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Planning Commission Packet - 05/20/1996 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. A����� �IC�,��t� ��E�IV6N� Cc�fVi6�l��IC3'�9 '' ii��°� �0, 1�9� - 7.3� �.iU�. TiG�A�D CI`J@� C�N7'�F� ��'t��t1l4V FIALL 13�25 SL1l�9�4L�. Bf)lJL�'if�6�� -r����c�►, ��.��c��; �a�z� i 6 •�. �J '6I.�9� I W! VI\L/W.� 2. ��LL CfiwL�. 3. ��4��VIfV� �CD��/II��IC�� C04V���9Vi�,�"f'@c��� �. . A6�i=F�l7V� i+�IP���`"�� 5. �1.1€3�IC; F-i�A�1l�� 5.1 �CJ��'������QV� PL��1 ,A�����+9��`�°(��A,) ��-����2 A!� ��9�1���� ��6��di��� ����J��'�°o /��err�! t�s� ��xt af �oiicy ��.2.�(2}(1 a) of ff�e �orn�ar+�h�n�i�oe F'l�r� �sa rr��r�ifij th� ��a��r�g ��d Isr��tio��l �ret�rc� f�r �en���( �am�-s�rci�i I��d �a���. �.f���,�'6C��: �ity `�VVid�. ����A �I� A�6�l�����&�� ������ ���`�°��BAo a��t�tn�ic�� �I��ar�ir�q ��al� �, 2, 9, 1�, 11 �r�d 12; T�I��t'd� Gt?Q�"h�Y�Fi�f1�i�l�; F3I�C1 �3fJ�6�lcW� 1.�.°����, 1.'�.1(c), 2.1.1, 5.�, �.1.�, �.1.� �nd ��.�.?; �Qgard �orr�:�a�r�ity �e�elc��r���it �s�d� ch�p'cer ��.3Q; �n� �regor��dr�i�i�fra�iv� ��si� C�h�p�er 6�0, t�ive�'scar� ��. 5�.� ����F��F°B�N�il�� ��,� A�l�i������° ���A� �����Q�/���lE ��[�I����� Qe�a����9�hl�' ����� �6a��0� A���C�/��� ����R���'o �m�nd the t�xt of th� Flc�u�ing �ectic�n c�f �h� Goi�pr���n�i�� P'I�n �� �m�nddr�g �xi�tir�g pc�iic:y �5 ��ilavvs: 6.1.1, Ampl�a�'�rrtati�,€� �tP��@��i � —I��C�9�f �UI9��/ �Q inciud� vv�fii�nd� ir� �h� liv� ��' ��n�itiv� iands �'�-�arn vvhi�h r�sidentia�l de�si�jt ��r� be t�aros*erred, ar�d 40 ��mnv� fh� la�g��ge which �Ilc�av� r�ca s�ore �ha� �.5°lo r��id�n�i�i d�r�sity�ransf�r fram �If ��n�it�v� ���d �r���. Th� �pplic�tica� �I�ca �rop���� �n ���e€�drrd��� �, te� Tig�rd Gor�smuni�yt ���elt��rrl�nt ��d� 1�.92.t�3t� �� a6!€sv� 1n0 p������ d�i°���ty Zr'�n�f�r � from a9! s�;nsiti�e 6�r�� �r���. �.����°9�9f�: C'r�nnrid�. �,F���i�,���� ��Vl��/ � � Gi�6�"����:�t�t�wid� P{�nr�ira� ���Is �, �, 5, �i, 7, �, �t�, '�'i, �2, 13 �r�� 1�; 1°9��rd � Car��r�h�r�siv� F'I�r� pc�lico�s 1.1.�{��, �.�.��c), 2.°�.1, 3.'9.1, 3.2.�9 3.4.1, �.�.�, 6.1.�, �.2.�, � 6.�.1, �.3.29 �.3.�, �.�.2, ; Tig�rd �Qr��ur�ity �7�v�i��rn�r�fi ��a�� �h��t�r� 1�.3, 1�.��, � a�� ��.9�. ��t��: 6V>A w � �. OT'��E� �11�6i���� m 7. �C3,��11�Nl�/l��T � _-- �� \ 'I'T��,I? ������ �� TS�i�� , ���� � �� �i'�9'C�F BfGAt�D qtdE�S3Pd ��1�����';�: �-a U l�� S�.'�,���l�G�``��: '7� .�v �SPvI. - ./ ��1�'Il°����&(��1��: ..�.. NI�:��t1IL�Ol�1 ���r������I� �.. J�lI3�T�r�N���5t�I�1 ✓ I�iI�;�I�4.�L C'C?ILL���t �,�...� �AI�Q�,XP•T T���'�'G `� JAlVI�S �FZIk�FI"�'H i � '� �.(�N TrIOI��d�1:N� '��� IV'l�.IgK PAJa�TET"I' � v S�L S��OLAk� �'I'�'F��SE�'�: ,/ Ft�C�IARD BE�IJERST3���' _ I�A�IIet�, SIv�TTI-� .� �rYILL I3`�I�dL�F�.LA _� ��.Y�IA�,�I�t� � _._._ ,� I�AR.I��2C)F3E�T� � N�,I� Iv1I���.AbELSC)N � � �A�{4'ALFSt�T�1 _..,. �Ul����L�.'�5 � � __ BItIAN It��ER � J�ES HEl'd���'�: � '� � � - — - — —- ---�--� , � � � Ir?.I o�rin\j erte z�po-roll.ms t CI� �3F 1°tG��D P�h9i�iNt� ���f�99��1ON R���la��IBeet6ng lVii�a�t�� M��2fJ, 199� 'i e ���..t� °T� q���� � �'r��'sd�;n�Wilsor7 ��llec� �h� rr�eeting �o ord�r at 7:�Q p.rn. �"h� ra�����ng �vas h�ld 'oo� th� �"i��rd �ivic ��nfier, T�wn H�II, at 13125 �W�iali �ivd. �. . R��.� ���L �c�mmis�ipr�Pr� P����n� �rssidenf V1filsar�; ��mmissic���rs C�ollsc�n, �riffith, f-IoiEa�d, P�de�efit, �nd ��alar Cc�mmissir�rier ��Frar�g ar�°ived 1�t�. �Qr�missiGn�rs Ab��fi: Commissio�ier Ander�on �ta�f�resent: C��ck ��vvers�or�f, Plannir�e� �lar�a��r; 9��;� �/�lan�, ��sc����t� Plar�ner; IVels Micka�fsa�, Rssoci�t� �i�r-�n�r; Jerree ��ynor, Planr�ir�g Commis�i�n S�er�#ar� �. �PPF��i2�!'E ����°�i�� �IN�T�� �c�r�mis�ion�r Nc�llar�d mc�v�d �nd Cornr�i��iQn�r P��g��t secQr�d�d � �ation �a ��prove the �ay 6, 1�96, m��ting minutes �s s�brrr�i����. �4 voice vat� was ��aken and the mQ�'sc�r� p�ssed �nanirnou�ly. �. ��A�fR�Q�� �CD�1����6�d� �����NI���"I�R�� �lor�e �. F'19��,�C B�E��.IP�� 5.1 ���1����9��i�IV� �L�Ah� �Mf���D���T ��F�s�� �6-��Q� �Q� �����1��� ��RQ�I��S ��G�11���': Ar��nd th� �r�x't of pcalicy ��.2.1(2)(��) �af ti�e t�orrapr�h�n�iv� F'i�n �� mo�ify the sp�cin� ar�d focati�rl�4 erit�ri� for �a���rai ��rr�m�eci�� O�re� ��e�. i���A°�6�P�J� Ci�y i6ili�e. ��i��: 9�/A ����PC���� ��VI��` ��I�'°����: St�t�wi�d� F'I�r�n�rg i�o�ls 1, 2, �#, 10, 11 and 12; �iq�rd Gt�r���-eh�ns9�� Plar� p�li�i�s 1.1.1�a), �.1.�(�}, �.1.1, 5.�, G.1.�, �.1.1 �r�d 12,�.2; �"ig�rd �omrn�raity I��velc�prrient Gc�d� �ha��t�r 'I�.30; �r�d �7r�yc�ra A�rr�i�9s�r�tQ�✓� f�ul� �h�pfi�r 6C�, �?ivi��ca;� 12. i ��'a��� R���i�7' ' R�� Valon� pres�nt�� �he �ta�'repa� or� beh�lf of'th� Cit�. N� �x�fair�ed th�t thi� � was a prQpo�al �a am�:n� Pali�y 12.2.1(2)(1 a) o�fh�; iac;�fion�i �riteria sLC�i�ns �f PLANNING COMMISS[ON IYIEETING MINUTES- May 20, 1996-Page 1 I � Y°h� Com�rehensive �'I�r�. �e advis�d th�t thi� poiiey is a�e ��it�rio� u��d to �r��lyz� and ev�iu�t� �e��prehen�ive �I�re �rr�ndmer►�s - �he preapa��d r�d��i�n��ie�� �r�d rex��ai�� af ��r�d fio aliow f�r gr�n�r�l corr�mercial use� or�ly. I�� ��id it �nrould apply tc� a�i such amendn��n�s, �n� th�r��or�, i� a ci�ya+vie�e c���llC��IC?�I. U�lo�� ��ic! th�f the �xi��ang pr�vi��ra�a ¢�orrv read�, "th� ce�ra�rn�rci�l are�a ds �cat �urr��arid�d by r��identi�l districts c�ri c��sr� th�r� f�vo vides". i�� summ�r���d fih� pr�po�e� p�iicy war�ing �� s��tin� th�t�h� ea�i�tirrg re�tricti�r� vvili �f�ll a�p�y�o ��ver cc�mm�r�ial area�, i�ut �n �xisti�g �,r�a m�y �x�ar�d if �he City �o�r��ii �r�d� th� follc�wi�g: 1. fh� ex�anded cAmrr��r�i�c� �re� `s nAt s�arrQUr�d�d by F�-1, f�-2, R-3.5, f��.5, fZ-�7 dis�r�ir�s on mor� than 2 sides 2. dh� ir��re���d carnm��ci�l ar�a will �a� �dv�r��ly �ff��# ti�e �urrc��n�in� res9�er��t��l distri�t� 3. ti�� �iz_� of���� increas�d ccarr�rnercia� �re� �iN �lir��v an appi°opria�e b�a�'er fir� b� pravi���! �etwe�n us�s �ilow�d 4. th� incr�a��d ccam�prcia! �r��a is the m�r�ir�l�m �iz� necsss�ry �h�t s� r�quir�d fio a61c��v�h� a��r�pri�t� rec4ev�iopm�nt ���9�e exi��ir►c� camrnerci�l �r�� �/alon� s�id th�e a�plic�r�� r��nrr��d a p�arcel alnr+g P��if� �-ivvvy. which i� � sp�et �e�ning C1f C-G li1 ��i@ ��'0!1'� �flL� �'-�2 ICl tI1P �t�C�, b�lf th� pl'opC�;��l i� Ilc�t �b��it ih� :i$� i� ��rficular. Va,lone praWid�d histary of the p�rc�i arrd exgalained h�wr the �:uistinc� ��iiGy lanc�u�ge ce�ald p�ev�nfi #h� r�v�ner firoi� expandir�g th�e L-G portopn of 4h� �it� i�to th� rna�iti-famiiy perr�ic�n of th� �r��. ' i!�lone ��id that st�if findv th� rurr�nt prdpo5�l d�aes r�ot rr�eet th� rela�ive crit�ria, i��c9udir�� �faf� C�ca�il 1 U (the he���sing go�€), becau�e th� �;xp��sior� caf g�e��r�l � c�r�mercia! intn rnulti-f�rnily resid�nti�i are�s wauld redu�e th� opportu�it� fnr tl�� r,it� �� ��k� ���il��l� h���in� �nit� �� v�r9�u� po-�c:� r�r����/r�r�� 9���i� ��c� ��Es��nr i�r fl�xibiiifiy of Ioc��err1, �yp�, and den�ity of haus��. H� ��id our Cornpreher�saue PI�� �c�li�y 5.4, vvhich �t���es th�� n�� c�rnm�rci�l and sr�d��s�riai d�v�Eapm��t �tAl1 not �ncroach �nta r�siclential ar�a�, �s r�ot safis�ied b�c���sc� tf�i� p�opQ��i vumulr� hel� �c� facilifiafi� exy�an�eon of c�rnrn�r�i�� ar��s ir�tca r��ida�n�i�d distri���. �!�lor�e ��id �h�fi �taff co�ld al��a ¢�a� r���� � fr�dang that f�o�npreB���siv� P6�ac� � F'��icy 6.1.1 is satis�i�d. H� ��id th�� �ethe�ugl� �he ����cim�nt its�lf �neo�sld r�c�t cau�� fhe ci�y to �rQp a�f campli�nc� vvith th� ��t�apolit�s, 9�r�u�ing ��le, v�rh�ch require� 10 units �n ��re �n�1 aver 50% multi-�F�mily ha��si�a, th� �xp�rtsic�n a� iger�era! corrrm�rcial a��a� ir�fo mulfi-��r��iiy �r��s �na�i� r��ti'Ifi in ic��re��nfia3 9a�s o�hcaus�r�g cxp�ortLSrzities fc�r t4��� ci�y. � I PLANNING COMMISSION MEETING MINUTES- May 20, 1996-Page 2 I _—_ ___ _� , � 9n r�g�rd� to p�iicay 12.2.1(�), the loc�tior��l cri#�ri�, �+�l�n� st�t�d th�t uo�c6�r the prc��ac�s�l, �ulti-fiarr�iily arrd singi� family r�sider�ti�f ar�as �r� h�ld to� a di�FF�rerrt �t�a�d�rd. t�e s�id st��' b�:liev�s bo4h �hauid b� �r����d �qu�Bly, s��h� �ity's i����ot i� fo rrm�int�in �r��ection �f�!! re�id�rrti�i ar��s. � �/�lor�� a�d�,�`�e� �hafi requ�st� f�r Gornm�e��s �ucr� s�r�� �o �DaT �nd IVE�t�r�, ar�d �h�t �II �:6T �ailg�g li�t memb�r� wer� rcotifi�ed. l"i�� pre��r���i w�s �f�c� pr���n#�d �c� alE af tt�� CIT'� dtaring th�ir f�ay rrie�tic�!�s. !�� �f�t�d �h�� �C3O�' ch��� ns�f t� �amrn��t can �h� ��xt b�c�us� th� ag�ncy �vai�at�� �a��h ���ce! sp��i���Bly. F�B�: s�id tha� i1��trc� re�pond�d th�t th�� sup�c�rted �h� �r��r�s�i ���ause it v��uld �,ppe�r� perrr�if� �r.��fer mix af ca���. W��on� said thE �c�uth asid Ea�t �I`6"� had n� c�rr�rn�n�� ori �h� pro�as�l. �� ��id fh� ����r�l and V1l�st �I�"s �xpre�sed eoncern �bdu� ch�nging the fext for @dcating � g�n�r�� corrsm�r�;ial ����is. i VaOcan� �dvi��c� 49-i�t s��ff r��omrn�r�ded fih�; �'9�r�ni�g �c�m�,���its� r���rnrr��r�d t��ni�! ��f t9�� prca�sosal, be��us� the appli�ant ha� ne�t m�t �!I pri�cip�l �riteri� �nd � h�� nca� r�ad� a convir�cing �rgum�nt �hat fihi� arn�r�dment is b�r���a�i�! tc► the city. f�� �aid �he �p�lic�r�t e;c�uld �pply fc�r a qu�si�u�ocia6 co�p pl�r� �rnencirn�r�t #� ch�r��� th� zc�r�ing oe� fih� �rop��r a�d i�n�4:� a ca�e#�r�or�s�r�€ng pnfi�y� 12.2.1 ir� a flexibl� m�n��r as all�aw�:d ir� the compr�hen�i�� �I�n. , i Ir� r�;sp�ns� to a c�u�stBc�n fra�rn Preside�r�t VlVils�n, Wair,r+� an�vv�r�d ��afi �his prc�pos�! �r�ly applied tc� c�er��ra� cornm�rciai ar�a�. �ai�r�� t�er� u�eci �� c�v�ri���d �� d�rn�r�yt��t� b�#h ��� �xi�tang �olicgo �r�c� �h� prs��a���d �a�li�y. �9� II shavv�d �h�t, ���e� th� prcapos�f, th� cr'st�ri� ���I�i be m�t �f ther� w�r� �inc�4� f�miiy r�sid�r�ti�l ar�eas an �a� to�vvo �ide� and r�ulti-f�mily �r� the �h�rd side. �'r�sid��� Wilson �siced �f exp�risinn wc�uld �olio�na the t�x lot lir�es, s�r if �he ap�li��nt c�uld re-dr��nr �he �rap�rty line tc� ��o�d m��� fhan � �ic#ps. �1a9m�e �nson�er�d �hat it w�s po�sibEe. I Cc,mmi�si�ner f���r�n ask�d �bQU� sfirc��ts fih�t diwide �reas �r�r� if t�ie stre�ts � make a definit� division befinr��;n lofi� an� ��n��. !(aion� answ�r�d tha� th� �'° �pplacar�t ��r��r� fa ir�clud� � provi�,ian th�t the�-e couidn't kr� � �treet c�r ri�h#-c�f � �- v��y bet+iu��� the exi�fiing g�nera! c�rrimer�i�l �rea �nc� #he pro�ca�ed �xpan�c�an � � �re�. � � 0/alar�� expl�in�d tha� Goal 10 (o�ering hc�u�ir�g af v�riou� pri��s �r�d r��nt 9���i�) � cauid be ��fect�d by�his proposal. � �omm�ssic�n�r Padgeffi said that, in�te�d ofi lo�king �t "y�� �vail�bf�" d�v�l€�pr�ent, th� Ccsr�m65sion shauld Inok at the d�velopm��fi pa#�r�t��i fi'rc�rr� th�; ori�ir��l build- PLANN€NG COMM[SSION MEETING�AINUTES- May 2U, 1996-Page 3 � I � o�at. He t�e�iev�� �he �ity's �blig�tir�t� i� t� �r�avid� ���ar�a�i� oppe�r�ur��ty, �rc�i�ding ��h�t es �lr��dy h�r� (r��t jusfi fro��hi� p�int c�r�). �P�l���A�'Y'°� PR���F�°�'�,'TB�F� iVia�h��! R�bin�or�, 900 �VV ath, ��ai4e �3�0, F'r�r�la�d, C�� �720���2��, s��l�� can behal�' Gf ti�e ap�9i��r��, �� �xpl�irs�d 4h�# �h� prc�pcas�! �✓s��ld �l��i�j �►th�r� an �xi�ting ge�eral �c�mrrr�r�i�@ piar� ��� s��si�r��tior� c�c�ld �� ��p�r�d�d, �e s�id th� curr�r�t lar�g��ag� �ra� di�icuEt �o inf�rpr�t �r�� a� �v�uic� b� �Ptt�r tr� h��� 6°�s�r� c�rtair� cri#�ria. �I� ��id t��� pr�po��� ch�r�g� tiR�o�1d c�i�� �carr�� gc�'sc���oce �'or a� �xisting C-G m�p d��ign�fi�� �t� be surr���d�� on �7c�r� th�� � �i�1�� by hegh�r d�n�ity r��`��r�ti�l €l�s�gn�ti�r��. h!� �dvi�ed th�� ��i� pro�ta��0 da��r�'fi �,ppl� �a r�vv cor�m�r�i�l �r�a� W it�p�li�� onfy fca �xi�t6r�g �-� �r�a�. Robi�a�o� r��tec� �h�� �h� �pp�ic�nt �ould 9ik� �a ch�r�g� ��►� �xi�fer�g R-'92 de�Eg���ion of hi5 pr�p�rfy�n �-�. �-6� ��i� th� p�rc�! i� a �i�c� Ip�uvi�h � �piit �ar�� �,nc� th� c�r�l� acc��s i� thr�ugh ar� �xi��i�i� circv��ray. �9� ��'sd th� ��apl�c�n� h�� �� �pprr�v�d �it� �e�o�:Pa�r��n# r�va�w on the �-� ps�rt�ara, but i� is � ��r���r�s��c� �i�� �_ th� k�uild�ng a�ci p�rkir�g �re �q��e�z�d or� to � �m�li�r �it�than is ne�c�ssary. Ft��in�ein �t�t�d ti�a� pea�4� wha c�car�'t ��nt �o k��y �th�� g�r�ap�c�o �c� m�ke thi� ch��g�, dr �or1't lnra�� ts� ���ng� �heir�xi��ing �r��er't� d�si��atior�, �r�n"t goi�� �a b� a�fecfied by tP�is propos�f. F�cabir��on s�ic�; at �n� tira��, h� th��aghf an �p�arc�pria�e iimit�tiar� on �his �a�9ter�� � mi�h� b�; i�a those sit�atian� caf �pfit zoning, ��t h� d�cided it �vas tna ��rrovv a �aro�isicr� tc� p�a� in th� c�mp �I�n. He beBieve� fi�e ci� �holt�s�e�'� �����t p�an E�aa�a . �rr��na��r��� to d��i sal�iy �nri#h � singl� �i�� - th� pP�r� �na� ���r�d��nt �9��ia�d ��� �e¢�er�ily ���:e�atabie #'or the ra��t of the cc�rr�m�s�at�r. �ie s�a� fih� ��pii��r��'s gar�pp�a! will s�rike �. b�l�nce. {��sf�ir��a� r�rr�ir�d�d ti�� �c�mmis�irar� ��at, �ve� �fi t��i���ac� �rri�ndrr��r�� i� ��pre��e�d, �li cafihea a��alic�ble cc°it�ri� �oeald sti!! �pp8� to the quasi ju�ici�i plan r�n�� �ppfe��f����. �I � Ftcsb�ns��� disac�r�ed �vs�h th� st��€ r�pe�r� t��t this prr��ac���l w����8e� ni�k� ifi ���e�r ta I'I � ���,�c.�i�� c�rr�mE�c6�9 �r��erty. F-i� �Isa �i�a�re�c� that thi� �m�nd�n�r�t �reat� rnul�i- I � f�rr�ily a���s diffi�r�nt�y frc�r� sir�gl� �F�rnily �re��. Robins�r� ��i�4 ��� ��c�g�st�d �� � �odifedol�r�g��g�ta r��u��fih� ��c��a� c�f ir��pac�e��'fih� �m��tdm�rt. � � f�obins�r� �Is� d�e� ��+ b�li����hi� �pp9�c���o� d��� ar�yt�ing fr� r�duc� prc���c�i�n � of rrulti=f�miiy a�r�as. 9�� r�m�rk�d that th� ct�mp pi��� �Ir��dy d'o�tang�i�h�� °1 i�et���r� low der�5ity+ de�ig�ati�t�� �nd r�eda�m, rn�di��-hRgh, �nc� high ��r�s�� de�igr►��ion�. He nat�d tE�at the ��c�� �till pravad�s f�r k�uf��ring fisa r�a�ci�i�e fih� �rivacy af!aw d�n�it� r�sidertiaf �r��s. ° PLANNING COMMISSiOT>I MBGTING Pv11NL1TF�- Ivtay 20, 1996-Page 4 , , � R�b�r�sc�n r�f�rred to Sfi��� F�lanning G�ai #10 �nd s�od he d�e� r�at b�lieve �'�� �ppi9�a�ion.�o�s �n�rthing ts� pr�ver�t �I�i� goal from b�i�g rr���. t�� ��id � �'�t�re �p�lic�nt c�mir�g in fe�r � qu�si jd�d6�i�l rra�� �pplic�ti¢�� v��ufd �#ill ��v� taa pr�v� fhi� pl�nr�ing gI��6 i� met, V�e th�n cit��1 � nurr���r c�f �xa�t's�g �rit��i� in fih� �omopr�h�nsiv� �'I�n tha� prrsf�ct r��iden#i�l �r��� fr�� th� irr��a��s afi C-� d��i�n�fiGOns. �2a�,i�sr�n said h� agr��� vErith �h� c�ndition� e�f ��prc���l 9i��ed �n �S��e 2 0�' the st��' r�p�r�. I�� al�o no�ed th��f the �i�r��in� �or�arnission co�id• r��rarrrrr��nd ��3�8"f7Vi�6 �B��it? C;if� C�l.iI1K;lI V�tl�h I'YIOdI�IC�$OCAflS. Cc�mmissian�r C9�Frar�g rerr�ark�d that �h� �haugh� it w�� ��f�r a�� r�are cor�seruative to mak� deci�ions �r� � ca�e by case basis, r�tYi�r�han to run the ri�k of "st��pi�g nr� re�idential toes". �2obins�� �ai� #�e problem i� #h�t th�r� i� r�r� �ss�rai�c� ab�ut v�ha� it fiakes tc� c�nstrue t�ir�gs in � �i��ibie mar�n�r and it i� e��� . '�Q S��p OPl 9'�'SEd�Y1tl�I $Q�S Vlll�i? th�? Ia91�Ua�(' s�s 9'���f9�t� t�d�y. . �res�ider�fi �'�ilsor� said he w�s co�ac�rn�d abo�t approving a �one �h�n�� b��or� ��e��g any sit� �ev�lopment revi�v�e pEan�. R�bir,san �aid it anr�a� di�c�ai� ts� �ri�� evm�iet�By r�bjec�iv� crit�ria, b�at fih�s pr�po��9 wouid gi�e �n a�piic�s�t � be�t�r �d�� about v�h�fi �ia�tc� �e satisfie�. �'re�ic���t W'sisc�n askec� �taff ifi ther� was a zor�� change �ar�der 7his �rop���d fangua��, w�uld �here k�e mvre sfir9ng�nt sii� d�vele�pm�nt review �rs��ria �ecaus� at projec#s i�tr� � r��id�nti�al are�. R�y �f�i�n� �e����red fih�� ���fi� uvould c����� tn tP�� cocie. l�ic�� �ew�r��arf� �aid that ���lic��fi� are �'�qIJIP'�� �i� 6"rYi��?� lJ1f�t� �I1� r�eigi�borhoc�d pri�r to m�king an a�plica#iar�. He s�ed th�t th� ap�aiic�rat �Qrmalfy �� a�dr��s�� �he n�ighb�rhood's cor�cerns, vvhich �ends to resulfi ir� le�� ab��ctior�� ta th� pioject. I P�l��,l� T��TIIUft7�&1� � li� ����� �I ��r�e f�ayb�rry, 13�90 SViI Watk�ns, �ig�rd, f�E� 97223, ��&c�;d abou� ��s�i�i� � zon� cha�qes i� �is r�eighb�rhood. �'resid�nt W�`iluc�r� infor�ned h�� that tQ7� ap�alic�tiQn was not a chang� ta any par�ic�E�r prap��-ty and s�g���t��.�� ccant�act I city st�ffi ta t�9k abnui his �ropem-ty. �U��..O� �'���'I����' - I� OP6�4a��°��0� II D�k�bie F���t, 126�5 SW �Nafiki�5 Ave., Tig�rd, �� 972��, �xpr��sed con��rn '�I abc�ut fhe �ff��t can I�v�bility for I��s an Watl�in5 A�v�. P iVda�fiha E�ishop, 1�a90 �W Cc�o6, L�ne, Teg�rd, t°�� 97223, r��d � 1�1��r fs� th� Co��nmission. She requeste�l fhat the Pi�n�ing Comrv�issio� re���e the compr�h�nsive text �men�im�r�t a� �oH�vus: PLANNING COMMIS510N MFETING MINUTES- tvlay 20, 1996-Page S _ _: .. .._..� � I "T��� fihr�� �id� rui� si��li ap�ly t� �ulti-f�rriily �s�� �tilgi. 1� pa�r�ei wifih �nrc� �id�s c�r r��r�, t+9lif�9 SiC3�Ii' f�lG�'lIIY �Q�P�ii1�, a�nd �hall �o� b� p�r�i�t�� �o �� r�:��an�� t� �o��nm�resal. VVhi6� fih� �rim�rry �cc�ss�for�h� c;�rr�m�r���l u�� �� � m�jr�� ��61��tor ar art�ri�i, as ���t�d ir� t�r� �i� �f �'wgars� cnd�, i� a�y p€�rtian of th� pr�pc���d p�c�p�r�� is �b��ting �r a�c�ssing �pc�r� � rr�i�ca� �rai(��cto� �ar lo��� �o�ad, t��r-c th� prop�rty c�r�r�ot k�� re�o��d.,� �u�ri� �ey�r, 13210 SUV�/1f�tkin�, 7'igar�, C�� 97�2.�, ��r�ip�r�ci tF�e pr�p�s�i �o "dyn�mi�ing �h� iak� ta ��� c����isi�." He is agair��t�h� �rn�r�d���r�t a�h�e�ge� �a�ir�g �ity�rvv6d�. D�yid ��ita;�, ��57� s1fW VV��kin�Av�., �'ig�rd, ��t �7223, ��gd�ed u�a tu �peak, b�� I vhc��� r�ot to c�o sca. I ��ver�l p�opEe in t6�� �udi�nGe &��d qu�s�i�ns �l�o�� fih�ir �p��i��i� pi�ee of prop�rty. Tl�e F�l�r��zng C:oa�rr�i�sion tc��k � 10 r�in��t� br��k fio �!l�i�,r fih��� p���l� �n nppor�unity fio t�ll�to �f��f. I PU��9C F��/�,�IR9f� ��.�95�� �I C�r�mis5i�r��r �ri3fth asked staff i� th� Coty of Tiga�rd hav� � z�rz� he��i�g I�ss ��i regulation, �� far �s zo�� ci�ange� are conc�rnec�. Ray �'�B�n� �nsvver�d fih�t �� tS��r� is nc�t a requir��ner��ta r�place h��asing u�its c�� a ratio Ia�ais. H� �fiat�a ���t 'i �he Metro f�c�using F�ule c�arrer�tly requir�s at i�e��t 1� �r�it� per ��re of F�r�u�in� I U�pc�r�ur�ity �nd ihe �it� i� at 1�3.4��. �� �r�rrar�i�sior�er �alisarr rem�rk�c� �h�� �hi� ��g�li��to�r� s����� t� �,� ���i�c;ia�� �r�� ' pic�c� of ambiguou� cr�teri�a fr�r ar�ofih�r n�t q�.