonino. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the city concur with the applicant's proposal to limit the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips,a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the .t can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. STAFF REPORT TO THE PLANNING COMMISSION •MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 12 OF 17 ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the city review their mixed use zones to ensure that land use implementation is reflective of the city's vision. In the current case, while there are some restrictions on the MUE zone,we encourage the city to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll. zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate signi tm ficantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the city and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation to that allowed under the existing C-P zone,as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips), would avoid a significant effect finding. Approval of the proposed code amendment would comply with the Transportation Planning Rule, OAR 660-012-0060. The city's request for comment, staff consultation between ODOT and the city, and incorporation of ODOT comments and recommendations within the staff report to the Planning Commission constitute a coordinated approach to planning, development, operation,and maintenance of the transportation system with appropriate agencies.This goal is met. FINDING: As shown in the analysis above, with the requirement of the following condition of approval,the applicable Transportation goals and policies are met. CONDITION: The site shall be limited to a maximum of 373 a.m.peak hour trips and 561 p.m.peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. This condition shall be a condition of any land use decision on the subject property. ENERGY Goal 13.1: Reduce energy consumption. Policy L The City shall promote the reduction of energy consumption associated with vehicle miles traveled through: A.Land use patterns that reduce dependency on the automobile. Up-zoning the subject site from C-P to MUE per this request will permit a broader range of land uses, if not more potential intensity,due to the FAR.limitation of the zone.The potential mix of-uses can facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. The proposal to redevelop the site for a 400-student high school will intensify the use of this under-utilized site and potentially increase use of transit. However,the full benefits of the MUE zone may not be realized until the site included a mix of uses.This policy is met. B. Public transit that is reliable,connected, and efficient. The SW Pacific Highway Corridor already is well-served by bus transit and will be even better served if the corridor is selected`for the extension of i.il ht Rail Transit (LRT).The proposed up-zoning of the site will provide a significant number of potential transit riders to support the maintenance and expansion of transit service. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CP.-A2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 13 OF 17 FINDING: As shown in the analysis above,the applicable Energy goals and policies are met. FINDING: Pursuant to 18.380.030. B.1,and as shown in the analysis above,the proposed zone change and comprehensive plan map amendment comply with, or have been conditioned to comply with, all applicable comprehensive plan goals and policies. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and Note: During review for this staff report, staff discovered several errors in the code and inconsistencies between the zone descriptions for the C-P and MUE zones and the Use Tables 18.510.1 (Residential) and 18.520.1 (Commercial). A finding is provided here to address those inconsistencies pertaining to the subject request 1) Table 18.510.1 Use Table, Residential Zoning Districts, erroneously carries a footnote [13], which correctly applies to"Major Event Entertainment"but not to"Schools." 2) The List of Zoning Districts (18.520.020)indudes zone descriptions for each zone.The description for C-P includes outdated language referring to residential use on Triangle propperties zoned C-P prior to the change to MUE in 1997(Ord. 97-02). The Use Table 18.520.1 shows "R' under C-P for Household Living"when it should be changed to "N". There is no residential use permitted in the C-P zone. 3) The description for the MUE zone includes "religious institutions" as a conditional use, "C". However, the Use Table 18.520.1 shows that use as permitted, "P":Ordinance 09-13 amended Table 18.520.1, but did not amend the description, resulting in the inconsistency. Therefore, in this case the Table governs. "Religious institutions"are permitted outright in the MUE zone. To address needed changes to the code to correct these inconsistencies an item has been added to the Development Code Database to flag review under the Regulatory Improvement Initiative. For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map andxt Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in18.380.030.The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal,above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal at this time.However,the applicant states that if a zone c is obtained for the site that permits the high school as a conditional use,VVestside Christian High School CHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 g and in the southwest corner to provide a gymnasium,student commons and related facilities (20,000 gsf) (Phase 1). At a later date,WCHS hopes to add an auditorium in the southeast corner(13,600 gsf) (Phase). See Figure II-5 in the applicant's submittal (Attachment #3) for a proposed development site plan. Any proposed development must meet all of the applicable Tigard Development Code standards in effect at the time an application is submitted. FINDING: As shown in the analysis above, the proposed comprehensive map and zone change amendment is consistent with the applicable standards of the Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/' PSI'SIDECHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 14 OF 17 As the applicant points out, since the last Comprehensive Plan Map was adopted, the segment of SW Pacific Highway on which the subject site is located has been designated in the Metro 2040 Growth Management Plan Concept as a "Corridor" design type and in the Regional Transportation Plan (RIP) as a"High-Capacity Transit Corridor". In addition,Metro has designated the corridor as the next priority for the extension of light rail transit (LRT) from downtown Portland to Sherwood.Although detailed land use and transportation planning for the corridor is just beginning, the city envisions up-zoning of sites along. the corridor to increase the mix of uses,including residential,retail,office,industrial,institutional and civic activities, and development density/intensity to support transit. Significant redevelopment of Downtown Tigard as a. Metro-designated "Town Center", and likely extension of that designation to indude the Tigard Triangle,is planned. Together, these planning actions represent change in the neighborhood of the subject site and the community. FINDING: The proposal demonstrates that there is evidence of change in the neighborhood and community. Long-range.planning for the neighborhood of the subject site is toward higher density and an increase in mixed use. The proposed rezone would be consistent with this direction as the MUE zone permits a wider range of civic, commercial, and industrial uses and introduces residential use (Medium-High Density) not permitted in the existing C-P zone.The proposal is consistent with this standard for zone changes. 18.380.030.0 Conditions of approval A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. • FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the city. Therefore, the Planning Commission recommendation to Council may be for denial,approval,or approval with conditions. SECTION V. OUTSIDE AGENCY AND ADDITIONAL.CITY STAFF COMMENTS ODOT, Metro, LCDC, and Washington County were notified and requested to comment on the subject proposal. Of these agencies, only ODOT provided comment. Oregon Department of Transportation (ODOT) commented on the proposal, whose comments are included under the Transportation goal section of this staff report. Clean Water Services (CWS) processed a Sensitive Area Pre-Screening Assessment(File No. 11-000250) stating that the proposal does not meet the definition of development. An earlier CWS Assessment (05- 004310)indicated that sensitive areas do not appear to exist on site or within 200 feet of the site. The City of Tigard's Development Review Engineer reviewed the proposal and provided information, which is included in the findings for the Transportation section of the staff report. SECTION VI. STAFF ANALYSIS,CONCLUSION,AND RECOMMENDATION ANALYSIS: Zone Change Request The applicant has requested a zone change on the subject site in order to permit a school use not pernhitted under the current C-P zone.The applicant's alternative analysis showed few options suitable for locating the Westside Christian High School (WCHS) that offered vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400-student high school. The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size.The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. The subject site meets the applicant's suitability criteria,provided a zone change can be approved. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 15 OF 17 Land Use Zone Analysis Schools are conditionally permitted in all residential and mixed use zones and are permitted outright in the MU-CBD zone. Given the characteristics of the zone and circumstances of the subject site, staff believes the MUE zone would be the most applicable zone to allow the school use and to address long range land use and transportation planning. 1) The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle. At the time the Tigard Triangle District was adopted, the MUE zoned lands were zoned C-P. The subject site is located adjacent to one of the three boundary roads that make up the Triangle. Unlike other mixed use zones, the code's MUE description explicitly anticipates the application of the MUE zone "elsewhere in the city through the legislative process.' 2) The MUE zone is compatible with adjacent uses. The adjacent zones include Medium-High Density Residential(R-25) on the west, General Commercial (C-G) on the southeast and Professional Commercial (C-P) on the northeast. Low Density Residential (R-4.5) is across SW Pfaff le Street to the north. The adjacent properties are built out with multifamily housing on the west and commercial and office uses on the east. The MUE zone permits multifamily residential at 25 units/acre consistent with residential densities to the west. The MUE permits a range of other uses not permitted in the C-P including. light.industrial.and research and development (restricted to interior locations) and some warehouse/freight movement; civic uses are expanded in the MUE to include colleges, schools, and community recreation; commercial uses such as commercial lodging,eating drinking establishments and sales oriented retail(where limited to a percentage of permitted uses in the C-P) are permitted outright in the MUE. Mixed use development is difficult to predict both in terms of how uses might be mixed and which uses would be mixed. Complicating factors for development include the high visibility of the site's hilltop location to Pacific Hwy and Hwy. 217 but access to the site from Pfaffle only. Reuse or redevelopment of the existing development on the site is both an opportunity (for the applicant) and potentially a Imitation to development of mixed uses on the site,at least in the near term. 3) The Pacific Hwy High Capacity Corridor Planning process is designed to integrate land use planning and transportation/transit planning.This proposed rezone comes in advance of any recommendations that may result from the HCT process and plan for rezoning along the corridor, and this site in particular.ix However,it is likely that mixed use zoning will be applicable to the site given the potential for mixed uses to facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. 4) Other mixed use zones are geographically specific or are less compatible to the site: MU-CBD applies to the Tigard Town Center which terminates west of Hwy 217; MUC-1 applies to the Durham Quarry area; MUE-1/MUE-2, MUR-1/MUR-2, and MUC are tied to the Washington Square-Regional Center and are subject to the Center's development standards. There is no prohibition in the code to prevent the more appropriate of these zones (arguably MUR-2) being applied to the subject site, but they lack the MUE zone's explicit direction for"application elsewhere in the city." 5) The applicant hopes to keep City Bible Church as a tenant on sale of the property. The MUE zone continues to permit religious institutions outright. Transportation Planning Rule ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting tip generation (as proposed by the applicant) to that allowed wider the existing C-P zone, as shown in the Lancaster Engineering sis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m.peak hour trips),would avoid a scant effect finding. • STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/IX ESISIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 16 OF 17 Outstanding Issues Currently, application of the MUE zone carries with it the 1) 0.40 FAR limitations for commercial and industrial use types and 2) the 30,000 square foot limitation for general retail use. Because these limitations do not apply to uses permitted in the C-P zone, some commercial uses could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. The limit on intensity of uses within the Southwest Corridor Study Area is under review and may be adjusted at some point in the years ahead based on a number of factors including revised mobility standards for the corridor. Also, new zoning for station area plans may not use the MUE zone and avoid any potential conflict. ODOT commented that recent mixed use zone changes have not had mixed uses in mind in the case of the Knoll apartments and WCHS and asks that the city review the mixed use zones to ensure that land use implementation is reflective of the city's vision.Additionally, ODOT suggests the city consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The applicant's preliminary site plan shows an emergency access directly across from the Highway 217 ramp terriunaL ODOT has commented that no access can be approved in this vicinity due to safety concerns and state rules(OAR 734.51). CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed comprehensive plan map and zone change amendments are consistent with applicable provisions of the T Comprehensive Plan, Tigard Development Code, statewide planning goals and the Transportation PT armd ing Rule, and provides evidence of change in the neighborhood as it relates to the property which is the subject of the development application. RECOMMENDATION: . Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan map and zone change amendments with the following condition of approval and any others they deem appropriate through the public hearing process: Recommended Condition of Approval The site shall be limited to a maximum of 373 a.m. eak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more taps, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent-land use permits for proposed development and will be listed as a condition of approval in the ordinance adoptin the zone change,if a proved by the City Council. ,• e May 5.2011 PREPARED Pagenstecher DATE Associate Planner ‘71/521'40itti 17a(67-75ZA.4-4, May 5.2011 APPROVED BY: Ron Bunch yDATE Community Development Director Exhibits A. Vicinity Map B. Current Zoning Map C. Preliminary Site Plan D. 4/26/11 Letter from ODOT STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/VGESTSIDE CHRISTIAN HIGH SCHOOL COMPRE HENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 17 OF 17 EXHIBIT A FIGURE II-1 VICINITY MAP i .., V a ... 1_ . . , J.- 4 3 ,PAt SW Ware S4 '''' ,P,it... Sw Spire SI • ift SW Thom Si 1 .,w S• mitre,.I A I- th : 0. . C-W SU'VP SI P V, tet g I • * 1 ce . co . .x. c Le .... 1.‘ . ... i is, s o i ■ lb, r Si.? . ..^4" 0 t#, SW Plan,: sl 64- !WV Plot*SI 12 t''. r.., L.■ '•,:.1 t: r e, i . .... (I) . 4 * .apei 1 _AP 6 r.; •!. OD c.:,■ c il 5 t . 4 .t f I c ... • .7. 3 osc* :.r, ,, ' . a 6 r• • 1 r . e LiJon a .ps0 S44 300;1e-f4 datl Oar I Goo*- (3:17-N7 EXHIBIT B FIGURE 11-2 ZONING MAP -12 L R-25 R-12 R-4.5 (PD) C-P SITE R•25 C-P .12 C-G 35.36_ 02101 C-G \ (PD) ( ;- • F I I EM • Y‘6/ ` ?, f, „ J �; ,rG ./ ( ` / 42, Nfiti im... ', • • law wens=OCU MM100N 80400E r 'm , ,r,..4 0 (.."7 f ,. 1 r 'T ^r -4 I/07/,../ L tw--m\—\—\--\—\—. \I ./..--...\ 47 /////// /v 01////4 . I. • . : 1 .; 7-• \ . r. - ---- . . i' ....,..... NEW WESTSIDE CHRISTIAN HIGH SCHOOL • ., WESTSIDE CHRISTIAN HIGH SCHOOL ;;o PAM MOKNAVERex4rcm TWA CIA F1' EXHIBIT D Department of Transportation G ; `. . 123 NW Flanders Street Portland,OR 97209 John A Hitzhaber,DID,Governor (503)731.8200 FAX(503)731.8531 426/11 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 ATTN: Gary Pagenstecher,Associate Planner RE: CPA2011-00001/ZON2011-00001: Pacific Highway(99W)and Highway 217 We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P)to Mixed-Use Employment(MUE).The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function,capacity and performance standard of these facilities. For zone changes and corn prehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule(TPR), OAR 660- 012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system,or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10,2011,we have determined that while the zone change has the potential to have a si gnificant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the City to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed,zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is commonly referred to as the"reasonable worst case°traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the`reasonable worst case°traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with City staff,ODOT has determined that the MUE zoning allows a broad range of uses(particularly retail and eating and drinking establishments)that could reasonably generate more trips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the City concur with the applicant's proposal to lim it the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended con ditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660- 012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. ODOT is supportive of the City's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the City review their mixed use zones to ensure that land use implementation is reflective of the City's vision. In the current case,while there are some restrictions on the MUE zone,we encourage the City to consider additional measures such as limiting drive-through uses, parking maximums,and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the City and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules(OAR 734.51). Thank you for providing ODOT the opportunity to participate in this land use review. If you have any further questions regarding this matter,please contact me at 503-731-8234. Sincerely, 1 O Seth Brumley Development Review Planner • C: Kirsten Pennington,ODOT Region 1 Planning Manager Marah Danielson,ODOT Region 1 Planning Doug Baumgartner, ODOT Region 1 Traffic 110171 ❑ In person❑electronic❑mailed DLCD T DEpT OF Notice of Adoption JUN 2 2 2011 This Form 2 must be mailed to DLCD within 5-Working Dave alter the Final • AAl1 �CONSERVATION Ordinance is signed by the public Official Designated by the jurisdiction I P DEVELOPMENT and all other requirements of ORS 197.615 and OAR 660-018-000 l For Office Use Only Jurisdiction: City of Tigard Local file number: CPA2011-00001 Date of Adoption: 6/14/11 Date Mailed: 6/21111 Was a Notice of Proposed Amendment(Form 1)mailed to DLCD? ®Yes ❑ No Date: 3/22/11 ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Other: - f Summarize the adopted amendment. Do not use technical terms. Do not write"See Attached". A Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan,Designations and Zoning.Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial(C-P)to Mixed-Use Employment(MUE).The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Does the Adoption differ from pcoposal? No,no exptatnatton is necessary Plan Map Changed from: ProfessionaUAdministrative Commercial to: Mixed-Use Employment Zone Map Changed from: C-P to: MUE Location: 8200 sw Pfaffle Street(Bounded by SW Pfaffle on the north, Hwy. 217 on the west,and Pacific Hwy. on the south.) -ea- Acres Involved: 7.44 Specify Density: Previous: Mipimfu n-32 units/net acre New: Maximum 25 units/acre Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 ® ® DDDDDD ® ® ® ® ® DDDDDD Was an Exception Adopted? ❑YES ® NO Did DLCD receive a Notice of Proposed Amendment... 45-days prior to first evidentiary hearing? ®Yes ❑ No If no, do the statewide planning goals apply? ❑Yes ❑ No If no, did-Emergency-Circumstances require immediate adoption? ---0-Yes- ❑ No DLCD file No. 00141 (18764) [16682] MEETING RECORDS 4 1� Patty Lunsford From: Cathy Wheatley Sent: Tuesday, June 21, 2011 1:26 PM To: Patty Lunsford Subject: FW: Message from 45C-5-Testimony -Westside Christian High School -June 14, 2011 Council Hearing Attachments: S45C-511062113230.pdf; Cathy Wheatley.vcf Hi Patty, Attached are the sign-in sheets for public testimony for the above-referenced hearing. Ellen Partal testified during the hearing; however, she signed in on the Citizens Communication page and I included a copy in the attachment. Mr. David Perez, who resides at the same address as Ms. Partal accompanied her to the testimony desk and he also offered testimony, but he did not sign in. I received no additional written testimony for this matter. Let me know if you need anything else. Cathy Cathy Wheatley s City of Tigard al s 39 City Recorder/Records Supervisor £t,„;., i4 Administration oath y a tigard-or,gov Tigard,OR 97223 USA 503-718-2410 From: mailroom @tigard-or.gov [mailto:mailroom @tigard-or.gov] Sent: Tuesday, June 21, 2011 2:24 PM To: Cathy Wheatley Subject: Message from 45C-5 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule." 1 AGENDA ITEM No. 5 Date: June 14,2011 PU1LIC HE 1 (' ING (QUASI-JUDICIAL) T ST SIGN-UP SHEETS Please sign on the following page(s) if you wish to testify before City Council on: QUASI-JUDICIAL PUBLIC HEARING WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 AND ZONE CHANGE (ZON) 2011-00001 • REQUEST:The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial(C-P) to Mixed-Use Employment (MUE).The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION:The property is located at 8200 SW Pfaffle Street.The site is bounded by SW Pfaffle on the north,Hwy. 217 on the west, and Pacific Hwy. on the south;Washington County Tax Assessor's Map 1S136CC,Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District.The C-P zoning district is designed to accommodate civic and business/professional services and compatible support • services, e.g.,convenience retail and personal services,restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre,i.e., equivalent to the R-40 zoning district,are permitted in conjunction with a commercial development. Heliports, medical centers,religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas.MUE: Mixed- Use Employment.The MUE zoning district is designed to apply to a majority of the land • within the Tigard Triangle,a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5.This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and • housing;the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses,including but not limited to . community recreation facilities,religious institutions,medical centers, schools,utilities and cL transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle,it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390;Comprehensive Plan Goals: 1, Citizen Involvement;2,Land Use Planning;9, Economic Development; 10,Housing; 11,Public Facilities and Services; 12,Transportation; 13, Energy Conservation;Same Statewide Planning Goals;Oregon State Transportation Planning Rule (TPR);and the Metro Regional Transportation Plan (RTP). Due to Time Constraints City Council May Impose A. Five-minute Time Limit on Testimony I/ADM/Cathy/CCSignup/QJPH110614 AGENDA TTEM No. 5 Date: June 14,2011 PLEASE PRINT Proponent—(Speaking In Favor) Opponent—(Speaking Against) Neutral Name,Address&Phone No. • • •e,'A hone No. Name,Address&Phone No. 4(5_ t2,9c2 ) /GL e (Pf t, 4 3r G 2 Name,Address&Phone No. Name,Ad•r :s&Phone No. Name,Address&Phone No. 1 Name,Address&Phone o. Name,Address&Phone No. Name,Address&Phone No. ,=-h f /1(P L c.2 . 3,2 '✓ N. • ess&Phone No. ` Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. Name,Address&Phone No. c I rl 0 rl C>vti fir' rl CC 1'1 YVLt_1;t1,j t.-1 -- C//e , Irkr C<...C, ce...t.k.c d l ANDA ITEM NO. 2 - D CITIZEN COMMUNICATION DATE: June 14,2011 inited to 2 minutes or less,please) ,'he Council wishes to hear from you on other issues not on the agenda,but asks that you first try to resolve your concerns through staff. This is a City of Tigard public meeting, subject to the State of Oregon's public meeting and records laws. All written and oral testimony becomes part of the public record. The names and addresses ofpersons who attend or participate in City of Tigard public meetings will be included in the meeting minutes, which is a public record. NAME,ADDRESS&PHONE TOPIC STAFF P ease Print CONTACTED Name: . v'r vas a <3 Also,please spell y ,..:.L,-.,,..:..s it sounds,if it will ; - ,.�C v---, help the presiding officer pro* + , � .�. - c.>."5- Addtess r,, � o-�.�� 4 � 1 City .,F. '-. c�( -..„. State b.L Zip en 1.1.3 ,....;,.. L�`� Phone No. '33 - L�._S. , "' Name: 4a "r �1�s*tltpi r�r,eL` �fen\in�-d Also,please spell your name as it sounds,if it will Q wne o4 �.1�� help the presiding Qfficer ronounce:Q, _ •� fir-‘s tor• tks• E\\�� \4�f- c L Fu tart, Address 'Baas S� A {r& CvnL-s-- S TA:-�-, �� City '"�i �•er[" O. ----- Pre-\c- R.s State () (_ Zip Cli-7-7- . -; Phone No. 3b 4�o .. Ems ,, Name: Also,please spell your name as it sounds,if it will ' �r, fi r � r f help the presiding officer pronounce: , �' f �7 ,-);,. ti , ( -;:c k,..:,.'...,, ,„ -%„i,, 4_, '' 41 a Address L City State Zip ., . ' Phone No, .. , e `' • D ci yid Pc.it-e) 6 0. CITIZEN COMMUNICATION .,,,- ka D ❑ In person ❑ electronic❑ mailed r A mil O R2 DLCD T ge■slime 11 E Ak �r c V Notice of Adoption 1, This Form 2 must be mailed to DLCD within 5-Working Days after the Final M . Ordinance is signed by the public Official Designated by the jurisdiction P and all other requirements of ORS 197.615 and OAR 660-018-000 For Office Use Only Jurisdiction: City of Tigard Local file number: CPA2011-00001 Date of Adoption: 6/14/11 Date Mailed: 6/21/11 Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? ® Yes ❑ No Date: 3/22/11 ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Other: Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". A Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment(MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Does the Adoption differ from proposal? No, no explaination is necessary Plan Map Changed from: Professional/Administrative Commercial to: Mixed-Use Employment Zone Map Changed from: C-P to: MUE Location: 8200 sw Pfaffle Street(Bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south.) Acres Involved: 7.44 Specify Density: Previous: Minimum 32 units/net acre New: Maximum 25 units/acre Applicable statewide planning goals: • 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 ® ® ❑ ❑ ❑ ❑ ❑ ❑ ® ® ® ® ® ❑ ❑ ❑ ❑ ❑ ❑ Was an Exception Adopted? ❑ YES ® NO Did DLCD receive a Notice of Proposed Amendment... 45-days prior to first evidentiary hearing? ® Yes ❑ No If no, do the statewide planning goals apply? ❑ Yes ❑ No - If-no-did-Emergency--Circumstances-require-immediate-adoption?— ---------❑Yes--- -0 N- - DLCD file No. Please list all affected State or . .;deral Agencies, Local Governmer. - or Special Districts: Oregon Department of Transportation Local Contact: Gary Pagenstecher Phone: (503) 718-2434 Extension: Address: 13125 SW Hall Blvd. Fax Number: 503-718-2748 City: Tigard Zip: 97223 E-mail Address: garyp @tigard-or.gov ADOPTION SUBMITTAL REQUIREMENTS This Form 2 must be received by DLCD no later than 5 working days after the ordinance has been signed by the public official designated by the jurisdiction to sign the approved ordinance(s) per ORS 197.615 and OAR Chapter 660, Division 18 • 1. This Form 2 must be submitted by local jurisdictions only (not by applicant). 2. When submitting the adopted amendment, please print a completed copy of Form 2 on light green paper if available. 3. Send this Form 2 and one complete paper copy(documents and maps) of the adopted amendment to the address below. 4. Submittal of this Notice of Adoption must include the final signed ordinance(s), all supporting finding(s), exhibit(s) and any other supplementary information (ORS 197.615 ). 5. Deadline to appeals to LUBA is calculated twenty-one(21) days from the receipt(postmark date) by DLCD of the adoption (ORS 197.830 to 197.845 ). 6. In addition to sending the Form 2-Notice of Adoption to DLCD, please also remember to notify persons who participated in the local hearing and requested notice of the final decision. (ORS 197.615 ). 7. Submit one complete paper copy via United States Postal Service, Common Carrier or Hand Carried to the DLCD Salem Office and stamped with the incoming date stamp. 8. Please mail the adopted amendment packet to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT.OF LAND CONSERVATION AND DEVELOPMENT 635•CAPITOL STREET NE, SUITE 150 SALEM,OREGON 97301-2540 9. Need More Copies? Please print forms on 8% -1/2x11 green paper only if available. If you have any questions or would like assistance, please contact your DLCD regional representative or contact the DLCD Salem Office at (503) 373-0050 x238 or e-mail plan.amendmentsAstate.or.us. http://www.oregon.gov/LCD/forms.shtml Updated April 22,2011 e-4 1 U.S. Postal Service CERTI O (Domestic Attn: Patty/Planning ,) rL 215, (:P.A2011-00001 For delivery Westsidc Christian I ugh School "Notice of Adoption" r1 .. m Postage =Id IN Certified Fee • 4 Postmark O Return Receipt Fee Here O (Endorsement Required) Restricted Delivery Fee (Endorsement Required) rR co Total Postage&Fees i � fU Sent to ; ATTN: PLAN AMENDMENT SPECIALIST T$tree!Apt 1Vo re nn Dept of land Conservation&Development nt] or PO, No.. r- 635 Capital Street NL,Suite ttf City,State,ZIP+4 Salem,Olt 97301-2540 PS Form 3800,August 2006 See Reverse for Instructions SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Signature item 4 if Restricted Delivery is desired. /61C i. i _r) ❑Agent • Print your name and address on the reverse J► t�`^" ❑Addressee so that we can return the card to you. B. Received by(Printed Name) C. Date of Delivery • Attach this card to the back of the mailpiece, ICE>fl� patllas4Lt.)t( ' ? / or on the front if space permits. D. Is delivery address different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No ATTN: PLAN AMENDMENT SPECIALIST Oregon Dept.of Land Conservation&Development 63S Capital Street NC,Suite 150 3. Service Type Salem,OR 97301.2540 Certified Mail ❑Express Mail ❑Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number (Transfer from service label) 7008 2 810 0001 3 8 31 8170 PS Form 3811, February 2004 Domestic Return Receipt 102595-o2-M-1540 71 x •°� City of Tigard., .. ,,,, R" T . , igard Business Meeting - Agenda • TIGARD CITY COUNCIL, LOCAL CONTRACT REVIEW BOARD,AND CITY CENTER DEVELOPMENT AGENCY MEETING DATE June 14,2011 -6:30 p.m. Study Session; 7:30 p.m. Business Meeting(Agenda Revised AND TIME: 6/8/11 - Added Agenda Item 2.B., Resolution Acknowledging Tigard High School Student Envoy Tracie Tran) MEETING City of Tigard-Town Hall- 13125 SW Hall Blvd.,Tigard,OR 97223 LOCATION: PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item.Citizen Communication items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Manager. Times noted are estimated; it is recommended that persons interested in testifying be present by 7:15 p.m. to sign in on the testimony sign-in sheet. Business agenda items can be heard in any order after 7:30 p.m. Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Council meetings by noon on the Monday prior to the Council meeting. Please call 503-639-4171,ext. 2410(voice)or 503-684-2772 (TDD-Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting by calling: 503-639-4171,ext. 2410(voice)or 503-684-2772 (TDD-Telecommunications Devices for the Deaf). SEE ATTACHED AGENDA VIEW LIVE VIDEO STREAMING ONLINE: http://www.tvctv.org/government-program ming/government-meetings/tigard CABLE VIEWERS: The regular City Council meeting is shown live on Channel 28 at 7:30 p.m. The meeting will be rebroadcast at the following times on Channel 28: Thursday 6:00 p.m. Sunday 11:00 a.m. Friday 10:00 p.m. Monday 6:00 a.m. 1, ,, a City of Tigard ®J�' Tigard Business Meeting - Agenda TIGARD CITY COUNCIL, LOCAL CONTRACT REVIEW BOARD,AND CITY CENTER DEVELOPMENT AGENCY MEETING DATE June 14, 2011 -6:30 p.m. Study Session; 7:30 p.m. Business MeetingJune 14,2011 -6:30 AND TIME: p.m. Study Session;7:30 p.m. Business Meeting (Agenda Revised 6/8/11 -Added Agenda Item 2.B., Resolution Acknowledging Tigard High School Student Envoy Tracie Tran) MEETING City of Tigard-Town Hall- 13125 SW Hall Blvd.,Tigard, OR 97223 LOCATION: 6:30 PM • STUDY SESSION A. DISCUSSION OF PLAZA RELOCATION RESOLUTION B. Administrative Items •June 14 Business Meeting Information: •Citizen Communication •Consider resolution for Tracie Tran. Next year's Tigard High School Student Envoy plans to be present: Associated Student Body Activities Officer Courtney Bither •Beaver Pond/Summer Lake •Consent Agenda: Cost-of-Living Adjustment-Non-Represented Management Group •Councilor Wilson to request removal of Consent Agenda Item No. 3.D for separate discussion. (2011-12 CIP Tree Canopy Replacement Project List) •Agenda Item No. 4 -1f I Were Mayor Contest - •Jenelle Gaerlan, Poster Contest Winner from St. Anthony's, accompanied tonight by parent Ru Gaerlan. • Logan Phillips, Essay Contest Winner from St. Anthony's,accompanied tonight by parents Lisa and Sean Phillips. •Councilor Wilson to declare conflict of interest and withdraw from Council discussion on Agenda Item No. 5 - Public Hearing regarding Westside Christian High School land use application. •Staff requests Agenda Item 13.A. (Local Contract Review Board)be removed from the agenda,which was to Award Contract for Citywide Grounds Maintenance Services... • Balloon Festival - Mayor and Council Members are reminded to let Emergency Manager Coordinator Mike Lueck know if they will attend the Balloon Festival. (Mike's contact information: mikelatigard-or.gov or 503-718-2593) •Council Meeting Calendar: •June 21 - Workshop Meeting-6:30 p.m. •June 28 -Business Meeting-6:30 p.m. Study Session; 7:30 Business Meeting •EXECUTIVE SESSION: The Tigard City Council may go into Executive Session. If an Executive Session is called to order,the appropriate ORS citation will be announced identifying the applicable statute. All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions,as provided by ORS 192.660(4), but must not disclose any information discussed.No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. Business Meeting Agenda-Next Page . 7:30 PM 1. BUSINESS MEETING-JUNE 14, 2011 TIGARD CITY COUNCIL, LOCAL CONTRACT REVIEW BOARD,AND CITY CENTER DEVELOPMENT AGENCY A. Call to Order B. Roll Call C. Pledge of Allegiance D. Council Communications & Liaison Reports E. Call to Council and Staff for Non-Agenda Items 2. CITIZEN COMMUNICATION (Two Minutes or Less, Please) A. Follow-up to Previous Citizen Communication B. Approve Resolution Acknowledging and Commending Tracie Tran for her Service as Tigard High School Student Envoy for school year 2010-11. RESOLUTION NO. 11-17-A RESOLUTION ACKNOWLEDGING AND COMMENDING TRACIE TRAN FOR HER SERVICE AS THE TIGARD HIGH SCHOOL STUDENT ENVOY TO THE CITY OF TIGARD C. Tigard Area Chamber of Commerce D. Citizen Communication—Sign Up Sheet 3. CONSENT AGENDA: (Tigard City Council)These items are considered routine and may be enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 7:35 PM A. Approve City Council Minutes 1. April 19,2011 2. April 26, 201 1 B. Receive and File: 1. Council Calendar 2. Council Tentative Agenda for Future Meetings C. Approve Community Development Block Grant Consortium Intergovernmental Agreement D. Councilor Wilson requests this item be removed for separate consideration. Approve FY 2011-12 Capital Improvement Program(CIP)Tree Canopy Replacement Project List RESOLUTION 11-18- A RESOLUTION APPROVING A LIST OF CAPITAL IMPROVEMENT PROGRAM (CIP)TREE CANOPY REPLACEMENT PROJECTS IN EXCESS OF 10% GREATER THAN THE TREE REPLACEMENT FEE IN THE MASTER FEES AND CHARGES SCHEDULE E. Approve the Washington County Cooperative Library Service(WCCLS)Public Library Service Agreement F. Approve Cost-of-Living Adjustment for Non-Represented Management Group July 1, 2011 • Consent Agenda-Items Removed for Separate Discussion: Any items requested to be removed from the Consent Agenda for separate discussion will be considered immediately after the Council/City Center Development Agency has voted on those items which do not need discussion. 4. ANNOUNCE 2011 "IF I WERE MAYOR" CONTEST AWARD WINNERS 7:40 PM 5. QUASI-JUDICIAL PUBLIC HEARING-WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT(CPA)2011-00001AND ZONE CHANGE(ZON) 2011-00001 7:50 PM REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P)to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street.The site is bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south; Washington County Tax Assessor's Map 1 S l 36CC,Tax Lot 100. ZONE : C-P: Professional/Administrative Commercial District.The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e.,equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports,medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment.The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and 1-5.This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district.A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to(1)support alternative modes of transportation to the greatest extent possible; and(2)encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive.The zone may be applied elsewhere in the City through the legislative process. 4. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning;9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12,Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule(TPR); and the Metro Regional Transportation Plan(RTP). •Open Public Hearing—Mayor •Statement by City Attorney Regarding Procedure • Declarations or Challenges •Do any members of Council wish to report any ex parte contact or information gained outside the hearing, including any site visits? •Have all members familiarized themselves with the application? •Are there any challenges from the audience pertaining to the Council's jurisdiction to hear this matter or is there a challenge on the participation of any member of the Council? •Staff Report: Community Development Staff • Public Testimony • Proponents •Opponents •Rebuttal/Final argument by applicant •Staff Recommendation •Close Public Hearing •Council Discussion and Consideration: Ordinance No. 11-03 ORDINANCE NO. 11-03 --AN ORDINANCE APPROVING A COMPREHENSIVE PLAN MAP AMENDMENT(CPA201 1-00001)AND ZONE MAP AMENDMENT(ZON201 1-00001) FOR 8200 SW PFAFFLE STREET,CHANGING THE COMPREHENSIVE PLAN DESIGNATION FROM PROFESSIONAL COMMERCIAL TO MIXED USE EMPLOYMENT AND CHANGING THE ZONING CLASSIFICATION FROM (C-P)TO(MUE), SUBJECT TO A CONDITION OF APPROVAL IMPOSING A TRIP CAP ON THE SITE.THE SUBJECT PROPERTY IS TAX LOT 100, WASHINGTON COUNTY TAX ASSESSOR'S MAP IS136CC. 6. PUBLIC HEARING-CONSIDER FY 2010-11 SUPPLEMENTAL BUDGET AMENDMENT TO RECOGNIZE$17 MILLION PARKS BOND PROCEEDS;ADDRESS CORRECTION TO STREET MAINTENANCE AND GAS TAX FUNDS;CORRECT WATER CAPITAL IMPROVEMENT PROGRAM;CORRECT GENERAL OBLIGATION DEBT SERVICE FUND; INCREASE PROFESSIONAL/CONTRACTUAL SERVICE; INCREASE TRANSFER FROM WATER FUND; RECOGNIZE GRANTS AND INTERGOVERNMENTAL REVENUES; RECOGNIZE TOTAL EXPENSES AND REVENUES ASSOCIATED WITH GRANT REVENUES FOR KNOLL AT TIGARD; AND CORRECT WATER BUILDING LEASE PAYMENT 8:30 PM •Open Public Hearing •Declarations or Challenges: Does any Council member wish to declare or discuss a conflict of interest or abstention •Staff Report: Finance and Information Services Staff •Public Testimony • Proponents •Opponents •Staff Recommendation •Council Questions 4 C. •Close Public Hearing •Council Consideration: Resolution No. 11-19 RESOLUTION NO. 11-19--A RESOLUTION TO ADOPT A SUPPLEMENTAL BUDGET TO ACHIEVE THE FOLLOWING: 1)TO RECOGNIZE THE$17 MILLION PARKS BOND PROCEEDS; 2)CORRECT THE BUDGETS FOR THE GENERAL OBLIGATION DEBT SERVICE,GAS TAX, STREET MAINTENANCE FEE,AND WATER CAPITAL IMPROVEMENT FUNDS; 3)RECOGNITION OF GRANT AND INTERGOVERNMENTAL REVENUES FOR PUBLIC WORKS, POLICE, AND THE CAPITAL IMPROVEMENT PROGRAM;4) BUDGET OF UNANTICIPATED EXPENDITURES IN POLICY AND ADMINISTRATION. 7. PUBLIC HEARING - APPROVE RESOLUTION CERTIFYING THAT THE CITY OF TIGARD PROVIDES SERVICES QUALIFYING FOR STATE SHARED REVENUES 8:40 PM •Open Public Hearing •Summation by Finance& Information Services Staff •Public Testimony •Staff Recommendation •Council Discussion •Close Public Hearing •Council Consideration: Resolution No. 11-20 RESOLUTION NO. 11-20--A RESOLUTION CERTIFYING THAT THE CITY OF TIGARD PROVIDES SERVICES QUALIFYING FOR STATE SHARED REVENUES. 8. PUBLIC HEARING-APPROVE RESOLUTION DECLARING THE CITY'S ELECTION TO RECEIVE STATE REVENUE SHARING 8:45 PM •Open Public Hearing •Summation by Finance& Information Services Staff •Public Testimony •Staff Recommendation •Council Discussion •Close Public Hearing •Council Consideration: Resolution No. 11-21 RESOLUTION NO. 11-21 --A RESOLUTION DECLARING THE CITY'S ELECTION TO RECEIVE STATE REVENUE SHARING. 9. APPROVE RESOLUTION ADOPTING THE CITYWIDE MASTER FEES AND CHARGES SCHEDULE, WHICH REPLACES RESOLUTION 10-30 AND ALL SUBSEQUENT AMENDMENTS TO DATE •Staff Report-Finance and Information Services •Council Discussion •Council Consideration: Resolution No. 11-22 RESOLUTION NO. 11-22--A RESOLUTION ADOPTING THE CITYWIDE MASTER FEES AND CHARGES SCHEDULE WHICH REPLACES RESOLUTION NO 10-30 AND ALL SUBSEQUENT AMENDMENTS TO DATE. 10. PUBLIC HEARING-CONSIDER A RESOLUTION OF THE CITY OF TIGARD ADOPTING THE BUDGET, MAKING APPROPRIATIONS, DECLARING THE AD VALOREM TAX LEVY, AND CLASSIFYING THE LEVY AS PROVIDED 8:55 PM •Open Public Hearing • Declarations or Challenges: Does any Council member wish to declare or discuss a conflict of interest or abstention •Staff Report: Finance& Information Services Staff • Public Testimony • • Proponents •Opponents • Staff Recommendation •Council Questions •Close Public Hearing •Council Consideration: Resolution No. 11-23 RESOLUTION NO. 11-23 --A RESOLUTION OF THE CITY OF TIGARD ADOPTING THE APPROVED BUDGET, WITH ADJUSTMENTS, MAKING APPROPRIATIONS, DECLARING THE AD VALOREM TAX LEVY, AND CLASSIFYING THE LEVY AS PROVIDED BY ORS 310.060(2) FOR FISCAL YEAR 2012. 11. PUBLIC HEARING CITY CENTER DEVELOPMENT AGENCY-CONSIDER A RESOLUTION ADOPTING THE CITY CENTER DEVELOPMENT AGENCY FISCAL YEAR 2011-12 BUDGET, MAKING APPROPRIATIONS, AND IMPOSING AND CATEGORIZING TAXES 9:10 PM •Open Public Hearing •Declarations or Challenges: Does any CCDA Board Member wish to declare or discuss a conflict of interest or abstention •Staff Report: Finance& Information Services Staff • Public Testimony •Proponents •Opponents •Staff Recommendation •CCDA Questions •Close Public Hearing •CCDA Consideration: Resolution No. 11-01 CITY CENTER DEVELOPMENT AGENCY RESOLUTION NO. 11-01 -- A RESOLUTION ADOPTING THE FISCAL YEAR 2011-2012 BUDGET,with adjustments, MAKING APPROPRIATIONS,AND IMPOSING AND CATEGORIZING TAXES 12. PUBLIC HEARING-TO RECEIVE PUBLIC INPUT ON THE CANDIDATE CRITERIA AND/OR PROFILE TO BE USED IN THE RECRUITMENT AND SELECTION OF THE NEW CITY MANAGER 9:15 PM •Open Public Hearing •Staff Report: City Management, Human Resources Staff •Public Testimony •Staff Recommendation •Council Questions •Close Public Hearing •Council Consideration of Public Input: Proposed Motion--Approve the Tigard City Manager candidate criteria and/or profile as presented in the draft candidate profile brochure with the following changes...(list any changes the Mayor and City Council members determine they want to add as a result of the public testimony.) 13. LOCAL CONTRACT REVIEW BOARD: 9:30 PM A. •. _ •:. _ -- This item removed per request from staff. B. Award Contract for Citywide Janitorial Services to Tualatin Valley Workshop C. Award Contract for Parks Acquisition and Improvement Management Services to Conservation Technix, Inc. I4. COUNCIL LIAISON REPORTS 15. NON AGENDA ITEMS 16. EXECUTIVE SESSION: The Tigard City Council may go into Executive Session. If an Executive Session is called to order,the appropriate ORS citation will be announced identifying the applicable statute. All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions,as provided by ORS 192.660(4), but must not disclose any information discussed.No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. 17. ADJOURNMENT 9:45 PM AIS-451 Item #: 5. Business Meeting Date: 06/14/2011 Length (in minutes): 45 Minutes Agenda Title: Westside Christian High School Comprehensive Plan and Zone Map Amendment Prepared For: Gary Pagenstecher Submitted By: Gary Pagenstecher Community Development Item Type: Ordinance Meeting Type: Council Business Public Hearing-Quasi-Judicial Meeting-Main ISSUE Shall council approve the Planning Commission's recommendation to change the Comprehensive Plan and Zoning Map designations of a 7.44 acre parcel from Professional Commercial(CP)to Mixed-Use Employment(MUE) located at 8200 SW Pfaffle Street. STAFF RECOMMENDATION/ACTION REQUEST Staff recommends that the City Council approve the proposed comprehensive plan amendment and zone change subject to the findings and proposed condition of approval in the staff report,as recommended by the Planning Commission. KEY FACTS AND INFORMATION SUMMARY Westside Christian High School is requesting a comprehensive plan map amendment and zone change amendment to change the Comprehensive Plan designation and Zoning Map designations for a single 7.44-acre lot from Professional Commercial (C-P)to Mixed-Use Employment(MUE). The applicant proposes the changes to accommodate a school use not permitted outright or as a conditional use under the existing zoning. If the request is approved (Attachment 1),the applicant anticipates applying for a required conditional use permit and site development review to redevelop the site and reuse the existing building. On May 16,2011 the Planning Commission heard the request and voted seven in favor,with one abstention,to forward a recommendation of approval to the City Council subject to the findings and a condition of approval for a trip cap as described in the staff report(Exhibit"A").As indicated in the Planning Commission minutes (Attachment 2),the Commission's concerns focused on the appropriateness of the MUE zone,the potential traffic impact on surrounding roads,and understanding the implications of the trip cap. One public comment was made at the hearing by a neighbor of the subject site in favor of the proposal,but with concern for increased traffic. The applicant proposed(with ODOT and the city development review engineer concurring)that the rezone be conditioned to include a cap limiting vehicular trips to and from the site to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. The trip cap is based on the maximum number of trips allowed under the existing C-P zone. The analysis for the cap is included in the applicant's submittal (Attachment 3)and supports a finding of"no effect"on the transportation system to meet the Transportation Planning Rule's standards for development. Staff and the Planning Commission support the applicant's request to rezone the subject site to mixed use employment(MUE)as described in the Land Use Zone Analysis(page 16)in the Staff Report to the Planning Commission(Exhibit"A"). OTHER ALTERNATIVES As provided for in the Tigard Comprehensive Plan under Land Use Goal 2.1 , Policy 16, City Council could approve a definite land use(such as the proposed school use), specific design/development requirements(such as the proposed trip cap)and/or other requirements as determined through the hearings process. Council could deny or modify the ordinance approving the Planning Commission's recommendation. COUNCIL COALS,POLICIES,APPROVED MASTER PLANS N/A DATES OF PREVIOUS COUNCIL CONSIDERATION N/A Attachments Attachment 1 -Proposed Ordinance Exhibit A-Proposed Ordinance- Staff Report to the Planning Commission Attachment 2- Planning Commission Minutes Attachment 3 -Westside Christian High School Proposal CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 11- AN ORDINANCE APPROVING A COMPREHENSIVE PLAN MAP AMENDMENT (CPA2011-00001) AND ZONE MAP AMENDMENT (ZON2011-00001) FOR 8200 SW PFAFFLE STREET, CHANGING THE COMPREHENSIVE PLAN DESIGNATION FROM PROFESSIONAL COMMERCIAL TO MIXED USE EMPLOYMENT AND CHANGING THE ZONING CLASSIFICATION FROM (C-P) TO (MUE), SUBJECT TO A CONDITION OF APPROVAL IMPOSING A TRIP CAP ON THE SI1'E. THE SUBJECT PROPERTY IS TAX LOT 100, WASHINGTON COUNTY TAX ASSESSOR'S MAP 1 S 136CC. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure,as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the commission to make a recommendation to the council on an application for a comprehensive plan map amendment;and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code requires demonstration of compliance with all applicable comprehensive plan policies and map designations;and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and WHEREAS,Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community,or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060.G of the Tigard Development Code, a recommendation by the commission, and a decision by the council, shall be based on consideration of Statewide Planning Goals and guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; and any applicable Metro regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on May 16, 2011, and recommended approval of CPA2011-00001/ZON2011-00001 by motion with a vote of seven in favor and one abstension; and WHEREAS, the Tigard City Council held a public hearing on June 14, 2011, to consider the request for a quasi-judicial comprehensive plan and zone map amendment and determined that the amendments will not adversely affect the health,safety and welfare of the city and meet all applicable review criteria. ORDINANCE No. 11- Page 1 NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2011-00001) and Zone Change (ZON2011-00001) are hereby approved by the City Council, subject to the condition of approval in the May 5, 2011 Staff Report to the Planning Commission. SECTION 2: The attached findings in the May 5, 2011 Staff Report to the Planning Conhunission are hereby adopted in explanation of the council's decision (Exhibit"A"). SECTION 3: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: By vote of all Council members present after being read by number and title only,this day of _,2011. Catherine Wheatley,City Recorder APPROVED: By Tigard City Council this day of ,2011. Craig Dirksen,Mayor Approved as to form: City Attorney Date ORDINANCE No. 11- Page 2 Agenda Item: 5.1 Hearing Date:May 16,2011 Time: 7:00 PM STAFF REPORT TO THE n PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON T I G A R D 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL FILE NOS.: Comprehensive Plan Amendment CPA2011-00001 Zone Change Amendment ZON2011-00001 PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. If the request is approved, the applicant anticipates applying for a Conditional Use Permit and Site Development Review to redevelop the site and reuse the existing building. APPLICANT Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego,OR 97035-2574 LOCATION: The property is located at 8200 SW Pfaffle Street The site is bounded by SW Pfaffle on the north, Hwy 217 on west, and Pacific Hwy on the south;Washington County Tax Assessor's Map 1S136CC Tax Lot 100. CURRENT ZONE/ COMP. PLAN DESIGNATION: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more- intensive commercial and industrial areas. PROPOSED ZONE/ COMP. PLAN DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/'X1 STSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 1 OF 17 transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; and the Oregon State Transportation Planning Rule (TPR); SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval. CONDITION OF APPROVAL 1. The site shall be limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if approved by the City Council. SECTION III. BACKGROUND INFORMATION Site History The subject 7.44 acre site is approximately 415 feet in width by 800 feet in length occupying a hill with a high elevation of approximately 245 feet and a low elevation of approximately 220 feet at both Pfaffle and Pacific Hwy. The site includes a filbert orchard and open lawn on the north with the existing building surrounded by parking at the center and high point of the property.Access is from SW Pfaffle. Staff reviewed the zoning history of the subject property utilizing old zoning maps and city records. The 1983 Comprehensive Plan and Zoning Map and all subsequent maps show the subject property designated Professional Commercial(C-P). The existing 38,000 single-story building was designed as a General Motors automotive training center that operated at the site until 2002. After being vacant for a number of years, the property was purchased by City Bible Church for its "217 Campus" satellite. The church planned a major renovation and expansion of the site in 2005 and received a Site Development Review permit (SDR2005-00010) to construct two new 35,000 square foot commercial office buildings,a 1,000-seat (41,000 sq. ft.) auditorium addition to the existing building, and 366 parking spaces. The church's entitlement has since expired. Except for a small pre-school program that operates weekday mornings,the church's activities are primarily Sunday-based. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/VESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 2 OF 17 Vicinity Information The site (see figure below) is bounded by SW Pfaffle on the north, Hwy 217 and multi-family residential development on west, commercial development on the east, and SW Pacific Hwy on the south. Initially the adjacent properties west and east were also zoned C-P, but have since been rezoned to Medium-High Density Residential (R-25) on the west and General Commercial(C-G) on the southeast. North of SW Pfaffle there is an established low density residential neighborhood served by five streets from SW 79th to SW 84th Avenues. SW 82nd Avenue is located directly across Pfaff le from the subject site which terminates in a cul-de-sac serving seventeen residences. This neighborhood would be affected by increased traffic to the subject site. Increased use of Pfaffle can be expected resulting from a recent closure of vehicular access from SW Pacific Hwy on the south. With Pfaff le providing sole access to the subject site, increased impact to the intersections with SW Hall to the west and SW Pacific Hwy to the east,would be expected. is 4, ,%r 'oil , ..s- a,,,p: raa. -7,ir r = a- . Al 0=i.�' ''S 1,1"`: ''-'1 Y w� °!i' 1 4 - A` ,0'' Taw. T 4'1'. �V r -- r . 1-i�..'. Z �tf` N,' AL ''', , 1 P- ✓1 r ,r.r►+ a �" ! aM4 +4 G THO. ,' KR A, 1�w "lei<7�L is 1 i'A w ✓i anal ""' i 4 ice. �' !<� �. _ .:: �r �. kiiiiii:. :_ s,„, f 0 400 e w 1 . Avt I , k Sk' iy +' . , rile ,... i .4ii'45 y� :.' Site Information and Proposal Description The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed Use Employment(l�MUE).The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Schools would be allowed as a conditional use in the MUE zone. The applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date, WCHS hopes to add an auditorium in the southeast corner(13,600 gsf) (Phase 2). STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2071-00001/WESTSIDE CHRISTIAN HIGI-I SCHOOL COMPREHENSIVE PLAN AMENDMENT ZO.N2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 3 OF 17 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject site from C-P to MUE also involves a comprehensive plan map amendment from Professional Commercial to Mixed Use Employment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; APPLICABLE CITY OF TIGARD COMPREHENSIVE PLAN POLICIES The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. Therefore, consistency with the applicable Comprehensive Plan goals and policies as addressed in this section of the staff report constitute consistency with the applicable statewide planning goals. The Transportation Planning Rule (1"PR) OAR 660-012-0060 is applicable to this application and is addressed under the Transportation Goal,below. CITIZEN INVOLVEMENT Goa11.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 7, 2011 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meetin contained in the record, 14 people attended. Discussion related primarily to expected traffic on SW Pfaffle and questions about the proposed schooL In addition, the City mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site, interested citizens,and agencies,published notice of the hearing and posted the site pursuant to MC 18.390.050 for Type III Procedures. These parties have the opportunity to attend the Planning Commission bearing and provide testimony. FINDING: As shown in the analysis above, the proposed comprehensive plan and zone change is consistent with the applicable Citizen Involvement Goal. LAND USE PLANNING Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/V(ESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON201 1-00001/V(ESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 4 OF 17 Policy 3. The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Request for comments for the proposed zone change were sent to Department of Land Conservation and Development (DLCD), Metro,Washington County and Oregon Department of Transportation (ODOT). DLCD was provided the opportunity to comment and coordinate the application for the Post Acknowledgement Plan Amendment process per ORS 197.610. ODOT submitted comments on the proposal,which are included in their entirety under the Transportation Goal section, below. This policy is met. Policy 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. The 2040 Growth Concept,the region's 50-year land use plan adopted in 1995 by Metro,identifies centers for compact urban development. It also protects existing neighborhoods and natural areas within the urban growth boundary as well as farm and forestlands outside of the boundary. The plan calls for high capacity transit service to support the identified centers, and facilitate travel between housing and employment centers. The 2035 Regional Transportation Plan (RTP), along with the 2040 Growth Concept, emphasizes the need to coordinate land use decision-making and transportation investment. These policies direct future projects to be developed as multimodal transportation and land use planning efforts. State, Metro, and local policies and plans seek to promote the integration of land use transportation planning investment to promote dense,efficient,compact urban development in centers. The City of Tigard is currently engaged in a regional coordinated planning effort being referred to as the "Southwest Corridor Plan." The SW Corridor Plan is comprised of five separate plans. These include land use plans for the cities of Tigard, Tualatin, and Portland that are focused on identifying land uses to support future transit investments. In conjunction with these land use plans, Metro, ODOT, and TriMet are leading efforts specifically addressing conjunction transportation analyses,needs, and solutions. The TGM: Tigard 'High Capacity Transit Corridor Land Use Plan (HCT Corridor Land Use Plan) will identify locations and and use characteristics for potential future high capacity transit(HCT) stations. The purpose of the HCT Corridor Land Use Plan is to help the Tigard community identify the best land use and development alternatives in a way that integrates transportation with land use planning, and supports Tigard s vision for the future.The HCT Corridor Land Use Plan is expected to be completed in 2012. One key principle and priority of the project is to inform current planning in Tigard to ensure that its land use designations and urban design principles will support future community, transit, and other transportation investments. The proposed up-zoning of the subject site, located within the Southwest corridor on Pacific Hwy, from C-P to MUE is in keeping with this policy as well as the visions for nearby Downtown Tigard to the southwest and the Tigard Triangle to the southeast.This policy is met. Policy 6. The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. The following excerpt from Table 18.520.1, Use Table: Commercial Zones shows a comparison of uses between the C-P and MUE zones where they differ. In sum, the proposed MUE zone permits a number of residential, civic, commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE ermits multifamily residential (R- 25), light industrial, research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools, and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE. Only two uses, outdoor entertainment and heliports are permitted in the C-P but not in the MUE. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA201 1-00001/' ESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 5 OF 17 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES (Excerpt) USE CATEGORY C-P MUE(201 RESIDENTIAL Household Living R RI2t) CIVIC(INSTITUTIONAL) Colleges N C Community Recreation N C Schools N C COMMERCIAL Commercial Lodging R1141 P Eating and Drinking RI151 P Establishments Outdoor Entertainment R1151 N Sales-Oriented R[16) RI��1 Personal Services P R1221 Repair-Oriented N RI221 Bulk Sales N RI22) Animal-Related N P Motor Vehicle N R1221 Servicing/Repair INDUSTRIAL Light Industrial N R1221 Research and Development N RI241 Warehouse/Freight Movement N R1241 OTHER Heliports C I N P=Permitted R=Restricted C=Conditional Use N=Not Permitted [141 Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [15] As accessory to offices or other permitted uses,the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the development complex. [16] May not exceed 10%0 of the total square footage within an office complex. [20] All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. [21] Multifamily residential,at 25 units/gross acre,allowed outright.Pre-existing detached and attached single-family dwellings are permitted outright. [22] New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23] All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. In addition, special limitations in the MUE zoning district (18.520.050.C) include: 1) a maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40, exempting residential use; and 2) on lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. The footnote restriction for certain commercial uses (note [22]) may not apply to the proposed zone change as the subject site is not located in either the Washington Square Regional Center or the Tigard Triangle. However, the 0.40 FAR limitation for all permitted MUE uses and the 30,000 square foot limitation for general retail use would apply to the subject site. Because these limitations do not apply to uses permitted in the C-P zone, some development types (applicant's medical office example) could result in less development potential under the MUE zone.Residential uses are not subject to the FAR limitation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WFSTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 6 OF 17 The city wishes to promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. Notwithstanding the more limited build out potential of the site under the proposed MUE zone, the greater variety of uses allowed (presumably of sufficient economic value underlying their application to the Tigard Triangle) will, in the case of this applicant, permit redevelopment of an underutilized development and site. This policy is met. Policy 7. The City's regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: C. Mixed use; The subject site is suited to mixed use zoning because of its location on SW Pacific Highway, a High- Capacity Transit Corridor, proximity to Downtown Tigard and the Tigard Triangle, and adjacency to Highway 217. The proposed-MUE zone permits a number of residential, civic, commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE permits multifamily residential (R-25), light industrial, research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools,and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE. This policy is met. Policy 12. The City shall provide a wide range of tools, such as planned development, design standards,and conservation easements that encourage results such as: B. Land use compatibility; As shown in the excerpt from Table 18.520.1 above, additional uses would be permitted under the proposed comprehensive plan amendment and zone change request Permitted uses under the new zone should be generally compatible with the existing uses in the area to approve the request. However, the goal speaks to tools that encourage land use compatibility for those uses otherwise allowed under the code. For example, the specific school use proposed for the subject site will be processed under a concurrent Conditional Use/Site Development Review. The conditional use review provides discretion by the hearings officer to adequately condition a proposal to be compatible with surrounding uses. This policy is met. E. Regulatory flexibility necessary for projects to adapt to site conditions. As noted above, the city has the opportunity to provide regulatory flexibility in the Conditional Use process that will apply to the specific use, a high school, proposed for the subject site, with additional exibility provided by the process for Variances and Adjustments.This policy is met. Policy 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan,and when necessary, those of the state and other agencies. As shown in the findings in this staff report, the applicant's submittal demonstrates consistency with applicable criteria and requirements of the Tigard Development Code, Comprehensive Plan, and state agencies. This policy is met. Policy 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A.Transportation and other public facilities and services shall be available,or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTS[DE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 7 OF 17 In Chapter III of the applicant's submittal, the applicant included a preliminary impact analysis to demonstrate that the proposed new zoning district, MUE, and proposed conditional use, a high school, will not unduly tax the public infrastructure system for water, sanitary sewer and stormwater disposal. To address the transportation impacts,the applicant proposes a trip cap for the site to ensure the proposed re- zoning will not exceed existing or future roadway capacity. The proposed trip cap is supported by ODOT as evidenced in their comment letter included under the Transportation Goal section, below. A detailed impact analysis for all of these types of infrastructure would be provided in the subsequent concurrent Conditional Use/Site Development Review applications.This policy will be met. B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services. As noted above, the applicant requests that the city condition the approval of the requested re-zoning with a trip cap that does not exceed the total number of automobile trips associated with the most intense use, a medical/pdental office, allowed by right in the existing C-P zone. With a condition of approval implementing a trip cap on the subject site, this policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location,versus other appropriately designated and developable properties; As shown above in Table 18.520.1, the proposed Mixed Use Plan Designation would allow a number of residential, civic, commercial, and industrial uses not currently permitted-in the C-P zone. The subject site is located on Pacific Hwy which is a designated transit corridor and a route for High Capacity Transit in the future. l'Iixed use zones would support the intensity and density of development needed to support the enhanced transit use. This policy is met. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; As documented in the applicant's submittal in Chapter III pages 6-8, an alternatives analysis finds that there are no alternative vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400-student high school.The analysis evaluates 7 sites within the city limits between 3.7 and 125 acres in size. The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. As mentioned above, the proposed MUE zoning designation is more appropriate for the site in general given changes in surrounding areas and in keeping with the evolving vision for this portion of Tigard, including SW Pacific Highway as a High-Capacity Transit Corridor and redevelopment envisioned for Downtown Tigard and the Tigard Triangle to the west and east of the site,respectively. This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled. The subject site does not include any overlay districts at present. Subsequent Conditional Use and/or Site Development Reviews would ensure development would comply with all applicable development code regulations.This policy can be met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses. The subject site is high ground in Tigard and does not contain any sensitive lands. Surrounding land uses include subject and medium residential,retail,office,and motor vehicle fuel sales.The range of uses permitted in the MUE zone would require Conditional Use and/or Site Development Review to ensure development would comply with all applicable development code regulations.This policy can be met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WES'ISIDE CHRIS1'L\N HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/W STSIDE CHRISTLkN HIGI-I SCHOOL ZONE CHANGE PAGE 8 OF 17 G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The subject site is high ground in Tigard and does not contain any sensitive lands.This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. The applicant has proposed, and ODOT has recommended a condition, to comply with the Transportation Planning Rule by implementing a trip cap to ensure development allowed under the MUE zone does not contribute any more trips to the surrounding transportation facilities than is already allowed under the C-P zone. Given approval of the zone change, the applicant has stated they will apply for a conditional use permit to develop the specific school use on the site. Under this policy, the Planning Commission could recommend and City Council could approve a definite land use, such as the proposed school use, and specific design/development requirements, such as the proposed trip cap, and/or other uses or requirements for development if they determine through the hearings process that it would be appropriate to the site and adjacent development. