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CPA1992-00006POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. 95 & X3.9 35 SW Grorsa Ibu Road 2S1 ?AA r 200 & 1300 MN 92-OM PIS NO: CPA 92- -0006 / ZON 92 -0004 PILItt : AITIEN APPLICANT: amea N. Aitken 16706 SW Aldorbrook Drive' Tigard, Oregon 97223 REQUEST: Applicant requests Comprohensiva Plan and lone Change Profeaaional Commercial to General Commercial, ca aita �acoa approval to allow ra deaignation of a 0.30 e and am Zone Change from C-P (Profaaaaionat zOial) to C- (General Commercial). APPLacasza REVIEW CRITERIA: 3tatewidc y Planning Coalaa s 2, 9, 12, 13. Comprehensive Plan Policies: � 2.1.1, nnit y Development 7.1.1, 1.2.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, 12.2.2, 12.2.:.. int 60 ;11/41 Cheraw*, 18.22, 18.32, 18.62, 18.64. LOCATION: 11895/11935 SW Greenberg Road.: (WCT14 2S1 2AA, , tax 1otA 12,10 and 131 0) NPO NO 2 NPO CHAIRPERSON: Ed uffield l PHONE NURSER: 639-4759 CHECK arz WHICH. APPLY: STAPP DECISION commas DUE RAcE TO r....NL_Wr .I,xar .. PLANNING CONHISSZON ' DATE OP' l' INGs TIC : "7 s 30 HEARINGS OPPICER DATE OP HEARING: TINE b ' CITY COUNCIL DATE OP.., Ia3 :, TI: trArlia* ATTACHIONTS .. V� LANDSCAPING PLAN ARCHITECTURAL P snit PLAN OTHER: ST PP C , 3TAC ` s +der D! r 639 4 1'/�Ww1�YW I Mntll Ir 4-41q, CITY OF 4 TIGARD, R O Ei�S]CV'E PLAN AMENDWNTLZI CHANGE 20 'E 0 CITY OF TIGARD, 13125 ZW Hall, PO Boa 23397 Tigard, Oregon 97223 - (503) 639-4171 1 GENERAL INFORMATION (0445'//11357 PROPERTY ADDRESS /LOCATION ...; Alk I2. Or TAX MAP ADD TAX LOT PTO. V' ';SITE SIZE 1 ef) 68P sic 49-17 rRoPER.TY OWNER/DEED HOLDER* pod S. . Ai ADDRESS g '70" Stj kl p, �o�E �9 A? CITY c . 2IP 4/ APPLICANiT*s..r i ADDRESS ,.. PHONE 39 XX `i' CITY ,.. .. �; ZIP _., .. , *When the owner and the applicant are different people, the applicant Must be the purchaser of ro :cord or a leasee in possession with written authorization from the owner or an agent, of the owner tiith wr `tten authorization. The owners) must sign this application in the space provided. on page two or submit a written authorization with this application. 2 PROPOSAL SUMMAIY The ottrierit of record of the subject property request a 'Comprehensive p Plea Almtenc'�€est cif; applicable i'rb® :, and dayy . Zone Change .trod The $pi fo11oa at Caput OR scant requests a.t at 9/!,11110 ent to the Comprc iensivve Plan 4 FOR STAFF USE ONLY CASE NO. C P 9 - OTHER CASE NO'S: ! ? - e a7) RECEIPT NO. ,.' —,230.5.58` APPLICATION ACCEPTED BY: OR-, DATE: /8 7''71 Application elements subiitted (A)' Application form (I) Owner''s signature /written authorization 'Applicant's stater1ent (prep check PP � list) ir6y /o/f. <1» Filing fee C ") Additional information for Compre-- si` re plan Map Amendments/Zone Phanges (E) Maps indicating property location (pre. app check list) (G) Assessor's Map (1) )' Title transfer ins u ent (1) DATE DTF .Rti3C?'�ED TO EE (:3MFuETIp FOAL DEC. sioN DEA to t COQ., .PLAN/ZONE DESIGNATI N. i., lumber; plana.i .g COrmaiss ri Approval. Dal CiY, Cs' uricil Apra, . Date t 737P1 Rev`''d 7 st any variance, conditional uses, or other ' land use actions to be considered . art of this application: • Applicants: To have a complete application you yfi.11 need to submit attachments described in the attathed information -Meet at the time you submit this application. • THE APPL C (S)' SHALL CERTIFY THAT: A. The above re nest does .. not io :e an deed . restrictions , that mar be atttaac hed to or in used u 2on the sub ect ►roper` ty. E. If the application is granted, the applicant will exercise the rights granted an accordance with the terms and subject to all the conditions and limitations of the approval. • Air of the above statements and the statements in the plot plan, attachments,'. and - exhibits transwitted herewith are true; and the applicants • so acknowledge that oily permit issued, based on thi application, may be revoked if it is found that any a ucJ etatementd are false. . The applicant has read the entire contents of the applicati.on, including, the policies and criteria, and understands the requirements for approving or 4enying the application. DATED this sic$ATuREs of each ()weer (e . husband and wife) of the su b ject property. (ItSLpm O7Si.p" °Lii] Nryf., NAME ADDRESS A I T, ( 5705 SW ALOE OR R T I OAR!) 5.7e24- 1. RP PAYMENT PAYM N # F E E X T If'hfO a w, N ECK AM 11N t rwY"is r"410 N r PfV1ETDT t SUZDI1011SI ON AUNT N A PURPOSE O PA ENT AMOUNT P } a- 14 OTAL Oflw 7 PROPOSAL 'POR A COMPREHENSIVE PL&4 AMENDMENT 1,S,b ZONE CHANGE August 19 i 2 pre ! by : Steiger Co tt erc1a1. Real, Estat0., 1 10260 SW Greenburg goad, Suite 10 'lardet Otegoil 503/246-5402 TABLE of CONTENTS 1. Introduction and Background II Approval criteria A. Statewide Planning Goals B. comprehensive Plan Policies III. E lidence of Change or Mistake IV. Summary V. Attachments A. Vicinity Map B. Assessor's Map C. Copy of Deed D. Fee a1Sc.„and - Backgro`InC, This is a ro osal to change the Comprehensiv�E Plan designation. and the cOrresponding zoning from Professional Commercial to Cenera1 Commercial. The site Greenbur Road and Center Street. The property consis s is located on Greenbur Road at the intersection o approd'imate1y 13,000 square feet of land and two older :hoMes on individual tax "tots. The structures are approximately 2400 and. 3200 square feet including concrete basements. Approximately 1500 and 2000 square feet of the total square footages respectively are rentable for purposes other than, storage. For approXimately fifteen years the two structures were l ase d fo r uses which are a 1oWed outright under 000 but only as 20% of a whole development in PC. This was not an effort of the property owners' part to circumvent the zoning, but grew out of a popular misconception that Commercial Professional allows those types of uses. The demand for space in the immediate area has been and . remains predominately those uses allowed 'ender the General Commercial .zoning. II. . .. C.... i t.. i Y p p criteria for The _ nit � D�v►elo meat C- ..•,.e provides cr�teri e Cou approval of tle. Plan Map /Zoning amendments. The items requested by staff are reviewed in the follo 'ing section: k. t�► at . de a o 1. Coal 9 CbC:onoulA of the City and State) is satisfied beC:ause the proposed, rcdesignation. Will create opportunity for a more diverse mix of stall businesses who are not all,o4ed in. Commercial ProfeE sional, and are desiring a free standing location on a weir traveled street. There are few locations of this type available, in the city. 2., Goal # 1 r i►sportation) is eatit3fied because Greenburl, ,load was recently in; roved to a Major collector street and is aaresektl adeq late' to handle the traffic generated b either office or commercial . use; • Plan Policy VI.l is satisfied because . the proposed redesignation will allow a wader range of small businesses to occupy the subject site. Plan Policy VI.3 is satisfied because the subject site is one block off of Highway 99 and located within the central business district. Plan, Policy 7.1.2 is satisfied because . . all of the necessary services are, existing and in place. Plan Policies 8.1.1 and 8.L.3 are satisfied the g he subject site be..ause the street servicing t as been recently pd to cu: rent Standards for major collector sstre 3t anti all precondition standard s under 8.1.3 haves been met. 5' Play. Polio y 8 2.2 is satisfied because the subject fine: and situated site is on a rtes. -rs�et bus s it..atea across the street from a bus stop. 6. Plan. Policy 12 ... . 2 1 provides scale and c locati nal criteria for both General C om:Y.rcial and Commercial Professiona3:, zones. These criteria are nearly identical, suggesting that, the different assess can be so aehhat interchangeable. One n(,ticeable variance is, however, that Plan Policy 12.2.2 titled General Commercial, does specify that these uses b adjacent , . �� a sub..'` act. property ... it a to an arterial. or ..... � The � � � .... �. hs�a'a� amid ma 3 r c+o► .lock nor of Ptxcif � H g y r �. s one block on Greenburg Road which is a Major, collector. II/. Evidence . of a Change_., or vista Records are sketchy, but it appears this pro erty was zoned Professional Commercial back in the late Seventies, In the last ten to twelve years, ve have seen i major �a� or office campuses developet� on free ways and. arterials in areas with large parcels of available land, * as is evidenced by Lincoln Center, the Kruseway area,, and the up and coming Tigard Triangle, (primarily the area off ot 72nd and w' 217) . aemand has stee4dily falls.= the a smaller buildings ildings et ut sites which are not part of a larger development or ar`a more than a o 0 uple of blocks of a freeway interchange. The fact that the subject properties have always been leased for uses which are not allowed under Professional „ commercial, (other than 2o% of entire complex) is `.. ` nce that the j site is s ��v�.dr� �'sner Commercial. To this day, better suited as General l �C�►m�erc�.al prospective buyers or tenants for tho subject property are primarily users which would not fa ordinarily a11wed in prof esttional Commercial. al. Because of these changing patterns of demand for office locations (both for developer and tenant) , wa summarize that the zrall isolated pockets of PC zoning such as s� the b j'pct site are in danger of becoming under utilized and in some cases not utilized at all, and that these conditions are evidence of changes that have taken . place lace w + dictate that a different zoning, in this case General Commercial, would better suit the economic goals of the city aiid state. lv 5 X this case, it seems reasonable that the property th►utd have been zoned 0 in the first place, and, conclusive that upgrading the street, change in office + demand, for such �nhave ee this site site much more suitable for d , r l development . Commercial than office Commercial, This site is in a transitional area between General COMMerdiaI and g-12 , 12esident al, however, the character of the immediate area to the south and east is primarily commercial in nature which c as tevidenced by som e of the existing tenants t s tu as a laboratory testing facility, electrac l :Zit p rintin g company, th e later two with outside stora g 'oar carwash, and, major shopping center. The proposed ohan � e to oe meets 'the .required criteria. and is. , consistent area. This chang e will in compliance with l 5 0Diversify and Improve. the Economy of the Community and. the tateft w ._. �herefore, it, is requested �e plan and .zoni n on these sites be, that. t� changed to celeral commercial • "1111s plat is for Your Aid In • location your and with rnfermcg to ctroots r ' er ,� st !Pitt_ While this !►a bel bwyed to A .:rrect,, the company assumes r'' no °ability for any loss occurint by r6con ofi (silence there() ; loo CNI~rrco TITls» eisunmee ammo Ines = F sutlNYSildg R Ker4As, OREQOt1 ono: , f 1600 5, s i SOP ti e t 164410+1;06121 N _ ' 2 r y 44ie t22E a1'; s.w pO�ll 1 FORM Ni. 721 — BARGAIN' AND BALE DEED.. ---- • o, ;� . .. ... .