��t� as� �r��aig�ou�. H� w�� neat in ' ��vc�r af cl�ang� �c�m��hing far th� s�k� �af �h��g�. �� ��sd h� h�d � prc�bSP�n char�ging code�or th� v�hal� cit�, b��e� or� a n��ci ir� ��e �art4cular ar��. � Comr�isseaner Padg�tt s�id i�� liked � lot of th� r��vv lan�u�g�, but d�e did r�cat lik� � �hancJ,e in th� rul� of thr�e, �{lavuing one of th� threQ �ides ts� b� ��I�i-family. !-�� '� s�id 'th� c�de all�v�a�d �or tvvc� fiype� of ch�ng��, �u�si j�idi�iaB �n� I�gisi��iv�. i-�e ! I��li�v�s �h�t ta zff�c� � i�gi�l��ive �hanc��, th�r� r����9s t� �� � �ryi�� n��� � �itywide vvith a p�rticular p�,r� of th� �r��9�. � a� � 4�resi�ler�t 1/Vil�c�n s�id t6iis �pp9�c�tian �,r�s � �c�c,�d ���mpt ta �lara�j �h� cod�. �4e � �aid he wa�al� �eaid to ���pc�rt i� ifi it vvas �n irnprcaverr��r���, �aut h� vvould IQ�ak �car �a � fiurther imprav�rner�t. � �arnr��is�io¢�sr Mall�r�d said �h� applic�ti�r� made a lofi c��' ���se. �ie ��9d h� likes � �h� id�a of �thc� fifth c�r�ditior� in the sta� r���rt, that th� i�cr��sed �re� has t�a b� contic,�ut�u�, not s�p�rat�d by � �a�d�e�y �r right-csg w�y. I�e �hit�k� fihe �h�ng�s are muct� mor� underst���dabl�. � PLANNfNG COMNiISSIQN MEETING MINUTES- May 20, 199b-Page 6 , , 'I �csm�is5ir,ner C��Frar�g said she �v�s o�pos�d t� 4h� �hang�. ,�he ��id it wouid ' b� har�i to for���� what co�a�d hap�es�. �h� is is� ��vaar v� �a6cing � mor� , c�n��rva#6v� ��sprr���h �r�d lonkir�g �t���h �ppli�a#ian o� a e�s� i�� ���� b�sis. ' �nrr�r�issicar��r �cc�la� �gre�d �ith ��rrnrr�issi�►r��r P�eFr���. F�� pr���r� h�r�s�i�� � th6�gs a� a ��5� by c�s� b�si�. f�� d�c� w�r�� to cha�i�� �h� �4at�s for fh� wh��� ' cit,r. ,, �r�mmi��ianer �ri�i�h s�aid i�e �ppr�ca�t�d �h� l��e�����. �i� s�id he d�es not liac� �', crisis interv�r��i�r�. �� thir�ks there is s�rrae �mbdg�ify En �h� c��ren� i�ar��u�g�, but 'I �� h�s en�orke� fca�a (or�g ti�e. I C��r�is�ianer �riffith moved to r�comrrr�nd deni�i �� ��'A 96-OC��2. � Comrnis�i���r ��dget� secor�d�d the rr�otion. � voi�� va#� vv�s taker� �n� th� I� rn�t'son pas��d by a vot� of fv� to °trevv�. Comrni��i�r�er� I'�dg�t°c, CoElsan, �,i �eFr�ng, �ca9ar, ar�d Graf�i�h vofied f�r th� mofior�. Cqr�mis�ian�rs V�4il�ar� ��d HolEand v��ed ayain�t tl�� motic,n. • I 5.� ���lBP�tEF���V�f!!� PL�AN �f�8�6����i°�1° ��@�'�,) ��iW�Od�/�0�� OFg�1�9A�d.:� I �4��1�6��A�N1° ��t��) 96-�0�� ��3��O1�C3� '� &����1��`�s R,r���d �h� text af th� �io��sng sectir�r c�f �he �c�r�lpr�h�r�siv� Pf�r� �I E�y �r��ndirs� exes�i�g po9i�y �s f��f�ws: �.1.1, im�l��r��r�t�fiioa� �trat�gy 3 -rriodifjo pc�iiLy �s� incl��e v�e�iar�c�� ir� th� iist �f sensitiv� la�d� fir�am �hich r��id�nti�i d�n�ity can bp�rar�s�err�ci, �nd tt� remav�fih�; i�t�gi��g��hi�;h �ii�v�e� n� rr��r� #h�n ; 25% a�es�de��ial d�s�siiy tr�n�f�r �rc�rr� a!! �e��itiv� 6ar�d �r��s. Th� a�pl�r�t�c�n �ls� i , prcr�L���� �� �rr�cr�drn�n� ta 'Tic�ard C�c����ni#y,� C��v�f��rn�:�� ��c�e 1�3.32.(�3C� t� , aiiow 100 percent d�ns�iy 6r�nsf�r frarr� all s�n�iti�r� lanci �r��s. �,���,`�"0��1: ; Cityu�ide. �F��°L.9�i�'�LE R�VE�� C�6°P'��l,�: ���4euvid� �i�rnin� Goa�i� '9, 2, 5, � 6, 7, �, �0, 'I 1, 'I 2, 13 and 14; 7�igard Compreher,sive F�i�n polrcies 1.1.1���, �.�.�(�), 2.1.�, 3.1.�, 3.2.4, 3.�4.'I, 3.4.�, 6.1.1, 6.2.�, 6.3.'!, 6.3.2, �.3.�, 9.1.2,� T'igard C�rnm�nity ��v�lopment Gade ch�p�er� '!II.3, ��.�4, �r�d ��.�0. ��'J�1�: P�l/A �T��� R����aT � f�els Ndicka�lsan pre5���ted �h� st�� r�pott on b�half e�f �he city. Fi� �d�is�d fih�� � fihis is a prapasal to arr�end the t�x7 �a��he ho�sing ��c�iar� of th� Cr�rn�r�i��nsiv� � F'lan p�iicy �.1.1, ir�pler�er�tatiar� St��t�gy 3 and °�ig�rd C�orr�rn�anity L���e9aprnent Cod� 1�.92.a2Q and 1�.9�.030, ir� c�rd�r t� al9c�ws 1 Qd�% d��sity to��r�s��� �rt�irr� vv�tl�nd are�s zoi�eci �-12, R-25, �nd €��40. hllic���l5on �dvi��d th�t fhe Tigard Cnrnrr��nity Develt�pr�e�t �ad� ccarr�ntly allow� 25% �ansitc r�siden�i�! d�e�sity transfer f�-om ar��s withir� the 100 ��a� Pi.ANNING COMM[SSION MEETING 1v1INUTES- May 20, 1996-Page 7 . . i i fle�odpR�in,��4��� :�ic�pes, and drai�age wa�y�. F�� ��id #h�t �urrenfily th�re i� �no ����it�tr�r�s�'e�-�I��vved t�vu�tlar�� areas. �i�ka�i�c�n �t�t�d �hat th� �ppfc�r�t h�� ac� �n��r��� in 4.�'� �cr�� �fi pr�per�a �dj���e�f tr� I�t��g�tafF�tr��t �long i°�igf�w�y 2�7. �'h� prop�r�y, �� �sar��d R�1�, wvith �.1 �er�� ��'w��l�nd. (Udi�kael�on s�id th� ��rpli��r�� h�� a�pfied �or�hid ��qi���tiv� i ., ��� �me�dm�nt tc� �l6ow tr�n�fer 1 QO°f� �a�' r��iden#Bal ur�i�� fr�rr� fih� �s�filan� t� th� I b�aild�bl� porticsn si�gh� �it�. I �d�cka�l��n ��i� s��ff firads thaf th� prop�as�B r�1��t� �fE �#at�� a�ide p6��nin� g�s�l�, t�ow�;v��, �t��F d�E'a f�C3t 'FE',�I I� Sc�$6�f�S �011'lI�5C��1�I�Sl�/t? F�I�P°i �Ci{lC�i '�.'�.���,, v�hich r�g�Qr�� th� (��mpreh�r�sove f'lan ar�d �ramrr�uni�y �S�v�lo�cmer�f ��de b� k��t c�rr�n� wi�h fi�� r����s c�f the communityr. E�� �aid �t��f a9�a h�s cc��cern� abo�at th� irr�p��t�hi� prop�s�! could hav� c�� d��tl�r�ds. 6v�ickael�c�n ad�i��d tha� r��u�st� for �c�mm��ts vr�r� s�nt #o IV�e�r� �r�d th� �ivis�on of S��te Lands ai�d notifi�d �II GIT r��91i�g Bi�� m�mb�er�. F�� ��id �h�t i'�ietr� �61d i��L did ��t cosnm�nt ar�d fi�� �a�sth �iT i��r� car����r�?� abc��a� fih� �f��ct an �xisfiis�g n��gh�r�rhaod�. k�lick��l�c�r� �aid '���at, iol{av�ran� �e��ing �i�h th� �I�', tF�e �pplic�nt rnodi�i�d hi� propasaf to only i�clude I�r�d� ��an�d f�� �r�lti-family. (1�ickae9��r� re�aorfie� ihafi th� W�st ar�d Cer�fr�i CITs q���faa�e�d r�visior�� �F�i�h wauld ail�w mar� cfensity #�ansfer �re�rr� �e�lan�is ihan ��E�Er ph�r�s��lly r��t��sir��� I�and�. i-�� ��id th� ���t �i� s�ppc�r��d th� c�an��pf, but fel� �pplic�fiinn �haul� b� �val�af�d c�n � c��� by ��s� b��is �9i� ther� sh��ald b� no g��r�n�e� �f �00°l0 tr�ras�er. 11�i�k��@�c�r� :��ad st�i� ���arn��nc�� the Pl�nnir�g ����rrsissidn r�camm�nc9 deroi�l �s prap��e�� �7�Cr��lS� $F1� ��?�IIC�Ctt �i�� i1(af IY1�� c�EI ��'1�IfGc��1I�' C�B'It�Cec`'d a�i'1S� �t�a nc�t m�de � ��nvir�cing �rgumer�t th�t thi� �e�r��nd��er�t i� b�ruefici�P �r n�cess�ry to th� Cifiy. �9� s�id �h�t Pi�nni�g staff dc�es r�corr2nier�d �hafi chang�s be mad� to th� Com�c�eh�n��ve i'9an to allo�u 25% re��ds�tiai c9er�sity tr�r��f�� fr�arr� w�tl��d� c�r� r��id�n�i�6 lar�d. Ccamrr�i�sion�r ��iffith �sk�d i�th�r� c��ald b� � pos�i�ili�y tc� aliQ�v e��r��ifi� frar��f�r �p ta �h� rnaxim�om aliov�rabi� �iy zos��. l�icka�is�n� ��i� th�# lV3�t�� is p��F�eng far c��r��rous c�n�it� c��n�ity fran�ter, but �I��y h��s��'t �p�ci��ci � p�re�;r���g� c,r c�iv�n c�ir�ction ha�v t� de� fh�t. �lickaefsor� clari�ied th� �ensity t�-ar�sf�� c�n��pt �iy gc�ie�g c�ver di�f�r�nt ex�mp9es. PLANNING COMMISSION MEGTING MINUTES- M.ay 20, 1996-Page 8 1 a � ����N������ ������������ V�iilliar� ��x, 0��� SV�� ��ii�arnia �t., �'orfl�nd, C�� �721�, sp�k� r�n b�6��6fi €sf ,��3��;t�. t-!� �l�ri�ed �h�t th�r� w�s � �cr� s�f w�t8��ad ot� �heir 4 ��r�� of I�n�, and �h�t aa�d�r�hi� pec��a���9, th�y �c�uld c��fi� t�#�i r�f �2 mc�r� units c�r� th� �ite. �ox ��id h� ���r�ci�tcci #he discu��ic�n o� �@�owin� d�n�ifig� tr�nsf�r �p �e� tih� r�a�xirr�un c�f d�n�ity all�a��d by �dr��. H� ��icl th�t, in re�iity, it r��y a��f k�� p���ibl� ta� g�t 100% d��a�Ety �r�n�f�r, b�ca�o�� of ��rking �nd ��t back r�:q�ir�m��#�. Cn� �c�vi�ed th�t rr�a�f ofher�uris�ic�i�ans a(le�vv d�r�sity t�a��f�r f�ur� we�l�nd are�s. i�p ��id ih�t Hsli�bo�c� rnrt�n't �r�y tr�nsfer �ran� �6csod plair�, b�t al6�rn�s fuli tr��sfier frtir� �r��l�r���. ��x �aid h� di�agr�es witl� the �#a�f r��e�r�, b�c�au�� h�:fi��f��h�y h�v� b���� p�t in a positic�n ta ju��i�fy allav�ing 1 QO% �ran�$er frcam +�v��l��d ����s, b�at ncat frc�m ��I-e�r �r�as. H� cii�c! � c�s� fr�m �9orth Pl�ir�� �h�f wc�c�ld expa��d th��r ��b�� C�r�onoth �oeand�ry. �!� s�ec� it vvas succ;�ssf�fay app�a��c� tc� L.U�� l�y C�L��, ��yi�g �h� �it� r���dec� �cr t�k� intis� ��'e�t all artifici�! b�rrie�� �c� �rb�n in�li be��or� ex���din� th� l,�(�,�. I� �c�rrc;l�a�i�r�, �/ir. �ax �aid th�t th�y dver� �sking �o ge�whatev�r dens9t�+ o�csf fih� v�refil�nd� tha� �e�uid h��� b�err �ll�wed on �he �e��ar���. H� �ugg�st�d �rrapping th� �vards �00 p�r ��r�ti �re2rr� �h� pre��e��al �nd said he �avouid �ntert�in som� fi��� �f c�p, ��s ��gg�sted by �c�mmi��ie�n�r�reff�th. �c:�rr�rnos�i�n�f� �'�d���: ���ed th� �ppBic�r�fi if h� t�cau�{�t �n��� ���@�9� l�vir�g cl�s� t� a t�i�ti�nd ar�� v�culd m�k� it b�ft�� far the ��etl�c�d. f�'ir. �Qx ar�:�w�rec� fiha� fi6��r� wo�ld b� cz��re �,f �s� �{��art�nity �c� prc�fie�t ghe w��l�nd �nd th� dEV�6aper would b� ��ss ternpfi�d tcs er��rnach on th�v+re�lan�. Cc�x also sai� �h�t �i� do�s nc�� b�li��e ��h�t high�r c����i�y� n�x� �cs a r��tl��� r���e����ily ���s��� d���r�,�ctd�r� a�'th� �vv��9ar�d. �lJ[��.6C °���°�`a��l�'�' � �1c�f�ocEy �igs7�d sae� fic� �p��k c�r� thi� �ppli�:�t���. � � �9��Lg� F�F���N� ���5�� � �c�r�rr�i��ia��r fir3�fith s�i� ��� s�appc�rt�d d�r��'sty tr�s�sf�� ��t� �rvo�ld lik� tc� se� � ceare�i�t�r�cy i� a�ar �la�. �i� said i� f�v�ar�d � "��t t� �x�:e�e�" �rn��n�, �� �l���ru�d ! � �y ��an�, insf��d o#a per�c�ntag�. � � "� Cc�crir-�i��ior��r ��ol�r d��� ��� ar�r�� �rt+�th th� �r�r��f�r �c�r�G�pfi. hi� s��c� h� is car���rne�4 abe�ut �rc�����in� fih� �v�t9ar�d�. �-I� �gr��e� with �taff ir� d��yirrg th� applic�tior� �or 1(��% trans��r, �ufi�uss�ld agr�;� tc� 2�°!0. PLANNING COMMISSION�1EGTITIG MITJUTES- May 20, 1996-Page 9 w ., . , p � �c���nississr�er �leFr�ng i� �n fav�r of prot��tdr�c� th� �re�lar�d� ��s� b�Ii�ves th�t 'sr�cr���ir�� fih� d�n�ity �vca�Bd have � r���af��� irrap���. �h� ��r�e� r�ith th� �t�fifi � repart. _:�. ��rnrr�is�ican�r ��Il�nd �a�id i�e �gr��d �i�h �#��', bas� vvos�fd gi4�� to �� �b6� tc� �v�9�a�te �p�6���t'sar�� c�n � c�s�: by c��e ���9s. �9"��ii�+Ltl� �VIISC3�'1 S�6� I'�� �U��ACC�� L�t?i'1�i$�f $i'��1���r� �nc� b�ii��e� tii� e�e�l�c�d� ��e �rut�ct�d. h9e thinks � �rr����� ovv��r �h�uld b� �bl� �c� s���e ��� e�� fyi� �arc��erty. Fi�; ��€�parts �taff r�cs�r�rri�nd�tio� fic� �6l��25% ���,�6#y t�����'��. ��rr�r�is�ir.�r��r ��dgr��t �gr��d �vi�h f�r��i��r�t 1�9il�ar�, �!e ��id h� o�e�'� � f�r� �af � 6r�cr���ir�g deri�bity a����d �retl��d�, ��a#dc��� nc�# b�;li��re 2�°l� i� ��v��sbv�. �r�mr�i��i�n�r �ca9l��n alsc� �gr��d �nrith th� 25�/m fig�r�. !1� c��l� ��t ��p�o¢t '��1�°'/0. F�le s��d h� i� ir�frig��d by th� ma� b�ild o�afi r�q�ir�rr�rn�s�t, bu� i� r��af ��er� h�v� �t c��ld h� �r�p9�m�nt�d. I � Corrir�i�si�a�er �4c�il�nd �nav�� fir� �ppr��� th� p��pr���i �� m�dif�d t�y ���fif, wsth 25% t�v��l�na� tr�P��>fc�r in�t��c� �� �0(�% w�ti�r�d tr�n�fe�. �as�r�i��'saa��r� �3�Frang seC�r�d�d �he rna�i�s�. A v�ic� vote �nr�s fi�ker ��d th� rn�ti�r� p����� ur�nir�ously. � 6, ��'t-i�� ��3�INE5� I �a�k �§��er�do�"f bri�f�d �he �a�r�me��ic�n�rs ar� �ap��►�Q€�q �n���ang�. �' 7. �������N��t�°�° '�"h� m���ing �dj��ar��� �t �:�0 �.rrs. 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OF TIQAR�B ���.�I�U� �aY� �� ������g ��a��4A�' ': i;. ; : `. ;!>!. ;. ; ;:; ,.,, ,,.;.:: ;:; � .. :.::. �.+,r�,u� ,:.. �.�' ' ..� ���Lt��T°0Q�_���1��1f ��S�S: F�.� i�A�/1P�: - ---- - ��.��� �. � ���pa��k���i�a�� �°9asro �,r���adrn��� ��'A �6��002 ��C3����.L: The �p�lican� h�s r�q�aest�d � �or�pr�h�€���u� Pl�n t�x� �rr��ndo�ent t� r�adifij th� ��acirig �r�c� lc�ca�ian cri#sre� f�r C�er�eral Comerierci�l lar�d uses. �,N���I��a&�T: R�� E�ISSQi1P,S5 ��IViC�� �i�6���a ���e 10626 �1h!��rbur �Ivd. I �o�iand, ��t 972�0 � I � ����f��H���li�� ��� �����N�.�'S��o t�/� I ZC�to�YN�� � l���09��A�"I��: t�lA I �Q��A'�'���� �i4�ad� ��Pl�e�,��LE �EVI��I C�!'T'��B�4e �t�t��ide Co�ls �1, 2, �, 1�, �1 �s�d 12; �r��c��� �dr�ei�R�tr�ti�r� ��a6� 660-12; �ornp��h�r��iv� Pl�r� pc�lici�5 �.�.�(�), 1.1.�6(c�, �.1.�, a.4, �.1.1, �.'!.1 a�d 1�.�.�(2); Car�m��it�O ���elo��n�r�t �r�c�� �&��pter 18.30. ���°�1��l� �.��.����_� _ .��. �t�aff r�c�rnrr��:r�d� t��� th� Plar�r�ir�� �or�rr�i�sir�r� �nd $h�� ti�e �Srr�pa��ed �m�n�r�t�nt da�t�� r�c�� s�ti�fy all r�l�v�r�t r�vi��,�v cri�eri� �r�d will a�v�r���y ���ct th� h��lth, ��#��y �r�d wei�are c�i' the �carn�°rur�ifiy, �nd th�t it f���rd � r�coo�rnenda�ic�n fi� the �ity �o�e��ii for ���91AL �� C�°� ��-�f���. �n �dditior� fi� r�ot b�ing a�ilP �a mak� �i�dir�g� �h�t G��I 1(7 a�ci STAFF f:�P�RT�� CPA 96-OUO2 Page 1 �or�pr�h�r��9ve Pl�f� poliei�� 1.1.1(c), 5.4 and �.1,'1 a�� ��tis��d, st�� is not convir���d t6°�a��ha� �rmc�r�drn�e�t i� ree�ded uc�r�a�ld b� be���ic:B�! tra th� �it� �� � whol�. If th� �lar�r�ir�� Commi��ipr� ch�c�ses ta r�cn�m�r�d approva9 0� �P,A 96-p002, �#�3f r��ca���nd� t��t the fail�wing pr�visi�n b� �dd�d �� se��i�r� �b� t�f fiF�� pro�r���f: � (�e). Th� ie�cr����d eommercia9 are� i� �c�n�'sg�oLa� �i►it� th� �xi�ti�g c�rrarr��r�Eal � �r�� �nd �� ��a�s�p�ar���� by a rc��du�r�� or rr��d righ�-�c�f�vua�. i �'his pr�vi�ion wauld h�lp r��trict e�cp���ic�n c��' G��r��r�8 Carnr�erce�l ���;� in�o �dj�c�s�� r�s9d��fsal ���a� �cr•c��� r��d�vay�, �rhie�h ��er� ��rv� a� La�ffi�r�. i �����!!' �aQ���Ft�I�N� �N�����AT'��+R6 �1��stc?rv: �he a�pli���t owns 5.8� �cres s�f {a�d r��rth r�� th� is�'�����etia� of 9��ci�ic Highro��y anc� �VV Pf��Fi� �tre�i. Although this �ppl6��#6�� i� fcar� la�gi�iati�e t�����nendm�r�fi � v�r�ich r�ao�lc� apply caty�nr�d�, �5�� applicarat's prvper�� vuc��ld b� ��abj��� �c� �11� r�o�if�d ir���ti�r��l pc�i`c�. �"i�� prmpe�ty h�s split �or�a�r�h�n�ive F�9a�� �r�d �ani�g cle�E�n��ican� raf Gen�r�l C�r�aa��r�i�l�'C�4� a�d M�diurr� ��r��iiy �esid�r�ti�l/@�m12. Th+e��; �ian ar�d ��n� d��i��afii��� �ov��� c�;•ried ov�r fr�rro the Viiashingtcar� Cnur�ty d��ic�natia�s�� wh�r� ih� g��a��rky svas �n�e��ed ���h� Gi�jr irs 'i��7 �� park c�f tFo� �c�uth 6V9�t�g�r ann�x�tic�ra. i �'i�� �-� p��ir�n �ef �h� ��apsi�a�t'� praper�y cur��e�tiy �c�r�fi�Br�� �r� o0d�r buiidir�c�. TI�� � �pplican� k��liev�� i# w�l� b� d��ficu�� tca red���lrap this �c�rr�rra�r�ial p�►��c�n t�fi th� ��•c�per�y �vitha�t �as� r�z��ir�g th� �-�2 parti�r�. �h� �urr�nt s�a�cir�g ��oci p���ti�r� crot�ri� of �'oficy 1�.�.'1�2), ho��ver, ����ri�ts�h,� �iting a�f���" I�an� �hat 6� surra�r�d�d an r�a�r�than �nro sid�� k�� r�sid�ntial �i�trict�. � �ici���Or���r��..a�,.' �6"�� �mendmer�� vvo�E� b� appli���Be cetyv��de. St�� ha� d�t�rmined t�ag, gi�e� e�i�t�r�g zoning, the pr��ca��l coufd a�aply to �0 p�r�els �f I�r�d in the �iti� (�xhibit �!). IVlar�y of fihe�� par��Es ar� f�liy d�ve9op�d �r�d/or ��ammitte� tc� fh�ir �xisting use, e.g. thoe �;harl�s F. �'ig�rd ach�o8. if �oo�� �h�r�q�� �r� ��cl� tca �h�s� ��rc�ls �� a re�ul�� af this air�radm�r�fi, �dc9itional ��r��l� �o�ald b�; e�i�i�l� ior a�����i�g d�ep�r�dir�cJ t�n the8r focatior7. i �; is�for � 'sc��i �h1� F'������i ��:sc9�i��ic�r�: TFae �pplic��t p�c�p�s�� $ca �n�c�if� F�c�li��O 12.2.1(2)(�3'�). �urr�nt9y, this �rit�rior� r��ds: "(1) ap�cir�g �nd L�r,�ti�an (a) l"r�� cc�mmerci�l �r�� i� r�c�� s��rs�ur�ded by r��,ide�ti�l distr�ct� �� r�c�re �ha� � two sid�s." The appli��nt madified hi� �rigina! prc����al vvhi�h i� cnnt�in�d i� the �ppli�atior� ��abtr�ittal dat�d Fe��-u�ry 23, 199�. Th� madifi�d prnp�sai, ��ntain�d �r� the letfi�r d���d �pri! ��, ��9C, i���s �s �oil���: �TAFF F2EPORT �� CPA 96-Od07. � � {��gg� "(�� �p�cir�g and Locati��n (a} A n�;w ce�mm�rcial are� i� �ot s�r�c�u�d�d by ��siaen�i�l di�tric�� o� rr�or� th�r� two side�. (b) �n e�is�ir�g ccamnn�rcial �rea r��y k�e expa�d�d �nd is nc�t suk��ec#to (1)��), � �bcave, o*the �ity �our�ci! f�r�ds th��: (I�. Th� �xpar�de� camrri�rcia! �e�a i� n�fi siarrcaur�de� by �-1, f��2, R-3.5, �-4.�, or �-� di�ti°ict� on rnare ihan two �ic���; (ii). �-he i�cr���ed comr��rci�l �ee� will r�o� adver��By �fi°ec# �I�� �urrc�tanding � r�side�fii�l di��ric�s; (iii). �°he �iz� of #h� �n�reas�d comm�r�iap �r�� vvilE �Il�w �n �pwrc�priafi� �t��t�r fia kae proveded be��re�r� us�s �lio�ed 'er� the c�rr�rro��-c:ial district �nd �a�es allowed i� �h� �urrr�unding r�s�dentaal destr'ct(�); �r�d (iv). Th�: ir�cre���d cc�r�irr�er°ci�9 �rea i� �h� rrai�rim�� �iz� ���e���ry �hat is re�quired fio �Il�w fihe �pprr�p����'c� r�d��ee�c�prr�ent ca� th�: existin� I corrr�i-�er�ia! �r•ea." i � � �E��"N�N !�/_ �P��..LCA��� ��i�A�1����1'��,� ,�►!VD F6RID1�!� � S�°f�T�'�/V9C�� �QAL� �s o����...������o �d��� °6 ����a�°�� � ���a��� �r��alw����a� pr���°�� th�� ����a°�� �h� �, �p��srfi����y f�r �itix�n� �a !�e 's�v�lea�d 9� th� pi���a�� prea���s. Tig�rd G�mpre��nsi�a� I PI�� �'c�Eicy �.1.1 �r�r� Tigard ��mrnuni4y �e�eBaprrient �od� �;P��p��r 1� �rotoi�e for citi��n ''� partiGipatior� ��d notic�. P�otic� of th� �'lar�r�ir�g Cc�mmi�sion h��ring �nd €�p�ort�anify for ! respQn�e v�a� �dv�rtis�d en �he Ic�c�i ��vir�����r �nd requ��t far com���r��� ��r� ���f #a aEl CI�°s, DL.CC�, and iVl�tre�. Bn �ddition, th� ���pos�l wa� pres�n��d fica th� GlTs �and th�ir � eorr��+�rats �r� in�i�ded ir� Section VI afi'th�s r�por�. 7"hiN ga�l i� �at����d. @��r�d �J�.� ���€��ai�; ���! 2 r���,�ir��, ��a paae�, th�� �d����d �,�������r����� �I��� b� ' revi��d �� t�ke i�t� ���oaar�t�h�n�ir�g g���li� ��ni�;i�s �nd ��e�urr���n���. `Tt�� propo��! would �inepfiune existing �ds�pt�d �r�� �c�Cr���nrl�dgec� cr�s�pr�h���i�e ps�� requirerr�ents relating to th� �iti�g �#'commerci�i I�nd �a serv�th� resident� caf th� c�r�i�unity. This go�l i� s�tisfi�d. ����_e�__���.�_ i���! 9 r�q��e��� th�� ad�q��t� o�p��u��#se� ��r ����ca¢�ic €��v�ia�m��ot b� pr�v6d��9 �y ��� ca��ma��it�o Tli� �m��dm�nt we�uld incr�a�e comrr�er�iaB ap�ac��fur�itie� fihrough �xpa��Qar� of �xi��ing ��n�ra! �om�n�r�ial ar��s. Thi� go�l is �ati�fi��. � ' � ' STAFF R�POf2T �� CPA 96-Q002 � Page 3 � �� .