Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
CPA1992-00002
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. `Si Ie dull Mt, R Pacific ." .10AC,1300,11 x211080,1� STATE OF OREGON County of Washington ) ss. City of Tigard ) :_.... hereby certify: (Please Print) ,A. L: of which the attached is a copy Exhibit A) upon each of the following ,. 192/4=_, by mailing to named persons on the �` day of µ.y... , each of them at the address shown on the attached list (Marked Exhibit B) , said notice is hereto attached, and deposited in the United States Mail on. the 0 day of , r �.9.. o Postage Prepaid- Prepare __..8 'q�. .BCD AFFIDAVIT, OF 'HAILING That I am a et for the City of Tigard, Oregon. That I served notice of the Tigard City Councill. Notice Subscribed and sworn to before me this 11 day of r,. OFFICIAL SEAL CONNIE MARTIN NOTARY PUBLIC • OREGON COMMISSION No. 015877 MY COMMISSION EXPIRES JUNE 4,1996_ Notary Public of Oregon a Commission Expires: led Notice Delivered to Post Office Subscribed and sworn to before me this ��__. day of o 19. OFFICIAL SEAL CONNIE MARTIN NOTARY PUBLIC • OREGON COMMISSION No 01587 MY COMMISSION EXPIRES JUNE! 4e 1996 ;!. Notary public of Oregon My Commission Expires: CITY OF _ TIGARD Washington County, Oregon NOTICE. OF FINAL ORDER BY CITY COUNCIL `` Concerning Case Number (s) : C -^U0 'CN 92 -0002 • Name of Owner: _ Phy i.is Anderson .__._., . Name of Applicant: _Saiue 3. Address 8865 SW Center Street City T _a�t� State OR 97223 . . Address of Property: l Mt. Rd. between 500 and 1100 Pacific iii hwa Hull pe : South side of feet west of _ Tax Map and Lot No(s).: 2S1 l0AC, tax lot 1300 & 1400 281 10BD tax lots 1600' & 2100 Request: est for Com rehensive PlanjamAymmimentAnammalto Egdmismite a 7.73 acre site from Professional Commercial and Low Denait Residential: to Medium -Hi. h Denait Residential. APPLICABLE APPROVAL CRITERIA: Statewide Plannin Goals ''1 2 9 : 10 11, 12 & 13- Com a rehensive Plane Policies 1.1 .2 2.1 .1 y ' 6.1.11 7.1.2 7.6.1 8.1. 1 8.2.2 9.1.1 9.1.3 & 12.1; e 1 f Community Dev ®lopment 4,ode Chapter 18.22., Y� Notice published newspaper, posted at City Hall, Approval as regi:ested Approval with conditions Denial Notice: was p i ®h ®a in the news a and mailed to: x The aPPlicant and owner( s) of record required distance X The affected. Neighborhood Planning .�` Organization X_ Affected governmental agencies Final Decision. THE DECTATON WAS SIGNED ON q_ilq AND BECOMES EFFECTIVE ON .1111 The adopted findings of fact, decision, and statement of +conditions can be obtained from the Planning Department, Tigard City' Bali, 13125 SW Ball, P.O. Box 23397, Tigard, Oregon 97223. review of this decision mays be obtained by filing a notice of intent p g with the Oregon Land Use Board of Appeals (L HAS according to their procedures. : If out have any questions, {please call, the Tig y • QUESTIONS: Y any 4171.. and city Recorder at 6;9 CITY OF TIGARD, RE ON ORDINANCE NO. 92- CORDINANCE ADOPTING FINDING AND CONCLUSIONS TO APPROVE .�16. MP S PLAN AMENDMENT REQUEST'S!) BY PHYLLIS ANDERSON (CPA 92.- 0?02) P WHEREAS, the applicant has requested a Comprehensive Plan Amendment from Commercial Profes .ona' (3.19 acres, WCTM 251 1OAC, tax lots 1300 and 1400) and Low Density Residential (3.04 acre portion of WCTM 251 1ODE tax lot 2100) to Medium-High Density Residential; and the Planning staff made recommendations g to the City WHEREAS, g ndatio�ns o� f �ndin � , of Tigard Planning Commission` at a public hearing of April 20, 1992; and WHEREAS, the Tigard City Council held public' hearing on the proposed changes on May 120 1992 and August 11, , review Planning staff 1�. ].9�2 to a�ev d - - , public testimony. . Planning Commission recd ,�aen+dati ®ns as ���.�. as ublic CITY OF TIGARD , ORDAINS AS FOLLOWS: I � .p S C i ION 1 : The proposal is consistent with all relevant criteria based upon the facts, findings, and concius n Red in the attached staff report and packet , d as Exhibit 0,A0 o Section 2: The City Council concurs with the staff 7?ecommerldations and approves the request to redesigndte the parcels illustrated on t:he attached map, identified Exhibit Exh�b�t ilBoo with a Comprehensive Plan designation of medium-High Density Residential. This ordinance shall be effective 30 days after its passage by the Council, approval by the s tyor, and Posting by the City Recorder. PASSED: By .;cam -'s.. -' vote of all Council members p resent after bein read by number and title only, this day of , 1992. APPROVED: This ._. day Apr ved as to fo1 Cit" Attor! Cat Brine Wheatley, City 'R f order 1992. , r y �Lr ra d dwards Date ORDINANCE te. Page EXHIBIT "A" CITY OF TIGARD CITY COUNCIL FINAL ORDER A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WUXcR INCLUDES FINDINGS ►, CONCLUSIONS' WITH REGARD TO AN APPLICATION FOR A COMFREININSIVE PLAN AMENDMENT REQUESTED BY PHYLLIS ANDERSON The Tigard City Council reviewed th,z ap P.lication described below at a Public hearing on August St 1992. The Council ; approves, the request. The Council, has based its decision on the facts findings, and conclusions noted below. FACTS 1. General information CASE: Comprehensive P1 n Amendment CPA 92-0002 REQUEST: Plan Map Amends, - nt from COmmercial Professional (3.19 acres) and Low 'Density Residential (3.04 sores) to Medium -Nigh Density Residential. APPLICANT/OWNER: Phyllis Anderson c/o Roger Anderson 8865 SW Center Street Tigard, OR 97223 AGENT: Planning` Resources, Inc. (Rick Givens) 6564 Lake Road Milwaukie, OR 97222 LOCATION: S Road and frontage of the mite extends f abutting properties. m approximately The 1y 500 feet to 1000 feet west of SW Pacific Highway. PROPERTY DESCRIPTION: WCTM Si 2 10AC, Tax Lots 1300 and 1400; approximately 3.04 acres of WCTM 251 100B Tax Lot 2100. CURRENT ZONING Washington Count y's e R-6 sone (Residential, 6 unite per acre) 2.. Background information The subject properties are within Washington County but are within the a#�ana�in City intergovernmental � P g ,,. ... n agreement n � und�ar the terms of a long- standing T .. between the City and COantY . The city of Tigard' , Comprehensive Plan Map d+e ®ignatea tax lots 1300 and 14€ 0 for commercial Professional use and tax lot 2100 for Low ;.. Density Residential: use (See attached City of Tigard COmprehen *ice Plan Land Use Map+) Washington County, currently has all of the subject properties zoned R -6 (Residential, 6 units Per acreto The ownor of the subject properties has petitioned the City'' and ... w Portland Metropolitan Area Boundary t f n+dary iss.�an for CZ the .e properties to the City of Tigard. The city Council and HoundarY commission r® eat are yet to be reviews of the annexation scheduled0 Oan April 20, 1092, th- `Planning Commission reviewed thief application at a public hearing. r, the :proposed At that bane, hove redesignation to Medium -high Densaity Residential included approximately 1.5 acres of dditional curr ntly designated Low' Density Residential land on the western Portion of this its. The Planning Commission una ni moualy recommended d. & a1 of the application as it was proposed at that time. Staff ban reported, however, that the Commission seemed to feel that the propaaal had much merit except to P �,in 1�` fasmsi.ly to � ee multi-family Pm: n r ®sidentin�: d ®v ®�.o +ent next Potential existing neighborhood contrary to the neighbors expectations for the subject site The neighbors' expeectations, however, did not appear to be consistent with the current Plan designation for commercial' dev elo pment of the site. The Commission briefly considered what other Plan designations might be more appropriate for the site rather than either the current and 'proPosaed Plan designations' but the Commission did not ake a recommendation on this alternative. The application was forwarded to the City oral it Council for review at the Council's May 12, 1992 meeting. Prior to the Council receiving comments on the proposal, the applicant requested that the 'Council's hearing an the item be continued to allow the applicant to Meet with neighbors of the site to see if modifications to the proposal could be made that might make the request more acceptable to the community. On July 9, 1992, the applicant Submitted the current revised request and the revised applicant ' a statement. The applicant also requested d allow the community nuance of the Council's hearing on this a� and the City's staff time to respond to the revised requesat.Th Council continued the hearing to August 11. 1992. city staff prepared and mailed a revised notice of the Council's August 8, 1992 hearing on this item to clearly reflect the changed application. 3. Proposal : Description _. The aPPlioant requests a Plan Map Amendment from Professional to Medium High D ne ity R the 3 3.19 ac Residential for th Commercial 3.19 acres included in tax lots 1300 and 1400. In addition, the applicant requests a Plan Map Amendment from Low Density Residential to Medium High Density Residential for approximately 3.03 acres included in tax lot 2100.' Washington County's R -6 zoning for these properties would by P P es� through the Amendment; however, the zoning i b roh sped to be chang ehthroug Plan annexation g... p' Po request that is pending. The application package includes a revised applicant's statement prepared by Planning Resources, Inc. dated July 9, 1992 and' a traffic study prepared by Ieech has ociat a, Inc` in eOPPert of the application. The applicant's statement aseuaea. that R -25 zoning would be applied upon annexation to implement the Medium -M i h bennitY Residential Coy p reheneive Plan designation. Page_ • � �►.�� 1�'icin tv anf� Watic�n The applicant °s statement at pages 2 and 3 includes details on e bating development on the subject properties and surrounding area area ,y >; woll as information on public f ci.lities available to serve future redevelopment of the site. y , _ nd O Comments � . ®nc a Th . Oregon Department of TransatpOrtation- highway Division, the Tualatin Valley Fire and Race District, Tigard School District 23J, the City of Tigard Building Division, FOB, GTE, and the Tigard Water District have reviewed the proposal and have offered no objections to the proposed redesignaaation. The Tigard water District, however, notes that any future development, of the site aaabOve elevation 295 above mean sea ,level, under either the existing or proposed zoning, will require an extension of the, water main from the went in order to have adoqu te water pressure. NPO #3 has submitted revised consents supporting the proposed redesignation, as long as the applicant icant enters into the agr® nt coached with neighbors of the site to reduce the area proposed for However, the NP® sluesti, cad to er there lade adequate redo ., gnation. r, eh intensive 9 o rt �and desires that the City carefully eight distance along Bull Mountain review this i eu thin when devveioFment plane are submitted for the site. The NPO also comments that access for this property should be coordinated Frith properties to the east of these properties if possible. Vicki Artie, Ball, Herbert Moreno, and Mimi Stoves: neighbors of the subject properties - and CPA 48 submitted letters to the Planning Commission in opposition to the original proposal. These letters have been provided to the Council. FINDINGS AND CONCLUStONS. The :City Council find® that the tale vant criteria in this Cate are Statewide Planning attain It 2, 90, 10, 11, 12, and 13i. Tigard Cupreheneive Plan polidie® 2.1.1, 6.1.1, 7.1.2, 7.6.1.,, 8.1.1, 8.2.2, 9.1.2 and 911.3, and . Ch ` 1 .. ial Plan apt r 12 1. , the iocatioaal cr3.teria for re • id®nt gn a or totis�tiaaa3se 1 2 and diciaitp dptsent de .„ i atioar>is g and the Chang - Duel . apt Brit riaaa of both Cprehen ®ive Plan Po y . Code Chapter 16.22. The City auncil cOncludea that the proppoaaal is cones ®tent with the applic able Statewide Planning Goale and Guidelieee ba oed upon the, following findings: Statewide Planning Goal ` #1 (citizen Involy e t) and and Tigaat ComPrehensive Plan Policy 2.1.1 are supported auee;' the City has citizen, involvement Program including review a3do tee a, hed nei all hborhoos ui�+spa�nd °devGoptaent application�a 'by City ' establie !+g" Page 3 et o. snizations ( a )' afad neaarby Washington County pi .° organizations (ern' ,93 and established ity �' an ';� • aMtux�it to review both laar~fining •4S have provided with p� original proposal and the reavieed proposal submitted on July 9, 1992. The IIiPO" a , comments hav = b en reported `, above. No comments were received from the ` CPO with reed to the revised proposal.. In addition(' sal public notia r' requirements - related to this application halm been satisfied. Statewide ' Planning Goal 4t2 (Land Use Planning) and the quasi., atendard - of Code Section judicial plan and aaet3�� change aappr®va�l. . . 04�® under plan Policy 1 1 2 are �� a 22 a and Implementation Strategy 2 Onn supported boaauta the City has applied all applic able able Stnt wide Plannin g Goal City of Tigard r prehenaive Plan L ea and nity veloEmsrat Code requirementel, to the review of thin proposal, ae described in this report. The City of Tigard ` has notified other affected unit of .government including Washington County, the Oregon Department of Transportation sighway Divial on, and the Oregon Department of Land Conservation and Development of th proposal. Seervvice and utility providing agencies have also been notified of the proposal. toii 93 Vo ®nom° of the State) ie supported the e proposal., u although the proposal would reduce the City's inventory of developable 'commercial land, because: a, 'The reduction in Commercial. . Professional designated land' proposed is not a large amount compared to the total amount 'of > cial Professional designated land in the developable Coe ,prior significant r city. City staff are not aware of any p interest by others in d velopment of tax lots 1300 and 1400 sums ue pe rmitted by the current Commercial Professional Plan designation lied to a portion of the site, or development of otharpproperties in the general a arts of the site with uses permitted by the C-P zone. The amount of undeveloped and under - developed Commercial Professional doaaignnaated properties in the City may indicates that the proposed redeaignation will not result` in ;,aaa shortage of a needed type of commercial opportunity. arms propotod redeaigration of the COOlieled4,01 PrOfeaaionaal portion of Chia aaita May be viewed by o :ad chart oghtad in that long tango planning interea tit such as the Regional Urbaan Grob Goa In and objoctiveea program of *Oro, urgo •the integration of tatoloyoant, opportunitiOS in close proxinity t honeing oppottunitioa.. the opportunity fat .davaiotonant of of f i+ba deveelopuent of this tits which close to aa, large, strictly r®sidentiaal area to the LWeat aa�ay be vi,.... much contrary to than a 100d1.0 and ablitat .ves. On the other hand, the Council finds , that allowing multi, fasuily on thta site near other ear i 11y toned developed developable, o n may 1 n d r uti3 mil, properties end uaea the i l.n9 er but u p ,, e provide : attranect�.w �� mix � of l , r .Z her c rC adeavaa .o ens one iri the. g�•esral ,aa, alfilnori+�h theme + their nearb fad as 3� prerapena�ti+�s ante d®ei te�, r +ine�r lsl visa rather than professional, a 'izn 4 that way, the City finds that the pzoiO®ed re designation is supportive of the Regional Urban Growth Goa10 mid, Ob ctLvos through supporting existing caercial deV 1O 7\t adJacletat to residential areas. Goal 410 (Rousing) is supported bocau ®e the propo ®al wia.l provides for addii ®nal hou ®in g ® rtunities ae P r®moted by the Comprehensive Plan and the Metropolitan Rousing Rule ( ®raegoaa Administrative 'Ruled, chapter 060, Divisioaa '7 The RatrOPPX4ta0 Housing Ru;i.e requires that the City maintain a 'minimum. ha9ou6i.n0 opportunity rate for developable lend of 10 unite per acro and a • minimum 50/50 opportunity mik for single family and Multi -fa rei y housing. Approval of the proposal wiYl increa ®e the inventory of d evelopabie residential land within the Ci ty' a planning area 3-29 acres and will provide increased housing opportunitiea On the city's developable residential lands by as total of 135 dwelling units (aat y pet ) will the �aaxmurn� density for thin site. Of 25 units r acr�a � Thi the City' housing' opportunity rate further beyond th0.10 units per acre standard. (MOT1: updated inventory of developable residential lands includes 13,371 developable unite. on aas®igtned Cvmpa"ehen ®iv® Plan designation** 2294, developable scree, and a housing opportunity of 10.3 unite per acre) v al will also provide increased opportunities for multi -fa ily deve1 oPnent,. relative to single family only opportunities. The proposal is consistent with the public facility objectives' of Goal #11 (Public Facilities and Setvicee) because adequate. 'facilitiee� presently exist at or neacr the site to nerve development at the residential densities praaposed by the requested Plan amendment. As noted by the Water District, however, ®peril attention will need to be paid to the design of dater facilities to serve development of this site due to the site's topography. The •City ° s Engineering Department has echoed this' concern with regaard to future specific design considerations related to storm draainaage and sanitary sewers,, although the overall storm sewer system a and the sanitary sewer systems have adequate capacity to serve deve1opMent ar�f the site under either the roposed or current Plan deeignatlone. Golf 412 (Transportation) and Goal 113 • (Energy Conservation) are ra+�ef3ed through providing the Plan change providing aan opportunity for an intensive land use (mult Ufa fly develop nt) to b located. adjacent to a major transportation corridor (Pacific Highway) that p y y e®. In addition, they requested resentl is served! b 'i'ri -��,ot bus redenignation w ill provide' housing o e rtuni t iemi near a su batant ial amount of existing retail hnd ser c rtunitia (naatarh Square thopp3 ng center) . • The convenience of nearby trannit service • and commercial opportunities to ,a higher density ro identiol development. can ;result in leaser needs for .individual -vehicle tripe on overcrowded roads and a companion benefit' of lee er energY resource une. Therefore, the land use pattern that would ;be furthered by the proposal in oupportive of theta o -Statewide 00411.4, , ... site Specific design concerns collector street, access ► this Mountain subject The stain Road. is road will need to be considered to axed in the Bevel rat review Process or future development of the site under either the current car proposed Plan designations., Page The City Council finds that the proposal is consistent with applicable policies of the Comprehensive 3lan ; based upon the findings - noted 'belowss 7. Plan Plan Poli 6.1.1 is supported because the re designation will provide the opportunity for additional multi - family development and will intermit the net housing, opportunity on buildable lands in the City. This is det Y lied in the discussion for Statewide Planning Goal 10 above. . Plan Policies 7.1.2 and 7.6.1 are satisfied because adequate public water, ewer, Stor=m sewer, fire and rescue, and police Service capacities are coavailable to serve potential development on the snub ject properties. Specific concerns related to extension of utility services to the site or analysis of storm drainage' provisions will need to be considered the the development review P� ew processes for future development of Plan Policy 8.1.1 commits the City to plan for a safe and efficient • street and roadway system that meets current needs and anticipated future development. Theoretical traffic generation figures for develo •gat ont of typical uses and intern - ities under the current and and proposed Plan designations are relatively siinilaar. The traffic study submitted by the applicant assumes development of the current Commercial Professional designated, portion of the site with medical and dental offices which has a high traffic potential. Because of this assumption, the traffic : tudy is able to conclude that development under the propos d multi-family residential might be true for under would result designations. .o l �lhile this >sssi.g th ®�cu� rent mix of Plan less traffic thaw. development auras "worn at this development sitguations, it is difficult to a comparison $ass assumptions case" point with regard to actual tyPes or intensities' of development under either the current or proposed Plan dosignations3.• However, the Council finds that the requested change should not undermine the objectives Plan policy 8.1.1 due to the absence of an increase in anticipate levels. traffic 1 r y g p t essttionsss relaated to ade�s ac of si ht di ::taance and necesss street improvements ssho�ya�t an quid n ua With,' a� ®iss�.gncaantlinoffehe proposed redesigns i y affect traffic potential from the Site. These issues will need ''to be reviewed Closely under the site develop nt review process for any development of the site. 10. Plan Policies 8.2.2 and 9.1.2 are satisfied becau a Tr %wit of fats buss service on Pacific .ghway approximately Sag feat from the eastern edge of the sate. 'tit additicaal . La. vas tiety of c cial and service Oppertu>eaities es xiet along l NBW . Pacific Highway relatively • . Cloaa t® the s ;te. + h refore, the . sad rodessignaation would w nt w thin close proximity to an .mx elf del ' N ocate an 3.ntsssnssive existing public trait ° it route n laded l il s Gry a supportive or residents' t SSde, 4, th , encoura s inq :a reduction in . en consumption as compared tee w typical . sit ban d 1 t patterns. . a, ; A,N ; .a ^ N. . �'i M" N1.. Yry 11 1 policy ' ; t a �vaai s� ds ' " would allow . for the ;-�Eibledel ntanf� , �ei�eOblatrr�is multifamily resid -ntisl „ un its axirssir 4 the sites south faciag ad, , . resulting i n ' redui ed energy i�r3.entat$+a� they° ce8n� titln " hs 'Page 8 oottipared to bundies rselideetial units at a less favorably ituated' A'k* site. This is not to . ay that the as benefits. could not - resit - 9 iron deverdpment of Variant! uses under ties esessercial PrIefessio, n 1 s r Plan designations. 1.2, . The, locations t.1 criteria specified in Plan Polf.cy 12.1 1 for iedie High Desas it Y Reai deatial u ®� a �ath® � for t, he following: reaufans s a. The subject properties are not =omitted to low density development. As the applioantys statement points out, the surrounding area contains Suite a mixture of land uses:. including axtultimfaal.ly re , identi*1 development diately to the south. b. Density transition, buffer, ?ice, and Screening requirements of y pmen may be used to help make future the �.� Development � a��d® development on the subject properti .'sa compatible with neighboring log► density single 'family residences to tale north and Yt , � a dx� w d P h u , y -w " , aa d existing trees ry ®e could ould also utii er buifer, rg,. t r •V ,r� 1 ,z t T o x J0;44 Y; Y ;) t r� 9r 'ryly .t C. The subject percale have direct access to SW Bull Mountain Road, a Major collector street. Th Subject properties are also in c1.ose proximity to SW Pacific Highway which LEI functionally classified as an. arteri'.1 Street. d. Serious development limitations affecting the propertieao suck as flood plait/Se excessively steep slopes or poor drainage, are not evil .nt. The site does contain steep slopes, but Beene elopes ire not anticipated to . negatively impact the residential developability of the site. e. Essential public facilities are present to serve future development on the properties, although extoneione of , BOUM eervico facilities to the site itself will be necessary with development of the site. It 'appears that those facilities and services have Sufficient capacity to serve any increase in demand' caused by development of the site. f Public transit is available en sw PaaciicY: approximately 500 feet from the site. a, 1 liigl way, Tie properties are located Within " one'. er wa: agile li. "61 Oeststerdiai seed= d retail rt ait ina the nterbaUc . *pate Shopping center to the no on Pacifies -hway, well ere the lianited P .ycianl, oppaortunitie ided atti, nearby TOO= , oite as Well a, *?' .., OppOrtnitititell thatr y, developed on C.P ed .stag" toy — ...,, E' the.' 1i.7 ite • A' . ° Jl '� Thee applicant aic$ti ®itaes� ttaat 'i.�'rate pats,. w+�ii aizw$ recreational. i ere oL1iti i1se +eiti - r Fas x w o 4a .,development . , site. i s iov *'Npla M &t ate, dr r . tte neat area l�itos p a�Z 1;2 tqN w 13. In order to pprove a quasi- Judicial amendment to the Plan's Yand use snap, the City must also find d that there is evidence , 2 a Physical change in the neighborhood or community which 'affectv„ he subject parcel. par Alternatively, the City must find that there ham been a mistake or inconsistency made in : the original designation of the parcel (Comprehensive Pien, Volume 2, policy 1.1.1, Implementation Strategy 28 Oc sun $ tr Development Code Section 18.22.0440(A))• The applicant' a statement at page 5 asserts that a mistake was made in the original designation of a portion of the site with the commercial Professional Plan designation in that office building developeent is often difficult to accomplish , on hillside sites. Portions of the subject site contain slopes of approximately 15 percent grade. The applicant states that multi-family development can be more readily acct dated on steep sites bocauta►e of the use of smaller buildings s tbao typical office buildings ability ri ®and the obi to step foundations between unite. The applicants statement asserts that "the prc aence of a steep ,hillside on this property conatitutea a development limitation for which the 1983 designation did not account and, therefore, the application of the C. ?? deeignaation to this site should be considered a f 1 - W, or mistake, in that plan designation." The Council concurs with the applicant that the substantial slope of 15 to 25 percent on portions of this site is typically not conducive for typical office develoPmeft. As was recently demonstrated by the Council's approval of the Triad apartment site plan, slopes similar to the subject site's can be conducive, and actually attractive, for multi -famil y develo. ent. The Council therefore finds that a mistake was apparently made in designating a portion of the subject site Commercial Professional due to the development limitations imposed by the site's nlope on the construction of typical office buildings found in that zone. pp s argued t approved the Plan 19 Amendment and Zone Change (file CPA 4 84/ The ai licant also ha at the Plan -- ZC4 B4, aPP May �9 and subsequent development of the Wellington Estates condominium complex which occurred subsequent to the original designation of the subject properties designations constitutes a e ubetantial change in circumstances in the neighborhood of the site Estates site from the Comer 4 -84 redesignated the that affects the subject properties. CPA Wellington Professional Plan Commercial P designation to High Density Residential with R-40 zoning. The current applicant's of potential offi statement ' says that "the elimination of this area of c development seriously eroded the feasibility of developing art office park in this area as it removed access to ieef Rend Road. As a result, all of the impact: of office related traffic Bull Moun tai n Road rather than being split between two intersections With Hi� hway 99W." Staff testified that comments f residents of the sub ec are a indicates that this potential traffic imPact, coupled with what the neighbors Perceiv as an intrusion of c... rcial development into a residential area, would' be very undesirable to the neighbors. The council concurd that the retoni#ag of the Wellington. Estates 'Site was certalnl .: a :Change in h; sic � to on the '�e]�,].ingtksn Waite and the subsequent deVel nit of a ri area. Thin ohan .. had p� y . �ecti:xig thi.>s� , ge s i0e6Wed the potential for deaae1opa ; these Page 8 parcels; jointly with a>n possible road connection to Beef Bend Road. In addition, the =scent application hag made neighbors of the ub jeact site aware of the site's current Plan de ignation and its potential for office development. Many neighbors were apparently unaware of this development pot .ntiaal and have essentially opposed not only the asd Plata redesignation to Medium-high Density Residential but also the current Plan designation because of potential traffic conflicts and feelings of incompatibility between differing land us a. These neighbors should understand that due to the proximity of this area to Pacific Highway acne;;, the int',n development that necessarily uril exists along such a roadway, there has to be scree interface between different land texts in this area. That interface previously by the Comprehensive Plan to bi ect the Anderson properties l the boundary between Commerci,a1 Professional and and Low Denaeity Resi ential designations. It would be very difficult for the City to now down -zone the higher intensity designated, but as yet undeveloped properties ®o as to move this interface between urea further eastward to "protect" the low density uses to the west but to ditaini h the values of these properties. However, the currknt proposal offers to replace the current potential for development with a possibly more acceptable potential use from the neighbors''perspectivea. While this change in the neighbors away nese of the current development potential of j change in what the neighbors feel the subject site, and possibly a Chang is an acceptable neighboring land use, are not changes in phyaaicaai circumstances, these circumstances certainly are relevant information for the City council to consider in considering a modification to the Plan designation of the subject site. The applicant has , offered to change this application from how it was originally propoa = d to essentially guarantee a physical separation between existing low density residential. development owned by othrre and the potenti.1 multi - family development on the subject site through removing 20m0 of the applicant's property from consideration for intensification. This also should result in a less significant increase in traffic on Bull Mountain Road upon development of the site than was aria umed in the applicant' a traffic aatudyt. This change in the application should serve to make the current request more aoce p table to the neighbors than has been reflected in the earlier comments received by the Planning Coasaission and City Council. DECISION g City roe the 'cis mprehenaive Plan The Tigard �:it evv�atcii. concludeaaaa that the eaeterd �amendaament will promotes the general welfare' of y and will not be aaignificantly detrimental nor ititjUtiotas to eurreatnding land uses, provided that development that •Oeciate after this decision complies with applicable local state and federal lawse f incin � s and concluoio t = c gained he> � in and In recognition ®f then g on incorporating the staff report aaand athear reports of affected age as and Public, tea tiu ony and t hi bite i in this matter, the ounct oo appreVeta the reteustated Plata nt fro% Coattaercial Profedeioanal !tedium iyanait ;., for the :te 3 d 1g acres Lnciuded tax lots 1300 and 1460 and frets' it y ta Mediu ni g h Draaty Reeidential for appro iaaaly .0 aerr+�sa included in teak lot 2101 Bee Page Exhibit 8) . Because , the redenignation will result :in a split Plan ,designation for tax lot 2l® ®o approval of the redeeignation request is conditioned upon , the • applicant adjusting the property bb andaariea for .this.`,;?,' tax lot through either a lot‘' line adjustment adjustment or minor • land partition prior to or concurrent with any development application for the. parcel. It i n further ordered that the uppli,rpiant and parties to these Proceedings be notified of the entry of thy. r s.rd .: r. PASSED: Thin day of 'Aug 1992. by the City Council of the City of Tigard. tbs rE sin." 4 • �• i4MM ate •�y i ♦t `a.1N � � .•r Min' • • • 5 do fi'A : rr; 13c o h��l CIA d i0DB'" • re PHYLLIS ANDERSON c/o ROGER ` ANDERSON 8865 SW CEN1TER ST TIGARD OR 97223 HERMAN PORTER 11875 SW GAARDE ST TIGARD OR 97223 PHYLLIS ANDERSON 11777 SW QUEEN ELIZABETH #333 KING CITY OR 97224 LARRY WESTERMAN 13665 SW FERN ST TIGARD OR 97223 ROGERT S. BALL BALL, JANIK',, & NOVACK 101 SW MAIN ST SUITE 1100 PORTLAND OR 97204 -3274 HERBERT A. MORENO 14590 SW MCFARLAND TIGARD OR 97224 PLANNING RESOURCES, INC. RICHARD GIVENS 6564 SW LAKE ROAD MILWAUKIE OR 97222 CAL MOLMY 12356 SW 132ND CT TIGARD OR 97223 BRUCE STRAHAN 11720 SW BULL MT. TIGARD OR 97224 KEN & 'ELLEN' DI CKEY' 14565 SW MCFARLAND TIGARD OR 97224 SHIRLEY BURBACK 14520 SW MCFARLAND TIGARD OR 97224 LAVELLE ALLISON 11830 SW WILDWOOD TIGARD OR 97224 PAUL WHITNEY 12035 SW BULL MT RD, T■:GARD OR 97224 DAN MERCER 12195 SW WILDWOOD TIGARD OR 97224 BRUCE & INEZ CANVASSER`' 14465 SW HAZELHILL TIGARD OR 97224 0IM & SANDY PERRY 11972 SW WILDWOOD TIGARD OR 97224 BEVERLY FROUDE 12200 SW BULL err RD TIGARD OR 97223 WALTER B. GROCE' 1500 SW CABERNET TIGARD CR 97224 TERRY & CONNiE ;ISHIDA 14405 SW HAZELFILL UR. TIGARD OR 97224 • J 14545 SW PEACHTREE STC)DVER, HZREE DR TIGARD OR 97224 ROGER S. ;BALL. BALL r ;7ANIK o & NOVACK 101 SW MAIN ST SUITE 1100 PORTLAND OR 97204 -3274 .11 • PROPOSAL DESCRIPTION FILE NO: CPA 92-0002 / !SON 92-0002 FILE TITLE: ANDERSON APPLICANT: '‘ Phyllis 'Anderson' OWNER: SANE ‘L'-a/G4tagar--Aidet414D 6vatfjCir-bk 4r-6'53 4866-414-Ciontat.t,Street.; 111‘°1 0 iyttrA: Tigard, Oregon Y97223 It _ REQUEST: A request for ecimPrehennlve Plan and Zone Change approval to allow redesignation of a 7.73 acrltrfrom Low DenSity Residential Medium-High Density Residential and 'a Zone Change from (Washington County 114esidentiei , 6 unite per acre) to R-25 (Rtietecatial, 25 units per acre) APPLICABLE IIEV12:14 CRITERIA: Statewide Planning Goals: 9, 1 10, 11, 12, 13. doitorehensives Plan Policies: 1.1.1, 1.1.2, 6.1.1, 7.1.2, 7.6.1,1 8.1.1, 8.2.2, 9.1.1, 9.1.3, and 12.1.1. CoemunitY Development Code Chapters 18.22, 18.32, 3/4,1 LOCATI03: Southaide of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. (WCTM 251 10AC, tax lots 1300, 1400, and 251 10BD, tax late 1600, 2100) NPO NO: 3 NPO CHAIRPERSON: Herman Porter PHONE NUMBER: 6639-0895 'CHECK ALL WHICH APPLY: STAFF DECISION COMIE_ITS BA AFF ON 19 x PLANNING COMMISSION DATE OF HEARING: TIME s 7: 30 HEARINGS OFFICER DATE OF HEARING: TIME:2129. CITY COUNCIL DATE OF HEARING: TIME:1M 6 ATTACHMENTS x VICINITY MAP ',ILAZ4DSCAPING PLAN x NARRATIVE ARCHITECTURAL PLAN SITE PLAN ,,x OTHER: ITRAFFIC STUDY cc ao STAFF CONTACT: VffSr - 639-41/.1 — CM ui v 'Q PROPOSAL DESCRIPTION, FILE NO* . CPA 92 -0002 / ,SON 92- 0002' FILE TITLE: ANDERSON APPLICANT: Phyllis Anderson OWNER: SAME c/o Roger Anderson 8865. SW Center Street Tigard, Oregon 97223 REQUEST: A rawest for Comprehensive' Plan and Zone Change approval to allow redesignatiof of a 7.73 acre site from Professional Commercial and Low Density Residential to Zone Change from Densit Residential and a g Medium-High � __. Y. C-P (Profee:rional Commercial) , and R -6 (Washington County Residential, 6 unite per acre) to R - 25 (Residential,, 25 units per acre) APPLICABLE RSVIEW CRITERIA: Statewide Planning Goals: 9, 10, 11, 12, 13. Comprehensive' Plan Policies: 1.1.1, 1.1.2, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.1, ' 9.1.3,. and 12.1.1. Community Development nt Cone Chapters are 18.22, 18.32, 18.56. d Between 500 and .1.100 feet west of Pacific i LOCATION: 511 1�ED, tax lots autheide and 2 t ay. ( wCTM 251 aoAC, tax lore 1300,.:1400, of Hu un a n Road, 1600, 2100) NPO NO: 3 NPO CHAIRPERSON: Herman' Porter PHONE NUMBER: x'`,639 -4895 CNECK'ALL WHICH APPLY: STAFF DECISION CO IMEN S DUE: t ACK TO STAFF ON 19 loonoloono PLANNING COMMISSION HEARINGS OFFICER CITY COUNCIL ATTACHMENTS X VICINITY MAP X NARRATIVE SITE PLAN' DATE (DF - HEARING: DATE OF NEARING: DATE OF HEARING: STAFF CONTACT Jerry . Olpfer -. 639 -4171 TINE s' :30_' TIME: 210 TIME 7 LANDSCAPING PLAN ARCHITECTURAL PLAT OTHER: TRAFFIC STUDY 0 4418 • Ciiw OF TIGARD, OREGON 0 G ZO CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 (503) 639 -4171 1. GENERAL INFORMATION PROPERTY ADDRESS /LOCATION 115 5 0 TAX MAP AND TAX LOT NO. S. W. 2S 1 10BD, 1650 & 2100 SITE SIZE -; 3. /, A " PROPERTY OWNER/DEED .HOLIER * v J6r 1 45CF( v. ph��1 1 i � AndeL;�a ADDRESS C/0 Roger Anderson PHONE 65q --1121 8865 S _ W Cente..— --- CITY 'Tigard, OR ZIP 72 "� APPLICANT* Same as e�bove �. ADDRESS CITY ZIP PHONE *when the owner and the applicant are different people, the applicant must be the purchaser of record authorization or a 1E_asee in possession with written ant f rQm the owner or an agent of the owner 'with written authorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2. PRQPOSAt, u SS Y. The owners of record of the request a Comprehensive .Pia i applicable) from and, a Zone `Change from Rr-25 OR The applicant requests an amendment't'o the following sectioas of the Comprehevs ve Plan or Community' Development Code subject property A .: dment (if 0 ice & -.M12 to 0737P 23P Rev' d: 5/87 ����r ►Vi 1\. FOR STAFF USE ONLY h Oe CASE N0./)a-O. OTHER, CASE NO'S: 2:1,^ „c 9/9.-0010 RECEIPT NO. __91g1.....=.2.2133 APPLICATION ACCEPTED BY: i DATE: a'1 ” d• '- ?.. Application elements submitted: (,A) Application form (1) _) Owner's signature /written authorization (C) Applicant's statement (pre-app check list) (D) Filing fee ($.74147..1-111'.') Additional information for Compre sive Plan lip Amendmentrj /Zone Changes E) Naps indicating property location (pre -app check list) (P)- . * nir prnpertv... nwni r$ a d s (G')` Assessor' s Map ( 1) ✓H) Title transfer instrument (1) DATE DETERMINED TO BE COMPLETE FINAL DECISION DE /OLDIE: COMP. PLAN /ZONE D1�,SIGNATION: N.P.O. Number: Planning Commission Approval Date: City Council Approval Date: • List any variance, conditional uses, or other eland use actions o. be`;conSidere as part of this application: None • Applicants: To have a complete application Yon !ill nee d'to nubmi described i . the 'attached information sheet at the time you application. . THE APPLICANT(S) SHALL CERTIFY THAT: attachments 'Submit .,this • The above .request doer_ n iolate..any,-'deed restrictions, that maybe attached,to,or is osed .upon the subject property w�- wthe application is granted, the applicant will exercise the rights grauted4in accordance with the terms and 'Subject to all` the conditions and limitations of the approval. of `';,the above statements and the statements in the plot plan, attachmen "ts, and exhibits transmitted' herewith,, are true; and the applicants • so acknowledge that any permit, issued,• based on this application, may be :;revoked if it is found that any sudh statements are false. The applicant has read t the 'policies' and criteria, or denying the application. e entire contents of the application, including and understands the requirements for approving DATE]) this •. .: 13th , w^ ',day a£,' ' , . 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. (KSL.pm /0737P) Aio Prepared for: Mrs, Phyllis Anderson INTRODUCTION: This application seeks approval of a Comprehensive Plan Amendment and Zone Change for 7.73 acres of land located on Bull Mountain }toad near Highway 99W. The subject property consists of four parcels: Tax Lots 1300 and 1400 of Assessor's Map ,'2S 110 AC, which are zoned C-P, Professional Commercial, and Tax Lots 1600 and 2100 of Assessor's Map 2S 1 1 P � currently g City Tigard B� which are are annexation to the C, of Ti and and ar zoned with re curremtl pending annex,,.,. with Washington County's R-6 district (Residential 6 Units Per Acre). The appli- cant is requesting that the City's Medium -High Density Residential comprehensive plan designation be applied to these properties and that they be zoned, R -25. This report has been prepared on the behalf of the owner of the subject property, Mrs. Phyllis Anderson. This report will demonstrate that the proposed Comprehensive Plan Amendment and Zone Change are consistent sistent with applicable Statewide. Planning Goals and the policies po of the City of Tigard Comprehensive Plan. EXISTING LAND USE: A. Site Two single- family dwelling are presently located on the subject property. The applicant's residence is situated on Tax Lot 2100. A rental home is located on Tax Lot 1300. The balance of the site is vacant. Adjacent Properties: East: The property to the east of the subject site is zoned General Commercial. A service station and car wash are located in the he southwest quadrant of the. Bull Moun- tain/Pacific Highway intersection. A restaurant building, currently vacant, is located between the subject site and the service station. Christ the King Lutheran Church is located on the north side of Bull Mountain Road at this intersection. North: Two parcels are located immediately to the north, across Bull Mountain Road, from the . _ s ub J ect property. One arcel is developed with St John's Episcopal Church and the other contains one single-family dwelling on a large, redevelopableparcel. This area is zoned R -2. residential R-6 Washing- ton ' area 1s single-family dential m ed , by. West: This � ' in character and.. is zoned County. The adjoining parcels are large lots which are capable ,of being rede- veloped to higher densities under existing zoning. South: Property to the southwest of this site,, at the intersection of Beef Bend Road and Pacific Highway, is zoned R -40, High Density Residential. This parcel .is de- veloped with the Wellington Estates apartment complex. To the west of this apart- mment complex :A new subdivision, Helm Heights, bas been recently constructed. Lots in this development are presently vacarity 4' PHYSICAL FEATURES: The subject property is located on a hillside which sloPes to the southeast. Grades on this hillside are moderate, being in the range of 15 to 25 percent. The front portion of this site is open field, with back half being wooded with a mixture of bouglas fir and deciduous trees. PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from an eight inch line stubbed to the north property line of the new Hume Heights subdivision or from the i g Access to sewer will depend upoti obtaining existing sewer line in Beef Bend Road. Acce easements from adjoining property owners at the time of development. There /are no capacity problems in either line size or treatment plant facilities anticipated in serving the subject property under the proposed R -25 zoning. B. Water Service: Tigard Water District provides water service to the Bull Mountain area. Existing water lines in Bull Mountain Road along the street frontage of the subject property are six inches in size. A twelve inch water main is located in Pacific Highway at the Bull Mountain. Road intersection, approximately 600 feet east of the subject property. It is likely that a new water line would need to be extended from this main to the subject property in order to service the proposed multifamily develop- 'This improvement, if required by th would be provided concur- rent .. the Water District, rent with the development of this site. C. drain is limited to roadside ditches with drainage in this area ns presently hmite g P '�' Storm Sewer: Storm . previously, the subject property slopes to the culverts under roadways. As mentioned pr y, a p petty pe southeast, towards King g C ity. In order to accommodate development on this site, a storm drainage system will need to be installed to carry water to the natural drainage way at the Beef Bend Road/Pacific Highway intersection. A storm water detention system required pre-development levels ma be m order to most likely means of limit the rate of runoff to .The potential impacts upon downstream properties. . � . and mitigate .p. pipe this portion oversized storm 1 in one detention would be to install an t, 1 use this storage oaccomplishing te - sits this and through the use of a restricted outlet capacity acity i i the pipe to detain storm water during peak rainfall eriods. This issue capacity rn p p B p P would be addressed in detail at the `time of development. D. Streets: Bull Mountain Road is a paved two lane street along the project frontage. Its intersection with Pacific Hi wa is full. ' Frontage p ments to the . `gh y is y s�gnaUized. to the installed to a improvements rove roadway are planned to be installed at the time of development t bring ay Y P p surface to City standards. A separate traffic study has been prepared to assess the impacts of the proposed Plan Amendment and Zone Change upon this roadway and th e intersection with Pacific Highway. y . Please see this attached ed re o rt for a d, etailed discussion of these issues.. V O COMPLIANCE WITH STATEWIDE PLANNING GO win LCDC Statewide Planning Goals are applicable to this proposed Zone The following g g P Change and, Comprehensive Plan Amendment Application: to housing for the needs o Goal #10: Provide adequa 8 .� f the community, the region and the state. Comment: This proposal would increase the potential for providing adequate housing to meet projected needs in Ithe City of Tigard. At the present time, 4.54 acres of the property are zoned H-6 which allows for the development of low density housing at a maximum of six units per acre (27 units). The proposed zoning • •� housing potential twenty -five units per acre would increase five maximum housm otent�al to (113 units). The 3.19 acres of C-P zoned property would also be zoned R -25 under this proposal, allowing for a maximum of 75 dwelling units. Thus, the theoretical p otential for provision of housing a ssociated with this site would increase from 27 units to 192 units. As a practical matter, however, multi- family developments in this area of the City rarely exceed 18 units per acre. The Metropolitan Housing Rule (O.A.R. 660 -07) interprets Goal 10 for the Portland Metropolitan tan Area This Rule requires ires that the City of Tigard main - tain a vacant land inventory averages housing units per acre and mix o which a�rera es 10 housrvelo nirient. Accordin • �Y_deut -is ve close. maintains a 50-50 mix of to multi -f to staff, this requirement is currently met by the City, b i ,_. very If the City is to have flexibility to consider Plan Amendment proposals from residen- tial to other plan designations or from higher to lower residential designations, a cushion is needed which will provide for continued , ' . • cushion with this standard. The proposed Plan Amendment will assist the City in its continued compliance with the Metropolitan Housing • po ing Rule... Goal #11: Plan and develop a timely, arrangement 'of public facilities eve) P 1y, orderly and ef,�icent arrat� facilities . and services to serve at the framework for urban development. this proposed ....` ' y residential desi - .., is whether �� ComYnent. 8 At issue under this Goal _ . the m�.ilti fa d s which are nation is consistent with the level of public facilities and a services e . site F b1 � .. t the time of presently available to the site or which, can be made avails p g n .. i• , adequate development, discussed preceding section of this report, As d .sad 1n the recedm s facilities can be made ry storm sewer, , transportation water, Sanitary sewer, st rand z�ni � for this property, Titus, tbe. p p g . R 2S available to service the, ose proposal is consistent with the requirements of r oal 11. ns station stern. g f rul economic transportation a Goal #12: Provide and encoura e a sa e, conk : gn • site • , evelopment � � - Residential +� The designation . � ,. , . Comment: is �sY ataon of this s,te for 11�ediuni Density R'� .... ��tor street and ix consistent with Goal 12. Bull Mountain Road is a major cull .Q. is, thus, suited for providing access to R -25 zoned properties. The site is in close proximity to Pacific Highway, a major arterial, and has quick access to c p ty in and employment areas. Tri4v et bus ser. Ace is available on Pacific shopping Highway approximately 600 feet from the subject site. Goal # 13: Conserve energy. p • -famil residential development is a very energy efficient residential land Comax�ent. use. Because units share coin energy g lY Multi-family use. units moo walls, ever loss is read reduced as compared with traditional single- family detached homes. Thus, the proposed A Amendment Pond Zone Change will foster a greater conservation of energy Plan :dean non. Further, tie location of for home he_ ating than does the existing ga n multi-family development in an area with quick access to public transit and close tc. the arterial system which accesses nearby commercial areas is condu- cive to conservation of energy for transportation requirements. COMPLIANCE wrrH COMPREHENSIVE PLAN POLICIES Policy 1.1.2 Page 11- . Plan and each of its elements shall be opened for amendments that consid- pnehenszve P f etro Titan Service District (MSD) or � successor on an The•Cam po er compliance with the plans of the M ( ) by the City Council. d or if necessary y • revised : deemed � . regional sans may be so amends revise , annual amrs, and t and revision for compliance with the above regio goals, objectives and Annual amend»�ent f plans shall be consistent with any schedule for reopening of local plans approved by the Lad Conservation and Development Commission (LCDC). • not to be construed as waiving any legal rights which the City may have to P is This rav�saon challenge the legality of a regional goad objective, or plan provision. proposed amendment is :. . . Comment: The rop not related to regional goals ands therefore, the annual review requirement is not applicable to this proposal. Art lementation Strategy 2, Pane II - The Community Development Code (C.D.C. ) shall provide quasi= judcial changes to the affected at�cies on a semi -a' Comprehensive Plan Map which may be initiated by semi-annual basis p P and approved it the City Council f funds: a. The change is consistent with applicable plan policies; o ...h yslcal circumstances has °ccuf red since the original designation; or A b. A. change fp y mistake was made in the original land use designation . 'Comments The proposed Plan Map Amendment is being submitted in accontance with the Th consistency of this application with applicable City's schedule: for semi- annual reviews. � Pp ' . of the comprehensive plan will be demonstrated in this section of this report. The policies F P applicant is not aware of any mistake in the original land use designation • of this property, o 8 this area which warrant a change the • in th however, considerable changes have occurred in this ar g hove gt p developed : ' The:. Wellington Estates rd Density develo d along the southern designation of this site Fn boundary of the subject property and introduced High Density Residential development this area of f the A review of the Zoning District Map dated May 9, 1983 (As revised November 1983) indicates that this parcel was originally designated C-P, Professional Of- fice. Since that time, the City has revised the zoning. to R -40. The elimination of this area of Pm' development seriously erodes the ability of developing an office' park envi- ronment office de�telo ronme nt ,in this area. The applicant's property which is zoned C-0, is only about three acres in size and is too small to attract this type of development in an area considerably removed from other office uses. The introduction of apartment development on the Wellingt ©n Estates site has served to establish multi - family residential as the appropriate land use in ....,_, this area of the city. Pol .1.1,a e l - ' l vide an opportunity for a diversity of housing densities and residential types at ` The City shah pro various price and rent levels. • response under LCDC Goal 10. The designation of this site for multi - family Comment: See increase ..� g in city would housin m the c� and wou he availability of affordable Housing Rule. residential use would t with the Metropolitan g assist the City in continued compliance Policy 7.1.2. Page 11 -41 The City shall require as a pre - condition to development approval that: Development coincide with the availability of adequate service capacity including: 1: Public water; • Public sewer shall be require' new development within tine city, unless the ,proper �a for hne��a�id�N�as�iin oar bounty �ealth,l)e ty 0 sewer • gt` involved is over 34Q feet from a s riment approval for a private disposal system is obtained and • Storm Drainage. • • The facilities are: . Capable of adequately serving all intervening properties and the proposed develop t ient; a::. • Designed to City stand€ s. c. All new development utilities to beplaced unde and /291:0_7_41, , Reel -48 The City shall require as a pre - condition to development that a. The development be served by a water system having adequate water pressure for fire protection purposes, b. The development shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and c. The applicable f re district review all applications. Comment: These policies should be fully applied at the time of application for Design Review. However, the ability of these policies to be met at the time of development is an appropriate issue for consideration in this application for a Plan Map Amendment. The availability of all required utilities es has been addressed earlier in this report. Water, sewer, and storm cirainage can all be provided to this site in a manner which will satisfy this policy. of this site, will, be de ' ... will with the development esigned P lY The utilities will be provided concurrently to City standards, and will be placed underground. Wafer service to the site will need to be . `n protection. accomplished by constructing a new water upgraded to maintain �1 a protection This can be accomplished line in Bull Mountain Road to connect to the 12 inch main at Pacific Highway. This can be accomplished at the time of development, a r` 1 Policy 81.1,2a eli, ate City shall lan for a safe p f fe ard efficient street and roadway ;stem that meets current r1e� and anticipated future growth and development. The traffic stud submitted w� Comment: study with this application demonstrates that the propose Plan Map Amendment and, Zone Change will result in a land use pattern which is moisten : . . moisten w7th the capacities of roadways within this area of the city. Poltc, 2.21 Paa Ij -�� The City shall encourage the eapansion and use of public transit bye a. Locating land intensive uses in close proximity to transitways; b. Incorporating provisions into the Community Development Code which require develop- ment pmposals to provide transit facilities; and c. Supporting efforts of transporta- tion P.� �g by � P� f o the. b Tb�c met and other to vole or the needs po tion disadvantages • .. use such as Medium -High Density Residential lCo�ment. The location of a hand intensive us in close proximity to the existing transit line on ''Pacific Highway is consistent with this policy. The subject property is within 600 feet of this intersection. oYyze .1._, LPage II-62 The City shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. and .Polio 91.3, P a e IP;2 The City shall encourage land use development which emphasizes sound energy conservation, design and construction. Comment: These issues are most appropriately addressed at the Design Review stage, however, the subject property is located on a south facing slope which affords opportunities for us future development. The designation of passive � energy ' design the most efficient utilization; of this for use of asswe solar ever �n the desi of this site for tnnulti family development would allow th m ' ' energy source. Pp_191 12.1:1e Il 7 The City shall provide for housing densities in accordance with: a. The applicable plan policies. b. The applicable locational critena ny p. pr c. The applicable Carrrrr�ura Development Code vrsaor�rt Comment: The applicable plan policies are discussed in this section of this report. The proposed R -25 zoning is consistent with these policies. The locational criteria for the i High Density i al designation are discussed below. The 'future develop- ment Dens p Medium site of this site i Residential be designed to comply with applicable Community Development Code provisions regarding density. .A. rr ational enon i,h and H' h' ayge'11 -79 The following factors will be the determinans of the areas designated for high density on the plan rrii4:p: (1) Areas which are not committed to low density developmen Comment: The surrounding land use pattern contains a mixture of land uses including: commercial, High Density Residential, churches, and single - family dwellings on large lots. The $ pima primary orientation of this property in terms of access and view is towards Pacific Hi.' . its Highway away from the adjacent single- family via and a family areas. Thus, this site and i surrounding area are not commit- ted to low density development. � mediate surro p.. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas. Comment: Because of topography and existing trees on the subject property, this site can be suitably buffered from adjacent low density areas. The topogra- phy drops away from adjacent low density areas such that the visual impact of multi- family development can be mitigated. The existing trees on the site offer an opportunity to provide further visual screening. By taking 'access to the site from the portion of the property closest to Pacific Highway, traffic noise impacts upon adjacent low density areas to the west can be minimized. (3) Areas which have direct access from a major collector or arterial street Comment: This site has direct access from Bull Mountain Road, a desi ated major collector street. to development limitations. Areas wliteh. are not subject Comment: The The subject property is not located in a rood plain, area of high water table, or known geological hazard area The subject y The subject property is located, on a moderate rate slop a which should p o se no limitations o i s to the safe development of t his site. s (5) Areas where theeasting facilities have the capacity for additional development Comment: As indicated earlier in this report, all necessary public facilities are available in adequate capacity to service the proposed Medium -High Density Residential development on the property. (6) Areas within one quarter mile of public transit. Comment: Transit is available within 600 feet of the site at the intersection of Bull Mountain Road and Pacific Highway. The parking lot for the Christ the King Lutheran Church *at that intersection serves as a park and ride station. (7) Areas within one quarter mile from neighborhood and commercial shopping centers or business and office centers. Comment: The property immediately to the east of this site is designated for office deve lo p ment. General Commercial development is located along Pacific Highway within one - quarter mile of this site. (8) Areas adjacent to either private or public permanent open space. Comment: public private open p ce in the immediate vicinity of There is no ublic or , nvate o n s a . this site. Open, space can be provided on -site in developing the site plan for the future multi- family development. CONCLUSION proposed Plan Map Amendment g demonstrated to be Tigard . tO_ � of T - endment and Zone Change have been emonst g policies the g Compre- hensive the hoes d Conn re consistent with the Statewide Planning and services are available to serve the proposed hensive Plan. All necessary public facilities and servi p pp Medium High Density designation. The Pa ro sed R-25 zoning will allow for greater energy P will • A conservation and will provide needed affordable housing. The specific locational criteria for ... gh Density designation list eight factors to be considered in siting this land the Mradium -Hi �ensi desi ati use. The subject site complies with all p _.. public blic it of these factors except for immediate access to u or ve private open space. Needs for open space to service the future development can be provided on- site. Thus, this application, meets with all pertinent criteria and approval is hereby requested. LEGIBILITY STRIP sin STAT10 2100 .337 AC. 1600 1.e7AC•' b. M1 99 °49'W I69.11 ...,_ 144.49! 