` � r aTaa. ,Nv,.ea LAW ry a, C, O PORTLAND. ORS. �� r KNOW ALL ME BY THESE PRESENTS, "JvicT OR J011NSC'N' and 'HELEN( C. 30i NSON, husband and wife ,. ,.. «...., grantor...:, . ,- _-- --___- _Dollars, in consideration of en ..and..no. IA.Qthfh - - -- �.•�- to....theta. paid by -JAMES, N....AiT.KEN..and..NANCY .LOU .AX CKEN ..h;�s,i,and...anci..wife . « , , , grantees,,, do.,....., hereby grant, bargain, sell tenements, covey unto the said grantee.,s, ....�thc.irheirs and assigns, ail the YB following real property, with the nts and appurtenances, situated in the County of .... "WaSh.n,gton .and State of Oregon, bounded Arid described as follows, to -wit: The Northerly half of Lot 4, Block 2, Kingston, being all that portion of said Lot 4 except the following portion thereof: Commencing at the most easterly corner of Lot 4, Block 2, Kingston, and running thence northwesterly along the southwesterly lines of Lots I and 2 to a point on the divisio' lineebetween Lots 2 and 4, which point is 67.5 feet distant from said line of Lot 4 which point is equidistant between the westerly Easterly corner of Lot 4; thence southwesterly to a point on the • Y Y � .t Y ng 4 and the most southerly corner of Lot 4 thence southeasterly alongatherdvidi line of Lots 4 and 5 to the most southerly corner of Lot 4, being the northwesterl, lin►'i of Center Street; thence northeasterly along Center Street to the place of beginning. II 4 TO Have and to Hold, the abole described nd granted premises itieti.tO the said grantee.S, . their.— hairs and assigns forever. Witness.. hands. and aeal.s.'this. ..�.!'. a- .day of. tn a Y .« ,19...62... '"1yC- ..w.tSEAL (SEAL) »(Ssl1n)' STATEOF OREGON, .0 >.... 4.. 1.«..,..1.144......1.,.......«.4411,44.44.4.4 aa »� .., ss- 4."......... y . r R mita a salt County of... t1`aii.sit•ingtrJti Oil fhis. da of .,.««., 19.r,2,., before me, the undersigned, a hlotary Public in t nd lot acrd County and .s.._4e, f5erso y appeared the ,s iii tli named .- V.IC2OJR JOIiNSk- ..artni —fltL l: 4t'A 8Nt.n sband ate! wife u ` ` individual described in and wlt"i recut ed the within ,k...,,. . ' }.. i .. nti..tf f ma a s, y • y, hr r ''.. iris rumen and acknowl ged 1 s mss t' aat -,.the etuted the same f' " ly a , « `' %N TESTIMOlYY WHE 2EOl , I have h u o set my hand a rued rlt oflial `� f" +',�. y r Beal the day end 'year last abo te. written.. - �'a✓ -v v ..M T . . Notary it; WI; for Oregon. y connnission expires l •25 /6 bargain and Sale . riCIO ,.A1 SD . tidJ1E11 .... c tHSUt sband. nr :. ;i, Lbti hibt1 ', husband and Jifa $TATS 'OF OREGb1 County of:., .:.`....,p w� 1. certify that the within. ins "thin .1 meat was received for record ott the "clo»... r ...u.. .. , t► ..lt�t., and recorded 4 r. ., r Record' of Deeds of said Cont l ?"itness tar Tend' and seal'' of Cour►tr atizxed 'Oft* iiittiitoi NO, reirxiffiM iO llenn Walker Attorneys taw 8g' l tlw 'Center St,reet • J / • '0+ biravarosmase LAW rue, co., poi TLANC� MOM No. 033— WAIIRANiY DI[D �'° " " """ °' ' -" ` SK 9201 R,...[i rM.. KNOW ALL MEN BY THESE PRESENTS, That. „.JOU ' hereinafter called the grantor, in consideration of , Ten 844 .ri013.90 , ' . . .. . Dollars, and ,other valuable. ; sons d � ���"�. ..• ».. .» NCY , !4., pfTKEN ,. hh »usand and wife to grantor paid by JAMES H.. A 'RKF,N, : lrtla, I� ».......... .,.....,.,.,........,.. , hereinafter called the grantee, does hereby grant, bargain, sell and convey unto the said gra, ,fee and grantee's heirs, successors and as- signs, that certain real property, with the tenements hereditaments and appurtenances thereunto belonging or appertaining, :situated- in the County of. .. Wagnin , on ,,,.,, .,.: ,and State of Oregon, described Block 2, KIN as follows, `to -Wit. Lot 1 and the Laster�is► one-half of Lot 2, g GSTOiJ, Washington Coutty, , Oregon nun aibritn v fiat I nil' HMI NaliNtAlt1 Orr et t%flIti .ttitrr -' ■rr'i1s Ft VI yr 1.1`\t%TV \A I, c� 1IttBrttur_t tLtic til \t4'h 1�Tt'it911 1:104,1:11 .. 11't /1 • i A To Have and to Hold the above described and granted prrinises unto the said grantee and grantee's heirs, successors and torignseforever. ,v • 4 . s l front alt a soil and as- ' awful/ beized in fee simple of the above granted a n rem weft s beers r E seers and s ranee �. i ns that rant& is lawfully se r rcce s g , A �sard grantor here cyveriants to and with sardt Sn With�.r►, roads'b ... .. . . ..EX EPTING ..rights „of. the. R.I.thl .0 »..1,.n .a?n3' port ,. ..eat�etnents.,.,COr>1 , >tion�a _and. r tr l of s �ablie ret:or q an ,1g t847Ce .end tlmaf grantor wr /l . °... '..` - �=*el thereof against the law= warrant arid forever defend the above granted premises and every part p.- ful dairies and demands of all persons , p e by atedi .. rsons mt+homsoevet, ext;e � �s abOV Y .. to Crins►:;riti thts deed ai:,d *here the dontex s<r~ , ireds,the osrngular includes the plural. t September .� t� �'�.. Will elESS grantor's hand and seal this.....r''? ._ . »• .. p » 'er .- ► , yam'`: w% tots as 4tei Sopt4 giber ... '��..:. % Iq STATE OF 'OREGON', County of'...14a51';nllg;On.* ,.„.)3a, .' ru : ii n all Y a axed the above name 1 er,<on y pp�, �,4 : EL; ..and ..i3AOBZtriM, E ..... end :deed_ J1HN 1 ",« ,. rt. W` j '. n bc�..,,... 114'.1.lr' .. voluntary acts . .and acknowl �d the foregoing: rnstttt�ent� to ary 1` gei ,r > Prafi .rt: ftsr Ore it-1` lti'. corsmmrssion expire » :�,... 4• - tO#004tAL 'SEAL) AREANTY IXEED abhn At=7't° FtE4CRICtt�tlC, Riitthl X17 teetee.iiiiii tittle iiiikett *sheet e i text. Nttcoiiiii�t Ukas[yyL be eoliti, Ly,A wttRrltC: +ttbeexe.it: PA z ifiatAti..) • Mf Acget° a d114t ititbi s aiYei Ttttlt i s tiiii 'titbit' t tai j r at tiiiii ttcr cat t icald 1iiitt« ile, iii di tr *it tr that the tthui. itiii lziti +phi* ' �w it.0kt r tiToi is t d , ii tit �, atieta trWiy' S'Y Wig this teetut cetiil sa a cf tatae todite thibotte, bit it+ 11 eft bri C =TY or TIGARD Washington County, Oregon NOT /C1 OP FINAL ORDER - BY CITY COUNCIL 1. Concerning Clee Number(a) s' ► 92-�y 6lyng 92 -O 2. Name of Owner: -20mes . tken ...... Name of hppliant.t Same .... ,.; 3. Address 15705. , eS *, ; A1d4 br,;,►2,15 Dr...... ice. City . ,......... State 1B_ Zip n 4. Address of Property: j1495 A ,.11935 SW Gx Road Tax Map and Lot No( s) .: 21,2 5. Request! l t,o'. uest for.. gpapr, ebens va 1m Amendment.. and . Zone c + ggit' Pp:: ova l tq lllow redes i.a ationof a 0.1 x2 ai g p4sIsLoa] C x.9131 tomI-gl tLf M im C,,,ge from C -P t1P,ofes$ig►¢l Commercial,„: C-Gt Ger�a'a �r �y �,� j ♦9 ��1Qr gyp. � �i +�ywy �q T �w�► ,� ,onwnerc.A.�:l I r r.l A".�PP.LI...�.r,..�.�. RB ° X .. CR/T/B4A 4nw�lYiiri l.de. ,P„� mina _Ooaall t.: 2 9r 12.I. 13,E Comprehensiv Phan Pol..oiee 2 4 1 1 1 2 8.2.2. 12.2.2. _ 12.2.3 ;_ community Development Code Chapters 18' . 2 2 18.3 2 , 18.62, ,.aand 18.64. • Actieni Approval ay .' "equeeted Approval, with conditions Denial Notice2 Notice vtaa published in the newspaper, posted at City Hall, and mailed to: X. The applicant and.owner(s) C; nere of record within the required distance The affected Neighborhood Pinnitig Organization Affected governmental agencies Final dFGa�SeSP1�CT�THYS�' DECISION ..'� SIGxiEL'�`ON The adopted findings of fact, decision, and stetes e:it of conditions can be :Ian, obtained fined from the Planning 'Deper nt, 'Tigard City Hall,, 1312 SW . A review of this decision may be obtained by filing a notice of intent with, the. Oregon Land Use Board of Appeals (L[ BA) according to their procedures . QMSTiONS I If yell have any +ga eat .one, ptease 17411. the Tigard City Recorder. at 339 -4171. 'r r • Q STATE OP OREGON County of Washington City of Tigard I, s►,r t�2 dapoae and sad APPILAVIT .OP MAILING (Please print) being first duty sworn/affirm, on oath That I am NIA \ ! 'a s`'Jt for The City of Tigard, Oregon. The.. '1 served NOTICE CF PUBLIC HEARING FOR: That 'I served NOTICE OF DECISION FOR :. City of Tigard P nnning Director Tigard Planning Cftmiusi n Tigard Hearings Officer Tigard City Council A copy (Public Nearii;g Notico /Notice of Exhibit "A") was mailed to each named', a tac1iec3`s. 3 tet marked exhibit "B" on the ` ttic a NOTICE OF DECISION as here in United ... the day of bulletin i�oard on the Unit ed States Ram on the postage propaid. tin Decision) of which is attached (Marked . persons at th : a ~ shown on n the -.f 5 d ay of rte. � 1 19 ttached, was pos ed on an appropriate 19 depo tee'. day of :.. , 19 -, Prepared Notice idkklt!!C� and 30 rn of f ire:: to me on the P L Coro Commission 9 P' a NOTICE OF PUBLIC 13(E..ARIN., J��tr� Y GIVrEN cTPIA►T THE T:��l3ARD � t�.3ICLb OF THE�NTIGAi3D C�MSE�NG ON MONDAY, e, ctober 5, 1 ,212 AT 7 :30 P14, CENTER, NOTICE T 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO CPA 92-- 0006/ZOE 92 -0004 FILE TITLE: Aitken APPLICANT: James N. Aitken 15705 SW'Alderbrook Dr. Tigard, OR 97223 REQUEST: NPO NO: 2 OWNER: Same COMPREHENSIVE I AITFEN (NPO #2) AAMENDMENT qet for a Comp ehendive Plan Hap�Amendment to redesignate a 0.30 acre site from Professional �Commerdial to Commercial and a Zone Change from the C-P ro, (Professional. General a Commercial) 'to the C-G zone (General Co�nmerci.711) APPLICABLE APPROVAL CRITERIA. Statewide Comprehensive Plan Policies � 1.1.2, 8.1.1, 8 � Planning :Dale 2, 9 1Sr, and 33 ann P. �2r and 12.2.1; and Community Development Code Chapters 18.22, 18.3116 and 16.e4. LOCATION!, 11895 and 11935 SW Greenburg Road (WCTM 231 2P.A, tax lbtd' 1200 and 1300) THE COMMISSIC ' S REVIEW' IS COUNCIL ON 'THIS'' REQUEST. REQUEST 'PRIOR TO MAKING A TH11 ?UBLIC' HEARING ON THIS OF CHAPTER 15.32 OF THE BY t� TIGARD CITY COUNCIL FORTH IN CHAPTETt, 18.30. FOR THR ;PURPOSE OF MATING A RECOMMENDATION TO THE CITY Tam: CITY COUNCIL WILL ALSO CONDUCT A HEARING O?N THIS DECISION ON THIS REQUEST. MATTER. WILL BE CONDUCTED I "i' ACCO,RDANCE WITH'. THE RULES COMIC; 11l7`Y' DEVELOPMENT CODE RULES OF PROCEDURE ADOPTED AND AVAILABLE AT CITY HALL, OR RULES OF PRoCEDtfRE, SET %T.UUT G PRIOR TO OR NZ THE PUBLIC .RING ORAL TESTIMONY ONE N MAY A NY MAY` B WRITTEN SO IN m I )1 HEARING, R TH'E PL ING C SSION WILL RECI TAB PUBLIC . �"tG. 2►T THE PUBLIC A 5 `F IMPORT PRESENPATION FROM THE CITY PLANNER; OPEN TEE PUBLIC HEARING; AND L, N5 2. E BOTH ORAL AND 'WRITTEN TESTIMONY. THE PLANNING �ISSIOU MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION 'cx- ..... ACTION ON APPI�IC�4TrON, IP` A PERSON INFORMATION, OR OR CLOSR THE N" SUF�MITS' �BSV�POTION TA�,LE ACTiO . DF.N+c� APPLICATION AFTER Septerti<ber...15i 1992, ANY PARTY IS ENTITLED TO REQUEST A. CONTINUANCE OF THE HEARING.. IF THERE IS' NO CONTI iUANCE .......... GRANTED AT THE REARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST 'THAT THE RECORD REMAIN OPT AT LEAST SEVEN DAYS AFTER Tom' HEARING. 