�.t ���6 1� r�q�i�e�� th�� �8��� s�h�l9 ���c��r��� th� �v�il�bilAty �f a��d�qas�t� r�a��ab�� o� ���d�d h�au���g ��i1� a� v�raou� �rd�� r�e�g�� �ra� r�n� I�v�l� ��c� �61�r�r f�r fl��ebel��y �fi �����r�� loc�ti��, '�����s�d d���A�yy. l'h� �n�erodnne�t wvr�u��l rn�k� it ���i�r �ea �x����� ��ci�teng ��n�r�6 �a�rt�n�rcial I�nd u�� d�sign�tio�� wi�hir� rn�a9�i-f��i9y re�id�r��6a9 ar�a�. Thi� rn�y P�sult ir� �n�r� e��o� b�ing r��c�n�d fr�m residen�i�� �� �c�r�r��r�i�! ��es, �h�s r�dtacl�g th� am��n� �f l�r�d ��s�il��l� �c�r � varo�ty �f h��a�i�g �P�� �nd d�n�dfe�s. l'hoa�g� ��ch q��si j�d9�b�i pr��+���1 �n a��r�d th� �ompr�h�r�sive �I�� �r�d char�g� t�� �o�i�g �n a ��rticu6�r p�rc�l m�a�# b� ���iu�ted ��ccardi�g �� t�a� �c�al, tt�� �xparr�eos� ofi�or�o�a�r�ial �rea� ir��o rr�u6ti�fia�ily re�;d�nfia! �r��s�r�uld r�duce �p�►c�r���aiti�� $�r the �ity tt� rt��4t� �v�il�bl� v�ri�us typ�� �af h��sir�g ua3i��. For fhis r���s�r�, �#�fF c��r��t fn�k� � �lr�c�ir�g th��th�s gc�al s� sa�i��i�d. P��I��° ��,��,����� �r�d ��..��..� Gc�a9 �1 r�qu"s��� ��Oa'� d���iop���fi �e �ca�s��� �r�d ��ap����c� �Y �v��� aa�d I��r�l� �� ��bi��; �a��l0�ti�:� �a�d ��rvi��� �p�ro�Ori�f� fo� '�h� ����� ��d r�q�.a�r���r�t� �� t�� �r�� #o �� ��r°v�dtl °E"he �Qty I��� �d�qua#� faci�iti�� ar�d s�re�9c�� ���al�bie t� �xistir�g Gen�r�l Gorram�r�i�l E�nc! �s� �i�tri�ts. Ar�y pra�p��e� t?3C�D�CiSiC1Ci O� '��1��P �!P'�r'�S VIfi�Uld �J� t`�;qU1Y'�C� t� �fO�iIC��; 21�i�9�l0�ic�� ��iliiCf'�, i�' ��ed�d, �o �aain��ir� �he �xistdr�g I�v�l�. Thi� gc��i a� ��tis��d. "��.'.�. .� ' t�o�l 1� r���a�s°�� �h�t tB�� coty ���e�id� �r�� ���sa�r��� � ����, ���v�ru���t �n� ��oo��a�e�� ����s�or��ac�r� sy����. Th� �rr��r����nf vvca�ld b� I��s r���ryc�i�� �'o� �CB��ing the �xp�s��io� �f ����ra9 �c�r���r�aal �e���� adj�c�nf tca r�sid�r�t9�l �r�a�. It c��a�� r��t �ff�ct t�� �ri��ri� t�a� r�y�air� �d�q��t� fir��spc,r��tas�n fi��sliti�� b� ���9i��1� t� �erv�� �4���� ���¢�erc's�l l�r�d ����. �'�� ar��ndr�����o�slc� �o� ����e �r� u¢a��t� �r�� in�:an��s�i�rct�r�r�spc��fi�ti�r� �yst�rri. Thi� ���E i� ��ti�fi�d. ��3{1�9�L6A�'d�� �€`6E°� ���?�Fle°-�L, t7c`� a�'e4°{°� ��C�,°�°tJ°�'�� CaFa Gl,�l4&�LI��S � � cnr������ 8 ° �����an 660�12mQ6� �t�t�� ���� p9�.� �m������� �vhi�h �egr�a�a�a�fiy ��f��t a �r���par�t��e� f��i9�� �haii ��sure #h�fi �16�a�r�� lar��i ���� ��°� ��ra������t wi�h th� 6d��fi���a f��c�i�rti, c����c��j ��d I���i �� ��r�i�� �� th� ���d�i�. �°he pr�po��d am�r�calrra��nt v���.�9�! n�t r����fi �� g�r��rafis�� �ny �dc6ifiic��e�9 tr�ffic. �� �aulc� �s�ly modi� th� �rifieric�r� f�r ipc�tinc� �er��ra0 �camm�r�s�i �reas ta� ��Ia� for � �x�ar��i�� c�f ��isting �r�a�, if �il oth�r cri��rp� �r� r�e� a� w�li. Ali r�q���t� �€�r �u��i- � ��ad6ci�! C:�rrnpr�h�;r��sv� €�I�� r�1ap �r�� z€�r►�e �h�ng�s �'ar �p��i�ic pro��� ar� a��ly��� � �r�d �valu�ted �Fc�� �e�r-r��liarsc� �c� tr�nspo�fi��aor� poli�i�s ��� r�ai��, ir��f�ad�ng �k��i� �fiat� r�ai�. � � 'The �ifi�a r��i�v�s �II r�����4�d qu�so j�a�lQCia�l �hanc�e�f�sr�c�i���i��re ��t9�i� r�g� and r��k�� � '', '� detere�ain�t�can b��€�d upo� fihat r�a����a. Fir�dir��� c�f �ora�pfi�r�c� z�r r��r��earr�plm�ra�� t� #��ii� ' � rul� v�o�aid b� rn��� ��ilrs�ir�� � tr��'f� �n�lysi� caf ti�� ���cif8� prcapc���P. °��ii� pC�I6�� ia `�9 ���E��l�(�. � � W � ���/{r�BRi��� V'Vi°�"H C�OIV�F'R��°9�8V�l�/� F'9../�Rl P(�LS�l�� � r�.�'��� ��Ri�y �e1.�E��� r�qa��r�� th�� ➢��A���tAer� �h����� [�� �o�����;�r�� �6��d a�'���if�� �5��i�Y�B�� �A��� ��'➢C� a�+� ��g���a�l d�v�fapr��r�t �i�r�. T�e �ir��lir�g� �b�v� STAFF REPqRT CF'A 96-0002 � pa9e 4 adcir��s �t���v�ide g��l�. �'h�r� is no app{ica�9� �d�pt�d r��gic�r�al ��la�. N��tr� ��� ��n� a ��q����far�o��nmen�s. This p�ii�y i� ��tisfi�d. ���' ���i�°��°. �ol6cy �o°�a�(�j ��qui�e� fiha� �h� �oa�pr�9��c����� �9�� ��ad th� � � ���a��a�s���y ������pa��nfi��d� b� �C�p� �a��ren�ud�6�h �6�� ���d� o�th� c�r�muni�ky, T�� c��JJ�iI6Gc'�.Yl� S��'�-G'�i th�it �her� is � curr�nt ne�d te� �tr�ng�h�r� th� ci�y'� �co��rrii� bas� a�c� I �2�irat�in ����a@� �:xi�tir�g ��:r��r�l �orr�rnercial �re�s. �"heis pra�os�l �r�cc�ur�g�� � ��d���i�prr��nf e�f��si�tir�g ��r�er�l �c�m�erci�l ar�;��. ���ft� �gra��� #h�� #h� pr��ca;s�! ��uld � r��u6fi iu� r���r� �f�i�o�r�t d���iQpm��t or r�deveic�prr�en� of �xi��ing �en���! Cornm�rci�i ar���, ��surt�i�y �h�t a�d�����t r�si�e���i�l ar��� ar� s�afi ad�r��sa�ly a�'��f�� by th� ��par�d�d us�. The ��pi€��r�t �a� �ot, how��r�r, �ab�°nit��r� ccampe�ling ev6de�ce th�� �hc n��d far ���itic�n�9 cornmercial I�nd i� �� qrea� th�t �h� ���pr�h���iv� PE�� �oli�i�� pr�,�ectir�g the e��ro���rry�nt o� ��mm�r�i�! ���s inf� r��6denti�i �r�as shc�uid be suspended. �t�ffi � c�r�r�o�, #her�fc�re, rs��ke � �ndir�g �ha��hi� poli�y is ��tisfii�d. C�i����� l�a���'.�� Po����e �,�o°� �#��e� �hat t�� �°s�� �6���3 ��ia��ira �n �nc��si�� I �6�6��0� °s��s�9���a��t �a°�ga���n �a�� �h�ll �►���ar� �t��� �afi���c�� v�il� be pro�i�i�d an ��a��r�a�ra��� to be e�����aes� i� ��i ph���� �� t&a� pl�a��ir�� �r�����. A reque�fi fc�� core�rr��nt� vv�� r�r�� ta ali �i� �IT' ir�dovid�a�ls a�d the Plar�nir�g �omr�is�i�n h�arir�c� v��s l�galiy �dv�rtb�ed. In �ddi�sor�, the prop�s�l wa� �r��y�rrted �� all �!�°rr��efi�r�c�� du�in� �ay �fi 1�9G, �nd c4�m�nt� �re incl�d�ci 9r� �cc�aon !/I of thi� re�o�. l"°rr�� paBic� is ��ti���d. ���,�.��.�.° Pc�QE�y �.�4 �t���� �h�� ith� �6�y ��aa0l ���a�r� fh�� �a�a� �or�a�ercAa@ �a�d � ����s��°a�i d�v���pa�a�r�� not ���r�a�h Ar�taa r��id�¢�#i�� ���a� thafi �aa�� n�a� la�er� t�����ra���d �'or�orr��a�r�i�9 �n� @�du�tro�9 a����, �@�� prcapn�eci �rnendmer�t�,rca�eld b� ies� rest�ictive i� �iEc��ing th� �acpan�ic�n of exi�ti�q C�n�ra4 Gcain�nerco�( land t�se� ad�ac��t to re�id�nti�! di�t���t�. �'h� curr�r�� r�s�rictiar� tc� �at �l6c�w r��wr ��r�er�i Ca�rr�ercia! �r��� i� resbda�r�#o�l �r��� wa�ald r�masr� in fc�rG�. �'h� �xpa�si�ar� safi�xistir�� �ot�m�i�cia�l a:•��s m�c�uid �� c�nc�itisa�a�l on e��lu�fiir�s� of ini�acf��c� ��e r�si�al�nt6�l �r���. i �F�� �pp�ica�� in�erpre#s this palicy� �s statin,g t��at I�nd ��nncat �e ias�d for camm�r�i�l ���;� c�r�til it is desa�r��i�a on �h� Compr�hen�ive Pian map ficar s�ach use�; th�r���re, thi� policy is s��isf�c� be��usc� th� prc�p���d �rr��r��r��nt �vau9d �ot �I@r�w neua �c�rr�r���r�i�l d�vel�p�e�nt fr�rre encro��hing intc� r�s6c�er�ti�f �re�� before the iand h�s b��� desigr�af�d fnr fihis us�. A qu�si-judici�! pla,n rn�p �r�d zo�e chang� a�sprova! w�uld ��i91 �� r��ec�ed ta r��es�g���� l�red for Ga�arr���ciai us�. Wnil�: �fiaff agr��s th�t the i��t amer�drr'ent by i���lf�vau4d �c�t �aus� cc�r�merci�f d���laprrot��fi t� e��acr¢a��h iratc� r��i�i�n�o�l �����, yve 'snt�rpret th� ir�t���i �f !'�li�y 5.� as r��t�-ic#ing map ��d�;sigraa�faan �+f re�ic9�n�ial �sea� �c� �ew c�pr�nmereia9 ar�d 'sr��u�trial us�s. E3�cae�s� t�� prp�ras�d am�ndr��r�� �auid f�cifi��t� exp�n�i�n of �r:is�er�g G�r����l ��rr�o��r�i�6 �rs�s ir��c� r��id�n�i�i a��a�, ��afr cann�at m�k� � ��dirr� tE�o�� �his pols�y i� s�tis�e�. ��°a�. �ol��y 6w�.'� req����� �h�t fi4�� ��� p�or�id� a�a +�����c�n�� ficar � d��a�r���y �� @���a���� c������p�� �nd r��id�����1 �y��� �t�r�rd�a��� �ra��� �s�d r�r�t ����8�. Ifi i� prPrr�ariiy impl�rra�r�f�d thrr��gh �AR. 660-07, th� tv'fetra��albfian h9m►�sing F��le. �h� r�.oi� requar�� the city� m�ir�t�i�, �uf�cien� r�si�ential build�bl� land ta �rovirl�th� opportuni�jr fr�r�t I�a�� 50% af I r��w units �� b� �tt�ch�d sir�gl� �an�ily car rriul�'s���mily nousing and to pro�id� fr�r �n ov��a�l! c��n�i� c�f t�r� units per ac��. Th� �r�nerrdr���t woul� rra�ke it ��s9�r tc� �xp�n� �xi�ting STAFF REPORT CPA 96-0002 � P�ge 5 Gen�ral �ornrr��rci�B i�nd �►s� d�sign�ti�n� Br�t� rnulti-��rr�il� re�ider��'sa! �r�a�. T�his r��y re��slt in rnor� land b�ing r���ned fPO� ���id�n�a�l �o ��mr��rci�l �as�a, th�s r�d�a�i�rg th� ����sr�t �f 6��d ad�iia�6� #o ho�s6nr� u�i��. Th� r���ri��i�r� �f i��at9�g ��r� ����r�6 G��rr��rci�! I��d ih �r��� ��arro����e� b� r��6der��e�� d���ricts, �rc�u����r, P�911�iP1� �P1C�l�f1l��t�. �'hi� prc�p���9 b� 6t�e9f wB�l n�t caca�� th� �ity t�, d��p ca�t a�c�rr��li�n��v�ifih ti�� h���ar�c°,,� ru9�; �nd th� �ity rr�a�sfi r��+i�e�s �II r�qu�sted q���i�uc�i�i�l ct�r�pr�hen�ive pl�� r��p �rn��tdr�t��4� �nd �one �har�g�s fi�r compliarrce #� tf�e ru9� ��d m�k� � d�terr�iinat�dn �a��d u�ca� th�� r��i�v�+. �'h� ��endmer�t would, hc������, pravi�� great�r op�c�r#t�nity f�r �se �a� ��nd curr���6y �.��s��r��ted f�r m�lti•-�'ar�i8y r�aid�s�tia9 tr� b� ��o��g�d ta C��n�r�l ��r���rci�l. °V"hi� cc�uBd re��lt 9n t�i� increm�ntal la�� c�f�h� ���p�r�ur�i�y f�r c�i�ersi� of ho�sing ��r��i�s�� ��d �Ypes. ��r fihis ee�s�r�, sfa�f c�t�n�t �ak� �f��ding �h�t thi� �oBi�y i� ��te��i�c�. �ar����a�: �oii�y �.�9.°E ��t�� t��t th� �i� �h��E �8�s� fe�r � ����+ �r�d ��ffi�i�n� �tr��� �r�d �°��dw�y ���t�� th�t rr���� �t�r��nt ���sd� �rtd �n���0�a���� ft��taa°� �e���� a�d d��a�i��r��nt. The proposed am�r�d�erit o�r��gd �at ����� ��ae �i@y'� �biii@y t�s m�anfair� � uaf� an� ef�ici�n� �treet anc� resadv�e�y sy�t�m. E� r���i�e� a�� �ri��ri� e�f r��ng� fnr �rr��ndir�g t�� �s�rr7�reher�sive Plan ��d ze�r�ing m�ps. f��e �pplic��ts�� $�r ��ch m�� r;h�r�g�� to a sp��ofi� �rop�rty �u�� s�il9 r��et thi� pofi�y by s��rn�n�fir�4ir�� tt��t �xp��t�e! tri�� wi9E r�ot ca�s� an �ans�f� �r�i'fc; �i��€��io� or r�duG� th� f�v�l c�fi ��r�ic� of ��a�d�ays belc�w the rnir�imum acceptak�l� 6�ve9�. °T'his poiicy i� �a�ia�i�d. I�w����q�a9 Cra��, f��@N�y� �2.2.�(��(Ei.1j ��� �ug f�� �pac�r�g �a�d I����€at� ��i���°i� ��r C��raer�6 �as��a��rc�a� i��d �a�� �r�a�a �'his i� t�e s��ti�t� th� pr�p���d �rr��n���r�t s��ks ta rr�odi'f� (s�� ��cti�an IEI abar��). TPI� EI1�Gilt C7� ��li� ��Gt9�191 8�a �� �i'����� c�tl)���9�$ t'�S6�CIP,P'i�9c�I f�l���'lC�a �r�f'�'B $Pika i171��Ct Of 6"k'�dfl CfJ�Y10'X'1�C�Ic�I aC�IVI�jl. ��'i� �IC11G'91dCY1QP1t �/if4L9lf� �Ilovw �h� �x�ar��ican o�' e�cs�#inc� Ge��rai Cc�m���co�{ �r��� is���+ r��i�3�r��E�l ����� s��iy ir� �he ��19o��inc� circl�m�t�n�e�: If th� �ity ��s���ii ���� @��t �h� �o�����i�@ �r�� �� �ts�� � s�err��i.snd�d a� e't'?��'e that �+�to� �i�i�;s �`� �it1g9�-f�rYiil� t�l�t!°B�$�; t�� iri�r��s�d ��rr������i�! 'il �r�� wi�9 ¢�e�� adv�r��i� ��€��fi �Fti� r�;�ic��r��oa! ar���; t�e ie�cr����e� �e���rn�rci�i �r�� �nril! �Ilo�rv as� ap�rt�priate b�ffc�r h��vve�n fil�� cc�r�m�rcia9 �nd ��a�ro�r�di�� r��id�a��i�f �re�(s��; and t9�e comm�rciai �rea is th� rriinima�m �i�� n������r,y tc� �llaa�o �'�ar r�d���laapc��r�t, i i TE�� propos�d �rn�n�dra�er�t, t9�raa�ag� it5 pr�vosica�� urad�:r ����6c�n �b), ���k� ��sa ret�i� prs�tection of adjac�nt si��ie-f�mify rc��i�ent��l ar���. ��I�B �C1ft'���'�;h��1SBV� Fjl��i !i� ��i��P�I and thss �oiicy in p�rtic�lar, h�w��er, a�tt�c�pt to pr�t��� ai! r��id�nti�i �r��� �����l� frsa� �r�croachr�ent �� corr�r��r�ial �r���. Thi� amr�ndm�r�� a���Q�t�� th�fi rr��aC�i-f�miBy � re�ic��nti�f i� not as d��ervong o�F th� s�r�� pr�t�c�Paa� �s �ir��a�-#�mily ���id�¢�#i�L ��;�1� , ��li�ves b�fh ��`p�� �hc��ld b� #r��t�d �q�a�liy if th� �i�y'� in��n� i� t� ��ar���in pr�tea�i�� �f I re�i��nti�i �r�as. � �OfViP�.i�h1CF V�lETH �UM(o�U�Ji1Y [��'!�'�L�3�(ViE�l1° ���� ���T'f�P��: �'r��edcar��for ���w�i�n All�k�n�;� l���.9.��l�� Ch����r "��.�4 ��t��6i�h�� � pr�s��c�s�r��� fa� c;car���d�r���or� �ff I�g����#iv� �h��g�� t� �9�� pr�v9a�i�r'� ��' gh� �o��r�e��:���i�a� �°6�c�, Arr�pl�rner�fii�� cardi��n��� �re� m���e ���tso�� ����fl,12d ����s STAFF REPORT CPA 96-0002 ���� F'age 8 th� f�ctor� �p�n �v�a�h fh� Pl�r�¢roo�� ����i�si4� anc� �sty �����'s� �ha�l ���� th�ar � ci��i�i���o `fhe f�ctors �n� ee�pnns�s ar� a� fmlEa�ws: °8 e "�h� �#�fi��nrid� p����aang �o�l� a�d g�aideirr��� a��o���cE �a�der�r�go� ��vi��c� i ��ta���� �ha�t�a� '�970 °C���� st��ic��r�s �ar� a�i�r����t� i� ��ctAO� !V u�d�r '�t�t��vid� Ge��l�' ir� �his st�ff r��s��. � �. ��y �'�d�r�9 ������ s��r���s c�r g�i��lc��� �saa,��� ���li���9�. 'i°9�e st�t�'s �'rar��pe�rfi�t9�ra P6�nning R��� is �ddr����d ir1 ��cti�n B`� ��de� `��m�li�r��� w��fih i F���r�i or at�t� �ta��te� �r�uid�lir�es'. I 3, A�p����bl� ����v� ��d ��aad�9p��� ������c� b� �t�� �����po9��� ������ �'s��rc��e i Yh�re ar� nw aqa�iic�bl� pl�ns or gusd�lirt�� �acapt�d kay �li��ro�. I 40 °�h� ���li��t�9� �orr�pr������v� ��a� �a�li���� ��a� ���. Th��� ��ar�d�r�s �r� I�� ��ldr����� ir� �ecti�an Y�6 �ndee `�Cltl'1pI6c�S��� lilf9�h C061`!�9'k'.�@s�t�l�l� ���91 P��6�Cl��'. I �I �o 'F�� ��pE6��ba� p��eeisaor�� �f fih� ir��E��r��n#��ag ����������e `�he i��i�t�r�nY��g I ardW��s�c�� ar� �c�r�t�in�d in th� Tigard �o�rr�u�e�y I��v�lc�pm��t Cc�da�, v�shich �r� ', �ddr����d in th�� �e�tion e��'the s#��f repnrt. ' 6. ��n�md����i�� ��y �Ise� b� g6er�r� tcs p�o���f� �h��g� d� �&�� ��v�hba�ho�d �aa� � �osrnmzaram�y c�r a �is�k� or 6r�����a�t���� ir� t9�� �or��r�h�n��v� p��� o� �r�p9e������� s�rd�r��a����9�0�� �� �h� ��b,���i��'��� �p�R�������. �i i�� �ppai��r�t �fiafi�s th�t th� ��r���r�herisiv� Paar� c�n�ai�s � mi�t�ke i�y r�y�iri�g th�� �I! C��rs�ral �Eyi"t'1�1"ig;�°CIc�9 iYq��3 d€�SIE��t�$lC3Pi� �7f', Sl�i'h"C)C��l��C� q6'6 �1t3 P�'I�E'�; �F'Bw'al� $VNt3 Si�HE:� ��0 a j r��ide�ti�i ��stri��. N� r��asan is gsv�r� f�r th� rr���t��� �r��r��r��. �Ith�;�g� �h� �pplic�n� gia�� nr �e���r� csr�ub�tanti�tirrq �nfc�rr�a�GC,� fic�r hi� s:��f�o��ic�r� �hat a mi�fiak� �u�s r�ade er� �he ��rs��r�h�n���� F'I�r�, t8-�r� �p�@irv��� h�� s�tisfi�d �ha� ��s�� �ection. I� is �atisfi�d k��caus� th� fir5t fve standard� h�v� bee� ad�qu�fie9y �ddre��ed on this ����E r�pc�rt �nd fihe sixth st��dar+d i� �pti�r��l �ril�. �.��`�I� V: ������ �...����1�. � C�DO�° r�view�:d thi� �arop���l �rad ��Fer� ti�e ��99pvvinc� carrar��r�ts; �at�f� c:h�c���� not �� � c�n7rr��nt mn this l�ge�i��i�e f��t �h�ng� r�g�rci's�g th� �i�y's 6a��t����! �rit�rs� for C��n���s � �omrr�er�i�l �re�s. f�[�C3�' dqe� e��luat� ��d c�rnrn�nt oh p�arc�l-�p��i�ir� �����••j�c���ia�� r�qta�s�s for �ompr�her��ive plan ���r�ds��r�f� �ar ����i�- ��a�plia��� fic� C�A�'� 6C0-�Z, th� � �`r�n�po�ation f�l�r�ner�� 9��sl�. ca � �v��t�o revic��nred ti��� pr�o�as�i arad a�pr� th� f�,li�wing �c�mrr�e�f�: °Th� pr€�p���d ��n�r�c��r»nf v�rc��Q� �pp�ar �o per�it � gr�ater rr�ix �� ���� s� T"ig�rc� k��r �i�ir�g g���t�r fiBexibile�y i� 0�a�a�ir�g �r�mm�rei�i u��� �dja���t t�a re�id��ta�! ����. �l�trca ��pp�r�� th� ei�r��t� �a�derway in th� i�c�i ju�i�di�tions �� �xp�nd fih� app���anitie� ��r ir�cr���ir►g th� i'Y�IX �'J�U�e� ir� � ��r�r��r�it�." 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' ���, ,_ t. ; , , ,_.. .;;> �' � ■i - � -. ....„_ '. , .,� __... � — _ .., � a� .:: 7��„' ; ...., . � r� � � '��. ��rr� , � � � ��� , �1 � ; �'�� � ► • _ � �� .�� �� A ■ �/ 1� ; �. � � �� , �: � �� � „� ,x .. ■ 7 � , r :� s �� . . ,. . � _ _ _ iD3/d0/�� �5:31 '�°50� 2�0 2��0 ST�EL RI'i"ES � �Ot12/Cl08 '� ` ' S���� �`Sl.��� t.LP I, I ,1 P T n q ` li 1' � �I • I +G�Vl1ARL7 f\tiUR.�N(;F,�Q:PNfF'I2 �'� wiu tiW Fi�'YI I,��r,n�r,:;CITC:.:In� I r��R9'LAnU.UKL•'CtaN��^it�•1:6N I !�h�.�iri.;u9):.J-.S.i.wo 1�a�+0.-0r�?fM:.iSn T'PDr,TU;�,?7J�I.l7 ��111'r06�1;�cto��.�gl�a:l G��fl �1xy 2f�, ���6 �i�cxA�.�. �o�arrsora ' ca�P�r Ar�t (303)Z�-9144 �� �'�Cg�.�,� li�r. �ay �Ialon�, Pl��r Ci� e,f�'iga�� Co��.nity D�veloprr�ent D�partm�ni 1�1'�5 b'�'�/' H�ll �l�d_ x���a, ��. �7xz� � ��: ��� ;��� r��e ���. ��aoo� ��� �a�: r a.m v✓��ing �� r�s�or�d �o �e staf�r��or� ta rh� I�la�i.a� Gc�r�rnissio�z. t 1ea�� distribu�e t�iia l�tter �a �Z� �'la�uiiri� �O�l�t'1tiE5�iUn. � 1. Tll� l�catinn of th� applic.�ne's pro�erty is nnt relevant ta this Ie�isl�ta�� t�:ct arneYZdment. �ver� if the C"ie�� �nunGil ultimac�ly agproves this l��islativ� t�:�t am��dme�e, ih� j�rra�e�:y Qv✓ner anu�s St�ll SuCaii��t a qu�5i�judicial a�aplicari�� thae i� s�iaj�c�� to c���r applicab�e app�oval crxt�.ri�, includinQ notic� eo adj�cent property awners. 2. 'T`��e progased tex� amendt��nt �o�s �c�� a�p1y to establiskva��nt o� new �oz�n�rci�l �„ a�as, eatablish.� c�bj�r��,�e criteria. fn� lca�a�ion� sx:��d�z��s far C`�zz�.�z���a� Cyen�ral. '�zgard � Car�pr�h�s�siv� Plan (:.TCP") �a�� d�si�z��atic�ns wher� none cu�rez�tl� exis� arid da�s rno� a� chanQe ang� "T'CP map d��ianations. � " � � 3, "�h� pro�osed t��.t a?x��n.c�.rn�n,c v�ill n�� �a�� it easiez ta c�an�e T�P rnap � desi�atian� frc�m r�:ulti-family residcntial to cammercial. An appIi�aQt i�.ust still subm.it � � C�L1�S1-)L1�1Gi31 �PpliCatioi� L�'i�[ 1S 511�5JCCi IO �.II Of t�l� P�1��3i'it TCF ��C3�JTOV3I �T1Y�P13. -�. The staff has previcr�aslr• taken thg ��sitaon tE�at the locativn�al st��c�ards ia� '�C`P 1'??.1(2)(I3) a�ay be interpr�ted sa as ��� ta apply. Star"f tak�s this positiora b�s�d on �e lang+.iage in th� introd�ccion tc� ch� locatianal c�te�ri� sectiun �whic�t grov�des as follo«s: PD:C11.-33s92.1 �632��Ui'Al � o�f2�✓�e �s:a� �s�� e�� �aso s�o�L Rii�s s � �oo�eao� ���'�� ��i��.� �.�.r ?l��. ��.y V`aJi�n� . ��y "��4 1�96 P��e � 66�� is i�t��d�d t�i�� eh�� ��r�t���a�l �.�i���� �� ��a�°a.��d eaa � ���ab�� ��.a���°, i� ih� aa�t��� s�f ���ca��ed��� ���a�s�35 ���i+r.�, t�a�s��h �o� �x�-e��y a� �o���ta�a�� r�a$�n ��� �������1� �rxt�ias �� feaan�d �� b� �n �a.� p�nbt�� ar����� �d c���b�� �� , ����oa�� �������o� ia��aa �� ��a'�aa�adry.98 ��r �xa�pl�< t}1?3 P�abt1OT1 '��S ��C��C�d �9�/ tt1E: �1�' C�lfl�1�fl lIl ��.3� �^!I� �I�. ��� 9�- �, (�d75/�Ol� 95-4007. O� p��e 9 ��t�a� City �o�ncal`5 d�ISX�Y"i, r�� fixadirags s�at� "°4'�� '� la�atb�r��l �xie��� �aa� b� coa�xz�ed in a fl�x�'��� r�aa��� i�i eh� iiater�st e�� a�cs��aoda�i�a$ I� pI�PQS��� '�1�G}] � �Oi33.14� t0 b� 81T L�.@ �t,�i�lg� [11CCT�5t 3tTlL�. C3������ �� 1YTt�g,I'�iti�il iY1fA f$� I �c��,�anity," 'Fhe �iey �ca��il adop���d tt�e s�.�a� gosi�a�r� are xt� a���isac�� o� �as� �sl� �o. j ��.�. 9S-�U3/G�'J� 55--0�05. �e� �nc14�u��s. ` T'h� fla�r with tt.� c�r�xi� A�� 1a��ua�� is rh�t xt �rovzd�s rica nbj�stav� �ta�c��:��� t� th� � cc�rr��a�ry, r.