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ZC7-76
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. • .. !'-! 1 k'�' 7 � °'t tt 1 '. i s a v 1tY� R'"snf a}.f f rk Y J``,t, Icn�� ?' �;1,'tatl .�+ +3 t �' "Lµ:- � ,.r 4',.,�{ ,� k rif i�.Y�:PH � a _ �1- .. .c.,r:, r,n:�-- a., >>W k r t x .I C,`�1 ,f,,4 n.!..1 .�.• .�F � 1;' r. 400 CONSTRUCTION SERVICES,INCORPORATED„, Zone Change (ZC 7-76) Greenburg Road & Shady Lane " _... :,..—. ;�t �.f,:'};tk{,`yt\t,i�'�B�tFtYjii t�!'1_.ii.�. '„ h_`� �.,�sP"'>�:�,RrbJ(:.;�� �'.��'1;,�'Yt s,f"'"), ,.............._........,,:..r�...,.._.;...�............:M;..M....,n—..r. ,„.r.r=�.•- ,•. h+a"�° • 1. l • • • •t.• 1 • I x • cc II hi In y • • 1`d f • PLANNED DEVELOPMENT FILE CONTENTS Zd 131 /2-76 SEE ALSO Sib Eq-77 LEFT SIDE • RIGHT SIDE , _ Assessor's Map __MapsiPreliminary Plat • v Notification _V*Lega,1 Description/Deed , Surrounding Property Notice Letter of Authorization vr Affidavit of Mailing Copies of Correspondence with Applicant Agncy/NPO Notice Public Input I/IAffidavit of Publication Agency/NPO Comments Articles/Notices from TT Staff Report(s)-Date(s), Application/Narrative //Minutes of Meetings 4 aFin 1,,,/al Action Notice Planning Commission-Date 9 11* ' City council-Date 74:76 ResolUtion No Date V Ordinance No, Date 0, Correspondence After Approval SUMMARY Approved Denied 27-"d ftV/7/ 4CNeVthdr-A.02) cePneerooz) No, of Lots No. of Phases Special. Setbacks lite' jd ib2t;hA'L 66/aolgezig4 , 74;z1"1-6,&44e/i, Plat Retording )6419 Nat °°bk/Page No, & Date Additional Phases Recorded (Date) (Book/Page No ) (0te) (gook/Page NO,) ; RL/bj9(061.613) I -,„.... .._. or+ . , . . .....: . . • . ,. . . . ■■ V . , (,,,,-19 : . .. ,,, C.) 7 . :',• .N.4,‘ q7z ,,,,,t,„;„. . . . „.. . ,6,t1,,,,, ,,■ err ,,, . t I Ork . it. . . ve, OP 7., ' a . . ., ., . AuL,ust 11, 1976 , ._ . . . . ,. . . .. -.. . • ',' Boorse Hooruer . • , ... 'Construction '', 1o,tviaes, int* 11044 6.0. .0aclf.ic. HiGhway T• ti,ardl .Jr-(..,..z,i4..41. '../722 1.:., . , .. , L. . . . :tone,. ..-..,han,c, ,,.:,;(„;, 7-76 l':....: .. .. Location; . Orsoubur6 ii.oad id Uhady Lauo ,. . , ',..:'...ezovic,.!. from ',,...7 (,Aucle 1.."atgly Lesidentlal) to Lo4 . .. (1'. ol..,:iAood Lotal.creli) 1 - , . _ . . Dear NIL.. Hocruo,r; . ,. . The, 11iLard ...,',....A.,; ......iaac,As, & ',I.L.., ok..,-,..„LI,,,,r uuf.,,..L.iu,„ .,,'t.u.,ut .itilT, L.',..16, opivi:ovo,l, ., your zotto obaurj...„ cApplleati..vn 1..-.,ujut..:L to) tzompilanc v.i..,..1.th ccrta'e.,.n conditiou5,. I aut attachilv6 ,e, c,orticd ic,14.:.1v o.i., 'i.,,w6ittanec MJ,0 71,,,..32 vhich outiinoo ., condit,on3 as ,c1d.otecl, by Ciounc,I. ., . . , If I my be oi further assiotaueo t4 you *n Li iio m4tter, piElo'..4,1 )2(41 trce J to oaatact M,04 • , ,.. iueseroly, . . ., • )tyris hartic . . Dtittv City Rdoorddt , . . . • .' Notot Tho followtog solwoviddattot must bO tdotivad b,. Cho City o2 Tiejard uithin fouttton (14) days of your tottipt of this :totter* Vailuro to do so may tosutt in aottot by thd City of Tiaatd, I htroby aoknoolodst this lettor dooumantitg the aation, of the Tiaard .city Council. X havo toodivd4 and ttad this idttoto aud 1 Astee t,,,,,,, thd datisi4o, .. hr documonted And to ab:Ido by any tttms and/ot -,,i-ditio'ns attaohod, // ..., . • , , Datt sigoaturt , ' CCi Douala Fotbds . , • e • • • • • ANAL p , k H AV5 '` PROC1AIIti��r�, ) $W 4OR A91 f tA� ( ppTLANC OR 97x9 t, E� N t Iz' Ah � .1I'i�;�1d11� �1 �) f t ■ I1{ , Py a� ti §, 7 i1 �0) �•�/VI �d •i1.tY• '1 { '� � 5i 1�'J�i� IV y�"r�j�(�•'� jM �.I�+ �', All PV .('f' Tnfl*!' �W �' A 1J� 1��t V {.f N. � t. � � 1.4 *y • o ' wr�;ewa.,w.n:1,,,M.w, I • . 6) -6:3 • 97z ",. I • , t • 11 . RESOLUTION No 76-64 A RESOLUTION OF THE CITY COUNCIL PROPOSING THAT WASHINGTON COUNTY PLANNING COMMISSION/WASHINGTON COUNTY BOARD OP COMMISSIONERS ACT TO CHANGE THE NAME OF CERTAIN ROADWAYS HEREIN SPECIFIED ADJACENT TO CITY LIMITS. (a) City Administrator recommended Council approval. (b) Motion to approve; Councilman Mickelsonp seconded by Councilman Cook. Approved by unanimous vote of Council. 12. ORDINANCE No. 76-30 AN ORDINANCE AMENDING AND SUPPLEMENTING CHAPTER 10.28 OF THE TIGARD MUNICIPAL CODE BY ADDING TO SECTION 10°28.030 TO PROVIDE MOTOR BUS LOAD- ING AND LAYOVER ZONES: FIXING AN EFFECTIVE DATE. • (a) City Administrator recommended approval. (b) Motion to adopt; Councilman Cook p seconded by Councilman Nickelson. , (c) Discussion followed by Council and staff. Approved by unanimous vote of Council. . 13° ORDINANCE No 76-31 AN ORDINANCE AMENDING SECTION 10.28. 130 OF THE TIGARD MUNICIPAL CODE TO PROHIBIT PARKING ON THAT PORTION OF SW. WALNUT STREET GENERALLY DESCRIBED AS THE NORTHERLY SIDE OF WALNUT STREET WINO BETWEEN THE FOWLER JUNIOR HIGH SCHOOL DRIVEWAY ENTRANCE AND A POINT 490 FEET,, PLUS OR MINUS STERLY OF SAID DRIVEWAY ENTRANCE° • (a) City Administrator recommended approval° (b) Motion to adopt; Councilman Mickelsonp seconded by Council- , man Cook. Approved by unanimous vote of Council. 7 14. ORDINANCE No. 76-32 AN ORDINANCE ADOPTING FINDINS WITH RESPECT TO AN APPLICATION BY DONALD FORBES FOR "M AMENDMENT TO THE 1970 ZONING MAP OP THE CITY e J.GARD9 CHANGING THE ZONE DISTRICT OF A TPA "- LAND DEPICTED ON WASHINGTON COUNTY TAX MAX.. 35 13 AS TAX :LOT 20000 FROM (R-7) SINGLE mmxty RESIDENT- . IAL TO (C4) NEIGHBORHOOD COMMERCIAL0 GRANTING • THE APPLICATION AND FIXING AN EFFECTIVE DATE. Request by construction Serv1ces9 Inc. for zoning map amendment to rezone a parcel of land located at S.W. Greenburg Road and Shady Lan ep from R-7 Single Family Residential to C-4 Neighborhood Commercial. (a) Planning Director stated the Ordinance was prepared at the direction of Council and recommended Council adoption. pAGE COUNCIL MINUTES . AUOUST 90 1976 k , CITY OF TIGARD, OREGON ORDINANCE NO. 76- AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY DONALD FORBES FOR AN AMENDMENT OF THE 1970 ZONING MAP OF THE CITY OF TIGARD, CHANGING THE ZONE DISTRICT OF A TRACT OF LAND DEPICTED ON WASHINGTON COUNTY TAX MAP 35B AS TAX LOT 2000, FROM (R-7) SINGLE FAMILY RESIDENTIAL TO (C-4) NEIGHBORHOOD COMMERCIAL, GRANTING THE APPLICATION AND FIXING AN EFFECTIVE DATE. ` THE CITY OF TIGARD ORDAINS: Section 1 : Finding that the lands hereinafter described have been H. heretofore and are now classified as Single Family Residential (R-7) , pursuant to the provisions of the City of Tigard' s Zoning Ordinance and Tigard Ordinance No. 75-52, and further finding that pursuant to prescribed procedures, the above-stated application for a zoning map amendment was heard in a public hearing held by the Tigard Planning Commission on July 6, 1976, and all interested persons were there and then afforded an opportunity to be heard, and there- after the Planning Commission filed its report and recommended approval with the City Recorder, a copy thereof hereto attached and by reference made a part hereof, and, further, finding that, after due and legal notice, a public hearing was held before the City Council on July 26, 1976, and that at said hearing the applicant and all other parties desiring to be heard were afforded an opportunity to be heard and present and rebut evidence with respect to said application, and further, finding that, based on evidence, both oral and documentary, and on the record of said hearing before the City • Council, the Council has made the following substantive findings : a. That the application conforms with the text and map of the Greenburg-8rookside Plan (NPO #2) ) as adopted; and b . That the applicant has shown a community need for his pro- ' posed development on the site herein described; and c That he has shown there to be no adverse impact froM his Proposed development on adjacent sites, occupants, Or activities, or on the immediate neighborhood that cannot be mitigated successfully by attachment of appropria.ge conditions, and d That the proposed location is most suitable for the APPli- cant ' s proposed development; and e, That public sewer and water are available adjacent the pro- posed site, and that the other necessary public services • ordinarily available to commercial-professional zoned and used sites are there available . , . ,. . , . . , ' ' i. .. 6 ( Section 2 : THEREFORE, pursuant to the requirements of Chapter 18 . 88 „...___• ( of the Tigard Municipal Code, the applicant ' s request for " an amendment of the Tigard Zoning Map of 1970 to zone those lands described in the attached Exhibit "A" , for NEIGHBORHOOD COMMERCIAL , (C-4) use is hereby approved, subject to the provisions of Chapter ., 18 . 32 (Neighborhood Commercial Zone) of the Tigard Municipal Code and further subject to the following conditions: _ . The Design Review Board shall encourage a site development plan which facilitates the inclusion of this project into an inte- . grated shopping area as adjacent properties are developed. In • . , order to accomplish this objective the following conditions are required: 1 . The Greenburg Road driveway be eliminated on the site plan . .1 2 . Provision be made on the site plan for continuing access . , to the southerly adjoining lots. . P 3, The Shady Lane driveway be shared by this development and . , . the adjacent property with cross easements being recorded. , 4. A Deed Covenant be executed prohibiting vehicular access onto Greenburg Road or Shady Lane at any other location than provided in accordance with Condition #8, .. 5. A half street improvement on Greenburg Road and Shady •, Lane be constructed to City code. The street improvement to include curb , storm sewer, and 5 foot sidewalk adjacent the property line. 6 That a zero lot line setback be permitted on the south I. • property as this A-2 property must be rezoned commercial in order to conform to the comprehensive plat, This will • also facilitate integration of future commercial develop- ment . . 0 Section 3 : This ordinance shall be effective on and after the 31su day after its passage by the Council Pild approval by the . mayor , PASSED: By 6.theoliitic,h , ,its vote of all Council members present this Srh , .,.,-,........,... f day of 1114413,-.t. , 1976, after being read three times by number andtitle only , - , 1 . .... '.......A-1,.t„:4.d.,. 14.4. -- . -Recorder W- City Tigard a., APPROVED: By the mayor this (471% day of ..-4. ...--, ., •-u-. ??''<':."/.:A e fr"2-,I:..-A d''4'''''.'4/, Mayor - City of Tigard, V . d Ordinance No , 7 - 3 , 1 • EXHIBIT A f A parcel of land lying in Section 35, Township 1 South, Range 1 West , WM. , Washington County, Oregon and being a portion of that property described in that deed t ) the State of Oregon, by and through its State Highway Commission, re- , corded in Book 516, Page 543 of Washington County Book of Records; the said parcel being that portion of said property lying Southerly of a line parallel with and 50 feet Southerly of the following described center line: Beginning at Engineer ' s Station "GB" 29+00 on the center line of relocated Greenburg Road, said station being 2274.47 feet South and 1419 . 34 feet East o of the Northwest corner of ' said Section 35 thence North 41 21 ' East, 206 )9 feet to Engineer ' s Station "GE" 26+93. 01 equals Station "F2" 0+00 on the center line of a connection road between Greenburg Road and S.W. 95th Avenue; thence on a 114. 59 foot radius curve right (the long chord of which bears North 66° 10 ' 30" East) 99 . 30 feet ; thence South 890 00 ' East, 2007. feet to Engineer ' s center line Station "F2" 3+00. • • tioW • TICARD CITY OF I - . yy yyyyyy yyyy � .. .'1.x'1►O t10 „&, , .�^I J,. Y ,'""Q P. O. Box 23557 .,� r 12420 S. W1 Main ..h,, 4„ Tigard, Oregon 97223 ,i' .J July 30, 1976 George Hoerner Construction Services, Inc. 11844 S.W. Pacific Highway Tigard, Oregon 97223 Re: ZC 7-76 .i Dear Mr. Hoerner: The Tigard City Council> at its regular meeting of Jul y 26, 1976, a pp roved your request for a zone change on the corner of S.W. Greenburg Road and Shady Lane with the following conditions I. The Greenburg Road driveway be eliminated on the site plan; 2. Provision be made on the site plan for continuing access to the adjacent southerly lots; 3. The Shady Lane driveway be shared by this development and the adjacent property with cross easements being recorded; 4. A Deed Covenant be executed prohibiting vehicular access onto Greenburg Road or Shady Lane at any other location than provided in accordance with Condition No. 3; 5. A one-half street improvement on Greenburg Road and Shady Lane be constructed to City code. The street improvement to include curb, storm sewer, and 5 foot sidewalk adjacent the property line; 6. That a zero lot line setback be permitted on the south property as this Awl property must be rezoned commercial in order to conform to the comprehens' e plan. This will also facilitate integration of future commercial development, If you have any questions regarding this ;.Rutter, please contact the Planning Department, Sincerely, Doris Hartig (7/ DI:1w City Recorder NOTE: The following acknowledgment must be received by the City of Tigard within fourteen (14) days of your receipt of this letter, Failure to do so may result in action by the City of Tigard I hereby acknowledge this letter documenting the action of the Tigard City Council, i have received and read this letter and x agree to the decision here documented documetted and o abide by ,,py terms ,:td/or conditions attached. ) r •.... .►r.::x1+►.1,: ii,i+ Da a , " :� '.... " ) na Lure 1 , 3. 0 , •Y CITY OP TI ARTS NOTICE OF PUBLIC HEARIM 1 , ZONE CHANGE Notice is hereby given that a public hearing will be held by the City Council at Fowler Junior High Lecture Room, 10865 S.Wd Walnut, Tigard, Oregon, on July 260 1976, at 8:00 P.M. With respect to the folloWing applicateoon Request by Construction Services Inc. to rezone a parcel of land located at S.W. Creenbirg Road and shady Lane, from R-7 (Single family residential) to C-4 (Neighborhood Commercial) . (Washington County Tax Map 1S1 35B, Tax Lot 2000) . All Interested persons may appear and be heard in favor of or against the said proposal. BY ORDER OF THE CITY COUNCIL I` Doris Hartiq City Reorder • {r Tr publish July 15, 22, 1976 t } i 1 f' A." j 1} }�I . ,. . . . .. ,, •-..., .r .• -. r, r ,. r , , . ,. . - , . , . . . .-, . .1, .,, I . r ti., ' .. ■ , , July 23?, 1976 (- : Ceinc ,t C.:511: / ,, - I . . t V ii, FACT SHEET 4 .... GENTLE WOODS . • . . EXISTING ZONE (Washington County) RU-4 7,000 square foot lots .. .. MAXIMUM NUMBER OF LOTS PERMITTED BY CALCULATION 6. 25 acres @ 75% 7,. 7,000 29. 17 lots -,.. . • _ • ORIGINAL LOT LAYOUT ..,„... 24 lots . • LAYOUT SUBMITTED TO COUNTY FOR APPROVAL .., . . 22 lots . . •• AVERAGE LOT AREA ,.. ,... Total Area 6,25 ac„ x 43,560 sq. ft. /ac. 272 ,250 sq, ft, .. • Area in Streets • . Errol ' 25 x 449 Former 30 x 285 • .. Reagan. 50 x 462 . ' 50 x 65 46,125. sq. ft. .... Net Area 226,125 gq, ft , ELL ,--- 10,278 sq, ft, per lot average ..:, . . Allowable @ 10,000 sq. ft. density figuring 20%* for streets 6, 25 It 43 ,560 x 80% . • ..-.' 21, 78 lots r7,700._______ Die tO an efficient street pattett, with 17% it streets , the 22 ' lot-average 1.8 greater than 10,000 squate feet. „ , . , ... Difference between proposal and N.11,0, plan - 0,22 lOtg, . • . Difference between proposal and 10,000 sq, ft, lot average - -I- 278 sq, ft1 per lot, .. . * Per Bob Cone, Washington County Plattitg, Department t ir 6.4 imi 64/... 4.ii ii4 i..,4ii '4., 4....1...ri...i.....i.3...6 1...i.:1.1.4'4.4.6,...ii..4 ii,:i 64 iv:....,i..4 44.64 64 I.:ii.L.i■..,4...,..4 i.:.1..;i.ii o■I.:imi 6.:6.4...I."..ii 4+...:....1 6;64 ii.4 1..ii . , . . • 4 July 23, 1976 POINTS OV INTEREST • 1. Project will bring sewer within 100 feet of Errol Street. 2. Project will intercept upstream run-off and carry to stream south of Fanner. 3 . Project will improve Fanner Street frontage. 4. Project will improve Errol Street frontage (y street) or participate in Local Improvement District to improve Errol Street to county standards. 5. No lots will front on Fonner Street. 6. No through traffic. • • • • • • I i I • J'r • • • • G.. , ti • • 4w 4 . ��� AFFIDAVIT 01-'JB CATION `` .. STATE OF OREGON, j' ss. COUNTY OF WASHINGTON, i I I, Lira a eph._. ..Cha ex -I R 'k ww.w M.w bww. 1�� �°».M ^" NO' ICE'i PUB IC HEARING being first duly sworn, depose and say that I am the publisher ....— ;..