ZC14-83 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PLEASE NOTE: The original paper record has been archived and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.
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;' ,�, Russ Krueger ZC 14-83 w ��'<<�"``,'•
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,, CITY OF TIGARD
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NOTICE OF FINAL DECISION - BY PLANNING COMMISSION
1,10'
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Concerning Case Number(s) : CPA 18-83 and ZC 14-83
2* Name of Owner! MargLEZ_EILTZ±I_AL21.122.E ---------
------
3. Name of Applicant: Russ 1 11112s2
---
Address 12225 SW 2nd Ave e
City Beaverton _State oR_Zipq_znal. ,.
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4. Location of Property:
Address Northeast corner of Tax Lot loo_Lipi 331)) , on wpstsikQLSELath Ave.
••v'441
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Legal Description 151 33D lot 1000
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'1 „I 5. Nature of Application: To amend t..112_22mprehensive Plan Land Use Map & Zoning
,.,; . Districtt22Lel.oc,gtqa_ Neighkgri=d_claramexraa.1....d.ezignat.3..on_f_tam....the_x.zest .,:'
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',1:1 side of 135th Ave. southof tax lot
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t 6 Action: ..)< Approval as requested
Approval with conditions
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Donial
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9;j100 7. Notice: Notice was published in the newspapers posted at City 11a11
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and mailed to: .1
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;,,,,,,,;IL XX The applicant & owners
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XX Owners of record within the required distance
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XX The affected Neighborhood Planning Organization
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0 XX Affected governmental agencies
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1114. 11
"■■■■••■•"1 8. Final becision:
,.,..,
TRE DECISION SHALL BC FINAL ON ,„„` - Jr t .','* I itINL8S8 AN APPgAL IS PILED.
'i:Si The adopted findings of fact deciaion, and statement of condition can be
,,,,...,„„,
, obtained from the Planning Department, Tigard city Hall, 12755 8W Ash,, ,
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P.O. ilox 25397, Tigard, Oregon 97223.
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Any party to the decision may appeal this decision in accordance with
18,32,290(A) and Section 18.32.370 which provides that a written aped . w
may be filed within 10 days after notice is given and sent,
,,.
The deadline for filing of an appeal 1 J41 .1.'/,1 6. /7
III, Ot(i*CElonst
if you have any queationgi plea8e e!all the City of Tigard
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Planning DepartMenti 639-4171.
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Preside , Tigard Planning Commission / ATE APPROVED
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v',.4",, TIGARD PLANNING COMMISSION ,.
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;,to. Regular Meeting February 7, 1984 jY'
test'
�N�,'° 1. President Tepedino called the meeting to order at 7;35 P.M. The meeting v,•w1
41. w g Y - ,,,
was held at Fowler Junior Hi h School LGI Doom 1.0865 S.W. Walnut ,,�,
,'i” Tigard, Oregon. �,'
,),,,f” 2. ROLL CALL: Present: President Tepedi.no, Commissioners Vanderwood, �,,
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,3 w Butler, Owens, Peterson, Edin, Fyre, Moen, rx:
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1,,, Leveret t. „`J�
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M,,,,,!;,,. Staff: Director of Planning and Development William A. ''',t
;, Monahan (arrived 9:15 P.M. ) ; Associate Planners 'w ,
"jam DianebMthJelderkston and Keith Liden; Secretary Xr
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,�d
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-4,4' .` 3. Minutes from January 3'seconded to ea considered.
roved rmtlUtes Commissioner
submitted.ens Motion
,
t"'rj carried by unanimous vote of Commissioner present
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r,', "l, Commissioners Moen and Leverett arrived.
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lri' 4. PLANNING COMISSION COMMUNICATION ,Y;,".
,,;,y, Tigard School District presentation. Larry Hibbard, representing the ,*'
',,1'"� school district stdtvelohments oolk emwoulrl fli.ke to see auas stem developed *"�
Ngl'e' them for plotting developments. system SM"
�z`!`, when a project begins building that the school district could be 541
,Y �` notified. Major concern of the school district is th.e safety to and from ,,
ti �
`,,,,,' school or bus stops. Most the the Tigard Schools have sufficient ,
li44,T, classroom space) however, when Bond Park is completed they may need to try
:1 e. change boundaries for Durham School.. A�
kb,,-,,w; Discussion followed' between Mr, Hibbard and Planning Commissioners t}r'
f hF 1 O a 1 4
,
1?, concerning how Commissioners should deal with school which has reached the
p need to change boundaries. Conclusion was if the school ,y
f 1;, district for
off on the impact statem3nt, it is the school district s ',t
f YtipY�q district
''„1 , responsibility to meet the needs of the development, ;
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,,,„, 5. PUBLIC HEARINGS i
4, ` President Tepedino opened the public hearing by reading the procedures to ','
��l,,r,,' be followed during the hearing.
