The URL can be used to link to this page

01/25/2016 - PacketPLANNING COMMISSION AGENDA – January 25, 2016 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 of 1 City of Tigard Planning Commission Agenda MEETING DATE: January 25, 2016 - 7:00 p.m. MEETING LOCATION: City of Tigard – Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. PUBLIC HEARING (CONTINUED FROM DECEMBER 14th) 7:05 p.m. HERITAGE CROSSING ZONE CHANGE AND SUBDIVISION (ALTERNATIVE PROPOSAL: ZON2015-00006/SUB2015-00015/ADJ2015-00003 REQUEST: The applicant is requesting a concurrent Zoning Map Amendment, Subdivision, and Special Adjustment to street standards to develop approximately 9.10 acres located at 15435 SW Hall Boulevard. The quasi-judicial zoning map amendment would change 6.05 acres of the project site from R-12 to R-7, with no change in zoning to the remaining 3.05 acres. Associated with the application is a concurrent request for subdivision of the site into 62 single-family lots, and a special adjustment to street standards to allow new local streets to match existing streets that adjoin the property. The applicant submitted a similar proposal earlier this year, which was indefinitely suspended by the City Council on October 20, 2015 (see file ZON2015-00002, SUB2015-00001, VAR2015-00001). APPLICANT: Venture Properties LOCATION: 15435 SW Hall Blvd ZONES: R-12 to R-7 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370.020.C.9, 18.380.030.C, and 18.430.040.A; and Metro Urban Growth Management Functional Plan Title 16. 6. OTHER BUSINESS 8:05 p.m. 7. ADJOURNMENT 8:10 p.m. Heritage CrossingZone Change and Subdivision(Compromise Concept)Kelly Ritz, Venture PropertiesMike Robinson, Perkins CoieMimi Doukas, AICP, RLA, AKS EngineeringZON2015-00006/SUB2015-00015/ADJ2015-00003PLANNING COMMISSION PUBLIC HEARINGJANUARY 25, 2016 Original Compromise R-7/R-12 Subdivision Additional R-12 land with current lot layout Additional R-12 land with mirror of east island Additional R-12 land with mirror of east island Additional R-12 land with four house types Setback adjustments for four house types Original submitted layout "Compromise Alternate #4 - new R-12 district with same layoutAlternate #2 - new R-12 district with mirrored islandAlternate #5 - new R-12 district with four housing typesNet R-7 Area196,812 151,012 128,390 149,859Net R-12 area86,139 130,758 153,380 131,911Min Density R-731 24 25 23Max Density R-739 30 20 29Proposed Density R-735 25 25 25Min Density R-1222 33 40 34Max Density R-1228 42 50 43Proposed Density R-1227 37 43 37Total Min Density53 57 65 57Total Max Density67 72 70 72Total Proposed Density62 62 68 62*note: each alternative meets minimum density standards.Front Setback Reduction (25%)Rear Setback Reduction (20%)Interior Side Setback Reduction (20%)Street Side Setback Reduction (20%)Lots 14-24na na 4' 8'Lots 42-48na na 4' 8'Lots 49-6211.25' 15' 4' 8'Density Calculations and Setback Adjustments January 13, 2016 Tigard Planning Commission c/o John Floyd, Associate Planner City of Tigard Planning Department 13125 SW Hall Boulevard Tigard, OR 97223 RE: Heritage Crossing (City File No. ZON2015-00006/SUB2015-00015/ADJ2015-00003) R-12 District Alternatives Dear Tigard Planning Commission, Venture Properties is the Applicant for the Heritage Crossing land use applications (City File No. ZON2015- 00006/SUB2015-00015/ADJ2015-00003). In response to testimony received by the Planning Commission at the December 7,, 2015 and December 14, 2015 hearings, AKS has prepared several alternate subdivision concepts that reflect the use of the R-12 Zone across the western internal block of Heritage Crossing (attached). The first concept (Alternate #4) shows the R-12 district overlaid over the western island with the original proposed lotting pattern (62 lots). Density calculations show that the existing subdivision design works with the expansion of the R-12 district. As requested by the Commission, the second concept (Alternate #2) mirrors the western island onto the eastern island, with 30 foot wide detached lots. To make the density calculations work for this concept, the water quality facility would also need to be rezoned to R-12. This concept unfortunately presents