-- ,,f,.,,,;'.1 l ,. Notice is hereby nthatsa p ., I• � u�aiic I,, of The Tigard Times, a newspaper of general circulation as defined fy ..._ � r ! newspaper g ► as +�nring Will be kielc�by the C�t�.,Ct�iCricii.' at Fowler Junior"Nigly,Lettird High Room by ORS 103,010 and 103.020, published at Tigard, ill the aforesaid county and '.1t?866''5,W, 6 aL ,t 'O�i ax�i, ` ep$fit; I J �ult28 ,916i�at, ,1 k'S'6wi it respect pittition 1 'I state; that the legal notice, a printed copy of which is hereto annexed; was ,Rhf t ern wstt,utI n: Serv.iees tai the f'oi►ow� � , 1 �.....»�.... inc. lea,r aZ ne.a p�rael,of land:locatedfl,:� ,' , published in the entire issue of said newspaper for successive and d and I� had i L he,fro R.',,/ . ,,. I ! tl ,Lip, ,. .. A"c'F�5 R��,!;�a5+s�,�G�4( u an � . . f g G-4 Neigh,bcolond + OmIriei yy y Y� ��'�n!� 41 I . .......w�...,lxi - cia1). ` 6 `� w_ y?tax, r,i"p consecutive wee s in the following issues w... tia to , »�.: .� ...:.........��....... w._.._....�J July J. & 2 2, 19J 6 S t 35 w xi,Sao t 2000). Map, r till w a texOsted p r,son: appeari� t d be llukd Iti Nvor of or against 010 axL proposal,(Si at re) . ,,,*,7 6 ]1-1i CITY �0UN�f t 4� ,, IVY'ORDM, ,ywW_. C y,, „. JB 7 K GM 11C�, s � s�l y{ }yyy ;' Subecribe4.al d.sworn,'to before me this da of ti .. .....w.... . i y 10763 e � � w ........ ,_ ,,� �� 2S1S t��jii5h .ltXt 15i �� M .. I * �.»«I- ' :y.. 19_.7:C ry tl A tirN4rN'' ,? sa r ' - ...w__r.w...."s •w wa�www i lt A 0 s7 j �,,,,,', .��«° ,N " Notary Pub ' of{Oregon u. »... 1 4 1r' ' ,, h R w .r M i n a !Ty commission expires ww. . ', 1.. 3' Y J ,., • 4 .4 4,4,4 Y OF TIGARD Li Po 0. Box 23557 12420 S. W. Main Tigard, Oregon 97223 July 13, 1976 George Hoerner Construction Services, Inc. 1 11844 S.W. Pacific Highway • Tigard, Oregon 97223 Re: Zone Change ZC 7-76 Location: SW Greenburg Road & Shady Lane Rezone from R-7 (Single Family Residential) to C-4 (Neighborhood Commercial) • Dear Mr. Hoerner: • Please be advised that the Tigard City Council at their regular meeting July 12th, set a public hearing regarding the above request for 8:00 P.M. on July 26, 1976 at Fowler Junior High School Lecture Room, 10865 S.W. Walnut Street, Tigard, Oregon. If you have any questions regarding the hearing, please feel free to contact hie or the Planning Dopar tmen t. Sincerely • (Po.,4) 00\11-4.0i Dori s Har tig City Recorder DHdw CC: Donald Forbes 8115 SW 4th Avenue Portland, Oregon 97219 9a ` a, ' 1°(1 .-'4.... _ I x AFFIDAVIT 011\ ,fiUBLICATION ,,.. ,..y r j''� �f' NOTICE�OF PUBLIC" • A +'''*""''L-•r l "? HEARINGS STATE OF OREGON, 5. PUBLIC HEARINGS: 1 ' ss, ,. U�w .. :,1 ` �° ZONE CHANGE 2C 7-76 (Con- , • �' 19 a COUNTY OF WASHINGTON, ,q,ZONE Services Inc,) . A requeiit by Construction Services CITY OF i I GA R D Inc,,for zoning ,map amendment to c7.Qs..Oph....&eha.:'er rezone a parcel of land located at S.W. .` Greenburg Rd.&Shady Jane,from R-7 being first duly sworn, depose and say that I am the publisher .....- ..,.___, (single family residential) to C-4 Y p (Neighborhood Commercial). (Wash. .w.w::.—w:.—..:, of The Tigard Times, a newspaper of general circulation, as defined Co.'tax map 1S1 35B tax lot 2000). • Y 5,3 CONDITIONAL USE PERMIT" ,' by ORS 193.010 and 193.020 publish,�d at Tigard, in the aforesaid count and , CU'9-72(Tigard School District 233)r ,' A'request by Tigard School Distract,`. state; that the legal notice, a printed copy of which is hereto annexed, was 23,1 to amend a conditional use permit, approved July 18, 1972, to allow the.y ° 2 construction of n foot bridge.accross . •4 published in the entire issue of said newspaper fair :....;,.,�..._..-...:..:..a successive and Summer Creek on the new Fowler Jun- 4 , R for High School site fn the vicinity of consecutive weeks in the following issues ----.----------------------.—_x......,..-.,..-.---- S.W. Walnut and Tiedeirian. (Wash. Co tax ma S �Ttutie 21 �,I1���L JU1 �9 � �..:...._.. 5.4 CONDITIONAL tax US �" lot 1 I ............._.........141,...........,.......,.._-,..«,_ _.::._.:.._.il. .,_...-._-_.-_ ..t.�._. _• .,....,`w ....�.....w: USE PERMIT ' CU 9-72 (Tigard School District 233) I, -�r...Z _--- '' A request by Tr, and School District.`' ."' °" 231 to amend a conditional use permit, Sigh uFe) "approved roved Jul 18, 1972 to allow the construction of afield house And instal h lap July !ation of field lights on the Fowler Jun-, Subscribed and sworn to before me this .......,......_.....:......_......:.......w day of :.::w::.:::: , • for High School site in the vicinity of r S.W. Walnut and Tiedemari, (Wash. ..,.cT131y' 9 7� Co.tax map 2S1 3AA; tax lot 101). r' 0 / '. 6. SUBDIVISION. , n i e, ..ww� wW..«.......jay �...•'�lll"r vs 4 L.......: r' --6.1 SUBDIVISION S-6-76(Pathfinder ~ tary Public of Oregon A request by Sam Gotter and Larry Jackson for preliminary plat approval Vi .- r�- to create 7 lots in an R-10,single familyMy commission expires ..w...:. .:: ':�,�..,... 19.! x.:. residential zones at S.W Fonner St.,r ( west of S.W. 107th Place. (Wash, CO. , • — tax map 2S1 MD, tax lots 800& 803). 7. MISCELLANEOUS; 9 ',' 7.1'A request by Leon Fox to operate a arts and crafts festivaf August 21st through,the 29th in a C-3 zone(general commercial) at 12140 S.W. Hall Blvd. (Wash. CO. tax map 2S1'11313 tax lot 1101). w: % i (TT 2798 -- Publish June 24, July 1, w +976. Aa •N . A . G, . • C 1 4 0 Agenda Ticard Planning Commission July 6, 1976 - 7:30 P.m. Twality Junior High School - Lecture Room 14650 SW 97th Ave. , Tigard, Oregon 1, CALL TO ORDER: • 2. ROLL CALL: 3. APPROVAL OF MINUTES: 4, COMMUNICATIONS: 5 PUBLIC HEARINGS: 5.1 ZONE CHANGE ZC 7-76 (Construction Services Inc. ) A request by Construction Services Inc. for a zoning map amendment to rezone a parcel of land located at S.W. Greenbury Rd. & Shady Jane, from R-7 (single family residential) to C-4 (Neighborhood Commercial) . (Wash. Co. tax map 1S1 35B, tax lot 2000) . 5,2 CONDITIONAL USE PERMIT CU 9-72 (Tigard School District 23J) A request by Tigard School District 23J to amend a conditional use permit, approved July 18, 1972, to allow the construction of a foot bridge across Summer Creek on the new Fowler Junior High School site in the vicinity of S.W. Walnut and Tiedeman. (Wash. Co. tax map 2S1 3AA, tax lot 101). 5.3 CONDITIONAL USE P8R1vIT CU 9-72 (Tigard School District 23J) A request by Tigard School District 23J to amend a condinnal use p it erm , approved July 18, 1972, to al ti low the construction of a field house and installation of field lights on the Fowler junior High School site in the vicinity of S.W. Walnut and Tiedeman. (Wash. Co. tax map 281 3AA, tax lot 101) . 6. SUBDIVISION: 6.1 SUBDIVISION 8-6-76 (Pathfinder II) A request by Sam Cotter and Larry Jackson for preliminary plat approval to create 7 lots in an R10, single family residential zone, at 8.W. Fonner St. „ west of S.W. 107th. Place. (Wash. Co. tax map 881 3AD, tax lots 800 & 803) . 7, MISCELLANEOUS: 7.1 A request by Leon Vox to operate an arts and crafts / festival August 21st tough the 29th in a C-3 zone (general commercial) at 12140 S.W. Hall Blvd. (Wash. Co. tax map 281 13B, tax lot 1101) . 8, 0111ER BUSINESS : 9, ADJOURNMENT ft ' Minutes TiGard Planning Commission July 6, 1976 - 7:30 P.M. Twality Junior High School - Lecture Room 14650 SW 97th Avenue, Tigard, Oregon 1. CALL TO ORDER: The meting was called to order at 7:37 by Chairman Popp. 2 , ROLL CALL: Present: Goldbach, Nicoll, Phillips, '<rause, 8nd Popp. • Staff: Daniels and Laws. Excused Absence: Tepedino, Moore, Sakata and Porter, 3. APPROVAL OF MINUTES: Phillips moved and Goldbach seconded to approve the minutes of June 1st and June 15th, 1976. . The minutes were unaz)Alously approved. 4. COMMUNICATIONS: None 5. PUBLIC HEARINGS: • ZONE CHANGE ZC -76 (Construction Services, Inc. ) 0,4 A request by Construction Services, Inc. for a zoning map amendment to rezone a paTcel of land locdted at SW Greenburg Rd. and Shady Lane, from R-7 (Single Family Residential) to C-4 (Neighborhood Commercial) . (Wash, • Co. Tax Map 181 35B, Tax Lot 2000) . • A. Staff Report: Road by Daniels. B. Appl3cant Presentation: George Homer (Construction Services, Inc. ) presented a slide presentation of the site pnd proposed use. Mr. Horner also submitted a revised site plan based on recommen6ations trade by staff concerning the applicant's site plan submission, Horner further stated that the ground floor of the proposea building would be used for a convenience market and the second floor of the proposed structure would be for commercial office space wh:Ich would be leased. C. Public Testimony: None 1), Staff Recoleimendationt Staff recommonded approval subject to the following conditions: The Desipn Review Board shall encourage a site develop • went plan which facilitates the inclusion of this project into an integrated shopping area as adjacent k Page 2 ( TPC Minutes July 6, 1976 . properties are developed. In order to accomplish this objective the following conditions would be required: 1. The Greenburg Road driveway be eliminated on the site plan. 2. Provision be made on the site plan for continuing the drive way on the cast side of the proposed building onto the southern lot. 3. The Shady Lane driveway be • shared by this ,• development in the adjacent property with cross easements being recorded. 4. A deed covenant be executed prohibiting vehicular access onto Greenburg Road or Shady Lane at any other location than pro- • vided in accordance with condition number 3. 5. A half street improvement on Greenburg Road and Shady Lane be constructed to city code. The street improvement to include curb, storm sewer, and 51 sidewalk adjacent the property line. 64 That a zero lot line setback be permitted on the south property as this A-2 property must be rezoned commercial in order to conform to the comprehensive plan. This will also facilite integration of future commercial development. E. Rebuttal: Phillips asked if the loading access drive as shovm on the revised site plan would allow for sufficient truck maneuvering on the site. Staff responded that the D1B would deal with this potential problem. L F. Commirlsion Discussion and Action: Popp stated that • he :Celt this proposal meets the intent of the NPO #2 Plan and that this area was a good location for a neighborhood shopping convenience store. However/ he questioned the use of the phrase "Within walking distance" as stated in the appli centls progrPo narrative. Popp further stated that the proposal would be a good addition to the community. Goldbach moved and Nicoll seconded to approve the • zone change request subject to the conditions • stated in the staff recotpmendations. The motion was unanimously approved. 44414 4 . , 4, ' , • t , ., . . .., (. ., . (( . , Stfl Report 1 . PC .., •, .. uuly 6, 197b . Page 3 . with S.W. Cascade Avenue arid would not be in the best interest , . . of public sety. The traffic safety objec'Give, relative to 1 development of tbis and adjoining property, should be to minimize ,. . the number of access points and to stay as far away as possible from the Intersection o± Greenburg and Shady Lone. The implica- . • ions for development of this property are: ' A. restrict access from Greenburg Road, and , B. place the Shady Lane access drive on the east proper-by line; this driveway intended to serve the subject property and the parcel to the east _when it develops. • . 1 . . 14. A * street improvement was constructed on the west side of Green- 1 .. . burg Road as a result of an earlier development, and a -,.' sureet 1 improvement with sidewalks and storm sewer is necessary for this ( 1 arcel. In order to provide a 80 foot right-of-way and match up ...Ip with the ou.,:bside imp.covents on the west side of Greenburg i 'load, a 68 foot pavins.width from centerline should be c.onstructed. 1 . , COPCLI' .1.0T,TARY FINDINGS: . 41........*...*-16.....,.. 1.14.....7•061 ow. w wk.,,II 4Itt I...04.0,1W..W.+I..willWwwwe 1 . The request conforms to the neighborhood plan for the area. , 2. There is a public need to conform the zoning to the designation q J Nk on the neiLlIborhood pion end eliminate zoning islands. . 14 ji ' . . The need can best be met by chvnging the designation on this site bocause the It is well located and has good accessibility in relation to Highway 217 and Greeoburg Road. 1 , 4. Adequate public 80VV:iV):5 and utilities are available to the site. i • • 5, Cembinbag the lotting pabtern end access drive minimizes the traffic hazard and t1TIls increases public safety. f . • I J f I ' 111 I ( Id , ! i . 1 . • 4. , i . , . q • ' (l , STAFF REPORT . Tigard Planning Commission July 6, 1976 - 7:30 p.m. . Twality Junior High School - Lecture Room . 14650 S.W. 97th Avenue, Ti f 1rd Oregon ...,c. Agenda 5.1 Docket: ZC 7-76 Request: A Zoning Map Amerdment to re-zone. a 40-acre parcel of . land from "R-7, Single Family Residential" to "C-4, Neighborhood Commercial" Location: S.W, Greenburg Road and Shady Lane (Washington. County Tax 10..ap 1SI 3SE, Tax Lot 2000) Applicant: Donald Forbes/Construction Servioes, Inc. • BASIC FACTS: .......,,........,..,.4.........r..............1 • The site and surrounding area is designated Neighborhood Commer- cial on the Neighborhood Plan II and zoned 0R-7, Single-Family . Residential". ,. 2. The site is presently vacant with overgrown grass and unkept trees. The topography is flat and slightly below grade. . . 3. The surrounding land use consist b of two service stations north • and west, a residence to the south and a vacant parcel on the east. 4. The surroulldill,g adjacent zoning is t1C-3, General Commerciallt • And nA-2, luiti-Family Residential". • 3. S.W. Groenburg Road 18 designated an arterial on the Neighborhood Plan II. leImyrNGS: ...........a.a......... 1. The applicant has requested a chunse in zoning designation from R-7 to 0-4 so as td allow construction of a commercial building at the intersection of S.W. Gree)lburg Road and Shady Lane. 2. The proposed building and site plan are subject to approval by the Design Review Board. , • 3. Planning Cowmission review of those uses listed as Permitted Uses in Section 18, 36,010 of the Tigard nunicipal Code would not, but those aistd ('',1%'8 Conditional Uses in Section 16. 52,020 would be . . nocesary. 4. The intent of the Weizhborhood Convenience Area is to provide a 1:1mited ranise boods tInd services to residential areas within '....alking distance, , III - n . . 4 r . . , Staff Report PC July 6, 1976 , . • Page 2 . . . 5. The uses allowed in the Neighborhood Commercial Zone are those • , providing goods and services to the immediate neighborhood, and thus conforms to Neighborhood Plan 11. 6. There is a public need to conform the zoning to the Neighborhood • Plan. 7. The applicant has stated that the reason that this site is best . , suited for the change is because of the site location and access- , 1 ibility. 8, There are adequate public utilities available to the site. 9. The entire area is undergoing a land use change resulting primar- , ily from Highway 217 and the Washington Square Shopping Center. ) Two of the neighboring parcels are also contmplating development, and are for sale. . 10, Faced with the impacts generated by '...'asAington oquare, the pro- pcsrty owners in this area commissioned the 'Shady Lane Economic Land Use Studyt, in 1972* In sullmary, the report found that in order to maximize both the sites ' pouencial and invesum(..nt return, the entire area should be developed as a whole rather than dis- et jointedly. An opporLunity exists now to implement this detailed - L „L this plan by the neighboring property owners. and 't,reau t parcel as the first phase of an inuegrated shopping area The main , . . problem arises out of 1-,he fragmented lotting pattern, Minimizing the number of access points, providing cross-easements, and providing for a continuation of driveways and parking areas are 4 0 fey/ thods to unite This general area. . 11, A General Site Plan has been submitted as part of the submission 4 „t, „ ,.., in order to demonstrate now a commercial building iktil.,11. pa/king and landscaping could be located on tne site and still latisfy tne setback requirement8, i , . .,:. 