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Cityof Portland, Oregon
Bureau of Development Services
Land UseServices
FROM CONCEPT TO CONSTRUCTION
Dan Saltzman, Commissioner
Paul Director

Fax: (503) 823-5630
lTV: (S03)
www.portlandoregon.govlbds
Date:
To:
From:
March 26, 2012
Interested Person
Douglas Hardy, Land Use Services
503-823-7816/ Douglas.HardY@portlandoregon.gov
NOTICE OF A PUBLIC HEARING ON A PROPOSAL
IN YOUR NEIGHBORHOOD
CASE FILE:
REVIEW BY:
WHEN:
WHERE:
LU 11-183413 CU MS AD
PC # 10-151118
Hearings Officer
Wednesday, April 25, 2012, at 9:00 am
1900 SW Fourth Ave., Suite 3000
Portland, OR 97201
-........ It is important to submit all evidence to the Hearings Officer. City Council will not accept
additional evidence if there is an appeal of this proposal.
Development has been proposed in your neighborhood requiring a land use review. The proposal,
review process, and information on how to respond to this notice are described below. A copy of
the site plan and zoning map are attached. I am the staff person handling the case. Please call
me if you have questions regarding this proposal. Please contact the applicant if you have
questions regarding any future development on the site.
AppUcant: Dana White, Chief Executive
Regional Real Estate/Property Management
Providence Health and Services - Oregon
4400 NE Halsey Street, Building I, #160
Portland, OR 97213
--
Representatives: Martha Stiven, planning consulatant
Stiven Planning and Development Services
8 North State Street, #200
Lake Oswego, OR 97034
Michael Robinson, attorney
Perkins Coie
1120 NW Couch Street, 10
th
Floor
Portland, OR 97209
1900 SW 4th Avenue, Suite # 5000, Portland, OR 97201
Site Address:
Legal Description:
Tax Account Nos.:
State m Nos.:
Karl Sonnenberg, architect
Zimmer Gunsul Frasca Architects
1223 SW Washington, Suite 200
Portland, OR 97205
Julia Kuhn, transportation consultant
Kittelson & Associates
610 SW Alder Street, Suite 700
Portland, OR 97034
Matt Dolan, engineer
KPFF Consulting Engineers
III SW Fifth Avenue, Suite 2500
Portland, OR 97204
4805 NE Glisan Street
BLOCK 1 INC PT VAC ST LOT 5&6 EXC PT IN HWY, CENTER ADD;
BLOCK 1 LOT 2&3&4 TL 3400, CENTER ADD; BLOCK 1 LOT 2-6 TL
3200, CENTER ADD; BLOCK 3 LOT 1-7 INC PT VAC ST LOT 20-26 EXC
PT IN ST, CENTER ADD; BLOCK 3 LOT 8-13 INC PTVAC ST LOT 15-19,
CENTER ADD; BLOCK 5 LOT 1 EXC PT IN STS E 1/2 OF LOT 2 EXC PT
IN ST, CENTER ADD; BLOCK 5 W 1/2 OF LOT 2 EXC PT IN ST, CENTER
ADD; BLOCK 5 LOT 3 EXC PT IN ST, CENTER ADD; BLOCK 6 LOT 1&2
EXC PT IN ST, CENTER ADD; BLOCK 6 LOT 3-5 EXC PT IN ST LOT 6
EXC PT IN STS, CENTER ADD; BLOCK 6 N34' OF E 30' OF LOT 11 N
34' OF LOT 12, CENTER ADD; BLOCK 2 LOT 1 EXC PT IN ST, CENTER
ADD ANX; BLOCK 2 LOT 2, CENTER ADD ANX; BLOCK 2 LOT 3,
CENTER ADD ANX; BLOCK 2 LOT 5&6, CENTER ADD ANX; BLOCK 2
LOT 7-9 EXC PT IN ST, CENTER ADD ANX; BLOCK 2 LOT 10 EXC PT IN
ST, CENTER ADD ANX; BLOCK 2 LOT 11 EXC PT IN ST LOT 12 EXC PT
IN STS, CENTER ADD ANX; LOT 1 EXC PT IN ST LOT 2, FOSTER;
BLOCK 1 LOT 1-5 NLY 19' OF LOT 9&10, MAPLE HILL PL; BLOCK 1
LOT 6-8, MAPLE HILL PL; BLOCK 1 S 81' OF LOT 9&10, MAPLE HILL
PL; BLOCK 2 LOT 5-10 LAND & IMPS, MAPLE HILL PL; BLOCK 4 LOT
1-5, MAPLE HILL PL; BLOCK 4 LOT 6, MAPLE HILL PL; BLOCK 4,
CANCEL INTO R212348 / MAPLE HILL PL, BLOCK 4, LOT 5; BLOCK 3
LOT 17&18, NORTH LAURELHURST; TL 4200 1.80 ACRES, SECTION 31
