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ZC8-82 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. -., ',./ilk,,' ' '. •: . — PLAID PANTRIES, INC. ZC 8-82 mi. .• ,. !. , 14600 Si Hall blvd. 281 12BC lot , 1600 1..1 ,.: ,■■; .• ,• , ,,. It i i. . ., .• ,'..':.:,.. 1 0 • , s. , . , .,.. ..i l• , 1, ;. ., . 1,. . ■ . . .. '4..' ,..• , . , • '- .. ., r, i. 0. i‘1 C.' . . .. . . (1,4 ■•0 ''. , , 4 .■ -," . . . , i 4 y, 4, 1 . . ,4 .I . 0 „'• . . . .,: 1 ' , 4,1 , ... . . • • w / •+`♦ a r r, , i ' � ''w(. ., 3',, ?' • , t, tr'"`'1 ','!::,: "'"O• . w': �" ''' "Y.,.oy,.'r:, ( iw• - .... , . , .. ,.•,,• , :. ucr - .tl•. 0:,,.. . ,;... , ,:... : „ O *, ,y. . . , . r , ron Liquor Can tr l ommissicti ci e OF T 2- . IGARD • VECTOR ATIYEH' • .. ' Common P.O. BOX 22297, 9079 S.E..,McLOUGHLIN BLVD:, PORTLAND, OREGON,9122 ti 1 0 'a i n ■ • ■ * J • s ,, , a Plaid 'Pantries, Inc. , ' °, 2340 'Nt iverside Way. , , 0 Portland., OR 97211 , . . ' . ee F • a • `�CE TX I D ? . , `` y , • . _ _ . 'x(,40 Plaid. Pantry Market #116 „. ' , 14600 SW Mall Blvd. Tigard, OR 97223 , Gentlemen: .. Your application for a Package Store license at the above loca, ' Lion was considered „by the Regulatory Staff Committee .. of the Oregon Liquor Control Commission. The Sta ff. t ecomhendatian is that your application be refused. The Commission proposes to act upon the recommendation. „, The Regulatory Staff committee's recommendation is based" Iutlpo,l'i the following: ORS 471.295(1). The granting of a license in the locality ii, stet out in the application is not demanded by public c in- terest or convenience. . OAR Chapter B45-05,435. The Commis on may refute to is, sue or renew a license if it determines that public opin» J. ion Weighs against the .1: suance of a license. Interested persons may express their support for or opposition to the ., ' timely mel ce received at the Commission offices, or b particular license by or 1 tv a p e etc • aeaance and testimony at a Commission twfrin by pig's any. Such public opinion will be evaluated in light Of the sea. ; . • sons expressed and the extent to which the persons express si� it are be affect by the ance Of the ' ng i re likei:y to ed �issu license. Greater weight will be given to opinions ..of ,per « • g g soiras residing, . working or owning a business within a • 1,mile radius of the proposed 'premises. .. AN EQUAL OPPOR� � + T� fTY EMPLOYER V." f' - Y` t :;:'t 12l0/d Ptii tY*ti "'4( 42116 e�!'yIetobt iA 8 f 1L 2 ` >''irr •'w n �� r" s (pal 4 r The Staff is `aware of the receipt of eight letter$ of ob. jection and a ' )etition bearing the signatures 203 tonsil all objecting to the', issuance *of this license. These objectors have Indicated that.. they all reside within ' a l-'fi, + radius of your .proposed promises. Reasons stated • by these persons fax their objections t® the issuance of. ,k• , ' this l .cense are: 1. Increased commercialization of residential area. 2. Sufficient Package Store outlets already in the. area. • 3. No public demand for an additional Package. Store out let. ,. k o A. Possibilities of increased traffic, noises lci_te3d , liter, and illegal activities in and around tb : pro« , ." posed premises. The Staff believes that sufficient cause exists so as to recommend to the Commission that this application be de- nied,. You are entitled to s hearing on the merits of Out a.p p 1ication and the Regulatory Staff Committee's recommendation. pThe Com.- mission is not bound by the recommendation. If you with a hearing to 'contest the re0OMMeilddtiotio. Ott Mitt notify the Lim cense Division in writing within sixty (60) days of the date of this notice. Tf you do not request a hearing, the ,Commission will decide upon the merits of p your application at its December, i82 meeting. Yours truly, N C. Dean Smith Administrator cOS SS:kw/550iB cc: City of Tigard k j 4 9-"-ate �Anu� BALL, JAN I K Ge NOVACKa., j ATTORNEYS AT LAW SUITE 1470,ONE MAIN PLACE 101 S,W, MAIN STREET RObERr S, BALL PORTLAND,OREGON 97204 STEPHEN T, JANIK TELEPHONE(503)228-2525 KENNETH M, NOVACK •-----• OF COUNSEL JACK L,ORCHARD '. JAMES N,KENNEDY JOHN W. LILJEG N SUSAN M, , September 7, 1982 Mr. Frank Curry Director of Public Works Tigard City Hall Tigard, OR 97223 Re: Plaid Pantry Store Dear Frank: It has been approximately two weeks since I met with you and Liz Newton regarding the Plaid Pantry Store problem. I wrote you a letter after that meeting confirming what my understanding was of our, meeting and what steps would be taken on this matter in the near future. I would appreciate it very much if you would advise me of what has occurred on this matter and how we can move it along to get a building perMit. Thank you for your assistance. Very tr +S s,: ;tephen T. k STJ:gb cd: Mr. Roger Stayer 5u r xr •- .... rn ...ter + • , ; "w.. aggE lint ( 4 , • JuL 3 0 1982 CITY OF TIGARD CITY OF TIGARD FINDINGS AND CONCLUSIONS OF THE HEARINGS MIN Gi DEPT. File No: ZC 8-82 / CU 11-82 ..21.1221i22,pt: Plaid Pantries, Inc. Proposal: To rezone property located on the southeast corner of SW Bonita and SW Hall Blvd. , from C-5 (highway comer- ' cial) to C-3 (commercial retail) , and to develop a grocery/convenience store on the subject property. , Date Application Filed.: Decision Rendered: July 29 , 1982 , a I4t122.±2 -t2212222.1: August /12_, 1982. Staff Recommendation: Approval, with conditions. / Staff Representative: Elizabeth Newton Public Hearings: Public hearings were held in the conference room of the Durham Waste Treatment Plant,Tigard, Oregon, on Thursday, July 12, 1982, and Thursday, July 8, 1982, at which time the matter was taken under advisement for written decision. v Speaking in Support of the ResueSt: (1) Roger Stayer (2) Carl Buttke Sztthin21.12. Opposition to the Resuest: (1) Phil Pasteris (2) Roger Pitsinger (3) Wayne Huberd (4) Jerry Darnell 1 (5) Robert M. Marr (6) Bob Jones (7) John Kather , (8) Kersten Dart (9) Howard Barnard (10) Eleanor Piland . (11) Marvin rlatau (12) Margaret Marostidf.' ,. (13) Louise Miller (14) Dorothy Stickley r. (15) Bob HUMphrey (16) Ray Smutney (17) Al Griner (18) Mayne XittleSon ERhibitSt (1) Staff. Report (5) Lawhorn Letter (2) NP0 06 Opinion (5a) Traffic InP:ortation (3) Pitsinger Letter (6) Typical Convenience Mark (4) Map c) Tigard et Trip Generation . ' (7) Traffic Impact Analytic (8) Newton Memorandum ,. I Page Two Plaid Pantries, Inc. ZC 8-82 CU 11-82 FINDINGS: A. Subject Property: 1. DescEiption: Tax Lot 1600 , Map 251-12-BC, City of Tigard, Washington County, Oregon, containing approximately 2.03 acres. 2. Location: The property is on the southeast corner of SW Bonita Road and SW Hall Blvd. 3. Zone: C-5 (highway commercial) 4. Comprehensive Plan Designation: Commercial retail (C-3 zoning corresponds to the comprehensive plan designation) . 5. Site Description: There is a single family residence • the southerly portion of tax lot 1600. The site proposed for the grocery/convenience store is vacant, level and grass covered. B. Vicinity_Information: The area to the north of the site has been developed into single family and multiple family residential uses. Those areas are zoned R-7 and A-12. The areas to the west, south and east have been primarily developed into single family resi- dential uses, Those areas are zoned R-5, R-7 and R-7 (PD) . C. Public Facilities and Services: 1. The property is served by water and sewer lines which are adequate for the proposed u8e. 2 . Police and fire facilities exist to serve the subject property. 3. The streetsserVing the site include SW Bonita Road and SW Hall Blvd. SW Bonita Road is a city street, and SW Hall Blvd. , a state highway. Neither of the streets is improved to city standards. 4. In the vicinity of the project site Hall Blvd. is a two- way, two-lane facility, with wide lanes and adequate shoulders. It is operated and maintained by the Oregon Department of Transportation and is Classified aS an urban secondary highway. The roadway is posted for a 45 mile per hour speed limit. The intersection of all Blvd. With Bonita Road occurs ih the midst of a large radius horizontal curve on Hall Blvd. Although this curve does • o Page Three Plaid Pantries, Inc. ZC 8-82 CU 11-82 not restrict sight distance at the Hall Blvd/Bonita Road intersection, it does cause sight distance problems for vehicles entering Hall Blvd. from the west within about 300 feet of either point of curviture. Bonita Road is a two-way, two-lane facility, but with relatively narrow lanes of 10 to 11 feet. It is currently posted for 35 miles per hour. Until very recently, this roadway was operated and maintained by Washington County although it is now under the control of the City of Tigard. Bonita Road serves as a collector facility connecting with both Hall Blvd. and 72nd Avenue. �. The intersection with Hall Blvd. and Bonita Road is con- , trolled by a stop sign on the minor street approach (Bon- ita Road) . There are no signals on Hall Blvd. or Bonita Road within a mile of the project site. However, a signal installation is currently being planned for the intersec- tion of Hall Blvd. with Durham Road. During the five year period from 1976 through 1980 a total of ten vehicular accidents were recorded on the Tull Blvd. within 0.1 miles of Bonita Rd. Of this total, 3 were y . intersection related and 7 were non-intersection related. • Four of the accidents were of the rear-end Lype. This section of Hall Blvd. ranks 283rd in the state for simi- lar type facilities. It also has a 5 year average accident rate of 4. 