12. Adequate righ-c -way has been reserved by the State ur Oregon , for Shady Lane and for widening S.W. Groenburg Road. 13. The sites major problem is asSociated with access. .The location and number of access drives appears to be a problem. The Tigard ' . Munioipal Code allows joint use of access drives, and this would present a sPier arrangement for tne site 1.110 intersection of S.W. Snady Lane and S.W. Oroonburg Road account for one turtling Novoment. Another access point 50 feet i',)Ilth would conXuse thi8 intersection and place it within 1.0 feet of the in , .... , • 1 Staff Report PO (July 6, 1976 Page 3 with S.W. Cascade Avenue and would not be in the best Interest of public safety. The traffic safety objective relative to development, of this and adjoining property, should be to minimize ." the number of access points and to stay as far away as possible from the intersection of Greenburg and Shady Lane. The implica- tions for development of this property are: A. restrict access from Greenburg Road, and B. place the Shady Lane access drive on the east property line; • this driveway intended to serve the subject property and the parcel to the east ,..when it develops. • 14, A i street improvement was constructed on the west side of Green- , burg Road as a result of an earlier development, and a 1 street improvement with sidewalks and storm sewer is necessary for this • -arcel In order to provide a 80 foot right-of-way and match up with the curbside improvements on the west side of Greenburg Road, a 68 foot paving width from centerline should be constructed. CONCLUSTOWARY FINDINGS: 1. The reouest conforms to the neighborhood plan for the area. 2. There is a public need to conform the zoning to the designation on the neighborhood plan and eliminate zoning islands. 3. The need can best be met by changing the designation ion on this site because the site is well located and has good accessibility in relation to Highway 217 and Greenburg Road. 4. Adequate public services and utilities are available to the site. A • . Combining the lotting pattern and access drive minimizes the traffic hazard and thus ino,reases public safety, • • t' • e • rIr CT .J f .�'• t,,'-^» �• �: "G�J. 54 Sbn7 ► ;' 3L' gC SCE ,YirAP/14 G8"•\/ I C. I is4\ 1. •,. , zoN : 1nh1cn& �1\\. �/'• F 't\ gr .0-1.....,_,,..._ !;�w;,3 , MAP 1 S 1 35 f3A ° \� SEE t�z , 1_Cars" I N r ass �. ,11 —r -7.; ..A,,pr...r Nj .,r re.354 4-00 F'U T.__»,_, Cu 2V 9�y. l :1;\� ,f�' I 100 j e ..,,,,i tz ,/ /r J 1eJ � ,(.3. 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',--t■0-4 2 87 4c. to r ,I " 4. ,. f a tr `Rf " pe w,J 730rJ d''''. c'' 1'99 (V 6 `ir1 t/.S: e C o tNl 1614 •'., s i ri s —r...,te . lot? +„ ..cat .`Xo ~I,a rL S •t ..aslo � J . G7{j ir'r" i rf 7 N /iii..* _ + . y I � 4 i� ---ovi.ki tz.::.� r1 ' •' e 2.e Ace C. . .13,9F).5 � ' w ..i S -y✓""� ��'�^i ] .»: ""` +aa 4,,.r wP -ms.P:rl'i�lr." Yw.�4',...:-."..•..:::-..:• i•AT ?- nJ i r 'lry W ` PJ. ` '� iZ E i� • .o , i:Di led 1 h r' J / ' 7 JG J 4 O .st: ° j I .g.,.g.,in� 8 Ji. 4 ry s IV j w« r a r u i n 1 tt+ tCS��tlt7va} ~. w�Pr i.'4711, t7 �� 4.>.*o . J \ i � . . C"" G, . ii 4*t 1 ` t «--- -�`_'. iyG�V % •.ib : j ii � �� �, . r r " ,�J i x + �o 1►4I f s N,) 1 l'6. I Ii 1 �`ryJ ,, ry ., MAP y,j ,, 4*.: 4�♦ d, y,�9 i ,Y.4,f...,_64,- ».,tr"'.•" �w,.'�'�. ..,�, .m .,.y',/y...�1, ,_.-.'."s P ` , MA $S 1 35CA it .41pr.•c t i y/ r o C S, 14 415 , Y,, 1-"t 4 • °s��x t>^. 4,:e•.: s•4 „,,,,A`''� '� r 10 .w t y M S, 14 17:?,4- I ,..ok.. '-'4 7\ r l 4 l.�• 4„s..+-,,'-'•1.-J* t` Y�`;!;'' d I I r J 1 414 JJ0i".`+fir �jb4j`ur/ xr• t,� `r,, 7k`� i,i r,r l'' j k t0 . I( a ii„C}mot` j , 4 4 •*• •aF.r4\`i 4 t4r 4'W/r 1 y lit . 1 , .*,, !b Ar b LI lure. .....' , tr P , ",,.. ., ( e ... , „, (1\I(:\N 1. ,1.'"--... ' ,4.4^, • to-iv,}el.......,...\: ,,..-, ,.... (<4.tt 7, ....., -,•,.......,;•4 ,, ,,,,N, J 4 .,\.N:\k\ 1-1.13.ADANIS €'• 11 GA FC Eq. ) F (`'F'"' ki[C l'i"4 -1 WI ,- rill\"1'7 4.17 - •4 r....- 0 ..) .,.:, ',.....p. t.:1;44,..... v, ' '5..k..... ,....A1. . ...:., " 1 * P jUNIE, 15, 1976 . . . TIGP•RD PLANING C07./AISSION CITY OF TA:17,7D . TIGARD, OREGON , RE: ZONE CHANGE PROPOSAL: Gentlemen: . . • . . This letter is submitted as an attachment to zone change , ;Application for property located at the S.W. corner of the , intorscletion of Greenburg Road and Shady Lane, tax lot 2000. • This . 40 ?ere pal-col is currently vacant, with no apparent 02 p,revious development. The intended development .. Is proposed in ynae, which will include a two-story wood st',..licEure of approx. 5800 sq. ft. Ground level to be single tenant retil, upper level to be professional or ..- - • ., ., 1 . CO,d1fl(In:C101. 0se -,,°-.pace. , This orcpert:y is in the imnediate vicinity of Ebe GEreenburg . Road--State Hwy 217 Interchange. The current Compthonsive Plan for the City of Tigard indicates the area including and adjacent to the ,.-,u1.-.)joct. property as "Convne.r.cial" . Reference "Tigard Vbighborhood Planning Organization No. 2, , plan for Greenburg-Brobhside" (adopted 2-24-75)page 2 : ".1.1.1.1,3iii.1.1,.. 10U.P,,G --- 217 .tNTP.T.RC RANGE COI ZIERic At AREA The third area of cor=ercial dovelop.ment planned for the neighborhood is at the Greenburg - 2• 7 ir.terch,tinge. This A.r)c a i*,ii on is planned to serve os . neiTnorhood conv,,-.,,nince covoercial center with porip- ,— hc-ral aitas 818o serving the tr'ct,,nsient demand ab this . loction for 11.).ighway commercial cstitkblishments such as v. service sLations and restau'..tants os i8 presently ,occuring. " Vie propoz.led 'rotail-caraievcal use would seem to 'be in conform- , , ., ., ., , i ,, ;ince with tile st8trtd purpose :1._11 1-he pt.),.o.I.:1.cati.on cited 6bove as it "neighborb,„-Jod co..,-,1vcnicr4ce cc.,.......nerciol center" The existence of two ( 2) auto 8ervi ce BEaLions imdial-ely P.,,Ids.i8cnt sbould fulfill the nd rot,- "trnsiersb dcmond for highway commetcial 11844 5, W, PAcirIC 11VVY, TIGA 22 1 , .-, - RD OREGON 97223 503/620.,3744 . , Van I ( ; (,- ( ( 2) • . - , 1. N., . 1 ostablishmants" . It is our opinion that the size and 1 . e-onfiguration of the site precludes utilization as a urant or other highway-related service facility. „ rut tiler, it is our opinion that devo.lop:Tiont of a cornrnel:cial- . • • 1ail convenience facility would best serve the adjacent , neighborhood. (port-don of vacant property to the west zoned A-2. ) This proposal is in an area of increased coucnercial development in provious years. Formerly a residential area, adjacent parcels •urr.ounding the subject property have bean re-zoned to C-3 or A-2 dulaing the past 10 year period. An older residence on tax lot 203 is presently being used as an insurance office. Another , mdjacont residence is located on tax lot 400. However, tax lot 600 h been re -zoned to C-3 and it is assumed that this oro'ierty will be developed in the near future. Other adjacent 4. ...-. property is vacant. . ' , Tho proposed location is ideally suited for commercial development. 1'1 ' Accessibility of the proposed location, central location among I . the several neighborhoods in the area, and previous commercial ' , • . •,... developmant in the immediate vicinity co,libine to make l_has site , , an attractive, highly7feasibile location for the small retail- , 00,-.,11,1:1-ial b....zsiness 1..1se proposed. Thc. Groenway noti3d on the Coqlprehensive Plan should effectively rc.Y.:211c L113 iloact of the cod and future adjacent co;nmercial. .... 4,- , dovelormeAb on the existing residential neighborhood to the west i and south. The propo,:*4ed devolop.alent can be served by the sewer, gas, water, 1 electrical, a.,d telephone services available along Grecnburg Road. The 217 tnterchange should effectively limit additional vehicular t.I:affic on Grecnburg Road, other tivah to the extent of its current functiiLn as an arterial beLween Tigard and the ae..17.,-icent co-thwInities to the 8.7if.: aCr.088 217. Utilization of public utilities will be to the xtent of private restrooms fu r. tenent us..:.A, hk-....ating, and lightinig and landscape maintenance, 6'ito cuid police proLcflion requixements shol.)Xd 7,:t7. nomit)alt as no high-risk oas i8 conte.vIated. , O i , (Dr Incnc s to fully d .welopt this proporty -,,s.s a conlmetclal . ' A i f?cility. Ue intr.:!nd to ittatch the generally hign (Tial ity of ... acsign and development in the adjacenb propertis's. Rsspectfully, , Construction St?,rvaces In( ., . . - 1 Staff Report PC July 6, 1976 RECOMMENDATION: Staff recommends approval with the following I •. conditions: The Design Review Board shall encourage a site development plan which facilitates the inclusion of this pro jest into an , integrated shopping area as adjacent p x o pertM ies are developed. In order to accomplish this objective +l the following condi- tions are required: 1. The Greenburg Road driveway be eliminated on the site plan. 2. Provision be made on the site plan for continuing the driveway on the east side of the pro p osed building onto the southern lot 3. The Shady Lane driveway be shared by this develop- merit and the adjacent property with cross easements being recorded. 4. A Deed Covenant be executed prohibiting vehicular access onto �� Lane any • o G.reezzbu,ry load ©x Shady �.an.e at other location than provided in accorandce with Con dition 3. '-" 5. A * street improvement on Greenburg load and Shady Lane be constructed to City code. The street improve- ment to include curb, ►story. sewer, and 5 foot side- a' ' walk adjacent the proper t3 line. 6. That a zero lot line setback be perm itted on the south property as this A-2 property must be rezoned J' i r' k .,x 1.. t ,. 1 • integration--' 't ,,t plan. This will also facilitate of fu commercial in order. to conform to the comprehensive future 1 p A e commercial development. • • .. I - Staff Report PC July 6, 1976 RECOMMENDATION: Staff recommends approval with the following oondi. Ions a The Design Review Board shall encourage a site development plan which facilitates the inclusion of this project into an integrated shopping area as adjacent properties are developed. In order to accomplish this objective the following condi- tions are required: 1. The Greenburg Road driveway be eliminated on the site plan. 2. Provision be made on the site plan for continuing the driveway on the east side of the proposed building onto the southern lot as well as on the west side. 3. The Shady Lane driveway be shared by this develop- ment and the adjacent property with cross easements being recorded. 4. A Deed Covenant be executed prohibiting vehicular access onto Greenbury Road or Shady Lane at any other location than provided in accorandce with Con- dition 3. '.f 5. A .i14.. street improvement on Greenburg Road and Shady Lane be constructed to City code. The street improve- ment to include curb, storm sewer, and 5 foot side- walk adjacent the property line. 6. That a zero lot line setback be permitted on the south property as this A-2 property must be rezoned conform to the comprehensive commercial in order to c plan. This will also facilitate integration of future commercial development. Ac; :; cvIC ,m"7, (-4. AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ss. City of Tigard I, Sandra L. Fite , being first duly sworn, on oath depose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon. That I served notice of hearing of the Tigard Planning Commission of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on the 2jL day of 1971, , by mailing to each of hem at the--grai75-ss ia&WE—Ea'the attached list (Marked Exhibit B) , said notice as hereto attached, deposited in the United States Mail on the day of postage prepaid. • k Subscribed and sworn to before me on this day of 192. wove.ampinomee*. • [Yr\ allAj2 a I I 4 No' ary Public of Oregon 41_91:19 My commiSsion expires: • • I • >..I3EAGE 'HE LU1KU 1 141.: : A X c- DATA ASSESSMEN I" IJA I A "'t-✓H t ADC)I T ION " T ACCOUNT ASSESSED OWNER & mA, . ADDI `1QN I C NUMBER +�" 'AILING ADDRESS ACQ, N;' TOTAL N I O �� ASSESSED ASSESSED .MARKET � •UfdIJI V I S I ON G 0 BOOK-PAGE AGE DATE r LAND IMPROVE. VALUE SL1I3D N I S I Qf iC T ZGCR ♦ RU4 t(I 12 0236 A-1 19.15-l`102 K RBY. JAMES LYNN J? 8070109 5/7? I S 135A15- 6,000 25.000 31,800 G'F`Y%1 AP ACMES: 8770 SW THORN ST TIGARD, OR 97223 IETZGI:R ,; RU4 1002 0236 A-119115=1703 LANG. DOLORES HAE 736-0953 16135AD 5.000 23.800 28,800 GRAHAM ACRES 0980,SW 89TH TIGARD. OREGON 87223 UWN OF METZUa RU4 101.2 0236 A-11955-1`705 VOLK, RANDY J SHANNON 900-0514 6/74 15135AD " 5,000 23.500 25,5015 GRAHAM ACRES 10950 SW 89TH TIGARD. OR 972!3 lcrocR RU4 1002 0236 A-11955-1705 WEIDINGER, CHARLES G 960-0568 I/74 15135AD 5,300 23,100 28,400 GRAHAM ACRES 8850 SW 1"0RN TIGARD. OR 97223 4ETZGERV10WN • RU4 1012 0236 A-IIIi5-1000 GEHRING, RONALD L " 15I35AD 7.701r 28,200 36,000 . , 10660 sW 89TH AVE TIGARD, OF=`GON 9722 15135AD 5,900 21,700 27,600 1EIXGER RU4 1012 0236 A-11955-1801 HANNEVIG. EDWARD H A ©F340 SW SPRUCE ST TIGARD _O1+'_OON 9722 1CrZGCR RU4 1012 236 A-11955-1900 WEBSri R, R E K L 795-0U10 9/70 15135AD--5,000 16,600 -22,300 8818 5W SPRUCE PORTLAND, ORE ON 97223 RU4 1012 0236 A-11955-2000 TATE, DONALD P LOIS 5 15135A0 3,000 3,000 14860 SW 1173RD T I GARD, OR 9 23 �� 1204 1o12 0236 A-'11955-2001 M L ER, LEE W Jit DURIS E� 15135A0 5,800 33,200 '39,000 .___ 8000 SW SPRUCE PORTLAND. ORE ON 97223 11 TZGr R RU4 1002 0236 A-1 1955.2100 HUEBOT'TER. EDWIN 0 9E14-0170 t 15135_' 5,8 5,900 9,300 Y ' 1 "° ACRE _ G GON072231/74 IS135AU 5,900 16,100 �2+000__,.TC1,, ACR�, 10825 SW HAL1. BLVD TIGARD. •f E 4LITGCR RU4 1012 02 6 A-1195ri 22"2LR 0-I3RIEN, JAMES DANIE=L '1. 10055 SW HIGHWAY 217 TIGARD. OREGON 97223 '* MET-.'00 RU4 202 0236 A-11955-2300 LEE. VANCE R IRIS R 961-0953 12/73 15115AD 2,500 31,900 34,400 METZGER ACRE 10925 5W HALL BLVD TIGARD:,.1EGON 97223 i fL'77.GE--- RU • O2 0e 6 A-11955-2 lt) LEE, VANCE IRIS R 867=0OT1 5/72 15135AD 3,600 27,100 30,700 HLTZGER ACRE 10865 SW HWY 217 TIGARD. OR 47223 • 71AC RU4 1012 0236 A-11995-2320 LEL, VANCE R IRIS R 958-0295 12/73 15135AD 3,600 32,700 36,300 1IETZ6ER ACRE 10065 5W HALL BLVD TIGARD, •.'EOON92003 _ . 36X1 -- R 4 1002 OE36 A-11955-2330 LEE.VANCE R IRIS R- 906-0010 10/74 15135AD --' 3,6 0 22.200 25,U00 q R ACRE 10065 6W HALL ULVD TIGARD, ,'EGON 97223 . AC RU4 1012 0236 A-11955•-2401 LEE, VANCE R IRIS R 928-0507 0/71 15135AD 3;500 26,100 29,700 MET2GER ACRE 1 QB25 SW HIGHWAY 217 7 TIGARD OR 97223 \bHJR00K FARM RU4 1012 0236 A-11955-2402 LIE, VANCE R TRTS R 961710953 la/73 I5135AD 3,6 0 26,100 29,700 MrYLG� Ate( ' 10055 SW HALL BLVD TIGARD, •r• 97223 • 1.0bAC RU4 '202 0236 A-11955-2403 LEE, VANCE R IRIS R 851-0003 1/72 1S135A0 3.600 26,100 29,700 METZGER ACRE 1086.5.SW HALL BLVD TIGARD '' 972$3 t-FOW:` -PU4 A-I 19510 24o4'LEL VANCE f2IR?5 R 849-0964-12/71 IS135A0 3,600 26,100 229,700 MC" aER ACF1-Ef .012 036 10855 SW HALL BLVD TIGARD, •'2 9/223 AsliwkoOK FARM RU4 1012 0236 A-11955-2410 LEE, VANCE R IRIS R 961,-0953 12/73 1S135A0 3,600 28,600 32,200 METZGER ACRE 1,0315 SW HALL BLVD TIGARD 972'0.3 " : 2�,"ljr R 4 112 0 3 A-11855-2500 BONN,G RALD N -- 10'1 0005 9/7511 135AD 14,-1Oq 83,300 99,700 MEY'L'GER ACRE 1 881 SW TERW1l L IGER irORTI.AN• OR 97219 OPA.; RU4 1012 0235 A-11955-2700 ANDEREGO, HENRY W HARY b 19135A0 2.000 4,000 6,000 i w _ (1512,SWSPRUCE DRIVE JORTLAP,I; OREGON 07,',03 ___. , ,LcAC RU4 1 02 0936 A-119bb-2701 ANUEREGO, HENRY N MARY 0 IS'1'35AD 3,600 15,500 19,100 8512 5W SPRUCE DRIVE PORTLA 4, OREGON 97223 ,41AC RU4 208 0236 A-11955-2000 HARDING. MAURICE R 803-0331 8/72 15135AD 1,7011 1,700 METZGCR ACRE ,,,III x001 rARM RU4„ 10 0236 17540 SW SPRUCE PORTLAND;�OR'._ON 9'1223 A-1 1 955-2 801 HAR T1NO, MAURICE R 88:i-0351 8/12 I51:36A0 3,600 18.100 21,700 METZGER ACRE P9AC RU4 1012 0236 0540 SW,SPRUCE PORTLAND, OR ON 97223 15135AD 1,700 1,700 A-11955-2000 MILLER. DORIS E. °_741«C,, -U4 101 ,,0230 .... - 101)30 5W fIALL BLVD PORTLAND,OREGON 97'283 A-1 1 955-29 0 1-MIL1a R. PORTS E, IS135A0 �' 3.600 12.'20 ,�01 ,.7P4C RU4 1812 0236 10830 SW HALL BLVD PORTLAND, OREGON 97223 A-11955-3000 UURGEN, ROBERT D VIRGINIA 1059-0343 12/75 1GI35AD 54800 b,Ob° 13,000 METZGER ACRE 8,1,/„.. PU4 101? 