1,�I THIS NOTI APPLICABLE TO T R MOT' INCLUDED , CE IS' A LIST OF APPROVAL CRITERIA APPL FROM '. THE TIGARD COMMUNITY DEVELOP 1IT CODE, THE TIGARD COMP REHENHI' PLAN, LABi`, AR`p ` PLANNING GOALS.. APPROVAL OR DISAPPROVAL OF THE RE ST BY THE`, THB, :sT da�.,�, PI�rNN COMMISSION WILL BE.BA ED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISIN AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF T118 HEAll/NG ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO API'ORD THE 'DECISION MAILER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE' CRITERIA IN THE .ABOVE - NOTED' FILE APE AVAILABLE FOR INSPECTION AT ND COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER MOIL AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF' THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT 1 O COST, OR A COPY CAN BE OBTAINED FOR TIN CENTS MR PAGE. ACT Tom'' STAFF PLANNER Jq :ry f f p,. ,_,,�. AT' i� HALL BLVD. OR C ONTAC."r 1OUR NEIGHBORHOOD PHONE * rr iiR w _ f sruiiiii .�+ FOR FURTHER IN`ORMATION' PLEASE CONY 639-4171, TIGA RD CITY HALL 18125 SW ORGAN]�ZATION (mo) t CI�:AIRPERSOI : ;Ecd Duf f l *l , STREO` PAgot o' • rry. ao�, aA 1l, a. >• e .. 1, R • '• C O • A .1 a •. • 6 go =Wiz ..:.,.....,O MS; QLPTT I0 guisal071 1S a / EZZL6 go OW= '383 MS 61,88 agobua1sS S % *.LR1i -usg ' hi'rfr i s ��• �• S0'66o-QaS£TsT' £?2L6 IO QU'fi'DIx S'56£Z i oa a . flQ , ousnOinati3Sfia $ZZ66 t'o cavoi i rich =LET $S 066t4 . 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A • TIGARD P FESSxONAri GISN ER . ,.� P 0 BOX '2300 , TIGARD OR , 97223 1S13SDf -05102 : ...m. .,.,.•., • S25aS'1'1`,� thRRY' T tUSTEZ 2004 s « PORTLAND GR ' 97209 411 0 25102,B. -01001 i • r' .' , 1 • . • .. .. Y • .. . LOCXN000, litICHARL 'P TANYA I. SONS. JO= L ' 2610 SO SHORR BLVD LAIl OSIONGO OR 97034 JAMS N. AITKEN 15705 :3W AthERBROOK DRIVE "IOAI D OR 97223 ED DD 'FIELb 8895 SW EDGEWOOD TIGARD OR 97223 15135,OD -•04111; •w•r..,44»..1L. XRIDER,,; RXt b 4 ie .T T 1:51300 SV `1,33R, .. ' TIGARD 97224 IS,35D31-05100 YSS TTe' LAM= 2004 ' IRta PORUANi' • te • 7209 • .. • • 15135D10- -0510 . • . o .. a K r .. , . o e ...! . w$I,Sis, tTr,.LJl►RRT a c.0.at tT MASTERS, LINDA I' AND BISSAIT,, DAVID' *A, • 9449 S'te laxaBZDS w •„ -VID 'ARD 97227, , • 2S102AA -01100 ••.•aa.aa.a. TIGARD AUTO STOP PARTNERS 3201 FAIRVIEW AVENUE EAST SEATTT,E WA 98102 2S102AA- ,01600 •a a•aaa•sa as as aO'a a. FINLEY, NELLIE j TR 8945 SW CENTER ST TIGARD OR 91223 28102AA-01800 a a•a. •.aw•a •riaa RUSSELL,, TIMOTHY M AND NANCY L 8985 SW CENTER STREET TIGARD OR 97223 -. �.y ., . 1i�135DC Od�Li00 ••••••r•a•.••.�•a.•• LOCRWOOD, laCHAEL P & TANYA ET A % GREENBURG PLAZA 1440 SW TAYLOR STREET PORTLAND OR 97205 18135DC -00800 .. sa•a:.•mi • Olio •a•.a JACO3.1, CYNTHYXA L 11900 SW LTNCOLM TIGARD OR 97223 1.8135TA•04200 4 . a .. • . a • . a, JACOBSON, ALLAN C & PAMELA LEE 1210 CONSTITUTION ROSEVILLE CA 95618 1S1.35DD- 04400 • a• •r•a•.aa.a;,,: KLOCK, CHESTER B SR ET AL %SANDEP.HAN, MS 7650 SW FAIRMOOR ST PORTLAND OR 97225 1S135DD -04402 •aa.a'rrr•:a•e•a.,'a•Ii a a •DAVIS, 11lBET 'M 11476 8in1 GREENHO tlditikti OR 97223 y 1S135D0 °04.404 a + a a . # • . s a a • -. • ... ai ' AG , GLEN lk B '& F` ENTERPRISES PO Box 905 TUALATIN' OR." '062 1813500- 0 04406 4406 4 '. YI a • Y, ii • .. w b 'r` .'ii .SA04DE#141iN, 15M18)01.1 S. %, STEVENSON, 0049 'S' TIGAR 97223 • • 28102q AA -04, as•aaawasa•as•wares • ii HEINT "Z PETER W MARY A 8925 SW CENTER ST TIGARD OR 97223 28102AA °01700 .Y••.••�'a'•••aai•••••' PRICEETT, LELAND PAUL & HATTIE % PRIC!ETT, LELAND PAUL 11040 SW 119TH T.IGARD OR 91223 18135DC °00100' bua•••a•.aa•a•...iai. TIGARDE N COURT PARTNERSHIP 3500 SW 44TH PORTLAND OR 97221 18135DC- 00700 • • . • • • 1 S, KRAIG A/LYNN ,X' 870 SW LINCOLN ST TIGARD on 97223. a .r • a. • • • • 161135W- 00900' `a••i•••••••a• a a.•. f MI1`S, MICHAEL P COVItAN P 14s2 'ENTREE CIRCLE ttiet OSWEGO OR 97034: 18135bn- 04300 .. • a PROSCH, ELROY' G 3540 NE 119TH AVE PORTLAND 'oR 97220 18135M-04401 • a a • FRAHT,R, WILLIAM X. ALVA L 14990 137TH PL TIGARD OR. 97224 1$135DD -04403 • • •, O • . • • • HORTON, ARMOND G % BUSCRBACHER, LOUIE J PO B0: 23955 TIGARD O. 97223' 1513506 -04405 .a..a • SANDE ,• : ARS + t. 5' %: STENSON, 8849 SW mom Or TIGARD .,.., ` OR 97223 Caul a 15135D0- 04500 • ,.....,,. • «;, • DAS,,r MARGARETT H; 11470 'SW" O 81e1IttlURtt •0••:. TIGARO OR 97223: .. • . • . r • a -. a S'Sseeaa..a•s.. a• a' AI a a a a• it a.', s SS** '. a • •H5 i. a,a i • S .5 15135D0'. 044500 ... ...► .... ER ANDSON, PB LLXS 14 FRIWICRICK A P 0 BOX 23008 TIGARD OR 97223 18135DD -04700 .......•S....•♦�. TIGARD PROFESS/ORAL 'CENTER P 0 BOX 23006 TIGARD OR 97223 18135Db-0�. ...0 . • • . 0 • • •• • ZWIDWRF RXCWARD w & JANNT X 15300 S11 133RD TIGARD OR 97224 • 0.• 181 !Y 135DD1-05100 .••e.:r••.••...•...•10 BaSSRT", LARRY 2004 NW aRVI ST PORTLAND Q 97209 IS135DD-. 05102 .,....s•.......•..,... BISSZTT, LARRY A TRUSTXX 2004 NW /BITING ST PORT LAM OR 97209 2:310214441001 • .....•. .• .•.•.. LOOXWOGD, MICHARL P TANYA • SONS , JOEL L 2610 SO SHORN BLVD LAXX 'OSWNGO OR 97034 181351)L i.05106 '.., ... • ... s • . s d i . DIE/SETT, LARRY R it JXNNT B MASTERS, LINDA It AND BISSZTT, DAVID A 9449 SW LAKESIDE DR TIGARD OR 97224 40 NE 1/4 NE 1!4 SECTIOI\ WASHINGTON COU SCALE l" SEE MAP 1S I 35DD LINe V2 AIO 1/2 ./ ICKLIN QL.C.37 1600 904 223 AL` 906 2.42ACD !0 gel Let C .S 1 O7; +1 #2 FOR ASSESSMENT PURPOSES ONLY. DO NOT RE..? ON FOR ANY OTHER USE 100 4t 400 .244c 1700 c °� I =iaQ o C 7764 - . 174c= "rc e 200 .T6' tab.$° 1:187°.41 ��a c c. f/s�r :5, $Ci69 0.5.13,768' N zt $' E 92,00 1900 J84c 2,00 1 9 AR 1.000 /94. «S. 6654 s-r «tit H R' COR.I OT 63 *"--No tt TIGARI9 nU.0 ADD. AtMt$DtfD U. CONE* NOtr'11 t.2 NICICUtt D1,r' NO 5 4. B J so ro • 0 0 Ahrwriarmiv o' i C «5, 5283 s 7° 3e e -31464 . 3301 "'�' aar 6.44"hc e , 9.54c . ��: .. _ 25.6E - ...:.�. �"".'...,,�� M f..- S89 °31M R t 1 +- : ;:it 6t.9:4 9. . I' +.?. —4., � S22S.Si a ►0C iX. u ti 000 ES~3 iR 1 Ar+5 al , of 0 rah ' . NtSg° 3, 220.5E " �, 1 C5 0 1�?.*t« 6:2t vt r e�, 220 0' d 2fIAC. , C.S. 5 32 AC � S � 10,� 04 = : �4200 :s.8: 9. ..t.,1"' pC Y " w . ti " tt 1 !6a03* ` .4o4 UU j p 26 4403 + o /c'tet‘i,:::A.e2e; rl .304t. AI. Iris, ;: pS "7. �4 44� 4 • P 4T OSEEtAR ri e` t�ra „lit: :It Zp�j, ��, • t� 1407 ; . 4 01 4 00 166.57 200 132 0 SECTION 7 T2S RIW. W.M. 423.$5 $$9°23'W 42.$ • WASHINGTON COUNTY SCALE I L 100e SEE MAr) IS I 35DC 01 40II? 700 ./6oic 112 1000 .19 AC. r, ' t( �j 904 I ` ' e o 4.„,,o, q� Y►n1 of ,iii .,.r ►err 91$ d M top + ` �!' ► Gtr. A^ 0 905, « 2' 3:3;0'; �� �'� G` a ', � '' 41. A 4) 907 r 12, _ I'. �'p 915' ; , , �� 3. tip•, �.' 91 5."► ��,o X15 ` dp' i 4t//' •, 910 A's °, \d `.. .,w e? 415 4e.. '"*.S, ®►' 908 Ai ....a 1 , w' l' 16 916x 0' \ 1 h 8 �► /9o9w 10 � 1 t e4 fad 18 sus r, �. ' �`* .� © 7 s *917 ~ 140© �4 o 1t4, •��' I~r,�ti p� y .4)•• w n ► 918 \ /' ' a' r�oo s3 #' 919 er 1201 Hen *. 906 x.1200 W9 4 `' m 4 • QT FR NE r ,..�.., DATE: A.21 1992.. FROM Tigard Planning Department RE: .t8IVS � . 0 . - ; it 1. , 1 . t 9 .,- r 0 . ,AGE' ZON 92 -0004 TENNN (NPO #2) A request for Comprehensive Plan Amendment and Zone Change approval to allow redeaignation of a 0.30 acre site from Professional Commercial to General Commercial, and a Sone Chen a from C-P CRITERIA: Statewide Planning Goals 2 . $ (Professional Commercial) to C-�G (General Commercial APPLICABLE REVIEW � 9 ; 12, w 13� � eCcmpr ®hansi�re .Flan,. Policies 1.1.1, 1. 2 . ,g 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8 1 1 8.2.2, 12.2.2, 12.2.3; 1 8 4 2 1 and �, Community Development Code Chapters 18.22, 18.32, 18.62, 18.54. LOCATION: 11895 and 11935 SW Greenberg Road LfCTN 281 2. tax lots 1200 and 1300 ( 2AA, Attachad is the Site Plan at td applicant's statament fbr you. review. From information available t our staff, a report and . g s and from parer for nation su 1 d b various departments and, a encie and it' recommendation wil 3 be prepared to co�ame`r t on this ab rendered �� need�ro� consents ��1 in the' near future. If you w�,sb, tale the space provided n below e.. Y p ette to return 1992* our c you may or attach a separate � ` y nab?,e to rea�ond by tine above date, p p' ocontaCt note tubelow with our co s.ta9 alt c Onfi m` your ce nt staff coonaas If v photo the' "'�� possible. if you have any questions regarding. this math r, contain as sTig. as Flannin n . d9' 9' air, contact ths� Tigard Q ant, PO box 23397, 13125 SW Hall Blvd*, Tigard, OR 97223. PHONE:, 639 -4171. STAFF CONTACT: y Of f . _,.., . . PLEASE CHECK THE FOLLOWING ITS %snit APPLY t W'e have reviewed he proposal and have no objections to its Please ez t t •••••101.1M_••••• of ons pities. Please refer to the enclorred letter.. Written COMMentML NaMe of Person ComMentin Phone Number: • r H l 2. 3. ` �- JJ / / • /J / /��A �f 110TIFICATIOx LIsT _Pokt. ALL ApP�GICATI <I:S'. V XPD 17Ma jg_.(2 ieu ^iT0 CITY DEPAIMOI Fi3 orommorr Building official /Brad A. City Recorder - 7Ingineering /Chris D. Permits Coordinator/Viola G. SPSCIAL DISTRICTI! "lre District �'- (Pick -up box) Tigard Water District — 8777 SW Burnham St. Tigard, AR 97223 Tualatin Valley Water District - 6501 SW Ta fors For Rd. Tigard, OR 97223 4. EFFECTED JURISDICTIONS ash. Co. Land Use & Tranap. 150B. ?trot Ave. Billy Coro, OR 97124 Brent Curtis ••-". X. in !Martin ...-r. Joann Mice - Scott ring — Fred Eberle ,�...r Mike Borrasca City of Beaverton 70 Box 47 5..... Beaverton, OR 97076 City of Kiln city - City /Wager sw Xin• g0 City,1OR 97224 City Of Lake threV19 - City Maager 380 3W` A Lake **ego, OR 97034 State Bob Dora tn►ay Diviaalan PO 25412 y� �� f p Grp Portland, 0* .2 ..35- 0412 5 SPECIAL AOZMCIES General_ Telephone Rues, W.11 12460, SW Hain St. Tigard, OR 9/223 *W ft U a1 Gas Scott Palaer 220 MW Secoad. Av,eir Portland, OR 97209 str Cablevisioc of etegon • - Mike Ba11ock 3500 SW Bond St.. Portland, 0* 97201 Columbia Cable (7rac Zoo e) — 14200 oa ..00 V *rigido tt. Eeave t00, OR 97005 STATE AGENCIES Alittaatitida Dive. dcot)' Brigineer . Board , of faith Pith ,�4 6111dlife .Park* 4 MocreatiOri Div auhdtoisian LattisimAteit ..�.� Dept. of 1: 3= P ERAL. ill EMCI1 b. trzmck . , a tagiasest ct Dnale M., '�anaa, PI • Pro;ent e00 NW tot's, Ave0ue,.. /i.. 324,, anion *tat Portland,. '0* 9/209 Parks k Recreation Board Police Field operations! School. Dist No. 48 Joy Pahl aavartaa) Pb Box 200 Beaverton, OR 97075 Sch�o�lldoDist. 23J 131317 5W Pacifid gip. Tigard, OR 97223 Boundary Commission ---- 320 SW .stark Roos .530 Portland, OR 97204 MsTRO ----' .,.. 2110 0 SW lot ave. Portland, OR 97201 -5398 DLCD (CPA's only)' 1175 Court St. SE Salem, OR 97310 -0590 �.... Other city of buahaa "'r" City Tanager 17160 alo Jppar Boons* Perry ltd. Tigard, OR 97224 City of Portland — Planning Director 1120 MW 5th tla'ad, 0* 97204 —" Lideien R'attnann 8002 8* McLoughlin Blvd. ltilwaslkae, OR 97222 Portland General N,lid., iaat 1Maorer Br146'55 3W' ?Iona t5cbo0107: rry.: 31eaverton "O . 97007' .94stro Area Coe naltatioda 1815 1 i Ti Jason Bra► Trriia. Oaks:, Tschnologr 's:e!ntear 69tb.Place 8-6020 ]Fes +es'tom, C R 97006-4886 ttffi *eat Pita, t'¢slsea 421 61 Oak Et, ,... Portlan C d, R 97204 be 'er State► YEAS, .14+ Pat*: tommerce ... Dept, Fir'llli 14atSli'ha�l Steiger Commercial Real Estate, Inc. November 5, 1992 RECENED PitAtiltIO •OV 0 6199a Lincoln Center, Suite 1028 102y() S.W, Greenburg Rd. Portland, Oregon 97223 FAX (503) 246 -0087 TEL (503) 246 -5402 Tigard Planning Commission c/o Mr. Jerry Offer P.O. a 13ox 2339' Tigard OR 97223 RE: , Comprehensive Plan Amendment CPA 92 -006 Zone Change ZON 92 -004 Arnori Ladies and Gentlemen: Please withdraw the above from any further consideration at this time. Thank you very much for your consideration, Sincerely, STEIGER COMMERCIAL R. E., INC Jack' Steiger President JS /hn rr James Hitt en Jurisdiction t„ I Date Mailed (,099._ Date Proposal wane Provided to DLCD 0.6, 10 Ilia- Summary • `p �+.