32 accidents per million vehicle miles, which is Well below the state-wide average for this type of facility. Manual counts were conducted of evening peak hour volumes at the intersection of Hall Blvd. and Bonita Road. Those counts are found in figure 2 of Exhibit 7 and ate incor- porated by reference herein. Phil Pasteris, Roger and Marlene Pitsinger, Ken ,dnd Sharon Lawhorn,Wayne Hubert, Jerry Darnell, Mike Marr, John Father, Al Griner; Fersten Dart, Howard Barnard, Mrs. Piland, Mar- aret Marostica and Dorothy y testified Mar- garet y SticJtle all test' d about their concern that the proposed Use would create a traffic intersection. ,.. of Hall.�an . . . The traffid hazard at the d Bon,a.ta ';', impact analysis prepared by Wayne Xittleson, marked Exhibit 7, inythe record, analy2edthe problem under accepted traffic engineering standards, and Concluded that no seiou acci- dent fM b that intersection, that there is no need orsignalization at this timand that the level of ` acceptable, • service �:s , even with the additional traffic and turning motions the proposed Use Will add to the inter- s f ` The neighbors were unable to provide any factual • �ec .ion nei ` data which outweighed the analysis performed by Mr, kitt1eson, and his conclusions Page Four Plaid Pantries, Inc. ZC. 8-82 CU 11-82 . D. A3 licable Ordinances and Plan Considerations: The application is controlled by the comprehensive plan for NPO 05 for the City of Tigard, and by all applicable LCDC goals. Between the July lUth hearing and the July 8th hearing, the zoning ordinance for the City of Tigard was amended, and grocery/convenience stores became outright permitted uses in ►S. a C-3 zone. The hearings officer tabled the conditional use application as moot. • The zone change request is also governed by the applicable state law as interpreted by the Oregon Courts in the case of Marracci v. City of 52ap oose, 26 Or App 131 (1976) . The court ruled that the comprehensive plan does not establish . an immediate minimum limit on the intensity of the land use, but only a long range maximum amity on the intensity of use. However, the current zoning on the subject property is a more intense use than the proposed zoning of C-3. Therefore, the hearings officer considered only the issue of whether the public facilities and services were adequate to serve the pro- posed use, in determining whether the zone change was appro- priate and in the best interest of the city, at this time. • As the comprehensive plan for the City of Tigard has not been acknowledged, all applicable LCDC goals must be considered. LCDC Goal 1 was satisfied in that the hearing on the proposed zone change and conditional use was well publicized, and the hearings were well attended by citizens interested in the area. While the community planning organization,NPO #5,has been dis- banded the adjoining community planning organization, NPO #6 both attended and participated in the hearing on this matter. LCDC Goal 2 was considered and addressed through the plan j; developed by NPO #5 for the area. The overall comprehensive plan for the City of Tigard has not been developed as yet. LCDC Goal 3 does not apply to this application as the property is within the urban growth boundary and does not contain agri- cultural land/ as defined. LCDC Goal 4 does not apply to this application as the property ! . is within the urban growth boundary and does not contain forest land/as defined. �. LCDC Goal 5 does not apply to this a pplication as the property does not contain open sp ace or natural and scenic resources which should be conserved in the City of Tigard. 4 J 4 vl, a..,, Page Five Plaid Pantries, Inc. ZC 8-82 CU 11-82 LCDC Goal 6 was considered, as to be air quality standards (water and land resources were not considered as there is no source of water on the subject property nor is the land resource base for an air shed or river basin) . Neighbors expressed some concern that the proposed use would increase air pollution at the intersection; the hearings officer finds,based on the level of existing traffic, and the typical convenience market trip generation information provided in Exhibit 6, included in the record herein, that the proposed use will have a negligible effect on the air quality in the area due to increased traffic. LCDC Goal 7 does not apply to the application as the property j .( i is not located in a known area of natural disaster/hazard. LCDC Goal 8 does not apply to the application as the property f is not required to satisfy the recreational needs of the citizens of the City of Tigard. fl LCDC Goal 9 will be served by approval ofthe application devel- opment will occur on heretofore undeveloped land, which will strengthen the economic base of the area. LCDC Goal 10 does not apply to the application as the subject property has never been considered in the property set aside to satisfy the housing needs of the City of Tigard. There- fore, the development of the subject property in a commer- cial manner will not remove potential land from the housing inventory. 1 , to determine Whether the public LCDC Goal 11 was considered to deter li facilities and services are adequate to serve the property • in a timely, orderly and efficient manner. The proposed use ,..R has a minimum impact on sewer and water capacity, as well as police and fife services. All services are available to serve the subject prop =wty at this time. LCDC Goal 12 was considered to the �rare sidered in the analysis as Set forth above. ffic Analysis perfc�ymed by a certified traffic engineer, the proposed use will be consistent with a safe, convenient and economic transportation system. by applicant LCDC inwtheir supple LCDC Goal 13 was discussed b the a ;idaort, wherein they a market tclose ftoea residential area point having such as the area surrounding the intersection Hall and P.onita, will �g consumption for local residents to will, reduce the gasoline c purchase small grocer)/ items they need. LCDC Goal 14 does not apply to the application, on as the property �: oe is within the city's Urban growth boundary and does not con- tain rural land. } • r, • U1 Page Six Plain Pantries, Inc. zC 8-82 CU 11-82 CONCLUSIONS: 1. Public facilities are available and capable of serving the proposed use. 2. The proposed zone change is consistent with the comprehensive plan developed by NPO 05, and in fact is .a less intense use than could be allowed on the property as presently zoned. 3. The request meets all statutory and ordinance requirements. 4. The application is consistent with applicable LCDC Goals. 5. The zone change will be in the best interest• of the city as it will allow the development of a heretofore vacant piece of property, in an area where adequate public facil- ities and services are available. x 6., The application, as conditioned, will not be detrimental to the surrounding residential uses. In fact, these will be buffered from the commercial use by nearly.•ttwo7 v acres of property which is not being developed at this time. Dated this 29th day of July, 1982. RECOMMENDATION: Approval, subject to the following conditions: 1. site Design Review approval pproval is required prior to the issuance of any building permit for commercial development on tax lot 1600. • 2. The Oregon State Department of Transportation (ODOT) shall review and approve all access points onto Hall Boulevard from tax lox= 1600. 3. ODOT shall review any proposed development on tax lot 1600 for needed street 'improvements along SW Hall Blvd. The applicant shall make all necessary improvements. 4. The City shall review any proposed development on tax lot 1600 for needed street improvementS along STS; Bonita. The applicant shall make all necessary improvements. . . . . . . . .. . . . • . . .. . . • • : .. . . . . ., . , , . • . . . . • . - -. , , , „ -„ ., _ .. . , . . . . ., . . . . , .. . . . • Pace Seven Plaid Pantries, Inc. ZC 8-82 CU 11-82 .. . . , .. .. 5. Any additional street dedications which may be required along SW bail and SW Bonita shall be made. .. .. . , ,. . .....---27 . • 40000.1111::// • Z. , .. .,. . . . Y 4141111 00111101Fr . n . I , / ..., ,. „ . - , . Aiolp /, .. . 4iiii kOrfAir ,, . HEA'R'NGS _ . . . . , . . , .. . •,: . . . . . . , •• . ... ,. ;. ,- .... . ... , , . , .. . .!, " • . . r .. i'• . . . . ., ., , . . . , . ,. . . . . . ,.. ;. . 1 . . . . . . .. . , . . , . ... ,.. . , . • ■••'. . .,. . . , . ••,, . .,, .. , „,. .., ,,,,.„., ,.,.,,,,.. „. . „ . . ■ • a 4:KF PtIti WASHINGTON COUNTY,OREGON NOTICE OF FINAL DECISION 1. The final decision was filed by: hearings Officer Concerning ZC 8-82 • on July 30, 1982 • • Case Number Date Richard O. Fimmel 2. Name of Owner: 3. Name of Applicant: Plaid Pantries, Inc. Address 2540 N.E. Riverside Way City Portland State Oregon 4. Location of PropePty: Address Southeast corner of SW Bonita & SW Hall Blvd. Legal Description 251 12BC lot 16000 (part of) 5, Nature of Application: Zone Change from C-5 (Highway Commercial to C-3 (General Commercial) 6. Action: [--1 Approval as requested XX Approval with conditions Denial 7. Notice: *Notice was published in the newspaper ;as mailed to: X J The applicant & owners EllOwners of record within the required distance # I J The affected. Neighborhood Planning Organization 1 I Affected governmental agencies If there are questions regarding the names of the persons or agencies who received notice, this information is available at the Planning Departm8nt. 8. Final Decision The adopted findings of fact, decision, and statement of condition can be obtained from th6 Planning Director, City of Tigard, City "Ian, 12755 SW Ash, P.O. Box 25397, Tigard, Oregon 97223. In the Case of a decision on an applicatJall for a variance, the applicant must acknowledge this form and return it to the City of Tigard, Planning • Director, before any building permits will be issued or engineering approval given. Signature of Applicant or Applicant's Agent Date -over- .wt 1 1 9. Appeal,: An [---] has been filed has not been filed. XX Note: Any party to the decision may appeal this decision. 