Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
CPA1995-00002
- 4; .. AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) City of Tigard ) 1, Co,4hQ,rne U ) Q ,--1-( , hereby certify: Please Print I That I am a C.rJ'-j Réor d.J2A- for the City of Tigard, Oregon. That I served notice of the Tigard City Council V 0/ % CE. 0 F Y)al. °MI- - CPP 5-- 0002.J 20 rf QS• 0003 - F% CI IC G Crest "ad-1 14AS Sc h.v a,5 of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on the / 7441 day of 1 , 19 q'S , by mailing to each of them at the address shown on the attached list (Marked Exhibit B), said notice is hereto attached, and deposited in the United States Mail on the I ? day of pai , 19 Cf5" , postage prepaid. . Cr-A1:42--/I-Ar w . Prepared Notice 't Subscribed and sworn to before me this / day of ° , 19 7 S . . g / / / • rg _Tr'' ti.. .,�OFFICIAL. (f - " Notary Public of lfegon - - _ ' ` ' NOTARY PUBLIC-OREGON v.g'e�� il{ I. \.r. : A My Commissio sires: ' • i h:\login\cathy\afofmall I • CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER - BY CITY COUNCIL Concerning Case Number(s): CPA 95-0002IZON 95-0003 Name of Owner: Pacific Crest Partners Tax Map and Lot No(s).: Parcel 3 of MLP 94-0013 Name of Applicant: Same Address of Applicant.- 911 Oak Street City: Hood River State: OR Zip: 97031 Address of Property: Southwest corner of SW Scholls Ferry Road and SW north Dakota Street City: Tigard State: OR Zip: 97223 Request: COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002IZONE CHANGE (ZON) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94- 0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 1.1.2, 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, 18.32, and 18.62. Zone: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. Action: ❑ Approval as requested ❑ Approval with conditions tie Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® The applicant and owner(s) ® Owners of record within the required distance ® The affected Citizen Involvement Team Facilitator ® Affected governmental agencies Final Decision:; THE DECISION WAS SIGNED-ON ::: :-7 /-11 ' .. . AND- BECOMES EFFECTIVE ON::. :::. 11 l a 5 , 1-6 The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. QUESTIONS: If you have any questions, please call the Tigard City Recorder at (503) 639-4171. . 1 I O. I CITY OF TIGARD, OREGON RESOLUTION NO. 95-34 A RESOLUTION BY THE TIGARD CITY COUNCIL ADOPTING FINDINGS AND CONCLUSIONS TO DENY AN APPLICATION FOR A COMPREHENSIVE PLAN AMENDMENT (CPA 95-0002) AND ZONE CHANGE (ZON 95-0003) REQUESTED BY PACIFIC CREST PARTNERS SCHOLLS. WHEREAS, the applicant requested a comprehensive plan map amendment from Professional Office (C-P) to General Commercial (C-G) and zone change from C-P to C-G on 0.39 acres located on the west side of North Dakota Street just south of SW Scholls Ferry Road; WHEREAS, the Tigard Planning Commission considered the above application at its public hearing on June 19, 1995, and recommended denial; and WHEREAS,the Tigard City Council considered the above application at its public hearing on July 11, 1995. NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: Section 1: The proposal is not consistent with all of the relevant criteria noted in the attached final order (Exhibit A). Section 2: The City Council upholds the Planning Commission's recommendation for denial of the comprehensive plan map amendment and zone map change as set forth in Exhibits A and B. Section 3: The City Council, therefore, orders that application request CPA 95- 0002/ZON 95-0003 be DENIED, and further orders that the City Recorder send a copy of the final order as a Notice of Final Decision to the parties in this case. PASSED: This ) i day of / Q, , 1995. or - City o Tigard ATTEST: . i - City Recorder - City'of Tigakd / RESOLUTION NO. 95- 3^f TT Page 1 EXHIBIT A • CITY OF TIGARD CITY COUNCIL FINAL ORDER A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WITH REGARD TO AN APPLICATION FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE REQUESTED BY PACIFIC CREST PARTNERS SCHOLLS. The Tigard City Council reviewed the application below at a public hearing on July 11, 1995. The city council denies the request based on the facts,findings and conclusions noted below. A. FACTS 1. General Information CASE: Comprehensive Plan Amendment CPA 95-0002 Zone Change ZON 95-0003 REQUEST: Amend the Comprehensive Plan map from C-P (Commercial Professional)to C-G (General Commercial) and change the zoning from C-P to C-G. APPLICANT: Pacific Crest Partners Scholls 911 Oak Street Hood River, OR 97031 OWNERS: Same REPRESENTATIVE: Richard Allan Ball, Janik & Novack 101 SW Main, Suite 1100 Portland, OR 97204 LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of Minor Land Partition 94-0013) 2. Vicinity The 0.39-acre site is located along the west side of North Dakota Street just south of SW Scholls Ferry Road (see map Exhibit B). The proposal affects Parcel 3 of a recently-approved minor land partition (MLP 94-0013) on tax 1 lot 1S1 35AD, lot 2400 (see Exhibit C). The properties immediately abutting • the site on the north and west are Parcels 1 and 2 of MLP 94-0013. The applicant is in the process of developing the site for construction of a bank on Parcel 1 and 10,850 square feet of office/retail space on Parcels 2 and 3. Properties to the north across SW Scholls Ferry Road are in the City of Beaverton and zoned for residential use with the exception of the northeast corner of SW Scholls Ferry and SW Dakota Street, which is zoned for office commercial. Properties to the west of the site beyond Parcel 2 are zoned R-7 (PD) and contain the Summerlake subdivision. Properties to the east across SW North Dakota Street are zoned for commercial development and contain St. Vincent's medical office, McDonalds and Jiffy Lube. South of the site are properties zoned R-7(PD). The Kindercare day care center, located immediately to the south, is a conditional use in this zone. 3. Background Information In February of 1990, the British Petroleum Oil Company (BP) proposed amending the comprehensive plan map on parcel 1S1 35AD, lot 2400 from Commercial Professional to General Commercial and changing the zoning from C-P to C-G. Staff recommended denial of the proposal due to concerns related to traffic congestion, traffic safety and the absence of a finding of a change of circumstances or evidence of a mistake in the original plan. The Planning Commission recommended that the City Council change the property to C-N on the northern part and leave the C-P on the southern part. The Council rejected the applicant's proposal and the Commission's recommendation, and directed staff to prepare a resolution denying the application. The applicant withdrew the application before the resolution was sent to Council. In August of 1990, BP proposed amending the northern 70% of the same property from Professional Commercial (C-P)to Neighborhood Commercial (C-N). Staff recommended denial of the proposal due to insufficient evidence to support the claim that a change in circumstances had occurred in the neighborhood or a mistake-was made in the original designation of the site, and because several of the locational criteria were not satisfied. BP withdrew its application before it was heard by the Planning Commission. The current applicant, Pacific Crest Partners Scholls, was approved for a minor land partition (MLP 94-0013) and site development review (SDR 94- 0014) in August of 1994. The original 1.24-acre parcel was divided into three parcels. Parcel 3 of that partition is the subject of the current application. 2 • • • The Planning Commission held a hearing on CPA 95-0002/ZON 95-0003 on June 19, 1995, and voted 3-2 with one abstention to recommend denial of the proposal. The commissioners requested that staff convey the following concerns to the council: the commissioners are uncomfortable about opening up the proposed parcel to all types of uses under the C-G zone; the provision in the code that allows retail uses, including restaurants, outright in the C-P zone should be looked at and reevaluated to only allow these as conditional uses; and the siting criteria for the C-N (Neighborhood Commercial) zone, which restricts commercial development to one quadrant of a street intersection or one side of a street, should be reevaluated. 4. Site Information and Proposal Description Site development has commenced on Parcels 1, 2 and 3 pursuant to the approved site development application in August of 1994 (SDR 94-0014). Approval of SDR 94-0014 allows for construction of a bank and 10,850 square feet of office/retail space. Prior to construction, former tax lot 2400 contained a veterinary office, three homes and an apartment building. The applicant requests a comprehensive plan map amendment from C-P (Commercial Professional) to C-G (General Commercial) and a zone change from C-P to C-G on Parcel 3 of MLP 94-0013. The reason for the requested change is to expand the range of permissible uses to those allowed under C-G zoning. The applicant wishes to lease Parcel 3 to Hollywood Video. Under C-P zoning,this type of use is limited to 20 percent of the entire square footage within the development complex. Under this restriction, only 3,100 of the 8,400 square feet of a building currently approved and under construction on Parcel 3 could be used for such a use. Therefore, a change from C-P to C-G will affect the permitted uses for the remaining 5,300 square feet. A written narrative, titled Statement in Support of Application for Quasi- --Judicial Comprehensive Plan Map Amendment and Zone Change, and a trip generation comparison were submitted as part of the initial application. A subsequent traffic analysis was performed by the applicant at the request of staff and Washington County. They are included as part of this staff report. 5. Agency Comments The Tigard Water Department and Tualatin Valley Fire and Rescue District have reviewed the proposal and have no objections. The Engineering Division comments, contained in a memo dated May 25, concern the 3 traffic impacts during off-peak times. In part, the memo states: Although North Dakota Street is designated as a minor collector, it functions in this area more like a major collector, carrying traffic between 121st Avenue and SW Scholls Ferry Road. While not a capacity problem, the volume of traffic has been a concern for several years in the residential neighborhoods to the south of the site. The concerns are related to safety, noise and general quality of life issues as a result of the increased traffic in the residential neighborhood. Traffic islands have helped to reduce speeds but have provided little reduction in traffic volumes. The proposed zone change is not likely to increase the overall traffic volume on North Dakota Street. However, it does have the potential to increase the volume in the evening and weekend periods -- the periods of greatest concern to the residential neighborhoods. The applicant states that the zone change would allow the property to be used as a video store. The peak traffic time for video stores tends to be on evenings and weekends. We are concerned that the proposed zone change will exacerbate existing traffic problems in the residential areas to the south of the site. Therefore, we recommend that the zone change be denied. Washington County reviewed the proposal and initially stated that the traffic information submitted by the applicant is not adequate to fully determine whether the impacts of the proposal are acceptable or unacceptable. Based on the available information, the County recommended the following: Defer any decision until the applicant provides a traffic analysis that addresses impacts of the proposal as contemplated by the Transportation Planning Rule (OAR 660-12-060); or limit the use of the site to not exceed the PM peak trip threshold of the existing • 'worst case' (158 trips)through conditions of the plan amendment; or deny the request. An additional analysis was conducted by the applicant for the Scholls Ferry Road/North Dakota Street intersection. Washington County reviewed this analysis and has no objections to the proposed amendment. No other comments were received at the time of this report. B. FINDINGS AND CONCLUSIONS The relevant criteria in this case are Comprehensive Plan policies 1.1 .2(2), 2.1.1, 6.1.1, 5.4, 8.1.1, and 12.2.1 (2); Community Development Code chapters 18.22, 18.32 and 18.62; and Oregon Administrative Rules, Chapter 660, Division 12. 1. Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the city council must find: a change is consistent with applicable plan policies; and a change of physical circumstances has occurred since the original 4 • designation, or a mistake was made in the original land use designation. The applicant's statement in support of this proposal asserts that circumstances have changed in the neighborhood or community since the entire site (previous WCTM 1S1 36AD, lot 2400) was annexed to the city and zoned C-P in 1979. The applicant contends that a substantial amount of new office space has been developed since 1979. In particular, the properties zoned I-P (Industrial Park) along SW Nimbus Avenue to the east have been developed principally as an office park and not as industrial space. This hundreds of thousands of square feet of flex-space development does not appear to have been envisioned, given the I-P zoning of this area. This situation has caused, in turn, an excess of potential office space in the area. Evidence of this surplus, the statement claims, is the vacant second floor of the medical office building across SW North Dakota Street from the site. In addition, the applicant has not been able to find any tenants to lease the office-type space in the Parcel 3 building. This assertion, however, does not meet the requirement that a change in physical circumstances occurred or that a mistake was made concerning the affected property. It is an argument based upon the current market for commercial office space. The comprehensive plan does not contain policies or criteria for designating land uses based upon such market forces. Therefore, this criterion is not met. Even if marketability of office space could be construed as a criterion, the applicant's argument that an excess of office space has developed that was not envisioned by the comprehensive plan and affects his property is not supported by the evidence. The I-P zoning district in the Nimbus Avenue area, which has been in place since adoption of the comprehensive plan, allows for light manufacturing, office and complementary related commercial uses. The increase in office space 'development' has been due to build out of a zoning district that contemplated these uses. In fact, the plan and zone designations in this area seem to have done a good job in anticipating the future mix of commercial uses. Currently, it appears that the market for office tenants is strong. Staff surveys conducted in May along the SW Scholls Ferry Road corridor from Nimbus Avenue to SW North Dakota Street have yielded the following findings. • Scholls Business Center, SW Scholls Ferry/SW Nimbus (Tigard I-P zone): According to the lease office, the market for office tenants is very strong with high lease rates; in fact, this type of tenant is being targeted by the office to fill the remaining vacancies; out of 313,379 square feet of leasable area, 18,803 are vacant (6% vacancy). 5 • • • Nimbus Center, SW Scholls Ferry/SW Nimbus (Tigard C-G zone): out of 26,281 square feet of leasable area, 4338 are vacant (17% vacancy). • Greenway Town Center,SW Scholls Ferry Road/SW 122nd (Tigard C-G zone): out of approximately 123,000 square feet of leasable area, approximately 5,000 are vacant (4% vacancy). • Parkside Plaza,SW Scholls Ferry Road near Conestoga (Beaverton CS zone, Community Service): out of 26,581 square feet of leasable area, 5,335 are vacant (20% vacancy). • Pacific Place Center, SW Scholls Ferry/Nimbus in Beaverton (Beaverton CI zone, Campus Industrial): out of 29,510 square feet of leasable area, approximately 2,360 are vacant (8% vacancy). • Nimbus Corporation Center,SW Scholls Ferry/Nimbus in (Beaverton CI zone): out of 692,961 square feet of leasable area, 27,718 are vacant (4% vacancy). As these data show, the vacancy rate for commercial office space and general retail space along SW Scholls Ferry Road west of Highway 217 is comparable. The overall vacancy rate for commercial uses in the corridor is 5% with a comparable split between land use zones that are primarily intended for retail (8%) and those for office/industrial (5%). There is no evidence of an oversupply of leasable office space. In fact, the vacancy rate at commercial centers zoned primarily for retail is 3% higher than the rate for centers zoned primarily for office uses. In addition, three lease/property managers representing commercial interests along SW Scholls Ferry Road stated that office space is currently a very desirable commodity. As for the vacancies in the St. Vincent's Medical Clinic building across SW North Dakota Street from the site, the entire space is being held for additional physicians' offices. The lease manager stated that the vacant-office space being held could have been leased several times over given the number of inquiries received by her. 2. Policy 2.1.1 states that the city shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The policy is satisfied because the surrounding property owners were given notice of public hearings related to the proposal and given the opportunity to comment on the proposal. The notice for the planning commission and city council hearings were sent to surrounding property owners within 250 feet of the affected property, posted at Tigard City Hall and advertised in 6 • a local newspaper. In addition, the applicant provided notice of and conducted a meeting on March 24, 1995, for interested property owners within a 250-foot radius of the affected property. 3. Policy 5.4 states that the city shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. The parcel proposed for redesignation to commercial use is currently zoned C-P, a commercial designation. This policy is satisfied, therefore, because there will be no encroachment of new commercial development into residential areas. 4. Policy 8.1.1 states that the city shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The traffic analysis performed for the site development review, subsequently approved in August of 1994, concluded that the development project could be accommodated by the existing road system. The analysis estimated there would be 87 PM peak hour trips (38 • enter, 49 exit) generated by Parcel 3 uses. The applicant addressed potential traffic impacts from the current proposal using another trip generation analysis. Trip generation rates were compared for several different mix of use scenarios for the 8,400 square foot building under construction. Given the existing site plan and parking limitations, staff from the city and Washington County arrived at a 'worst case' scenario based on store tenants, which includes the applicant's preferred video store. The applicant conducted a trip generation comparison between this scenario and a proposed scenario under the current C=P which indicated that the current zoning would generate more trips. It is noted, however, that both of these scenarios generate significantly more PM peak hour trips than the analysis performed by the applicant indicated for Parcel 3 during the site development review in August of 1994 (286 for C-P and 248 for C-G vs. the 87 indicated in 1994). An intersection analysis was conducted by the applicant based on the two reasonable 'worst case' uses under the C-P and C-G zoning. The analysis found that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years. This situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. Level of service F will occur by the year 2005 under both zoning scenarios (see Exhibit D). Washington County reviewed the analysis and finds that the proposed amendment will not have a significant effect on the planned County transportation system. • • • 5. Policy 12.2.1(2) provides the locational criteria for designating land as general commercial on the plan map. The locational criteria can be construed in a flexible manner in the interest of accommodating proposals which are found to be in the public interest and capable of integration into the community. The burden of proving conformance with the criteria varies with the degree of change and impact on the community. The applicable locational criteria with findings are as follows: a. The commercial area is not surrounded by residential districts on more than two sides. The properties immediately to the north and west of the site are Parcels 1 and 2 of MLP 94-0013, which are zoned C-P. Beyond these single parcels are residential neighborhoods. Across SW Scholls Ferry Road to the north is a Beaverton subdivision; and to the west is the Summerlake subdivision in Tigard, zoned R- 7(PD). The same residential subdivision lies to the south, however,the parcel adjoining the site is currently occupied by Kindercare day care center. Across SW North Dakota Street to the east is a • commercial area with C-N and C-G zoning districts. This criterion is met because a residential district is immediately adjacent on only one side of the proposed site. b. The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. The applicant's traffic analysis concludes that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years The report states that this situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. Washington County reviewed this analysis and concluded that the proposal will not make the planned transportation system any worse than it would be without the plan- - amendment/zone change. The Engineering Division is concerned that the proposal will have adverse effects on the residential neighborhood to the south. The division states that the increased volume of traffic will exacerbate existing traffic problems in the neighborhood. The particular concerns are related to safety, noise and the general quality of life. The use of the site as a video store especially, the division believes, will add traffic during evenings and weekends, historically the times of greatest concern to area residents. For this reason, the division 8 • • recommends denial of the proposed amendment and zone change. c. The site shall have direct access from a major collector or arterial street. Access to the site is via SW North Dakota Street, a minor collector. This was determined by the city's approval of the site development plan (SDR 94-0014) in August of 1994 because direct access to SW Scholls Ferry Road, an arterial street, was prohibited by Washington County. Because direct access to SW Scholls Ferry Road is not allowed for this property's development,strict adherence to this criterion is not warranted in this case. d. Public transportation shall be available to the site or general area. Tri-met offers bus service along SW Scholls Ferry Road with stops just west of Old Scholls Ferry Road and just east of Conestoga Drive. Because transit service is available to the site area, this criterion is met. e. The site shall be of a size which can accommodate present and projected uses. A site development plan has already been approved by the city (SDR 94-0014) and construction is currently underway. The site will be able to accommodate approximately 8,400 square feet of office and/or retail uses. Easements exist to allow parking for these uses on Parcels 1 and 2. The applicant prefers to lease the entire space for a video store and states that any other future uses would be limited to those that can be accommodated within the building envelope. f. The site shall have high visibility. The site is located in the - development complex that is oriented towards SW Scholls Ferry Road, giving it high visibility for general commercial use. g. The scale of the project shall be compatible with the surrounding uses. The approved development on this site consists of a single-story structure of approximately 8,400 square feet. The proposal does not involve any change to this scale of the project. The relatively small scale of the project is compatible with the surrounding uses of commercial and medium density residential. h. The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. The approved development plan orients the building toward SW Scholls Ferry Road on the north. To the east across North Dakota Street is commercially-zoned which includes a medical office center. To the south is the Kindercare day care center, a conditional use in an R-7 9 • • (PD) zone. There will be no windows or public access facing south towards this residentially-zoned area. To the east is the new veterinary clinic building and a 20-foot buffer between the building and the residential neighborhood. With the foregoing configurations and characteristics, this criterion is met. It shall be possible to incorporate the unique site features into the site design and development plan. The development plan has already been approved for the site and construction is currently underway. The site contained no unique features prior to site development. j. The associated lights, noise and activities shall not interfere with adioininq non-residential uses. The adjoining uses to the north and west of the site are part of the same development complex and therefore will be integrated with whatever use is chosen for the affected property. The development as approved will not create noise and lighting impacts to the medical office building across SW North Dakota Street or the Kindercare center to the south. The building orientation will be to the north facing away from the day care center.. 6. Section 18.32 of the Community Development Code sets forth the procedural requirements for review of quasi-judicial plan amendments. The application has been processed in accordance with code sections • 18.32.020, 18.32.050 and 18.32.060; hearings have been conducted by the planning commission and city council according to 18.32.090(D); and the requirements for notification of the hearings have been met according to 18.32.130 and 18.32.140. 7. Section 18.22 of the Community Development Code sets forth standards and procedures for quasi-judicial amendments to the plan and zoning district map as follows: A. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. The applicable comprehensive plan policies and map designation; and the change will not adversely affect the health, safety and welfare of the community. The applicable plan policies related to the proposal are reviewed above under section B (Findings and Conclusions). 2. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgement of the comprehensive 10 • • • plan and ordinances. The Tigard Comprehensive Plan has been acknowledged,therefore specific review of each statewide planning goal is not applicable. Notice of filing this proposed amendment has been provided to the Department of Land Conservation and Development for comment at least 45 days prior to the final decision date. 3. The applicable standards of any provision of this code or other applicable implementing ordinance. Code section 18.62 (General Commercial District) contains the standards for the C-G zone. The approved development under the C-P zone meets the standards under the section for the C-G zone: The average lot width exceeds 50 feet; all setback requirements are met by the approved site plan; maximum building coverage (85%) and minimum landscaping requirements (15%) are met by the site plan; and other requirements such as landscaping and screening and off-street parking and loading are identical for both zones. If this proposal is approved and the applicant wishes to alter the site development plan, the current planning division would need to review and approve the changes. 4. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subiect of the development application. See above under B.1. 9. Conclusion In conclusion, staff finds that all applicable approval-criteria to support a comprehensive plan amendment and zone change have not been met. The statement submitted by the applicant regarding comprehensive plan policy 1.1.2 (Implementation Strategy 2), requiring that the city find that a change of physical circumstances has occurred or a mistake was made in the original designation, is not a valid argument. It does not address a physical change of circumstances, but is rather based on the market demand for commercial retail and office land uses. Staff cannot, therefore, make findings to support the proposed amendment and zone change. C. DECISION The city councils denies the requested comprehensive plan amendment CPA 95-0002 and zone change ZON 95-0003 based upon the foregoing findings and conclusions. 11 • EXHIBIT B 1 : VW CONESTOGA O IC 11 - --- ^ . • irr r 4wils--, bag... ' „ Al - # %A. -willow.,CHERONZ LN �' - ,,, M 111 — Q . 11"11.HAYSTACK DR . ■ W-' W � � ICf '� ,�• z-� DALE OWA � • gam! COMBINE Si- Au , �_ //Ay �N ELANO //�■ ■ .�^ Q � 11110012,%•IIIIII mil 0°' ,IN . ■ I I I Pa IW sw_ =Mc.=01, zi . a. 4 tA00.-s Ogre" mm `- I I c sc. 411 ■ Swain . cc OW 7,,.■ w iii SITE Q �/I�j w% ■, o llt •f'.- Pm: 11,■, ,F, .t, 1 ii HAWK'S BEARD ST e .f'3\, I 1 1 11" 44,* Alls. 1 I 1 I I it ct r ! z _______ _ wri, WAY 11II I 0 i ■_ �,� •► T .. ��� G4116.o DAKOTA gn I \ I I I I , ___.__. --il VICINITY EXHIBIT MAP CHANGE EFROM ?ETONGG PLAN PROPOSED ZONE CHANGE I � CHANGE FROM C-? TO C-G T NC T4 TIGARO CITY LIMITS Scat• i^:aoo' FEET 0 400 800 1 e.asoATTIGCOVMELSOVICRATCPA.owa 4/24/93 - SITE PLAN EXHIBIT C COMPREHENSIVE•PLAN a ZONE CHANGE • • "''"'"'"" FROM C-P TO C-G Z s Q G Q. 9 r ..\ t ;_4p'.Sl 1 % -,A ,fi,NFrr.O #/F JST'C (A.:51=401;0. l, -6-,6�� ' _ rf ;WHAT.fL9C[d 'i 7e?4 r' q ' S ________ ___:___,,61,02 ROAD f a- '6D -6J .4z,d - .6C C p ! CRS j7 '4559 ti--ri-.17,62 - 11 mom; =V7�'aT0��ii Zo s Gail Iii- •••••••••"' ++ S -1;-1 VT8 f 1 r, , , - ; ;V Da'S[C?cE:se.,-e<'✓T! S44•?457 ' �.� R_?:GB+'l'©GlifX ` 143 --- E 1 r. � :2C6t?C3 :CO'�idT. j NN ,i � `�� b , � � :(dN I � / 1 c. h { / _, . r \ i h . `. . �• 31055 S.P.� 4.5T----�, . R 't Xro22. i s :r% ri'/f'..a� Z - - Nd9'9.Y/Tt . {gyp - - `-. vk3 T O 2 F h : : .9223SF. .��•, 1:' r6 ,y,F: " .t 1 ,. _. , ,COc, ICrJ • Tv ` t •.- I , — sa;'4.".'2..y..`4, I_ - I a"!R efiP-457C I \ r ate• ::4)aY:^.i'G° f r • EXHIBIT D MACKENZIE IINEERING INCORPORATED • CIVIL • STRUCTU �+ • SURVEYING • TRANSPORTATION 0690 SW 3ANCRCFT STgEET • PO BOX 59039 PORTLAND. OREGON 9722C1•C039 • :503i 224-9560 • FAX ,5031 229.1285 June 5, 1995 Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Scholls Ferry/North Dakota Traffic Conditions Project Number 294149 Dear Mr. King: Mackenzie Engineering Incorporated has reviewed traffic conditions anticipated at the intersection of Scholls Ferry Road and North Dakota Street with development of the Pacific Crest site at the southwest corner of the intersection. The scenarios reviewed include existing traffic conditions before development of the site and 1995 and 2005 conditions with and without the proposed zone change on Parcel 3 from C-P to C-G. Our previous trip generation comparison indicated that under worst case scenarios, the existing zoning would actually generate more trips than the proposed zoning. Traffic volumes for 1995 were estimated from summer 1994 counts with in-process traffic added for US Bank and Jiffy Lube and traffic generated from the Pacific Crest site. This includes the planned veterinarian office and bank and the"worst case"scenarios for Parcel 3. With existing C-P zoning,Parcel 3 could support a 2,800 s.f convenience market and a 5,300 s.f Motor Vehicles Department office. Under the proposed C-G zone, the DMV office would be replaced by a video store. Washington County staff provided EMMEr2 model runs for 2010 projected traffic volumes and 1985 volumes. The 2010 volume projections for Scholls Ferry are below the PM peak hour traffic counts conducted by MEI staff during the summer of 1994. To estimate the 2005 traffic volumes, the growth rate anticipated between 1985 and 2010 was applied to the 1994 traffic counts. This growth rate was found to be approximately 5% per year. The recent growth rate along Scholls Ferry Road has been 7%. The 5% - rate was used for long term growth since the 7% rate is reflective of high levels of development in recent years and increased traffic due to the improvements completed on Scholls Ferry Road. Intersection capacity calculations were prepared utilizing NCAP software which simulates the 1985 Highway Capacity Manual. The calculation accounts for the existing PM signal timing on Scholls Ferry Road. The table below presents the intersection level of service as well as volume to capacity ratio (V/C) and average delay for the existing and proposed zones in 1995 and 2005. The signal progression system currently operating on Scholls Ferry provides a low average delay for through traffic. Traffic volumes projected for 2005 result in intersection demand significantly over capacity. These results, although shown, are not reliable. Several variables may affect future operation of the intersection including a constant growth rate of 5%, how planned roadway improvements will affect Scholls Ferry traffic, and F:'.W PDATA'95-06941 a9'05L I.SK • • • Scott King Project Number 294149 June 5, 1995 Page 2 what improvements if any may be constructed on Scholls Ferry Road such as a third lane or intersection improvements. Some of the planned improvements which may reduce Scholls Ferry traffic include the Murray Boulevard Extension/Walnut improvements and SW 125th Extension to Hall Boulevard. • Intersection Capacity and Level of Service Scholls Ferry Road at North Dakota Street Scenario V/C Delay LOS* 1995 C-P Zone 0.993 32.2 D 1995 C-G Zone 0.987 30.5 D 2005 C-P Zone 1.63 >60 F 2005 C-G Zone 1.62 >60 F * Level of Service is based upon average delay. The intersection of Scholls Ferry Road at North Dakota Street will experience demand in excess of its capacity within the next few years. The traffic increases will be attributable to development over a large area of Tigard and Beaverton, not one specific project, as ScholIs Ferry is a major arterial roadway. The costs of any improvements which may be constructed on Scholls Ferry Road should be shared with all new development in the area. If you have any additional questions please call me at 224-9560. Sincerely, 4\ 14i �.? #10505 4' Brent Ahrend Analyst Al � BTA.sk O 'j4Y13.A9 yL'D G. ��'�' Enclosures c: Ray Valone, Michael Anderson - City of Tigard Dan Boyden -Pacific Crest Richard Allen-Ball Janik& Novack F:'.W?D A:.a19 5-06\9314910 5 L 1.S K RICHARD ALLAN • DAN BOY. BALL, JANIK, & NOVACK PACIFIC CREST PARTNERS 101 SW MAIN, SUITE 1100 911 OAK STREET PORTLAND, OR 97204 HOOD RIVER, OR 97031 STEVE NEVILLE MARK EDLEN 621 SW MORRISON, #448 3860 SW 75TH PORTLAND, OR 97205 PORTLAND, OR 97225 ED & PAM HALBERG RON HOLBROOK 12630 SW GLACIER LILY CIRCLE 9880 SW 90Th TIGARD. OR 97223 TIGARD, OR 97223 JEFF BENNETT DAN SPRIGGLE 1600 SW CEDAR HILLS BLVD., #100 180 W. FIRST PORTLAND, OR 97225 DUNDEE, OR 97115 • BRENT AHREND DAVE BLOOM MCKENZIE ENGINEERING 12530 SW GLACIER LILY 0690 SW BANCROFT ST TIGARD OR 97223 PORTLAND, OR 97201 MARK PERKINS LESLIE COOPER 6152 SW BONITA RD, NO. A107 12560 SW GLACIER LILY LAKE OSWEGO OR 97035 TIGARD OR 97223 MICHAEL SCHOCK VICKI COWAN 8435 SW HALTER TR 10647 SW 127TH COURT BEAVERTON OR 97008 TIGARD OR 97223 WILLIAM T HEFFERFINGER FRANCE & DAVID PETERS 10662 SW 127TH CT 10648 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223-1964 ANDREW JORDAN 1600 SW CEDAR HILLS BLVD PORTLAND OR 97225 WALLACE HOBSON 610 SW ALDER PORTLAND OR 97205 • 110 CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes June 19, 1995 1. CALL TO ORDER Commissioner Holland, Acting Chairman, called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Commissioners Collson, DeFrang, Griffith, Holland, Saxton, and Scolar Commissioners Absent: President Fyre, Commissioners Moore and Wilson Staff Present: Carol Landsman, Senior Planner; Ray Valone, Associate Planner; Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES Commissioner Collson moved and Commissioner Griffith seconded a motion to approve the May 22, 1995, meeting minutes as submitted. A voice vote was taken and the motion passed. Commissioner Saxton abstained. Commissioner Saxton moved and Commissioner Griffith seconded a motion to approve the June 5, 1995, meeting minutes as submitted. A voice vote was taken and the motion passed. Commissioner Collson abstained. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARING 5.1 \ COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/ZONE CHANGE (ZON) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 1.1 .2, 2.1.1 , 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, 18.32, and 18.62. Zone: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. PLANNING COMMISSION MEETING MINUTES -June 19. 1995 - Page 1 • • STAFF REPORT s' Associate Planner Ray Valone presented the staff report,explaining that this was a proposal to amend the comprehensive map and rezone .39 acres from professional commercial to general commercial. He said that the original 1.24 acre parcel was annexed into the city in 1979 and was zoned C-P. Valone stated that the applicant received approval for a minor land partition and site development review. The minor land partition divided the original parcel into 3 parcels. Valone stated that the current application is for parcel 3 only; parcels 1 and 2 will remain C-P. Ray Valone reported that Tualatin Valley Fire District did not have any objections to the proposal, but that the Engineering Department was concerned about possible traffic problems for the neighborhood and had recommended denial. He then said that Washington County reviewed the proposal, due to its jurisdiction over Scholls Ferry Road, and did not believe that there would be a significant effect on the transportation system. Valone said that staff finds that this proposal does not meet all applicable comprehensive plan and development code criteria. He noted that a quasi-judicial change to the comp plan map requires the city to find that a change of physical circumstances has occurred or that a mistake was made in the original land use designation. He stated that the applicant's argument is based upon the current availability and the market for commercial office space along the Scholls Ferry corridor. Valone explained that the comprehensive plan does not contain policies or criteria for designating land use based on market forces. In conclusion, Valone said that staff recommends that the planning commission forward a recommendation of denial to the city council. APPLICANT'S PRESENTATION • Richard Allan from Ball, Janik, and Novack, 101 SW Main., Suite 1100, Portland, OR 97204, spoke on behalf of the applicant. He stated that this site is relatively small and the development options are limited. He noted that under the current CP zoning, a development can have up to 20% of the square footage developed for certain types of retail uses, which in this case would be about 3100 square feet. He referred to a 1986 application for property immediately east on SW North Dakota that was rezoned from C-P to C-G, C-P, and neighborhood commercial. He stated that the rational at that time was that the city had a severe shortage of general commercial zoning. Allan went on to say that a lot of land originally zoned for planned industrial was eventually developed as office space, which is a permitted use under PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 2 • industrial zoning. He said that the city's comprehensive plan inventory shows that buildable general commercial land decreased from 140.1 acres in 1981 to 58.6 acres in 1989. During the same time, the C-P zoned land decreased from 108 acres to 86 acres. He quoted the report as saying that the lack or diminishing supply of land available for general commercial and industrial development is one of the core problems facing city economic development. Allan said that the city's buildable lands inventory counted all I-P zoned land as industrial; it did not count any of it in the commercial category. He stated that what has happened is that, in some areas, I-P zoned land has developed as offices and commercial. It developed contrary to the way the city planned in the comprehensive plan. Allan said that his could be considered a physical change in circumstances or a mistake. Allan asserted that this particular site is too small and too far away from the freeway to develop as offices. He went on to say that the site is ideal for , commercial use due to its orientation to Scholls Ferry Road; it has good transit access and is at a signalized intersection. He said that a video store would be compatible to the existing development on the site and to the residential neighborhood. • Dan Boyden, Pacific Crest Partners, 911 Oak Street, Hood River, OR 97031, the property owner, explained that the original site was reduced in size due to widening of Scholls Ferry Road and 20' buffering requirements along the west and south. He said that he had letters of intent for retail use but none for office use. He went on to say that Hollywood Video would take the whole space if the zone was changed. He reported that this would be a more neighborhood appropriate use than a fast food restaurant and a printing business. He stated the neighbors were in favor of the video store. • Steve Neville, 621 SW Morrison, #448,-Portland, OR 97205, a retail broker, spoke about the retail market. He reported that there is a strong demand for retail space in the Portland Metropolitan area. He stated that the vacancy rate for retail space along this corridor is 5.3 per cent. Neville maintained that retail traffic needs to be near traffic lights, not in neighborhood streets. He said that since there is a traffic light already at the intersection of Scholls Ferry Rd. and North Dakota St., this would be a good location for retail customers. • Mark Edlen, 3860 SW 75th, Portland, OR 97225, from Cushman and Wakefield, stated that he thinks there has been a significant change in the PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 3 • community, especially in population and what office development has done to the area, in terms of traffic. He said that office tenants want to be near freeway exchanges. He went on to report that, as major users have moved to the suburbs and taken the best locations, the smaller office spaces have become less tenable. He stated that there is an abundance of small office space available; space with less than 5,000 square feet. He provided the commissioners with a list of office space availabilities in the area, Exhibit 'A'. He concluded by saying that the chance of leasing this particular parcel for office space is low. PUBLIC TESTIMONY - IN FAVOR • Ed and Pam Halberg, 12630 SW Glacier Lily Circle, Tigard, OR 97223, co- presidents of the Summerlake Home Owner's Association, reported that they polled the homeowners in the area about their preference of tenants for this location. The results of the poll indicated that all were in favor of a video store. They believe that a video store would enhance the neighborhood feeling. • Ron Holbrook, 9880 SW 90th, Tigard, OR 97223, stated that he was in favor of a Hollywood Video close to his home as opposed to fast food restaurants. PUBLIC TESTIMONY - IN OPPOSITION • Jeff Bennett, 1600 SW Cedar hills Blvd., #100, Portland, OR 97225, spoke on behalf of Killian Pacific, the owners of the Nimbus Center located on Nimbus and Scholls Ferry Road. He stated that population growth should not be viewed as a change in circumstances, that this would have been considered in the comprehensive plan. He also noted that a goal of the comp plan is to avoid spot zoning. He also emphasized that if the zone change was approved, other retail use in addition to video stores would be allowed on this parcel. • Dan Spriggel, 180 W. 1st, Dundee, OR 97115, stated that he was against the proposal. He provided the commissioners with information that illustrated how much traffic a video store would generate, Exhibit 'B'. APPLICANT'S REBUTTAL • Richard Allan addressed some of the issues raised by the opponents. He stated that the applicant is only rezoning a portion of the site and the majority of the site would remain professional commercial, with deed restrictions. PLANNING COMMISSION MEETING MINUTES - June 19. 1995 - Page 4 , • • • Brent Ahrend from McKenzie Engineering,0690 SW Bancroft Street, Portland, OR 97201, explained how trip rates were calculated in the traffic report. He • stated that traffic counts are based on square footage of the store and that if this video store is a 'Million Dollar', the traffic counts would be about twice the numbers projected by Mr. Spriggel. PUBLIC HEARING CLOSED In response to a question from Commissioner DeFrang, Carol Landsman stated that when the neighborhood commercial area was developed,the planning commission decided not to designate specific locations, but to allow them. To insure that they did not happen in too many places and that they could service neighborhoods, there was a distance requirement that they be spaced half a mile apart. After further discussion,Commissioner Saxton moved to recommend denial of CPA 95-0002/ZON 95-0003. Commissioner Collson seconded the motion. A voice vote was taken and the motion passed by a vote of 3 to 2. Commissioners Saxton, Collson, and Scolar voted for the motion; Commissioners DeFrang and Griffith voted against the motion; Commissioner Holland abstained. Carol Landsman suggested that the commissioners may want to direct staff to look at ways to combine commercial next to residential, to look at ways to insure that neighborhoods would not be hurt, and what the best kinds of development might be. Commissioner Holland said that he did not think that a commercial professional user should be allowed in a neighborhood commercial zone. He stated that when that happened, the zone should be changed to C-P,so that someone else within a half mile could have the option of using the neighborhood commercial zone. Holland then stated that he would like to have the planning commission look at the neighborhood commercial zoning and possibly make changes in the comprehensive plan. Commissioner Saxton said that when this goes to city council, he would like the message to be that the planning commission is discomforted about opening up this parcel to all types of uses, that there is a problem with the limitation of the neighborhood commercial zone, and that there is a concern with the outright uses allowed under the existing zone next to a neighborhood. He thought that in a commercial professional zone, any other use should be conditional. • 6. OTHER BUSINESS Carol Landsman reported that she received one comment on the 2040 letter. The commissioners directed her to forward the letter on to city council. PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 5 Commissioner Scolar volunteered to be on the Historic Sites and Districts Committee. Commissioner DeFrang stated that she went to the city council meeting and gave them the history on Terrace Trails. She reported that the council added $5,000 for development of access strips to the trail. 7. ADJOURNMENT The meeting adjourned at 9:32 p.m. Jerree, aynor, P •nriing ommission Secretary ATTE T: C :„marwrvderi- - -, _ - President Milton Fire PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 6 • • CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes June 5, 1995 1. CALL TO ORDER President Fyre called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Fyre; Commissioners DeFrang, Griffith, Holland, Moore, Saxton, and Scolar. Commissioners Absent: Commissioners Collson and Wilson. Staff Present: Dick Bewersdorff, Senior Planner; Mark Roberts, Assistant Planner, Ray Valone, Associate Planner, Randy Wooley, City Engineer; Michael Anderson, Development Services Manager, Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES There were no minutes to approve. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT(CPA)95-0002/ZONE CHANGE(ZON) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22. and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. The commission granted a continuance for this agenda item until the June 19, 1995, meeting. 