the same compatibility issues that Venture has been raising through this zone change process. Alternate #2 has large lots facing onto small lots for a strange streetscape. The 30 foot wide lots will have a 22 foot wide home with a façade dominated by the garage, and very little on-street parking left once the driveways are constructed. This is not a preferred alternative. Venture has developed a preferred third hybrid concept (Alternate #5) that provides four different housing types on three different lot sizes producing a variety of compatible housing types in this neighborhood. This plan includes 50 foot wide traditional lots, 30 foot wide front loaded homes along Hall Boulevard, 36 foot wide alley loaded homes on the eastern island, and 36 foot wide front loaded homes on half of the western island. A color coded map of this concept is attached. The preferred concept allows the density to transition gradually from the existing low density neighborhood across to higher density along Hall Boulevard. Housing type changes primarily occur at the rear property line, which allows for a better, more pedestrian-friendly streetscape. An alley for the eastern island allows for a better streetscape that is not dominated by garages for small homes and provides for ample on-street parking for the entire neighborhood, including the front loaded homes. This concept addresses issues raised in the hearings about diversity of housing options within Tigard. This plan successfully responds to this issue with four housing types, instead of only two types as originally proposed. A summary of the four development plans is shown below: *note: each alternative meets minimum density standards. Due to the small lot sizes in the R-12 district, Venture requests a package of setback adjustments to allow for reasonable footprints for the future homes. Type I adjustments are permitted to reduce front yard setbacks by up to 25 percent, and side/rear setbacks by up to 20 percent. A summary is provided below in correlation to Alternate #5: The rear yard reduction for Lots 49 to 62 will allow for a private alley within an easement, resulting in a separation of four feet from the alley to the rear garage. The Tigard Development Code does not have alley standards or alley setbacks outside of the River Terrace District. This rear yard setback exception allows Venture to fit a private alley within the eastern block of lots. Original submitted layout "Compromise Alternate #4 - new R-12 district with same layout Alternate #2 - new R-12 district with mirrored island Alternate #5 - new R-12 district with four housing types Net R-7 Area 196,812 151,012 128,390 149,859 Net R-12 area 86,139 130,758 153,380 131,911 Min Density R-7 31 24 25 23 Max Density R-7 39 30 20 29 Proposed Density R-7 35 25 25 25 Min Density R-12 22 33 40 34 Max Density R-12 28 42 50 43 Proposed Density R-12 27 37 43 37 Total Min Density 53 57 65 57 Total Max Density 67 72 70 72 Total Proposed Density 62 62 68 62 Front Setback Reduction (25%) Rear Setback Reduction (20%) Interior Side Setback Reduction (20%) Street Side Setback Reduction (20%) Lots 14-24 na na 4'8' Lots 42-48 na na 4'8' Lots 49-62 11.25'15'4'8' Heritage Crossing – City of Tigard, Oregon May 2015 Density Calculation for Wetland Fill Areas Page 4 We look forward to discussing this further with the Planning Commission at the January 25, 2016 hearing and to an approval of the preferred design Alternate #5. Sincerely, AKS ENGINEERING & FORESTRY, LLC Mimi Doukas, AICP, RLA c. Kelly Ritz, Venture Properties, Inc. Mike Robinson, Perkins Coie Attachments: three alternate layouts for Heritage Crossing Heritage Crossing – City of Tigard, Oregon May 2015 Density Calculation for Wetland Fill Areas Page 4                                                                                                                                                                                   30' Wide Lots Front Loaded 30' Wide Lots Front Loaded 36' Wide Lots Alley Loaded36' Wide Lots Front Loaded 50' Wide Lots Front Loaded 50' Wide Lots Front Loaded 50' Wide Lots Front Loaded 50' Wide Lots Front Loaded                                                             