� the proposed.. of Proposed Act brief descry tion Action (Write a br action.) NOTICE OF WITHDRAWA /D V- r lex, tz.b 111').- Local i? le Number C.PA - t. P„La./ 4 ,(14,6.41 64ti cf.ptuo.,c, auL, e-16 0,3 atitiA aizel Ifei3— 171,55' This Proposal Was: Withdrawn Denied jealq O FFera., DeVEWP Ale r itiiiotv Dire. Questiow3 and Comments To e..1 p '" i hiR L. :fit ' r'r` HALL . (Phone) 4039 ' o If more cope are needed, please contact the DLCD 3'73 -0050` or this form form duplicated green pape:r office at xs form:. me. be on DLCD 1? le Number * * ,. FOR DLCD OFFICE USE. * * tpa >with /denial. fora 1. F STAFF REPORT TO THE PLANNING CM MISSION' -3 1 Tigard city Hall - Town 11 13125 SW Hall Blvd." Tigard, OR 97223 HEARING DATE: ''FARING LOCATION: • FACTS' 1. ,5 AGENDA ITEM ,,,...1..._. 992 X ....� General_ Information CASE: Comprehensive { Plan Amens' sent CPA. 92 -0006 Zone- Change ZON 92-0004 REQUEST: 1) Plan '� Nap amendment frox . . Commercial Professional to General Commercial 2) Zone Change from C-P (C ... omrercial Professional) zoning zoni.n district to C--G (General Commercial) zoning district APPLICANT: James Aitken 15705 SW Al4erbrook Drive Tigard, OR 97224 OWNER: Same AGENT: Jack Steiger er 9 o.. Steiger Commercial Real Estate, Iac. 10250 SW Greenburg Road, Suite 102-B TigL\rd, Oregon 97223 LOCATION: 11895 & 11935 .SW Greenburg Road. • uthwest quadrant of the intersection of SW Greenburg Road and S7 Center Street PROPERTY DESCRIPTION: WCTM 251 2AA, Tax its 1200 & 1300 SITE AREA: Appr Iii atel ` 0.3 acres STAFF RECO+tCATION a Forward a recommendation io t.+ City Caun %.:il for denial of the Plan annt . and rezoning requests lq 2. Background Informat The subject site was withi'i the area of the original incorporation of the City of Tigard in 1961. The Plan and zoning map that the Planning earliest ' maps has for thin area shows that the subject site has been planr,od for Commercial Profesaiona1 use since � g , 1975) The earliest 1975 N�►i hboshood Plan 2 � February b.�rs zoning reap that the Planning Department has found s that the site has been zoned for C -P use since at least 1981. No development applications for this parcel have been reviewed by the city although the property has been in commercial use for some time 3 . `ircinity InformFt_____ion Adjacent • properties to the north and northwest along SW Greenburg Road, and to the southwest along Center Street are also zoned C-P . Properties along SW Greenberg are with In Center Street contain developed with:. a variety of office and professions uses. Properties to the southwest g of uses and d non-conforming 1 ormng res identia useseig neighboring properties to the northeast and east an, office Pacific ., bank and ,�. are zoned c G 'Thesp properties � ies span betwee�nv$ building Highway aitd Center Street. Are loc ,ted to the northeast. A car wash and various automotive service uses are located to the east. 4, gite,Information is 0412 acres in site and it located on the Tou h�-�e t. cornet of SW Glee southwest c. .. nburg Road anti SW Center cels+contan and has h ar t %story. Street Tax lot 1200 is 0t 18 acres i. size frontage on SW Greenberg. S P structures containing approximately 150 and 2000 seuare . spate, � - � �� � , u � res3pdencesy� feet o f 'tile Both structures were ap lea�sa� originally , co ted as; single fL, fly h one pcp . . _ moth structures: to i:.hhe a licant s statement, Accorrci3n � ��' � y P. ears for n ...��sec� for..... appro�atel the ast 15 haver 'been Both of thence use sales and beauty sht� use, retail sare not. pe . %tted. usespin the C P... zoning district that has been .applied but :may be permitted �� ns - t � tai the Bite pe • g g dievelopment crrpie;. a lunited rcenta � of a .lar er The structures arm surrounded a L a tip ti Access to the parking area pv i . off Of bot Greenbur Road and C enter Street. SWnburg Roadhas recently been fill improved with cf+s, stoorm drains, g , �. .. or strut et f ��.s and � ell. width c4 ec sidewalks � efts app - 30 ,aviomeElt r +� ��tter street p�a'�'�d .t�. a 30 feet Of pave sent, but. without : dewalksk curbs, of s torin drains ST ` `RSPORT . CIA `9 - 0000120U. . -.!1..iteig. • Proposa;J escription The applicant requests a Comprehensive Plana Map amendment fro ** Commercial Professional to Ger,9rtil Conmmercial and d Zone Change from the C -P (Commercial Pnofesskional) zoning don riot to the C ((General Commercial) zotVing di strot for the approximately 0.30 acre site. The applicant has submitted a statement titled proposal for a PlatiLlipri...Shangs, prepared by Steiger Commercial Rear Edtate AgencE..:and NPQ_Coanunents The Engineering n ineern Division has :reviewed the �' g g proposal and . offers the following comments: Trafflc Impacts: Currently the eite is zo,red G -P (Professional Commercial) and contains two existing structures (approximately 2400 and 3200 square feet each) Typical usage size structures ical saaa�a office usa of these in the current C -P zone would be anticipated, to generate roughly 140 vehicles per day utilizing Institute generation Traffic Engineers - ual . ded by site ... traffic eneration estimates by the `men If the sft were redesignated to C -G, the site has the potential to generate frc /m 4 (at a minimum) to 8 times the amount of traffic that would he anticipated under C -P zoning. The site is located at the southwest from corner oSW Gr # a spot block Highway 99 � which is Center currently one y A."-ain t i f' redesignated during peak lIours . ' � .,� ignated traffic directl related to �s site would add to this congestion. The. efore r the Engineering OiVision reccmiends detial of the requested Plan amendment and zone change. li. Public Pacilities Curie ' ntly al; public facilities a in place to the site and a should have adequate capacity to serve likely uses of the site under a :; '"t,.,.. ' the current or requested zoning, g... The Building Division reviewed Tualatin Valley P and is�.on and the Rescue District the pv0posal and issued no cOmments or objections. ,tB have been received. '000ZW$2. 004 AMER tr 1 4' FINDINGS AND CONCLUSIONS the relevant criteria in thin case are Statewide Planning Goals 1, 2i 9` Comprehensive .1 8.1.1, 5.1.3.�amd and 12; Com rehensive Plan Policies 2.1.1 4.2.1, • 7.1.2, 7.2.1, 7.4.4, net al Commercial � Plan 4 3 1, 5 1 1, 7, 7 2 1 ? 4.4 7 6 , C ,, ].2 . 2 . 1 (locational criteria for the a quasi-judicial designation); and the change qu j ial Plan Map Amendment criteria, of both the Comprehensive Plan and. Community Development Code The Planning Division concludes that the proposal is only partially in compliance with the applica'ale Stat€wide Planning Goals based upon the following findings: 1. Gold. #1 (Citizen Involvement) is satisfied because the City has adopted t citizen invo [vement program including land use and deg ,elo ent applications by review of all. -tea � paa pp neighborhood planniaxg organizations (NPOs) Notice of this proposal, including copy August �7 �r�9�. .A3s statement, was provided to NPO 200 of the rA applicant es public notice requirements related to his requicst have been satisfied including advertising the hearings in the Tigard Times and posting the site. 2 • Goal #2 (Land Use Plannin g) is satisfied isfied because thme C t y has applied all applicable Statewide Planning GSals, City of Tigard Comprehensive Plan Policies, and Conaunity DFVetopien t Code requirements to the review of this proposal. • Goal #$ (Economy of the Jtate)' is satisfied because the proposed redesignat ion would increase the City's, .. nventory of leasableiredevelopable general commercial . land g i lthcu h t would decrease 'the city's inwentory of leasableiredevetopable Commercial P,ro Eessional, iand. No net impact on employment in the City is foreseen" in the proposed redesication., The applicant aSsert3 that. the prepared redesignatiol will provide opportunities for small. b . . businesses in a free standing location on a well travelled stret, an. opportunity eca lacking . . " in the pp+o unity the apgl�....��. says is lachin elsewhere i free standing c nunerc al sites Staff (i.e., not within sho �►p.Ln -... centers or � o is �' `� rtither development complexes ) are highIy desirable . Noweve,z, without an imentory by the applicant, Staff is not convinced that similar opportunities for f. standing t oin al retail and service uses do not to t st as in the Central Business District and cattereed long � Pacific . hwa" along g are, however, no similar opportunities for free st .d g TAM' FONT - CPA,. 2.000 fZON 92..0 # 4 AIT • to f,0 ■ 4. commercial retail and service uses along SW Greenburg Goal o sed (Transportation) edes tion not satisfied because the � �l2 is proposed inc es in traffic rely related to commercial ... uses that could be situated on the site if zoned C -G. Increased traffic in this area related to 0,4 uses could cause further congestion in this area and possible increased traffic infiltration into adjacent residential neighborhoods. Full redevelop ent and utilization of the. . current Commercial, Professio na designation would site under the exacerbate . the existing traffic congestion in this area , bu t to a .much leaser degree' Mould bee ct �it h man y potential General Commercial use types that could utilize this site, such as a convenience a store or fast food restaurant While the pp icant•s statement apparently assumes continued g f has- had several di • 2. Plan Policy ~ 4.2.1 will be satisfied through the development review and building permit processes at which time a redevelopment proposal for thin site must be shown . to comply with applicable federal, state, end regional water quality requirements. The proposed redesignation does* not by itself affect compliance with this Plan Policy. Plan Policy 4.3,. 