5.2 SITE DEVELOPMENT REVIEW (SDR) 95-0005/PLANNED DEVELOPMENT REVIEW (PDR) 95-0002 TIGARD PROMENADE A request for Planned Development and Site Development Review Request to develop a retail shopping center with seven pads. The applicant proposes to develop a total of 109,916 square feet. PLANNING COMMISSION MEETING MINUTES -June 5. 1995 - Page 1 EXHIBIT D 01 40. _ MACKENZIE ENGINEERING INCORPORATED • CNIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S'.V SANCPCF-STREET • PO 30X.39039 PCRTL.aNC. CREGCN 477.C1•0C39 • ,5031 221-g560 • =AX ,503■ .:23-1735 June 5, 1995 Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Scholls Ferry/North Dakota Traffic Conditions Project Number 294149 Dear Mr. King: Mackenzie.Engineering Incorporated has reviewed traffic conditions anticipated at the intersection of Scholls Ferry Road and North Dakota Street with development of the Pacific Crest site at the southwest corner of the intersection. The scenarios reviewed include existing traffic conditions before development of the site and 1995 and 2005 conditions with and without the proposed zone change on Parcel 3 from C-P to C-G. Our previous trip generation comparison indicated that under worst case scenarios, the existing zoning would actually generate more trips than the proposed zoning. Traffic volumes for 1995 were estimated from summer 1994 counts with in-process traffic added for US Bank and Jiffy Lube and traffic generated from the Pacific Crest site. This includes the planned veterinarian office and bank and the"worst case" scenarios for Parcel 3. With existing C-P zoning,Parcel 3 could support a 2,800 s.f convenience market and a 5,300 s.f Motor Vehicles Department office. Under - - the proposed C-G zone, the DMV office would be replaced by a video store. Washington County staff provided EMME/2 model runs for 2010 projected traffic volumes and 1985 volumes. The 2010 volume projections for Scholls Ferry are below the PM peak hour traffic counts conducted by MEI staff during the summer of 1994. To estimate the 2005 traffic volumes, the growth rate anticipated between 1985 and 2010 was applied to the 1994 traffic counts. This growth rate was found to be approximately 5%per year. The recent growth rate along Scholls Ferry Road has been 7%. The 5% rate was used for long term growth since the 7% rate is reflective of high levels of development in recent years and increased traffic due to the improvements completed on Scholls Ferry Road. Intersection capacity calculations were prepared'utilizing NCAP software which simulates the 1985 Highway Capacity Manual. The calculation accounts for the existing PM signal timing on Scholls Ferry Road. The table below presents the intersection level of service as well as volume to capacity ratio (V/C) and average delay for the existing and proposed zones in 1995 and 2005. The signal progression system currently operating on Scholls Ferry provides a low average delay for through traffic. Traffic volumes projected for 2005 result in intersection demand significantly over capacity. These results, although shown, are not reliable. Several variables may affect future operation of the intersection including a constant growth rate of 5%, how planned roadway improvements will affect Scholls Ferry traffic, and • F:\W PDATA\95-06,94149ti05L1.SK • f--. - - -- ---- - -- - -- -- - - - - • Scott King Project Number 294149 June 5, 1995 Page 2 what improvements if any may be constructed on Scholls Ferry Road such as a third lane or intersection improvements. Some of the planned improvements which may reduce Scholls Ferry traffic include the Murray Boulevard Extension/Walnut improvements and SW 125th Extension to Hall Boulevard. Intersection Capacity and Level of Service Scholls Ferry Road at North Dakota Street • Scenario V/C - Delay LOS* 1995 C-P Zone 0.993 32.2 D 1995 C-G Zone 0.987 30.5 D 2005 C-P Zone 1.63 >60 F 2005 C-G Zone 1.62 >60 F • Level of Service is based upon average delay. The intersection of Scholls Ferry Road at North Dakota Street will experience demand in excess of its capacity within the next few years. The traffic increases will be attributable to development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. The costs of any improvements which may be constructed on Scholls Ferry Road should be shared with all new development in the area. If you have any additional questions please call me at 224-9560. Sincerely, Brent Ahrend 1410505 9 Traffic Analyst / ' r � A, BTA.sk 4 ��=r 1s.X91 Enclosures D G. c: Ray Valone, Michael Anderson - City of Tigard Dan Boyden -Pacific Crest Richard Allen- Ball Janik & Novack F:'.W?DAT.a'95-0694149105L1.SK • , . . , ' ' -- •' 7•-••■•--.:, •-; :.,.:".....,...; :."':-;-'-',..-1:,.-;;:',,,,....1"71,....".t-it,i.y..A.,S.,.:.'ol..::::::,*,,,;‘• .,.•••-•••--' t,=2:V;:..•,;,-.F..,,.f:':', ....-••• . - "..t.,"..":.L',,,,,,,,, •,-' „ _ .V":"'''''•- •---.4'.=^'itt-1,•-,-,4*irf,-rrt ---1-4•7•1:1. -1-•:----4";•:•• "r a,-.,7,..--.4..t.,m-.,-,---,.,-,4„,,,t-r....--,,..- - • . - .••'•-•74-Ve::•-',":":7.:"..,.-":1'''es'A-,,:--i . • --,r.'-.'?".,_0" , 5.. _;,,,..";*1...2..t-',1.',. ... • s-74 - .:7;A.Z.'..:;-Tr• : '-'' '''''. l''''' --N011 lc: KWITHIORAW ' ,....,..,,,,,,,, -;4-:*A'.00'g•' ..,-,- --A.,..--.«.,4:, ,,,,-,,,,-. 4:--,- . ---,--.:-- ---,--,,t.,:,,1--,-;*--s. 4-t., ., _':„.....f.kv.•_-_,,4:: -:-'-....: :"--- --_--r:4,-,--,-A, • .,'-%,-,•:`,,..7:44-t.s.-...,=-',1,y--:..t---.-:41,-.4-,-,-:*', rA:•.--14.,-;;_is,14,•-:,...X-r7 tt?-•-:".---•:-%';‘,-.-,,,, i'"/,',--ti....tt":4",t14:-.'.:f.-.4=1.,:rrtPr-',"""--,4,-..,•:■-1.-w:.•,,I"',,c,:'....t t i-.;',■',' -,•-•4:,'_...075,-, ' ' :-•4* •-• ".1.-"**-7,7F`1.-''',"7--;:V''''.7,-n-V1-".",,, ',:---.."-:P--,- :".=',,,:':'.?'-'-x-r--..%-':1,-,-.;-;:l.f-rw--::*:-N,4"--,-•-z1.7,--4--,'''.:':''''-ti-"-kriTn"'''".^ -:-"-71;f :',"4"." ."7—'''-" "r t' """*.•."...."- . _ ' _ •, _,,:-.....-,e...--,.-r.'",: -I*: This form • ... ..,;;;.,-,,„..,_ . _&‘„.„...,--,,,,-‘> must be mailed to DLCD as requireit by-..'",,..'i,'!....-->,. ir,"...:‘.•:•:7-T-a- --,,•.-1•7- ------_-_•,..-- . _, -,— . . . ,„ ,. ..-_,--,•-:,,,- ,.•-........--.-:1 --.-..,---,..... •- -,- --- • . .. .. . . .;..ii•-•;....:,-,;,,.7.-- — :•:'•-,- .OAR 660-18-040 '•- -- -,..t•-r•'-'--;::::. ''•:-.,-: • ;' '. .."-. "v-•' -:4-.• '-' ' • • - ' .47. , '-';',..:". -.::'-'".,;' .''•.:.=,,,Fr..,:'-'r.,-...c-.;',..;:7`.-.P:. ''t'' '' ;1-:`•'3..."7.- 1'' *•;'4''•, ' '''''' ' 7.,,‘•'f?.:.:4?-:^ '''-"-!;:TP'---" ''il•=•''''' '' • ^ .. . • • .;.• ..- • •, ..-,•-:•.;_.•.---..-j_.-•_.,,,,-.?-xyz.r.-,•-,,.- ,..,...L•t,-:,,,,:e•-.1,11:_,31:,'•••••-.: .4_ ... ....z..., ..., _:Ups.i.,• ....•....,,,i,,..."-e..,i,;,:i.t:a.:....t•,,: r."t,. ,:ci.71.-.4".4.Z--...:'..71is:- :.i..- . . :" t.%',Tr 4 1.`'?""f7t l'!t".,,-,7:Filifit. -+ .'"--:.q.,41-A..-.,...?-.•-;-&:-.z . --..4---,...:::',-.4.1:,- 1.--o4„:,zreze.:;. .,..„--?:-_,t,Ifle:Ittt,r1F;/.41;;--......:.::---,,,: -,1_ ,==.,,-.4.:=4.--.41F..z..;,.4.a.-., r_-.:,--• -r ... . .4:-.f. .,„.,,,,-..;;;t4 1-:,-,-;!,-,-,ti'li:litk. ,:e-Arl-,.-titl,Varil.-2_,,4AV, .t.4- 4. .-7-kZ44, 7,; -:-- ,i''Wgi,',A-1%*.:;x-t:.--*V.tt,-±-S.::::;Itti4t,riAlf'..,i4W21:-.''-!,-ji-t-1::-32-1,,:,.tki;i41;'.-^ ,--";i-,-.17=ein-.=‘..:-;-„ii:•-','-,..:"--''': :.i-.:-...1.-:-,' '.- t,"-:- ,i-e,f-k:.-----;-t-,1",V:,-4,.i,,:t.'ite--,-..A.i-'"?'"g:';',"i4h... 2S: ,. ,,?--"zA. ,frii'egr.':- . -VZ/.-Zekfc"',-M' , .z.,,,,;:---:- ..,--;',.;,,... -„,,,,,,,.,,_ - r:-.- •-,,-:C• '.-: __,.• ."_ 1"lef.-...4•••••;:_7",*4-,P,e"• '."1 %-, ,."4:4- • .',"',..i,....-,-,t7,,,at.iM^',,, .172',„-W;:7.,,-.64"..,.-I'L•111,-"Z/1--Z.-t"...Yi•••t''-tAt,k't" ',tx.----",--.1., ••,-'!••,•,•--;"-•• • ,- - ::..:re,".•'/.•:'• JUnSCICUOn•74v,.. t-';/4-S-'.I /:•:--4":-4Ak 0 5,.....i:?'!'N .4';,■P-4I,,,,T,c:e,:-.;:..••,....,4 , ..-4,:,,,,-.,:•,,,,,,--..,--,,,,--,z;--;---,---.: -------,, ,.., .,..........„.,. , .,,-,-......-. ,R,frys. 57st4„. .,-. ,,,, ''' , ,--,....-4.,-..---!, ------.„4 ,-:---.5,-,-,--14...----.t--7.-,-..a..-i-..i----r.,-.;:t,i.:.-4. --;_-..if-itre.r.'-.1.-',.-1- -',..-,--'k-A--,-.-t-..,-;,:tt-,:t;:;-7.- --.,';• . ..-', ^1--1 1. ' *tl',Z1.'2:•';.... '''.■''''''''7'- ."•-C''''- ':7■ ""Y472;jf''''',.-`.•aie".'`..•■•-4.114'''' ,,•••'.:-'4/.1":-Q'.."70 ":-1,:, '',.'-'''',.i -•..lt7"....t .-3%-- 1,:-,;‘;';:".'..att'"-'''''?!.P '', =:fit.r•I'' ,P:.-,‘IF---": ?,----," -',:---. Local File#-.:-,..7-71.-,..,,, ,-C.ip,6,71:.-41 7,.7,---0-60 Z. J 7Z.61,,S-:,1.7:q 57.,;;Ii;:c),(.>2)75•:,2:.-;;;T:-!::s.:, -::-,),:.,:* :.',:-F;'::<::::,27-:-,:-v.".-,,..-.: '-"-`4; ,,' . .,,:;:.:''., .7..-.."-,"„. .::. r; . , .. . . . . _ Date Notice of Proposed Amendment was mailed to DLCD . . . .. .. . . . _ . . . . - — Comprehensive Plan Text Amendment -- X Comprehensive Plan Map Amendment . . • . Land Use Regulation Amendment _, - Zoning Map Amendment — . . • -. - New Land Use Regulation _ • . - . • , Summary of Proposed Action eNrite a brief description of the proposed action.) • 2:•.-.., -. ,. • • .. . .. . ,, .. , . A rt-,..A-,-os ."-N4E:coAfitztE4A4s.-,tis p. ,,-....) ni,...) fa..., -to...t.-%.6,R.c..4,L p/LoArss•13...i.k L '7%.. _GC-Jo/2A L . . „... . . LC.1.)%4.4.4;LC401 L"...Ai4e. Cs.1,46•J'6E7 f"261-,Z'-Zu.../:•46,''-'- .,e-o- ••1'''C...-P 'Itz C..-CT Oa ,O.3 4c-4..es 0C LA...A0 • - -- lier 1N.Wke Sc 1/44.T‘4 6./VST. 1.04/Je.A. OF ..C.,Ai scit 0 L.L.S r",-.4.,k.A( 1?...D.3.6 A--3 13 .54-j #4.)oit-IN4 iSA tGar4 • • ' " • • -" "- , . . • • . . . , . - - - . . . • ' . • • -.,. .--.;. - :;,.".:: -'•-•'---..1'4,:..:Sli•:--, '-' : ...: -,-- •-•:: • — •- •-:- "-,--'.• - This Proposal Was: '..'-, -'' ••-• Witnarawn --••• • • , ->C- - Denied " • . __ , _ ..,_ . ..... • • , • . - • • • . ..., , . _ • . .: • Local Contact: c?--A% `14"-04-4=. Phone: 6-\. 3 - G. 3 5 - 4 / -7 / Address: 1.1 2-C CL"-) 14...e.1..L 6/.._.Vve) ' -1-1.6-A fe.41 0/z... di / 223 i . ._....,_ Send this form to: Department of Land Conservation and Development U75 Court Street,N.E. Salem, Oregon 97310-0590 - - . DLCD File# DLCD Field Representative dompootimArittriawn • • • Statement in Support of Application for Quasi-Judicial Comprehensive Plan Map Amendment and Zone Change Applicant/Owner: Pacific Crest Partners Scholls, L.L.C. Representative: Richard H. Allan Ball, Janik & Novack • 101 S.W. Main, Suite 1100 Portland, OR 97204 228-2525 Request: Comprehensive Plan Map amendment from Commercial Professional to General Commercial and Zone Change from C-P to C-G for 16, 813 square foot parcel (Parcel 3 of MLP 94-0013 ) . Location: _ S.W. North Dakota Street, at southwest quadrant of intersection with S.W. Scholls Ferry Road I. Introduction This application is for a quasi-judicial comprehensive plan map amendment from Commercial Professional to General Commercial and zoning map amendment from C-P (Professional Commercial) to C- G (General Commercial) . The subject property is located at the southwest corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The property was the subject of Site Development Review SDR 94-0014 , which approved construction of a 3 , 593 square foot bank and 10, 850 square feet of retail office space; and Minor Land Partition MLP 94-0013 , which approved division of the parcel of approximately 57, 500 square • feet into three parcels. The three parcels will share a common access on S .W. North Dakota Street; there will be no access on S.W. Scholls Ferry Road. The property does not share its street access with any surrounding property. The approved site development plan includes a landscaped parking area, with approximately 60 parking spaces. Parking is shared by all three parcels through cross-easements. Development of the site in accordance with the approved site development plan is currently under way. The surrounding properties are developed with a mix of commercial and residential buildings. The purpose of the requested comprehensive plan map amendment and zone change is to expand the range of permissible uses on one of the three parcels. Pursuant to TCDC section 18 . 64 . 030 (A) (2) (m) , the C-P zone limits the following uses, separately or in combination, to a maximum of 20 percent of the entire square footage within the development complex: (1) convenience sales and personal services; (2) eating and drinking establishments ; and (3 ) general retail sales. The applicant proposes rezoning Parcel 3 of MLP 94-0013 ( 16 , 818 square feet) from C-P to C-G. Parcels 1 and 2 would remain zoned C-P, and . 4 would remain subject to a deed restriction that prohibits using those two parcels for any use listed in TCDC section 18 . 64 . 030 (A) (2) (m) . Under the current zoning, about 3100 square feet of the building located on Parcel 3 could be used for any use listed in TCDC section 18 . 64 . 030 (A) (2) (m) . Therefore, a change from C-P to C-G for the Parcel 3 development will only affect the permitted uses for the remaining 5, 000 square feet of developed space on that parcel. The applicant has no plans to expand or otherwise alter the approved development on the property. The applicant intends to lease the Parcel 3 space to a family-oriented video store, Hollywood Video. The applicant would be willing to rezone Parcel 3 to C-N (Neighborhood Commercial) rather than C-G (General Commercial) ; the C-N zone is more restrictive than the C-G zone but would still allow the applicant's proposed use. However, the locational criteria for Neighborhood Commercial zoning, as set forth under Plan Policy 12 . 2 . 1, limit such development to "one quadrant of a street intersection or where there is no street intersection, to one side of the street. " The lot at the southeast corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota is already zoned C-N, as a result of the City Council's action in CPA 10-86/ZC 18-86 . That property has been developed with a 2-story medical clinic, which would have been allowed under the prior C-P zoning of that property. Nonetheless, the existence of the C-N zoning at the southeast corner of the intersection appears to bar C-N zoning as possibility for Parcel 3 . II . Approval Standards Section 18 . 22 . 040 of the Tigard Community Development Code sets the standards for quasi-judicial map amendments. The standards which must be addressed are: A. The applicable comprehensive plan policies and map designation and; the chanae will not adversely affect the health, safety and welfare of the community. (1) Applicable comprehensive plan policies and map designation Plan Policy 1. 1. 2, Implementation Measure 2, requires that in order to approve a quasi-judicial amendment to the Plan, the City must find that the change is consistent with applicable plan policies, that a change of physical circumstances has occurred since the original designation, or their is evidence of a change in the neighborhood or community which affects the subject parcels. Alternatively, the City must find that a mistake was made in the original designation. 2 0048925.01 • ` - Response: The property was zoned C-P in 1979, as a result of a zone change from Washington County R 5-1. At the same time, a Conditional Use was approved to allow a veterinary clinic on the property (CU 7-79/SDR 21-79) . It appears, therefore, that the current C-P zoning of Parcels 1, 2 and 3 may originally have been intended to accommodate the veterinary office that will now be located on Lot 2, which will continue to be zoned C-P. An application to rezone the entire site to C-G was filed in 1990 (CPA 90-003/ZC 90-0001) ; the purpose was to site a British Petroleum gas station on the property. The application was withdrawn when the applicant was denied a driveway on S.W. Scholls Ferry Road by ODOT. The property to the east across S.W. Scholls Ferry Road was rezoned from C-P to .a mixture of C-P, C-N and C-G in 1986 (CPA 10-86/ZC 18-86) after the City Council previously denied a request to rezone the entire property from C-P to C-G in 1985 (CPA 3-85/ZC 3-85) . The applicant for the 1986 zone change submitted an analysis by Hobson & Associates, an economic consulting firm, indicating a substantial oversupply of office _ space in the area, and a need for additional commercial/retail development. Even if zoning the entire site (Parcels 1, 2 and 3) C-P was correct in 1979, circumstances have changed. Since that time, a substantial amount of new office space has been developed. In particular, the property zoned I-P (Industrial Park) along S .W. Nimbus has been developed not as industrial space but principally as an office park. In other words, this constitutes hundreds of thousands of square feet of flex-space development, with superior freeway access, that does not appear to have been envisioned, given the I-P zoning of the property. The existence of excess office space is evidenced by the fact that the second floor of the St. Vincents Medical Clinic, located on the C-N property across S.W. North Dakota, has been vacant since the building was constructed approximately four years ago. In addition, the applicant has talked with numerous potential office tenants over the last 12 months and has not found any who will lease space in the Parcel 3 building. The applicant proposes retaining the C-P zone on Parcels 1 and 2 . These parcels will accommodate a Key Bank branch and a veterinary office (apparently the use that originally led to the C-P zoning) . However, given the high visibility of the site, the proximity to residential development that creates a demand for retail-type uses, and the development of a large volume of competitive office space since 1979 , a rezoning of Parcel 3 for general commercial use is justified. Plan Policy 2 . 1. 1 states that the City shall maintain an ongoing citizen involvement program and shall assure that 3 0048925.01 411 411 citizens will be provided an opportunity to be involved in all phases of the planning process. Response: The applicant provided notice and conducted a meeting for interested property owners within a 250-foot radius of the affected property. The meeting was held on March 24 , 1995. The CIT representative for this area was also notified of the neighborhood meeting. Notice will be provided of the Planning Commission and City Council Public Hearings for this proposal. Plan Policy 5 . 1.4 states that the City shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial uses. Response: This policy is satisfied because the subject property is presently zoned for commercial rather than residential use. Plan Policy 8.1. 1 states that the City shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. Response: This policy is satisfied because the subject property is located at the intersection of, S.W. Scholls Ferry Road (State Highway 210) , which is designated an Arterial Street on the city of Tigard Comprehensive Transportation Plan Map. Plan Policy 12 .2 . 1 provides the description and locational criteria for commercial zones. The Comprehensive Plan contains the following description of the General Commercial zone: "General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. " Response: The proposed use on Parcel 3 is a video store, which is a retail use allowed under the C-G zone. The Comprehensive Plan establishes the following locational criteria for the General Commercial zone: Spacing and location: The commercial area is not surrounded by residential districts on more than two sides. 4 O4is925.O1 Response: The property abutting Parcel 3 on the south is zoned R-7 (Residential, 7 units per acre) . However, that property is currently occupied by the Kindercare daycare center, which operates under a conditional use permit. Properties to the east, across S.W. North Dakota Street, are zoned C-P (Professional Commercial) , C-N (Neighborhood Commercial) . To the north and west are Parcels 1 and 2 of MLP 94-0013 , which will remain within the C-P zone. Even considering Parcels 1, 2 and 3 as a whole, the site abuts residential zones on only two sides. Access: The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. Response: The proposed change will not alter the approved site , development plan, which is currently under development. A traffic study was submitted to the City in conjunction with Site Development Review SDR 94-0014 . That study recommended that the. northbound left turn lane should be extended south to reduce interference with other northbound traffic, and that on-street parking be prohibited. The City agreed with those conclusions. The applicant is providing a half-street improvement and the restriping of the northbound left turn lane on S.W. North Dakota as a condition of approval of SDR 94-0014 . The proposed zone change will expand the range of permitted commercial uses for only about 5, 000 square feet of developed space. The driveway into the site has been designed to allow cars exiting the site to turn right (southbound on S.W. North Dakota Street) while other cars are waiting to turn left to cross or turn onto S.W. Scholls Ferry Road. To the extent that northbound traffic at the intersection queues up past the driveway, additional stacking is provided onsite without interfering with cars exiting the site southbound. Access: The site shall have direct access from a major collector or arterial street. Response: The site is located at the intersection of S .W. Scholls Ferry Road, an arterial, and S .W. North Dakota Street, a minor collector. Access: Public transportation shall be available to the site or general area. Response: Tri-Met bus service is available on S .W. Scholls Ferry Road; a bus stop is located on the sidewalk adjacent to Parcel 1 . • 0 5 0048925.01 Site Characteristics: The site shall be of a size which can accommodate present and projected uses. Response: A site development plan has already been approved and the construction is currently underway. The proposed use, a video store, can be accommodated within the approximately 8 , 000 square feet of developed space on Parcel 3 . Easements exist to allow parking on Parcels 1 and 2 . Any other future uses would be limited to those that can be accommodated within the space as developed. Thus, the site clearly can accommodate present and projected uses. Site Characteristics: The site shall have high visibility. Response: The site is located at the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The approved site plan orients all development on the site toward S.W. Scholls Ferry Road, giving it ideal visibility for general commercial development. Impact Assessment: The scale of the project shall be compatible with the surrounding uses. Response: This application does not involve any change to the scale of the project, which is already approved for development. In addition, the site size and the zoning constraints (maximum lot coverage, minimum landscaping, and parking) , restrict the potential for additional development on the property. The approved development on Parcel 3 consists of a single-story structure of approximately 8 , 000 square feet. The development is compatible with -- and integral to -- the development on Parcels 1 an 2 . The relatively small scale of the development also is compatible with nearby residential development. Impact Assessment: The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. Response: As discussed above, the existing development is oriented toward the intersection of S.W. Scholls Ferry Road and S .W. North Dakota Street. There will be no windows facing the residentially zoned property south of Parcel 3 . Moreover, the property south of Parcel 3 -- although residentially zoned -- is occupied by a daycare center operating under a conditional use permit. Impact Assessment: It shall be possible to incorporate the unique site features into the site design and development plan. 6 W4925.01 ` • - . Response: Applicant is not aware of any unique site features. Moreover, the site is already approved for development. • Impact Assessment: The associated lights, noise and activities shall not interfere with adjoining non- residential uses. Response: A Kindercare daycare center is located on residentially zoned property to the south of Parcel 3 . The building on Parcel 3 will be oriented away from that use. Aside from ordinary traffic, the proposed use will not generate noise, and lighting will not be of a type or scale that would interfere with adjoining nonresidential uses, all of which are commercial in nature. (2) Affect on health, safety and welfare of the community The subject property is already approved for development. Thus, the proposed map amendment will not alter the physical development of the property. The only effect of the change will be to allow a wider variety of commercial uses within the existing development. There is no reason to believe that the change will have any adverse impact on the health, safety and welfare of the community. Indeed, if the applicant is limited to approximately 3 , 000 square feet of retail development on the overall site (Parcels 1, 2 and 3) , it is likely that the retail space will have to be leased to a fast food franchise, which will pay a high lease rate, in order to "subsidize" the remaining 5, 000 square feet, which is likely to be underleased. Based on meetings with neighbors, it appears that the neighbors clearly do not want a fast food franchise because of potential impacts to their neighborhood (including odors, and the potential for such locations to become hangouts for students from nearby schools) . The neighbors have expressed a preference for a video store which, because of size. B. The statewide planning goals adopted under Oregon Revised Statutes Chapter 1971 until acknowledgment of the comprehensive plan and ordinances . The City' s comprehensive plan and ordinances have been acknowledged by LCDC; therefore, the statewide planning goals are not approval standards for this application. . C. The applicable standards of any provision of this code or other aoolicable implementing ordinance. Chapter 18 . 62 of the Community Development Code establishes the development standards for the C-G zoning district. The 7 S oo4s92s.o1 4 • 1 development approved for Parcel 3 conforms with the development standards for the C-G district. The zone change therefore would not result in nonconforming development: (1) Average minimum lot width exceeds 50 feet. • (2) The property abuts a residential district to the south. The approved site development plan provides the 20-foot setback from the residential zone, as required by section 18 . 62 . 050 (A) (3) .does not abut a residential district. (3) Height of the building will not exceed 45 feet. (4) Maximum building coverage is substantially below the limit of 85% and landscaping substantially exceeds the minimum , requirement of 15%. Additional development requirements are imposed elsewhere in the code. However, these requirements (e.g. , landscaping and screening; off-street parking and loading) would not differ between the C-P district and the C-G district. Thus, the zone change does not affect whether the development is consistent with these standards. With respect to parking requirements, Parcels 1, 2 and 3 share parking through cross-easements. The approximately 60 parking spaces on the approved site plan provide more than adequate parking for the uses on Parcels 1 and 2 , and the 1 space per 400 square feet required for "convenience sales and personal service" or "general retail sales, " the two most likely categories for the proposed use. D. Evidence of change in the neighborhood or community or mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subiect of the development application. This standard is addressed above under Comprehensive Plan Policy 1. 1. 2 . III . Transportation Planning Rule The Transportation Planning Rule (OAR 660-12--60) requires that " [a]mendments to functional plans, acknowledged • comprehensive plans, and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. " The proposed map amendment and zone change affects only 16 , 818 square feet of land and about 8 , 000 square feet of developed space, less than 5, 000 square feet of which could not be used for the proposed use (video store) under the current zoning. Based on the approved development plan for the site and the improvements to S.W. North Dakota that were 8 oa891.5.ot • • y required as conditions of approval of the site development review, the map amendment and zone change would not significantly affect a transportation facility. IV. Conclusion For the reasons stated above, applicant requests that the Comprehensive Plan map designation for the property be changed from Commercial Professional to General Commercial, and that the zoning of the property be changed from C-P to C-G. • 9 0048925.01 • 1111 1111W- Mr Est ; áaiiii c L• .DM** ■EMlMM tj j j O NMI iii■ �� . Ter ilk . c .J Al 1!! i kiln*■ AIF iii fir . ',4IF t111A !*a 1 Mom n l albgr-tsc ‘.-4 S. ii ...._ P!o P1.oh. ga c. RD 2; �� . 1111111111111111WMPIMMINIEW.'. ■Iiirf Ulg z c-oksAltgq3 dal 11111111114461e4 flitTAZ latalit121 glAi 03 innrilyliviiiiTrifirriliMetifili ° 13 dal ft) 09 el of 301 gm Z�I t ITST 1I,IRIIILj 1111411k*::. e) qhD t s, 4513 lI1Ip U*IIi!I .1 • t 111 4144 pm 14 ������i 4 49 ft� cot----,4 .' mm tail - Y - . , --' \< i17.:_i:Th,9:;9Ei. milmralMI mi sciiiiipms•0 61:-Q gfal - 1` . a. - . . ft -) 41,.._ GI aim !! ��,�� ! V rin & 4 r In/4/W -. AU" Illia■ a "a ara v. • - milt =' [ EMI 1 Imo a VL4" • Y LIMO Isms/ 4 _ ∎#,T. -.;_ Isms u1//I■ C W/ At X e _ � m .. A*, BEARD SEW al.itirt1 ' �k 6 m • IM mum V40,444:-* 41_ 11 .. '1 bi ii/ N�.■ �I• � ♦ • 0a 1i �1►� • III I E , � � ► 0 i►,,��1��11� elf. v. A, 21 �,.t y Wi 4• ��`P •■ 1nhI ,. 2� ENV(b ( 1 = I i 2 ill r R .5 .(PD) -2\ ' i ... i -4./\ Asp, ■ ci 1 1 1 T- I E__-:'_) 1 z • _ ..._. . Q G h 4 � b s -. CVO t I s•4 :s3' •^� .7c�wxo i/'/PC.1stK d054- p.6.36�� ••d G�"rLtAhl�i/tZ GCA'1�Wm A 6&20 074.___ -- ,7 - tit ,,.6... N.SJ9lLCLTSL19` C£3 L,7424t7d7a4 —'1 s iA ZD Cg��'82. —---:--4•07-4.5- o'''�dt4a- Mica 0 Ulm' 0-6566`2 (GAT't 5.22._ ..- FERRY L11056 23655 0 Nr4Z'� go C c1�� • iL• 3 i%t IS rn9-E :moo `d 0 • •,• is • i �Y7g7 J +r - f N\\\;5:-... _ I r .„./ /100'510.4E ASF NT S44•?437 l -. , , 9206!303 • I 400C.srrr, W owl hm � � i mss 7 �� ti v .ter-ta �1 t b Q z • (/l t :'�a ,3/055.S•fi` 4 arm ' y I t S Az ct• 4 2'OP7J'�' a Fi- , ..1-Liz iY/Pt...mc Z „_ - ��NH9'4yzz .24U00 - -�t 1 C,yr?v!��LINE d,�UC /5400 \ t 4v 0 — — _ \ii, , ,;—.... T k ...___,:____.. i .....:____ . t)- 2 p 3 'cG h el .9223 S.F. /68/8 S.F. CALL.xwr v -.;c c�:s N o.,' - _._ ( 8 E i0 CP'c Cat 7G i libr , r '1 ' JAC7_CIT�f>U _ 4'x• 22C; �t . I i t 1 �� ' i„v 00 11 1 C; .� : - -.78:7#4,972-4' 240.00 - - I. - CiY/':5vP. !.ice-.`i ?./_YD. 5;1-_1F w.%P"✓%siiC 4P /" r, • • 41 ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 SW BANCRCFT STREET • O.BOX 69039 PORTL3ND. OREGON 972W-0039 • ;503) ?24-9560 • PAX 15031 229-1285 RECE " E May 25, 1995 AY 2 6 1995 CITY OF TIGARD Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Traffic Generation Comparison Project Number 294149 Dear Mr. King: In response to City of Tigard comments regarding the allowed uses in Parcel 43 with the proposed zone change to General Commercial (C-G), Mackenzie Engineering Incorporated (MEI) has reevaluated the maximum trip rates allowed under existing C-P and proposed C-G zoning. The City proposed a worst-case scenario under the proposed zoning be analyzed which would include a 2800 s.f. convenience store and a 5600 s.f video store. Under existing zoning, the highest PM peak hour trip generation for the 8400 s.f building would include a 3100 s.f. Convenience Market and a Motor Vehicles Department Office. The trip rates were found to be higher under existing C-P zoning than the proposed C-G zoning as shown in the table below. PM Peak Hour Trip Generation Estimates -Parcel 413 PM Peak Hour Zoning Uses Enter Exit Total Existing C-P Convenience Market 143 143 286 DMV Office Proposed C-G Convenience Market 124 124 248 video Store Higher trip rates would also result from a Day Care Center or a Bank instead of the DMV office under C-P zoning. Trip generation was estimated utilizing rates published in the Institute of Transportation Engineers (11E) Trip Generation, Fifth Edition and N EI observed rates for a video store. The ITE rates used include Convenience Market (851), DMV Office (731), Day Care (565), and Walk-In Bank (911). Calculations for theses scenarios are attached. F:WPDATAV9$-05\94149'25L1.KC • • Scott King Project Number 294149 May 25, 1995 Page 2 Based upon the estimated trip generation rates above, the proposed zone change would not impact the PM peak hour trips. If you have any additional questions about the trip generation rates or allowed uses, please call me at 224-9560. Sincerely, Brent Ahrend Traffic Analyst BA/kc Enclosure c: Ray Valone - City of Tigard Michael Anderson- City of Tigard Dan Boyden-Pacific Crest Richard Allen- Ball Janik&Novack F:`.W P D ATA,9 5-)5\9 4149%.25L1.KC • MACKENZIE/tTO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN C690 SW 3ANCRCFT STREET • PO SOX'59039 PORTLAND. OREGON 97201.0039-• 15031 224-3570 • FAX ;5031 223-1295 May 25, 1995 City of Tigard :Attention: Ray Valone 13125 SW Hall Boulevard Tigard, OR 97223-8199 Re: Pacific Crest Possible Alternate Uses. Traffic Impact&Allowable Parking @ Pacific Crest Project rya SSYScholls Ferry Road&STPNorth Dakota Project Number 294149 -Revised Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses. We indicated that required and provided parking may limit this possibility;we offer the following case scenarios to supplement previous information: OPTION A: 'CUR E-IN ZONE USES.&REQUIRED:P-ARKING:vs PROVIDED (REVISED) 'I REQUIRED PROVIDED Bank 3,840 sf @a 1:400 = 11 12 Vet 3,575 sf I © 1:300= 12 12 Mix Use Building(8,400 sf total area) 39 Option Al 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @a 1:200= 14 Commercial w/2 employees ®a 1:2 emp= 1 5,600 sf Civic Use(i.e.,DMV) @ 1:350= 16. OK 34 Option A2 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200 = 14 Commercial w/2 employees © 1:2 emp= 1 5,600 sf Daycare;5 spaces;(1)per 9 classroom; assume(4) OK I 47 Option.43 2,300 sf Food/Beverage(i.e.,Mini-Mart type) © 1:200= 14 Commercial w/2 employees @ 1:2 emp= 1 5,600 sf Walk-In Bank I @a 1:400= 14 OK I 2 I F:%13.7DAT.V.9S-01\99119_:i-1.{S • • Mr. Ray Valone Pacific Crest • Project Number 294149 May 25, 1995 Page 2 ;_OPTION B:: ZONE:.CHANGE g M < USE LOT I#3:(VIDEO 3t MINI-MART f SHOPPING CEO TER :.::: : REQUIRED PROVIDED Bank 3,340 sf @a 1:400= 11 12 Vet 3,575 sf @a 1:300 = 12 12 Mix Use Building(3,400 sf Total Area) I 39 • Option B Revised Mini-Mart/Shopping Center (2,800 sf) 1:200+ 14 1:2emP(if 2emp) 1 Video(5,600 sf) 1:400+ 14 OK 52 As indicated above, the revised scenarios have adequate parking. We have confirmed with Will D'Andrea (City of Tigard Planning Department)that the DMV is an allowed use within the current zoning,and daycare and bank are listed outright. Please note that our client does not have potential tenants (Le.,Shopping Center,DMV,daycare or second bank),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking. If you need further information or have any additional concerns,please contact me. Sincerely, / t'4 i Dennis R Woods DRWP s c: Scott King-Washington County Michael Anderson-City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Jana. &Novack AT.a\95.-5\94 i49N2.'1..:.S.S Trip Generation ITE LAND USE VAR RATE ADT AM AM PM PM PM Enter Exit Enter Exit Total OPTION Al 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 731 State Mtr Veh Dept KSF 5.6 1165 31 31 68 68 136 Total 8.4 3231 123 123 143 143 286 OPTION A2 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 565 Day Care KSF 5.6 444 35 30 35 41 76 Total 8.4 2510 127 122 110 116 226 OPTION A3 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 911 Walk-In Bank KSF 5.6 787 18 10 43 54 97 Total 8.4 2853 110 102 118 129 247 OPTION B 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 Video Store KSF 5.6 • ' 49 49 98 Total 8.4 • 124 124 248 • Vr i 4---es.brYlowA ,41Nk WASHINGTON COUNTY, AyP6. i4-�;wN # Co • • OREGON .=.7111c1 -.6 • June 8. 1995 Ray Valone City at Tigard Planning Department 13125 SW Had Sled Tigard, OR 97223 Re: CPA 95-0002/VAR 95-0003 • PACUFiC CREST PARTNERS Thank you for the opportunity to review and comment on this plan amendment proposal. As I noted In my May 16 letter. the Countys Interest In this proposal Is limited to its Impact on SW Scholls Ferry Road. a County major arterial. To review the Impact on this facdity, the County relies on findings based on OAR 660-12-060 (Plan and Land Use Regulation Amendments) from the Transportation Planning Rule (eg)- To address this TPR requirement, the applcarars consultant (ME)) has provided the County with a traffic analysis (dated June 5th) which identifies the Impact this proposal would have on the planned County transportation system for year 2005. This analysis is based on a reasonable worst case site development scenario for both the existing zoning and the proposed zoning. Specifically, these worst case scenarios are, 1) Existing zoning (CP) = 2800 s.L convenience market and a 5300 s.L Motor Vehicles Department office; and 2) Proposed zoning (CG) = 2800 s.f. convenience market and a 5300 s.f. video store. I note that these square footages only add up to 8100 s.f. and not the 8400 s.L of spat assumed to date. Whether or not this incongruity is simply a typographical error or is the wrong sae size, I do not believe the discrepancy is significant because the difference in the extra 300 s.L should be proportionally higher for each scenario resulting In an equivalent relative Impact. While these worst case scenarios have been discussed at length between city and county staff. I must rely on the Cxys Interpretation of their code as it relates to reasonable worst development Assuming the reasonable worst case development scenarios are an acetate reflection of allowed land uses for the site, the County finds that the proposed plan amendment ww31 not 1"ave a significant effect on the planned County transportation system. Year 2005 deficiencies in this area are due to effects ci traffic growth based on the current land use system. The analysis shows that this proposal will not . make the planned system any worse than 3 would be with no plan amendment. Therefore, the county has no obje-.:ons to this plan amendment request. If ycu have7any questicns regarding these comments, ;lease call me at 6"81-3..61. Scott IGng Senior Planner - c: Mark 3rcwn Brent Ai rand Decarrrent cf Land Use and 7ransporaticn. P!anning Phcne: .503/ •;cr'.. Avenue . ,:ILSDCr7. .^.r egcn ;7124 ']� • 14en 14b nv y ` F nd 7l.ii 145 June 15 , 1995 +i Mr. Ray Valone Tigard City Hall 13125 SW Hall Boulevard 1, JUN 2 995 ;ii Tigard, OR 97223 : � � Dear Mr. Valone; I am writing you in regards to the proposed zoning change to the • Tigard Comprehensive Plan, file #CPA 95-0002/ZON 95-0003 , from Commercial Professional to General Commercial in the Scholls Retail Center. The Scholls Retail Center is located on Scholls Ferry Road and North Dakota Road with the center adjacent to properties represented by the Summer Lake Homeowners Association. Mr. Dan Boyden of Pacific Crest Partners, in charge of this project, has informed us that the with current zoning the buildings will be occupied by a Key Bank and Veterinary Hospital . Tenants for the remaining unoccupied portion of the building have yet to be determined. Mr. Boyden has informed us that the most likely occupants of this space will be a Boston Chicken Bar and a Kinko' s Copy Center. • Pacific Crest Partners would like to change the current zoning to General Commercial in order to lease this space to Hollywood Video. A survey was conducted with in our Association. Those members that chose to respond to our enquiries unanimously supported a Hollywood Video in lieu of the Boston Chicken and Kinko' s Copy Center combination. The strongest support came from those families adjacent to the property. Many reasons were given for peoples preference, some of these are listed below. For the Boston Chicken; 1) Surveys show that this food chain draws customers from a much wider area than the Hollywood Video store . This will lead to increased traffic in our small community. This is a problem that already plagues this area as highlighted in Project Report prepared for the 130th/Winterlake Connection (June, 1995) and will be compounded even more by the City Council' s recent vote on the Hawk' s Beard to Scholls Ferry connection. 2) A food chain will increase noise, air and detritus pollution that would disturb the residents nearest the property. 3) The food and waste would attract unwanted insects and . ,t - 410 . _ - 410 . rodents . 4) Potential problems, such as increased vandalism, could result from the increase in unsupervised adolescents . This neighborhood already experiences numerous problems as a result of it' s vicinity to Summerlake Park. The Kinko' s Copy Center would be open 24 hours/day. The late night traffic and noise would be very disruptive to our residents . Hollywood Video is a "Family" video store, and does not carry "Adults Only" type video' s . Mr. Boyden has reported to the Home Owners Association that Hollywood Video is willing to work with the neighborhood to modify its lighting and sign structure so that it will not be detrimental to our community. Hollywood Video has also expressed interest in a 10 year lease . For these reasons, we see more negative scenarios with the Boston Chicken/Kinko' s combination. Therefore, the Summerlake Homeowners Association strongly supports Pacific Crest' s request for re-zoning. We appreciate your taking our comments under consideration when reviewing this matter. Several of our Board members will be at the rezoning hearing on the 19th and will be happy to answer any questions you might have . Respectful y yours, • 4Je'y 1,4 Dick Vice President - Summerlake Homeowner' s Association 12970 S .W. Glacier Circle Tigard, OR 97223 cc : City Administrator City Attorney City Council Dan Boyden • AGENDA ITEM # 6 For Agenda of July 11, 1995 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY ISSUE/AGENDA TITLE Comprehensive Plan Amendment and Zone Chance CPA 95-0002/ZON 95-0003 PREPARED BY: Ray dlonej DEPT HEAD OVIAECITY ADMIN OK ISSUE BEFORE THE COUNCIL Should the City Council approve a comprehensive plan map amendment and zone change on 0.39 acres from Commercial Professional/C-P to General Commercial/C-G? STAFF RECOMMENDATION Staff recommends that the City Council deny Comprehensive Plan Amendment/Zone Change CPA 95-0002/ZON 95-0003 because the proposal is not consistent with all of the relevant criteria noted in the final order. INFORMATION SUMMARY The proposed plan amendment and zone change concerns one parcel of land located along the west side of North Dakota Street just south of SW Scholls Ferry Road. The applicant, Pacific Crest Partners Scholls, has requested this action in order to expand the range of permissible uses to those allowed under C-G zoning. The Planning Commission recommended denial of CPA 95-0002/ZON 95-0003 at its hearing of June 19, 1995. The proposed resolution, final order and vicinity map for this proposal are attached. The applicant's submittals consist of a written narrative and traffic impact analysis. OTHER ALTERNATIVES CONSIDERED Approve the comprehensive plan amendment and zone change. FISCAL NOTES No direct fiscal impact to the city. ` • • • CITY OF TIGARD, OREGON RESOLUTION NO. 95- A RESOLUTION BY THE TIGARD CITY COUNCIL ADOPTING FINDINGS AND CONCLUSIONS TO DENY AN APPLICATION FOR A COMPREHENSIVE PLAN AMEN6MENT (CPA 95-0002) AND ZONE CHANGE (ZON 95-0003) REQUESTED BY PACIFIC CREST PARTNERS SCHOLLS. WHEREAS, the applicant requested a comprehensive plan map amendment from Professional Office (C-P) to General Commercial (C-G) and zone change from C-P to C-G on 0.39 acres located on the west side of North Dakota Street just south of SW Scholls Ferry Road; WHEREAS, the Tigard Planning Commission considered the. above application at its public hearing on June 19, 1995, and recommended denial; and WHEREAS,the Tigard City Council considered the above application at its public hearing on July 11, 1995. NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that: Section 1: The proposal is not consistent with all of the relevant criteria noted in the attached final order (Exhibit A). Section 2: The City Council upholds the Planning Commission's recommendation for denial of the comprehensive plan map amendment and zone map change as set forth in Exhibits A and B. Section 3: The City Council, therefore, orders that application request CPA 95- 0002/ZON 95-0003 be DENIED, and further orders that the City Recorder send a copy of the final order as a Notice of Final Decision to the parties in this case. PASSED: This day of , 1995. Mayor - City of Tigard ATTEST: - City Recorder - City of Tigard RESOLUTION NO. 95- Page 1 • • EXHIBIT A CITY OF TIGARD CITY COUNCIL FINAL ORDER A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WITH REGARD TO AN APPLICATION FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE REQUESTED BY PACIFIC CREST PARTNERS SCHOLLS. The Tigard City Council reviewed the application below at a public hearing on July 11, 1995. The city council denies the request based on the facts, findings and conclusions noted below. A. FACTS 1. General Information CASE: Comprehensive Plan Amendment CPA 95-0002 Zone Change ZON 95-0003 REQUEST: Amend the. Comprehensive . Plan map from C-P (Commercial Professional)to C-G (General Commercial) and change the zoning from C-P to C-G. APPLICANT: Pacific Crest Partners Scholls 911 Oak Street Hood River, OR 97031 OWNERS: Same REPRESENTATIVE: Richard Allan Ball, Janik & Novack 101 SW Main, Suite 1100 Portland, OR 97204 LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of Minor Land Partition 94-0013) 2. Vicinity The 0.39-acre site is located along the west side of North Dakota Street just south of SW Scholls Ferry Road (see map Exhibit B). The proposal affects Parcel 3 of a recently-approved minor land partition (MLP 94-0013) on tax 1 lot 1S1 35AD, lot 2400 (see Exhibit C). The properties immediately abutting the site on the north and west are Parcels 1 and 2 of MLP 94-0013. The applicant is in the process of developing the site for construction of a bank on Parcel 1 and 10,850 square feet of office/retail space on Parcels 2 and 3. Properties to the north across SW Scholls Ferry Road are in the City of Beaverton and zoned for residential use with the exception of the northeast corner of SW Scholls Ferry and SW Dakota Street, which is zoned for office commercial. Properties to the west of the site beyond Parcel 2 are zoned R-7 (PD) and contain the Summerlake subdivision. Properties to the east across SW North Dakota Street are zoned for commercial development and contain St. Vincent's medical office, McDonalds and Jiffy Lube. South of the site are properties zoned R-7(PD). The Kindercare day care center, located immediately to the south, is a conditional use in this zone. 3. Background Information In February of 1990, the British Petroleum Oil Company (BP) proposed amending the comprehensive plan map on parcel 1S1 35AD, lot 2400 from Commercial Professional to General Commercial and changing the zoning from C-P to C-G. Staff recommended denial of the proposal due to concerns related to traffic congestion, traffic safety and the absence of a finding of a change of circumstances or evidence of a mistake in the original plan. The Planning Commission recommended that the City Council change the property to C-N on the northern part and leave the C-P on the southern part. The Council rejected the applicant's proposal and the Commission's recommendation, and directed staff to prepare a resolution denying the application. The applicant withdrew the application before the resolution was sent to Council. In August of 1990, BP proposed amending the northern 70% of the same property from Professional Commercial (C-P)to Neighborhood Commercial (C-N). Staff recommended denial of the proposal due to insufficient evidence to support the claim that a change in circumstances had occurred in the neighborhood or a mistake was made in the original designation of the site, and because several of the locational criteria were not satisfied. BP withdrew its application before it was heard by the Planning Commission. The current applicant, Pacific Crest Partners Scholls, was approved for a minor land partition (MLP 94-0013) and site development review (SDR 94- 0014) in August of 1994. The original 1.24-acre parcel was divided into three parcels. Parcel 3 of that partition is the subject of the current application. 