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r l .1 COMPt8H1 NSI�EL AMENDMENT CPA 18-83
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''g∎ r ZONE CHANGE Russ Zrueger NPO # 7 :,
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xAY,v+. c A request to amend the Comprehens r , e.. Map r: Zoning f
Comprehensive Plan Land mercl,al ades�.dnatl.on�frr�ttt Y.,
r,�;' District Map to r�!1ocate a Neighborhood Commercial g ,
"r"° the west side of i3 h, Avenues south of tax lot 100, to the northwest ,f,'
` corner of tart lot 1000 along 135th Avenue•
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o Associate Planner Newton made staffs recommendation for approval. .,;
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,r,; o NPO COMMENTS - Richard Boberg, Chairman for NPO # 7 stated they ,{ ,set
�'{'a'' supported the proposal. They felt this proposal was superior ■
to t,,
it�:;, t..',0'St
.14,41 where the Commercial Neighborhood zone was presently located and °}tSrr
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i' t. liked the street alignment. However, they were concerned about the �l�, li),
3avjst size of the lot. ^+!`ts4r,,
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:•;'t.'4,,`',, o APPLICANT'S PRESENTATION -- Ryan O'Brian, Planning Consultant for the `t."',I+■
4",16 applicant was available to answer any questions.
"..,t ,f, 0 Commissioner Edin questioned the applicant if he realized he would+;wy
r, !
trt have to file for a variance if a oversized grocery store was 1"i. '
1t necessary for the site. ,„rt•.;
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t"' O'Brian stated, yes, when the time came for development they „t"R,
`t1si o Mr. prepared �',;i,
, ,. know what their needs d would
re ardbng the overs�zed lot to 1'7 ^,
would better 1c
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r;`„ file a va.r�.ance. Discussion fo "�'
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',I Sft -
; PUBLIC TESTIMONY - No one appeared to speak `�'3”
r
t ,, COMMISSION DISCUSSION AND ACTION a .,;
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;
lei r• 89
I, . 0 Commissioner Moen was concerned, as the Greetway Town Center had
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„ , started out as a Com � Neighborhood e eatl.n itself with this '� ;,
medal and was tiow much more
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•,IY`;';, that. What would prevent this from r p t„
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4,..,!,` Associate Planner Newton stated that the Code is more restrictive now ,r�,�ti
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�����,;' than it was when. Greenway Town Center was developed, A} ;,
•” Edit moved and Commissioner Moen seconded to forward
�;
S�IY Yr.. r{44t',
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0 Commissioner
+,','; recommendation of approval to the City Council for CPA 18-83 from
Mw' ,g y neighborhood commercial and I�'rtz
�1�,1 medium-high density residential to nei hborhood �+
approval ofC 14-83 to become effective upon Council approval of the
k,„'„, Comprehensive Plan Amendmnent. r b`
t 3,;,,r,,,, �'+6�W
, Motion carried unanimously for approval. ,rh',
r,,u'p , - u .. , - .. `.do Park - Cent:iu 21 Properties NPO # ,.� �
SUBDVISION S 10 8'3 Shadow
+' /
+ F' A re q uesa to subdivide approximately 20.38 acres to develop 80 single ,
',.
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'E44.1 f amp lyd otpd tiomes. Property is designated low t,ar1z;
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, „; residential e ,t Property T E zoned It ��
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, ”f o Associate Planner Newton made st af� ,s recommendation for approval. ,
}+r`', She noted that the Planning Corn iisio: wou�.d have to tdconimend
conditions as star' originally g ' ap lication because of
had denied a
+,. transition from an lea however; u . `+
'r"l✓ densit+y tr ' ` established a , n
problem. � �,,�p P o
,' recalculation) this was no longer, a The° pro osaf was below `�a 4
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r'!°; density) however) they would need to apply
for aS ns 41 Ve� Land 1
+alt �; Permit. �.t
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�� o Discussions follower regarding removal of the barricade Iknd the ,"r`
extension of Ash street ...
,
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kl"'1,; PLANNING COMMISSION M'INUT;S February 2) 19814 Page_ 2 n".
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�10 STAFF REPORT i 1,.;
,
'J'11 Yny
r d\l AGENDA ITEM 5.2
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JA,, 198 7:30 P.M.
}w" January W.44
4EJ,+ � �a
,su
40-, TIGARD PLANNIN COMMISSION 'j,'rt4
filti' 10865 SW WALNUT ST. \,,,i1,4,.
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�, TIGARD, OREGON 97223
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Ad FINDING OF FACT ',�,
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`'t 1. General Information
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1!,41,,i,', CPA 18.83 Comprehensive Plan Amendment Krueger NPO # 7 P0,'++
J,J
rN CARL•
r4,+,
w4•'1t ' ZC 14-83 Zone Change
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To amend the Com rehen lLand Use Ma and the Zoning ,ir
�Y'� REQUEST: s zve Pl.an
ryr
{+,,Al District Map to relocate a Neighborhood ..
g of 135th Avenue, south of tax )' '.•',741 lotL 100, to the northwest corner of tax lot 1000 along 135th �;tf<
lot l ;,?
Avenue.
j7, ,
t,/` Med .um--High Density Residential
'�Y1 COMPREHENSIVE PLAN DESIGNATION:
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��f+��, RECOMMENllATION. Based on staffs anal Sig of a lx.ca�ile lan
V",::', rovsions set forth i.rE. the .Tigard Community ?),,
e
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�>i d investiga.tion,ecorazr�end: J :.I
Planning '
Development Code and field
recommends that the ehensLVeg P1 anAmendment to the 'fth,
n recomme
,„y, appro����al of the Compr w
v
';»:rN City Council as requested and app the request a X4 r
requested rove
,, zone change to be effective when the city
approves the CPA. ,
L ,.0
s o",,' APPLICANT: Russ Krueger OWNER: Margery Krueger & Other ';
,t;A.,V, 12225 SW 2nd Ave. Rt 1 Box 792 „krl
` Beaverton, 0r 97007
z"YC Beaverton, Or. 97005
0,',',.t.;,
1
o;4a,r{ Northeast cornet of tax lost 1000 (1S1 33D), on west side of ` {
+rk r' LOCATION:.'' r
�.,tv ' SW 135th Avenue a
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'','',,, ,,I,''r{ LOT AREA: Approx.mately 3 5 acres. ,,,r,,
'','l' No written comtent had been received at the rritx:ng of ri
/l.��": NPO COMMENT.