1 is implemented through the development review process Li which building placement and landscaping are revi 1 with respect to minimizing wise impacts of the deve,Wping use upon neighboring land uses. The proposed redeignation does not by itself affect compliance with thi t Plan Policy. Plan Policy 5.1.1 is satisfied because the proposed . redesignation would not appear to significantly affect the economic divereity of the Tigard area. It is impossible to quant what ify f u efferits opportunities the requested redesignation have. The request is for a switch between two commercial zones only and involves only a small amount of .land, and presumably therefore only a small, number of jobs under either the current or proposed zoning. Plan Policies 7:1.2, and 7.6.1 satisfied because a dequate� ptiblic sanitary sewerage storm drainage, public water supply, and fire protection service capacities are available to serve f uturG uses of this Plan and zoning dens site, either with its current P r��deve � or if the City site of is �irards notifies and a �ic�ly to d.. pay The Tigard applicable public and private utility providers of pending development applications. Plan Policy 8.1.1 is not satisfied because the proposed site which on Cold load to development of uses on the expected to attract substantially more traffic than would be expected with development . under the existin g Commercial Professional Plan and C P zoning designations as detailed above under the e Engineering Department' coaue nts and d the Goal 12 discussion. his creasetraffic wor ld potentially have a negative impact on t raffic -saiLttyfr' and effitaioncy Gree�u Road and. SW Pacific at the intersection of �' on nearby streets, especially g is Highway. lan Policy 8.1. mill be satisfied as a_ condition o; approval a f any future. develop. a :" 'f, this site,. oi ove ►n site's �:rit:� -�,- � woul. required +sat. 'lpp , is alox�ez the �offi lotion. of ecess atreto be install de veloper at the time of redevelopment. it is - PA 2- 0006/Z0H 92.0004 -� STAFF POD' Amiga .,.,.. .,s 8. 41011 Ast kir that no additional improvements would be required along 5W Greenburg due to the recent nature of the existing improvements, although changes may be necessary if a high traffic generating developed ,site �'he Engineering a Department, is eposs3b� yo the Oregon State Highway any op, nt proposals �feri the ei� � with regard to n�ace�sa�l vc+��.�s% .mprroovem nts along the site's f. ontages and pOaaible Off site Improvements The locational criteria for General Commercial uses partially satisfied fo:�t%e following Comprehensive Plan are sr part y A. The subject air :ea is not surrounded by residential development �aes�theth� n� locnt %nahercxite , the criterion criterion (1). Surrounding properties are zoned for either General Commercial Use to the east or Commercial Professional use in all other directions. '9` property � south ,despite Center Street is titled for residential However, the abuttin ro to the b *ing zt Faxed, C- P, P� di scussed above under Statewide Planning Goal. r1' and Plan Policy 8.1.1, staff is not persuaded that the proposed Genoral Commercial redesig nation would not result in suhStantial increases in traffic on adjacent streets and adjacent intersections atnd: thereby exacerbate an existing tsa,ffio congestion situation to . sf ctory level and. crease traffic safety concerns Tb.: tefore, staff is not able to conclude that locational criterion, 2 (a) is satisfied. This criterion requires that the redet ignation not create additional traffic congestion or a safety paoble®.. • The sites. is located, on enburg goad T � � � � a i6 d4signated a major c011 ctu-r' street by, the Cites' of Tigard 's Transportation Plan. Therefore, the r proposal r f e h loca ��.c►a�1 'c�el�,er'�.orl� ro nsistent with 2 b Access to the site for any future development -detertalirtd throuit c the development reviect prod a. . P thlic traaxsportat3 On. is available on b ►►tn rGre+en urg and in front, of the site ana, on SW ,Paw v ocT aighwa " olte block to the east oil; essa ti to 1 therein" satit � C i L .,.. g locational criterion G ) The OA acre site is an ad e+c uat; 'size to acc ate of the usea po rte � �.he: C- sonil district, thereby ea is critea .ot, .. ST `Py P+ R CPS% ''92. 000 '/Zo ' 9 -004.; Pa • .4 F. The subject site is highly visible from SW Green burg Road, thereby ^satisfying criterion 3 (b). G. Compatibility of this site with adjacent uses is difficult to ascertain without an actual development proposal or at least the specific intendgd However, tine City of Tigard' s Site Development Review and Conditional. Use review processes are intended tprovide opportunity property ...... fo tenti�_ development's relationship with adjacent existing � y Because the site abuts only other comner ally desianated and ma j or streets, compatibility issues regarding future development would be anticipated to be minimal except with regard to traffic concerms . Therefore, staff finds that it is reasonable to expect the site to satisfy criteria 4 (a) through (d) In order to approve a quasi-judicial 1 pimendment to the Plan and zoning maps, the in there is evidence of a change i the neighborhood or c ommuni t Y whi h affects the parcel. Alternatively, the City siust find that there has ben a mistake on. inconsistenoy with regard to the original, parcel (Comprehensive ,. Plan, V fume 2, 1 ®Cali designation o � the arcel cY' 1.1.1, Imple .entaton Strategy 2; Community Dovel.oranent Code Section 18.22.040(A) ' that these has been a change The applicant s state,aent asserts in the character of the area of the site due to relatively recent office p evelopment which has occurred witY , a the Ci��... and nearb�,�� areas ' 3r campus Y Y � i »e.,��incoln Centel'. and Kruse wa � providing substantial opportunities for C-110 development at thy: expense of a reduction in demand for sma1k r sites and bus ldings for C -P velotenent. While it is clear to staff that these other" deve .opaaents eve provided other opportunities for uses allowed in the C -'P one, we do not find that these ,developments have. created, en gh .. a in c:` umstances � �d� of a Chang �xc o t The has recently to render the City T � able or =attractive y CQa+erc�.al Profes tonal d � ej,� `saint y tract �r� for ►roved. the redevele nt of i��.. i boring p. ro � _ r� at 11775 ap +es under the C' Sid" Green'hur toad. for g g Pe " Y' Qo09► ' approved Au .._ �tsst."� 2��� 1991). .. -P gone. SCR 9l- ' , , In addition, on September g :. .� " pre-application ... .. Pla�nnin � '�►iv�.��.on staff had a conference with the owner of the trope y at 11780 SW Crreea aurg Road c r arof ssible Plan danent and cone Change t Commercial ional/C -PP in order to allow conversion of the eatstin hou8e to a profession�€]L of . these: g � office.. nth of s��.tes are within 500 'foet of the aub"' ect, site and both, also 'front 'on Greenburg Road. Therefore, it does hot, appear that, there has been a significant enough reduction In the market demo d for ,..0►RT ' .,� 'C 'h 92 -000 1�1oN 9.24 004, A1T - p ST`F R ' SA • 'T sip • office uses in the : area to justify he requested change as the applicant " s statter&akt asserts The history ,a f the site having been occupied by usbe8 which are allowed tt the C -G zone but not the C -P zone as well as the history of .rs~soblOtts by potential purchasers tit tenants is not evidence that ` better al � . neral Commercial the site IA bet�er suited for Ce use as the applicant _, s statement conncludes; these are only +ev id r l,n : that there has be 1 n interest ;. this site from what are t , ►if.ally General Commaercia uses. This interest is likely mostly filue to tire site's .1-.1jh visibility. The City is ift3.1 aware that retail, and aervic e gees that rely on visibility 1.o sassiv .t tential customers s ar e Interested in high Visibility es ouch this , no matter what the zoning is or, of ton, no matter what the effects their ees may, n have ueon traffic on ad j a:.-z.. t tre 'ts or impacts upon g ighborhoorIA g, y a .. ....,o► is as, ket �t 3$ not enough for the City to 'fee that there demand for a piece of property to justiyy a Plan designation. P and coring for a site which allows intensivc land uses; the a potential 'nor a redesignatiOn City must also consider t�� tential� �affe+cts the may brings this case, the potential i adverse effects; from the proposed redessi ation are ssubsltant�.a�.. resulting f�►,, sm p This potentff.al for iigr�ificant of effects trot : intensive: commercial uses should not :4 downplayed because the site has creviousl .. been r �relati ly low -pct retail and oimner�cial uses:t used City s past decisions to nom designate this tolghly visible site for General +rcial use was not c& stistakta in the o.e~iginal designation, :hut instead was likel based On recognition of the potential i ctss such a designation could bring to this area. There have not been g changes i n the area to c .0 } this view. w. aThecl slat and enough t the rev mated steel �►�, The p�.t►nn rezon�.n does not find tha , rezo ningg "� satisfies the change or ' , s W ttaaaard for redesig.ation. COMMEND&TICtl The Planning Ditision recommends that the pl xse iin °omission recommendation to the city C±o' and donee of. om rehensive �� forward a plan lRsssaend�tent� 9� -OQQi� � for o 92-0004 based upon the foregoing findings. City council review of thins ap ?l cation. is to nta . scheduled for ebb-, 1992. R��c' � ►Cpl 9 -PO ZoN LEGIBILITY STRIP . ►.. 42nd AVE ®: •, .• -� • • • •- • • • _ • 0 • S. W S.W. 1 91st` t AVE 83rd PROPOSAL FOR A oOMPREHENsisre PLAN 1 NENDMEN7; AND ZONE CHIMGE August 1992 prepared b Steiger Commercial deal Eetate. 10250 sitt enb"gl .Uoadi Site D2 D Tigard, Oregon 9/223 503/246 TABLE of CONTENTS Y4 .Introd ction and Background I Approval criteria stateside Planning Goals comprehensive plan Policies III. Evidence: of Change o Mistake IV. Summary V. Attachments A. Vicinity Map B. Assessor's Nap C. Copy of Deed D. ree a, a t I Introduction Intgesluetiem_anyagisemend This is a proposal to change Comprehensive Plait . designat,ion and the correspooding zoning from' Profess it enal Commercial to General Commercial. The site is located on Greenberg Road at the intersection 'of Greenburg Roast and Center Street. The p;`"c i erty consists. of approximately 13,600 square feet of land and two older homes on individual tax lots. 'rho structures are approximately 2400 and 3200 square feet includiny concrete basements. A pp roximatel y 1500 and 2000 square feet of the total square foot ` jea respectively are rentable for purposes other than storage. For approximately fifteen years, the two st*�uctures were leased for uses which are allowed outright under GC, but an effort of the whole � o not way as 20% of velopment in PC. This was th property owners' part to circumvent the zoning, but grew out of a popular misconception that Commercial Professional allows those types of uses. The demand for space 'in the immediate area has been and remains predominately those uSes allowed Under the General Commercial zoning. s; 7"oval Criteria, The community Development Code provides criteria for approval of the Plan Map /Zoning ion in g amendments. The items requested by staff are reviewed the following ssectiorz. A. Statewide_ Planning .Goals 1. Goal 19 (Economy of the City and State) is satisfied because the proposed redesignaion . will create opportunity for a more diverse min of small businesses Who are not allowed in Commercial. Profess.onal, an d are desiring a free standing location on a well traveled street. There are few locations of this type available in the. ,ity. . Goal I 12 (Transportation` is satisfied ce becau se Greenbur g R�ad was recently improved to a major collector the and: is presently Ci~ � adequate, to handle tie traffic generated by either office or commercial use. r B. 410 Comprehens .ye Elan olicieR y because the 1. � Plan Policy VZ 1 is .satisfied proposed _ sicjnation will allow . a wider ro c�s�d retie -range ; f small busir..:j ses to occupy the ,subject site. 2 • Plan Policy VI. 3 is satisfied because the . subject sito is one block off of Highway 99.. • and '" located within the central business district. • Plan Policy 7.1.2 is satisfied because ; ll of the .necessary services are existing an d in place.. 