3100 NAS ItiCtON COUL4rt`'` I?E�'.4aTMbi�'1' OF ASE M '.NT Tioatt Or 1: "'`'vutit' it,S4 � Ct..tt �1 • Li „i biMTrl1 +' 4.1 1.1tot w } i irwr . •� ''ww ,. , 1 i;�I iiS rre 1 ` .w i " t' � i `` " 1 a �+ w�, ' ♦ r µ"` wF:•a '�i 'Y+t y ( i; .��a i + � w : ` 1 • i r i � .w ",,re, ww% ; r,; � y ri ` , , ► �ti tin i, w �`. . � , ..' `,�, , . �J� ` > � i w . i i ir w t ' ` r � '�fs ; yi i` ; , "u+� '�r wi e 1� +,w u r • { • ' l" c� } T i4 4i . /. �f , � .',w. :. . tii w ; r ! �i wi '+ " i �+ . w ; w � y i� ' a` l : t w " t ai w i ;; w . ' ' r x i `.Iw .. wt " N 3+ u1 w yi ww„ t i w /" ` + t F :tL r a �fi �� +� w ir r w tw l "w 1i; , � +Y l Z � ++ i r� d �t tf ; t � i.� g wi i 'W i: •� �'�p i 'µi '#' t M ; ` 14 t w .+ � i 1 S � i , 1 •: U ' { ;� 1 Y�4< '� i" t w 1 „w �• .fi y 7g� � 1'M11�. lx w w I 1 w ri Y w ; ,f Jti ' 4 f ,. aZ 44.,'..t i�t t t” dp f w r J l yyI,i yT�eiw :� 'p S T i t � 1,`a / a + p� r w�w. cf 4 '4,' t; . 't;`; ti r.i 4 n..4 4 +wtw ut:' t:1't �� 1 � w; �� 1 Itakkh�: ,�1Fi+ lf �`w Jy Jfa+ Y I � wu 14,4" a W4".1t w w yW r , i ;w A' 64 wr;, + fiOrj r pI I + t1►I10'dt; tbtCipfFi rj J t c { r ig iu r*nl .1, t 1l�iliiq 4L ; w y'.no r44 l 9 y �w irZ4 '4 1, utt4t�t1 N . Mi ►Yid.eiC.Fi06t It * n►®1 »IY,n, C..► hNI Y .O►� d7J0i . , . m.w,..,.r.,,i i w +�a , +1nel•m �GTIOW DL WARRANTY DEEII,N∎N'MATITTo y /nl/11�1 ewe 412m1111. OrtANTo* Roger F. Anderson and Esther Late Andurson, husband and wife, and conveys and warrants to , ... ��tjedeY>~ick» A Ander101k 4Y... Y ......LY,A1.1.lY.Y FY♦ 04a.i . . 1 4Y i.i4ir.da rr.» YI♦.,Y.4.♦.r. 1.41. +ro,.W 6i3Oo� 4 Y.Grantor. .:.: •• ..Y ,. ..» . Grantee, the following described real property Ire encumbrances except as specili■ally set forth herein situated in.....ashington described in contract dated August 29, 1979 anal re orded as Document to-wir:' No. 79 36561 Deed Records of Washington " Count y, Oregon, EXCEPTING therefrom the weaterly- moat 93.29 feet teasured at ri g ht a n g lea to the Nest 'line , of raid tract; and EXCEPTING that part thereof lying South, of a line drawn' 491.10 feet North of Wand 'parallel to the South line of those certain lands described in said Document No. 79- 36561; TOGETRER'WITH a right ofway and easement to keep and maintain that portion, if any, of the present drainfield serving' the dwellinghouee on: the lands herein described until such time as 'a connection is available to a sewer line directly nr indirectly connected to the sewage collection facili- ties 'of the Unified Sewerage Agency, whereupon Grantee shall be obligated to cause. to, have said lands so connected, and thereupon all rights with respect to such draitfield` easement shall terminate. lie SrAte i►1SUf1 KIP NT. CONIINUI p[SCam)It)ti UN Rt'vt2SE SIDn The said property is free from encumbrances' except easements, conditions and restrictions of Public. record, including zoning and use restrictions and rights of the public to any Por- tion B F Po tion wit hi This deed is given to correct the legal description in deed recorded April 7, 1980 as Document No. 80012195. including: consideration r this cc�nveyal e i $ 90 ©OpO. eY vhIrr o iii i h �e�an t, r f ORS 93.030) g to t LL fur items of l ro erty • irep 'replace too' Th. true r,t RY ra. Y.•p1♦ v ..o. . ; ».♦ Ie. iY Y »..Y »,.Y Y.ini Yla IIiN • � x».. .. persona. 1 set`,refsi erator built in a lcanees inciudin rcitchen range• eAiaeting curtainti r s, window shades, and, existing well to wall eaY^�,e ing.i �` .: �.! i Y » i. a .. .� .Yi .... YS.a * •, ••4YYYi..4. dra brie 4..... .1♦.. i•. •♦ ♦! ii y . • ♦♦ ♦ .Y A. ..» .! w. ♦Y ♦. iy.. .1 ...x» R •..iY♦ 1 ».4a Y,'4:Y 4•. i14•...,Y.a \. i.,1. 44 h Dated this Zrid, ,..,.day of ........_January rnuary I ` C. ...li lY�Y♦ ♦Y ♦IZ��' . �l .T. .+Vdl: :�i 11 46k ` .Ya ♦1... i,:Ya..... :,.Y..... 41.6.641,64 :Y,YY.Y Y Y:4..YaY41444. e.tee C w.♦{.Yri Y.:4Y/Y..Ytb RC. L�•IfA.�M +�i:....:. Y.:.. STATE OF OREG,O N, County of.... Washington. . ss. ..•. Januar y 1.»..Y, 19.,8 1 Y4 Personally appeared the 8 .YEsiti�aer..Lee.iAnderaon» and ....Y,..Y,.Yi,.Y...,..,..... red th above named Y. 8u es ♦,F...YAadet son , Phu11 'ii M ineiwi'a i,i .44,4444.. 1»0.» 4.44, 4 +. a..,'.;. .. and acknowledged theioregoin` i strun+e Before me :., (DPPtciat. SafL) ,= Notary Pu 1WA;NIIANTY DPFa 1 Roger.,..f w 4410,irs0n;.,et: s1 Frederick ..Y.i . P.O. BO* 23006..YYIY4iY Tigard , Oregon 91223Y Ai�1Tt I Aft*' adi' i" tOl + Fred. A. Anderson P, O.' Box 6. 2300 .♦1.. T gard,YYn f r`egon ,YY.9722'3` • Y {4Y. sAME, Y�OOIiRA /, si ClItAPITOrt •GNAP.TIII Y aYal. 14•Y.ie.Y let a,1at «� Y4n4.0. VMS p s$ ss h Irk flea RM !ni u ier w* . t�s r,fli wrii +sIMMw�i Fred. A. Anderson YY 11550; S.W. 8u11 Mt. Road YI $ M!S atsaliltrw� tap X:k 44 . .ce44 44.Y x ♦♦ Y.Y.,a ,.YY it »jIYF {Y.Y.41Yd1Y. 4.1444.•..,.. �,..∎ t:i�ei.=volutnlairy set and'. deed .:. 41.4 .:YY 4 » »».. .F .4 r..4'. Y44.nY YY ►c for Oregon —lily commission expires: OPACO 0E041040 rAt:outttitiivii et. aiMw "�ianpi jiF4{ Yi 3344 /mss STAT!; oil onlanw county of Watitingtfot d and iitoetitcletiont s e t a F . . ' ' ' C.11* ir.,►. e. NOS .o It hsr ie, p,e, the *Otter. frutref,iwtt ist,,9reiss. isstesesives and recorded is it Naiad. of ittskco e,s u iNsoteret 0.0 �Lt ( E.R1I'11( A110\ 01 \I1.11 kI(0kt)�� / 7 OREGON DEPARTMENT OF HUMAN RESOURCES HEALTH DIVISION Vital Records Unit Fi3e• CERTIFICATE OF DEATH saw 'Ito. mow MUM i2 13 comma IF ANY WI sal GAME 10 b,�M1E IATL CAUSE Surest THS CAUSE w CAUSE OF DEATH TO 9! COMMLET20 SY CERTIFYING PHYSICIAN �. 27, T1ME 00 05.001 2S. vas MEDICAL EXAMINER NOTIFIED? 5: 4___-p P ---... IA O 71. ?Ile 211, TO the MM 01 RN AnosT db0.O.Mh 000Irrl.d Ikn., d01., Mao and due b the ems. nd mimWx 9%1 t 30. DATE SIGNED ( 0w; ray, V/17 / TOLE COMMITEO ONLY SY M101CAL E9AMPIIR a Inter llset Of DEATH 310 DATE PRONOUNCED DEAD (*tan 091: law. Mott) M 32. Oct the Ok1tM 111o.mltJ10On;rnA /m 4 0.US01ess. M vrq Opinion Scorn mamas .1 IM tin., cal,. pass sod** I0 the Cau..I.I.od away M1100. hn /Suites) 1.3 0111E SKINS() (AA..h, UdY. Ms/ COUNTY NAME,111LE, ADDRESS MO ZIP Of CEII.I1FIEn /MEDICAL EXAMINER (Tips Cr Aill coati ieavitt: MD 9155 SW Barnes,. Rd Suite 840 Portland, OR 97225 39. 0450.5000 ATTENDING i11YSOCIAN IF OTHER TRAM C5.11101ER (has n RM) 1.o; IMIAE0UITE CAUSE (ENTER OYEY ONE CUNE rort101.150. *1*)ftlJq 10 na.b ti iAMp. ea. ca MC to NA Mfr 0n&. (' PAT Crg � r47u) /4444 P'A ` C VA our room 011 AITA CONSEQUENCE OF: f r4rke�toscr.ERa'rtc . e k-k1 /T4ScJL+irrk, -114 . Ws T0, on AsA c0NS'iOU.MCt on _.. _. Pa" .OTHER SIGNIFICANT CONDITIONS • CoildNa+. =0,1,0010 ONEI but rot rektwd M COu00 70. +1 In milt 1 e I 10, MANNER Of DEATH di *Surd 0 Tern 0 O tM.,Nrr ! d 5.44. Mara Yee Son MA911 Wawml mtL'1 .nd`dM.I tr.1n.1 salsa. em °70�t<11125 3? Did abate use eeetrlbut. to as S.Mh1 H at la 03 r noes* 0 t 01E1 CCAO 0 )a 0 YAT MM Id DESCISSE;sow must OCCURPEO O %ire'. b Ab 110 PLACE OF INJURE • AI u. Lvm,..Irret, !Vary, hiakbt6: (5ri.'ardj' T8 S 0.S A:TRUE AND EXACT ritlitiobUorloNL Or THE DOCUMENT OFFICIALLY REGISTERED AT THE OFFICE OF THE MULTNOMAH COUNTY°REGISTRAR, 17" AUG 2 6 1991 DATE ISSUEO ..: h r ARTHUR Wt. 0LO0iw M,Itli.ToAH c0 NNTY. O tEGON ..: iii .,I ltiilNN,,4u,ti TATS OF OREGON Oittalty of wsihinoton •.: nti .T.e:�M.its it+� io n .� fann't{tI o �olJc ( of tk Cii0 du ilt 0 Dot oI f .dk 0< .r d Ut vilyin s$ for sMd caroyot) db wrl hh0 rswi,Ct ! C f[s:h,flni th) nd ieco0e ,MN olino. t ' Lsrry R, HiflsO . D �. • .1+00111 fat MtmA.' - - M 7. N�AAai oim' i nio •--�- ,won. i.r r, ou a of0i a m i (N1MW► aw ►..) 1itgpN Male August 11, 1991 ?,w•C{i Frederick eN[N baAar. Lad e+IhW SO Undo 1 _ .ivsewnPamir Y.oA7aaVThtwrR011:�/ Ai1dCIlj Yea se theme 1 O.Y 9 �iM�J►CE fL11Y ry r"■`r n Ma ,°"' ►a.n r ', 4.. • • ri 1; tip ... 22 1910 S. s 01c10[t111Yio sI S PLACE Of Duns NCA.c; .)111 WO n mama: 7 *cdi' 0 uvaeoa•r+ O 00* Nome Howe 0 0.ae.+abw Q 0..r vI.uo'i Si. FACILITY mess n ner..r111aL OA+.wr r .e CITY. TOM ER' Lec*11Q1100 OEM M. COUNTY W I 106 IOW 00 0USI/t$S/s10USTRr II, MARITAL 1011:I • Walk " 12. *?Gist 10 most 1 •.0J ��iwdi.il'0'uMd)� X011..1 d•a1r+i M• d�iavd (mod r�.�,�,��. 1 Married ills Thorne Weer T[ 13b. COUNTY , I3O. CITY, TOWN, 011 LOCATION 1,a1 111111? AND 11INSSLO 1,�� NCt • i/A Wa.R • Tiara � wri�o, � �"� ►l'JUlI N• 1lIllr1 Cta�llri roueA��._._.._.. 190 9/11101 �Irr lyl IV CODE " Noa Nle N `ON10tN1 t'' a.ro�nrw r 10CAPIrAa •1 muse., Nato Nbem..Ia1 N0 e 71,*01NEN.NAM Iqt rtw*M Y.0 09.000flN1:IIAA1[ *01 10111.5. *0.trn /. NMOM.IINT Q O,Illr C:"6 4 - Waite • NAM sal 1.er.r,Gwl a s.o...w , .. Friederike l arxe llis Wife ;.z� a01tiMO C+erI1Mb1 �� s M:u.oaurll 500 � f�r0taro7unwl frSr+. d Cemetery. eronulaY, Or TOS IODATION • cKr a /No. Sim 205 M,oei O of Da 0 rw1t0+�1 ko.l li1M. OaI.11onDoowtlb' '�.' �, toi1a:�.."iM�. •• IL. 1• • t 9 MINIM. U1Y4.1 L)CENUE ON , u • ?AMITY 2 u i ^� N 2��,gA1ooNCUFtn Sal 6iG111E • /O." '9 h` 3199 11831 SW Paci is tdwy, Tigard, �. 97223 ''''%-, - �'- 2cexatSTlw1•s i10H11 as ' ' i+r_:�.: �7. ! • . y 991 5.000 HOSPITAL REM[SEN 611Rt NEOUE.T 0011 ANATOMICAL GMT CONSENT? 211. MS Ta1F 1 - ..- 5 0 NO /A O YES O NO X N%A :. �® CM Oh MUM i2 13 comma IF ANY WI sal GAME 10 b,�M1E IATL CAUSE Surest THS CAUSE w CAUSE OF DEATH TO 9! COMMLET20 SY CERTIFYING PHYSICIAN �. 27, T1ME 00 05.001 2S. vas MEDICAL EXAMINER NOTIFIED? 5: 4___-p P ---... IA O 71. ?Ile 211, TO the MM 01 RN AnosT db0.O.Mh 000Irrl.d Ikn., d01., Mao and due b the ems. nd mimWx 9%1 t 30. DATE SIGNED ( 0w; ray, V/17 / TOLE COMMITEO ONLY SY M101CAL E9AMPIIR a Inter llset Of DEATH 310 DATE PRONOUNCED DEAD (*tan 091: law. Mott) M 32. Oct the Ok1tM 111o.mltJ10On;rnA /m 4 0.US01ess. M vrq Opinion Scorn mamas .1 IM tin., cal,. pass sod** I0 the Cau..I.I.od away M1100. hn /Suites) 1.3 0111E SKINS() (AA..h, UdY. Ms/ COUNTY NAME,111LE, ADDRESS MO ZIP Of CEII.I1FIEn /MEDICAL EXAMINER (Tips Cr Aill coati ieavitt: MD 9155 SW Barnes,. Rd Suite 840 Portland, OR 97225 39. 0450.5000 ATTENDING i11YSOCIAN IF OTHER TRAM C5.11101ER (has n RM) 1.o; IMIAE0UITE CAUSE (ENTER OYEY ONE CUNE rort101.150. *1*)ftlJq 10 na.b ti iAMp. ea. ca MC to NA Mfr 0n&. (' PAT Crg � r47u) /4444 P'A ` C VA our room 011 AITA CONSEQUENCE OF: f r4rke�toscr.ERa'rtc . e k-k1 /T4ScJL+irrk, -114 . Ws T0, on AsA c0NS'iOU.MCt on _.. _. Pa" .OTHER SIGNIFICANT CONDITIONS • CoildNa+. =0,1,0010 ONEI but rot rektwd M COu00 70. +1 In milt 1 e I 10, MANNER Of DEATH di *Surd 0 Tern 0 O tM.,Nrr ! d 5.44. Mara Yee Son MA911 Wawml mtL'1 .nd`dM.I tr.1n.1 salsa. em °70�t<11125 3? Did abate use eeetrlbut. to as S.Mh1 H at la 03 r noes* 0 t 01E1 CCAO 0 )a 0 YAT MM Id DESCISSE;sow must OCCURPEO O %ire'. b Ab 110 PLACE OF INJURE • AI u. Lvm,..Irret, !Vary, hiakbt6: (5ri.'ardj' T8 S 0.S A:TRUE AND EXACT ritlitiobUorloNL Or THE DOCUMENT OFFICIALLY REGISTERED AT THE OFFICE OF THE MULTNOMAH COUNTY°REGISTRAR, 17" AUG 2 6 1991 DATE ISSUEO ..: h r ARTHUR Wt. 0LO0iw M,Itli.ToAH c0 NNTY. O tEGON ..: iii .,I ltiilNN,,4u,ti TATS OF OREGON Oittalty of wsihinoton •.: nti .T.e:�M.its it+� io n .� fann't{tI o �olJc ( of tk Cii0 du ilt 0 Dot oI f .dk 0< .r d Ut vilyin s$ for sMd caroyot) db wrl hh0 rswi,Ct ! C f[s:h,flni th) nd ieco0e ,MN olino. t ' Lsrry R, HiflsO . D �. • .1+00111 fat MtmA.' - - M 7. N�AAai oim' i nio •--�- ,won. i.r r, ou a of0i a m i (N1MW► aw ►..) 1itgpN Male August 11, 1991 ?,w•C{i Frederick eN[N baAar. Lad e+IhW SO Undo 1 _ .ivsewnPamir Y.oA7aaVThtwrR011:�/ Ai1dCIlj Yea se theme 1 O.Y 9 �iM�J►CE fL11Y ry r"■`r n Ma ,°"' ►a.n r ', 4.. • • ri 1; tip ... 22 1910 S. s 01c10[t111Yio sI S PLACE Of Duns NCA.c; .)111 WO n mama: 7 *cdi' 0 uvaeoa•r+ O 00* Nome Howe 0 0.ae.+abw Q 0..r vI.uo'i Si. FACILITY mess n ner..r111aL OA+.wr r .e CITY. TOM ER' Lec*11Q1100 OEM M. COUNTY W I 106 IOW 00 0USI/t$S/s10USTRr II, MARITAL 1011:I • Walk " 12. *?Gist 10 most 1 •.0J ��iwdi.il'0'uMd)� X011..1 d•a1r+i M• d�iavd (mod r�.�,�,��. 1 Married ills Thorne Weer T[ 13b. COUNTY , I3O. CITY, TOWN, 011 LOCATION 1,a1 111111? AND 11INSSLO 1,�� NCt • i/A Wa.R • Tiara � wri�o, � �"� ►l'JUlI N• 1lIllr1 Cta�llri roueA��._._.._.. 190 9/11101 �Irr lyl IV CODE " Noa Nle N `ON10tN1 t'' a.ro�nrw r 10CAPIrAa •1 muse., Nato Nbem..Ia1 N0 e 71,*01NEN.NAM Iqt rtw*M Y.0 09.000flN1:IIAA1[ *01 10111.5. *0.trn /. NMOM.IINT Q O,Illr C:"6 4 - Waite • NAM sal 1.er.r,Gwl a s.o...w , .. Friederike l arxe llis Wife ;.z� a01tiMO C+erI1Mb1 �� s M:u.oaurll 500 � f�r0taro7unwl frSr+. d Cemetery. eronulaY, Or TOS IODATION • cKr a /No. Sim 205 M,oei O of Da 0 rw1t0+�1 ko.l li1M. OaI.11onDoowtlb' '�.' �, toi1a:�.."iM�. •• IL. 1• • t 9 MINIM. U1Y4.1 L)CENUE ON , u • ?AMITY 2 u i ^� N 2��,gA1ooNCUFtn Sal 6iG111E • /O." '9 h` 3199 11831 SW Paci is tdwy, Tigard, �. 97223 ''''%-, - �'- 2cexatSTlw1•s i10H11 as ' ' i+r_:�.: �7. ! • . y 991 5.000 HOSPITAL REM[SEN 611Rt NEOUE.T 0011 ANATOMICAL GMT CONSENT? 211. MS Ta1F 1 - ..- 5 0 NO /A O YES O NO X N%A :. �® Enter " " for Alternate Display, "D4" for Display I,D# of a Transaction or RETURN to Exit: Display Property Record Property ID ' R489705 Legal Description: 2.84AC Owner ID; 198418 ANDERSON, PHYLLIS M 11777 8W QUEEN ELIZABETH 4333 KING 'CITY, OR 97224 :;1 BOAC- 01400` (Reel Property 8i tus 11430 SW DULL Code Area 023.7S Exemptions . Mort Lender: 1991 Tar; Status Current Levied Taxes Special Assessments *** No Taxes Due * ** MT RD 4, 987.65 Depress DePress the RETURN key »' Ownership, Prc:cperNtY ID 8489705 Legal Description: ^r B4AC Prop Class : Neighborhood: Year Dec i l t Living Area a' Sale' Date Sale' Price Deed Type Inet`' Number 2002 ZPHY DC 91051858 go' 1991 Property Values ImprovementS $ Land Total Assessed E x erne t i on Taxable ` Daleswand Deed History ::811OAC- 01400 Mort Code: Exemptions: Mort Adet. Reset Et /D. Buyer... . e .b . . N u b 4 r r . r r 8el.LeI . r 4 b . . . b . . •. r . .. r 1. ANDERSON, PHYLLIS M ANDEhSON, PREDER I CK A 11777 8W QUEEN L I ZAE'E 11550 8W BULL MTN RD KING CITY Oh 97224 T I GA D, OR 97224 1. w1. w. r.. ��..: w.::. if+.•. ..YWN.fy.�wia✓.1.w.r..:..o...Lr r1�::1.rJ..:.1.:....w..r ««i�..r «w .rk yr «w i.:i ..r .i.... iwwf ...... ,.. - wr Mr lr; . ANDER 41t N, FREDERICK A ANDERSON, FREDEF I CK A 11550 8W BULL MTN RD 11550 SW DULL MTN RD T I OART), OR 97'7",4 TI8AIRD , OR 97224 Screen 0 ( +) 207,870 ( +) 207,870 ( =) 0 (- 207, 870 t -) Yep Sales lnfa Deers Info. w r ■ Numei 91051858 Type :' DC J'` Date: 09/19/91 w r..w.Gw:i.r rw ANDERSON, FR EDER I CFA A ANDERSON, PHYLLIS M 11550) SW BULL MTN RD 11 5'50 SW DULL. MOUNTAIN T I 1 ARD, OR 97224 -' I r3ARD, OK 97224 H d t C D ep l ay enter G b Continuo Enter " " for Alternate Display, 1uD4" for DiSplaY ID k b1- a Transaction or RETURN to Exit: 1.,mnrat...f) i~'s�i-frh�+r1 Num.: 4105633 TYPE: DCE t < Date: 10/09/91 09/06/89 Num. 89043876 Type: Date: 09/15/89 ter "na;' a.. Tr a saction►. PProper,-ty LeOal ±r :.~7AC Owner 1 D : 199841,3 AI�1DEF SON, ', PHYLLIS 'ti 11777. SW QUEEN 9, ZABETH KING Ci TY, OR 97 24 ispiay;' rid ETURN to Exit N ` Display 41"oper FReebr "I r Dis p'1 a S i t'us. 11 050 SW BULL Code Area Exempt° any Hart Lender ^: 1991 Tax Status Current Levied Taxes Srjec 1 a'i': Assessments * ** No Taxes 'Due * ** Depress the RETURN key Ownership, Property ID : R48698 Legal Description: w r 7AC MT RD "640.80 Mort Code:'. Mort Acct: Prop C lass. 'iotibgr'hobd:r. Year Built Livirt9', Akre Sale 'Dat'e: Sale Pry ice Deed' Type Inst NL„mberr 01 2 ' T I G 5� 1051E1 8 1991 3P4r oper'ty Improvements ' Land Total Assessed $ Exemptions Taxable 'S Sales and Deed H'istor'y 'Screen 4311OBD 02100 Exempt i ons: Reset Ex : Yes L D Buyer.,., N M N m Y . N Seller M ■ N N N■ r I N . o N o N tl 1 ANDERSON, PHYLLIS M ANDERSON, FREDERICK' A 11777 SW QUEEN ELIZABE PHYLLISM KING CITY . q OR 97224 11.5750 0 SW BOLL MOUNTAIN' T I CARD, OR 972.E y Values 02, 950 (+ ) 132, 140 ( +) 235,090 ( = 0 235 9 090' Sales Info Deed Info...... Ntwr: 91O51856 Type: 'DC J Date: 09/19/91 4 P'i ^op e r t y I D R4 14 2S 11 C OE D:- -01600 Le ar1; :Descr tion» 1. 1RiC ZONE R7.0 owner ID Y 198418 ANDERSON, :PHYLLIS I , i 1 7 77 SW CLUE :N. ELI Ai3ETH #333 KING CITY, OR 97`224 Cade Area E ;emptions Mort Lender 1991 Ta.: Status Current Levied : Taxes Special Assessments *** No Taxes Du;:? 006 Depress the RETURN key Ownership, Property ID s R491514 Legal Desd r^ i p t ion : i . 17At ZONE Mort Mot."` Code: Acct: ID. Buyer`'. • • • M q' • n ■. • • • • M M • 1 ■ ANDERSON, PHYLLIS M 11777 SW QUEEN' ELI ZABE KING CITY, OR 97224 i Rea ry, F`r'op C'1 ass w ]. 002 e i hbor (load . BLMT Year, Bui1t Living A'ree. wale' Date Dee d "Type : DG Yost Number 910,51S5S 1991 Property Values Improvements 0 (+) Land `. 41.,950 (4-) Total Assessed ` 41 , 950 ( ) rt, Exemptions 0 -) Taxable $ 41 ,,950 (= Sales and Deed :H i stbry Screen 251 1 OBD- 0160C' Exemptions: Reset E:; Seller.. Y Y' M M YµM� ■• 61 Y Y Y N ANDERSON FREDERICK A PHYLLIS M 11550 SW BULL MOUNTAIN T : GHr n, OR 9722 2. ANDERSON, EDER 1 CK A PHYLLIS M 11550 8W BULL MOUNTAIN T I GAR D, OR 9722 Missing Owner^ n format 51e Info Deed Info...... Num ■'d 91051S 5S Type : DC Date: 09/19/91 Num.. 1 0260871 Type: Date: OM* Meir r N En ,it mate Display, "D#" I ?4 ransact t i en or RETURN to E : i t:,; Display; Property c r Display Record r., Property ID. • fi1.0E19431 (deal Pr'''operty) Legal' Description: 37AC Owner ID 93 179 ANDERSON, FREDERICK A ESTATE OF 11777 SW QUEEN ELIZABETH #333 KING CITY., OR 97224 Sites Code Area Exemptions Mort Lender: 1991 Tax Status Current Levied Taxes Special Assessments * ** No Taxes Due * * *. 1, 469. Prop Class : 201; Neighborhood: ZPHY Year Built : Living Area : Sale Date : 09/01/79 Sale Price : Deed Type Inst Number S1000964 1991 Property Improvements $ Land Total Assessed Exemptions $ 'Taxable Depress the RETURN key Ownership Sales and Deed History Screen Property I:L Legal Description: Mort Mort Code: Acct: R1089431 N3 iAC.. 2911OAC--01 t)0 Exemptions: Reset Ex ITN ,{LIyerU. NSMN■YM•N NNNN Seller.■NNN UN■NU NN 1 N ANDERSON y FREDERICK A,' it i ss i.r►g Owner I n f ar "ma 11777 SW QUEEN EL I ZABE' KING CITY, OR 97224 Values 2:1,220 40,020 61' , 24 •••0 0 I 61,240 (1-) NUN Sales Info Deed Infod�N NN 09/01/79 NUM.: G1000964 T ipe: Q Date: +...«mow......... _... .... ......w.w«..... atd In ; «.4 ��$a k th reterenco CH 1CAG �CVGd t. any assumes IThis pat is Tor !.',.,4.t►. aid inn rr'tr�I ref t.1 Q.. M � � inra�ri. to ri.t"L,r,1 :Ind etht +l` rt;t t3., t.-.1y. „,il. ties ^ampany •11 3 ,• i`,.1tAt30,11v no li bt',,,y” for' G•,y ! s act * a 1 by 11,66 1,i G `r':,4'n.zc them Nr,. �_._... �u E t,rlicAi dt t, fit rtAi�CE CO----- » . ... . ,.�.::. ' ......... �r u' .. ., .• r . ".c it � �A 1R, � . � t; !: tame" BEND ROAD 1ULST il1SR f R Ns' vi l Il iil t vii ; .1418 i FOR ASSESSMEN' ONLY. DO NOT RELY 0 OTHER, S(1 GOTT F~;ea1 t ir'' h L °° ' Syst'sm LOTS AIVI) L'Ah1C) ML.# Address Nhoc'd L-edal u :runty' E i e Sc h TI ). ARD r» Wtr Frnt N Sir D i s cc N Rer c Test /NONE Rd SuY fi- PAVED "78 / 4tatUs ACT Are 1Z1 1:: /Uu;:i, • 1'!1' a5�:) /SW /E JL1 . MOUNTA I,N F D 1,'i-:it# BULL MOtJ NTA I N City' 7 I �7A D' -ri .u: ; r r ,r,a .». a . ,.,rw.� .� p, t . 1 i.`,:,�:)t;)$t .1 % c:) =) : . • WASHINGTON T aS ID Z ANY ' it . J;YHigh TII, ARD :7EN .F AL INF bRMA1 I CiN �-- Lc't ps': °rF EES /'WTI EW Tcipogrph SLOPED / Soil xyp NATIVE '/, Lot Dim IRREGULAR' ' - .rr r. r_ -,,» - -AVAILABLE U r I LI r I E. •N U'G .1 ± a r 'ClW --Alwf �WF :w..AVI » /�ar�i s i,».AFsI..ET ,�; /E` HLfhIE /F E%Stru' : :t Y /RESIDNC :/ X t /D i r : 500' WEST OF HWY 99W ON 8UL L MTN RD Rmks TWO LARGE HOMES INCLUDED. SELL .,,R WILL APT'LY F ICY' PLAN AMENDMENT q; 'ANNEXATION TO ENABLE FThJPERTY ro BE DEUE,LOPEL INTO APPROX. UNITS:, C]X 1:�7 ; UNIT; ' F'F EST I S I OUS AREA 80 SHOULD MAINE. A LOCATION OF BETTER UN I 1 S . IMPROVEMENT �- E I i ?I LAM01 "T. /WAI -A mom WWI 'O /Pr 'ice $ X7501) i P Ccid :' e ' 7:.4' nn,inq k1-17W' YPe . MUL1a 1 Sr ` . T`I GAF. :D L',.;,t. s Rd Frn n C) #Ac r es 7.83 Lot S i z e` 10ACRE S -- 1Ba1 /F&C, 2Eta 1 / HOA / `1 »a,l; /Yr .00 rani 8.15F N.r1r»..r- --- r.w it .r ,... ...r rw r... WMri.1... ....•. • wr~._ -- I NANO I Alr A in int/Fmt / Atm Into /Pm, t HOA In Tar :mom LIST I NG LPID '3QTTEr SA /SMl3il,c:)1 Show CALL -AG/ / office SA M GOITER TE,R I NC 11/20/91 Owner ANDERSON Ph 63IJ -1141 Ph / C :ASH ,' SpAmt :t l / +E -I NF`. GRMA1 I ON ...r»r:.- (gent SAM i. OTTER Ph 62e -1543 RL1 RS , Ph 503-839-1111 39-x.1111 Post NE',1u LSt E` P 08/:::.;:2/92 Tenant i1 EEM D pU F NOT GUARANTEED .**' development. where it can be 'served by transit.. New statewide "rules pre is increasing erophasis on., the. need to have residential prOpettl? 'located near to stores and services There is *also increasing ,emphasis, on lotating higher density residential , require cities to give greater atttiption to the connection between land-use -planning and transportation planning. So, these issues should be addressed as part of the application, fcar zoning imanges. , ,'.Bia.11,,'Mountaita:.has very little ,,doinnlercia.1. zoning to serve a very...-. large area of residential zoning. This 'teno18, to increase 'the , , , . ,.. . , , , .., . number. and 'length, ,Of ;auto 'trips.'. for Bull ' Motint4in. residents Elimi.nation'„'.. of ''a ,''''C-p. zone May '' tend''.tO increase thiSH. problem. ,'.•', 1,Ocation, of higher density development "'without providing increased coinxnetCi'l development' may tend to increase the iprol:al.em'too. 'The . , applicant will 'need to addregs','thesa issues'. • , , ,• .; .. , , , , , , . • , ,. , , , • ,,,, , ,, , /�IIP.9t1G5b]Y,. PPost -11 brand fax transmittal rneroo 7671 , aI�lEPa T Dept. From # of pages ►r, Fax # June 10,' 1988 Mr. Fred Anderson 11550 SW Bull Mountain Road Tigard, OR 97224 Co.. .' 1.1 SUBJECT: Comprehensive Plan Designation - 2S1 10AC, TL 1300 & 1400 Dear Mr. Anderson: OREGON The City of Tigard has discovered an apparent discrepancy in Comprehensive Plan designations on your property. While the May 9, 1983, Tigard Com p rehensive Plan Map designates Your Property as profession al Office , ;;(C -P) , the City's current plan map designates the property as Low Density Residential. The,City has no record of a Comprehensive Plan amendment which would reflect this change and we conclude onclude that the low density designation is incorrect due t9 a drafting error. The Plan map must be changed Ito be consistent with ordinance adopted May 9, 1983. If you desire the low density designation for your property, City' staff i.s ready to assist in the preparation of a Comprehensive Flan 'Amendment application.. Unless a waiver of the timing IreqUirement is granted by City c processing pp includes' review in October with applications due by mid-August or review in April with applications due by mid- February. The Cit y aPologizes for an y P roblems caused bY t his discre p nc y and is willing to work with you if you wlsh to change the property designation to low density residential. Please contact, me if you have any questions. Sincerely, Keith Liden Senior Planner' ht/5297n' 1 iii 25 S) / Hall Blvd p !,C?. Box 23397; l gcird bon 5 7223 (503) 6394i real° 'L'i:}1t3T.�i..�raa._ _ rats•• y' ,,,r - ' • ''�� LEGEND RESIDENTIAL LOW DENSITY- --- -- MEDIUM DENSITY -- (6 ) MED -HIGH DENSITY ---- (13-20) HIGH DENSITY- -- - COMMERCIAL NEIGHBORHOOD (C -N GENERAL (C -G) PROFESSIONAL OFFICE (C-.P) CENTRAL BUSINESS DISTRICT (CBD) INDUSTRIAL LIGHT ( I L`), HEAVY (I -H) OTHER PUBLIC / INSTITUTION-- (PUB /INS; OPEN SP!CE- (I -5) UNITS/ ACRi -12 UNITS/ ACR UNITSi-ACRE (20-40+) UNIT AC k a . , being .firet dillf sworn/affirm, an oath (Pleage print) ' That I aa a b fj for ' The City of Tigard, CMegon. Vi hat I served Isn- IE OF PUBLIC SAARIt_ig_ t i FOR:. .......--. That 1 ',served IIPTIci OF DECISICE PORs City of Tigard Planning Director Tigard Planning Commission Tigard Bearingi Officer --7.7'1Tigard City Council A IcopY (Public aessicing „1442t:IlceilVoticst of Decision) of which is attached (Marked Exhibit , 'RAU) was mailed to each named. PgPagna at the a dream 'shown ct;L..._1Whe attached list marked exhibit 'S" on the Z4-0,2pEhday. of ' said notice OTICK OF DECISION aa , hereto attached, ummi post on an atYPrapri‘altio bulletin board on the drii of , 19 - .1 and dePossited, in the United States Mail on the ...-A'uL__ day of .,_,...., 19 472.-- , , 1 , Poataga PrePaid- I .... , NOT/CE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN 9THAT ATHEsTIGARRD, IN YHE COUNCIL, AT ITS MEETING ON TUESDAY, August 11. TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 92 -0002 FILE TITLE Anderson NPO NO 3 APPLICANT: Phyllis Anderson OWNER: Same c/o Roger Anderson 8865 SW Center Street Tigard, OR 97223 : PLAN AMENDMENT CPA 92-0002 ANDERSON A request REQUEST: forPCo prehensive Plan Map Amendment approval to redesignate a 6.23 acre site from Professional Commercial (3.19 acres) and Low Density Residential (3.04) to Medium -High Density Residential. The site is not presently within the City of Tigard but is within the area of the City's land use► planning jurisdiction. NOTE have been rent and odifthis request since previous NOTE : The �.xsl a scant has d since the Planning Commission hearing on this proposal. Approximately 1,.5 acres owned by Mrs. Anderson has been removed from - consideration _for a Plan amendment and would remain designated for Low Density. Residential use. APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11, 12, 13; comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 0.1.1, 8.2.2, 9.1.1, 9.1.3, & 12.1.1= Community Development Code Chapter 18.22. LOCATION: South side of Bull Mountain Road, between, 500 and 1100 feet west of Pacific Highway. (WCTM 2S1 10AC, tax' lots 1300 and 1400, and a portion. of 2S1 lORD, tax lot 2100) ZONE: Washn an County's R gt y - 6 Zone (Residential, 6 units /acre) THE f- ON /N ACCORDANCE WITH THE RULES OF CHAPAN18. 32 ©FTHECOMMUNT DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANYONE WISHING TO PRESENT WRITTEN TES IN WRIT TESTIMONY ON THIS PROPOSED ACTION MP i DO TED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECIEVE A INVITE BOTH ORALSAND�WRITTEN�TESTIMONYg PLANNER; CITY COUNCIL PUHLIC'HBARIAiG�; AND STAFF REP ,, THE . MAY CONTINUE HE PUB PUBLIC HEARING INGRTO ANOTHER' MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE ARTNG TO . APPLICATION. IF A PERSON SUBMITS P IC EVIDENCE IN SUPPORT TO TSB APPLICATIO H AND TAKE ACTICIN ONNT AFTER P�Ju11I► 22 19+92 t ANY PARTY IS EITTITLED TO REQUEST A CONTINUANCE OF TPE HEARING. IF THERE IS NO CONTINUANCE` GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING.. J a- J INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL AL CODE � APPLICABLE TO THE REQUEST FROM THE TIGARD .COMMUNITY DEVELOPMENT COMPREHENSIVE PLAN. APPRO VAL OR'DISAPPROVAL OF THE REQUEST BY THE, CITY COUNCIL WILL BE BARED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING HEARING IT IS IMPORTANT I THAT COMMENTS RELATING TO THE REQUEST P ERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURdWtO'RAISE AN ISSUE, OR FAILURE TO RAISE AN IS UUE WI WITH TO THE SPECIFICITY SO AS TO PROVIDE THE CITY, APPLICANT, APPEAL O N APPLICATION WITH A REASONABLE OPPORTUNITY TO RESPOND, , WILL PRECLUDE AP_ SAiu ISSUE TO THE STATE LAND USE BOARD OF APPEALS (LUBA). ALL DOCUMENTS AND. APPLICABLE CRITERIA IN THE ABOVE- -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE ; OBTAINED FOR CENTS PER PY Off' THE STAFF REPORT WILL, CBE AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A CO AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN,BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE. CONTACT THE CITY RECORDER OR STAFF PLANNER J ry_0 ®r AT 639..-4171, TIGARD CITY HALL, 13125 SW HALL BLVD., TIGARD,, OREGON 97223. !$I!!11 rilIPREUIVE 11111111111* ar /PAtRMA 111"111— SITE firl 51 %OP 07Pr s The City of TIGARD CPA 92-0002 Site Area ff eleiiai ,iru a all raeweii+ lion iigfiN lb jir tlli` ei libIit rtllliiie their+ etili+ritiiiiier ISESi eil;ri eirltiiir irrr'' Mit b• tiiiieia fi ii :ii: 'iii :ieiiiuil. 1 x iriiteiiiitiie bete ei eeiiiitiiii� lei t ii it ttgiii, ..Ire iiiijliiii) it chumazas CREEK LTD INVESTRS' 1G CALIPO]UNIA BOARDWALK LTD YNVESTRS 2570 EL CAMINO REAL WEST 1500 NT VIEW. CA ..'. 94040 2S110AC -01200 �, •�, WYATT INC BY KI/ BERLY ANN DOYLE 5642 LOS ANGELES AVE SIlI_VALLEX 93063 iS 11 0A9-0 15 O Y • r . • • ... • O O r • . . MUIR, TRIGS. T NELDA L 11455 SW BOLL NT RD TDSARD alt 97223 2S11O!lC -01700 v.a.iesoe�.w•. ....r•�a "' .SYST THE KING MIMI :1305 SW BULL MTN RD 17i0ARA uOR_ W 92224 2S11OBD -00200 r..1 f•r.r.. O. asoRrao, HERBERT A 14590 SW MCFARLMD BLVm. TXGIMD OR 97223 2S110BD -01300 •r..s..wr..s,...i...• ASi, LEE J AND JILL S HORGAN THOMAS E & DNA R 7460 SW ININZIKER RD STE B TIGARD OR 97223 2S11OBD- 0150O GREGORY & •I. M( sea ApT...I..S.' .. 11670 SW BELL NT RD TIC OR 97223 2S110BD -02700 +•••. . ••. 'COMPANY, TUE 11575 SW BEEF BEND RD TIGARD , OR , 97224 2 S110BD -02900 .. ▪ seem HELM comPANY, THE 11575 SW BEEF RD TIGARD OR 97224 2811.OBD- 03100 HELM coMPANY, THE . 11575 SW BEEF BEND RD • 1120 SEATTLE WA r,. 98188 2S11OAC-01100W...-- R9BERT C WATT INC BY KIMBERLY 5642 LOS 51HZ YLE AVE 93063 2S11OAC 01300 • . . ANDERSON, FREDERICK A ESTATE OF 11550. SW BDLL MT RD TIGARD OR 97223 2S11.0AC- 01600 . alAISE, 1 D=' AND NELDA 11455 SW ST' RD TIGARD •;; 97223 2S11O10- 00100 ••••••••••r ..• ST Jim's EPISCOPAL CHURCH PO BOX 23033 TIGARD OR .97221' 2S31.1O13D 00300 a O r..... • .. . PERRY, THELMA IRENE TR 11710 SW FOOD 'ST TIGARD OR 97224 . 2S110BD -01400 ...:. ".... r . ...... . LEWIS, GARY H AND MARGARET 11855 SW BEEF BEND R ° TIGARD OR 97224 2S110BD -02600 .. .r. .. •. a.. HELM (=PAM', 11575 SW BEND RD TIGARD 97224 2511082800 2 •. +•e•.•••o•a_•....r. COMPANY, 11575 SW ` : = BEND RD TIGARD 0: 97224 .1: 2S11OBD- 03000 •• eo.e. e.aa, orevo .♦ HELM " COMPANI, i 11575 SH F BEND RD TIGARD 97224 2S114BD -03200 w•owr'ass _r •w_'iw.rire •ii HELM COMPANXg '1 E 11515 SW B E'.BEND RD 111, 4.P 10,Ja ,■11. 'el STAIR Op_ ORI�G CN County : of ' Waihingto Gity of Tigard iag first duly Antiorniaffirm. ,,on Qa That taint The City of Tigard, Orsgom. That I carved HOTICS OP PUBLIC INO FOR: That 'I served NOTICE OM DHCIBION FORS City of Tigard Planning Direct Tigard Pla5Initg Comeiirsion Tigard Hearfng3 Officer ., ! Tigard City Council A FY (Public Rearing Notice %tics of Decision) of which is attached (barked Exhibit A was mailed to is hh named attached list marked exhibit per ne at the aide e.e ®bows on the w w) t 'RB" on the ?-L day of ! 19 d PP • said notice NOTICE OP DECISION as beret • ; attached. wail pcf ed on air a to ;. inithe United S on the Nail _ m tho of r 1::= day y , 19�� -�- postage prepaid. - Prepared Noti NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON TUESDAY, (ay i2. AT 7 :30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC 1992 , CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER' THE FOLLOWING APPLICATION: FILE NO CPA 92 -0002, FILE TITLE': Anderson APPLICANT: Phyllis Anderson c/o Roger Anderson 8865 SW Center Street Tigard, OR 97223 for Comprehensive , 02 ANDERSON A request REQUEST: forCove Plan Map�,.rendment approval to redesignate a 7.73 acre site from Professional Commercial and taw Density Residential to Medium -High Density Residential. APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11, 12, 13 Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1,.1, 9.1.3, & 12.1.1 ;` Community Development Code Chapter 18.22. LOCATION: South side of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. (WCTM`2S1 10AC, tax lots 1300 and 1400, and 251 10BD, tax lots 1600 and 2100) ZONE: Washington County's R -6 Zone (Residential, 6 units/acre) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE OCEDURE ADOPTED`BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE'! SET FORTH IN CHAPTER 18.30.' ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED LYON MAY DO SO PRIOR TO OR AT THE PUBLIC HEARING. TESTIMONY ACTION BE PRESENTED IN WRITING PR .... AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECIEVE A BOTH ORAL AND WRITTEN TESTIMONY. THE CITY COUNCIL MAY;CONTINUEAND STAFF REPORT PRESENTATION FROM THE, CITY PLANNER, OPEN THE PUBLIC HEARING; INVITE LIC BOA TO OBTAIN ADDITIONAL INFORMATION, OR THE HEARING TO ANOTHER MEETING LOSE THE PUBLIC HEARING AND TARE ACTION ON THE APPLICATION. IF A PERSON SUBMITS ENTITLED IN SUPPORT 22, 1992 . ., ANY PARTY IS D IN 5 THERE IS NO CONTINUANCE ....,QUEST A OFOTHE SEARING. EVIDENCE ER April IF GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQU'ST'THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN! DAYS AFTER THE HEARING. INCLUDED FIN THIS 'NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE THE TIGARD COMMUNITY DEVELOPMENT THE BY OMPREHENSTVE..'PLAN APPROVAL DISAPPROVAL OF THE REQUH T LOP NT CODE HE TY C FROM Y THE CI ... COUNCIL WI BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY -TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE, OR FAILURE TO RAISE AN 'ISSUE WITH SUFFICIENT SPECIFICITY SO AS TO PROVIDE THE CITY, APPLICANT, OR OTHER PARTIES TO THE APPLICATION WITH A REASONABLE OPPORTUNITY TO RESPOND, WILL PRECLUDE APPEAL ON SAID ISSUE TO'THE STATE LAND USE BOARD OF APPEALS (LUBA). ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE —NOTED FILE AR3 AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PRR PAGE. AT LEAST SEVEN DAYS PRIOR TO THE .HEARING, A COPY OF THE 'STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN HE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE CITY RECORDER OR STAFF PLANNER er AT 639 .4171, TIGARD CITY HALL, BLVD., TIGARD, OREGON Se►r Off - 13125 SW HALL 97223. ir I C14,44 • • INIMIPME l ITE tem Ii• UFO 44,40100 boo. 4 1,:i Jiff The City of TIGARD CPA 92-0002 U.I Site Area eItlii1 i.ta 1 rt► i.leri.i, tilt.i .igtlii by t1. t$1 •i lo,lol allititit bootie. olio, l.liiuii.i tittih ets) iiti..ii, ■ 1.1i+alt.a tii9Nti/ lit, I itt it I.Yiu.i ti U boot .Iti ii /tlliiil ilililtt ..ilit' tililitotttlii i.ti It Y.Yii.i..i ►t iri tItt,it tlyiil, •11 (� ►i' /ftltil 11ett • • MI', • • A ,..4/.194,..J•7yt. von 25110AC -01000 • .., ...... CALABAZAS ' /,MEEK LTD INVESTRS & CALIFORNIA BOARDWALK LTD INVESTRS 2570 BL CJIMINO REAL WEST #500 NT VIEW cA 94040 2S11,OtiC- 01200 ♦ • • e . b r . s .. i r .. ROBERT C WYATT INC: SY KndBERLY ANN DOS 5642 "-1,13 ANGELES AVE SIMI VA4.LEY cA, 93063 2S110�o �q ,�1C —Oi'0® ... w .......... . CRANE, FRAD ICK T NELDA L 11455 SW 'BULL MT RD TIGARD OR 97223 2S110AC- 01700' • :KIST THE RING :%j CBUR• =1305 SW BULL d RD 3IGARD OR 97224 ...e..rl.w....... 2S1 0BD -00200 ................. MORENO, HERBERT A 14590 SW IMMCCFARLAND BLVD TIGARD OR 97223 4I20 •SEATTLE WA 2S110AC- 791100 a`JBERT G WYATT , I BY KIMBERLY ►,: 5642 SIMI s 98188 nrc• AfLE ' AVE 93063' 2S11OA0- 01300.................... AND RSCN, FREDERICK, A ESTATE OF 11550 SW MILL MT RI) TIGARD OR 97223 • 2S110AC- 01600. .....•o.•o ...�... CRANE, PREDRI w .. AND NELDA 11455 5111 : si HT RP TIGARD 97223 2S11OBD -00100 e...a ....... ......' ST JANES E'ISC70PAL CHURCH PO Box 23033 TIGARD OR 97223 ... 2S1108D -00300 PERRY, THELMA IRENE TR 11710 Sw WI DWOOD 5T TIGARD OR 97224 2S11010;-01300 ..se......e..ee...... ASCII, LEE AND JILLs HORGr N, THotiAS & DEANNA R 7460 : ii ranizrZER RD STE H TIGARD OR 97223 2S110BD -01500 ,.. el .. moo e e e e e .......... GREGORY & VICKI AtTIS 11670 SW BULL NT RD TIGARD OR 9722 2S11OBD -02700 0..0...........x...1 HELM COMPANY, tan 11575 SW BEEF BEND RD TIGARD OI 91224 2S110BD -02900 4"..""4.""."4.6 HELM COMPANY, THE';,r,' 11575 SW BEEF Eft RD TIGARD OR 97224 251108D HELM COMPANY, Tag* 11575 SW BEEF BEND RD �✓' 0'0.0.0.. ... ■ 2S11OBD -01400 41. 0000 w.a LEtris, GARY M AND lei ►RGARET 11855 SW BEEF BEM RD TIGARD OR 97224 2$110BD- 02600. • ..."0..': • ... .... 0 0, if HELM COMPANY,. 11575 SW BEND D 'RD teIGARD 97224 2S110BD -12800 COMPAN o 11575 SW TIGARD S1: .. 1 ...... e ie BEND RD 97224 2S110BD °03000 • +......... 0 ii- HELM C0MPANY; THK 11575 SW F Ittlip 4 i TIGARD : 07224 2s110BD -03200 HELM coMPANY, 11575 8W BEw B 2S11fDBU40330A' )E UI OOMPANY;': 11574: V BLBF. B ItD TIGAttb OR ' ..97224;, 13.0t1D-'-03 PHYLLIS ANDERSON 11777 Sw Qom Mina= cif "31 KING CIT! OR 97224 Offl STATE OF OREGON County of Washington -4ity of ' Tigard AFFIDAVIT OF MAILING j ) 50. I, 0,flwia .,.NW c ru. depose and says (Please print) being first duly sworn /affirm, on oath That am a R 3 ethyl for The City of Tigard, Oregon. ✓'''That I served NOTICE OF PUBLIC HEARING FOR That I' served NOTICE OF DECISION FOR City of Tigard Planning Director /Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Exhibit "A ") was mailed to each named attached list marked exhibit "H" on the said notice NOTICE OF DECISION as hereto bulletin board on the day of in the United States Mail on the posta9e prepaid., Decision) of which is attached (Marked ,woos at the addrpss shown on the _221F..E7daY of 4[ 19 °12-- 1attached, was posited on an appropriate 19 , and deposited day of _--i n o., 19 'I -, Prepared Notice Posted (For' Decision OnlY1 Sub ribed and sworn /affirm to me on the 19- lA /JUL Person w o "delivered to POST OFFICE Subscribed and sworn /affirm to me on the 19 q'�... OFFICIAL SEAL, �'r" ► DIANE M. JELDERKS NOTARY PUBLIC - OREGON COMMISSION NO. 008577 MY COMMISSION EXPIRES SEPT, 7, 1995 bkm /AFFIDA'V. BE i Ali NOT Hy day of PUBLIC 4-- wREGON V mmission Expires: ,�,-�� day of NOTARY PUBLIC OP 0 My Commission Exp • 4, NOTICE O F P U B L I C HEARING NOTICE IS HEREBY GIVEN THAT Ti; ®i TIGARD PLANNING COMMISSION, AL ITS MEETING ON 1992 , : FOLLOWING ��PVIC ci rnR, MONDAY, Fipr, it 20, , 1T s 30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE �,ICATION: FILE NO CPA 92- 0002 /ION 92 -0002 FILE TITLES Anderson NPO NO 3 APPLICANT: Phyllis Anderson OWNER: Same c/o Roger Anderson 8865 SW Center Street Tigard, OR 97223 REQUEST: PLAN AMENDMENT for MEN CPA 92 -0002 ZONE CHANGE ZON 92 -0002 ANDERSON A request p COMPREHENSIVE PLAN AMENDMENT 4u g Change approval to allow redesignation of rah 7.73 a acre site from Low Density Residential to Medium -High Density Residential and a zone change from R -6 (Washington County Residential, 6 units /acre) to City of Tigard R -25 (Residential, 25 units /acre) LOCATION: South aide of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. (WCTM 2S1 10AC, tax lots 1300 and 1400, and 2S1 10BD, tax lots 1600 and 2100) APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals 9, 10, 11, 12, D 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, & 12. -1.1; Community Development Code Chapters 18.22, 18.32, & 18.56. THE PUBLIC BEARING' ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TA; OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECIEVE A STAFF INVITE BOTH REPORT OFL�►L AND WRITTEN FROM THE CITY PLANNER; OPEN THE PUBLIC H EARING, AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ACTION ON THE APPLICATION. NONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ANOTHER PION ON TO OBTAIN ADDITIONAL IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER March,31, ENTITLED TO IF THERE ss NO CONTINUANCE 1.992, PARTY IS REQUEST A CONTINUANCE OF THE , HEARING - GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL` CRITERIA APPLICABLE TO THE REQUEST BA HEN UPO PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMP BE BASED UPON THESE CRITERIA. AND THESE CRITERIA ONLY AT THE HEARING IT IS IMPORTANT THAT COMMENTS r N SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. RELATING TO 'THE REQUEST PERTAIN JP FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE, CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY 1 TO AFFORD TM DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE 'CRITERIA IN THE ABOVE- -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN' DAYS PRIOR TO THE - HEARING, , A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NA TEN CENTS PER PAGE. COST, OR A COPY CAN BE OBTAINED FOR FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER, Jerry Offer, AT 639- 4171,1TIGARD CITY HALL, 13125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD PLANNING ORGANIZATION (NPO) # 3 • CHA 7 cPERSON:' Herman Porter PHONE NU MER t 639.0895 The City of TIGARD tllliit lite t .1' ►i/riiii 1141141 11 1►r tlli it 11001 11i'iiiit Nltfr 0114 isfiiiiiiiis $j.ti• tit) lofiitlii� tilir- iiltrl tiiiiryN U I! met i1 liidrdid idir Soil yid,111fifiiel N iiiliiiit r +ilr+ fititlfiiUtii data tr nCt p It it 11S' lf1► �t filial. r ut 11111101t) PI • 6a o •• ,1 SSATT1‘.6 WA 4 2S11.OAC -01000 •• ........ C,AIJBAZA5 CREEK - LTD INVESTRS CALIWORNIA BOARDWALK' LTD - INVESTRS 2570 EL CAMINO REAL 'WEST" #500 i T VIEW CA 94040 2S110AC- 01200 ......... ........ .o ROBERT C`HYATT INC BY KIMBERLY ANN DOYLE 5642 LOS ANGELES AVE SIMI VALLEY ` CA 93063 2S110AC -01500 ••.••.;••...•..'••..... CRANE, FREDRICK T NELDA L 11455 SW BULL MT RD TIGARD _ OR 97223 2S110AC- 01700 .... .............. :'FIST THE KING . ITHERAN' CHURCH :.1305 SW . BULL MTN RD TIGARD OR 97224 2S110BD -00200 ......••....... ... MORENO, , HERBERT A 14590 SW MCFARLAND BLVD TIGARD OR 97223 2S110BD -01300 ••••••.••••••• ASCH, LEE J AND JILL S MORGAN, THOMAS E & D1 ANNA R 7460 SW BUNZIKER RD STE H TIGARD OR 97223 2S11OBD -01500 ..•.......•..••.....• GREGORY & VICKI ARTIS 11670 SW BULL NT' RD TIGARD OR 97223 2S110BD-02700 �.• ♦.•.•••. ■.r••• HELM COMPANY, THE 11575 SW. BEEF BEND RD TIGARD OR 97224 2S110BD -02900 ••••....• HELM COMPANY, THE 11575 SW BEEF ERD TIGARD OR 97224 2S110SD- 03100 ` • HELM COMPANY, THE 11575 SW BEEF BEND • • J411 • &tL UUV IC:h Lr'AAL' /64ib T #120 SEATTLE WA 98188' 2S110AC- 01100 ..r.....•....•.•.... ROBERT C WYATT./NC BY KIMBERLY YJ.LE 5642 LOS S AVE SIMI Y CA 93063 I•. ► • 2S110AC -01300 •••••.••••r..•• •a ANDERSON, FREDERICK A ESTATE OF 11550 SW BULL MT TIGARD OR '97223 2S110AC -01600 e...�...•.......... CRANE, FREDRI AND NELDA 11455 SW B MT RD TIGARD 97223 2S110BD -00100 •• • •. • .. • ST JAMES EPISCOPAL CHURCH. PO BOX 23033 TIGARD OR 97223 2S110BD- 00300 ••••••••••••••••••••• PERRY, THELMA IRENE TR 11710 SW WILDWOOD ST TGARD OR 97224 2S110BD -0400 .••.•.•.•••..••..•.•.. [.SWWIS, GARY M. AND MARGARET 11855 SW BEEF BEND RD TIGARD OR 97224 2S110BD- 02600'•...•.•...•.:........ HELM COMPANY, 11575 SW B BEND RD TIGARD 97224 2S110BD-02800 ..• •.•.. •..•• HELM COMP1�1� �t, 11575 'SW .. BEND RD TIGARD' 0 97224 2S110BD -0 3000 .....•::. HELM COMPANY, THE 11575 SW P BEND RD TIGARD` 91224 ::. • • .:•', . • e . 2S's 10BD -03200 ... + •'... HELM COMPANY, "11B75 SW BE BEND RD HERMAN PORTER 11875 SW 'GAME ST TIGARD OR ' 97223 PHYLLIS ANDERSON 11777 SW ,QUEEN ELIZABETH IF KING CITY OR'' 97224 28110BD- 033A�0 HELM ;0OMPAWY,' ;Tl 11575 SW 'BEEF; B TIGARD OR 2E119ED- 034 .... . HELM, LARRY: ID /TAMARA L 11575 SW.' BEEF. BEND iRD TIQGARD OR '97224 'O. 320 . ANDOVER SEATTLE WA' Pte' 'EAST #120 98188_' 2S 10AC -0� 000 ; ............. . . CALABAZ,AS CREEK LTD INVESTRS & CALIFORNIA BOARDWALK LTD INVESTRS 25Ta Eu AMINO REAL WEST #500 MT VIEW CA 94040 23110:: -Q2n^ o•.••..:•.•.•••. ROBERT C WYATT INC BY KIMBERLY ANN DOYLE 5642 LOS ANGELES AVE 81141 VALLEY CA 93063 2S11OAC •01500 ..........•....:.i. CRANE, FREDRICK T NELDA L 11455 SW BULL MT RD TIGARD OR 97223 2S110AC- 01.700 ••• ••.•••• •••.•• • CHRIST THE KING LUTHERAN CHURCH 11305 SW BULL MTN RD TIGARD OR 97224 2S110BD -00200 .................. MORENO, HERBERT A 14590 SW MCFARLAND BLVD TIGARD OR 97223 2S110BDN-0130G► - ......... .••..••. ASCH, LEE J AND JILL 13 MORGAN, THOMAS E & D '. ANNA R 7460 SW HUNSIKER RD STE H TIGARD OR 97223 P air a . FREDE GRIMM 320 ANDOVER tit BAST #120 SEATTLE WA 98188 2S11OAC -01100 .. • ... ROBERT C WYATT INC BY KIMBERLY ANN DOYLE 3642:. LOS ANGELES AVE SIMI VALLEY CA 93063 2S11OAC -01300 ... •.. ANDERSON, FREDERICK A ESTATE OF 11550 SW BULL MT 'RD TIGARD OR 97223 2S110AC -01600 •... • CRANE, FREDRICK T AND NELDA 11455 SW BULL MT RD TIGARD OR 97223 28110BD -0 0 100 •••••• ••••••••••.•. ST JAMES EPISCOPAL CHURCH PO BOX 23033 TIGARD OR 97223 2S110BD •00300 ••. •••••••a•,•...•r'. PERRY, THELMA. IRENE TR 11710 SW WILDWOOD ST TIGARD OR 97224 ..•. 2S110BD 01400 ....••..••.•• LEWIS, GARY, M AND MARGARET 11855 SW BEEF BEND RD? TIGARD OR 97224 28110BD -01500 ..•. •...•• •.•• • 2S11OBD- 02700 ...•.•.•.•••.•.•••. HELM COMPANY, THE 11575 SW BEEF BEND RD TIGARD OR 97224 2S11OBD -02900 ••.'r•e..b.• ir ••••;►•• HELM COMPANY, THE 11575 SW BEEF BEND RD TIGARD OR 97224 2811OBD -03100 •.r••.;•••...•.••,.. IELM COMPANY; THE 11575 SW BEEF EEEt'D RD 281IOBD- 02600 - .... • 4..••41.44 • .•• ••• HELM COMPANY, THE 11675 SSW BEEF BEND RD TIGARD OR 97224 2S110AD -02800 ••• • •••: •••.,•.•..•.••• HELM COMPANY, THE 11575 SW ',BEEF BEND RD TIGARD ,OR 97224 281108D -03000 r.a..Y�r.ir.a••�•.es • HEIR l COMPANY THE 11575 SW E;i EF BEND RD TIGARD OR 97224 2511 0BD -02200 HELM COMPANY, THE 115751 SW BEEF BEND RD • • • • w''. • ••41 • i;r I H J 9 1. IWO *0. ▪ CITY PEP SPECIAL DIS IFI piss ON 1ST Building Official/Brad A. ity Recorder Engineering /Chris D. Permits Coordinator/Viola e. rFire District (Pick -up mom) Tigard Water District -" 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District ▪ 6501 SW Taylor. Ferry Rd. Tigard, OR 97223 AFFECTED JURISDICTIONS Wash. Co. Land Use s Trans p. 150 N. First Ave. Hillibo*,, OR 97124 i tint Curtis Martin Gann Rice Scott (Xing Fred Eberle ▪ Mike Borreson City Of Beaverton .- Ti* Hendryx PO Box 4755 Beaverton, OR 97076 city of Icing City • City Manager 15300 SW 116th King City, OR 972 ?4 City of Lake Oswego City. Manager: 380 SW A Owego, OR 97034 tate Highway Division - Bob Doran PO Box 254/2 Portland, OR 97225 -0412 =MS general Telephone Russ V 11E 24 SW Main ;St. OR 97223 • Natural Gas Scott Palmer 220 NW Second Ave. Portland, OR 97209 TCI Cablc4ision of Oregon Mike Haunch 3300 SW Bond Bt. Portland, OR 97201 Columbia Cable (Frank Stono) - 14200 SW Brigadoon Ct. Beaverton, OR 97005 6: STATE AgENCIE3 Aeronautics Div. (COOT) Engineer Board of;Health ▪ Biih tOildlifi • Parks 4S Recreation Div. Subdivision Supea tisor . ▪ Dept. of knergy 7: Dept. Of Environs Quality �'. FEDERAL AGENCIES Corps. of Engineers Peat Office OTHER S ' o is Transportation COMpany iuthsru Pacif ▪ Duane . Ferny, PLS -» Project Engineer 800 NO 6th Avenue; R. 324, Union Station Portland, OR 97209 & Recreation Board ice Field Operations School Diet No. 48 (Bever Beaverton) PO Box 2001 B verton, OR 97075 School Dist. 23J (Tigard) 13137 SW Pacific Hay. Tigard, CS 97223 Boundary Commission --"" 320 SW Stark Room 530 Portland, OR 97204 METRO 2000 SW 1st ave. Po land, OR 97201- 5398 ELM) (CPA's only) 1175 Court St. NB Salon, OR 97310-0590 /S o 61,-56414/f_ �4 7i400;" 6414, tckef5 '8 er,(40 el 1 ,S-15 eVies jiaoteie Other City of Durham —'- City Manager 17160 CO Ufper Boone, Ferry Rd. Tigard, OR 97224 City of Portland Planning Director 1120 Nit 5th B land, OR 97204 LLid• dwwian Raheann 9002 SR McLoughlin Blvd. Milwaukio, OR 97222 ortland 0enerbl Elec. Brian !Wore 14655 Besvestoa, SW OldOR Scholl97007 s Fry., Matzo Area Communications Jason Hewitt Twin Oaks Technology Center 1815 NW 169th Place 8-6020 Beaverton, OR 97006 -4886 US Vest, Pete Nelsod 421. SW Oak St. Portland, OR 97204 DOGAMI Divis'oa of State LandPs . _ COsilif!rce Dept. N.R. ar k LCDC PU0 ""-° Fire Marshall MEMORANDUM CITY OF TIGARD, OREGON Ter FROM: Ed DATE: December 17, 1991 SUBJECT: transportation rule Just a note, after reading Randy's note. I think we need to be careful about imposing on the developer to address the transporation rule, or Metros RUGGO's. The comprehensive ;'plan pOlicics and criteria should be addressed as usual, With the only new consideration being that planned transportation facilities need to Me shown as adequate to support the planned land use When cons. Bering a plan change. Since we essentially do this anyway, and wa will likely require a traffic study, our obligation to the tra;nsDortation rule should be satisfied. By Ma ',i,r of 1993 our codes should be modified to provide' interium " standards . for' pedestrian, bicycle l users. g N think we essentially do this w, but transit have to have more re specific language 'in the code by that time. are an Since the transportation rule and the ruggos issue, I would suggest we os ar ra ggest w ke some time at one of our ''!planning staff" meetings to discuss how we evaluation proposals now, and how that might change over time. Meanwhile, You have a copy of the trans ortation rule. you see something in there that overrides P city p would current cit Policies, or immediately change the conditions we might impose on a developer, please let me know. Thanks! .0 tY REQUEST FOR COMMENTS .DATE Mar c �.0 1992 i' FROM Tigard Planning Department AMENDMENT t CPA 92 -000 2 _ ZONE CHANGE ,_ ZONE OQ02 R� s . c�tKPREHErr��vE PLAN . 'ANDERSON' • ral to allow redesignation of a 7 73,, acre site from Pr fe ®ional #3)` A request for Com rehensive Plan• and • rcial and Low Density Residential to Medium -Nigh Density Residential and a zone ',change' from C -P (Frofessiona l Commercial)'., and R -6 (Washington County Residential, 6 units cr e } to City' of Tigard R-25 (Residential„ 25 units /acre). APPLICABLE' REVIEW CRI�RIAs 'Statewide Goa ,, 1 11, 12 &'131 Comprehensive Plan 'Policiee. 1.1.1, 1.1.2, 6.1.1, 7.1.2, 8.2.2, 9.1.1, 9.1.3, & 12.1.11 Community'Development Code Chapters 18.22,' 18.32, & 18.56. LOCATION: South side Of Hull; Mountain Road, between 500 and 1100 feet west of Pacific Highway. », (WCTM 251 10AC, tax lots 1300 and 1400,, and 281 108D, tax lots 1600 and 2100) • • Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other: information available to our staff, a report and recommendation will be' prepared` and a' decision will be rendered on the proposal "in' the near future If you wish on this a ed lication, we 20, 1992.,' ts . use t p ace provided below or att ch a epara ett r to return your comments If ou are unable 'to .res•.nd b the above dat please phone the staff contact nfirm your comments in writing as soon as pose ble. If you c nye o you :haveanyquestionsregarding this matter, contact the Tigard Planning Department, PO Box 23397, ` 13125 SW iiali Hlvd. , Tigard, OR 97223. PHONE: 639- 4171.` STAFF CONTACT: Merry Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please fide. sass contact of our of f Please refer to the enclosed letter. Written Comments: Name of Per ®on commenting: Phone Number NOTIFICATION Trants, LIST FOR ALL APPLIC1TIONS NPO NO. (2) copies CIT Y DEPARTMENTS /0 Br ady Building Official /Brad R. y Recorder .....iiixt ngineering /Chris D. Permits Coordinator /Viola G. . SPECIAL DIS ICTS Fire District (Pick -up box) Tigard Water District 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 . AFFECTED JURISDICTIONS Wash. Co. Land Use & Transp. 150 N. First Ave. Hillsboro, OR 97124 Brent Curtis Kevin Martin n Rice `._ Fred Eberle ,tike Borreson City of Beaverton • Lendryx PO Box 4755 Beaverton, OR 97076 tate Highway Bob Doran PO Box 25412 Portland, OR. • SPECIAL AGENCIES 4a'General Telephone. Russ Wells 12460 SW Main St. Tjgard, OR 97223, Division 972'5 -0412 t/ NW Natural Gas Scott Pal rater 220 NW Second Ave.- Portland, OR 97209 __...:.. TCI Cablevieion of Oregon Bike Matlock 3500 SW Bond St. Portland, OR 97201 �,.. Columbia Cable (Frank Stone) 14200 SW Brigadoon tt Beaverton, OR 97005 CPO NO Parks ,& Recreation Board Police Field Operations School Dist No. 48 (Beaverton) Joy Pahl PO. Box .200 Be verton, OR 97075 School Dist. 23J. (Tigard) 13137 SW Pacific Hwy.- Tigard, OR 9722 Boundary Commission 320 SW Stark Room 530 Portland, OR 97204 METRO 2000 SW let ave. Portland, OR 97201 - 4;c5398 iro, LCD (CPA's only) 1175 Court St.. NE Salem, OR 97310 -0590 Other 10000.001elb30 / ! Portland 'General ` Elea. Brian Moore 14655 SW Old` Scholl° Fry;, B eaverton, OR 97007 Metro Area Communications Jason Hewitt Twin Oaks Technology Center 1815 ''NW 169th. Place S -6020 Beaverton, OR 97006 -4886 US Wee{ Pete Nelson, 421 SW Oak St. Portland, OR 97204 1 ▪ ,',STATES' AGENCIES Aeronautics. Div." (ODOT) DOGAMI Engineer Division . of State • Hoard oaf`. Hea).th ..�__ Con erce Dept. N. Fish & Wildlife ; as Parke & Recreation Div: LCDC Subdivision Supervisor Dept. of Energy ,. PUC Dept. of Environ. Quality Fire Marshall Other . FDERAL AGENCIES 'Gorpa. of Engineers ..Post Office • 4 HER Southern Pacific Transportation Company Duane N. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union 'Station Portland, OR 97209 Fear 1,1995 Bruce S. Dalrymple Touchrnark Living Centers, Inc. 5150 SW Griffth Drive Beaverton„ 97005 Dear Bruce: CITY OF TIGA1D 0RE66P1 This is in regard to your mixed for information con the den ity limits on the property located at 15155a SW Bull Mountain Road (tax lots 1300 & 1400 WarAl 281 10A(1.% The property in ion given a Comprehensive Map in September, 1992. At that time, the property was deal .4, Medium Density Residential. The Planning Commission recommended denial l the application. At the City Council public heal the applicant a centin to allow 4 meet with the NPO neighbors returned to • The -a applicants City Council review with anent to eliminate a portion of the proposed change to the west and to limit the density to 18 urdts per acre. The applicant's submittal to the Council included a representation that development would be limited deed re. 'ctien to 19 dwelling units per e.cre. The City does not erce r.. iMans. However, you should ,consider the risk involved in elevelo at a greater duty given the assurances provided the neighbors and the representations made to the Ci ty Council when the map changes were approved. If the neighbors objected a development project exceeding 18 units per acre, review of the project undoubtedly ed up or be ref City Council for review. This may, or may not jeopardize ces of project approval. � t ion of development at greater 18 dwelling g a A. units per acre should bed with notification an d review by property owners within 250 feet, representatives ®f the Washington County CPO and the. • a West and Cenizal CITs. Sincerely, .. Richard .; Bew do or Planner M 4. 13125 SW Noll '. %'1.. .: rr OR 07223 (503) 639 -4171 T 7 Richard `I o Bewersd®rff Senior Planner The motion passed by a unanimous vote of Council present. Council directed staff to work with the County to resolve the problems as outlined in the staff report. .4 {r• �T e cRA...12.a.-LIMMILJUMENgNENLL • Senior Planner Bewersdorff � Staff Report. The pr ped ordinance and findings in rporate the revised proposal approved by the city Council at the public hearing held on August 11, 1992. • ORDINANCE NO. 92 -24 - AN ORDINANCE ADOI T/NG FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN AMENDMENT REQUESTED BY PHYLLIS ANDERSON (CPA 92-0002). • Motion by Councilor Fessler, seconded by Councilor Schwartz, to adopt Ordinance NO. 92 -24. The motion was approved by a unanimous `vote of Council present. a. City Engineer Randy Wooley reviewed the staff report. gg, J.is After Council o f the he proposed ord�n nce Counca� requested an adviso r xep ort from the Police Department on the elimination of an existing loading zone and establishment of a two -hour parking restriction- Council, at 10 :05, recessed meeting. CoUncil reconvened in the Town Hall Conference Room. Meeting remained open to the public. 8. NOV N. WATEV ISSUES: Council discussed with Tigard Water District (D) Board represeltatives Audrey Castile and. Bob Wyff lee the resolution. .. l� Y adopted b . Board. 1�D agreement attorney raised some recently The questions about gr process p y tout the C r®csss in �hi,ch the cities of King City, 1DD.i�'ha�i, and Tigard Propose to assume the a � operations of the Water District. There was len h gt � y discussion over ,prosJcons of � 190 format Water Board Chair Castile noted the need for the Water District to educate themselves in this process is Will CITY' COUNCIL MEET /NG MINUTES - SEPTEMBER 8, 1992 PAGE L.� a,- r CP Z . L � i ..;1,. ,.. •�. r � • � �i r .:. X �...., .� ... �!; :• ....T „w., ��� 1 1 i it � �rr=+, i,, p. � A request for 16.®mpr nsive Plan Map Amendment approval al to redesignate a 6.23 acre site from Professional Commercial (3. 19 acres ) and Low Density t 3 Residential (3.04) to Medium -High Density Residential. The site is not presently within the City of !Tigard but is within the area of the City's land use planning jurisdiction. e. a e L' • ■ • ,4.!1.. _ reyo • • 1F �. w • * 13_19.E.Aillip_ESSMAXML., iI • Public Hearing Opened (Continued from May 12 and `Tune 9 1992). • Declarations or Challenges: Councilor Fessler advised that she revisited the site. • Associate Planner Offer reviewed the staff report. The re commendation ail staff was to `'approve the Comprehensive Map reasons outlined in the staff report on file with the. Council packet material. Public testimony Bev Froude , NPO , revi ;tt3d the h story of this proposal since f irst submitted the NPO. The NI'O, upon review of the first proposal, reco vended d nisi to the Planning Commission. Since that time, the applicant worked with the community and modified the request; the NPO now supports the amended proposal. ▪ Public hearing closed. f a . r y Councilor Johnson, seconded by Councilor Schwartz, to ap p ®tee the Comprehensive Plan Ma p as currently proposed. was approved b. a unanimous Motion wa pP by ' sous vote > of Csaici]. present. (Note: Final Order to be presented to Council at their September '8, 1992 meeting.) ADMINISTRATIVE ISSUES/UPDATE: None. cITY COUNCIL METING MINUTES -- AUGUST 111 1992 - PAIGE ' s�* RECEIVED FEB 0 6 199TOUCTIMARK0 COMMU {SITU DEVELOPMENT February 2 1995 Mr. Dick Bewersdorff Senior Planner City of Tigard 13125 S W. Hall Blvd. Tigard, Oregon 97223 Bruce S Dairy naple Phone Vice President Re: 11430 S.W. Bull Mountain Ro d 2S1 1OAC - 1300, 1400 • Dear Dick: HMARr Ll O CENTERS, INC. Waterford Development eSL Construction Co. 5150 SW Griffith Dr. Beaverton, OR 97005 503.646.5186 FAX: 503.644 -3568 There are several points that I would appreciate your direct response to regarding our intent to develop the Anderson property for a skilled nursing ..., / ° ted laving facility. Please follow up with a letter responding to each item below: fad w Current density of Farce �z. T� uan Co • rehensive . an d ata' n or the-parcel. = 1 n C h �—. 