+I „ this report
x
” PUBLIC NOTICES MAILEb Nine notice r " " g Ltten comments ;°,,
a PUBLIC NOTICES • !3 were mailed. No Wr .e:
had been recem' md at the vrtt.n of this report.R4�
,JcyJL ,,,K
":,1,;",':4'
,;' '1, 2. Eckgrotind
Court it approved a Comprehensive: Plaf
st . 22i 1983, the GL,�,y 1
,.,',4',,,,, pct Air ertt request and des Jghat tsd the subject site as Mediumr4�,gh Dens4t '
i
y�!{, A, endtne
4
4°r, kesidential.
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°�d
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...'(:...'h IJ.,...t.a t -...r.y..t l,...s ll ..,..n e.".,r ,.....-t,`k ti'r..t...e ti.....t.r,o..t,5 a«..,, t...I f.4-1 k.1 f,{..,.-..-r, .,.L� r„.Ix,.•,...,-..,t C. t,f...v.i n t.. l ,s-r.l.... 5 :L Ix,i.1 1,......,v S\,,,1:,.r t ..S.....i-.v.e.w,S.•:/r.r.0 tZ..:..,; i., .�af.,I...5�.
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1-t: On July 1983, approved a Comprehensive Plan ,4;'�=
N,1 On Jul 12, ga Zone the
Change Planning Commission forthe subject site and designated ~' 3,�
,�{„ Amendment
},r Itl it as R-20.
u} rd(q,
t
r:da,
On June 23, 1983, the Portland Metropolitan Area Boundary Commission (Iii
,41t ` annexed 'the sub ject property to the City of Tigard. , E'
1 ,AV'..
i,i ,
In June, 1983, the City agreed to utilize the County's land use ,f{_
,I designation for the annexation area These designations were closely ,d, `c'1
1.,r:; matched to City designations.
t„
`C.' In April, the Washington County Board of Conmassioners adopted the land
`
4 p, use designations for the Bull Mountain Communit Plan CPO # 90
ewi', document was later adopted with the other portion- of the County ,i;
'41',;;=', Comprehensive Plan via an engrossment •ordinance. {ry`
Jar 3* Vic. Information
,
y t .
VI t
r 4( t g lla.
'.,„, The surrounding land uses are as follows: tit,
, ,1 th south and
IJ 1 M
,t,.,'' areas toQ the nor h, west are vacant and are designated ,,,,
The • k t b
,} J.G1e � l
t:.;!`',
r'„ ` Medium-High Density Residential,
r ,fq 4'
e ,vF'.
∎►14 The areas too the east are designated medium density residential
r�
o r „,k
'Yyt 4• Site. Information '1 rr.
'`; t is a vacant fairly agricultural ,'A'i
fi r,, The subject property ; 1 flat a r�.eultura . land covered ,,i,
:; ,
,'r►4, ' with grass, Y„a1
,'
'f4 4 4 ”, ,,
5 B. APPLICABLE PLANNING POLICIES it ti by
r ialt 4� �
•,.. L. Comprehensive Plan Policies
k Y1�}s + ate
rf k`F�
IJO I S OLVEMENT .,f
5;3,+4�1 r� 1T� CITY SHALL �/A { T �L++ �+ �n��g�y 17�T�jy.�y T�1 T »t� 4rf
; 2.�a�. THE C l J.L �711�7.1d� MAINTAIN A� .yrRL'I � liltil C�1T IIJLA`l � 1'41�ddL 17LJ i�,'N
r m, F cOGRA 1 AND k L �5'
,,'0014 . 1 Y TO BE INVOLVED IN ALL PHASES
1
PROVIDED AN OPPORTUNITY '�r,
''” Or THE PLANNING PROCESS.
.•;
,,dry ite were ` ,
rf?{r of record within 250 feet o tha.s s
� All owners pP• $,.,:'r
i notified b:. mail On December, 22, i 983 of the a li.cat .on
f,4 A not lr':
^'r +r request ice was publisi�ed �n the Tigard Tirixes. fir,
1�„rrj 2►1 3 THE CITY SI iALL ENSURE T,, 1 . .. USE' "'''
LABLE IN A RNAT UN ON RAND r is
Id r, ► { INpO
�(`'`` PLANNING ISSUES IS AVAI7 UNDERSTANDABLE FORM �r
11
rt, t P ,
'�g� : FOR ALL INTERESTED CITIZENS a �',.
(fir�.. INTERESTED
t:
All interested parties arp iven at least 10 days to comment '``
N X,u ,,e.e
tJ v: p
g n In
on a l re uests and a kr,
Ppl �` �. tai is available on a regular u
ieatxon cou � .