0236 ______ 1 KF.IM RO.Erj3 10860 5W HAt. TIOA',1p_,,,OREGON 9722 A-1-1955-310 HALFFELI, LRvNCST C rST35AU 12,500 ' 15,700 28,200 45HEHOOk FARM RU4 1012 0236 10900 SW HALL BLVD 71GARD, •'- 97223 ,. A-11955-3200 MAZZUCA. LOUISE 1019-0230 4/75 15135AD 5.600 5,000 10.6001 . '+5.I1,rOOK rARM .'114 100P 0236 _ 10000 5W 90TH h1OARD, OR g7,..3 A-11956= oo 131)SHQNG,TITNNIE "151398 16,soo 23,8630 40,400`-3''.0- AC AbHI3RO014 FARM RU4 1012 0236 9600 5W 0/rK TIGARD, OREGON -722.3' A-11956-0200 ANDERSON, .ONRAD E IHFNE S 799-0630 0/70 151350 51.600 ,i,60O 444AC ,,,�65AG RU4 1 002 0235 - ti P_0_E3OX 9.,12 t_I NGOLU''C I TY, O ' 97367 :r A-1 1 950-020 1 ANDEH 017,�CONRAD E- !RETIE-' Ji81-0 64 /74 �"33•FJ 21,600 21,b01) 2.22AC .iUAC RU4 1012 0236 3 WILSON, ORVILLE. M 2411 SE t2Nb PORTLAND, OR 97206 1 1...'A-I1 .,J-020? PERRY, LOR;A MAE 151350 5,700 8;1dd,' 13,000 1.00AC .LIRA,"r, _ 'U4 _ 40' t L d , ». DY C jrR 5 9250 SW_LCHMAN TLANU 011 972rr3 . v A-!19,6-0?04 ANDERSON.41 t 42M) PD E' IREOt. ~r Y 2a AC 6184 ►018 Oc36 6411 St 42h1D PORTLAND, OR 9 -06 6I"l4 1 1358 0 :fE3AC ,I S 35,600 35,60 V A-1TD56-0x'03 W IL�Ot' I L E N B�1 0�i 6/74-'1613513 800 u.600 3 0AC .,, .�.,. 'U4 1101 '236 x WILSON„rl#VlyL1~„E 11 P 11► St 42ND PORTLAND,OR 97206 _-�`, ,.'A-1If956-02205 ANtJ,17�,iC1N,.7,:bn4AD C '-`I RLNE 5 189-06$13- il'70 1`tl 035 -B9 r 30p 60,30o 1.44AC RU4 1012 0836 1; STANBURT COMPANY INC 3907 IC EIROADWA.Y PORTLAND, OPOON 9723? RU4w k-11955-0200 SHELL OIL COMPANY 151150 54,400 04,400 1012 023 _. P r7 BOX�:#3�17 T'ERNtNAL ANtJEX _05 ANOELr5 CA 230051 A-l r9Lb-D400 M I LL.1~Fi', G PO T I CR, C--0 w_ FI?19z06-57 i 1i'T12`in f 9u 7300 2,000 I 17'1,1300 L.22A0 RU4 1012, 0036 1190 SW RENEE DR PORTLAND, •- 97285 ,.•A-t 1956-0500 BAOAN, JOHN P JR 15135[1 11,700 18.900 '..a4.80(1 2.68AC W.,.......,,.-...,..._.. RU4 _ • 100P 836 .__..._ _ ►0R I 0 . Gkt OVilO pp T'GAF* iyt�R ot1N�12P3 (• A-( X56-0(33taf1 i iJIJAIID,, CHARLES C 7 O f 8© 175 i�S'1u�6[ ~"" I I.''100 Ei5:200 C RU4 1012 023u A-11956-010[1 IIz OAVISEDWUGENE L DOVIVIAAN F 4550 5W LOIIUARD►ULA5ERTON, OR 97005 U °A - 4,70O t?,000 ° ' 11,500 .54AC EI-GT, I,I;R ctIc T RU4 ,1012 0836 A-t 9566.071h1 r,110.101..Sw. MARYBN LSMA1€ CGON 1pa3. „ A-1 1956-01300 WZfJEUGE JOSEPH 1 AV CO RA 151 3 i r 0 '.O:�AC f ` • RU4 1012 0236 l;l EUGENE L1+bAVUI SRa5�b 5WGI d••ARD 13EAVCRTGFI, G� 07005 E ' 1 " - `' _ I--,.R..-..722"._-3 . r q ,19AC w �'_ � A-I'i'���T3oa' iYOI'ift�c��t�uGCNE L 1550 t�13y8 3,700 3.400 ,: 1`�r1b�. ...�, HETZW R ACRE T RU 4 1018 0230 x DAVIS, 1 15131;Ei '""....`!B,0bc`" . 6 0 _ !4,A�,:,,.,w.._,--,,-„_„,U4 1 012. U 3 �r�15 W OGUST Pd_R_TLAND RU4 SW L• BARB f3CAVERtON, OR.974g5 A"11956-1000 LIVING5TUN, KAY W 13,900 I.OIIAC • • -_�,T�U�� 0 0236 1 0970 SW NO TH WAkt._7A T I OAFS , OREGON 99,02'7; 151 �H 5.966 1. .aa0 ...-- A-I�996 00 l Jutta> PAIJL� ' �'ULI. Lam_ C661:O i 8T"`3 0/15-`i' r , 0 AC .', .55AL RU4 1012 023, v.A.Il9ati-I Ib0 LIEAVER TWN.9INSHRAVE PAGINGYO.` IDIp1O23 6/75 151358 4.`1L1t1 X00 .413 ,4�2Y TAE_ RU4 I b 08 C r_ ...... .0110 SW SHADY I N T 1 OARf1, ORE•ON 9 L?E'3 1 ' AC A-1►956-13 0 OURIf:H, MAI ECi�NE P. ._. G 2; Y . A-1 i 056»1'200 F 10A( fU4 1012 0230 0 0,1 0706 5W CAPITOL HWY PORTLA ' ORO9781 t5 i `�" "fl'3� ri` 037. lift "`"lis' , ELAN I CH, ROGER M 1)00-0762 0/12 , .. IDAg.- „- ,RU4 ... t 04 O-41t19 AV[ A1TLtr; WA 011 . 151350 57,806 Fa Ja' Yaf�AC - 1.011 aG Rt14 f00 0231: A-t x95-3'-132 111.tr»AWT 1-1 Rohn ; 1 pt� b��6 2330-43RD. 3112 tl671" i`0"t3?�t I6,ate 1 AVE L C SEAtTLC, WA .381(2 A-11958-1426 OREODN PARR 9I3-0303 8112 101355 138,000 I3d,g0i0 3,68At: .3,..; AC,..., ._ 0U4 410 17238 !1x"10"0 N N10N.AVE' PORT«A i •RCOON 972,] U " A-fl W'T IOO TII 1 AN1c 1,_"17GG it M 8B°ti '36?- 13/72 I s►:isi3 2h,It0n .nr40LI.23At ' ,�_l .211AC RU4 1012 1136 330-43R0 AVE C SFAtit , WA 8112 A-I i9x6-IR00 UELANICI-I, ROGER N 095-0319 11/72 151356 1,-000 IMO .IDA0. .+Iy.`IAC,� � UIt , ? 6 60:30-.43 b A�'t.C�t tAt. .. of 12 ' A-1!!:060-151, H0:311 011 C�11P7.1T#A;ToN� "830'6t0i" t1/'12 151 f"``' el),6b0` ' '7Gr Iiliii" l�E'i;1`ZSU `:t5"`,' ,44AC NU4 1018 0236 612 5 FLOWER Sr R00M 1281 L. ARCELES, CA..00064 - w ;,a_. 1 �y tJ _ . i -- 1 1 ti 25,ki_pREENI1l1RG._8U T Ic;A • ar3 GOP,_' /2 , .5 111 r ba0 6 t lf:b0d 7 ic".r 0061 4.'/;iAC " A-I t95Ur Ttnir triNcN(Si`Ir. JtN0ML pS�CVCLYN.L dp6-0051.3 89 1''1ST `i' 0 9,200 9.200 r�'3A7�-."." RUyt i d t 2 6231; . A-1 1950-1002 HC0I NUI CKET I NS tRUHCNTS CO 00-.t 01 6-0032LG3/13 151 35tH 90 80.. -6 .t AROLAND rtT „ - 94r0bIi 818'1LC .......�. A-i`i�3�i0"T'• I�fNdD taL� ..'" 31�$'6'36 T�T�d 7d i 500 �0 r tl tl 5t r . 3All Rey 002 0237 A-11066-1006. ., LLIS 6W B d T A 1fjAN0► `.567N met -" h 0 � O. 4 10.9'a11F:•A t"t�B�i`�'�3�7�Nr� a`iyF` ol� �.a�'Q` 55�Wb��r 5/55 151355 4b�.a6t1 11i�e;. .ti6 1r5�braan, • tl C i7 -----1 "" T r Y , f � r AS A C .I,V�-.PcRtI�A.! 2021 �(.�9'�8c�3 ,15►3b8 I ,.,... (��, pt? , 'I ,_ 1000., i s . WASH I NOTON.'Co .. 400 iii 0U' ACP INDEX I X75^-`76 F". � ,,.: ,.: , ;;, ,. , r�..,.. 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'I�fri(r�ii,�l,"�r11".v, � 4r- 4 1 ; 1 4 CITY OF TIGARD, OREGON NOTICE OF PUBLIC HEARING • Dear Property Owner: The agenda enclosed for the next meeting of the Tigard Planning Commission includes an item (circled in red) which, due to its location adjacent property owned or occupied by you, or due to your previously indicated interest, the City feels obligated to notify you. If you wish to make your views known in this matter, or if you only wish to avail yourself of this opportunity to be informed concerning this project, the Tigard Planning Commission invites you to attend this meeting. 1 4 Agenda Tigard Planning Commission July 6, 1976 -. 7:30 p.m. Twality Junior High School - Lecture Room 14650 SW 97th Ave. , Tigard, Oregon 1 . CALL TO ORDER: 2, ROLL CALL: • 30 APPROVAL OF MINUTES: 4. COMMTICATIONS: 5. PUBLIC HEARINGS: 5.1 ZONE CHANGE ZC 7-76 (Construction Services Inc. ) A request by Construction Services Inc. for a zoning map amendment to rezone a parcel of land located at S.W, GrePnburg Rd. & Shady Jane, from R.-7 (single family residential) to C-4 (Neighborhood Commercial) . (Wash. Co. tax map 151 35B, tax lot 2000) . 5.'2 CONDITIONAL USE PERMIT CU 9-72 (Tigard School District 2,3J) A request by Tigard School District 23J to amend a conditional use permit, approved July 18, 1972, to allow the construction of a foot bridge accross Summer Creek on the new Fowler Junior High School site in the vicinity of S.W. Walnut and Tiedeman. (Wash.Co. tax map 281 3AA, tax lot 101 ) . 5. CONDITIONAL USE PERMIT CU 9-72 (Tigard School District 23J) A request by Tigard School District 23J to amend a conditional use permit, approved July 18, 1972, to allow the construction of a field house and installation of field lights on the Flowler Junior High School site in the vicinity of S.W. Walnut and Tiedeman. (Wash. Co. tax map 2S1 3AA, tax lot 101 ) . 6. SUBDIVISION: 6.1 SUBDIVISION 8-6-76 (Pathfinder II) A request by Sam Cotter and Larry Jackson for preliminary plat approval to create 7 lots in an R-10, single family residential zone, at S.W. Ponner St. , west of S.W. 107th. Place, ( 'lash, Co. ax map 281 SAD, tax lots 800 84 803) . 7. MISCELLANEOUS: 7.1 A requoi ft by Leon Pox to operate a arts and crafts festival August 2Ist through the 2th in a C zone (general commercial) at 12140 S.W. Hall Blvd. (Wash. Co. tax map 281 113B, tax lot 1101 ) . I. 8. OTHER. BUSINESS 9. ArVOUVIMT t . " 1 ,, f , -� 6 . ''''\f 1 C 1 N NTNNY ''' itiliti— ------------------_-_'-.0p--,Qt —1.---,:—., ..._._...,,, e‹, ,fl SEE MAP I S 1 35 BA ° ``�L� .�� �, ° .� -:�----. «— .•IL,..1.....)1 NJ 1----......., Lri t-i N fr.:33 1 . #//)/ / ee ate. �� . q / `�. C R• + � .a "`i�..* « "� _ :5 7 Chi _�._..•• w .,...«.>.,_ . \;fir q,_ G6ssx / ��\ 100 ,.Fre 35t 4 CO PO T."..—*—O\?a k9,A ` t�\`` ` E. "�. AC • \,` c�'''0 ..1.v o u1 c . s.0 ' '1, /vi .1- f�� �jill ' Q ` 5 56 a c. d,. \\) # l 7_o CI s �..�_ . .� r r` u 9 /_ C.5. 13017 �OAc, .�a .'it/��\�.QO ;' i,. a ,;... C6 53 ::. — '.+ 1 13,80s "`` QO 3A to i"7 el, r i,:1300 ' `,. \ ./,r 105.55 205 -IN it, .,:. Li \'.,, /� .4 ey r G VV d ;6,4, / / to , rC1S, Ns). I32i1 , ._ - ,,:/I5OI 790'3' t 15O _ a ._. t .. CA,+ ��G„ 1• . /~ ,�;�''�", !?bN� «., p r.r.6,17,,,,,,„„ Out �Ioo ***loci ' — ' z.' ad ''''')4.„ lt, C s rl u c i\-/ ,/,-V4 ,s4'`'I'''''''."*.°1-'"I''')203 1100 202 —1 . /.0sa, r�,`ems' ° .`'i, N O V 7 ,y i I • gG .,,'\'' �'�¢`' 400 '�{' .«.,,Y O ,s + LO d ■ �Ji t�vZw /, r C. 0 f j ADO \ '. Mc...� mow' r l 106 ,,,, '' ",� ,/ j. ,` y-�1��.!�C, ( lams* � � g•�� � N yy '588AIO� ,,� "CS 688 cti, 20I i • i "^°' , L�Gc♦ C. .Ii7T 1 'iF h{62i :.r 6r,« . ,, + ««JO r ' f ..�w...w.� r fi „"`' .rn .�y ,, 4F l C.. .r w � i ., ,. ' w - J r/• ,+,.. r` 4. l 1610 / l ,c, t E r 6 roc, ",t. x, . �;' in ,, •: ,. .t4, A C'ynh '" r>" r ' to W ,r'�c, «ti lv(C 51�4 i 17 i a1 t "° Cr� .b n *1� �r �. r� 1� ,....« ' S'4'1'4114.« �" a _. S�.3 x . L 4'' y `17'j ." V p ��Ti ; 'yy tl�,r`` ....,, ..:.gym. •. . .'w••'«+••"°" x ' '.."'"'"`.'r—«W.. ✓ � l .;: 7 2`E. �.. rte. «. ..«..++m' "r M•• 1 if%i 5'' � r �. „ , '.1,x'4', t", �i • t+ • ,. . «..y..- 14 '1 .i1 « .„5 Ntr 11:46, f,;" ,i 1 S. 14 41x5 h w �/y t ! 4! 1 c ,i4 14 4,10. On " 1 ,O IN K.! r+' )! ' .«IM ` ,N .F:Y"'1 ' 'h,.u..> +e. rl+a i..Y ~a�L` +f j1� . 1 4,Ai Gl 1,H tM l t�l'r W 1 111 is 1,,JI it iw A to IN.I.,'' �'tl V al, '" '4j, ._u« .wr. ''''N '""'' w.«..++n...'.,M•aw. �«.. wnu. r,•r .L yw � � �" N �µw 4���.7 W.(r�"�'�` � ?'1 'AO Ai"..._..'• .W •-a wA t w^t.A. Al. ti.' ti,iit q f a X ,$, tit,, r: f� i . Is 1.,. ��. B it? ,,S 1 4 • t sa I "` t , , // cr-o Q 3 3 0 — `13 t A A 0 e, j "'s, cz p u\,-1{ i 4., 9 4 j f • ' M C� '\ 11 NCI,i� 1 7 "'�.� !1�1.�v�Y1.I.r'• �5 •`�'r�, ! 1.J U 7. Y'_. •' KJ ?o3 1. v/dry r 16b } ( 3 _ R // o- 0 • 130 ti p • h ti y {4# ‘141 H.R.ADAMS CONSTRUCTION SERVICES INC .44.4 4...4.44.444444444,4 4444.4444.4,4.444 44*4444..4 4.4.444 ”. 4:s A 44....boa.**•••• •••■• • JUNE 15, 1976 TIGARD PLANNING COMMISSION CITY OF TIGARD TIGARD, OREGON RE: ZONE CHANGE PROPOSAL: Gentlemen: This letter is submitted as an attachment to zone change application for property located at the S.W. corner of the intersection of Greenburg Road and Shady Lane, tax lob 2000. This .40 acre parcel is currently vacant, with no apparent evidence of previous development. The intended development is proposed in one phase, which will include a two-story wood structure of approx. 5800 sq. Et. Ground level to be single tenant retail, upper level to be professional or commercial lease space. This property is in, the immediate vicinity of the Greenburg Road--State Hwy 217 Interchange, The current Comprehensive Plan for the City of Tigard indicates the area including and adjacent to the subject property as "Commercial" . Reference fiTigard Neighborhood Planning Organization No 20 plan for Greenburg-Brookside" (adopted 2-24-75)page 26: "TH8 GREENEURG -- 217 INT8RCTIANO8 COMMERICAL AREA The third area of commercial development planned for the neighborhood is at the Oreenburg - 21/ Interchange, This location is planned to serve as a neighborhood convenience commercial center With perip - heral site also serving the transient demand at this location for highway commercial establishments such as service stations and restaurants as is presently occurinq." The proposed retail-commercial use would seem to be in conform- ance With the stated purpose in the publication cited above as a "neighborhood convenience commercial center" . The existence of two ( 2) auto service stations immediately adjacent should fulfill the need for "transient demand for highway commercial 11844 S. W, PACIPIC HWY, TIGARbtOREGON 97.223 503/62043744 • • (1 (2) establishments" . It Ls our opinion that the size and configuration oe the site precludes utilization as a restaurant or other highway-related service facility. Further, it is our opinion that development of a commercial- retail convenience facility would best serve the adjacent neighborhood. (portion of vacant property to the west zoned A-2.) This proposal is in an area of increased commercial development in previous years. Formerly a residential azea, adjacent parcels surrounding the subject property have bes,n, re to C-3 or A-2 during the past 10 year period. An older z'osidence on tax lot 203 is presently being used as an insurance office,. Another adjacent residence is located on tax lot 400. 14)wever, tax + , P lot 400 has been re-zoned to C-3 and it is assumed that this property will be developed in the near future. Other adjacent property is vacant. The proposed location is ideally suited for commercial development. i 6 ACCOSSibIlltY of the proposed location, central location among the several neighborhoods in the area, and previous commercial development in the immediate vicinity combine to make this site an attractive, highly-feasibile location for the small retail- commercial bubiness use proposed. The Greenway noted on the Comprehensive Plan should effectively reduce the impact of the proposed and future adjacent commercial development on the existing residential neighborhood to the west and south. The proposed developmePb can be served by the sewer, gas, water, electrical, and telephone services available along Greenburg Road. The 217 interchange should effectively limit additional vehicular traffic on Grconburg Road, other tai to the extent of its .e.urrent function as an arterial between Tigard and the adjacent communities to the East across 217. Utilization of public utilities will be to the extent of private restrooms for tenent use, heating, and lighting and landscape maintenance. Vire and police protection requirements should be nominal, as no high-risk use is contemplated. Our intent is to fully develop this property as a commercial facility. We intend to match the generally high quality of design and development in the adjacent propertie8, Respecbfullye :t Construction Services Inc, CE Hoerner varrimumairieummairmisommil \` , , hJYiu.v.yh rzn^ .= i o v.r 4M'' t ;t , }�ry�4'^1 �, r r:� r �"`^] 1r^w^'�""ard.'.pry+-+n.•v�,iy^. �¢fi1•�+e*w•' � •..:a.w++a •t t •,k'.w rw"i:f r �:rf� Y�) ;`•Nr;"YY t.rv� �'1'rbl wkV.' .! 'S) .Jh,� �Y��.,;, ;y,�! Y ...:,,, i' ',, ,''�� ✓r' ,,S1C.^Yy � ;.(lS 1 µl' ��� .rS�, fi, t7 fy.. ,r,-,7,-,71-77,,,,,,, ,‘„,,,,r,777,77,--,-...,1f•;.,1� { (K.I,S d. 1 :�,,", ,srd,d. ., ,,d W v d. . �:'. ., is, ,,, ..j, ,. „r r r ,. ''' ,y. �. . ) ; ,w r A ! litatt. �.� w+ s fb� 1J � �� tri µ L ,...,..,...ist,L4.4 — # GG T777 z w,.h . � Y` ., p 0�� • i i4 %• . , . W ■ • Highway Dlwi�inu i :S id-lr-7S Pike 33388 :N LARD SALE CONTRA= u THIS AGRE*(ENT, made and entered into this .,r9,day of ,b4a,,,ka., ^.. ; i 1941,, by and between the STATE Op OR.ECON, by and through its DEPARTMENT OF TRANSPORTATION, , ” ' f.; r kighway biviaion, hereinafter referred to ue ''State", and DONALD'A, POABES and CARiOLYN a PORBES, husband and wife; DONALD C. HURDICA and LINDA A. BURDICK, husband and vita, herein- after tollettivety referred to ad "IPurc!►mmec"ra", r .,I WITNSSSETHt ■ That State, for the consideration hereinafter mentioned, covenants and agrees to . t ' and with Purchasers to solltand convey unto Purchaeera, and Purchasers agree to purchase I from State, the following detcribed property, to vitt i ' • A parcel of lend lying n Settlon 35 township 8Outh Kan a 1 Went W I linahingtoh County, Oregon and being a portion cf that property described fire c ep ' 'that deed to the State of Oregon, by and through its State Highway Coneilesion, recorded in Book 516, Page 563 of Washington County Book Of Records; the amid ' parcel being that portion of said propierty lying Southerly of it line parallel 1 with and 50 test Southerly of the following described center /last Creenbur Road, said station being 2274.4/ feet South And 1419.36 feet amt of Br inniri' at Sn ,soar a Station CB 29400 on the center line of relocated ; • • • the northwest corner of said Section 35; thence North 41' 11' Cast, 206,99 feet • to Knginoer'a Station 'dCB" 26+93.01 equate Station "f1" 0400 on the canter line ■ ' ,` of a connection road between Oreenlrurg Reed and S. W. 93 h AVenua; thence on a r 114,59 toot radius curve right (the long chord of which bears North 66' 10' 30'- , Ge:tt) 99,30 feet; thence South 89' 00' East, 200,7 feet to Engineer's center "�. •• line Station"1'2" 3400. •`■•,• s 1 Bearings are based upon the Oregon Co'Ardirpai,C System, North Lone, ' `►he parcel of lend to which this description*Molise contains 0,0acra, u isora or lase+ a i. PAYttdtrts. Purehesera agree to pay State therefor the OM of Potty Hine 4 " t c Thousand and 8e/100 DOLLAR'S ($440000.00) payable as folloWei r to Teri Thousand and No/100 DOLLARS ($10,000.00) vi the down payment, receipt of , i „ which !a bcknoe+lodgedt and If ............_ ; i 604406 7 1 ' r ,€�1O a.L Cil ea Y I1h r% � rut�. " oar trl� copy of M o Book 4i. Z.« Page ,,P.0.