NOTICE OF PUBLIC HEARING

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NOTICE OF PUBLIC HEARING
City of Happy Valley Planning Commission and City Council

Notice is hereby given that the City of Happy Valley Planning Commission and City Council will hold public hearings on the following dates regarding the proposed Master Plan, Comprehensive Plan/Zoning Map Amendment, 898-lot Planned Unit Development, and Environmental Review Permits

Date & Time:
Planning Commission – Tuesday, November 8, 2016 at 7:00 p.m.
City Council – Tuesday, December 6, 2016 at 7:00 p.m.

Hearing Location:
City Hall, 16000 SE Misty Drive, Happy Valley, OR 97086;

File & Subject:
File No. MP-02-16/CPA-11-16/CPA-17-16/LDC-15-16/PUD-04-16/ ERP-16-16/ERP-17-16/ERP-18-16: “PLEASANT VALLEY VILLAGES – PHASES 2-13”.

Proposal:
Master Plan, Comprehensive Plan/Zoning Map Amendment, Transportation System Plan (TSP) Amendment, Planned Unit Development (PUD) / Environmental Review Permits (ERPs). The applicant has proposed to amend the City’s TSP and to change the property zoning from Clackamas County Rural Residential Farm Forest – 5 Acres (RRFF-5), Farm Forest – 10 Acre (FF-10), Happy Valley Planned Mixed Use (PMU) and Happy Valley Low Density Residential (R-10) to Mixed Use Residential – Single-Family (MUR-S). Further, the proposal would change the subject site’s Community Commercial Center (CCC) zone to Single-Family Attached Residential (SFA) zoning to allow development of a master-planned multi-phase 898-lot PUD (1,155 total dwelling units) on 166.67 acres, subject to approval of associated ERPs due to the presence of steep slopes, natural resources and floodplains/floodways. The entire record is very large and can be viewed at City Hall or accessed at the following link: http://www.happyvalleyor.gov/pleasant-valley-villages/.

Location:
13E31B: Tax Lots 1300 and 1700; 13E31C: Tax Lots 101, 2000, 5800, 6201 and 6202; 23E06BA: Tax Lot 100; and, 23E06BB: Tax Lots 100 and 200; west of 172nd Avenue, east of 162nd Avenue, north of Tristin Avenue and approximately 2,100 feet south of Hemrich Road.

Applicant:
Pleasant Valley Development, LLC

Applicable Criteria:
Applicable Statewide Planning Goals; Oregon Administrative Rules; City of Happy Valley Comprehensive Plan Policies; and City of Happy Valley Municipal Code; Title 16-Land Development Code, including Chapters 16.22, 16.32, 16.34, 16.35, 16.41, 16.42, 16.43, 16.44, 16.50, 16.61, 16.63, 16.65 and 16.67.

Staff Contact:
Michael Cynkar, Associate Planner, 503-783-3821

Interested parties are invited to attend this hearing or to submit comments in writing prior to the meeting time. Written testimony may be submitted in advance or in person at the hearing. Those wishing to present verbal testimony, either pro, con, or to raise questions, will be asked to speak after presentation of the report.

Testimony should pertain to the applicable criteria. The approval of the Planning Commission will be made in accordance with said criteria. Failure to raise an issue in writing prior to or before the close of the written comment period, Wednesday, October 26, 2016 by 5:00 p.m. or failure to provide sufficient specificity at the public hearing to afford the Planning Commission an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeals based upon that issue. The applicant and any person who submits written comments shall receive notice of the decision. The failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for damages in circuit court.

The decision-making criteria, application, and records concerning this matter are available at the City of Happy Valley City Hall at the above address during working hours (8:00 a.m. to 5:00 p.m. weekdays), please call for an appointment. For additional information, contact Michael Cynkar, Associate Planner, at the above address and phone number.

The meeting site is accessible to handicapped individuals. Assistance with communications (visual, hearing) must be requested 72 hours in advance by contacting Marylee Walden, City Recorder at 503 783-3826.
Publish 10/19/2016. CLK15864561