10. Questions: If you have any questions, please call the City of Tigard Planning Department, 639-4171. 1 , , y 7 ' Cf • a II • I' T116;4::;01 1, WASHINGTON COUNTY,OREGON NOTICE OF FINAL DECISION • 1. The final decision was filed by: Hearings Officer Concerning ZC 8-82 on July 30, 1982 Case Number Date 2. Name of Owner: Richard O. rimmel Plaid Pantries, Inc. r 3. Name of Applicant:_ � Address 2540 N.B. Riverside Way City Portland State Oregon 4. Location of Property: • Address Southeast corner of SW Bonita & SW Hall Blvd. Legal Description 2S1 12BC lot 16000 (part of) 5. Nature of Application:. Zone Change from C-5 (Highway Commercial to, C-3 (General Commercial) 6. Action: l___ Approval as requested A; I XX I Approval with conditions Denial 7. N(., ,ce: *Notice was published in the newspaper & was mailed to: :E rx The applicant & owners EllOwners of record within the required distance The affected Neighborhood Planning Organization I ( Affected governmental agencies questions re *If there are q .: regarding the naves. g is of the persons or agencies who received notice, this information s available at the Planning Department. 8. Final Decision: The adopted findings of fact) decision,.„ n statement condition can be e obtained f ro m the Plannin g Director, City ofTig ard, City Rail) 12755 SW Ash$ F.O. Box 233970 Tigard, Oregon 97223. In the case of a decision on an application lication for a variance, the a�'plicant must acknowledge this forgo and return it to the City of Tigard) Planning Director, before any building permits Will be issued or engineering approval given. Signature of A la cant or Applicant's",.. . g pp Agent Date A. :'4� ..- .,._.... 1�......:.,,.._m. .. .,..«. .,. ..A._....,,,.r......•.I.a,rna.t: .. ,. -#.,s" .. "s,�:r'k:'..`.�;:.�:;.r:ucr�wurs,4«...o•„«w.y«...,...�.:nx.. ,....,a.,L+,.......a,-...,. c ‘a * 9. Appeal An appeal has been filed has. not been filed, ' Note: Any party .to the decision may appeal this decision. 10. Questions: If you have any questions, please call the City of Tigard , Planning Department, 639.4+171• , 4 • • . 1 . 1 a 1 I , 1 1 l 'f b. v w I. 1 i 4 it t +Irh �. +�'+ '. �. ��� 1 �.r._wry ...m. .,,«-,w M n.,u.e.,.,. r ,,., �. • + a Ct.,• Page Six Plain Pantries, Inc. ZC 8-82 Cu 11-82 • CONCLUSIONS: 1. Public facilities are available and capable of serving the proposed use. 2. The proposed zone change is consistent with the comprehensive ' plan developed by NPO. 45, and in fact is a less intense use than could be allowed on the property as presently zoned. 3. The request meets all statutory and ordinance requirements. „ 4. The application is consistent with applicable LCDC Goals. 5. The zone change will be in the best interest of' the city as it will allow the development of a heretofore vacant piece of property, in an area where adequate public facil- ities and services are available. 6. The application, as conditioned, will not be detrimental to the surrounding residential uses. In fact, these will be buffered from the commercial use by nearly &146,. acres of property which is not being developed at this time. Dated this 29th day of July, 1982. RECOMMENDATION: Approval, subject to the following conditions: 1. Site Design Review approval is required prior to the issuance of any building permit for commercial development • on tax lot 1600. 2. The Oregon State Department of Transportation (ODOT) shall review and approve all access points onto Hall boulevard from tax lot 1600. 3. ODOT shall review any proposed development on to lot 1600 for needed street improvementS along 8W gall Blvd. The applicant shall make all necessary iMproveMent8. 4, The City shall revieW any proposed development on tax lot 1600 for heeded street improvements along S Bonita. The applicant shall make all necessary iMproVements. •.. .. .. . . :.:,'.": l'• „. ".., • •-.'', , , • , . . . .y.; ',.. .-. . . .....‘ . .. , . . 1\.t,;.•,:,: . . , . • ,•,,,,' 0 • 4 • .' . . , •. ... ., . . . . , . . . .. . . . . Page Seven . . ' Plaid Pantries, Inc. • )„, • .. , . .. ZC 8-82 . CU 11-82 .• ...: .' , . . . . . .. . . , , . . . . , • . .• . . , 5. Any additional street dedications which may be required . . '...... . ' - . . , . . . • along SW Hall and SW Bonita shall be Made. , . . . . . . . . . . ,• . . . . . .. . . , , • , . . • . . . . . . . . , . . _ . . • .• • ' _ • • . • . . '4°7 . . . . . . . . .. C- '..-., HEAR-NGS ,• . . . . , . . . , . . 7 . . '1J' •, „ . -.•.' . . ... . . . , . • . ., . . ., . . . •• . . [,' • - . , . . . . . . .■, .,,, . . , • . • . . . , . . . . , . ., . , .. . . . . ;.,•,, .., • . , • . A , . t . . , .. . . . . , . . , /.' 0 „,,•. , . . , , . . . fr. . . . • •• . . . . . , . , . . . , • . .. . .• i . . • .. ;' . . . . .1 ,. :',.'..*• . , . 1 . . . ., . . . . . . . . , . 1,. , . . , . . . . . . , 1 . • . , , , 1 1 i,k r+ i June 17, 1982 R AY Mr. John Piacenti ' .J President Plaid Pantry'Markets, Inc. .,.. 2540 NE , ri vers i de Way , Portl a4, Oregon 97211 4 Dear Mr. Piacentini , This is a letter of appeal , seeking your firm's recognition of citizen ,, concern and community benefit. I am specifically addressing the issue wherein Plaid Pantry Markets, Inc. has applied for a zone change and a Conditional Use Permit for property located at SW Hall Blvd. and SW Bonita Rd. , Tigard, Oregon. While I do not claim leadership of an organized opposition,, my position is reflective of a growing number of nearby residents' feelings. A hearing on June 10, 1982 found Mr. Roger Stayer, representing Plaid Pantry Markets, Inc. , explaining how market studies indicate this loca- tion to be beneficial to a commercial enterprize. Also presented were numerous reasons (by nearby neighbors to this property) in objection to this potential development; to name a few, the effect on public safety, traffic congestion, neighborhood integrity and atmosphere, property values, etc. The bottom line is a question of community benefit versus '. commercial enterprize benefit,: Mr. Stayer was unable to present any evidence of community benefit by placement of a Plaid Pantry Market at this location. I am requesting your firm's withdrawal of applications for zone change Polio Conditional p ` Use Permit of this property, reflecting a Corporate .. 4 y ._, n` y .i. torest pub1 `c sa : and- a of hbo.r ..te. atiohs. There are numerous other sites where a Plaid Pantry Market would be a—$..`° , viable, much greater harmony with the surrounding�,t,v ' V;f Table; and in nth f g area, not to mention the lessened chal l en es .to its..,, tab,l,i shment. 1. b Atimely respnse to this request would be greatly appreciated, Thankyou for your time and considerations. . Respectfully yours, Michael Mare , 14445 sW 87th Ct. Tigard, Oregon 97223 i.:... ix„-. .v t.u,v.r-•tv..au I'/' June 17, 1982 Attachment: Letter to Mr. John Pi acenti ni President Plaid Pantry Markets, Inc. cc: Phillip Pasteri3, Chairman, NPO # 6 Frank Currie , Planning Director, City of Tigard Frank Tepedino , Chairman, Tigard Planning Commission Beth Blount , Hearings Officer, City of Tigard Y • • I . 7' yy P rte. 1 • Cr...-. + / STAFF REPORT AGENDA ITEM # 4.1 CITY OF TIGARD HEARINGS OFFICER JUNE 10, 1982 - 7:00 P.M. DURHAM. WASTE TREATMENT PLANT - CONFERENCE ROOM CORNER OF SW DURHAM AND SW HALL A. Facts 1. General information: Case: ZC 8-82: Zone Change CU 11-82: Conditional Use Request: The applicant is requesting a zone change from C-5 (Highway Commercial) • to C-3 (General Commercial) and a Conditional use permit to allow • for grocery/conVenience store for tax lot 1600 (Attach "A") . Recommendation: Based on Staff's review and inspections and applicable planning • policies, staff recommends that the Hearings Officer approve the zone change and conditional use request subject to the conditions on page 3 of the staff report. Applicant: Plaid Pantries, Inc. 2540 NE Riverside Way Portland, Oregon 97211 Owner: Richard 0. Vimmell 8901 NE Halse't Portland, Oregon 97220 LocAtiOn: The subject property is located on the solathwolu corner of SW Bonita Road and SW Hall Boulevard, Wash. County Assessor5 Map # 2S1 12BC, Tax Lot 1600 Attach "8" Lot Area: Tax tot 1600 area - 2,08 acres Site area ApproXimately 10,000 square feet • PreSent comprehensive Map besignation: Commercial Retail (C-3 Zoning CorreSpond8 to this Comprehensive Plan designation.) Present Zoning Oesignationt C-S (Highway Commeroial) • NPO Comment: Presently NPO #5 is inactiVe• Public Notices Mailed: 14 notices were ni1ed4 No comments had been received at the writing of this report, 2, Background: No previous actions have been taken on this Site. 3, Vicinity Information: • The surrounding land uses are as follows: The areas to the north of the site have been developed for single family and A multiple family residential uses. The areas are zoned. 