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Planning Commission Packet - 04/18/1994 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. . �L� ..�: � ' • C!7'Y OE' TIGAR[) CaREG01�B � � _ i �. I � PIA�L{C MDTO��': Anyvn� �ishing t� speafs or� a�r �qenda it�m shou/d sign rrn Phe a�pr�pr6ate. sT�n-up �heef(s). � �issisti�� Lisf�ning D�vices ar� �vailabl� for p�v�sQn� �vith irnpair�ci hea�ing and should be sch�d�vled for Pl�nning ��rrr�issior� meeting� t�}r noon o� �h� M�nda,y �arior� to the mee�ing. P�e�se call 639��1�1, �xt. 356(voice)or 584-277�(TDD- 7'�Je�om�t►c�nicatio�s �evice� for the Deaf). �lporr r�quest, the Cify r�il!al�c� endeavor to arr�r�ge for fhe f�diowir�� service�: • Qualifi�d sigr� l�nguage interpreters �or persons wifh speech, ar hearirrg impairments; ��d � Qualifieei bilingual interpre?e.rs. Sinc� th�se se►vices musf be sch�duled wit�t ou�side�ervice praviders, it 6s amp�rfanf to allow as mvch lead tirne �s passible. P/Pase n�tffy t�r� Gity af yc��►r rr�ec�by 5:�0 p.m. on the WednESd�y preceding the meeting dafe at t�te sarr►e ph�ne n�vmbers as 1is��' �bove. SEE A�a4GH�D AGEAIt)e4 PLA,NNING COMMISSfON 4/1�/94� - PAGE 1 w, �. .� � . � � � .. . � . � Cl?'Y (�� `�IG�R�D PLANNING Cfi�JMMISSIC,N /�PRIL 18� 19�4 .!� �''a E N D �! 1. CALL TO ORDER . 2. RULL �ALL 3. APPR��E NIiNUT�� 4. PLAtUNIRdC� �OtV1fVllS�i�h! GOtelllRllllNIC�4T1(�N� 5. PU�LIC ��ARBN� 5.1 �C)IVIPREF�E�VSilA� PLAN AlVIE�DNiEfdT CP� 9�-0001 ZOr1E CHANCE ZON 94-�O1�1 NA7'I�iVAL f�fJNTGAGE/BlJLL N10UId�'AIfV F�OAD l,��ATIpN: The sou�h sid� of �Vil Bu10 fv�o��t�in �oad, trevo ar�d thrs� par�� we�t �f the int�rs�c�tion �f S'�V Sul{ �Jllountai� F�caad and SVV Pacific H6gh�ay (ViICTP�lI 2S� 10AC, tax I�f� 1100 and 9200). i'a an�end th� �omprehensiv� Pl�.n I�ap and Zoning Map for two parcels which are currently designated Prof�ssi�nal �ffice and G�neral �omm�rc6aE to Medium-Hig�i der�sity re�idential with an R-25 zc�ning desi�natic�n. APF'LIC��LE REVIE�V CRI7ERIA: G�mmunity �evelo��nent C�de �h�pt�rs 18.22, 18.32, 18.56, 18.�2, and 1�.�4; Gompreh�nsivQ PPan Poii�ies, 1.1.2, F'oiicies 2.1.i, 2.1.2., Z.1.3, 3.1.1, 4.2.1, 5.1.1, 6.1.�t, 6.1.1 , 6.3.1, 6.3.2, 6.�03, 6.6.1, 7.1.2, 7.�.1, �.1.1, 8.1.3, 8.2.2, 9.1.3, 12.�.� , �r�d 12.�.1 ; i#�t��►id� Pl�nr�ir�g f�oals 1, 2, 9, 10, 11, �nti 12. �C�N�: The proposed fi-25 zaning i� t� prc�vide#or sinc�Ee-farr�ily at#ached and low t� �nedium rise mul9tple-family residentia! units fc�r medium-high�ensity residential deveEopment. Existing z�ning district C-P is t� po°�vi�� fo� groups of busine�ses and �ffic�s in c�nt�r�, ar�d �-� prc�vides sites fc�� major retai! goods and se�vices. 7. GTHER �USIN��S �. ADJO�I6�NNiENT' '� F'LANNING �OMMISSIOIV 4/1�/�34 - PAGE 2 � I I i ' co�nnu�vir�r ��w��, i��. ��a F.O.�OX 370 PHONE(5C13)68d-0360 �i�$iCCTT �8 4 7 BEP��3`�N,OREGON 9�OT5 � � �.�L�ega �g�1ce Ad�erti�ing , �-�° i � �it;� of Tigard �� t\�P��' 0 �Q��heet Not�ce I3125 SLV Hal? Blvd. �� I ti'igard,Oregon 97223 <<�� ❑ ��P��cate A�f'sdav�i The follawing wiiI be considered by the Tigaa�d Planning Cornmission on I • ° �rid 18. 1994,at 7:30 P.M.,at lhe Tigard Civic Center—�'own Hail, ! 13125 S.W.I�aII Boulevard,T�g�rd,Oregon.Bo�.t►pub[icoral and writeen � testirnony i5 invitcd.The pudlic hearing Qn this mattcr wilt be conducted � in accordance with che nales of Chapter 1$.32 of th�Tiga.�d Municipai Code,and rules�n�i proc�dures of the�Ianning Cornmissian.�ailure to AFFIi�A�/IT OF Pli@�LiC�TION raise a�iss�e in persan or by Ietler p€ecludes an a�peal,and faii�re e� sge�ify the�rizerion feo�a thc Camm�?nity Deveiopm�nt Code or Cum- ' STATE OF OR�GQ�I, )SS prehensive Plan at which a comment is dir�cted precludes an appeai based COl1�1TY OF"�VAS�iBtdGTON, ) ' on that criterion.�urther information may be obfained from the Pianning Division at 13i25 S.W.Haii Blv�l. T� ard,�re on 9'7223 or ts catlin i B� Kathy Snyc?er � g g > Y S be�ng firsf duly sworn, depose a�d say that i am th� Advertisin� 639-4171. Director, or his principal clerk, of the Tigard—Tualatin 'r� P�BLIC HEA�2INGS � a newspaper af generat circulateon as defined in ORS 193.0�0 � and 133.020; published at Tiga rd _ in the �OMPIZEHENSIVE PLAN AME�VDMENT CP�94-�1_ afores�id counfy and state; th�t the ZOIo1E CHA�IG� �ON 94-�001 H�a�-�nc�s/CPA 9�-0001 Zone Chanqe 94-00�1 t' 1.Mortg�NATI�NA�.IvIOf�TGAGE/BULL M�LINT.4II�1 RO�I3 a printec� co�sy of which is hereto an�ex��, Hras pu�lished i� the L�?C�,T?�I�I:The sauth side of S.�/. BuEd?vlou�tain Road,i;vo and three � enlise issue af said newspaper for �� successive and P�cels wes€c,f lhc intersecti�n 4f S.W. 1Bu11 Maur�tain Road and S.W. � Pacific Highway;V1�LTM 2S1 ]OAC,tax Ys��s 1100 and 120Q).To aEnend c�s�secutive in the foUowing �ssues�: ti�e Compr�hensive PIan Map and�oning l�fia�€or two parcels which are currcnt�y designated Professional Cc�mmercial ar�d General Commercial to Apri 1 7,19 9 4 Ailedia�m-High densiry residential with an R-25 zoniag desagnation. AP- PLICABLE REVIEW CRITERIA:Co►rsmurity Dcvelapma�t C�de Chap- tcrs 18.22, 18.32, 18.56, 1�.C2,and I A.Cr�;Comprcficnsive Flan Policics, , 1.1.2, Imgtcancntation S�ratcgics 2, Poiicics 2.t.1, 2.1.2,2.1.3, 3.1.1, 4.2.1,5.1.1,5.1�,6.a.>>5.3.1,6.3.2,6,3.3>6.5.1,7.1.2,7.b.1,$.1.1,8.13, � 8.2.2,9.13, 12.I.�,and 12.2.t; Staicwidc�lanning Go�ls 1,2,9; 10, tl, ; an� 12.ZOI�JE:The proFoscd R-2�zane is t�providc for singlc-family at- I Sabsctot��d an� svvorn io b�ore me this 7th day c�f Apri� �ached and lot [o mcdium ris� mutiiplc-family resider�tial units ffl�- ' ' / ,T— medium-hi�h dcns:ty resi�icntial dcvcloprncnt.Existing zoning district C- G� �/ P is to provide foc groups of businesscs and oFfices in cenlers,and C-G � �rovi�es sites for rnajor rcWil goods and services. �iot�r� P�i ic for C2regon kly Comrasission Expires: TT7847—Publ sh April 7, 19�'4. _ _ A��{DAi/IT � i PLANNII�TG COMMISaION R.O�I, C,ALL HEARIIJG DATE: � � � �T ____� STt�,RTIY�1� TTME: /'� �- COMMISSIONERS P+IILTON F. FYR� �v MICHAEL COZ,T.,SON � CAROL DeF'RANG RON HOLLAND � BRIP,N MOORE HARR'Y S�1,P�R7CF, �� DOUG SAXTON _ JOF SCHWEITZ � I�ICIC WYLSOIV STAFF PF.ES• T: ��1 � I bkm/PC-ROLL.BKM o � NYENIDR�..�'TDUM , CITY OF TIGARI�, OREGOl� TO: Planning Commis�ion FROM: Bonnie Mulhearn .� DA'PE: I�p�'il. 1.1, 1994 SU�JECT. Minutes of March 7, 1994 �'he minutes �f the March 7 , 1994 Planning Commission heax'ing will b� �,,�.b��.�.ted to ypu �n April 18, 1994 far your approval . . � « �:s 4 _� , � w. ,J �1P OL� �d.6STE6l8J ��'�tl8@��lE3 bOL'�'6� 8! REf3UT,Axt ML�TII�Q� MI�1iJTE� �pr:ll 1'�0 19�4 ��I� TO ORDEIt President Fyre called t:he meeting �o ord�r �� 7t�0 p.�. The m�et�.ng was h�eld in th� T�.gard CiviC Cen��r, Towr� �ia]Ll, at 13125 �W �Iall Blvd. It0�,7L C�LYa Commissioner� Present: Px�esiden� F'yre; �ommissioners L�eFranq, I Halland, Moore, Sagorta, Sch�a�itz and [n�ilson C�ammissioner� Absent: Commissa.oners Collson arrd S�xton S�taff Present; Mark Roberts, Assistant �lanner and Leslee Ge�unil.l, Plannix�g Commission Secretary 1�PPRO�E P�EETING MIl[�1tJ'��S �ommiss.zor�er Moore znov�d and Commission�:r Saporta seconded th� motion to approve the ]Eebruar� 28, 1994 z�eeeting minutes a� subznitted. A voic� vote was �aken and �1�� motion: pass�d ux�animo�sly by �ommi�sioners present. Cc�mYnissioner Nioor� n�oved anci Caanmis�ioner DeFrang seco�ded the motion to appxove the March 7, 1994 meeting minu�.es as submit�ed. �1 voic� v�t� was take� �.nd t�e motior� passed unanimousl.�r k�y Commiss�pners pres�nt. Comgz►issic�nezs �aportta and Wilson absta.in�da � �LAl`TN�IdG CC92�iISSIOI�t Cf?I�IUAII�A��O�� Planner Mar3c Roberts inform�d the Commis�,ian�r_s there vJere no comznu�ieations. I Comm�ss�.nn�r Sa�orta dec].�r�d ,�n ex-p�rte contact. �ie said he vaa� con-�acted. by Jizn P�lzlson regarding � conc�rra about the propo�ed zoz�e Ghange and t�raff�c impa�tm �os�missio�xer �aport� �aid h� inforzn�ri Mr. Pohlson the mat�ter may ao�me befoze the Planni,ng Cc�mmission and h� c.ould not discuss the matt�re PUB�,IC EIEAIE�I�1G Staf� Repnr�t Ass�_�t�r�t Plana�er, Ma�k �oberts, g�ve tlae s�aff rep�rt .inforir►ing t�e Cornmissioners and thos� gr�e�ent that �he applicant's prAgosal was to � �mend two prnperties locat�d an SW Bull Mountain Road near the 99W ir��rs��ian from Prof�ssianal Offi��/�enera.l Commer�ial to medium-high � derasity �esid�ntial wi��a �n R-�5 �on�.ng dt�signat�.�n. P�:�a Rab��ct� co�at.inu�d saying the appl�cant reque�tc�d t�is amendgz�ent in pa�•� dr�e �.o Comnrehensive Plan Nlap amendan.�nts wh.i�h previausly took pla�� to the south and west of the praperties. I� 198.4, pr�pert�r soutYx was r�°zt�r��edl to R-40 and deveJ.oped with condom�.nit�ms. Ix� 1992a icl�e pr.r�per�y west �aas re°zonec� ta R-25. The appla.cant alsa requested this ch�.ng� du� to tlxe s.��e's topography which range� from 8 to 15�. Assi��ant Flax�n�r Roberts said �taff finds tYae site meets 3oGatianal cra�teria set far�h� in the Coznpreh�nsiv� Plan: and recommends the Flann�.ng Comm.i.