{`.,..WYx Records of d:i„ w . . ,N., a Ww14"'" ;tr'Jar,YW+yurart:8+dt txR14'rd¢d �yw.1i►h ,/ //••�►1.1/,., rrii • „ ,a2.,y,p+„d,►,,,amps •u., t:IVN11t L/1�7 j aia ,j� " Vitt.t Ni e h �� C Yn� yp 1 M ; Ra ! 1bd �I� P►�Y .0 t/ AY1�I1c--, ey �; »»» »» �rti , ,spec 461666c„1i►4 ie . . , w ryN . r ,r.•,"^«:,.�.4r a .,'.l.N t" •�!rG ' ,.r." ` �:v« ""�tt . ww•� ." ,,+V+,w. ° �7M �.y .c '.7iyA' , ,;k"e p . b 4 l,, 4„ . ,� ,, r,r1 �.6. ` i > .wc+. .+ . ,,,,-. ...G.,«,yu,... ... » —...F i' lA :t,.. A7� . 1. , ,^�, w ,,, , , t is . ;I ,, r N it 4, Y � • m� i t N , • ! Y 1 e , ,V yep Y �.,i�y`,y,�I,V '�h'^! 1 L4J....ti.......J." •:s-..... .,i4,..yi,......,..0.4,4...4inwG4 JW.•14::7•.N6,W' 5.,ir,k-... .. {{',. 7,Y Mr74 .�' 1 . 4 • ORIGINAL p �, // ° N ` • pa,, 2 - Lie Hiighuay Division 1' 12-14.13 Pile 35380 364 ,. , , • b. The balance of Thirty Nine Thousand and NO/100 DOLLARS ($39,000.00) totbs paid in inetallmenta of not fees than 000.16 per month, Which includes interest at the 4* rate of 84 percent per sunu*on the unpaid balan+`.s of the purchade price, salA monthly 1'' ( • r Psymente tb dcwmence on the let day of rebruary, 1976, end continuo monthly thereafter ' a on the let day of each oonth until boot 6171 Amount of said unpaid balance, including,all �4 interest thereon, is paid. ,. 2. t1NPAIO OALOCE. Purchasers may p,iy all or any pert of the balance due oW this . • e contract atany tlmo 'prior to the time harems specified and requited. • ' 3. lklikoVBt4ENTS. All buildings And improVeannts hereafter pierced upon the ebcve 3 described property, hereinafter reierrtd to`as "premiees°, shell remain, be kept in good repair by Purchaaare and not removed prior to final payment under this Contrsct. 4. TITLE iNSDSANCr. State ehs11 furnish to Purchasers a title " I . la insursnre police, instlrin title to promisee as of the data of t .g TAXES, his conlwisact. rn 4 prtaaiies iud add ee.ae toa the t lance due on thisrcontract, ithaeach adeanc bySkat pa y t� a by Stake 1}or ' d ' tared tie bear interest at the rate of 64 par'ente i � Except for the teal property takes as Jerravided for herein, Purchasers idiot, to ' I µ reguierty And is sonably pay all other taxea, bane, siee5stants al ,charges, including N local 1eprtrvesent asdessaente, Which ate or may be hereafter lawfully impooed Or Uhith • . y i oonatitute ar Wil1 Constitute Item' or encumbrances against premises, should purchasers 1. tail of refuse to pay and discharge any of said taxes, liens, addeadncnte or thargiet . pitidr to the time they Are to beabaii delinquent, Otate, it its option, may pay the isms ii P and add the :mount ea endmd to the-belar,c'iti due oa thin contract. 1 N J .. e ' 6. DittSSD, in case purchasers+, their lewd re h reeentetiVe or abilgiise shall pay i. the eiverai solos of eaoriey aforesaid, p0nttuaily sled at the brae above specified+ Ind M j r •: -:'t shall atri+:tty end literally perform ail and eiO uisr the agrasmenti and stipulstiordi , e 1 e , bore 1067 fAtt 110 • se..mimi seeds oram iYvrmaiaa la►aa�,mho!iemia ileum os ize•• tuff ark IY;a arri tigua rz t c 1040+a304 t't:1044.; w' i 0,,, 0) by /1% I ' A , » V .• J roe` is: • .^1iA 7 9k.,,h._"'�ry!i.; ,.G. vkv''d1""a q'" ,'E . w �t ,•,d•., '.).'1 -41W A R'„ r ;;"; ti `�1' . F d ;r.Ln �»«% �.,.. ;'�,.4`, ,�+ .,� ';.� «Y'��f.� ,.k^, a �,t"A-''� '4"'..:�t,,n� .'t,,.�.4r �'��'���,. � � d !fE�`'�.'� .a^�r':ht`Kf�•:•:.V',y,�t�'..�.1 j r.,?7,., •�•�,-,T+i.c�r."'t'�"^�`+*x� �r :•n*���+n+-�.t"!.,.. � �� �S '., •�-Yr�.�a•+wvY�*,.^.f,•�,v..a•i � �Y ;I Y J . IT* ;'.. ■ Ft V �. M , 'WOO �, _,1 v i�' n1dGA, 4•'.t+k � "rr..A..: h i an adi.Mk,.. y� Y dJ d 4iWa�it�.r�i.�dn'- % t«x1a�yr�YMkItt+k4Y..._,�,fiGbll ,-. d„rr, , ,- i. 7 ' L i • r Y ', d • • ■ ., niaintaite • J , • ' " f Y 1 i • .: Pa e'3 LEC ftighuay biviatoa 12-22-tS .File 35381 , . t aforeaaid, according to the time, intent; and tenor thereof, then State vill,giva unto . Purchasers, their heirs or aeatgna, Upon,request and upon surrender of this Agreeti?,ent, w a bargain sod sale deed catnieying prenieea, ,v ' f , 7. RESTRICTIONS. Premises shall be subject to the fadioving reatrictiona and the deed bi conveyance Isbell contain the following proVisione wtith regard ther.tot "Thia conveyance is made upon the express condition that the above-described land , Shall never be used i'or the placing or heintunance of any gidvertistng eigei, display or device, except ouch sign, display or device used to advertise tbi activities conducted on said lend, or the Sale or lease of said land or any portion ther4Fof, and upon the further c expreee condition that Said land shall never be used aA n place for the open storage,. keeping; buying, selling, diannntling or other proceeding of am, Junk, scrap; junked motor vehicles or parte thereof, debris; trash, waste or other such materia?,e; including any goeboge thepeventaott�ry till, i. li . iolation of the condition pertaining to advertising atgna, diap10Y0 , or devteed; Grantor shall have the right, through its authorized officers, ugente or employees, to enter upon said land isenl reawve; destroy or Obliterate any unituthotiaed ` • sign, display or device, without liability tot damage or injury thereto, end to r®cover . the coat of ouch rCmovsl, desttUctton or Obliteration from the owner of maul land. e w bu ihh toiling, diemantlingldrtother procseeingtof junks strip toroothertmater� leeping, ' y S $► $ processing of junk; p Simi eras- ' tiontd above on said land, Grantor h Sell have the right, through its Authorised officers, , ' . agents or stsployeea to enter Updn said land sad remove or deitroy any unaetho+"iced gunk, ".. , 'f' , , ' scrap or other materiel eenttoncd above end recover the conk of such retairail or deetruc- Lion from the ovtior of said lendt or Grantor iaay, it its election, tyotity the owner of t said land to eitnitiate the cause of the vioiatioh end upon the failure to do so Within j0 , t ,14$0 trait the teroipt of said hotted, Grantor may declare this sera..to be forfeited and : thereupon all tight, title and interest herein granted shall revert to and Veit in A Crantcr, witho'Ut heceasity of re-entry by Grantor, k i e 4 The rights And reisedied herein Above sit forth shall hot be eacivaive and Shall not . be in dorogetibr,of any other right or remedy which Crahtdr may hav`i The teetrictiona, r rights hd Cohditiutia herein contsined ;hail run with sold land atui ahaii :forever bind Grantea, hiira and sasign ri" �Y ASSItr�� Putch*ara siall not till, asaigni or transfer this contract aYnlesM ri the Witted consent of Stlte to first obtained, in ca4io Such sell, aagtgnr erit, 6t'' : lei '" transtef ii id suthort ed by Stites the aaaigneee thereon shall be entitled to all th �i righte and privilege. and ghall be under alt the abiigatioha Ana duties of Ourchaasr'e el tie s, , apeaclfiii�i huriiri, riraii q, 1{ 4Y bEtA1 v, 'time and the proimt Ad puittuit pa*Ot Of ii me tayable hatid t, , p; h 01061 Mot)11 tettellsoib AWNWM ia vok4iiiwaiii iEtakoikepiti6e ii4dit6i lr aiiii44o 44$� 4,414.0.. • tl . c . . $„,,,,) 91 /tPY 1 • Y i • i ,,, ,. -.,,.,, ^,.c-ink ,a 4'.rP•.• . ,... -' '• ..save. ,g, ,-.K - .�4.-i 1,,„,�� �,��."f,{367",,,„„yr a.U. w n.•,,; "?4... ° 4" + 1'"1 r4-- � �' ;r P. r J .0 ,;,,,rim••��'i'" .�,�'r�"" ,„u ,..... �� „y� /. r . H . :k i, s . 1, r . MI ► . \ l'6. ..A.a 446 M4aµwfL. • % it, ` }■ . p ORIGINAL r 1 A • / . • Page 4 t.5C highway Division . . 12-17.75 , 36 File 3531M . • end the ease, performance and ob servance of each and all of the agreements and provisions } herein contained, ere in each and every case of the eebonce Of this'conttect, • '-If purchasers //hall fail to pay,when the same becomes due as herein provided, shy ;t, installment specified herein, or Shall become delinquent in the payment of said instill» mente or any 04 them or in the payment of any taxes or aereeamenta levied or assessed or ' ,, becoming payable against dead property, or shall otherwise fail to deep avid property , free trop liens and encumbrances accruing Atter this date, or shall otheraiae fail to , t keep and perform his agreements therein, State may at its option, terminate thie agreement 1 by giving Purchasers thirty (30) days notice in Writing of its intentions to do so, and , 9 ', Upon the expiration of said thirty (30) day netted and the continued default in any covenant or condition by Purchasers during such'pariod', then State may, Without tender of performanck, or suit or action, declare thin contract hull, and void, and all the rights of Purchaseri in said contract and ill their estate, equity, lnterliu,t, or right of poereesion in the R I : property covered by this centred shall cease tad terminate, and all psymente made by • purcheeere to State, Whether on princlpil or interest or for taxes, liens or delessee tc, ' i and includin g Any and all buildih a and Lptovemente U�n laid prOpertyi shll be forfeited . i to State the lams being Coneiaerwd liquidated damages for the nd'n-performeee of this cohtracte; 1 And State 0%411 have the tight Of it/mediate polneaaion of the premises without the necessity r a 1 f, " of cbutt actions or 9t.'1te miy elect to consider thud contract 'dieting, And, in cash of a '',: • i eontinUed default by Purchasers for A petted of thirty (10).dayi after netted to hurchciere , , Calling'Ctteetion to such default, State Mey declare the whole of the unpaid purchaae•prtce, i tbgethet With All nterU,ki tntt;teat, 1 aradtately due and payable. in the °Vent'any suit or , 0 action ii brought by Mate to enforce the collcctian of the //aid unpaid purchase price and , Interest, bt to obtain pdaeadn oo of the propot'ty in the event the hurchaiirs fail to 0A t,urrander the auth porn Ably an default or for the collection of Any unpaid In:teltoent or . 1netellennts, purthaaera ogres to pay Guth reeeonabli Attorney's f see al the court attar '' j botr6 tilt ,. ..b.,, okmimt t ;f+ „.„,...,,,,,,..r ,,,,,.,,,use«StIF"ik•4,w{k,a'W,uh,,LM ,ait75Aos.'kl+f eoR..,„,, ,,,b,, "..:,Kq • , Set Y w • , '.,. 146a+:14a04J14°x+Ci1i1F , .."rr .... ..:....... ,� ,.y. -emu S. .,, .. ... � Y' 1 ... �..:....,,!...............•, ..._. _,_.:...:_..,_. -._:._::... .-,...... .... ..:.::.... .... ...-..... ._ F "A.,,,1 Q .P ' J..r. Y r•K. t r n.. N ,.,t�v' • Y'n«.. "y;..a Y!, ..< ... :,,n,a, . a.',A,.9, r�:'.. ;.. r'. u,.,<14 I�i?.'..7 ♦�k11'+�' I.i',k?{�'"('A'1 y,,:v�... t�•y� '� -1A:.(°: r'�1, .y,�.,•t..>S.-;w••;,:t .lt 4M�+,, M,.x*v*1 �•+---.+•... ..;.I.wi..i,�"+�.• x�.,...««MrrM!rl^+.wF. r,n1,, �y+W.—�,. '.,, +_.w•;. .�: r ;; ,era--tY+«7;'�. °`YT'_"', .��.,...c�,:.Ls}.;.r�,$+ .y,,..f...yc,c . 4 �• 'Y r't '. • t t . .:ti4 ♦ttf it** { f:►4rI � I i "u. 3 4,..4., �> p ,,..„,„„41044d dew w.,..w:t;W I '" �" N ■ r . ORIGINAL ' • ' „ Prtige S - Lsc Highway Division ' • 12-16»75 b4 File 35388 • . allow to State, Taxes rete%red to in thiit paragraph are net intended to include the real rroperLs taxes to he paid by State, t w, i tahene er the word"£ftrr'nnnernt' is used herein the name 0$11 he deemed to irr+'lude the Furehaattre, theirs heirs, adminlntratora, exeeuror•a, perrnnal t'eprr+nentntive, $urrenactra w or anttignn, . , .s o The real property hereinahc+vr dene"rtb:,d 1t: no ihnger needed or required for state r i highway, scenic or par'li purpomea. IIN W1Twrg$ NN1rRIIW, the patties hel'Etr have affixed th,'tt Rixhntiitet the Aat' and vrnr y • Chat ahrte written. /'I3 '.+A� nonild A. Pdt'hea .. tfkrd r"k.t ...N...�_...—- nndntd t'� ,... " �, //1 . ,;(/`: Linda A. Rurnir i t , CT ATE h1 f1N pt:nN, by and t h>`ntt►lh i t l► i APPROVED AS TO F(f111t DEPARTMENT OP TRANSPORTATION, t Highway Dittlitton ' m. 1 Canons. t , PV aJ/ l r , Y. R, N etttite. Atlmlta1,1 rnu r"11nr Sf$te tii ghwny°Engineer r { '4 STAT;or 110r17n44 rttunti•or `1I ,� t!t:GG��Lwdrtt.Q llitai,Gt 44,2....,,,4 lead. Porn,tnntt' nor oltt.ad the divaVe nntust hotrn1d A, Poaches and t/ Carittt'n Pnrbe5+, flea nllSn.»AledgO51 tht+ foregoing inRtrttmtnt to he theft itniOnisry nc1;, 1 t , ' r Relate mci t I / tr 1'nbl1t far Are an M r� Lau.. Y Hy Cnmni ain eprw 4 44:".-71-- t tl nai i,(16 7 Petit .. ,�y,,�'ry. +�,�,„�yp�y�.+,.ry�yyyp�'y�- �y y,,,.y,���� •�, �u :.�y},��1 .yp •y��� �y Y �. . 1 'w{^..R"M".'1M'..,AM 1.rM.I'IE.,0,00,414W p lR ,0 ,0/M 0...t.w 44,,v A'lM t.. 4.,4 ', 4 t i . 0 o a ' i .i x 4- .Y. 9 MkUys,.L.i, r • . . _....,.,:: ..._. .. , rip •i'''''''',,:''''';.;4?'',-4.0441,+4.ii:!". ..:,- ,44.,,ir-+7-4.-,.-,,,i'7,-,:', ''''' ',',"4 :44:;,--;-,4,4i':;',.4.g4,,i''*.:e'.,'"'..,,,'''.'',7'-... .-4.4.', ,-.'7:,:,.,.' ..,,,,44 ,--1. ..,..-,.?..v.',.','N'',-. .1,'4',A'''..::-'.11..HA90:z4"4-''''''''- ''7:4:';.;''''f''l' C , . ((:„. _. , i • Y ' 1 boa ' t 1+-irM1th ttv r!,„ ,, , . . g1i�Yr yW�a:.rrv,d+<;w+'.wwr +wwe+µwny,4(e w+wu r a ib .... CN• . tJ+mi / • 4 i • , • , ■ ., . Pegs 6 LSO Highway Diairlot . 12-16-75 File 353ga 364 , • l', STATE OF OREMN'. County at C:L Jd1( A'/,4 c , 4 \ , i. : ii 6, , 1974. Personr+lly appeared the above nnmed ronald C, Burdick.and °t Linda A. Burdick, Oho achsiovtedaed the'foregotny instrument to be their voluntary act. Before mat 1 r .Ct + tary [' 61 c r Oregon Ny tonaniraion expired /"t ..b" 'I M1L OF OM NI. County of hbarion .5. _.,. __,.. 19 . Personall Y appeared F. B. Klabvie, who being sworn, stated . that, he is the Adisinietrator sod 611g hva y Engineer for the State ut Oregon. Depart at of t i , i, Transportation, 010444447 D1Visioni and that thin inatrunent was Voluntarily signed ilia , ,•' ° betualu bf the Statle of Oregoe, by eutharity Vested in hie by the Oregon transportutl t 4 Coaegattsiton. Wore met d 1 j .,,, Notary ubiic for Or‘ on ' i q / 1 . Nr Ccxoairytnn e>tpirnr `�- , y w t ., i, .a • 1 St'ATE Or OIi OON 1 ,,, + 4 . Cudn me iy of Wethine t V i ito i tt.neii';t.•n,b1 e<toi al Pkeeith ` aiid t14ltitsik *,1 4 Ei4Jilein IIK2iitt+e of + Cutiovin.+.ka ti.ui rowdy,du Mir't+v cN; + i■W OW ii.l+veith 4 if4tWnulit o1 P6414445 *at rerrav*i fiat i,cuoled in hoc*IA trwton$%. .. iNu,...1..........,........................,....,—.......... it ' b1 WS Co 4W Wifimt 4i ltled end ittl illlad a i i O b , PO �XV 04 i*aJt6 Elecit t book ,O r ,F .; 4 tf A 1'►'' �' Ni ae to .r,:.e ....i 4,,,imdtau vailettt It tio4bitrt y xiii.04 rh 0•w "..: . f i 1 4. . i 4 4 4 i ,r 4 . ..4.6.o \ a rat• h , ri ..w 0"4*,:444..4w4444.4,44:4,.44kw4.4w"404.1b.fa+..44.44til . 1 II L i , M . '�'..iA`.. '+' C...9. x,4 N+\4W:'1`41f n 1-•+ ■ r 1 • g "IL „ IA f - ):, - SHADY LANE 4 , ECONOMIC LAND USE STUDY P.. i ' , M.. May g, 197 • ..... . . I . Mitchell , McArthur, Gardner, O'Kane; Associates 813 SL. W, Alder Portland, Oregon 9720 Marlett & Associates 1 921 S4 W4 Washington Portland, Oregon 97205 n k . I ■ . f ti IP 1, ,v ( , , v.. It , , s INDEX INTRODUCTION ----------------------------------- -------------1 fl SITE CHARACTERISTICS 11 , ..'. ii , Stud A - Definition of S y rea---- ------------------------------------ 1 1 Size of study Area-.---.--------- -_-_------_—_,........ 1 ) , , Topography_-.._.._.-.___------foam.ow oo•obooloolho.oi.aabo b...14.4 to bib.o.woo ono ow*. oao. boo Gob.we reo2 . Geology and Soils------------------------- -- ----..---2 vogetatioh.__.............-.-. ...---.....__._-_____..._-_—___.2 Existing Land Use Patterns---------- ----------- 2 0 Ownership Pattern-------- Ownership -___-__ _—_-_-__.----....--. 3 q , Zoning Patterns . .....................______ _-....... 3 1 , Tigard Community Plan4 . .." I Annexation___-___ .-- .- 4 [ 1 Access __-__ ____-___-__.....---.......-- .. .....-4 utilitieG......__........-.................--....------. ----5 Noise ________._____-_-_____- __---_--_-___,..........-.--.5 Ash creek--------------------- 5 POPULATION AND HOUSING--------- --------------------------------- --6 , 4 . DE1ERMINANTS OF COMMERC IAL ACTIVITY---------------------------------7 Existing Commercial Shopping Centers-- - ----------------------- 7 Relation of Project Site to Present anJ Future Traffic Pattern ---------- ------------------------10 . ..._-_—___.-............_-_-_—_--..........--------12 • STRATBY ALTERNATIVES . Commercial D ev e lopment__ _ ..__-- _,.... .. _--Ni...... 4 .... 12 Residential uses--....--_--............ .............___ _--..-.......-.....----14 DESCRIPTION OF ALTERNATE LAND USE CONCEPTS--- -------------,- 14 Concept ' A ----------------- - - - 4 1 „ .....,...- ...........-.. ...,--.. .--1 r 't "\ Concept IT . -_--......... ........___-__............-.-----___I6 N RECOMMENDATIONS r Market..........__-. -----_,.. 4.-----------.---------.