11-/ (Single Family PesiOential) and A-12 (Multiple Vamily) , • 0 PAGE 2 STAFF REPORT # ZC 8-82/CU 11-82 6-10-82 The areas to the west, south and east have primarily been developed for single family residential uses. The areas are zoned R-5, R-7 and R-7(PD) . q ‘ 4. Site Information: • Presently, there is a single family residential structure within the southerly portion of tax lot 1600. The site area proposed for the cornnercial development is vacant and grass covered. B. APPLICABLE PLANNING POLICIES • 1. Zone Change: The proposed zone change from C-5 (Highway Commercial) to C-3 (General Commercial) would bring the zoning on tax lot 1600 in compliance with the Comprehensive Plan designation, which is Commercial Retail. • 2. LCDC Statewide Planning Goals: a, Citizen Involvement - She intent, of this goal is to insure tho opportunity for citizens to be involved in all phases of the Planning prOcess. Notices were sent to property owners of record within 250 feet of the property. A public notice Was published ih the Tigard Times on May 27, 1982, . b. Land Use-All applicable LCDC Goals and Guidelines, NPO #5 policies•and Tigard MtniCipal Code sections were considered in the review of this application. d Ublid Facilities-Public facilities including water and sewer are adequate. di Transportation-The site will be bordered by SW Bonita, a City street, and 8W Hall, a state highway. Neither of the streets are improved to City standards. There is adequate right-of-way width adjacent to the oposed site )area. However, improvements to both Hall and Bonita will need to be made in order to adequately accommodate the proposed use. These improvements will incltde half street improvements on both Hall and Bonita. Street improveMentS on Bonita Will also include a left turn lane. Staff has contacted the tate Highway Department and they have expre8sed Concern regarding additional access points along Hall. Especially if any acces8 points located c108er than 100 feet from the interSection at Bonita, 1 In addition, Bonita, when fully improVed, will be a 44 foot Wide street. P Although the right-of-Way of Bonita directly at the intersection 18 70 feet, additional right-of,-Way will be required of tax lot 1600, At this time, staff does not have the exact figures for the future tight-of-way dedication, Prior to any development on the site, staff will require that all right0f- Way and street improvements concerns be resolved, ThObe matters 0.11 be discussed in tore detail during the site Design AevieW prodeds, u 4 PAGE 3 STAFF REPORT # ZC 8-82/CU 11-82 6-10-82 • Staff would note that the Zone Change or Conditional Use approval requested by the applicant at this time does not constitute approval of any site' or development plan submitted by the applicant. 3. Tigard Municipal Code: Currently, there are no criteria or standards within Sectie. 1 8.72 Condit'anal Use of the ordinance in which to evaluate any Conditional Use • wpaeral-,7' Thus, staff rely on LCDC statewide planning goals and other city policies in the review of this proposal. 4. NPO # 5 Applicable policies: POLICY 21: Development will coincide with the provision of public streets, water and sewer facilities. these facilities shall be (a) capable of adequately serving all intervening propertic s a; Wel,. as the proposed development, and (b) des.i fined to meet city or oo.unty standards. As stated earlier, all public improvements shall be made in accordance with City standards. At a minimum these improvements shall include street improvements on Hall and Bonita and needed water and sewer facilities, _... .F C. CONr.r,USION: The proposed Zone Chang) and Conditional Use proposal meet the applicable planning policies. All site development proposals will be approved through the Site Design • Review Process. .�, D. CONDITIONS: r . a ter tI 1. h --a; ► ly-fo-r Site Design Review]prior to the issuance of any building permit l or commercial development on tax lot 1600. 2. The Oregon State Department of Transportation (ODOT) shall review and approve all access points onto Hall Boulevard from tax lot 1600. 3• ODOT shall review any proposed dev el t a' � 000 ec O!O'c f c�otz,rP de d street t improvemen•bs along S.W. Hall Houlevac : f lliJ ; tf ' sg 4. Th City shall review an. proposed deve ••, -nt • ax lotl:60 t needed./0„The Ci ty s any r�.����� � s breet improvements along S.W. Bonita. ,, t , � � tl 5. street dedica txon s,alo!g S.W H��'Cand Bon��ta �qa. . th 1 . ■ k CONDITIONAL USE APPLICATION - NARRATIVE 2. Applicant: Plaid Pantries, Inc. for Richard O. Fimmell Convenience store in C-3 zone, for a portion of lot 6 , Wilson Acres , known as Tax lot 1600 , 2S1 12 BC a. This use will provide the immediate area with a needed service, allowing local residents an •alternative shopping location which will reduce travel time and fuel consumption. The use is in conformance with the comprehensive plan map. The property is under application for rezone to bring zoning (presently C-5) into agreement with the plan designation of C-3 . The C-3 zone allows , as conditional uses , any conditional uses permitted in the C-4 zone . Grocery stores are designated as such in C-4 . There is nowhere in the zoning ordnance that allows a "convenience market" or "convenience grocery" as an outright or conditional use, so it is treated as a grocery store. b. The closest shopping now is at Hall Boulevard and Pacific Highway where two large grocery chains have outlets , South of this location , the closest store is at King City. There is presently no convenient store location where someone can pick •, up one or two needed items without traveling long periods or distances . c . The location, at an intersection , will be accessible to the optimum number of residents , The site itself accommodates the proposed use well, as the requirement for the convenience store utilizes only a portion of the available sites . Slope areas will be incorporated into landscaping quite efficiently. d, This use will add no burden to the existing services pro- , • vided in the area, Existing services are fully adequate to • meet the needs of this use. e This use could actually facilitate the development of some of the surrounding area, The balance of the commercial property will he more desireable , and, with this added service , the residential and multifamily areas might become more desire- ) able for development, This use will not in any way impair, alter or restrict the use of surrounding property , piliNM , , . q ..,. 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' , r x q H r JJ x yy ? . 0/ ,yss' y y✓. rr rre 010 trp.27.m./ 1,10 tr,..-rt,10,017 9-vr pi-yr\Ann-c, te.c.r 1 -71C14)- 0 t-le-r.72--p-- 441 0 V ve,,4. tvP 1/00142 74 774z:try/I rfrV t2 "-to -atre.ir\V to e.5v • NPO #6 Opinion June 9, 1982 ZC ZC 8--82 Conditional Use CU 11-82 (Plaid Pantries) Although the proposed Plaid Pantry development technically lies in NPO 05, NPO #6 members feel this development will have a significant effect on the livability of their area. Since NPO #5 is currently inactive, NPO #6 would like to express the following concerns with respect to the proposed development. I. Traffic Pattern Problems • • A. Hall Boulevard 1, The 45 MPH speed limit is too high for safe access to the proposed development. 2. Hall is a state 2 lane highway with no left turn lane provided to Bonita Road let alone a commercial development. 3. There are a significant number of sharp bends in Hall in the vicinity of the intersection, thus making avoidance of traffic near the proposed development difficult. B. Bonita Road 1. Bonita is currently designated a major collector but does not conform to a major collector's•.design 'requirements. •ny commercial development near Hall Will prove more of a strain I ;, an awkwardly designed intersection. • 2. Bonita IS a 2 lane street With no left turn lane. 3. Bonita has no curbs or improvements in the Vicinity Of the proposed development. 4. There are several sharp turns near the intersection which will prove hazardous to left turns into the proposed development. ; /I. Neighborhood Charr.lcter similar No A.A commerdial development exists anywhere near the proposed site. B. Although the area is zoned commercial, possibly du e to the proximity therefore proposed development "stick area is zoned residential of a state highway,' the Fast ma.`brit of ..h p p' "� C out like a sore thuMb i C. NPO 06 plan proposes all commercial development be Iodated along Pacific highway thus preserving the a sthetics of the neighborhood. 1 • V Wage 2 D. The conditional use narrative submitted by Plaid Pantries states 'there is presently no convenient store location where someone can pick. up one or two needed items without traveling long periods or distances.' The attached map shows a preponderance of convenient stores within a 5 minute drive of most residents of the area. Albertsons is a 5 minute give from Pinebrook St. III. Site Plan A. The proposed shared access setback to the development of 65 feet • from the intersection does not conform to the state recommended • setback,SO ININ tip" B. Although the site plan shows landscaping; an exact building design was not available for review. Unless the building design for this site is significantly different from most existing Plaid Pantries, the development will not fit the residential character of the neighborhood. Ih' In conclusioix, NPO 46 is not in favor of the proposed development. r Phil Pasteris NPO 46 Chairman • , . _ . -....MW,,,g1p...r--------- -- ----- -- -,---.. ______ .„ _ , ■ , ., 4. . . 