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. Concurrent review is allowed but would occur subject the developer's risk in applying for concurrent review. The applicant represented that they would apply sequentially to avoid the risk of losing substantial investment in specific land use reviews with the possibility of denial of the zone change.This policy is met. FINDING: As shown in the analysis above, the applicable Land Use goals and policies have been met. The Planning Commission could recommend and City Council could approve a definite land use and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and adjacent development. ECONOMIC DEVELOPMENT Goal 9.1: Develop and maintain a strong,diversified, and sustainable local economy. Policy 2. The City shall actively encourage businesses that provide family-wage jobs to start up, expand, or locate in Tigard. As indicated in the applicant's submittal,when it relocates to Tigard from Lake Oswego, WCHS will have a combined faculty/staff of 38 full- and part-time employees, which will increase to 40 when the school reaches its maximum size of 400 students. As most of these employees are teachers and administrators, these jobs command family wages and full benefits. Recommendation by the Commission and approval by Council of the proposed zone change and comprehensive plan amendment would actively encourage WCHS to locate in Tigard,consistent with this policy. Policy 3. The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow a school use. The standards in TDC 18.380 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a zone change and map amendment can be met,and the required infrastructure is available as indicated in the transportation findings below, the school use may be accommodated, thereby promoting the anticipated development allowed by the comprehensive plan and zoning map amendment. This policy is met. Policy 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PUN AMENDMENT Z ON 2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 9 OF 17 The subject site is significantly under-utilized. The proposed re-zoning from C-P to MUE will permit the relocation of WCHS from Lake Oswego to Tigard. As noted above, the school plans to renovate the existing facilities extensively, expand the building footprint and make other site improvements including the landscaping of existing parking lots and creation of outdoor sports facilities.As a result, the use of the site will be extended throughout the work week in addition to the part-time use of the site by City Bible Church, which will remain a weekend tenant. The rezone and comprehensive plan amendment would facilitate redevelopment of underutilized commercial land, consistent with this policy. Policy 12. The City shall assure economic development promotes other community qualities, such as livability and environmental quality that are necessary for a sustainable economic future. The proposed MUE zone includes a full range of civic and institutional uses, including schools, which makes an important contribution to the community's livability. By approving the proposed re-zoning, the city will facilitate several things: 1) permit the re-use of an archaic building with few options for alternative use; 2) increase the intensity of use of an under-utilized site in a critical location; 3) upgrade the facility by adding additional landscaping and outdoor sports facilities; 4) provide additional potential transit riders among students, staff and faculty.This policy is met. Goal 9.3: Make Tigard a prosperous and desirable place to live and do business. Policy 1. The City shall focus a significant portion of future employment growth and high-density housing development in its Metro-designated Town Center (Downtown); Regional Center (Washington Square);High Capacity Transit Corridor(Hwy 99W); and the Tigard Triangle. The subject site lies on the SW Pacific Highway Corridor between downtown Tigard to the west and Tigard Triangle to the east. By approving the proposed re-zoning request, the city will permit this partially- vacant,under-utilized site to redevelop.As noted above, the applicant states that the proposed high school will bring 38 new professional, family-wage jobs into Tigard,which will expand to as many as 40 such jobs when the school grows to its maximum student body of 400.This policy is met. Policy 3. The City shall commit to improving and maintaining the quality of community life (public safety, education, transportation, community design, housing, parks and recreation, etc.) to promote a vibrant and sustainable economy. As noted in the policy statement, educational facilities contribute to the quality of community life. The proposed re-zoning will permit the subject site,which is partially vacant and significantly under-utilized, to be redeveloped for a high school with up to 400 students and 40 faculty/staff,in support of this policy. FINDING: As show in the analysis above, the applicable Economic Development goals and policies have been met. HOUSING Goal 10.1: Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5. The City shall provide for high and medium density housing in the areas such as town centers(Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future (SW Pacific Hwy). Although the purpose of this quasi-judicial request is to re-zone the subject site to allow its redevelopment for a high school, the proposed zoning designation, MUE, does permit housing at 25 units/acre, considered "medium high-density" in the city's Development Code, as an outright use. Should the high school close or be relocated, the site could redevelop to include housing, most likely in a mixed-use configuration with the vertical or horizontal mix of residential and nonresidential uses. Thus, re-zoning expands future housing options on the site, something that the current C-P zone does not permit. The allowed density in the MUE zone of 25 units/acre is consistent with the R-25 zoning immediately to the west.This policy is met. STAFF REPORT TO THE PANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE I'L,AN AMENDMENT ZON201 1-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 10 OF 17 Goal 10.2: Maintain a high level of residential livability. Policy 3. The City shall commit to improving and maintaining the quality of community life public safety, education, transportation, community design; a strong economy, parks and recreation, etc.) as the basis for sustaining a high-quahty residential environment. As noted above, educational facilities are considered an important contribution to the community's quality of life and social fabric. Approving this request to re-zone the subject site from C-P, where schools are prohibited, to MUE, where schools are permitted conditionally, facilitates the redevelopment of the subject site for a 400-student high school. This policy is met. Policy 7. The City shall insure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. The proposed MUE zoning designation allows housing at a density of 25 units/acre by right. This is the appropriate density given that the apartment complex immediately to the west of the subject site is zoned R-25, the equivalent residential zone to MUE. At the same time, the MUE designation recognizes the subject site's critical location on SW Pacific Highway, a designated High-Capacity Transit Corridor, at the juncture of Highway 217 and between downtown Tigard and the Tigard Triangle. The zoning adjacent to the site to the south, east and west include C-G, MU-CBD and MUE, reflecting the city's intent to transition the area to a broader mix of uses at higher densities/intensities.This policy is met. Policy 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. Orderly transitions from one residential density to another. The proposed MUE zoning designation features the same maximum density, 25 units/acre, as the apartment complex immediately to the west.This policy is met. FINDING: As shown in the analysis above, the applicable Housing goals and policies have been met. PUBLIC FACILITIES Goal 11.4: Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. FINDING: The applicant has demonstrated through their alternatives analysis that the proposed MUE zone is needed to locate their school in the City of Tigard. To ensure maintenance of adequate transportation facilities for the proposed MUE zone the applicant has requested a trip cap be a condition of approval. ODOT and the city Development Review Engineer concur that the rezone conditioned by a trip cap would result in no significant effect on the transportation system as defined under Oregon's Transportation Planning Rule (see findings under Transportation Goal,below).This Goal is met. TRANSPORTATION Goal 12.1: Develop mutually supportive land use and transportation plans to enhance the livability of the community. Policy 5. The City shall develop plans for major transportation corridors and provide appropriate land uses in and adjacent to those corridors. The proposed rezoning from C-P to MUE would permit more intensive uses in close proximity to SW Pacific Hwy, an existing transit way. Expansion of this corridor to include High Capacity Transit (HCT), through planning processes currently underway, suggest that increased density and intensity of uses should apply to the subject site. Approval of the proposed zone change would provide appropriate land uses adjacent to the Pacific Hwy corridor.This Goal is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREI-I ENSIVli PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 11 OF 17 Goal 12.5: Coordinate planning, development, operation, and maintenance of the transportation system with appropriate agencies. The Oregon Department of Transportation (ODOT) submitted the following comment letter dated April 26,2011 (Attachment #4) for the proposed comprehensive plan amendment and zone change: We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments, local governments must make a• finding that the proposed amendment complies with the Transportation Planning Rule (TPR), OAR 660-012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect" on the transportation system, or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a significant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the city to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outfight under the existing zoning/comprehensive plan designation (this is commonly referred to as the "reasonable worst case" traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the "reasonable worst case" traffic analysis for both existing and proposed zoning.Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with city staff, ODOT has determined that the MUE zoning allows a broad range of uses (particularly retail and eating and drinking establishments) that could reasonably generate more trips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the city concur with the applicant's proposal to limit the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 12 OF 17 ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the city review their mixed use zones to ensure that land use implementation is reflective of the city's vision. In the current case, while there are some restrictions on the MUE zone,we encourage the city to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the city and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminaL No access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation to that allowed under the existing C-P zone,as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips), would avoid a significant effect finding. Approval of the proposed code amendment would comply with the Transportation Planning Rule, OAR 660-012-0060. The city's request for comment, staff consultation between ODOT and the city, and incorporation of ODOT comments and recommendations within the staff report to the Planning Commission constitute a coordinated approach to planning, development, operation, and maintenance of the transportation system with appropriate agencies. This goal is met. FINDING: As shown in the analysis above, with the requirement of the following condition of approval, the applicable Transportation goals and policies are met. CONDITION: The site shall be limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. This condition shall be a condition of any land use decision on the subject property. ENERGY Goal 13.1: Reduce energy consumption. Policy 1. The City shall promote the reduction of energy consumption associated with vehicle miles traveled through: A. Land use patterns that reduce dependency on the automobile. Up-zoning the subject site from C-P to MUE per this request will permit a broader range of land uses, if not more potential intensity, due to the FAR limitation of the zone. The potential mix of uses can facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. The proposal to redevelop the site for a 400-student high school will intensify the use of this under-utilized site and potentially increase use of transit. However, the full benefits of the MUE zone may not be realized until the site included a mix of uses.This policy is met. B. Public transit that is reliable, connected, and efficient. The SW Pacific Highway Corridor already is well-served by bus transit and will be even better served if the corridor is selected for the extension of Light Rail Transit (LRT). The proposed up-zoning of the site will provide a significant number of potential transit riders to support the maintenance and expansion of transit service. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESI'SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 13 OF 17 FINDING: As shown in the analysis above,the applicable Energy goals and policies arc met. FINDING: Pursuant to 18.380.030. B.1, and as shown in the analysis above, the proposed zone change and comprehensive plan map amendment comply with, or have been conditioned to comply with,all applicable comprehensive plan goals and policies. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and Note: During review for this staff report, staff discovered several errors in the code and inconsistencies between the zone descriptions for the C-P and MUE zones and the Use Tables 18.510.1 (Residential) and 18.520.1 (Commercial). A finding is provided here to address those inconsistencies pertaining to the subject request: 1) Table 18.510.1 Use Table, Residential Zoning Districts, erroneously carries a footnote [13], which correctly applies to "Major Event Entertainment"but not to"Schools." 2) The List of Zoning Districts (18.520.020) includes zone descriptions for each zone. The description for C-P includes outdated language referring to residential use on Triangle properties zoned C-P prior to the change to MUE in 1997(Ord. 97-02). The Use Table 18.520.1 shows "R" under C-P for 'Household Living"when it should be changed to "N".There is no residential use permitted in the C-P zone. 3) The description for the MUE zone includes "relipious institutions" as a conditional use, "C". However, the Use Table 18.520.1 shows that use as permitted, "P". Ordinance 09-13 amended Table 18.520.1, but did not amend the description, resulting in the inconsistency. Therefore, in this case the Table governs. "Religious institutions"are permitted outright in the MUE zone. To address needed changes to the code to correct these inconsistencies an item has been added to the Development Code Database to flag review under the Regulatory Improvement Initiative. For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified M18.380.030.The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal at this time. However, the applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 gsf) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date,WCHS hopes to add an auditorium m the southeast corner (13,600 gsf) (Phase 2). See Figure 1I-5 in the applicant's submittal (Attachment #3) for a proposed development site plan. Any proposed development must meet all of the applicable Tigard Development Code standards in effect at the time an application is submitted. FINDING: As shown in the analysis above, the proposed comprehensive map and zone change amendment is consistent with the applicable standards of the Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA201 1-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN I-IIGI I SCHOOL ZONE CHANGE PAGE 14 OF 17 As the applicant points out, since the last Comprehensive Plan Map was adopted, the segment of SW Pacific Highway on which the subject site is located has been designated in the Metro 2040 Growth Management Plan Concept as a "Corridor" design type and in the Regional Transportation Plan (RTP) as a "High-Capacity Transit Corridor". In addition, Metro has designated the corridor as the next priority for the extension of light rail transit (LRT) from downtown Portland to Sherwood. Although detailed land use and transportation planning for the corridor is just beginning, the city envisions up-zoning of sites along the corridor to increase the mix of uses,including residential,retail, office,industrial,institutional and civic activities, and development density/intensity to support transit. Significant redevelopment of Downtown Tigard as a Metro-designated "Town Center", and likely extension of that designation to include the Tigard Triangle, is planned. Together, these planning actions represent change in the neighborhood of the subject site and the community. FINDING: The proposal demonstrates that there is evidence of change in the neighborhood and community. Long-range planning for the neighborhood of the subject site is toward higher density and an increase in mixed use. The proposed rezone would be consistent with this direction as the MUE zone permits a wider range of civic, commercial, and industrial uses and introduces residential use (Medium-High Density) not permitted in the existing C-P zone.The proposal is consistent with this standard for zone changes. 18.380.030.0 Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the city. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. SECTION V. OUTSIDE AGENCY AND ADDITIONAL CITY STAFF COMMENTS ODOT, Metro, LCDC, and Washington County were notified and requested to comment on the subject proposal. Of these agencies, only ODOT provided comment. Oregon Department of Transportation (ODOT) commented on the proposal, whose comments are included under the Transportation goal section of this staff report. Clean Water Services (CWS) processed a Sensitive Area Pre-Screening Assessment (File No. 11-000250) stating that the proposal does not meet the definition of development. An earlier CWS Assessment (05- 004310) indicated that sensitive areas do not appear to exist on site or within 200 feet of the site. The City of Tigard's Development Review Engineer reviewed the proposal and provided information, which is included in the findings for the Transportation section of the staff report. SECTION VI. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION ANALYSIS: Zone Change Request The applicant has requested a zone change on the subject site in order to permit a school use not permitted under the current C-P zone. The applicant's alternative analysis showed few options suitable for locating the Westside Christian High School (WCHS) that offered vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400-student high school. The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size. The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. The subject site meets the applicant's suitability criteria,provided a zone change can be approved. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 15 OF 17 Land Use Zone Analysis Schools are conditionally permitted in all residential and mixed use zones and are permitted outright in the MU-CBD zone. Given the characteristics of the zone and circumstances of the subject site, staff believes the MUE zone would be the most applicable zone to allow the school use and to address long range land use and transportation planning. 1) The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle. At the time the Tigard Triangle District was adopted,the MUE zoned lands were zoned C-P. The subject site is located adjacent to one of the three boundary roads that make up the Triangle. Unlike other mixed use zones, the code's MUE description explicitly anticipates the application of the MUE zone "elsewhere in the city through the legislative process.' 2) The MUE zone is compatible with adjacent uses. The adjacent zones include Medium-High Density Residential (R-25) on the west, General Commercial (C-G) on the southeast and Professional Commercial (C-P) on the northeast. Low Density Residential (R-4.5) is across SW Pfaff le Street to the north. The adjacent properties are built out with multifamily housing on the west and commercial and office uses on the east. The MUE zone permits multifamily residential at 25 units/acre consistent with residential densities to the west. The MUE permits a range of other uses not permitted in the C-P including: light industrial and research and development (restricted to interior locations) and some warehouse/freight movement; civic uses are expanded in the MUE to include colleges, schools, and community recreation; commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail (where limited to a percentage of permitted uses in the C-P) are permitted outright in the vfUE. Mixed use development is difficult to predict both in terms of how uses might be mixed and which uses would be mixed. Complicating factors for development include the high visibility of the site's hilltop location to Pacific Hwy and Hwy. 217 but access to the site from Pfaffle only. Reuse or redevelopment of the existing development on the site is both an opportunity (for the applicant) and potentially a limitation to development of mixed uses on the site,at least in the near term. 3) The Pacific H High Capacity Corridor Planning process is designed to integrate land use planning and transportation/transit planning.This proposed rezone comes in advance of any recommendations that may result from the HCT process and plan for rezoning along the corridor, and this site in particular. However, it is likely that mixed use zoning will be applicable to the site given the potential for mixed uses to facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. 4) Other mixed use zones are geographically specific or are less compatible to the site: MU-CBD applies to the Tigard Town Center which terminates west of Hwy 217; MUC-1 applies to the Durham Quarry area; MUE-1/MUE-2, MUR-1/MUR-2, and MUC are tied to the Washington Square Regional Center and are subject to the Center's development standards. There is no prohibition in the code to prevent the more appropriate of these zones (arguably MUR-2) being applied to the subject site, but they lack the MUE zone's explicit direction for"application elsewhere in the city." 5) The applicant hopes to keep City Bible Church as a tenant on sale of the property. The MUE zone continues to permit religious institutions outright. Transportation Planning Rule ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation (as proposed by the applicant) to that allowed under the existing C-P zone, as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips),would avoid a significant effect finding. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA201 1-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 16 OF 17 Outstanding Issues Currently, application of the MUE zone carries with it the 1) 0.40 FAR limitations for commercial and industrial use types and 2) the 30,000 square foot limitation for general retail use. Because these limitations do not apply to uses permitted in the C-P zone, some commercial uses could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. The limit on intensity of uses within the Southwest Corridor Study Area is under review and may be adjusted at some point in the years ahead based on a number of factors including revised mobility standards for the corridor. Also, new zoning for station area plans may not use the MUE zone and avoid any potential conflict. ODOT commented that recent mixed use zone changes have not had mixed uses in mind in the case of the Knoll apartments and WCHS and asks that the city review the mixed use zones to ensure that land use implementation is reflective of the city's vision. Additionally, ODOT suggests the city consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The applicant's preliminary site plan shows an emergency access directly across from the Highway 217 ramp terminal. ODOT has commented that no access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed comprehensive plan map and zone change amendments are consistent with applicable provisions of the Tigard Comprehensive Plan, Tigard Development Code, statewide planning goals and the Transportation Planning Rule, and provides evidence of change in the neighborhood as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan map and zone change amendments with the following condition of approval and any others they deem appropriate through the public hearing process: Recommended Condition of Approval The site shall be limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA ) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if approved by the City Council. y E May 5, 2011 PREPARED ary Pagenstecher DATE Associate Planner A7614'4"Wi 7 "-- e_ti, May 5,2011 APPROVED BY: Ron Bunch DATE Community Development Director Exhibits A. Vicinity Map B. Current Zoning Map C. Preliminary Site Plan D. 4/26/11 Letter from ODOT • STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA 2011-00001/' ESTSIDE CHRISTIAN I-IIGI I SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 17 OF 17 EXHIBIT A FIGURE II-1 VICINITY MAP -- ,..- & .p.- - ,, al . S .c. ,-1 0 3 co i". SW Spruce St sW SPILC6 Sr SW Spruce St . * 1 SW Thom SI. 3 a I SW Tr14M Sr SW WOO Cr en ; ■ -4 0, .. I SW Steve St I. < I m i (.0 I in I CA to V. co ,.... ,,,.. , e a) > . 0 a en ■ a 3 n < * • v r SW Plaffte SI 0 SW Plaifle Si Ps, . ...V Cionzis° "1•;•tll trivi, .) U) 4',..< 71...v, • (.4 rt;-•'''''''''''.; ? * `1)014 o Cip,.t•c; /11.1...,I] ft . ' Ce' • 541 r ■ co - . . . CYP a E ,. ! : r 41 ..G. co EOG• ,,' i tr: ...r..A.n.ftelL glifile7-etif.-.-,1.3 '3. 1 Aai or' , , s . . 2 / S try oarir,i I ,7 SV 1 i fitniki thlialryrin cr.. taaPA .1‘...,A-rae■■■o,..1),:i''''' P.„.:ct Pral5. . 6gif14:07ie-Map dat3 0)2011 Google- ,i, . . . . . . . , , . • .. . . . •,. • " . , . , . EXHIBIT B • ..:',;' :: ., , .•, - . , . , . .. .,, . .. . . . . • .,. . . .. . - ...., FIGURE-1112: . . . • . . .. • ZONING JP.VAP. . . •..• • • . .. .•• - - .. ...-:__ • • • . ,r.r. . .. .. .. . . . ,,,r__________ al..-.7,-. ..-.0,!.."-_r74.,•• ..••••-• • ,--1, in -4-,.. .-i •••'', ` -r-.:..a."-ar,' - .1 '-• '';'-,- - • ---ileiit' - '--p, •:‘,;$ :11'1 q..1-'•in a !, • 0,,,,,z4,4:4•• --•-- ,i-.1- f 't.--•-•,,-.4. - -- -;--- - -,-,-. .ea••:•., • ,... -. -:•-••:! --:7!• -- Rea:.- ,,-..g......,...v„,...4.,.•,i4 ••• . • - -''','...L•-' '-' ••• :'-'' - .-- •-• • •11M ' ' • '• ---.' -' ' a - - - -- __ _o.,.. , -,' ' --. -- ''- , • ' •'. - •'''":, . . '''...'".. ' 1`...'1=-•,:.,,-,',i . ..: "-..7-.-._,,, : ..4:,,-,4".::,iim': '.:' 1,:,- . . --- .- 71. .17T7'....,...; H- .1---''''-:.•, ,'-'• :Ed- ••--,p 12,—, .a., . . , .. ,4•At.4.,,,-..,,,- -____..4, . . 4 -. -,,,i, .. ,----. ..., -, - --. - ..,.. ,- . _ ," -•''' •-;,..",',:-.......:-,t.-4•';',•,;-1; .,..i......if••• . ' .-'...',A,, ••• -. --,.• ' .• •....-,--.---4 •-• - • : '-t--., ,'•.'-',-,-. ,1----,.: . . .- • 'L:'.-ff&:•:, '',' '''''..=. Llai:j12--. 1111/' libi • "• ' ' - - - I, ,-,--- -_-_ ,- ' '-'. - • . •-,4, : -1--.7-...-,-.7.1 ur .."'iri,e'''A.kr:1;,,:t'tr-.-7-_-:d4t.7.; 'I •-r ••••:'''''., r•-•::., '•"±-,allialim!`,' ' r ,..,i, ., ' _A '. ' ' • ' r -1.'i'',....-,. • ,A''..,,1, , 1, . ' • , .mil iL : :,-, .. ,'. ,,,, • . le 1,.. , i_-., --, ,.,.. , , . _. ;'.',--'...,',., --,..„-‘.. . mut - ;-1.--;--)'. •c... ,-d*:-, li , ,-----,,, - 1_,..„. '--1-",-;'.. ;,-' Ir. .,-[.'-',i.l'; - •:■• '. ,Z;'.'A-4-'.:',7'.;',T.:-.`,:..-.1;.il ' ' ' ' - lift 7- ,-•-•, --- el •--: 4---H-t -- : • '. . .,,..-•;...7.- :-.1.f:',- .1-: .. .. -rV‘i-•--7,:-`,,,,--,..:-(,- i . :. , _____,.. ,, .„ , .,,.. _._ ,-,,,,, . . •.'','.-:,:"‘\,:i s . .I.Er 1, ' ' 't r 1 d,:' . El •' 1" .- s• ..., ••!,' ,,,.,(,,,,.,,..',-.:,,.„.. t-.,,.. ,---,,:_,:.,.t, ....-,.,,,i ,,_71,... ,, \ . .• .-- • . .. -..iy.,,,;,,i,.,2.-.,. ,--.,'..,,, ....-.,:,•!---...,:,?'.---.A.•.‘, '.,•.. .e.•7 • . .•' .1...•'''..;••••':.', "-.• • .••.' : 1 .' I 'it .;,;• ••,,i,-13;,-;-zirr.3--,-,::,-: ,,,,,•,.--.:Li,_,:.44,4k.'!.',f,:i:i' ' 4-, ',::_'',..,„-.f.;',.„--,'._,L,P..;7:,,,,-,..,', :.r7:-:‘,.‘,,-;4:-.;...',,F.,.:'.,.: ,.-.,•....i- ' ,,. . 4.-. „..,.. I,.‘r-r :ri ,„7.---'-'''.'97;17.„-77:::.-,f. ,4-..%.,,.: s,'''1,1:'...C;ef'.....,';'''''it,,-,5,:k.,-,1„;,-i---.' .... ,- ."-!-•,t T J ' - -'• ....' 'e'.: ', ' :•,:'...:.---.:VI': s'-','r L.";•'''''',.. :..4:'.;:''''''- •' ,•;:..;.•%.,'••-..:,,..c;""••-...''?'- •;,.•,,,, ' •',',;:1” -•,:',.. •.''',. ''.,1,.c'• ••■ • :LD 'r r fr--•,..,,-.'., \f.‘ ,:‘,-,.r.,,--.,,,,..,'',3.:,,..,•,, ,,, , ..:,.... ,,..,„,-_,-....,„,,,i., ri .) •'.-n--------,. ,, ''',nrir7:7?-r..T.,..7, i'-:"\... '. , r',•.'• , , .',--," ''.' 1-.';,, --,r._1 f.,,=,-.- :••• -- ,-_--..- 0:,-..-77,71. ,••••;-7'.'., 7-":-.."-r ,1r... '2.-•''r',:.-\ . ".-, , .., , , , r :-•-',.-1-.-',::•.:`---!...-'! .•-,,- : :'-.'"'''t,';',,. ;-;.'- ,+,•,' J.t.;;",' ',. -..,,,3 .,-..... , .•\. : ' • ' r"' ' -. 'It ; .......,:,,...-:--'., ,1 ....- •': -.-, ,..,• ','. •..;......f.i--. :,._,.. i..:- • • -- •:,,,r,:;-•• •'..,;_; ;:-_,--;•'-'''-'\' ' • ;.•-• .',••-•--- ..;•.Y----,,.,:•-i-•,'-•'•-•., ,1 ::-., -'•' ....---!,'1'•--',' i.:.,..,::1 I-I"-.=- • I 'i ,112- , ,,-;•••,, ,-,- ,- t--...-"\ '• • i. . •;,_ -.",-.,,--•..a_- •,..;•- I)- .-;- • ,, '',',: ,. ---,:i5;.7.1 f,-;1-:-`--(,? . •„4,-,-_.- , -/-..•:„,.,-,- -.-..-.,:,.;,;;.,c,z.-;:v...:-..,••;, .- t• ----,-,.., .-.•-• -..:• ,. . _;:I r:::,.--c:i.-',,,,:_:•••.' -'•: .•,..•-•.:.:4 i'''•-•,-2;t: :-.'t . r.`..!,.-...::'•.;- 1,, .:::,•'.. - , .. ,,'-i-,.---,;-. ": ''.,, ,-:-.. :. .• ', - .' ''.-,;•-'..,'',,".i Ltt.4--::, . . .. . ,,•.4,.: ,...., ,..,-;-, .; :-,k, ..,&:,..,.',.., .,;,!..-....,::,",..-,,N,,.i.:--: .-:•,-;:. - ..-.. '. .-•',-•'-':.'.....',-■.1[..'I.. '1"•": "i'•'1:4 r'',:!''-,■%.,1.•',' - lk-.':' ". ''' ''''..-;''-:.!;""!%''.. -':0-;-:1.''.,'.t. !••:•-'. ''''.'''''—':".. '-'''.: 4- ..'•;,..:'f,' :•'''''.‘•:'.•i'.'....•f ,1-'1'2-4•;:.•-•-''.''•''' • .. ..---';1',`'r.. (''•'' "'., i 'k!'. .-::'':".'1.:' ''..,''' -;';"'"; .1, ..' -'•••.''7" '''''---.• ''•''•I•; '•'•' •' '''',.-- ''','.''.2'' :=Z'•'.'' . ' • • ...•;-.!. '..tf';. '',, `,•":.° ; ''''''•'''','2. j:YS.:•;. •" .;'.'•'''''' ' '7." 5'7';'4'.:•, ,-.....,,.• s',..,•••. •-‘,-'• .1. ''''',-,.--•-•: v'", ' .'-';-'ll',-„,;:; .'y'-',,: -`,..-',.:"..--.;-',1,,i:,!•'-',:k;‘\e: r'.r 4-•'-er-,..%. „-. k 77., . 77 ' , 'i ',..; ','•,..''', .;„,',4s.,-.*,-: ''.*:,-. %,:•. -.-."-.'5.;--.' -:;','"",r,..;'li '"''..'"'\'‘1 ' ' '''.=',..1:.?'''' ' ':,'''' 1 i''-, ...:,''' -". . 1' '. :„4.','-' -, -%:, 'i :i.2.- ' ' '.,,',. ,''' ''':f ',•. ,;.,," - • . ''• • .' - •-.`:1F---48-ii---.;--,'..-:-',. ' -.;::.:.;,,,.. •-•,•:.• ....,._•,-;:•-• --.-.•,.4. ,:,..,::-,:-.:_•:-`,7'- kj 2,;.,-.,': -',:'. ,_'.. , '- • t.;',`: 'it-..,.. 17- ,.,-:, ::,4 .c ,,'7;‘..1,. ',...111.t,'. .i;c'N'.,J:,..1'':1.':.',! '::.‘,'',....'''''' 7;7,.,f,'.....,,,...t.::''.../: ' ..'.::r'' ''.'' .'1 ...''..\\:'.:-'1='''-'• •••''..r-r'r. :'r''''',''1'1", --.t.r-`- ','...'="r"-- , ' „,.:1,1,”'i;'2.-'r ,..,-,,,•,•,-,:",:ft,;(,,,-,•,,;,-t,.....,..-!&:..W-:_/,r.,......,,,,',,r.,,,,,,':.i.•.'"... .,„.., rr.---..:• --- • '. : , -.,..., ...r, .,•,-• , - ... . ,--. • . . . • ' ' ... • .., • • , . ..) • • ' . . . . . . • . . , . . . . . . • • . . . . , .• , . ) I 47 / fr ..„..____7_7_7_____s___. _____,__,_ ____. ,...,-..._ ,_.)• \\\\ ,3),N,\\\\aN,\\\\\\ ! , il / i, :1. ; , , • ra —If C ‘ ' r :' 1 ' / 77' ,,.._• i/42,701./77:47 ;,e, ;/,.4.;::-4-0:4 • ---1 „ ..... . , 1 \ 11 - 4 ''' .......... fr; a,.., .:,... .....— 1 1 I co , ■ ,,,..,„ ''6 ' I ....... 1 I -- ''' i i k / \ ' P ..514 .22.- 1); i ig ..---, ; ;,:s .,..s.r.-....-, ,„ ,/V,",, ../•:,'' . ..:, ; -,.•. NEW V.VSICIDE CHRISTIAN HIGH SCHOOL e, 747;4 • "",i ./-------'\ i / I _ - .--- 7-'%-;-----:;-__-=-'11/ \_ ,..? ::i2-,,I.,:-s.,.;!_„:,,- I .; „.._.--1,:-.E-I , ; El-'4'f'17,1; iQ';-":' ,;;1,1, r- i 1 -- sw„,,,,--------:-- r?{:1•;,,-?7:,7-; 7 :-.' 0 1 ' if AVE , r T.:gr.:V:1...1... '' „....... , _ .. .....,.. • , , , , ,_ ,, , _____,,,,,/, _ ii — -4 1 r,.... (- -_-:>- 4 1 r 1 \\.\\(5\%\\\es\\\\A\.(-- ,_' \\s\(. .-_, -4 MI 1 ----- \ \ '\_____--_ __ .-(---_-__ '_____-_'______2.____‘-4-.4.--. _______--me.sz_i 1 1 \ \ ) ' I ill li I I • PRELIMINARY SITE PLAN/-",L.) ....,... rrl tir NEW WESTSIDE CHRISTIAN HIGH SCHOOL . .,.1,3„. . ela.1 octaber 28.2C10 a, WESTSIDE CHRISTIAN HIGH SCHOOL ..... proJeth I[3605,3 ttl PPCSC HIGHWAY Mit 6 WY 217 TG .OR FIGURE 11-5 % H C) EXHIBIT D Department of Transportation Region 1 Headquarters i•1; n � 123 NW Flanders Street Portland,OR 97209 John A.Hitzhaber,MD,Governor (503)731.8200 FAX(503)731.8531 4/26/11 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 ATTN: Gary Pagenstecher,Associate Planner RE: CPA2011-00001/ZON2011-00001: Pacific Highway (99W) and Highway 217 We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P)to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and corn prehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule(TPR), OAR 660- 012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system,or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011,we have determined that while the zone change has the potential to have a significant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the City to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation(this is commonly referred to as the"reasonable worst case"traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case"traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with City staff, ODOT has determined that the MU E zoning allows a broad range of uses(particularly retail and eating and d rinking establishments)that could reasonably generate more trips than the existing zoning. In addition,the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the City concur with the applicant's proposal to lira it the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended con ditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660- 012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. ODOT is supportive of the City's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the City review their mixed use zones to ensure that land use implementation is reflective of the City's vision. In the current case,while there are some restrictions on the MUE zone,we encourage the City to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the City and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules(OAR 734.51). Thank you for providing ODOT the opportunity to participate in this land use review. If you have any further questions regarding this matter, please contact me at 503-731-8234. Sincerely, Seth Brumley Development Review Planner • C: Kirsten Pennington, ODOT Region 1 Planning Manager Marah Danielson, ODOT Region 1 Planning Doug Baumgartner, ODOT Region 1 Traffic CITY OF TIGARD PLANNING COMMISSION DRAFT Meeting Minutes May 16, 2011 CALL TO ORDER President Walsh called the meeting to order at 7:01 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. ROLL CALL Present: President Walsh Vice President Anderson Commissioner Doherty Commissioner Hasman Commissioner Muldoon Commissioner Ryan Commissioner Schmidt Commissioner Shavey Absent: Commissioner Rogers Staff Present: Ron Bunch, Community Development Director; Gus Duenas, Development Engineer; Doreen Laughlin, Confidential Executive Assistant; Gary Pagenstecher,Associate Planner Others Present: Andy Sears, Principal; and other Westside Christian High School Representatives COMMUNICATIONS: Commissioner Shavey reported that he'd attended the City Council meeting regarding the Economic Opportunities Analysis and had testified on behalf of the Planning Commission. He said the Council was impressed with the product and the commission had been recognized&commended for their part in it. CONSIDER MEETING MINUTES May 2nd Meeting Minutes: President Walsh asked if there were any additions, deletions, or corrections to the May 2 minutes; there being none, Walsh declared the minutes approved as submitted. PUBLIC HEARING OPENED COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 / (ZON) 2011-00001 WESTSIDE CHRISTIAN HIGH SCHOOL C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Oudook\WSH3CD43\Drat'"ITC Minutes 5-16-11(2).doc Page 1of6 REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaff le Street. The site is bounded by SW Pfaff le on the north, Hwy. 217 on the west, and Pacific Hwy. on the south. STAFF REPORT Gary Pagenstecher, Associate Planner,went over the staff report (the staff report is available to the public one week before the hearing.) STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval. QUESTIONS FOR STAFF There were some questions regarding topics other than the zone change and Gus Duenas, Development Engineer, got up and introduced himself. He reminded the commissioners that at this time they were not looking at"a school" and the details of that but, rather, a zoning change. He explained the large differences between a C-P zone and an MUE. There were questions regarding trip caps and it was explained that the trip cap stays with the site —regardless of the development use. Were there any concerns that there's only one way in and one way out - only one entrance? I don't think so —TVF&R would comment on that. As far as we're concerned, Pfaff le is a collector and the site is relatively big—relatively easy to access from Pfaff le. ODOT's concern is that the entry on Pacific Hwy is right next to an interchange and they closed that as part of their sidewalk project on Pacific Hwy. They're reluctant to open it up —it's not a good location for access. APPLICANT'S PRESENTATION Three people spoke on behalf of the applicant: Andy Sears, principal of Westside Christian High School; Beverly Bookin, Land Use Planner for The Bookin Group, LLC; and Mike Guard, transportation engineer. The project manager, David Elkins, and Hunt Johnson, the board chair for the school were also present, but didn't speak publically. C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\WSH3CD43\Draft"1-PC,Minutes 5-16-11(2).doc Page 2 of 6 Principal Sears thanked city staff for their hard work and for the approval recommendation. By way of an introduction, he gave a little of the background and spoke about the vision of the school. Sears noted the school's current location is on Carman Drive and Cruz Way and has been there for 30 years - with 250 students currently enrolled. He said their vision isn't to become a "big" school and,in fact, much of their uniqueness is in being a smaller sized school allowing for deeper, more impacting relationships with their students. He explained their vision is service-oriented and also focuses on leadership development. Every year they pick 30 non-profits in the community that they serve at all over the city. All of the families, alumni and students come together to do a complete day of service. He said that's just one example of the kind of community service. They also have international partnerships in Thailand where students go and do service overseas. The thrust of their message for the students is that life isn't just purely about themselves, but also to serve other people, and to prepare for a purpose. Sears explained that they're in the process of negotiating a purchase and sale agreement with City Bible with contingencies on approvals with zoning change and conditional use. Beverly Bookin, of Bookin Group, spoke to the commissioners. She said the hope is that with the approval of this first of a series of land use approvals, that this High School will be at this location for the foreseeable future. She reminded them that at this time they are making a zoning decision that will change the underlying zoning of the property forever unless changed again—and they need to look at it in a broader sense and not for just a specific use in mind. She said "We want to talk about the zone change, keeping the high school on the table, but talking about the zone in general because obviously your questions are broader based than this specific use. Moreover, if the zone change is approved,we'll be coming back with a conditional use and you'll get to look at that use in a much more detailed manner. But right now we are more at the 30,000 foot level. At this point, Ms. Bookin hit the highlights of the staff report. She explained that "change of condition" is an appropriate basis for requesting a Comp Plan and Zone Change. She noted conditions have changed along SW Pacific Hwy because it's now the focus of regional high capacity planning for a potential extension of high capacity transit. She noted it is a difficult, problematic site. It was formerly a light industrial building and, except for City Bible Church which is using it as is and is using it only on weekends, it's been essentially vacant for a long time. She believes that if there was a use in the CP zone that really suited that building, presumably it would have been reoccupied in the years since it was closed. She noted the site has a single exit onto Pfaff le because the exit onto the highway has been closed - which really limits its reuse because many users, including most retail uses,will not use a site where you can see it—but you can't get to it easily. So the issue of redevelopment for retail is less a concern because of these constraints than one would think. She explained why other zones were not appropriate. She pointed out and spoke to the analysis they'd done on that in their material on page VIII. Mike Ard, a traffic consultant from Lancaster Engineering, talked about zone changes in general, and then about the specific zone change before the commissioners at this time. He explained that as they approached this particular site—they looked at what was allowed under C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\WSH3CD43\Draft'IPC Minutes 5-15-11(2).doc Page 3 of 6 the existing zoning through the planning horizon and determined the number of trips that could be generated on the transportation system as a result of full redevelopment of the site. Then they made a comparison to what they thought could be developed under the new zoning. They contemplated using a medical/dental office as their standard. Generally, the requirement is to look at the most intense use that can reasonably be developed on the site and at the time they ran their analysis they didn't believe commercial was a good,viable option based on the frontage and the lack of access to 217. They ultimately determined that it's necessary to limit the number of trips that can come in and out of this site. So they said "Under existing zoning,we can allow this number of trips during the morning and this number of trips in the evening" —and that's accommodated in the current planning. So we will cap the site at that level so that we can't create new problems or a need for new mitigation — and by doing that we meet the state of Oregon's Transportation Planning Rule. Mr. Ard went on to explain that the next question would be "What happens when we develop this site?" Any future redevelopment of the site is going to require an application process where the real number of trips will be dealt with —not the theoretical maximum, but the actual number of trips that will be generated. He gave a few more theoretical questions that would need to be answered at the time of the Conditional Use application. He explained that they're not something that apply at the time of the zone change. He said at the time of the Conditional Use application there would be a very robust traffic study brought before them. QUESTIONS FROM COMMISSIONERS There were some land use questions but President Walsh reminded the commissioners that they were discussing the zoning change only at this time. PUBLIC COMMENT TESTIMONY IN FAVOR Bob McGuire —Homeowner at 8470 SW Pfaff le for 31 years. He testified that his concern was impact on the traffic and not on the re-zoning issue. He isn't against the Christian High School being there because he believes they'd be a valuable asset to the entire neighborhood. He's concerned about the traffic impact regardless of the type of establishment that ultimately goes there. TESTIMONY IN OPPOSITION None CLOSED PUBLIC HEARING At this point, President Walsh opened the meeting up for deliberations. DELIBERATIONS C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\WSH3CD43\Draft'ITC Mmwes 5-16-11(2).doc Page 4 of 6 The following was discussed: • Concern about possible traffic impact. • An appreciation that the applicant comprehensively took them through the various zoning ideas • The belief that it would be good to develop the 7 acre piece of prime real estate, particularly since it's not getting a "sniff" under a commercial zoning and that it's across the residential area so MUE works better there anyway. • A general belief that the MUE would work well there and that the thing to do would be to seriously look at the problem of Pfaffle and the traffic there REOPENED THE HEARING TO ASK QUESTIONS OF STAFF There were some general questions regarding traffic which Gus Duenas answered. President Walsh referred to page 9 of staff report, under Policy 16 where the second sentence says "the Planning Commission could recommend and City Council could approve a definite land use, such as the proposed school use, and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and adjacent development. He asked staff to elaborate on that as to what he thinks options might be. Gary Pagenstecher addressed the question saying there are two parts to this —one is identifying specific uses and the other is identifying certain design requirements. He gave an example of a design requirement as the trip cap. He said that if the Planning Commission approves the recommendation and applies the trip cap as a condition of approval of the zone change —then any land use that goes in there would be subject to that. The development couldn't be approved if it exceeded however many trips are at the cap —and that could only be changed by coming back through the Planning Commission. He gave some examples of changes in use. The question was asked "If you put a trip cap in place and a year later the reality is you have far more trips than what were planned or expected... what happens? Ron Bunch, Community Development Director, answered that they would enforce the code as they have in the past. They enforce the conditions of approval by counting the trips as they go through the intersections and, if appropriate, they would report that they are above the trip level. It is very obvious in many instances by lots of congestion— that they're exceeding their allowable trip cap. So in that case we would enforce the code with any business or any land use violation. Gus Duenas said a specific condition of approval-that stated "if you exceed this trip cap based on observation we can enforce it" would be a good idea. HEARING RECLOSED DELIBERATION CONTINUES At this point a motion was made. C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\WSH3CD43\Draft'l1'C Mmutes 5-16-11(2).doc Page 5 of 6 MOTION The following motion was made by Commissioner Doherty, seconded by Commissioner Ryan: "I move the Planning Commission forward a recommendation of approval to the City Council of application CPA2011-00001/ZON2011-00001, and adoption of the findings and conditions of approval contained in the staff report -which also includes the trip cap." The motion CARRIED on a recorded vote; the Commission voted as follows: AYES: Commissioner Anderson; Commissioner Doherty; Commissioner Hasman; Commissioner Ryan; Commissioner Schmidt; Commissioner Shavey, and President Walsh NAYS: None. ABSTAINERS: Commissioner Muldoon ABSENT: Commissioner Rogers OTHER BUSINESS • There was a short discussion about the upcoming joint Planning Commission/City Council May 17 meeting. President Walsh said this would be a great time to get some feedback from Council. • Ron Bunch reminded the commissioners that there's an open house coming up on May 25 regarding HCT and a June 6 Workshop. ADJOURNMENT President Walsh adjourned the meeting at 8:55 p.m. Doreen Laughlin,Planning Commission Secretary A1"1EST: President Dave Walsh C:\Users\GaryP\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Oudook\WSH3CD43\Draft iPC Almutcs 5-16-11(2).doc Page 6 of 6 ,f • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes May 16,2011 CALL TO ORDER President Walsh called the meeting to order at 7:01 p.m.The meeting was held in the Tigard Civic Center,Town Hall,at 13125 SW Hall Blvd. ROLL CALL Present: President Walsh Vice President Anderson Commissioner Doherty Commissioner Hasman Commissioner Muldoon Commissioner Ryan Commissioner Schmidt Commissioner Shavey Absent: Commissioner Rogers Staff Present: Ron Bunch, Community Development Director;Gus Duenas, Development Engineer; Doreen Laughlin, Confidential Executive Assistant; Gary Pagenstecher,Associate Planner Others Present: Andy Sears,Principal;and other Westside Christian High School Representatives COMMUNICATIONS: Commissioner Shavey reported that he'd attended the City Council meeting regarding the Economic Opportunities Analysis and had testified on behalf of the Planning Commission. He said the Council was impressed with the product and the commission had been recognized&commended for their part in it. CONSIDER MEETING MINUTES May 2nd Meeting Minutes: President Walsh asked if there were any additions, deletions, or corrections to the May 2 minutes; there being none, Walsh declared the minutes approved as submitted. PUBLIC HEARING OPENED COMPREHENSIVE PLAN AMENDMENT (CPA)2011-00001 / (ZON) 2011-00001 WESTSIDE CHRISTIAN HIGH SCHOOL 1:\LRPLN\Planning Commission\21111 PC Packets\6-1641 PH Westalde Minim)High School\TPC Minute 5-16-11.dor Page 1 of 6 REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south. STAFF REPORT Gary Pagenstecher,Associate Planner, went over the staff report (the staff report is available to the public one week before the hearing.) STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval. QUESTIONS FOR STAFF There were some questions regarding topics other than the zone change and Gus Duenas, Development Engineer, got up and introduced himself. He reminded the commissioners that at this time they were not looking at "a school" and the details of that but, rather, a zoning change. He explained the large differences between a C-P zone and an NIUE. There were questions regarding trip caps and it was explained that the trip cap stays with the site— regardless of the development use. Were there any concerns that there's only one way in and one way out- only one entrance? I don't think so—TVF&R would comment on that. As far as we're concerned, Pfaffle is a collector and the site is relatively big—relatively easy to access from Pfaffle. ODOT's concern is that the entry on Pacific Hwy is right next to an interchange and they closed that as part of their sidewalk project on Pacific Hwy. They're reluctant to open it up—it's not a good location for access. APPLICANT'S PRESENTATION Three people spoke on behalf of the applicant: Andy Sears, principal of Westside Christian High School; Beverly Bookin, Land Use Planner for The Bookin Group, LLC; and Mike Guard, transportation engineer. The project manager, David Elkins, and Hunt Johnson, the board chair for the school were also present, but didn't speak publically. Principal Sears thanked city staff for their hard work and for the approval recommendation. By way of an introduction, he gave a little of the background and spoke about the vision of the school. Sears noted the school's current location is on Carman Drive and Cruz Way and has I:\LRPLN\Planning Commission\2011PC Packet'\5.16.11 PH Westside Christian High School\TPC\Imure;5-16-11 dos Page 2 of 6 ' �. been there for 30 years - with 250 students currently enrolled. He said their vision isn't to become a "big" school and, in fact, much of their uniqueness is in being a smaller sized school allowing for deeper, more impacting relationships with their students. He explained their vision is service-oriented and also focuses on leadership development. Every year they pick 30 non-profits in the community that they serve at all over the city. All of the families, alumni and students come together to do a complete day of service. He said that's just one example of the kind of community service. They also have international partnerships in Thailand where students go and do service overseas. The thrust of their message for the students is that life isn't just purely about themselves, but also to serve other people, and to prepare for a purpose. Sears explained that they're in the process of negotiating a purchase and sale agreement with City Bible with contingencies on approvals with zoning change and conditional use. Beverly Bookin, of Bookin Group, spoke to the commissioners. She said the hope is that with the approval of this first of a series of land use approvals, that this High School will be at this location for the foreseeable future. She reminded them that at this time they are making a zoning decision that will change the underlying zoning of the property forever unless changed again—and they need to look at it in a broader sense and not for just a specific use in mind. She said "We want to talk about the zone change, keeping the high school on the table,but talking about the zone in general because obviously your questions are broader based than this specific use. Moreover, if the zone change is approved,we'll be corning back with a conditional use and you'll get to look at that use in a much more detailed manner. But right now we are more at the 30,000 foot level. At this point, Ms. Bookin hit the highlights of the staff report. She explained that "change of condition" is an appropriate basis for requesting a Comp Plan and Zone Change. She noted conditions have changed along SW Pacific Hwy because it's now the focus of regional high capacity planning for a potential extension of high capacity transit. She noted it is a difficult, problematic site. It was formerly a light industrial building and, except for City Bible Church which is using it as is and is using it only on weekends, it's been essentially vacant for a long time. She believes that if there was a use in the CP zone that really suited that building, presumably it would have been reoccupied in the years since it was closed. She noted the site has a single exit onto Pfaffle because the exit onto the highway has been closed -which really limits its reuse because many users,including most retail uses,will not use a site where you can see it—but you can't get to it easily. So the issue of redevelopment for retail is less a concern because of these constraints than one would think. She explained why other zones were not appropriate. She pointed out and spoke to the analysis they'd done on that in their material on page VIII. Mike Ard, a traffic consultant from Lancaster Engineering, talked about zone changes in general, and then about the specific zone change before the commissioners at this time. He explained that as they approached this particular site —they looked at what was allowed under the existing zoning through the planning horizon and determined the number of trips that could be generated on the transportation system as a result of full redevelopment of the site. Then they made a comparison to what they thought could be developed under the new zoning. They contemplated using a medical/dental office as their standard. Generally, the I:\LRPLN\Planning Commission\2011 PC Packets\S-I6.1I PH Wntsict Christian High School\TPC Nlinwc.5.16-I1.1, Page 3 of 6 requirement is to look at the most intense use that can reasonably be developed on the site and at the time they ran their analysis they didn't believe commercial was a good,viable option based on the frontage and the lack of access to 217. They ultimately determined that it's necessary to limit the number of trips that can come in and out of this site. So they said "Under existing zoning,we can allow this number of trips during the morning and this number of trips in the evening"—and that's accommodated in the current planning. So we will cap the site at that level so that we can't create new problems or a need for new mitigation— and by doing that we meet the state of Oregon's Transportation Planning Rule. Mr. Ard went on to explain that the next question would be "What happens when we develop this site?"Any future redevelopment of the site is going to require an application process where the real number of trips will be dealt with—not the theoretical maximum, but the actual number of trips that will be generated. He gave a few more theoretical questions that would need to be answered at the time of the Conditional Use application. He explained that they're not something that apply at the time of the zone change. He said at the time of the Conditional Use application there would be a very robust traffic study brought before them. QUESTIONS FROM COMMISSIONERS There were some land use questions but President Walsh reminded the commissioners that they were discussing the zoning change only at this time. PUBLIC COMMENT TESTIMONY IN FAVOR Bob McGuire—Homeowner at 8470 SW Pfaffle for 31 years. He testified that his concern was impact on the traffic and not on the re-zoning issue. He isn't against the Christian High School being there because he believes they'd be a valuable asset to the entire neighborhood. He's concerned about the traffic impact regardless of the type of establishment that ultimately goes there. TESTIMONY IN OPPOSITION None CLOSED PUBLIC HEARING At this point,President Walsh opened the meeting up for deliberations. DELIBERATIONS The following was discussed: • Concern about possible traffic impact. 1:\LRPLN\Planning Commission\2011 PC Packets\5.16-t1 PH VCestside Christian High School\TPC\Imute,546.1 f.d�.�c Page 4 of 6 e • An appreciation that the applicant comprehensively took them through the various zoning ideas • The belief that it would be good to develop the 7 acre piece of prime real estate, particularly since it's not getting a "sniff" under a commercial zoning and that it's across the residential area so MUE works better there anyway. • A general belief that the MUE would work well there and that the thing to do would be to seriously look at the problem of Pfaff le and the traffic there REOPENED THE HEARING TO ASK QUESTIONS OF STAFF There were some general questions regarding traffic which Gus Duenas answered. President Walsh referred to page 9 of staff report, under Policy 16 where the second sentence says "the Planning Commission could recommend and City Council could approve a definite land use, such as the proposed school use, and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and adjacent development. He asked staff to elaborate on that as to what he thinks options might be. Gary Pagenstecher addressed the question saying there are two parts to this—one is identifying specific uses and the other is identifying certain design requirements. He gave an example of a design requirement as the trip cap. He said that if the Planning Commission approves the recommendation and applies the trip cap as a condition of approval of the zone change—then any land use that goes in there would be subject to that. The development couldn't be approved if it exceeded however many trips are at the cap—and that could only be changed by coming back through the Planning Commission. He gave some examples of changes in use. The question was asked "If you put a trip cap in place and a year later the reality is you have far more trips than what were planned or expected... what happens? Ron Bunch, Community Development Director, answered that they would enforce the code as they have in the past. They enforce the conditions of approval by counting the trips as they go through the intersections and, if appropriate, they would report that they are above the trip level. It is very obvious in many instances by lots of congestion—that they're exceeding their allowable trip cap. So in that case we would enforce the code with any business or any land use violation. Gus Duenas said a specific condition of approval that stated "if you exceed this trip cap based on observation we can enforce it"would be a good idea. HEARING RECLOSED DELIBERATION CONTINUES At this point a motion was made. 1:\LRPLN\Planning Commission\2011 PC Packers\5.16-11 PH Westside Christian High School\TPC\linunz S.16 11 doc Page 5 of 6 MOTION The following motion was made by Commissioner Doherty, seconded by Commissioner Ryan: "I move the Planning Commission forward a recommendation of approval to the City Council of application CPA2011-00001/ZON2011-00001, and adoption of the findings and conditions of approval contained in the staff report-which also includes the trip cap." The motion CARRIED on a recorded vote; the Commission voted as follows: AYES: Commissioner Anderson; Commissioner Doherty; Commissioner Hasman; Commissioner Ryan; Commissioner Schmidt;Commissioner Shavey, and President Walsh NAYS: None. ABSTAINERS: Commissioner Muldoon ABSENT: Commissioner Rogers OTHER BUSINESS • There was a short discussion about the upcoming joint Planning Commission/City Council May 17 meeting. President Walsh said this would be a great time to get some feedback from Council. • Ron Bunch reminded the commissioners that there's an open house coming up on May 25 regarding HCT and a June 6 Workshop. ADJOURNMENT President Walsh adjourned the meeting at 8:55 p.m. Doreen Laughlin,Planning Co sion Secretary A ` "' 'resident Dave Walsh I:\LRPLN\Planning Commission\21111 PC Packets\5-14-11 PH Waleide Christian High Schad\TPC.Minter%5-16 I IA,. Page 6 of 6 PLEASE SIGN IN HERE 111111 . Tigard Planning Commission TIGARD Agenda Item # S. Page \ of_L Date of Hearing 5 (to - H Case Number(s) G fP to( t -0000 /Z©f\) ?JD l 1 - 00001 Case Name kke. -S■∎ske__ c\-1(‘• `;ar) \ n cer_Lni Location %?ADO If you would like to speak on this item, please CLEARLY PRINT your name, address, and zip code below: Proponent (FOR the proposal): Opponent (AGAINST the proposal): Name: 'b cc Civ%st,r.ed Name: Address: (01P 5b) -( F t•e S} , Address: City, State, Zip: ---cttrd O1_ City, State,Zip: Name: Name: Address: Address: City,State, Zip: City,State,Zip: Name: Name: Address: Address: City, State, Zip: City,State,Zip: Name: Name: Address: Address: City,State, Zip: City,State, Zip: Name: Name: Address: Address: City,State, Zip: City,State,Zip: ° City of Tigard T l c A R D Planning Commission Agenda MEETING DATE: May 16, 2011; 7:00 p.m. MEETING LOCATION: City of Tigard —Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:05 p.m. 5. PUBLIC HEARING—7:05 p.m. COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001/(ZON)2011-00001 WESTSIDE CHRISTIAN HIGH SCHOOL REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south 6. OTHER BUSINESS—8:05 p.m. 7. ADJOURNMENT 8:15 p.m. PLANNING COMMISSION AGENDA—MAY 16, 2011 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 1 Agenda Item: 5.1 Hearing Date:May 16.2011 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION i ".051 FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL FILE NOS.: Comprehensive Plan Amendment CPA2011-00001 Zone Change Amendment ZON2011-00001 PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. If the request is approved, the applicant anticipates applying for a Conditional Use Permit and Site Development Review to redevelop the site and reuse the existing building. APPLICANT Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 LOCATION: The property is located at 8200 SW Pfaffle Street The site is bounded by SW Pfaffle on the north, Hwy 217 on west,and Pacific Hwy on the south;Washington County Tax Assessor's Map 1S136CC Tax Lot 100. CURRENT ZONE/ COMP. PLAN DESIGNATION: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close Tproximity to residential areas and major transportation facilities. Within the Tigard riangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more- intensive commercial and industrial areas. PROPOSED ZONE/ COMP. PLAN DESIGNATION: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 1 OF 17 transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; and the Oregon State Transportation Planning Rule ([PR); SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval. CONDITION OF APPROVAL 1. The site shall be limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if approved by the City Council. SECTION III. BACKGROUND INFORMATION Site History The subject 7.44 acre site is approximately 415 feet in width by 800 feet in length occupying a hill with a high elevation of approximately 245 feet and a low elevation of approximately 220 feet at both Pfaffle and Pacific Hwy. The site includes a filbert orchard and open lawn on the north with the existing building surrounded by parking at the center and high point of the property.Access is from SW Pfaffle. Staff reviewed the zoning history of the subject property utilizing old zoning maps and city records. The 1983 Comprehensive Plan and Zoning Map and all subsequent maps show the subject property designated Professional Commercial (C-P). The existing 38,000 single-story building was designed as a General Motors automotive training center that operated at the site until 2002. After being vacant for a number of years, the property was purchased by City Bible Church for its "217 Campus" satellite. The church planned a major renovation and expansion of the site in 2005 and received a Site Development Review permit (SDR2005-00010) to construct two new 35,000 square foot commercial office buildings, a 1,000-seat (41,000 sq. ft.) auditorium addition to the existing building, and 366 parking spaces. The church's entitlement has since expired. Except for a small pre-school program that operates weekday mornings, the church's activities are primarily Sunday-based. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 2 OF 17 Vicinity Information The site (see figure below) is bounded by SW Pfaff le on the north, Hwy 217 and multi-family residential development on west, commercial development on the east, and SW Pacific Hwy on the south. Initially the adjacent properties west and east were also zoned C-P, but have since been rezoned to Medium-High Density Residential (R-25) on the west and General Commercial (C-G) on the southeast. North of SW Pfaff le there is an established low density residential neighborhood served by five streets from SW 79th to SW 84th Avenues. SW 82nd Avenue is located directly across Pfaff le from the subject site which terminates in a cul-de-sac serving seventeen residences. This neighborhood would be affected by increased traffic to the subject site. Increased use of Pfaff le can be expected resulting from a recent closure of vehicular access from SW Pacific Hwy on the south. With Pfaff le providing sole access to the subject site, increased impact to the intersections with SW Hall to the west and SW Pacific Hwy to the east,would be expected. at . _ ?.. <ter ,i 9 R-25 ,.,vi , `fr. ea swat R-12 1114 ' ;e, 5 R-12 (p s . '''-for_441'44.- ii- ' .„4,r"----- :7-"1-:-1 mmildr:lipp:44, _ , ill,I ;:, , 1 — _ f} T Ir y w , t FLE4 —�� �.�-]� li 1101 ,. �„ , ,,.VW s4, ' �'t ' C-G (PD) AT .tiT r _ 1 �. F r � -1 f c:"" :s.� 1 Site Information and Proposal Description The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed Use Employment(MUE).The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Schools would be allowed as a conditional use in the MUE zone. The applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 sf) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date, WCHS hopes to add an auditorium in the southeast corner (13,600 gsf) (Phase 2). STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON201 1-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 3 OF 17 9 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject site from C-P to MUE also involves a comprehensive plan map amendment from Professional Commercial to Mixed Use Employment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive_plan map_amendment.__ B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; APPLICABLE CITY OF TIGARD COMPREHENSIVE PLAN POLICIES The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. Therefore, consistency with the applicable Comprehensive Plan goals and policies as addressed in this section of the staff report constitute consistency with the applicable statewide planning goals. The Transportation Planning Rule (1'YR) OAR 660-012-0060 is applicable to this application and is addressed under the Transportation Goal,below. CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 7, 2011 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting contained in the record, 14 people attended. Discussion related primarily to expected traffic on SW Pfaffle and questions about the proposed school. In addition, the City mailed notice of the Planning Commission hearing to property owners within 500 feet of the subject site, interested citizens, and agencies,published notice of the hearing and posted the site pursuant to TIDC 18.390.050 for Type III Procedures. These parties have the opportunity to attend the Planning Commission hearing and provide testimony: FINDING: As shown in the analysis above, the proposed comprehensive plan and zone change is consistent with the applicable Citizen Involvement Goal. • LAND USE PLANNING Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 4 OF 17 Policy 3. The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Request for comments for the proposed zone change were sent to Department of Land Conservation and Development (DLCD), Metro, Washington County and Oregon Department of Transportation (ODOT). DLCD was provided the opportunity to comment and coordinate the application for the Post Acknowledgement Plan Amendment process per ORS 197.610. ODOT submitted comments on the proposal, which are included in their entirety under the Transportation Goal section, below. This policy is met. Policy 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. The 2040 Growth Concept, the region's 50-year land use plan adopted in 1995 by Metro,identifies centers for compact urban development. It also protects existing neighborhoods and natural areas within the urban growth boundary as well as farm and forestlands outside of the boundary. The plan calls for high capacity transit service to support the identified centers, and facilitate travel between housing and employment centers. The 2035 Regional Transportation Plan (RTP), along with the 2040 Growth Concept, emphasizes the need to coordinate land use decision-making and transportation investment. These policies direct future projects to be developed as multimodal transportation and land use planning efforts. State, Metro, and local policies and plans seek to promote the integration of land use transportation planning investment to promote dense, efficient,compact urban development in centers. The City of Tigard is currently engaged in a regional coordinated planning effort being referred to as the "Southwest Corridor Plan." The SW Corridor Plan is comprised of five separate plans. These include land use plans for the cities of Tigard, Tualatin, and Portland that are focused on identifying land uses to support future transit investments. In conjunction with these land use plans, Metro, ODOT, and TriMet are leading efforts specifically addressing conjunction transportation analyses, needs, and solutions. The TGM: Tigard High Capacity Transit Corridor Land Use Plan (HCT Corridor Land Use Plan) will identify locations and land use characteristics for potential future high capacity transit (HCT) stations. The purpose of the HCT Corridor Land Use Plan is to help the Tigard community identify the best land use and development alternatives in a way that integrates transportation with land use planning, and supports Tigard s vision for the future. The HCT Corridor Land Use Plan is expected to be completed in 2012. One key principle and priority of the project is to inform current planning in Tigard to ensure that its land use designations and urban design principles will support future community, transit, and other transportation investments. The roposed up-zoning of the subject site, located within the Southwest corridor on Pacific Hwy, from C-P to MUE is in keeping with this policy as well as the visions for nearby Downtown Tigard to the southwest and the Tigard Triangle to the southeast. This policy is met. Policy 6. The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. The following excerpt from Table 18.520.1, Use Table: Commercial Zones shows a comparison of uses between the C-P and MUE zones where they differ. In sum, the proposed MUE zone permits a number of residential, civic, commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE permits multifamily residential (R- 25), light industrial, research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools, and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses m the C-P, are permitted outright in the MUE. Only two uses, outdoor entertainment and heliports are permitted in the C-P but not in the MUE. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 5 OF 17 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES (Excerpt) USE CATEGORY C-P I MUE1201 RESIDENTIAL Household Living R RIZt1 CIVIC(INSTITUTIONAL) Colleges N C Community Recreation N C Schools N C COMMERCIAL Commercial Lodging RI14) P Eating and Drinking 10151 P Establishments Outdoor Entertainment RI151 N Sales-Oriented RN] R1221 Personal Services P RI22I Repair-Oriented N R1221 Bulk Sales N RP Animal-Related N P Motor Vehicle N R1221 Servicing/Repair INDUSTRIAL Light Industrial N RID1 Research and Development N RI241 Warehouse/Freight Movement N RI241 OTHER Heliports C I N P=Permitted R=Restricted C=Conditional Use N=Not Permitted [14] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [15] As accessory to offices or other permitted uses, the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the development complex. [16] May not exceed 10%of the total square footage within an office complex. [20] All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. [21] Multifamily residential,at 25 units/gross acre,allowed outright.Pre-existing detached and attached single-family dwellings are permitted outright. [22] New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23] All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. In addition, special limitations in the MUE zoning district (18.520.050.C) include: 1) a maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40, exempting residential use; and 2) on lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. The footnote restriction for certain commercial uses (note [22]) may not apply to the proposed zone change as the subject site is not located in either the Washington Square Regional Center or the Tigard Triangle. However, the 0.40 FAR limitation for all permitted MUE uses and the 30,000 square foot limitation for general retail use would apply to the subject site. Because these limitations do not apply to uses permitted in the C-P zone, some development types (applicant's medical office example) could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 6 OF 17 The city wishes to promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. Notwithstanding the more limited build out potential of the site under the proposed MUE zone, the greater variety of uses allowed (presumably of sufficient economic value underlying their application to the Tigard Triangle) will, in the case of this applicant, permit redevelopment of an underutilized development and site. This policy is met. Policy 7. The City's regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: C. Mixed use; The subject site is suited to mixed use zoning because of its location on SW Pacific Highway, a High- Capacity Transit Corridor, proximity to Downtown Tigard and the Tigard Triangle, and adjacency to Highway 217. The proposed MUE zone permits a number of residential, civic, commercial, and. industrial uses not currently ermitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE permits multifamily residential (R-25), light industrial, research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools, and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE. This policy is met. Policy 12. The City shall provide a wide range of tools, such as planned development, design standards, and conservation easements that encourage results such as: B. Land use compatibility; As shown in the excerpt from Table 18.520.1 above, additional uses would be permitted under the proposed comprehensive plan amendment and zone change request. Permitted uses under the new zone should be generally compatible with the existing uses in the area to approve the request. However, the goal speaks to tools that encourage land use compatibility for those uses otherwise allowed under the code. For example, the specific school use proposed for the subject site will be processed under a concurrent Conditional Use/Site Development Review. The conditional use review provides discretion by the hearings officer to adequately condition a proposal to be compatible with surrounding uses. This policy is met. E. Regulatory flexibility necessary for projects to adapt to site conditions. As noted above, the city has the opportunity to provide regulatory flexibility in the Conditional Use process that will apply to the specific use, a high school, proposed for the subject site, with additional flexibility provided by the process for Variances and Adjustments.This policy is met. Policy 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan, and when necessary, those of the state and other agencies. As shown in the findings in this staff report, the applicant's submittal demonstrates consistency with applicable criteria and requirements of the Tigard Development Code, Comprehensive Plan, and state agencies. This policy is met. Policy 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 7 OF 17 In Chapter III of the applicant's submittal, the applicant included a preliminary impact analysis to demonstrate that the proposed new zoning district, MUE, and proposed conditional use, a high school, will not unduly tax the public infrastructure system for water, sanitary sewer and stormwater disposal. To address the transportation impacts, the applicant proposes a trip cap for the site to ensure the proposed re- zoning will not exceed existing or future roadway capacity. The proposed trip cap is supported by ODOT as evidenced in their comment letter included under the Transportation Goal section, below. A detailed impact analysis for all of these types of infrastructure would be provided in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services. As noted above, the applicant requests that the city condition the approval of the requested re-zoning with a trip cap that does not exceed the total number of automobile trips associated with the most intense use, a medical/dental office, allowed by right in the existing C-P zone. With a condition of approval implementing a trip cap on the subject site, this policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location,versus other appropriately designated and developable properties; As shown above in Table 18.520.1, the proposed Mixed Use Plan Desination would allow a number of residential, civic, commercial, and industrial uses not currently permitted-in the C-P zone. The subject site is located on Pacific Hwy which is a designated transit corridor and a route for High Capacity Transit in the future. Mixed use zones would support the intensity and density of development needed to support the enhanced transit use. This policy is met. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; As documented in the applicant's submittal in Chapter III pages 6-8, an alternatives analysis finds that there are no alternative vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400-student high school. The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size. The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. As mentioned above, the proposed MUE zoning designation is more appropriate for the site in general given changes in surrounding areas and in keeping with the evolving vision for this portion of Tigard, including SW Pacific Highway as a High-Capacity Transit Corridor and redevelopment envisioned for Downtown Tigard and the Tigard Triangle to the west and east of the site, respectively. This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled. The subject site does not include any overlay districts at present. Subsequent Conditional Use and/or Site Development Reviews would ensure development would comply with all applicable development code regulations. This policy can be met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses. The subject site is high ground in Tigard and does not contain any sensitive lands. Surrounding land uses include low and medium residential, retail, office, and motor vehicle fuel sales. The range of uses permitted in the MUE zone would require Conditional Use and/or Site Development Review to ensure development would comply with all applicable development code regulations. This policy can be met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 8 OF 17 • G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The subject site is high ground in Tigard and does not contain any sensitive lands. This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. The applicant has proposed, and ODOT has recommended a condition, to comply with the Transportation Planning Rule by implementing a trip cap to ensure development allowed under the MUE zone does not contribute any more trips to the surrounding transportation facilities than is already allowed under the C-P zone. Given approval of the zone change, the applicant has stated they will apply for a conditional use permit to develop the specific school use on the site. Under this policy, the Planning Commission could recommend and City Council could approve a definite land use, such as the proposed school use, and specific design/development requirements, such as the proposed trip cap, and/or other uses or requirements for development if they determine through the hearings process that it would be appropriate to the site and adjacent development. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. Concurrent review is allowed but would occur subject the developer's risk in applying for concurrent review. The applicant represented that they would apply sequentially to avoid the risk of losing substantial investment in specific land use reviews with the possibility of denial of the zone change. This policy is met. FINDING: As shown in the analysis above, the applicable Land Use goals and policies have been met. The Planning Commission could recommend and City Council could approve a definite land use and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and adjacent development. ECONOMIC DEVELOPMENT Goal 9.1: Develop and maintain a strong, diversified, and sustainable local economy. Policy 2. The City shall actively encourage businesses that provide family-wage jobs to start up, expand, or locate in Tigard. As indicated in the applicant's submittal, when it relocates to Tigard from Lake Oswego, WCHS will have a combined faculty/staff of 38 full- and part-time employees, which will increase to 40 when the school reaches its maximum size of 400 students. As most of these employees are teachers and administrators, these jobs command family wages and full benefits. Recommendation by the Commission and approval by Council of the proposed zone change and comprehensive plan amendment would actively encourage WCHS to locate in Tigard, consistent with this policy. Policy 3. The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow a school use. The standards in TDC 18.380 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a zone change and map amendment can be met, and the required infrastructure is available as indicated in the transportation findings below, the school use may be accommodated, thereby promoting the anticipated development allowed by the comprehensive plan and zoning map amendment. This policy is met. Policy 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 9 OF 17 The subject site is significantly under-utilized. The proposed re-zoning from C-P to MUE will permit the relocation of WCHS from Lake Oswego to Tigard. As noted above, the school plans to renovate the existing facilities extensively, expand the building footprint and make other site improvements including the landscaping of existing parking lots and creation of outdoor sports facilities. As a result, the use of the site will be extended throughout the work week in addition to the part-time use of the site by City Bible Church, which will remain a weekend tenant. The rezone and comprehensive plan amendment would facilitate redevelopment of underutilized commercial land, consistent with this policy. Policy 12. The City shall assure economic development promotes other community qualities, such as livability and environmental quality that are necessary for a sustainable economic future. The proposed MUE zone includes a full range of civic and institutional uses, including schools, which makes an important contribution to the community's livability. By approving the proposed re-zoning, the city will facilitate several things: 1) permit the re-use of an archaic building with few options for alternative use; 2) increase the intensity of use of an under-utilized site in a critical location; 3) upgrade the facility by adding additional landscaping and outdoor sports facilities; 4) provide additional potential transit riders among students, staff and faculty. This policy is met. Goal 9.3: Make Tigard a prosperous and desirable place to live and do business. Policy 1. The City shall focus a significant portion of future employment growth and high-density housing development in its Metro-designated Town Center Downtown); Regional Center (Washington Square); High Capacity Transit Corridor (Hwy 99W); and the Tigard Triangle. The subject site lies on the SW Pacific Highway Corridor between downtown Tigard to the west and Tigard Triangle to the east. By approving g the proposed re-zoning request, the city will permit this partially- vacant, under-utilized site to redevelop.As noted above, the applicant cant states that the proposed high school will bring 38 new professional, family-wage jobs into Tigard,which will expand to as many as 40 such jobs when the school grows to its maximum student body of 00. This policy is met. Policy 3. The City shall commit to improving and maintaining the quality of community life (public safety, education, transportation, community design, housing, parks and recreation, etc.) to promote a vibrant and sustainable economy. As noted in the policy statement, educational facilities contribute to the quality of community life. The proposed re-zoning will permit the subject site, which is partially vacant and significantly under-utilized, to be redeveloped for a high school with up to 400 students and 40 faculty/staff,in support of this policy. FINDING: As show in the analysis above, the applicable Economic Development goals and policies have been met. HOUSING Goal 10.1: Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5. The City shall provide for high and medium density housing in the areas such as town centers(Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other ublic services necessary to support higher population densities are either present or planned for in the future (SW Pacific Hwy). Although the purpose of this quasi-judicial request is to re-zone the subject site to allow its redevelopment for a high school, the proposed zoning designation, MUE, does permit housing at 25 units/acre, considered "medium high-density" in the city's Development Code, as an outright use. Should the high school close or be relocated, the site could redevelop to include housing, most likely in a mixed-use configuration with the vertical or horizontal mix of residential and nonresidential uses. Thus, re-zoning expands future housing options on the site, something that the current C-P zone does not permit. The allowed density in the MUE zone of 25 units/acre is consistent with the R-25 zoning immediately to the west. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 10 OF 17 Goal 10.2: Maintain a high level of residential livability. Policy 3. The City shall commit to improving and maintaining the quality of community life public safety, education, transportation, community design; a strong economy, parks and recreation, etc.) as the basis for sustaining a high-quality residential environment. As noted above, educational facilities are considered an important contribution to the community's quality of life and social fabric. Approving this request to re-zone the subject site from C-P, where schools are prohibited, to MUE, where schools are permitted conditionally, facilitates the redevelopment of the subject site for a 400-student high school. This policy is met. Policy 7. The City shall insure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. The proposed MUE zoning designation allows housing at a density of 25 units/acre by right. This is the appropriate density given that the apartment complex immediately to the west of the subject site is zoned R-25, the equivalent residential zone to MUE. At the same time, the MUE designation recognizes the subject site's critical location on SW Pacific Highway, a designated High-Capacity Transit Corridor, at the juncture of Highway 217 and between downtown Tigard and the Tigard Triangle. The zoning adjacent to the site to the south, east and west include C-G, MU-CBD and MUE, reflecting the city's mtent to transition the area to a broader mix of uses at higher densities/intensities. This policy is met. Policy 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. Orderly transitions from one residential density to another. The proposed MUE zoning designation features the same maximum density, 25 units/acre, as the apartment complex immediately to the west. This policy is met. FINDING: As shown in the analysis above, the applicable Housing goals and policies have been met. PUBLIC FACILITIES Goal 11.4: Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. FINDING: The applicant has demonstrated through their alternatives analysis that the proposed MUE zone is needed to locate their school in the City of Tigard. To ensure maintenance of adequate transportation facilities for the proposed MUE zone the applicant has requested a trip cap be a condition of approval. ODOT and the city Development Review Engineer concur that the rezone conditioned by a trip cap would result in no significant effect on the transportation system as defined under Oregon's Transportation Planning Rule (see findings under Transportation Goal, below). This Goal is met. TRANSPORTATION Goal 12.1: Develop mutually supportive land use and transportation plans to enhance the livability of the community. Policy 5. The City shall develop plans for major transportation corridors and provide appropriate land uses in and adjacent to those corridors. The proposed rezoning from C-P to MUE would permit more intensive uses in close proximity to SW Pacific Hwy, an existing transit way. Expansion of this corridor to include High Capacity Transit (HCT), through planning processes currently underway, suggest that increased density and intensity of uses should apply to the subject site. Approval of the proposed zone change would provide appropriate land uses adjacent to the Pacific Hwy corridor. This Goal is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 11 OF 17 Goal 12.5: Coordinate planning, development, operation, and maintenance of the transportation system with appropriate agencies. The Oregon Department of Transportation (ODOT) submitted the following comment letter dated April 26, 2011 (Attachment#4) for the proposed comprehensive plan amendment and zone change: We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule (I PR), OAR 660-012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect" on the transportation system, or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a significant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the city to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is commonly referred to as the "reasonable worst case" traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the "reasonable worst case" traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with city staff, ODOT has determined that the MUE zoning allows a broad range of uses (particularly retail and eating and drinking establishments) that could reasonably generate more trips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the city concur with the applicant's proposal to limit the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 12 OF 17 ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the city review their mixed use zones to ensure that land use implementation is reflective of the city's vision. In the current case, while there are some restrictions on the MUE zone,we encourage the city to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the city and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved m this vicinity due to safety concerns and state rules (OAR 734.51). As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation to that allowed under the existing C-P zone, as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips), would avoid a significant effect finding. Approval of the proposed code amendment would comply with the Transportation Planning Rule, OAR 660-012-0060. The city's request for comment, staff consultation between ODOT and the city, and incorporation of ODOT comments and recommendations within the staff report to the Planning Commission constitute a coordinated approach to planning, development, operation, and maintenance of the transportation system with appropriate agencies. This goal is met. FINDING: As shown in the analysis above, with the requirement of the following condition of approval, the applicable Transportation goals and policies are met. CONDITION: The site shall be limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. This condition shall be a condition of any land use decision on the subject property. ENERGY Goal 13.1: Reduce energy consumption. Policy 1. The City shall promote the reduction of energy consumption associated with vehicle miles traveled through: A. Land use patterns that reduce dependency on the automobile. Up-zoning the subject site from C-P to MUE per this request will permit a broader range of land uses, if not more potential intensity, due to the FAR limitation of the zone. The potential mix of uses can facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. The proposal to redevelop the site for a 400-student high school will intensify the use of this under-utilized site and potentially increase use of transit. However, the full benefits of the MUE zone may not be realized until the site included a mix of uses. This policy is met. B. Public transit that is reliable, connected, and efficient. The SW Pacific Highway Corridor already is well-served by bus transit and will be even better served if the corridor is selected for the extension of Light Rail Transit (LRT). The proposed up-zoning of the site will provide a significant number of potential transit riders to support the maintenance and expansion of transit service. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 13 OF 17 FINDING: As shown in the analysis above, the applicable Energy goals and policies are met. FINDING: Pursuant to 18.380.030. B.1, and as shown in the analysis above, the proposed zone change and comprehensive plan map amendment comply with, or have been conditioned to comply with, all applicable comprehensive plan goals and policies. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and Note: During review for this staff report, staff discovered several errors in the code and inconsistencies between the zone descriptions for the C-P and MUE zones and the Use Tables 18.510.1 (Residential) and 18.520.1 (Commercial). A finding is provided here to address those inconsistencies pertaining to the subject request: 1) Table 18.510.1 Use Table, Residential Zoning Districts, erroneously carries a footnote [13], which correctly applies to "Major Event Entertainment" but not to "Schools." 2) The List of Zoning Districts (18.520.020) includes zone descriptions for each zone. The description for C-P includes outdated language referring to residential use on Triangle properties zoned C-P prior to the change to MUE in 1997(Ord. 97-02). The Use Table 18.520.1 shows "R" under C-P for "Household Living"when it should be changed to "N". There is no residential use permitted in the C-P zone. 3) The description for the MUE zone includes "religious institutions" as a conditional use, "C". However, the Use Table 18.520.1 shows that use as permitted, "P". Ordinance 09-13 amended Table 18.520.1, but did not amend the description, resulting in the inconsistency. Therefore, in this case the Table governs. "Religious institutions" are permitted outright in the MUE zone. To address needed changes to the code to correct these inconsistencies an item has been added to the Development Code Database to flag review under the Regulatory Improvement Initiative. For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in18.380.030. The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal, above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal at this time. However, the applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 gsf) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date, WCHS hopes to add an auditorium in the southeast corner (13,600 gsf) (Phase 2). See Figure II-5 in the applicant's submittal (Attachment #3) for a proposed development site plan. Any proposed development must meet all of the applicable Tigard Development Code standards in effect at the time an application is submitted. FINDING: As shown in the analysis above, the proposed comprehensive map and zone change amendment is consistent with the applicable standards of the Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 14 OF 17 As the applicant points out, since the last Comprehensive Plan Map was adopted, the segment of SW Pacific Highway on which the subject site is located has been designated in the Metro 2040 Growth Management Plan Concept as a "Corridor" design type and in the Regional Transportation Plan (RTP) as a "High-Capacity Transit Corridor". In addition, Metro has designated the corridor as the next priority for the extension of light rail transit (LRT) from downtown Portland to Sherwood.Although detailed land use and transportation planning for the corridor is just beginning, the city envisions up-zoning of sites along the corridor to increase the mix of uses,including residential, retail, office,industrial, institutional and civic activities, and development density/intensity to support transit. Significant redevelopment of Downtown Tigard as a Metro-designated "Town Center", and likely extension of that designation to include the Tigard Triangle, is planned. Together, these planning actions represent change in the neighborhood of the subject site and the community. FINDING: The proposal demonstrates that there is evidence of change in the neighborhood and community. Long-range planning for the neighborhood of the subject site is toward higher density and an increase in mixed use. The proposed rezone would be consistent with this direction as the MUE zone permits a wider range of civic, commercial, and industrial uses and introduces residential use (Medium-High Density) not permitted in the existing C-P zone. The proposal is consistent with this standard for zone changes. 18.380.030.0 Conditions of approval. A quasi-judicial'decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the city. Therefore, the Planning Commission recommendation to Council may be for denial,approval, or approval with conditions. SECTION V. OUTSIDE AGENCY AND ADDITIONAL CITY STAFF COMMENTS ODOT, Metro, LCDC, and Washington County were notified and requested to comment on the subject proposal. Of these agencies, only ODOT provided comment. Oregon Department of Transportation (ODOT) commented on the proposal, whose comments are included under the Transportation goal section of this staff report. Clean Water Services (CWS) processed a Sensitive Area Pre-Screening Assessment (File No. 11-000250) stating that the proposal does not meet the definition of development. An earlier CWS Assessment (05- 004310) indicated that sensitive areas do not appear to exist on site or within 200 feet of the site. The City of Tigard's Development Review Engineer reviewed the proposal and provided information, which is included in the findings for the Transportation section of the staff report. SECTION VI. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION ANALYSIS: Zone Change Request The applicant has requested a zone change on the subject site in order to permit a school use not permitted under the current C-P zone. The applicant's alternative analysis showed few options suitable for locating the Westside Christian High School (WCHS) that offered vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the roposed 400-student high school. The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size. The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. The subject site meets the applicant's suitability criteria, provided a zone change can be approved. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 15 OF 17 Land Use Zone Analysis Schools are conditionally permitted in all residential and mixed use zones and are permitted outright in the MU-CBD zone. Given the characteristics of the zone and circumstances of the subject site, staff believes the MUE zone would be the most applicable zone to allow the school use and to address long range land use and transportation planning: 1) The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle. At the time the Tigard Triangle District was adopted, the MUE zoned lands were zoned C-P. The subject site is located adjacent to one of the three boundary roads that make up the Triangle. Unlike other mixed use zones, the code's MUE description explicitly anticipates the application of the MUE zone "elsewhere in the city through the legislative process.' 2) The MUE zone is compatible with adjacent uses. The adjacent zones include Medium-High Density Residential (R-25) on the west, General Commercial (C-G) on the southeast and Professional Commercial (C-P) on the northeast. Low Density Residential (R-4.5) is across SW Pfaffle Street to the north. The adjacent properties are built out with multifamily housing on the west and commercial and office uses on the east. The MUE zone permits multifamily residential at 25 units/acre consistent with residential densities to the west. The MUE permits a range of other uses not permitted in the C-P including: light industrial and research and development (restricted to interior locations) and some warehouse/freight movement; civic uses are expanded in the MUE to include colleges, schools, and community recreation; commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail (where limited to a percentage of permitted uses in the C-P) are permitted outright in the MUE. Mixed use development is difficult to predict both in terms of how uses might be mixed and which uses would be mixed. Complicating factors for development include the high visibility of the site's hilltop location to Pacific Hwy and Hwy. 217 but access to the site from Pfaffle only. Reuse or redevelopment of the existing development on the site is both an opportunity (for the applicant) and potentially a limitation to development of mixed uses on the site, at least in the near term. 3) The Pacific H High Capacity Corridor Planning process is designed to integrate land use planning and transportation//transit planning. This proposed rezone comes in advance of any recommendations that may result from the HCT process and plan for rezoning along the corridor, and this site in particular. However, it is likely that mixed use zoning will be applicable to the site given the potential for mixed uses to facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. 4) Other mixed use zones are geographically specific or are less compatible to the site: MU-CBD applies to the Tigard Town Center which terminates west of Hwy 217; MUC-1 applies to the Durham Quarry area; MUE-1/MUE-2, MUR-1/MUR-2, and MUC are tied to the Washington Square Regional Center and are subject to the Center's development standards. There is no prohibition in the code to prevent the more appropriate of these zones (arguably MUR-2) being applied to the subject site, but they lack the MUE zone's explicit direction for"application elsewhere in the city." 5) The applicant hopes to keep City Bible Church as a tenant on sale of the property. The MUE zone continues to permit religious institutions outright. Transportation Planning Rule ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation (as proposed by the applicant) to that allowed under the existing C-P zone, as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips),would avoid a significant effect finding. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 16 OF 17 Outstanding Issues Currently, application of the MUE zone carries with it the 1) 0.40 FAR limitations for commercial and industrial use types and 2) the 30,000 square foot limitation for general retail use. Because these limitations do not apply to uses permitted in the C-P zone, some commercial uses could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. The limit on intensity of uses within the Southwest Corridor Study Area is under review and may be adjusted at some point in the years ahead based on a number of factors including revised mobility standards for the corridor. Also, new zoning for station area plans may not use the MUE zone and avoid any potential conflict. ODOT commented that recent mixed use zone changes have not had mixed uses in mind in the case of the Knoll apartments and WCHS and asks that the city review the mixed use zones to ensure that land use implementation is reflective of the city's vision. Additionally, ODOT suggests the city consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The applicant's reliminary site plan shows an emergency access directly across from the Highway 217 ramp terminal. ODOT has commented that no access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed comprehensive plan map and zone change amendments are consistent with applicable provisions of the Tigard Comprehensive Plan, Tigard Development Code, statewide planning goals and the Transportation Planning Rule, and provides evidence of change in the neighborhood as it relates to the property which is the subject of the development application. RECOMMENDATION: Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan map and zone change amendments with the following condition of approval and any others they deem appropriate through the public hearing process: Recommended Condition of Approval The site shall be limited to a maximum of 373 a.m. eak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if a proved by the City Council. May 5, 2011 PREPARED Gary Pagenstecher DATE Associate Planner /1624'414-tii flAitetz„ May 5,2011 APPROVED BY: Ron Bunch DATE Community Development Director Exhibits A. Vicinity Map B. Current Zoning Map C. Preliminary Site Plan D. 4/26/11 Letter from ODOT STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 17 OF 17 EXHIBIT A FIGURE 11-1 VICINITY MAP i .. . !. , .., _ E 1 I. :. , g (J) rSW St WWI F4 VI,'Since So SW Spnxe Si ID g . R v. sw Thorn SI -; ... SW Tnarri Se Wv Willi.,T g V 7P 1 i SW Steve St • va * . (r) a 40,4**4)1 x * g• tt a 7 § k r us Nt. i 4 k a . ...i. r t > „Jo(' q i SW PIO*si SVV Praltie St 1144' slt 11144, c, 449 $41 E -.,. 1.y. • 4 . in 116 • ..I, * leen 45 st,194°' co iS = ) g it , -. 4■c, u) ,...,, ei " Pg■C 'cr .Otiti Stip oann 0 ver-rns. S44 EIMVa Vi ,:i , ....-, ,... • . - . , . ' ilah146:91e-map data 0201 1 - . , .....-..414Pn PI 6771 EXHIBIT B FIGURE 11-2 ZONING MAP -7 T R-25 R-12 R-4.5 R-12 (PD) cc ri c-P SITE R-25 C-P 12 C-G 35136 02101 C-G ` (PD) J l 10,, / ,F'-ti _ _ —7,..-.,,, ( = J J • \ O �' r,-- j'► �� 1 r—\ �> q I '4///j, y� NEW WESTSIDE CHRISTIAN HIGH SCHOOL ' j / Wo. -.- ....) , -.„ ''1-7,01 r,, i 5, 4 xti,-` l VDAVE ' %i/e •'e 97-: !" : i; ,1,---....-1-,1,---....-1-.....7'.—, , _ ^ l 1 ` / , \ J atiJJJJJJo / 0 l SW 8ly1AV PRELIMINARY SITE PLAN O �� .5;ego° °" '""°' NEVV WESTSIDE CHRISTIAN HIGH SCHOOL tl e�oc 26,2010 =:i �-" w.Y, . a m a ed M adob iry ihiS;• ,, WSTSIDE CHRISTIAN HIGH SCHOOL �i PACIFIC'� FIGURE 11-5 ry n EXHIBIT D Department of Transportation ;'% ••: :``.; Region 1 Headquarters n 123 NW Flanders Street + eqr Portland,OR 97209 John A Hitzhaber,MDR Governor (503)731.8200 FAX(503)731.8531 4/26/11 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 ATTN: Gary Pagenstecher, Associate Planner RE: CPA2011-00001/ZON2011-00001: Pacific Highway (99W) and Highway 217 We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P)to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and com prehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule (TPR), OAR 660- 012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system, or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated T PR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a si gnificant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the City to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is c ommonly referred to as the"reasonable worst case"traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case"traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with City staff, ODOT has determined that the MU E zoning allows a broad range of uses (particularly retail and eating and drinking establishments)that could reasonably generate more trips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the City concur with the applicant's proposal to lim it the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660- 012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. ODOT is supportive of the City's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the City review their mixed use zones to ensure that land use implementation is reflective of the City's vision. In the current case,while there are some restrictions on the MUE zone, we encourage the City to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the City and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). Thank you for providing ODOT the opportunity to participate in this land use review. If you have any further questions regarding this matter, please contact me at 503-731-8234. Sincerely, Seth Brumley Development Review Planner C: Kirsten Pennington, ODOT Region 1 Planning Manager Marah Danielson, ODOT Region 1 Planning Doug Baumgartner, ODOT Region 1 Traffic t 4 • . COMMUNITY NEWSPAPERS 6605 SE Lake Road,Portland,OR 97222 PO Box 22109 Portland OR 97269-2109 , Phone:503-684-0360 Fax:503-620-3433 E-mail: Iegals®commnewspapers.com AFFIDAVIT OF PUBLICATION • PUBLIC BEARING ITEM: State of Oregon, County of Washington, SS Tlie following' will be considered by. the . I, Charlotte Allsop, being the first duly sworn, depose - p Tigard Planning Commission on Monday, and say that I am the Accounting Manager of The • : . • May 16.2011 at 7:00 PM at the Tigard Civic Times (serving Tigard, Tualatin & Sherwood), a r' "' Center - Town Hall, 13125 SW Hall Blvd., -' Tigard,Oregon. newspaper of general circulation, published at �-T f G A R D Public oral or written testimony is invited. The Beaverton, in the aforesaid county and state, as ! public hearing on this matter will be held under.• defined by ORS 193.010 and 193.020, that Title 18 and rules of procedure adopted by the i i Council and available at City Hall or the rules of procedure set City of Tigard ; forth in Section 18.390.060.E• The,Planning Commission's Public Hearing/CPA2011-00001 Westside Christian HS review is for the purpose of making a recommendation to the 1711551 . . I City Council on the request..The Council will then hold a public hearing on the request prior to making a decision. A copy of which is hereto annexed, was published in Further information.may be obtained from the City of Tigard. Planning Division (Staff contact: Gary Pagenstecher. the entire issue of said newspaper for Associate Planner) at 13 125 SW Hall Blvd., Tigard, Oregon. 97223,by calling 503-718-2434,or by e-mail to garypaa,tigard- week in the following issue: or.gov. . April 28, 2011 !' COMPREHENSIVE PLAN AMENDMENT (CPA)2011-00001/ZONE CHANGE(ZON)2011-00001 ' ' C I .i I . ai-kl \O -WESTSIDE CHRISTIAN HIGH SCHOOL- .L REQUEST: The applicant is requesting a_Comprehensive Plan Map Amendment and Zoning Map Amendment to change Charlotte Allsop (Accounting Manager) the Comprehensive Plan -Designations and Zoning Map Classifications for a,single 7.44-acre lot from Professional/ Subscribed and sworn to before me this Administrative Commercial (GP) to Mixed-Use-Employment April 28, 2011. (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property.is located at 8200 SW Pfaffle ' Street. The site is bounded by SW Pfaflle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south; Washington _.. County Tax Assessor's Map 1 S L36CC,Tax Lot 100. ZONES: TAR UBLIC FOR OREGON C-P: Professional/Administrative Commercial_.District., The My commission expires ._0 1^ C-P zoning district is designed to accommodate civic and • �-D 1 d�L % . business/professional services and compatible support services, Acct#10093001 e.g., convenience retail and personal services, restaurants, in Attn: Patty Lunsford ( close proximity to residential areas and major transportation �� ��- facilities. Within the Tigard Trian le'and'Bu11=Mountain Road City of Tigard � g g d3125.SW Hall Blvd �)1 e^ • )`District;-facilities; at'a minimum density of 32 units/net t '.."F? I acre, i.e., equivalent to the.R-40 zoning district,are permitted Tigard, OR 97223 - �' in conjunction with a commercial development, Heliports; l MY COMMIS; medical centers,religious institutions and utilities are permitted Size: 2 x 13" `-�-` conditionally. .Developments in the C-P zoning district are Amount Due: $217.10* intended to serve as a buffer between residential areas and more- l:lease remit to address above. .intensive commercial and industrial.areas; and MUE:.Mixed- 1 Use Employment.The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5..This zoning district permits a wide range of uses including major retail.goods and services, business/professional-offices,,civic-uses and-hotising,-thc-latter— includes multi-family housing.at a maximum density of 25 units/ acre,equivalent to the R-25 zoning district.A wide range of uses, • including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and , transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the.automobile will accommodate the vast majority of trips to and within-the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for • those who drive.The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN { DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW ■ CRITERIA:•Community Development Code Chapters 18.380, 1 18.390;Comprehensive Plan Goals: 1,Citizen Involvement; 2, ■ Land Use Planning; 9, Economic Development; 10, Housing; • , - 11,Public Facilities and Services; 12,Transportation; 13;Energy ' Conservation;• Same Statewide Planning Goals; Oregon State Transportation Planning Rule (TPR); and the Metro Regional Transportation Plan(RTP). . ! I ' q?1 -7"am .'., _. 41.: ' Ii_• •VICINITY MAP ._ 1' ,7,71191DE CHRISTA NIDN "b f---- F 1 SCHOOL.... i.-----------_____ ` J '}` mil• I \ _ cis]Subject 5i1e .4 ...% >,,,,,,,,4: 11 i!,.4,.`r:.'H''::4,,:41.4.r;f1,2,,if vS ti ' � ( .- an...w Publish 04/28/2011. TT11551 RECEIVED PLANNING City of Tigard Planning Commission City of Tigard City Council MAY 0 5 2011 13125 SW Hall Boulevard Tigard, Oregon 97223 CITY OF TIGARD Re: Zoning Change City Bible Church 8200 SW Pfaffle Street Tigard, Oregon April 27, 2011 Dear Planning Commission and City Council: We are property owners at 8050 SW Pfaffle Street. We are concerned about existing traffic problems at Hall and Pfaff le and at the opposite end, Pfaffle and 78th continuing to 78`x' and Pacific Highway. These will be made worse with additional traffic. The problem at Hall and Pfaffle is that turning left onto Hall is very dangerous as the bridge abutment hides oncoming cars. A driver has to move out into traffic just to see if a car is coming. Traffic lights and a turn lane would solve this problem. The problem at the other end is that the lights only let 3 cars'cross Pacific Highway and then traffic backs up clear to our driveway on Pfaffle and back to Pacific Highway entrance to Pfaffle in the opposite direction. Traffic also backs up North on 78`". This blocks multiple driveways and causes people to dangerously cut in and around lined up cars. We are not concerned about the land usage, we just want these dangerous intersections taken care of before adding more traffic. Thank you for your time and consideration. Sincerely, Annette Saarinen, 503-619-1040 Doug Perry 503-620-5236 ■ Greg Bowen 503-620-5236 " Vic ee►- X03-62►-5236 NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER II THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, MAY 16, 2011 AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY,JUNE 14, 2011 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL. BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC. FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 ZONE CHANGE (ZON) 2011-00001 FILE TITLE: • WESTSIDE CHRISTIAN HIGH SCHOOL APPLICANT: Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use currently not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north, Hwy. 217 on the west,and Pacific Hwy. on the south;Washington County Tax Assessor's Map 1S136CC,Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Iwy. 99), Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goo s and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10 Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (TPR);and the Metro Regional Transportation Plan (RTP). THE PUBLIC HEARING ON THIS MA 1.1'ER WILL BE CONDUC"1'ED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LIS[ENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (11)D - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRITIEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRI"1"1'rN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING,AND INVITE BOTH ORAL AND WRIf1'FN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE,OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING,A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST,OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639-4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO garypn"tigard-or.gov. ! ' no- '---- VICINITY MAP Minn .11.1•11111111 -111 - .—^1- i CPA2011.00001 - _ ��c._x-� __�} ZON2011.00001 M ��z r-- WESTSIDE CHRISTIAN HIGH F-- --c. S- _ SCHOOL '-r01111.11 111111111111ag II adli 111611 1111 PFAFFLE SI Vaigg4 Subject Site � ,i�i�++�i iii i - •24 iii 4i�i�i� 4 ii+ +:+.444, M _iii0ii o i � w 1� i0..t•4+ � -, ,d :iris ****:::it;i4 7!1,0,,v14\ ' --- .— --- -- aamnneymn0m ms.opsvysrlaaml._ . _. \ \ O�wlap tl�il.la�oFA�il�a� Appmc WON l:luw•In•,fAdO.,... O > 1 Wp pm�010LVp F1011[1.10,11 y/ 1 C IIVWnOl YO.VO Oc a.n V:''''CI M �� 7: ------- --- - O Feet NO i Tt^ MR" ' In ''N +w..upatlo.pw AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY bOF THE NOTICE THAT WAS POSTED ON THE SITE. TIGARD In the Matter of the Proposed Land Use Applications for: Land Use File No.: CPA2011-00001/ZON2011-00001 Land Use File Name: WESTSIDE CHRISTIAN HIGH SCHOOL I, Gary Pagenstecher,Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate lo • n(s) IF no a dress(s) and/or tax lot(s) currently registered) a (F�ex, set) P Q S 0 s ' e FIL � �17 and did personally post notice of the proposed land use lication(s)by means of weatherproof posting in the general vicinity of the affected territory, a cop of said notice being hereto attached and by reference made a part hereof, on the 7 dil day of ,201( . 6.-e.,4K, (:),,, ,...A.S.,._. Signature of Person Who Pe ormed Posting (In the presence of e Notary) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 74 day of Ap r, I ,20 I I . ,- OFFICIAL SEAL l) ( KRISTIE J PEERMAN {) 1 NOTARY PUBLIC-OREGON 9 .e.„....,40 1 r�if COMMISSION NO.419242 ( NOTARY PUBLICFF OREGON h1Y COMMISSION EXPIRES JULY 28,2011 1-,, ) My Commission Expires: '44? 2 8, 101 i NOTICE OF PUBLIC HEARING The following will be considered by the Tigard Planning Commission on Monday May 16, 2011 at 7:00 p.m. and by the Tigard City Council on Tuesday June 14, 2011 at 7:30 p.m. at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060.E. The Planning Commission's review is for the purpose of making a recommendation to the City Council on the request. The Council will then hold a public hearing on the request prior to making a decision. Further information may be obtained from the City of Tigard Planning Division (Staff contact: Gary Pagenstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-718-2434 or by e-mail to garyp@tigard-or.gov. PUBLIC HEARING ITEM: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001/ZONE CHANGE (ZON) 2011-00001 - WESTSIDE CHRISTIAN HIGH SCHOOL - REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaff le Street. The site is bounded by SW Pfaff le on the north, Hwy. 217 on the west, and Pacific Hwy. on the south; Washington County Tax Assessor's Map 1S136CC, Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R- 40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and- ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (TPR); and the Metro Regional Transportation Plan (RTP). p in person El electronic El El mailed ft Pei I 1 DLCD Notice of Proposed Amendment _ - Opp, THIS FORM 1 MUST BE RECEIVED BY DLCD AT LEAST 45 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING PER ORS 197.610,OAR 660-018-000 For DLCD Use Only Jurisdiction: City of Tigard Date of First Evidentiary Hearing: May 16, 2011 (Change in date only!) Local File Number: CPA2011-00001/ZON2011-00001 Date of Final Hearing: June 14, 2011 Is this a REVISION to a previously submitted proposal? ® Yes ❑ No Date submitted: 3/22/11 ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Urban Growth Boundary Amendment ❑ Transportation System Plan Amendment F J Other: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Briefly Summarize Proposal. Do not use technical terms. Do not write "See Attached"(limit 500 characters): Has sufficient information been included to advise DLCD of the effect of proposal? ®Yes, text is included For Map Changes: Include 81/4"x11" maps of Current and Proposed designation. ® Yes, Maps included Plan map changed from: Professional/Administrative Commercial To: Mixed-Use Employment Zone map changed from: C-P To: MUE Location of property (do not use Tax Lot): 8200 SW Pfaffle St. (Bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south.) Previous density: Minimum 32 units/net acre New density: Maximum 25 units/acre Acres involved: 7.44 Applicable statewide planning goals: ® 217 3 4 5 6 7 8 9 ,1�0 11 ® �, 14 15 16 17 18 19 Is an exception to a statewide planning goal proposed? ❑ YES ® NO Goals: N/A Affected state or federal agencies, local governments or special districts (It is jurisdiction's responsibility to notify these agencies. DLCD only records this information): Oregon Department of Transportation. Local Contact: Gary Pagenstecher Phone: 503-718-2434 Extension: Address: 13125 SW Hall Blvd. City: Tigard Zip: 97223 Fax Number: 503-718-2748 E-mail Address: garyp @tigard-or.gov DLCD file No. SU i1VIITTAL REQUIREMEN I'S This form must be.received by DLCD at least 45 days prior to the first evidentiary hearing + per ORS 197.610 and OAR Chapter 660, Division 18 1. This Form 1 must be submitted by local jurisdictions only(not by applicant). 2. When submitting, please print this Form 1 on light green paper if available. 3. Text: Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information the local government believes is necessary to advise DLCD of the effect of the proposal. "Text" means the specific language being added to or deleted from the acknowledged plan or land use regulations. A general description of the proposal is not adequate. Do Not Submit Form 1 Without Supporting Documentation. 4. Maps: Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map should be legible and on 8%x 11 inch paper. Please provide the specific location of property, such as an address and tax lot number. Include text regarding background,justification for the change, and the application if there was one accepted by the local government. 5. Exceptions: Submittal of proposed amendments that involve a goal exception must include the proposed language of the exception. 6. Unless exempt by ORS 197.610(2),proposed amendments must be received at the DLCD's Salem office at least 45-days before the first evidentiary hearing on the proposal. (The clock begins on the day DLCD Receives your proposal in the Salem Office.)The first evidentiary hearing is usually the first public hearing held by the jurisdiction's planning commission on the proposal. 7. DLCD would like you to submit ONE PAPER COPY and ONE (1) Electronic Digital CD including any maps (for submittal instructions,also see #4)] MAIL the PAPER COPY and CD of the proposed amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM,OREGON 97301-2540 8. Electronic Submittals: Must be pre-authorized to meet the Form 1 Notice of Proposed Amendment(45-day deadline)only by a phone call to the Plan Amendment Specialist, email notification will not be acceptable for pre-authorization. After authorization an email copy maybe accepted as the substitute for the CD, and one hard copy must be sent via United States Postal Service, Common Carrier or Hand Carried to the DLCD Salem Office and stamped with the incoming date stamp. 9. Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print forms on 8-1/2x11 green paper only if available. You may also call the DLCD Office at(503) 373-0050 x283; or Fax your request to: (503) 378-5518; or Email your request to larry.french(a�state.or.us http://www.lcd.state.or.us/LCD/forms.shtml Updated December 22,2009 o f in person [1] electronic❑ mailed❑ gr DLCD Notice A Proposed Amendment THIS FORM 1 MUST BE RECEIVED BY DLCD AT LEAST A COP 45 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING Idl PER ORS 197.610,OAR 660-018-000 P For DLCD Use Only Jurisdiction: City of Tigard Date of First Evidentiary Hearing: May 2, 2011 Local File Number: CPA2011-00001/ZON2011-00001 Date of Final Hearing: June 14, 2011 Is this a REVISION to a previously submitted proposal? ❑ Yes ® No Date submitted: N/A ❑ Comprehensive Plan Text Amendment ® Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment ® Zoning Map Amendment ❑ New Land Use Regulation ❑ Urban Growth Boundary Amendment ❑ Transportation System Plan Amendment ❑ Other: Briefly Summarize Proposal. Do not use technical terms. Do not write "See Attached"(limit 500 characters): The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Has sufficient information been included to advise DLCD of the effect of proposal? ®Yes, text is included For Map Changes: Include 8'/z"x11" maps of Current and Proposed designation. ® Yes, Maps included Plan map changed from: Professional/Administrative Commercial To: Mixed-Use Employment Zone map changed from: C-P To: MUE Location of property (do not use Tax Lot): 8200 SW Pfaffle St. (Bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south.) Previous density: Minimum 32 units/net acre New density: Maximum 25 units/acre Acres involved: 7.44 Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 ® ❑ ❑ ❑ ❑ ❑ ❑ ® ® ® ® ® ❑ ❑ ❑ ❑ ❑ ❑ Is an exception to a statewide planning goal proposed? ❑ YES ® NO Goals: N/A Affected state or federal agencies, local governments or special districts(It is jurisdiction's responsibility to notify these agencies. DLCD only records this information): Oregon Department of Transportation. Local Contact: Gary Pagenstecher Phone: 503-718-2434 Extension: Address: 13125 SW Hall Blvd. City: Tigard Zip: 97223 Fax Number: 503-718-2748 E-mail Address: garyp @tigard-or.gov DLCD file No. q71-6 73 . c 6c /bind OgINd L 0 S 1a 1-r 9-w-4-0a c5 S° 3'73 O v 5"v If 2,71 SL isMITTAL REQUIREMEil TS This form must be received by DLCD at least 45 days prior to the first evidentiary hearing per ORS 197.610 and OAR Chapter 660, Division 18 1. This Form 1 must be submitted by local jurisdictions only (not by applicant). 2. When submitting, please print this Form 1 on light green paper if available. 3. Text: Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information the local government believes is necessary to advise DLCD of the effect of the proposal. "Text" means the specific language being added to or deleted from the acknowledged plan or land use regulations. A general description of the proposal is not adequate. Do Not Submit Form 1 Without Supporting Documentation. 4. Maps: Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map should be legible and on 8% x 11 inch paper. Please provide the specific location of property, such as an address and tax lot number. Include text regarding background,justification for the change, and the application if there was one accepted by the local government. 5. Exceptions: Submittal of proposed amendments that involve a goal exception must include the proposed language of the exception. 6. Unless exempt by ORS 197.610(2), proposed amendments mustbe received at the DLCD's Salem . office at least 45-days before the first evidentiary hearing on the proposal. (The clock begins on the day DLCD Receives your proposal in the Salem Office.)The first.evidentiary hearing is usually the first public hearing held by the-jurisdiction's planning commission-on the proposal. . 7. DLCD would like you to submit.ONEtPAPER COPY-and ONE (1) Electronic Digital CD including any maps (for submittal instructions,also see•#4)] MAIL the PAPER COPY and CD of the proposed amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 8. Electronic Submittals: Must be pre-authorized to meet the Form 1 Notice of Proposed Amendment(45-day deadline) only by a phone call to the Plan Amendment Specialist, email notification will not be acceptable for pre-authorization. After authorization an email copy maybe accepted as the substitute for the CD, and one hard copy must be sent via United States Postal Service, Common Carrier or Hand Carried to the DLCD Salem Office and stamped with the incoming date stamp. 9.. Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print forms on 8-1/2x11 green paper only if available. You may also call the DLCD Office at(503) 373-0050 x283;"tr Fax your request"to: (503)378=5518;or Email your request to larry.frencla tatEor.us -- http://www.Icd.state.or.us/LCD/forms.shtml . Updated December 22,2009 U.S. Postal Servicerrr CERTIFIED MAIL., RECEIPT• _a (Do ' Attn: Patty/Planning 0 Ford Rli. CPA201 1-11000 1 N Wcstsidc Christian High School "Notice of Proposed Amendment" M Postage M� QpRTLA,y M Certified Fee �M _C O\ rR Postmark . ID O Return Receipt Fee re , im (Endorsement Required) cNI : i ! CI U A,l Restricted Delivery Fee �t/� (Endorsement Required) \J�� \b \� e 3 Total Postage&Fees 6�� �4 a Sent To ATTN: PLAN AMENDMENT SPECIALIST ca Oregon Dept.of Land Conservation&Development CO Street,Apt (35 Capital Street NE,Suite 150 D or PO Box Salem,UN 97301-2540 City,State, PS Form 3800,August 2006 See•everse for nstructions SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Signature I item 4 if Restricted Delivery is desired. ❑Agent • Print your name and address on the reverse so that we can return the card to you. El Addressee ■ Attach this card to the back of the mailpiece, B. R�eyceiv�ed�by,(P nteJd Name)- ate of lelivery or on the front if space permits. PF��-` ' '�-� ()(Q�Q((J( is of 1. Article Addressed to: D. Is delivery address different fror m 1? ❑Yes If YES,enter delivery address below: ❑ No + ATTN: PLAN AMENDMENT SPECIALIST Oregon D::Pt.of Land Com.rvatiom&Development 635 Capital Seem NE,Suite 150 3. Service Type Salem,OR 97301-2540 to Certified Mail ❑ Express Mail ❑ Registered ❑Return Receipt for Merchandise ❑ Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number (Transfer from service label) 7008 2 810 0001 3 8 31 7968 PS Form 3811, February 2004 Domestic Return Receipt 102605-o2-M-1540 REQUEST FOR COMMENTS c ' City of Tigard INv TDT-COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX :Y.5= -_p = Rate Calculation Worksheet .�;.:i,(,,,•` APPLICANT A45 p--,j/1)6_ eiRis-I-inft) N. C DATE 7 /f MAILING ADDRESS c PREPARE BY i 011W CITY/ZIP/PHONE PLANS CHECK# TAX MAP# PROJECT TITLE SITUS#ADDRESS Al/Gra SC-4100 L- . FORMER USE(S) USE ITE # TDT DESCRIPTION/NOTES # CODE UNITS X RATE _ AMOUNT I ZD 38 x 1.2 7 YS - /os r30 3 ?;00D ,,k X X = x = TOTAL TDT,FORMER USE(S) 40 PROPOSED USE(S) USE ITE # TDT DESCRIPTION/NOTES U e .,.,# CODE UNITS X RATE = AMOUNT., xi.3 6,i = by.", Afe, 0 x x = X - TOTAL TDT,PROPOSED USE(S) 4I 4/4, 7o v LESS TOTAL TDT,FORMER USE(S) — 1f U 5 j a 3 V TDT INCREASE/(DECREASE) 38/ 'v(INCREASE=TDT DUE) PAYMENT METHOD I CASH/CHECK A2 �� ; CREDIT BANCROFT AGREEMENT (PROMISSORY NOTE) DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) y • ` P321 4ve., (✓� (l ortlandSWn ,th OR A97204 Suite 400 PROJECT (, Phone 503.248.0313 RI F€2,4X 64" & (Q f7 LANCASTER Fax 503.248.9251 / ( bl� ENGINEERING www.Lancast_] •ineering.com Date Page of 1 ' tH 119' Irl Lict �' 25 N 39 1.7 0 P5 3; --> - 7/ '5‘-'1 kak5 /2 -1. 2-11 •1 P' ; 1�1 Ifs / 7";) 1 35 17i P9 64.., lyk ..... , fil ct, \ LI 11/ f 7 6= Q... i , 1 ° Department of Transportation r<�Wk. Region 1 Headquarters "�' n 123 NW Flanders Street N�_ k Portland,OR 97209 ` '' .W- (503)731.8200 T;;g' John A.Kitzhaber,MD,Governor FAX(503)731.8531 4/26/11 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 ATTN: Gary Pagenstecher, Associate Planner RE: CPA2011-00001/ZON2011-00001: Pacific Highway (99W) and Highway 217 We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule (TPR), OAR 660- 012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system, or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a si gnificant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the City to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is commonly referred to as the"reasonable worst case"traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case"traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with City staff, ODOT has determined that the MU E zoning allows a broad range of uses (particularly retail and eating and d rinking establishments)that could reasonably generate more trips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the City concur with the applicant's proposal to lira it the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660- 012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. ODOT is supportive of the City's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the City review their mixed use zones to ensure that land use implementation is reflective of the City's vision. In the current case, while there are some restrictions on the MUE zone, we encourage the City to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the City and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). Thank you for providing ODOT the opportunity to participate in this land use review. If you have any further questions regarding this matter, please contact me at 503-731-8234. Sincerely, Seth Brumley Development Review Planner C: Kirsten Pennington, ODOT Region 1 Planning Manager Marah Danielson, ODOT Region 1 Planning Doug Baumgartner, ODOT Region 1 Traffic MEMORANDUM CITY OF TIGARD, OREGON DATE: April 25, 2011 (Revised from memo of April 7, 2011) TO: Gary Pagenstacher, Associate Planner FROM: Gus Duenas, Development Engineer RE: CPA2011-00001 Westside Christian High School Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Access to the site will be from Paff le Street. For future development of the site, the existing driveway will have to be relocated to a point where conflicts with the streets on the opposite side can be minimized. Sight distance certification on the driveway location will be required as part of that future development to ensure that sight distance requirements are met. The proposed emergency access to the side from Highway 99W may or may not be granted by ODOT. That entry is currently closed and may remain closed if ODOT does not approve the request for emergency access. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. N/A Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 1 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030E and Figure 18.810.1 require a three-lane collector to have right-of-way varying from 70 feet to 74 feet. Improvements required include sidewalks, bike lanes, underground utilities, street lighting, storm drainage, planter strips and street trees. Paffle Street is a collector street in the City's Transportation System Plan. This application for zone change will not require dedication of ROW or construction of improvements on Paffle or on Highway 99W. However, any subsequent application for construction of a high school on the property will be subject to the requirements for expansion of ROW (if needed) and public improvements along the frontages in accordance with the City's Development Code. Those requirements will be determined at that time. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. N/A ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 2 Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. N/A Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. N/A Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 3 grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. N/A Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Access to the site will be from Paffle Street, a City of Tigard collector street. Access to Highway 99W is closed, but may be available for emergency access only, subject to ODOT approval. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. N/A Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 4 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. N/A Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. N/A Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Not applicable for this application. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 5 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Sewer service is available to the site. Adequacy for a specific development will be determined upon application for future development. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Storm water detention and water quality treatment will be required for future development. It is not applicable for this application. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 6 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. Undergrounding of utilities along the Paffle frontage will be required of future development. Underground service to the site is also required. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 7 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: The reasonable worst case scenario listed in the narrative of medical/dental office generates much less traffic than a combination of commercial and retail establishments,including eating and drinking establishments.A fast-food restaurant with drive-thru in particular is an exceptionally high traffic generator. In combination with a discount supermarket or other retail uses,this potential use could conceivably generate much higher traffic numbers than shown in the traffic analysis. A traffic analysis that examines that type of mix would be useful in determining a reasonable potential worst case scenario. Because of the potential for future uses that may generate much higher traffic numbers,it would seem to make sense to set a trip cap on this zone change. That trip cap may be set at the higher trip cap under the existing zoning,if only to potentially allow a more varied mix of uses in the future. Based on the potential for much higher traffic generation by uses other than Medical/Dental offices, the City concurs with the higher trip caps proposed by the applicant. Those trip caps are 373 site trips in the morning peak hour and 561 site trips during the evening peak hour. Fire and Life Safety: Tualatin Valley Fire and Rescue (TVF&R) is the service provider for fire and emergency services. This service provider should be contact for comments on the proposed zone change. Public Water System: Water service is available to the site. Tualatin Valley Water District is the service provider for water in this location and should be contacted for comments on the proposed zone change. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Not applicable for this application. (For Private Facilities) ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 8 To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor)with written confirmation that the water quality facility is in compliance with the design and specifications. (For privately maintained Stormwater Management Units) The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. A 1200CN/1200C Permit will be required if the disturbed areas on site are over one acre and five acres respectively. (Grading plan for subdivisions) A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 9 The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Not applicable for this application. Site Permit Required: N/.1 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. N/A for this application. Future development will require issuance of a new address or addresses. Other Requirements: Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE ZONE CHANGE: Submit to the Community Development Department (Gus Duenas, 503-718-2470, for review and approval: Limit any future use by the trip caps of 373 site trips in the morning peak hour and 561 site trips during the evening peak hour. ENGINEERING COMMENTS CPA2011-00001 Westside Christian High School PAGE 10 I City of Tigard REQUEST FOR COMMENTS TIGARD DATE: March 22,2011 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 E-mail:garypatigard-or.gov COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001/ZONE CHANGE (ZON) 2011-00002 - WESTSIDE CHRISTIAN HIGH SCHOOL - REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north, Hwy 217 on west,and Pacific Hwy on the south; Washington County Tax Assessor's Map 1S136CC Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services,restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre,i.e.,equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally.Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle,a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99),Highway 217 and I-5.This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive.The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380,18.390;Comprehensive Plan Goals: 1,Citizen Involvement;2,Land Use Planning;9,Economic Development;10,Housing; 11,Public Facilities and Services; 12,Transportation;13,Energy Conservation; Same Statewide Planning Goals;Oregon State Transportation Planning Rule(TPR);and the Metro Regional Transportation Plan(RTP). The Applicant's Materials are attached for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,WE NEED YOUR COMMENTS BACK BY: TUESDAY APRIL 5, 2011, You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division,13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. — Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. II OF TIGARD REQUEST FOl JMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: c? 120 I1-011/40-N70(('-D( FILE NAME: L E. "-15IUt- C L LS7)bfr fl-Co' ' CITY OFFICES t y _C.D.ADMINISTRATION/Ron Bunch,CD Director _DEVELOPMENT SERVICES/Todd Prager,Assoc.Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATION/Susan Hartnett,Asst.CD Director _BUILDING DIVISION/Mark Vandomelen,Building Official HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer PLANNING COMMISSION(+12 sets) _DEVELOPMENT SERVICES/Planning-Engineering Techs. _PUBLIC WORKS/Brian Rager,Assistant PW Director X FILE/REFERENCE(+2 sets) X DEVELOPMENT SERVICES/Gus Duenas,Development Eng. _PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*_ TUALATIN VALLEY FIRE&RESCUE• _ TUALATIN VALLEY WATER DISTRICT• _ CLEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall 1850 SW 170i°Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS II CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA-Adopted) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(ZCA.RFC Only) XOR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps aCWS Letter Only) O.Gerald Uba,Ph.D.,(CPNDCNZON) Mara Ulloa(Comp.Plan Amendments 8 Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager .....,, n . -n A5 Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue \` 1 ° 01 King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(PxwedinesinArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _ CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 A Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Assessment&Taxation(ZCA)MS 9 —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Dona Mateja,Cartography(zcA)Ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(Vacations) 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)"911°(Monopole Tow.rs) 1 Chad Gordon,Assistant District Manager (Notify If ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify If Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Bruce Carswell,President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus isee PAW.Areacmraal (If Project is Within Y.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev tree Map for Area Comao) Brian Every(Apps E.ot HatloNet Saw) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 19-Oct-10) (Also update:is\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this document) MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING tri I. J.,lyq r.,„ I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Assistant for the City of Tigard,Washington County, Oregon and that I served the following: © NOTICE OF FINAL ORDER FOR: CPA2011-00001/ZON2011-00001-WESTSIDE CHRISTIAN HIGH SCHOOL (file No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ® Tigard City Council (6/14/2011) A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on June 21,2011,and deposited in the United States Mail on June 21,2011,postage prepaid. 17 i /. 1 — -/■ "_.i...44 d2 111Pr (Person -pared '' / F STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the evie day of L.-14 , 2011. .f.,:::7.';' OFFICIAL SEAL I)J nil 1 a `� �I) ��:".���'A= SHIRLEY L TREAT 1) lSYt G►l�l/A / `I �a;'� NOTARY PUBUC-OREGON () COMMISSION NO.459846 (� NCSI ARY PUBIC OF OREGON j MY COMMISSION MMISSION�EXPIRES JULY 06,2015 (; ,` `��� My Commission Expires: 7/(0/15 120 DAYS = N/A EXHIBITA.. DATE MAILED: 6/21/2011 ® r xs CITY OF TIGARI �" GAI D Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL • Case Numbers: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 ZONE CHANGE (ZON) 2011-00001 Case Name: WESTSIDE CHRISTIAN HIGH SCHOOL Applicant's Name/Address: Westside Christian High School 4565 Carman Drive Lake Oswego,OR 97035-2574 Owner's Names/Addresses: City Bible Church 9200 NE Freemont Street Portland,OR 97220 Address of Property: 8200 SW Pfaffle Street Tigard,OR 97223 Tax Map/Lot Nos.: Washington County Tax Map 1S136CC,Tax Lot 00100. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (ORDINANCE NO. 11- . Q . THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MA 1'ERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON MAY 16. 2011 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. THE CITY COUNCIL ALSO HELD•A PUBLIC HEARING TO RECEIVE TESTIMONY ON JUNE 14, 2011 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Subject: 9 The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning AT THE 6/14/11 CITY COUNCIL PUBLIC HEARING, THE COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 11-03). ZONES: C-P: Professional/Administrative Commercial District and MUE: Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (1'PR); and the Metro Regional Transportation Plan (RTP). Action: ➢ ❑ Approval as Requested E Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Affected Government Agencies ® Interested Parties Final Decision: THIS IS THE FINAL DECISION BY THE CITY AND IS EFFECTIVE ON JULY 14, 2011. The adopted findings.of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) within 21 days according to their procedures. Questions: Call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. A (. CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 11- 0 3 AN ORDINANCE APPROVING A COMPREHENSIVE PLAN MAP AMENDMENT (CPA2011-00001) AND ZONE MAP AMENDMENT (ZON2011-00001) FOR 8200 SW PFAFFLE STREET, CHANGING THE COMPREHENSIVE PLAN DESIGNATION FROM PROFESSIONAL COMMERCIAL TO MIXED USE EMPLOYMENT AND CHANGING THE ZONING CLASSIFICATION FROM (C-P) TO (MUE), SUBJECT TO A CONDITION OF APPROVAL IMPOSING A TRIP CAP ON THE SITE. THE SUBJECT PROPERTY IS TAX LOT 100, WASHINGTON COUNTY TAX ASSESSOR'S MAP IS 136CC. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi-judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the commission to make a recommendation to the council on an application for a comprehensive plan map amendment; and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code requires demonstration of compliance with all applicable comprehensive plan policies and map designations;and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community, or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application;and WHEREAS, pursuant to Section 18.390.060.G of the Tigard Development Code, a recommendation by the commission, and a decision by the council, shall be based on consideration of Statewide Planning Goals and guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; and any applicable Metro regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on May 16, 2011, and recommended approval of CPA2011-00001/ZON2011-00001 by motion with a vote of seven in favor and one abstension; and WHEREAS, the Tigard City Council held a public hearing on June 14, 2011, to consider the request for a quasi-judicial comprehensive plan and zone map amendment and determined that the amendments will not adversely affect the health,safety and welfare of the city and meet all applicable review criteria. Certified to be a true copy o%the original document on fi :t City of Tigard City H�rll By C )l c," „_. City Recorder,, Cety�f' Tigard O ORDINANCE No. 11- 03 Date: ! ((p( )/ ( TIGARD Page 1 . a . NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2011-00001) and Zone Change (ZON2011-00001) are hereby approved by the City Council, subject to the condition of approval in the May 5, 2011 Staff Report to the Planning Commission. SECTION 2: The attached findings in the May 5, 2011 Staff Report to the Planning Commission are hereby adopted in explanation of the council's decision (Exhibit"A"). SECTION 3: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: By u 1I an I I'YO(,(t„ vote of Council members present after being read by number and title only,this JAltay of ,2011. Catherine ■ eadey,City Recorder 4 �f _ APPROVED: By Tigard City Council this" r day of 4,_ ,2011. Dirksen,Mayor j ed as to form: orney u / DO/ f Date ORDINANCE No. 11- v 3 Page 2 . Elckibil- 6r dt rta. t ci nIo . I- Agenda Item: ,5.1 Hearing Date:May 16.2011 Time:_ 7:00 PM STAFF REPORT TO THE a PLANNING COMMISSION e FOR THE CITY OF TIGARD, OREGON T GAR D 120 DAYS = NA SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL FILE NOS.: Comprehensive Plan Amendment CPA2011-00001 Zone Change Amendment ZON2011-00001 PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation' and Zoning Map Classification for a single T.44-acre lot from Professional/Ac i n;sttative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. If the request is approved, the applicant anticipates applying for a Conditional Use Permit and Site Development Review to redevelop the site and reuse the existing building. APPLICANT Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland,OR 97220 Lake Oswego, OR 97035-2574 LOCATION: The property is located at 8200 SW Pfaffle Street The site is bounded by SW Pfaffle on the north, Hwy 217 on west,and Pacific Hwy on the south;Washington County Tax Assessor's Map 1S136CC Tax Lot 100. CURRENT ZONE/ COMP. PLAN DESIGNATION: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District,residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more- intensive commercial and industrial areas. PROPOSED ZONE/ COMP. PLAN DESIGNATION: MUE: Mixed-Use'Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning • district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and STAFF REPORT TO THE PLANNING COMI\IISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WFSISIDE CHRISTIAN HIGH SCHOOL COMPRF�HENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 1 OF 17 transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of taps to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; and the Oregon State Transportation Planning Rule(TPR); SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Zone Change subject to the Findings in Section IV of this Staff Report and the following proposed condition of approval_ CONDITION OF APPROVAL 1. The site shall be limited to a maximum of 373 a.m.peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adopting the zone change,if approved by the City Council. SECTION III. BACKGROUND INFORMATION Site History The subject 7.44 acre site is approximately 415 feet in width by 800 feet in length occupying a hill with a high elevation of approximately 245 feet and a low elevation of approximately 220 feet at both Pfaffle and Pacific Hwy.The site includes a filbert orchard and open lawn on the north with the existing building surrounded by parking at the center and high point of the property.Access is from SW Pfaffle. Staff reviewed the zoning history of the subject property utilizing old zoning maps and city records. The 1983 Comprehensive Plan and Zoning Map and all subsequent maps show the subject property designated Professional Commercial(C-P). The existing 38,000 single-story building was designed as a General Motors automotive training center that operated at the site until 2002. After being vacant for a number of years, the property was purchased by City Bible Church for its "217 Campus" satellite. The church planned a major renovation and expansion of the site in 2005 and received a Site Development Review permit (SDR2005-00010) to construct two new 35,000 square foot commercial office buildings,a 1,000-seat (41,000 sq. ft.) auditorium addition to the existing building, and 366 parking spaces. The church's entitlement has since expired. Except for a small pre-school program that operates weekday mornings,the church's activities are primarily Sunday-based. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WES7SIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 2 Of 17 Vicinity Information The site (see figure below) is bounded by SW Pfaff le on the north, Hwy 217 and multi-family residential development on west, commercial development on the east, and SW Pacific Hwy on the south. Initially the adjacent properties west and east were also zoned C-P, but have since been rezoned to Medium-High Density Residential(R-25) on the west and General Commercial (C-G) on the southeast. North of SW Pfaff le there is an established low density residential neighborhood served by five streets from SW 79th to SW 84th Avenues. SW 82nd Avenue is located directly across Pfaff le from the subject site which terminates in a cul-de-sac serving seventeen residences. This neighborhood would be affected by increased traffic to the subject site. Increased use of Pfaff le can be expected resulting from a recent closure of vehicular access from SW Pacific Hwy on the south. With Pfaff le providing sole access to the subject site, increased impact to the intersections with SW Hall to the west and SW Pacific Hwy to the east,would be expected. ilkil 4 jlrf t "- tea+: -. A 71 ,.•� ._-, _n� > lii f im ;g� Vii►___, y� '� a ^rR t '„-. �+*.,,,, �iF� �P r!_ si •�'' -FEE. i r " !• j►. .-�ii- yet► "L �. t -tf i ffr,.. ff w- R} ► - .1 . , A 7 , 2 -+t �� •• i► r. i ;d , ,e4 i i Y Tat.• .4) o lie a `',R`: .; . i'�°j " . e•q.�► _ , tea' fir" , _� s- �' # ;�- a �r � '�• � "yew sip �, '� Sr :• i ,1 iltt , • ' Site �. ,p N:. <,, . .......r ---!: .- . - y C-G (PD) trios* ., -'.4 :1' +. ATIANTHST 'illM q .I.,-; N,..,,.- im Site Information and Proposal Description The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designation and Zoning Map Classification for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed Use Employment (MUE).The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. Schools would be allowed as a conditional use in the MUE zone. The applicant states that if a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 f) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date, WCHS-hopes to add an auditorium in the southeast corner (13,600 gsf) (Phase 2). STAFF REPORT 10 THE PLANNING COMMISSION -MAY 16,2011 PUBLIC I IF\RING CPA201100001/V(F.S7'SIDE CHRISTIAN IHIGI I SCI TOOL COMPREI IENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CI1RUS11 N HIGH SCHOOL ZONE CHANGE PAGE 3 OF 17 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. The proposed zone change application to change the zoning on the subject site from C-P to MUE also involves a comprehensive plan map amendment from Professional Commercial to Mixed Use Employment. Therefore, the Planning Commission shall make a recommendation to Council on the proposed zone change application and comprehensive plan map amendment. B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; APPLICABLE CITY OF TIGARD COMPREHENSIVE PLAN POLICIES The City has an acknowledged Comprehensive Plan consistent with the statewide planning goals. Therefore, consistency with the applicable Comprehensive Plan goals and policies as addressed in this section of the staff report constitute consistency with the applicable statewide planning goals. The Transportation Planning Rule (RR) OAR 660-012-0060 is applicable to this application and is addressed under the Transportation Goal,below. CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The applicant's representative sent out notices to surrounding property owners and neighborhood representatives, posted a sign on the property, and held a neighborhood meeting on February 7, 2011 in accordance with the City of Tigard's neighborhood meeting notification process. According to the minutes of the neighborhood meeting contained in the record, 14 people attended. Discussion related primarily to expected traffic on SW Pfaffle and questions about the proposed school. In addition, the City mailed notice of the Planning Commission heating to property owners within 500 feet of the subject site,interested citizens,and agencies,published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures.These parties have the opportunity to attend the Planning Commission hearing and provide testimony. FINDING: As shown in the analysis above, the proposed comprehensive plan and zone change is consistent with the applicable Citizen Involvement Goal. LAND USE PLANNING Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 4 OF 17 Policy 3. The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. Request for comments for the proposed zone change were sent to Department of Land Conservation and Development (DLCD), Metro,Wilashington County and Oregon Department of Transportation (ODOT). DLCD was provided the opportunity to comment and coordinate the application for the Post Acknowledgement Plan Amendment process per ORS 197.610. ODOT submitted comments on the proposal, which are included in their entirety under the Transportation Goal section, below. This policy is met. Policy 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. The 2040 Growth Concept, the region's 50-year land use plan adopted in 1995 by Metro,identifies centers for compact urban development It also protects existing neighborhoods and natural areas within the urban growth boundary as well as farm and forestlands outside of the boundary. The plan calls for high capacity transit service to support the identified centers, and facilitate travel between housing and employment centers. The 2035 Regional Transportation Plan (RTP), along with the 2040 Growth Concept, emphasizes the need to coordinate land use decision-making and transportation investment These policies direct future projects to be developed as multimodal transportation and land use planning efforts. State, Metro, and local policies and plans seek to promote the integration of rand use transportation planning investment to promote dense,efficient,compact urban development in centers. The City of Tigard is currently engaged in a regional coordinated planning effort being referred to as the "Southwest Corridor Plan."The SW Corridor Plan is comprised of five separate plans.These include land use plans for the cities of Tigard, Tualatin, and Portland that are focused on identifying land uses to support future transit investments. In conjunction with these land use plans, Metro, ODOT, and TriMet are leading efforts specifically addressing multi-modal transportation analyses,needs,and solutions. The TGM: Tigan!High CapacO, Transit Corridor Land Use Plan (HCT Corridor Land Use Plan) will identify locations and land use characteristics for potential future high capacity transit(HCT) stations.The purpose of the HCT Corridor Land Use Plan is to help the Tigard community identify the best land use and development alternatives in a way that integrates transportation with land use planning, and supports Tigard's vision for the future. The HCT Corridor Land Use Plan is expected to be completed in 2012. One key principle and priority of the project is to inform current planning in Tigard to ensure that its land use designations and urban design principles will support future community, transit, and other transportation investments. The proposed up-zoning of the subject site, located within the Southwest corridor on Pacific Hwy, from C-P to MUE is in keeping with this policy as well as the visions for nearby Downtown Tigard to the southwest and the Tigard Triangle to the southeast.This policy is met. Policy 6. The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. The following excerpt from Table 18.520.1, Use Table: Commercial Zones shows a comparison of uses between the C-P and MUE zones where they differ. In sum, the proposed MUE zone permits a number of residential, civic, commercial, and industrial uses not currently permitted in the C-Is zone. Where no residential or industrial uses are permitted in the C-P zone, the MUE ermits multifamily residential (R- 25), light industrial, research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools, and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses m the C-P, are permitted outright in the MUE. Only two uses, outdoor entertainment and heliports are permitted in the C-P but not in the MUE. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 5 OF 17 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES (Excerpt) USE CATEGORY C-P I MUEI2O1 I RESIDENTIAL Household Living R I RRt1 CIVIC(INSTITUTIONAL) Colleges N C Community Recreation N C Schools N C COMMERCIAL Commercial Lodging Rltal P Eating and Drinking RI'SI P Establishments Outdoor Entertainment RI'5) N Sales-Oriented RI'sl RI221 Personal Services P RI221 Repair-Oriented N RI221 Bulk Sales N RI721 Animal-Related N P Motor Vehicle N RIB Servicing/Repair INDUSTRIAL Light Industrial N RI2I Research and Development N RI2+1 Warehouse/Freight Movement N R1241 OTHER Heliports C I N P=Permitted R=Restricted C=Conditional Use N=Not Permitted (14] Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [15] As accessory to offices or other permitted uses,the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the development complex. [16] May not exceed 10%of the total square footage within an office complex. [20] All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. [21] Multifamily residential,at 25 units/gross acre,allowed outright.Pre-existing detached and attached single-family dwellings are permitted outright. [22] New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23] All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24] Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. In addition, special limitations in the MUE zoning district (18.520.050.C) include: 1) a maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40, exempting residential use; and 2) on lots greater than three acres,general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. The footnote restriction for certain commercial uses note [22J) may not apply to the proposed"zone change as the subject site is not located in either the Washington Square Regional Center or the Tigard Triangle. However, the 0.40 FAR limitation for all permitted MUE uses and the 30,000 square foot limitation for general retail use would apply to the subject site. Because these limitations do not apply to uses permitted in the C-P zone, some development types (applicant's medical office example) could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESISIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011.00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 6 OF 17 The city wishes to promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. Notwithstanding the more limited build out potential of the site under the proposed MUE zone, the Tgreater variety of uses allowed (presumably of sufficient economic value underlying their application to the igard Triangle) will, in the case of this applicant, permit redevelopment of an underutilized development and site.This policy is met. Policy 7. The City's regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: C. Mixed use; The subject site is suited to mixed use zoning because of its location on SW Pacific Highway, a High- Capacity Transit Corridor, proximity to Downtown Tigard and the Tigard Triangle, and adjacency to Highway 217. The proposed MUE zone permits a number of residential, civic,commercial, and industrial uses not currently permitted in the C-P zone. Where no residential or industrial uses are permitted in the C-P zone, the NIUE permits multifamily residential (R-25),light industrial,research and development, and some warehouse/freight movement. Civic uses are expanded in the MUE to include colleges, schools,and community recreation. Commercial uses such as commercial lodging, eating drinking establishments and sales oriented retail where limited to a percentage of permitted uses in the C-P, are permitted outright in the MUE.This policy is met. Policy 12. The City shall provide a wide range of tools, such as planned development, design standards, and conservation easements that encourage results such as: B. Land use compatibility; As shown in the excerpt from Table 18.520.1 above, additional uses would be permitted under the proposed comprehensive plan amendment and zone change request. Permitted uses under the new zone should be generally compatible with the existing uses in the area to approve the request. However, the goal speaks to tools that encourage land use compatibility for those uses otherwise allowed under the code. For example, the specific school use proposed for the subject site will be processed under a concurrent Conditional Use/Site Development Review. The conditional use review provides discretion by the hearings officer to adequately condition a proposal to be compatible with surrounding uses. This policy is met. E. Regulatory flexibility necessary for projects to adapt to site conditions. As noted above, the city has the opportunity to provide regulatory flexibility in the Conditional Use process that will apply to the specific use, a high school, proposed for the subject site, with additional flexibility provided by the process for Variances and Adjustments.This policy is met. Policy 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan,and when necessary,those of the state and other agencies. As shown in the findings in this staff report, the applicant's submittal demonstrates consistency with applicable criteria and requirements of the Tigard Development Code, Comprehensive Plan, and state agencies.This policy is met. Policy 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A.Transportation and other public facilities and services shall be available,or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WFSTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/V(%ESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 7 OF 17 In Chapter III of the applicant's submittal, the applicant included a preliminary impact analysis to demonstrate that the proposed new zoning district, MUE, and proposed conditional use, a high school, will not unduly tax the public infrastructure system for water, sanitary sewer and stormwater disposal. To address the transportation impacts, the applicant proposes a trip cap for the site to ensure the proposed re- zoning will not exceed existing or future roadway capacity. The proposed trip cap is supported by ODOT as evidenced in their comment letter included under the Transportation Goal section, below. A detailed impact analysis for all of these types of infrastructure would be provided in the subsequent concurrent Conditional Use/Site Development Review applications.This policy will be met. B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services. As noted above, the applicant requests that the city condition the approval of the requested re-zoning with a trip cap that does not exceed the total number of automobile trips associated with the most intense use,a medreal/pdental office, allowed by tight in the existing C-P zone. With a condition of approval implementing a trip cap on the subject site,this policy is met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc.in the particular location,versus other appropriately designated and developable properties; As shown above in Table 18.520.1, the proposed Mixed Use Plan Designation would allow a number of residential, civic, commercial, and industrial uses not currently permittedin the C-P zone. The subject site is located on Pacific Hwy which is a designated transit corridor and a route for High Capacity Transit in the future. Mixed use zones would support the intensity and density of development needed to support the enhanced transit use.This policy is met. D.Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; As documented in the applicant's submittal in Chapter III pages 6-8, an alternatives analysis finds that there are no alternative vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the roposed 400-student high school The analysis evaluates 7 sites within the city limits between 3.7 and 12.5- cres in size. The applicant's suitability criteria included a site of at least 7.4 acres,available for sale or lease,and without major development constraints. As mentioned above, the proposed MUE zoning designation is more appropriate for the site in general • given changes in surrounding areas and in keeping with the evolving vision for this portion of Tigard, including SW Pacific Highway as a High Capacity Transit Corridor and redevelopment envisioned for Downtown Tigard and the Tigard Triangle to the west and east of the site,respectively.This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled. The subject site does not include any overlay districts at present. Subsequent Conditional Use and/or Site Development Reviews would ensure development would comply with all applicable development code regulations. This policy can be met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses. The subject site is high ground in Tigard and does not contain any sensitive lands. Surrounding land uses include low and medium residential,retail, office,and motor vehicle fuel sales.The range of uses permitted in the MUE zone would require Conditional Use and/or Site Development Review to ensure development would comply with all applicable development code regulations.This policy can be met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA201I-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESI'SIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 8 OF 17 • G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The subject site is high ground in Tigard and does not contain any sensitive lands.This policy is met. Policy 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. The applicant has proposed, and ODOT has recommended a condition, to comply with the Transportation Planning Rule by implementing a trip cap to ensure development allowed under the MUE di zone does not contribute any more trips to the surrounding transportation facilities than is already allowed under the C-P zone. Given approval of the zone change, he applicant has stated they will apply for a conditional use permit to develop the specific school on the site. Under this policy, the Planning Commission could recommend and City Council could approve a definite land use, such as the roposed school use, and specific design/development requirements, such as the proposed trip cap, and/or other uses or requirements for development if they determine through the hearings process that it would be appropriate to the site and adjacent development. Policy 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoning Map(s) and for development plan approval of a specific land use. Concurrent review is allowed but would occur subject the developer's risk in applying for concurrent review. The applicant represented that they would apply sequentially to avoid the risk of losing substantial investment in specific land use reviews with the possibility of denial of the zone change. This policy is met. FINDING: As shown in the analysis above, the applicable Land Use goals and policies have been met. The Planning Commission could recommend and City Council could approve a definite land use and specific design/development requirements if they determine through the hearings process that it would be appropriate to the site and.adjacent development. ECONOMIC DEVELOPMENT Goal 9.1: Develop and maintain a strong,diversified, and sustainable local economy. Policy 2. The City shall actively encourage businesses that provide family-wage jobs to start up, expand,or locate in Tigard. As indicated in the applicant's submittal,when it relocates to Tigard from Lake Oswego,WCHS will have a combined faculty/staff of 38 full- and part-time employees, which will increase to 40 when the school reaches its maximum size of 400 students. As most of these employees are teachers and administrators, these jobs command family wages and full benefits. Recommendation by the Commission and approval by Council of the proposed zone change and comprehensive plan amendment would actively encourage WCHS to locate in Tigard,consistent with this policy. Policy 3. The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The applicant proposes a change in the zoning of the subject site to allow a school use. The standards in TDC 18.380 provide for amendments to the comprehensive plan and zoning map. Provided the standards for a zone change and map amendment can be met,and the required infrastructure is available as indicated in the transportation findings below, the school use may be accommodated, thereby promoting the anticipated development allowed by the comprehensive plan and zoning map amendment. This policy is met. Policy 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. • STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/W STSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 9 OF 17 • The subject site is significantly under-utilized. The proposed re-zoning from C-P to MUE will permit the relocation of WCHS from-Lake Oswego to Tigard. As noted above, the school plans to renovate the existing facilities extensively, expand the building footprint and make other site improvements including the landscaping of existing parking lots and creation of outdoor sports facilities. As a result, the use of the site will be extended throughout the work week in addition to the part-time use of the site by City Bible Church,-which will remain a weekend tenant The rezone and comprehensive plan amendment would facilitate redevelopment of underutilized commercial land,consistent with this policy. Policy 12. The City shall assure economic development promotes other community qualities,such as livability and environmental quality that are necessary for a sustainable economic future. The proposed MUE zone indudes a full range of civic and institutional uses, including schools, which makes an important contribution to the community's livability. By approving the proposed re-zoning, the city will facilitate several things: 1) permit the re-use of an archaic building with few options for alternative use; 2) increase the intensity of use of an under-utilized site in a critical location; 3) upgrade the facility by adding additional landscaping and outdoor sports facilities; 4) provide additional potential transit riders among students, staff and faculty.This policy is met. Goal 9.3: Make Tigard a prosperous and desirable place to live and do business. Policy 1. The City shall focus a significant portion of future employment growth and high-density housing development in its Metro-designated Town Center Downtown); Regional Center (Washington Square); High Capacity Transit Corridor(Hwy 99W);and the Tigard Triangle. The subject site lies on the SW Pacific Highway Corridor between downtown Tigard to the west and Tigard Triangle to the east. By approving the proposed re-zoning request, the city permit this partially- vacant,under-utilized site to redevelop.As noted above, the applicant states that the proposed high school will bring 38 new professional, family-wage jobs into Tigard,which will expand to as many as 40 such jobs when the school grows to its maximum student body of 400. This policy is met Policy 3. The City shall commit to improving and maintaining the quality of community life (public safety, education, transportation, community design, housing, parks and recreation, etc.) to promote a vibrant and sustainable economy. As noted in the policy statement, educational facilities contribute to the quality of community life. The proposed re-zoning will permit the subject site,which is partially vacant and significantly under-utilized,to be redeveloped for a high school with up to 400 students and 40 faculty/staff,in support of this policy. FINDING: As show in the analysis above, the applicable Economic Development goals and policies have been met. HOUSING Goal 10.1: Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. Policy 5. The City shall provide for high and medium density housing in the areas such as town centers(Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future (SW Pacific Hwy). Although the purpose of this quasi-judicial request is to re-zone the subject site to allow its redevelopment for a high school, the proposed zoning designation, MUE, does permit housing at 25 units/acre, considered "medium high-density" in the city's Development Code, as an outright use. Should the high school close or be relocated, the site could redevelop to include housing, most likely in a mixed-use configuration with the vertical or horizontal mix of residential and nonresidential uses. Thus, re-zoning expands future housing options on the site, something that the current C-P zone does not permit. The allowed density in the MUE zone of 25 units/acre is consistent with the R-25 zoning immediately to the west.This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/1PESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 10 OF 17 Goal 10.2: Maintain a high level of residential livability. Policy 3. The City shall commit to improving and maintaining the quality of community life public safety, education, transportation, community design; a strong economy, parks and recreation, etc.)as the basis for sustaining a high-quahty residential environment. As noted above, educational facilities are considered an important contribution to the community's quality of life and social fabric. Approving this request to re-zone the subject site from C-P, where schools are prohibited, to MUE, where schools are permitted conditionally, facilitates the redevelopment of the subject site for a 400-student high school.This policy is met. Policy 7. The City shall insure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. The proposed MUE zoning designation allows housing at a density of 25 units/acre by right. This is the appropriate density given that the apartment complex immediately to the west of the subject site is zoned R-25, the equivalent residential zone to MUE. At the same time, the MUE designation recognizes the subject site's critical location on SW.Pacific Highway, a designated High-Capacity Trransit Corridor, at the juncture of Highway 217 and between downtown Tigard and the Tigard Triangle. The zoning adjacent to the site to the south, east and west include C-G, MU-CBD and MUE, reflecting the city's intent to transition the area to a broader mix of uses at higher densities/intensities.This policy is met. Policy 8. The City shall requite measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. Orderly transitions from one residential density to another. The proposed MUE zoning designation features the same maximum density, 25 units/acre, as the apartment complex immediately to the west.This policy is met. FINDING: As shown in the analysis above, the applicable Housing goals and policies have been met. PUBLIC FACILITIES Goal 11.4: Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. FINDING: The applicant has demonstrated through their alternatives analysis that the proposed MUE zone is needed to locate their school in the City of Tigard. To ensure maintenance of adequate transportation facilities for the proposed MUE zone the applicant has requested a trip cap be a condition of approval. ODOT and the city Development Review Engineer concur that the rezone conditioned by a trip cap would result in no significant effect on the transportation system as defined under Oregon's Transportation Planning Rule (see fiadings under Transportation Goal,below).This Goal is met. TRANSPORTATION Goal 12.1: Develop mutually supportive land use and transportation plans to enhance the livability of the community. Policy 5. The City shall develop plans for major transportation corridors and provide appropriate land uses in and adjacent to those corridors. The proposed rezoning from C-P to MUE would permit more intensive uses in close proximity to SW Pacific Hwy, an existing transit way. Expansion of this corridor to include High Capacity Transit (HCT), through planning processes currently underway, suggest that increased density and intensity of uses should apply to the subject site. Approval of the proposed zone change would provide appropriate land uses adjacent to the Pacific Hwy corridor.This Goal is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN'HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 11 OF 17 Goal 12.5: Coordinate planning, development, operation, and maintenance of the transportation system with appropriate agencies. The Oregon Department of Transportation (ODOT) submitted the following comment letter dated April 26,2011 (Attachment#4) for the proposed comprehensive plan amendment and zone change: We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The site is adjacent to 99W and Highway 217.0 OT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function, capacity and performance standard of these facilities. For zone changes and comprehensive plan amendments, local governments must make a• finding that the proposed amendment complies with the Transportation Planning Rule (TPR), OAR 660-012-0060. There must be substantial evidence in the record to either make a finding of"no significant effect"on the transportation system, or if there is a significant effect,require assurance that the land uses to be allowed are consistent with the identified function, capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011, we have determined that while the zone change has the potential to have a significant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated-by the intended school use and allow the city to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation (this is commonly referred to as the "reasonable worst case" traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case" traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with city staff, ODOT has determined that the MUE zoning allows a broad range of uses (particularly retail and eating and drinking establishments) that could reasonably generate more tips than the existing zoning. In addition, the FAR and maximum retail use restrictions on the MUE zone are not suffi'jcient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the city concur with the applicant's.proposal to limit the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended conditional school use while placing a reasonable limit on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is limited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips,a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 12 OF 17 ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the city review their mixed use zones to ensure that land use implementation is reflective of the city's vision. In the current case, while there are some restrictions on the MUE zone,we encourage the city to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll, zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation.under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the city and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation to that allowed under the existing C-P zone,as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m. peak hour trips), would avoid a significant effect finding. Approval of the proposed code amendment would comply with the Transportation Planning Rule, OAR 660-012-0060. The city's request for comment, staff consultation between ODOT and the city, and incorporation of ODOT comments and recommendations within the staff report to the Planning Commission constitute a coordinated approach to planning, development, operation,and maintenance of the transportation system with appropriate agencies. This goal is met. FINDING: As shown in the analysis above, with the requirement of the following condition of approval,the applicable Transportation goals and policies are met. CONDITION: • The site shall be limited to a maximum of 373 a.m.peak hour trips and 561 p.m:peak hour trips. If the applicant or future propperty owners wish to allow for more trips, a Plan Amendment with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed. This condition shall be a condition of any land use decision on the subject property. ENERGY Goal 13.1: Reduce energy consumption. Policy 1. The City shall promote the reduction of energy consumption associated with vehicle miles traveled through: A.Land use patterns that reduce dependency on the automobile. Up-zoning the subject site from C-P to MUE per this request will permit a broader range of land uses, if not more potential intensity, due to the FAR.limitation of the zone.The potential mix of-uses can facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. The proposal to redevelop the site for a 400-student high school will intensify the use of this under-utilized site and potentially increase use of transit. However, the full benefits of the MUE zone may not be realized until the site included a mix of uses.This policy is met. B. Public transit that is reliable,connected, and efficient. The SW Pacific Highway Corridor already is well-served by bus transit and will be even better served if the corridor is selected for the extension of Light Rail Transit (LRT). The proposed up-zoning of the site will provide a significant number of potential transit riders to support the maintenance and expansion of transit service. This policy is met. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 13 OF 17 FINDING: As shown in the analysis above,the applicable Energy goals and policies are met. FINDING: Pursuant to 18.380.030. B.1,and as shown in the analysis above,the proposed zone change and comprehensive plan map amendment comply with, or have been conditioned to comply with, all applicable comprehensive plan goals and policies. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and Note: During review for this staff report, staff discovered several errors in the code and inconsistencies between the zone descriptions for the C-P and MUE zones and the Use Tables 18.510.1 (Residential) and 18.520.1 (Commercial). A finding is provided here to address those inconsistencies pertaining to the subject request 1) Table 18.510.1 Use Table, Residential Zoning Districts, erroneously carries a footnote [13], which correctly applies to"Major Event Entertainment"but not to"Schools." 2) The List of Zoning Districts (18.520.020)includes zone descriptions for each zone.The description for C-P includes outdated language referring to residential use on Triangle properties zoned C-P prior to the change to MUE in 1997(Ord. 97-02). The Use Table 18.520.1 shows "R" under C-P for Household Living"when it should be changed to "N". There is no residential use permitted in the C-P zone. 3) The description for the MUE zone includes "religious institutions" as a conditional use, "C". However, the Use Table 18.520.1 shows that use as permitted, "P". Ordinance 09-13 amended Table 18.520.1, but did not amend the description, resulting in the inconsistency. Therefore, in this case the Table governs. "Religious institutions"are permitted outright in the MUE zone. To address needed changes to the code to correct these inconsistencies an item has been added to the Development Code Database to flag review under the Regulatory Improvement Initiative. For the purposes of the proposed comprehensive plan amendment and zone change, the applicant has satisfactorily addressed the applicable Sections of Chapter 18.380, Zoning Map and Text Amendments, of the Tigard Development Code. The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal,as identified in18.380.030.The applicant has submitted an Impact Statement as required under 18.390.050.B.e. Potential impacts to the transportation system have been addressed under the Transportation goal,above. The proposed comprehensive plan amendment and zone change do not include a specific development proposal at this time.However, the applicant states that if a zone c is obtained for the site that permits the high school as a conditional use, Westside Christian School proposes ppro oses a major renovation of the existing building with two expansions: on the north side for additional classrooms 2,700 gsf) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 f) (Phase 1). At a later date,WCHS hopes to add an auditorium in the southeast corner(13,600 gsf) (Phase). See Figure 1I-5 in the applicant's submittal (Attachment #3) for a proposed development site plan. Any proposed development must meet all of the applicable Tigard Development Code standards in effect at the time an application is submitted. FINDING: As shown in the analysis above, the proposed comprehensive map and zone change amendment is consistent with the applicable standards of the Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/W SISJDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 14 OF 17 As the applicant points out, since the last Comprehensive Plan Map was adopted, the segment of SW Pacific Highway on which the subject site is located has been designated in the Metro 2040 Growth Management Plan Concept as a "Corridor" design type and in the Regional Transportation Plan (RTP) as a"High-Capacity Transit Corridor". In addition,Metro has designated the corridor as the next priority for the extension of light rail transit (LRT) from downtown Portland to Sherwood.Although detailed land use and transportation planning for the corridor is just beginning, the city envisions up-zoning of sites along. the corridor to increase the mix of uses,including residential,retail,office,industrial,institutional and civic activities, and development density/intensity to support transit. Significant redevelopment of Downtown Tigard as a. Metro-designated "Town Center", and likely extension of that designation to include the Tigard Triangle,is planned. Together, these planning actions represent change in the neighborhood of the subject site and the community. FINDING: The proposal demonstrates that there is evidence of change in the neighborhood and community. Long-range.planning for the neighborhood of the subject site is toward higher density and an increase in mixed use. The proposed rezone would be consistent with this direction as the MUE zone permits a wider range of civic, commercial, and industrial uses and introduces residential use (Medium-High Density) not permitted in the existing C-P zone.The proposal is consistent with this standard for zone changes. 18.380.030.0 Conditions of approvaL A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the city. Therefore, the Planning Commission recommendation to Council may be for denial,approval,or approval with conditions. SECTION V. OUTSIDE AGENCY AND ADDITIONAL CITY STAFF COMMENTS ODOT, Metro, LCDC, and Washington County were notified and requested to comment on the subject proposaL Of these agencies, only ODOT provided comment. Oregon Department of Transportation (ODOT) commented on the proposal, whose comments are included under the Transportation goal section of this staff report. Clean Water Services (CWS) processed a Sensitive Area Pre-Screening Assessment (File No. 11-000250) stating that the proposal does not meet the definition of development. An earlier CWS Assessment (05- 004310) indicated that sensitive areas do not appear to exist on site or within 200 feet of the site. The City of Tigard's Development Review Engineer reviewed the proposal and provided information, which is included in the findings for the Transportation section of the staff report. SECTION VI. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION ANALYSIS: Zone Change Request The applicant has requested a zone change on the subject site in order to permit a school use not permitted under the current C-P zone. The applicant's alternative analysis showed few options suitable for locating the Westside Christian High School (WCHS) that offered vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the roposed 400-student high school. The analysis evaluates 7 sites within the city limits between 3.7 and 12.5 acres in size.The applicant's suitability criteria included a site of at least 7.4 acres, available for sale or lease, and without major development constraints. The subject site meets the applicant's suitability criteria,provided a zone change can be approved. STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WES7SIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 15 OF 17 Land Use Zone Analysis Schools are conditionally permitted in all residential and mixed use zones and are permitted outright in the MU-CBD zone. Given the characteristics of the zone and circumstances of the subject site, staff believes the MUE zone would be the most applicable zone to allow the school use and to address long range land use and transportation planning. 1) The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle. At the time the Tigard Triangle District was adopted, the MUE zoned lands were zoned C-P.The subject site is located adjacent to one of the three boundary roads that make up the Triangle. Unlike other mixed use zones, the code's MUE description explicitly anticipates the application of the MUE zone "elsewhere in the city through the legislative process.' 2) The MUE zone is compatible with adjacent uses. The adjacent zones include Medium-High Density Residential (R-25) on the west, General Commercial (C-G) on the southeast and Professional Commercial (C-P) on the northeast. Low Density Residential (R-4.5) is across SW Pfaffle Street to the north. The adjacent properties are built out with multifamily housing on the west and commercial and office uses on the east. The MUE zone permits multifamily residential at 25 units/acre consistent with residential densities to the west The MUE permits a range of other uses not permitted in the C-P including. light industrial and research and development (restricted to interior locations) and some warehouse/freight movement; civic uses are expanded in the MUE to include colleges, schools, and community recreation; commercial uses such as commercial lodging,eating drinking establishments and sales oriented retail (where limited to a percentage of permitted uses in the C-P) are permitted outright in the MUE. Mixed use development is difficult to predict both in terms of how uses might be mixed and which uses would be mixed. Complicating factors for development include the high visibility of the site's hilltop location to Pacific Hwy and Hwy. 217 but access to the site from Pfaffle only. Reuse or redevelopment of the existing development on the site is both an opportunity (for the applicant) and potentially a limitation to development of mixed uses on the site,at least in the near term. 3) The Pacific H High Capacity Corridor Planning process is designed to integrate land use planning and transportation/transit planning. This proposed rezone comes in advance of any recommendations that may result from the HCT process and plan for rezoning along the corridor, and this site in particular.ix However,it is likely that mixed use zoning will be applicable to the site given the potential for mixed uses to facilitate intradistrict pedestrian and transit trips and support alternative modes of transportation. 4) Other mixed use zones are geographically specific or are less compatible to the site: MU-CBD applies to the Tigard Town Center which terminates west of Hwy 217; MUC-1 applies to the Durham Quarry area; MUE-1/MUE-2, MUR-1/MUR-2, and MUC are tied to the Washington Square Regional Center and are subject to the Center's development standards. There is no prohibition in aae code to prevent the more appropriate of these zones (arguably MUR-2) being applied to the subject site, but they lack the MUE zone's explicit direction for"application elsewhere in the city." 5) The applicant hopes to keep City Bible Church as a tenant on sale of the property. The MUE zone continues to permit religious institutions outright. Transportation Planning Rule ODOT is supportive of the city's efforts to implement transit supportive zoning in this corridor. As identified in the ODOT comment letter and concurred on by the city Development Review Engineer, limiting trip generation (as proposed by the applicant) to that allowed under the existing C-P zone, as shown in the Lancaster Engineering analysis dated February 10, 2011 (373 a.m. peak hour trips and 561 p.m.peak hour trips),would avoid a significant effect finding. STAFF REPORT TO THE PLANNING COMMISSION -AIAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESfSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 16 OF 17 Outstanding Issues Currently, application of the AIUE zone carries with it the 1) 0.40 FAR limitations for commercial and industrial use types and 2) the 30,000 square foot limitation for general retail use. Because these limitations do not apply to uses permitted in the C-P zone, some commercial uses could result in less development potential under the MUE zone. Residential uses are not subject to the FAR limitation. The limit on intensity of uses within the Southwest Corridor Study Area is under review and may be adjusted at some point in the years ahead based on a number of factors including revised mobility standards for the corridor. Also, new zoning for station area plans may not use the MUE zone and avoid any potential conflict. ODOT commented that recent mixed use zone changes have not had mixed uses in mind in the case of the Knoll apartments and WCHS and asks that the city review the mixed use zones to ensure that land use implementation is reflective of the city's vision. Additionally, ODOT suggests the city consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The applicant's preliminary site plan shows an emergency access directly across from the Highway 217 ramp terminal. ODOT has commented that no access can be approved in this vicinity due to safety concerns and state rules (OAR 734.51). CONCLUSION: Based on the foregoing findings and analysis, staff finds that the proposed comprehensive plan map and zone change amendments are consistent with applicable provisions of the Tigard Comprehensive Plan, Tigard Development Code, statewide planning goals and the Transportation PT anning Rule, and provides evidence of change in the neighborhood as it relates to the property which is the subject of the development application. RECOMMENDATION: . Staff recommends that the Planning Commission recommend to City Council approval of the proposed comprehensive plan map and zone change amendments with the following condition of approval and any others they deem appropriate through the public hearing process: Recommended Condition of Approval The site shall be limited to a maximum of 373 a.m. eak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips, a Comprehensive Plan Amendment (CPA) with Transportation Planning Rule OAR 660-012-0060 analysis will be required to determine whether the limit can be revised or removed.The trip cap shall be implemented as a condition of approval on subsequent land use permits for proposed development and will be listed as a condition of approval in the ordinance adoptin the zone change,if a.proved by the City Council. e 5.2011 PREPARED Pagenstecher May DATE Planner P/O24'4‘41ti /&6; rtiti‘elz_, May 5,2011 APPROVED BY: Ron Bunch yDATE Community Development Director Exhibits A. Vicinity Map B. Current Zoning Map C. Preliminary Site Plan D. 4/26/11 Letter from ODOT STAFF REPORT TO THE PLANNING COMMISSION -MAY 16,2011 PUBLIC HEARING CPA2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL.COMPREHENSIVE PLAN AMENDMENT ZON2011-00001/WESTSIDE CHRISTIAN HIGH SCHOOL ZONE CHANGE PAGE 17 OF 17 . < t .AV brA km - S' i4 "V All Mi3 . cis.44., g t %s Quau,..t,„,,a ms 1 / CO S • t a SW 7810 Ave SW 75,11 Avr A .1 ? E ..,.., - 0 SW 796100. C , ;6 •• p.O. 0 -4 SW 61.4 AVe LP i CC z..... Z . 11.1 >•• . a .,.. I ,,--- ..... it) .- 14. ,„,....• 44.11. SW 8airl Ayr a i IP .: 3 ; VI Air 1114'" ¢ .... .Y. a E. r • •?. . :. . wn cr RW HAI Shia SW MO 93'4 -,all ErNi - a 0 i ....6 .414 f• I. ,', Afi a % • e CI 4..iulA Vt, '4 -4 .5" 1, 0 s' 6 i Cte Sdi,--nail:* - + 1) _44 _ ...-. A r.., EXHIBIT B FIGURE 11-2 ZONING MAP '-42 R-25 R-12 f R-4.5 R-12 (PD) cr C-p SITE R-25 C-P •12 C-G 3536 02101 C-G (PD) III . 40 ) \ NI\\N\Vt's: — 4-- I I M / . e., /,,,, , ... ,p1 0.,,,,, , . . 4 h 4 /11/ tl = c rz;07x9,6,zzr. ....... ....., ..\••■........, \ 1: i • q. ..... -- .... - ..::,- , , - , ....,....„ ....., .i.,, , , 1 1 . \ i 5 ef -47 Atro.*-6-favaitsivoimqs/A7 p;;;Wl , ' • ' • -- ' • ,,, __,.... 0 , , NEW wens=cFausnam mom spool. rici =',,gA 4, xfp — i .....-- f ..... v,.: ,•,.L-; ,,, _ •:re.W11:64/e:W...r:4. 7.;:-------si '''r7t ''r-0 Er•.'"; ' I •t-IT"'.-1- --Fsr.r-ttu ... . ..., , .4.,.:411* i , ■ i. ,'-°'4"•:,_,;," ,. .':' r.=....e..... .,- "....--,.....N. e-s—N; '•••••• ---..7.\ %X 111 .,• ■ , . 1 .."k). - - d \ „c ' EL. \ - ---r- -... 1 11 II L. --I I . . • . 1 I I . • NEW WESTSIDE CHRISTIAN HIGH SCHOOL WESTSIDE CHRISTIAN HIGH SCHObL P/OFC MOW 951118 MY IT7 F1' '-=!'i•- •::::""7:,%.77:°,.--77. • EXHIBIT D "' Department of Transportation Region 1 Headquarters 123 NW Flanders Street Portland,OR 97209 (503)731.8200 John A.Sitzhaber,MDR Goy FAX(503)731.8531 4/26/11 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 ATTN: Gary Pagenstecher,Associate Planner RE: CPA2011-000012ON2011-00001: Pacific Highway(99W)and Highway 217 We have reviewed the applicant's proposal to change the classification of a 7.44 acre lot from Professional/Administrative Commercial (C-P)to Mixed-Use Employment(MUE).The site is adjacent to 99W and Highway 217. ODOT has jurisdiction of these State highway facilities and an interest in assuring that the proposed zone change/comprehensive plan amendment is consistent with the identified function,capacity and performance standard of these facilities. For zone changes and corn prehensive plan amendments, local governments must make a finding that the proposed amendment complies with the Transportation Planning Rule(TPR), OAR 660- 012-0060. There must be substantial evidence in the record to either make a finding of no significant effect"on the transportation system,or if there is a significant effect, require assurance that the land uses to be allowed are consistent with the identified function,capacity, and performance standard of the transportation facility. After reviewing the applicant's proposal and associated TPR Analysis prepared by Lancaster Engineering dated February 10, 2011,we have determined that while the zone change has the potential to have a si gnificant effect on the transportation system, the applicant's proposed trip cap can accommodate the trips generated by the intended school use and allow the City to make a finding of no significant effect. The applicant's TPR analysis shows a comparison between a Medical/Dental office allowed outright under the proposed,zoning/comp plan designation with a larger Medical/Dental office allowed outright under the existing zoning/comprehensive plan designation(this is c ommonly referred to as the"reasonable worst case"traffic analysis). ODOT did not have the opportunity to review and concur with the mix of land uses and square footage used for the"reasonable worst case"traffic analysis for both existing and proposed zoning. Although the flexibility inherent in the MUE district makes determining a reasonable worst case mix of uses difficult, after consulting with City staff, ODOT has determined that the MUE zoning allows a broad range of uses(particularly retail and eating and d rinking establishments)that could reasonably generate more trips than the existing zoning. In addition,the FAR and maximum retail use restrictions on the MUE zone are not sufficient to determine that there will not be a significant effect when compared to the restrictions on the C-P zone. Nevertheless, ODOT and the City concur with the applicant's proposal to lim it the trips allowed under the proposed zoning to the amount generated by a Medical/Dental office building as allowed under the existing zoning. This trip cap can accommodate the intended con ditional school use while placing a reasonable lira it on trip generation for allowed uses should this parcel redevelop in the future. In order to ensure that the zone change will not result in a significant effect upon State facilities, ODOT requests that the City of Tigard condition a trip cap to be placed on the zone change: A condition of this zone change is that the site is I imited to a maximum of 373 a.m. peak hour trips and 561 p.m. peak hour trips. If the applicant or future property owners wish to allow for more trips,a Plan Amendment with Transportation Planning Rule OAR 660- 012-0060 analysis will be required to determine whether the limit can be revised or removed. It is important that any proposal to allow more trips be addressed in the Plan Amendment process and will trigger a new evaluation of TPR compatibility at that time to determine whether or not the new proposal will have a significant effect on State highway facilities and the limit can be revised or removed. ODOT is supportive of the City's efforts to implement transit supportive zoning in this corridor. Based on this proposal as well as the previous Knoll development, ODOT recommends that the City review their mixed use zones to ensure that land use implementation is reflective of the City's vision. In the current case, while there are some restrictions on the MUE zone,we encourage the City to consider additional measures such as limiting drive-through uses, parking maximums, and more clarification of the type of retail intended for this zone. The Knoll zone change showed that the MUR-1 zone allows development density far greater than the approved 49 unit apartment complex and could generate significantly more trips than the 300 daily trips assumed. Both cases show that trip generation under the mixed use zones is difficult to determine and neither zone change has been proposed with a mixed use development in mind. ODOT will continue to work with the City and Metro to refine the code in the HCT corridor and Town Center. Note: The applicant's preliminary site plan shows an emergency access directly across from the highway 217 ramp terminal. No access can be approved in this vicinity due to safety concerns and state rules(OAR 734.51). Thank you for providing ODOT the opportunity to participate in this land use review. If you have any further questions regarding this matter, please contact me at 503-731-8234. Sincerely, Seth Brumley Development Review Planner C: Kirsten Pennington, ODOT Region 1 Planning Manager Marah Danielson,ODOT Region 1 Planning Doug Baumgartner, ODOT Region 1 Traffic 1 I r. City Bible Church CPA2011-00001/ZON2011-00001 9200 NE Fremont St. WESTSIDE CHRISTIAN HIGH SCHOOL Portland, OR 97220 EXHIBIT._ Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, OR 97035-2574 Seth Brumley, Development Review Planner ODOT, Region 1 Headquarters 123 NW Flanders Street Portland, OR 97209 SAARINEN HOLDINGS LLC ET AL 8050 SW PFAFFLE ST STE 100 TIGARD, OR, 97223 Bob McGuire 8470 SW Pfaffle Street Tigard, OR 97223 Beverly Bookin,AICP The Bookin Group 1020 SW Taylor Street, #760 Portland, OR 97205 Michael Ard, PE Lancaster Engineering 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Ellen Partal & David Perez 8225 SW Pfaffle Tigard, OR 97223 • AFFIDAVIT OF MAILING • TIGARD I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Assistant for the City of Tigard,Washington County,Oregon and that I served the following: (aleck App opnate soxNNN Below) © NOTICE OF PUBLIC HEARING FOR: CPA2011-00001/ZON2011-00001 —WESTSIDE CHRISTIAN HIGH SCHOOL (Re No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission (5/16/2011) ® Tigard City Council (6/14/2011) A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on April 25,2011,and deposited in the United States Mail on April 25,2011,postage prepaid. (Person that Prepare. i o.ce / STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the c2C) day of U U1 ,2011. OFFICIAL SEAL SHIRLEY L TREAT " NOTARY PUBLIC-OREGON NOTAR UB Y P C OF OREGON J COMMISSION No.459845 // MV COMMISSION EXPIRES JULY 06,2015 My Commission Expires: /AO( (b EXHIBIT. NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER v THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, C IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, MAY 16, 2011 AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY,JUNE 14, 2011 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCTED IN THE TOWN HALL OF THE TIGARD CIVIC GEM:ER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC. FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 ZONE CHANGE (ZON) 2011-00001 FILE TITLE: WESTSIDE CHRISTIAN HIGH SCHOOL APPLICANT: Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use currently not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaff le Street. The site is bounded by SW Pfaff le on the north, Hwy. 217 on the west, and Pacific Hwy. on the south;Washington County Tax Assessor's Map 1S136CC,Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants,in close proximity to residential areas and major transportation facilities. Within the Tigard'Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses,including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10 Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (TI'R);and the Metro Regional Transportation Plan (RTP). THE PUBLIC HEARING ON THIS MA ITER WILL BE CONDUC LED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRE 1'ERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (l'DD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRI FIEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRIF1•EN 1'FSTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESEN l'ED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING,AND INVITE BOTH ORAL AND WRI I.1'EN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE Il'EM AT A LATER DAME:. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 PER PAGE,OR THE CURRENT RA 1'E CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING,A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST,OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639-4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO garyp@tigard-or.gov. 1 (177. r� �� ...-1 ® ®® ' j I -_ _ VICINITY MAP . C-1 1 > � ® ®®~®® �i r� J J• � � � "` CPA2011-00001 _1 i®>®® ®� -1 ZON2011-00001 (-----) � {�Q� 'r- Sd®®2®o ®® '--- -.. SCHOOL CHRISTIAN HIGH t I Mi® > rt - ;, 77-1 ` SCHOOL �� ®ar Mill PFAFFLE S7 �a Iles m® ism _ r--• �i'i'i�i�1,x4•4 •♦ Subject Site � J � O' i°i'i'i•i'i°i'i•i° � G: ti•••••••••••. ✓ ' .) Ifigiiiirl \-AllikiA �i•iiii•i•°cif•/ �' G ;, t NtSt:.0014'.- S i e 1.4)i L '1 sy- NW .. ____ D�ID, f . gy.9,-i r-�-`t._ o...wPr.raa�r. a.b aer o . 0 / I - �¢P¢®¢oucm rY On ra,c-rr „ M � --�- 1 I uqa��m Feet I -� r - f' �ps rra�r¢uwsww�ehe 0 500 ri 7'~`�IV♦ tao6 i�r� _ i City Bible Church CPA2011-00001/ZON2011-00001 9200 NE Fremont St. WESTSIDE CHRISTIAN HIGH SCHOOL Portland, OR 97220 EXHIBITO. Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, OR 97035-2574 1S136CB06600 1S136CB09400 AL-BUSTANI,SAIF S& CHONGWAY,FRANK U&CHRISTINE S SABAH,NESREEN H 11242 SW 81ST 11315 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DD00600 1S136CA07800 ALDERWOODS(OREGON)INC CIMPAN,STELIAN A& BY SERVICE CORP&SUBSIDIARIES CIMPAN,AURELIA& ATTN:PROPERTY TAX-9TH FLOOR CIMPAN,IONEL PO BOX 130548 11255 SW 79TH AVE HOUSTON,TX 77219 TIGARD,OR 97223 1S135DD00500 1 136CA07900 A-'ERWOOD •REGON)INC CIM N,STEL A& BY ' RVIC• ORP&SUBSIDIARIES CIMPA LIA& ATTN: '•PERTY TAX-9TH FLOOR CIMPAN EL PO : '4 548 1125 W 79 VE USTON, 77219 T ARD,OR 97223 1S136CB09700 1S136CC00100 ANDERSON,DAVID V&ELIZABETH CITY BIBLE CHURCH 11326 SW 84TH AVE 9200 NE FREMONT ST TIGARD,OR 97223 PORTLAND,OR 97220 1S136CC00200 1S136CB02400 ANDREWS MANAGEMENT LTD COOLMAN,HERBERT R&ENOLA MAE T 5845 JEAN RD 11160 SW 82ND AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1S136CC00301 1S136CD02200 A EWS AGEMENT LTD COSTCO WHOLESALE CORPORATION 5845 RD PROPERTY TAX DEPT 111 E OS O,OR 97035 999 LAKE DR ISSAQUAH,WA 98027 1S136CCO22 2S101BB01201 , RE ANAGEMENT LTD •STCO % ESALE CORPORATION 584 RD PR•' TAX DEPT 111 L E OS O,OR 97035 999 ' ' BR AQUAH, • 98027 1S136C606300 1S136CB10000 BLANCHARD,REID&MELISSA DANIEL,MORAD M 11290 SW 83RD AVE 11258 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB07100 1S136CB06700 BRAY,BRADLEY G DAVILA,FILIBERTO& 11181 SW 81ST AVE PINEDA,CLARA L PORTLAND,OR 97223 11287 SW 81ST AVE PORTLAND,OR 97223 1S136CD01001 1S136CB06100 CAIN PETROLEUM INC DUNN,CHARLES A&TAMARA S 4512 SW KELLY AVE 11230 SW 83RD PORTLAND,OR 97239 TIGARD,OR 97223 • 1S136C806900 1S136CB09200 FISHEL,KAREN M&GREGG C HARTE,DORIS JUNE 11235 SW 81ST AVE 11190 SW 81ST TIGARD,OR 97223 TIGARD,OR 97223 1S136CB09900 1S136CB01700 FREDERICKS,PETER& HARTUNG,JANICE L BERRYMAN,LINDSAY 11185 SW 82ND 11262 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CD90022 1S136CB06200 G3 LEASING LLC HEIN,JAMES L JANICE L 8060 SW PFAFFLE ST#200 11260 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 1 136CD900 1 1 S136CB07000 G AS LLC HENNESSEY-FORD,STACY K& 8060 FAFFLE ST#200 FORD,MIKE J T RD,O 97223 11207 SW 81ST AVE PORTLAND,OR 97223 1S136CB00700 1S136CC00300 GATEHOUSE LLC HERBERHOLZ,PAUL A&ANNA 6310 SW BURLINGAME AVE 8400 SW PFAFFLE ST PORTLAND,OR 97239 TIGARD,OR 97223 1S136CB03200 1S136CB10300 GRIFFITHS,ROBERT C&CHRISTA M HOLLENBECK,CYNTHIA C 11235 SW 83RD AVE 11222 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136CB 10900 1S1 36CB06400 GROSHART,JAY ROBERT&BETTY R HUYNH,HIEU NGOC 8465 SW PFAFFLE 11320 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CCO2100 1S136CA03500 GRUNBAUM FAMILY TRUST KAUS,DAVID BY HANS H/MARILYN K GRUNBAUM TRS 11300 SW 79TH AVE 21390 SW EDY RD TIGARD,OR 97223 SHERWOOD,OR 97140 1S136CB02200 1S136CB10400 HADDIX,BRYAN& KEITHLEY,JONATHAN D& HADDIX,TERESA KEITHLEY,MELINDA 11220 SW 82ND AVE 11210 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136C803400 1S136CB03300 HANSEN,LAURIE K& KELLEY,JIM D&STACY L MOONEY,GARY M 11205 SW 83RD AVE 11175 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 • 1S136CB10100 1S135DD05200 LAM,LINH& MIRAGE WORKS LLC CHAN,LAWRENCE 9055 SW BEAV-HLSDL HWY 11246 SW 84TH AVE PORTLAND,OR 97230 TIGARD,OR 97223 1S136CB09500 1S136CD01000 LEWIS,SUSAN M MONAGHAN FARMS,INC 11268 SW 81ST AVE 14120 EAST EVANS AVE TIGARD,OR 97223 AURORA,CO 80014 1S136CA03301 1S136CB01600 LIPNOS,TIMOTHY AND ANITA MORTON,ALISHA K 11305 SW 79TH AVE 11155 SW 82ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB10200 1S136CB07200 LOGUE,ANTHONY F II& MULDOON,MATTHEW J/LESLIE L EBNER,SHAYLA M 11155 SW 81ST AVE 11234 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CA03300 1S136CB10600 LOOS,HELEN A REVOCABLE NELSON,KATHRYN L& LIVING TRUST CARPENTER,ERIC R BY LOOS,HELEN A TR 11172 SW 84TH AVE 7935 SW PFAFFLE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB03000 1S136CB05900 MACHORRO-PENA, LUIS A& NGUYEN,LUONG D& MACHORRO-SANCHEZ,ALBERTO PHAM,LOAN T 11295 SW 83RD AVE 352 SE 69TH AVE TIGARD,OR 97223 HILLSBORO,OR 97123 1S136CB06800 1S136CB10800 MACINTYRE,JACOB D OAKLEY,DAVID R 11263 SW 81ST AVE 8811 SW SPRUCE ST TIGARD,OR 97223 TIGARD,OR 97223 1S136CB02300 1S136CD00100 MCALISTER,TERRY J&REBECCA S PACIFIC CROSSROADS PROPERTIES, I 11190 SW 82ND AVE BY WYSE INVESTMENT SERVICES CO TIGARD,OR 97223 1501 SW TAYLOR ST STE#100 PORTLAND,OR 97205 1S136CC00400 1S136CB11100 MCGUIRE,ROBERT J& PARTAL,ELLEN MCGUIRE,THOMAS P& 8225 SW PFAFFLE ST MCGUIRE,WILLIAM A TIGARD,OR 97223 8470 SW PFAFFLE ST TIGARD,OR 97223 1S136CB11300 1S136CB10700 MILLER,JERRY&ARLA LIV TRUST PASSMORE,DAVID M 11243 SW 82ND AVE 11245 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • 1S136CD00401 1S136CD00500 PFAFFLE OFFICE LLC& SAARINEN HOLDINGS LLC ET AL PCCC LLC 8050 SW PFAFFLE ST#100 915 NW TORREYVIEW ON TIGARD,OR 97223 PORTLAND,OR 97229 1S136CD01002 1S136CB06000 PFA LE OFF LLC& SCHAFER,STEVEN F PCCC L PO BOX 231213 915 N REYVIEW ON TIGARD,OR 97281 P TLAND, 97229 1 136CD90000 1S136CB09300 P FLE P A CONDO SPIERING,COLLEEN A REVOCABLE TR OWN OF ALL UNITS 16133 SW AUDUBON ST#104 00 BEAVERTON,OR 97006 1S136CB02800 1S136CB02900 PFAFFLE,MARTIN R& US BANK NATIONAL ASSN PFAFFLE,GRETCHEN& 200 S SIXTH ST PFAFFLE,C FREDERICK EP-MN-L22F 48160 BIRDIE WAY MINNEAPOLIS,MN 55402 PALM DESERT,CA 92260 1S136CB01800 1S136CB11200 PLUMLEE,MAURY V& WEINSTEIN,STEVEN E PLUMLEE,NANCY BAKKENSEN 11279 SW 82ND AVE 6675 SW GABLE PKWY TIGARD,OR 97223 PORTLAND,OR 97225 1S136CB10500 1S136CA03100 REGMI,ANUJ& WELLS FARGO BANK TR PAUDYAL,SUNITA BY RECONTRUST CO 11194 SW 84TH AVE 400 COUNTRYWIDE WAY SV-35 TIGARD,OR 97223 SIMI VALLEY,CA 93065 1S136CB09800 1S136CB00890 RENOUD,LINDA M WELLS,ROBERT& 11312 SW 84TH AVE CHRISTIAN,JOSHUA PORTLAND,OR 97223 8485 SW PFAFFLE ST TIGARD,OR 97223 1S136CB03100 1S136CB06500 RINGO,SCOTT WICK,DANIEL WARREN 11265 SW 83RD AVE 4460 ALHAMBRA ST TIGARD,OR 97223 SAN DIEGO,CA 92107 1S136CB02100 1S136CB09600 RORMAN,JAMES M&SUSAN M WOO,SANG KIL AND OK SON 11250 SW 82ND AVE 11300 SW 81ST AVENUE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB02000 RUIZ-PRADO,CUAUHTEMOC 8175 SW PFAFFLE ST TIGARD,OR 97223 • •• Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 .7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Todd Harding and Blake Hering Jr. Shannen Williams Rappold Norris Beggs & Simpson Marketing/Business Development Manager Perlo Construction 121 SW Morrison, Suite 200 7190 SW Sandburg Street Portland, OR 97204 Portland, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner • 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 13-Dec-10 mlim MI M1111111111111111 �` '� �� Area Notified (500 Ft) 1111111 Eiii ill MI _GGo Westside Christian High School rill... ..:_z,-___; .,....,-----;:,. .- --...., .._--N��\\ ■ ` `\\\ \ ‘ \ -_ 1S136CC, 100 • _LW Nil ..-■ --■ .. \ \CCI) ■PFAFFLE \` •\ \ ■ \ Nisi 1 , \■ IN I • -1 . low - ►•••••••••••••••••••••••••. \\ Subject Site . „ik,0 .k ••••••••••••• ►•••••••••••••4 ` 9 _ \ ►iiii.iiiiiiiii. IF . \►•••••••••• •` 0 • $•••••••••••• ■ s► ♦••••••••• •♦ V Property owner information is valid Pill I. . \ ■•••••••••••• for3monthsfromthedateprinledon •••••••••••• this map. 001011` I Map Printed:24-Mar-11\ 4 1` 9� ` 1` Information on this map is for general location 1� only and should be verified with the Development `� Services Division. t DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD rMNES NOT WgRMNTY,REPRESENTATION,OR GUARANTEE AS TO THE CONTENT,ACCURACY,TIMELIxESS OR COMPLETENESS OF ANY OF TIE DATA PROVpEO HEREIN TXE CITY OF TIGARD SHALL ASSUME NO USABILITY ERRORS.REGARDLESS OF CAUSE IN THE � INFORMATION PROVIDED REGARDLESS OF HOW CAUSED 'Ai' -L%� i COMMUNITY DEVELOPMENT DEPARTMENT *^ r•-• 00- di Z Illki\ Say of Tigard T�6D � 13176 SW Hall avtl .