J4 ', �
II addition, the l � iar basis ;
��`4''„,"�� � to �.. �, 9 planning ins � �. , 1',�;
''i to answer any cjuestions on ,�pecifL,c applications
r s._�... lan �oliciesi were reviewed in light of
�tt.
f, Ali. o f the Comprehensive x ve P p
' r this Comprehensive Plan Amendment. This ar'endment propoaa '44
►
4
'� y plan n policies related to citizen inV'olVement f f.i
'�g� generall Meets the la
`,'Y, transportation* and public facilitiesd
4b ,
pp to
',`k'c,' STAFF` REPORT ,-, CPA l8.-'83 and ZC l4-83 PACE 2
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' ",, The specific policies that pertain to the land' use designation are
'„,�yn found in the L,ocat ianal Criteria, and are as follows: ,},I°
,,I tIO
GR"R,, Commercial: ;1.
yA
,'r rri".
yl •.
'ru
,,J,' 12.2.1 THE CITY SHALL; ;�,1,
'4
DEVELOPMENT i';;
1:7 PROVIDE FOR COMMERCIAL DEVE NT BASED ON THE
1}«'�1� a.• YSr
ry"f.ky TYPE OF USE, ITS SIZE AND REQUIRED TRADE AREA. `A 1.
' f�' b. APPLY ALL APPLICABLE PLAN POLICIES. ,:
r t%
,
i,,t r t'tt�i
as.r„tk c. APPLY THE APPROPRIATE LOCATIONAL CRITERIA ;'�,
'i%44 APPLICABLE TO THE SCALE OF THE PROJECT. ,}a
r 4,
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+,bid',
•
Neighborhood Commerc�a l
t' 1'�. w n
1, ,'t Neighborhood commercial centers are intended to provide ' f,
!i t convenience cluster of stores. ``"".9
convenience oods and services within a
cif`Convenience goods are goods which are bought frequently, at least k.',40
tot
1,P, weekly, and for which people do not engage in comparison '
t
'',Y1;;�' shopping. The uses permitted in the neighborhood center include #";''
`, convenience markets, beauty shops, barber shops and repair shops.. ka�
H tef The range of uses is limited to those uses which can be sustained
r,i,;
by a limited trade area. A,}
Ir a r:
t"i A. Scale
"Atli ,'
{
iJ
Y, r 1''i io'“' !. (1) Trade Ared. `j�p to 5000 people. Mr'
(2) Site Size. Two acre maximum. "',
, !
r a
i i v3'' i ��V
,�Ix;, (3) Gross Leasable Area. Varies e e j
,�'',?;Y Bo Locational Critteri;l
,a#
I,
f , 1'
`` ' (1) Spacing and location e'
r,tll
1�� S,�. r
4`5 Y�#i tl t'
(a) The ttervice area radius for a neighborhood , };
tf trt ,°,I
, • carom e”�cial center shall be at least one half of ;1,,
l„k,F•, y R Y ,
E' ;. a mil0.
tic 1.
�he i • ...i F..
`al development shah. be 1a.�t�led to one �'`,
►�r (b) Comore Commercial x
i
�0, quadrant of a street intersect .on or where there rirr
,• is no street intersection, to one side of the ”'•`
i
`i fi• li;
' 't V s trek,+t. Vit'
14';': (2) Access ,r
,t) 40
'i4'I3Yi !d:
4',, r r r
(a) The proposed center or ek,panaion of an existing ,,,li
• `�, center shall not create traffic congestion or a r,r'
,Y
V";'i: traffic safety problem �1;
Such a determination t�
ah�tl be bated on the street; capacity, existing '
;Iv and pro,3ected tra1fid voluttes, the speed limit,
r
yt„' f ,r,
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R
Ir d��'i
8T t:P REPORT' - CPA 188 and zC 1x4 -83 PACE •{
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A d the traffic nue characterlstics of the most intensive
generata.ng s F,
°� use allowed In the zone• ,; -,,,",,
i{,i,4, ' direct access from one of 9,4
". (b) The JLte shall have
� lFi Ar
� ta i�a�;
,i� the following. ii•,:
3,, 14 1 ,,,',
� I n`It�'�S
j�;�4 (i) An arterial i ;),�,•,+s.
t n r,
t1 , dXrec� 4
lt,� '
44,)fd� (ii) A collector street which will not r 5,,1+„',
rurF �' � t ..
'+,wi`,, traffic through 1oca1 •neighborhood streets. :;n''
1
The site shall be of a s LZe 1,1,1,4.:'?,'
Eli, Site •
Ch::a:::: e 1st�cs• , ����r
f.' ,`,},�. which c the present and future uses,. but
11��+ I ,t4-,,,,,,,,Ii I'3,
tom,
i ,
�� ti' shall not exceed two acres. t` ,'+1,5
I 5 ,•
I `L''''''P n9
14 it (4) Impact Assessment ��t q.
C� J
i tit ! t tai
�I.10t P. , F,
ro iect shall be compatible .1 ,=,
r41 (a) The scale of the p J
r'
i,;,k�,' with the surrounding uses. r.
