EC 9.8865(51: In cases where the NR zone is applied based on EC 9.2510(3), the <br />property owner shall enter into a contractual arrangement with the City to ensure the <br />area is maintained as a natural resource area for a minimum of 50 years. <br />Findings <br />The applicant did not propose application of the NR zone on the subject property. <br />Mr. Pinney's testimony discussed the presence of fauna in a nearby riparian area, which he <br />believes would be impacted. Here, the hearing official cannot apply the NR zone to this riparian <br />area because it is not located on the subject property. <br />Conclusion <br />The requested zone change is consistent with this criterion. <br />Transportation Planning Rule: <br />Findings <br />The Transportation Planning Rule (TPR) (OAR 660 - 012 - 0060(1)) requires compliance if a change <br />to a functional plan, acknowledged comprehensive plan, or land use regulation would <br />significantly affect an existing or planned transportation facility. This rule also applies to zone <br />change applications. <br />Ms. Mohr's testimony stated that the City chose to wait to do a traffic analysis until the <br />subdivision application. This is not entirely correct. The city is required to conduct a traffic <br />analysis for compliance with the Transportation Planning Rule at the time of a zone change. <br />There may be a separate traffic impact analysis required if a proposed development (such as a <br />subdivision) would add more than 100 peak hour trips. <br />Public Works staff has reviewed the proposal and notes that no significant affect to the <br />transportation system will occur from the proposed zone change. It is expected that under the <br />existing zoning of R -1 and 1 -3, 26 PM peak hour trips could be expected. This is based on the 1. <br />acres of currently R -1 zoned property developing to the R -1 maximum of 14 dwelling units per <br />acre at 1.1 trips per single family dwelling unit (Institute of Transportation Engineers (ITE): SFD <br />210) resulting in 23 PM peak hour trips and the 0.25 acre portion zoned for 1 -3 heavy industrial <br />generating 3 PM peak hour trips. (Peak trip rate for industrial uses: 0.95 per thousand square <br />feet of lease area ( TSFLA) Average industrial coverage is 30% of lot, which in this case 3,267 SF; <br />the TSFLA would be 3.27. 3.27 x 0.95 = 3 peak trips). <br />Based on the reasonable worst case development scenario, the proposed medium density <br />zoning is expected to generate 28 PM peak hour trips. This PM peak hour number is based on <br />Hearings Official Decision (Z 10 -3) 7434