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ZOA2004-00001
ZOA10 - 0000 1 a , CITY OF TIGARD Community(Development Shaping Better Community ;. ; . LANa.USE PRO OSAL`DESCR : TI:ON 120 DAYS = N/A FILE NO.: ZONE ORDINANCE AMENDMENT (ZOA) 2004-00001 FILE TITLE: CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE APPLICANT: Paul Schatz III APPLICANT: Robert Smetts Paul Schatz Furniture Smetco, Inc. 6600 SW Bonita Road 6830 SW Bonita Road Tigard, OR 97224 Tigard, OR 97224 REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. COMMENTS SENT: OCTOBER I, 2004 DUE: OCTOBER 15, 2004 DATE DLCD NOTICE WAS SENT: OCTOBER 1, 2004 (45 days prior to I" hearing) DECISION MAKING BODY BELOW: ❑ TYPE I ❑TYPE II ❑ TYPE III ® TYPE IV ® PLANNING COMMISSION (MON.) DATE OF HEARING: NOVEMBER 15, 2004 TIME:7:00 PM ® CITY COUNCIL (TUES.) DATE OF HEARING: DECEMBER 14, 2004 TIME:7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® PROPOSED ORDINANCE/AMENDMENTS ® STAFF REPORT ® DLCD NOTICE ❑ VICINITY MAP ❑ SITE PLAN STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, Ext. 2428 • August 27, 2004 CITY OF TIGARD OREGON Bruce Vincent BedsaulNincent Consulting 825 NE 20th Avenue Portland, OR 97232 RE: Completeness Review- IP Uses Zone Ordinance Amendment, Case File No. ZOA2004-00001 Dear Mr. Vincent: The City has received your application for a Zone Ordinance Amendment (ZOA2004-00001) to allow bulk sales within the IP Zone. Staff has completed a preliminary review of the submittal materials and has. determined that the following additional information is necessary before the application can be deemed complete: 1. Impact Study. An impact study addressing the impacts of the proposal on the public systems including streets, bikeways, water, sewer, storm, parks, as well as impacts to affected private property owners. The narrative includes ample responses to noise, glare, and odor issues. Additional responses are needed to address the remaining system impacts. 2. Research Data. You noted that you had the raw data that was used to support your findings. This is not required, but may be useful if further analysis is requested by the Plannig Commission or City Council. 3. Number of application copies. Please submit 19 FULL SETS of your application materials: plans, written documents, forms etc. Yes this means everything, background material, preapp notes, application form, everything that you are relying on for your application package. Should you have any questions with regard to these items, please contact me at 503- 639-4171. Sincerely, Morgan Tracy Associate Planner c: ZOA2004-00001 Land Use File is\curpin\morgan\workspace\zoa and zon\zoa2004-00001(bulk sales ip zone)\zoa2004-00001 incomplete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 07/06/2004 12:13 FAX 5035981960 CITY OF TIGARD 0 002 I . • PREAPP.FE.D ell: 1 CITY OF TIGARD PLANNING DIVISION U 13125 SW HALL BOULEVARD .TIGARD, OR 97223.81891i'- '� 503.639.4171/503.684.7297 CIT1►of TIGARD r. OREGON LAND USE PERMIT APPLICATION Q%-Y�yr: A door)-0000 File#1044/ ' .t!a�1,t:1 I Other Case#( Date WEB O`f By 1.64'(- Receipt# Do'/ _c e25"7('City © Urb 0 : Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR AdjustmentNariance(I or II) ❑Minor Land Partition(II) 0 Zone Change (ill) ❑Comprehensive Plan Amendment(IV) 0 Planned Development(III) ❑Zone Change Annexation (IV) �]Conditional Use(III) ❑Sensitive Lands Review(I, II or III) EtZone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) 0 Subdivision(II or III) LUt.AI IQN wRERE aRONUStI AL.TIVITYVvILL uC+(.UR tAddress avauabTe) b(.4. 5 &,nrti. ha4 2t17.A� ©6100 d-003c'c) --1L 360 -- .qA- ,_��J1 -� . Z -P CT I Pe w Pcw/ . ri ' Ernrstre Sindfc-e9 Celeaa scv *�� ( z Po e ix . & ,ne.. a"� Z f'I•IUNt No. • I I-nx N•. ) .&20 (e(gG� (+ � - 1 Suetfs 361—d039 03� 6,78- 30Rs (Sref5� glAZC. adQUI1/0 (614,0 241' ..•. . • ,.,. •i•j • ••a• • IFTJ more + an on � e MAILING uUKtsS,cI I vs LATIUM PHONt Na. When the owner and the applicant are different people, the applicant must be liap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The hers must sign this application in the space provided on the back of this form or submit a written authorization with this application. --•-• •1 • + -• -ease.espea c - r • i• ( :o2 a • APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. 07/06/2004 12:14 FAX 5035981960 CITY OF TIGARD 0 003 • • THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). • SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. � �� f� ' 7/ / o`i im _ .fi�,iw�f` Owner's Signa tire Date 40-y4 7V■OP Owner's Signature Date I / / / - 7/1 O per's Signatur- / Da 4.1u& � � / / 7 e Owner's Signature Da Owner's Signature Date 7 I._ • Sc-14 ' 7/(*/0.4. Ap''Ica t/Agent/- presentative' :,nature Date Applicant/Agent/Representative's Signature Date 0 0 111 , . , — THE APPLICANT SHALL CERTIFY THAT: - :,77,—:7,7■s7-1f-the,:ap.plicatio„n)§4graptesi,ple,applicant,,sball-exgrcipe,the4ghtsTgranted:,in accordarice,y1/01W".1-:7-7 ;7'1 tefiti*itid46i5j0,ct fpOWitie,cOn"ditio4:464,..0i4iii5ris'itit ti716: 00iival::::-:;;ic.:., '', (:.:(,:,..:..--?:,y,:' ,:':.::,.1'.',- .::: '. ::•'„ ,]':c:-:'-',T: ,,, • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based . on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies-and criteria, and understands the requirements for approving or denying the application(s). . ._ SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. ' . / Si / /0 ({ owner's Sign. ure — Date /II i , Owner' 'i- gna tio- , Dat a/ . s ? i , Owner's Signature Date' • i •(-7g-/ i,1% '74 *• 7/Of Owner's Signature Date Owner's Signature Date PO If ' i 32etheLde. L V gjaitreelis411 . . A / , 4 l_ . ... e--11. 1 rL41 .',..;,40 17 /04 ApFica ge .4-presentative'-11,,nature Date Applicant/Agent/Representative's Signature Date • CITY OF TIGARD 7/23/2004 13125 SW Hall Blvd. 2:16:07PM A k Tigard, Oregon 97223 -A► I�� (503) 63 9-4 17 1 Receipt #: 27200400000000003257 Date: 07/23/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid ZOA2004-00001 [LANDUS]ZONE ORD AMEND 100-0000-438000 2,804.00 Line Item Total: $2,804.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Pair' Check PACA PROPERTIES,LLC CAC 1053 In Person 2,804.00 Payment Total: $2,804.00 • • BEDSAUL / VINCENT CONSULTING LLC 825 NE 20TH AVE., SUITE 300 PORTLAND, OR 97232 OFFICE(503) 230.21 19 FAX (503) 230.2149 DATE: July 21, 2004 REQUEST: Type IV Quasi-Judicial Zoning Text Amendment to permit bulk sales in the IP, (Industrial Park District) zone APPLICANTS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road OWNERS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4 Tax Lot 1100: 2002-020 Partition Plat, Lot 1 Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres. ZONING: I-P-Industrial Park District LOCATION: 6600 and 6830 SW Bonita Road CRITERIA: Chapter 18.380.030 B. Standards for making quasi-judicial decisions A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or Schatz / Smetco Zoning Text Amendment 1 • • zoning map as it relates to the property, which is the subject of the development application. APPLICABLE REGULATIONS A. LCDC Statewide Planning Goals: Goal 1: Citizen Involvement Goal 2: Land Use Planning Goal 6: Air, Water and Land Resources Quality Goal 9: Economic Development Goal 11: Public Facilities Goal 12: Transportation Goal 13: Energy Conservation Goal 14: Urbanization B. Tigard Comprehensive Plan: Vol. II Findings, Policies and Implementing Strategies Policy 1 —General Policies Policy 2- Citizen Involvement Policy 3— Natural Resources Policy 4—Air, Water and Land Resources Quality Policy 5 -Economy Policy 6— Housing Policy 7— Public Facilities and Services Policy 8— Transportation Policy 9 - Energy Policy 10 - Urbanization Policy 11 — Special Areas of Concern Policy 12— Locational Criteria C. Title 18: Development Code for the City of Tigard 1. Chapter 18.380 Zoning Map and Text Amendments 18.380.030 Approval Criteria for Zoning Map and Text Amendments 2. Chapter 18.390.050 Decision Making Procedures (Type Ill) or Chapter 18.390.060.G For Type IV Schatz / Smetco Zoning Text Amendment 2 • • 3. 18.390.050 Type II Procedure 18.390.050(B)(e)Application requirements-Impact Study II. AFFECTED JURISDICTIONS 1. City of Tigard: - Department of Community Development - Department of Police - Department of Engineering 2. TVFR III. BACKGROUND FACTS 1. On-Site Land Uses: Paul Schatz Furniture occupies TL 1100, a 2.29-acre, parcel. The business consists of a 40,000 square foot building that contains the showroom, offices and storage area for the furniture store. (See Attachment "A") The building is surrounded by approximately 40,000 square feet of landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A two-bay-loading dock is in the rear of the building. Up until recently, the 0.9 acre TL 300 was occupied by Smetco, a manufacturer of steel roller conveyor belt systems. An 8,000 square foot corrugated metal-sided structure and 900 square foot office are attached to the metal building. Approximately six months ago, Smetco relocated its operation to Canby, OR., primarily because the business outgrew the site and in part, because the property will have more value as a bulk sales use, such as another companion home furnishings business. The site also consists of a 10-stall parking area, a concrete paved staging/loading pad and some mature landscaping. 2. Site Characteristics: TL 1100, (Paul Schatz Furniture), has frontage onto SW Bonita Road, and gains access via a 35' wide paved "frontage road" onto SW Sequoia Parkway, just south of the intersection of SW Bonita and Sequoia Parkway. The former Smetco site gains access via the access described above and has access through a parking lot to the West. (i.e. John Barleycorn pub) At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this request. A grassy embankment separates and the site's perimeter landscaping separates the subject site from travel lanes of Bonita Road. 3. Surrounding Planning, Zoning and Land Use: Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, bulky items, such as large appliances. There is IL, (Light Industrial District) land north of and across the SW Bonita Road. The City limits of Tigard and I-5 are directly east of the site where similar retail furniture stores are locating (Ethan Allen and Norwalk) demonstrating a clustering of business activity. (See Attachment "B") IV. INTRODUCTION The subject sites are currently located in the I-P, (Industrial Park), District. The purpose of this Zoning Text Amendment is to modify the Industrial Zones Use Table to permit Schatz / Smetco Zoning Text Amendment 3 • • "Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" The purpose of the Industrial Zoning Districts is to provide a range of industrial services for City residents (18.530.010 A). Another purpose is to facilitate the economic goals of the City of Tigard by ensuring that there is a full range of economic activities and job opportunities within the City limits (18.530.010 B). It is the applicants belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I-P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Businesses selling furniture, large appliance and home improvement items need large parking lots and loading areas for customers to pick-up, drop-off and haul away their large merchandise. In fact, a review of current land uses in the immediate area, combined with a recent applicants' survey of all existing uses in Tigard's I-P zones suggests that the applicants' assertion is correct. Paul Schatz Furniture, (TL 1100 and one of the subject sites), contains a 40,000 square foot building selling furniture on a 2.92-acre lot. Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets. (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, large appliances. The applicants' recently surveyed 247 businesses located within Tigard's I-P zones. Of the 247 businesses surveyed, 22 are easily classified as bulk sales uses, and 8 of the 22 bulk sales businesses are already located in the I-P zoned land adjacent or nearby the subject ownerships. (i.e. that I-P zoned land between Bonita Road and Upper Boones Ferry and 1-5 and Sequoia Parkway) Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot, Norwalk Furniture and Ethan Allen Furniture are clustered in a relatively small area on both sides of 1-5 , Carman Drive and Bonita Road in Tigard and Lake Oswego. Therefore, individual business owners have already decided that locating their businesses adjacent to and/or near 1-5 and near other home furnishing businesses gives them good exposure and is good for business. If that were not the case, there would not be the current clustering of home furnishing businesses in the area. That is, if other home furnishing/home improvement businesses were worried about lost revenue due to competition, they would not knowingly locate adjacent to each other. The businesses are complementing each other, rather than competing with each other. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area and the character of the existing businesses located within this particular I-P zoned area. Morgan Tracy notes in his pre-app notes, (See Attachment "C"), that "I think you can make the argument that bulk sales are really a cross between retail and warehouse as they require such large areas for loading and storage." Therefore, staff supports the applicants' assertion that the character of area and the character of the existing structures within the I-P are suited for bulk sales uses. Schatz / Smetco Zoning Text Amendment 4 • • IV. JUSTIFICATION FOR REQUEST: The following narrative is intended to justify the applicants' request, and to demonstrate compliance with all applicable and relevant City of Tigard Comprehensive Plan policies and goals and City of Tigard Community Development Code (CDC) requirements related to the request. 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map 18.380.030_B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. APPLICANTS' COMMENT: The following responses to the above-stated applicable Code criteria will demonstrate that the proposal complies with 18.380.030 B. 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; Policy 1 —General Policies POLICY 1.1.1 THE CITY SHALL ENSURE THAT: a. THIS COMPREHENSIVE PLAN AND ALL FUTURE LEGISLATIVE CHANGES ARE CONSISTENT WITH THE STATEWIDE PLANNING GOALS ADOPTED BY THE LAND CONSERVATION AND DEVELOPMENT COMMISSION, THE REGIONAL PLAN ADOPTED BY THE METROPOLITAN SERVICE DISTRICT; APPLICANTS' COMMENT: The applicants assume that the Tigard Comprehensive Plan Policies applicable to this request are in conformance with LCDC Goals, State Statutes, and Administrative Rules, therefore if the applicants address the applicable Plan policies, the State requirements will be concurrently addressed. Responses follow: Policy 2 - Citizen Involvement POLICY 2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS. IMPLEMENTATION STRATEGIES 1. The City shall continue to publish information on land use planning issues in a form accessible to all citizens. (Ord. 93-19) Schatz / Smetco Zoning Text Amendment 5 • APPLICANTS' COMMENT: Applicants assume that the request for this Zoning Text Amendment will be published as a notice in applicable local newspapers, and that citizens of Tigard will have notice of this land use planning issue in compliance with Policy 2.13 and Implementation Strategy 1. Additionally, the Type IV process requires public hearings giving citizens additional opportunity to comment and influence the decision making process. Policy 3 — Natural Resources POLICY 3.1.1 THE CITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT. (NOTE: THIS POLICY DOES NOT APPLY TO LANDS DESIGNATED AS SIGNIFICANT WETLANDS ON THE FLOODPLAIN AND WETLANDS MAP.): a. AREAS MEETING THE DEFINITION OF WETLANDS UNDER CHAPTER 18.26 OF THE COMMUNITY DEVELOPMENT CODE; b. AREAS HAVING A SEVERE SOIL EROSION POTENTIAL; c. AREAS SUBJECT TO SLUMPING, EARTH SLIDES OR MOVEMENT; d. AREAS HAVING SLOPES IN EXCESS OF 25%; OR e. AREAS HAVING SEVERE WEAK FOUNDATION SOILS. APPLICANTS' COMMENT: According to the City of Tigard's GIS mapping and Zoning District Map, the subject ownership and/or nearby lots are not in the 100-year floodplain of Fanno Creek, nor is there any part of those lots that have slopes 25% or greater. There are some portions of I-P zoned land on Tigard Road and along the RXR tracks along 74th that are in the 100- year floodplain of Fanno Creek, but the majority of the City's I-P zoned land is not in 100-year floodplain of Fanno Creek. Therefore, based on the above-mentioned facts, the proposal complies with this policy. Policy 4—Air, Water and Land Resources Quality POLICY 4.1.1 THE CITY SHALL: a. MAINTAIN AND IMPROVE THE QUALITY OF TIGARD'S AIR QUALITY AND COORDINATE WITH OTHER JURISDICTIONS AND AGENCIES TO REDUCE AIR POLLUTIONS WITHIN THE PORTLAND-VANCOUVER AIR QUALITY MAINTENANCE AREA. (AQMA). b. WHERE APPLICABLE, REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY, THAT ALL APPLICABLE STANDARDS CAN BE MET, PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL. c. APPLY THE MEASURES DESCRIBED IN THE DEQ HANDBOOK FOR "ENVIRONMENTAL QUALITY ELEMENTS OF OREGON LOCAL COMPREHENSIVE LAND USE PLANS"TO LAND USE DECISIONS HAVING THE POTENTIAL TO AFFECT AIR QUALITY. APPLICANTS' COMMENT: As stated above, Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot and Ethan Allen and Norwalk are clustered on both sides of 1-5 , Carman Drive and Bonita Road in Schatz / Smetco Zoning Text Amendment 6 • • Tigard and Lake Oswego. Therefore, the above-mentioned businesses are helping to maintain air quality within the local air shed because vehicle miles traveled are reduced by concentrating retail furniture businesses within a central location. The majority of Tigard's I-P zoned land is also on arterial and collector streets near freeway exits, thus providing centralized access to those transportation facilities. POLICY 4.2.1 ALL DEVELOPMENT WITHIN THE TIGARD URBAN PLANNING AREA SHALL COMPLY WITH APPLICABLE FEDERAL, STATE AND REGIONAL WATER QUALITY STANDARDS, INCLUDING THOSE CONTAINED IN THE CLEAN WATER SERVICES'DESIGN AND CONSTRUCTION MANUAL. (Rev. Ord. 02-15) POLICY 4.2.2 THE CITY SHALL RECOGNIZE AND ASSUME ITS RESPONSIBILITY FOR OPERATING, PLANNING, AND REGULATING WASTEWATER SYSTEMS AS DESIGNATED IN METRO'S WASTE TREATMENT MANAGEMENT COMPONENT. (Rev. Ord. 02-15) APPLICANTS' COMMENT: The subject ownerships, and presumably all business in the I-P zoned area are connected to City of Tigard water supply and sanitary sewer systems, thus compliance with these policies is met. POLICY 4.3.1 THE CITY SHALL: a. REQUIRE DEVELOPMENT PROPOSALS LOCATED IN A NOISE CONGESTED AREA OR A USE WHICH CREATES NOISE IN EXCESS OF THE APPLICABLE STANDARDS TO INCORPORATE THE FOLLOWING INTO THE SITE PLAN: 1. BUILDING PLACEMENT ON THE SITE IN AN AREA WHERE THE NOISE LEVELS WILL HAVE A MINIMAL IMPACT. OR 2. LANDSCAPING AND OTHER TECHNIQUES TO LESSEN NOISE IMPACTS TO LEVELS COMPATIBLE WITH THE SURROUNDING LAND USES. b. COORDINATE WITH DEQ IN ITS NOISE REGULATION PROGRAM AND APPLY THE Vol. II, Policy 4-4 DEQ LAND USE COMPATIBILITY PROGRAM. c. WHERE APPLICABLE REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY (PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL) THAT ALL APPLICABLE STANDARDS CAN BE MET. APPLICANTS' COMMENT: The subject ownerships and most of the businesses in the I-P zoned area are located along collectors and arterials, which generate large volumes of traffic during peak AM and PM commute times. More importantly, the subject ownerships are located adjacent to 1-5, which generates on average 200,000 passengers and freight trips/day. Therefore, it is likely that the noise generated from car and truck traffic on the nearby 1-5 and on arterial and collectors streets exceeds the noise that could be generated by customer's passenger cars and truck delivery entering and exiting the businesses within the subject ownerships and other I-P zoned businesses. Policy 5-Economy POLICY 5.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET. Schatz / Smetco Zoning Text Amendment I • • APPLICANTS' COMMENT: The growth of the local job market in part depends on the City providing an adequate amount of acreage of appropriately zoned land to accommodate new businesses and to allow for the expansion of existing businesses in the community. According to the City GIS data, there is approximately 800 acres of industrially zoned land within the City limits, and of that 800 acres, approximately 380 acres is zoned I-P (Industrial Park). Therefore, 47% of all the industrially zoned land in the City can accommodate all of the uses permitted in the I-P zone, such as general retail, (e.g. sales-oriented, personal service) and office uses. Presently the I-P zone does not permit bulk sales. Therefore, although nearly half of all industrially zoned acreage is zoned I-P, it prohibits the type of bulk sales uses that have already located in the I-P zoned area, it prohibits those businesses that seek to locate in an I-P zoned land, and it prohibits the expansion of those businesses already in the I-P zone. A small change in the zoning code text could remove that impediment and open up the I-P zoned acreage to a variety of businesses that are classified as bulk sales, such as furniture, appliance stores and home improvement stores. By removing the prohibition against bulk sales uses, the City could diversify the economic opportunities available to Tigard residents and grow the local job market in compliance with this policy. IMPLEMENTATION STRATEGIES 1. The City's Community Development Code shall incorporate any revisions needed to remove unnecessary obstacles which may deter new economic activities. APPLICANTS' COMMENT: Removing the prohibition against bulk sales in the I-P zone removes an unnecessary obstacle that deters new economic activities within the I-P zoned land. As previously stated, the purpose of this Zoning Text Amendment is to modify the Industrial Zones Use Table to permit "Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" It is the applicants' belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I-P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Businesses selling furniture, large appliances and home improvement items need large parking lots and loading areas for customers to pick-up, drop-off and haul away their large merchandise. In fact, a current review of land uses in the immediate area, combined with a recent applicants' survey of all existing uses in Tigard's I-P zones suggests that the applicants' assertion is correct. Paul Schatz Furniture, (one of the subject sites), contains a 40,000 square foot building selling furniture on a 2.92-acre lot. (TL 1100) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which Schatz / Smetco Zoning Text Amendment 8 • • is a home improvement sales business selling, among other things, large appliances. The requested minor change to the zoning text will remove an unnecessary obstacle to economic activities within the I-P zoned land in compliance with this Implementing strategy. Policy 6— Housing POLICY 6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF HOUSING DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICES AND RENT LEVELS. APPLICANTS' COMMENT: The purpose of this request is to change the zoning text in the I-P zone, and has no impact on the zoning text for residential zones, therefore Policy 6 is not applicable to this request. Policy 7 — Public Facilities and Services 7.1.2 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT APPROVAL THAT: a. DEVELOPMENT COINCIDE WITH THE AVAILABILITY OF ADEQUATE SERVICE CAPACITY INCLUDING: 1. PUBLIC WATER; 2. PUBLIC SEWER SHALL BE REQUIRED FOR NEW DEVELOPMENT WITHIN THE CITY UNLESS THE PROPERTY INVOLVED IS OVER 300 FEET FROM A SEWER LINE AND WASHINGTON COUNTY HEALTH DEPARTMENT APPROVAL FOR A PRIVATE DISPOSAL SYSTEM IS OBTAINED;AND 3. STORM DRAINAGE. APPLICANTS' COMMENT: The requested zoning text amendment will not result in "development" per se, but future expansion and/or relocation of bulk sales businesses may result in development. An application for a development permit will be required to show that the water, sewer, and storm drainage facilities are adequate for the proposed use, or can be made available for the proposed use, at the time of development approval. Policy 8 —Transportation 8.1.1 PLAN, DESIGN AND CONSTRUCT TRANSPORTATION FACILITIES IN A MANNER WHICH ENHANCES THE LIVABILITY OF TIGARD BY: a. PROPER LOCATION AND DESIGN OF TRANSPORTATION FACILITIES. APPLICANTS' COMMENT: A review of the Zoning District Map and Transportation System Plan Map indicates that the subject sites and other nearby I-P zoned land are located on Bonita Road, Upper Boones Ferry, Sequoia Parkway, and 72"d all of which are arterial and/or collector streets. (See Attachments "B" & "D") Therefore, the I-P zoned land is properly located on streets that are designed to carry the traffic volume expected in an industrial park area. Schatz / Smetco Zoning Text Amendment 9 • Policy 9 — Energy 9.1.2 THE CITY SHALL ESTABLISH A BALANCED AND EFFICIENT TRANSPORTATION SYSTEM WHICH COMPLEMENTS THE LAND USE PLAN AND IS DESIGNED TO MINIMIZE ENERGY IMPACTS. APPLICANTS' COMMENT: Allowing bulk sales in the I-P zone would allow Paul Schatz Furniture to expand its already thriving business. It encourages a public policy that recognizes certain land uses will cluster together in order to benefit from each other. This clustering supports the City of Tigard's goal of establishing a balanced and efficient transportation system by reducing vehicle miles traveled for consumers shopping for furniture. Clustering the uses in one location helps conserve fossil fuels. Policy 10— Urbanization APPLICANTS' COMMENT: As stated in the introduction to this policy, urbanization: addresses the concerns expressed by Statewide Planning Goal# 14: Urbanization, which is "to provide for an orderly and efficient transition from rural to urban land use." This requested zoning text amendment does not concern the "orderly and efficient transition from rural to urban land use.", and therefore Policy 10 is not applicable to this request. Policy 11 — Special Areas of Concern 11.5 NEIGHBORHOOD PLANNING ORGANIZATION#5 POLICY 11.5.1 THE CITY SHALL REQUIRE BUFFERING AND SCREENING BETWEEN RESIDENTIAL AREAS AND ADJOINING INDUSTRIAL AREAS AS A PRECONDITION TO DEVELOPMENT APPROVAL AS FOLLOWS: a. ALL BUILDINGS ON INDUSTRIAL LAND SHALL BE SET BACK A DISTANCE OF 50 FEET FROM ANY PROPERTY LINE WHICH ABUTS A RESIDENTIALLY PLANNED AREA; APPLICANTS' COMMENT: According to the Tigard Zoning District Map, the I-P zoned area that includes the subject ownerships, and those lands bounded by Bonita Road, 72"d, 1-5 and Upper Boones Ferry Road are not directly adjacent to residentially zoned land. Therefore, no buffering requirement is necessary. The applicants presume that the Tigard Development Code does include buffering requirement in those instances where other I-P zoned land does in fact abut residentially zoned land. . Policy 12— Locational Criteria 12.3 INDUSTRIAL POLICY 12.3.1 THE CITY SHALL REQUIRE THAT: Schatz / Smetco Zoning Text Amendment 10 • • b. SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE: (1) BUFFERED FROM RESIDENTIAL AREAS TO ENSURE THAT PRIVACY AND THE RESIDENTIAL CHARACTER OF THE AREA ARE PRESERVED. (2) LOCATED ON AN ARTERIAL OR COLLECTOR STREET AND THAT INDUSTRIAL TRAFFIC SHALL NOT BE CHANNELED THROUGH RESIDENTIAL AREAS. c. THE SITE SHALL BE OF A SIZE AND SHAPE WHICH WILL PROVIDE FOR THE SHORT AND LONG RANGE NEEDS OF THE USE. d. THE LAND INTENDED FOR DEVELOPMENT SHALL HAVE AN AVERAGE SITE TOPOGRAPHY OF LESS THAN 6% GRADE, OR THAT IT CAN BE DEMONSTRATED THAT THROUGH ENGINEERING TECHNIQUES ALL LIMITATIONS TO DEVELOPMENT AND THE PROVISION OF SERVICES CAN BE MITIGATED. e. IT CAN BE DEMONSTRATED THAT ASSOCIATED LIGHTS, NOISE AND OTHER EXTERNAL EFFECTS WILL NOT INTERFERE WITH THE ACTIVITIES AND USES ON SURROUNDING PROPERTIES. f. ALL OTHER APPLICABLE PLAN POLICIES CAN BE MET. APPLICANTS' COMMENT: The Tigard Zoning District Map, enclosed as Attachment "B", shows that the I-P zoned area surrounding the subject ownerships, and those lands bounded by Bonita Road, 72nd, 1-5 and Upper Boones Ferry Road are not directly adjacent to residentially zoned land. Therefore, there is no buffering requirement in these areas. The applicants presumes that the Tigard Development Code does include buffering requirement in those instances where other I-P zoned land does in fact abut residentially zoned land. Paul Schatz Furniture currently occupies TL 1100, a 2.29-acre, parcel consisting of a 40,000 square foot building containing the showroom, offices and storage area for the furniture store. The building is surrounded by approximately 40,000 square feet of landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A two-bay- loading dock is in the rear of the building. Therefore, there is ample area available for expansion if in fact the bulk sales prohibition is removed to allow for expansion. Up until recently, the 0.9 acre TL 300 was occupied by Smetco, a manufacturer of steel roller conveyor belt systems. An 8,000 square foot corrugated metal-sided structure and 900 square foot office are attached to the metal building. Approximately six months ago, the company relocated its operation to Canby, OR., primarily because the business outgrew the site and in part, because the property will have more value as a bulk sales use, such as another companion home furnishings business. The site also consists of a 10-stall parking area, a concrete paved staging/loading pad and some mature landscaping. Therefore, the existing structure could be removed and redeveloped with a new standalone structure, landscaping and parking in compliance with the I-P zone standards of the Community Development Code. Both sites described above are on land that is nearly flat and certainly less than 6% slope. At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this request. A grassy embankment separates and the site's perimeter landscaping separates the subject site from travel lanes of Bonita Road. Therefore, there is topographic features and vegetation that separate the subject ownerships from other adjacent uses. Schatz / Smetco Zoning Text Amendment 11 • • • Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, bulky items, such as large appliances. There is IL, (Light Industrial District) land north of and across the SW Bonita Road. The City limits of Tigard and 1-5 are directly east of the site. Based on the character of the surrounding commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or redevelopment of the site will have significant impacts on surrounding uses, because presumably all surrounding uses are generating similar amounts noise impacts, vehicle traffic impacts and lighting impacts. 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and APPLICANTS' COMMENT: • A review of the Community Development Code indicates the following references to bulk sales: • Bulk Sales is listed under the heading of "Use Category" within the Commercial Zones Table 18.520.1, which states that "bulk sales" are permitted, not permitted and restricted in the various commercial zones. This request is to allow bulk sales in the I-P and the request does not propose to change the use status in any commercial zones. • Bulk Sales is listed under the heading of "Use Category" within the Industrial Zones Table 18.530.1, which states that "bulk sales" are not permitted in the I-P zone. This request is to allow bulk sales in the I-P and the request does not propose to change the use status in the I-L and/or I-H zones. • "Bulk sales" are a defined item in Use Classification Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" This request does not propose a change in how "bulk sales" is defined as set forth in 18.130.020.C. 4 (d) 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. APPLICANTS' COMMENT: The following evidence will show that there is no consistent or coherent reason why bulk sales are not permitted in the I-P zone. It does appear that the prohibition came into existence as part of a use category consolidation effort by planning staff, with no apparent or explicit reason to prohibit bulk sales. Schatz / Smetco Zoning Text Amendment 12 • • The applicants' representative has reviewed all archived Community Development Codes from before 1995, up to, and including the current Community Development Code. The purpose of this exercise was to search for any clues that might demonstrate why bulk sales were prohibited. A list of those archived codes is as follows: Code Notes on reformatting-1994 Tigard Zoning Code-A Municipal Code Update-1995 Title 18 Zoning-Complete Updates of Chapter 18-1995 Title 18 Amendments Prior to 11/26/98 Title 18 Zoning-Community Development Code Re-Write-8/27/1998 Title 18 Community Development Code Re-Write 1995-1999 The purpose of the review was to find answers to the following questions: 1. In past versions of the code, was there a use category for bulk sales or were furniture stores, appliance stores and rental equipment companies in some other use category. ? If there was a change, was there any explanation as to why the use category was changed? 2. Was there any discussion, comments, notes or any other information contained within those documents that established when bulk sales was described as a specific use category, and when it was, in what zones was it permitted? 3. Was there any discussion, comments, notes or any other information contained within those documents that describes why bulk sales were not permitted in the I-P zone? After a review of the above-mentioned code documents, the applicants' representative had a telephone conversation with Dick Bewersdorff, Planning Manager, to find answers to these questions. According to Mr. Bewersdorff, the history of the furniture sales/bulk sales is as follows: • Prior to 1995, furniture stores were a "subset" classification under the general heading of general retail sales. • In 1998, as part of a major code revision, planning staff decided to consolidate the long list of very specific "classified" permitted/not permitted uses within a use category into a shorter, and less specific list of uses sharing similar "use characteristics". Somehow, during that exercise, furniture sales, large appliances sales and rental companies were consolidated into the bulk sales use category, and then assigned a "not permitted" use in the I-P zone. Based on the evidence presented above, there is no consistent or coherent reason as to why bulk sales are not permitted in the I-P zone. It does appear that the prohibition came into existence as part of a use category consolidation effort by planning staff, with no apparent or explicit reason to prohibit bulk sales. If this is true, and the applicants have demonstrated that there are compelling reasons to allow bulk sales in the I-P zone, then this "mistake or inconsistency" in the zoning code text can be rectified by approving this request. Another form of inconsistency could also be rectified if this request is approved. Schatz / Smetco Zoning Text Amendment 13 • • The I-P zone offers the amenities a retail furniture store needs — display area for consumer products, a loading area to load products into a vehicle and get the products to their homes. It seems an inconsistent application of the Code to allow a use like Home Depot, which clearly sells bulky, home improvement products, and not allow other bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area and the character of the existing businesses located within this particular I-P zoned area. A zoning text amendment would clear up that apparent inconsistency and permit bulk sales in the I-P zone. 18.390.050 Type II Procedure 18.390.050 B. Application requirements 18.390.050 B (e.) Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicants shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. APPLICANTS' COMMENT: As set forth in Chapter 18.530.010, (Purpose), the I-P zoning district: "provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odors, vibration, are permitted in the I-P zone" (18.530.020 A) By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P because they do not generate off-site impacts significantly above other light manufacturing, office and small-scale commercial uses. Home Depot is the most obvious example of a retail sales use selling bulky items like refrigerators and lumber materials to homeowners. Home Depot is a 120,000 square foot store located directly south of the subject ownerships at Sequoia Parkway and Cardinal Lane. (See Attachment "A") According to the Tigard Transportation System Plan, Sequoia Parkway is classified as a collector street, which typically handles 5,000 or more ADT, therefore Home Deport is located in a business park setting, with a collector street nearby to handle the volume of traffic generated by the 120,000 square foot store. By contrast, Paul Schatz furniture is a 40,000 square foot store, therefore it is 1/3 the size of the existing Home Depot. If Home Depot is appropriate for the I-P zone, then it is clear that permitting other smaller scale bulk sale uses within the existing I-P zoned business parks will not generate significant impacts beyond what is currently generated by bulk sales uses already within the I-P zone. (e.g. Home Depot) The City limits of Tigard and Schatz / Smetco Zoning Text Amendment 14 • 1-5 are directly east of the subject sites. Based on the character of the surrounding commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or redevelopment of the site will have significant impacts on surrounding uses, because presumably all surrounding uses are generating similar amounts of noise impacts, vehicle traffic impacts and lighting impacts. Approving bulk sales in the I-P zone will permit retail furniture stores and other bulk sales uses to lease spaces within existing campus-like business park settings, such as Pacific Corporate Center, (Sequoia Parkway), Oregon Business Park, (SW 72nd and Upper Boones Ferry & Upper Boones Ferry), and Pac-Trust Business Center, (Durham Road and 72nd) . The above-mentioned examples of I-P zoned business parks already contain light manufacturing, office and small-scale commercial uses. Therefore, the proposed and existing bulk sales uses will be surrounded by and adjacent to other users that do not generate any significant amounts of noise, glare or odor. Based on the facts presented above, it is clear that the location of bulk sales within the existing I-P zoned business parks will not generate significant amounts of noise, odor or glare beyond what already exists within the current I-P zoned areas. IV. SUMMARY: The purpose of the Industrial Zoning Districts is to provide a range of industrial services for City residents (18.530.010 A). Another purpose is to facilitate the economic goals of the City of Tigard by ensuring that there is a full range of economic activities and job opportunities within the City limits (18.530.010 B). It is the applicants' belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I- P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Evidence presented in the application narrative, exhibits and attachments have shown that individual business owners have already made the decision to locate their bulk sales businesses within the I-P zone. The applicants' recent survey of 247 businesses demonstrated that 22, (or 8.9%), of those businesses are easily classified as bulk sales uses, and 8 of the 22 bulk sales businesses are already located in the I-P zoned land adjacent or nearby the subject ownerships. Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot, Norwalk Furniture and Ethan Allen are clustered in a relatively small area on both sides of 1-5, Carman Drive and Bonita Road in Tigard and Lake Oswego. Therefore, individual business owners have already decided that locating their businesses adjacent to and/or near 1-5 and near other home furnishing, businesses give them good exposure and is good for business. If that were not the case, there would not be the current clustering of home furnishing businesses in the area. The businesses are complementing each other, rather than competing with each other. All of the above-mentioned businesses are currently classified as bulk sales uses in the I-P zone. The I-P zone offers the amenities a retail furniture store needs — display area for consumer products, a loading area to load products into a vehicle and get the products to their homes. It seems an inconsistent application of the Code to allow a use like Home Depot, and not allow other bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area and the character of the existing businesses located within this particular I-P zoned area. A zoning text amendment would clear up that apparent inconsistency and permit bulk sales in the I-P zone. Schatz / Smetco Zoning Text Amendment 15 • • V. CONCLUSION: This application has been submitted in accordance with the requirements established by the City of Tigard Community Development Code for a zoning text amendment to permit bulk sales in the I-P zone. Evidence has been presented to address all applicable sections of the Community Development Code and relevant policies and implementing strategies of the Tigard Comprehensive Plan. Therefore, based on all the evidence presented in this application narrative, exhibits and attachments, this zoning text amendment application should be approved. Schatz / Smetco Zoning Text Amendment 16 • LIST OF ATTACHMENTS ATTACHMENT A - Color aerial photo of subject ownerships and vicinity ATTACHMENT B- Color copy of Tigard Zoning District Map ATTACHMENT C- March 30,2004 Pre-Application Notes by Morgan Tracy ATTACHMENT D- Color copy of Tigard Transportation System Plan Map ATTACHMENT E (1) & (2)-Color aerial photos showing all industrially zoned land with I- P zoned land highlighted in blue. • • - .. : '3:••:.•:.:: ...,....••••• .k•••••::: r . i ..:,. 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'E.....•‘•A•••:••::::••1.;::':.;•:••:::4..'A.::4,' •.:-.• •.• •:•.••:W...•-• .:0'',:::..'"::•:•:41:.::•L. :••.t•::::•?•:-..:., '••••*••• ••••1 '''.: .... .. : ... .:... . •• . .. . .. . .••• • • Pre application notes To change the development code text to allow bulk sales in I-P zones March 30, 2004 STAFF PRESENT: Morgan Tracy APPLICANT: BedsaulNincent Consulting AGENT: Bruce Vincent PROPERTY LOCATION: 6830 SW Bonita Road/All I-P zoned property. TAX MAP/ LOT #'s: 2S112AD 01100 and 00300 PROPOSAL DESCRIPTION: Zone text amendment to allow Bulk Sales (presently prohibited) as permitted uses in the I-P zone. COMP PLAN DESIGNATION: Industrial Park ZONING: I-P CITIZEN INVOLVEMENT TEAM: All NEIGHBORHOOD MEETING A neighborhood meeting is not required for the text change but will be required for the future conditional use application. Meetings are valid for application purposes for 6 months. NARRATIVE Include a narrative that responds to the applicable criteria. Most applicants for text amendments have a professional land use consultant prepare the narrative. Issues that you will likely face include questions such as: what is the anticipated impact to the industrial land supply within Tigard? What sorts of land use controls (if any) should be in place for these uses to mitigate for off site impacts? What criteria should be in place in determining if a site is suitable for bulk sales? Should the amendment allow bulk sales as an outright permitted use, or a use subject to conditional use approval? What about a "restricted use" similar to Sales-Oriented uses in the I-P zone? More specifically you will need to address 18.380.030: Zoning Map and Text Amendments 18. 