11 , 4 ' ' ',II'• , , . •1 ... . , . / P‘r 4 n -pbo 4 o . 4 I ,r . Ibl, pAgig si 1. ( (, -pote,4 t4/0d . , 4 . . W.-7 . , Fowl at- 0., . „ • . .,. , ... „• . ' . . ' So , , . , • . , . . vili-IrPOrg .. y , q , , . ' . . . .00 .., ., ..k,5;,.J.r.,1 • .... ..rs... 10. 4,,7,. 4i . 4 , . li \k R.T :. ., . cc , ,: T.LE-4,, s 0 . . „ . . , . . .- ./t. ,„„,A .fr&A a .. • , .. l• ,- - 1 . .-/'1 f 60;t41.4 1 C:i 13 tv",i/A. RP, . , . 7 - • ,■:. ., PI:. T . . ..„ .. . . .. , , % geo P4 si(44, ,- • . ..... ' . • •. I , . . ifl . ., , . , ' ■.). , - . ,.., KEY EXISTING CONVENIENCE MARKET = SCHOOL X = GROCERY STORE (5 LOCATED IN ".?.. SHOPPING COMPLEXES) = KIENOWI 8 = THRIFTWAY NOTE: • , PRAIRIE MARKET • = TRADEWELL IN ADDITION TO THE CONVENIENCE MARKETS SHOWN = ALBERTSON& ON THIS MAP THERE ARE TWO OTHERS LISTED IN x 16 = SAFEWAY CITY OF TIGARD, A SWIFT MART IN GREENBITRG .' . X 7 = FRED MEYER eiRtA AND A 7-1 1 AT 1.2123 SW SCHOLLS FERRY RD, . k. TITALATIN HAS TWO CONVENIENCE STORES, A 2, = PROPOSED SITE OF SWIFT MART LOCATED ON NYBERG ST. AND A . . , . A • PLAID PANTRY PLAID PANTRY LOCATED ON SW BOONE'S FERRY RD. . , . 0• . . , . , 4 4 i • ( F ' ' ST '"• E RAGE AO -rtzp-Imir ORS • June 8, 1982 • Mr. Phillip A. Pasteris 8935 S. W. Pinebrook Street Tigard, Oregon 97223 Re: Zone Change ZC 8-82 & Conditional Use CU 11-82 (Plaid Pantries) NPO #6 Dear Mr. Pa8teris: As residents of Greensward Park housing development we wish to advise you of our opposition to the above zone change. We strongly feel such a change would create a severe traffic problem in the immediate area surrounding the inter- section of Hall Boulevard and Bonita Road. Traffic in this area is already congested at times, and the addition of a • Plaid Pantry (or any other convenience store) will only add more cars , bicycles and pedestrians to an area which is not designed to handle such heavy traffic. We feel this would result in numerous accidents, especially involving children trying to cross Hall Boulevard to reach the Plaid Pantry. • Thi.s zone change would also produce noise pollution and increased vandalism due to increased traffic in the area. We strongly urge you not to approve this zone change. • Very truly yours, WoJAAA,) Ken Lawhorn Sharron Lawhorn 8635 S. W. Greensward Lmne Tigard, Oregon 97223 0.0,box 280090 • tIgardi oregob 97220 6 (503)639,5447 , • TRAFFIC INFORMATION. Hall Boulevard at Bonita Road Counts Bonita Road -- 2300 (1978) !:' Hall Blvd. -- 0.01 mile N -- 8, 000 (1981) 1' ( Hall Blvd. -- 0.01 mile S -- 6,550* (1981) "172'1 *Note: This is the lowest count along entire b/b1/1.17/P/4° l67/ Hall Boulevard from Beaverton to Durham Road Traffic Incidents (Reportable accidents - over $200 / (0 ' damage, or injury) (George Gadaholt State Hwy.Dept. ) First Half 1981 -- None reported from MacDonald to Durham Road 1980 -- One, 150 ' South of Bonita. Non-inter- 1 . section, single car, turning accident One, 300 ' North of Bonita. Non-inter- section, sideswipe while paScing 1979 -- One, at intersection. Rear-end on Hall Boulevard, injury Ohe, 300 ° North. Non-intersection' single car. The State standard for review 3.8 five preventable MA* accidents in one year. • • 1••••• - - - /7. C • • TYPICAL CONVENIENCE MARKET TRIP GENERATION • PM PeaT,:. Hour Volume Location/Source Enter Exit Shattuck Ave. & Beaverton- Hillsdale Highway 20 22 • Hall Blvd. & Locust 15 15 Scholls Ferry Rd. & Allen 29 31 Scholls Ferry Rd. & Allen 43 43 Hwy. 212 & SE 82nd Dr. 42 41 Institute of Transportation Engineers Four Store Average 56 56 A Note ! Approximately 45 percent of the entering traffic came from the passing stream of traffic on the adjacent streets during the PM peak hour. , . • cALH Utrkt., INC dtihitultiNd 110006006N OldiNitii , , k 1L .4 7 , /y , (.._. -7 -/' u: 3, TRAFFIC IMPACT ANALYSIS FOR PROPOSED • PLAID PANTRY CONVENIENCE STORE r,/, • +. Prepared Be , '4 , .« Wane K, Ki t t eX son * P reps irecI For N l' 1 PO #b I: • ',t , ' i. M • • • , ,S1A1 y 1 iVIe2 V ■ I. )k 1 I` h RI 4. 1, M 4 ,o,1. . re a a i1.,** 4444444.fG40444l/444.4444 4i fw4:,4*WM wN 4.dµM:i4♦*4*,*YS, RW w a4, 4 ur ,r+I 4 v Ar ',t;'iN'tf., '''M7}It144'FtlkWs ;1f+F4 ew4s.rkw 4,n A-. 11 k INTRODUCTION Plaid Pantries, Inc. is curTentlw planning to construct and aerate a retail store near the intersection of Hall Boulevard and Bonita Road* This report sets forth the findings of a traffic imPact analysis conducted for NPO *6, which evaluates the effects of this develoPment on future traffic volumes, levels of service, and accident characteri4tics in the vicinity of the project site* All recommendations shoulth at this point, be treated as Preliminary concepts subject to further refinement* STUDY AREA LOCATION The Proposed site is situated on the southeast eUadrant of the Hall BoUlevard/Bonitx Road intersection (See Figure 1)* These two roads also serve as the primar4 access routes to and from the site. In the vicinity of the proJect sites Hall Boulevard is a two-waVp tWo-lane facilitw with wide lanes and adequate shoUlders. It is operated and maintained bw the Orerlon Department of trans 000tivIr and is classified at an urban secondarw hiAhWaW. The roadWaw is Posted for a 4 -HP H sPeed limit. The interSection of Hall BoUleVard . With Bohita Road occurs in the midst of /arde-radiUs horizontal cO&Ve on Hall Boulevard. Although this c6rve does not restrict siAht 4 • -4, - 4.••4*.••■•••■■••.4.■••••••••444.14 444 •4• • 4.. •F • •• t 44 • • 4 44 4 4 3•• 4 33 4 44e 4 4 3 3 'N . _ - -.. - • •P't:: ,,, . '#4•, . ..- "`• . . .1 ‘... 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' • •#'.-io.lt:reAlr." •,...#''' , `, '• ,•" . „ .#1.. .: ••. •4., .'4. ,, .4 44 ',4 ..4 4 41 4:4 .}:4 III ,.. , ' : 4 .1.• . • .4• , • . . 0:44, • 04 . . i '. ••• 4 ' .. .. .4 .. 0 i •. '4 40 0, 0 .' 0 .iL .i. ,1 , • •4 . . • ., • '., 13 4 r e. 4 tele , St e ocalion .,, . , „ . . . . . 1 , . • , ,., . .t• , 1.4 , . •' . ,' 4*' . ; .4 ' .4. . 44 ,....4 404 a:4444*a • :,4.•*. ' ,. . 049,7 *4. • ....R. •• " • " ' . ' ' . . ' * • 41, .0,,.. . ...,-.0-. 1,04 •fa •44 . .• t■..: ho,,t, N.0 ,.. , +., ,,0..,, ,..,..104 •• 4.4',O.0 I', 4,, 4 , • • • distance at the Hall Boulevard/Bonita Road intersection, it does cause sight distance problems for vehicles entering Hall Boulevard from the west within about 300 feet of either point of curvature. Bonita Road is also a two-waw, two-lane facilitwp but with relatively narrow lanes (10-11 feet) * It is currentlw posted for 35 MPH. Until very recentlwr this roadway was operated and maintained by Washington County; however, it is now under the control of the City of Tigard. Bonita Road serves as a collector facility, connecting with both Hall Boulevard and 72nd Avenue. % SURROUNDING LAND USE Current land use surrounding the proposed site is primari:N residential. There is still a substantial amount of vacant land in the area, but it if; all zoned for residontial development. The • project site represents the only commerciallw-zoned property within the immediate area. % , crolach.. The intersection of Hall BoUlevard and Bonita Rood is controlled 111 a stop sidn On the minor street aPproach (Bonita Road). There are no , • 4 . . •■•Rfa. . 4 0 V signals on Hall Boulevard or Bonita Road within a mile of the proJect site. However, a signal installation is currentlw being planned for the intersection of Hall Boulevard with Durham Road, The installation of this signal will be accomplished bw the Citw of Tigard through a Local Improvement District (LID) , TRAFFIC SAFETY . a No serious accident problem currentiw exists within the vicinity of the proJect site* During the five wear Period from 1976 through 1980, a total of 10 vehicular accidents were recorded on Hall Boulevapd within 001 mile of Bonita Road. Of this total, three were intersection-related and seven were non-intersection-related. Four of the accidents were of the rear-end tWpe.. This section of Hall Boulevard ranks 283rd in the State for similar-twpe facilities* It also has a five Wear average accident rate of 4.32 accidents per million vehicle miles, which is well below the statewide averaae for this twee of facilitW. TRAFFIC VOLUMES Figure 2 identifies 1982 eVenind peak hour volumes observed at the intersection of Hall Boulevard and Bonita Rod. These Volumes are .',,,'•:,'.,i .. . . . . . .. . . .. .. . ' . . ... ;•,....„ . . .. ... , . . ._ ,..,. . Figure 2 . obseroed ..., 11/8z ,E Vet," PEA K /4619R.. Viotti mEs tk, ., ' •.' , ...•... 4. f. ( , ,•Or 0 i.1.,''''' 11°11/BO(Iliad (4:3 o-is:3 , PA") ., . ,.. . . , . .. . . . . . ,. .. , ' t ..... . . .. i , . t .. ttl .•' . t • . . , . . °IL ., .. • . . . • • • .. ,. . . ... Kg 14. . • . . . 111 o . .. ,. ...,,, . .' ., . . , SON trea ROAD . i', . • . ... , . . . .',,,,,. It. • it.....,....if 8 . , .. .. ..1 (IX , .4 . . . .. t r . .. . , . .... . r 0 Nt [----- • . ...v.) in . . IN i • . , . , • ...: ...n. ..,, .. i. . . . 1 .. i • - . . ! i Y , . ; .46 ,..i • ,' ,',' i 1 H • , .... i . . . .. 1 ••■ .. .. . .I c .. 3 ', • ' 3 . 33 04 11..1..41,.............1. •x1.0.0.0,40........4.oat.. 4.4,...-0,440.4,,,,,04 40.00.........0.0044.4.• ,00,0 ... ,...w., 0 3 AO ,t., r,. . . r 1 . .