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CPA1991-00004 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. •� ' � J' - , ' .'.., 1p•.iy'!'v�I � '.� r �i � m � -•. h ,": a,.,�; i- " . t,� � " � �`-� ''i i, I �,, e,a• .„.t, �, t.I I:P { !x l°;�.au( r t-';� .1. e lµ ,.+1'rjgR ,o'1w"�5. e„ 4y41��1'Du Po�:'•�4:n t i C t ..� 1'••t « . �} f _,',',,,,,''':,.:':;•.','''':','''''' : '1t : o 1 • I k fn •'MVfksYtl ti G� it4' d6 a Blvd. &s ' 217 . .;'•,,,1:,':'''„',`•:'.•,: I 7 I ,' • 1 1 ; r r I l I, „ ••,,,,,.,:,:;, a - l r��ur ,� 9 �lq y sT I ______._ ,, .. ,,,,, ,t,A,„.. . ? ,_t.s, 444++u.a .77--.L4, k W�,nypu ar�krMt �..W';1' ednt �. W�t ' t 1 u I V rr 1. x ; 4 "t • I ( I 1 t 'h , I�.,p i q dV. I i i a ' . . i a«� 11' pp I G. r , ° ,f i • « i , I , 11' :,,.:,,,,,:..,:,..;•',;•;,..4'k , ' , , , . r d' a i J I II , . S 1 , •;S ilc , C • I `• . • . • to S h 'w 1j': I I I i E , � r , w , a ''.';:•••• _ a a �, r �• f :r, 4 v d4 fui' " ' . T— .4''h AFFIDAVIT OF `:MAILING , , STATE OF OREGON , • Couhty of Washington n ss. I • I • City of Tigard I I .• .. • , • � certify: ., it . here b , ,•• • r t Tease Print) • I I •„ That X an a I ' C Y' for the City of Tigard, Oregon. t That I served notice of the Ti and CityCounci ./-c � U� GPA 91'0(6 Pvn( a Tc ,y ' of which the attached is a copy (Marked Exhibit A) upon each l of the following . ..,,_ . named persons on the c day of lb , 19-,� , by mailing ng to each of them at the address shown on the attached list (Marked Exhibit B) , ... R.• said notice is hereto attached, and deposited in the United` States Mail on day of 1 ✓-- ___ ,, l9 / ar postage prepaid. I ct I ' I Prepared Notice Subscribed and� sworn before xne� this � ,day o - OFFICIAL SEAL C• M.JOANN •' ., NOTARY PUBLIC(� Qt��OREGON i3 Notary ublic '�0' C . .. 9SONN S of 1"1 •;:.`"" kilt COMMISSION EXPIRES MAY 6,1996 My Comm ��a�Y'L Expires:� � �,� µ. :,' , 0,70 2I1-,1.„a` "' Mail d'"ice/Deli`vered to post Office co Subs ed and a °,{y ,to before this I h�o�,�'1i' + .,' . ' L �' q re 4�8i JM w'71 F w " +.ir .,f :I�. 111. daY of yr. ®0 4. «a 4 V. J '" er ri �ag�°' b Not ry P .lie of! Oregon My Commission Expires: T to oath a afmmii 9 �' • • t I II I 4 �4�1 " ,,r,'' I , • r I , I � ` I e , ,,, + L ei a '.,1. • .w k 1.. i ,111 r r i � 3 B n 9 Gn CA r unt�o Oregon re o n r c • , .,NOTI CF TINA ORDE - BY CIT! COUNCIL I, v i. Concerning Case Number(s)o CP}3 91O100.,� QN 4 . 00®7. - 1 20 Name of Owner: I T.. Michael &�A®sociatea Ltdr», . nc Nae of Applicant Same I. . 1, , , I : _. 3. :, HAddread 9200 E.: 'Mineral Avrentie City Enstlewood State OR Zip,801.._. ' 4. Address Property: No heaat 'dormer Of ry SW SCholls .F®rRa��cl�a„'� ' Bou levard and Mich ' ' : w'7 Tau Map and Lot No;(s)a': is1 2 p , ' 1.1441.41...1.90 S. Request: A reguer t fair a Comprehensive Plan 'Amendra�ent and Zone '. � . Chan.e a' •°royal, to allow ch :•,e _Of 'a develop•.• .1 1 Acre, , ' r i.te from Light' Industrial �neiral 'C roia ]l� n subse ent Zone Chan' a 'fro:,1� indanstrial Park to . : ,,General Co roial1. ZO s 1 tr .al Park 6. . .Action: ./K , proval as requested ' Approval Frith aconditone o___ Denial i , , . Notice was publ' sh®d in thn e� spaper, ®tud City Bel :and mailed to: X The aivlicant and aawraa3r Viers',of record Within the required distance ' ' ' The affected Neigarh®ad 'Planning � Organization ° ' ' , ' 'X I �� . � �A�feGt®d �overxz �tm�. agendas I ,' 11 8 Final Deciaions DNCIS'ON ,W' SIGNED Op f r �"1� � - BECOMES ...M.... - .�..Ye... : ,,o The ado ed findings of fact decision; y obt a er f . tie Planning, lie rt ent, Tigard (i onl l25 S nt� of �z� a�,l 1. 1 g ' $Agard ,1 ty 'Bono' Nall, P.O. Box 233,7, Tigard, Oregon 97223. • „ , hi isiion may obtained by filing .t the eg Land'Use Boarrd of A ale E N1�A accord crf Intent* A re�i thi e Y ' a no fce � � w�:th t$� � � �, ) � ing ti�� their . procedures. , !. 9. ' 3TIONSz Xf you have any +[gusstiona, lea®e' call the Tiga icdl City t3 Recorder at 639.4171. 0 ,rr �OrY I' i•bkm/cpA91-��B , n p „ / I i I I ' I I V .. ' r �� J41.., � I .», _ �' Ap i I t t u Nn 1 t �1^ • CITY OF TIGZ RD, OREGON ORDINANCE NQ 9 1- . I AN ORDINANCE ADOPTING FINDINGS AND CO N C LUS IONS TO APPROVE A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE REQUESTED BY T. MICHAEL & ASSOCIATES. (CPA 91-0004, ?4N 91-0007) . .. I . W HEREAS the applicant has requested a Com d h ensive Plan Amendment from L ight Industr ial to Gen eral Commercial, and zone change from I-P to C-- G Y and WHEREA s, the ,Planning staff made recommendations of findings to the City of Tigard Planning, Commission at a public hearing on October 7, 1991; and c , . n WHEREAS, the Tigard City Council held public hearing n g on t he proposed changes on November 19, 1991, to review Planning staff and Planning Commission recommendations, as well as .public testimony. THE CITY OF Ti0 ARDD OR DAINS AS FOLLOWS SECTION 1: The proposal is consistent with all relevant criteria based upon the facts, findings, and conclusions noted in the attached staff report, identified as Exhibit I°A" , and also the applicants report, identified as Exhibit '°A1" • I I I Planning Commission SECT The Cit Council concurs the SECTION 2 : u with the' Pl and, staff recommendations, and approves' the reeslt to redesignate the parcel illustrated on the attached map, identified as Exhibit 'B" , With a Comprehensive Plan designation of General Commercial (C-G) . '. SECTION 3: This ordinance shall be effective 30 days ' after its passage by the Council, approval by the Mayor, and, posting by City Recorder. , � 1 vote of Council members I I PASSED: U all 11 being read y nur►iber title �. pr�ls�nt after bein r and l only, this day of AlOy 1991. I I . I . athe • Y. C ri Wh e_ -e�,, Ca.t Recorder co : /1 ./ ''.411r / I APPROVED: This day of 1991. G a�� + � er� • ='�'". Edwards, Mayor or I I Approved as to form: pP ttorney Date br/CPA.9i19.ozc1 1 I w I R 1 I ORDINANCE No 9 2.3 . I I Pa e 1. I : I 1 r4 1„ �4" ,� t. �)1 V.T �' 11 f , . ,:"..„.....0....,...-w . ,,, • , 1,• . STAFF REPORT TC THE PLANNING COMMISSION AGENDA ITEM i OCTOBER. 7, 1991 • 't TIGARD CITY HALL TOWN ,HALL '13125 SW HALL BLVD. t TIGARD, OREGON ,, .t. ,..,.• A. ;ACTS I. General Information CASE: Comprehensive Plan Amendment CPA 91-0004 / Zone Change 20N 91 0007 • REQHEST: A request for approval.of. a Comprehensive Plan Amendment fry Light Industrial to General Commercial and a',Zone,Change,i fr m I«,P (Industrial Park) to C-G (General Commercial). :r ZONING DESIGNATION: I-P (Industrial Park ) ' APPLICANT: T. Michael & Associates Ltd O R: Same 4. , 9200 E. Mineral Avenue. ,. Englewood, CO 80112 REPRESENTATIVE: Black 'Yelterline Law Offices . Attn: Mr. Stark Ackerman `.`' 1200 The Bank of California Tower 707 SW Washington Street Portland, OR 97205 LOCATION: 9370 5W Cascade Boulevard. Northeast corner of SW Scholis Ferny. Road, Cascade Boulevard at Highway 217 (WCTM 151 271)D, t 2 lot 100). �• 2. Vicini.•ay Ii yormation The subjEct site is generally triangular in 'Shape and abuts the Tigard city limits on its' east and west sides. The east side of theaite.is ....... bordered by'State •Highway 211 and an existing on-tamp. Scholls Ferry Road (State Highway 2 � b s the site on the side.de. t he southern portion of the cite abuts SW Cascade Boulevard d which fun ctions ' as a frontage road to Highway 217. • 3. Background Information The Subject property Was annexed into the f Tigard . October 1985. „ 111C.1 The present dg been constructed io e xati and e under a Washington County in s ial zoning designer on (MAl) Upon ' a nnexation, this s site was *coned (Iniuet i7i k) • I Th .s si� has , since been y „ P 'y y professional ��istrat s ices . and Times 'ubli tions. There have been no other development app, tications submitted for this site. + ILI , , 4. Site Information.and Proposal. Descr ption 1. e- .. _ s a .roxiMat "1 1 with atwo-sto 23 55b�e' ' are foot affice�buildi Sipe oP , 'The. sub ' ct parcel i .1 .and id de to both the e '• , g front eCasca+ c g parkin asr�a a 9' bu i ld i:t and� n . The to SW +e , '�'the � r� ori` nted . _ ; f � ` STAFF REPORT - PA 5l OOQ4 �CN �1- 00 � �. MICHA CL & ASS PAS 1 . ri N i ''1 ..;a i .`.1 x .Ww, 'Q ;a ■ ,r;r: ” K" W. 0, ^, «µ,, , `ry. i{,4. �� .. � F � �.. r, rf, !1, it r. r+. '' • 1 E. IM,� _ � ��. ��. . "Y �,a. •744 1 , /� . l .4 0 « ��y: i � ,� - �'I ,u`. Cr��l .i �Hy ,es « � w,+ .i � - � � w « { • Boulevard. The parking lot provides a total of 79 vehicle parking, spaces (with three of those ,spaces) being designated as disabled person parking spaces) The parking area is lighted and the balance of the site is landscaped. Access to the is . P property provided by a single driveway , accessing onto SW Cascade Boulevard. 5. Agencv and NPC Comments The Engineering Division has reviewed the proposal and offers the following comments: Traffic: In general, uses allowed in a C-G zone have the potential for greater traffic generation than the uses allowed in an I-P zone. However, for this particular parcel, we ''do not find the;potential for greater traffic to be 'a.cpncern. There re several reasons for •t this •,� conclusion. • The site is already fully d e v®lK�d Tn There is little potential for expansion, unless the existing building and parking, lot are replaced. Currently, the building is used as an office building. It is unlikely that the use of the upper portion of the building will change in the foreseeable future. Therefore, only a relatively is small area is likely`to be changed to uses that would generate s : greater traffic. The site is small and severely constrained by street and highway rights of Way on all sides There is no opportunity for expansion or combination with other properties. Even if the property were totally redeveloped, the potential traffic generation from the site c would be relatively small in comparison to ,' other commercial developments. ..! development review (SR). Under DR, there be an nit in use for the site will require site would b opportunity y to review specific traffic demands of the proposed use ` and to require appropriate includ® the�w traffic p�31v to would likely widoning n of Cascade d. mitigation impacts. Mitigation g additional tur at the site entrance and at, the adjoin provide Any g n lanes a . � on of SW '" hops ferry Road. �n widening Cascade would and SW r pm intersection casc�:ae a `• o£' S+� Ca® ld tend to ( further restrict. the development ., potential of the site. " adequlateeretrictio s� ingpla e�to�limitopotential future traffic wr increases and adequate mitigation measures available to address potential future traffic increases that might occur as a result of the of thiszone change ,� . Utilities. . The proposed sone change is I note cued t c change g the gery ice need for utilities in the are aa a. Recommendat ion e The •. Engineering Department, has no ob e cti o n to the proposed os ed I Comprehensive Plan Amendment and Change. I i Q 91-0004/Z0N 91 QCl7 T. MICHAEL S`]CA;F�.� REPORT CPA 91--(�0+� � .+ MICHAEL C ASSOC. I PAGE 2 I , - i rill ... W .k��.- �:.. y • Neighborhood Planning Organization #2, City of Tigard Building; eivision, City of : Portland General Electric, y Electric, • ' � �General Telephone� ��and�, Beaverton, Tualatin Valley Fire and"Rescue, have reviewed the application, and have offered no comments or objections. , , -': .. . .n.. No other comments have been received. L� • r�, • • , r., B. FINDINGS AND CONCLUSIONS The relevant approval criteria 'in thie case are Statewide ,Planning Goals • 9, and 12, Comprehensive Plan Policies 1.1.2, 4.2.1, 5.1.4, 7.1.2, :7.2.1, 7.4.4, 7.592, 7.6.1, 8.1.1, 8.1.3 and 12.2.1' and Community Development Code Sections .18.22.040 CA), and 18.62.. Staff concludes that the proposal is consistent with the applicable --': ,,4•'' '''.Statewide Planning Goals basec'l.,upon the following findings: .1 , 1. Goal 9 (Economic Development) ' is met because the proposal would • provide an opportunity to .enhance retail employment opportunities within the City. This proposal will not affect vacant land inventories since' the mite is already developed. 'develope 2. le• Goal 12 (Transportation) satisfied because, the subject site is " provided with access to a convenient and economic transportation system. The site is located adjacent to two major 'transportation ' • f ;� corridors (Highway 217 and ��cholls Ferry Road) and a major ar collector (SW Cascade Boulevard). ' Staff has determined that the. proposed Comprehensive Plan Amendinent/2one Change is consistent with applicable Comprehensive Plan policies based t. upon the findings noted below: }• y 1. Plan Policy 1.1.2 requires that in order to approve a quasi-judicial ; amendment to the Plan the City must find the physical change al consistent with applicable plan policies, that a change o£ .. ' . cis c circumstances has oc curr ed since the original in al design ation, o r th is evidence' of a change in the neighborhood or community which a the subject parcel Cs). Alternatively, the'City.mast l find affects fit f' that a,mistake was made in the original designation (Policy 1. . , ':' Implementation Strategy 2; Community Development, Code Section 18.22.040 ('A)) This Policy will be addressed at the end of this , ' section. I: w,• 2. Policy dl- is Building and site 3 mproveme is were already fo g t i compliance. with i L iGab le federal, stat eandr regional .,.. water eg quality . ice. sta ndards in effect at t ime of development. The proposed g r s ;In significant building ora term i Commercial at�nna. Any changes to �upe rvious surface area shall be reviewed ew ed by Unified e ae�a Sewerage Agency for compliance with the Oregon Environmental ntal �ualit y issoY+ .- S rules for the latin Ri Basin, including preparation arat on and ' implementation of a source pollution control P lan The , � proposed re�e��gn atio n would not, b itself, col p 1 iii e with .. this plan policy.y ua 3. Plan Po lic y 5.1.4 requires the city to ensure h a t n new c ercia l and industrial development shall not encr oach into residential areas ; that have not been dQsignated for commercial,uees« This Plan policy . MICHAEL & ASSOC.r STAFF REPORT _: f � - �, P�ls� RI�PC� H s� Rr CPl'�, 91, C1Cf0�& ZCII� 91 4007 `SI:, i .... ''• ..� . .'r+•t' t '� .. 'M f�- Vii. " y� , k1� � Q � � . gg '. gii." N.'\ � Eki E'k 1C'6 :-k.',::•*•.;:. I':'..''....•■,:,;,'''' B'',` :11,'''''''' ''''':fi ''.: '.:' '';' '. ' .' ' '.'''1: VO. .' '.'':'.' ' :'.: '''' "'. :'....'' .''''' ':: ;. .''';:'','':::' . '''''' . 'H. ' '' . ' ' ' '''' .' ''' '''''. .:'.': . ' . is'"aa 4sfied' becaushe' ,subject `property is not 'located. .within or adjacent Ito a: desiotnated'r'eaidentia'l area., 0 �. P ]acdes 1.1.Z 7.,201 2y4.� .5.2 � .• , , 7 ,' and 7.F.1 have been satisfied _ , .H .,.,...: ,becauee the :subject property is, currently served with urban ' . . services, ,including water, sanitary,and 'storm sewer, =Thies site is ' ` l .-„, , i','.: ;7 .,; ' already'developed'and i e...not within the bourndari es of the 100--yea r ' ' a • � f 1oQdplaza or' a deaignated area Of... ground snstaYility.. The } . . 're eete d men d ent wi ll not require-Any changes. to 'the servic : �.- � i delive ry a stem. This developed site is highly v isible frosYa several .,,.. . . : ....,. � � � 'heavily traveled highways�� Ac�ditionally, ,al.a.. service provsdears have,. �. . ..` ' had the opportunity'to comment on this application and have offered y,.. , ' no„.coents or 'objections. ' 5. an P re ires and effi ient, street Pl ola�y o l.1 cu a safe o acrd ,goadway e ►stee This policy i® 0atisfied because thiB. praperty fronts BTC': ' , - : H. � Cascade 'Boulevard, a :ma j or collector, and abuts:two State 1gighways ,. . ' (iighway.'217.and Highway 21®'�;'8W 8cholla'Perryt Road).' The existing .. ; -• . ' roadway pattern'LS'able'to':accommodate "the .minor increase in'traffic volumes resulting 'from an.,approval of Ithis application. f ' Plan Policy 8.1.3".Will be �sati.sfied;ash a''condi„ti on''of' approval:.of,'. ' . ' y future.devela lent develo ent `; ��n pn 'or on the'site,: Coanplctx.on of'‘,... arkin� s lot, odif ioationep'would be required to be installed b the any to along the I p. g uld r y e . developer'at the the of :such development' or, �r�edevelopme t. The , ' nginee ringlo v r°o o a ,.tad 'reviewing age n review w any,,. , e pment p p sale.for ,the ,site. ' ,,, 7'. Plan Policy 12.2.1. (General Commercial - lacational critleria)'a The • applicable locational ,criteria apeci€ied in' Chapter'' 12'1:��,of the .. r ' Comprehensive Plan, are satisfied`for the following reasons, , a. spading acin and locational`criteria' re airs that ',the �c ' orcial. .`. all not be surrounded.by ;see d ntial diets .ct on more 9 area sh than two aides. 2higi .diteis!..en industrial island within the residential inl is on any s a . general� commerc zoning loci ationsand is not ad cent. to • ' �l �onina� `��dii�trio ide�. � � • b. dodoes criteria a r o ir e 1� $e ro p o II ed =area s hal l r0t CrQ3$3 $ra .C, Co ng 48ti0 or a c afe typ . $ toe''•G■• e' 'shall have direct a coes from a �fl iorco ect r or ''' ' , „ ' arteria 1 street� �and �� . public trans prta$ion sha11. Ibe, i . available, to the i '• ' ' � `: The a p proval of thin a lication will not res ' . app:Oval PP. salt in,''''a ,f .'•. . e used for fic volriee�. The ex. -. ban .e in tra' isting. buLid i►g e=mitted o ce +den off►. - _ . eral Co�ffi9erci3l uses n IL ' increase in traffic volumes due try retail services could'` ' ; relativel rival tr Park islan from.the surrounding.' d y 4Pp r $ a catiioft uou eMOVO ndi�st ial d 9 +expe, e l ; h.�. The� c wo. ema I 1 , g Y " s�ai~en�i ohwa � �(k��.ghwsyr 217 a.nc� Ha. hwa a 210 5o'i�call tot , .e. ) and. a ma ided to S6 C.eac Soule arch« sir+ sit+a. ., r (+ aacade. 1p .� Rond 0 accesses are proposed this applicat ; y t .iv" evar ew dr ewe era sed b the C--G d�is "ation w.i .ue be , cce Qa neg�.ig l be � t c volu�aes rasa y �► s on the soap of l.s into ` i bedl a'n � moat of ltm�e 8i hwa obi, a.ncr ' n ease would'be �.. 211 e ab g fit°, h P'er ., And. S`o Road y much +� �all� tr'ane" vaa.lable � h her b . dditi .. it :aervl:ce is� a� ;pro �'ty to the existing development. ,' ' , ' STAFF R'�PORT C .. • QC?tl ZCN 9 r� Ct1 � ? T`. MYCHA$L & .ASS C1t:'. PG I , , r , fi I , a y g. /1. i .,t„ b . y * 4 "S , 1w y " , /.� h h ,.. •' i , , ` I r;,, it i I ' c. Locational criteria also';re ires, that the site be of,.a''size ' , , which can accommodate pro jected uses'and that the site possess ' high visibility. This criterion ''is' satisfied for the 1.11 •acre site. The existing •building. .and .site improvements„can 'i', ' - ' adequately accommodate e a variety of uses:permitted. within the ,.:••• -. %.- ' ''C-iG (General Commercial) zoning district. This site is `also '• h highly visible from 'adjoining roadway' and state highways. ', .' d. impact Assessment, a.s determined by addressing the following ' criteria: ' 1) ,the" scale of the project shall be compatible ' with the surrounding uses, 2) 'the'site conf s.gurations. shall be ` 'such that the privacy',of ',adjacent',non-.commercial uses Can be' . _': ; iaintained• it shall'be s sibl e t o in c o r t i ® s its features into the site design and development plan;,annd 4),the ' , ' I associated �l#.ghtse noise and act3.yiax ® +hall taut, interfere 1, . with ad j oining non-coercial uses e ' Thi's Plan policy is patisfi€.;s3' because the impact to the ' ' rT surrounding land u®e© s.® detertained to be neglbgisle, The scale 'of the. present development i on 'this site, to compatible' I with. the surrounding"uses,' There''are no' residential sating , districts adjacent'to thi- site as'this property is surrounded ' .,• . on'all, sides by commercial.zoning designations. Additionally, .. , . the applicant states that the' scabs.''and design "Character of" the building Will not be, dramatically ,changed,with the future -;: intended remodeling' of:the 'exis,ting',' structure, ' „ • The folloting provides an analysis concerrang the. Comprehensive .Plan, Volume 2, Policy 1.1,2, Implementation .Strategy 2;, Chanpe3.cor $istaleee• . The applicant states that the' exact date of construction' of.•.the i exert is not kn - � .�bu a.oa� � pro`� �thi� � � �su,.. ,'was ildin on thine owan, �Iowever a building predate® ". evel'o£E d ' to Was oh f .. th pe C�.thingt dCbunt said rty mad' in . d an y arch urd dustrial, ' 1-, •' - designation ( 1.y. The! appl;icarit, ,alas,;states, that, several :changms, . P y n i�ni�g' y applied an ee� h� � � . � 'a�o �� t� ' s unty� � � � � �� ll h' al circur�etan eve s�ccurred since W shi on' or ins industrial designation t object property. , /q ch .. 1 a . Staff recbrnizea rang Iscrtphysicl angtz; on' thiste� ne' , `" P1aniap and coning deohgnC t Qfi and mended the'' P i. ations acros mcade��3oul �� ive. � �� ". � . ppl..i.cant states th�.tic t y g �Co>�� rehens . s Ca. eva�d �g� the :.' '...«, s per e 980 (ZC l6- O th e a esi g na t on o f ,the x .2 3 " � scree wa d fr . rea1 to Ce per 1 ComMerc al. t z" ".: Furniture a nd T o y g is stored were let er aui1t on t he ptop y W3th approval of th at ear1i r �rerdMento .the ®ub 3 eft pro s rt y was left a s an «islnd Hof 1 P I 'land.. eurrounled by arer3als and co nerci al �o e.t tthe y• a lam2 er and ar ea in v in it Y of . •dL '. the sui>ect p ro pery a t the �.hi.e hwa y 1? Schoila Perry an ter caang e � is toned an devel o dg � erci$Y u®es and the sub ject , . ' p rope rty is nd le pe en a p iato to caticn f o ig t'xnduetrial ',•developmen :, I e . When the b j to wan u ed inheityr' the sits was g ems a ..the Tigard zoa ng c esi gnat which most, o ,original Washington County zoning gn tion,' ' Howes r the e ff ec' ' of the P rerious (323 acre tone char e. fro I-P to.' C-G which s accuedin 195 ►o ® than a Lad use patteri Yd bean cce�teds w �reby the y zon®d b ect site woul t f ex istin u ae pat tern In efie of an Y P island euz ounde d b y cc erci a hack been created: tt a ppe err$ that ''0- - deeignatian would have Ibsen STAFF DEPORT �- CPA 91,.