�� agplicas�t, p��nnarag �t�ff�r t�� dec°ss��n--rta�k�r o� �o� c�a �a�ke �ac� � � irst6�s�t�ti��. �il� �'i�3rd citz�e;ns b�Iiev� t�.a.at th� �°�� �ri��x�� r�quizi�� t�.E � Gc�rz�e�ci�I a.��� b� z��t �u���znd�d r�n rrsc,re t�+.an t�rc� sid�s by r��i�eax�! ci�s�ct.� is � �bsilute �zit�z�a in e��h �asc, t.h�� ci�y's c�ear positi�ri i� th�t th�c is r�a� tk�� eas�_ �in�� lc��trpn�� cr�s�ri� can b� `°flea�abty`> ia�t��ret�d ta �vos`d �e �r�t�r��, ei�i� ��rr�posal aetu�lly prc�t�id�� s�acsr� ��r�.s�ey a�d �;xat�tion than da�, th� �urr�az� fi�� t�,�t. � 5. �� �.p�lic��aor� h.av r�� �xa����ct �n the �icy'� a�il��y t� rr�e�t °�CP Go�I 1�, 'T'�� �o�acy 1..1.1(�)y ��� �4d�dCy �.�q �r �"C� �'oli�y 6.1.1. �� a�i�i� caf sh� cB� t� �rc���d� �d�quar� hs�using�ap�ax�.aaa.iti�s is not aff�ct�d by rhis a�apiicat�o�. �ec�use a�y Y�.tur� ���alic:atia� ra ��nend a T�P rriap e��s�gn�2r�n requiTes cara�pliaric� wirh �x.is �;aal axzd t1n�s� p�li�i�s. � C�. �'he staff r�pn�t t��:es rh� posi��s� tl�at it is xrz�ppropri�.te for the �ropos�d t�xt a��nz�.r�.��.t ta distin9�ish b�r.��e� sir�gle f��i�� a�d �a�alti-faznily �z�as. �r� f�ct, ;�ie �'�� � ' �Iready distin�,aishes betw�era such diss�i�.t�. �'i.t�u�lly ¢he �r�tir� l�n�r.� cag t�.e 'TC� � cortuaa�rcia] iIt^�p CI�SI?Y3�£I�I�.S BdJ���Y1[ t0 SI�.[� �'I1�f1W�V ��E 1S Se�c�T�t�C� fPGt71 lU�! d��I1Sli�7 '� r�sid�nti�i �iistricts by z��alti-f�anily r�sic��ntial dastri��s. � � I�iQreflv�r, the locati�zaal czit�ri� for zr�edi�sn a��zasiry resid�r�ti�I an.ri nn�divara--kai��h and � � hi�h de�it� r��ad�r�tial c3istx°ict� provide: � �a `6':�h� �'ollo���.� fa����� s�ll b� d�t��a���� ��'th� a.��a� d��rna��d fo� (txs�ltiafa�ru�y derasiti�s� or� t�a� p�� at��p: � . o ��� �ha�h c� b� �uf�°�r�d fr�mm �o� �i�n�si�� ��5����,t��� �e� isY ard�� tio r��.�rra��e t�ie �ri�c°��y �f �s��bfi�h��i la°� PL1:f lA-3349:.1 .b322�1 � 06�?0,°�� � isa�e �so� �zo'�aso : s���L ��t�� s �oo��oos �'� F.. • . � .. . . ' .. . . . " . ' . . . . � . � . ��Wl��YVI �A T �� ��E�( . \ �Y. ��y �1,41mY1� ��� ��, �q�� ���� � dea�ity ��d�nt��l ax��.99 T�P 12.1.�{�)(1*)�6} �rad '��I' . ��.�.�c��c��c��. . ���s, ;r.�� �Yty a8u�ady r�c���a��s � r�ist��c�iflr� ��c���� Io�r d�za�ity �a�d �a��a d�rasi� ���.s. T�e� m�D.i�a�ms�igi� asrd hx�h ��rasiCy ���i��z���l ax��s ��� i�t���e� ta bc �uithi�a m��� q�t�r �nl� c�f ra�ig�b�rhoad ��d ���a�rall cc����i�l sh���i�a� ��nt.�rs. �°�F I�a�����)(.���7). �� ��e�y sp�ea�� �ri��r��� �ppl��s c� l��r �i�z�it�i resid�n�ial das�xi�ts. �'iraaL�y9 �h� pr����� l��isl�ti�� text �x��a�daza�aat si,a�.ply r�f`��ts the �ta�� c���. i�!l..�st, if�ot �11, �f ehe �reas shc���rn in �a� atr��,h�►er�t t� ch� sta� e�g�� � �st�r�eially �.������ �a� t�s a�plfc��oza a�� rz�taIti��'�a�y l�,d us� d�si�,�ian�. �.Il� r��SdYI �'i�y R�'� ���G#�� flS b�caus� �� city �s �s�d r���ei-�a�a1y ���ig�a�oras �a� bu�f�r cr�m�z��r��a� a�:��s �rozra t�a� d�r�iey r��id�ntial �d�si.�a��r�r�s. '�h� ����a��n� avo�� ��ns� ��e prc��a�s�d f��-� :���a�d���t ��+ d�l�fin� �he di�t2n��a�n a�tia� PY�aai�� C'rar�a�ssicar� ��r�is t��� �� ���a����a� is grx°�l��r��. °�ie �pplic�r �aoi�ld a�r�� �i�a t.�e re��rz��r�ded �co�zdr�i�n �f apprava! on page Z �� t�� �t�f�r�p���t. . ''Jery �ruly ��ati�s, � a D � � � ��� � � fi , i �Vlic�►a�i �. l�st�ix�sa�rz � �i��:l� I ��a�.�asaa��s ' � ��: (w/��cls.� i��r. �Ja.�t ��rta�, (via faGSarriil�) � ' � � � � � � � � � d� � � PI�X1A-33�q2.1 �3,'.�-fXk)1 _-___�—_� -_-`_ � , O�f2�f9Q A�:�� °�°5�� Z2� 2��0 STq�L RIV�S S �OA5/Ab� � : b I I . c��r �� a������ �a`� ��c�r���t� rt��� ����� .a ���A�, ����� ir���u�ew�� �s��i��� �a�c� �car�c���c��� vv��� ������ °�� �� I .�,��@�1�r�T'i�� �C�f� t�, C�fVI�����A��i�l� �'�8� �,�`�i�?��f����°t' A1V� Z�A�� ��°f�,Nt�� �s��l���T'�� �Y �F�f�� L?��l�I.,�F�Ni�N'i"��1f�l��t�'�''. I �. i;7� "�';r��r� �it�r C����it r��i�w� th� �ppli��tio�s b�lc��v �t pu�fi� i°i��r@�a� �n Ja�t�¢�a�r �� . �na ��fa�ar�t 1 i, �4��. �'n� City Ccuri�:l ��r�i�� tt�� r���r��2 ba��� �r the r��b�, rir��i��s ��,�f c^�r��lu�iarc� r;�t�d ��losv, , ,�. ��,��1°� � � �. ���r�.�-�f Ir��crm�c��r \ � ry ld����: �.t:.i���.°�1 i�r5i!J�' i'�e('I �'-�i�i icCi,Ci:�i ie lJ P�i�, �:. .:'��� r° �'�Ci� ',.i"'rilCti !�t� ��°;:��� V ^ �i<L..�l.,��,�I: ��f�;�:i�, ii�� ��67i�C�fi��15lV� ;"i�il �il�� ii�;lil i�i���llll°i'1-�"�fCTP1 ' ��1°�SiiV ��va���il�iu� iQ ��E,�'.'�. (��il�Cct �.•ui;ttl°i�P��esl� �!'tC( ��'lcci7�� ii ia.-�. ��:i�i�iCWa ii ufTg �6�v.:� i� �°�. �==�.:C,—`.�a;. w,�r ����,V�,.�.�;-��� u�.r;,.��r,,, �.`:�. °cx �<<�� . �����r�r�,;,. ���r�:a ��b4� ,,�.�.•a,1��c: w ,.a„ `" .�.,W �,v��g .����d� W... ' � ��, J1 ,a�. b�a �m��o i,}�br��lee! 1 �rl llu��ir• +�.� �( e.o.�o� ! 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FR.OI�1: N�ls Nlicl�aelsar.d �3.�'I'�; z�22��� 2�, 7 9 9 6 �L�J�CT: C�iarig�s ta ��CO/CC7X ��plicatia�a �n o.rder �.o m�e� th� int�r�� c�E �.his prnpos�Z �he fp1lc��nrin� chat�ges �.re ga.�ed�d �rb rche a��1iGa�t;'� p�op�s�d laxa.gu.ac�e(Pg 4 staif x�E�o�t) . Thes� chax�g�s w��e not �.d�ntified. pra.o� �o x:�lease a� th� sta�� x�pox�.: A. "��its ��r a��� c�dcui�f��' �y sz�f�tr�Cfin�r ���cf �ar�as Jist�d ir► .�u�sec�ic�n 1�.9�.0�0(�)(f) frc�r� t�r� g��o�� ��r�� rrr�y l�� tr�an�f�rt��d t� �h� re�a�n?rrg f�uildabl� lan�l are�s s�+bJect ta �h� follc�wir�r� Jirr�i���iae��: or� al3 9and ����� ��a�� th��vvhe�9z 3��2'��r��`�'-?�, �7�,��, �r���-��J;,, k:o A. "tdni�s ;��r �cr� ��I�ula��d by� �u�btr�cti�rg 9a��' �r��s ldsfi�d in �Subse�ti�arr 1�.��.�.�0(�)�1)(.4-�) fr�� fr'�� ,�r��s ��r�� n»r��� tr�r���err�c! f� fh� r��t<�i�fir�c� buil�l�bfe l�nd�r�a��ubj�ct�v th��ol(awing IimiP�tion�: � � i � ' a- � � � � c� i � � , � � --_ _-- -_ _ _ --- _=—===�-.� �'1�2�k�.1�LV�Jt3� CX'I'1.' �I' `Z'7:CA�,17, U��Gbi�7 '1"do �l�.a.ng Con�iss�,ox�. F'R0�!T: N�ls 1�2a ck�.e�.�ox�. n.�.'�°�: M�y 2 0, 19 9 6 S�Tf3JI�C'�`: Claa.�ges �o ABECO/CnX ���l�.�at�.csrs ��a oxd�� �o raee� tl�e int�nt c��£ �h�.� �x•o��sal ��.e follawinc� c�.anges a�� �a�cd�d in the �pplica��`� ��ogr��ec3 �anc�sagc(�a9r 4 s�af�' �°�gart) , Th�s� ch�n.g�s �r��e not .a.dent�.£i�d prior tU �°ele�s� of the �ta�E repo�t: A. "ll�i�� p�r ��r� ��l�c�l�t�d by �a��tr�etirrc� l�r�cc�' �re�a� li�t�c�' �r� �ubsec�i�a� 98.9�,(7�a(,4)(1) frorr� tfl� c�s�a�� a�r�� m�y� �� tr�arrsf�r�~�d ia tf�� r�rnaini��g bc�il��bl� 1�nd�r��� �s�bjec� cc� rh� fvll�wl�� limit�tf��s: �n ��� �ar�� at�h�r ���n ��a���AO�Q�ed3 �S,����°�°�°4`�, ���g a�6�����'e ss �o ,�. "CJni�� ,��r �cr� c�lculated t�,y sceb�,�a�tin� la�d �r�as �i�t��' ir� 5'ubs���io� I ��.g�.0��(�)(1)��-��" frc�rt� fih� �rc��� ��;re,s rrtay �� tP�ns��rr�d fica fi7� r�m�ining � l�uiidabl� lan�'�re�� �r�abj�cr�a th� fo0lc��vir�c�I%mi#�trnns. i I �. I � 'I � � � I � � � � � r — � I P """Ag�nda Item: �� � H�aricsg I1�ate: Mav 20,1996 'Time: �30 PIbI I ����� ������ a �� ��� �������� ���������� ��R1 �6-ll� @a�� �� ��4�A'���&d'' �6���7l0.��1� ��� ��9""0m.1k�6'�A���Icl �6��9tl���b t'� �.���A ����. [��1��: l��$��l���IJ?C ��o�a���h������re Pl�s� A�ea°�c��a�r���r�� Ore9ia��a�ce�,me��rt��rot ��A���0�3/�CB�9C-���4 � P���O�A�� �A�°a�nd �h� ��xf af t�e �l��asi�g ���t@�r� �� th� C�mprehensi�e F'9�n by ar��nding �xastir�g �r�li�� as fvlicws: 6.1.1, Irnpf�t�e�7t�te�r� �trategy 3 � a�ir� l�r►.c�u�c�e ta �IEc�i�v ft�li �rar�sf�r c�fi d�r�sity frorn �ite� v�ith �uv�filaei�� w�4ch �r€� �c�ned R-1�, �� 2 a, �nd F�-�U �rom the wetiar�d �r�a to th� ka�iidabPe portir�n c�f the �i��. T'hr� application al�� p�opa�es a� am�nclr�erof fir� Ti�arc� Cc�mrrsur�ity I��v�lc�pment �ode 1�.9�.(��0 t� �r�cl�c�e w�tlar�ds i� the lis� of sen�itiv� I��ds fira�� which de�sity c�� b� f����ferred, a�d ��.J�.�34� fio apiova �Oa pereer�t d��sity trar�sfier from w�tia�d a��as zon�d R-�i 2, R�5, �r�d �-��. s���L�C��I�°. VVil9i�.m C�ox � (7244� �.°JU. ��lifar�►i�. �tree� f'c�r�ia�d, (�regr�re 9�'��3 �VVk�E�: ���CC� ��rp�r�tivr� G2Q5 �.W. �arma� �r. Lake C��wegc�, +�r�g�r� �703� ���SN� ��Sl��a��l��e I�e4 Lt�C�,7°9(��: �6ty v�ic�� i ��P������� ��V8�1� ��!°T��!/�. �tatewid� Planr�i�g Ga��ls �, �, 5, 6, 7, 9, 10, 11, arid ��, �"i�arc� Gampr�her��ive f�la� pc�l9�ies 1.1.1(�), 1.�.�(c), �.'�.1, 3.�.1, 6.1.1, �.1.1; °I"igard �ommunity i�evelr�pm�nf C�de chapters 1�.3U, 1�.��, �n�d 18.�2. e Staff Report CPA96-0003/Z(7P,96-0004 �Page 1 la e 91. �"�'/��F R��� �1�?��'9C3N ' �t�ff re��rr>mend� th�4 th� PB�ning �ornrni�sion find that 4he p�op�sed arr�endrro�r�t dae� �re�t satisfy�il ��I�varat revi�v���it�raa �r�t� wiBl a�varseiy affect th� h��fth, s�f��y ar�� we6fare c��tl�a c�r�munity, a�d t[��t it f�wv�rd � recc��nme�d�tion�o#h� �ity���anci! fe�r ��NIAL �f �P,496-On03 and ���9F-0004 �� pro�o��d. �ta� ds��s� re��r�m�nd that th� �arr��rehe��ive PP�n arad irnpl�reler�tfo�g cado b� mc�e#itiied ' #o �Ilc��v wet6�nd� th� �ar�e �5% d�r�s9i� t��n�f�r �t�n�l�rd �ff�rd�d e�th�r phy�Bc�lly �' �orastrai��� i�nds (e.g. 100�ear flaadpeair�, �r�d �t��p s3�pe�) �or�re�s xc��ed r�;sidentia9. 'I I @IL ���BCC���l��3� qP���R�U'I�'TI�Jt� I �it��iis�o� Th� �pplica��fi repres�r�ts th� R����� �or•paratior� who has a� i�t�r��� ir� 4.3� acr�s of a�nd adg���nt to Lc�r�gs�aff S�reet alor�g �6g4��v�y ,?��, `�h� �ra���rty as �nned F�-�i 2 �vith � �arr�pr�h��sive P1ar� desago��$6c� o� M�di�m der�s9ty. ���ord9�g to fh� ci�y's weti�n� inv�n�or,e �ppraxoma��iy :�.10 ��res �re vEr�tf�r��. A v��tldnd delira��tian v�o�ld rse�d i� b� per��rmeci ir� e��°der t� de4�r�ine the e�c�ct bo�nda�/ af ��� vvetla�d �i#�:. "�he �itar's ��rr�r�t Cc���ar�h�n�iv� �'lan ar�d �or�m�r�i�y C3�v�iopme�t �c�d� dc� no4 �!l�ow t�ansfer c�f r�sic�en�tial ur�its firom the vu�tlar�d �r��tr�the b�aif�able portir�n of the ��f�:. Vi�init� 9nforrnatic��i: T'he arr��r�dm�fi4 woui� be ap�licable citylruid� �� par�eis zon�� f�-1�, R••25 �r �-40 v�i�h r�e�las�ds. S��fi� has r�et�r.r�,ir�er� ih�t, give� �xisting �aning �r�d the ciiy'� �nr��farzd i�1�e�ta�, th� �rapos�l caulc! ap�l� ta a� ��tima�fi�d �� ��r�e6s #n��lir�� �95 acres(I�xhibit �). l"his �n�ly�es g� ar� �stir�at� c�� th� ��f�ct of this pr��osal, a��i in�l����� a�l w�ti�.r�d� �ri�h�� ih� city'� c�rrer�f inv�ri�o� (�i�y �� T'igard l�ld'��I��,d lr�v�;r�t�r�r 19�0 a�oci 1�3�4). �'iiis ir�v��tory is c�# a q�nerali�ed r��tL�r� ar�ci rr��y not be an �a�ha��stia�� i�v�r�#c�ry o� �!9 , vv�tianc�� in '�S�e cit�. �� th�se p�.rr�eQs, 20 ar� �urr�ntly �ar�develo��� u���r pri�a��� � cav�n�r�hop. Appro;��rr��t�ly 6�.5 ace�� �r� dP�elop�bl� �.nd 2�.5 ��r�s �re v�ithi� �r�tl�nc� ar�a�. !,'Vifih tflis pr�p�saf ara �:��i�afed 3t�7� �araitv �cc��al� �e ir�c����r��d CAB� ,>i$£a V6f9$f� W�.'i�c'tCIC.� c'�P�-'�^�. 7he �'igarc� �Qm�arehensive F��ar� does riot expi6r<itfy ex�lu�le wetlands from dens�ty tr�rrs��r, ar �r� �����y 9r��l�d�d. �'ig�rd �css-��ni.sni�� �ev�lo�am�47t ��d� �l��� ra�?� ir�c6�c4P w�tEar�ds as are�s frorr� vdhsch r�sid�:ntial d�nsity G�r� ��transf�rred. C7ther sen�itiv� iar��s � 9n�ludi�g flca�dpl��r�, d�°ain�g�w�y, �r�d ���e� s9ap�� are aslaw�� a 25% tr�n�f�r �f re�ider�tiaE unit5. Site infior�natior� and €'roposal De�criptic�n: Th� ap�licar�t �ropo��� fio r�ndify �ornpr�h���iv� Pl�a� Hou�inc� �°c�lic� 6.'9.1, In7pl�rr�es�t�t6ar� S�ra��gy � �hic� ������r��iy stat�s: r � `�l2e 7"ig�rr��or�rnun��y C��vef��rnerafi C'r�c��, ft�rou��i th� E'�l�rtrte�rf���r�1c�,�rr��r�t �arocess, sh�ll esta,blish a p►oc��e��� te� �llow �rap��ie� �xhibiti�c� physic�9 �o�str�i�t �har��ferisfe��, e.g., steep �lo�ae� �r ff�r�c��l�in�, to d��r�la� wifh density tr�nsf�r� aflo�abfe s�r1 �he� sit�. ftl�a mc�re than �5% �f fh� dt��fli��s t��y b� transf�rr��'." Staff Rpporf CFA98-Ofl08/z(JP,9�-0004 p�g�Z r o , �"h� �p�Ei��.nt r�a�d9f��d ri�6n�l �r�p���l whiG�O 9� �onta6n� h� �ppliG�.ta�� �ubmifi4�E d�t�d F��ru�ry 23, 19��. `Th� �n�dafa�d pr�pa��Q, ��r�tain�d in �h� I�ttnr d�t�d t�l�y 7, , 1996 add�the fo�le��rvinc��c� Implerr���#���ion xtra��gy 3: ��dded 6ar�g��a�e bold): "7'� �nd��n�� ��� �ra������o� o� t�����r��� on �¢���I�f��afly z�r��� ��o�r°�g' � �a�d �� ���u�� fhe ��0�1��# u�� af ►r�u6#1-t'�►�il.y ���e� l�ne�, ��C� Ta��r�� ������f�e �'��r�l�prn��g �:��'�, #P��°augf� f�he i�l�rc��� �P�ve9�p����� �r�c��s, �h�!l ��fi�l�l��ts � p�°o��dc�r� �� �I�ow ma�lti-S�r�f/y z����l ��°�p��i�� �����i�aar�� w��l��d� ts� d���l��, vwi�ia ��r��sfy ���n�f���9 t� � ��e��it`��q�e�9�� t��ent6r����c��'� ��°/c�fip��c����/d����2y.�r �����r�ity ��v�laprr���� ��de ��.92.�2p curr�r�fly�4a��5: �3. "l��t L��v��e��rra�r�f ar��, in ��r�s, ���ll ,�� c��terar�ir�ed t�y �r��tr���tlr�� t�a� �'�alBa�v�dn,� lar�d�r��(�) �'r�rr�a tf�e �rc��� �cr��y wlai�� is �1� c�f tt�� l�nrl er��l�r�ed ie� ,� #�r�l��af�l�s��6�tia� af'ti�►��r��es�°° �. �ll���►sitl�� t�r►d ar���: a. Lar�c�v�ithl,� �9�� i�0�y�a��looc�p��i�a; b. L��rd a�-slc�p�s �;xe;e�ding.��p�r���r�t; ��� r,. fl]��ina��v�ays f6 �'�� prc�po��d ����drr���t ��d� fih� faalc�vvis�g t�+ �'i��rd �s��-n�r��i�� ����6c�p�ra��� ��d�; 1�.92.0�� (�dd�d iar�g���� �ol�, €�ei�t�d I�r�gu�g� br�cke�ed): �. "N�t �J�v�lc��m�r�� ����, �r� ��r�s, sh�il b� det��e�riraed �y �aoda�r�cte�g �tt� f�/lc�v�i,�g l�nd ar�a(�) frot�r th� g��s� �cre,�, �hi��� c� �dl c�f the Ba�d irr��u�►�cd i� :t th�`�c������criptiar� c�f t��prc�p�r��r: 1 a �19 s�nsitf�e l�nc�ar�a�: �. Lan��rfthirr ir�� 1�0 y�ar f�o�r��l�irr; �a. L�r�d o��lc�pe� �xeeed�ng,2�p�r��r�t; ���j7�'] � � � c. P�rai��g�v����s;��r� � � � ���e�e�'�,geeY��y1D i� i��;� � 3he �'iq��d ��r�-�m€snity L�e�ei�p�m�r����d� 1�,9�.CJ�Q ��rr�ntly�t����: � w °� �4. "(J�ait� p�r ��r� c�l�ca{���cf by su;�tr°ar:�sng lanc� ar��� l��t�d ir� ��eb����i�a� 1E�.9�.CJ,�C�(A) (1) frorrr the gra�s a�r�� rr�ay� �e �rar��f�rr�d to th� r���ir�i�r,g .��ilcl��l�/a�rc3 ar�a�sr�bj��f t� �6�� fa/l�wing lis�it�ti��ts: Staff F�enort �� GF'A9�-OOQ3lZOA96-0004 � F'age 3 1.. T'he nu of un��5 which ca� b� trarrs�'err� limitec� Po thc� r��mla�r af units w�rich could�hav� be�n �llo►v��d on ��% �f th� unbu�l�abf� �re�a if r�ot fs�r these regufations; �. 7"he nc�mber ��' urrirs d� li�e?acl tc� �� ��r��nt af �h� �otaB n�mF��r of cand�s which coufd h�v� �aeon cr�r��#ru�t�c� n� th� cra��uifd��le �r�� i� r►at fsar th�se ��gulatio�n�;anr� 3. Th� t�tal �ur�b�r af unat� per sit� de��� no� exceed �2.5 ,��r��nt af th� rr��xirraurrr numk��r of �anits �er r�rass acr� p�rrrrdt��a' far �he ap�lic��6� aompreherr�i�e pl�n �'�si�rr�tiarr." � b. `Alf �'ensity transf�r d�v�lopr�r�r�t pr�����1� sl��ll ��rr�,ply �rith th� � d���foprn�nt sta�ac6�rd� e�� t�e a�apli�a�l� un�'erlying znrair�c� di�tric.t �nles� develo�aed urrder�h��ar�a�i��ans ef Cha�fer ��.�0, �l��rr��cd Ue��lapr��nt. (C)rd, g39�Ofi; OP'C�( 8�3-5�"' °�he pro�o��d arnendm�n� adds th� foilowing to �'iyard Ca�nrna�r�i�y D�veiaprn�rEt �od� 18e9�.p3� (�c�d�c� I�ngu�g� ba9d, d�le�er� laraguag� brack�tec�): ' �. "Units �,er acr� r.alr�tal�t�d l�y sc�btracfing larrc� area� lisfed ir� Scrbse�tioii 18.9�.0��(R) �'�) frorn th� g�-o�� ��res ma,� h� �r�ns��rr�d �� th� r�rrrair�ing �bt�il�abl� lartc��rea� �erk���ct to t1�e folfpvving fin�it�tiorrs; e�a� �ll l��sd�t6��r�i�ar� ��ha�whi�h e���rt�d����, d�-��, a����F�. �n C�r�i�� pe� ��r� c�l�c���#�s� b,� ��b�e����i�� I��a�9 ��°��� 66sta�� �►� ��sb����a��a ��'v3�R(��0���t`��(�) ���a� l�i����r��v��re��ay�a� tr�ns���r���c� ���� ,����i��rr�t� f�c�e9�'��l� l,��s� ����� �s�� G��ed �r����! �3�1�, ����, ��ar� �,T��4� saa�s���t�� ��a� f�flv�nrir�g fi�roit�to�n�o �a �"h� ������c��tao�it� v�6`a�c3�� ���� b� �r�r���'��°����� �i�ai��� �� fi�a� �acr���a� +�� @�1�9�'� �'JY��r'a ��c�l�' 1���� b��sa ��l�u��� �� �6�� ������� ��°€�� if ,�c�a �o�° �h���r���a�la��c���; �e �'3��� a�����������ri�� e� lie��fi���� ��rs� ��s��al�a�a�t��r���u��t� v��h��d� r�au�r� have l���n �llr�w��l or� �h� c�n,�er�ld�b6�a��a 6�'�a�t f���r�tA�nd���s��°���i�n r��t�l��`i�rr��;��rcf �, T�� �o#�f s��aa�6��r �af �ea���� ��� �i�� ���� r��� ������1 �6�� r���e�e�r�s ! nee�►1��� o� ur�it� ,��� �r�a�� ���� ��a°r���t�� t�r ��a� ���1►�able c�m�r���r��6rr�}�9��a �����rr��f��t 99 �E3��`. `;A11 C1��1�1tg/ t7�J?Sf�e de��lc��rn��af �rv�o���s shall e�rr�p1}o witd� th� .I ��vefopr��rrt st�n�ar€�s af ��e ap�alec�,�l� underlying zo�inc� di5tro�f �onf��� c�'ev�fa�s��'una'�r the pr�visions af Cnapfer 1�'.�0, �al�nnecl E�p��lo�m�nf. (CSrd. I�, £��-U�; C7rc�. 83-5�)" i Staff Report CP�196-OOfl32QA96-0004 w Paye� ����`IC3� 14'o A���E�d��L� ���I�@� ������I� �6V� ����1��� ��'A`i��l�4'�G7�' �OAL a ��t��c�� l�av�lv���r�t; ���a! � ��q�ar�� � ������� ����i���e�t pro�r�m �i��fi��s��ar�� ��� �ppo��sni�fa�r �it�����x� 9�� �����v�� ��a fi�� �I���i�g ��°o�e��o 7'ag�rd Cc�m�r�t��nsiv� 9'lar� i�o9s��r�.1.1 �nd T'igard �ara�r�unity ��v��o�arrq�nf �o�i� �h�p��� 1� �arn�oc�e fnr c:itizer� p�r�ticip�tian ar�d nati��. f�otic� r��fh� �'l��s�ic�g ��amrriis�9c�n ��arir�g �nd e�p��r�unit�far r�sp�sr�se +ua� �dve�fis�� ir� the 9e�c�fi ����p�.�er as�d r�qu�st gar ', �c�mm��t� aver� s�r�t�ca a�� �ITs, I��C[�, �n� iV6�tr�. I� addifie�r�9 �Fo� prespc�s�.9 �rvas !, presen��d t�a tF�� �iTs a�nd fh��r�ar�rrter�fis ��� inci�ac��d v�ilh 4his r�pn�t. �"has g��i s� ', sati�fi�d. �.��d ��e�I�e�r�l� �e�a� 2 r�c��a�r��, �� g���9 �h�t ad�ap��s� ��erapr���re�iv� p��r�� �� r��s��� ��t�k� i�t� ���c�u���h����n� ��a�ao� poi6���� �nc! �i���ra��t�����n �he p�s�pea��i aavaa�ld fir��-tc�r�e �xis�ing �c��pted and ackn��rl�dg�d cao�pr�henseve �Ear� pQ3ie� rela�ed �rs �he tra�sfier c�� d�r�sity�rc�rr� physic�ill�constrained Bar�d�, spe�ific�.11y�v�retlar�r��. �i�i� �oal i� ���is�i�d. ���a S ���. �3��;ur�l ��c� ��e�s� ��sa�n�r���v d�oal � r�cga�6re� �ha��, �dopt�d �oo��������i�a� �i��� ���i����� �p�� ��+��� ��� ��•����� �c���ra6 ��� ����o� ���a�c�����. l"his appiicaiio� w3El ncat reds�c�fhe �r�oura� �f ���t��;ti�n ct�rr�o�tly �ff�rd�rJ �+v�tP��d� t�r�c��r��i��ir�� r��u9��e�r�. �"h� prop�s�1 wra�ld �n�r�as��i�� �c��ent�a! ��a��i�y �djac��t�� w�tl�.�d a����o Th� �p�li��r,t argu��fh�t th� p�op���! �roul� ��cod�ra��th� p��s�pva�icar� of v�r��9��� �re�.� by r°�rn�ving th� �a�gativ� irr�pacts ass�ci�.t�d tiv��h th� !