■ 10 ' " A • based on manual counts conducted Tuesdawv June 29 between 4 ,30 p.m, ?! and $ 30 v.mo The observed volumes were found to be aenerallw consistent with the results of a traffic study conducted in 1980 as + " part of the S.W. 72nd Avenue LID (Ref. 1). Since the weekdaw evening Peak hour is also the time when the impact of the traffic generated b, the proposed development will be greatest' 1 r .. this was the time that was used in all subseeuent analwsisd (Past experience has shown that while project--site generated traffic maw be heavier at other hours of the dew, the combination of normal and generated traffic is maximum during the Weekday evening peak for commuting work--to-home trips) . The manual counts also provided an indication of the potential need for signalization of the Hall Boulevard/Bonita Road intersection. . .. Based upon the limited amount of information that is available, it appears that this intersection dues not cUrrentlw meet warrants for • signalization. However, based upon an assumed average annual growth rate of 5 percent per wear, it is anticipated that signalization of the intersection will be warranted within the next 3. 5 ;years. lk A CORk p y C !rr . Y • {I) i. .I Level of Service (L08) is a concept developed to ouentifw the decree of comfort (including such elements as travel tire, number of stops, ,M „v,.-x,.e... «wr • ,,,...3 u-•1r ui,i.r a"Y,i. o • . . wi",icuMw.ww.wrsu, i r..rr... w .« ,I and impedances caused bw other vehicles) that is afforded to driers as they travel through an intersection or roadway segment. As oriainallw defined within, the 1965 Hiahwaw Capacitw Manual (Ref. 2), sic grades ere used to denote the various LOS; these six grades are i shown in Table 1 . Using this definition, it is generallw agreed that a mD6 LOS is the minimum acceptable for an urban area. Recently, an update and expansion of certain portions of the 1965 Hiahwaw Capacitea Manual has been prepared bw the Transportation Research Board (Ref. 3) . This update includes a methodologw for calculating the LOS at two-way stop-controlled intersections. For '�'.• these non-signalized intersections, LOS is based upon the concert of 'Reserve Capacitts° (i.e. , that portion of the available hourlw capacitor that is not used) . Specificallw, the definition shown in Table 2 has been recommended for use. The Reserve Capacity concert applies only to an individual traffic movement for shared-lane movement). Once the capacit+Y of all the individual movements has been calculated and their LOS and expected delay determined, an overall evaluation, of the intersection can be made. Uormall , the movement having the worst LOS defines the overall evaluation but this may be tempered biait enai nee rah na Juddement. ' LOS analyses described in this report were performed in accordande �+ With t h the procedures set Barth in Transportation Research Circuler 212 (Ref. 3) . An analWsis of the current peak-hour traffic demands at the Nall 1^ nw> .-,+...•wr.:wu4w+•.wwW�.J..;r..G.a+r, .:.j...l�i.,S�; : LJ.+w:.a,«.,-�,PL IA'»'.«,."F «ax. 4 « : y w.Y 'ti w;. •il r•a.a Y•a,y «t,W ,1ra 4 oc•"d0',thi't":`1"U`"iq' imr-axi. .. • + ' " -•— x < w aM FI�k°rMN�t='a,��r.x-.c. i s : . „-. -,,m ,..,...., . ,-. +„ - r.,; , ..,-„ .. •-om.vr+«aonr nY1• ,.. wu.. _va.>-.r:«•rt,nie,r,,, , ..._......,«,,..W.w.,.....- >..-.-.s.,,....:.,t•,..,. .re.- `u �N, +e '7tt,t'' aw "uu. ab a -40 r o, SI3nallied niters 1a4. • Level of . Service Traffic Flow Characteristics • A Average overall travel speed of 30 mph or more. Y. Free flowing with no congestion. No signal cycle failures. • Average overall travel speeds of 25-30 mph. Very few signal cycle failures and little or no congestion. C Average overall travel speeds of 20-25 mph. Occasional signal cycle failures and moderate amount of congestion. T? Average overall travel speed of 15-20 mph. Frequent signal cycle failures and associated congestion. Average overall travel speed of about 15mph. Unstable flow which includes almost continuous signal cycle failures and backups on approaches • to the intersections. This represents the theoretical capacity of the facility. F Forced flow, with average overall travel speed of below 15 mph. Continuous signal cycle failure with backup on approaches going through upstream intersections in . some cases. Table 2 Der/Jaen o1' Leuels Seil' � Ca stn ns no at' Zrote rs e c-hp f 1 Level of Reserve Expected Traffic Service Capacit Delay Y 400 00 t® 399 Little or no delay 9 Short Y Y .. heart tra£,�1C delays 200 to 299 Aver 0 age traffic .delays 100 to 199 Long traffic delays to 99 Very� 0 bong traffic delays Less,- than 0 Fail rr e ex t r.. congestion (Any Intersection blocked by external causes W"ell ml'p.r, .Y•. ,n.tlr•.. .r,,, .. ...,. wvW ..+ • • I Boulevard/Bonita Road intersection revealed a fairly stable situation, but with some problem for vehicles turning left onto Hall Boulevard from Bonita Road* This iv illustrated in Figure 3, where it is calculated that the left turn movement from Bonita Road experiences an 'V level of service during the evenind Peak hour* This is Probably still an acceptable situation, however, given the relatively Small magnitude and short duration of the problem* • 4 _ t-s jure ...,• Ura&igneiized "1" Intersection Capacity Caloulastion Form ill Location Plan: f Counts: • �Q jl tkte �U> 9 /�' A — 8 Time! 2 52 nj control lP Hoif ' iiiiT fc Volumes fr — .—m Approach 8 Movement Ar -a- 8c r 8r •a- Volurnc 6. � �prh f tee Vile 11 � � t M Step I iRlght lisrn from C C, ( ' Conflicting Flows gr Ma gig • An + Ar 1 • i . (from Fig l) ..... + , ae .. o0A Critical Gap from Table 2 T.l'a wit&tsec 1 Capacity from Fig.2 igg Ms,t 636 Mi ,' Shared Lane—See Step 3 M Shared hirred Lane Demand= _.e�.. CQ gr-.� . br" Available Reserve ggig M,—CAS )100,,,, [Delay&Level of Service(Table 3) 1 ° 1. r ' Step 2 Left Urn from 8 ®l, t+'"' r Conflicting Flows g.Mn 6 AR + Ar os (from Fig, 1) .,.1Z__ + .‘212a. . . SL Critical Gap from Table 2 T, 5 Capacity from Fig.2 mg MN,al M s= g. O we, Demand" BL u Ili „ +, Capacity Used Q 100(BL/M,)es Ill..% • Impedance Factor from Fig 3 at P,tig_ail. � Available Reserve z 1 Apo—B m,,>ii p Delay&Level of"-'etrvice(fable 3) _ 1 20 Step 3 Lei Man from C CL "'v Conflictina Flows IN MH. 4AR+ AT + 8i + Br (from Fig. I) +, +, + .;1f Critical Gap from Table 2 T, .Z1 sec , Capacity from Fig.2 g M .e A ,Athirst for l'rnpe hale( MN,x P,a=IM,t mil' f i, 1.41 L eV Oi:xo1:14i , Ci,at ,_ , • AVyil.ar& .. 1..1 to i iw Al — i a.l pi Delay&Level of Service(Tab le 3) :4' .ii ' I ,.._,.�; Shared Lame Demand or Ca+CL se CHI ITA-_—,.__.,p — Shared Lane with Right Turn (opacity of Shooed Lane mg M13"o (C fM1)+(Cj./M Mailable Reserve" MO+-CA,.m Iay&Level bf Service(Table 3) ... Overall I vnitratioat " ► t *' it . r I .. II,� !.._.0 ti2 .0+. •Y<,k<...,.. M+4 ♦a wexw..wr ay.s..w..., w . .uw•+r ruwNL.d,.rr`.n++,weer ,.i:i.<- n -n TRAFFIC IMPACT ANALYSIS The evening peak-hour impact of the traffic generated tow the proposed development was analyzed as follows: 1) The total number of evening peak hour trips, both in and out of the proJect sites was estimated for the proposed development. 2) An evaluation was made of the effect of the proposed access points on traffic flows level of services and safetw characteristics on both Hall Boulevard and Bonita Road. Each of these steps is discussed in reater detail within the remainder of this section. DEVELOPMENT PLANS AND TRIP GENERATION Two access points to the development are proposed: one on , Al Boulevard appPokimatelw 65 feet south of the intersection with'Bonita 1 . Roads and one on Bonita Road aPProximateli0 35 feet east of the intersection with Hall Boulevard. 6 * * • 4 • The proposed Plaid Pantry store is expected to contain aPProximately 2,400 gross square feet of floor area. In order to estimate the trip generating characteristics of this facility, evening peak hour inbound and outbound trips were observed at a nearby 24-hour convenience store containing 2,000 gross souare feet of floor area. The particular convenience store selected for observation is within 2 miles of the project site, and has access onto a roadway with traffic characteristics that are comparable to those observed on Hall Boulevard. Inbound and outbound trips were recorded between 430 P.m. and 530 p.m. on Tuesday, Juno 29. The following results were obtained: Total inbound trips Cl hour) : 42 vehicles Total outbound trips Cl hbur) : 52 vehicles Because of the similarities in the location and size of the observed store to that of the proposed development, it was assumed that a similar traffic pattern would occur at the project site. It is important to note that these assumed trip generation rates do not account for the fact that a certain percentage of the "generated° trips alireadw exist on the roadway swstomy •qnA th-0 Ir.',ver of these trips will stop at the ProPosed cornmierwe 4tf,;,0 without needing to make another special trip, This is especiallw true of land Uses catering to convenience rater than comparative shooping. Therefore o it Was assumed that 50 Percent of the generated triPt will he made bw vehicles that currentlw travel through the studW area for 4 te Y other purposes. As a result of this aassumptLon, it is estimated that the additional traffic generated bw the proPosed development will amount to 21 inbound vehicles and 26 outbound vehicles during the evening peak hour. This volume of traffic, distributed between two different access roads, should not have anw significant effect on the level of service experienced at the intersection of Hall Boulevard and Bonita Road, `:. EVALUATION OF PROPOSED ACCESS POINTS 1 I pl• Sight distance should be adeouate for vehicles entering both Hall Boulevard and Bonita Road from the proposed access drives. However, ,a A realignment of Bonita Road, which