� 710 \ Tigard,OR 97773 Id&1, , Ike • _`- Feat 503639171 wWw.tigerd-or gov 'I'!CIATI I? J � �4 1S136CB06600 1S136CB09400 AL-BUSTANI,SAIF S& CHONGWAY,FRANK U&CHRISTINE S SABAH,NESREEN H 11242 SW 81ST 11315 SW 81ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DD00600 1S136CA07800 ALDERWOODS(OREGON)INC CIMPAN,STELIAN A& BY SERVICE CORP&SUBSIDIARIES CIMPAN,AURELIA& ATTN:PROPERTY TAX-9TH FLOOR CIMPAN,IONEL PO BOX 130548 11255 SW 79TH AVE HOUSTON,TX 77219 TIGARD,OR 97223 1S135DD00500 1 136CA07900 A 'ERWOOD "•REGON)INC CI N,STEL A& BY ' RVIC• CORP&SUBSIDIARIES CIMPA LIA& ATTN: '•PERTY TAX-9TH FLOOR CIMPAN EL PO :4X '4548 1125 W 79 VE USTON, 77219 T ARD,OR 97223 1S136CB09700 1S136CC00100 ANDERSON,DAVID V&ELIZABETH CITY BIBLE CHURCH 11326 SW 84TH AVE 9200 NE FREMONT ST TIGARD,OR 97223 PORTLAND,OR 97220 1S136CC00200 1S136CB02400 ANDREWS MANAGEMENT LTD COOLMAN,HERBERT R&ENOLA MAE T 5845 JEAN RD 11160 SW 82ND AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1S136CC00301 1S136CD02200 A EWS AGEMENT LTD COSTCO WHOLESALE CORPORATION 5845 RD PROPERTY TAX DEPT 111 E OS O,OR 97035 999 LAKE DR ISSAQUAH,WA 98027 1S136CCO22 2S101BB01201 E ANAGEMENT LTD •STCO % ESALE CORPORATION 584 RD PR• TAX DEPT 111 E OS O,OR 97035 999 • '' •R AQUAH, 98027 1S136CB06300 1S136CB10000 BLANCHARD,REID&MELISSA DANIEL,MORAD M 11290 SW 83RD AVE 11258 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB07100 1S136CB06700 BRAY,BRADLEY G DAVILA,FILIBERTO& 11181 SW 81ST AVE PINEDA,CLARA L PORTLAND,OR 97223 11287 SW 81ST AVE PORTLAND,OR 97223 1S136CD01001 1S136CB06100 CAIN PETROLEUM INC DUNN,CHARLES A&TAMARA S 4512 SW KELLY AVE 11230 SW 83RD PORTLAND,OR 97239 TIGARD,OR 97223 e 1S136CB06900 1S136CB09200 FISHEL,KAREN M&GREGG C HARTE,DORIS JUNE 11235 SW 81ST AVE 11190 SW 81ST TIGARD,OR 97223 TIGARD,OR 97223 1S136CB09900 1S136CB01700 FREDERICKS,PETER& HARTUNG,JANICE L BERRYMAN,LINDSAY 11185 SW 82ND 11262 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CD90022 1S136CB06200 G3 LEASING LLC HEIN,JAMES L JANICE L 8060 SW PFAFFLE ST#200 11260 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 1 136CD900 1 1S136CB07000 G AS LLC HENNESSEY-FORD,STACY K& 8060 FAFFLE ST#200 FORD,MIKE J T RD,O 97223 11207 SW 81ST AVE PORTLAND,OR 97223 1S136CB00700 1S136CC00300 GATEHOUSE LLC HERBERHOLZ,PAUL A&ANNA 6310 SW BURLINGAME AVE 8400 SW PFAFFLE ST PORTLAND,OR 97239 TIGARD,OR 97223 1S136CB03200 1S136CB10300 GRIFFITHS,ROBERT C&CHRISTA M HOLLENBECK,CYNTHIA C 11235 SW 83RD AVE 11222 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB10900 1S136CB06400 GROSHART,JAY ROBERT&BETTY R HUYNH,HIEU NGOC 8465 SW PFAFFLE 11320 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CCO2100 1S136CA03500 GRUNBAUM FAMILY TRUST KAUS,DAVID BY HANS H/MARILYN K GRUNBAUM TRS 11300 SW 79TH AVE 21390 SW EDY RD TIGARD,OR 97223 SHERWOOD,OR 97140 1S136CB02200 1S136CB10400 HADDIX,BRYAN& KEITHLEY,JONATHAN D& HADDIX,TERESA KEITHLEY,MELINDA 11220 SW 82ND AVE 11210 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB03400 1S136CB03300 HANSEN,LAURIE K& KELLEY,JIM D&STACY L MOONEY,GARY M 11205 SW 83RD AVE 11175 SW 83RD AVE TIGARD,OR 97223 TIGARD,OR 97223 4 ti 1S136CB10100 1S135DD05200 LAM,LINH& MIRAGE WORKS LLC CHAN,LAWRENCE 9055 SW BEAV-HLSDL HWY 11246 SW 84TH AVE PORTLAND,OR 97230 TIGARD,OR 97223 1S136CB09500 1S136CD01000 LEWIS,SUSAN M MONAGHAN FARMS,INC 11268 SW 81ST AVE 14120 EAST EVANS AVE TIGARD,OR 97223 AURORA,CO 80014 1S136CA03301 1S136CB01600 LIPNOS,TIMOTHY AND ANITA MORTON,ALISHA K 11305 SW 79TH AVE 11155 SW 82ND AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB10200 1S136CB07200 LOGUE,ANTHONY F II& MULDOON,MATTHEW J/LESLIE L EBNER,SHAYLA M 11155 SW 81ST AVE 11234 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CA03300 1S136CB10600 LOOS,HELEN A REVOCABLE NELSON,KATHRYN L& LIVING TRUST CARPENTER,ERIC R BY LOOS,HELEN A TR 11172 SW 84TH AVE 7935 SW PFAFFLE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB03000 1S136CB05900 MACHORRO-PENA,LUIS A& NGUYEN,LUONG D& MACHORRO-SANCHEZ,ALBERTO PHAM,LOAN T 11295 SW 83RD AVE 352 SE 69TH AVE TIGARD,OR 97223 HILLSBORO,OR 97123 1S136CB06800 1S136CB10800 MACINTYRE,JACOB D OAKLEY,DAVID R 11263 SW 81ST AVE 8811 SW SPRUCE ST TIGARD,OR 97223 TIGARD,OR 97223 1S136CB02300 1S136CD00100 MCALISTER,TERRY J&REBECCA S PACIFIC CROSSROADS PROPERTIES,I 11190 SW 82ND AVE BY WYSE INVESTMENT SERVICES CO TIGARD,OR 97223 1501 SW TAYLOR ST STE#100 PORTLAND,OR 97205 1S136CC00400 1S136CB11100 MCGUIRE,ROBERT J& PARTAL,ELLEN MCGUIRE,THOMAS P& 8225 SW PFAFFLE ST MCGUIRE,WILLIAM A TIGARD,OR 97223 8470 SW PFAFFLE ST TIGARD,OR 97223 1S136CB11300 1S136CB10700 MILLER,JERRY&ARLA LIV TRUST PASSMORE,DAVID M 11243 SW 82ND AVE 11245 SW 84TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136CD00401 1S136CD00500 PFAFFLE OFFICE LLC& SAARINEN HOLDINGS LLC ET AL PCCC LLC 8050 SW PFAFFLE ST#100 915 NW TORREYVIEW ON TIGARD,OR 97223 PORTLAND,OR 97229 1S136CD01002 1S136CB06000 PFA LE OFF LLC& SCHAFER,STEVEN F PCCC L PO BOX 231213 915 REYVIEW ON TIGARD,OR 97281 P LAND, 97229 1 136CD90000 1S136CB09300 P FLE P CONDO SPIERING,COLLEEN A REVOCABLE TR OWN OF ALL UNITS 16133 SW AUDUBON ST#104 00 BEAVERTON,OR 97006 1S136CB02800 1S136CB02900 PFAFFLE,MARTIN R& US BANK NATIONAL ASSN PFAFFLE,GRETCHEN& 200 S SIXTH ST PFAFFLE,C FREDERICK EP-MN-L22F 48160 BIRDIE WAY MINNEAPOLIS,MN 55402 PALM DESERT,CA 92260 1S136CB01800 1S136CB11200 PLUMLEE.MAURY V& WEINSTEIN,STEVEN E PLUMLEE,NANCY BAKKENSEN 11279 SW 82ND AVE 6675 SW GABLE PKWY TIGARD,OR 97223 PORTLAND,OR 97225 1S136CB10500 1S136CA03100 REGMI,ANUJ& WELLS FARGO BANK TR PAUDYAL,SUNITA BY RECONTRUST CO 11194 SW 84TH AVE 400 COUNTRYWIDE WAY SV-35 TIGARD,OR 97223 SIMI VALLEY,CA 93065 1S136CB09800 1S136CB00890 RENOUD,LINDA M WELLS,ROBERT& 11312 SW 84TH AVE CHRISTIAN,JOSHUA PORTLAND,OR 97223 8485 SW PFAFFLE ST TIGARD,OR 97223 1S136CB03100 1S136CB06500 RINGO,SCOTT WICK,DANIEL WARREN 11265 SW 83RD AVE 4460 ALHAMBRA ST TIGARD,OR 97223 SAN DIEGO,CA 92107 1S136CB02100 1S136CB09600 RORMAN,JAMES M&SUSAN M WOO,SANG KIL AND OK SON 11250 SW 82ND AVE 11300 SW 81ST AVENUE TIGARD,OR 97223 TIGARD,OR 97223 1S136CB02000 RUIZ-PRADO,CUAUHTEMOC 8175 SW PFAFFLE ST TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Todd Harding and Blake Hering Jr. Shannen Williams Rappold Norris Beggs & Sim son Marketing/Business Development Manager gg p Perlo Construction 121 SW Morrison, Suite 200 7190 SW Sandburg Street Portland, OR 97204 Portland, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 13-Dec-10 1S136CC00100 CITY BIBLE CHURCH 9200 NE FREMONT ST PORTLAND,OR 97220 3/ci /ii 04011e11"4- Pi"1).2 APPLICANT MATERIALS • • RECEIVED FEB 1 1 CITY¢F TIGAR . ' City of Tigard i �'1�N�diIVGIENiIidE1�ING s: _ TiG 1tU Land L se Permit Application PRE-APP. HELD BY: File#i elk 1,011 ' O0O7/ Other Case# l.O/v 2,4I I - UN)J0 PILE LU/0 - Ch 024 Date 2/1( I ) 1 . By /��P Receipt# P I 'S/4'1/St-' Fee l'12,./ 77 Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑ Historic Overlay(II or III) ❑Site Development Review(H) ix Comprehensive Plan Amendment(IV) ❑Home Occupation(H) ❑Subdivision(H or III) ❑Conditional Use(III) ❑Minor Land Partition(II) ®Zone Change(III) ❑ Development Code Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) ❑Downtown Design Review(II,III) ❑Sensitive Lands Review(I,II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(.Address if available) gZoo s w TAX MAPS&TAX LOT NOS. I s 1 3 (occ • 1~o-I- I6b TOTAL SITE SIZE ZONING-CLASSIFICATION `t 1 QC r e-5 C" 1 AP,,P//LICANT* JJ__ f OA(iS114V� ��t� SG ,n00. �6114-4C4-" And S>•ars, pCfriCloe�� MAILING ADDRESS/CITY/STATE/ZIP �J/ / Os o PHONE S loos C".�crrta.n"i)r tic. I 1,.k C/St�1et!S £e er N�Yo Sb3 ' 9 4s-• 3 L/2L1 J PRIMARY CONTACT PERSON PHONE NO AVICIy Seeac-s� ✓ic • t P�v ; PROPERTY OWNER/DEED HOLDER(Atrach hst if more than one) MC;>4-yAvg�.(?le CAku zci 92do /1)E- Feew on- - S+ , Poch f K0( dr? 4 'Z26 PHONE NO. FAX NO 563 • Z 5a. ZZ/S When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) T.Iee I - PC c pvtp re✓Itietnstve flanti tap ,4-vvtev,eiwtpn.4. -ccev Ge■ sr4 CoIuvle-cf .( •1'-a •_� A.A.A.E a 1 . • r • • • 1 ar•II 'd•.■I a •�■ 0 I ire) 1 i J LI a r. Ia Conn wet a-e r&( C C- P -[n /A i. e d vs . F n ti p(4 y 0412 IA (M L..E • is\curpin\masters\land use applications\other land use applications.doc _c•-r:___a I ,11 eVY/unn Rkrei Tinorri (1R 97771 I 601-71R-2421 I www.tiQard-or.s?ov I Page 1 of 2 THE APPLICANT SHALL CERTIFY THAT: • • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and Criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Z/i-,-- l/K L�o it ),Lss-l-r. a - /0 - // Owner's S' ature Date Owner's Signature Date • Owner's Signature Date Owner's Signature Date • Owner's Signature . Date ."(.......___ 2 —/O _ 1t Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date . City of Tigard J 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-718-2421 J www.tigard-or.gov I Page 2 of 2 ,i, 111111 CITY OF TIGARD C RECEIPT n: : CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 181451 - 02/11/2011 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID CPA2011-00001 $9,195.00 CPA2011-00001 Comprehensive Plan Legislative 1003100-43116 $8,012.00 CPA2011-00001 Comprehensive Plan Legislative-LRP 1003100-43117 $1,183.00 Total: $18,390.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 2016 KPEERMAN 02/11/2011 $9,195.00 Payor: Check 2016 KPEERMAN 02/11/2011 $9,195.00 Payor: WESTSIDE CHRISTIAN HIGH SCHOOL Total Payments: $18,390.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD FEE AND PAYMENT HISTORY IIIg--..14. 13125 SW Hall Blvd.,Tigard OR 97223 • 503.639.4171 T!GARD CPA2011-00001 - 8200 SW PFAFFLE ST, TIGARD, OR 97223 Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt# Due Comprehensive Plan Legislative 1003100-43116 $8,012.00 $8,012.00 $8,012.00 2/11/11 Check 181451 $0.00 Comprehensive Plan Legislative-LRP 1003100-43117 $1,183.00 $1,183.00 $1,183.00 2/11/11 Check 181451 $0.00 Totals for Fees $9,195.00 $9,195.00 $9,195.00 $0.00 Receipt# Payment Method Check# Pavor: Receipt Date Receipt Amount 181451 Check 2016 02/11/2011 $9,195.00 i f je Jje.),,,4 181450 Check 02/11/2011 $-9,195.00 181451 Check 2016 WESTSIDE 02/11/2011 $9,195.00 CHRISTIAN HIGH OK. SCHOOL Total Payments: $9,195.00 Balance Due: $0.00 r CITY OF TIGARD RECEIPT I] 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 181452 - 02/11/2011 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID ZON2011-00001 Amend CDC Map Quasi-Judicial 1003100-43116 $3,014.00 ZON2011-00001 Amend CDC Map Quasi-Judicial-LRP 1003100-43117 $445.00 Total: $3,459.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 2016 KPEERMAN 02/11/2011 $3,459.00 Payor: WESTSIDE CHRISTIAN HIGH SCHOOL Total Payments: $3,459.00 Balance Due: $0.00 Page 1 of 1 9. WaOdnaton COu"ty.Oregon 2004-096328 `+ 08119!2004 08:24:07 AM D•0W cr501 Moo?K GRUNEWALD ik $14.001111.00 511.00µ,e00.00•Total•$4,032.00 II!II 111 1111�1111I111111111111I A>Iarreoor�re0mnta (Nlerne Addross,2lp) 11111 City Bible Church 00641942200400993280030033 Jim Henson,Chic+nrdAoowmert and Taxation (.9 9200 NE Fremont Street and Es-0Okb County CNekfor rlishlnpton Dearly. Ar`=;;,•�`T, Portland,OR ti7E96 °mom do nom*tastily that tho within Instrument or a —1 )1�Afe�Q 'Wane was nesivad and corded In a boot of -�r;��, 1:12 Attn:Robert Jameson ra of said county. Un0t requested calendar.send all tax steEenrnds to (Name.Address.rp) �"r a w4deels County Qua =enwraps, V+ City Bible Chum! 0 9200 NE Fremont Street Portland,OR 9+ 85• te`1'Z:' -. 0 SPACE ABOVE RESERVED FOR RtERS USE WARRANTY DEED 0 N Stephen Baraach,Grantor,conveys and warrants to City Bible Church,an Oregon 5010(3)non-profit corporation,Grantee,the following described real property free of encumbrances,except as specifically set forth herein,situated In Washington County,State of Oregon,desalted as follows,to- wit 0 See Exhibit`A'attached hereto and by this reference incorporated herein . 'f: WASHINGTON COUNTY a Property Account Number R284052 k-.41�r ;y REAL PROPERTY TRANSFER TAX The property is free from encumbrances,except See attached Exhibit'B'' I E PAS OAT OR true consideration for this conveyance is$4,600,000.00. (Here comply with h requirements of Dated: June /K.2004 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THE INSTRUMENT IN VIOLATION OF APPUCABLE LAND USE LAWS AND REGUATIONS. BEFORE SIGNING OR ACCEPTING TFOS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CRY OR COUNTY • PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITES AGAINST FARMING OR^• PRACTICES IN ORS 30.030. re. At n STATE OF il/ YIlt County of PYAC 1iI-A/ The foregoing matt rient was acknowledged before me on this - day of June,2004 by Stephen Baresch. f: j •Walla; .for• y: /Ps_RL77.. .' • commission •• BRUt-A RO(? S NOTARY RELIC STATEO NEWYORK NO.86IB300 QWt1J TED IN ROCKLAND COUNT( COMMISSION MIRES MARCH 31,20(5- • • • FIGURE II-1 VICINITY MAP y b �, ' ^> p N r N g SW Spruce St SW gaut•St SW Spruce St g N 9 sw Thom St 9W than St sw wale ct to 9 il SW Steve SO N. • Cfl * U) f ;�.� 4\414,i y �f 2 Try, w Ks 4 w i d SW aralne St SW Ptat11.St I .elitilin (& P M &y 5 Sportnp 0 1 Goan In -ra,a:1 Biwa 1 VA..,-P.«law,,II a r V �' :..,.• t„yti . Rr4.0 Cu», ,xtrn Ttgor 1Mr,M+ed. I! NQ in / 5 S I ® E !� a l3 H-t,.. p i_. �i n AboU)1tw Rest MG to to r arJ.n n rs mekreDleweN 4,49 CD dAbair) I. 5 AN Avows Yarn MI g' Saturn of dr Beaverton v / t Sly •am• .314 \. EOM Motac�lr s NAPA LA M-Laeo n Oe�-yorr 1 • A.ao van ' . .._.n.r+ �. -Hip dam 02011 Gmgb- FIGURE 11-2 ZONING MAP -12 IA F' rL' imama- mum Evermormiswa - --- - Tf. •r Ir g al up R-12 mei4 - � R-12 (PD) imam am low a � ~ az-mom P "HL>\....., _ miaRlatir ale PI a F H �. C-P „yr � �t 25 z: C-P N .12 C-G 35 36 02 01 C-G (PD) �— n-—-- '°'� °�c=-—--—- ._ J-- ', -- PRELIMINARY SITE PLAN — _.'8 - 8.r x _ -r r"_=sue. - - ",., "1s isAr-FLE =—,a ,•�"—� e /'_�' CITY BIBLE CHURCH'-NENGErlser 4 g :'''''`gym" mo— 1.0arz0 M 8.c VI I/.Of NE sr,/6 a SCOOP A 0 -�• =::rirSL '[_�x5 �F �'i '�—•�—ax•—^'—^x= wOc ONP Irv'Of..'m"i VOA I MI�- ___ /'e e - :•-s , B - m..c�,� __�!• oV ��'GGYa"______ ® uu STATE --- o Q" u�':' am 9___{9 .-+,,-{A. �• "- /i�_ �� 'K� m� amern u.7007 G m E. 4I g 9 e e e 1 9 P. 1 e/, _ ), r,:.•a.l �` FOUNDA1 REAL ESTATE oLVELavu>:NT 0,006,m° 2-L- e e e e=e at�-e e le e �e /, - A\, i1.('n.n.a72 Jl .,ao,nwr, .n �Q e e ,e e e ,'9 g8"0.� e,_--6 t 11 1 _ `V, 1 B �� t° _;fj oar 9 9 g De $-gr'9 9 9 �_,J/I1� \�\�f BASIS OF BEARINGS unuTY�LECCEND E I WQ-`/1/ \\,' , smmrf APO PE�,vwrrsa s ND v.ro,ac WAG iiiii c 'ms 9�` e 6 I P /I/ 4;/ e, m-07.07 mmw¢a MIME sraOr am a snm DrurA¢D.vwu, sm.011PAGE MLA PP a NA\, d PEW Pr g.�-— .�Irsri.' -- �h%--•-----0.1 ig \\� .nom POP MCINITY MAP(NOT TO SCALE) ' sS;" /"'''-.- -0,--- - - � ; a mN[ oo 5 .-''- a '-.V' �_'� //� \ \.. '''''can • mourn UPr �'i �Kt- =i- -���1.�' ��/��� •_,/'/ , \1\\ • f1ECIRIC 602 AT Ga.mE6'AQ' /��-a _i . --1 ---� -- � \\ „1 -errs •� /-- / �.\\\, • • EAUARD CPS vale /,�'' �xO�/ �'�l I _lam /, (� \w`. i /' - i B Ji . , \' ., /■ T MAIM BP II .�/ �L.�l t� \ w rc¢DaMrywrmaecOP will,vale oO Aaas I, a , _: a °COMM nam y. i � 1 _ 1e camrNO S aT 7. I' manva KOWA • f • 1 '111`\( , —ar—uv01710,01010 SNAPPY SOU PE III,k► ai 1 ,,, J , �aPn-- Pf 1\'„ ` s J' I. ''I:10a 1 -q-w0CNm0P0 GM/.as Pf _70.70 , ,11'gY' \` a \ 1\ H: .,1Firtts�^if Y iteieoAWdMIniE Age a NOM Allr Mom u /' aODU aR.iax1°OO' �,, \ ` sa'cvnCS Cr As-84,,T a ONO, ' P.P.OEV,-26v' l ../�m rf/1° \ oO�awww 7.•268.0' EP '._� \ .4 f.J A rwry EOC..rts er _,E6oa:: A I 1_ 1,).1111111 I�I(,/ / BOUNDARY LEGEND P � Y /1I IIIII1111I`I it • 0010 Pawn•0AADIT AS•0170 111\, I ,i r.\`- ° - '1'IVl'�11��1,� 6.mP>. B Mae CuseC GI, \I\ I °, 1, \111111X11. M MOILS VP KO' 1111 ' ' iJ : '15 ell 'r N.o" P ONOTES VP PPE' `11`, \�''e — ,i . �;�� 1 ��11 l.�e-.....-!•,.........-y. a uw fs uP ear VERTICAL CONTROL / / �) 11 70 MORS TOMO• OW IMAM Opp eYdr.t8..8 ,•,V+'a Mu %' e / A' 1 % MAO T BOAS Pill x MS CAPE aP6 1 l -- • / j/ 11 NOR:POW COPPS MTV• 8.T Na•TPE LY le/I• M s0,¢r .o:T a IN 1 :- � _, _�.i�' .1�/, \ � '. , --„ /. 6s 0 WM..owl s�v. -•221 a r - $q siy ,l\1+'. ` i p--mY 1�J_-5— _S-:ii /,' \ // ��•.pi . geo n S ITE DATA ,_ ", -( - % ''% �� j s,-'�/�' `� , /vii MORES:M76s S•lanai RaaMAY — - = ❑;�=_ '�i 01'IOSL w TwnsaRa/AD,u�amemr *1 , V1\ r i _-_-- \ %.! �,:' ,p ELOPMENT DiRPO/PPO.OSID usES .a\\ems\\�l \ _ ___ ,_�� '/ M /�! / �I•��1 \ ,..x..R.. (ATrWO SCMf r \ / 7,/,5,i ,///�y,�1.. -:,,/7. ..;.^1‘(4".:6 Y, ..;.+� i1 W CANCEL I as 50.7•.6 Se n MPG �\\ �� h---' '' / �.aE�• WIBSC6^LD INCA LOW=N WI ar INC \ \� ./ / // 16 5 m MA LAW MIA �i%�%�iN/.,,sue 'S `/i%r\ Z\ v1 _I e 8W 83RD A„E. , O/ ry ' J J ej . of �I ." car. sooscuo eaF666 / r7,4,1 ( ON, ,.//k/,r/z - /l) /Ili \,,, ,7 i l �, NEW WESTSIDE CHRISTIAN HIGH SCHOOL /Y j ■ a W. �. /,,,, C-------- . (-- ____, ,/, ,,„/„... .,./.- = - ,/ / W 82ND it , , ,/:, ,.,..,2 AVE , ,\ / ,,, \i Vii.. ,.... ,,, b -• ....... 3. ' '--- --- --*//////.4y/ /447 A .. % / - 1. \ 8-,r.,_ ,1 SW81STAyE . PRELIMINARY SITE PLANO DULL 01.11011 3 6 6 6 1 1 e NEW WESTSIDE CHRISTIAN HIGH SCHOOL �,,,, , WESTSIDE CHRISTIAN HIGH SCHOOL =°° ,gyp i 2s.2010 PACIFIC HIGHWAY 99W 8 HWY 217 n°"�°°H FIGURE 11-5 % FIGURE II-4 PHOTOGRAPHS OF SITE Existing driveway onto site looking south across SW Pfaffle Street. Northern property line of site west of driveway illustrating remnant of an old orchard. 4e 6 , 41 .1;- t F' •:... rte' y .,f 10 III. . r • --°L.--. Z Ili / 1. SW Pfaffle Street looking west. SW Pfaffle Street looking east. FIGURE 11-4 PHOTOGRAPHS OF SITE • . . v'a tc _ 7r North side of the existing building looking sourth from the driveway at SW Looking north from SW Pacific Highway to the south side/entrance of the Pfaffle Street. existing building complex. { -.J.,,,-Ti .,....ii t t i , . i I L.. • Looking east from west driveway at west facade of the existing building. FIGURE 11-4 PHOTOGRAPHS OF SITE , / c r .∎ #i ..• „1, / s ,.}� ,y s 5,„i ) `C. fI I` /� qe Ii ' ' 2E5b 291 Chevron .; d' . 309„ - - N.4 1 5- Looking west on SW Pa cific Highway. Subject site is just beyond the Chevron station. NU Jamuryl,7SOO ObtrbutkuSNUmberof Lots-2008911 FIGURE Ill-1 ** f,'' `P Buildable Lands ZoaBm Lab Aires Commercial Industrial Ulzed Use ResCeolsi . 1. �� T*F I�1 E , ALTERNATIVE LANDS ANALYSIS Inventory ;. C–H 0 0 6 ; i i �= :',j C-P 0 tea 5000 eq R or Mss 3 2 0 2 3 2 234 1 247 of mhillir.4 January 1, 2009 ` COO 3 0.70 5001 to 10,000 eq 8 8 0 2 1 10 2 155 18 188 I-H 0 0 10,001 eq 5 to 1 acre 12 0 5 2 28 12 80 125 273 i K 11 24.61 1 to 2 acres 1 3 2 2 5 1 21 40 75 M 10 43.36 2ts5acres 4 1 1 1 0 1 13 14 35 gi p ! City of Tigard MUC 4 2.75 5 to 10 acres 2 0 0 0 1 0 1 3 7 MUE 37 18.20 More than 10 acres _ 0 0 3 0 0 0 2 0 5 d1- e ~ Oregon MUE-1 12 11.03 Tolsl 30 16 13 8 47 18 506 201 838 L• F 1 1.24 -..., ,. 1 0 2 . BuM L 1,2000 2 2.30 f ��� ♦ _ - gj Tpsoot nd lmscia 2 0.88 - �., Yr - - CWegetorridor 3 22.88 t: F 281 1e1.ee 4 -� m FE00yplal 141 104.0 �• yp .®� _ �,. 0_I ` / R-12 0 41.40 .any , 1 , r /.. 4 T i Wetar al. � i am • sir R'., u nnl�– Blnam R-25 107 20.00 •. - llH++ R-40 0 0 ,45 e 4 -9 .Z-. ' Vd Slope of 25%or Greater UN per 610.01 '•ri; ,. Wy �� .au `rw" . ::SUBJECT Q Tlwrdc�Lene. - r© ? SITE react eo ntl.y - t e•..r r 7 i Zoning Classifications H ; _ C-C Community Commercial y C{i :prNecit7hm.ibosi.rebC;oon'ini merciall• I ` C-N d Commercui di GP Comr:::rcu tt . , s wo CBD eu DMtrkt .V y�% ..7 – � �� — ,.� µ 41i Heavy Industrial (((((( O'; 1l Light Mdustnal �. M Industrie!Park �- ' fl` -s - MUC Mixed Use Commercial A l ♦ ., L�� !.. w y y MUE Wog Use Employment MUE-1 Mated Use Employment 1 p.pl MUE-2 Mixed Use Employment 2 /ax © MUR-1 Mixed Use Residential 1 divi4.0-, RL . . p ✓. •?- -- 4 '� N MUR-2 Mixed Use Residential 41, W ? R•1 30,000 Sq Ft Mln Lot Size -.. alp _ R-2 20,000 Sq Fl Min Lot Size G I s , � a, - r. or V R-3.5 10 000 8q Ft Min Lot Sim a■I e� R�.5 7,50089 Ft Min Litt eixa M - ±-1-,_ I-- � � 'i - � R-7 5,000 eq Ft Mm lot Sits j'/'. � - M J 0..12 ],0508 Ft Min tot Size • ] .. -• irp211/PI R-25 1,480 6q Ft MM Lot 61zs R40 40 Unm Per Acre ' + st„" _�_ (PO) Planned Development Overlay N. 1,,'. • .in a -1rc ® a+4 V • (HD) Historic DMtdd OVerMy L r t i e.0 1 l L :r: 11•c. @ fhe,nvenwn presented b based swath,rumpleau �� ICr / e ,. r,ry _ and van WrmWticvdover s tour• p d rl.tm.emm Amid lfemvebu W p I tel�/ J hr �'G " F` .ne,.c,o,dst Iwlw un du k Ke - '1:S A, '.� •t l ••�, • ; ! Se el Mu alveolar,'buildable Immix woe*Wed a p roa properly� ffilll outwit oY7tbllundsSrYe Jr lelot 1 fully aad:uYedop4 rrdvetdye u d prods ® I 2 PetidirrsM:drahRed pram �o. WqI/I Inv or more stile reel vaus • e � r.1 El .„'iimumill Wily -. a+L II K eL•na.n samaWaun e ''. W s.iw:mucmMup d.21 m sre: f l rims 1 N e 7 r , �. " 4 _,W �L ,/ .� � G • W }1 c �:. .�• w ear 1:11" rarer.. wee ne. eed. f War r al, ✓e RECEIVED FEB 1 1 2011 1. SUMMARY OF PROPOSAL CITY OF TIGARO Applicant: Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, OR 97035-2574 Telephone: (503) 697-4711 Facsimile: 503.697-4711 Ext. 225 Email: sears(a)westsidechristianhs.orq Land Use Planner: Beverly Bookin, AICP The Bookin Group LLC 1020 SW Taylor Street, Suite 760 Portland, Oregon 97205 Telephone: 503.241.2423 Facsimile: 503.241.2721 Email: bookin(a�bookingroup.corn Request: Type Ill-PC Comprehensive Plan Map Amendment from General Commercial to Mixed-Use Employment and Zoning Map Amendment from Professional/ Administrative Commercial (C-P) to Mixed-Use Employment (MUE), subject to a "trip cap" that recognizes the limitations of the existing and future transportation system in the vicinity of the site. A copy of the 11/9/10 Pre- Application Conference (PAC) notes is contained in Appendix A. The mandatory neighborhood meeting was held on 2/7/11. Once copy of the required meeting materials is being included in this submission. Location: 8200 SW Pfaffle Street Site Size: 7.44 acres Legal Description: 1S136CC00100 Zoning: Professional/Administrative Commercial(C-P) Neighborhood: CPO 48, CPO 4M Summary: Currently located in leased space on the Lake Bible Church campus in Lake Oswego, Westside Christian High School (WCHS) has been looking for a permanent site for the past few years. The school is considering the purchase of a 7.44-arce site at 8200 SW Pfaffle Street near downtown Tigard. Formerly a General Motors automotive training center. the site currently is owned by City Bible Church (CBC). WCHS proposes to renovate and expand the existing facilities to accommodate a student body of up to 400. CBC would remain as a tenant using the facility on Sundays and on Wednesday and Saturday evenings when not needed for school activities. Although churches are permitted in the C-P zone, schools are not allowed by right. Thus, WCHS cannot relocate to the site without a zone change. WCHS has sought guidance from the City of Tigard Planning Department about the most appropriate zoning designation. As noted in the PAC notes, the city has indicated that it "would support"the application of the Mixed-Use Employment (MUE) zone, currently applied only in the nearby Tigard Triangle, for the following reasons: Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Summary of Proposal l-1 t. .....1)the zone allows schools as a conditional use;2)the zone continues to allow religious institutions outright; 3) the zone allows residential use with a maximum density of 25 units/acre, consistent with the adjacent R-25 zone; 4) the zone allows a greater mix of uses than C-P, consistent with Pacific Hwy High Capacity Corridor Planning; and 5) the code anticipates the application elsewhere in the city through the legislative process. As part of the request, the applicant is asking that a condition of approval be the imposition of a trip cap on site trips no greater than the most intense allowed use, medical/dental office, in the C-P zone, in recognition that any up-zoning of the site could lead to overtaxing existing or future roadway t capacity in the vicinity. A high school is a perfect use at this location because its afternoon peak occurs before the general PM peak. The implementation of a trip cap is a way to demonstrate compliance with the State Transportation Planning Rule (TPR), although the applicant will have to undertake a detailed transportation analysis for the proposed school as part of its subsequent concurrent Conditional Use/Site Development Review applications. Because the MUE zone does not share the same Comprehensive Plan Map designation as C-P, a Type III-PC Comprehensive Plan Map Amendment from General Commercial to Mixed-Use Employment also is required in addition to the Zoning Map Amendment from C-P to MUE. The request is "quasi-judicial"(Type Ill) in that it affects a single property. However, because it involves changes to both the city's Comprehensive and Zoning Maps, the request must be approved by the Tigard City Council based on a recommendation of the city's Planning Commission, per Section 18.380.030(A)(2), subject to the approval process contained in Section 18.390.060. Since the decision is made by means of a Type IV Legislative process, the state mandated 120-day timeframe does not apply. If the request in this application is approved, WCHS will proceed to the next level of land use entitlements including concurrent Type Ill Conditional Use and Type 11 Site Development Review for approval of its proposed redevelopment plan. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Summary of Proposal I-2 ll. PROPOSED DEVELOPMENT Summary of Proposed Project. WCHS has signed a letter of intent (LOl) to purchase a 7.44-acre site located at 8200 SW Pfaffle Street currently owned by City Bible Church (CBC). The building, formerly a General Motors'(GM) training center, faces SW Pacific Highway(SW Barbur Boulevard), but takes its access for SW Pfaffle Street. Currently located in Lake Oswego, WCHS has student body of 250 and faculty/staff of 38. The school hopes to relocate to the subject site to accommodate an eventual student body of 400, which will require the renovation and expansion of the existing building and site improvements for parking and athletic facilities to be described in further detail below. As a secondary use, WCHS intends to make the facility available for lease back to CBC to use on Sundays and Wednesday and Saturday evenings; the school will not schedule activities during these times to eliminate parking and space conflicts. Currently the site is zoned Professional/Administrative Commercial (C-P) in which a church, the current use, is permitted by right but educational facilities, including K-12 schools and colleges, are not. As a result, the use of the site for the proposed high school is not feasible without a change of zoning, which is discussed in further detail in Chapter III, Discussion and Analysis. Vicinity. As illustrated in Figure ll-11, the proposed site is located in the heart of Tigard, on the north side of SW Pacific Highway just east of its intersection with Highway 217. The site lies just east of downtown Tigard across the highway interchange and just northwest of the Tigard Triangle, a major employment area. This stretch of SW Pacific Highway features a wide array of general retail and office uses. Zoning. The site is located on the south side of SW Pfaffle Street. Immediately to the west is a large multi-family apartment complex zoned Medium High-Density Residential (R-25). To the east lie two office buildings both zoned C-P, the same designation as the WCHS site. All along the north side of SW Pfaffle Street is a well-established single-family neighborhood zoned Low-Density Residential(R-4.5). Beyond this to the east and west are other residential areas zoned Low-Density Residential(R-7) and Medium-Density Residential(R-12), respectively. Because of the topography to the south of SW Pfaffle Street, all of the buildings on sites described above sit upon the top of a knoll overlooking SW Pacific Highway. However, the proposed WCHS site's southern boundary extends all the way down to the highway's right-of-way. To the west beyond the apartment complex is the Highway 217/Pacific Highway interchange that separates the site from downtown Tigard further to the west. The downtown area is zoned Mixed Use-Central Business District(MU-CBD). The north-bound exit ramp from Highway 217 comes up to SW Pacific Highway to the east of the site, so that all of the intervening property across Pacific Highway from the site is part of the highway's right-of-way owned by the Oregon Department of Transportation (ODOT) and, therefore, undeveloped. Further to the east of the site are a series of commercial uses including a gasoline station and highway-oriented strip malls. Virtually all of the property to the east and south of the site is zoned General Commercial (C-G), in which schools are not permitted. A zoning map that illustrates this mix of zoning districts is contained in Figure 11-2. Site Characteristics Access. Currently, the site's only access is from SW Pfaffle Street. At one time, there was an entrance-only driveway on the center of the site's frontage from SW Pacific Highway but the driveway apron now is closed and the sidewalk extended over it. The two-pronged driveways still curve up to the site on the east and west sides providing access to pedestrians, transit riders and bicyclists but not to vehicles. Because there is viable access via SW Pfaffle Street, it is unlikely that ODOT will ever allow driveway rights to be re-established onto SW Pacific Highway. If it develops here, WCHS is likely to request the driveway's use for emergency fire access only, a request that is likely to be honored if such access is required by the City's fire code. The loss of direct access to SW Pacific Highway diminishes the site's value for office, commercial or light industrial use. All figures are placed at the end of this chapter. Request for WCHS Type IV Comprehensive Plan/Zoning Map Chang:Proposed Development II=1 Existing Development. Figure 11-3 illustrates the current development on the site. As noted above and illustrated in the figure, the site has significant topography, climbing from SW Pfaffle southward up the hill upon which the current facilities are perched and then sloping downward to SW Pacific • Highway. Starting at the north end of the site, there is an existing grove of filbert trees, the remnant of an old orchard. The access road to the top of the knoll is located on the far eastern side of the site, lying between two streets, SW 81s`Avenue and SW 83'd Avenues, on the north side of Pfaffle Street. The remainder of this northern portion is planted in grass. As illustrated in the photographs in Figure 11-4, The existing one-story brick-clad building lies in the center of the site between two paved parking areas. Containing 38,000 gross square feet (gsf), the building was for many years an automotive training center for General Motors so it once featured a series of engine bays on the east and west facades accessible from the parking areas by garage doors. These have been closed with plywood. The remainder of the facility, including a major entrance at the south end overlooking SW Pacific Highway, consists of a lobby, classrooms, offices and other related facilities. The facility was closed in 2002. In 2004 the site was acquired by CBC for its "Highway 217" location. The church has undertaken minimal internal renovations to convert the building into a church. CBC filed a Type II Site Development Review application in November 2005 to undertake a major renovation and expansion, but decided not to pursue the project. Instead, the church is now negotiating with WCHS to purchase the site to renovate and expand the existing facility for a 400- student private four-year high school. As part of the sale, the church would remain as a tenant for use of the facility on weekends when not needed for the school. Proposed Development. Figure 11-5 illustrates the preliminary redevelopment plan for WCHS at this location. This includes extensive renovation of the existing building; a 20,000-gsf addition containing a student commons, gymnasium and athletic support facilities on the southwest side; and a 2,700-gsf classroom addition on the north side of the existing building, bringing total Phase 1 development to about 61,000 gsf. In Phase 2, WCHS plans to add a 500-seat auditorium (13,600 gsf) on the southeast end of the existing building, for total development of about 74,000 gsf, nearly double the current building inventory of 38,000 gsf. Site improvements include reconfiguration and landscaping of the existing east and west parking lots and construction of athletic facilities on the northern portion of the site including a soccer field and tennis courts. The eastern-most driveway from SW Pacific Highway will be retained to provide continued access for pedestrians, transit riders and bicyclists from the sidewalk that now crosses the old driveway apron. As noted above, WCHS intends to discuss possible use of this driveway access for a secondary fire/emergency access with the City Traffic Engineering Department and ODOT. Also under discussion is the exact location of the reconfigured main driveway out onto SW Pfaffle Street, with regard to its location relative to the two streets, SW 81st and 82nd Avenues, respectively, on the north side of the street. Infrastructure Capacity. A preliminary assessment has been undertaken to determine the availability and location of in-street infrastructure as described below. However, detailed civil engineering for the site will not be undertaken until the development plan for the site is completed, which will not occur until the requested zone change is granted. This detailed infrastructure analysis will be included in the subsequent concurrent Type Ill Conditional Use/Type II Site Development Review application. Water. The existing building is served by an existing water meter of unknown size. This meter connects to an existing water main in the SW Pacific Highway right-of-way. The size and available pressure of this water main is unknown at this time. There is also a public water main in SW Pfaffle Street. These water mains are operated and maintained by the Tualatin Valley Water District. WCHS' civil engineer has had preliminary discussions with the water provider and been assured that there is adequate capacity for a proposed use of this type and size. Request for WCHS Type IV Comprehensive Plan/Zoning Map Chang:Proposed Development 11-2 Fire. Fire protection is provided by the Tualatin Valley Fire and Rescue Department(TVFR) There is an existing fire suppression service protecting the existing building. It is assumed that this service has the capacity to serve the renovation and expansion of the existing building to accommodate the proposed high school. If during the detailed design process it is determined that a new service and/or additional on-site fire hydrants for fire suppression are required, a new connection will'be made to the water main in SW Pfaffle Street or SW Pacific Highway, at the direction of TVFR. A detailed analysis of the proposed fire suppression system will be included in the subsequent concurrent Type Ill Conditional Use/Site Development Review application. Sanitary Sewer. Sanitary sewer service is provided by the City of Tigard. The existing building is served by a 6" sewer lateral that is connected to an 8" sewer main in SW Pacific Highway. It assumed that this service has the capacity to serve this project but the lateral can be up-sized if required as part of the renovation. The exact configuration of sanitary service will be determined when detailed planning for the renovation is undertaken, following the approval of the requested zone change. Stormwater Disposal. The existing building and site drainage are served by two laterals of undetermined size that connect to a stormwater sewer main in SW Pacific Highway. At this time, it is not clear what water quality or detention components may exist as part of this system. Any redevelopment of the site will be addressed by the standards and requirements of the City of Tigard and Clean Water Services (CWS), which governs stormwater disposal services to all of Washington County. Transportation Capacity. The applicant's transportation engineer, Lancaster Engineering, has prepared a letter identifying the relative traffic impacts for the worst-case redevelopment of the site under the current zoning designation, C-P, and proposed zoning designation, MUE, and in so • `��k� doing, addresses State Transportation Planning Rule (TPR) requirements for zone changes A endix B). The worst-case use from a traffic-generating���� ( pP )• g g perspective is a medical/dental office, c which is allowed by right in both zones. According to Lancaster's analysis, the "reasonable worst- x`�1+A case" development permitted on the site under the existing zoning would be a two-story , AY 'l. medical/dental office building with 25% lot coverage for a total of 162,000 gsf. Under the proposed �. \,\¢, MUE zoning, the "reasonable worst-case" development would be the same, a two-story medical/dental office building; however, the MUE zone has a maximum floor area ratio of 0.40, \\ .\'‘, V whereas the C-P has no maximum FAR standard. Thus, in the MUE example, the worst-case ‘1:1 development would have only 129,000 square feet. f' In the resulting analysis, the worst-case scenario in the existing zone would generate 76 more AM ` trips and 115 more PM trips than the worst-case scenario in the MUE zone. Thus, the proposed (") zone change will not have a "significant effect" on the transportation system as defined under the TPR. To ensure that future potential development with a conditionally-permitted private school also would not result in a significant affect as defined under the TPR, a trip cap is proposed for the subject property. The trip cap should limit any future use of the site to a maximum of 373 site trips during the morning peak hour and 561 site trips during the evening peak hour, that equal to the trip generation allowed by right under the existing zoning. The preliminary traffic analysis suggests that the proposed 400-student high school will generate less traffic that the proposed cap, especially in the PM peak since a bulk of school-related afternoon trips will be made between 3:00-4:00 PM before the general PM peak occurs, although its morning trips coincide with the morning peak. A detailed traffic study that documents this will be prepared for the subsequent Conditional Use/Site Development Review application to be filed after the after the zone change in this application is approved. Public Outreach. Representatives of WCHS held the mandatory neighborhood meeting on Monday, 2/7/11, from 7:00 - 8:00 PM. Fourteen neighbors representing 11 households attended. Many neighbors wanted information about the school, including number of students, faculty and staff; hours of operations; likely parking demand; and planned building expansion and site improvements. The biggest concern appears to be related to traffic on SW Pfaffle Street. WCHS Request for WCHS Type IV Comprehensive Plan/Zoning Map Chang:Proposed Development II-3 • representatives noted that a preliminary analysis of the potential traffic impacts related to the school's operation were likely to be lower than other uses allowed on the site by right under the existing zoning. They further explained that assuming the zone change is approved, the school will have to prepare a conditional use application for which a full traffic study will be required. Since the city requires the applicant to have a second neighborhood meeting before the submission of the conditional use application, interested neighbors will have a chance to review the school's detailed development plans including a discussion of the findings of the traffic study. One set of the required meeting materials is being submitted as part of this application. • Request for WCHS Type IV Comprehensive Plan/Zoning Map Chang:Proposed Development II-4 FIGURE 11-1 VICINITY MAP If e a K D n I 3 Co ?vi SW Spruce Sr sr, s�n�cs S• SW Spruce St N s L $ 1 SW Thorn St Ye'^Orr S c,y art._r CA 9;. r sil SW Steve St t A ``n S (/ J U y, _ I I i es\.....4,_ 111 7 ea i { s )i 4 p Sw Ptme st S amnia _ - -" ,7 .,. . - M g s Goods � Tigard Bow. Soots F4N INA, I W Car Toys • Cet$eo Peva C . - E SCI I6' T s a V OPP ; ' Ab+rre The Rest i 'Yu, , - Mieid aH eCrewng �' SfSP GDP All AbgR �fletd Yam , �' Saturn ut t3eavertan v �, / SYV Divin, vme WA MdtxcycIes NAPA of Western Oren- go t t. o Parts s ....wr Pi ode-alp data 02011(1uogb FIGURE Il-2 ZONING MAP - IF M� I r�� y ,tr e . "11171 , in 1111111111 R-25 R1.___2 � MI r litiMilia III 1- �R r �� R-12 ct i� Herr m h- (P D) E. 111.1111_111111111 .. IIIIIim l_i; i_i--i _ :Eirlia gis .71. T C-p SIT C-R • .12 - 1 C-G z 35136 02101 C-G (PD) 2 € Z * g „, w im.V.P0 g A g a_ (3 Vli; i 1 i '' 1 R g ( ._ 01 ... § . W A a i q / AA 1-igpg glil . lib, ca 0 rr >- 1,Jxliisvigis § ! 11 ._ iiggi s - - 1 , s1g111 16/ 1. ; j1101i1 Liu --:-._ cr ted Z CCIA-b1 A/ " " a g vw'i v.?, a 1,,, 1 1 1 1 1 w ........ rem4 r: 2 ig 0- ..-_,- a Z Ill , z a 6� 3 ij,J ". rJ z 0� alil . J? , `4 i \' k j 0®° 7� ;Si§ ,.1/1 -- \ti-'? \ All /I 1( ate\ \ \, \ rig "it;8 s—r„Pk ` \ \. ' `_ \ \ \\ ' i= ' u` "$ ` \• \ — `✓ . 1 %? - c.,-` '`.-- - \\ \ F p y : -_ { l I Bkl ti e> _ � 1'1''. XX .i— _ ou 1s � \r 4>E - • b � -;- 4 `\ tO ---- \ . ,L,,,-.."-_-...--------,„ / Jr - ii.: _ ,‘ , , , ,‘ \ ,. . ,1,,...,\ % 1 ,P e;5P4____. ''' , ...,, --.-..------ ' 4\ \\P,,,i,4\ .-7-\\- \\\ >,..-i'4, � 1 I /• ^—.— i��7%7 t \ 91- \\ —�''\ / .�� O ` , \`11`\``\`1`\\'. , �`t k G `\• + ' r \ 1 • +*\\,1 : ■ $! \ t , 1 _ \ \ , ll >n \ \ \\ "1;tj 1��, „IAN �”\ 1 ` ` ` 1 \ \ « i ''�\ \ o \.- o\ \\\tll\\`\n\ I.` \,• ' ik 1 1iI '\, \ \ \ ,./ 1 + \\ \ \t \\\ \ 1 \ \ \ \ \` �: \\\\ l - `I l I § FD \ I \\ \ \ \ \ � \ \ \ \ 'll� _ \ r r`.\\\\ 4'_' I 1144) §4 ® 1® ®\ \ \,�\ \ \ \ \ \ \ 1- ' ` �I�nll�y _ \�\ \ \. T•- T—ar T� , 1\„-r”— \ —`—% i t Nfl w I ( 1 I I+I+11 _ I \\\\\\\ \� , i1 f D\ ® I® \ \ 1 1 1 \'1 \l\\ \ \ \\ \ \ '5111111t‘ QQ " \ - ' / 1 1 I I I I`�I ' _ \‘‘, .NA\. I ,,1 ® ■ ■ ,r•.(� *� \ / i� :!1 ! I 1 I . •\\ `)11 ull yl,+4 ®11 SA ®\ \p-1—\"a `1}�\\ `\ \\ _ �� 1a! I \ t. 191 ► \ . 1 �i \mow mt r\ , 1 , t \ -\'—\—# '� 1 r 1! 1• 1• / -. ` ` y, r / 3 ■ - _-_-..: --_-_tie-_--7/ / /4t ® 1 ' ;M! 1 1\\ 11 1` l 1 ". !. 1'w '� I �-1�� "J'r_J •�%ij ''/i/ ��j/ 1 1 _ 1 W) 0 �/ ® 0 ®\\\1\,^\\ 1\ \\ ; \ 1 aay�� v 'i �\ \ L / ...--.;:----...:%-----— �f /%/j% /iftl a). I r ® 1 `® ®N \\ \�\ u ....s , ,"i,\ 1\ I \\ \ �'' ---„,27„..„-,. 9 Q`,ax �����/�/� 121. 11 X14' 1® ® 1 j I \ \\\\\\.\\'' : ‘---\ \ —_ --- ' 1,NE ``eb 4 1 \ \\\ \ • --- os _ Tp .iA�• (I ® I ® \ h ( \ l \,�\ -�--OT OOp f[N�E 717• R e Ai \'!56 I tow- Iall ,i• , I / h 6 's le 1 VPii la 11 :7\0 I 1 1 I I .� 1 I 1 NIS N lR 1 L1111 '81 ,ilik 1- 5\�b 411/1! N/- N.. nip ti SIY NNL Kb b1.1, 11} 8gl —p � I S a 4 FIGURE 11-4 PHOTOGRAPHS OF SITE . • ., 0 Existing driveway onto site looking south across SW Pfaffle Street. Northern property line of site west of driveway illustrating remnant of an old orchard. ■ !I f■ • WI' -•4 If . vi .,' -t '• / 1,„,. „op..... _...Arm._ __ ____ __ a•--,,s., - , ■ II _ :Illti _•......:1.....1., '....,.... -...„ -______.. SW Pfaffle Street looking west. SW Pfaffle Street looking east. FIGURE 11-4 PHOTOGRAPHS OF SITE . 4.• ----•-.:I:: I . - .r '111.111111111111.11111.111.111111111111111110. .011.11110. 41141.111111111.111.1111 North side of the existing building looking sourth from the driveway at SW Looking north from SW Pacific Highway to the south side/entrance of the Pfaffle Street. existing building complex. . ,T I s �. I ,' 4....,,, if, " , . I ,y Looking east from west driveway at west facade of the existing building. FIGURE 11-4 PHOTOGRAPHS OF SITE - ,▪f . i rL ti r , ... i \ . it., e e ,fi -,,:•.'t 1' I i : 1k ;.;ill t' ( .W.,..:1,.� Sam; • - c �; .L I 4, -205; °1 rld ' ,'i -291 F ., Chevron �' + " :� i �_, 309; — I rr' — .fir. �/,�—_i 'W! 1� y " Looking west on SW Pacific Highway. Subject site is just beyond the Chevron station. o Q 3W 83RD qVE ,A1 y C LAIIDIRAPE SURER TREE /. / - MOM F / / I ` ` i ' ...- ..1h0 OS I REM COLEUS \ PAWING PRNOi —> / W• DROP-OFF DDOP•OPE S II EMMMDE SIDEWALK WIIIPIICE =MAWS I h OMNANIO Ammo I ' 11.700 N. I PLANTED AREA J / a ■ i IL--- CLASROORY 1-• / CO LBRARY 1 "C NEW WESTSIDE CHRISTIAN HIGH SCHOOL s R I NE STORY ONE STORY SEATING /EASTING BUILDING \\\........MOCOD . ONE STORY OND TO REMODEL FOR CLASSROOMS MORON OMNONS ADMAESTRATION OR - Pl MOi'ON S0 000 el SUPPORT AREAS of FITNESS ROOM rrrr R LOUR�vNtD / /I/ sw 1 1A I FUTURE Soo-SEAT •C I AUDITORIUM•SUPPORT AREAS , B0IRIVK.E I nlillltaAAA I r I 1 I �--EKanNG T RDA I ♦TREES I \��� I Rte / 1 ORRR ; I PKIrOFq / I PMgq / --t J O 0� 0� O T MUM X \ #11S 70 0 re re . SCIEVIALX 11111,41111W PR.O16 �' \ - - CO - - - - - DRIVEWAY % 1 PROPERTY - PRE RECEIVED • FEB 1 1 2011 cITY OF TIGARD P'L ANNIXXGIENGINEERING s W 81,, '7. PRELIMINARY SITE PLAN O D U L L D O L S O N T ,K 1 Y�E E N E S NEW WESTSIDE CHRISTIAN HIGH SCHOOL phase planning I,,,, , WESTSIDE CHRISTIAN HIGH SCHOOL D ,D m p # I date jodober 26,2010 project PACIFIC HIGHWAY 99W 8 HWY 217 TIGARD,OR FIGURE 11-5 Si .0 RW STARK STREET PORTLAND,OREGON 0790I HI 125 1180 f 503 171 POET'wM.f.rE.r.. Ill. DISCUSSION AND ANALYSIS Introduction. The purpose of this chapter is to provide the documentation that the proposed Comprehensive Plan/Zoning Map Amendment is justified for this site. Detailed legal findings for the request are contained in Chapter IV. Background. Westside Christian High School (WCHS) currently is negotiating the purchase of a 7.44-acre site at 8200 SW Pfaffle Street just east of downtown Tigard. Formerly a General Motors automotive training center, the site currently is owned by City Bible Church (CBC). WCHS proposes to renovate and expand the existing facilities to accommodate a student body of up to 400. CBC would remain as a tenant using the facility on Sundays and Wednesday and Saturday evenings; the • school will not schedule activities during these times to eliminate parking and space conflicts. However, schools are not allowed in the underlying C-P zone, although churches are permitted by right. Thus, WCHS cannot locate at the site without a zone change. WCHS has sought guidance from the City of Tigard Current Planning Department as to the most appropriate zoning designation. As noted in the PAC notes, the city has indicated that it "would support" the application of the Mixed-Use Employment (MUE) zone, currently applied only in the nearby Tigard Triangle, for reasons discussed in greater detail below. Because the existing C-P and proposed MUE zones have different Comprehensive Plan designations, the request also requires a Comprehensive Plan map change. As part of the request, the applicant is asking that a condition of approval be the imposition of a trip cap on site trips no greater than the most intense allowed use, medical/dental office, in the C-P zone, in recognition that any up-zoning of the site could lead to overtaxing existing or future roadway capacity in the vicinity. A high school is a perfect use at this location because its afternoon • peak occurs before the general PM peak. The implementation of a trip cap is a way to demonstrate compliance with the State Transportation Planning Rule (TPR), although the applicant will have to undertake a detailed transportation analysis for the proposed school as part of its subsequent concurrent Conditional Use/Site Development Review applications. This also is discussed in greater detail later in this chapter. Planning Context Metro Designation of SW Pacific Highway. The segment of SW Pacific Highway from 1-5 to the east to the City of Sherwood to the west was designated as a "corridor" on Metro's 2040 Growth Management Concept Plan Map in the early 1990's. According to the Summary of the 2040 Growth Concept in the Regional Framework Plan, a "corridor"is one of several "design types"to be applied to existing lands within the Regional Urban Growth Boundary(UGB): Corridors. Corridors are not as dense as centers[another design type], but are located along good quality transit lines. They provide a place for increased densities and feature a high-quality pedestrian environment and convenient access to transit. Typical developments along corridors include rowhouses, duplexes and one- to three-story office and retail buildings While some corridors may be continuous, narrow bands of higher intensity development along arterial roads, others may be more nodal, that is, a series of smaller centers at major intersections or other locations along the arterial that have high quality pedestrian environments, good connections to adjacent neighborhoods and good transit service. As long as increased densities and a range of uses are allowed and encouraged along the corridor, many different development patterns-nodal or linear-may meet the corridor objective. (Regional Framework Plan, Summary) Metro/City of Tigard High-Capacity Transit Planning. In addition to its designation as a "corridor"; SW Pacific Highway is designated as a "high-capacity transit"corridor in Metro's Regional Transportation Plan (RTP), making it suitable for the eventual construction of light rail transit (LRT). In fact, the corridor now has been designated as the next priority for extension of the region's LRT system. Although detailed transportation and land use planning for LRT within the corridor is just getting underway, Metro and Tigard commissioned the development of a vision document by the University of Oregon's School of Architecture, "Pacific Highway to a Sustainable Future: Tigard 99 Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis Ill-1 Corridor Urban Design Vision Executive Summary" (May 2010). As noted in the summary of the project: The state Hwy OR 99W corridor connects Portland, Tigard, and Sherwood. It is designated a High Capacity Transit corridor in Metro's Regional Transportation Plan(RTP)........The portion of the Hwy 99W corridor considered for this project includes 4.5 miles running southwest from the Highway's intersection with Interstate 5, crossing over Hwy 217, to its intersection with Durham Road. This portion of the corridor is called Pacific Highway. Pacific Hwy, Interstate 5, and Hwy 217 are designated by Metro, in the RTP as Regional Mobility Corridors. All three of these road facilities are designated by the Oregon Department of Transportation (ODOT) as Freight Routes in the Oregon Highway Plan (OHP). Pacific Highway is significant to ODOT and has been designated a "mobility corridor"connecting communities from Portland to Eugene, Oregon. Any future land use and transportation planning for Pacific Highway must recognize and be consistent with statewide interests. Herein lies a basic paradox that must be resolved by future policy decisions and infrastructure investment. The statewide interest is to maintain traffic flow(capacity) within the Interstate 5/Pacific Hwy Corridor necessary for efficient intrastate travel. The local and regional interest is for the corridor and adjacent lands to redevelop and infill as a denser, livable, urban form. If future redevelopment had to rely only on the automobile for access, it would be counter to the interests of the state in maintaining the capacity of the highway. The boundary of the study area includes the highway, adjacent commercially zoned land, and the Tigard Triangle The following findings of the vision document pertain to the area around the subject site: 2. LAND USE a. A positive future for the Corridor depends on providing the opportunity for a much wider range of land uses than currently allowed. Therefore, Tigard should amend its Tigard Comprehensive Plan and Zoning Maps to allow a variety of land uses including medium and high density housing, employment, commercial, professional services, institutional and civic uses. c. Future transportation and land use planning should be focused on creating a unique sense of place, or identity, for the Pacific Highway Corridor. This would include distinct entry points, neighborhood and employment districts, activity nodes at key locations, defined station community districts, interconnected green networks, etc. Also, even though there are a few churches, private child care and a school along the corridor, there are no civic buildings or larger institutions. Future land use plans and redevelopment efforts should ensure that a wide range of civic and institutional uses can locate in the corridor (Emphasis added) Tigard Downtown Center Planning. In addition to the designation of SW Pacific Highway as a "corridor", downtown Tigard, which lies immediately to the west of the subject site across Highway 217, is designed as a "town center"on the 2040 Growth Management Concept Plan Map and 2040 Functional Plan. Although the site itself lies immediately outside of the boundaries of the town center, the vision for development/redevelopment in downtown Tigard does affect nearby properties. According to the "Downtown Tigard—Heart of Our Community: Downtown Tigard Improvement Plan"(2005): The primary objectives of the Tigard Downtown Improvement Plan (TDIP) are fourfold. First and foremost, the TDIP is a downtown "improvement"plan, one that builds upon the good "bones" of the current Downtown area, and that builds upon the sound foundation of community-based planning for the area. Second, the TDIP is intended to serve as the "master conceptual plan" for the Downtown. neighborhood, as envisioned by the Tigard Comprehensive Plan. Third, the TDIP is intended to meet the objectives of the Metro Functional Plan, as that plan designates Tigard's downtown area as a Town Center. Finally, the overarching objective of the Plan is to ensure that Downtown Tigard will serve the community's stated future needs for an active, mixed use "urban village". The TDIP aims to provide the blueprint for the evolution of Downtown Tigard into a vital, vibrant, mixed- use and pedestrian-friendly environment over the next 20-30 years. The TDIP summarizes the rationale for, and the evolution of the conceptual design plan. It identifies development types and "catalyst projects", projects that are needed to jumpstart other development in the area and create a climate for Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis Ill-2 investment. It promotes a multi-modal transportation system and concurrent development that is conducive to the planned evolution into a Town Center. (Preface) Site Suitability Site. The 7.4-acre subject site lies on the north side of SW Pacific Highway just east of its intersection with Highway 217. Because of its depth, the site extends to the south side of SW Pfaffle Street. Initially, the site took its major access from SW Pacific Highway and secondary access from SW Pfaff le Street, although the Oregon Department of Transportation (ODOT) required the closure of the driveway onto SW Pacific Highway several years ago, the rights to which are now lost. As a result, SW Pfaff le Street is the only point of access. The curb-cut onto SW Pacific Highway has been removed and replaced with a sidewalk although two driveways up to the west and east parking lots at the top of the knoll remain intact. As a result, access to the site for pedestrians, transit riders and cyclists from the highway has been retained even as vehicle access has been eliminated. Existing Development. The existing 38,000 single-story building was designed as a General Motors automotive training center that operated at the site until 2002. The building was designed for a specific purpose, training automobile mechanics, including provision of a number of automotive bays on the east and west sides of the building accessible by large garage doors. Because of its unique use, its redevelopment for other purposes including office, commercial, industrial and institutional uses, is significantly constrained. Moreover, the loss of the primary access onto SW Pacific Highway significantly reduces the site's attractiveness for redevelopment, particularly for retail uses for which access to a major arterial is a prerequisite. Moreover, as noted in Chapter Il, there are significant transportation limitations on SW Pacific Highway especially in the PM peak period, creating an added complication for re-use/redevelopment of the site. After being vacant for a number of years, the property was purchased by CBC for its "217 Campus" satellite; churches are outright used in the underlying C-P zone. The church planned a major renovation and expansion of the site in 2005, reaching the point of submitting a Site Development Review applications. The church reconsidered this major renovation and has used the facility "as is" with only minor internal improvements since then. Except for a small pre-school program' that operates weekday mornings, the church's activities are primarily Sunday-based, and as a result, the site is significantly under-utilized. The proposed high school at this location is a feasible alternative to the dilemma posed for the appropriate reuse of the site given its combination of an archaic building and limited site access. If a zone change is obtained for the site that permits the high school as a conditional use, Westside Christian High School (WCHS) proposes a major renovation of the existing building with two expansions: on the north side for additional classrooms (2,700 gsf) and in the southwest corner to provide a gymnasium, student commons and related facilities (20,000 gsf) (Phase 1). At a later date, WCHS hopes to add an auditorium in the southeast corner(13,600 gsf) (Phase 2). Positive features of the plan include: • Reusing existing building stock for which there are limited options. From an energy conservation perspective, it is preferable to reuse existing buildings rather than demolish them and re-build, both in terms of the energy consequences of moving a significant amount of building debris to a land fill and the energy costs surrounding the manufacture and transportation of new building materials to the site. • Reuse of the site for a high school as the primary use and church as secondary use is consistent with surrounding residential uses to the west and north of SW Pfaffle Street, as institutions are frequently approved as conditional uses in residential neighborhoods. Moreover, the school plans to use the northern portion of the site for an outdoor soccer field and tennis If WCHS develops the site for a high school, the CBC pre-school program will be discontinued. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis 111-3 courts, buffering the school's development further to the south from nearby residences and providing additional green/open space. • At the end of full build-out, the proposal will increase the intensity of development from the existing 38,000 gsf to 74,300 gsf, a 96% increase. This will nearly double the site's FAR from 0.12 to 0.23. • The proposed design brings the facility down from the top of the knoll to the street level on the south (SW Pacific Highway) side, significantly improving urban design and pedestrian character at the property line, as envisioned in the redevelopment of the highway corridor consistent with high-capacity transit. • The proposed high school is one use for the site where direct access from SW Pacific Highway is not a requirement for economic/access reasons. The proposed access from SW Pfaffle Street is appropriate for a school where it is less attractive for retail or office use. • Although the existing western driveway lies in the path of the gymnasium/commons expansion, the eastern driveway will be preserved even at full build-out to provide pedestrian, transit and bicycle access to and from SW Pacific Highway. Because about half of the high school students are too young to drive, access to transit is an important alternative transportation mode. This will be even more the case when and if there is an extension of LRT in this corridor. As the school's student population is dispersed throughout the southwest portion of the region, most students will not live close enough to the school to bike or walk. However, there are substantial opportunities for carpooling with parent and/or student drivers, which will reduce total vehicle trips. • Because school is out at 3:00 PM, the afternoon peak traffic for the school occurs substantially before the general PM peak from 5:00- 6:00 PM. As a result, the proposed use most likely will not contribute to the serious evening peak traffic congestion now experienced on SW Pacific Highway and its environs, which only is expected to get worse in coming decades2. Burden of Proof. A Comprehensive Plan/Zoning Map Amendment has two major implications, for the proposed use itself, which is not permitted in the underlying zone, and globally, as once the site is re-zoned, it can be used for any outright use permitted in the zone should the proposed use close or relocate. This exact nature of this burden is first articulated in the approval criteria for a quasi- judicial (property-owner-initiated) Comprehensive Plan/Zoning Map Amendment contained in Section 18.380.030(A): 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. With regard to these criteria: • A demonstration of full compliance with all applicable Comprehensive Plan goals, policies and recommended action items [Section 18.380.030 (A)(1)] is contained in Chapter IV, Legal Justification. However, there is specific guidance on the applicant's burden of proof in Goal 2.1, Policy 15 of Chapter 2, Land Use Planning, which require both an "alternatives analysis" and "impact analysis"as follows: 2 WCHS will do a full traffic study as part of its concurrent Conditional Use/Site Development Review applications, assuming that this request for Comprehensive Plan/Zoning Map Amendment is approved. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis III-4 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zoning Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing,public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses;and G. Demonstration that the amendment does not detract from the viability of the city's natural systems. Discussion of these in greater detail is presented below. • With regard to 18.380.030(A)(2), there also will be analysis of other governing regional policies and ordinances and the Statewide Planning Goals in Chapter IV. The proposed high school's compliance with the specific design and development standards in the Tigard's Development Code (Title 18) will be demonstrated in the subsequent concurrent Conditional Use/Site Development Review application following the approval of this application. • With regard to 18.380.030(A)(3), the proposed Comprehensive Plan/Zoning Map Amendment must be justified by demonstrating that either a change in circumstances or a mistake in the initial zoning designation has occurred. In this case, the proposed change from C-P to MUE is justified by the evolving vision for the SW Pacific Highway Corridor and nearby downtown Tigard as described in the Planning Context above. To ensure that all of the requirements for a Comprehensive Plan/Zoning Map Amendment are met properly, the following analysis is presented: • Alternatives Analysis: What are the benefits to the community of new high school? (Policy 15C) Why a high school at this site, which requires a Comprehensive Plan/Zoning Map Amendment? Are there other sites within the city's boundaries of sufficient size and appropriate zoning that could provide alternative locations? (Policy 15D) • Zoning District Alternatives. What changes have occurred in the city's vision and land use planning that justifies a change in zoning designation for the site? Why has the MUE zone been selected over other options?[Approval Criterion 18.380.030(A)(3)] • Consistency to Other Code Provisions. Is the proposed use compatible in its design/ development standards and operational characteristics, and in compliance to all other applicable city regulations? (Policy 15E)Are the proposed use and other outright uses in the proposed zone compatible with existing surrounding development in terms of development characteristics, operational characteristics and environmental impacts? (Policy 15F-G) Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis Ill-5 • Impact Analysis: Is there adequate infrastructure capacity — transportation, water, sanitary sewer, stormwater disposal, parks— to accommodate the specifically-proposed use and all other outright uses in the new zoning district? (Policy 15A-B). Each of these is discussed below. Alternative Analysis. As noted above, there are two policy statements in the Tigard Comprehensive Plan, Goal 2.1, Goal 15C and 15D, that must be addressed to justify a change of zoning districts: Policy 15C: The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties. Policy 15D: Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation. With regard to Policy 15C, K— 12 schools are part of the community's institutional fabric along with parks, community centers, churches, medical centers, universities and day care centers. Institutions are considered an important category both as conditional uses in residential zones and within mixed-use districts where they are often coupled with "civic" uses. This is in recognition that institutions such as schools are important to the health, safety, economic prosperity and livability of the community's residents. In the United States, education is highly localized in which deference is given to families' decisions of which schools best meet the needs of their children, which has resulted in a healthy balance of public and privates schools, the latter designed to serve specific constituencies. WCHS is a private high school for grades 9— 12. That the school has 300 students and a waiting list of potential students and has outgrown its current facility is a de facto indication of public need. The request complies with Policy 15C. In Tigard, the status of K— 12 schools, as defined in Chapter 18.130, is as follows in various zones: • Allowed as a conditional use in all residential zones, R-1 —R-40. However, Footnote 13 to Table 33.510.1 limits schools to those `on public school sites", i.e., public schools. This raises the question whether such a distinction is legal3, but on the face of it, this suggests that a private high school may not allowed even as a conditional use in any of Tigard's residential zones. • Prohibited in all four exclusively commercial zones, Neighborhood Commercial (C-N), Community Commercial (C-C), Professional/Administrative Commercial (C-P), and General Commercial (C-G), as well as in all exclusively industrial zones, Industrial Park (I-P), Light Industrial(I-L) and Heavy Industrial(I-H). • Allowed as a conditional use in all mixed use (MU) zones'including Mixed-Use Residential (MUR-1 and MUE-2), Mixed-Use Commercial (MUC and MUC 1), and Mixed-Use Employment (MUE, MUE-1 and MUE-2). • • Allowed by right in Mixed Use— Central Business District(MU-CBD). In summary then, a new site for WCHS within the Tigard city limits is feasible only in a residential zones, but only if the city waives the restriction on public schools per Footnote 13; and in mixed-use zones as conditional uses in all but MU-CBD, where schools are permitted by right. Figure Ill-1 features the city' Buildable Land Inventory Map, which identifies all vacant parcels throughout the city, by underlying zoning. Seven of these have been selected for study because: 1) they appear to be similar in size to the subject 7.4-acre site, the minimum required for a high school with on-site playing fields and surface parking; and 2) have either residential or mixed-use zoning 3Typically, a school's tenure, whether public or private, is not an issue in the land use system because ownership does affect a school's external impacts, that is, schools of the same size have the same impacts. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis 111-6 designations. To ensure that this alternatives analysis is on the conservative side, it is assumed that potential residential sites are in play because the city is willing to waive Footnote 13. As noted on Figure Ill-1, seven sites have been identified as "vacant" and appropriately zoned in the city's buildable land inventory for further study, the results of which are summarized in Table Ill-1. Tax lot maps of these sites are provided in Appendix B. TABLE III-1 ALTERNATIVES ANALYSIS FOR WCHS IN CITY OF TIGARD # LOCATION ZONE LEGAL SIZE REASON(S)NOT AVAILABLE (ACS) SW Scholls TL 14500, Tax Map 1S 1 33AC notes that the site is dedicated to the"Hawks Beard 1 Fury Road/SW R-7 1S1 33AC 10.5 Townhomes",likely a PUD. Thus, the site is not available for alternative use. 135`"Avenue The applicant's real estate agent spoke with Terry Hauck who is trustee for this property, indicated that the property is definitely not for sale. It also is SW Gaarde mapped on the City of Tigard's Significant Habitat map as well as CWS 2 Street/SW R-4.5 TL 1300, 12.5 Vegetated Corridors map. Even if for sale,if the buffer/set backs are applied Bigleaf Court 2S1 04DA to such areas, the site's useable/buildable areas could be significantly • impacted,as well as the costs to mitigate would need to be added to the development costs which would impact the feasibility for development. SW Beef Bend A bulk of site platted for single-family residential development;only TL 9100, 3 Road/SW R 7 Various/ NA Tract A and TL 19700(2S1 09DA), remain vacant.At 1.2 and 2.6 acres, Summit Ridge 2S1 10CB respectively, these two TLs too small for high school. St S W 103" TL 2700, Appears to be planned for single-family residential although not yet platted; 4 Avenue/SW R-3.5 2S1 11 CB 3.7 see proposed cul-de-sac access.At 3.7 acres, too small for high school. 103'd Street g SW Hall WCHS considered site;CWS designates 8.0 acres as low-grade wetland; 5 Boulevard/SW R-12 TL 400, 9.1 after six months of negotiations with owner, no feasible mitigation plan for • Ashford Street 2S1 11DA replacing wetland elsewhere. Sale not finalized." This site is next door to Costco,PetSmart, Winco and other major retailers and is owned/controlled by PacTrust which is currently under negotiations SW 72nd with an"undisclosed buyer",likely to be Wal-Mart for a super center. The 6 Avenue/SW MUE TL 902, 8.1 applicant's real estate agent has inquired at PacTrust on whether it would Pacific Highway 1 S 1 36DA sell the property and it indicated that the site is worth$18/sf and at that price, the total costs would be prohibitive once the traffic improvements, wetlands mitigations and other costs are added. This site is owned by Dr. Gene Davis and is bound by wetlands/CWS • • vegetated corridor,as well as designated as"Highest Value Habitat"areas SW 89'" on the City of Tigard's"Significant Habitat Areas"map. Additionally, the bulk 7 Avenue/Highwa MUR-1 TL 2800, 8 4 of the actual site in question is mapped as either"Moderate"or"Lower" y 217 1S1 35AC "Value Habitat". With CWS vegetated corridors, wetlands, coupled with significant Habitat areas as mapped by the City of Tigard,the cost would be prohibitive to develop as well as the site would be too small once all appropriate buffer/setbacks area applied to such areas. Source:City of Tigard Buildable Lands Inventory, January 2009. *The city Current Planning Department did not raise the restriction in Footnote 13 at the two Pre-Application Conferences for the development of this site for WCHS. Based on this analysis, there is not an existing vacant parcel with appropriate zoning within the Tigard city limits that is suitable for development of a high school with a student body of 400. For the purposes of this analysis, "suitable"is defined as: 1) a site of at least 7.4 acres; 2) available for sale or lease; and/or 3) without major development constraints. In addition, WCHS' real estate agent has not identified an already-developed site within the city limits suitable for conversion to or redevelopment as a high school of this size, with the exception of • the subject parcel. As noted above, the latter is owned and occupied by CBC that only uses the facility for Wednesday and Saturday evening and Sunday events and is willing to permit WCHS the use of the facility during all other times. There are two available developed sites with sufficient acreage for the a high school, the vacated Coe Manufacturing Plant(SW Hunziker/Wall Street) and combined vacant Gerber Knife/Williams Controls sites (SW 72nd Avenue/Bonita), but these are zoned industrial where schools are prohibited. Metro establishes a very high bar for converting existing industrial sites within the UGB to non-industrial uses. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis Ill-7 Given that there is no existing site with appropriate zoning that is of sufficient size, available for sale/lease, and/or without serious development constraints, the re-zoning of the subject 7.4-acre parcel at 8200 SW Pfaffle Street is justified under Policy 15C and D. Zoning District Alternatives. Given that a re-designation of the subject parcel is justified, what is the appropriate zoning designation? Low-Density Residential District (R-4.5). This designation for the site is the same as the large established single-family neighborhood north of the site across SW Pfaffle Street. However, according to "Pacific Highway to a Sustainable Future: Tigard 99 Corridor Urban Design Vision Executive Summary" (May 2010), it is the city's intent to "up-zone" properties along SW Pacific Highway to be more transit-supportive and feature a mix of residential, retail, office, light industrial, institutional and civic uses. A single-family zone such as R-4.5, which only allows a small list of non- residential uses conditionally, does not comply with this vision. Moreover, if strictly enforced, Footnote 13 prohibits a private high school, requiring a text amendment to remove or modify the footnote to permit private schools. Medium High-Density Residential District(R-25). The application of R-25 to the site has some merit as this is what the large apartment complex to the west is zoned. Although R-25 has the medium high-density feature appropriate for a high-capacity transit corridor, non-residential uses are limited, so that the zone is not truly a mixed-use zone as envisioned by the city for the SW Pacific Highway Corridor. Moreover, if strictly enforced, Footnote 13 prohibits a private high school, requiring a text amendment to remove or modify the footnote. Mixed-Use Residential 1 and 2 (MUR-1/MUR-2). According to the definitions in Chapter 18.520, the characteristics of the MUR-1/MUR-2 zones are as follows: Mixed-Use Residential Zones. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density-(MUR-1)• and moderate density (MUR-2) designation is available within the MUR zoning district. [Section 18.520.020(J)] Technically, the mixed-use zones in which schools are allowed conditionally, the two MUR zones are to be applied to `predominantly residential areas". Although it is true that the subject site has exclusively residential development to the west(R-25) and north (R-4.5), it is located prominently on the north side of SW Pacific Highway, even if there is no longer direct access to this right-of-way- When viewed in the context of this street frontage, the surrounding zoning pattern is primarily non- residential and of moderate intensity, including MU-CBD in downtown Tigard immediately to the west, C-G to the east and south, and MUE to the southeast in the Tigard Triangle. As a result, a mixed-use zone in which residential uses are allowed but do not predominate is more compatible given both the existing zoning pattern and proposed vision for the SW Pacific Highway Corridor. Mixed-Use Employment 1 and 2 (MUE-1/MUE-2). According to the definitions in Chapter 18.520, the characteristics of the MUR-1/MUR-2 zones are as follows: MUE-1 and MUE-2:Mixed Use Employment Districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. [Section 18.520.020(G)]. Either of these zones could work because they include the mix of uses envisioned for the SW Pacific Highway Corridor, including schools as conditional uses. However, the city Current Planning Department prefers the Mixed-Use Employment (MUE) for reasons articulated below. Three other zones were analyzed and rejected: Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis 111-8 Mixed-Use — Central Business District (MU-CBD). This is the only zone in which schools are allowed by right. However, as it lies to the east across Highway 217, the site is not within the official boundaries of downtown Tigard as identified in its urban renewal district. The city Current Planning Department has indicated that extension of the MU-CBD zone beyond these boundaries is not acceptable. • Mixed-Use Commercial (MUC)/Mixed-Use Commercial 1 (MUC-1) both allow schools as conditional uses but the Development Code indicates that MUC applies only to the Washington Square Regional Plan Area and MUC-1 to the Durham Quarry site. The subject site is not located in either of these areas. As a result, the MUE zone is the "best fit"in this case. Mixed-Use Employment (MUE). According to the definitions in Chapter 18.520, the characteristics of the MUE zone is as follows: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district.A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the city through the legislative process. (Section 33.520.020(F)). Although it is nearby, the subject site is not located within the Tigard Triangle, which is why superficially the MUE-1 or'MUE-2 zoning designation appears to be the more appropriate choice. However, note that the city reserves the right to apply the zoning designation elsewhere in the city "through the legislative process". Although, the request for the re-zoning of the subject site is a quasi-judicial action, that is, initiated by the applicant, the city Current Planning Department has indicated in the Pre-Application Conference notes that it "would support" the application of the Mixed-Use Employment(MUE) zone for the following reasons: .....1) the zone allows schools as a conditional use; 2) the zone continues to allow religious institutions outright; 3) the zone allows residential use with a maximum density of 25 units/acre, consistent with the adjacent R-25 zone; 4) the zone allows a greater mix of uses than C-P, consistent with Pacific Hwy High Capacity Corridor Planning; and 5) the code anticipates the application elsewhere in the city through the legislative process. For all of these reasons, MUE appears to be the best alternative and one acceptable to the city. More important, the proposed MUE zone reflects the significant change in thinking about the development/redevelopment of this segment of SW Pacific Highway to: • Reflect its designation as a High-Capacity Transit Corridor, especially now that this corridor has been chosen as the next priority for extension of the region's LRT system. • Implement the vision for downtown Tigard as a Town Center, including the creation of an urban renewal district to encourage redevelopment of downtown with a greater mix of uses and higher densities to support mass transit; • Reinforce on-going hopes for the development/redevelopment of the Tigard Triangle as one of the city's major employment areas. Thus, the proposed zone change can meet 18.380.030(A)(3) for a Comprehensive Plan/Zoning Map, i.e., "Evidence of change in the neighborhood or community as it relates to the property which is the subject of the development application". Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis 111-9 Because the MUE zone does not share the same Comprehensive Plan Map designation as C-P, a Type Ill-PC Comprehensive Plan Map Amendment from General Commercial to Mixed-Use Employment also is required in addition to the Zoning Map Amendment from C-P to MUE. The request is "quasi-judicial" (Type Ill) in that it affects a single property. However, because it involves changes to both the city's Comprehensive and Zoning Maps, the request must be approved by the Tigard City Council based on a recommendation of the city's Planning Commission, per Section 18.380.030(A), subject to the approval process contained in Section 18.390.060. Since the decision is made by means of a Type IV Legislative process, the state mandated 120-day timeframe does not apply. Consistency to Other Development Regulations. There are three policies, 15E-G that deal with a proposed project's consistency with all applicable development regulations. These include: E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses;and G. Demonstration that the amendment does not detract from the viability of the city's natural systems. If the Comprehensive Plan/Zoning Map Amendment is granted, WCHS will be a conditional use in the MUE zone and its redevelopment of the site will trigger a Type Ill Conditional Use and concurrent Type II Site Development Review. It is then that the applicant will provide a detailed description of the proposed development that addresses both compliance with all applicable development regulations, except where Variances or Adjustments are sought, and demonstration that the facility both in its design and operation will have no undue negative impacts on surrounding land uses. The applicant also will demonstrate in greater detail that the existing infrastructure including water, sanitary sewer, stormwater disposal and transportation, has sufficient capacity to accommodate the project as proposed. Impact Analysis. A "first-level"impact analysis is required for a Comprehensive Plan/Zoning Map Amendment to ensure that there is sufficient capacity within public infrastructure facilities to support the most intense of the uses permitted by right in the new zone, per Policies 15A-B as follows. A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; Transportation. As noted in the letter from Lancaster Engineering, WCHS'traffic engineer(Appendix B), the proposed zone change from C-P to MUE could result in the degradation of the transportation system per the requirements of the State Transportation Planning Rule (TPR), which requires analysis of both existing and future impacts; the latter is defined as within a 20-year planning horizon. To prevent creating a "significant impact"as defined by the TPR, the applicant is proposing a trip cap that limits maximum traffic impact in all site trips equal to that permitted in the existing C-P zone for the most intense outright use, medical/dental office. As governed by Goal 2.1, Policy 16 of the Tigard Comprehensive Plan: 16. The city may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s)and per specific design/development requirements. Preliminary analysis suggests that the operation of the proposed WCHS at this site will fall beneath the trip cap both in the AM and PM peak, the latter especially so because its afternoon peak (3-4 PM) occurs before the general PM peak. Assuming that the Comprehensive Plan/Zoning Map Amendment is approved, the applicant then will have to undertake a detailed transportation analysis for its subsequent concurrent Conditional Use/Site Development Review applications. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis III-10 Water. WCHS has developed only a preliminary concept plan for the renovation/redevelopment of this site because it does want to invest the funds for a fully-developed plan until the proposed Comprehensive Plan/Zoning Map Amendment is granted. However, WCHS' consulting engineer, KPFF, has undertaken a preliminary analysis of the water demand associated with a 400-student high school at this location and has concluded that there is sufficient capacity in the existing in- street water system to accommodate any increase in demand for water. A detailed analysis of the demand for potable and non-potable water and adequate fire suppression capacity will be provided in the subsequent concurrent Conditional Use/Site Development Review applications. Sewer. As noted above, WCHS has developed only a preliminary concept plan for the renovation/redevelopment of this site because it does want to invest the funds for a fully-developed plan until the proposed Comprehensive Plan/Zoning Map Amendment is granted. However, WCHS' consulting engineer, KPFF, has undertaken a preliminary analysis of the sanitary sewer demand associated with a 400-student high school at this location and has concluded that there is sufficient capacity in the existing in-street sanitary sewer system to accommodate any increase in demand for disposal of sewage. A detailed analysis of the demand for sanitary sewer will be provided in the subsequent concurrent Conditional Use/Site Development Review applications. Stormwater Disposal. Because WCHS has developed only a preliminary concept plan for the renovation/redevelopment of this site, development of a detailed stormwater collection, retention and treatment system is premature. However, WCHS'consulting engineer, KPFF, has undertaken a preliminary analysis of the demand for stormwater disposal, per the requirements of Clean Water Services (CWS), and has concluded that adequate on-site stormwater collection, retention and treatment facilities can be provided. A detailed analysis of the applicant's approach to stormwater management, as governed by CWS, will be provided in the subsequent concurrent Conditional Use/Site Development Review applications. Parks. The renovation/redevelopment of the site for a 400-student high school will not trigger the need to provide additional park land. Thus, there will be no impact on the city's park system. Noise. Because the northern end of the site is adjacent to the apartment complex to the west and across SW Pfaffle Street from an established single-family residential neighborhood to the north, noise levels are of concern. Activities associated with the operation of a 400-student high school primarily will be undertaken within the facility, including the proposed indoor gymnasium, and, as a result, there will be no significant noise impacts. However, it is anticipated that students will use the proposed soccer field and tennis courts on the north end of the site both for physical education during the day and inter-mural sports in the late afternoon and possibly on weekends, primarily in the fall and spring. There is some noise associated with outdoor sports activities but these are a normal part of neighborhoods where schools are often located. As these facilities will not be lighted, they only will be used during daylight hours when most residents are either not home or more tolerant of noise. There will be few if any such outdoor activities in the winter because of inclement weather and shorter days. The proposed gymnasium will provide indoor space for sports that do not need to be played outdoors, e.g., volleyball and basketball, and for physical education when outdoor play is not suitable. Thus, it is not anticipated that the occupation of the site by a high school will engender any significant noise impacts. This issue will be discussed again in the concurrent Conditional Use/Site Development Review applications. Application for WCHS'Type IV Comprehensive Plan/Zoning Map Change:Discussion/Analysis III-11 BLI January 1,2009 Distribution/Number of Lots-2009811 FIGURE Ill-1 Buildable Lands Zonog Loo Acres Commercial Industrial Mixed the Residential . C� o B o jr r ft t -4.E r s ALTERNATIVE LANDS ANALYSIS • CG 33 40.29 fQ J� }� r II N I.fi 8 r Q F- Inventory C-N 0 0 > 0-? > IA > a > a>" C-P 9 8.89 5000 q fl or lees 3 2 0 2 3 2 234 1 247 ne me January I 2009 CBD 3 0.79 5001 to 10,000 q It 8 0 2 1 10 2 155 18 196 W '1 1-14 0 0 10,001 q 9 to 1 acre 12 9 5 2 28 12 80 125 273 4L 11 24.61 1 m 2 acres 1 3 2 2 5 1 21 40 75 - FP 10 43.35 210 5 acres 4 1 1 1 0 1 13 14 35 MI City of Tigard MUC 4 2.76 I_---1 _ Oregon 5or 10 acres 2 0 0 0 1 0 1 3 7 w -` MUE 37 19.20 More than IS acres 0 0 3 0 0 0 2 0 5 MUE-1 12 11.03 Total 30 15 13 8 47 18 506 201 838 MUE-3 1 1.24 w 1141 J � MUR-1 9 3.17 "".'� MUR•2 2 0.76 _ tee = Ell"- —t i Buildable Land-Jan 1,2008 R-1 2 2.38 - ca S I:a __ • we wn x�j Tigard Local Wetland Inventory R-2 2 0.98 c '^' CWS Vepebted COrndor• RJ.S 30 22.88 'a�a!� d FEMA 100yr Floodplain R-4.5 281 limn /�R-7 141 104.94 S MA © A ® _. II 7J sa �^ S Wsler R-12 84 41.40 ea 411101 aaa a.v '-' ere • "#'4".....•,,. 6lream R-25 187 29.00 e �--I t w R4((1 0 0 / l__.i, ��� r Sbpe of 25%or Greater Total 938 51801 a'J [-1•�i� aaa SUBJECT ,e„e % Tgard ClyLlmrt. / aa. , AA 7axlot Boundary Vim' \I SLE W A N P Zoning Classifications AdIr MI A (al CC Community commeroel • I am A ! • C-G General Commercial W r7 h « C-N Neighborhood Commercial T 1 W a' C-P Proleaabnal Commercial •bas ! �" ^f[ too CBD Contort Buameu District 6,. �� F-H Heavy Industrial •I �'' O;' k FL U9ht Industrial • _._I.r _..__ __ .41 IJ�1 r!✓�s •' saw FP Imamate'Park 2 >; LL'L1 Ml1C Mued Usa Cornmarckl MUE Mxed Use Ern7ymenl A M M11E-1 Monad Use Empbymenl l . Alt - :• 2 - OF 41 MUR-2 Mixed Use Reside melt 2 A 3 © MIJR-1 Mixed Use Rasaenbel 1 W F ....i=_ M a MUR-2 Mond Use Residential 2 M e W " K N R-1 30,000 Sq Ft Min Lot Slxe 'DG1G L sal R•2 20,000 Sq Ft Mn Lot See -- A R-3.5 10,000 Sq Ft Min Lot Size !I. ,,,. '._ -_ —-___.__f_- W i L n � II5 f• it w W K ) Htetbrx:District Overlay 1 4eJ ass ire _ '' I sae ... 1 W X �Ilw tmv p kJ.G J 1 1- P rm , ! _ I i ""r - 4 �� A MJ 4twld mxis W Ju W nl 4te nisi ul wlW Wmnial "'J�. W M 1.61 1 ,l I,ry nl b I.atMIo.pu.*lpo buW r ;7 lj, -- M_ M h I bl l-I I do..al l aS&aa will �MJ -- d lop t' nd Y lo do W ax[leur Ant eul A ! 6. MI' k -` a. Komi I rho imm�Y,buile 61u III YB.nro aimI,Ilod a,win, I r ae W aA aJ aldc al'111k]Id dud ac A' ass •Jr _ �— I.Fully vaaa.wJcrdup,.,l P m,.l oxnW PwJ. • A © w iav © :.Pr1411y'uW Jev Jup,.d P Id.rxnW P+r.elr J Ale mic urn ul Wu Pmvd.s.x p W 1 0 ••the manmanun lc Rosen.'w dos nu,n cowl a ul ....op Vr 1 V" a. `e� .,J - 41ar,I Nos R.,won.oil be,o k a new Jo.a,00 aw CO ua ,a ato m4m,nn,awr lo alive dr:',mkt.of 11,,map IND". KO W • M M 114. I IrJI II M Mt MA l �© ,y.miv_-S-_v u r a�Vrartt W m.r, 4�*rr IYaMIt • . e�irYM•yaa�May seeear re a..e,..e►wYa�La"VMaa�r.se •Wm•R•wlwaYYe•lY1 aa,YMY 9.14610131 elmson 1lYw►reY IV. LEGAL JUSTIFICATION Introduction. Westside Christian High School (WCHS) currently is negotiating the purchase of a 7.4-acre site at 8200 SW Pfaffle Street just east of downtown Tigard. Formerly a General Motors automotive training center, the site currently is owned by City Bible Church (CBC). WCHS proposes to renovate and expand the existing facilities to accommodate a student body of up to 400. CBC plans to remain as a tenant using the facility on Sunday and Wednesday and Saturdays evenings, which are times not scheduled for school activities. However, schools are not allowed in the underlying C-P zone, although churches are permitted by right. Thus, WCHS cannot locate at the site without a zone change. WCHS has sought guidance of the City of Tigard Planning Department about the most appropriate zoning designation. As noted in the PAC notes, the city has indicated that it "would support" the application of the Mixed-Use Employment(MUE) zone, currently applied only in the nearby Tigard Triangle. As part of the request, the applicant is asking that a condition of approval be the imposition of a trip cap on site trips no greater than the most intense allowed use, medical/dental office, in the C-P zone, in recognition that any up-zoning of the site could lead to overtaxing existing or future roadway capacity in the vicinity. A high school is a perfect use at this location because its afternoon peak occurs before the general PM peak. The implementation of a trip cap is a way to demonstrate compliance with the State Transportation Planning Rule (TPR), although the applicant will have to undertake a detailed transportation analysis for the proposed school as part of its subsequent concurrent Conditional Use/Site Development Review applications. As noted below, the Comprehensive Plan allows the city to impose such conditions: "The city may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design/development requirements". (Chapter 2, Land Use Planning, Policy 16). Because the MUE zone does not share the same Comprehensive Plan Map designation as the C-P zone, a Type Ill-PC Comprehensive Plan Map Amendment from General Commercial to Mixed-Use Employment also is required in addition to the Zoning Map Amendment from C-P to MUE. The request is "quasi-judicial"(Type III) in that it affects a single property. However, because it involves changes to both the city's Comprehensive and Zoning Maps, the request must be approved by the Tigard City Council based on a recommendation of the city's Planning Commission, per Section 18.380.030(A)(2), subject to the approval process contained in Section 18.390.060. Since the decision is made by means of a Type IV Legislative process, the state mandated 120-day "clock" does not apply. A Comprehensive Plan/Zoning Map Amendment also has the highest legal burden of any land use entitlement. If the request in this application is approved, WCHS will proceed to the next round of land use entitlements including concurrent Type Ill Condition Use and Type 11 Site Development Review for approval of its proposed redevelopment plan. Approval Criteria [Section 18.380,030 (A)(2)]. The approval criteria for a Comprehensive Plan/ Zoning Map Amendment are contained in Section 18.380.030 as follows: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations. Finding: Demonstration of compliance with all applicable goals, policies and action items from the Tigard Comprehensive Plan is provided immediately below. Since this request also includes a Comprehensive Plan Map Amendment as well as a Zoning Map Amendment, compliance to applicable regional (Metro) plans and policies and Statewide Planning Goals also is provided below. This criterion will be met. 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. Finding: WCHS has developed only a preliminary concept plan for the renovation/redevelopment of this site because it does want to invest the funds for a fully-developed plan until the proposed Comprehensive Plan/Zoning Map Amendment is Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-1 granted. Once this has occurred, the applicant will develop a detailed redevelopment plan incorporating all applicable design, development and functional requirements of the Tigard Development Code (Title 18), except where Variances and Adjustments are sought. Documentation of compliance with Title 18 will be provided in the subsequent concurrent Type Ill Conditional Use/Type ll Site Development Review applications. This criterion is met provisionally now and will be met with the submission of subsequent land use applications. 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. Finding: Having completed the required alternatives analysis as described in detail in Chapter III, there is ample documentation that re-zoning of the subject site is justified. To comply with this criterion, there is "evidence of change in the neighborhood or community", based on events that have occurred since the last Comprehensive Plan Map was adopted. Namely, the segment of SW Pacific Highway upon which the subject site is located has been designated in the Metro 2040 Growth Management Plan Concept as a "Corridor" design type and in the Regional Transportation Plan (RTP) as a "High-Capacity Transit Corridor". Recently, Metro has designated the corridor as the next priority for the extension of light rail transit (LRT) from downtown Portland to Sherwood. Although detailed land use and transportation planning for the corridor is just beginning, the city's vision statement calls for the up-zoning of sites along the corridor to increase the mix of uses, including residential, retail, office, industrial, institutional and civic activities, and development density/intensity to support transit. Significant redevelopment of Downtown Tigard as a Metro-designated "Town Center", described in planning documents as a medium-/high-density mixed-use "urban village", also is planned. As a result of this change in circumstances, the city Current Planning Department has suggested that the Mixed-Use Employment (MUE) is the most appropriate zone for the site. According to the definitions in Chapter 18.520, the characteristics of the MUE zone is as follows: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to(1)support altemative modes of transportation to the greatest extent possible;and(2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. [Section 33.520.020(F)]. (Emphasis added.) In the Pre-Application Conference notes (Appendix A), the City Current Planning Department has indicates that it "would support"the application of the Mixed-Use Employment (MUE) zone for the following reasons: .....1)the zone allows schools as a conditional use;2)the zone continues to allow religious institutions outright; 3) the zone allows residential use with a maximum density of 25 units/acre, consistent with the adjacent R-25 zone; 4) the zone allows a greater mix of uses than C-P, consistent with Pacific Hwy High Capacity Corridor Planning;and 5)the code anticipates the application elsewhere in the city through the legislative process. This criterion is met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification 1V--2 Compliance With Tigard Comprehensive Plan. As required by the approval criterion in Section 18.380.030(A), the applicant is required to demonstrate compliance with the applicable policies of the city's Comprehensive Plan. These include the applicable policies of the following chapters: • Chapter 2: Land Use Planning • Chapter 9: Economic Development • Chapter 10: Housing • Chapter 11: Public Facilities • Chapter 12: Transportation • Chapter 13: Energy • Chapter 15: Special Planning Areas: Downtown Tigard Chapter 2;Land Use Planning Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. Policies 4. The City's land use program shall promote the efficient use of land through the creation of incentives and redevelopment programs. Finding: Although this is directed towards city action, the proposed re-zoning of the subject site will aid in re-use/redevelopment of a large site along SW Pacific Highway, a designated "High-Capacity Transit Corridor", which currently is significantly under-utilized and with minimal re-use options due to a archaic building and limited transportation access. This policy is met. 5. The City shall promote intense urban level development in Metro-designated Centers and Corridors, and employment and industrial areas. Finding: This segment of SW Pacific Highway is a designated Corridor in the Metro 2040 Framework Plan. The proposed up-zoning of the subject site from C-P to MUE is in keeping with this policy as well as the visions for nearby Downtown Tigard to the west and Tigard Triangle to the east. This policy is met. 6. The City shall promote the development and maintenance of a range of land use types which are of sufficient economic value to fund needed services and advance the community's social and fiscal stability. Finding: The current zoning, C-P, provides a relatively short list of allowed and conditional uses, and the current development on the subject site offers limited options for redevelopment of a large under-utilized parcel on SW Pacific Highway, a designated "High- Capacity Transit Corridor". The re-zoning of the site to MUE, in which schools are allowed conditionally and churches by right, is in keeping with this policy. This policy is met. 7. The City's regulatory land use maps and development code shall implement the Comprehensive Plan by providing for needed urban land uses including: C. Mixed use; Finding: This policy envisions the city adopting mixed-use zoning wherever appropriate, no more appropriate than on this segment of SW Pacific Highway upon which the subject site is located because of its designation as a High-Capacity Transit Corridor, proximity to Downtown Tigard and the Tigard Triangle; and adjacency to Highway 217. This policy is met. F. Public services. Finding: Although up-zoning to create a broader mix of uses and higher densities on the subject site is justified, there are significant existing and future traffic constraints on the segment of SW Pacific Highway upon which the subject site is located unless and until the capacity for alternative modes, particularly high-capacity transit, is available. The proposed re-use of the subject site for a 400-student high school is a perfect use of the site because it contributes little traffic to the PM peak demand on SW Pacific Highway and in the long-run provides a body of transit riders once high-capacity transit is provided. To further ensure that the proposed development does not exceed existing/future roadway capacity, the applicant is asking the city to approve the re-zoning with a maximum "trip cap" that does not exceed the AM and PM traffic impact of the most intense allowed Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-3 use in the existing C-P zone, which in this case is medical/dental office. The school's AM peak trips will coincide with the general peak but still less than the worst-case scenario. The PM peak traffic generated by the proposed high school will be less than this maximum cap because most students and staff will leave the site by 4 PM. These traffic impacts will be demonstrated in the transportation analysis prepared as part of the subsequent concurrent Type III Conditional Use/Type 11 Site Development Review applications. This policy is met. 8. The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. Finding: A "high-level"impact analysis is provided in this application as detailed in Chapter III and Policy 15A-B below that demonstrates the proposed 400-student high school will not tax the existing infrastructure system including that for water, sanitary sewer, stormwater disposal and transportation. A more detailed analysis of the project's impact on public infrastructure will be provided in the subsequent concurrent Conditional Use/Site Development Review applications. This policy is partially met with this application and will be fully met in subsequent land use applications. 12. The City shall provide a wide ranqe of tools, such as planned development, design standards, and conservation easements, that encourage results such as: B. Land use compatibility. Finding: In quasi-judicial decisions such as this, the city can judge the compatibility of the proposed zoning district based on an analysis of the impacts of the zone's proposed uses on surrounding development in making its decision to approve the request. The city has the opportunity to judge the compatibility of a specific use at a specific site in subsequent land use approvals. In the case of a high school allowed conditionally in the proposed MUE zone, this evaluation will take place in the subsequent concurrent Conditional Use/Site Development Review applications. This policy is met. E. Regulatory flexibility necessary for projects to adapt to site conditions. Finding: As noted above, the city has the opportunity to provide regulatory flexibility in the Conditional Use process that will apply to the specific use, a high school, proposed for the subject site, with additional flexibility provided by the process for Variances and Adjustments. This policy is met. 14. Applicants shall bear the burden of proof to demonstrate that land use applications are consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan, and when necessary, those of the state and other agencies. Finding: The applicant bears the burden of proof in this application, particularly through demonstration of compliance with city, regional and state goals, policies, plans and implementing measures that pertain to the request. All of these are described in this chapter. This policy is met. 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation. Finding: In Chapter III of this application, the applicant undertakes a preliminary impact analysis to demonstrate that the proposed new zoning district, MUE, and proposed conditional use, a high school, will not unduly tax the public infrastructure system for water, sanitary sewer and stormwater disposal. The applicant proposes a trip cap for the site that is equal to the maximum amount of automobile trips for both the AM and PM peaks that would be allowed by the most intense use, a medical/dental office, in the existing C-P zone. This ensures that the proposed re-zoning will not exceed existing or future roadway capacity. Detailed impact analysis for all of these types of infrastructure will be provided in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-4 B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services. Finding: As noted above, the applicant requests that the city condition the approval of the requested re-zoning with a trip cap that does not exceed the total number of automobile trips associated with the most intense use, a medical/dental office, allowed by right in the existing C-P zone. This policy will be met. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties, Finding: K-12 schools are part of the community's institutional infrastructure along with parks, community centers, churches, medical centers, universities and day care centers. As such, institutions are considered an important category both as conditional uses in residential zones and within mixed-use districts where they are often coupled with "civic"uses. This is in recognition that institutions such as schools are important to the health, safety, economic prosperity and quality of life of the community's residents. In the United States, education is a highly localized in which deference is given to families' decisions of which schools best meet the needs of their children, which has resulted in a healthy balance of public and privates schools, the latter designed to serve specific constituencies. WCHS is a private high school for grades 9-12. That the school has 250 students and a waiting list of potential students and has outgrown its current facility is a de facto indication of public need. The request complies with Policy 15C. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; Finding: As described in Chapter III, the applicant has undertaken an alternatives analysis to document that there are no alternative vacant sites of adequate size, appropriate zoning, availability, and development readiness within the Tigard city limits to accommodate the proposed 400- student high school. Moreover, there is no other already-developed site than is appropriate • for re-use, renovation and/or expansion for a high school. As there are no other alternative sites, re-zoning of the subject site from C-P, where schools are not permitted, to MUE, where schools are allowed conditionally, is warranted. Moreover, there is ample evidence in the record that the proposed zoning designation is more appropriate for the site in general given changes in surrounding areas and in keeping with the evolving vision for this portion of Tigard, including SW Pacific Highway as a High-Capacity Transit Corridor and redevelopment envisioned for Downtown Tigard and Tigard Triangle to the west and east of the site, respectively. This policy is met. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled. Finding: This will be demonstrated amply when the detailed redevelopment plan for the site is undertaken following the approval of this application for a zone change and reviewed by the city in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding land uses. Finding: See Policy 15E above. This policy will be met. G. Demonstration that the amendment does not detract from the viability of the City's natural systems. Finding: See Policy 15E above. This policy will be met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-5 16. The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design/development requirements Finding: The applicant asks that the city not limit the zone change to this particular use, i.e., a high school as a primary use and church as secondary use, as this unduly limits the future re- use of the property should the high school close or be relocated. However, the applicant does • request the trip cap noted above to ensure that the proposed use and any subsequent uses do not unduly impact existing or future roadway capacity in the vicinity of the subject site. This policy is at the discretion of the city. This policy is optional and depends on city action in during the approval process. 17. The City may allow concurrent applications to amend the Comprehensive Plan/Zoninq Map(s) and for development plan approval of a specific land use. Finding: The staff of the city's Current Planning Department indicated that the city would not accept an application for the next set of land use reviews, in this case a concurrent Type Ill Conditional Use/Type II Site Development Review applications, until the decision on the Comprehensive Plan/Zoning Map Amendment has been rendered. The applicant wishes to revisit this issue with the city in the near future given this policy language. This policy is advisory 23. The City shall require new development, including public infrastructure, to minimize conflicts by addressing the need for compatibility between it and adjacent existing and future land uses. Finding:At this stage, the re-zoning of the subject site, additional infrastructure is not required. The applicant is requesting a trip cap as a condition of approval to eliminate any threat that redevelopment of the site will exceed the existing or future capacity of the adjacent transportation system. Any specific infrastructure upgrades will be proposed when the detailed development plan is completed. Documentation of infrastructure sufficiency will be contained in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. Recommended Action Measures iii. Implement measures to preserve and enhance the quality and character of Tigard's residential districts. Examples include managing the design of infill development, mitigating impacts of adjacent dissimilar land uses, improving quality of streetscapes and the pedestrian environment, and providing greater access to open space. Finding: Currently the subject site is governed by a non-residential zone, C-P, as is the proposed new zone, MUE. By approving the proposed high school as a conditional use, the city is insuring the protection of nearby residential areas to the west and north. This proposal is in keeping with this action measure. v. Revise the Comprehensive Plan text, maps, and related findings as needed to maintain reliability and timeliness; to insure consistency among goals, policies, and recommended action measures; to assure accuracy of findings; and to comply with state, regional, and federal laws and rules. This includes review by the Planning Commission every two years, formal evaluation every five years, and an overall update at least every ten years. Finding: This action measure directs the city to update the Comprehensive Plan legislatively to "insure consistency among goals, policies and recommended action measures " However, through the quasi-judicial process, the city has the opportunity to update the Comprehensive Plan and Zoning Map designations on specific properties dictated by the change in vision, policy and/or circumstances. This is the case on the subject site where planning in the vicinity of the site now dictates up-zoning to allow a greater mix of uses at higher densities/intensities. Approval of this quasi-judicial request is in keeping with this action measure. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-6 x. Implement incentive and redevelopment programs to utilize urban land and existing public facilities more efficiently. Finding: The existing site is under-utilized, but its redevelopment is hobbled by an archaic building inventory; restricted vehicle access, and capacity constraints on SW Pacific Highway. The proposed high school at this location would re-use the existing building inventory and expand facilities to increase intensity without negative impact upon the nearby roadway system. This redevelopment cannot be achieved without approval of the proposed quasi-judicial Comprehensive Plan/Zoning Map Amendment, which would be consistent with this action measure. Chapter 9: Economic Development Goal 9.1: Develop and maintain a strong, diversified, and sustainable local economy. Policies 1. The City shall establish strategies to retain and encourage the growth of existing businesses. Finding: To the degree that an institution, in this case City Bible Church (CBC), is a business, the approval of this quasi-judicial Comprehensive Plan/Zoning Map Amendment will permit the subject site to be more intensely used through its sale to WCHS. This is possible because the church will remain as a secondary weekend user while the facility is expanded and put to use during the work week. WCHS has a combined faculty/staff of 38 full- and part-time employees for an existing student body of 250. It is expected that the faculty/staff will increase by two full- time staff, for a total of 40, when the school achieves its maximum size of 400 students. This includes upgrading several part-time employees to full-time status, thus, significantly increasing - total payroll. This policy is met. 2. The City shall actively encourage businesses that provide family-wage jobs to start up, expand, or locate in Tigard. Finding: As noted above, when it relocates to Tigard from Lake Oswego, WCHS will have a combined faculty/staff of 38 full-and part-time employees, which will increase to 40 when the school reaches its maximum size of 400 students. As most of these employees are teachers and administrators, these jobs command family wages and full benefits, in keeping - - with this policy. 3. The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. Finding: As noted above, the subject site is under-utilized and hobbled by an archaic building inventory, the re-use of which is significantly restricted. Moreover, the planning in the area, both for the SW Pacific Highway Corridor and nearby Downtown and Tigard Triangle areas envisions a greater mix of uses and higher densities/intensities than permitted by existing zoning on and in the vicinity of the subject site. By approving this quasi-judicial request for a Comprehensive Plan/Zoning Map Amendment, the city will up-zone the site to achieve greater flexibility in its redevelopment, in this case for a 400-student high school. This policy is met. 5. The City shall promote well-designed and efficient development and redevelopment of vacant and underutilized industrial and commercial lands. Finding: Now zoned C-P, the subject site is significantly under-utilized and hobbled with an archaic building inventory with limited re-use capability. The proposed re-zoning to MUE will permit the relocation of WCHS from Lake Oswego to Tigard. As noted above, the school plans to renovate the existing facilities extensively, expand the building footprint and make other site improvements including the landscaping of existing parking lots and creation of outdoor sports facilities. As a result, the use of the site will be extended throughout the work week in addition to the part-time use of the site by City Bible Church, which will remain a weekend tenant. The school brings 400 students and combined faculty/staff of 40. This policy is met. • Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-7 12. The City shall assure economic development promotes other community qualities, such as livability and environmental quality that are necessary for a sustainable economic future. Finding: Provision of a full range of civic and institutional uses, including schools, makes an important contribution to the community's livability. By granting the requested re-zoning, the city will facilitate several things: 1) permit the re-use of an archaic building with few options for alternative use; 2) increase the intensity of use of under-utilized site in a critical location; 3) upgrade the facility by adding additional landscaping and outdoor sports facilities; 4) provide additional potential transit riders among students, staff and faculty; and 5) provided additional patronage of nearby retail businesses. This policy is met. Recommended Action Measures vi. Support redevelopment of existing vacant and underutilized industrial and commercial lands rather than designating additional lands for these purposes. Finding: Approval of this quasi- judicial request for re-zoning helps to accomplish this action measure by allowing the re-use of a partially-vacant and under-utilized site in a critical location along SW Pacific Highway just east of downtown Tigard. This proposal is in the spirit of this action measure. viii. In view of the limits imposed on Tigard's ability to expand its City limits by surrounding jurisdictions, develop strategies to increase employment growth through more intense and efficient use of existing lands. Finding: As noted above, approval of the proposed re-zoning request will permit intensification of the use of this under-utilized site, which is located at a critical juncture along the SW Pacific Highway, a designated High-Capacity Transit Corridor. Approval of this request is in the spirit of this action measure. xii. Increase opportunities for higher density housing and employment development in the Downtown Urban Renewal District, Washington Square Regional Center, Tigard Triangle, and designated Corridors to enable more intense housing and employment uses to be located in close proximity to transit and other urban uses. Finding: By approving this re-zoning request, the city will expand the use of the site to provide 38 new professional, family-wage jobs upon occupancy and up to 40 such jobs when the maximum of 400 students is reached. Approval of this request is in the spirit of this action measure. Goal 9.3: Make Tigard a prosperous and desirable place to live and do business. Policies 1. The City shall focus a significant portion of future employment growth and hiqh-density housing development in its Metro-designated Town Center (Downtown); Regional Center (Washington Square); High Capacity Transit Corridor (Hwy 99W); and the Tigard Triangle. Finding: The subject site lies on the SW Pacific Highway Corridor between downtown Tigard to the west and Tigard Triangle to the east. By approving the proposed re-zoning request, the city will permit this partially-vacant, under-utilized site to redevelop. As noted above, the proposed high school will bring 38 new professional, family-wage jobs into Tigard, which will expand to as many as 40 such jobs when the school grows to its maximum student body of 400. This policy is met. 3. The City shall commit to improving and maintaining the quality of community life (public safety, education, transportation, community design, housing, parks and recreation, etc.) to promote a vibrant and sustainable economy. Finding: As noted in the policy statement, educational facilities contribute to the quality of community life. The proposed re-zoning will permit the subject site, which is partially vacant and significantly under-utilized, to be redeveloped for a high school with up to 400 students and 40 faculty/staff, in support of this policy. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-8 Recommended Action Measures iii. Promote Tigard's cultural, historic, recreational, educational, and environmental assets as important marketing tools for the City's business areas and neighborhoods. Finding: Approval of this quasi-judicial request for a re-zoning of the subject parcel, will enable its redevelopment for a 400-student high school, thereby increasing the city's educational assets. Approval of this request is in the spirit of this action measure. v. Investigate ways to improve the appearance and function of Hwy 99W and other transportation corridors. Finding: Approval of this quasi-judicial request for a re-zoning of the site will enable the redevelopment of the site for a 400-student high school. This result in the renovation and re- use of an archaic building with limited re-use options; expansion of the facility to bring it closer to the SW Pacific Highway right-of-way, enhancing the facility's presence at the street and contribution to a positive pedestrian experience; and installation of additional landscaping and other site improvements. Approval of this request is in the spirit of this action measure. Chapter 10:Housing Goal 10.1: Provide opportunities for a variety of housing types to meet the diverse housing needs of current and future City residents. • Policies 5. The City shall provide for high and medium density housing in the areas such as town centers (Downtown), regional centers (Washington Square), and along transit corridors where employment opportunities, commercial services, transit, and other public services necessary to support higher population densities are either present or planned for in the future. Finding: Although the purpose of this quasi-judicial request to re-zone the subject site to allow its - - redevelopment for a high school, the propose zoning designation, MUE, does permit housing at 25 units/acre, considered "medium high-density"in the city's Development Code, as an outright use. Should the high school close or be relocated, the site could redevelop to include housing, most likely in a mixed-use configuration with the vertical or horizontal mix of residential and non- residential uses. Thus, re-zoning expands future housing options on the site, something that the current C-P zone does not. Moreover, the allowed density of 25 units/acre is consistent with the R-25 zoning immediately to the west. This policy is met. Recommended Action Measures iii. Increase opportunities for higher density mixed use development in the Downtown Urban Renewal District, Washington Square Regional Center, Tigard Triangle, and designated Corridors to enable residential uses to be located in close proximity to retail, employment, and public facilities, such as transit and parks. Finding: The proposed zone requested in this application is MUE, in which housing at a density of up to 25 units/acre is permitted by right. Approval of this request is in the spirit of this action measure. vi. Provide incentives to encourage the development of a range of housing choices at transit- supportive densities near existing and planned transit routes, and/or in proximity to major activity centers such as employment, commercial areas, schools, and recreation areas. Finding: As noted immediately above, the proposed zoning designation, MUE, requested in this application allows housing at a density of 25 units/acre by right. Approval of this request is in the spirit of this action measure. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-9 Goal 10.2: Maintain a high level of residential livability. 3. The City shall commit to improving and maintaining the quality of community life public safety, education, transportation, community design; a strong economy, parks and recreation, etc.) as the basis for sustaining a high-quality residential environment. Finding: As noted above, educational facilities are considered an important contribution to the community's quality of life and social fabric. Approving this request to re-zone the subject site from C-P, where schools are prohibited, to MUE, where schools are permitted conditionally, facilitates the redevelopment of the subject site for a 400-student high school. This policy is met. 7. The City shall insure that residential densities are appropriately related to locational characteristics and site conditions such as the presence of natural hazards and natural resources, availability of public facilities and services, and existing land use patterns. Finding: The proposed zoning designation, MUE, allows housing at a density of 25 units/acre by right. This is the appropriate density given that the apartment complex immediately to the west of the subject site is zoned R-25, the equivalent residential zone to MUE. At the same time, the MUE designation recognizes the subject site's critical location on the SW Pacific Highway, a designated High-Capacity Transit Corridor, at the juncture of Highway 217 and between downtown Tigard and the Tigard Triangle. The zoning adjacent to the site to the south, east and west include C-G, MU-CBD and MUE, reflecting the city's intent to transition the area to a broader mix of uses at higher densities/intensities. This policy is met. 8. The City shall require measures to mitigate the adverse impacts from differing, or more intense, land uses on residential living environments, such as: A. Orderly transitions from one residential density to another; Finding: The proposed zoning designation, MUE, features the same maximum density, 25 units/acre, as the apartment complex immediately to the west. This policy is met. Chapter 11;Public Facilities Goal 11.1: Develop and maintain a stormwater system that protects development, water resources, and wildlife habitat. Policies 1. The city shall require that all new development: A. Construct the appropriate stormwater facilities or insure construction by paying their fair share of the cost. Finding:Assuming this request for re-zoning the subject site is approved by the city, the applicant will submit concurrent Conditional Use/Site Development Review applications that will contain a detailed stormwater disposal plan, including any on-site facilities required to meet development and design standards imposed by Clean Water Services (CWS) that regulates stormwater disposal for all jurisdictions in Washington County. As part of its development, the applicant will pay the cost of such on-site upgrades and any systems development charges (SDCs) that apply. This policy will be met in a later stage of the development process for this site. B. Comply with adopted plans and standards for stormwater management. Finding: As noted above, CWS regulates the development and maintenance of on-site stormwater disposal systems within the Tigard city limits. The applicant will comply with all applicable regulations and standards imposed by CWS. This policy will be met in a later stage of the redevelopment process for this site. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification 1V-10 C. Meet or exceed regional, state, and federal standards for water quality and flood protection. Finding: The subject site is not in flood zone, so flood protection requirements do not apply in this case. As noted above in Policy 1A-B, the applicant will comply with all applicable regulations and standards imposed by CWS. This policy will be met in a later stage of the development process for this site. 5. The City shall require maintenance access to all stormwater infrastructure and easements Finding: At a later time in the redevelopment process, the applicant will grant all necessary infrastructure access easements to CWS as required. This policy will be met. 7. The City shall encourage low impact development practices and other measures that reduce the amount of, and/or treat, stormwater runoff at the source. Finding: At a later time in the development process when WCHS undertakes the detailed design of the project, its consulting engineers, KPFF, will address stormwater disposal per the requirements of the CWS Stormwater Manual, which requires the implementation of low-impact development practices. In addition, architectural design teams are becoming savvier about designing new development/ redevelopment in a manner that minimizes stormwater run-off. This policy will be met in a later stage of the development process for this site. Goal 11.2: Secure a reliable, high quality, water supply to meet the existing and future needs of the community. Policies 3. The City shall require maintenance access to all public water infrastructure and easements. • Finding: At a later time in the redevelopment process, the applicant will grant all necessary infrastructure access easements for water facilities to the city as required. This policy will be met. 6. The City shall require all new connections within the Tigard Water Service Area to pay a system development charge. Finding: At the point in the redevelopment process when it applies for building permits, the applicant will pay all required water-service system development charges. • - This policy will be met. 8. The City shall require all new development needing a water supply to: A. Connect to a public water system. Finding: The site already is connected to the public water system via the water main in SW Pfaffle Street. Therefore, the site already is in compliance with this requirement, although the on-site service may need to be up-sized for the proposed use. • B. Pay a system development charge and other costs associated with extending service. Finding:At the point in the redevelopment process when it applies for building permits, the applicant will pay all required water-service system development charges. This policy will be met. C. Insure adequate pressure and volume to meet consumption and fire protection needs. Finding: As part of its responsibility as the civil engineer on the project, KPFF will design the on-site water system to maintain adequate pressure to meet consumption and fire suppression needs. This will be demonstrated in the subsequent concurrent Condition Use/ Site Development Review applications. This policy will be met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-l1 D. Extend adequately sized water lines with sufficient pressure to the boundaries of the property for anticipated future extension. Finding: As indicated in the preliminary impact analysis in Chapter III, the.applicant's civil engineer, KPFF, has indicated that it is likely that the on-site water line may have to be up-sized to accommodate the increase in development on the site to ensure adequate pressure for consumption and fire suppression. This nature and extent of these on-site upgrades to the water system will be contained in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. Goal 11.3: Develop and maintain a wastewater collection system that meets the existing and future needs of the community. Policies 1. The City shall require that all new development: A. Connect to the public wastewater system and pay a connection fee. Finding: The subject site already is connected to the public sanitary sewer system via the sewer line in SW Pfaffle Street. At the time it applies for building permits, the applicant will pay all applicable connection fees as levied by the city. This policy will be met. B. Construct the appropriate wastewater infrastructure. Finding: As part of its responsibility as the civil engineer on the project, KPFF will design the on-site sanitary sewer system in compliance with all applicant development and technical standards imposed by the city's Engineering Department; this may require the up-sizing of on-site piping to the sewer main in the street. This adequacy of this on-site upgrade will be documented in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. C. Comply with adopted plans and standards for wastewater management. Finding: As noted above, the applicant's civil engineer, KPFF, will design the upgrade of the on-site sanitary sewer system to support redevelopment of the site for a 400-student high school in compliance with all City of Tigard regulations. This policy will be met. Goal 11.4: Maintain adequate public facilities and services to meet the health, safety, education, and leisure needs of all Tigard residents. Policies 4. The City shall require that all new development: A. Can be provided fire and police protection. Finding: As the site is located within the city limits, both fire and police protection is available from the Tigard Police Department and Tualatin Valley Fire and Rescue (TVFR), respectively. This policy is met. B. Provide Tigard Police, Tualatin Valley Fire and Rescue, and the school districts the opportunity to comment on the proposal. Finding: These two agencies will have an opportunity to respond to the proposal for redevelopment in the subsequent concurrent Conditional Use/Site Development Review applications. The proposal will have impact on the school system, so outreach to the Tigard-Tualatin School District will not be required. This policy will be met. C. Have sufficient fire hydrants and fire flow. Finding: As part of its civil engineering work on the redevelopment plan for the site, KPFF will ensure that there is adequate capacity and pressure to provide code-required on-site fire suppression. This includes the provision of additional on-site fire hydrants as required by TVFR regulations. This policy will be met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-12 D. Have a street layout and design that is accessible by emergency vehicles. Finding: The applicant's consulting team will consult with TVFR to ensure that there is adequate access to the site for all emergency vehicles. This may include permission from the Oregon Department of Transportation (ODOT) to use the now-closed access on SW Pacific Highway for an emergency-only access. This policy will be met. E. Have buildings that meet fire and building code requirements. Finding: As part of the detailed redevelopment plans, the applicant's design team will ensure that the project meets all applicable building and fire code requirements. This will be discussed in the subsequent concurrent Conditional Use/Site Development Review applications and demonstrated in detail on the construction plans submitted for building permit. This policy will be met later in the development process. Recommended Action Measures iii. Review the Community Development Code to identify locational barriers to constructing new schools and fire stations. Finding: Although this action directs the city to make appropriate changes to its Development Code text and Zoning Map to address the need for new schools, the approval of this quasi-judicial request for a zone change from C-P, where schools are prohibited, to MUE, where they are permitted conditionally, the city will ensure that the subject site will be properly zoned to permit its redevelopment for a high school. Approval of this request is in the spirit of this action measure. Chapter 12: Transportation Goal 12.1: Transportation System Policies 7. Implement the transportation system plan ITSP) in a coordinated manner by coordinating and cooperating with adjacent agencies (including Washington County, Beaverton, Tualatin, Lake Oswego. City of Portland. TriMet, Metro and ODOT) when necessary to develop transportation projects which benefit the region as a whole in addition to the City of Tigard. Finding: Although this is a global policy that will require legislative action to address, the city's approval of this quasi-judicial request for re-zoning is in keeping with the redevelopment of this portion of SW Pacific Highway now envisioned in recent planning efforts related to the corridor's priority for the next extension of LRT and redevelopment of downtown Tigard. This policy is met. Goal 12.2: Trafficways Policies 3. The City shall require as a precondition to development approval that: A. Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority. Finding: The site abuts SW Pacific Highway to the south and SW Pfaffle Street to the north. However, ODOT has permanently closed the driveway onto SW Pacific Highway and is unlikely to re-grant approval to re-open the driveway. For this reason, the site takes its only access from SW Pfaffle. Currently, as part of the redevelopment plan, the applicant is discussion the exact location of the driveway on SW Pfaffle Street in terms of its relationship to the location of SW 81st and SW 83rd Avenues entering the street from the neighborhood to the north. Final determination of this will be made by the city Engineering Department in the subsequent concurrent Conditional Use/ Site Development Review applications. This policy is met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-13 B. Street right of way be dedicated where the street is substandard in width. Finding: At the current time, there is no indication that further dedication of street right-of-way(ROW) will be required for this development. However, a final determination will be made as part of the subsequent concurrent Conditional Use/Site Development Review applications. The applicant will dedicate additional ROW on SW Pfaffle Street if required by the city Engineering Department. This policy will be met. C. The developer commits to the construction of the streets, curbs and sidewalks to city standards within the development. Finding:As part of the redevelopment plan, the applicant will ensure that the project meets the city's sidewalk standards on both of the site's street frontages, SW Pacific Highway and SW Pfaffle Street. This will be demonstrated in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met, if applicable. D. Individual developers participate in the improvement of existing streets, curbs and sidewalks to the extent of the development's impacts. Finding: The need to fund off-site improvements such as these will be determined later in the redevelopment process as documented in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met, if applicable. E. Street improvements be made and street signs or signals be provided when the development is found to create or intensify a traffic hazard. Finding: The need to fund off-site improvements such as these will be determined later in the redevelopment process as documented in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met, if applicable. F. Transit stops, bus turnout lanes and shelters be provided when the proposed use of a type which generates transit ridership. Finding: The need for additional off-site transit facilities such as these will be determined later in the redevelopment process as documented in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met, if applicable. G. Parking spaces be set aside and marked for cars operated by disabled persons and that the spaces be located as close as possible to the entrance designed for disabled persons. Finding: The total number, design and location of disabled-accessible parking spaces in private parking lots are governed by the building code. The applicant will meet or exceed code requirements for disabled parking when a detailed redevelopment plan for the site is formulated. Documentation of compliance to these standards will be contained in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. H. Land be dedicated to implement the bicycle/pedestrian corridor in accordance with the adopted plan. Finding: The applicant will dedicate additional ROW to provide public pedestrian and bicycle improvements to the degree that this is required. This issue will be addressed as part of the formulation of the detailed redevelopment plan for the site and documented in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. 6. The City shall adopt the following transportation improvement strategy in order to accommodate planned land uses in the Tigard A. Highway 99W should be widened to six lanes throughout the study area (tool box). This im•,iuement should be constructed in the short term. In the event that widening highway 99 to six lanes is prohibitive due to physical constraints, the Dartmouth extension could potentially provide needed northeast-to-southwest travel demand. Finding: This is a legislative mandate rather than a quasi-judicial one. However, as part of the redevelopment process, the applicant will provide additional ROW dedication on SW Pacific Highway if required. This policy will be met, if applicable. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-14 Goal 12.3: Public Transportation Policies 2. The City shall encourage the expansion and use of public transit by: A. Locating land intensive uses in close proximity to transit ways. Finding: The proposed re- zoning of this site will provide a wider range of land uses at higher densities/intensities envisioned in this policy. The proposed re-use of the site for a high school, allowed conditionally only if the site is re-zoned, will greatly increase the utilization of the site and provide additional transit riders among its 400 students and 40 employees. This policy will be met. Goal 12.5: Pedestrian and Bicycle Pathways Policies 1. The City shall locate bicycle/pedestrian corridors in a manner which provides for pedestrian and bicycle users, safe and convenient movement in all parts of the city, by developing the pathway system shown on the adopted pedestrian/bikeway plan. Finding: Although this is a legislative mandate, the granting of this request for re-zoning will further the provision of a comprehensive pedestrian and bicycle facilities along this critical transportation corridor by requiring the applicant to make on-site and frontage improvements related to pedestrian and bicycle access as part of the redevelopment process. This policy will be met. Chapter 13: Energy Goal 13.1: Reduce energy consumption. Policies 1. The City shall promote the reduction of energy consumption associated with vehicle miles traveled through: A. Land use patterns that reduce dependency on the automobile. Finding: Up-zoning the subject site to MUE per this request will permit a broader range of land uses at higher densities/intensities as envisioned in this policy than currently allowed-in the underlying C-P zone. The proposal to redevelop the site for a 400-student high school, which is only possible if the re-zoning request is approved, will significantly intensify the use of this significantly under-utilized site. This policy is met. B. Public transit that is reliable, connected, and efficient. Finding: The SW Pacific Highway Corridor already is well-served by transit and will be even better served if the corridor is selected for the extension of LRT. The proposed up-zoning of the site will provide a significant number of potential transit riders to support the maintenance and expansion of transit service. This policy is met. C. Bicycle and pedestrian infrastructure that is safe and well connected. Finding: As a part of the redevelopment process, the applicant will provide the on-site bicycle pedestrian environment needed to support high-capacity transit. This policy is met. 3. The City shall require future development to consider topography, vegetation, and solar access during the design phase to reduce demands for artificial heating, cooling, and lighting. Finding: In this case, the city will have the opportunity to undertake the analysis for this policy in the subsequent concurrent'Conditional Use/Site Development Review applications. This policy will be met. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-15 6. The City shall support energy conservation by: A. Encouraging designs that incorporate Leadership in Energy and Environmental Design (LEED) or other accepted standards or achieve a minimum certification. Finding:Although it has not decided whether to seek a particular LEED certification level, applicant has directed its design team to incorporate design, building materials and construction practices very similar to those used for LEED-certified educational projects. Such practices are designed to protect site users' health, safety and well-being, and enhance the fundamental teaching and learning capabilities of the school. Planned are strategies that use energy and material resources wisely and protect and preserve the school site environment. Moreover, the applicant wishes to exceed the minimum requirements of the newly-adopted Oregon Energy Code. Further discussion of energy-efficient practices and materials will be contained in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. D. Providing flexibility in the land use process to take advantage of solar radiation. Finding: Given the southern site orientation and site's location on the north side of SW Pacific Highway, the facility currently receives the maximum solar exposure. This important feature will be protected in the ultimate redevelopment of the site as demonstrated in the subsequent concurrent Conditional Use/Site Development Review applications. This policy will be met. • Recommended Action Measures i. Create a process that requires new development to consider topography, vegetation, and solar access during the design phase. Finding: The city has the opportunity to review the incorporation of these on-site elements to the optimum degree. Efforts to maximize the energy efficiency of the site will be demonstrated in the subsequent concurrent Conditional Use/Site Development Review applications. The proposal is in the spirit of this action measurer Chapter 15 — Special Planning Areas: Downtown. Although it lies outside the boundary for Downtown Tigard, the subject site lies immediately the east across Highway 217 and, therefore, to a degree, the vision for Downtown Tigard provides some guidance for the nearby properties. Goal 15.1: The City will promote the creation of a vibrant and active urban village at the heart of the community that is pedestrian oriented, accessible by many modes of transportation, recognizes natural resources as an asset, and features a combination of uses that enable people to live, work, play, and shop in an environment that is uniquely Tigard. Finding: The site is just to the east of downtown Tigard separated by SW Pacific Highway's intersection with Highway 217. There is no reason that the principles of the downtown vision cannot be extended to immediately adjacent properties outside the official downtown urban renewal boundary. The proposed re-zoning and proposed redevelopment of the site for a 400-student high school are in keeping with the downtown Tigard vision as articulated in this goal. Compliance with Regional Plans. As noted in Chapter III, the subject site is located on SW Pacific Highway that is designated as a "Corridor" design type on the Metro's 2040 Growth Management Concept Plan Map and "high-capacity transit corridor"in the Regional Transportation Plan (RTP); in fact, the corridor is the next priority corridor for the extension of LRT. According to Chapter 1, Land Use Planning, of the Framework.Plan, there are two policies that pertain to the subject site: 1.8.1 Identify and actively address opportunities for and obstacles to the continued development and redevelopment of existing urban land using a combination of regulations and incentives to insure that the prospect of living, working and doing business in those locations remains attractive to a wide range of households and employers. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-16 1.8.2 Encourage, in coordination with affected agencies, the redevelopment and reuse of lands used in the past or already used for commercial or industrial purposes wherever • economically-viable and environmentally-sound. Finding: The proposed redevelopment of the site made possible by the requested re-zoning is in • keeping with these policies, namely "identify and actively address opportunities for and obstacles to development or redevelopment of urban land" that results in a broad mix of uses (Policy 1.8.1). Moreover, the proposal allows for the re-use of already-developed commercial land, to minimize expansions of the regional UGB (Policy 1.8.2). Compliance with Vision of Metro/City of Tigard High-Capacity Transit Planning. As noted in Chapter III, SW Pacific Highway is designated as a "high-capacity transit" corridor in Metro's Regional Transportation Plan (RTP); the corridor is now the next priority for the extension LRT. Although detailed transportation and land use planning for the corridor is just getting underway, Metro and Tigard commissioned the development of a vision document by the University of Oregon's School of Architecture, "Pacific Highway to a Sustainable Future: Tigard 99 Corridor Urban Design Vision Executive Summary" (May 2010), proposed recommendations for which provide guidance about development/redevelopment along the corridor. Pertinent recommendations include: 2. LAND USE a. A positive future for the Corridor depends on providing the opportunity for a much wider range of land uses than currently allowed. Therefore, Tigard should amend its Tigard Comprehensive Plan and Zoning Maps to allow a variety of land uses including medium and high density housing, employment, commercial, professional services, institutional and civic uses. Finding: The proposed zoning designation, MUE, allows a far greater range of uses by right and conditionally than does the current zoning designation, C-P. If there was not this quasi-judicial request to re-zone the site; the city would eventually have to "up-zone" this site as well as others along the SW Pacific Highway Corridor to comply with this policy. As noted in the Pre- Application Conference notes (Appendix A), the city prefers the use of the MUE zone over other potential options; the selection of the proposed MUE re-designation is discussed in further detail in Chapter III. The proposed use of the site for a high school also complies as it is an institution, one within the range of uses envisioned for the corridor. Physically, the redevelopment of the site will both intensity its use by doubling the FAR and bring the building closer to SW Pacific Highway, creating a more pedestrian-friendly street frontage. The addition of up to 400 students and 40 faculty/staff will also provide increases in transit ridership. This policy is met. b. Associated with the planning for high capacity transit, Tigard should adopt land use and urban design standards that allow future development to create a variety of high amenity, pedestrian oriented developments, especially associated with the design and designation of high capacity transit station communities. Finding: As noted above, the redevelopment will double the FAR on the site and bring the building in much closer proximity to the Pacific Highway ROW, creating a more pedestrian-friendly street frontage. Although there will no longer be vehicular access from SW Pacific Highway, the existing east roadway will be retained providing access to the sidewalk for pedestrians, transit riders and cyclists. This policy is met. c. Future transportation and land use planning should be focused on creating a unique sense of place, or identity, for the Pacific Highway Corridor. This would include distinct entry points, neighborhood and employment districts, activity nodes at key locations, defined station community districts, interconnected green networks, etc. Also, even though there are a few churches, private child care and a school along the corridor, there are no civic buildings or larger institutions. Future land use plans and redevelopment efforts should insure that a wide range of civic and institutional uses can locate in the corridor. The future land use pattern of Pacific Highway must respond to a variety of transportation modes beyond the automobile. The automobile will remain an important part of the transportation system, but other modes such as rail, bus transit, walking, and biking must also be considered. This will require a land use pattern of mixed-use development types that are functionally and economically interdependent. Request for WCHS Type IV Comprehensive Plan/Zoning-Map Change:Legal Justification IV-17 Finding: A 400-student high school is an example of a "larger institution" contained in this policy statement. Both the proposed physical intensification of the site, doubling the existing FAR, and the operational intensity, bringing up to 440 people to the site daily, are in keeping with this policy. However, most institutions, including schools, are not allowed by the current zoning designation, C-P. As noted above, the city has indicated that if the zoning is changed, it prefers the MUE zoning designation for a number of reasons, as described in greater detail in Chapter Ill. This policy is met. 4. URBAN DESIGN AND ENVIRONMENT a. Corridor businesses and property owners, the City of Tigard, and ODOT should cooperate on a sustained effort to increase the appearance and overall aesthetics of the Pacific Highway Corridor on both public and private properties. This effort can have significant effect, beginning with strategic tree planting and other landscape improvements within street right-of-ways, freeway interchanges, and public easements. Finding: As noted in Chapter III, the existing building is archaic and has limited options for re-use. After being vacant for about two years, it is now occupied since 2004 by a church that uses the facility "as is" with primarily weekend activities. As a result, the site is physically and operationally under-utilized and, therefore, not a potentially significant generator of transit trips. WCHS proposes to redevelop the site for a 400- student high school, which will intensify both the physical site and operations, with the potential of both upgrading the street frontage and providing a pool of transit riders. This policy is met. b. Develop and implement strategies to improve the design quality of new and existing development such as assistance with clean-up, tree planting and landscaping; store front improvements; building and nuisance code enforcement, and land use design standards. Finding: As noted above, the conceptual redevelopment plan features building expansions to the southwest and southeast that will bring the facilities closer to the SW Pacific Highway ROW, thus, improving the street frontage and providing enhanced access for pedestrians, transit riders and cyclists. The redevelopment also will provide the opportunity to enhance landscaping and stormwater treatment/disposal. In Tigard, the Site Development Review, which in this case will be undertaken concurrently with the Conditional Review, provides a platform for evaluating design as well as function. This policy is met. Statewide Planning Goals. Because involves a quasi-judicial Comprehensive Plan Map modification, State statute requires the applicant to demonstrate compliance with all of the applicable Statewide Planning Goals, which in this case, are Goals 1 — 14. Goal 1: Citizen Involvement. To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. Finding: In quasi- judicial land use cases, the City of Tigard requires the applicant call a special meeting of property- owners within 500' prior to the submission of an application to present the proposed project and seek feedback, presumably to ensure the resulting application addresses any questions or concerns raised by neighbors. In addition, the city has incorporated notice requirements to comply with State statute. In this case, neighbors within 500' are notified of the date, time and location of the public hearing(s) and provided a chance to respond with questions and concerns by e-mail, letter and/or oral testimony. Neighbors who officially respond to the notice then become parties of standing and are notified of the decision so that they can exercise their rights to appeal. In this case, the required neighborhood meeting was held on 2/7/11. This goal is met. Goal 2: Land Use Planning. To establish a land use planning process and policy framework as a basis for all decision and actions related to use of land and to assure an adequate factual base for such decisions and actions. Finding: The city has complied with the goal by adopting its Comprehensive Plan, Development Code and Zoning Map, which it periodically updates through a combination of legislative and quasi-judicial modifications. In this quasi-judicial request, the applicant is demonstrating compliance with the Comprehensive Plan and Development Code by means of this application, especially Chapter 2, Land Use Planning, of the Comprehensive Plan, which the city adopted specifically to respond to this goal. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-18 Goal 3: Agricultural Lands. To preserve and maintain agricultural lands. Finding: This goal does f_not apply as the subject site already is located within the regional UGB, and as such is designated ` -for urban development. Goal 4: Forest Lands. To conserve forest lands by maintaining the forest land base and to protect the state's forest economy by making possible economically efficient forest practices that assure the continuous growing and harvesting of forest tree species as the leading use on forest land consistent with sound management of soil, air, water, and fish and wildlife resources and to provide for recreational opportunities and agriculture. Finding: This goal does not apply as the subject site already is located within the regional UGB, and as such is designated for urban development. Goal 5: Natural Resources. Scenic and Historic Areas and Open Spaces. To protect natural., resources and conserve scenic and historic areas and open spaces. Finding: This goad does not) apply as the subject property has no scenic, historic, natural resource or open space overlay designations. Goal 6:Air, Water and Land Resources. To maintain and improve the quality of the air, water and land resources of the state. Finding: Infill/redevelopment("refill') is seen as one of the best ways to use existing urban land more efficiently, as it reduces the need to expand the regional UGB. Mixed- use at increasing densities/intensities also use existing infrastructure such as water, sanitary sewer, stormwater disposal and police/fire services, to the degree there is remaining capacity, more efficiently and, thus, reduce the need to extend infrastructure in `green field" sites either already within the regional UGB or immediately outside. Thus, up-zoning the site from C-P to MUE, maintains and improves air, water and land resources of the state by allowing a wider range of uses — including the proposed 400-student high school — at higher densities/intensities than the existing zoning designation. This goal is met. Goal 7: Areas Subject to:-Natural Hazards. To protect people and property from natural hazards. Finding: This goal doe`s nopply as the subject site has no natural hazard overlays. Goal 8: Recreational Needs. To satisfy the recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. Finding: If the re-zoning request is approved and the proposed project moves forward, the northern portion of the site will be improved to contain a soccer field and tennis courts to accommodate the recreational and physical education needs of students at WCHS. This goal is met. Goal 9: Economic Development. To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Oregon's citizens. Finding:As noted in Chapter III, the site once accommodated a GM automotive training center that resulted in a facility that is highly individualized in design and not readily amenable to re-use. Currently, City Bible Church is housed there using the facilities "as is" but only primarily on weekends. By re-zoning the site, the city will permit WCHS high school to renovate extensively and expand the existing building stock, doubling the FAR; create a much more transit- and pedestrian- friendly street frontage on SW Pacific Highway, a designated High-Capacity Transit Corridor and next priority for expansion of LRT; re-utilize the site during the work week rather than just on weekends; and serve 400 students and 40 faculty/staff who can patronize nearby businesses and ride transit. Moreover, up to 40 jobs associated with the school are family-waged, professional positions for the most part. By demonstrating compliance with Chapter 9, Economic Development, of the Tigard Comprehensive Plan, the applicant demonstrates compliance with this goal. Goal 10: Housing. To provide for the housing needs of citizens of the state. Finding: Currently, housing is not an allowed use in the C-P zone. However, the proposed MUE zone allows housing up to 25 units/acre, similar to the large apartment complex to the west that is zoned R-25. Up- zoning the site to a zoning designation with a broader range of uses at greater intensity/density is in keeping with this goal, although the stated purpose is to provide a site for the relocation for WCHS, the likely use for the foreseeable future. In the unlikely event that the school closes or relocates, the site could be used for high-density housing by right. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change: Legal Justification IV-19 Goal 11: Public Facilities. To plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. Finding: There is a full complement of public services and facilities available to the site. The exact sizing and location of on-site water, sanitary sewer and stormwater disposal facilities will be determined once detailed design of the project is undertaken, which not occur until the proposed zone change is approved. This detailed infrastructure analysis and resulting plan will be prepared by the applicant's civil engineer and incorporated into the subsequent concurrent Type Ill Conditional Use/Type II Site Development Review applications. This goal is met. Goal 12: Transportation. To provide and encourage a safe, convenient and economic transportation system. Finding: In recognition of its regional importance, SW Pacific Highway has been designated as a High-Capacity Transit Corridor in the Metro Regional Transportation Plan (RTP) and has been identified as the next priority for the extension of the region's LRT system. Given all of the demands on the nearby roadway system, it is recognized by the city, Metro and the Oregon Department of Transportation (ODOT) that a significant shift from automobile travel to alternative modes is necessary if the corridor's capacity is to used efficiently. Even as planning for the LRT begins, it is incumbent upon the City of Tigard to begin up-zoning adjacent properties both legislatively and, when the opportunity presents itself, quasi judicially to permit redevelopment into a broader mix of uses at transit-supportive densities. The proposed high school, which is only feasible if this re-zoning request is approved, will increase the intensity of use both physically, by doubling the existing FAR, and temporally by provided activity throughout the week. The up to 400 students and 40 faculty/staff also provide a large pool of potential transit riders. This goal is met. Goal 13: Energy Conservation. To conserve energy. Finding: Re-using existing building stock conserves energy because it is not necessary to expend energy either to demolish the existing building and transport debris to a remote landfill or to manufacture new building materials and transport these to the site. At the same time, the renovation/expansion of the existing building • permits the facility to be brought up to code for current design/development, stormwater disposal, health/life safety, energy efficiency and seismic regulations. This goal is met. Goal 14: Urbanization. To provide for an orderly and efficient transition from rural to urban land use, to accommodate urban population and urban employment inside urban growth boundaries, to insure efficient use of land, and to provide for livable communities. Finding: Because the proposed up-zoning will permit the re-use and intensification of the subject site, it is in keeping with this goal since the site already is located within the regional UGB. Applicable Provisions of Development Code. As noted throughout this application, this request 9-0 , for a Comprehensive Plan/Zoning Map Amendment is being undertaken to change the range of 7 allowed/conditional uses so that the site can be productively re-used at a density/intensity envisioned in policy documents related to SW Pacific Highway's designation as a High-Capacity Transit Corridor. Assuming that this application is approved, the applicant will prepare a detailed site plan that will comply with all applicable provisions of the Development Code unless Variances/ Adjustments are sought. This will be accomplished through the subsequent concurrent Type Ill Conditional Use/Site Development Review applications. This provision will be met prior to construction of the proposed project. Impact Analysis. As noted earlier in this application, there are a full complement of public services and facilities — including water, sanitary sewer, stormwater disposal, and police and/fire services — to serve the proposed use. Assuming that this application is approved, the applicant will prepare a detailed site plan that will include a detailed analysis of infrastructure capacity and design of on-site facilities that meet all applicable city, regional and state-wide requirements. This will be accomplished through the subsequent concurrent Type Ill Conditional Use/Site Development Review applications. This provision will be met prior to construction of the proposed project. Request for WCHS Type IV Comprehensive Plan/Zoning Map Change:Legal Justification IV-20 . City of `regard '11)T—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX Rate Calculation Worksheet APPLICANT (oa i; g u,ks 77i7,14Gl¢'Smto L—_DATE /1 G? i MAILING ADDRESS s s C Y` Cl14- PREPARED BY /95 CITY/ ZIP/PHONE/4A �� g�9 r[/,110 PLANS CHECI 620/eVDc TAX MAP# /` 7 PRO ECT TITLE l 136 u, oc,/ 00 12/5 77 _. SITUS#ADDRESS SYi O C FORMER USE(S) USE CODE UNITS X RATE _ �J,. DESCRIPTION/NOTES xfzzJ ( = 185-78 Cy r s-,&o� TOTAL TDT,FORMER USE(S) 35; PROPOSED USE(S) USE CODE UNITS X RATE _ AO NT DESCRIPTION/NOTES 4. /61D X )r. Z =4 ,ecc,. / ?/✓AG ma, Akej7 K S X = TOTAL TDT,PROPOSED USE(S) ADS,,s0a LESS TOTAL TDT,FORMER USE(S) ° es;7e TDT INCREASE/(DECREASE) 723,0/ 3. (INCREASE =TDT DUE) E-tENSt OIJZ 4 S V frt PAYMENT METHOD CASH/CHECK Ire-2 USE : n''1pRcq 4'o �& CREDIT 3£.)800 4-- e V410- .5 eS/ `87 BANCROFT AGREEMENT �t ' 7L� O (PROMISSORY NOTE) DEFER TO OCCUPANCY •/-21 ggs 3 2 7 z- 1g9 IL C�L2 I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) .. ... - J i s 1 33AC , . . 1S 1 33AC , . • • /I.-. - .,-,.g .-......., 3,,,•-,'1..--,,'..\"._,:;,LI:iL4,117:: -.•.: 14 co 1., ,,.,... .1, .... I 1.: ' 1 - '-. -"I°34;^', . . . -= '-'4...-•• 1'- el '.' ir:o;#`‘ ""‘f\ ,74"7,'• '...'•.- .•-...'-.49.4.!' 4' .•"I'40.r..=-\- •="-&-..,,-,'10 -,•• X•-'• •• r;f1P 11,-47..•• 4:::).:.jf,,,RI, _..,:.......,,,...5.7...,,,,,,;,,,,c,..i,.• ....., ..%;F: ...t"• ••''''..-"stio‘N SH OE A'A •44-T-4!•:.LL....:,:t.6'....' -.1'''127.iifill'''' 1. '..' . a---517'.1! ,.1.1. , . , .'. ..341‘,.._ 4 k LANE ..- ... '•- •.; ..• - -. . k SW .steyitt, '..e.t.1 . ;.4•;11;:" .''.f .. •- .. •*,e,'-.: 44. -'-,.'-.',:2,,,-.,:1:--i.;161jii.2%,;‘,......1'.°,,-.1:----rw_t- k - --..•1 (..) t.. -.. ,.-' ..-,.. -..i.....V, 1 "' ..,......,- 0.....,,..-.. ...m..,1 r...,i';.',,. . .•...!.6'-',. .-, ,,,1.,,,„. ,„ ,,,,, -,-T,,..,--,...-,-,.... CC i':.71 ...',1;-:'Va.',"1•,'; ',„1, .22/,b., „VV,,-.- -. .'"". " —." ... •T;;'...t 4,-.''.72,.. I Fr 0'-..-L2;•,-'",-'41tVer",i1.-,;,•,,,ii,,"I.. ';;;;..-..;;;;;;;:' ,:hriy •- ... ... '-i"-.T..-.--7. -7.9 U4i 2-. •-,::, .,•"-s;;',.,•'-.% r'h,1-4,999...,--.12.•-'-;.:1::'•,2 ,' ,- l'',1-.-- -=,-- -•• 4, -•-s" • ••• -.• ,—.--.....,-...0..t.,....c..ira-.:.-, 141.:1Tri-:, :,tit,.lif...;e.rtg ..:,;,;.4.•?.. .. ;.,,,;.;..;, * 1!).:...7,-.1.1.:-...-•-•7•••:...,•. • - .-!.rr.,..,- . .;.,:rk.,•-•,...!,:-.:;,-„-. .---.,.''',,V•••• -'.•';' - 36''-'1, •• 1:. 'I•7•3:.,••"-1 .'''." \\,3 ,ac„..r4414i '. .,-• •'" •: .'" . ''. •-• .',3",- •• -. •.•-"-- .•-•?x '.....•...,...., ./•., 6 .7...., .,•. . *•.,...1-- ,.. ... ._s: -'•.--.-: ..-Z..'. ' - .1°2° ‘` '3 e .900 ,,,-:..- '' " "• ,--- I "°-,-P-1^- 3-,,--li Z7 ..3-- --'T., - ...._,.:-....:',.;:. ; %. ''...." :,'g:''''''''Ir.'.4 F7.;;i■i'?:in •I. --wo, , III Pl....1i I-- l;.'4.,'•"•.• ,-. " • --, • ..-•' w '..,..."• ''-- 44/ 14 41("" 5200 ,,,„„2, . -, w0 21 , , CC i•-.2f,,.•1-', '• - .-- •-...-7-,.. D !j-."'°. ... `',--,,.. ra..4, -4. ...f.'`, atop 1 " ..' .....g' "..'El ..."..i — 1 ". "i 4°' ' 0.II/ 3a° '00 100 91 % .- ' ''• • - ---" •.-... .. _„ a..,..4 31 1 338 337 33e 335 A 33,, .1 ,s7. 3,3 ; ,,, 5 3,7 .„, ,..; .-.:.,,x5,,,,•,•• -. ...-.. • .,7 . ..„. ... ,. .... Lu . . •,, 49,00 _, ... ,,..•5 , tu, „ 1 .,„ I ,,,,“ __4„_.L. 1 .9,..RL 17:1,c44,55. 1 . 4 -..., . •.,.i.,,,,.. ,:mr, 4 CO '.-Lit '•'1 li'..-."- 4:. .. .-.-. ....,:.rte....,.-1 ...t. ,.it. •. — „, v+.....-v- ,s„..,, ,,,-T AI t51 _5 1 LANE :s t t " : . =4-.7j:-.' • . . .- , . . 0,-•• • 0 ,*- ,,,,,,,,*I If... •:Vai. .., .. ,.., „, : .1gr.".° .. ". ,a.i.:•• '.:••• WASHINGTON COUNTY OREGON SF, ,;V:‘:,:i3.. r•Fl'.. •:. . '4 3°."4 : II 4000 t...r1--4 V 14... CI . 4.#\ 300,1 3.0 II .e. 2400 1 3 5 ‘ ... .0 ...4 _ 0 5,0 0 g 354 21::3 la'.1 27°°11 Po9 ,:c:11,, 450", :-- '," ,- -, ' '•10: / SW1/4 NE1/4 SECTION 33T1SR1W W.M. SCALE 1".-100' 3 C* t-f.'44P-... li,,' '•• • ....:- ,___49. ,_,,,, ' 4300\12,' de''' A..•5400 73 1.---"'M---1 gi 357 4 2,6o [ 3, 900 . :: i.',.•,"',' ,, le.,;•,. , .• iii gir --.7...S, • .. ..'e — ,,nn\9 a tv \ 000 t=4•41-4...,,,.. , I:.. la, ,'Fd .. , •. ,• 'Igi 31100 X 1 4,00 & -i- _._.1'. , ".7-tt1101,3247•••i 4,....• . .-..0/. ,,,,._-- , --1,_ 3 2300 XI 2200 ,3i '.-,;*•,.. .....'1•1 . ,• . - i ,,„ .'4,74. ..1," VrI ; 5500 1200 X if 1. 353 X 352,, 2,00 1,,• 1 SW .-A.• 3° 0 ; .,..., '."--0-4 ;,....e,.....,....2.,/ 3',,.---- ' •" - -- '''''' enneellatt14::: i ..7_,--.;-,' \i; , .- '-- — ■303 0 !;.--,---. 4, ., _------- .. Poo .,,,,,..„...,.- 3200 I/,, '---;;,..b.,,, -.•,=, _. r q lt,,-,*5-c 1 ■------- , . 2003 4.343 ,. 362 • -., Isar.,erAmaffelememe ---. ---Vt, gra\l' Ilinkidgesl••--'.. -,, • —9.4._. ‘ 1 IF' 4,--10. --- -s--- • ; :::.'.1: ' '-'1 `-. •"''' ---c.%.- 1:(1:83:7° 111:833: 1167:11: ;;131•53-0:":114'2 :44; "72:0: j—-31170-1-e-4--rii'll'';'..:71":31C': -.‘'‘,' '::::IA -------&--- V-'!--.1. ::::----"'........'"' -,,--..:' , __._„7._,„,„....__.... .,._,__„,e_ , 28 -0,'-..' 4 --- 1/ I \ '"•• --:•:-_ _____l''' ''''''. / :Irii 1.1 \v a" =.--;°"*. 4:%,..*Pei!''''. ° MO It.. .'-•. .-''•.'.. '•-'.- • • :01/. -': , -',/ != 740 \!..e. 7;`,"' of t .1 P ' Bac. 1 - • ' i 7 "::: .,—,•;;:, .0/ -- • .--.. 113 .ICIE2swillaperlm.,•• i, no° , 23 --• . at - 4. ...'------- , - ..0=-' --a.4, / o...-- a.:,,f.--- „........or"-- I.I i . . :,".,':.'...,'...•: •• ' EleiriferinNbledidian kOP ^ ' . -. .-• .•. '- • '.. • FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT 400' • ' ' •• ' ''/I ••A ' "I' ;V 36 .01 fi(•C'0-- . • ' 24 www.02../whingtan.o..u. " -'''' CO 7'w \ 25 ii • tA, ,1 ‘,4•"-- Is tt ,t' f?--9 -."3,...,„,,,ro's - ill/ 2'' '•• •-: '• . .'''' r' • .' -. ' • ' co I,,W2, - C- ,.144? ..,4'0- .'% 'y 0 w,,-- 1.41....-.,.----- .snethsu: ' '''''''•' ,L,• --,_,..,,,,_,...,-( .24— '''',9. \c•N ,_•1 . . . , ...r> . . , • 1 :41 f :.:Ai.'':•.''•O.,. ',XI' '--:,--'7-'77. !.........7''.--•'. .; .:, ., •••••---75.---....1•1 " 75g° ''' -- 8100 1 I."..:., 4.4. 7800 / • 78ao D ...*6. .-,0' ---1-c.,- ,..i. ,.., , --.. ..-•.. .7'.-:.'.'. .. -'''I.•i % ,^ 4.3 k 4 41 \ 0 91100 A.Y.'"..--""'-- . . ,, . .'S.•';'' '..■,EiC:.:'2.,PZ?'L,' AC '':..0' • .•., „- r.•' ' "'''"'.--: ' -1,' il": GI ..-'4 ^ 1.\' "1- .94.4.°- - _ ..- • •. • --'1 •- 1".„ . ..- 1,)''1 6 1 .1.! 12° PI:.,..)-----'- ...31/Sfykatt'S 1 , . „ , . . . ... .. ..,. ,.. ,.. .., . ..a. ,, 90-,-,,,e4.:-...::firi.. -•_!..DA.:.,' -,. ,•• :-... -.• .. .),-•: .,1 ,. . ,,,---1--- „„...o.''.1:' .- ••.- .'..• ..' -' .■1 ''; .0- -',--`?"•-" .,,o,"'' ------ 4 .• - • / ,- -' 144 •; * A,„,,..le ,.--- mr-tirrvi '' ., , .--.• .-• i". . - t`er ILI 111:41 97 i 1:-■ . '..'.•. , .•'• ... . .1.-6 •':....'.0)::'..'•:i''. '''1::::;';?'.• .... •••••••••.:.:',,'.".- -4 ,-....,°''''s14." 4 D ••••••-117'03 (.'two 14300•z 33, .34 i. .-. •'.• ;'-- ,,,.2.`"---; Z •- gl ui Imo.new ■ '531- a si_k- -... . -. .- .' • •. ;,-,,"'" .‘,,,?----- 5 wia° Rff'. . ..• •..,.:-. , • Cancelled Talon FOr 16133P.0 - „te„,e,4 ' - '• .''' . 24"*".3462M42M ,..- % 14500 19000 n41•1"32 15-- ° '229,1P .121 °II PL.,• . - -.. ..-'. -... ......... .. „,...-,..-. •-._, - 9‘.--.......1-, • .• ... 1 r Is\ • -• e • li° I-. • „ 1- el -, in/17 v• Ilan .. .„S" ..., ',,••.. - ..: , .1 .: V '.. ,,Z ut°1 '37 8 ki:. ..r- :*''.7,-Sw''..7M _ ,. . .... ...,..,.., ... ,„. .1 • .,,Lf.,.,•-`7,6,-...4 i',..',/ ./.. .,. ••. .-. .; .• . :1 }: 51 -85 . ,. z ,27..,ra filo . :_,....,, (. •.,:i..r,-. ......... n 0 53 D 46 • < • i'L"I'' ''',› A ssegsment r.l< t,,,7,,,,, 52 -4 ' c12 .• 8500 '"•4474,.. •••,, /2?1•14:71: 4. 17.7 ',:C.4RTOGRAPHY ' • 3 - 44_ 111,30 47 26 mom 24.00--e ..435...'. :•4/ ,-,:'..•,.0'2. ... •,.. Now• ... - ....' ... .....-. '....:;.:.''''''. .'•1..:1.1,. .. 0 1 1%,'• 2 u) .",...a. % ' ' s. • . ,^-,, Icxolleni ." •"' ,. .,„.-.-':,.. ..... ,..i / : r i.u) 1,...,0011Vi 1040:1 "I:*. "...Lel!:'f.y....):: .1 i..1,1?all :.... -.-. PLOT DATE:August 12,2003 ,..,,,,,;,,,.,,.,. ..,, .,,,ii :, ,_..._. SW tt HAWK'S . BEARD 15200 ,4_... c% 1 22 . ...."- -' . ' ' .. ' FOR ASSESSMENT PURPOSES ONLY-DO.NOT RELY ON - f SW HAWK'S BEARD FOR 07HER USE -:f7..-77...„,, ..,„,..,—.,-- , )7..;:".77777, .-.. ..„-. -. ...--. ... . .• .- -.-• - --... ..---..7:7'.7. .r.----------STREET'''="'''''''.""s'''''"\''i ' Worm deireasdt,effermry,4408/or•eross•neMs0 .06"‘' t • ... .2.,,,'. .'"1', .•...', :`,r,..4, ...,,- rertemm522".0.....2•5•-ri•Eqratioseme..012 BEAVERTON • TIGARD 1 S 1 33AC 1S 1 33AC cuptetwaa r 4 1 , 2S 1 04DA . . . . 2S 1 04DA ,. . . • . . .. „ . ., . . . .. . .. . . . . . . . .. .. .. ., , . -:,:,-:,..:;..;'-. .. ,_. -,-__-:------7,_.,fi ' I - I . • • I . t I 4 -• • :. ••. .-...•• t"':-';'-''' 1 1 -f::..--:::::-...::'-. --.....;:‘:::.-..:-1:';:.*:::-.-:.. 7.--:••••••••• :.v...."::-..!':-:'..-•-:".,:..-- -.,.- ..-.... ..-... . -:. -,... .. ••, .. ---.- ..- :....-:. ,...:..,..-: -.1-: • .......... . -.! ..... ...•. ....•• .... „... v •-• ' - ': _ r .4,k, ": T9 k '''' ,1 iiiek.; •- ',. ,VIII -'..-:''..--'7,;.:"..':'.::::•::- "5 ANTIS ,' . . ,.._.: , Tl i .. • . . . . , -.WM .421k..,.'414?•• :.:,.`,...:' ...'.„‘.•',"-':' ,...i. ,cilli■• k 1 ny.,0 k • 3 .,RII, ., •• Pli•• „T-.0- - % ...--t' .i1E1 .,-1 t::::41111,_ .,, 4 It ,. , •• L',.—5ti= -3t '•lir_ ,',•.t.. i. ”tLI" •• - 13 ..- 1.......-,..:....,..::::..,..:,,:....! i: ,Err73,2- 118° t-,,e,:. i , 11 B AGLE .,y7,W0 y 'V k 7 ___,—ii" C.=.A 7:r = ,-, taiirtrial... 15700 •%‘ \1._CDUBI_____,.... •^•^,■_.. ...-Y.03.,m; , , .. • k, .g -t, , , ..c..-. ,..:; .:2,-168°P.-,L°...-,..---"--a-'''Iss\-. 1 w,... ...7..„,. ....0 1.,. \ Caci'.. k a. t 7 n k ; y.... iv-ye*-reia otec‘'),;t.,,la q ,.., g• , MR' k ' '.. " ,,,, WASHINGTON COUNTY OREGON IA,‘, us 4_ 8.... il 0 ano , •• • •• • • • •. .. NE1/4 SE1/4 SECTION 04 T2S R1W W.M.•.,, k,::1 1 140t 19\ \rt.'s.-\,.-\ ‘, Illir.i!' k *-is440 y .•.. . - -.- SCALE 1-•••100' = - V 1 7 .r11 • 17200 V \ . ...,. .,. t1C10%t Z,B).7' \,1::-.;.11. Ci., 40'1' W.. k'kr k "00 k ..;\.. V.7.,`,y,\5-4,1 -'' 43144 It BT* F2 UP"—i ... 1,, P.,". •,-... 3, 'IT=1‘\47 \ .k -I:' °- 'V „— . . '''. ..'. '77. .--:':' 11112121MORI:*. .. I §t,.4z9q, ..., , .(194A°0- z,\,, ,ik 93°4 cc AZ ,./. . .. . .. _. ':- ‘,,,,L„.."...\((., ,,, i.A. \ .• ,..,4...,„„a ..,,. — h.., "i..._1. :es.'4, ...., ., ' t . ''''' -- ; FIUME . ,. i. v. , .. - ,.•' '..-- "-,."-.. -, /..,... ri .".'1. ,.,_'‘ ..04,.....fej'Ar 380, V)?iscs3 :).. :, Jo'..I.Laqti„±7 #,....%*--Ftgb1.7. <5,-.,,,...,,4,,..„4„„,„... \-t-1.41"..-'...04,-4-1. spAY.v..:. ,,itrA.--1 ,300 17.44. '0° '170'V,7,721.,„. i0929130117'•ii..p'4,4,"V°4;>1019 ra r• • . • • . , . ,., --,,,,,"..iy.,,,p3,0-gos,,,,,,,,.. ,_ , 23-74\e5t1' 1 •'' '1C \>4/''' 1011•11741 i::...;....r. :I..;..'..4 r.. .5-__2.,2 °,a oo...P., m. ...,,,,/ ....... Ni. 1-1 0 •6822, ottly -- 6. 4'4.0 i'!-'' oTAI\lt oik ' ..: .': '.. :1 '. 13 MECtSatilt i' lki: 0:4,‘"(2.,kffki-7/*74•41`:',V7 ‘,:,..., 4,,,,,,,,,si .,-.,.„ 14-.):",.-4,'' I 1Z.t,'".'<(,0 f'<. ....,..._— Ali..•• ..'• . r:illingliMEI.41;:. 322 • .•''i moo°6?'‘4Nt3/3/341‘.›:%a\T.9120aa-4007,4, i /v. -4,-76.. j '..,.... ''''.. ?61•451006NtiV c.,\:0/‘. 40/70 • % 2519900 3,6tipts:tt. ,p.,rliaxe 4---.„ :, ,... ... .,... ....-.4...0)....ii... FOR ADD fil,ON:. "FA::VISIT_ 7.7 R.,...r7.7 AT • 19 A 1 i-Ea"m '1711 . -.... . ...• ,.). . 1.-.....gi. .:1,•: :....:-.:1*._..:-..,.:!,..1'21 , 2 ikkok k 2 4143021300 ,3%14;17,13'017-1!. "' ...tie) •• N.,,,4900",,,f, 11-: " '.' .':... :'- Cf 1.195c_A° ' :17./....3 , Nirlr.. if ---t. ‘ --,-.4:.. k- v,7-4.470:,,,?..4 4,:y _ .•0 19400 4 ito, 33 ,.. A% 4,. „.. : .' .41 .. _ .eki ,7930. 3 ' NjW,.,,,,\. of:, "C° ''' '''''',03 •-• 1 .‘,..Fia'.;:,--04.-.• •-.,';,d',.....:-.!'0::' LZ: lion_ ■6000 .7,,,i t,..6 't(4,.. - ".(.1.4&-.D.. ZS. ewsdri, V___ i. F..111.111. • ..• . . . u.g: Mtn-. i moo $ x? '-NI% ,/ . 611-1 N9. VtiF \,.., ,..... '..... "f 4; ::_i‘...L._4 at'MOO. f-.. 4.310 ---, ti: . -.,„ -,- (.1 -. \i ; 4,4, , .. . . 0 , „............,,, " 07-,:•••7 .,•• '.•.• MOO 1"0,....._ , 4400''',,,,f Ali S. '.7.7! "" '''"4\ At , ‘. — / ,,,,- --- , 4100 ••• () `.•#'..1:•Cef'''. '.'../r:' i'",..; 1%00 ‘1.-4., -■-• / ',/ , 7-e4f 27 ,-. t3 .,;ri. \P`,7 ,.i.j. ./idii • S.° 4 •,::-,1••F'D.: •4171 •.. ,s4.,,, ,ft / o.p30. 15. ---.,:4,4•..., \?1,820j.,40,4>, # '-■-•,...4 I 1 .,--- ‘, 0 ..ok„. Ceuxelled Tiodolo For 2S104DA , './ 'Ar'•..% ,600.16300. fIL-1.". iati00., t-....,_, 4 /...fr ,a ,4----,, 1/ C.,1\, \of,.. . . ''''' P------- 4'," --'•1---.....2/...7 ,i \ ),,- ,,,,,,,,-* ,.. i.., / 4 !:- ,,,, or ,.. •- , - ,,,4:. 2500 0.- ' 4/8 ) \ 2 ' .\ 4°1 431 ,t' 7a ....! 1••• 7'°7 i0 " :r% 1.., 1900 6 ,..- ,,,,, I‘41 .rit, ....' &is ri. L 61 ,4600 ,is ;1 -• 4100 , ,.... i ----._ /. 2400 '.1 ••• IF_ \5",) V ,. ,,,,,_._,.. 27 ./ ,../.3 3200 -1_ 10 :r 'P .... `1, % u4 X 4,. ,,4•C-- . ,,,i, ... .....,„ li ‹, -...i 1 (i\ it --' )...0. mo /...-3.1•4-ri. r., :7-. ..--.7-.4,1 a A 1 _, #-.4.44?"1.i34.„„. '.,..,,24,_-.;. -• „d) e 42 X • _. , . •-‘ 13 ' .1" '' i / 2100 X a ?' riln1 ' 1 :::.1 \.'" BOO 1/ '',> Q.... 1-44 ." . • "' ' ' .7 i I i,-.7-=‘>, Assessment , i s naoo e,/ 3700 - ,m, •.:! i___— Nt p.-r- CARTOGRAPHY 4A ,..,.,_-- - •'"Il'' 'Pc:2 ;40400n \'r S fr. / pi:::•,1.,€7../... .1 .-.14,-, ,,., _ t g / 3.. 's, ..22•A li T.° al 14 l';g° :1 / t.t.,--sa -- ' I . k 2, ' >..-....2 87.11A, t\ ' '•',. : A. g, az, 0,i#47%. ,c1-;-..,.•1 --- . PLOT DATE:June 28,2002 c° ,,, -- 47se_ -9. .7ii ii:79 ' > FOR ASSESSMENT PURPOSES \:".-4.,,,-.-^,-4.1!0.,,,,,,,aire....--...4044.--•• • :'::'. ''..•.'. -'' '".- ':'.•.'',... '..-.1.:"..:.'...'t,. .1,,,,,,„6.„ :--,-.,', ''''''''". ".7.4r:':.:)7".. .7.7",p07,..". .-. ..-t-LAAH:,,,.: - -,;. ,..._..-:- --,, ,---., -;'-' •••-•-4. FOR OTHER USE .ftenallarrINNINownrilori mcc ... ..1.2 `.' -.1.,. ...;:.,., .-. , ,--- TIGARD 2S 1 04DA 2S 1 04DA 016231w04 I 2S 1 09DA 2S 1 09DA • . ' •,fi -c •-.4 \• •:••• -'. " . „.• •-k '.;8•.,:....88..,.....0 t::1,12,:., ....:".,,, :,:.‘: ..;:- .1 . „ . • . . .-.. - --. -. 1-..„;;;„„.-....0:: 44.;,...BH'a. al 4,711.114.i...1.\v.'1:, 2- •'. P,-- ... .. ,...3.:, .>.-,..v- \ .,: .•-:K...:.: •1.,.,„;',. 23.73.-... .. _ ..., ::.':-.: ,:-•::i.‘.-...';•':..--.........:,....f.. .. -.....-::::....1:,:-....:.:,-, 0732-..:-:- V?.4..7.--7.'....7.'• . )6:\i",-ii.- '-''tt-"' a -.0'...s,......,...i.7§.,--. - ' ‘ f \N --o--`,1.. -1'5',.- ,': ‘.u.i .0 , .c.,, ,-....., al4v'...,::.., ",-‘ "Z:, .41 ;–.1_,.4., Z3 a illinliq u, :4 8.a..0 a •: .:....:‘,.'4,:?z, .\,,...","...-. :- \ *"'4,,,. /1 : " './.."•-• ,,".'.--:"..".:--.':. ,"-": "' ...:,::-•....,;::.:,..--,•;.:•:,.:,,:,...:'..1,.. ,,, 0 11, a,. a i..._. .4 .. :....r,,•...: ..:." . ..•,".:,,:„ „...?!8-0..."..,. •.•.*it:.:•ffot::::,;;, ....:.::"' 147'.•:` T7“' i 7700 8 71W[100 448', cz . : ' ',.....%4,4;o-isi.- ,\ ,•00 .:. 63 17 / ---Ln4t------‘'.•`-,.` •:•.',".•.'''./..,IX . ,-1.- • ''' ''"''''',...'::',-.1.':::::: :::. -.. • ...oil :. tt,•• i ,.41.,". .... 1 1 1 94 1—,g ' \ ,. . „. ,..,..„.,,,,,,.,,-., .• ,...,, . N s'■-,..0 \A 1°,° ') s.\\ TgT Fr•r4gr; ',"ggle;'',,ggo`,./ -..66,f';:1•4•1•:-.1 :-'r4P,..-',.‘ moo ,1° ao ‘-• . z. •,,,,...„0 1..•.5,--...ai ..a g a 11 7.61, I a,. 1 0 1 933.0a 1: moo ,),' \ 0 ' , ,":0 '-1 -, 'r '., •Z\ • • '• '2' 19.0.0 ,! \ 1 1.2......_,1_,.........--":"--.014 ...t... 600 / ill 23-74 HAZELCREST h " I 75: • L.0 • • 104.8 e\\ 9 IC.-1--1-'.2- K811,1101,01,..• ..b•• '4 11 e21 "46a 1 5 1 ar 1 \A L'' °'''--.. 0 StiV" ' .11-..-'1 '5' '-4444 ....'''."' I':"z.°. . 'fil r-S.7"? P--"°— - . , ,..., cu- , .... ale"" 701 1(„. „4. bosicig 7.;.7409.-... Ltil.1n,natAl 8203 1 7400 s 469r s tic' i 6E7 g :7111r°'.." '''' ••‘---"-.4---;*"" ;23-t u / 4,-,,,...„:04,.:'-...---, ,.•..,,.,-.....',-./•,.. .-L,.•: :, . WASHINGTON COUNTY OREGON '!11,.0.7...t,',.I..772,11 -ra,1 7. , -, 75 51 1_,.¢ 9 co • a g 9../ "-;-.'" \ , I I '-fit' •-'vV/A1., ' "--24-• •'-' ' '''' , NE1/4 SE1/4 SECTION 09 TES 111W W.M. . •• The . " • • • - .- •••• 40 ''' 1200 1100 \ K.33 0 gr, ni ''i,',--.......,-.."..ST S stA, SCALE 1'-100' . , ,„ .. • , . . AUTUK4, - :.' "W 717 i, / 47 t 48 48 1g il BOO / .4 rf----.., ..._.._!. ,. .::::. 4....- .... ..... 4....-, \ , il, j, ..,00• ,. . , \ \ , ..,. . , , ....,,, ........ .. ...._,;:or ,......_ ... :8 5:00:., -1 4...,.:l:::.?;3/70,044i 42 i :■12&.,C Ii777.,I:t2 .,'-':,',11 1„ .40, E ?.< I 7203 4 7100 2 (j) 1 6800 P16 "6 " . ,' ,lk. ,,,‘, (21',t,,'•,,i,",,, ik 0, •,,,:„ • 70 ...: sr ./.f 43t/-.) g gg ... .,.." 39 9 , i.44:,,,,, § . ,i.,.,.,., ,,4.,,,..... ...z,,,. ' 711ACT T. RIDGE STREET ?SW SUMMIT i RIDGE i STRE ",p"..:," ...,,)\%. 23-74 'zif...,:.-.tr... .>,, l!t;laujellzain-,4.:" . . - ---,...'-"...---,-- -t -- ------..„- \%.,1'1-3800 ,.)%1A. ,,,to ,.,. , •4:72,.. .- A.. • "., ,•• , ,., . .; : "` ."" '''' ' '",,,, ...1:`,.. 2.4ao 4,„ .• t.S500 IX • • •9400 . . . ,.. . I a2 , '...,,,, ±1- P-Ani , . ''.gtv'''.`, :k 4::: :: : ,',.,.. „,... - '. ' - ,i 8500/813171 B70.0; saw iti) ; ,I1„, .:. 21 1..-1 „‘„,,, .• .3203%,\ v, .7,39. 2\ III 1s ..' . , NI 1 79700 'Py.t..._;:SiittO 1":- " ' ' • " ' V''' ".•:"''.°:: • , .. „' ' • .. g 1 0600 241:.° ii E 1 8v0 •__L•_•_. _21, .', .12 `,,,,, , 1-9Acri• :,gog'n".,Rgf• ,..; \• -'1,j'' ...,, VIW.,,,p• -'-'rcittli . , ... , 16100.:1' .7.4`4%,;,: 59,ta• 4:',„). .:ii. ritg' 174, ,...*% < 8 ... .8e...,x 8°1)/ l'a• g , '. ' '• ' „ rga '#- • „.e,iraginn ", , , '. '•' ,, •, • , 1 r in°i 12.0 .803 I2700 1 'I.. 27130u, s 60.., , / ,1100 ,„)...._ ''' 7). . .''''• . FOR ADDMONAL I.MAPS VISIT OUR IVERSRE AT 78 ,...,,_;, :% a 5200 .._14m ....%. 4 "r„ www.co.weshblgion.or.us -In •• •,.. / gl,, 80 2900 0 I ... . . . . ' • . ' • • ----' .-711 'R ..". ' i . 'W 6.7 .1_2-'1---4 l'er 1 A .1,..P.'-,--1-- ,”•• :, :. :• -.,,'.. ,•'. .-:•W... •- . „ . • a < I nr '9,g,8--,1 slr -----i !-- .. v ,t7 ' ,,.- ... i-- 1.,r) ,.........' -i•,,,s,-0, , it,.- ':•••• _‘2Z -1'''';.-'- '.....-.-. -. .-:•-•.,.' .. •-• • '.-•,-011r 1-43. 9r.., i,2gr 1 > — .SO 18 5000 Ific A 87 i, ,14,100 .9400i— ___..44 i...78 ' A d.ji" 3000 -. . c•-,:),.., V ::et. ..'- , : ... ..:0.':::: – „• IMAIl :7 1 2 11° -;77:—1 .1*-\ ---- 41/15300 r .1 2..77: i C. 17400 r._ . 1., 684, q .•,--:. ECIPOtt-Ds- ' :•- ,:•. -.... - 2--- ..• . :-...•.. -.sw KosTEL LANE - air 1 aa '°,..3y,„,.-'% '.4., nIco i , TERRACE — 101NO ..i76013 ..k). c;:, de ,•:',", ...,.. 6 1 V•"°° .4511" . . • 1". , , .-. i•.„ " . ,.•: , "".',•R•.'6" 666* , 4:::C3 sae 3700-8° 2 8 4800 105.e./ , /15;000/' ... 83 Z sy...,, -4 -T.-. .0. , . 2 a ' °I,•• .- ' 4 d' 1,52ao I le. F2 1 . . . . -.• -... :. : :: . . • .-. . „, ; . . . - ' , • .', ,• 10 8 uj \ it,/"itir.,,...*±V,.,..4j, .0",/././.,75800 / 4-14ie' ; "'. Z ' 8! ': . , '• .' •• - . 3400 0 CC g Goo t'''' 20003 y, 4),1,/4.,..4 ,,...."73./..ik ki: '7•°° 1 "cZ!Ti.i..fir--_..--.. „1.-.,' .. . .: Cancened Tubb For 2S1090A .,us.,moo 1,,. new 1 ° "". I., S. 0 g `23 19400'7'..f.:IeNc.si I°24/ 4. 2/1"-..„'w ---<.,,' 7a.,,,,/,..4:..--1--...". „o.'• -4., •-.,-•.,.,-.,....--,;,.. „;• • ont939203,3990.9.90. ; ,... •,. :. • ',.: •„" , : , : 104 9 105 We 107 i (.0 I moo 92° 113 /As ''?.,../ 44.,,,,,v1-7,«,-4--)., 4 '-'ft.....,.' 'fir,/ 41".-70 4,77,2 -. ,;4 =..-.:7,,cra;.:. . ..'. ''. - ' -. I? 1 D fi" E; ,../: 3 02 II 45°° — ,\ \ //' ` 0 '- dY 4',--7., ki--,..,,__ ,71e -..iii..---.:- 7.7?-. .,; :t.".: ." .i ,3 - ,.. u, u350°\116"2 ./ ,-"Ablar iii .. / .), "Ng;./.,7-6: ...'.:41.' ::..'•- .:. ...`.:.':-..,, ---.-=----,-- ------,,...,,----_, , WALNUT STREET 4, law „., \ 03 es.■ limi sr T5 4 —27 114 \\ ..../ 4".,, . ,.. ••••47,6903 / itilt.,,,...4 4* ,- ...a ., , : . , :.', .•• 42.1.1'Nj.Q° -------kr`t4J,,4 ... .'.87;'•'. ../.. ' ''.■'.... ',... \,,,, 14. .,, . .. „,4‘4,... ill \ 10500 ' 1::: 4- 41,,,' k SW WILL°\0„..",•-■-"? ..... • 18700 21 "" '• .= :',. -• •'• -"- -' ' .••••moo; .300 51 cam; moo \t 9 .,-,16 e . ..y,.4--... ... .To°. 1 "..--,,,,,,. 17e4Cr8CC....'-' '' ...?...,s)ji ..'0-.8-.1' '' :i'li ..,_,• ''', . 18900, ...... ---,as. ---1 ' '. '-I' 'r ' ' ' - -- t,-.:, Assessment Pi CO/ 93703i'845,81 fie X 119 3 N !O , ) \ '1T rif iff.200 2 43,1° Ts00: 103 - • 19100 -1.-1‘ V .-- ft- `: •inlete f". .1.1 '' `,:',.•- <711 .. -`CARTOGRAPHY •• am 192 13° ....--A"'"■, A. rN - No' • - ■Ilie. 'Taxation I 4.e-- • • ,X... " -- .L= '.w:,St-6., ' . ,...,0 •— W PINE VIEW t5 STREET '. 7.-1 ' ..,,t-, - ' '',',....--...: .-.'...-: '::' ., ■,•,'„-. .40• , .......... - : i'vL-OT DATE:March 19,2010 '' ''.-- .. '''''' ""' 4 — — — . — '"...4. `iN. :.,•.,..-."...-..'"...Ti:". 17.847:'1„:30:1:4:'': ,... -. .','• ':::-..;itt.......S:c. \.,,,. ..... ...".', "0".. •":5:.,:„. FOR ASSE§MENT PURPOSES r--11- '' ' '';'''''''ec77\ .'•'. '-7 -.- .•-n.i'-'&1.' "' . • 3-7 • ---- ' -,,-.v. ',......' „,<>.. -7,- , „ . .,-.,.. .....: :..-,. .-',.-404.9,‘;':..:3.': n:, • .,.- .,-..,:,,, s, 4, - „, ,.. '-.".''...•.: ,..- CP tc. : \c',,, -/-'A0,... ,....` 0 ONLY- NOT REILY ON FOR THERIME 4''''''':''• ''''';."''' .': -- '' I '''''' .''' .''' ''.'-:"'' ',•''''';'-',‘-; .'`'io.N ct LANE ‘ ' ' 11---...-',",-; ,-;,,..•'•.": -•' -...:' 71 ,6•11 ,....,---;..„•--ii....,\, ....,...,... ...............71...,:„....,,„,:,......„..... , ...:•: -:--"A :,: . *to,' 9'" proA:,1-..,.-:- . .,..-2-4, lw.,../. .,-L.,-..",...; ..-,-,..-• - • 2,-..--, ,:-• „, z....: -...-:,.... .., ,.: :::::,• KID'a MOO COMInlearleXIO. TILEP9r l '. ./'..':.' .'!1;..1''.4 --• 54 4 0-0-.%t,.,','• .-diu_ a=1,L---c77.0!,,i. :-.'.-:',-..-. ...,..,..- / .0, .-"t:-.:;.,,x,:•‘V..);:i-'s,...., ,-. -" •• '''..'', , • • • , •„ • ' 9, 9" X • TIGARD 2S 1 09DA 3 2S 1 09DA 9102191,09 2S 1 11CB 2S 1 11CB ..BFR!. 1,•• :."'gi\.-�`; . . ` ""s ,»o v'''S' i-•CW=- ..a ill• 'y„` '}"• .,,.. ,...,.yrbV..u.•............. ...c.,,;.....,.....,.�..gyu.•.,,......,; r,‘.'.I N fp vu• ^gyps 6 ..� , v. ... .�u»w mm ...•»c •u, K` ..r .. '� .7 ., ,. IJIt ,600 ...� 'a 1 MFM: .f,.M ypR'.p .t.' w uo 1 4 Pi 0) is ta' 'i�. �'..�.J';sbo '1 f:•.:::. 6 r.'[v' Rz Ri �m A N sr °1. "u� Z Ill ^ o, ,m os n x000 R1ao ; �N"' ..:. .,. �' —� •I "¢A ��� f 600 1 1 YK •i ::I" YC l Je. 1 1 R q •fo-. ' .:COIL;'' f .: ...- w 7 �Q'a 6 G x"c Il Q6 a6iE" Yr.:.r.,. _ Q ; 467 '•—` RI `. 7 I.` ,wti.. .�.. u� I .t:• �:. e := I F- —, yam— .,.. '";;44. . I 9',' I. w4.o•.. 0 � 1700 ✓- `* a ;: ;u�r•.'. 1 JJ MR L14.i .;. 1 •..011:1 : P. ,309 • 3 i ',QS 1-"" 3 s Q f "R�00 L }� R: ." �. ._,•ell 111 331. 16 x ' .:a .`:jy*; ;:,..: .a _:.I m 1f ° R .,'` .1720 C ..n ti-L) Ig R9o0 _ ',.•.fin ^•R�l� .,-... Z 8.'74•: . ... �1 N 1 99 eoo ar: - ?I 1304 zoo ��' - a4 ': WASHINGTON COUNTY OREGON •.' rn ..y; yyd; - ,6 c 16 t 1200 .:`'P'K .�.+r,n NW1/4 SW1/4 SECTION 11 T2S R 1W W.M. ,¢' 7 ..,.r _� U mil } —1 e M =.m= 6 .°' SCALE 1-a tar ",.iJ _ ,_ .err.. m, t/7;i •�--�O• -.j ..n �.e sae se�� ._'t d •. ,_ .�...• "•'!x et1 SW DELMONTE I'- � a.' - nume r/G/-•{. �e o 11 oRnrE ij stL7 SW DELMONTE DRIVE (CR 1993) d •, �� 1 74:0 ° � 'y; !. '!*;44,1.r... ..-,, 1307 1308 1306 100 1700 I 'M1. �.-- .r°4 .�Im " el 10 1000 __ I + ui `I .bK I ra . �:QJGLI.• P: 8? 61 bd 66' 64 I 3800 Ir - nv .. a-w 1 :, # `N .. • ..,e.•.,.•n. a ... 11.,,".."/ .. �'' .27;' .ip:,`. ff ll ,,vaR• 4408 : SW'Po?.01.TA.: =• a�. A ,S,oF .,?�Y 7300 4%10 r— — __ '-16-35,1 457 d. 3i.' 36 2 16 u 4 4000 Ra, 3900 9 J1600 j 3'00 a _�_ _ 160 a R 6 e tea0 �A :i �/. FOR ADDITIONAL NAPE VISIT OU WERBIIEAT 1 ��..'=��°^^ii Lam'. ,... 1 .o.^ 1 �o j +..e +wo :. t.a� 6 7//�� -- _—fit-1 = . ''-.MARION DRIVE s s SW l' '%rs�_ 3�1 'T �•,• 7 R A t mao y € 9 w..rn.wsaMn�nw.u. �., a--o,— LADY q '1'''',. r S -r«.. { IT r r II„� @A.. . °q 1 I 's° 1 I� :l 1 rl J 4j� �v A y\ I — I "•.. .c• 4�iu... g J� 1 �4 1R 3300 C 3300 7 3100 j 9000 3900 ZBp0 'i; �.• ';a,at �. �. .. ' W —".' _x ,e AI 411 � �g0 ' 4860 3 4700 d 4900 9 4900 ■ '•7 !\ Wi d 6 'I 4 ? 7 e , [ a '` „fie t. �,:1:•�•. . -''�;: 9 ,6 30 4 31 29 ; 9 w! Pi If 44' :L{C•:::.9Q.:,:....A�i':::'..10..,C:.; '. .1''''117.' 603 9 ,ti`, �: ... bye ,1� _.. \ s DRIVE '{m". t] SbC�Ifi�} :. t.',:.:' SN „vi $PI ii.�°°+'. ` ..1�'k^M., .. w y p. �.; :feat i,,, Ce CA. ', . ;':+: • °213 _l ,S' ' i .� a" •ii,.-.' r ,,+�.. ::' ,1.0... • - ^�+•+7_ 1141 1743 1. ..7. ., 17 ! 1748 # 1708 a,w / .1 #41,f17:.,-,• . 40 1 41 1744 M 6 170b ' 1130.'1 j! !v j! 1749 - 6300 6200 5100 .. .i,v> .'M4R' t,"� , rl U .3 �/ MAC a .39K 3 , 9,..•...•..,•s......,.. °SA .: :R •anfl000vrew • , .a» I 1't' - a.11Hw Canesied resists For 26111013 '.2z J ROOD + SW --i — J ,, .a.1 -�,f ' 77 . 2- : �az1u•' r,a zA,-,21-,m1 eag. wa Dm p� (CR 2058» HOODVIEW -le +ry' aloamean4. f'+:• 1 m• 1 ,eam am { ruS••` ,ym • om R 1713 �61� rL a-,•. . G �8' ' .,4 :141.1'; nm•' 7 I I p1' _ .i Q 1740 1739 1739 1737 1737 : L ±36 31 3e N 1709 mm oue 5 ow i M I;., 1 l?� g •V L ,.o. :! y '; .' ''• hi -'tom me 17x9 1 'i R _-e..• l . - g it 26; ,/"..,1- " ;sge8Smant �;,• l .•11,'', _` ze 72 2e nzm It' 'ii3 v 3d B fie° m, ,1 no :1!:'' te"6�-:.. t 7 CARMGRAPHV ,4 • 'r, F °` °'40 + +_� PLOT DATE:January 12, 6. . 4 7'4, ' SW (CR 2058) m FORASSESSMENTPURPOSES .m KABLE STREET s ONLY-D NOTAELYN a "+eR`8 i 1 'm—r' ,.,, 1-- SW KAB FOAETHERUSE rMi..••..�.•.wMh I "uo , •� Yam { Iwo r CO. } ... �'-780r6v P.1'I,W°.evsaNMO n.. ''s oaq . ma 1728 q 1734 a 1733 a 1722 EL. I a a Pro E•:a .r,»0P40 0awrl4.Momco,vM41POP+ru em• 72 R 72 2 72 9 72 0 7, II 3?4 72 9� ,e i 1719 1718 G Till d ma a 34 '. 32. �f.-j; 11» an.,mon.,.b�bm . -.pie:•: .k I— w.a: da I '•p0'•l wm.'•�i�� ku } ,( ., .• Ro,•it '''',14°'' t. „170:; ,;m It '` i .oyS I�q ', P• ,g •. . .. P Bf "rla "�6. 4 .e el-.A • g1 r•°- g "d n m. " :,93 • L._". '.q.. .. .. a 010.0 : e: ,a" u,.. TIGARD 2S 1 11CB 2S 1 11CB acde,,v,1 . , 2S 1 1 1 DA 2S 1 11 DA " •ii- ;4.. t I- ,A '64 '' ''' " .: obrigi .....-. 4903 ,. AWNa''''' .,.;7._!::,„4,,,, ,14, . .. , ,, . , . g Frr,, :-,.... :.,_,- :,7T:A e5314, '..A., f - ... .,'''A ; .0 t. ..:..',. -.7A,1:.-.#9.. II ;-.,.!3..,::, :., .-‘te . i.i TR-..m.._.2;,/ • ,7 , ,. ' ,,., k ,Fi?'14. Zni 'tsa L'ai''' ' A.4, 1.,., ____ :.,,,, .... --"16-"--.i.,,, ..,i WESTLUND Cf.,-....-22 .'1...... ."7-:...le;,„IP 07 r--... .,4„.....,,, .• ..•:`,.; ":::-•::•:..--.•!::-':••::-;;;;..'.:•.,..:•,. . , ,, a . =.? I. ,.... -, -,:, •...r-11e.A.. ...7..V.,.. •'4.?..';. .1„' •-•'''!..air 7.1.P.1'..24:iy•'..; ,IF, ,77 :4:;M.;''''';;; .ni:. -4:: 1'.;' S.,..':::::..''::::!';.: „. . ..• . . O.'.....V71 ''.4.7--6..t21,-,71'' ',,,ii.''.,4„'''.!'-'.:; m'at.' ' '1"'''''''' . .. L. '114;°I'Z'.''' ;5'll':: : ).`-figr!... '1,,12.r.,'I:- .rn.° li (°?•'11.1`.?.'. -.'..--,0;':1':.: 1::4i."'r. '11 .. -•-..,......,,.....:...,.;,::::;-tit,:: , 5,. 5 1"411.-..' all ',,.....- 4459 gi„ i•I',7,--3-44.1 `is, maw ..t /sae i 48.14 MO out -1 ,r, •21 "'" .• . wan'''. LIJ i7,•603.1 000 3000., moo - ' (;4 ' L..L..ret."."'...%...i.:inOtr,' .4, 17:0 ei logo g ,71,10, m ITO aloo.• , ti,6200 I/.00 1 1r ii "X 1 2 3 .1.ii .1. fi.4 i 5 d 28 i 2d ..., 3200 , U rar".. 30 1/"1"141 ILI 11,:: V.,• T ,d....;,,,,r.LL". .., .'420., ..,.. .....-_ .,, ... ' ''' C' `V - 47.,.. " -2';-.• '' ...':' .C.'.--e 121..V.%•: V°:;, ' SW CC/RTL"D LANE '''r7451." /„ 1 09 10 4 BRAEBURN b i LANt____„..E • - CA 00 17 1 .....-4 li... 4147 WN EA1 S/4HS.1:11 GI 4 Ed TSSOE C TN 113 1.ECOI ON'ETOU:1 11411M .r .: ' Partr-b. , ....1,, ,,,,,,t ),.... . 0700. 98.0. .v .300erm, ,pj, ..200Appi. E , 00D . 1..7_ CI 1 1900 I o 1-. "-- ,..,...— 0 -..„, -- Lu — ....".- ..-11- ',11 o •••=1-....• rb,,,,,, I '-.. .5.04 ...ow ..... 9==="°° I = — f a . 4700 2L" == .... 0 ,;(1220 gi 1360 2800 ' 2700 g CC 1 P A A X %IL .1,t g 2 ,, 21 22.. Ill 5 goo. 040 sne I- 20 • r 8.1 r ;',i.;.;.: Pis,gra,inand,t61.4-:: ........,..i, ..., , .,."-, ..... L.. ... ., .7 i .. . .6 . -,-: - . .....! .2...„.L: ....... _.. - _41_ II,4■4.el . .4'....,.....4_4 03 ZV'''', 1 ,c100 , k, .. ,...-R-2,%;" , N 4 ...V6....k..". '''14714"."-- ---.0,'ILI ..p I 72.33 g ° eigeirtatarliSe4 .4t'!:, .'". .... '....I Cr 1'.433. •,. WA g 13.3 . t i LANE .',• • cc//5.-., .. ... 0 1 SW GRAVENSTEIN LN , c,i „.„„, ■-■-•-r-11'.... is.,, ..., i. ... ..113...--i-•'D.1 :•.e.,5:1-a_ 1-.....--• ..... f ..... ... 11 srp gm i •Ci 1° 4 C) • ""ttec"''• 10900 g ,,,.."'-‘•um WO WAG cum 4993-'',,. r."tril.'4;,•?•-=`;i);.`:•‘!;. :c, > kit7..'":r\ ';');-''> :'''?,■. '' ''.• '..-? ‘I''',./ '5 '''''''' .... •tsar I fa if, Mori ET, r: e;c: 5 a.ic 61 2 4, • .0 g gg 10 11.o 12 V ... i 13 . ... 21 11 ; Z . ILI -intiv. s -1 .. '-i. "t.: •a, '-: -:..`. - co -". 1 .. 8000 1 I enelertint2,iff.'.1 I/ , M -610: .=...:• 4-V."''',.'16 Iim.r.'".(I) "so 71113 71:3 71T1 az_J.,...4 5' 4 "A 911 p Lem g VI"9 9 11j3 21 1 .119,J. .17 01 "A 1.1 . )1•:, _ r ,c-6 .7.; 7.1..0 . .... moo 5.2oo 5360 2 0400; 1 2000 2 2100 4 22001 2300;I 2 1.1 T. , ,-. l'it :e,r-'77441"7.'." all '°` ' go, ..... ...., .... ..... ,,*-t .4,-.---.". •"-----'-,' --'"°.----L--.--"° ''''' - "'" - •m- , .,.. 4° ..... .... . , Einargigingli •,. 281•11:.:64. .3, 01,...0„ 11,,...„:".223,--' -.21200 •••■3 ,„ ,..; SW 1 5 5 BELLFLOWER t STREET lo,.,..,0‘ •---14,... •.):,-•-rsas I „„ 71 „so Ivo 1 4,74- 'Itt.>..tf...-E.---... "' - "°' t------,-.7.,..----'5..t..•37:7: "...!;:,...' .„..,.•i„.:72,,,,,,,,7:„....,_:,...,,, ","' 'Nf.....:;417'...;,,.....i.,s,r, 7....: :"`"- - - -7,1"°: .V;66‘9°°421 "BrNli 067-2 "ea; -.11,",, ',I L).9 ',":3•• • ..---1 .--- '' „0 .• ---A 5-t''':''''-4:. LT, :11-'27 ; '2,7; '2,7; 7,7*; "Tn "4`.411171 qs`.3., Ili 1 .1.: . 23-74 _ :: 4-•:','::'. `,A):.::.. - -J Ati'ITV... 4 . .. I ,.. 0 ,,_- - ,t, -J .-...°...-"' -435' ,2.,x,...\..g... -Ail. rue a's I „so _me_„. am „to . ,.. „.„, 8 ___ ‘..•.:LiG:-.-'-'PR::'''-;:,‘46"i '','Ia.::: mr60..,!.. • ...r----- , .96 0 '''S. 1 SW PIPPEN LANE 1 ,. -kccE •-'1.1°...,.: I---4,--•-4 -IL./ ,2.0. ; 71.... ,..... 1 ... r -- „Be t em sue „.„71,ui .21r0„41 ,...... ',' 1,1 ..n, ''.9,. • mgg0• 164031 15300g 16200 gi 151002 130002 ..t ',,,0. •'..4.5,...-;f1,,, •...4.11.r,.0 .. g i 7 -- -Id 5. j iml g ut: ■46 $ 146 g, 144 g 143 1 14903 2' t` 145 ' -:',441 •'. 12600 2 . "1 . as .1. i ..1., .„,,, ti2A 0.2e . ' • , 119 i < .2- ... ,,,..,•, a.„ CC , 'in / 1 331,,)_... 0 2''”' g _ .14203 s.I ':•.`,:'032,:',tic:-.'',01?-/.- cc .15 011 2 WOO. 1000 216 g 09, ., 10400, Ly .. igg 400 is.r.. c• ... .....,.... 4.12 4C 1 ..-9,. .. . ,rn,,, ,2030 2 •oi I 1 SW A ORD STREET 1 2 Cancelled Tecdotg For.281110A ...__ . 121 g ••• LIJ % 185'; 'L."8:1 L7•'T'A,-:•.. 12900 g 1;3.0g 17103 g 17000 g.181006t 16800 g 16700$ moo,' .1 ...”..• e_:;•*.-g •v., 122 g 1 .,00 g 164 g 162 g 162 g 161 g 160 21 159 I taco 1 2,WOO I Ic., 168 34 caw P.03 WM OM S 137 V!./4/1 1:-■.' 774'S: ••••7 123 .) 11951 1110-7 P ',..0:ii"165:1 31170 1 71r 7717.21 1II`710 I I.-, ;,.... <I A ...,_.,,136, •.('=6 ,.... ,.. ir„ •, - 13120 ; . _,.., , 42o. , axe am „a „46,__, _., 7. 3 ..,„ 5,,,) mg ,..y. 124 2 a. .r. !.7.....iri 0 4...,,._,,„,,, .,.., t SW GREENING LANE 1 .,.: -" •.' ./ ct It. tp•''.i, 1229, ,, —, .. — — ... ..., — „mt.-60;••00 1 13600 2 13700 2 13600 9 "3200g 14000 If to 51, 133 Itlip.. V Pk., .....• „., ■ „.... • ...-,/‘`' ioib., ,i71;41::-...4,134:1.2kii, ffr wal.:313x0GRAptat7:wecrint .125 A 130 5 131 6 151 2 133. 1213. ,.., ,... 4 4 ,'•.0, • ,_-"----, '.• ::\ ..;.i.:,'\ '41,,,-ix......„cii. ,sikr•L .'zi;...... -.•';'"?' '''"''' 341'i rag°' 2tir 4 zer,:' .. -.N.t.!$•-vm.-• .L30" ••.,,,,,.....r—,.1 ., ', •. "....' zi... , k-'1,....''.,--,:•).,::••:..,::.:"....." .:..., : :.,:',..-;:'..--.....:..,:-.•',A,:.•••• :•:.t„,,.,•'",.,,., ../•D'' •:\' , ,;.-• e,'. , /.,.. -..,•.,..i;,...:i:,,,-;.. ..: I PLOT DATE:March 17,2000 FOR ASSESSMENT PURPOSES ONLY lig1 Y ON '"V '.. •■9:;' ' 1••'.,'Vi 't•.'.4.,,•'' •"1.0"°' ' jr,d,', . ,a•A . ie. . ,- SW A •-: HAMLET . ,.. 051iti 44 0, HAMLET CT ',:--"". ..■;,.. ... S. FOR OTHER USE i' .5w.' w23.1.: ...., I., CO #0,151 :- •••.„• 1 5 -1 '1 .••,.,'.':.1.....-..";,„ ,‘E. tr,''' 5 „..A.--rO•-,.-.1‘.• ,,, ,., :,....1,., :,..4., ,, ,,.,., ..,.,........r,,,.,., ,,,,1„...,„- ,.,,t,tv. .1/...),„,--,,,:o..,b.,>,_ - -'-iiii,-;_ --:4 - •'..tr.i.:-.A ..----.--....,.--,..- .-•.-.---.\--- - :ii„:,,;. -....;4--- ..„,.;,.,•,,,,....-•.egr, ,..-;. : -. .--,„ 2=e:11:4.;.''',,-.;.14. ';••-.\'''..A"..••,. 1 kelle69260,1„20/090291. ''. It... ..'•`•- ''••',;•''..' ..16'," ., 1 .7,74.;;.LIA\•...tr.'fl•a,,n...,....v• 71;,,"B..."-So 'i c".28,"..,. ' ,' . /r-,;'„,N\ "7,; ,":.2' ,:flii1/20' '''•.•'',,k'•6'.3•..', ,11111 .1142.‘•• ••:,•• -:":.”"7-',1:;;;;;!:1\ \."' .' ''',/N:'-1' '''''' 7,41gii` ""• ••./'-r• ''''',•9' •'/.''' ';-''''''!, 4 E it:,n.:-..:1,... -•.,frgo•.::;. , ..,(-- • ;•.),v,...; _,..L.s1;,.:±,,N . , , TIGARD 2S 1 1 1DA _ ,„..• a---,.;,-.., -: ;: ,,, ,,, ,....A. 7,-.•-,...,..;„, 1. ...:, ,-4,-,,, $. . •,,.. 41'. •. , . — , g1.11 • , 1. 1S 1 36DA 1S 1 36DA .„,.. . .. .. „. .. „ . , , . , ,7 - , .-s_--- -- -;,;,... , „1:-..,.,....-.0 ., '::.:•:,'..:,,:.:,: '...;„2381.•-: :::.,...1...:,.-......:::-.-...-,:'• .::,....:,:.::.......::-...::..::.... ...........i..,.::,. --,. ..:-.: ',..,....,.,.,..,:-:.:.,:11:1.... „:..._ , ...-i' • -'...-L.''-:.-1. -41,-. .---• .!"-'-.--',.,- 1 'i,'....''.•':.:...,1-?:--','•_.:.-,N:=5. \'',,,,,,----.....,,i.1.-..-....;:::.,:'-....:...:....-::••..:.,..i..-:..,..1-..::...;:..,.:,::::::-,:,..::„..,....,....:.,:.,.::, ...•-,...-2..:-.-..„.., ,..i.,,-,77...: :,. ,.:!.pi-„,:: . :::::,::.:. ,..„.., I '-:3---- '' ' '— __,L._.1..."1-4. •-••\7.13 '*---U..- ° /....:. ••'-.t.i..,k -',,"'.,:...,"..1 '. - ',••-• ..• • --. .-'•.• -.- '. '. il;:r. .,,,, , ,,. \4 \ 700 .- nY•Ye ....ty....., -.Gal • • - ', .,'''' 1,:,' ,•'''' .,•-' ;'4. Z ' ....., . ...._. ,- I \ \ I li ' ';...,S• ■ _or _, .- I zz, 1 f 1 , , 1, ,f 25;.° ...co—, --• WASHINGTON COUNTY OREGON _,,,ANIA° . f ;■"" i I si‘i [ . NE1/4 SE1/4 SECTION 30 T1S R1W W.M. SCALE 1'-100' i:er,• ' lk.I I I \ d ii i ■ , 4,- EMEIVIEF2"*;.*: I ,. , ...,. , ,cs„..... , }-__," ___ -\ t 111:-.);,11,111111ESE',*': -- ,:x...,:t. i f . y 4) , ! .,,,.../.i 1.. I "2"` I 4t I I /1, ' I ,i N' I / 1.4.4 'I '\. 1'9!!i' , l I 1 ; ,.50° ,I * 4 i ■ e'' -` i '`!•(''•:i.4.EVESMEIC14". 44. 1/ I 1 au Acl; 1 , 2400 1 1 • i 4.47 IC # - 103 / / .4;,?:PIY.;".1%'; .5110: ,,. ! r,, 2 la / .... , >/ toocl i \ \ I I ''' i I-4 I ' ce : • , !..1 . , ‘: ! 13 ' I 5 `---) ! 1 i •',/;,....,`,1:.-.:4,:,:,-.,-;-.;-. : LT I ' •i • 2600 1 ,.. ,.. :,.. i , , ..... . ,„.. , '.. ry 1 0 ti g 200 a 0 af • 122. / ' ii---.--__L E ..i 1 zii ,—i- . i , 47,1 FOR ADDITIONAL MAPS VISIT OUR WEMSITE AT I . I .,, 1 , 4' /I anrceo.weahlrictoner.us . -•-,'•.. . . . . . . . ..0 1303 1 11001 ; . I . , , I \ 1 : , .2171.1 1 .14.1 i i ' i:.ak,' ::'ek: •::Ati•• . . . .. . . 1 • -F-1---tr I 1 1 I I \f ,\ i r / •.:::,--, ,.... , .-.:A. .. nu . a I 4 I I I I 1 -' - \\ •‘, ! / I/ 1 , , ' ..-......077• . - ^14'. -.•.' , I i / .? / AD ---,'"- ------4-1 -1 .. I I / 11 / i ,- _._________ i I / )s , I.:.:,,,'-::'r ,,4 r- I r-). r 1 1 -r• r I A r ni !-) ;i .1 i L.,, .;-1 i N D i - -- i ‘..01 • i ••• ......., / ['.'Ca"., CO', .> '.0-' DA - At=.-1—_. ..._._ 1•-' .''''1-= .91.• _1 se.I. '-- \ ,S, \ ,.1 ,,.-7.-_—___......._____—_:_-_ i 4 I 3 ' \ •ed, -,t—.•,....„4",.'" VI 1 .1 41/ i 7 i/ I r [ PQ' cc. i ■A ... 23-81 . .. ,.. / 1 , k ; t , / s / I i Cancelled Taxless For: 1$1S0Er 1'\\ \ , sr000.salsyriao.may,scLuca. ,,,,:g. \ I 1 I / 1001,1700.10:0.1960.2020,102.100.1, i . \ 1 1 i 203.2401, I / .! , / I; AC /I , i . 2300 I ei \ i I i t r l.f ; tf i 0 7 • 2. 7..3. , lo -or I S i yol i / ,,, .2. ,, I I 5, , l. , ii 4 „..o, 2301 I / / / II Z: i • .<46-VON, /4 I / j NM / :, 1:-'.• CARTOGIN1F-- . I/ •k j ,/ j .; eliW•• 12 ,k / / rd3 / 41' / 4caxclilen -—A--——-&----0---=--L,t---,...--5---. - • , , .. / r 23-64 ,` PLOT DATE:April 24,2006 I I -C..■iul 1 S./ ..7 . ,/, , r ( FOR ASSESSMENT PURPOSES -.— ——--_. .__I " , ../ 21./7 f I ONLY-DO NOT RELY ON . ' '-, mi.m.I.iin c 1,',plan FOR OTHER USE ,. ,--.. ,,, ..) f.,.,,.......„.„„_......"- k wormed defeated tryWrorpaY M.l.0.•....4.... „, .4 ow...re lar'Wenn=Day Irtliaryra t:wiz*to mall --------...-- v.”. < 2100 camel pow I y toweetts Mar ormoll Me wrap*.ap . 10,•1161 /0011111 ma eunant/o22,22.0.3. 5,. 5' KT-IT.•-''''.:.-:': 7-7-"-7a-0 ..,---r---. !%-7.-. "ic ., ---'7 -7"-.'"! " ''''''' 7,--'" ' ' 'i • - } • • - I -•--;6119Q---.: :2•-: r":,-..-'''•'.-k 111'.''''. - . ' I — 6 TIGARD 1 S 1 36DA 1S1 36DA clIg1s1w313 . • 1S 1 35AC 1S 1 35AC • ,-, . .,. 1, _.rA-j-)jcs..,-. ,:-.,P.7.7-. . .. ... -.. . , . ... ., .,, ..„., .t .:._± ,,. , _, ..,.,.„., .,..,-..„..,..L..I•. -..-•I.-.. • •- 4 f. •-• -•„#.- 45.47.” It 11-- 1eR-82 31-----tT-- --1 (CR 823) : - STREET .-' Sw '. OAK •Iin• 1 r ,r.,..., r ,,,,, ...,,, '.""•.•‘•• ... ' . ' ' •' ' •f ' / I ''' Il 1 '.. i ,./' ,--.'" '''''' 01;11 " '' . "*. '. '•'"• ' '•. •'.• '•,'•-=', :-... •'....-•.-. .• .. ', .• .- •• •• . . • .I.M 3900 3,., / I 15.,,„. 931,9''' •. ,• . .- ... ...• . , . ,. I ,••••5=''' ) 9 ...aoo k • s. , -:I ••,•. ',;',:, 1-• •,..-. 4 32°.2 1 14°0 I.3500 -111"°°9.E 1 E--El ..,..' ,..." / i I '.:-..'....'''''',::::::.;..;•:..'..1,',:. '•..,'..":"...::''&f!t.1.:47';':::.". ...r.';iff.. I 3500 9.. ,,,,, ';• . ',C. ...... .' .. ''. 3 r/ 13 -XL , .' . . . .. . . .• • 1-.1:-. '.5.9 : •: - rlii,;, ..,.••1 a,.•.: .•'-:• • ..... 1. 16 --' 1..: • , I (..) . . . . , . . . ., ," , , ,--.., . . . • ,. . . . ltSji 3100 •100 4.' , „„,, ., , -,....•:-•-„.-- 2.811. I Q) :. . .:. .'. • . In. , 9,5 3801 '., '''• -•'...'• •.' '''. A3.- IR III 2900 17 ......, 193. ... .• „/ ‘ .35. (0) . ii!‘ a . . . . . . \;:. .--.• ..', -, .: • . i f (:) ,.. ...., 15 / I 4900 1 a" -.„:-. . ,. • . WASHINGTON COUNTY OREGON C) .-'' 4-;!'"' , 14 I!.••••, ,,.• It& SW1/4 NE1/4 SECTION 35 T1S R1W W.M. Let. SCALE 1--100' ' / . c"",.. z. ...., .r.1. oacr. . , i') ..• , ,,,, I , • . ,. ' / I / .':••••• •'• .(1:`.- ".',413 A Ey-315•'Xi•..31. /.goo• „ ‘S ,ipg,' .•::•:•:'7 :, . /, : .....,•••,--AtaCt............ ...n.4 1 ci ,......,,, 4...., I '.i::'• '::'..' • ' ' •. 12• ' i 1' neigh'''''.I3"•. '- ; I /ao > ' ..1,-- ,--4.1', 23-f31 .... 1 . IR-,,-.• -....... 0. - ,-1-7,,.., ,,,.,• 1 • rinnegailigNig:':' .• 1 , .•.. . ••• •• - , . ' 1/11111r, INCIffilli...j.1.•: ,/, i 1 ‘-•, .,,,,t- t•-- , ...... 1 • .. •••.. I . •. ,... 'I •••••• •„.„ „ or•-...k..-,gi-;:i.i. :i,...'4,,-;-:.: , - I i - •-' .f• -1 -. - -- -. ' .: i 1 • • ----_ . __......-- ..41.> ":::•2e:• 'F6>,49".• I ••; • • : . • ---'-'7- . '7. . elinrillarlarrUS.i:"::: i f I'.-. - 1 2000 I e.a.c t I . . . -1-- •,„ 1 '..,., i * ..Miz',}..i:J : ' • - '...'. .'' • .' • . ' ''. ''' • . ".' ginglatiNg•''..-',..' ‘..,, #',• 18 aal i\ .1 s I . ..,. -: .. ...... .. , .-i . -r........_- .. . .,...._,:-,.... :r......: • .. ....-. FOR AOLVTIONA. ..077:41.....rioum..rf.Easire Ar 131 . : .. ' , - : . . A . . . ..me' :.:. f.--„,,, I •.,,,., .,.... .. 1 :. -....,•:,...•:.:,:-...,. - ,A... 20 81 5. ' ":'•" •,%•( ,,••••,:::"':•/: V:=t -- -_%,. I 0 ':.. '0. :',...,:. -: '11,)4•): .1." .,. .... , • •.•:'••,:,..:_:-/-: .‘: ' I , •••• • ••.. " •••AC 40 3500 I I •;••.1.513.39 r,_..m.o,I- .p. n..7....,. "..... f. 77 /21 .''.• -":'''..." 0 0••:' P•A•-•. ..,;).':.:•,1 ,.,.::.,i) -:•-:--- ., . . . , ,. . . , . f.,- f .00---FE _-.9- "...Ng.. ••, ; (9,, ::0-":,pq 'T:Da'•• „. . .. ;. •. ; (... , t,„61.' „If ..t,eir '.I. v-Ii..., , .,,,. , •.. . . . .- . :.: ,, ,•-• •-- - - ,T '''------' : '-- -tit--7 _ .___ ._ 1 ...,...,. . 1 c,92, ... . . .. .. . . , ...... _.-- -• ' '' ';''--L ,. • . . . . . . .. . . . . -, ''C/3",•• - . • ::I I , --''',- ' . - :.-§ 50co a: ... I 6)7 .., /r, I --,.., ' - - • - - ' -• -. f' ' '• ' T:',. . - •4 :$:-.--..-- rag2.6.2aumst.T.S1'21,7r.,,brag. . ..• .. ... . • . ••. , .• , - - -f° 7507 11 '.1 4/), 'N,'14), ., • '' . • . 1.' . ' • . • "1. ,. laoo.moosoo.icao,,Boo.,pooACC210o2no.2600 I 705.75110X31, 2550 f... $s,s, . i(.., -,..., 6., . . .. . . ,, • JØAO-FF. .7.... _""'- - ',--- - 621,_ Qin._ ''--. '... -•• ' • '.. --: ..:':.'-I' - 'z .- .-,. -. a „..... 4000.0 .000 .... .,.i,*;.. , r_ _ ...._ .- t-_`'."- i'-,f-- -Lt---- - 411.-4- '.- , 4,„._,._-__ - ----- -'•• \•,- - - • .' •.-.,O.,- ! i 4t) ':•. 4/ l'-.: :•:'‘• : •• •• - .-• 77-:7- -.-..,-74.-..:?..40101'•:•;"ri. • KALE r 9M ,;i1'-.. :. ., ... ,. .. . ., . . ■ . . . 3 ' :'' '.: ' ...d'.4 • C° 1 (') t\ . ,,p 1 „ . ..-.9 • • .3 355 .• . g'"-r-- r ,`.., ' • . . 0 _ ,d ..91‘3.... . I -'''..'. '...•":,Gi1091.919:.g9I. net" ' - •'...:.''''...''...... . . / i'7'. t' Assessment., s CI. 1700 ..1.' '.-.-.,." • %,LOTS 33-55,. .3004 . .•' .' ./ .' •.; i 3" Str9 0. ..„.11• . ' ... • .. .- k <,..) I .10 ...,..,.02.1rorAir 1 'Nu 3$. .', up., .'... • 1 cc I •. '--... ‘..N0.99',18-3,05: : •• ••• 101-..',*' ±1":3- ri 1 t----otsi• i ''--N -. -.", ..• .- . . - ' - , - co . ' `"b7. ltax ,otren s - ISIMAC I ,,.s., ... '''N.,,,, a ... I . c,i0= PUZLIRAL WV NI1.1 ' ''''""'"'*'-'''^"1•4"..."'''''' c„-.7--..-,--,7-.::::_, . 7- --,- .., . . ,÷-,-, • PLOT DATE:May 12,2010 '," FOR ASSESSMENT PURPOSES ',....' . ' •‘...2tir/gCL.:- .'."'.• 75'1'47 ONLX6R8METRIrld ON '•-,..est,:47-"7".. ...."-... 7.-'7,---,..-777:-,7 $.'-"..,i'l,4'.::':.•: :"-.. :Ttl. '..• •• • - '-lan.,;::: r.; •F.--•-7 i . ,.. ,•.:'' ' ...,-'. ', k.44'.,"1.-.46*.' ..- •,... Al ii,,:i;2 ,.:"-; _I .— 4001820000 ,‘,,, *0\° . ",- -: . 1>-- -,... ,., .., .. . ...,..,'... '..,Z „...;:,,,,ii....•,.--.:07-..„. ." . .. Ix ,......,.. . . . -.: ,-.7,;,,', -. s::, ...1. . 4,-. -=,\n, • . .. . :.:':.. ....:..,.‘i-..... :--...1,, Ni. 9 ,..-•.i......i.,,.•-... ...• ,1-1-1 z..',.r.: 1--; , -. • ig,o- .. ,"-.: •.• :,..,--:,( . •-. ., "•,.....f.:•:_i••,;;•....:, 's. ,';...;:-.' '-‘"t....IL '- •?'t''`' , --JI vT.,...i TIGARD 1S 1 35AC 7 ls 1 35AC c110181w95 Applr `� • io 1/. ........... ... c 0611144 4 54983PE z February 10, 2011 OREGON LANCASTER � EL 2 O ENGINEERING GAEL Y•P� Karl Sonnenberg, Board Member 321 SW 48,Ave.,Suite 400 Westside Christian High School Portland,OR 97204 4565 phone:503.248.0313 565 Carman Drive fax:503.248.9251 Lake Oswego, OR 97035 lancasterengineering.com RE: Tigard Site Zone Change: Transportation Planning Rule Analysis Dear Karl, • This letter is intended to describe the potential traffic impacts of a proposed rezone in Tigard, Oregon. The site is located at 8200 SW Pfaffle Street, in the northeast quadrant of the Highway 217 interchange with Highway 99W and consists of 7.44 acres zoned C-P (Professional/Administrative Commercial). Under the proposed zone change, the property would be rezoned to MUE (Mixed-Use Employment). This analysis will determine the difference in site trips that could be associated with the proposed zone change. It will also address the Transportation Planning Rule (TPR) as it relates to the proposed zone change. The primary references for this letter are the ITE Trip,Generation Manual, the City of Tigard's Development Code, the City of Tigard's Transportation System Plan, and the TPR as established by the Oregon Administrative Rules(OAR)660-012-0060. Trip Generation In order to determine the difference in site trips that could be associated with the proposed zone change, an analysis was undertaken of the maximum-density development that could reasonably be achieved on the subject property under the proposed MUE zoning designation. This level of development was compared to the level of development permitted under the existing site C-P zoning. Under the existing C-P zoning, the"reasonable worst case"development permitted on the subject property per the City of Tigard's Development Code would consist of a two-story medical- dental office building. It is reasonable to think that the site could be developed with 25 percent lot coverage,resulting in a gross floor area of 162,000 square feet. Under the proposed MUE zoning,the"reasonable worst case"development would also consist of a two-story medical-dental office building,however the maximum floor area ratio is limited to 0.40, resulting in an allowable gross floor area of 129,000 square feet. To estimate the difference in site trips that could be generated under the existing and proposed zoning designations, trip rates from the manual TRIP GENERATION, Eighth Edition, published by the . • Karl Sonnenberg February 10, 2011 Page 2 of 4 Institute of Transportation Engineers(ITE), were used. The trip rates used were from land-use code 720,Medical-Dental Office Building, and are based on the gross floor area. It is estimated that the decrease in allowable density associated with the proposed zone change would result in a net decrease of 76 trips during the morning peak hour and 115 trips during the evening peak hour. A summary of the trip generation calculations is shown in the following table. Detailed trip generation calculations are included in the technical appendix attached to this letter. TRIP GENERATION SUMMARY 8200 SW Pfaffle Street Rezone AM Peak Hour PM Peak Hour sf In I Out Total In I Out Total Existing (C-P)Zoning 162 294 79 373 151 410 561 Proposed (MUE) Zoning 129 234 63 297 121 325 446 Net Decrease in Site Trips 60 16 76 30 85 115 Transportation Planning Rule The primary test of the TPR is to determine if an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation will "significantly affect" an existing or planned transportation facility. The definition of significant affect is addressed in the following sections of this letter. OAR 660-012-0060 (1) Where an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation would significantly affect an existing or planned transportation facility, the local government shall put in place measures as provided in section (2) of this rule to assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ratio, etc.) of the facility. A plan or land use regulation amendment significantly affects a transportation facility if it would: • (a) Change the functional classification of an existing or planned transportation facility (exclusive of correction of map errors in an adopted plan); The proposed zone change will not change the functional classification of any existing or planned transportation facilities. (b) Change standards implementing a functional classification system; or The proposed zone change will not change the standards underlying the City's functional classification system. Karl Sonnenberg February 10, 2011 Page 3 of 4 (c)As measured at the end of the planning period identified in the adopted transportation system plan: (A)Allow land uses or levels of development that would result in types or levels of travel or access that are inconsistent with the functional classification of an existing or planned transportation facility; The property at 8200 SW Pfaffle Street will take access exclusively via SW Pfaffle Street, since direct access to Highway 99W is restricted. SW Pfaffle Street is classified by the City of Tigard as a Collector. According to the City of Tigard's Transportation System Plan, "Collector Streets provide both access and circulation within and between residential and commercial/industrial areas. Collectors differ from arterials in that they provide more of a citywide circulation function, do not require as extensive control of access (compared to arterials) and penetrate residential neighborhoods, distributing trips from the neighborhood and local street system. " Based on this description, SW Pfaffle Street is functioning as intended. Since the proposed zone change will not result in an increase in site trips on the subject property, the proposed rezone will not require reclassification of SW Pfaffle Street or any other roadways in the site vicinity. (B) Reduce the performance of an existing or planned transportation facility below the minimum acceptable performance standard identified in the TSP or comprehensive plan; or (C) Worsen the performance of an existing or planned transportation facility that is otherwise projected to perform below the minimum acceptable performance standard identified in the TSP or comprehensive plan. As demonstrated in the trip generation analysis, the proposed rezone would result in a reduction in site trips when compared to existing allowed uses on the subject property. Therefore, development of the subject property with uses allowed under the proposed MUE zoning cannot reduce or worsen the performance of any existing or planned transportation facilities. Since the likely use of the subject property is not an outright permitted use, it is appropriate to establish a maximum level of development permissible on the subject property in order to ensure that the future conditional-use development will also not reduce or worsen the performance of any existing or planned transportation facilities. Accordingly, it is proposed that a trip cap be established on the subject property at the level permitted under the existing C-P zoning. The trip cap should allow a maximum of 373 site trips during the morning peak hour and 561 site trips during the evening peak hour. • Karl Sonnenberg February 10,2011 Page 4 of 4 Conclusions The proposed zone change is projected to result in a net decrease in site trips when compared to allowed uses under the existing zoning. As such,the zone change will not have a significant affect on the transportation system as defined under Oregon's Transportation Planning Rule. In order to ensure that future potential development with a conditionally-permitted private school would also not result in a significant affect as defined under Oregon's Transportation Planning Rule,,a trip cap is proposed for the subject property. The trip cap should limit any future use of the site to a maximum of 373 site trips during the morning peak hour and 561 site trips during the evening peak hour. If you have any questions regarding this analysis,please do not hesitate to call. • Yours truly, • Michael Ard,PE Senior Transportation Engineer • APPENDIX TRIP GENERATION CALCULATIONS Land Use: Medical-Dental Office Building Land Use Code: 720 Variable: 1,000 Sq Ft Gross Floor Area Variable Quantity: 162.0 AM PEAK HOUR PM PEAK HOUR Trip Rate: 2.30 Trip Rate: 3.46 Enter Exit Total Enter Exit Total Directional 79% 21% Directional 27% 73% Distribution Distribution Trip Ends 294 79 373 Trip Ends 151 410 561 WEEKDAY SATURDAY Trip Rate: 36.13 Trip Rate: 8.96 Enter Exit Total Enter Exit Total Directional 50% 50% Directional Distribution Distribution 50% 50% Trip Ends 2,927 2,927 5,854 Trip Ends 726 726 1,452 Source:TRIP GENERATION,Eighth Edition TRIP GENERATION CALCULATIONS Land Use: Medical-Dental Office Building Land Use Code: 720 Variable: 1,000 Sq Ft Gross Floor Area Variable Quantity: 129.0 AM PEAK HOUR PM PEAK HOUR Trip Rate: 2.30 Trip Rate: 3.46 Enter Exit Total Enter Exit Total Directional 79% 21% Directional 27% 73% Distribution Distribution Trip Ends 234 63 297 Trip Ends 121 325 446 WEEKDAY SATURDAY Trip Rate: 36.13 Trip Rate: 8.96 Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution Trip Ends 2,330 2,330 4,660 Trip Ends 578 578 1,156 Source:TRIP GENERATION,Eighth Edition glean WSér SQr vices b 09 11 02:43p THE BOOKIN GROUP LLC 5032412721 p.1 FEB ® 9 2011 Clean Water Services File Number CleanWater Services 1 l('�O 7'5-D y— ensitive Area Pre-Screening Site Assessment 1. Jurisdiction:Tigard I 2. Property information(example 1S234AB01400) 3. Owner Information Tax lot ID(s): 1S 136CC00100 Name:City Bible Church Company: Address:9200 NE Fremont Street Site Address: 8200 SW Pfaffle Street City,state, zip: Portland, OR 97220 City,State,Zip:Tigard,OR 97223 Phone/Fax:503-257-2215 Nearest Cross Street SW 82nd Avenue E-Mail:. 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name:Rebecca Woods ❑ Lot Line Adjustment ❑ Minor Land Partition Company:The Bookin Group LLC ❑ Residential Condominium ❑ Commercial Condominium Address:1020 SW Taylor Street, STE 760 ❑ Residential Subdivision Q Commercial Subdivision Portland, OR 97205 ❑ Single Lot Commercial ❑ Multi Lot Commercial • City,State,Zip: oihefComprehensive Plan Map and Zoning Map Phone/Fax:503-241-2423 Amendments. E-Mail:Woods @bookingroup.com 6. MI the project Involve any off-site work? ❑Yes F No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project There is no new development being proposed as part of this request. This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Penults,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands andlor Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By sign:ng this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project sire at all reasonable times for the purpcse of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the Information contained in this document,and to:he best of my knowledge and belief,tile information is true,compete,and accurate. Print/Type Name Rebecca Woods,AICP Print/Type Title Senior Planner Signature !4 Date 2-9-11 FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site THE APPUCANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. if Sensitive Areas exist on the site or withir 200 feet on adjacent properties,a Natural Resources Assessmert Report may also be required. ❑ Based or review of the submitted materials and best available Information Sensitive areas ca no:appear to exist on site or within 200'of the s'te.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas f they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution.and Crder 07-20, Section 3.02.1. All reqcired permits and • approvals must be obtained and completed under applicable local,Slate,and`ederal law. j Based on review of the submitted materials and best available information the above referenced project w li not slgnmcartly impact the existing or potentially sensitive area(s)found near the site.-his SensitiveArea Pre-Screening She.Assessment does NOT eliminate the need to evaluate and protect additional water quality senate areas if they we subsequently discovered.This document will serve as your Service Provider letter as required by Resoluticn and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. his Service Provider Letter Is not valid unless CWS approved site plan(s)are attached. he proposed activity does not meet the definition.of deveio'-•- t or the lot was platted of er 919/95 ORS 92.043(2). NO SITE ASSESSMENT OR r SE=' ..e, 1 - - ..0 . i Reviewed by ....../AND/4∎ i� i Date 2-/q/it 2550 SW Hillsboro H Ohway • Millsboro,Oregon'•7923 - Phone`.(503)651-5'100 • Fax:(503)681-1439 - ■wn•:.cleanwsterservices.org • • • n j1I�i OCT 46 2005.A Ley File Number dS-ooy310 leanWaEer Services Our commitment is clear. Sensitive Area Pre-Screening Site Assessment • Jurisdiction 7 Date _ 10 -Co 05e- Map&Tax Lot G.5 3 cp C-C, RD ) Owner Applicant ta v trtttrcJly Site Address i t 'nos' ZU PC Company tn. ';o -IRA •� 'Address .17-20 s w t3to W1rt l4u e Proposed Activity LIAlti!, ; i • j- City State Zip a.u.e..0-ers-1 0 2 4t7c162., . ' 4, c erei% a Phone 593-6/S- 5-574 Fax By submitting this form the Owner,or Own is authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. • • Official use only below Me line Official use only below this line Official use only below this line . Y N NA Y N NA ❑ MI CI Sensitive Are g C Rosite Map ❑ Stormwater infrastructure maps p 1 6.— QS# 41Zd1 ❑ ❑ K Locally adopted studies or maps Specify ( Other Specify CI El iJ . 1 - Based on a review of the above Information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04-9: + i ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. XSensitive areas do not appear to exist on site or within 200'of the site. This pre-screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.02.1: All required permits and approvals must be obtained and completed under applicable local, state,and federal law. ❑ The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: • • . • Reviewed By: _jtle i. S Caseta Date: O 2. > • Official use only . Returned to Applicant Mail -Fa —Counter iV •2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Date t 4 p ,By Phone: (503)881.5100•Flax (503)681-4439•www.ckanwateraervices.arg • COI;6i- 13 . 1 / ijA6or%ood /tlee74y MaAr/a. �s AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF.APPLICATION. MAILING: • I, 474 by S�i42 S ,being duly sworn,depose and say that on the e2 V day of �i}/v v 20 //,I caused to have mails to ac of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 93 Z-DD 'F'- -cL 1 T—! C..■4 I) . D i2 9 7LZ3 copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at S...U / 1y' S , /O /Cam OSc 4 ) Q� , with postage prepaid thereon. Oj 7 v Iy Signature (In the presence of a Notary Public) POSTING: I, 6-//D S'A-2 S ,do affirm that I am( resent)the parry initiating interest in a proposed land use application for W e-5 7—S iU g C ri/Z/_r re,4 —/ /1-Y7.4. ,=)e / affe the lanctcd at(s to the approximate location(s)IF no address(s)and all tax lots)currently registered) 8 2-o o � (.4.. 7-76,4-2") , .J e- 9 7 3 ,and did on the V day of -/mr1 c1.✓ / ,20j personally post notice indicating that the site may be proposed for a A1i1 .'W,dP 4Af.e..,/ .tfs4and use application,and the time, date and place of a neighborhood meeting to discuss the proposaal. /' The sign was posted at 82-00 S W la-f— 2-P1 /- ' 11-� c.,A/2/3 , 9 7 a3 (state location you posted notice on propert)) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 6 re ) C o u n t y of C( ) ss. Subscribed and sworn/affirmed before me on the / n'day of F� , O'at.,, OFFICIAL SEAL rtt;SAN D CARLSON �cYfARY PUBLIC-OREGON� iOMMISSION N0.439699 W COMMISSION EXPIRES MAY 31,2013 NOTARY PUBLIC OF OREGON My Commission Expires: i\curpin\muters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc Page 5 Neighborhood Meeting February 7, 2011 7:00 P.M. City Bible Church-5800 Pfaffle Street,Tigard, Oregon Attendees are noted on attached sign-in sheet. Also attached are handouts providing school overview, site plan and contact information. Opening and Overview: A neighborhood was meeting was held at City Bible Church, 5800 Pfaffle Street, Tigard. We had fourteen neighbors in attendance. Steve Reiff opens the meeting at 7:05 and introduces our team. • David Elkins-site steering team member • Andy Sears- principal of Westside Christian High School • Silvia Calvano- assistant to the Principal, Campaign Manager Steve reads Statement of Purpose- a document provided by the city. Steve reintroduces Andy and hands the meeting over to him. Andy Sears- Principal • Andy briefly shares the 30-year history of the school from its start at Collins View Elementary to our current home at Lake Bible Church. • Six years ago we started a journey for a new home for our school,and many sites have been vetted. • Andy shares the vision of purchasing CBC and the church will be renting back from us. • Andy shares with the neighborhood our vision and mission for the school. How we want to equip young people for lives of purpose and what that means to us. He shares our list of accomplishment i.e., SAT scores, National Merit Award, Performing Arts and Athletic achievements. Our serve projects and Westside Outside are part of what sets us apart and helps us prepare our students as they go our and serve the world. Andy shares that we are very excited about coming to the neighborhood and being an integral part of it. • Andy then reintroduces David Elkins and he shares regarding the zone change David Elkins- • David explains his role to the neighbors. He is working with us through the development stage.As a school we are not permitted in the current zone, Professional /Administrate Commercial (C-P). We are requesting a zoning map amendment form C-P to Mixed-Use Employment (MUE). We have met with the city and they would support the change to MUE. We will then move to the conditional use phase. The process will take about six months. Question and Answers: John Snyder-Why are we changing the entrance? Is there a possibility that we could leave it where it is? This change is being driven by the city who will want to align the entrance with 82nd Ave. Jacob Mac Intyre-Has the city began a traffic impact study? The city does not do the study. That is a requirement of Westside. The study will be part of our CU process. John Winquist-There is currently no pedestrian access on both sides of Pfaffle Street. Would we be building sidewalks? That would be a decision from the city. Bob McGuire- Pfaffle Street is a bypass to all the local stores. It is very congested and used by many as a short cut. The speed limit is too fast.As you move in how will you be impacting the traffic problem that already exists? Will there be another entrance to the school? As we do the traffic survey we will have a better understanding of our impact We believe a school will have a less impact than other possible uses. Paul Herberhal- How many students attend WCHS? How many drive their cars? He would like speed bumps put on Pfaffle Street He does feel the neighborhood needs a school. 