�s� �a� d��sity allc�c�tec� �� the wetl�nd are�. St�fif r�cagrrizes,�QV��v�r, t6�� �o��r�fii�l �c�r � �dv�:rs� i�pact� �s� vve�6ands by im�a�r��sir�g th� d�nsity ad��c�nt t� fh��� r�at�r�9 f�aturt��. �"h� e�ent #� �n✓hich a 25�/0 or a �00% Ii�Ci'�1SE; !fl C��6'E slt`�/WIII i!'11p�C�:W��Ie�,-Clf�v is �an�cnown. �taff, therefor�, fir�r�s th��this poiiGy is satis#i�d. � A6�9n/���r ��d L��d ����o�rc�� �lu��it�: ���0 f� r�qu�re�#��t �c�rrapr�h�r��i�� �i��� r��i�t��� ���! �rn�ro�+��t�� qo��ii�afi th� �ir, ��te���s� lar�r� r��c��r��s. °f°h� prcp��a! wo�ld not hav� arr acive�s� irr��aaef on th�se r�sourc�s. T'his gaai °ss �ati�fii�d. � c� ����� ��ab���fi t� ����r�� �i���t�r� �nd ta��ard�: �c��� � r���i¢�� �h�� � ����a������i�� p@�r�� �ar����� lo#� �r�� ��a�p�►�y�s���a �a��r�l da�����r� ��d h���r��. � 1"hi� pra����.9 would ne�t rr�a�ifi� ��ist�ng cor�pr�hensiv� pl�r� �� !a�d �a�� r�gu(��ion�th�t � cQr��r�i l�nda �ub�ect to ���ur�! �a��rd� ���4� �� #loadpi�in �r�d �t��p �It�p��. �'hi� ga�6 i� � s�tisf�ec�. t� � �' ���rza�a� ����ia��sn���e ��a�l � r��p����� th�����qu�t� �p�oe��c€��ta����r���n�m�� ���e�l��mrne��� b� �rc���d�d �y��� c��a��r�it�n �'he am�r�d��r�t �o�al� 4��r�a�� ' d��sel�prrrent ��portune#s�� on iand ae�ja���t te� vv�tl�nd�. Thia g��i i� s�fi��ied, Stafif Repprt CPA96-0003/�0,496-0004 p�g�� - . ' il ���sdn : GQ�� 't 0 �� � that �as�� ��a�il �r�c�u�•� �t��. i1�b61m o�ad� aaa�� I�� � �@ � 9 �Y/ q nr�m�i�rs c►f n��c1e� hou�ir�� �a�it� �t v�ri�us ��°s�� ra�g�s a�d �°a�nt le���� a�dl �Bloe� !, for f9e�sit�aoaty�f housing I���ti��, �Yp��nd c9���ii�e °�h� arn�ndrr��r�t v�rsuld h��e th� ', ps�t�n�iai af ia�cr�a�sing th� n�mb�r of muiti�f�mily� �.mit� ti�vhich caufc� bc� bt�ilt �r� �it�� vv��h � ' �ee�tQ�r�ds. Far•$hese reason�, st�fi�ir�ds th�t�h�s �rop�s�! vvo�ald incr��s�fhe av�.i9�.bili�y , af �.d�q�ate ��am�ers e�f n��d�d hc��s�ng �t����gn�a� pric�s�4�raugh�ut the ci�y. T'his ���I ' i� �ati�fied. ' Paab�i� ���iiita�� �aa�d �eav����� ���� 1� r���ir��t����9�v�lr�pr�er�� �� ��id�d ��d �����r��� by ty�c�� an� 9��r�1� �f �ub9���F�c�li���� ��� ���i��� ��pr��ri�tc�f���i�� ���d� ��� r�quir�r��a��� ofi th��¢����� !������c�. T°h� �ity h�� �d���s�4� f��cfitad�s �.r�d s��ric�s �vailabl� to serv� �xistirag P�lulfii-F�.r�i�y i�r�d u�� di�tri�ts. T°h� ca��'� �ubPec �2��iliti�s pl�r� �nr��ald �c�o�rn�c���e�h� s�en;�i�y pr�p��ed by t�i� ����n�r��r��. 3# c�oe� not �f�e��the �riteri��hat req�ire adeq�at� tr�r��p�r��ti�� �a�iliti�� �� av�alabB�tc� ��rve th��� r��id�n�aal land ����. `i"his go�l i� s�tis�i�d. �'����p����c��a Gc�a� i� r��a�sr�� ��u��t�e ���y �����d��c�� �n��a����� � ��f�, ���d�a���nt ��c� ��oa�oma�tr���p��#��E��a ���t��aa Th� �rr��ndra�er7�waufd aiB�av��h� tr�r�sf�r a� density frorn sat�s ��it�i �r�tban,ds Yrar� th�w��9�nd p�t�io� �,f�h� sitr�to th� b�aeic��bl� portior� of�he si��, Bt do�s ns�� affe�i�h� c;�i��r��th�t r�qu's�� �r��qtaat� transpart�fi�n f�ci6iti�s b� avaiiablp ta �erv�th��� resici��t��f lar�� t�se�. �g7� ���rrdrr��r�t vv��sld reot caus� a� �ar�saf� an� ir�cc�r�v�r�ient$r����01"�c''��ii�� �j,i5��;f'3`8. _��16 a t�'��� f� ��tisfae�. C�I�PLIRN�� Vi/�T� F��1�F$�L C�I� ��°�!"9�'� ��'�"T�1�'�� Q� iaUlf��L.04�1�� �r��on �d���i�tra�ie�� �u��. ���#��� ���-`�2-�D6� �t��e� t�a� ���� �����dr��nt� �v�i�h �a��@�fg��s�t�� ����t � f��r��������ss�o f���l@�� �h�B� ����r����t �I��a���d lan� ���s �r� c�a����t��o���t9v �h� id���ifi�r� f�a�ctr�or�, �����it� ���d I���� �f ��r�ra�� o� �h� fi��ei��y� `�i�e pr�pc�s�c� �m��d���st w��ld ��t r���af� in g�;���°���nc� aray �.dc�itior�aB tr�ffic. It w�a�id r��t chang� car irs�r���� ��� d�n�i�y �bs��� �h�t vv�aieh �v�J �4�r�ne�. �li rer��,F�s�s fs�e� q��si-j�sdi�i�@ �e��rropr�;he���vr� �I�zr1 s�a�e �r�d �an� ch�an�e� �ear �p����o� pro�er�y �i�� ���i�rzed �n� ��aluat�� ��r c�t��,li�r�c� �ca fir�r��pa��t�on p�l's�i�� �r�d ��le�, 6r�cludir�g �his ��t�te �ule. T'he �it�O r��ri�ws a19 r�c���st�� g�a�si-j��lici�l ch�s�g��far compli�.nce t� this ►�ul� �nd r���C�s a �eterminati�n b�s�d �por� �hat revi�w. �ir�dings �# cor�ipli��c� �r �r�r�vca�plianc� t� this ru1� ��vc��al� b� �a�� �c�ll�vvir�g a traffic �na.iy�'r� c�f #�� s�a��afic p�c,pr���. Thi� �olicy i� sati�fa�d. CC3C�F'LfA�i"�4C� 0/Vl�i't°9 C+C�IVi�E��FI�[V al�i� F�LAfV P�LE�1�S � ���u���� P�������: ���8��1� ���.°3(�� ����er�� ���� ���Q�@��ia�� ����s��� �� ������#�a�# � �v9�h �$�t�v�rie�� �I�r�ra��� gaa�� �n� t�� r�g����l e�����c���n��at pl�r�a Th�firo�inqs � ab�ve �ddre�� st�.t��rid� c�t��ls, �°h�r� i� nc� ap�li���l� ��c�;�t�;d r�giear��l pl�c�. �ti�tr� a�r�� � �en� � requ�st��r ca�r►7��t�, a�d s�or�e w�r� r�c6�ved. "�'his pc�licy 's� �at��fi��9. � � ��sa�ra! P'�ss�i��: P�@i��r 1,10���� ���a��r��$h��#h� ���pr�����ier� �l��a ���� ��� � ��zma�s��aty ����E��m��� ��d� b� k��x# ��rr��o���th��a� a���d� ���h� �s��r��aa�e�. �'h� ���li�an� states tha�fh�re is a �urra�t �eed tQ in�r���� r��id�r��ial dc�s��b�i�s vvithir� the re�i�r�, �nc� �'i��rd t� acc�rr�mac4�te g�ovvth. ����f agr��� that thi� ���r�d��nt wa�a�d �rc�m�te a mcar� effici�nt �rb�.r� �ar°�n �nd a��amrn�sd�t� �d�iti�re�l d�ousi�g ��r�it�. �'h� applicant, h��v�ver, has nat ��bmi�#�d comp�llir�g evid�nc� that palicy�fi�uld �i�: am�nded t� ���nrd wetlar�ds a hi�her densaty tr�n�fer�tanei�rd th�n cath�r phy�ic�lly cons4r�ined E�nds. S�affr ��es �gr�e tha� wet��r��+s should b� affarded th� s�me d�r�sity Staff Reparf �PA95-U0031ZOAS8-OOp4• �� !'ag�6 �r�r����r s#��dard �s ot hy�ic�ily�on�t��in�d ia�c�s(�.g. fl Eains, �lc�p�� � 25% ar�d d�ainagev�ay�). �t�f f can��$, 4h�r�far�, 111�t�O� c'��iP1C�R�g���$tFiIS �2QII�� 9� ��,$lS�9�tI. �i�i��n 9�volv�ment: Po�i�y 2.�e� s�at�s #6�a���� �i�y ��aall ma0ntr�in �n or�q��r�� �ifize� i�w��l�em��t pro�r�r� ��d s4��ll ����r� th�� �e#i�a��� �rael b� �c�va���4 ��o �p��r�aareity fica b� ir�volv�d �� �II p����� ���t�� �I��ra6�ag ���a���sa �► �e��aea4�ar ��rnrr»r�ts was s�n�to al! City�I�' 6ndivid�al� �n�th� F�9��r�in� ��rr►rroi�sior� he�rir�g e��� I�g�lly adv�rtised. 9ra ��ditiz�r�, t9�e pr�p�sa� w�s pr���r't�d �.t alf �IT ����tir�g� cl�rQo�g �fla� af 199�, and cc�rr�rr��rets �r� in�l�d�d °ar� �ecfi�� �e �f�tii� r��ort. �'hi� ppEicg� 6� ��tis€i�d. P��tur�l �ea4�a��� ar�� C��a��ro �r�„a��� P�����3e�o'��������r��������e�����h�O� de�ig����, s� �����da��� ���F� ���6 �, �h���iC�r��ra� �� ����� �f����aA�a���� ���is°ons���t�l ��n��rs�o (�.� �iy���i��t�� w�t����� and (�Se��r��� v�la��a���r t��6r �r��ii� �h�r����r �� 6�a�it��� fc�s� �M�a�a�9 ��admal or�q����� �6��, �� h��rira� �n��r�r��r�� �i����r��a�a� ��a�cie�, s��°�p��9�i� ���t��°�9 f��t�r��� e�r�9��a� ����h� �e�d �o g�s������ �tia����l ��°���a €�o6s��3a�.�(��St���S tFi�' �@�/���$I ��'Rjt����9��3 ��1� 1hilli��8'�� Di�L`P9t�$�Ql'�fl�� ��P���9� ��rr6���°� by r�ar��geng th� �6��rn�r� �a�b������d ���tra�l�ir�� er��AO�, �nd �� ��q�6rea�g tha$ ar��� of�t�r�c�ir�g tr��� and n��a�r�� v���ta�is�rs ��ora� ��t�ar�� �r���ag� cc�ur�� ar�d v��ter���� �� r��ea�t�lr��d �a��� s���ir��ar� ��t�n� ����a�l�; �"his a�piic�tion will nat re�uc�th� �rr�c��anf �f pr�t�ctiQra �uf•r�n�ly�f�Qe°c��� w�tl�r�d� und�r�x�sti�� reg€�i�tic�t�. �'he prc�po�a! uvo�sld incre�.s� tY�� p�tea�ti�E cf��s�ty�djac���to w�tl��d �.���s. �'he �p;�li�ant �rgu�s t�a�th� �ropas�! v�o�ld �n�o�ar�g� �h� pr���rv�.�6can of �v�tland �area� �y rerr�awir�c� the r��g�i�ive �rnp�cts a�socia#�d wi�h �h� 9�ss o� d�nsi�y aflacat�d ic�qh� ��fl�nd ����. �t�f� re��gn���s ,hc�were�r, �h� p���r�ti�i fnr�dv�r�� 6r�����ts �c� vv�ti�nds �y �r�cr�a�ir�� �he den�ity adjacent fQ thes� r�at�ra! f�atur�s. l"h� ��$�9^�f tt7 WhiCh ��5% ar a �00% i��;r�a�e ir� �i�r»ity r�vii! i�npa�t v��t9�r�ds as �nknc�vvn. St�f�, �hPref�r�, $9G1C�S �I1�$$I11S �?fJylCj! 9� ���I��i�C?t�. No�asy,�, ��slm�g��.�.�i r�e�a�ir�� �6���t�e �et� �Sro�r6�� �:� �p��rt��i�y��� a �ou�r����o€ -� t�oa����g e����at��� ��c� r������t��! �y��� ��v�►r��aa�� ��a�es �r�� ���xt ��v�S�. �'hi� �►cafi�� is prima�-i{y imp9�mented through C?A�t 660-07, �h� I��trc�polit�i, Hou�i�c� Rc�le. "i'he ru�e r�quir�s th� city maira�a9n su�fi�i��t r��ic��n�ial bu�lda6ale i��d �o �rauid�t�� a�a�s�rtur�it�fc�� a� fea�� 5Q% of ne�no units �o b� �t�a�h�c� sir�gl��amil� c�r rn�afti-fi�mily h�usbnc� ar�d #a provid� for an ov�rall density�f�es� ��,its �er�cre. �'he am�ncl�n�nt wouid ir�cr�a�� th� nu�n�er afi �nulti-fa�ify �a�i�s that ca�6d b� k�aadlt. �'h� �g�pficant �rgues t��� �nr�th�a�t this ci�ange�"igard vucauid b� beiovv�h� av�r�l� gcs�l c�f t�s� �, �nit� per r��� a�re. �°h� ����or� ff�ar�E�is, accc�rc�ir�g�a �h� �p�l�ca��, i� �h��v��fi�nd� w�:t� � n¢�f t�e�ed �a�t ��the initial t��'s�dabE� lar�d ir�ver��osy ar�d ��� t�pr��ity��9��la4ior� is i�cc�rr�ec#. �oa �"he argur��r�t is tha� �ar�i�� �re b�ing �.la�c�4�e�t� �r�a� �r� �rE�i�h ���aits c�r� r��� b� buil� �r � �ran�f�rr�d. �a It i� alsQ tr�� t�-s�Y�loa�pla�r�s w�re n�tt�d c��t ��th� b�ilda�l� {ared i�v�r�ta�y���d f����n�/a � �f in��ntoried �nr�tlands wi�hir� ��si��nt9�l ar��� �r� con4ai�ed wi�hi� t��s�l�c�dpi�ir� � bc�u�d�ry. T'his I�av�� �r� �sti�a�e� 3�% ofi th� i�r✓�r�f�r��d �ve�l�nd�#h�� �+er� rrot ¢��tt�d '� c�ut i� �he initial build�bl� I�r�d� anr��nto�r. ���tin� c�u� v��tland� i� ��t �rf�i�ai �o�h� cler��ity c�l�ulatir�r�. ���her tf�� ��r�s��y c�9cul�tior� wotald r�nly b� �ffiect�d if��i� �r�a c�cc�tpi�d �a�v�r�tfa�d5 �a� a high�r propc�r���n saf la.t�c� �r��pd multi-�ami9y � thi� wouEd l�w�r th� �v�r�il d�r��ity�r�d p�r��r�tage of r��alt6f�mily) �r if a hic�her prQ��rti�n �,f th� vand �a� ��ar�e� sirrql��amil�(thi� v�ea�ald rai�e th� o��raBl den�i�y and p�r��r�t�ge of si�s�.le farnily).�'�oe �ff�ct caf ��t t�etti�c� ��t v�°etla�d� c�.n not b� �tat9 Report �r'A96-OOQ3/Z�A9G-CQfJ4 ��� Page 7 detero�i�ed e�rith �bsoiu �cur�cy�ir�ce thc� buiBdable land in r�ry us�d�`or tF�P d��sit� calc�l�tien i� r�ot readily av�dlab!�. ,4n �s�irn�te of this imp��� �a6� b� rr�a�� h� �val��tir�g the 3(��/0 of i�v�r�tori�d �vetl�nd� which �re au��ide t�rr� �Q(3 y��r fil�c�dplain. ��cnr�ling to ', existing zaning thes� I�n�� �e�ul� n�,t �96 gr�ss un�ts �rath 47`% sin�le farn�iy ar�d 5��'/� �, ��alta-farnily. °fhis p�li�y i� �atisfiec�. i �'��r���or�a�son: �c�9ecy �.1.� sY�#e�����t�e �i�y���I! �B�r� #or�i ���� ��cD �ffi�a�r�� I �t�e�� �nc� ���dw�y �y���� th�� m��ts curr�nt ���d� �nd �n�i�ap�t�� �utu�� �, �r��F� ��s� �I�v�6��r��n�. °�he �rrer�drr�e�t vu�uid aBl�w�h� t�°a�sf�r�f d�nsity fr�rr� ! sites with v��tiar�ds frarn th� �retland p�r�iran e�f fh� site #��F�� bu6lc��ial� pUr�i�ra ofi the �i�e. ' it does nc�t �ff���the ��i���aa#i��� req�t�r� adequa��fir�nspo�kati�r� f�cilitie:� bo ����la�l�#a ���r� these r��id�a�ti�l lar�d �a��s. �°he a�endrr�er�#�vauld �o����aase �o� �ns�f� �s�d ' incos�a�nien�trarsspc�r#��ic��r sy��e�. �'k�i� gc��i i� sati�fi�d. I, G�i'�F'!�@A,�I�� VVIT'9-6 �C7lV�MiJI��'1"Y [3�V�LQ�'��l�����f� ���°�"ICafV�: �� I P�°��r�d�r�� f�� D�ci�i�� P��kiraa� �..� a�9a�,�e��� �h����� 1�.�0 ���aP�O��h�� !, �ro���lu��es ��r ��n�id�r�'t6�f�a �� ieqd���t��� �F������ to tt�� �ro�+i�s�n� ��#h� ', Caa�pr���s��'s�r� �S�a�, Am�servae�t�r�� ¢�rc�R�aa�c�� ��a� m���o ��cfa�� `i€3e�0e��� ' �i�t�th� ��ar���r�9� �t�� th� t���i�a�ca �f� !��@�Iza#�ve ���n��. �"h� �tanc�a�d� ar►d , r�spora��s ��c� �h�s� criteria a�e �.s foliow�: � 1� Th� �����rnei�� �l�re���� g��➢� �r�c� ga��d�ls�'�� �idca���s� �ar���� �a°����u ���is�c� S����a��� �h�pte� i�e�o T'h��e �tar�d�r�s �.r� �.�l��essed 6r� �eet�on I�/ und�r `S#at��ide �o�ls' i� this� st�ff rep�rl. �. ��a�y #�ci���� �� ����€� s����t�� �r �ui��p���� ��a�m�c� �pp�i����e, 3'F�� st�t�'� Tr��3s�orta�ic�� f�l�r�i�ing R�I� i� �ddr����c! b�9�� u�der"C�req�n Adr�ainest�a�iv� Fiul�". �o �,�ga�A��bC� ����� �ra� �s����l9s��� a�i����a� ����� �������ale��� ���°va�� i �3s�tri�t. °fhere ar� no ��psic�ble p9a�s �r guir��fir�es �.dopted �ay i�6efrs�. � � 4. �°h� ���5��abie �or�a�ar�he��2v� ���� �c�Bi�g�� ��c� r���n Thes� st�andards ar� I addre�sr�� in �pctior� di✓ u�d�r `C�c�r�pii��c� wi�h ���3preh���iv� �i�r� �0l9���v' ir� thi� �ta�f r�part. � 5, ��� a�paic�6�9e ��o�+a�s�rri� of the i�plc��a����i�� �rtiw�aa�s�e�. �'ne irnp��rn�9itirBg o�dir��r�t��s �re �r��t�ain�d in 4h� �"ig�.rd ��mm�n4ty �Pvelapm�r�t ��ad�, �nrhich �re address�d ir� this s�cficar� a�th� stafifi ��part. �. �c�r�����r����n ��� a��� �� a9��e� �� �r��f �fi � ci��r��� s� �G�� ��i�hbcarl�t��d e� �� �a�r��a����y a�� � s��i�t�k� �r is�cta����t���y ��a �E�� �e��a�w�h���i�� �I�n �r ��p��ax���ti�a� car�.�ir��a�c��rhi�t� r� �F�� ������� ��t9�� ��apii����w�. The appl6c�n4 ha� sati��ied thi� cr�d� s�ctian. it is ��ti��i�;� �ec�u�� �he f�rst fiv� �ta���rd� h�.v� be�n ad�q�a�at�Ey �ddr�ssd ir� thi� ���ff r�pdrt and th� �ix�h sta�dar•d is op�iana.l as�iy. ���3'I�N i/e A,���9��' C�61�����'� �lo �amrr9�nfs Staff Report ��� CPA96-Ot)U32U�9�-OOA�1 Page� � , _ � ���T'E�� 141� pT'FE�� �t)�Od���"�'� °�i�� �r�gir�����ir�� �3��a�rt�mr�� r�v'sew�� �h�� pr���s�l and su�ge�4�d th�i�tra��f�r�f d�n�i�y �isc� b� �Bl�va�d f�onra tl�� 25 ��c�� b�i��r �ec�a�ir�d fc�r��tiar�d�, �'h� E��iC��ng D�p�r����� ��vaewed ti�s� pr�p�s�l ���� E��d �� �om��r�f. T�� �i`�s �a�,v� �°��ai�wed tF�gs prc�pos�i �r�� o�fi�r the ��B�c�wir�g ��rnrn�nts: E�o vvrii��r� co�ar���u�s ha�� ��e:� r��eev�d��a d�tc�. The �outh ��T' h��rd �h� pr�p�as�l �t�h� I me�fiing of fV9�y �, 19�6. �'he ��mb�r� expr�ssed c�r�c�rr� th�d t�i� proposai r�r�uld h���: a�i ornpa�t c�n �xi�ti�-�� �aeig�ia�rf�n�ds. �Ncat�: th� a�pli��r�t r�vised his ��plic�.�ion to ��iy ii�rci�ad� iar�c� ��n�e1 �ou9�8-��i�@9y af��r this rry���9���, Th� �:�o��r�l a�d @N�s� �9"�'� n��r� ��� propas�fi or� i�1�� 7', 1996. T�S� ��r��a�r� q�aest�s���d r��i�i�n� �h4�h �r��ald �Ils�w r��re den�ity fran���;r frarn w��i��d����r� �th�r phy�iea9ly��a���r�ined 9ara��. Th� �ast CIT' he�rd the �r��c�sal pr� I'��y �, 199�, �"he rnemk�er� ��ppo�r��l fh� �;e��C�p� b�t ff��t fh�� app(ic�tion�� �hc�t�ld b� r�vS�w�d c�r� a c��� by cas� b�sis, ��� �ha# �th�re ���uld i �� �a c�u�,r�nt�� o� �C(b°lo ta°�.�sf�r. � �..�. ��,�..�.�..�, .�____.� ��v 1�, 1��6 _ �'�i���iR��S ��f: �l�I� �ulicka�ls�n ��1T'� �issoci�a�� �lann�r 6���.�.�� �JIa�1 1�a ��396 ,..�.m.�..� � �F�9����/�C3 �°�. i��d9�� as�n9t� DA°f�� r�l�n�in� �1��a�g�� I II:\Irpin�nels\CPA96-03.stf � Staff Repor�. C�'A36-0003/ZOA95-OQ04 F'�ge 9 �� . �:m.�..�,. ,�:�, . .,.�..._ Q , � , \ I �.. _ �i1Y CJr TI�t�9 � �� � � �(i-I��II"A - q�.o� P�rc�:ls vuithin I1�uit9-��rrr�i� �`�t .- Area��d'ac�t to We�l�rtzi�it'e� d1 e� �otenti��fy�er��i by � GPA�f'r-0Q03/�C�4,� ' -- Pasr�ls�oeci PJ�;Ki-Fa�l3r(�Ft 12j — �°;��t tr�vveflosxi a�'�a� ,� �J � Tiga�d City Lirr�#s J � I �b _� � C�r�t��'a �`� �,g. y � c�' e� -o�' , � % �� � �ot�ts % es�"' �T °�i' . J � � � V � � y � � �� � L 8T � . .1�lTAf RD. � � � - BOf�!!T �{p � �� � � - � - � �> ' ROg g�F[iEt��' - . � � .. F 9 �' �,,� I � - � � � �d B�t�:ThIS t�ap IS b��cl OCt th�19�Q � —r �nd�934�urvey of vr��i�n�.t� �.�� �. �'°� ` c�ndur.��i��'4he�ity�f Tiga�rd. � n�turef�n�d rr��e �na irv�lu�d� ftz�d a!!v��ti�n�s within 4C��aiYar. — e� � !r��91 c�actu�i fi�ld - ° c�ditiar�s dPferrrx�v�tland b�arxiari�. � �-- � � I �y�,1 sss P� . � . . . . . 1 ...... ........ . . . ... . . . . . ..-..-. ... . ... . . .. . . .. . . . . . . . . Ui� �. . ' � . . . . ' . . W ��. ������.� �o `9��� atcorney at la�v .Lr�nd Use ae�d Developnierzt Consultatian Project A!daraagement l�I�.� �, 19 9 6 �irectar of Cc�mmun�.'ty Development a/a 1V€�ls Micicaelson City of Tigard 131.25 �olnT, Ha11 �].�r�.. T�egard, nr�ga� 97273 Re s Comprehensiv� Plan/Detr�l�prnent Cc�de text amenc3enen�: .A�3EG0, applican�t . Adc�:itional e�pla�atian sub�eqb.��n� tc� 5/7/96 CIT meeting Dear Nels, Following aur discussion at last ev�i�ing' s CIT meetir�g �.n.d our ph�ne conversation tl�is marn.ing I vaish tc� �u.�tner identify the 1_i.mi��ec� scope o� �:he prcpo��d am�ndment . F1ea�� cxeat thi� lett�r a� a substitut� for the one I sent ;resterda� (Ma�r '7, 1�3h) . The ABTCO am�ndment proposal i� limi.te� �_n i�s �co�� ta i anly �he transf_er o� den.sity frorn �v��land� locat��d c�n par_•cels and lots zoned multi-famil�r residential . Y�lkzen I �a�e �::he tex�m znulta.-� family zone in the cont�xt c�� �the �ra��c�ser� �timenditi�nc I arrs referria7.g to R-12, R-24 and R-�0 z�nes . Tki� am�ndm�nt� �x�eapo�al, as varitt�n, can be interp�eted to incluc�� other Clas�i�zcat_ion� a� resi�ler.ltially zoned land. The amEn.drn�nt proposal. Yzoraevex, should be interpreted as only refe�ericiric� th.� trans£er of densi�y fron� wetlancls 1nca�ed on land zoned R-1:2, I�.-24 and. R-40 . I To h�1� cla.rify �he propos�d amei7dment' s sco�� I ha�ve rewritten the praposed text changes an�. hereb� submi� f�h.� fallav�ainc� as th� request e ��he applican� r�quest� azz am�nc3ment to tYze te�t oF Compre�zensive Plan Hou�ing Po7�icy 6 . 1 .�., �° Implem�ntation Strategy 3 , anc� relater� pra-visions �ahich limit I � densi�y transfers from wetland areas vaithin R-12, R-24 �nd R-4n I � �or?es . Tic�ar.d Plannin.g Departmez�.t k�as indicat�c� �hat v�r�tland � property is not allowed a�y den.sity tx°ans��r. . I' � � �s�x���e�.�n�a.�r� �l��a ��a1�.�� 6 0�.e�. G3) is propo�e� to }a� ��n�nr3ed � � by ad�ixig the �ollovai.ng palicy stat�mexn.t ta �he �x�.��.ir�.g pla� � text : -i- Q244 S.VV. California Street • Portland, Or�gon 9'721� ° (503) 24G-54'�9 ° �'.l�.X (503) 244-87SQ ;� � W..�.� e r: . � �� _h ' . . . � }A., To �x�i�aac� ��x� ,p�ot��t.��aa ra,� avetlz��d� �� s�x=���-��,��,� ao,��e� �+x°e,p���,y ��� tes ����x�� �,�� ���'�c3��� u�� �,� �u���.-f��Z,y �o��� ����Ir ��� 3°�,���d ��rn��axa��y ,���sr�lca,�arc��t Cod�, th�°a�a�1� �kc� ��a�a��! 1?�^cr«�.1a�,�cs�sa� ,����a���r ��5�,�.� ��tr��l�,�� �, ������z��� ��a �.�1e�� ,��a��3� .��,�.1y ��a��c� prc���x���� �����.����� ��a���,��� �g� c����3�,�., $va�Zs ���a�.���' ���,���'�.�°�o ��s � r��x��f�,�r �c,��1. �:t� �1�i� �.