2 • The Planning Commission held a hearing on CPA 95-0002/ZON 95-0003 on June 19, 1995, and voted 3-2 with one abstention to recommend denial of the proposal. The commissioners requested that staff convey the following concerns to the council: the commissioners are uncomfortable about opening up the proposed parcel to all types of uses under the C-G zone; the provision in the code that allows retail uses, including restaurants, outright in the C-P zone should be looked at and reevaluated to only allow these as conditional uses; and the siting criteria for the C-N (Neighborhood Commercial) zone, which restricts commercial development to one quadrant of a street intersection or one side of a street, should be reevaluated. 4. Site Information and Proposal Description Site development has commenced on Parcels 1, 2 and 3 pursuant to the approved site development application in,August of 1994 (SDR 94-0014). Approval of SDR 94-0014 allows for construction of a bank and 10,850 square feet of office/retail space. Prior to construction, former tax lot 2400 contained a veterinary office, three homes and an apartment building. The applicant requests a comprehensive plan map amendment from C-P (Commercial Professional) to C-G (General Commercial) and a zone change from C-P to C-G on Parcel 3- of MLP 94-0013. The reason for the requested change is to expand the range of permissible uses to those allowed under C-G zoning. The applicant wishes to lease Parcel 3 to Hollywood Video. Under C-P zoning,this type of use is limited to 20 percent of the entire square footage within the development complex. Under this restriction, only 3,100 of the 8,400 square feet of a building currently approved and under construction on Parcel 3 could be used for such a use. Therefore, a change from C-P to C-G will affect the permitted uses for the remaining 5,300 square feet. A written narrative, titled Statement in Support of Application for Quasi- Judicial Comprehensive Plan Map Amendment and Zone Chance, and a trip generation comparison were submitted as part of the initial application. A subsequent traffic analysis was performed by the applicant at the request of staff and Washington County. They are included as part of this staff report. 5. Agency Comments The Tigard Water Department and Tualatin Valley Fire and Rescue District have reviewed the proposal and have no objections. The Engineering Division comments, contained in a memo dated May 25, concern the 3 • • • traffic impacts during off-peak times. In part, the memo states: Although North Dakota Street is designated as a minor collector, it functions in this area more like a major collector, carrying traffic between 121st Avenue and SW Scholls Ferry Road. While not a capacity problem, the volume of traffic has been a concern for several years in the residential neighborhoods to the south of the site. The concerns are related to safety, noise and general quality of life issues as a result of the increased traffic in the residential neighborhood. Traffic islands have helped to reduce speeds but have provided little reduction in traffic volumes. The proposed zone change is not likely to increase the overall traffic volume on North Dakota Street. However, it does have the potential to increase the volume in the evening and weekend periods -- the periods of greatest concern to the residential neighborhoods. The applicant states that the zone change would allow the property to be used as a video store. The peak traffic time for video stores tends to be on evenings and weekends. We are concerned that the proposed zone change will exacerbate existing traffic problems in the residential areas to the south of the site. Therefore, we recommend that the zone change be denied. Washington County reviewed the proposal and initially stated that the traffic information submitted by the applicant is not adequate to fully determine whether the impacts of the proposal are acceptable or - unacceptable. Based on the available information, the County recommended the following: Defer any decision until the applicant provides a traffic analysis that addresses impacts of the proposal as contemplated by the Transportation Planning Rule (OAR 660-12-060); or limit the use of the site to not exceed the PM peak trip threshold of the existing 'worst case' (158 trips)through conditions of the plan amendment; or deny the request. An additional analysis was conducted by the applicant for the Scholls Ferry Road/North Dakota Street intersection. Washington County reviewed this analysis and has no objections to the proposed amendment. No other comments were received at the time of this report. B. FINDINGS AND CONCLUSIONS The relevant criteria in this case are Comprehensive Plan policies 1.1.2(2), 2.1.1, 6.1.1, 5.4, 8.1.1, and 12.2.1 (2); Community Development Code chapters 18.22, 18.32 and 18.62; and Oregon Administrative Rules, Chapter 660, Division 12. 1. Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the city council must find: a change is consistent with applicable plan policies; and a change of physical circumstances has occurred since the original 4 • • • designation, or a mistake was made in the original land use designation. The applicant's statement in support of this proposal asserts that circumstances have changed in the neighborhood or community since the entire site (previous WCTM 1S1 36AD, lot 2400) was annexed to the city and zoned C-P in 1979. The applicant contends that a substantial amount of new office space has been developed since 1979. In particular, the properties zoned I-P (Industrial Park) along SW Nimbus Avenue to the east have been developed principally as an office park and not as industrial space. This hundreds of thousands of square feet of flex-space development does not appear to have been envisioned, given the I-P zoning of this area. This situation has caused, in turn, an excess of potential office space in the area. Evidence of this surplus, the statement claims, is the vacant second floor of the medical office building across SW North Dakota Street from the site. In addition, the applicant has not been able to find any tenants to lease the office-type space in the Parcel 3 building. This assertion, however, does not meet the requirement that a change in physical circumstances occurred or that a mistake was made concerning the affected property. It is an argument based upon the current market for commercial office space. The comprehensive plan does not contain policies or criteria for designating land uses based upon such market forces. Therefore, this criterion is not met. Even if marketability of office space could be construed as a criterion, the applicant's argument that an excess of office space has developed that was not envisioned by the comprehensive plan and affects his property is not supported by the evidence. The I-P zoning district in the Nimbus Avenue area, which has been in place since adoption of the comprehensive plan, allows for light manufacturing, office and complementary related commercial uses. The increase in office space 'development' has been due to build out of a zoning district that contemplated these uses. In fact, the plan and zone designations in this area seem to have done a good job in anticipating the future mix of commercial uses. Currently, it- appears that the market for office tenants is strong. Staff surveys conducted in May along the SW Scholls Ferry Road corridor from Nimbus Avenue to SW North Dakota Street have yielded the following findings. • Scholls Business Center, SW Scholls Ferry/SW Nimbus (Tigard I-P zone): According to the lease office, the market for office tenants is very strong with high lease rates; in fact, this type of tenant is being targeted by the office to fill the remaining vacancies; out of 313,379 square feet of leasable area, 18,803 are vacant (6% vacancy). 5 • • • Nimbus Center, SW Scholls Ferry/SW Nimbus (Tigard C-G zone): out of 26,281 square feet of leasable area, 4338 are vacant (17% vacancy). • Greenway Town Center,SW Scholls Ferry Road/SW 122nd (Tigard C-G zone): out of approximately 123,000 square feet of leasable area, approximately 5,000 are vacant (4% vacancy). • Parkside Plaza,SW Scholls Ferry Road near Conestoga (Beaverton CS zone, Community Service): out of 26,581 square feet of leasable area, 5,335 are vacant (20% vacancy). • Pacific Place Center, SW Scholls Ferry/Nimbus in Beaverton (Beaverton CI zone, Campus Industrial): out of 29,510 square feet of leasable area, approximately 2,360 are vacant (8% vacancy). • Nimbus Corporation Center,SW Scholls Ferry/Nimbus in (Beaverton CI zone): out of 692,961 square feet of leasable area, 27,718 are vacant (4% vacancy). As these data show, the vacancy rate for commercial office space and general retail space along SW Scholls Ferry Road west of Highway 217 is comparable. The overall vacancy rate for commercial uses in the corridor is 5% with a comparable split between land use zones that are primarily intended for retail (8%) and those for office/industrial (5%). There is no evidence of an oversupply of leasable office space. In fact, the vacancy rate at commercial centers zoned primarily for retail is 3% higher than the rate for centers zoned primarily for office uses. In addition, three lease/property managers representing commercial interests along SW Scholls Ferry Road stated that office space is currently a very desirable commodity. As for the vacancies in the St. Vincent's Medical Clinic building across SW North Dakota Street from the site, the entire space is being held for additional physicians' offices. The lease manager stated that the vacant office space being held could have been leased several times over given the number of inquiries received by her. 2. • Policy 2.1.1 states that the city shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The policy is satisfied because the surrounding property owners were given notice of public hearings related to the proposal and given the opportunity to comment on the proposal. The notice for the planning commission and city council hearings were sent to surrounding property owners within 250 feet of the affected property, posted at Tigard City Hall and advertised in 6 a local newspaper. In addition, the applicant provided notice of and conducted a meeting on March 24, 1995, for interested property owners within a 250-foot radius of the affected property. 3. Policy 5.4 states that the city shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. The parcel proposed for redesignation to commercial use is currently zoned C-P, a commercial designation. This policy is satisfied, therefore, because there will be no encroachment of new commercial development into residential areas. 4. Policy 8.1.1 states that the city shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The traffic analysis performed for the site development review, subsequently approved in August of 1994, concluded that the development project could be accommodated by the existing road system. The analysis estimated there would be 87 PM peak hour trips (38 enter, 49 exit) generated by Parcel 3 uses. The applicant addressed potential traffic impacts from the current proposal using another trip generation analysis. Trip generation rates were compared for several different mix of use scenarios for the 8,400 square foot building under construction. Given the existing site plan and parking limitations, staff from the city and Washington County arrived at a 'worst case' scenario based on store tenants, which includes the applicant's preferred video store. The applicant conducted a trip generation comparison between this scenario and a proposed scenario under the current C-P which indicated that the current zoning would generate more trips. It is noted, however, that both of these scenarios generate significantly more PM peak hour trips than the analysis performed by the applicant indicated for Parcel 3 during the site development review in August of 1994 (286 for C-P and 248 for C-G vs. the 87 indicated in 1994). An intersection analysis was conducted by the applicant based on the two reasonable 'worst case' uses under the C-P and C-G zoning. The analysis found that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years. This situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. Level of service F will occur by the year 2005 under both zoning scenarios (see Exhibit D). Washington County reviewed the analysis and finds that the proposed amendment will not have a significant effect on the planned County transportation system. 7 • t► 5. Policy 12.2.1(2) provides the locational criteria for designating land as general commercial on the plan map. The locational criteria can be construed in a flexible manner in the interest of accommodating proposals which are found to be in the public interest and capable of integration into the community. The burden of proving conformance with the criteria varies with the degree of change and impact on the community. The applicable locational criteria with findings are as follows: a. The commercial area is not surrounded by residential districts on more than two sides. The properties immediately to the north and west of the site are Parcels 1 and 2 of MLP 94-0013, which are zoned C-P. Beyond these single parcels are residential neighborhoods. Across SW Scholls Ferry Road to the north is a Beaverton subdivision; and to the west is the Summerlake subdivision in Tigard, zoned R- 7(PD). The same residential subdivision lies to the south, however, the parcel adjoining the site is currently occupied by Kindercare day care center. Across SW North Dakota Street to the east is a • commercial area with C-N and C-G zoning districts. This criterion is met because a residential district is immediately adjacent on only one side of the proposed site. b. The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and proiected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. The applicant's traffic analysis concludes that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years. • The report states that this situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. Washington County reviewed this analysis and concluded that the proposal will not make the planned transportation system any worse than it would be without the plan amendment/zone change. The Engineering Division is concerned that the proposal will have adverse effects on the residential neighborhood to the south. The division states that the increased volume of traffic will exacerbate existing traffic problems in the neighborhood. The particular concerns are related to safety, noise and the general quality of life. The use of the site as a video store especially, the division believes, will add traffic during evenings and weekends, historically the times of greatest concern to area residents. For this reason, the division 8 • • recommends denial of the proposed amendment and zone change. c. The site shall have direct access from a major collector or arterial street. Access to the site is via SW North Dakota Street, a minor collector. This was determined by the city's approval of the site development plan (SDR 94-0014) in August of 1994 because direct access to SW Scholls Ferry Road, an arterial street, was prohibited by Washington County. Because direct access to SW Scholls Ferry Road is not allowed for this property's development,strict adherence to this criterion is not warranted in this case. d. Public transportation shall be available to the site or general area. Tri-met offers bus service along SW Scholls Ferry Road with stops just west of Old Scholls Ferry Road and just east.of Conestoga Drive. Because transit service is available to the site area, this criterion is met. e. The site shall be of a size which can accommodate present and projected uses. A site development plan has already been approved by the city (SDR 94-0014) and construction is currently underway. The site will be able to accommodate approximately 8,400 square feet of office and/or retail uses. Easements exist to allow -parking for these uses on Parcels 1 and 2. The applicant prefers to lease the entire space for a video store and states that any other future uses would be limited to those that can be accommodated within the building envelope. f. The site shall have high visibility. The site is located in the development complex that is oriented towards SW Scholls Ferry Road, giving it high visibility for general commercial use. g. The scale of the project shall be compatible with the surrounding uses. The approved development on this site consists of a single-story structure of approximately 8,400 square feet. The proposal does not involve any change to this scale of the project. The relatively small scale of the project is compatible with the surrounding uses of commercial and medium density residential. h. The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. The approved development plan orients the building toward SW Scholls Ferry Road on the north. To the east across North Dakota Street is commercially-zoned which includes a medical office center. To the south is the Kindercare day care center, a conditional use in an R-7 9 • • (PD) zone. There will be no windows or public access facing south towards this residentially-zoned area. To the east is the new veterinary clinic building and a 20-foot buffer between the building and the residential neighborhood. With the foregoing configurations and characteristics, this criterion is met. It shall be possible to incorporate the unique site features into the site design and development plan. The development plan has already been approved for the site and construction is currently underway. The site contained no unique features prior to site development. j. The associated lights, noise and activities shall not interfere with adjoining non-residential uses. The adjoining uses to the north and west of the site are part of the same development complex and therefore will be integrated with whatever use is chosen for the affected property. The development as approved will not create noise and lighting impacts to the medical office building across SW North Dakota Street or the Kindercare center to the south. The building orientation will be to the north facing away from the day care center. 6. Section 18.32 of the Community Development Code sets forth the procedural requirements for-review of quasi-judicial plan amendments. The application has been processed in accordance with code sections 18.32.020, 18.32.050 and 18.32.060; hearings have been conducted by the planning commission and city council according to 18.32.090(D); and the requirements for notification of the hearings have been met according to 18.32.130 and 18.32.140. 7. Section 18.22 of the Community Development Code sets forth standards and procedures for quasi-judicial amendments to the plan and zoning district map as follows: A. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. The applicable comprehensive plan policies and map designation; and the change will not adversely affect the health, safety and welfare of the community. The applicable plan policies related to the proposal are reviewed above under section B (Findings and Conclusions). 2. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgement of the comprehensive 10 r v • • • plan and ordinances. The Tigard Comprehensive Plan has been acknowledged,therefore specific review of each statewide planning goal is not applicable. Notice of filing this proposed amendment has been provided to the Department of Land Conservation and Development for comment at least 45 days prior to the final decision date. 3. The applicable standards of any provision of this code or other applicable implementing ordinance. Code section 18.62 (General Commercial District) contains the standards for the C-G zone. The approved development under the C-P zone meets the standards under the section for the C-G zone: The average lot width exceeds 50 feet; all setback requirements are met by the approved site plan; maximum building coverage (85%) and minimum landscaping requirements (15%) are met by the site plan; and other requirements such as landscaping and screening and off-street parking and loading are identical for both zones. If this proposal is approved and the applicant wishes to alter the site development plan, the current planning division would need to review and approve the changes. 4. Evidence of change in the neighborhood or community or a mistake - or inconsistency in the comprehensive plan or zoning- map as it relates to the property which is the subject of the development application. See above under B.1. 9. Conclusion In conclusion, staff finds that all applicable approval criteria to support a comprehensive plan amendment and zone change have not been met. • The statement submitted by the applicant regarding comprehensive plan policy 1.1.2 (Implementation Strategy 2), requiring that the city find that a change of physical circumstances has occurred or a mistake was made in the original designation, is not a valid argument. It does not address a physical change of circumstances, but is rather based on the market demand for commercial retail and office land uses. Staff cannot, therefore, make findings to support the proposed amendment and zone change. C. DECISION The city councils denies the requested comprehensive plan amendment CPA 95-0002 and zone change ZON 95-0003 based upon the foregoing findings and conclusions. 11 EXHIBIT B 1 "®4 J4 - �. _ CONESTOGA WO�� - - - - r ER r 4IIII 1 I 1 11111. o.�1 �4 i�_ �Mk a g FL UN ERCHERON2 IN 4 HAYSTACK OR ¢ .` L E I, ,r.al zip- OALE �W A !, COMBINE ' AtLL , PAIN o ST �. ��'i. a_ .imissw • in z� 'c U CLEV�-ANO BAY � ■ p .E N m � � ���MOW '�/6111111/� , ■ 1 % 0 •IIIIIII< 1 1 0th SA Z LN •UV Z ge ~l II ° r • z•• rwerill BOLL A1`•S "'` a I • , /NW -- SPRY , SITE a 0 a III • 0 trat...7.40. 00 5. guraiv .o,e46-40 � u, --- ' _ .D =, •♦t ■ O HAWKS BEARD 1ST I I �• "° �^ � 111111 H 'g 0 047,,''4WA .` .. --4 I I I I Z �nv ._ =tar Ighh1 "1/4 1 *� ' ,�o DAKOTA --- --i< L, 11111111* f I ' I • I • • r.. �. !, A I I ( 1 1 1 VICINITY EXHIBIT MAP _CHaNGEEROM�;Ero PLAN ID PROPOSED ZONE CHANGE CHANGE FROM C-P TO C-G NC TH TIGARO CTY LIMITS Sc*.t 1 :400' j FEET 1 0 400 800 4k\=OAT M.CCtMgSOWCViAYCYADWQ 4/24/93 ' SiTE- PLAN • • EXHIBIT C =••7:7:-7"::: COMPREHENSIVE•PLAN AND ZONE CHANGE '•'•••••••••••• , FROM C-P TO C-G fl h SZ 4. -- a evor , -,\A(Q ,f'i,NrrCO )■%'124.4St,C ,-- '1R:6.166 2° ! 4 (.2-(.2-11'ri2,51 J rL a.Ve trifle , 2 ASPHALT SL9 9CE d R=o.: O. 0 y 1 (601.: SZ$.5,92.:1=°...:� � i �c 5 ,0 I-14 ,36.; ` p �5' xR / carr .a.42-G 6n N xe • � t--7 .17'62 - 3 1 SCX1.1.5 ' ,p�ti3 L�F5..,3 .11..- - 0'•1I •aT0�. s �.a1• P3fVV# b11•Z _-- - 0 .- y ,, - r / _ - r I ti^pE.�.:Sclt�'JT!' S44.445T '' \ ice. --r ' V� c -� • 143 -•— E (� ,' 2Ctl1?C� y `t i ,. Zi 1 C/ e ' I jam; ti /, CE;�t / '' . ./ ..:-7- _ $ .3/C.5. .S.P\ 4 eT— " y / ti to I "• 4 \S12.OP22E /J. �` 4, 'ir% N/t'".....fTA: Z • A- - 4 Nes �. Z , 1('.AiGOYp .1.411Z-, 95.de :2�r i0.$: \ ‘ t b T Y 2 3. D .9223 SF. . :yee 9: ............................................................. �r ? Yt:6 a o •: . , ..: r -,' . . *: .. ......... ....... ... \ it I 11 ,•�_ . _ J� I . I :;4t)O•Y.'':•i'0°. L:':-•+4 . Y ., ?.'G. 5,'3";.o y,.0L,:,, :.-P I_ CONESTOGA ' HER . *41141111111®', Ilik Imurrdis,•• • 114110 PERCHERON. LN ino 1.111IGAINI III biaiii.:144. - - . . . A HAYSTACK DR primuum I. x zooms DAL ii COMBINE E _ALL ' 1 -/ . LN �' c V•,•ND BAY I ■P CLVEL 1011 Ulla Iiiiimnis5--- - ■ '�•PAN. eunieri L I 1 Slow 10 _ - _ • Z N LN = ,,' �_ Z 41I 111 6611/0 z 1 v imom 4111 IIIIROO - . 111,111."v Vilrim ' ) a. ,a, ,,00-s ritiscriar-1111;\‘. /N� ` , Q l �, SPR SITE 71 MA II I 0 Nei:,-■ili 000 5. -------- i■-zi. T A 1- 5111rord**4■No-_-_,._. ____ ® all/ °C�, 0 HAWK'S BEARD .ST._ w♦ .. ,.i o .� �0 � jill® I -1 .- 1 1 11 l }ill �,APAi f . 1- s WA 41111,VC1 I viki list■■ ai. 10,,, , Ahl, 00 ` .' ,o ip....4, ,ft IwilamsA • DAKOTA E 4f# __ ____..____,__.1 _ _ VICINITY EXHIBIT MAP v ACHANGEEFROM MCPRP E C-G PLAN PROPOSED ZONE CHANGE - ili CHANGE FROM C-P TO C-G NO'TH a TIGARD CITY LIMITS Scale 1-.400' FEET • 0 400 800 10.msoArNrutcQV\M .S11wo\aArcaAowo 4/24i93 � r 1 fy -( ' ' 15 • '7. 4. CITY OF TIGARD, OREGON ORDINANCE NO. 86- 55 • AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN AMENDMENT (CPA 10-86) AND ZONE CHANGE (ZC 15-86) PROPOSED BY BETHANY ASSOCIATES. WHEREAS, the applicant has requested a Comprehensive Plan Amendment from Commercial Professional to Commercial General and a Zone change for C-P (Commercial Professional) to C-G (Commercial General); and WHEREAS, the Planning Commission reviewed the proposal on October 7, 1986 and recommended approval with the addition of a (P-0) Planned Development overlay zone; and WHEREAS, a public hearing was held before the City Council on November 3, 1986 to consider the Commission recommendation; and WHEREAS, based upon the record in this case from the Planning Commission 'and City Council hearings, the Council makes the following findings in this matter: 1. Section 18.22.040 of the Tigard community Development Code establishes detailed standards that are to be used to make a decision regarding a request to amend the plan and zoning map through a quasi-judicial procedure. A request for such an amendment must therefore address these standards as a part of its application. These standards include: a. Statewide Planning Goals b. Applicable Comprehensive Plan policies 2. 1 .1, 4. 1. 1, 5.1.1, 5.1.4, 8. 1.3, 8.2.2, 9. 1.3 and 12.2 c. Applicable standards of the Community Development Code section 18.30. 120. d. Evidence of: — a change in the neighborhood or community, or — a mistake or inconsistency in the plan or map as relates to the property e. Evidence that the change will not adversely affect the health, safety and welfare of the community. 2. Statewide Planning Goals no longer need to be addressed because the City Comprehensive Plan has been acknowledged by LCDC. 3. Comprehensive Plan Policies have been properly addressed in the following manner: ORDINANCE NO. 86- 6F • a. Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding property owners were given notice of the hearing and an opportunity to comment on the applicant' s proposal. b. Policy 5.1.1 is met because the applicant has shown that a partial rezoning of the property will more likely be able to satisfy local market demand and subsequently provide job opportunities for local residents. c. Policy 5. 1.4 is satisfied because the proposed change will not enlarge the area presently designated for commercial use and will not encroach upon nearby residential area. d. Policy. 8.1.3 will be satisfied as a condition for development of the site. Before any commercial development occurs, City approval through the Site Development Review or Condititional Use process will be required. e. Policy 8.2.2 is satisfied because the site is served by Tri—let and bus users will be able to commute to this site. f. Policy 9.1.3 is met because the change in Plan and zone designations will better provide for local services that nearby residents now must leave the immediate area to obtain. This proposal will help minimize the length of vehicular trips. g. The applicable Locational Criteria in Section 12.2 of the Plan have been satisfied. 1) A residential zoning district is only adjacent along the southern boundary of the site. 2) Access The access traffic analysis presented demonstrates that the proposed rezoning does not create a traffic safety problem and that the overall impact upon adjacent streets will be minimal and the level of service for Scholls Ferry Road, Sorrento Road, or North Dakota Street will remain unchanged. When reviewed in 1985, the traffic signal at Scholls Ferry Road/Sorrento Road/North Dakota Street had not been installed and the improvement and widening of Scholls Ferry Road had not been scheduled by the State Highway Division for 1989. The City Engineering Division and State Highway Division concur with the traffic study with the understanding that specific access points will be further evaluated during the Site Development Review or Conditional Use process. Direct access to an arterial and collector street is available. Public transportation is available on Scholls Ferry Road. ORDINANCE NO. 86-5-F Pann 9 3) Site Characteristics _ The applicant has shown that the site will accommodate the uses proposed for the property. However, the Council shares the concern that was expressed at the hearing regarding the negative impacts associated with a larger scale commercial retail development. This concern is heightened since standard Community Development Code provisions do not prohibit the use of the remaining area zoned C-P to be used to satisfy parking and landscaping requirements for a project occurring on the land to be zoned C-G. Although this scenario is not intended by the applicant, the Council finds that it is essential to modify the request and impose conditions to ensure that development will occur on the property in theme, manner proposed. • The property is flat with clear visibility from either Scholls Ferry Road or North Dakota Street. 4) Impact Assessment • As noted in item 3) above, the scale of the project should be limited so as to result in commercial development which is most beneficial to and compatible with nearby residential neighborhoods. In addition to the limited scale of the anticipated development on the property, Code requirements relating to building setbacks, landscaping, lighting, etc. will be employed during Site Development or Conditional Use review. 4. Evidence of a change in the neighborhood or community. The applicant has demonstrated that significant changes have taken place since 1983 . The development noted in the report represents a combination of projects that were anticipated by the Plan (e.g. , Meadow Creek Apts) and unforeseen events (e.g. , Beaverton School. District sale of surplus land). These have all contributed to a change in the demand for commercial services. 5. Evidence of a mistake or inconsistency in the Plan. The marketing analysis has shown that the demand for neighborhood professional office services (e.g. , physicians, travel agencies) can be better satisfied with smaller sites in more locations rather than fewer large sites. These office uses are permitted in the C-G zone as well and the proposed rezoning will not prohibit them on the subject property. The analysis also shows that there is a surplus of land zoned C-P and a deficit of land zoned C-G. This proposal will help provide additional commercial needed in the area. ORDINANCE NO. 86-6-11E Page 3 :, :i.v.‘..wsiW•7,—..:-. '. , . • (• ''• ' ' . - C.7) (r. . . . :•:.:!•"‘: ',:•: .-:;-.; . ': . y \ 1,:::..! :, ..: ...t.;-...;'•;:,,,, : .: : _ ri cm I> .., S.W. . 8.-6-4-51;-=---- - •,':::■!?i'::;.•,:, •-,:. '; 44... '.:•'.. • : ;.-V.••'1114 f'■.;.:igi..*:, • • .% L 4 7. 1.; 4.% .4.'••. • 157.98 -:,.■•••• ' i :. SOR RENTO 4.i.:: ty•'. ...017A 41190.30.., al STREET 05.491 713 • 50 •c•-• N 30 iv ROAD _ ..i. . 65.32 75' 3 1::':' '''st' '''.''''' .t . s.' •-•.• :—._......_ .,....... ....-- ;::....:............ 4 IA._ es I: 1 PI .4 Cn . . ..1 .:.:k,': . '• " • , 1 ,-!..-.14;4.",:.::':;,'',.•i'; '•'.•;:: ...;.4 fr,.':;.*:'i: ..:.:'•!; •.! :4 0 ... . iti i::...•...-.::,..".. .:,:,•;;::...' '!...-,.-: 'A 0 f ru tri • . ! ,... .. . . . •. I 1 . • . 1., , . •1 :.i:. Nj I cc+ • ■ Z t • : - * • t. I I • 1 Vilibig . , • , •••■ : '3 20 ammo .A.•■••• ommo owears arm mow mime amism 99099 mow arm i ' \ •! 1 __ : • • :a • • ..:::. ' • / M ■tk : —".s1 cv. • q..) 4 > \ -:, — —t. 0 —• /-- 0 . . • . •. • p. - 0 1 C) - i = ...0 p M As . /0 . .• 5'6;04 --C i■- A / t* . ,.. .‘. . — • 570.94 S 0°e 42" E 2 0 9 ,... 6" '`?•'•1: 1 '', , g.-. 4. - . ' -.-—-- • • . r 11,.. till re,...0 vi .., •,,c,%.;: • 7 0 44) 0 (J4 0 (In • Z. it , 51 6 a . .1% re ft r IIIV • P• L • . , • • . , .. I 6. Evidence that the change will not adversely affect the health, safety and welfare of the community. The traffic impact on this proposal will be minimal and coupled with the site and street improvements that will be required in conjunction with the development, no adverse impacts are anticipated. THE CITY OF TIGARD ORDAINS AS FOLLOWS: Section 1: The proposal is consistent with all relevant criteria as discussed above. Section 2: The City Council upholds the recommendations of the Planning staff and Planning Commission with the following modifications and conditions: a. The eastern 2.9 acres of the site shall be redesignated for Commercial General development in the Comprehensive Plan and C-G (Commercial General) on the Zoning Map. The northwest corner containing 1.0 acre will be redesignated for Commercial Neighborhood development in the Comprehensive Plan and C-N (Commercial Neighborhood) on the Zoning Map. This amendment is illustrated in Exhibit "A" (map). b. Commercial development occurring within a zoning district shall not utilize space outside of the respective zone to satisfy parking or landscaping requirements prescribed by the Community Development Code. Section 3: This ordinance shall be effective on and after the 31st day after its passage by Council, and approval by the Mayor. PASSED: By Win.4 /tIncu; vote of all Council members present . after being read by number and title only, this _1: 47/7k day of J1 hi)ev •b - , 1986. Loreen R. Wilson, Acting City Recorder APPROVED: This 4/r- day of A-% c�r,.,.,=,o;- , 1986. ,- oh .E. Cook, Mayor cn/165 ORDINANCE NO. 86- ST Page 4 App[icant's Proposed Deed Restriction zone �',�nan (ZoN) Comprehensive Plan Map Amendment (CPA) 95-002/Va�i' _-1 """j 95- 003 The Planning Commission expressed concern about the range of uses allowed in the general commercial zone. In particular, Planning Commission members were concerned that if a lease to Hollywood Video fell through, or proved to be illusory, the entire 8, 000+ square feet (once zoned C-G) could be used for fast food franchises or other uses that seemed to be undesirable to the neighbors. The applicant understands the Planning Commission's concern, and proposes to address it through a voluntary deed restriction on the portion of the property that would be zoned C-G. The deed restriction would limit "eating and drinking establishments" with drive-in service to a maximum of 3166 square feet, the amount currently allowed as of right under the C-P zone. In addition, the following uses (allowed outright or as conditional uses in the C-G zone) would be prohibited altogether: 1. Automotive and equipment uses 2 . Vehicle fuel sales 3 . Fuel tank 4 . Transient lodging 5. Adult entertainment 6. Spectator sports and entertainment facilities The deed restriction would provide that it could not be removed except upon approval from the Tigard City Council or other appropriate body under the TCDC. Proposed language: "The following restrictions are imposed as a condition of approval of Comprehensive Plan Map Amendment (CPA) 95- 002/Variance (VAR) 95-003 , and shall not be altered or removed except with the approval of the Tigard City Council or such other body as may be authorized under the Tigard Community Development Code to modify the conditions of approval of a comprehensive plan map amendment and zone change: 1. No more than 3166 gross square feet of the building on Lot 3 may be used for Eating and Drinking ' Establishments (as defined in the Tigard Community Development Code in effect on (date map amendment decision becomes final) ) having drive-in service. 1 0061750.01 • 2 . The following uses, as defined in the Tigard Community Development Code in effect on [date map amendment decision becomes final] are prohibited on Lot 3 : a. Automotive and equipment uses b. Vehicle fuel sales c. Fuel tank d. Transient lodging e.. Adult entertainment f. Spectator sports and entertainment facilities" 2 0061750.01 1 I • MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 SW BANCPCFT STPEET • ?C. SCX 69039 D I PORTLAND. CREGCN 97201-;;C39 • 15031 224-9560 • FAx 15031 229-1285 D (� BUJ L May 25, 1995 MAY 2 6 1995 CITY OF. TIGARD IWashington County Land Use and Transportation lo Attention: Scott King 155 North First Avenue, Suite 350 IHillsboro, Oregon 97214 Re: Pacific Crest Zone Change . Traffic Generation Comparison Project Number 294149 IDear Mr. King: In response to City of Tigard comments regarding the allowed uses in Parcel 43 with the I proposed zone change to General Commercial (C-G), Mackenzie Engineering Incorporated (MET) has reevaluated the maximum trip rates allowed under existing C-P and proposed C-G zoning. The City proposed a worst-case scenario under the proposed zoning be analyzed which I would include a 2300 s.f convenience store and a 5600 s.f video store. Under existing zoning, the highest PM peak hour trip generation for the 8400 s.£ building would include a 3100 s.f. Convenience Market and a Motor Vehicles Department Office. The trip rates were found to be Ihigher under existing C-P zoning than the proposed C-G zoning as shown in the table below. PM Peak Hour ITrip Generation Estimates -Parcel #3 I . PM Peak Hour I Zoning Uses Enter Exit Total Existing C-P Convenience Market 143 143 286 IDMV Office Convenience Market Proposed C-G Vdeo Store 124 124 243 1 Higher trip rates would also result from a Day Care Center or a Bank instead of the D1vfV office under C-P zoning. I Trip generation was estimated utilizing rates published in the Institute of Transportation Engineers (11E) Trip Generation, Fifth Edition and MET observed rates for a video store. The ITE rates - used include Convenience Market (851), DMV Office (731), Day Care (565), and Walk-In Bank I (911). Calculations for theses scenarios are attached. IF:`.WPDATA`93-05194149'25L1.KC a Trip Generation ' ITE LAND USE VAR RATE ADT AM AM PM PM PM Enter Exit Enter Exit Total OPTION Al 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 ' 731 State Mt Veh Dept KSF 5.6 1165 31 31 68 68 136 Total 8.4 3231 123 123 143 143 286 ' OPTION A2 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 565 Day Care KSF 5.6 444 35 30 35 41 76 Total 8.4 2510 127 122 110 116 226 OPTION A3 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 911 Walk-In Bank KSF 5.6 787 18 10 43 54 97 Total 8.4 2853 110 102 118 129 247 ' OPTION B 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 ' Video Store KSF 5.6 * 49 49 98 Total 8.4 * * 124 124 248 1 1 1 I I 1 0 I Traffic Smithy Professional Traffic Counting Service I 1225 N.W. Murray Blvd., Suite 111 Voice (503)641-6333 Portland, Oregon 97229-5552 Fax (503) 643-8866 Dan Spriggez I Showcase Moter Company 180 W 1st Street Dundee, OR 97115 • IRE: Hollywood Video Store-Trip generation Survey Dan: At your request we conducted a series of 5, 2 hour trip generation survey at the Pacific Highway Hollywood Video in the City of Tigard. The following is a summary of these surveys: IJune 23, 1995 (Friday) 16:00-17:00 100 trips/hour I17:00-18:00 142 trips/hour June 24, 1995 (Saturday) III 16:00-17:00 17:00-18:00 142 trips/hour 160 trips/hour July 1, 1995 (Saturday) I 16:00-17:00 17:00-18:00 128 trips/hour 190 trips/hour I July 2, 1995 (Sunday) 16:00-17:00 184 trips/hour 17:00-18:00 174 trips/hour I July 3, 1995 (Monday) 16:00-17:00 155 trips/hour 17:00-18:00 201 trips/hour IThe maximum trip generation rate was calculated at 37.6 trips/1,000 square feet gross leasable area. This is base on a your measurement of Hollywood Video' gross leasable area of I5,400 square feet. It is my understanding that your proposed video rental business would be 8,400 square feet. A reasonable estimate for trip generation for this site would 320 trips/hour. IIf you have any questions, please call. rely FI e Engineering Support I I IINTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT HOLLYWOOD VIDEO STORE ACCESS AT PACIFIC HIGHWAY •O 10 T= 0% P=0. N ♦ DATE OF COUNT: 06/23/95 To DAY OF WEEK: Fri R 0 0 0 TIME STARTED: 16:00 T TIME ENDED: 18 :00 II H 4-73 4 4-73 A 41-1 0 L 0 ' T= 0% T= 0% II 71 —► 4-73 P=.887 P=.701 0 TEV=TOTAL ENTRY. VOLUME ♦ ♦ T=%TRUCKS BY APPROACH II 71 —► 41 I �► 71 —► P=PHF BY APPROACH 0 0 0 Peak Hour to ♦ 16:50-17 :50 Traffic Smithy T= 0% P=0. IO TEV=144 Traffic Survey Service I EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • ♦ FROM - TO —► J tJ Lo. I r► Z o„r 1 l ,04 L ALL II16:00-16:05 0 3 0 0 0 0 0 0 0 0 0 0 3 16:05-16 :10 0 1 0 0 0 0 0 0 0 0 4 0 5 16:10-16 :15 0 4 0 0 0 0 0 0 0 0 1 0 5 I 16 :15-16 :20 0 6 0 0 0 0 0 0 0 0 . 6 0 12 16:20-16:25 0 6 0 0 0 0 0 0 0 0 4 1 11 16:25-16:30 0 3 0 0 0 0 0 0 0 0 2 0 5 16:30-16:35 0 7 0 0 0 0 0 0 0 0 1 0 8 16:35-16 :40 0 2 0 0 0 0 0 0 0 0 8 ' 0 10 I 16:40-16 :45 0 3 - 0 0 - 0 0 0 0 0 0 6 0 9 16 :45-16:50 0 5 . 0 0 0 0 0 0 0 0 3 0 8 16:50-16:55 0 5 0 0 0 0 0 0 0 0 6 0 11 16:55-17:00 0 7 0 0 0 0 0 0 0 0 6 0 13 II 17:00-17:05 0 4 0 0 0 0 0 0 0 0 4 0 8 17:05-17:10 0 4 0 0 0 0 0 0 0 0 2 0 6 17:10-17:15 0 9 0 0 0 0 0 0 0 0 7 0 16 17:15-17:20 0 4 0 0 0 0 0 0 0 0 6 0 10 17:20-17:25 0 6 0 0 0 0 0 0 0 .0 10 0 16 II 17:25-17:30 0 9 0 0 0 0 0 � 0 - �0 - 0 1 0 . . 10 17:30-17:35 0 5 0 0 0 0 0 0 0 0 9 0 14 17:35-17:40 . 0 4 0 0 0 0 0 0 0 0 7 0 11 17:40-17:45 0 7 0 0 0 0 0 0 0 0 10 0 17 II 17:45-17:50 0 7 0 0 0 0 0 0 0 0 5 0 12 17:50-17:55 0 6 0 0 0 0 0 0 0 0 4 0 10 17:55-18:00 0 7 0 0 0 0 0 0 0 0 5 0 12 II I II Total Survey 0 124 0 0 0 0 0 0 0 0 117 1 242 PHF 0 .89 0 0 0 0 0 0 0 .7 0 .857 II 1 Trucks 0 0 ( 0 0 0 0 0 0 0 0 0 0 Stopped Buses 0 0 0 0 0 0 0 0 0 - 0 0 0 Peds 0 0 • 0 0 0 0 0 0 0 0 0 0 Hourly Totals - II 16:00-17:00 0 52 0 0 0 0 0 0 0 0 47 1 100 16:15-17:15 0 61 0 0 0 0 0 0 0 0 55 1 . 117 16:30-17:30 0 65 0 0 0 0 0 0 0 0 60 0 125 16:45-17:45 0 69 0 0 0 0 0 0 0 0 71 0 140 II17:00-18 :00 0 72 ' 0 0 0 0 0 0 0 0 70 0 142 I . �— ?t' it ., INTERSECTION TURN MOVEMENT COUNT SUMMARIPORT HOLLYWOOD VIDEO ACCESS AT PACIFIC HIGHWAY • .T= 0% P=.854 ,- N 82 -♦ DATE OF COUNT: 06/24/95 O 1 185 DAY OF WEEK: Sat R 1 81 0 TIME STARTED: 16.00 T - TIME ENDED: 18:00 II H 4-1 A i 0 L0 T= 0% T= 0% II 0 –► 4-0 P=0. P=0. 0 TEV=TOTAL ENTRY VOLUME �, A r0 T=%TRUCKS BY APPROACH 4-1 I r, P=PHF BY APPROACH II . 0 –► 0 –+ 0 85 0 Peak Hour _181 16:25-17:25 Traffic Smithy T= .7% P=.85 t85 TEV=167 Traffic Survey Service I EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • • L FROM - TO I –► j 4-1 I-► 41 I r• ; 4 ALL Tour I� 16:00-16:05 0 . 0 0 0 . 5 0 0 2 0 0 0 0 7 16:05-16 :10 0 0 0 0 5 0 0 4 0 0 0 0 9 16:10-16:15 0 0 0 0 8 0 0 6 0 0 0 0 14 16:15-16:20 0 0 0 0 3 0 0 6 0 0 0 0 9 I 16:20-16 :25 0 0 0 0 2 0 0 3 0 0 0 0 5 . 16:25-16:30 0 0 0 0 6 0 0 11 0 0 0 0 17 16:30-16:35 0 0 0 0 8 0 0 8 0 0 0 0 16 16:35-16:40 0 0 0 0 5 0 0 6 0 0 0 0 11 II 16:40-16:45 0 0 0 0 6 0 0 7 0 0 0 0 13 16:45-16:50 0 0 0 0 10 0 0 5 0 0 0 0 15 16:50-16:55 0 0 0 0 6 0 0 8 0 0 0 0 14 16:55-17:00 0 0 0 0 7 0 0 5 0 0 0 0 12 17:00-17:05 0 0 0 0 4 0 0 5 0 0 0 0 9 I 17:05-17:10 0 0 0 0 6 0 0 7 0 0 0 0 13 17:10-17:15 0 0 0 0 11 0 0 8 0 0 0 0 19 17:15-17:20 0 0 0 0 7 0 .0 10 0 0 0 0 17 17:20-17:25 0 0 0 1 5 0 0 5 0 0 0 0 11 II 17:25-17:30 0 0 0 0 4 0 0 7 0 0 0 0 11 17:30-17:35 0 0 0 0 9 0 0 11 0 0 0 0 20 17:35-17:40 0 0 0 0 8 0 0 4 0 0 0 0 12 17:40-17:45 0 0 0 0 4 0 0 10 0 0 0 0 14 17:45-17:50 0 0 0 0 10 0 0 5 0 0 0 0 15 I 17:50-17:55 0 0 0 0 6 0 0 0 0 0 6 0 0 6 0 0 0 0 12 17:55-18:00 0 1 0 0 0 0 7 I I IIITotal Survey 0 0 0 1 151 0 0 150 0 0 0 0 302 PHF 0 0 .25 .84 0 0 .85 0 0 0 0 .852 II 15 Trucks 0 0 O 0 0 0 0 .7 0 0 0 0 .3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peals 0 0 0 0 0 0 0 1 0 0 0 0 Hourly Totals I 16:00-17:00 0 0 0 0 71 0 0 71 0 0 0 0 142 16:15-17:15 0 0 0 0 74 0 0 79 0 0 0 0 153 16:30-17:30 0 0 0 1 79 0 0 81 0 0 0 0 161 16:45-17:45 0 0 0 1 81 0 0 85 0 0 0 0 167 II17:00-18:00 0 0 0 1 80 0 0 79 0 0 0 0 160 II I INTERSECT TURN MOVEMENT COUNT SUMMAR PORT HOLL •CD VIDEO ACCESS AT PACIFIC H ' AY • T= 0% P=0. N I0 ♦ DATE OF COUNT: 07/01/95 I O i � 0 DAY OF WEEK: Sat R 0 0 0 TIME STARTED: 16:00 T TIME ENDED: 18 :00 H 4-91 4-1 i L . 4-91 I 0 �0 T= .6% T= 0% 99 —► *-91 P=.853 P=.710 II 0 0 TEV=TOTAL ENTRY VOLUME ♦ r T=%TRUCKS BY APPROACH 11 I r• P=PHF BY APPROACH 99 —► 99 —► Ia_ 0 0 ♦ Peak Hour ( 17:00-18 :00 Traffic Smithy i O T= 0% P=0. I0 TEV=190 Traffic Survey Service EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND I TIME PERIOD • • • FROM - TO 1, —► 3 AJ 1 Lo. 41 I r• r ' L ALL our o4 I 16:00-16 :05 0 5 0 0 0 0 0 0 0 0 2 0 7 16:05-16 :10 0 3 0 0 0 0 0 0 0 0 5 0 8 16:10-16 :15 0 2 0 0 0 0 0 0 0 0 7 0 9 16:15-16:20 0 6 0 0 0 0 0 0 0 0 3 0 9 16:20-16:25 0 9 0 0 0 0 0 0 0 0 3 0 12 II 16:25-16:30 0 2 0 0 0 0 0 0 0 0 8 0 10 16:30-16:35 0 10 0 0 0 0 0 0 0 0 6 0 16 16:35-16:40 0 6 0 0 0 0 0 0 0 0 7 0 13 16:40-16 :45 0 5 0 0 0 0 0 0 0 0 6 0 11 I 16:45-16 :50 0 4 0 0 0 0 0 0 0 0 4 0 8 16:50-16 :55 0 5 0 0 0 0 0 0 0 0 11 0 16 16 :55-17:00 0 4 0 0 0 0 0 0 0 0 5 0 9 17:00-17:05 0 12 0 0 0 0 0 0 0 0 7 0 19 17:05-17:10 0 7 0 0 0 0 0 0 0 0 9 0 16 I 17:10-17:15 0 6 0 0 0 0 0 0 0 0 4 0 10 17:15-17:20 0 4 0 0 0 0 0 0 0 0 3 0 7 17:20-17:25 0 9 0 0 0 0 0 0 0 0 14 0 23 17:25-17:30 0 7 0 0 . 0 0 0 0 0 0 5 0 12 II 17:30-17:35 0 9 0 0 0 0 0 0 0 0 6 0 15 17:35-17:40 0 10 0 0 0 0 0 0 0 0 6 0 16 17:40-17:45 0 6 0 0 0 0 0 0 0 0 12 0 18 17:45-17:50 0 6 0 0 0 0 0 0 0 0 14 0 20 17:50-17:55 0 9 0 0 0 0 0 0 0 0 4 0 13 II17:55-18:00 0 14 0 0 0 0 0 0 0 0 7 0 21 II II I Total Survey 0 160 0 0 0 0 0 0 0 0 158 0 318 PHF 0 .85 0 0 0 0 0 0 0 0 .71 0 .879 % Trucks 0 .6 0 0 0 0 0 0 0 0 0 0 .3 II Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16:00-17:00 0 61 0 0 0 0 0 0 0 0 67 0 . 128 I 16:15-17:15 0 76 0 0 0 0 0 0 0 0 73 0 149 0 160 16:30-17:30 0 79 0 0 0 0 0 0 0 0 81 16 :45-17:45 0 83 0 0 0 0 0 0 0 0 86 0 169 17:00-18 :00 0 99 0 0 0 0 0 0 0 0 91 0 190 II II Oil i I INTERSEC1 TURN MOVEMENT COUNT SUNMKAR�PORT HOLLYYWW66O0D VIDEO ACCESS AT PACIFIC H AY • T= 0% P=O. N �0 ♦ DATE OF COUNT: 07/02/95 I O � 0 DAY OF WEEK: Sun R 0 0 0 TIME STARTED: 16:00 T TIME ENDED: 18 :00 H *-89 A-I I L . 4-89 II 0 j Lp T= 0% T= 0% 99 -► i-89 P=.798 P=.674 I 0 0 TEV=TOTAL ENTRY VOLUME ♦ r T=%TRUCKS BY APPROACH 441 I f• P=PHF BY APPROACH 99 -► 99 -► I 0 0 0 ♦ Peak Hour 16 :05-17:05 Traffic Smithy T= 0% P=0. TO TEV=188 Traffic Survey Service EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND II TIME PERIOD • ♦ • FROM - TO - -► _I 4_1 i L► 4� I r► r L ALL , e„r 1 I 16:00-16:05 0 10 0 0 0 0 0 0 0 0 7 0 17 16:05-16:10 0 5 0 0 0 0 0 0 0 . 0 9 0 14 16:10-16:15 0 10 0 0 0 0 0 0 0 0 3 0 13 16:15-16:20 0 9 0 0 0 0 0 0 0 0 7 0 16 16:20-16:25 0 11 0 0 0 0 0 0 0 0 13 0 24 11 16:25-16:30 0 6 0 0 0 0 0 0 0 0 6 0 12 16:30-16:35 0 9 0 0 0 0 0 0 0 0 14 0 23 16:35-16:40 0 13 0 0 0 0 0 0 0 0 5 0 18 16:40-16:45 0 9 0 0 0 0 0 0 0 0 8 0 17 I 16:45-16:50 0 6 0 0 0 0 0 0 0 0 6 0 12 16:50-16:55 0 5 0 0 0 0 0 0 0 0 3 0 8 16:55-17:00 0 5 0 0 0 0 0 0 0 0 5 0 10 17:00-17:05 0 11 0 0 0 0 0 0 0 0 10 0 21 17:05-17:10 0 3 0 0 0 0 0 0 0 0 8 0 11 II 17:10-17:15 0 8 0 0 0 0 0 0 0 0 4 0 12 17:15-17:20 0 8 0 0 0 0 0 0 0 0 10 0 18 17:20-17:25 0 11 0 0 0 0 0 0 0 0 10 0 21 17:25-17:30 0 11 0 0 0 0 0 0 0 0 5 0 16 I 17:30-17:35 0 8 0 0 0 0 0 0 0 0 9 0 17 17:35-17:40 0 4 - 0 0. = _0 0 0 0 0 0 8 0 12 17:40-17:45 0 4 0 0 0 0 0 0 0 0 2 0 6 17:45-17:50 0 8 0 0 0 0 0 0 0 0 4 0 12 17:50-17:55 0 6 0 0 0 0 0 0 0 0 7 0 13 II17:55-18 :00 0 5 0 0 0 0 0 0 0 0 10 0 15 II 1 I Total Survey 0 185 0 0 0 0 0 0 0 0 173 0 358 PHF 0 .8 0 0 0 0 0 0 0 0 .67 0 .796 % Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 II Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16:00-17:00 0 98 0 0 0 0 0 0 0 0 86 0 184 I 16:15-17:15 0 95 0 0 0 0 0 0 0 0 89 0 184 16 :30-17:30 0 99 0 0 0 0 0 0 0 0 88 0 187 16:45-17:45 0 84 0 0 0 0 0 0 0 0 80 0 164 17:00-18 :00 0 87 0 0 0 0 0 0 0 0 87 0 174 II 1 INTERSEC t TURN MOVEMENT COUNT SUMMAF�PORT I HOLL D VIDEO ACCESS AT PACIFIC H AY • T= 0% P=0... N 10 ♦ DATE OF COUNT: 07/03/95 I 0 � 1 DAY OF WEEK: Mon R 0 0 0 TIME STARTED: 16 :00 T TIME ENDED: 18 :00 H *-99 4-I ( L .■ *-100 II T= - + Ll T= 0% T= 0% 103 —► 4-99 P=.804 P=.892 II 0 0 TEV=TOTAL ENTRY VOLUME ♦ r T=%TRUCKS BY APPROACH -4-1 r► P=PHF BY APPROACH 103 —► 103 —► 0 0 0 T= 0% P=0. 1 Peak Hour II _ 10 ♦0 16:55-17:55 Traffic Smithy TEV=203 Traffic Survey Service EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND II TIME PERIOD • • • FROM - TO —► 4J I L . i 1 r• r L ALL vT `� Lo. /4 I 16:00-16 :05 0 8 0 0 0 0 0 0 . 0 0 4 0 12 16:05-16 :10 0 5 0 0 0 0 0 . 0 0 0 5 0 10 16:10-16 :15 0 5 0 0 0 0 0 0 0 0 9 0 14 16:15-16 :20 0 4 0 . 0 0 0 0 0 0 0 3 0 7 16:20-16 :25 0 7 0 0 0 0 0 0 0 0 8 0 15 I 16 :25-16:30 0 5 0 0 0 0 0 0 0 0 5 0 10 16 :30-16 :35 0 6 0 0 0 0 0 0 0 0 4 1 11 16 :35-16 :40 0 5 0 0 0 0 0 0 0 0 6 0 11 16:40-16 :45 0 6 0 0 0 0 0 0 0 0 6 0 12 I 16 :45-16:50 0 5 0 0 0 0 0 0 0 0 10 0 15 16:50-16:55 0 10 0 0 0 0 0 0 0 0 8 0 18 16:55-17:00 0 8 0 0 0 0 0 0 0 0 12 0 20 17:00-17:05 0 12 0 0 0 0 0 0 0 0 7 0 19 17:05-17:10 0 4 0 0 0 0 0 0 0 0 8 0 12 I 17:10-17:15 0 7 0 0 0 0 0 0 0 0 9 0 16 17:15-17:20 0 10 0 0 0 0 0 0 0 0 6 0 16 17:20-17:25 0 10 0 0 0 0 0 0 0 . 