increases the available sight distance to the east, would be desirable. A serious traffic flout and safet c problem maw develop due to the ProximitW of the proposed access drives to the Hall Boulevard/Bonita r oa& )hter•secQoai FttAtAC-911,10r6 LI,c,5evpritsf of this problem could be sign)-P cantiu increasA 44h tJia- pOs5 i Ale future installation of a signal at the Hall Boulevard/Bonita Road intersection. SPecificall , both proPosed access drives are so close to the existing intersection that the threaten to interfere with the operation of the intersection. Under the prop osed design, drivers turning from Hall i • Boulevard onto Bonita Road will have to watch out for traffic entering and leaving the access drive at virtuallw the same time that the must 'L be alert to the presence of conflicting vehicles on Hall Boulevard, This greatlw increases the comPlexitw of the driving task and could have a significant effect on the overall safetw of the intersection, A similar problem exists with respect to the access drive onto Hall Boulevard. In this case, the danger is even greater, since the average speed on Hall Boulevard is approximatelw 10 MPH higher than on Bonita Road, Both of these problems can he corrected bw moving the access drives • farther away from the intersection of Hall Boulevard and Bonita Road. The access drive on Hall Boulevard should be at least 100 feet south of the intersection with Bonita Road, and the access drive onto Bonita Raod should he at least 75 feet east of the intersection with Hall Boulevard. • • REFERENCES 14 Associated Transportation Engineering and Planninge Inc. °intersection Analysis for Proposed S.W. 72nd Avenue L. I.D. ° December 1980 2. Highway Research Board. °Hiehwaw Capacity Manual°. Special Report No. 87 (1965) 3o Transportation Research Board. Transportation Research Circular 2: 2: °Interior Materials on Fiehwa9 Capacit y° (January 1980) . f n w.e'+4.p.i.M.u..a.1�.:`.W:i+wa.+K..wtar i.+riyy.;N«+.,.++.i..w«..iu..µ i 'M1 Xi .... .r, .. . . ..s...nrw ... a "a*.....-... ' u .+r I \ 3 5 274 0.y .* r.. .:0 s \ d g ?1°3� ? 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''. . • b—o ! .• la , ____, a - ; 1 t , '.1'4 1• 1 f:\'IA7%`1-1 4 .1s i •1., 1' t . .0. 1 1 ..............**....,-...4 1 , i i I * ••• ^t I,' 1 1:4 r.„,,,,,,,,,. vi —,.........,—.....,—. , lc\'1 0 ,!, • U. vl cr 1 CO ,,i .1 s 144 1 , AtA i I 11 • i , . Z / . . . . . ... . tag I Tt 4kt:A .0,000 tes, 0 et ......, • . 114;47.1t‘*146s ■ Ct am,114 i.-4.T., , . ) 1,. : i (..,(a A. `1 42..,ca.. rA Oirt*4 0 I '1 (;) • \.. . . ke d*,4 -Q,tUi,,A e..P 0• Nr WIN Ill t. ' .. 4 . . 1 • . A FAct , , FAR S1 p EVERAGE ISTRIBUTO 111. S June 8, 1982 Planning Director City of Tigard 12755 S. W. Ash Avenue Tigard, Oregon 97223 Re : Zone Change ZO 8-82 & Conditional Use CU 11-82 (Plaid Pantries) NPO #6 Dear Sir: As residents of Greensward Park housing development we wish to advise you of our opposition to the above zone change. We strongly feel such a change would create a severe traffic problem in the immediate area surrounding the inter- , section of Hall Boulevard and Bonita Road. Traffic in this area is already congested at times, and the addition :11 Plaid Pantry (or any other convenience store) will only add more cars, bibycles and pedestrians t. n area which is not designed to handle such heavy traffic We feel this would • result in numerous accidents, especia......y involving children trying to cross Hall Boulevard to reach the Plaid Pantry. This zone change would also produce noise pollution and increased vandalism due to increased traffic in the area. We strongly urge you not to approve this zone change. Very truly yours, • ti'LH ten Lawhom. Sharron Lawhorn 8635 S. W. Greensward Lane Tigard, Oregon 9 7 2t3 pio,box 280090 ' tigard,otegon 0123 • (&3)639-5447 Peie to0 � 1°41° Tune 7, 1982 :. Hearings Officer c/o Office of Planning Director City of Tigard 12755 SW Ash Avenue Tigard, OR 97223 Dear Sir: Re: Proposed Plaid Pantry ti SW Hall and Bonita Road The purpose of this letter is to inform you of my feelings with regard to the above-referenced matter. I feel very strongly that a Plaid Pantry market in that location (or anyplace else in the nearby vicinity) would be detrimental to the healthy atmosphere of our neighborhood. At the present time, my children are unable to cross over from Murdock Street to Hall Blvd. to Pinebrook St. because the traffic flow is so heavy and the speed so fast. It would seem natural that the emergence of a Plaid Pantry market on Hall Blvd. and Bonita Rd. would generate an excessive amount of traffic and the area is presently overburdened. I cannot see where the construction of a Plaid Pantry market at the corner of Hall Blvd. and Bonita Road would '. ° improve the social level of the neighborhood, rather it would decline, and the traffic generated thereby would generate an increased hazard .to children and/or adults. Thank you for reading my comments. Very truly yours, C/It: L) / Patricia A. Phillips (Mrs. ) 4 14730 SW 84th Court Tigard, OR 97223 F ' ti"'4 • T, 7,Y , wt .tea . '. • • . ,, clik, AFFIDAVIT OF PUBLIC; 'i r,�'i.140 X113 .:.t , ,.. ,ti „ov — �..,. I . .. i.c a a" , «,` 4 r. STATE OF OREGON, o.,_ b , °', . `8 it r �,+ rcpt' I t 'p,4414,„!,,.•,9 • . (SS COUNTY OF WASHINGTON, cc� L sa,-+ • c1 AGoau a 0. . JOHN W.MARLING :�� x vet` ' : � , g1 being first duly depose r.r °?t ,n ,"�„ °; ' sworn de ose and say that I am the publisher tu, • Y P .. ..............._..�....„ ,� '� a4, � ���-r+.�• rte, ,,.-7,',: .... ...," of The Tigard Times, a newspaper of general circulation, as defined •' `� g�'1r U- §"a,,,.,4 Ki }j, iq :, g' n rt by 011,5 193.010 and 193,020, published at Tigard, in the aforesaid county and _ " c w, ' p.; ` ti:.■ 4 r .a :q% ' state; that the legal notice, a printed copy of which is hereto annexed was 4 w." ;'�'`• .° :° , y.. ?�, published in the entire issue of said new aper for successive and .: t _ ,, 1-. , .t),2�� w ., consecutive weeks in the followinb issues r MAY..,.2 7.,, 19.82 . r✓� sr- ,tv.„,' CI c' toPtt itoi,,,, 4 ....... . ,. . . ..o.. . . 4 14‘,, 4 4 o 4. . ,. ti' 4 ig °I rt,92..,) ',',.' 1r, 6 a ,(Signature] , A JJ�' ca�-..�, rg �. f1, ..�:N Sutscr"ibe l and sworn to before me thi ,.,.r.,... .....,....,._... day of ) + 0r.r, oo ,,,.�t�hh1,- co'iii�}r, `'A ' d K '9.',,r l'-'to 4 p o]Gi , . � C•+ yam,cCl ( t" , w w,, i &..4it-4.4 4 V .2 , 0 I .44, . cas im t j tx,1 ca,, i Q...,.,,,,, , .4 +j Notary Public of Oregon + G �, c7 7,J`- My commission expires .., 19 # a �,� o. 1eti. I • , y r 0 ' , n �. lw F\fit• i ,, 1 Off' T1 , - .--.-n ` WASHINGTON COUNTY,OREGON '',.'' µ f p GENERAL APPLICATION FORM CASE No. 2., _,- , CITY OF TIGARD, 12755 SW Ash, PO Box 23397 RECEIPT No. ;. ytc Tigard, Oregon 97223 - (503)639-4 171 1. GENERAL INFORMATION . FOR STAFF USE ONLY: PROPERTY ADDRESS �; Associated Cases: LEGAL DESCRIPTION '7 �`, j ` ' a- k k INTERNAL PROCESSING: • Accepted For Pre-App. : SITE SIZE_ •`' 4, , ;: ,. t ';.' , PROPERTY OWNER/DEED HOLDER* RvLelaol Q. ' By: ADDRESS 911 1,'5, PHONE =�T' Pre-App Date & Time: . AP PL I CANE* � . .. °I 0 ?O e„g_ . a v ?z... . ADDRESS V. , Q.t,u,.. ∎�,� PHONE Wit S.01,Z.■ta Accepted for Decision: CITY ZIP d".1"3 A.‘1 — By: 1 *Where the owner and the applicant are different people , the applicant must be the purchaser of record or a leasee in Hear PP P Hearing Date: possession with written authorization from the owner or an agent of the owner with written authorization. The written Hearing Reset To: authorization must be submitted with this application. *� Decision: filed & mailed �. 2. REQUIRED LETTER OF AUTHORIZATION IS ATTACHED YES Q NO, 3. THIS APPLICATION INVOLVES THE FOLLOWING: APP. '" FEE FILED PAID Accepted for Appeal: '• Comprehensive Plan Amendment r from to By : quasi"'judicial legislative Date of Hearing: ,�-''`l Zone Change from 0',,.._' to C.- , / •� quasi-judicial legislative DESCRIPTION: Planned Unit Development Comp. Plan Designation: concept plan detailed plan _ _._._ NPO N . rr , . Subdivision �.. ..�" 0� Major Partition Minor Partition Zoning Distract , Design Review �`._...`_"`....�". I """ o n i g Map N o. �- Conditionals Us Z ,n a Variance to Zoning Ordinance _ �' (Title 18) Quarter Section No. _._______� (Title 17) — Variance to Subdivision Ord. • Sensitive Land Permit STAFF NOTES: od D'�ainae�aas p l ` s g y Steep Slopes y Other 4 , 111q4 A t a v / r kY GENiRAL4 APPLICATION FOR1 ACE 2 CASE No. CITY OF TIGARD, 12755 SW Ash, PO Box 23397 Tigard, Oregon 972.23 - (503)639-4171 SUPPLEMENTAL INFORMATION_STO BE PROVIDED BY APPLICANT) FOR STAFF USE ONLY Notice of Response 4 . DISTRICTS en Yes Nt eal o y . s�.. ._..es SCHOOL DISTRICT `T�4 — WATER DISTRICT FIRE DISTRICT t. ,•. ,. . 9 w PARK DISTRICT ` `u a. .„„ t ., . UNIFIED SEWERAGE AGENCY - Sewer Available: YES NO ■ 0 T T3 It 5. PUBLIC UTILITIES ELECTRICITY "' -... NATURAL GAS TELEPHONE OTHER 6. PUBLIC TRANSIT (TRI MET) NEAREST BUS ROUTE AND STOP a �,, skterr 0/%4- 9(;\. 7. OTHER INTERESTED AGENCIES (SPECIFY) '• d n' , 8. CHARACTER OF THE AREA /,' EXISTING LAND USE PLAN DESIGNATION ZONE �.. VERIFIED BY STAFF NORTH 1/1-ILJ "1 V1... .�Z SOUTH S EALTS � WEST .; „ _ mismisommiti'Amgaitimigia • • • GENERAL APPLICATION FORM PAGE 3 CASE No. CITY OF TIGARD, 12755 SW Ash, PO Box 23397 Tigard, Oregon 97223 -- (503)639-4171 9. CHANGES IN THE CHARACTER OF THE AREA WHICH AFFECT THIS APPLICATION. Please Discuss 1 r�,41.444,C3 44 • • 10. DESCRIPTION OF THE SITE • Lot Area (acres, square feet) r ► C Cy --. • •11. EXISTING STRUCTURES ON THE SITE Square Distance From Pr.2pera Line • Use Feet forth 1 South East West 1 C0© I ! • • NA'~URAL CONDITIONS p 12. Percent Slope 13. Vegetation Types: Average Diameter Percent Of Each Yes No Size Of Trees Per Site Trees: - 1 , ���' a ► � Z. _ Z Brush: ✓"� ,.