��i�°� ,�����1'� e�� Y���� �c�rs�d c3�,�s�i�y°�o Tn addi�ion �n f:he C�mpreh��siv� �Zan amendmeza.�, �.�plican.�Ps rer�u�st will x�.er�s�ita�e tl�e am�ndmen.t of ���aaax�.��r ����le���n�xx� Co�ie f���� ��c��.o�a. 7.�.92.020 (.�) (1.) �.� �,��7G�e�zs.��� ]b�r �l�C �,�.��.G30 whic.l� in turn implemez�ts �olic�r � . 1 . 1 (3) . This la.r�guag� would i.rnplernen� tlze new policy 1anc�.uae�e as ���posecl �1�c�v�. f'�� �.� .92 .�530 would be ��end�d �.a ac�d th� larz�u.ag� cQnt�ined in the k��ld i�aliciz�d print vait�i uvar�.s tn re del�tecl i� bx°ac�ke�s [] as fallocvs : A. °Units per acre calcu�.ated b� sub�rac�ing lasld ar.ea� li.��ed ix� Subsectican. 18 , 9� . 92a (A) (1) f_a�Gm the r�xoss . �.cres may }�e tran�ferr�d tc� th� re��.ai.x�ixzg lat��.lc�.abl� 1_and ar�a� subj ect to th� fo].lowing� Iim��ati�n� rs,rr� a�..� .���,d ot���- ��a�� �h�� �►Yaa��,ti .�€� ��a��r� 12-1�� �-.��� ��c� �° 4� � 1 . The nu.mber of lxnits v�hich cara ��� trari,rerred is limit�d ta the numbe.r of uni�s which would have be�n allowed on 25 percent of th� tznbui.l�.able area if no� �or the�� r��ulations; 2 . '�'he number c�f Lzn.i�� is limi��d tc ?� ���c�n.t of �' th.e tat�.l n�urr�b�r o� un:its �hach cou.l�d ha�re b��n construct�d on •�:he ur�b�az.l�a}�le �.re�. :if not �o_r th�se regulations� and 3e The total number a.f_ units �er site a�P� nc�'� ���eed 125 perc�nt of 'che maxim�im numbe� �f unii�s per gross acre pPrmitt�d for th� applicabl� compreher?si.�ve plan �.esigna�ior�. " � �3. U�a.a.t� ��.� ���°� �����aZ���� �i�r �����°���;�.,z�� .��x��l ��°��.� � .�.����c� a„n .�a��a��ct�.r�� .1�. .��. Q�Of��l.�,9 ,fx°�a�s �.�� c���a,�� � a���s an�,� #a� ���r�������� �a th� .���a�3.€a�.�a� bxa�.lz3�,�1� � l�.aze7 �.r��� c�xa ��xz�1 .�es.��d �-��, .1�°2� �,aaci �°4� �tzb���� �ra ��a� f��l�r�isag .��.�a�.��t�.��.;� : a� �� � �1. �'�� r��s�ab�.� �.� �s�.��� wsr.��.c.� ��,� �S� �.��.��.���.��� �.� � 1?.�n,s��d t� �1x� ���.� o.� �az�.a�� c��aa.�Fa ��su.1� �a�v,�� � � �S��n ��,.�cac��:� �s� �.ta� s��t.���d �.�°��. �f ��� ,��:e° �.�a��� c�pa��.iL,�r t.x°�xs���� x��°rxl��.�o�,�,� _�_ I . _ _ __ --_---______ � . k' - , . ' a I ,a�� � � � � � � i I �. Tl�� ���,r� �� n��ai�� i� ���.���c� �o th� �a��az a��ee.� �� �f u�.��� gv�a.i��x ��r�Zd �x�vr� b��aa �11ca��� �� r�l�e I u��ra3.�d��1� �r�� 3.� ��t. ��a: �r����s�d �,���e���,��a.� ��grult��,�c���s ��ad �. ��i� ta��.� x���.� a�� �a���� ���° ���� ���� ��f� ������ ', t�� a��,��x�� ���,� ¢��' tza�.i�� p�x ���►�a� a��'�°� , ,���n�i���rl ��.� �la� �,�,�1���.�aT.� �r�a��a���a�zas��v� ,�I�xa � �ietzac,��t�.�2�to 6i I �. "A11 den�ity transf�r de�r�l�a�men�. pro�ca��l� �ha1�. cornply with �he c�evel��ment �t�n.dard� Q� th.� ap�ilicabl.e ', , underlying zoning dist�ict unles� de�reloped unc�er �.h� �� pravi�ions of �hapter 18 . 80, �i�.���a DP��i���►�z�t. (Orc�. !, 89-06; Ord. 83-52) " ! I �'in.ally, si.nce �r�.Fa���ta.�s� �,�.�'�. C?2t�(�) (�,,$ i� .r��erenc�d �z� I, the �aroposerl amendm�nt �text it wi17. ne�ol tca �a� modified by� addix7g I the term �aetland tc� the 1i�t o� ;�ensitiu� 1az-id �.reas. �ubsectian I 18 . 92 . 020 (A) (1) c�ould be revi.sed by adc�i�.� (1) Cd) �.w fi�l�.o�rs ; , I '°A. 1Vet d�velopm�n� arear irz ac:r�s, shall be �'� detErmined by subtr�ct�ix�g the �ollowinc�. I�ric� axea. (s) �! fro� thP gross acres, �rh�ch a.s a1.1 of the lan�. �.n.clud�d ' izZ �.h.e legal descrip�ion of th� �arcapFr�ty o , 1 . �11. s�nsitive lan.d a�c��� : ' I a. Land v�ithir� tri� �OQ-yeax� flood�lai.n; I b o �,and ar slapes ��cceedinc� 2�p e [ar�d] I c. Dx:aina�ewaXs; �.�ac� �. �e�,��xac��; ' Ple�s� attach this lettPr t� ax�.y o.f�icial docum�z�t� , regarding A13EC0' s compx�ek�.cn�ive �lan a:�d develr��m�nt cc�c�e t.ext , amendment . VJhen in daubt a�oti�. the s�:o�e o� �x�y statetn�n�� mac�� , in the �reviously submitted clacuments consid�r t�iat th� propased ', amendment only rE:�er� �.a wFt1_an.c�s i.n .Z-12 f R-25 and R-�40 �o�es , I � �o'�v� ������'ul�Y � � � i�� � �'.�� ��I � �Pa' 1:i� � �-/ '�� � II � � � WCC/abh I i CC: Cli.ent I -3-- III �I i _— - - ,. . � � ,�._. � .,�,e, ������� �� ��� nttnrn�ey sl law Lcan�tls�a�d l.��vel�pnt�n��octscalg�tiore .�'a�o,i�ct l�uncsge�eaad ���X ��' T��� �C�g�l������T���'� �'I��T ��i�. �� :��"'�t ����€°6�1�I�°�' ���� '��Xfi I�r'�,"�.° R�Q'��°a`� I �����.r��c�) C'I-�'.�.�1T�.�' ��' v��7'.L��.ttl� .L'.��.�5'�'�'�' �''.�.�.I�P'�..�'�.� .�2'I�'�2"�.�'`�°C.�.�T..S ! � ������ ��������1� P�cag���� 1��.�r���o :���. 35�9.�� x��c ���� �.0+�. �6t7�a �`700 67 u 6i a &8����6c��� 6�M���� �Fd��.ryn��� �Ce �L�.� ���b� I �� F6������ daJ.I ��ap����s ����s .�pprca�ei���.e�.�r 3 a� �.���� ��csp���:� cs��r�: �8��� �ca�p��:�,t�c�n•-�ra�.����� ��,�����e� ��a� ��� �Od�. w a��o�k �zac� Y�����.��� �ti.�ccsxa ��,�e ��t� ���p �.azc� 47C�� . , ��1����.� ��°�s��r ��5���,����v �,���� ����r������� � �205 �a�P. ����.s� T.��. ° I���� ���re�ca, �;���ea� 9°7��� �a�3) �99e�.771 ����������,��.zr�o L��.l�.�.�.sse �m ���� �t����a�;� t�� 1��.� ����4 �.6d. ����.�c���aa.� �tac��� P���l���.e Cu���ax� 9721.9 �5A?) 2���5499 � k�RC����1��, ��T����� � �rs�n���h��x��.v� P�3�.za T��� �n��a�xtet�� � Th�: applica�t a.nc;. �pplicas�t' � repres��at��.a.ve, �a`�k� au�.ho�i.ty � � fram prop�r�y �l�ecl holder_s, xeqL�ests an �mendm�xbt tc� �h� �ext e�f t� ..�� Canlprehensive Plan H�usizzg �oJ.a.cy 6 . 1 . Z, 7mp�.�ment��ion ,��.rat�g� �1_ 0144 �.W. Califarnia ��r��t o Pnrtland, C)r��an 97�19 g (503) 24b-S499 � �.� (503) 244�87�0 � , ' 3, �nd r�latec3 proviaian� v�kaa.�k� 1imi� d�nsity t��ras��rs ��om � �hy�i��� Ccaa���rai�t �r�as �� oa�.o r��r�� �h�ra 25`�" . `!'he .FF��CCJ caa.�e I �c�r�t�.a.n� an a�e� �� �r��.l�and: Ta.g�rcd Plan�.i�.g ��pas���en� st��� ha�� a.r�di���e� �kaat 6V�:tland, prop��t� i� n.a� a�.la�u�d �n� c��n�i.�y I' t�a�,��e�. Land us� regu�a�iox�� �dd �hc� �.exm drain�g�w��r �� t�x� � lis� c�� pk�ysic�l chara.cter.��ticr� go�rerra�c� }�y th� �5°� r��nsit�r e � tiran.�fer. 1.icnit�tiox� �ut th� raetlaz�.d an �the l�E�(? �ite is n�i���x: i a dr�i�ag�way, a �1o�dway nca.r flboc�pl�i�e �lccarding tc� Tir�axc� Communi�y DevPlopm�nt st�aff this C,can�pr�3�en.�iv� P1ara ��ne�,c�men� is n�ce�s�ry �o mot3ify k�alicy 6 . 1. 1 so F,v�tl�,nds saill �.ot suffc�r fr�om any densii�y transfer limitation. �gpli�:�n� �c�qLi���s tha� �i70� d�risity �rans�er� be a:llowed fo� v�etl�r�� �r��s. �'�a�ai�� ���� 7['e�et �a�xae'�n�ra� � In addition t� the C"omp�ehensiv� Plan aYnenc�nl�n.t, appl.icant° s i requ�5t ��ii x��cessi�.ate the amendment of C���aaai�y^ ��:�r�1c�����s� ��s�e (�7?C) ��r�a.�+ra �.�,�9�. A20 (.�) (1) �� i�npl�rce���d h� C".�� :�� o�� a 030 which, a.ccr�.rcling to Ti��rd plan�inc� s���f, ��es�ntly� i impl�m�nts Falicy 6 . 1 .1 (3) �nd also wox�ks �0 1�mit density � transfers from ��etlanc� areas. �DC 18 . 92 . 030 p�esently states in per�inen.t part : A. "Units pex� acre calculat�d by suk�trar.tinc� 1�nd areaN listed. in 5ubsc�ction. 1g . 92 . U20 (A) {�l) f.r�m '�lie gr.c�ss acres ma� be �•r.�ns��rr�d �a th� r�i��inin� buzldable �.and a��as subjEC� ta th� fo�.lowrin.g� limitatians : l . The nurnber_ of ur�its whi�h cari b� t�ansierr�c� is limited to th� numbe� of unit� wl�i�h vuoulcl ?�av� be�n allcawed r�n 2� ppx�en� af �h� unbuildable a�e�. �.f not :Eor th�s� regul.a�i.arzs; 2 . The x�umb�r raf ua�it� i��s �.imi�ed to 25 ��rc:�nt o� ��� �a�al numl�er oi unit� which c�u1d h�ve ��e�1 -2- � I cor�e��ucted on th� uribu�lda}�1� are� if not for th�se r�gulat:i.�iYS� and , � . Th� �otal. �um}�ex� of ur�i�� p�� aic�: e�cae� n.ot ��c����. 125 �ercent of �he maxa.mum �i�xmb�� n� unit� per '�i grra�� a�:�� pe�mi�.ted fax t�.e �gplicab�e ; " �ornpreh�nsive plan d�eic�na�iori. " i B. �1.1 c��nsit�y tra�.�f�r c�e.�re�.opn��n�: �re�pogal.� sha�.l �omp].y with the develo�ment s��.ndards �f tkaP appliaabl� und.�arlyi.nc� zoning district unless develo�ed under th� p�ouisions of Chap�er �.� .StJ, �lann�d 33ev�1c�g�mezat . (�rd. 8'�-Q6; Ox'd. 83-52) " Th� immedia�� re�iuest by .�x3�;�CJ only r�f�re:nces w�:�.la�ds �, �.QCated an residential].y zo�ed las�d. The reas�n� �tat:�d in th� rprr�ainc?Pr cf this document for acee��ing �.0��4 d�nsity trans�er frnm wetla�.ds would be equally as valid �vhen. a�al.y�zinc� al1 �ircums��.nce �he.r� a portion of a r�sidentiaZl.� �onecl �ite I ! co�tain� any typ� a� physic�I res��ain�c . One hund��d ��rcent ! � transfer of_ den�a.ty onto moxe buildabl� portion� of a sit� a.s in ( k�eping with the concegt of fosterinc� compact urban deveJ.opment . I ����Co�E� �C>���Y F� �C,�D� ��1'�'�I�4;� ���a��������s.�� ��.��s ��1a.c�° �e�,.� (�� is p�op��ed tc� �� r�wrztten as fol_lows. The langu�g� in bracl���s is to be d�l�t�d. � and �he italici�ed boZd print language is to k�� �dc��d„ ' "The Tigard Cott�munity Developmen�c Cad�, thrc�•ugh tY�e Pl.anned �evelopmen�: pr�ces5, sha11 establxsh a pracedure to allaw properties exhibitiz�g physi�al constraint charac�teris�ic�, s� .g. , steep slopes [or] flc�oc�plain�, ��.°� c��t].��sd� ta develap �:e� �1���.� ��z�.� ��asa�s� d�rz��,ty �rith densi�y tr�rasf erti a�lavaabl� c�n �he si�e. [Nc� more tk�an 25% o� t�-�e c�w�ll.iz�gs inay b� transte�rr�e�] . Community Developm�nt Coc�e 18 . �32 . Q30 �vauld Y�� r�vis�d a� follows . 'Th.e 1�izguagE in bracket� i.� to b� d�lc�ted and tl�� italicized bolc� �rini� lan.guage �.� to be addecl. _�W � �. "U�its p�r �G�:� �alculated by �ub�racting land �r��� li�t�� in Sub��c�ion �� . 92 . 0�0 (�) (1) fr�m �he �r��� �cres m�y be �r�n�fex��d �� .��n� remainzn� b�ild��le 1anc� ����� ��bj��� �o tYi� fallowin� �i��t��i���: � . T�e numk>�� of un�t� ����h can �� txa���erraa i� �imited to �h� �umka�� af u�i�� whi�� would hav� be�n a11ow�� o� [2S ptlr��n� ��) ��� �n�u�lda�le ar�a if nat for tht�e L�gula��o��; 2 � The number o.f u�its is ��mited �a [25] Zaq �e�c��t of the tot�l nurn�e� of un��� avh�.�h co�l� h�v� �ee�a construc�ed on tli� unbu.ildabl� area if nn� .io� th��e x�gul��inns� and 3 . The total number of una.�s p�r :a.te �.oes not exceed 125 pe�cen� af th� ma�iznum numb�r c�f units pnr groas acx�e permitt�ci fo� �he appli.cable con�rer�ensiv� pl�.n designatian. " B . "All densic•y trar�s��r de�rel�pmer�t pro��sal� shal]. c�m�ly with th� �.c��r�lr�pment �'���dax�c�s o� �.he app2ica�le ur?derlyi�g zoni.ng di�tx•.�ct unless de�r�lc�p�c� un.d�� the provisions o� Ch�pter 1� . S c�o Pl�r�n.�d Devel.�pmEnt . (Grc3.. � 89-06p �rcl. 83-52) '° ��'�RC�Vp;.I� �R���I�2�A ��'.��'��I�� ��d3�'�AT� �S3�k,� �LT���Z,��� + State law rec�uires that 1oca1 land u�e plans b� c�n�i�ter��. d e V11�.�7 the Statewide Pl�n.ning Goala an�. Guid�l�.zles. Ci��.y c�f '7'zg�rc� � has detErminPd that the statewide planning goals and. gu�de�ines nurnbers l throuc�l� arid including 1� ax�e ��l�v�an� to a � I ComprEh�nszve Plaz-� �extual amen�m�nt �eque�t . Thase gc�als ax�� addxessed �s fol�ocvs : � � �o�l #1. � � � s'Tca �.�v�l�p � c�a.�a.��� a.r��ra7.�r��xa� �xc����s �k��� a.aa.����� I � ��a� ��pcs�°��zz�.�.��r feax e;�.��.��n� �e� b� i���1u�d z.z� �].el. �1 gh�.��� o� �ka� �al�x��,aa� �rc�����e B' I � � � � � -4- ������n T�ie �x:ope����. comprehen��.ve plan �east ch�nc�� �will �ot alt�� ��,� �:�cx��i.ng r�oti�� ax� a�p��r�a�ce st�neiax�da� in �.�.� exa.stir�� °�ig�r� Compr�h�;r��iv�e E�lan. Thc��e stand�r�.� h��tr� bee� revi.e�w�d dr�� aclenc��rl�r�ged b�y �he �,C3JC as ��a.ng iia compliance wa.�h th�.� c�a�l , ���I �� �"�'� �����i�La.��. � �.�sa� u�� �l�arxa��.a�� �r���a��� �.�a� �a�3,��� �����r��� �� �. �S�►�a� fc�� �.1�. ���f�i��ar� �aacl ���i��,� ��X���� �a u�� af �,�a�+� �ra�. �� a�s�.r� ��a ��ec�t.a�.t� ��c��a�l ���� �o�° �ucY� de���i��� �rad ffic��.w�a�. X �C � � � a,�,:�1 �.��d �a�� pl�n.� �s�xe� �.rsap�.��x�����.s�xa ����.��sae�� �I�r�l]. b� �rieap�,�d �sy '�he gd�r��xaixx� k�ad� ����� �5�1.�.� I���x�ing �n�l ���.�1 �ae re�ri���d �.�ad. �� n��c�ed, r�v�.��c� o� � ���a..���� ��r��.� t� ���e ix��� ���ea�s� �k��ragar.a� �a�li� Z���.s.r��.�� a�ae� ��.���,���xac��� a�xs ����s�.�. �ws�t�a � ���a�e��a�.� �s�� �r��.l� �.� �lae ��.a�a. c���a��t�a��,�.�.�� �h�1.7. �� �ax�a�ri���. ��� :���r�,��,v ��.c� co��a�� Ya� ��.�i��xs� �s�e� �,�f�����1 c��+vers:�.���a�.�1 �a�it� e��s�ia�� �x��p�r���.�a�.. ��v���,' �n�. ������.�s:a �� pJ.��.r� �aar� ir�a�a�.��x�xa���i�xa ca���aa��z���m �Q �s�xn�n.�xa,�m Th� subject comp�ehen�ive tex� arid orc�izaanc� amendm�nt is being proceesed in the �pira.t af �his goal . 1�� �h�: need to incr�as� rESid�ntial densities within the Portland M�:�.x°apolitan .�r�a Urban Grnvath B�undary becomes more �cute it is l�gical �n� � r�spasz:�:ive �.o chanc�e ta seek ��.ys to remove un�.ec���a�•y obstacles �.o achievin.g th�t high�r d�n�ity. T�ai� m�d�✓t r�que�t wi11 work � I � to �ncourage th� preser�r�.tinn of w�tl�nc� ax�as l�y r�nlaving �h� I �A � z�egativ� value impacts associ�t�d �ri�h �he �o�s af ��r�saty °'� allac��eu to tl�e wetland �re�. E3�r all.owa.ng 1.OQ n d�r��ity �r�n���r � � �to lax�d ac�jacen�. t�o tla� �v�tland ar�a �h� go��.s �f incxe.�sed -5- li ------ =-__—=-----—=--=_== �ensity and r��oura� p�e�erva�io� Lan b��ter be accommoda��d �t le�� of a ne�ati�e imp�ct �o a land n�xier' s pro�e��y ��lue. � C''a��,7. �� I�'I eo�°x� ����s��v� �.xar� ��.xa.��a�.xs, ����.��a�.�u�ra� �.��H��O° < i � �aa�e�xx�a Tha.s go�l is na� inv�alved ia� thia �extual �l�ax��e �pplicati.an si.r�c� ��1� �.ands �which will b� a.mpac��c� wi�l hav� alre�dy �een tioned for xes�.dan�ial developm�z�t � To �.h� ��t�n� I that an�r ac�riculture 1.ax�d would b�come in�rolved �.t �ould be in � the �u.tur� wriz�n a 2one chanc�� ar oth�r lan.d �.rse deciszon is made. At that 'time th� Comprehensive Plari map and. t�xf: ekia�zc.��s ��c�uld address agricu].tural laf7d. �c��.� �� oa'�'� �f��d.��1Y�� �t7�'�'L�d� �.�1fZ�.€�d �9;'� �ltt�.3.7i],��7.Tk7.�b.� ��Cl� '��.0�°��'� laxad ���e ��as� �� ps:ote��� �rae �t���' �s �e���e� ���ncaz��° �a�+° ��.�a.r�q po��i��� ���raa�xc�.��1.1� �£�:i�:��sat ��a���� p���i.���� �laa� a��u�� �h� c����.��x��� ��o�i�c� �ea�� �������.iaac� �� f��°e�� trQ� �p�cie�s �s ��� 1��e�:t�� �a�� o� �����t �.�r��l ��xx��..���a�.t �a.fi�. ��s�a� m�.a�.���a���x� rs� ���3,a �.�,x� ��t��, a�c� f�.a��. �n�. tivildla,�e ���c+�x���� �.a�d �c�x �ro�rid� fca� s���°��.�a.ax��.l ����r�v.xxx��:��� ��zd �.���.���,�gx��. °8 � Ct���rag e This goal i� not in�-olved in this ���.tual chaz��� I application sinc� the lands which will be impacted wi1.1 hav� i alre�dy b�en zoned for r�sident:i�.l deve�.apmPiat . To the ext�nt � triat any �ores� land �would bec�me involved it �cv�uld be �.n the �u�:ure when a zor�e chang� pr o�her lancl u�e deca.sio�. is made. fit tkzat tim� the Camprehez�isive Plan �tna� a.nd text ch�nc�es �vould I addr�s� forESt l�n�s . �0�1 �#5 ABTA c�c�x���:�v� e��s��a ����� ��� p�°�s���� r�a��a°�� �x�,d �c:�s�ai� r°6��c3�1�'C�.'�i, eo --6- � ���n�xa�a lhe sub j eat �ornprel��n�iv� �te�t an� ordina.n�� ar���ndm�nt i� be�,ng proc�s�ed in the spix�it �r�d pu�po�� of thi� �oal. .A.s th� n�er� .to in�.r.�ase r�sidential denBities wz�Z�i.x� �.he Par.tland Me�t�c��oli�.ar� .��ea 1Jrbaz? C�o��a�h Bounda��y bacUm�s mar� a�^ute a.t i� �a i loc�ical and xesp�nsive f:o cha�nge to a��k w�ys to renlnve unnecessar.y obs�acles to �cha.eving that ha.gher density. This madest request wi]_1 work tp enc�ux�ag� i:he preserv�tior� of w�tZ�nd ar�a� by removing the nega�ive �a�ue impacts ��soci.atpd w�i�h. the lnss of density allocated to the wetl�r�d area. �3y all�winc� 1�Do denslty transfer to 1.and adjacent to the wetland area the go�1a of increased c�ensity and resource �reservation ran bettFr �e �ccommoaat�c� at less of a n�c�ativ� irnpact 4�o th� land own.er' � proper.ty value . ��+al �f H4.d�O a,�a.intaiaa an� iaa�r��er� �Ya� ���.��g� �a� �ka� ��,r, w���e� ��.e�. �.�x��l r�s9�x���� �� t�,�?� ���,��o tie �c��n���a � This request is consi7tent with the intent and. spir�.t of i this goal . The very concept of compact urbai�. area� and controlled I urban. growth which ar� the keyst�nes o� the U.rvan Gr_awth Boundary � concept is to contain growth �o as to better utilize exa.s�ing p � infrastructure and reduce auto omissions . F3y all�winc� the �ra.nsf�r af 100 o derisa.t�� nnto housing resourc:e land from w�tlarid ar�as the th�o:ry of this gaal is �ccommad�t�d w�.ilz being sensitive to what may otller_wise b� considerEd ec�nflic:ting �Ian provisi.ons, i .E . unn.ecessary lass of d�rz�ity du� to lirni��d transferability from u�etlan.ds . -7- Go�� �7 ���o g�a���t �i�� ��� ������t� ���� ����r�� �i�����x� ��c�. I�s��ffi�d�o �� �c��a�a��A Th�.r goal address�� �he r���d t,ra �tzbj��� d��r��o�n��r�t t:Q a�pxc��:ria�.c� sa���u��d� . Tt w�?�n� ag�.ii°�st laca�.�.n.q s��v�:l.opme�.� in a��as o� n�tu�al. d�.s�s�ers anc� 1�a��rcls �ui�h�u� �.p����riate �a�eguarcls o This goa1. is n�t c�ir��tl� �p��l.xcable ta �Yzis rec�ua�t. tigard c�ompreher�s�.ve �lan ax�d land u�s� ��gul�ta.on� alreac3� ��ntro�. 1and.s subject tn �.�tural h�zara� �uch �� ���ep �lop�s anr� f loodplains , The proposed teac�. c�ar�ge �v�ll no4� alt�r �h�s� �a�eguar�s . The text chan.g� will n�t allow intrus�.nn or�.to uns�tablc g.round ox gro�znc�. sub�ect to f loods . I� mer�l�r �llow� tlie tran�rer of density t�� �aropez•ty cap�ble o� �ccammc�c�atix�.� th�t derasity. Tn f.�.ct, �s men.ti�ried ab�v�, by �Educir�g 4:Zae �nc�n�:��re �:o develop iri we�.lar�.cls and. allowia�.g the rnaint�nanc� o� dexisity alr�ady zoned Eor th� proper�y ds � whale �k:a.s �e�.tta.�l ch�nr�e advances this goa1 . Go�.� ��3 9�T� g�t�.��y t�ae r�r�r��.��.c�n�l �a��d� of �h� �a.��.���� cs� �.�� �t��.� �nd va��it��°�� �a�d Evka��� �pg�ro�aari�t�, �ca ������3� ���° ��.� ��.��.x�� �� a°��������� �°��������a�a�:� �a�ila���� �..n�l���n� d����.����.c�r� �a��a��t�� �a �ca���a�: Tl�is rec�u��z is nat impacted by trii� �nal . � I � �aa3. �� � � 5��°a �ra�r�.c�� a������� ������t�xa�.�i�� �k�x��t��kki�tx�. ��xe ����� � fc�� � �r���.���r c�� ���an��cs�.� ���3.�r�.�a.