--CIO &C. 8N .. 0�4 �C�rT g1�-�qO�T -� T. MZCF�� P!A.ft.5 I' I 1 ty i II I' I �, ' i 1 tN 4, w ., k, •"' � " „ « u •. , r •,Nip'. N. .. ,•• . r .. . .. n .. , .... .. C f � a a d . �'tom, r t. a more appropriate designation when the property initially received a City zone. Therefore, staff contends that a change in physical circumstances ' has occurred which makes the current I-P zoning designation inappropriate for this. site. Staff also contends that the zoning designation of this site should be changed to C-C. The proposed• Comprehensive Plan Amendment/Zone Change is consistent with applicable Community 0evelopment Code sections based upon the findings noted below: Section 18 22.040 sets forth the standards and procedures for amendment, to the Zoning Map as follows: r' A. 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 The applicable comprehensive plan policies and map designation " t and'; the change will not adversely affect the health, safety and welfare of the community; h: Y 2. The statewide planning goals adopted under Oregon Revised Statues Chapter 197, until acknowledgement of the comprehensive plan and ordinances; :'..'`.a,. . . 3. The applicable standards of any provision of this code or . other applicable implementing ordinance; and > 4. Evidence of change in the neighborhood or community or a . _ ` . mistake or inconsistency in the comprehensive plan or zoning % -t'- map as it relates to the property which is the subject of the development application. (Ord. 89-06; Ord. 83-52) . This Code section is satisfied since the change will not adversely• • affect the health, safety or welfare of.the community because this , • • ,> : . site is already developed and has been occupied with uses which are . . addition, as shown the herein,ng the well as the application complies wc�th. In with h© . •' . - .. provisions City's acknowledged Plan �,. evidence of a change the nei��hborhood h eady been re�� nted ,.. relevant rovis�.on:n and Code. . �.� g � neighborhood� 'as alr� � p seared under the previous review of Comprehensive Plan, Volume 2, Policy 1.1.2, Implementation Strategy 2. ` (General ) Code Section ( er Commercial) contains t•he standards for r the e � General Commercial zone. The subject side meets these requirements La w that the minimum lot width ® �e a t than 50 f e et, the existing , does not exceed 45 feet in height, the site coverage is l e es than 85% and the landsCaped area is greater than 15%. Additionally,a nal l yr e existing uses :' g; are pe rmitt ed uses within the General Commercial zoning deea natier . IMO ' 03 C. OTCONSIDERATIONS E Althou h the following Considerations ions are not approval criteria g � 1 �� criteria for this � ' �N i l icatio find that they are ,relevant to this app d h• .: �"°� � � application, staff licat3:on�an ��have been � �� PP addressed as follows: M. (Citizen ntis san e+ muse t t " ollows c Wizen Is vo :teem program! which included has adopted and C bal l a 1. Statewa.de Plann involvement�ent em 3 review of development ei t applications by g Planning � pit the. Neighborhood STAFF' REPORT dPA 91-O00 _� dPA 4 f RCN' 91-C1a0 �- T. WRIG1 ASSOC, � PAGE � ' , 't r r pr r' '. � ...., h �� ,'^x .. � , ,. f •,'. ,4 Ewa . a , )"I� i ' ' . p r -, * , 1,`"E'1 H a t,, W , .• • • I , ' , : Organization. In addition, all public notice 'requirements have been met .' for ,the subject, application. e tthe 2.�� Statewide Planning��Goal �2 (Land Use Planning)g) is sa ta.s£i ed because City has applied all applicable Statewide Planning Goals, City . .•�, . 'comprehensive' Plan policies, and��Community Development Code requirements, ' in review of this application and will base its discussion upon adequate findings as discussed herein. •ti • 3. Plan, Policy 1.1.1 is satisfied because the;: Comprehensive ,Plan is a . • consistent with the Statewide Planning Goals. This plan is kept current .. with the needs of the community through being opened periodically for' 'necessary revisions and has been acknowledged. , g - 4. Plan Policy 2.1.A. is satisfied because Neig hborhood Planning Organization •:;•. • #2, surrounding property owners and the general public were given notice• :.: of the public hearing related to this request as. well as their opportunity x to neat on the proposal. 5. Plan Policy 5.x.1 is satisfied becau s e this application ication would enhance the diversification of economic opportunities available to Tigard completed in• The applicant states: According to a vacant inventory comp ° Generalh�Commercial l�development ro and 91 acres »g 1990, the approximately 59 vacant acres designated for' ,, y • vacant' a designated for .. 1 Industrial Park development. The amendment will not affect vacant land; : inventories since the property is already developed. 'However, the location of the property and site characteristics are consistent with criteria for general commercial development, arid would provide additional "'' =,, commercial opportunities to balance undeveloped industrial opportunities. :Iv , y pp estimated ' mall the applicant states: An e a 31% '�f s w within the ed retail sector, higher • Additionally, . ' uan t 3 ��, person �� Tigard study area, are employed�in the �e a� higher � , " ' percentage than found in Washington County as a whole. Therefore, staff contends that the conversion of this site from I-P to C-G 'w ' would provide an. opportunity to enhance retail, or other' commercial' site is developed, existing vacant industrial land ainvent oriea not be business job opportunities, within the City since this i dustrial swill • affected. ,. C. Plan Policy 8.2.2 pertaining to public transit is satisfied because' this . .1....",...,,' request provides f or the location of g eneral commercial uses in pr oximity to existin g public transitwa Y . z :• 7. Plan ita 12.3.1 Indus trial-locational criteria). The o c aon creria specified in Chapter 12 of the Plan are P ti y satisfied for the following reasons: . Policy requires: the uses. on the site be buffered es. l ® dh residential ® a y f fired This areas, to � is � � Shall b • CO • character of the. area are. assure that 2)privacy tted on an arterial or '' collector" street and' t$at industrial traffic shall not be channeled, • • t this through al areas. does � not � abut � ��• � i�denti � ®. �� ., any �. ° his. this .ti„ residentially zoned district. ��Po �y' an trio e is 1 r emi in .„ c � either gent of privacy god is satisfied be g p district° �! developed site does not sued r infringement Ica upon, ,� or diversion of traffic through, any residentially zoned. b) shall be of a, site and shape which T • he site along range needs of th+e use. the lapplicarit states: short and ...the site size, unusual configuration ypicuityd to ndutse ria yr n !!rgbdi axe SnglprOy wl l '�1 STAF F R PORT � CPA 91 O004 Z OO 91-0007' T. CIS & ASSOC. PAGE • v •S mod, rr , • • , I I " :loading baya. Much of the recent "business .park" development,:-within, :, I the City of Tigard had 'occurred within.larger scale parks,:which ,are ; I i ustria1 .. 1 and Managed • to, accc4sacsot�ate a ran 'e�� of nd e ed ant yaan a ev o d l g r � g a planned • r t , � •�� , , � � distribution and 'office, uses with'in' :.campus. ' : ,' ' This site' has been boned i-P since 1905. l4ost of 'the uses which . have occupied'this building could-'be, classified,-as C-G uses ,as':well• :As' 1-P uses. Staffs'' long range view of this site Is that, under ' the present I�-P designation, this property' may', be developed with a• H `-;.,:: : More intensive II-P use. A more ,intensive industrial development, : , I , would n atively iM aot the 'adjacent, Cczuuercial so rties ,more , I g Y p I severely than would, a more intensive C-C use. Staff, contends that the > hort range, as Well as loong grange, use of this bite is more : , , n;,, appropriately that of C-�0, rather,than I.4,4 V c) The 'band int®nded for development �shm1l have an average: site %7�: topography of less than 6% grade,', or that it Can :ldemonstrated W. ve nt . `o de l� • 1� ,',.that through engineering techniques e® alb: limitations to e • :;; �„ ,::::-,', : ” , - :::'::, 1 and the provision of eervidias can be Mitigated. This policy is 'satisfied 'because this site idose have ,a grade of leas than 6: I re'rnt. I e a at �. h 9�s �oisae arad other r t�� ass ci ed �1 d) Tt� can r Ise d�tt►onstrated that � g , I t �_ external effects will, not. interfere with,the activities and uses on : , , . Surrounding''pr•"operties. This policy IS satisfied because the .. requested zoning: designation,is the same as, found on 'all abutting properties. Therefore,: the potential external effects are the s a ' as those possible on all abutting properties. D. RECOMMENDATION I I Y Y v d a s orwar . •.. .. I Tlae P�.anning Division recacrsnaends� ,that ,the, P].arin,Lng Cossarara. lion £' �. recommendation to the City',Council for 1 PPRC of Comprehiien ive Plan AMendMent ' CPA�91--0004 and Zone Chan�g�e ZON:91-0007�'based upon the iferegoing, findings. . o n Poste Y o' PR$PPREY� BY &� r A•' r.. „ : , �asi®cant Planner � I APPROVED $Y.O Dick E�aergd rf€' I 1 I Senior Planner • cpa9i--04.deo r, LLit I ' J • • I I 1 • r. .. ..�,T. 1 MI+ HAEt & As5Od. STAFF FtPt1RT CPA 9.1-000�/ 0 9.1-�D007 PAO ,8 • 1 I , I I 1. i 1 1 i I i . I r , I a •„ ' .r, .,...... ,,, r. . .,... . .., ,'..,,•..,n..n... ,. 1... ., .J- ..r ,., ., Ire ,,,i.• L ..r... .,,,,.r... ., v I. . „d... . ,.n n r r.. n.r, . - .. -• . ' _ Aar. .. „ ' ' .ti ' . •(�, 1; ' r. - •1' War' ' .. -' Y ry , « ' „ ,.. EXHIBIT "Al' • • PROPOSED FINDINGS FOR THE APPROVAL OF A COMPREHENSIVE PLAN MAP AMENDMEST FROM LIGHT INDUSTRIAL TO GENERAL COMMERCIAL AND A ZONE CHANGE PROM I-.F,' (INDUSTRIAL Pte) TO C-G (GENERAL COERCIAL) FOR TAX LOT. 100, 1S1 27DD (APPLICATION CPA 91-00040 0 ZON 91-0007) • T. Michael & Associates Ltd. has requested amendments to the City of Tigard's Comprehensive Plan map and zoning map to change approximately 1.1 acres of property within an existing '"•,; Light Industrial Comprehensive Plan designation and Industrial Park zone to a General Commercials plan and zone designation. The ,; ''':.. property is more particularly described as Tax Lot 100, Tax Map 1S1 27DD, in the City of Tigard. The subject property is currently developed with an existing building and the applicant is proposing the Comprehensive Plan map aMendment and zone change to allow additional commercial retail uses for the building. This application must be evaluated against the applicable approval criteria in the Land Conservation and Development Commission's State-Wide Planning Goals, criteria in the city's Comprehensive Plan, and criteria in the city's Community Development. Code. Compliance with these applicable criteria is discussed as follows. A. STATE-WIDE PLANNING GOALS The subj ect app lication involve s a request to amend the .. r ♦ city C om P p rehens iv e Plan map from Light Indu str ial to General Commercial and the city zoning map from IP (Industrial Park) .to C-G mits• find, fromaa Commercial)of the city's Comprehensive city limits. review oial) for city's p We Code and Community Development Ccad the discussion Plan and .'...:' � �:on ("Applicant's n x�nreport, • p s application a:cat y scuss�.o applicant's pl. * I: submitted with the a l .cant p Report") , that the subject property does not involve land uses, impacts or ` Plan that require the consideration • ban � nature re ics u es in a cr characteristics,, s, g �. overall atu � Comprehensive of ' State-Wide rehensiv Goals 1�-�, -- �19 We find o* Planning G 10 11. and 13 . `' the application does raise make relevant the that t �s the criteria Goals 9 and 12 Which mandatory approval criteria� ane issue rY' pP � In ".�' c�, � are 1ch �ar addressed in these findings s follows: ,,. A.1.a GO Ah 9: ECONOMIC DEVEIoPAENT Criterion To provide adequate cep portunitiee througho tt the ,.to h state for a 'variety of �; i . ` . „ economic activities Vital to th+a �heal.tn;,� welfare, and 'prosperity of Oregon t citizees' . r r ♦ 4 . «" "',.. .' . i ..,. ,. .. ^i' -._.• .. .. .. ."ire..... ,a.. ,. .. ... _ -- - . I �.�•;.i r We find that this goal is intended D�e. a broadly- worded, state-encompassing goal which establishes no minimum. or mandatory levels of opportunities or economic 'activities which " must be provided in any particular area of the state. We further � r find that the city's'. Comprehensive Plan, through the designation :'•; of commercial and industrial land in the city, provides land for a variety of activities that could beneficially contribute to the economy of the Tigard area. We find, based upon the Applicant's Report, that the proposed plan and zone map amendments would result in a designation for this site. Which' is in keeping with the surrounding uses. We further find, )ased upon the r Applicant's Report, that the proposed amendments for this site • , . °, take advantage of the site's outstanding accessibility and visibility to create a prime retail location. We also find, from ' the Applicant's Report, that redesignat on' of the site is expected ,to increase employment within the city. Based upon this information, we find that the use of the site as prime commercial p ro pp e rt y will beapositive economi economic fit to the City Tigard and wil 1 strengthen the health, we" f are'"and prosperity of the counity• We find that the use of the prime retail site ,for commercial purposes will increase the economic productivity of that area and the surrounding area and lead town improved' and ' • more stable commercial activity in the community because of the high visibility and accessibility of that site and the expected increased employment. We that the redesignation s s� find tha� a. ation ��of this site from . . industrial to commercial will, not affect the city's y inventories ! . + M •,; : of land suitable e for �vcreas increased economic growth t h becau se . the property i s already developed and is not part the city's iry e ntcry o f va c ant deve l o p able land. We frrd tha t the exis ti ng sites o inventory still. provides adequate supply of s` in ry p an service levels for a variety sizes, types, locations and service"..• � � commercial uses, y Yp r industrial and comm , as was indicated in the recent 5 of th Comprehensive Plan. fu. . t�attdesi designating site for n. �e , further find g g or commercial uses, because the site is surrounded commercial use Will not in e me with existing industrial commercial uses within the area and co rrou b � �. , � in any way enter g dustra:a�: or in fact makes t he property more compatible le with the existing , surrounding commercial uses. , Based upon the above findings, we concl ude that Goal 9 e has been met. W h A,.2. GOAL 12:.... TRANSPoR 'A'l.'ION. Criterion: To provide • convenient aeconomic transportation Y ion safe system. r. r � We find that the subject property is already developed � j ��P P Y�� y P r. and connected to an established transportation system. The 1 property accesses s.W. Cascade Boulevard which is a major .4 collector. S.W. Cascade Boulevard connects is,-northwest ; corner of the property to Scholls Ferry Road an, east-west 1 arterial, at a signalized intersection. Scholls�' Ferry Road connects with Highway 217, a major north-south arterial, at the ��?, northeast corner of the property at 'a second signalized intersection. We find, therefore, that the site is conveniently located and easily accessible from surrounding communities. We further find that the signalization of the llnearby intersections i . regulates provide 5 stein. asystem�isfalready constructed means that the approval a safe The fact that the m pp al of this application will not impose any additional cost to the public, which we find makes this application economic. We _ further find, based upon the Applicant's Report and the comments c commercial use is limited, of�,the city Engineering Division,�� that the potential future � traffic increase from comaimer . 1 e'of the �property that any such increase, could be adequately mitigated, and that P may in fact disperse,e anded' shopping is volume • the contemplated retail use ma traf vo ' over a longer tine,interval because of the expanded hopping cr;1 hours associated with retail and particularly jewelry store retail use. We conclude, therefore, that the proposed Comprehensive Plan map amendment and zone change, will result in a safe, convenient and economic transportation system,' and that , ' Goal 12 has been met. B. COMPREHENSIVE PLAN CRITERIR, . We find that the application before us requests an amendment to b th the city's Comprehensive Plan map and zoning map. No Comprehensive Plan text amendm ent was requested. We have reviewed he Comprehens i ve . Plan lan f' o r a n d rova,.. l criteria lo ria relevant t o the requested ated p a me ndments and make below the findings for the cr ite ria we appl is ablee In identify i n g the applicable a roval criteria, we only chose those tha t were relevant to h proposed .-- map a ndment � 1 only chose o se criteria that were andato y where 'comP liance is required) and not plan provisions c ouched in such terms as "encourage" (which indicate desirable, but discretionary conditions) . mi B.l� R. 1.. E GEC CHAPTER ` _ RAC POLICIES. CD t Criteri on. Policy 1.1.2, Implementation Strategy 2. Quasi-judicial S '..y �, 9[Y � changes to the Comprehensive Plan Rap: The Community Development Coda, (hcDCIt) . shall provide as — ud icial changes to the �Comprehensive elan Map which may be initiated by affected f , • .w '• .'1' ,rsl ' e '''' ' I { iY t 011i''''''''''' ' , I I:. • s I "ved a semi ut bas and a ro 'parties on ann al is P pP I r - if the City Council finds: (a) the change is � r • . , eos ;atet with applicble. plapoicies; (b) a change of physical atances h I a a occurred since tre. original designation; o r ,r (c) a mistake eras Wade in the original 14nd ' „ . use l desig nation. ' I I' • We find, as is discussed specifically`'below for' all of ". the applicahle Comprehensive, `Plan approval criteria, that the - proposed ',change is consistent with'...applicable 'plan policies,° . . We f urther fnd t hat the e hject property wa s dev eloped . while it w e.. within thy urisdiction of Washington County under , - an Industria? designation. When the property' was annexed bylthe' �-.< '' :City of Tigard,' it'was being) used for, a mix; of office and, ', . annexe t nonretail commercial uses. At the• time of tion,' I he city„ in' accordance with' an intergovernmental agreement between ,Ithe • ' �.. ; city' and ''Wash ngton County, applied the' city designation that 14pas ' ' (closest, to' the county Industrial (MA1) de ignation. The city, . therefore, gave'the'property 'an, industria"l Comprehensive',Plan ' gn • •all park, ion ing designation e,' • • deli anon, and.' an •�.ndustr�. 'We find that,„ a g, a rop y nated P erf was . ven thou h, de ndustrial b, the cit� at the time location ir and the nonindustrial P p by. Y was annexedwould have' ustified eithe on gnation because t . of the ro ert uses comercial or industrial design i j ' r'� the , • ro oc, o a) criteria ` ; co . cial, and. : ' p perty meets ,the ?� atAOn "or ,both miner industrial designation. We' further fin:( that the property across I ' '£.W: Cascade Boulevard from' the:subject 'property ('was "previously d in r ial' . • g� g neral �commerci • esignated dust„ but ''is 'now desi Hated a 'al, 1 and isr developed' with Toys, R Us and. Levitz • Furniture retail stores. This circumstance in. combination IW the, comme . i,th rClal • 0. zoning across Schoils Ferry Road, has resulted in_ ,he subject ' property becom Y a.n an aso a11� d oned�dro ert11 r. �' P Y elan � manta a I erty surrounded 'b coated ommerGi rop y g the n land ions and atterns changes 1. Y 1 P lP Y n eslgna� p ' Ili' „°fore that °thhave e s .. I e property y ,island of ch ' made' th ub ect' ert P p industrA 'uses are changes in in t e area gal, Iw h �,sical circun Y the tees since r as ra ert are stn amidst co�tmero desi nation ,,a _ suffice ��al g . .• '' nd justify if � We co ent to cast „°°hens' � cadent. -� , that the , criterion nclude, then r qu en om ' an Ana am-j Ii.c,ia►1 r 01 P hensive' Plan m hanger to the tom re . efo a for r asa. CD c p ap has been ,n►et. r I r i r I , I I r'' r I I I. ''III i r I I, I I r • p 4 .. .r r ..' }- ' ".B.r2 GRAFTER 4: AIR WATER AND P ' tCEB' Q_ QALZTL '; A w I d va o�' .nt^ t OZl. O .. O �aZ•1�� All . 1 m �r�. ari �� ii y, � � � p , i', within the Tigard, urban pianninq "aria'. Shall , coitp.ly„With applicable federal., state 'andl . • ' regional water quality standards, We 'find, abased upon the Applicant s; Report, that the r associated ari~� with a �aualdZn and subs eCt property� is .already fully developed g � � , ' , p, g and landscaping improvemen ..s and 'that these improvements were reviewed for compliance with applicable, , ' federal, state and regional water-quai'ity standards at the time . of development We further find :'that the requested. map, ' ' . amendments, by themselves, would not result n Any additional ' significant improvements or modifications to,the tie site and would ' ' ` .not affect compliance with' this plan policy. We ,conclude, . therefore, ' that this criterion, has been' met. . '1 . r I B.3 HAPTER 5: LCON10 4 � "r ' Cr iterion* Policy 5,.1.4. : The 'city *hail ' ' ensure that new commercial end industrial ' ' . � deve10 p nent shall not' encroach into � ,; . residential' areas that have not been . designated 'for com aarcial, Or �indusatrial uses.. !' . 