��ion •recammend to the Tig�rd City Council apprnval af �� request of th� Cc�mprehensiv� Pl�n Am�ndment for ihla�h�rzgtcan �oun.ty Ta�r NIap propert�ies 7S110A�, tax l.ats 01100 and 01200 from General. Commercial aaxd Profes:�ional Office to medium-high density r.�sidential, �t-25 0 PI.,1�1I�'ddIP�PG �CIMMISS�()PY M�ETIN� MIPTUTE^a, AP1tIL 1�, 1994 _ � � � A�pZic�nt's P�esent rr Rick Givens, Planning Consultant, 6564 S� Lalce Rs�ad, Milwauki�o OR 97222, s�tat�d that the vacant 4. �3 acre parcel has be�ern available for development since 1980 a�d rao interest had bQen expr��d for d�velopment under �h� ��ristirag zoning designation e Mr o Givens �aid thi� propasal wuuld Ynake better sense for the community as it aaould decrease th� capacity of �he in��rsection �af 99W anc� Hu�.l M�untain Roa�t �s ind�.cated k�y a traffic an�l.ysis. He said the site �aould be ide�.l �n� a mul�i--fami.Zy� deveZopment ard asked the Commissioners io� appxoval �f the proposal. ]Proponent� '� Jim Nicoli, 9025 �W Center S�reet, Tigard, OR 97223 spoDce on behal£ af 'the Tiga�c� Chamber of Cnmmerce and himself informing the �ommissivn �hat he had � g�neral a.nterest in �he area. I�e s�id after loaking at the p�oposal and �orasidering tka� �.�raff.ic cancern�, �he zon� chang� was, a.n his aginion, in the b�st int�rest of the area, Bu11 Moun�tain Road and �he City of Ti.gard in general. Beverly Froudea 12200 SW Bull Moun�t�.in Roari, Tigard, aR 97223 i.nforme�l t�a� Conun:isa;_oners that �she wa�s a�eit,her in favor of or oppo�ed ta the 7o�.e �han.�e. M�s. Frpude �f�Yt alI issues anay not have been acldr�ssecY anc3 that the iracr�ase of traffic and plann�.ng ar� two important issu�s. �h� talked briefly about the traffia an Bull Moun�t�in Road and at the ixaterse��a�on at 99W. She hi+ghl�g��r3 sevex�l iss�xes ad�res5�d in the Staff R�port th�t she feS.t have not bee� adeqaxately res�arched� M�s� Frouds as�Ced the �aznmission to ta�C� al.l aspect� of tha.s zor�� chanc�e in�Q c�nsid�r�taon and �.AOk close�.y at the safety� issr�es; lao}c at �che bag picture and a�dress the potent.ial ps:oblems ba�Qre maleing any lan�g te�an �lecisions. kte}auttal Mr. m �ivens inforaned �.I�e Camr�eission tha� Mrs. Froude had a�exz helpful wi.t� worleing with th� neig�lac��hood graups r�gardir�g th�.s �ccauc�h issue and �aid �.t could �e diff�cu3.t �o take �.Y�e c�mplete �eat��r i.n�o canside�atio� with an�y piece� af informa.�i.c�n. He stated th.i� �a�� a fairly clear rcc�u�st anc� b�n�ficial to the area, A�t this ��im�, Mr. G�veras �sked the C�mmiss�oner� ta accegt � �camplet� traffic analysi� re�ort, Presi.c�ent �'yr� in�ormed th� applic�n�. t�a�t m�w evi.d�nce co�ulc�n't be aacepted and explaineci that sta�f and CIT's have nat been g.i�ren tl�.� oppar.tunity to review the ciac�nnen�. o C�mm��sioner Sapnrta �aid he lonked ave� t�� p�o�c��aZ and va.�Gec� tY�e same conc�rns as Mrs, Fz oude. He said tr�.f tic vaas hea�ry and �the ��me change may r.�sult in a c��cr�ase in �t�ip generatioiz but he was not �.omfortable m�l�ing a decisian wi.thout more inf�rma�iona o Cammissioner Holland said that �th� Commissi�ners cTidn't hear any public t�stim�ny opposing the progosal. o Assistant Planner Roberts indi�ated this zequ�st was not �ret at �he �u3.1 site d�velopment re�rY�w stage. o Pre�ident Fy�e men�tioned tha� �taff d�.dn't �eque�t �he s�tud�r as supg3emental infarmation to the applicaz�t's �-eques�. o Assistant P1ann�r k2.oberts said staff would �equir� a �omgl�te �'L&1NI�TxR�iiG COMMIS�IOA1 MEETTN� 1KTIdUUT�S, APRTL 1�, 1994 I . , traffi.� study art of the site d�velopm�r�v�ew applica�ion. o Commissioner H�l�.anc� said a traffic s�udy should nat k��ve a bea�ing �n th� c�scision b�fare tt�e Pl�nnir�� Comm�.ssion. I Ntar�k �rihi��.�w, Attorney, 222 S�1 Columbia, PArtland, OR mentione�i to the Commissioners that the tr�ffic .�ssue ha� been �3,scusseci and the txaffic study only callabor�te� �h� s�a�f rep�rtm I P�UUSLYC FIEARIAiG GLI�aETi . Cor.nmi.ssioners discus�ed with sta�f �he frontage road and access to Texaco and Bull Moun�ain ltoad� �rom Beef �enc� �oad. As�istant Planne� Roberts s�id this iss�xe would be reviev�reci i,n det�il as part of th� site �, develoortent review stage. The Commissioz�ers ichetx disct�ssec3 briefly the traffic impa�t anal public ' tr�nsporta�tion. o Commissioner Hollarzd s�a�ed th�t no matter wfiat the zon�ng, �ublic transportation vvas a concern and rec�nunended changing the zaning to residential.. o Commissinrier Schweitz �roiceci his opini.os� that changing ttae zorzirag I to allow highex density re�id�n�ial c:�oser to 99W would better �erve the comznu.aiity. o Commissioner S�Fnr�� said �ull Niountain Rd. and 99W intersection �aas � tra�fic problem and hi� majar concern was �hat a sa�� ancl effi.ci�nt road �ys�em be m�to p Commissioner Wilson �aid the �aning chang� woulc� facili�a�� de�r�lopment of the area. o Commi.�sioner Saparta said he d�dn't unders�and the ra�ional� arad wanted to see somethi.n� c�an� to improsre t�� area before dumpirxg a�3ditianal tr�f�ic on to th� st�eets. � o Presi.dent Fyre voi.ced his opinion that there Fras a traffic prohlem on Rull Moun�ain Road and na mat�t�r th� zoniz�g, �her� wil� be an lIIl�act and he felt t�aat �esiclential zonin� r�roul� be the lesser 9_mpact of the two �p�ti.ons. He th�n saici i�t wouldn't b� appropriate �o delay �he deci.sion. , i Commi�szoner Hollan� 3noved t� re�omm�nd to the Ti.ga�d City Coixn:cil �4 �� change �he �omprehensi�re Plax� t� R-2�. C�om.�i.ssio�xer ��hweitz s�cond�d I� the mot�.on. A. voice vote was taken e The motion wa�s a��ro�r�d II unanigna�usly by �h� �oa►tmission�rs pxesent, Commi.ssioner Sapor�a ,vot�ol , against. 'I Id�3 OTHER BZJSIIJF.SS � I Th� meetx.ng acijour�ed a.t �;15 p.ffi. ��w�� i ' Lesl�e Gemmi.11 Flannirzc� Com�.ssi�n 5ecreta�r , I ident e . P?�ANI�IING �C(h�iISSIOId AiE�TIIdC: MyIdU�E�, APRIL 18, 1�94 ---- ----- � , , . • � A(�EEiTDl, IT'EE�i 5.�. �'d'1�'�° 12��OR'i' TO '1'�iE ,�7aAi�1ATgPIf� CO1�MT��'��Nf , HE14,YtYNC� Y�14TE: �ipri]. 18, 199� � �:30 P.M. �, H'�INC� LOC1�gION: Ti.q�rcd City 8a11 � 13b�5 8W H�11 �oulevarc� I Tiqa�d, +�R �7�23 . A. F�►CTS 3,� t��TL;R�L IPI�'OR1�PiTION: CASEs Comprehensive P1az� �mer►clment (Ci�� 9�-�0001 Zon� Change ZON 94-0001) . � RLg��iE�Ta An amendment to rede�igna�e two prop��i�s fram Profe��io�al Off��e an�1 G�neral Com�me�cia�. an �he Cam��ehen�iv� Plaza l�ap to Mecli.tam°High D�nsf�ty lResidential and amer�d the Zcaning l+qap �to ! design�.te t�e prop�rt9.es R�25. �PPLaCAb�J'�� p National Mortqage Cnrpora�ion 06�1�1E�a 621 SW Morrison, Su�.�� ?05 Po�tla�nd, OR 9'1�05 A��TT: PlarAning �esources (Riak G�i�ens) 6�64 SE Lake Itoad Milwaukie, �JF2 �7222 LO�ATYONa �.1240 SW Bull I�iountain Roa�l and �n adjoining parcel to the west (WCTM 2S13.OA�, tax Iats 1�.00 �nd 12U0) . The parcels �r� on th� south �ide og SUT Fiu�l Moun�ain Ro�cl, tw� ancl �hr�� par�els west af the i�te�section of SW �ull Mountain Road, an� SW Fa�i�i� T3ig�away o 2 . �x�c��ro�.nd Yn��ae�sa�i�n: Th� sma�ler of the two prQpexties is dev��op�d with a r�staurant �nd is presently d�signatecl for General Commercial use. The resta�zran� has be�n �ranccupied fa� sev��al �rears. The larger parcel ico the w��t of' the restaurant is presea��ly va.ca�nt and is design�ated :�ox� Profes�ional Off�ce use. The City has nc� �ecar�l a� any previous deveTc�pmeri� applicatior��s hava.ng be�n filed fe�r ST.AF'F REPOF�T - CPA 94-0009./ZOdJ 94-0001 e N'�,TIC�NAL MORTG.�GE PA�E 1 , . . ' � the �ubject prop�rtie�. The Comprehensi�� Plan and zonzng de��gna�i�ns o� adjoining prdper�ies to the south and the w�s� w�ere pr�vi�u�sly amended from Cnmmercia�°Pro�fessional to Medium-Iiig2x Density Resid�ntial (R�25) . TY�e Comprehens3ve Plan ��ndmen� ��plicatin� �or th� property �o the va�st ��PA 32-OOA2) was �he subjec� of mu�h neighborhe�ad co�cern f�°am adjoinir�g pxoperty owner� pf low�r d�nsity residenti.al areas du� to the site'� existing Prc�fes�ional Comaner�cial c1E5ignation, th� p�oposeci Mecli�am-Hlic�h Den�i�y �2esider�tial De��.g�ation anci traf f ic congestion prob�.�m� on �W Bull M�untain Rc�ad aryd SW Pacific High�aay. �'he �ity C�uncil �pproved CPA 92-0002 a�ad ZON �2°-�002 c�n S�ptember 9t 1392. The �ity Gouncil fc�und that due �o t�e site'� steep �op�graphy and proxim�.ty �o trar�sit and o�her ser�ices av�ila➢ale ora SW Pacif�.c Higk}c,ray that a Medium High Density resid�ntial d�signatian wa� an app�op�ia�e d�sign�tion for� th� �ite. The Ci�y Council a�so fnu�d ��at me�Iic�l and office p�afe�sional busines� par�k use� w�re largely prec?..azdecl due �o dewelopmex►t o� the W��linc�ton Es�2�te� Condominiums. T� was noted that with �he combination of the W�llington E�tates property which also was amende� fxom Professiona� Commercial �o h?igh I��nsity Resid�ntiaZ (CP� 8�-000�4 and 'L(7N ��°�004, the And�rson Pr�g��ty (CPA 92-�0002 and ZON 92y0C�2) and the subject pro��r�.i�s that due to th�ir location, to�al acreage a:nd favorab�e s�t� tc�gagr�phy �.T�� area was at�raG�ive for an of f ice park. Direct access to both SW Be�� Bc�nd Road and SW �uli Maun�.a�in Road nia�r hav� also beer� pa��ible by aonsolidatin� sPV�ra1 parcels. Because �he W�l�ington E�tatss Proper�.y was deve].oped wi�h c�ndaminiums �he Gity Coun�il found �hat otk�ex proper�ies in the area zoned for P�o�essional Comxnerc�al use we�e not as likel� to be �eval.opect �s such. 3v P�c�p�sa1 De�crip�io�e The app�.icant requests C�mpr�hensive Plan Map Azn�ndments �or on� �racan� 4.14 acre parcel f'rom P�ofesvic�nal Commereia]. to Niedium High ��n�ity resdient�al.m Th� app�.icant ha� alsa request�d tha� a res��u�ant 1o�ated on � . 