Tualatin council approves rezoning of Norwood site to allow townhomes, cottage clusters

Tualatin City Council unanimously voted Dec. 9 to rezone an 8.3-acre property at 23370 Southwest Boones Ferry Road from Institutional (IN) to Medium Low Density Residential (RML), approving ordinance 1496-24 to amend the comprehensive plan map and permit future development of townhomes and cottage-cluster housing.

The rezone changes the site's allowed uses and density. Assistant planner Madeline Nelson told the council the application (case file PMA24-04) was submitted by Westlake Consultants on behalf of Norwood Horizon Holdings and property owner Horizon Community Church. Nelson said the applicant argues townhomes and cottage clusters would respond to needs identified in Tualatin’s housing needs analysis and the 2021 housing production strategy.

The move is intended to expand supply of “smaller and more affordable housing types,” proponents said. The applicant’s team and staff presented an analysis showing the site is near transit lines and services, is not known to have environmental constraints, and — under the city’s Transportation Planning Rule (TPR) analysis included in the record — would not trigger an expanded traffic operations study. City staff and the Planning Commission recommended approval; the Planning Commission voted unanimously to forward a recommendation to the council.

Developer Ken Allen and members of his team said they had spent more than a year in neighborhood outreach, including multiple public meetings, and that their proposal had evolved in response to community concerns about trees, traffic and site design. Ken Sandblast, director of land use planning at Westlake Consultants, described the outreach and said the team had developed concepts for a mix of housing sizes, central greens and pedestrian connections. Architect Anna Thompson said the project would explore a blend of two- and three-story townhomes and one-story cottages, arranged around shared green space and pedestrian paths.

Arborist Todd Prager told council the project team had engaged early on to design “around” the grove of mature trees along Norwood Road and advised that the tree stand’s edge is vulnerable to disturbance. Prager said the team’s current approach is to avoid impacts at the grove edge and to coordinate closely with Washington County and PGE regarding frontage improvements and undergrounding of utilities to reduce tree loss.

Staff noted the Transportation Planning Rule analysis compared “reasonable worst case” development under the existing institutional zoning — a 260-student private school or a 50,000-square-foot community center — against the RML worst-case of roughly 207 townhomes, and concluded the proposed zone would generate fewer peak-hour and daily trips than some institutional uses. Nelson said, as a result, no long-term traffic operations analysis was required for the zone-change decision; a more detailed traffic impact study would be required if and when a specific development application is submitted.

Public testimony included two supporters affiliated with Horizon Community Church who told the council the church and neighborhood had participated in the outreach and welcomed housing options that align with the surrounding area. No speakers registered opposition at the council hearing.

Councilors discussed trees, traffic and sustainability during deliberations. Several council members thanked the applicant for outreach and emphasized that the rezone is only the first step; any future development will require architectural review, subdivision approvals and detailed engineering where the city and Washington County will review utilities, street frontage improvements, stormwater and tree protection measures.

Ending: The council approved first and second readings and then adopted ordinance 1496-24 by unanimous vote. The rezoning takes effect according to applicable notice and recording procedures; any future project on the site must return to the city for architectural and land‑use review and required permits.