0 8 1 19 17:25-17:30 0 9 0 0 0 0 0 0 0 0 5 0 14 I 17:30-17:35 0 6 0 0 0 0 0 0 0 0 8 0 14 17:35-17:40 0 5 0 0 0 0 0 0 0 0 8 0 13 17:40-17:45 0 10 0 0 0 0 0 0 0 0 8 0 18 17:45-17:50 0 10 0 0 0 0 0 0 0 0 9 0 19 17:50-17:55 0 12 0 0 0 0 0 0 0 0 11 0 23 II17:55-18 :00 0 10 0 0 0 0 0 0 0 0 8 0 18 I II I Total Survey pi-1F 0 179 0 0 0 0 0 0 0 0 175 2 356 F 0 .8 0 0 0 0 0 0 0 0 .88 .25 .845 % Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 I Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16 :00-17:00 0 74 0 0 0 0 0 0 0 0 80 1 155 I 16:15-17:15 0 79 0 0 0 0 0 0 0 0 86 1 166 16:30-17:30 0 92 0 0 0 0 0 0 0 0 89 2 183 16:45-17:45 0 96 0 0 0 0 0 0 0 0 97 1 194 17:00-18 :00 0 105 0 0 0 0 0 0 0 0 95 1 201 II I i - • i SALES 35 • 30 25 20 15 ii 1 zaS.. :::ti:;:;:i:;:;: 5 4:♦ 0 J...J :.�.vi .vim•v::::::,n:••; ::..>:.!:;::•i$:: July Aug Sept Oct. Nov Dec Jan Feb Mar Apr May Jun CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes June 19, 1995 1. CALL TO ORDER Commissioner Holland, Acting Chairman, called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Commissioners Collson, DeFrang, Griffith, Holland, Saxton, and Scolar Commissioners Absent: President Fyre, Commissioners Moore and Wilson Staff Present: Carol Landsman, Senior Planner; Ray Valone, Associate Planner; Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES Commissioner Collson moved and Commissioner Griffith seconded a motion to approve the May 22, 1995, meeting minutes as submitted. A voice vote was taken and the motion passed. Commissioner Saxton abstained. Commissioner Saxton moved and Commissioner Griffith seconded a motion to approve the June 5, 1995, meeting minutes as submitted. A voice vote was taken and the motion passed. Commissioner Collson abstained. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARING 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/ZONE CHANGE (ZON) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 1.1.2, 2.1.1 , 5.4, 8.1 .1 and 12.2.1 (2); and Community Development Code chapters 18.22, 18.32, and 18.62. Zone: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. PLANNING COMMISSION MEETING MINUTES - June 19. 1995 - Page 1 • • STAFF REPORT Associate Planner Ray Valone presented the staff report,explaining that this was a proposal to amend the comprehensive map and rezone .39 acres from professional commercial to general commercial. He said that the original 1.24 acre parcel was annexed into the city in 1979 and was zoned C-P. Valone stated that the applicant received approval for a minor land partition and site development review. The minor land partition divided the original parcel into 3 parcels. Valone stated that the current application is for parcel 3 only; parcels 1 and 2 will remain C-P. Ray Valone reported that Tualatin Valley Fire District did not have any objections to the proposal, but that the Engineering Department was concerned about possible traffic problems for the neighborhood and had recommended denial. He then said that Washington County reviewed the proposal, due to its jurisdiction over Scholls Ferry Road, and did not believe that there would be a significant effect on the transportation system. Valone said that staff finds that this proposal does not meet all applicable comprehensive plan and development code criteria. He noted that a quasi-judicial change to the comp plan map requires the city to find that a change of physical circumstances has occurred or that a mistake was made in the original land use designation. He stated that the applicant's argument is based upon the current availability and the market for commercial office space along the Scholls Ferry corridor. Valone explained that the comprehensive plan does not contain policies or criteria for designating land use based on market forces. In conclusion, Valone said that staff recommends that the planning commission forward a recommendation of denial to the city council. APPLICANT'S PRESENTATION • Richard Allan from Ball, Janik, and Novack, 101 SW Main., Suite 1100, Portland, OR 97204, spoke on behalf of the applicant. He stated that this site is relatively small and the development options are limited. He noted that under the current CP zoning, a development can have up to 20% of the square footage developed for certain types of retail uses, which in this case would be about 3100 square feet. He referred to a 1986 application for property immediately east on SW North Dakota that was rezoned from C-P to C-G, C-P, and neighborhood commercial. He stated that the rational at that time was that the city had a severe shortage of general commercial zoning. Allan went on to say that a lot of land originally zoned for planned industrial was eventually developed as office space, which is a permitted use under PLANNING COMMISSION MEETING MINUTES - June 19. 1995 -Page 2 • • industrial zoning. He said that the city's comprehensive plan inventory shows that buildable general commercial land decreased from 140.1 acres in 1981 to 58.6 acres in 1989. During the same time, the C-P zoned land decreased from 108 acres to 86 acres. He quoted the report as saying that the lack or diminishing supply of land available for general commercial and industrial development is one of the core problems facing city economic development. Allan said that the city's buildable lands inventory counted all I-P zoned land as industrial; it did not count any of it in the commercial category. He stated that what has happened is that, in some areas, I-P zoned land has developed as offices and commercial. It developed contrary to the way the city planned in the comprehensive plan. Allan said that his could be considered a physical change in circumstances or a mistake. Allan asserted that this particular site is too small and too far away from the freeway to develop as offices. He went on to say that the site is ideal for commercial use due to its orientation to Scholls Ferry Road; it has good transit access and is at a signalized intersection. He said that a video store would be compatible to' the existing development on the site and to the residential neighborhood. • Dan Boyden, Pacific Crest Partners, 911 Oak Street, Hood River, OR 97031, the property owner, explained that the original site was reduced in size due to widening of Scholls Ferry Road and 20' buffering requirements along the west and south. He said that he had letters of intent for retail use but none for office use. He went on to say that Hollywood Video would take the whole space if the zone was changed. He reported that this would be a more neighborhood appropriate use than a fast food restaurant and a printing business. He stated the neighbors were in favor of the video store. • Steve Neville, 621 SW Morrison, #448, Portland, OR 97205, a retail broker, spoke about the retail market. He reported that there is a strong demand for retail space in the Portland Metropolitan area. He stated that the vacancy rate for retail space along this corridor is 5.3 per cent. Neville maintained that retail traffic needs to be near traffic lights, not in neighborhood streets. He said that since there is a traffic light already at the intersection of Scholls Ferry Rd. and North Dakota St., this would be a good location for retail customers. • Mark Edlen, 3860 SW 75th, Portland, OR 97225, from Cushman and Wakefield, stated that he thinks there has been a significant change in the PLANNING COMMISSION MEETING MINUTES -June 19, 1995 - Page 3 • community, especially in population and what office development has done to the area, in terms of traffic. He said that office tenants want to be near freeway exchanges. He went on to report that, as major users have moved to the suburbs and taken the best locations, the smaller office spaces have become less tenable. He stated that there is an abundance of small office space available; space with less than 5,000 square feet. He provided the commissioners with a list of office space availabilities in the area, Exhibit 'A'. He concluded by saying that the chance of leasing this particular parcel for office space is low. PUBLIC TESTIMONY - IN FAVOR • Ed and Pam Halberg, 12630 SW Glacier Lily Circle, Tigard, OR 97223, co- presidents of the Summerlake Home Owner's Association, reported that they polled the homeowners in the area about their preference of tenants for this location. The results of the poll indicated that all were in favor of a video store. They believe that a video store would enhance the neighborhood feeling. • Ron Holbrook, 9880 SW 90th, Tigard, OR 97223, stated that he was in favor of a Hollywood Video close to his home as opposed to fast food restaurants. PUBLIC TESTIMONY - IN OPPOSITION • Jeff Bennett, 1600 SW Cedar hills Blvd., #100, Portland, OR 97225, spoke on behalf of Killian Pacific, the owners of the Nimbus Center located on Nimbus and Scholls Ferry Road. He stated that population growth should . not be viewed as a change in circumstances, that this would have been considered in the comprehensive plan. He also noted that a goal of the comp plan is to avoid spot zoning. He also emphasized that if the zone change was approved, other retail use in addition to video stores would be allowed on this parcel. • Dan Spriggel, 180 W. 1st, Dundee, OR 97115,stated that he was against the proposal. He provided the commissioners with information that illustrated how much traffic a video store would generate, Exhibit 'B'. APPLICANT'S REBUTTAL • Richard Allan addressed some of the issues raised by the opponents. He stated that the applicant is only rezoning a portion of the site and the majority of the site would remain professional commercial, with deed restrictions. PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 4 • • Brent Ahrend from McKenzie Engineering,0690 SW Bancroft Street, Portland, OR 97201, explained how trip rates were calculated in the traffic report. He stated that traffic counts are based on square footage of the store and that if this video store is a 'Million Dollar', the traffic counts would be about twice the numbers projected by Mr. Spriggel. PUBLIC HEARING CLOSED In response to a question from Commissioner DeFrang, Carol Landsman stated that when the neighborhood commercial area was developed,the planning commission decided not to designate specific locations, but to allow them. To insure that they did not happen in too many places and that they could service neighborhoods, there was a distance requirement that they be spaced half a mile apart. After further discussion,Commissioner Saxton moved to recommend denial of CPA 95-0002/ZON 95-0003. Commissioner Collson seconded the motion. A voice vote was taken and the motion passed by a vote of 3 to 2. Commissioners Saxton, Collson, and Scolar voted for the motion; Commissioners DeFrang and Griffith voted against the motion; Commissioner Holland abstained. Carol Landsman suggested that the commissioners may want to direct staff to look at ways to combine commercial next to residential, to look at ways to insure that neighborhoods would not be hurt, and what the best kinds of development might be. Commissioner Holland said that he did not think that a commercial professional user should be allowed in a neighborhood commercial zone. He stated that when that happened, the zone should be changed to C-P,so that someone else within a half mile could have the option of using the neighborhood commercial zone. Holland then stated that he would like to have the planning commission look at the neighborhood commercial zoning and possibly make changes in the comprehensive plan. Commissioner Saxton said that when this goes to city council, he would like the message to be that the planning commission is discomforted about opening up this parcel to all types of uses, that there is a problem with the limitation of the neighborhood commercial zone, and that there is a concern with the outright uses allowed under the existing zone next to a neighborhood. He thought that in a commercial professional zone, any other use should be conditional. 6. OTHER BUSINESS Carol Landsman reported that she received one comment on the 2040 letter. The commissioners directed her to forward the letter on to city council. PLANNING COMMISSION MEETING MINUTES - June 19, 1995 - Page 5 Commissioner Scolar volunteered to be on the Historic Sites and Districts Committee. Commissioner DeFrang stated that she went to the city council meeting and gave them the history on Terrace Trails. She reported that the council added $5,000 for development of access strips to the trail. 7. ADJOURNMENT The meeting adjourned at 9:32 p.m. Jerree Gaynor, Planning Commission Secretary ATTEST: Commissioner Holland, Acting Chairman PLANNING COMMISSION MEETING MINUTES - June 19, 1995 -Page 6 Ija i o■.c--- r 6vl oA'J • spft-:GGLlL(oPP4,Jc^-0- tP ))41)11- MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN "• 0690 S.W. BANCROFT STREET • P. O. BOX 69039 PORTLAND, OREGON 97201-0039 • (503) 224-9570 • FAX (503) 228-1285 NEIGHBORHOOD MEETING Tuesday - June 14, 1994 7:00 p.m. Tigard Water District Auditorium 8777 S.W. Burnham Road Tigard, Oregon Dakota and Scholls Site MSA Project Number 294149 Dennis Woods (MSA) gave an introduction to the project which included the proposed uses, setbacks, entry location, and drainage concept. Questions/answers are as follows: 1. Mrs. Peters asked what will be the building height? Dennis Woods: The buildings will be one story and approximately 20- to 25-ft. high (45 ft. is the maximum allowed by Code). • • 2. David Peters voiced concerns'regarding the bio-swale and standing water seeping into his house. Dennis Woods: The bio-swale will be flowing away from Mr. Peters' house to Dakota Street, and not stagnant. The lower elevation of the swale will also help keep water away from Mr. Peters' house and yard. Mr. Peters also asked about the plans for the trees next to his fence. Dennis Woods: We are planning to save those trees. 3. Bob Engle asked who would be the tenants. Dan Boyden answered that although none have been officially signed, the bank and other tenants would all be allowed uses within the zone and would typically be 9-to-5 types. 4. Mrs. Peters asked how the berry bushes will be removed? Will poison be used? Dennis Woods: The bushes will probably be scraped off during clearing operations to a depth of 6 inches minimum in preparation for paving and building. The landscape designer will determine if any additional measures are needed. 5. David Peters asked if the Scholls Ferry Road sound wall will be extended? Dennis Woods: The wall was for residences and would not be desired on a commercial site as it would block visibility. • 6. Bob Engle asked what is the timing for construction of this project? Dennis Woods: Within one year. • F:\WPDATA\94-06\94149\21MM1.kc • • • f . Provision of 4 bicycle parking spaces . g. Walkway connecting the entrance of the proposed bank with SW Scholls Ferry Road. Identification of pedestrian access to SW North Dakota Street . Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6 inch vertical separation (curbed) or a minimum 3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width. h. The entrance of the proposed bank shall be re-oriented toward either SW North Dakota Street or SW Scholls Ferry Road. i . A plan which shows compliance with Community Development Code Chapter 18 . 116 , Mixed Solid Waste and Recyclable Storage . The applicant shall choose one of the following four methods to demonstrate compliance : Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign- off . • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS : 9 . All site improvements shall be installed as per the approved revised site plans . 10 . Deed restrictions shall be submitted which limit the area to be used for retail sales, convenience sales and personal services, and eating and drinking establishments to a maximum of 2 , 888 square feet of the gross floor area of the development complex. The C-P (Professional Commercial) zone limits these uses to 209,; of the entire square footage of the development complex. 11 . Plans shall be submitted to the Tualatin Valley Fire District for review and approval of hydrant locations . 12 . Landscape and lighting plans shall be submitted to the Tigard Police Department for review and approval . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE PARTITION PLAT. UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL ANDERSON, ENGINEERING DIVISION: • NOTICE OF DECISION SDR 94 - 0014 MACKENZIE/CUNNINGHAM PAGE 3 • . . at the intersection. Submit plans for review and approval . Access is acceptable . The City of Tigard Water District , Portland General Electric has reviewed this application and have offered no comments or objections . No other comments have been recieved. SECTION III . ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS : Use Classification : The applicant is proposing to build a bank and a building for leasable space . This building is proposed for office space, a veterinary clinic and general retail sales . A bank is classified in Code Section 18 . 42 (Use Classifications) as Financial, Insurance and Real Estate Services . Office space is classified as Professional and Administrative Services . A veterinary clinic is classified as Animal Sales and Services : veterinary, small animals . Code Section 18 . 64 . 030 (2) (G) allows Financial, Insurance and Real Estate Services as a permitted use in the C-P zoning district . Code section 18 . 64 . 030 (2) (a) allows Animal Sales and Services : veterinary, small animals as a permitted use . Section 18 . 64 . 030 (2) (k) allows Professional • and Administrative Services as a permitted use in the C-P zone . Section 18 . 64 . 030 (2) (m) limits general retail sales, convenience sales and personal services, eating and drinking establishments to 200 of the entire square footage of the development complex. A total of 2, 888 square feet of gross floor area shall be allowed for these uses . The applicant shall provide deed restrictions which specify the limitations imposed on general retail sales, convenience sales and personal services, eating and drinking establishments . This is necessary because the property is to be partitioned into three lots and ownerships . The entire development complex is not allowed more than 200 of the three limited uses . Minimum Lot Area : Section 18 . 64 . 050 states that the minimum lot area is 6, 000 square feet and the minimum lot width shall be 50 feet for parcels in the C-P zoning district . The site contains approximately 57, 500 square feet and has an average lot width of 230 feet, both of which exceed the minimum dimensional standards of the C-P zone . The applicant is proposing to partition the .property into three lots for ownership purposes . The site development is considered a development complex and as such will be reviewed as one site . All landscaping, impervious surface and other like requirements pertaining to a development -site shall be applied to the site in its entirety and not the • NOTICE OF DECISION SDR 94 - 0014 MACKENZIE/CUNNINGHAM PAGE 6 • . facility and a private storm drain system connecting to the underground system in SW North Dakota Street . The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. The proposed site development that includes a water quality facility complies with this requirement . The final design should comply with the minimum USA standards and shall be privately owned and maintained. SECTION IV. ANALYSIS AND CONCLUSION - MINOR LAND PARTITION Section 18 . 162 . 040 contains the following general approval criteria for a Minor Land Partition: 1 . The proposal conforms with the City' s Comprehensive Plan; 2 . The proposed partition complies with all statutory and ordinance requirements and regulations ; 3 . Adequate public facilities are available to serve the proposal; 4 . All proposed lots conform to the size and dimensional requirements of this title; and 5 . All proposed improvements meet City and applicable agency standards (Ord. 89-06 ; Ord. 83 - 52) . The proposal conforms with the City' s Comprehensive Plan in that the newly created lots will allow for Commercial development . This proposal therefore is not in conflict with the C-P (Professional Office) Comprehensive Plan designation. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process . Adequate public facilities are available to serve the proposal .. Section 18 . 162 . 050 contains the following special provisions for lots created through the partition process : A. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district . 411 NOTICE OF DECISION SDR 94 - 0014 MACKENZIE/CUNNINGHAM PAGE 13 • ' S/04 6/05 6/06 6/07 6/09 6/10 day 'Monday Tuesday Wednesday Thur Friday Saturday Total • Nuttier of Software Rentals _ -1444 - 315 - 304 220 210 486 860 2839 tNumber-of, Software Returns a 592- 473 383 364 295 236 348 26.90 Wilare Rental Dollars 1082.87 785.08 792.81 574.13 551.48 1155.25 2196.88 7138.50 IIIIPPr of Software Rental Invoices , 253 185 180 119 127 255 457 1576 Sales Dollars 45.46 116.25 61.14 22.06 38.74 52.40 95.85 431.90 Number of Sales Invoices 49 _ 336 37 36 23 55 91 327 \Total Nuiber of Invoices _✓� -:,_f 1340 213 221 146. ---- 148 294 523 ^ 1855:,-` Total Dollars . �, 1412.02 1133.74 1082.94 777.07 801.11 -1460.61 2869.00 9536.49 Number of Volutes 115581 15664 15670 - 15671 15671 15672 15672 15657 # Software Rentals / # Volumes 00 2.8496 2.0110 1.9400 1.4039 1.3401 3.1011 5.4875 18.1325 Sftwr Rental I I. # Sftwr Rentals 2.44 2.49 2.61 2.61 2.63 2.38 2.55 2.51 # Sftwr Rentals / # Sftwr Invoices 1.7549- 1.7027 1.6889 1.8487 1.6535 1.9059 1.8818 1.8014 # Sftwr Rentals / # Total Invoices 1.4323 - 1.4789 1.3756 1.5068 1.4189 1.6531 1.6444 1.5305 Sftwr Rental f / # Sftwr Invoices 4.28 4.24 4.40 4.82 4.34 4.53 4.81 4.53 Sftwr Rental $ / # Total Invoices 3.49 3.69 3.59 3.93 3.73 3.93 4.20 3.85 Sales Dollars / # Sales Invoices 0.93 3.23 1.65 0.61 1.68 0.95 1.05 - 1.32 Sales Dollars / # Total Invoices 0.15 0.55 0.28 0.15 0.26 0.18 0.18 ' 0.23 Total Dollars / # Total Invoices - "Y4 55 5.32 4.90 5.32 5.41 4.97 5.49 5.14 Example video store is approx. 5,500 square feet located in the tri-county area with a annual gross sales of 480 ,000 .00 IIIAverage sales amount per invoice is approx. 5.00 (five) dollers. (one invoice = one customer) . Average rental return is approx . 1.5 movies per invoice (invoice = one. customer - two traffic trips) total movie returns divided by 1.5 = # invoices . Traffic,-trips from rentals =-620 on ( e customer per` inv oice \x 2. (ingress /egress) ) . . "-- _�- (traffic trips from returns = 788 (591 returns divided by, 1.5 I( (Average movies per invoice:)�)- = 394 customers x 2 (ingress/,- egressY.'i Average Hollywood video superstore does between -850 ,000 .00 and one million dollers gross sales annualy in the tri-county area. Source for hollywood video figures : V.S.D.A. • • . • TIME111 TRANSACTIONS 411 • AMOUNT • • 29. 68 9 10 1 13 7 31 . 65 14 16 ;13. 93 15 77. 70 24 141 . 96 Lt- 16 113. 44 -3 17 (° 18 28 112. 93 19 135. 16 20 83. 92 20 149. 69 21 :6 24. 50 MAX 28i 149. 69 TOTAL 213 113.3. 74 AVG 14 75. 58 • • - - - Weekday peak hours are approx. 3: 00pm to 8: 00pm • Traffic trips for weekday peak hrs. on monday are 264 (132 x 2 - ingress/egress) . • • • • •• • • • • . . TIMES TRANSACTIONS A271 III u , 5 q , f 9 6 L_ _ . L■,i 10 ? 11 ,:.0. ■I t. , 111 1, 1 13 14 4 7 15 16 % 7.3. 9 1 77. 716 15 E.-'4 196 L4 16 --...-- 41 . S 17 1...6 .-....:, 113. 44 Lo 18 .,... 112. 93 28 135. 16 19 • 20 83. 92 20 .15 21 149. 69 6 ed 24. 97 V VV 5 L-_-4. 5121 MAX 281 TOTAL 213 149. 69 AVG 1133. 74 14 75. 58 Weekday Pm peak traffic from 4: 00pm and 6: 00pm is 146. (73 x 2)= 146 trips ingress/egress. III III . • TIME OrRANSACTIONS AMOUNT • . • • ' f t• 9eady wri•ti 1,3device 6c 4 014.4, Retry, I 17rc, Fa 1. �a • • 16 9 13 14 79. 4' ' 15 14 - 85. 43 3 1J 116. ao • 16 " 17S. 95 18 `J6 198. 57 . . b • - 19 63 322. 6.3 20 2.6 7. 5 • �1 1,:0. 95 2.0' 4'9. 9` • • -49.49 • • • MAX 63 357. 75 TOTAL. •408 2057. 06 • AVG. 27 • • 137. 14 • • Traffic trips for weekend peak hours on saterday are • 636. (318 x 2 - ingress/egress) . • • • • • • • • • • • • • •. • . • .. • TIME 416NSAOTIONS AMOUNT 411 • , 8 .... 26. 95 . t 9eaay writi 13deyace 6ir. 34 010, Retry, I 17re, Fa "'".- 1 L 16 93. 33 • 13 14 15 79. 42 85. 43 14 -,— a3 116. 20 15 • 34 175. 95 .--4 16 42 1:/32. 34 "S 17 ,J6 198. 57 (o 18 63 322. 63 19 57 357. 75 fICX, 20 26 130. 95 • B 20 • •4992 . 10 49.. 49 MAX • 63 357. 75 TOTAL - 408 2057. 06 • AVG. 27 ' • 137. 14 Weekend Pm peak traffic from 4: 00pm and 6: 00pm is 316. (158 x 2)= 316 trips ingress/egress. • • • • Cushman&Wakefield of Oregon,Inc. 06/19/95 Page: 1 List of Availabilities with Comments Mark Edlen Building Name/Address 2nd Address City SF Available Rent Range ' Pacific Terrace 11515 SW Pacific Hwy Tigard 800 $11.00 Gross Courtyard Building 8385 SW Nimbus Avenue Beaverton 1,547 $14.50 Gross Columbia Business Center 9600 SW Greenburg Road Portland 1,100 $16.00 Gross • Creekside IV 11000 SW Stratus Beaverton 11,000 $14.50 Gross Hall Executive Plaza 8196 SW Hall Boulevard Beaverton 785 $12.00 Gross 1,345 $12.00 Gross Willowbrook Center 11525 SW Durham Road Tigard 880 $12.50 Gross 2,450 $12.50 Gross 5,850 $9.00 Net Murrayhill Marketplace 14780 Osprey Drive Beaverton 1,989 $17.00 Gross 644 $17.00 Gross • 1,300 $17.00 Gross 976 $17.00 Gross Hall Executive Plaza 8196 SW Hall Boulevard Beaverton 585 $12.00 Gross 1,550 $12.00 Gross • 1,120 $12.00 Gross King City Professional 15405 SW 116th Street King City 5,000 $12.00-$13.00 Gross -b Denny Square 6700 SW 105th Beaverton n • 623 $13.00 Gross 2 er Courtyard Building 8385 SW Nimbus Avenue Beaverton n 3,597 $14.50 Gross 6600 Building 6600 SW 92nd Ave. Portland 1,490 $13.50 Gross Pacific Corporate Center 6650 SW Redwood Lane Building 16 Tigard .n 39,904 $18.50 Gross ..fs F Pacific Corporate Center 15350 SW Sequoia Parkway Building 1 Tigard • II No warranty or representation,express or Implied,is made as to the accuracy of the Information contained herein,and same is submitted subject to errors,omissions,change of price,rental or other conditions,withdrawal without notice,and to any .' special listing conditions,imposed by our principals. 4 Cushman&Wakefield of Oregon,Inc. 06/19/9 Page: 2 Mark Edlen List of Availabilities Building Name/Address 2nd Address City SF Available Rent Range 21,917 $18.50 Gross Plaza West Building 9600 SW Oak Street Portland 1,989 $16.50 Gross 1,193 $17.50 Gross Creekside Five 8705 SW Nimbus Ave Beaverton 1,027 $18.50-$19.50 Gross 1846 $18.50-$19.50 Gross • 3,432 $18.50-$19.50 Gross 3,814 $18.50 Gross Cascade Square 8625 SW Cascade Boulevard Beaverton 3,002 $16.00 Gross 1,388 $16.00 Gross 5,200 $16.50 Gross 5,217 $16.50 Gross 5,561 $16.00 Gross 3,611 $16.00 Gross 6,221 $16.00 Gross Centennial Bank Building 6610 SW Cardinal Tigard 6,155 $18.00 Gross Denny Square 6700 SW 105th Beaverton 827 $13.50 Gross 577 $13.50 Gross 848 $13.00 Gross • Greenwood Gardens 10550 SW Alien Boulevard Beaverton • 1,516 $13.00 Gross 1,602 $13.00 Gross 728 $13.00 Gross 1,389 $13.00 Gross 2,084 $13.00 Gross 7180 SW Fir Loop 7180 SW Fir Loop Tigard 4,892 $13.50 Gross Lincoln Tower 10260 SW Greenburg Road Portland 7,500 $15.00 Gross 2,861 $19.00-$19.50 Gross One Lincoln Center 10300 SW Greenburg Road Portland No warranty or representation,express or implied,is made as to the accuracy of the information contained herein,and same Is submitted subject to errors,omissions,change of price,rental or other conditions,withdrawal without notice,and to any special listing conditions,imposed by our principals. Cushman&Wakefield of Oregon,Inc. 06/19/9 Page: 3 List of Availabilities Mark Edlen Building Name/Address 2nd Address City SF Available Rent Range 11,802 $16.75 Gross Fairway Office Park 9115 SW Oleson Road Beaverton 7,000 $14.00 Gross One Embassy Centre 9020 SW Washington Sq.Dr. Tigard 1,574 $18.50 Gross 1,312 $18.50 Gross • 1,488 $18.50 Gross Lincoln Tower 10260 SW Greenburg Road Portland 4,320 $21.00 Gross 4,794 $21.00 Gross 3,676 $16.50 Gross 7,379 $15.00 Gross Two Lincoln Center-South 10220 SW Greenburg Road Portland 1,757 $18.00 Gross 3,972 $18.00 Gross • One Lincoln Center 10300 SW Greenburg Road Portland 1,136 $17.50-$19.00 Gross 1,167 $17.50-$19.00 Gross 1,812 $17.50-$19.00 Gross 3,886 $17.50-$19.00 Gross 4,955 $17.50-$19.00 Gross 2,925 $17.50-$19.00 Gross 1,318 •$17.50-$19.00 Gross Two Lincoln Center-North 10220 SW Greenburg Road Portland 16,500 $18.00 Gross 1,491 $18.00 Gross 2,235 $18.00 Gross 2,230 $17.00 Gross The Lincoln Building 10250 SW Greenburg Road Beaverton 2,640 Negotiable 2,468 $17.50 Gross Five Lincoln Center 10200 SW Greenburg Portland 7,859 $19.50-$20.00 Gross 2,330 $18.50-$20.50 Gross No warranty or representation,express or Implied,Is made as to the accuracy of the information contained herein,and same is submitted subject to errors,omissions,change of price,rental or other conditions,withdrawal without notice,and to any special listing conditions,imposed by our principals. • • P.C,. ()r�l� Cushman& Wakefield of Oregon, Inc. 6/19/95 Mark C. Edlen List of Availabilities Building Name/Address 2nd Address City SF Available Rent Range 10865 SW 5th 10865 SW 5th Beaverton 10,000 $0.00-$6.00 Beaverton Creek Business Park 2901-3203 SW 153rd Drive Beaverton 2,040 $0.74 Blended 6,000 $.35/$.55 10,488 $13.00 Blended Beaverton Creek Business Park II 15300 SW Milliken Way Beaverton 3,259 $0.40-$.055 3,276 Creekside Corporate Center SW Creekside Place Beaverton 3,922 $.65 Blended Rate 11,139 $.72 Blended Rate Fallbrook Business Center 10000 SW Allen Boulevard Beaverton 12,000 $0.00/$.55 Murray Place 3700 SW Murray Boulevard Beaverton 47,118 $.65-$.78 Blended Pacific Corporate Center SW Sequoia Parkway Tigard 9,315 $0.00-$1.13 PacTrust Business Center SW Upper Boones Ferry Road Tigard 20,315 $0.00-$.63 11.11 • •• Cushman& Wakefield of Oregon, Inc. 6/19/95 Mark C. Edlen List of Availabilities Building Name/Address 2nd Address City SF Available Rent Range Park 217 Business Center I & II SW Garden Place & Hwy 99 Tigard 19,398 $.65 Blended Rate Parkside Business Center SW Nimbus & Cirrus Beaverton 500 $0.00-$.75 900 $.54 Blended Rate 906 $0.00-$.89 1,075 $0.00-$.75 1,220 $.54 Blended Rate 1,288 $.57 Blended Rate 1,350 $.66 Blended Rate 1,420 $.61 Blended Rate 2,268 $.41 Blended Rate 2,525 $.41/$0.00 3,000 $.54/$0.00 3,100 $.54/$0.00 4,050 $.59-$.61 Blended 4,200 $.40 Blended Rate 4,608 $.59 Blended Rate 5,500 $.54/$0.00 Quadrant 217 Corporate Center Phase I & II Beaverton 1,590 $.84 Blended Rate 2,134 $.76 Blended Rate 5,357 $.52 Blended Rate Scholls Business Center Phase 1 10240 SW Nimbus Avenue Tigard 1,100 $0.00/$.80 1,400 $1.06 Blended Rate 1,640 $1,331/Month, NNN 1,932 Varies 2,450 $.77 Blended Rate 8,100 $.62-$.66 Blended Rate mec/McEIROO2.noc 2 • Cushman& Wakefield of Oregon, Inc. 6/19/95 Mark C. Edlen List of Availabilities Building Name/Address 2nd Address City SF Available Rent Range Twin Oaks Tech Center 1815 169th Place Beaverton 0 $.65 Blended Rate 2,926 $.50 Blended Rate 3,574 $.35/$.55 4,134 $0.00-$.40 4,650 $.60 Blended Rate 4,820 $.50 Blended Rate 12,240 $.65 Blended Rate Western Avenue Business Center 5465 SW Western Avenue Beaverton 3,254 $.33/$.55 Woodside Business Center(Forum) Phase I & II Beaverton 8,501 $.70/$0.00 mec/MCFJRO02.DOC 3 • RECEIVED PLANNING June 15 , 1995 JUN 1 9 '1995 Mr. Ray Valone Tigard City Hall 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr. Valone; I am writing you in regards to the proposed zoning change to the Tigard Comprehensive Plan, file #CPA 95-0002/ZON 95-0003 , from Commercial Professional to General Commercial in the Scholls Retail Center. The Scholls Retail Center is located on Scholls Ferry Road and North Dakota Road with the center adjacent to properties represented by the Summer Lake Homeowners Association. Mr. Dan Boyden of Pacific Crest Partners, in charge of this project, has informed us that the with current zoning the buildings will be occupied by a Key Bank and Veterinary Hospital . Tenants for the remaining unoccupied portion of the building have yet to be determined. Mr. Boyden has informed us that the most likely occupants of this space will be a Boston Chicken Bar and a Kinko' s Copy Center. Pacific Crest Partners would like to change the current zoning to General Commercial in order to lease this space to Hollywood Video. A survey was conducted with in our Association. Those members that chose to respond to our enquiries unanimously supported a Hollywood Video in lieu of the Boston Chicken and Kinko' s Copy Center combination. The strongest support came from those families adjacent to the property. Many reasons were given for peoples preference, some of these are listed below. For the Boston Chicken; 1) Surveys show that this food chain draws customers from a much wider area than the Hollywood Video store . This will lead to increased traffic in our small community. This is a problem that already plagues this area as highlighted in Project Report prepared for the 130th/Winterlake Connection (June, 1995) and will be compounded even more by the City Council' s recent vote on the Hawk' s Beard to Scholls Ferry connection. 2) A food chain will increase noise, air and detritus pollution that would disturb the residents nearest the property. 3) The food and waste would attract unwanted insects and III • _ rodents . 4) Potential problems, such as increased vandalism, could result from the increase in unsupervised adolescents . This neighborhood already experiences numerous problems as a result of it' s vicinity to Summerlake Park. The Kinko' s Copy Center would be open 24 hours/day. The late night traffic and noise would be very disruptive to our residents . Hollywood Video is a "Family" video store, and does not carry "Adults Only" type video' s . Mr. Boyden has reported to the Home Owners Association that Hollywood Video is willing to work with the neighborhood to modify its lighting and sign structure so that it will not be detrimental to our community. Hollywood Video has also expressed interest in a 10 year lease . For these reasons, we see more negative scenarios with the Boston Chicken/Kinko' s combination. Therefore, the Summerlake Homeowners Association strongly supports Pacific Crest' s request for re-zoning. We appreciate your taking our comments under consideration when reviewing this matter. Several of our Board members will be at the rezoning hearing on the 19th and will be happy to answer any questions you might have . Respectful- y yours, AU/24W 61../ . lagJe Dick Vice President - Summerlake Homeowner' s Association 12970 S .W. Glacier Circle Tigard, OR 97223 cc : City Administrator City Attorney City Council Dan Boyden • • STAFF REPORT TO THE PLANNING COMMISSION AGENDA ITEM 5.1 June 19, 1995 TIGARD CITY HALL - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON A. FACTS 1. General Information CASE: Comprehensive Plan Amendment CPA 95-0002 Zone Change ZON 95-0003 REQUEST: Amend the Comprehensive Plan map from C-P (Commercial Professional)to C-G(General Commercial) and change the zoning from C-P to C-G. APPLICANT: Pacific Crest Partners Scholls 911 Oak Street Hood River, OR 97031 OWNERS: Same REPRESENTATIVE: Richard Allan Ball, Janik & Novack 101 SW Main, Suite 1100 Portland, OR 97204 LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of Minor Land Partition 94-0013) 2. Vicinity The proposed project affects Parcel 3 of a recently-approved minor land partition (MLP 94-0013) on tax lot 1S1 35AD, lot 2400 (see map, Exhibit A). The properties immediately abutting the site on the north and west are Parcels 1 and 2 of MLP 94-0013 (see map, Exhibit B). The applicant is in the process of developing the site for construction of a bank on Parcel 1 and 10,850 square feet of office/retail space on Parcels 2 and 3. Properties to the north across SW Scholls Ferry Road are in the City of Beaverton and zoned for residential use with the exception of the northeast corner of Scholls Ferry and SW Dakota Street, which is zoned for office commercial. 1 Properties to the west of the site beyond Parcel 2 are zoned R-7 (PD) and contain the Summerlake subdivision. Properties to the east across SW North Dakota Street are zoned for commercial development and contain St. Vincent's medical office, McDonalds and Jiffy Lube. South of the site are properties zoned R-7(PD). The Kindercare day care center, located immediately to the south, is a conditional use in this zone. 3. Background Information In February of 1990, the British Petroleum Oil Company (BP) proposed amending the comprehensive plan map on parcel 1S1 35AD, lot 2400 from Commercial Professional to General Commercial and changing the zoning from C-P to C-G. Staff recommended denial of the proposal due to concerns related to traffic congestion, traffic safety and the absence of a finding of a change of circumstances or evidence of a mistake in the original plan. The Planning Commission recommended that the City Council change the property to C-N on the northern part and leave the C- P on the southern part. The Council rejected the applicant's proposal and the Commission's recommendation, and directed staff to prepare a resolution denying the application. The applicant withdrew the application before the resolution was sent to Council. In August of 1990, BP proposed amending the northern 70% of the same property from Professional Commercial (C-P)to Neighborhood Commercial (C-N). Staff recommended denial of the proposal due to insufficient evidence to support the claim that a change in circumstances had occurred in the neighborhood or a mistake was made in the original designation of the site, and because several of the locational criteria were not satisfied. BP withdrew its application before it was heard by the Planning Commission. The current applicant, Pacific Crest Partners Scholls, was approved for a minor land partition (MLP 94-0013) and site development review (SDR 94- 0014) in August of 1994. The original 1.24-acre parcel was divided into three parcels. Parcel 3 of that partition is the subject of the current application. 4. Site Information and Proposal Description The affected parcel, containing approximately 0.39 acres, is located along the west side of SW North Dakota Street, south of SW Scholls Ferry Road (Exhibit A). Site development has commenced on Parcels 1, 2 and 3 pursuant to the approved site development application in August of 1994 (SDR 94-0014). Approval of SDR 94-0014 allows for construction of a bank 2 • • and 10,850 square feet of office/retail space. Prior to construction, former tax lot 2400 contained a veterinary office, three homes and an apartment building. The applicant requests a comprehensive plan map amendment from C-P (Commercial Professional) to C-G (General Commercial) and a zone change from C-P to C-G on Parcel 3 of MLP 94-0013. The reason for the requested change is to expand the range of permissible uses to those allowed under C-G zoning. The applicant wishes to lease Parcel 3 to Hollywood Video. Under C-P zoning,this type of use is limited to 20 percent of the entire square footage within the development complex. Under this restriction, only 3,100 of the 8,400 square feet of a building currently approved and under construction on Parcel 3 could be used for such a use. Therefore, a change from C-P to C-G will affect the permitted uses for the remaining 5,300 square feet. A written narrative, titled Statement in Support of Application for Quasi- Judicial Comprehensive Plan Map Amendment and Zone Chance, and a trip generation comparison were submitted as part of the initial application. A subsequent traffic analysis was performed by the applicant at the request of staff and Washington County. They are included as part of this staff report. 5. Aaency Comments The Tigard Water Department and Tualatin Valley Fire and Rescue District have reviewed the proposal and have no objections. The Engineering Division comments, contained in a memo dated May 25, concern the traffic impacts during off-peak times. In part, the memo states: Although North Dakota Street is designated as a minor collector, it functions in this area more like a major collector, carrying traffic between 121st Avenue and Scholls Ferry Road. While not a capacity problem,the volume of traffic has been a concern for several years in the residential neighborhoods to the south of the site. The concerns are related to safety, noise and general quality of life issues as a result of the increased traffic in the residential neighborhood. Traffic islands have helped to reduce speeds but have provided little reduction in traffic volumes. The proposed zone change is not likely to increase the overall traffic volume on North Dakota Street. However, it does have the potential to increase the volume in the evening and weekend periods — the periods of greatest concern to the residential neighborhoods. The applicant states that the zone change would allow the properly to be used as a video store. The peak traffic time for video stores tends to be on evenings and weekends. We are concerned that the proposed zone change will exacerbate existing traffic problems in the 3 • • . L residential areas to the south of the site. Therefore, we recommend that the zone change be denied. Washington County reviewed the proposal and stated that the traffic information submitted by the applicant is not adequate to fully determine whether the impacts of the proposal are acceptable or unacceptable. Based on the available information, the County recommended the following: Defer any decision until the applicant provides a traffic analysis that addresses impacts of the proposal as contemplated by the Transportation Planning Rule (OAR 660-12-060); or limit the use of the site to not exceed the PM peak trip threshold of the existing 'worst case' (158 trips) through conditions of the plan amendment; or deny the request. An additional analysis was conducted by the applicant for the Scholls Ferry Road/North Dakota Street intersection. Washington County reviewed this analysis and has no objections to the proposed amendment. No other comments were received at the time of this report. B. FINDINGS AND CONCLUSIONS The relevant criteria in this case are Comprehensive Plan policies 1.1.2(2), 2.1.1, 6.1.1 , 5.4, 8.1.1, and 12.2.1 (2); Community Development Code chapters 18.22, 18.32 and 18.62; and Oregon Administrative Rules, Chapter 660, Division 12. 1. Policy 1.1.2, Implementation Strategy 2, requires that in order to approve quasi-judicial changes to the comprehensive plan map, the city council must find: a change is consistent with applicable plan policies; and a change of physical circumstances has occurred since the original designation, or a mistake was made in the original land use designation. The applicant's statement in support of this proposal asserts that circumstances have changed in the neighborhood or community since the entire site (previous WCTM 1S1 36AD, lot 2400) was annexed to the city and zoned C-P in 1979. The applicant contends that a substantial amount of new office space has been developed since 1979. In particular, the properties zoned I-P (Industrial Park) along SW Nimbus Avenue to the east have been developed principally as an office park and not as industrial space. This hundreds of thousands of square feet of flex-space development does not appear to have been envisioned, given the I-P zoning of this area. This situation has caused, in turn, an excess of potential office space in the area. Evidence of this surplus, the statement claims, is the vacant second floor of the medical office building across SW North Dakota Street from the site. In addition, the applicant has not been able to find any tenants to lease the office-type space in the Parcel 3 building. 4 • • This assertion, however, does not meet the requirement that a change in circumstances occurred or that a mistake was made concerning the affected property. It is an argument based upon the current market for commercial office space. The comprehensive plan does not contain policies or criteria for designating land uses based upon such market forces. Therefore, this criterion is not met. Even if marketability of office space could be construed as a criterion, the applicant's argument that an excess of office space has developed that was not envisioned by the comprehensive plan and affects his property is not supported by the evidence. The I-P zoning district in the Nimbus Avenue area, which has been in place since adoption of the comprehensive plan, allows for light manufacturing, office and complementary related commercial uses. The increase in office space 'development' has been due to build out of a zoning district that contemplated these uses. In fact, the plan and zone designations in this area seem to have done a good job in anticipating the future mix of commercial uses. Currently, it appears that the market for office tenants. is strong. Staff surveys conducted in May along the SW Scholls Ferry Road corridor from Nimbus Avenue to SW North Dakota Street have yielded the following findings. • Scholls Business Center, SW Scholls Ferry/SW Nimbus (Tigard I-P zone): According to the lease office, the market for office tenants is very strong with high lease rates; in fact, this type of tenant is being targeted by the office to fill the remaining vacancies; out of 313,379 square feet of leasable area, 18,803 are vacant (6% vacancy). • Nimbus Center, SW Scholls Ferry/SW Nimbus (Tigard C-G zone): out of 26,281 square feet of leasable area, 4338 are vacant (11 vacancy). • Greenway Town Center,SW Scholls Ferry Road/SW 122nd (Tigard C-G zone): out of approximately 123,000 square feet of leasable area, approximately 5,000 are vacant (4% vacancy). • Parkside Plaza,SW Scholls Ferry Road near Conestoga (Beaverton CS zone, Community Service): out of 26,581 square feet of leasable area, 5,335 are vacant (20% vacancy). • Pacific Place Center, SW Scholls Ferry/Nimbus in Beaverton (Beaverton CI zone, Campus Industrial): out of 29,510 square feet of leasable area, approximately 2,360 are vacant (8% vacancy). 5 • • • Nimbus Corporation Center,SW Scholls Ferry/Nimbus in (Beaverton CI zone): out of 692,961 square feet of leasable area, 27,718 are vacant (4% vacancy). As these data show, the vacancy rate for commercial office space and general retail space along SW Scholls Ferry Road west of Highway 217 is comparable. The overall vacancy rate for commercial uses in the corridor is 5% with a comparable split between land use zones that are primarily intended for retail (8%) and those for office/industrial (5%). There is no evidence of an oversupply of leasable office space. In fact, the vacancy rate at commercial centers zoned primarily for retail is 3% higher than the rate for centers zoned primarily for office uses. In addition, three lease/property managers representing commercial interests along SW Scholls Ferry Road stated that office space is currently a very desirable commodity. As for the vacancies in the St. Vincent's Medical Clinic building across SW North Dakota Street from the site, the entire space is being held for additional physicians' offices. The lease manager stated that the vacant office space being held could have been leased several times over given the number of inquiries received by her. 2. Policy 2.1.1 states that the city shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. The policy is satisfied because the surrounding property owners were given notice of public hearings related to the proposal and given the opportunity to comment on the proposal. The notice for the planning commission hearing was sent to surrounding property owners within 250 feet of the affected property, posted at Tigard City Hall and advertised in a local newspaper. In addition,the applicant provided notice of and conducted a meeting on March 24, 1995, for interested property owners within a 250-foot radius of the affected property. 3. Policy 5.4 states that the city shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. The parcel proposed for redesignation to commercial use is currently zoned C-P, a commercial designation. This policy is satisfied, therefore, because there will be no encroachment of new commercial development into residential areas. 