53 acre adjoining p�rceZ be changed f�oxn G�neral �ommercial ta Medi�zm-�Hi�gh De�si�y Resid�n�i�l. In conjunctio� with this request, �he appl.icant has asked �TA�'F REFORT - CP.�, 94-�0001/Z0�1 �4-QOQ1 W �T11�'�ONAL I�i0�3TG1�GE FAGE 2 I �ha� th� zoning d�signa�ian �o� thes� parcel� be change� f�om Commeroial-Prof��si�n�l �nc� G�n+��al-Commerci.�l t� R- z�. �e 83te an$ viciai_�_�anforma�io�s To the �ast of the subject parc�els is an �x�.s�ing Texaco Servic� Sta�iox� anc� �ar Washe To �he �aest o� the site i� a 2.�4 acre v�cant pxoperty� and a w35 ac�e proper�y develnped with a singl.e fa�ily �esiclenc� which �re both designated �o� Madium-High Density Resa.dentiaZ us� as amended �hrough GPA 92-000� ar►d ZON 92-Oat32. Ta� the north� i� �hri�t th� Kinc� Luth�ran Ch�rch, a single £arnily ' hom�� ancl wac:ant re�id�nt�.al prope�ty. T� th� south is �he W�llington Estat�s Condominium ca�nplex and the new�� d�ueloping Helm Height subdivision whicl� has been partba].ly d�velc��aed writh �ingle fatnily �esidenc��a ' The d�velop�d restaurant pro�erty ha� �rontage on two s�r��ts. One is a closed access ro�d �arall�l td 5�1 , Paci�ic I3ir�hway. The pr�p��ty pre�en�ly h�� ror►ta�ge and di�ect aecess through � driveraa� from SW Bull Mount�in �2oa�, Th� �.arg�� undeveloped garcel �t� tY�� w��t o� th� r�staurant has c�ii�ct �rontage nn SW Bull Nioun�ai� Road. �. �,q�n�y ax�d C��' Coatffiexat�: '�wo n�igh�orhoo� meeti�e�� were k�eld ��ncerr�ing �hz� applicatic�n. p�ue �o �.ts 1.oaati.r�n in p�axim.�ty �o �hre� CYT areas, the �auili�ator� of the C�nt.r�al, Sautl� ar�� West C�T°s w�re no�ified n� this requ�s�. The appliaant� ! and p�rsc�ns at�er��iing �his mee�ing sta�� that max�y a� �h� primary i�sues brouc�h� up at the meeti�ng wer� con��rras over us� og the prc�per�t�� or ei�h�r thei� cur��nt aommercial zoning designation e�r the propo�ed �esir��ntial zonir�g due to traffic impacts to the int�r�ection of SW Bull I�iountain Ro�.c� and 5W P�cifi� Highw�ye TYn� �°eszdent� were alsc� conc�rn�d ��c�ut th� numbex° of �ut�ur� dri�r�raays u�hicl� could exi�t if th� vacax�t 4.13 acr� subj�ct �it� anc� the prQp�rty to the west were developed alanc� wi�.Y� �he ex.�sting resta�u��nt and T�xaco �tat�.on e�.riveways. * TP�e O�e�gon �epar�men� �� Transportation ha� review�d �.his rs�c�uest �nd ��.a�tec� that at the tim+e of devel�pm�nt ped�s��ian and bicyal� impro�remen�s will bc �°equired a�.ong �he pre�perty fran�age on SW Paci�ic �iaghway. Th� Water De�artment reviewed this appla.cafi.i�n and stated ��iat water se�vic� ta s�rve this property must be extended from the ea�tern baundary c�f the Aspen Ridg� Subd��►ision, wh�re a 12 inch wat�r mai.n is avanlabl� with STAFF �2EPC)g2.T -� CP.� 94-0001/ZON 94-00�1 ° P1�TIONAL MORTGA�E �AG� 3� - adequate pressur�. The W��er ��p�rt�ent ��a��d t�at t�e I 12 inch watex main a1�ng ��e ��n�age rdad �paralle� ta . SW Pac��ic Haghway) do�s nat h�ve a�equa�e �re5sure to s�r�e th� �ite due to the hydraulic gradient. T�e s�x � ineh water mabn an SW Bull M�untain R�ad is also inadequa�e due to both hydraulic �radient and ability to pro�ide sufficient fire flows. I The Main��nance 5ervic�s tiepartment s�at�d tha� the site � �ontai�s numerou� existing springs �hich �eed to be �aken into �.acount when dpsigning tT�e s�orm drairnac�� system f�r I �uture developmer�� on t�he site. Du� �o their expec�tati�n I ich�� dev��.opment caAU1d be mo�e 3.ikely to occur. unde:r a Medium-High Densi�y designation ma�inten�n�e service5 r�commended tlzat the aesigna�ion of the pr�per�y x�emair� unchan�ed due to e�isting traf�ic conges�ion problems on SW Paoific Highway. A copy of this request was al.so provic�e� �o �he I Engineering Department, the Lor�g Rarage Pl�nning D�vi�ie�n, I� the Building Depar�m�nt, �t�ie Police Department, the Fire I Di�tric�, G�saeral Te1epY�oneo Northv��st Natu�aZ G�s, DLCD, I T�I°NIET and Y�I�TRO e Th� PlanYiing Division �ha� II70'� I receiv�d any other com�ents o� o�jections. , � H o �':YI�TDING� 1�3E� COPi�1r,�SI03d8 I ITYae following crite�i� axe applicable �o this proposal: I', Sta�t�wide Planning Goals 1, �, 9, 1�, 11, 126 arid ]_3; ', Ci�;y of' '.�ic�ard Compr�h�nsive Pl�n Palicies 2.. 10�, 2 . 1. 1, , 6. 1.. 1, 7. 102, 7. 6. 1, �i.1.1, �.2 .2, 9. 1.2, 9e1. 3, ].2. 3. 1d ' ax�d City c�f Tigard Gommuni�y Dev��.�p�ex�t Cc�d� C�aptex� ' 18.22 �nr� �,8.32. The appliCatian is consa.stent with S�at��aide P�a�nning Gaal #1 (Ci'tizen Tnvolv�ment) and Tiga�d Co�preh�nsiv� Plara P�li�y 2. 1. 1. The appliGant conduct�d a neig�xbnnc�sc�c� m��tinqt an March �7, 1994 a� Clzri.st th� Kir�g ° ` Luther�n Chu�h acro�s �he street �rn�i the �ubjee� � prcp�rti�s. Due tc� �its locatian adj�a.ning thr�e Citiz�i� Invol.vc�m�nt T�am Area� ��T's) , �IT F�acilitators f�om �� Scauth, East and 'd�es� areas were noti�ied o� th� �e��ing. In ac�di�irsn to the �lann�.ng Cammission Publi.c °ri�arin� an oppar��ani�y for �iti�en inp�:� will also b� prc�vided a� the City Council Pub�.ic Hea�ing for this a�pplicati�n. Sta��wide Planning Go�l #2 (Land Use Fl�nnine�) and th� �uasi-Judicial. C�mpr�hens�.ve Plan �ap am�ndment a�c� Zon�: �h�.z��e appraval s�tandard� of Cade Sectian 1.�e 22. , 18 . 32 and Cotnpre�er�sive Pl�n Folicy 1. 1.2 ax� �ugported b��au�e the City Y�as consid�r�c� a11 applieab�� Sta��wicie Planning �TAFF REPORT - CI�A 94-000�./ZON 94-0001 � JCd�TIONAL MOR.TGAGE PA.G� 4 Goalso Ci�y o� Tigard Comprehs�sive Pl�n Poli�xes and , Community D��elopm�nt Co�e requir�ments in the review of ' ' ° thi� request. Other affected age�cie� including TRI-MET, t�� req�� D�partment o� Land Can�ervation and developm�n�, the Or,egon Departm�nt a� Tra��por�a�ion and ' ME�RO. S�rvice and utility agen�ie� �av� al�� en no�ified of thi� pr�pnsal. Stat��ide Planning Goal #� �E�onomy of the Stdte) is �upporte� by this p�opo�al becau5e developm�n� of these parcels as multiple family �esidentiaA sit�s may result i� a greater percentag� af oth�r loc�l �rop��ties zone� f�r Gener�l Commercial to be �sed for profe�sional Affice�. The General C�mmercia� zpn� �ermits affic� uses. Joining general .r�tail and service businesses with professional offi�e uses i5 gene�ally view�� as being �omplimentary and supportive of each o�hero The econamy of the �tate is also 5upported be��s� th� propased l�n� use woul� ��o�i�e a range of housing at, variaus �rac�s. Due t� th� dea�sity �.11ow�c� i� is assumeel tha� the housing de�veloped on thes� properties wr�uld �e mor� affo�dalale �har neaxby de�ach�d singl� fami�.y r�sidenta.al areas. The applicant state� that the vacant 4. 13 acxe par�s�. has i�2en available frax development sinc� �,98Q and has stat�d that they have had no ir��er�st expressed for de�relo�m�nt under the existing zoniz�g designation. The �ity al�o h�s nc� reaa�d of any previou� develUprnent apgliea�ions havi.nc� b�en filed for this si�e. '�he applicar�� a�s� sta�es that lo��l. construct�.on jc�bs anc� bui�.ding materials pur�h��es may grovide �or ftz�th�� s�zppar� For the �conomy as a result oP �Y�is amend�en�. � Sta�.�caid� P3�nning �aal �10 (Hausing) is supported by the Orec�on Metrc�politan Rule (Oreg�on AdministratYVe Rule�, Chapter 660, Division 7� , The Metropnlitan Hous�ing Rule r�quires that the City maz.ntair� �tY��e mpportuni•ty for 10 d�re�lins� �anits per �creo The City must �l�c� p�ovxde ti��; �ppor.tunity f�r a mix of 50� multiple family hausing ta 50� single family hou�ing. Previous studie� hav� fo�tnd ��zat approxima��].y 56� af all l�c�using in Ti�arc3 consis�s of sir�gl� faniilX detached dw�lla.ngs. Appro�ral o� thYs gropo�al will increas� �he �ossa.bility Qf providing cla5e� ta a on.e ta on� zatio of singl� fami�y to mul�i�a.� faznily housing. Previous �tudies and subsequent Comprehensive P1an P�i�p and 7oning Map changes ��nc� 19�4 have mairntained an oppor�unity fax� s:Lightly ov�r 10.20 dwslling units p�r acre. The pre�pos�d amenc�m�ent would further increase the der�s�ty of residen�ially zoned p��pe�rty within the City STAFF REk�ORT - C1�A 94-0001/ZOAT 94-0001 - N'ATIONAI, M�RTG��E PAGE 5 � b�yonc� 10 ur�itc� t� the ac:re. A Housing A€fcs�clability Study pr�parec2 by (�ashinc�ton Coun�y, dat�d Dec�mber 199�, sta�ed that m�altiple-�amily residential housirag is not being bui.lt in suffic�.