1 ° , ' f i�d that the sub]ect ro eat y �s no e t .located within or adj acent to a designated residential area., Wconclude, therefore,', that this criterion has been me't. ' , LI .ES� SERVIC .!. CHAPTER 7 UBLIC Fi�cl '1'I ANA E13'., 8.4.a. Criterion o ' Po licy 7.142. The city s hal l ' '•, ' require as �a re c0 dion t o development approval, that: � � , De th 'the 1 �� ebOpn�ent� cofac�3.d. w�i � '� �� • , ,H ' ,� ,' �� ,, availability of td.quate, s.rvice capacity ' A including 1.' �,PUblic water; �, ' 2. Public sewer Ishail be required for, new ev e i p m eht within th s cit y � ' unless the r o ert favcived i. over 106 f eet from a Setter line and • Washington county Health Department _ ' ,, w a rroval for a private d pp iapoaa : system is obtained -ands , I r. i I r ,4 ~v., , , ' • a it �' ■ • • i • • t m or a Aa dr i e. b. The faci3iiea r. ,r�• � i. Capable of ads qu atel y sernin g 1 • ,'' ell nterveai i n properties g P ern P i and,the proposed, developm nt= and ' ' ' ' 2., Designed to city 'standards ' C. ill new development utilities ,to be lace d win er rouAd.' We find, based upon the Applicant',ls Report and the • • Staff Report, that the subject propert is currently full 'served' with' urban services includin Y r, .„ • ,,, g public' water, sanitary' and:storm • 'sewer. We further find that the' „area surrounding the subject prope rty has be en ,previously devel op ed such; that ad equate•services are available to entire area, including inte rvening:, properties. We find that the subject property is already ' ' developed and is supplied with electricity :from overheadrpower' , '' ' lines which run along, 'S.W.' .Cascade Boulevard. We find, 'because of the preexisting development1of,the subject',property, ,and power line system, that this is not a, situation where new electrical criterion doesnnooided: Therefore, that' 'this service is be' r quire that the existing power, lines be laced under rou . nde We further find that . p g service , roviders have been given pp to to evew pp t p e an o s e had no comments questioningt the ability. to rovide�service and .av this on an , conclude, therefor w g Y p e, that this c,ra.ter3on', has,' been ;n�et�a B.4.b. criterion: policy 7.201 ' y . The sit �zbal.i, Y • require as a pre-condition to development 1 ' .. that: 1 I A site development study be submitted for' ct to a, devalo me' j �, p n't in areaa� � e p r o: s ®o = drainage ground' �instabilit' or floodinng 1 a • I I which hot �ts� t,, p will ca.eatetadvers s e offs �f�paot�e , . eve mea s sa Iand its s; 1 b. N tural drainags � s y 8 be maaEta ne d '11 , H , m L11eg s $ubmitted tudies RO t� at i ,, ,, M w alte naive dra inag e solutioas' can $ol ue .J on-site dPai l p oblers and Will assure no adverse offaite impacts, ' ' I ' I I r I 'I w � , ill ,,,' . ' . * 1 / K,. • u. - ' 1 i I 1 1 I I . C. All drainage ,can' be handled on-site or .-1 there is an alternative s�olutiaa ,whioh Mii1 I Y . I ,,not increase ,he offsite space, 1 I I, ion °a as 1 asiri iev at ; . ear floodplain 00 di 'I , d. The' 100 y p established by the 1981 flood insurance study neers ' th O Airs Co sof �ni I dtncted b $ on � Y y I • be protected; and I e. Erosion n control techniques ques be ih ciu ded a s I ' 1 I i „� el o �snt lan. art of the site dev I a p r p . We I f and, b ased u p on the Applicant's Report, that the , ; I I subject property *6 not located within the bo under Les of a I , 1100-year, floodplain or a designated area of ground instability. , ' We find, therefore, that,�a site development study Iis not .. alread full e is' re .red. WB I further find that sa.nce the sea Y Y' ' developed, approval of the. proposed map amendments will not, by ' `itself, affect 1 natural drainage' ways or erosion or increase ' 'offsite impacts., ' We conclude, therefore, that this criterion has been met. I , I B criterion:e Policy y 7.4.4.. T 2 e city y steal 1 I . require halne K, evelep ® to approved sanitary sewerage system. M ared upn telcan t e p � e find ,that the',o subject property ls connected to th o sanstasewerage ' throw gh an a xi5tn sew s r trunk k line locate d in S.W., Casca de Boulevard that providep provides gravity fl ow se rvice to' the n . property. We conclude theref ore, that than crx eriobhas, b eep met. w l' -'.:'-' '' ', ' ' , :'' - ' I , , 1 B.4.d. ;criterio9n: policy 1.5.2.' As part of; the ongoing development review, the city shall: 1 I fi.l i Bible ideuti cats on i.gn a a. lee ire v II assist 'emergency vehicles inl locating the I H area of the problem; I ' co . I 1 t; . ace 1, p be utilize defenaibi a co � lice..t!�; and: I . . Ti and police Department tol ,I '� `ewe 9' 1 re p pp. ire, atiolnne a 1Re the eIIl t3Y]. devela 'ffiQn a lit s. J find- ba ed he A ' . .p that We s . ., . •ppl and•�s �that ed' in a hi g hl a .. � Report- the �; 15 lcicat p �.b a location �n pia u on is ula�e' nd a ma yr c�:,t• oi .e oral' view fromrt`G�o�county hi hwa...s a. g j ris• c ctor 'street r rthe that the building on the property is 'high. We further find t g � • highly I ; I L 1 . L I i II I , ,11 I . I I , I I ' " I 1; I I t I ,. ,. , ✓it 1 7 . J . i I , I. 1 1 . . i • , 6 ' visible from all three of these roads and that the',current 'and ' . ., . ' , , proposed signage' for the tenants of' the building is likely to ,' ' make it, very easy for the Police Department to locate the property and respond 'to any problems. We also find that the •if ,fl , ' property is, already„'developed so that' 'there is little opportunity ,to, at this,Ipoint in time, ',incorporate special defensible space : 1 ' concepts. However, ,we1findl from the 'Applicant's Report' that the 0 4 ' appl,icant' intends to incorporate' security considerations in ' • future' renovation of' the property, particularly l in' conjunction with providing protection for a jewelry retail store Finally, we find that the' application has 'been distributed to the Tigard Police Department, for their reviOW. H, WeHCopclude,, therefore, that :this criterion has been met. ' B.6.e. Criterion: Policy 7.6.1. The city shall ' ' . ' require as a prei-condition :to development . that': a. The development be served by a' water ' system having adequate Walter pressure for ' .. , 4 1 fire .protection purposes; , � * bd The development shall. not reduce the ' water pressure in' The area' below a level, ' "'o ' ' ade ate, for fire r t ®tectioa �p es, 'a�►6� P pu os • C. The applicable fire district review, all applications. We f in.d f rom the Apps.icant's Report and the staff f f t the sub" " Report that � " property ff.'s supplied by adequate services', among which h a re existing ng water mains.'and hy dr a nt s ted in . CasC ade poulevard, adjacent Y othe'.sit. W e fvther fin dtha t, since the, sub�ect roert is already r ' g 'develoP ed and the pr 0 P 0 ed map wo s ev eno chan g e i .n that develo lmen t, the ro pal would notxeduc a ter p ressure. beow that whichexiss now. We alsof at the to the f ct for its' revi ire: iecti proposal has be�trub�ait 'edub�nitted 'no' obj strions to'' ew , 1 pp and that the' dis� ct has s the t:.... ro� osal. We conclud ,. , he P p refore r that this criterion has been IffiE4 e t i aii m I CD -8.5. CHAPTER S: TRANSPORTATXON. W 1345.a. Criterion. Policy' 8.l s. T i e 'city s� a ll I , r S and eff}ce� t streetan d 1 ' osdwApSeiteathe ee ..udr ® . s and roband dvelop ,r t , I 1 , 1 , I , , 1 , , 1 • We find, based upon'the 'fin dings for Criteria anA.2 and B.5.b, that the subject property is already developed . connected to an existing' safe, convenient and efficient ,• transportation system, and that any increased traffic resulting , from the ,proposed amendments can be, adequately provided for,. We conclude, therefore, that this criterion has been met. ® B.S.b. Criterion: Policy S.i.3�► The city hall shall require as a pre-condition to development approval that: a. • Development abut a publicly dedicated street or have adequate access approved by • the appropriate approval authority; b. Street right-of-way be dedicated where the street is substandard in,width; a. The developer commit to the,,construction of the streets, curbs and sidewalks to city standards within the development;, d. Individual developers participate in the improvement o thedevelas and p of existing streets, sidewalks to the extent f development's impacts; e. Street improvements be m ade and street tre et signs or signals be provided when the development is found t o create or intens ify la traffic hazard f. Transit s top s, bus turnout lanes and shelters be provided when the proposed use is of a type which generates transit ridership spaces set aside,. a Parking s be , and 'marked I ' g. �' P az for cars operated by disabled persons .and ' that the spaces be located as I,close as J , possible to e en .. entrance designed for' l disabled p ersons. and { d CO o• ' the h. Land be dedicated to implement h bicycle/pedestrian corridor in accordar� e with the adopted plan. We find that, the subject p rope.. rty is al ready d eveloped. We fu rth er f ord tha' th is nolacy is ; in t en e d t o a pp yd develo meat or redev elo met`where ,the c onstructi�n of buildings ; µ I r ,i r ,. Y . . , • . 1 ' . ,,,„' ' 1 1 , ' ", ., ' ,`' ,, . ,,,, ,.,,,,,,, ,,,k . , ,., :•,,,,1 ' 1 . '::1''k` i or other im rovements is anticipated knot toy P p impose retroactively ' ' new standards on already' developed property,. we f ind, therefore, ,•., ' , that this policy does not impose any new requirements on , he I subject property in the context ''of Comprehensive Plan map amendment or zone map amendment approval. However, even) if this policy does a pp l y to the proposed map amendments; we find that , the policy has been met We find, based upon the Applicant's ' Report and 'the Staff Report, Hthat the subject t proper ty abuts S.W. Cascade Bou le v ard� ama orco ector. We find, ba sedu on , � ,� the Applicant's Re p ort an d comments of the Ci ty Engineering- , , I ,Division, that this application will not require any dedication , . right-Of-Way, or ,an construction find,of street y tion or improvement Of- streets, curbs and `sidewalks.' We. further 'nd, based' upon the, I comments of the city Engineering Divisionl, that because the ' changes in�'traffic use as a result of the approval of this application would:'only have a minor im p a ct on ,t he traffic I . . " intensity in the,, area, and because there are adequate restrictions in place to limit and mitigate potential future traffic increase s that additional street '�improvements are .� . of this a h t no hazard. ppro p ��.ication to avoids 'trafFi� required for ��a � val� ' We find that the applicant need not make any.additional provision for transit stops or, bus turnout lanes since, based�, . 's ,p and the. Staff Report upon� the� Applicant � Re "Qx-t �and� Report, transit. service H,r, r osed use is oriented s Perry cad and is alread avail along Scholl R , since the. p use e Yard au mobile el and •' not , , of - d tow to trau is t 'expected'ete -e- g g f ica transit ridership. enexat�e�� a significant nt��amount of � ��We„o e �th� ronind, the Applicant's• p" that the•subj e 't; • •r. � � find,� from �� Re �ort, �� ec p p� r y three parking space's close to the building entrance which are marked disable p Finally, we find rl d persons. ' � Fin Y . a s Thin any d bi' . ., gna era. bicycleeor� pedes ' ' � pedestrian�� •� luded� w ec�ial ro ' • property corridor not d that no,, s subject ro er y s n inc' or 'a�i� that � �h � � . p visions are � �',. , therefore required for these fi �' uses. h conclude that this cr � � et. finding S, � upon the a " Based re a iter�ion has been �i+et. ndin s we ' CA ERl t P 't'�ONA� c�tlT 13.6. CHI TEIt 3>,2 w �tJ � ,�1►.' � � �� - �� '�, et: Criterion: Policy ,12.2.t. The city, shall: id ca�mme»+c a on; theot a for, ed� � C. �'�� i�al'��der�el at ba�s I g type' of use, its sise and reelvdiked, ' trade area ' . WM (19 II W Apply' all ap plicable e pleb � l fiea . . p C. Apply the s pp ro pr at a locatonsl criteria I I applicable to Of I , appl�,`c the scale c► P ject- I , . u u �I t I I. I i I i b ' by■ it it I i. I r I,, • i r I , I r I . i � � l ' I X71, , A INER1�,L RCx CI'd'�RI ► a 1. n general �o�m�rcf al areas, ara f ntand�ed to _ ., r provide for,major 'retail' goads and services. - s General Coums ' �� ' ' The u�ses' ��class �fiei�-a rc*a]P nay � .p . . �� ' ' ' involve drive-�in services* large space.'.users, , ' - ` 'a''combination .of retaiIl, `,service, -�aholesale, , .� and'repair services .or ,provide services t0 - , ' ' ' the traveling ,public. ;The. uses range fro g: , �ry 'rsea� ,,a�i �l� �and�� a s ausd se i auto>da�bil :rep i r pp - . 4 .ye in , se�, dri i es�' Ye �e a a equipment stores, hi 1 . t ishments a 1,t is Hi stol sumd ss abi �T t as , intended ghat .these used ba adjapsnt art®riai os major aoli.eat4# street. a. ss (3) Trlade wrea.l Varies , . ' , � � ' : (�2) site 8�;se.. � Depends on deve�lc�pffient. I . . , . , ''�,. : ,, , , ,., e` I a s+. -®a q ri s e nr ro$S ea ab1 3 G► �+ , I I I I , b. ' Locatf oval ,Criteria.: : I o� on.� I anti (1) s�p acxn sad Y.o g (a) Tie Commercial Are.t s notl surr . . y 8trc . . , . ou.,, b residential di is on store than ttr. . o ,aides. , I • (,). Access. . ', - . (a) ', The �ro �osed• ,arsa �or., �e ausi�o�► �I xistia.. area s op � p n,f an a hall not create tragic congestion or a traffics b a � �afety� �prabiea►.� ��8uch,� 'a � � ' � ' �� Hie ' m ination sha'�. ased on , �� the � �� deternt 11 be b r .,. cax acity .,tin aid t::..;. ' . of ec: ,, raf f is v oluaees, tns` p it, Number of turning 1 I seed, 1is tt�d the traffic s , , : - ' ,�' � ' ,gaa►nerat�.nq Cl�aracteri�stica� o�f the � ' ' ' various types of� �utS s. K � ,„ ,, , I lb) The site shall have direct - I S ma o� a . street. or acre £roar a a coe�ctair . I ' arterial o i 410 (c) Public transportation shall be ,�. • available to the site or general area. (3) Site Characteristics. (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall have high visibility. • (4) Impact Assessment. (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non- , commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site ddesicln and development plan. (d) The associated lights, noise and activities shall not interfere ,w , with adjoining non-residential uses. We find, fir. s t of all,, that all l applica ble ;Ian policies have been met as discuss ed in the findings ab o ys We further find, as is discussed more fully below, that subject I property is ideally located for desi gnation for g H commercial use because of its type 'of use, its size, its trade op d its conformity ty to the general commercial tio' area • � , a an orm Applicant's 1 Z®cathatath � upon the 1 criteria. Based p Pp . � s Report, we find ��... seed u o ' a buin�the. General being used by site, is already developed with m businesses that are permitted uses i Y P busi p plans to use the first t fl the zone, and that there are 1 the f Commercial W building for a Shane Co. retail `ewel . store. f f of further find, rrt. that also based Applicant's Report, at. the site is onfa; g �, g`Y upon the. Applicant' short distance from the i.,,, distance a Washn tons Square shopping only short i that the subject property is within the; same trade area mall. as the Washington Square shopping mall because cause the g n eral Commercial I I I . �I I I I I I ; I I I r use of the subject property will draw upon the same people that are drawn to, Washington Square and Washington Square I1. We find,I;based upon the existing and planned uses, the applicable trade area, and the additional consideration of locational " criteria discussed below, that the subject property is appropriate for forIcommercial use. ' I , • • We find that the. Isubject property falls squarely within the locational criteria for general commercial rareas. The subject, property is not surrounded, by residential districts on more than two sides and, in fact o is not adjacent to� �an Y residential zone. We find, based-upon the Applicant's °Report, the comments of the city, Engineering Division, and the Staff Report, that the subject property is already developed and that . • approval of the proposed map amendments will at most only change • existing traffic volume by a minor amount. In light of (1) the city Engineering Division's comments identifying no"street capacity or congestion problems associated 'with approval of this application, (2) the statements in the Applicant's Report and Staff Report that the traffic volume from the planned Shane Co. retail use will represent only a minor fraction of the overall background volumes on adjacent roadways and is likely to be in the evenings and on weekends, and (3) the findings for Criteria A..2 and B.5, we find that the proposed'` dap amendments will not create tra ff ic congesti on or a traffic safety problem. We further find that the site has direct access to a major collector str eet and that public transportation on is available nearby. We find that the site characteristics of the subject property a re con d uc i.v e ty o gener al Y. a l l commercial om me rI c i a u s e_. . The is already developed and by its past and present use has proven that hat it is suitable for commercial w erg ial uses. � Furt Furthermore,, the sit e h as • rx tremel yhi h visibility d accessibilit from arterial r oadways in the area, namely Scholls Ferry Road and.Hi h 217, which make it ideally suit ed as e tag e l f vi sib e, easily EL accessible commercial pcerciateal sit . We find tha t properties � I ne ar the subject property contain Levit z Furniture, Toys Us' , Silo, and Cascade Plaza stores, � _ which are a re commercial re retail l uses, and that the sca le and u se of subject property t pa able with a nd will not interfere With those adjacent � nonresidential eef � that there are no adjacent n onco�nercialusesthatw�uldbe inter ere with beca use there .uu are n o adjacent nonco mmercia l uses.J I r Based upon the above findings, we cone Ude that this criterion has been met, ' c. I r r r I r , I r II Ail Co• COMMUNITY DEVELOPMENT CODE C.1. EN DMENT8 TO THE ZONING MAP.. ► Criterion: Policy 18.22.040. Quasi-judicial Amendments and Standards for Making the Decision. A recommendation or a decision to approve, approve' with conditions or to deny an Apps: cation for a quasi-judicial amendment shall be based on all of the following standards: • 1. The applicable comprehensive plan policies and map designation; and the change will not adversely affect the health, safety, and welfare of the community; 2. The, statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgment of the comprehensive plan and ordinances; • 3. The applicable standards of any provision code applicable implementing of this a or other app m leffiemm ting ordinance; and 4. Evidence of change in the neighborhood or M community or a mistake or inconsistency in aiaten the comprehensive plan or zoning map as it of the to the rro property subject ,• relates p pert which is the e developme application. We find that subsection 2 o f this criterion . . d oes not oI t i • apply because the city�s Comprehensive� �hens Plan an d ordinances have e o. been acknowledged. We further find that man y of the remaining standards w"th in this criterion to i n the e Comprehensive Plan for amendments the Plc To the e�tent that standards are similar, we adopt the . .J fin ding s in support t of the Comprehensive Plan map amendmen t Ca I discussed above in Section B.1 t� _a We find additionally proposed map to ° iona�.1 that. the amendments ro acne will1 adversely . Y affec h .safety and welf are o �' the community. Since propetysalread y develo ed, an d has been occupied with uses permitted General Commercial zone, the impact of the proposed change will be minimal. There may be some slight change in the nature and amount i i levels but we agree with the Staff Report' and,the Engineering 1 , g g g Division that the change created by the proposed map amendments would be minimal and not adverse. We further find that, since this r involves no direct changes • , sit , the, impact this app oval vol direct c to the, e on the community should be minor. On the positivelside, ' we find • • that the community should profit from the opportunity to utilize this ideal ,'commercial retail location for commercial purposes. Based upon the above findings, we conclude that this criterion has been met. C.2 CHAPTER GENERAL 'COMMERCIAL ''DIBTRXCT. • We find that the ro osed ma.I amendments comply with P P P P .� , , the standards for rases in the General. Commercial zone. In terms of e proposed uae o of the s�` , find that h •identified th p v.. o h site, we t, the identa.fieci ' existing and. proposed uses contemplated for the site are office and administrative uses such as insurance agencies, tax services, medical clinics and retail' uses such as a jewelry store. All of these uses are permitted uses within the General Commercial zone. • Since S.W. Cascade Sou and and holly Ferry Road are a major lev n d Sc e collector and an arterial; respectively, approving the proposed amendment is consistent with •o, the General map amendments 3 nsistent h the purpose of th Commercial zone, which is to site uses adjacent to an arterial or major collector streets. With regard to dimensional requirements within the General Commercial zone, we ' find that the existing building and site development comply with pS ecificall the lot is greater and applicable requirements. . standards. Specifically, tt less tandardsxnimum� :t. building g than ih the titer than 50 foo existing il e 50 foot minimum; the fisting b ding �.s 1 � 45 foot • maximum; the building on the site and paved areas represent 80 percent of the site,o well within .�. the maximum 's 5� percent coverage for buildings and impervious surfaces; and the site includes 20 percent ent la ndsca in g • which is in excess of the ' re qu ired 15 percent of the�sit e. The zone on e does not establish yard except where the zo ne abuts a . residential zone. ince that is not the case here, we find that setbacks met. Based upon the ills we de' OD atathe standards within the GeneralvCommercial zone arelm findings, that the standards met for proposed the appl3cation. J �I . CONCLUSION CO III We find th at the redee sign atia n of the e subject property o p,.