4. Policy 8.1.1 states that the city shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The traffic analysis performed for the site development review, subsequently approved in August of 1994, concluded that the 6 • • development project could be accommodated by the existing road system. The analysis estimated there would be 87 PM peak hour trips (38 enter, 49 exit) generated by Parcel 3 uses. The applicant addressed potential traffic impacts from the current proposal using another trip generation analysis. Trip generation rates were compared for several different mix of use scenarios for the 8,400 square foot building under construction. Given the existing site plan and parking limitations, staff from the city and Washington County arrived at a 'worst case' scenario based on store tenants, which includes the applicant's preferred video store. The applicant conducted a trip generation comparison between this scenario and a proposed scenario under the current C-P which indicated that the current zoning would generate more trips. It is noted, however, that both of these scenarios generate significantly more PM peak hour trips than the analysis performed by the applicant indicated for Parcel 3 during the site development review in August of 1994 (286 for C-P and 248 for C-G vs. the 87 indicated in 1994). An intersection analysis was conducted by the applicant based on the two reasonable 'worst case' uses under the C-P and C-G zoning. The analysis found that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years. This situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. Level of service F will occur by the year 2005 under both zoning scenarios (see Exhibit B). Washington County reviewed the analysis and finds that the proposed amendment will not have a significant effect on the planned County transportation system. 5. Policy 12.2.1(2) provides the locational criteria for designating land as general commercial on the plan map. The locational criteria can be construed in a flexible manner in the interest of accommodating proposals which are found to be in the public interest and capable of integration into the community. The burden of proving conformance with the criteria varies with the degree of change and impact on the community. The applicable locational criteria with findings are as follows: a. The commercial area is not surrounded by residential districts on more than two sides. The properties immediately to the north and west of the site are Parcels 1 and 2 of MLP 94-0013, which are zoned C-P. Beyond these single parcels are residential neighborhoods. Across SW Scholls Ferry Road to the north is a Beaverton subdivision; and to the west is the Summerlake subdivision in Tigard, zoned R- 7(PD). The same residential subdivision lies to the south,.however,the parcel adjoining the site is currently occupied by Kindercare day • • . care center. Across SW North Dakota Street to the east is a commercial area with C-N and C-G zoning districts. This criterion is met because a residential district is immediately adjacent on only one side of the proposed site. b. The proposed area or expansion of an existing area shall not create traffic conaestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. The applicant's traffic analysis concludes that the SW Scholls Ferry/North Dakota intersection will experience demand in excess of its capacity within the next few years. The report states that this situation will be attributable to additional development over a large area of Tigard and Beaverton, not one specific project, as Scholls Ferry is a major arterial roadway. The Engineering Division is concerned that the proposal will have adverse effects on the residential neighborhood to the south. The division states that the increased volume of traffic will exacerbate existing traffic problems in the neighborhood. The particular concerns are related to safety, noise and the general quality of life. The use of the site as a video store especially, the division believes,will add traffic during evenings and weekends, historically the times of greatest concern to area residents. For this reason, the division recommends denial of the proposed amendment and zone change. c. The site shall have direct access from a major collector or arterial street. Access to the site is via SW North Dakota Street, a minor collector. This was determined by the city's approval of the site development plan (SDR 94-0014) in August of 1994 because direct access to SW Scholls Ferry Road, an arterial street,was prohibited by Washington County. Because direct access to SW Scholls Ferry Road is not allowed for this property's development,strict adherence to this criterion is not warranted in this case. d. Public transportation shall be available to the site or aeneral area. Tri-met offers bus service along SW Scholls Ferry Road with stops just west of Old Scholls Ferry Road and just east of Conestoga Drive. Because transit service is available to the site area, this criterion is met. e. The site shall be of a size which can accommodate present and projected uses. A site development plan has already been approved by the city (SDR 94-0014) and construction is currently 8 ' • • underway. The site will be able to accommodate approximately 8,400 square feet of office and/or retail uses. Easements exist to allow parking for these uses on Parcels 1 and 2. The applicant prefers to lease the entire space for a video store and states that any other future uses would be limited to those that can be accommodated within the building envelope. f. The site shall have high visibility. The site is located in the development complex that is oriented towards SW Scholls Ferry Road, giving ft high visibility for general commercial use. g. The scale of the project shall be compatible with the surrounding uses. The approved development on this site consists of a single-story structure of approximately 8,400 square feet. The proposal does not involve any change to this scale of the project. The relatively small scale of the project is compatible with the surrounding uses of commercial and medium density residential. h. The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. The approved development plan orients the building toward SW Scholls Ferry Road. There will be no windows or public access facing south towards the residentially zoned area. It shall be possible to incorporate the unique site features into the site design and development plan. The development plan has already been approved for the site and construction is currently underway. The site contained no unique features prior to site development. j. The associated lights, noise and activities shall not interfere with adjoining non-residential uses. The adjoining uses to the north and west of the site are part of the same development complex and therefore will be integrated with whatever use is chosen for the affected property. The development as approved will not create noise and lighting impacts to the medical office building across SW North Dakota Street or the Kiindercare center to the south. The building orientation will be to the north facing away from the daycare center. The Engineering Division is concerned, however, that the proposed zone change, by allowing a video store, will exacerbate existing traffic problems during weekends and evenings in the residential areas to the south of the site. 6. Section 18.32 of the Community Development Code sets forth the procedural requirements for review of quasi-judicial plan amendments. The 9 • • application has been processed in accordance with code sections 18.32.020, 18.32.050 and 18.32.060; hearings have been conducted by the planning commission according to 18.32.090(D); and the requirements for notification of the hearings have been met according to 18.32.130 and 18.32.140. 7. Section 18.22 of the Community Development Code sets forth standards and procedures for quasi-judicial amendments to the plan and zoning district map as follows: A. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. The applicable comprehensive plan policies and map designation; and the chance will not adversely affect the health, safety and welfare of the community. The applicable plan policies related to the proposal are reviewed above under section B (Findings and Conclusions). 2. The statewide planning coals adopted under Oregon Revised Statutes Chapter 197, until acknowledgement of the comprehensive plan and ordinances. The Tigard Comprehensive Plan has been acknowledged,therefore specific review of each statewide planning goal is not applicable. Notice of filing this proposed amendment has been provided to the Department of Land Conservation and Development for comment at least 45 days prior to the final decision date. 3. The applicable standards of any provision of this code or other applicable implementing ordinance. Code section 18.62 (General Commercial District) contains the standards for the C-G zone. The approved development under the C-P zone meets the standards under the section for the C-G zone: The average lot width exceeds 50 feet; all setback requirements are met by the approved site plan; maximum building coverage (85%) and minimum landscaping requirements (15%) are met by the site plan; and other requirements such as landscaping and screening and off-street parking and loading are identical for both zones. If this proposal is approved and the applicant wishes to alter the site development plan, the current planning division would need to review and approve the changes. 4. Evidence of chance in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it 10 • - • relates to the property which is the subject of the development application. See above under B.1. 8. Conclusion In conclusion, staff finds that all applicable approval criteria to support a comprehensive plan amendment and zone change have not been met. The statement submitted by the applicant regarding comprehensive plan policy 1.1.2 (Implementation Strategy 2), requiring that the city find that a change of physical circumstances has occurred or a mistake was made in the original designation, is not a valid argument. It does not address a physical change of circumstances, but is rather based on the market demand for commercial retail and office land uses. Staff cannot, therefore, make findings to support the proposed amendment and zone change. C. RECOMMENDATION The Planning Division recommends that the Planning Commission forward a recommendation to the City Council for DENIAL of Comprehensive Plan Amendment CPA 95-0002 and Zone Change ZON 95-0003 based upon the foregoing findings and conclusions. 11 „ • EXHIBIT A I I I L 11 /T7 CONESTOGA ' HER 41IIt 8 4Q• aj - i 9� U W •PERCHERONz A, LN Q W J z, iii 'HAYSTACK DR )ul - N ALE COMBINE JV4 . 2. �• 8 I I ��0 �� �� a ► �� ���� `N w �. VT— .PUPE'JEL, ND BAY HOE LN m ///r 0 lumenex 6'1 /•/•T ARP AN C N ILNI •/ `� Z i 'mi ....g'U' _ . A E: ' %- • to a ■ ... o rre r�`• •• •. arf - SITE► a 0 4: _iii I ♦ . l r W∎ Ae,♦ ,ol u. � m aI/ : \ ♦ r� 0 in I HAWK'S BEARD ST 11.10.11,, , •. , a m SN:• •. nr* , 011§' I- lik°I$f 4111i 4 IN ems• NZ lir _65,41-1 ► •,/ . N'�d .I. 'Sa DAKOTA ■O_A . , „ VICINITY EXHIBIT MAI, /��/ CHANGE FROM CPPETO C G PLAN 0 PROPOSED ZONE CHANGE CHANGE FROM C-P TO C-G NO`TH TIGARD CITY LIMIT$ Scale 1':400' FEET 0 400 800 M:\GISOAT\TIGCOV\NELSOWG\RAYCPA.OWG 4/24195 • , EXHIBIT B \/ MACKENZIE ENGINEERING INCORPORATED `.Lt ! llb%LC CIVIL • STRUCTURAL • SURVEYING • TRANSPORTAT1CN r-! 0690 SW BANCSCF T S T aE=- • .30 30X 59039 PCFiT-ANO.'CREGCN 972C:-2039 • .5031 231-9550 • SAX 15031 2?9-:Z95 June 5, 1995 Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue,Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Scholls Ferry/North Dakota Traffic Conditions Project Number 294149 Dear Mr. King: Mackenzie Engineering Incorporated has reviewed traffic conditions anticipated at the intersection of Scholls Ferry Road and North Dakota Street with development of the Pacific Crest site at the southwest corner of the intersection. The scenarios reviewed include existing traffic conditions before development of the site and 1995 and 2005 conditions with and without the proposed zone change on Parcel 3 from C-P to C-G. Our previous trip generation comparison indicated that under worst case scenarios, the existing zoning would actually generate more trips than the proposed zoning. Traffic volumes for 1995 were estimated from summer 1994 counts with in-process traffic added for US . Bank and Tilly Lube and traffic generated from the Pacific Crest site. This includes the planned veterinarian office and bank and the"worst case"scenarios for Parcel 3. nth existing C-P zoning,Parcel 3 could support a 2,800 s.£ convenience market and a 5,300 s.£ Motor Vehicles Department office. Under — the proposed C-G zone,the DMV office would be replaced by a video store. Washington County staff provided model runs for 2010 projected traffic volumes and 1985 volumes. The 2010 volume projections for Scholls Ferry are below the PM peak hour traffic counts conducted by MEI staff during the summer of 1994. To estimate the 2005 traffic volumes,the growth rate anticipated between 1985 and 2010 was applied to the 1994 traffic counts. This growth rate was found to be approximately 5%per year. The recent growth rate along Scholls Ferry Road has been 7%. The 5% - rate was used for long term growth since the 7% rate is reflective of high levels of development in recent years and increased traffic due to the improvements completed on Scholls Ferry Road. Intersection capacity calculations were prepared utilizing NCAP software which simulates the 1985 Highway Capacity MfanuaL The calculation accounts for the existing PM signal timing on Scholls Ferry Road. The table below presents the intersection level of service as well as volume to capacity ratio (V/C) and average delay for the existing and proposed zones in 1995 and 2005. The signal progression system currently operating on Scholls Ferry provides a low average delay for through traffic. Traffic volumes projected for 2005 result in intersection demand significantly over capacity. These results, although shown, are not reliable. Several variables may affect future operation of the intersection including a constant growth rate of 5%, how planned roadway improvements will affect Scholls Ferry traffic, and F'.`.WPDATA\9S.1■ 4149kOSLI.SK • • . .. ► Scott King Project Number 294149 June 5, 1995 Page 2 what improvements if any may be constructed on Scholls Ferry Road such as a third lane or intersection improvements. Some of the planned improvements which may reduce Scholls Ferry tragic include the Murray Boulevard Extension/Walnut improvements and SW 125th Extension to Hall Boulevard. Intersection Capacity and Level of Service Scholls Ferry Road at North Dakota Street • Scenario V/C Delay LOS* • 1995 C-P Zone 0.993 32.2 D 1995 C-G Zone 0.987 30.5 D 2005 C-P Zone 1.63 >60 F 2005 C-G Zone 1.62 >60 F • Level of Service is based upon average delay. The intersection of Scholls Ferry Road at North Dakota Street will experience demand in excess of its capacity within the next few years. The traffic increases will be attributable to development over a large area of Tigard and Beaverton., not one specific project,as Scholls Ferry is a major arterial roadway. The costs of any improvements which may be constructed on Scholls Ferry Road should be shared with all new development in the area. If you have any additional questions please call the at 224-9560. Sincerely, 44F64°"J- PROF Brent Ahrend ' N10505 9 -■ Traffic Analyst 1 BT A.sk 4*1 U9�� O r �3. ..cam,; Enclosures G. L c Ray Valone, Michael Anderson- City of Tigard Dan Boyden -Pacific Crest Richard Allen -Ball Janik& Novack F:\wpDAT.\95-A6E94 t 49'DS L 1.SK 1 Y • • Statement in Support of Application for Quasi-Judicial Comprehensive Plan Map Amendment and Zone Change Applicant/Owner: Pacific Crest Partners Scholls, L.L.C. Representative: Richard H. Allan Ball, Janik & Novack 101 S.W. Main, Suite 1100 Portland, OR 97204 228-2525 Request: Comprehensive Plan Map amendment from • Commercial Professional to General Commercial and Zone Change from C-P to C-G for 16 , 813 square foot parcel (Parcel 3 of MLP 94-0013 ) . Location: S.W. North Dakota Street, at southwest quadrant of intersection with S.W. Scholls Ferry Road I. Introduction This application is for a quasi-judicial comprehensive plan map amendment from Commercial Professional to General Commercial and zoning map amendment from C-P (Professional Commercial) to C- G (General Commercial) . The subject property is located at the southwest corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The property was 'the subject of Site Development Review SDR 94-0014 , which approved construction of a 3 , 593 square foot bank and 10, 850 square feet of retail office space; and Minor Land Partition MLP 94-0013 , which approved division of the parcel of approximately 57, 500 square feet into three parcels. The three parcels will share a common access on S.W. North Dakota Street; there will be no access on S.W. Scholls Ferry Road. The property does not share its street access with any surrounding property. The approved site development plan includes a landscaped parking area, with approximately 60 parking spaces. Parking is shared by all three parcels through cross-easements. Development of the site in accordance with the approved site development plan is currently under way. The surrounding properties are developed with a mix of commercial and residential buildings. The purpose of the requested comprehensive plan map amendment and zone change is to expand the range of permissible uses on one of the three parcels. Pursuant to TCDC section 13 . 64 . 030 (A) (2) (m) , the C-P zone limits the following uses, separately or in combination, to a maximum of 20 percent of the entire square footage within the development complex: ( I) _ convenience sales and personal services; (2) eating and drinking establishments ; and (3 ) general retail sales . The applicant proposes rezoning Parcel 3 of MLP 94-0013 ( 16 , 818 square feet) from C-P to C-G. Parcels 1 and 2 would remain zoned C-?, and • • t would remain subject to a deed restriction that prohibits using those two parcels for any use listed in TCDC section 18 . 64 . 030 (A) (2) (m) . Under the current zoning, about 3100 square feet of the building located on Parcel 3 could be used for any use listed in TCDC section 18 . 64 . 030 (A) (2) (m) . Therefore, a change from C-P to C-G for the Parcel 3 development will only affect the permitted uses for the remaining 5, 000 square feet of developed space on that parcel. The applicant has no plans to expand or otherwise alter the approved development on the property. The applicant intends to lease the Parcel 3 space to a family-oriented video store, Hollywood Video. The applicant would be willing to rezone Parcel 3 to C-N (Neighborhood Commercial) rather than C-G (General Commercial) ; the C-N zone is more restrictive than the C-G zone but would still allow the applicant's proposed use. However, the locational criteria for Neighborhood Commercial zoning, as set forth under Plan Policy 12 . 2 . 1, limit such development to "one quadrant of a street intersection or where there is no street intersection, to one side of the street. " The lot at the southeast corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota is already zoned C-N, as a result of the City Council' s action in CPA 10-86/ZC 18-86 . That property has been developed with a 2-story medical clinic, which would have been allowed under the prior C-P zoning of that property. Nonetheless, the existence of the C-N zoning at the southeast corner of the intersection appears to bar C-N zoning as possibility for Parcel 3 . II . Approval Standards Section 18 . 22 . 040 of the Tigard Community Development Code sets the standards for quasi-judicial map amendments. The standards which must be addressed are: A. The applicable comprehensive plan policies and map designation and; the chance will not adversely affect the health, safety and welfare of the community. (1) Applicable comprehensive plan policies and map designation Plan Policy 1. 1. 2, Implementation Measure 2, requires that in order to approve a quasi-judicial amendment to the Plan, the City must find that the change is consistent with applicable plan policies, that a change of physical circumstances has occurred since the original designation, or their is evidence of a change in the neighborhood or community which affects the subject parcels. Alternatively, the City must find that a mistake was made in the original designation. 2 co4895.o1 Response: The property was zoned C-P in 1979, as a result of a zone change from Washington County R 5-1. At the same time, a Conditional Use was approved to allow a veterinary clinic on the property (CU 7-79/SDR 21-79) . It appears, therefore, that the current C-P zoning of Parcels 1, 2 and 3 may originally have been intended to accommodate the veterinary office that will now be located on Lot 2, which will continue to be zoned C-P. An application to rezone the entire site to C-G was filed in 1990 (CPA 90-003/ZC 90-0001) ; the purpose was to site a British Petroleum gas station on the property. The application was withdrawn when the applicant was denied a driveway on S.W. Scholls Ferry Road by ODOT. The property to the east across S.W. Scholls Ferry Road was rezoned from C-P to a mixture of C-P, C-N and C-G in 1986 (CPA 10-86/ZC 18-86) after the City Council previously denied a request to rezone the entire property from C-P to C-G in 1985 (CPA 3-85/ZC 3-85) . The applicant for the 1986 zone change submitted an analysis by Hobson & Associates, an economic consulting firm, indicating a substantial oversupply of office space in the area, and a need for additional commercial/retail development. Even if zoning the entire site (Parcels 1, 2 and 3) C-P was correct in 1979 , circumstances have changed. Since that time, a substantial amount of new office space has been developed. In particular, the property zoned I-P (Industrial Park) along S.W. Nimbus has been developed not as industrial space but principally as an office park. In other words, this constitutes hundreds of thousands of square feet of flex-space development, with superior freeway access, that does not appear to have been envisioned, given the I-P zoning of the property. The existence of excess office space is evidenced by the fact that the second floor of the St. Vincents Medical Clinic, located on the C-N property across S.W. North Dakota, has been vacant since the building was constructed approximately four years ago. In addition, the applicant has talked with numerous potential office tenants over the last 12 months and has not found any who will lease space in the Parcel 3 building. The applicant proposes retaining the C-P zone on Parcels 1 and 2 . These parcels will accommodate a Key Bank branch and a veterinary office (apparently the use that originally led to the C-P zoning) . However, given the high visibility of the site, the . proximity to residential development that creates a demand for retail-type uses, and the development of a large volume of competitive office space since 1979, a rezoning of Parcel 3 for general commercial use is justified. Plan Policy 2 . 1. 1 states that the City shall maintain an ongoing citizen involvement program and shall assure that 3 OP48925.O1 • • �. citizens will be provided an opportunity to be involved in all • phases of the planning process. Response: The applicant provided notice and conducted a meeting for interested property owners within a 250-foot radius of the affected property. The meeting was held on March 24 , 1995 . The CIT representative for this area was also notified of the neighborhood meeting. Notice will be provided of the Planning Commission and City Council Public Hearings for this proposal. Plan Policy 5 . 1. 4 states that the City shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial uses. Response: This policy is satisfied because the subject property is presently zoned for commercial rather than residential use. Plan Policy 8. 1. 1 states that the City shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. Response: This policy is satisfied because the subject property is located at the intersection of S.W. Scholls Ferry Road (State Highway 210) , which is designated an Arterial Street on the city of Tigard Comprehensive Transportation Plan Map. Plan Policy 12 . 2 . 1 provides the description and locational criteria for commercial zones. The Comprehensive Plan contains the following description of the General Commercial zone: "General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales , drive-in restaurants to laundry establishments . It is intended that these uses be adjacent to an arterial or major collector street. " Response: The proposed use on Parcel 3 is a video store, which is a retail use allowed under the C-G zone. The Comprehensive Plan establishes the following locational criteria for the General Commercial zone: Spacing and location: The commercial area is not surrounded by residential districts on more than two sides . -"r 0048925.01 • • Response: The property abutting Parcel 3 on the south is zoned R-7 (Residential, 7 units per acre) . However, that property is currently occupied by the Kindercare daycare center, which operates under a conditional use permit. Properties to the east, across S.W. North Dakota Street, are zoned C-P (Professional. Commercial) , C-N (Neighborhood Commercial) . To the north and west are Parcels 1 and 2 of MLP 94-0013 , which will remain within the C-P zone. Even considering Parcels 1, 2 and 3 as a whole, the site abuts residential zones on only two sides. Access: The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic - volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. Response: The proposed change will not alter the approved site development plan, which is currently under development. A traffic study was submitted to the City in conjunction with Site Development Review SDR 94-0014 . That study recommended that the- northbound left turn lane should be extended south to reduce interference with other northbound traffic, and that on-street parking be prohibited. The City agreed with those conclusions. The applicant is providing a half-street improvement and the restriping of the northbound left turn lane on S.W. North Dakota - as a condition of approval of SDR 94-0014 . The proposed zone change will expand the range of permitted commercial uses for only about 5, 000 square feet of developed space. The driveway into the site has been designed to allow cars exiting the site to turn right (southbound on S.W. North Dakota Street) while other cars are waiting to turn left to cross or turn onto S.W. Scholls Ferry Road. To the extent that northbound traffic at the intersection queues up past the driveway, additional stacking is provided onsite without interfering with cars exiting the site southbound. Access: The site shall have direct access from a major collector or arterial street. Response: The site is located at the intersection of S .W. Scholls Ferry Road, an arterial, and S.W. North Dakota Street, a minor collector. Access: Public transportation shall be available to the site or general area. Response: Tri-Met bus service is available on S .W. Scholls Ferry Road; a bus stop is located on the sidewalk adjacent to Parcel 1 . 0045925.01 • • �. Site Characteristics: The site shall be of a size • which can accommodate present and projected uses. Response: A site development plan has already been approved and the construction is currently underway. The proposed use, a video store, can be accommodated within the approximately 8, 000 square feet of developed space on Parcel 3 . Easements exist to allow parking on Parcels 1 and 2 . Any other future uses would be limited to those that can be accommodated within the space as developed. Thus, the site clearly can accommodate present and projected uses. Site Characteristics: The site shall have high visibility. Response: The site is located at the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The approved site plan orients all development on the site toward S.W. Scholls Ferry Road, giving it ideal visibility for general commercial development. Impact Assessment: The scale of the project shall be compatible with the surrounding uses. Response: This application does not involve any change to the scale of the project, which is already approved for development. In addition, the site size and the zoning constraints (maximum lot coverage, minimum landscaping, and parking) , restrict the potential for additional development on the property. The approved development on Parcel 3 consists of a single-story structure of approximately 8 , 000 square feet. The development is compatible with -- and integral to -- the development on Parcels 1 an 2 . The relatively small scale of the development also is compatible with nearby residential development. Impact Assessment: The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. Response: As discussed above, the existing development is oriented toward the intersection of S.W. Scholls Ferry Road and S .W. North Dakota Street. There will be no windows facing the residentially zoned property south of Parcel 3 . Moreover, the property south of Parcel 3 -- although residentially zoned -- is occupied by a daycare center operating under a conditional use permit. Impact Assessment: It shall be possible to incorporate the unique site features into the site design and development plan. 6 004925.01 1 • • - Response: Applicant is not aware of any unique site features. Moreover, the site is already approved for development. Impact Assessment: The associated lights, noise and activities shall not interfere with adjoining non- residential uses. Response: A Kindercare daycare center is located on residentially zoned property to the south of Parcel 3 . The building on Parcel 3 will be oriented away from that use. Aside from ordinary traffic, the proposed use will not generate noise, and lighting will not be of a type or scale that would interfere with adjoining nonresidential uses, all of which are commercial in nature. (2) Affect on health, safety and welfare of the community The subject property is already approved for development. Thus, the proposed map amendment will not alter the physical development of the property. The only effect of the change will be to allow a wider variety of commercial uses within the existing development. There is no reason to believe that the change will have any adverse impact on the health, safety and welfare of the community. Indeed, if the applicant is limited to approximately 3 , 000 square feet of retail development on the overall site (Parcels 1, 2 and 3) , it is likely that the retail space will have to be leased to a fast food franchise, which will pay a high lease rate, in order to "subsidize" the remaining 5, 000 square feet, which is likely to be underleased. Based on meetings with neighbors, it appears that the neighbors clearly do not want a fast food franchise because of potential impacts to their neighborhood (including odors, and the potential for such locations to become hangouts for students from nearby schools) . The neighbors have expressed a preference for a video store which, because of size. B. The statewide olannina goals adopted under Oregon Revised Statutes Chapter 197 , until acknowledgment of the comprehensive plan and ordinances . The City' s comprehensive plan and ordinances have been acknowledged by LCDC; therefore, the statewide planning goals are not approval standards for this application. • C. The aoolicable standards of anv provision of this code or other aoolicable implementing ordinance. Chapter 18 . 62 of the Community Development Code establishes the development standards for the C-G zoning district. The 7 o04892s.o1 • • s.. development approved for Parcel 3 conforms with the development . . standards for the C-G district. The zone change therefore would not result in nonconforming development: (1) Average minimum lot width exceeds 50 feet. (2) The property abuts a residential district to the south. The approved site development plan provides the 20-foot setback from the residential zone, as required by section 18 . 62 . 050 (A) (3) .does not abut a residential district. (3) Height of the building will not exceed 45 feet. (4) Maximum building coverage is substantially below the limit of 85% and landscaping substantially exceeds the minimum requirement of 15% . Additional development requirements are imposed elsewhere in the code. However, these requirements (e.g. , landscaping and screening; off-street parking and loading) would not differ between the C-P district and the C-G district. Thus, the zone change does not affect whether the development is consistent with these standards. With respect to parking requirements, Parcels 1, 2 and 3 share parking through cross-easements. The approximately 60 parking spaces on the approved site plan provide more than adequate parking for the uses on Parcels 1 and 2 , and the 1 space per 400 square feet required for "convenience sales and personal service" or "general retail sales, " the two most likely categories for the proposed use. D. Evidence of change in the neighborhood or community or mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the • subiect of the development abolication. This standard is addressed above under Comprehensive Plan Policy 1. 1. 2 . III . Transportation Planning Rule The Transportation Planning Rule (OAR 660-12--60) requires that " [a]mendments to functional plans, acknowledged comprehensive plans, and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. " The proposed map amendment and zone change affects only 16 , 818 square feet of land and about 8 , 000 square feet of developed space, less than 5, 000 square feet of which could not be used for the proposed use (video store) under the current zoning. Based on the approved development plan for the site and the improvements to S.W. North Dakota that were 8 004892s.o1 required as conditions of approval of the site development review, the map amendment and zone change would not significantly affect a transportation facility. IV. Conclusion For the reasons stated above, applicant requests that the Comprehensive Plan map designation for the property be changed from Commercial Professional to General Commercial, and that the zoning of the property be changed from C-P to C-G. 9 0048925.01 . • • 'Algal :1014117 At ill■■■ 1. .Go ■11111 Ij 1■■■ ��1�ma■ ■ ■ NNW •� aw Lau rd . mii1ir IIIIM Ian •iii VII! . 12iiiA. •!*= Imp 'Mini'. i2 ally . 2 P! w�� ■ ' ,. .4 ra mmall .7.„ --i-sii RO 2; ■0 A,p aac I immullumpampummissw.:-. low_ . g CO 5 9 da_ steirmrEilianTriiiiiiiliVelik- a _, p ft. t a U111111111.4d*Artft4 42121,...%1LI it 11,1 41134,03 * -AII4,!-A'widilv-'1 al-k,i02 amilipill 1M --- Et, di,11(3) t.7., 1E: 31.1 no II riff AB 1:12 ai 020 13 a b St it VIIT inumna 21111k3E r_l_in • E25) la ctti 4 tfib do c19) ■ntliPR■■■N ■� %ft ••Ta 11..11 Ali 1 Imo/ 1:11 ■n, Fait `an -� i CAN - ■y} :'`1, a Sr.�.Ol:..i _ _ . 0 6-1: CI I - ,-� , 1 1 t 1 i � �_ � � � �� - - ! . ft —1 0,- l CD I • ' lilire Ith'‹ 41" "rlit -- 1,111U1 aim- rags '-la will C—G - F .. '• If Ill • - wilinV el�, [ 10)1111 T-NCy000 111■/ al E , ..I 2 -a._ ann. °I "44.., .--El Am., .t.y,,,,,e./ R-25 s'ci) 119 „. _ . • • 9EARD M _W ImmillIVAIN ' 'a 65 W 7 i1 i11111a it%3' •�� �∎ .. '•i bi I// ore ,� xr oi- . s_..11A14/8111 ■ • a - .■$■ am milalVVIVIIPV - 3 YAM . ii. wit itamisig1f •�� —••• EWE rV .i !y° `P , , , � 1 , a MN air EDGE y= I iw. 1N H - m■■■■ �� ria `= Ut E16�T3 R-4.5 " ►v 1111111111111P \-% IIW WPM I i LIVINIf0, , . _ � * clIIIT- 1 ' • tet N' G bJ. B ODOT I I : •4455' z-.)Gdr rttA"►41I f1 GCA�l MITI+ A 6 6420 \ G,7 44 • tiI „.6.: 4.11 ALT SLIFAC£3 :T*�47 a t L:,, ZD I L ' `.Oi�a D C v02 Sam% T=� a1 - �2 war yr?? �=21°`S, 2360 s o d FERRY ,� 4553 i---41-137.62 N � 760 5 I cRa !I alni Cal:Pef F•7 CP• ' `f `— • 'r CI w v�•�2'� _� , ' 0.43 l- , J l , /14.40'S1CP�F�Sf UT S49443T � - . ! , Ft i oi jj • . �I r. io v o � �ti /' OT b `Z v _ _\ PJG• O t Ir. co I r 4 2•LtP711" )- "LA if/P.A.177C k .-- Nd9'4,,/ZI • 24100 =__ I CA09q lbVr- alOC (10—__ /5400 'a, i 0.:..;i ....... ‹•-. • ! . k _ _...... _ hio _.._______. .�G . 2 p 3 v A .92L3 is ° h /68/8 S,F. o I '•?K:76'B O CAL C.FG3/170N _-7,1< CCA.IS N. 0..8' $ - i _, i_ 8 E 10'Cr CAC i0 �AOS/T./C5V �'—'i c E `1 4'r ?:$.o \I , f l� ~"N ' — /4.-..--,.co - ; ■I aS.GG` c—'' , _ 1 C \.■ . _ 589.42'2 ifs 240.CO I► B"iie !!/rLASi lL . 1•rAl LW/•.l:P, Lri -4;4 /� ?WO. 5:8-i.P. 4VP''..s.574.7 alp / MACKENZI•NGINEERING INCORPORATED • CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION C690 SW BANCROFT STREET • P0. BOX 69039 PORTLAND. OREGON 97201.2C39 • 5031 224-9560 • FAX (5031 228-1285 May 9, 1995 City of Tigard Planning Department Attention: Ray Valone 13125 SW Hall Boulevard P.O. Box 23397 Tigard, Oregon 97223 RE: Comprehensive Plan Map Amendment Pacific Crest Partners • MEI Project Number 295196 Dear Ray: A Comprehensive Plan Map Amendment and zone change has been applied for at 12580 SW Scholls Ferry Road in Tigard,Parcel#3. This change would effectively change the zoning on Parcel#3 effecting approximately 8400 s.£ of a building currently approved and under construction. The building as currently zoned Commercial Professional(C-P)will allow 3100 s.f.of General Commercial(C-G). A zone change to C-G on Parcel#3 will allow the remaining 5300 s.f to be used as C-G. The current planned use of the 8400 s.f building is a video store. A trip generation comparison follows which estimates trip rates anticipated with the existing zoning and the proposed zoning. Under the existing zoning,a"worst case"trip generation would include a 3100 s.f fast food restaurant without a drive-through window, and 5300 s.f. of specialty retail. The proposed zoning would support a 8400 s.f. video store. A comparison of trip rates is presented in the table below. TRIP GENERATION COMPARISON ITE Code ADT AM Peak PM Peak Enter Exit Enter Exit Existing Zoning Fast Food w/o Drive 833 2437 67 51 70 62 Specialty Retail 814 216 16 18 15 11 Total 2653 83 69 85 73 Proposed Zoning Video Store * -- -- -- 74 74 F:1R'?DATAl9 5-05195196\TRIPGEN.BTA • • Key Bank- Scholls Ferry Project Number 295 196 May 10, 1995 Paget Trip generation estimates were obtained form the Institute of Transportation Engineers Trip Generation,Fifth Edition. Information on trip rates for video stores is not published by ITE. The PM peak hour rates were obtained from an survey conducted by MEI staff. No information was collected on average daily traffic or AM peak hour trips. The trip generation comparison indicates that the total number of PM peak hour trips will be lower with the video store and the C-G zoning than a fast food restaurant and specialty retail with the existing mix of C-G and C-P zoning. If you have any questions regarding the trip generation estimates,please call me at 224-9560. Sincerely, Brent Ahrend Traffic Analyst BTA/ls c: Dennis Woods -MSA F:1W'PD.ATA195-05 95196\TR1PGEN.BTA MACKENZI ENGINEERING INCORPORATED is CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 SW BANCRCFT STREET • P0.BOX 69039 PORTLAND.OREGON 97201-0039 • 1503)221-9560 • FAX (503) 229-1285 RECEVE May 25, 1995 M pY 2 6 1995 CITY OF. TIGARD Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 • Re: Pacific Crest Zone Change Traffic Generation Comparison Project Number 294149 Dear Mr. King: In response to City of Tigard comments regarding the allowed uses in Parcel in with the proposed zone change to General Commercial (C-G), Mackenzie Engineering Incorporated (MEI) has reevaluated the maximum trip rates allowed under existing C-P and proposed C-G zoning. The City proposed a worst-case scenario under the proposed zoning be analyzed which would include a 2800 s.f convenience store and a 5600 s.f video store. Under existing zoning, the highest PM peak hour trip generation for the 8400 s.f building would include a 3100 s.f. Convenience Market and a Motor Vehicles Department Office. The trip rates were found to be higher under existing C-P zoning than the proposed C-G zoning as shown in the table below. PM Peak Hour Trip Generation Estimates -Parcel 443 PM Peak Hour Zoning Uses Enter Exit Total Existing C-P Convenience Market 143 143 286 DMV Office Proposed C-G Convenience Market 124 124 248 Video Store Higher trip rates would also result from a Day Care Center or a Bank instead of the DMV office under C-P zoning. Trip generation was estimated utilizing rates published in the Institute of Transportation Engineers (1iE) Trip Generation, Fifth Edition and MEI observed rates for a video store. The ITE rates used include Convenience Market (851), DMV Office (731), Day Care(565), and Walk-In Bank (911). Calculations for theses scenarios are attached. F.`.W P DATAI95-05\94139\25 L 1.KC • • i Scott King Project Number 294149 May 25, 1995 Page 2 Based upon the estimated trip generation rates above, the proposed zone change would not impact the PM peak hour trips. If you have any additional questions about the trip generation rates or allowed uses, please call me at 224-9560. Sincerely, 4J-64—e/Q Brent Ahrend Traffic Analyst BA/kc Enclosure c: Ray Valone - City of Tigard Michael Anderson - City of Tigard Dan Boyden-Pacific Crest Richard Allen -Ball Janik& Novack F:`.wPDAT.Al95-05\94149\2SL1.tC MACKENi SAITO & ASSOCIATES, P.C. • Z1E ti ARCHITECTURE • PLANNING • INTERIOR OE3iGN 0690 SW 3ANCRCFT STREET • °0 30X 59039 RCR T L.4NO.OREGON 97201-)C39 • (503) 224-9570 • FAX ;503)228-1295 May 25, 1995 City of Tigard Attention: Ray Valone - 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses. Traffic Impact&Allowable Parking @ Pacific Crest Project @ SWScholls Ferry Road&SW North Dakota Project Number 294149 -Revised Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses. We indicated that required and provided parking may limit this possibility;we offer the following case scenarios to supplement previous information: OPTIONA::.:: CURRENT ZONE USES*REQUIRED P.AR INGG vs PROVIDED (REVISED):.: REQUIRED PROVIDED Bank 3,840 sf @ 1:400= 11 12 Vet 3,575 sf @ 1:300= 12 12 Mix Use Building(8,400 sf total area) 39 Option Al 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200= 14 Commercial w/2 employees @ 1:2 emp= 1 5,600 sf Civic Use(i.e.,DMV) @ 1:350= 16 OK Option.42 2,300 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200= 14 Commercial w/2 employees © 1:2 emp = 1 5,600 sf Daycare;5 spaces -(1)per 9 classroom; assume(4) OK I 17. §2 I Option A3 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200 = 14 Commercial w/2 employees @ 1:2 emp= 1 5,600 sf Wall:-In Bank @ 1:400= 14 • OK 2 I F.`.u.'?DATA'95-0.L94I49'23LI.{S • Mr. Ray Valone Pacific Crest • Project Number 294149 May 25, 1995 Page 2 .OPTION B. :.ZONE:.CHANGE MLY USE LOT:i (VIDEO&MINI-MART/`SHOPPING CENTER REQUIRED PROVIDED • Bank 3,340 sf @ 1:400= 11 12 Vet 3,575 sf @a 1:300= 12 12 Mix Use Building(3,400 sf Total Area) 39 • Option B Revised Mini-Mart/Shopping Center (2,300 sf) • 1:200+ 14 1:2emp (if2emp) 1 Video (5,600 sf) 1:400+ 14 OK 52 As indicated above, the revised scenarios have adequate parking. We have confirmed with Will D'Andrea (City of Tigard Planning Department)that the DMV is an allowed use within the current zoning,and daycare and bank are listed outright. Please note that our client does not have potential tenants (i.e.,Shopping Center,DMV,daycare or second bank),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking. If you need further information or have any additional concerns,please contact me. Sincerely, 1 ,1. ' Dennis R Woods DRW/ls c: Scott King-Washington County Michael Anderson-City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Jana&Novack F:`.'7,?D TA`95 3S94I49r-ILI KS • • Trip Generation ITE LAND USE VAR RATE ADT AM AM PM PM PM Enter Exit Enter Exit Total OPTION Al 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 _ 731 State Mtr Veh Dept KSF 5.6 1165 31 31 68 68 136 Total 8.4 3231 123 123 143 143 286 OPTION A2 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 565 Day Care KSF 5.6 444 35 30 35 41 76 Total 8.4 2510 127 122 110 116 226 OPTION A3 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 911 Walk-In Bank KSF 5.6 787 18 10 43 54 97 Total 8.4 2853 110 102 118 129 247 OPTION B 851 Cony. Mkt. 24hrs KSF 2.8 2066 92 92 75 75 150 * Video Store KSF 5.6 49 49 98 Total 8.4 124 124 248 UN lJ 3 'S5 U� rl=lrf 1 i-• ;�c Lf;f JD USE TRHf�Sr WASHINGTON COUNTY, OREGON • June 8, 1995 Ray Valone City of Tigard Planning Department 13125 SW Hall Blvd. Tigard. OR 97223 Re: CPA 95.0002/VAR 95-0003 - PACIFIC CREST PARTNERS Thank you for the opportunity to review and comment on this plan amendment proposal. As I noted in my May 16 letter, the County's interest In this proposal is limited to its impact on SW Scholis Ferry Road, a County major arterial. To review the Impact on this facility, the County relies on findings based on OAR 660-12-060 (Plan and Land Use Regulation Amendments) from the Transportation Planning Rule (TPR). To address this TPR requirement, the applicant's consultant (MEI) has provided the County with a traffic analysis (dated June 5th) which Identifies the impact this proposal would have on the planned County transportation system for year 2005. This analysis is based on a reasonable worst case site development scenario for both the existing zoning and the proposed zoning. Specifically, these worst case scenarios are, 1) Existing zoning (CP) = 2800 s.f. convenience market and a $300 s.f. Motor Vehicles Department office; and 2) Proposed zoning (CG) = 2800 s.f. convenience market and a 5300 s.f. video store. I note that these square footages only add up to 8100 s.f. and not the 8400 s.f. of space assumed to date. Whether or not this Incongruity Is simply a typographical error or is the wrong site size, I do not believe the discrepancy is significant because the difference in the extra 300 s.f. should be proportionally higher for each scenario resulting.In an equivalent relative impact. While these worst case scenarios have been discussed at length between city and county staff, I must rely on the City's Interpretation of their code as it relates to reasonable worst development. Assuming the reasonable worst case development scenarios are an accurate reflection of allowed land uses for the site, the County finds that the proposed plan amendment will not have a significant effect on the planned County transportation system. Year 2005 deficiencies in this area are due to effects of traffic growth based on the current land use system. The analysis shows that this proposal will not make the planned system any worse than it would be with no plan amendment. Therefore, the county has no objections to this plan amendment request. If you my questions regarding these comments, please call me at 681-3961. Scott Kng Senior Planner c: Mark Brown Brent Ahrend Department of Land Use and Transportation, Planning Division Phone: 503/640.3519 155 North First Avenue Hillsboro,Oregon 97124 FAX# 503/693.4412 • 0 WASHINGTON •10-- . -�,, COUNTY, ``---- OREGON June 8, 1995 Ray Valone City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Re: CPA 95-0002/VAR 95-0003 - PACIFIC CREST PARTNERS Thank you for the opportunity to review and comment on this plan amendment proposal. As I noted in my May 16 letter, the County's interest in this proposal is limited to its impact on SW Scholls Ferry Road, a County major arterial. To review the impact on this facility, the County relies on findings based on OAR 660-12-060 (Plan and Land Use Regulation Amendments) from the Transportation Planning Rule (TPR). To address this TPR requirement, the applicant's consultant (MEI) has provided the County with a traffic analysis (dated June 5th) which identifies the impact this proposal would have on the planned County transportation system for year 2005. This analysis is based on a reasonable worst case site development scenario for both the existing zoning and the proposed zoning. Specifically, these worst case scenarios are, 1) Existing zoning (CP) = 2800 s.f. convenience market and a 5300 s.f. Motor Vehicles Department office; and 2) Proposed zoning (CG) = 2800 s.f. convenience market and a 5300 s.f. video store. I note that these square footages only add up to 8100 s.f. and not the 8400 s.f. of space assumed to date. Whether or not this incongruity is simply a typographical error or is the wrong site size, I do not believe the discrepancy is significant because the difference in the extra 300 s.f. should be proportionally higher for each scenario resulting in an equivalent relative impact. While these worst case scenarios have been discussed at length between city and county staff, I must rely on the City's interpretation of their code as it relates to reasonable worst development. Assuming the reasonable worst case development scenarios are an accurate reflection of allowed land uses for the site, the County finds that the proposed plan amendment will not have a significant effect on the planned County transportation system. Year 2005 deficiencies in this area are due to effects of traffic growth based on the current land use system. The analysis shows that this proposal will not make the planned system any worse than it would be with no plan amendment. Therefore, the county has no objections to this plan amendment request. If you ha any questions regarding these comments, please call me at 681-3961. ea.V. ..,1.7 Scott King Senior Planner c: Mark Brown Brent Ahrend Department of Land Use and Transportation, Planning Division Phone: 503/640-3519 155 North First Avenue Hillsboro, Oregon 97124 FAX# 503/693-4412 • • MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 SW.BANCROFT STREET • P.O.BOX 69039 PORTLAND.OREGON 97201-0039 • (503) 224-9560 • FAX (503)228-1285 June 5, 1995 Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Scholls Ferry/North Dakota Traffic Conditions Project Number 294149 Dear Mr. King: Mackenzie Engineering Incorporated has reviewed traffic conditions anticipated at the intersection of Scholls Ferry Road and North Dakota Street with development of the Pacific Crest site at the southwest corner of the intersection. The scenarios reviewed include existing traffic conditions before development of the site and 1995 and 2005 conditions with and without the proposed zone change on Parcel 3 from C-P to C-G. Our previous trip generation comparison indicated that under worst case scenarios, the existing zoning would actually generate more trips than the proposed zoning. Traffic volumes for 1995 were estimated from summer 1994 counts with in-process traffic added for US Bank and Jiffy Lube and traffic generated from the Pacific Crest site. This includes the planned veterinarian office and bank and the"worst case" scenarios for Parcel 3. With existing C-P zoning,Parcel 3 could support a 2,800 s.f convenience market and a 5,300 s.f. Motor Vehicles Department office. Under the proposed C-G zone,the DMV office would be replaced by a video store. Washington County staff provided EMME/2 model runs for 2010 projected traffic volumes and 1985 volumes. The 2010 volume projections for Scholls Ferry are below the PM peak hour traffic counts conducted by MEI staff during the summer of 1994. To estimate the 2005 traffic volumes,the growth rate anticipated between 1985 and 2010 was applied to the 1994 traffic counts. This growth rate was found to be approximately 5%per year. The recent growth rate along Scholls Ferry Road has been 7%. The 5% rate was used for long term growth since the 7%rate is reflective of high levels of development in recent years and increased traffic due to the improvements completed on Scholls Ferry Road. Intersection capacity calculations were prepared utilizing NCAP software which simulates the 1985 Highway Capacity Manual. The calculation accounts for the existing PM signal timing on Scholls Ferry Road. The table below presents the intersection level of service as well as volume to capacity ratio (V/C) and average delay for the existing and proposed zones in 1995 and 2005. The signal progression system currently operating on Scholls Ferry provides a low average delay for through traffic. Traffic volumes projected for 2005 result in intersection demand significantly over capacity. These results, although shown,are not reliable. Several variables may affect future operation of the intersection including a constant growth rate of 5%,how planned roadway improvements will affect Scholls Ferry traffic, and F:\W PDATA\95-06\94149\05L1.SK S • Scott King Project Number 294149 June 5, 1995 Page 2 what improvements if any may be constructed on Scholls Ferry Road such as a third lane or intersection improvements. Some of the planned improvements which may reduce Scholls Ferry traffic include the Murray Boulevard Extension/Walnut improvements and SW 125th Extension to Hall Boulevard. Intersection Capacity and Level of Service Scholls Ferry Road at North Dakota Street Scenario V/C Delay LOS* 1995 C-P Zone 0.993 32.2 D 1995 C-G Zone 0.987 30.5 D 2005 C-P Zone 1.63 >60 F 2005 C-G Zone 1.62 >60 F *Level of Service is based upon average delay. The intersection of Scholls Ferry Road at North Dakota Street will experience demand in excess of its capacity within the next few years. The traffic increases will-be attributable to development over a large area of Tigard and Beaverton, not one specific project,as Scholls Ferry is a major arterial roadway. The costs of any improvements which may be constructed on Scholls Ferry Road should be shared with all new development in the area. If you have any additional questions please call me at 224-9560. Sincerely, Brent Ahrend w #10505 4' Traffic Analyst 4110 "- • - ' oir BTAsk 4 Y 13 "t91ct■ '9. 