380. 030 Standards for making quasi-judicial decisions . A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards : 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; ATTACHMENT C- March 30,2004 Pre-Application Notes by Morgan Tracy • • This means you will need to look through the Comprehensive Plan, available at the public library or online, and see if any of the policies are applicable. Most likely, many of them will not be directly applicable, but to cover your bases, you should have a response to each. Pay special attention to the Economy, and the Locational Criteria sections, although a preliminary review did not raise any glaring issues. 2 . Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and This is not particularly important, except that provisions within the code will need to be made consistent with each other. In other words, for example if there was a section that said "Bulk Sales are not appropriate in Industrial Zones" this would have to be changed along with the table of allowed uses. I did not find any such occurrences, but be prepared to expand your text change, if necessary to accomplish your request. 3 . Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. Again, this is where a professional consultant would be helpful. You will need to demonstrate that whatever the rationale for not allowing bulk sales when the code was originally adopted is no longer relevant, or that other factors have come into play that merit changing the code. I am assuming that the limitation was based on protecting industrial land for industrial uses, and bulk sales is classified as a type of retail (commercial) use. The burden is on the applicant to demonstrate how this criterion is met. IMPACT STUDY 18.390 Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. In most applications, this is not very critical. However, in text changes where you are proposing to allow additional uses that are not presently permitted in a zone, it • • • is extremely important that the impact study takes a detailed look at the potential impacts on these systems. REVIEW CRITERIA (note that this list is intended to provide guidance in preparation of your application, and that additional criteria may be identified dependant upon the nature of the specific application, or as other issues are raised. In other words, this is not an exhaustive list of all criteria. It is the applicant's responsibility to ensure that all applicable standards are met.) 18.380.030 18.390.050.B.2.e (Type III process) Based on the information provided, it appears that the text amendment request will • be a Type IV Process, with a public hearing before the planning commission. The Planning Commission then makes a recommendation to City Council to either approve the request as proposed, modify the request, or deny the request. A subsequent hearing (or hearings) is then held by the City Council. Application fees: Zone Text Amendment: $2,714 Decision timeline is generally about 4 months from receipt of a complete application. The 120 day rule is not applicable to legislative changes. ADDITIONAL NOTES In response to your questions: 1) The text amendment could apply to a specific sub area, but this is generally not favored by staff based on the complexity of administering various overlapping boundaries. But for an example of how this would be accomplished, look at Footnote 17 in the Commercial Uses table. This defines a specific area based on street boundaries. More preferably, the use should be restricted based on site specific factors. 2) I have pulled the case logs for the last four years and found 2-3 examples that may be helpful. They are available through a records request. 3) Well as best as I can tell, the restriction was put in place when the code was radically updated in 1998. There was an effort to maintain industrial areas for industrial and not commercial uses. I think you can make the argument that bulk sales are really a cross between retail and warehouse, as they require such large areas for loading and storage. I think that the I-P zone is a "soft" industrial zone that can tolerate bulk sales uses when conducted wholly indoors. I think the argument would be harder to carry over to I-L or I-H zones, however. PREPARED BY: Morgan Tracy Associate Planner •*.!!.. ** C I TY (5 f T 1 GA R D - -- * „.„1' .... N". N N''.".•••".....: .'1 '..' I,I ...• I t'si I ,..'1,C. "%A."`".I i...I N ....: ..... N i 1".. ,•.::, Ftinctional Classifeation System i •:-•••• •••••• • .., ...•. . „... • . ,..: i -•:- . .. . „.. • • . ., . ::: .. ..• . . .,:i - : • . . . • . . .. : . . :•• .. • .. . „.. : . .. . • . • .. • ... ..... . • • .... ..... ...... „ „.::. _. ..• ...... • . .... • . . . . ,.: 3. Legend 0 „titer '•• • F'unctionra Ciressiteation System r II i . •....... ..J. a, ••• • . . .. • . .....„ ar---• . . .J . ... . 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Fr. 11 *-: :k. .,..1 7.1: •• " 11.1•11111:1• 74:. .. ." -41 4 4 4 I'll • 1.• ..:.'.....:....0.:••,, •V ,.• , :.. • ::,..., . ..•:..• •••••• • • • • •••• • . .. .,... E...:•• ' .:5.'" . ...... : !!..• ;:,:,.• "Ni•.. ".: l• i:•::• . Nae I •a.. f l'•.• •.•I 7..' . ,.. ' t.777 ° '''.a'• , .1.:',14•,,,,.. . '-.k.:.54..!: 4......'......,..,.... . .. ...:.:•• ..:1!1! '400414,,ta.7 • , . • , .. • .., . ..'' 111 .. , ................ ,..„.11 ,,,B 4 el ., . ,,c,. .::.' .." • .... - -,,,.. Jciisi ma = ••• - TE.. 'a.,....:......, • 1 •• •*... ..• ...:-.. 6,...,II\AIX •'' 14. :^'•':1!' '•'•••„:".. ': 11'''PI • • i 1 14i. ' 11 • • - A.. . „.......x.. ... )...,„...,.., .,, .,. .., . PR& AFPL1 CAT1O /'J CONFEREACE. Notes • • • Pre application notes To change the development code text to allow bulk sales in I-P zones March 30, 2004 STAFF PRESENT: Morgan Tracy APPLICANT: BedsaulNincent Consulting AGENT: Bruce Vincent PROPERTY LOCATION: 6830 SW Bonita Road/All I-P zoned property. TAX MAP/ LOT #'s: 2S112AD 01100 and 00300 PROPOSAL DESCRIPTION: Zone text amendment to allow Bulk Sales (presently prohibited) as permitted uses in the I-P zone. COMP PLAN DESIGNATION: Industrial Park ZONING: I-P CITIZEN INVOLVEMENT TEAM: All NEIGHBORHOOD MEETING A neighborhood meeting is not required for the text change but will be required for the future conditional use application. Meetings are valid for application purposes for 6 months. NARRATIVE Include a narrative that responds to the applicable criteria. Most applicants for text amendments have a professional land use consultant prepare the narrative. Issues that you will likely face include questions such as: what is the anticipated impact to the industrial land supply within Tigard? What sorts of land use controls (if any) should be in place for these uses to mitigate for off site impacts? What criteria should be in place in determining if a site is suitable for bulk sales? Should the amendment allow bulk sales as an outright permitted use, or a use subject to conditional use approval? What about a "restricted use" similar to Sales-Oriented uses in the I-P zone? More specifically you will need to address 18.380.030: Zoning Map and Text Amendments 18.380. 030 Standards for making quasi-judicial decisions . A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards : 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; • • This means you will need to look through the Comprehensive Plan, available at the public library or online, and see if any of the policies are applicable. Most likely, many of them will not be directly applicable, but to cover your bases, you should have a response to each. Pay special attention to the Economy, and the Locational Criteria sections, although a preliminary review did not raise any glaring issues. 2 . Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and This is not particularly important, except that provisions within the code will need to be made consistent with each other. In other words, for example if there was a section that said "Bulk Sales are not appropriate in Industrial Zones" this would have to be changed along with the table of allowed uses. I did not find any such occurrences, but be prepared to expand your text change, if necessary to accomplish your request. 3 . Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. Again, this is where a professional consultant would be helpful. You will need to demonstrate that whatever the rationale for not allowing bulk sales when the code was originally adopted is no longer relevant, or that other factors have come into play that merit changing the code. I am assuming that the limitation was based on protecting industrial land for industrial uses, and bulk sales is classified as a type of retail (commercial) use. The burden is on the applicant to demonstrate how this criterion is met. IMPACT STUDY 18.390 Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. In most applications, this is not very critical. However, in text changes where you are proposing to allow additional uses that are not presently permitted in a zone, it • • is extremely important that the impact study takes a detailed look at the potential impacts on these systems. REVIEW CRITERIA (note that this list is intended to provide guidance in preparation of your application, and that additional criteria may be identified dependant upon the nature of the specific application, or as other issues are raised. In other words, this is not an exhaustive list of all criteria. It is the applicant's responsibility to ensure that all applicable standards are met.) 18.380.030 18.390.050.B.2.e (Type III process) Based on the information provided, it appears that the text amendment request will be a Type IV Process, with a public hearing before the planning commission. The Planning Commission then makes a recommendation to City Council to either approve the request as proposed, modify the request, or deny the request. A subsequent hearing (or hearings) is then held by the City Council. Application fees: Zone Text Amendment: $2,714 Decision timeline is generally about 4 months from receipt of a complete application. The 120 day rule is not applicable to legislative changes. ADDITIONAL NOTES In response to your questions: 1) The text amendment could apply to a specific sub area, but this is generally not favored by staff based on the complexity of administering various overlapping boundaries. But for an example of how this would be accomplished, look at Footnote 17 in the Commercial Uses table. This defines a specific area based on street boundaries. More preferably, the use should be restricted based on site specific factors. 2) I have pulled the case logs for the last four years and found 2-3 examples that may be helpful. They are available through a records request. 3) Well as best as I can tell, the restriction was put in place when the code was radically updated in 1998. There was an effort to maintain industrial areas for industrial and not commercial uses. I think you can make the argument that bulk sales are really a cross between retail and warehouse, as they require such large areas for loading and storage. I think that the I-P zone is a "soft" industrial zone that can tolerate bulk sales uses when conducted wholly indoors. I think the argument would be harder to carry over to I-L or I-H zones, however. PREPARED BY: Morgan Tracy Associate Planner • . PRE-APPLICATION d r4T t .1.' CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard; OR 97223(503) 639-4971 FAX'(503) 684-7297 GENERAL INFORMATION _—_ Applicant: eveistivi/V t oce Cat U 1\r"14" I FOR STAFF USE ONLY Address: g2-47,Aje 2(0, Surt'e. &1U Phone: 2- -2411 41 r1 Case f� City: P'(,G't GMrA , (J-- Zip: 1-1 2 — /IQ 2-00(i - 000 z S Contact Person: ire Vv6'1Cet4.t Phone: "h e- { Receipt No.: ..2-t.s.y _ ) 09a . Property Owner/Deed Holder(s): •. ` 'f I t °-a. Application Accepted y: rti duce i ;9 j�"� � I Date: i L Address: (Oka) W vir/?? i2 Q Phone: (9 5 '�p(LL��� 3, 9 U. City: ( -v�(:� t riP-- Zip: 472_24 j Property Address/Location(s): �1 lJ- UF' S/ _tlii- �1L ) DATE OF E-Alp.:3/3 o/ 1 igg3C) ..(1,t21 &-4,-wtcx pel 1 ( cord .00_ q7,2_24_ TIME OF PRE-APP.: Tax Map&Tax Lot#(s): -II b bti1gI. 7 '.L (2 n / 1 PRE-APP.HELD WITH: Zoning: --I- l� jusiv-o-V Clv iz- h i ) I Site Size: t_. ._ 0 .'l 4 c L- 11 ? 2-,q Z I Rev.11/8/2002 i:curpin1masterslrevised\Pre- AppRequest.doe PRE-APPLICATION CONFERENCE INFORMATION All of the information identified on this form are required to be Submitted by the applicant and received by the Planning Division a j REQUIRED SUBMITTAL ELEMENTS I minimum of men week.prior to officially scheduling a j (Note: applications will not be accepted j pre-application conference date/time to allow staff ample time to f without the required submittal elements) prepare for the meeting. j 1 A pre-application conference can usually be scheduled within 1-2 0 Pre-Application Conf. Request Form weeks of the Planning Division's receipt of the request for either 3 COPIES EACH OF THE FOLLOWING: Tuesday or Thursday mornings. Pre-application conferences are j0 Brief Description of the Proposal and one(1)hour long and are typically held between the hours of .I any site-specific questions/issues that 9:00-11:00 AM. you would like to have staff researchi PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Prior to the meeting. 1 PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM p0 Site Plan. The site plan must show thel 8.00-4:00/MONDAY-FRIDAY. I proposed lots and/or building layouts drawn to scale. Also, show the location IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE of the subject property in relation to the, PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE nearest streets; and the locations of INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM driveways on the subject property and ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE ? across the street. 1 GROUP. I0 The Proposed Uses. 1 • • 1O Topographic Information Include Contour Lines if Possible. ❑ If the Pre-Application Conference is for a MONOPOLE project,} the applicant must attach a copy of the letter and proof in they form of an affidavit pf mailing, that the collocation protocol was;i completed (see Section 18.798.080 of the Tigard Community! II Development Code). • 0 Filing Fee$287.00 • • Pre-application- Conference Statement. For Tax Lot 300 & 1100, Map 2S1 -12AD (SW Bonita Road) Prepared for Paul Schatz III Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road Prepared by Bedsaul/Vincent Consulting, LLC 825 NE. 20th Ave. Suite 300 Portland, Oregon 97232 March 18, 2004 REQUEST: The applicants request a Zoning Text Amendment to allow Bulk Sales in the IP zone. • • SITE INFORMATION Zoning: I-P-Industrial Park District Legal Description: Tax Lot 300: Bonita Gardens, Lot PT 4 Tax Lot 1100: 2002-020 Partition Plat, Lot 1 Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W Site Size: Tax Lot 300: 0.9 Ac, TL 1100: 2.92 Ac. REASON FOR REQUEST Both sites are currently located in the I-P district. According to the Industrial Zones Table 18.530.1, Bulk Sales are not permitted in the I-P zone. Bulk Sales are defined in Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" It is the applicant's belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I-P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Businesses selling furniture, large appliances and home improvement items need large parking lots and loading areas for customers to pick-up, drop-off and haul away their large merchandise. In fact, current land uses in the immediate area suggest that the applicant's assertion is correct. One of the subject sites contains an approximately 40,000 square foot building, selling furniture, on a 2.92-acre lot. (Paul Schatz Furniture) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling_, among other things, large appliances. Therefore, it appears that bulk sales uses should be allowed in this particular I-P zoned area, based on the character of area and the character of the existing businesses located within this particular 1-P zoned area. Questions: 1. Could the proposed text amendment be specific to a particular area zoned I-P, or would it have to be "globally" applied as a text amendment to all areas within Tigard zoned I-P? 2. Have there been recent examples of approved Zoning Text Amendment requests, and if so, can the City make those files available for review? 3. What was the thought process behind not permitting bulk sales in the I-P zone, given that the zone does in fact allow light manufacturing and commercial uses that often required the same lot size/building characteristics of bulk sales uses? .- 1... . . . (2,... I. V i '., (".4 I: i . 1 : • : , , '' i . ' , ";„,„, :..., ' .' q........"4" -"-- 1 4 z M 4 4 6 e if N I i 141 # . Cr . . 0..1. 1,".w./...1:,:+gt &••••!'......(....7c...' 1 g ‘....1.,(z ,, 1 : [ .. 1 : i z 4.- ...-; . i 4 I 4 # 4° : g# 4: • :g S i :. M 4? " ### I 0 4 i i:1 r f 6 .. , ,n 4 . 6 re . , . • -- . . . A.4 ... . . . ., rs,1 i V: 1 tf:# ' . .............„...,- , . ...................,.............,......... .................... : Pe 4.....Z.W........ . .... . . . ., ... , , :, .. ,...,4 N: .■,w .. 1Y. .,. .- . . ..1 ..... 1. , . ' ....t ....,) , .." ' .. .v; •V.:. . . . 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MP:.."- L'....:..i..:::..;17:.!..7.' . . .: :..:....'" •- -... . . . , .... usislialiaiirmirAmiiiiiiiiii111111111 • / r Yegon Department of Land Conservation and Development liwt.c: 635 Capitol Street NE Suite 150 Salem, Oregon 97301-2540 Theodore R.Kulongoski,Governor Phone: (503)373-0050 Main/Coastal Fax: (503)378-6033 Director's/Rural Fax: (503) 378-5518 TGM/Urban Fax: (503)378-2687 Web Address:http://www.lcd.state.or.us NOTICE OF ADOPTED AMENDMENT dpiAS December 28, 2004 TO: Subscribers to Notice of Adopted Plan or Land Use Regulation Amendments • FROM: Mara Ulloa, Plan Amendment Program Specialist SUBJECT: City of Tigard Plan Amendment DLCD File Number 002-04 The Department of Land Conservation and Development(DLCD) received the attached notice of adoption. Copies of the adopted plan amendment are available for review at DLCD offices in Salem, the applicable field office, and at the local government office. Appeal Procedures* DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: January 4, 2005 This amendment was submitted to DLCD for review prior to adoption with less than the required 45- day notice. Pursuant to ORS 197.830 (2)(b) only persons who participated in the local government proceedings leading to adoption of the amendment are eligible to appeal this decision to the Land Use Board of Appeals (LUBA). If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals (LUBA) no later than 21 days from the date the decision was mailed to you by the local government. If you have questions, check with the local government to determine the appeal deadline. Copies of the notice of intent to appeal must be served upon the local government and others who received written notice of the final decision from the local government. The notice of intent to appeal must be served and filed in the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10). Please call LUBA at 503-373-1265, if you have questions about appeal procedures. *NOTE: THE APPEAL DEADLINE IS BASED UPON THE DATE THE DECISION WAS MAILED BY LOCAL GOVERNMENT. A DECISION MAY HAVE BEEN MAILED TO YOU ON A DIFFERENT DATE THAN IT WAS MAILED TO DLCD. AS A RESULT YOUR APPEAL DEADLINE MAY BE EARLIER THAN THE DATE SPECIFIED ABOVE. Cc: Gloria Gardiner, DLCD Urban Planning Services Specialist Meg Fernekees, DLCD Regional Representative Morgan Tracy, City of Tigard <paa>ya Form 110 DLCD NOTICE OF ADOPTION DEPT OF This form must be mailed to DLCD within.5 working days after the final decision per ORS 197.610 and OAR Chapter 660- Division 18 DEC 2 2 2004 (See reverse side for submittal requirements) LAND CONSERVATION AND DEVELOPMENT Jurisdiction: City of Tigard Local File No.: ZOA2004-00001 (If no number,use none) Date of Adoption: December 14, 2004 Date Mailed: December 21, 2004 (Must be filled in) Date mailed or sent to DLCD) Date this proposal was sent or mailed: October 1, 2004 (45 days) (Date mailed or sent to DLCD) Comprehensive Plan Text Amendment _ Comprehensive Plan Map Amendment X Land Use Regulation Amendment _ Zoning Map Amendment New Land Use Regulation _ Other: (Please Specify Type of Action) Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached." A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." Describe how the adopted amendment differs from the proposed amendment. If it is the same, write "Same." If you did not give notice for the proposed amendment, write "N/A." These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. Plan Map Change from: N/A to N/A Zone Map Change from: N/A to N/A Location: Citywide Acres Involved: N/A Specify Density: Previous: N/A New: N/A Applicable Statewide Planning Goals: 1 & 2 Was an Exception adopted? Yes: _ No: X DLCD File No.: C9Oc -04- (1 3901-7) Form2 Q Did the Department of Land Conservation and Development receive a Notice of Proposed Amendment FORTY FIVE (45) days prior to the first evidentiary hearing? Yes: X No: _ If no, do the Statewide Planning Goals apply? Yes: _ No: If no, did The Emergency Circumstances Require immediate adoption? Yes: _ No: _ Affected State or Federal Agencies, Local Governments or Special Districts: DLCD, Metro, ODOT and the City of Tigard. Local Contact: Morgan Tracy, Associate Planner Area Code + Phone Number: 503-639-4171 Address: 13125 SW Hall Boulevard City: Tigard, OR Zip Code + 4: 97223-8189 ADOPTION SUBMITTAL REQUIREMENTS This form must be mailed to DLCD within 5 working days after the final decision per ORS 197.610 and OAR Chapter 660-Division 18 1. Send this Form and Two (2) Copies of the Adopted Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITAL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 COPY TO: Metro Land Use& Planning ODOT—Region 1, District 2-A 600 NE Grand Avenue Jane Estes, Permit Specialist Portland, OR 97232-2736 5440 SW Westgate Drive, Suite 3 Portland, OR 97221-2414 2. Submit Two (2) copies of adopted material, if copies are bounded please submit two (2) complete copies of documents and maps. 3. Please Note: Adopted materials must be sent to DLCD not later than five (5)working days following the date of the final decision on the amendment. 4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings and supplementary information. 5. The deadline to appeal will be extended if you do not submit this Notice of Adoption within five working days of the final decision. Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date, the "Notice of Adoption" is sent to DLCD. 6. In addition to sending the "Notice of Adoption" to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision. 7. Need More Copies? You can copy this form to 8-1/2x11 green paper only ; or call the DLCD Office at (503) 373-0050; or Fax your request to: (503) 378-5518; or Email your request to Larry.FrenchAstate.or.us—ATTENTION: PLAN AMENDMENT SPECIALIST. • • • 70f-uoo -1- AGENDA ITEM# . FOR AGENDA OF . - a5- o COUNCIL MINUTES TIGARD CITY COUNCIL MEETING December 14, 2004 The meeting was called to order at 6:10 p.m. by Mayor Dirksen. • Council Present: Mayor Dirksen, Councilors Moore, Sherwood,Wilson, and Woodruff • STUDY SESSION > MEET WITH TIGARD TUALATIN SCHOOL DISTRICT CONSULTANT ON RECRUITMENT Tigard-Tualatin School Board Member Barry Albertson and Oregon School Boards Association Representative Greg McKenzie were present to discuss with the City Council the process the School District will follow to recruit a new superintendent. Superintendent Lowder has notified the District of his plans to seek another post in California. Mr. Albertson advised that the School District is asking all identified stakeholder groups to share with the District the attributes desired in a superintendent. Council members offered the following suggestions: o previous experience as a superintendent or an assistant to someone in that role o fiscally astute o someone who will want to make this post a long-lasting career(i.e., 10 years) o experience working with other governmental jurisdictions o. interested in maintaining the good relationships with the city and state agencies o continued regular interaction with the City Manager and Chief of Police • o politically astute o possesses a good public persona o consensus builder o community oriented o continuation of the current good relationships Mr. Albertson and Mr. McKenzie reviewed in more detail the process for recruitment. Mayor Dirksen thanked the School District representatives for the opportunity to give input. Tigard City Council Minutes Page 1 Meeting of December 14, 2004 A CITY MANAGER 360 PERFORMANCE REVIEW DISCUSSION Council members discussed participation of raters for the 360 performance review of the City Manager. Human Resources Director Zodrow was present and participated in the discussion on this item. Consensus of the Council was to include the following individuals as raters: o Current Mayor & Council members • • o City of Tigard Department heads ("direct reports") o One or Two Peers to the City Manager (i.e., Washington County Administrator and/or the City of Tualatin City Manager) o Two members from the community (Council discussed a number of individuals for this category including the Planning Commission President, Washington County Board Chair and Councilor Moore, who will be leaving the Council at the end of the year. The names of these two individuals will be submitted to the Human Resources Director.) There was discussion about review components. It was suggested that raters be advised they could place an "N/A" in those areas where they do not feel they are qualified to comment because they do not interact with the City Manager in a particular situation or area that is being rated. Ms. Zodrow reviewed the timeline and it appears that the review could be conducted in March. This item will be discussed again at the January 25, 2005, Council meeting. ➢ COUNCIL DESIGNATION OF VICE CHAIR FOR JOINT WATER COMMISSION Councilor Woodruff agreed to serve as the Vice Chair for the Joint Water Commission. ➢ CITIZEN REPRESENTATIVE TO WCCCA BUDGET COMMITTEE-- REAPPOINT BOB ROHLF No decision on this appointment was made. Mayor Dirksen will discuss this with City Manager Monahan. Tigard City Council Minutes Page 2 Meeting of December 14, 2004 • • > CITY HALL CABLE DISCUSSION IT Director Ehrenfeld was present to discuss this item. Council received a memo dated December 10, 2004,from Mr. Ehrenfeld regarding computer and phone cables for City Hall. After brief discussion, Council consensus was to proceed with the installation of new cabling and wiring for City Hall for phones, computers, scanners, copiers and fax machines. Funding authorization was requested (see Consent Agenda Item No. 3.5). ➢ BUDGET PRINCIPLES AND STRATEGIC FINANCE PLAN DISCUSSION Finance Director Prosser distributed to the Council members two items: 1. FY 2005-06 Executive Staff Budget Principles 2. Draft Strategic Finance Plan (12-14-04 memorandum from Finance Director Prosser to the Mayor and Council, with the Strategic Plan attached for Council review). Mr. Prosser briefly described the documents and advised this information was being provided to the Council for review before the January 18, 2005 goal-setting meeting. • In addition, Mr. Prosser advised that a joint meeting with the Budget Committee members is scheduled for the January 25 Council meeting to review financial forecast information. > MEASURE 37 UPDATE This topic appears as Item No. 7 on the Business Agenda for this meeting. City Attorney Ramis reviewed with the Council the proposed ordinances, which would provide a process for written demands for compensation under Ballot Measure 37. Two ordinances were presented to the Council representing one option that would revise Ordinance No. 04-12 to include a requirement for a deposit and submittal information. Mr. Ramis reviewed the deposit and deposit refund provisions of the ordinance. The second ordinance option included a provision for actions by neighboring property owners. City Attorney Ramis confirmed that these provisions are available to property owners regardless of whether this language is included in the Tigard legislation and this would serve as another place for information about this option for residents to use if they have issues concerning their property because of a neighbor's actions Council briefly discussed the pros and cons of the proposed ordinances and some of the scenarios that may occur. It was noted that this ordinance can be further amended at a later time if needed. Tigard City Council Minutes Page 3 Meeting of December 14, 2004 • > ADMINISTRATIVE ITEMS Council received a copy of a revised legal description for Option 1 regarding the Annexation Public Hearing (Agenda Item No. 8, listed below). EXECUTIVE SESSION: The Tigard City Council went into Executive Session at 7:20 p.m. as provided by ORS 192.660 (2) h to discuss pending litigation. Executive Session concluded at 7:30 p.m. 1. BUSINESS MEETING 1.1 Call to Order—Mayor Dirksen called the City Council & Local Contract Review Board to order at 7:40 p.m. • 1.2 Roll Call— Mayor Dirksen and Councilors Moore, Sherwood, Wilson, and Woodruff were present. 1.3 Pledge of Allegiance 1.4 Council Communications & Liaison Reports Council Woodruff commented that the 5th Tuesday meeting held on November 30, 2004, went well. 1.5 Call to Council and Staff for Non-Agenda Items: None 2. CITIZEN COMMUNICATION • Bruce Dalrymple, Tualatin Hills Park & Recreation District Board President asked that additional testimony be received on the Parks System Development Charges, which would be considered by Council later in the meeting (Agenda Item No. 6). After brief discussion among the Council members and staff, Mayor Dirksen advised that short testimony would be heard during that item with it being noted that public hearing had already been conducted at a previous Council meeting. Mr. Frewing had also signed in on the Citizen Communication register for this item and his testimony would be heard during the Council review of this item. • Gretchen Buehner, 13429 SW 136th, Tigard, OR 97223, urged the Council to consider, with open and complete discussion, the City policy of islands and annexation in the near future. She said Tigard has a number of islands and she referred to the Metzger and Bull Mountain areas. Tigard City Council Minutes Page 4 Meeting of December 14, 2004 • • Tigard High School Student Envoy Nikki Pham distributed information and gave a report about recent and upcoming activities at Tigard High School. • Tigard Area Chamber of Commerce Dan Murphy reviewed the upcoming Chamber of Commerce events planned for December and January. • Follow-up to Previous Citizen Communication City Manager Monahan reported that for follow up to the November 23, 2004, City Council meeting, the two items raised by Norman Russell and Ed Duffield regarding the Edgewood neighborhood were resolved at that meeting. He reviewed Mr. Russell's and Mr. Duffield's concerns about a multi-family development. At that meeting, Mayor Dirksen noted that Clean Water Services and Tualatin Valley Fire & Rescue reviews all applications and is required to sign off on them before any pemiits are issued. Youth Advisory Council President Williams reviewed the Consent Agenda: 3. CONSENT AGENDA: These items are considered to be routine and maybe enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 3.1 Approve Council Minutes for November 9 and November 15, 2004 3.2 Receive and File a. Council Calendar b. Tentative Agenda c. Canvass of Votes for Mayor, Two City Councilor Positions, and Bull Mountain Annexation Measure-November 2, 2004 • Election 3.3 Local Contract Review Board: a. Approve the purchase of a Chevrolet police pursuit Tahoe Sport Utility vehicle b. Approve the purchase of two Ford F-250 pick-up trucks for the Public Works Division c. Approve the purchase of three Ford F-350 pick-up trucks for the Public Works Division 3.4 Amend City Manager's Employment Agreement Confirming Health Insurance Benefits—Resolution No. 04-92 A RESOLUTION APPROVING AN AMENDMENT TO CITY MANAGER WILLIAM A. MONAHAN'S EMPLOYMENT AGREEMENT WITH THE CITY OF TIGARD, CORRECTING HEALTH INSURANCE BENEFITS 3.5 Approve Budget Amendment No. 7 to the FY 2004-05 Budget to Increase Appropriations in the Facility Fund for the Upgrade of the Wiring System in City Hall—Resolution No. 04- 93 Tigard City Council Minutes Page 5 Meeting of December 14, 2004 i • A RESOLUTION APPROVING BUDGET AMENDMENT#7 TO THE FY 2004-05 BUDGET TO INCREASE APPROPRIATIONS IN THE FACILITY FUND FOR THE WIRING/CABLING SYSTEM,OF CITY HALL 3.6 Approve Budget Amendment No. 5 to the FY 2004-05 Budget to Increase Appropriations in the Community Services Program to Establish a Residential Services Agency Emergency Fund—Resolution No. 04-94 A RESOLUTION APPROVING BUDGET AMENDMENT#5 TO THE FY 2004-05 BUDGET TO INCREASE APPROPRIATIONS IN THE COMMUNITY SERVICES PROGRAM TO ESTABLISH A RESIDENTIAL SERVICES AGENCY EMERGENCY FUND Motion by Councilor Moore, seconded by Councilor Sherwood, to approve the Consent Agenda. The Consent Agenda was approved by a unanimous vote of Council present: Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff: Yes 4. CONSIDER A RESOLUTION RECOGNIZING MELVIN WALKER FOR TWENTY- THREE YEARS OF SERVICE WITH THE CITY OF TIGARD a. Dennis Koellermeier, Public Works Director, presented this agenda item. He noted that Melvin Walker has been an employee of the City of Tigard since 1981. The Public Works staff will miss Mel and wish him well in his retirement. b. Mayor Dirksen read the proposed resolution recognizing Mr.Walker after which Mr.Walker presented to the City Manager some work overalls and requested that the City Manager report for duty. The Mayor and City Manager thanked Mr. Walker for his years of service and wished him well in the future. c. Motion by Councilor Wilson, seconded by Councilor Woodruff, to approve Resolution No. 04-95. RESOLUTION NO. 04-95—A RESOLUTION RECOGNIZING MELVIN WALKER FOR TWENTY-THREE YEARS OF SERVICE WITH THE CITY OF TIGARD Tigard City Council Minutes Page 6 Meeting of December 14, 2004 Resolution No. 04-95 was approved by a unanimous vote of Council present Mayor Dirksen: Yes • Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff: Yes ➢ CERTIFICATE OF RECOGNITION TO COUNCILOR BRIAN MOORE Mayor Dirksen presented a Certificate of Recognition to Councilor Brian Moore, whose term of office expires December 31, 2004. Councilor Moore served more than 12 years as a Board and Committee Member, City Councilor, Council President and Mayor Pro-Tern. Councilor Moore expressed appreciation to the management and employees of the City who contribute so much. He noted he has worked with a number of different Mayors and Council members who were dedicated to the City's well being. He thanked the citizens for allowing him to work for the City. 5. PUBLIC HEARING— RESOLUTION TO DECLARE REAL PROPERTY LOCATED AT 14040 SW 117TH AVENUE AS SURPLUS AND AUTHORIZE STAFF TO CARRY OUT THE SALE OF SAID PROPERTY. a. Mayor Dirksen opened the public hearing. b. Buyer Joe Barrett summarized the staff report, which is on file in the City Recorder's office. The issue before the Council was to consider whether to declare the property located at 14040 SW 117th Avenue as surplus property and authorize the City Manager or designee to offer the property for sale and negotiate the final price and terms of sale. c. Public Testimony: None d. Staff recommendation was to declare the property as surplus and authorize the City Manager or designee to offer the property for sale and negotiate the final price and terms of the sale with a minimum term of$150,000. In response to a question from Councilor Moore, staff confirmed that the house on the property was inhabitable. e. Mayor Dirksen closed the public hearing. f. Council Consideration: Resolution No. 04-96 Tigard City Council Minutes Page 7 Meeting of December 14, 2004 • • RESOLUTION NO. 04-96—A RESOLUTION DECLARING REAL PROPERTY LOCATED AT 14040 SW 117TH AVENUE AS SURPLUS, SETTING THE MINIMUM ACCEPTABLE TERMS OF ANY FUTURE SALE, AND AUTHORIZING STAFF TO CARRY OUT THE SALE OF SAID PROPERTY Motion by Councilor Sherwood, seconded by Councilor Woodruff, to approve Resolution No. 04-96. The motion was adopted by a unanimous vote of Council present: Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff: Yes 6. ADOPT PARKS SYSTEMS DEVELOPMENT CHARGES (SDC) METHODOLOGY AND MASTER FEE RATE RESOLUTION a. Mayor Dirksen reopened the public hearing. b. Public Works Director Koellermeier reviewed the staff report, which is on file in the City Recorder's office. The Council conducted a public hearing on November 23, 2004, after which the Council directed staff to prepare a resolution adopting new methodology and rates and an amendment from staff addressing a concern from the Home Builder's Association. Consultant Don Ganer reviewed a PowerPoint presentation, which is on file in the City Recorder's office. c. Public Testimony o E-mail communications between Mr. John Frewing and Public Works Director Koellermeier were distributed to the Council. These communications are on file in the City Recorder's office. o Bruce Dalyrymple, Tualatin Hills Park and Recreation District (THPRD) Board President, 15707 SW Walker Road, Beaverton, OR 97006 testified about his concerns with rates and asked the Council carefully consider the use of balance in making rate-setting decisions since such costs are passed on to consumers in a slow economy that has not yet fully recovered. He said that jurisdictions may be forced to deal with the legislature if cities and counties continue to adopt increased rates. Mr. Dalrymple, in a brief discussion with Councilor Wilson explained the Tigard City Council Minutes Page 8 Meeting of December 14, 2004 • action of the THPRD Board wherein the Board approved a rate that was only 65 percent of what was justifiable. o Mr. John Frewing, 7110 SW Lola Lane, Tigard, OR 97223, said he was not asking for a delay of the action setting new SDC rates; rather, he was requesting the City begin a 2005 SDC review. He noted the high cost of land and the need to collect higher fees so that land for parks can be purchased. He contended that the land prices assumed in the study for this current rate consideration were too low and some of the study's conclusions were not consistent with the Park Master Plan. There was discussion between Mr. Frewing and Council members regarding Mr. Frewing's issues and his questions concerning the validity of the data and the resulting recommendations presented in the Ganer study. Mayor Dirksen said these fees will need updating and will be reviewed in the future. o Kelly Ross, representing the Home Builders Association said he would like to reiterate a recommendation made previously by Mr. Ernie Platt and urged that the Council consider phasing in this increase. Mr. Ross advised that projects, which were started a number of months ago, had not included calculations for these increased fees and this adversely impacts homebuilding businesses. Councilor Wilson and Mr. Ross discussed whether some of these costs are eventually passed along to buyers. Mr. Ross noted that most houses built in the Tigard area are not speculative and the ability to pass along increases is a somewhat constrained. d. Response to Public Testimony Mr. Ganer acknowledged he was aware of the action for adopting fees (65 percent of the justifiable amount) by THPRD and the Tigard Council would have the ability to do a similar action and could choose to adopt a rate between 0-100 percent of the justifiable amount He referred to Mr. Frewing's testimony with regard to estimates for land costs and explained the numbers were derived from an average of prices this last year. He also responded to Mr. Frewing's questions about consistency with the Parks Master Plan, noting his study (Ganer& Associates) did not address all of the projects included in the plan; the projects listed were only those that could be done within a five-year timeframe. Mr. Ganer commented on growth and park land deficiencies, the fact that larger parcels of land are not available, and the basis for the recommended fees. He said that THPRD used a formula based on number of employees and this was successfully challenged and overturned in court. Tigard City Council Minutes Page 9 Meeting of December 14, 2004 • The fee proposed for Tigard is based on development activity and is • supported by the Tigard legal counsel. e. Mayor Dirksen closed the public hearing. f. Council Discussion Councilor Wilson commented about the total of the SDC fees on average versus the increases of the prices of homes. Councilor Moore said the value of land is increasing more than the increases in fees. He said he would support a later review to determine whether a further fee increase is warranted. Councilor Sherwood advises she supports the proposed fee increase noting that new development puts pressure on parks. Councilor Woodruff advised he also supports the increase noting there is a need to do some catch up with the fees. Councilor Wilson advised he is sensitive to increased.housing costs, which are attributable primarily to increased land costs. He said he would support the proposed fee increase although he would rather it not be so drastic. Mayor Dirksen stated that fees need to be reviewed on a regular basis and said he believed the proposed increase was justified. g. Council Consideration: Resolution No. 04-97 RESOLUTION NO. 04-97-A RESOLUTION UPDATING THE PARKS AND RECREATION SYSTEM DEVELOPMENT CHARGE (SDC) METHODOLOGY AND AMENDING RESOLUTION NO. 04-37 BY AMENDING EXHIBIT A THERETO AND INCREASING PARK SDC RATES Motion by Councilor Sherwood, seconded by Councilor Woodruff, to adopt Resolution No. 04-97. The motion was approved by a unanimous vote of the City Council present: Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff: Yes Tigard City Council Minutes Page 10 Meeting of December 14, 2004 • • 7. PUBLIC HEARING—ORDINANCE TO IMPLEMENT MEASURE 37, PROVIDING A PROCESS FOR CONSIDERATION OF WRITTEN DEMANDS FOR COMPENSATION UNDER 2004 BALLOT MEASURE 37, AND AMENDING ORDINANCE 04-12. a. Mayor Dirksen opened the public hearing. b. Community Development Director Jim Hendryx presented the staff report, which is on file in the City Recorder's office. His review included a slide presentation, which is on file in the City Recorder's office. City Attorney Ramis also explained the two options before the Council (see also the Study Session review of this agenda item). Mr. Ramis further explained proposed Ordinance, Option 2, which includes a provision for actions by neighboring property owners. Option 2 outlines that if the Council's approval of a claim waiving the enforcement of a regulation causes a reduction in value of other property located in the vicinity of the claimant,these property owners would have the right to maintain an action in State Circuit Court to recover from the claimant the amount of the reduction. The nearby property owners, if successful, would also be entitled to an award of reasonable attorney fees. Mr. Ramis confirmed for Councilor Woodruff that Measure 37 is silent with regard to the preceding proposed provision. Mr. Hendryx said he has talked to about ten people to date about the process for filing a claim as a result of Measure 37.At this time, it is unclear whether they will pursue claims. All land use ordinances (about 1,000) since Tigard's incorporation have been identified and a data base is being created so members of the public can research Measure 37 issues. c. Public Testimony: None d. Council Discussion: Councilor Moore said he thought the proposed Option 2 Ordinance is "going in the right direction..."and he advised he would support this option. Councilor Wilson advised he preferred Option 1 because he does not want to encourage more litigation. He said Option 2 might appear as if the City is trying to circumvent the will of the voters. He said he would like to carry out the intent of the law while maintaining a semblance of stability. Councilor Sherwood noted that this ordinance would likely need to be revised over time. She noted she supported the Option 2 Ordinance. Tigard City Council Minutes Page 11 Meeting of December 14, 2004 • • Councilor Woodruff advised the initial guidelines should be as simple as possible and he favored Option 1. As the City gains experience with implementing Measure 37, changes can be made to the procedures. Mayor Dirksen agreed that the process should be set forth in as "pure a way as possible." He outlined his concerns about a potential domino-effect for claims. He noted that Option 2 clarifies existing law and draws attention to potential consequences of Measure 37 to be considered by a claimant and how the claim would impact a neighborhood. Mayor Dirksen said he thought he could support Option 2. e. Close Public Hearing f. Council Consideration: Ordinance 04-13 Motion by Councilor Moore, seconded by Councilor Sherwood, to adopt Ordinance No. 04-13, Attachment 2 (b) ORDINANCE NO. 04-13 (Attachment 2 [b])—AN ORDINANCE AMENDING ORDINANCE NO. 04-12 PROVIDING A PROCESS FOR CONSIDERATION OF CLAIMS FOR COMPENSATION UNDER 2004 BALLOT MEASURE 37, ADDING A NEW CHAPTER 1.20 TO THE TIGARD MUNICIPAL CODE,AND DECLARING AN EMERGENCY The motion was approved by a majority vote of the City Council present: Mayor Dirksen: Yes • Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: No Councilor Woodruff: No Councilor Woodruff asked that it be clarified that the "No"vote cast was related to the issues noted during the discussion on the choice between Option 1 or Option 2. 