4 • Plan Policies 8.1.1 ind 8.1.3 are satisfied because the street servicing the subject site has been recently upgraded to current . standards for a major' collector street and all preconditic,rn standards under 8.1.3 have been met. • Pig a.x Pl .1 °, y 8.2 ! 2 is: satisfied because the 'j ri -met bus line and sv+o ect �.����n��e is on a t situated across the street from a *Ws .stop. • Plan Policy 12.2.1 provides scale and locat.ional criteria. for both General. co �iaercial and Commercial Professional. zones. These: criteria . rly identical, are neatly stog+st:nq . that the different uses can be .. ne noticeable sv��ewhat gntexchangeable. �► .. variance is, however, that Plan i'olicy 12.2.2 . m ►e rcial, does specify that titled Cener.�l Go "these uses be adjacent to an arterial or j .major ctor street" � Th subject property naa o.. cs�lle • Pacific Highway and. bl , t located on Ck �1C7►r'�".h. Of � is one Greenberg Poa, , which, is a maj orr collector III. Evidence , o a chanqs_gs Mistake r h. but it appears this prop. .. late M Pecords %�.e sketchy, property back. in the late es . ` in�tL last ten twelve years, we have seen was zoned Seventi � �' i i j!! r office corpuses developed on freeways and Iaa. or arterials l s in a reas with large parcels of available land, as as itt tYdencsd by Lincoln Venter, the Esewa y a� e , an 41 • o the up and coming Tigard Triangle, (primarily the area off of 72ne. and Hwy 217). Deaand` has steadily y f alien steadil buildings part of a ®la larger d veloparent or are more than, a couple of blocks off a freeway , �nterchan for that the subject )roperties have always been leased for uses which are not entire complex) " ex is �,�. ,oan►ercial, (other then 20% of allowed. under Professional pl ) i evidence that the subject site is better Suited as General Commercial, To tills day, aros ective buyers �, the taubj ect property re primarily sers which not be ordinarill allowed in Professional Comerci; l Because of these changing patterns of demand for office locations (both for developer and tenant) „ we summarize that the small isolated pockets of PC zoning such as the subject site are in danger of becoming under utilized and in some casee conditions are evider�ceto utilized at all, and that these f changes that have taken place which dictate that a different zoning, in this case General Commend sl, would better su r.t the economic goals of the y IV. gagghry In this case it seems reasonable that the property should have been zoned GC i.. place in the first Lace and conclusive that upgrading the street, changes in office development and the locational demand for such, have rendered, this site much more si Citable for General Commercial than Office Commercial. This site is in a transitional area between General Commercial and l -12 Residential, however, the character of the immediate area to the south and east is which is primarily comanercial. in nature . s evidenced. by some, of the existing tenants such as a laboratory testing facil�.t ` ,. y, electrical firm, printing company, y, h n idestorage, car care er , carwash and ma' oshopping center . The proposed onsistent with the area. This change will .. be in compliance. with. Goal 9 "Diversify and Improve the Economy of the Community and the state' Therefore, it is requested that the plan and Zoning oh these sites be changed to General Commercial... 5:w LEWIS ill "„�[jQ� ry... ty, ',g1 ''' 4'°"0T ..r r•'YY`7ti . 11� r '�.,1 J11 Irniis plot Is toratour akl In • icrAting youelend Ifilh rnfo rr to stroat for • E L/ While this el�,, ed to be correct,, the company assumes w no Ils!fility for any loss occuring " "5 by r atan l rencs -thor; ECT I O N 2 1 2 iINGT9t1 COUNTY ORE .SCAt.g. 602 302 : Lincoln Center, Suite 102B 10250 '`'. Greenburg Rd., Portland, ©zegon 97213 FAX (503) 246-0087 ' 'EL (503) 246-5402 Tigard Planning Commission P.O. Box 23397 Tigard OR, 97223 RE:; Comprehensive Plan Amendment CPA 92 16 Zone Change ZON 92404 AITKEN Ladies and Gentlemen: Could; we please have the above hearing scheduled: for the November 2, 1992 Agenda, as we will not be able to prepare our testimony by the October 5 meeting? Thank you vex much Sincerely, STEIGER COMMERCIAL R.B., INC. 0. T G R PLANNI-N C D M M I` 10 N. NOTICE: ALL PERSONS DESIRING 10 SPEAK ON ANY ITEM MCS SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET, (Please PRINT) AGENDA ITEM: .' OWNER/APPLICANT: /A'1 r'eArN LOCATION: NPO NUMBER:, P, lSg_g'RxN YOUR _ NAME/ mummmismstummummatmaimaissminatualmmammilmmis PROPONENT ( For the proposal) CASEER( S) : 9 Z -0 7..o I 41 2, -4 LEI DATE OF BEARING: "` ,"`� 2...- ADDR XOUR ZIP mg OPPONENT Against the proposal) Name ddr ' �► Name Name Address Nam Addr ego ;._,,.. Name Addr,Ose. Name Address Ai'a»x[te Address Name Address Name, Address__ Mime MAMBO 'Name Address Name Addreb e Name kddress Address Nam ., Name .: Address Na Address Name . 0 eas ais o• STAJrF REPORT TO THE HEARING DATE: HEARING LOCATION: A. FACTS AGENDA I' 9 1 pLANNTNG COMMISSION Octoter 5, 1992 - 7 :30 PM .. Tigard City hall -' TcWn Hall 13125 SW Haig. Blvd. Tigardo OR 97223 l ,General Informati0 CASE: Comprehensive Plan Amendment CPA 92 -0006 Zone _Change ZON 92 -.0004 REQUEST: 1) Plan Map amendment � dyne t from Commercial Profess ..onr., s to General Commercial 2) Zone Change ange from C-10 Commercial Pro ssional tore ma district to C-�G (General Commercial) zonin ;1istrit APPLICANT: James Aitken 15705 SW Alderbrook Drive Tigard, OR. 97224 OWNER: Same AGENT: Jack Steiger Steiger Reaaw„ $ p Inc, 3.0250 SW Road, Suite 102-B Vigard, Oregon 9722 LOCATION: N 11895 & 11935 .SW CreenbUrg Road. S citthwe t quadrant of the i ‘tersect pion of. S ri Greenburg Road and SW Center Street PROPERTY DESCRIPTION: NCTN. 2S1. 2AA„ Tax LO te 1200 & 1300 SITE AREA: Approrimately 0.3 acres ST APP RECO N d atio. n to the , Council for den�.al of e. Platt andnient and rezoning requests. to DARkgroundaataMALtZU The vubject site was within the area of the original incorporation of the City of Tigard fn 1961. The earliest Plan and zoning maps that the Planning Department nt h.s for the sub rct site p this Commercial Professional use since has been planned for � 1975 Nei hborhood h�1an 2, February, 1975) The +farliest zoning map that the Planning Department has fou! d shows least the site has been zoned for C -P use since at e 1981. No development app lications for this parcel have been reviewed by the City altho.gh the property has be.:n in commercial use for some time. Vicinity Information Adjacent properties to the north and northwest along SW Greenburg Road, to the southwest along P. Properties along SW Greenburg g long Center are also zoned �-- � pe g are developed with a variety of office and professional uses. Properties to the southwest along Center Street contain a mixture of office uses and non - conforming residential ,� tial uses. Neighboring properties to the northeast and east are zoned C-G. These properties span - baetween, SW Pacific Highway and Center Street. A. bank ana an office building are located to the northeast. A car wash and various automotive service uses are located to the ease. 0. ST 4F.. pite Information Tax lot 1300 is 0.12 acres in size and is located on the southwest corner of SW Greenburg Road and S'W Center Street. Tax lot 1200 is 0.18 acres in size and has frontage on SW Greenburg. Beth parcels contain two story g were a structures containing approximately 1500 and 2000 square feet of leasable space. Both. structures ppar ntly space. ` originally constructed as single - family residences,. the applicant *s statement, bot; Accordin g to t structures have, been leased for ariroximately the past 15 years for retail sales ynd beauty shop use. Both of these use types are not permitted uses In the -P zonin g district , that has been applied to the site. but May be permitted as a limited percentage of a larger development complex. The structures are surrounded by a paved parking area.: parking area is provided off of both. .�cc+sss to tire, ar�sin are nburg Road and Center Street. S'W ;Greenburg Road, has Greenburg been fully Improved w drxains, recently With Curbs sidewalks, streetlights and full width collector Street pavement. SW Center street is paved with approximately 30 feet, of pavement, but without sidewalkt# curbs, or storM drams. VizPORT to • 5. Proposaription The applicant t requests a Comprehensive Plan Map amendment ,gram;Commercial Professional to General Commercial and a Zone Change from t� he C- (Commercial Professional) zoning district to the C-G G (General Commercial) zoning district for the approximately 0.30 acre site. The applicant has submitted a statement titled Propoea,,' „ for, a Co►m�prehensive a _. dm . a .. prepared by Steiger Commercial Real, Estate, Inc. A e c ) N"PO Comnnents Engineering reviewed the proposal and offers the following comments: . �a A. Traffic Impacts Currently the site is zoned C-P (Professional Commercial) and contains two existing structures (approximately 2400 and 3200 square feet each) Typical small office usags of these size structures in the current C -P zone wo11d be anticipated to generate roughly 140 vehicles r day utilizing traffic generation estimates provided by the Institute of Traffic: Engineers manual. ]f the site we: a redesignated to 0.41 site has the potential. Car the �,ft to venerate from 4 (at a minitr un) to 8 times the amount of traffic that would be anticiF acted under C -P zoning. The site is located at the southwest corner of SW Creenburg and Center streets, one blo'lk from a spot )f congestion Highway urir� which is. h ®srantl g$ r if related to this site. r.��>. ignated de�s � traffic directly would add to this congestiOna Therefore/ the ngineersng, Division recottends denial of the requested P1411. ;amendment and gene char e. Pubic f'acilitfes currently all public f ac litiefs, are in place to the site and should have acquate capacity to serve likely uses of the site under either the Current or requested zoning. one Building Division r '. the Tuaiati Valley Pike and Rescue District have, reviewed the roposal and have issued no comments, or objection8. 1'To other Contents have been received. , S 17 REP #lRI' PA `9'2 0006/ ',OA 92 -0004 - AlTEEN FINDINGS Mix CONCLUSIONS The relevant criteria in this case are Statewide Plaa ing Goals 1, 2, 9, and 12; Comprehensive :flan Policies 2.1.1, 4.2.1, 4.3.1, 5.1.1, 7.1.2,. 