0- ! � - /.1 .,5 ' , ,•,�•� ,s �- cx.., I c,h 40-0041.3 t Whether or not City recognizes ail restrict on to density limitations for development of the parcel. See Prior zoning of the parcel(s) before Anderson re uest to R-2,5 designation. ,) .:........ 5. Statement outlining how the "transition zone" will ect any development on the si e, citing one example. �., 5 e7 4- - ?j-\.. 'v .. -.1. t.:J i--- ..,, \:1 ; ..+A...M..,,.n."1';-' b rt�''Y1tf •-•�. — applicant will i In need to .rdd ess to d op to -2 density, and 6. What we, as app peed' �' accomplish. if d restriction of lower density (18 units per acre) �• ..--�" tie process to oec ®nap ° r as a condition of approval. S 6: is tied to Anderson rezoning pp .. g p discussed, current 7. Regarding of outpatient rely . b.. ve tlneran. Veal As we the use description 7 " l�,e aardnn� the use o . _ . p j �„ Understanding that the City wood support a amendment then! rehabilitative se de . cri ti amendment could be concurrently r f ®r skilled nu�g to include language providing for outpatient tln�o�ar CUP and �"� therapies. text p .00,1 will require City Council approval of the deed restriction volun r y imposed by in simple . my understanding o, tin �° °� .,.� o state n .y W Anderson is as follows: s.+ ... . ..� .. the f the perty to 1(.25, then no If not listed as a condition of approval ' by City other within property ikon zone. density restriction be , � r ® the a� transition gone Please include copy of chapter In fig*.,. I '# above i the c 'the only restriction to ' be tl e f ly'prope {s); however, this does not limit the overall ieusity' o sort the sa but ts,onl y the • transitional .a• e 'fionne d (aft acct de�� ne in please to the s i ed na use ute,and atiociated tents, is' that of an ry and at such will wwt ` . included in meeting the maYamum density for devel4Ment of tae parcel. lExaillipie, if It -2S without the Miderson triction,'and 6 acres, maximuita duty on the site' riwoidd With design li units and 60 t d is tit we�W d m � 150 for ...requirements ,and r. wh and subject to the p " to develop the 1 "Of impact on total dept d au 25 its Or 65 units of s nu ing, here would not be of assisted g. a ed on the tire, as long we did not the 150 i mite you f� ®r �:� :. ion Thank n to the above points. It is essential to our due to points by hopeful response to these � b a senior level member. • use on the property and complete our project and become a vital part of the ei ty of Ti Please contact me should you have further questions. fiery truly yon COUNCIL AGENDA ITEM. CITY OF TIGARD r OREGON a COUNCIL :+,� AGENDA, ITEN 'SUMMARY,' AGENDA' OF s Seg l3 er r DATE S� 71T•IED a 0 i��2 • 19 , • ISSUE /AGENDA TITLE: 0 i ace &.F nal PREVIOUS ACTION e P.0 �gr 4- x '2 . r Z 1.1 • dme .'� wr. CA''',,,.., , QC. r,. ., 5. PREPARED 14Y : Aewer d4" r. d , 4=i4 . ~ CITY A$ DEPT u�� ~- IBS BE r0' g Q i X Should the City Council approve and adopt the attached Ordinance , final order and findings to amend the Comprehensive` Plan' map ypto mountain a f6 e23 acre on the south Hide of JG�O.mll a °�o 6. ntaifl Road d+.{ro r/® ercial three rofessional (3.19 acres , and Low Density Res efltial (3 r 04 acres) to P ,.. y Density. Residential? Meda.ua� -High D Y SIAM Approve the attached ordinance, final order and findings. lNg'0RMATIO �+� City limits but within the i The subject ect properties are presently outside y . r annexation City's planning ` area. The applicant has an a licatian zoned R 6 Residenti.ai 6 n .- �p F . .� °• per acre) � pending. The property is currentlY ( by Washington County. The Planning Commission recommended denial of the original application at its April 20, 1992 ameeting' After a public hearing on May 12, 1992 with the City Council, the applicant met with the NPO and neighbors of the site and agreed to revise the proposal to provide a buffer of single family residential to the properties to the west and to limit multi- family development to 18 dwelling units per acre. city y revised proposa]. at The City Council approved the revise i hearing. �a f indinc�s-a � o ec�:s�.on a TSJ.�..., attached ordinance an its August 11, 1992 Public incorporates that d PROPOSED ALTERNATIVES and findings. s • Approve the attached ordinanCe o final order e Revi se s� r le attached ordinance, final Order and findings. No direct impacts. qI., SQL NOTES 4 44 .�k CITY --' ' If ARD,? OREGON ORDIIIA1 CE NO. 92- 1. • I. I ORDINANCE ADOPTING FINDINGS A1D CONC IONS TO 'APPRO I" C; KpREHENs ZVE PLAN AdDEd1 REQUESTED BY PHYLLIS i DERS 'CPA� 02)e ..�,�., <; �, , � ems]. V , I • RS , the has requested Com reh .Amendment from applicant a I �e Plan .min C9mmercial Professional (3.19 acmes WCTM 2S1 lQAC., taX' lots ' 1300 and 1400) and Low Density Residential �-2 . portion o WC 2S1 ' ®DD, tax lot 2100) to I► ediva -High Density Re idential, ;, and Ole" WHEREAS, the Planning staff made recommendations of findings` to the City of Tigard Planning Com�iss3.on at a hearing of April 20, 1992 ; and REM, the Tigard City Council held public hearing on the proposed changes; on May 12, 1992 a'Ad August 11, 1992, to review P1.anning staff and Planning Commission recommendations, as well as public testimony. CITY OF TIGAIWD ORDAINS AS FOLLOWS iY■ CTION 1. The proposal. is consistent wit. al]. relevant criteria ndz.ng s and co Lased Upon I " in p the facts, f i � r conclusions noted the attached staff report and.. packet, identified as V Exhibit r "Ads Section 2: The City Council concurs with the staff recommendations and approves the, request to redesignate the parcel's illustrated on the attached map, identified as Exhibit HB" with a Comprehensive Plan designation of Medium -High Density Residential This ordinance shall be effective 30 days after its passage by the Council, approval by the Mayor, and posting by the City Recorder. ?SED. By vote of all Council members p resent after being read by number and titie oil , this day of , 1992. Catherine Wheatley, City Recorder APPROVED This clay of Gerald R. Edwards, Mayo` Approved as to form: City Attorney Date ORDXN'ANC NO 92- I%ge. 1; ,IY a• EXHIBIT °A° CITY OF TIGARD CITY COUNCIL FINAL ORDER A FINAL ORDER INCLUDING FINDINGS At) CONCLUSIONS NMI INCLUDES FINDINGS AND CONCLUSIONS WITS REGARD TO AN APPLICATXON FOR A COMP NENSIVE PLAN AMENDMENT REQUESTED DY PHYLLIS' ANDERSON. a; The Tigard City Council reviewed the a application described below at a public hearing on August Sl� Council approves. request. The Ctunci8 he based its decision on the facts, and below. FACTS 1. General Information CASE. Comprehensive Plan Amendment C PA 92- 0002 REQUEST: Plan Map Amendment from commercial Professional (3.19 acres) and Low Density Residential (3.04 acres) to Medium -High Density Residential. APPLICANT /OWNER:, Phyllis Anderson c/o Roger Anderson 8865 SW center Street Tigard, OR 97223 AGENT: Planning Resources, Inc (Rick Givens) 6564 Lake Road MilwaUkie, OR 97222 LOCATION: 11550 SW Bull Mountain Road and abutting properties. The frontage of the site extends from approximately 500 feet to 1000 feet west of SW Pacific Highway. PROPERTY DESCRIPTION: WCTM 2S1 ICAO, Tax Lots 1300 and 1400; approximately 3.04 acres of NCTM 2S1 1008 Tax Lot 2100. CURRENT ,ZONING. Washington county's R. u6 zone (Residential, 6 units per acre) Background ,Information anhington Counti, but are within subject properties are within W the City of Tigard's planning area under the terms of the long- standing intergovernmental agreement • E� ®atr�sa taaaty►. The city of Tigard, ss Comprehoneive Pl.... city tax lots 1300 9 g an Mn�c�esaign and and 1400 for commercial Professional use and tax lot 2100 for Low Denoity Residential use (See attached City of Tigard comPrelleneive Plan Land Use Map). Washington County currently had all of tl sub ject P roP e rtiea zoned R--6' (Pesidentiall 6 unite per acre). The owner of the subject, pr olertiea has petitioned the City and Portland Metropolitan Area lausndery commissias for ann tion I of • • • {!S these properties to the City of Tigard. The City Council and Boundary COMIllieSi011 review® of the annexation request are yet to be scheduled. On April 20, 1992, the Planning Commission neviriwed this application t a public hearing. At that time, however, the proposed redesignation to Medium -high Density R sidential included approximately 1.5 acres of additional currently designated Low Density Residential land on the western portion of thi site. The agalcation�.ss� it was proposed ty thatc time. Staff of the ph has reported, however, ti °gat the Commis sion seemed to feel that the proposal had much ' merit except for its potential to place multi - family residential development next to an existing single family neighborhood contrary to the neighbors expectations for the subject site. The neighbors expectations, however, did not appear to bo consistent with the current Plan designation- for commercial development of the site. The Commission briefly considered what other Plan design -t.ona might be more appropriate for the site r ;. th ®r than either the current and proposed Plan deeignationa, but the Commission did not make a recommendation on this alternative. The application was forwarded to the City Council for review at the Council's May 12, 1992 meeting. Prior to the Council receiving oral comments on the proposal,' the applicant requested that the Council's hearing on the item be continued to allow the applicant to meet with neighbors of the site to see if modifications to the proposal could be made that might make the request more acceptable to the community. On July 9, 1992, the applicant submitted the current revised request and the revised applicant's statement. The applicant also requested a further continuance of the Council's hearing on thi. matter to allow the community and the City's staff time to respond to the revised request. The Council continued the hearing to August 11, 1932. City staff prepared and mailed a revised notice of the Council's August 6,,1992'hearing oh this item to clearly reflect the changed application. 3. Propooal Description, The PP p � Thefes licant requests; a Plan Map Amendment from Commercial to Medium High DenSity Residential for the 3.19 acres included in tax lots' 1300 and 1400. In addition, the applicant' requests a Plan Map aendment from Low Density Residential to Medium High 'tensity Residential ;for approximately 1.'03 acres included in tax lot 2100. Washington County'''a R -6 zoning for these propertied would not be affected by the proposed Comprehensive Plan amendment; however, the toning ie proposed to be changed through the annexation request that ie pending. The application package inc)udes a revised applicant's stateMent prepared b Planning' Resources, Inc. dated July 9, 3.992 and a Y traif,ic study prepared, by lee ch A' eeooiatee, Inc. in Support of the application. The a P licant'a statement aeeumeeth, 5 zoning ,Wbuld be applied pg --nigh upon annexati ®n to im 1eai�ent the M- �diumt Density Residential reheneive Plan deei nation. Page i; 2 w 1i • Site and Vicinit ' ormation The applicant's statement at pages 2 and 3 includes details on existing development ors the subject properties and irurieounding area as well as information on public facilities available to serve future redevelopment of the cite. • hanngv and NEO ammaents The Oregon Department of Transportation- Highway Divieiun, the Tualatin Valley Fire and Rescue District, Tigard School District 23J, the City Water District of Building thevi coon egl�Earnd have and the Tigard proposal offered no objections to the proposed redeaignation. The Tigard Water District, however, notes that any future development of the site above elevation 295 above mean sea level, under eithee the existing or proposed zoning, will require an extension of the water main from th west in order to have adequate water pressure. NPO #3 has submitted revised comments supporting the proposed rode ignation, as long as the applicant enters into the agreement rteached with neighbors of the site to reduce the area propo =ed for di gn However, questions escione whath ®r there is adequate eig ht distance aloe g Bu11 Mountain Road to allow for intensive develo ent of this property that the City carefully review this issue when development plane are submitted for the site.. The NPO also comments that access for this property should be coordinated with properties to the east of these properties if possible. Vicki Artie, Robert Sall, Herbert Moreno, and Mini Stover neighbors of the subject properties and CPO 48 submitted lettere to the Planning Commission in opposition to the original proposal. These letters have been provided to the Council FINDINGS AND CONiCLUSIONS The City Council finds that the relevant criteria in this ease are Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13 Tigard Comprehensive Plan policies 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.2 and 9.1.3, and Chapter 12.1.1, the locationai criteria for residential; Puns deeignationa, and the - change or mistake quasi-judicial map amendment criteria a of both Comprehensive Plan Policy 1.1.2 and Community Development Code The City Council 'concludes that the proposal is consistent; with the applicable Statewide Planning Goals and Guidelines based upon the following findings: Statewide � gal �(in lveuent' and Tice Ccmp reheneiv ®P mnPolicy 2.1.1 areeuPP rted program bgu�ca►uee the City ha�e� adopted a citizen involvement ro ram includin review of all land use and development aPPlicat one by City established neighborhoc d Page 3 planning organizations ( s) and nearby Washington County established community planning organizations (CPOa) NPO #3 and CPO #4S have been provided with . an opportunity to review both the original proposal and the revived proposal submitted on July 9, 1992. The NPO us comments ' has do been reported above. No comments Were received from the CPC wish regard to the revised proposal. to addition, all public notice requirements related to this application have been satisfied. Z. ..r..atieNide , Planning Goal #2 $ Planning) and the' quasi- judicial �+- g (Land Use g� � plan and zone change approval standards of Cede Section 04® Strategy 2 under Plan Policy 1.1.2 are 3S m 32 . and Imapi,Qment:nti.s�n �t supported because th• City has applied all applicable Statewide Planning Goals, City of Tigard Comprehensive Plan Policies, and Community Development: Code requirements to the review of this proposal, as' described in this report. The City of Tigard has notified other affected units of government including Washington County, the Oregon Department of Transportation Highway Diviea Win, and the Oregon Department ; of Land Conservation and Development of the proposal. p po e,and utility providing agencies have also been :uric notified of the proposal. j r� � 3. Goal 19 (Economy of the State) is supported by the proposal, although the proposal would reduce the City's inventory of developable commercial land, because: , a. The rr3duction in Csrma��,,.; rcial P rofessional designated land proposed is not a large amount compared to the total amount of Commercial Professional des prior land in the developable designated .land city. City staff are not ewer a of any p significant interest by ` oth _, rs in development of tax lots 1300 and 1400 with uses permitted by the current Ce m ercial Professional Plan designation applied to a portion of the site, or development of other: properties in the general area of the site with uses permitted by the C -P zone. The amount of undeveloped and under - developed Commercial Professional: designated properties in the City may indicates that the, proposed redesignation will not result in a shortage of a needed type of commercial opportunity. b. The proposed redesignation of the Commercial Professional portion of this site may be viewed by soius, as short sighted in that long range planning interests, such as the Regional Urban Growth Goals and Objectives protfram of Metro, urge the integration of employment .,. opportunities in close proximity to oppc►rtun$, � housing opportunities. Remiov�.ng the opportunity for development of office development of this site which is close to a large, strictly residential area to the west may i be viewed as contrail" to those goals and objectives. On the other hand, the C oU hdi1 finds that allowing Multi- family y development on this site near other c ercially noned developable, or developed but under -- utilised.,, properties may provide , an attractive mix of land uses thereby . hel ►iv4 sPgr further c. r'oitil development in the general area, EJthough these ether nenrhy properties are designated for General. Commercial use rather than Professional 1 ruse. In ional' Comaaeruia Page 4 qp- • that way, , the City finds that the proposed redeeignation 1.s supportive of the.4 Regional' Urban Growth Goals and Objectives through eupparting exieting commercial development adjacent to residential areas. • Goal #10 (Rousing) is supported'becauee the proposal will provide for additional housing opportunities as promoted by the City's Comprehensive Plan and the Metropolitan Rousing Rule (Oregon Administrative Rules, Chapter 660, Divioion 7). The Metropolitan' Rousing Rule requires that : the City maintain a minimum housing opportunity rate for developable land of 10 ` units per acre and a minimum 50/50 opportunity Unix for single family and mu3 ti -fa miay sousing. Approval of the proposal will increase'' the inventory of developable. ;: esidential land within the City's planning area by 3.19 acres and will provide increased housing 'opportunities on the City's developable residential lands by a total. of 135 dwelling 'units (at the maximum denuity for this site of 25 units per acre). This will increase the City's housing opportunity rate further beyond the 10 unite per acre standard. (NOTE: updated ed invento ' ®f developable residential lauds includes 13,371 developable units based on assigned Comprehensive Plan designations, 9.29E developable acres, and oa housing opportunity of10.3 units per acute). Approval will. an provide increa®ed opportunities for multi - family development relative to single family only opportunities. proposal public facility objectives; of Goal #1loeal is consistent with the able • The ro (lie Facilities! and Services) because adequate public facilities presently exist at or near the site to sews development et the residential densities proposed by the req ested Plan amendment. As noted by the Water Diatrict, however, special attention will need to be paid to the design of water facilities to serve development of thin site due to the site's topography. The City's Engineering Department has echoed this concern with regard to future sanitary ewers although ®they overall estorm se eto system drainage and specific design drains ®ewer system and the sanitary sewer systems have adeq,ate capacity to serve development of the site under either the propoa,ied or current Pian deeignaations. • Goal. #12 (Transport= .tion) and Goal #13 (Energy conservation) are satisfied through providing the Plan change providing an opportunity for an intensive land use (multi -- family development) to be located adjacent to a major transportation corridor (Pacific Highway) that presently is served by Tri -Met buses. In addition, the requested redesignation w1.11 provide housing opportunities dear a substantial amount of existing retail and service opportunities (Canterbury Square shopping center). The convenienve of nearby transit service and commercial o P rtunitie®. to a hi g her den sit y residential development can result in le =ser nyedd for individual vehicle trips on overcrowded roads and a companion benefit of leaser energy resource use. Therefore, the land use pattern that would be furthered by the proposal, is supportive of these 'Statewide Ct a t. M ,, SW l�uli The subject Site is orated along, a major:: collector Street' ountain`Road. Specific design concerns related to access to this road will need to be considered in the develoent review process fer future devele ent of the site under either the current or proposed Plan designations. Page 5: az W Thri City ` Council finds that the proposal is consistent with applicable Policies of the ComPrehen ;,ive; Plan based upon the finsiiaaga noted below: 7. Plan Policy 8.1.1 is euppoited because the redesignatioo will provide the opportunity for odditiona1 multi - family development and will increase the net housing opportunity on buildable lands in the City. This is detailed in the discussion for Statewide Planning Goal 10 above. Plan Po1ieies 7.1.2 and 7.6.1 are satisfi compared to building residenteaL snits at ag .less favorably, Situated . site. This is not to spay that the same benefits.. cOn d not , remelt from ■:tavelop%ent of various uses under the C k.� da1� Praieamional Plan designations. 12. The locatio► a1 crkt:sria szxacified in Plan Policy 12.1.1 for Kediumr, ih Density Reaidonti &.l use are satisfied for the following reasoner The subject properties are not committed to low density development. As the applicant's statement points out, the surrounding area contains quite a mixture of land uses including multi-family residential developiment immediately to the south. • Density transition, buffering, and screening requirements of the Community Development Code may be used to Help make future development or,.1 the subject properties compatible with neighboring low density single family residences to the north and west. to additiOan, topography and existing tree® could also be utilized to 'buffer multi- family usage on this site from thos e neighboring ring sin g le family residential areas. • The subject bje parcels lhave direct access to BW Bull Mountain u of Road, a major collector t o X stree t . The subject properties are also in close proximity t ° SW Pacific Highway which is functional lY classified a s an arterial otreet • Serious development limitations affecting the properties, such as flood plains, excoseively steep elopes or poor drainage, are not evident. The site 'does ' contain steep slopes, but these :' slopes are'', not anticipated to negatively impact the residential developab, ility of s the site. • pmeon the a role rtiee , althou h ext neionee O Of E cu e Barren P P � p pet g f ®cone Service facilititiea to . the'` site itnelf' will be neceeearif with deve lopment of the site. It appeare that these facilities and services, have sufficient capacity, to! serve any increase in demand caused; by development of the,site. • Public transit is available on SW 'Pacific Hi Y , hwa, g approximately'' 500 feet from the Bite. . The properties acre located within ono quarter mile of o rtun coa�anercial service and retail ' gpo sties in the Canterbury Square Shopping center, to the north on Pacific Highway, as well ae the , limited coaamercial opportunities provided at the nearby Texaco site as 'well as opportunities that day be developftd.on the C-P stoned property directly to the east of theait3. h. The applicant anticipates that private open space as wer11 as recreational facilities will 'be provided. as pact of d evelo pm e t There ,41.. no g or 140iiad public or private open ,�pace,anywhese agar the bubjec site« age 7 In Order to approve a quasi- judicial '`amendment to the Plan's land, use Clap, the City must also find that there is evidence of a physical change in the neighborhood or community which affects the subject parcel. Alternatively, the City must find that there has �sn a mistake or inconsistency made in the origins, designation of , the) parcel (Comprehensive 'Plan, Volume 2, Policy 1.1.1, � Implementation Strategy 2; Community Development Code Section 18.22.040(A)). The applicant's statement at page 5 asserts that a mistake was made in the original designation of a portion of the site with the CoMmerciel professional Plan 'designation in that office building development is often difficult to accomplish on hillside sites. Portions of the subject site contain eloper, of approximately 15 percent grade. The applicant states that multi- family development; can be more readily 'accommodated on steep sites because of the uss of smaller buildings than typical office buildings and the ability to step foundations between' units. The applicant's statement asserts that "the presence of a steep hillside on this property constitutes a development limitation for which "the 1983 designation did not account and, therefore, the application of the C-P designation to this site should be considered a flaw, or mistake, in that plan designation." The Council to 28 concurs percent on with the applicant that the substantial slope of 15 pe portions site is typically not conducive for typical office development. As was recently demonstrated by the Council's approval of the Triad, apartment site plan, elopes similar to the subject site's can be conducive, and actually attractive, for multi - family development. The Council therefore finds that 'a mistake was apparently made in designating a portion of the subject site Commercial Professional due to the development limitations imposed by the site's' slope on the oestj:uction of typical office buildings found in that zone. The applicwnt also has argued that the Plan Amendment and Zone Change (file #CPA 4-84/2c4-84, approved gray 14, 1984) and subsequent development of the Wellington Estates condominium complex which occurred subsequent to the' original designation of the subject properties with their current Plan designations constitutes 'a tantial chang in circumstances in the zei -hborhood of the site that affects subject properties. CPA 4-84 redesignated th e Wellington Estates site from the Commercial Professional Plan designation High ®Ri$ zoning: Curren mpp l aits statement says that "the elimination of this area of potential office development seriously eroded the . feasibility of developing an office parkin t his area as it =waived access to Reef Be fall. upon Bull Mount: l of the ict of office Rend Road. As a result, a min Road rather than being' split between two intersections with Highway 99W." Staff testified related p that comments from residents of the subject area indicates that this potential traffic impact, coupled with what the neighbors perceive undesirable to the neighbors. de:ntial area, as an intrusion of commercial develo nt into a residential would be very g The Council concurs that the rezoning of the Wellington Estate* site and the subsequent development of apartments on the Wellington site � Y has removed ts® circumstances base area. This change ha r ice potential for develo was certainly a change in h s P$ 9 Page 8 Parcels j ointly with a possible road connection to Beef Bend Road. In addition, the current application has made neighbors' of the subject site aware e of, the site's current Plan designation and its potential for office development. Many neighbors were apparently unaware of this development potential and have essentially opposed not only the proposed Plan redesignation to Medium -high. Density Reeid4nt*al but also the current Plan designation because of potential trafi is conflicts and feelings of incompatibility betwee n differing land uses. These neighbors should understead that due to the proximity of this area to Pacific Highway and the intensive development that necessarily exists along such a roadway, there has to be some interface between different land uses in this area. That interface has previously been established by the Comprehensive Plan to bisect the Anderson properties in the boundary between Commercial y Residential designations. It would be Professional. and Low ' D®aeit IItesidentia very difficult for the City to now down -sone the higher intensity designated, but as yet undeveloped properties so as to move this interface between uses further eastward to "protect" the low density uses to the %tweet but to diminish the values of these properties. However, the current proposal offers to replace the current potential for office development with a possibly more acceptable potential use from the neighbors' perspectives. While this change in the neighbors' awareness of the current development potential of the subject site, and possibly a change in what the neighbors feel is an acceptable neighboring land use, are not changes in physical circumstances, these circumstances certainly are relevant information for the City Council to consider in considering a modification to the Plan designation of the subject site. The applicant has offered to change this application from how it was originally proposed to essentially guarantee a physical separation between existing for : - density residential development owned by others and the potential multi - family development on the subject site through removing some of the applicant's property ism consideration for intensification. This also should result in a less significant increase in traffic on Bull Mountain Road ; upon development of the site than was assumed in the applicant's traflic study. This change in the application should serve to make the current request more acceptable to the neighbors than has been reflected in the earlier comments received by the Planning Commission and City Council. DECISION The Tigard •City Council concludes that the requested Comprehensive Plan promote the 3 � us to Surrounding uses,ll provided significantly detrimental net in urf general g . p ded that development that occurs after thin deci ®ion'Complies with applicable local State and federal 'laws. In recognition of the findings and conclusions contained herein, and incorporating the Staff report and other reports Of affected agencies and Pu Y i® this attar, the Council approve® the quested P an Ma p Amendment fry Capper cial Profeeeional to 1300 and 1400 s m and yfroth 'Low Density Reidential to Medium High Oeneit tiodium High Densit Residential for the 3. included .i.n tax lots Residential y appro�cimately 3.03 •acre® included in tax' lot 2100 � (Bern Page 9 Exhibit. 8� aecause the ,� of riatia m' M 1Y xa ®� 1t a split Plan dosignation ;. for' tax lot 2100, , approval of ,,thin ra�d�iignatioa sygeaeat` conditioned upon the appt cautt ail justing the property l unch -ice ; fer thin tas lot through either a lo!. ! 3 tue' adjuateent yr 'minor..1 tiori prior to or concurrent sv�tlopmeat application It is further ordered that the applicant and be . notified of the entry of than order. PASSED: This day of August, 1992, the City Council of the City o� Tigard. Gerald 'Edwards, Mayor Tigard City Council ��M elrish If • 9f l _ . .13'; {Sism. e. .14511 AA ISed: w•. a +1; i .. e. ..■,•• .1 "C. ( • . iSj r .. • ",�. + : per o r.. r • W+wN•rt c. CT` t 15 I lo` A : TAB ,f.. r (300 e FRom Cp+Ms►1E '.cI POE tOAJ4t-' NIE D I (A 4f1G I4 DE 63 I r l `, d Dc- ,' J T� .3764 AGREE ,(RPio) oF 1el-A, t,51 /© r�+, God 't�,E }Cf S1 � o R s t DWT-1/ /... To apt U 04 tC r-fi .. (t t toS /TV of 0 AGENDA ITEM STAFF REPORT TO THE PLANNING COMMISSION April, 20 1992 7 30 P.N. HEARING DATE: - ' HEARING LOCATION: Tigard City Hall Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 FACTS` 1. General Information CASE: Comprehensive Plan Amendment CPA 92 0002 REQUEST: Plan BAP Amendment from Commercial Professional (3.19 acres) and Low Density Residential (4.54 acres) to Medium -High Density Residential. APPLICANT /OWNER: Phyllis Anderson co Roger Anderson 8865 SW Center Street Tigard, OR 97223 AGENT: Planning Resources, Inc. (Rick Givens) 6564 Lake Road Milwaukie, OR 97222 LOCATION: 11550 SW Bull. Mountain Road d abutting properties. The f ront age of the site extends from approximately 500 feet to 1100 feet west of SW Pacific Highway. PROPERTY DESCRIPTION: x 1400 and WCTM 2S110DB8 1300 and Ta:�Lot Lots 1600 and, 2100 CURRENT ZONING: Washington . . ZN�: Washn on County's R -6 zone (Residential, 6 units per acre) Back ro, ound Information .g The subject properties are within Washington County but are within the City of Tigard' a lannin ai ea under the . Y g .. � p g ,. terms of the long standing inteergavernmerta1 agreement between the City and County. " The City of Tigard's om reh.. n Map designates t � 1400 C p enswe Platt ax lots 1300 and 140.. for 'Commerc. al: Professional use a�z,� tax lots 1600 aftd. 2100 or tow Density Residential use See attached n City of Tig ard Com prehensive Plan hand use Ma p) m g ti M. • County currently has all of the subject properties zoned` R -6, (Residentiall,,, . units per acre) . The owner of the subject properties has petitioned 'the. City and the Portland Metropolitan Area Boundary Commission for annexation` of these properties to the City of Tigard. The City Council and Boundary Commission reviews of the annexation request are yet to be scheduled. Ial Description Proposal pion The application requests a Plan Nap Amendment from Commercial Professional to Medium Hire Density Residential for the 3.19 'I acres included in tax lots 1300 and 1400. In addition, the application requests a Plan Map Amendment from Lora Density Residential to Medium High Density Residential• for the 4.54 acres included in tax lots 1600 and _;2100. Washington 'County's R-6 zoning for these. properties would not be affected by the proposed Comprehensive Plan Amendment, but the 'zoning is proposed. to be changed through the annexation request. The application package includes an applicant's statement prepared b Planning Resources, Inc. and a traffic study P Y g prepared by Keech Associates, Inc. in support ' of the application. The applicant's statement assumes that R -25 zoning would be applied upon annexation to implement the Medium -High Density Residential Comprehensive plan designation. Vicinity Information development y on t The ,applicant's statement . at � pages 72 and '3 includes Y 4' on existing the subject properties details area as well as information on public facilities available to serve fu and surrounding f ac ` tore redevelopment of the site. Agency and NPO Conm►ents The n De p artmen t , T ran: apo xtstio> Digshtwraiy c tD, s visigioanrd , T. the T'alatin Fire Res.:ue Scho ;:)1 District 23J, the City, of Tigard Building ict have �� vision, PGE GTE-'. the Tigard water Dist�r reviewed the �ro have offered no obeccions to P Posal and ha the proposed redesignati on. The l D3 etr- ict, however, notes that any future* dewe10 ..the site above elevation 295 above mean sea level, under ,• .either their g p� � , po ; ensign of the hater ans.in from zoning,' wild re ire an ext ®�tst n or ra► sed in o h adequate the west rde. ave r to Mater pressure. 0 Lu 17 o. NPO #3 opposes the proposed Plan redesignation. The NPO questions whether there is adequate site distance along Bull 'Mountain Road to allow for intensive deveopnt of this property. The NPO also comments that access f orr this property should be coordinated with properties the east of these properties. Those properties are also designated for commercial development. Vicki Artist a neighbor of the subject properties, has submitted a letter in opposition to the proposal. That le tter is attached .- to- this rep ort. FINDINGS AND CONCLUSIONS The • � Statewide Planning relevant criteria in this case are S�.ate Goals 1, 2 9 10,' 11, 12, and 13; Tigard Comprehensive Plan policieE, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1:1, 8.2.2, 9.1.2 and „ , and chapter 12.1 ,1, the locational criterias o residential Plan designate the change or mistake �.;�� designations; and v.. as_ -Judicial .m ap amendment criteria of both Comprehensive Plan Policy 1.1.2 an d Commit Y Development C ode Chapter 18.22. The Planning Division concludes that the proposal is consistent with the applicable .Statewide Planning Goals and Guidelines based upon the following findings : 1. Statewide Planning Goal #1 (Citizen Involvement) and Tigard.. Comprehensive Plan Policy 2.1..1 are supported because the City has adopted a citizen involvement. • review of all land use and development program including rev ,..� PP Y y .. ea. hb©rhood planning a a and nearb+ cat., : - an y gWashngton County' gone b C�a established �n or anizat�.ons (EPOS) established condaunit planning o g � y p g - one (CFOs )_. NPO pp 'provided with an o ort�n�.ty to r aniza i #3 #4B 'have .been pr 3 an�i CPO P po ave been review the o sal The NPO s comments h included the staff report. No comments • were received included in t � ition, ublic f roan the CPO. In add ,all notice requirements related to this application have been satisfied. 2 Statewide Planning Goal #2 (Land Use Planning) and the j *plan and zone, change approval standards of quasi- udicial � as g Code Section 18.22.040 and Implementation Strategy 2 under dPi. n l an Policy 1. 1.2 are su p port ed ! becaus:.. e ttmhnee nt C itoy has a Pp lied all a p ' licable State wide Plannan g Co als, Get y of Tigard Com rehensiv Plan Policy e s and C ommuitt Develo F meat � e � ire cents to� ih e revier n s P ro osal a as des cr e i thaa re port , Cit y of ig � d hs motif hod othor affected units of ' Q overnmen t g Count Y � e re g bepar } Tran s orta t on Hi gh wa y aY1 d t he Or ego n f .. 0. Department of Land: Conservation and Development of the- , proposal. Service ' an& city ; providing. ;agencies have also been notified of the proposal. Goal #5 Econo :of the State) may be .supported by the proposal, proposal would reduce the City's inventory of developable commercial land, because: • The reduction in ,,Commercial Pro f essional . d " gnated land propo sed not a large dnount compared to the total amount of developable Consaercia7. Professi0sal designated land in the city. City Planning Division staff are not aware of any prior si ifican by others in development of interest • tax:lotsL1300 and 1400 with uses permitted by the current; Commercial Professional .Plan' designation, applied to a portion of. the site, or development of other properties in • the general a are of the .'site, with uses permitted by the C P zone . The amount of undeveloped 'and Professional designated properties in ' the City may indicate that the proposed redesignation would not result in a shortage of 'a currently needed type of commercial opportunity. • The proposed redesignation of •.'the ' 'Conmaercial Professional portion of this site may be short • si gki ted in that long range p lanian g: i nterests, such as the Regional Urban Growth Goals and objectives program of Metro, urge the integration of employment opportunities close proximity to housin g opportunities. Removing the opportunity for development of office development of this site =- '--_.. .'j , Y , tl residential which ' is closo to a lar a s`tric �' area to the west maybe viewed as contrary to those goals and objectives. On the other hand, allowing imu. ti family dev site near other co etcially this zoned developable d veloped but under -u ' ` elop�eni on ro erties nay provide .. . p IP � an attractive mix , of land uses, thereby helping spur further commercial development in the general area, 'although these other nearby properties are designated for General Commercial use rather than Professional Commercial use. In that way, the City may find that the proposed redesignation, is supportive of the Regonal Urban Growth Goals and Objectives through supporting rung existing commercial development adjacent to residential areas ▪ Goal 410 (housing) .would be supported 'because the proposal would provide for additional housing opportunities as promoted by the City's, Comprehensive Plan and the Metropolitan Housing 'Rule (Oregon Administrative Rules, Chapter 660, Division 7) The Metropolitan Housing Rule requires that the City maintain • r developable land' a minimum housing opportunity rate for of 10 units per acre and a minimum 50/50 opportunity mix y •ly housing. Approval of for single family and multi farm g the proposal would increase the inventory of developable' residential land within the City's planning area by 3.19 acres and would provide increased housing opportunities on the City's developable residential lands by a total of 165 dwelling units. This would increase the City's housing opportunity rate further beyond the 10 unit per acre standard. Approval would also provide increased opportunities ti- family development relative to single multi-family family only opportunities. The ro sal would be consistent with the public facility objectives i publ' s of Goal #11 (Public Facilities and Services) because adequate public facilities presently exist at or near the site to serve development at the residential proposed by requested amendment. As `ties ro osed b the re ested Plan amen densities noted by the Water District , however, special attention will need to be paid to the design of water facilities to serve development of this site due to the site's topography. The City's Engineering Department has echoed this concern with regard to future specific design c, t ins ade drainage rations related to storm stem and sanitary sewers, although the overall storm sewer y and the sanitary sewer systems have adequate capacity to serve P development of the site under either the proposed or current Plan designations. Goal #12, (Transportation) and Goal #13 (Energy Ccnservat iori) may be satisfied through providing an opportunity intensive .y ( family develoment fto be adja entto lanmajor transportation corridor (Pacific Highway) that presently is served by Tri -Met buses. (Pacific addition, the P roPosed redesignation would provide housing PP i . a substantial amount of existing retail i servi c e opportunities (Canterbury Square servshopping ael ommercial conveni.ence of a y nearbe transit . ' � . PP higher density residential development can result in r. lesser needs for individual vehole trips on overcrowded roads and a companion benefit of lesser energy resource use. Therefore, the land use, pattern that would be furthered by the proposal would generally be 'supportive of these Statewide Goals although, as noted udder 3a above, the current mix of Plan designations may y also be seen as supportive of these Goals as well. seen The subject site is located along a major collector street, SW Buil Mountain Road. Specific design concerns related to access to this road will need to ' . road be considered • W • in the development review process for future development of the site under, either the current or proposed Plan,, designations. The Planning' Division staff has determined that the proposal is largely consistent with applicable portions Lions of the Com p rehensive Plan based the findings ngs noted below. 7 Plan Policy .6.1.1 is supported because the proposal would • provide the opportunity' additional multifasill development , and would increase '' the net 'housing opportunity y able lands in the City. This is �.t on build detailed in. the discussion for Statewide Planning Goal 10 above. Plan Policies 7.1.2 and 7.6.1. are satisfied because adequate public water, sewer, storm sewer, fire and .., rescue, and police service capacities are available to serve potential development on the subject properties. Specific concerns related extension ension of utility services to the site or analysis of storm drainage will need to be considered in the development review processes for future development of the site. Plan Policy 8.1.1 'commits the City to plan for.a safe and efficient street and roadway system that meets current needs and anticipated future development. It is determine whether the proposed ]Plan difficult would • redesignation supportive of this Policy because` theoretical traffic generation figures for development of typical uses s and intensities under the . current and proposed Plan designations tt d b are relatively similar. The Y ~� y h applicant traffa.c stud+ submi t development of the current Commercial Professional designated portion of the site with medical and dental offices which has a high traffic potential. Because of this assumption, the traffic study is able to conclude that 'development under the proposed multi- family i g .:, residental redesi natin o would result in less traffic than of. Plan designations. While this might be true for comparison f "worst case" development situations, it is difficult to make assumptions at this point with regard to types or intensities of development under either the current or proposed Plan designations. Questions _ adequacy of site distance and s related. to a maces street improvements should not be necessary ree proposed at issue with this proposal since p p the rop gn ta.o z.m rovem appear to significantly of `` . ' osed cedes a n would not site. These Y fact traffic potential the e issues will need to be reviewed closely m elyi pp nt�.al fra under the site development review process for any development of the site 'I ro 10 ▪ Plan Policies 8.2.2 and 9.1.2 would be satisfied Because xr.i- -Met offers ,bus,„ service on. SW Pacific Highway approximately 500"feet°' from the , eastern edge of the site. In addition, a variety of commercial and rservice opportunities exist along SSW Pacific Highway relatively close to the site. Therefore, the g&oposed redesignation would locate an intensive type OT development within close proximity to an. existing public transit route and needed retail services supportive or residents' needs, ' thereby encouraging a reduction in energy consumption as compared to typical suburban development patterns. 11. Plan Polic y 9.1.3 would be supported because the proposed redesignation would allow for the possible development of passive solar designed multi-family residential units maximizing the site's south facing orientation thereby resulting in reduced energy gy consumption as compared to bui,ldi.ng . residential units at a less favorably situated site. This is ` not to Say that the same benefits could not result, from development of various uses the current Plan designations. 12. The locational ` criteria specif led in Plan Policy 12 .1.1 for Medium -High Density Residential use are satisfied for the following reasons: a • The subject properties are not committed to low density development,. As the area contains statement points out, the surrounding quite mixture of land uses including multi- family residential development immediately to the south. b. Density transition, buffering, and screening requirements of the Community Development Code may be used to help P make future development on the subject properties compat ble with neighboring low density r : single family residences to the north and west. addition, topography and existing trees Py could also be utilized to buffer multi•family usage on this site from those neighboring single family residential areas. subject parcels direct access to SW Hull �- c. The s j parcels have , major . The Mountain Road, a ;eta or. collector street sub ec , are .. also in close ro�ciaaiti to' SW PacifProperties hwa. which is functionally. class Pied S !� y ;y as an arterial street. • Serious development limitations affecting the loeso properties, oor dra3.za%aloesad are not evident. steep P rP gt • Essential public facilities are present, to serve' future development on the properties although 1) extensions of some service facilities to the site • itself will .be necessary ; with develont' of the site. It appears that these facilities and services have sufficient capacity to serve any increase in demand caused by development of the site.. . • Public transit is available on SW Pacific Highway, approximately 500 feet from the ' site . The properties are located• within one quarter mile of commercial service and retail. opportunities in • the Canterbury Square shopping center to the north on Pacific Highway, as well as the limitR�d commercial. opportunities provided at the nearby . Texaco site as, well as opportunities that may be developed on the C -P zoned property directly to the east of the site. The applicants anticipate that private open space as well as recreational facilities will be provided as part of development of the site. There is no existing or planned public or private open space anywhere near the subject site. 13. In order to approve a quasi-Judicial amendment to the Plan • and 'zoning maps, the City must also find that there is evidence � physical change t ec hborh community c affects the subject parcel. Alternatively, the City must f ind that there has, been a mistake or inconsi circumstances affecting this area, it is not ` clear how these prior activities now affect the sub;jeet property in ways lluredietate a change in the designation of, t the subject Site. Wellington Estates receives access from a different street than the subject properties. In addition, the southern slope of Bull Mountain in this area is fairly steep such that it is difficult to say that the Wellington Estates site and the subject properties are closely physically related in a way that should require linkin g the uses of different sites. In summary, staff does not find that the changes in this area su)eequent to the designation of the subject properties sufficiently affect the subject properties in ways that argue for the requested redesignation to Medium- High Density Residential Plan designation- CONCLUSION AND RECOMMENDATION positive findings or at worst inconclusive findings, While ostiv • y a licable Comprehensive Plan Ana be made for most of the pp, Amendment approval criteria applicable to this proposal, staff does not find that there any really strong arguments support of the proposed redesignation that would justify the change requested. Positive tive a could be made relative relaive t the Plan Policies and locational criter ia for the existing Professional and Low-density Residential Plan designations already to the site as well. In addition, Persuasive evidence has not been presented showing that there has been a significant enough, change in circumstances affecting this site to support the requested redesignation. It is im ortant to note that the Comprehensive Plan requires tt ii "fliriding of change (or a mistake in the original designation) so as to re ire a substantial burden of . require that must be overcome to unseat the certainty provided by the existing designations. The cert inty provided' by the g . is ° for the existing Plan designation is obviously • s and property • gn important owners and of nearby °neighbor should only y be unseated if a substantial:, public interest can be served by the requested change. Staff finds that this burden of proof of has not been satisfied. Therefore, nclusions listed la.s based upon the findings and ec . the Planning Division recommends that the Planning Commission �• � with above, t 1 recommendation 'for denial of the request ; n forward �a taco A w . iii h to ::..redesignate the subject properties wa.th the t��.da.una g Density Resident ial Com p rehensive Plan Map designation. BY e'er Ass fer to Planner APPROVE BY: Dick Bew Senior miner 111 0 "i:,7a.e 1 1 e f!i i '1iip Totten Alt 6741 .'f ll•lrid ittl °f>>.ta; pi'te i.f.rAei1'.i ,S,f-stem 'CIS J rr'f ! •. re . !:c!_e r - Aii i.A :irltsyN :Ipr. six is 1:tfi °ai.d 'te bi 01:11 i.i'tM ,4!ditiie.1 'e $tilfCi1 _d ol.. 6i itt.rel..i ttttttttt/ t1. 'Cftr .f 7= fiord% RttttRti : Rttttttt�r �.�: (Y P.0 P;A 133;} 446 {D21:21111) LEGIBILITY STRIP ss: $AULTgs:C T Hill III lq r 1111111u A• • 4 •_ TOw MEMORANDUM CITY OF TIGARD Jerry Offer, Planning Divisn (; April 13, 1992 FROM: Randy Wooley, City Enginee SUBJECT: CPA 92-0002/ZON 92 -0002 (Anderson) Findines ., 1. STREETS: A traffic report was submitted by 'the applicant. The report concludes that the ro osed zonin would general traffic F P � g generate less than the existing zoning. The report assumes that, under existing zoning, the professional- commercial area would be developed as medical offices. However, the professional commercial zoning allows a variety of office -type development. If reviewed ,under a more general type of office development, it appears that potential traffic generation is similar under both existing and proposed zoning. Under regional and statewide planning goals, we are being encouraged to develop plans) which .decrease the need for auto- dependent travel. We are being encouraged to develop plans which provide better opportunities for bicycle and pedestrian travel and which reduce the vehicle miles traveled between homes and business opportunities. One way to achieve these goals is to provide a greater integration of business and neighborhood- The proposed zone residential areas in each nei change appears to be counter to these goals. Currently, the Bull Mountain area is all residential in character. As a result, Bull Mountain residents use Highway and Beef Bend Road for virtually nall work and .f.c .g Y `" d Pace business trips. The existing C -P zoning on the east edge of site Bull Mountain is the only potential site for office-type services to be provided in the Bull Mountain neighborhood under current zoning. 2 . UTILITIES At the time of development of the site, special attention will , i need to be given to the design of sanitary sewers and stor m drainage. Pumping may he necessary to connect Portions of` the property to the sanitary sewer. Storm d ra in age facilities will need to be provided to p re vent overloading of downstream lines in King City- These design needs are similar under either existing or PrOPosed zoning`' True , to flee transportation planning concerns, we 'recommend ,t at the existing co ; l zoning be. retained unless suitable ';sites can be found, to 'establish commercial zoning elsewhere on Bull Mounta "in..` LEGIBILITY STRIP Vicki Artis 1 1670 SW Bull Mountain Road Tigard, ©regcin 97224 April 4,1992 RECEIVED PLANNING APR 0 7 1992 Re: Zone change and redesignation of property owned by Phyllis Anderson: FIDE NO. CPA 92- 0002 /Zon 92 -0002 Dear Sir or Madam I respectfully submit my strong disapproval of the zone change and density redesignation of Phyllis Anderson'.$ property on Bull Mountain Road. I have been Phyllis's neighbor for fifteen years. In that time I have s wat ched. the area change, step, � by step, zone change by zone change, .redesignation by reclassi.fica,tion. This .area of Bull Mountain was a peaceful 'retreat of single family homes. The chldren, used to Y i.3 in the orchard across' the street. to p lay A housing development has replaced the orchard. My views of Mount St Helens was replaced by a two story ad .l.t care home. riy uphill neighbors s sold out to different adult care servi ce:, lu radios, traffic noise, mower noise and sq uealin g tires now replace the bird. songs and quiet. What was once a peaceful, upscale retreat from the city has been destroyed, zone change by redesignation. There are areas around. Por tland that t j eal y sl Y guard their. zoning restrictions. Tigard has the opportunity now to decide if money o r ` livability will motivate its actions. Developers seek the ability to build and sell more units and Tigard seeks to increase its tax base. However r, high income owners of high value Bull Mountain property, owners who vote for school b g budgets„ _ ro ad im P rovements a nd p ark ' will renain if surrounded bY noise and a p artments . They can go ,an here for that. I have gone thro w g h changes in circumstances similar to m good neighbor PhYilis e Pleas don't* Push me out of .Y home and m neighborhood. don't seek a.ea, community stands by its zonin an defendsits densit restriction s I 'strongly oppose a redesignation from .Washington Ogu Law - Density Residential to 'Tigard Medium4h .gh Density Re 3tdential. I strongly. oppose a` zone change from 6 unite. per :.acre to 25 units per acre. I strongly oppose the future destruction of liability in my neighborhood There are good 'changes and bad changes. This is a bad change.; liery trul yours Vicki Ar TO: DATE: MEMORANDUM, CITY OF TIGARD, OREGON Planning Commission October '3, 1989'. FROM: Jerry Offer and Deborah Stuart Assistant Planners suDJFCT : '[Metro Roue ing Rule Compliance The Metropolitan Housing Rule (Oregon Administrative Rule 660, Division 7) requires, that the average density allowed for all developable residential land within, the City's original planning area be a minimum of ten dwelling units per acre. T. wo plan amendment proposals before you tonight could affect the City' s` overall housing opportunity index or allowable density on lands that are classified by 'the Pkan as buildable residential lands. The City's Plan, as acknowledged by LCDC in 1984, inventoried 1,311 acres of developable residential land in the City. Zoning at that time provided for a wing opportunity of 13,110 units, just meeting the metropolitan ;Housing Rune standard. Since that .time, eight Plan amendments have been approved which ha affected the inventory. Those reaesignations provide a current inventory of .1,290 acres and a housing opportunity for 13,112 units' (10.16 units per acre). The , two proposals before counter effects on P�Po fore +the commission will have somewhat the amount of developable residential acreage and the housing opportunity index. The Gross Po a (CPA 89 6 / ) would reduce the amount o f cevela Pab le residential land b y approximately 2 acres opportunity index by 47 units. The Criterion Equities proposal (CPA 59-07/ZC 89 -07) would increase the amount of developable land by approximately 5 acres and the City's housing opportunity index by 125 units. The effect of these Proposals, singly and jointly, on the developable lands inventory and the housing opportunity index is displayed below. 1 ▪ Approval of Gross propose Deve le ac = -11,288 acres Potential 'ling units - 13,065 units Housi o = oppoictun • -x - 10.14 • Approval of Criterion 'Equities Developable acres - 1,295 Potential dwelling unit -- `Housing opportunity index • Approval of both proposals Deve i" 293 acres Potential Duel ' rlg units Housing opportunity index proposal 415 ::191.-101154L '3.1371 13237 units t - I31 4 s! / 10.22 1O►3o 1l,.tt1� 13,190 dwelling units' . 