�rit r►umbe�s thresughout the Coun�y o s to satis�'y th� expandix�g , populatiara. The r�port �t��t�d �ha�. rents ar� high by �, his�oric s�andards� and vacancy ra�es for sma11 �o ', average �izedt apartm�nts are lcc�"w to zers� ir► fihe Tigard� I �'u�.latin, Sherwoe�d metro area. . St�t�r,��.de Pl�nning Goal �11 (Publgc Fac�litie� and Servir°es) has been m�� b�ecause adequate publi� �acila.l-�,ies e�cist presently or can lbe e�ctcende�d �o �erve t�e �Srr�pol6e� resid�ntial dax�si�ies. Sta�ewid� Planning Goal #12 (Trar�sport�tion) has beer� acldress�d because the �pplicant �.as shown tY�a� based on triQ generation studi�� tha� Medium-High �esiden�ial (d�vP�.n�ed at 25 dwell�r�g e�ni�ts per acre) wou�d crea�e 30 tQ 50� �ewer trips than e�the� gen�ra3. of�i�e or m�dic�l offi�es. This c3o�� not adc�re�s issue� rela�ed ta ce�ap►mut�z�g �ravel which can be �hortene� or avaa.eled by �he us� af the site as a work �al�ce c��tin�z�.ior.o It i� an�ticipat�d that residents o� �the B�ul.l i�oun�ain F�rea uril�. require lonc�er commuting txips �a a��es� cnmmer�ial� profes�ional sites. Due to other fact.nx�s ou�tlined witY�in this repca�t thes� spea�.fic p�aperties h�ve not been ��iewed as viaDale �'cr� e�.th�r office ar commercial uses. The aite I�as direct frontage on S�7 Bea'll Mountain Road wha�cl� a.s a �ia�ar calle��or s�trest. Specific des��gn cancerrns related to develo�ment c�f th�s site and oth�r ad�jc�ining pr�perties w�.7.1 be addressed through the site develn�ment r�view proc��s under ei�her the curr�rit land use desiqn�ta.vn, r�r the propnsed d�sic�nation< TY�e site is appropriate for residential uses ii1 gart because mass transit bus service is preaern�ly availabl� on 5W Pac�.fic Highwa�r which. i� less th�n 3�0 f�at fr�m th� propexty. Comprek�ensiv� Plan Policy 6.1� 1 s�ates that �h� City shall provide an opportu�ity for a dzver�ity of hc�usin� densi�ies arid residerzti�l �ypes a� vario�zs g�icES an� rent. levels. This policy is s�p��rt�d by tY�� p��osed am�nclment clue to �the ability for the site to b� us�d �ar a variety of resid�ntial �yges. The Communi�y asvelapm�nt C�de also pexmi�s a raYig� a� d�welling �a.nit densities to be developed up to 25 units per acre. Comprehensive Plan �oli.cy 7. �.2 s�ates tl�at as a pr�- cond�tic�n �to develogment approval, ac��quate service ST.AFF' REPORT - CPA 94-0OOI�ZON 34�0001 ° NA?�'IQNAL MOR'��AGE PPs�E 6 �a��cit� shall be ma�e �vailable for ��1 �ublic �tilitiss. The City sha11 also �nsure th�t u�ilities axe ca�abl� o� serving �� interveni�g prdp�rties and t�at a11 �at:iliti�s s�all b� �laced unr�er�roundo In support of this policy servizxg util�t;� ag�a�ci�� w�re n�tifi�� of thi� a�plica�tion andi Y�ave indicatEC� tha� �e�vi�e i.� available or aan be extend�d to �erve the propo�ec� laz�d use type. Com�prehensive Pl�n Policy 7.�.1 �ta�es that a1:L new dev�lopment �hall b� provided with ade��a�te �wat�� ', pressure f�� Eire prs��ection pur�oses. ThiS pa�icy ha� I, b�en suppor�.ec� because the W�te� Depart�nent w�s infaraned I of �his applica�i.on anc� ��ated tha.t adeq�aate water pressure c�n b� made availabl.e ta the site upox► devel�pmen�. Com�pr�i��r�save Plan gcslicy �.�.. 1 st�tes th�at �he �ity slhail plan for � saf�, �fgi�ient street and roaddaay syst�m that m��t� ct�rre;nt needs �.r�d �n•t�.cipat�d futur� growth and deve�og►m�nt. This am�ndment sug�orts tha.s pol:�� becauae �h� �pplicarit has demons::x°ated that tY�i� change wil� re�ult in a net dec�ease am traf��.c g�nerati�n during peak travel periods. Com.�rehensive PZan Policy 8.� 02 stat�� tha�t the City sh�11 encotxrag� the �atpansion and use c�f public ��an�it D�y: �.. Locating lan�l in�ensive u��s in c��.c�se p�oximi'tX to transit �rays; b. Incarpora��.�g provisions into �he Developm��a� �. Code which r�quire deve�.opment proposals to grovid� tran�it faciliti�s; �nci a. S�zpporting �fforts by 2'RI-�MET and c�ther gro�ps , �o provi�e fo� ths z��eds c�f �he tgansporta�tian c�isc�vantaged. This palicy is supported by th.i.s arnenciment due �o the � proxim�ty of �Y�� site �o a mas� transi� route and commer�ial areas lo�at�d on SW Pacific Highwayo SW Facific; iiighway i.s app�°aximately 30(➢ �eet fr�m �he ;�ubj��ct praper.i�i�s. In support o� s�ctions b �nd � of t�as ��1i�:y Sec�i.�r� 18. 120 e 180 (12) of the Com�anuni�y I�e�relop�ent �ade, requ�r�s �hat fu�ure d�velopmerr� whi^.�h is adja��n�. ta �xzsting or proposed t��nsit r��tes mak� provisimi�s throtzgh �he S�.�e Devel�pment Review prs�cess �par o� site �ran5i� facilit�es, STAFF k2EPO1�T ° �PA 94—�D0�./ZOd�1 94�OQ01 — PTATIONAL A'IORTG�GE PAGE 7 I , • . • � � I I I Gompre�nez�siv�e 1�lan Policies 9�1.2 aa�cA 9. 1..3 stat� th�t th� City ghall e�tabl��h a balanc�� an'ti efficient t�an��aoartation ��t�m w�ich i� d�sign�d to com�l.em�nt t�he I l.and us� pl.an arrd is de�si+�ne�l to minimi�e �nergy impacts. � 7Che �i�y shall eaaaau�a�e energy consexvat�,��. �esign� �nd ! c�n�t�uc�ian. These poli�i�� a�� sugported b�caus�e the '� pro��s�d land u�P �llows Medium-�iigt� Densa.ty ��sidex�tial I, u��s near majpr good� arid servi�ces an�. ma�s �x�ar�si.t ' �ervice. it is anticigatecl that a gre��e� p�rc��n�age o� � G�n�ral Cammer�ial zoned prope�ty wil� 3�e tz�ecl fc�r I p�of�ssional offic� uses. 5ev�ral ��xch d�v�logmera�ts �r� !, existinc� within ithi� area lboth wa.thin th� �ity of Ti�garcl '� and BC��ag City ,,on SW PaGigia �iighway. !, i 7�he proposal is consistent �ith applicak�le pali�i�s o� �I t�e Compre�aer�si�e Plan set forth i�n lo�ational cri.�eria � 1.2. 10�. far Med��am Hig� Density residen�ial ba�ed upon the followir►g fia�dings: a�. The Compreh�ns��e Pla�n req�.a�res tkxat proper�y prop�see� to be rezoned f.ar M�dium I�3.�h Aensity I re�ici�ntial us� not prese�tly b� designa�ed €or Zo� Der�sity FtesYdera�ial devel.npmento The prope�ties are presentlx zon�sl fa� Proftes�ional ��fic� �nrad Gen�:�al Cammerci�l use. � b. T�e Comprehensive P1an r�quix�� that M�dium I�igY� I Density resie�ential areas be buffered fr��n. ldw � den�ity �°esid�ntiaJl �r�asa Tk�roue�h the site develo�ment r�view process �kn� si�� can b� bu�f��d froate the exi�ting single £amily r�sides�.ti�l us� � west af the va�cant �,r�operty. I ., c. The Comprehez�sive Plan r�quir�s th�t Medi.um Ha.gh Density residential areas Yaave access �� a majo� collecto�° or arLerial st�°eet. �h� subje�� par�els have direct �.ccess to �W �ull Mcaun�ai.a7. Rcaad �uuhi�h is a major collector street. The properties are I also withir 2�.7 ta �c�0 �'�et o� SW Pacific �iic�hwa� which is clas�ifi�d a� an ar��rial ��.ree�. I ; d. 'rh� Comprehensi�e F].an requir�� that M�dium pe�sity I x�e�a.dential sites nc�t have �erious develapm�nt limitations sueh as fl.00d pla�.ns, exces�si�r�ly st�ep slopes (in e.ccess ot 25�) a� poor dr�i�age ' condi�ions. '�he si�e has s�.�,p�� which r�ng� fram 8 �I to 15� but canstr�action af smaller �esid�n�ial �tru�tu�es i� n�t ea�p�ct�d to req�uire as mucM si�,e grading as compar�d with larg�r �rofes�fonai o��.c� structures. STAFF REPORT - C�,�1 94-Q001/ZON 94-OQO1 - NA':PI�NA7� MQRT�.FiGE Pt�GE 8 � � , . ,. � e. '�h� Campx°elxenaive �lan �e�qu�.r�� hat ex�sting ' facilitie€� hav� ghe ��pa�i��r �or �ddition�l d�v�lopmentw E�s�ra�ial puka�a.� �acilitate�'� ` �re �xa.sting rnea�rby to s�rve futaaz°� �e�elopm�nt of the , properties� ]Ext�:r��ion �� utiliti.e� will be n��es�ary u�OOn develogment of th� site. Servics and �atili�y ag�rxcie� have no� p��v�c�ed obj�c�ions �o extension of servY�e t� �this prc�gerty fc�r thi.s change in land u�e �ype. f. Th� Com�ar�hensis�e Plan r�qua.re� tha� tran�it� be av�xil��ile within orae quarter mile af th� property. Public �ransi� i� avai]�able withira 300 ��ee� on S�' Pa�ific Higlhway. c�. Th.e �ompreh�nsive P3.�n r�quire� tl�a� �I�dium �iigh Den�ity residential �aropert�.es be l��t�d within on�-quarter mile of commercial goods and ��rvic�s. The p�opert:ie� ar� adj�c�nt to ir�cidental com�n�rc�.aY �ervices at 'the adjoining Texa�o �tatiaa�. The �r��er�ies a�e also ��ss th�.n orie- qu��ter m�.l� �paa� commer�ial s�oods �r�d serv�.ces at i �he Car��ex°b�ary �qa�are Shc�ppi�.g C�n�er. h. The Ccampreh�nsiv� Plaxx �ec��aires that the M�dium High Dens�.t� re�i�enti.al, sit�s b� lo�cated within one-c�uar.ter male of @i�h�r p�°iva�� or public permanent ap�n s��ce areas o 7.'h� Park a�nc� Tx�ail �ia�ter Flan ?�len�.ifi�� this pa�t e�f �he G�.�y as a targ�� area far fut�are p�rk si��e Th�re ar� �o �xi.sting g�arks withixt one m�l� �f the sit�� The Com��anity Developm��t �o�e� requires that upan site develc�pm�r�t �that a minimt�m �f 2f�� of Medivac► �ic�h Dea�sit r�es�.d�nta.al sites be develo ed �ai�2a Y P , �and�ca ed ar�as. The Coc3e also r� �air�s that a P � m.inimum of 20� tA 300 squar..� feet of �pen sp��e a�°ea fo� each dw�llir►g u.nit be provided for eith�� } �utdoor open space nr recreationa�. ��cilitie�9 w � In c�rde� �o app�ov� a qua�i,;ud�oial amenda�en� tA th� �Compreh�nsiv� Plan Ma�Z PoliGy 1.1.�. sta�e� tY�at the �ity must f i.ne� that there is evidenc� o� a c�iange i� th� neic�hborhood or cammunity which affec�.� the vubject pax°c�l. The planned land uses �� t�.e ac3joining area has �hangee� c:onsiderably due ta Comprehensi�ve P]Lan Aiap Amendments p�eviausly enumerated in this r��or�. I Due �o the tApograplzy of �c�ze vacarst sit� whic� ��ange� ', from � ta z5�, this sp�ci�ic area is mo�e appropra.ate for S`�AFF REPOFtT - CPA 94-OU01/ZQN 94-0001. - AdATTOI+TAL MOFtTGAG� Pr��E 9 li . . , . I sanal3.