•• etty •to a plan desi n in of and zo ne d esignation of Genera 1 Commercial com les h the applicable approval l criteria. Therefore we approve the proposed edes ignatians ao • :Ir5_ . _ F;H- _----_.s..."''"""'"..."."".-- 11-_._ = _ ___:_: :.. : : :: ::_ :: L__ . :__: _____, : _ _: _ __ r � l_ � __ - : I - - . 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' City of Tigard t r ) /I bei n g f it t d ul a ocaf€irn, on oath depose a nd say: (Please print) I • That 'I a .,� 1a -` A•17 ' 1 I for The City of Tigard, 's91 rd Oregon. That I served NOTICE OF PUBLIC I HMARYN C FO'R. That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard.Planning Comaaieeion igard Hearings Officer Tigard City Council. • A copy (Public.Hearing Notice/Notice of Decision) of which is attached (Marked attached list marked y ��( Exhibit "A" was to each named s , at the d e a shown o the sty :exhibit "B" on the, a of, 19 , said notice NOTICE OF DECISION as here o attached, was posted on an appropriate bulletin s M day of and de iced letin ,board on the ��'�� y � ! �. �� , an • in the United Statel ail on the "?-it - day of k T 19 e repaid i ng, ' - spared' Notice Posted CFor. Decision _ecision O v1.� � � � � � � � , -i- Sub, ibed and sworn affirm to me on the 15 day of OcO _ JL.- • OFFICIAL SEAL 'z CATh F2INZ WHEATLEE1f VW.. NOTARY PU3LIC-OREGON MISSION No.:006.„ 141:700'14A CMISSO 06b PIRES ., 1995 NOTARY OF QRE00 esion fOfv EX INA1�1O, PUBLIC ��1�'�,, Expires:-.5( Person w o delivered to POST OFFICE A _ affirm to me on the �.. / •• 'day of M Sub ri,bed and • " PI 7 C • - OREGON ii),7r w x M •, . salon ,: *rb /A IDAVi '***1" MWR+ t1�Myh,w iI W.. , A E. -i- A- A . 4 0 1 , . , " .: I A' , NOTE: CHANGE IN HEARING DATE , NOTICE OF P.UBL I �C H, E' ARI NG. ' •s . I ' NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON TUESDAY,November 19, 1991, AT 7:30 PM, IN' THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125' SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER' THE FOLLOWING APPLICATION: FILE NO.: CPA 91-0004/ZON 91-0007 FILE' TITLE', T. 'Michael & Associates ' NPO' NO:' 2 APPLICANT/OWNER: REPRE, ENTATIVE: T. Michael & Associates, Ltd. Stark Ackerman 9200 E. Mineral Ave. Suite 200 Black Helterlinae, Attys Englewood, CO 80112 707 SW Washington' Street Portland, OR 97205 REQUEST: COMPREHENSIVE PLAN AMENDMENT CPA 91-0004 ZONE CHANGE ZON 91- 0007 T. MICHAEL AND ASSOCIATES LTD. (NPO #2) A request 'for, a Comprehensive Plan .Amendment and Zone Change approval to• allow W change of a developed 1.11 acre site from Light .Industrial to General. Commercial and subsequent Zone Change from I-P (Industrial .. M Park) to C-G (General Commercial). ZONE: I-P (Industrial Park) ' LOCATION: Northeast corner of SW Scholls Ferry Road, Cascade Boulevard, and Highway 217, 9730 SW Cascade' Boulevard (WCTM 1S1 27DD, tax lot 100) APPLICABLE APPROVAL CRITERIA: Community Development Code sections 18.22.040, 18.62; Comprehensive Plan Policies 4.2.1, 6.1.4, 7.1.2,' 7.2.1, 7.4.4, 7.5.2, .t 7.6.1, 8.1.1, 8.1.3, 12.2.1; Statewide Planning Goals 9 & 12. On. Reverse Side THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN a O (See M. .... S' OF CHAPTER 18.32' OF' COMMUNITY'DEVELOPMENT CODE Aft RULES THE RULE OF DURE RULES U ADO PTED BY THE TIGARD CITY COUNCIL AND'RVAILABLE AT CITY HALL, OR RE A PROCEDURE SET FORTH IN CHAPTER 18.30, ANYONE WISHING TO PRESENT WRITTEN TESTIIriONY' ON THIS. SE CO SO IN WRITING, F. I$ PROPOSED TO OR. THE' PUBLIC HEARING. ORAL TESTIMONY'MAY' BEMPRES.. � N PRIOR T' PRESENTED ,..., AT T HEARING. AT PUBLIC, REARING, � PUBLIC HEART TIi�E C PLANNER � CITY COUNCIL. WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY' ..N ... , OPEN AND 0 NVITE BOTH ORAL AND WRITTEN TEST •Y COUNCIL PUBLIC O N BLIC HEAR � IU IMQNY THE CIT CTL MAY 14... . PUBLIC HEARING-TO A,NOTHE N ADDITIONAL RMATION, OR CLOSE ARING ... IN AND TAKE MEETING' ON .THE ... • PERSON SUBMITS ACTIO OBTAIN. A,DDITTIO N IF A PERS PARTY IS' ENTITLED RTO 'REQUESTPA�CONTINUANCE,EOF"THE HEARING IF THERErIANY O ..1 DEN SUP this no CONTINUANCE GRANTED AT THE HEARI ... ... • HEARING, ANY' PARTICIPANT IN THE HEARING MAY REQUEST W THAT THE RECORD REMAIN OPEN FOR, AT LEAST .SEVEN DAYS AFTER' THE HEARING. ' J, IN' NOTICE ICE ISALI ' REQUEST FROM THE Ti..,... TIG RD TO THE I TIGARD COMMUNITY D$VELOP, ICAB 'INCLUDED LIST OF PROVAS. CRITERIA APPL DE AND THE 'BY THE CITY ARD . PLAN APPROVAL 'OR DISAPPROVAL. THE REQUEST OVAL EI COL7NCI�WIL-L BAS THESE CRITERIA� TO THE Rg CRITERIA ONLY. AT THE HEARING IT IS IMPORT C ONMENTS RELATING' SOtg Ak IMPORTANT' TA AN(D THE SPECIFICALLY TO THE'' APPLICABLE CRIT QUEST PER y� y.w1�I TATN TERIA LISi�Di r . . I . • n - - ,b,. •;3. •14x1 t .. Ik11°i 1 ".1 f dl• Iw, r F I w ibkt, S,4 ts, i w j} '' I,,I ''i a I `�':',.'1'."",` ',e r{ *r lJ 95'. r :1,',',:'4'1.'",'�'u'.r::r It '.„ }'A 1i.M.n',Y•n•4;n. ,R:,{n.n a ' �,A: rJ, '4.r,y i.,r b Yrpa �''ir„ y1 C,',Yi� t'.f .f;v9� ,�-.1 � 1.� r #r r .Y - , 0 .i'•1 -a -d', 1' Yr- {.,yd 1;,,I -rll J A, t.,l, i .1 iI � J ,,'',,,,,"..-q,,,y 1. •'4 • • -y' -1Y <r /6 1 �' r 4 9.' t ! • r� R1 't, �'7,• '�' I y I it 1. s wA � , I � ' .e y tr '•t '4 �, ��N 1 I-i , K ..4 ',.0 y '�� I k"J•�t a�#op le II ' 1 �,{,<.� + y t y� v 1(. 1 ' r '' J. I 'f - J r 1. 1,.� JM #' ,Yy, a (�,u' 91r,•'I d#'# r #''� ata I,x a r ALLURE TO'RA . . 'ISS �i ITH I$tJlrFICIENT• r �► a�E Ali ISSUE, 'OR LURE T® RAl�E:A'N THB '-PROVIDE :''E CITY, 1 APPLICAlMT', ;OR ,OAR,`rPll t'A'ISS`TOI,. ' SPECI$I-IT7f X10, �!. TO', Itrt t:.E1L6 ID, •IILL PRE UDIC APPAL: ,;',, ' :A,PPLICATIOt NITS A.I LE OPPORTUN Y n, ,, ; '':�•a � 1, ;;,',1, 1 SAID ISSUE'•TO'-THE.•STATE:LAND''USE I RD,,OF 11PPEU8 I(LUBA''' . ,� x ,,;^ • 9 ' ,m a p ,_. r+' f ':'H''''''''''' 1,. s 14 .• r 1 I r IIC9ABLE CRITERIA r 11 THE 7��#O�VE H.. . • 'F=LE 'AREA t ,, ALL .�•Y•I••.. . TS.]1111D5 1!�' WZN S°:PER PAIGE�r a•�A I ES C, . BE'°SID I o ,,• ,, �1T NO BEARI I ' I�SPECTZON�I 'COST AR COPT STAFF POt�T 6iILI4,®E p ,$�iSN DI,YSP�tIO A AT LEAS NG A CM,BE ,OBTAINEr, ' AVAILABL3 .l+AR'.I1t8PE U COST. AA !1 COP'Y;, ' CAS 'IN , ti"9, A: a PER' PA[3E.r 6, a. fo r I:• 4a. s - d / -,,' •, P EA C NTACA THE CITY IRS ORDER',.,"....,!,94,R ST�II�'F, PL R,' $ R ±,rF®Rt!«I:13'.0N7; ♦ !A',Ia# D:i° ` TTom' R�1LL 13125, SW LVD.',, :; C,II I' IC,i V• a TIf3ARD . . , ;:�� AT 639► •. •t • 97223 , • I • „ 'Ivitt I, VIII � sAItt I 4 9' , I � I , : y I I , d i O IM �' I W�►SH s + r. \ I • I LL 1. I e \ f t �. I' ..♦I `' II i..Y.. l; it • V I , O 45 \ ••_ � eUsINES I , • CENT[R ``, ..'.it ': ,r. M � � � . • t s �# ! i I 1 1 1 t I, 'r ' n a 6 t Y 1 , • I 11 F v .l i..1..71 ,I h I' rl i7J Sm, , y,, al J''11 r• '� ! I r I I r1 , I I ' II I � l I I , I I, t �., �, , �I I,,�,''1 I�' I � II � I !, I t� I, ,r-_'t '��',, ® 1 „ J 'h 1 k I a Y II a � ! ,,• I �, d z ��y i X11 ':I .� J 1 Y y I I '� nh'A I ',. •, .�„ '.I •. , , 1 ^7 ,''” I� ,,,4 'v'1'I,I,�� w'J' -C a , r.. •Y• a Sr.""".'"'.....".."."..."'""".."'"".". "" • . //lA�+l+lll . , al_ , • . . . .,. CITY OF TIGARD . . . , . . . . NOT ICE OF PUBLIC HEARING \ OREGON NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY cOUNCIL, AT TS MEETING ON . TUESDDARY,Nomember 12. ILlgo w ATTY3ARODPM, IN THE TOWN C__ ID$F THE TIGARD CIVIC O . , 13125 SW HALL THE FOLLOWING APPLICATION: r. , FILE NO.: CPA 91-0004/ZON 91-0007 . FILE TITLE: . Michael & Associate® N NO: 2 / ,, .. APPLICANT/ : PRESENTATIVE: . • To Michael & eociates, Ltd. Stark Ackerman • 9200 E. Miners `Awe. Suite 200 1 Black Holier n®, Attys. • Englewood, CO 0112 707 SW Warty gton Street . Portland, 97205' REQUEST: COMP NSI Z PLAN AMEND CPA 9 0004 ZONE GE EON 91- • 0007 '. MICHAEL AND ASSOC TES L . (NPO 12) request for a . Compreh ncive Plan Amen„--tit andZ ne Change a' oval to allot Change, ® a 1.11 acre ei e, from Industrial Par to General Commercia and aubbeque Zone Chainge for I-P Industrial Park) to . . . C-G (Gener Commercia . ZONE: /.,711 (Indust ial Park) ` LOCATION: Northeast Corn of SW SCh011s Ferry Road, C ncade Boulevard, and ' 270,Highway 217 (WCTM ,151 27 , tax Ot 700) • • APPLICABLE APPROVAL CRITERIA: '-'...unity D velopnent ode sections 18.22,, 18.62; Com7rehenelve Plan Poli ee 1.1.2, .2'.1:, 5.1 ,4, 7.1.2, 7.2.1, 744.4, 7.5.2, 7.6.10 8.1 1, 8.1.3, ,1 .2\1; State sale Plan:: ng Goals 9 & 12. THE PUBLIC HEART O O • N THIS TIER W L B CCNDU D IN tee Map On Re arse S LOP CODE AND RULES OF, ACCORDANCE WI RULES OF' CHAPTER 18.32 OF GOMMUNI l� F PROCEDURE ADOPTS... BY YE GARD IN CHARTER CIL0AND AVAILABLE AT CITY HALL, OR .. RULES OF P I . 0 ANY N TEST. 0 ORAL TESTIMONY MAY YBDO OR AT THE PUBLIC AR MAX MA� ONE WISHIRIO . .TO 2'l`8 IN WRITING P WRITTEN I MONY Y S � UBLIC ING AT THE PUBLIC I: , THE' COUNCIL� � L WILL� RSCEIA' Cl)C STAFF REPORT PRE .. OPEN THE AWD �� AT THE P PRE::ENT. ION �FROM THE CI__ P��._ R,. ,. � �� INVITE BOTH ORAL '; ; MONY TY CO MANY Z KING �� WRITTEN PUBLIC HEARING H.EARI ANOTHER MEETING TE I COUNCIL P NG 1"0 ACTION ON TEE; APFII..TT ON INFORMA$RSIDN OR CIASR J THE PUBLIC; EARING AND TA1E A ' SUBMITS CO, II SUPPORT TO THE APPLICATION AFTER, Teeu nce of"„thie�._,notice ANY IS ENTITLED TO REQUEST A COT ... _ NTI �. NUANCE _ IS NO CE IDgN G ANY PA..T THE PARTY � HBARI� OF ING� ZF POR A LEAST SEVEN DAYS THEHEARRINa.', "T CE :GRANTED AT C E � .�.�. ..IPANT I � � ' CONTINUAN THAT �T�' EE470RD REMAIN OPEN T� . . - CRITERIA APPLI ,, II!i THIS NO'TIC,E IS A LIST OF APPROVAL, -- �, TIGARD � THI� • ME NCLUDBD � I NT BIND TY DES UN APPRO F THE REQUEST BY THE� CITI 1 :PROM T TIGARD COMMUNITY , IVE PLANd.., OR �.,... ,.. ;DISAPPROVAL � �,, COUNCI ILL BE BASEDAUUPON HESE. CRITERIAVAND THESE CRITEPIA . , i � �� ci�LY�.�� AT THB' � �� , �,. , SPECIFICALLY TO Tat AFpL � TERIME�STED.TOTHE REOUBST PERTAIN, ,, I i RARING IT IS IMPORT 3 �50 3 39 � � 13125 SW,I-�c�l!Blvch��.c"��IBo 23397,Tig�cd►�Orn1 C � • , . . ''..'' 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''!. , y • AFFIDAVIT OF NAILING STATE OF OREGON ) County of Washington ®ss City of Tigard ) 1, jn�i e.,.�� , being first duly sworn/affirm,. on oath depose and say: (H?lea�(se print) That I am snt s54sfA.SI?' .4wNe�r-- for The City of Tigard, Oregon. - __e That I served NOTICE, OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission igard Hearings Officer ' _J Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked Exhibit "A") was mailed to each named persons at the address shown on the .- attached list marked exhibit "B" on the 2gzlday of 4e.r.- 19 4 i f , ~"~ said, notice NOTICE OF DEC SIGN as hereto at hed, was posted on an appropriate • bulletin board on the day of , 19 o and deposited in the United States Ma 1 on the �' day of Ie �6. -r- , 19.1,1_, postage preps d � .,. • •..,....,lima, ---- as Prepared Notice PoetgE (For lion Only) ° !1 1' ;P bed and sworn affirm to me on , • :4....A.,t,..',,,,.1, 40)•-"" / th® ...Il: day of `l t �. n .. U 3 mot'#A ;r bpd tT+:.�` ri,7 P / t�/ A#Ai, ......1 1 / r f "'" '•��'"�,, � �aS,."�a��w�~• PUB IC O O �y � t' H ARY t r 3,'"4 y Commies` } :xpir.- r.�A t J t /� NI i Or Person who delivered to POST OFFICE'. -,.„,{'`�--... CC Subscribed and sworn/affirm to me on the day of , ao 1941 In J , OPFICIAL 8CAL � C' M/ x p NL HAYES L e„ NOTARY U F O.ORE G ON LU n, COMNIS9iCN NO.006513 y PUBLIC OF G ON E$R MY COMMISSION t?pliES MAY et l96 My Commission E ireu bkm/AFFIDAV.BKM ,I. I I I I M I I I .I - • 411 411 • NOTICE 0 ,F L U B L I C H E A R I N G NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON TUESDAY,November 12, 1991, AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125'. SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: CPA 91-0004/ZON 91-0007 FILE TITLE: T. Michael & Associates NPO NO: 2 • APPLICANT/OWNER: REPRESENTATIVE: T. Michael & Aoaociates, Ltd. Stark Ackerman 9200 E. Mineral AVe. Suite 200 Black Helterline, Attye. Englewood, CO 80112 707 SW Washington Street Portland, OR 97205 REQUEST: COMPREHENSIVE PLAN AMENDMENT CPA 91-0004 ZONE CHANGE ZON 91- 0007 T. MICHAEL AND ASSOCIATES. LTD. (NPO #2) A .request for a Comprehensive Plan Amendment and Zone Change approval to allow change of a 1.11 acre site from Industrial Park to General Conmiercial and subsequent Zone Change for I-P (Industrial Park) to C-G (General Commercial). ZONE: I-F (industrial. Park) LOCATION: .Northeast corner of SW Scholls Ferry Road, Cascade Boulevard, and Highway 217 (WCTM4151 27DD, tax lot 700) APPLICABLE APPROVAL CRITERIA: COMMunity Development Code sections 18.22, 18.62: Comprehensive Plan Polices 1.142, 4.2.1, 5.1.4, 7.1.2, 7.2.1, 7.4.40 7.5.2, 7.6.1, 8.1.1,, 8.1.3, 12.2.1:; Statewide, Planning Goals 9 & 12. (See Map On Reverse Side) THE PUBLIC HEARING ON THIS 'MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE PROCEDURE ADOPTED BY THE, TIGARD CITY .COUNCIL AND AVAILABLE ATRCITYY or RULES OF CHAPTER 18.3 PT HALL, OR RULES OF PROCEDURE' SET FORTH IN CHAPTER 18.30. ANYONE PROPOSED ACTION WRITING PRIOR TO OR$AT � .PUB PUBLIC HEARING. ORAL. T so ISHING TO PRS NT WRITTE Y DO TESTIMONY OR UBLI„ RESENTED . N AT THE PUBLIC' HEARING ' THE CITY COUNCIL WILL AT THE PUBLIC 'HEAR,ING. , RECEIVE A I POET PRESENTATION� FROM �MONY. PTHg CITY COUNCIL MAY CONT.INUS�G� AND I STAFF RS WRITTEN HEARING:. NVITE BOTH ORAL AND I TEST SN' THS' PUBL TH$ ., CANNER; OP . .. ...._ THE. PUBLIC HEARING AND' TAICE STING TO.OBTAIN' , NFORMATION, OR CLOSE HI�AR ING'TO ANOTHER ON ION. IF A ... � CTION' ON THE APPL PSRSOId' SUBMITS . ... P N AFTER Issuance: of. thii .not. .. CE IN S�DRT` PARTY'. TO REQUEST A CO T ANY OF . . .. iRS�.IS NO 'CONTINUANCE GRANTED AT THE ,HEARING, ANY PARTICIPANT INITHE' EARIINNGl,MAY. REQUEST THAT THE RECORD' REMAIN' OPEN FOR AT LEAST SEVEN DAYS AFTEp THE HEARIN G. INCLUDED IN THIS NOTI I.� ,A'. FROM TEE TI CL S LIST OF APPROVAL CODSAND 2 ARD �'� THS . . ... _. :.. .. .. O ..CRITERIA. .APPLICABLE � ICABLE HENSIVS VAL OR 'DISAPPROVAL OF AMC PI:AN AP BY'.T ° CITY REQUES. NT HE T G COMM TY DEVELO HE RFSQUEST COUNCIL WILL BE BASED UPON THESE CRITERIA��AND THSSS CRITSl�IA'ONLY,.; ; AT T�� , � ! CD RE !TAO THE REQUEST,PERTAIN LATING PECIFICALLYSTO THETA ICAB 8 TFRIA LISTED. TO O R THA SPR APPLI' L, CRI 1 , r t,'• , r CI$NT • I FAILURE TO RAISE AN. I ,•OR, FAILURE.•TO RAISE. AN ISS TH 'SOFFY , . i SPECIFICITY' SO AS TO'P•1• IDE THE CITY, APPLICANT-i, OR° ` PARTIES TO THE 'DID 1. 9 WILL PRECLUDE APPEAL�11►E�PLICATION',r;WIT�I A 'REASONABLE OPPORTUNITY':TO RESPG,, , t SAID ISSUE;TO THE STATE''' LAND"USE'. BOARD' OF APPEALS (LUBA) ' ' DOCUMENTS APPLICABLE CRITERIA ,ABOVE N I ALL nNT ITERIA IN T - O'3'8�1 .FILE ARE AVAILABLE _ FOR..INSPECT ON AT COST, OR COPIES CAN BE OBTAINED FOR TEN: CENTS PER PAGE. r'I. AT LEAST SEVEN'DAYS PRIG ' AVAILABLE FOR INSPECTION AT NO `COST OR A COPY BE OBTAINED FOR 'TEN j R1'OTRSHEARING,' R WILL BE ' • D CgNT$'. I PER,PAGE ' FOR FURTHER INB'ORZ4ATION PLEASE CONTACT THE CITY'RECORDER OR STAFF PLANNER, ' { Roo 'Panwrov AT 639-4171,. TIGARD.CITY HALL, 13125'SW HALL'I BLVD.., 'TIGARD, OREGON '. ' ',.J il X7223. , r , , I I I , i f ! z s 1 t i ' ! ' ' '' T`h"e C'i.t y o f 1 '��; �..� �_ I �T I GIA RD I I f ii CPA.,oe1-000a 1 a I i WASHING''ON . aoN 1gg1-006i i • M / j I I � 1 / e 'LI r A ( ( ( ,.' SITE AREA'% ' D E ,; r 0 SCIJAt� , ,r 1 � E,f �.', �<I' 5 m I .. 1 , i I I e, t• ! a 2T 6 I I i, ,;�, • k04L 34 35 ik I I I 1 I BUSINESS�NE • U S 1 � I I I ' ' I a+M CE�T L �� , I { •�at .r �7-�� • +i', a1,14 11.4. �..�°ate NO1IY'.HI' CC Ili?* , ‘%4„ .'. ' ' ' ,' ! 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"80,3,..124 . .. . . . 1 , : .. .„ . 1 , . .. . 1 . ., 1 . „ . . , , 1 . . 1 . , ., , 'STARK ,. ' : ; , „ , .,. • BLACK EELTEtLib . 41ZIS. „ 104 SW1ASIING104skiE ! . 4 ' . . ,, ,,• , , pok11,AND, OR 972,05 '.., ED DUFFIELD • . . , . : . .. , . .. . • , • . , , , 1 , 1 8895 sw'ItbGEM01) . . 1, ,',' :.1., .,. • . ,:' ' ' '',. , . ' , ,' , . „ „ • 1256 SW 12L.,,ii? 'Tr,' , ,, : :, : , ,, , :: : ' , .', -,': „ ,: . xamto.. ot: 972 .:' ,i. '..', ''', 1.H.' - ' 1 : 1 ''.. . „ , , 1 r . , „ ,. 1 ,1 , , " .1 , 1 . 1 , , , x ■ ■ 1, ,, , a. . ■ , , , „ 1 ., , , .,lir , ,.. t,' . • ''4. '' 1' , .,. , , , , „ ,, , 1 , , ; , , 1 „ ■ . ., , ,., , 1 ' ,.1 „ ,, , „ „, ,..■,, ., .,, I■ ■,,..,,..: .,., . „.,..„.,.,.. . , AFFIDAVIT,OF MAILING , STATE AF OR8 8N ) County of Washington ) se,w' City of Tigard ) a first 1 ®worm fEfEirm 'oa oath I rJ 4 being du depose and bay: I (Please print) That I am a Y\ P!1 5l,c � for ' The City of Tigard, Oregon. That I nerved' t'CTICE OF PUDLIC HEARING FO R: I " That'I served NOTICE OF DECISION FOR: n City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Council d, City ,Co Tigard X 9 (Public Hearing Notice/Notice Decision) o f which �s attach ed (Marked Exhibit "A") was mailed to a each named rsons at th ad esa shown on the attached list marked exhibit "8'° on the' 114 day of 19,w11__ said notice NOTICE OF DECISION as her-to atta hed, was po ed on an appropriate c\-.., the Mail of �"„ day of " �'; 1•� and deposited 1 bulletin board on _ day ; an 1 the �L in the United States it on tY , 9 , I • postage prepaid.. / I • �1, e 11' I l� / �r A s / V r e are d�y1otice Posted Fo r Deca lion �an , , t d. • ,:;$p�Y a+i e$r d andsworn/affirm to me on the . .:. day of ,p a� V h yr I h 0 .,, , K a •,. r w �,� 0 • PUBLIC OF OREGON ff Commission Expires: ^- '-1 . ,0 , il0P�aers ho deliiered to r-OST OFFICE, w',"Vey, °�?]�� i and ry orn affirm. to .me o the. d�t... ,o I rd rr�p ,_ .,4 Y K. c., � b A b ■r y Ord _)r .L44 OM ,i r I., i w P� y., �� J' .441ii/Alvf 411* ' ,k0°# 1. �y w ILO "'�°Q,�n �anb?r,;.;i, wrt* ARY PU a c'7 �OP ORE •`M �`_ t� � Flbxv.s� I bhm AF .,, I I } I I I I I I I . 1 .. . yr " d, LL. ..,_.,,, ,,,.,IP • ,,, 411, \, — i :: . . .. . . , " � �o . . , , Ngt cE OF PUBLIC HEARING „8 ..). NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON • MONDAY, October /4,...,1991, AT„7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: CPA 91-0004/ZON 91-0007 FILE TITLE: orlenichael & Associate' NPO NO: 2 ' APPLICANT/OWNER: REPRESENTATIVE: T. Michael & Associates, Ltd. Stark Ackerman 9200 E. Mineral Ave. Suite 200 Black Helterlin'e, ' Attys. '',.,: Englewood, CO 80112 707 SW Washington Street Portland, OR 97205 • REQUEST: COMPREHENSIVE PLAN AMENDMENT CPA 91-0004 ZONE CHANGE ZON 91.0007 • T. MICHAEL AND ASSOCIATES, LTD. (NPO #2) A request for • Comprehensive Plan Amendment and Zone Change approval to change the designation of a 1.11 acre developed site from Light Industrial to General Commercial and a Zone Change from I-P (Industrial Park) to C-G (General Commercial).). P LOCATION: 9730 SW Cascade Blvd. Northeast corner of SW Scholls Ferry Road and ' Cascade Boulevard, at Highway 217 (WCTM 151 27DD, tax lot 700) SEE ATTACHED MAP APPLICABLE' APPROVAL CRITERIA: A quasi-judicial change to the Comprehensive Plan Map and Zoning Map may be approved if the requested change can be found to be: a) consistent with applicable Plan policies; and b) a change of physical circumstances affecting the site has occurred Since the original designation; or . c) a mistake was made in 'the original land use designation.• The Planning Division staff finds that the following Plan Policies, Statewide Planning Goals, and Community Development Code standards are applicable to the request Community Development Code Chapter 18.22.040 and 18.62 (C-G zoning . r district); Compreher.eive Plan Policies 4.2.1, 5.1.4, 7.1.2, 7.2.1, 7..4.4, 7.5.2, 7.6.1, 8.1.1, 8.1.3, and 12.2.1.; and Statewide Planning Goals 9 4 12. ENO COMMISSION'S REVIEW THE THE PURPOSE OF MAKING A RECOMENDATION To THE CITY -- . VIEW IS HE CITY COUNCIL WILL ALSO CONDUCT A HEARING G THE THE G`�1 CO 'L ON' THE ItE 'ARI ON T <<\ REQJE S T PRIOR TO mAxING A DECISION ON THE PROPOSAL.OPOSAL. THE®UE LIC HEARI NGS O N THIS " MATTER WILL BE CONDUCTED IN ACCORDANCE WIT H THE R OF 4:HAFTER 18.32 OF TEE � GOU�NCTLTAND AVAILABLE AT�CIT�HAL OR F PROCEDURE ADOPTED BY THE HTIGARD H CITY RULES OF PROCEDURE '.!BET FORTH R 18.30. j ANYONE WASHING TO PRE SEN T WRITTEN RITTE N T � ON THIS PROPOSED ACTION MAY DO O SO 6. IN TANG PRIOR TO OR AT-THE PUBL IC HEARING. O RAL TESTIMONY MAY B E P RESE NTED AT • F- THE TAFFLREPORT PRESENTATION FROM THE CITY PLANNER THE PUBLIC 'HEARING; AND PLANNING COMMISSION WILL REC CO , OPEN �.. I . ..,.THE PUB�,IC HEARI _AND WRITTEN MEETING TO ANOTHER EN TES G TO OBTAIN THE. PLAPn+tINC COMMISSION ZMAY OR CI.►ASt THE BOTH ORAL CO CONTINUE PUBLIC, _ LI O IO ► PERSO T UB TS EVIDENCE IC HEARING AND TAME ACTION ON THE APPCA II N IF A . .,. IDENCL T OI�" S I . UISSI D TO 0 IN ONTINUANCE OF .ION UNLESSPTH�'r`+BER 1 A CONTINUANCE,PARTY'la TICIP . T IS � , PARTTLE _ TO THE APPLICATION' AFTER 7y l9 E ill O REQUESTS BEFORE THE CONCLUSION CF THE�IN TIAL EVIDENTIARY HEARING, ANT 7"'HE RECORD • SHALL REMAIN oPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. IN THIS NOTICE IS DEVELOPMENT CODE, Tom' ��'R� COMP� T CO PRO'�i. ' � � Y DE � � � AL CR� IA APPLICABLE NS I� P ��.. ..,. CABLE TO TEE S FROM�TEE TIGARD .MMUNIT AND THE PLI � LAN AND �� REQUEST ..FIE OMISSION'G WILL BE BA ED�UPON'FOR RCR,I TERIA ,. T T3Y TLANN LL BE BA _.. AND THESE CRITBRI,)! ST��TEWIDE P IN GOALS. RECOMMENDATIONS AP DISAPPROVAL OF THE ONLY AT THE HEAR/ _ COMMENTS RELATING TO THE REQUEST .. NG IT\ PERTAIN 'SPECIFICALLY TO THE APPLICABLE CR HATS C T IT$RI ...RTA LISTED. A i • FAILURE TO RAISE AN IS I IN PERSON OR By LETTER AT SOME NT PRIOR TO THE CLOSE .4, OF THE FINAL EVIDENT' . BEARING ON 'THE' REQUEST.'OR FAIL TO PROVIDE°.SUFFICIENT SPECIFICITY TO AFFORD'THE DECISION MAKER AN OPPORTUNITY TO'RESPOND :TO,Tom'ISSUE ' PRECLUDES AN APPEAL TO THE LAND USE BOARD' OF APPEALS BASED.ON THAT ;ISSUE.• . / �` ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE""ABOVE-NOTED FILE ARE.AVAILABLE FOR ' ' INSPECTION'AT NO COST OR COPIES CAN BE ,OBTAINED FOR TEN, CENTS PERI PAGE. AT LEAST ' ' • I ` SEVEN DAYS PRIOR TO THE HEARING, A COPY,OF THE STAFF REIPORT•WILL BE'AVAILABLE FOR I . INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER' INFORMATION PLEASE CONTACT THE PLANNING DEPARTMENT AT 639-X4171, '' I ' , LVD: T/CARD CITY HALL," 13125 SW HALL Z , OR coNtACT YOUR NEIGHBORHOOD PLANNI NG ORGANIZATION (NPO) ' /. CHAIRPERSON: Ed I Duf f teld IJMONE NUMBER:; 6 2tl 8494 bkra/CPA91-04.BKM I • I i l' t / / /r ! 