�� �r����. �c� �Yt� � k���l��a �a��.��sx�� ��xd p��x��s���.�;� +�f �r��ara°� �i��.��n�o a� liA s.J _g_ I I � �a��a��a Th.a.s goa]. �.� applicabl� to any activit� uz�de��taken by humans in the State o£ Oregon and City a� Tigar.d. I�� �u.rpo�� i.s t� �ssu�� �hat co�npr���.�a��ive �lans ax�cl pol.ica.es e�r�'trib�a�e to a st�bl� and lze��lthy economy �or the State and T�g�rd. TY�e �, com�rehc�nsive p7.anr� are to be based on in�rex��ori�� caf a�e�.s � suztable for increas�d �cox��mic: growth and activi,ty af�er �aka.�g ' inta cons:ideration, among a list o� subj�cts, m�t��a�1s �nd ��� energy �va�lability and cost; l.ab�r mark�� fartor.�o �vailability % of kex �ubla.c facilities; neces�ary si�ppvrt �ac:iliti�s; �urrent � i mar)�ct forces; availability of renFwable a�d non-��n.ew�ble resources; availabil.ity of lar�d; and po:lluta.on �ontrol � requirements . This godl haa its prirnary zonin� facus on camm�rcial and industrial land. Ha�wever, its general conc;ep�s can xzat b� ignored wh�n cliscussinc� the residential r��veJ.opment inc�ustx�. The emphasi� in the goal on consi.deratioi�. of ene�gy cc�sts, labor markEt,� curr�nt mark�t forces and �.he av�ilalaili�y af land is relevant to the requested tex� anl�ndment . Many of the jobs b�a�n� creatzd in th� electronics induszry are not a� h:igh paying as those bein� lost in the traditional C�regon. econcmic �ase . TY�is, c�mbii�ed with a rapid decr�ase in the availalaility of residentially zoneci proper�y to shoulder• th� ir�flux o:E 1a'aor �o fill �.he n.�w ec:onamic bas� results in the need to seek �v�r� averiue available to kcep the cost of housing a� J.ow a� possible . By allowing a 100% aensit�r transfer fr.om wetlands t� sui`cable � residential land th.e availability oi rhe addi���x��l housiras� uni�s _g_ should h�lp defl�cr s�me af th� imbal.ance �n th� p-resent sup�ly- demand �a�io f�r residen�ial �ou�ing i� t�� �a��t1��d Metx�polit�n Axe�. See di�cu�sion und�r go�� �0 i�.f��e ��al ��� °��� �r�vi�� £o� �h� ��u�i�� ����� of �i��z��� �� �ka� �����0 90 �ea�ta�nt: �ii key element in tha.s �aa�. �.s the concept c�� builda�l� 1.ands. Th� goal indic�.tes that cotngr.�hensive plans skxall en�ourage tYYP avail.abila.ty of ac��quate raumb���s of n�ec�ed hausing units at price ranc��s and r�n� levels 'NIZ�.ICY1 are �ammensurate with the financial c�pab�lities of Or�gc�x� hc�usehr�lc�s and al.�.ow ��r f_lexiba.li�y o� hau�ing locatior�, type and d�nsa.ty. �u�.l.dable lanr�s 7°ef_�rs to u-rb�n and urbani�,abl� �reas �hat arE suitabl.�, available and necessary �or x��sicleri�tial use . The existing Tigarc� Com�r�hen.si�r� Plan and l�r�d us� 1 regulations limi.ting the trans��rabi.lity of resident c�.�nsity � as�ociai�rad with wetlands is having th� effec�t oi limitinc� Tig�.rd' s abilit�r to com��ly with this goa1. . Ft.ernoval of �:he �resc�.r�t re��rietinn to transfarring 100% nf. a wetlaa�d' s c?ez�.sity will increa�e �the availabil�_ty of residen.tial hnusin.g stc�ck by allowing the total c�ensity of a �it;� to be lc�catec� nn land ', � suitable fo:_r the use int�nder�. `�he eva.d�nce �hat such increased �i � housi.ng stock i� n�c��sary is easily �ound �y refer�nce �o �h.� � Urbax� Growth k�aundary ��jJaY1S1.UY1 c3ebat�s na�r be�.ne� r��.�lt vr�_�h b�r � � Met�o. � � � In � r�cent case �ut of the Land UsE Boar�. of A.�a�eals �h� cor�cept of a lacal. cJ.ov�rnmen�. ne�dirzg to loo}c k�ard at any m�ans I -1U- Ili __ __ -----__- o� i�cr�a�ing d�nsit� �i�hin a� e�asting u�ban ��o�th �ou�d�ry was brough� to 1���it , I� 10�0 ���e�ds �� ������ �o ��t� �� �axt� Pl�j��, �� Ox Lu�a 372 (1.9�4) ��� ��n� U�e ���rd of App�als f�tiznd, in ��o��in� �h� �rgtzm�n� o� r�-peti�ion�r De�artmen� �f Lan� Cons�rvation and ����7.a�me�t, �hat be�ore a ci�� c�n justify , expanding i�s urban gr�wth boundary �t must at���p� to i�crease , density, via den�i�y trans•f.srs, within its e�i�tin� b�undaxy. � � I.,UBA stat�d at �7 O�� 7Ju.ba �08-��9 : �I "The Ci�y' � pnsition t1�at it has pnly 24 acres �� land ! buil.d�.b1e fi�or housi ng, and thus not �nough to � acc�mmc�dat.e the projected [y'�ara 2010 papulation, is i Lxn�up�nrted. Although some �f the C�a.ty' s land tk�a� is I �oned :Eo-r housi.ng and cur��n�:ly �.zndeveloped is in a �I flooc� plain ai�.d theref_ore na� buildable, the city h�s a ' 'dPnsity �r�rzsfer' cl�u�� in .its a.�.lcn.c�w7.ed�ed plan. By �, th.zt clause, the City can incr_ease th� de��sity i�x ', another area of buildab].e l��.d to make up for i�he ' planned �or, but unbui.l.dabl.e lzousine�� in �he flnod�alaix� ', area. 'I"he City c�id not an�I.yz� the i.mp�ct of �.hat r.laus� . '�kx� C��y� �ar�xa.�� ��x��a�f� � T7�� ea���.�b�i�x� b�i��c� �, ean � �l�e�d £c�� k�.causirx� wP��ra. �.� Jh�� aao� a��l���c3. it�� I, c�p�iaxac� �r� �e�ox�,�c���� ��d��i��.�l, he�a���.�a� �a�t�i� i�� li �����nt bc�unc���i.��. °9 �olc� emph��i� adc�ed o I While the �acts in that case axe not zdEntzcal to tl�ose which surround this rer�uest th�� a.re very simi.lar and the thrust I o� nLCV and LUBA' s reasoning can not be i�noreci. Th.e fact �ha�. Tic�ard' s p1an. arbitrarily liznits density tr�n.�fers from tiaetlan.d areas will become ar� issue �o th� City �.f it e�v�r vai�Yies to f�, expand i.ts LTGB. By chanr�ing th.e t:e�� ncaw, as pr�pc�sed in this � � requ�s�t, that futizr� pr�blezn can b� elim�.nated. � In adc�ition to the �.bo�re idar��ifiec� 1°���an�.n�� a:� �LCD and � � q� LY.TB.A th� Lanc3 Conservati�r� ar�d Develo�ment Cammi�va.e�a� (LCDC) ha� ti� � adopted Admini��ra�.ive Ru1es wha.ch �equi.�� proof that su���.cient _y�_ � reasoning has b�en u�dert�k�n arid document�d to aupport Tig�rd° s J.imitation den�ity transfer. �or example O�eg�n Admini�tra�ive Rule 660P07-0�5 st��e5 : � I ��L�cal appxoval S��.nd��ds, ��ecial ccandi�ion:s and I ��oc�dures r��ul�ta.ng �h.e dev�elopmen� af ne�d�rr�.. llouoiY�.g a►u�� b� �1��_ �sa� ��rj���,��r�o ��� �u�� �so� h��� ��ae I�I �f��c�, �3��i�� a� ��a��a��.�r�� �� c��,�.���.�v�1y, �f � cli��au�a��aa� ��,��.�� &���x�a�.�� ��r��x��a �aa�����a�a�l� ���� �a� d�1ag�. F�mpha�is ac�r�ec� I The limitatioz� a� zoned derisity tr�n�fer has the eff�c� of II unreasona3�ly increaging th� co�t of h.ousing within the C�.�y �t 'I Tigard because of thE limitation' s i.mgac�. on Y�iousin� supply while aemand is grc�wing rapidly. The requested te�t ch�nge �ri11 elitninate that rzegative impact . II Another admin�strative rule adopted by th� LCDC in.d�.c�zt.es I the practice of_ limitinc� density transfers fxam wetlands is ! questionavle . OAR 660-08-000, �hich w�s rr_ea�.�d to assisi, �.n II implementing c��al 10, sL�t�s : �� " (1) The �urpose of thi.s rule is to assure o���rtur�ity �, �or the provision of ad�q�.�at� nurr���rs a£ n��ded kxousix�c� �, units, the efficient u�e of buildable land withiri uxban !� growth 3�ou;.zdaries, anct ta �provide greater cert�ir���r in ! the devel�pment process s� ae �.o x�duce housing costs . !I This rule is i�.tended to de�ine standar�.s for � compliance with Goal �.0 "Ho�.isix�g" �nd �o imp.1_�ment URS 197 . 303 thrr�ugll 197 . 307 . " To this author the unnecessary lim�.ting af housing density II tr.ansfers from wetlaz�d area.s wauld seem to b� inconsa_stent vii�h I LCDC polity, For those who would �rgue that Ta.gard is c�ense �nou_qh nornr � why encourage more de�sity, the subjec� pxoposal. does x�.o� al��e� the existi.ng density. It mPrely allo�s �xistix�.a zone�l c3ensity to -1.2- � k�ecome an actuali�y. The LCL�C has indi�a�ed by rule what Tigardys fair sha.xe of the reg�.Un housii�.g must be. '�h.at �igure is found in �I OAR 660-07-,03.5 w�i�h inc�i.cates �'igar.d must maizxtain an a�rer�g� den��ty of �.0 housing unit.s or mor� �er. acr�o Tf 'r'ig���' � pr�sen� der�sity is 10 ur�its an acre tk�e allowran�e for 100% �ensity trans��r vuill maintain that . If Tigard' s exi.��ing d�nsit� is 1��� tha�. 10 unit� per acre t�ien the �rc�posed. te�stual amex�.dmen.t wi11. eliminate a hir�derance to �'igara ultim�tEly achieving �:h� l0 unit per acre mandai�e. A� C�.AR 660-0'7-035 �tat�s: "The follawing standards shall a�ply� to thase jurisdictions which prr�vic�e tYiE opportunity for at � least 50 percent of new r�sidPntial unit� to be I attach�a singl� famil�r housin.g or rnul�iplc family housing: " (3) Mu:Ltnomah County and the cities of Por�.lanc�, � Gr.PSh�zm, Beavertan., Hill�boro, Lak� Oswe�o arid �i��rd �t���. px�€��rid� f�x �� c����°�11. dca��a.��r c�� t�xa ar �na�e d�w�l.lixxc� �axza.�� �aer x�,�t ��.�.l�,r�bl� ������ It is this author' s unc�erstanding that whEn n�fi buildable acres were calculated in Ta_gard, inventaried as w�J_1 as unin�ventoried � I we�.lands w�re not subtr.ac�ed f_rom th�: calculation a:� net buildable acre . The cxisting T�.gard Cornprehensive P1an did not 1 (3) "Builclable L�nd" means iesiden.tial'ly designated vacant and, at the option of the loca:L jurisdictian, xedevelopable land within the P�etro urban g'i"OWtk! bou.n.dary that is not s�verely constrained by natural hazards (Statewide Planning i Goal 7) ox• subj ect to n.atizral resourc� protection mcasures (Statewide Planning Goals 5 and 15) . Publicly� awned land i;� generally not coz7sidered available for residential u.se . Land TNith � �lo�,es of 25 percent c�r gr.eater unless otherwise px.�vided for at i �he time o� acknowledc�mEnt ar�.d land v�itl�fn the 1.00-yea:r • :�lood�lain :is gEilerally considex�ec� unbu:ilclab�.e for purposes of � density calcul�ta.c�ns . OAR 660-07-005 (3) i -13- _ _- p `net-ou�' wetl�nd� even if they �re r�ow� recagniz�d as p�rt a� a Goal 5 resou�ce inven�o�y. Sinc� �:hey w��e nc�t °nett��� olxt' then their densitv shoula ns�t m�r�ly I�� �i�t�i.a��d �� ��duced �y 75 o in ��°ie �'iraal accauntir�g wi�h.ou� a carxes�on.c�ir�� xeduatian. ix� 'I'iga.rd' s builda.ble ].ands hausin� inv�n�ox°y �i�ur�s o Th� ne�d to better utili�� the c��ista.r�g land vai�.�.�r.a. the UGII is not just an othez: city' s problem. kegion�l Coardiz��ti�n �.Q accommodate th� growing popula�i�n' s housin� n�ed �s a rec�uirement of LCDC go�ls ancl ru.les . �P� 660-0�-03U �t�.�tes : °' (1.) �ach local gove�nmen.t sha17. cox�sid�r the n�eds o� the r�l�van�: r�gion in ar.rivir�c� at a �Fair a1l�cation of hou�ing ty-p�s and densiti�s. (2) 7'he l�cal c�ooxdinatic�n bc�d� sha'11 be respox2vible for ensurinc� that the reqional hou�ing impaCts of restrictive o.r �a�panuiv� local gov�rz�m�nt pr�gr�in� a�� consiclered. The l�ca:1 coorr�inatic�n bc�dy sha17_ �nsur� *hat nee�ec� hausir�y is provided for c�n a region�l �aasi� through coardinatec� romp.rehensive p1an� . The requestec� r,ompr_ehensiv°e plari textual ch�.iZC�e i.� nat an1.y good for the appl.icant i.�c is g�od for Tigard and �he en�ir_e Metropolitan regiori. ' �o�.l #$��. I �°� g��.��. ��s� ���r��.�� � ��s����r, ��€����.� �sad ���a.��s��a� ���a�ag��s�i��. c�� �u�i�,�,c: f�.��.�.i��.�� �xa� a��°w�.��� �� ����c� � ��s � ���.��tv���. f�:� u�ban �xsc�. ����I r����1.�s��a��.�. �cs�.an���o The �equeste� textual am��.c�ment aids in. ac:hievi.ng goal � � 11 . 'T'Y�e increased percentag� of de�.sity �hat �an he t raxx�ferred � � a� � r e s u l t a f. t h� t e a�t. a m e n d m e z�t a i d s a,.n t�a e e f�i c i�n.t u�e a� � �,g public facilities ar�d s�rvices . T��e City a� 'T`iga:�c� has a�.��ea�y � � adopted a pubJ_ic �acilities plan which i� desa.c�n�d to �e�vice �he '! � � are�s within its boux�darie� �ccorda.s�.g to �hEix� �on�.nc�. .A�si.zring --�4- the use of �h�se facilitiPS to t��ir de�ign capaci�v x�sul�s ir. th�ir ���ici�nt u�e as x�quir�d b� the gna�. �na� ��2 eo°A°� ��c�v�.c�� �.xs�i �xa�sa�,a��g� � ��f�a ��z��r�rai��,� �aad �CC9S��i�,� ��'�I�����'����.Caak ��►���R° o ����sa�; '��e im�act a� �he propnsed te�tual chanc�e ora �xisting �nc1 planned transpor�at:ic�n systems is � thEOr.�tical a.zacxea�e the numbez• of riders on. m�ss tiansit. The inc.���.�ed numb�r of ho�x�ix�� '�I units within th� UGS resu.l�a.:ng from 100 o cien�a..ty �ran.sf�r is consis'�en� with �he des�.xe fnr a more ef�ici�rit us� of mass transit .systems . The incr.eased n�.imber of infill urlitu •r�su.'�ting from this prnpo�ed amendm�nt ac3ds to the number c�f peogle who will use the a7_r�ady existing ax�d tax pay�x sub�idized Tri-Met apera�iori. This is the alternativ� tn 7.eap-city commut�r dPp�ndent cleve�opmerlt in areas such as P�cM7.x�n�crille, Dunclee, I�afyette . Gc��� ��� ��To cozi�e�gre ex��r��+"1° , �c�amx��n�: This c�oal emphases the need to assure that land axrd � usea devel�p�d oiz th� land shaZl be man.ag�d ar�d conL-roll�d so as to maximize the conservation af a7_1 farm� af en.ergy, bas�d upon sound �conomic pririci�les < The subject reqizest a.s in coxifarmar�ce , with this goal since it� e��ect will bE ta incr�a�e the number o£ I housing units which can be located on. a�nfill l�ts ar tracts . This � Iis a key componen� in the Urban Growtl� F3olzn.c�ary cc,�cept . �y� increasil�.g the efficiency of land uses wi.thiz� the JG� th� cost o� servicing new developmez�t �vill be ci�ereased an a per-capita -�,5- � i �' � basis. �.'hi� in t�x� results �.n tlxe cr�nservata.o�. af en�rgy types 'I ne�d�d �.� accammod�.te t2z� z��eds a� Tiq�.rd' s citizer�� �uch as the , use of mass tr�r�sit inste�d af th� aut�mnl�i.]ve, 1��� n�ce��ity ta ��i rnanu�acture and install utility° lines ov�r unaccupi�c� dis�ance�, � etc . i � �o�.i �:�.� ; ��Tc� ����ra.�i� fca� �a� ��d��l�r ��ad ��fi�fer�� ���sa�i�ic��a I ��a� ru���. �� �.�°baxx l�,�ac3 ���e 'a �c����tco Mvc1� oi the da�:�ussion about th.e c�m�atibility of the pr.oposecl c�mprehensive �lan texi. amendment wi�h the first 13 i I �oa1u is eqixally applicable to tne cliscussicn of tl�is goal . Goal 1� r_equires that d�valopment of land wi�t.h�n the Urban Growth ]3oundary k�e en���uraged hefore conversion of u�baniaa�l.e l�ncl a�cl that development o� urbanizable land be encourag�c� befr�re development of rural lan.d. This manda�e a.s heavily relied u�on a� the basis for LUI3A' s decision in the afo.renerzt.�on�c� case of 1�tOf! ,�°xi�aacT� cs.� r�,�egc�x� v. C�.t,�- cs.� �2'��°��a �.�Z��,�,�, Gaal 1� alsr� stress i 1 the z�eed to consi.c�er orderly anc� econ.�mic pr�v�s�.on of public facilities, the need for housin� and th� "maximum efficiency of land uses witha_n ancl an the fringe of �xisting ux�k��zn areas . .All i tho�e issues �?ave been discussed ear'la.er in this documei�t . The ! ne�d to a11ow for use of wet7.and dens�.ty t�n me�t a11 thos� I iconsideration should be abundantJ.� clear. I T����3 �O���t���k��:C'�� 3?�,�T ��i�T���� ra Dif.fer�nt pc�licies �pply �.o specific te�tual_ amendm�n.ts depending upon the nature of the propc�s�c� amerldment , Wha� f_o11c�w� is appli.cant' s interpretation �f the relevant r..omprehensive plan -16- ,_ � � ._�. � ;, po].ici�s , If an�r pc�lici.�� are r��termiz��d ta be ixasucficientl.y �.c��.:�e���d a ,�tizppl�m���al am�ndmerat �c�cum�nt �vi11 be �ubma.�ted. I ��C'�`���� ��3'G��'�'�Pi�f� I T�is ��a��.u�l �me�dme�.t �ha11 co�p�.y vui�:h and ��.1�. nca� al��r I� th.i� golic�r in ar�y m�nxa�r a '.['k�e ���a�opria�� neighb�anc�acad �.lannin� ' c��°gan�zatians vai3.�. be �at�.��ic�d and �h�:i:e� aam��xa�� will be rer��zested purs�.�.n� ta the appro�ra.at� ��:at�.�ary a�ad coc3� I pravisiaris . The applia�.z�� will comply �nritYa the notice �I requiremeni:s r�o�vernir�g com���hensive �a1an arn�ndinents . �7A�xY�� �'��'�TJR�S �D (�F��S�S ����� The poi:tioY7 of this p�tan p�licy �ection relevant to tkxis ap�lication it that wrzich d�als wit�. wetlan�ls , The praposal d��s not in any ma.nner_ alter the goa1� nr policies o:E the plan �egardin� �he pro#��:ctic�n of v�r�t:lands . The pro�oser� text change wa.l_1 assi�t in making wetlanr� px'otection, less onerous on th.e ind.ividual prop�rfiy awner. Thc i.ncentive to intrude arzto wetl�nd areas to captur� �.noi�her hausing unst v�ill be 1�ss�ncd b�caus� with 1U0 o c�ensit�� '�ransfei• that �dc�itional �].OU�1.I7� un.:i� can be locat�d on the site in a manner which recog�izes and prater.:'cs •the wetland. Accorc�ing �o City oF Tigard data 4�rie Cit�y ha� inv�:ntori�d � ap�roximately 180 acres of wetland. .Applicant' s lan.c� i� loca�ed �� in th�� vicina.ty of tiZ� wetlaxicl identified on Ca.ty rn�ps as C-12 . .A � review of the genera.l mapped locat�ior� of w�tland C-1�? is � ffi inconc:lusive as to vah�ther the subject site ha� �ny land in.clud�d � �e.i � a.n wetland C-12 . If 9_t does fal.l withis� the C-12 vaetl.and the , —17— � s�bj��� �it� i� only mi�imally i��lud�d withi� �h� bnu�d�x��� Gf ��a� �etl��d a��a. ��e pr������ wi�l nbt 3_� ��� �an�er d�t��ior��e th� �r�t�ct�ai� ���o�d�� �h�� ���La�� ar a�y nthe.r wetla�.cl b� th� 'J'zg�rc� Ca�pxe�a��.si�re P1an.o (��� we�l�r��l ma.�a s,� th� appe�di� �a �h�.s �p�?i�a�ion� e ���y �7�`�E�2 Sz ��"1� F2���TJ�C�� �U1��O�`5'� � This pa"licy r�:Lates to Statewid�: �lanx��ng �oa]. �6 . Tl�.e �n�ain t�rust o� the �olic�r is to pra�ec�. �h� public ��Um bei�x� overburdened with. untr�ated �aaste and proc�s� d�.�char.g�� from futur� d.�vElc�pment . The �ubject� applica�ian will n.o� nec�at,iv�ly impact t�h� pur�ose� or in.�ent af this �a1an ��ra�ri�a.o�. Tha� nEC�s�ary was�e anc� prr�cess di��harge containm�nt sys�ems are in t�ze vicinity oL the �ite an�. wa.�1 be conzzPCted to th� on--site sy�tems . Iri relati�n to air quality the proposed text chang� wil1. a]_law the ov�eral_l c�oal o.f maintaininc� or improv�.�g �xistir�g air quality prot�ct:ion to be be�t�x� met . By iurt.�i�ririg compact �row�l� anc� urban growtlz boundary a.x�F�ll the go�l of �ra��c�tinc� the region' s air shec7. fr_om au'tornabil� �xh�u�t� inunda�ion �r�11 �.�e implem�ntec�. by the correspr�nding incredse in �.ri� o.�portur�i�y for p�c�ple to us� m�ss transit . E�02�TO1M5�' � This pxoposal fuz�the�°s th� act�ion p.lan ic�e:e�tif�.ed i� i � I �° Tigarc�' s Comprehensive P1a.n rel�.ting to this polic;y. Th� mo�� � �� directly apgl.icable a�tian plax� is fauzad in '�l�e poxt.ion a:� trie � � pol.iry dealing with Tig�rd' � municip�.l codc�s . 