--------15 P'f General--_-_,.-... .....--_.-------------,----.-16 , . . . 1 b I I • I a 1 4o lia o :4-- A VI b y ,, .................„ „.......rinimmisimmimmusszitzmilniligliall.0100111111111111.11111110111,1/1 , . ( 4 i ((- 1 ' ( I I i 4 4 .:.?' ( ' t INTRODUCTION _ This memorandum report has been prepared for a group of four property owners, the City of Tigard, and Washington County for the purpose of -„, 1 • recommending the most appropriate land uses for a thirty-four acre tract , located on the southeast side of the intersection of Greenburg Road and , U. S. Highway 217 (Beaverton-Tigard Expressway), between Progress and ITigard. The report includes an analysis of the site characteristics and adjacent , land uses, a general economic survey of the Tigard-Progress area, an analysis of existing and proposed traffic patterns through the area, and suggestions in regard to the most appropriate land uses for the site in light of the changing economic patterns in the area and the physical con- . ..- I straints of the site. The methodology employed included a physical survey of the site and present i . . i commercial activity n the area, a review of published and unpublished information in the Marlett and Associates files, collection and analysis of data from local and state agencies, and preparation of this memorandum I- report setting forth the principal findings and recommendations. 4,' 1The recommendations contained in this study represent professional opinions based on a limited consulting budget, rather than definitive conclusions 1 ..., / drawn from extensive research and supporting documentation. A comprehensive market analysis for specific suggested land uses is beyond the scope of this 1 [ study, It is recommended that such an analysis be undertaken before actual development begins, -irt is confidential and intended for the exclusive use of the clients, , of Tigard Planning Commission, and the Washington County Planning . i 1 ion and may nut be reproduced in whole or in part without the written k,onsent of Marlett & Associates. . . I SIT CHARACTERISTICS ,. 1 Definition of study Area , ,• The Shady Lane Study Area is bounded on the north by the Beaverton-Tigard Expressway, on the west by S.W. 9bth Avenue, on the south by S,W. North Dakota Street, and on the west by Greenburg Road, The Study Area also in- i eludes three tax lots on the westerly side of Greenburg Road, Size of Study Area 84 acres (approximate) 1 . 1 1 __ ,.....====tlataiiirmimmosigimimmioniiiiiiiiiii, - -- e A �'+,+Y rY...„„, ,.-4444 -, +1 ,. + .4,,,..> . r.`., �`rr t,r+K ,,,: al , _ 'A}Y ri,,:,,„,'r .cud nY tar 4 K ,1.� - n_ ....n y r ,„;--•A' t�� ", , --�.. ,,�,.. / r,,,.{..:r.:.:�:�v"�T"„"`._w..,.. � .•`may I•a �rrz^--++1' ,.,,.....r.. i lY %fr�RWY;i+:�^Rt 'KTY. j !r `,•s.r Ay ,%Rtl'�ti+ t n •r�A MLh Y A yam`"t � t t �+ r.< 1 I• 4477 y+11������� � Y` a',4- , F,4,.,,, Portcchd 4"'.r:ur•rrl. 1 xCi` r ,, � t 1L"av�A si' 9I , r1 1 A 1 s, ,v a . ,,,,,,,,,-0 tl i' Gsaa't 01411 +'M ifrdrnq A.donr t, r'. ,R a t ,rYy.:nH+4 :+ ;, a x,_, C w itt 44 S�r d CS"Y r I'.t��"' , .,M tw' :, tl� `�\. �4 «Y"a1 rn8i. 1 IPr,vplat 1.. 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I�.J.ra4 Y.t`, 1 ' Y'b d tr N. �„Il,a r- « „t .,a o :' +r�A A�- aR tl4494.A if+i^ I wwla. .,x.?1,e:r,.r.,::, �`�. ' 1y,w."r.y t* i>r Y"J ,4444 .f} r I I i; „ .. ru....... !rw`"A°`�.arr+ r r 'fir n,at " ,., .. .,+17!A �/c#f 1 M4,.� °Y 1,M � 1 !k 6k �''...4,L',,Yl1 =,�a+S '.:r.,.YaNA"'gy.w N, 11,1°. ,. :� W fi. '1 4117.1aar1P: aK 1"717 � y ";tip tf 1,:1 ,4 t.A x47 +li11't G(UV''' x �i9 , i i. ` a" ,,� r .7 + k 1 t+` ``„.t.'" 1 ,i,t,.t`,, E it r 1 " " a ,C�S+> 1 r !�' ur: i%♦ 0, ,„1 rat y - x {'t'?i ' , i'` d ( -:,, i;.,,,7, •, 41'1't7,",rI9• A WI", Y M Y , 4 % t., 4 r 1 , Topography: The Study Area is predominantly flat with a maximum relief of approximately , I 30 Feet between Ash Creek and the southwest corner of the site a distance of 850 feet. Most of the site's relief occurs in the area of Ash Creek and its adjacent flood plain. The limits of the flood plain are currently mapped . 1 . by the U.S. Army Corps of Engineers between the 160-foot and 165-foot site contours. It appears that flooding occurs in most years. 1 Geology and Soils: .. , No effort was made to complete a detailed geologic analysis of the site. However, our observations indicate that soils over most of the site would . f probably support low intensity construction, except in the flood plain area, I where soils have extremely poor ch'ainage, Before any development occurs in the flood plain area, a detailed geologic analysis should be undertaken. 11- Vegetation: 1_, The bulk of the Study Area's vegetation consists of species that arc tolerant of wet habitats, However, the few notable tree specimens that inhabit the site are species indigenous to drier environments, These include two oaks, a lone pine and several cherry trees. The oaks are located on the northern 1 - 1_ portion of the site, one directly east of the existing service station, the other located on one of the tax lots on the west side of Greenburg Road, The cherries are located in the mid-portion of the old railroad grade and the lone pine inhabits the westerly end of S.W, North Dakota Street, An effort should be made to preserve these natural site assets. Existing Land Use Patterns: The Study Area contains the following exiting land uses: ( Land Use Location I ...._—_,...,,............ Commercial : [ 1 Service Station 1 Insurance Office Shady Lane and Greenburg Road Directly south of service station on south side of Shady Lane , Residential /.1.41444.44414444.44441. Single Family Dwellings 1 fronting on Shady Lane 10 fronting on SeW. 95th Avenue , 5 fronting on S,W, North Dakota Street 5 fronting on Greenburg Road (easterly side t 2 fronting on Greenburg Road (westerly side 1 'or Total Duplex , 1 1 fronting on S.W. North Dakota Street 1 , I 2, 1 (f, All existing development occurs at the periphery of the Study Area The site interior consists of fenced open pasture, wooded areas, private gar- . dens and the swampy areas adjacent Ash Creek. The general quality of structures within the Study Area i8 good. Land use immediately adjacent the Study Area is mixed in character, Single family usTFEEFinaf6B5Tent the east-southeast quadrant of the site; • mixed single and multi-family uses occur adjacent the southwest quadrant; and mixed single Family and industrial uses characterize land use adjacent the westerly portions on the Study Area A transportation use, the Beaverton Tigard Expressway, abuts the northern portion of the site The site is also located directly south of the new Washington Square Shopping Center, the largest suburban shopping center within the Portland Metropolitan Area This new complex will be located north of the Beaverton-Tigard Express- way, between the Progress and the Greenburg Road interchange, • Ownership Pattern: According to current Washington County Assessor's Maps, the Study Area encom- passes 35 individual land parcels totaling approximately 34 acres, These 35 parcels are owned or optioned by 24 individuals or companies, The client group for this study controls 11 of the 35 parcels or 22% (7.30 acres) of the total land within the Study Area Each parcel or group of parcels owned by the client grvn are non-contiguous. Parcel sizes and shapes within the Study Area are generally varied and irreg- ular, The smallest parcel contains 0,18 acres and the largest over 5 acres. Because the parcels are irregular in shape and often narrow or bisected by Ash Creek, the owners within the Area should consider aggregating their par- cels to achieve maximum land utilization. It should be noted the Oregon State Highway Department owns a parcel of land on the southeast corner of Greenburg Road and Shady Lane, As this parcel is desirable to effect commercial development north of Ash Creek, the Highway . , Department was contacted concerning potential use of this parcel . They stated the land would possibly be surplus to their needs after construction of the Greenburg Road interchange. Upon completion of the interchange, the Highway Department stated it would be appropriate to ask the State of Oregon to declare the property surplus. If so declared, bids for the property would * *4 solicited, , Zoning Patterns: Zoning within the Study Area is currently limited to three zoning classifica- , tions: R-7 single family dwellings, A-2 multi-family dwellings, and C-3 general commercial activity. That portion of the site south of the abandoned railroad grade is now zoned R -7 single family; land north of the railroad grade is zoned approximately 49% A-2, 31% R-7 and 20% C-3. The pattern is confused with fingers of R-7 separating parcels currently ported A-2, C-8 zoning is located north and south of Shady Lane, with one C-3 parcel fronting on Greenburg Road, 3 , . , . .',I,,,,. • -, . . • . .. . . - - • - , 4 . , 11 .., ,,,s14..1,,,,,i, ,,,,,-.,..,..r?6.4tV/44. ..4 j4,.0.0 ' 441,,°,1 a 0... ‘',:;)/V././V e.."','40 0,......... v , . . .o.,. eiA...e,......i..- /,--›-. , ,,=. c.:-'..,.. -4.77..A.•WI: CP/t/ .. . . , .. ' .'c L.,_ ., • • 4,, ,,,,, ,,1 • •, • • 4...„,... i. 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''. ..),;2,'' ,,, .t 6....•4,6e4....., -664604,40141,k„ ,,,,r =1*. 46,464=6,66646,ittr..4.4.1...606,64446.4...****444.44.44..04•0464. 4.4.4***66464..4*-1,66...44-6."**44*••4616.4=4,..*****,.."'•.* •'''''MJ ,,,6,4*. •t'4'"1 t'l ditl...,„„, • 7 i , 4 . t , ■ h ' • 11, , 1 Adjacent zoning reflects adjacent land use with M-3 light industrial predominantly on the westerly side of Greenburg Road. 1 Tigard Community Pla n. The Tigard Community Plan, prepared by CH2M/Hill , planning consultants, indicates a General Industrial land use classification for the Study Area north of Ash Creek and Urban Medium Density Residential for land south of Ash Creek. These classifications do not appear consistent with current zoning, existing land use, or the current plans of developers within the Study Area , '1 Annexation: •. I Past planning for the Shady Lane Study Area has been fragmented by govern- r mental jurisdiction, with some portions of the site being within the City L of Tigard and the remainder being in Washington County, The City of Tigard recently proposed annexation of the entire Shady Lane Study Area. This pro- posal was approved by the Portland Metropolitan Area Local Governmental 2 g Boundary Commission and will be voted upon by area residents on June 27, 1972. g , ......,, It is anticipated that this annexation will have little effect on planning , within the Study Area, as Washington County will strongly consider City of 6, 1 , Tigard recommendations in areas considered within Tigard's "sphere of influence. " This site is such an area Access: Major access to the site is provided by the Beaverton-Tigard Expressway and ii_ Greenburg Road, A new diamond interchange is currently being constructed at • the intersection of these two thoroughfares. There is no direct access to • the site from the Expressway, with access being provided to the west portion of the site by Greenburg Road. Shady Lane provides access along the northern • , 1 portion of the site and is improved, while S.W. North Dakota Street provides • I . unimproved access to southern portions of the site from Greenburg Road, Southwest 95th Avenue provides access to eastern portions of the site from Shady Lane and S.W. North Dakota Street. Major traffic flows, past the site, now occur on the Beaverton-Tigard Express- , way and Greenburg Road. As the Washington Square Shopping Center is completed ' and other development in the area continues, it is expected that traffic will increase substantially on both these routes. Traffic increases on Greenburg '1oad will be affected by its inefficient intersection with Pacific Highway near Tigrd's city center and upon widening and realignment. Projects to alleviate these problems are planned, but are currently low on the city's priority list. „ The southerly access to Washington Square is from Greenburg Road, approximately • 1200 feet north of the Shady Lane Study Area, •' 1 4 , 1 . , ' y P'. 4 r Public transportation is provided by Tri-Met on Greenburg Road, Tri-Met provides access to both downtown Tigard and downtown Portland on the Greenburg Road route. . f Utilities: ' b Sewer u. . The site is served by the Unified Sewerage Agency. An existing 27-inch sewer line runs parallel to Ash Creek. Water I A 6-inch water mafn provided by the Metzger Water District, exists along Greenburg Road, electricity Electrical energy is available to the site through the Portland General Electric Company. Gas . Natural gas service is available at the site from Northwest Natural Gas Company via a 2-inch line along Greenburg Road, Telephone 'ra Communication services are provided to the Shady Lane site by the General Telephone Company, ;< Other Considerations: Noise The Study Area aa problem because of its relationship to the Seaver� i- g ard Expressway,, u ch of this is due to traffic stopping starting a the present grade crossing Pp' r and starting p o� of Greenburg Road and the �xpresswa;y, Some noise will be alleviated when the new interchange is completed at this site; however, noise will remain a large problem, Ash Creek Landowners within the study area ..,� a fortunate possess a naturally rally occurri ng water course that f l ows th roug hout the y ear, Advantage should be taken of this natural asset, by using it, to provide amenity to adjacent t development. The Tigard Community Plan designates Ash Creek a community greenway► , . , t ■, $ 1 t. i .,■ I. , POPULATION AND HOUSING ' The Tigard-Progress trade area experienced substantial increases in population and housing between 1960 and 1970. Projections indicate this trend will con- tinue through the seventies. , . Population in the area grew at an average annual rate of 7.2 per cent in the 4 years 1960 to 1970. This growth rate exceeded Washington County, the fastest , growing county in the Portland Metropolitan area, which experienced an average , 1 annual population increase of 5.5 per cent in the same period, Projections for 1968 show a somewhat slower rate of growth in the next eight years. The Tigard- Progress area is expected to increase at the rate of 5.0 per cent per year com- i I pared to a projected increase of 3,2 per cent per year in Washington County, The following table indicates past and projected population growth for the SMSA, . I county, and the trade area (thousands) ! 1 1 Average Annual Average Annual . Growth Rate Growth Rate 1960 1970 (Pe Cent) 1978 (Per Cent) . - i t Portland SMSA 821 .9 1 ,009.1 2.1% 1 ,189.7 2.1% . Washington County 92.2 157.9 5.5 203.3 3.2 Tigard-Progress , Trade Area 1/ 28.6 57.2 7.2 84.7 5.0 ' I i Source: Columbia Region Association of Governments i , and Marlett & Associates . 1 On a percentage basis, housing growth exceeded population growth in the Tigard- Progress area for the period 1960 to 1970. Average growth per year was 8.3 , per cent compared to 6.0 per cent growth in Washington County. Projections indicate less disparity between housing and population growth rate over the next eight years if 4.') per cent per year in the Tigard-Progress trade area, • which is the approximately same rate of growth for Washington County. The table below indicates past and projected housing growth for the SMSA, county, and the trade area (thousands) : Average Annual Average Annual Growth Rate Growth Rate 1 , ,...,...., 1960 1970 _SPer Copt) 1978 il2fr_c_Ontl__ . 1 Portland SMSA 269.2 341 ,5 2.4% 411 .6 2.4% Washington County 27,4 49,2 6,0 72,6 5,0 Tigard-Progres Trade Area 1/ 9.0 19,9 8.3 29.2 4.9 Source: Columbia Region Association of Governments and Marlett & Associates I7-Na'm5FrI1a-1iUliminutos driving time from the project site, . 