8. PUBLIC HEARING (Quasi-Judicial) -ARBOR SUMMIT AND ADJACENT PROPERTIES ANNEXATION—ZCA 2004-0001 The following description was read by City Attorney Ramis: REQUEST: The applicant is requesting annexation of two (2) parcels containing 8.9 acres into the City of Tigard, better known as Arbor Summit Subdivision I and II. An additional 9.29 acres has been included by means of consent (Bella Vista Subdivision). The City is also including a 17.91 acre piece of the contiguous Summit Ridge Subdivision by using double majority, as allowed by Tigard City Council Minutes Page 12 Meeting of December 14, 2004 • • Oregon Revised Statute 222.170.2, Effect of consent to annexation by territory. Therefore, this annexation is for eight (8) parcels totaling 36.1 acres. LOCATION: Eight contiguous properties located between SW Bull Mountain Road and SW Beef Bend Road, east of SW 133rd Avenue and west of Turnagain Heights; also known as Arbor Summit I and H, Bella Vista, and a portion of Summit Ridge Subdivisions. 12780 and 12950 SW Bull Mountain Road; 12525, 12635, 12655 and 12825 SW Beef Bend Road; and 2 unaddressed parcels. Washington County Tax Assessor's Map Numbers 2S109AD, Tax Lots 1400 and 1500; 2S109DA, Tax Lot 2200; and 2S109DD, Tax Lots 100, 102, 300, 306 and 7000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: The approval standards for annexations are set out in Community Development Code Chapters 18.320 and 18.390, Comprehensive Plan Policies 2 and 10; ORS Chapter 222; and Metro Code Chapter 3.09. a. Mayor Dirksen opened the public hearing. b. Community Development Director Jim Hendryx reviewed the staff report, which is on file in the City Recorder's office. Mr. Hendryx distributed a revised legal description for the Ordinance identified as "Option 1." c. City Attorney read a statement regarding legal process. Copies of the legal process were available for review by the public at the entrance to the meeting room. No conflicts were declared by the members of the City Council nor were there any challenges to any Council member's ability to participate in this decision. d. Public Testimony: Applicant— > Michael Robinson, attorney for the applicant, 1120 NW Couch Street, Portland, Oregon 97209, requested that the proposed annexation go forward. Opponents ➢ Isador Morgavi, 15145 SW 199th Avenue, Tigard, OR 97224, read a letter into the record in opposition to the proposals for annexation citing the need to resolve issues before the City considers annexation in the Tigard City Council Minutes Page 13 Meeting of December 14, 2004 • • • Bull Mountain area. Mr. Morgavi asked that the record be kept open for 15 days. A copy of Mr. Morgavi's letter is on file in the City Recorder's office. > Julie Russell, 12662 SW Terraview, Tigard, OR 97224, presented testimony asking the Council to delay consideration of piecemeal annexations. Ms. Russell requested that the record be kept open for 15 days. A copy of Ms. Russell's remarks is on file in the City Recorder's office. • Ken Henschel, 14530 SW 144th Avenue, Tigard, OR 97224, requested that the Council delay consideration of annexations in the area referring to the recent outcome of the election on the Bull Mountain annexation question and his recommendation for a cooling-off period. A copy of Mr. Henschel's remarks is on file in the City Recorder's office. Councilor Woodruff commented that the majority of Tigard residents voted in favor of the annexation of the Bull Mountain area; he noted the Council's responsibility to follow the will of the people who placed the City Council in their positions. Mr. Henschel responded that such decisions should not be made in a vacuum because these decisions would affect a much larger area than just the City of Tigard. He again requested that the Council step back and not do any annexations for awhile. Councilor Moore referenced situations where property owners have requested annexation. Mr. Henschel said that he disagreed with Councilor Moore on this question and recommended the Council step back. ➢ Gretchen Buehner, 13249 SW 136th Place,Tigard, Oregon, testified that a "good chunk" of Bull Mountain consists of Tigard residents who voted for annexation. She asked several process questions: ▪ Was the timing of the request prior to the City's decision to place the Annexation Plan on the ballot? Staff responded, yes, the request for annexation was made before the decision to place the Annexation Plan on the ballot. • Are there any 120-day time limit issues with respect to this application? City Attorney Ramis responded that he did not think this rule applies because it is not a permit. • If the City denies annexation, could this lead to a Measure 37 claim? City Attorney Ramis said that property owners would need to look to their own counsel for advice on Measure 37. > Phil Deckert, 14540 SW 148th Place, Tigard, Oregon, testified in opposition to the annexation as he contended whether or not to annex this area had been addressed in the November election. The majority of Tigard City Council Minutes Page 14 Meeting of December 14, 2004 • • voters said no to the annexation. He said any action to annex this area would constitute a vote to overturn the will of the people and questioned the Council's right to do this. Mr. Deckert advised that the staff report is defective on the subject of urban services and lacks necessary detail. In response to a question by Mr. Deckert, Community Development Director Jim Hendryx advised that SDC fees are paid at the time of building permit application. Rebuttal Michael Robinson, attorney for the applicant, West Hills Development, said that the approval criteria had been met. He cited Page 4 of the Staff Report outlining that adequate facilities are available as delineated in Community Development Code Section 18.320.020. With regard to the two requests that the record be left open for 15 days, the law provides that the record can be requested to be left open for no more than 7 calendar days. He requested approval of the annexation. e. Staff Recommendation—Community Development Director Jim Hendryx advised that the staff recommends the Council adopt the annexation as outlined in the Ordinance, Option 1, to annex the 36.1 acres. Mr. Hendryx noted the process and request is consistent with the criteria of the Comprehensive Plan and Community Development Code. The procedure is consistent with the Intergovernmental Agreements between the City of Tigard and Washington County. "Consents"are on file for Bella Vista and Arbor Summit I and II. The City has the authority to do incremental annexations. There is a statute that limits annexations within a specific time of a general election. Community Development Director Jim Hendryx referred to the testimony about delaying this annexation request until after the annexation plan election, which is required by state statute. City Attorney Ramis commented on the PGE v. City of Estacada case cited in Mr. Morgavi's testimony(written testimony is on file with the City Recorder). This case dealt.with annexations attempted by a very long "cherry-stem" connection using a road. Mr. Ramis said he did not believe this case was ' applicable to the proposal before the Council. The City has authority to ask for consents or waivers for annexation. Courts have upheld that there is no obligation by taxpayers of a City to extend services to areas outside the City. The City can legitimately condition the extension of services to annexation. f. Council Questions In response to Councilor Wilson, City Attorney Ramis affirmed Mr. Robinson's statement that the record can only be required to be left open for seven days. An additional seven days could be granted upon request by the applicant. City Tigard City Council Minutes Page 15 Meeting of December 14, 2004 • • Manager Monahan suggested the following timeline: Seven days to receive additional written testimony followed by seven days as a rebuttal period for the applicant with a date certain for continuance of the hearing on December 28, 2004. Mr. Ramis clarified the record could be left open for written submittals only; there is no requirement for additional hearings. Community Development Director Jim Hendryx confirmed for Councilor Woodruff that there is no one living in the proposed annexation areas at this time. City Manager Monahan asked Council to let staff know if there were any additional questions or information needed. Otherwise, staff recommends the Council table this hearing to a date certain and he outlined potential hearing dates of December 28, January 11, or January 25. in response to Councilor Sherwood's request about timing, Mr. Monahan advised there were no impending deadlines; however, he noted delay could mean the loss of some SDC revenue, which in the past has been of concern to residents in the area. Mayor Dirksen noted this proposal to annex is consistent with the City policy to consider taking in property as it comes up for development. The Council, in the past, has not chosen to annex by"cherry stem." The area that is the subject of the public hearing is in the City's park service area and, if the area is not annexed now, there would be a loss of approximately$150,000 that could be used to further the City's Parks Master Plan. There was brief discussion on timeline for the hearing. In view of the lateness of the hour, Council decided it would hear Agenda Item Nos. 9 and 12 at this meeting because of timing issues; however, Agenda Item Nos. 10, 11 and 13 would be continued to December 28, 2004. Motion by Councilor Sherwood, seconded by Councilor Woodruff, to hold the record open to receive written testimony with an additional seven days available to the applicant to rebut the written testimony and the hearing continued to December 28, 2004, 7:30 p.m. at the Tigard City Hall. The motion was approved by a unanimous vote of the City Council present: Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff Yes Tigard City Council Minutes Page 16 Meeting of December 14, 2004 • 4, 9. PUBLIC HEARING--ORDINANCE TO CONSIDER CODE AMENDMENT TO ALLOW BULK SALES IN THE INDUSTRIAL PARK (IP) ZONE a. Mayor Dirksen opened the public hearing. b. Associate Planner Morgan Tracy presented the staff report, which is on file in the City Recorder's office. The staff and Planning Commission • recommend that Council amend the City of Tigard Development Code to allow Bulk Sales as a "Restricted Use" in the IP Zones, subject to limitations of size and outdoor activity. Mr. Tracy presented highlights of the staff report in a PowerPoint presentation format, which is on file in the City Recorder's office. c. Public Testimony Proponents: o Bruce Vincent, 825 NE 20th, Portland, Oregon spoke in favor of the Code Amendment noting there are similar businesses nearby and the request is consistent with Metro rules. o Paul Schatz, 6600 SW Bonita Road, Tigard, OR 97223, noted that Tigard is home to his business and without the proposed amendment, they would not be able to expand. d. Staff recommended approval of the proposed Code Amendment. e. Mayor Dirksen closed the public hearing. • f. Council consideration: Motion by Councilor Woodruff, seconded by Councilor Sherwood, to adopt Ordinance No. 04-14. ORDINANCE NO. 04-14—AN ORDINANCE AMENDING THE LANGUAGE OF THE TIGARD COMMUNITY DEVELOPMNT CODE CHAPTER 18.520 TO ALLOW BULK SALES WITHIN CERTAIN AREAS OF INDUSTRIAL • PARK ZONES, SUBJECT TO LIMITATIONS ON SIZE AND OUTDOOR ACTIVITY(Z0A2004-00001) The motion was approved by a unanimous vote of the City Council present: Mayor Dirksen: Yes Councilor Moore: Yes • Tigard City Council Minutes Page 17 Meeting of December 14, 2004 • • • • Councilor Sherwood: Yes Councilor Wilson: Yes• Councilor Woodruff: Yes 10. REVISED CITY/TRIMET MEMORANDUM OF UNDERSTANDING (MOU) This item was set over for consideration at the Tigard City Council meeting of December 28, 2004. 11. PUBLIC HEARING—RESOLUTION TO ADOPT AMENDED MASTER FEES FOR LONG-RANGE PLANNING This item was set over for consideration at the Tigard City Council meeting of December 28, 2004. 12. RESOLUTION AUTHORIZING CITY MANAGER TO SIGN OREGON PARK AND RECREATION DEPARTMENT/LAND AND WATER CONSERVATION FUND FANNO CREEK TRAIL GRANT APPLICATION • a. Parks Manager Dan Plaza summarized the staff report, which is on file in the City Recorder's office. If approved,this grant would provide•needed funding for the construction of a segment of the Fanno Creek Trail between Hall Boulevard and Wall Street. Grant approval is not guaranteed; however, Mr. Plaza reported the City should have a good chance of award. b. Council consideration: Motion by Councilor Wilson, seconded by Councilor Woodruff, to approve Resolution No. 04-98. RESOLUTION NO. 04-98--A RESOLUTION AUTHORIZING SUBMITTAL TO THE OREGON PARK AND RECREATION DEPARTMENT OF A FEDERAL LAND AND WATER CONSERVATION FUND GRANT TO PARTIALLY FINANCE THE CONSTRUCTION OF THE 2ND SEGMENT OF THE FANNO CREEK TRAL AT FANNO CREEK PARK The motion was approved by a unanimous vote of the City Council present: • Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: Yes Councilor Wilson: Yes Councilor Woodruff: Yes 13. PUBLIC WORKS DEPARTMENT: MISSIONNALUES EXERCISE RESULTS Tigard City Council Minutes Page 18 Meeting of December 14, 2004 • • This item was set over for consideration at the Tigard City Council meeting of December 28, 2004. 14. COUNCIL LIAISON REPORTS: None 15. NON AGENDA ITEMS: None • 16. ADJOURNMENT Motion by Councilor Woodruff, seconded by Councilor Sherwood,to adjourn the meeting. The motion was approved by a unanimous vote of the City Council present: Mayor Dirksen: Yes Councilor Moore: Yes Councilor Sherwood: 'Yes Councilor Wilson: Yes Councilor Woodruff: Yes The meeting adjourned at 10:38 p.m. ect,44Qiu PO Catherine Wheatley, City Recorder Attest: //1/ Mayor, City of Tigard Date: 1-c25- os • Tigard City Council Minutes Page 19 Meeting of December 14, 2004 • 120 DAYS = N/A O CITY OF TIGARD Community(Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE TIGARD CITY COUNCIL Case Number: ZONE ORDINANCE AMENDMENT(ZOA) 2004-00001 Case Name: CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE Names of Owners: N/A Name of Applicant: Paul Schatz Ill and Robert Smetts Address of Applicant: 6600 and 6830 SW Bonita Road Address of Property: Citywide Tax Map/Lot Nos.: N/A A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A ZONE ORDINANCE AMENDMENT (ORDINANCE NO.04-14). THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON NOVEMBER 15 2004 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. CIL ALSO HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON DECEMBER 14 2004 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS;AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Subject: > A Zone Ordinance Amendment allowing bulk sales in the IP zone as a restricted use. These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. ZONE: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Action: > ❑ Approval as Requested ® Approval with Restrictions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Affected Government Agencies ® Interested Parties Final Decision: THIS IS THE FINAL DECISION BY THE CITY AND BECOMES EFFECTIVE ON JANUARY 13, 2005. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. • CITY OF TIGARD, OREGON ORDINANCE NO. 04- /4 AN ORDINANCE AMENDING THE LANGUAGE OF THE TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.520 TO ALLOW BULK SALES WITHIN CERTAIN AREAS OF INDUSTRIAL PARK ZONES, SUBJECT TO LIMITATIONS ON SIZE AND OUTDOOR ACTIVITY(Z0A2004-00001). WHEREAS, the applicant has requested a Zone Ordinance Amendment to amend the language of the Tigard Community Development Code Chapter 18.520 to allow bulk sales in the Industrial Park Zones as a permitted use;and WHEREAS, planning staff notified the appropriate agencies of the request and received comments from Metro regarding compliance with Title 4 of the Regional Framework Plan;and WHEREAS, staff evaluated Metro's designated Industrial Lands and Employment Lands, and found that the majority of eligible IP zoned land for limited retail uses was on the east side of SW 72nd Avenue; and WHEREAS,to further comply with the Title 4 requirements,the maximum allowable size for a single bulk sales use or combination of uses on one parcel is 60,000 gross square feet;and WHEREAS, to maintain the campus like character for the Industrial Park zone, additional limitations on outdoor storage and activity should be imposed; and WHEREAS, staff modified the proposal so that bulk sales would be allowed only as a restricted use in IP Zoned property, east of SW 72nd Avenue, limited to a maximum size of 60,000 square feet, and with restrictions on outside sales,storage or activity;and WHEREAS, the Planning Commission considered the request at their November 15, 2004 public hearing, and unanimously voted in favor of the modified amendment on a 7-0 vote;and WHEREAS,the City Council held a public hearing on the request on December 14, 2004 and determined that the proposed language adequately addressed concerns regarding protecting the health, safety, and welfare of the Tigard citizens, as well as,the interests of business in Tigard; and WHEREAS, the City Council has considered the applicable Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; any federal or state statutes or regulations found applicable; any applicable Metro regulations; any applicable Comprehensive Plan Policies; and any applicable provisions of the City's implementing ordinances; and WHEREAS,the City Council has determined that the proposed zone ordinance amendment is consistent with the applicable review criteria and that approving the request would be in the best interest of the City of Tigard. ORDINANCE No. 04- /4 Page 1 NOW THEREFORE • THE CR OF TIGARD ORDAINS AS FOLLO• SECTION 1: The specific text amendments attached as "EXHIBIT A" to this Ordinance are hereby adopted and approved by the City Council. SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: • By U k/4 NJ:07MS vote of all Council members present after being read by number and title only,this /k/ th day of '1?C€ir)b..e? ,2004. deel-eiu)n...e Cathy Wheatley,City Recorder tin APPROVED: By Tigard City Council this V — day of `• ' ,2004. Craig Dirlfsen,Mayor Approved as to form' itty Attorney Date ORDINANCE No. 04- Page 2 . - . • .. EXHIBIT A Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living RI RI R1 Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation C'° C1° C'° Cultural Institutions N N N Day Care R3 9 R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N - Outdoor Entertainment P N N -Indoor Entertainment P N N - Adult Entertainment N N N General Retail - Sales-Oriented R2 N N -Personal Services R2 N N - Repair-Oriented P N N >Bulk Sales . ; . __ .. .``N R4,11 N N - Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related - Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P • • - TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P - General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. 11 These limited uses,'shall.only=be:allowed:in IP zoned property east of SW 72°.' Avenue: These:'uses, separately'or-.in:combinations shall:not exceed.60,000'spuar.a-feet of gross leasable area"in `a"singl'e':building, or commercial retail uses with a.total:of :than 60,000 square feet of.retail"sales:area_'on a single:<lot'or parcel,or on contiguous lots:or parcel`s,including those separated`only by-transportation right-of-way. Form • • DLCD NOTICE OF ADOPTION i must be mailed to DLCD within 5 working days after the final decision O per ORS 197.610 and OAR Chapter 660- Division 18 O 4v . c::9, 1 (See reverse side for submittal requirements) C4, Jurisdiction: City of Tigard Local File No.: ZOA2004-00001 (If no number, use none) Date of Adoption: December 14, 2004 Date Mailed: December 21, 2004 (Must be filled in) Date mailed or sent to DLCD) Date this proposal was sent or mailed: October 1, 2004 (45 days) (Date mailed or sent to DLCD) Comprehensive Plan Text Amendment _ Comprehensive Plan Map Amendment — X Land Use Regulation Amendment _ Zoning Map Amendment — New Land Use Regulation _ Other: (Please Specify Type of Action) Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached." A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as apermitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." Describe how the adopted amendment differs from the proposed amendment. If it is the same, write "Same." If you did not give notice for the proposed amendment, write "N/A." These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. Plan Map Change from: N/A to N/A Zone Map Change from: N/A to N/A Location: Citywide Acres Involved: N/A Specify Density: Previous: N/A New: N/A Applicable Statewide Planning Goals: 1 & 2 Was an Exception adopted? Yes: _ No: X DLCD File No.: Form 2 • • . Did the Department of Land Conservation and Development receive a Notice of Proposed 'Amendment FORTY FIVE (45) days prior to the first evidentiary hearing? Yes: X No: _ If no, do the Statewide Planning Goals apply? Yes: No: If no, did The Emergency Circumstances Require immediate adoption? Yes: — No: Affected State or Federal Agencies, Local Governments or Special Districts: DLCD, Metro, ODOT and the City of Tigard. Local Contact: Morgan Tracy, Associate Planner Area Code + Phone Number: 503-639-4171 Address: 13125 SW Hall Boulevard City: Tigard, OR Zip Code + 4: 97223-8189 ADOPTION SUBMITTAL REQUIREMENTS This form must be mailed to DLCD within 5 working days after the final decision per ORS 197.610 and OAR Chapter 660- Division 18 1. Send this Form and Two (2) Copies of the Adopted Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITAL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 COPY TO: Metro Land Use & Planning ODOT—Region 1, District 2-A 600 NE Grand Avenue Jane Estes, Permit Specialist Portland, OR 97232-2736 5440 SW Westgate Drive, Suite 3 Portland, OR 97221-2414 2. Submit Two (2) copies of adopted material, if copies are bounded please submit two (2) complete copies of documents and maps. 3. Please Note: Adopted materials must be sent to DLCD not later than five (5) working days following the date of the final decision on the amendment. 4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings and supplementary information. 5. The deadline to appeal will be extended if you do not submit this Notice of Adoption within five working days of the final decision. Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date, the "Notice of Adoption" is sent to DLCD. 6. In addition to sending the "Notice of Adoption" to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision. 7. Need More Copies? You can copy this form to 8-1/2x11 green paper only ; or call the DLCD Office at (503) 373-0050; or Fax your request to: (503) 378-5518; or Email your request to Larrv.French@state.or.us-ATTENTION: PLAN AMENDMENT SPECIALIST. • • CITY OF TIGARD, OREGON ORDINANCE NO. 04- fI AN ORDINANCE AMENDING THE LANGUAGE OF THE TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.520 TO ALLOW BULK SALES WITHIN CERTAIN AREAS OF INDUSTRIAL PARK ZONES, SUBJECT TO LIMITATIONS ON SIZE AND OUTDOOR ACTIVITY(ZOA2004-00001). WHEREAS, the applicant has requested a Zone Ordinance.Amendment to amend the language of the Tigard Community Development Code Chapter 18.520 to allow bulk sales in the Industrial Park Zones as a permitted use;and WHEREAS, planning staff notified the appropriate agencies of the request and received comments from Metro regarding compliance with Title 4 of the Regional Framework Plan;and WHEREAS, staff evaluated Metro's designated Industrial Lands and Employment Lands, and found that the majority of eligible IP zoned land for limited retail uses was on the east side of SW 72nd Avenue; and WHEREAS,to further comply with the Title 4 requirements,the maximum allowable size for a single bulk sales use or combination of uses on one parcel is 60,000 gross square feet;and WHEREAS, to maintain the campus like character for the Industrial Park zone, additional limitations on outdoor storage and activity should be imposed; and WHEREAS, staff modified the proposal so that bulk sales would be allowed only as a restricted use in IP Zoned property, east of SW 721'd Avenue, limited to a maximum size of 60,000 square feet, and with restrictions on outside sales,storage or activity;and WHEREAS, the Planning Commission considered the request at their November 15,2004 public hearing, and unanimously voted in favor of the modified amendment on a 7-0 vote; and WHEREAS, the City Council held a public hearing on the request on December 14, 2004 and determined that the proposed language adequately addressed concerns regarding protecting the health, safety, and welfare of the Tigard citizens, as well as,the interests of business in Tigard; and 'WHEREAS, the City Council has considered the applicable Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; any federal or state statutes or regulations found applicable; any applicable Metro regulations; any applicable Comprehensive Plan Policies; and any applicable provisions of the City's implementing ordinances;and WHEREAS,the City Council has determined that the proposed zone ordinance amendment is consistent with the applicable review criteria and that approving the request would be in the best interest of the City of Tigard. ORDINANCE No. 04- /14 Page 1 NOW THEREFORE,THE CP OF TIGARD ORDAINS AS FOLLOR SECTION 1: The specific text amendments attached as "EXHIBIT A" to this Ordinance are hereby adopted and approved by the City Council. SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: • By U VA-nl : 0+4-5 vote of all Council members present after being read by number and title only,this /1-/ —h day of 1?C -P I Lam- ,2004. de7el-eiu.k...e Cathy Wheatley,City Recorder APPROVED: By Tigard City Council this / t day of ' ' ,2004. h ` Craig Dirlfsen,Mayor Approved as to form- �ty Attorney Date ORDINANCE No. 04- /4 Page 2 . • • EXHIBIT A Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living R' Rl R1 Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation C'° C10 C'° Cultural Institutions N N N Day Care R3 9 R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fratemal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N - Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N -Personal Services R2 N N - Repair-Oriented P N N Bulk Sales N'R4,11 N N - Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P - Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P • • . TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production - Light Industrial P P P - General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • . R • • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. lb:These:limited zuses,shall only be allowedY:in IP zoned property east.of SW 72nd Avenue: These:uses, separately oc in'combination hall::not exceed=:60;000'square feet of:gross leasable(area'in a`±sin le building, or commercial• retail'uses-`witl 'a total_of more than 60,000`square:feeti of.retail sales-area-`.on'a:single lot or parcel, or on contiguous lots`or parcel's;including"those separated'`only'bY.transportation right-of-way. • • U.S. Postal Service,., m CERTIFIED MAILTM RECEIPT rrt (Domestic Mail Only;No Insurance Coverage Provided) r1 For delivery information visit our website at www.usps.com5 OD L4 U F EI C II L USE ..a Postage , ' •�' {`�`,,ice O Certified Fee �� / j CI Return Redept Fee r' c Pow* CI (Endorsement Required) d i c- ,Here p6r� .� _ CI Restricted Delivery Fee rD (Endorsement Required) r1.1 Total Postage&Fees <•,■.U rd°: i m .` �� O Sent T0IATTN: PLAN AMENDMENT SPECIALIST N 's`treet,,d Oregon Dept. of Land Conservation & Devel oiPOBi635 Capital Street NE, Suite 150 City, Salem, OR 97301-2540 , PS Form 3800,June 2002 See Reverse for Instructions J SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Signature item 4 if Restricted Delivery is desired. / ❑Agent 1 ■ Print your name and address on the reverse X y / i _//L1i ❑Addressee so that we can return the card to you. B. Received by(r rioted Name) C. Date of Delivery ,('.■ Attach this card to the back of the mailpiece, or on the front if space permits. D. Is delivery address different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No 'ATTN: PLAN AMENDMENT SPECIAL i'1 - Oregon Dept. of Land Conservation & Devel 635 Capital Street NE, Suite 150 3. Service Type Salem, OR 97301-2540 p(,Certified Mail ❑Express Mail ❑Registered ❑Return Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restrict' estricted Delivery?(Extra Fee) ❑Yes ( 2. Article Number T I (transfer from service labeq 7003 2 2 6 0 0001 6 4 01 13 31 � PS Form 3811, February 2004 Domestic Return Receipt 102595-02-M-15401 • • U.S. Postal Service.,, co CERTIFIED MAILTM RECEIPT m (Domestic Mail Only;No Insurance Coverage Provided) r-R For delivery information visit our website at www.usps.coma � FII O • L USE Postage $ .3 T O Certified Fee MOM r ,. �\ Return Reclept Fee �. / Here k n (Endorsement Required) rr 4Y (_ c• Restricted Delivery Fee ;; tT J , (Endorsement Required) \G."3 ru Total Postage&Fees \• O Sent To o Metro P- Street, pt.No.; !ATTN: LAND USE & PLANNING or PO Box No. 600 NE Grand Avenue City,State,ZIPrr4, Portland, OR 97232-2736 PS Form 3800,June 2002 See Reverse for Instructions SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Si.natu -/ item 4 if Restricted Delivery is desired. x `�j��. , Agent I • Print your name and address on the reverse / ���//// ' Addressee I so that we can return the card to you. • Attach this card to the back of the mailpiece, B eceived by(.P�rint'{ed�Name) C. Date of Delivery or on the front if space permits. ��LLtiI����/Y ��a$D I D. Is delivery address different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No Metro ATTN: LAND USE & PLANNING 600 NE Grand Avenue 3. Service Type Portland, OR 97232-2736 (r�Certfied Mail ❑ Express Mall ❑Registered ❑Retum Receipt for Merchandise — — - — ❑ Insured Mail ❑C.O.D. 4. Restricted Deliveryl(Exira Fee) 0 Yes 2. (Transfer from 7003 2260 0001 6401 1348 (Transfer from service label) —PS Form 3811,February 2004 Domestic Return Receipt 102595-02-M-1540 • • U.S. Postal Service,. CERTIFIED MAILTM RECEIPT ru m (Domestic Mail Only;No Insurance Coverage Provided) For delivery information visit our website at www.usps.come `D Postage ` ,:c''-' ---" `:- - 0 Certified Fee .. • , O Return Reclept Fee ,r j Postmark I; (Endorsement Required) i Here ;t O Restricted Delivery Fee ,t5, l /t ..D (Endorsement Required) . F. f- nJ Total Postage&Fees m o Sent To IODOT—Region 1, District 2-A r- greet,Apt Na; Jane Estes, Permit Specialist or PO Box No. 15440 SW Westgate Drive, Suite 350 city,State,zrP«4 Portland, OR 97221-2414 PS Form 3800,June 2002 See Reverse for Instructions J W - ' SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Sign ure item 4 if Restricted Delivery is desired. X (r/t•/ �J//) ❑Agent • Print your name and address on the reverse _�i • Addressee so that we can return the card to you. B. Received by(Printed Name) C. Date o Delivery t • Attach this card to the back of the mailpiece, or on the front if space permits. Z D. Is delivery address different from item 1 • Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No ODOT—Region 1, District 2-A ,Jane Estes, Permit Specialist 5440 SW Westgate Drive, Suite 350 ' 3. Service Type Portland, OR 97221-2414 A,certified Mail ❑Express Mail ■ I ❑Registered ❑Return Receipt for Merchandise ; — —— -- ❑ Insured Mail ❑C.O.D. ' 4. Restricted Delivery?(Extra Fee) ❑Yes 2. 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Commercial I ncustrial Bulk Sales - • .. • •• :::::::::::.:.:::.:::::::::.::::.:.::::::.:::::::::::::::::.:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::0:0:0:0„:„oiiii.kkkkkkkkkkkkk..0:0::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::iiiiii:iiiiiiiiiiiii:Jiiiiiii:::::::::iiiiiiiiiii::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::.:iii:::::::::::::iiliiiiiiil::::iiiiiiii:ilii.iii::::iii:iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiliiiiiiii:::::::101iiiidilliuiliiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiigi::::::::::::::::iiiiiiiiiiiiiiiiiiiiiiiiiiiiiii::::::::::::::::: •............ • • :::::::•••::.:::::.:::••••••••••••••::::::•••••••••••Ill'Ill::::::::::II:""""""'"'""""I""l"""l""l".'""'""""ll"'"'"""'""""""""""Ill"'"II"'"'"'"""""""'"'""""'""Il""""""""II"""""""""""""""l"'"""l""""""""""""l"""""""""l""""Illl""""l""lll"""'""""I""""""I"""""""""""""""""""l"IIIIIIIIIIIlIIIIIIIIIIIIIIIIIIIIIIII""""""'"""'"""""l""""'""I"""""I""l""""...IIII"'"Il"'"'"""""I": East Side of Sequoia to 1-5 • Bulk Business Type FS/SC Bulk_ Sales? Paul Schatz Furniture Commercial/Retail FS Y 1 Commercial 1 Atiyeh Bros Commercial/Retail FS Y 1 Commercial 1 Smetco Vacant FS ? John Barleycorn Restaurant FS N 1 Commercial Home Depot Commercial/Retail FS Y 1 Commercial 1 Office Depot Commercial/Retail FS Y 1 Commercial 1 Sweet Tomatos Restaurant FS N 1 Commercial Umpque Bank Commercial OB N 1 Commercial • Prov Medical Plaza Service FS N 1 Civic Civic 2 West Marine Commercial/Retail SC Y 1 Commercial 1 Commercial 35 Tap Plastics Commercial/Retail SC N 1 Commercial Big Town Hero Restaurant SC N 1 Commercial Bulk Sales 8 Damons Vacant SC N 1 Commercial Starbucks Restaurant OB N 1 Commercial Courtyard Marriotte Hotel FS N 1 Commercial Lindal Ceder Homes Commercial SC N 1 Commercial H2F Media Service SC ? 1 Commercial Precision Images Service SC N 1 Commercial Total Building Products Commercial/Office SC Y 1 Commercial 1 Supply Rush Commercial/Office SC N 1 Commercial Renaissance Office SC ? 1 Commercial Fun Liquidators Commercial/Office SC ? 1 Commercial BRC Spirits SC ? 1 Commercial Keller Swartwood Ing Service SC N 1 Commercial • Severn Trent Labs Service SC N 1 Commercial Compix Inc Commercial SC N 1 Commercial Smith & Nephew Service SC N 1 Commercial La Provence Bakery SC N 1 Commercial Cool-amp Conducto-Lube Commercial SC N 1 Commercial Interior Scapes Service SC N 1 Commercial Oregon Data Service SC N 1 Commercial Noble &Wolf Inc SC ? 1 Commercial Companionlink Software Service SC N 1 Commercial Rocking Horse Daycare Service SC N 1 Civic Projectus Commercial/Retail SC Y 1 Commercial 1 Innovation Construction Service SC N 1 Commercial Bugbyte Computers SC ? 1 Commercial 36 8 • • West Side of Sequoia . Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes= 1 Orthopedics NW Service FS N Civic 1 Captaris-Verision Offices SC N Commercial 1 Oregonian Service SC N Commercial 1 Honeywell Service SC N Commercial 1 Uniglobe Travel Service SC N Commercial 1 Verison Commercial/Retail SC N Commercial 1 • Bally Fitness Service FS N Commercial 1 Saif Corporation Offices SC N Commercial 1 Civic 1 Verizon Wireless Offices SC N Commercial 1 Commercial 28 Siemens Offices SC N Commercial 1 Napier&Co Service SC N Commercial 1 Bulk Sales 1 Lingo Systems Offices SC N Commercial 1 Hewlett Packard Offices SC N Commercial 1 Agilent Technolgies Offices SC N Commercial 1 I-Sence Offices SC N Commercial 1 Geo Engineers Service SC N Commercial 1 J.C.Reeves Service SC N Commercial 1 Westlake Consulting Service SC N Commercial 1 Eshelon Telecom Service SC N Commercial 1 Prud Properties Service SC N Commercial 1 Mediware Offices SC N Commercial 1 Commonwealth Real Service SC N Commercial 1 Sterling Internet Solu Service SC N Commercial 1 • U.M.D. Technology Service SC N Commercial 1 Geo Design Service SC N Commercial 1 :United Pipe &Supply Commercial/Retail, FS Y Commercial - 1 1 Ryder Truck Rental Commercial/Service FS N Commercial 1 Alpha Computers Offices FS N Commercial 1 Pitman Brooks Service FS N Commercial 1 29 • Strip Mall off SW 72nd Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Cascade Comp Mait Service SC N Commercial 1 Dominos Pizza Restaurant SC N Commercial 1 Lees Cleaners Service SC N Commercial 1 Signs Now Service SC N Commercial 1 VW Mart Service/Retail SC N Commercial 1 Subway Restaurant SC N Commercial 1 Teriyaki Express Restaurant SC N Commercial 1 El Sol De Mexico Restaurant SC N Commercial 1 • ,Northwest Rugs. Commercial/Retail SC z Y Commercial 1 1 T-Moble USA Offices OB N Commercial 1 Tolt Technologies Offices OB N Commercial 1 Pierre'Amelotte Int Offices OB N Commercial 1 HCM Offices OB N Commercial 1 Commercial 29 Green Wood Products Offices OB N Commercial 1 Industrial 1 Dept Of Human Res Offices OB N Commercial 1 Chem West Systems Industrial FS N Industrial 1 Bulk Sales 1 American Fam Ins Service SC N Commercial 1 Salon Pacific Service SC N Commercial 1 Bunce Palmer CPA's Service OB N Commercial 1 Chaffey Corp Offices OB N Commercial 1 Computeration Inc Offices OB N Commercial 1 lndpend Paper Mkg Offices OB N Commercial 1 Qualcomm Inc Offices OB N Commercial 1 Republic Morg Ins Service OB N • Commercial 1 Protection One Service SC N Commercial 1 Pacific Star Production Offices SC N Commercial 1 Corperate Express Service SC N Commercial 1 V.F. Leasing Service SC N Commercial 1 Medical Spec Solution:Service SC N Commercial 1 Geoga Pacific Offices SC N Commercial 1 Upper Boones Ferry & Durham Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Advantest Whse/Office WC ? Industrial 1 Stash Tea Corp Whse/Office WC N Industrial 1 North American World Whse/Office WC ? Industrial 1 Commyni-K Whse/Office WC ? Industrial 1 Otis Elevator Whse/Office WC N Industrial 1 `Super Floors .:.,:. Whse/Office WC Y Industrial , 1 ':,Bassit;Furniture , Whse/Office_ WC Y2_ Industrial 1 Associated Bus Syms Whse/Office WC ? Industrial 1 • Vision Bus Products Whse/Office WC ? Industrial 1 Industrial 20 Brighton Eletronics Whse/Office WC ? Industrial 1 Commercial 12 CNC Polymers Inc Industrial WC N Industrial 1 Kingston Whse/Office WC ? Industrial 1 Bulk Sales 3 Metro One Whse/Office WC N Industrial 1 Hauge Prov Of Ore Whse/Office WC N Industrial 1 LFI Inc Whse/Office WC ? Industrial 1 Lenay Products Whse/Office WC ? Industrial 1 Northwest Roller Industrial WC N Industrial 1 ;Johnstone Supply `___:...._Commercial WC Y Commercial r 1 Copytronics Service WC ? Commercial 1 Arlenco Distribution Whse/Office WC ? Industrial 1 Joslin Sales Whse/Office WC ? Industrial 1 Stash Tea Corp Whse/Office WC N Industrial 1 Connect-Air Intl Offices SC ? Commercial 1 Earth Protection Ser Offices SC ? Commercial 1 . LPM Systems Offices SC ? Commercial 1 TZ Medical Offices SC ? Commercial 1 Proline Sales & Mktg Offices SC ? Commercial 1 Consolidated Imfo Ser Offices SC N Commercial 1 Coram Health Care Offices SC N Commercial 1 Amec Offices SC ? Commercial 1 Sonetics/Flightcom • Offices SC ? Commercial 1 Geopacific Engineering Service SC N Commercial 1 32 West of 74th Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes= 1 Elmo Studds Commercial/Retail FS Y Commercial 1 1 Allstate Ins Service OB N Commercial 1 Life Era Inc Offices OB N Commercial 1 Rockwell Automation Offices OB N Commercial 1 Landau Associates Offices/whse SC N Industrial 1 Siren Net.Com Offices/whse SC N Industrial 1 McLoughlin&Eardley Offices/whse SC N Industrial 1 Commercial 30 Cachet Home Furnish Commercial/Retail SC I Y„ Commercial 1 1 Industrial 19 • Exhibits Northwest Commercial SC 1Y ;Commercial 1 1 Classic Sign System Commercial SC N Commercial 1 Bulk Sales 7 Geoline Postioning Offices/whse SC N Industrial 1 Gre Con Offices/whse SC ? Industrial 1 Live Wire Tech Offices/whse SC N Industrial 1 Cognex Offices/whse SC N Industrial 1 Brand Athletics Offices/whse SC ? Industrial 1 Brand Innovators Offices/whse SC ? Industrial 1 Sportech Offices/whse SC ? Industrial 1 Retro 3 Contractors Service SC N Commercial 1 Thai Orchid Offices/whse SC N Industrial 1 Cent Station Steam Offices/whse. SC ? Industrial 1 Stompbox Music Offices/whse SC ? Industrial 1 Brakeaway Products Offices/whse SC ? Industrial 1 Collectors Press Commercial SC N Commercial 1 FG&T Construction Service SC N Commercial 1 • Dry-B-Lo Service SC N Commercial 1 SLS Custom Homes Service SC N Commercial 1 A.D.Cook Fine Art Commercial/retail SC IY CCommercial 1 1 Stay N power Service SC N Commercial 1 Gma Costruction Service SC N Commercial 1 NW Airospace Support Offices/whse SC N Industrial 1 Tom Posey Co Offices/whse SC ? Industrial 1 Affordable Glass&Mirr Commercial/Retail SC N------ ;Commercial 1 1 Convenient House Wa Offices/whse SC ? Industrial 1 Paradise Auto Care Service FS N Commercial 1 Sharp &Asso Const Service FS N Commercial 1 Westcoast Coating Service FS N Commercial 1 Meyer Sigh Co Commercial FS N Commercial 1 Interstate Roofing Commercial FS N Commercial 1 Fabric Gallery Commercial/Retail SC Y Commercial 1 1 Blackhawk Comm Commercial SC N Commercial 1 Precision Garage Door Commercial SC N Commercial 1 Scottie Mac Offices/whse SC ? Industrial 1 Maher Irish Dance St Commercial SC N Commercial 1 Thermal Flo Commercial/service SC N Commercial 1 Classic Interiors Commercial SC Y Commercial 1 1 Perf Power Concepts Offices/whse SC N Industrial 1 • West Hills Catering Commercial SC N Commercial 1 Action Fundraising Service SC N Commercial 1 Lakeside Motors Service FS N Commercial 1 49 • Hunziker and Sandburg Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Chinook Trading SC ? Commercial 1 Covert Engineers Service SC N Commercial 1 Blue Wire SC ? Commercial 1 Selectron SC N Commercial 1 Fax Back Inc SC N Commercial 1 Viable Links SC N Commercial 1 CSM SC ? Commercial 1 ACS Testing Service SC N Commercial 1 • Allied Van Lines Service FS N Commercial 1 Pro Source Commercial WC N Commercial 1 Gensco WC ? Commercial 1 Central Sprinkler Commercial WC N Commercial 1 Commercial 24 All Phase Industrial WC N Industrial 1 Industrial 4 Port Plastics Industrial WC N Industrial 1 H.J. Arnett Ind Industrial WC N Industrial 1 Bulk Sales 1 Telecom Labs Inc WC N Industrial 1 Sensory WC N Commercial 1 Stowaway 2 Commercial WC '1( Commercial 1 1 Spectra Floors Commercial WC N Commercial 1 Perlo McCormack Pac Offices FS N Commercial 1 Progressive Insur Service FS ' N Commercial 1 Climate Conditioning Service SC N Commercial 1 Amer Lazertech FS N Commercial 1 Northwest Med Teams Service FS N Commercial 1 Tigard Tual Admin Service FS N Commercial 1 • Western Freezer Commercial FS N Commercial 1 TOC Mgt Services Service FS N Commercial 1 Western Family Commercial FS N Commercial 1 28 Tigard Street Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Kadels Auto Body Service FS N Commercial 1 Alias Construction Service SC N Commercial 1 Commercial 16 Closets To GO Commercial/Retail SC Y'_-__ -:Commercial 1 Industrial 4 Northwest Refinishing Industrial SC N Industrial 1 Western Plumbing Service SC N Commercial 1 Bulk Sales 1 Greenway Electric Commercial SC N Commercial 1 PDI Group SC N Commercial 1 Precian Test& Bal Service SC N Commercial 1 . Fry Electronics SC ? Commercial 1 JTD Inc Industrial SC N Industrial 1 NW Dryer Industrial SC N Industrial 1 Barrier Corp Commercial SC N Commercial 1 Innovite SC ? Commercial 1 Endurance Product SC ? Commercial 1 Pak-Daddys SC ? Commercial 1 Westside Dance Acd Commercial/Service SC • N Commercial 1 AFM Wholesale Commercial FS N Commercial 1 Willamitte Electric Commercial FS N Commercial 1 JND Fire Spinkler Industrial SC N Industrial 1 JBC Roofing Commercial SC N Commercial 1 20 • • . - Proposal by private party to revise allowable uses in IP zone - Primarily to allow bulk sales (specifically furniture sales) around the Bonita/I-5 interchange • - Staff recommended that instead of a zone change for two specific parcels which may be considered spot zoning, a text change may be more appropriate - Prior code was amended in 1998. "Bulk Sales"use classification created, previously these uses were part of either General Retail Sales or Home Improvement Sales - At that time Home Improvement Sales were allowed in IP zones, General Retail Sales were limited to 20% of the development complex. - The applicant has proposed an unrestricted allowance of Bulk Sales in the IP zone which under current code standards consists of"Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales. - This request was sent to neighboring cities, as well as Metro for comments. Tigard's long range planning staff, the City of Beaverton, and Metro were all concerned by the prospect of losing industrial land to commercial uses. - Staff analyzed the Metro's Regionally Significant Industrial Area protections under Title 4 of the Urban Growth Management Functional Plan. This title creates three classifications of industrial lands: Employment Areas, Industrial Areas, and Regionally Significant Industrial Areas, each with increasing levels of protections. - In Tigard, there are no areas of"regionally significant industrial lands". Refer to exhibit 1 - The predominant portions of I-P zoned land is in the Industrial Areas. The restrictions on retail uses in these areas limits commercial uses to 5,000 square feet per use or 20,000 square feet in combination with other uses in a development complex. The purpose of this restriction is to limit uses only to those that primarily serve the workers in the industrial area. - There are however, large areas of IP-zoned parcels that fall within Metro's "Employment Areas" designation. These areas allow a greater mix of uses, as they serve the workers, businesses, and residents of the employment areas. These uses are limited in size to 60,000 square feet in size per use. • • - Based on the nature of the Bulk Sales Use, which requires "extensive interior space for display"the 5,000 square foot limitation seemed an inappropriate match. However, staff felt that bulk sales were an appropriate use for parcels that combined both I-P and Employment Lands designations. Staff believes that"bulk sales" are an appropriate use in the employment land areas of the Industrial Park zone since bulk sales refers to the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales. This extensive interior space, need for large service delivery vehicles, and limited public presence are similar to wholesale sales or self service storage which are presently allowed. The Industrial Park zone is appropriate as it seeks to establish a campus like setting. To ensure that campus like setting, a restriction on outdoor storage is also recommended by staff. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. Bulk sales are consistent with this description. Staff believes that to limit the commercial use to a"small scale," certain restrictions should be placed on"Bulk Sales" These restrictions include limitations on size, consistent with Metro Title 4 requirements, and standards to require that all merchandise be contained indoors. To limit Bulk Sales to IP zoned employment lands, staff opted to describe a general geographic area rather than list specific parcels. The downside to this approach is that certain eligible properties are excluded. The upside is that as these parcels consolidate, partition, or are given new tax account numbers, thy�// geogra hyi�c area remains stable. �,/ I� v FF wCP•eteL I,k �► floc fA ere-a-rc Zsnt4nc¢4� t./g col r4, n-P°rl'w&2 u 20% 1'.nJ ,him Exhibit 1 illustrates the parcels that qualify under staffs recommendation, as opposed to .g rGt, , .MtL4 those that are excluded. Additionally, it shows the IP zoned parcels that would not be eligible as part of Metro's Title 4 compliance. These properties would not allow bulk sales even though they are employment areas 2S 112AC-02400 2S 112DB-00200 2S 112DC-00201 2S 112DC-00500 2S 112DC-00701 2S 113AB-00200 2S 113AB-00101 2S 113AB-01400 2S 113AC-00101 2S 113AC-00103 2S 113AC-00102 These properties qualify with the restriction to the east side of 72nd Ave: 2S 101 DD01100 2S 101 DD00200 T OLOOQQZ I TSZ OOLOOQQZ I TSZ OOS TOQQZ T T SZ 109 TOQQZ I T SZ 00I7 TOQQZ I ISZ 009T000ZTTSZ 00900VQZ I TSZ OOtiovQZi TSZ OOLOOVQZ T TSZ 00£IOVQZI TSZ 00£O0VQZI TSZ 000TOVQZTISZ OOZIOVUZI ISZ 00800VQZI ISZ 00I TOVQZT TSZ 000TOQVZT ISZ OOLOOQVZI ISZ 006000VZ T ISZ 009000VZI ISZ T0£000VZT ISZ 00£000VZI ISZ 00Z000VZI ISZ 00ZIOQVZT ISZ 00TT0QVZTTSZ Z0L000QT0TSZ IOLOOQQTOTSZ T0t'000QTOTSZ 00£000Q T O T SZ 00T000QTOISZ • • I: .:.. ...Jr .:::,'Ii.::',1;Ft.1')."., + ...,...,::. r i ;.. ...1}........:i I '..•:';.!,,..', ':..;','":".,•i',•'•". 7-0- .t.".:.i.kir:::ii:::::: : i': ;r".":"...,..1-ii`!".i..."i.,i,1!:"" ii ii i',..:•i c„„:"...... 1 '''''.`.i:'.,.......;':1, ', ..,..- ":,,,,...„,' :4;... ..'„; 1,;":....,iiii .,,,,,,„4„,ii,4,1,i..piiliii...i.--....-: I.; i.....i.l....i.;-,;;;;,,..,ii.-::-....,,i;;•- I r"" :, it',..."....-:...f.-"ii:::1".ir . .. ...."..ii;;Iir'''''.' 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'. .c.,tot1/4‘,,t, ..,..t.t",t, t.' . ., • I . . irt'l itt,''''t....;......,..'t."...it:,tr.......;-4.''''''''.f—'''''...i•:.‘'t;',..4,,,,''......1,....1 e.I.•i•—•Ir.t..--: • ... **Greeter: Dennis K•lermeier TIGARD CITY COUNCIL '� 111C/ +\ MEETING DECEMBER 14, 2004 6:00'p.m. ' CITY OF TIGARD TIGARD LIBRARY COMMUNITY ROOM : OREGON 13500 SW`HALL BOULEVARD TIGARD, OREGON NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item. Citizen Communication items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Manager. Times noted are estimated; it is recommended that persons interested in testifying be present by 7:15 p.m. to sign in on the testimony sign-in sheet. Business agenda items can be heard in any order after 7:30 p.m. Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Council meetings by noon on the Monday prior to the Council meeting. Please call 503-639-4171, ext. 2410 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting by calling: 503-639-4171, ext. 2410 (voice) or 503- 684-2772 (TDD - Telecommunications Devices for the Deaf). SEE ATTACHED AGENDA COUNCIL AGENDA — DECEMBER 14, 2004 Page 1 • • AGENDA TIGARD CITY COUNCIL MEETING DECEMBER 14, 2004 6:00 PM • MEET WITH TIGARD-TUALATIN SCHOOL DISTRICT CONSULTANT ON RECRUITMENT 6:30 PM—2"d Floor Library Conference Room— 13500 SW Hall Blvd.,Tigard,Oregon • STUDY SESSION >360 REVIEW DISCUSSION >MEASURE 37 UPDATE ON FILINGS 81 FINALIZE PROCESS >BUDGET PRINCIPLES DISCUSSION >CITY HALL CABLE AND TELEPHONE LINE DISCUSSION (SEE ALSO — CONSENT AGENDA ITEM NO. 3.5) • EXECUTIVE SESSION: The Tigard City Council may go into Executive Session as provided by ORS 192.660. All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not disclose any information discussed. No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. 7:30 PM 1. BUSINESS MEETING 1.1 Call to Order - City Council 81 Local Contract Review Board 1.2 Roll Call 1 .3 Pledge of Allegiance 1.4 Council Communications 8t Liaison Reports 1.5 Call to Council and Staff for Non-Agenda Items 2. CITIZEN COMMUNICATION (Two Minutes or Less, Please) • Tigard High School Student Envoy Nikki Pham • Tigard Area Chamber of Commerce Dan Murphy • Follow-up to Previous Citizen Communication COUNCIL AGENDA — DECEMBER 14, 2004 Page 2 • • 3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 3.1 Approve Council Minutes for November 9 and November 15, 2004 3.2 Receive and File a. Council Calendar b. Tentative Agenda c. Canvass of Votes for Mayor, Two City Councilor Positions, and Bull Mountain Annexation Measure-November 2, 2004 Election 3.3 Local Contract Review Board: a. Approve the purchase of a Chevrolet police pursuit Tahoe Sport Utility vehicle b. Approve the purchase of two Ford F-250 pick-up trucks for the Public Works Division c. Approve the purchase of three Ford F-350 pick-up trucks for the Public Works Division 3.4 Amend City Manager's Employment Agreement Confirming Health Insurance Benefits 3.5 Approve Budget Amendment No. 7 to the FY 2004-05 Budget to Increase Appropriations in the Facility Fund for the Upgrade of the Wiring System in City Hall — Resolution No. 04- 3.6 Approve Budget Amendment No. 6 to the FY 2004-05 Budget to Increase Appropriations in the Community Services Program to Establish a Residential Services Agency Emergency Fund — Resolution No. 04- • Consent Agenda - Items Removed for Separate Discussion: Any items requested to be removed from the Consent Agenda for separate discussion will be considered immediately after the Council has voted on those items which do not need discussion. 4. CONSIDER A RESOLUTION RECOGNIZING MELVIN WALKER FOR TWENTY- THREE YEARS OF SERVICE WITH THE CITY OF TIGARD a. Staff Recommendation: Dennis Koellermeier, Public Works Director b. Council Discussion c. Council Consideration — Resolution No. 04- COUNCIL AGENDA — DECEMBER 14, 2004 Page 3 • • 5. PUBLIC HEARING — RESOLUTION TO DECLARE REAL PROPERTY LOCATED AT 14040 SW 117TH AVENUE AS SURPLUS AND AUTHORIZE STAFF TO CARRY OUT THE SALE OF SAID PROPERTY. a. Open Public Hearing b. Summation by Joe Barrett, Buyer c. Public Testimony d. Staff Recommendation e. Council Discussion f. Close Public Hearing g. Council Consideration: Resolution No. 04- 6. ADOPT PARKS SYSTEMS DEVELOPMENT CHARGES (SDC) METHODOLOGY AND MASTER FEE RATE RESOLUTION a. Staff Recommendation: Dennis Koellermeier, Public Works Director b. Council Discussion c. Council Consideration: Resolution No. 04- 7. PUBLIC HEARING — ORDINANCE TO IMPLEMENT MEASURE 37, PROVIDING A PROCESS FOR CONSIDERATION OF WRITTEN DEMANDS FOR COMPENSATION UNDER 2004 BALLOT MEASURE 37, AND AMENDING ORDINANCE 04-12. a. Open Public Hearing b. Summation by Jim Hendryx, Community Development Director c. Public Testimony d. Staff Recommendation e. Council Discussion f. Close Public Hearing g. Council Consideration: Ordinance 04- COUNCIL AGENDA — DECEMBER 14, 2004 Page 4 • • 8. PUBLIC HEARING (Quasi-Judicial) - ARBOR SUMMIT AND ADJACENT PROPERTIES ANNEXATION — ZCA 2004-0001 REQUEST: The applicant is requesting annexation of two (2) parcels containing 8.9 acres into the City of Tigard, better known as Arbor Summit Subdivision I and II. An additional 9.29 acres has been included by means of consent (Bella Vista Subdivision). The City is also including a 17.91 acre piece of the contiguous Summit Ridge Subdivision by using double majority, as allowed by Oregon Revised Statute 222.170.2, Effect of consent to annexation by territory. Therefore, this annexation is for eight (8) parcels totaling 36.1 acres. LOCATION: Eight contiguous properties located between SW Bull Mountain Road and SW Beef Bend Road, east of SW 133' Avenue and west of Turnagain Heights; also known as Arbor Summit I and II, Bella Vista, and a portion of Summit Ridge Subdivisions. 12780 and 12950 SW Bull Mountain Road; 12525, 12635, 12655 and 12825 SW Beef Bend Road; and 2 unaddressed parcels. Washington County Tax Assessor's Map Numbers 2S 109AD, Tax Lots 1400 and 1500; 2S 109DA, Tax Lot 2200; and 2S 109DD, Tax Lots 100, 102, 300, 306 and 7000. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: The approval standards for annexations are set out in Community Development Code Chapters 18.320 and 18.390, Comprehensive Plan Policies 2 and 10; ORS Chapter 222; and Metro Code Chapter 3.09. a. Open Public Hearing b. Declarations or Challenges c. Summation by Jim Hendryx, Community Development Director d. Public Testimony - Proponents - Opponents - Rebuttal e. Staff Recommendation f. Council Questions g. Close Public Hearing h. Council Consideration: Ordinance No. 04- COUNCIL AGENDA — DECEMBER 1.4, 2004 Page 5 • 9. PUBLIC HEARING — ORDINANCE TO CONSIDER CODE AMENDMENT TO ALLOW BULK SALES IN THE INDUSTRIAL PARK (IP) ZONE a. Open Public Hearing b. Summation by Jim Hendryx, Community Development Director c. Public Testimony d. Staff Recommendation e. Council Discussion f. Close Public Hearing g. Council Consideration: Ordinance No. 04- 10. REVISED CITY/TRIMET MEMORANDUM OF UNDERSTANDING (MOU) a. Staff Report:. Jim Hendryx, Community Development Director b. Council Discussion c. Council Consideration: Adopt Memorandum of Understanding 11. PUBLIC HEARING — RESOLUTION TO ADOPT AMENDED MASTER FEES FOR LONG-RANGE PLANNING a. Open Public Hearing b. Summation by Jim Hendry; Community Development Director c. Public Testimony d. Staff Recommendation e. Council Discussion f. Close Public Hearing g. Council Consideration: Resolution No. 04- 12. RESOLUTION AUTHORIZING CITY MANAGER TO SIGN OREGON PARK AND RECREATION DEPARTMENT/LAND AND WATER CONSERVATION FUND FANNO CREEK TRAIL GRANT APPLICATION a. Staff Report: Dennis Koellermeier, Public Works Director b. Council Discussion c. Council Consideration: Resolution 04- COUNCIL AGENDA — DECEMBER 14, 2004 Page 6 • r • 13. PUBLIC WORKS DEPARTMENT: MISSION/VALUES EXERCISE RESULTS a. Staff Report: Dennis Koellermeier, Public Works Director 14. COUNCIL LIAISON REPORTS 15. NON AGENDA ITEMS 16. ADJOURNMENT is\adm\cathy\cca\011214p COUNCIL AGENDA — DECEMBER 14, 2004 Page 7 • • AGENDA ITEM # FOR AGENDA OF December 14. 2004 CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY ISSUE/AGENDA TITLE Code Amendment to Allow Bulk Sale in t - IP.Zone PREPARED BY: Morgan Tracy'' rb 7 DEPT HEAD OK -A'� '�YCITY MGR OK ISSUE BEFORE THE OUNCIL Should Council accept the recommendation of the Planning Commission to amend the City of Tigard Development Code to allow Bulk Sales as a"Restricted Use"in the IP Zones, subject to limitations of size and outdoor activity? STAFF RECOMMENDATION Accept the recommendation of the Planning Commission and adopt the attached ordinance. INFORMATION SUMMARY This request has been initiated by a private party representing two clients (Paul Schatz furniture and Smetco, Inc.) whose properties are both located in an I-P zone. In anticipation of a use expansion and conversion to a bulk sales use, the applicant is requesting to allow bulk sales uses as permitted uses in the I-P zone. Bulk sales are presently prohibited in the Industrial Park Zone. During the public and agency comment period, Metro submitted a request for additional findings showing compliance with the Regional Framework Plan, specifically Title 4- Protection of Industrial And Other Employment Areas. Title 4 restricts commercial retail uses in designated Significant Industrial areas. Staff, in its analysis determined that certain areas of IP zoned land would be inappropriate for bulk sales uses, but that other IP zoned areas, generally east of SW 72nd Avenue are suitable, with certain restrictions on the size of the use (60,000 square feet) and requiring that all activity and storage occur indoors. Following this analysis, Metro concurred that with the recommended modifications,the proposal satisfied Title 4 requirements. On November 15, 2004, the Planning Commission held a public hearing to discuss the merits of the request. The Commission found that the area east of SW 72nd was in transition and was already populated by less intensive industrial uses. In a 7-0 unanimous motion, the Commission moved to recommend approval of the requested code amendment, as modified by staff(limit bulk sales to IP zones east of SW 72°d, no outside storage) OTHER ALTERNATIVES CONSIDERED Adopt the applicant's request for unrestricted allowance of bulk sales in the IP Zone. Reject any amendment to the Development Code. • • . • VISION TASK FORCE GOAL AND ACTION COMMITTEE STRATEGY N/A ATTACHMENT LIST Attachment 1: Ordinance Exhibit A: Recommended Text Change Attachment 2: November 15, 2004 Staff Report with attachments to the Planning Commission Attachment 3: Map of Affected Parcels Attachment 4: Applicant's Data FISCAL NOTES There is no fiscal impact anticipated for this action. All application fees have been paid by the applicant. • • • • CITY OF TIGARD, OREGON ORDINANCE NO. 04- AN ORDINANCE AMENDING THE LANGUAGE OF THE TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.520 TO ALLOW BULK SALES WITHIN CERTAIN AREAS OF INDUSTRIAL PARK ZONES, SUBJECT TO LIMITATIONS ON SIZE AND OUTDOOR ACTIVITY (ZOA2004-00001). WHEREAS, the applicant has requested a Zone Ordinance Amendment to amend the language of the Tigard Community Development Code Chapter 18.520 to allow bulk sales in the Industrial Park Zones as a permitted use; and WHEREAS, planning staff notified the appropriate agencies of the request and received comments from Metro regarding compliance with Title 4 of the Regional Framework Plan; and WHEREAS, staff evaluated Metro's designated Industrial Lands and Employment Lands, and found that the majority of eligible IP zoned land for limited retail uses was on the east side of SW 72nd Avenue; and WHEREAS, to further comply with the Title 4 requirements, the maximum allowable size for a single bulk sales use or combination of uses on one parcel is 60,000 gross square feet; and WHEREAS, to maintain the campus like character for the Industrial Park zone, additional limitations on outdoor storage and activity should be imposed; and WHEREAS, staff modified the proposal so that bulk sales would be allowed only as a restricted use in IP Zoned property, east of SW 72nd Avenue, limited to a maximum size of 60,000 square feet, and with restrictions on outside sales, storage or activity; and WHEREAS, the Planning Commission considered the request at their November 15, 2004 public hearing, and unanimously voted in favor of the modified amendment on a 7-0 vote; and WHEREAS, the City Council held a public hearing on the request on December 14, 2004 and determined that the proposed language adequately addressed concerns regarding protecting the health, safety, and welfare of the Tigard citizens, as well as, the interests of business in Tigard; and WHEREAS, the City Council has considered the applicable Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; any federal or state statutes or regulations found applicable; any applicable Metro regulations; any applicable Comprehensive Plan Policies; and any applicable provisions of the City's implementing ordinances; and WHEREAS, the City Council has determined that the proposed zone ordinance amendment is consistent with the applicable review criteria and that approving the request would be in the best interest of the City of Tigard. ORDINANCE No. 04- Page 1 • S . NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The specific text amendments attached as "EXHIBIT A" to this Ordinance are hereby adopted and approved by the City Council. SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By vote of all Council members present after being read by number and title only, this day of , 2004. Cathy Wheatley, City Recorder APPROVED: By Tigard City Council this day of ,2004. Craig Dirksen, Mayor Approved as to form: City Attorney Date ORDINANCE No. 04- Page 2 - 0 EXHIBIT A Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY 1-P I-L I-H RESIDENTIAL Household Living R' R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation co C1° C'0 Cultural Institutions N N N Day Care R3 9 R3 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P r P Public Support Facilities • P P P Religious Institutions N N N Schools • N N N Social/Fraternal Clubs/Lodges N N N , COMMERCIAL Commercial Lodging P ". N N Eating and Drinking Establishments R2 , N N- Entertainment-Oriented - Major Event Entertainment N N N - Outdoor Entertainment P - N N -Indoor Entertainment P ' N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N , -Personal Services R' N N -Repair-Oriented P N N•-.Bulk'Sales'• • - N R4; 11 N N r. -Outdoor Sales N P P - Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N • Self-Service Storage P P - P Non-Accessory Parking P P P • • • - TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P - General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N _ Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted I A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the,entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). . 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • 9. Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section l 8.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. 11 These limited:fuses,shall only be allowed in IP.zoned property east of SW 12nd Avenue. These u ,ses separately or in combination shall not exceed 60,000 square feet of cross leasablearea in a sincle building,.or.commercial retail uses with a total of more than 60,000:`square feet of retail-sales area on a single lot or parcel,'or on contiguous lots or parcels,inchiding those separated only by transportation right-of-way. • • ATTACHMENT 2 ' Agenda Item: .S. 1 • Hearing Date: November 15, 2004 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION CITY OF TIGARD Community 1n.evelopment FOR THE CITY OF TIGARD, OREGON Shaping A Better Community SECTION I. APPLICATION SUMMARY CASE NAME: CODE AMENDMENT TO ALLOW BULK SALES AS A PERMITTED USE IN THE IP (INDUSTRIAL PARK) ZONE CASE NO.: Zone Ordinance Amendment (ZOA) ZOA2004-00001 PROPOSAL: To amend the Industrial Use Table within the Tigard Development Code to allow "Bulk Sales" as a permitted use within the IP Zone where presently this use is prohibited. Bulk Sales as defined by the Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." APPLICANT(S): Paul Schatz III Robert Smetts, Smetco, Inc. 6600 SW Bonita Road P.O. Box 560 Tigard, OR 97224 Aurora, OR 97002 AGENT: Bruce Vincent ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. LOCATION: I-P zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380, 18.390 and 18.530; City Comprehensive Plan Policies: 1-General Policies and 2-Citizen Involvement; Statewide Planning Goals: 1-Citizen Involvement and 2-Land Use Planning; and Metro Code: 3.07.110-3.07.170 and 3.07.440. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission alter the allowable uses within the IP Zone to permit limited Bulk Sales as determined through the public hearing process and make a recommendation to the Tigard City Council. ZOA2004-00001 PAGE 1 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • SECTION III. BACKGROUND INFORMATION This request has been initiated by a private party representing two clients (Paul Schatz furniture and Smetco, Inc.) whose properties are both located in an I-P zone. In anticipation of a use expansion and conversion to a bulk sales use, the applicant is requesting this code change in recognition of the changing nature of the area around the I-5/Bonita intersection, and also in part to acknowledge that Bulk Sales are compatible with and therefore should be permissible in Industrial Park zones. Bulk sales are presently prohibited in the Industrial Park Zone. In 1997, the Community Development Director issued an interpretation for the Paul Schatz property regarding a request to add 4,000 square feet of showroom/sales space to the furniture store. While a previous version of the development code was in effect at that time, certain uses in the I-P zones were limited, as follows: Convenience sales and personal services; children's day care; eating and drinking establishments; personal services, facilities; and retail sales (of which "bulk sales" were included part of this use at that time) general separately or in combination shall not exceed a total of 20 percent of the entire square footage within a development complex. The property contained 44.5% retail, and was considered at that time to be non-conforming. Non-conforming uses may be continued, but no such non-conforming use may be enlarged, increased or extended to occupy a greater area of land or space than was occupied at the effective date of adoption or amendment of the code. Also, no additional structure, building or sign shall be constructed on the lot in connection with such non-conforming use of land. As a result, the request to add space to the use was rejected. The applicant contends that when the code was amended in 1998, and the "bulk sales" use was separated from "General Retail Sales," it more appropriately belonged in the industrial park zone. In so claiming, the applicant argues that the I-P zone acts more like a bridge between commercial and industrial zoning than a fully dedicated industrial zone. Thus uses with a large storage component with a relatively small level of retail activity are appropriate for industrial park zones. This proposal partially seeks to legitimize the current non-conforming Paul Schatz furniture use, as well as the Home Depot and approximately 20 other bulk sales uses in the IP zones, by allowing bulk sales as a permitted use in the zone. SECTION IV. SUMMARY OF APPLICABLE CRITERIA Chapter 18.380 states that legislative text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. This section regulates amendments. It outlines the process for reviewing Development Code Text Amendments. The present amendment will be reviewed under the Type IV legislative procedure as set forth in the chapter. ZOA2004-00001 PAGE 2 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • • Chapter 18.390.060G states that the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: • The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; This chapter establishes standard decision-making procedures for reviewing applications. The amendment under consideration will be reviewed under the Type IV legislative procedure as detailed in the chapter. Notice was provided to DLCD 45 days prior to the first scheduled public hearing as required. In addition, the Tigard Development Code and Comprehensive Plan have been acknowledged by DLCD. The following are the applicable Statewide Planning Goals that are applicable to this proposal: Statewide Planning Goal 1 — Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and for changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Chapter 18.390. Notice has been published in the Tigard Times Newspaper prior to the public hearing. Individual notice to property owners was not required since the proposal will increase the allowable uses on the affected properties. Additional notice was sent to all adjacent cities as well as Metro. Two Public Hearings are held (one before the Planning Commission and the second before the City Council) in which public input is welcome. Interested parties (previously called Citizen Involvement Team (CIT) members) were also notified of the proposed changes. Statewide Planning Goal 2 — Land Use Planning: This goal outlines the land use planning process and policy framework. The Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process for and policies to review changes to the Development Code consistent with Goal 2. The City's plan provides analysis and policies with which to evaluate a request for amending the Code consistent with Goal 2. • • Any applicable Metro regulations; Title 1: (Metro code 3.07.110-3.07.170) Requirements for Housing and Employment Accommodation State law and the Metro Code require that the Metro Urban Growth Boundary have sufficient capacity to accommodate the expected growth for 20 years. It is Metro's policy to minimize the amount of growth boundary expansion. One goal of the Framework Plan is the efficient use of land within the UGB efficiently by increasing its capacity to accommodate housing and employment. Title 1 directs each city and county in the region to consider actions to increase its capacity and to take action if necessary to accommodate its share of regional growth as specified in this title. PAGE 3 OF 10 ZOA2004-00001 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION The applicant's proposal to allow bulk sales in the Industrial Park zone should have no net effect on the employment capacity, as bulk sales uses can employ similar numbers of employees as other outright permitted uses in •the industrial park zone. A list of those currently allowed uses and the employees per acre figures (where available) follows: Table 1-Employment Density for Industrial Park Allowable Uses and Proposed Use PERMITTED USES Emp/Acre CONDITIONAL USES Emp/Acre . Emergency Services 70 Basic Utilities n/a Postal Service 40 Community Recreation i0 n/a Public Support Facilities n/a Motor Vehicle Servicing/Repair n/a Commercial Lodging 40 Detention Facilities n/a Outdoor Entertainment n/a Heliports n/a Indoor Entertainment 3 Repair-Oriented n/a RESTRICTED USES Animal-Related n/a Household Living I n/a Vehicle Fuel Sales 28 Day Care 3,9 n/a Office n/a Eating and Drinking Establishments 2 25 Self-Service Storage 2 Sales-Oriented 2 n/a Non-Accessory Parking n/a Personal Services 2 17.5 Light Industrial n/a Wholesale Sales 4 n/a Research and Development n/a Agriculture/Horticulture 5 n/a PROPOSED USE • Wireless Communication n/a Bulk Sales 15-40 Facilities 6 n/a Rail Lines/Utility Corridors 35 • n/a—data not available • I A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. i0 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. ZOA2004-00001 PAGE 4 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION Apart from the C-N (Neighborhood Commercial) and C-C (Community Commercial) zones, all other commercial zones have higher average employee densities than the IP Zone. Bulk Sales are currently not allowed in those zones: Table 2-Average employee density per zoning classification Zone Employee Density C-G 27 C-C 17 C-N 16 C-P 88 CBD 50 MUE 27 I-H 25 I-L 24 I-P 24.4 Title 4: (Metro code 3.07.440) Protection of Industrial And Other Employment Areas Title 4 sets forth requirements to limit intrusions of commercial uses into industrial zones. Certain uses are permissible within set guidelines (such as restrictions on types of use, or limitations on the size of uses.) The majority of the IP zones are located within designated "Industrial Areas". Within these areas, Metro's requirements state: Cities and counties shall review their land use.regulations and revise them, if necessary, to include measures to limit new buildings for retail commercial uses—such as stores and restaurants—and retail and professional services that cater to daily customers—such as financial, insurance, real estate, legal, medical and dental offices—in order to ensure that they serve primarily the needs of workers in the area. One such measure shall be that new buildings for stores, branches, agencies or other outlets for these retail uses and services shall not occupy more than 5,000 square feet of sales or service area in a single outlet, or multiple outlets that occupy more than 20,000 square feet of sales or service area in a single building or in multiple buildings that are part of the same development project. Cities and counties shall review their land use regulations and revise them, if necessary, to include measures to limit new buildings for the uses described above to ensure that they do not interfere with the efficient movement of freight along Main Roadway Routes and Roadway Connectors shown on Metro's Freight Network Map, November, 2003. Such measures may include, but are not limited to, restrictions on access to freight.routes and connectors, siting limitations and traffic thresholds. This subsection does not require cities and counties to include such measures to limit new other buildings or uses. These sorts of limitations prevent larger scale uses, such as bulk sales, from locating in these areas. Therefore, staff recommends that the limitation preventing bulk sales in the designated "Industrial Areas" remain in place. However, there are additionally areas of IP Zoned property that is designated as "Employment Areas" by Metro's Regionally Significant Industrial Land inventory. Within these areas Metro's requirements state: ZOA2004-00001 PAGE 5 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • In Employment Areas, cities and counties shall limit new and expanded retail commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Employment Areas. Generally, the size limitation is 60,000 square feet of gross leasable area in a single building, or retail commercial uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. Staff finds that the proposed use, "bulk sales" provides goods that would directly benefit the employees and more notably the residents within the employment areas. However, staff does acknowledge that "bulk sales" by virtue of its name is also clearly a commercial use. This raises a significant question as to the applicant's proposal. While there are exemptions that would allow retail commercial uses to exceed the 60,000 gross square foot limitation', staff is not inclined to find, nor has the applicant demonstrated that these exemption criteria have been or would be met. Instead, staff is more comfortable in recommending a limitation in line with Metro's requirements. Therefore, staff recommends that the proposed use classification change be from "N" (Prohibited) to "R" (Restricted) with a footnote reference. This reference would reflect Metro's requirements, and define the area where such uses are permissible: 11 These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or , parcels, including those separated only by transportation right-of-way. Applicable Comprehensive Plan Policies: Comprehensive Plan Policy 1.1.1: This policy states that all future legislative changes shall be consistent with the Statewide Planning Goals and the Regional Plan adopted by Metro. As indicated above under the individual Statewide and Regional Plan goals applicable to this proposed amendment, the amendment as modified by staff's recommendation is consistent with the Statewide Goals and the Regional Plan. Comprehensive Plan Policy 2.1.1: This policy states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. This policy is satisfied because notice of the proposed amendment was mailed to all Interested Parties. In addition, notice was published in the Tigard Times of the Public Hearing and notice will be published again prior to the City Council public hearing. A city or county may authorize new commercial retail uses with more than 60,000 square feet of gross leasable area in Employment Areas if the uses: 1. Generate no more than a 25 percent increase in site generated vehicle trips above permitted non-industrial uses; and 2. Meet the Maximum Permitted Parking—Zone A requirements set forth in Table 3.07-2 of Title 2 of the Urban Growth Management Functional Plan. ZOA2004-00001 PAGE 6 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION I Public input has been invited in the notice. Comprehensive Plan Policy 2.1.2 and 2.1.3: In pertinent part, this policy states that the Citizen Involvement Team program and the Citizen Involvement Team Facilitators shall serve as the primary means for citizen involvement in land use planning. Policy 2.1.3 states that information on land use planning issues shall be available in understandable form. These policies were satisfied because notice of the proposed amendment was mailed to all Interested Parties. The written notices were written in plain understandable form, and included phone numbers and a contact person for anyone who may have questions. Any applicable provision of the City's implementing ordinances. Code Section 18.530: This chapter establishes the permissible uses and basic development standards for the City's three industrial zones. The purpose of this chapter is to provide a range of industrial services for City residents and facilitate the economic goals of the comprehensive plan. One of the major purposes of the regulations governing development in industrial zoning districts is to ensure that a full range of economic activities and job opportunities are available throughout the City so that residents can work close to home if they choose. The location of land within each industrial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of industrial activity on established residential areas. This chapter also describes the Industrial Park zone as providing appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. The applicant's proposal to include "bulk sales" into the fold of allowable uses, will meet the purpose of the chapter by increasing the diversity of economic activities and job opportunities in the industrial park zone. The proposed use will also fit within the description of the I-P zone as a "small scale commercial use" if the modifications recommended by staff are included in the amendment. This will limit the use to no more than 20% of the square footage within a development complex, and not to exceed 60,000 square feet. SECTION V. STAFF ANALYSIS Limitations of uses are the basic building blocks of Euclidian zoning. Zones are typically set in three broad classifications: residential, commercial, and industrial. The basic premise was to segregate incompatible uses from one another, and locate the uses in the most appropriate areas of the city. These general zones were then divided into smaller subcategories; low, medium, and high density residential, limited and general commercial, PAGE 70F10 ZOA2004-00001 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION light and heavy industrial. As society and citizen's needs changed, and uses evolved over time, the clear distinction between uses grew fuzzier. Certain commercial uses were allowed in limited form in the residential zones (e.g. home occupation businesses). Some industrial type uses were allowed in commercial zones (e.g. self serve storage). Limited commercial uses were allowed in industrial zones to support those industrial uses (e.g. restaurants). Finally, mixed use development dissolved the distinction between standard zoning classes, and allowed a blend of residential, commercial, and infrequently, limited industrial uses. Uses are assigned to the most appropriate zone based on their particular level of external impacts (noise, dust, odor, discharge pollution, parking, aesthetic, etc.). So a low impacting retail use would be permissible in a limited commercial zone while a big production factory would be permissible in a heavy industrial zone. Historically, lower impacting uses were allowed to locate in heavier zones, but not visa-versa. However, over time, it was recognized that the available land supply within a particular zone could be devoured by low impacting uses, leaving inadequate area in the heavier zone for the higher impact uses. This was partly due to market factors. As land values and rental rates climbed in the more desirable commercial areas, commercial businesses began drifting toward the lower land prices and rents in the less desirable industrial areas. This incrementally drives up the price of the industrial land and reduces the amount of large contiguous parcels available for large. scale manufacturing type uses. This is one premise behind the protections of Metro's Title 4 requirements. Staff believes that "bulk sales" are les refers to the sales, in the leasing andlorentaltof bulky items Industrial Park zone since bulk sa appliance and home requiring extensive interior space for display including furniture, large app improvement sales. This extensive interior space, need for large service delivery vehicles, and limited public presence are similar to wholesale sales it seeks to establish h which are presently allowed. The Industrial Park zone is appropriate as like setting. To ensure that campus like setting, a restriction on outdoor storage is also recommended. The I-P zoning district provides- appropriate locations for combining light manufacturing, office and small-scale commercial uses. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. Bulk sales are consistent with this description. Staff believes that to limit the commercial use to a "small scale," certain restrictions should be placed on "Bulk Sales" Bulk Sales are not appropriate in areas classified as "industrial land" by Metro as these areas limit retail uses to 5,000 square feet, and that is simply inadequate area for "extensive interior space for display". Therefore, staff recommends that the allowance for bulk sales be allowed only in those IP zoned areas designated as "employment lands". This is most easily described as "IP Zoned properties east of SW 72nd Avenue." Using the criteria established by Metro and limiting the allowance to "employment lands" within the IP Zone, staff recommends that the proposed use be allowed as a "R" Restricted Use, subject to the following limitation: These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 PAGE 8 OF 10 ZOA2004-00001 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION . • square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. Staff additionally recommends that to help maintain a campus like setting, a restriction on outdoor storage should be imposed, such as is described by footnote number 4 in Table 18.530.1: Permitted if all activities, except employee and customer parking, are wholly contained within a building(s). SECTION VI. OTHER ALTERNATIVES No Action - The standard would remain "bulk sales" are not permitted in the I-P zone. This would leave several existing businesses as non-conforming uses, but would continue to strictly limit the range of new commercial uses that are allowed. Expanded Action — Allow bulk sales in a wider range of zones. However, further analysis of this impact would be required, and generally staff does not favor bulk sales in the more dedicated industrial zones. This option would also likely conflict with Metro and Comp. Plan requirements. Alternate Action — Staff is recommending an alternate action option. The applicant proposed allowing bulk sales without restriction in the IP Zone. Staff found that this may violate Title 4 requirements of Metro's code, and further staff seeks to limit the degree of commercial use intrusion in the IP zone, while still providing for a variety of employment opportunities. This would be accomplished by listing Bulk Sales as a "R" Restricted Use, subject to the following footnotes: 'Permitted Permitted if all activities, except employee and customer parking, are wholly contained within a building(s). 11 These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. SECTION VII. ADDITIONAL CITY STAFF & OUTSIDE AGENCY COMMENTS Metro responded with a letter addressed to the Planning Commission. They requested a analysis of compliance with the Urban Growth Management Functional Plan, as related to the protection of industrial areas from commercial use intrusions. The requested analysis is contained within this report, and a copy was faxed to Michael Jordan, Metro's Chief Operating Officer on November 9, 2004. The City of Tigard Long Range Planning Division has had an opportunity to review this proposal and notes industrial land is limited, as are the uses allowed in industrial lands. Simply because uses are pre-existing non-conforming uses, does not make the argument for changing the code. It is presumed that when the IP zone was placed on the properties, ZOA2004-00001 PAGE 9 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION �I • some uses would become non-conforming. The 20% limitation was to protect the area for industrial uses. The City of Tigard Police Department reviewed the proposal and offered no objections. The City of Beaverton reviewed the request and responded that they do not object to the proposed amendment as it does not appear there are any I-P zoned properties near the common boundary between the two cities. However, Beaverton does note that they are concerned by the potential traffic impacts from allowing large scale retail uses in proximity to Scholls Ferry Road and the intersections thereon. Finally, the City'of Beaverton included amendment appears to be anotheeassault on the general comment with regard to regional land use policy. The proposed industrial/employment land supply. The Cities of Durham, King City, Lake Oswego, and Tualatin, the Oregon Department of Land Conservation and Development, and Washington County were notified of the proposed amendment and did not respond. ATTACHMENT: Exhibit A— Proposed Development Code Text Changes Exhibit B — Recommended Development Code Text Changes November 8, 2004 P EPAI'ED BY:MORGA RACY DATE Associate Planner November 8, 2004 APPROVED BY:DIC1BEWERSDORFF DATE Planning Manager PAGE 10 OF 10 ZOA2004-00001 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION ' • Exhibit A . Proposed Development Code Text Amendment • TABLE 18.530.1 • USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL , Household Living R R R Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) C P Basic Utilities C Colleges N N C,o Coo C N�o Community Recreation N N Cultural Institutions N R3 9 R3 9 R3 9 Day Care P Emergency Services P P Medical Centers N N N Postal Service P P P Public Support Facilities • P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging . P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented N N -Major Event Entertainment N - Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N - Personal Services • R2 N N . -Repair-Oriented P N N 41B11lk, p,..yy 2,', �...M'.F�E...•.....J.`2�j -4. •' i1'Y.• ............ .;SaIVS.,.'.3f`1�k..:" �il..i.':1. •ii.LL._.n_._..-.....i.J' P - Outdoor Sales Y N P -Animal-Related P P P Motor Vehicle Related P -Motor Vehicle Sales/Rental N P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P II TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production - Light Industrial P P P -General Industrial N P P • - Heavy Industrial N N P Railroad Yards N N P . Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER P P5 P5 s Agriculture/Horticulture Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N ' N P- Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted ' A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. ' In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). s When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any . nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. . Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • • • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact' Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 1°Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. • • J EXHIBIT B Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL R1 R' Household Living R1 Group Living N N N Transitional Housing N N N Home Occupation . N N N CIVIC (INSTITUTIONAL) C P Basic Utilities C Colleges N N N C'° C'° co Community Recreation N N Cultural Institutions N R3 9 R3 9 R3 9 Day Care Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented N N -Major Event Entertainment N - Outdoor Entertainment P N N - Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R' N N -Personal Services R' N N - Repair-Oriented P • N N -Bulk Sales N R4, 11 N N -Outdoor Sales N P P - Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P - General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA • P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted ' A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the 1-P zone. Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • I . 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.I. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. 11 These limited'uses, shall only be allowed:in IP.zoned property east of SW 72nd Avenue. These:uses,:.separately or in combination shall not exceed 60,000 square feet of gross leasable .area_in::a single buildings or •commercial -retail-uses with a total of more than 60,000.square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels;including those'separated only by transportation right-of-way. • • Morgan Tracy- Metro Supplemental.DOC. BEDSAUL/ VINCENT CONSULTING .LLC 825 NE 20TH AVE., SUITE 300 PORTLAND, OR 97232 OFFICE(503) 230.21 19 FAX (503) 230.2149 DATE: November 1, 2004 REQUEST: A supplemental to a Type IV Quasi-Judicial Zoning Text Amendment to permit bulk sales in the IP, (Industrial Park District), zone, addressing compliance with Metro code section 3.07.430, pursuant to Metro code section 3.07.820(A) of the Urban Growth Management Functional Plan APPLICANTS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts • Smetco, Inc. 6830 SW Bonita Road OWNERS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4 Tax Lot 1100: 2002-020 Partition Plat, Lot 1 Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres. ZONING: I-P-Industrial Park District LOCATION: 6600 and 6830 SW Bonita Road - CRITERIA: Metro Urban Growth Management Functional Plan Metro code section 3.07.430 Protection of Industrial Areas A. In Industrial Areas mapped pursuant to Metro Code section 3.07.130 that are not Regionally Significant Industrial Areas, • cities and counties shall limit new and expanded retail, commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Industrial Areas. Schatz/Smetco Zoning Text Amendment Supplemental 1 Morgan Tracy- Metro Supplemental.DOC --�� - • B. In an Industrial Area, a city or county shall not approve: 1. A commercial retail use with more than 20,000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project; or 2. Commercial retail uses that would occupy more than ten percent of the net developable portion of the area or any adjacent Industrial Area. C. Notwithstanding subsection B of this section, a city or county may allow the lawful use of any building, structure or land at the time of enactment of an ordinance adopted pursuant to this section to continue and to expand to add up to 20 percent more floor space and 10 percent more land area. (Ordinance No. 97-715B, Sec. 1. Amended by Ordinance No. 02-969B, Sec. 5.) I. INTRODUCTION On 10/29/04, the applicants' representative received a fax from Morgan Tracy; staff planner assigned to Case File # ZOA 2004-00001, which pertains to the above- mentioned case file. The fax contained a 10/27/04 letter from Michael Jordan, Metro's Chief Operating Officer requesting that the City provide analysis to demonstrate that the subject zoning text amendment complies with Metro code section 3.07.430. (Protection of Industrial Areas that are not Regionally Significant Industrial Areas) Planning staff requested that the applicant provide evidence on this matter so that staff could provide the said analysis requested by Metro. II. Justification for COMPLIANCE with metro code section 3.07.430: The following narrative is intended to demonstrate compliance with Metro code section 3.07.430, pursuant to Metro code section 3.07.820(A) of the Urban Growth Management Functional Plan 3.07.430 Protection of Industrial Areas A. In Industrial Areas mapped pursuant to Metro Code section 3.07.130 that are not Regionally Significant Industrial Areas, cities and counties shall limit new and expanded retail, commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Industrial Areas. APPLICANTS' COMMENT: The City has already determined that a mix of retail commercial uses is appropriate for the 1-P zone. As set forth in Chapter 18.530.010, (Purpose), the 1-P zoning district: Schatz/Smetco Zoning Text Amendment Supplemental 2 • Morgan Tracy- Metro Supplementai.DOC� • "provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odors, vibration, are permitted in the I-P zone" By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P because they provide services for those employees and residents of the industrial areas and other nearby occupants. Home Depot is the most obvious example of a retail sales use selling bulky items like refrigerators and lumber materials to homeowners. Home Depot is a 120,000 square foot store located directly south of the subject ownerships at Sequoia Parkway and Cardinal Lane. (See Attachment "A") If Home Depot is appropriate for the I-P zone, then it is clear that permitting other smaller scale bulk sale uses, (such as Paul Schatz Furniture), within the existing I-P zoned business parks will also be appropriate for the I-P zone. The City places limits on the types of industrial uses that can occupy the I-P zone, and by so doing, permits uses that are weighed more heavily towards commercial rather than industrial uses. According to Table 18.530-1, (Industrial Zone Use Table), light industrial, (e.g., small-scale machine shops, computer equipment assembly, sign making), research and development firms and wholesale sales are the only permitted industrial uses allowed in the I-P zone. Therefore, only three of the nine industrial use categories are allowed in the I-P zone. However, Table 18.530-1, allows a wide mix of commercial uses, including lodging, eating and drinking establishments, outdoor and indoor entertainment, sales oriented uses, personal services, repair shops, vehicle fuel sales, office uses, self service storage and parking lots. Therefore, based on the limited number of truly "light industrial' uses permitted, the I-P zone is in fact more like a "business park"/mixed use" zone. Therefore, although the I-P zone is technically an industrial zone, it acts more like a bridge between commercial and industrial zoning, and thus is not really the industrially oriented zoning that Metro is seeking to protect under these code criterion. The City of Tigard I-L, (light industrial) and I-H, (heavy industrial) zoning designations strictly limit the kinds of commercial uses allowed in the I-P zone, and therefore they protect the types of industrial uses that Metro wants protected. B. In an Industrial Area, a city or county shall not approve: 1. A commercial retail use with more than 20,000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project; or 2. Commercial retail uses that would occupy more than ten percent of the net developable portion of the area or any adjacent Industrial Area. APPLICANTS' COMMENT: The proposed zoning text amendment will permit bulk sales in the I-P zone, but the request, in and of itself, does not authorize the types of square footage/percentage restrictions stipulated under this criterion. The applicant asserts that the restrictions sought by this criterion are aimed at truly industrial zones, such as the City's l-L and I-H zone. The applicant has already asserted under the response to 3.07.430 (A) that the I- P zone acts more like a commercial zone rather than a truly industrial zone. 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I :::. -+•:•::. 11- .... . .. : : + 11 :,,p,•::::::::•+ .+1: ,...,--•:.-1:1 1:::+1+: I : : II ::::.:::-.1.,:•:+;::+! I I : :: +:- :-,::: :-::: :: +::.•-...:-.:• II: :: !..-•::::-•1.-.1: ;: : 1- -:::::: 1-.•:- :::: I .., • Westcoast Coating Service FS N Commercial 1 Meyer Sigh Co Commercial FS N Commercial 1 Interstate Roofing Commercial FS N Commercial 1 Fabric Gallery Commercial/Retail SC Y ; ; Commercial 1 1 Blackhawk Comm Commercial SC N Commercial 1 Precision Garage Door Commercial SC N Commercial 1 Scottie Mac Offices/whse SC ? Industrial 1 Maher Irish Dance St Commercial SC N Commercial 1 Thermal Flo Commercial/service SC N Commercial 1 Classic Interiors Commercial SC Y; : ;Commercial 1 1 • Perf Power Concepts Offices/whse SC N Industrial 1 West Hills Catering Commercial SC N Commercial 1 Action Fundraising Service SC N Commercial 1 Lakeside Motors Service FS N Commercial 1 49 • • West of 74th Business Type FS/SC Bulk Tigard Use Category Bulk Sales? Yes = 1 • Elmo Studds Commercial/Retail FS :Y Commercial 1 1 Allstate Ins Service OB N Commercial 1 Life Era Inc Offices OB N Commercial 1 Rockwell Automation Offices OB N Commercial • 1 Landau Associates Offices/whse SC N Industrial 1 Siren Net.Com Offices/whse SC N Industrial 1 • McLoughlin&Eardley Offices/whse SC N Industrial 1 Commercial 30 Cachet Home Furnish Commercial/Retail SC Y Commercial 1 1 Industrial 19 Exhibits Northwest Commercial SC Y , Commercial 1 1 f Classic Sign System Commercial SC N Commercial 1 Bulk Sales 7 Geoline Postioning Offices/whse SC N Industrial 1 • Gre Con Offices/whse SC ? Industrial 1 Live Wire Tech Offices/whse SC N Industrial 1 Cognex Offices/whse SC N Industrial 1 Brand Athletics Offices/whse SC ? Industrial 1 Brand Innovators Offices/whse SC ? Industrial 1 Sportech Offices/whse SC ? Industrial 1 Retro 3 Contractors Service SC N Commercial 1 Thai Orchid Offices/whse SC N Industrial 1 Cent Station Steam Offices/whse SC ? Industrial 1 Stompbox Music Offices/whse SC ? Industrial 1 Brakeaway Products Offices/whse SC ? Industrial 1 Collectors Press Commercial SC N Commercial 1 • FG&T Construction Service SC N Commercial 1 Dry-B-Lo Service SC N Commercial 1 SLS Custom Homes Service SC N Commercial 1 A.D.Cook Fine Art Commercial/retail , SC Y Commercial 1 1 Stay N power Service SC N Commercial 1 • Gma Costruction Service SC N Commercial 1 NW Airospace Support Offices/whse SC N Industrial 1 Tom Posey Co Offices/whse SC ? Industrial 1 . Affordable Glass&Mirr Commercial/Retail SC Y Commercial 1 1 Convenient House Wa Offices/whse SC ? Industrial 1 Paradise Auto Care Service FS N Commercial 1 Sharp &Asso Const Service FS N Commercial 1 Upper Boones Ferry & Durham Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Advantest Whse/Office WC ? Industrial 1 Stash Tea Corp Whse/Office WC N Industrial 1 North American World Whse/Office WC ? Industrial 1 Commyni-K Whse/Office WC ? Industrial 1 Otis Elevator Whse/Office WC N Industrial 1 Super Floors Whse/Office WC"`: ' :`.=Y;;::::' Industrial, 1 ,, ... Bassit Furniture .. : Whse/Office I.:: WC.. :` , :' Y ..; " : Industrial.";.'., ",,,,:; :,1,,,:.'„,:: 1 . .._ ;': -: . , .... if, -,: ... .." . ,: . ,:, . • Associated Bus Syms Whse/Office WC ? Industrial 1 Vision Bus Products Whse/Office WC ? Industrial 1 Industrial 20 Brighton Eletronics Whse/Office WC ? Industrial 1 Commercial 12 CNC Polymers Inc Industrial WC N Industrial 1 Kingston Whse/Office WC ? Industrial 1 Bulk Sales 3 Metro One Whse/Office WC N Industrial 1 Hauge Prov Of Ore Whse/Office WC N Industrial 1 LFI Inc Whse/Office WC ? Industrial 1 Lenay Products Whse/Office WC ? Industrial 1 Northwest Roller Industrial WC N Industrial 1 Johnstone Supply '.?.. Commercial : WC Y:�: Commercial ... . 1 : .. . Copytronics Service WC ? Commercial 1 Arlenco Distribution Whse/Office WC ? Industrial 1 Joslin Sales Whse/Office WC ? Industrial 1 Stash Tea Corp Whse/Office . WC N Industrial 1 Connect-Air Intl Offices SC ? Commercial 1 0 Earth Protection Ser Offices SC ? Commercial .1 LPM Systems Offices SC ? Commercial 1 TZ Medical Offices SC ? Commercial 1 Proline Sales & Mktg Offices SC ? Commercial 1 Consolidated Imfo Ser Offices SC N Commercial 1 Coram Health Care Offices SC N Commercial 1 Amec Offices SC ? Commercial 1 Sonetics/Flightcom Offices SC ? Commercial 1 Geopacific Engineering Service SC N Commercial 1 _ 32 • • Strip Mall off SW 72nd Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Cascade Comp Mait Service SC N Commercial 1 Dominos Pizza Restaurant SC N Commercial 1 Lees Cleaners Service SC N Commercial 1 Signs Now Service • SC N Commercial 1 VW Mart Service/Retail SC N Commercial 1 Subway Restaurant SC N Commercial 1 0 Teriyaki Express Restaurant SC N Commercial 1 El Sol De Mexico Restaurant SC N Commercial 1 Northwest Rugs Commercial/Retail . SC Y. Commercial " , 1 : 1 T-Moble USA Offices OB N Commercial 1 Tolt Technologies Offices OB N Commercial 1 Pierre' Amelotte Int Offices OB N Commercial 1 HCM Offices OB N Commercial 1 Commercial 29 Green Wood Products Offices OB N Commercial 1 Industrial 1 Dept Of Human Res Offices OB N Commercial 1 Chem West Systems Industrial FS N Industrial 1 Bulk Sales 1 American Fam Ins Service SC N Commercial 1 Salon Pacific Service SC N Commercial 1 Bunce Palmer CPA's Service OB N Commercial 1 Chaffey Corp Offices OB N Commercial 1 Computeration Inc Offices OB N Commercial 1 Indpend Paper Mkg Offices OB N Commercial 1 Qualcomm Inc Offices OB N Commercial 1 • Republic Morg Ins Service OB N Commercial 1 Protection One Service SC N Commercial 1 Pacific Star Production Offices SC N Commercial 1 Corperate Express Service SC N Commercial 1 V.F. Leasing Service SC N Commercial 1 Medical Spec Solution:Service SC N Commercial 1 Geoga Pacific Offices SC N Commercial 1 • • West Side of Sequoia Business Type FS/SC Bulk Tigard Use Category Bulk Sales? Yes = 1 Orthopedics NW Service FS N Civic 1 Captaris-Verision Offices SC N Commercial 1 Oregonian Service SC N Commercial 1 Honeywell Service SC N Commercial 1 Uniglobe Travel Service SC N Commercial 1 • Verison Commercial/Retail SC N Commercial 1 • Bally Fitness Service FS N Commercial 1 Saif Corporation Offices SC N Commercial 1 Civic 1 Verizon Wireless Offices SC N Commercial 1 Commercial 28 Siemens Offices SC N Commercial 1 Napier & Co Service SC N Commercial 1 Bulk Sales 1 Lingo Systems Offices SC N Commercial 1 Hewlett Packard Offices SC N Commercial 1 Agilent Technolgies Offices SC N Commercial 1 I-Sence Offices SC N Commercial 1 Geo Engineers Service SC N Commercial 1 J.C.Reeves Service SC N Commercial 1 Westlake Consulting Service SC N Commercial 1 Eshelon Telecom Service SC N Commercial 1 Prud Properties Service SC N Commercial 1 . Mediware Offices SC N Commercial 1 Commonwealth Real Service SC N Commercial 1 • Sterling Internet Solu Service SC N Commercial 1 U.M.D. Technology Service SC N Commercial 1 Geo Design Service SC N Commercial 1 .United Pipe & Supply. Commercial/Retail FS . Y Commercial .;1: Ryder Truck Rental Commercial/Service FS N Commercial 1 Alpha Computers Offices FS N Commercial 1 Pitman Brooks Service FS N Commercial 1 29 Bugbyte Computers SC ? 1 Commercial 36 8 • • Hunziker and Sandburg Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Chinook Trading SC ? Commercial 1 Covert Engineers Service SC N Commercial 1 Blue Wire SC ? Commercial 1 Selectron SC N Commercial 1 Fax Back Inc SC N Commercial 1 Viable Links SC N Commercial 1 0 CSM SC ? Commercial 1 ACS Testing Service SC N Commercial 1 Allied Van Lines Service FS N Commercial 1 Pro Source Commercial WC N Commercial 1 . Gensco WC ? Commercial 1 Central Sprinkler Commercial WC N Commercial 1 Commercial 24 All Phase Industrial WC N Industrial 1 Industrial 4 Port Plastics Industrial WC N Industrial 1 H.J. Arnett Ind Industrial WC N Industrial 1 Bulk Sales 1 Telecom Labs Inc WC N Industrial 1 Sensory WC N Commercial 1 Stowaway 2 Commercial WC Y Commercial 1 1 Spectra Floors Commercial WC N Commercial 1 Perlo McCormack Pac Offices FS N Commercial 1 Progressive Insur Service FS N Commercial 1 Climate Conditioning Service SC N Commercial 1 • Amer Lazertech FS N Commercial 1 Northwest Med Teams Service FS N Commercial 1 Tigard Tual Admin Service FS N Commercial 1 Western Freezer Commercial FS N Commercial 1 TOC Mgt Services Service FS N Commercial 1 Western Family Commercial FS N Commercial 1 . 28 Tigard Street Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes = 1 Kadels Auto Body Service FS N Commercial 1 Alias Construction Service SC N Commercial 1 Commercial 16 Closets To GO Commercial/Retail SC Y.: Commercial 1 Industrial 4 Northwest Refinishing Industrial SC N Industrial 1 Western Plumbing Service SC N Commercial 1 Bulk Sales 1 Greenway Electric Commercial SC N Commercial 1 PDI Group SC N Commercial 1 • Precian Test& Bal Service SC N Commercial 1 Fry Electronics SC ? Commercial 1 JTD Inc Industrial SC N Industrial 1 NW Dryer Industrial SC N Industrial 1 Barrier Corp Commercial SC N Commercial 1 Innovite SC ? Commercial 1 Endurance Product SC ? Commercial 1 Pak-Daddys SC ? Commercial 1 Westside Dance Acd Commercial/Service SC N Commercial 1 AFM Wholesale Commercial FS N Commercial 1 Willamitte Electric Commercial FS N Commercial 1 JND Fire Spinkler Industrial SC N Industrial 1 • JBC Roofing Commercial SC N Commercial 1 20 • • • z= i, 4%, 3 u i� { � `�����r���' tfa`-fit �a hut, �, - fi� '*zs �b'. qq fA iG a7E 3k� "�trY� ;f L .x_ ..� - --z ?< - II�� �q" i' - dNI- s"'s' rte " 's ..a`nh - .a r ` '4''rt„: izt ~---fir,f *'! s,. 'c ''` tee 4' `: City of Tigard Community Development TIGARD PLANNING COMMISSION Shaping A Better Community NOVEMBER 15, 2004 7:00 p.m. TIGARD CIVIC CENTER—TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 ZONE ORDINANCE AMENDMENT (ZOA) 2004-00001 CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. 6. OTHER BUSINESS 7. ADJOURNMENT •- Agenda Item: ,S•I • Hearing Date: November 15, 2004 Time: 7:00 PM STAFF°REPORT TO THE PLANNING COMMISSION cm OF TIGARD. Community Developmenit FOR THE CITY OF TIGARD, OREGON S/iapingfi(Better Community SECTION I. APPLICATION SUMMARY CASE NAME: CODE AMENDMENT TO ALLOW BULK SALES AS A PERMITTED USE IN THE IP (INDUSTRIAL PARK)ZONE CASE NO.: Zone Ordinance Amendment(ZOA) ZOA2004-00001 PROPOSAL: To amend the Industrial Use Table within the Tigard Development Code to allow "Bulk Sales" as a permitted use within the IP Zone where presently this use is prohibited: Bulk Sales as defined by the Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." APPLICANT(S): Paul Schatz III Robert Smelts, Smetco, Inc. 6600 SW Bonita Road P.O. Box 560 Tigard, OR 97224 Aurora, OR 97002 AGENT: Bruce Vincent ZONE: I-P: Industrial Park District: The [-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. LOCATION: I-P zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.380, 18.390 and 18.530; City Comprehensive Plan Policies: 1-General Policies and 2-Citizen Involvement; Statewide Planning Goals: 1-Citizen Involvement and 2-Land Use Planning; and Metro Code: 3.07.110-3.07.170 and 3.07.440. SECTION II. STAFF RECOMMENDATION StaTrecommends.that:the:;Planning Commission alter the allowable uses within the::IP Zone #o.permit-limited Bulk Sales,as determined through the public-hearing process and make .a recomrriendation.to the Tigard City Council. ZOA2004-00001 PAGE 1 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • SECTION III. BACKGROUND INFORMATION This request has been initiated by a private party representing two clients (Paul Schatz furniture and Smetco, Inc.) whose properties are both located in an I-P zone. In anticipation of a use expansion and conversion to a bulk sales use, the applicant is requesting this code change in recognition of the changing nature of the area around the I-5/Bonita intersection, and also in part to acknowledge that Bulk Sales are compatible with and therefore should be permissible in Industrial Park zones. Bulk sales are presently prohibited in the Industrial Park Zone. In 1997, the Community Development Director issued an interpretation for the Paul. Schatz property regarding a request to add 4,000 square feet of showroom/sales space to the furniture store. While a previous version of the development code was in effect at that time, certain uses in the I-P zones were limited, as follows: Convenience sales and personal services; children's day care; eating and drinking establishments; personal services, facilities; and retail sales (of which "bulk sales" were included part of this use at that time) , general separately or in combination shall not exceed a total of 20 percent of the entire square footage within a development complex. The property contained 44.5% retail, and was considered at that time to be non-conforming. Non-conforming uses may be continued, but no such non-conforming use may be enlarged, increased or extended to occupy a greater area of land or space than was occupied at the effective date of adoption or amendment of the code. Also, no additional structure, building or sign shall be constructed on the lot in connection with such non-conforming use of land. As a result, the request to add space to the use was rejected. The applicant contends that when the code was amended in 1998, and the "bulk sales" use was separated from "General Retail Sales," it more appropriately belonged in the industrial park zone. In so claiming, the applicant argues that the I-P zone acts more like a bridge between commercial and industrial zoning than a fully dedicated industrial zone. Thus uses with a large storage component with a relatively small level of retail activity are appropriate for industrial park zones. • This proposal partially seeks to legitimize the current non-conforming Paul Schatz furniture use, as well as the Home Depot and approximately 20 other bulk sales uses in the IP zones, by allowing bulk sales as a permitted use in the zone. SECTION IV. SUMMARY OF APPLICABLE CRITERIA Chapter 18.380 states that legislative text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. This section regulates amendments. It outlines the process for reviewing Development Code Text Amendments. The present amendment will be reviewed under the Type IV legislative procedure as set forth in the chapter. ZOA2004-00001 PAGE 2 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION Chapter 18.390.060G states that the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: • The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; This chapter establishes standard decision-making procedures for reviewing applications. The amendment under consideration will be reviewed under the Type IV legislative procedure as detailed in the chapter. Notice was provided to DLCD 45 days prior to the first scheduled public hearing as required. In addition, the Tigard Development Code and Comprehensive Plan have been acknowledged by DLCD. The following are the applicable Statewide Planning Goals that are applicable to this proposal: Statewide Planning Goal 1 — Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and for changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Chapter 18.390. Notice has been published in the Tigard Times Newspaper prior to the public hearing. Individual notice to property owners was not required since the proposal will increase the allowable uses on the affected properties. Additional notice was sent to all adjacent cities as well as Metro. Two Public Hearings are held (one before the Planning Commission and the second before the City Council) in which public input is welcome. Interested parties (previously called Citizen Involvement Team (CIT) members) were also notified of the proposed changes. Statewide Planning Goal 2 — Land Use Planning: This goal outlines the land use planning process and policy framework. The Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process for and policies to review changes to the Development Code consistent with Goal 2. The City's plan provides analysis and policies with which to evaluate a request for amending the Code consistent with Goal 2. • Any applicable Metro regulations; Title 1: (Metro code 3.07.110-3.07.170) Requirements for Housing and Employment Accommodation State law and the Metro Code require that the Metro Urban Growth Boundary have sufficient capacity to accommodate the expected growth for 20 years. It is Metro's policy to minimize the amount of growth boundary expansion. One goal of the Framework Plan is the efficient use of land within the UGB efficiently by increasing its capacity to accommodate housing and employment. Title 1 directs each city and county in the region to consider actions to increase its capacity and to take action if necessary to accommodate its share of regional growth as specified in this title. ZOA2004-00001 PAGE 3 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • O The applicant's proposal to allow bulk sales in the Industrial Park zone should have no net effect on the employment capacity, as bulk sales uses can employ similar numbers of employees as other outright permitted uses in the industrial park zone. A list of those currently allowed uses and the employees per acre figures (where available) follows: Table 1-Employment Density for Industrial Park Allowable Uses and Proposed Use PERMITTED USES Emp/Acre CONDITIONAL USES Emp/Acre Emergency Services 70 Basic Utilities n/a Postal Service 40 Community Recreation 10 n/a Public Support Facilities n/a Motor Vehicle Servicing/Repair n/a Commercial Lodging 40 Detention Facilities n/a Outdoor Entertainment n/a Heliports n/a Indoor Entertainment 3 Repair-Oriented n/a RESTRICTED USES Animal-Related n/a Household Living I n/a Vehicle Fuel Sales 28 Day Care 3,9 n/a Office n/a Eating and Drinking Establishments 2 25 Self-Service Storage 2 Sales-Oriented 2 n/a Non-Accessory Parking n/a Personal Services 2 17.5 Light Industrial n/a Wholesale Sales 4 n/a Research and Development n/a Agriculture/Horticulture 5 n/a PROPOSED USE Wireless Communication n/a Bulk Sales 15-40 Facilities 6 n/a Rail Lines/Utility Corridors 35 n/a=data not available I A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex.No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking,are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. ZOA2004-00001 PAGE 4 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • Apart from the C-N (Neighborhood Commercial) and C-C (Community Commercial) zones, all other commercial zones have higher average employee densities than the IP Zone. Bulk Sales are currently not allowed in those zones: Table 2-Average employee density per zoning classification Zone Employee Density C-G 27 C-C 17 C-N 16 • C-P 88 CBD 50 MUE 27 I-H 25 I-L 24 I-P 24.4 Title 4: (Metro code 3.07.440) Protection of Industrial And Other Employment Areas Title 4 sets forth requirements to limit intrusions of commercial uses into industrial zones. Certain uses are permissible within set guidelines (such as restrictions on types of use, or limitations on the size of uses.) The majority of the IP zones are located within designated "Industrial Areas". Within these areas, Metro's requirements state: Cities and counties shall review their land use regulations and revise them, if necessary, to include measures to limit new buildings for retail commercial uses—such as stores and restaurants—and retail and professional services that cater to daily customers—such as financial, insurance, real estate, legal, medical and dental offices—in order to ensure that they serve primarily the needs of workers in the area. One such measure shall be that new buildings for stores, branches, agencies or other outlets for these retail uses and services shall not occupy more than 5,000 square feet of sales or service area in a single outlet, or multiple outlets that occupy more than 20,000 square feet of sales or service area in a single building or in multiple buildings that are part of the same development project. Cities and counties shall review their land use regulations and revise them, if necessary, to include measures to limit new buildings for the uses described above to ensure that they do not interfere with the efficient movement of freight along Main Roadway Routes and Roadway Connectors shown on Metro's Freight Network Map, November, 2003. Such measures may include, but are not limited to, restrictions on access to freight routes and connectors, siting limitations and traffic thresholds. This subsection does not require cities and counties to include such measures to limit new other buildings or uses. These sorts of limitations prevent larger scale uses, such as bulk sales, from locating in these areas. Therefore, staff recommends that the limitation preventing bulk sales in the designated "Industrial Areas" remain in place. However, there are additionally areas of IP Zoned property that is designated as "Employment Areas" by Metro's Regionally Significant Industrial Land inventory. Within these areas Metro's requirements state: ZOA2004-00001 PAGE 5 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • In Employment Areas, cities and counties shall limit new and expanded retail commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Employment Areas. Generally, the size limitation is 60,000 square feet of gross leasable area in a single building, or retail commercial uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. Staff finds that the proposed use, "bulk sales" provides goods that would directly benefit the employees and more notably the residents within the employment areas. However, staff does acknowledge that "bulk sales" by virtue of its name is also clearly a commercial use. This raises a significant question as to the applicant's proposal. While there are exemptions that would allow retail commercial uses to exceed the 60,000 gross square foot limitation, staff is not inclined to find, nor has the applicant demonstrated that these exemption criteria have been or would be met. Instead, staff is more comfortable in recommending a limitation in line with Metro's requirements. Therefore, staff recommends that the proposed use classification change be from "N" (Prohibited) to "R" (Restricted) with a footnote reference. This reference would reflect Metro's requirements, and define the area where such uses are permissible: 11 These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way: • Applicable Comprehensive Plan Policies: Comprehensive Plan Policy 1.1.1: This policy states that all future legislative changes shall be consistent with the Statewide Planning Goals and the Regional Plan adopted by Metro. As indicated above under the individual Statewide and Regional Plan goals applicable to this proposed amendment, the amendment as modified by staffs recommendation is consistent with the Statewide Goals and the Regional Plan. Comprehensive Plan Policy 2.1.1: This policy states that the City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. This policy is satisfied because notice of the proposed amendment was mailed to all Interested Parties. In addition, notice was published in the Tigard Times of the Public Hearing and notice will. be published again prior to the City Council public hearing. 1 A city or county may authorize new commercial retail uses with more than 60,000 square feet of gross leasable area in Employment Areas if the uses: 1.Generate no more than a 25 percent increase in site generated vehicle trips above permitted non-industrial uses;and 2.Meet the Maximum Permitted Parking—Zone A requirements set forth in Table 3.07-2 of Title 2 of the Urban Growth Management Functional Plan. ZOA2004-00001 PAGE 6 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • Public input has been invited in the notice. Comprehensive Plan Policy 2.1.2 and 2.1.3: In pertinent part, this policy states that the Citizen Involvement Team program and the Citizen Involvement Team Facilitators shall serve as the primary means for citizen involvement in land use planning. Policy 2.1.3 states that information on land use planning issues shall be available in understandable form. These policies were satisfied because notice of the proposed amendment was mailed to all Interested Parties. The written notices were written in plain understandable form, and included phone numbers and a contact person for anyone who may have questions. Any applicable provision of the City's implementing ordinances. Code Section 18.530: This chapter establishes the permissible uses and basic development standards for the City's three industrial zones. The purpose of this chapter is to provide a range of industrial services for City residents and facilitate the economic goals of the comprehensive plan. One of the major purposes of the regulations governing development in industrial zoning districts is to ensure that a full range of economic activities and job opportunities are available throughout the City so that residents can work close to home if they choose. The location of land within each industrial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of industrial activity on established residential areas. This chapter also describes the Industrial Park zone as providing appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly. The applicant's proposal to include "bulk sales" into the fold of allowable uses, will meet the purpose of the chapter by increasing the diversity of economic activities and job opportunities in the industrial park zone. The proposed use will also fit within the description of the I-P zone as a "small scale commercial use" if the modifications recommended by staff are included in the amendment. This will limit the use to no more than 20% of the square footage within a development complex, and not to exceed 60,000 square feet. SECTION V. STAFF ANALYSIS Limitations of uses are the basic building blocks of Euclidian zoning. Zones are typically set in three broad classifications: residential, commercial, and industrial. The basic premise was to segregate incompatible uses from one another, and locate the uses in the most appropriate areas of the city. These general zones were then divided into smaller subcategories; low, medium, and high density residential, limited and general commercial, ZOA2004-00001 PAGE 7 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • light and heavy industrial. As society and citizen's needs changed, and uses evolved over time, the clear distinction between uses grew fuzzier. Certain commercial uses were allowed in limited form in the residential zones (e.g. home occupation businesses). Some industrial type uses were allowed in commercial zones (e.g. self serve storage). Limited commercial uses were allowed in industrial zones to support those industrial uses (e.g. restaurants). Finally, mixed use development dissolved the distinction between standard zoning classes, and allowed a blend of residential, commercial, and infrequently, limited industrial uses. Uses are assigned to the most appropriate zone based on their particular level of external impacts (noise, dust, odor, discharge pollution, parking, aesthetic, etc.). So a low impacting retail use would be permissible in a limited commercial zone while a big production factory would be permissible in a heavy industrial zone. Historically, lower impacting uses were allowed to locate in heavier zones, but not visa-versa. However, over time, it was recognized that the available land supply within a particular zone could be devoured by low impacting uses, leaving inadequate area in the heavier zone for the higher impact uses. This was partly due to market factors. As land values and rental rates climbed in the more desirable commercial areas, commercial businesses began drifting toward the lower land prices and rents in the less desirable industrial areas. This incrementally drives up the price of the industrial land and reduces the amount of large contiguous parcels available for large scale manufacturing type uses. This is one premise behind the protections of Metro's Title 4 requirements. Staff believes that. "bulk sales" are an appropriate use in the employment areas of the Industrial Park zone since bulk sales refers to the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales. This extensive interior space, need for large service delivery vehicles, and limited public presence are similar to wholesale sales or self service storage which are presently allowed. The Industrial Park zone is appropriate as it seeks to establish a campus like setting. To ensure that campus like setting, a restriction on outdoor storage is also recommended. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. Bulk sales are consistent with this description. Staff believes that to limit the commercial use to a "small scale," certain restrictions should be placed on "Bulk Sales" Bulk Sales are not appropriate in areas classified as "industrial land" by Metro as these areas limit retail uses to 5,000 square feet, and that is simply inadequate area for "extensive interior space for display". Therefore, staff recommends that the allowance for bulk sales be allowed only in those IP zoned areas designated as "employment lands". This is most easily described as "IP Zoned properties east of SW 72nd Avenue." Using the criteria established by Metro and limiting the allowance to "employment lands" within the IP Zone, staff recommends that the proposed use be allowed as a "R" Restricted Use, subject to the following limitation: These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 ZOA2004-00001 PAGE 8 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. • Staff additionally recommends that to help maintain a campus like setting, a restriction on outdoor storage should be imposed, such as is described by footnote number 4 in Table 18.530.1: Permitted if all activities, except employee and customer parking, are wholly contained within a building(s). SECTION VI. . OTHER ALTERNATIVES No Action - The standard would remain "bulk sales" are not permitted in the I-P zone. This would leave several existing businesses as non-conforming uses, but would continue to strictly limit the range of new commercial uses that are allowed. Expanded Action —Allow bulk sales in a wider range of zones. However, further analysis of this impact would be required, and generally staff does not favor bulk sales in the more dedicated industrial zones. This option would also likely conflict with Metro and Comp. Plan requirements. Alternate Action — Staff is recommending an alternate action option. The applicant proposed allowing bulk sales without restriction in the IP Zone. Staff found that this may violate Title 4 requirements of Metro's code, and further staff seeks to limit the degree of commercial use intrusion in the IP zone, while still providing for a variety of employment opportunities. This would be accomplished by listing Bulk Sales as a "R" Restricted Use, subject to the following footnotes: 2. Permitted if all activities, except employee and customer parking, are wholly contained within a building(s). 11 These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. SECTION VII. ADDITIONAL CITY STAFF & OUTSIDE AGENCY COMMENTS Metro responded with a letter addressed to the Planning Commission. They requested a analysis of compliance with the Urban Growth Management Functional Plan, as related to the protection of industrial areas from commercial use intrusions. The requested analysis is contained within this report, and a copy was faxed to Michael Jordan, Metro's Chief Operating Officer on November 9, 2004. The City of Tigard Long Range Planning Division has had an opportunity to review this proposal and notes industrial land is limited, as are the uses allowed in industrial lands. Simply because uses are pre-existing non-conforming uses, does not make the argument for changing the code. It is presumed that when the IP zone was placed on the properties, ZOA2004-00001 PAGE 9 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • ,• some uses would become non-conforming. The 20% limitation was to protect the area for industrial uses. The City of Tigard Police Department reviewed the proposal and offered no objections. The City of Beaverton reviewed the request and responded that they do not object to the proposed amendment as it does not appear there are any I-P zoned properties near the common boundary between the two cities. However, Beaverton does note that they are concerned by the potential traffic impacts from allowing large scale retail uses in proximity to Scholls Ferry Road and the intersections thereon. Finally, the City of Beaverton included a general comment with regard to the impact on the regional land use policy. The proposed amendment appears to be another assault on the industrial/employment land supply. The Cities of Durham, King City, Lake Oswego, and Tualatin, the Oregon Department of Land Conservation and Development, and Washington County were notified of the proposed amendment and did not respond. ATTACHMENT: Exhibit A — Proposed Development Code Text Changes Exhibit B — Recommended Development Code Text Changes November 8, 2004 P-EPA' D BY:MORGA RACY DATE Associate Planner (,�". November 8, 2004 APPROVED BY:DI Zoi------ ERSDOR$ DATE Planning Manager ZOA2004-00001 PAGE 10 OF 10 11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • Exhibit A Proposed Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living RI R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC(INSTITUTIONAL) • Basic Utilities C C P Colleges N N N Community Recreation C'° Coo C'° Cultural Institutions N N N Day Care R3 9 R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N -Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail -Sales-Oriented R2 N N -Personal Services R2 N N -Repair-Oriented P N N -Bulk Sales N P N N -Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P • s TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P -General Industrial N P P -Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex.No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). S When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 1°Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. 4110 0 Exhibit B Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living R' R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC(INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation C10 C'0 C'0 Cultural Institutions N N N Day Care R3 v R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N -Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N -Personal Services R2 N N -Repair-Oriented .P N N -Bulk Sales N R4,11 N N -Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P • TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P -General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted I A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. ' Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. to Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. 11 These limited uses,shall only be allowed in IP zoned property east of SW 72°' Avenue. These uses,separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building,or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel,or on contiguous lots or parcels,including those separated only by transportation right-of- way. BEDSAUL / VINCENT CONSULTING LLC 825 NE 20TH AVE., SUITE 300 PORTLAND, OR 97232 OFFICE(503) 230.21 19 FAX (503) 230.2149 DATE: July 21, 2004 REQUEST: Type IV Quasi-Judicial Zoning Text Amendment to permit bulk sales in the IP, (Industrial Park District) zone APPLICANTS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road OWNERS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smetts Smetco, Inc. 6830 SW Bonita Road LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4 Tax Lot 1100: 2002-020 Partition Plat, Lot 1 Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres. ZONING: I-P-Industrial Park District LOCATION: 6600 and 6830 SW Bonita Road CRITERIA: Chapter 18.380.030 B. Standards for making quasi-judicial decisions A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or Schatz / Smetco Zoning Text Amendment 1 • • zoning map as it relates to the property, which is the subject of the development application. I. APPLICABLE REGULATIONS A. LCDC Statewide Planning Goals: Goal 1: Citizen Involvement Goal 2: Land Use Planning Goal 6: Air, Water and Land Resources Quality Goal 9: Economic Development Goal 11: Public Facilities Goal 12: Transportation Goal 13: Energy Conservation Goal 14: Urbanization B. Tigard Comprehensive Plan: Vol. II Findings, Policies and Implementing Strategies Policy 1 —General Policies Policy 2 - Citizen Involvement Policy 3— Natural Resources Policy 4—Air, Water and Land Resources Quality Policy 5-Economy Policy 6— Housing Policy 7—Public Facilities and Services Policy 8— Transportation Policy 9 - Energy Policy 10- Urbanization Policy 11 — Special Areas of Concern Policy 12— Locational Criteria C. Title 18: Development Code for the City of Tigard 1. Chapter 18.380 Zoning Map and Text Amendments 18.380.030 Approval Criteria for Zoning Map and Text Amendments 2. Chapter 18.390.050 Decision Making Procedures (Type Ill) or Chapter 18.390.060.G For Type IV Schatz / Smetco Zoning Text Amendment 2 • • 3. 18.390.050 Type II Procedure 18.390.050(B)(e)Application requirements-Impact Study II. AFFECTED JURISDICTIONS 1. City of Tigard: - Department of Community Development - Department of Police - Department of Engineering 2. TVFR III. BACKGROUND FACTS 1. On-Site Land Uses: Paul Schatz Furniture occupies TL 1100, a 2.29-acre, parcel. The business consists of a 40,000 square foot building that contains the showroom, offices and storage area for the furniture store. (See Attachment "A") The building is surrounded by approximately 40,000 square feet of landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A two-bay-loading dock is in the rear of the building. Up until recently, the 0.9 acre TL 300 was occupied by Smetco, a manufacturer of steel roller conveyor belt systems. An 8,000 square foot corrugated metal-sided structure and 900 square foot office are attached to the metal building. Approximately six months ago, Smetco relocated its operation to Canby, OR., primarily because the business outgrew the site and in part, because the property will have more value as a bulk sales use, such as another companion home furnishings business. The site also consists of a 10-stall parking area, a concrete paved staging/loading pad and some mature landscaping. 2. Site Characteristics: TL 1100, (Paul Schatz Furniture), has frontage onto SW Bonita Road, and gains access via a 35' wide paved "frontage road" onto SW Sequoia Parkway, just south of the intersection of SW Bonita and Sequoia Parkway. The former Smetco site gains access via the access described above and has access through a parking lot to the West. (i.e. John Barleycorn pub) At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this request. A grassy embankment separates and the site's perimeter landscaping separates the subject site from travel lanes of Bonita Road. 3. Surrounding Planning, Zoning and Land Use: Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, bulky items, such as large appliances. There is IL, (Light Industrial District) land north of and across the SW Bonita Road. The City limits of Tigard and I-5 are directly east of the site where similar retail furniture stores are locating (Ethan Allen and Norwalk) demonstrating a clustering of business activity. (See Attachment "B") IV. INTRODUCTION The subject sites are currently located in the I-P, (Industrial Park), District. The purpose of this Zoning Text Amendment is to modify the Industrial Zones Use Table to permit Schatz / Smetco Zoning Text Amendment 3 • • "Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" The purpose of the Industrial Zoning Districts is to provide a range of industrial services for City residents (18.530.010 A). Another purpose is to facilitate the economic goals of the City of Tigard by ensuring that there is a full range of economic activities and job opportunities within the City limits (18.530.010 B). It is the applicants belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I-P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Businesses selling furniture, large appliance and home improvement items need large parking lots and loading areas for customers to pick-up, drop-off and haul away their large merchandise. In fact, a review of current land uses in the immediate area, combined with a recent applicants' survey of all existing uses in Tigard's I-P zones suggests that the applicants' assertion is correct. Paul Schatz Furniture, (TL 1100 and one of the subject sites), contains a 40,000 square foot building selling furniture on a 2.92-acre lot. Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets. (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, large appliances. The applicants' recently surveyed 247 businesses located within Tigard's I-P zones. Of the 247 businesses surveyed, 22 are easily classified as bulk sales uses, and 8 of the 22 bulk sales businesses are already located in the I-P zoned land adjacent or nearby the subject ownerships. (i.e. that I-P zoned land between Bonita Road and Upper Boones Ferry and 1-5 and Sequoia Parkway) Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot, Norwalk Furniture and Ethan Allen Furniture are clustered in a relatively small area on both sides of 1-5 , Carman Drive and Bonita Road in Tigard and Lake Oswego. Therefore, individual business owners have already decided that locating their businesses adjacent to and/or near 1-5 and near other home furnishing businesses gives • them good exposure and is good for business. If that were not the case, there would not be the current clustering of home furnishing businesses in the area. That is, if other home furnishing/home improvement businesses were worried about lost revenue due to competition, they would not knowingly locate adjacent to each other. The businesses are complementing each other, rather than competing with each other. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area and the character of the existing businesses located within this particular I-P zoned area. Morgan Tracy notes in his pre-app notes, (See Attachment "C"), that "I think you can make the argument that bulk sales are really a cross between retail and warehouse as they require such large areas for loading and storage." Therefore, staff supports the applicants' assertion that the character of area and the character of the existing structures within the 1-P are suited for bulk sales uses. Schatz / Smetco Zoning Text Amendment 4 410 • IV. JUSTIFICATION FOR REQUEST: The following narrative is intended to justify the applicants' request, and to demonstrate compliance with all applicable and relevant City of Tigard Comprehensive Plan policies and goals and City of Tigard Community Development Code (CDC) requirements related to the request. 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map 18.380.030 B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. APPLICANTS' COMMENT: The following responses to the above-stated applicable Code criteria will demonstrate that the proposal complies with 18.380.030 B. 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; Policy 1 —General Policies POLICY 1.1.1 THE CITY SHALL ENSURE THAT: a. THIS COMPREHENSIVE PLAN AND ALL FUTURELEGISLATIVE CHANGES ARE CONSISTENT WITH THE STATEWIDE PLANNING GOALS ADOPTED BY THE LAND CONSERVATION AND DEVELOPMENT COMMISSION, THE REGIONAL PLAN ADOPTED BY THE METROPOLITAN SERVICE DISTRICT,- APPLICANTS' COMMENT: The applicants assume that the Tigard Comprehensive Plan Policies applicable to this request are in conformance with LCDC Goals, State Statutes, and Administrative Rules, therefore if the applicants address the applicable Plan policies, the State requirements will be concurrently addressed. Responses follow: Policy 2 - Citizen Involvement POLICY 2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS. IMPLEMENTATION STRATEGIES 1. The City shall continue to publish information on land use planning issues in a form accessible to all citizens. (Ord. 93-19) Schatz / Smetco Zoning Text Amendment 5 • APPLICANTS' COMMENT: Applicants assume that the request for this Zoning Text Amendment will be published as a notice in applicable local newspapers, and that citizens of Tigard will have notice of this land use planning issue in compliance with Policy 2.13 and Implementation Strategy 1. Additionally, the Type IV process requires public hearings giving citizens additional opportunity to comment and influence the decision making process. Policy 3 — Natural Resources . POLICY 3.1.1 THE CITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT. (NOTE: THIS POLICY DOES NOT APPLY TO LANDS DESIGNATED AS SIGNIFICANT WETLANDS ON THE FLOODPLAIN AND WETLANDS MAP.): - a. AREAS MEETING THE DEFINITION OF WETLANDS UNDER CHAPTER 18.26 OF THE COMMUNITY DEVELOPMENT CODE; b. AREAS HAVING A SEVERE SOIL EROSION POTENTIAL; c. AREAS SUBJECT TO SLUMPING, EARTH SLIDES OR MOVEMENT; d. AREAS HAVING SLOPES IN EXCESS OF 25%; OR e. AREAS HAVING SEVERE WEAK FOUNDATION SOILS. APPLICANTS' COMMENT: According to the City of Tigard's GIS mapping and Zoning District Map, the subject ownership and/or nearby lots are not in the 100-year floodplain of Fanno Creek, nor is there any part of those lots that have slopes 25% or greater. There are some portions of I-P zoned land on Tigard Road and along the RXR tracks along 74th that are in the 100- year floodplain of Fanno Creek, but the majority of the City's I-P zoned land is not in 100-year floodplain of Fanno Creek. Therefore, based on the above-mentioned facts, the proposal complies with this policy. Policy 4—Air, Water and Land Resources Quality POLICY 4.1.1 THE CITY SHALL: a. MAINTAIN AND IMPROVE THE QUALITY OF TIGARD'S AIR QUALITY AND COORDINATE WITH OTHER JURISDICTIONS AND AGENCIES TO REDUCE AIR POLLUTIONS WITHIN THE PORTLAND-VANCOUVER AIR QUALITY MAINTENANCE . AREA. (AQMA). b. WHERE APPLICABLE, REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY, THAT ALL APPLICABLE STANDARDS CAN BE MET, PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL. c. APPLY THE MEASURES DESCRIBED IN THE DEQ HANDBOOK FOR "ENVIRONMENTAL QUALITY ELEMENTS OF OREGON LOCAL COMPREHENSIVE LAND USE PLANS"TO LAND USE DECISIONS HAVING THE POTENTIAL TO AFFECT AIR QUALITY. APPLICANTS' COMMENT: As stated above, Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot and Ethan Allen and Norwalk are clustered on both sides of 1-5 , Carman Drive and Bonita Road in Schatz / Smetco Zoning Text Amendment 6 • • . Tigard and Lake Oswego. Therefore, the above-mentioned businesses are helping to maintain air quality within the local air shed because vehicle miles traveled are reduced by concentrating retail furniture businesses within a central location. The majority of Tigard's I-P zoned land is also on arterial and collector streets near freeway exits, thus providing centralized access to those transportation facilities. POLICY 4.2.1 ALL DEVELOPMENT WITHIN THE TIGARD URBAN PLANNING AREA SHALL COMPLY WITH APPLICABLE FEDERAL, STATE AND REGIONAL WATER QUALITY STANDARDS, INCLUDING THOSE CONTAINED IN THE CLEAN WATER SERVICES'DESIGN AND CONSTRUCTION MANUAL. (Rev. Ord. 02-15) POLICY 4.2.2 THE CITY SHALL RECOGNIZE AND ASSUME ITS RESPONSIBILITY FOR OPERATING, PLANNING, AND REGULATING WASTEWATER SYSTEMS AS DESIGNATED IN METRO'S WASTE TREATMENT MANAGEMENT COMPONENT. (Rev. Ord. 02-15) APPLICANTS' COMMENT: , The subject ownerships, and presumably all business in the I-P zoned area are connected to City of Tigard water supply and sanitary sewer systems, thus compliance with these policies is met. POLICY 4.3.1 THE CITY SHALL: a. REQUIRE DEVELOPMENT PROPOSALS LOCATED IN A NOISE CONGESTED AREA OR A USE WHICH CREATES NOISE IN EXCESS OF THE APPLICABLE STANDARDS TO INCORPORATE THE FOLLOWING INTO THE SITE PLAN: 1. BUILDING PLACEMENT ON THE SITE IN AN AREA WHERE THE NOISE LEVELS WILL HAVE A MINIMAL IMPACT; OR 2. LANDSCAPING AND OTHER TECHNIQUES TO LESSEN NOISE IMPACTS TO LEVELS COMPATIBLE WITH THE SURROUNDING LAND USES. b. COORDINATE WITH DEQ IN ITS NOISE REGULATION PROGRAM AND APPLY THE Vol. 11, Policy 4-4 DEQ LAND USE COMPATIBILITY PROGRAM. c. WHERE APPLICABLE REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY (PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL) THAT ALL APPLICABLE STANDARDS CAN BE MET. APPLICANTS' COMMENT: The subject ownerships and most of the businesses in the I-P zoned area are located along collectors and arterials, which generate large volumes of traffic during peak AM and PM commute times. More importantly, the subject ownerships are located adjacent to 1-5, which generates on average 200,000 passengers and freight trips/day. Therefore, it is likely that the noise generated from car and truck traffic on the nearby 1-5 and on arterial and collectors streets exceeds the noise that could be generated by customer's passenger cars and truck delivery entering and exiting the businesses within the subject ownerships and other I-P zoned businesses. Policy 5-Economy POLICY 5.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET. Schatz / Smetco Zoning Text Amendment 7 • • APPLICANTS' COMMENT: The growth of the local job market in part depends on the City providing an adequate amount of acreage of appropriately zoned land to accommodate new businesses and to allow for the expansion of existing businesses in the community. According to the City GIS data, there is approximately 800 acres of industrially zoned land within the City limits, and of that 800 acres, approximately 380 acres is zoned I-P (Industrial Park). Therefore, 47% of all the industrially zoned land in the City can accommodate all of the uses permitted in the I-P zone, such as general retail, (e.g. sales-oriented, personal service) and office uses. Presently the I-P zone does not permit bulk sales. Therefore, although nearly half of all industrially zoned acreage is zoned I-P, it prohibits the type of bulk sales uses that have already located in the I-P zoned area, it prohibits those businesses that seek to locate in an I-P zoned land, and it prohibits the expansion of those businesses already in the I-P zone. A small change in the zoning code text could remove that impediment and open up the I-P zoned acreage to a variety of businesses that are classified as bulk sales, such as furniture, appliance stores and home improvement stores. By removing the prohibition against bulk sales uses, the City • could diversify the economic opportunities available to Tigard residents and grow the local job market in compliance with this policy. IMPLEMENTATION STRATEGIES 1. The City's Community Development Code shall incorporate any revisions needed to remove unnecessary obstacles which may deter new economic activities. APPLICANTS' COMMENT: Removing the prohibition against bulk sales in the I-P zone removes an unnecessary obstacle that deters new economic activities within the I-P zoned land. As previously stated, the purpose of this Zoning Text Amendment is to modify the Industrial Zones Use Table to permit "Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement.sales" It is the applicants' belief that businesses requiring extensive interior space should be • allowed in the I-P zone, because the character of the land within this I-P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Businesses selling furniture, large appliances and home improvement items need large parking lots and loading areas for customers to pick-up, drop-off and haul away their large merchandise. In fact, a current review of land uses in the immediate area, combined with a recent applicants' survey of all existing uses in Tigard's I-P zones suggests that the applicants' assertion is correct. Paul Schatz Furniture, (one of the subject sites), contains a 40,000 square foot building selling furniture on a 2.92-acre lot. (TL 1100) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which Schatz / Smetco Zoning Text Amendment 8 • • is a home improvement sales business selling, among other things, large appliances. The requested minor change to the zoning text will remove an unnecessary obstacle to economic activities within the I-P zoned land in compliance with this Implementing strategy. Policy 6— Housing POLICY 6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF HOUSING DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICES AND RENT LEVELS. APPLICANTS' COMMENT: The purpose of this request is to change the zoning text in the I-P zone, and has no impact on the zoning text for residential zones, therefore Policy 6 is not applicable to this request. Policy 7— Public Facilities and Services 7.1.2 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT APPROVAL THAT: a. DEVELOPMENT COINCIDE WITH THE AVAILABILITY OF ADEQUATE SERVICE CAPACITY INCLUDING: 1. PUBLIC WATER; 2. PUBLIC SEWER SHALL BE REQUIRED FOR NEW DEVELOPMENT WITHIN THE CITY UNLESS THE PROPERTY INVOLVED IS OVER 300 FEET FROM A SEWER LINE AND WASHINGTON COUNTY HEALTH DEPARTMENT APPROVAL FOR A PRIVATE DISPOSAL SYSTEM IS OBTAINED;AND 3. STORM DRAINAGE. APPLICANTS' COMMENT: The requested zoning text amendment will not result in "development" per se, but future expansion and/or relocation of bulk sales businesses may result in development. An application for a development permit will be required to show that the water, sewer, and storm drainage facilities are adequate for the proposed use, or can be made available for the proposed use, at the time of development approval. Policy 8—Transportation 8.1.1 PLAN, DESIGN AND CONSTRUCT TRANSPORTATION FACILITIES IN A MANNER WHICH ENHANCES THE LIVABILITY OF TIGARD BY: a. PROPER LOCATION AND DESIGN OF TRANSPORTATION FACILITIES. APPLICANTS' COMMENT: A review of the Zoning District Map and Transportation System Plan Map indicates that the subject sites and other nearby I-P zoned land are located on Bonita Road, Upper Boones Ferry, Sequoia Parkway, and 72nd all of which are arterial and/or collector streets. (See Attachments "B" & "D") Therefore, the I-P zoned land is properly located , on streets that are designed to carry the traffic volume expected in an industrial park area. Schatz / Smetco Zoning Text Amendment 9 • • Policy 9 — Energy 9.1.2 THE CITY SHALL ESTABLISH A BALANCED AND EFFICIENT TRANSPORTATION SYSTEM WHICH COMPLEMENTS THE LAND USE PLAN AND IS DESIGNED TO MINIMIZE ENERGY IMPACTS. APPLICANTS' COMMENT: Allowing bulk sales in the I-P zone would allow Paul Schatz Furniture to expand its already thriving business. It encourages a public policy that recognizes certain land uses will cluster together in order to benefit from each other. This clustering supports the City of Tigard's goal of establishing a balanced and efficient transportation system by reducing vehicle miles traveled for consumers shopping for furniture. Clustering the uses in one location helps conserve fossil fuels. • Policy 10— Urbanization APPLICANTS' COMMENT: As stated in the introduction to this policy, urbanization: addresses the concerns expressed by Statewide Planning Goal# 14: Urbanization, which is "to provide for an orderly and efficient transition from rural to urban land use." This requested zoning text amendment does not concern the "orderly and efficient transition from rural to urban land use.", and therefore Policy 10 is not applicable to this request. Policy 11 — Special Areas of Concern 11.5 NEIGHBORHOOD PLANNING ORGANIZATION#5 POLICY 11.5.1 THE CITY SHALL REQUIRE BUFFERING AND SCREENING BETWEEN RESIDENTIAL AREAS AND ADJOINING INDUSTRIAL AREAS AS A PRECONDITION TO DEVELOPMENT APPROVAL AS FOLLOWS: a. ALL BUILDINGS ON INDUSTRIAL LAND SHALL BE SET BACK A DISTANCE OF 50 FEET FROM ANY PROPERTY LINE WHICH ABUTS A RESIDENTIALLY PLANNED AREA; APPLICANTS' COMMENT: According to the Tigard Zoning District Map, the I-P zoned area that includes the subject ownerships, and those lands bounded by Bonita Road, 72"d, 1-5 and Upper Boones Ferry Road are not directly adjacent to residentially zoned land. Therefore, no buffering - requirement is necessary. The applicants presume that the Tigard Development Code does include buffering requirement in those instances where other I-P zoned land does in fact abut residentially zoned land. . Policy 12 — Locational Criteria 12.3 INDUSTRIAL POLICY 12.3.1 THE CITY SHALL REQUIRE THAT: Schatz / Smetco. Zoning Text Amendment 10 • b. SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE: (1) BUFFERED FROM RESIDENTIAL AREAS TO ENSURE THAT PRIVACY AND THE RESIDENTIAL CHARACTER OF THE AREA ARE PRESERVED. (2) LOCATED ON AN ARTERIAL OR COLLECTOR STREET AND THAT INDUSTRIAL TRAFFIC SHALL NOT BE CHANNELED THROUGH RESIDENTIAL AREAS. c. THE SITE SHALL BE OF A SIZE AND SHAPE WHICH WILL PROVIDE FOR THE SHORT AND LONG RANGE NEEDS OF THE USE. d. THE LAND INTENDED FOR DEVELOPMENT SHALL HAVE AN AVERAGE SITE TOPOGRAPHY OF LESS THAN 6% GRADE, OR THAT IT CAN BE DEMONSTRATED THAT THROUGH ENGINEERING TECHNIQUES ALL LIMITATIONS TO DEVELOPMENT AND THE PROVISION OF SERVICES CAN BE MITIGATED. e. IT CAN BE DEMONSTRATED THAT ASSOCIATED LIGHTS, NOISE AND OTHER EXTERNAL EFFECTS WILL NOT INTERFERE WITH THE ACTIVITIES AND USES ON SURROUNDING PROPERTIES. f. ALL OTHER APPLICABLE PLAN POLICIES CAN BE MET ' APPLICANTS' COMMENT: The Tigard Zoning District Map, enclosed as Attachment "B", shows that the I-P zoned area surrounding the subject ownerships, and those lands bounded by Bonita Road, 72nd 1-5 and Upper Boones Ferry Road are not directly adjacent to residentially zoned land. Therefore, there is no buffering requirement in these areas. The applicants presumes that the Tigard Development Code does include buffering requirement in those instances where other I-P zoned land does in fact abut residentially zoned land. Paul Schatz Furniture currently occupies TL 1100, a 2.29-acre, parcel consisting of a 40,000 square foot building containing the showroom, offices and storage area for the furniture store. The building is surrounded by approximately 40,000 square feet of landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A two-bay- loading dock is in the rear of the building. Therefore, there is ample area available for expansion if in fact the bulk sales prohibition is removed to allow for expansion. Up until recently, the 0.9 acre TL 300 was occupied by Smetco, a manufacturer of steel roller conveyor belt systems. An 8,000 square foot corrugated metal-sided structure and 900 square foot office are attached to the metal building. Approximately six months ago, the company relocated its operation to Canby, OR., primarily because the business outgrew the site and in part, because the property will have more value as a bulk sales use, such as another companion home furnishings business. The site also consists of a 10-stall parking area, a concrete paved staging/loading pad and some mature landscaping. Therefore, the existing structure could be removed and redeveloped with a new standalone structure, landscaping and parking in compliance with the I-P zone standards of the Community Development Code. Both sites described above are on land that is nearly flat and certainly less than 6% slope. At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this request. A grassy embankment separates and the site's perimeter landscaping separates the subject site from travel lanes of Bonita Road. Therefore, there is topographic features and vegetation that separate the subject ownerships from other adjacent uses. Schatz / Smetco Zoning Text - Amendment 11 • Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot 1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which is a home improvement sales business selling, among other things, bulky items, such as large appliances. There is IL, (Light Industrial District) land north of and across the SW Bonita Road. The City limits of Tigard and 1-5 are directly east of the site. Based on the character of the surrounding commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or redevelopment of the site will have significant impacts on surrounding uses, because presumably all surrounding uses are generating similar amounts noise impacts, vehicle traffic impacts and lighting impacts. 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and APPLICANTS' COMMENT: - A review of the Community Development Code indicates the following references to bulk sales: • Bulk Sales is listed under the heading of "Use Category" within the Commercial Zones Table 18.520.1, which states that "bulk sales" are permitted, not permitted and restricted in the various commercial zones. This request is to allow bulk sales in the I-P and the request does not propose to change the use status in any commercial zones. • Bulk Sales is listed under the heading of "Use Category" within the Industrial Zones Table 18.530.1, which states that "bulk sales" are not permitted in the I-P zone. This request is to allow bulk sales in the I-P and the request does not propose to change the use status in the I-L and/or I-H zones. • "Bulk sales" are a defined item in Use Classification Chapter 18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as: "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales" This request does not propose a change in how"bulk sales" is defined as set forth in 18.130.020.C. 4 (d) 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. APPLICANTS' COMMENT: The following evidence will show that there is no consistent or coherent reason why bulk sales are not permitted in the I-P zone. It does appear that the prohibition came into existence as part of a use category consolidation effort by planning staff, with no apparent or explicit reason to prohibit bulk sales. Schatz / Smetco Zoning Text Amendment 12 • • The applicants' representative has reviewed all archived Community Development Codes from before 1995, up to, and including the current Community Development Code. The purpose of this exercise was to search for any clues that might demonstrate why bulk sales were prohibited. A list of those archived codes is as follows: Code Notes on reformatting-1994 Tigard Zoning Code-A Municipal Code Update-1995 Title 18 Zoning-Complete Updates of Chapter 18-1995 Title 18 Amendments Prior to 11/26/98 Title 18 Zoning-Community Development Code Re-Write-8/27/1998 Title 18 Community Development Code Re-Write 1995-1999 The purpose of the review was to find answers to the following questions: 1. In past versions of the code, was there a use category for bulk sales or were furniture stores, appliance stores and rental equipment companies in some other use category. ? If there was a change, was there any explanation as to why the use category was changed? 2. Was there any discussion, comments, notes or any other information contained within those documents that established when bulk sales was described as a specific use category, and when it was, in what zones was it permitted? 3. Was there any discussion, comments, notes or any other information contained within those documents that describes why bulk sales were not permitted in the I-P zone? After a review of the above-mentioned code documents, the applicants' representative had a telephone conversation with Dick Bewersdorff, Planning Manager, to find answers to these questions. According to Mr. Bewersdorff, the history of the furniture sales/bulk sales is as follows: • Prior to 1995, furniture stores were a "subset" classification under the general heading of general retail sales. • In 1998, as part of a major code revision, planning staff decided to consolidate the long list of very specific "classified" permitted/not permitted uses within a use category into a shorter, and less specific list of uses sharing similar "use characteristics". Somehow, during that exercise, furniture sales, large appliances sales and rental companies were consolidated into the bulk sales use category, and then assigned a "not permitted" use in.the I-P zone. Based on the evidence presented above, there is no consistent or coherent reason as to why bulk sales are not permitted in the I-P zone. It does appear that the prohibition came into existence as part of a use category consolidation effort by planning staff, with no apparent or explicit reason to prohibit bulk sales. If this is true, and the applicants have demonstrated that there are compelling reasons to allow bulk sales in the I-P zone, then this "mistake or inconsistency" in the zoning code text can be rectified by approving this request. Another form of inconsistency could also be rectified if this request is approved. Schatz / Smetco Zoning Text Amendment 13 • • The I-P zone offers the amenities a retail furniture store needs — display area for consumer products, a loading area to load products into a vehicle and get the products to their homes. It seems an inconsistent application of the Code to allow a use like Home Depot, which clearly sells bulky, home improvement products, and not allow other bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area and the character of the existing businesses located within this particular I-P zoned area. A zoning text amendment would clear up that apparent inconsistency and permit bulk sales in the I-P zone. 18.390.050 Type Il Procedure 18.390.050 B. Application requirements 18.390.050 B (e.) Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type.of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicants shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. APPLICANTS' COMMENT: As set forth in Chapter 18.530.010, (Purpose), the I-P zoning district: "provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odors, vibration, are permitted in the I-P zone" (18.530.020 A) By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P because they do not generate off-site impacts significantly above _other light manufacturing, office and small-scale commercial uses. Home Depot is the most obvious example of a retail sales use selling bulky items like refrigerators and lumber materials to homeowners. Home Depot is a 120,000 square foot store located directly south of the subject ownerships at Sequoia Parkway and Cardinal Lane. (See Attachment "A") According to the Tigard Transportation System Plan, Sequoia Parkway is classified as a collector street, which typically handles 5,000 or more ADT, therefore Home Deport is located in a business park setting, with a collector street nearby to handle the volume of traffic generated by the 120,000 square foot store. By contrast, Paul Schatz furniture is a 40,000 square foot store, therefore it is 1/3 the size of the existing Home Depot. If Home Depot is appropriate for the I-P zone, then it is clear that permitting other smaller scale bulk sale uses within the existing I-P zoned business parks will not generate significant impacts beyond what is currently generated by bulk sales uses already within the I-P zone. (e.g. Home Depot) The City limits of Tigard and Schatz / Smetco Zoning Text Amendment 14 • • 1-5 are directly east of the subject sites. Based on the character of the surrounding commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or redevelopment of the site will have significant impacts on surrounding uses, because presumably all surrounding uses are generating similar amounts of noise impacts, vehicle traffic impacts and lighting impacts. Approving bulk sales in the I-P zone will permit retail furniture stores and other bulk sales uses to lease spaces within existing campus-like business park settings, such as Pacific Corporate Center, (Sequoia Parkway), Oregon Business Park, (SW 72nd and Upper Boones Ferry & Upper Boones Ferry), and Pac-Trust Business Center, (Durham Road and 72nd) . The above-mentioned examples of I-P zoned business parks already contain light manufacturing, office and small-scale commercial uses. Therefore, the proposed and existing bulk sales uses will be surrounded by and adjacent to other users that do not generate any significant amounts of noise, glare or odor. Based on the facts presented above, it is clear that the location of bulk sales within the existing I-P zoned business parks will not generate significant amounts of noise, odor or glare beyond what already exists within the current I-P zoned areas. IV. SUMMARY: The purpose of the Industrial Zoning Districts is to provide a range of industrial services for City residents (18.530.010 A). Another purpose is to facilitate the economic goals of the City of Tigard by ensuring that there is a full range of economic activities and job opportunities within the City limits (18.530.010 B). It is the applicants' belief that businesses requiring extensive interior space should be allowed in the I-P zone, because the character of the land within this I- P zoned area, (e.g., large lot size, larger building footprint size, and location near or on arterial/collector streets), lends itself to those businesses selling furniture, large appliance and home improvement sales. Evidence presented in the application narrative, exhibits and attachments have shown that individual business owners have already made the decision to locate their bulk sales businesses within the I-P zone. The applicants' recent survey of 247 businesses demonstrated that 22, (or 8.9%), of those businesses are easily classified as bulk sales uses, and 8 of the 22 bulk sales businesses are already located in the I-P zoned land adjacent or nearby the subject ownerships. Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot, Norwalk Furniture and Ethan Allen are clustered in a relatively small area on both sides of 1-5, Carman Drive and Bonita Road in Tigard and Lake Oswego. Therefore, individual business owners have already decided that locating their businesses adjacent to and/or near I-5 and near other home furnishing, businesses give them good exposure and is good for business. If that were not the case, there would not be the current clustering of home furnishing businesses in the area. The businesses are complementing each other, rather than competing with each other. All of the above-mentioned businesses are currently classified as bulk sales uses in the I-P zone. The I-P zone offers the amenities a retail furniture store needs — display area for consumer products, a loading area to load products into a vehicle and get the products to their homes. It seems an inconsistent application of the Code to allow a use like Home Depot, and not allow other bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be allowed in I-P zoned areas, based on the character of area•and the character of the existing businesses located within this particular I-P zoned area. A zoning text amendment would clear up that apparent inconsistency and permit bulk sales in the I-P zone. Schatz / Smetco Zoning Text Amendment 15 • V. CONCLUSION: This application has been submitted in accordance with the requirements established by the City of Tigard Community Development Code for a zoning text amendment to permit bulk sales in the I-P zone. Evidence has been presented to address all applicable sections of the Community Development Code and relevant policies and implementing strategies of the Tigard Comprehensive Plan. Therefore, based on all the evidence presented in this application narrative, exhibits and attachments, this zoning text amendment application should be approved. • Schatz / Smetco Zoning Text Amendment 16 LIST OF ATTACHMENTS ATTACHMENT A - Color aerial photo of subject ownerships and vicinity ATTACHMENT B- Color copy of Tigard Zoning District Map ATTACHMENT C- March 30,2004 Pre-Application Notes by Morgan Tracy ATTACHMENT D- Color copy of Tigard Transportation System Plan Map ATTACHMENT E (1) & (2)-Color aerial photos showing all industrially zoned land with I- P zoned land highlighted in blue. • 6 0 0 N O R IA S T GRAND AVENUE P O R T l A N D, OREGON 9773 2 2736 TEL 503 797 1700 I FAX 503 797 1797 III . 