0 units/acre rrio kijAtd //` 1•- If Notice of Proposal was Not Sent to. DLCD 45 Days Faior to ,, the ' Final. Hearing, Please Indicate Why: Statewide Planning Goals are inapplicable Emergency Circumstances Required Expedited Review t Statewide Goals Which 'Nay Apply: '9a% Specia1 Se rarice ted diet Sate may Interested 'in Go�r+�e=n� tent or Districts 'Which p � �o by the Adoptions I Direct Questions and Cc s eats• 1) c.� .R. OFFS /. ? ® M 1 ,, 1 ?.. 1.01/4)NelL aF TICA&D Ali 1723- ,, (Phone) ( i =` rr i Send To: Department of Land Conservation and Development 1175 Court Street, LE Salem, Oregon 97310 -0590 Attach One (1) Copy of the Adopted Action to thin rorat and/or three (3) Copies of Bound. �atelial8 and Ma Larger than A 1/2 � 1 Ia�te� HMS: If more copies of this fors are needed, please contact the DLCD office at 373 -0050, or this form may be duplicated on green ,paper. ' railure to provide notice',' p plan r land Luse regulation amen extension of the 9u of appeal period. hn � � y4 cif the date th roposal 3�s: FP F Appeals ��'' � filed within action becoming find m days of the l mailed to D LCD. Statutes requite q n 5 y` (See OAR 660-18-040). DLCD File Number I I <pa >adoptform * MR WM °F 'I ' DsE * atrisdiction Date Nailed TILE OF A►DOF I� Bust Be Filed within 5 Working pays See o%t 660 -18 -040 iF 1 45 i 2b Local F.Z: Number ru �. Eg q2. pate of Aflopt40111, Date Proposal was Provided to DXCD Type ®f Adopted Action (Check all that apply) Comprehensive Land Use Plan ,Amendment gulatian Amendment Please complete; (A) for text aaendaents and (3) for nap amendments r of tied Action (A brief description is adequate. Please aVt,id A. none �=Y highly tectanical terms and cixle abbrevstiona • , Fleas, do not write "see attached."): New Land Use Regulation Describe Hear the Adopted Amendment Differs frcim the Prapcsal (If it is the same, write "Same. If it was not proposed, write "N/A."): If the Action Amends the Plan or zone Map, Provide the Foi).awa.ng Information, fo r Each Area Which was Changed (Provide a separate sheet for each area. Multiple sheets can be submitted as a single adoption action. Please alone.): 'This, lid side C.fy tut wkK'. thect.s AOA. include street address whenever possible Do not use tax lot number. ire�t Aaneca-iOK {gas bcbh apited Previous Plan Designation: M�1w1. ,f .riona0 3.-active 4Lots l� Previous Zone: le 10 zone Location: j I55 S lw1 479 CALL. 1".e. 4I1ro a( New. Plan;•Oesignationc == ew Zone: b - zowuw 6h Q N4 ' ter, rtrdresr� i`` "fit Wastk paid Zuni awe ;: 4� OGIOITT Acreage. Involved: ....:..r Does this Change Include a Coal P Sxoe ti on? For Residential; Changes Please 'indicate to the ch thge in kiiow :d Dens: units Per Net Acre k ;on, N Yes P; evi us Density,: e P' aYe6 v: 1 _DE rr New Density: t in The motion passed by a unanimous vote of Council present. Council directed staff to work with the County to resolve the problems as outlined in the staff report. • ri1 ; •C...1 , - A14END is CPA' 92 -0002 (ANDERSO T� a Senior Planner Bewersdorff reviewed the Staff Report. The proposed ordinance and findings incorporate the revised proposal approved by the city Council at the public hearing held on August 11, 1992. b. ORDINANCE NO. 92-24 - AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN AMENDMENT REQUESTED_HY PHYLLIS ANDERSON (CPA 92 -0002) • c. Motion by Councilor Fessler, seconded by Councilor Schwartz, to adopt Ordinance No. 92 -24. The motion was apprcved by a unanimous vote of Council present. ! JA CP_ C S 8/T8 ASR INTRAR PACIFIC graltgii } a City Engineer Randy *t'ooley reviewed the staff report. b. After discussion, Council declined' Consideration of the proposed ordinance. Council requested an advisory report from the Police D epartment on the elimination of an existing loading zone and establishment of a two -hour parking restriction. Council, at 10:05, recessed meeting. Council reconvened in the Town Hall Conference Room. Meeting remained open to the public. 8. NN AGENDA WATER ISSUES: Council discussed with Tigard Water District (TWD) Board representatives Audre y Castile and Bob W ....Y f f les the resolution recentl� adopted' b; TWD Board. The TWD attorney raised some Y p Y qu y agreement process in which the cities of King Cit � , Durham, and Ti estzons about the ORS 1.90 a eem g Y g p" p the operations of the Water Districa and zo os e to assume There Was len discussion over p ros cons of 190 'formation. ` Board Chair Casti� ed the need for' the Wat p ,Water le not . eZA z this process « ' This w 11 District to educate themselves in CITY COUNCIL MEETING MINUTES SEPTEMBER 8, 1992 - PAGE 9 ONS 0 _A, jujimjail ; a e time. she advised, because the. Board meets onl onCe month and there recently was a new Board member added with another new member to be appointed in January. • ers the discussion. Council directed staff to research the annifications of Tigard withdrawing froln the Water District rather than continue with the “190ff process. IMET-ING CAIICELLED: EILBLIC HEAD% - CQMPRE NSI EF. PLAN AMENDMENT ....CP, 92 -'00, O2, ADERSO` [ ' request for Comprehensive $ Plan 'Map Amendment approval to redesignate acre site from Professional Commercial (3.19 acres) and Low Density Resident iaal (3.04) to Medium -High Density Residential The site is not ! presently within the City of Tigard but is within the area of the City's land use planning j urisdiction . L The appJ cant:: modified this request since previous; I. . c- = ;Manning. Commjgsion -eariang on approximately . a acres owned by Mr a orb; rum` cor ' ratio n�i .for a Plan Amendment and .grated fox Low'Density Residential use nor' ces re se th s ',proposal . as been removed f . would remain des' a Public Hearing Opened (Continued from May 12 and June 9, 1992). b. Declarations or Challenes: Councilor Fessler advised that she revisited the site. c • Associate Planner Offer reviewed the staff report. The recommendation of staff was to approve the Comprehensive Plan Map as proposed for they reasons outlined in the staff report on file with the Council packet material. • Public testimony: Bev Froude, NP reviewed the history of this O 3, 1' p..roposal since first submitted,' to the NPO. The NI O, upon review of they first proposal, recommended, . g Since that denial to the Planning Commission time, ,the applicant worked with the community and modified the request; the NPO now pp amended proposal. w su orts q the • Public hearing closed. . by Johnson, seconded by Councilor Motion b Councilor J© Schwartz, to approve the Comprehensive Plan Map as currently proposed. Motion was present. approved by unanimous vote cif Council. Note: Final order to be Se temb►er 8, 19 2 meeting.) . ' presented to Council at their ( p , 9 ADMINISTRATIVE ISSUES/UPDATE: CITY COUNCIL '!MEETING MINUTE . None.' AUGUST 1 i i 9 -- PAGE 7 x• e The motion was approved by a unanimous vote of Council present. P9BLIC, NEARING COMPREHENSIVE PLAN APAENDHENT CPA 92 -0002 ANDERSON (NPO 3). A request for Comprehensive Plan Amendment approval to redesignate a 7.73 acre site from Professional Commercial' and Low Density Residential to Medium -High Density Residential. APPLICABLE APPROVAL CRITERIA: Statewide Planning Goals 2, s 1 2 9, 1x,'11, 12, & 13; Comprehensive Plan Policies 11.2 2.1 V ,G 7 �f 2.1.1, .1.1,, 7.1.2 7.6.1, i6e1., 8.1e1, 8.2.2, 9.1.1 4 9.1. 3 , and 12.1.1; Community Development Code Chapter 18.22. LOCATION: South side of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. (WCTH 2S1 1OAC, tax lots 1300' and ;1400, and 281 108D, tax lots 1600 and 2100) ZONE: Washington County's R -6 Zone (Residential, 6 units /acre) a. PUblic Hearing Opened and Continued to 8/11/92 Applicant requested set-over of hearing to `allow time ts� modify their proposal. • PUBLIC HSAraG - VACATION OF Ar•° POR'T'ION OF S.W. GREENBURG ROAD LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF SW GREENBURG ROAD AND CENTER STREET a. P�3blic bearing was ' g o pined . There were no declarations or challenges. ▪ Staff report (,,on file with the Council meeting packet material) was summarized by Community Development Director Murphy. . Public Testimony: None • Public hearing was closed. • ORDIN,ANCE NO. 92 -22 -- AN ORDINANCE COIJCERIiTING THE VACATION' OF A PORTION OF SW ,GREENBURG ROAD, AT THE AND SW CENTER S W G G'ROAD CORNER THE THE. CITY OF SW REENBLTR ITY OF NORTHEAST CO STREET, TI WASHINGTON COUNTY, OREGON. ▪ Motion. by councilor Schwartz, seconded by Councilor Fessler, to adopt Ordinance No. 92-22. The motion was approved by a unanimous vote of Council present. NON -AGENDA ITEMS: None 1 �. PA CITY COUNCIL COUNCIL MEETING MINUTES JULY 14, 992 GE 3 r f�* • Councilor Fessler noted that the Main. Street pavement reconstruction project was for the area located between SOoff ins Street and the intersection with 99W and Greenberg Road. She said she had been approached by those , Who had concerns about when the remainder of Main Street would be reconstructed. She had been asked if additLonal work co' 1d be accomplished by using Tri -Met taxes. City Engineer Wooley responded that Tri-Met dollar s could not be used for a project of this type. He advised that the gas tax is the pr Aary source of funding for projects of this type. The section of Main 'Street which was being recommended to be reconstructed was prioritized to be in need of repair first. Additional work on Main Street would be reviewed r funding becomes available. Motion by Councilor Fessler, seconded by Councilor Schwartz, to approve Consent Agenda items 33 and 3.4a. The motion was approved by a unanimous vote of Council present. • PUBLIC HEARING COMPREHENSIVE PLAN AMENDMENT CPA 92-0002 ANDERSON (NPO 3) . A request for Comprehensive Plan Amendment approval to redesignate a 7.73 acre site from Professional Commercial and Low Density - Residential to ;Tedium- -High Density . L CRITERIA: Statewide Residential. APPLICABLE A��'a. 9, 0'VA Planning Goals 1, 2, 9 10, 11, 12, & 13; Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9•1.1, 9.1.3, and 12.1.1; Community Development Code Chapter 18.22. LOCATION: South side of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. ( WC'1'M 2S1 14AC,' tax lots 1300 and 1400, and 2S1 10BD, tax lots 1600 and 2100) ZONE: WasTlington County' R -6 Zone (Residential, 6 units /acre) g y per Applicant's Hearing was continued, to Jul i4 r 1992 er Request of 6/1/92. . ORDINANCE CON`IDERATION - PARKING RESTRICTIONS ON S'. W. FIR STREET a • City Engineer Wooley reviewed the Staff Report and proposed ordinance. b • Mayor Edwards noted that comments were received from the Police Department and emer g e nc y services supporting 'the proposed parking restriction. C1TY COUINCIL MEE 1NG MINUTES June 9, 199 2 PA ■ a _1 '1- GA Y'L OR'L, L.,A /'VI:). S(J Ai? 'VE' �'' /° �/ ► 1.5000 S. E. L I NDEN LANE MI LWAUK I. E, OREGON,` 97267 PHONE (503) 654- 1492 LEGAL. DESCR` I PT ION FOR PHYLLIS ANDERSON A PROPERTY L I NE ADJUSTMENT BETWEEN THAT TRACT OF LAN D AS CONVEYED TO FREDER 1 CK A A. ANDERSON AND PHYLL I S M. ANDETh BY DEED BOOK 396 PAGE 615, WASH 1 NGTON COUNT' DEED RECORDS AND T TRACT OF LAND AS CONVEYED TO FREDER 1 Cif A A. ANDERSON RE'CORDS DEED N THE NORTH AS FEE NO. 89- 43876 WASHINGTON COUNTY DEED ONE HALF OF SECT i lON 10 . T2 S, R 1 W, W. I1.', WASH I NGTON COUNTY, OREGON, MORE PARTICULARLY DESCRIBED AS FOLLOWS. NN I BEGINNING AT T AN IRON ROD AT THE NOR THEA S T CORNER OF THE PLAT BEG lIGHTS 47, M BEING l HELM. HE , RECORDED l N PLAT' BOOK' 78 PAGE 4.T SA / D PO / NT O A N BOOK 396 PO / NT ON THE WEST LINE OF THAT TRACT 'DESC� WE5 � / NE ED `,1 � , � T ° 30 " PAGE 615 DEED RECORDS,' THENCE ALONG THE SA 30" E 1 ?FEET: TO 5 89 F 29.9�K '42 30 E 286.54 FEET TO AN I RON ROD; THENCE FEET RO��, '17 30 E 211.23 EET TO AN I RON ON THE AN, P ROI�! R�OC�, THENCE • 11f .COUNTY SURVEY SOUTH L 1 NE OF BULL MTN. ROAD AS DEF T NED BY WASH 1 NGTON N ALONG THE NO. 23,997, WASH I NGTON COUNTY SURVEYORS OFF 1 CE, SA 'I D SOUTH L I NE N 78 27 29" E 233.10 FEET TO THE 'NORTHWEST CORNER OF THAT TRACT AS CONVEYED TO FREDER 1OK A • ANDERSON BY CORRECTION DEED RECORDED AS FEE INO. 8100.01964, DEED RECORDS :. 'W T.HENCE ALONETTTO WEST AND SOUTH L I NE OF THE SA I D TRACT S 00 08 N 89 31.32" 1 g EF 1ET: T3 AN r RON ROD AT THE SOUTHWEST CORNER; THENCE ROD AT THEREOF AND A PO I NT ON THE SOUTHEAST T CORNER T FEET TO AN 1 NE T , , 5 . ,� , , FEET i 28 W 49128 ,� DESCR I BED BY FEE NO. 89-43876 76 DEED THE .,AST'L1NE'OF THAT TRACT AS RECORDS, THENCE ALONG THE SA ID EAST L I NE S 00 12 TO AN IRON ROD ( PREV I OUSLY A 3/4 I NCH IRON P I PE) AT THE SOUTHEAST CORNER THEREOF; THENCE At ONG THE SOUTH L I NE OF THE AID TRACT AND THE SOUTH L I NE OF THAT TRACT At DESCR /BED 0' Y DEED 36 PAGE 615 S 89 ° 39 ' 15" W 495.20 FEET TO A POI NT ON TRACT THE . EAST L I NE OF HELM AND THE WEST �L 1 NE OF THE TO TH HE ! GHTS ORE OR LESS THENCE THE' POI NT OF ANDERSON FEET DE SA ID 'L / NE N 00°34 03 E 61.36' CONTA I�N ING 5 DESCR I BED CO 61 .ACRE'S MORE' BEG I NN I NC. OF THE TRACT HERE OR LESS REGISTERED PROFESSIONAL ND 'aLIRVEY+ OREGON yy� JULY 17.'1070 FREDERICK /4 FREDERICK 929 • to; 15000 . E . L 1,IVDEN LANE LVIALIKI l?EGON, 97267' •-• , t.„" , • . LEGAL 1::)ESCli' I PT I ON FOR PHYLL 15 ANDERSON , (HOUSE TRACT ) , THE REINA I Nt)ER' FROM A PROPERTY LINE AlJUSTMENT BETWEEN THAT TRACT OF LAND AS CONVEYED TO FREDEI? I CK A. ANDERSON. AND PHYLLI S M. ANDERSON ET.. UX . BY ,DEED BOOK 396 PAGE 615, WASH I NGTON COUNTY DEED RECORDS AND THAT TRACT OF LAND AS CONVEYED TO FREDER 1 CI A . ANDERSON BY DEED RECORDED AS FEE NO 89-43876 WASHINGTON ' COUNTY DEED ReCORDS IN THE NORTH ONE HALF OF SECT I ON 10 . T2S , R1W, W . M. , WASi11NGTON COUNTY, OREGON, MORE PART I CULARL Y DESCRIBE!) AS FOLLOWS 13EG I NN 1 NG AT AN 1 RON ROD ON THE .WEST L I NE OF THAT TRACT DESCR BED BY DEED BOOK 396 PAGE. 615 , DEED RECORDS, YIN /CH PO I NT BEARS N 00 '17 30" E 286 . 54 FEET FROM AN 'IRON ROD AT THE NORTHEAST CORNER OF THE PLAT OF HELM HE I GHTS , RECORDED IN PLAT BOOK 78 PAGE 47; FROM THE PO I NT OF BEG I NN NG THENCE $ 89 '42 30" E 129 93 FEET TO AN IRON ROD; THENCE N 00 17 30'' E 211 . 23 FEET TO AN I F?ON ROD ON THE SOUTH LINE OF BULL. MTN . ROAD AS DEF I NEI) BY WASHINGTON COUNTY SURVEY NO. 23 , 997 WASHINGTON COUNTY SURVEYORS OFF I CE ; THENCE ALONG THE SA I D SOUTH LINE S 78 27 29" W 132 . 75 FEET TO A PO I NT ON THE WEST LINE OF THAT TRACT AS •DESCR I BED BY DEED BOOK 396 PAGE 615, DEED RECORDS; THENCE ALONG THE SAID WEST LINE, S 00 17 30" W 184.0.1 FEET MORE OF LESS TO THE PO NT CF BEG NN I NG. CONTAINtNGO.58 ACRES MORE OR LESS. "veater.-- REGISTERED PROFESSIONAL: D SURVEYOR 211.1979f).7%4 PREDERiCK M. GAYLORD 9 2 9 INTRODUCTION: This application seeks approval of a Comprehensive Plan Amendment and Zone Change This a licaticin p for 7.73 acres of land located on Bull Mountain Road near Highway 99W. The subject property consists of four parcels: Tax Lots 1300 and 1400 of Assessor's Map 2S 110 AC, which are, zoned C-P, Professional Lots 1600 and 21001 of Assessor's rofessional Commercial, and Tax Lo Map currently a City ,.g l'uia 2S ,1 BD, are cur y p ndir��g annexation to the Ci of . dare 110�D ' i and an with Washington County's R -6 district (Residential • 6 Units Per Acre). The appli- zoned wit ' scant is requesting that the City's Medium -High Density. Residential comprehensive plan designation be applied to these properties and that they be zoned R -25. This report has been prepared on the behalf of the owner of the subject property, Mrs. Phyllis Anderson. This report will demonstrate that the proposed Comprehensive Flan Amendment and Zone Change are consistent with applicable Statewide Planning Goals and the policies of the City of Tigard Comprehensive Plan. EXISTING LAND USE: A. Site: Two single-family dwellin gs are located on the subject property. The applicant s residence is situated on Tax Lot 2100. A rental home is located on Tax Lot 1300. The balance of the site is vacant. Adjacent Properties: j Commercial. A East: The property to the east of the subject site is zoned General P P � service station and car wash are located in the southwest quadrant of the 13u11 Moun- tain/Pacifc Highway intersection. A restaurant building, currently vacant, is located King Church ' UTCh 1S site station. Christ th • . Lutheran between the subject site and the seance.:..., this the Kui Lu located on the north side of Bull Mountain Road at ti intersection. North: rth: Two parcels are located immediately t o the north, across ss Bull Mountain 'Road, from the subject p r pe ty Om parcel developed with St. John's Epi sco p al Church and th e other contains one 'sin le family dwelling on a lar g e, redevelopable parcel. This area is zoned R-2. " zoned R -6 by Washing- ton i5adjoining single-family residents acter and zo g- • .. West: This area . is able of being rede- veloped al an char ton County. The tY• P are large lots which capable g parcels, ch are c veloped to higher densities under existing zoning. South: Property to the e southw est of this ' site,- at the intersection tersection of Beef Bend Boa and Pacific Highway, d is zoned R -40, High Density Residential. This parcel is de- veloped with the Wellington Estates apartment complex. To the west of this apart- ment complex a new Subdivision, "gh as been recently constructed. ..... ,Helm Heights, ts, h t5 in this development are presently vacant. PHYSICAL FEATURES The subject property is located on a hillside which slopes to the southeast. Grades on this hillside are moderate, being in the range of 15 to 25 percent. The front portion of this site is open field, with back half being wooded with a i xcture of Douglas fir and deciduous 'trees. PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from an eight inch line stubbed to the north property line of the new Hume Heights subdivision or from the n existi g sewer line in Beef Bend Road. Access to sewer will depend upon obtaining easements from adjoining property owners at the time of development. There are no capacity problems in either line size or treatment plant facilities anticipated in serving the subject property Y under the proposed R -25 zoning. B. Water Service: Tigard Water District provides water service to the Bull Mountain area. Existing water lines in Bull Mountain Road along the street frontage of the subject roe are six inches in size. A twelve inch Highway j property �' water main is located in Pacific H at the Bull Mountain Road intersection, approximately 600 feet east of the subject property. It is likely that a new water line would need to be extended from this main to the subject property in order to service the proposed multi - family develop- ment. This improvement, if required by the Water District, would be provided .. concur - rent with the development of this site. C. Storm Sewer: Storm drainage in this area is presently limited to roadside ditches with culverts under roadways. As mentioned previously, the subject property slopes to the southeast, towards King City. In order to accommodate development on this site, a storm drainage system will need to be installed to carry water to the natural drainage - way ' ' Highway intersection. water detention wa at the Beef Bend Road/ Pacific iii. hwa intersection.. A storm wat system may be required in order to limit the rate of runoff to pre - development levels and mitigate potential impacts upon downstream properties. The most likely means of accomplishing this detention would be to install an oversized storm pipe in one portion of the on -site system and, through, the use of a restricted outlet pipe; use this storage capacity in the pipe to detain storm water durin g p eak rainfall periods. This issue would be addressed in detail at the time of development. D. Streets: Bull Mountain Road is a paved two lane street along the project frontage. Its y gn Frontage improvements to the intersection with Pacific Highway is fully signallized. �Fron roa roadway planned to be installed. development to bring the roadway at the time of surface to City standards. A separate . traffic study has been prepared to assess the �'' Y impacts of the proposed Plan Amendment and Zone Chan g e upon this roadway and the intersection with Pacific Highway. Please see this attached report for a detailed discussion of these issues. • COMPLIANCE WITH STATEWIDE PLANNING GOALS: The following LCDC Statewide Planning Ooals are applicable to this proposed Zone Change and Com p rehehs rve Pla n Amendment Application: Goal #10: wide adequate housing or the needs of the comnuunity, the n and the state. Comment: This proposal would increase the potential for providing adequate housing to meet projected needs in the City of Tigard. At the present time, 4.54 acres of the property are zoned R -6 which allows for the development of low density housing at a maximum of six units per acre (27 units). The proposed zoning . twenty-five units per acre would increase this maximum housing potential to gP (113 units). The 3.19 acres of C -P zoned property would also be zoned R -25 under this proposal, allowing for a maximum of 75 .dwelling units. Thus, the theoretical potential for provision of housing associated with this i site would increase from 27 units to 192 units. As a practical matter, however, multi- family developments in this area of the City rarely exceed 18 units per acre. p Housing ( 660 -07) interprets Goal 10 for the The Metropolitan Rule O.A.R. Portland Metropolitan Area. This Rule requires that the City of Tigard main- tain a vacant land inventory which averages 10 housing units per acre and maintains a 50-50 mix of single - family to multi- family development. According to staff, this requirement is currently met by the City, but is very close. If the City is to have fiexiibility, to consider Plan Amendment proposals from residen- tial to other plan designations or from higher to lower residential designations, a cushion is needed which will lance rovide for continued compliance p p ' with t his standard. The proposed Plan Amendment will assist the City in its continued compliance with the Metropolitan Housing Rule. Goal #11: Plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as the framework for urban development Comment: At issue under this Goal is whether the proposed multi - family residential with desig- nation is consistent desig- nation " h the level � of .:public. facilities and services which are presently y avail able. to the site or which can be, made available at the time of development. As discussed in the preceding section of this report, adequate rans ortation facilities can be made Water sanitary sewer, storm sewer, and transportation available to service the proposed R -25 zoning for this property. Thus, the proposal is consistent with the requirements of Goal 11. Goal #12: rri de and encourage a safe, cc onvenient and eco nomic teansportation system, Mmment: The designation of this site for Medium -High 1 ensity Residential development is consistent Goal 12. Bull Mountain :Road is a major collector street and � is, thus, suited for providing access to R-25 zoned properties. The site is in close proximity to Pacific Highway, a major arterial, and has quick access to shopping and employment areas. Tri -Met bus service is available on Pacific Highway appaately 600 feet from the subject site. Goal # 13: Conserve energy. Comment: Multi - family residential development is a very energy efficient residential land use. Because units share common walls, energy loss is greatly reduced as compared with traditional single - family detached homes. ; Thus, the proposed Plan Amendment atrtd Zone Change will foster a greater conservation of energy for home heating than does the existing designation. Further, the location of multi- family development in an area with quick access to public transit and close to the arterial system which accesses nearby commercial areas is condu- cive i to conservation of energy for transportation requirements. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES Policy1.12eI� -7 p of opened for amendments that consid- er Comprehensive Plan and each o its elements shall er compliance with the plans of the Metropolitan Service District (MSD) or its successor on an anneal basis, and may be so amended or revised if deemed necessary by the City Council. for regional igoals, objectives and Annual amendment and revision or with the above plans shall be consistent with any schedule for reopening of local plans approved by the Lad Conservation and Development Commission (LCDC): This pro vrsao r is not to be construed as waivin g an y legal rights which the C ity may have to challenge the legality of a regional goa4 objective, or plan provision. Comment: The proposed amendment is not related to regional goals and, therefore, the annual review requirement is not applicable to this proposal. I_;plementation Strategy 2. Pie Ili The Community Development Code (C.D. C.) shall provide quasi- judicial changes to the Comprehensive Plan ` Map w.. f, ich n- a a y 'be initiated b y affected part ies on a semi-annual nnua asis and approved it the City Council finds: a. The ahan g a rs : consistent with applicable pl an, policiest b. A change of physkal cimurnstances has occurfed sine the original designatio� A mistake was made in the origattul land use designation. 0 Comment: The proposed Plan Map Amendment is being, submitted in accordance with the en City's schedule for em- annual reviews. The consistency , ey of this application with applicable policies of the comprehensive plan will be demonstrated in this section of this report. The applicant is not aware of any mistake in the original land use designation of this property, however, considerable changes have occurred in this area which warrant a change in the designation of this site. The Wellington Estates project was developed along the southern boundary of the subject property and introduced High Density Residential development in this area of the city. A review of the Zoning District Map dated May 9, 1983 (As revised November 1983) indicates that this parcel was originally designated C-P, Professional Of -, flee. Since that time, the City has revised the zoning to 1t -40. The elimination of this area of po tential office development seriously erodes the ability of developing an office park envi- ronment in this area. The applicant's property which is zoned CO is only about three acres in size and is too small to attract this type of development in an area considerably removed from other office uses. The introduction of apartment development on the Wellington Estates site has served to establish multi - family residential as the appropriate land use in this area of the city. olicy d1.1, Page II3 The City shall' provide an opportunity for a diversity of housing wilier and residential types at various price and rent levels. Comment: See response under LCDC Goal 10. The designation of this site for multi- family residential use availability of affordable housing in the city would . e would increase the avails Housing .;Rule. . .- e cl City p assist the C� in continued compliance with the Metropolitan I'o 7.1.2. P I The C ity shall require as a pre-condition to development approval that: • Develo tne j coincide with the availability o f ,. adequate service ca ` Ncq ta n cl ud g• Public water, • Pblc sewer shall be re ed for new develop ment within the city unless the proper- t,' involved is over 300 feet from a sewer line and Washington County Health De- Pa riment approval for a pnvate disposal system %s obtained; ued, and n b rains • Stalin Drainage b. The facilities are: 1. Capable of adequately serving all intervening grope 'sties and the proposed develop- ment; and 2. Designed to City standards. c. All new development utilities to be placed undesgraur and olic►� 7. b 1. gage I_„ 148 The City shall require as a pre- condition to development that: a. The development be served by a water system having adequate water pressure for fire protection purposes; b. The development shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and c. The applicable, fire district review all applications. . These ' s should be fully applied at the time of application ' Design • . tion for Ues� Comment Then, policies these policies to be met at the time of development is an ty th Review. However, the ability consideration in this application for a Plan Map Amendment. The appropriate issue for consi pp availability of all required utilities has been addressed earlier in this report. Water, sewer, . fy, policy. and storm drain • ge can all be provided to this site rn a manner wla�clt will sates tlns The utilities will be provided concurrently with the development of this site, will be designed City placed the site will need to be to Ci standards, and will be laced under oua�d. Water . d accomplished by to constructing a new water upgraded..: to maintain fire protection. This can. be p 12y 8 line in Bull Mountain Road to connect to the 12 inch main at Pacific Highway. This can be accomplished at the time of development. Polcy 8 11. Pager The City shall plan for a safe and ef,icient street and roadway system that meets cent need and anticipated future growth and development. Comment: The traffic study submitted with this applicatiio that p ' rtf s D sed application demonstrates t the Plan Map Amendment and Zone Change will result in a land use pattern which is consistent with the capacities' of roadways within this area of the city. agre_uz.plaliza Tfie City shall encourage the expansion and use o public transit b of by: Y a. Locating land intensive uses in close proximity to transitways; Incorporating provisions into the Community Development Code which require develop- ment proposals to provide transit facilities and. Su rt 41 efforts by ?ii -Met and other p; f of po - Pl� g � y �� to Provide or the needs o the trans rta tior� disadvantages Comment. The location of a land intensive use . Density , Residential close proximity to the existing transit line on • in P Pacific such as Medium-High i�ensi Resi ty � Tic Highway �s consistent with this policy. The subject property is within 600 feet of this intersection. P©1 ' j 1dtige LI-6Z The City shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. and Policy 9.1.3. Page I, x62 The City shall encourage land use development which emphasizes sound energy conservation, design and construction: Comment: These issues are however, most appropriately addressed at the Design Review stage, the subject property ect is located on a south faring slope which affords opportunities for use of passive solar energy in the design of t development. a 'Tie designation of P 8Y design the future this site for multi - family development would allow the most efficient utilization .f on o.� this energy source. Policy 12.1.1. Page Il- ? The City shall provide for housing densities in accordance with: a: The applicable plan policies. b. The applicable locational criteria. applicable Community Development Code provisions: c Th ea Comment: The applicable plan policies are discussed in this section of this report. The proposed R -25 zoning is consistent with these policies. The ,locations' criteria for. the Medium High Density Residential designation are discussed below. The future develop- , Code merit of this site will be designed to comply with applicable Community Development Cod provisions regarding density. d.,ocational C to ion 3. Medium - z a., d� ted for h den on A. gf determinants 8na f The o f the plan map: actors will be the eternuna win p (j) Areas which are not committed to low density development Comment: The surrounding land use pattern contains a mixture of land uses inclu')ing: commercial, High Density Residential, churches, and single - family dwellings on large lots. The primary orientation of this property in terms of access and view is towards Pacific Highway away from adjacent single- . view ire Hi vda and awa �roim the ad fancily areas. Thus, this site and its immediate surrounding area are not commit- ted to low density development. (2) buffered from low density residential areas in order to maximize 2 Areas which can bu ere,,.. the privacy of established low density residential areas. Comment: Because of topography and existing trees on the subject property, this site can be suitably buffered from adjacent low density areas. The topogra- phy drops away from adjacent low density areas such that the visual impact of multi - family development can be mitigated. The existing trees on the site offer an opportunity to provide further visual screening. By taking access to the site gh y� from the portion of the property Pacific Highway, noise impacts traffic no e , ro closest to Pack ,Hi ova upon adjacent low density areas to the west can be minimized. (3) Areas which have direct ac arterial O access from a major collector or arterial street: Comment: This site has direct access from Bull Mountain Road, a designated major collector street. (4) Areas which are not subject to development limitations. Comment: The subject property is not located in a flood plain, area of high water table, or known geological hazard area. The subject property is located on, a moderate slope which should pose no limitations to the safe development of this site. • (5) Areas where: the edging fadlities tzve the capacity fora developnent. ei tl report, allA necessary public facilities are ar erut us Comment. As indicatede h port, 1"Y � available in adequate capacity � to service cc the proposed Medium-High Density Residential Y. Residential development on the property. (6) Areas within one quarter mile of public transit. Comment: Transit is available within 600 feet of the site at the intersection of Bull Mountain Road and Pacific Highway. The parking lot for the Christ the King Lutheran Church at that intersection serves, as a park and ride station. (7) Area s within one quarter mile fro m neighborhood and commercial shopping centers or business and office centers. Comment: The property immediately to the east of this site is designated for office Commerce development. General p `al development is located along Pacific, Highway, within one - quarter mile of this site 8 Areas ad acme to eit�' • rivate or blic rmanent open space. . �i � J Pit � Pe Comment: There is no public or private open space in the immediate vicinity of this site Open space can be p rovided ox site in developing the site Pl an for the future multi- family development. CONCLUSION The proposed 'Plan Map Amendment and Zone Change have been demonstrated' to be consistent with the Statewide Planning Goals and with the policx s of the Tigard Compre- hensive public facilities P hensv a Plan: All necessary . + . available serve the proposed P le to d services are av a Medium-High Density designation. ... The1proposed R -25 zoning will allow for greater energy l� ty P Po conservation and will provide needed affordable housing. specific criteria - �,.� s cifie locational c�teri f the Medium Hi Density designation Jilt eight . � gh ' factors to be .8 .. _:. : fact Medium-High _ ty gn considered ed m siting access to this able use. The subject site complies with all of these, factors except for immediate acre public or private open space, Needs for open space to service the fuedevelopment can be application meets with all pertinent criteria and approval is P �, ong ate. Thus this provided � P FP hereby requested. N88 4*'E 11111.4C S 99°49,'W 168.9', t4 ,49 S 89027'w 65.713' '2600 141 :11 r' WA$HINCPI"ON COUNTY DEPARTMENT OF AS.4ESSMRNT 6 TAX 1TIOU sv an" i'11 t+t ONE ?ittyitpt A'rallv�- r1''�c�:rl� cwitiotiY 16i t r;,1 k 1'Ciw.t .l at Li 11/141014.010- i it ”Nall 61,1144 Ii11 d. 010 4.0•44Jl• lilies •..pllN 11 Iii illy, ti 1lci/t .11111141 4144 + +• 1111: Bait, ;1l44 - $t3iI0_ 1161 1111. +ti.:` 1164 •4114, ,/i,ttipil //N '1 •1i Is I111il 4l !i i1 ilil lit. 1101114401 aoxjsa `Iaa'Qi;tIlftIlly H 1411144ii1 li of 1fi4afi LEGIBILITY STRIP tol , • w.-,11* AnVariM.1111W 111111111h. ■31 1311411.11 1111' ii,%3Nmaigaittl 1% 11 "11111111 11101111110 COUNCIL AGA;ITEM CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: August 11 1992 DATE SUBMITTED: July IPSUE/AGENDA TITLE: Comp Plan M PREVIOUS ACTION:A. �' - -0002 Ande so Council hrc co P1nct, C hi �Ytt A 92 � REQUESTED PD 8Y BY: � • DEPT READ CITY ADMIN OK BY: �xrhy / ti IS UE BEFORE THE COUNCIL City Comprehensive Plan Map to redesignate Should the r amend its Com rah p grate a 6.23 acre three parcel site on the south side of Bull Mountain Road from Commercial Pro es;venal (3.19 acres), and Low Density Residential (3.04 acres) to Medium-High Densit y Residential? Ap proximately 1.5 acres of ?pow Density Residentially* designated land has been removed from this proposal since the application was presented to the Planning Commission and Council. STAFF . RECOMMENDATION Approve the Comprehensive Plan Map change as currently proposed. Direct staff to prepare an ordinance and findings. INFORMATION SUMMARY The subject 4 ro erties are P P presently outside the. City .limits but within the City's planning area. The applicant has an application for annexation pending. The property is currently zoned R -6 (Residential 6 units per acre) by Washington County. Since the May 12, 1992 Council meeting, the applicant met with nei ghbors of • e and agreed to u density si g le- fama. y residential for the western 1.5 acres of the applicant's property so as to provide a buffer between properties to the west and future multi - family development of the subject A revised applicant's statement has been submitted for City Council review. A revised - staff report has also lso been included. Staff has determined that the revised application did not necessarily have to be 2 for Planning .. packet material of May returned 12, 199 to the further n Commission for review. See ackes ter t ma information on the original proposal and Planning Commission hearing minutes. Staff finds that the applicant's revised statement demonstrates consistency g .p,. y Plan policies with the applicable Statewide Plannin Goals and Com rehensa.ve' 'ties necessary for approval of the proposal. In addition, the statement now adequately demonstrates that there have been chan es in circ changecin affecting the site' s appropriate Plan designation as well a some change in compared , , community acceptance of multi- family residential, development of the site as pared. to its current potential for office development. Staff has changed earlier rrc- recommendation to approval of the proposed Plan Amendment. our ear �,er recomm • PROPOSED ALFERNATIVEs Deny the Comprehensive Plan Map change as Proposed and direct staff to prepare a resolution and findings. 2 Approve the Com PP reliensiv P � e Plan Map change as currently proposed. Direct staff to prepare P p an ordinance and findings. No direct impacts cblcgia92 02 FISCAL NOTES. 1141101 Jill to ill 'b'''''• litisti •,s lli/ 11 11c -City of 11114ri otllltlis iiitri• pbii Isrtrraill,i Sonia 64111 strivers. 11li7• asttoo- .Firir/lil lsas ail to totalled It to 'sod s l!! tdditisssl K 4 P T B i.sliliil .i4/et latirpsslstlit tits to dslsiaisit.►1 ETIZiiinsii 11e ditty of Ilford. _116,166112) / 406 ($2111112) a. J STAFF REPORT TO THE 'CITY COUNCIL HEXING DATE: August 11 1992 7 :30 P.M. HEARING . LOCATION: Tigard City Hall ' -►' Town Hall. 13125 SW Hall" Blvd- Tigard: OR 97223 TOTE: THI REPORT T- t� �1 r 8D -. � • - � .�. T THAT 6�1A' _PREVIOUSLY R VIEWED BX THE CITY • l OU1�101L,,_ ,AND THE _PLANNING_ MMI ION WITH REGARD TO THIS APPLICATION. 1 GN JULX 9 1992 THE DENLI SUBMITTED A RED► ISED REOUES'd! REDUCING THE AMOUNT OF LOW NTIAL DESIGiJATED LAND THAe IS BEING REQUESTED TO BE REDESIGNATED FOR MULTI- FAMILY RE IDENTIA, DEVELOPMENT. .. . YDE LOPMENT . IN ADDITION THE APPLICANT HAS SUBMIT'ED A REVISSED STATEMENT I! PPORT OF THIS APPLICATI�QN. THIS . STAFF REPORRESPONDS . TO THE '.. REPORT THROUGH —. S TO THE I EARLIER REQUEST STAFF D REPOTEMENT B G INS TING NEC�SSARX CHAlIe1GE UNDERLINING* AND BRACKETING' LANGUAGE THAT IS NO LONGER RELEVANT DUE T THE CHANGED REQUEST. FACTS 1. General Information CASE: Comprehensive Plan Amendment CPA 92 -0002 REQUEST: Plan Ma p Amendment from Commercial Professional (3.19 acres) and Low Density Residential 3L04 4 ( [ .54, acres) to Medium -High Density Residential. • APPLICANT1'OWNERoPhyliir, Anderson c/o Roger Anderson 8865 SW Center Street Tigard, OR 97223 AGENT: Planning Resources, (Rick Givens) 6564 Lake Road Milwaukie, OR '97222 LOCATION: 11550 SW Bull Mountain Bead and abutting properties. The frontage the site extends from a roxLna ; feet west of SW Pacific Hi hula PP to -v 500 feet t' 0 1 fee g' Y PROPERTY DESCRIPTION: l'WCTM 251 1OAC, Tax Lots 1300 and 400 and 1 ;apgroxmately.3 » 04 acres WCT . ,.. o� .. Tai 2S1 10DB Tax Lot[ s] 2100:.. Land 1600]. CURRENT. ZONING: Washington County's R -6 zone (Residential, 6 units per acte) • n 7- . Background Information The subject properties are within Washington County but are within the City of Tigard's planning area under the terms of the long-standing intergovernmental agreement between the City and County. The City of Tigard's Comprehensive Plan Map designates signates tax lots 1300 and 1400 for Commercial Professional use and tax lots 1600 and] 2100 for Low Density Residential use (See attached City of Tigard Comprehensive Plan Land Use Map). Washington County currently has all of the subject Y Y ct properties zoned R -6 (Residential, 6 units per acre). The owner of the subject properties has petitioned the City and the Portland Metropolitan Area Boundary Commission for annexation of these properties to the City of Tigard. The City Council and Boundary Commission reviews of the annexation request are yet to be scheduled. Cn April 20 2, the Plannin Commission reviewed this pp 'cation aublic hearing. At hat t_re_z_ however, the proposed redesiqnation to Medium-high Density Residential included approximately 1.5 g acres f currently ° y. sidenti.al aandtonnthe� western portion Dens�.t Re . p this site. The Planning Commission unanimous) recomunended denial of the application as _it _was proposed at that time. The application was forwarded to the City Council for review at the ouncil °s Ma 12 1992 meetin.. Prior to the council receiving oral' comments on the proposal, the applicant re u ested that the Council's hearing on the item be continued to allow the a licant to meet with nei•hbors of the site to see if modifications to the ro sal could be made that mi.ht.make the re..''est more acceptable to the _ unity: On July 9 3992 tine applicant submitted the current revised request and the revised applicants statement. The applicant also requested a further i l�� Qu t ., continuance of the Council s hearing on this matt allow the community and the ,_,City's staff time to res.ond r ond to the revised - est. _ . The Council continued the hearing_. to. August 11� 1992 . Proposal Description The application requests a Plan Map Amendment from Commercial Professional to Medium High Density In addition, t 19 acres lots 1300 Residential for the 1400. , the application in t he tax requests a Plan Map Amsndms3nt from Low Density Residential to Medium MediUm High Density r�`i,d vial for Approximately. 3.03 acres [the �,..3 03. Washington County's R -6 zoning tax;. Yot[s 1600 ' and] 2100. ] included gt y oning for these prop�:rties would not be affected b.._: the y proposed ..Comprehensive. Plan • J Amendment( , but]; however] the zoning is proposed to be changed through the annexation request.' The application package includes n applicant's statement Sul 9 192 prepared by Planning Resources, Inc: d t and ,a traffic study prepared by Keech Associates, Inc. in nt's statement ication. Tne applicant's support of the appl pp assumes that R -25 zoning would be applied upon annexation to implement the Medium -High Density Residential Comprehensive Plan designation. • Vicinity Information The applicant's statement at pages 2 and 3 includes details on existing development on the subject proPerties and surrounding area as well as information, on public facilities available to serve future redevelopment of the site. • Agency and NPO Comments THE COMMENTS BELOW ._ RELATE TO THE PROPOSAL . AS IT_ WAS PREVIOUSLY PRESENTED TO THE PLANNING COMMISSION, AND THE CITY COUNCIL. DUE' TO THE RELATIVELY MINOR'' CHANGE ' IN THIS; APPLICATION WITH REGARD TO THE SERVICES OR FACILITY RESPONSIBILITIES OF THE COMMENTORS LISTED BELOWI„_CITY STAFF SUBMITTED THE REVISED APPLICANTS STATEMENT FOR # D ANTICIPATED COMMENTS ONLT. TO MO 3 AND CPO X48 IS ON ADDITIONAL _ THAT' . THE NPO AND CPO WILL HAVE CO N THE REVISED PROPOSAL PRIOR TO THE CITY COUNCIL HEARING ON THIS MATTER. ANY COMMENTS RECEIVED FROM THESE GROUPS WILL LIE FORWARDED ED TO THE COUNCIL AS SOON AS POSSIBLE AFTER RECEIPT._ g p. p rta r ion- Highway Division, The Oregon De artment of Trans o ' the Tualatin Valley Fire and Rescue District, Tigard School District 23J, the City of Tigard Building Division„ PGE, GTE, and the Tigard Water ' District have reviewed the proposal and have offered no objections to the proposed redesignation« The Tigard Water District, notes that any future development of the site however, notes above elevation 295 above mean sea level, under either the existing or proposed zoning, will. require an extension of the water main from the West in order to have adequate water pressure. NPO #3 opposes the proposed Plan redesignation. The NPO qu .. re is adequate sight distance along estion�s Whether the B _ ountai.n intensive development of d, to allow for this property !Wad. NPO also comments that access' for this property should be coordinated with properties to the east of these ' se p ro perti es. Those properties are also designated for conunercial development. • (Vicki Artis, a neighbor of the subject properties, has submitted a letter ,.n opposition to the proposal. That letter is attached to this report.] . FINDINGS AND CONCLUSIONS The relevant criteria in this case are Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; Tigard comprehensive plan policies 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, sa 2.2, 9.1.2 and 9.1.3, and Chapter 12.1.1, the locational: criteria for d the change or mistake residential Plan deli a.on�s ; an 9n at quasi - judicial map amendment criteria of both Comprehensive Plan Policy 1 y mmunity Development Code Chapter �.'. � and Co 18.22. The Planning Division concludes that, the proposal is consistent with the applicable Statewide Planning Goals and Guidelines based upon the following findings: 1. Statewide Planning Goal #1 (Citizen Involvement) and .. n Ti ga nd Comprehensive Plan ..P olic a 2.1. 1 are supported uppo rted because the city h as adop ted, citizen involvement program including review of all land use and develOpment applications by City established neighborhood planning organizations (NPOs) and nearby '+!ashington County established communit lannin . organizations '(, j.. y p g g CPOs 1�PO #3 and CPO #4B have been provided with an opportunity to . •s .. - w. review, both the on g. anal xnrop Deal and the re�ri�ed proposal submitted on July 9, 1992. [The NPO's comments have been included in the staff report. NO comments werr.: received f CPO.] addition, all public notice pp � from the CPO. In addx.to tion have been,, requirements related to this application la.ca satisfied. 2 Statewide Planning Goal #2 (Land Use Planning) and the quasi - judiciLil plan and zone change approval standards of Code Section 18.22.040' and Implementation Strategy 2 under Plan Policy 1.1.2 are su orte d because the City has app lied all applicable tePlanning lMCi t of Tigard Compreh ensave Plan Policies, and Community Development Code requirements to the review of this s Deal, as p described in this report. The City of �co • s of government Tigard has notified oth including . Washin . on County, f the Ore n� De - �ent of 9t Y► g P��► Transportation lughwaY Division, and the Oregon P sal. ervice and uti .it: r vidin a enct of the C9 Department of Land Conservation and Develo agencies have: also bee notified of the proposal • - A w Goal #9 (Economy of the State) nay •be supported by the proposal, although the. proposal would reduce the City's inventory of developable ''commercial land, because: • a. The reduction in. Commercial Professional designated • land •proposed is not a large amount , compared to the total, mount of developable; Commercial. 'Professional designated land in the city. City LPlanning Division staff are not aware of ,any' prior significant interest by others in development of tax lots 1300 and 1400 with u es permitted by the current Commercial Professional Plan designation • • applied to a portion of the site,, or developmment of other properties in the general area •of the site with uses permitted by the C -r, gone. ' The amount of undeveloped and under-developed Cc- mmercial Professional designated properties in the City may • • indicate that the proposed redesignation would not result in a 'shortage of a currently needed type of commercial opportunity. b. The proposed redesignation of the Commercial Professional portion of thin site may be short sighted in that long range planning interests, such as the Regional Urban Growth Goals and fblectives program of Metro, urge the integration of employment opportunities in close proximity to housing opportunities. Removing the opportunity for development of office development of this site f_ . ` strictly residential ch is close to a large, strictl area to the west may be viewed as contrary to those goals and objectives. On the, other hand, allowing multi-family development p other comm�erci devel© merit on this sloe near oth ally zoned developable or developed but under- utilized properties may provide an attractive mix of land uses , thereby helping g spur further commerc' :ia development in the general area, although these other nearby properties are designated for Genera. Commercial use rather than Professional ;Comm lercia"� use. In that way, the City niay find that the proposed redesignationn is supportive of tie . r . j ctives through supporting existing owth Goals and Ob e . . pp tl gg exi ing commercial development ad acent 7 to residential areas. Goal #10 (Housing, would be supported because the proposal Would provide for additional hour ing> Pp promoted by - ty s p, ....ive ' R�al+e hens opportunities as romoted Jb the Cs V s Cons ra tT titan Housing (Oregon. Plan and the Metro. Mxnina st rati a guleSi Chapter 6 � 0 Division Metropolitan Housing yule requires that the Cit y i m) aintaine a minimum housing opportunity rate for developable, land. of 10 units per acre and a minimum 50/50 opportunity mix for single family and multi- family housings Approval of the proposal would increase the inventory of developable residential land within the City's planning area by 3.19 acres and would provide increased housing opportunities on the City's developable residential lands by a total of In [ 165) dwelling units at a. ma ciinuns m density for this e of 25 __ ite_.uer Aare. This would increase. the City's housing opportunity rate further beyond the 10 unit .per acre standard. Approval would' also provide increased opportunities for multi - family development relative to single family only opportunities. The proposal would be consistent with the public facility objectives of Goal #11 (Public Facilities and Services) becaus adequate public facilities y exist at or e ate pub ies presentl ner t he site to serve development at the residential densities proposed b the requested d by the W ter District owever�lsneamer�dment note y , . however, p al °attention paid design of water fa cilities to will need to be aide to the serve topography. development this site due to the site's t s Engineering Department artment has ec hoed 4 g P this concern hwi with regard to future s ecific design P esign considerations related to stone drainage and sanitary sewers, although the overall storm sewer system and the sanitary sewer systems have adequate capacity to serve development of the site under either the proposed or current Plan designations. . Goal #12 (Transportation) and Goal #13 (Energy Conservation) may be satisfied through providing an opportunity for an intensive land opportunity use � (multi-family to be adjacent to a major tra • development) transportation corridor (Pacific Highway) that presently is served by Tri-Met buses. In addition, the proposed redesignation would provide housing opportunities near a substantial amount of existing retail and service opportunities (Canterbury Square shopping center). The convenience of nearby FP transit service and commercial opportunities to a hi h development can result in lesser needs f trips for individual vehicle tri on overcrowded roads companion , sand �a corn anion benef �.t of lesser energy resource use. , Y generally �' � d be Therefore, the land, use attc.rn that would proposal of these Statewide ro sal would be supportive. furthered by the _ to de Goals although, as noted under 3a above, the current mix of Plan designations may alsO be seen as supportive of these Goals as well. The subject site is located along a major collector street 511 Hull fountain Road. S eclfic design �' :' � P ` gn ooncer'ns related to access to this road will need to be considered in the development process for future development a under either' the current or proposed osed of the site p p Plan designations. The Planning Division staff has determined that the proposal is largely consistent with applicable policies of the Comprehensive Plan based upon tie findings noted below' ? Plan Policy 6.1.1 is supported_ because the proposal would provide the opportunity for additional multi- family development and would increase the net housing opportunity on buildable lands in the City. This is detailed in the discussion for Statewide Planning Goal 10 above. 8. Plan Policies 7.1.2 and 7.6.1 are satisfied because e adequate public water, sewer, storm sewer, fire and rescue, and police service capacities are available to s ( serve potential development on the subject properties. Specific concerns related to extension of utility services to the site or analysis of storm drainage provisions will need to be considered in the development review processes for future development of the site. 9 Plan Policy 8.1.1 commits the City to plan for a safe and efficient street and roadway system that meets current needs and anticipated future development. It is difficult to determine whether the proposed Plan cedes i. nation would b' g be supportive of this. Policy because theoretical traffic generation figures fur development of typical uses and intensities under the current and propose study designations are relatively. similar. The proposed Pi y . by applicant assumes tud submitted b the applca . development of the current Commercial Professional designated portion of the site with medical and dental offices which has a high traffic potential. Because of this assumption, the traffic study is able to conclude that development under the proposed multi - family residential redesignation would result in less traffic than development under the current mix of Plan g ig be true comparison ofS o "worst case" development situations, tuations it is difficult to make assumptions at this point with regard to types or intensities of development under either the current or proposed Plan designations. Questions related street improvements q y 9 d . . .... necessary t should not be at issue with this proposal since the proposed posed redesgnation would not appear to significantly affect traffic potential front the site. These issues will need to be reviewed closely, under the site development review traces Y for arty development of the site. k 1®. Plan Policioe 842.2 and 9.1.2 would be satisfied because Tri -$et offers bus se rvice On SW Pacific Highway approximately 500 feet from the eastern edge of. the site. In addition, a variety of commercial and e y � s.�rvice ■ • opportunities exist along SW Pacific Highway relatively close to the site Therefore, the proposed redesignation would locate an intensive type of development within close proximity to an existing public transit route and needed retail serviced supportive or residents" needs, thereby encouraging a reduction in energy consumption as compared to typical suburban development patterns. M I 11. Plan Policy 9.1.3 would be supported because. the proposed redesignation would allow for the possible development of passive solar designed multi-family residential units maximizing the site's south facing orientation thereby resulting in reduced energy consumption as compared to building residential units at a less favorably situated site. This is not to say that the 'isame 'benefits could' various Pm �` not result from development of v ous used the current Plan designations. 12. The locational criteria specified in Plan Policy 12.1.1 for Medium -High Density Residential use are satin .ied for the following reasons: a. The subject properties are not committed to low dolsit deveia p meet. As the applicant's licant's statement Points out , the surroundin area co ntains ;quite a mixture of land uses including' multi - family' residential development immediately to the south- Density buffering, and screening �a �.t y transition requirements of the community Development Code may be used to help make future development on the subject properties compatible with neighboring low density single family residences to the north and west. In addition, topography and existing trees, could also; be utilized to buffer multi - family usage on this site from those neighboring single family residential areas. The subject parcels have direct access to SW Bull; Mountain Road, a major collector street. The subject properties are also in close proximity to SW Pacific Highway which is functionally classified' as an arterial street. d evelo pea ent limitati ons affecting the properties, such dB flood i ai s excessively' steep slop s poor drainage', are n of evident' Essential public facilities are resen to serve future develOPient on the propertles , althou h. extanSions of •ae l servic e f acilities to the site :iteel f " will be necessary with. development of the site. It appease that these facilities and services Ila4e sufficient capacity to aerate any t. •r increase in demand caused by development of the Bite. Public transit is available on SW Pacific Highway, approximately 500 feet from the site. The properties are located within one quarter mile of commercial service and retail opportunities in the Canterbury Square shopping center to the north on Pacific Highway, as well as the limited commercial opportunities provided at the nearby Texaco site as well as opportunities that may be developed on the C -P zoned property directly to the east of the site. . The applicants anticipate that privats open space a as well as recreational facilities will be provided as p rt of development of the situ. There is no existing or planned public or private open space anywhere near the subject site. 13. In order to approve a quash- judicial amendment to the Plan and zoning maps, the City must also find that there is evidence of a physical change in the neighborhood or community which affects the subject parcel. Alternatively, the City must find that .there has been a ,mistake or is :consistency *Wade in the original designation of the Parcel (Comprehensive Plan, Volume 2, Policy. 