= Grass: • Hoot much of the site is in floo •�' 14 • Floodp lams: ..�.�. /'" � dp laid? *bit.et, 1$ . Water Courses What type? .-----+ 16, Rock Outcroppings 1/. other: 18. Paose pJeye l opm5 n t: Please briefly deset ibe the proposed development:,_214ut , 416611 4 —P.m' titke • v.. C{ " o- • 4 ' GENERAL A�PPLICATION FORM ‘ PAGE 4 CASE No. CITY OF TIGARD, 12755 SW Ash, PO Box 23397 Tigard, Oregon 97223 - (503)639-4171 19. The following is Q, is not g required.* 20. Overall Site Deve lopment Residential Commercial Industrial Open Space Other Roads Total. No. of acres or square feet per use Perceizt of site c.. e e r 21. Type of Ri esiden i tiav Use a nd, Chara..cte ristics .rte. # of Bedrooms/Unit T►�e of Use # of Unitsgliglell Pro►osed Densit , .. w.+n.wrn.ns• .wirrr.�mr - 22. Where applicable , please explain how the open space , common areas and recreational facilities will be maintained. pt w • .. pu , 1 •1 ' 11 23. If the project is to be completed in phases, please describe each phase of the project. • 1•Y " , '1 * Staff will identify for you, whether this section is to be completed. ; ala • • GENERAL APPLICATION FORMV PAGE 5 CASE No. CITY OF TIGARD, 12755 SW Ash, PO Box 23397 H Tigard, Oregon 97223 - (503)639-4171 THE FOLLOWING PEOPLE, AS REQUESTED BY THE APPLICANT, SHALL BE NOTIFIED OF EACH HEARING. (e.g, Attorney, Surveyor, Engineer) Staff Notice • Notice R port Decision of RevieT4 Name ` ,,, �t_ "fie�► a t, c!, Street !M '9-1.4E IS x ` Cit c,-Ztk State Or Zi 2'�..10 _ y Name rcA�� �► � �vx"v... Streets �1 T L�At�p State 041 Zip°1"�► L . ww+w�bllMrlww-` w�w,u��ItY��gi wu�w�w . • Dame av�/ .z S tree t � L_,,, . • ` City ; Stato Ov Zi `a"L'Z-� Name .Street City State Zip APPLICANT OWNER , . . • NOTICE OF PUBLIC HEARING Notice-is hereby given that the Hearings Officer, at the meeting on-Thursday,- June 100 1982, at 7:00 p.m. , at the Durham Treatment Plant, corner of SW Durham and Hall, Tigard, Oregon) will consider the following application: FILE NO.: ZC 8-82 (Zone Change) ; CU 11-82 (Conditional Use) APPLICANT: Plaid Pantries, Inc. OWNER: Richard 0. Fimmel 2540 NE Riverside Way 8901 NE Halsey Portland, OR 97211 Portland, OR 97220 0 REQUEST: The appliant is requesting approval of a zone change from C-5 (Highway Commercial) to C-3 (General Commercial) and a conditional use permit to allow for a convenience store on the site. • LOCATION: The subject property is located on the southeast corner of SW Bonita and SW Hall Blvd. Washington County Assessor Map #251 12BC, tax lot 1600 (part of) , • • (See map on reverse side) The public hearing on this matter will be conducted in accordance with the rules of procedures of the Hearings Officer, Any persons having interest in this matter may attend and be heard, or testimony may be submitted in writing to be entered into the record of the initial hearing. Should you wish to appeal, a written letter addressed to the City Recorder must be received prior to the expiration of the fifteenth day after the decision of the hearing. If notice to appeal is not received within fifteen days, the action is valid. For further information please contact the Planning Department at 639-4171. TIGARD CITY HALt, 12755 SW Ash Avenue (Corner of Ash Avenue & Burnham Street) • •.•,., " '. •, .. ... • . "..,.•. --•- —„_. , ., . . . . . ,. . ;' e: .. t " (..c, CE`171.4 :* :,.4 )-^ -- • . ..............—..............-...... , „ • 1, SEE.E MA P 1, ...,. 5 ?,7'XI 44f t t:.;*.....'• 1 \ 1,t, 4 3 716 15 / t.1 rr0 2S 1 12B8 I .1 5 a 46 57 v.' 15 03 . 5 1,1 n°)1c Iv .3..0:) .• . .. • 37°'6 H 40 4,0 . ,• ,'. r ,. e / 1? , \ 7 5 , . , • 4. :: : • \.,,..........-......,.................,............-......................„ r r • , .440*4444.4.4. L......r,•• : . , \ . N ......... . TERM ,S.R 756 , 0 S W (.77:) ......, --- ---"‘- -- '--c7:-1--. (iBONITraa „....0,4 ..,. • c„./. "s rci 4 . 1,0 **'*--.......3/4 ....... ..r. („,....) ............._„:„..i.„---1 , 0. . ,... • .....„.......... , .. . . . . . , , 1500 . . I , 5)1.1-„,„ . . 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' "■ , Ji, I v 0 d 1,0 14 I:00.dt'"A rid 44 — :--: .'',-"-:•,,,„...,...,..,,,,,,,,,,.•,....4i.........4.........., .....44. ..i.......,..-,....,‘,..4444+,..4,44«,......,.......4..i.4.4.4.400ise*,41-41.-06--44... ,,,,,,',..,,....-4-......0.... 1, •' •• 1',, '1. 0 :: : • ' -Pl',,,°. 0-''' • • ,• , - 2S1 12BC 454,.4. , 2100,2000,1900,2200,2300, 2S1 11AD, 6000;1600 2400,2500,2600 Randall , Macal Development Corp. 14707 SW Hall Blvd. 6850 SW 105th Ave. Tigard, OR 97223 Beaverton, OR 97005 5800,. • .- tt _ .i...W —3200,-3100,r 3000 , >� Hambach Campbell 7735 SW Durham Road 8570 SW Pinebrook • Tigard, OR 97223 Tigard, OR 97223 • 6200, 6202 3300,3400 • I.F. Construction, Inc. Gray, Maurine A. Route 4, Box 317A 14727 SW Hall Blvd. Sherwood, OR 97140 Tigard, OR 97223 • 1500 2S1 128B, 4000 Getty, Roy B./Aungier, Robert Wiek, Donald & Grace/Kingston 11302 SW Barbur Blvd. 4184 SW 43rd Ave. Portland, OR 97201 Portland, OR 97221 2S1. llAD, 100 4100 Van Schoten Brousseau, Wallace 12630 SW Prince Albert 8345 SW Bonita Road Ding City, OR 97223 Tigard, OR 97223 ' 200 Keiline/ Hillier •t4575 SW Hall Blvd. , , Tigard, OR 97223 � . • 300 Smutny 8557 SW Pinebrook Tigard, OR 97223 400 Pinebrook Sanitary District P40, Bolt 23373 Tigard, OR 97223 5900 Piland, Ed & Eleanor 8540 SW Pinebrook , Tigard, OR 97223 • ; , • CONDITIONAL USE APPLICATION - NARRATIVE Applicant: Plaid Pantries, Inc. for Richard 0. Fimmeli Convenience store in C-3 zone, for a portion of lot 6, Wilson Acres , known as Tax lot 1600,2S1 12 BC * a. This use will provide the immediate area with a needed service, allowing local residents an , alternative shopping • location which will reduce travel time and fuel consumption. The use is in conformance with the comprehensive plan map. The property is under application for rezone to bring zoning (pmsently C-5) into agreement with the plan designation of C-3. The C-3 zone allows , as conditional uses , any conditional uses permitted in the C-4 zone. Grocery stores are designated as such in C-4. There is nowhere in the zoning ordnance that allows a "convenience market" or "convenience grocery" as an outright or conditional use, so it is treated as a grocery store, b. The closest shopping now is at all Boulevard and Pacific Highway where two large grocery chains have outlets. South of this location, the closest store is at King City. There is presently no convenient store location where someone can pick up one or two needed 3tems without traveling long perioal,., or distances. c. The location, at an intersection , will be accessible to the optimum number of residents. The site itself accommodates the proposed use well as the requirement for the convenience store utilizes only a portion of the available sites . Slope areas will be incorporated into landscaping quite efficiently. d. This use will add no burden to the existing services pro- ' vided in the area. Existing services are fully adequate to meet the needs of this use. e. This use could actually facilitate the development of some of the surrounding area. The balance of the commercial property will be more desireable, and, with this added service, the residential and multifamily areas might become more desire- able for development. This use will not in any way impair, • alter or restrict the use of surrounding property. 1 —, Z 0.; r iii.n , fkIT:1,140:) ."At 111A-Z**: ' 1 , ` • uvq W11uu`.k"C1.0 r f S LagOiay Ck1aa:�ss o� C • b...40 1 I (I '. .t ..........___......a-.....,. 1 0 mit - I N. 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A: It . { 1I�' •e Gib Ale14 40 VW AS.00 a4 ,4 c'ettirdi 441ehlaritt, e ce.,04,ia.,444 41/ R. MIICHAEL M,ARF • +'y 77 4 3000 NAW. YCoN AVER ACCOUNTANT PORTLAND. ORBaON 97210 CONVOY COMPANY 22?-9$41 • • a'. ITN ; PAUL J, WILLIAMSON I• r F' Exact/live Assistant LICENSE DIVISION a*. • • • Liqu'-,.Control Commission 9079(c lCLoughlIn Blvd. Portland 97222 Phone 853-3068 • • • • • • ,.a • ., . • — — , . , • . ,. . '"'"'""'"'"iii'ima""mmiloommonommillimm111111111NIFiR ,• • •, . - . . .. _ .• .. , : .1 ,' 4.. i ..‘,44.4 000,44.■, ,,,,,,,4t,,,,,,,,,,,,,4,...„0,...0.1,0{onor.4,....0,,,,,,..,,, ..',i„; ( / ( ' 44.b.-.6%, ..--,......, \c ,,,,,',2,-----''' IP' to ,, .„.: .....„..... "'ITV OP TIGARD . ,...- 1 p ic,11 f•CA'. ilo"`...,17,:'*"'90.04,1441t.40,!-•^'. ', ,. ,,., ,• ; • - - .0.4as.cg.to .• t....0,..**...-..rEe #., 1* • ' . '' 'tiOq4.-4•5"44•:, ' ' ' '11.9"I''' ...,. 12155SNI.Mt 4 ,ititt, '0 • ,to.,, 44',-,4,4.4..'4,444'. O. BOX 23397 , ....l*". • i.')• ,' . --'k-•,:-'-';;.,:r 1' -•-,-,-,•-, r-,-,.+ ' !,' ' • TIGARD Ok;'97223 * , , ' 4.,. i , , , i,,,,;;,,ii . , )...,./ ,_. .,,,,),,,,---• ■ , - , 1 (‘:;) / .• 2 (..., , .„.,.. . 111 *4 ''' 300' . . /4/ ,. ,, • , • :Srikltny ,,,,-"'''' „ • ,- , , , • , ,, ii.,,,1 i • ..SW Pinebrook , I Tar , OR 97223 . , ... ' ■ , 1 . I, o I t * " .,c,ri vo v\I•ci . . , ' 4 IICY OF TI(IARD / -,,,......,..............zve,74.4t,,tr.. . , BOX P 0 BOX 23397 ID i , ,,,,, , TIGARD, OR, 97223 . ( , • ,.14., 400 , .. * .. Pinebrook Sanitary Dietrict Me Box 23373 ' ,. , .. , Tigaml, OR 97223 • . ..• • k , . , 0. . ,, • ... i ..:., , .. , 1 , , 1 . i t 1 1 b b ' i ; ■ ( *