11 "�i a 040\ , 8� METRO October 27, 2004 Mr. Mark Padgett, Chair City of Tigard Planning Commission 13125 SW Hall Boulevard Tigard, OR 97223 Subject: ZOA2004-00001 Dear Mr. Padgett: Metro recently received noticed of a proposed change to the City's Community Development Code that is contained in City of Tigard file no. ZOA2004-00001. The proposed change is to allow"Bulk Sales" within the Industrial Park (IP) zone where presently this use is prohibited. At this time Metro is requesting an analysis of compliance of the proposed amendment with the Urban Growth Management Functional Plan, pursuant to section 3.07.820(A) of the plan. The analysis is to address compliance with Metro code section 3.07.430, Protection of Industrial Areas. The relevant Metro code sections are included for your reference. Please provide the analysis no later than November 8, 2004. Thank you for your consideration in this matter. Sincerely, Michael Jordan Chief Operati • officer TO/ff Enclosure I:\gm\community_development\share\Compliance\TigardZOA2004-00001.doc cc: Morgan Tracy Jim Hendryx Richard Benner Andy Cotugno Mary Weber Tim O'Brien Recycled Paper www.metro.cegion.org T D D 7 9 7 1 8 0 0 Mor•an Trac -Metro Su•plemental.DO• rTS rn �� � Page • BEDSAUL/ VINCENT CONSULTING LLC 825 NE 20Th AVE., SUITE 300 PORTLAND, OR 97232 OFFICE(503) 230.21 19 FAX (503) 230.2149 DATE: November 1, 2004 REQUEST: A supplemental to a Type IV Quasi-Judicial Zoning Text Amendment to permit bulk sales in the IP, (Industrial Park District), zone, addressing compliance with Metro code section 3.07.430, pursuant to Metro code section 3.07.820(A) of the Urban Growth Management Functional Plan APPLICANTS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smelts Smetco, Inc. 6830 SW Bonita Road OWNERS: Paul Schatz III, Paul Schatz Furniture 6600 SW Bonita Road Robert Smelts Smetco, Inc. 6830 SW Bonita Road LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4 Tax Lot 1100: 2002-020 Partition Plat, Lot 1 Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres. ZONING: I-P-Industrial Park District LOCATION: 6600 and 6830 SW Bonita Road CRITERIA: Metro Urban Growth Management Functional Plan Metro code section 3.07.430 Protection of Industrial Areas A. In Industrial Areas mapped • . pursuant to Metro Code section 3.07.130 that are not Regionally Significant Industrial Areas, cities and counties shall limit new and expanded retail, commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Industrial Areas. Schatz/Smetco Zoning Text Amendment Supplemental 1 Moran Trac - Metro Su••Iemental.DOi . __._. M P e2.. • B. In an Industrial Area, a city or county shall not approve: 1. A commercial retail use with more than 20,000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project; or 2. Commercial retail uses that would occupy more than ten percent of the net developable portion of the area or any adjacent Industrial Area. C. Notwithstanding subsection B of this section, a city or county may allow the lawful use of any building, structure or land at the time of enactment of an ordinance adopted pursuant to this section to continue and to expand to add up to 20 percent more floor space and 10 percent more land area. (Ordinance No. 97-715B, Sec. 1. Amended by Ordinance No. 02-969B, Sec. 5.) I. INTRODUCTION On 10/29/04, the applicants' representative received a fax from Morgan Tracy; staff planner assigned to Case File # ZOA 2004-00001, which pertains to the above- mentioned case file. The fax contained a 10/27/04 letter from Michael Jordan, Metro's Chief Operating Officer requesting that the City provide analysis to demonstrate that the subject zoning text amendment complies with Metro code section 3.07.430. (Protection of Industrial Areas that are not Regionally Significant Industrial Areas) Planning staff requested that the applicant provide evidence on this matter so that staff could provide the said analysis requested by Metro. II. Justification for COMPLIANCE with metro code section 3.07.430: The following narrative is intended to demonstrate compliance with Metro code section 3.07.430, pursuant to Metro code section 3.07.820(A) of the Urban Growth Management Functional Plan 3.07.430 Protection of Industrial Areas A. In Industrial Areas mapped pursuant to Metro Code section 3.07.130 that are not Regionally Significant Industrial Areas, cities and counties shall limit new and expanded retail, commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Industrial • Areas. APPLICANTS' COMMENT: The City has already determined that a mix of retail commercial uses is appropriate for the I-P zone. As set forth in Chapter 18.530.010, (Purpose), the I-P zoning district: Schatz/Smetco Zoning Text Amendment Supplemental 2 Mor an Trac -M•etro Su zplemental.DO ..,..w__•_-..z._.__w__,■•__� .._ _......,•__ - . z. .��_ -_z.�_ �,._Pa e 3 "provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odors, vibration, are permitted in the I-P zone" By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P because they provide services for those employees and residents of the industrial areas and other nearby occupants. Home Depot is the most obvious example of a retail sales use selling bulky items like refrigerators and lumber materials to homeowners. Home Depot is a 120,000 square foot store located directly south of the subject ownerships at Sequoia Parkway and Cardinal Lane. (See Attachment "A") If Home Depot is appropriate for the I-P zone, then it is clear that permitting other smaller scale bulk sale uses, (such as Paul Schatz Furniture), within the existing I-P zoned business parks will also be appropriate for the I-P zone. The City places limits on the types of industrial uses that can occupy the I-P zone, and by so doing, permits uses that are weighed more heavily towards commercial rather than industrial uses. According to Table 18.530-1, (Industrial Zone Use Table), light industrial, (e.g., small-scale machine shops, computer equipment assembly, sign making), research and development firms and wholesale sales are the only permitted industrial uses allowed in the I-P zone. Therefore, only three of the nine industrial use categories are allowed in the I-P zone. However, Table 18.530-1, allows a wide mix of commercial uses, including lodging, eating and drinking establishments, outdoor and indoor entertainment, sales oriented uses, personal services, repair shops, vehicle fuel sales, office uses, self service storage and parking lots. Therefore, based on the limited number of truly "light industrial' uses permitted, the I-P zone is in fact more like a "business park"/mixed use" zone. Therefore, although the I-P zone is technically an industrial zone, it acts more like a bridge between commercial and industrial zoning, and thus is not really the industrially oriented zoning that Metro is seeking to protect under these code criterion. The City of Tigard I-L, (light industrial) and I-H, (heavy industrial) zoning designations strictly limit the kinds of commercial uses allowed in the I-P zone, and therefore they protect the types of industrial uses that Metro wants protected. B. In an Industrial Area, a city or county shall not approve: 1. A commercial retail use with more than 20,000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project;or 2. Commercial retail uses that would occupy more than ten percent of the net developable portion of the area or any adjacent Industrial Area. APPLICANTS' COMMENT: The proposed zoning text amendment will permit bulk sales in the I-P zone, but the request, in and of itself, does not authorize the types of square footage/percentage restrictions stipulated under this criterion. The applicant asserts that the restrictions sought by this criterion are aimed at truly industrial zones, such as the City's I-L and I-H zone. The applicant has already asserted under the response to 3.07.430 (A) that the I- P zone acts more like a commercial zone rather than a truly industrial zone. Schatz/Smetco Zoning Text Amendment Supplemental 3 Moran Trac - Metro Su ••Iemental.DO' Pa•e 4 According to Table 18.530.1, seven of the eighteen commercial use categories are permitted in the I-L and I-H zones, and the rest are not permitted, therefore the City goes farther in its protection of industrially zoned land than does this criterion. That is, the City could have allowed more commercial uses in the I-L and I-H zone, by placing restrictions on square footage and percentage of net developable area, but they did not, which demonstrates Tigard's commitment to protect industrially zoned land for industrial uses. In fact, within the I-P zone there are restrictions on square footage and percentage of net developable area occupied by eating and drinking establishments, sales oriented and personal service uses. Although the City-mandated restrictions on square footage and percentage of net developable area not absolutely the same as this criterion, they nonetheless limited the amount of land area that can be occupied by commercial uses in the I-P zone and are therefore in keeping with the intent of this criterion. C. Notwithstanding subsection B of this section, a.city or county may allow the lawful use of any building, structure or land at the time of enactment of an ordinance adopted pursuant to this section to continue and to expand to add up to 20 percent more floor space and 10 percent more land area. (Ordinance No. 97-7158, Sec. 1. Amended by Ordinance No. 02-969B, Sec. 5.) APPLICANTS' COMMENT: A review of City of Tigard's Industrial Zoning District standards, (Chapter 18.530), demonstrates that the type of restriction stipulated in this code criterion is already within Tigard's zoning code. Within Table 18.530.1 are uses listed with a "restricted" use category. Footnote#2 in Table 18.530.1 limits uses to 20% of the entire square footage within a development complex. Footnote#2 also limits retail uses to 60,000 square feet of gross leasable area/building or business. Although the City-mandated restrictions on -• square footage and leasable area not absolutely the same as this criterion, the zoning code nonetheless includes a restricted industrial use category within which limits can be placed on the continued use of industrial uses. IV. CONCLUSION: This supplemental narrative has been submitted at the request of the City of Tigard to address the Metro Urban Growth Management Functional Plan code section 3.07.430. (Protection of Industrial Areas) Evidence has been presented to address all applicable criteria within Metro code sections 3.07.430. Therefore, based on the evidence presented in this supplemental narrative, the applicant believes that the City can provide analysis to demonstrate that the subject zoning text amendment complies with Metro code section 3.07.430. (Protection of Industrial Areas that are not Regionally Significant Industrial Areas) • Schatz/Smetco Zoning Text Amendment Supplemental 4 ,..,..,:. ,/./..) , . i , ,.... 1/4a) li 0 a,i (:) 1"m* 77 ey• 11 A V 1 (:::+3:,,Z i., .t.,r) C „„1„...„0 •, 4 i - , „.., _ „.... (....) ...., „.....4 „ . rt...) .. ..,- „........ ..;:..:.., .,......), 0) .....„ 1 (2.: 20,1 i i 20(..;14 :2:.•: •^:j Jj! , LI, _.—..........--...,..............----,........___—_,—_—..1 $ t \- • ". • • * . • • • •i• • ••• •• ••• , • •• ..e „ • •••• • . . • „ • • Request to Schedule a Council Agenda Item - File with Greer in City Administration when completed- Meeting Date 12/14/04 Packet Material Due 11/30/04 at 5 p.m. (See 2002 Council Meeting Schedule&Deadlines) Agenda Topic (state as you want the title to appear on the agenda) Code amendment to allow bulk sales in the IP (Industrial Park) zone (Z0A2004-00001). Meeting Type/Item Placement Item Information (check all that apply) Business - Executive Session ❑ Local Contract Review Board ❑ Business - Business Meeting ® Motion requested (specify below) ❑ Business - Consent Agenda ❑ Ordinance El Business - Study Meeting ❑ PowerPoint presentation ❑ Special ❑ Public Hearing ❑ Special - Executive Session ❑ Public Hearing- Informational ❑ Workshop ❑ Public Hearing- Legislative Public Hearing- Quasi-Judicial ❑ Receive and File ❑ Resolution ❑ Estimated time needed at meeting (not required for consent agenda) 15 minutes Staff contact person(s) Morgan Tracy If a motion (other than an ordinance or resolution) is requested, please specify "Should Council If a legal ad is required, please specify your publication date October 28, 2004 Other information/instructions Remember to submit an Agenda Item Summary and Fact Sheet with your packet materials. Form 1 • • 4PA owls NOTICE OF PROPOSED AMENDME Is form must be received by DLCD at least 45 days prior to the first evident per ORS 197.610, OAR Chapter 660 - Division 18 and Senate Bill 543 and effective on June 30, 1999 (See reverse side for submittal requirements) Jurisdiction: City of Tigard Local File No.: ZOA2004-00001 (If no number,use none) Date of First Evidentiary Hearing: 11/15/2004 Date of Final Hearing: 12/14/2004 (Must be filled in) (Must be filled in) Date this proposal was sent or mailed: October 1, 2004 (45 days) (Date mailed or sent to DLCD) Has this proposal been submitted to DLCD? _Yes X No Date: N/A Comprehensive Plan Text Amendment _ Comprehensive Plan Map Amendment X Land Use Regulation Amendment _ Zoning Map Amendment New Land Use Regulation _ Other: (Please Specify Type of Action) Briefly summarize the proposal. Do not use technical terms. Do not write "See Attached." A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." Plan Map Change from: N/A to N/A Zone Map Change from: N/A to N/A Location: Citywide Acres Involved: N/A Specified change in Density: Current: N/A Proposed: N/A Applicable Statewide Planning Goals: 1 &2. Is an Exception proposed? _Yes X No Affected State or Federal Agencies, Local Governments or Special Districts: City of Tigard Local Contact: Morgan Tracy, Associate Planner Area Code + Phone Number: (503) 639-4171 Address: 13125 SW Hall Boulevard City: Tigard, OR Zip Code + 4: 97223-8189 DLCD No.: Form 1 • • 1x • SUBMITTAL REQUIREMENTS This form must be received by DLCD at least 45 days prior to the first evidentiary hearing per ORS 197.610,OAR Chapter 660-Division 18 • and Senate Bill 543 and effective on June 30, 1999. 1. Send this Form and Two (2) Copies of the Proposed Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITAL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 COPIES TO: Metro Land Use & Planning 600 NE Grand Avenue Portland, OR 97232-2736 ODOT—Region 1, District 2-A Jane Estes, Permit Specialist 5440 SW Westgate Drive, Suite 3 Portland, OR 97221-2414 2. Unless exempt by ORS 197.610 (2), proposed amendments must be received at the DLCD's SALEM OFFICE at least FORTY-FIVE (45) before the first evidentiary hearing on the proposal. The first evidentiary hearing is usually the first public hearing held by the jurisdiction's planning commission on the proposal. 3. Submittal of proposed amendments shall include the text of the amendment and any other information the local government believes is necessary to advise DLCD of the proposal. "Text" means the specific language being added to or deleted from the acknowledged plan or land use regulations. A general description of the proposal is not adequate. 4. Submittal of proposed "map" amendments must include a map of the affected area showing existing and proposed plan and zone designations. The map should be on 8 1/2 x 11 inch paper. A legal description, tax account number, address or general description is not adequate: 5. Submittal of proposed amendments which involve a goal exception must include the proposed language of the exception. 6. Need More Copies? You can copy this form on to 8-1/2x11 green paper only8-1/2x11 green paper only; or call the DLCD Office at (503) 373-0050; or Fax your request to: (503) 378-5518; or email your request to Larry.French(o�state.or.us — ATTENTION: PLAN AMENDMENT SPECIALIST. • • TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living R' R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation C10 C'0 C'0 Cultural Institutions N N N Day Care R3 9 R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N -Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N - Personal Services R2 N N - Repair-Oriented P N N -Bulk Sales N P N N - Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P - Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P . . TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production - Light Industrial P P P - General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P • Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. 7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. • • • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. • • Li) U.S. Postal Service N CERTIFIED MAIL RECEIPT p (Domestic Mail Only; No Insurance Coverage Provided) N v, \a, m Postage $ 3 ) '�j/ \'.S)y ° X36 ° /,,, ; p Certified Fee c j p Return Receipt Fee t vj �Postrnerk �'' _E. (Endorsement Required) / \v`,....?2_0' H��y Restricted Delivery Fee ,5 ° (Endorsement Required) f1J Total Postage d Fear y 41' ° Sent To ATTN: PLAN AMENDMENT SPECIALIST N Street, No Ore Dept. of Land Conservation & Deve or PO Capital Street NE, Suite 150 city,state ztPSalem, OR 97301-2540 PS Form 3800 Aril 2002 -e Reverse for Instructions -- - - - • od •d013AM - 1153OV-1d_ t r , 1 SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Signature item 4 if Restricted Delivery is desired. / () Agent • Print your name and address on the reverse ��_•- �`-"'�- ❑Addressee so that we can return the card to you. B Received by(Printed Name) C. Da.of Delivery • Attach this card to the back of the mailpiece, /(n „_, �- �_ 'Q 4- a or on the front if space permits. /V�� D. Is delivery address different from item 1? • Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No i ATTN: PLAN AMENDMENT SPECIALIST • Oregon Dept. of Land Conservation & Devel_ 635 r "-I Street NE, Suite 150 3. Service Type -17301-2540 X Certified Mail ❑Express Mail ❑Registered ❑ Retum Receipt for Merchandise ❑Insured Mail ❑C.O.D. t 4. Restricted Delivery?(Extra Fee) ❑Yes 12. Article Number (Transfer from servicelabeq 7002 0860 0003 4637 6075 PS Form 3811,August 2001 Domestic Return Receipt 102595-02-M-1540 • • • U.S.Postal Service ru co CERTIFIED MAIL RECEIPT O (Domestic Mail Only; No Insurance Coverage Provided) -rril OFFICIAL USE 3 m Postage $ 7 ;22rr 0 2 - 3 c) ,. ..,,..- .,, Certified Fee y 1=1 t:'-'/ postm k� \'-) j3 dog e�u 7 , —Here '� J Restricted Delivery Fee i\, G U ci (Endorsement Required) V ` ru Total Postage&Fees $ i (L \\G U�'n�� O , o Sent To N Metro saeat APL No4 ATTN: LAND USE & PLANNING arPO Box No. 600 NE Grand Avenue , City,State,ZIP+4 Portland, OR 97232-2736 , u :II rr • .� .- --- - - - ■ -,-� —c-- -- SENDER: COMPLETE THIS SECTION . • • Complete items 1,2,and 3.Also complete item 4 if Restricted Delivery is desired. X- 14, �, 4/ ( itAgent • Print your name and address on the reverse / I Addressee ' so that we can return the card to you. B. Received by(Printed ame) C. Date of Delivery ' • Attach this card to the back of the mailpiece, wfl��y ayC�' �d-0�'O or on the front if space permits. D. Is delivery address different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑ No Metro ATTN: LAND USE & PLANNING 600 NE Grand Avenue 3. Service Type ' • Portland, OR 97232-2736 a(Certified Mail ❑ Express Mail ❑Registered ❑Return Receipt for Merchandise ❑ Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number ' (Transfer from service label) 7002 0860 0003 4637 6082 ' i PS Form 3811,August 2001 Domestic Return Receipt 102595-02-M-1540 ' I • U.S.Postal Service n CERTIFIED MAIL RECEIPT D (Domestic Mail Only; No Insurance Coverage Provided) .A r- 'A JO OFFiCIAL USE Postage $ .37 ,22,9 D Certified Fee 2-3c.) ("01.---:1, . -r 1� D Return Receipt Fee I (c) P Hie e1,� 1' 1 , (Endorsement Required) I" ) / -0 Y jr-N r rC R estricted Delivery Fee l`�\ G70 D (Endorsement Required) / /� \� y 1 nJ Total Postage&Fees $ 7 L�� `G Qtr D ttt Cl Sent To N ODOT- Region 1, District 2-A Street,ApLNo.; Jane Estes, Permit Specialist or PO Box No. 5440 SW Westgate Drive, Suite 3501 CIry,State,Z/P+4 Portland, OR 97221-2414 1 PS Form 3800 Pori!2002 See Reverse for Instructions SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Sig ure item 4 if Restricted Delivery is desired. ' ` ❑Agent • Print your name and address on the reverse X G� ,�AJ4^ ✓�'' ❑Addressee so that we can return the card to you. B. Received by{�Prr"i- Name) C. Date o livery • Attach this card to the back of the mailpiece, 7- �;G� or on the front if space permits. ." D. Is delivery address di -te'�_it1 from item 1? 'A -s 1. Article Addressed to: 4If YES,a.pter deliyie(jr-�tatess below: ❑ No OC 4 0 'S' ODOT- Region 1, District 2-A c?'; ' Jane Estes, Permit Specialist - 5440 SW Westgate Drive, Suite 350 3. Service Type w Portland, OR 97221-2414 (1 Certified Mail ❑Express Mail ❑ Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Article Number 7002 0860 0003 4637 6068 (Transfer from service label PS Form 3811,August 2001 Domestic Return Receipt 102595-02-M-1540 Pusr ER CAMEN7S u • 600 NORTHEAST GRAND AVENUE PORTLAND, OREGON 9T232 2736 T E L 5 0 3 7 9 7 1 7 0 0 I F A X 5 0 3 7 9 7 1 7 9 7 cc • Z ,111 it III :,y,• u RECEIVED PLANNING METRO NOV 1 5 2004 CITY OF TIGARD November 10, 2004 Mr. Morgan Tracy Associate Planner City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr. Tracy: Thank you for providing the staff report for City of Tigard file No ZOA2004-00001 in response to my letter of October 27, 2004. Metro staff has reviewed the proposed amendment to the City's Development Code. Adoption of the amendment as proposed, which limits "bulk sales" in the Industrial Park zone within Metro designated Employment Areas with a 60,000 square foot restriction, is consistent with Title 4 of the Urban Growth Management Functional Plan. Please submit this letter into the record for this action. If you have any questions please contact Tim O'Brien at 503-797-1840. Sincerely, .., ' , 1,,:21„--____ Michael Jorda► Chief Operat Officer TO/ff I:\gm\community_dev\share\Compliance\TigardZOA2004-00001 response.doc cc: Jim Hendryx Andy Cotugno Mary Weber Recycled Paper www.metro-region.org f T D D 7 9 7 1 8 0 4 • • Planning Division • 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171 /4i #ih/Ifj# ,u���i , ° 4 I 44 tea CITY OF TIGARD RD( To: Michael Jordan, Chief Operating Officer From: Morgan Tracy, Associate Planner Fax: 503.797.1797 Pages: 11 Phone: 503.797.1700 Date: 11/8/2004 • Re: IP Zone Text Amendment CC: ❑ Urgent ® For Review 0 Please Comment ❑ Please Reply ❑ Please Recycle • Comments: • Mr. Jordan, Thank you for taking the time to review this proposal from Bedsaul/Vincent Consulting. I have looked at the Regionally Significant Industrial Lands Map and corresponding regulations of Title 4. Enclosed is the draft report that will be forwarded to the Planning Commission for next Monday (November 15, 2004). The purpose of that meeting will be to discuss the proposal and formulate a final recommendation for City Council to consider in December. As a result of my review, staff is recommending a limited option where Bulk Sales would only be permissible in currently Metro designated "Employment Areas" that are Tigard zoned Industrial Park, and only allowed up to 60,000 cumulative square feet for each parcel, per Title 4 restrictions. I hope that this addresses your concerns. If you have further comments you may send those to my attention or email me at: morgan( ci.ticrard.or.us Sincerely, MORGAN TRACY Associate Planner 600 NOEAST GRAND 7 AVENUE I PORTLAND,9OR1EGO.232 2736 TEL 503 97 1700 FAX 503 77 7 'III % ;i METRO 97 October 27, 2004 Mr. Mark Padgett, Chair City of Tigard Planning Commission 13125 SW Hall Boulevard Tigard, OR 97223 Subject: ZOA2004-00001 Dear Mr. Padgett: Metro recently received noticed of a proposed change to the City's Community Development Code that is contained in City of Tigard file no. ZOA2004-00001. The proposed change is to allow "Bulk Sales" within the Industrial Park (IP) zone where presently this use is prohibited. At this time Metro is requesting an analysis of compliance of the proposed amendment with the Urban Growth Management Functional Plan, pursuant to section 3.07.820(A) of the plan. The analysis is to address compliance with Metro code section 3.07.430, Protection of Industrial Areas. The relevant Metro code sections are included for your reference. Please provide the analysis no later than November 8, 2004. Thank you for your consideration in this matter. Sincerely, ' /a00.444.,...„ Michael Jordan Chief Operati • officer TO/ff Enclosure I:\gm\community_development\share\Compliance\TigardZOA2004-00001.doc cc: Morgan Tracy Jim Hendryx Richard Benner Andy Cotugno Mary Weber Tim O'Brien Recycled Paper www.metro-region.org T O O 7 9 7 1 8 0 4 • • TITLE 4: INDUSTRIAL AND OTHER EMPLOYMENT AREAS 3. 07 . 410 Purpose and Intent The Regional Framework Plan calls for a strong economic climate. To improve the region' s economic climate, the plan seeks to protect the supply of sites for employment by limiting incompatible uses within Industrial and Employment Areas. To protect the capacity and efficiency of the region's transportation system for movement of goods and services and to promote the creation of jobs in centers, the plan encourages efficient patterns and mixes of uses within designated Centers and discourages certain kinds of commercial retail development outside Centers. It is the purpose of Title 4 to achieve these policies. Metro will consider amendments to this title in order to make the title consistent with new policies on economic development adopted as part of periodic review. (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance 02-969B, Sec. 5. ) 3. 07 . 420 Protection of Regionally Significant Industrial Areas A. Regionally Significant Industrial Areas are those areas that offer the best opportunities for family-wage industrial jobs. Each city and county with land use planning authority over areas shown on the Generalized Map of Regionally Significant Industrial Areas adopted in Ordinance No. 02-969 shall derive specific plan designation and zoning district boundaries of the areas from the Map, taking into account the location of existing uses that would not conform to the limitations on non-industrial uses in subsections C, D and E of this section and the need of individual cities and counties to achieve a mix of types of employment uses. B. Each city and county with land use planning authority over an area designated by Metro on the 2040 Growth Concept Map, as amended by Ordinance No. 02-969, as a Regional Significant Industrial Area shall, as part of compliance with Section 3. 07.1120 of the Urban Growth Management Functional Plan, derive plan designation and zoning district boundaries of the areas from the Growth Concept Map. C. After determining boundaries of Regionally Significant Industrial Areas pursuant to subsections A and B, the city or county shall adopt implementing ordinances that limit development in the areas to industrial uses, uses accessory to industrial uses, offices for industrial research and development and large corporate headquarters in compliance with subsection E of this section, utilities, and those (Effective 9/24/03) 3.07 - 31 • • non-industrial uses necessary to serve the needs of businesses and employees of the areas . Ordinances shall not allow financial, insurance, real estate or other professional office uses unless they are accessory to an industrial or other permitted use. D. Notwithstanding subsection C, a city or county shall not approve: 1 . A commercial retail use with more than 20, 000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project; or 2. Commercial retail uses that would occupy more than five percent of the net developable portion of all contiguous Regionally Significant Industrial Areas. E. As provided in subsection C of this section, a city or county may approve an office for industrial research and development or a large corporate headquarters if: 1 . The office is served by public or private transit; and 2 . If the office is for a corporate headquarters, it will accommodate for the initial occupant at least 1, 000 employees. F. A city or county may allow division of lots or parcels into smaller lots or parcels as follows : 1. Lots or parcels less than 50 acres may be divided into any number of smaller lots or parcels; 2. Lots or parcels 50 acres or larger may be divided into smaller lots and parcels so long as the resulting division yields the maximum number of lots or parcels of at least 50 acres; 3. Notwithstanding paragraphs 2, 3 and of this subsection, any lot or parcel may be divided into smaller lots or parcels or made subject to rights-of-way for the following purposes: a. To provide public facilities and services; b. To separate a portion of a lot or parcel in order to protect a natural resource, to provide a public amenity, or to implement a remediation plan for a (Effective 9/24/03) 3. 07 - 32 . . • • site identified by the Oregon Department of Environmental Quality pursuant to ORS 465.225; c. To separate a portion of a lot or parcel containing a nonconforming use from the remainder of the lot or parcel in order to render the remainder more practical for a permitted use; d. To reconfigure the pattern of lots and parcels pursuant to subsection G of this section; or e. To allow the creation of a lot for financing purposes when the created lot is part of a master planned development. G. A city or county may allow reconfiguration of lots or parcels less than 50 acres in area if the reconfiguration would be more conducive to a permitted use and would result in no net increase in the total number of lots and parcels. Lots or parcels 50 acres or greater in area may also be reconfigured so long as the resulting area of any such lot. or parcel would not be less than 50 acres. H. Notwithstanding subsections C and D of this section, a city or county may allow the lawful use of any building, structure or land at the time of enactment of an ordinance adopted pursuant to this section to continue and to expand to add up to 20 percent more floor area and 10 percent more land area. Notwithstanding subsection F of this section, a city or county may allow division of lots or parcels • pursuant to a master plan approved by the city or county prior to December 31, 2003. I. By December 31, 2003, Metro shall, following consultation with cities and counties, adopt a map of Regionally Significant Industrial Areas with specific boundaries derived from the Generalized Map of Regionally Significant Industrial Areas adopted in Ordinance No. 02-969, taking into account the location of existing uses that would not conform to the limitations of non-industrial uses in subsections C, D and E of this section and the need of individual cities and counties to achieve a mix of types of employment uses. Each city and county with land use planning authority over the area shall use the map in the application of the provisions of this section until the city or county adopts plan designations and zoning district boundaries of the area as provided by subsection A of this section. (Effective 9/24/03) 3. 07 — 33 • • (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 02-969B, Sec. 5. ) 3.07 .430 Protection of Industrial Areas A. In Industrial Areas mapped pursuant to Metro Code section 3. 07 .130 that are not Regionally Significant Industrial Areas, cities and counties shall limit new and expanded retail commercial uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Industrial Areas. B. In an Industrial Area, a city or county shall not approve: 1. A commercial retail use with more than 20, 000 square feet of retail sales area in a single building or in multiple buildings that are part of the same development project; or 2. Commercial retail uses that would occupy more than ten percent of the net developable portion of the area or any adjacent Industrial Area. C. Notwithstanding subsection B of this section, a city or county may allow the lawful use of any building, structure or land at the time of enactment of an ordinance adopted pursuant to this section to continue and to expand to add up to 20 percent more floorspace and 10 percent more land area. (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 02-969B, Sec. 5. ) 3. 07 . 440 Protection of Employment Areas A. Except as provided in subsections C, D and E, in Employment Areas mapped pursuant to Metro Code Section 3.07 .130, cities and counties shall limit new and expanded commercial retail uses to those appropriate in type and size to serve the needs of businesses, employees and residents of the Employment Areas. B. Except as provided in subsections C, D and E, a city or county shall not approve a commercial retail use in an Employment Area with more than 60, 000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60, 000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. (Effective 9/24/03) 3.07 — 34 • • • C. A city or county whose zoning ordinance applies to an Employment Area and is listed on Table 3. 07-4 may continue to authorize commercial retail uses with more than 60, 000 square feet of gross leasable area in that zone if the ordinance authorized those uses on January 1, 2003. D. A city or county whose zoning ordinance applies to an Employment Area and is not listed on Table 3. 07-4 may continue to authorize commercial retail uses with more than 60, 000 square feet of gross leasable area in that zone if: 1 . The ordinance authorized those uses on January 1, 2003; 2 . Transportation facilities adequate to serve the tommercial retail uses will be in place at the time the uses begin operation; and 3. The comprehensive plan provides for transportation facilities adequate to serve other uses planned for the Employment Area over the planning period. E. A city or county may authorize new commercial retail uses with more than 60, 000 square feet of gross leasable area in Employment Areas if the uses : 1. Generate no more than a 25 percent increase in site- generated vehicle trips above permitted non-industrial uses; and 2. Meet the Maximum Permitted Parking - Zone A requirements set forth in Table 3. 07-2 of Title 2 of the Urban Growth Management Functional Plan. (Effective 9/24/03) 3.07 — 35 • • Table 3.07-4 (Section 3.07.420 (B) ) Clackamas County unincorporated Commercial Commercial Industrial Lake Oswego General Commercial Highway Commercial Troutdale General Commercial • Hillsboro General Commercial . Sherwood • General Commercial Tigard General Commercial Commercial Professional Tualatin Commercial General Wilsonville Planned Development Commercial (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 02-969B, Sec. 5. ) (Effective 9/24/03) 3. 07 - 36 • • • TITLE 8: COMPLIANCE PROCEDURES 3. 07 . 810 Compliance With the Functional Plan A. The purpose of this section is to establish a process for determining whether city or county comprehensive plans and land use regulations comply with requirements of the Urban Growth Management Functional Plan. The Council intends the process to be efficient and cost-effective and to provide an opportunity for the Metro Council to interpret the requirements of its functional plan. Where the terms "compliance" and "comply" appear in this title, the terms shall have the meaning given to "substantial compliance" in 3. 07 .1010 (rrr) . B. Cities and counties shall amend their comprehensive plans and land use regulations to comply with the functional plan within two years after its acknowledgement by the Land Conservation and Development Commission, or after such other date specified in the functional plan. The Chief Operating Officer shall notify cities and counties of the compliance date. C. Notwithstanding subsection A of this section, cities and counties shall amend their comprehensive plans and land use regulations to comply with Sections 3. 07 .310 to 3. 07.340 of Title 3 of the Urban Growth Management Functional Plan by January 31, 2000, and with the requirements in Sections 3. 07. 710 to 3.07. 760 of Title 7 of the Urban Growth Management Functional Plan by January 18, 2003. D. Cities and counties that amend their comprehensive plans or land use regulations after the effective date of the functional plan shall make the amendments in compliance with the functional plan. The Chief Operating Officer shall notify cities and counties of the effective date. E. Cities and counties whose comprehensive plans and land use regulations do not yet comply with a functional plan requirement adopted or amended prior to December 12, 1997, shall make land use decisions consistent with that requirement. If the functional plan requirement was adopted or amended by the Metro Council after December 12, 1997, cities and counties whose comprehensive plans and land use regulations do not yet comply with the requirement shall, after one year following acknowledgment of the requirement, make land use decisions consistent with that requirement. The Chief Operating Officer shall notify cities and counties of the date upon which functional plan requirements become applicable to land use decisions at least 120 days before (Effective 9/24/03) 3. 07 — 48 that date. The notice shall specify which functional plan requirements become applicable to land use decisions in each city and county. For the purposes of this subsection, "land use decision" shall have the meaning of that term as defined in ORS 197 . 015 (10) . F. An amendment to a city or county comprehensive plan or land use regulation shall be deemed to comply with the functional plan if no appeal to the Land Use Board'o_f Appeals is made within the 21-day period set forth in ORS 197 .830 (9) , or if the amendment is acknowledged in periodic review pursuant to ORS 197. 633 or 197 . 644 . If an appeal is made and the amendment is affirmed, the amendment shall be deemed to comply with the functional plan upon the final decision on appeal. Once the amendment is deemed to comply with the functional plan, the functional plan shall no longer apply to land use decisions made in conformance with the amendment. G. An amendment to a city or county comprehensive plan or land use regulation shall be deemed to comply with the functional plan as provided in subsection F only if the city or county provided notice to the Chief Operating Officer as required ' by Section 3.07 .820 (A) . (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 98-730C, Sec. 4 . Readopted and amended by Ordinance No. 00-839, Sec. 1. Amended by Ordinance No. 00-882C, Sec. 2; Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1. ) 3. 07.820 Compliance Review by the Chief Operating Officer A. At least 45 days prior to the first evidentiary hearing on an amendment to a comprehensive plan or land use regulation which a city or county must submit to the Department of Land Conservation and Development pursuant to ORS 197.610 (1) or OAR 660-025-0130 (1) , the city or county shall submit the proposed amendment to the Chief Operating Officer. The Chief Operating Officer shall review the proposed amendment for compliance with the functional plan. The Chief Operating Officer may request, and if so the city or county shall submit, an analysis of compliance of the amendment with the functional plan. If the Chief Operating Officer submits comments on the proposed amendment to the city or county, the comment shall include analysis and conclusions on compliance and a recommendation with specific revisions to the proposed amendment, if any, that would bring it into compliance with functional plan requirements. The Chief Operating Officer shall send a copy of its analysis and recommendation to those persons who have requested a copy. (Effective 9/24/03) 3. 07 - 49 i • B. If the Chief Operating Officer concludes that the proposed amendment does not comply with the functional plan, the Chief Operating Officer shall advise the city or county that it may (1) revise the proposed amendment as recommended in the Chief Operating Officer's analysis; (2) seek an extension of time, pursuant to Section 3 . 07 . 850, to bring the proposed amendment into compliance with the functional plan; or (3) seek review of the noncompliance by MPAC and the Metro Council, pursuant to Sections 3 .07 .830 and 3.07.840. (Ordinance No. 97-715B, Sec. 1. Amended by Ordinance No. 98-730C, Secs. 5, 6, 7; Ordinance No. 98-727C, Sec. 1. Readopted by Ordinance No. 00-839, Sec. 1. Amended by Ordinance No. 00-882C, Sec. 2; Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1. ) 3. 07 . 830 Review of Compliance by Metropolitan Policy Advisory Committee • A. A city or county may seek review of the Chief Operating Officer's conclusion of noncompliance under Section 3. 07.820B by MPAC and the Metro Council. The city or county shall file an application for MPAC review on a form provided for that purpose by the Chief Operating Officer. Upon receipt of a completed application, the Chief Operating Officer shall set the matter on the MPAC agenda and notify those persons who request notification of MPAC reviews. B. The Chief Operating Officer may seek review of city or county compliance with .a functional plan requirement by MPAC and the Metro Council after the deadline for compliance with that requirement. The Chief Operating Officer shall file an application for MPAC review on the form described in subsection A and shall set the matter on the MPAC agenda. The Council President shall notify the city or county and those persons who request notification of MPAC reviews. C. MPAC may hold a public hearing on the issue of compliance. If MPAC holds a hearing, any person may testify. MPAC shall attempt to resolve any apparent or potential inconsistency between the proposed amendment and the functional plan. MPAC shall prepare a report to the Metro Council that sets forth reasons for the inconsistency. The Chief Operating Officer shall send a copy of the report to the city or county and those persons who request a copy. (Effective 9/24/03) 3. 07 — 50 • • (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 98-727C, Sec. 2; Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1 . ) 3. 07 . 840 Review by Metro Council A. Upon receipt of a report from MPAC under Section 3. 07 . 830, the Chief Operating Officer shall set the matter for a public hearing before the Metro Council and notify the city or county and those persons who request notification of Council reviews . B. A person who requested a copy under Section 3.07. 820A may seek review by the Metro Council of an Chief Operating Officer conclusion of compliance of a proposed amendment with the functional plan. The person shall file an application for Council review on a form provided for that purpose by the Chief Operating Officer. The Council President shall set the matter for a public hearing before the Council and notify the city or county, the Department of Land Conservation and Development and those persons who request notification of Council reviews. C. The Council shall hold a public hearing on the matter within • 90 days after receipt of a report from MPAC under subsection A or within 90 days after the filing of a complete application under subsection B. Any person may testify at the hearing. The Council shall issue an order of compliance or noncompliance with its analysis and conclusion and send a copy to the city or county, MPAC, the Department of Land Conservation and Development and those persons who participated in the proceeding. D. If the Council finds that the proposed amendment does not comply with the functional plan, the Council shall advise the city or county that it may (1) revise and adopt the proposed amendment as recommended in the Council order; (2) seek an extension of time, pursuant to Section 3.07. 