7.2.1, 17.4.4, 7.6.1, 8.1.1, 8.1.3, and , 412 2.1 (locka ionaal criteria for the Genezal Commercial Plan designation); ep nt criteria he, chars a or'$take quasi- judicial Plan Map Am the Comprehensive Plan and Community Development Code The Planning Division concludes that the proposal is only partially in compliance with the applicable Statewide Planning Goals bas3ed upon the following findings: 1. Goal #1 (Citizen Involvement) in satisfied because the City has adedted, a citizen invrolvement program including review of all land use and development applications by neighborhood planning organizations (NPOs). Notice of this proposal, including a copy of the applicant's stat r. , 's provided to PO 2 on ,'August 27, 1992 c All public +otl.,.•e requirements related to this requevt have been satisfied including advertising the hearings in the Tigard Times and posting the site. Goal #2 (Z-And Use Planning) is satisfied because the City has applied all applicable Statewide Planning Goals, City ef, Tigard Comprehensive: Plan Polic oia, and Community D..4velcvment Code, revire4 tents to the nevi' ew of Chit propc3a1 3. Goal i9 Uc:. :, of the State) is satisfied because the proposed r.de iation would increase the City'; inventory of lessableiredevelopable general commercial land although 1. �r�s��l.d decrease � rc l Pe ��Eesz� � �velnt� -� of .,, g i s�� s . 'o 1.�,.asaiale�`a.�;e ,eevel paw�a3ea Cep. a net proposed employment can. � � P P "� i�ayme�..t �.�� the City i.t�: .r:or'es� ..a�i in the . il aP �ca �t . asserts �s that th i � proposed e d r edesi t� ou will provide opportunities- or email bu -F ines3es in a free standing loeLion an, a well • travelled street, an o pPa rtutit yt hz, a alictt says 3A lacking elsewhere in the city. : . . 3taf f unc ersta ds that free standing' cominercial site= i. it shopping centers or other development complexes) are h i desirable. However, without an in :'w by the applicant, staf $ 1g not convinnc - " '+ } t t s °r .4 , rtun .ties for f reo st; ling c o �ciai retail and sere ice trees do not exist District trice and. scattered d� a1or SW' Laciflc Central Uus .ne e eis�� ere in, the cat, >��J~h as in the g i.+ hwa .. There av , however, no iamilar opportunities for free STAPP 1t3P1) T CPA 9►2-0006/ZCIN 92 000- AI • • OIL C> • commercial cttQil and servico uses along, SW Greenburg Roads Goal #12 (Transportation) is not satisfied, �aecause the � sed redesignation PQ edesgnation has thy: po tential to lead, to �► z� significant increases in traffic related to commercial uses that could be ait`tated on the site , if toned C -G. Increased traffic it this area related to C--0 uses could cause further congestion in this area and passible increased traffic infiltration into adjacent residers ile ?l, • neighborhoods. i M redevelopment redevelo ent and utilization of the site under the current Commercial Protesu onai designation. gn in this area, but to a much ould exacerbate the existing traffic congestion degreo than would be expected withy potential l General Commercial use types that could utiii a this site, such as a convenience store or fast food restaurant. while the applicant's statement apparently assumes continued. g usage, of has had several, retail thn site, staff general re�sil u.�a discuasioIs with representatives of fast food companies seek inrj sites alp .,12i SW Greenburg Road in this general area. The sab-t ect site is highl; visible, has Substantial as - b« p. s y traffic, and is of a size that �w�suld be suitable for development of a fast food restaurant, convenience store, or other high traffic volume commercial ,uses. If the. i s redesignated_ as revestedt redevelo p ei t of this uite with such uses •� � r ^.. ..�'y impacts. The Cit� could occur with. little that coin aR be one to re, such uses or mitigate their traff i 1 y a,��.iot that the site � r remain developed as it e 3 h use sin lax to what p $e , r ousiy occupied the br i dings . The City must look at the ;full potential . of w zt the redesignation c ou1d brtug to the area, and the full potential view it dica:tes a si : fscant potential for increased traffic aid, other adverse neighborhood effects. For these reasons, , staf d ises. • that. the requested redesignations would not be consistent with Goal 12 &d with Plan policies related to traffic, impacts m proposed plan Map �he s t /Zon � he.ro e �taf'f has determined that t Change is onl partially con .�stent with the Coma Plan ,.� p � y � p based upon the findings below 1. Ilan policy 2.141 is satisfied because Neighborhood plaxzning Organization 42 and surrounding property owners given notice of p . hearings related. to the, were � ub�,�:c� * heap. to Comment on fi�ae, re �t` and of their opportr arty proposal, ...... " public hearings on. this request are being conducted in accordance with the requirements of the C :ty s Comivanitypevelo. Ee a tt code, ST * pCRT• - 'C P& OOO4 AIMS. VASE 1 410 Plan Policy 4.2.1 will be satisfied throe eh the development review and building permit processes at which time a redevelopment proposal for this site must be shown to comply with applicable federal, state, and regional water quality requirements. The '' gnation proposed' .�ea�as.� does not by itsslf affect compliance with this Plan Policy. Plan Policy 4.3.1 is implemented through the development review process in which building placement and landscaping area reviewed with re tp ct to minimising noise impacts of the developing use upon neighboring .1 and u►ea. The proposed red ig ation does not by itself affect compliance rich this Plan Policy3 Plan Policy 5.1.1 is satisfied be, cruse the proposed redesignagtion would not appear to significantly affect the economic diversity of the Tigard area It is impossible to quantify what future effects on employment opportunities the requested redesignation would have. s'''he request is for a switch between two commercial zones only' end involves only a small amount of land, and presumably therefore only a small number of jobs under either the current or proposed zoning. Plan Policie 7.1.2, 7.2.1, 7.4 .4, and 7.6.1 are . satisfied, because adequate public sanitary sewerage, storm drainage, public water supply, and fire protection this service site, ether with mite P u g current Plan and zoning designations ®rThe City s�.+�f is redeslgnated and Pies a possibly redeveloped. g applicable p ublic and private utility providers of pending development applications. Plan 8.1 .1 .s. . 't -cause the proposed .,�� i.y ,•x a � pr ®po redesignition c+� ld .t'd to development ent + f uses on the site which would be expected to attract substantially traffic more . than would be expected ell eh h d�lop ant under the ie is ting Commercial Professiena1 Plan and C P zoning i ing designations as detaibd above under the. Engineering De P a# comments Department ents and ti � : nl 12 discussion. r�.ffie would potentially all have a negative impact ronstraffi , safety and efficiency � at �t , .. � on near streets,. especially � action +i��" SW Greenburg Road and SW Pacifi Highway. inters Plan Policy S.1. t will be satisf .e d as a cond :lion of app "ova]; of any future development of this site. Completion. of neoeezary street ,improvements Liong the site's t rontages would be r ed o ze iristrilieci . the de e10 at the time of red pirente l is likely that no additional improvements would be required along 611 Greenburg due to the recent nature of the existing improvements, although changes may be nee essary if a high traffic generating use is developed on, the site. The Engineering Department, and possibly the Oregon State 'highway Division, would review any future developaevt proposals for the site with rega wd to necessary' road imprevements along the site's frontages and possible off- site improvements. The locat zonal criteria for General Commercial xises specified in Policy 32.2‘,1 of the ^c . prehensive Plan are partially satisfied for the following reasons: A. The subject area ie not surrounded by residential development In wore timta two sides. Therefore, the site satisfies the first locational criterion, criterion (1). e General Commercial p ee ustoi are theaet zoned. or Commercial Professional use in all other directions. However, the abutting property to the south along Center Street is used for resl%dential use despite being zoned C -P. As discusser) above under Statewide Planning Goal #12 and Plan Policy 8.1.1,, staff is not persuaded that the proposed gnation Would p gored General Commercial redesignation result in substantial increases in tra :fic on greets and intersections situation s f, ions and thereby exacerbate an existing traffic ion to unsatisfactory levels and increase traffic safety concerns. Therefore, staff is not able to conclude that locational criterion 2 (a) is satisfied. This criterion requires that thr redesignation not create additional t:: ►f f is congesion or a safety problem. The site .11s located on SW Greenburg Road which is designates., a major collector. street by the City of Tigard ' s Transportation Plana Therefore, the proposal is consistent with locational criterion 2 (b). Access to the site for any future development will be determined through the development review process. Public transportation . ' on is available on both Greenbtirg Road in front of the site and on SW Pacific E ghwa one block to the east of the sites tiler satisfying fying aic►nal crLt+erion 2 (c). The 0.3 acre site is an adequate to seize to acct miuodate nay of the uses girmitted in the C-G toninq district, thereby satisfyer g criterion 3 (a), CPA ;92--0 06/ZO 92` -0004 • Q. I a w a F F. The subject site is highly visible from SW Greonburg Road, thereby satisfying criterion 3 (b). G. Compatibility of this site with adjacent uses is difficult to ascertain without an actual development proposal or at least the specific intended use. However, the City of Tigard's Site Development Review and Conditiona.L Use review processes are Intended to provide an opportunity for review of a potential development's relationship with adjacent existing uses. Because the site abuts only other commercially designated property and major streets, compatibility issues regarding future development would be anticipated to be minimal., except with regard to traffic concerns There fore r staff finds that it is reasonable to expect the site to satisfy criteria 1 (a) through (d) in order to approve a quasi-judicial aumeedment to the Plan and zoning maps, the City must also .find that there is evidence of a change in the neighborhood or community which affects the parcel. Alternatively, the City Faust find that there has been a mistake or inconsistency with regard to the origtnal designation of the parcel (Comprehensive Plan, V o Volume 2, 1.1.1, Imgleaentation Strategy 2; Community v , p Policy Section 18.22.040(A)). The applicant's stateme ✓ the site due to relatively statement asserts that there has been a change in the character ��of the a.�rem of -_ a occurred. within the recent : office campus development which has City and nearby area Kruse Way) �'' y ear (i . e . , Lincoln Center and providing s �, g ubstantial o ppoetun Lties for C -P development at the expense of a reduction in demand for smaller sites and. f buildings for C-P development While it is clear to staff that these other c evelopment 3 have provided other opportunities for uses allowed ie. the C -P zone, we do not find that these have w created a e or unattractive circumstances y developar�ent� � '�$ subject site nsuita. 