251 students attend Westside at the current time. Jim Hein- How many cars will there be? How many drivers are there?Will we allow on street parking? How will we enforce that students don't park on the street. We will be having a traffic survey conducted, which will give us solid trip numbers. We will have enough parking for our students and they will not be parking on the street. Bob McGuire-Will we still only have one access on Pfaffle Street to the school? Will there be access off 99W.No we will only have the one access on Pfaffle. Reid Blanehard- Do we have buses and how many of them? What are our school hours? What activities do we offer?Would the neighbors be allowed to use the sports facilities?We have four 15-passenger buses and one van. We offer a variety of sports but no football. We would like to offer the facilities to the neighborhood when appropriate. School begins at 7:55 am and ends at 2:50. Jim Hein-Will you be lighting the fields and tennis courts? We haven't determined that yet. Erin Walsh-What will be the true school hours for regular days?When do the students really get here and when do they really leave? Do we have a closed campus for lunchtime?Students tend to arrive around 7:30 am on and leave by around 3:00- 3:30. If they are involved in sports they are usually finish by 5 pm unless there is a game. We are not sure about what policies we will have in place for open campus during lunchtime. We will be discussing it as we move forward in the process. Jim Roraran-Will the school moving here cause us as taxpayer any increase in our taxes? No we as a school do not impact your taxes. Bob McGuire- Do you have nonprofit status?Yes we are a 501C3 nonprofit organization. Reid Blanehard-Where is the center of your demographics? The center of our demographic area is right around 217 and 1-5 freeway interchange. Shayla Ebner Logue- Is this the only site you are looking at? Yes this is the only site. Wanda Snyder-When will the church be using the building? Will the school be using the facilities at the same time? Will the church have areas that are only used by them? The church will be using the facilities on Sunday, Saturday and Wednesday evenings. They will have administration office on site and most of the building will be common area. Jim Hein-When do you think you will move into the building? Fall of 2012 Shayla Ebner Logue- Traffic at Pfaffle and Hall is a mess. Will you be trying to have a traffic signal installed at Hall and Pfaffle Street? We are not sure if the city will install a light at that intersection. Jim Hein-The light at Dartmouth and 78th does not allow more than four cars at a time to go through. It backs up on to Pfaffle Street. Will the city reset the light to allow the traffic to flow smoother?We are not sure what the city will do with the light. Shayla Ebner Logue-What is your maximum student capacity? We would not go over 400 students. Erin Walsh-Will you actively try and reach the goal of 400 students as soon as you moved in? We are always actively recruiting as we are a small private school but it would be very unlikely that we would be at 400 students anytime soon. Reid Blanehard-What is your tuition cost? Our tuition is close to 10,000 dollars and we have quite a families on financial aid to assist them with tuition cost. Jim Rororan-What is the size of your faculty? We have approximately 25 to 30 staff if you base it on FTE. We have 40 total employees but quite a few work part-time. Bob McGregor- How much construction will be taking place? Most of the construction will be on the south side of the building. There will be an addition made to the cutout in the north side of the building. Jim Hein-Will we be pursing LEED certification?We want to be environmentally responsible, but we have not determined if we will pursue LEED certification. Don't think I have the right word? Shayla Ebner Logue-Which architect firm are you using? DOWA Andy closed the meeting at 7:55 pm. SIGN IN SHEET WESTSIDE CHRISTIAN HIGH SCHOOL NEIGHBORHOOD MEETING FRIENDS CHURCH OF TIGARD — 15800 SW HALL BLVD THURSDAY, JANUARY 28, 2010 NAME ADDRESS TELEPHONE EMAIL ADDRESS Situi/cc n_e-2 Lo 112 314 So-3 gY 503. 6:641.033 S46114.vt,_ehhe.- p64er-alvii .vi 'd l�QO � %SYS St,J CC YL7`- v _ \NO4S 7 Il2lS ,, 24,40,4 C t 4 Iii? P ci co.--cetst •i,cA 307. 3( I \NO aSlnttr►VN��AI W,o:►1• C.Cw1 r� R � �... 1 4 _ 1° _+i- Ill 5 L v V • '_lv. _.. ,� 4Z%`". \'2--‘e_t-) 5-v S13 ra A.• (o'to-275y\ i o, .-,, 4 • ,....,... .„ JaC,0 ) ' f '� il2-�P.3 Jt 1l-/u.,e . .3 ?-z4.8,5-2 2S 'tp Y cd .tea•` T d'C&0 1tDS-(J 5'u1 k e, Ave hU 3 6g`f-hh SIGN IN SHEET WESTSIDE CHRISTIAN HIGH SCHOOL NEIGHBORHOOD MEETING FRIENDS CHURCH OF TIGARD - 15800 SW HALL BLVD THURSDAY, JANUARY 28, 2010 NAME ADD S TELEPHONE EMAIL ADDRESS � tires 1) x`1 o SW�Ea �S . (Lszy),-\56 �a� -@ e clg14" In ech- °� oY-13ca rerd.(0,V.c,4 a .0 .� �v� l,c.if/- C{ " Sc•,/ �-Fc.�....c ,. (1u-w SS-701—/647 J41,..tl,.Je ray . 1F NOTICE OF A NEIGHBORHOOD MEETING January 24, 2011 RE: Westside Christian High School Development Proposal Dear Neighbor: Westside Christian High School (WCHS) is in the process of purchasing the property located at 8200 SW Pfaffle Street, to renovate and expand the existing facility to accommodate a private high school with an anticipated student body of up to 400. In operation for over 30 years, WCHS has served families for the past 20 years at its current location in Lake Oswego at SW Kruse Way and Carman Drive. As schools are not permitted in the current zone, ProfessionaUAdministrative Commercial (C-P), WCHS is going to request a Zoning Map Amendment from C-P to Mixed-Use Employment (MUE), where schools are allowed subject to conditional use review. Prior to applying to the City of Tigard for the necessary Zoning Map Amendment, WCHS would like to take the opportunity to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Monday, February 7, 2011 City Bible Church 8200 SW Pfaffle Street Tigard, Oregon 97223 7:00 PM— 8:00 PM Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the land use applications to the city. I look forward to discussing the proposal with you in more detail. If you have any questions, please call me at 503. 697.4711 ext 225. Sincerely, Andy Sears, Principal Westside Christian High School _1 (.... 49 sw 0q� Rt. I tis . I G - - - - - - ...V.A - - - - - - - --- - - - / \ . ` . \\ J , ,\` / - ,% "m" -�i F 1 / dye % :!/ /% / ! �� W ; i � _ uhi i '� II/03 P _ . ,/ " i - 4 1 1 - I uma - vno / 1 /;f i E .m.. a (� a. emit I COLPF 00W3 \ i C9D ; ; fiz � lL ADMINSTTE 82 OFFICES I NDgVE 1,`` `` l I F ----------Th 1).... \ 7Th //I /// /./////ra//////,, / i ;' /\ _ ( • CH CONCEPTUAL REMODEL / ADD11TNS sw8js WESTSIDE CHRISTIAN H I G H S C H O O L Westside Christian High School Mission Statement is a non-denominational high We exist to equip servant leaders in God's Kingdom for the next generation by school located in the suburban educating and developing the whole person for the glory of God. community of Lake Oswego, Accreditation/Memberships just twenty minutes south of Northwest Association of Schools and Colleges; Oregon Schools Athletic downtown Portland. Association; Pacific Northwest Association for College Admission Counseling; With a student body of nearly National Association for College Admission Personnel; Oregon High School 260 students and an average International Relations League/ Model United Nations; Oregon Federation of Independent Schools. classroom size of 19, Westside offers distinct Admission Criteria advantages over many traditional Students seeking admission to WCHS are evaluated on past academic high school settings. achievement, good citizenship, and desire to attend WCHS. Students must complete a statement of personal testimony as to how they came to know Jesus Christ as their personal savior and how that decision affects their life While our students have in the present. A personal interview with the applicant and at least one experienced a great deal of parent is required. success in academics, arts, and Academics: athletics over the past 29 years, SAT &ACT scores well above the State and National averages each year; our mission is much deeper. we tested a much larger percentage of students (90%+) than the other We encourage our students two populations: to cultivate meaningful relationships and inspire them SAT WCHS State National ACT WCHS State National to learn and discover their 2010 1194 1047 1017 2010 25.9 21.5 21.0 passions and purpose. 2009 1084 1048 1016 2009 23.5 21.4 21.1 2008 1132 1050 1017 2008 26.7 21.2 21.1 Through a unique program, 2007 1138 1048 1017 2007 27.5 22.0 21.2 Westside Outside, our students 2006 1127 1052 1021 2006 25.0 22.4 21.1 have the opportunity to serve 2005 1118 1054 1028 2005 24.4 22.6 20.9 the homeless in Portland, help 2004 1121 1055 1026 2004 24.6 22.5 20.9 the needy throughout our valley, • Over 85% of seniors going on to 4-year colleges or universities; while many and change the future for others attend further ministry training programs. children around the globe. The result?Westside students •Advanced Placement classes offered in Calculus, Physics, Geography, World History, U.S. History, and English. graduate with transformed hearts, equipped as leaders who can make a difference. _ 1" 6 �.. >•._,-- ‘,.. lb -096' ilefrir 11 . v R ,- ._ _..e.it_ II- 4565 Carman Drive, Lake Oswego,OR 97035 Phone 50.k t,9, 17 Service: •The Westside Outside program takes students beyond the classroom to experience the world around them. It encourages them to engage in an "open-heart" encounter by serving poor, oppressed, and hurting people in our community and around the world. In the process they develop a heart of compassion and discover what is important in God's economy. Over the years our student body has been active in local, regional, national, and international service. • Special Olympics volunteers from Westside have been involved for over 11 years and were recognized as the Outstanding School Program for 2000 by Washington County Special Olympics. • International Outreach—over one-third of students participate in local or foreign outreach at least once during high school. • Westside takes nearly 20 students to Thailand each summer to serve at Grace Ministries, a home for Thai children who are at high risk of being exploited in Thailand's notorious sex trade. • Going the Extra Mile program encourages students to participate in 100 hours of community service resulting in some students volunteering up to 1500 hours during their 4 years here. Performing Arts: • Concert Choir—Westside's Choir has qualified to compete in the OSAA State Choral Competition for the past ten years. During that time they earned first in State four times. Concert Choir invited to sing at National Cathedral in Washington, DC, during spring 2003 and Carnegie Hall in New York City during spring of 2006 and 2008. •Theater Arts department produces two full-length musicals or drama productions per year with over 100 students involved in all aspects of production. Athletics: Most of our athletic teams qualified for State playoffs last year.The golf team has won the State champion- ship for three of the past four years. Member of the OSAA/ 3A Level /West Valley League. • Soccer (b/g) •X-Country (b/g) •Track/Field (b/g) •Volleyball (g) • Golf(b) • Basketball (b/g) •Tennis (g) W.C.H.S.admits students of any race,color,national or ethnic origin to all the rights, privileges, programs, and activities generally accorded or made available to students at the school. It does not discriminate on the above-mentioned basis in administration of its educational,admissions,hiring,and athletic policies/programs. 4 WESTSIDE CHRISTIAN H I G HS C H O O L rr r e • 665 Carman 1)ricc, Lake Osv.ego, OR 9-1131 Phone: 5(13.69'.1-I I Fax: 503.697.(((K %‘‘,v v. %%chsunlinc.urg saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild 1 j PRE-APPLICATION NOTES FOR COMPREHENSIVE PLAN &ZONING MAP AMENDMENT OR TEXT AMENDMENT November 9, 2010 STAFF PRESENT: Gary Pagenstecher, Gus Duenas APPLICANT:Andy Sears (Westside Christian High School),Beverly Bookin (IBG) PROPERTY LOCATION: 8200 SW Pfaff le Street (City Bible Church) TAX MAP/ LOT#'s: 1S136CC00100 PROPOSAL DESCRIPTION: The applicant prefers a text amendment adding"schools" as a permitted or conditional use in the C-P zone. Alternatively,at the City's suggestion,the applicant anticipates a Comprehensive Plan Amendment and Zoning Map Amendment to change the Comprehensive Plan Design. :a a Zoning Map Classifications of the subject 7.44-acre site from Professional/A. •strative Co ercial (C-P) to either Mixed Use Residential (MUR 1 or 2),Mixed Use Employme it (MUE1or 2), or Residential (R- 25). COMP PLAN DESIGNATIONS: Professional/Administrative Commercial ZONING: C-P NEIGHBORHOOD MEETING A neighborhood meeting is required for a quasi-judicial comp plan and zoning map amendment. NARRATIVE Include a narrative that responds to the applicable review criteria. Provide background and findings of fact as to why the comprehensive plan amendment and zoning map amendment are necessary, or what public benefit is being promoted. Note:The list of specific goals and standards below is intended to provide guidance in preparation of your application,and that additional criteria may be identified dependant upon the nature of the specific application,or as other issues are raised. This is not an exhaustive list of all criteria. It is the applicant's responsibility to ensure that all applicable standards are met. APPLICABLE CRITERIA Standards for making quasi-judicial decisions apply to the proposed zoning map amendment. A recommendation to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: o��-`e `1`�� 1. Demonstration of compliance with a app ca e compre ensive p an policies and map designations (e.g. Goal #2,Land Use Plan • g; Goal #9, Economic Development; Goal #10 Housing; Goal#12,Transportation). Z. 2. Demonstration of compliance with all applicable standards of any provision of the Tigard Development Code or other applicable implementing ordinance (including but not limited to 18.380.020 Zoning Map and Text Amendments, 18.390.050/.060 Decision Making Procedures); and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. • In addition, the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: 1.The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; 2.Any federal or state statutes or regulations found applicable; 3.Any applicable METRO regulations; 4.Any applicable comprehensive plan policies;and 5.Any applicable provisions of the City's implementing ordinances. APPLICATION REQUIREMENTS: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050C. e. Include an impact study.The impact study shall quantify the effect of the development on public facilities and services.The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. f. Be accompanied by 18 copies of the narrative. PROCESS The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the application on the record as provided by Section 18.390, as a Type IV review. DECISION The decision timeline is generally about 4 months from receipt of a complete application. The 120-day rule is not applicable to legislative changes. COMMENTS With respect to the applicant's preference for a text amendment to allow schools in the C-P zone, the Planning Director has determined that text amendments,as a Type IV Legislative procedure will not be processed for quasi-judicial actions and should not be initiated by the public but reserved for City initiation. 2 The applicant requested guidance on which zone the City would support to accommodate schools at the subject location.The City would support the MUE zone for the site for the following reasons: 1) the zone allows schools as a conditional use,2) the zone continues to allow religious institutions outright, 3) the zone allows residential use with a maximum density of 25 units/acre,consistent with the adjacent R-25 zone,4) the zone allows for a greater mix of uses than C-P,consistent with Pacific Hwy High Capacity Transit Corridor Planning, and 5) the code anticipates application of the zone elsewhere in the city through the legislative process. APPLICATION FEES: Comprehensive Plan Amendment: $9,195.00 Quasi Judicial Zoning Map Amendment: 3.459.00 Total Fees: $12,654.00 PREPARED BY: (1....-Ii Gary Pagenstecher Associate Planner 3 Pre-Application Topics for Discussion Westside Christian High School November 9, 2010 1. Purpose of Project and Why this Site 2. Present Preliminary Site Plan 3. Discussion Issues; a. Zoning/entitlement options to allow a school on proposed site dVv i. Text amendment to C-P to allow schools ....-_1( ii. Zone change to MU-R rn 0 ztiQ iii. Zone change to R-25 v b. Transportation c. Setbacks s. i. ODOT frontage;confirm no ODOT setback requirement Ale-‘1/'F. ` < < -5 . / G 011) ii. Allowed elements in setbacks, i.e. retaini g walls Dr.)c-,'-..5 , fwaoT -�u `�L,� d. Right-of-way width on SW Pfaffle Z u'1-6i 1-4-4 c�fc- ) P dt e. Neighborhood and business association contacts 4. Process and Schedule K a. How can overall process be expedited? Any potential overlap of rezone and conditional "Va. f use/SDR? 5. Overall Discussion of this Site and Prognosis for Approval a. Strengths b. Weaknesses c. Opportunities d. Risks 6. Next Steps and Responsibilities n717(1111-) dO- vi'fri-Ida, -346-.4.A,44,4_---/-- -2)ite yi , , , li 6Jcic no Todd 1l1u51e 1 '%: ' . ).10vc y 5e'it2S MEMORANDUM — DATE: November 4, 2010 TO: Gary Pagenstecher, Associate Planner THE City of Tigard Planning Department BOOKIN FROM: Beverly Bookin and Rebecca Woods, Consulting Planners GROUP LLC SUBJECT: ZONING OPTIONS FOR WCHS AT 8200 SW PFAFFLE STREET Introduction. In preparation for the Pre-Application Conference for Westside Christian High School (WCHS), The Bookin Group LLC (TBG) undertook a zoning analysis for the high Land Use& school's proposed site at 8200 SW Pfaffle Street. The applicant has asked TBG to share this Institutional information with you in advance as it may be helpful in informing our conversation. Planning Policy Analysis Summary of Proposed Project. WCHS is considering the purchase of a 7.4-acre site located at 8200 SW Pfaffle Street currently owned by City Bible Church. Although the site takes its Project primary entrance from SW Pfaffle Street, the building, formerly a General Motors'(GM) training Management center, faces SW Pacific Highway' (SW Barbur Boulevard). The site lies to the east of Highway 217 with downtown Tigard further to the west just beyond the interchange. Group Facilitation Currently located in Lake Oswego, WCHS hopes to relocate to the subject site to accommodate an eventual student body of 400, which will require the renovation and expansion of the existing building plus additional site improvements for parking and athletic facilities (Figure 1). As a secondary use, WCHS intends to make the facility available for lease to a church that would use it on weekends when not needed for school functions. Currently the site is zoned Professional/Administrative Commercial (C-P) in which a church, the current use, is permitted by right but K-12 schools and colleges are not. As a result, the use of the site for the proposed high school is not feasible without some change to the text of Tigard's Development Code (Title 18) and/or map change on the city's Zoning Map. The realistic options for accomplishing this are presented below. Surrounding Uses. As noted above, the site is located on the south side of SW Pfaffle Street. Immediately to the left is a large multi-family apart ent complex zoned Medium High-Density Residential (R-25). To the east lie two office buildings both zoned C-P, the same designation as the WCHS site. All along the north side of SW Pfaffle Street is a well-established single- family neighborhood zoned Low-Density Residential (R-4.5). Beyond this to the east and west are other residential areas zoned Low-Density Residential (R-7) and Medium-Density Residential(R-12). Because of the topography to the south of SW Pfaffle Street, all of the buildings on sites described above sit upon the top of a knoll overlooking SW Pacific Highway. However, the proposed WCHS site's southern boundary extends all the way down to the right-of-way. To the west beyond the apartment complex is the Highway 217/Pacific Highway interchange that separates the site from downtown Tigard further to the west. The downtown area is zoned Mixed Use-Central Business District(MU-CBD). The north-bound exit ramp from Highway 217 comes up to east of the site, so that all of the intervening property across Pacific Highway from the site is part of the highway's right-of-way owned by the Oregon Department of 1020 SW Taylor Transportation and therefore, undeveloped. Further to the east of the site are a series of Suite 760 Portland,Oregon 97205 ' There is an entrance-only access road from SW Pacific Highway but the driveway apron now is closed Telephone and the sidewalk extended over it. The team's traffic engineer, Todd Mobley, indicates that the driveway �V CS 503.241.2423 access is likely lost and cannot be restored, with the possible exception of its use as an emergency fire f=acsimile access. 503.241.2721 Summary of Zoning Options for Proposed WCHS Site(11/4/10) 1 commercial uses including a gasoline station and highway-oriented strip malls. Virtually all of the property to the east and south of the site is zoned General Commercial(C-G), in which schools are not permitted. A zoning map that illustrates this mix of zoning districts is contained in Figure 2. Zoning Options. Based on a preliminary analysis of the Tigard Development Code, there are at least three options for modifying the zoning on the site to make it suitable for a high school: • Request a Type IV Legislative Text Amendment that would add "[K-121 schools" to the list of uses permitted outright or conditionally in the underlying C-P zone. Although the designation as an outright use is preferable, it is likely that the city would only approve a school as a conditional use, as schools are conditional uses in all other residential and commercial zones. The sole exception where schools are allowed by right is the Mixed Use— Central Business District(MU- CBD), which is probably not a feasible option in this case because the site lies some distance from the eastern edge of downtown and is separated by Highway 217. As noted above, churches are allowed by right in the C-P zone2. • Request a Type III-PC Quasi-Judicial Comprehensive Plan/Zone Change from C-P to one of four mixed-use zones including the Mixe -Use Employment 1 and 2 (MUE-1/MUE-2) and Mixed-Use Residential 1 and 2 (M /MI02) zones where schools are permitted conditionally. Since there is no property immediately adjacent to the site in any one of these four do<<c� zones, city guidance would be required to identify the "best fit"for the site. However, the most 01,-- likely of these is one of the two MUR zones since the site has medium high-density housing to fi)- i4 the west(R-25) and low-density housing to the north (R-4.5). Churches are permitted by right in = '"�' the MUE zones but as conditional uses in the MUR zones. If one of the MUR zones is selected, then WCHS would have to do a dual conditional use application for both the school and church. ) y� • Request a Type Ill-PC Quasi-Judicial Comprehensive Plan/Zone Change from C-P to Medium High-Density Residential (R-25) where schools are allowed, as conditional uses as this is the zoning of the apartment complex to the west. However •:_ •uld also trigger the need for a concurrent Type IV Text Amendment to eliminate F•otnote 13 which limits schools to `public )11'di?-- school sites". Churches are conditional uses in t - R-25. :imilar to the MUR zone, WCHS would have to do a dual conditional use application for e high school and church if this were the selected option. Process. Both Text Amendments, i.e., alterations of the text of the city's development code, and Comprehensive Plan/Zone Changes, i.e., alteration of the city's zoning map, require a recommendation by the Tigard Planning Commission and ultimate approval by the Tigard City/ Council. Thus, there is no difference in the amount of time that would be required. Discussion. The merits of each option are discussed in further detail below. Text Amendment to the C-P Zone. The biggest hurdle for a Text Amendment is that it changes the rules for the whole class of properties within the zone category, in this case, schools would be allowed by right or conditionally on P-C sites. However, there are several mediating considerations: • The proposed request is straight-forward, i.e., add a use, "schools", to the use list either as a permitted or conditional use. • The application narrative is less rigorous and there are no explicit approval standards, unlike the Y rigorous criteria for a Comprehensive Plan/Zone Change request, which is discussed below. It would be necessary to document why such a change is necessary when schools are permitted conditionally in so many other zones, so this would likely require an alternatives analysis that describes all the other sites of 7.4 acres or larger that were considered and found unsuitable. 2 In all cases, a concurrent or subsequent Type II Site Development Review application also would be required. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 2 • The request could trigger a traffic study specific to the high school at the maximum size proposed or, more likely; this will be a requirement of the later Conditional Use and/or Site Development Review applications. As will be noted below, there are significant traffic capacity constraints on SW Pacific Highway particularly at PM peak. As WCHS's afternoon peak occurs at approximately 3:00— 3:30 PM, it is the only intense use at this site that does not adversely affect the evening rush hour(see more discussion below). • Even if the city made schools a conditional use, the CU application would be less complicated because churches are already allowed by right. • As a class of land, C-P properties make up a relatively small amount of acreage of the city as a whole. TBG did a preliminary search of all ten clusters of C-P zoning. As illustrated in the table below, there are only about 57 acres in a city of 10.8 square miles. This is reduced to about 49 acres when the proposed WCHS site is deducted. The next largest P-C zoned site is 3.1 acres. There is no site within the 49 acres large enough to accommodate a typical elementary, middle or high school, which needs at least seven acres, given the need for outdoor play/sports areas and surface parking. This preliminary analysis does not include an analysis of vacant acreage or potential to assemble abutting lots into larger sites. A more detailed analysis of this type would be appropriate if this is the selected option. The bottom line is that a change in the text to add schools to the list of allowed/conditional uses would not have a practical impact on other C- P zoned properties. CLUSTER LOCATION MAP TOTAL LARGEST ACRES SITE* 1 SW Pfaffle Street/Highway 217 15 1 36CC 10.1 7.4** 2 SW Schools Ferry Road/SW North Dakota Street 1S 1 34BC 2.3 1.0 3 SW Hall Boulevard/SW Oak Street 1S 1 35AD 0.7 0.4 4 SW Greenburg Road/SW Lincoln Avenue 1S 1 35 DC 2.4 1.0 5 SW Hall Boulevard/Highway 217 1S 1 35DD 5.6 1.3 6 SW 72''Avenue/SW 1S 1 36AC 2.7 1.0 7 SW Pacific Highway/SW 71st Avenue 1S 1 36AD 0.8 0.8 8 SW 72ntl Avenue/SW Varns Street 2S 1 01DB 14.8 3.1 9 SW 72"°Avenue/SW Tech Center Drive 2S 1 01 DC 10.5 2.5 10 SW Sandburg Street/Highway 217 2S 1 01DD 6.8 2.6 TOTAL 56.7 ---- TOTAL LESS SUBJECT SITE(7.4 ACRES) 49.3 ---- Source: City of Tigard Zoning Map and Oregon Tax Maps. *Assumes each lot is in different ownership;no assumptions made about land assembly potential or vacancy. **Proposed WCHS site, Comprehensive Map/Zone Change to MU Zone. There are five exclusive commercial zones in the Tigard Development Code (Figure 3). Schools are not permitted in four of these — Neighborhood Commercial (C-N), Community Commercial (C-C), General Commercial (C-G) and Professional Commercial (C-P). Schools are permitted by right only in the MU-CBD zone, but as noted above, this zoning designation is not appropriate for this site because of its distance from downtown Tigard. This leaves four mixed-use (MU) zones3 that could be applied to the site where schools are permitted conditionally, including: • Mixed-Use Employment 1 and 2 (MUE-1/MUE-2), intended for a mix of offices, research and light manufacturing uses at moderate a d high densities, respectively. 3 There are three other MU zones that are district-specific including Mixed-Use Commercial (MUC), which applies to Washington Square and vicinity; Mixed-Use Commercial 1 (MUC-1), which applies to the Quarry District; and Mixed-Use Employment(MUE), which applies to the Tigard Triangle. The proposed WCHS site is 1 )' /Lio not located within?he boundanes ofany of f e>�is nc s. ) 4,14 el%ew gob- Summary of Zoning Options for Proposed WCHS Site(11/4/10) 3 • Mixed Use Residential 1 and 2 (MUR-1, MUR-2), which feature a mix of residential uses and �[ appropriate non-residential uses; these include "eating and drinking establishments", "sales- r' /n'"r oriented"and "personal service"retail and "office". The MUR-1 is designed to be a high-densit 2 _/So zone and the MUR-2 a medium-density residential zone, although it is not clear from th �?" �""'74' Y g rr development code what the respective maximum residential density is permitted in each zone.. 5�`+ J A Comprehensive Plan/Zone Change application is significantly more complex than a Text Amendment for the following reasons: • The application is somewhat more complicated and, thus, more expensive to prepare; the city 7 needs to provide the requirements at the Pre-Application Conference to determine the level of j O'5 complexity. An alternatives'analysis similar to that described above would likely be necessary. • Whereas there are not specific approval criteria for a Text Amendment, the approval criteria for this type of application are rigorous: Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. The third criterion related to a change, mistake or inconsistency presents a particularly difficult legal burden. • When a zone change is granted, the site can be used for any of the uses in the use list even if the intent is to use it for a specific use, such as in this case when a high school is proposed. This is based on the assumption that the high school could close or relocate and the site re- used or redeveloped. As a result, the applicant must undertake a traffic study that shows that ,(C 5 even the most intense permitted use will not exceed existing or planned roadway capacity; the latter is typically a 20-year planning horizon. As the team's traffic engineer, Mike Ard, will describe at the Pre-Application Con ference,_ther_e are significant exstinc�cap_ac ► s� es particularly during the PM peak in the west-bound lane of SW Pacifi wa c_Highy from the Fred Meyers Center to the east to downtown Tigard to the west. In both\M_Uones, there a wide range of commercial and light industrial uses that could generate traffic on this 7.4-acre site that would tax the existing and future roadway capacity significantly, posing a serious impediment to approval. • Because the predominant uses in the MUR zones are residential, this is considered "down- zonin "from the current C-P zone that also permits offices by right. From a traffic stand-point, M is preferable ecause medium-density housing does not generate as much traffic as the hig er-density M E 1. A case could be made fo either as there is medium high-density housing (R-25) to a west, which suggests an M(.E 1 dessgnation, but low-density housing (R- 4.5) to the north, which supports the medium-density M&E}2 zone as mediating the difference between the two existing residential zones. However, The MUR zones also allow a limited number of non-residential uses including eating and drinking establishments, some types of retail uses and offices. The required traffic study of the "worse case" scenario would have to include a mix of these uses, particularly eating/drinking establishments, and, as result, might generate unacceptable existing or future traffic impacts. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 4 • In any of these mixed-use zones, should the worse-case traffic study result in unacceptable impacts, the city could consider conditioning the approval with a "trip cap" that would be sufficient to accommodate the proposed high school but not a more intense mix of uses, should 7-6"'` the site be reused or redeveloped at a later time. Comprehensive Map/Zone Change to R-25. Another option is to re-zone the site to R-25, the medium high-density zoning district to the west, making this a choice for "consistency" in zoning. , However, as noted above, although schools are allowed conditionally in all of Tigard's residential 5 ,z . Thus,zones, Footnote 13 to Table 18.510.1 limits these to "public school sites" Th A Text Amendment ` ��'3+ P c o. , 2,t)-to remove the footnote would be required in addition to a Comprehensive Plan/Zone Change. Nay• )� 7bFM1J'� This option has the same considerations as the zone change to one of the MUR zones, complicated ,. by having to argue that limiting use to public schools is discriminatory, that is, a 400-student high school has the same impacts whether publicly- or privately-operated. The application would be more complicated than a Text Amendment; a legal demonstration of change, mistake or inconsistency would be required; and a traffic study for the most intense permitted use undertaken. Since R-25 is a medium high-density residential zone, a traffic study of the site assuming maximum residential build-out could create existing or future capacity problems on the nearby street system at the AM and/or PM peaks. Again, one solution would be placing a trip cap on the site as a condition of approval of the zone change that would be adequate to accommodate the proposed high school but not more intense residential development should the site change use at a later time. Recommendation. Based on the foregoing analysis, TBG recommends that WCHS advocate for a Type IV Text Amendment within the existing C-P zone, as this is the most straight-forward approach and least likely to engender problems related to traffic capacity of the surrounding street system It would be preferable to allow schools as an outright permitted use, as are churches in this zone, but the city may wish to apply conditional use status since for other residential and commercial zones, schools are conditional uses. If a Text Amendment is not an acceptable option to the city, then the second choice is a Type III-PC Comprehensive Plan/Zone Change from C-P to MUE-2, as this zone presents the fewest possible complications and legal burden. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 5 _I ( PTe SW„ROAVE O� y/' . ,.. ___, Pzez ( e It//x w 0 y /rd 0 /0 4 i . 0” iw 1 , ;' \ f ;- L - zzz z i//7 iii/" �.� / _ / 3 L /�� i / NEW WESTSIDE CHRISTIAN HIGH SCHOOL j ¢ro j I anmenu,o .ors. / / . / /, // / i SW i o.'°�".�..o7rr...,. // /�/� /i ^ BZNO AVE v E T l ___ __JO 40 4 �.. 6 _ -drt = SW 8 78T AVE PRELIMINARY SITE PLAN O NEW WESTSIDE CHRISTIAN HIGH SCHOOL phase!planning��84 date!amber 26,tom „,, , WESTSIDE CHRISTIAN HIGH SCHOOL project at 100054 PACIFIC HIGHWAY 99W&HWY 217 TIGARD,OR — nu il di wiTini. MIMI= i NI roil �,grevarapeommisse ■ PP : 1 h ill �a•s, E% III 1.111111. �. In WPM _ = - - 'Ns Tim mil INN AIM in= ! _ _liLuil,5111 . AhJII1IiJ Now I.. iesi.,_ in' l'il . En MII_ ..,. oil [ " Pr"IIIP) 401 r' tett --- ip do di 01 35 36 11/4 _ 02 01 C PD t ) November ®9! 2010 2010 S M T W T F S December 2010 S M T W T F 5 1 2 3 4 5 6 1 2 3 4 Tuesday 14 15 16 177 18 19 20 12 13 14 15 16 177 18 21 22 23 24 25 26 27 19 20 21 22 23 24 25 28 29 30 26 27 28 29 30 31 9 Tuesday Notes 7 am 8 00 9 00 Pre-App Westside Christian Church Andy Sears 8200 SW Pfaffle St 503-998-3424 CR#3 10 00 1100 12 Pm 1 00 2 00 3-66 4 00 5 00 6 00 -Pre-Apps_CD_Meetings 1 10/26/2010 3:20 PM RECEIVED OCT 2 6 2010 City of Tigard CITY OF TIGARD PLAN,!'!"'..: /ENGINEERING rIrrAn Pre-Application Conference Request GENERAL INFORMATION FOR STAFF USE ONLY Applicant: Westside Christian High School Case No.: P tc- 0(D�yr-000c)C` Address: 4565 Carman Drive Phone: 503-697-4717 x225 Receipt No.: /o 6 I O City: Lake Oswego Zip: 97140 Application Accepted BT S Tn�' Date: C40lt((�/O �yJ Contact Person: Andy Sears, PrinCipaahone:503-998-3424 DATE OF PRE-APP.: if/-I ( '0 Property Owner/Deed Holder(s): TIME OF PRE APP.. T`� City Bible Church PRE-APP.HELD WITH: Rev.7/1/10 Address: 9200 NE Fremont St. Phone: 503-257-2215 c\nvpin\masters\land use applications\Pre-App Request App.doc City: Portland Zip:97220 Property Address/Location(s): 8200 SW Pfaffle Street REOUIRED SUBMITTAL ELEMENTS (Note: applications will psi be accepted without the required submittal elements) Tax Map&Tax Lot#(s): 1 s136cc; Tax Lot 100 Q Pre-Application Conti Request Fob Lorin 6 COKES EACH OF THE Ftu.t.OWING; g C—p (S Brief Description of the Proposal and any Site Size: 7.44 acres site-specific questions/issues that you would like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION Site Plan. The site plan must show the proposed lots and/or building layouts drawn All of the information identified on this form are required to be submitted by to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one (1) subject property in relation to the nearest week prior to officially scheduling a •re-ap$lication conference date/time to streets;and the locations of driveways on the allow staff ample time to prepare for the meeting. subject property and across the street. A pre-application conference can usually be scheduled within 1-2 weeks of the [g Vicinity Map. Planning Division's receipt of the request for either Tuesday or "Thursday ® The Proposed Uses. mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:. _AM. ® Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ig Filing Fee$599.00 PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-FRIDAY. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97293 503-718-2421 I www.tigard-or.gov I Page 1 of 1 REQUEST FOR PRE-APPLICATION CONFERENCE FOR WESTSIDE CHRISTIAN HIGH SCHOOL(WCHS) AT 8200 SW PFAFFLE STREET Westside Christian High School (WCHS) is considering the purchase of a 7.4-acre site located at 8200 SW Pfaffle Street currently owned by City Bible Church. Although the site takes its primary entrance from SW Pfaftle Street, the building, formerly a GM parts center, faces and has entrance-only access from SW 7 Barbur Boulevard. The site lies on the north side of SW Barbur Boulevard to the east of Highway 217; downtown Tigard lies just to the west of the interchange. Currently located in Lake Oswego, WCHS hopes to relocate to the subject site to accommodate an eventual student body of 400, which will require the renovation and expansion of the existing facility plus additional site improvements for parking and athletic facilities (see attached figure). As a secondary use, WCHS intends to make the facility available for lease to a church that would use it on weekends when not needed for school functions. Currently the site is zoned Professional/Administrative Commercial (C-P) in which a church, the current use, is permitted by right but K-12 schools and colleges are not. Based on a preliminary analysis of the Tigard Development Code undertaken by WCHS'land use consultant, The Bookin Group LLC, there are at least three options for modifying the zoning on the site to make it suitable for a high school: • Type IV Legislative Text Amendment that would add "1K-121 schools" to the list of uses permitted outright or conditionally in the underlying C-P zone. As noted above, churches are allowed by right in the C-P zone. • Type Ill-PC Quasi-Judicial zone change from C-P to one of five mixed-use employment (MUE), commercial(MUC) or residential(MUR) zones where schools are permitted conditionally. Since there is no property immediately adjacent to the site in any one of these five zones, city guidance would be required to identify the "best fit"for the site. Churches are permitted by right in the MUC and MUE zones but as conditional uses in the MUR zone. • Request a Type Ill-PC Quasi-Judicial zone change from C-P to High-Density Residential (R-25) where schools are allowed, as conditional uses as this is the zoning of apartment complex to the west. However, this would also trigger the need for a concurrent Type IV Text Amendment to eliminate Footnote 13, which limits schools to `public school sites" Churches are conditional uses in the R-25. Thus, if this is the selected option, WCHS would have to do a dual conditional use application for the high school and church. The applicant would like to use the pre-application conference to explore the most feasible option for proceeding in this matter. Assuming there is a reasonable path to addressing the zoning issue, the applicant also would like to discuss issues related to subsequent land use entitlements including conditional use and site development review applications. e) 8200 Southwest Pfaff le Areet,Tigard,OR-Goo'- Maps http://maps.google.cr laps?f=q&souree—sq8chl--en&geocode=8q=82... Print Google m a p s Address 8200 SW Pfaffle St Notes Tigard, OR 97223 -r-i -----7W- --—7 cl !il SW OakSt SW Oak St S1A :-.-4. i – I '1 1 i CS < . a- I --, * CD SW Flee St 1 SW Pine Elt I SW F — .414 ' -X - 1 41 W I I 1 _ P.' •tiorn sW Spruce ) :"_--3*.Spniatt St ' _ ' - stA,...Lute Ct '-' - 1 SVV Steve SI :I ;IS:Tit"St co i a * .. s______ - — la II 1 I CA 2 .g. . . * a x c• co g .--,- < . , ..- a SW.Pfafile , , 1 7 Prateel let- _..".„..", ',, . , r■•'Tigard 134:11M #0,0.1141606 Stab Hana vi \\-. - 7"r 70,GYInn 1 / Standard TV \ . &Applian: ,,Costco,41, ki:r 4:l3.1lNINII*;:L—*---al. .._., ...... . i 1 *It 1 , .111 . ' I A Babies R Us -"As I (r) v\41.4 k; X. All tit:t la 1 '1 9 Banfieli co 544 1 -Co 0-9-4 122010 Google- data 02010 Google- 1 of 1 10/26/2010 1:35 PM I J—� —__—_ - ----- ----------------- --- TOPOGRAPHIC SURVEY '� MONUMENT _HELD AS CENFERUNF-'SW. PFAM.E ST.,2y`' CITY BIBLE CHURCH IA--�- --- - - - ----- - - (/ _ _ , : • TED IN THE SW 1/4 OF THE SW 1/4 O'SECTION n -- --= -�v. .�•- 8� TOWNSHIP 1 SOUTH,RANGE 1 WEST, W.M., n - -__ 6•• _ _- _� 795 E '- - w• IN THE CITY OF 71CARDTE COUNTY OF WASHINGTON. DRAaACE pTQi ID"LC vvc - '-� �� U u ALIT 1103, EL a I AND STATE OF OREGON II �y MONUMENT BOX.HELD- SET BRASS w/I I/T ® ® e ® C_'1 �-Y ® ® eE.-nN.�Yg % \ __—___ .ALLY 11, 2005 aESNER E1 OIDEL==YRIT' G G ,I'®--�_�,'`3 G e 1 �, -Q' • j _ i FD 1•IP.HC1D LufE a CONLNCIE smtWALX FENCE ENDS 52]71 t,a9' , ▪ 5 1322'47 E,D,'4' PREPARED FOR ® ALSO ro s/6'ur w STORM AREA GRAIN • ®,Q - ® l '7 - -" ■. W.B.xnts a ASSOCIATES" FOUNDATION REAL ESTATE DEVELOPMENT 7�IIEY=T7f.X1' ®�-D- ® e ago ®1 ® / ® ® S _ S 6T3A'AO"E.D.J7' I 1000 SW BROADWAY, SUITE 960 PORTLAND, BASIS OF BEARINGS B(N)-220.-2196] ® ® 8 ® ® 1 ® ® __.---6-, ® oR 9nTE LEN 17063' e _ `-., • 58929'57"E ALONG THE MONUMENTED '" ee _ '' CENTERLINE OF PFAFFLE STREET PER ® EI ®�.®- ®--®1 G ®'® I i _230'\ SURVEY NUMBER 25,446 -_-G--� - ® ® ® ® ® "-7----, i' ,; _____ �.\��! UTILITY LEGEND \® ® ® p 2��' 1?, ®___ "_-_ / ' ```` 6• SANITARY.SEw£R MANHOLE � `` f_+��'C} i® ti7_ _ __i J 1 1 I ,` N CPO uc 0 STORM DRAINAGE MANHOLE VERTICAL CONTROL ev`e`r--® - ®"_V- "- •-' i, \\_ Q 700 ao7ac STORM DRAINAGE AREA DRAIN 07Y OF TIGARD BENCH MARK NO.267,A �' e ® ® ® =Q-=Y __ _ _i"�/ �%/ 235- �.. �, CLEAN OUT FOUND 2°BRASS DISK IN THE CURB ALONG ® _- It THE NORTHERLY Rp/OF WAFFLE STREET -'-®__1. -I - ' .¢--__ -- -^�- = i //// I I FO, POWER POLE STAMPED CITY OF TIGARD' e _ — 1 �� • i '� EIEVA TIONe223.16'(NGYD 29) `�I` - - '-T- -'/ Jr ��•, \\ ■ 4 GUY WIRE '' 230--~ 1 / \ � tPVORE7E uD5s{~� _ ,' i i �` 1 >7- STREET LIGHT _1 . - �1tENL'RC1E LID �., i ,▪ '■ FD 5/8"IR W/TPC ! GROUND LIGHT � ` '- -I% ' % �/ I `1 II, °G e L R5 1989" f ..------ "+_..- �/ / 'j \1� �I '\ N 767-13-E.an' ® ELECTRIC TRANSFORMER - / , dam, ',,,\ 71 ELECTRIC BOX AT GROUND SURFACE ANI7REws _ ,.�' _-23°r 1 %-'' /...--. % \�\`\\\\ ,c_I MANAGEMENT I.ID -� _ --- -- - ,/ \,\', SIGNAL BOX DOG N0. , ' _I ` _._ - "-- — _ '�! J �`\,`,, / --------- =/ _ --1-------- / \1 1`s\ 0 POWER JUNCTION BOX �' '''' i 1`�\'\ \,\ o BOLLARD i;' r' j CITY eLBLE CHUROM.J \ ! \`•'‘N\\ g� I �- I 2oD4-096328 /- 's,`,\\\, NATURAL GAS VALVE // �, X525 ACRES. p MAIL eox Fes' \, \' STANDARD SIGN - r _ __�'��- / i \ • r, lu �� OVERSIZED SIGN ?S-•• •• I ` '�/ -\`\- ' W \�` :\ `\ A FIRE DEPARTMENT CONNECTION . I I / / • / • ',\t awrcq 1'\ 04 WATER VALVE c ,-- __ 1 0Anwon ----- ----- Y'.I,�4Q ao _ ,,fig \ I ES WATER PIPE T I - ' ' / /'P •^_ \ \ A10NA671A11 FARMS• { t ' _-- �0 • / •4 aG ® DECIDUOUS TREE n --7:2--•'--- \ 1 \ \'o O, DOG.Na <, i cm... 6,N. l0 95017368 .. CONIFEROUS TREE °/ 1'r O\O / f _▪ `\ •y`.` �1, © TELEPHONE PEDESTAL F I Ac 1.....1‘C2) o_ , $1\` r11 "` _ -°-O- UNDERGROUND STORM DRAIN LINE IA r 'J 1`\ / - `\\ \\ 3 :°- ~> ■ _^P"� 11 M•.\I® -°-°- UNDERGROUND SANITARY SEWER LINE . ( \ �A� •^ \� \I /� ''•' �Q m • � - ,\I I j 1 ---- UNDERGROUND COMMUNICATION LINE •\' �\ II, �TM eAer _ I 1 \ 'I -••-•.-- UNDERGROUND WATER LINE 1 is Ara NMC '- ``▪\ ', li `\\ ,\\ ;\\ ✓Nlrr }a6/ p� ��. Ac I�III It, UNDERGROUND NATURAL GAS LINE I l J \, s_m-� c ,�_A NOTE: UNDERGROUND UAL TIES _-`' - O-T-' \,1 ARE APPROXIMATE, SHOWN ON \, 11 I { It____:-.„. 11�\I' �\ THE BASIS OF SURFACE At At DR: \■ / 1 \\��\ STRUCTURES, AS-BUILT MAPPING, YANADL'pl11NroT lTD \\ ,,1 CITY BIBLE CHURCH _ _ �, y FD 5 IR N 95765 u3 t , �i��,<,. �' AND UTILITY LOCATES BY- BRICK BUILDING 1 \ ,\ .� 'wB.WIILS a ASSOCIATES" OTHERS , �\ I 1 ` N 76:7YIY G 0.10' F.F. ELEV.-242.5! 1 I \ ■ \ ■ TOP ROOF ELEV.-268.0! 1 10 - i mr 6Aw .A• BOUNDARY LEGEND \\`•\ ;7 - 1 FOOTPRINT AREA-36.800 SF V•T'1 ! I mro"'rOLac \11 , \ \ I ,\ I I , • DENOTES FOUND MONUMENT ,� L - li 'I, N • AS NOTED \ �I s -- ,`1 11 '�..�/ry `J pHEVROI LISA. W/YPC DENOTES°WITH YELLOW \�\'\,1 /: / I 1 000 MO PLASTIC CAP' 4 \ - , / nSn sax _ ,., �\ ,'i 90an7B6 _ IR DENOTES'IRON ROD° \1\\ 7.. ar.ir I T 8$ i' P DENOTES"IRON PIPE' •611 T /;_ - ,---1/ I1 •®-' IB DENOTES'IRON BAR' \,,,,,1\ , / -7,,--1" / FD 1.18 NOD t\k,�\ \ / \ }\ 1.'- °� F\ti ry \"� ALSO FD 5/8"IR N/!PC ' ' 'I 1 I ■ /1 t� I - ' "WA x0.15 a ASSOCIATES' �1 FD DENOTES'FOUND' 5 �9}Y1y/// // .6'2, / ~� .�- ' \; NOTE: FOUND CORNERS ARE I FD 1 1 16.HELD ,1 y Ac / T N ,01:111000‘6 A �i® J \, /'' FLUSH 64TH GROUND SURFACE !; _-___ / yyv /' �� UNLESS 07HER1WSE NOTED. ro 3/4"LO.IP,NELO '• 1 (j1 0 ALSO FD 5/811,9 MO ff 1 �/ \ ��+T.��A r' .•'1-.--'� '' - ' / , I I OC . %/ CAP)S 1985 020.0.40' y'1 ' , ._—. s/" _ = l it,- FENfI rNDS 5207A'W,a9'�+; \ y i _ c, -- l %/ f . K11, 1Ii ,(a°''� -0,- /'' \' TP/REPIRILD Se \`ire /f� QQ I I).'\\ // ____- --"$ �%/�; l i• ../ / DEVELOPMENT•�-(r 1 1��\r\r 4—'I IJ �` •rb \ .4, .� / 7107 NE 20TH Avenue J� ` n `T 4m°,WA 519 - -4%t I 4,\ 1 \—.__—___1_— 'V (O/WNQ . • •� 9, ]609M.I519 `15. 1 , 7 wn / . ,1 0 - y 9 \l Fax 8.14.5498 '�� 1 i , r / ' I OW a5 wP. REGISTERED 9� �A 1 F I i t / /I , �,'/"1'1\7 / PROFESSIONAL MI MI • ;*�, % SP s ' I J. 121.05 / / • ND R Vi'/ i / /i 17'. ✓ \r • r_ _LY 11,T.,, ,' // % /'; ° �ci/ f$] 0 .r A.HALCUMB ' /' , P / P(� / 58928 LS OF FD I I/2.18/ '/I/ - I/ I�r 5.44.P Fy EIIPWAIp! ae/JO/07 ' wN CIA'.NE1D / �"/ //�i .7j I • . . . • , SW 83RD AVE Oaf x\ PROPERIll — - EXISTING LANDSCAPE BUFFER • TREE �n� J -! N \` // PAVING , PARKING / / 7 . I/raw/\ /9/7/ a-A _ / %�,� I ,�� TENNLS COURR IM j/ I \ PARKING I I / / 1 �__ I / I • / / \ DROP-OFF DROP-0FF / // / / \ACTIVEIRS \ENTRANCE SIOElNAl15 ENTMNCE FADS.* / — I // / GYMNASNM PDDRION \1 I PLANTED AREA I / ll I 4 Roil Q. n I / / IL ONE STORY M r7 I // j NEW WESTSIDE CHRISTIAN HIGH SCHOOL , ADDITION"/ I , L- j A SEATING / 1/ r EXISTING BUILDING SDCCEP / / ONE TORY FIEMODEL FOR T°N�SROOMS. r / ONE STORY maw • / GATE I ADDITION COMMONS 4 / 1 swPOm AnRE�rs �1 j jA ` / ; FITNESS ROOM / 47 / Low,,,Im 4 \\ I/ I /%/ / �� / S l / / % sdE % W 82ND qVE 1 / FI)rMRE Nn FAT ,/ � • I wITORNN 1 wPPP9'f u9EA5 ENTRANCE I PLANTED UIEA / \ I / I , SERVICE cC/y��SIDEWALK CPOTRNAN / • I TREES / ` _S Rorf / EXIST. 1 ALLESS 111 ``I PARNIrvG PA�ESIBLE I / \DRIVE / I / LAO I� II - ' y \ i O �0� �0�� 0 UN EWAY 7j7 &DEWAUt j U 1 PARKING DRIVEWAY\ 6 U ' / a — — — — — _ — — — — PROPERTY LNE / SW81STAVE PRELIMINARY SITE PLAN O D U L L O L S O WE E K E S a rrhrres Inc. 931 SW STARK STREET ORTLAND,OREGON 9120 5 I-503 225 5950 1 503 215 9192 nww a.nu.on NEW WESTSIDE CHRISTIAN HIGH SCHOOL 217 , WESTSIDE CHRISTIAN HIGH SCHOOL TIGARD,OR I w 0 10 20 w Bo so phase 1 planning date october2 26,2010 project# 109054 01 4 1 MEMORANDUM DATE: November 4, 2010 TO: Gary Pagenstecher, Associate Planner THE City of Tigard Planning Department BOOKIN FROM: Beverly Bookin and Rebecca Woods, Consulting Planners GROUP LLC SUBJECT. ZONING OPTIONS FOR WCHS AT 8200 SW PFAFFLE STREET Introduction. In preparation for the Pre-Application Conference for Westside Christian High School (WCHS), The Bookin Group LLC (TBG) undertook a zoning analysis for the high Land Use& school's proposed site at 8200 SW Pfaffle Street. The applicant has asked TBG to share this Institutional information with you in advance as it may be helpful in informing our conversation. Planning Policy Analysis Summary off Proposed Project. WCHS is considering the purchase of a 7.4-acre site located at 8200 SW Pfaffle Street currently owned by City Bible Church. Although the site takes its Project primary entrance from SW Pfaffle Street, the building, formerly a General Motors'(GM) training Management center, faces SW Pacific Highway' (SW Barbur Boulevard). The site lies to the east of Group Highway 217 with downtown Tigard further to the west just beyond the interchange. Facilitation Currently located in Lake Oswego, WCHS hopes to relocate to the subject site to accommodate an eventual student body of 400, which will require the renovation and expansion of the existing building plus additional site improvements for parking and athletic • facilities (Figure 1). As a secondary use, WCHS intends to make the facility available for lease to a church that would use it on weekends when not needed for school functions. Currently the site is zoned Professional/Administrative Commercial (C-P) in which a church, the current use, is permitted by right but K-12 schools and colleges are not. As a result, the use of the site for the proposed high school is not feasible without some change to the text of Tigard's Development Code (Title 18) and/or map change on the city's Zoning Map. The realistic options for accomplishing this are presented below. Surrounding Uses. As noted above, the site is located on the south side of SW Pfaffle Street. Immediately to the left is a large multi-family apartment complex zoned Medium High-Density Residential (R-25). To the east lie two office buildings both zoned C-P, the same designation as the WCHS site. All along the north side of SW Pfaffle Street is a well-established single- family neighborhood zoned Low-Density Residential (R-4.5). Beyond this to the east and west are other residential areas zoned Low-Density Residential (R-7) and Medium-Density Residential(R-12). Because of the topography to the south of SW Pfaffle Street, all of the buildings on sites described above sit upon the top of a knoll overlooking SW Pacific Highway. However, the proposed WCHS site's southern boundary extends all the way down to the right-of-way. To the west beyond the apartment complex is the Highway 217/Pacific Highway interchange that separates the site from downtown Tigard further to the west. The downtown area is zoned Mixed Use-Central Business District(MU-CBD). The north-bound exit ramp from Highway 217 comes up to east of the site, so that all of the intervening property across Pacific Highway from the site is part of the highway's right-of-way owned by the Oregon Department of 1020 SW Taylor Transportation and, therefore, undeveloped. Further to the east of the site are a series of Suite 760 Portland.Oregon 97205 ' There is an entrance-only access road from SW Pacific Highway but the driveway apron now is closed Telephone and the sidewalk extended over it. The team's traffic engineer, Todd Mobley, indicates that the driveway 503.241.2423 access is likely lost and cannot be restored, with the possible exception of its use as an emergency fire Facsimile access. 503.241.2721 Summary of Zoning Options for Proposed WCHS Site(11/4/10) 1 i commercial uses including a gasoline station and highway-oriented strip malls. Virtually all of the property to the east and south of the site is zoned General Commercial (C-G), in which schools are not permitted. A zoning map that illustrates this mix of zoning districts is contained in Figure 2. Zoning Options. Based on a preliminary analysis of the Tigard Development Code, there are at least three options for modifying the zoning on the site to make it suitable for a high school: • Request a Type IV Legislative Text Amendment that would add '[K-12] schools" to the list of uses permitted outright or conditionally in the underlying C-P zone. Although the designation as an outright use is preferable, it is likely that the city would only approve a school as a conditional use, as schools are conditional uses in all other residential and commercial zones. The sole exception where schools are allowed by right is the Mixed Use— Central Business District(MU- CBD), which is probably not a feasible option in this case because the site lies some distance from the eastern edge of downtown and is separated by Highway 217. As noted above, churches are allowed by right in the C-P zone2. • Request a Type Ill-PC Quasi-Judicial Comprehensive Plan/Zone Change from C-P to one of four mixed-use zones including the Mixed-Use Employment 1 and 2 (MUE-1/MUE-2) and Mixed-Use Residential 1 and 2 (MUE-1/MUE-2) zones where schools are permitted conditionally. Since there is no property immediately adjacent to the site in any one of these four zones, city guidance would be required to identify the "best fit"for the site. However, the most likely of these is one of the two MUR zones since the site has medium high-density housing to the west(R-25) and low-density housing to the north (R-4.5). Churches are permitted by right in the MUE zones but as conditional uses in the MUR zones. If one of the MUR zones is selected, then WCHS would have to do a dual conditional use application for both the school and church. • Request a Type Ill-PC Quasi-Judicial Comprehensive Plan/Zone Change from C-P to Medium High-Density Residential (R-25) where schools are allowed, as conditional uses as this is the zoning of the apartment complex to the west. However, this would also trigger the need for a concurrent Type IV Text Amendment to eliminate Footnote 13, which limits schools to `public school sites". Churches are conditional uses in the R-25. Similar to the MUR zone, WCHS would have to do a dual conditional use application for the high school and church if this were the selected option. Process. Both Text Amendments, i.e., alterations of the text of the city's development code, and Comprehensive Plan/Zone Changes, i.e., alteration of the city's zoning map, require a recommendation by the Tigard Planning Commission and ultimate approval by the Tigard City Council. Thus, there is no difference in the amount of time that would be required. Discussion. The merits of each option are discussed in further detail below. Text Amendment to the C-P Zone. The biggest hurdle for a Text Amendment is that it changes the rules for the whole class of properties within the zone category, in this case, schools would be allowed by right or conditionally on all P-C sites. However, there are several mediating considerations: • The proposed request is straight-forward, i.e., add a use, "schools", to the use list either as a permitted or conditional use. • The application narrative is less rigorous and there are no explicit approval standards, unlike the rigorous criteria for a Comprehensive Plan/Zone Change request, which is discussed below. It would be necessary to document why such a change is necessary when schools are permitted conditionally in so many other zones, so this would likely require an alternatives analysis that describes all the other sites of 7.4 acres or larger that were considered and found unsuitable. 2 In all cases, a concurrent or subsequent Type II Site Development Review application also would be required. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 2 w • The request could trigger a traffic study specific to the high school at the maximum size proposed or, more likely; this will be a requirement of the later Conditional Use and/or Site Development Review applications. As will be noted below, there are significant traffic capacity constraints on SW Pacific Highway particularly at PM peak. As WCHS's afternoon peak occurs at approximately 3:00— 3:30 PM, it is the only intense use at this site that does not adversely affect the evening rush hour(see more discussion below). • Even if the city made schools a conditional use, the CU application would be less complicated because churches are already allowed by right. • As a class of land, C-P properties make up a relatively small amount of acreage of the city as a whole. TBG did a preliminary search of all ten clusters of C-P zoning. As illustrated in the table below, there are only about 57 acres in a city of 10.8 square miles. This is reduced to about 49 acres when the proposed WCHS site is deducted. The next largest P-C zoned site is 3.1 acres. There is no site within the 49 acres large enough to accommodate a typical elementary, middle or high school, which needs at least seven acres, given the need for outdoor play/sports areas and surface parking. This preliminary analysis does not include an analysis of vacant acreage or potential to assemble abutting lots into larger sites. A more detailed analysis of this type would be appropriate if this is the selected option. The bottom line is that a change in the text to add schools to the list of allowed/conditional uses would not have a practical impact on other C- P zoned properties. CLUSTER LOCATION MAP TOTAL LARGEST ACRES SITE* 1 SW Pfaffle Street/Highway 217 1S 1 36CC 10.1 7.4** 2 SW Schools Ferry Road/SW North Dakota Street 1S 1 34BC 2.3 1.0 3 SW Hall Boulevard/SW Oak Street 1S 1 35AD 0.7 0.4 4 SW Greenburg Road/SW Lincoln Avenue 1S 1 35 DC 2.4 1.0 5 SW Hall Boulevard/Highway 217 1S 1 35DD 5.6 1.3 6 SW 72"6 Avenue/SW 1S 1 36AC 2.7 1.0 7 SW Pacific Highway/SW 718'Avenue 15 1 36AD 0.8 0.8 8 SW 72nd Avenue/SW Varns Street 2S 1 01 DB 14.8 3.1 9 SW 72"a Avenue/SW Tech Center Drive 2S 1 01 DC 10.5 2.5 10 SW Sandburg Street/Highway 217 2S 1 01 DD 6.8 2.6 TOTAL 56.7 ---- TOTAL LESS SUBJECT SITE(7.4 ACRES) 49.3 ---- Source: City of Tigard Zoning Map and Oregon Tax Maps. *Assumes each lot is in different ownership;no assumptions made about land assembly potential or vacancy. **Proposed WCHS site, Comprehensive Map/Zone Change to MU Zone. There are five exclusive commercial zones in the Tigard Development Code (Figure 3). Schools are not permitted in four of these — Neighborhood Commercial (C-N), Community Commercial (C-C), General Commercial (C-G) and Professional Commercial (C-P). Schools are permitted by right only in the MU-CBD zone, but as noted above, this zoning designation is not appropriate for this site because of its distance from downtown Tigard. This leaves four mixed-use (MU) zones3 that could be applied to the site where schools are permitted conditionally, including: • Mixed-Use Employment 1 and 2 (MUE-1/MUE-2), intended for a mix of offices, research and light manufacturing uses at moderate and high densities, respectively. 3 There are three other MU zones that are district-specific including Mixed-Use Commercial (MUC), which applies to Washington Square and vicinity; Mixed-Use Commercial 1 (MUC-1), which applies to the Quarry District; and Mixed-Use Employment(MUE), which applies to the Tigard Triangle. The proposed WCHS site is not located within the boundaries of any of these districts. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 3 I • Mixed Use Residential 1 and 2 (MUR-1, MUR-2), which feature a mix of residential uses and appropriate non-residential uses; these include "eating and drinking establishments", "sales- oriented"and `personal service"retail and "office". The MUR-1 is designed to be a high-density zone and the MUR-2 a medium-density residential zone, although it is not clear from the development code what the respective maximum residential density is permitted in each zone.. A Comprehensive Plan/Zone Change application is significantly more complex than a Text Amendment for the following reasons: • The application is somewhat more complicated and, thus, more expensive to prepare; the city needs to provide the requirements at the Pre-Application Conference to determine the level of complexity. An alternatives'analysis similar to that described above would likely be necessary. • Whereas there are not specific approval criteria for a Text Amendment, the approval criteria for this type of application are rigorous: Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. The third criterion related to a change, mistake or inconsistency presents a particularly difficult legal burden. • When a zone change is granted, the site can be used for any of the uses in the use list even if the intent is to use it for a specific use, such as in this case when a high school is proposed. This is based on the assumption that the high school could close or relocate and the site re- used or redeveloped. As a result, the applicant must undertake a traffic study that shows that even the most intense permitted use will not exceed existing or planned roadway capacity; the latter is typically a 20-year planning horizon. As the team's traffic engineer, Mike Ard, will describe at the Pre-Application Conference, there are significant existing capacity issues particularly during the PM peak in the west-bound lane of SW Pacific Highway from the Fred Meyers Center to the east to downtown Tigard to the west. In both MUE zones, there a wide range of commercial and light industrial uses that could generate traffic impacts on this 7.4-acre site that would tax the existing and future roadway capacity significantly, posing a serious impediment to approval. • Because the predominant uses in the MUR zones are residential, this is considered "down- zoning"from the current C-P zone that also permits offices by right. From a traffic stand-point, MUE 2 is preferable because medium-density housing does not generate as much traffic as the higher-density MUE-1. A case could be made for either as there is medium high-density housing (R-25) to the west, which suggests an MUE-1 designation, but low-density housing (R- 4.5) to the north, which supports the medium-density MUE-2 zone as mediating the difference between the two existing residential zones. However, the MUR zones also allow a limited number of non-residential uses including eating and drinking establishments, some types of retail uses and offices. The required traffic study of the "worse case" scenario would have to • include a mix of these uses, particularly eating/drinking establishments, and, as result, might generate unacceptable existing or future traffic impacts. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 4 Mw • • In any of these mixed-use zones, should the worse-case traffic study result in unacceptable impacts, the city could consider conditioning the approval with a "trip cap" that would be sufficient to accommodate the proposed high school but not a more intense mix of uses, should the site be reused or redeveloped at a later time. Comprehensive Map/Zone Change to R-25. Another option is to re-zone the site to R-25, the medium high-density zoning district to the west, making this a choice for "consistency" in zoning. However, as noted above, although schools are allowed conditionally in all of Tigard's residential zones, Footnote 13 to Table 18.510.1 limits these to `public school sites". Thus, A Text Amendment to remove the footnote would be required in addition to a Comprehensive Plan/Zone Change. This option has the same considerations as the zone change to one of the MUR zones, complicated by having to argue that limiting use to public schools is discriminatory, that is, a 400-student high school has the same impacts whether publicly- or privately-operated. The application would be more complicated than a Text Amendment; a legal demonstration of change, mistake or inconsistency would be required; and a traffic study for the most intense permitted use undertaken. Since R-25 is a medium high-density residential zone, a traffic study of the site assuming maximum residential build-out could create existing or future capacity problems on the nearby street system at the AM and/or PM peaks. Again, one solution would be placing a trip cap on the site as a condition of approval of the zone change that would be adequate to accommodate the proposed high school but not more intense residential development should the site change use at a later time. Recommendation. Based on the foregoing analysis, TBG recommends that WCHS advocate for a Type IV Text Amendment within the existing C-P zone, as this is the most straight-forward approach and least likely to engender problems related to traffic capacity of the surrounding street system It would be preferable to allow schools as an outright permitted use, as are churches in this zone, but the city may wish to apply conditional use status since for other residential and commercial zones, schools are conditional uses. If a Text Amendment is not an acceptable option to the city, then the second choice is a Type Ill-PC Comprehensive Plan/Zone Change from C-P to MUE-2, as this zone presents the fewest possible complications and legal burden. Summary of Zoning Options for Proposed WCHS Site(11/4/10) 5 I a r11 _:If CITY OF TIGARD RECEIPT 4 'n. ,,r 13125 SW Hall Blvd.,Tigard OR 97223 7 g ; 503.639.4171 TIGARD ,,_,,_:?.tip,,; Receipt Number: 180108 - 10/26/2010 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2010-00026- Pre-Application Conference 1003100-43116 $522.00 PRE2010-00026 Pre-Application Conference-LRP 1003100-43117 $77.00 Total: $599.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 2027 STREAT 10/26/2010 $599.00 Payor: Westside Christian,High School Total Payments: $599.00 Balance Due: $0.00 Page 1 of 1 •.` • i )1111111 0 1 1 1 , .. : . '' ,. . 4, 1111' . , .. : : . : '- ' �o '. LAND USE PROPOSAL :DESCRIPTION. 120 DAYS = NA FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2011-00001 ZONE CHANGE (ZON) 2011-00001 FILE TITLE: WESTSIDE CHRISTIAN HIGH SCHOOL APPLICANT: Andy Sears, Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 REQUEST: The applicant is requesting a Comprehensive Plan Map Amendment and Zoning Map Amendment to change the Comprehensive Plan Designations and Zoning Map Classifications for a single 7.44-acre lot from Professional/Administrative Commercial (C-P) to Mixed-Use Employment (MUE). The applicant proposes a zone change to accommodate a school use not permitted under the existing zoning. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north,Hwy. 217 on the west, and Pacific Hwy. on the south;Washington County Tax Assessor's Map 1S136CC,Tax Lot 100. ZONE: C-P: Professional/Administrative Commercial District. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities,religious institutions, medical centers, schools,utilities and transit-related park-and- ride lots, are permitted conditionally. Although it-is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. COMPREHENSIVE PLAN DESIGNATION: Professional/Administrative Commercial to Mixed-Use Employment. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390; Comprehensive Plan Goals: 1, Citizen Involvement; 2, Land Use Planning; 9, Economic Development; 10, Housing; 11, Public Facilities and Services; 12, Transportation; 13, Energy Conservation; Same Statewide Planning Goals; Oregon State Transportation Planning Rule (TPR); and the Metro Regional Transportation Plan (RTP). COMMENTS SENT: MARCH 22,2011 DUE: APRIL 5,2011 DALE DLCD NOTICE WAS SENT: MARCH 22,2011 — DECISION MAKING BODY BELOW: ❑ TYPE I ❑TYPE II El TYPE III ® TYPE IV PLANNING COMMISSION (MON.) DA 1'E OF HEARING: MAY 2,2011 TIME: 7:00 PM CITY COUNCIL TUES.) DALE OF HEARING: JUNE 14,2011 TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION XNARRATIVE STAFF REPORT IA DLCD NOTICE VICINITY MAP SI 1'E PLAN STAFF CONTACT: Gary Pagestecher,Associate Planner(503) 718-2434 • 1 Lr `' S u• v e tatigt City of Tigard March 18, 2011 Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, OR 97035-2574 RE: Completeness Review for Westside Christian High School Comprehensive Plan and Zone Amendment (CPA2011-00001,ZON2011-00001) Dear Mr. Sears: The City received your supplemental application materials March 11, 2011 for the rezone of the parcel located at 8200 SW Pfaffle Street (WM1S136CC Tax Lot 100) from C-P, Professional/Administrative Commercial, to MUE, Mixed Use Employment. Your application is now complete. A hearing at the Planning Commission has been set for May 2, 2011 and at the City Council for June 14,2011. Should you have any questions, please contact me at 503-718-2434. Sincerely, 6 7,.- „:„.-. 7 Gary P4 nstecher Associate Planner c: The Bookin Group LLC i:\curpin\pry\cpa\cpa2011-00001(westside chnstian high school)\cpa2011-00001wch ccomplete2.doc 13125 SW Hall Blvd. a Tigard, Oregon 97223 e 503.639.4171 TTY Relay: 503.684.2772 ® www.tigard-or.gov ,. z10 q , f Project: c•wrl -0"1 /2 ' zP1.o/ .. y i 1'� s: .L r Ul ti, itilp ,,,, Date: 2 2-'1lI / • 4 ;'• :i'' ,� ��' ;6' ' i x ,-:2- s: Y Y COMPLETE 2INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof of Ownership Neighborhood Mtg. Affidavits, Minutes, List of Attendees J Impact Study (18.390) Z USA Service Provider Letter N• �1 Construction Cost Estimate Envelopes with Postage (Verify Count) E:fi- #Sets Of Application Materials/Plans- "Paper Copies" Pre-Application Conference Notes #Sets Of Application Materials/Plans-"CD's" CAPPe'" I A PROJECT STATISTICS: N # ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious Surface On Site ❑ Lot Square Footage • PLANS DIMENSIONED: P- ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and-Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PL NS: .� Vicinity Ma )g] Architectural Plan ❑ Tree Inventory l; Existing Conditions Plan ❑ Landscape Plan ®, Site Plan ❑ Lighting Plan TREE PLAN I MITIGATION PLAN: 'J p- ❑ ❑ ❑ . • ❑ ADDITIONAL REPORTS:,,(list any special reports) 2 9 G-4, &~ 't"Q-to FPt.G 0-1101-;(14 '(�1-IJ)x-=cL- C b°`tCI❑ ,4-I t 4 Hwr14 `( aa )I) A -y H RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18 7.7.5_(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) . . ❑ 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) ❑ 18,715(Density Computations) ❑ 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) 4J 18.380(Zoning Map/Text Amendments) . ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) .®0 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Horne Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) ❑ - 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) • ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18,765(Oft-Street Parking/Loading Requirements) ADDITIONAL ITEMS: • I'.\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 • • , WArf . 110 ,.'�,�. i P.4 O= ff .. City of Tigard March 9, 2011 Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, OR 97035-2574 !"E: Completeness Review for Westside Christian High School Comprehensive Plan and Zone Amendment (CPA2011-00001, ZON2011-00001) Dear Mr..Sears: The City received your application submittal February 11, 2011 for the rezone of the parcel located at 8200 SW Pfaffle Street (WM1S136CC _ Tax Lot 100) from C-P, Professional/Administrative Commercial, to MUE, Mixed Use Employment. The basic submittal elements were included in your application packet. To complete your application, please submit the following items: 1. Title transfer instrument or grant deed for the subject property. 2. 18 (full set) copies of your application materials (plan sets may be printed at 8 1/2 x 11 or 11 x 17 size) and one (1) additional copy of your reduced plan sets at 8 '/2 x 11 inches for our records. Also include a CD copy of your complete application submittal. Provided these items are received by the City by March 14, 2011, a hearing at the Planning Commission can be set for May 2, 2011 and at the City Council for June 14, 2011. Alternate dates of May 16th and June 28th are also available. Should you have any questions, please contact me at 503-718-2434. Sincerely, Gary Pagefistecher Associate Planner c: The Bookin Group LLC 13125 SW Hall Blvd. ° Tigard, Oregon 97223 o 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov 7/ City of Tigard - � Land Use Permit Application :r . . --;. _S"F;.-.-.. _ *:7"d, h: "' ri..:n.Z,. �;:._.r:i .:5.-r:.,..•..:.3e._._u.�.;..=:a: .7 r.::',' 1, .;a.:.-_1:3q1L.. .:-YSF. sc".�"`xa;....,sL_a.G5i:.�?i', APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > This form is required to complete your submittal. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. > Three (3) copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. > Each packet must be collated. • Plans are required to be a minimum of 24"x 36"or 22"x 34". > Plans must be FOLDED,rolled plans are not accepted. Applicant Staff Documents, Copies and Fees Required . / Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization '? ,/'` / Tide transfer instrument or grant deed (_---✓ Written:summary of proposal, / Narrative demonstrating compliance with all applicable development standards and approval criteria(as specified in the Pre-Application Conference notes) ✓ Documentary evidence of Neighborhood Meeting.Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets Service Provider Letter • Impact Study per Section 18.390.040.B.2(e) t/ Copy of the Pre-Application Conference notes V/ Filing Fee (see fee schedule) Preliminary Sight Distance Certification Preliminary Storm Calculations Arborist Report . 1/ Traffic Report(if Required) — 1.4 Maps or Plans (Plans must be at least 24"x 36") • Architectural Drawings (elevations&floor plans) V Existing Conditions Map Landscape Plan Preliminary Grading/Erosion Control Plan Preliminary Partition/Lot Line Adjustment Plan Preliminary Storm Drainage Plan Preliminary Utilities Plan Public Improvements/Streets Plan ✓ Site Development Plan 'ro)ns.t-d a Subdivision Preliminary Plat Map Topography Map Tree Preservation/Mitigation Plan V Vicinity Map > Once your application has been deemed substantially complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: . Two (2) sets of stamped,addressed#10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size(#10), addressed with 1"X 4"labels (please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (please see request for 500'property owner mailing list form). I:\CURPLN\Masters\Submittal Requirements Check List.doc (updated:21-january-10)