1.1.1, Implementation Strategy 2; Community Development Code Section 18.22.040(A)) The applicant's statement, at page 5 asserts. that_. [concedes no] '. g concedes tha no mistake was made in the original designation i gna p with the [Low ton of a ortion of ..the site wit Density Resident ial and] Commer cial Pr ofessional Plan designation og h� _t eo p m eat �as often a com lish on ill. de s s . Po =tions of the subject ect site contain The a li�cant states approximately► 15 percent grade. p�l� o p that multi- family. P more readil accommodated on stee sites � .,, .. develo.ment can be cause, of the use of smaller buildin s than typical foundati.ans between f betty eildings and the ability to s�= asserts is The applicant's statement sserts that "the re en onatiautesa develo ment. ce of a stee hillside on this, ��.� l which the 199 83 d_ ee ig „nation did ;not, account and anon . f therefore or w icat � on of the► C -P de � the designation to this site should be _ shoal - �� take �. 3tion uplica 43t� oche • . e r nt that l the esubstantial one cf 15 * 2 percent on portions of this site iva typically not conducive (though_ not necessarily cQ . = y reetrictive afor tvoical office devel� m e nt. demonst ted b the Council ' s a • o royal of the Triad apartment s f . a.ilar to the subject site's can be con. ,q w attractive for znu .ti -fa nil d®velaa �8;taf therefore finds that a mistake nnav biavre beet made ,n dlesLgnat n a ,portion of the sect site omnnercl.al Profess ion nl due to the development l citations "'irnpo byv the ui,te's slope on the construction gl_typipALsallsaLjk%Lldin.s found in that zone. However th ou also could re'ect that aunt and find that no mistake was made with re • and to this . desicnn and that thfty was aware of the constrain is ipose the site's stand intended that the site be developed,ith something more innovative than typical o ff.to development. Staff recommends; finding that a mistake had been made. The apply.. :•ant also argues(, however,) that the Plan .hmendinent and Zone Chancie '(CPA 4e- 84LZI14: -84 approved Nay subsequent develor-:mae: t of the Wellington Estates condominium complex wIth t occurred subsequent to the original designation of the subject properties with their current Plan designations constitutes a substantial change in circumstances in the , neighborhood of the .'ite that affects the subject properties. CPA 4 -84 redesignated the Wellingon Estates site, from the Commercial Professional Plan desigation to High Densit Residential t ,Fith R-40 zoning . The ap�p1ican ' s statement says that. °the elimination of this area of :otential office d.evelo •merit seriousl eroded the .feasibility of developing an office park in this area as it removed access to Beef Bend Road. As a result, all of thJ impact of office related. traffic 'would fall upon Bull Mountain Road rather than being split between two intersections with Hichwaw� discussions with residents of the, area indicate that, this potential traffic ' im pact, 'coupled' with what they _erceive as an intrusion of commercial development,. into a residential area would be very undesirable. [ ".. the introduction of apartment development on the Wellington Estates site has served to y residential as the appropriate establish multi -family resident ail land use in this area of the c'ity. } [While staff concedes) Staff concurs that the rezoning of the Wellington Estates site and the subsequent development of apartments on the Wellington site was certainly a change in physical circumstances affecting this area. This than • e has remove e • .tential for developing these parcels 10 l.ntly with possible road connection. to Beef Bend .;Ro , the current ap siication has n, de neigh rs Aof t"hu.. sect site 'aware. � s.Tiw.�..Ymumoriw a®e of the . site's current: Plan , des d.. to tential n eigt for office development. y r ire aapbarently unaware of this develo e a sand have redlesiinatio��to��ed � � s the � g but. B1an esse eT h' n.lsl en i also LEGIBIL.ITY STRIP the current P1an des .gnation because of pow nt'ia] ff c conflicts and feel j gs of .nco patibilit between. differing b nd uses These n �rhbors should understand that due to t ro im of this a ze...g_kcifi..g_i_litwa Y and the intensive deveoprnent that necessarily sexists alon such a roadwa, ,_there has to be some interface between different land uses in this area. That interface has • reviousiy been established by .the Comprehensive Plan to the Anderson rrties in the boundarybetween Commercial e e ® gal Professional and Low Densit Resdent�,al, designgtions. It would be very diffi.cu .t for ;the City to now down -zone the, ,al ij her intend .t desae, nested but as' et undevelopd prpo interface between uses further eastward to "protect" the low density uses tom e west but to diminish the values of these properties. However, the current proposal offers to replace he' current potential for office development with a possibly more acceptable ential use from the n g v , t While this change in the neig hbors awareness otential _ of the subject site and possibly a chances in what the neighbors feel is an acceptable neighborinQland use is clearly not a char g a in physical circumstances i.t may be reason enough to tip the scale in favor of the_ City godifying the Plan designation of the site as rnguested. The a licant has offered to char e this a :lb • lication from how it was.ori•inall •ro•osed to essential) arantee residential deve � ting low -- :density a ph.s %cal separation between axis _ on the sub'ect potential multi- fami]: de elo.;�nent�ed b�, others and the b° t _throu.h removing some of the apolicant's property from consideration ation _ for intensification, This 'also should result in a less si•nificant increase in traffic on Bull Mountain Road upon development of the site than was assumed in the. _a • • l icant' s traffic stud :. This chap • a in the application should serve to make least somewhat_ more acce the ra Dees at �,___ ptable to the neighbors than has been reflected in tho earlier comments received by the Planning Commission and City Council. .[ it clear � xt is not clea how these prior activities now affect the subject property ways dictate hg, designation ofth subject site. Wellington Estates receives access from a different street than the subject properties. In addition, the southern slope of Bull Mountain in this . area is fairly steep such that it is difficult to say that the Wellington Estates site and the subject properties are closely physically related in a way that s.. 'hould require linking the us es of these different sites. In o staff does not f ind that the changes in this area subsequent to the designation of the subject properties o sefficiently affect t he subject pre p ertae s in ways that argue for the requested redesignationi' to Medium- High., Density Residential ` Plan designation.) '1 RECOMNENDATION The m Plan Ma. Amendment from Commercial fe sional to Medium Hi h. Densit Residential for the 3.19 acres included in tax lots 1300 and 1400 'and from Low Denssa y Residential to Medium Hic k, ° al for approxa..mately O acres Ineluded in tax Density 21�� Residential the ro seed r�desi atiora. would resealt n a split Plan designation for tax l.oi vor l of the redesi nation`re est should be e -- �- ._,�.J� ..�p � c� �tt�on this pplicant coittin to ad- ust the gro ert bouznda~ 9L.�. � cog�da,t�on the through either a°_ lot line ad ustment or aainor l s tax ion r.�.es for through ° '� and ,partition prior to or concurrent with any development application for the parcel. Staff recommends that the Council direct staff to prepare a clean copy of this staff report and an ordinance adox�tino the staff report as f .ndings in support of the Plan Map Amendment ARproval. g [While positive findings, or worst inconclusive findings, may be made for most of the a w applicable Comprehensive Plan ;gyp ]P Amendment approval criteria applicable to this proposal, staff does not find that there any really strong arguuments, in support of the proposed redesignation that would justify the change requested. Positive findings could also be made relative to the Plan Policies and locational criteria for the Plan designations already �' Residential • gn ady ap lied to the site as Re existing Commercial Professional and Low - densit well persuasive evidence been presented In addition, per v�.dence` has not showing that there has been a significant enough change in circumstances affecting this site to support the requested redesignation. It is important to note that the Comprehensive Plan requires this finding of change (or a mistake in the original designation) so as to require a substantial burden of proof that must be overcome to unseat the provided rovlded by the existing designations. The certainty provided by the existing Plan designation is obviously important for the ex ectationsy neig and, property owners and be unseated should only d if a substantial public interest can be served by the requested change. Staff finds that this burden of proof of has not been saisfied Therefore, based upon the he findings and conclusions listed above, the Planning Division that the Planning Commission forward a recommendation for denial of the request to redesignate the e sub e ct properties with the medium-High Density Residential Comprehensive Plan Map designation.] s i,/ ./A.0a„r 4;010: 7 ]P'RRP ..i IF Offer APPR.. a�dorf e' Sn f�VEC�� HY` s biek r' lor Planner late planner LEGIBILITY STRIP ,,. ,, bl aM rmah Ica ow, a: T ® a ,®®f®®®p uni % II 5. = 1� t r t1 .M monalmmi NM N ,. MeV I I;wIP.1 omei ig rim in. . f.t mil S.O. rs, i0714 6V 4. • A7 ANN6�. SOURC - 141992. P�• I PI July 9,1992 •.i!► r.JerryOff r ! • ., City of'Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 n 4. LANCE USE '& SITE PLANNING . ERVICES;: RE: CPA 92 -0002 Dear Mr. Offer: • As we discussed in our conversation of this date, my client wishes to request that the public hearing on the above -r�e Comprehensive . Plann Amendment application be rescheduled to the. August ferenced members rescheduled the gust 11,1992 City Council agenda. As you know, our meeting with me surrounding neighborhood has resulted in our reaching a consensus with those neighbors for a modified proposal. The essence of this modified proposal is to with- draw Tax Lot 1600 and an approximately one -third acre area surrounding the exiting home on Tax Lot 2100 from the proposed Plan Amendment application. This area would remain p �' plan designation and would be used for single family residential purposes. The balance s under the pm sent lan Lot Tax ot 210 0, as well as Tax Lots 1300 and 1400, would continue to be in -,. cluded in the application for a Plan Amendment to the Medium -High Density Residential (R -25) designation. However, as agreed with the neighbors who attended the meeting, the applicant will record deed restrictions on this proposed R -25 property which would limit the . a•` density of development to no more than 18 units per acre. A revised narrative is attached which modifies our proposal as described above and provides of applicable comprehensive plan policies. y... your discussion applicable p po ides. Thank you for our assistance in this matter a revised iSC1YSSYo y any information, please give If you need an further iriformatYO lease ve me a call. Sincerely yours, Richard Givens cc: Phyllis Anderson 6564 Si Lake Flood •y. • MIh is .hkie� Oregon 9722!, ERA tt L. ■ AY 0631 65- 2411) COMPREHENSIVE PL AMENDMENT ENT AND ZONE CHANGE APPLICATION Prepared by: Planning Resources, Inc.. -.rte LEA INTRODUCTION: This application seeks approval of a Comprehensive Plan Amendment and Zone Change for approximately 6.23 acres of land located on Bull 'Mountain Road near Highway 99W The � e Map g°he subject property consists of three parcels. Tax Lots 1300 and 1400 of A ssor's Ma 2S 1 10 Al which are zoned C-P, Professional Commercial, and the southeasterly portion of Tax Lot 2100 of Assessor's Map 2S 110 BD, which is currently pending annexation to the City of Tigard and is zoned with Washington County's R -6 district (Residential - 6 Units Per Acre). The applicant is requesting that the City's Medium -High Density Residential com- prehensive plan designation be applied to these properties and that they be zoned R -25. This report has been prepared on the behalf of the owner of the subject property, Mrs. Phyllis Anderson. This report will demonstiate that the proposed Comprehensive Plan Amendment and Zone Change are consistent with applicable Statewide Planning Goals and the policies of the City of Tigard Comprehensive Plan. EXISTING LAND USE: A. Site One single - family dwelling is presently located on Tax Lot 1300. The balance of the site is vacant. Adjacent Properties: East: The property to the east of the subject site is zoned General Commercial. ,A service station and car wash are located in the southwest quadrant of the Bull Moun- tain/Pacific Highway intersection. A restaurant building, currently vacant, is located between the subject site and the service station. Christ the King Lutheran Church is located on the north side of Bull Mountain Road at this intersection. North: Two parcels are located immediately to the north, across Bull Mountain Road, from the subject property. One parcel is developed with St John's Episcopal Church and the other contains one single - family dwelling on a large, redevelopable parcel. This area is zoned R -2. West: The balance of Tax.Lot 2100 (which contains a single family home) and Tax Lot 1600 are owned by the applicant. These properties, as well as properties further to the west, are zoned R-6 by Washington County. South: Property to the southwest of this site, at the intersection of Beef Bend Road i Highway, ; i ensit Residential. This parcel is de- veloped Pacific �s zoned R �0, High y Residential. - veloped with the Wellington Estates apartment complex. To the west of this apart- ights, has been recently c r Y r apart- ment comp , onstructed. Lots complex a new subdivision, elcn Heights, in tins development are presently vacant. I. L. PHYSICAL FEATURES: ES:'` The subject property is located on a hill. de which slopes to the southeast. Grades on this hillside are moderate, being in the range of 15 to 25 percent. The front portion of this site is open field, with back half being wooded with a mixture of Douglas fir and deciduous trees. PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from an eight inch line stubbed to the north property line of the new Hume Heights subdivision or from the existing sewer line in Beef Bend Road. Access to sewer will depend upon obtaining easements from adjoining property owners at the time of development. There are no capacity problems in either line size or treatment plant facilities anticipated in serving the subject property under the proposed R -25 zoning. B. Water Service: Tigard Water District provides water service to the Bull Mountain area. Existing water lines in Bull Mountain. Road along the street frontage of the subject property are six inches in size. A twelve inch water wain is located in Pacific Bull intersection, approximately 600 feet east of the Highway 13u1� Mountain Road flniersec subject pthe It L likely that a new water line would need to be extended from this property. Y main to the subject property in order to service the proposed multi- family develop- ment. This improvement, if required by the Water District, would be provided concur- rent with the development of this site. C. Storm Sewer: Storm drainage' in this area is presently limited to roadside ditches with culverts under roadways. As mentioned previously, the subject property slopes to the southeast, towards King City. In order to accommodate development on this site, a storm drainage system will need to be installed to carry water to the natural drainage- way at the Beef Bend Road/Pacific Highway intersection. A storm water detention system may be required in order to lirnit the rate of runoff to pre development levels and mitigate potential impacts upon downstream properties. The most likely means of accomplishing this detention would be to install an oversized storm pipe in one portion of the on -site system and, through the use of a restricted outlet pipe, use this storage capacity in the pipe to detain storm water during peak rainfall periods. This issue would be addressed in detail at the time of development. Streets: . . a paved along the project frontage. Its D. Str Bell Mountain Road is p two lane street aloe f intersection with Pacific Highway is fully signallized. Frontage improvements to the roadway are planned to be installed at the time of development to bring the roadway surface to City standards. A separate traffic study has been prepared to assess the impacts of the proposed Plan Amendment and Zono. Change upon this roadway and P y: report detailed the intersect:, n with Pacific Highway. Please see this attached rc ,port for a discussion of these issues. 41 COMPLIANCE WITH STATEWIDE PLANNING GOALS: The following LCDC Statewide Planning Goals are applicable to this proposed Zone Change and Comprehensive Plan Amendment Application: mun e9' housing f community, the region and the state. Goal 1 ®. �avrde adequate h®�san or the needs �a c® Coamnent. This proposal would increase the potential for providing adequate housing to meet projected needs in the City of Tigard. At the present time, approximately three acres the property are zoned R-6, allowing for the development of low density housing y g a maximum of six units per acre (18 units). The proposed g potential twenty-five units p waling would increase this maximum housin otential to twen - per acre, but would be limited to no more than 18 units per acre under private deed restrictions, as agreed with adjoining neighbors. The 3.19 acres of C -P zoned property would also be zoned R -25 under this proposal, and would also be subject to the maximum density of 18 units per acre by deed restriction. Thus, the potential for provision of housing associated with this site would increase from 18 units to 111 units. The Metropolitan Housing Rule (O.A.R.. 660.07) interprets Goal 10 for the Portland Metropolitan Area. This Rule requires that the City of Tigard main- tain a vacant land inventory which averages 10 housing units per acre and maintains a 50 -50 mix of single - family to multi- family development. According to staff, this requirement is currently met by the City, but is very close. If the City is to have flexibility to consider Plan Amendment proposals from residen- tial to other plan designations or from higher to lower residential designations, a cushion is needed which will provide for continued compliance with this standard. The proposed Plan Amendment will assist the City in its continued compliance with the Metropolitan Housing. Rule. Goal #11: Plan and develop a timely, orderly andef ficient arrangement of public facilities and services to serve as the framework` for urban developrnenL Comment: At issue under this Goal is whether the proposed multi-family residential desig- nation is consistent with the level of public facilities and services which are presently available.to the site or which can be made available at the � y time of development. As discussed in the preceding section of this report, adequate water, sanitary sewer, storm sewer, and transportation facilities can be made available to service the proposed R-25 zoning for this property. Thus, the proposal is consistent with the requirements of Goal 11, 12: vide and encourage a safe, convenien 1 and economic traas �' system. td�aa� awn Comment: The designation of this site for Medium -High Density Residential development consistent with Goal 12. Bull Mountain Road is a major co hector street and is, thus, suited for pit viding access to R -25 zoned properties. The site is in close proximity to Pacific Highway, a major arterial, and has quick access to shopping and employment areas. Tri -let bus service is available on Pacific Highway approximately 600 feet from the subject site Goal # 13: Conserve energy. Comment: Multi -fanny residential development is a very energy efficient residential land use Because units share common walls, energy loss is greatly reduced as compared with traditional single - family detached homes. Thus, the proposed Plan Amendment and Zone Change will foster a greater conservation of energy for home heating than does the existing designation. Further, the location of multi- family development in an area with quick access to public transit and close to the arterial system which accesses nearby commercial areas is condu- cive to conservation of energy for transportation requirements. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIE5 Polacy 1 �.2. Pa egg. 11 -7 The Comprehi.snsive Plan and each of its elements shall be opened for amendments that consid- er compliance with the plans of the Metropolitan Service District (MSD) or its successor on an y if necessary by the City Council. annual basis, and may be .so or revised �la�iae abon regional goals, objectives and for g g , Annual amendment and revision or compliance it ve plans shall be consistent with any schedule for reopening of local plans approved by the Lad Conservation and Development Commission (LCDC). This provision is not to be construed as waiving any legal rights which the City may have to challenge the legality of a regional goal objective, or plan provision. Comment: The proposed amendment is not' related to regional goals and, therefore, the annual review requirement, is not applicable to this proposal, 1 lementation Strategy 2. Page 11- The Community Development CAC shall rovide uasi- adicial changes to the Code by '� Comprehensive Plan Map which may be initiated ;y affected`' parties on, a semi` - annual basis and approved it the City Council.nds �. The change is consistent with aPplacable plan policies; h., A change e o h c g f physical p y � ircttrrastaanees has occurred since the a►raginal designation; or A n stake was made in the original land use designation, Comment: The proposed Plan Map Amendment is being submitted in accordance with the City's schedule for semi- annual reviews. The consistency of this application with applicable policies of the comprehensive plan will be demonstrated in this section of this report. Based upon our discussions with neighbors who live in this area, the most substantial change is in p the decreased viability and community' acceptance of the C-P plan designation which is applied to a 3.99 acres of the subject property. In 1983, the C-P designation was applied to Tax Lots 1300 and 1400 of the subject property, and to adjoining properties to the east and south. Thus, a substantial, block of property was designated for office campus development between Bull Mountain Road and Beef Bend Road. Since that time, the High Density Residential (R-40) designation was applied to the property immediately to the Fouth of the subject property. The Wellington Estates project was developed on that site. The elimination of this area of potential office develdpment seriously eroded the feasibility of developing an office park in this area as it removed access to Beef Bend Road. As a result, all of the impact of office related traffic would fall upon Bull Mountain Road rather than being split between two intersections ctions with Highway 99E. Our d s � � Y cussions with residents of the area indicate that this potential traffic impact, coupled with what they perceive as an intrusion of commercial development into a residential area, would be very undesirable. The proposed multi - family designation, with a deed restriction limiting development to no more than 18 units per acre, was felt to be a more acceptable land use than the present designation. • applicant believes that the application of the C -P designation to a major In a licant portion of the did addition to the p subject property was ill advised in that it di not take into consideration the difficulty of developing commercial uses on hillside sites. The subject property contains slopes of approximately 15 percent grade. Because of the size of commercial buildings, office development t is difficult to accomplish on hillside sites. Multi- family development can be accommodated much more readily • g and the ability to step foundations between sites because of the use of small buildings .,` ea o on such sYt y p n units. The presence of a steep hillside on this P Y development a develo treent limitation which the 1983 designation did ere con segnateon did not ac- existing C -P designation to this site should be considered ! a flaw, o therefore, the application of the ex�ste r mistake, in that plan designation. The approval of the High Density Residential designation and the subsequent development approval � P nt of the Wellington Estates protect immediately to the south of the subject site served to introduce iilu lti- family residential development into this area. This change in circumstance must also be considered in reevaluating the appropriate la n d use designation on for the subject property. The Comprehensive Plan des not indicate -how great a change g i P ' ,... ....., .:; ., a or IH]flS � . in13St' be ii1 �►rder to approve an amendment..of the Plan Map. In this instance, however, the applicant be- lieves that the change in community perception of the C-P designation, the decreased viabil- ity a of that. designation d to closure of a potential ,through connection to Beef Bend Road, ty' gn u�� t the failure of the 1983 Plan to consider the impact tat hillside development upon the viability r M• '• • � M1 • of commercial development, and the introduction of the high Density Residential designa- tion on property immediately to the south ,of this site, add up to sufficient grounds for the City to reconsider the land use designation of this property. Polite 6.1..1. Page J1 -33 City shall provide an oppo ityfor a diversity of housing dens ties and residential types at va us pri r ce and rent level Comment: See response under LCDC Goal 10. The designation of this site for multi - family residential use would increase the availability of affordable housing in the city and would assist the City in continued compliance with the Metropolitan Housing Rule. Policy 7.1.2. Page II-41 The City shall require as a pre- condition to development approval that: a. Development coincide with the availability of adequate service capacity including: 1. Public water 2. Public sewer shall be required for new development within the city unless the proper- ty involved is over 300 feet l, from a sewer line and Washington County Health De- partment a pp ro yal f or a private disposal .system is obtained; and 3. _ Storm Drainage. . The facilities are: • Capable of adequately serving all buerven ng properties and the proposed develop- ment; and Designed to City standards. All new development utilities to be placed cinder and Polite 1, Page 112. axe City shall require as a pre - condition to delopens that: .�v 0 The development be served by a water system having adequate water pressure for fire protection purposes; The development shall not red he water pressure in the area below a level adequate for fire protection purposes; and The applicable fare dastrict review all applications. Comment: These policies should be fully applied at the time of application for Design Review. However, the a®iiiv of these policies to be meet at the titze of development is an appropriate issue for consideration in this application for a Plan Map amendment. The avail;.. li required .. report Water, sewer, availability of all re oared utal�taes has, been addressed earlier in this r� p 'V�i g provided manner which will satisfy this policy,. ......drama a can all be rovded to . � its in a and ,storm, this site development o+f thin site, will be designed The utilities will be provided concurrently with t gn to City standards, and will be placed underground. Water service to the site will need to be upgraded to maintain fire protection. This can be accomplished by constructing a new water line in Bull Mountain Road to connect to the 12 inch main at Pacific Highway This can be accomplished at the time of development. Policy 8.1.1, Page 11-55 The City shall plan for a safe and efficient street and roadway system that meets current needds and anticipated future growth and development. Comment: The traffic study submitted with this application demonstrates that proposed t the ro PlanMap Amendment and Zone Change will result in a land use pattern which is, consistent M g with the capacities of roadways within this area of the city. It should be traf- • • � noted that this traf- fic study was as base d upon the original application ro osal which inc luded a larger area and which anticipated full R-25 development. The present proposal has been decreased in size and inclu des a pr p osa 1 for private restrictions which would limit development to no more than 18 units per acre. Th ereforethen acts of the proposed Plan Amendment upon traffic would be even less than suggested by the traffic study. Policy 8:2.2, Page i'I -58 The City shall encourage the expand on and use of public transit by: a. Locating land intensive uses in fdoseprorinzity tmnsitways; s" b. rncorpo ating provisions into the Comrnun sy Development Code which require develop- ment proposals to provide transit facilities; and c. Supporting a efforts b y Tic- et and other s o provide for the needs of the ':ranssporta- .� y P' f • Lion disadvantaged. Comment: The location of a land intensive use such as Medium -High Density Residential in close proximity to the existing transit line on Pacific Highway is consistent with this policy. The subject property is within 600 feet of this intersection. Policy 9.1.1 P=11 -62 The City shall encourage a reduction in energy consumption by increased opportunities for energy conservation and the production of energy from alternative sources. and Policy 91.1 Page 11-62 The City shall encourage land use development which emphasizes sound energy conservation, . design and construction. Comment These issues are most appropriately addressed at the Design Review stage, however, the subject property is located on a south facing slope which affords opportunities for use of passive solar energy in the design of the future development. The designation of this site for multi -face ily development would allow the most efficient utilization of this energy source. Policy 12.1.1, Page 11 - -77 The City shall provide for housing densities in accordance with: a. The applicable plan policies. b. The applicable locational criteria. c. The applicable Community Development Code provisions. Comment: The applicable plan-policies are discussed in this section of thi: report. The y - . is c, i . policies. `t' locational criteria for the proposed zoning these oDicies The 1 y .. ro osed 1� -2� zonin is consistent with th.es .. �' Medium High ]Densir Residential designation are discussed below. The future develop- ment ign . more than 18 units per acre and,.thus, will comply irient of this site will be d�_ sa eel � c� no nn with applicable C n monity Development Code provisions regarding density. • 48. 'w •'P a ational e d / • g h ma- y Resuentu L pA�e pi 7 The following factors will be the detenninwnts of the areas eesrpulte.d jor ° h density on the plan (1) Areas which are not committed to low density (kvelopment: %) (3). Comment: The surrounding land use pattern contains a mixture of land uses Including: commercial, High Density Residential, churches, and single - family dwellings, en large lots. The primary orientation of i ;ibis property in terms of access and view is towards Pacific Highway and away from the adjacent single - family areas. 'Thus, this site and its immediate surrounding area are not commit- ted to low density development.. Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas. Comment: Because of topography and existing trees on the subject property, this site can be suitably buffered from adjacent low density areas. The topogra- phy drops away from adjacent low density areas such that the visual impact of multi - family development can be mitigated. The existing trees on the site offer an opportunity to provide further visual screening. By taking access to the site Pacific Highway, traffic noise impacts from the portion of the property to P' Pp p closest upon adjacent low density are p j ity as to the west can be minimized. Areas which ,�' � arterial street. seas rt h�cli'have direct access om a major collector or Comment: This site has direct access from Bull Mountain Road, a designated major collector street. ) Areas which are not subject to development limitations. Comment: The subject proPerty is not located in a flood plain, area of, high water table, or known geological hazard area. The subject property is located on a moderate slope which should pose no limitations to the safe development of this site. tal (5) Areas where the existin facilities have the captic4for additional developnent. Commen t: As indicated earlier es rn re report, all necessary p ublic facilities are available in adequate capacity to service the pr oposed Medium-High Dens.. it Y Residential development. on the property " r r u (6) Areas within one quarter of pub iii d'a asi Comment: Transit is available within 6il0 feet of the site at, they intersection o Bull Mountain Road and Pacific Highway. The parking lot for, the Christ g Kin;utheran Church at that intersection serves as a park and ride station. 7) Areas within one quarter mile from neighborhood and commercial centers or business and office centers. The a is i for Coanment. a ro er immediately to the east of �� site • �s designated office development. nt.. General Commercial development is located along Pacific P P 8 giighway within one-quarter in le of this site. Areas adjacent; either private or public pennarnent open space. Comment: There is no public or private open space in the immediate, vicinity of site. Open space can be provided ors -site in developing the site plan for this the future multi- family development. CONCLUSION T he ,'proposed Plan ,Map ''!.(% Cra og a have been demonstrated to be consistent with th g.. po Tigard Compre, consistent e Statewide Plaa�n' � policies of the Tiga u� Goals.: and' with the he ies o l tensive Plan. All necessary public facilities and services are available to serve the proposed Medium -High Density designation. The ,proposed R -25 zoning will allow for greater energy conservation and, will _provide needed affordable housing. The specific locational criteria for . � . be considered siting, the Mediums -High Density designation list eight. factors to nsidered in siting this land use. The subject site complies with all of these factors except for immediate access to public or ,private open space. Needs for open space to service the future devclopcnent can be provided on -site. Thus, this application: meets with all pertinent criteria and approval is hereby requested. to mswor I Cri• ie tvet,1 10 s!.le•'6... " 06 r r•I'a . . r.6 t. 1 : . . cOa. 6.1, • • • .4 r. • t • t • 'ra • CI. • ;r• ,•• •• • • 44 " ** 4:1:4tt 47:4■3 .44. 4 411.■ 04116 dA: 46004 Robert Keech Associates, Consulting Traffic 'Enganeor:;r' . w 1225 NW Mtirr6V'Sivd. Suite 206 Portland, OR, 9722 (503) 641 -6333 .: i - w COUNCIL AGENDA ITEM CITY ` OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: June 9. 1.992 DATE SUBMITTED: May 27,4 1992:` TITLE: Como plan Maw Pla _ PREVIOUS ACTION: nning QQL n Amedmen NDA92 -0002 erso Nearing -April 20 _'!992 PREPARED BY: Off€r /B„ eersdorfff... DEPT READ O H CITY ADMIN OK REQUESTED BY: Ed Nu;,y JA ME JAELEMAYAL,SQL1MIL Should the City amend its Comprehensive redesignate Nap to redesignate a 7.73 acre four parcel site on the south B Mountain �Professional (3.19 acres) and Density Residential ( 454 acres) to Commercial High Density Residential? STAFF RECOMMENDATION It is recommended that the proposed Comprehensive Plan Map amendment be denied. INFOIATION SUMMARk2Y This item continued from the May 12, 1992 City Council meeting so the applicant could determine whether or not to change the Plan Map request. The sub aa ct properties are presently outside the City but the e City's planning area. The applicant has an application annexation pending. The property is currently zoned R-6 (Residential 6 units per acre ) by Washington County. The proposal satisfies ,pp+ most City and State land use policies. auasi... quasi-judicial amendment to the lanmap requires that However, find q g ei hborhood' the ct find �- parcel or • that there has been a mistake in the original g which affects the there is evidence of a change in the n iginal designation of the plan. The Planning Commission could not make findings ns supporting either case and recommended denial. NPO 3 opposed the redesignation, as did a number of residents. Attached are cf April , 1992 hearing, testimony Commission's Ay r�.l 2Q written � estimon minutes at the heaaring,othe sPlanning Division staff `report y and the applicant's statement and traffic study. MAP change and direct staff to prepare a PROPOSED A�L►�'ERNATaVES „ tl sive Plan M p g P P 1. Deny the Coat rehen y p resolution adopting the staff findings. Comprehensive change a Frith a rooriate findings and ' rdinance._ g pP 2 Approve the hensive Plan direct staff to prepare an o No direct impacts FISCAL . NOTES, ►GENDA , Off' • a. r I2 L 3,99 2 , SSDE /AGENDA 'TITLE COUNCIL AGENDA IT CITY OF TIbARD, OREGON COUNCIL AGENDA ITEM SWIL'�I1�RY DATE $UIBUITTE I' D A 3,'� 28 19 "92 01�• Comp P PREVIOUS ACTION: ,Plaxuiifg Com. DEPT_ MEAD. ' OR I CITY ADMIN OF k I"• PREPARED BY: REQUESTED BY: • IS 40,144110y0 1� Should the City amend its y ' is Co�apacehensive Plan Map to redesignate a 7.73 acre four parcel ' site on the south side of Bull Mountain Road from Commercial Professional (3.19 acres) and Low Density Residential (4.54 acres) to }tedium- High .Density Residential? It is ' recommended denied. STAFF RECOMNIEN ATIOH that the proposed Comprehensive Plan Map amendment b The subject properties City's planning area. pending. The 'property by Washington County. lb Wad The proposal satisfies or supports .most City and State land use policies . M,AATIOH SYiffl ARY p Y it.,.. lim .: ons bu w are presently outside the � � � City The applicant has an application for annexat,l,orr is currently zoned R -6 (Residential 6 unitS per acre) However, to approve a quasi - judicial amendment to the plan map requires that the City find there is evidence of a change in the neighborhood or community which affects the parcel or that there has been Mistake original p Commission could not make f indings designation of the plan. The Planning Pp NPO 3 op r .' sed tho: supporting either case and recommended denial. redesignation, as did a number of residents. Commission's April 20 , 1992 hearing,. Planning Di Attached are fate .t }' minutes of the Planning P wxit��en testimony received at the hearing, the Pla g 'visa.on staff report and the applicant's statement and traffic study. PROPOSED ALTERNATIVES, • Deny the Comprehensive Plan Map y change and direct staff to prepare resolution adopting the staff findings • Approve the Comprehensive Plan Map change direct staff to prepare an ordinance. FISCAL ..NOTES No direct. impacts a with appropriate findings' an r - �e,31 i 1 ` L�. ' t ;11:1dlo1xl'4:4 jl DD RSON ENPO.3 �! A r equest or Comprehensive Plan r en c ent' approval to :'redesignate a 7.'73" acre site from Professional Commercial and Low Density Residential to Medium -High Density Residential. APPLICABLE APPROVAL, CRITERIA: Statewide Planning 1 ,, 2, 9, " 10, 11, 12,, Igh 13; Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1:2, "7. 6.`.1, ,8.1.1, : 8 2.2 , 9.1.1, 9.1.3, and 12.1.1 Community Development Code Chapter 18.22. LOCATION:' South side of Bull Mountain Road, between 500 and 1100 feet; . west of Pacific Highway.. WCTM 2S1 10AC, tax 'lots 1300 aand •1400; and 2S1 10BD, tax lots 1600 and 2100) ZONE . Washington County's R-6 Zone ( Res ic?'antial , 6 units /acre) Public hearing was ; continued to 'Tune 9 , 1992. EXECUTIVE SESSION: Cancelled. . ADJOURNRENT 8; :20 At Airx :for, - -t of. Imp- IWO" p. r• Catherine Wheatley, City Recur /Qqa. co:1°512,9z C19 co NCiti MEETIRG MI NOTES !4Ay 12, 1992 -� PACE` 6 ' r` ,r. This letter is to confirm our discussions of this date regarding the City council hearing on the above-referenced Comprehensive Plan Amendment application. As we discussed, . my client is requesting a one month continuance to permit time to meet with the neighbors in the area to attempt to address some of the concerns voiced at the Planning Commission , hearing and to consider alternatives to the land use designation we have proposed in ' our current application. If we are able to some to an agreement with the neighbors regarding use of this land, we may wish to withdraw the present ,application and submit a revised proposal. We believe that this one month continuance is in the best interests of the applicant and the neighbors in the area and ask that the Council grant this request. I will be available at the hearing tonight to address any questions that the City Council may have regarding this letter. CO is W No direct impacts COUNCIL AGENDA ITEM CITY OF TI( I D, OREGON COUNCIL AGENDA ITEM SUM/MY AGENDA OF: Nay 144_1992 DATE SUBMITTED: . April. 28,, 199 2 __ • _ e e s ® annino Com Al e . � � � PREVIOUS IC��TS ACTI�JI��'. .::ISSUE 'AGENDA TITLE: CQ .�_.�L�'lan Amen ..e :. 0 :11 PREPARED BY: C ffer/l. ewers tk 3 DEPT HEAD OK �i. CITY ADMIN OK � 11 . REQUESTED BY: Y DEI� a�� ,iris ISSUE =E . Comprehensive should the City. amend its Plan Map to redesignat e a773 acre p four parcel site the south side of Bull Mountain Road from Commercial Professional (3.19 acres) and , Low Density Residential (4.5 4 acres) to Medium High Density Residential? STAFF RECOMMENDATION It is recommended the proposed Comprehensive Plan Map amendment E �e ended that th t denied. INFORMATION SUAR , The subject properties are, presently outside the City limits but within the City's planning area. The applicant has an application for annexation pending. The property .s currently zoned R-6 (Residential 6 units per acre) by Washington ,County. The proposal satisfies' or supports, most City and State land use policies. However, to approve a quasi - judicial amendment to the plan map requires that the City find there is evidence of a change in the neighborhood or column' t which affects the parcel or that there has been a mistake in the original designation of the plan. The Plann ng Commission could not make findings supporting either case and recommended denial. NPO 3 opposed the redesignation, as did a number of residents of the Planning Commission's April 20, 1992 hearing, written testimony received g Attached are the minutes y eceved at the hearing, the Planning Division l staff report and the applicant's statement and traffic study. PROPOSED ALTERNATIVES ▪ Deny the Comprehensive Plan Map ' change and d irect staff to prepare a resolution adopting the staff findings. • Approve the Comprehensive Plan Map change with appropriate findings direct staff to prepare an ordinances an FISCAL NOTES Ofiritei lets i asp ripr000l tilles osspfl.d by ills . City_' of iiisrt ■tilltlog'C ooro pile Isfor.otloo 2ystos CIS) s•ft.ars. icior- rlotios p.rtrsyol 1st* ►;�.• .I1 ' asf io Estrada! is be us,d sill •dditioaoi 01 TB toelstisi or!! r IsCorpr totiro Isis so N ersi.ri by f1. City of iTiyui.. (tlPCPAl22)', N! (11`/2.1122.) • PUBLIC HEARING CLOS Commissioner Boone said he was inclined to approve the reques location seemed appropriate. He did not .believe .the:. traff • would be si'gr s icaint,, ommi ssioner Moore agreed the l ocati ors would be c• cerned about the transportation issues. He the 'ping, as there was not a significant Coll mi ssi o developing r Hawley did not favor cha a ording to the origin Commissioner Barb advised t unbel ievably poor. di pedestrian activity to the request since th - • di circumstances. as the impact a .-opriate, but he was d not favor chaff 1 ng nge in, circumstances. rig the zoning, designation. since the land, is the traffic on Schol l s Ferry Road was ot feel that there would be an increase of down on vehicle traffic. She favored denying ot appear to be a significant change in Commissioner' Kr' a noted that ODO Pis • Road, and i f there i s poi ncrease i nptheedensity, y tti on on 5 chol 1 s • errs may and ine the improvements being made. Pr dent Fyre said S d • r that although h the 'location oc � o Ys pears to be ideal for h density, there n sc c ge in circumstances. g y has not been a significant e' favored denial of the request. • rec�ommendati On to' City 1 Commissioner: den CPAHg2l e0y00seconde , to f orward a y y 1, and ZO ' 2- �000l, based on the findings and conclusions of staff. Notion passed'` by dori t vote of Commissioners present, with C ormi ssi'oner;;,Boone voting lNay. • ry i u � .M +4,Ca' 11 ta'Fl�h �SP'l7•j~ �� eY' :! -' ri t���a..re r`' .'o4'' •�`. z �i�'itlfi:°1 rN :E'�'d" �"~ `' xi�5�' COMPREHENSYY � r �. w• 41 Nbp= Q' • 1, EX PI ARI AMElf ' 5.2 Dlr�N1'� {�� CQA�92- �0002 � �� � � r:., a • ' /�•r .a�. « .a.7° v.: '11 .y .w �j'11;Y '+'��„twe'.kr.2 1H�n.. • .. A re uest for Comprehensive P1 an Amendment approval . to �redesIsnate a 7.73 acre site from Professional .Commercal and Low Density Residential to. Medium -High Density 'Residential. APPLICABLE REVIEW CRITERIA: Statewide n Planning, Goal s 1, `2, 12, b 13; Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1,' 8.1:1, 8.2.2, 9.1.1, : 9.1.3, & 12.1.1; Cortmuni ty Development Cede Chapters 18.22 A 18.32. LOCATION. South side of Bull Mountain Road, between 500 and 110 feet west of Pac i ft c Highway. (WCTM 2S1 '10AC, tax 1ots1300 and 1400, and 2S1 1OBD, tax lots.1600 and 2100) Commissioner Hawley reported that she is acquainted with the author of a letter received in opposition to this application. She stated it would not affect her decision on this item. -- PLANNING C0It1ISS1ON MINUTES APRIL, 20 1992 � 'PAGE 5 w Associate Plan Jerry Offer expl ai ned that th 5ibject property i outside the city limits; therefore, there is no Zone Change being requested. He described the location and current designations for this site. He discussed the comments received,, noting the "no comment ' received from Tigard School *stritct; He : advised NPO #3 and CPO #4 expressed concern regarding whether there is adequate site distance along Bull Mountain Road to allow for ; intensive devel oprnent of the property as well as access issues. He said staff found that statewide goals were met by this application, and opportunities would be increased. G oal_ 9 , dealing with economic development, might be met by this development. However, he warned this designation would reduce the amount of commercially' developable properties in the city. He pointed out some transportation difficulties and compared the probl ems occurring with `both the current designation ; and Proposed designation. ! Po Concerning the change in circumstances in the neighborhood, he said staff did' not find there was a significant ,enough change' to justify a change in designation. F,le advi sed that a ckanoe 1 n the land use designation expectations of the adjacent 'on would upset some of the expectation property owners. He stated that staff recommended denial of the request. APPLICANT'S PRESENTATION o Rich Given, Planning Resources,'Inc., spoke on behalf of the applicants. He discussed the change of circumstances. He spoke about the demand for commercial property. He stated that multi - family residential property i s • i n more demand than professional office space. He pointed out the amenities and services which make the site ideally suited for high- density development- He, advised there would be less impact on the traffic if developed as 9 h nsity residential as opposed to commercial office type develo nt Ellen ° Commissioner Hawley requested clarification regarding the traffic analysis. Mr. Given expl ined the difference in overall traffic and peak hour traffic volume. PUBLIC TESTIMONY 11720 SW Bull Mourn • for rental housing. He advised there was a high incidence dence of vacancy indicating there is not necessarily a need for rental housing, He p pr p . would be adversely affected i f this P expressed concern that his ro ertNewa t e of development . . be P in. y . low-density residential were put referred l o zoning whichwould be more appropriate for the area. ry �� _ _ .,�„SW,. • , .. , stated he favored having an adequate o Cal Woolery, ► 2356 Sri 132nd Ct state buffer between ct ne.c.�al/professional areas and residential neighborhoods. Dicke is located expressing area. She Dicke 14565 SW McFarland, member of CPO 4, stated ;. her residence on a half -acre lot zoned R-2. She read a statement opposition to increasing the density levels in the subject did not believe nearby neighborhoods of Wellington Estate PLANNING COMMISSION' MINUTES APRIL 20, 1992 �'� ' PAGE • A artme�ts an p e g City Apartments are compare to the subject Bull Mountain area. e cited issues of access, amen I „ies, and public transportation. She commented on the safety problems brought about by the steepness of Burl 'Mountain Road and limited access. Ken Dickey, 14565 SW McFarland, discussed the current traffic congestion and dangers to pedestrians with increased volumes. He expressed concern about the lack of parks available for children who would live in the proposed apartment complex. ' He discussed the prc►.olems 'with ground water flow. Shirley Burback, 14520 SW McFarland, stated she disapproved of the proposed amendment. She favored keeping Tigard livable and not increasing density with the accompanying traffic congestion., She spoke about the overc rowC,i ng in California to point out the undesi rabl e aspects of i:.c easing density. She further requested that long range planning be considered to include providing employment opportunities for city residents. Lavelle Allison, 111330 SW Wi'ildwSod, spoke from the audience stating she agreed with what the previous speakers' had sand. Paul Whitney, 12035 SW Bull Mountain Road, spoke about his interest in' getting i nl ;weed and learning about the planning process. He said piecemeal finnexation is not going to give Tigard orderly, development. p certainty which 'resident� have based He talked about the expectation of certann on the zoning. He asked the Commissioner's to maintain the zoning which the residents are depending on. Dan Mercer, 12195 Sid Milawood,' said he chose the area because of the pleasant surroundings. and single family housing. He opposed building multi - family housing in this area. Concerning, the traffic i slues,, `he said the arca between McDonald and Beef Bend Road is "confusion” and a disaster from a planning point of view. He said adding density would bring increased traffic problems. Beverly Froude, 12200 SW Bu11 Mountain Road, distributed copies of a letter' she i d this date froma cce�S er Moreno (Exhibit D ) She agreed With t he p revous,COmments, and. ask ed the Commission to deny based on' the two criteria: mistake has not been a change inhcircumstances, and 2) there was not a in take i n original zoning. She spoke ab out the Unsafe situation on Bull Mountain Road for pedestrians due to lack of sidewalks. Miriam Stover, 14545 SW Peachtree Drive, was not present, but a letter p... . .. C) - was resented on her behalf i Exni b t Walter Groce,,15300 Si,' Cabernet Drive, talked about the approximately 120 acres currently be ng processed. He. said when it is develo ed��othere will ''be a trefhendous im act on traffic. He commented' P � p there were more than enough apartment complexes in Tigard. PLANNING COMMISSION MINUTE5 APRIL 2. GI ' 0, 1992 PA * APPLICAHT°S REBUTTA o He , noted Fie "wa transits, .. � � � to ted' that the area � s � � n ' on from r ura confident that the necessary improveinertS i11 he, made and paiid;,for by devel opment. He provided -'examples t�; shod . there had been a change i`n the character of this property, and he said they were willing to , ensure the proper buffer. He again p.ei nt d to the need for apartrrrents and the benefits to the community. PUBLIC 'HEARING CLOSED o commissioner Boone advised he was not convinced zoning should be changed. o Commissioner Moore did not find sufficient reason to change the zoning. o Commissioner Hawl a did not favor the' hi h densi as there had 'not Y 9 �► been a significant change. She agreed with previous comments concerning the expectations of 'certainty: and she did not favored changing the Comp Plan except for very good reason. commissioner Barber cited Hexamples of changes to the: area ;which, were not popular. She noted that people want to get the most 'out of thei r property. said,, P : t e the portion a h ane d to Resiential.,perhaP s She didnot favor 'medium ,,high dens itY ad she said She-favored'', denial of the v equest. President Fyre agreed 'with Commissioner Barber. pi scussi on foil owedi . concerning' whether it would be appropri a►te to .deny the request but approve a :different zoning Iambi nation. Associate Planner Offer recommended ComMi ssioners take action only on the request as it-was posted in the notice. Com issioner Boone moved and Commissioner Barber seconded to forward a recommendation to to Ctt Council y � deny CPA. 92- =000. Motion passe�� .by unanimous vote of'Commissioners present. I1 ER Commissioner ' discussed the previous dec s pri-1'"b�#:fi' meeting) on the Cormiun d like to .�i•r o 14 C ihion concerning Zoning She t om�e � ' � Plan Des stated she would g size o. grocery • under �d�f - ' Discussion c .followed l awed and e the deco ion wasappropriate as 1 .d PLAIJNING COMMI "SSION MINUTES - APRIL '2O, `l992 PAGE `� 1 i April 1992 CPO4D Bull Mountain - Eying City - Tigard c/o Larry Westerman. Secretary Treasurer 1 665 SW Fern Street Tigard OP. n ?223 To the Tigard Planning Department: Re CPA92 -0002 Anderson The steering committee of CP04B has reviewed the above-referenced application. We have grave concerns about the advisability of this proposed zone change. The subject site presents serious problems for future development, and we feel that the proposal to change the zoning to R25 will exacerbate these problems, rather than hasten their solution. Traffic conditions today on Bull Mountain Road are quite hazardous, owing to the steep grades, inadequate sight distance, and substandard roadway construction. The portion of this street in the vicinity of the subject property is particularly problematic, as traffic tend to travel at excessive speeds in this section, both coining down the hill (traveling to the east) and entering from Pacific Highway (heading west). The slight bend 'g 'stance. Pedestrian traffic in this vicinity is also hazardous McFarland Boulevard ' hi.� rn the road just at MeF s owin to the hack of sidewalks. In our opinion, the present con itions, and the development plans of which we are aware, do little to solve this serious access problem for the Anderson property. The projected traffic demands of this roperty, whether developed at t Y the current CP zone, or in the requested R25 zone, are far in excess of that which can be safely admitted onto Bull Mountain Road at the site, absent major improvements to the roadway extending a considerable, distance from the road frontage of this property. At present, the eastern portion of the Anderson is adjacent to another sizable lot zoned for CP. Even assuming the access problems for the lot to the east of tax lot 1400 are , : bility of a single 3 -acre commercial/ professional site at this location solved, the viability ' • commission anustwei h the loss of ate p g g g ...thto'' must be considered. The planning potential war be suffered by the adjacent property if the CP zone block is cut in half. In our opinion if the ti effic flow problems are to be solved at all for this site, it must be by means of a comprehensive solution which involves all the Anderson property (tax lots 1300 and 2� property to the 1400, ..Sl lOAC, and lots 1600 and 2100, 2S1 1(1BD), and the adjacent CP rep east. To reiterate, we feel that the application, while it has certain merits when considered in isolation from its surrounding, is not an safe, adequate, or appropriate request in the context of the existing a traffi situation � on Bull Mountain Road, urge this application be disapproved, and t� a more comprehensive approach to the land use and traffic flow in this area be undertaken. Yours truly. Lar ry sterma0 sit ROBERT S. BALL BALL..JAN I K & NOVACK ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET, SUITE 1100 PORTLAND, OREGON 97204-3274 TELEPHONE (503) 228-2525 TELECO503) 295 -105.8 April 20, 1992. Planning Commission City .of Tigard 13125 SW _Hall Boulevard Tigard, OR 97223 toy. FLOOR,1101 PENNSYLVANIA AVE. N. W. WASHINDIVIN, D.C.200O4 TELEPHONE 12021630 -3307 TELEC0P1' 1202) 783 -6947 RE: CPA and 2C 92 -0002 Ladies /Gentlemen 1 reside at 12765 SW Bull Mountain Road. As a 24 year resident on Bull Mountain, Planning deny resident rezone and coaaarehen�sivearian Commission to I the ref p p n amendment appl icaticns The Bull Mountain area is committed to single family use. The neighborhood was act 'g ively involved in hearing processes ' which ry -6 designations and similar designations in the ited i o R The of properties on the periphery of the neighborhood are carefully interconnected to designations, of the g rest of the neighborhood- Hundr eds of hours of citizen and governmental planning efforts led to planning and zoning designations upon which our c',mmunity could rely. The City's criteria Lor quasi- judicial amendments were designed to preserve g the integrity a�f those desi nations: in the- a%sence of compelling reasons for change. No compelling reasons for change exist here. The physical change relied upon by the applicant is the rezoning,and continually amended on theBbasis�of ' If the Plan is F Comprehensive change doesn't all land use designations become unstable. c g compel others. Reduced to its sign p p est ro p osition , the applicant's case is that because Wellington Estates was developed, these proposed changes should be granted. Wellington Estates is disconnected from the neighbor�t` hod zoning pattern We se e }� to reserve, It is located on Beef unta:' p It located Bend Road, not Rill. Mountain in Road. It is topographically separate from most of gull Mountain and even from the applicant s property. • r 0VAC' �1anr, "ing' Commission, City of Tiga'r ►prig. 2tl, 1992 . age They Wellington. Estates property "apparently was . rezones from Cp to R-40. Here the applicant also .,seeks to use that;. development as precedent for a request .to rezone ' approxtffiately 4 .5, acres of the subject property from: R-6 to "R -25.. logic, none of the low density develo m, " that ent ' onP. ��null� Mountain P P y � W'ith �'; � � a�in ' is safe ' from higher density designations. The application also contains no evidentiary support for ` the 'proposition that the .