1 o ..�,_ �'�' 1 . I 1�A R � 1 -I , """" Ii 1 CPA 1$I O aoa III 1 — WASHINOTGN ZON tM1.000T' ' 1 / l ,3� / \: \f I p'h/ I I SQUARE ( it r: !11'E AREA 1 L ��b I r. / `moo I 1 i r %,, 1 1 ff, �1 1 � MALL I I I I I � 1i::. ' r I 1 , (.•• ••"'.. ."'" \ I %-.11-4 1 1 1: ' 27 C6 • �ro�r: 34135 \ 1 � 1 ' 1 7...-""\#, aUsINE33 , \ 1 , ' 1 b. -\,....,...... Nikiai, CENTER ---- —— \ '-' "" '''''- Ak 10:. --"*"\ l : ....4 ,.‘41.. 0 ,..,,„ t F+ $ trr ' I , , itir -.' N.. ,....-- - 03 ii, ' 1,046,411e, , , , :- ; , *7, '' u I j7 I Q I i I I ir r 'I it•• i 'i q 'r 7 ps°��y��'ffrt�•,:��r1�,+' ((fi�t ''�a•!!.�ri'�(fi�rr■tt ,�',-1y;,,��/��i,,y� I( t , r-,i r � �/�� r t '.iENNVLi?W&iii.; �lV�/ ,itlii)f).,= PIII:+l, r- '.r '$. i + . $NC 0/ COLD DP 0 144''' i;,«,l+.t' ;,, -, ; ?' .1„/ r f ',,,.,1' d4, + � f ! I , d. 'a.i" t i r < -� r t 1 v �• , 1 r r' • t w a I, Ail, . t. , 15127 D /�:r I� '•' '+ '_ ♦ 7DD=003Ct➢ wii••-•air.••i�',esew1 •• ^,•er°+,. , j, ti 1812/DL1'!002�V„ ••is w•��• �•�••o w�•,•• �,, o �Srt�;Z I ;.0 {., ' i, d, ' ∎_ ' /CORTL3d KARDITB 'L', ,& ROBERT _ .MAC:TARI IAN, R K Rt1'1'H rA F ` P6,BOAC 1172 1 :416 SW L.�$� r A ih t,', x DR 972'25 IeOHGVIBW i WPi, 98532 , U r :I, I r i, �• 151271DD-01200 ••4ww.ri••••e'••••••i•••,w. ;• ' FURNITURE STORAGE INC r. MARH,Dd,MAN F[iRN � I 'r• BY REPUBLIC 'BANK DALLAS N A DOWIAN, WHITE. & CO ATTN: LYNN ZIULLIN 1020 'SW TAYL R SUITE 205 � r ,. PACIFIC..Ate''' Y STREETS ,. , ,C. 97205 DALLAS TI 7,520]. y ■ °1'. MIC;HfA'EL & 1��3SCk:IATFS� LTD 9200' E..MILAL AVENUE , -. ':' L ,: CO, :80112' , L ,, ' - " - r tt r I , d , . ' STARK A��9AN BLACK RELTE 3LINE, ATTYS. • ' 707 SW WASHINGTON STREET i , PORTLAND,' 97205 r • . ED DUE'FELI7 • 8895 SW 'EDGE.n":)OD , , surS TIGARID :Ott !r�i7223 • " - A� i� 12356 5 132ND - a) - 2YGARD► OR 97228 ' 1 W, i 'i • I , I � , 11� • • r „ r . „ ',,,''..,',,,' ''.;;,.',:,,•,'„ , ;',,,:',., ',.,.„,,,,, ...:::1,-,,•;,,,-r,,- „... •,,., „,'.,,,,,,,,:',..,,,,,'.•i;,,,•'',,'„,,•:',:'..-i :•,:,,,,,,r•-..;.;'-' ,',,','• ,,'-'1',,,'',''',; , , .,,, ,, L'•'J,, .. , ,.'": ;,''';;,:'':;;;:;,?:',..:,;',2,i.,:,;,,:::::,.:', ;:''',;',:,,,,,',. .,:',1,,,!:;,Ty,:;,,,,.e:':,',,'ci;::,',,,,:,;r,4;:':0,:,,,:;,::1:,,,',:•,:: ,'f'01,,',..,,';',,,cf:',"'.;; . . ,,,,,,, ;,,,,,,,,,r10,,;,,,,,,,_,, ,,.,. , ; ,,..,,,,::',,,,I.,.;„,,.i,,.,,,,y,, , .;;, ;, •..,':,:,;. !„:,,,',..„-,,,., ;„,,,,,,,, .:,,,=,;,' ' - '',,, %' - :'„.,'',•:,; ,-,„, • '' ,- ,,, ,.,,„ ,,,,,... ,,,,' "‘„ ,:.,,,,,,::';,,:',, ,,.4: '., 1,.,■-,,0, , . The 1011ciiiing 'irilll'..bi;,aiiiitilidareil.:bi'iiiiii:::Tigard;:"ildniting';''Cixiiiiisiii0ii:'on'',Oct."•',.1..,•`...-;: 1421. 4, 11141iliti.,iit.,:, the,,,V1,4**1Ctii.p,.:,.vanto#... . .,:;:09**,..;.,,Hat;. ,,.).,1,425 ,.iiti:',0044,,,;)ll#1:4;;: •. . ,,' .-„ ' -, ,Tigard, Oregon. Both,publid:orill ,and',Toritted-,tiiiitiinony, ,i62,,,inVited. ',:',Thei•;-publis' hearing on this matter Iwill,,be,:.Canduattaiiiii'ioabittithaii°-.With.,the'rule iii.of-'Chapter 18.32,,'of the 'Tigard Municipal ,Cod•,' and rules 'and,.proCedures• of the Plann g ' • • , :' ' ': ' 0.4itilinlieleiit.':,:''Failure 'to raise •an':''::,issue:'Ir ,'iii.eiesiii,;.:Ot. by latter',,,tirecliidiiii:,ati ' • ' ' ,, appeal, and failure''t0'specify the criterion from the CoranUnity,','Development,Code • - , - ' or 'Comprehensive Plan,at which a'Comiitent''is''directed''precludes,,an,appea :,,based .. . , .• , ' . '.''''" ' on that ''aiittiiitilu.' ''''',/riirthai : infotniiitiesti. iiiiii: be.','Ohtitinid' trotii,. the Planning• ' '' 1,',''' ''' ,-, i'l . , Division at 13125 SW Hall Blvd., 'Tigard, Oregon 97223, or by Calling 6394171.:',''' ,:'',.., i, .,!' •, .1-' PUBLIC BEARINGS COMPREd7E_TL _ _EA11/E LAM AMEN13MENT C 91-0004 ..ZOLRYClij„1: 1,.M.-.021:12.,... T. :.micralig_p,AND "AssOCIAVA,,''LTD. '',..(NP0,:#2)- ,'A' request for ".a,I.Comprehensive-, Plan - • • , , ' ' Amendment and Zone Change 'approval to al.161:, 'change of .A 1.11' acre.'site, from I I Industrial 'Park to General COSMercial'' and subseqUent, Zone Change for I-P (Industrial' 'Park).' t0'.C'•.0,'(oenail:1 COmmercial)'. ::.',ZONE:'; I;,p (Industrial Park) ' ' •-•:, , • ;:',. ,, ' LOCATION: NOrtheast ..corner, of, SW sph-pllia,',Ferry: Road, :Caadade: '8001eVard, ,and Highway 217''(WCT24 151 271:1), tax lot 700) APPLICABLE REVIEW CRITERIA:, :COmmunity Development Code'sections 18422, 10432, 18.62, :x.8,..68.; poraprabonsive Plan Policies .1.1 --2 1 1 4 2 1 5 '1 1' 5.1.4, 7 1 2- 7 2 1 -7' 4 4' '. 7.5.2 7.6.1-, .111.1, It *. • / • .• t • • 8, * • If • • I •, • I • I, ;„ . I „ f 8.1.3, 12.2.1, 12.3.1; Statewide Planning +30alii'3;0- 2i:pi.: 12., , .:- ., '' ', , . , , „ ,, ,. A ■ , ' , ■ I , ,. • • • „ . ' ,_ . . 1 ' . , . . 1 'I • „ , 1 • , , TT , ''PUBLISH .,"Se' te_pm12fficAli 1,....,22.A' ' • ,, r ' :, . , , , . • . , , r . , . „ , , r , • ce , „„ , U. ,..a: b -01 0 ,. : C9 11.1.1 , •. , I 1 I . . „ 1. 1 1 I , I . 0 ' 0 0 r r . i . . . , AN . OF TIGARD OREGON es_,23 Flow ,2,8/- . , .:14',..:111,' Ci.Ty g2fg R E M M E_ PLAN AMEND w ±, .0,. : CHANGE ZOs, : .• ' i .,x ' s..Az 014I , i :; . .. • CITY OF TIGARD, 13125 SW Hall, PO Box 23397 ': 'Agard, 'Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE'NO.d,P/4 ei1-0 , ,ON 11-07 OTHER CASE NO S. R '3�,kt c, }A :Mgt I t.,) ,� � ...5,0, 'RECEIPT NOS. i P,)0 1^N5 13 ri1 o4" CAL4t t . ! — APPLICATION ACCEPTED ]BY: / ,. 7 III�A�N f oCal"Ord srkek f L, /` . �� DATE: 8-14,-91 I I // Foo- -tuDt og ''(i3.o GENERAL INFORMATION. Application elements .submitted: 1. G . PROPERTY ADDRESS/LOCATIONA) Application forum (1) , 9730 S. W. Cascade Blvd. f 1 __14B) Owner's si S na ture/w ritten TAX MAP AND TAX LOT NO. 1S1 27DD authorization Tax Lot 100 CC) Applicant's grate - ,,...�. pp went A0 cope SITE Ship 1.11 acres (pre-app check list) x'444 /Cd PROPERTY OWNER/DEED HOLDER*T. Filing "� Michael & - ) , Associates V(D) Filir fee C� E:- 171741.7-___-_—___-_ ADDRESS 9 ut � eral Ave.A�e. • PE ONE 5303)792-3500 Additional d d iti onal information for Compre- SeOq . CITY ZIP $0112 sive P an Map Amendments/Zone Changes APPLICANT* SAME E) Maps ind � • i�ati propertn iaa 1 .. . tif1'� kvs. �dhoul��; t I. . sick- ADDRESS � PHONE location C •: , a ," CITY ' " I ZIP . C . * and the applicant are different When the owner , purchaser of record G) Assessor's people, the applicant must be the urchase Map (1) ent (1) ..� � or a leasee in possession with written authoris�at '� ) Title transfer instrum° � g with written of 46iu from the � 5 � authorization.owner must over_h written .�.� ifzio,,pies �� 1-. st sign t rization, oThenawner(s)f m _ t Va PP or P provided this � f ° � 0%10'e �. .�p/go; ab►d �id�eNf��e t'ii�`oH in on page e tw o n pi . space � rovi� P g o application D � . DATE ETERMINED TO. BE COMP' tgnwri �� 5.. authorization with this application. FETE: ' n t . submit written �� coot' p+ti.rohaser� � � � 1 2. c ROP ._. PO..AY. ,SUMMARY t The owners of record subject a pes � FINAL DEADLINE: ,9 request a Comprehensive Plan Amendment (if COMP. PLAN/ZONE applicable) from Light Indust 441 eral a ; and a Change �/ndUs is o ` C-G (General Commercial) Number: Park) w N.P.Q. OR The applicant requests an amendment to the Planning Commission Approval Date; following sections of ehen�live Plan or :., .._.._.. City Count i 1,Ap p r oval D ate O737P 23P Revd: 5/87 r r r r r r i D . 3.' List any variance, conditional uses, o;r,'other ''land.'use I°actions "to .be considered : as part of this-`applicat[on: r , f � . . ' 4: Applicants. To have s,I complete application you vi1.1 'need to submit, a"ttachmenta r described in the , attached 'information.' sheet';- ate. the 'tire' you l'I,submit 'thisl' ' • application. . . , .5. THE APPLICANT(S) SHALL CERTIFY 'THAT; A. The abode' ; est does. not violate :any ,;deed , reetricti ruin` that alay, be ' attached to or im osed 'u•on'the sub. ect ro ert . . . '.. � • , B. If the application is granted, the applicant Wilk 'exercise the rights ' ,granted in accordance with the tense; Snit subject .to all the conditions and 1 limitations Of the approval. I 'I All of the above 'statements in the " pot p3ar�, • � ,, C• s tatements� and . 'the'� 'n '� • I • att,chbeats.:,,r r and °exhibits. transmitted herewith, I are I :true, and,' the' ' ' applicants - 841 acknowledge th-*, any permit issued, based '''on the . , application, ma pp , y be revoked H if it is, found that any suchstateaentt are false. I a I • D. The a' licant hal e read. the 'e PP �� s retire 'conten',ts of °the' application, including?:� the policies and criteria., and understands the requirements for approving.• or denying the appliication D ATED t his /Lib- da y. o f � .. 19; .1 SIGNATURES'of each owner (eg. husband;;and wife) of the .subject property�a , , " I ' . . „„ '''' T. Michael', Si Associates . r . . . . .f..14. . r 'yl *' n Y`yLµ �..i'8..1 .Yi/Yf�i+✓I _ y 4 * f I , I �,, •p R ., , �yy,'�r�'�{"�p�' , .w,a• u r a +w Oi!"1•. rw 'M t{s♦1 ri ,Mdse I :. ♦ } 4. a w•1 +•, 'u r _ •"Yi{ l.4 rw��>. ♦, co it NI •.. 4 C`. . ».I,I,.. 04 , . 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';','-,.:-'....,'''',:01t:'...':972;5'.;',.:,,!'''''.',:',:,•'.::;','i,i,':•''''•;',',,‘"`,,l'',:',,,,''',:.::',',''';','''., ..',.',.,,::,,',',1,, FURNITURE, . . ': : .','. .,,,,,"-:,,,, "..'„ ;•. '•,,'•'',.'•',-,:.,":',',., .,:. -'•••.' ,.,',•••,'''•::'•:, ' :.•••••.::',.''''''.' ..',,'''''' ,, 'r-, ,'„-t.,',..';',.!': '.:::','-'•;:.,'.-,.,',:, '• ',',:•'':, , , . ':•,:,,•,,,','''''•''::,, ;,,:...':' .•'..,'.'..:,'',•'•:--.,."L•.;:,,,',.1',,,,. .,:,•-,•-, -,,,,,I,',,,,, '•,,,,' •,,'•„.,,:::,:',;,;,,'.,, :,..•,-. ,.':','.„,',,,. , ,. ., . . , .. .•, ., ,,, : .., . . . • .:, :,• :, ,,,, : •,•, ,,„ ,, . ,, • ..:••, • . ... ., • ' PACIFIC AND ,ERV"Alf,'„'STREETS: ,' '',:., ,,, •,: • , ::„ „, -. .::, ,,, ',,,.. ..•.,,,.:H. , , ,-. ,,,- :..,, ,,,, • :. . •. ,,,,,. ,.,, , „ ,,_:,,,,,. „ ,,, ,,,, ,, ,,, DALLAS TX 75201 • • . . . „..,, , , • . . , • . -• •, • • ,, ..,r •, ., , . . ., , •: , 1, . . , . , , „ , , . : ,, ,. • , ,„ , . • " " . ,r : • r , • ,,,, . . . , . .. . . , . . , . . . , . . . . , . . , , , • .,.. . • „ . , ' . . .„ „ , . , ,, • • , , , . , . . •, •• . , ., . • .., ,, . • , . •, •,, ,, , ,, , , ..,,.. , , •1, . , . , . . ,•, ,. • • . . . . . , .: . , ,, , : , ,•:. , . • , , . , ,, , „ , . , , ; , , . , • . , , . • • • ,• , ,, , , , •. ,, . . . , . . ,, ,, , , , ,, , • „ , , . , •' s• ,, • - , •• , r , , . „ • , . , .. ,•' , , .„ , , „ , , , , . ° . , , , . , ; • : , , , 1. , , , , • . , . . 1, , . , ,, , , „, ,, , 1, . , • , : . , • , , :, , 0. m CD I. , : „ , „ ,, . ,, ' . , ' , ' .' ■ , ' ' ,I '11e40i , , , ■,, . , .■ ,I I ,' " „ . , I ■' I ' ' '' , , I ' „ 1 , : , , , . , 1 ,: • , , . , NU , • , : , ,. ,,, ,, ., , . . , , . • , . , - , . , .. .•• • • LEGIBILITY STRIP .. - e _� ,_O - - - - ' 471.46 li )(500 r r = G 50 94 AC 51 75 -# J g 155 c CO P\ \ . 1 \ < r€ s A , .....- CANCELLED TAX LOTS E � s 900-1.11, i„ x nom,• 4 t - - -- - - 7 - 0 ��# _' z ,-7 / • .-` ' ' . ' ' '----.•-_._.-W;-.---i, .-- ,-, ( (4'4 � ti 3 \- , m It': ° k=3 - v 37.9Q F 268:40 ; a ' It 88°20"w i t R! 0` O 0 ba : 2; C �zo Ac: 100 Nii. /.// ' „r_ -0 51_82 1 N 88°55` 1 77 ® I -:, C) /s 329.78 \ in O w i .r-i\ I ,,, ,. • ,. 4 — r `, P4 60. S 88°59' E I ._ 75_ 386.49 �_ 73 S In •'. TAPER°F/2 I C 15;71 4;, t' tt► f--- Rt14?- d6-44438 S0 t . i 37.79 147.04 c5 cn 3.=59 Ac: (t‘ \ A ¢0 m ,Oaf 3 �o F • ' o to, • la % ,, _ , , . Ch .. . \ , _ , 1, 49,_ . 50 —94 • 1, 94: 1 : ., : ..,1„ .. . _ ., q.. 0 .56 i. A. 4z... =,_ , i_44, .. ivr _ 1:), s( LO \ . ,, . .. f., rz.li - 0_ co to,' Y 98 � \e,4V �' AAG it 1 S',e•r 7 - • \ 'ô 7 0 5° SEE MAP r 5° IS 126C`, SEE MAP 3 IS 134AA 27 26 ' . FOR ASSESSMENT PURPOSES ONLY f D0 NOT RELY ON FOR ANY OTHER USE •-:1.- ;,. _- ° 34 35 TIGARD BEAVERTON .ii-48,..„.„1,..,2_ ,, p 7D15; . I ,REQUEST FOR.COMMENTS a i , - I -. . . TO: '[ !4' 'A' i �C%V I DATE s' fi, e 4 299 ' F OM: Tigard Planning ,Department ' RE: COMPREHEN IVE PLA LAI ENDMENT CPA '91-00041 gi®NE CHANGE ZON' 91.-0007 rar.r�r w�r�o-�. r.n T. MICHAEL AND 'ASSOCIATES. LTD.: (NPO *2) A.'requeet'for, a Comprehensive ' Pla n Amendment and Zone Change' approval''to allow change' of' a, 1 11 -acre I1 ral Comanercial and. subsequent'ZONE:change ` site 'from industrial IPark to General for 1I-P (Industrial ' Park) to C-G (General Commercia l ). - ' (Industrial Park) LOCATION: Northeaet• corner. of 'SW -SCholla''Ferry Road, ' Cascade 'Boulevard,' and., Highway 217 (WCTM 131 '27DD,' tax lot 700) ,•. . I • I I I I I i • -" ' . Attached is the Site Plan and, applicant'it 'statement for your, review.' Pram ' ' ' information ,supplied, by 'various' departments and agencies •and, fray other ' ' 'information available to our'staff, a report and recommendation will be prepared '• ' ',and a Idecieion will be'rendered'on on the' ro sal in the near,future. If ou wish. ' 1 ' • P Po Y I I to co ment On this; .application, •we need your comments, ',by.Sett. 16, 11991. You ' may' a':►se she space .provided' below or attach Ha separate .letter totreturn ;your , , ' conunEnte.' you u are unable to..respond •by the• above dat®, please phone the staff I I I • .. ' ` contact' ,notec! below with,,youelco nta and Confirm your comments in Writing ae ` coon a:^e possible. 'If•you have any 'questions regarding this Matter,' contact the ' . , : •:Tigard Planning'Department, �IP0 Box `23397, 13125 SW Hall blvd.,* Tigard, OR.9?223.• 1-, ' ' . PHONE ,639-4171. 1 '' ' STAFF CONTACT: Rohl Pomer_y► I I LLOWING' ITEMS 'THAT AP LY PEASE .CHECK THE FO P . We have reviewed the proposal' and 'have 'no objections' 40 its. • • Please' contact ... of our' office. ' please.refer to the enclosed letter. Written Comments: I M g ' .. ,• , „ . . . Name of Pe .rson Comme nting., • CO 0 Phon e NuMbers J' b I ]cm CPA91 V 04.�KM I I I I I I I I . I I • I 1 I I , 1I r I I I I I • . . , ', , „, , „ . . I ...14, .„.. 7 , ,: ,, ., . , „ . , ,;, „,,,. , 177 . : ,.-• / • 7 : • -- ' ' )4, ' ',.„ ''', , .'„ , •,,''.'1,7,- : 1 ' ' : . l' ' ', ' - . : „' . '- '' '''' 1, 111:14AvES: ' .:L7LbG'''''LA'er'''726/ .... i !..,' . . Iwo NO., - Xft't',!osolast) . ,,,,,,,,„,„,,, cFci mo.„.„ . , -Building Inspector Brad R. ,-Parksh& Recreation Board . ty Recorder , 10, 116 ' PernitSCoordinntOr/Viola C. • 1 :3, - ' SPEC DISTRICTS -.....--- 4ixe District .1: , '' , - SChoOVfliiit. No. 40 ineavrl: 1,. , ( ,icalnup .40x bldg.) ,, , , , Joy 'Pahl , . • • Tigard Water District , ' ' ; Beaverton, OR :97075, 1 • , . 8777 SW Buinhius St. HT- : , 11 School District 23J (Tig)1 . , Tigard, OR 97223 '1: , , , ,. ", , : ' '1313T:2W Pacific HWry.' , . • 1 ' ' ' Meta Water District • .. 6501 SW Tayloil,Arerry Rd. ', • Tigard, oR 97223 • , l'':' '' : ': '' ' ';' ,I , , ', , ,, , , , ., ',_' .., 4;, AFFECTED JURISDICTIONS ' 1 ' Wash. co. LaheuVwe,'& Traegp. ' '.'Beeticlai"COisafon 150 N. First Awe. ' ' 320 SW Stark kOoli ,510 ...-.., • Hillsboro, OR 197124 - ' :: ,-Portland, OR 91204, L, ' Brent Cut tie Kevin martin - . METRO • 4Oase Rice , '' 2000 SW lstAirs'..: .,, . • - ...........„., Scott King - , po- and . , 97201,4390' , .7 , Fred Eberle LCD 116 Botreioo ', i.. , LCD (CPA!S ohly) , 1175 CourtSt.-NE Jill Heedryx , „, : Salem, OR 07310-0590 '' , ,S"--‘,P"'l City of Beaverton PO box 4755 ftlrettOti, OR 97076 . .....,...:.. .....■■•■■■•■■■•■.■ , State! Rigby/ay Diviiiion . _ ' Pettland General Eliatttie ' 1... .. Lee,Gunderaon . : Brian MOOtit::, :,:' po Bo* 565' : • ,14655 ',SW:Old tdh011a Ferry Li. BeaveitOn, OR 01018 •Bea*eitOsi, OR 97001 _ • CC 1* ••■■•■•1.•■■•■.....'sip...••.•......a.■..■■•■■ W 5. SPECIAL A ENCIES ' ' , ' , '.!■ ,0 Area ComeliSidetioh6 • 11',rlan'Cook .,a General telephone 1 • Twin Otko teotitiology Center • 03 • • • • Mike Pitts ' ,., ,, 'Ailit NO *60th Olade $-6020 . CD 1; 6tiow ,M,f4itt st,t , ' H Aletvirottoo#: OR •01006,-4686' altet0/110 OR 97007 , ' • , , 1:: H":' ,.' , , ' 1 " , • ..I ' Neat- ........ • ........ US • • „. .. NO Natiltal dap :', : L Hketetteliiicia , ', '' tiOn *homail ' , ' ', , ' 421.„,SW Oak St, L ' • i, 120 NW Second A*#11, 1 ' H ' ' 1',,'. Portland, OR 97204 Potti„mi' lft0, OR 01200 „„, 1 ' ' •1 • • • „ , , . , • • 1 „ .....„.„„ TCI cablevisioe Of Oregon, Inc .,, NA* Hal1OCk ' „ ' • , • ,, :, , ' ,, .": 3500' 8W Bond ' ., , . • ' 'I, 1 ' • • ''''• Pond, 04,1 $1110t' • 1 ■ , 0 , , , I ' , I I , I • ICI , I I I I I , , , I I . , , W+�Ke • �{ kin..�r•} r«v �,y}r, { • I-'I' ,v�,q' I _ °•«1 v ;Y�'„a,�"�`'tkyst. 1`W'y ��'1'w'b r eN4 M!C'TIMTTT"� .ar�W.'!''ra,,••�x-�y�, �' q,l 'I�I'I t l ,. L ru?+Gv P ( ,4 alt ,°1 v�i,..q:,Af I a4:•,,,',Tn 1• 7', mh5 r tr,•a.^t i.1:7. ,r' r.d,. 1 '" '-a {'`r.+IX .;, ",'.'x„ r,.-s i r l"r A _a V ` ,” ft ,r r.r• ,,.,,,(y, "} `�,{l!�.il''t" irkap .4 .1•f�. 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V1, !.� 'C '1', 1 7 1 f t 1 1 I I I I. a• �1 I• , I' IY -Illy�I' al ' , ''.I I , T i D REC �a ,yam raw yyy �W.aa/,y}y �E r iPT t }J t, ' I A� I. r..1 W !nn1,.R, ,' !IvMK .,, '�;�17,wGM".i,,i"''I, ',wb� J , ''II CHECK A OS.,lt�t"'t'y ,. <M X HAEl. .. & AS Oc x rn" s a 0.;, 0 T,. ORCHARD 0, S- 6 7 x M P ,.1 C - J 1 , n'.T� �,y( yp�,.��yy, vs■y(rt W l M i ''( • 7J , " U+ •.•t M1 �� I Lr N.Ih�.V 1, P rMl 'rN�a Mf /1 .I' ,� f - fl ••1.I�1 j}.,��I!}�,I1; ,;�My II I W i'* 1w�u�11M' - M , 1 f W ' • PAYMENT '.AMOUNT-,PP'A I D A SE A:,P L '2 ►0+ , , 4 a 1' 4i S I i it r r ) a a' y t 1 I , I 1' I'r I , , II I r , M , I r y �yrill '• ,Iwo g 1� , I " ,;• , 1 I i r , l' CPA 9I 0004 ,r M J�!,t.� " / I i-'iW M FI n+ w f i,y+hn'ruI t r kv1 I« r ., I'! w . V7a I'} + , I E I ' : , II { tlr,�;, Fr „a,yr�'{ ^' !,! „1 T ",, �w >»`M"d�M4.�„v� 4M!" '�1r?4"I ��"".r f{ ',Y11n'w`+,1h,r,'� y ,':'t'I " ,� � 'I�� I : ' ,'r'I. 11 1. � �' "I 4 I,,` R I � -'',r<';'d,,-1 I..i, T r 71d, ,k� ,w..rdt, 14 x� ,,..t,�1 '* �, I� , .., /2 :: .WI,� .: e n:.A ..p..,,.n,,+r...,,.•.,, +» .... „„QL.e;,«....L.,,.a,.ra m.,.».,•w.:'..: 4,.::uw:.,• a ",,.rw. ae r,k..m,"y �i..w'w!aw,r:'1 fi r( 4r ° y L';',4 ''''' r.. � , "''nnW , I I I 1. I I" I I I T " i The mot - b' , a unanimous' 'v Council t . ' present.. . ' ' . • . • ' ' 91-0007 T.' Michael and Assoc: aces. LTD. (NPO# .#.2) ''A request ''' . for ,a''Comprehensive Plan Amendment''and 'Zone Change approval:to' ' ' . allow change of a developed 1.11 acre site from Light ' ' Industrial ,to General 'Commercial 'and subsequent' Zone ',Change '! ' .' from I-P. (Industrial' Park,) ',to C-0 (General Commercial') . ' .'ZONE: ' - ' ,I-P'' (Industrial Park) LOCATION: Northeast.' 'corner. ',of ' SW . Scholls Ferry: Ro ad, CascadeBouleva rd,, and 'Highway 217, 9730" ' SW Cascade Boulevard (WCTM 1S1 27DD, tax' lot 100) APPLICABLE ' APPROVAL ,CRITERIA: ' Community Development.' Code sections ' ' 18;.22.040, 18.;62: 'Comprehensive Plan Policies 4.2.1,.'5.1.4, ' , _. 7.1.2, 17.2.1, :7.4.4, ' 7.5.2, „ 7.'6.1, ' '8.1'.1, ' 8.1.3, 12.2.1'; . ' Statewide Planning Goals 9 & 12. ' ' a. Public 'hearing opened. ' b. There were no declarations or, Challenges. ' c. ' Senior Planner Bewersdorff,. reviewed the Staff, 'report as ' submitted to Council in their meeting' .packet Staff ' ' recoended approval of therequested' amendment.m d. Public teStimonyt Mr. Steve Schell and Ms ,' Mary Dorman • signed in on the testimony log and noted' their support of ' ' ' the requested amendments. '. , . 'e. Public hearing was closed. ' f. ORDINANCE NO. 91 •33 AN ORDINANCE ADOPTING FINDINGS AND ' . CONCLUSIONS TO APP ROVE A COMPREHEN Ll� PLAIT AMENDMENT �D ZONE,CHANGE REQUESTED 'BY T. Ii I CHAE ASSOCIATES S ('CPA 9]. - . 004, ZON 9,1-0007) ' ' � 1 . , ' g. Motion by Councilor Johnson, seconded' by.Counci : Kasten ' ''' ' : to adopt Ordinance Noe 91-33. e a. g The motion Was an'moots v f Council`. '' ap Y eo. � roved b a un s of w present. do•tion .of.U'ni 7. ordinance, i�onsderatn.on. A fzed.':Seve=n• , y c m :(USA Re 'lat'ons.' fay Sew . and. Surf ce ;........,. ter. e`+lenit' W a. pity Engi n e e r re v i e wed the staff r e o rt; s vub mi tted it o D ounci� an their meek ixg packet APp roal of the t US. ' proposed Ordinanoe wOuld ado A re lateons �relatng to .sanitary.,, �n d storm �ewers. ,The',,,or n lGe d 1 . t � ' Chan a ,Tigard. ra ct ices, as USA re g".regulations are tay „ , being enforced. - a PAGE o CITY C _ N VEMBER .�' �:99�L . ', P.?UNCIY.� 'MEF'1L'ZIv'fG �!,C�CINUTES �, , it i . , , , ,*', .,',"'''',4i.':':':;‘`L''' ,',:. 'Z'''''''',':''''' • . 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' :':,,' 1,',' '', : L,,,,', : ::,,,,' , ', ,,.'',-,'':.,,;;:IT,L',,,J1,..:',,',',,,r,'',', ,'.,,":„'',,TI:'.' ,'r„ ,',,,',,,":,,:' L: :::,'•.:;'L.:4,1„,,','i,ir,',,'; ',e .,,,.:: :''.',-,'4,:•.,1',1:,'-'1'C''''(.t' F„,!-I'-:',',.:''':,'I'lf;','',1,'i-'i'..'",:::';,,;,,,,L,:i,:::',.:',:i,'J,',,,4'':-::i.i,'',:.''t,..!.:',:',-.'::Y;i!:',!.,','•';'.,.:1 r:':' r' ;'-"; .. 7:1e"'-",:''r..ii;L: 414'4,1','... .,', ,..:.1:,. ,-;',.,;',...ia.'.1,....,,,,,,,,-...-,,,,,.,..!::.,,,,,,,,4, -. ; . . t'{', 'it „� I' '' 1 ' 4,:' { I i -1• ! '1' 1. ' '4 ;ar r a r .;,'::`,'.',',,',,,',...,,;,'• �_ d ,,,' i .1i -It t• 1,. i u . r I F i , : . I i I • ' 'If 'Notice of peal,was Not" sent to 1!LcD.45; D4iyu,,;�eior to t!he F)..'a . Nearing, . .. ' .Please Indicate'Why r ',� • ' ' ' ' ' Statewide Planning Goals;:are inappUcable 4 . . " ' Fnergency CircnnstarL e,n Required d Review .. r k i Lisp, Statewde Goa3s ifh3.ch lsal! llpply. I A ^ ' tist any Stat a or Peelera1 ]genies r 'Local t or I 1 cal Service I nay 2�e, Interested in or , cted1 tie ption: , . Which: , iotss , D3.a�r Y -rte d..�r; . war v :l' , I ' Direct tL� �.i�IQnts .bW•• �M._. .. ,,. „ 1 Ay"�' p+P...lw.. '''' ' '' '1':' ' '' ' C't"Y att--.7-4 ti-4.i:■ ':' .',Rot. Soy. .2 )S.'..7:.:7,1',',,.,,.' .....:'.9,..?... . .,: .,,,. ,.., i Y ( 'one I � I ,! . 1 . , I I t I °�elo r�en ,'.a _ n e rvation anc� De I Imo► s , Send �. ,Department of end P � : 117.51 Court' Street, N1,,E . . I ! Salem, Ore n 97310 0590' _ ii C +o Attach One !