IN 2E; TL 41009.54 ACRES, SECTION 31 IN 2E; TL 40000.23 ACRES,
SECTION 31 IN 2E; TL 3600 0.41 ACRES, SECTION 31 IN 2E; TL 4300
0.27 ACRES, SECTION 31 IN 2E; LOT 21, FOSTER
RI45800010,RI45800030,RI45800090,RI45800270,R145800340,
RI45800700,RI45800720,RI45800730,RI45800830,RI45800850,
RI45800960,RI46000290,RI46000310,RI46000330,RI46000390,
RI46000410,R146000470,RI46000490,R293500010,R533200020,
R533200090, R533200100, R533200190, R533200340, R533200380,
R533200420,R612100910,R942312630,R942310140,R942311020,
R942312620,R942310090,R293500410
1N2E3IBD 03300, IN2E31BD 03400, IN2E31BD 03200, IN2E31BD
03800, IN2E31BD 03700, IN2E3IDB 21400, IN2E31DB 21500,
IN2E31DB 21600, IN2E31DB 11200, IN2E31DB 11300,1N2E31DB
11900, IN2E31AC 06300, IN2E31AC 06200, IN2E31AC 05900,
IN2E31AC 05600, IN2E31AC 05700, IN2E31AC 06000, IN2E31AC
06100, IN2E31CA 17900, IN2E31BC 06300, IN2E3IBC 06200,
IN2E31BC 06100, IN2E31BC 06500, IN2E31CB 00100, IN2E31CB
Quarter Section:
Neighborhood:
Business District:
District Coalition:
Zoning:
Plan District:
Case Type:
Procedure:
00200, 1N2E31CB 01800, 1N2E31BC 06000, 1N2E31BD 04200,
1N2E31BD 04100, 1N2E31BD 04000, 1N2E31BD 03600, 1N2E31BD
04300, IN2E31CA 15900
2935,2936,3035,3036
North Tabor, contact Alison Gavine at 503-978-9183.
None
Southeast Uplift, contact Leah Hyman at 503-232-0010.
C02 Office Commercial 2
CN2 Neighborhood Commercial 2
Rl Multi-Dwelling Residential 1,000
R5 Single-Dwelling Residential 5,000
None
Conditional Use Master Plan (CU MS)
Adjustment (AD)
Type III, with a public hearing before the Hearings Officer. The decision of
the Hearings Officer can be appealed to City Council.
PROPOSAL
Providence Portland Medical Center (PPMC) has submitted an application for a 10-year
Conditional Use Master Plan with Adjustments for their existing campus. This Conditional Use
Master Plan will replace the institution's current Master Plan (and subsequent modifications to
that Plan), which was originally approved in 2003 (LU 02-120615 CU MS AD).
The proposed Conditional Use Master Plan identifies improvements that PPMC anticipates as
likely to occur over the course of the next ten years. The Master Plan identifies specific locations
where these improvements will occur both on the Main Campus and the West Campus (west of NE
47
th
Avenue), including approximate building footprints and corresponding uses for each specific
improvement.
The proposed development will result in a net increase of 256,000 square feet of floor area beyond
that approved under the 2003 Master Plan (and under subsequent Conditional Use approvals).
No expansions or modifications to the existing Growth Boundary are proposed, and no increase in
the number of hospital beds is proposed. New buildings and expansions not ~ r o v e d under the
2003 Master Plan include:
Main Hospital Building Replacement;
East Inpatient Building (expansion of the Annex and Providence Hall); and
West Medical Office Building and Parking.
New buildings and expansions approved as part of the 2003 Master Plan that are not yet built and
which will carry over to the new Master Plan include:
Ambulatory Services Building Expansion; and
Providence Professional Plaza East Medical Office Building and Parking.
A30-unit guest housing project approved for the West Campus in 2011 (LU 10-201861) will also
carry over into the proposed Conditional Use Master Plan.