10 G co*"'. LP Enclosures c: Ray Valone,Michael Anderson-City of Tigard Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack F:\WPDATA\95-06\94149\05 L1.SK • • O O Z Scholls Ferry Rood • . SITE S B /%/ o a, rn - 11L 66-Ar 158 1014—. .-1660 75tiR �r 85 O ` Sr) N 14 11 0 f I © (="61 FIGURE 1 DRAWN BY: DMB BUNG 1994 CHECKED BY: BTA PM PEAK HOUR TRAFFIC DATE: 6-5-95 JOB NUMBER:294149 MACKENZIE ENGINEERING INCORPORATED SHEET OF Civil • Structural • Transportation —— 0690 S. W. Bancroft Street • P.O. Box 69039 ©MACKENZIE ENGINEERING INCORPORATED 97201-0039 RESERVED Phone: (503)224-9560 • FAX: (503)228-1285 OOTEYP \C:\DWG\WORK\9070EN 0149 06/05/95 15:57 1:1.00 / • 0 0 0 O z Scholls Ferry Rood • . SITE S B d O N v. N N 119 d N a ‘6 � 90—' `` 192 90—' `— 192 983—e. f-1608 983 —16O8 t4tti� }r 152 t32ti rr 139 N � 00O Ito 11nca N N 168 • 146— 34 I 37ti� I e ; ® Existing Zoning Proposed Zoning DMV VIDEO FIGURE 2 • DRAWN BY: DMB 1995 TRAFFIC CHECKED BY: BTA PM PEAK HOUR DATE: 6-5-95 JOB NUMBER:294149 MACKENZIE ENGINEERING INCORPORATED • SHEET OF Civil • Structural • Transportation _— 0690 S. W. Bancroft Street • P.O. Box 69039 © 1995 MACKENZIE RIG TENGINEERING RESERVED INCORPORATED Phone: (503)224 95601 •O FAX: (503)228-1285 - 00TEM \ P \C:\DWG\wORKBOYOEN2 01,18 06/05/95 15:55 1:1.00 1 1 _ _ • . • 0 0 r-. O Z Scholls Ferry Road • A : SITE S B co . LA CV — N N N / 1 Nl ‘,137— `-- 304 137— — 304 1703—+ •-2787 1703—. •-2787 194 ti r 212 185 ti r 199 tr � ,� � O V' N O ^t M N a of M) N tn M 1 ! 168 146 1 34 ti 37 ti © to © co • Existing Zoning Proposed Zoning DMV VIDEO FIGURE 3 DRAWN BY: DMB 2005 TRAFFIC CHECKED BY: BTA PM PEAK HOUR DATE: 6-5-95 JOB NUMBER:294149 MACKENZIE ENGINEERING INCORPORATED SHEET OF Civil • Structural • Transportation 0690 S. W. Bancroft Street • P.O. Box 69039 O 995 ALLERIC ENGINEERING Phone: (503)224-95601 •O FAX: (503)228-1285 00TEYP \G:\DWG\WORK\R07OEN3 011R 06/05/95 15:54 1,1.00 - • 4 INPUT WORKSHEET Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCP VOLUME AND GEOMETRICS NORTH DAKOTA N/S ST. [ 421] 192 ^ SB TOTAL 1 1 - I I I 16 .0 1608 <- [1952] < v > 12.0 -WB TOTAL (N) 124 150 147 RTH LT 152 v III < > NORTH v ^---RT-12 . 0 '-1 <---TH--12 .0 '-2 1-12.0 '-LT---^ v---LT-12. 0 '-1 1-12 . 0 '--TH---> IDENTIFY IN DIAGRAM 1-12 .0 '-RTH--v> 1.Volumes < I > 2.Lanes, lane widths LT TH RT SCHOLLS FERRY 3 .Movements by lane ^ 90 12.0 I 12. 0 E/W STREET 4.Parking locations - 1 12.0 1 186 5 .Bay storge lngths [1214] -> 983 1 1 1 272 <^> 115 6 . Islands E/B TOTAL - [ 573] 7 .Bus stops v 141 N/B TOTAL TRAFFIC AND ROADWAY CONDITIONS Ap Grd. % HV Adj .Pkg.Lane Buses PHF Cnf.Ped Pedstrn Button Arr. pr (% ) Y/N Nm (Nb) (pd/hr) Y/N Mn.Time Type EB +0 .0 2.0 N 0 0 0 . 95 20 Y 15 5 WB +0 .0 2 .0 N 0 0 0 . 95 20 Y 15 5 NB +0 .0 2 .0 N 0 0 0. 95 20 Y 20 3 SB +2.0 2 .0 N 0 0 0 . 95 20 Y 20 3 Grade:+up,-down Nb:buses stopping/hr Min.Timing: min.green for HV:veh. > 4 whls PHF:peak-hour factor pedestrian crossing Nm:pkg.maneuvers/hr Cnf.Peds:Cnflctng peds/hr Arr.Type: Type 1-5 PHASING OR -- * * * D + + * * * I <***** <***** **> <+**> <+* A * v v G v R A *****> *****> <** <**+> *+> M + + * * * v v * * * Tim- G= 12.0 G= 48.0 G= 7 .0 G= 20.0 G= 0.0 G= 0.0 G= 20 .0 G= 0 .0 ing Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 0 Ptmd/Actl A A A A A A A Protected turns: ****^ 0000^ 1 Permitted turns: ++++^ 1 Cycle Length 125 Sec MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • • Intersection: SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No.294149 City/State:A95PMCP VOLUME ADJUSTMENT WORKSHEET 1 2 3 4 5 6 7 8 9 10 11 Appr. Mvt. Mvt. Peak Flow Lane Flw rt Number Lane Adj . Prop. Volume Hour Rate Group in Ln of Utiliz Flow of (vph) Factor Vp Grp Vg Lanes Fctr,U V,vph LT or RT PHF 3/4 (vph) N Tb 9-4 7 x 9 Plt , Prt LT 90 0. 95 95 A 95 1 1.00 95 1.00 LT EB TH 983 0. 95 1035 N 1183 2 1.05 1242 * RT 141 0. 95 148 0 . 13 RT LT 152 0 . 95 160 A 160 1 1. 00 160 1 .00 LT WB TH 1608 0 .95 1693 E 1693 2 1 . 05 1778 * RT 192 0.95 202 P 202 1 1. 00 202 1.00 RT LT 272 0. 95 286 A 286 1 1.00 286 1 .00 LT NB TH 186 0. 95 196 E 196 1 1 .00 196 * RT 115 0. 95 121 P 121 1 1.00 121 1 .00 RT LT 147 0 . 95 155 A 155 1 1.00 155 1 .00 LT SB TH 150 0 . 95 158 N 289 1 1.00 289 * RT 124 0 . 95 131 0 .45 RT LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A ^ E N P * **** ****> ****> ++++ + + v v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • • Intersection: SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCP SATURATION FLOW ADJUSTMENT WORKSHEET LANE 3 4 5 6 7 8 9 10 11 12 13 GROUP Ideal No. Ln.W. HvyVeh Grade Pkg. BusBlk AreaTp Rt Trn Lt Trn AdjSat Sat. of Fw Fhv Fg Fp Fbb Fa Frt Flt FlwRt 1 2 Flow Lns S Ap My pcphgp N T. 9-5 T. 9-6 T. 9-7 T. 9-8 T. 9-9 T. 9-10 T. 9-11 T. 9-12 (vphg) A 1800 1 1.000 0 . 990 1.000 1. 000 1.000 1 .000 1.000 0 . 950 1693 EB N 1800 2 1 . 000 0 . 990 1 .000 1. 000 1.000 1 .000 0 . 980 1.000 3493 A 1800 1 1.000 0 . 990 1.000 1.000 1 .000 1.000 1.000 0 . 950 1693 WB E 1800 2 1.000 0 . 990 1. 000 1. 000 1.000 1 .000 1.000 1 .000 3564 P 1800 1 1.000 0. 990 1. 000 1. 000 1 .000 1 .000 0 . 840 1.000 1498 A 1800 1 1.000 0 . 990 1.000 1.000 1 .000 1 .000 1.000 0 . 950 1693 NB E 1800 1 1 .000 0 . 990 1.000 1. 000 1 .000 1 .000 1. 000 1.000 1782 P 1800 1 1.000 0. 990. 1.000 1.000 1.000 1 .000 0.840 1.000 1498 A 1800 1 1.000 0 .990 0. 990 1.000 1 .000 1.000 1.000 0 .950 1676 SB N 1800 1 1. 100 0 . 990 0. 990 1.000 1 .000 1 . 000 0 . 9281 1.000 1800 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A E N P * **** ****> ****> ++++ T + V V MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • • Intersection: SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No.294149 City/State:A95PMCP CAPACITY ANALYSIS WORKSHEET LANE GROUP 3 4 5 6 7 8 9 Adjusted Ad.Sat Flow Ratio Green Ln.Grp v/C Crit. 1 2 Flow Rate Flw.Rt Ratio Capac. Ratio ? Appr. Mvmt. v s v/s g / C c,vph X Lane (vph) (vphg) 3/4 4x6 3/7 Group A 95 - 1693 0 .056 - 0. 056 95 1. 002 *** EB N 1242 - 3493 0 .356 - 0. 467 1633 0 . 761 - A 160 - 1693 0 .095 - 0. 096 163 0 . 985 - WB E 1778 - 3564 0 .499 - 0. 507 1808 0 . 983 *** P 202 - 1498 0. 135 - 0. 507 760 0 . 266 - A 286 - 1693 0 . 169 - 0. 160 271 1. 056 *** NB E 196 - 1782 0 . 110 - 0. 160 285 0 . 687 - P 121 - 1498 0.081 - 0. 160 240 0 . 505 - A 155 - 1676 0 .092 - 0. 160 268 0 . 578 - SB N 289 - 1800 0. 161 - 0. 160 288 1 .003 *** 1 Cycle Length= 125 .Osec, Lost Time/Cycle,L= 13 . 7sec, S (v/s)ci= 0. 884, Xc=0 . 993 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A E N P * **** ****> ****> ++++ + + v v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No.294149 City/State:A95PMCP LEVEL-OF-SERVICE WORKSHEET First Term Delay Second Term Delay Tot.Delay_&_LOS LANE 3 4 5 6 7 8 9 10 11 12 13 GROUP v/c Green Cycle Delay Lane Delay Prgrsn Lane Gp Ln Apprch Apr Ratio Ratio Length dl Group d2 Factor Delay Gp Delay LOS 1 2 X g/C C sec/veh Cap,c sec/veh PF sec/veh LOS sec/veh Tbl Ap My (sec) (vph) T.9-13 ( 6+8) *9 9-1 9-1 A 1. 002 0.056 125 .0 44. 85 95 71.81 1.00 116 . 65 F EB N 0 .761 0. 467 125.0 20 . 91 1633 1.51 0. 50 11.21 B 18 . 70 C A 0 . 985 0. 096 125 .0 42.87 163 49 . 67 1.00 92 .54 F WB E 0 . 983 0 . 507 125 . 0 23.00 1808 13 .03 0. 61 21. 98 C 25 . 68 D P 0 . 266 0 . 507 125 .0 13 .32 760 0.05 0 .40 5 .35 B A 1. 056 0. 160 125 .0 40. 33 271 60. 14 1.00 100 . 47 F NB E 0 . 687 0 . 160 125 . 0 37. 66 285 4. 63 0.85 35 . 94 D 65 . 80 F P 0 .505 0 . 160 125 . 0 36 . 46 240 1.45 0.85 32 . 23 D A 0 . 578 0 . 160 125 .0 36 . 93 268 2.26 1.00 39 . 19 D SB N 1 . 003 0 . 160 125 . 0 39 . 93 288 41. 69 0.85 69 . 38 F 58 . 84 E Intersection Delay 32 .22 sec/veh, Intersection LOS D Table 9 . 1 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A "' E N P * **** ****> ****> ++++ T + V V MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • III . INPUT WORKSHEET Intersection: SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCG VOLUME AND GEOMETRICS NORTH DAKOTA N/S ST. [ 421] 192 " SB TOTAL 1 1 - I I I 16.0 1 1608 <- [1939] < v > 1 12.0 -WB TOTAL (N) 124 150 147 RTH LT 139 v III < > NORTH v "---RT-12.0 '-1 <---TH--12 .0 '-2 1-12.0 '-LT-- v---LT-12 . 0 '-1 1-12.0 '--TH---> IDENTIFY IN DIAGRAM 1-12.0 '-RTH--v> 1.Volumes < I > 2.Lanes, lane widths LT TH RT SCHOLLS FERRY 3 .Movements by lane A 90 12 .0 1 12 . 0 E/W STREET 4.Parking locations - 1 12.0 1 186 5 .Bay storge lngths [1205] -> 983 1 1 1 263 <A> 102 6 . Islands E/B TOTAL - [ 551] 7 .Bus stops v 132 N/B TOTAL TRAFFIC AND ROADWAY CONDITIONS Ap Grd. % HV Adj .Pkg.Lane Buses PHF Cnf.Ped Pedstrn Button Arr. pr (%) Y/N Nm (Nb) (pd/hr) Y/N Mn.Time Type EB +0 . 0 2.0 N 0 0 0 . 95 20 Y 15 5 WB +0 . 0 2 .0 N 0 0 0 . 95 20 Y 15 5 NB +0 .0 2.0 N 0 0 0. 95 20 Y 20 3 SB +2 .0 2.0 N 0 0 0 . 95 20 Y 20 3 Grade:+up,-down Nb:buses stopping/hr Min.Timing: min.green for HV:veh. > 4 whls PHF:peak-hour factor pedestrian crossing Nm:pkg.maneuvers/hr Cnf.Peds:Cnflctng peds/hr Arr.Type: Type 1-5 PHASING OR A /A * * * D + + * * * I <***** <***** **> <+**> <+* A * v v G v R A *****> *****> <** <**+> *+> M + + * * * v v * * * Tim- G= 12 .0 G= 48 .0 G= 7.0 G= 20.0 G= 0 .0 G= 0 . 0 G= 20.0 G= 0 .0 ing Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 0 Ptmd/Actl A A A A A A A Protected turns: ****A 0000" 1 Permitted turns: ++++" 1 Cycle Length 125 Sec MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI 111 411 Intersection: SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCG VOLUME ADJUSTMENT WORKSHEET 1 2 3 4 5 6 7 8 9 10 11 Appr. Mvt. Mvt. Peak Flow Lane Flw rt Number Lane Adj . Prop. Volume Hour Rate Group in Ln of Utiliz Flow of (vph) Factor VD Grp Vg Lanes Fctr,U V,vph LT or RT PHF 3/4 (vph) N Tb 9-4 7 x 9 Plt , Prt LT 90 0. 95 95 A 95 1 1 . 00 95 1.00 LT EB TH 983 0. 95 1035 N 1174 2 1 . 05 1233 * RT 132 0. 95 139 0. 12 RT LT 139 0 . 95 146 A 146 1 1.00 146 1.00 LT WB TH 1608 0 . 95 1693 E 1693 2 1. 05 1778 * RT 192 0 . 95 202 P 202 1 1. 00 202 1.00 RT LT 263 0. 95 277 A 277 1 1. 00 277 1.00 LT NB TH 186 0 . 95 196 E 196 1 1. 00 196 * RT 102 0 . 95 107 P 107 1 1. 00 107 1.00 RT LT 147 0. 95 155 A 1 155 1 1 . 00 155 1.00 LT SB TH 150 0 . 95 158 N 289 . 1 1 . 00 289 * RT 1241 0. 95 131 1 0 .45 RT LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A ^ E N P * **** ****> ****> ++++ + + v v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • 4 Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No.294149 City/State:A95PMCG SATURATION FLOW ADJUSTMENT WORKSHEET LANE 3 4 5 6 7 8 9 10 11 12 13 GROUP Ideal No. Ln.W. HvyVeh Grade Pkg. BusBlk AreaTp Rt Trn Lt Trn AdjSat Sat. of Fw Fhv Fg Fp Fbb Fa Frt Flt FlwRt 1 2 Flow Lns S Ap My pcphgp N T. 9-5 T. 9-6 T. 9-7 T. 9-8 T.9-9 T. 9-10 T. 9-11 T. 9-12 (vphg) A 1800 1 1 .000 0 . 990 1.000 1. 000 1.000 1.000 1. 000 0 . 950 1693 EB N 1800 2 1 .000 0 . 990 1. 000 1.000 1.000 1.000 0 . 981 1.000 3497 A 1800 1 1. 000 0 . 990 1. 000 1. 000 1.000 1.000 1 . 000 0 . 950 1693 WB E 1800 2 1.000 0 . 990 1.000 1 . 000 1.000 1 .000 1 . 000 1. 000 3564 P 1800 1 1 .000 0 . 990 1.000 1.000 1.000 1.000 0 . 840 1 . 000 1498 A 1800 1 1.000 0 . 990 1.000 1. 000 1.000 1.000 1 .000 0 . 950 1693 NB E 1800 1 1 . 000 0 . 990 1. 000 1 .000 1.000 1.000 1. 000 1 .000 1782 P 1800 1 1.000 0. 990 1. 000 1. 000 1.000 1.000 0 . 840 1.000 1498 A 1800 1 1 .000 0 . 990 0 . 990 1.000 1.000 1 .000 1.000 0 . 950 1676 SB N 1800 1 1 . 100 0. 990 0 . 990 1.000 1.000 1 .000 0 . 928 1.000 1800 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A "' E N P * **** ****> ****> ++++ + + V V MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • r Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCG CAPACITY ANALYSIS WORKSHEET LANE GROUP 3 4 5 6 7 8 9 Adjusted Ad.Sat Flow Ratio Green Ln.Grp v/C Crit. 1 2 Flow Rate Flw.Rt Ratio Capac. Ratio ? Appr. Mvmt. v s v/s g / C c,vph X Lane (vph) (vphg) 3/4 4x6 3/7 Group A 95 - 1693 0 . 056 - 0 .056 95 1.002 *** EB N 1233 - 3497 0 . 353 - 0 .467 1634 0 .754 - A 146 - 1693 0 .086 - 0.096 163 0 .898 - WB E 1778 - 3564 0 .499 - 0 . 507 1808 0 . 983 *** P 202 - 1498 0. 135 - 0. 507 760 0. 266 - A 277 - 1693 0 . 164 - 0. 160 271 1.023 *** NB E 196 - 1782 0 . 110 - 0. 160 285 0 . 687 - P 107 - 1498 0 . 071 - 0. 160 240 0. 447 - A 155 - 1676 0 .092 - 0. 160 268 0 . 578 - SB N 289 - 1800 0 . 161 - 0. 160 288 1 .003 *** Cycle Length= 125 .Osec, Lost Time/Cycle,L= 13. 7sec, S (v/s)ci= 0. 879, Xc=0 . 987 LANE GROUP DIAGRAMS-(*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A ^ E N P * **** ****> ****> ++++ + + V v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI III III • Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A95PMCG LEVEL-OF-SERVICE WORKSHEET First Term Delay Second Term Delay Tot.Delay_&_LOS LANE 3 4 5 6 7 8 9 10 11 12 13 GROUP v/c Green Cycle Delay Lane Delay Prgrsn Lane Gp Ln Apprch Apr Ratio Ratio Length dl Group d2 Factor Delay Gp Delay LOS 1 2 X g/C C sec/veh Cap,c sec/veh PF sec/veh LOS sec/veh Tbl Ap My (sec) (vph) T. 9-13 (6+8) *9 9-1 9-1 A 1.002 0.056 125 .0 44. 85 95 71 . 81 1.00 116 . 65 F EB N 0. 754 0. 467 125 .0 20 . 81 1634 1. 44 0. 50 11. 12 B 18 . 67 C A 0 .898 0 .096 125 .0 42 .48 163 29 . 69 1.00 72. 17 F WB E 0. 983 0 . 507 125 .0 23 .00 1808 13 .03 0 . 61 21 . 98 C 23. 84 C P 0 . 266 0 . 507 125 .0 13 . 32 760 0 .05 0 .40 5 .35 B A 1.023 0. 160 125 .0 40 . 07 271 48 . 76 1.00 88 .83 F NB E 0 . 687 0. 160 125 .0 37 . 66 285 4. 63 0 .85 35 . 94 D 60. 37 F P 0. 447 0 . 160 125 .0 36 .09 240 0. 91 0 .85 31 . 45 D A 0.578 0. 160 125 .0 36 . 93 268 2 .26 1.00 39 . 19 D SB N 1.003 0 . 160 125 .0 39 . 93 288 41. 69 0 . 85 69 . 381 F 58. 84 E Intersection Delay 30 .51 sec/veh, Intersection LOS D Table 9 . 1 . LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A ^ E N P * **** ****> ****> ++++ + + ✓ v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI III INPUT WORKSHEET Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A05PMCP VOLUME AND GEOMETRICS NORTH DAKOTA N/S ST. [ 655] 304 " SB TOTAL 1 1 - I I I 16.0 ( 2787 <- [3303] < v > 1 12 .0 -WB TOTAL (N) 188 235 232 RTH LT 212 v III < > NORTH v --RT-12 . 0 '-1 <---TH--12 . 0 '-2 1-12. 0 '-LT-- v---LT-12 . 0 '-1 1-12.0 '--TH---> IDENTIFY IN DIAGRAM 1-12.0 '-RTH--v> 1.Volumes < 1 > 2.Lanes, lane widths LT TH RT SCHOLLS FERRY 3 .Movements by lane "" 137 12.0 1 12 . 0 E/W STREET 4.Parking locations - 1 12.0 1 293 5 .Bay storge lngths [2034] ->1703 1 1 1 406 <"> 155 6 . Islands E/B TOTAL - [ 854] 7 .Bus stops v 194 N/B TOTAL TRAFFIC AND ROADWAY CONDITIONS Ap Grd. % HV Adj .Pkg.Lane Buses PHF Cnf.Ped Pedstrn Button Arr. pr (%) Y/N Nm (Nb) (pd/hr) Y/N Mn.Time Type EB +0 . 0 2. 0 N 0 0 0 . 95 20 Y 15 5 WB +0 .0 2 .0 N 0 0 0 . 95 20 Y 15 5 NB +0 .0 2.0 N 0 0 0 . 95 20 Y 20 3 SB +2.0 2.0 N 0 0 0 . 95 20 Y 20 3 Grade:+up,-down Nb:buses stopping/hr Min.Timing: min.green for HV:veh. > 4 whis PHF:peak-hour factor pedestrian crossing Nm:pkg.maneuvers/hr Cnf.Peds:Cnflctng peds/hr Arr.Type: Type 1-5 PHASING OR .. .. * * * D + + * * * I <***** <***** **> <+**> <+* A * v v G v R * A *****> *****> <** <**+> *+> M + + * * * v v * * * Tim- G= 7 .5 G= 55 .0 G= 5 . 5 G= 18.0 G= 0.0 G= 0 .0 G= 20 .0 G= 0 . 0 ing Y+R= 4 Y+R= 4 Y+R= 4 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 0 Ptmd/Actl A A A A A A A Protected turns: ****" 0000" 1 Permitted turns: ++++" I Cycle Length 125 Sec MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • • Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A05PMCP CAPACITY ANALYSIS WORKSHEET LANE GROUP 3 4 5 6 7 8 9 Adjusted Ad. Sat Flow Ratio Green Ln.Grp v/C Crit. 1 2 Flow Rate Flw.Rt Ratio Capac. Ratio ? Appr. Mvmt. v s v/s g / C c,vph X Lane (vph) (vphg) 3/4 4x6 3/7 Group A 144 - 1693 0 .085 - 0 .044 74 1 . 933 *** EB N 2097 - 3506 0 . 598 - 0. 511 1793 1. 170 - A 223 - 1693 0 . 132 - 0.060 102 2 . 195 - WB E 3081 - 3564 0.864 - 0. 527 1880 1. 639 *** P 320 - 1498 0.214 - 0.527 790 0 .405 - A 427 - 1693 0.252 - 0 . 144 244 1 . 752 *** NB E 308 - 1782 0 . 173 - 0 . 160 285 1. 080 - P 163 - 1498 0 . 109 - 0 . 160 240 0 . 680 - A 244 - 1676 0. 146 - 0. 144 241 1 .011 - SB N 445 - 1803 0 . 247 - 0 . 160 ( 288 1. 543 *** Cycle Length= 125.Osec, Lost Time/Cycle,L= 13 . 7sec, S(v/s)ci= 1.449, Xc=1. 627 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTDJ A " E N P * **** ****> ****> ++++ + + v v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI • III INPUT WORKSHEET Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Analyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A05PMCG VOLUME AND GEOMETRICS NORTH DAKOTA N/S ST. [ 655] 304 SB TOTAL 1 1 - I < I I 16 .0 2787 <- [3290] v > I 12. 0 -WB TOTAL (N) 188 235 232 RTH LT 199 v III < > NORTH v "---RT-12.0 '-1 <---TH--12 .0 '-2 1-12 .0 '-LT---- v---LT-12 .0 '-1 1-12.0 '--TH---> IDENTIFY IN DIAGRAM 1-12 .0 '-RTH--v> 1.Volumes < I > 2 .Lanes, lane widths LT TH RT SCHOLLS FERRY 3.Movements by lane " 137 12 .0 I 12 .0 E/W STREET 4.Parking locations - I 12.0 1 293 5 .Bay storge lngths [2025] ->1703 1 1 1 397 <-> 142 6 . Islands E/B TOTAL - [ 832] 7 .Bus stops v 185 N/B TOTAL TRAFFIC AND ROADWAY CONDITIONS Ap Grd. % HV. Adj .Pkg.Lane Buses PHF Cnf.Ped Pedstrn Button Arr. pr (%) Y/N Nm (Nb) (pd/hr) Y/N Mn.Time Type EB +0 .0 2.0 N 0 0 0. 95 20 Y 15 5 WB +0 . 0 2 . 0 N 0 0 0. 95 20 Y 15 5 NB +0 .0 2.0 N 0 0 0 . 95 20 Y 20 3 SB +2 .0 2 .0 N 0 0 0. 95 20 Y 20 3 Grade:+up,-down Nb:buses stopping/hr Min.Timing: min.green for HV:veh. > 4 whls PHF:peak-hour factor pedestrian crossing Nm:pkg.maneuvers/hr Cnf.Peds:Cnflctng peds/hr Arr.Type: Type 1-5 PHASING OR ,. .. * * * D + + * * * I <***** <***** **> <+**> <+* . A * v v G v R * A *****> *****> <** <**+> *+> M + + * * * v v * * * Tim- G= 7.5 G= 55.0 G= 5 .5 G= 18.0 G= 0.0 G= 0.0 G= 20 .0 G= 0 . 0 ing Y+R= 4 Y+R= 4 Y+R= 4 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 3 Y+R= 0 Ptmd/Actl A A A A A A A Protected turns: ****- 0000" I Permitted turns: ++++" I Cycle Length 125 Sec MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI ' • • Intersection:SCHOLLS FERRY @ NORTH DAKOTA Date: 6-3-95 Anaiyst:BTA TimePeriod Anlyzd:PM PEAK Area Type: CBD XOther Project No. 294149 City/State:A05PMCG CAPACITY ANALYSIS WORKSHEET LANE GROUP 3 4 5 6 7 8 9 Adjusted Ad. Sat Flow Ratio Green Ln.Grp v/C Crit. 1 2 Flow Rate Flw.Rt Ratio Capac. Ratio ? Appr. Mvmt. v s v/s g / C c,vph X Lane (vph) (vphg) 3/4 4x6 3/7 Group A 144 - 1693 0. 085 - 0.044 74 1. 933 *** EB N 2087 - 3508 0 . 595 - 0.511 1794 1. 163 - A 209 - 1693 0 . 123 - 0 .060 102 2.058 - WB E 3081 - 3564 0 . 864 - 0.527 1880 1 . 639 *** P 320 - 1498 0 . 214 - 0. 527 790 0.405 - A 418 - 1693 0.247 - 0 .144 244 1.715 *** NB E 308 - 1782 0 . 173 - 0. 160 285 1 .080 - P 149 - 1498 0 . 099 - 0 . 160 240 0 . 622 - A 244 - 1676 0. 146 - 0 . 144 241 1.011 - SB N 445 - 1803 0 . 247 - 0 . 160 288 1.543 *** Cycle Length= 125.Osec, Lost Time/Cycle,L= 13 . 7sec, S(v/s)ci= 1.443, Xc=1. 621 LANE GROUP DIAGRAMS-[*** = PROTCTD, +++ = PERMTTD, ### = PROTCTD & PERMTTD] A A E N P * **** ****> ****> ++++ + + v v MACKENZIE ENGINEERING, INC. , Portland, OR, using NCAP by PSI JUN- 5-95 NON 13:48 •/tlEJ FAX NO. 50319812 P. 01 MACKENZIE/SAITO&ASSOCIATES,P.C. Architecture • Planning • Interior Design 503/224-9570 • FAX 503/228-1285 MACKENZIE ENGINEERING INCORPORATED Civil • Structural • Transportation 503/224-9560 •FAX 503/228-1285 0690 S.W.Bancroft Street P.O.Box 69039 Portland, Oregon 97201-0039 FAX COVER SHEET Date:_ ""`e- s 19/5 Project Number: 2-944? Company: Wos i 4,,. Ca•.>ti4y Attention: 5colt FAX: 44271 Project Name: ?c►4S C« C yr si- Description: T✓A CAL Cov1/4.1- co"cS From: Bet,.* H t✓e Comments or Special Instruction:_ 141 cc by FAX to: "y Vo.t ovi G— 7;}s v4 FAX 6 g4 21 Total Number of Pages('including this cover sheet): If you did not receive all pages,please call our Records Department. ORIGINAL WILL K /WILL NOT FOLLOW BY MAIL. CON 10E14M f NOTICE:The Information contdr ed in this facsimile transmission is aortfideotbd and is intended eddy for the used the Individual or ently named owe.tf the readerdthis massage Is eel the Intended recipient,mi6 series as notifieetion ttwt err reading,diaoree 11a,copying,dIsicisutton,or the taking of any action In reliance on the contents of this communication is atriclty prohibited. If this transmission was received In error,Immediately notify us at 503/224-9670 is arrange for return of the original eesl mOe. �} Internal Use Onty: Fite Sender 6>T, WP Cepatimenl ne..wa.e JUN- 5-95 NON 13:49 •/NEI FAX NO. 503.9812 P. 02 MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S.W.BANCROFT STREET • PO BOX 69039 PORTLAND,OREGON 97201-0039 • (503)224 9560 • FAX(503)228.1265 June 5, 1995 Washington County Land Use and Transportation Attention:Scott King 155 North First Avenue,Suite 350 Hillsboro,Oregon 97214 Re: Pacific Crest Zone Change Scholls Ferry/North Dakota Traffic Conditions Project Number 294149 Dear Mr.King: Mackenzie Engineering Incorporated has reviewed traffic conditions anticipated at the intersection of Scholls Ferry Road and North Dakota Street with development of the Pacific Crest site at the southwest corner of the intersection. The scenarios reviewed include existing traffic conditions before development of the site and 1995 and 2005 conditions with and without the proposed zone change on Parcel 3 from C-P to C-G. Our previous trip generation comparison indicated that under worst case scenarios,the existing zoning would actually generate more trips than the proposed zoning. Traffic volumes for 1995 were estimated from summer 1994 counts with in-process traffic added for US Bank and Jiffy Lube and traffic generated from the Pacific Crest site. This includes the planned veterinarian office and bank and the"worst case"scenarios for Parcel 3. With existing C-P zoning,Parcel 3 could support a 2,800 s.f. convenience market and a 5,300 s.f.Motor Vehicles Department office. Under the proposed C-G zone,the DMV office would be replaced by a video store. Washington County staff provided EMME/2 model runs for 2010 projected traffic volumes and 1985 volumes. The 2010 volume projections for Scholls Ferry are below the PM peak hour traffic counts conducted by MEI staff during the summer of 1994. To estimate the 2005 traffic volumes,the growth rate anticipated between 1985 and 2010 was applied to the 1994 traffic counts. This growth rate was found to be approximately 5%per year. The recent growth rate along Scholls Ferry Road has been 7%. The 5% rate was used for long term growth since the 7%rate is reflective of high levels of development in recent years and increased traffic due to the improvements completed on Scholls Ferry Road. Intersection capacity calculations were prepared utilizing NCAP software which simulates the 1985 Highway Capacity Manual. The calculation accounts for the existing PM signal timing on Scholls Merry Road. The table below presents the intersection level of service as well as volume to capacity ratio(V/C) and average delay for the existing and proposed zones in 1995 and 2005. The signal progression system currently operating on Scholls Ferry provides a low average delay for through traffic. Traffic volumes projected for 2005 result in intersection demand significantly over capacity. These results, although shown, are not reliable. Several variables may affect future operation of the intersection including a constant growth rate of 5%,how planned roadway improvements will affect Scholls Ferry traffic,and F:IWPDATA19S-O6194149107L1.8K JUN- 5-95 MON 13 49 •/NEJ FAX NO. 50319812 P. 03 Scott King Project Number 294149 June 5, 1995 Page 2 what improvements if any may be constructed on Scholls Ferry Road such as a third lane or intersection improvements. Some of the planned improvements which may reduce Scholls Ferry traffic include the Murray Boulevard Extension/Walnut improvements and SW 125th Extension to Hall Boulevard. Intersection Capacity and Level of Service Scholls Fenn Road at North Dakota Street Scenario V/C Delay LOS* 1995 C-P Zone 0.993 32.2 D 1995 C-G Zone 0,987 30,5 D 2005 C-P Zone 1.63 >60 F 2005 C-G Zone 1.62 >60 F ;--Level of Service is based upon average delay. The intersection of Scholls Ferry Road at North Dakota Street will experience demand in excess of its capacity within the next few years, The traffic increases will be attributable to development over a large area of Tigard and Beaverton,not one specific project,as Scholls Ferry is a major arterial roadway. The costs of any improvements which may be constructed on Scholls Ferry Road should be shared with all new development in the area. If you have any additional questions please call me at 224-9560. Sincerely, Brent Ahrend Traffic Analyst BTAsk Enclosures c: Ray Valone,Michael Anderson-City of Tigard Dan Boyden-Pacific Crest Richard Allen•Ball Janik&Novack FAV/PDATA19S-06194149103LLSK 111 "ye ei_da_. 154 5-, I MEMORANDUM CITY OF TIGARD, OREGON Tq: Chairman and Planning Commissioners FROM: Ray Valone, Associate Planner DATE: May 25, 1995 SUBJECT: CPA 95-0002/ZON 95-0003 (Pacific Crest Partners) Staff is requesting a continuance of the hearing, scheduled for June 5, 1995, on the above comprehensive plan amendment/zone change. We are in the process of reviewing and assessing additional traffic information before proceeding with the hearing. Please continue the hearing until June 19, 1995. Since the staff report will not be available for the June 5 meeting, staff recommends that the Commission wait until June 19 to take testimony on the proposal. o _ MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 S.W.BANCROFT STREET • P.O.BOX 69039 PORTLAND, OREGON 97201-0039 • (503) 224-9570 • FAX(503)228-1285 May 25, 1995 City of Tigard Attention: Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses, Traffic Impact&Allowable Parking @ Pacific Crest Project @ SW Scholls Ferry Road&SW North Dakota Project Number 294149-Revised Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses. We indicated that required and provided parking may limit this possibility;we offer the following case scenarios to supplement previous information: OPTION::A.:;;:;::;::::GURRETif ZONNE:;USES&RE.. UI:RED:PARKI:NG VS:PROVIDED(REVISE .).... ................ 1 REQUIRED I PROVIDED Bank 3,840 sf @ 1:400= 11 12 Vet 3,575 sf Mix Use Building•(8,400 sf total-area) . s __._.__._. 39 Option Al 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @1:200= 14 Commercial w/2 employees • ' @ 1:2 emp= 1• 5,600 sf Civic Use(i.e.,DMV) @ 1:350= 16 OK • 4 Option A2 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200= 14 Commercial w/2 employers @ 1:2 emp= 5,600 sf Daycare;5 spaces+(1)per 9 classroom;assume(4) OK . . 42 Option A3 2,800 sf Food/Beverage(i.e.,Mini-Mart type) .@.1.:200=.14 .. Commercial w/2.employees @ 1.:2 emp=1 • r5,600sf WalkIn.Bank @ 1:400=14 _.. .. __. F:\WPDATA\95-05\94149\25L1.KS , • • Mr.Ray Valone Pacific Crest Project Number 294149 May 25, 1995 Page 2 ' '`'MINT11%IAR f S ......::::. ; :::: ...:.:::.::.::: :. I REQUIRE D I PROVIDED Bank 3,840 sf @ 1:400= 11 12 Vet 3,575 sf @ 1:300= 12 12 L?s°•.Building(8,400 sf Total Ara) 39 • Option B Revised Mini-Mart/Shopping Center (2,800 sf) 1:200+ 14 1:2 emp(if 2 emp) 1 Video(5,600 sf) 1:400+ 14 OK 52 As indicated above,the revised scenarios have adequate parking. We have confirmed with Will D'Andrea (City of Tigard Planning Department)that the DMV is an allowed use within the current zoning,and daycare and bank are listed outright. Please note that our client does not have potential tenants(i.e.,Shopping Center,DMV,daycare or second bank),but these scenarios have been provided to demonstrate possible cases which you have indicated need • review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking. If you need further information or have any additional concerns,please contact me. Sincerely, Dennis R Woods DRW/ks c: Scott King-Washington County Michael Anderson-City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack F:\WPDATA\95-05\94149\25L1.KS MAY-25-95 THU 16:46 öA/NEI FAX NO. 50 649812 P. 01/03 MACKENZIE/SAITO &ASSOCIATES,P.C. Architecture• Planning • Interior Design 503/224-9570 • FAX 503/228-1285 MACKENZIE ENGINEERING INCORPORATED Civil• Structural • Transportation 503/224-9560 • FAX 503/228-1285 0690 S.W. Bancroft Street P.O. Box 69039 Portland,Oregon 97201-0039 FAX COVER SHEET Date: /? '+ Project Number: -�7''�� Company:, [..1 717 e Q FLA-A)A)l,N4' ntyer Attention: " ` �/tlt �l FAX:_ Project Name: r- _ tom crive G iv . '5C.//O tO A ailrit G7K fre6 .ham. l'U4/1 t b'' l2.605 r v R'F o.v2 'rrt4'f/p9W e From: A `1� Comments or Special Instruction: _ _ tom' ,If - e., S 44) )2.... ./, .9t ' -P4tAit-c 401174 w cc by FAX to: —LW ')14,47'7/2691) FAX: J ` C23 ' b(, /375" Total Number of Pages(including this cover sheet): .� If you did not receive all pages, please call our Records Department. ORIGINAL WILL > ' /WILL NOT FOLLOW BY MAIL. OONFlDENTIALI Y NOTICE:The information contained In this facsimile transmission is ondidentisi and in intended only for4ro use d the Individual or°nay named above.If the reader dihia message is not the Intended recipient,this serves as notification that arty reading,disclosure.copying,distribution,or the taking of any action In reliance on the conlenta of this communication is strictly prohibited. If this transmission was recehed in error.Immediately notify us at 503/224-9510 to arrange for rectum of the original facsimile. Internal Use Only File . Sender X WP Department NAY-25-95 THU 16:47 eA/MEI FAX N0, 503 X49812 P. 02/03 MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 SW BANCROFT STREET • P.O.BOX 69039 PORTLAND,OREGON 97201-0039 • (503)224-9570 • FAX(503)228.1285 May 25, 1995 City of Tigard Attention:Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses, Traffic Impact&Allowable Parking @ Pacific Crest Project @ SW Scholls Ferry Road&SW North Dakota Project Number 294149-Revised • Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses. We indicated that required and provided parking may limit this possibility;we offer the following case scenarios to supplement previous information: • REQUIRED PROVIDED Bank 3,840 sf @ 1:400=11 12 Vet 3,575 sf @ 1:300=12 12 Mix Use Building(8,400 sf total area) 39 Option Al 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200=14 Commercial w/2 employees @ 1:2 emp 1 r — , 5,600 sf Civic Use(i.e.,DMV) @ 1:350=16 OK Option A2 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200=14 Commercial w/2 employees @ 1:2 emp- 1 5,600 sf Daycare;5 spaces+(1)per 9 classroom;assume(4) OK 4 Option A3 2,800 sf Food/Beverage(i.e.,Mini-Mart type) @ 1:200=14 Commercial w/2 employees @ 1:2 emp=I 5,600 sf Walk-In Bank @ 1:400 14 OK fit • F:\WPDATA195-0S194149125LIKS • MAY-25-95 THU 16:47 •/NEI FAX NO. 503'9812 P. 03/03 Mr.Ray Valone Pacific Crest Project Number 294149 May 25, 1995 Page 2 �:�:: <44';¢`y5d:y,i >.q;:': .<G:<:vYe:^--„- `�a:'i3 :• :; :4:'..'•,:`ji.>>:�� `�. yep /�yJ.r;`���•i T;1�S:?15 B �kE: �J}.�L'',sJ•iO�:7 f7..,F(L�'J,��,j,�;CVr�IiG•V�,T,�(({ j�y)j���]•'1":'�'.S`ilO.s:..■��y♦.�ir;��:�'.�.4 "y..., 1'4,7:�1i.:���T?0:. :'J.f.>!�.'..>:' "l::<J':i:M,..,».i+'�..,��P.,t ♦C....S.. .:eY'� .T>5/��,...�M: i•' ��:U.:s�•Y'. �. +1�.Nr�. -xry.n•a;r v".�i`•y°•v y '•:#.t"�t'>ar'.i:;.. �.!•.:i.::u.:";�. .::�;1:;, i,Yrn�'>,<. a"E;+ se's,,. ::s"^ti<. "`:;;� .wd�':.i:r.,,',@",-...%e[:ilR: .,i...:.:. .,�.J�.byp>:..ti�;.'.r.°f" ,�i`�S�i4i'.^;�$:rxtiit,.,.�•..•��,.,.��... ..�„� .;uG :�i�..,.�:i.';::ii'• �i���:�='y�i�i�>•' .....�i%�:;�,'i „w _ REQUIRED PROVIDED Bank 3,840 sf @ 1:400=11 12 Vet 3,575 sf @ 1:300=12 12 Mix Use Building(8,400 sf Total Area) 39 Option B Revised Mini-Mart/Shopping Center (2,800 sf) 1:200+ 14 1:2 emp(if 2 emp) 1 Video(5,600 sf) 1:400+ 14 . OK ? As indicated above,the revised scenarios have adequate parking. We have confirmed with Will D'Andrea (City of Tigard Planning Department)that the DMV is an allowed use within the current zoning,and daycare and bank are listed outright. Please note that our client does not have potential tenants(i.e.,Shopping Center,DMV,daycare or second bank),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking. If you need further information or have any additional concerns,please contact me. Sincerely, 4,,/a‘2—\ /A.,)1/A-- Dennis R Woods DRW/ks c: Scott King-Washington County Michael Anderson-City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack • P:iWPDATAt9S-05t94149‘251.1.0 MACKENZIE ENGINEERING INCORPORATED CIVIL • STRUCTURAL • SURVEYING • TRANSPORTATION 0690 S.W.BANCROFT STREET • P.O.BOX 69039 . . � PORTLAND, OREGON 97201-0039 • (503)224-9560 • FAX(503) 228-12 n lU L � May 24, 1995 MAY 2 6 1995 CITY O1= TIGARD Washington County Land Use and Transportation Attention: Scott King 155 North First Avenue, Suite 350 Hillsboro, Oregon 97214 Re: Pacific Crest Zone Change Traffic Generation Comparison Project Number 294149 Dear Mr. King: Mackenzie Engineering Incorporated (MEI) has reviewed the anticipated traffic impacts of the proposed zone change at the Pacific Crest project at 12580 SW Scholls Ferry Road in Tigard at SW North Dakota Street. The zone change would affect only the 8400 s.f building currently under construction in parcel#3. The building is currently zoned Commercial Professional (C-P) with 3100 s.f. of General Commercial (C-G) allowed. A zone change on Parcel#3 will allow the remaining 5300 s.f to be used as C-G. The current planned use of the 8400 s.f building is a video store which would required the zone change. Under the proposed zoning, the highest trip generation rate would be anticipated from a mix of fast-food restaurant and a video store; however, the City of Tigard code would not allow this mix of uses do to an inadequate number of parking spaces. The attached letter from Dennis Woods of MSA, dated May 22, 1995, details the parking requirements for several uses allowed under the proposed zoning. Of the three options which would meet the parking requirement, the mix of video store and shopping center would generated the highest number of PM peak hour trips. A comparison of the trips rate for these options is listed in the table below for the 8400 s.f building in Parcel#3. F:\WPDATA\95-05\94149\24L1.KC • • • Scott King May 24, 1995 Page 2 Trip Generation Estimates -Parcel #3 Allowed by PM Peak Hour _ Option Parking? Enter Exit Total A Y 84 73 157 B1 Y 74 74 148 B2 N 68 68 136 B3 Y 81 81 162 Cl N 117 109 225 C2 N 97 87 184 C3 Y 76 68 143 Trip generation was estimated utilizing rates published in the Institute of Transportation Engineers (ITE) Trip Generation, Fifth Edition, and MEI observed rates for a video store. The ITE rates used include Fast Food without Drive-Through (820), Specialty Retail(814), and Shopping Center(820). Calculations are attached. Based upon the estimated trip generation rates above, the proposed zone change would result in approximately five additional site PM peak hour trips. Four of these trips would be anticipated to travel through the intersection of Scholls Ferry Road and North Dakota Street. The proposed zone change will have minimal impact on the existing and planned transportation system with the limitations of Tigard's parking requirements. If you have any additional questions about the trip generation rates or allowed uses, please call me at 224-9560. Sincerely, Brent Ahrend Traffic Analyst BA/kc Enclosures c: Ray Valone- City of Tigard Michael Anderson- City of Tigard Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack F:\WPDATA\95-05\94149\24L1.KC • • MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 SW.BANCROFT STREET • P.O.BOX 69039 PORTLAND, OREGON 97201-0039 • (503) 224-9570 • FAX(503) 228-1285 May 22, 1995 City of Tigard Attention: Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses, Traffic Impact&Allowable Parking @ Pacific Crest Project @ SW Scholls Ferry Road&SW North Dakota Project Number 294149 Dear Mr. Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses(i.e.,video and fast food). We indicated that required and provided parking may limit this possibility; we offer the following case scenarios: REQUIRED PROVIDED Bank 3,593 sf @ 1:350= 12 12 Vet 3,575 sf @ 1:300= 12 12 Mix Use Building 39 (i.e.,3,100 sf Restaurant<1,000 sf seating; @ 1:50=20 6 employees> @ 1:2 emp=3 5,400 sf Mix Business Support @ 1:350= 16 OK 6 F:\WPDATA\95-05\94149\22L1.KS Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 2 OPTION B ZONE:.CHANGE @ MIX USE LOT#3.(VIDEO:&SHOPPING CEN 'E: :.<;:':: :::: I REQUIRED I PROVIDED Bank 3,593 sf @ 1:350= 12 12 Vet 3,575 sf @ 1:300= 12 12 Mix Use Building(8,400 sf Total Area) • Option B(1) All Video <1:300+ 28 1:2 emp(if 4 emp)> 2 30 OK 54 63. • Option B(2) All Shopping Center <1:200+ 42 1:2 emp(if 4 emp)> 2 NOT ALLOWED 6_$ • Option B(3) Revised Shopping Center(4,200 sf) 1:200+ 21 1:2 emp(if 2 emp) 1 Video(4,200 sf) 1:300+ 14 1:2 emp(if 4 emp) 2 OK 63. F:\WPDATA\95-05\94149\22L1.KS • • • Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 3 ;.: ::.E',.>:.:.;:: ;>> SE O O RES O O .. .....Z NE::` .;.. G MIX V O CHAN • Option C(1) Restaurant(3,100 sf) 1,000 sf seating 1:50 20 1:2emp(if6emp) 3 Video(5,400 sf) 1:300+ 18 1:2 emp(if 4 emp) 2 NOT ALLOWED 61 • Option C(2) Restaurant(3,100 sf) 1,000 sf seating 1:50 20 1:2emp(if6emp) 3 Video(2,000 sf) 1:300+ 7 1:2 emp(if 2 emp) 1 Mix Business Support(3,300 sf) 1:350 10 NOT ALLOWED 6 63. NOTE:Due to parking restrictions, combination ofRestaurant and Video not possible unless very small Restaurant and small Video. • Option C(3) Revised Restaurant(2,000 sf) 800 sf seating 16 1:2 emp(if 4 emp) 2 Video(2,200 sf) 1:300 8 1:2 emp(if 2 emp) 1 Mix Business Support(4,200 sf) 1:350 12 OK 6a • • F:\WPDATA\95-05\94149\22L1.KS S Mr. Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 4 As indicated above,the original plan as approved(Option A)and the proposed option with all Video Store (Option B 1)work wit the provided parking. Also,if you recall,we checked a traffic volume in accordance with your request assuming all Shopping Center(OPT B-2). As it turns out,it was less traffic volume,but parking requirements will not allow this option. We did check additional options that would match provided parking-Option B(3),which combines partial Shopping Center and a small Video Store. Also,in accordance with your comment regarding possible combinations of Restaurant and Video(see Option C(1 and 2)),we could not fit both uses into the allowed space unless we drastically reduced the size assumptions for the Restaurant and Video Store(see Option C(3)). Please note that our client does not have potential tenants (i.e.,Shopping Center or a reduced Video or reduced Restaurant),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking(Options A,B(1),B(3),and C(3)). If you need further information or have any additional concerns,please contact me. Sincerely, I • Dennis R Woods DRW/ks c: Scott King-Washington County Michael Anderson-City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack • • F:\WPDATA\95-05\94149\22L1.KS • I • • Pacific Crest Zone Change Trip Generation ITE CODE LAND USE KSF ADT AM AM PM PM PM Enter Exit Enter Exit Total Option A 814 Specialty Retail 5.3 216 16 18 15 11 833 Fast Food w/o drive 3.1 • 2437 67 51 70 62 Total 8.4 2653 83 68 84 73 157 Option B(1) * Video Store 8.4 * * * 74 74 Total 8.4 * * * 74 74 148 Option B(2) 820 Shopping Center 8.4 1503 24 14 68 68 Total 8.4 1503 24 14 68 68 136 Option B(3) * Video Store 4.2 * * * 37 37 820 Shopping Center 4.2 975 16 9 44 44 Total 8.4 * * * 81 81 162 Option C(1) 833 Fast Food w/o drive 3.1 2437 67 51 70 62 * Video Store 5.3 * * * 47 47 Total 8.4 * * * 117 109 225 Option C(2) 814 Specialty Retail 3.3 134 10 11 9 7 833 Fast Food w/o drive 3.1 2437 67 . 51 70 62 * Video Store 2.0 * * * 18 18 Total 8.4 * * * 97 87 184 Option C(3) 814 Specialty Retail 4.2 171 13 14 12 9 833 Fast Food w/o drive 2.0 1600 43 33 45 40 * Video Store 2.2 * * * 19 19 Total 8.4 * * * 76 68 143 • • - - - t, • MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 SW BANCROFT STREET • P.O.BOX 69039 PORTLAND,OREGON 97201-0039 • (503)224-9570 • FAX(503)228-1285 May 22, 1995 City of Tigard Attention: Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses, Traffic Impact&Allowable Parking @ Pacific Crest Project @ SW Scholls Ferry Road&SW North Dakota Project Number 294149 Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses(i.e.,video and fast food). We indicated that required and provided parking may limit this possibility; we offer the following case scenarios: OP OW CURRorr zorsirtsEs&REQUIRED PARKING Vs PROVIDED:: I REQUIRED 1 PROVIDED Bank 3,593 sf @ 1:350= 12 12 Vet 3,575 sf @ 1:300= 12 12 Mix Use Building 39 (i.e.,3,100 sf Restaurant<1,000 sf seating; @ 1:50=20 6 employees> @ 1:2 emp=3 5,400 sf Mix Business Support @ 1:350= 16. OK fia . . F:41"DATA\95-05\94149\22L1.KS . • • Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 2 OrriON:At,:::MZONE:::(11ANGE @MDCUSE I REQUIRED I PROVIDED , Bank 3,593 sf @ 1:350= 12 12 Vet 3,575 sf @ 1:300= 12 12 Mix Use Building(8,400 sf Total Area) • Option B(1) All Video <1:300+ 28 1:2 emp(if 4 emp)> 2 30 OK 54 • Option B(2) All Shopping Center <1:200+ 42 1:2 emp(if 4 emp)> 2 NOT ALLOWED 63 • Option B(3) Revised Shopping Center(4,200 sf) 1:200+ 21 1:2 emp(if 2 emp) 1 Video(4,200 sf) 1:300+ 14 1:2 emp(if 4 emp) 2 OK F:\WPDATA\95-05\94149\22L1.KS • • Mr. Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 3 • Option C(1) Restaurant(3,100 sf) 1,000 sf seating 1:50 20 1:2 emp(if 6 emp) 3 Video(5,400 sf) 1:300+ 18 1:2 emp(if 4 emp) 2 NOT ALLOWED • Option C(2) Restaurant(3,100 sf) 1,000 sf seating 1:50 20 1:2 emp(if 6 emp) 3 • Video(2,000 sf) 1:300+ 7 1:2 emp(if 2 emp) 1 Mix Business Support(3,300 sf) 1:350 JJL. NOT ALLOWED NOTE:Due to parking restrictions, combination ofRestaurant and Video not possible unless very small Restaurant and small Video. • Option C(3)Revised Restaurant(2,000 sf) 800 sf seating 16 1:2 emp(if 4 emp) 2 Video(2,200 sf) 1:300 8 1:2 emp.(if 2 emp) 1 Mix Business Support(4,200 sf) 1:350 12 OK F:\WPDATA\95-05\94149\22L1.KS • Mr. Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 4 As indicated above,the original plan as approved(Option A)and the proposed option with all Video Store (Option B1)work wit the provided parking. Also,if you recall,we checked a traffic volume in accordance with your request assuming all Shopping Center(OPT B-2). As it turns out,it was less traffic volume,but parking requirements will not allow this option. We did check additional options that would match provided parking-Option B(3),which combines partial Shopping Center and a small Video Store. Also,in accordance with your comment regarding possible combinations of Restaurant and Video(see Option C(1 and 2)),we could not fit both uses into the allowed space unless we drastically reduced the size assumptions for the Restaurant and Video Store(see Option C(3)). Please note that our client does not have potential tenants(i.e.,Shopping Center or a reduced Video or reduced Restaurant),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking(Options A,B(1),B(3),and C(3)). If you need further information or have any additional concerns,please contact me. Sincerely, lGL Dennis R Woods DRW/ks c: Scott King-Washington County • Michael Anderson=City of,.Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack F:\WPDATA\95-05\94149\22L1.KS 4;g :28 malt I FAX NO 50327.2 P. 02 MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 SW BANCROFT STREET • P.0 BOX 69039 r ?' PORTLANO.OREGON 97201-0039 • (503)224-9570 • FAX(503)228-1285 May 22,1995 City of Tigard Attention.Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re.. . e: ' Pacific Crest Possible Alternate Uses,Traffic Impact.&Allowable Parking(4 Pacific Crest Project @ SW Seholls Ferry Road&SWNorth Dakota Project Number 294149 Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses(i.e,video and fast food). We indicated that required and provided parking may limit this possibility; we offer the following case scenarios: .. ......... F1� a �':1va'`• �..