�r r��ideaatial structu�e� thar� Yar��r o�f�.�e ' b�ildir�g�. I� i� �n�i�ipat�d �ha� l�ss ovex�l,�. gradimg �ai�.l b� r�ec��a�y t�o �cc�mc��la�te resic��rntial �se� th�ara ��Ynm�raial u��s. Upon r�vieva na �i�take a�r� b� sa�.� �� have b�*�n fQa�r�d ira �.h� oric�inal zaning desa.gnata,or�. In��,��, Ce��par�her��ive Plt�l� a'aaU��1.1��5 �� ,�1�� 1.`0��.�I..��r� ��.�1A�.� �A3� R��E cans��uction c�� the Wel�.irtg�on E�t�tc�s p�c��ect ai�d dit�'ic�.lt si�e �ap�gra�hy uf th� r�maining p�a�a�ls �or��ic� with the �curr�n� l�rad u�� d��ie�n�tic�n� o£ �h� �ubj�c't �aroperti��o � �� DEC��O�T Sta�� r��m�nends th�t �h� �l�anni�g Comms��iean ��coanmend th�� t�he Cit�r Council. appx��e the �°�qu�s�tec� �c�mpr�hensi.ve F1�� Ame�d.m�nt for W�shix�gtc�n C�un�X T�x �ap prr�p�rtxes ��10AG� ��,x lo�� 01�.00 and a��Od fx°om General. Cominer�ial ar�c� Pr.�fe�siona3. Office resp�cta.v'ely to �fedittan-Iiic�h De�sit� � Resir��n�ial, �t-25. Th� P�.anning Commissaon �incYs �l�a�� the ��ang� will pro�nc��t� the g�n�r�l `rael�ar� �� the Ci�y and will nc,� be signifi�aratly d�trzment�.l �r injurious �o �uxrounding ].anc� use�o `t--�f'�� Prep�r�� &�y Mar�C 12nbert� l��t� Assistax�t Planx►er � ..�.��.,� y� IE -�� Apprr�ved by D�.�k B�wex d�.ff Date Senior P1 nner S'�AFF REPORt - CPI�, 94-0001/ZON 94�OO�D]. ° PJATIpNAL �OR'I'�1�1G� PAGE 10 �•. . _. • . ��'��'•�/':1 �'�±,.�...`i � � � ,� � i��`�r' � t�'�� , .� : .'►, �,.�,• ,� �ti�..,��.��r.t . �.�..�:.�_�i■ - : _ . . _ . � � . . �; -■ � ��■ �iwi�r• F � ��r�� E��. � ��. ! ��. ..�..._� �� li ��;�,.��,,� �-,-�r t�:�:il�.�� :r�f# ��ii �' :i►1��i ■� -Ir/.r.�� '—��' �,;�I/ !`, � �T�1 � �s:�3� �.. ��•••• `'�. �,� : ' ,�.. ,�� : � �Mt� �S'�.�� ,�; ; �1� ,* 1� ■� �` �� i 'r��.1111111111 r� f!.'. .• ��.��/:! :%�i��aii� �� ;��j :�w�:#�.;�f�4�� `_ ., � �► r � l" :c # � �� :x:��►�`,,� * . .�..� `.��.'�. � �� . �� .: ��i�i�ir�lw ��f r/:l d� �.�r,7 � -■■��..li' / _ � " � � �i''� . . . . . .., � . _ �! 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C� ; � •�� '' • � r -� ' �s�i� • _ I� ��•��e, ; �� r�� . •. , � � ` �� : � j � r ''� � �•• - ,, �`, ' '-� //! •'. :' �� .4•�'•'�. .`.�� ..I � ,`�'`, ..+�, ";I '��.� .�W,y�y� . . ,.. � �� _,�,� ,� �•W� '��Ytl�• ��. � �. ,',y- .� r�,�.�' •,��... � :'��...�.` .� . *' . .� � . � P 1: .�� .' f �. 1 !..�. -:: � � �• a.».,w�s � . tun�sw aawew • :' � �` � � � � � 1 ,� ' � �ws.u.aas�cw / J/ / rouro .. S YS1N��}� 1�1 /� Mnvca eraTar /�' �� (� V �� `�� I _��J �` \ ► l � � 1 ! �� f / � � � /♦ � � � � � i� i � � 1 i � �,� �� i ' � f S��J9BC'$' �R3S7� --�-..�---» � f�--� � � � � � � i / � i'` s� i , 'l � � /� �� /� � /� /� /�f` ��P / � 1/ � // � � /� � �/ � �� AM1lDERSq I PLAN 9C'�F.ND j(�`NT � (1 �\ � � � / / (�-25,d / ,� i /! U� /� / / � / / / � �.i � e" � / / / � / � / s' e � / / / / / / / �/ / / / � / / / � � /�� // � / � � � � / / /�� //� /// /� � /� // / / � / / / ! / / �� / / /� / // / / ,/ � \/ / / / � / � ' / // �� / �� / / / / / � � / / / / � i � i / / / ! / / / / / / / '' / � / // �� / •� / ' /'� /�� /� / / / � � � /�y�/ ` �/ / / � N" � ILEL.L7YsTCN�94AtE8 APARTMFIJTB � _� � �l'��7� N\4J'• II� �� Cial�P�B�S�HiaY�B PI.� A�D�IS�T I � O�� f''1� 9LO� G''S�lit�E �54�0001; *!9�-A001 � 1 CC�M�la.��I��ISIV]E P�I�t .�Mf�NIJ�1��I�I'T � ��l�TE �H��E �PI,ICA'I'ION ��LL 1`�iC�LJ�1'I'�I�T 1�.�. � PA�I�IC �IC��IW�Y Prepared for: Nataonal Mor�gage Comgar�y Prepared by: Planning I�esources, Inc. I February 17, 1994 ; I i I. INTRODUCTION: � , ' This �pplication seeks approval of � Comprehensive P�an Amendment and Zor�e Change �' for�>67 acres of land located on �u11 I�ou�tain l��ad at its intersection wifh �-Iighwray 99�Vo I' 'I'he subject property is described as 1'ax L,ots 1100 anci �200 a£Assessor's IVdap 2S 1 10 e�C. Tax L,at 120U is zoned C-P, Professioz�al �orx�mercial. 'I"ax Lat ].100 is zoned CG, (�enera9 I' 'Cc�mrt�ercial. Th� applacant is rer�uesting that the �ity's lVledium-Hi�lh Density Resid�r�tial c�mprehens�ve plan designation be applied to both of these lots �nd that they b� zoned ft�25. 'I`his report has t�eers prepared on the b�half of the ovvner/aJ�plicant, �iat�onal l�ortgage Cor�pany We will demonstrate,that the propased Comprehensive P1an �nendment and Zone �Change are consistent with applicabl� State�id� Pl��ning �Goals and th� policies of the City o�Ti�ard Comprehensive '�lan, and the applica�bl� a`pprova� criteri� of the �City of Tigard Communicy Development Code. II. PH�'SICAL FEATUiZES: 'I'he subject property is located at the foot of F3u11 Moua�tain. BLII I1rlo�ntai� Rnad forms the northerl�boundary of this site, and a frontage r�ad aloa�g I'acific F-Iighway forms the east�rn borc3er. Existin� vegetation consists largely of apen field, w�ith a f�w ;trees n��ar Bull Moun- tain I�oad. 1fie site slopes to the south an� east with rr�oc�erate gr�des predom�nantly less than t�n �ercen�. � A vaeant comrnercial structur� is sited o�n Tax L,ot 1100. This Uuilding was used in the past as a restaurant, but has been vacant for several years. Tax I_,ot 1200 is vacant.. ' II�. E7�ISTING L�.NL� USE: East: Tax Lot 1101, a .94 aGrerparcel, is zQ�ed General Commer�ia� and is�de�eloped with a service station anc� car wash. f�cross Pacific I-Iighway propertirs are zoned for mtilti-family residential development. I`�lorth: Christ th� �ing Lutheran Church is located on the north side of B�11 Mountain Road across frora� ihe subject propPrty. A single-famil, home and vacar�t resider�- tial lot are also located on the north side c�f Bull 14lountain Road, to the west of Luther�n Church. West: The area to the west of the sub�ect gro�erty i� �oned R-25 and is pres�ritly ir� the plan review process for development of an apartment projer.t. This area was the subaect of a �Comprehensive Pian AmendmenE from Profess�onal Commercial to Medium High Density Residential in 1992(Fil� No. CPA 92-0002/ZON 92�0002). 3 � 6a...�Q.�O 41116VM Oi1� � � � I / � n xaw 1 �� ' S~ arfir.�ouar � - M��-t A�N R�� aao.0 e� � � `�gUl..l- ' � � � � ' � < � � —1 � � � � � c � / I � � I � � � �� / � i � / i f �I t � r � // �i �� i I � I ' � � � / / i � I � � � � � � � � � i / �� i �� i/� �—goo � � � � / / � I �� // �� /// ,�/ �i� � �� / � / i � i / i � � / 1 i / � � � / � � � � � � �� / � / /� AND�RSc�! PL.Af�l �ENDME�itiIT , /� / / / / // / (fi<-25� ' / �' � �(1 � / / / / / � / i � � � � / / / / / / � / � `�/, ��! / / / / i / / / i Q ,( � / � / � / / � � � /� �fii �/ � � �/ / / / / / / / � � � � / / � � � � � / � / / ° . / i / / / � i / � � �� / �� , �� / i i' / /� � / � / / / � /� r � / / / � / / � i � L/ � � / / � � / � � / 1 �/ / // � �/ � � � � / / � / / �� /� / � / / i! fo �oo un / / / i / J / / � � i .� / / / I ' 3y� �/ // �/�'/ �/ / �/ // // ' � / � � / � / T / / I / / 1 , 1 . � , � / i , � i i � � UFIL�NCs70N E4TdTE3 AFARTMENTg II ""° "'° m PLAI�NIN� RESOURCES, IN�. NATipN.�1. MORT�sACsE GC7. ,,.+e.,,, �.,•.�` tlbN J.L. G42 XD. -i1B.*AVC�-0!972ZZ r�: oa,:-zs�e cortthee�.siv�r6aa et�+�tr i zon�[er+mus[ �X{STENCs SiT� GONDIYlOPI:a (— - — - - — South: Property�to th� souih o�'this sit�, �t t�e intiersection of�eef�end �oad and P�ci�ac I-Ii$17w+ay, is zon�d R-40, I-Ii�h Density �t�sidential. 'I'his, parcel i$ d��loped with th� i�V�llir��t�n Estates �part�nent �orreplex. Helm I-�e�ghts, a recently deve�op�d subdivisiora, is l�cated to the west of tJhis apartment casnpl�x. Lots in ghis deaelop- � menc ar� pr�sently vacanto � I�7. PIJBLTG F�4�ILT�'IES: . �.A. Sewero aanitary sewer service is avail�bl� to this site from tvv� sewer lines. � eight inch sewer line �n Pdull Mountain Road provides sezvice to the northerly �ortian of th� s�4e. 'Ttse sc�utheriy portion of Zhe property�will be served fr�m an ��cisting£t inc}r s�sver lia�e located in �n ease��ent on the `vVe�lin�ton Estates apartanerrt sit� to th� south of the subject property. � Bs �V�ter Service: Tigard VV'ater I�istrict provides w�ter service to the Bull Mount�in ar�ao ,� tw��ve ia�ch water main is located in the frontage ra�ad on th� east b�rder of this p�roperty. 'I"he existing water line in 13u11 Mountain Road along tlae street frontage of the �ubj�ct prop�rty is six inches in �i�e. C. Senrrr� Sewer: Storm draina�� in this are� is provided via roadside datches a1on� the I fra�n��ge r��d parallel wi�h Highway 99W. /�,s mentioned prevxously, tt�e subject prc�perty slopes eo the south�ast, towards King City. A stoxrn water det�ntior� system 'I may be required in order to lirnit the rate of runoff t� gr�-development level� and ' miti�ate potential irnpacts u�on dowr�stream properti�s� Ti h� rnosi likely means of ! I!; a�com�plishing this detention would be to install an oversi . z�d stordn p�pe zn one portion � of the on-site system and, through the use of a restricted ou�let pape, use this �torage capaci�y in the pipe to detain storm water during p�ak rainfall �eriods. This issu�e I woL�Id be addressed in d�tail at ihe time of develo ment. � P D. 5treets� Bull Mouratain Road is a paved two lane street along the project frontage. Its ' C intersection with Pacific Highway is fully si�nalized. �ront�ge iXngrovements tc� th� � roadway are planned to b� insxalled at the time �f development to improve Bull Mountain Road to �'ull City standards. A second ac�ess point to the subj�ct Property is � available fram the f'ronta�e road along the eastern l�orde�� of this site. This roadway ' provides acces� to Beef Bend FZoad. E. F'oPice and Fir� Protection: Police and fire protection are pYOVided t� the subject prQ�erty by the City of Tigard. Service levels are adequate to tneet the future n�eds of this site for muiti-family cievelopment. 