Design standards are proposed that will apply to proposed development within 100 feet of the site
frontages along the north side of NE Glisan Street and NE 47
th
Avenue (north of NE Glisan Street),
and along the south side of NE Hoyt Street (between NE 45
th
and NE 47
th
Avenues). On-site
parking at the rate of 1.77 spaces per 1,000 square feet offIoor area will apply to development.
Several street vacations are identified in the. Master Plan, including NE 52
nd
Avenue (between NE
Glisan and NE Hoyt), NE Hoyt Street (between NE 52
nd
and NE 53
rd
), and NE 49
th
Avenue
(between NE Glisan and the former NE Hoyt). These are included in the Master Plan for reference
only, and are subject to a separate Street Vacation Review. Apedestrian bridge over NE 47
th
Avenue is also proposed, which will connect the Main and West campuses. Approval of this
bridge is also subject to a separate Major Encroachment review.
The applicant is also proposing several Adjustments to the development standards. The requested
Adjustments are as follows:
R1 Zone
1. Increase maximum Floor Area Ratio (FAR) from 2:1 to 2.75:1;
2. Increase of maximum transit street setback along NE Glisan Street from 20 feet to 30 feet for
the East Professional Plaza (Building 3);
3. Increase of maximum transit street setback along NE Glisan Street from 20 to 340 feet for the
East Inpatient Building (Building 6);
4. On the Main Campus, increase maximum building height from 75 feet to 150 feet beginning at
a point 60 feet from the street lot line, continuing upwards at a rate of 1 foot for every 2 feet of
additional setback, reaching 150 feet at 210 feet from the street lot line. The 150 foot height
would be allowed along the 1-84 Freeway if set back 25 feet from the property line;
5. Decrease the minimum building setback along NE Glisan Street from 20 feet to 8 feet for the
West Medical Office Building (Building 10);
6. Decrease the minimum building setback along NE Hoyt Street from 27.5 feet to 10 feet for the
West Medical Office Building (Building 10); and
7. Decrease the minimum building setback along NE Glisan Street from 15 feet to 11 feet for the
Ambulatory Services Building (Building 12).
C02 Zone
8. Increase of maximum FAR from 2:1 to 2.75:1;
9. On the Main Campus, increase maximum building height from 45 feet to 50 feet at ten feet
from the street lot line, continuing upwards at a rate of 1 foot for every 2 feet of additional
setback, reachmg 150 feet at 210 feet from the street lot line. The 150 foot height would be
allowed along the 1-84 Freeway if set back 25 feet from the property line;
10. Increase maximum building height from 45 feet to 55 feet for the West Medical Office Building
(Building 10);
11. Increase of maximum transit street setback along NE Glisan Street from 10 feet to 30 feet for
the East Professional Plaza (Building 3); and
12. Increase of maximum transit street setback from ten feet to 340 feet for the East Inpatient
Building (Building 6).'
RELBVAlfT APPROVAL CRITERIA
In order to be approved, this proposal must comply with the approval criteria of Title 33. The
relevant approval criteria are:
33.820.050 Conditional Use Master Plan Approval Criteria;
33.820.070 Components of a Master Plan;
33.815.105 Conditional Use Approval Criteria for Institutional arid Other Uses in a
Residential Zone; and
33.805.040 Adjustment Approval Criteria.
Zoning Code Section 33.700.080 states that Land Use Review applications are reviewed under the
regulations in effect at the time the application was submitted, provided that the application is
complete at the time of submittal, or complete within 180 days. This application was submitted
on October 6,2011 and determined to be complete on March 1, 2012.
DECISION MAKINo PROCESS
The Bureau of Development Services will be making a recommendation on this proposal; our
report and recommendation will be available 10 days before the hearing. The Staff report will be
posted on the Bureau of Development Services website. Look at www.portlandonline.com. On the
left side of the page, use the search box to flOd Development Services, then click on the
Zoning/Land Use section select Notices and Hearings. Land use review notices are listed by the
District Coalition shown at the beginning of this document. The me and all evidence on this case
are available for your review by appointment only. Please call the Request Line at our office, 1900
SW Fourth Avenue, Suite 5000, phone 503-823-7617, to schedule an appointment. I can provide
some information over the phone. Copies of all information in the me can be obtained for a fee
equal to the cost of services. Additional information about the City of Portland, city bureaus, and
a digital copy of the Portland Zoning Code is available on the internet at
http://www.portlandonline.com/auditorI index.cfm?c=28197
The neighborhood association, listed on the first page of this notice, may take a position on this
application and may have scheduled an open meeting prior to making their recommendation to
the Bureau of Development Services. Please contact the person listed as the neighborhood
contact to determine the time and date of this meeting.