-applicant's C °G property is, at approximately 3 acres, too' small €or development of an "office park 'environment in ' this area.'" As I recall, the applicant ,sough- a C- designation des nation for that property* it was obviously same size when it was so designated. The development of the Wellington Estates has e nothing , to do with whether C-G ` is appropriate for the applicant's property. The applicant has submitted no information., which either justifies a change or is legally sufficient to meet the burden Of roof e. g that the a lice denied. Thank you for ;your consideration.. PP ti�ns be deni p for a change. I urge theft. ew /rsb /generaLfT gardC.42C Sincerely, Q0l71s Robert S. Ball Tiaard City Council Tigard Civic Center 13125 g.4. Hall Blvd. Ti Gard, Or 97223 A change of ZONING of the 7.73 acre on Bull Mt Rd. i i I l affect the property From R 4. 5� to R-25 would a dvsrse � valuue of my home and the safety of my neighborhood. 1 chose the Shadow Hills development on Bull Mt, because it was located in a quiet residential 'neighborhood. A large apartment complex is not in keeping with character of the -immediate rneighborhood, and the infrastructure , is the add;l.tional vehicles. A change of zoning should only :be agreed upon I x if it enhances a neiOhborbood o'r" ,rovides needed conviencese This ZONE change would do neither. Yours Truely, Mr. Herbert A Moreno 14590 S.W. McFarland Tigard Or. 97224 April 2 0, ',1992' Tigard City Council Tigard Civic Center 13125 S.W. Hall Blvd. 'Ti Bard , Or. 97223 A change of ZONING of the 7.73 acre on Bull ;fit Rd. from R 4.5 to R -25 would adversely affect the property valuue of my home and the safety of my neighborhood. I chose the Shadow Hills development on Bull Mt, because it was located. in a quiet residential ential neighborhood. A Large apartment complex is not in keeping with character a n infrastructure is of the' immediate neighborhood ,� and the infrast not in place to support the additional vehicles. A change of zoning should on]y"..lie agreed upon it enhances a neighborhood or'' provides needed conviences. if This ZONE change would do neither. Yours True Mr. Herbert A Moreno 14590 S. W. McFarland Tigard, Or. 97224 r. y�`�sE.''.a` 7�_' INTROLUCTION: 4/0717,is application seeks approval of a Comprehensive Plan Amendment and Zone Change for 7.73 acres of land located on Bull Mountain Road near Highway 99W. The subject property consists of four parcels: Tax Lots 1300 and 1400 of Assessor's Map 2S 110 AC, which are zoned C-P, Professional Commercial, and Tax Lott 1600 and 2100 of Assessor's Map 2S 1 10 BD, which are currently pending annexation to the City of Tigard and are zoned with Washington County's R-6 district (Residential - 6 Units Per Acre). The appli- cant is requesting that the City's Medium -High Density Residential comprehensive plan designation be applied to these properties and that they be zoned R-25. This report has been prepared on the behalf of the owner of the subject property, Mrs. Phyllis Anderson. This report will demonstrate that the proposed Comprehensive Plan Amendment and Zone Change are consistent with applicable Statewide Planning Goals and the policies of the City of Tigard Comprehensive Plan. EXISTING LAND USE: A. Site: Two single -family dwellings are presently located on the subject property. The applicant's residence is situated on Tax Lot 2100. A rental home is located on Tax Lot 1300. The balance of the site is vacant. Adjacent Properties East: The property to the east of the subject site is zoned General Commercial. A service station and car wash are located in the southwest quadrant n- • located ciadrant o a . the Moun- tain/Pacific Highway intersection. A restaurant building, currently vacant, between the subject site and the service station. Christ the King Lutheran Church is located on the north side of Bulll Mountain Road at this intersection. North: y north, , Bull Mountain' Road, • Two parcels are located ;tninnediatel to the north across Bull parcel is developed with St. Johns Episcopal Church from the subject property. One ,p F and the other contains one single - family dwelling on a large, redevelopable parcel. This area is zoned R-2. West: This area is single - family residential in character and is zoned R-6 by Washing- ton County. The adjoining parcels are large lots which are capable of being rede- veloped to higher densities under existing zoning. South: Property to the southwest of this site, at the intersection of Beef Bend Road and Pacific Highw , is zoned R-40, High Density Residential, This parcel is de- veloped with the Wellington Estates apartment complex, To the west of this apart- ment complex a new subdivision, Helm Hei g hts, has been recently constructed. Lots in this development are presently vacant. PHYSICAL FEATURES: The subject property is located on a hillside which slopes to the southeast Grades on this hillside are moderate, being in the range of 15 to 25 percent. The front portion of this site is open field, with back half being wooded with a mixture of Douglas fir and deciduous trees. PUBLIC FACILITIES: A. Sanitary Sewer: Sanitary sewer is available to serve this site from an eight inch line stubbed to the north property line of the new Hume Heights subdivision or from the existing sewer line in Beef Bend Road. Access to sewer will depend upon obtaining easements from adjoining property owners at the time of development. There are no capacity problems in either line size or treatment plant facilities anticipated in serving the subject property under the proposed R -25 zoning. B• Water Service: Tigard Water District provides water service to the Bull Mountain area. Existing water lines in Bull Mountain along • g the the � street frontage o Road alo water main is located, in Pacific 1 property . A twelve in y subject are s Mountain 1Ro d intersection, approximately 600 feet east ... of the Highway at the Bull � that a new water line PP subject property. It is likely ine would need to be extended from this main to the subject property in order to service the, proposed multi- family develop - me This i i nt. Ths improvement, if required by the Water District, would be provided concur- rent with the development of this site. C. Storm Sewer: Storm drainage in this s area is p resen tl y limited . o roadside ditches with h culverts under roadways. As m entioned previously, the subject property slopes to the southeast, towards King City. In order to accommodate development on this site, a storm drainage system L stalled to carry water to the natural drainage- way atur 'm drama... a stem will need to be ��. � A storm water detention way at the Beef Bend Road/Pacific Highway intersection. to pre - development levels system may be required in order to limit the rate o f runoff and mitigate potential impacts upon downstream properties. The most likely means of accomplishing this detention would be to install an oversized storm pipe in one portion system g restricted pipe, storage of the on -site stem and through the use of a restricted outset i e use this • storm water during peak rainfall periods is issue capacity in the pipe . the time of development. he to detain would.. be addressed, in detail . at ttt Bull Mountain Road is a aved two lane street along the project frontage Its D. Streets: P. intersection with Pacific Hi g hwa y is full y signallized. Fronta g a improvements to the roadway are planned to be installed at the time of development to bring the roadway surface to City standards. A separate traffic study prepared to assess the affic stud has been this roadway and impacts of the proposed Plan Amendment and Zone Change e n this for a way and the intersection with Pacific Highway. Please see this attached report discussion of these issues. I. LU COMPLIANCE WITH STATEWIDE PLANNING GOALS The following LCDC Statewide Planning Goals are applicable to this proposed Zone Change and Comprehensive Plan Amendment Application: Goal #10:I Provide adequate houskt or the need o the nuns, the region and ad the state. �f f Comment: This r op�sal would increase the potential for Providing ad equate housing to meet projected needs in the City of Tigard. At the present time, 4.54 acres of property p • the roe are zoned R -6 which allows for the development of low density housing at a maximum of six units per acre (27 units). The proposed zoning would increase this maximum housing 'potential to twenty -five units per acre ') 3.19 P zoned property w - i � ,113 units). The � R-25 under this would also be zoned e 3 acres of C� . � � p , g a maximum of 75 dwelling units. Thus, the theoretical P of potential for provision of housing associated with this site would P P �8 increase from 27 units to 192 units. As a practical hatter, however, multi- family developments in this area of the City rarely excced 18 units per acre. The Metropolitan Housing Rule (O.A.R. 660 -07) interprets Goal 10 for the Portland Metropolitan Area. This Rule requires that the City of Tigard main- tain a vacant land inventory which averages 10 housing units per acre and maintains a 50-50 mix of single -family to multi - family development. According to staff, this requirement is currently met by the City, but is very close. If the City is to have flexibility to consider Plan Amendment proposals from residen- tial to other plan designations or from higher to lower residential designations, a cushion is needed which will provide for continued compliance with this The proposed osed Plan Amendment will assist the City in its continued standard. _ Th p p ty compliance with the Metropolitan Housing Rule. Goal #11: Plan and develop a timely, orderly and e, fjk nt arrangement of facilities • framework f urban development and s ra�rbcr ervaces to serve as the mewor� o Comment: At issue under t Comment: this Goal is whether - _ � r the proposed multi family Yd�i�lential de °g- ' ndtio n is consistent with the level of public facilities and services which are presentlyy available vailable o � site or w ... is h can be made available ble at the time me o f develo p ment. As discussed in the preceding section oft is report, adequate a ater , sanitary sewer, storm sewer, and transportation facilities can be mad e available to service the proposed R -25 zoning for this property. Thus the proposal is consistent with the requirements of Goal 11. Coal #12: Provide and encourage a safe, convenient an economic transportation systelinG. Comment: The designation of this site 'for Medium -High Density Residential developmen is consistent with Goal 12. Bull Moun lain Road is a major collector 'street a t . R • is, thus, suited for providing access to R -25 Zoned properties. ed rties. The site is in close proximity to Pacific Highway, a ma j or arterial, an d has quick access to shopping and employment areas. Tri-Met bus service is available on Pacific Highway approximately 600 feet from the subject site. Goal # 13: Conserve energy. • - energy land ` ` y development is a very ener is residential Dan Comment: Multi famtl residential de efficient resiaenti use. Because units share common walls, energy loss is greatly reduced as compared with traditional single- family detached homes. Thus, the proposed Plan Amendment and Zone Change will foster a greater conservation of energy for home heating than does the existing designation. Furthers the location of multi- family development in an area with quick access to public transit and close to the arterial system which accesses nearby commercial areas is condu- cive to conservation of energy for transportation requirements. COMPLIANCE WITH COMPREHENSIVE PLAN POLICIES Policy 1.1.2, Page 11 -7 The Comprehmsive Plan and each of its elements shall be opened for amendments that consid- er compliance with the plans of the Metropolitan Service District (MSD) or its successor on an annual basis, and may be so amended or revised if deemed necessary by the City Council. Annual amendment and revision for compliance with the above regional goals, objectives and plans shall be consistent with any schedule or reopening of local plans approved by the Lad p Y f 8 :f ,P r�P ,� P Conservation and Development Commission (LCDC). This provision is not to be construed as waiving any legal rights which the City may have to challenge the legality of a regional goal, objective, avian provision. Comment: The proposed amendment is not related to regional goals and, therefore, the annual review requirement is not applicable to this proposal Implementation Strategv 2. Page 1I -8, The community Development Code (C.D.C.) shall provide quasi - judicial changes to the Map . ' y initiated by affected P erni�- annual basis Comprehensive Plan Ma which may be initiated b a ected parties on a s and approved it the City Council finds: The change is consistent with applicable plan policies A change o f i y sical circumstances has occurred since the oK gee to lesg tat—Inn; o A mistake was made in the original land use des %gitation. 1 Comment: The propoz° -d Plan Map Amendment is being submitted in accordance with the i semi-annual consistency application applicable City's schedule for semi aruival reviews. ,fie consnsten of this a lncatnon v�nth policies of the comprehensive plan will be demnstrated in this section of this report. The applicant is not aware of any mistake in the origind land use designation of this property, PP however, considerable changes have occurred itt this area which warrant a change in the designation of this site. The Wellington Estate!: project was developed along the southern boundary of the subject property and introduced High Density Residential development in this area of the city. A review of the Zoning District Map dated May 9, 1983 (As revised November 1983) indicates that this parcel was originally designated C-P, Professional Of- fice. the zoning to R 40 The elimination of this • lice. Since that City has revised has area of the noun. erodes the ability of developing p t timer th ment se tY potential office development scrim.* an office park envn in this arm The applicant's property which is zoned C-G is only about three acres insize t nn is oo Sri attract this of development in an area considerably removed in size and �,► � � from other office uses. The introduction of apartment development on the Wellington Estates site has served to establish multi- family residential as the appropriate land use in this area of the city. Poliuy 61. Page II-33 The City shall provide an opportunity for ity of , housing densities and residential types ar a o hors various price and rent levels. divers Comment: See response under LCDC Goal 10. The designation of this site for multi - family ' response ity g in the city and increase ty would ent�al use would nfl�:rease the availability of affordable Housing Rule. continued compliance with the Metropolitan g ... residential the City in p ass., Policy .1.2.Pa$e 114- The City shall require as a pre - coition to development approval that Development f deq pa includevelo ment coincide with the availa�bil o a state servsce ca in g: c 1. Public water 2. Public sewer shall be required for new development within the city unless the proper- m � y ty involved over 300 feet from a sewer line and ndashin on Count Health �e- ' ed; and pA approval a f private system rtment a rival ar a rivdte disposal stern is obtained; Drainage. irn D S t a .�o . The facilities are: 1. Capable o f adequate), ,.. serving all intervenin g 1 �p° and the proposed develop- ment; - me a� 2. Designed to City standards. • All new development utilities to be placed underground. Poi' Z6.L Page 11 -4,8 The City shall require as a pre - condition to development that: p y system having adequate p f e a. The development be served by a water steno haven ode caste evater pressure or protection purposes; b. The development shall not reduce the water pressure in the area below a level adequate for protection purposes; and e. The applicable fire district review all applications. Comment: These policies should be fully applied at the time of application for Design Review. However the ability . `ty .. development is an policies _ ev e of these hc�es . time of d to be met at the t . ' Map Amendment The appropriate issue for consideration in this application for a Plan availability of all required utilities has been addressed earlier in this report. Water, sewer, and storm drainage can all be provided to this site in a manner which will satisfy this policy. The utilities will be provided concurrently with the development of this site, will be designed to City standards, and will be placed underground. Water service to the site will red to be upgraded to maintain fire protection. This, can be accomplished by constructing a new water line in Bull Mountain Road to connect to the 12 inch main. at Pacific Highway. This can be accomplished at the time of development • Policy 81.1 Page 11-55 The Cit}� shall. plan fora safe: and of j dent street and road may syster z that meets convent needs and .anticipated future gronth and 'development.. Cori meut: The traffic study submitte pp hat the proposed v� desnoastrates t . d v�nth this. a licatr P Amendment and Zone Change nt Plan �n a an ruse pattern which is cons�ste with the capacities of roc says Within this area of the csty. Irk co tw c us lC_y �.2 fggc Ij•�S� i The City shall encourage tolle, expoision and use of transit by: ca. Locating land intensive uses in close proximity to transitways; . Development Code which iequire develop b. Incorporatang provisions into the Community ,� meat proposals to provide transit facilities; and • , or the needs of the trans portd- c. Supporting efforts by 7i� -Met and other groups to provide f f Lion disadvantaged. " �' Density Residential such as Medium- High ty this • a land intensive use sit • Highway is consistent with • policy Comment The location of is in close proximity to the existing transit line on Pacific Hi wa The subject property is within 600 feet of this intersection. Poe 9.1.1e 11-62 • increased opportunities ,for; The City shall encourage a reduction. in energy consumption by inc• P enerj conservation wn rnd the production of energy alternative sources. and Percy 9.1.3. Page 11 -62 The City shall encourage land use development which emphasizes sound energy conservation, design and construction. Comment: These issues are most appropriately addressed at the Design Review stage, however: the subject property is located on a south facing slope which affords opportunities for use of passive solar energy in the design of the future development. The designation of m e this this site for multi famil y development would allow t he most efficient utilization ofth energy source. Policy 12.1.1. Page 11-77 The City shal1 provide for housing densities in accordance with: a. The applicable plan policies. b. The applicable 'motional criteria: The applica ble ComnLu � Development Cock provisions. 4 ro� s 4 Comment: The applicable plan policies are discussed in this section of this report. The proposed R -25 zoning is consistent with these policies. The locational criteria for the Medium High Density Residential designation are discussed below. The future develop - ment of this site will be designed to comply with applicable Community Development Code provisions regarding density. Locatk nal Criterion 3. Medium - I gh and High Densityfiesidentia c =e H -79 A. The following factors will be the determinants of the areas designated for high density on the plan map: (1) Areas which are not committed to low density development+ : contains a mixture of land uses Comment: The surrounding land use pattern contain including: commercial, High Density Residential, churches, and single-fathily dwellings on large lots. The primary orientation of this property in terms of access and view is towards Pacific Highway and away from the adjacent single- family areas. Thus, this site and its immediate surrounding area are not commit- ted to low density development. (2) Areas which can be buffered from low density residential areas in order to maximize the privacy of established low density residential areas. Com Because of topography rtc�rtt Bc p grapey and existing trees on the subject property, this site can be suitably buffered from adjacent low density areas. The topogra- phy drops away from adjacent low density areas such that the visual impact of multi- family development can be mitigated. The existing trees on the site offer an opportunity to provide further visual screening. By taking access to the site from the portion of the property closest to Pacific Highway, traffic noise impacts upon adjacent low density areas to the west can be ininiraized. Areas which have direct access from a major collector or arterial street: (3) Comment: This site has direct access from Bull Mountain Road a designated major collector street. (4) Areas which are not subject to development tut:itations. flood plain, area of high Comment: The subject property is not located in a . p g water table, or known geological hazard area. The subject property is located on a moderate slope which should pose no limitations to the safe development of this site. (5) Areas where the existing facilities have ti a capaCity for addituriial d ►e Comment: As indicated' earlier in this report, all necessary public facilities are available in adequate capacity to service the proposed Medium -High Density Residential development on the property. ; (6) Areas within one quarter mile of public transit Cortiment Transit is available within 600 feet of the site ite, at the intersection of Bull Mountain Road and Pacific Highway. The parking lot for the Christ. the King Lutheran Church at that intersection serves as a park and ride station. (7) Areas within one quarter mile from neighborhood and commercial shopping centers or business and office centers. Comnieitt The property immediately to the east of this site is designated for office 'develepment. General Commercial development is located along Pacific Highway within one - quarter mile of this site. (8) Areas adjacent to either private or public permanent open space, Pe Comment: There is no public or private open space in the immediate vicinity of this site. Open space can be provided on -site in developing the .site plan for the future multi- family development. CONCLUSION The proposed Plan Map Amendment and Zone Change have been demonstrated to be ' the Statewide Planning Goals and with the policies of the Tigard Compre- hensive with y - hensive Plan: facilities services necessa public fa Medium-High Density designation. � se .,,.are available to serve the , proposed cilities an n ty The proposed R-25 -.. g for greater energy conservation and will provide needed affordable �� will allow TM� r p housint. The specific locational criteria for the edi�m�.:. Hi g h Density si ty p desi g natiop n list eight h t fa c tors to be e considered in siting ing Ch as land use The subject site comp lies With all of these fact ors except or immediate access to public or private op en s p ace. Needs for open space to service th e future development can be provided on -site. Thus, this application pertinent criteria and approval is P tion meets with all et hereby requested. VI STATIO 1TELLT? GTON ESTATES_ 1PABT CENTS t �..J 1211.11 • N' S 99 °491 W is .4$ rr4s' d W 44 o ASIt1t CTON C :QUii`i'Y' OF i ESSinfIT 4' TAXATION n • lG +t hBBaidre 4‘ r NPOE ii 4it3`JC14 +%'. •:i ic Y, t Li •t t EtalTi11 +4i" " i wi Y 1+Y apya+ Y'1' .4' 1- • t t I� �yt 1y : i • • ` r{ { : • • + Zw : :i. k , i• , �; 4 1 ° i i i : y iY i + l �' , { a } i i , 1i r W fi�:�} 4 cr.w yi . ' r`+ . I �i r =y y y i, id 1� •Xt • YY " • " �". y •'y• 1 P J n .� ` . . t .1 � j i .1. .•i " F a ' .. 1 �k�;�j i :it 2 1 )�+ : iU y + `1 ,id, i a s y , t�t•/ •r4, • y + +" J ,ji t o + "k+�! • � iy 1.4 Rc j J. fx y ll i y '. it w.�.:' � •. * • a" C t1�1i4f1ri: fl:4,b;i's,,,)::,,vi:.1.7.;:,..01:: 1:Cd R' Il a 'A iJ * yNiTS ` ` i1.)0 'ierr.:� ,l t, ' !iial4f; %G� : n+ia� 'ftT! `y �1lf:l.l J' °a M lkw�i1�i ' «1G. ci) itt a4y, r:t1�., •,u :; .c i i i.n. i z � i� at) IiiC:ty3i � r !!,.u; L I tti + i Y t�4S ,l1 4 yi . , w .yF► t ,� i i ° + ` ,+ t4j. :y � i ��c'. ," + a I.!t • i • « ` ` y ,.• I1 . if1 i ➢�� .� . , a 0d a a 1J .st`i :j "• J :I( tr.b 4 li 4 ' l u y A� • i 1.I x Liii r i�' s N1Y u y:`q 'I. ; '"i 41 1Ji, (11•41t... � a , � + y . .• , + M W BLit HEARING CLOSED Co missioner Boone said he was inclined to approve' the request, as the location:seemedaappropriate. He did not believe the traffic impact would be significant. ' Commissioner Yore agreed the location would be appropriate, but he was concerned about the transportation issues. He did not favor changing the zoning, as there was not a significant change in circumstances. Commissioner Hawley !did not favor changing the zoning, ! since the land i developing according to the original designation., Commissioner Barber advised that the traffic on ScholIs Ferry Road was unbelievably poor. She did not feel that there would be an increase of pedestrian activity to cut darn on vehicle traffic. She favored denying the request since there did not appear to be a significant change in circumstances. `. Commi ssi saner Hawley noted that ODOT was working to improve the situation on Schol l s Ferry Road, and if there is an increase in the ` density, it P being may undermine the im rovements bei n made. President Fyre said that although the location appears to be ideal for high density, there has 9 g �n not been a significant change in circumstances. He favored denial of the request. a Commissioner Moore moved and Corm i ssioner .,. . Hwl ey seconded to foraa rd recommendation to City Council to den), CPA aenedN92 - 0001 based as ed on the findings and conclusions staff. passed b Y ma majority vote of Commissioners p resent, with Commissioner Boone voting "Nay.3 pp q. ri�..�., PP _ , , e� o `fir - l's ;gnats a A r uest for Campreoensi"ve �'lin� oi�t ' a- rev r , Low Density Residential it Commercial and L 7.73 .acres a from Professional Comme to Medium,.. High Density Residential. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, . 2, 9. 10, 11, 12, g 13; Comprehensive Plan Policies 1..1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 81 1 8.2.2, 3 & 12.1.1; Community Development Code d Road . 9.1.1, 9.1.; , 18.32. South unta. Cha tors LOCATION: ofPacific Highway. Bull 2S1 10AC, t between 500 and 110 feet west g.., ....y• 18.22 & 1s lots 1300 and 1400, and 2S1 1080, tax lots 1600 and 2100 Hawley reported that she i s acquainted with the author of a Y p She stated it would in opposition to this application. �d Commissioner 1 otter received i tion not affect her decision on this item. W f PAGE 5' or, Associate P1 anne rry Offer explained that the i erect property is, outside the city mi ts; therefore, there it' no Zone Change being 'requestod.il Ne described ' the '1 ocati on and current designations for th s site: he discussed the comments received, noting the "no comment" received from Tigard School District. He ad vised,NPO'' #3 and CPO #4 expressed concern regarding whether 'there '1s adequate site distance al ong Bu11 Mountain Road to allow for'' i ntensi ve devel opment of the property 'as well as access issues. that statewide nd b this ap lication a ou met �ndsoppor unities :would be goals were y pp increased. G001 9, dealing with economic development, might be met by this devel opment. However, he warned this designation would reduce the arounnt of c cmerc i al l y developable properties in the city. He pointed out some transportation difficulties and canpared the problems occurring with both the current designation and proposed designationo concerning the change in circumstances in the neighborhood, he said staff did not find there was a significant enough change to Justify a change in designation. He advised that a change in the land use designation would upset some of the expectations of the adjacent properly owners. He stated that staff recommended denial of the request. APPLICANT'S.. PRESENTATION o Rich Given, Planning Resources, Inc., spoke on behalf of the applicants. He discussed the change of circumstances. He spoke about the demand for commercial property. He stated that nu"1 ti - family residential property is in more demand than professinnal office space. He pointed out the amenities and services which make the site ideally suited for high- density development. He advised there would be less impact on the traffic if developed as high- density residential as opposed to commercial office type development. o Co i ssi osier Hawley requested clarification regarding the traffic analysis. Mr. Given explained the difference in ` overall traffic and peak'ho►r traffic volume. PUBLIC TESTIMONY s questioned the market demand o Bruce Strahan, 11720 n Road. hieh incidence of vacancy 720 Sbl Bull Mountain for rental housing. He advised there was high y ` drental housing. He indicating there i s not mecessari ly a need for expressed concern that his property would be adversely affected if this type of development were put in. He preferred low - density residential zoning which would be more appropriate for the area. o Cal wool ery, 12356 SW 132nd Ct., stated he favored having an adequate buffer er between commercial /professional areas and residential ntial neighborhoods. a Elie 14565 SW McFarland member of CPO read stated statement expressing residence Ellen Dickey, acre lot zoned R 2. She e. is located on a half her res ex ressin o position to increasing the subject e neighborhoods of Wellington 9 P g reasn the dens levels in t density area. She did not believe neacrby g Estate PLANNING COMMISSION MINUTES -APRIL 20, 1992 PAGE 6 c � M Apartments and City Apartments are comparablo the subject Bull Mountain area. S e cited i ssues .of access, amenities, and public transportation. She commented on the safety problems brought about by the steepness of Bull Mountain Road and 'limited access. Ken 'Dickey, 14565 SW McFarland, discussed the current traffic congestion and dangers to pedestrians with increased volumes, He expressed concern' about the lack of parks available for children who would live in the proposed apartment complex. He discussed the problems with ground water flow. Shirley Burback, 14520 SW McFarland,, stated she disapproved of the proposed amendment. She'favored keeping Tigard livable and not increasing density with the accompanying traffic congestion. She spoke about the overcrowding in 'California to point out the undesirable aspects �� r y. She further requested that long range o� increasing densi t Planning be considered to include providing employment apportuni ti es for city residents. Lavelle Allison, 11830 SW Wildwood, spoke from the audience stating she agreed with what the previous speakers had said. Paul Whitney, 12035 SW Bul 1 Mountain Road, spoke about hi s interest in getting involved and learning about the Planning process. He said a development. Piecemeal annexation is not of n to give Tigard orderly He� talked about the expectation of certainty which residents hatfe based, on the zoni n . He asked sked the Commissioners to mai ntai n the zoni ng which the residents are depending on. Dan Mercer, 12195 SW Wildwood, said he chose the area because of the pleasant surroundings and single family housing. He opposed building • multi -fami l,y housing in this area. Concerning the traffic i ssuea, he Said the area between McDonald and Beef Bend Road is "confusion' and a disaster from a planning point of vi ew. He said adding density. would bring 'i'ncreased traffic problems. Beverly Froudeg 122 . _ 00 SW Bull Mountain Road, distributed copies of a letter she, received' this date fro a concerned resident, Herbert A. g P asked Morey (Exhibit D)� with the previous comments, and the CoMmission to deny the request l/ there She agreed based on the two criteria: has not been a change in circumstances and 2) there was not a mistake in Original zoning. She spoke about the unsafe situation on Bull Mountain Road for pedestrians due to lack of si dewal ks. Miriam Stover 14545 SW 'Peachtree Drive, was not present, but a` letter was presented on hear behalf (Exhibit E). :..Walter Grote, 15300 Si .ab ernet n Dri ve talked. the a PP roxi ai ately 120 acres of l and currently bei n g p recess He sa id w hen it i s dPdelo d, there Will be a prs im P act oh tra ffice He coneerne d there were more than enough aatment complexes in Tigard.', PLANNING COMMISSION MINUTES APRIL 20, 1992 PAGE •1 PLICANT'S REBUTTAL He , noted that the area is in transition from rural to city,. He was confident that the necessary improveim its will be made and, paid for by development. He provided examples to show there had been a change in the this property, _., ats and the pe the properbuffe thi He again of pointed to the need for a ar tme ✓ o rty and he said they were willing to .ens benefits to the comit. P p PUBLIC HEARING CLOSED o Commissioner Boone advised he was not convinced zoning should be changed. o Commissioner Moore did not find sufficient reason to, change the zoning. o Commissioner Hawley did not favor the high density, as there had not been a significant ni concerning �i change. agreed with previous comments concerns n ficant char She the expectations tions of certainty, and she did not favored changing the. Comp' Plan except for very: good reason.. Commissioner Barber cited examples of changes tr the area which were not popular. She noted that people want to get the most out of their - She said she would prefer to see the portion zoned CP changed' properly., p She did not favor medi to Residential, perhaps �R -7o' P um high density an she said she favored denial of the request. President F y re agreed with C omnissiocer Barber. , Discussion fol l owed concerning whether i t would be appropriate .to de 9 oY' the' request but approve a different zoning combination. Associate Planner, Offer recommended Commissioners take action only on the request as it was posted in the notice. Commissioner Boone moved and Commni ssioner Barber seconded to forward a recommendation to City Council to deny CPA 92 -0002. Motion:, passed by unanimous vote of Commissioners present. OTHER n Commissioner Hawley discussed the Previous decision ( April 6th Meeting)' on the Community Commercial Plan Designation (C -C Zoning District). stated she would' like to clarify her opinion concerning the size of .grocery stores allowed and dlr Conditional Use. Discussion• followed and it was agreed the decision was appropriate as it was voted. PLANNING COMMISSION ON S APRri. 20, 1992 PAGE 8 ;,; r�sidont Fyn orb ssion ' 'essl greed, to do re : was discussion of upc imi ng. meetings and topics PLArNIMG COMMISSION MINNTES - APRIL 20, '1992 . r' IRLIC 'HEARING CLOSS 5.� Commissioner Boone said he was inclined iocaticn seemed appropriate.. Her did' no; .would be significant. o approve the; reques . as 'n believe the traff "Impact ommi ssi over Moore agreed the fiocation ,would b'e a • °apri ate, but he was cerned about the transportation issues. He . d not favor changing he ni ng, as there was not a significant nge in °circumistances. Commi ssi o`` Hawley did , not favor cha ' ng the :ions ng,: since the land i s developing w ordi ng to the origin : designation. Coro! ssi oner Barb advised t the traffic on Schol l�s Ferry Road was unbelievably poor. di o there would 'I'be a increase of t feel that �, n'.i pedestrian activity to « r down on vehicle . 'traffic. c. S,he fav9red denying the request since th di.. i of appear to be .a significant change in circumstances. C i ni ssi oner,, w1 ey noted that ODO s working to improve the situation on Scholls " erry Road, and if there is increase i n the density, it may and i ne the improvements being made: P^ dent Fyre said that although the location pears to be ideal for density, g circumstances. gh there has not been a significant c' � � e i n, c� rc e favored denial of the request. Connnissioner. Moore moved and Coital ssioner Hawley seconde to f orward a • t Council to de. 4 0 sed reconnnenaation to Gi y ny CPA 92 -000'6 and �a� 24001: based on the findings and conclusions of staff.. Motion passed by - ty vote of •Conxni si .Hers present, with Commi ssiOner Booune voting • as 4 A request for Comprehensive. ' 1 an'i'on approval to redesignate a 7.73 acre site from Professional Commercial and Low Density Residential to Medium -High Density Residential. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 2, 9, 10, 11, 12, A 13; Comprehensive Plan Policies 1.1.2, 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, b 12.1.1, Community Development Code Chapters 18.22 b 18.32. LOCATION: South side of Bull 'Mountain Road between 500 and 110 feet west of Pacific Highway. (WCTM 2S1 10AC, tax lots 1300 and 1400, ,a and 2S1 10BD, tax lots 1600 and 2100) Commi ssi over Hawley reported that she is acquainted with the author of a p thi p ti on . She stated it would �, n decision s a" plica letter received i n a position to �� not a , feci�j her ion on this items PLANNING �C0tNSSIOH MINUTES' = APRIL 20 19g2 PAGE • 1 o Assoc sate P1 a Jerry Offer expi ai ned that t A ubject property is outside the city limits; therefore, there is no 2One Change being requested. He described the location and current designations for this' site. He discussed the comments received, noting the "no comments' received from Tigard School District. He advised NPO #3 and CPO #4 xpressed concern regarding whether there is adequate site distance along Bull Mountain Road to allow for intensive - development of the property as well as access issues. He said staff found that statewide goals were met by this appl i nation, and opportuni ti es woul d be increased. Goal 9, dealing with economic development, might be met by this development. g However, he warned this designation on wool d reduce the amount of commercially developable properties in the city. He pointed out some transportation difficulties and compared the problems occurring with both the current designation and proposed designation. Concerning the change in circumstances in the neighborhood, he said staff did not find there was a significant enough change to justify a change in designation. He advised that a change in the land use designation would upset some of the expectations of the adjacent property owners. He stated that staff recommended denial of the request. APPLICANT'S PRESENTATION o Rich Given, Planning Resources, Inc., spoke on behalf of the a applicants. He discussed the change of circumstances. He spoke about the demand for commercial property. He stated that multi - family residential property is in more demand than ;professional office space. He pointed out the amenities and services which make the site ideally sited for high - density development. He advised` there would be less { impact on the traffic if developed as high- density residential as opposed to comnercial office type development. o Commissioner Hawley requested clarification regarding the traffic analysis. Mr. Given explained the difference in overall traffic and peak hour traffic volume. PUBLIC TESTIMONY o Bruce Strahan, 11720 SW Bull Mountain Road, questioned the market demand rental for g e of vacancy indicatin there is not necessarilera need for rental housing. He ,Y g expressed concern that his property would be adversely affected if this type of development were put in. He p referred low densi ty residential zoning whi ch woul d be more appropri ate for the area. Cal Wool ery , 12356 SW 132n4 Ct. , stated he favored , , q� d an buffer between commercial/Professional areas and residential ode uate neighborhoods. o Ellen Dickey, 14565 SW McFarland, member of CPO 4, stated her residence is located on a half e lot zoned R-2. She ex ressi n o os ti on to increasing p , al.f acs 9 density 1 evel .. a: statement . _ dense read sin the sdbject area. She did not believe neath.y neighborhoods of Wellington Estate' Y 9 9t PLANNING COMMISSION MIi4UTES - APRIL 20, 1992 PAGE 6 od Apartments an ng City Apartrnts are compar to the subject Bull Mountain area She cited issues of access, :'ame ties, and public transportation. She commented on the safety problems brought about by the steepness of Bull Mountain Road and limited ;access. Ken Dicke 14565 Si.' McFarland, discussed the current traffic con estion and dangers to pedestrians with increased volumes. He expressed concern about the lack of parks available for children who would live in the p r eposed a p art ent complex. He discussed the prcbl ems with g rou nd water flow. Shirley Burback, 14520 SW McFarland, stated she disapproved of the proposed amendment. She favored keeping - Tigard livable' and not increasing density with the accompanying traffic congestion. She spoke about the overcrowding in California to point out the undesirable aspects of increasing density. She further requested that long range planning be considered to include providing employment opportunities for city residents. Lavelle Allison, 11830 SW'Wildwood, spoke from the audience stating she agreed with what: the previous speakers had said. Paul Whitney, 12035 SW Bull Mountain Road, spoke about his interest 'n getting involved learning Planning r der Process, Bevel o d iecemeal annexation is�notngoingutt tgiveTiad ory ve saint. He talked about the expectation of certainty which residents have based on the zoning. He asked the Commissioners to maintain the zoning which the residents are dePending on. Dan Mercer, 12195 SW Wildwo ©d, said he chose the area because of the pleasant surroundings and single family housing. He opposed building multi-family housing in this area. Concerning the traffic issues, he said the area between McDonald and Beef Bend Road is "confusion" and a disaster from a planning point of view. He said adding density would bring increased traffic problems. Beverly Froude, 12200 SW Bull Mountain Road, distributed copies of a letter she received this date from a concerned resident, Herbert A. Moreno (Exhibit D), She agreed with the previous comments, and asked the Commission to deny the request based on the two criteria: 1) there has not been a change in circumstances, and 2) there was not a mistake in original zoning. She spoke about the unsafe situation on BU11 Mountain Road for edestrians due ue to lack of sidewalks. 14545 SW Peachtree Drive, was p letter Miriam Stover, not present, but a was presented on her behalf (Exhibit E). 15300 SW GaberbetnDri recessed. ' die said when i s' y Wal ter Groce, , talked about the a roximatel 120 acres of land currently being o He commented p will be a tremendous imp developed, there act on traffic. there were more than enough apartment complexes in Tigard. PLANNING COMMISSION MINUTES - APRIL 20, 1992 PAGE PLICANT.'S REBUTTAL He noted that the area is in transition from rural to city: He was confident that the necessary improvements will be made and paid for by deve1 opnt. He provided examples to show there had been a change in the character of this property, and he said they' were wil l i ng to ensure the proper buffer. He again pointed to the need for apartments and the benefits to the community. PUBLIC HEARING CLOSED o Commissioner Boone advised he was not convinced zoning should be changed. o Commissioner; Moore did not find sufficient reason to change the zoning. o Commissioner Hawley did not favor the high density, as there had not been a significant p concerning the expectations of certain g ficant change She did�notefavoredachantinc ©the�Comg P certainty, changing Comp Plan except for very' good reason. o Commissioner Barber cited examples of changes to the area which were not popular. She noted pep ' get hei r that o 1a want to et ,the most out of t property. _ prefer to see the portion zoned and CP ", changed to Residential, Sperhaps R-7. She did not favor medium nsity she said she favored denial of the request. o President Fyre agreed with Commissioner Barber. o. Discussion followed concerning whether it would be appropriate to deny the request but approve a different' zoning combination. Associate Planner affer recommended Commissioners take acti on onl y on the request as it_wa;■ Posted sted in the notice. Commissioner Boone moved and Commissioner Barber seconded to forward a recommendation to -� o City Council t� dear CPA 92 D002. Motion passed by unanimous vote of Commissioners present. ER Commissioner on the (tommunity C, stated she would like to grocery store i e discussed the previous deci Plan De meeting) Zoning District) She r opinion concerning the size of Di scusston followed and I. 1 under; Condi ti o th d i i t e decision was appropr a e a ANN1 G "'" "�,ti�1xSSI0N MINUTE . PL S - �►PRIL 20. 19g� Pl�E �' President 1•4'r quested that staff wr to a .� Co mmission Fes erg for the Commissioners to s to da this. There was discussion of u an p� i n mpeti nys: �f appreciation. r` lssociate Planner PLANNING OOKOI[S$19k MINUTES .. APRiL 20, i 992 ��1GE wh�.:rwews.r+trN Ww.uw.arwvu+. „�wna <uwa -wc +w F —f Imal ,4c�ry4.i:.x4 sXxisl�ait,tu If 7WwfA 7 .NVxl ,it-= �NNIYP.L�'yYFe -�.�wt.vA�rdraen ; r1, A11 +un;r..,4AlfiK,1A. �n:„a'npSWeNn is A:: S= vV1'U'hWN�lk,aolWi'I4N7:lepll yn tit ROBERT S. BALL BALL. JAN ;I K & NOVACK ATTORNEYS AT LAW. ONE MAIN PLACE 101 S. W. MAIN STREET, SUITE 1100 PORTLAND, OREGON 97204 -3274 TELEPHONE (503) 228-2525 TELECOPY (503) 295 -1058 April 20, 1992 Planning Commission City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 IOTM FLOOR, IIOI PENNSYLVANIA AVE. N. W, WASHINGTON, D.C. 20004 TELEPHONE 12021638 -3307 TELECOPY '(2021783 -6947 RE: CPA and ZC 0002 Ladies/Gentlemen: I reside ' W Pull Mountain � 24 year at 12765 S 'n Road A� a 2 resident on Bull Mountain, I ask the Planning Commission to deny the referenced rezone and comprehensive plan amendment apPl ications The Bull Mountain area is committed to single family use The neighborhood was actively involved in hearing processes which led to Country R -6 designations and similar designations in neighborhood are carefully of properties on the Pe�: phery of the the City. The designations ully interconnected to designations of the rest of the neighborhood. Hundreds of hours of citizen and governmental planning efforts planning t zoning designations upon which could rely The City's e, designed to preserve the integrity of those designations criteria for quasi-judicial amendments were 4 �' g in the absence of compelling reasons for change. No compelling reasons for change exist here. The physical change relied upon by the applicant is the rezoning alid develnumaent of Wellington Estates, If the Comprehensive Plan is co ` y amended' on the basis of prior amendments, all land use become unstable. One change doesn't compel others. Reduced �tstesition, the applicant's case is that because We1linonEeatswas developed, these proposed changes should 'be granted. Welling to n Estates is connected from t he nei g hborhood zonin g pattern we seek to preserve. It is located on Beef Bend Road, not Bull Mountain ad . It is topographically from most of Bull Mountain ain and even from the app licantsp op ert } , K 0VAC Manning Commlission, City of Tigar ►pril 20 1992 age 2 The Wellington Estates property apparently was rezoned from- CP, to �'t 40 Hers the .'aPpicant , also seekS, to use that development as precedent for a request to rezone approximately a 5 acres of the subject property from R-6 to , R-25. Wit4 that logic, none of the low density development on Bull Mountain' .is safe from higher density designations. The application also contains no evidentiary support for the proposition that the applicant's C -G property is, at approximately 3 acres', too small for development of an "office park environment in this area." As 1 recall: the applicant 'sought a C-G designation for that property; it was obviously the same size when it was so- designated. The development of We li.ingtan Estates has nothing to do with whether C -G is appropriate for the applicant's property. The applicant has submitted no information which j f ies change y meet the 'burdenhof Usti a Cha�'i +� or is legaAl sufficient to den of proof for a change. Y urge that the applications be denied. Thank you for your consideration. ewlrsb/generelnigard .420 Sincerely,; I b 1 Robert S. Ball 1 Tigard City Council " = Tigard Civic Center 13125 S.W. Hall, Blvd., ."21 gard, Or. 97223 c:tharlge of ZONING of the 7.73 acre on Bull Mt Rd. from R 4.5 to R-25 would adversely affect the property valuue of my home and the ssal'iety of my neighborhood. Il'dhode the Shadow Hills development on 13u11., because it was ,lpOated :,. in a. quiet redidentiel, neighborhood.' A large apartment complex is not in keeping with character f:"the.iimMediate neighborhood, and the infrastr4ottire .113 „... not in place to 'dtt:pport,theyadditiOnalvehioiett.,:,,, „I • A change: or 'Zoning should onlyie agreed upon, If it enhances a neighbOrhOOd'o"rPrsovides' deeded, COnViendos.,, Mr. Herbert A Moreno 14590 S.W. McFarland Tigard, Or. 97224 J • 13 April 1992 CPO4B Bull Mountain - King City - Tigard c/o Larry Westerman, Secretary Treasurer 13665 SW Fern Street Tigard ard OR 97223 To the Tigard Planning Department: Re: CPA92 -0t ?2 A, Berson The steering committee of CP04B has reviewed the above- referenced application, We have rave concerns g rnsabaut the advisability of this proposed zone change. The subject site presents serious problems for future development, and we feel that the proposal to change the zoning to R25 will exacerbate these problems, rather than hasten their solution, Traffic conditions today on Bull Mountain Road are quite hazardous, owing to the steep grades, made q wale, sight distance, and substandard ro adwa y constructi on. an. The portion of this street in the vicinity of the subject property is particularly problematic, as traffic tends to travel at excessive speeds in thin 'Iction, both coming down the hill (traveling to the east) and entering from Pacific Highway (heading west). The slight bend in the road just at McFarland Boulevard limits sight distance, Pedestrian traffic in this vicinity is also hazardous owing to the lack of sidewalks, In our opinion, the present conditions, and the development plans of which we are aware, do little to solve this serious access problem for the Anderson property, The projected traffic demands at the current zone, or in the requested R2 zone, are far in excess of that which c whether developed fan be safely admitUed onto Bull Mountain - of this property, NioufltalA Ro y ad at the site, absent ma j or improvements to the roadway extending a considerable distance from the road frontage of this property, At resent, the eastern portion of the adjacent er sizable lot zoned P p Anderson �s to another for CP. Even assuming the access problems for the lot to the east of tax lot 1400 are the viability of a single 3 -acre 'commercial/ professional site at this solved, p is lotatioa must be considered, weigh 'potential worth to be suffered by the adjacent planning o if the CP zone block is the loss of , `` our opinion, if the traffic #low problems P P Y ` in half, In au are to be solved at all for this site, it mist be by mew comprehensive solution which involves all the Anderson property (tax lots 1300 and 1400, 2S1 IOAC, and lots 1600 and 2100, 251 10BD), and the adjacent CP property to the east. To reiterate, we feel that the application, w bile i- t has certain nerit.s . when con siuered context of the existing traffic situation on Bull Mountain prge request in the in isolation from its surrounding, is not an safe, adequate, or appropriate Road. We urge that this g 1 application be disapproved, and that a more comprehensive approach to the land use and traffic flow in this area be undertaken, Yours truly, Larry sterman i ILE a fSFt. ii:tr a�,191'1 NPO #3 Minutes ; March h 4, 1992 7 :m. order 7.t� called to d eeting p Present: Bishops Froude, Gamer, Hansen, HeIra, Mortensen, Porter Minutes from February 4, 1992 meeting were corrected to read that Bishop was excused rather than absent. Liz Newton gave information regarding the annexation policy of the City. a It is policy that the City does not force annexations, it is preferred that the citizen .come forth to request annexation. b.; No extensions of city services can be given unless the property t y IS annexed. axed. Exception is that if a parcel is not contiguous to the city limits, the owner en required to !!sin a non- remonstrance agreement. has peen ' . q sign e. The goal of the Council during the ''next year is to look at the annexation policy, particularly piecemeal annexations and exceptions. • Liz will have provided. d. Copies of a current map were. requested, p . Vista Point subdivision proposal was presented by David Bantz of OTAK Engineering and Larry York of Matrix Development. a • This subdivision is to be located at the end of Gaarde where it turns onto 121st Avenue. • The parcel is 33 acres, zoned f -4.5 PD. There will be 64 Tots on PPS y � 9500 square feet. T`he approximately 15 of the acres, lots wiil 'average balance will not be developed due to its topography and is ,available for a park. 60' street is designed into the plan as part of th�... ... .. A 60 wide street P the Caarde Street extension. It will part y part way and only planned to way, graded � p slo � are mad®regarding p p ` will be paved art w the farthest NW part, of the parcel until mole deci the extension. Hearing should be in late April with c c nstruotion beginning in Summer 1992. NPO #3 ask.,. if traffic he ,corr�er of Caardc� and 121st has en; s f trac control for t considered. f. Liz will check if Council has considered our request regarding a decision about the Gaarde extension before this subdivision proposal is heard. Aspen Ridge Subdivision, Robinson Property, development application. David Bantz OTAK presented snore detailed plans,. a variance request to extend the col -de- sacs by 20 feet, and an alleyway between the backs of some lots to provide for access to sewer manholes. At the southern line of the development, an open, grassy runoff drainage area is planned and will slope to a street drain in the subdivision to the east. Half - street improvements will be made to Bull Mountain Road and curbs and sidewalks set. a. d. Motion was made and seconded that the above subdivision have all services brought to the property lines of abutting properties, that is water, . sewer, surface including `large drainage area to called the water, electric lines, inclu g improvements and sad , oads, at least 1/2 street , ewalks and curbs and a school bus turnout lame and a cen er t rno curbs ROAD along the frontage entrance lane on BULL MOUNTAIN ROA fronts a an d the entrance of the subdivision. Passed unanimously. Other Business. Cal WVoolery of NPO #7 thanked us for our support of the Community Commercial Comprehensive Plan change. Liz regarding zone change request i b. dropped off information re ardor st that will be PP information 9 g 9 _ q on ,. the agenda next time for property owned by Phyllis Anderson at 11550 SW Bull Mountain Road. The request is for a Comprehensive Plan Amendment from Professional Office and Low Density to Medium High Density. Zone change from R -4.5 to R -25. NPO #3 strongly opposes any zone change for this property. There is not a 400' site distance on Bull Mountain Road and the transportation system needs to be coordinated with the property below and to the east of this parcel 8� Meeting adjourned at 9:20 p.m. Respectfully submitted, Lila. Garner Iogk* hz poamin' AGENDA ITEM STAFF , TO THE PLANNING COMMISSION HEARIG DATE: April 20, 1992- 7 :30 P.i. HEARING LOCATION: Tigard City, Hall Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 • FACTS` 1. General Information CASE's Comprehensive Plan Amendment CPA REQUEST: Plan Map; Amendment from Proiesslona1 ( 3.19. acres) and Residential (4.54 acres) to Density Residential. APPLICANT /OWNER: Ph l l �' y is Anderson c/o Roger Anderson 0865 SW Centex Street Tigard, OR 97223, Planning Resources, Inc. (Rick Givens) 6564 Lake Road Milwaukie, OR 97222 LOCATION: 11550 SW Bull Mountain Road and abutting • properties. The frontage of the site extends from approximately' 500 feet to 1100 feet west of SW Pacific highway. PROPERTY DESCRIPTION: WCTM 2S1 10AC, Tax Lots 1300 and 00 and WCTlM 251 10DB, Tax Lots 1600 and 210 0 CURRENT ZONING: Washington County's zone (Residential, 6' units per'. acre AGENT: 92)0002 Commercial Low Density Medium- High Background Information The subject , Washington properties are within Washn oa: County but are within the City of Tigard's planning area under the terms of the long standing intergovernmental agreement between the City and County. The City of Tigard's for Commercial Comprehensive Plan Map designates tax lots 1300 and 1400 rcial Professional use and tax lots 1600 and 2100 Tigard ow beri y. use (See attached City 2100 for Low �si.t Residential �� Comprehensive Plan Land Use Map) ;Washington; County currently has all of the subject properties zoned R -6 (Residential, 6 units per acre). The owner of the subject properties has petitioned the City and the Portland Metropolitan Area Boundary Commission for annexation of these properties to the City of Tigard. The City Council and Boundary Commission reviews of the annexation request are yet to be scheduled. Proposal Description The application requests a Plan Map Amendment from Commercial Professional to . Medium High Density Residential for the 3.19 acres 'included in tax lots. 1300 pp ' and 1400. In addition, the application re quests a Plan Map Amendment from Low Density Residential to Medium High Density A Residential for the 4.54 'aces inc luded in tax lots 1600 and 2100. Washington County's R-6 zoning for • these properties would not be affected by the proposed Comprehensive Plan Amendment, but the zoning is proposed to be changed through the annexation request. The application package includes an applicant ' s statement prepared by Planning Resources, Inc. and a traffic study prepared by Beech Associates, Inc. in support of the application. The applicant's statement assumes that R -25 zng would Density Residential applied upon annexation to implement the zoning Medium-High y ciential Co3aprehenBive plan, designation. Vicinity Information rib& applicant's statement at upages 2 and 3 includes ' details on existing development on the tsub ject properties and ,surrounding area as well as information on public facilities available to serve future redevelopment of the site. Agency and NPO Comments The Oregon Department Transportation-Highway . : a t • Division, artment of the Tualatin Valley Fire and Rescue District, Tigard School District 23J, the City of Tigard Building Division, PGB, GT,, - and the Tigard water District have reviewed the proposal and have offered no objections to the proposed redesignation. The Water District, however, notes that any future development of the site above elevation 295 above mean sea level, under either the the water main f 9, will require an extension of 9 proposed zoning, existing or P po m the west in order to have adequate water pressure. NPO #3 opposes the proposed Plan redesignation. The NPO questions whether there is adequate site distance along Bull Mountain Road to allow for intensive development of this property. The NPO also comments that access for this property should be ` coordinated with properties to the east of these properties. Those properties are also designated for commercial development. Vicki Artis, a neighbor of the subject properties, has submitted a letter in opposition to the proposal. That letter is attached to this reports: FINDINGS AND CONCLUSIONS The relevant criteria in this case are Statewide Planning Goals 1, 2, 9, 10, 11, 12, and 13; Tigard Comprehensive :Plan policies 2.1.1, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.2 and 9.1.3, and Chapter 12.1.1, the locational criteria for residential Plan designations; and the change or mistake quasi - judicial map amendment criteria of both Comprehensive Plan Policy 1.1.2 and Community Development Code Chapter 18.22 The Planning Division concludes that the proposal is consistent with the applicable ewide Planning Goals and Guidelines based upon the f llow ng findings: 1. Statewide Planning dg` (Citizen nt and ' nn3. � Goad. #1 Citizen Invol�eme, Policy ) Tigard Comprehensive Plan Polic 2.1. are supported because the City has adopted a citizen involvement arol�: atio su bl� eiz viestablisned � � use and development s • « .