2 , + V. COIVIP�LANCE V+ITI`I-��"IGAF�I7 COA�INITJNI'T'�l DE�L4PNd�leiT C�I�E: Chapter 18.22 0�the �ommunity Dev�loptt�ent Coae for the City of'I'i�ar� (the °'Code") sets fc�rth the applicable standards�'or amendments to the �omprehensiv� Plan l�ddap and the Zoning District 1l�I�p. 5peci�call�,�ode�ect�on 1�.22.010(Purpose)pravid�s t�at: r9. ?f��pssrpase of tlYis cdaap�er�s to se1 for�h the standard ancd prapose governing degisdative and quasi judiciad ameridme�ts t�td�a�ti11��nd t6te zoning d�strict map. B. Amendmen�r »aay be r�ec�ssary from tim�e t� time do refl�ct chu�agira� comrn�enity �orrdi- tuflns, r�eeds artd desir+es, to�orrect�tistakes or tv adcir�rs chan,��s iet the Faw. (�rrl. 89-06; Orc�. 83-52,? Cc�de Section 18.22<040 (Quasi-Judicial Amendments and Stand�rds for ��king the Decia si�n) fu�rther pa°ovide: A.• .4 reeoname�idatia��or a decisgon to Uppr�ve, approve wetla corrditeens or eo deny an appli- c�ztiQea for quasi judicicrl ame�tdrn�r�t sltall be&cas��ort all Qf t6Fe f�lla�ve�ig staradards: 1. 77ie �,pplicah�le cornpre/ier�riue pla�Y polici�s aoul map �lesignatiort caraet; tlie �hc�rzge �va�l�tdt advsrsely affect t/ae Iteralt/i, safety artd welfare af the com:nunity, 2. The statewacie plaearairtg gaals adopted e�aid�r Oregort R�e�ised Statutes Chapter 197, t��t�!ack�to�vledge�raent of the coenpreherasive pdaat artd�rd'i�tunces; 3. Tlie applr'cabde staridr�rds of ariy provr'sioox Qf ticis code or oth�r a fecable irrt le- PP F m.eittirtg ardi�ia�rce;a�td I 4. Evidence of chan�e i�: tl�e neiglzborhood or corrtmu�iiry or a mistake or i�icon.rr'sCen- cy u: t/t�coenpre/te►isive plan orzo�tirt ma crs it relates to th�e ro e w�.ich as tiie � P P d� �' subject of tlte�iev�lopment applicatiort. (Ord. 89-06; Ord. $3-52) Propased Finci�'nes: T}�� applicati�n satisfies the �ode's standards pursuant to �ectiQn 18.22.04A fo� a q�a5i judicial arn�ndm�nt to the �;amprehez�sive Plan map and concurrent�one change as follovrs: � �. 'I'h� application complies with the City of']["igard C�rraprehensive. Pl�n p€�licies (disG�rssec� ir� section �JII at �ag� 6 below -� C�NIPLIANCE WTTH CC�MPp2EHEP�T��VE �'I.AN ]POI,I- �IES�, because the a�plication camplies with and supports a}�plicabl� comprehensive plan poli�ies and beca�ase it r�flects c��an�es in comrnunity conditions and present needs for multi- family housin� in this area. The application far amentirnent �of th� �Comprehensive P1an R�Iap anci zone chaz��e fr�m comm�erGial to multi-family residential will enhance and not adversely �ffect 3 � � � tlae health,saf�ety and vvelfare ot tF�e comrr�unity, Accordingly,tfie scandarcls�f Code Sectios� 18.22.040A.1. have b�en satisfiedo 2. 'The Catg► of Tigard Comprehensive Plan and i�pl�mentir�g ardinar�ces have l�een ack�owiedged by I,CI)C and, therefore, the staY�w�de planning goals adopted under t��ZS �hapter 1�7 need nog be specifically addressed. However, the aRplication . complies vvith the state�vide plant�ir�� gvals (discu�s�d in ��ectian VI at page S belov�► _ "COR�P�IATICE l�VI1"H 5"Y'A'Y'EWIL�E Pr..AN1VIid� G�,ALS"). /��c�rdyngly, t�e standards of Cade S�ction ��.22.040/�.2. have been sa�is�ed� 3, 'Y'he application complies with the applicable standards of the Ca�l�ir� the 4'ollowi�g particulars: (a) It complies with tha Purpose stater��nt �nd�r �e�tion 18.22.010� of the C;ode as expl�ined a�r paragraph 4 of this s�ction belaw. (b) The application is not coupled with a specific a�eques4 for develQ}�ment and, accordingly, the Code's varyous devel- opmer�t approval standards_need not be address�d by the appljcatior�, but will b� addressed at th� time a s�ecific development glan is proposed under �Chapter 1�.12Q (Site �evelopment FZeview) of ehe Cc�de. Acc�rdin�ly, the standard� of Code Section 18.22.040A.3. have been sa�isfied. 4. Th� pr�pos�ed Camgrehensiv� Plan 1�1ap and Zonir�� n�1ap amendments are necessary to retlect chan�ir�� coanmunity condi� tions, needs and desires. Specifically, ihe comm�rcial clesigna- tian of the subject property was never realized by commercial cievelopmenY due to th� absence o�an appropxiate comanunity n�ee� and other market conditions. At the same time, a cammu- nity n�ed and market for mi�)ti-family ��ousin� in this a�•ea has been identifi�d and Presently exists. The pattern of land use �n the Corraprehensive Plan Map and Zo�nin�; 1l�iap has shifted frorr� co�mercial to mult�-family residential since the subjec� property was originally desi�nated as commercial� The £urther sp�cifics of the changing community conditions and needs ar� more fully set out in Sectio:� VII at pag� 7 belovv (�C)MF'LI.f1,NlC� VVI'�'H COI'vIPR�HENSt�E PLAN PC7LXCY'/IMFLENiIENTATION � �TRATEGY tI, pa�e 1I-�). Accordin�ly, ih�e st�n�ards of Code Section 18.22.040A.4. have been satisfied. 4 VI. C��PLIANC��IT�-I STA'TEdVI��PL,AI�1t�ING�OAI.S: The following LCDC Sgatewide Planning C3oals are applicable to this prop�sed �one Ct�ange and Compreher�siv�P'lara�4,mendme�nt Appli�ation: Gocrl�#1: Ci�dzen IravolvernerYt Pro�.+osed Find� '�'!�� City's c�tizen involveanent program include� o�portu�ity for inpuf from int�rested �itizens and the CI'I`. �'ubl�c notice of all hearir�gs is I provided in accordance with adopteci City pr�cedure�. I Goal#2. Lancl U.�e Plcrnning PrUpo�ed Findir��• 'Y'his �aal is satisfied becaus� the City applies a!1 reledant Statewide Flannii�g C'roals an�d 'Ti�;aa-d ��anpreh��rsive P�an po�ices t� the reva�w of Camprehensiv� Plan Am�ndinea�t and zone �hange gr�,posals. �;h' Proc�dur�s include pr�vasi�on for no�i�ication a.nd c�omment from oth��- ur�its of gavernm�nt, ineluding ��shin�ton Caunty, ihe C7regora Department af'Trarrsportation, �nd the Dep�rtrt�ent �f �nd Conser- vatian and I�eveloprnent. Goal#9: ,Economy of dlt�Stat2 Proposed F��dings• 'i'his applica�ion vvill remode 4.67 acres r�f �and frorri the eity's supply of vaca�t comrr�ercial 1and. I-iowever, this amount of ]ar►d is not large coz�pared #o th� t�tai supply of s�1ch lands. ,�dditionally, this �rcperty has been available for development since ihe adc�ptioll ��the Campr�- h�nsive Pl�n in 198Q and has had no interest expressev for develop- ment under the existing designation. The hillside slopes o�� this property (� to 15 percent grades) make developtnent of comrnercial uses difficult. For tiii�sare�son, thz canversion of this s3te tU multi- ' family residentia] use w�til hav� na r�egaiive impact upon t�te economy of Ti�;ard or th� State. C:onstru�tion a�ti��ities re3at�n� to the dev�lop- ment Qf this pro�erty for residential use svill add short-cerm construc- tion jobs ana �vill pos�tivety affect the economy Ehr��gh the need fc�r building mafierials. Goal#10: Hoctsing. Froposed Finclin�s: This pr�posal wauld increas� the po$ential for pYOViding 3deqvate housing to meet ��rojected needs in the City of 1r'igard. The pi•oposed R-25 zoning would pravide for a potential densyty o� dev�loprraent of ahout 93 units. 5 , , � 'I'he Metropolitan Housing Rule (O.A.Re 660-0?) in4�rprets Goal 10 foc the �'ortland A�letropoiitar� Ar�a. Tlhis Rule requires that the �ity of'�'igard m�intain a vacant ➢and ir�ventory vvhich averages lU housing un�ts per a�re and tnaintains a 50-50 mix of sin�;�e-family to multi- fam�Iy development. According tQ staff, this requirem�ent is cune��ly met by the City, but is very close. If the City is to have i�exibility to cansid�r Plan Amendment �ropos�ls frorn resid�ntial to other plan designations or from higher ta lower residential designations, a cush�on is ne�ded v✓hich wili pr�vede for continued �ompliance with ghis stand- ard. 'I`h� proposed Plar� Amendm�nt will �ssist �he City irr its cont�n� ued complianc�with the Metropolitan Hausing�2u1�. Coal�fi11: F'ublic Faeil�taes and S��vices. Propo�ed �in�lines: 1�t �ssue uncier tlhis Goal is whether the proposed mr�lti�family residen- tial designation is consisten� wittr the level of public facilities and serv- ices which are presently available to the site or which can be rnade availabie at the tiime of development. As discussed in the preceding sectior� of ehis i•eport, adequate water, sanitary s�wer, sCorrr� sewer, and transportation faciiities can be made avail�bie t� servi�e the proposed �t-25 zoning for this property. Thus, the �ro��osal is consistert wsth the requirements of Goal 11. Go�rl #12: TrairspdrF�atiort. Proposed Findings: Th� designatior, of thi5 site for Medium-Hi�h Density Residential develapment i� consister�t with Goal 12. Bull Mountain Road is a m�jor collector street and is, thus, suited for provi�ling access to R.