�: �..PSa,« Y^- e .�ovt1: v =ercyl.t.= •U'RED diem PROVIDED Bank 3,593 sf 3 S LIO A' v@ 1:350= 2 p 12 Vet 3,575 sf ®1:300=12 ✓ 12 Mix Use Building - 39.. 144(i.e.,je sf Restaurant<1,000 sf seating.," � a1:50=20 , A R 6 employees e wmgtoutex s ®1:2 emp=3 Dtt tk* 5r4Q0 sf Mix Business Support ®1:350=16 p(c. WOK itr tvAseD oa Zev,SED Fiaos 3i gO - lib u a" r' vie -- f S'i G.) I• I!-PP 0-.7 - .SiVO ` r-ri;7'''6 4 pP2d1F G4?A--&---01 (r-:e Ae 0,� 4o7s - 5u% oF` e u ! L t€- Out 4 SP _ its: (.00-v(4 4 Q.�e'Ca�,` c S , �,p (�.�z-�:.�G SPA-Ciec ('�(- -5� Ca•�L-� &a' F:IWPDATAb3-0S\941491221,1•K5 (,(aia/1" gt ' ,/5 P A.e�—. c c,.i( q„ti K -£ ver A/}d a-dp c(tcc,)„, C f, A -16 ci 4,) 3 7 is (1) ,c-EA •!)(At r 1 ' ' CUA.M: --SAT( -,3 SCCC V—-sz) o-J c( zA-)afc ; mAybf - A 2 ��kEI��' h S c A^r.,0, \ ,D c5- V'V Cu55 0•- OF Sa.J-43 Z- IAftO• • A G f 9t oN) .+/G Co 5 ; V...0e0 97 i Sao f' SSkao 4 £ v, w( S /c9— ; co e- (t 1.4)U25 CA: ( 4-A(Vt.'G_ ,Sc -t,--., `J 4-f.) w L(-t;G(4- (. A-S 6q/'V S 5-S : sSU cej,ta /. /�-f1�C6:200\ l4_+ trIpte.✓ / C l �.� 0,41 60 [13 V L2. t4 t[2_ 2.� + Z'3 sm.-4 12SA<��ES-� C`oA c.r`►4 • • 1re.:--2.,-----, ,: 7 ,t.,-,,,Nr-,:.-r --..,x_-- -----,1,-&. ,.- :29 liSA/ME• FAX No. 5032749810 P. 03 _ - ---!-::::--..----..--1.----r ,. • • -- Mr.Ray Malone tif;:7-r Pacific Crest Project Number 294149 ...- May 22,1995 , Page 2 .. 4..„ .,. vq--.....,)= .Ivt..,,,,r1.7..---'-N- krFili -rts;"1:- C.47aii.g91 .„___'/O)N:S.Tti•V i\etr_trli J.411. LIM I/0 ii„tX, vii „,„,/4-44 ...., 1:14...„ A . . .^.,....i."4.7..- ^..1.....:.a.... ..z.-^:4.--s.t.44.•e.24,..,4•,....-......sa77:.:7;',14,,,,,'4.....•.:.=fta'... '...i...:,..•.•' - ',;-}a.%.4.:,..' . ,•-'......: ,-:":<.4" ' '''-.•;.•;,:l... ••••■•,4,- - REQUIRED PROVIDED Bank 3,593Sf (4 1:350=12' it 12 i,Vet 3,575 sf @ 1:300.• 12 C 12 Mix Use Building(8,400 sf Total Area) .• • Option 8(1) All Video <1:300+ \' '; a' Da- t-28 94 ,„44.ei. 1:2 emp(if 4 emp)> x.(5._ ' -"a ° (. 4.1.A. iefl-%‘‘ (0•"' i) f4cfs-c-L. -30 2,1 OK Ale A A fa- Ii . \ • Option B(2) All Shopping Center <1:200+ 42 ' Oke... 12 clip cif 4 etop)> 2 NOT ALLOWED en- G1 61 • Option B(3) Revised Shopping Center(4,200 sf) 1200+ - _ 21 I • 1:2 emp(if.2 amp) 1 Video(4,200 sf) 1:300+ )4 JIN it 1:2 env(if 4 emp) ...2- 10K - 1 I -451V'e ..: - .•.. 1 FAWPDATA9S-0319414922L1KS • IJ U) / , 429 11.5.1 FAX No. 50327402 P. 04 :...4..:,...,;0, ., .,- c • - / "‘.-,--4,;,...-. , • • ? ,r.......,..-::-..,,,......_.—_,... . -47-47i- -Z.1_7".-"r•''. ...,-;1/2.7....„7.7, -4.,42:-• • .--T e....A,-1.,;,..-7..--- • Mr.Ray Veloric Pacific Crest . .4.;.-.. Project Number 294149 May 22,1995 :.% Page 3 : • 41VifFrOr4S=V;v611,to;Vii,„ • , u ,, A Alftirip .- .1M? 'rq%,0 q 7, .4, •'*"".-• ,1,,:t...:,-.4 ti.""—me' s7t,:=1; ^J.,-...,T49h;:y,F.0-,...i.v..ya,--,-4.4,-,, , w....a.• .,.....•.. .,...,-, .IA"'- .4,4:4'.1ttr4W3' :.....-W::: • Option C(1) Restaurant(3,100 a!) 1,000 of seating 1.50 ' 20 1:2 cmp(if 6 cmp) 3 Cuff.._AiCA55- 1.1%-. ■4 Video(5,400 sf) 1:300+ ,kr 14 4,41.(0,-,A--7 1:2 emp(i(4 emp) ?OfALLOWED filt,01 g V • Option C(2) Restaurant(3,100 sf) 1,000 srf seating 1:50 20 1:2 emp(if 6 emp) 3 • Video(2,000 af) 1:300+ -7 S-- CAAAAll'e u. 1:2 emp(if 2 emp) -1- c-, , . Mx Business Support(3,300 sf) 1:350 10 i i:WALLOWED NOTE?Due to parking restrictions, I s,combination ofRestaurant _ -• land Video not possible unless very small Restaurant and small r Video. . Option C(3)Revised Restaurant(2,000 af) SOO sf seating 16 1:2 emp(if 4 amp) •2 - Video(2,200 sf) 1:300 4 1., 1:2 emp(if 2 emp) • .4- Mix Business Support(4,200 sf) 1:350 JI. I OK K 443. A..1 .. ENWPDATA193415■94149122LIX8 —- rHx NU. 5032749812 P. 05 Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 t`= Page 4 As indicated above,the original plan as approved(Option A)and the proposed option with all Video Store (Option B1)work wit the provided parking. Also,if you recall,we checked a traffic volume in accordance with your request assuming all Shopping Center(OPT B-2). As it turns out,it was less traffic volume,but pig requirements will not allow this option. We did check additional options that would match provided Packing-Option 13(3),which combines partial Shopping Center and a small Video Store. Also,in accordance with your comment regarding possible combinations of Restaurant and Video(see Option CO and 2)),we could not fit both uses into the allowed space unless we drastically reduced the size assumptions for the Restaurant and Video Store(see Option C(3)). • Please note that ow client does not have potential tenants(i.e.,Shopping Center or a reduced Video or reduced Restaurant),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking(Options A,B(1),B(3),and C(3)). If you need further information or have any additional concerns,please contact we - Sincerely, Lit—\/f4 Dennis R.Woods DRW/ks c: Scott King-Washington County Michael Anderson•City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack I • i. P:IWPDATAWS-0A9414922LLICS • • 4 MAY-22-95 NON 14 28 •/NEI FAX NO. 503 9812 P. 01 MACKENZIE/SAITO & ASSOCIATES, P.C. Architecture • Planning • Interior Design 503/224-9570 • FAX 503/228-1285 MACKENZIE ENGINEERING INCORPORATED Civil • Structural • Transportation 503/224-9560 • FAX 503/228-1285 0690 S.W.Bancroft Street P.O.Box 69039 Portland, Oregon 97201-0039 FAX COVER SHEET 66 /4-1 Date: � 2��l.S Project Number: 2`� Company: C�ll� - rf .•�n4p • Iy Attention: ,/�V of i ��cr�Z; FAX: Project Name: �c/ S '• ea - a-cMLL CJL; 6C Description: L--LC LEA ' '055(/5 Z4S /-/z/ X C/S6`S �r ! (/�� From: , J S Comments or Special Instruction: • 6:..4 !�► t v c.c 7 / tC -7 In 1J/c cc by FAX to: FAX: Total Number of Pages(including this cover sheet): If you did not receive all pages, please call our Records Department. ORIGINAL WILL /WILL NOT FOLLOW BY MAIL. CONFIOENT1AI1rY NO110E:Tha lr fomciiun contained in Ws facaimk harcrnlarlon la oordidentlal and is handed only kr the uss of the indkiduer or entity named above.lithe nraderolthis mEwago Is not the Intended recipient,this serves as notification that any reading,disctsoure,copying,dlstnbutlon.or the taking of any action In reliance on the contents of this communication is Strictly prohibited. II this transmission was received in error.Immediately notify ea at 503224-9570 to arrange for return of the original facsimile. Internal Use Only: File \ Sender WP Department n.n.v.w,em MAY-22-95 MON 14:28 b/MEl FAX NO. 50369812 P. 02 MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE • PLANNING • INTERIOR DESIGN 0690 SW BANCROFT STREET • P.O BOX 69039 PORTLAND.OREGON 97201-0039 • (503)224-9570 • FAX(503)228-1285 May 22, 1995 City of Tigard Attention:Ray Valone 13125 SW Hall Boulevard Tigard,OR 97223-8199 Re: Pacific Crest Possible Alternate Uses, Traffic Impact&Allowable Parking @ Pacific Crest Project @ SW Scholls Ferry Road&SW North Dakota Project Number 294149 Dear Mr.Valone: In accordance with our recent discussion,you indicated possible traffic concerns regarding possible mixed uses(i.e.,video and fast food). We indicated that required and provided parking may limit this possibility; we offer the following case scenarios: P ✓2:S?:O"A` C.dk f.ko.r.�O>Si r':fa 4?ili:)7A..^.y x,! 7f' *, aF Y:.<x i >.. .R`.b iprf,r rs. t3�?.:.:yF> •:, ..... ........:. . REQUIRED PROVIDED Bank 3,593 sf @ 1:350=12 12 Vet 3,575 sf @ 1:300 m 12 12 Mix Use Building 39 (i.e.,3,100 sf Restaurant<1,000 sf seating; @ 1:50=20 6 employees> @ 1:2 emp=3 5,400 sf Mix Business Support (411:350 a 16 OK FAWPDATA195-051941491221,1.108 MAY-22-95 MON 14 29 •/MEI FAX NO. 503119812 P. 03 Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 2 3:.4g3ifi,:js?i;,i?',•7f' "•ia" 3°%`� ••s.w;i::U':<: :.:y,e ':,�;.> '. �•'r>• r:.�ti.cn''. r. u"rq tr\(r 41.�I{,A.R O' J1}Si'T+r�:try7�;: ...r;f:;:.r RE.UIREZ) PROVIDED Bank 3,593 sf ® 1:350 12 12 Vet 3,575 sf ® 1:300=12 12 Mix Use Building(8,400 sf Total Area) • Option$(Y) All Video <1:300+ 28 1:2 etnp(if 4 emp)> 2 30 OK fla a Option B(2) All Shopping Center <1:200+ 42 1:2 emp(if 4 emp)> 2 NOT ALLOWED • Option B(3) Revised Shopping Center(4,200 sf) 1:200+ 21 1:Z emp(if 2 emp) 1 Video(4,200 sf) 1:300+ 14 1:2 emp(if 4 emp) 2 OK F:\WPDATA\95-135v4149\22L1.KS MAY-22-95 MON 14:29 •/NEJ FAX NO. 503.9812 P. 04 Mr.Ray Valone Pacific Crest Project Number 294149 May 22,1995 Page 3 _ - ':y>< ,..,;,. m: ..mow:, ::;x:Q :?fu"%>! 'i[;j;j;:;':j '"' :::k:i: .e%w'•.gik::a•�.,. t:s.Si ;ui�. :::":�•;.v^f' �"i� >"yf:% '.<...a.k�Xi,2."w ?c.;� 'iM� ��" .,�:'wA fryy.r�,y;, .f.f�� , f�' '•�:9i�'frr�,,i k;7,714' q..0" .. :;.:,> i Sri? .:. ` „.. s v ► .:::":,;..>.f;,:,,:�f»,e,":+„yna�u:�:,+.:.^ 7:tRdr:xT::?... Sny�1;:..rr.,�".o�a,.Jr..:.....,. �;�,'�„. iies!a.h m..S�a:, • Option C(1) Restaurant(3,100 st) 1,000 sf seating 1:50 20 1:2 emp(if 6 emp) 3 Video(5,400 sf) 1:300+ 18 1:2 emp(if 4 emp) 2 NOT ALLOWED §.2 ■ Option C(2) Restaurant(3,100 st) 1,000 sf seating 1:50 20 1:2 emp(if 6 emp) 3 Video(2,000 st) 1:300+ 7 • 1:2 emp(if 2 emp) 1 Mix Business Support(3,300 sf) 1:350 10 • NOT ALLOWED 5.1 • NOTE.Due to parking restrictions, combination of Restaurant and Video not possible unless very small Restaurant and small Video. • Option C(3)Revised Restaurant(2,000 st) 800 sf seating 16 1:2 emp(if 4 emp) 2 Video(2,200 sf) 1:300 8 1:2 emp(if 2 emp) 1 Mix Business Support(4,200 sf) 1:350 12 OK `__---- _ — • F:IWPDATA19543N94149122LLKS • MAY-22-95 MON 14:30 •/NEI FAX NO. 503.9812 P. 05 • Mr.Ray Valone Pacific Crest Project Number 294149 May 22, 1995 Page 4 As indicated above,the original plan as approved(Option A)and the proposed option with all Video Store (Option B1)work wit the provided parking. Also,if you recall,we checked a traffic volume in accordance with your request assuming all Shopping Center(OPT B-2). As it turns out,it was less traffic volume,but parking requirements will not allow this option. We did check additional options that would match provided parking-Option B(3),which combines partial Shopping Center and a small Video Store. Also,in accordance with your comment regarding possible combinations of Restaurant and Video(see Option C(1 and 2)),we could not fit both uses into the allowed space unless we drastically reduced the size assumptions for the Restaurant and Video Store(see Option C(3)). Please note that our client does not have potential tenants(i.e.,Shopping Center or a reduced Video or reduced Restaurant),but these scenarios have been provided to demonstrate possible cases which you have indicated need review. Our traffic engineer has discussed report requirements with Scott King at Washington County in accordance with your direction. We will provide additional traffic information based on the above scenarios which do comply with City required and provided parking(Options A,B(1),B(3),and C(3)), If you need further information or have any additional concerns,please contact me. Sincerely, Zit \A° Dennis R.Woods DRW/ks c: Scott King-Washington County Michael Anderson•City of Tigard,Engineering Department Dan Boyden-Pacific Crest Richard Allen-Ball Janik&Novack P:\WPDATA195-O5194149111L1.KS ja- g/ • 01, WASHINGTON COUNTY, OREGON May 16, 1995 Ray Valone City of Tigard Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Re: CPA 95-0002/VAR 95-0003 - PACIFIC CREST PARTNERS Thank you for the opportunity to review and comment on this plan amendment proposal. The County's interest in this proposal is limited to its impact on SW Scholls Ferry Road, a County major arterial. To review the impact on this facility, the County relies on findings based on OAR 660-12-060 (Plan and Land Use Regulation Amendments) from the Transportation Planning Rule (TPR). As we discussed on the phone, the County finds that the findings included by the applicant in Section III of their submittal to the City are conclusory, contain no supporting data, and are inadequate to address the requirements of the TPR. To address the TPR requirement, the County relies on a comparative analysis of a reasonable worst case development of the site under the current and proposed land use designation for the year 2005. 2005 is the planning year for the current Washington County Transportation Plan. To address our needs, you sent me three additional pieces of information; 1) a copy of the development site impact analysis for SDR 94-14 dated July 27, 1994; 2) a letter from MEI dated May 9, 1995, which includes a trip generation comparison between a "worst case" for the existing C-P designation, and the estimated actual trips for the proposed video store; and 3) a May 11, 1995, fax from MEI with trip generation for 8400 sq.ft. of retail. Presumably this is intended to be the "worst case" for the proposed G-C designation. County staff has reviewed this additional information, along with internal modeling and intersection data, and have the following preliminary findings: • The reasonable "worst case" for the proposed G-C designation should probably be a 3100 square foot convenience grocery and a 5300 square foot video store. Based on MEI data, the p.m. peak trip generation for this scenario is expected to-be ENTER 117, and EXIT 109, totaling 226 p.m. peak trips. This compares to ENTER 85 and EXIT 73, totaling 158 p.m. peak trips for the existing C-P "worst case". • The material available to review impacts is not adequate to fully determine whether the impacts of this proposal are acceptable or unacceptable. Department of Land Use and Transportation, Planning Division Phone: 503/640-3519 155 North First Avenue Hillsboro, Oregon 97124 FAX# 503/693-4412 • On Scholls Ferry Road adjacent to the site, existing traffic volumes plus our preliminary findings for expected traffic growth to the year 2005 indicates that demand will exceed the planned capacity prior to 2005. Based on the information available at this time, the County has the following recommendations for this plan amendment request: 1. Defer any decision on this matter until the applicant has provided a traffic analysis which specifically addresses the transportation impacts of this proposal as contemplated by the Transportation Planning Rule. The County would provide a final recommendation subsequent to this analysis. OR 2. Limit the use of this site to not exceed the p.m. peak trip threshold of the existing "worst case" (158 trips - entering 85, exiting 73) through conditions of this plan amendment action. Note: Subject to review of the MEI trip generation study methodology for video stores, the County would not object to a condition that would limit the use of the site for the intended video store. OR 3. Deny this request. If you have questions regarding these comments, please call me at 681-3961. Scott King Senior Planner c: Mark Brown NAY-11-95 THU 15:22 •/NEI FAX NO. 5069812 P. 01. MACKENZIE/SAITO &ASSOCIATES,P.C. Architecture • Planning • Interior Design 503/224-9570 • FAX 503/228-1285 MACKENZIE ENGINEERING INCORPORATED Civil • Structural • Transportation 503/224-9560 • FAX 503/228-1285 0690 S.W. Bancroft Street P.O.Box 69039 Portland, Oregon 97201-0039 FAX COVER SHEET '/ Date: M I l i I lets -� Project Number. 21741 Company: Csi Y off" 10ccvc Attention: Vay VgdoNe. FAX: 6,$5/— 7-292 Project Name: Description: Tr: SHO . From: 40v-eel YLvevc1 Comments or Special Instruction: ()Si .�.Tg. Cole, 820 r es 11e rte Cerke,r '1L- 4 own- s - et✓e. Q,A. .j ;a4sd( . e✓ gqd S.c IUD _ �Kk<✓ x� .��,r -4- isoo 2tf /14 G$ G$ V,C9 Imo: �ex>~rs GJoo�� I�SI� cc by FAX to: FAX: Total Number of Pages (including this cover sheet): If you did not receive all pages,please call our Records Department. ORIGINAL WILL /WILL NOT X FOLLOW BY MAIL. CONFIDEN11ALIr'NOTICE:The information contained in this facslmde transmission Is ocandentiaat and is intended only for the use oft the indMdtal or entity rural above.If reader of this message is not the Intended recipient,this serves as notification That any reading,disclosure,copying,distribution,or the taking of any action In reliance on the contents of this communication is strictly prohibited, dthla transmission was received In error,Immediately naGfy ua at 503f 2d•9570 to arrange for return of the original facsimile. Internal Use Only: File, Sender SNP Department • III • .. . , _ - MACKENZIE/SAITO & ASSOCIATES, P.C. ARCHITECTURE •PLANNING• INTERIOR DESIGN . 0690 S.W.BANCROFT STREET•P.O.BOX 69039 PORTLAND,OREGON 97201-0039•(503)224-9570•FAX(503)228-1285 • MEETING MINUTES . DATE: May 11, 1995 • SUBJECT: Key Bank @ Scholls " Meeting Minutes(5/10/95) - - Project Number 294149 - : Modified Traffic Information to Amend Comprehensive Plan Amendment Submittal for Parcel , - _ #3.@ 12580_SWSc oils Ferry(NOTE'Address revised by City to.12700 SW North Dakota)'• BY: Dennis Vyoods . PRESENT: Ray Valone,Long-Range Planner-City of Tigard Will D'Andrea,Planning-City of Tigard Michael Anderson,Engineering-City of Tigard _ .Brent Ahrend-.Mackenzie Engineering Incorporated(MEI) • • Dennis Woods-Mackenzie/Saito&Associate(MSA)' . ACTION ITEMS 1.1 Ray Valone,after comments have been received,will contact MSA(DRW)if any additional clarification or staff concerns arise. 1.2 MSA,by 5/17/95,will review with the owner and proposed video tenant on site locations for video drop box . to minimize traffic_congestion at entry/exit. " - . 1.3 MSA,by 5/11/95,will review the proposed and required parking for the alternate proposed use and confirm adequate parking will be provided. INFORMATION ITEMS . • 1. Ray indicated that the review of the proposal was still in the early stages and no comments were available at this time. 2. Michael stressed the concern for traffic generated at other similar video outlets and problems he has experienced with only one driveway. Discussion was held regarding revising the building to allow a shared driveway with the building to the south but,due to the nature of the adjacent use(Daycare),additional on-site • traffic in that area would not be desirable. Further discussion indicated traffic backups caused around drop- - . -off box locations. MSA indicated they would review alternate locations away from the driveway to reduce congestion. . .. ;. - 3. Ray indicated the City of Beaverton had mentioned that traffic impact on.Scliolls may be a concern,but had • . • " not received their comments as of this date. Ray indicated he would forward our information and that he had" ' := reviewed the previous traffic report prepared as part of the SDR process. • MACKENZIE/SAITO&ASSOCIATES F:\WPDATA\95-05\94149\11MMI.KS • Meeting Minutes(5/10/95) Key Bank @ Scholls Project Number 294149 May 11, 1995 Page 2 4. Ray indicated the City's concern that if the zone change were approved,any number of possible commercial uses could occupy the space. Michael pointed out that,in this case,the building is already under construction and various uses may be limited. MSA clarified the zone change was only for Parcel#3,a small portion of the overall site,and that,as Planning had noted earlier,parking requirements based on use would need to be maintained. Every effort has been made to accurately record this meeting. If any errors or omissions are noted,please provide written response within five days of receipt. . Dan Boyden-Pacific Crest • i. MACKENZIE/SAITO&ASSOCIATES F:\WPDATA\95-05\94149\11MMI.KS t • MEMORANDUM CITY OF TIGARD, OREGON TO: Ray Valone FROM: Randy Woole B DATE : May 25, 1995 SUBJECT : CPA 95-0002 Our only concern with the proposed zone change relates to traffic impacts . The proposed zone change would have negligible impact on peak hour traffic and would not be expected to impact the capacity of the adjoining intersection. So, peak hour is not a problem. However, the impacts during off-peak times may be a problem. The site has its access from North Dakota Street . Although the street is designated as a minor collector, it functions in this area more like a major collector, carrying traffic between 121st Avenue and Scholls Ferry Road. While not a capacity problem, the volume of traffic has been a concern for several years in the residential neighborhoods to the south of the subject site . The concerns are related to safety, noise and general quality of life issues as a result of the increased traffic in the residential neighborhood. Traffic islands have helped to reduce speeds but have provided little reduction in traffic volumes . The proposed zone change is not likely to increase the overall traffic volume on North Dakota Street . However, it does have the potential to increase the volume of traffic in the evening and weekend periods -- the periods of greatest concern to the residential neighborhoods . The applicant states that the zone change would allow the property to be used as a video store . The peak traffic time for video stores tends to be on evenings and weekends . We are concerned that the proposed zone change will exacerbate existing traffic problems in the residential areas to the south of the site . Therefore, we recommend that the zone change be denied. rw/cpa95-02 • REQUEST FOR COMMENTS • A TO: Michael Anderson DATE: May 1, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Ray Valone Phone: (503) 639-4171 Fax: (503) 684-7297 RE: COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002A4641064: A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change-the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan,policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agenciesand from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: May 11, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: • (Please provide the following information) Name of Person Commenting: 1, Woo I2y Phone Number: SC• 35', May 11, 1995 CITY OF TIGARD OREGON Scott King Washington County Department of Land Use & Transportation 155 North First Avenue Hillsboro, OR 97124 Dear Scott: I am writing to extend the deadline to May 19 for your comments on the proposed comprehensive plan amendment and to provide you with additional information. Enclosed are copies of correspondence from the consultant working on the proposed comprehensive plan amendment along Scholls Ferry Road. The first letter, dated July 27, 1994, contains the traffic analysis for the development application that was subsequently approved by the city in August of 1994. The second letter and addendum includes trip generation numbers for "worst case" scenarios for Parcel 3, the subject site of the current proposal. According to our current planning staff, the combination of a fast food restaurant and professional/business service uses in the 8400 square foot building envelope of Parcel 3 could be considered worst case under current zoning for traffic impacts to the road system. The C-P zoning allows a fast food restaurant to be located on Parcel 3 provided it does not exceed 3100 square feet in size. The remaining 5300 square feet of 'specialty retail' could include uses such as a Mail Boxes Etc, Kinko's Copies, etc. The addendum sheet includes the generation figures for 8400 square feet of retail uses under G-C zoning. The "Video Store" row in the comparison chart is included because the applicant prefers this type of tenant. If appropriate, please include in your response a traffic impact analysis of the Scholls Ferry/North Dakota intersection under each worst case scenario. If you have any questions, please call me at 639-4171. Thank you. Sincerely, Ray Valone Associate Planner • Enclosures 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 05/08/95 08:09 $503 526 2538 'TV FIRE MARSHAL RECEIVED PLANNING Z003/004 REQUEST FOR COMMENTS MAY 0 9 1995 A TO; Gene Birchell, TVFR DATE: May 1, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Ray Valone Phone: (503) 639-4171 Fax: (503) 684-7297 RE: COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/VARIANCEjVAR) 95.0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Schol Is Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1,1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: May 11, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person Commenting: I ( C L Phone Number: S � � RECEIVED PLANNING •REOUEST FOR COMMENTS MAytt.4 1995i Mike Miller, Tigard Water Dept. DATE: May 1, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Ray Valone Phone: (503) 639-4171 Fax: (503) 684-7297 RE: COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/VARIANCE (VAR) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the.zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: May 11, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: )4 We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (Please provide the following information) Name of Person Commenting: /4I& 1.41u.e4._ Phone Number: x 3q�- -NOT__IC __ F:PROPOSED_ AM DME_ NT. ;= -` -- . . . - - -t,; - ,Y..°-., ;--4,i:w__ --5.:;-.-:;_F.,. ?: _ .•_ate : !. �" ``"':r..',:'' - .,c.._«w. .-.•..: �--:y,--.•'•�i4..�.�r..rte, :af `� .. _ ••4t-'T` .,*-ii-1;... `�.e..e.. , !~IS' ..-- w�!T4 3. - r!'.t .".- _,r. r• _ _,y' This form must be received by DLCD at least 45_days prior to the final hearing.° ' ;.;.. . - - ORS 197.610 and OAR Chapter 660,Division 18 _ - • - ' .;. .- _ - ' ..l,':. { ...•"Rj`.._r.��ri YL+ 'iSJ�!�Sir Y�. x-S. - - - _ See reverse side for submittal requirements ' y:" •- - . _.r- .sip' :•E�,c• - <,•_:: - ,.4 c�l_.'�.�.�v - "S� ;?,,. :Jurisdiction t`� �.� T g., a- _r..r,"t :i� - "r .oz. -.' .' _ _ --. _„z r,.:,i.`4-.- - v+'- ..r+r .lr:al:.zri :'��:L-:- :s'_. "�v'•�i r�;'gr J__ r .�J'�''..+::'2:.;n..- •`Y',�-a' �_ -- =Date of Final Hearing -r` -s O:L`{ 't I� 1`) 1 •-•r••`n` - Local File # .CPA'-' -0002 ,,j fc=®oo • . . r'�-•' • rr.. i....s �:) z`•. ':� '`•4_ 6• 0.-. Via” -"2-'fir r,:> ps`� • :r. /. . .r, i"'w� 31•.'.: ..,°"f';;iT . i ..J. l p,:_.- ..r'i.gY {2,_a.°' «�t.L:-`l_.i .. .. Has this proposal been previously submitted to DLCD? _ - Yes = )( No ` Date - Comprehensive Plan Text Amendment ./'=:.4Comprehensive Plan Map Amendment • _ •Land Use Regulation Am_ endment: _ _ ;,.Zoning Map Amendment - , . New Land Use Regulation" :. -. ::;'.__.:�-. - _ .;: .•;.: �?.. ., r}�Eti?^:x.14._ _ _.��5 ''�.T��F-:'. .:.f�`�? r�: '�:>'.:.'�c, `„� �;.�:. �t 's".? ism �?f..•.-'�h�� a�,.�:�:��;.� .�t. - . .r .Briefly summarize the proposal.:,�Do not use°technical terms:, Do not write "See,Attached. -1- .. .' .::- �� °�f l:�. ii�°�t'�`2 .r-E�? '� '::'.:�°� '��� �' -i .... x: j�jea:r:.•- :'t_ �- '��"".: '.+y�'�� = °: �t N�4J� 'A '1\G its ; Gc►i`I?ct i—k G 4 P L n. 3 riAP ~jRo.h Cowl r.t. G.i �2 }tI . .. .: .. :.:.� _. .�. .. 'r. .�.,.:, _ •- .. '. ... �' •-.. jam.tlC.-`.f..- -” ..:-:.-�_'F: ... Plt a rtss;4 AJA L 'jam Ge a.R.t_l.- Co MH C 2(4 AL .A J C�.(4 6k. 1ti1� Z.o x:...)Cam- - : - FRei-1 ..._-;G_P `ice ''4 ''&=C. .. o . "0".-38(o�K`Acees"' or "' A�A ' rAi=s_ ,� - .. - ^". -..` -,• .. =..tf:::;-,:'4,-.t:.3.it,:>'V..'�I ::.:f;-:.E,i:.� .-'••,,: ':3`Y, .' , Suu.TMs:✓ �;'CoR,lcclL--'oJ -:SA,•) ..SC,t1a1.CS"Y RJL`(t'( OA1'dA�A,,::i'S•c ,<.r`IDAis.:q'`,Si-ee C,;,.e- ,.rv,A `r �, '.` w:f;``'-7'. •r,,;:- ..-x. ^i- <" " �s^-.--m-_r;.. ..fir -:.l.;:.. 1,5e,•,,-...-`rl:"z:x.T.' itr:.."-- �'j5-.�- . .. -*-. ' Plan Map Change~From +Cv 'mteaUAL lito icssio.)AL_: .to: - AN • ' Zone Map Change From ::C-Q - to :G_C. 5ct.--ktL.4es— Gt...A..ho .1 or Su) ScooLI.S F R-P�' Location: 'R�� AN�=.• ..SI..3 avA'.`-. nttiir`: - -. .i°-�r,: Acres-Involved: ' . U-38�`' Specified change in Density: Current Density 00(A- Proposed Density N(A Applicable Goals: I l a t /2. Is an Exception proposed? _ Yes X No Affected State or Federal Agencies, Local Governments or Special Districts: ,Q L.Ld 1 l g . Local Contact: R A' VA \-o a s Phone: G 3 5 - 4 t 7 Address: 1 3 12. c sw 1 Lk LL (dot:L.c VArz� T ex,a-A .� 0 2 et -7 2.23 DLCD File#. Date Rec'd #Days Notice • • -_ • _._ .r- a‘' '.. ^t: -. :i �i•�:,;'1 tai •:'"' - _ __-._ ' : SUBMITTAL REUIREMENTS.it,}),. 1: .- - . • - -•:!:t i =e'. i+•z -"r'-.../!'..-,4 ::14'.. , > Pi) '• _ , . ORS 197.610 and OAR . . . = : y ,: '; - Chapter 660,Division 18 _ :'4: . , : - •b_ ' . _ 'cv, .siL,j�-{24 1:•g`•r:-.%�Y.. J'-_ r c- -rr i a.1`.. - - _•-■ � kI' .'�.a " :i _ .5i` _ _:•er': ;' _ � _ _ - ' ; ▪ - -•R � .4'''' ' � _37:�-, _ .'t _ - -- � _ _ _ •f _ - _ �. - ?`r J' + _ � r~� ^f- ..«wn L' • " ti aS `�' ^�o�.Y qu`.'.a' 'wL••�.• — t'- .nit. ° s :,.. w;,r>.fr. V�'f�•' -fit:•• .:y.. ry:�" n,a.rZ:c':a�-�' _ -'�_ ��Y4 {*�%�_ K<..+ t,� y^Sr�:'...��„��+ _sr._.. ,F, .,a< .•..��" _ .m. - FTS....•:.,;.�. _- ^�°IS h�jxT .:,p t T,C�!v3.,i7w - .. �. :1: ',Ili.Send this Form and Three(3) Copies of the Proposed Amendment to'" - '- ��^"10+ •. m-' , ,-.J - 'M1 fa,.....■■•-•• n.• •,tie!!,"-n .A•,'1... •t;•'TC,•r.. e .f,' =���� - a- � _. ... A•e i ri '� ;°r.. � .fd;,xa;C� u'���.f''•�rr-;:.� ,' - - . - - Department of Land Conservation and Development n •, - . . - • = • . 1175 Court Street, N.E. ..` .. -.-: •Salem .Oregon'-97310-0590 :-i�_: . -, �,,. _ -.. . . .11.4',',111%.; - ' "<. 4e S •'Y.YT,y..^;d'x:':1'• - - ' - 2. . •Unless exempt by ORS 197.610 (2), proposed amendments must be received at the • - - - Salem DLCD D office at least 45 days s before the final •hearin on the o osal. - .. • -,.: - 3. Submittal of proposed amendments shall include the text of the amendment and any ,�.Y_-Su,-_-- • - ......----7:;::::"4-::-";:.;Z', ......'4-7.::.. other information the local government believes is necessary to advise DLCD of the':�_:-.`:•!:-•-•!• - • , proposal:: "Text" means the specific language being added to or deleted from the : _ - - .• • • - ••-acknowledged plan.or land use regulations. ,.A general description of-the-proposal is - - . not adequate..-:. 4' • "Y°y — ,4e y' 1. • -).':i.s...s.:14...,7 .k' ..tf.:: a.:%• ..•i _ 'r••. - �..',X .,. . - . `-4. .- Submittal of proposed."map" amendments must include a map of the affected area_ • - •• . - •-'•-``'``showing existing and proposed plan and zone+designations::The map should be on' - --'{ 81fi by 11 inch paper."A legal description,,tax account number, address ' : . u�: .- . ---- - P ..._ . •.�. ... ... ._.._._ ss,or general... ��°�`� .' description is not adequate. •. • • .. _~;.: = ' " - -.. '5. Submittal of proposed amendments which involve a goal exception must include the=° -- '=-= - -- o sed lan ua a of the exce lion. - -' - -- _-• w -: {' ), t{'' : ?•a�.u:•.YS::�i �; _ =A�-�� -� + . .� . - r.. _.� <. ..._-.. -_ . "- . ... . . _. .. .. b ,_ yyt��'i . 1..:L1 i. a,,}: :.. •• - - ' [ .,..1,k:1 'te r -..-s, - - .'?'_.-.••` ,._s • If you need more copies of this form, copy it on green paper or Y � �« P� :•�.�� PY � Pap call the DLCD offices. ..) ; n at 503-373-0050. - _.__....___ . . • • /I - CSTOGA o�' ER ., r41 ill la ■nn* ° # ' 4111: 4 ��� . . =' �x ERCHERONz LN W inlaAns , •• HAYSTACK DR ¢ .a _ ■ o W ■� ■W 111 r Q■� DALE •LOWA , , " plikillikliPCIOIMINE8 ST alg ■ '.,`■ • la:. 11111141112 ■■■JL1110110 w I cn LAND • BA e CLEVE .I.II■ '�_ �E L'm !111111/16 r U$$ ' j CI ,,, • ■ sist10 z lick LN LN = � Z• = W poop- F �% �o i -J• us.,:. .. . (5-� , / o.\,s 0■0!..0- 0 SG Ani#04* lagavaillin T __j cc arf ,3;? 0 TA SITE Q VrZikt " P' 1.. 1(3*r lr..y. .,,t;41L _ u. �1/ , 0 BEARD HAWK'S _ ST q/ . a '^ I Toloot ,y 1 � I I I l l I- ■0 ,x kiimatO N d. \- G ,10 DAKOTA pigic Of ■ �A VICINITY EXHIBIT MAP �����CHANGE FROM C PETO C G PLAN a/ PROPOSED ZONE CHANGE CHANGE FROM C-P TO C-G NO'TH TIGARD CITY LIMITS - I Scale 1-:400. FEET 0 400 800 1 1k\msoArnGCOYKasowowAYCPADWO 4/24•93 . - FAX TRANSMITTAL - •CE UNDER CITY OF TIGARD LO• LEGAL NOTICE SECTION OF TIGARD TIMES DATE: lune 23, 1995 TO: Sue Curran, Legals (fax) 620-3433 FROM: Jerree Gaynor, City of Tigard (Ph.) 639-4171 The following will be considered by the Tigard City Council on lulv 11, 1995, at 7:30 PM at the Tigard Civic Center- Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the City Council. Failure to raise an issue in person or by letter precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 639-4171. PUBLIC HEARINGS COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/ZON CHANGE (ZON) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 1.1.2, 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, 18.32, and 18.62. ZONE: G-C (General Commercial)-allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales,,and medical and dental services. RENEW ii Agin vi/il lit•-,.. as I•�1I si`alim I�LLYSTAOt p1 ��"�� i 11111//111111111 ,�ti• 1110"--1- 5.1gal 'W..■tl - 1n 11111 ■ ;IllAi a ,LU '4!,,�I,�Mi +114111 0 I . Lail ul_.�: ad 111�A�1111" % Z 4 It 1111■■Jr Ism 4V - �∎- LOUD II II l 61t:� ;;=ate ___a* BI-E /fti /41 NI C5 WI,`��► �i4 2 C, Wit/ �,�U��jv, Fm► 5 1111111. :�j -�7k4 mk muffin } 7q111-4"114.-..7)11.8a:" 1111111111 o- )1,,_ pt�Pin1.1•li: .4.•►.. ∎_ . ir:,4 tam siva* ?■LtI inum VICINITY EXHIBIT MAP ama nr ^- -rouge Or.Lana IE T _ __ _- TT PUBLISH lune 29, 1995 0 • ,u CITY OF TIGARD OREGON AFFIDAVIT OF MAILING 1p STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, being first duly sworn/affirm, on oath depose and say: - That I am a(n) 674"-g- 74" for The City of Tigard, Oregon. X That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer X Tigard City Council A copy of the PUBLIC HEARING NOTICE of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 20th day of lune, 1995; said PUBLIC HEARING NOTICE as hereto attached, was posted on an appropriate bulletin board on the n/a day of n/a and deposited in the United States Mail on the 20th day of lune, 1995, postage prepaid. 1',40l/W‘akELH-- 1--23.9.Alk, Pot pared Notice - Subscribed and sworn/affirmed before me on the 19" day of L , 1995. <,--. OFFICIAL SEAL NOT &BLIc O OREGON ,:f= M JO ANN HAYES r'~ ` NOTARYPUBLIC-OREGON My Commission Expires: yy■epi 5 14c9 �J �.• COMMISSION NO.042148 MY COMMISSION EXPIRES MAY 05,1999 ak PUBLIC HEARING NOTICE 1' NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, IP1'u1li'I\\ AT A MEETING ON TUESDAY, July 11, 1995, AT 7:30 PM, -" IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 95-0002/ZON 95-0003 FILE TITLE: Pacific Crest APPLICANT/ Pacific Crest Partners Scholls, L.L.C. REPRESENTATIVE: Richard Allan OWNER: 911 Oak Street Ball, Janik & Novak Hood River, OR 97031 101 SW Main, Suite 1100 Portland, OR 97204 REQUEST: To amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 1 .1.2, 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, 18.32, and 18.62. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD -TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECEIVE A STAFF • • REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND.INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE CITY COUNCIL MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER lune 20, 1995, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE CITY COUNCIL WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE, OR FAILURE TO RAISE AN ISSUE WITH SUFFICIENT SPECIFICITY SO AS TO PROVIDE THE CITY, APPLICANT, OR OTHER PARTIES TO THE APPLICATION WITH A REASONABLE OPPORTUNITY TO RESPOND, WILL PRECLUDE APPEAL ON SAID ISSUE TO THE STATE LAND USE BOARD OF APPEALS (LUBA). ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE CITY RECORDER OR SENIOR PLANNER RICHARD BEWERSDORFF AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. ', \u 1 l II 111111 ink CONESTOfiA 11-, r - 411-li• ..,,II'■',mow 4 allIN'A ■ 0'.4'14 ill'' 1 - all;! op �� ,la`a1■ _z IN rjElls.!m op 01,!11UI! =� owe .�.�rcAa� DAM _. :.. 1116141;mu, 112:919p00011.1 Z 0. `op II . sI♦ !ErE"l Bw...., 0 tii■u.i .�1I •w Ill�� �ts11� C7 %num��:j1j; �s��a���� z z I- 1 -0 ilkA � ►►S-, 0 I iII 0 In ,4 ;1 - SITE Q 211rr.4�Ie .411 a U. 111111 "m0.440111% �,; > " alx 17, 4 n l! 1/11111/1 V 01, -...111 4I� -- X11111 VICINITY EXHIBIT MAP ,,« ^ — ar.oc.C...V a .. _ —TIGARD=V ORS FEET IS133AA-04500 1S133AD-00-_J DAVIS, MICHAEL K AND NIEDNER, FREDERICK A & ESTHER H JEANNE R 10500 SW TARPAN DR 5970 SW SPRUCE BEAVERTON OR 97005 BEAVERTON OR 97005 2 1S133AD-00200 1S133AD-00300 GOUGH, EVAN P AND SALLY G HEIM, FRANCES 8 15750 SW TARPAN DR 12610 SW TARPAN DR BEAVERTON OR 97008 BEAVERTON OR 97005 1S133AD-00400 1S133AD-00500 GRABINSKI, ALLAN NGUYEN, DANG PHUOC AND 12640 SW TARPASN HANG KIM THI ' BEAVERTON OR 97006 12670 SW TARPAN DRIVE BEAVERTON OR 97005 1S133AD-00600 1S133AD-02400 DALAI, SID HRABIK, FRANCES L 12690 SW TARPEN DR c/o CUNNINGHAM, LEE REED BEAVERTON OR 97005 REED W 13385 SW 115TH TIGARD OR 97223 1S133AD-02401 1S133AD-02500 OREGON, STATE OF KINDER CARE LEARNING CTR978 DEPT OF TRANSPORTATION BY STRATEGIS 987 417 TRANSPORTATION BLDG 1777 NE LP 410 STE 1250 SALEM OR 97310 SAN ANTONIO TX 78217 1S133AD-10000 IS133AD-10100 NAVAL, NICOLAS A SR/CECILIA L BLANCHARD, DEBRA A NAVAL, NICOLAS L JR 10687 SW 127TH CT MALLARI, NORMA N _ TIGARD OR 97223 10705 SW 127TH CT TIGARD OR 97223 1S133AD-10200 1S133AD-10300 SEEMANN, SANDRA KAY CHAN, CHIEN-CHUNG AND 10673 SW 127TH CT HU, CHEN-CHI TIGARD OR 97223 10659 SW 127TH CT TIGARD OR 97223 1S133AD-10400 1S133AD-10500 COWAN, VICKI N NEIGHORN, STEVEN C 10647 SW 127TH CT 10635 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-10600 1S133AD-10700 BUT, JOSEPH HUA SALVATION ARMY, CORPORATE BOARD 10623 SW 127TH CT PO BOX 8798 TIGARD OR 97223 PORTLAND OR 97208 - 1S133AD-10800 1S133AD-10900 PUN, YING KUEN AND PETERS, DAVID L AND FRANCES L CHAN, SIU YING 10648 SW 127TH CT 10636 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-11000 1S133AD-11_ .J HEFFELFINGER, WILLIAM T - OITTO, BRUCE G & ELEANOR S 10662 SW 127TH CT 10682 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-11300 1S133AD-11400 MULLIGAN, M PATRICK KETTERLING,. KEITH A/JEAN Q 10690 127TH COURT 1070 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-11500 1S133AD-11600 ENTAGH, REZA MILLIGAN, KIM R 10716 SW 127TH CT WASSON, JANINE P TIGARD OR 97223 10724 SW 127TH CT TIGARD OR 97223 1S133AD-12300 1S133AD-12400 COLLIGAN, MICHAEL S & KRISTIN K MADARANG, GEORGE E AND LUSIA V 11347 SW SUMMERLAKE DRIVE 11356 SW SUMMER LAKE DR TIGARD OR 97223 TIGARD OR 97223 1S133AD-12500 1S133AD-12600 BRAVO, JOSE AND BEASLEY, ROBERT S JR & ANN F TODD, ANN TONETTE 11312 SW SUMMERLAKE DR 11334 SW SUMMER LAKE DRIVE TIGARD OR 97223 TIGARD OR 97223 1S134BC-00401 1S134BC-00403 SISTERS OF PROVIDENCE IN OR REAL ESTATE EQUITIES JOINT VENTU BY ST VINCENT HOSPITAL BY LEXFORD PROPERTIES ATTN: GREG VAN PELT REAL ESTATE TAX SERVICES INC 9205 SW BARNES RD 3801 150TH AVE #300 PORTLAND OR 97225 BELLEVUE WA 98006 151348C-00700 ED & PAM HALBERG BERRYMAN, F CLARKE/PATRICIA G & 12630 SW GLACIER LILY CIRCLE SHELBY, MARVIN C/CAROL A & TIGARD, OR 97223 ENGLE, ROBERT L/CAROLYN A 610 GLATT CIRCLE WOODBURN OR 97071 US BANK OF OREGON PACIFIC CREST PARTNERS SCROLLS, LLC CORPORATE. FACILITIES #355 911 OAK STREET PO BOX 8837 HOOD RIVER, CR 97031 PORTLAND, OR 97208 DAN SPRIGGEL RICHARD ALLAN C/O SHOW CASE MOTOR CO. BALL, JANIK, & NOVAK 180 W. FIRST STREET 101 SW MAIN, SUITE 1100 DUNDEE, OR 97115 PORTLAND, OR 97204 0PROPOSAL DESCRIPTIUNI CITY OF TIGARD OREGON FILE NO: CPA 95-0002/ZON 95-0003 FILE TITLE: Pacific Crest APPLICANT/ Pacific Crest Partners Scholls, L.L.C. REPRESENTATIVE: Richard Allan OWNER: 911 Oak Street Ball, Janik & Novak Hood River, OR 97031 101 SW Main, Suite 1100 Portland, OR 97204 REQUEST: To amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. CIT: West CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION X PLANNING COMMISSION DATE OF HEARING: 6/5/95 TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: X CITY COUNCIL DATE OF HEARING: 7/11/95 TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE ARCHITECTURAL PLAN SITE PLAN OTHER Applicant's Narrative STAFF CONTACT: Ray Valone (503) 639-4171 x336 • f)y4'1 ?QJ141 /� tA.. ties V ,,�,:- CITY OF TIGARD, OREGON COMPREHENSIVE PLAN AMENDMENT/ZONE CHANGE/ZONE ORDINANCE AMENDMENT APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. CPA - e�u'L/Z6,� 5--(> 03 OTHER CASE NO'S: ll RECEIPT NO. " 311!0 APPLICATION ACCEPTED BY: 4)Sr DATE: 4 -1-4 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION 12580 S.W. Scholls Ferry v!-(A) Application form (1) Road (Parcel 3 of MLP 94-0013) 1 (/(B) Owner's signature/written TAX MAP AND TAX LOT NO. WCTM 1S1 33AD authorization Tax Lot 2400 1 I ✓ (C) Applicant's statement SITE SIZE 16,818 square feet (pre-app check list) PROPERTY OWNER/DEED HOLDER* Pacific Crest Partners ./(D) Filing fee ($ 7Z7 '22') Scholls L L.C. 911 Oak Street ADDRESS PRONt 386-6333 Additional information for Compre- CITY Hood River, OR ZIP 97031 sive Plan Map Amendments/Zone Changes APPLICANT* Same as owner i/(E) Maps indicating property ADDRESS PHONE location (pre-app check list) CITY ZIP ✓/(F) List of property owners and *When the owner and the applicant are different addresses within 250 feet (1) V people, the applicant must be the purchaser of record G) Assessor's Map (1) of a iedbee iii. possession with written authorization (u) Title transfer instrument (1) from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. DATE DETERMINED TO BE COMPLETE: 2. PROPOSAL SUMMARY - 2_ s The owners of record of the subject property FINAL DECISION DEADLINE: tt�S �s request a Comprehensive Plan Amendment (if COMP. PLAN/ZONE DESIGNATION: applicable) from �omr�ercjal to Commercial ro ess�onal and a Zone Change from C-P to C-G N.P.O. Number: OR The applicant requests an amendment to the Planning Commission Approval Date: following sections of the Comprehensive Plan or Community Development Code City Council Approval Date: 0737P/23P Rev'd: 5/87 a 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 'None 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. , 5. THE APPLICANT(S)• SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants - so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this 6th day of April 1995 SIGNATURES of each owner (eg. husband and wife) of the subject property. Member, Pac' ' Crest Partners Scholls, L.L.C. (KSL:pm/0737P) Statement in Support of Application for Quasi-Judicial Comprehensive Plan Map Amendment and Zone Change Applicant/Owner: Pacific Crest Partners Scholls, L.L.C. Representative: Richard H. Allan Ball, Janik & Novack 101 S.W. Main, Suite 1100 Portland, OR 97204 228-2525 Request: Comprehensive Plan Map amendment from Commercial Professional to General Commercial and Zone Change from C-P to C-G for 16,818 square foot parcel (Parcel 3 of MLP 94-0013) . Location: S.W. North Dakota Street, at southwest quadrant of intersection with S.W. Scholls Ferry Road I. Introduction This application is for a quasi-judicial comprehensive plan map amendment from Commercial Professional to General Commercial and zoning map amendment from C-P (Professional Commercial) to C- G (General Commercial) . The subject property is located at the southwest corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The property was the subject of Site Development Review SDR 94-0014, which approved construction of a 3 , 593 square foot bank and 10, 850 square feet of retail office space; and Minor Land Partition MLP 94-0013 , which approved division of the parcel of approximately 57 , 500 square feet into three parcels. The three parcels will share a common access on S.W. North Dakota Street; there will be no access on S.W. Scholls Ferry Road. The property does not share its street access with any surrounding property. The approved site development plan includes a landscaped parking area, with approximately 60 parking spaces. Parking is shared by all three parcels through cross-easements. Development of the site in accordance with the approved site development plan is currently under way. The surrounding properties are developed with a mix of commercial and residential buildings. The purpose of the requested comprehensive plan map amendment and zone change is to expand the range of permissible uses on one of the three parcels. Pursuant to TCDC section 18. 64 . 030(A) (2) (m) , the C-P zone limits the following uses, separately or in combination, to a maximum of 20 percent of the entire square footage within the development complex: (1) convenience sales and personal services; (2) eating and drinking establishments; and (3) general retail sales. The applicant proposes rezoning Parcel 3 of MLP 94-0013 (16, 818 square feet) from C-P to C-G. Parcels 1 and 2 would remain zoned C-P, and would remain subject to• a deed restriction that prohibits using those two parcels for any use listed in TCDC section 18. 64 . 030 (A) (2) (m) . Under the current zoning, about 3100 square feet of the building located on Parcel 3 could be used for any use listed in TCDC section 18 . 64 . 030 (A) (2) (m) . Therefore, a change from C-P to C-G for the Parcel 3 development will only affect the permitted uses for the remaining 5, 000 square feet of developed space on that parcel. The applicant has no plans to expand or otherwise alter the approved development on the property. The applicant intends to lease the Parcel 3 space to a family-oriented video store, Hollywood Video. The applicant would be willing to rezone Parcel 3 to C-N (Neighborhood Commercial) rather than C-G (General Commercial) ; the C-N zone is more restrictive than the C-G zone but would still allow the applicant's proposed use. However, the locational criteria for Neighborhood Commercial zoning, as set forth under Plan Policy 12 . 2 . 1, limit such development to "one quadrant of a street intersection or where there is no street intersection, to one side of the street. " The lot at the southeast corner of the intersection of S.W. Scholls Ferry Road and S.W. North Dakota is already zoned C-N, as a result of the City Council's action in CPA 10-86/ZC 18-86 . That property has been developed with a 2-story medical clinic, which would have been allowed under the prior C-P zoning of that property. Nonetheless, the existence of the C-N zoning at the southeast corner of the intersection appears to bar C-N zoning as possibility for Parcel 3 . II. Approval Standards Section 18.22 . 040 of the Tigard Community Development Code sets the standards for quasi-judicial map amendments. The standards which must be addressed are: A. The applicable comprehensive plan policies and map designation and; the change will not adversely affect the health, safety and welfare of the community. (1) Applicable comprehensive plan policies and map designation Plan Policy 1.1.2, Implementation Measure 2, requires that in order to approve a quasi-judicial amendment to the Plan, the City must find that the change is consistent with applicable plan policies, that a change of physical circumstances has occurred since the original designation, or their is evidence of a change in the neighborhood or community which affects the subject parcels. Alternatively, the City must find that a mistake was made in the original designation. 2 0048925.01 411 411 Response: The property was zoned C-P in 1979, as a result of a zone change from Washington County R 5-1. At the same time, a Conditional Use was approved to allow a veterinary clinic on the property (CU 7-79/SDR 21-79) . It appears, therefore, that the current C-P zoning of Parcels 1, 2 and 3 may originally have been intended to accommodate the veterinary office that will now be located on Lot 2, which will continue to be zoned C-P. An application to rezone the entire site to C-G was filed in 1990 (CPA 90-003/ZC 90-0001) ; the purpose was to site a British Petroleum gas station on the property. The application was withdrawn when the applicant was denied a driveway on S.W. Scholls Ferry Road by ODOT. The property to the east across S.W. Scholls Ferry Road was rezoned from C-P to a mixture of C-P, C-N and C-G in 1986 (CPA 10-86/ZC 18-86) after the City Council previously denied a request to rezone the entire property from C-P to C-G in 1985 (CPA 3-85/ZC 3-85) . The applicant for the 1986 zone change submitted an analysis by Hobson & Associates, an economic consulting firm, indicating a substantial oversupply of office space in the area, and a need for additional commercial/retail development. Even if zoning the entire site (Parcels 1, 2 and 3) C-P was correct in 1979, circumstances have changed. Since that time, a substantial amount of new office space has been developed. In particular, the property zoned I-P (Industrial Park) along S.W. Nimbus has been developed not as industrial space but principally as an office park. In other words, this constitutes hundreds of thousands of square feet of flex-space development, with superior freeway access, that does not appear to have been envisioned, given the I-P zoning of the property. The existence of excess office space is evidenced by the fact that the second floor of the St. Vincents Medical Clinic, located on the C-N property across S.W. North Dakota, has been vacant since the building was constructed approximately four years ago. In addition, the applicant has talked with numerous potential office tenants over the last 12 months and has not found any who will lease space in the Parcel 3 building. The applicant proposes retaining the C-P zone on Parcels 1 and 2 . These parcels will accommodate a Key Bank branch and a veterinary office (apparently the use that originally led to the C-P zoning) . However, given the high visibility of the site, the proximity to residential development that creates a demand for retail-type uses, and the development of a large volume of competitive office space since 1979, a rezoning of Parcel 3 for general commercial use is justified. Plan Policy 2 . 