850, to bring the proposed amendment into compliance with the functional plan; or (3) seek an exception from the functional plan, pursuant to Section 3 .07.860. If the Council determines that an amendment of the functional plan is necessary to resolve the noncompliance, the Council shall include that determination in its order. E. The city or county or a person who participated in the proceeding may seek review of the Council's order as a land use decision described in ORS 197.015 (10) (a) (A) . (Effective 9/24/03) 3. 07 - 51 • (Ordinance No. 97-715B, Sec. 1. Amended by Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1 . ) 3. 07. 850 Extension of Compliance Deadline A. A city or county may seek an extension of time for compliance with the functional plan. The city or county shall file an application for an extension on a form provided for that purpose by the Chief Operating Officer. Upon receipt of an application, the Council President shall set the matter for a public hearing before the Metro Council and shall notify the city or county, MPAC, the Department of Land Conservation and Development and those persons who request notification of applications for extensions. B. The Metro Council shall hold a public hearing to consider the extension. Any person may testify at the hearing. The Council may grant an extension if it finds that: (1) the city or county is making progress toward accomplishment of its compliance work program; or (2) there is good cause for failure to meet the deadline for compliance. C. The Metro Council may establish terms and conditions for the extension in order to ensure that compliance is achieved in a timely and orderly fashion and that land use decisions made by the city or county during the extension do not undermine the ability of the city or county to achieve the purposes of the functional plan requirement or of the region to achieve the 2040 Growth Concept. A term or condition must relate to the requirement of the functional plan to which the Council grants the extension. The Council shall incorporate the terms and conditions into its order on the extension. The Council shall not grant more than two extensions of time to a city or a county. The Council shall not grant an extension of time for more than one year. D. The Metro Council shall. issue an order with its conclusion and analysis and send a copy to the city or county, MPAC, the Department of Land Conservation and Development and those persons who participated in the proceeding. The city or county or a person who participated in the proceeding may seek review of the Council's order as a land use decision described in ORS 197.015 (10) (a) (A) . (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1. ) (Effective 9/24/03) 3. 07 - 52 • • 3. 07.860 Exception from Compliance A. A city or county may seek an exception from compliance with a functional plan requirement by filing an application on a form provided for that purpose by the Chief Operating Officer. An application for an exception to the requirement in subsection 3. 07. 150D to increase dwelling unit and job capacity to the targets set forth in Table 3. 07-1 must be filed between March 1 and March. 31 of each calendar year in order to allow the Metro Council to consider the application concurrently with other such applications. Upon receipt of an application, the Council President shall set the matter for a public hearing before the Metro Council and shall notify MPAC, the Department of Land Conservation and Development and those persons who request notification of requests for exceptions. B. The Metro Council shall hold a public hearing to determine whether the exception meets the following criteria: 1 . Except as provided in paragraph (2) of this subsection, the Council may grant an exception if it finds: a. it is not possible to achieve the requirement due to topographic or other physical constraints or an existing development pattern; b. this exception and likely similar exceptions will not render the objective of the requirement unachievable region-wide; c. the exception will not reduce the ability of another city or county to comply with the requirement; and d. the city or county has adopted other measures more appropriate for the city or county to achieve the intended result of the requirement. 2 . The Council may grant an exception to the requirement in subsection 3.07.150D to increase dwelling unit and . job capacity to the targets set forth in Table 3.07-1 if it finds: a. the city or county has completed the analysis of capacity for dwelling units and jobs required by subsections 3.07. 150A, B and C; b. it is not possible to achieve the targets due to topographic or other physical constraints, an (Effective 9/24/03) 3. 07 - 53 • 41! existing development pattern that precludes achievement of the 2040 Growth Concept, or protection of environmentally sensitive land; and c. this exception and other exceptions to the targets' will not render the targets unachievable region-wide. C. The Council may establish terms and conditions for the exception in order to ensure that it does not undermine the ability of the region to achieve the 2040 Growth Concept. A term or condition must relate to the requirement of the functional plan to which the Council grants the exception. The Council shall incorporate the terms and conditions into its order on the exception. D. The Council shall issue an order with its conclusion and analysis and send .a copy to the city or county, MPAC, the Department of Land Conservation and those persons who have requested .a copy of the order. The city or county or a person who participated in the proceeding may seek review of the Council's order as a land use decision described in ORS 197.015 (10) (a) (A) . (Ordinance No. 97-715B, Sec. 1 . Amended by Ordinance No. 01-925E, Sec. 1; Ordinance No. 02-972A, Sec. 1. ) 3.07 .870 Enforcement of Functional Plan A. The Metro Council may initiate enforcement proceedings under this section if a city or county has failed to meet a deadline in an extension granted pursuant to Section 3.07.850 or if it has good cause to believe that a city or county is engaging in a pattern or a practice of decision- making that is inconsistent with the functional plan or local ordinances adopted by the city or county to implement the plan, or with the terms or conditions in an extension. The Council may consider whether to initiate enforcement proceedings upon the request of the Chief Operating Officer or a Councilor. The Council shall consult with the city or county before it determines there is good cause to proceed to a hearing under subsection B of this section. B. If the Metro Council concludes that there is good cause pursuant to subsection A of this section, the Council President shall set the matter for a public hearing before the Council within 90 days of its conclusion. The Chief Operating Officer shall publish notice of the hearing in a newspaper of general circulation in the city or county and send notice to the city or county, MPAC, the Department of (Effective 9/24/03) 3. 07 - 54 • • • • Land Conservation and Development and any person who requests a copy of such notices. C. The Chief Operating Officer shall prepare a report and recommendation on the pattern or practice, with a proposed order, for consideration by the Metro Council. The Chief Operating Officer shall publish the report at least 14 days prior to the public hearing and send a copy to the city or county and any person who requests a copy. D. If the Metro Council concludes that the city or county has not engaged in a pattern or practice of decision-making that • that is inconsistent with the functional plan or local ordinances adopted by the city or county to implement the plan or with terms or conditions of an extension granted pursuant to Section 3.07.850, the Council shall enter an order dismissing the matter. If the Council concludes that the city or county has engaged in such a pattern or practice of decision-making, the Council shall issue an order that sets forth the noncompliance and directs changes in the city or county ordinances necessary to remedy the pattern or practice. The Council shall issue its order, with analysis and conclusions, not later than 30 days following the public hearing on the matter. The Chief Operating Officer shall send a copy of the order to the city or county, MPAC, the Department of Land Conservation and Development and any person who requests a copy. (Ordinance No. 01-925E, Sec. 2. Amended by Ordinance No. 02-972A, Sec. 1 . ) 3. 07. 880 Compliance Report and Order A. The Chief Operating Officer shall submit a report to the Metro Council by December 31 of each calendar year on compliance by cities and counties with the Urban Growth Management Function Plan. The report shall include an accounting of compliance with each requirement of the functional plan by each city and county in Metro. The report shall recommend action that would bring a city or county into compliance with the functional plan requirement and shall advise the city or county whether it may seek an extension pursuant_ to Section 3. 07.850 or an exception pursuant to Section 3 .07. 860 . The report shall also include an evaluation of the implementation of this chapter and its effectiveness in helping achieve the 2040 Growth Concept. B. Upon receipt of the compliance report, the Metro Council shall set a public hearing for the purpose of receiving testimony on the report and determining whether a city or (Effective 9/24/03) 3. 07 - 55 411 410 county has complied with the requirements of the functional plan. The Chief Operating Officer shall notify all cities and counties, the Department of Land Conservation and Development and any person who requests notification of the hearing of the date, time and place of the hearing. The notification shall state that the Council does not have jurisdiction. (1) to determine whether previous amendments of comprehensive plans or land use regulations made by a city or county comply with functional plan requirements if those amendments already comply pursuant to subsections F and G of Section 3. 07.810 or (2) to reconsider a determination in a prior order issued pursuant to subsection C that a city or county complies with a requirement of the functional plan. Any person may testify, orally or in writing, at the public hearing. C. Following the public hearing, the Metro Council shall enter an order that determines with which functional plan requirements each city and county complies. The order shall be based upon the Chief Operating Officer's report submitted pursuant to subsection A and upon testimony at the public hearing pursuant to subsection B, with 'which functional plan requirements each city and county complies. The order may rely upon the report for its findings of fact and • conclusions of compliance with a functional plan requirement. If the Council receives testimony during its public hearing that takes exception to the report on the question of compliance, the order shall include supplemental findings and conclusions to address the testimony. The Chief Operating Officer shall send a copy of its order to cities and counties and any person who testifies, orally or in writing, at the public hearing. • • D. Omission from the order of recognition by the Council of compliance by a city or county with a functional plan requirement shall not constitute a determination under Section 3.07.870A that the city or county has engaged in a pattern or practice of decision-making that is inconsistent with the requirement. E. A city or county or a person who testified, orally or in writing, at the public hearing, may seek review of the Council's order as a land use decision described in ORS 197.015 (10) (a) (A) . (Ordinance No. 01-925E, Sec. 2 . Amended by Ordinance No. 02-972A, Sec. 1. ) (Effective 9/24/03) 3. 07 - 56 411 ! 3. 07 .890 Citizen Involvement in Compliance Review A. Any citizen may contact Metro staff or the Chief Operating Officer or appear before the Metro Council to raise issues regarding local functional plan compliance, to request Metro participation in the local process, or to request the Metro Council to appeal a local enactment for which notice is required to be given to the Chief Operating Officer pursuant to Section 3.07 .820A. Such contact may be oral or in writing and may be made at any time during or at the conclusion of any city or county proceeding to amend a comprehensive plan or implementing ordinance for which notice is required to be given to the Chief Operating Officer. All such requests to participate or appeal made in writing shall be forwarded to the Metro Council. B. In addition to considering requests as described in A above, the Metro Council shall at every regularly scheduled Council meeting provide an opportunity for citizens to address the Council on any matter related to this functional plan. The Chief Operating Officer shall maintain a list of persons who request notice of reviews and copies of reports and orders and shall send requested documents as provided in this chapter. C. Cities, counties and the Metro Council shall comply with their own adopted and acknowledged Citizen Involvement Requirements (Citizen Involvement) in all decisions, determinations and actions taken to implement and comply with this functional plan. The Chief Operating Officer shall at least annually publish and distribute a Citizen Involvement fact sheet, after consultation with the Metro Committee for Citizen Involvement, that fully describes all • opportunities for citizen involvement in Metro's Regional Growth Management Process as well as the implementation and enforcement of this functional plan. (Ordinance No. 01-925E, Sec. 2 . Amended by Ordinance No. 02-972A, Sec. 1 . ) (Effective 9/24/03) 3 . 07 - 57 • REQUEST FOR COMMENTS C,OFTIGARD Community(DeveCopment Shaping A Better Community DATE: October 1, 2004 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division OCT 0_6 2004 STAFF CONTACT: Morgan Tracy Associate Planner (x2428) CITY OF TIGARD Phone: (503) 39-4171/Fax: (503) 684-7297 ZONE ORDINANCE AMENDMENT (ZOA)2004-00001 ➢ CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE < • REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Attached is a "DRAFT" of the Proposed Amendments for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 15, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. P LEASE.CHECK THE FOLLOWING;ITEMS`.THAT APPLY: ,// We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Name/Phone#of Person Commenting: v 00% Q seal/ Y}" ,�v.t', ,*!:lfe Hv'v�;Y(n,.iit i:'?i+5: •.i=lg s:�'S'.::`?4'; 44-;"*:.;- :4. "4 ,. •�:t,�at•� _ .:4. ,�K._•..;:4,. _. G .�':'J h�±� h .;e. '',f: .�. -x�. =1�sv` �f'�wY�l:. � .�.. %Y�,_¢l�`i..,,.�•" :.x.�'v Yy.,y' � .. ,. t � "S4' _^e '�W`R�`� ,nom'! �.ST ��i.i. '>„�%^ f'x^n�` t� -v.••M rt .• . . , ....,.., ,sad 3 .,., . . „. .,. 0 . .. .,.... ...,..:,:: . ,-ii 'A',1!: ?,,f,j,` _ - "t`;:;. Y:iI +;, t,fi�t'+. S J t ai7r y •rr / ` 'Mr 4 .. a si,i•;'. fet ,:ly+.�t:tti: � Y_' `Yn^'{� :.1 . 4•',$V...,1: �Z +d Via; August 11, 1992 ,-; . . _ ' Tamara .S. Schippers '`Tr ' Greenberg Farrow Architects -'}' 37,941' Fitch Road Y`' '..:Ti Irvine, California 92714 ez�: a'K:'- • Dear-.Ms. Schippers: '>;:,' .y:> . 'This -is in response to, your •• request concerning .:the .potential x_":,,:'' „=tea:,r `` cons,truction of a Home Depot outlet in the Pac Trust .Industrial Park. ` ' ti. • The Planning Division has reviewed this and .other similar uses such `^.•;:;.1 . : as ,Home Club, Supply One and other .builder :supply ,and material :. ;,1 companies. All such uses are considered building.'material<stores • . :.,...?1 which, in Tigard, are included in the' broad• use.°;classi:fication: , Construction Sales and Services. Construction;Sales;.and Services is listed as a permitted use in the city's .Industrial Park Zoning . . ` District according to Community Development Code Section 18" 68.030 A.2.g. ¢,; Construction approval will require Site Development Review :approval .- '.: i4 (Code Section 18.120) and building permit 'approval A;::.pre,-:. t=.'• application for Site Development parent Review may be scheduled by calling Jerry Offer 639-4171, extension 317. • -If you have any questions, please feel free to contact me or Jerry ",s °1 Offer. ;t1 ;r Sincerely, '- . Richard H. Bewersdorff `h c., Senior Planner .1 p •:. 13125 SW Hail Blvd, Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 . . `'.. •".• . 14 0'; - !•,." zg s,� 's . �� SI oa > t ` �5- ''.S-c/-1" ,'"t'.tai;"�t rt �: ) 1 hJ h. )id+l ,,F g C 44.—,1 l lr., .. '4 tVik,,,....,,,,t- .rs,- .... ..„r 4i:•?,si,i,,:,' ,5f 1 h-4 zs`ik,z:16-vi r-i.1 ,4'�',�<Xn _ . f :x�f�.�u`"tiY -.-2.'t`' :'f- ,,' m.'c+_'?W•' ..,:g.,... ; ,' .`.Safe ,zt .. ..as-*' _;a • ~ • • A REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping getter Community DATE: October 1, 2004 u� JI TO: Barbara Shields,Long Range Planning Manager RECEIVED PLANNING FROM: City of Tigard Planning Division OCT- 1 9 2004 STAFF CONTACT: Morgan Tracy Associate Planner x2428 Phone: (503)-639-4171/Fax: (503) 684-7297 CITY OF TIGARD ZONE ORDINANCE AMENDMENT (ZOA)2004-00001 ➢ CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE < REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Attached is a "DRAFT" of the Proposed Amendments for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 15, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING:.ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: 1999-0o0a5 / q ;I Wd�rJ SD 1to .w/7 thisys 0,7 ? i s C ll y ; . ?dvsio.a/And kelod, qs y( e,,y,1A -rye 214//4. 35.1 • qKt non -cplgf'vl,iy Clod 'J 4,4, .L f rs 4SSV, 4/04/' /4 21 , was /,red ovn rt ���r-h;c, /f' 9S/940)../.7 714,—'uG exfsh. /pro" t-,0,41.44 17.04-0,0grA') . /4•i cS! .?o'72 rc // :Ses L'✓as � r��et��fec. I q req A0 r,.a/vSsr. • N • • July 24, 1997 Mr. Mert Meeker Project Manager 726 McVey Lake Oswego, OR 97034 RE: Interpretation of Community Development Code for Expansion of Retail Use at 6600 SW Bonita Road Dear Mr. Meeker: The City received your request for an interpretation of the Community Development Code and the standards that apply to the development at 6600 SW Bonita Road. The following is an interpretation of how the Community Development Code applies to this site and under what circumstances additional retail use may be permitted. The current use of the site is furniture retail sales with some warehousing and storage of furniture on site. You have indicated that you wish to continue the existing use of this building but wish to add 4,000 additional square feet of showroom (sales) space. You did not indicate the existing showroom/sales square footage, however, you indicated that the original approvals permitted 18,075 square feet of sales area and 22,550 square feet of warehousing, office, and storage area. It is assumed that the original square footage's have not changed, therefore, 44.5 percent of the building is used for retail sales and 55.5 percent is used for warehousing/office. The existing zoning for this property is Industrial Park (I-P) which permits retail sales on a maximum of 20 percent of the entire square footage within a development complex. Section 18.68.030.2.o states: "The following uses, separately or in combination, shall not exceed a total of 20 percent of the entire square footage within the development complex: (I) Convenience sales and personal services; (ii) Children's day care; (iii) Eating and drinking establishments; (iv) Personal services, facilities; and (v) Retail sales, general." The existing use of 44.5 percent retail is considered pre-existing non-conforming. The code permitting retail sales as a conditional use has changed, as has the zoning under which the sale of furniture at this location was initially approved. In order to create additional retail space by adding onto the existing building, you would need to show that the additional retail space is less than 20 percent of the entire Mr. Mert Meeker 24-Jul-97 Page 1 of 3 • • "complex." The Community Development Code Section 18.132.040.D.2 regarding non- conforming uses states: "If a single structure or a structure and premises containing a number of lawful uses (except for a single accessory structure) existed as of March 16, 1983, and those uses would not be allowed in the zoning district in which they are located, or which are non-conforming because of inadequate off-street parking, landscaping or other deficiency (under the terms of this chapter or amendment thereto), the lawful uses may be continued so long as they remain otherwise lawful, subject to the following provisions: a. No existing structure devoted to a use not permitted by this title in the zoning district which it is located shall be enlarged, extended, constructed, reconstructed, moved or structurally altered except to accommodate a changing of the use of the structure to a use permitted in the zone in which it is located. An expansion may occur on the site provided that, the site is not made more non- conforming by the modifications. When the site received initial approval (CU 6-75), phases were shown on the plan which were mentioned in the letter requesting an interpretation. These phases, while shown for a conceptual view of how the site may be developed, were not approved as part of the previous application. The Planning Commission decision states: "Applicant's proposal indicates phased development. Expansion of the building or activities conducted on this site in the future will require action of the Tigard Planning Commission at that time." Staff has interpreted that the intent of that statement was that any new construction would have to be reviewed under the procedures in effect at the time a new application was reviewed. This was the case when Phase II was constructed. Because the Conditional Use is no longer applicable for this use in the I-P zoning district, any development that is permitted will require Site Development Review, which is an Administrative Decision. In your letter and in the initial meeting with staff, the possibility of partitioning the lot so that the existing building was on one lot, with the option of constructing a new conforming development complex on the newly created lot was discussed. The Community Development Code does not define "development complex", however, the definition of "complex" is "a structure or group of structures on one lot of record." The Community Development Department has, therefore, interpreted in this case, that the existing structure is a "development complex." If the existing lot were partitioned so that the building were on one lot, anything constructed on the newly created lot would need to meet the existing standards for a development complex. In other words, based on the total square footage constructed on the new lot, a maximum of 20 percent of that square footage could be retail. If you wanted to create 4,000 square feet of retail space Mr. Mert Meeker 24-Jul-97 Page 2 of 3 • • on a new lot, you would need to construct a minimum of 20,000 square feet of industrial/office space as permitted in the I-P zoning district. In your letter, you mention the fact that the warehouse area has a much greater cubic feet ratio, perhaps in an effort to get staff to calculate the 20 percent retail use by using the cubic feet of the building instead of square feet. However, the code clearly states that the basis for calculating the percentage of permitted retail use is on square feet. If additional square footage can be added within the building so that the overall retail sales square footage does not exceed 20 percent of the overall development, that is certainly an option. I hope that this interpretation helps to clarify what can and cannot occur at the site and assists you in making any further decisions in regard to development at the site. If you wish to move forward with a formal application for either Site Development Review or a Land Partition, you will need to schedule a pre-application conference and pay the required fee of$240.00. Sincerely, James N.P. Hendryx Director of Community Development i:\curplqulia\schatz.doc c: Dick Bewersdorff, Planning Manager Julia Hajduk, Associate Planner CU 6-75 Microfilm 1997 Planning correspondence file Mr. Merl Meeker 24-Jul-97 Page 3 of 3 • • A, REQUEST FOR COMMENTS C o TIGARD Community Devetopment Shaping A cBetter Community DATE: October 1, 2004 TO: Steven Sparks,City of Beaverton Development Services Manager or.�. � FROM: City of Tigard Planning Division C°4440, 4 ZO®i STAFF CONTACT: Morgan Tracy Associate Planner (x2428) joe Phone: (503) 39-4171/Fax: (503) 684-7297 DA ZONE ORDINANCE AMENDMENT (ZOA)2004-00001 > CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE < REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the !P (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Attached is a "DRAFT" of the Proposed Amendments for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 15, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. , PLEASE.CHECK THE FOLLOWING£ITEMS_..THAT APPLY "';. ;:-',, - :; X We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. �G Britten commen�t provided below: L , 4.. k. ` , ,������"10g — !!r� / u�2�� , AA-- 'el , io MV �P r Du'i i i Gtr- / � ' I G�'��J 6^/.��4 ec.� /11��� AI / 1 leti-4 ' 7:4, i i' - .4.14 , ' LaLid....... , /4.A:4 .e .40, W,511.d. , "i % MW / ii if fj' ' j�/1� Pr; Name/Phone#of Person Commenting: S.:r-vim( .S/ L 9 5-o3 5-26-2.1.- • • REQUEST FOR COMMENTS CITY OFTIIiOARD Community(Development Shaping Better Community DATE: October 1, 2004 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy Associate Planner (x2428) Phone: (503) 639-4171/Fax: (503) 684-7297 ZONE ORDINANCE AMENDMENT (ZOA) 2004-00001 ➢ CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE < REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within the Tigard Community Development Code to allow "Bulk Sales" as a permitted use within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as defined by the Tigard Community Development Code are "Establishments which engage in the sales, leasing and rental of bulky items requiring extensive interior space for display including furniture, large appliance and home improvement sales." LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Attached is a "DRAFT" of the Proposed Amendments for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 15, 2004. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS,THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Name/Phone#of Person Commenting: • (PITY OF TIGARD REQUEST FO•OMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS ��� FILE NOS.: ZDR D7-OC 1 FILE NAME: .Cyux CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: DCentral ❑East DSouth ❑West Ii1Proposal Descrip.in Library CIT Book CITY OFFICES - ' . . , f%LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. 4OLICE DEPTJJim Wolf,Crime Prevention Officer _BUILDING DIVISION/Gary Lampella,Building Official _ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer_PUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/Brian Rager,Engineering Manager I PLANNER–POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! . SPECIAL DISTRICTS . _ TUAL.HILLS PARK&REC.DIST.*_ TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 / ` 'L0CAL CALM JURISDICTIONS ` :.. .. .. -- , . - ,CITY OF BEAVERTON* I CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS tr Planning Manager Planning Manager 2501 SW First Avenue Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 . _ OR.PUB.UTILITIES COMM. / METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE V CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) / US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator OR.DEPT.OF LAND CONSERV.&DVLP_Kathryn Harris Mel Huie,Greenspaces Coordinator(CPA/Z0A) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G S.CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powedines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue /CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Z Steve Conway(General Apps.) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator _Doria Mateja(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(Vacations) _Sr.Cartographer(CPA/ZCA)tS14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zcA)MS15 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcccA)"911"(Nampa.Towers) Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing Is Only Access to Land) PRESERVATION OFFICE PO Box 6375 5440 SW Westgate Drive,Suite 350 Craig Reiley (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 ::UTILITY PROVIDERS,AND SPECIAL AGENCIES ' " ` : . -. —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Randy Bice (s..Mw for Ares Contact) (If Project is Within 11/.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 —PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY —VERIZON _QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev ts..Mw for Area Contw.) Diana Carpenter(App.Ea HON dSOW) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\pattyvnasters\Request For.Comments Notification List.doc (UPDATED: 22-Sep-04) (Also update:9:\curpin\setup\labels\annexation_utilities and franchises.doc'when updating this document) W1i2Lkj / /< 1 V-raf)3 -91N/11Y1Wld • • • - AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping 03etterCommunity I, Tatyicia L. LunsfonC being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of 2 gar Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF FINAL ORDER FOR:17 10A2004-00001/CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE AMENDED NOTICE (File No./Name Reference) HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission (11/15/2004) ® Tigard City Council (12/14/2004) A copy of the said notice being hereto attached, marked EXhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked WHIR"B",and by reference made a part hereof, on December 21,2004,and deposited in the United States Mail on December 21,2004, postage prepaid. I ,471_} (Pers. t at •repared Notice STATE Of'O EGOTT tjr��jj�ixtgton ss Wm( 044 Subscribed and sworn/affirmed before me on the 0/ — day of a , 2005. AZ‹,, OFFICIAL SEAL SUE ROSS I , ' (.../49/0 � NOTARY PUBLIC-OREGON � COMMISSION NO.375152 NOTAR LIC OF OREGON MY COMMISSION EXPIRES DEC.1,2007 MY Com ssion Expires: /a- --/—.a.DD 7 •EXHIBITA , 120 DAYS = N/A • CITY OF TIGARD Community(Development ShapingA Better Community CITY.OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE TIGARD CITY COUNCIL Case Number: ZONE ORDINANCE AMENDMENT(ZOA) 2004-00001 Case Name: CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE Names of Owners: N/A Name of Applicant: Paul Schatz Ill and Robert Smetts Address of Applicant: 6600 and 6830 SW Bonita Road Address of Property: Citywide Tax Map/Lot Nos.: N/A A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A ZONE ORDINANCE AMENDMENT(ORDINANCE NO.04-14). THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON NOVEMBER 15 2004 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. THE CITY COUNCIL ALSO HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON DECEMBER 14 2004 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Subject: D A Zone Ordinance Amendment allowing bulk sales in the IP zone as a restricted use. These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. ZONE: Citywide. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community Development Code Chapters 18.380, 18.390 and 18.530. Action: D ❑ Approval as Requested ® Approval with Restrictions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Affected Government Agencies ® Interested Parties Final Decision: THIS IS THE FINAL DECISION BY THE CITY AND BECOMES EFFECTIVE ON JANUARY 13, 2005. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. • • CITY OF TIGARD, OREGON ORDINANCE NO. 04- /'`{ AN ORDINANCE AMENDING THE LANGUAGE OF THE TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.520 TO ALLOW BULK SALES WITHIN CERTAIN AREAS OF INDUSTRIAL PARK ZONES, SUBJECT TO LIMITATIONS ON SIZE AND OUTDOOR ACTIVITY(,Z0A2004-00001). WHEREAS, the applicant has requested a Zone Ordinance Amendment to amend the language of the Tigard Community Development Code Chapter 18.520 to allow bulk sales in the Industrial Park Zones as a permitted use;and WHEREAS, planning staff notified the appropriate agencies of the request and received comments from Metro regarding compliance with Title 4 of the Regional Framework Plan; and WHEREAS, staff evaluated Metro's designated Industrial Lands and Employment Lands, and found that the majority of eligible IP zoned land for limited retail uses was on the east side of SW 72"d Avenue;and WHEREAS,to further comply with the Title 4 requirements,the maximum allowable size for a single bulk sales use or combination of uses on one parcel is 60,000 gross square feet;and WHEREAS, to maintain the campus like character for the Industrial Park zone, additional limitations on outdoor storage and activity should be imposed; and WHEREAS, staff modified the proposal so that bulk sales would be allowed only as a restricted use in IP Zoned property, east of SW 72"d Avenue, limited to a maximum size of 60,000 square feet, and with restrictions on outside sales,storage or activity;and WHEREAS, the Planning Commission considered the request at their November 15, 2004 public hearing, and unanimously voted in favor of the modified amendment on a 7-0 vote;and WHEREAS,the City Council held a public hearing on the request on December 14, 2004 and determined that the proposed language adequately addressed concerns regarding protecting the health, safety, and welfare of the Tigard citizens, as well as,the interests of business in Tigard; and WHEREAS, the City Council has considered the applicable Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; any federal or state statutes or regulations found applicable; any applicable Metro regulations; any applicable Comprehensive Plan Policies; and any applicable provisions of the City's implementing ordinances;and WHEREAS,the City Council has determined that the proposed zone ordinance amendment is consistent with the applicable review criteria and that approving the request would be in the best interest of the City of Tigard. ORDINANCE No. 04- /L Page 1 NOW,THEREFORE,THE Ilk OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The specific text amendments attached as "EXHIBIT A" to this Ordinance are hereby adopted and approved by the City Council. SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: • By U l/4 A L/V D14-5 vote of all Council members present after being read by number and title only,this /&/ N_1 day of aGe_.yn 1z2- ,2004. d-e7(//-elLtin..e Cathy Wheatley,City Recorder APPROVED: By Tigard City Council this / day of • ' ,2004. Craig Dirlfsen,Mayor Approved as to form• ity Attorney Date • ORDINANCE No. 04- /4 Page 2 i • • EXHIBIT A Recommended Development Code Text Amendment TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living R' R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC (INSTITUTIONAL) Basic Utilities C C P Colleges N N N Community Recreation C10 C1° co Cultural Institutions N N N Day Care R3 9 R3 9 R3 9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL Commercial Lodging P N N Eating and Drinking Establishments R2 N N Entertainment-Oriented -Major Event Entertainment N N N - Outdoor Entertainment P N N -Indoor Entertainment P N N -Adult Entertainment N N N General Retail - Sales-Oriented R2 N N -Personal Services R2 N N -Repair-Oriented P N N -Bulk Sales N R4, 11 N N - Outdoor Sales N P P -Animal-Related P P P Motor Vehicle Related -Motor Vehicle Sales/Rental N P P -Motor Vehicle Servicing/Repair C P P -Vehicle Fuel Sales P P/C' P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P • TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N P P Manufacturing and Production -Light Industrial P P P -General Industrial N P P - Heavy Industrial N N P Railroad Yards N N P Research and Development P P P Warehouse/Freight Movement N P P Waste-Related N N P Wholesale Sales R4 P P OTHER Agriculture/Horticulture P5 P5 P5 Cemeteries N C N Detention Facilities C N C Heliports C C C Mining N N P Wireless Communication Facilities P/R6 P P Rail Lines/Utility Corridors P P P Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. 4 Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). 5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. 8 Explosive storage permitted outright subject to regulations of Uniform Fire Code. . . • • 9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 1°Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as shown on City flood maps, when the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other than Recreation within the district. "These limited uses, shall only be allowed in IP zoned property east of SW 72m1 Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building, or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels,including those separated only by transportation right-of-way. Paul Schatz III EXHIBIT,V Paul Schatz Furniture ZOA2004-00001 6600 SW Bonita Road CODE AMENDMENT TO ALLOW BULK SALES Tigard, OR 97224 IN THE IP ZONE Robert Smelts Smetco, Inc. 6830 SW Bonita Road Tigard, OR 97224 Bruce Vincent BedsaulNincent Consulting 825 NE 20th Avenue Portland, OR 97232 Robert Smelts Smetco, Inc. PO Box 560 Aurora, OR 97002 • 77r'r,...�..- ncr r) 7 2004• • • , COMMUNITY r NEWSPAPEkS 1325 SW Coster Drive,Portland,OR 97219•PO Box 370•Beaverton,OR 97075 Phone:503-684-0360 fax:503-620.3433 The.following.awill be considered by the Tigard City Council on Email:IegaladverunitlgC�eammoewspapere.eom Tuesday Decembeir'14.2004 at-7:30 PM at the Tigard Civic Center -Town Hall,`,13125.SW Hal!Blvd.,Tigard,Oregon: ,,;: Public'oral.:°or._written'testimimy(:is''inviited. `The, ublic heearin on AFFIDAVIT OF PUBLICATION `.this matter will be held under'�Title`:18.and'rules,of procedure'adopted State of Oregon, County of Washington, SS by the Council:and available atCity Hall or the rules:of procedure set 9 tY 9 , forth in Section'18.390.060.E:' 6?A :,-;;:;:W , ,, Further information'=may`be,,obtained.`from.'>tlie;City;of:Tigard I, Charlotte Allsop, being the first duly sworn, Planning Division(Staff contact:•;,Morgan Tracy);at 13125 SW Hall depose and say that I am the Accounting Blvd. 'Tigard,Oregon 97223:or;by calling 503=63974171.,:,,, Manager of the Tigard/Tualatin Times, a PUBLIC HEARING ITEM: ;, .: • , �. ;. =a::;;;• newspaper of general circulation, published ZONE.ORDINANCE AMENDMENT(ZOA)2004-00001,, at Beaverton, in the aforesaid county and .CODE;AMENDMENT TO ALLOW BULK SALES=IN THE :i Y{: state, as defined by ORS 193.010 and '„'�" � ,`"'°�"r' �:�'.' •,` �''.,,1P•ZONE ���w ;;�. •:� r: •.=..-., ,M..,;,n�;�;., Y REQUEST: A Zone Ordinance'Amendment to,amend the.,.,;,:• ',`+ r 193.020, that Industrial Use:�Table witlrin tfie:.Tigard Cominunity�Developinent` Code to.allow;BulkSales":as a permitted use within the iP s A : City of Tigard Public Hearing Item (Industrial Park)zone Zone Ordinance Amendment(ZOA) 2004- Sales,as defined;by the'Tigard Community Development Code ace 00001 -Code Amendment to Allow Bulk (b bulky items requirinC extesiv nthe,eeriorlspace for-di ay including Sales in the IP Zone- �Y. 9 ;. g: . .engage ,-. ...SP, P Y'. g CNI Sales i the I furniture,large appliance and`home iinproveinent LOCATION:;Citywide OZONE:M JP(Iiidustnal;Park). kf'^ • APPLICABLE.RE W CRITERIA: 1 Statewide,Planning:Goals copy 1.;and``2;Comp ehensivePlanPolicies,1 and2;;and'Community''' ,i a co of which is hereto annexed, was , , � published in the entire issue of said Development Code Chapters;18.380, 18.390 and 18 ''2 newspaper for TT`_`10504 Putihsfi`Noveinber.25,2004' ;r r" ' fi,-` v :. .5 1 successive and consecutive weeks in the following issues November 25, 2004 Ch Of 104k- (,X-u4tp Charlotte Allsop (Accounting ager) Subscribed and sworn to before me this November 25, 2004 ���., OFFICIAL SEAL •��• c�..r. . ROBIN A BURGESS 1 ` ` NOTARY PUBLIC-OREGON 7YJiJ ��il /�� \,.00" COMMISSION NO.344589 NOTARY PURL OR ORON MY COMMISSION EXPIRES MAY 16,2005 My commission expires -° Acct# 10093001 City of Tigard Attn: Accounts Payable 13125 SW Hall Blvd Tigard, OR 97223 Size x2•43 Amount Due $ 5;9.0 remit to address above • The following will be• considered by the Tigard Planning Commission on Monday November 15, 2004 at COMN UNITY 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall. NO_ Blvd:: Tigard, Oregon. - . P nE S Public oral or written testimony is invited.The public hearing on this �Ji111 I matter will be held under Title 18 and rules of procedure adopted by 1325 SW COMP Drive,Portland,OR 91219•PO Box 370•Bearertao,OR 97015 ! the Council and available at City.Hall or the rules of procedure set Phaag:503-684-0380 Fat 503-B20-3433 ! forth in Section 18.390.060E; The Planning.,Commission's review is email:logaladverOslog @commaewapapers.com for the purpose of making a recommendation to the City Council on the:request., The Council.will -thee hold a public hearing on the request prior to making:a decision::`;, ='::; AFFIDAVIT OF PUBLICATION j`Further-::information may-be :obtained from the City of Tigard State of Oregon, County of Washington, SS Planning Division at 13125 SW Mall Blvd:,:Tigard,Oregon 97223.or I by calling 503=639-4171. - PUBLIC HEARING ITEM: - I, Charlotte Allsop, being the first duly sworn, ZONE ORDINANCE AMENDMENT(ZOA)2004-00001' depose and say that I am the Accounting >CODE AMENDMENT TO ALLOW BULK SALES IN THE IP ZONE Manager of the Tigard/Tualatin Times, a j REQUEST: A Zone Ordinance Amendment to amend the newspaper of general circulation, published Industrial.Use Table within the Tigard Community Development at Beaverton, in the aforesaid county and Code to allow"Bulk Sales as a permitted use_within the IP(Industrial. state, as defined by ORS 193.010 and 'Park) zone where presently this use:is'prohibited. Bulk Sales as 193.020, that defined by the Tigard Community` Development Code are "Establishments which engage in the sales, leasing and rental of bulky_items requiring extensive interior space for display.including Public Hearing —Zone Ordinance furniture;'large appliance, and'':home improvement sales.:.'.'. Amendment(ZOA) 2004-0001, Code ;:LOCATION:City:,wide:ZONE IP:(Industrial Park):: . :°: Amendment to Allow Bulk Sales in the IP APPLICABLE`REVIEW CRITERIA: Statewide Planning::Goals.1 Zone and 2 :Comprehensive -Plan Policies 1 and 2; and'Community CNI TT10490 I Development Code Chapters 18.380, 18:390 and 18.530. ITT 10490 Publish October 28,2004 a copy of which is hereto annexed, was published in the entire issue of said newspaper for 1 successive and consecutive weeks in the following issues October 28, 2004 C,kojLotkkLL41O Charlotte Allsop (Accounting Manager) Subscribed and sworn to before me this October 2 2004 ` Rpo ici sti G SS NOTARY PUBUC-OREGON COMMISSION N0.344589 NOTARY PUBLIC FOR 0 E N MY COMMISSION EXPIRES MAY 16,2005 My commission expires :...... Acct# 10093001 City of Tigard Attn: Accts Payable 13125 SW Hall Blvd Tigard, OR 97223 Size 2x44,6 Amount Due $ 5/) remit to address above