'I'he ac�a�n �.�. l�n � "'� �tates, regarding municipal c:odes, th�t : -18- I II "�i�hin �he Ti�ard Comm�ni�y D��elo����t C�d� madi.fications ���Q been and w�ll, can�inue �fl �e made �o �x:�stin�r g�xoc�ss�s to s�r�arnl:iri� d��v�lapment ' I a�a�].icata.on pe�iod�, t+a �x��v�.�� ��,�ac3.��,�.3�� �.�n �ca�� l��a�. �a�� ar�a�� �.x�� �+� �l�.oear ��ia�� �co�xe�ssai� �z�� �f I� x�za�. Empraasis added I �'he subjec�t p.ropo�al will d�fini.�ely a�si�t in aasurir�.� �hat the m�ximum ecanomic us� a� lararl �nrill occur. By alJ.o�a:ix�.g iu1.1 densitY I trax�sfer frnm wetland areas land o�uners a�e b�t��•r abl� to �' � real:ize f�.11 �conomic use of �theiz• lands o The existing plan and I'� code provisions r�lating to vaet�ands punis� the �and owners for , having w�t:lands on their prape�°ty. Those negativ� rec�ulations i . i actL�ally work a�ainst the goal af maa�i.mizii�g lancl use and ' pratection of wetland. Economy policy imnlementation st.rategy 13 (c) stat�s that Tigard will "ai.d in the effective utilizatian of the land, energy and hunlan resources , " The propas�d text chanc�e imPlem�nf:s �hat str.ategyo �OT�S�:k�T� I This chapteY• of T�gard' s compreh�n�i-cre plan i.s de�gn�d �a � - ide lannin oal 10 . However im lementation impl�.mex�t st�atew p g g # p strat�g� 3 to polic�r 6 . 1 . 1 and implemem�ation �t�at�gy 3 ta policy 6 .�4 . 1 are inconsi.stent with the purpose of the ho�usin� goal . As discuss�d �bove, the buildable lands invpntory, a key I �lemEnt in Tigard' s hausing plara ar�cl policies, c�id nc�t 1°net-ou�:" thE density associat�d �vith wetJ..ands . The "5ur�vey of vacan�. buildable lands in the TiRard �lan area, " (see ap�endix) only netted aut slopes exceeding 25o and flt�od�alain, areas, 'I'he -19- invs�tnry fig��e� �ere cr��t�� b� mul�iplying the ��t aGr�ag� fo� e��h speci��c �orze by �he ��n�i�� ����ar al��w�d i� th� �Une. �y i�cludiri� ��t1a�d �r�a� in �he ��� ac��a�e an� mult�plyi�� b� �h� �ppl.ic��le zane bu� then a�ly allowin� t�e �o��d �e��i�� , associat�d with �he �etlaz�d ac.reagQ over�t�t�s the tatal numbe� of �ousil�g uz�itv allowed by Tigard. An ���lysis �f existi�g ���a I'� � re�lecting �he total invenfiori�� we�land areas witha.n th� ci.ty on � . I resa.den�ial zcane� land indicat�s an pver.state�ment ira �he grnss j amou�at by �bout 1357 k?ousir�g units (s�� ap�en.�i.x} .7 Fur�.h�rmore, as is dzscuss�d abosre, under th� h�ada.nc� af. statewide goal 10, i�he City is c�verstati.ng the raumber of units per acre it is plann�ng to accc>mmada�� �vi�hin its pl�.nni.szr.�. area. � Sin.ce LCDC ha� mandatPd ari �verage r�f 10 units p�r ar°re the � ap�roximately 12% o�crerstatem�nt (l, 35'7 a� a total p:rajectiox� oi 11., 769) will detract fr�m the City' s ability t� meet its regional fair share c�f housing. The herein proposed textual change will �1i.mir�ate that resul�. . �'U'B�,�L" �'.�.�ii.�;�7���'��� �TD ��R�1''IC:�� The very concept of conta.ining p�pula�:i�n grova�.t� wi.thin the metropolitan url�an growth l��undary ancl Tigard' s urbar� growth ' . The ercezzta e o.f we�lan.d acrea � whi.ch is t� � � 3 �lso � impacted. by :Eloodp�.ain has not �eeri ra�terrniner�, Thi� figure may � be inaccu�ate sinc� t.h� wetl�.n.d area �vhich is alsca within t.he � floac�plai� ar.ea would actually be� �11.owed a 25� clensity� tran.�fer. � 'T'he wet�an.d without any floo�lplain is n.ot allowre�. a�y �ensi�y � transf�r acc�rdin� �.a discussion� w�.th City staffo 1� mor� � accurat� figure, assuming the �1GOdplain .f.act�ar is to .remain in tt� the Comprehenaive Plan even. if th� w�tland areas ar� gr�rited 1.00 °°� % transfer rights, wc�uld be ar.rived at by determizzin� �he amaunt of wetland area is a1sc� classifiecl as in a flaaciplaa.a�o -20- � �ound�xy is pr�die�t�d upon �h� ��1�ef �h�.t uxban ��fill will �Zla� e�ficient, ef����i�� a�d e�ana��i��1 u�� o� pu�lic ���a.1i�i�s. 'rhis propo�al �4 x�move a �i.�d���nc� to �r�an a��ill wi1� �urther th�� c�nc���. ������������ T�is policy ?m�1.e�1�n�s �ta�e�zd� g�a1 �� . ��� com���ts m�de I in �his •�e�� chang� �p�?i�ation ����rding ��al 12 �xe eq�zll� �pplicable to thi� pl�n policy. T�� abave discussion re�a��irAg public facilitie� �na ser�ic�s is al�o ap�rapxia�e comm�nt on this policy is�iae. E���.�� This �olicy impl�m�nt� st�tewide go�.l i3 . The comrnents mad� in �his text chanc�� ap�plic�ation. regar.da.ng goal l3 ��-e eq�xally applic�ble to this plan �aoli�y. '1'he ab�ve discus�i�i�. ��gar:ding public fac:il.i�ies and servic�s is also app�opridfi�e commPZ�.�. on this comprehensivc plan polic�r. U�.��'�:���'��� This policy implelnents s�atewide c��a1 14 . The cc�mrn�nts made in this text change �pplication r�garc�ing goal 1.� are equall� �.p�ii�a�i� to rhis plan polic:y. '�'h� ak�ove discu5sion regarc�ing public faciliti�s and servic:es is a].sa app�opria�� comm�nt an �- this comprehensive gla�. pc�licy, � � ���������� � This application for comprehEnsive plan tea�tual chdng� ��� � � be viewed as eit;her a.x�. oppc�xtu�ity ta updaf�� Ti�ard' s plan to � assure that it has done what i� can to accommoelate iner�ased _1�_ i � � � � ps�pu.l�.�tion grawth ann trie rega.can o� a co�re�tian c�f �n o�rersigh� I � a.x�. the €:xia�ting plan whicl� wo�rk� counte� �o `�igaxc�' s ak�a.1�.4�y to i I compl.y �rith �ravisions af 9�at�wa.de Go�l� �.A �nd 1� . �a�h.er way, i the City is b�ne�i'tt�e� by� acc�p��.ng appl�.c�n�' s r�qu�s� . The 1� i � appl�.car�t enca�a�age� Ti�ard to accept t�i� mod�st �e�t c�aL�agP progosal . � �, R�s ec� ul y bmi��ed, i I ' liam C. 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C�FRI�IA �EJA6 A/A{9Y�.�A 6Al9�qL� PaOTdRN PU9616�AE�1s;W COMMl�,SIbN►d�.Ottfd�A . , �tAY &IA41E�ibt�E7fRIRG6 JULV 16,19� ;�;, � _ — _ � ..�.�. �, . . � '„�;:, ao• �aa� x�u�c� , .�, sx�Aa, ����n ��� �� ' ' �"haC g�rC o� 1<ote 1�, 2i, �4 and II�. �iSHBRGOK F74RIA� !P► 4iWOhlrig�At1 CoN3>Cya Or�qcen, c�nv�yr0s �r, Hprqrbvc b� �eec4 recorQ�d An �ook 2°�0, Fag� 193. �xC�sr%eaa `rttgtt�s�6t�9 tlsaam �a•�ek���on�m�ycd �as �. dmex�qa,, aC u�xa to�/ Daaa! rac�r��d in l�ossBs I � 2'st�, F'sy�i l95 And ta Y..B. �mlzli����� utt, by �aseS x�uC�trd=yc4 in �ook Z'J0� �+�gm b�d, �+t�d bebi�p ��raa'a ga�s�L'ipu7es2y Qesed�8b�d �g '��illwavur ._?., � 6 ;�. ` �a,glntiia'�� �p �.Pi� ���9�oa�c cor�,ee�.�'�t fl�AG 2� ot �a��c4 p3st't, �hon�o B�aa;�� 041�' t��pee �1b.A� • As,et: s;c� �H� Ptor�:Hro��r, �c�za��r o� ��lc9'�na��l� 'l�a�� �es� Chg, 6raa pal�aC eg boqieaazinpe �N�aaae tasrrct� 6b°Qa� �om� ��on� ci�i� N�reSs'�x�ra� �t �e;�� &�s&�h �mae, �9�,� Y���r ���n��a ra�z�ct� o0at►� � td��� �As+ny �ha �p�� airov esR ���q bimrgr�cr� °��a�ka 9�S.F3 l�roa �� ch� t��& S��e��iy Sc�u�fa�aa�e �u>n�� o�T �uAd �e�r�� 'Cr�ce•� eh�n�� �ouch lA��� l���t �q�n�+g �h�e B�u�h Ain� c�� a�ie� Gsaoa�g�, Ta�aeo 362.� A�ar �o � a��,ea�r�x�nc �a�s�as: �he����, �oits� 6}aa F1�rOtee+�k� �:szn��r og th� c�ce,n� �ra�� sa �An�v���d so,eald Ci�ax�re�� b�� ��SQ ���de Ci2mne� 6�cla 0�5.6° ���e mI.011� C2SB f:A4�t 14s�� o� ��id secoasd Cc��3k, 228.Bb i��GJ �E1�43e� 9�ut41 0�'�9�° ti��k����3f�g � I �uur.h AAr�e: oS waf�9 qoor�e °P�aC.e, 54 �Ra�c Co cha �suel����� c;araa�r tBi�xe���i �h�s�cse; I Cds�tinuing ��v�h D�Y43' 4���t� 4�.7.� ���e Co a� gs�SnC tlri CFs� 61Et�� 23�1W qi ��id }I��yl2'��� 'fa•uc�s 9:hri�ca 5saeith 9mio� W�:at a3,�aa� a�ld W��C l��W, 9�7.3� 2tt�G so ehar tru� psain� 6� t�e:g;�tr�3.ei�. F ' � . . k;�tr,�k!•a°e.f�p �a'H�at���tt�t e6�at pr�a•�ion �yRtt�p Yicrtli �� c@�o Sou�ii�a•Ay s��Psrc uf ��� Slrs� �E ��taSQ 1lip6se�rAy �d�'r, . . FUk'd'l1E:ld �XGEF7°fiNf� TD4�R�k�R0�1 Gho PuTlowirsg s3�ncr�kac�d e�'ae� bS Zdl1�t E��gittrtirsg eoe u pginr on ¢h� tdce�Ch ll,rre aP tV3� Vvas�!t�rly a0G,4S lc�t 'o� ���s &�iuCh 23ffi.93 tarae �ff t�+e 29. �a#i�Rbbx ��t, Sn CB�ae Goua��ey af 5�t�eYa�rgeon end 8tt��� o! �9kagert (lee��,�+���r rufa+rred to a� �arc�l It, B�St9 gsA1nC b�iraq �Pc�rCh ��a5?'30" �ECt�t ilol�9 S��x PY>�m gh� Norc.haeec earc,er o� s�id Paa�cel Si �)�uncs leavl�sg ��id N�r�fl Tino 6�s�r�h '76an�°�6* R�b� a"7.7a �neL co a pale�c when n�aanreuxss9 ae r4�he �nglus 5.9a Se�e 95oxtM ot �e�3d �9orCh lff�ot th�nre 5.9� Yeeat Nrreh af nn�9 �i�k�ilei w„r.h amid NaxCEt line Piortil 8d"�S7°30" ��t�� 6�.0a • ie�al ko m ya�1�t �f] P.h�s N'Ox•f.lYmrly �a4l:An�ion q! 6.h� ��9�� 4.iri� O$ �B1Ac4 L�6k'C�2 Iy th�ftC@ OS1 �utc! r�CeRrion, �outta 04B1a'OQ" 4�aet;, �.9e fe�� ta tl�e R1nrC6����� ccsrnmr a£ aa��9 �arsal Y� cn�nc<+ c,n cne Nox�ch iinn ��t s��sSd Pe�cel s, Suu�►i ���5?°3a« w�aC. a9.Qa ���c ea e.h� �ral.r�C a b�rlie�ning. i � ' � � � � � � � � � • � _ : : � . �oua�rm��er, es�aot4�wo�1 6. 2'y��� £or thA tirc�A �yoar 8�93-�6, re lls�a k t�at yot �ya�3�� ! 7. �s� prsmi��� has�da� de�crSba� �ra +�i�ltfln en� �aabj�st to the mt�cu�org1 �atee�� � 111L�t�ciln� eH� ���x �a� �s��em��an¢ or rti� cea:�t�.a ���w�e�m ��r��� �$ aKw�a�s�aa �odn�ye � �. fdes4pw3estlASOae ie��lud�eeg aavA��, Rimnr, aepaa����axs+, rlgh�a erR as�,, enal ����sman�� aE ^J�.n�Bu�An VaX%�y tiak�a� llA�txS��. 9. �'t�a r��yht� ofi CFaa� g�ubil.P. 1e� e�»�t I:o CHs��: pc5x�8�aa sat tPa� �a���As�� 61sz'�in Q���t'S�md t iying v+ithfle� t�a� 1ia�eStr of goa�� ��d Ysf�9�w�y�, r i�. LAa�i¢�c3 e�c��a�o �r��9a4c�rag aoracnin�d �n ��e+� �� tY�e �gs+t� a� �sezy��s�, Y� ��ad sf����h 9.L� S�c�tm� �llqtem��y L°�refa�i�¢1� w�rfleh �a°t��.+id�� e��� �i4 �'£ght csx' e��ot3Y�Y1� At �'Sgt1C �i� a<°�eaa� t�s, �raRa a� �asros� the �t��:� lilgBBwny b�6a�� tlat�ra ��r��w8y char�l�a �ar��rl��d P.r�r �I�s+al ak��cla �u ttes �b�aECln� pa•es�oxc��� ' f k�s�dsd�a7� �t��w���� �0, 394? ' � lSv6k i �1�3 � � k°A,o��a Z(�9 II � �1aa. 9,�� e�a�ere.n�: rr�etec9 k� AnaG�ucrtea►�. ir�rluAi�� ��rnas �nd �r�gy+�t�adn� �1aax�o�`, DCtECds v7!t7t'9� Ai 199a I � Reets�rdodi �ual� �, h�Q€ kncord�r�n Ca� �F�.� �5a3d459 � Tra l��vor p�a Acl3��nSnq pyropaxt� ����r� Pora �t,orm d�'�aSeie,g�3 end ��mw�i• bdnr�� �£fectn� �Sh� Souther2y �oxt.l0i1 �a� �he lta�r�2n d��ca�ibecA p��°op�xzy FatA aae�msr�e canr.�irr� �+�ros�eau� f�e r►umboz� i� tha leg�al �c:��r1�C�os�. °• g�. Lack of r�c�ht pf a�eg�o �o ar�d lr�m e�Ad 1and, °i'h� �SCh%n da�cr3l�ad p2c,�per�y dnae� nae ��ps�r �zf a�osrc4 �o has�� err�o� to � pu1��i� �Ca��e or w�y. . . � w � � ' . �A � , '� . t99 � ' . � , . � ��rr���t �A�n�y�gr���i�r�t � . r. :� �y �r�e� befiv�r��n ��v�d Ao �b�°�rr�� c�� ���igr�� �� ����r �nd J�h��F����h�s, ��il�r, for gh�t ��r#�ir� r��i prap��4y d�s�rib�d �� ��� 1 � � 35�,� t�� I�t� 46�a � �7qQ, �!/��h6r�g��� �oa�nty, (���gor�, ��hibit`�,". �'hi� ��r����r�t �� ����� F�br��ry 2�E, 1��5. °�. �c.�rch��� Prie�: . . � . � �. °��rn�� �$ P�ym��t: ���h c�ra �las�. . 3. ��rn��t M�r��y �iot� ��d Ap�ro�a9 �eriod: ��ag+��'� e��-n��t mor��y c��p�sit i� � r�t�t� of ��,Q00 wh6�F� �vdlf �� r�d��r��d f�r ��� ��ca� ���ept�r��� ofi fh0� ��f�r. F3uy�� ���6i hav� ��0 ��ys fr�� th� ��t� �f��t��l ���e�at�n�� r���hi� �i�er to ��r��rm its ��a� diliger��e and �9v� 9t� appr�v�l t� thi� ��ar�h�s�. �fi �uy�i° �i�cts ��t . t� �r����d this �ai�� �nd �greem�nt sh�i3 b� t�rrrei��te� �r�d ��� ��rr��st m�r�ey ��po�it �s���i�t�� h�r��ith �half b� r�ta�ra��d �� ti�� E�uy�r ��� n�ith�r p�rt� h�r��� �hail h�ve �n� �urther obiig�fi�n� 4c�ward 4he at��r. �f Quy�r �pprc�v�� ��d pr����d� th� �arn�st n�a�ey �h�IR bec�m� nor�-r�fc�nda�l�. �4. �i��ing �r�c� ��cr�v�: The �r�n��cki��� �h�li �i�s� ir� �;�crc�w �� Fi��li�y ��fi���.l �'itf� Ens�ar�r���. �uy��r �hali E���� �0 d�ys �ft�r d�t� c�#ap�rc��va! t� clo�� �hi� tr�r�.�acti�n. At cl�sir�g, �;efi�r �h�il d�liv�r�o �'�arch�ser � We/arr��ty ���c� for th� s�bj��t pr���rty. l"h� prc�p�rty ta b� c��nv�y�d fr�� anc� ci��r af a!i lie€�s �nt� eriGUmbrances. �uy�r m�y purcha�� tv�o (2) thir�y (30) d�y �xt�nsiar�s �f 4he clasinr� c��t� far t��� payen�nt of �2,50Q, which ��y�ent� �r� �ppli���ai� t� th� purch�se �rice, b�t ar� nc�r�-r�f��el�t�l�. All �����te� �h�l� b� �� ��t�r� d�fi� �� clv�ir�g. Q�y��r �nd ��Ii�r tr� �f�ar� �r�u�ily ir� fih� �c��g �� ���r�vd. S�li�r ���11 p�y �Ily t�X@S �SSQCI���t� iN6�f1 ��1G �faEla�Gf tJf�I'�f� �fl���,rty �n� buy�r �h��li p�y ��r th¢ r�G�rdir�g �fi th� deed. �. �t;C��a"s' ��'���?Y° ��"W��tli?'�w k69�� ��I''.�'���� a``.r$. !� tle b ra �U�ile. Ste"r"��� i1�P' isf� 'i.�'!L?t� ��c�s� �a��m�.ri�s r�ifit� �dj���rit prc�p�rty uwr�er� e�#��&i�i�i�g � priv�t� ��r�et. �uy�r, �4 hi� ��le ��p�n��, we91 diii���tiy p�ar��� ��fi�blo�t�ir�g I���I ��r��� fi� subj�c�t pr�p�rfy. if, h�w�v�r, I���I �c���� i�a�r�'t be�ra �chiev�c� �y ��,lo�ing dat�, th�t dafie � ; will b� e�t�nd�d �� nra �e��t t� ��y�r. ��y�r rn��4 ��mc�r���rate �� ��l[�r e��s���bf� I � Progr��� in �bt�ir�ing l�g�l ������. ', � � s� � �. l�'i�E� lr��ur�n��: ��ll�r �h��ll �r�vid� b�y�r#itl� ir�s�r�n�� �t ��fl�r'� �x�en�e. � Et�ay�r �hall h�v� �� da�� fr�m th� �d�t� Qf r�c�ipt �f th� �itl� r�p�� t� r��i�w s�ic� � r�port �n� n��� �ny �bj��ti�r�� #� �ell�r in wrifibng. S��A�r �h�li b� t'��p�ar��ibl�f�r � �I�arir�g �r re��lvin� �n� c�ef��#� in ti�l�. � 7. Poss�s�iori: �uy�r �h�ll b� �ntitl�d t� pos��s�ior� �f th� pr�p�rty �t �lo�ing. �uysr �nd its re�ar���nt�fi��� �h�ll �� permi�t�d 4c� �nter �p�c� th� pr�p�rty d�ring I � , , ` � , � . � . . ��1� 4!!'Pt� ��il� ��P��t'1��l�$ Q� iPt ��$��$'fOP#�'1� tJP ��� �f 91�5 �C$Etbf� t�at1C� c��1d C3f�iE�f P P R � 9 I��'s�ir��t� pc�r���e� r�q�asr�d ir� �r��r f�r ��y�r 4a ��r�pl�te �t� du� dili�g�r���. E��y�r r� �h�!! h�l� �elR�r h�rm6es�firoro� �n� i���, li�bili4y or d�m��€�e p�r��ns n� prcay�r�y �ri�ir�c� �ut ���r �el�4�� t� ��y�r'� �ntr� �p�n th� pr�p��y. �. �i�z�rdsa�� �,��ter�al�: Th� S�Ii�r� agr�� tca pr�vid� P'�.�rc6����r�ith � 6���9 ��� �nvir�r�m�n��l rep�r� �h�wir�� t�af#h� pr�p�r�� i�fire�� �r��l c9��r�f�r�v6r��rn�r�t�i h��ard� �rr rw��t�� of wha# �o ���r n�t�r�. a�ller�F��I1 b� +�bii�a4�� fa pro�icl� s�i� r��c�r� 30 d�ys priar Ye� cl�a�ing. In th� ev�r��th� r�pas� sl�e�w� eravirc�r���r�t�! vv�ste � �r rn�t�ri�l�, ��ar�i�a��r�t it� �ptio� sn�y �le�t �s� #�i°rr�S��t� 4he tran�a�tis�r� ���+ i� ��id �v�r�t �h�l( ���r� i�� ��s��es� rraAn�y r�tl8�r��d. . 9. ��n�����fie��: If rior�o ciosir� aIl ar�� �r�ion �f th� R�c� �r� ar an R 9� Y � � Y� Y int�rest thQr�ir�, i� ta��n �s f�e r��uft �f�r ir� li�u �f�nr�d�r�r���i�ar� r�r �min�ni dom�in, crr is tt�� subJ�c� to p�ndin� c�nd�n�na�io� �r ��ir�er�q dc�m��n pr��eedir�c�s, then, �4 t3uyer's optiar�, this �gr�erro�nt �h�ll b� ��;re�sr�at�r.i �nd, i� such ��en�, �uy�r �h�all b� �ntit(ed 4o th� r�?u�r� o�F its �ar��st �nan�y d�p�sit �nd thr� p�rti�s wili ��v� n� furkh�r d�a�i�� c�r r�blig�tions t� th� a#h�r. I� �uy�r d��� �o�s n�� �l��# t� t�rmirrat� this �gr��ment, t���r� �uyer shal! pur�h��� th� r���ining porti�n of t�i� p�operfy �nd �ell�r� sh�li �ssign t� the �uy�r #t�� �vu��rd �r paym�ent �pplic�bl� t� � ��ch taking. 1 U, �,pplicati�ns fur F'�rmits and Apprc�val�: ��y�r �t�al! h��� th� righ� d�rir�g t�e ��rm pf#hi� agre�m�nC t� ��piy for �nd obtain any �nd �il pt�bfic �g�r�c� �ppr���l� �nd p�rmit� �s ar� r�quir�d �r ��sired by E�uy�r for b�ildir�g ��aan th� prc�p�r�y. S�Iler, a4 no cost Seller, sh�ll �oo��r�4� wi�h �uy�r �r� �tii� e�fort a� requ�sted r�y ��ay�r. i11. At�arr�ey's ��PS: In �he �v�nt th�re i� sui4 �r �ctio� t� �nfe�rc� th� terms ar�d condition� o�4Piis �gr�ement, �t�or��y'� �'��s shali b� �v��rc��d �o th� �r�v�iling P�rty. , 12. C�mmissio��: Suy�r re�ogniz�� �s s�lling a��nt, ��d 11�� �tr� abie��tioc� ta p�� � s�l�s cc�mmissic�n. � �uyer: ��ile�: i `°°-�.,_ �-���,,...�- ���...,�,,.• ..�.n�.� Dat�ci:����! ��°" ��t�: �tr����r�-�-�-_ „ . _ , . . . 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I�a o�d�� �or s� tv de�na t�u� � applACadioz��aza����t�,the fol��wia���sscaes and i�er�s�.e�c�ta b�adc�ressed and i�i��u��� in the a�pl�ca�3.�n: i � �u�ira�.pt a revised application �hich xrncfl�d�s a proposed �oa�e C)rdi�aar�ce �r!�endanent. �'�e c�rrent � applic�.tis��c��ly adda��sses azrzcndia��the�omprehea�siv�Plan. � Tkze ��pplxcation shox�ld incliade pr�posed �o�icy� an� code �an�ua��. '�h�, cuxrEr��k a��pli�ati�n da��s not ca�ntazn�x�iple�af either. � '�'h� �pplic�tivg2 should b� revised in light ��' t�e �a�t t��t t�e c¢ar�e�.t �,�li�;r �d �osle d�r �..inchad� �r�tla.nds as �reas �roin w�ich 25% of the d��zsxty c�i be txaa�sfe�r�d. The cu�r�nt ap�lic��ioz� a�s�un�es that t�ey ar� inrl�aded. � 'Th� a�s�xz�ptio�s us�ci fn �he �aflcula�icszas on pa�c: 1$ oftth� applicatiori ar� inco�.rect. '�"i�es� ����u!��i��� �«ssum� t1Yat �11 w�tlancls are ou��side af 1�0 y�ar �doc�dp��ii� �•ea�. I� ��e� �4% �� Yb.e �;i�y°s �d�nti�i�.c� �✓etland area5�e withia��i� l0U ye�floodplai�. 'The ���uPatim�as al�a ins��raec�ly���a.d t��at i 5% of�xe clet�si�y can be i:raxisaerred frorn th�se u��tland 5ii�s. � F'inal subr�ii�al should inclxide 25 ��pie5 of�e pr€�posal. � T��� ��p?:c��ior fer C'c::�r:eh�r.si:e Ts:k:.u..cr.u.:.��.d, ^�'�� ^�-��G3 'v'viI? c�'1e uGC:IIIe(a COY11�,7IC$� dV�1�1(� [�l�Zt�30VC imf�r�n�tion is �rovided. 'GNe recoga�az� �he anitaal app�ACatior� was su'nr�ai�ed to th€ �a� a�vit��ia� the time liYnits ��t by o�.r cod� for Ie�isl�tive �lan amendme�ts. t��idi�i�n�� materia�s�rab�sf be s�abmitted, hc�w�ver, b}�I�arch �Ofh�n o•r�.er for s�taff to d� a�ornpl�te�a�.l�sis a�d the I'l�.�zzaizag ��Yn.mis�ivn��o hear��o�propas� c�n 1V1ay�, 1935. 'You uilde�sta�d, of c��.arse, �hat �hile youn}�rop�sal zs��y ,��ve r�a��t, an i�co�npl�t� a���icati��a c�c�ulc� z�sLilt in a r�c+orru�er�datg€�n fr�r d�rr�ial ar loxa�t�rin�l�i�y�til t�a� iss��fits thd st�f�wc�rk pxt�gr�. Tf y�u hav� �.tz.y qu��ti�r�s ,please ca�i�e at 63=1-4171. � � SinGer�ly, -�.:�."'�� �" �isl�iVlick��lsran Ass�aciate Pl��iner �31�5 SW i��il �(vd„ Tic�'�r�, �7R 97223 (50�) �9-4'V71 T�D (5�J3� b��-��7� �--�° -°°°°