1 ., 6 ' 1 - 1 . g, Although population and housing are not expected to increase as rapidly in this decade as in the past one, a steady and healthy rate of growth is indi- cated. Furthermore, the above projections do not take into account the probably effects of the 85-acre Washington Square Shopping Center which will be constructed directly across the Expressway from the Shady Lane properties. Washington Square could attract considerable multi-family housing develop- ment adjacent to the center and therefore substantially increase the projected rate of growth in housing and population in the Tigard-Progress area. DETERMINANTS OF COMMERCIAL ACTIVITY The land use potentials for the subject parcel generally include three categories: 1 . Low density residential (i .e. , single family) 2. Medium to high density residential (apartments) 3. Commercial To focus on the economic problem as rapidly as possible within the limited budget for this study, the first two uses were not analyzed. Instead, it is a conclusion of the report that residential uses could be marketed on the site even though they probably would represent less than the highest potential use for at least part of the site Moreover, this report concludes that the site's proximity to the Washington Square site will make it highly attractive for apartment development, which, in the absence of commercial use would represent the best alternative use of the subject site. The balance of the report focuses primarily on the possibilities for commer- cial use which will be generated by Washington Square and the Rivergate Expressway, Existing Commercial Shopping Centers: I t „, A commercial space inventory was conducted as a part of this study to doter- mine the type, size and location of existing and proposed retail -commercial facilities. This survey covered all of the major shopping centers within a five-minute driving distance of the Shady Lane properties. A total of 117 w , 4 4 commercial establ shments in five shopping centers were inventoried and categoized, using the U.S. Department of Commerce Standard Industrial Clasc,ification. The proposed space uses for Washington Square, which included 81 retail businesses, also were categorized in the same manner (see Table 1 ). Shopping centers are distinguished from strip commercial and downtown commer- dal shopping areas or districts by the following definition: "A group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shois to the trade area that the unit serves it provides on-site parting in definite relationship to the types and sizes of stores. " 1/ Shopping centers further can be classified by size and type of tenants into three categories: neighborhood, community, and regional . 1/ CommunrEFEITaFr, Hindbook Urban Land Institute, 1968 1 7 1 IC KT:: p I{ i ry . ' ,, :;.i' .,I fi .nl a ...,u a i p w. • s .$' Table 1 CLASSIFICATION OF RETAIL-COMMERCIAL • BUSINESSES BY MAJOR CATEGORIES Food Supermarket Music and Records Meat, Poultry, Fish Hobby Shop Specialty Food Books and Stationery .x Delicatessen Flowers '" Bakery Tobacco m Hot Bakery Drugs Candy, Nuts Sporting Goods Dairy Products Credit Jewelry J. Costume Jewelry Food Service Jewelry • Restaurant Liquors and Wines . Cafeteria Sewing Machines i ,, Sandwich Shop key Shop Restaurant/Liquor Cosmetics Carry Out Cards and Gifts Doughnut Shop Toys Camera • General Merchandise Wine and Cheese • Department Store Stamp Redemption Jr. Department Store Other Retail Variety Store Financial Clothing and Shoes Y Bank . Ladies' Specialty Savings and Loan ° + Ladies' Wear Finance Company Bridal Shop Small Loan Maternity Post Office Hosiery Insurance Millinery Brokerage Children's Wear • Men's Wear Offices • Family Wear Medical and Dental Family Shoe Legal Ladles' Shoe Accounting ', Men's and Boys' Shoe Architect Children's Shoe Real Estate • Furs Contractor !: • Employment Agency Dry Goods Other Offices : . Yard Goods Curtains and Drapes Services Imports Beauty Shop ; . Luggage Barber Shop • Watch Repair Furniture Shoe Repair • Furniture Cleaner and Dyer Lamps Laundry Appliances Travel Agent • Floor Coverings Music Studio and Dance , Radio, TV, Hi-Fi Coin Operated Laundry Interior Decorator Photographer China and Glassware Optometrist Ft ;ure Salon Other Retail Other -- d rare— Automotive (TBsA) other Auto Dealers Bowling Alley Service Stations Theater Point and Wallpaper Community Hall r, Garden Shop Warehouse or Storage Pet Shop Car Wash Source, Standard Industrial Classification (SIC), U.S, Department of Commerce il e'..., . , . , .. , , . . . .' 7. , The following describes the characteristics of each type of shopping center , 1 Neighborhood Community _ _2 ,,..z1:_______Reiorl Leading Tenant Supermarket or Variety or One or more full Drugstore Junior Depart- line department 1 ment store stores Gross Leasable Area 30,000 to 100,000 to 300,000 to over 1 (square feet) 100,000 300,000 1 ,000,000 ' Minimum Site Area 4 10 30 1 (acres) Minimum Support 7,500 to 40,000 40,000 to 150,000 or (population) 40,000 150,000 more The following is a description of the shopping center survey (see t 1 Tables 2 and 3). • Fred Meyer Tigard Shopping Center: The Fred Meyer Tigard Shopping Center is located approximately 1 ,2 o'les fl east of the Shady Lane site on S.W, Pacific Highway. The Center has I nearly 103,000 square feet of gross leasable fhor area with a high propor- tion of the space concentrated in general merrii.: 1dise, clothing and shoes, and other retail , which puts the center in thg..1 ategory of a small community shopping center. The Fred Meyer Shopping Center in Tigard is one of the newer centers surveyed. The buildings are attractive and conveniently arranged. Parking is more than adequate with a ratio of 6.8 cars per '1 ,000 square feet of gross leasable floor area (The national average is 5.5 cars per 1 ,000 square feet of GLA. 1/ Traffic circulation is well planned. Landscaped areas are practically non-existent. The only space allotted to . pedestrian travel is in the immediate vicinity of the building, 1 ' ' I Tigard Plaza Shopping Center: i The Tigard Plaza Shopping Center is adjacent to downtown Tigard at the inter- , section of Hall Boulevard and S.W, Pacific Highway, approximately 0,7 miles southeast of the Shady Lane properties, With nearly 120,000 square feet of gross leasable area, Tigard Plaza is the largest of the shopping centers surveyed and is classified as a small community center. A large amount of . , the space in the canter is allocated to financial , professional , and other offices, The majority of the offices are separated from the main hub of the center by distinct geographical boundaries, which enhance the flow of traffic through the center, 17--5-defermg area for parking purposes 400 square feet should be allotted for each tar. This figure includes space assignable to moving lanes, access drives, pedestrian walks, drive-up windows, and grocery loading areas, as well as landscaped areas to be incorporated in the site layout as a part of the circulation and parking for the renter. 1 1 8 G Table 2 DISTRIBUTION OF GROSS LEASABLE FLOOR AREA BY TYPE OF BUSINESS FOR. COMMERCIAL SHOPPING CENTERS IN THE SHADY LANE PROPERTIES PRIMARY TRADE AREA 1 (Gross Leasable Floor Area in Square Feet) Fred Meyer Canterbury Progress Garden Tigard Tigard Plaza Square Plaza Home Total Number of Tenants 1'2 50 1'8 20 17 117 Parking Facilities (number of spaces) 700 700 300 300 125 2,125 Food 15,750 14,400 23,050 13,050 10,000 76,250 11 Food Service 4,030 7,880 10,875 640 300 23,725 General' Merchandise 12,520 1 ,800 5,100 9,900 - 29,320 Clothing and Shoes 12,480 11 ,905 - 24,385 Dry Goods 1 ,200 6,350 7,830 3,700 - 19,080 Furniture 1 ,600 3,600 2,475 - - 7,675 Other Retail 45,010 34,090 11 ,150 6,480 2,715 99,945 Financial 2,840 6,430. - 3,450 220 12,940 Offices 1,115 14,725 750 1 ,000 4,640 22,230 Services 6,060 11 ,885 6,975 3,550 2,360 30,830 Other - 6,075 -- 6,075 _4- Vacancies - 290 875 1 ,225 2,390 4 Total 102,605 119,430 69,080 41 ,770 21,460 354,345 ''. If Within 5 minutes driving time from project site _Source: Marlett & Associates ;able 3' PERCENTAGE DISTRIBUTION OF GROSS LEASABLE FLOOR AREA BY TYPE OF _ BUSINESS FOR COMMERCIAL SHOPPING. CENTERS IN THE SHADY- LANE PROPERTIES PRIMARY TRADE AREA 1! - Fred Meyer National Average Canterbury Progress Garden National Average I Tigard Tigard Plaza Community Centers Square Plaza Home Total Neighborhood Centers Type of Business- (Per Cent)! (Per Cent) - (Per Cent)- (Per Cent) (Per Cent) (Per Cent) (Per Cent) _ (Per Cent) °ood and. Food Service 13..2% l8.7% 2a.0%: 49.1% 32..7% 48.0 28.0% _ 34 eneral Merchandise 12.2 1.5 32.0 7.4- . 23.7 - 8.3 14 • `Tothing• and Shoes` 12.1 10_.0- 12.0 - 6-9 9' .=urniture . I.6 3.0' 3.0 3.6 - 2.1 2 Ither Retail, and Dry Goods 45.0 33_.8` 15-0 27.1 24.4 12.7 33.5 20 l -- =%Handal 2.8! 5.4 3.0; 8.3 1.0 3.6 4 Iffices T_2 12..3- 2_0 1.1 2.4 2.1..6 6.3 3 ;ervices 5.9 1:0..0 4.0 10.1 8.5 1'1.0 8.7 8 ,Ither, - 5.1. 4.0 - - - 1.7' 3 ►scant ..2 3.0 1-.3- 5.7 .7 3 • Total 1.00..0 100.0* `100..0* • 100.0% 100.0% 100.0% 100.0%' 100% .f, Within- 5 minutes driving; time from project site. '}ourcer Urban Land institute and Marlett & Associates . Access from Pacific Highway is poor. Parking facilities are minimal (5.7 cars per 1 ,000 square feet of GLA) , and a high incidence of traffic congestion was observed. The buildings are ordinary and not particularly attractive architecturally. Several of the adjacent buildings are poorly , „ maintained. No attempt has been made to provide visual amenities in the form of landscaping or open space. t Canterbury Square Shopping Center: Canterbury Square is a neighborhood shopping center located 2 miles south of Shady Lane at the intersection of S.W. Pacific Highway and Bull Mountain Road. An attractive, uniform architectural style and well planned traffic circulation make Canterbury Square the most serviceable and desirable shop- ping center in the area. Although the ratio of parking space to GLA is only MJ cars per thousand square feet, the parking appears adequate for the volume of traffic served. A large supermarket with 23,000 square feet is the leading tenant. The total leasable floor area for the center is 69,000 square feet. Progress Plaza Shopping Center: Located at the intersection of S.W. Scholls Ferry Road and Hall Boulevard, .7 approximately 1 .2 miles north of the Shady Lane project, Progress Plaza serves as a neighborhood shopping center with 42,000 square feet of gross leasable floor space. Although the shopping center has no visual amenities the traffic circulation and parking facilities are more than adequate. The ratio of parking spaces to GLA (7 2) is the highest of any of the shopping par . I centers surveyed, An additional 3,000 square feet of professional office space will be built Oh a site immediately adjacent to the center in the near future, Garden Home Shopping Center: The Garden Home Shopping Center is an older, somewhat deteriorating neighbor' hood cuter located 2 miles northeast of the project site at the intersection of S.W. Garden Home Road and Oleson Road, The leading tenant is a small supermarket (10,000 square feet) which comprises 45 per cent of the total I gross leasable area of 21 ,000 square feet, The supermarket is the only well maintained building. Access is difficult and traffic congestion is prevalent throughout the eenter, Although a ratio of 5,8 cars per 1 ,000 square feet of GLA indicates adequate parking, the spaces are poorly planned and effec- ,. m tive use of parking facilities is limited, Proposed Washington Square Shopping Center: Washington Square is a large regional shopping center being developed by , ) Winmar Corporation. The proposed center will be built on 85 acres immedi ately north of the Shady Lane properties and will contain approximately 1 ,1 million square feet of leasable floor space, The center is to be 9 .,. ,14 . H,,, I......, . . Table 4 • - PROPOSED DISTRIBUTION OF GROSS LEASABLE FLOOR AREA BY TYPE or BUSINESS, FOR THE • WASHINGTON SQUARE REGIONAL SHOPPING CENTER : ' 1 National Average Tenant Number of Gross Floor ' Per Cent of Regional Centers .. . ..... Classification Tenants Area Total GLA Per Cent of GLA) . ........................................... .......... 6...... 4,......... , , , .... . Food 5 7,900 0.7% 9') Food Service 5 33,900 3. 1 ) .• ..' " General Merchandise 6 855,000 77.9 53 ,.. IClothing and Shoes 38 130,000 11 ,8 15 Furniture 1 1 ,000 0, 1 3 Dry Goods 3 10,500 1 ,0 ) ) 10 4 1 Other Retail 21 570300 5,2 ) Financial 0 . - 2 1, e Offics ,.... 1 , 0 - - 1 ..- , , Services 2 2,200 0,2 1 - c ' : 1 Other 0 - - 3 Vacancies m 3 — ................... . t Total 81 10097)800 100.0% 100% • : ! . ... , I Source: Willmar Co. ) Inc. , Urban Land Institute) and Mer1ctt t Associates 4 . 1 • . .., ' . r . •i , - A 4 , ' [ ' t f. kr. 1- completed in two phases, with 70 per cent opening in the fall of 1973. ., The balance is scheduled for completion by spring of 1974. In addition - , 1, to the shopping center, the developers are planning a diversity of satel lite service centers for adjoining locations. The satellite centers will offer such shopping adjuncts as supermarkets, drug stores, cleaners, hard- ware, and drive-In and snack bars. Office building and apartment develop- , meats are also anticipated. , The leading tenants for Washington Square consist of five major department 0. • • . " stores including Meier & Frank, Lipman Wolfe, Sears, Nordstrom, Best, and 1 J.C. Penney. These prime tenants will occupy 855,000 square feet of floor space, equivalent to approximately 78 per cent of the total space. In ' I addition, approximately 75 smaller tenants will provide a wide diversity of shopping facilities including food specialty shops, food service, wear- ing apparel , dry goods, and other types of retail business (see Table 4), Lease commitments from the five major department store tenants and approxi . mately 15 to 20 per cent of the smaller tenants reportedly have been obtained. Access to Washington Square is primarily via four entrances in the northern portion off of Scholls Ferry Road, Hall Boulevard, and Greenburg Road, and one entrance from the south off of Greenburg Road, Based on the developer's traffic circulation design and a brief analysis of access patterns from the markets to be served by the center, it is estimated that approximately 70 per I cent of the Washington Square patronage will enter the shopping area from the four north side entrances, The balance of the traffic will originate at points south of the center (Lake Oswego, West Linn, Tigard, Southwest Portland, Tualatin, and Wilsonville) and will approach the center heading north on , . 1 , Highway 217, thus passing the Shady Lane site. ,. : ... The Expressway exits to Washington Square are at the intersections of Highway 21Y and Greenburg Road and to the north near Scholls Ferry Road, Because of the access problems on to Greenburg Road from Pacific Highway, and the narrow width of Greenburg Road scuth of Highway 217, destination traffic to Washington Square via the southern portion of Greenburg Road will 4 ( be limited. Improvement of the intersection at Greenburg Road and Pacific '- , Highway in Tigard and the widening and realignment of Greenburg Road from - i 'Hoard north to the 217 Expressway presently has a low priority in the city of Tigard road improvement plans. 1/ , 5 There can be no doubt that Washington Square will have a substantial effect on adjacent land Uses in the area, both from the standpoint of being a large traffic generator and through its influence on residential development, ' . I Thus, the question becomes not one of whether or not additional commercial development is justified, but rather one of which available sites are most , . ' appropriate for peripheral commercial development to occur. . • 4, Relation of Project Site to Present and Iuture Traffic Patterns: • In the period 1967 to 19710 average daily traffic on Highway 217 increased -7 .;' an average of 2,850 vehicles per year (11 ,6 per cent compound rate of growth), :if lraffic safety Program, City of Tigard. Improvement of the intersections '' I at Greenburg Road and Pacific Highway and the widening of Greenburg Road into four lanes currently has seventh priority out of a total list of 10 major improvements. NOTt: Highway 217 is the tieaverton-Tigard 8xpressway, _ . 10 -` ." `....•••••■ , _. ,' • ,I , - . , ( Ht , ADT on Greenburg Road south of the freeway increased from 5,045 in 1968 to 6,450 in 1970, an average annual growth rate of 6.3 per cent. , F, 1., Projections to 1990 indicate an increased rate of growth in the future. It is anticipated that Highway 217 will be carrying an ADT of 106,000 by 1990 and the southern portion of Greenburg Road is planned for an ADT of 31 ,000 ' , * vehicles. 