� . `.. rhood planning PP y �' g organizations (NPOs) and nearby Washington County established community planning organizations,(CPOs) NPO #3 and C PO #4B have been provided with an opportunity to review the proposal. The NPOs comments have been po received . - included, in the staff re rt. No comments wore from CPO. n addition public 'notice requirements related to this a p application have been satisfied.. Statewide Planning Goal *2. (Land Use - Planning j and the quasi-judicial plan and zone change approval standards Of Code Section 18.22.040 and tm leanentation Strategy 2 under Plan Policy 1.1. are supported because the City' has applied all applicable S. � _ Goals, City PP pP Plan Pana of Tigard Comprehensive, Plan Policies, and Community requirem . to the review Development Code �ents � � ew of this proposal, as described in this report. The City o'f Tigard has notified other of footed units Oi ' govermm�ent udi Trans or�a �ri in n Count .the �.zeg p+ of }Ii h a D vision and the Ore o P g � g �' Y' • � on De anent +�cn ti Department of ' Land ' conservation and Development of, "the proposal Service and ',utility providing agencies ` have . been 'notified of the proposal o Goal. #9 (Eoon of the State) may .be supported by the proposal, although the proposal would reduce the City's inventory of developable commercial. land, because a. The reduction in Commercial, Professional designated land proposed is not a large amount compared to the total amount of developable Commercial Professional designated land in the city. City Planning Division staff are not aware of any prior • significant interest by others in development of tax lots 1300 and 1400' .with. uses permitted by the Commercial r ar Plan designation applied to a porti3Or of the site, or development of other properti an the general` area of the site with uses permitted by... the C.-P sone., The amount of undeveloped and under- developed Commercial Professional, designated properties i�� the City may • indicate that t the proposed redesw �,c�naty.on ,mould not result in a shortage of a currently needed type of commercial opportunity, . The proposed redesignation . of the Co mercial Professional portion of this site may be short sighted in that,lontt..tange planning interests, such as'. the Regional urban Growth Gor „10 and iObjectives program of metre, urge the integration, of employment: 'opportunities in close proximity to housing opportuunities. Removing the opportunity for development of office development of this site 'which' is clone tc a large, strictly residential dais and o� ectiv sa contrary to those area to �� west ma be 'viewed., as g j on tithe other hand, allowing; development on this site near other, ec� aaerc .ally zoned . p loped taut under-utilized r3evel.o ab►l+s or dev�s •_ properti provide' an attractive mix of land es ma ro�ri uses, thereby helping spur further commercial development In the general. area, although these other; nearby propel ties are designated for General- Commercial l use rather Ethan Profesai�►�a�`l Commercial tide. that way, the City may find that the proposed edesignation s . . Supportive of the iolUr an fir ri Objectives through supporting, xistin co ercial development to residential. areas Goal 10 Housings would Sep u .ported, because t e propiosal would rov ,de fear padditional' ho s r g opportunities ;ass promoted by the 'comprehensive >: - ,' � `ass. •r�� -�,i iii w'. , r, w , • Plan and the Metropolitan Housing .. Rule ( Oregon Administrative Rules, Chapter 6605 Division 7). The Metropolitan Housing Rule requires that the City maintain a minimum housing opportunity rate for developable land of 10 units per acre and a minimum 50/50 opportunity mix for single family and multi-family housing. Approval ' of theproposal would increase the inventory of developable t residential land within the City's planning area by 3.19 acres and would provide increased housing opportunities on the City' s developable residential lands by a total of 165 dwelling units. This would increase the City's housing opportunity rate further beyond the 10 unit per acre standard. Approval would also provide increased opportunities for multi-family development relative to single family only opportunities The proposal would be consistent with the public facility objectives of Goal #11 ( Public Facilities and Services) because adequate public facilities presently exist at or near the site to serve development at the residential densities proposed by the requested Plan amendment. . As' noted by the Water District, however, special attention will need to be paid, to the design of rater facilities to serve development of this site due to the site's topography. The City's Engineering. Department has echoed this concern with regard ` to future specific design considerations related to storm drainage and sanitary sewers, although the overall storm sewer system and the sanitary sewer systems have adequate goats capacity to serve development of the site under either' the proposed or current Plan designations. Goal #12 (Transportation) and Goal #13 (Energy Conservation) may be satisfied through providing an opportunity for an intensive land use (Multi =family dev elopment)to be adjacent to a major transportation p Txa.�l�%�, buses. "fin addition, the proposed is served by corridor Pac�.f i� Highway) that presently ... p P y cad redes3:gnation opportunities would provide housing pp rtunities rear a substantial amount outrbu existing retail and service opportunities • convenience of nearby transit service and ommercial' opportunities shopping center b The co higher density residential d t una, to n a s development m���nt � can r �' result in lesser needs for i:nidiviidual vehicle trips' on over& roweled roads and a companion benefit of lesser energy resource use. Therefore, the land and use pattern that would be furthered by the proposal posal, would generally be supportive of these Statewide Goals although, as noted under 3a above, the current mix of Plan designations may also be seen as supportive of these Goals as well. The subject site i.s located, along a ajor col1edtor street, SW Bull, Mountain Road. Specific design concerns related to access to road will need to be considered �W 4 yl' in the development review process for future development of the site under either the current or proposed Plan designations. The Planning consistent staff has determined that the proposal is largely . ent with applicable portions of the Comprehensive Plan based upon the findings noted below: 7 Plan Policy 6.1.1 is supported because the proposal would provide the opportunity for additional multi- family development and would increase the net housing opportunity on buildable lands in the City. This is detailed in the discussion for Statewide Planning Goal 10 above. . Plan Policies 7.1.2 and 7.6..1 are satisfied because adequate public water, sewer, storm sewer, fire and rescue, and police service capacities are available to serve potential development on the subject properties. Specific concerns related to extension of utility services to the site or analysis of storm drainage provisions will need to be considered in the development review processes for future development of the site. • Plan Policy 8.1.1 commits the City to plan for a safe and efficient street and roadway system that meets sets .current needs and anticipated future development. It is difficult to determi 10. Plan Po ".licies 8.2.2 and 9.1.2 would be satisfied because Tri -Met offers bus service .w on SW , Pacific Highway approximately 500 feet from the eastern edge of the site. In addition,, a variety . of commercial and service opportunities exist along SW Pacific Highway .relatively close to the si.te. Therefore, the ; proposed redesl;:gnation would locate an intensive type of development within close proximity to an existing public transit route and needed retail services supportive or residents needs, thereby encouraging a reduction in energy consumption as compared to typical suburban development patterns. 11. Plan Policy 9.1.3 would be supported because the proposed redesignation would allow for the possible development of passive solar designed m 1tin- family residential units maximizing the site's south facing orientation thereby resulting in, reduced, energy consumption as, compared to building residential units at a less favorably situated site. This is not to say that the same benefits could not result from development of various' uses the current Plan designations. 12. The locati'onal criteria specified in Plan Policy 12.1.i. for Medium-High Density Residential use are satisfied for the following reasons: a • The subject p±operties are not committed to loci density development. As the applicant's s tatemen t points out, the surrounding area contains quite a mixture of land uses including multi- family ' p immediately to the south. t%med' residential develo men o . Deruss it transition, buffering, andl . �' , screening requawrea tints a the Community Development Code may used � e development on the e subject properties compatible with neighboring low density single family residences to the north and west. In additio n t topography .. and existing gees 'could also be utilized to b uffer u l ti family Usage on this ,site from those neighboring' 'single, family residential areas ubject parcels have direct access to 8W dull. Mountain Road, a major' collectcs►a� street. - The subject properties are alsoin close proxty t+o g y' is , .+ y SW ' Pacyf3.c iii n�a �rhh.c �. funotionall class�fl.ed as an arterial street ., rr p i ers d � loment imitations s affecting the e properties, such as flood plains, excessively steep s lop es or poor drainage, are no evident, Essential public facilities are present to future development on the grape iest atoug 1 extensions of some service facilities to the site itself will be necessary with development of the site. It appears that these facilities and services hav = sufficient capacity to serve any increase in demand caused by development of the site. Public transit is available on SW Pacific Highway, approximately 500 feet from the site. The properties are located within one quarter mile of commercial service and retail opportunities in the Canterbury Square shopping center to the north on Pacific H gn s well as the limited commercial opportunities provided a t the nearby Texaco site as well as opportunities that may be developed on the C -P zoned property directly to the east of the site. . The applicants anticipate that private open space as well recreational g facilities will be provided Part art of development of the site. There is no existing planned public or private open space anywhere or la near the subject site. 13. In order to approve a quasi-judicial amendment to the Plan and zoning maps, the City , must also find that there is evidence of a physical change in the neighborhood or community which affects the 2u , ject parcel. Alternatively, the City must find that there has been a mistake or inconsistency made in the original dalsi gnation of the parcel ( Camprehens ire Plan, Volume 21 Policy 1.1.1, Implementation Strategy 2; Community Development Code Section 18.22.040(A)). The applicant's statement concedes that no mistake was made in the original designation of the site with the Low Density Residential and Coaercial Professional Plan designations. The applicant argues, however, that the development of the Wellington, Estates complex which occurred subsequent to the original designation of the ro ect subject erti� -s with their current Plan designations .P P constitutes a substantial change in circumstances in the neighborhood of the site that affects the subject propertie . The apPlicai is statement says that hi--the introduction of apartment development on the Wellington Estates site has served to establish multi-family residential as the appropriate ro pp priete :land use in. this area of the city." While staff concedes that the rezoning of the Wellington Estates site and the subsequent development of apartments on the Wellington site was certain" a change in •• j circumstances . affecting this area, it is not clear ' how these prior activities now affect the subject property in ways that dictate a change in the designation of the subject site. Wellington Estates receives access from a different street than the subject properties. In addition, the southern slope of Bull Flountain in this area is fairly steep such that it is difficult to say that the Wellington Estates site and the subject properties are closely physically related in ,'a way that should require linking the uses of these different sites. In smear, staff does not find that the changes in this area subsequent to the designation of the subject properties suf • y the subject properties in properties sufficiently affect ways that argue for the requested redesignation to ]Medium-High Density Residential Plan designation. CONCLUSION AND ' R.ECOMMENDA.TION While positive findings, or at worst inconclusive findings, may be made for most of the applicable Comprehensive Plan Amendment approval criteria applicable to this proposal, staff does not find that there any really strong arguments in support of the proposed redesi.gnation that would justify the change requested. Positive findings could also be made relative to the Plan Policies and locational criteria for the existing Commercial Professional and Low-density Residential Plan designations already applied to the site as well. In addition, persuasive evidence has not been presented showing that there has been a significant enough chase in circumstances affecting this site to support the requested redesignation. It is important to note that the Comprehensive Plan requires this f ndin of change a mistake in of qu . ,,., .... g hangs (or the original designation) so as to require a substantial burden f proof that must be overcome to unseat the certainty provided by the existing n g design t ions . The certainty provided by the existing Plan designation is obviousl y important. for the neighbors e�rpectaonlnsbe of unseated if bstan � � property owners and should only l public interest can be served by the requested change. Staff finds that this burden of proof of has not been satisfied. ' Therefore, based upon the_ findings and. conclusions listed the Planning Division recommends that the Planning Co to redesignate the subject are erties with the He is -High nis s ion forward a re ial of the re esst co�aendation for den p P Density Residential Comprehensive Plan Nap designation. PREP Of r S� fer AP 'ROVE BY: Dick Be e planner Senior anner 1 111AI 4ct1 1-m11 144r4..1 41LI411 44,3$4444 by lb. tilt, 44 1111r 1 13i 117 f:1f -1044:1 - P11e _ 11101044444 `Syit.m CISi- 11f14$41. 1i -1r- @1.t111 p1r411y4d 11rr 1111, -11 11114010 14 04 itld 1411 100i434111 0 R 7 _fl 1141/1111 114/11 in:tsrprltlt#s1 411.4 11 do_tit1111ed by -r?=_'1 r' .•: l041 Cit y if 111444 (MPCPA922j 408 1-011311423 •r r �fta� tom' LEGIBILITY STRIP ~ —/ Sht• inn AV! • lid I I TO FROM: SUBJECT;, MEMORANDUM CITY OF TIGARD Offer, Planning Divis ' n. Randy wooley, City Enginee CPA 92. 0002 /ZON 92- -0002 (Anderson) �llldin� s STREETS: April 13, 1992 cloncludes that the was submitted proposed zoning the applicant. The report pin q p p g The gre orb assumes less traffic than the existing zoning. g zoning, the professional- commercial area that, under . p ssumes existin zonin � ea would be developed as . medical offices. However, the professional- commercial ° onal - commercal zonn g allows a variety of office-type If reviewed under a more general type of office development, it appears that potential traffic generation is similar under both existing and proposed zoning. Under regional and statewide planning goals, we are being encouraged to develop plans which decrease the need for auto- dependent travel. We are being encouraged to develop plans which provide better opportunities for bicycle and pedestrian travel and which reduce the vehicle miles traveled between homes and business opportunities. ppoxtunities. One way to achieve these goals is to provide a greater integration of business and residential areas in each neighborhood. The proposed zone change appears to be counter to these goals. Currently, the Bull Mountain area is all residential in character. As a result, Bull Mountain residents must use Pacific Highway and Beef Bend'. Road for virtually all work and business trips. The existing C-P toning on the east edge of Bull Mountain is the only potential site for office-type services to be rovided in the. Bull Mountain neighborhood under current z oning . UTILITIES: At the time of development of the site, special attention will need to be given to the design of sanitary sewers and storm age Pumping may be necessary to connect portions f the property ;' rain' will need to be provided " y sewer. storm drainage facilities P Y. r to the sana.tar se prevent overloading to g of downstream lines in Xing City. These design needs are similar under either existing or proposed zoning. Recommendation to the transportation planning concerns, We °recommen that the 'existing commercial zoning be retained, unless suitable sites, can be found to establish commercial zoning elsewhere on Bull Mountain. Vicki Art i s 11670 SW Bull Mountain Road Tigard, Oregon 97224 Fob April 4 , 1992 RECEIVED PLANNING APR O7 Re: Zone change and redesignataon of property owned by Phyllis Anderson: PILE NO- CPA 92- 0002 /Zon 92 -0002 1992 Dear Sir or Madam: S respectfully submit ray strong disapproval of the zone change and density redesignation of Phyllis Anderson& property 'on Bull. 1'1o'antain Road t have been Phyllis ° s neighbor for fifteen Years. In that time, I have watched the area change, step by ° y ° fication. step, gone change by ion,,,, ch��.nge, redes�. anon by reclassi fa3�s area of Bull Mountain was a Peaceful retreat of single . y homes. The children used to play in the orchard across family the street. A housing development has replace view of Mont d the orchard. M�' v St Helens was replaced by a two story adult care home. MY uphill ll nei g hbor s sold out to a different adult care service. Loud radios, traffic noise , mower noise and sque a ing tires now replace the bird songs and quiet What was once a peaceful, upscale retreat from the city has beer]. destroyed, zone change by redesigna tion' . The .. a areas around � or tte jealously y guard their zon3n g resre t aons o Ti gard has the opportunity now to decide if money or livability will motivate its actions. Developers seek the ability to build and sell more units and e who income owners Tigard seeks to increase its tax base® However, high. of high .,.. .� owners who vote for value Bull Mountain Property, ovine school budgets, road. improvement s and. Parks, will not remain if surrounded by noise and. apartments. They can go anywhere for that 1 have gone through gh changes in ge , s i n c �rcu mst a, n ae nw Similar om 4J e ; a aYniYt d good nn oa g � lboor rhPoh y d . liPleaPste aone t oma ke p mshsmeko ut o he:v y c o that stands by its Zoning and defends ite density restrictions, C ' strongly oppose a redesignation from Washington Gouty Low - Density Residential to Tigard Medium-high Density Residential. I strongly oppose a zone, change from. 6 units per acre to 25' units per ,acre. I strongly oppose the future destruction.' of vability in my neighborhood. There are good changes and Wit'. changes. This is a bad change. REQUEST FOR COMMENTS DATE: Marra. 1992 PROM: Tigard Planning Department RRE: COMPREHENSIVE PAM AMENDMENT CPA 92- X0002 :.. ZONE canna SON 92 -0002 ANDERSON ( t3) A request for ` comprehensive Plan and Zone Change approval to allow redesignation: of a 7.73 acre site from Professional Commercial and Low Denoity.Residential to Medium -High Den ®it ReGidential' and a zone change from mtc , ,0a Residential, 6r unite /acre) Rto City of Tigard R -5 (Residential, 25 unite/acre). APPLICABLE REVIEW CRITERIA: Statewide Planning Coals 90 10, 11, 12, a 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 6.1.1, 7.6.1, 8.1.1., 8.2.2, 9.1.1, 9.1.3, & 12'.1.1; Community Development Code Chapt4w44t 1. +,,22, 18.32, a 18.56,', LOCATI' : South side of Bull Mountain Road, bstWeOn 500 and 11 00 feet west Of Pacific Highway., (WCT M 281 1 CAC, ax, lots 13 00 and 140 0, and ,251 lOBD, t ax lots 1600 and 2100 ) Attached is the Site Plan and applicant' statement for your review. , From information supplied by various departments and agencies and from other information available lable to our staff, a report and recommendation om enda ion will be 'prepared 1 and a decision will be rendered on �, y to comment on this application, we need your comments by �" " ., ', You may the ro use the space provided below or attach a separate letter o , eeturn your comments . f 'F}S uYY le 'to reetnsand bV the above dater please phone the staff contact'' your Laments and your writing as soon as noted bel�a►I with f �tou have possible. cany questions ® regarding rthis mattea,a contact the Tigard Planning Department, PO Box Hall, Blvd. , Tigard, OR 972,230 PHONE: p® Y 23397, 13125 SW 639-4171. STAFF CONTACT: Jerry ; Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: hie have reviewed the and have no objections to it. '� proposal Please contact of our office. Please refer to the enclosed letter. Written Comments: �w. TO: BtpQEJEST FOR COMMENTS ., semis✓ DATE: March 104_1992 %E! FROM: Tigard Planning Department RiEr COMPREHENSIVE PLAN AMENDMENT CPA 92 -00x ZONE =WOE ZON 92 -0002 ANDERSON (NI O #3) A =Neat eat for Comprehensive 'Plan and Zone change pP aignation of a 7.73 acre site from Professional approval to allow red® g � �' g y (Washington Commercial and Low Density Residential to Medium-High Density Residers and a zone change from C -P Professional Commercial' o and R -6 Wad gton County Residential, 6 units /acre) to City of Tigard iR -25 (Residential, 25 units /acre' APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 9, 10, 11, 12, & 13; Comprehensive Plan Policies 1.1.1, 1.1.2, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.1,, 9.1.3, & 12.1.1; Community Development Code Chapters a 18.22, 18.32, & 18.56. LOCATION: Soutr side of Bull Mountain p Road, between 500 and 1100 feet west of Pacific Highway. (WCTX 2S1 10AC, tax lots 1300 and 1400, and 2S1 10BD, tax lots 1600 and 2100) Attached is the Site Plan and applicant° a statement for your review. From information suppled by various departments and agencies and from other information av Liable to our ®tai~ , a report and rer'omanendation will be prepared and a decision will be rendered on the proposal in the near future. If - you wish to comment on thin application, we need your comments by ear. 20, 1992. You may U09 the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any espotations r- garding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STACP' ...(XMVE CT: . , OJerr fifer..... .... .PLEASE ca ci THE FOLLOWING ITEMS THAT APPLY: XX, We have reviewed the proposal and have no objection to it. of our office. Please refer to the enclosed letter' Written, comments: Please contact • ro • cased zonin. . charrc>i_we 1392. would however like to inform the Develo er that the existin 12 i'cl i g Y ' s reservoir water main at SW Pacific Hi hwa is from the Water B�:str�ct p strict: minimum at elevation 410 feet ;and; a.s no►t ca able of ssppl�ing,. the Lei presgur-es necessary for new developments above elevation 295 feet. A 12 ±i h : . _main ja t cL iQ a eattgj ed.` .sloe ajaguntain ltoad Name o Person Commenting: , VU.,(1ael Millers Engineering Phone Number from point a p o tel' 1400 feet west of the eastern property line of tax lot 1300. This will provide the development with adequate pressure from the reservoirs located at elevation 713 feet, This his w$l 1 however also require a pressure reducin g valve � in a vault, to be , installed ; a e eg l Bul]. Mountain Road at elevation 430 feet cation i,n �1s With all devel,c�pinents water main size and. �.ca , c�u�lsn!� water meters will be reviewed and approved through the Water b sari ,t 4 'i na1 approval of fire hydrant locations will be coordinated with +Ge Birchill of Tualatin Valley Fire and Rescue. Tech. Ill _2 FOR ANTS DAT It ; .:March JOi ,1992 FROM: Tigard Planning IDepmrtaant RE: RE )E Vii FTAMI MIND 'CP1i1 92 -000 '�N1_� 7.► P" FAN ' 92 =0. 0 A14DFRS0N (NPO A request for Comprehensive PlAttn and Zone Change approval to allow redeeigmation of a 7.73 acre site from' Professional. Commercial and Low Density te tediva-Nig D en i:it 6 R e identi a l and a one change C (Professional Commercial.), R-6 Washington County Residential, 6 unite /acre) to City of Tigard R- 25,(Residential, 25 units/acre). APPLICABLE REVIEW CRITRRIA: Statewide Planning Goals 9, 10, Comprehensive Plan Policies 1, 7.1.2, 11, 12, a 'lay c�arAp 1 1. , 1 1, 2, 6 ,1 � • 1 e • • o 7.6.1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, a 12.1.1; Conam:nity Dove]Lopment 'Code Chapters 18.22, 18 32, a 18.56. "" ' Mountain . .8.56. %AC!►TION:. South , side ;: � Bull II�oun Road, between 500 and 1100 feet west of Pacific Highway. (WC= 2S1 10AC, tax lots 1300 and 1400, and 281 ' 10BD, tax lots 1600 and 2100) Attached. is the Site Plan and applicant ,a statement for y our review. From information supplied by various: depargiants and agencies and from other report in the near fart will be prePared F trace • tat a decision will be rendered on the proposal fu Itemisation available to our staff, a re rt and recossendat wish t) kt0111110nt .on this application, we need your comments by W.,2_22 1992 « You may use that space provided below wr the above date � letter to return your comment a. ow or attach a separate r e unable to respond bv_the lease phone the staff ,contact not' are y d confirm your comments in writing as soon as �' comments an noted with iyou have an questions regarding this matter, contact the Tigard y �N Planning De 97223. PHONIC. Po Y 639- 4171.: 13125 SW Hall Blvd., Tigard, OR 9 loon trtment, PO Box 23397, 1 31 swim'? CONTACT �Jerry Offer PLEA= SCR THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal' and have no objections to it. Please contact of our office« Please refer to the enclosed letter. Written Comments: Name of Person Commenting :. Phone Number "".. till' P rf REQUEST " FOft COMMENTS DATE: March 10, 1992 FROM: Tigard planning Department COMPRERENSIVE PLAN AMENDMENT CPA 92..0002 ZONE CHANGE ZON 92 -0 002 „MDDERSON (NPO #3) A request for Comprehensive Plan and Zone Change approval to allow redesignation of a 7.73 acre Bite from Professional Commercial and Low Density Residential to Medium -high Density Residential and a zone change from C--P (Professional commercial) , and R -6 (Washington CountrReeidential, 6 unite /acre) to City of Tigard' R-25 (Residential, 25 unite /acre). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 9, 10, 11, 12, & 13; Comprehensive Plan Policies '!1.1.1, 1.1.2, 6.1.1, 7.1.2, 7-5.1, 8 18 . 88 1, .2.2, 9.1.1, 9.1.3, & 12.1.1; Community ;Development Co' C de 22, 18.32 & 18.56. LOCATION: South side of Bull Road, between 500 and 1100 feet west of Pacific Highway.` (WCTM 281�10AC, tax lots 1300 and 1400, and 2S1 10BD, tax lote 1600 and 2100) ""ice Attached is the Site Plan and applicant's statement for your review. From information supplied by variouu departments and agencies and from other information ble to our staff, a report and recommendation will. be prepared and adecision will be rendered on the proposal in the near future. If you wish to comment on this application, we need ryour comments by; Mar. 20, 1992. You may us e the you space provided below or attach a separate letter to return your comments. If use area unable to tea the above date, please phone the staff crsntact noted below with your comments and confirm your dents in writing as soon as possible. If you have any matter, contact the Tigard snning Department PO Box 23397,��13125 regarding Hall Blvd., Ttgard, OR 97223. PHONE: Planning STAFF CONTACT: Jerry Offer PLEASE CHECK THE FOLLOWING /TENS THAT APPLY: We have reviewed the proposal and have no objections to it. , Please contact _ of our office. Please refer to the enclosed letter. Written comments: ME EL. n .h L Lbm 1,-04 er 46 1ANs fit "°t .. elti icAol Name Of Person Commenting: Phone Number: REQUEST ' FOR C''BNTg' Tea 1 DATE: March d 9 2 FROM: Tigard Planning Department RE: PLAN AMENDMENT _ CPA ,X2-0 02 XONB CFEIInc 89x8 .92 -0002 (NPO *3) A request C . hen the `Plan and Zone Change ANDERSON t for ..osi� �rehen approval to allow redesignation of a 7.73 acre site from Professional Comeroial and Low Density Residential to Medium -High Density Resf,Alential said' a zone change from a -P (Professional Commercial), and N -6 (Watshie;atof County Residential, 6 units /acre) to City of Tigard R -25 (Residential, 217 unite/acre). APPLICABLE REVIEW CRITERIA: Statewide. Planning Goals 9, 10, 11, 12, & 13; Comprehensive Plan Policies` 1.1.1, 1.1.2, 6.1.1, 7.1.2, 7.6.1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, & 12.1.1; Community Development Code Chapters 18.22, 18.32, a .18.56. LOCATION: South side of Bull Mountain Road, between 500 and 1100 feet weft of Pacific Highway. (WCTM 281 IOAC, tax lots 1300 and 1400, and 2S1 100D, tax lots 1600 and 2100) Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information availab ?,e to our staff, a report and recommendation will be prepared to ca deci, io this will lobe rendered on the proposal in the near future. If you wish l� p your by Mar. 20, 1992. You may a a dec s on e n, we need our comneente application, licatio use the space provided or attach a separate letter to return your comments. pa p �d below o you ..are unable to by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as p possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 'PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Jerry Offer PLEASE CIE THE FOLLOWING ITEMS THAT APPLY: banamoversems W w p po e have revieedth+a ro' sal an d have no ob j ections to it Please contact of our offices Please refer to the enclosed letter. Written Comments: Namee of person Commenting: Phone Number: - , -OP TO: FROM: Tigard Planning Department Va PLAN NDMENT CPA 92-0002 SONE CHAti°"$,_....12_ R3: pOKpR8HE1�SI , .,,r....o�► Comprehensive Plan and done 9Ghange ANDERSON (NPO #3) .A. request for Cow► approval to allow redeeirnation of a 7.73 acre site from Mrofeesional Commercial and Low Density.' Residential. to Medium-High Density Residential and a zone change from C-P (Professional Commercial) , and R -6 (Washington County' Residential, 6 unite /a(.re) to City of `Tigard R -25 (Residential, 25 units /acre) . APPLICABLE REV71.11W CRITERIA: Statewide Planning Coals 9, 10, omp 13; . 11, 12, is Comprehensive Plan Policies 1.'1.1, 1.1.2, 6.101, 7.1.2, r 7.6.1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, & 12.1.1; cConmunity DOvelopn►ent Coi7,0 LOCATION: South side of .Bull Mountai°, Chapters 15.`2 18.32, & 1 , Road, between 500 and 1100 feet west of Pacific Highway. (WC714 261 10AC lots 1300 and 1400, and 25110BD, tax 00) tax lots 1600 and 21 REQUEST FO COMMENTS DATE: March 10 1992 CEP A° Patitl1tiG MAt 1.6 199'` Attached is the Site Plan and applicant's statement for your review. From information supplied bv` 'carious departments and 'agencies and from other information available to our staff,,. a report and recommendation will be prepared and a decision will be ondered on the proposal in the near future. if you wish to comment on this application, we need, .your comments letter to y __.. may 20, 1992 You aQa provided below or attach separate a staff contact use the apace r return ... p e your comments; and Confirm your comments in writing If you are unabl Confirm please phone tine a® soon as noted below with your c possible. If you have any questions regarding this ,matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Jerry Offer: PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments Na" of Person Goanriontifl : Phone Number: I. REQUEST FOR COMMENTS . '. ?ROM: '`Tigard Planning Department" ,DATE s March, .10' 1992 RE: COMPREHENSIVE :PLAN . AMENDMENT CPA 92 -0002 ZONE Ciis►N' � ag ZON 92-000 ANDERSON (NPO #3) A request for _C Comprehensive Plan and Zone Change approval allow r e deeignaticn of a 7.73 acre site from Professional and Low Density Residential to Med.u� -Hi g h Density Residential and a stone change from C -P (Professional Corercial) , and R -6 (Washington County Residential, 6 unite /acre) to City of Tigard R-25 (Residential, 25 unite /acre). APPLICABLE REVIEW CRITERIA: Statewide Planning. Coale 9, 10, 11, 12, & 13; Comprehensive Plan Policies ;1.1.'1, 1.1.2, 6.1.1, 7.1.2,; 7.6,1, 8.1.1, 8.2.2, 9.1.1, 9.1.3, & 12.1.1; cot unit Development Chapters 18.22, 18.32, 18.56. LOCATION: Y pant Code P 32, & 18 56 LOCATION: South side of Bull Mountain Road, between 500 and 1100 feet west of Pacific Highway. (WCTM 2S1 10AC, tax; lots 1300 and 1400, and 2S1 10BD, tax lots 1600 and.2100) 'Attached h d � is the Site Plan and applicant's s etatement for your review. From information euppliod .. by various departments and agencies and from other information; available to our staff, a report and recommendation will be prepared and a decision. will be rendered on the proposal in the near future. If you wish to comment on this application, we need! your comments Mar. use the space by ?� 1992. You : may pa provided below or attach a ; oeparate letter to return your comenty. =you are unable to respond by the above dates., please phone the staff contact noted below with your comments and confirm your;cotments in writing as soon as poceible. If you have any questions regarding this matter, contact the Tigard 9 Department, SW Hall` Plannin D artment, P® Box `23397, 13125 Blvd., Tigard, OR 97223. PHONE: 639- 4171. .. J Off STAFF F CONTA CT: Offer , , PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: iX We have reviewed tte proposal and have no objections to it. Please contact of our office Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: . 411' CP i t - L k ECEIr D Pt' NNING MAR 13 1992 Robert ` Keech Associates nc: • • Consulting Traffic Engineer 1225 �1V1111 urray Blvd.'Suite 08 Portla nr (503) 641J4$?3 a 1 1 1 1 1 1 1 1 1 BULL MOUNTAIN ROAD NEAR' MCFARLAND BOULEVARD TRAFFIC,4NALV515 REPORT February 20, 1992 Table of Contents Traffic Analysis Outline Traffic Analysis Report Appendix A - Vicinity Map Appendix B - Site Traffic Generation Appendix C - Site Traffic Distribution Appendix D Site Traffic Assignment Appendix E - Existing Traffic Flow Appendix F - Traffic Growth Appendix G Intersection Analysis Appendix l-1 - Site Layout Determination of Proposed Land use activity. Aol ix D Estimation of 'Estimator. of Trip Generation Tr p Distribution Existing + Site Traffic Pro jectiona mmii,gail firi ern. sr*. ober .t 111 5 N' ` MURRAY 16LVD1 SUIT 2061 PORTLANO1 "ORC� i500164I A'? BULL MOUNTAIN ROAD NEAR MCFARLA BOULEVARI TRAFFIC ANALYSIS REPORT February 1992 2 o Introduction: This report examines a proposed zoning request that would allow for 7.73 acres of R -25 housing. The current zoning allows for 4.54 acres of R -6 housing and 3.19 acres of professional office use The ,cite is located south of Bull Mountain Ro ad near t he n* erse ction of McFarland Boulevard. Two, driveways onto Bull Mountain Road are assumed. A detailed site plan has not been prepared. Area of Analysis: This investigates report Bull Mountain R p 'g Road from McFarland Boulevard to Pacific Highway. 9 Y Circulation Alternatives: ountain Road was revie 0n1y direct access to Bull M wed. 'The sofa appears to have r o other access alterr*atives 'ava iab a to it Keech Associates, Inc. 4 ^-a BULL MOUNTAIN ROAD NEAR MCFARLAND BOULEVARD The existing traffic flow within the study area is summarized In Table A. STREET Bull Mountain Road McFarland Boulevard Pacific 'Highway AM PEAK HOUR 531 Vehicles /Hour 45 Vehicles /Hour The trip generation for the proposed R -25 use of the site is estimated at about 1,260 trip ends per day (194;mullt fa il y un s). This 1 can be compared to an estimated 1',831 trip ends per day under the existing use (2 single - family homes and 46,'000 square f ^ of medical CD All the intersections within the area Hof analysis currently erat+e' at • an acceptable Level of Service i�CS). " ►" or better It is of anticipated that the addition of site traffic' and a 10% increase in `bacl ground'tra ffic leech Associates' Inc. 1LL IVI�UUNTAIN ROAD NEA CFARLAND BOULEVARD Page will drop the LOS to unacceptable lin4ts e= l eft :turn tra o proposed site, the movement rnost . V , subject to dela ttfth would operate at 'C" LOS with a minimal 2 to 4 vehicles per hour. Bull Mountain Road a Pacific Highway has a "B'" LI e existing two avast -tc -no rth left turn lanes on the Bull Mountain Road .approach moderate the impact of the site - generated traffic. Either site use would generate sufficient left turn traffic into the site from Bull Mountain Road to warrant a left: turn refuge. ... onclusion The traffic impact of the proposed zoning change would be Less than that which would occur under existing zoning. Ample capacity is available for either zoning. Consideration shoul d be g iven to p rovidin g a left turn refuge on Bull Mountain Road. This should be reviewed in more detail Bunn g the design phase of this project Robert Leech, Traffic Engines I `.E. #23371 each Associates, lnc. � N n M { i •'y uke��f'cSJ:br" 01, 7- 000000 u Tuft 1*1 ESIDENTIAL 5 Tilt' 16 TOTAL T/H 46 T/H 145 Ti n. OFFICE 56 TIM RESIDENTIAL 18 T/H TOTAL 74 T/H TRAFFIC GENERATION (AS PROPOSED) sl PROJECT BITE TRAFFIC GENERATI Worksheet SITE NAME: Bull Mountain Road Near McFarland Boulevard SITE . USE: ' Single ' Family (I'VE Land .Use.. Code 2101) SITE SIZE: 28 Units (1) UNADJUSTED DAILY VEHICLE TRIP GENERATION RAT ESTIMATES TRANSIT USE: ADJUSTED DAILY VEHICLE TRIP GENERATION RATE: TOTIL DAILY GENERATED TRIPS: PERCENTAGE OF TRIPS OCCURRING DURING AM P AM PEAK HOURLY GENERATED TRIPS: AM ENTER TRIP SPLIT: AM TRAFFIC VOLUME IN AM TRAFFIC VOLUME OUT: • PERCENTAGE OF TRIPS OCCURRING DURING PM PEAK: PM PEAK HOURLY GENERATED TRIPS: PM ENTER TRIP SPLIT: PM TRAFFIC VOLUME IN:`' PM TRAFFIC VOLUME OUT: a s 'Zone 55 trips /unit 9,.55 trips /un 267 0 trips /day 7.7 % 21.0 trips /rigour 0.26 in /total 5.0 tripe /hour 16.0 trips /hour 10.6 % 28.0 trips /hour 0.64 in/total 18.0 trips /hour 10.0 tripsihour Source: 5th , Edition "Trip Generation" (ITE, 1991) .` t1)` 4.54 acres; G : i'cs per acre f PRU3ECT BITE T GENERATI works1 i eet BITE NAME!: ' Buli Mountain Road Nei. BITE U2E: Professional Office (Medical SITE BILE (A) : 46,000 ,Square ,Feet ('1) UNADJUSTED DAILY VEHICLE TRIP GENERATION ESTIMATED 'NODAL SPLIT: 00.0 ADJUSTED DAILY VEHICLE °TRIP. GENERATION RATE (R) .PERCENTAGE OF TRIPS ; OCCURRING DURING ,A1 PEAR (C) PERCENTAGE OF TRIPS OCCURRING ;DURING`'P11 PEA ;(D) TOTAL. DAILY GENERATION (E) =A *8: 1564 !trips per d 124`'trips/hour in /total 'trips' trips /hour 30 trips/hour 186 tripe /hour 'in /.total' trips trips /hour 130 trips /hour ar . and Bouleva. s� Zoned); AM PEAK HOURLY GENERATION !(F) =c *E: ENTER TRIP SPLIT (H): .77 trips -AM TRAFFIC VOLUME IN F*H: 94 AM TRAFFIC VOLUME OUT F* (1 -H[) PSI 'PEAK 'HOURLY GENERATION (G) =D *E: PM ENTER TRIP SPLIT (I): .30 trips PM TRAFFIC VOLUME IN G *I 56 PM TRAFFIC VOLUME OUT G* (1-I) : a t / Its F' 4 t /R$ (1) 3.19 acres; 1/3 ';coverage KSF -= 1, 000 Square Feet source. Trip Generation, 5th Edition, Indttute of Transportation Engineers, 1991, Land Use Code 720 (Medical Office Building) r;� 6 • i i Workshee PatO ECT SITE TRAFFIC Gi NE1R !ITID] t SITE NAME Bull Mountain Road Near McFarland Proposed) Apartments (ITE Land , Use Code 220 194 Units • (1) ITE USE: SITE SIZE:' UNADJUS TED DAILY VEHICLE TRIP GENERATION RATE: 6.5 laSTIMA'ED TRANSIT USE: ADJUSTED DAILY VEHICLE TRIP GENERATION RATES 6 •'a TOTAL DAILY GENERATED TRIPS: 1261.0 PERCENTAGE OF TRIPS OCCURRING DURING AM PEAK: AM PEAK HOURLY GENERATED TRIPSs AM . ENTER TRIP SPLIT AM TRAFFIC VOLUME IN: AM TRAFFIC VOLUME OUT: PERCENTAGE OF TRIPS 'OCCURRING DURING PM P PM PEAK HOURLY GENERATED TRIPS: PM ENTER TRIP SPLIT: PM TRAFFIC VOLUME IN PM TRAFFIC VOLUME OUT: Source: 5th Editio n "T rip Generation" (1) 7.73 Acres; 25 units per acre Boulevar trips /unit trims /unit trips /day 7.9 100.0 ‘rips/hour'' 0.17 in /total 17.0 tripe; Your '83.0 trips/hour : 9.7 % 122.0 trips /hour 0.68 in /tote e 82.0 trips /hour 40.0 trips /hour (ITE, 1991) J• LEGIBILITY STRIP he traffic distribution for primary trips base traffic flows and general lend use ,Patterns. LEGIBILITY STRIP LEGIBILITY STRIP'- LEGIBILITY STRIP Robert KETCH A550CIATES,� 1225 NW MURRAY CONSULTING ,TPORTALAfFVD, OR 979' 3J�6E41��s C)PF4-1- *S• ID,43143s(i) Ati LEGIBILITY STRIP 4Z2 ' 1- 20 16 +44 +44 +-1e +1.10-, +.41' �� I al .+ fir, I'411'1 4, z t, �al�► r'° 4-14-4 4 . 4-L s � z ga OUT- Hobert: KEECH ASSOCIATS INC. 1225 CONSULTING I�RAY LVD, PORTLAND, TRAFFIC 97229 1503 6�414 APPENDIX E Existing Traffic Flow Existing traffic flow as measured January, 1 • I • • 1 1 1 1 1 1 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT BULL MOUNTA.IN ROAD AT SW PACIFIC HIGHWAY (99W) 1,906 t1762 72 834 0 4-108 .4-1 1-■ 4-0 A 330± tO N o 0 T 95 H 44-1 t 425 -■ 1929 36 1432 0 ••••■■■•,-* DATE OF COUNT: 01/22/92 DAY OF WEEK: Wed TIME STARTED: 06:45 TIME ENDED: 08:45 Peak Hour 07:05-08:05 11468 Traffic Smithy Traffic Survey Service EAST BOUND TIME PERIOD FROM - TO SOUTH BOUND NORTH BOUND WEST BOUND , t ;' ALL 06:45-06:50 .6 0 15 2 61 0 2 98 0 0 0 0 184 0650-06:55 10 0 13 3 50 0 2 113 0 0 0 0 191 06:55-07:00 7 0 23 6 58 0 1 89 0 0 0 0 184 07:00-07:05 9 0 22 ,4 65 0 1 100 0 0 0 0 201 07:05-07:10 12 0 25 5 73 0 3 118 0 0 0 0 236 07 :10-07 15 13 0 33 4 64 0 5 85 0 0 0 0 204 07 : 15-07 :20 5 0 21 8 76 0 5 132 0 0 0 0 247 07:20-07:25 6 0 22 8 54 0 3 132 0 0 0 0 225 07 :25-07 : 30 13 0 35 5 59 0 3 126 0 0 0 0 241 07:30-07:35 5 0 33 6 70 0 2 116 0 0 0 0 232 07 : 35-07 :40 4 0 23 6 74 0 1 139 0 0 0 0 247 07:40-07:45 6 0 35 9 75 0 2 125 0 0 0 0 252 07:45-07:50 6 0 23 4 88 0 4 127 0 0 0 0 252 07:50-07:55 5 0 27 4 58 0 3 146 0 0 0 0 243 07 : 55-08 : 00 11 0 33 8 78 0 3 81 0 0 0 0 214 08:00-08:05 9 0 20 5 65 0 2 105 0 0 0 0 206 08:05-08:10 5 0 20 12 49 0 5 84 0 0 0 0 175 0310-08:15 4 0 34 8 54 0 0 78 0 0 0 0 178 08:15-0820 6 0 22 3 65 0 4 106 0 0 0 0 206 08:20-08:25 8 0 22 10 83 0 6 108 0 0 0 0 237 08:25,08:30 5 0 31 13 72 0 3 81 0 0 0 0 205 08:30-08:35 3 0 22 13 63 0 6 84 0 0 0 0 191 08:35-08:40 3 0 19 9 59 0 7 99 0 0 0 0 196 08:40-08:45 6 0 29 22 68 0 5 84 0 0 0 0 214 Tota3. Survey 167 0 602 177 158i 0 78 2556 P11? .79 0 .91 .86 .88 0 .69 .9 % T'rc)cs 3 0 2 5.1 6.6 0 10.3 3.4 0 0 0 0 Stor)ped 13uses 0 0 0 0 0 0 0 1 0 0 0 0 Peds 0 1 0 0 ourly. Totals 06:45-07:45 96 0 300 66 779 0 30 1373 0 0 0 0 2644 07:00-08:00 95 0 332 71 834 35 1427 0 0 0 2794 07:15-08:15 79 0 326 83 800 0 33 1391 0 0 0 0 2712 07:30-08:30 74 0 323 88 831 0 35 1296 0 0 0 0 2647 07:45-08:45 71 0 302 111 802 0 48 1183, 0 0 0 2517 N= 01 e-1= (11 0 t"1 r-1 ..0 O_ Ql1Dc') C11 so o•E.4 CO Ii. e 8 rid Hois seC 441-1 62 45' -44 `2-. 00 000000000000000000000000 O Q 0000000000.0000000000000.0 co 000000000000000000000000 00 C4 x ® �► r4 O4V r-1 NO N Nd'N r-1 t!'!d' H rl OMC•10.3'.#N r-1 r4 000000000000000000000000 CO —� a 4-- 0 Z 000000r 4r000CW000000,0, -100 co 1Q CO 010 CON10 01000000d' C10101d'CO01r-1e71d1 ti'z CO c-4e4NNt"'1VIC* INIC C •id'•3'd'V1!'IlAttld''dirI AN•I' e tnowci r•srOq -9cF1 r'1! to ilf to 000•- l000l- i00NNOOOOrl000l -irb 3o •-tf000 wwtaiaLfl v-! • NMOt"11"1 i1011`Nt0trt,010 ' 0OtnehH171N100tnd'N r1r4 ri .- 4e- 1r4r1 00©000000000000000000'000 H V� N •-1 4 r► f Cf e 0 000H000000000000r4r400M 00 chul000c inrcooav, -ic owe'310comr.o Veleno r-tryHNCINNNNNNCIVIV CINCIvc"1cINcriric 0 00000.000000000000000.00 0 r o 0 tn0tnoi notnottlotnotnotnotnotnourotno e" 1d'.d' lntnoor- lriNNCneld'd'11'9ulool+- cstrie ! .• .. - -•o c..._:.. ..-- •......, •..• •• •• •• 55 55:55 •• it 55 -:•. 1oww+ altar.t •rrt..nrrr-rrhoac000aoaaa000 00000.0000000000000000000 1 1 i 1 i 1 1 1 1 : 1 1 1 1 1 1 1 1 '1 1 1 1 1 1 OtnOtnOtn0tnOinolnotnoinOtno tn0ter°i f rt env. •:,tnu3OOrlpicg even m srni tnt100r1r1NN •..•::•• •5 85 05 •• •0 •• .. 00 •• •5 •• .. -.• -•. V50=00 •• •• 50 5,00 ‘ov:Aco 1auorrt.r-rrrrrt rr- cocomeococo 0000©0000000000000000000 NC a%0O N • 111W4:0131L7 H 00000 00000 00000 00000 AarNOO 00000 'ntn0oo wtr oo c s#'riri0CI tD Co • t0 •r 00000 00000 00000 00000 00000 NLnCOCO V NNINNN 00000 nrigricrem tnd'tnct1 Nt"1cnc'1t•i 000 00 to gioLnotno El CO CO CO 00_ 000 e-40111011110 pt"1Q'9e -1t"a ".•5,...555.:•. olnsnrrr. x0�0000 IRE 111111- - Ell 1 1111r dIW5S A111181931 INTERSECTION TURN MOVEICNT COUNT SUMMARY REPORT SW PACIFIC HIGHWAY (99W) AT BULL MOUNTAIN ROAD DATE OF COUNT: 01/22/92 DAY OF WEEK: Wed TIME STARTED: 16:00 TIME ENDED:, , 18 : 00 Traffic Smithy Traffic Survey Service 16:00 -16.05 4 0 14 13 108 0 5 167 0 0 0 0 211 16 :05 -16:10 11 0 12 9 1 16:10-16:15 3 0 4 19 158 0 2 109 0 0 0' 0 275' 16:15 -15:20 5 0 12 23 135 16:20- 16:25 3 0 12 22 129 0 8 104 0 0 0 0 278 16:25 -16:30 10 0 6 20 112 16:30 -16:35 11 0 24 14 115 0 10 91 0 0 0 0 265 16:35 -16:40 8 0 13 34 125 16 :40 -16:45 5 0 9 23 127 00 7 63 0 0 0 0 234 16:45 -16:50 5 0 5 26 16 :50 -16 :55 10 0 13 27 176 0 2 66 0 0 0 0 294 16 :55 1700 3 0 0.272 16:55-17:00 23 125 0 6 68 0 0 0 0 247 20 38 137 0 3 71 0 0 0 17 :00 -17:05 8 0 12 17:05-17:10 5 0 21 21 132 0 14 70 0 0 0 0 263 17 :10 -17:15 8 0 17 46 128 0 17:15-17:20 8 0 17 27 141 0 2 70 0 0 0 0 271:'. 17:20-17:25 5 0 15 3 17 :25 -17 :30 10 0 13 19 104 0 0 65 0 0 0 0 238 17 :30 -17:35 4 0 19 25 17:35-17:40 110 0 14 146 0 0 0 0 320 _ 18 16 108 0 10 165 0 0 0 0 318 17.40 17.45 3 0 17 40 3 7 :45 -17:50 7 0 14 33 116 0 3 107 0 0 0 0 271. 7 :50 -17:55 5 0 14, 30 124 3 7 :55 -18:00 4 0 9 25 114 0 3 93 0 0 0 0 248 Total Survey 148 0 328 606 3008 0 139 2126 PHF . • 8 .78 .88 0 .62 263 .8 0 8 •• % Trucks 2 0 2.1 Stopped Buses 0 0 0 0 0 0 0 0 Peds Hourly . Totals 16:00 -17: 00 78 0 144 268 1540 0 69 1035 0 0 0 0 3134, 16:15-17:15 Si 0 164 322 1526 0 82 961 0 0 0 0 3136 16:30-17:30 86 0 179 341 1557 0 69 882 0 0 0 0 3114 16:45-17:45 72 0 185 341 '1468 0 �0Q91 0 0 0 00 0221. 17 :00 -18 :00 70 0 184 33 V c • 8 4-- Co 01 N d- co NQ.1 - r-1- r4 0 •ri 46411.4 WW RI fa v-Ilear-1111.-41441C4r1r11-101,-1010111r4NCIt'Nlv-IONCI NNNCN1 C11�NNhNMCsa t�"1c'1V'41MCfCCVVITYN1'c'1 000000000000009000000000 000900000000000000000900 0 000000000000000000000000 .. E 1, 000000000000000000000000 00 •• ▪ ONNN100.-1MON.:14-lririrl0.-1r- 1Nd'. -0 -11-1N a 000000000000000000000000 in - 111 4ZOP E4 c 4 - 0 0N00000000Cg00 400000000x10 0e- 1e- 10000000+- 1140r400r 0r1Or1000 { 04 • s9' taOMOM NNW/ OP.000101C0CDe- 1Nr400r41DM00 N r1r-1 r-1r1 r1r1 r1rl r r-1 ri rl:ri rlr4N N rl rl 000000000000000000000000 111 0111011'1011101n 0111.01110 t:'l 0Ifl 0 t110a1101x19 01-1r1Nt E"1F' 1st' d '11111100rir1NNC'll1d'd'1111110 .........•.... ••.r.•.....u.. •. •....•s• .... •....r 10101 010101010 01010/.0 1`4•1%t%P l%- h t∎ t∎t%- t•■ R CO rlr♦ r• 1v4r4r 4rlelrlr- 1vtr♦r- 1m-1r- 1r41.1r1r rir1r♦rlr4 1 1 1 1 1 1 1 1'' 1 1 '1 1 1 '1 1 1 1 1 1 1 1 1 1 1 0tnot110 notnot1101110tnotnotnott)dt110tn 00s-1e- 1NNMe Id' d '111110Or1r- INNC'1c'1■a't11t11 •• •• . •••••-• • .•• •• •• .... -.. ••... -.. •• •• •• •..• •... •.• •. ••• wwwu 10WW1010101010NtNbNt'NNNNNt--N r♦ rir; rlrl:r -1 ri rlri rir-1 e� ri rir-1 r-i rlr -1+=! s-� r-1 s-t rl.r1 AtlinArtsow 111/0000 ‘124:00c001 It) • C11e1C1NN Oc'901O.r1 d'01'• • 00000: 00000 00000 00000 010000: min • 00000 1g�1;00.0 COt1100 0' cnco•00.0 C'1t`N • t"1 . C ) 00000 1 w co co .'d Egl sm ue o ©� -W E-�o.o cna Ntn10NC0 rl it coiO nt CL'1tS''fMd"W 00000 00000 00000 0.0000 c7N100110 N N r4 r-1 rl 00000 "Ir tn r1 N N - ■101G►NI11 rlrlrJr4r4 00000 11.1 0t110tn0 ED N MI 1111t;Tit IMO NIB lid, 111111 111111 M NM d1211S A111181931 1 .. LEGIBILITY STRIP The traffic growth was assumed to be a 10% increase in existing traffic on Pacific Highway and Bull Mountain Road. This increase is used to provide level of service comparison for the immediate future. Traffic Projections: Estimated Existing - Estimated existing traffic flow from field measurements conducted January, 1992. Existing + Site (As Zoned) - Existing traffic plus site traffic as if site were built out as zoned (78 single ferriily units; 46,000 square foot medical office). Existing + Site (As Proposed) - Existing traffic plus site traffic as if site wer3 built out as proposed (194 multi-family units). Total Traffic (As Zoned) - Existing and site (as zoned) plus traffic growth. Total Traffic (As Proposed) - Existing and site ( as proposed) plus traffic growth. 0,1 PM Peak Hour Bull Mountain .Road at WIllest Access (stop sign control) 11) AM Peak Hour - BIB PM Peak Hour -- C/C Bull Mountain Road at East Acce5 $ (stop sign control) (1) PM Peak Hour -- Bull Mountain Road at Pacific (stop sign oontt�ol) (1) � i�ic Hig�wray .,,. 3/s B/ LOS = Level of Service (See Level of Service Criteria) Site As Zoned P = Site As Proposed (1) The level of service, for stop sign controlled interaRectlons. Is`.,calculeted for each Ystup or fielding eft turn movemen� t LOS as'illustrated in the ommar �� Generally, the side street 0 � t has p�oo�es mever�nent: of Capacity Analysis this LOS .May experienced by only few vehicles (those dmaking t t • whereas the aaveragc LOS of all ,vehicles onterinp `the intersection rr.loUld m r• ' be t�cl7 Bette IP 1 1 L�V�i. OF SF.R�OC� CRITERIA Reserve Capacity (1) LOS Exp tied Delay to Minor vehicles/hour Street Traf ►`p. rrw..a 51 >400 Little or no delay 300 =399 B Short traffic delays 200-299 299. � Average traffic delays 100-199 0-99 Long traffic delays Very long traffic delays (1) Reserve Capacity = Adjusted Capacity - Demand L OS = Level of Service When demand volume exceeds t capacity of the lane, extrem delays will which ma. cause severe congestion affecting other the be encountered Queuing may g traffin movements in the usually he intersection. This condition usual) wvarrents'irRprwement to the intersection. • "Highway Capacity "• Special Report 209; Transportation Research Source: I-l� hvvav Ca pacify Manuai� , S Board (1985). 4 r 4r LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTION Level of service A Describes (e. This ascribes operations ,with very low delay, i.e., less than 5.0 sec per vehicle. occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all Short cycle lengths may also contribute low delay. Leval of service B Describes operations with delay in the range of 5.1 to .15.0 sec per vehicle. This generally occurs with good progression and /cr short cycle lengths. More vehicles stop than for LOS A, causing higher levels of average delay. Level of service Describes operations with delay in the range of 15.1 to 25.0 sec per vehicle. These higher delays may result from fair progression and /or longer cycle lengths. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is "significant at this level, although many still pass thought the intersection without stopping. —Level of service D Describes operations with delay in the range of 25.1 to 40.0 sec per vehii;le. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination bination of unfavorable progression, long cycle lengths, or high vie ratios. Many vehicles atop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. Level of service E Descibes operations with delay in the range of 40.1 to 00.0 sec per vehicle. This is considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent oocurrences: Level of Service F Describes operations with delay in excess of 60.0 sec per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with oversaturation, i.e., when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios high below 1.00 with many individual cycle failures. Poor progression and cycle lengths may also be mayir contributing causes to such delay levels. Source: Highwa y Capacity Manual"; Special Report 209, Transportation Research Board (1985). .,4.-.-.. . •+,...:j..11, az�►r .....:H tit- • 40S • '7.-*: . ' :-....* � • .E....+-91.A.,..-$......:L. z.'...;r1.6...0.....)...:..444+4.V.:....•.... Site (propoed) 3qa -�► � ♦ •�g a ��L► ��ZL c +s(Propo0e0..,..., I...i.t) 5 � T ,.,.._:41.'..:74:44.7.:' :.44,...,......f.. • ••••''''.•••••••••••kt....' ' • • ..:'..4...... .....s:..,... :1.zi,.... 409 TTCA0 n - hoed) .L ♦�4 � Traffic Growth 14,3 'Ift:t....... E *s =Exierer1g +sit8 � a '�T =Total Traffic TT1PrGRo:9�;�d� Bull MounPain Road near McFarland Blv. Robert R0“„ 0o0....iti,: .onp AT M.4F4.440d 14#41•KEEH ASSOCIATES � INC, p � �NSI�URRTAY 9L� TPORTALAND OR 9yE 9 I503Iv:6 b3 3 SIGNALIZE I INITER8ECTI,I Bull Mountain', Road McFarland Dat . of CoiuH '',Y,...,:-•:-::.• r W!eeE• :'` Wee 'da. V ti \ • It111 1 It \ It I \of l t ► �;► t, .■ :MN w t k f4 w . \I 1 Fr.. �. , , ;.. j :Et * .of 1 anew an maj o'r- tree A AF'F ROACH 'GRADES a ;i 4,r t 1 } ! t,r \,r \,e \,r t r �} t i t,r. t,► t i t J t 14,i t ► •>r �,i t + `,r 4J t J �r tj 0r ' b .` t1 \rtJtl\r\ ►\I♦I \rYi rt\+ \0 \:r�s It l\♦t f\►t ►s l♦t rt1 {i\I } „rt '� �..+f..� ” %i /•�, . +� u1,1 t to, SHARED LANES:. � c AF'F'lROACH D none AP'P'ROACH a -..:y' f: A <;: f {, f... . ,', Dr•, t �i r r,f h1OVEMENT AL' • AT AR` DL. LET DR VOL LIMES 390 0 2C . 0 4 RIGHT TURNS FROM D (DR) CONFLICTING FLOW . SEsR +BT= 109 CAPACITY 884 CRITICAL. GAF'= 6SEC. IMPEDANCE ADJUSTMENT -= 1 ADJUSTED CAPACITY'. 886 CAPACITY 'USED= 45 "% IMPEDANCE CREATED= 1 DEMAND (LOS=A) ' . 4 LEFT • TURNS FROM A (AL) CONFLICTING FLOW BR-4-8T=, = 11 CAPACITY 1084 DJ TENT= CRITICAL GAF' == OSEC IMPEDANCE' IYIr'EDAf�iCE ADJUSTMENT= ._ 1 ADJUSTED CAPACITY 1084 CAPACITY USED= 5t5% I PIF'EDAAI\ICE' CREATED- 1 DEMAND ID LOS A) 6 LEFT TURNS FROM D (DL) ) CONFLICTING FLOW . 5BR •CDT +LPL• +•ALA- AT +AR +CT•CR= 5(i4 CAPACITY 8, CRITICAL GAP:= 7.5S CAPACITY EC . IMPEDANCE ADJUSTMENT =:' ADJUSTED CAPACITY 378 USED 8.2% IMPEDANCE CREATED= .94 DEMAND (LOS =B L.eVel c Set "yi e t . /89) )n ma,j ►r~ streets Wit 1 Anes con+I 0?1,11.1 M�e''egLk ls o� •FCH DNS I GNAL 12 ED I tERSCCT I''A `tl 1 Mounta n ' Road i� • Mt.Far-1a1d Date of C lu eel::: ay Day:' 'AM Y �j k {. +. .✓ ✓ \ .� a .,i,..i,.,r•,a?Yr,Y, >..Y rYI,IIY /YA,,Y. }I, I, I, I,' /,` Fr"ev�,��, Z,z'�r� 5pe of 1':an:et ";or major or= tree APPROACH GRADES x, ,•r x ,•r x ,•r ,•r ;1 x �'� x x x x �x x : d .,.fir, ,,r ,,r ,,e.,. ,r ,. Y .t.i tr +.+ �•:: A r/ E' , � � f U , 0% r,, r, a, r, r, rY r, , r, r, r,r, a rY rs is rY r, rY r, , rY rf �r.s r, rY , �,e • a Bu�',1 Mtn FFROA1 1 • . Vii. �Y . '. .• ..• Y �,� CH. >:.. f•Y'•'••'A< <• <• ,< <>ofN t > ix'Si l OVE TENT AL fits" �AR DL 1?T } SNARED'•' LANE "S:, APP OAC 'RIGHT TURNS . F ~QOM D t DR CONFLICTING-FLOW' '116 CRITICAL GAP-7 6SEC IMPEDANCE ADJUSTMENT- CAPACITY ',; US,EDµ 46% IMPEDANCE CREATEr; 1 LEFT TURNS FROM A: (AL}' CONFLICTING FLOW 9R+DT= ±120 CRITICAL GAF'µ C SEC N IMPEDANCE ADJUSTMENT-tr.' 1 CAPACITY, USED= . 56% IMPEDANCE CREATED 1 LEFT TURNS FROM D, tDL? CONFLICTING FLOW . 5SR+ ITT +BL +ALA- AT+AR+CT +CR= CRITICAL GAF'F IMPEDANCE ADJUSTMENT•• .I CAPACITY USED----' €3.45% IMPEDANCE CREATED b 94 CAPACITY 97 ADJUSTED CAPACITY 979 DEMAND (.LOS =A ) CAPACITY 1 076 ADJUSTED CAPACITY ;1 076 DEMAND (LOS=A ) 6 CAPACITY ADJUSTED CAPACITY DEMAND , (L'OS =E=4} LOS = Level ` ci•t+ ; Ser %x ce (11/8':?) Oh ma:j of . t.tree• s Wx h 4, 1';ahe. w c n .. ng Vol u lithe' RKSH cFar~ 1 a P 't` F L AC i ac ) f v : ti . •, • ,MO YEMrc NT L AT AR D • VOLUMES " 0 ...,• E • H RIGHT TURNS D (DR) CONFL I C i I NG FLOW SDR +EST= 121 CRITICAL GAP 6SE C . I MF'EDANcL '' ADJ USTMEN' CAPACITY USED= .46% IMPEDANCE CREATED= 1 LEFT . TURNS FROM A (AL) CONFLICTING FLOW BR+BT,. /25 I • CRITICAL GAP = 5SEC. IMPEDANCE ADJUSTMENT =. CAPACITY USED- .56'x. IMPEDANCE CREATED= 1 LEFT TURNS FROM D (DL) CONFLICTING FLOW . 5E{R +EST +BL +AL- I-AT +AR +CT +CR= 51C,' CRITICAL I CAL GAP= 7.5SEC. IMPEDANCE ADJUSTMENT= i• -� . CAPACITY USED 8.756% IMPEDANCE CREATED= .94 ADJUSTED( CAPAC:I T' DEMAND LOS =A`) CAPACITY ADJUSTED CAPACITY DEMAND (LOS= A ) CAPACITY ADJUSTED CAPACITY DEMAND (L©S =B /8 (I .p5 L.etl a'f Ser-� �? R °•t 5., aQ )n ma, or� str" ►e►�- w . th 4 I tines �, ciDil +i i Ct�. fl vc� (cne .e4 S I GNAL`.I' ZED INTERSECT I Elul 1 n Ftca d r _'a D McFarland . AP'PRQACH M©VESENNT VOLUMES F`GH a4y: :'.V./ eed j s of Lane , an ma. AF'FRROACH-( GRADES wj .,,x::,.t>tx }.:1.