We are seeking your comments on this proposal. The evidentiary proceeding before the Hearings
Officer will be the only opportunity for the parties to submit oral and written evidence in this
matter. Any appeal to the City Council will be limited to legal arguments concerning the Hearings
Officer decision and the evidence in the record compiled by the Hearings Officer in support of that
decision.
To comment, you may write to the Land Use Hearings Officer, 1900 SW Fourth Ave., Suite 3100,
Portland, OR 9720 I, or FAX your comments to 503-823-4347; or you may testify at the hearing.
In your comments, you should address the approval criteria. Please refer to the me number when
seeking information or submitting testimony. Written comments must be received by the end of
the hearing. The applicant and Planning staff will be at the hearing to answer qtlestions and
respond to comments. The general order of appearance for oral testimony at the hearing is as
follows: Bureau of Development Services staff report, applicant testimony, testimony of interested
parties who wish to ask questions or testify, staff response and closing comments, and applicant's
closing comments. The Hearings Officer will make a decision about this proposal within 17 days
of the close of the record.
The applicant and proponents have the burden of proof to show that each and every element of
the approval criteria are satisfied. In order to prevail, the opponents must persuade the Hearings
Officer to flOd that the applicant has not carried the burden of proof with regard to one or more of
the approval criteria. The opponents may also explain to the Hearings Officer how or why the
facts asserted by the applicant are not supported by evidence in the record. Opponents may wish
to recommend conditions of approval which will make the proposal more acceptable, if approved.
Prior to the conclusion of the hearing before the Hearings Officer, any participant may request an
opportunity to present additional evidence or testimony regarding the application. If such a
request is made, the record will be held open for seven days to receive the new evidence and the
record shall be held open for at least an additional seven days to provide the other parties an
opportunity to respond to that new evidence.
ORS 227.178 states the City must issue a fmal decision on Land Use Review applications within
120-days of the application being deemed complete. The 120-day review period may be extended
at the request of the applicant.
APPEAL PRoCESS
You can appeal the Hearings Officer decision to City Council. However, the appeal to City Council
will be conducted as an on-the-record review of the Hearings Officer decision. The City Council
will consider legal arguments (for example arguments pointing out ways the Hearings Officer
decision improperly interprets or applies relevant approval criteria). The City Council will also
consider arguments that the Hearings Officer fmdings are not supported by the evidence
submitted to the Hearings Officer. However, the City Council will not accept or consider new
evidence that was not submitted to the Hearings Officer.
Afee is charged for appeals. Recognized neighborhood associations may qualify for an appeal fee
waiver. City Council's decision may be appealed to the Oregon Land Use Board of Appeals
(LUBA).
Failure to raise an issue, in person or by letter, by the close of the record by the Hearings Officer
in this case may preclude an appeal to LUBA on that issue. Also, ifyou do not provide enough
detailed information to the Hearings Officer, they may not be able to respond to the issue you are
trying to raise. In such a situation, an appeal to LUBA on that issue may not be allowed.
Thank you for any information you can provide to help us make this decision. Please call me if
you have any questions. My name and number are on the first page of this notice.
llEARINo CARCELLATIOlf
This public hearing will be cancelled if Portland Public Schools close due to inclement weather or
other similar emergency. Check local television and radio reports for school closures. The
hearing will be rescheduled for the earliest possible date. Arenotification notice will not be sent.
Please call the Bureau of Development Services at 503-823-7617, for information regarding
cancellations or rescheduling.
To attend the hearing, public transportation is available. Tri-Met buses stop near the BDS building
at SW Fifth or Sixth Ave. at SW Hall St. and SW Harrison St. Call Tri-Met at 503-238-7433 (or
www.trimet.org/schedule/allroute.htm) for routes and times. Hourly rated public parking is
available a half blCfck south ofthe building on Fourth Ave.
The Bureau of Development Services is committed to providing equal access to
information and hearings. Please notifY us no less than five business days prior to
the event if you need special accommodations. Call 5038237300 (TTY 503823
6868).
Enclosures:
Zoning Map
Site Plan
ZONING
r>RTH
~ S i l e
CN2
08
Rle No. LU 11-183413 MSAP
1/4 Section 2935,2936,3030,3035,3036
scale 1 inch - 400 feet
state Id 1N2E31BD 3700
Exhibit B (Oct 11,2011)
Exhibit I. Proposed 20II CUMP Projects
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Providence Portland
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