1/ The average annual rate of growth from 1967 to 1990 is projected 1 at 10.8 per cent on Highway 217 and 8.2 per cent on Greenburg Road (see ,,, Table 5). iThe proposed extension of Highway 217 to the Rivergate Industrial Area, and eventually through Vancouver to a north-end connection with I-5 will have : a major impact on che volume and type of traffic. This connection will corn plete this facility's planned role as a major by-pass of the urban portion of I-5 and should greatly increase the volume of truck, commercial , and • , i tourist traffic--which is negligible at this time--on this route. , The timing for extension of the Rivergate Expressway to Vancouver is highly speculative and Highway Department officials will say only that it appears * i: 1 to be beyond 1980 in their present thinking. However, the present interstate • . highway program is scheduled for completion by 1974, at which time the - federal highway tax funds will be reallocated, The best guess at present : i is that greater funds will be available for high-priority urban facilities, L such as the Rivergate Expressway, Therefore, funding for northward exten- sion of the route could be available as early as 1975. : i A major east-west expressway connecting Interstate Highway 5 and State , Highway 217 is planned to parallel Multnomah Doulevard and connect with Highway 217 north of Progress. This route will carry primarily intra . urban traffic and is potentially significant as a route between southwest Portland (including the Dunthorpe area) and the Washington Square Shopping Center. Although this route will increase the general accessibility of the area, the specific impact will be to make it more convenient for potential ( ''' i patrons from southwest Portland to access at the north end of the shopping i eenter. Timing on construction of this route has not been determined, although it appears to have a lower priority than the Rivergate extension. The Shady Lane properties are not particularly well situated to capitalize on traffic traveling north or south on Highway 217, Visibility from the Expressway is presently limited and the planned overpass at the intersection I of Greenburg Road and Highway 217 could further reduce this visibility. Although the proposed overpass will ease traffic flows on Greenburg Road, ak ) . 1 - i Fliiip-opritErFC'ring, realignment, and intersection improvement would . , have to be completed before Greenburg Road could accommodate such volumes, 4 t V Highway 217 carries substantial recreation traffic generated in or near the Portland VISA and destined for the Northern Oregon beaches. However, ' . 1 this type of traffic offers relativuly little market potential compared to the visitors from out of the area or out-of-state. This traffic from "away" is limited at this time, . t NOTE: Highway 217 is the Beaverton-Tigard Expressway, , 4 11 • . ,,, M 4 ..1 l 1. d Table S :ma AVERAGE DAILY TRAF H G COUNTS 1967 - 1971 WITH PROJECTIONS TO 1 990 1 r State Annual Greenburg Road Annual Highway 217 Percentage South of Hwy 217 Percentage (ADT) ange (ADI) Change 1967 10,000 .. N/A i 0. . 1968 13,800 38,0% 5,045 1969 15,200 10. 1 4,550 (9.8%) 1970 16,000 5.3 4,500 (1 . 1 ) , .T 1971 21 ,400 33,8 6,450 43,3 1990 (est. ) 106,000 8,8 31i000 8,6 1: ) -, Average Annual Growth (1967-1990) 4,174 10.8% 1 ,128 8.2% 1/ Traffic counts are a total for both directions of travel . t i I Sources Oregon State Highway Department. Department of Public Works, i Washington County; and Marlett 6 Associates . ,;a; _ _ "V • ---.........-.........-..-- . ' , . ' - , A, ' F. access to Shady Lane from Highway 217 will remain somewhat awkward. I These factors suggest that the substantial increases projected for traffic on Greenburg Road adjacent to the site may be too great. 1 1 STRATEGY ALTERNATIVES . F The preceding portions of the report outlined the present and projected economic setting of the Study Area and discussed some of the site-specific• factors influencing the prospects for use of the subject site. This section ! outlines development strategy alternatives in terms of their relative pros- pects for success, the financial , managerial and quality component of the , development equation, and the probable financial results. I ' i Commercial Development: ( The portion of the subject property located north of Ash Creek is best . 1 suited for commercial development related primarily to Washington Square Shopping Center and secondarily to the general flow of traffic on the ,. Beaverton-Tigard Expressway. This follows from its exposure to expressway - . traffic and its proximity to the planned shopping center. Moreover, this portion of the site is less suitable for residential use since it is so a, close to the expressway and its attendant noise and pollution. Because I of the dominance of the north-side entrances to Washington Square, the exposure of the site is considerably less than would be obtained at a north- , side location, Moreover, the overwhelming majority of those shoppers who use the south accesses to Washington Square would be required to divert . 1 from a normal 'line of travel to reach the site. For this reason, devel- opment of the s4te for passer-by shopper traffic generated by Washington Square is not expected to meet with success, ' I However, the prospects for developing destination commercial appear based on proximity identification with Washington Square is favorable. This type of commercial activity would not rely on drow-in trade, but instead would use its convenient and identifiable location as a major marketing tool , Typical uses that would be appropriate under this format include the following: . I Specialty satellite shopping center (viz. , "Town and Country Village") Destination restaurant • 1 Theater t Professional offices Bank or savings and loan (assuming the other commercial uses . ' are developed otherwise those institutions probably will opt for north-side sites) In addition, one more service station probably can be justified on the basis of the destination shopper traffic and the general traffic flow on , • 1 Highway 217. Because of the limited importance of south Greenburg Road • .• as an access to Washington Square and the related need for a service station 12 , i r to have good visual exposure to freeway traffic, it appears that the site on the west side of Greenburg Road would be more satisfactory for this use than a second site southwest from the existing Shell station, which probably would be economically Marginal due to its interior^ location. Moreover, this arrangement would reduce the number of curb openings on j. the east side of Greenburg Road and would prevent the service station from becoming the "front door" to the balance of the commercial develop- ment. If the subject site is developed as a coordinated commercial center, it a vedrs likely that developed land values of $2.00 per square ware foot and over can be generated. A possible trum p card for the subject site is the relative absence of suitable ► ,,. �ommerci al sites adjacent to the Washington Square holdings. a The only significant undeveloped land at the northwest entrance (which will be the dominant access point) is controlled by the center's developers A few parcels are available near Hall Boulevard d and Oleson Road at the northeast access The lands next to the center on the north side of the . Greenburg load interchange are either owned by Winmar or restricted to a 7 relatively less intense commercial use as a buffer to existing residential Therefore, the subject site may prove more attractive than its uses. south-side location would, appear to justify merely because of the absence f of suitable competitive sites not under the control of Wi nmar: Other commercial uses, which would generate substantially lower land values, include the range of free-standing merchandisers (i ,e , Kinney's Shoes, floor covering stores, furniture stores, automotive repair and service) and free-standing office buildings designed to rent at low • suburban rates. These uses probaby could be expected to produce land values in the range of 75,t to $1 ,50 per square Maximum returns from commercial uses will require that the commercial 4 portion of the parcel be developed as a whole in accordance with a com w prehensive plant: This is necessary to give the commercial facilities the visual impact and mutually supportive character necessary to draw patrons out of the way to the site: Preferably, and possibly of ►iece^city, ° parcels that comprise the commercial area should be agglomerated into one ownership to facilitate development: This probably will be necessary in any event to obtain Planning commission approval of intensive comer- 1 vial use of the site. . As indicated in the interim discussion meeting, the subject sites also could have substantial potential for development of transient facilities at a later date: This will result from completion of Highway 217 north- , v ward to Vancouver, Washington, at which time the freeway should carry substantial transient traffic (commercial and tourist. ) Moreover, corer. p l eti on of this link will further enhance the i ndur tri al base of the immediate area and, therefore, will produce greater destination commercial traffic 1 1 r 'f _ . , , ' , c ' , ! , The possibility that this site later may become attractive for development , . of transient facilities probably is not certain enough, soon enough, or ,., Isufficently more profitable to delay commitment of the north portion of the ,„, site to the commercial uses suggested earlier. .,. i Residential Uses: Most of the subject site is zoned for residential use. Residential demand for the site may be expected to increase as a result of the anticipated corn ' pletion of Washington Square Shopping Center. In particular, the nearby shopping should greatly enhance the market outlook for rental apartments. Conversely, the anticipated congestion and the existing freeway should serve to inhibit single family or other owner-occupied housing development, which , [ • fortunately, also would generate less value for the owners of the subject site, , .. 1 All of the site could be used for apartments, although the factors of excessive exposure to the freeway and the availability of a higher use ' suggests that the portion north of Ash Creek should be planned for commer- 1 cial use. The portion south of AshCreek should be planned for medium to I high density residential development, Apartments in the lower to middle '1 portion of the non-subsidized range ($125 to $175) appear most appropriate 'lit , 1 since the site lacks the site amenity to suggest higher rent levels, f Land values which can be generated by apartment use of this site range from p approximately 60,1; to 130 per square foot, depending upon the allowable den ' - sity. The planner for the City of Tigard has indicated that densities over 12 units per acre probably will be allowed on a planned unit development •. (PUD) basis only. This means that the portion of the site suggested for apartments should be planned and developed as a unit. In turn, this suggests that the present owners will need to consolidate the property into one holding to permit development for optimum returns, 1 DESCRIPTION or ALTERNATE LAND USE CONCEPTS DESCRIPTION .. In order to illuminate the alternate possibilities for development of the Shady Lane Study Area, two graphic conceptual plans of the site were pre- . pared and enclosed in this report. These alternate concepts are based on the enclosed market analysis and on an analysis of site constraints, Details drawn on the enclosed concepts such as building types, circulation, landscaping, etc. , should not be interpreted as a proposed development, but should be viewed as only a suggestion of site development possibilities, The major purpose of these concepts is to portray alternate land use con figurations. They are not detailed developmentplanse Concept "A°: . i This concept is characterized by its land use configuration - commercial use north of Ash Creek and multi-family resIdential use south of Ash Cr The Creek provides amenity to both types of development, , 14 F The commercial portions of the site portray a mix of uses, ranging from the professional offices, specialty shopping and restaurants to as stations And tiro and battery sales. As they are situated, these commer- cial uses and the Creek form a noise buffer for residential development south of Ash Creek. Access to the commercial areas is provided by Greenburg Road and Shady Lane. A. Residential development in Concept "A" is characterized by a central I traffic corridor serving as access to housing development on both its sides. This traffic corridor is a through route from Greenburg Road to S.W. 95th Avenue. All access to adjacent housing development would be from this route. 4 In this concept, parking would be away from the Creek, maximizing greenway connections from developed areas to the Creek, A pedestrian and bike pathway is portrayed along Ash Creek. Concept "B" This concept portrays a development scheme composed entirely of multi- family dwellings, except For some commercial north of Shady Lane and west .. I_ of Greenburg Road. This scheme was considered despite Expressway exposure problems, because of proposed multi-family development north of Ash Creek. Access to multi-family structures is provided in a diffused manner, thus # eliminating the central traffic corridor of Concept "A. " This type of access provides better access from living units to open spaces as well as providing opportunities for larger open spaces. , / A lake and recreation facility were portrayed to show how advantage could be taken of the site's natural characterics, ' Multi-family units in this concept have under/unit parking for efficient utilization of the site and are situated for maximum exposure to sunlight. 1 RECOMMENDATIONS 44.44.4...4.444441.44.4.44444.444.4,444, Market: IThis report recommends the following patterns of land ute on tho subject site 'I . West of GreenburA2oad. Highway commercial , including an automobile ' 1 re-Firn staffbn, other automotive service T,B,A. ), a fast-food restaurant. • •• • • ••• • • 2. West of Green #d, North of Ash creek. Planned commercial developed Wrii—M15TaTion center "Fra64—CifffRE—Yebgraphic association with the Washington Square Shopping Center, This would include specialty retail outlets small , quality office buildings; a restaurant; common parking, and a common amenity series (1 ,e, , plaza, covered walkways, water interest from diversion of Ash Creek), if 15 . ' 4 $ ... 4 4-- ...... ... t ' , , , ,, 3, South of Ash Creek. Planned multi-family rental units for the low to i - iiiTa"d1--iiiI range, Assuming both this and the commercial center proceed, a degree of interplay of attraction could be generated which would be 1..,, mutually supportive of both the residential and the commercial components. . .., , Por example, the water interest and the related pedestrian ways might be • coordinated for easy and pleasant interchange. ,., 1:k 41 . 4 • General : 1 . Recommend Tigard revise its current Community Land Use Plan designation in the Study Area from "General Industrial" and "Urban Medium Density Residential " to a "Residential-Commercial" designation. v.„ 2. Recommend any development within the Study Area be processed through the Planned Unit Development Ordinance of the City of Tigard. , 1 3. Recommend consolidation of private holdings within the Study Area, so as to maximize development potential in terms of revenue, aesthetics , 1 and function. . ' 4. Effect sensitive treatment of building placement and height, parking, access and other activities that may affect adjacent existing develop- ). 1 ment. i 1 . 5, Suggest a minimum 80-foot wide greenway strip to encompass and protect . 1 , ' I the natural amenities of Ash Creek. An effort should be made to provide a varying width so as to avoid too regular or unnatural a corridor. 6, Recommend a geologic and soils analysis of the swampy area along Ash ...' 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Gf 4i • � � • , A • " f A i • "r t .f i 1 1 J•i ,� {x.l r D0 AUb oorintS i • " f :• Phone' L1 br •2.44-13•84•» 4!wJ +rr. 444,0 rw Ji»w,y ..v »u•.+w• w.� ...x♦fr ,w.J• »++,n,»' , ,•^"w"Y., ....r.,.• 4 .. •• • t aY •+ i••• •• ••• ," ♦ `, • ••,y a • . + `:• N %. ^ f. ` J Ot r t, A Od I,e 8115 *S,�W. 4TH _ : PORTLAND " 'OREGON •: 7 21:9 "v o. • A p iant ~•♦ • Owner,.._,, Contvae� Pt rchas e Developer :