1. 1 states that the City shall maintain an ongoing citizen involvement program and shall assure that 3 0048925.01 • citizens will be provided an opportunity to be involved in all phases of the planning process. Response: The applicant provided notice and conducted a meeting for interested property owners within a 250-foot radius of the affected property. The meeting was held on March 24 , 1995. The CIT representative for this area was also notified of the neighborhood meeting. Notice will be provided of the Planning Commission and City Council Public Hearings for this proposal. Plan Policy 5. 1.4 states that the City shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial uses. Response: This policy is satisfied because the subject property is presently zoned for commercial rather than residential use. Plan Policy 8. 1. 1 states that the City shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. Response: This policy is satisfied because the subject property is located at the intersection of S.W. Scholls Ferry Road (State Highway 210) , which is designated an Arterial Street on the city of Tigard Comprehensive Transportation Plan Map. Plan Policy 12 .2 .1 provides the description and locational criteria for commercial zones. The Comprehensive Plan contains the following description of the General Commercial zone: "General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street. " Response: The proposed use on Parcel 3 is a video store, which is a retail use allowed under the C-G zone. The Comprehensive Plan establishes the following locational criteria for the General Commercial zone: Spacing and location: The commercial area is not surrounded by residential districts on more than two sides. 4 0048925.01 Response: The property abutting Parcel 3 on the south is zoned R-7 (Residential, 7 units per acre) . However, that property is currently occupied by the Kindercare daycare center, which operates under a conditional use permit. Properties to the east, across S.W. North Dakota Street, are zoned C-P (Professional Commercial) , C-N (Neighborhood Commercial) . To the north and west are Parcels 1 and 2 of MLP 94-0013 , which will remain within the C-P zone. Even considering Parcels 1, 2 and 3 as a whole, the site abuts residential zones on only, two sides. Access: The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. Such a determination shall be based on street capacity, existing and projected traffic volumes, the speed limit, number of turning movements and the traffic generating characteristics of the various types of uses. Response: The proposed change will not alter the approved site development plan, which is currently under development. A traffic study was submitted to the City in conjunction with Site Development Review SDR 94-0014 . That study recommended that the northbound left turn lane should be extended south to reduce interference with other northbound traffic, and that on-street parking be prohibited. The City agreed with those conclusions. The applicant is providing a half-street improvement and the restriping of the northbound left turn lane on S.W. North Dakota as a condition of approval of SDR 94-0014 . • The proposed zone change will expand the range of permitted commercial uses for only about 5, 000 square feet of developed space. The driveway into the site has been designed to allow cars exiting the site to turn right (southbound on S.W. North Dakota Street) while other cars are waiting to turn left to cross or turn onto S.W. Scholls Ferry Road. To the extent that northbound traffic at the intersection queues up past the driveway, additional stacking is provided onsite without interfering with cars exiting the site southbound. Access: The site shall have direct access from a major collector or arterial street. Response: The site is located at the intersection of S.W. Scholls Ferry Road, an arterial, and S.W. North Dakota Street, a minor collector. Access: Public transportation shall be available to the site or general area. Response: Tri-Met bus service is available on S.W. Scholls Ferry Road; a bus stop is located on the sidewalk adjacent to Parcel 1. 5 0048925.01 f • Site Characteristics: The site shall be of a size which can accommodate present and projected uses. Response: A site development plan has already been approved and the construction is currently underway. The proposed use, a video store, can be accommodated within the approximately 8, 000 square feet of developed space on Parcel 3 . Easements exist to allow parking on Parcels 1 and 2 . Any other future uses would be limited to those that can be accommodated within the space as developed. Thus, the site clearly can accommodate present and projected uses. Site Characteristics: The site shall have high visibility. Response: The site is located at the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. The approved site plan orients all development on the site toward S.W. Scholls Ferry Road, giving it ideal visibility for general commercial development. Impact Assessment: The scale of the project shall be compatible with the surrounding uses. Response: This application does not involve any change to the scale of the project, which is already approved for development. In addition, the site size and the zoning constraints (maximum lot coverage, minimum landscaping, and parking) , restrict the potential for additional development on the property. The approved development on Parcel 3 consists of a single-story structure of approximately 8, 000 square feet. The development is compatible with -- and integral to -- the development on Parcels 1 an 2 . The relatively small scale of the development also is compatible with nearby residential development. Impact Assessment: The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. Response: As discussed above, the existing development is oriented toward the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. There will be no windows facing the residentially zoned property south of Parcel 3 . Moreover, the property south of Parcel 3 -- although residentially zoned -- is occupied by a daycare center operating under a conditional use permit. Impact Assessment: It shall be possible to incorporate the unique site features into the site design and development plan. 6 0048925.01 411 • Response: Applicant is not aware of any unique site features. Moreover, the site is already approved for development. Impact Assessment: The associated lights, noise and activities shall not interfere with adjoining non- residential uses. Response: A Kindercare daycare center is located on residentially zoned property to the south of Parcel 3 . The building on Parcel 3 will be oriented away from that use. Aside from ordinary traffic, the proposed use will not generate noise, and lighting will not be of a type or scale that would interfere with adjoining nonresidential uses, all of which are commercial in nature. (2) Affect on health, safety and welfare of the community The subject property is already approved for development. Thus, the proposed map amendment will not alter the physical development of the property. The only effect of the change will be to allow a wider variety of commercial uses within the existing development. There is no reason to believe that the change will have any adverse impact on the health, safety and welfare of the community. Indeed, if the applicant is limited to approximately 3 , 000 square feet of retail development on the overall site (Parcels 1, 2 and 3) , it is likely that the retail space will have to be leased to a fast food franchise, which will pay a high lease rate, in order to "subsidize" the remaining 5, 000 square feet, which is likely to be underleased. Based on meetings with neighbors, it appears that the neighbors clearly do not want a fast food franchise because of potential impacts to their neighborhood (including odors, and the potential for such locations to become hangouts for students from nearby schools) . The neighbors have expressed a preference for a video store which, because of size. B. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197 , until acknowledgment of the comprehensive plan and ordinances. The City's comprehensive plan and ordinances have been acknowledged by LCDC; therefore, the statewide planning goals are not approval standards for this application. C. The applicable standards of any provision of this code or other applicable implementing ordinance. Chapter 18. 62 of the Community Development Code establishes the development standards for the C-G zoning district. The 7 0048925.01 • • development approved for Parcel 3 conforms with the development standards for the C-G district. The zone change therefore would not result in nonconforming development: (1) Average minimum lot width exceeds 50 feet. (2) The property abuts a residential district to the south. The approved site development plan provides the 20-foot setback from the residential zone, as required by section 18. 62 . 050 (A) (3) .does not abut a residential district. (3) Height of the building will not exceed 45 feet. (4) Maximum building coverage is substantially below the limit of 85% and landscaping substantially exceeds the minimum requirement of 15% . Additional development requirements are imposed elsewhere in the code. However, these requirements (e.g. , landscaping and screening; off-street parking and loading) would not differ between the C-P district and the C-G district. Thus, the zone change does not affect whether the development is consistent with these standards. With respect to parking requirements, Parcels 1, 2 and 3 share parking through cross-easements. The approximately 60 parking spaces on the approved site plan provide more than adequate parking for the uses on Parcels 1 and 2 , and the 1 space per 400 square feet required for "convenience sales and personal service" or "general retail sales, " the two most likely categories for the proposed use. D. Evidence of change in the neighborhood or community or mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. This standard is addressed above under Comprehensive Plan Policy 1. 1. 2 . III. Transportation Planning Rule The Transportation Planning Rule (OAR 660-12--60) requires that " [a]mendments to functional plans, acknowledged comprehensive plans, and land use regulations which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. " The proposed map amendment and zone change affects only 16, 818 square feet of land and about 8, 000 square feet of developed space, less than 5, 000 square feet of which could not be used for the proposed use (video store) under the current zoning. Based on the approved development plan for the site and the improvements to S.W. North Dakota that were 8 0048925.01 411- required as conditions of approval of the site development review, the map amendment and zone change would not significantly affect a transportation facility. IV. Conclusion For the reasons stated above, applicant requests that the Comprehensive Plan map designation for the `property be changed from Commercial Professional to General Commercial, and that the zoning of the property be changed from C-P to C-G. 9 0049925.01 • • \ BALL, .JAN I K & NOVACK ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET, SUITE 1100 IO,, FLOOR,1101 PENNSYLVANIA AVE.N.W. PORTLAND, OREGON 97204-3274 WASHINGTON,D.C.20004 TELEPHONE(503)228-2525 TELEPHONE(202)638-3307 RICHARD H.ALLAN TELECOPY (503)295-1058 TELECOPY(202)783-6947 April 12 , 1995 Mr. Ray Valone City of Tigard Community Development Department 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Pacific Crest Partners/Application for Comprehensive Plan Amendment and Zone Change Dear Mr. Valone: Enclosed please find the following documents to complete your file with respect to the above-described application: 1. Original signed application form; 2 . Statutory Warranty Deed from Lee Reed Cunningham to Pacific Crest Partners Scholls, L. L.C. , recorded November 17, 1994 ; and 3 . Copies of affidavit of mailing and affidavit of posting for neighborhood meeting. Please note that Debbie Collard, the paralegal who mailed and posted the notice and executed the affidavit, says that she mailed the original affidavits to Mark Roberts with your department. If you need anything else, please do not hesitate to give me a call . Please let me know as soon as you have scheduled the planning commission and city council hearings. Very ruly y urs, Richard H. A lan RHA\blh Enclosures cc: Mr. Dan Boyden 0053359.01 ' - _ =', t �a .� t titer _y-- 1. w _ 1 rf ' • `8r9 �� grey ..,...\,,3. .N.I. .t A M a,,, After recording retu>� CV,�/ JA:• j , Pacific Crest Par o Scholia, L.L.C. ;� -;r .' t 1 ` . 911 Oak Street : '' G 'w ., S , i ` 3 - Hood River, Oregon . '97031 1- `.,:-.,...,.--.,,z2::- i ,�f '' - P ."'''';'..'..''...:::24 n t nor ' \ 4, - Until a change Ia rcquestcd all tax itatementa ' shall be sent to the following addreia. S ','`�� t ` Pacific Creet t o , .L.C. �Q ° ' 911iOak StreetPar a Sch :.,....:,..,.,,..;;;;•.,;, ner 1 8 • Hood River, Oregon 97031 ',x r 1,;,-, �' Title Order No. r 1 Escrow No. 94160153 ' 1 O �F at > ' STATUTORY WARRANTY DEED ;,-.....,..---,.,.!•4 n �' %1? ; t -M��r Lee Reed Cunningham, Grantor, conveys and warrants to Pacific Crest Partners Scholls, LLC. , ti;� ..71,41:-. � , �:; Grantee, the following described real property free of liens and encumbrances, except as `,, x ;,•, Fi �*„c'r` ;.. specifically set forth herein: *.-'''''.--?.....1._.: 4 0 r � ' �` SEE E,YHIBIT"A" ATTACHED HERETO FOR LEGAL DESCRIPTION �, , `, C 7 ;,. , This property is free of liens and encumbrances, EXCEPT: Statutory Powers and Assessments of ' >^ 4 ,,-;=,.....-/..s.----......:, Unified Sewerage Agency; rights of the public in and to that portion of the premises herein x ;:. ;; r :, described lying within the limits of roads,streets or highways;easement for vehicular ingress and , r r,J ,`t t `� , • egress recorded in Fee No.85027461;relinquishment of access as disclosed by document recorded : , �',t�*, ' '< as Fee No 92061303; easement for slope and the maintenance thereof recorded in Fee No ., 4 = 92061303 -- ,-.1.-.-7:-,-,.-4f ti , icy`'i t ', )''.:A:-',c-'t n .: t nr THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS ' r ` 1 ‘x INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND '� 71"', ' ',4:::',, ' . ' Y ' ° z ti) REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE ?yvo;� .,,t'.. pr=w , , ,N;! ( ' PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE .1 k -.,i=..1.1• r s .+ APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY =y �,st, x! I }j� ••.'� _i• e APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST -g,v `` :.I '}4. 1=" i` FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. - '` - , :;Y �e6 The true consideration for this conveyance is $624,555.00 Paid to an Accommo':ator Pursuant to ,; + - P, 1.5 an IR C 1031 Exchange(Here comply with the requirements of ORS 93.030) n`�( E• r ;r -• - I DI ted this 16th of November, 1994. t '.".II` s ;`. LEE REED UN HAM `��— S.oo ``f '> v i �_E ilk. :y- _'<. , .. r STATE OF OREGON ! . • ; ;� �� SS: '' ' 111 County of Multnomah ) ..`?y g51; I I - :; s; 4'= This instrument was acknowledged before me on 16th day of November 1994, by Lee Reed 7 r r Cunningham. �' ,i -;!;?..',.';vim - - y l.. �//1 h /_/�7 • �'I • •I I t r f' r i Notfl Public for Oregon ... -;:2'f'.4.-;-.:, i f.it , Leel e'AONS3HIdX3NOISSIriYr00API !,;.-y..;;-: .,; F;.p:,, ,ctOm'ONNOISSIPIYr00 My Commission Expires 11/03/97 e-? ;.-G• Ia w?'r. NOD3tl0•JnErldAMON 4 ,,;s;'?(r '. HOMY 1 NS3YRTh s/rr.':: 1 • -al- 1Y3S'l(lOt4.4O -t%` '1 .._,;_4e, ''i -4.';.' i«{{�. OFFICIAL SEAL ' `' 4 _ =i` MAUREENE.R!UCH `'3" x �+" NOTARY PUBLIC-OREGON i . Gf`MN:S:.tU'7N0.023:L+4 �• ? :f, `"' MY COMMISSION E;PIRES NOV.11997 g if 4. ,' ';'..'',V 'n:r- —.:J"r" - - — _ w Z V7 r'J WO C7'Y9 fib 'r el., Tr 1s.1 .c: c r s .z J .. ; "y'.i '` i. J.ui .,s�'r� „ a 3 " '/�ill',' _i �5 ,�, f �A.tS', ...F , '-- ,- !;, ,/,.: C-, s.. ✓ ,5 T. t r n K Ja ) �f' i1F••. i .ar;' ,r :f''�. '7•x,3 .,-'ms s z _4 'r.F .• dt;; . s;ri t , , f .}, -Y ,q fir r, ?.y v'Ti ; .��T .c",f. ,r1Y _ .. 3` Xi" __ ' .J�_ t *—_ — `U 'S --;., . t7 _— .�.ni-."1-'41',... _. - 6! > adr'l�t ¢r�5ri�:<.r.,a _,... , '.3 cst?.,-a .• f '!{ .w. � ' ( v., i . Order NO.7511627 - ;, •%'.4c,C4''f,-.;,.4.,•,'1,i',...•,;..•• .1 ' ■ , _. - ., .. ' /1111%-t•at ''1:.,...;-.'.',-,-..7' 4••••r ;:' ' I a., • • . ?'"; . • BOlIBIT'A' . •::...-.:: .7-,---,-. 44;.:..-.i-.F.5 - ,• . . , ..,... .. .. '•',-,'.::.;,!;1'.,'.!A%--;."tv,.'".74.:7-F•1 An of that certain tract ot real propsety situated In Section 33,Totinship I South, Rance 1 West of the • '.,.1:-..:'-';:,"?...'1,'4".15,7:::-..'14'`,A ..., . . .. . . ' -,:-?.,-4c.......::..... .;.,.,,,,:?.:..,-A. , • mamas, median, In the city of Tigani, County of Washington and State of Ontion, botaxlad and - --...'....,..A.,-,t .....••,,,; • • ^• '''.."*"-' Ar...•*.i.11,-1%;'-'". . t ' doscrtbsd as follows,tom's: i,:. . . ..:7,,.‘-s.7..4-1-:p.'.5.: kAA't `4" e`P*.., 1 . ,.•-:5r./..- -'.".".(Nit''' '11 ,.--t- :t .A -........ .. y.,, , .....,..,*., Baginntng at an Iron pir.e WS fest North and 20 fast West of the one-quarter och-nor bele/Oen SettiOnS 33 , -:,,,,,,-...: ,,,,..„..,,,..‘9, .....,'11 ;:.-,-z.V.,,,=1,..t. and 34,Township 1 South,Range 1 Weet;thews West 240 feei tO an ken plps:thence North parage1 whit ' .•-. ...." *4.41-TY.1.4.,:,-/,41 ''''.6:44'..--r . tha East lino of eaki Section 33,a distanca of 230.25 fear to dr!Iron pipe In the South Ikte or the Scholia . , . .,:..-..,4s.,:i.;,....., ...„...,...„4,,,,-„,,, • • ., .5,:n .s."7 :1 Forry County Road No.348;thence North 70*East along the South line of oak!Scholl'Feny Roacl,244.60 , - .,.:-,!1,..„e). ..r.i,.....;...7:, .,..4,4,,,,,..,„ft, feet to an Iron pipe;thane°South along the Wast side of thsa certain road wh:ch b mentioned in dts deed 3,17--'•`I A”.;•- er; - .- -,• 2.,--..,..;. •.t.11.1.'trtZ:‘:%'- ;.'..-.;•t-ti.- I • --.14-,..,Al• ...4.,•• .i,... .."-*:4 from ID.Filta and wife to Ftank C.Haussfus anci recorded In Book Ill,gaga 328,Records a Washington . :f,.,.,..„:“,--,t.--.,4 ..,r,,,,F„,z+1::41: County,Oregon,end is 20 foot West of and parallel wtth the Egret line of said SWAIM 33,a diatan.:1)of MS ; "--1 '...11t:".11.T.4k.;4': feet to the place of beginnIng. •k..10:,"-r 0.4,,,r) ,Y;fr,:31j,i ,. .-1•;,,....tz,-,',..,:.zi,...,2.-4....'...i.4.4,,.,,,,zzx,:,:..::,...,41..., •'4--.0.-,/... .,,,,„, EXCEPT that portion thereof aoquired by the Stato of Oregon, by and through tte Deparbnent of Transportation,under Judgment entered In Suit No.C In the CircuR Court for Washington County,N -tt- ' :*.t.:At..... a copy of which was recorded September 3.1992 es Fee No.92061303. -,,, -.:,,,I.-. ..t.,1 ..'•';..gr4i-,:i ..-Y...'N:,,7:,... .;::-i:I., -swrst... 4 . _ ,. ..: .x..,.....„,..tea.4.4 r-V,..' •'■.•■•*.i-,Ct,..: ". N.A.," --7,,*;1.:.•,' .....,4: .: --- ..-:•:-'.*t4ST*..:'-'. f.t' ,,,...'''-... .?-. ••?4,1:7;:c4.—;--..,1 '.r.. .1..? f Vi,;.. 'till41-'i, • ,et"..t.t1P1-. (f. '1.:,1:§4.-..... •4'7." ,....„.„4 d.:■ Z.44''''s.. ..•-•:1; • ...>1.-`).;', j .,, '.1".3''''';''' . ;YAM?'.i '17,‘..4,... .'':•Si.., r ..fV.a4e.,-t.....,,,'.`'. 4'•''''-'l; , • .r..4,-.2.,'9 : '.,.... •■;;;;; Irt,..,-t -t! 1,:iy.,..;c.,••.A. .....-11,..„,.. ..,.-4,-;•.-- . ' 4.4.4. 4:I.., •o "..• ' '••••• 1 .i.A.^'.•''.:?.. f,C.:16)610..‘C7' . .....,-;:,-..,, . ,'•:"Ri , .,.. ,-7.........-......,;:t, ..... !...!!,-;....4. .• -.%."'' `; '■'="1-t",k' •:i14.. .....1"; '::,".?!);i,4. -, • - •, . • •-•-)..;•-..:= 1: • "" :',AA,• - :, ':":.;.c."'S.." -' .- • - ...., .... - '.1 .•.1.-:(41:1' . ,„.. . . •.'" . .. . A..,;Y.,'•.-t ' •-•Ae.t t: • 1 .. . :.5-e".1• a.:' ---. • .t.,. :.1.--.-....4!•., 3 >.,i;-,.-. ::-.-..-„-,,,,7;;.:::..-_:,,.;:i.-:,-•-:,-,•"•;.r.;.---, • .- :.':---.. : • - .. , .• - . . - ... -2.2-,0-,...1.r.?,., .• - , . ,.... -. -..!: 4.,,,,:y.y,-..?1,-..,,.-.:.%.:-.,•,...,..,..-;,;.'..f'f•-.:-"A. ,A . . •. ' . .: , , . . . ... . . . . , - -- '''.'II" "-. --,---.'':Ii'm•1'.1'.;'-':'-'‘.:-..-".....-,:.;t:.1•:;•_-.A... .•.-` - ..• .• . • . . . . . _ . ... . . ' , s_. ... . . . .,..s.,; ...rly,ivel,;,..1,$;•,...-..f4;-.:t,....?v..-;`..f t-"t-1,- .•,'•-• • • • . A . -. . . - .-: • !"; • • .-.‘,..-:.1.. -,t,.,.',.,..,-/..'f.,-..:.At,'rr,,,..•,: • /- -. „ • ' • • . . . .. '''''':::44.-.=.7;`.•':.--•?'":`:4-4.:1::',./'::`....r..".:,--------'::.."...- ' . .'' e • ' . • - ' • • • '';4. - . ... .'.., ,..7..,.,,.:,....,..,,,,,,,-,1:z-::-_..-.,..- ,._.„...-., ,... - . ..,.....1 _:...,...z....................__.__/.___________...:_...,......_...._...... __ . ... .. .__. . . _ .. . .- ,... . ...-.., .._.: 4-,,, ,,,, , .-iWatVetretabillitli!,(asoosoeses000-etectooto.(41,4t eaeoaqnrioe,,,taeo...r.ees,,,q.:;:ki4.,:::: . . .. . -.,... ....VZ'''AX:::.";'.• , . -. -- ;•..Q..q),"1.---,6,4itz,i'.44tPtVa'4-c-2.-.. ,..-,:.- . - -..,..--;-.4..,-..,........f=-.Ancr.lsrrymr.,,,,-.. - - .. -• , A , .. - -• ' , ., . -. - ....:"',VdA'-i'-e.4:','r ENT BY:Xerox Telecopier 7021 ; 4-20-95 ; 9:25AM ; 5032263910-+ 503 684 7297;# 2 cl • • BALL, JAN IK 5� NOVACK a.TTQRNET8 AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET, SUITE 1100 IOrn n0011,11011LNNSYLVANIA AVG.N.M PORTLAND, OREGON 07204-3274 WASHINGTON.D.0.20004 TELEPHONE(503)2E8-25E5 TELCPHONCISOMIS35-3307 RICHARD H.ALLAN TELECOPY(803)288-1068 TCLCCOPY ISOM 703-6047 April 20, 1995 VIA FACSIMILE AND 7IRST CLASS MAIL (503) 684-7297 Mr. Ray Valone City of Tigard Community Development Department 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Legal Description for Comprehensive Plan Map Amendment Dear Ray: At your request, I am providing you with a legal description of Parcel 3 of the property owned by Pacific Crest Partners Scholls, LLC, at the intersection of S.W. Scholls Ferry Road and S.W. North Dakota Street. Parcel 3 is the portion of the property for which we are requesting the comprehensive plan map amendment and zone change. If you have any questions, please do not hesitate to give me a call. • er ly yo s, \t� — Richard H. Allan RHA\djp Enclosure cc: Mr. Dan Boyden (w/encl. ) 0054154.01 SENT BY:Xerox Telecopier 7021 ; 4-20-95 ; 9:25AM ; 5032263910-+ 503 684 7297;# 3 410 • Parcel 3 Legal Description Based on survey prepared by Bruce Towle, Olson Engineering, dated 2/24/95. BEGINNING AT THE ONE-QUARTER SECTION CORNER COMMON TO SECTIONS 33 AND 34, TOWNSHIP 1 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN IN WASHINGTON COUNTY, OREGON; THENCE NORTH 000 10' 48" WEST ALONG THE EAST LINE OF SAID SECTION 33 A DISTANCE OF 867.92 FEET; THENCE SOUTH 89° 49' 12" WEST A DISTANCE OF 20. 00 FEET TO A POINT ON THE WEST RIGHT-OF-WAY OF S.W. NORTH DAKOTA STREET, SAID POINT ALSO BEING THE SOUTHEAST CORNER OF THAT TRACT OF LAND CONVEYED TO ALBERT W. AND EVELYN A. CARTEE, AS RECORDED IN DEED BOOK 339, PAGE 4S, WASHINGTON COUNTY RECORDS AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 89° 49' 12" WEST A DISTANCE OF 155.00 FEET; THENCE NORTH 00° 10' 48" WEST A DISTANCE OF 108.50 FEET; THENCE NORTH 89° 49' 12" EAST A DISTANCE OF 155. 00 FEET; THENCE SOUTH 00° 10' 48" EAST A DISTANCE OF 108.50 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 16,818 SQUARE FEET. oos4on.ai • • BALL, .JAN I K & NOVACK ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET, SUITE 1100 PORTLAND, OREGON 97204-3274 TELEPHONE(503) 228-2525 TELECOPY (503)295-1058 March 13, 1995 City of Tigard Attn: Mr. Mark Roberts Planning Division 13125 SW Hall Blvd. Tigard, Oregon 97223 Re : Pacific Crest Partners Scholls, L.L. C. Dear Mark: As you know our firm represents Pacific Crest Partners Scholls, L.L.C. with regard to an application for Comprehensive Plan Amendment and Zoning Change for property located at 12580 SW Scholls Ferry Road, Tigard, Oregon. Enclosed please find two Affidavits of Mailing and an Affidavit of Posting of notice of the neighborhood meeting to be held on March 24, 1995 at 7 : 30 p.m. in the City of Tigard Town Hall Room. Thanks again for your assistance . Please call me if you have questions . Very truly yours, De ora E. Collard Legal Assistant Enclosures 'cc : Richard H. Allan 0025380.01 • 0141 .0( 14-90a iskeeiN Zoote DLIT 31.44 ife,e(04/5A6115 • 11/4'ital6‘ zirletic 730 _ T.rh • _Accifec5 Tcttgici • Lai 10( S.W. Man 3w4e. 1100 Tor-Ranel • q7Z-°0- I 5‘-) titA-cte,.& LtLx/ s---1-7/70 , -7re,diss.6 vas's') 04, 0 oti,f s / 2-7 -hieved c77 6-) / _ It° ) ii\) / .2 7 • 577 d peci-47X TAittin _ teast t • . • AFFIDAVIT OF POSTING NOTICE STATE OF OREGON ) ss. County of Multnomah ) I, DEBORA E. COLLARD, do affirm that I am a representative of the party initiating interest in a proposed Comprehensive Plan and Zoning Change Amendment affecting a portion of the property located at 12580 S.W. Scolls Ferry Road and did on the 8th day of March, 1995, and on the 10th day of March, 1995, personally post notice indicating that a portion of the site may be proposed for a Comprehensive Plan Amendment and Zoning Change application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted parallel to Scolls Ferry Road close to the interesection of Scholls Ferry Road and North Dakota Street. 577 1110 DEBORA E. COLLARD SUBSCRIBED AND SWORN TO before me this 13th day of March, 1995. , Notary Public fo regon My Commission Exp res: ( ( (o OFFICIAL SEAL -- SUE KELLEY-NENOW NO I ARY PUBLIC-OREGON COA,ML$jON NO.019588 `�4Y COMh4�S� 4 i'_XriRr::S NOV.0 1,1996 0025378.01 • • • NOTICE A PORTION OF THIS SITE MAY BE UNDER CONSIDERATION FOR A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE from PROFESSIONAL OFFICE DISTRICT to GENERAL COMMERCIAL DISTRICT A NEIGHBORHOOD MEETING will be held on Friday, March 24, 1995 at 7:30 PM at CITY OF TIGARD TOWN HALL ROOM 13125 SW Hall Boulevard Tigard, Oregon IF YOU DESIRE MORE INFORMATION, PLEASE CONTACT RICHARD ALLAN, ESQ. BALL JANIK & NOVACK 101 SW MAIN STREET SUITE 1100 PORTLAND, OREGON 97204 (503) 228-2525 0049342.01 AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. County of Multnomah ) I, DEBORA E. COLLARD, being first duly sworn, depose and say that on March 8, 1995, I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed Comprehensive Plan Amendment and Zoning Change, a copy of which notice so mailed is attached hereto and made a part hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Portland, Oregon, with postage prepaid thereon. DEBORA E. COLLARD, Affiant SUBSCRIBED AND SWORN TO before me this 13th day of March, 1995. 4,LeAD Notary Public Oregon My Commission ires: tt • •C. � + OFFICIAL SEAL .' SUE KELLEY-NENOW NOTARY PUBLIC-OREGON COMMISSION NO.019588 b MV COMMISSION EXPIRES NOV.01,1996 0049568.01 • • BALL. JAN I K & NOVACK ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET. SUITE 1100 lor. FLOOR,1101 PENNSYLVANIA AVE.N.W. PORTLAND. OREGON 97204-3274 WASHINGTON,O.C.20004 TELEPHONE 1503) 228-2525 TELEPHONE 12021 638-3307 RICHARD H. ALLAN TELECOPY (503)295-1058 TELECOPY 12021763-6947 March 8, 1995 Cetlf Frederick A. and Esther M. Niedner i: 10500 S.W. Tarpan Dr. Beaverton, Oregon 97005 Re: Pacific Crest Partners Scholls, L.L.C. Dear Interested Party: Our firm represents Pacific Crest Partners Scholls, L.L.C. , the owner of the property located at 12580 S.W. Scholls Ferry Road, Tigard, Oregon. We are considering proposing a Comprehensive Plan Amendment and a Zone Change for a portion of the property from Professional Office District to General Commercial District. Before making application to the City of Tigard for the necessary approvals and permits, we would like to discuss the proposal with the surrounding property owners and residents. You are invited to attend a meeting on: Friday, March 24 , 1995 City of Tigard Town Hall Room 13125 SW Hall Boulevard Tigard, Oregon 7:30 p.m. Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any questions please call me at the' ove elephone number. (Si c rely our i X444 - — Richard H. Allan 0049436.01 Frederick A. and Esther M. Niedner 10500 S.W. Tarpan Dr. Beaverton, Oregon 97005 Evan P. and Sally G. Gough 15750 S.W. Tarpan Drive Beaverton, Oregon 97005 Frances E. Heim 12610 S.W. Tarpan Drive Beaverton, Oregon 97005 Allan Grabinski 12640 S.W. Tarpan Drive Beaverton, Oregon 97005 Dang Phuoc Nguyen 12670 S.W. Tarpan Drive Beaverton, Oregon 97005 Sid Dalai 12690 S.W. Tarpan Drive Beaverton, Oregon 97005 Patrocinio O. Tangalin 12710 S.W. Tarpan Drive Beaverton, Oregon 97005 Authority of Housing 111 N.E. Lincoln Street, #200-L Hillsboro, Oregon 97124 Kinder Care Learning Center 1777 N.E. Loop 410, #1250 San Antonio, Texas 78217 Aquelio B. and Josette T. Lucas 10600 S.W. Summer Lake Drive Tigard, Oregon 97223 Charles J. Z. and Grace D. Young 10620 S.W. Summer Lake Drive Tigard, Oregon 97223 Karl D. and Katharina W. Damhave 10640 S.W. Summer Lake Drive Tigard, Oregon 97223 Ronald S. Dyches 10680 S.W. Summer Lake Drive Tigard, Oregon 97223 0049360.01 • • Timothy A. and Carol A. Tanner 10700 S.W. Summer Lake Drive Tigard, Oregon 97223 David E. Vilson 10720 S.W. Summer Lake Drive Tigard, Oregon 97223 Zhizhong and Wen Lan Liu 10740 S.W. Summer Lake Drive Tigard, Oregon 97223 Fred Loney 10760 S.W. Summer Lake Drive Tigard, Oregon 97223 Ann Maureen Mueller 5807 S.W. Orchid Drive Portland, Oregon 97219 David A. Higham 10741 S.W. 127th Court Tigard, Oregon 97223 Leslie Robert Stephens 10729 S.W. 127th Court Tigard, Oregon 97223 Stephen D. and Roberta J. Nopson 10717 S.W. 127th Court Tigard, Oregon 97223 Nicholas A. Sr. and Cecilia L. Naval and Mallari Nor Naval 10705 S.W. 127th Court Tigard, Oregon 97223 Debra A. Blanchard 10687 S.W. 127th Court Tigard, Oregon 97223 Sandra Kay Seemann 10673 S.W. 127th Court Tigard, Oregon 97223 Chien-Chung Chan 10659 S.W. 127th Court Tigard, Oregon 97223 Vicki M. Cowan 10647 S.W. 127th Court Tigard, Oregon 97223 0049360.01 111 411 Steven C. Neighorn 10635 S.W. 127th Court Tigard, Oregon 97223 Joseph Hua Bui 10623 S.W. 127th Court Tigard, Oregon 97223 Salvation Army Corporate Board P. O. Box 8798 Portland, Oregon 97208 Ying Kuen Pun 10636 S.W. 127th Court Tigard, Oregon 97223 David L. and Frances L. Peters 10648 S.W. 127th Court Tigard, Oregon 97223 William T. Heffelfinger 10662 S.W. 127th Court Tigard, Oregon 97223 Phana Luy 10674 S.W. 127th Court Tigard, Oregon 97223 Bruce G. and Eleanor S. Oitto 10682 S.W. 127th Court Tigard, Oregon 97223 M. Patrick Mulligan 10690 S.W. 127th Court Tigard, Oregon 97223 Keith A. and Jean Q. Ketterling 10704 S.W. 127th Court Tigard, Oregon 97223 Reza Entagh 10716 S.W. 127th Court Tigard, Oregon 97223 Thomas F. Riedner and Doreen Broeckel-Riedner 10724 S.W. 127th Court Tigard, Oregon 97223 Clarence J. and Paula S. Justice 10732 S.W. 127th Court Tigard, Oregon 97223 0049360.01 . . II! Imad and Mary N. Aweidah 10740 S.W. 127th Court Tigard, Oregon 97223 Yasuji and Tsuzuko Ishibashi 11285 S.W. Summer Lake Drive Tigard, Oregon 97223 Michael T. and Janice M. Compton 11307 S.W. Summer Lake Drive Tigard, Oregon 97223 Michael H. and Tileese Joregensen 11329 S.W. Summer Lake Drive Tigard, Oregon 97223 Michael S. and Kristin K. Colligan 11347 S.W. Summer Lake Drive Tigard, Oregon 97223 George E. and Lusia V. Madarang 11356 S.W. Summer Lake Drive Tigard, Oregon 97223 Jose Bravo 11334 S.W. Summer Lake Drive Tigard, Oregon 97223 Robert S. Jr. and Ann F. Beasley 11312 S.W. Summer Lake Drive Tigard, Oregon 97223 Donald A. and Suzan M. Morrison 12621 S.W. Springwood Drive Tigard, Oregon 97223 Gordon M. and Joyce C. Draper 12647 S.W. Springwood Drive Tigard, Oregon 97223 Christopher Kenneth Jones 12663 S.W. Springwood Drive Tigard, Oregon 97223 State of Oregon 417 Transportation Building Salem, Oregon 97310 Chinook Investment Co. 1777 N.E. Loop 410 San Antonio, Texas 78217 0049360.01 . . 111 • Scholls Terrace Apartments, LLC 633 N.W. 19th Avenue Portland, Oregon 97209 United States Bank of Oregon P. O. Box 8837 Portland, Oregon 97208 Antonio V. Bada 10420 S.W. Tarpan Drive Beaverton, Oregon 97005 Brett A. and Lori A. Balch 10440 S.W. Tarpan Drive Beaverton, Oregon 97005 Michael K. Davis 5970 S.W. Spruce Avenue Beaverton, Oregon 97005 Angel Morss 2420 Brisa Lane Rowland Heights, California 91748 James Haung and Christine Chia-Yi 11548 N.W. Blackhawk Drive Portland, Oregon 97229 William C. and Roberta A. Doran 12685 S.W. Tarpan Drive Beaverton, Oregon 97005 Rolf H. Keller 12705 S.W. Tarpan Drive Beaverton, Oregon 97005 Peter H. and Peggy A. Wong 12710 S.W. Cleveland Bay Lane Beaverton, Oregon 97005 Dennis J. Stejskal 12690 S.W. Cleveland Bay Lane Beaverton, Oregon 97005 Russell A. and Sylvia F. Fontaine 12650 S.W. Cleveland Bay Lane Beaverton, Oregon 97005 Beth D. Blue 12620 S.W. Cleveland Bay Lane Beaverton, Oregon 97005 0049360.01 111 411 Thomas G. Biller, Sr. 12600 S.W. Cleveland Bay Lane Beaverton, Oregon 97005 McDonald's Corporation 1 McDonald's Plaza Oak Brook, Illinois 60521 Bershengle Enterprises, LLC c/o Robert L. Engle 610 Glatt Circle Woodburn, Oregon 97071 Dennis C. Thompson Thomason and Davidson Lease 12475 S.E. Main Street Tigard, Oregon 97223 0049360.01 . ., III • AFFIDAVIT OF MAILING STATE OF OREGON ) ss. County of Multnomah ) I, DEBORA E. COLLARD, being first duly sworn, depose and say that on March 10, 1995, I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed Comprehensive Plan Amendment and Zoning Change, a copy of which notice so mailed is attached hereto and made a part hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Portland, Oregon, with postage prepaid thereon. ___Z. ;i47-A'1- 17 11144b DEBORA E. COLLARD, Affiant SUBSCRIBED AND SWORN TO before me this 13th day of March, 1995. Notary Public fo Oregon My Commission Ex ires: I1 • 1 • 41Lp k:i v, OFFICIAL SEAL ' �S SUE KELLEY-NENOW NOTARY PUBLIC-OREGON COMMISSION NO.019588 I/. P.i'f C OMMISStON EXPIRES NOV:01,1996 0049568.01 BALL, JAN IK & NOVACK ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET, SUITE 1100 IOr. FLOOR,1101 PENNSYLVANIA AVE.N.W. PORTLAND. OREGON 97204-3274 WASHINGTON,D.C.20004 TELEPHONE(503) 228-2525 TELEPHONE 1202)638-3307 RICHARD H. ALLAN TELECOPY (503)295-1058 TELECOPY 1202)783-6947 March 10, 1995 Abdullah Alkadi 11905 S.W. 125th Court Tigard, Oregon 97223 Re: Pacific Crest Partners Scholls, L.L.C. Dear Interested Party: Our firm represents Pacific Crest Partners Scholls, L.L.C. , the owner of the property located at 12580 S.W. Scholls Ferry Road, Tigard, Oregon. We are considering proposing a Comprehensive Plan Amendment and a Zone Change for a portion of the property from Professional Office District-to General Commercial District. Before making application to the City of Tigard for the necessary approvals and permits, we would like to discuss the proposal with the surrounding property owners and residents. You are invited to attend a meeting on: Friday, March 24, 1995 City of Tigard Town Hall Room 13125 SW Hall Boulevard Tigard, Oregon 7: 30 p.m. Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any questions please call me at the above telephone number. Si ce ely yo rs, Richard H. Allan 0049831.01 • - _ 410 Abdullah Alkadi 11905 S.W. 125th Court Tigard, Oregon 97223 Bev Froude 12200 S.W. Bull Mountain Road Tigard, Oregon 97224 Bill Gross 11035 S.W. 135th Tigard, Oregon 97223 Christy Herr 11386 S.W. Ironwood Loop Tigard, Oregon 97223 Ed Howden 11829 S.W. Morning Hill Tigard, Oregon 97223 Kathie Kallio 12940 S.W. Glacier Lily Tigard, Oregon 97223 Linda Masters 15120 S.W. 141st Tigard, Oregon 97223 Bonne and Jim Roach 14447 S.W. Tewkesbury Tigard, Oregon 97224 Scott Russell 31291 Raymond Creek Road Scappoose, Oregon 97056 Barbara Sattler 11245 S.W. Morgen Court Tigard, Oregon 97223 Kathy Smith 11645 S.W. Cloud Court Tigard, Oregon 97224 June Sulffridge 15949 S.W. 146th Avenue Tigard, Oregon 97224 Larry Westerman 13665 S.W. Fern Street Tigard, Oregon 97223 0050044.01 Cal Wollery 12356 S.W. 132nd Court Tigard, Oregon 97223 Clark G. Zeller 13290 S.W. Shore Drive Tigard, Oregon 97223 0050044.01 • �>I CITY OF TIGARD AFFIDAVIT OF MAILING OREGON STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, (% U *tvr J,ettfo-rj , being first duly sworn/affirm, on oath depose and say: That I am a(n) (A5 - tom for The City of Tigard, Oregon. X That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director X Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 16th day of May, 1995; said PUBLIC HEARING NOTICE as hereto attached, was posted on an appropriate bulletin board on the n/a day of n/a and deposited in the United States Mail on the 16th day of May, 1995, postage prepaid. At(/ 7/14e)%-d---lj Prepare otice Subscribed and sworn/affirmed before me on the 17 day of % , 1 9 c- i11L SEAL `L 'LL �. �..� -OFFIC Ttu�a�e iEw S,. NOTARY PUB 9OF OREGON +ry COMMISSION NO.0.0'..; My Commission Expires: y ? 9S &qv comi$SlOr4 EXPIRES SEPT 7 1 t)1H/ Bi r PUBLIC HEARSIG NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, amy���dgp�rN.I�I,I AT A MEETING ON MONDAY, June 5. AT 7:30 PM, !. IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 95-0002/ZON 95-0003 FILE TITLE: Pacific Crest APPLICANT/ Pacific Crest Partners Scholls, L.L.C. REPRESENTATIVE: Richard Allan OWNER: 911 Oak Street Ball, Janik & Novak Hood River, OR 97031 101 SW Main, Suite 1100 Portland, OR 97204 REQUEST: To amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 323 (VOICE) OR (503) 684-2772 (TDD -TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE CITY COUNCIL WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE CITY COUNCIL MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER May 16, 1995, ANY PARTY IS ENTITLED -. REQUEST A CONTINUANCE COE HEARING. IF THERE IS NO CONT•ANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE CITY COUNCIL WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE, OR FAILURE TO RAISE AN ISSUE WITH SUFFICIENT SPECIFICITY SO AS TO PROVIDE THE CITY, APPLICANT, OR OTHER PARTIES TO THE APPLICATION WITH A REASONABLE OPPORTUNITY TO RESPOND, WILL PRECLUDE APPEAL ON SAID ISSUE TO THE STATE LAND USE BOARD OF APPEALS (LUBA). • ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT RAY VALONE AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. UI - 1 1 1 1 11 11 1 1 .100' r -- CONESTOOA ado Ziei r4 . sr_or 0. W••p •' 1•00111101.ERCHERONz LN Id;.�. < HAYSTACK DR .•'.` •,,COMBINE <=: ,. 1,11,.,,- v ��'� _l■ 1.1•'•, 0. W I i 'm.■ .PO•EVELAHO BAY o 11111116.21•�■ ri/���� % C, mum COTTONTAIL 1101" • . pro _:, so. -• .„,„p . . _ . .., , .. . %iv, . i . . .:( 0- MIP 'o:1.�r� / OSG" r'►�a'-5M 0 . L�rj� e *Aft. SITE a III ■ �,�1,400° ! :. , - C7 _IF _��1 ,ie g■ o HAWK'S . . i ST C►� ® � V0. 1IIIiIIiIf S 4; p: ot c.) . 1 04;111:trilitliti tra‘444:flit: 4. -- =moms VICINITY EXHIBIT MAP . i rs — H� PROPOSE ZONE E CHANGE HA GE FROM C-P TO C-G TIGARD CITY LIMITS .. Sew T.100• FEET . 'r••• :`i.'_.., • 0 400 800 EY/tiS17- / otZ -1S133AA-04500 1S133AD-0• DAVIS, MICHAEL K AND - NIEDNER, FREDERICK A & ESTHER M JEANNE R 10500 SW TARPAN DR 5970 SW SPRUCE BEAVERTON OR 97005 BEAVERTON OR 97005 1S133AD-00200 1S133AD-00300 GOUGH, EVAN P AND SALLY G HEIM, FRANCES E 15750 SW TARPAN DR 12610 SW TARPAN DR BEAVERTON OR 97008 BEAVERTON OR 97005 1S133AD-00400 1S133AD-00500 GRABINSKI, ALLAN NGUYEN, DANG PHUOC AND 12640 SW TARPASN HANG KIM THI BEAVERTON OR 97006 12670 SW TARPAN DRIVE BEAVERTON OR 97005 1S133AD-00600 1S133AD-02400 DALAI, SID • HRABIX, FRANCES L 12690 SW TARPEN DR c/o CUNNINGHAM, LEE REED BEAVERTON OR 97005 REED W 13385 SW 115TH TIGARD OR 97223 1S133AD-02401 1S133AD-02500 OREGON, STATE OF KINDER CARE LEARNING CTR978 DEPT OF TRANSPORTATION BY STRATEGIS 987 417 TRANSPORTATION BLDG 1777 NE LP 410 STE 1250 SALEM OR 97310 SAN ANTONIO TX 78217 1S133AD-10000 1S133AD-10100 NAVAL, NICOLAS A SR/CECILIA L BLANCHARD, DEBRA A NAVAL, NICOLAS L JR _ 10687 SW 127TH CT MALLARI, NORMA N _ TIGARD OR 97223 10705 SW 127TH CT TIGARD OR 97223 1S133AD-10200 1S133AD-10300 SEEMANN, SANDRA KAY CHAN, CHIEN-C_HUNG AND 10673 SW 127TH CT HU, CHEN-CHI TIGARD OR 97223 10659 SW 127TH CT TIGARD OR 97223 1S133AD-10400 1S133AD-10500 COWAN, VICKI M NEIGHORN, STEVEN C 10647 SW 127TH CT 10635 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-10600 1S133AD-10700 BUI, JOSEPH HUA SALVATION ARMY, CORPORATE BOARD 10623 SW 127TH CT PO BOX 8798 • TIGARD OR 97223 PORTLAND OR 97208 1S133AD-10800 1S133AD-10900 PUN, YING KUEN AND PETERS, DAVID L AND FRANCES L CHAN, SIU YING 10648 SW 127TH CT 10636 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 XH, giT • •'1S133AD-11000 • - 1S133AD-1 Jill HEFFELFINGER, WILLIAM T OITTO, BRUCE G & ELEANOR S 10662 SW 127TH CT 10682 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-11300 1S133AD-11400 MULLIGAN, M PATRICK KETTERLING, KEITH A/JEAN Q 10690 127TH COURT 1070 SW 127TH CT TIGARD OR 97223 TIGARD OR 97223 1S133AD-11500 1S133AD-11600 ENTAGH, REZA MILLIGAN, KIM R 10716 SW 127TH CT WASSON, JANINE P TIGARD OR 97223 10724 SW 127TH CT TIGARD OR 97223 1S133AD-12300 1S133AD-12400 COLLIGAN, MICHAEL S & KRISTIN K MADARANG, GEORGE E AND LUSIA V 11347 SW SUMMERLAKE DRIVE 11356 SW SUMMER LAKE DR TIGARD OR 97223 TIGARD OR 97223 1S133AD-12500 1S133AD-12600 BRAVO, JOSE AND BEASLEY, ROBERT S JR & ANN F TODD, ANN TONETTE 11312 SW SUMMERLAKE DR 11334 SW SUMMER LAKE DRIVE TIGARD OR 97223 TIGARD OR 97223 1S134BC-00401 1S134BC-00403 SISTERS OF PROVIDENCE IN OR REAL ESTATE EQUITIES JOINT VENTU BY ST VINCENT HOSPITAL BY LEXFORD PROPERTIES ATTN: GREG VAN PELT REAL ESTATE TAX SERVICES INC 9205 SW BARNES RD 3801 150TH AVE #300 PORTLAND OR 97225 BELLEVUE WA 98006 1S134BC-00700 ED & PAM HALBERG BERRYMAN, F CLARKE/PATRICIA G & 12630 SW GLACIER LILY CIRCLE SHELBY, MARVIN C/CAROL A & TIGARD, OR 97223 ENGLE, ROBERT L/CAROLYN A 610 GLATT CIRCLE WOODBURN OR 97071 US BANK OF OREGON PACIFIC CREST PARTNERS SCROLLS, LLC CORPORATE. FACILITIES #355 911 OAK STREET PO BOX 8837 HOOD RIVER, OR 97031 PORTLAND, OR 97208 DAN SPRIGGEL RICHARD ALLAN C/O SHOW CASE MOTOR CO. - BALL, JANIK, & NOVAK 180 W. FIRST STREET - 101 SW MAIN, SUITE 1100 DUNDEE, OR 97115 PORTLAND, OR 97204 • WS o� V 0,1110GA ''HER I . • a�� ��o■■ .� . , ■ W'■PERCHERONz LN Q W 0 a z, a■.a1■■ _.4 3a ■ ■ �HAYSTAC HAYSTACK DR ■ ac lw I COMBINE J,4g EST � G. NM; �1� li Wr� �°■,•• BAY SHOE 1�7C • CLEVE 1 aIiiiiia r OROS, % 0 uIIIII_ ■is"..•• T ARP , Z COTTONTAIL LN LN M Z • J. 1, °'s / a * NO\-LS PF4 o"Wall i Ali• ilavallip■ 0 INTf ■ SITE Q ► it, 00„ ■ 11 ,1 mi, °RR�I A 1�' 0� ��� �o°I�• U- � Ma —IF avow,♦ Ilriii� 0 HAWK'S BEARD ST �, , ,0 m s•. MI C7) 1Z i c'.' if vi, WAY t ' iiø*i•. � �_. 1 y .I. ' O DAKOTA O,,r,.,,♦ =am Emu VICINITY EXHIBIT MAP �����CHANGE FROM CPPETO C-G PLAN 0 PROPOSED ZONE CHANGE CHANGE FROM C-P TO C-G NORTH TIGARD CITY LIMITS Scale 1-.400' FEET 0 400 800 M:\GISDAT\TIGCOV\NELSOWG\RAYCPA.DWG 4/24/95 • . .�L' �% • am, SHORN I I d I *fru artmus 11111 ■11► I* liw onni P.rum ramos., mu wpm CHA RIM Elf LialW ■rrir iiik a *AZ Eli%/ ' ' IF MP WEB ilistipe. \MI Mall: ma albs v fr , N. ram PI'. IP ..RD Fill% maw de sIgittCP ounualin ' ' ... _ _ -614q.- 111 E ' dip rit), wile ■/f ut l//` /`, J P �lwi of el .lr X1111 1 �����V ■■ • r! �• LI sa ri ,rnaummuna ;WE riiik- in Mr 1111--- igliiiiii1w■ Ill 66 d. dial 11,1 mad: I; 0 glom � Fllt� IMP " , ion tt � — 11/ -c. !Nit ./ iii , _ ___,:‘,..,L,t_illimNIIIIIgroa FoLl-N- . .__ 12 or- .g. p la to Vara ,:,,1 . CS • I - C G wil, ata4- 4,0410' *las gm =Ali iwal ran. 1• .• a Mrr. Cu= nalll ,.,NGwool Inn .,E. ■ E;; 1 0 //1//1■ �P „R m R-25 0m ' r.1.1 ma . ' BEARD - Ell i I rabl *:R :141 �4 �k 0 m S,1 1111111 i�j �Z',,.� �t 1111111!�f, 11111111111►/ F Pir itt �� ♦ *fib* * A li 111111111111111111■ . z t,,,44.4„,,,ol, ...2, vgistaforaplo lift ga AZ 4 Mif 11 Indira rl�V 88/8/1�/111�� Icti HI/IIIIIm _ ' unlit ... EDGEW �■ MIIIIE�IQ�1IV4 ■sisio ll■ L .a _ R-4.5 P— i-JIIlmil..ua munow4•A ma I'M I (PD) or. won= spionr, . 0 kitifir-, 4 4 ittai # I 1T1 Zff $ 4 7 -04 ROD ' RY Fe, 5010.175. tv 4 ,,,•' • , ..•.L.. .0. , -4 - - T. ' _• .,„. — 4• ,,c 4 ., „ .pi , c ...)-ef" •..,L"),...",."4' ...... ,,„,‘q•ef"f;NT, 47;:.7:4-""*. ... , 74°:71,4444,4,7 744244' , 1/4,0... I °I. i . 1,1* ■ K**: ..,,,... .1' i „..• T:f4c...:'... 7 ... . ‘,1 . ,. - 4 , *?1, Tt iT4 ,.. , f.• .c , ....... , ..., , ..... -,'c I i - 1 .T.C4C`C9-4,,The 4i .., .4: r4 I 14 i 2 ...,.., -....:, 3 ,,.. .„..; i ... .„„.. c...., : F.,..■.,I . ''4151114 111 . ....... ; 44‘,41Y...4Stir .REQUEST FOR COMMENTS • w1 .A, TO: / /€f..tr DATE: May 1, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Ray Valone Phone: (503) 639-4171 Fax: (503) 684-7297 RE: COMPREHENSIVE PLAN AMENDMENT (CPA) 95-0002/VARIANCE (VAR) 95-0003. A request to amend the Comprehensive Plan map from Commercial Professional to General Commercial and change the zoning from C-P to G-C. LOCATION: Southwest corner of SW Scholls Ferry Road and SW North Dakota Street (Parcel 3 of MLP 94-0013). APPLICABLE REVIEW CRITERIA: Comprehensive Plan policies 2.1.1, 5.4, 8.1.1 and 12.2.1 (2); and Community Development Code chapters 18.22, and 18.32. ZONE: G-C (General Commercial) - allows for several uses including convenience sales and services, eating and drinking establishments, general retail sales, and medical and dental services. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: May 11, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If' you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person Commenting: Phone Number: REQUEST FOR COMME N JIF1CATION UST FOR LAND USE &DEVELOPMENT APr .JCATIONS . CITIZEN INVOLVEMENT TEAMS (circle one} •CIT Area: ) (S) (E) (0 •• Placed for review in Ubrary CIT Book •• _CPO NO.• • . • CO .<:CITY DEPARTMENTS - , _BLDG. DEPTJDave Scott, wag.o, _POLICE DEPTJKeIIy Jennings _OPERATIONS/John Acker, noun.sovsr. —CITY ADMINJCathy Wheatley,atvRcar. ENG.DEPTJMichael Anderson, Dlv.Review DM _COM.DEV. DEPTJD.S.T.'S ADV. PLNGJCarol Landsman, UMW Sinner WATER DEPTJMichael Miller,(mentions mgr. . DISTRICTS:. 2c,FIRE MARSHALL _UNIFIED SEWERAGE AGENCY _TUALATIN VALLEY WATER DIST. Gene Birchell SWM Program/Lee Walker PO Box 745 Wa.County Fire District 155 N. First Street Beaverton, OR 97075 (pick-up box) Hillsboro, OR 97124 AFFECTED JURISDICTIONS WA.CO. DEPT.OF LAND USE &TRANSP. _METRO AREA BOUNDARY COMMISSION METRO-GREENSPACES 150 N. First Avenue 800 NE Oregon St. j16, Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro, OR 97124 Portland, OR 97232-2109 600 NE Grand Avenue Portland, OR 97232-2736 1 Brent Curtis (CPA's) _STATE HIGHWAY DIVISION _Jim Tice(IGA'S) Sam Hunaidi X ODOT/REGION 1 _Mike Borreson (Engineer) PO Box 25412 • Laurie Nicholson/Trans. Planning Scott King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders _Tom Harry(Current Planning App's) Portland, OR 97209-4037 _Lynn Bailey(Current Planning App's) I OREGON DLCD (CPA's/ZOA's) 1175 Court Street, N.E. _OTHER X CITY OF BEAVERTON Salem,OR 97310-0590 Jim Hendryx•Principal Planner _CITY OF PORTLAND PO Box 4755 _CITY OF DURHAM Planning Director Beaverton, OR 97076 City Manager 1120 SW 5th PO Box 23483 Portland, OR 97204 _CITY OF KING CITY Tigard, OR 97281-3483 City Manager _CITY OF LAKE OSWEGO 15300 SW 116th _CITY OF TUALATIN City Manager King City, OR 97224 PO Box 369 PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 ... ... >. SPECIAL AGENCIES•—GENERAL TELEPHONE ELECTRIC —PORTLAND GENERAL ELECTRIC —COLUMBIA CABLE CO. Jim Wieskamp/Engineering Brian Moore Craig Eyestone • PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard, OR 97281.3416 Beaverton, OR 97007 Beaverton, OR 97005 —NW NATURAL GAS CO. _METRO AREA COMMUNICATIONS A TRI-MET TRANSIT DEVELOPMENT Scott Palmer Jason Hewitt Kim Knox, Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland, OR 97209-3991 1815 NW 169th Place S-6020 Portland, OR 97232 Beaverton, OR 97006-4886 —TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS —SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Duane M.Forney, PL5-Project Eng. 3500 SW Bond Street 421 SW Oak Street 800 NW 6th Ave., Room 324 Portland, OR 97201 Portland, OR 97204 Union Station Portland, OR 97209 STATE AGENCIES FEDERAL AGENCIES —AERONAUTICS DIVISION(000T) —DIVISION OF STATE LANDS —US POSTAL SERVICE • _COMMERCE DEPT.-M.H.M.H. PARK —FISH &WILDLIFE Randy Hammock, Growth Cord. _PUC _DOGAMI Cedar Mill Station _DEPT. OF ENVIRONMENTAL QUALITY Portland, OR 97229.9998 U.S. ARMY CORPS. OF ENGINEERS i _OTHER n:vogmmoattvvra,oncnut