(1 B Y of the ,lnloplted ,"''µ•7�ctii., I c1/o on to this �'o�na an #�. f z D. Bound Kate l;3.a1a an f,flaps 'S,. 1/2 by 11 Inches. al, ��ee �i ey t a1.- ntactl the''':D ;Cb ofl l a : ►t �, 8 If 'more copies of ehii� 'form are needed, please•'co . ' ., e , t I �; to• prr vide .n'ctite '373--0054, of t.b1 forsac may be duplicated. on,gte+�t�,papor•,. Failure _ , of ' p I 9u [ ee d P d P nd use re �.a � nt ofsthe§d+�i,,. pro s� o` I ',. III . Ili'J an a o to 1.an or la tin' � ndaae n an e�t+�ns�.�a Rppeals may be filed within 1 c1aye' t.e tha po a1, i od•' I � ,, � da h � �l 1 mailed Statutes re ire ma l�.n wi,tha,n LO PP �to bLCD. 5ta qu i { ys cif t 'e e�ti.on "beec►mi�ng A fin, (See C*R 6 0-18--040). '' I , ul . i A' I I I �r s ,: O �GS qSE : F'B'I FOR'.D I I, I , P w a er � CD `ile .Nlitaab I I i Cp'd t optfor tt °t ' , ,i f,, ,-'b ,, ..' , "fir,,6 *y I I 1,1'::':',' I I . 1 rr. ,1 ,. II, ar ., p N � I 11, I ' I I I. I � yl;� 0.44,41',1, : R .I I• I 1. 1 k 17 0f J '.I..' , ' a.N. ,,. n`,., , . 1{ 'N ,i f • p.'u ww.Wx lY� i { * 1 I ' 1, l , •a van:',-x A' `,�n. 4. �..eJi+ .w..l T ii , 1 w • P n • r ••n • • a i • r i e r . r •r' r , r , ITY F , C 0 'TIGARD RE r� .0 CON � . 1 , v i r r 1�G NDA' OF�'s �T®ven�ber . A ITEM SLIR�F ,? � , ;• COUI�CI� AGENDA A ISSUE/AGENDA� ____i '_ �la . y 9 1 _: � ''SL�BMITTEDt� N 1. 1 r• 9,, 1 TITLE: ' _Mi hael c.PREVIOUS'ACTION: Planni'ng'Co o Coann iQht Ind h Re Amen , . ,. m L co�n�s dat�.o Plan d f re . � �. �.. :. � � n �-.� �ctolber 19�w, Com. and 'anage from I o C. Zan �-G PREPARED BY D o Bewc,ersd®off , • D EPT 'HEAD OK R a C ITY AD M IN Ob T H E QOI UOEST D BY� ' `'D b - _ � = ==== a =� « = � := 1= ItgoBLOR :UNL Should, the cit Y amend the' CQm P e e n si v e Plan Ma P Fro�� i Light I n d s r a � t® ui a �eneral Co mme rc ial and amend the Zoning l+ from I P ` Indstral Park) to C-G „, - (General Commer cia l) for a 1.1 acre parcel at 93 0 S� Casbade Blvd. •y • STAFF RECUI�IMENDATI N . . . It' is reconmmended that the amendments requested by T. Michael ;& Associates be ' �' , approved.' ' ' p w aTION SUMMARY • When the sub- ec t 1 .1 acre h j Site was annexed to the City, it was given an. I-P which se designation Ch most closely ly n,atched' the original -' Washington County • des gnation. In 1980,' the City changed Plan s a . . des i City changed, Map and Zone, de' qn� t�:one from This change left' an "inland w zoning between the Washington Square area ' and the Levitz Toys R Us properties. The only P ro rtYin this island is the subject, site now owned by T. Michael and Associates. The property was formerly l cation of Publishing. � in� is and ha, . prciplly for offices. The applicants re est g s bean flow. the Times The bu�.ld PP Stu the Change to allow - : additaonal Commercial retaal uses for the b uilding. The applicant has as • Supplemental.,' submitted fin dings (attached) for the change. The staf f re po rt „ . submitted to ® Plannin g Ca� issian is alss ed In addition, th-,--, applicant's original submittal report f rom Dorman: White & COmpany ' is' ' M enclosed. I • 1.. Approve the chars a as F 1 _ Pp PROPOSED' A _LTE T'I_JE �Coipma ea the re�co y .Planning n by' P a. g the atta mnaen shed, ordinance e the is adopting 2. Deny the proposed change. co `r Deny P P ..�._._ �, 1, , F]S HO S I d 1 � The proposed change will hav e no Significan t fiscal impact w , a , • • , • o- I , I COUNCIL AGENDA ITEM , r I . f • CITY: O F TIGARD OREGOt I ' • - ' COUNCIL.=AGENDA ITEM SUMI+ RY � ,AGENDA OF: vember 19 :._ :. .. DATE SUBMITPED. :,Mov� " ,- ' ' . ISSUEl/AGENDA TITLE':' T. Michael _ 'As o i-.PREVIOUS ACTION. ,Plannin o iaiss�ion, Com Plane,..Amen e - - . d.":fr�im" L�.c�ht Ind; to .e"� Reco�ne�adat�on October :7 1 Il . Cof. a'nd Zone han•'e from I'-P to' C Tit PREPARED BY:..., Dick Bewersdorff t I DEPT HEAD Off' ',• CITY- ADMIN OR ",i1f .REQUES TED BY d:..Mur, y..t i ' ' ' 1' ' ISSUE' BEF 0 •• THE ,Ci. CIZ 1• ' - a Should the City amend., the Comprehens ye Plan `Map From'r'L•ight Industrial `to , , • •. General" Commercial: and.:amend the Zoning Map, 'from -X--.P (,Industrial. 'Park)I',to C--G. r,�' •• • ' •• (General' Commercial) for a 11.1 acre parcel' at '9370: SW Cascade ,Blvd 1 ' STAFF RECOMMENDATION , , ' r , 1 , I 1 1 sa GlateS be. ted 'b T. Mich a &. endnn®nt rae es , the aat , i It s recoxarpended that �e approved'. "` pw ' 4 A' -�� +!'t,`,• •t• J''....ef- ak*.---i-x14-,e -. ', ..,.., , ,..m..441; 4; — _- Lam' ��i�� w••��•�r—�� ' ',.`"!'+1 'NFOORMA ON SUPD4ARY c ' Whe"n 'the -sul ect 1.x:1. acre, site 'was':'annexed:,.too I,:wthe, City, it 1 eras given.•an .'2-P . . ' desi;gnatioml' 'which t.'most .'cl,osely matched' 'the (•original' Washington County( 1 0 the 'Cit ..changed ,Plan ;Ma , and Zone designations from 98 si nation. �n 4 P �i.de o City It P'°to C-G .for '.t_he.' ro ��ert where Levitz Furniture' and•tTee rr R Us; are ylocated Y' -a a , - teen',the Washington ,Square (area This 'change "left Ian." ,is]:�nd ;;oaf,, "�I-PN;scan3:�g,bie�t ,� - n and the, Levitz , . Toys,.l R Us Ipr�operties. The only\property' in{'this rr„,island,'is trie K7at ect e s ite .now'..owned 'by.,T.; Michael and;�`Associates. The” 'property...was • ,.e� ton''of a Times ',Publishing . The building id and, has been used f o'a^me.��.y the licit g , • , principally ,-..for. . offices;. The'' applicants request the change to ' allow .' additional„ 'commercial., cow ercial .retail uses ..for the. buildin Q�'","''', Th e a pp ls cant ha s submitted supplemental findings (attached) for the chi a Th e submitted I to the Planning Commission is ,also atta, ed. , n addition, he t app l Si White , & Compan is ., la:can . � n a1 • s tt � �e I o n, , "te Y I i s origins 1 port' ,from D enclosed. ' b� . „ I PROPOSED ALTERNATIVES d:.'w g s r., thee ,Plannin issi. I 1. Approve the Change, a ecoended',,'by L g ,oaara' 'on by adopting.... , the attached, 'ordinance'. I • 2. Den� � the proposed'y p p g . w . .....I .NOTES .' The. proposed!!osed! cha will have significant fiscal ilia,..act” I , aD p : P nge ' p I 0 . i,, 1 I I 1 I. 1 , I 1 , I 1 1 1 II 1 , II 1 1 , 1 � I I II 1 . e• 1 1 I I 1 I I I 1 1 , r . I. 1 I. I ' 1 11 e 1 I I I I 1 1 , ' n YI a 1%. Y n a _ - - . . • _, - - - • a - � _ LEGIBILITYSTRIP - ! - ^7TJL - - - i t _ Q-f a i I I 1 i I CPA - s 1/ t �A� �INC' �V _ F �oN _i �-f00T _ i �: � _ _ - 1 Ii I r;...z_::=.. SITE AREA �` ' ©DARE <:} .. i _ \ - i - - t- MALL 1 - _-L I I _ 1 °T t 1 1 rc - -: - -- >L27 26- ----' ------ ----; _--- ---. \ - -_ _- _ I----- _-- _.- ,--____-.. ._--.- .1- -.---. . _ __ [ _ .._ . _ __,.. ., . ... - . - 1- ®USIN=E�S> ' -' - . -\ < . . _- - \:H...:-..,:.-------N i 419-G� - CENTER_ - \-- --- -- - - - : ---' . . . __ \-. . - -- . _ --- -_ _ -- .. . - - - -- - -_ ' .. . -. ---__•. : .- - - 46e it _-. _ . ..-- - - # -.,-_-_ _ -1 Ir Aka.. ,*_ . - - z M 1 - . ' ' ' . ' ' ''. 4" . ' .,. :'' ' ',' I. : ::11.' ',..,'.. ' ,' ''' l' '''''''' '' ' ''''' '... ' :I- '''''.:::''''. : '' ::;.:'::''' ' '1 :.H ... .. c....L..._:__.. .,.... ........---------------.--",--77'77-"°'"'':''',-.. . , .. . . . . . 1 ' ' - . A� �F REPORT TTHPLANNING COMMISSION AGENDA' I TRM OCTOBER 7, 1991 ,,, TYGARD' CITX HALL - TOWN HALL ., ' 13125 SW HALL BLVD. TIGARD, OREGON A. FACTS 1 1. General Information ' ' CASE: Comprehensive Plan Amendment CPA 91-0004 / Zone Change ZON 41-0007 • REQUEST: A request for approval of a Comprehensive Plan Amendment from Light Industrial to General Commercial and a hone 'Change from I-P (Industrial Park) to C-G (General Commercial). ' ZONING DESIGNATION: I-P (Industrial Park) APPLICANT: T. Michael & Associates Ltd. OWNER: Same ' 9200 E. Mineral Avenue . Englewood, CO. 80112 ' REPRESENTATIVE Black Helter?,ine Law Offices Attn: Mr. Stark Ackerman 1200 The Bank of California Tower ' 707 SW Washington Street Portland, OR 97205 ' ' ,. ' LOCATION: 9370' SW CaScade Boulevard. Northeast corner of SW Scholia ' Perry Road, Cascade Boulevard at Highway 217 (WCTM 181 27DD, tats lot . . DOe r 2. Vicinity Infor mation The subject site is generally triangular in shape and abuts the Tigard city limits o n its' east and we st s ides. The eas ei d o h-, sit e, • borde red by S tat e n hway 217 an dan existing on ramp. Sc hold® Ferry Ro ad I • Scat abuts SW Cascad which T t3 barn ;. ( e Highway 210) borders the site ott the went e . he sout . portion of. the dire a 1 aaulevard 11inc one as a frontage road to E,ighway:217: ' ' ' I I 3. BackOround Information ' IX, Tha sub a, c t ro�rt w ae ann exed , nto 'hhe Cit y',of Ti g a rd in Octo b e r 1 9 8 5' I . .. P sen t n ilding had. been construct®d r i od to annexation and w hile I. I t1 under a Weehin t on cou nay industrial in gde Lgnaio n (MA1� g po n , , , an ation' thia 3i t e wa� zoned Y P Industrial Park). .e e to has - J eince been r3maril occu p e d y r o a eei ona adn'd �� nistrative erviCe s CM and Ti nes Pub lic�tione The re'hay b en n® other d®velo pm e nt a p lication® ,, subm tted for this site. ILI . . .,1 I 4. site .Information.and Propoe al D3 scription ' , I , roximatet 141 ar'res i.. developed ith a twO-Et 2 Pe aria foot l of f fee builds Th® •c 1.whe sub act arch. ie a p y T" n sire and ie ry0 3 r 550 e g front ientkiede STAFF RFPCRI -,''CPI 91-Q©d �zoN 91-00 0? - T: MICL I& !S.S Oc. pAc� . ;► • I r - , i t' t I' I ,t i � w A • y .. .'I a r ti 11�"k"•Y 1`,a' y �f I' Y rrb. M, . , Win, f k ,, - I t" `w _ .,f r : �..,'^s w:.. sue..+•..w,.... ..5.....L1 ....wm..,•m . 09f25r91 Y1 3 C1TY ..OF T1, ARO! w � 1 I ACT I V I T'Y REPORT � I' I 'TRANSMISSION OK ? • • TRANSACT I ON' #. ' ' 13591 ' ECT I ON TEL 2246145 �`�" � 9 l``� CONK ry G3 CONNECTION ID r START TIME 09125 10:57 • USAGE TIME 05012• PAGES 7 I I 09/25,91 11:;09 0503 684 7297 'C1 TY OF T I`CARD gh 001.• . ACTIVITY''REPORT x `� TRANSMISSION OK 42c �" ' TRANSACTION # ' 13593 CONNECTION TEL 2818523° CONNECTION ID ' ' , ,,,.. . .03 START TIME 09125 11:04 ' ' USAGE TIME ' 05' 15 ' ' PAGES S 7 • ' i M I i Mg i P'. ,v. 1 , I x' VI r v II I I' I,' I , t •1 �,'', n , I f 4 , • . , , , both f an t d in 9• e ' : Boulard. The, lot prov s a total of 79 vehicls parking specee (with three of''those spaces, being deaignated, as+ disabled person ,parking , ' spaces). The'' parking area .is lighted and ',the. balance. .oi 'the site is • . ' landscaped. Access to the',�property is, ;provided by a mingle driveway . 4, , ' acc:esein onto' SW Caacade Boulevard. 51 i 5, Ae c v n d Nn a m PO C ont , „ Th e Bn gins®rin g D ivieioha e reviewed the p .., l and. of fere l - t he.folloincomment®s 'T �P Y V4 L $1 wg i �o/� M�� S t! ********************** '' ' Neighborhood Planning Organization #2 , City cif Tigard Building Division, ,General .. `Telephone' and Electric, Portland "eneral Electric,, .City of ' Beaverton, Tualatin Valley Fire and Rescue, have reviewed'the,application, • and have offered ' no comments or'objections , ' No; other comments have been received. '' ' . • FINDINGS AND CONCLUSIONS T,. relevant approval criteria 'in this caae',ar_' -tate wide. P •ling..Goa ls ' 1.. , and.'12, Comprehenaiv ' ' ..PolL_cie: 1.1.2 4.2.1, . "*',42l ►5.1.4, 7.1 . . 2.1,' 7.3'.1 ' 7.4.4,, , 7.6.1, ' :, . • 8.1.3,'' y pme a 18.22.0440 12 2.1 nd'Com ►unit Develo nt; Code Section . . and 18.62. , Applicable Staff conclude® that the proposal is, consistent with,' .t he pp i cable ' Statewide Planning Goale,based upon the following findings ' ' ' , 1.. Goal 1 (Citizen Inv of v ent) is 'me be a city t y has adopted follows a citizen , involvement:, p t which ncludee review , development, appl .cations by the'Neighborhood..Planning Organization. ' . In j ddlit on, all public notice requireaaente have been met for the sub ect a tic ati a e . 2. Goal 2 (Land BePlann in g) is s atiefi e bcause the city has all a P licabl e Stutew ids Plannin g Goals, City P reheneiv a Plan licies, and Comunity Devlo pnt Cde,reuiements in review Of ' this application. qr . 3. Go al 9 (Economic evel o pm e nt) i® net it causth. p o sa l would ' ' P r ovide a n oPPo� nit y to enhance seta tep e Y opportunities within, t e Cft y rhi s 'proposal will snot affe ct ant land n. inventories since the site is already ,developed. ' H. 2 (Traneportati® . defied because the; sub ect Hite is, 4. poav 1 n) nvenient. and.economic trap rovided with. a e' P ,. . cc a® t s co �.. epca Cation , y locate r i©. o, a to anal or ;transportation. corr dors T Hig hway 217 and Y terry. ) d ad acent two ada Boulevard �c c • , Road and a m ( g Sc olls Fer a�or coil for (SW Cass )' ' CD , s . staff � et at theP po a t p hen® ® . ie bn • s�• Chan e e cone ntent with a PP l icableCanP eheneive Plan Po f iea ased upon, the f indinge noted, belowa 1. Plan. policy 1.1..1 is satisfied because the Coen�reheznsive. Plan is cons.. the Statewid ng P., is ,kepis. : consistent w P th a Planrai Goal®. This lan RT CPA 91, C6C4 & AGm STAFF' REPO - �- •/ZON 91�QPS�7 �-- T'. 'MICHAHL �ASSOC,. 2 , , , , h n i �' • • ,, • current with the 'needs of the community' through being •opened periodically' for necessary !revisions and ha® been acknowledged. ' Plan Polic 1.1.2 requires q that in order to approve a quasi udicial + Y PP j ' amendmefat 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 subject parcel(n). Alternatively, the City must find ' • that there has been.a mistake or, inconsistency made in the original designation of the parcel (Policy 1.1.2, Implementation Strategy.2; Community Development Code Section 18.22.040,(A)) 'This Policy will • be addressed at the end of this section. , • 2. Plan Policy 2.11.1. is satisfied, because Neighborhood 'Planning •;; _.61c` Organization #2 and surrounding property'owners were given notice of r k the public hearing related'' to this request' as well as 'their R opportunity, to comment on the proposal. • 3. Plan Policy 4.2.1 is satisfied because this site ie already ,� developed. Building and site improvements were reviewed for compliance with applicable federal, state and regional water quality standards in effect at the time of development. The proposed, � redesignation of the site for General'Commercial use will not result in Significant building or site modifications. y changes to impervious surface area shall be r evi ed b y Unified Sewerage Agency for compliance with the Oregon Environmental, Quality Commission's rules for the Tualatin River Basin, including the preparation and implementation of a non-point source pollution control,'plan. The • proposed redesignation would not, by itself, affect compliance,with .. this plan policy. 4. Plan Policy 5.1.1 is satisfied because this application would enhance the diversification of economic opportunities available to Tigard residents. The applicant states: According toa vacant land : ' . /' : inventory completed in 1990, the City of Tigard had`approximately 59 vacant r General o n� ,��: t acres designated fo neral Commercial Bevel pme t and 91 • 7' vacant acres designated for Industrial Park development. The amen., trkz da►ent will not affect, vacant land inventories since,the property is already developed. However the location ohP o te rt a and iite charateristics are consistent wi . 'c ri tete for! n ral ( commercial development. itngn within the Til and Stud y Bare employed he, retail Auld y An estimated 31% wor gh ... 1 tail er rcenta..a than found in Washington sectors a hi g a are in, the, re p'e q gt County 'as a whole. f Therefore, staff contends that the conversion of` this site from,I-P ' comnne G woulpportunit an►, Within the City.®dd tionally,,since th rcial o rtun rtu t i� e t �.t3,�ae n .... . e, io. . w p! site is developed, existing vacant industrial land. inventories Will, i- { not be effected. , N y y ure that al 5. an Pol�c 5 e it.' o ens;_ new comae i' P1 .1.4 � ee th® Ci • op ent shall not ncroach into residential areas ; have hot been designated for commercial uses This Plan policy and induet � that . � ae gaent to a desi.g�►ate�l reeidentalgarea ia not located within or I tisfied because the eub. CD djac ... i.2, 7.,2.1, 7.3...1.. . , 2, and '7...6.1 have been 5 satin fie '�. he, sub,; ec roe rt i® a ith iefied because t current erved w 7 urban services,, includin w: P Pe y' .. l' ,., r `� site i ar floodlai , , sanitary.: and aoran .®wer. g r�, Th `it `6te n not within the boundar3,ee of the , -y p 9 �#0 a nor ` � T. MI STAPP REPORT 'CPA, 91-00 CHXBL' & A S PAg 04/ZON 91-00 - OC. , 0 $ i C i I ' r it ., deal mated• area''of round in8tabilit, . The requested amendment will g 9 . Y ' snot require any changes-,'.to the` service "delivery. system. I .This': , I' '•developed site is highl 'visible. from ''several 'heavily ""traveled.. . • 'highways. 'Additionally.,.. -'al.l 'service- :providers '"have had ..-the opportunity ',to' "comMent�,on.''',this . application 'and''have 'offered, no D i i9;dn►4b comments' or objection®.. ' : r ,L. ' c""°""e rr4** ' Plan'Folic 8.1.1 re ires a safe and"efficient street'and roadway r' ' 7 Y . .: Vol '. eJ system. ' This policy ie ''satisfied.bemuse•-this property trouts'; SW %1 dN , Cascade Boulevard, a major .collector., and abuts two.'State 'Highways , ' � ' '(Highway 217 and .Highway 210, .SW Scholle Ferry,wRoad)'. '' !The existing, �+`E' ,� ��"�� ' roadway patternis able to �accos�nodate they aainor increase in traffic f is�� ' 'tte 2(v ' volumes resulting from an approval of this application. .' ' r- . , S.' Plan` Policy 8.1.3 will. be ,satisfied 4e • a •condition of'Approval,' Of .' any future development or redevelop cent on the Site., Completion of ,• any necessary .street'improv'ements_'along-the'Bite'a frontages and/or' ' ' parking''lot ,Modifications would:be required:to be installed. by ,the ' developer, at the'time' of..'such 'development or redevelopment., The . ' ' ' - ,Engineering Division„and affected,reviewing agencies will review any future developmentpropoeala'for the site. • ,' ' . , � , s � � 9. Plan Policy. 8.2.2 pe�^taining to public transit'.is satisfied because, thisre�queetprc^v�ldes fc�r. the location "of general uses'in . proximity i to 'ex ®ting','pubiic transitwayo. . : 10. Plan Policy 12.2.1 (General' Commercial - locational criteria) The . applicable locational criteria specified '. iti .Chapter 12 of the K ' Compreheneive Plan'',are''eatisfied' for the following I,rea®one: ' ' . a" pacing and nal criteria, rea wire, that'the. commercial.: s d locatio area shall `not be surrounded by residential districts on more •' . than,twao 'sides. This site is'•an'induetriel� island within the ', '1 g residential zonin d c i. reside , 1.� commercial 'dietricdesi 'any aided is not 'adjacent: " . Situ ac or es Grt®ria do � ) he �ropo se xo ea •shall not crests tr offis conger n ortraffic afeta e 2) 'the Site shall . h ave direct accsee from a mjo r col etor or ,.' arterial street; and 3) public 'transportation shall be available to l the .site. ' ' ' ' ot� result in. a will n • noticeable change in trafficivolumee. The existing building ' is .used, for; permitted General ComMatcial usfes now. b expected.in ApF ova volume hie applico ou d remove a ' cI to retail -Slippiest; r y dustr k isl H, e o � art ion elativel � small, In rial� Par , and. from the burroundiang. ', . „ •• • Comae area. e �' State Lighwaye (Highway 2 7' dj H ghway' 21.0 Scholl tFerry. ' i,,,,� .Road) grad p ma r c ollect or e Caeca e u ev .� ) dt site . , access fe r i dad. to SW Ca cad�.Bouleard ., No_ „nevi' driveway ,acc e fees are p r opo ee w h thi® a Pp ica ion iny increase in " 5 ' traffic vol ra caused th � 0 designation will ' be� ne l g ible �as mo ntof thi® ia cre os e would � absorbed into the much hi gher' traff t . on Hi ihway '211 and ' ' oad Additiona t eer �e is ova ilabie in roximi ty ' to the existing development. - ,• ireer t��"at tie,Waite be o W�aia� odate r et _ eSe c. cooama" o tional .., p" � "r d uses and• that the "®its pDesis� aria also re � h f a� *tie whichcan a 1 high 'visibility. This criterion is satisfied Lfor� the 1.11• ' STAFF REPORT a CPA 91-0004/i*OH 9,.-0007' - 'T. MILL & MSOC.' 1 FA�#k e• I l u I I I . . „ I I I I e I : ' 'acre, site. The elcisating,',building,.and :site, improvements .can adoquate,ly accosanodate a var,1:aty;•of'uses permitte II with I} thw ( ral , ,. . ) . g , .•3 . " ' J Com�rci�ai Bonin district.' � , •• . °• c-c; Gem© I This e3.te� is aSeo highly visible frcan adioining roadway, and state highways. I d. Impact Assesanient:, is ''determined by addressing the following ' .. criteria: '1) .'the 'scale of the 'project: 'shall 'be°, compatible ' with the.'surrounding.uses j' 2) c the °sit. configurations:'shall be suh' that the, privacy of`adjacent,'non-,com neroiai 'uses;can be r: . p: ) c . qu . • I ' ' ` features into: the,'site 'desi and'develo nt' lan and.4� the ' associated I lights, noise, 'and;;'activities`.shall not'interfere• owmv With' adj,oining••non-c rcial 0000. , ' • • '. This Plan policy is satisfied because .. .he impact to the . • • surrounding' 'land..uses- is determined to be negligible. ,,The. scale, of 't he ptedent dewe l® nt on, ts s !''s its ' i0: c tit le , with the surrounding 0000,. Then are no residential zoning dietric is adjacent. o this ei t ae this P ro ® t y. e surround • . then caled des 13 •.. on all o des by.cormmercial: aon on diti®na y th® applicant stated that' ® ign, character''of • .� �' ,tkn®ended r�del g o�® �istl:n�et�ed ,with the. futur® ' building ' • int g , . . . . 11 Plan P©licy 12.3.1 (Industrial-loc�ational' Criteria). The locatio nal c t ' I ri ®ria specifiid` in•a n Chapter 12 of the ' I Comprehensive Plan are' �rtiall satisfied for,the.. followin I Pa Y reasons: f I I a) This :'Policy rec,{uires s 1),' the.'uses on ,the site shall• be• • • I uff b ei:red from residential areas to assure that rivac.` and the,' , g F residential character'of the area are, r"eeerved�' . ' p,. f 2 located' on 1 an aiterial 'or collector ®treat and that 'induetrial ;traffic: 'I. throe h r This a shall .not be .channeled g esidential 'ar®as. sit 'does not :but any residentially 'zoned'district..' Thu policy • '+ 1,) infringonvant of arivach pen, ' is satisfied bap y. site doe theither , f not cauiei eye o iwereion os y y districts u or d traffic gh, ate ree0identiall Boned b) T hall be of a size an d sh a which will pro Lde fo r the Shut and, lon g anq a needs , .the a, ' statees. ..'