•,..xxr,. A (5%iEt, D/ rD' "LlMl. SHARED `LANES: T .ABC DL. 44 } S C I '�1 RIGHT TURNS FROM D (DR ) CONFLICTING FLOW . 5BR+BT= 126 CRITICAL GAF''- 6SEC. IMPEDANCE ADJUSTMENT= CAPACITY USED=, ., 46V. IMPEDANCE CRATED= I ` ' LEFT T UINS FROM ' A (AL') CCtIFL I'CT I NG FLOW BR +'BT : 0 CR I T I CAL 'GAP'= 5SEC . IMPEDANCE ADJUSTMENT= 1 CAPACITY USED -' 56% IMPEDANCE CREATED= LEFT TURNS FROM D (DL ) CONFLICTING FLOW . 5BR+ET +ESL r- AL +AT+AR +CT+CR 576 ' CR I T I CAL GAP= 7. SSEC. IMPEDANCE ADJUSTMENT 1 CAPACITY S �. 001 % IMPEDANCE CREATED= 54 L`ApAC I T Y • AD3 U$ TED AF'AC S `I "Y DEI Af D (.LbS =A CAP�AC I TY ADJUS TED ,APAC I TY CAPACITY ADJUSTED CAP CITY 342` L.ev of Se • =Vi • Ce C I • /S9 • ina5 ariees6 th 4 1,►neln I .I tt i ra'g, vat UhISIGNALIZED INTERSECTION, CAPACITY ' OF(1<SHE F.tul 1 Mountain Road at tivirFar.1 and' ,Blvd . x D ,x. McFarland , Date of , Count: TT(Ff1-0139s*(J) x , ,x - ,, - . ' ., : , ' Day of Wee f - , Weekday x x , . . Time. of 'D)ayt, AM Peak fiot.tr „„..A„„.:.,>:,,I.:1,' x..,14:.',.x:ix;:xxtx,‹ , F,reyailinii:i ,Speed:' 45 ..,,,,,,,,,,,,,, - . -,. , # of lart 'son,.Tnajor street: '7. APPROACH", GRADES'g., x X :4 14 X X X 14 14 X X >f. X X X X *"•• ' A 0%,:E,' (-)11-1;) 07 Mtn SHARED ,LANES:` APPROACH D: none AppRoAcH • , MOVEMENT AL AT AR DL DT "DR' CL CT CF( BL BT BR ' VOLUMES 5 43 C) 28 • 4 ' 0 o 0 127 8 RIGHT TURNS FROM D (DR) CONFLICTING FLOW ,CRITICAL GAP=16SEC'., l'IMPEDANCE ADJUSTMENT CAPACITY USED 4,46% ItIpEDANCECREATED= LEFT' TURNS FROM A (AL) CONFLICTING '1FLOW giF<+EiTiv. :155 CRITICAL,' GAP=, 5SEC. IMPEDANCE ADJUSTMENT= CAPACITY USED= 57% IMPEDANCE CRE-LATED=' I LEF-r TURNS FROM D (DL) CONFLICI'ING FLOW •c5BRA-BT+BI..4-AL-i-AT+AR-1-CT-f.CF=i 569 CRIT'I,CAL GAP= 17.r5SEC. IMPEDANCE1ADJUSTMENT= 1 CAPACITY ADJUSTED CAF`At:ITY DEMAND (LC3S=.A) 864 864 'CAPACITY r 1058 ADJUSTED CAPACITY 1058 prt:HANI) (Los=A) 6 ‘„ I CAPACITY 346 ADJUSTED CAPACITY 346 CAPAC:rTY USED= 9.96% IMPEDANCE CREATED= .94 DEMAND (LOS=13) LeVt1 Of Servce (ii/59) (TiaiOr streets with 4 iant.st cbn.flicting vcslikLttrie ng +Site TT=Total Traffic Bull Mountain Road near MclIand gut, l4DL) J4 .a p.000 a-T PM . 404- Blv� �c�bert KEECH AS50CIATE�,� I�JC 2p M�UpB 2 NMkRY V FORTaLAND bR 87229 503J�6 E3�S3; r1,and Date APPROACH / ' b , S . s .yA•;. r < y'; �,�.ti < ti �'' • r ti tifeytip,• <{ ' a .� r 'n v ti� r 1 .� MOVEMENT AL AT AR DL 16 0, PCH 4 18 RIGHT TURNS ' FROM D (DR) CONFL I CT I NG FLOW 5E +R +BT= 442.5 CAPACITY r s =� CR CAL GAP= 6SEC. '' ADJUSTMENT= CAPACITY -- IMF CDANGE _ � ; � :Y -IA�ITY USED= 68 IMPEDANCE CREATED= S= CAF'AC � , , �. 'ADJUSTED USED= FATED 1 ''DEMAND (LOS=A) . LEFT TURNS FROM A'' f AL ) CONFLICTING FLOW 1 E�Tw 4 7 r . CAPACITY 744 CRITICAL GAF =5SEC IMPEDANCE ADJUSTMENT = i, ADJUSTED CAF'AC I T5' CAPACITY USED= 54% I MPEDAI4CF .. CREATED . 1 DEMAND, (LOS=A) , LEFT TURNS FROM . D (DL) CONFLICTING FLOW . 5EBR+BT+FJL +AL+AT ±AR+CT +CR= 605.5 CAPACITY ( 327 ADJUSTED' 'GAF A I T I CAS.. CAF" 7. SEC . IMPEDANCE ADJUSTMENT .'. C I •�"' •.� CAPACITY USED= 5.5"I. IMPEDANCE' CREATED= . 96 DEMAND (LOS = D�.) A L:OS' +Sn ma'a ar sh=eets wi h 4 1 a tes4 con +�.i c nq 'ol`i�t eq .t,al;s �t�me Level, tai Ser-v.i ce t f '1 /89) a.rra Tr ;n v Ti mie Pr-evai x n Speedo ! # of lanes an' . may i t APPROACH GRADES. A 0%:B 0X ,fi ,D ` 0 %, SHARED LANES: fi APPROACH 'D: none � .'•ti f �, �yf ,. y � /� � 5, { ;{ • ti1 y •' rr.. ; �., '•y f�. r , ''p g y� r��. {� {f {`� { iOVEMENT AL AT' AR DL":".",HDTH,. DI VOL.UMES'' 4 170 c.� 1 jF'CH RIGHT TURNS FROM D (r)R> CONFLICTING FLOW . 5DR +EST= 464. CRITICAL GAP= d SEC 1 IMPEDANCE ADJUSTMENT= CAPACITY USED .7% IMPEDANCE `CRATED= 1 LEFT 'TURNS FROM A (AL) CONFLICTING ``FLOW BR +BTU: 479 CRITICAL' GAP 5SEC. IMPEDANCE ADJUSTMENT CAPACITY ' USED= ► % MPEDANCE CREATED= i LEFT TURNS FROM D (DL) CONFLICTING FLOW . 5 &F+ET � &L +�L AT•�Af+CT +CR= 638. •, CRITICAL GAF 7. SSEC. IMPEDANCE ADJUSTMENT 1 CAPACITY USED 5.83% IMPEDANCE CREATED= .96 CAPACITY • ADJUSTED CAPACITY DEMAND (LOS -A ) . CAPACITY ADJUSTED CAPACITY DEMAND . (LOS-A> CAPACITY 309 ADJUSTED 'CAPACITY 309 DEMAND (L OS- C ) 8 Cis = Lev`EI of SetrVicc (11/S9 n major ,streets with _4 lanes!' ton l i ct i ng viol uUme tal s UNS I GNAL I Z ED INTERSECTION .CAF AC I TY' WORD aSHEET Bull Mountain 'Road at , McFar" ,and i 1 vd " x McFarland Date CCun ,( :; .14 Day of WPe�:: Weel.;day Ti me of ° Day e MF. Hour - xxvuxxx1.>,a,r 1'P evaiIif0 .Sneed: '�'�.3 .r- r♦.reror .r.r.r.rrrr'rrr 4 ',:of lanes .on' ° maj or ., street m APPROACH GRADES: xiXxVX A C'.� %:B .0%1.'1) 0% SHARED LANES: APPROACH D: none ''t .'1•:.•> .4 .> < <(<<< r. . > :> "y>., :>)D << < < < << v'� I iv r r' � .+� � . '�. ;AL AT AR DL DT DR 4 171 0 16 4 18 RIGHT TURNS FROM D (DR) CONFLICTING FLOW SDR+BT _ = 44e. CRITICAL GAP= 6SEC . I MPEDA DCE ADJUSTMENT= CAPACITY USED= .69% IMPEDANCE CREATED= LEFT TURNS FPOM . A (AL) CONFLICTING FLOW DR +DT= 463 f�lT: : :L CRITICAL GAP= SSEC. INPEDA i�CE ADJUSTMENT= CAPACITY USED .54% IMPEDANCE CREATED= 1 LEFT TURNS FROM D ' ( DL ) CONFLICTING FLOW . 5E +r, +EtT +E4L +AL +AT +AR.CT+CR CRITICAL GAP =' 7.5SEC . IMPEDANCE ADJUSTMENT CAPACITY USED= 5.69% IMPEDANCE CREATED= .96 CAPACITY `555�.�y'' 'ADJUSTED CAPACITY ' 58 L EMAND (LOS =A) 4 CAPACITY 7 8 ADJUSTED CAPACITY 733 DEMAND (LO A) 4 CAPACITY 17 ADJUSTED CAPACITY 31' bEMAND (LOS=C )` i8 Lb vei o4 gar evice (ii /Eft str✓eett with 4 1'n sa Uh1E I SNAL ZED} . I'fiJT S CT D6 A�'AC T'Y RKSH1EET Bull Mc�untai n oad :at MCF r l and fll vd D �: McFar' l and APPROACH >»>:::.»A<<<<<<< > >>>> MMOVEMElT ' AL AT AR DL " VOLUMES 4 188 0 lb PCH 4 ' 18 Date of t:ourit a TT (ZOried'} Day of Week i We E: da . PM , PE H Ui Ta. me • o•� D�Y , k Prevai l i n .. Speed a 45' # of lane, ' any; APPROACH 'RAPES: A 0%a" SHARED LA1+EE8 APPROACH D: none }. >D r<,(.•r,:' < >.' >.'S• >. y f" < d ✓' r' ✓' ,ti DT DR CL CT CR DL 3 �I c:a 0 r1. �" v',t,? •� i•. i•. iy i• < DT R 495, RIGHT TURNS FROM 0 (DR) CONFLICTING FLOW r 5 R +BT- " 509.5 e CRITICAL GAP 6SEC. IMPEDANCE ADJUSTMENT CAPACITY USED .74% I4EtPEDANCE CREATED= .99 LEFT TURNS FROM A (AL) CONFLI CT X NG FLOW E4R- EIT= 524 CRITICAL GAP= 5SEC IMPEDANCE 'ADJUSTMENT= CAPACITY USED 58 IMPEDANCE CREATED= = i LEFT TURNS FROM D (DL) CONFLICTING FLOW •. 5BR-1- IDT4- BL+AL• AST +AR+CT+CR 701.'5 CAPACITY CRITICAL. GAP= 7 .5SEC,. IMPEDANCE ADJUSTMENT= 1' ADJUSTED CAPACITY CAPACITY USED 6.57% IMPEDANCE CREATED= e 95 DEMAND (I-08=C ) CAPACITY ADJUSTED CAPACITY 543 DEMAND (LOS =A ) CAPACITY 6C7 ADJUSTED .:CAPACITY 4687 DEMAND (LOS •F1 ) 4 LOB = Level of 5ery .5e ,Ii/ rna3Or~ streets with 4 lenl"+t4 UNSIGNALI2ED INTERSECTI , Bull. Mountain Ro }I :,' >: McFarland r3a�..e c f' Coun�l; .,. T r!' � (``t" raia�a t Dey of ., = ,ieo Week', ay ,. T' i. mo of D,y a F'iy( Pc 4 i.: ! -lour. \ ,i hJ\ tI► ►It I \ x ► \ x t v \ x x f.,:1 o x x h r e v N 1 1 n Ig 'speed: 45 d ' of .A1ane5 can ,.major" 4 reef" APPROACH GRADES: ',..:14.1<>;.>;., I \J \,Iy♦ ►r 1,1 l► 4\ V R\ x ►1 \ ► ! o \ I,t \,! I f M \ ti ►,\ ►\ A 0/ s a B O/r D o ! ' 'Bull Mtn SHARED . LANE . , APPROACH D; none APPROACH ':.'....>>>A<< h <<<<>>>>>„:.> <1< <<< >.> > >,C t.( .>> .fV B i <Sr r A MOVEMENT AL AT AR DL DT DR CL C`i' ) BL ,c VOLUMES 4 189 0 16 0 b 0 u 0 479 ^9 PCH 4 18 4 RIGHT TURNS FROM D (DR) CONFLICTING FLOW a 5BR+E+T= 493.5 CAPACITY 0.�.a5 CRITICAL CICAG" GAP= SEC IMPEDANCE ADJUSTMENT~- ADJUSTED CAPACITY .,555 �. AP 6 CAPACITY USED= .72% ' IMPEDANCE CREATED= .' 99 DEMAND (LOS =A) 4 LEFT TURNS FROM A (AL) CONFLICTING FLOW BR +%T-=.= S08 CAPACITY 699 CRITICAL CAP= 5SEC . IMPEDANCE ADJUSTMENT= ADJUSTED 'CAPACITY 699 CAPACITY USED= .57./. IMPEDANCE CREATED= 1 DEMAND (LOS=A) 4 LEFT TURNS FROM D (DL) CONFLICT I NS FLOW . SBRi BT 'DL+AL +AT +AR+0T+CR= 656U . 5 r CAPAC I TY 252 CRITICAL GAP= 7 p SSEC IMPEDANCE, ADJUSTMENT= 1 ADJUSTED CAPACITY 4 8 CAPACITY USED= 6.38% IMPEDANCE CREATED= .96 DEMAND (LOS=C) 18 Leis evex 6f See"v1t0', (.11/Et7) OM ma3 or~ 5 1'`I a with th 4 lanes do 1. ing V l � ,rum6 0 f Hobert KEECH ASSOCIAThS 2 � � �UB VTRANb R NdINER 5 INC� NNRRNY Q pOTL09722 tlI ...:: UNS I GIVAL I ZED INTERSECTION, CAPACJ ., WCOF I��:SHCET Bull Mountain Road, . at ,West. Access ' ?aF'a of Gaunt' +S (Zoned) Day of' Week: l day T. me of Day . fly! 'Peak Hour r, , , i, i• io,i,.a r.I,iu i, i,i, rha', X1.1.,. t., ., r,+♦ tfi y, 'P �e Y aa. l''1. n,�'' Spe�V�:� ■ 45 4 ,' a+ lanes on major Street A APPROACH ;GRADES: ,•r,,txxxx,•rxxx,•tx < ,• x,•r Jx.x•fxVxx A oh:'B ovauC ,.0% Bull Mtrt SHARED LANES: APPROACH C: none est APP ROACH ••`•• •" •h h, •..) A < < < < •.�. h� > •y, •�, > ••,D.•• •t• <,. h. < <; �. • +•• h C•,. , •+ t• <t ` �,• < :t•'`h tih > » >B< < < (" K l • '•••• •`• ✓'• t• •i. •4 , h • ,1 t • t 't •• t h •1 • t• •t• i1•• ✓•• t t• -. t • ••h h 1 • �• •'• 1 • •t •' �•• h 1 ti MOVEMENT 'AL AT • AR DL; 'I:DT • DR' CL CT CR 'SL. DT ' Bf VOLUMES : 0,. 432 I: t, 0 t,� 2 a a 4 1 :.1 ED 0 14 4 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR +ATM 432. S CAPACITY 597 CRITICAL GAP= 6SEC . IMPEDANCE ADJUSTMENT= 1 ADJUSTD CAPACITY 597 CAPACITY USED 2.35% IMPEDANCE CREATED= .!:?8 DEMAND (LOS =A) LEFT TURNS FROM B (BL) CONFLICTING FLOW AR ±AT # 433 CAPACITY 765 CRITICAL GAP= SSEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 765 CAPACITY USED .52% IMPEDANCE CREATED= 1 DEMAND (LOS =A) 4 LEFT TURNS FROM C (CL) CONFLICTING FLOW . 5AR +AT+AL +BL+E4T+DR+DT +DR= 554.5 CAPAC / Tyr' 5 CRITICAL GAP'S, 7, 15SEC . IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 353 CAPACITY USED- , 57% IMPEDANCE: CREATED= 1 DEMAND (LOS =B ) On may car tt� et i t 1' 4 I iE Corr i'�: V ►i t�.�m c i al 7 I . FaCN UNS I GNAL I .ZED INTERSECTION JCAFAC I T' Bull Mountain Road. at West �{�I �1 �1 h/ �I \�j Y,I \f �,I \,I ��I \I 1f \.f x x x V *f tI x \•1 \.1'. �I.\1 \I \Y \I ►I \I. \I\I \I \I\I\ 1 \f \I \I \I \;f11\1'1 RL f1, 1 \1� uw. Mart ate . oun: E;S (l rcposec ay of Weer:: ee y Time 'of Day. AM Peas our Prevailing Speed , 4r of lanes on major,,. street APPROACH GRADES; A 0%:B 0 %:C ogyp, SHARED LANES APPROACH C: none +' APPROACH. , .. . ti A/y, .f.. , r •� +. ,, > ,� rte •+ rr ;i+�k .s '� f"1 •. �. '%. {.. {. {•. r•' rY' ,r'. ,r •'" g',. f• D titi "•. e - MOVEMENT AL AT AFB DL DT DR VOLUMES 0 419 p PCH RIGHT TURNS FROM ``C (CR) CONFLICTING FLOW - 5AR+AT= 421 CRITICAL GAP 6SEC . IMPEDANCE ADJUSTMENT= CAPACITY USED= 3.8% IMPEDANCE CREATED= . ';/7 LEFT TURNS PROM ' B (BL) CONFLICTING FLOW AR+AT= 423 CRITICAL GAP 5SEC. IMPEDANCE ADJUSTMENT CAPACITY USED= .52% IMPEDANCE CRATED= I LEFT TURNS FROM C (CL) CONFLICTING FLOW . rAR+ ATE- ALA- LPL.- F.BT +BR+DT+DR= r42 CRITICAL GAP= 7 5SEC . IMPEDANCE ADJUSTMENT= I CAPACITY USED= 2.51% IMPEDANCE CREATED= . t?S b''c(� ,r L.l�ti. 'L {' •,�w y +,{. •ka r¢ rs. v- GT CR BL BT BR 0 '71 CAPACITY ADJUSTED CAPACITY DEMAND (LOS =A ) CAPACITY AD I USTED "CAPACITY T74 DEMAND (LOS= A ) 605 CAPACITY ADJUSTED CAPACITY DEMAF (:LOS) LOS w Level a+ GerVi Ce (11/G9) Oh fi ,a c� sti eet9 with co UNS I U 1AL I Z . D I NTERSECT I.C'iN CAi f�C Bul Houmai 3l Road at y West; • Date' a COUrtt: TT (Zoned; Day o•f Weed:'; Weekday Tx. me. cf Day: Air! Peak Hour ixx:.,.. y. :;..�:xxx ..r ?rr ! t4,w. rx{., P"ewas,J.ifJ Y eed : 45 r� 0+ lanes on major ystrc et AP'P'ROACH GRADE A 07.: B 0% a C 0% �•1 wr , , ,1 r A,�r � -. Rr . r�,r ,,► �.I V ,,1 ♦J ,,I,,r ,,I � ) ♦ ♦ f � r, r� r"a i, r'1 r, f. r, '., r 1 P. ., r, .. I, r ♦ !, r,1, Bull Mtn :. SHARED LANES: ., APPROACH C: none ,r C West Access y e + y • . .�; .,y ? fr i� �? r ..✓ r 'aI f. ,>B<4'.!< ny'• C •ti, ' r' r• i' r� a a a a ••. '•. �' r r t 1 .• ',y a 'a .• DL DT DR i L CT CR BL 'DT BAR 0 0 0 13 4 120 0 14 4 APPROACH >>>>>>>A<<.,.. MOVEMENT AL AT VOLUMES 0 472 PCH RI SHT TURNS F OM C (CR) CAPACITY 56 CoNFL I CT I NG iw LOW . 5AR +AT= 472.5 CRITICAL GAP 6SEC IMPEDANCE ADJUSTMENT= . ADJUSTED CAPAC : TY 569 CAPACITY USED 2.46% IMPEDANCE CRATED- ... 98'A DEMAND (LOS ='A ? 14 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR +AT= 473 CAPACITY 729 CRITICAL GAP = 5$EC . IMPEDANCE ADJUSTMENT= 1 ADS' USTED CAPACITY 729 CAPACITY USED= .55% IMPEDANCE CREATED-- 1 DEMAND (LOS =A ) LEFT . TURNS FROM C (CL ) rwS'; C ©NFL IGT I NS FLOW . SAFE +AT+AL +DL yBT -L-BR+DT +DR= 604.5 CAPACITY - • CRITICAL GAF= 7 a 55EC 4 IMPEDANCE AD7 L5TMEhf- 1 ADJUSTED CAPACITY 328 CAPACITY USED 61 % IMPEDANCE CREATED- 1 DEMAND (LOS =B) LOS Grt tn,� cat et�ete 1a..i 4 Iri it • UNS I GNAL I ZEI INTERSECTION ; WC1 Bul Mountain 3e ' G 1 Access 'Date -: , pount: 1"`T cF'r9Po et ay ,cif Weel:.` Weekday i me , o f Day: AM Peak: 'Hour P'revai l xngc Speed: 4a P4 lanes on . major scree APP POACH GRADES M xx\•I''MV f x••I\•Ixx\.I ' A '�O7: B 0%i C 0% . 1.14!•7 \f• •• SHARED LANES" APPROACH C: none V C :, West Access APPROACH t,, t t t� ti >A0,<<<<<< MOVEMENT AL AT A VOLUMES ' 0 459 4 PCH RIGHT TURNS FROM C (CR) CONFLICTING FLOW . 5AR +AT = 461 CRITICAL GAP= 6SEC. IMPEDANCE ADaUSTMENT= CAPACITY USED= 3.99% IMPEDANCE CREATED= .97 LEFT TURNS FROM B (DL) CONFLICTING FLOW AR+AT= 463 CRITICAL GAF= 5SEC . IMPEDANCE ADJ DOTMENT. CAPACITY USED .54% IMPEDANCE CREATED= 1 LEFT TURNS FROM C (CL ) CONFLICTING FLOW . 5AR+AT + -AL +BBL +E(T +BR+DT+DTi = CRITICAL GAP= 7 .5GEC . IMPEDANCE ADJUSTMENT== CAPACITY USED 2.69% IMPEDANCE CREATED= 98 577 ADJUSTED CAPACITY, 577 DEMAND ` 23 CAPACITY 738 AD3 U5 T ED CAPACITY 735 DEMAND (LOS =A) 4 CAPACITY ADJUSTED CAPACITY 334 DEMAND (LOS =D) `' (1-„::k".,04'. 3 -°Existing +Sites TT =Total Traffic bull Mountain Road near McFarland Blvd WET Ae� s sic UNS,1 i3t AL I ZED I NTERSECT I QN C F AC I'TV W9O `KSHEET Bull Mountain Road at West -Access, Date of Co nt E+S, (ZofEcI ) Da Y of 'Week p Weed day Time of. Da Y: F'il Peak ' Hour Prevai 1 x'hg Speed; 4,5 c •a lanes oh major . street: APPROACH :St ADE' A OY: B 0%:C 0 "% SHARED LANES: APPROACH C: none XXXXXXXXX tiri�r♦Y)Y�r <XXXi,Y�. ; +Y �r�f♦,I�C�,��r�r�.trXXX APPROACH MOVEMENT VOLUMES PCH West Access DL DT DR CL CT CR D ' 0 0 8 ;tL BT BR 16 477 0 18 RIGHT TURNS FROM C (CR) CONFLICTING FLOW . 5AR+AT -- 184-5 CAPACITY bi i CRITICAL GAF= :,bSEC. IMPEDANCEADJUSTmeNTi = 1 t D,TUSTED CAPACITY 811 CAPACITY USED= 1.11% IMPEDANCE CREATED= DEMAND D (LE A) 9 LEFT FROM 8 (RL) �FT TU8 '�15 FR � CONFLICTING FLOW A R +AT = 186 CAPACITY 997 CRITICAL CAF 5SEC . IMPEDANCE AD iUSTWC\T_ ' ADJUSTED CARAC I T y 997 CAPACITY USED= 1.81 % IMPEDANCE CREATE D- . 9� DEMAND S LEFT TURNS f= RQN C (CL) w 87 CONFLICTING FLOW . 5AR+AT-+-AL-NDL +8T +8R +DT+Dhw 177.5 CAPACITY CRITICAL CAP= ` 7.5SEC • IMPEDANCE ADJUSTMENT= .9tP ADJUSTED CAPACITY 284 CA PACITY USED 7/ IMPEDANCE CHEATED= i DEMAND f LryS -. it c. r1 CL%1Ii11:i�Ni�ieLlle`� e�" C"C 1 UNS I GNAL I ZED I NTERSECTI CN CAPACITY WORKSHEET'.•, Bull Mountain Road. at „West Access Date of .w • jnt,g EA .S (Proposed ) Day of Week: Weekday Ti me o•f,!;. Day: PM' Peak Hour ♦txx.x+a♦4tfx♦,r+,r xx♦t♦,a x xx�� x+tx♦,,+a1. ��,(,/♦,Ixxx.� P,1, e.7ra�• l a...1ng Itl♦a♦•♦ f+ a♦ r+I+ f♦ Th7♦f♦f+1 ♦I ♦Y ♦I'♦J ♦a ♦, ♦.1 +f'+11 i"♦I+f ♦I♦[♦ 4# of anus on i� aj car" sti' e� a APPROACH GRADES : +,J ♦t ♦t ♦t+,!+t'.+t4 }titNV�f �, ►L•xXXX;.txxxXX A C}%a i:.': f,4a C Ht ./. Mtn :. SHARED LANES APPROACH .C: none' a West Accoss . ? b a r AF'�'ROACH .f` .�� .•} r ..' r' ,.�A•�•, •�., ,, tr• 4•' < <.•'' v r .• r r . D •�. •. + •'� , ♦ •.'� MOVEMENT FL AT AF; DL • DT DR • CL. CT CFA 8L BT H., PR V ILUMES 0 167 11 0 0 . 4 ) f 1 459 0.. F'CH 28 RIGHT TURNS FROM C (CR) CAPACITY 8 CONFLICTING FLOW -- i 5 -LOW . rAC,-�-AT-� ;l �'^ � , CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= 1' ADJUSTED CAPACITY 803 CAPACITY USED= 1:, 49% I MPEDAAICE CREATED= . 99 DEMAND (LOS =A) 12 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 198 CAPACITY 98^ CRITICAL. GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 98 CAPACITY USED 2.85% IMPEDANCE CREATED= „98 DEMAND (LOS A) LEFT TURNS FROM C (CL) ' CONFLICTING FLOW . 5AR +AT- -AL+BL-1-ET R+DT+DR ^ 676,5 CAPACITY ,BG 5 T _ V . . I TY 282 CRITICAL GAP= 7 . aSEC IMPEDANCE ADJUSTMENT= . 98 AAJ LISTED CAPACITY CAPACITY USED 1.42% IMPEDANCE CREATED-- 99 DEMAND (LOS C) 4 ar- '8,' = Lei .l ► 5 '�a. c 189 Cn m car+e� u,s + 4ncnf • UNC IGNAL I Z ED . INTERSECTION 'Bull ,:Mouni n Road atO a� Cc ttr� TT ( Zoned. Dad. `'b+ 1,401,,,,,:,! IMP et day T . me, ,of DaY: P'M. Peak, our �jv+ � e,:►. v,r }r v�r a,r a,r ♦,i a,► a r ae V M a.+ �,► v a{ a,e a,r a,► ir vI a,r a.+ a,►,ai iii M �'" S ��� i.' l 7. � � . '� $06d _ ry a a►vrv►v►'v ►v►a►v►t►v►�,r ra►v ry +a v►vasrar�ra►ar♦ � • D o;I:, 1 an es 'br,' ' mai or 1,,eet A APPROACH GIADE64 /� r a,rarv,r1,ra.aja,!xa',ra,ra,rar a,ra,►arVavrx►M,.+r,►.v►M,+ A /... ;«+��t Gr :�. riar'vreevry +rvrvrvrarvrv. ►vrar ++v► ry a a ► + ►�+aa Bull Miry :t' SHARED ' 'LAND 3: x .: APPROACH C: cone C x Wwst Access: APPROACH >rN?r••>).r A ; <<•'ti •.< • >>. > >)•>Dv•ti C.•<<C•1 ~ti v �r MO'JEMENT AL AT .. R DL DT DR VOUMES 0 201 7,3 0 0 PC; ry �? • ,:r r� { ,r <. C.^ C,r Cti Cti •. ‘).",>>> >B tir < < 47,.. ' CL CT CR .BL BT G g 1 °6 �3 RIGHT TURNS FROM C' (CR) CONFLICTING FLOW . 5AR -1-AT= 202.5 CAPACITY 79 ' CRITICAL GAP= 6SEG IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY* 79 3` "' ,CAPACITY 'USED= 1 1 « 13% IMPEDANCE CREATED= .99 •DEMAND` w (LOS=A) r LEI= T 'TURNS FROM D (BL) CONFLICTING FLOW AR+AT- 204 CAPACITY 976 G P T I � AL GAP= SS E' C. IMPEDANCE ADJUGTME N ADJUSTED CAFACITY 976 C APAC I TY UGED= 1m 84/ IMPEDANCE CREATED= 99 DEMAND t LQa-A) 1$ LEFT ; TURNS FROM C (CL) CONFLICTING FLOW . 5A P-4-AT +AL +BL +BT '+EW M DT++ -D+" 740...) CAPACITY N i CRITICAL GAP= 7 55EC . IMPEDANCE ADJUSTMENT- , 99 AD7US D CAPACITY 25B CAPACITY USED= .78% IMPEDANCE CREATED= 99 DEMAND (LOS C) , LC = Lei . 'a ,e? fin r or•` e 5 a: h 4 1 rle!5,, conf . x ttk 'UUme q � r+ .• - -"-'' • • • "-;• „ A ' 4 • UNS /,GN AL z xv!xii-RsEC-r ON- IAJOF'1(131:1EET, Bull Moutin Re3a'cIat Wt Accss -"• „ Day of PJe& Wee.iltday TLme of Day* PM i'zieetk Hi3Ltr x X xxx:,;x::),2<x:. << Prevclir Sped o.f A APPROACH, 'CiRADES: A 0%: B 07.:C 0% Bull Mtn x SHARED LANIES,1 x APPROACH C. none , C < West k:cess, APPROACH .:""-e e .0 0 0 • • , , •• e >B<< < < 4.*:< MOVEMENT AL AT AR DL DT , OR CL. CT CR BL BT riJR VOLU1E , 0 219 11 0 0 0 4 0 • 11. 25 504 0 FiCH 4 12 28 RIGHT TURNS FROM C (CR) CONFLICTINti FLOW 224.,5 ' CRITICAL GAP= i,SEC. IllPEDANCE ADJUSTMEN't-4.- • CAPACITY LISEI)=, 1.85% IMPEDANCE CREATED .9 LEFT TURNS FROM B (BL) CONFLICT/NB FLOW AFt+AT= 230 CRITICAL GAP= 5SEC. IMPEDANCE AD3L1STMENT---- 1 • CAPACITY USED 2.98% INIPEE)ANCE CREATED= .9e LEFT TURNS FROM C (CL) CAPACITY 774 ADJUSTED CAPA(ITY 774 DEMAND (LOS=Pi) 12 CAPACITY 950 •ADJUSTED CAPACITY 950 DEtelAlqi) LOS=A) ,28 CONFLICTING FLOW .5AR-1-ATA-AL+BL+BT+Bk+IDT+1:)R= 753.5 CAPACITY 256 CRITICAL GAP= 7.5SECH. IMPEDANCE ADJUSTMENT= .98 ADJUSTED CAPACITY 251 CAPACITY USED= 1.597„ IMPEDANCE CREATED= .99 DEMAND (1.,OS=C) 4 1 41 Level 0,0 Seevi)teH(11;189) 14, lw'90 Ste (proposed) ' 4 -� � +cry' PI"O(�Osed) At. 4-12.1 t +-1-40,40 : � Bo f .4-1-41r4 441 -+ 146. 4 I'T(As honed) T$ .:........... Bull � ountain Road neap er .® 1 1 UNE I GNAL I ZED INTERSECTION CA=AC I TWo%t :SHEE Bul1 Mountain, Road :fit ,.Eat Access txx }fxxXXMxfxXxxXM ►f.►r ►i►f ►f►f►r►f►f f�f►f ►f►r► X f► APPROACH >>>>.>>>A<<<4 MOVEMENT AL AT VOLUMES o 431 PCH X if XX XXX 5 X►.+ f►P►r►i ► }►r►f►f► ♦f►f► I. Es }; X };XXXXXXX >X East Access fate o Count: E +, {,Zoned.) ay. of Week: We d: day t'. nae of, Day: AM Frer k, Hour - ProVai l Inc; ' E?E',G!'' .o y' lanes' i�C) at;Ai or streei APPROACH GRADES: A 07.: B C 07.. ..4 SHARED LANES: APPROACH C: none r'•. ti, . •► ti, •ti r• •:..•,r' •t ♦ '► •. �. a .r ' " ,�' Y '�.` ♦ ♦ '� 1' •' ,••• ,r• r' { { { �Y rD < {;, < < ti i• ,ti r v C • •G' {� y ti r r r ,r > � 9•$ a �y� a . i r' r' > r r' r +. v •. '+. r' .••'.•'� r ./' r '[ � t ti �i ♦ "r rr r' r � ti � a •.. .ti '•.., AR DL DT DR CL CT C� BL BT BR. 14 0 0 C) 4� 5 80 117 0 28 88 RIGHT TURNS FROM C (CR) CONFLICTING FLOW . 5AR +AT= 438 8 CRITICAL GAF- b5EC . ,IMPEDAN CE E ADJUSTMEN I T= CAPACITY USED= 4.72% IMPEDANCE CREATED= . 97' LEFT TURNS FROM B (BL.) CONFLICTING FLOW AF"R +AT= 445 CRITICAL GAP= 5SEC . I,MF'EDANCE ADJUSTMENT= CAPAC i TY USED= 11.667. IMPEDANCE CREATED= LEFT TURNS FROM C (CL) CONFLICTING -' FLOW . rAP +AT +AL+ -8L +Btu' +BR +DT +DR = 635 CRITICAL CAP= 7.5,SEC. IMPEDANCE ADJUSTMENT= CAPACITY USED= 2.1% IMPEDANCE CREATED= .99 r• LOS ' Level of Servi c.e t 11 /59 On m� tai^ s reet with 4 l thee 64n 1 a. ct tip c . ULtfiic ,.. CAPACITY ADJUSTED CAPACITY DEMAND (LOS=A ) 59 593 28 CAPACITY 75 ADJUSTED CAPACITY 755 DEMAND (LOS =A) 88 CAPACITY 311 ADJUSTED CAPACITY 286' DEMAND (LOS=C) 6 et: t 1 But11 Mari NS 1 GNAL I ZED,. I lei }TERSEGT I Cf'` Bull Mountai n,,'j,toad X< x <X2:22<,:x ,,$.;,2<xx •:i;:tr:};< :4s X,2<i as Access, . APPROACH »)»A« .,�•.�•)•, >x `'r.•D�. MOVEMENT' AL AT AR DL DT VOLUMES D 4=9 1 0 0 P'CH D a « , RAC'm ! S 'a a Peak revai n Speed of' lanes do PFROACH',GRADES : A c:�%: B Q%: C 0% HARED LANES: APPROACH CL noneL ' CAP e oar, m iT .A c H E c e,s u 'r :e 3 y . E e .p 0 E e r eree RIGHT TURNS FROM C (CR ) CQNFL'I CT I NG FLOW . 5,AR +AT= w CRITICAL GAF'..:. bOEC . i h''IP'�'DANGE ,ADJUSTMENT= 1 CAPACITY, ITY USED ,9.29% IMPEDANCE CREATED= ' . 9 a LEFT TURNS FROM B (BL) ,CONFLICTING 'FLOW AR +AT= 440 CRITICAL GAP= 5SEC . IMPEDANCE ADJUSTMENT= CAPACITY USED 1 3. 04% IMPEDANCE CREATED= , 9,1 LEFT TURNS FROM W(CL) CNFL i CT 14G FLOW R +AT+AL+BL+DT+BR +=DT•DR= - 646.5 CAPACITY CRITICAL GAP= 7 SSEC . IMPEDANCE .' ADJUSTMENT= .91 ADJUSTED , CAPACITY 277; CAPACITY USED= 1.44% IMPEDANCE GREAT = .99 DEMAND ( LOS =C) 4; cs Ca T K R 050 0 i1 CAPAC I TY ADJUSTED CAPACITY DEMAND AC I TP Y DEMAND (LOS =A) CAPACI TY ADJUSTED CAPACITY DEMAND' (LOS=A) 92 759 759 99 04, LOS = Levu bf " SerVs ce' Qr1 m a Off"` S' s W 1 th cOn4Ir"r;iix c i ng ;e Lt •.5 ,' Q' ' ti A •o INS IGNAL I ZED, Eu 11 F .I XXXXXXXN C G,5'S (ZQ, ee de ime,`Q Darr AM' ' evai l a nq Peed: °45 cif, 1 tines tin: APPROACH 8RAI7ES ":';' AD %'MDGZ. p SHARED LANES a' APPROACH . C: , mane APPROACH MOVEMENT VOLUMES PCH ti„rti} tir •i, ti,; •.,, •.�A`,,. r,. r {r. {;. rr fir.... p9 .ti. 'ti `r,,D r' •': f' �� �` rr ti ♦ 'ir.;:,� •S� r :"l ti 'ti �. ti ♦ 4 'r'' r r � � r'' rr r' 'ti. +.''•. '�. �ti +.. r .+' �r r r r r. AL AT AR DL DT DR CL a 441 R I GHT TURNS FROM C (CR ) CONFLI CT I NG, FLOW . 5AR+ATM 448 CRITICAL GA',1 = 6SSEC . IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 4.78`/. I MPEDAhNCE CREATED= . 97 LEFT TURNS FROM 8 (BBL ) CONFL I CT I,NG FLOW AR+AT= 455 CR TICAL : GAP= 5SEC. IMPEDANCE ADJUSTEE: T= 1 CAPACITY USED= 11.8% IMPEDANCE CREATED= . 9 LEFT TURNS FROM C (CL. ) CONFLICTING FLOW a 5AR +AT.i .AL +BLN+DT+BR +DT+DF 65.5 CR I T I CAL GAP= 7. IMPEDANCE ADJUSTMENT-- . 92 CAPACITY USED 2 . 17% ' IMPEDANCE CREATED= . 98 CAPACITY 586 ADJUSTED' CAPACITY 586 DEMAND (1..08=A) 28, CAPACITY` '746 ADJUSTED CAPACITY 746 DEMhiND ( LOS= A) 88' CAP'ACTTY 300 ADJUSTED CAPACITY 276 DEMAND ( LOS =C ) 6' LOS = LeVel of 5erV .'e '(i 1 /89) O� ma3 ar- streets" with 4 1'het 0. Y01 400P URN I GNAL I Z ED INTERSECTION CAFAC X' Bull Mou 1 ntaa n . Ro xxxxtrr +xr• x r r >rti♦ xxrsx xx. Bull Mtn ;t East Access APPROACH > : .:) >A, < < < t ,,', r •r r 5 ••.D< i. MOVEMENT {f f A`�" Are DL: DT VOLUMES 0 449 1 `. 0 0 PCH Time, o D`ay AiM :F 'ea.k Hci .tr. Frevai.1 n'g Speed a 45 # of lanes on major- 5 ree APPROACH GADES: A 0 %i8 0 " /.c C 0%. SHAPED; LANES: APPROACH .• C 50 90. CONFLICTING FLOW . 5AR+A T = 449,. CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT=1 CAPACITY,: USED= 9.. 399999'/ IMPEDANCE CREATED= • LEFT TURNS FROM D (8L) CONFLICTING FLOW AR +A•T= 450, CRITICAL GAP= SSEC. IMPEDANCE ADJUSTMENT= CAPACITY ' USED= 13.2% IMPEDANCE 'CREATED= .91 LEFT TURNS FROM C (CL) CONFLICTING FLOW . 5AR+ATa- AL. -i -BL +LET - BR +-DT -ARC- 6 CRITICAL_ SAP= 7. 5SEC. IMPEDANCE ADJUSTMENT CAPACITY USED= 1.5% IMPEDANCE CREATED= 99 CAPACITY ADJUSTED CAPACITY DEMAND (LOS ='A ) CAPACITY ADJUSTED CAPACITY DEMAND (LOS =) 6.5 CAPACITY 91 ADJUSTED CAPACITY DEMAND (LOS =C) 535; 585 LOS L:eve1 of 5ery . Oh ma car- str=eets w. L; E> sting+Sit@ TT=Total otaI Traffic Bull Mountain Road near McFarland Blvd Ole.-r te.Ss CONSULTING RAFFIC EI LI` E .R 1225 NW MURRAY DL D 'PORE ANDI OR 97229 15031.941-5333 „ , . .„ • • • MOVEMENT AL AT AR DL DT DR CL T CR L BT BR VOLUMES PCH • .,••• 22 122 5 CONFLICTING FLOW 5AR+AT= 187 CRITICAL GAP= 6SECU IiPEDANCE ADJUSTMENT=. CAPAC TY USED= 15.17. IMPEDANCE CREATED= . 89 LEFT TURNS FROM 8 ( BL ) CONFLICTING FLOW AR+AT= 191 CRITICAL GAP' 5SEC . IMPEDANCE ADJUSTMENT' 1 CAPACITY USED= 5.257. I MPEDANCE CREATED' LEFT TURNS FROM C ( CL ) CONFL I CT 1 NG FLOW . 5AR+AT+AL+8L+8T+8R+DT+DR= 707 CRITICAL GAP= 7 ssEc . IMPEDANCE ADJUSTMENT' .9 CAPAC I TY USED= E3.1. 399999% IMPEDANCE CREATED= 94 CAPAC TY ADJUSTED CAPAC / TY DEMAND ( LOS=A CAPACITY ADJUSTED CAPAC TY DEMAND ( LC)S=A ) CAPACITY ADJUSTED CAPAC I TY DEMAND (LOS=C ) •• major streets •••.. • • • ; 1anes corifHcting voluume 1- 0 1 SIGNALIZED I`NTERSECTI. Pull Mounted!" ; ,Road 1UX x.<xx4ixxx.x Mtn V Date Ia cif Tx ine 'of Dey: !='N F' t .xx.'•,<:.,e. >.;,..x...,;. . F'revai l and; Speed. t' + # !:3.f" l,anes, on..:cna'.ao APPROACH GRADES:, � SHARED ,LANES .' x APPROACH- C .: East Acces's as .r Access" Wee k: 45, ''.APPROACH,„,. >>:>>:::.>::.A<<<<:<< ,-. ,'. :> ',MOVEMENT.- ''AL AT AR D VOLUMES 0 186 4 PCM' DT D ca 0 ose lour r-ee. i. >>r >>B<< ' CL; , CT.; CR LPL 0 '0 23 44 ,48 RIGHT TURNS FROM C (CR) CONFLICTING FLOW . 5AR +AT= ;188 CRITICAL GAP= 6SEC . IMPEDANCE ADJUSTMENT 1 CAPACITY USED 3. /X IMPEDANCE CREATED= 98 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 190 CRITICAL GAP= SSEC IMPEDANCE ADJUSTMENT= ` 1 CAPACITY USED= 4.847. IMPEDANCE CREATED= .97 LEFT TURNS FROM C (CL) CONFLICTING G FLOW . 5AR +AT +AL +BLI-BT +BR+DT +DR= 714 CRITICAL GAP= 7 . 5SEC . IMPEDANCE ADJ USTIvIENTM .97 CAPACITY USED .76% IMPEDANCE CREATED .99 LOS W Level of Service (ii/) On ma. Qi" streets v4i th 4 lanes, cif 13.c in Vol Ut tme 482 CAPACITY '' 807' ADJUSTED CAPACITY 807 DEMAND ` (LOS=A) . CAPACITY 99 ADJUSTED CAPACITY "992 DEMAND (LO8 =A ) 48 CAPACITY ADJUSTED CAF'ACITV DEMAND (LOS=C ,) e quAl ¶O 0 .o 70 62 d F U) UNS 1 GNAL I ZED I NTERSE 'T Bull Mounta .,n Rba N 'CPF'AC IT RKSI Ac c ei\s; at East • Date of Cxaunt.: TT (Zoneri ?• Day, `of • Week: ,Weekda)i: '' • Hc,ur- 'F F�ak: Da !"{ Time y ', ♦►, x►,►, e♦} r►,.►,►,►{►, ►,;{►,;{i„{►{i, }♦x}+ }♦ } ♦ %,;{►{ , -. F.1reVaZ lcinig' Speed,:..,. 45 , '. D . `# of lanes on major. straee A APPROACH' GRADES:: 1►xxXYxVx>,,►♦,►,4 ♦,►♦,►xX•►♦XVxX xxX A 0X :B O%:C 0` Bull "Mtr.• >' ;, SHARED LANES: APPROACH C: none C' ;{ East Access APPROACH:".. MOVEi ENT "AL AT AFB DL, OLUMES 0 201 S F'CM +sD ti,. ,ti ytiC ., <'• < << < >:)•>>>>>B<r•<•i• <ti, <. DT DR', CL CT CR L 9 T BR 0 �:i 20 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 205 CRITICAL GAF'= 6SEC . I I F'E )ANCE ADJUSTMENT= CAPACITY USED"-= 15-4.2% IMPEDANCE CREATED= LEFT TURNS FROM B (BL) CONFLICTING FLOW AR + AT-= 209 CRITICAL ' GAP= SSEC . IMPEDANCE ADJUSTMENT=-- 1 CAPACITY USED 5.36% IMPEDANCE CREATED = -9 LEFT TURNS FROM C (CL) LOW.: ..� CONFLICTING a 5AR +ITT- 1-AL +B�� +BT+DR•l-DT+DR= 770' F CRITICAL GAP 7 ., 5SEC. IMPEDANCE ADJUSTMENT- -96 CAPACITY USED= 9 .1:� IMPED ANCE CtEATED= .94 3" f. 0 111 47 18 1) 122 52 CAPACITY 1 ADJUSTED CAPACITY 9 DEMAND (LC S==A ) On m& R,ar s a e s, iii tip 4 I nes, cdh4 . ct x n 791 791 122 CAPACITY 971 ADJUSTED CAPACITY 971 DEMAND (L08 =A) 52 CAPACITY ADJUSTED CAPACITY DEMAND (L.OS =C ) o1 :. Lime eE ta1.t 7Sf RGI, 251 241 UNS'I GNAL s Z ED I INTERSECTION CAP'AC I 8u11 Mountain ' r,Rc d , . East' ♦.'I,I I \,/�I, I \I�.f \IOJ -'I \%o /o 1914 Igo 1 ♦'.f�fo! I, f, 1, 1� yr \;r o,1 o,I o f 1 ,,r �r +,r t +: �+ 0 + 1.+ ♦+ o.+ �.► ♦+ �+ 4`... ♦o ►o I,If,IOl,so • �,f�IO1 I'ol,IO„IO,orolo. Date,''a�f ,Ccount TT' ( Proposed: Day cif" WeeI.:: Weekday Time , of Day: PM Peak Hour- Prewai i. i rlg. Speed: '45 # of lanes , on Oa j or, 'S'treet APPR.0ACL4 GRADES:' A 6% B �� ;C c)% SHARED LANES,:'' APPROACH, C:. t none Accer. r'DS••�• ; ~• "'off +. r�J'�r' r•JJJ}J'C��`•. • CL CT 219 RIGHT TURNS FROM `C (CR ) CONFLICTING FLOW . SAR -+ -AT= 221 CFA' I T I CAI. GAP= 68EC IMPEDANCE ADJUSTMENT=' CAPACITY USED 3.22% I MPEDANCE `CRATED= .c/8 LEFT TURNS FROM B (BL) COhNFL' I CT I NG FLOW AR+AT= 223 CRITICAL '' GAP= 5SEC. IMPEDANCE ADJUSTMENT= CAPACITY USED= !.5.02% IMPEDANCE CREATED= .96 LEFT TURNS FROM C t CL ) CONFLICTING FLOW . 5AR +AT +AL ++ BL+EiT +BR+DT +DR- 792 CRITICAL GAF'= 7 5SEC. IMPEDANCE ADJUSTMENT= .` 96 CAPACITY USED= IMPEDANCE CREATED= .99 CAPACITY ADJUSTED CAPACITY DEMAND ( LOS =A.) CAPACITY 957 ADJUSTED CAPACITY 957 DEMAND (LOS =A) 48 CAPACITY ADJUSTED CAPACITY DEMAND (LOS C ) CIS = Level tf Sery . ce i 1 x`89 On tnaa �r stree 'x.01 uume e a 7 Pt H +S =Existing +Sits TT=Total Traffic TT(Pro 0503 Muir Mountain Road near McFarland BIv ® 2eIt But( Moo. i,, km PteA14- )40 CON'S:LI MURRAY BLIID,TPORTLIIND OR 97229 �tl3I� . I . C.A. LJICAT I ON: DULL MTN AT DEMAND /SUPPLY NORTH TABLE GF'# 1' .GF' #2 GF #3, VERSION . 3. PACIFIC >HWY` VOLUME:' SAT . FLOW: FLOW PATIO CAPAC 1 TY VOL. /CAP. 40 1591 ) 1693 3565 0 0020.450.00 63 2643 0.6' C) . 60 0.00 GREEN TIME/MOVEMENT (SEC)' AVAILABLE. REQUIRED. 6.4 69.7 0.0 .6 45.5 0.0 MEASURES OF EFFECTIVENESS. DELAY (SEC).. QUEUE (FT)„ STOPS ('1. ) PHASE. NB THRU NB : ,vim SB EB '8: Wks 44 4 24, 181 86 2.8 OPERATION & LEFT THRU GREEN 0 0 JATE`i 02 -19 -1992 PERIOD AM /EX;ISTING• SOUTH,' EAST GP# 1 GP #2 GF' #3 GF'# 1 GP#2 GP #3 0 0y X565 0.00 0.26 01.05 0 2391 1016 0.00 0.39. 0.08 0 C) 63.4 63.4 0.0 28. 7.;8., 0 0 C (SEC) (Y.) 6.4 7.1 63.4 70.4 LEFT TURN CHECK VOLUME: PROTECTION (PROT/PERM): PERMITTED CAFAC I TY: PROTECTED CAPACITY: EXCESS LEFT TURNS: SYSTEM PERFORMANCE AP,OACH NORTHBOUND SOUTHBOUND' EASTBOUND' WESTBOUND \ 1• INTERSECTION (UNIT VALUES.' NB 40 PROT 63 0 4 114 31 LEVEL OF DELAY SERVICE (SEC) A 4.7 4'.1 O. 0 7.1 1a c.a '. 367 106 s� 07o 1 515 0.00 0.1' 0.07 } 592 291 0.00 0.63 0.36 , .O 20r3 20c V 0.0 13.5 9.3 0 0 99 70 20 (PAGE WEST GP4# 1 GF' #2 GP#3 0 0 0 0 it 0.00 0. 0(-) o.. 00 ;� a /0 0 0.00, 0.00 0.00 0.0 0.0 C). 0 0.0. 0 0 0 0 f c) 0 LOST TIME /PHASE: SEC, TOTAL LOST TIME: 9"° SEC CYCLE LENGTH: 90.0 SEC ALL RED TIME: 0.0 SEC FLOW RATIO: 0.57 DEGREE OF SAT.: 0.63 EB DELAY FUEL STOPPED (HRS) (CAL); VEHICLES 0.7 0„ 4 1.2 0.7 0.9 1. 0„0 0. 118 76 82 0 276' 00 t3 1.00 0 0 COST ( *). S. I,. C .' F. VERSION 3 4/89 LOCATION: BULL MTN AT PACIFIC HWY VOLUMES LEFT TURN VOLUME (VPH): THRU VOLUME (VPH) : RIGHT TURN VOL. (VPH): PEDESTRIAN VOL. (PPH): VEHICULAR VOLUME (VPH): Woo itor ow. mft• DEMAND ADJUSTMENT PARKI G MANIEUVERS ( # /H) : LANE UTILIZATION(X100) : ARRIVAL TYPE (X10): 'FEAT( HOUR FACTOR (X 100) : PROT. RIGHT TURNS (%): LOCAL BUSES (#/H): : HEAVY VEHICLES ("G) APPROACH GRADE (%)k AREA TYPE: CONTROL DATA — MIN. THRU GREEN (SEC): MIN. LEFT GREEN (SEC) : APPROACH SPEED (MPH) : SNEAKERS (X 10 /CYCLE) LANE WIDTH 41 (FT) : LANE WIDTH #2 (FT) : LANE WIDTH # (FT): LANE W I bTH #4 (FT): LANE WIDTH #5 (FT) : LANE WIDTH #b (FT) : 'E .1s ERIO 4. ( PAGE 1 ..OF' 4 ) AM /EX IST I hit NORTH SOUTH lEIA 36 fJ 9'M 834 O 7� O U O 146G 906 425 330 O 1 Ca 100 100 100 30 30 0D 90 90 0 0 D 0 90 0 0 2 O 0 D NON — BUSINESS DISTRICT WE CONTROLLER TYPE: OPPOSING VOLUME COMPOSITION: EAST —WEST PHASING: NORTH—SOUTH PHASING APPROACH GROUP DESCRIPTION 1 LEFTS ONLY NORTHBOUND 4 THRUS ONLY SOUTHBOUND THRUS'ONLY R`!Gt- ITS.ONLY EASTBOUND . THRUS ONLY RIGHTS ONLY WEST80UND ALL MOVEMENTS O 0 0 20 20 12 12 I. ; 12 is O 0 0 0 t a 0 100 30 90 0} 0 0 00 0 0 0 �5 5 20 20 12 0 i2 0 .r: 12 0 0 ti 0 N/S ACTUATED!, E/W = ACTUATED THRU & RIGHT MOVEMENT (S) NEITHER TURN PROTECTED NO LEFT PROTECTED TURN 'DESCRIPTION LEFT: EXCLUS'IVE0 'PROT. RIGHT: NOT APPLi CABLE LEFT : NOT AP L'I CABLE RIGHT EXCLOGIVE, i'ERN LEFT. PEb;. FEICt'XC N ONL' RiGNT EXCLUEIVEU PERM.. LEFT NO1"' ,APPL'I CABLE P 'LtCAT) Ri�HT '.Na`r A L ... 1 a .. 1. C.A. . -- VERSION 3.3 / LOCATION: F!WLL MTN AT FACI F I C HW' VOLUMES LEFT TURN VOLUME THRU VOLUME:' RIGHT TURN VOL. PEDESTRIAN VOL.. VEHICULAR VOLUME (VPH ) (VPH) : (VPH) : (PPH): DEMAND ADJUSTMENT -�-.- PARKING MANEUVERS (* / F ) LANE UTILIZATXON(X10)) : ARRIVAL TYPE (X 10) PEAK HOUR FACTOR (X 1 00) : P'ROT . RIGHT TURNS ' (' Y.) : LOCAL BUSES C4/H): HEAVY VEHICLES ('.): APPROACH GRADE (%): AREA TYPE: CONTROL DATA MIN. THRU GREEN (SEC): MIN . LEFT GREEN (SEC) : APPROACH SPEED (MPH) SNEAKERS (X10/CYCLE): LANE WIDTH #1 (FT) : LANE WIDTH *2 (FT) : LANE WIDTH # (FT): LANE WIDTH #4 (FT): LANE WIDTH #r ' (PT ) LANE WIDTH #b (FT) : CONTROLLER TYPE: OPPOSING VOLUME COMPOSITION: EAST :.WEST PHA81NG: NORTH SOUTH PHASING: APPROACH GROUP DESCRIPTION 1 LEFTS ONLY NORTHGOUNO u, TNRUS ONLY sOUTHDOUNO 2` THRUS ONLY RIGHTS ONLY EASTDt UND 2 THE US ONLY } WEST&OUNI 2 ALL., MOVEMENTS R I CHTG: OIL:Y� 1' U — 19-199 (PAGE'` PERIOD AM /E ±S (ZONED) 'RTH SOUTH ST. WEST; 1 .32 534 0 0 O 135 3.04 C0 O 0 0 1 , 1485 969 463 ..,.. x ' 0 0 0 100 100 100 100 30 30 30' 30 90 90 90 90 O , 0 a O 0 0 4 O 0 0 0 NON—BUSINESS DISTRICT 0 0 25 1 2 ? 12 0 r.) 0 0 1) 20 1.2 12, O t�a O 0 0 20 0 0 0 (;) //0 N/S = ACTUATED, E /W = ACTUATED THRU & RIGHT MOVEMENT(S) NEITHER TURN PROTECTED, NB LEFT. PROTECTED TURN DESCRIPTION LEFT :'EXCLUS VE. F'ROT. RIGHT NOT APPLuI'CADLE LEFT: NOT'AFPL1CADLE i RI'GHTd E:)(`ICLUSI,VEa F'Ek'1 LEFT: P'Eb: FRICTION ONLY RIGHT: EXCLUSI.VEa P'EF* i' LEFI : NOT APP`L I GADL'E RIGHT:' NOT APt LICA LE • 1 4 . I • C.•A. LbCATIQN DEMAND/ SUP'P'LY TABLE VOLUME: SAT. FLOW:, FLOW RAT/0: CAPACITY: VOL./CAF'. : -= VERSION 3. BULL. .MTN. AT /89 PACIFIC' HW! F'ERI'i D: NORTH GF'# 1 GP #2 GP# 62 1591 c 1693 3565 0 0.04 O. 45 0..00 97ry 2597 f 0 O. 64. .: 0. 61 0 y 00 GREEN TIMEfMnVEMENT AVA.ILADLE: REGIUIRED:'' (SEC) 8.1 68.6 0.0 6.9 45.5 0.0 MEASURES OF EFFECTIVENESS DELAY, (SEC) : f!UEUE (FT) : STOPS (%): 41 4 37 190 83 30 PHASE OPERATION N8 THRU & LEFT NB & SB THRU EB & WB GREEN LEFT TUN CHECK 0 0 0 �...1 c .fE hS ( ZONED,) (PAGE. ' 'OF :4 SOUTH EAST WEST GF'# 1. GP #2 GP# GP441 GF'# ?° GP*. `GPit 1' t3F 4t2 `GP# O 927 +� r 0 3565 O. / .. 00 0.26 O 2274 O 00 O.41 150 1515 0.10 D X966 O. 16 O.0 60.4 60.4 28.2 '11.7 0 c' 0 (SEC) ( %) 8.1 9.1 60.4 67.1 21.4 23.8 5 r 125 3J VOLUME: PROTECTION (PI-QT /PERM ) PERMITTED CAPACITY: PROTECTED CAPACITY: EXCESS LEFT TURNS: SYSTEM PERFORMANCE APPROACH NORTHBOUND SOUTHBOUND A EASTBOUND` WESTBOUND NB 62 F'ROT 0 97 0 0 X99 1 °16 G 0 to 300 1 515 , C 0 0.11)0 0. 13 O 08 0 00' 0.00 .0.00 0 621. 311 0 0 0 t_a . 00 0.64 0.37 " 0.00 0.00 0.00 0.0 21.4 21.4 0.0 14 . 9.8 4 to 22 36 0 106 a 69 60 67 0.0 0.0 O 0 0.0 c.7 t� 0 0 ) 0 LOST TIME /PHASE; SEC TOTAL LOST TIME 9.0 SEC CYCLE LENGTH: 90.0 SEC ALL RED TIME: 0.0 SEC FLOW RATIO: 0.58 DEGREE OF SAT. 0.64 SFS EB' WEB LEVEL OF' SERVICE INTERSECTION (UNIT"' VALUES: .�- DELAY (SEC) <r BELAY FUEL STOPPED COST (HF(S) (SAL) VEHICLES ($) 0.8 M . 5 3.4 Ywi'.w+.i{IriY u t„t . '$ f; .00 ►. 0 ..) 0.0 0.0 0 0 0 • r . 'I . C . A 'F`. " - .VERS I;ON !ITN- 'AT F`r C I F I Vii' HWY F`ER I t D : iAM / E *tea (PF OPO EI VOLUMES TH,� LEFT TURN VOLUre E (VPH) a , THRU VOLUME (VPH) 1432 ;' S 3:4 , RIGHT TURN -VOL. (VP'H);': 83 PEDESTRIAN' VOL. (F'PH ) g VEHICULAR VOLUME (VP'H) i 1471 ° 9'1 46 ; t= DEi�DAND ADJ USTI` TENT PARKING MANEUVERS (#/H) : , 0 ► 4 LANE UTILIZATION (X 1 t;)0) �10r) 100 1 Did ARRIVAL TYPE . (X10) 30 30 ° •s0 ' 30 PEAK HOUR FACTOR (,X 100) 90 PROOT. RIGHT TURNS (X) c 0 t t4 + t LOc AL_ BUSES (4 /H) }. C) 0 HEAVY Y VEHICLES � (V.) ; 2" 4 APF�ROAC,H GPADE (•I.) : 0 _.?' 0 f +� AREA 'TYPE: NON --BUS I INNESS S T R I T -DI T CONTROL DATA , UCAT I ON : BULL MIN. THRU GREEN (SEC) 0 CD 0 . t MIN. LEFT GREEN (SEC) 0 .0 0 O APPROACH SPEED (MPH) 25 25 25 25 SNEAKERS (X10/CYCLE)': .20 20 40 20 LANE WIDTH *i (I=T): i2 ' 12 ' 12 0 LANE WIDTH *2 (FT) t., 12 1:2 12 a LANE WIDTH 43 (FT) p 12 LANE. WIDTH #41 (FT )!n '0 0 0 0 LANE WIDTH #5 (FT) x 0 0 0 LANE WIDTH #6 (FT) s:,,. 0 .0 A' CoNTRoLLEIR TYPE: N/S = ACTUATED!, E/W = ACTUATED OPPOSING VOLUME COMPOSITION: THRU GS RIGHT MOVEMENT (S) EAST—WEST PHASING: NEITHER TURN PROTECTED NORTH—SOUTH . ' . -- NB `LEFT' PROTECTED SOUTH APPROACH GROUP DESCRIPTION 1 LEFTS ONLY NORTHBOUND THRUS ONLY SOUTHBOUND THRUS ONLY RI GINS ONL1 EAST�+ouND � TIIFtL1S ©NLY RIGHTS ONLY a RIGHT: E'X CL!UE I'VE ' ;PERM s' LE`T NOTPPL I CABLE WESTPOUt\ID � ALL �iO�Ei�rENT� " ;: K'I GIST : NOT AP"FL I LADLE TURN fi)ESCR I Fri' I ON LEFT e E:XCLUS I VE, PROT. RI G`HT: NOT APPL I CABLE LEFT: NOT AP PL I CABiL.E i RIGHTa EXCLUSIVE F`GF`M` R LE( 1',a FEI�'r ;;'.0$11'1',00 ONLY 1 d S. I ■ C. A. P. ,. LOCATION. DEMAND/SUPPLY TABLE VOLUME.: SAT. FLOG!: FLOW RATIO: CAPACITY: VOL. /CAF'.: GREEN VERSION 3. BULL MTN 1�} 2/ AT PAC IFIC`,HWY PERIOD: NORTH ./ S 4$ 1 GP4t2. G #3 1591 1693 3565 0 I") 03 O.45 0' 00 66 2558 0' rO n 65 O. 62 0.00 TIME/MOVEMENT (SEC), AVAILABLE: !!0.5 REQUIRED:, 5.8 67.6 45.5 0.0 0.0 0.0 SOUTH GP$b 1 GP #2 GP#3 9'102 92 ' PAGE A 'i /.E *S (PROPOSED) EAST GPO 1 ' GP 42: 'C 0 927 9. ,, G 427 124 O 3565 1515 x.00 0.26 0..06 are 2299 977 0.00 0.40 0.09 O.0 61.0 61.. 0 28. 8.5 MEASURES OF EFFECT I VENESS bELAY (SEC): QUEUE (FT): STOPS (`V.) 46,`' 26 86 198 3 PHASE OPERATION NB THRIJ LEFT NB , c Sys Tf HRU ED vt WB GREEN. LEFT TURN CHECK VOLUME: PROTECTION (TROT /PERM) PERMITTED CAPACITY= PROTECTED CAPACITY: EXCESS LEFT TURNS: 3 0 0 1.:.a 0r 34 (SEC) (i.) 6.5 7 . ;. 61.0 67.8 � '2.4 s2 4 . 7 SYSTEM PERFORMANCE LEVEL: OF APPROACH SERV I • N DRTHBOUN b SOUTHBOUND' A EATBOUND t WEST1 UNb A WNl I T ; VALUES: 21 0 300 1515 0.00 0.14 0.08 } 654 27 0 „00 0.65 0.38 • . f t '7)2.4 22.4 0.0 15.1 10.3 19 D 113 64 0 69 , 66 LOST 'TIME /PHASE: TOTAL LOST TIME: CYCLE LENGTH: ALL RED TIME: FLOW RATIO: DEGREE. OF SAT. ND' 43 PROT 0 66 0 DELAY ( SEC) • 'WEST 8P#1 GP #2 GP 0 c r.' 0.00'` O.00 0.00 C) 0 Q. 00 '.0.00 .0.00 0. 0 0. 0 0. 0 0. 0 0. 0 0. 0 0 0. 0 3.0 SEC 9.0 SEC 90.0 SEC 0.0 SCr:P. . 0.5/ 0.65 GB E% DELAY FUEL (HRS) (GAL) k.3 1.4 . 4 4. e 0. t 0.0 3. 0 0 !:u STOPPED, COST VEHICLES ($) 135 86 ,, 94 0 316 ■ 0 (:) • 1 . '. VERSION 3 LOCATT 1N ' E4U �L M'TN AT 'PACIFIC HW` VOLUMES RI :1 H SOUTI LEFT "TURN VOLUME (VPH) : r9` THRU VOLUME (VP'H1: 1572; RIGHT TURN VOL.. . (VFH) : PEDESTRIAN VOL. (F'P'H) ;.' VEHICULAR VOLUME (VFH) : 1631 DEMAND ADJUSTMENT M PARKING MANEUVERS ( # /H) LANE UTILIZATION(X100) 100 ARRIVAL TYPE (X10): G` PEAK HOUR F'AETOR (X 109) : 90 PROT. RIGHT TURNS (%): 0 LOCAL BUSES (#/H) HEAVY VEHICLES 1 ' (%) : APPROACH GRADE (%): AREA TYPE: -:S 9i 14 114 f' 0' xb , • 6 (ZGNE ST' WES 1'0' 0 100 30 90 0 0 00 0 0 0 NON—BUSINESS DISTRICT 100 100 30 90 • 90 0 0 CONTROL DATA MIN. THRU GREEN (SEC):, 0 MIN. LEFT GREEN (SEC) : t APPROACH SPEED (MPH): 25 SNEAKERS (X10/CYCLE): LANE WIDTH #1, (FT):! 12 LANE WIDTH #2 (FT) : V2 LANE WIDTH # (FT): LANE WIDTH #4 (FT): LANE WIDTH #5: I(FT) LANE WIDTH #b (FT): CONTROLLER TYPE.: OPPOSING VOLUME COMPOSITION: EAST- -WEST PHASING: NORTH7SOUTH PHASING: DESCRIPTION LEFTS ONLv THRUS ONLY AP'P`ROACH GROUP NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND THRUS ONLY RIGHTS ONLY THRUS ONLY RIGHTS ONLY ALL MOVEMENTS" 0 0 0 0 0. 0 0 0 45 >' 20 12 D'. 0 12 0 '75 20 12 12 12 0 to 0 0 0 NHS = ACTUATED E' /W = ACTUATED THRU' & RIGHT MOVEMENT (S ) NEITHER' TURN PROTECTED NB LEFT PROTECTED TURN DESCRIPTIOil LEFT: EXCLUSIVE. PROT., RIGHT NOT APP'LI CABLE LEFT : NOT APPL T CASL:E RIGHT': EXCLUSIV'E� " ERM. LEFT F`ED R R I C,T ONN OPL R I GH ' 'E CCLUS I VE, FER LEFT: NOT P PL:I CADLE R I'GHT NOT ARRL IBC J L;OC T 1� ON : +ULL MTN AT PACIFIC HWY DEMAND /SUPPLY NORTH TABLE GP #1 �GP#3 VOLUME: 66 1747 SAT. FLOW ;ey169 ; 3 565 FLOW RATIO: 0.04 0.49 CAPACITY: 93' 2604 VOL. /CAP a t•�.70 0.67 0 O. 00 t�) 0.00 GREEN TIME /MOVEMENT (SEC) AVAILABLE: 8.0 68.7 0.0 REQUIRED: 7.0 49.5 0.0 MEASURES OF EFFECTIVENESS DELAY ( OLIEUE (FT) : STOPS (• /.) 45 4 43 216 86 32 0 i SOUTH DER I of O 1016 ,1 58 O ,3565 151 a 0.00 0;w 28 0.10 0.,:2289 973 0.00 0.44 0.16 O. 0 60.8 60.8 O. 0 30.5 12.1 8 / T T, < ZONED') D, 0 0)'3030 1,.1 1 ,'- 0 O. cry 0.00 0.. 14 O. 08' 10.00' O. C)0 i.. . 0 J 0 615 307 i ?` 0 C). 00 0.70 0.41 0.00 O 0D .O. "0 21. -1.3 0.0 D.0 15.2'10.4 O 0 0 139 37 1X18 0 36 j0 0 71 3 PHASE OPERATION (SEC) ("/„) NB THRU J LEFT 8.0 G.8 t48 & S8 THRU 60.8 67.5 EB & WB GREEN 21. 3 23.6 LEFT TURN CHECK VOLUME: 66 PROTECTION (PROT/PERM): PROT PERMITTED CAPACITY: t -) PROTECTED CAPACITY: 93 EXCESS LEFT TURNS: N8 SYSTEM PERFORMANCE LEVEL OF DELAY APPROACH SERVICE (SEC) NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND INTERSECTION WNIT VALUES: D 5 w i.1 26 A O. 0. LOST TIME /PHASE: TOTAL LOST TIME' CYCLE LENGTH ALL RED TIME: FLOW RATIO: DEGREE OF SAT. F{ EB DELAY FUEL (NRS) (GAL) 1.0 0.5 1.1 0.0 Or.") $ 1.00` • 20 66 67 0 0 0 0 SEC' 9.0 GEC 90.0 SEC 0.0 ,,SEC 0.63 0.70 0.0. Q�� 0.0 . 0.0 0 0 145 STOPPED COST VEHICLES ($) 155 102 4 19 0 0 t:) t I• •.* r . a. 1 1 ma. VERS ION 3 34'- CAT I ON: BULL MTN AT PAC IFIC • • VOLUMES TF RI. `4. laa /TT SgEs` • 4 LEFT TURN VOLUME VPH) ) 'THRU 'VOLUME . 4' '( VPH) 10 'RIGHT TURN VOL. . ( YPH) 9c 122 , PEDESTRIAN VOL . (PPH) 'C) ' 0 0 c : VEHICULAR VOLUME . (vpH) 1614 1004 536 s 0 t" , , , , ' ' — ' , , , , • • 1 , . , n , , .....,... DEtii.1‘t1) A)-.)3(.)STIIENT. ' ' , . " ' ■1 '. F'AIRFII\IG MANEUVERS(41H) :' . "0 , , :Ci ,, .. ', '';0',`.4'`,,',:, '2.,•nb t...ickt4E .UTIL I zATroN ( (1.00) ta . - ; ''i00 -r -- ,i(?..)0' '.' ;..'190.,-',:..100[,:.,:.',: ARRIVAL TYPE , (11 0) : , ' ..".(— n*,- L t 0 L ' ' ' t 0 ' ' ' ' '30,, ..., ) . . ; ‘..,„ , , , , , „„‘• PEAK HOUR FACTOR ( X100, ) : : ; , , 90.,, ' ' ' '90' ' , ', , 90 ,, 90 , FIROT . ',F,I461-1T TURNS LOCAL BUSES 0 0 0 ' 0 0 0 0 0 APPROACH GRADE (%) : 0 , 9 0 0 AREA TYPE: NON-BUSINESS DISTRICT CONTROL DATA MIN. THRU GREEN (SEC) : 0 0 0 0 MIN LEFT GREEN (SEC) 0 , 6 0 I° APPROACH SPEED (MPH) : '5 '75 25 25 , SNEAKERS ( X10 / cYcLE ) : 20 '20 20 20 LANE WIDTH #1 (FT): 12 12 12 C) LANE w DTH 412 (FT): 14 12 12 0 LANE WIDTH 43 (FT ): 12 12 12 I...) LANE WIDTH *4 (FT): 0 0 0 0 LANE WIDTH #5 (FT g 0 0 0 0 ( FT ) r. 0 to 0 0 = = LANE W X1*.)*TH #6 CONTROLLER TYPE: OPPOSIN G VOLUME COMPOS I T I UN :.' EAST-WEST PHAS 1 NS: NORTH-soUTH PHASIlqs: APPROACH GROUP DESCRIPTION N 1 LEFTS ONLY NORTHBOUND 2 TI-IkUS ONLY SOUTHBOUND 2 EASTBOUND THRUS IJNLY • RI 01-Ift-tONLy TH(1:1$ ciNLY A101-4148 ONLY ALL MtVMENtS N/S t.t., ACTUATED , E/W = ACTUATED THRU RIGHT lvtOVEMENT'(S) NEITHER TURN PROTECTED !NIB LEFT PROTECTED 4 i TURN DESCR I PT ION LET: EXCLUSIVE, PROT. RIGHT: NOT APPLIcAEILE LEFT: NOT APPLA:CAT;)LE, RIGHT: EXCLUS I 1/4)E., PER11, • ...." ",1 "","•••• ••• . LFT: NOT AFLICABL ;‚ ••• ,.„. ..• ,.• ••• ••"•••.,", • h•-•••'' • • • ••,. • • ..,••"•••••• ••• • ... • • • • • , I ' • '• • • • • • • ,, • „.. , . • •• • •'• • • • •'••• ■••••'•' •••• • • • • •••""." aa'" ••• " ••.; • VERSION 3.3 LOCATION: BULL MTN DEMAND /SUPPLY TABLE V 1I._.l.JME : SAT. FLOW:, FLOW'; RATIO: CAPACITY: VOL. /CAP. 't 99 AT PACIFIC HWY }I NORTH GC'# 1 GF'#2 CF# a 47 1747 0 1693 3565 0 0.03 0.4.9 0.00 65 2568 0 0.71 0. 68 tj. 00 COREEN TI ME/MOVEMENT ( SEC AVAILABLE: REQUIRED: 6.5 67.8 0.0 6.0 49.5 0:0 MEASURES ' of EFFECT I VENEGS DELAY (SEC) QUEUE (FT) STOPS ( %) 5 0 224 0 89 34 0 ,F'ERICID. %M /TT (PROPOSE SOUTH GP#1 GP#2 GP# ca 1016 100 0 o 3565 1515 0.00 0.28 '0.07 O 2312 983 0.00 0.44 0.10 0.0 61.4 0: . 0 30.5 t O 35 136 PHASE OPERATION (SEC) (7.) NB THRU & LEFT 6.5 7.2 NB & S8 THRU 61.4 68..E EEC <, WB GREEN .2' 24.6 LEFT TURN CHECK VOLUME: PROTECTION (PROT/PERM): PERMITTED CAPACITY PROTECTED CAPACITY: EXCESS LEFT TURNS: • NB 47 TROT 0 6'113 a SYSTEM PERFORMANCE LEVEL OF. APPROACH SERVICE NORTHBOUND SOUTHBOUND A EASTBOUND C' WESTBOUND A INTERSECTION (U ! I T VALUl S: DELAY (SEC) 6.0 4.9 44. 0.0 61.4 8.9 28 EAST GF# 1 .GP#2 (PAGE WEST 1 Y SEe #2 GP a,a 460 13 �` 0 3030 1515 0 0.00 0. 15. 0.09 0 ,,.1 64 ., 323 0.0 0 0 0.71 0. 42 (.00 0.00 0.00 00 0 0 w 00 ^. 0.00 0. 00':..,'. 0` 0 0 0.0 22.2 22. 0.0 15.9.” 0 � a'� •..ti 0 1 25 D 70 LOST . TIME /PHASE: TOTAL LOST TIME: CYCLE' LENGTH: ALL QED TIME: FLOW RATIO: DEGREE OF SAT-- SEA E 20 /° 67 0. 0 0. 0 V. ") 0. 0 0. 0 0. 0 0 0 0 3.0 SEC 0 SEC 90.0 SEC 0. 0 SEC 0.64 0.71 WEI 0 t� 0 DELAY FUEL 5-TOPPED COST :. (HRS) (GAL) VEHICLES ($) , 1.a 158 tD . 95 4 104 0 . 0 9 357 1.0 $ O.02.) bull Mountain Road near Mc ark d Blvd F ui Mou►;4A�r� AT p C.I�1G y Robert KEECH ASSOCIATS,� INC. i22O5 CONSULTING R�II' 6L D TRAFIC IOR .97� 9 50�N641-6333 1 ▪ . Aa P - `VERSION 3 ./89 , 4' LOCATION: , BULL MTN AT PACIFIC ' HWY VOLUMES LEFT TURN VOLUME : VPH )` : THRU VOLUME (VPH) : RIGHT TURN VOL. (VPH): PEDESTRIAN VOL. (PPH) : VEHICULAR VOLUME (VPH): DEMAND ''ADJUSTMENT PARKING MANEUVERS (# /H) : LANE UTILIZATION(X100) : ARRIVAL TYPE (X10): pEAK HOUR FACTOR (X 100) : PROT . RIGHT TURNS (%): LOCAL BUSES (#/H)" HEAVY VEHICLES (f): APPROACH GRADE` ( %) : AkEA TYPE: CONTROL DATA MIN THRU GREEN (SEC): MIN. LEFT GREEN (SEC): APPROACH SPEED (MPH) : SNEAKERS (X10/CYCLE): LANE WIDTH *1 ,(FT) LANE WIDTH # (FT): LANE WIDTH # (fl): LANE WIDTH #4 (FT): LANE WIDTH #S (FT): LANE WIDTH #b (FT): CONTROLLER TYPE: OPPOSING VOLUME COMPO;L 1 T I t EAST -WEST PHASING: NORTH -SOUTH PHASING: 0 ") -: - 1992 (PAGI�:. ' 1 rE IODr F-'I /EX'ISTI, WORTH SOUTI- 2 1E6 1095 1891 68 0. U 0 100 100 100 '1 00 0 :era. 30 30 90 90 9D 90 C� 0 0 0 O 0 0 0 O 0 0 0 NON -- BUSINESS DISTRICT APPROACH NORTHBOUND •SoUTHDOUNp EAST�sC�U�iD WESTBOUhir GROUP 1 DESCRIPTIOi LEFT'S C]i"�LY THRUS ONLY' THRUS ONLY RIGHTS ONLY THRUS ,ONLY IHTS CNL:Y ALL'' MOVEMENTS''' ,0 0 0 0 a 0 0 0 25 4,5 25 20 20 20 20 1 , 12 12 0 12 12 12 0 12 12 12 0 D 0 0 0 O 0 0 0 0 0 0 N/S = ACTUATED, E/W = ACTUATED THRU 84 RIGHT MOVEMENT(S) NEITHER . TURN PROTECTED NB LEFT PROTECTED Tl1FtN `DESC R.I PT I Oil LEFT: EXCLUSIVE, PF'Ot R I GHT'. NOT APP'L I CABLE LEFT: iOT APPLI.C.ABL'E FtI+HT:' EXCLUSIVE tERM. LEFT: F'EP FRICT1t N ONLY C, GHT': EXCLLSI VE PERM Li NC T APPL I CAE'LE F~ I GHT R NOT APPL I 0ABL 1 I� i 1 i 1 S. I . C.A. iw LOCAT I ON: DEMAND /SUPPLY TABLE VOLUME: SAT., FLOW :. FLOW RATIO: CAPACITY: VOL . /CAF'. : VERSION 3. 2/89 BULL MTN AT. PACIFIC HWY NORTH 8p#1 GP#2 GP #3 74 1142 0 1693 3 565 0 0.04 0.32 0.00 112 2945 0 0.66 0. 39 0.00 GREEN TIME/MOVEMENT (SEC) AVAILABLE: REQUIRED 9.0 77.3 0.0 733. 7 r ��.! 8 0.0 MEASURES OF EFFECTIVENESS DELAY (SEC) a 40 QUEUE (FT) 45 STOPS (7.) 1 {:) 78 0 3 C) PHASE OPERATION NB THRU & LEFT NB & S8 THRU E8 & W8 GREEN LEFT TURN CHECK VOLUME: PROTECTION (P OT /PERM) : PERMITTED CAPACITY: PROTECTED CAPACITY: EXCESS LEFT TURNS: SOUTH GP# 1 GP#2 1714 t .:,565 0.C)0 0.48 D 2589. c0.0O 0.66 DATE 02-19. 1992 (PAGE . `2 OF ? ) PERIOD: PM /EXISTING EAST WEST -� 2 GP#3 GP#1 GP#2 GP #3 387 1515 0.26 1100, 0.35 0.0 68.4 68.4 0.0 48.6 24.4 O 4 O '214 O 32 (SEC) (• /i) 9.0 10.0 68.4 76.0 12.7 14.1 ) 416 82: C) D 0 C) 3030 151,J 0 0 0.00 6...,07 0.05 0.00 Ci . 00 0, D0 0 326 163 0 C) 0 0.0t o 0.66 0.51 0.00 c.00 0.00 Q.0 14.7 12.7 0.0 9.4 8.0 0 27 77 0 62 C) 74 LOST TIME /PHASE: TOTAL LOST TIME: CYCLE LENGTH: ALL RED TIME: FLOW RATIO: DEGREE OF SAT a, ND 74 F'ROT 0 112 0 SYSTEM PERFORMANCE LEVEL OF APPROACH SERVICE NORTHBOUND SOUTHBOUND EASTB0UND WESTBOUND I LATER` EC'T I ON (UNIT VALUES: A A D A DELAY (SEC) 4.2 .26 .9 0.0 5.9' 26 47 7 0.0 0" 0 O. { i ) , I.1 0.0 0.0 0 0 { 0 {,3 C) o) SEC 9.0 SEC 90.0 SEC 0.0 SEC 0.6C) 0.66 El WE DELAY FUEL STOPPED COST (HR5) (' "CAL) VEHICLES ( t:) . 4 0.5 C).7 0.0 1.9 0 0 ac' OD w J Si i..r,Lar'A'rPr `; VE{ SIt.N •..}i L OCAT I -ON: PM E ±s'(Z0NED OLUMES' — LEFT. TURN VOLUME (VP'H) :: THRIJ VOLUME (VPI `) f� I Gi T, TURN VOL r (VPH ) PEDESTRIAN VOL r (F'PH> : VEHICULAR VOLI.JME (VPE ) DEMAND ADJUSTMENT PARKING MANEUVERS (4,‘,/ '4/H) LANE UTILIZATION (X 100) ARRIVAL TYPE (XAc)) 'PEAK HOUR FACTOR .(X 1 t}a) P tOT r k BHT TURNS ` ' ( %) : LOCAL BUSES (4/H ) HEAVY VEHICLES ' ('1•) APPROACH GRADE (`%) Pa AREA TYPE: CONTROL DATA MIN.' THRU GREEN (SEC) MIN.' LEFT GREEN (SEC) : AP'PR1 ACH SPEED ( MPH) : SNEAt.1 .RS (X10/ CYCLE ) LANE WIDTH *1 (FT) 'LANE WIDTH *2 (FT): LANE WIDTH # (FT): LANE WIDTH 44 ., (FT.): LANE WIDTH ##5 (FT) : LANE WIDTH #6 (FT): CONTROLLER TYPE: OPPOSING VOLUME COMPOSITION: EAST —WEST PHASING: NOkTH —SOUTH PHASING: • t` 'ERIOD: BULL MT14; f'ACIF'I NORTH St 1025 15 0 10 O 0 1.00 ° 100 90 40 90. O 0 t`,x O 0 0 2 NON —BUS I NESS DI STR I� CT APPROACH GROUP D5 SCR I PTI ON 1 LEFTS ONLY NORTHECUND 4 THI'RUS tbNL" SGUTHDQUND EASTBOUND THRUS ONLY RIGHTS. ONLY THRUS ONLY RIGHTS,' ONLY WEGTEtC1U�ID� ' ALL MOVEMENTS 0 1 12 20 i 12 12 1' 0 0 AGE EST' 100 0 90 0, 0 0` 0 0 0 .,:.,.r 12 0 12 '0 1"17.' 0 0 0 o 0 ca 0 c N /S = ACTUATED4 E/W = ACTUATED THRU ' t4. RIGHT` MOVEMENT (S) NEITHER TURN PROTECTED NB LEFT ':PROTECTED TURN . ` DESCR IPT I'I h! LEFT: EXCLUSIVE. PROT r RIGHT NOT APPLICABLE LE LEFT: NOT AE^F'L I CADLE RIGHT: EXCLUSIVE!! PERM. LEFT: FED. ' I CT IAN ONLY. RIGHT E)CCLUSIVEiy PERM ` LEFT: NDT , AP'PLIGADLE RIGHT: NOT A 'PLICA L:E r-. 1 A 1 1 1 I al, C',d LOCATION: DEMAND / SUPPL` TABLE VOLUME: SAT. FLOW: FLOW RATIO: CAPACITY: YOL. /CAP,. VERSION iM /E +S (ZONED ) NORTH. GF'# 1 GP #2 6P4$3, 91 1142 0 O. 3565 565 0 O. 05 O. :: 2 '0.00 128. 2803 0 0.71 0.'41 0 .00 GREEN T IME /MOVEMENT (SEC) AVAILABLE 9.8' 7 u8 0.0 REQUIRED :' G. 5 3:3.8 0.0 MEASURES OF EFFECT I VENESS DELAY (SEC) QUEUE (FT): STOP'S (7.) : 4 0 59 96 0 84 13 0 1,9_1c RI SOUTH EAR. GP #1 GP 2' GF'# GP# 1 GF'' O 1714 440 CI 3 565 1 515 0.00 0.48 c.)„ 29 O 2414 1026 c:) . 00 O.71 0.4 0.0, f"").0 (F'(4 ;.1 F ry" fiF'' "`yJE '# ^ 8F' #'1 G o 030 1515 t) .0a 0, 10 0.07 0 a )t0, uu�, .. C) 446 223 0 C 00 0. 00 0,. 71 �) y 51 0.00' c:). 00 Q. 00.,, T 0. 00 C . 00 6ry'.9 63..9 0.0 16.2 48.6 27.0 0.0 12.1 c) , O 45 O 40 ' F'�IASE OPERATION (SEC) (7.) NB THRU & LEFT 9.8 10.9 NB tt GB THRU 63.9 71.1 EEs v, WB GREEN 16.2 18.0 LEFT TURN CHECK VOLUME: pkOTECTION (PROT /PERM) PERMITTED CAPACITY: PROTECTED CAPACITY': EXCESS LEFT TURNS: SYSTEM PERFORMANCE LEVEL OF APPROACH SERVICE NORTHBOUND 8OUTI- IDOUNI EASTBOUND WESTBOUND UND INTERSECTION (IPub I T VALUES A' it t\lEc' 91 PF OT 0 128 0 DELAY. (SEC) 4.9 105 31 , 0 0 0 26 91 7 3 16.'4 9.7 LOST .TIME/PHASE: TOTAL LOST TIME: CYCLE LENGTH: ALL RED TIME: FLOW RATIO: DEOREE OF SAT. �) . 0 O. 0 63 0 71 0 .0 'SEC 9.0 SEC 90.0) SEC O. 0 SEC 0.64 0.71 c.).0 0.0 SB EH DELAY FUEL (FMCS) (GAL) 0. 0.7 .'2.0 1.0 1t . ft1 0.0 0 .r rri.r lw.: wriyy,��� 0.0 0.c 0 0 0 0 STOPPED COST VEH I CLES ($') 6 207 7 yG{ f�! 341. 0.02) 10 1 ■ Pr VERSION •:rr',•.} 5 —1 LOCAT, I ON E:UL.L' MTN AT ` P'AC I F I C • Hi Y' PEA I OD „PAM /,(E '8 (rPROF' VOLUMES + — NORTH` SO lTH `` FAST .W LEFT TURN VOLUME r (VPH) : THRU VOLUME ('VPH ) : „ 1028 15. RIGHT TURN VOL. ' , '(VPH) : Q C) PEDESTRIAN' VOL (PPH ). °;. , 0 0 VEHICULA VOLUME (VPH) : 1"111 1944 R ,' DEMAND ADJUSTMENT 0 PARKINS MANEUVERS (*/ H) : . 4 ) . , r. 1 C) LANE UTI L I Z AT I ON (X 100) : 100 100: 100 : " " .1-4a ARRIVAL . TYPE (X10)t. 30 30 3t0 :`3t t PEAS: HOUR .FACTOR (X 1 0Q) : 90 9 9i '9c PROT. RIGHT TURNS ( %) : 0 0 C C}. LOCAL BUSES ( */H) : t ) 0 HEAVY VEHICLES (%): 2 4 21 t- l . APPROACH GRADE (%) : 0 AREA TYPE: ' NON—BUSINESS DISTRICT CONTROL DATA MIN THRU GREEN (SEC) : try 0 t;a'',, , G MIN LEAN T GREEN (SEC) : t o 0 (� APPROACH SPEED (MPH) : 25 2 2S SNEAKERS (X110/CYCLE): t) 20 20 20 LAND WIDTH *1 (FT) : 12 12 12 0 LANE WIDTH • #2 (FT) : 12 12 12 LANE WIDTH *3 3 (FT): 12. 12 12 C) LANE WIDTH #4 (FT) : 0 0 0 0 (LANE WIDTH' #5 (FT) : C) 0 0 0 (FT): 0 0 0 0 LANE W ID TH *6 CONTROLLER TYPE: N/8 = ACTUATED, E/W = ACT *DATED Or'F'OS I NG VOLUME COMPOSITION:, THRU & RIGHT MOVEMENT(S) EAST—WEST PHASING:' 1 NEITHER TURN PROTECTED NORTH— SOUTH PHASING: NB LEFT PROTECTED APPROACH GROUP DESCRIPTION' 1 LEFTS ONLY NORTHBOUND 2` THRUS ONLY 'At SOUTH8C1UNl EASTBOUND WESTBOUND 4..11 THRUS ONLY RIGHTS ONLY THRUS ONLY RIGHTS ONLY ALL ' 1MOVEMENTS I TURN DE,jSCR IIwPT I ON �ry EXCLUSIVE, • PROT w • FC ? ;HT :: NOT APPL I UADLE I' LEFT' NClwt' APP•L I CADLE RIGHT EXCLUSIVE, PERM LEIiT:, D. F RIOT I RIGHT EXCLUSIVE, PERM I d LEFT: `NOT AF'PLIC,ADLE GHT z NOT'PL 14LE Ft "I A 2) 8: ".. I t '1:t • • 1 S.I..A.P'. VERSION �,.- - LOCATION: BULL MTN AT PACIFIC 2/89 DATE: 02 DEMAND /SUPPLY NORTH TABLE GP #1 GP #2 SP#3 VOLUME: SAT. FLOW FLOW RATIO: CAPACITY: VOL. /CAP.: GREEN 9 1142 0 1693 3565 0 0.05 0.32 0.00 135 2908 0 0.68 0. 39 0.00 TIME /MOVEMENT (SEC) AVAILABLE: 10.2 76.4 0.0 REQUIRED: 8.5 33.8 0.0 MEASURES OF EFFECTIVENESS DELAY (SEC): QUEUE (FT) : STOPS (7.): 40 1 56 83 83 6 3 PHASE. OPERATION NB THRU & LEFT NB & S8 THRU EB & WB GREEN 0 0 0 HWY PERIOD: 19 -1992 (PAGE ? OF 2) PM / E +S (PROPOSED ) SOUTH EAST GP# 1 GP#2 GPSi3 GP# 1 GP# ' 0 1 ?14 446 3565 1515 0.00 0.48 0.' 29 0 2505 1065 0.00 0.68 0.44 0.0 : 66.2 66 „ 2 0.0 48.6 27.. 0 0 (SEC) y(7.) 10.2 11.3 66.2 7.6 13.6 15. 1 LEFT TURN CHECK VOLUME: PROTECTION (PROT /PERM) PERMITTED CAPACITY: PROTECTED CAPACITY: EXCESS LEFT TURNS: NB 92 PROT 135 0 36 WEST SP*3 GP #2 GP #3 244 91, 3030 1 515 C.00 00 0.08 0.06 0 357 179 0.00 c).68 0.51 0.0 13.6 13.6 0.0 10.2 5 5 4 cs 47. 98 0 71 28 0 74 LOST TIME/PHASE: TOTAL LOST TIME: CYCLE LENGTH: ALL RED TIME: FLOW RATIO: DEGREE OF SAT.: S8 .....+....rw_... r _ ._,.... _.rte w1_..ww..Y. ...wr6,4.6 SYSTEM PERFORMANCE' LEVEL OF APPROACH SERVICE NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND INTERSECTION (UNIT VALUES: A' 25 52 0.00 0.00 C.00 0.00 uA 0y �0 0 .00 0.00 0.4) .c: ( 0.0, 0.0 (1 0 () O' o 0 3.0 SEC 9 Q SEC 90.0 SEC 0.0 SEC 0.62 r6.i. 0.68 EE( WB. DELAY DELAY FUEL STOPPED COST (SEC) (HFS) (GAL) VEHICLES ($) 4 � 0. (`).5 5.0 1,0 1.8; 26.7 O.8f.4 0.0 0. t:a 0. 0 6 . .., . 3 o ... 37 186 62 0 285 1� 1..0u 0. 0.0 0 0 0 to I »C« VERS I ON LOCATION: DELL MTN AT PACIFIC VOLUMES HWY LEFT TUN VOLUME (VPH) :, THRU VOLUME (VPH):' RIGHT TURN! VOL ' (VRH) : PEDESTRIAN;. VOL. (PRH) a VEHICULAR VOLUME. (VPH) : DEMAND ADJUSTMENT =- PARKING MANEUVERS ( # /H) : LANE UTILIZATION (X 1 OO ) : ARRIVAL TYPE (X10) : PEAKS:: HOUR FACTOR (X 1 00) : PROT . RIGHT TURNS (%): LOCAL BUSES ( # /H) HEAVY VEHICLES (!): APPROACH GRADE (.4): AREA TYPE: CONTROL DATA MIN. THRU GREEN (SEC): MIN. LEFT GREEN (SEC): APPROACH SPEED (MPH): SNEAKERS (X10/CYCLE): LANE WIDTH 41 (FT): LANE WIDTH' 42 (FT) : LANE WIDTH #3 (FT) : LANE WIDTH #4 (FT) :; LANE WIDTH #5 (FT) : LANE WIDTH #b (FT) : CONTROLLER TYPE: OPPOSING VOLUME' COMPOSITION: EAST —WEST PHASING: NORTH -SOUTH PHASING: DATE: RIOD'e: F'M /TT (,ZON SORT! 0 ., 2O OUTH • 1693 43 1 0 214. EAST WES' 106 405 0 0 100 ��: 100 106 O 30 3o 90 90 90 O 0 0 O D 0 2 4 O . 0 ' 0 NON- -BIJSI:NESS DISTRICT APPROACH GROUP DESCRIPTION 1 LEFTS ONLY NORTHBOUND 2 THRUS ONLY SOUTHBOUND 4 THRU ONLY EASTBOUND WESTPOUND ALL MOVEMENT RIGHTS ONLY THRUS ONLY RIGHTS ONLY • 0 100 30 O D' 0 " 25 25 25 25 nom° .n.J 20' 20 20 20 12 12 1,' 0 12 12 12 0 1^ 12 12 0 0 u 0 O 0 0 O O 0 N/S = ACTUATED E/W = ACTUATED THRU Rj RIGHT MOVEMENT' ( S NE I THE�'�`' TURN PROTECTED ND LEFT P'ROTEC'TED TURN DESCPI'PTION' Q LFRT:.. EXCLUSI Hi.w -R I RtiTii :;' R T GHT': NOT APF'L'I LADLE r LICADLE LEF'`t , NC�T APR RIGHT: E:(CLUSIV:Ew PERM. LEFT FED'. FFtI'CTI11 .ONLY RIGHT`S EiCLUSxVEi Rif. LEFT NOT APPLICABLE R I el-I T'': NOT 1PPL I IDLE LOCATION: BULL MTN AT PACIFIC DEMAND /SUPPLY NORTH TABLE CF'# 1 GP#2 'GP# VOLUME 192 1253 SAT. FLOW:: 1693 3545 FLOW RATIO: '0-06 0-35 .'0.001 CAPACITY: 1:2 2824 0 VOL./CAP.: 0.78 0.44 c ).00 GREEN TIME/MOVEMENT (SEC ) AVAILABLE: 10.0 74. 0.0 REQUIRED: 9./ 36.7 0.0 MEASURES OF EFFECTIVENESS DELAY (SEC): QUEUE (FT) : STOPS (%) : -- 118 0 565 1515 0 303 ;r 15x1'5 :.00 0.53 0. +.72, 0.00 0.4 1; o. V8 0. 2427 1() L 0 4 9` " 214 0.00 0.78 0'.'46 0.00 0.78 0.55 0.00. 0.c 0 0 ) ' 0.00 0000 C,.()0 .00 0 (3 0 c1.0 0.0 U. . 0' 0.0 3 PHASE OPERATION (SEC) (7.) NB THRU & LEFT 10.0 11.1 NB & SEA THRU 64.3 71.4' ES & WS GREEN 15.7 17.5 LOST TIME /PHASE: TOTAL LOST TIME?. CYCLE LENGTH: ALL RED TIME: FLOW RATIO: DEGREE OF SAT.: 0.0 GEC 9.0 SEC 90., 0 SEC 000 SEC 0.70 C'.78 VOLUME: PROTECTION (PROT/PERM): PERMITTED CAPACITY: PROTECTED CAPACITY: EXCESS LEFT TURNS: LEVEL OF APPROACH' SERVICE NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND DELAY FUEL (HPS)' (GAL) y.:. 1. .. STOPPED COST VEHICLES (t) 6 2:414 6 0 0 1,00 x02 .4' CAF —VERSION— LOCATION : BULL h'ITN AT PACIFIC ,H VOLUMES R I 0 „ SOUT LEFT TURN VOLUME ( VF'H ) , 0 THRU VOLUME (VF'1-1) : : 1128 16`/73' RIGHT TURN VOL (VPH) 4 F'E.1:)ESTFZ I Atvl VOL . (PF'H) '".C) 0, ■. VEHICULAR VOL.4.UllE ( : 122,1 2129 • DEMAND ADJUSTMENT 0 ' 0 H O; Q. LANE UTILIZATION(X100) , . (1)(7.)' H. 100,4' ARRIVAL TYPE ( X10)4.: 30 30 30 30 PEAK; HOUR FACTOR ( )('IC)c*:;)::" I 90 , 90, 90 PFtOT RIGHT TURNS. (7.)1 LOCAL EtIJSES' (#/8) '0 HEAVY VEHICLES '2', APPROACH GRADE ) AREA TYPE: NONBUSINES8 DISTRICT CONTROL DATA ,• 7,7 MIN. THRU GREEN (SEC) : MIN. LEFT GREEN ( SEC ) APPROACH SPEED (MPH) : SNEAKERS , ( X10 / CYC1...E ) t LANE WIDTH #1 (FT ) LANE WIDTH 42 (PT): LANE WIDTH #3 (FT) LANE WIDTH #4 (FT): LANE WIDTH #5 (FT) LANE WIDTH #6 CONTROLLER TYPE OPPOSING VOLUME COMPOSITION: EAST—WEST PHAS I NG: NoRTH.-SOUTH PHAS I NG : APPROACH. GROUP DESCRIPTION LEFT 8 ONLY. NORTHBOUND 2 THRU S ONLY 0' 44 C) 0 ■ 0, o 25 25 5 25 20 20 20 20'4, 12 . 12 4. 12 h 12 12 12 i 0: 0 0 .0 „ 0 0 , 0 N/S ACTLIATEiat, ACT THRU P.:t RIGHT ,MOVEMENT(S) NEITHER TURN. PROTECTED NB LEFT PROTECTED "tHRLJS ONLY RiGil,/*8 ONLY THRUS ONLY RIGHT 8 ONLY UATED. RIGHT: E)(Ci..,US VE , , LEFT : PEI) FRICTION $ kzei-IT: WE8T8OUND 2 ALL IlOVEMENTS 1 1 1 1 VERSION a. 3' LOCATION: BULL MTN AT PACIFIC DEMAND /SUPPLY NORTH TABLE GP# 1 GP #2 "GP# VOLUME: 103.253 0 SAT. FLOW: 1693 3 565 ii FLOW RATIO:. 0.06 0.35 0.00 CAPACITY: 138 2920 0 VOL. /CAP.: 0.75 0.43 0.00 GREEN TIME/MOVEMENT (SEC) AVAILABLE: 10.3 REQUIRED: RED: 9.' 7`6 7 0.0 6 . % 0.0 MEASURES OF EFFECTIVENESS DELAY (SEC): 44 1 QUEUE (FT) : 72 91 STOPS (Y.) : 95 7 0 0 !84 �ATE: HWY PERIA 'M /TT''(,PROP'OSED ) SOUTH EA GP#1 GP #2 G P#1 ,G O 1.881 484 0 O 3565 1 515 0.00 O..'53 O. 32 00 O 2511 1067 C) 0.00 0. 75 0.45 0.00 0.066.466.4 0. C 5^. 9 29. 3 PHASE OPERATI ON (SEC) I (%) NB THRU & LEFT 10.3 11 5 NB & SB THRU 66.4 73.8 EB & ` Wks GREEN 13.3 14.8 LEFT TURN CHECK 269 108 29' 0.0 O.0 65. 96 1515, 34' 173x+ 4 t`n 75 ',.0.55 . 1.3.3 10.6 00 :30 0 1 6 13.3,: 8: 7 LOST TIME /PHASE: TOTAL LOST TIME: CYCLE LENGTH: ALL RED TIME: FLOW , RATIO: DEGREE OF SAT.: 6 At SE #3 D.. 0 C) 0 O.00) , t ',. 00 0.00 0 0 0 0 . arc 0.00 0. 00 0.0 0.0 O.0 O.0. 0.0 0. 0 ( C ra D' 0 0 c 0 0 SEC 9.0 SEC 90.0 SEC O.0 SEC 0.67 0.75 VOLUME: PROTECT/ON (PROT/PERM): PERMITTED CAPACITY: PROTECTED CAPACITY: EXCESS LEFT TURNS: NB 1.0 PROT 0 138 0 SYSTEM PERFORMANCE LEVEL of APPROACH SERVICE NORTHBOUND A' SOUTHBOUND D' EASTBOUND D WESTBOUND A. INTERSECTION (UNIT VALUES: 4 DELAY (SEC), 4,7 .6 .7 0.0 SB ES W o DELAY FUEL STOPPED COST (HRS) (GAL) VEHICLES ($) . 00 0.6 2. 1 1`. 0 0,0 1.� .43 67 :i 1 6 0 Ei'.'.ty �."� . [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]