Ii,ry.,; ,e
�r,t;lx u i conf .'uration and characteristics and ;i,..,,
li�>r 4�4d (b,) The sate �l�r,,4
''�y relationship to the street system shall be such x1..
i"i,fir i ' t �iSi
t, ,,I,t that privacy of adjacent non-comme 'cial uses can
be maintained. ct t'
f;"1 r,'' oss�.ble to :::::°:te the fet,;
Le rai y� �1nlglae
!4"E`��`t (c� It shah. be p ,y,.
t ah„ d development r�,.�!;
{ �'" features into the site ,i4
{„a�,7k,�,r ,`K�'".�I
h x Plan.
;;F,'
r,1�)d ik ' !
11 `
i noise and activities ,+``
a;,,', _ (d) Th:iia580 : d cite lights,; th J
• ad o1I17�ng ,,
N`, ,,'� t interfere w 'It,
rl �, � i V•
Ai`++' �,” non--residential uses.
V � E 1rkt•S.',
1,;4 a "4T4Y 0
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d.. 7 rl. r . d1 , r, �` X',. 1 , t , H fi" 1r i.L- 4 , � i
4-: Yf.'I.. .�::1 ,,r -, r, t.�.Y,�., �.,,ll: ,� 1 r.a.. , .u.. xfil 1
t r.::�.,. .F ....�8..I �. ,,.a .il.�!�},,. � n�N:A.,+ Y r P�.. .,..i, , , rr .'ii,,c��. . : r FN:.. ( ,.,,1l.. ,i�,u. IV .rj t,`�' 'J..^0 1 ':,;VI..• tr liu '�::. ,'I. .3, 4 f,�:.
, ,i,,,, t,,., .,..,.. , ,, , , , ,, , .. ,,,,,,,,,.. , ,,..c,,,, 0,,A,i... ,i .,.. ,1 2,,,,,,t,0,, ,,,,,,, ,4. ,..„, 0,,,,,,‘,te, t,, ,,. ,,,t,, ,, 1.,,,,,, ,,,,,/, 1..'''.i'4' '...'''1'''.. :::7;
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t
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t'..
4 i',tir The Neighborhood Commercial shopping center would have a small grocery
store with some neighborhood shops. The applicant has not determined
'J
04'z
Air7 the exact size of the center yet (approximately 3.5 acres). However,
4.4•Y
the gross floor area of the buildings would be about 40,000 square feet ‘
';'' (the grocery store would probably be about 20,000 square feet). The
subject site has direct access to a major collector, i.e. , SW 135th
..,
.1,
'Pd 4 Avenue. Street widening and realignment of the Murray Blvd, the Old and 1:
New Scholls Ferry Road interseccions will be necessary before the full
urban development can occur in this area. Specifically, the proposed
alternative alignment of 135th Ave. and Scholls Ferry Road is essential,
YL
,
e“ since it helps define the exact location of the neighborhood commercial Y:
,,
S'Y center. The alternative alignment was development by Robert Keech (Mr.
Krueger's property traffic assessment study) and was presented to the
q•
,,.'„ City and County staff ,in December 8, 1983. The commercial center would
be limited to the northwest corner of the proposed intersection (of k
135th Ave. and Scholls Ferry Road). - ,
d)
gi
SW 135th Avenue needs major improvements before much development can ,4
occur. Currently, a joint City/County Street L.I.D. study is in process
for 135th Avenue. .
t.:1,4,il
The neighborhood commercial center would be compatible with the
surrounding land uses which include medium and medium-high density
residential, and it would also provide an ample supply of landscaped ,
1,,r:'1,,;,,, • • •
area, since the commercial site coverage would only be about 25%.
1 ,
,,,:p
2. Tigard CommUnkti DeveloEment Code
..,"1.. ),.
4 ,
All of the requirements set forth in the Community Development V
Code have been considered in review of this application.. The ,.„.
,
c!Pl impottant limitations on uses in a neighborhood commercial are as
ov, follows:
4
,.,
lk,„,,
',
18.60.045 Special Limitations on Uses
,
141c A. The use shall be conducted wholly Within an enclosed "4
1,'4
:',4 structure, except as allowed in subsection (C) below, t'
4 '41
B. No use shall have a gross floor area greater than 4,000 1,
ew,
square feet.
40"i il
L C. Accessory open air sales/display/storage shall be permitted
ks.4-ir
for horticultural and food merChandise only and shall
constitute no more than 5% of the gross building floor area
of any individual establishment.
D. Uses operating before 7:00 A.M. and after 1000 P.R. shall
be subject to the Conditiohat Use provisions, Chapter 18.130.
kt. 1 i
4
. , /teti 13. is very Important i since the applicant is proposing a 20,000
square feet grocery store along with other uses over 4,000 square feet r
in area (total gross floor area of the buildings would be about 40,000
,
square feet) in the proposed neighborhood commercial center. Therefore)
the appliCant is required to submit a variance application to the City
a ,4
1 before the final development Plans are reviewed, , ,
Pi I
STAFF REPORT - CPA 18-81 and ZC 14-83 - PAOg 5 !
mom,-,,,,,, .,, ,,,, .., ,,,,,.. , .,,,,,..,17...-'-r--r-,---,,.-z1,r--,„7-,. 'if:v-4T
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1
i
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(, ``'.. I 98N,{
,,,,#,'" C. CONCLUSIONS ,,,, ,
,'',',11'
.,f Iw: n ,-1
• P However there are the applicable ,,rY,;
1,',,1 i The
'�g proposed Cod locationalpc.rit�iadment meets all. of a two remaxn�.ng � ;y�fr�;'.