1 change � aia 4 j ractive fo to render the �.entl� Commercial Professional development. The City has rc approved the r adeveleprent of a neighboring property at 11775 SW Greenberg Road for uses ( - r of f ice under thee. � P` zone Sp�R 9 �.. ' 19 1 In had is a , n on September �,� approved August, Z9, ) QQO 11„ r Planning pre application. ,� �, p staff .� ,� g conference with she owner of the property �:� 1.992 F�.aan,n DvsQn sta possible Plan Amendment and 1n one change u �,oad for a pc� to Commercia f house to a�nr iessl.o�nal office. Both n�f these site are within 500 feet of the subs k j ect slits. rand both also front o� Greenberg Road„ Therefore, it does not appear that there has been a si tnifitant. enough reduction in the market demand for STAFF .PORT .M= Y - �M 0006/ZOR 92-040 A:Le PAGE aw a r • w • • • office use in this area to j stify the requested change as the applicant's statement assert o. The history cf the site having been occupied by uses which are allowed in the C-G zone but not the CraP zone as well as the history of requests by potential pun chasers r o.` tenants is not eeviderce that the site is better suited for ��e. �.al' Comsercl. use as the applicant's statement concludes these are in this site from what evidence that there has been interest i are typically General Commercia'! lases. This interest is likely mostly due to the a it3's high visibility. The City is well aware that retail and service uses tht lyisiibiltyo p ang ointerested n-hi visibility ites such as this no matter what the zoning is or, often, no matter what the effects their uses may have on traffic on adjacent streets or impacts upon surrounding neighborhoods. City see therm ie a market It is not eaough for the City to sea that demand for a piece of property to justify a Plan designation and zoning for a site which allows ;intensive land uses; the City must also consider the potential effects the redesignation may bring. ring. In this ease, the potential for ad'rerse effects resulting the r roposed redesignation are substantial hisote tia for significant effects frem the intensive i commercial !tees should not be downplayed because the site has previously been used for relatively low - impact retail and commercial. uses. The City's past decisions to not designate this highly visible site for General Commercial 11s4 wan not a wistake in the original designation, but instead was likely based on recognition of the potential impacts such a designation could brin g to this area T �aere i+$ a not been enough changes in the area to change this view. `'he planning Division does not find that the requested Plan amendment and rezoning satisfies the .hange or mistake standard fcr redesignation �;.. EECOMENDATION The Planning Di vision re commends t ha � the Planning forward a resrmendatio tz the City for DENIAL of Comprehensive Plan Amendment CPA 92 -0006 and Zone Change Zak 92-0004 based, upon the foregoing findings. City Council review of, this application is tentatively scheduled for. October 7, 1992. 00:061,2 to 004: •• ••vte; t6' INC I. 9'1 it 90TH 83, LEGiaiLi r Y STRIP [ 92nd S.W. °r: t AVE 0TH LgA RTA • 'Y 1 w MEMORANDUM` CITY OF TIGARD, OREGON` TO:. Jerry Offer PROM': Chris Davies, Development Review Review Engineer C3�- RE: CPA 92-0006 AIT tEN Applicant requesting approval redesi 'ation of a 0.30 acre site from Professional in a �+roval to allow g n Commercial to General. Commercial and a Zone Change from C--P to C-G. September 21, 1992` Finding 1. Traffic Impacts: Currently the site is zoned. C -P (Professional Commercial), has two existing structures (approximately 2400 and 3200 square feet each) and would typically generate roughly 140 vehicles a day. If the site "were: r.ed,esi.gnated to C -G (Geue:ral Commercial) the site has the potential to generate from 4 (at a minimum) to 8 times the amc i t.t of traffic that is cut_rently generated. The site is located at the south,we9t corner of S.W. Greenburg and Center streets, one block from Highway 99, which is currently a sp5t of congestion during peak. hours. Again, if redesignated the cite would add to this congestion., Therefore, we wot1ld reco; mend denial of the zone change.. 2. _ ` Public Facilities: Currently all public facilities are in place to the site Recommendations: Recommend denial of the Comprehensive Plan Amendment and Zone Change request APPROVED I Randall . Wooley City. Engineer cd/cP ENCI118EArtta GOV= NTS, ,AITKE1l CPS, 92 -0006 to / e A C-r,,.� te tlfYAre- EtL. _pot Vt.f..„, Co_co.r-r4 • aq� w of TO TEST FOR '.3, DATE: - �AUauet 22r 1992 rib. : Tigard Planning Department A MRRREK PO PLAN Qf NDMS for + 9 -00 ZONE Cit , E + .:: 92.- 004 f Amendment and Zone Change approval to a ..3 redenignation Comprehensive a Plan acre site from 1'. rofeeeional Commerci it to General Commercial and a Zone Change from C . P (Professional Commerrial) to C-G (General Commercial). APPLYC BL! NAVIEW Statewide Planning Goals 2, 9, 12, 13; Comp .•ehensiare Plan Co1ici s 1.1.1, .1.2. 4.2.1 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, soli 1 1 ` y 4.2.1, • 12.2.2, 12.2.3; Community Development Code Chapters 18. � y prt� p'` 18.22, 3.8 32, a8. 62, and 18.64. ELATION: 11895 and 11935 811 Greonburg Road (MTH 281 2AA, tax lots 1200 and 1300) Attached is the Site Plan ant`: applicant's statement for your review. /Prom information ;supplied by various departments and agencies and from other information avail able to our staff, a report and reconiz endation will be prepared and a decision twill be rendered on the proposal in the near future. If Y ou wish to convent on this application, we need your comments by se • "►,. 19' 2. You may use the are • pro to rb below or r attach a separate letter to return your comments. use+ the space,/ rov3.c�ed below with your comments and confirm your please '►hone the staff contact. noted Zby� the above, date. pe ssiblelowIf you have any gi:est3 ons 'egarding this comments tter,i ontactt the �Tigard 639-4171. a Planning 1 W cartz► ent, PO 1.`m 23397, 13125 SW Hall Blvd., Tigard, OA 97223. PHONE: STAB' CONTACT: Jerry Of, er PLEAS: CHECK' '2,EIE FOLLOW`NG ITEMS THAT APPLY: We have reviavied the pry r sal and have no cbjections to it.. Please contact of our office. Please refer to the enclosed. 1evter. Tri 'en Co mente Nate of Person Com nting: Phone I! r „ 4, o � NOT 1C OF PROPOSE /ACT ION -. Must be 'sent to DLCD 45 days prior to flrnah ' ttar nc See OAR 660 -18 -020 Jurisdiction crri OF TIGARD Date: Mailed 8-28-92 Local File. Number CPp, i°'4- /gam- 0004,. Date Set for 1!inal Hearing on Adoption OCTOBER 5, .1932 ., .. Month Day Year. Time and Place for Hearing `7.:3O P.M. crEl ' QF' TGAED r . HA L, , _ .._.._.....: , 1312.5+ 1E Cis . _ opt Type of Proposed pu Action (Check all that. apply) Comprehensive Land Use N'er Land Use . _^ Plan Amendment Regulation Amendment Pqg::La ;,ion Please Compicte (A) for Text Amendments and (Sj for Map Aniendmenits Am Summary and Purpose of ':coposed Action (Write a brie: description the' proposed �� Avoid ��a hlg technical ical terms a nd stati g "wee attached",): E7dUF.E� Fit . . � HE SIVE PLAN AME M FAI AND ZONE CHANGE IMVAL 7l3 __EffarigNATIONSELA. • + i A ; e'. « •.� ZACIAL TO GENERAL ' C 4 1IEP T L _AM A ZONE Q1111204120..gralaQW=IIMAIL Ike '034* •ww....,nrow For Map Amendments Fill Out t he Following. (For each area to be dhanged, provide a separate sheet if necessary. Do not us,ea tax lot nui ber alone w ): Current Plan Designation Current `Zone . Location 8.5. & • rrZ i. . Proposed Plain Designation .Sill'...., Proposed Zone .. + oreage xnvo �sec�.. , 0.30 �� .. �.. Mimes' bones this Change lnelud4, an 1i x ception.. .... . � No P`or Resa dent i.al Changes Please Speci Density Lt Units Per Net e,re t trrent Dens ttiNE Change. in Alloirreil rop /sea, Dx us t wits • • r • List Statewide Goals Which May o ly to the nr000sat 2 9 12 1 .List any ' ►tat a Or Federal Agencies„ Local. Government or. Local. Special Service Diatr is Whirl nay be, Interest or Impacted in by the Proposal.: •L .. �.� 4r 4 fIl AYµ P. 44Mt'A �W X�tl �IwYYYM.. •w•■•Ml■•••••■•••il• lfLl�i+ fai■1!■yY'!ISISS•1■yP lilPO■■■ilyIwP■'1PMM• tia • .a • s■n�' 1•010■1=N+r■■P.w� .• 11'x` i bo e'4Y��s1 Quest t • o e JERRY OFF . ' � • � L�n� •nt+''i � \J FKVRi, OF FM SiR.+ 13125 SW BALL BLVD. .•rri1 C✓r4i• mmo Prsm.... '"7,:_ fib 97 ?a'a si■ �■1,�;..P�I' rn■r�cs Please Attach 1b (A Copies fp I ® to this IPiorm and . Department of Land 4aaseration end Develoopaent. 1175 court Street, N. E: . Salem; Oregon 97310:4590 NOTE: If more copies of this fora; are ueec . . , p ease conte.a+ the DLCD 050, or'• t`hit form. may be du l '•y .ted on green wiper. .: o�fic+e. at 3�3 0 ,� . � green � Please be advised that statutes require the tort of a propenal to be rnvra. ' ., " , � Of tend' d action is of per r rye3 � plan and land use rain �:�xf. ��.ent.�Fre�ncal � .es.:zarc" egulat%nn rmenilments must be ;gent to DI.CD at i,east. 45 days prior to the final .ti-arin+g (See old 660- 18-020 FOS m1A ) unizce usE DLaCD 'File umber µ 444■44,44i444P ll�l■■P PY MPt•�:. Jt} alPprop�J a+ df+t3CC11 • • Sys Notice• • REQUEST. i `.y'"„` DA' . Est e FROM Ti ejard Planning Department `gig C' iP tR�, PLAN AMENDMENT 3 9?-0006 ZoNE cqh s .y_ ...,92..0004 A1.21013, (NPO #2) A request fin' COmprohensivo Plan Amendment and Zone Change a oiat to allow rer eti tio� of a 0.30 acre site from Professional Commercial top General Commercial and a Zoane ITange from �P � i�Pr ' Professio tal ial) to C-G (General' ial) AMICABLE CRITERIA: Statewide Planning Goals 2, 9, 12, 13; comprehensive Plan Policies 1.1.1, 1.1.2, 4.2.1, 7.1.1, 7.1.2, 7.4.4, 7.6.1, 8.1.1, 8.2.2, 12.2.2, 12.203; Cotseuni::y Develepumt Code Chapters 18.22, 18.32, 18.62, and 18.64. L ':'X : 11895 and 11935 Std Greenberg Road ( 231 2AA tar loto 1200 and 1;100) Attedhed $s the Site Plan and a vp1Lcant' a statement for yoUr review. Pros infermatioa supplied by various departments and, c,'IenCies and fro Other on availarb1e to our staff, a report. and moor- w mtion will to P ' hxaf+aa�at�. and a dacLsion will be rendered on the proposal in the near futur*. . If *Ash to ceanient . on thin application, we z easd your comments by 4.91.. 1992. YOU may Use the � pace provided below er att a separate letter top ret !Nut cc tea.. unable .to respottc '! _ the above et„ please phone VP,442 Staff contact ntit4td lo* With year comments:, and nfi rm yeti= comments in writing as s°on as i6l .. i y� �r uu �t� r"� t �� t , .c _g rrd ��: ' ° e 2 you have any �..�s: ��.ans e5are�' nth this natter, ontac* �'i a P3lamna.ng Department, P Box 2.4397 a 131.25 SW Ball blvd., Tigard, 0E91223. PHONE. 639 -4171. Pl OM: =wax TIE POL OW NG ITEMS TEAT APPLY have revidWed the proposal and have no objections to it airsminiw Please con act .... of our office. . .�.., Pleas3e refer to the enclosed, letter. Written dents