-25 zc�ned properties. The site is in cic�se proximity to Pa�ife Highway, a major arterial, and has quick acc�ss to shap�ing and employment areas. Tri-M�t bu� service is availal�le at the intersection of Pacific � Hi�hway wii�� ull �ilountain Road. VII. COMPLIANC��JVITI-I COI�iIP�tEI-IENSIVE PLA.IV POLICIES Palic�1.1.2, Pn�e II-7 Tlte Compre{ier�sive Flarr cr�td eacla of i�s eleme�ats sftnlf be ope�ced for ame�idrrte�its that con.sid- I, er complin�ace witJi tice plar�s of the MePropoli�an ;ervice 1?i..r�ric� (1�fSlJ�) or its successor on an ' a�zneaal basis, and muy 6e so arn�nci�d or revised if decmed n�ecessary by tfae Ciry CouaYCil. I A�Pnual�rrleeidmeirt aiac� revr'sion for corrzplier►c�e rvilh �la�e nbove regioraal goals, objecPiv�r arul ' Pln�c,r slanll he consis�e�ct �vi[h arty scleeclule for r�opening of local plans approved by the Lad I'! �'a�.rervn�inn �rnd Dcvcl��rncrtt Commissiori (LCDC). I � '� II � � � I i I 77ir's provisi�n is no� to be co�cslru�rf as c�aivira�c�v�� lega!rights rv{:fch tl�e City oreay ic�ve tn chafdertge tlie legality�f a�egional goa� abjective, or pdan prave�ion. P �'roposed Fandsn� Th� prapased amenciment is nc�t relat�d eo regio�a� goals and, there� fare,th�annua�review requiremeni is not applicable to thi5 gropc�sal. I�vaaalementation Slrute 2 Pa�e� �'` T'/a� �a�nmuraaty DeveCopmenB �o�e (C:1).C:)shall provide guasi judicial changes co the +Compr�h�nsir�e Plan 1l�ffap whi�h oraay be initiat�ed by af,�"�ceed pwrties on a serrti-annual basis anci a,pprove�if the C�y C'acancaf fuarls: a. �ie ckarige is corrsisteiYt witlt applicable plan pQlicies; b. ,,� claari,�e of p/tysfcal cucumstaaices itas accurred suice t6te origi�:al de.sig�tatior�;or r c. .4 rriisea6ce was made ir��lY�ori,gdiaal la�ad use designatio�a. � Proposed Firadin�s: The�aropo5ed Flan NTap Amendment is being subrnitted an accord�ncc wit)h th� ��ty9s schedule For semi-annual r�views. The consis�e�cy af this a�plicatioat with �pplicable po[icies af the compr�hensive plan will be demonstrated in this section ofi thi� report. I , 'F'he applscant is not avvare of any mistake in the original land use designation of this property. I-�owever, many chan�es have occ�rr�d i� tlhis area which warrant a change in the designation of this site. S�ecif- ically, the majority of thase propPrties which had been desi�nated an the Plan for office coinmercial development, t�ave been converted to multi-family resident�al designations �nd are developing for residentiat use. Tt�� most receni of these changes was the a�proval of a �°lan Amendment/Zone �hange to R-25 for the adjoit�ing property tQ the west. 'y'his Ghange haa the �ffect of changing 3.19 acres of vacant C-P to a multi-family re5idential designation and l�avin� Tax L,ot 1200 a� an iso�ated 5ite for c�f�ce commercial d�velc�pment. Addit.ionally, the Wellin�ton Estates project wa� developed alon� xhe south�ern bound- ary of the subject pr�perty and introduced I�igh L)�nsity Residential develapment in this ar�a of the city. A review of the Zoning District Map dated Ivlay 9, 19$3 (,4s revised Novemb�r 1983) indicates that this parcel was aiso originally desi��iated C-P, Professional Offi�e. Since tr�at time, thc City has amended the zoning to R-40. The elimination of these adjacent sites for potential office develop- ment seriously erodes the ability of deveDoping an office park enviran- e 7 . , � r�n�nt in ehis a�reao '1'he appiicant's property v✓hich is zc�ned C-G is less thar� �ve �cres ar� �iz�, is too s��ll 4a attract this �yp�e of develnpxnent in an area considerably removed fr�nn oth�r�f�c� uses. The ineroduc- tion of apartzr�et�t devclopment to t��west and an the We]lingtorr Estates sit� has served �� est�blish rnulti-Famjly xe�idential as the apgrop�i�te land �se in this area af thc�ity. P'olac_y b.l.l. Page dl-3� 77Be Gity sha1C prc�vide r��t opportunity for a d�versity��'housing c�erg.suies nnd resid�ntial t,yper at vareocas price and rent levels w Proposed F�ndin�s: See response under LCDC Goal 10. The designati�n of this site f�r ' multiafamily residential use would increase the av�ij�bility o�afford- ' abl� h�o�using in the city and wauld assist the �ity in cantin�red compli� ''� ance with the Metrapolitan lHo�sin��Zule. I I Pollcy 71.2. Fca,ge II 41 !I �'!ce Cety sliaCl reqccir��s�a pre-coaaditroic eo developnae�zt approval th�t: a. l�evel�prnent cmi�acide rvitdY the avc�dlab,ility of adequnte servic�capacity utcludirtg: 1. Pr.tbli�r✓�ter; � 2. Public sewer s•hall be reqctirecl for new clevelopm��rt swithirc dhe csty uriless dhe proper- ty i�tvolved i�• ouQr 300 feet frarr� a sewer lisie a�td �Vas/xirYg�opt Counry Health De- �arxme�it aJ�prova!for a p,�ivate desposad system is obtcai�red;artd 3. Sre�rrre Draiegra,�e. b. �'he fc�clliPies are: 1. C'a�aable of aciegccntely se►vir�b� al! irFeerve�tirig proJ�erties aoaa' the proposed �leuelop- mQnh, nn�d 2. ,Desi�zed to �'iry sta�tdar�ls. c. ,411�tew developnzsrit utililies to be J�lac�d u�tde�grouiid. and Policy 7.G.1, P'a�;e II-�& Tli� City shadl reqecir��as n pr�-co�icli�ir��i !a develnpmen�that: 8 a. T/ie developntent be served by a rv�rter sy�tem havi�tg adequcrte water pressure for�r� preatec�ion purposes; • b. 7'he developrrient sltall not reduce th� water pressstre dn tlae area below rr devel adequute for f°cre pro�ecdzo�z pu�-poses;ar��l c. 77ze applic�able�"cre di�trict r�view all applicc�taons. 'i Proposed Findingse 1'hese pcalicie� ar� s�tysfied k�ecause adcc�uate public water, s�wer, �' storm sewer, fire arad police services are available.t� serve potential �ii multi•farr�ily d��elopm�ne an this site. The avai7ability of a11 required utilities has b�en adc�ressed earlier in this report. I Policv$.dol, Page II-55 73ie �'i.ry siinll pla�t for a safe a��d effc�ie�tt street �vid roadrvcry systern t�tat meets curr�e��t nee�s arid anticipated juture gro►vt/i nrtd develapme�:t. Propased Findin�s� This policy is met because the subjecd property has aceess to tl��e arte- �ial str��t system v�a signa�i�e�l int�rsecti�ns at Bt�ll Mocar►taitg �taad and �eef Bend Rnad. ,�dditior�ally, the site has �onvenient access to TriI�1�t bus service at the int�rsection o�Pa�cific Hi��vay and F3u11 I Il�Io�ntain RQad. Policy 8.2.2. 1'�r�e II-58 77ie City slrnll e�icour�r�e tlt�expa�t.siora artd u.se of public tra�rsie by: a. Locating land inte��sive uses ir� close prozzmiry to tra�rsitways; b. I�ieorpora�srag provisioras i�t�o the Corrimca�P►�y l�evel�pm�nt Code whic0z require devedop� mer�t prnposc�ls to pravide�rnr�sir jaciliti�s a�td c. Supporriiag efforts by Tri-11�et arid othergroups to provicle for cire needs of�{ae tra��spo�7a- tioia disadvaritaged. a�ad Policy 9.1.1, Page lI-62 Tlte City shall erccournge a red�actiort i�r ertergy consum�tiort by a�tcreasPd opportur�it�es�'or eriergy carrservatio�Y n�icl�/te prodetctio�t of era�r�y fram altentative sacrrces. Pro�osed Findings: The lo�ation of a land intensive use such as Medium-High I3ensity Residential in close psoxirnity to the existin� transit lin� �a� Pacific Hi�hway is consistent with t}�iese polici�s. �ccess to transi�wi11 a�ssist in reducing ener�y consurnptiora by pr�mating alternative modes of 9 • , � trat�sportati�n. Tri-1l��t �Zo�ate 12 operates on Pacific �-Iighway �ithin 250 feet of th� subje�t prflperty, itaut� 12 provicies vveekday s�rvice �n a 30 mim��e �nt�tva� basis, provicling excellent comanutin� opportu- �ities to and frr�m work in TAgard, Portland �nd Sherwood. Policv 9.1.�a 1'aQ�II-S2 1'7ie C"iry sliall �ncourage faiut u.re deve,lopme�tt w/:ic/a emphasez�s s�und �nergy conservatian, d�rigrc�nd ronssrx�ction. Propos�d'Findines� The svbject �roperty is located on a �outh facin� s9ope which affords opportunities for use of passive s41ax energy in the c�esigm of the fut�re developrnent. The designation c�f this site for multi-family develap- ment woi�ld a11ow 2he most ef�icieni utiliz�t�on of this�nergy source. Policv 12.1.1,�P��e II-77 �7te��dy sltadl p�ovide for housie�g dertsiti�s ijt uccordanee witla: a. 73ie nppllcafile pPa�t policics. b. Tlae aJ�J�licable locati��l1 crireria. c. Tltc npplacable Comrnu�tity I�evelopmen� Code provisia��.s, �'ropos�ed Findin� The applicable glan policies are discussed in this s�ctian of this report. Th� proposed R-25 zoning is consistent v�ith these policies. The loca- tio�al criteria for the Medium HY�h Density Residential designa�ion are discusszd belo�. 'I'he future c�evelo�ment of thrs site wi11 be de- signed to camply �vith applicable Co�nmunity Developmer.t Cade provisions regarding density. � .