1,af plan policies an
�'41"'`� issues to be � resolved concerning Che neighborhood �road tali alignment � ',��'�;w
'' "• Firstly, the City and County have to approve proposed g `{
4 S 1 f r'i�
+'tar , for 135th Avenue and Scholia Ferry Road intersection (there seems to be 1 r',,,,,:t
`, i; ` a consensus over this alignment amongst the City and County staff). ±Ak1�
s►1 t,
,,,It„�,t< �' u`
The second issue concerns the size of the neighborhood commercial area. 1 „' `,w
,r4 The Comity comprehensive plan has designated 4 acres for commercial area r� ;;
,nw, n Al thou h s''..i,
�`j, while the City s lo( ational criteria sets a 2 acre ma. i.mum. g .tM ,
14'4,. the acreage •
i.s excessive accordingg to standard, staff believes that 'f Y,i`.
,ail` during this interim time, before the final development plans are r eL,
l' ' reviewed (includin road alignments), the designated acreage' is H`�'
I F5 ,9
ryr �
' Until that time, staff believes it is appropriate to adopt 1,.c°jt
� ! appropriate.
mn'',, the County's designations as indicated on the CPO # 4 Bull Mountain ''�
a
� itw
r community Plan. f
lA
'+r" D. RECOMMENDATIONS al �,
,,1H TIONS Ito
, > ,
`,,t';„` Staff recommends approval of the Comprehensive Plan Amendment(CPA
p `li+
Amendment C
,„,,r 18-83) and Zone Change (ZC 14--83) request as proposed by the appl 'yt�,,
tl4,l.� , 9F.
Y+"'k Recommended Motion:
)1,1.,,,fit
:. , ,f1
∎:,, Should the Planning Commission decide to approve the request as f ,,,,-
,r' presented, the following motion ma be made; Y wig
4n
it
4+41, ''Move to forward recommendation of approval to the City Council for CPA 10
nt� y neighborhood cial
b� o becomeeffective u PP
t 1 upon Council approval "
�w,Y��, from medium-high density residential Co comma'
18-83
'�"' and approve.]: of 7C 14-83 to P of
1
b,J 11 f., ���J.,
,,1: the Comprehensive Plan Amendtn nt �' '' ■
! 0 k jE ¢910
„41,0 ' f,,
kiFZv, , "tad
,)s .\, ...,........x APPROVED BY : William A. Monahan ,
t1 PRC s is vai.e ,�
'tin," r of Planning & `'”
,fi1,r; Assistant ...planner D�.recto ,,+r;;
a1,I s,
; ,j Development
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'' STAPP' R ?O 4 CPA 18-83 and Zd 14,-83 - PAGE la
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p',w RYAN O'BRIEN �qrr.
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y�rt! 511�J
,,,, Planning Consultant "t,
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pj,J�,,ail '1134 S,E, 23rd Ave, e Hillsboro,Oregon 97123 (503) 648-4061 `,��y
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,
air '.y
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;`'hi' To: City of Tigard Planning Commission and City Council. T�c,$
x Ft,.
,:,,, Date: December 20, 1.983. ..,, ,
,'p r4 l"t
f`� t; Subject:ect Plan Amendment for Russ Krueger; Tax Lot 101 , Map 2S1 -4B and rY p.
i Tax Lot 10:10, Map 1S1 -330 ,,;�
F,a
efir'
x�r„. INTRODUCTIONr { ,,
,Y,, subject property i v4,
4t,�; The contains 105 acres and the area of consideration e }�,
,.t, is 3. 5 acres. This application is a request to relocate a 2t to
r,tss` neighborhood commercial site from tax lot 101 to the northeast corner `,"
,,,,:s. of tax lot 1000. This relocation is intended to comply with a proposed ,i".f,'
If''' realignment of 135th Avenue with Scholls Ferry Road This application J{r
t
has been submitted at the request of the Washington naJ q g County Planning , ;
; y and Public Works Departments. Public hearings will occur soon on the a;3"
1 135th Avenue LID. Washington• County Staff felt that a determination ;i�7,
,„',,,.".:,,A, on the proper location of this commercial d should occur prior to .e,'
:1,' those hearings. Otherwise, the hearing, process may have some conflicts.
y 9
. ,,
Washington` County Planning Department staff feels that a County r Plan f`�,s`
rJa
, Amendment is not necessary, as the Plan text indicates that this
1'Arer1 commercial property is required to be located a,t the intersection of yr;
ru"',
�u;;, the new east/west street which connects Scholls Ferry 7i°a
Y ' 135th Avenue and t
�r, Road and 135th Avenue. They indicated that if the street alignment l,,,,
':t%, proposed in this application i$ accepted by the City and the County, that ,,
{
1'" .'' the relocation of the commercial land u.se designation to the northeast k,,
.•. corner of `tax lot 1000 will automatically occur without further actions '''
�,, by the County. t�;'
rt
N} i`'! SUSTIfl OATION „,,
'x4,,r. ytft"�1.
A traffic study was prepared by Bob' Ke considerable expence to i,1
� eoh at co�sidera y
� ti.