.the a ite sized unu eual confi ration and existin 3 ;bu n ar e not suited to n ® and re iremexts, of induetcial P axk use s. Typ i call , in due tr o i �or le x s Pa ca' I , ' buildings are single story' with 'loading bays. iltuch of the, / "business par de velc A e thin tin Cit y of`T ig d hah c urred within g sr sCa le p arC wh ich ar a d® �nn ana g ed to accomodate a r an 9 of industrial, listr ibut and . n. ' office uses within a'planned campus ' inee'. 19 o:' d' I P e' y K •el Which have occupied thin building, coulde ela sifiedhasuC-c;:'' r Site ie that 'Under the present i P ` gn tion isw ro . .. • ae I�-P uses.. S s lon range f this sees as w p t deaf a prsrty' into sive�industr l de;velo ent houidl ne ativel � ' et the► adjacent comdaercial properti s sore sever than!woe d a more ..g ran e, uee o t is,dsit hai t appropri tel0 ae l4n Staff t he eh n ens ve C a ran 4. e s ignore well y that of C.. r�thez than. I-F. ' ml ' STAFF RE PORT ' CPA 910004/PQN 91- 00? T. MICHAEL .e ASS 1. AC. PQ3 5- I I • I I , I • I' I ' i I . site h eanaverage �fo eve o nt ®half, av c) The land, intended for cl 1 pme topography of lest than ', 6% ' grade, ' , nr. that it, can be demonstrated that, through engineering techniques all , . . limitations to 'development and the provision of services Can' , be`mitigated. This policy is satisfied because this site does ' have a grade of less than 6 percent. , ' . d) It can be demonettI.ated'that associated lights,,noise and other external taffecte will. not interfere' With the actLvitLei and uoes on su=ro ur�ding properties. This ,policy Satisfied,: . becaueo the requested zoning designation in the same au' found , ' on all abutting properties.' 'Therefore,: the potential external effects are the .same as those possible on all, 'abutting . properties. , The following provides an analysis concerning the Comprehensive, Plan, Volume 2, Policy i.i.2, Implementation Strategy 23 Chance or Mistake': . . The 'applicant states that the exact date of construction, of the building on this site ,is not known. However, this building predates ' . ' the 1985 City annexation date of this Property:,'and, Such, was developed to Washington County standards under an industrial . . designation (MAX). The applicant also states that' several. changes in physical circumstances have occurred' since Washington County' originally applied' an industrial, designation to the subject . property. Staff recognizes one such physical change on this, Site. The applicant 'states that thecity of Tigard'amended the Comprehensive Plan Map and zoning designations across Cascade Boulevard from the' subject property in 1980 (Ze16-80) The designation of the 8.23 acree Was changed from Industrial to General Commercial. Levitz ' Furniture and Toye R' Us: Stores were later built on ,the property. , With approval Of that earlier amendment, the subject property was left as.al�oriina and" of I-P land a arterials and an " surround, d by co Further, the larger land area in the vicinity of the Subject property at the Highway 217 a Scholia Ferry interchange ' ' is zonedand developed for general commercial ueea and the subject its no loner an a ro general i. ht In' al property g pp p location for L g dustri development. When Subject annexed into t he City, the Site t e uge given n the Tigard Zoning designation which moot closely matche the on g inal Washington zonin deaf n ation. H owever, the of p rev ou e 8.23 Acre lone change froth m Pto C-G, Which occ urre d in 19 80, i® that a land u Se pattern b ee G re ated whereb y the 'newly zoned s ub je c t its w f i bth *Witting :land d use p ttern. In effect, an I Peland surrounded y commercial used , a; had been cleated. It, appears a 0,4 designation would have been i e A a m ore appropriate deeg ton when the r pe rt y initialiy,receiv e d a city zone. -p- T ere ore, eta nt h� a in physical y e ca ci s um et ances , ee occur red whit h makes he current designation I Pp P. te for he its. :Staff contends' that the zoning, to designation of this Bite be ch anged to•C G:, ' W blo reh dive Pl an hnendment Zone Chan g® i C on e istent with applicable. Golftt i ty Development 'Code sectione based u�n the f indingS noted. below': ' STAFF REPORT - CPA 9 -.. .Q.4/Z . . ,.. . 07 T. MxC. L. 1 PAGS 6 1..00-0004/OR 91-00 T. & �136OC' , , i L i r . rr r • r : Section ,18.22..040, eete,�forth`the 'etrandarde and procedureo for asmendmente• . to the ,honing Map ae follows s A. A sec'o iendation or a .decision.to approves app eve with Condit ens , 0 r r t' I o deny _ an a lic r Y' ation ,for• s �aai din PP u ial game nda�snt, shall ,be r , . baited on .all Of he .following„standards.R ,• 1. Th® applis able comer®hsnaive,plan policiws and rmap designation, � �. r r I ,„ .�' ands •the :change'wilt not adveroe,ly taf;fect'��the h®alth�,��safety and welfare of they ,coammunityf..• , ' 2 The statewide planning i.•.goals. adopted .ender Oregon Revised. '• Statues Chapter 197, until acknowled ement of t ., I'.'.I '-''',,-., I:::,", :.:II:: ',I,' he I g comprehensive plan and ordinances j . 3 .' h r Te �a licabl® et and arde o PP f any .provi®.ion. of this code or , other applicable implementing ordinance;',sand' 1 � a � i e nce of change f,tn the'., neig�borhotad� or . community ox.. 'a. mistake. or-, inconsistency in'the Comprehensive plant or coning' ' ma as, it, relates I . tet the property which,°ie the ®ubiect of the : development application. „,(Ord. '89.06; Ord 8,3-52:) � I •I i) { Thie,Code section i® satisfied since the change wih not� adveteelyr I ' ' � affect the health, 1rafet or welfare. of.the coperuni � ' . . . Ir /, 1'' ty. This sit® id �� / permitted uses�in the 6.4 zon beenwell se the wre snt 1®P tone. This.• , 43vidsn c f'a an a in �t he.ne i g hb©rhoodhar already 'been p r eaehted e , underhprevious review of Comprehensive Pa.an, . I,., F,,'„ ' , Volume 2, Policy, • 1.1.2,' Implementation Strategy 2. Code Section 18.62 (General Coninercial)'' contains" the .Otandards. for the • it ' ' General.' Commercial zone. '. - that the minimum lot width, is greater than 50 feet, he exis� r structure • • does not exceed•451 feet• in height, the site coverage. is .less than -85% end ' • �y pe Igr 'Act arm landsca d• area t�ii eaten than 15%. ditionallys the exi®tinq uieese I' X rmitted use Pe n the! General CoabMercial coning designation. . to . . cSk.e. ).9, , • ' , ,, . C. RECD FEND A � TON r The Plannin Division areco g MMends that.r the Plannin .Comaaiesio 9 n forwar r d a recoamendation to the City Council for APPROVAL of Comprehensive Plan Amendment ZON � CPA' 91' 0004 and Zone•Change 91-0007 baedu �n the foregoing findings'.• .. , r, PREPARED By: r Ron PamerO ' Y A:, Asaietant Pla niter b .g•I I „ , , . APPROVED EY. Dick Sewersdorff Senior Planner r•W� I J � G a9 -09dec r '' STAFF REPORT - C 04/Z 007 '= T. 1MICHAEt & ASSOC. PG PEA91-00 ON 91�-�D I , M1i I r . II • • f I I , t 1 • . ,. • CITY OF ITG�RD, OREGON r'. ORDINANCE NO 91 AN ORDINANCE ADOPTING FIN7INGS AND CONCLUSIONS ONC LUS IO NS TO APPROVE E A •COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE REQUESTED BY T.r. MICHAEL► '& ASSOCIATES. (CPA 91-0004, ZON 91-0007) • • . WHEREAS, the applicant has requested a Comprehensive, Plan Amendment from ' Light Industrial to General Commercial, and a zone change from I-P to C° G and WHEREAS, the Planning staff made recommendations of findings to the City of Tigard Planning Commission at a public hearing on October 7, 1991; • and h r WHEREAS, the Tigard City Council held a public hearing o n the proposed changes on November 19, 1991, to review Planning staff and Plann•�.ng Commission recommendation , s� as well as ,public testimony. . THE CITY OF TIGARD ORDAINS AS FOLLOWS: cri eria relevant t istwr�t with all , SECTION 1: The proposal is consistent based upon the facts, findings, and conclusions noted in the attached staff report, identified as Exhibit "A"., and also :the applicants report, identified as Exhibit "Al" • SECTION 2 : The City Council concurs with,the Planning Commission and staff recommendations, and approves the request to the parcel illustrated identified as P p redesignate s Exhibit gp, : with the attached Plan ' strated on with Comprehensive designation General Commercial (C-G�m rE.hens esignation of Ge SECTION 3 : This ordinance shall be effective' 30 days after its v I • passage by the. Council,' approval by the Mayor, and posting by the City Recorder. w.11 PASSED: By 1 vote v of all Council members res nt after being read y' number and title only,, this 14t, . day of �� lvY 1991- Ca4&te 1 ea _ tit RE;corder:. . IZ Cetheri' - Wh � APPROVED: This day �� 19 -- O f , '.ate � ,�, Gera' ci Edwards, Mayor Approved as to forme � ►� al ty ,ttorney Date b>a PA �. 9104.:0rd I 1 ORDINANCE No. 91-- . 33 I i Page g .EXHIBIT'A" STAFF REPORT TO THE "PLANNING COMMISSION AGENDA ITEM, ' OCTOl3LR 7 s I991 TT.� HAL I G CITY L 1°OWN HALL . I ', ..1 ..' 13125 SW HALL BLVD. : , , , , , T7GARD OREGOfl�1 . . • !►. FACTS . , 1. General Information 1 - , , CA.E. Com rehenaive� Plan Amendment CPA91 0 00 4 Z on eCh aMe ' ON 1 OOJ7 ,fi . �� REQUEST:. 'A r-equeet for approval ',of a'Codaprehenaine Plan Amendment from '' ' Light;Industrial to General Commercial 'and a'2one Change'front . ' , I-P (Industrial Park) to.,C-N, (General Commercial). ; ' r . ' ZONING,, ON ING DESIGNATION: r,P Industrial Park) , APPLICANT: T. Michael & Associates Ltd. OWNER: Same 9200 B. Mineral Avenue � . . Englewood, CO 80112, I : . ' ' REPRESEINTATIVE s� Black Helterline .'Law Offices ' Attn: Mr., Stark Ackerman i2 pp The Bank of California Tower 707 SW Washington'Street ' ' Portland, OR 97205 , LOCATION: 9370 SW' Cascade Boulevard. Northeast corner of SW Scholls ; Ferry Road,. Cascade Boulevard at Highway 217 ,(WCTM 151 27DB, tax lot: 100). 2. Vicinity Information ' city 3 site s east �. angular iThehea and abu£ tthesite subject s is generally ty pe d Ti and y limits on, it's' and west s i'dee ' et tide' o -he, is bo by ay e Highway )ghwa�e 7 and an sting -onwe s ch The er Road' • rdered�, b � State Hi 21 � � exi�' �� -ramp.''� S olhs L'Y ( tate Hi hWa bor re the 'site on the side. southern portion of the 'site abuts SW Cascade Boulevard which functions ae a, frontage road to' Eighway 217. : ' : 3. Backarounii Information ' ` The' ct ro rt wase xed into o the Cat of T aand in October t 1965 . The ptee ent bui din g had, he n consttact d Prior to nnexation. an d chile a under a Washin on Count y indu®trial ronin g deai n a.ion (MA .�. N po n co annexation,• t s. Bite was .oned I g (Industrial ,Park) . n rim adm'�.nistrz, ive site .hes ': B services , , . and Timed P arily occ There hays'peen trio al an deve.;�, fixate applications 11 nce e� ublicatione. P by vex ti staff �other ' Lo nt�.app D submitted for this Bite. W1 . Site Info . .. L 4 rtnation� and Prop o{sal�. Deecr�i tio�n.� ' �� ` The sub el 1.. ee in size and in develo with a ern at ry a 23,550 equareafoot office buildin I. hdd ' ect ar totk�oth the buff The front entrance building and" the arkin; area are ore Cae ' . ldi g p g nted to Stir 'cad: , , 0007 T.STAF - MI F� REPORT - Ck'A' 9�1� .ag0�4'��ZON 91� '�� CHAT.tiL & ASSOC.. � � � � � ��pAC$ �:1 �' , i. p., a t , •.�. � Boulevard. The parkxr� lot provides a of 7 9 vehicle parking spaces , (with three of those spacee being designated as• disabled person parking .: • spaces). The parking area is lighted and the 'balances', of� the site is . * landscaped. Access to the property is provided by a single driveway ti accessing`onto SW Cascade Boulevard. A • 5. Acerecv and NP0 Comments I • The Engineering proposal Division has reviewed the and offera, the • . . ; following comments: .tl Traffic.w I In general, uses allowed in ;a C-G, zone have the potential' for greater traffic generation than the use® allowed in an I-F zone.) However, for this particular parcel, we do not find the potential .• ,., , for greater traffic to be a concern.„ There are several reasons for ' . � .3 •. ., ,�. ~ this conclusion. , � The site is already fully developed There ial little potential for i ` Y Y Pe expansion, unless the existing building ',ands parking, lot are - ;,- replac ed. Currently, the building is used as an off ice building. .•4,.' . •_"�, unlikely that t,h use of the u pxhr �rtio portion of t� lbuilding 1 • i1 will change the fore seeable'future. Therefore, onl y a relatively small area likely t o be changed� to uses that .VM Kld generate greater traffic. The site is small and Severely constrained by street and highway. ... rights of way on all. sides There is no opportunity for a•pansion 7 `".--_ �: . > or cc ibination with other properties. Even if��the property were , totally,allyredevel oped, the potential traffic generation from the site _ would be relatively small in, comparison '' to other commercial, developments. • F w Any substantial chance in use for the =ite will require site x -•.4: , `o to review development review traffic... ) n demands of theop o b sed fu and • view (SDR opportunity p �.c po ,to �`'," require appropriate mitigation of any traffic impacts. Mitigation likely include widening l the to provide � would at the enin of Cascade..'BI . �. 1d li y de the wid Blvd. t . "- additional turn lanes a site, entrance and at adjoining intersection of SW Cascade and SW scholia tend to further restrict t� the development t ,� in ad. widening : ..� of SW Cascade would " �,•; potential of the site. •,:,,. ". concludes there� are I adequate restrictions Engineering Division to� limit opotential future traffic " ^ Therefore, the � � ,. increases and adequate mitigation measures available, to address • IL traffic potential future .. incresses th at occur as a result a e sul t of w,.,� fix approval of this zo ne change. .• u,� Utilities:. p. change the service need w. for uti l. to g d utilities The proposed zone change is not a ct8 area. I, e 9' t es� inthea W Recommendation:on. . d , ' •., ,� The Engineering Department has nO o b ect on to th e proposed Comprehensive v- Plan Amendment and Zone Change. STAt F REPORT CPA ► 4 ZoN 91-0007 T. HEt & ASSOC. PAdE 2 •r y, LL w y .,?.m' t w J w A *�• 'M" . n w w/ .. YJiwn Itti 5:W r . + . I , a• . Neighborhood Planning l Organization #2, City of Tigard.Building Division, , "- General Telephone and Electric, Portland I General Electric, City of -r,. .. Beaverton, Tualatin Valley Fire and Rescue, have reviewed the application, comments or objections. I and have offered no co 3 ons. y No other comments have .been received. � B. FINDINGS AND CONCLUSIONS . .. I.approval iTh relevant criteria in this case are Statewide Planning Goals w . + 9, and 12, Comprehensive Plan Policies 1.1.2, 4.2.1, 5.1.4, 7.1.2, 7.2.10 s 7.4.4, 7.5.2, 7.6.1, 8.1.1, 8.1.3 and 12.2.1 and Community Development . . Code Sections 18 2r.D4D (A), and 18.62. -r .,: � Staff concludes that the proposal is consistent with the applicable�� Statewide Planning Goals based upon the following findings: . 1. Goal 9 (Economic Development) is met because the proposal would .1-'4. . e, provide an opportunity to enhance retail employment ;'opportunities l " within the City. This proposal will not affect vacant land w inventories since the site is already developed. 2. Goal 12 (Transportation) is satisfied because. the subject site is • ;.: provided with access to a convenient and economic transportation . -� system. The site is located adjacent to two major transportation corridors (Highway 217 and Scholia Ferry Road) and a major collector r.: . - ;. (SW Cascade Boulevard). e . Staff has determined that the proposed Comprehensive Plan Amendment/gone .. Change is consistent with applicable Comprehensive Plan policies based ., upon the findings noted below: ' • ; : 1. Plan Policy 1.1.2 requires that in order to approve a quasi-judicial "" .,- amendment to fiche. Plan, the City must find that the change is consistent with applicable plan policies, that ' d since the original. � „� ,.� sal desih change.n� or physical an 'ohY ' circumstances has occurred g gnat�o or��there is evidence of a change in the neighborhood or community which affects parcel(s). find " : thatamitake was made in he original designation (Policy .. u, � )F � � t the end of this Implementation Strate 2 Community Development , •-. ; :�. . 18.22.040 A . This Policy will be addressed f this . section. 1. 4„, ` 2. developed.© Building and satisfied improvements were reviewed for and regional - � standards in applicable federal, state Tonal water qua3ity compliance with. g ation of the site for General l development. use wild. �ot . r sera): Cow ent. proposed ult'I, �� effect at ve1 The redesignation not result I . CO in significant building or site modifications. ace area Sewerage Agency� impervious surface shall be reviewed'by'Unified ��ra e r eai o1Bae Basin, �',_.:preparation and ' .L changes to . ' for compliance with the Oregon Environmental Quality, Co MOM ~ % AO rules of lat;non-point I'source ollution control clan for the Tualatin inc g p p redesignation would not, b itself, affect , p The I proposed .P y` pollution � compliance With i his plan policy. cciu P 3. 5 1..� ,,. �i_ e s the y . - . that new c maercial . „ and industrial development shall not encroach'into residential alias tha t have not been designated for commercial uses. This Plan policy ,. • STAFF REPORT CPA 91«. 0004/Z0N 91.0,' j I it I I 11 v ' • , . ° ' ' is 'satisfied because the subject'�prroperty is'not located within or.' ' adjacent to a designated residential� .urea. W Policies 7a�..2, 7.2..1,7.4.4',' have, been sat>.sfLed 4. �»5.2� and' 7. .`, ' because: the. subject, property ' is ' currentl served with urban I :i' �,.,._ ' ,' services, including water, sanitary 'and storm sewer.' This site 'is ''I 1 already developed and is' not within the boundaries of. ;the 100-year- .- I Y. ;._ - floodplain', or a designated area' �'of ground instability. . .he': . • .. , u ester' amendment will ''not.::re `ire �an� .ohangee to the service' . : t raga 9N y r- * . ' ' delivery; system. This.developed-Bite la highly,yi®tble from,several ' heavily traveled highways.':.Additionally,' all service providers have • . had the opportunity to ,comment; on this: application and have. offered ' . '�� no comments, or 'objections. H . . ' : ., . ' 5.' � 'Plan Policy 8.1.1 :requires a� safe and efficient',street and roadway :.., 'system.' This ,pol'icy. is 's-tiefied' because fhie?property fronte. SW. ' Cascade' 8oulevarcd, ..,a major'collector, and'abuts i two state Righwaya . . , . ,, ,(Highway 217 and Highway 210, SW:Scholia Ferry Road) The'existing' , 'roadwa attern is able to,,'accon modate'the minor increase in traffic ' ' �olumee pattern from � . v � � g an ap►P>toval of this application. . ditiorn, of a roval of .� . ed as a' c n �. G. Plan Poll.�c �8.1.3 �wi�l1. be�.� satisfi pE y .,• � any, €ut'ure development'or redevelopment,�;on'the Bite: ,Completion, of ., -a , any necessary'street i¢�prov tents along, the Bite,s. frontages and/or ., . ' ' ' parking' lot modifications:would be required to be' installed,by the:,',... ' ..� developer 'at the time'Of 'such development; or'' redevelopanent.. 'the �"• -. : ' Engineering.pivie,ion and affected:,rev'iewing agencies will,review any ' w ' ' '' future development proposals for the 'site. . ' w 7. Plan Policy 1.2.2.1 (General Commercial -,I locational criteria). The: ,7. �` - applicable locatio nal criteria 'Specifie d in Chapter 12 of the w• : . 'Comprehensive' Plan satisfed for the dollowing reasons: a. Sp a m g andl lees o a cri to ri a eu tht � ar®a obeli ct ba surrounded r said n t al die tricts n nore khan two aide®. Thie� site LVi ' ndustrial #slan tinthe ' general commarcial zoning designation andis 'not adjacent ' . '- , residential zoning districts on any..aide. "�" • b. site access criteria re r e: 1) the p roPa�epea Shall not ,w, , . . . create traffic con estio o tra f f is kqa f efy p r blew s' 2) ne ' " d. "•,.w 'site shall. have direst accuse` from A mayor collector. 'or,' ' r ,. ,.. arterial Street; and 4) public n transportatio shall be" w available to the sire. ' Y",,'„' a;•C7 . not a p r fii H of result in ' g noticeable chap ga in trafCvolumes. The ex i sti�g bu#ld2n � 1 '. is used for permitted. General . CoMaercia 1 *uses norAti � ,W �� increase� in traf f ic' volumes 3ue ��o i retail, services. Could be _ Pp ro � �of ta i i plication would-remove ' a. ' . relatively email Industrial Park Sn o th e e ro uodn g ' � , , � ' 1. - General commercial area. the eubje t"s ite #sad ac en t t twa �: State Highways rii hw y 21? .. nd: Hrghway . �� Per� ,, :� .,',.1 road) anai ma jor col leafo r (Cascade Boule vard) Oire t sit I , '� , to access is 'p ovide , o a6� Cascade Boulevard � No n .w drivewa y '._ ac cease s are �ro�o h is a lica at3 nrP aeQ .n , � itraffic clue cauead by e ne g ig ib le as" Moat.o f thi s : crease would'be baorbed into he auch hi gher traffic �olu es�on. T eI i ch a s � l7 athd l8, Fer ry Road., dditionallyi trarisif so rvie a ailabis in,p rorlxa itY . „„ to the, existing de elapanent. ' , ` : : ' ., w r - r. � I ST g REPORT ' cpA 01-0014/Za g1Q0o7 = T4 $lc�W�. �BaC ,, PhgB' 4. a . , ,ur 4' �i @' a w. + ' ' - 't a i w4 . a 4, , •- - ,W 2., - . ii xo- di. , , • •,, . . , , ..., . 0 • a ... . • . , , , -... - C. Locational criteria also requires that the site be of a size - - -. - which can accommodate projected uses and that the site possess •. . . • high visibility. This criterion is satisfied for the 1.11 acre site. The existing building and site improvements can • adequately accommodate a variety of uses permitted within the • - _. .. C-G (General Commercial) zoning district. This site is also , - highly visible from adjoining roadway and state highways. ., d. Impact Assessment is determined by addressing the following • criteria: 1) the scale of the project shall be compatible with the surrounding uses; 2) the site configurations shall be -:?