�oc�tionnl Cri�erinn ,�. Medium-Hi�nnd High De��sirv fZecs�tert�inl Page II-79 r A. T/ic follow�ing facdor� will be the determi�dan�s of�he areas de,�i�nacat�d for hig�i derrsity o�t tlte pda�t map: (1� Areas wipich �re iaot con�mitt�d to low d��rity d�velopme�tt. Proposed Findin� The subject p.rop�rty is not l�cated in an area commit�ed to low density deveioprnent. �1s discu�sed previously, abutting properties to the west and south are zoned for multi-family re�idential �se, as are �rr�p�rties to the east, across �-ii�hway 99W. Tax Lot 1101 is zaned C-Cy and is developed with a service station. A church is located across Bull Mountain Road froin the subject property. l0 . • � (2) Areas e�hicOt r,an be buff�red fe�drra!aw der�r�e��riden�ial areas iri arder to nac�xim�e t6ie privacy ojestablislaEd low ciea�stiy�e�id�ntia!area�. ��osed Findings: A,s discussed abovc, surrflunding properti�s are committed to mc�lti- fam�ty r�side�tial anc9 other non-resid�ntia� usese These abuttirtg �raperties serve to buffer this sHte fra�n loev densifiy r�sidenti�l areas. (3) Area�s whdch lsave drrect access frorra a mc�dr�r c��lectar or art�rr8a!'st.reet. Frop�osed Findir��s: 1'his site has direct �ccess f,ropn B�aa� rVlountain �tsaad, a designated maj�r collector s4r�et. (�41 r�reas wliicfa are not subject to dev�lopr�tenl timitr�tdons. , i Proposed Findin�s: 'I'he s�bje�ct property is not lt�cated in a flood plair�9 area aaf high water I� t�ble, or known geologi��l haza�d �r��. 'I'h� subjecY prop��ty is ]�acat- ' ed on a �oder�te slope which should pose no limitations to the safe II development of this site. I (S) Ar�as where the existirtg facilities Siave the ca�acity�'or adc�e�io�zal develo�merat. I I 1'ro os��3 Findin�s: A.s indicated earli�r in this r�port, �1] t�ec�ssary public faciliti�s are �vailable in ade�uate capa�pt� t� sexvice the �ropa5ed Medium-Hi�h Density �Zesidential develaprnent on the property, (6) .�reas wi�/ti�a o�ae guarter onile of pccblic trar�sit. Propos�d F'ndin�s: Transit is inlmediately av�ilabl�e to this site at th� intersection �f �ull �� Mountain Roa�i and �acific IFIi�hv✓a}r. The parkzng lat f�r the Christ o the King �,utheran Church at that ir�ters�ctior� s�rves �s a par�k and ra�le station. (7) Areas witftin vne quarter rr�ile fram r��eaghba�rhoc�cd attd corr�rrtercial slaoppin�ceneers �r bsrsutess arzd o�ce ceatter:�. T'ro�osed FindSn�s: This prop�rty is Ioca�ed wifihirt on-quarter mil� af shogping facilities in th� Canterbury Square shoppir�g center to the nortP� �f this site. Addi- tionally, autoFnobile service arud lirt�it�d c�nvenienc� items az�e avail� able frorr� the Texaco site contiguaus to the subj�ct propert;r. (8� Areas adjcrcerir to eitlier pnvate or public�ernaanent open space. 11 , � Pr��c�sed�'indine�• "There is na publ6c ar privat�e open space in the imm�d�at��i�cinity of . this site. Eapea� spa�� can be }arot►ided an�site in deve�opi�g the sit� plan far th�futurc rmulti-farnily developm�r�t. VIII. CpN�L„iJSION T'�e proposed amendments to the P1�a� �vvla� andl Zoning IVdap are ��c;essary to an�et cha�ges i� comm�nity conditions, needs a�ci desares lay pr�vidin� �ffordable housing witt�in clos�proxit�ity to public trat�sit and supportade retail service�. a4,ll n�ces�ar�putsl�c facilities �nd s�rvic�s are a�aalable t� serve the gropc�sed i0�ediurt�-�-Iigh �9�z�sity designaiion. The propos�d �t-23 znning wrill all�w for gre�ter ea�ergy c�r�s�av�tio�t aa�d will provid� neesied affordable ho�sing. 'The spe�cific lo�a4ional criteria f�r th� Ni�dium-�iigh I)ensity designa- �ion list ei�ht factor� t�be �c�r�sider�d in sitin this �and us�. `I'hh� s�b°ect site com lies ' � , p w�th afll of these factors. 'Tpy� proposed P1an Ma� Arnendment and Zone Chan�e have heen demonstrate� to be co�sistent�sth th� p�arpose a�nd approval criteria contain�d in th� Cifiy of Tigard Conn�aiurri- ey i7evelmpm�nt C'ode for the revi�ew of��e chan�e applicatic�ra�o FurttSer, the applicatio� has been c�emc�nstrated to eonform�vith applieable Statevrid� Pl�nnira� �oals and polie;es af the 'I`��ard Comprehensive Plan. `I°hus, this applic�tiora cotnplies vrith all r�levant criteria and approv�al is her�l�y requested. . �I �I lil 12 I , , � � ��'f'� ��.��'�'//�T�S, �/��L'. I Consvlting Traffi� En,qine�rs ''�, 1225 N.Vi/. nllurray �Ivd,, �uite 206 ! Portla�d, Qr�g�n 872a9-5552 • (50�)64�-63�3 �I F,�X (503►64�3�886� I i March �, 1994 � I�i Rick Civer�s f Fax: {503) f 53-90:�5) ' 6564 �E Lake R�ad � IViiSv�aukie, �R 97�22 II � RE: Bull 1Vl�untain Re�ad Near SV1/ 1 '� 6th Avenu� -7'ri� �er�eration Cornpar�son II Rick: f��ached is a trip g�ner�tion �orr�parison �f � 4.6? acre s�te zan�ed for o�fic� u�e with a prAposed 93-unit mulfii-fa�ily use, I Th� prop�sed multi��arr��ly �se woa�id �av� � lovv�r trip e��n�r�tior� in all cases, �s connpared to rx�ar� gen�ral of�ice use and t�e more int�rasov� m�dical office u�e. • � T{�� p�ak hour r�te� for the muBti-farnily u�e would b� aboufi 5Q perc�n� of the ger�eral office use and I�ss th�n 30 percent of the m�c�ical offi�e �as�. � � In my opinion, this proposed change vuauld significar�tly ir�vver�he poteretda6 trip � j generatian t� �b�ut 30 to �t� p�rcer�t of vvhat it c;or�lc� curr�ntly be used ��r. � This is based on fihe assur�ption that m�dical prAfessionals �vduld find this ! location at�tractiv� b��aus� of the nearnes� ta I�ing Cit�/. � � � If y�u have a�y qu�e�tians, please cald. �incereiy, F-I �S e�1TES, IN�. ob rt ICeech, P.E. Engineer Ref: 94.�J�8 e, �� UiLL fVlC,�IJNT'/��V R�a4D Ii��,AR $ilV 116TH AVEN�JE 'TR/�FFEC GEI1i�RA1'I�IV 6�S ZONED) ' US� IN �IJT 1'OTAL '� _�. e AIVI OFFI�E-�/IEDICAL 14t� °�iH 43 l'/H °f�33 1"/H OFFI�E-GE(VER�1L 110 �'/H �1�4 T/H '9 24 T/y ` PM C)FFpCE-�i6ED6CAL 8� T/H 1�2 T'/H 2�5 �"0�! QFFICE-C;EfVER�L 'i 5 T/Fi �7 T/Fi 1(�� °/H �°RAf�FIC �EIVERATI�►IV (AS PF30F'OSE�) ! ,� DI a"i"�l�lJl'10�`J � �'YPE II� OI�T �"O�',��. AI�JO RESID�lVTIe4L � T'/H �0 T1H 4� �'!H F'M RE�19�EN�°IAL 40 T'/�1 19 T/!� �g °f/H . � T/�I = TRiP� I'ER HC�I�R 4 ' � Pi��JEC°� �I�E T��4PFIC t��(�EIRAI'�ON Wor�k�h�et 5�i'E NAME: �ull IVlount�in Raad 6Vea�� S!N � 16th Av�n�e SITE 11SE: F=r�fessicanaf Office lG�n�ral Offic�) {A� Zoned) SdTi� ��E ��i3: 6�,�J00 S�uar� Fe�t(1) UI�e4C1JlJST�9� D►�ILY �E�Il��.E T�IP GEIiiERATl0101 RA��°�: 1 'I o4 t/K�� E�7'91VII�4TE� �11lODAL ��L�T: �CD.� a �►1]Jt9S�'ED �AIL� \!E�-IICLE 1'�IP G�l1��R�4T'I�IV R14TE: 1 1 .4 �t/IKSF PERCEi1�`f/�(�E O� TF3SPS ��URRIIVG D19R11!!C� AI� PE�►IC: 16.�D% �� PEF�CEIV1'AsGi� �� T'�$i6�S C��ClJF�9$61V� DUfiIMG Pllli PEAiE: p 3.2°/a 'T�l'AL ��4�LY ��N�Re4`TION: 775�(� trips per day , Anll PE/�K IiOIlR��' +�E�lEfi�RTl0�8: 775.0 traps�hour ' /�IVI EIVl'ER TR9P SPLIT; .�9 ire/tota! '' �I�I TI�AFFIC VK3�.41fVIE IIU: 11�.� trip�fhour p►IVI TR�AFFI� \O�L�9n/!E O11�`, 14.a trips/h�ur ', , Pi1� PE6�►K H�IJRLII ��NER�l1'BO�i: 102.� �rip�/ha�sr I P�f EDVTEFi �°�IP' �PLIT: .15 9 � n r�/total PIl1� T'ReAFFI� �/O�l1I�lE ffll� 15.0 trip�,/ho�r !, PN9 TRAFFIC a°�L€J�/d� �11�': �7.� ��sp�/�� ', ('i) 3.19 acres; 1/� coverage 'i }�S� = 1 ,OC�0 Squa�'� Feet a � � Sour�e: `Trip �en�ration, 5th E�iition, In�tituxe of Tr�nspor�atic�n �ngin��r�, 1�� , 'I Land �Jse CddP 71 G� ��er��ral O�fic�) . l 4 PRQJ��1° SIl°E TRAFFIC C�ElVE��4�'BON 1dVorksheet SI�'E 6V�11VI� �ui� IVlauntain Ro�d l�ear �V1/ 116th Av�nue (�,s P��pos�d) SIT� IJSE; Apart��nt§ fl�'E Lar�d Us� Cod� 220) �IT'E SI�E: J3 Units {1) 4JNA[?J11S7',ED �AILY �l�HI�LE T�IP GENER�7IQN f��4TE: 6.a trips/uni� E�TI9VIA,TEC� TRAf�Sl1" U��: (�.�1 ADJI��TED DAILl( i/EF�ICLE �'RIP GENERATION RATE: f.5 tr6pslunit TIJT'�+L DAiLY CEf�ERATEI� TRIF'�: C05.� irip�/d�y PER�E(VTAGE �F T�IPS O�CCURR6(V� �l�R9NC ,+AN! PEAK: �.� '%a A6VB FEAK HOURLY GE�IE�A`i'ED �'R�I�S: 48,Q firi�s/ho�r a41V� Ef��'EFd TFtIP ��LI�°o �.17 in/total A�/l TI�/�FFI� VQL1Ji1lIE !N: �.0 tri�s/ho�F /�PJ� �'RAFFf� VQLl91V�E OIJT': �C�.f� tripslho�ar PER�ENTAGE C�F Tf�IP� �G�IJ�FtII�C� [��J�iNG 6'M PEsAiC: �.7 °/Q P�II'�ll PEAIC i��RLY ��f�ERe�;�ED 1'RIP�; �9.� �rips/f�oa�r �'fV� E�1�°E�3 �'6�IR �P�.IT: �Oo�� ir�Btczt�l P�NI TFt�4FFl� VOLIlIVI� If�: 4�.(� trips/hour 6'IW� `�R18FF�C OiCL�191lIE �lJl°: 19.� tropslhcassr � �aur��: 5�h Edi��car� "Trip �en�rati�ra" �ITE, 19�1) �' � t1 ) Frorr� �ick Gia��ns I I �i I i i . � � PF80JE��' S�1'E °fRAFFIC ��NE��'ION VVor�sh�e� . SITE f��41�1�: �uli 111iountain Ft��d (Ve�r �W/ 11��h �4rrer�u� ��T� lJ��: Pr�fes�ionaf O��ic� (fVl�dical) (A� Zan�d) �IT'E SI�� (�): 6�,Q�� quare F�et(1) �N��JIJ�`TED ��#ILY VEHICL� 1'RIP �EIVEFi��'I�IV Ri��°�: 3404 �IK�F E�TI11�/!B'E� MCJDAL �9�LlT; p0„� �D.iI��TED ��IL�1( '�/�HI�LE TRIR C3EI�J�R�A°�@�iV R�4�°E: 34.Q t/lf�F P�I�C��I�'d�CaE ��F 1°E�Ii�S QC��J�6�illVC LlUi;i6VG dQ,M PEd�1C: 7.�% PEi�CEiVI',A�E OI� T'RIP'� C��CCl��R911l�S C)URING PIV9 PEA,'Ke 11 .J�/o TC�TAL ��41LY G�fVER�°Tlt�lV: 2,3'i 2.0 trips p��r d�y �Oli� P��41� FiAI�RL� �EN�R�►°�°iON; 1�3.0 trs��lh�ur �I�I ENT�R TRlP �PLIT: .77 an/tota9 �1(i!I TRAFFi� �I�LUI�AE r9V: 140.0 trepslh�ur �ill� TRAFFIC \/��UII�I� �3UT': 43.0 trips/h�ur PIVI PI�AK HQIDl�l.Y ��NE�A°T9E�l�: 27500 tri��'h�aur P� ��'ER �°Rt� S�Ll�'� 0;34 ar�/#�t�l PI� °TR��FIC Vf�Ll1NIE IlV: g3.� tripslhour P'IV� T�.AFF�� OLUlVI� �llT: 1 g2o� trig��/h�ur t 1 ) 4.67 acres; 1/3 cov�rag� f KS� = 1 ,�00 Sq�rare F�e� � �ource: Trip Cen�ra�iora, 5th Editiun, Insti�ute of °Trar��p�►rt�t�c�n Engineer�, 1 g�1 , Larid Use Code 72� rMleciical Office �us`Idin��