4 identify report locations of this new east west collector street. ° ,I
entj fy alternative indicates that the ro Deed alignment is the best alter ,`,`
;ri 'y p p g ',i
native consider' property ownerships, -,
"�J��`� �.ng the location of property lines., prop- r y �p „�r
7�f, existing landuses in l,he area, proposed land uses, existing and proposed .,F
ti: ” local streets, topography, functional design, sight distance, and t°'
rt
1 4'1}: anticipated year 2000 traffic volumes. Jt'h s re ort ,indicates a need for ; ,.G
y4, „ a signal at the intersections of Schollsr Ferr Road and 135th Avenue. ;,s
,+,, , This report also identifies the location of the commercial site at the ,
+ . r L r
,
`. ` ` inter' ; i Ferry Road instead of 135th Avenue: The Scholl lls F
rh location is the first choice of the applicant. Itowever, a review by the ',
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1 ' Page 2 .,rk+,,
1'' Russ Kvueger Plan Amendment
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it, ,yt.ti,i
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d,,�; ni0 yil ri
r r Washington County Planning Department shows that such a choice would P r'`'r
', be in conflict with their Comprehensive Plan. With this information . ''tt"
'!.,'/,,; y 1}
�, in mind, the applicant chose the 135th Avenue site. °`F''
tr,,:
;,,,, The main reason for this proposed commercial tOtherscons derati.onsa �,�'.,
., ;, traffic signal at the 135th Avenue intersection.i d
`'�' include the 4% grade at the current location, Also this new location ,,,,,,,
r:"4 Onl a limited t
is more centrally located by a larger population base. Only Mt
,` f new development will probably occur on Bull Mountain south of k' t,
amouni, of 1".%
4,,,,,, pplicant property. The current site would have some sight distance ,i ;�
s,t3✓, the a
�" and grading problems. Also, substantially more expensive and extensive f0;,Y7,,t
y4,
ill.e. ...._ w . w� .r_ y �e the new..weast/west road property t;,.ra
x,,1 cuts and fill, wall be necessar to. mat
-- _ line up wi Gh 135th Avenue at the current location. The proposed location :',,,:,',',.>"1,
r�e: i$ more appropriate because the land is almost flat. Ey=wr
5 fit: t!,:!,',"4,,,
,`v;t
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at. ,,, ,,
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,ttE:
COMPLIANCE WITH _THE COMPREHENSIVE PLAN ¢',
i
r�1r, .. t+ ,.'
7 e tip.Jt
r'#'' 3 Coordination with Washington County This has and will occur. y■
1d,
'`'�F' * Neighborhood Commercial - Concentration of small commercial and per-
ti,r �ryJ;j�'
'°,,i sonal service uses for daily shopping and related needs of nearby �4Y"x`54
a'' l'' residents. ,
* . ofveme t . This wall be available throu �h. the notification , '„'
4'�' Ci:� Pen In:v �' � - through � `
rfi';� ,t w
��m and hearing process. .;a`�
i',,'r * Natural Features and O en Space - The property is not identified for '
x'`}l rvatiozl� an,dpcontains no unique natural features in 'a; F
,,x open space prese, l
,,',I need of preservation. ''I,`.`,
r~J * Physical Limitations and Natural Hazards - None are located on the „i;
.
11,,
1 property ;ic
,.1o f 'Mi
t d
11 � ,
ri,� * Air, Water, and Land Resource Quality - Air pollution will be cut by .,,)�'W'
wt,'I
`°' proximity, residential. No impacts to c,F
, ,, closer of commercial uses to
'14,1 ” water and land resource quality are anticipated. ,Y"
✓fit �� Fconom This application n cation and land evel.opimen`t: wili help improve and `,,
i i
yr_
k' y y °t,
tatre f�.
y�yy��y the yy �y y� �y p� � u
i' dn.versif the ecvnom o .. they have _.,.y . l _�,.... -.. Y ,',.W j�.'a,
, * Houoing - This application will have ,no effect on houOing opportunities. f,',,;,
,P,,Ir. * Public `acilities and Services. ',.- They are all available.
i y,
t '
4 ,
* p . Thio application will have a..positive effect the
"'i(%=
T
saris ortatn.on on t
"a� g Transportation System. I't will help implement the improvement f�:
T,i and Tra
'�'' connection Of
of 1 3.5th Avenue and the proposed new east/west . ,.,
Soholle Ferry Road and 13th Avenue,
Y
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, Page 3
`,tk Russ Krueger Plan Amendment ,"`r''
s;i l�^} fir
l Mt!
Sris ' i
e Neighborhood Planning Organization No. 3 The 1975 Tigard Plan «.'.,
'�, g Boulevard E�ctention through h NPO 113 to ;',,I
c,,.1 opposed a proposed Murray g
r ,T. The City and residents felt it should
1 Gaarde and Pacific Highway.
Y,:,` be located on the west side of Bull Mountain to relieve local u; }
{ f
:,i,4 streets. '' ,
y
i)b ,IT∎I
h
1,k ° The policies and implementation strategies of f 1983 Tigard Plan 1 ,,
{t1i' ind-icate the following: '.
{ ..4'1%.>1
t, , g p 4'rt.y
_;, A. The City shall work with other overnmen:tal bodies to develo an Yo ,
�,4; arterial streets stem on the west side of Bull Mountain between a �
1 4 A�: � tk �:
tir,, Murray and Pacific Highway which does not go through exist .ng ,,ti,
t'V�+. d,f7
i1t 1 residential neighborhoods.
