NOTICE OF PUBLIC HEARING
FOR THE CITY OF FOREST GROVE
NOTICE IS HEREBY GIVEN that the Forest Grove City Council will hold a Public Hearing on Monday, March 14, 2016, at 7:00 p.m. or thereafter, at the Forest Grove Community Auditorium, 1915 Main Street, to consider the Planning Commission’s recommendation to approve the following proposal:
Proposal: City-initiated amendments to the Forest Grove Development Code to implement goals and policies contained in the Forest Grove Comprehensive Plan. The proposed amendments generally include the following:
1. Add a section to the Forest Grove Development Code for a new Neighborhood Mixed Use Zoning (NMU) District to:
a. Establish minimum and maximum commercial floor area for each NMU area described below.
b. Establish allowed residential development densities for each NMU area.
2. Add a section to the Forest Grove Development Code to require review of new development within the NMU District through a planned development process (Mixed Use Planned Development).
3. Amend the official Forest Grove Zoning Map to apply the new Neighborhood Mixed Use Area in the following locations:
a. Generally east of Sunset Drive, south of Hwy. 47 (approximately 25 gross acres);
b. North of Gales Creek Road and west of Thatcher Rd (approximately 6.5 gross acres);
c. North of David Hill Road, west of Thatcher Road and east of creek (approximately 8.5 gross acres).
4. Increase the allowed residential development density in the Forest Grove Town Center from 20.28 dwellings per net acre to 40.0 units per net acre by right and up to 100 units per net acre if specific project amenities are provided.
5. Add a section to the Forest Grove Development Code to identify specific project amenities qualifying for residential density increases in the Town Center.
6. Revise the definition of net acre for purposes of calculating density so that net acre does not include rights-of-way through or on the edge of the site, environmentally constrained areas, or land intended for public ownership such as park and open space areas.
7. Update the Forest Grove Design Handbook for consistency with the Forest Grove Development Code and update graphics.
8. Change the zoning of property from Town Center Support (TCS) to Town Center Transition (TCT).
9. Change zoning of property from Community Commercial (CC) to Town Center Transition (TCT) between Cedar Street and Elm Street and 21st Avenue and approx. ½ block south of the 19th Avenue.
10. Add wording to the Forest Grove Development Code to allow the continuation of uses in Neighborhood Mixed Use Areas and the Town Center Support area between Cedar Street and Elm Street and 21st Avenue and approximately ½ block south of 19th Avenue that would otherwise become non-conforming uses. These are primarily auto related uses.
11. Add wording to the Forest Grove Development Code to require a minimum amount of parking for new multifamily development in the Forest Grove Town Center where no residential parking minimums currently exist.
12. Increase the target residential density along the Pacific Avenue and 19th Avenue Community Commercial (CC) corridor from 20.28 dwellings per net acre to 30.0 dwellings per net acre.
Applicant: City of Forest Grove
File Number: 311-15-00020-PLNG
Criteria:
Development Code Text Amendments (DC 10.2.630)
A. The text amendment is consistent with the relevant goals and policies of the Forest Grove Comprehensive Plan; and
B. The text amendment is consistent with relevant statewide and regional planning goals, programs and rules.
Zone Change (DC 10.2.770)
A. The zone change is consistent with the Comprehensive Plan Map. When the Comprehensive Plan has more than one implementing zone as shown on the corresponding table in Article 3, it must be shown that the proposed zone is the most appropriate, taking into consideration the purpose of each zone and the zoning pattern of surrounding land;
B. The zone change is consistent with relevant goals and policies of the Comprehensive Plan, as identified by the Director;
C. The site is suitable for the proposed zone and there is a lack of appropriately designated alternative sites within the vicinity. The size of the vicinity will be determined on a case-by-case basis since the impacts of the proposed zone and its potential uses vary. The factors to be considered in determining suitability are parcel size and location;
D. The zone change is consistent with the adopted Transportation System Plan. Development allowed by the zone change will not substantially impact the functional classification or operation of transportation facilities; reduce the level of service of transportation facilities below the minimum acceptable level identified in the Transportation System Plan. To ensure proper review and mitigation, a traffic impact study may be required for the proposed change if it may impact transportation facilities;
E. Public facilities and services for water supply, sanitary waste disposal, storm water disposal and police and fire protection are capable of supporting the uses allowed by the zone. Adequacy of services is based in the projected service demands of the site and the ability of the public services to accommodate those demands; and
F. The establishment of a zone district is not subject to the meeting of conditions.
All persons will be given a reasonable opportunity to give testimony about this proposal responding to the review criteria. If an issue is not raised in the hearing (by person or letter) or if the issue is not explained in sufficient detail to allow the City Council to respond to the issue, then that issue cannot be used for an appeal to the Land Use Board of Appeals. If additional documents or evidence are provided in support of the application, any party shall be entitled to a continuance of the hearing. Unless there is a continuance, if a participant so requests before the conclusion of the initial evidentiary hearing, the record shall remain open for at least seven days after the hearing. A copy of the report is available for inspection before the hearing at the City Recorder’s Office or by visiting the City’s website at www.forestgrove-or.gov. Written comments or testimony may be submitted at the hearing or e-mailed to City Recorder’s Office, aruggles@forestgrove-or.gov, or sent to P.O. Box 326, 1924 Council Street, Forest Grove, OR 97116, prior to the hearing. For further information, pertaining to this proposal, please contact Community Development Department 1924 Council Street, 503.992.3224, 9am-5pm, Daniel Riordan, Senior Planner (503) 992-3226, driordan@forestgrove-or.gov.
Anna D. Ruggles, CMC, City Recorder
Published: March 9, 2016. FGNT7571