Tualatin council rezones 8.3-acre Norwood site for medium‑low residential use after tree, traffic debate

TUALATIN, Ore. — The Tualatin City Council voted unanimously Dec. 9 to rezone an 8.3‑acre site at 23370 SW Boones Ferry Road from institutional (IN) to medium‑low density residential (RML), clearing the way for future townhouse and cottage‑cluster development on land owned by Horizon Community Church.

Assistant planner Madeline Nelson told the council that Westlake Consultants, on behalf of Norwood Horizon Holdings and Horizon Community Church, filed the plan‑map amendment (case PMA24‑04). Nelson said the applicant’s analysis finds the change consistent with the city comprehensive plan, Oregon statewide planning goals and the Transportation Planning Rule, and that the Tualatin City Engineer and the Planning Commission recommended approval.

The proposal drew lengthy staff and applicant presentations explaining why townhouses and cottage clusters would add housing diversity and meet objectives in Tualatin’s housing needs analysis. Developer Ken Allen said his team spent more than a year holding neighborhood meetings and outreach, and that the project team “invested in websites and news articles and contacting, spending time directly with individuals” to shape the proposal.

The Planning Commission chair, Kevin Beers, told council the commission “unanimously recommend[ed] approval of this plan map amendment,” and that staff and the applicant had answered commissioners’ questions about trees and traffic.

Why it matters

The council’s decision changes the land’s long‑term allowed uses. Under RML zoning the site can be developed for a mix of townhomes and cottage clusters — housing types the city has identified as potentially more affordable or suitable for first‑time buyers and downsizing residents. The change does not approve a final subdivision or building plans; any future development will require additional design review, engineering and neighborhood review.

What the council heard

Traffic and transportation: Consultant Jennifer Danzinger of Lancaster Mobley presented a trip‑generation comparison for the site and said the Transportation Planning Rule analysis showed the proposed zoning would not generate more peak‑hour or daily trips than certain allowed institutional uses, such as a private school or community center. Danzinger said staff found no long‑term operational traffic study was required at this rezoning stage; any future development would require a site‑specific traffic study.

Trees and site character: The Norwood frontage includes a contiguous grove of mature firs that residents and councilors called out repeatedly. Consulting arborist Todd Prager said the grove’s trees are interdependent and that impacts at the stand edge — for example, from road widening, undergrounding utilities or other frontage work — can destabilize otherwise healthy trees. Prager said the project team has been brought in early and is “designing a project around the existing trees rather than coming in afterwards.” He advised minimizing encroachment from road or utility work so the stand’s integrity is preserved.

Applicant commitments and community support

Developer Ken Allen and Westlake Consultants emphasized the outreach process and said the concept plan they shared reflects neighborhood feedback: smaller building footprints, a central communal green and a mix of housing sizes. Allen said the development team intends to design fewer units than the zone’s theoretical maximum and to pursue site designs that preserve trees where possible.

Two in‑person supporters spoke during the hearing. Beth Yancey, a longtime Horizon Community Church member, described the church’s history in the area and said the site offers “opportunity for other families to have diverse housing in that property consistent with what’s going on in the neighborhood.” Stan Russell, lead pastor at Horizon Community Church, described the church’s local programs, said earlier conflict with a prior developer had been resolved under the new outreach process, and told the council many neighbors now support the proposal.

Council questions and deliberations

Councilors pressed staff and the applicant on details they said matter for residents: whether trees at the Norwood edge can be preserved during required frontage improvements, how undergrounding utilities might affect the grove, and what the rezoning would mean for peak‑hour vehicle volumes on Boones Ferry and Norwood roads. City staff and consultants said the rezoning application met applicable land‑use criteria and that more detailed engineering and traffic analyses will occur during future land‑use and development review stages. Several councilors noted the public outreach appears to have reduced neighborhood opposition compared with an earlier proposal.

Outcome

After deliberation the council read ordinance 1496‑24 by title and voted to adopt it. The roll call was unanimous.

What’s next

Rezoning does not authorize construction. Any future development will require architectural/site design review, stormwater and utility engineering, and a separate land‑use approval process that will include additional public notice and an opportunity for neighbors to review specific street, parking and stormwater plans. The applicant’s team told council it will continue to consult with city staff and the neighborhood as it develops detailed plans.

Key documents and references cited during the hearing included the Tualatin Development Code, the city comprehensive plan and the applicant’s Transportation Planning Rule analysis and trip‑generation memo.