°, B. Gaarde and 121st shall be 2 lane roads. ..
�
t' ` rya,,:
{{
r THE 4t1
Yt COMMUNITY DEVELOPMENT CODE STANDARDS OF THE NEIGHBORHOOD COMMERCIAL trY+
;, ., ZONE ,.�,f,
l4}Y f
,,'1 ' The intent of this zone is to allow cluster stores for convenience goods ,
i,kr' ` ch are bou ht frequently and which do not involve comparison shopping• ,,:'r
whi g bead sho s, barber shops,
;(,'t;, These uses include convenience markets, y p
and repair shops. The uses are intended to service a limited trade ��i
h�tzi .■� ,,quare ,,�
M(� i m unl e unless Y..,.,
,,,",}a area. No use is permitted to have a gross floor area over 4 000 s P
,f,
l •0 0 am to 10:00 t,
xir,�`' feet. Hours of operatx,o`n are limited to 7:00 p
r
'14"'% a conditional use permit is approved.
eCY w4•! t:;I
�i61Y'
COMMENT 'Pt;
',14, R.
X V�
r
"' ''k intended to be developed with a grocery store ,i
{�ii
f°� `' The sub j e cYt property i s '
,,`� and other Shops and uses over ., 000 square feet in area. Therefore, , ,,V
{°��Ri, a variance, a zone change to :General Commercial or a Commercial devel- '{r`
1+a} optnent plan in. conjunction with a PIJD will be was recently e y for ';;,
' A Grocer prepared fo ,rtti,
n the future. y Store Market Study w
.City review
1ufr�r� � waShington County. This study, was submica��st�ha�e5C2� square :feet
,, with study indicates "'
.with thi►� application. is needed er erson. Therefore, to �►t'
'; .
of grocery store f,Loor s.
r
,�.{{c/1o�my , .be 2C 000 square foot grocery e o e .o� this cite, a papu
v1�,', aI.NVVm�da Ve a � �, dr+t
. people : ...l. about 1 roperty {r,µ
on of 3800 to 4000 is necessary. If the acre, property
o s �una�ts per app
,,
' t,•. la 15 p
loped at an sverage density f py
,I is deve unite or a population of appr : le will occu. `
housing oximately 35��0 peop
a 'p
,..;
:r ust the applicans prpy. population in th
range of 3000 to 400 m ore people will be �s� a �e in the immediate
,'t
t' „ ' area. i l i more than adequate to support a
20wB00 squar e f oot grocer store on the subject prope�t . he a ttached �,
,
t,t
, ,L map shows the general area and other proposed and e� stxn g commercial
Mfx�,
chopping t it ly does not conflict x r
Vi with these other sites. t
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AFFIDAVIT OF PUBLICATION i.l.
PUBLIC HEARING NOTICE 1
STATE OF OREGON, )ss The following will be considered
COUNTY OF WASHINGTON, ) by the Tigard Planning Commission
on January 3, 1984 at 7:30 P.M. at
-_."...r-«•.w .�� ;�— Fowler Junior High School Choir ^
''• i,._,.4...►�u,saga,.�..�r1k1.�y.._..��..,,. ..,": .. .,�...�... +
being first duly sworn, depose and say that I am the Advertising Room, 10865 SW Walnut,Tigard,Ore=
Director, or his principal , Ti.mes gen, Further information may be ob
, rinci ai clerk, of the �..'.
N a newspaper of general circulation as defined in ORS 193,010 tailed from the Director of Planning r,
Tipar
T hard,. enue, 'igard,Oregon,97223 or by call-
. 193.020; published at «--�-•-'
F;,,�,,,,�, in the and Development at 12755 SW Ash A i- ,
aforesaid county and state; that the
ng 639.4171.
5.1 SIGN CODE EXCEPTION SCE 5-83
printed p published' r in the '.
a rented co y of which is hereto annexed, was
for- ,.~..�.,Fa «�.. ccessive and A request for g
NPO#4
entire issue of saki newspaper e tion to allow installation of E�ccep
a Sign Code.
., a 100.
consecutive in the following issues square foot per face free-standing sign ='
(to replace an existing 9'x19'sign).Lo-
Dec22 1983 cated at the Chalet Restaurant 11680
-,-,, .) S5 aciflc Highway:
5.2 COMPREHENSIVE PLAN
SW P
,' .. �y KRUEGER NPO # 7 18-83 RUSS ;.
' __ • AMENDMENT CPA
ZONE CHANGE
''g ,
.• 4�3 ;
,..' , �,n s,ta.r��w
a--- - d A request by Russ Krueger to
amend the Comprehensive Plan Land •
Use Map and'the Zoning District Neap
Subscribed antf s to before me this._D� " � • - to relocate a Neighborhood Commer-
cial
�i ,
il designation the west Side of •
—�,_— 135th Avenue, south of tax lot 100, to
Notary Public for Oregon
the northwest corner of tax lot 1000
My along 135th Avenue.
3/1b/87
Commission Expir 5.3 MODIFICATION TO AN AP
PROVED PRELIMINARY PLAT S.9- ,
AFFIDAVIT 83 NPO#5 •
A request to modify the street
• alignment in the approved prelimi
nary plat for bond Park II.Located at
SW 79th near Durham Road.
T'T0009--Publish December 22, 1083 ,
•
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