„- ,. such that the privacy of adjacent non-commercial uses can be - - . -. maintained; 3) it shall be possible to incorporate unique :,ite .,. . A, . features into the site design and development plan; and 4) the . . %..:. associated lights, noise and activities shall not interfere with adjoining non-commercial uses. , .. .-_, • * This Plan policy is satisfied because the impact to the surrounding land use is determined to be negligible. The -:.- -..' ' scale of the present development on this site is compatible with the surrounding uses. There are, no residential zoning ...,:'-.. • districts adjacent to this site as this property is surrounded . . ,. ....• , • on all sides by commercial zoning designations. Additionally,. the applicant states that the scale and design character of . --•. the building will not be dramatically changed with the future intended remodeling of the existing structure. - _. .. The following provides an analysis concerning the Comprehensive Plan, Volume 2, Policy 1.1.2, Implementation Strategy 2; Change or Mistake: " - • •• - The applicant states that the exact date of construction of the _ building on this site is not known. However, this building predates the 1985 City annexation date of this property and, as such, was developed to Washington County standards under an industrial . -. ' designation (HA1). The applicant also states, that .several changes ...! • in physical circumstance3 have. occurred since Washington County -... ..,;, originally applied an industrial designation to the subject property. -4,•,...-, .., Staff recognizes on0 such physical change on this site. The • ,. applicant states that the City of Tigard amended the Comprehensive Plan Map and zoning designations across CaScade Boulevard from the . . ., subject property in 1980 (Ze 16-80). The designation of the 8.23 -**--- • - '. ,••-• acres was changed from Industrial to Ceneral Commercial. Levitz Furniture and Toys R Us stores were later built on the property. - • ' With approval of that earlier amendment, the. subject property was - *" left as an l'island" of I-P land surrounded by arterials and commerdial zoning. Further, the larger land area in the vicinity of C. the subject property at the Highway 217 & Scholia Ferry interchange is zoned and developed for general comMercial uses and the eubjmt . 1... property is no longer an appropriate location for Light Industrial development. ' ...1 When the subject site was annexed into the. City, the site was given ..... the Tigard toning deeignation which most closely matched the nomm original Washington. County zoning designation. However, the effect . . of the previous 8.23 acre zone change from I-P to C-G, which -.4 odcurred in 1980, is that a land use pattern had, been created whereby the newly toned subject site would not fit the existing land use pattern. In effect, an /-P island surrounded by commercial uses had been created. It appeara that a C-0 designation would have been * ° 3. .. STAFF REPORT - CPA 9i-0004/20N 91-1307 - T. VaCHAEL & ASSOC. 0 d 4 . 't — _ . ■ • • • a more appropriate designation when the property xnxtlally received • - •..1 a City zone. - _ .... . 4 ., ,. " . . ., ' ,.•• Therefore, staff contends that a change in physical circumstances ' . " ,- has occurred which makes the current I-P zoning designation inappropriate for this site. Staff also contends that the zoning designation of this site should be changed to C-G. ' '' ' ' .. The proposed Comprehensive Plan Amendment/Zone Change is consictent with • v applicable Community Development Code sections based upon the findings noted below: . . Section 18.22.040 sets forth the standards and pxocedures for amendments 4 - to the Zoning Map as follows: , A. 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. The applicable comprehensive plan policies and map designation — and; the change will not adversely affect the health, safety . : -0, .., : and welfare of the community; . . . 2. The statewide planning goals adopted under Oregon Revised . ' . Statues Chapter 197, until acknowledgement of the , , comprehensive plan and ordinances; •• ' • 3. The applicable standards of any provision of this code or other applicable implementing ordinance; and 4. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning t; .0:: . map as it relates to the property which is the subt of the . . development application. (Ord. 89-06; Ord. 83-52) . . Thiel Code section is satisfied since the change will not adversely , affect the health, safety or welfare of the community because this ••,...- . site is already developed and has been occupied with uses which are . .... permitted uses in the C-G zone as well as the present I-P zone. In addition, as shown herein, the application complies with the relevant provisions of the City's acknowledged Plan and Code.,, The evidence of a change in the neighborhood has already been presented -, ,.. „,„ • • under the previous review of Comprehensive Plan, Volume 2, Policy 1.1.2, Implementation Strategy 2. . „ — , ' Code Section 18.62 (General Commercial) contains the standard for the General Commercial zone. The subject site meets these requirements in .0 that the minim= lot width is greater than SO feet, the existing structure . D. does not exceed 45 feet in height, the site coverage is less than 85% and -• = .- the landscaped area is greater than 15%. Additionally, the existing uses ,.' are permitted uses within the General Commercial zoning designation. rJ C.C. OTHER CONSIDERATI0g5 CD - Although the following considerations are not approval criteria for this • ILI , application, staff findS that they are relevant to this application and have been emil , addressed as follows: 1. Statewide Planning coal 1 (Citizen Involvement) is met because the City , . has adopted and follows a citizen involvement program which includes review of development applications by the Neighborhood Planning - ..... - = STAFF REPORT ,..., CPA 91,-0004/ZON 91-0007 - T. MICHAEL & ASSOC. PAGE 6 . t. -4, - ,- - --- le ltd• ,e • • u: 4 * ' t''' "' ' ' ' 4. ' br t ' ' ' " ' ' .44i ' .4.4' ." . , 4. . ' ' 4, ' .... ' '" ,', '''' .' „ , r , , r err • ra ni zat �n.� In ad a ti o n a 1� n b1i c � tics re areriant s a e been e t ,.�• for the, subject application. ; • 2. Statewide Planning Go al 2 (Land Use Pl annin g) is satisfied because a the City has ” applied all applicable Statewide' Planning Goals, .`City;: Comprehensive Plan policies, and��Community Development Code requirements c in review of this application and will base kits• discussion upon adequate findings as discussed herein 3. Plan Policy 1.1.1 is satisfied because the�' C prehensive Plan is ' - consistent with the Statewide Planning Goals. This plan is kept current ' .- - . with the needs of the community through being opened periodically for necessary revisions and has been acknowledged. -.� 4. Plan Policy 2.1.1, is satisfied'because Neighborhood Planning Organization) #2 surrounding property owners and the general public were given notice of the public hearing related to this request as well as their opportunity to comment on the proposal. 5. Plan Policy 5.1.1 is satisfied because this application .would''enhance the diversification of economic opportunities available to Tigard resident®. ;, " -..:- The applicant states: Accoreling to a vacant land inventory completed in �. 1990, the City of. Tigard had approximately 59 vacant acres designated for -; - =.;. : General Commercial development and 91' vacant acres designated for Industrial Park development. The amendment will not affect vacant land °.;,-, inventories si ,.r I I Y . I , + � Y . . I I I loadx I a Y s. r c h�o � t he recent b sines6 P ar k M development t..with i i I I I � I. :the City of-Tigard had occurred w�thn larger stale garka which 's q. ' developed and '„Imanaged to accommodate 'a range of ' indu;atrial, d13�rbl�iOn an doffice"u Be e Within`3 lanzed cam pus'. This. site has been zoned I-P 'since' 1985. Most of the used which • . have I-P p this building Could be, classified ed ae C, use, as,:well e u:c�l� $sd assifi -+ . . as I-,. uses. :taffy long range view.,,.Of 'this site is, that, under�: a • '''the present I--P,'designation,' this property may be developed with a . more.' intensive 1-?: use A more 'intensive industrial development would negatively impact the adjacent. commercial propertied ..inure ' - severely than would a More intensive use,. Staff coatende that '''; the short range, as well as I long range, use of this Site is more ' _ appropriat®ly that of C-G rather, than' 'I/SIY P,. .., , , c) The, land intended for development 'Shall have,' an average Site , I. topography r wed i. th through Of less than n . tee ni .es all limitation 6% g adQ o or that it can be,demonstrated ugh �aegineei g qu a limitations to .develo nt . . and the provision of services can be mitigated. This policy is I ' ,satisfied because this Site does have a grade of less than '6 ', y Y percent. .. : I r , " - f. I I „ : r d) It .can, .b® dlamonstrated that associated lights, noise and other » k� }: external effiacts will not interfere with the activities and uses on Y4 surroundin g properties. This, policy is sati sfied � s �e . I requested zoning designation is the dame an found ten al abutti,ng properties. Therefore, the potential external effects are the bane , '',.;” ' 1 as those possible on all abutting properties. ' D. RECOMMENDATION r • I . The Planning Division recomanaenda t ha t the Planning mot anion forwar d a , +-" -Y recommendation to the u ne il for or API PROVAL of I comprehensive I I I P Amendment . • ''' CPA 91-00 04 and Zo ne Change,I E ON 91-0007 based upon the fore oI in g findings. I :_ PREPARED BY: Ron Pomeroy* "°. µ Assistant Planner I I w I d• I ., APPROVED BY�E Dick Bewertid©rf f I Senior Planner I I + F :,Y I'll I I Lpa.91 i O4.dec Y u r I II a STAFF' REPORT PA 9l-.0004/ 0N t 0007 Mid As 161v6 . i I I I I . I I ■ y ». „•ail. "' w• w- .. � 'j ',:'. .n .' .w � . t y. •, .,'"'�. n„M '+",'.mow " • I '! • N . 1 .r te EXHIBIT V A Al 0 • PR®PCtIg�EO FINDINGS FINDINGS `FOR THE APPROVAL OF, COMPREHENSIVE PLAN MAP AMENDMENT FROM LIGHT INDUSTRIAL AT TO GENERAL COMMERCIAL AND A ZONE CHANGE FROM I-P (INDUSTRIAL PARE) TO C-G (GENERAL COMMERCIAL) FOR TAX LOT 100, 151 27DD ` _: (APPLICATION CPA 91-0004® ZON 91-0007) .r T. Michael & Associates Ltd. has requested amendments ,� ° :; to the City of Tigard's Comprehensive Plan map and zoning map to ' ,-. :%, change approximately 1.1 acres •of property within an existing Light Industrial Comprehensive Plan designation and Industrial • - Park zone to a General Commercial- plan and zone designation. The ` i property s more particularly described as Tax Lot 100, Tax 4: Map 1S1 27DD, in the City of Tigard. The subject property is ,.:' currently leveloped' with an existing building and the. applicant is proposing the Comprehensive Plan map amendment and zone change ``. to allow additional commercial retail uses for the building. This application must be evaluated against the applicable approval criteria in the Land Conservation and ,w Development Commiesi.on's State-Wide Planning Goals, criteria in _ the city's Comprehensive Plan, and criteria in the city's -4 Community Development Code. Compliance with these applicable 'i "- criteria is discussed as follows: W A. STATE-WIDE PLANNING GOALS r5 a. ., "+ The subject application involves a request to amend the `s city Comprehensive Plan map from Light Industrial to General Commercial and the city zoning map from I-P (Industrial Park) Nto per' M C-G (General Commercial) for land within the city limits'. tie find, from a review of the city's Comprehensive Plan and a }' " p e disc . r n in the rep o rt Community Dever o ment Code and th use�.o o ' ted with the applicant's application ("Applicant's �,� _ submitted � ' Report") , that the subject property does g e nS involve land icharacteristiGs, uses, impacts or changes in the overall nature ' of the' Comprehensive r Plan that' require the consideration ide rati o n of • e � Pay � G i10 11 andi3 19 a We further find nd ' State-Wide h at t hea application raise issa es w hich make rele vant the ti.: mandatory approval criteria in Goals and 1 2, w hi ch a r e a ddressed In these f indnge as follows: CD Lia A.1. GOAL 9: ECONOMIC DEVELOPMENT. : ri terl o$a To provide adequate e opportu it3es throughout the State for a variety of w �{ }� �y activities py �y �{�y ��Mo economic vital to the health, '� lth I • rl zen trielfa�'e, and prosperity of Oregon c�.ti 5. I I W • �• , I I I I I I I I I -« a ° 'A".Y � a � i �k, r y ,,. nw. . w.o. .fir. •°�e " t d: „ J, ow "' .. - . � , -.- " _._ w,• _ �"9 '*' Fy.w, a. '{}'t4 i yYa�, f �, 'Y"'w' ,•.r <: ,. �w. «• 4„ ,.. '• � � ' y .k u i n4~ 1 , . cp` ;a,.. We find that this °goal is intended to be. a broadly :, . , worded, state-encompassing goal which establishes no minimum �or, mandatory levels of opportunities or economic activities which be provided in any particular area of the state We further _ find that the city's Comprehensive Plan, : through the designation of commercial and industrial land in the city, provides land for ku ti;. a variety of activities that could beneficially contribute to the �� - .,.. s economy of the' Tigard area . We find, based upon the Applicant's .**- : . = Report, that the proposed plan and zone map amendments would ... result in a designation for this site which is" in keeping with the surrounding uses. We further find, based upon the Applicant's Report, that the proposed amendments for this site 1r take advantage of the site's outstanding accessibility and � � � .; visibility to create. a prime retail location., We also find, from the Applicant's Report, that redesignation of the site is . i expected to increase employment within the cty. Based, upon this information, we find that the use of the site as prime commercial ,. ., property will be a positive economic benefit to the City of b Tigard and will strengthen the health, welfare and prosperity of '+ the comunity. We find that the use of the prime retail site for ` ` . commercial purposes will increase the, economic produuctivity of : ... �, that area and the surrounding area and lead, to an improved and -p more stable commercial activity in the community because, of the v - high visibility and accessibility of that site and the expected ,r__-' increased employment. We find that the redesignation of this site from of industrial suitable b a .. �� le for increased not affect the city's the trial to� commercial will inventories ,_ � : growth he property already developed and is n part of the . '.� xope is ahead d�•vei of f city's n ` inventory and We still vacant developable land. f� �asites�®f'� suitable inventory of vaca sn inve� : � types,� provides an adequate supply '� '� e � - sizes, , to , and service le variety of s��es locations d se levels for a verist . "'�`a: industrial and commercial uses indicated in the: . t . Indus as was indicat recent .: 1 * - update of Chapter 5 of the Comprehensive e Plan. We further find that designating this sit's for commercial uses, • ... because the site .w �. is surroun de d by co aerci at us es, will not in any way interfere ae with existing or use s within the area a n d � in fact the property more with the existing w w• I surrounding commercial uses. M . � Based upon the above findings, we conclude that Goal 9 . 0 has been met. , rw in A.2. GOAL M . 12 TRANSPORTATION.. Criterion:venient, and economic transportation safe convenient transportation safe, w j i , iii .n 4 ° • w 1 , ,, • �r,. .4 •y, b w .'L r - w. `� w y . i . if , We find that the subject property is already developed Y. ,: and connected, to an established transportation system. The property accesses S.W. Cascade Boulevard which is a major collector. S.W. Cascade Boulevard connects at the northwest "., : w- corner of the property to Scholls Ferry Road, an east-west ,' .. arterial, at a signalized intersection. Scholls Ferry Road connects with Highway 217,, a major j Or north-south arterial, at the ,. .'� w. northeast corner of the property at a second signalized -• ' intersection. We find'; therefore, that the site is conveniently : - , • located and easily accessible from surrounding communities. We : , - further find that the signalization of the nearby ,intersections �� . - - regulates the traffic flow to provide a safe system. The fact ' �.-� . that the system is already constructed means that the approval of :, this application will not impose any additional cost to the public, which we find makes this application economic. W r ".. further find, based upon the Applicant's Report and the comments of the city Engineering Division, that the potential future ".,� .. traffic increase from commercial use of the property is limited, w... , that any such increase could be adequately mitigated, and that the contemplated retail use may in fact disperse traffic volume over 'a longer time interval because of the expanded shopping . hours associated with retail and particularly jewelry store retail use. We conclude, therefore, that the proposed d. Comprehensive Plan map amendment and zone change will result in a w safe, convenient and economic transportation system, and that Goal 12 has been met. B. COMPREHENSIVE PLAN CRITERIA ... . ;_ We find that the application atio n b efore us requests e an • , amendment to bt h the c� y's CodP rehens�ve p�an map and zoning, , map. No Comprehensive n . Plan text amendment was requested.`es dW e . , reviewed Plan f or approval criteria relevant to the requested map a mendments a nd make below the findings for the criteria we find applicable. In identifying the w applicable approval criteria, we only chose th ose that were - EL ova nt to the proposed map amendments. We al so only chose r � criteria that were mandatory (wher e compliance is required) and not plan provisions couched in such terms as "encourage" (which �. � discretionary indicate desirable, but dst�m`�t conditions) . W I _ al B.1. CHAPTER 1: GENERAL .POLICIES. rl Criterion: Policy 1.11 2, Implementation ' Strategy � uasi��u�icLa� ch ges� to the Comprehensive Phan Map: The Community, k° be. ' ®" shall rd r quasi- judicial changes to the e Plan I Map which may htf at+ by affected Vi; r I I .t. ra I i ' ICI ,w I w^',,` i. Yli _ . _ '�,._ JP a. -•Iy t 4 ., `�Y n 1 - _ - • ,wG a i Ff I. . . r r ° '';; parties‘ on a semi-annual basis mind approved I .� if the City, Council finds: ta) the' change, is,' w consistent' with applicable plan policies; , I . .. . , (b) a� charge of physical Circumstances hay d ". occurred since, the original nail des3�c, a tion or . * c a mistake t was made in the original land w . use designation. � ' I I - e find, as' is discussed 'specificalay below for all of °... I the lappl icable Comprehensive .Plan approval criteria :1 'that the ' _. proposed change is,'lconsistent With applicable plan policies. w e f urth'� r find.. f hat the subject o r ert wal s I developed,� p P YI � loped while it was within' the jurisdiction of Washington County under' an `gndnzstrial designation. When the property was annexed by the .� - N. ;. City :of T igard', it was being used for 'a mix' of office and nonretail commercial uses. At the time :of annexation, the' city,I in accordance with an intergovernmental Agreement' between the , city and Washington County, applied the city designation that was closest to-the the co inty Industrial f lA1) designation. !'The city, j ..w therefore property trial Comprehen s gave, the p ® erty an industrial ure Plan designation and an industrial park zoning designation. 1 ^ . ♦ that, ` We find that, even though the property etas desi nate - f e it ion , ..• ed the g . industrial by the city at the t��e it �*as annexed, loot` �,,: _- of the property and the nonindustrial uses on it would hale �- ustiFiedf either. er commercial or industrial designation because the - ` property meets the locational criteria for both Commercial and' "° _ i n W rail g aticn. a further find rya that pe y a '. industrial daWs that the pro '*-t cross' ...` B leva � from the s, , p ious �r s. T. e ou ra fr j het P p y wa:: revly ... des . "ter � � ' . _ �.gnated industr�:a�l but is now deli Hated gen comime�rc�, , and ale Lev Fi re` , y e retail -� and �. veloped With toys R Us and its a.tur zoning This tanc . on �. g cross scholla comb'. . Fe � �narx 1� cc 1 .- t �carcuens m a n t 'With the commercial.a N rol'ert becoming an isolated Road, has': esu +d a.n the t ' " a u_ bjec y Y property y .ng � i o�.ated island Of �andustria]tl tined *y' urro by commercial ly zoned°property We find, 4 therefore,_ property s unded b ' � � I the tha� the. +changes arm., land i use desa.gnat�.gn�' an patterns, �. in the area which have made the .. d I it ! . . i�e�tI anI co industrial pro ert.... amidst commerc„�al uses are property of ra:al .. � s � . g I = n :es! .. s� a ,I,�� chi to physical circumstanyces since the original designations and e ' • I ,' sufficient to justify a Comp rehensIve Plan Iap amendment. We 1 conclude therefore �that t�-e:' F h criterion for . .as��-,�`ludio�•� �� 'HI' � � chan g es to the Cosa rehens ive p .. Metal. g p Plan qua hasbee. I i I I I w .n I a•* ♦ ' • w I . I i B.2., ?TER 4: ' AIR'', WATER .IsaN R$4t�WBR�Ci��QV .c{+Tt. ' ;',::•-•''''" , ' , dr'iteri.one Policy 4.2.1. 311 �1evelopment: : wd .. M 4,,,,,,,,,J.„ s,0,; �. Within the Tigard urban planning.area aball °� rr I • e I 4 ah � staate and' comply with lioalra federal, a �t �s t�n+datrd�s. � � •�. , • li ® �.eana�. wat�er � � • I , Y y a We find, based upon the Applicant°s Report, that 'the + s ect rope ed w ��,�� ' I � "�] ,. p sty is a�l.ready, fully deve�.op with a btgil.+ding and.' ^ , • 4+• associated parking,l and ,landscaping improvements, and that these , , ' . ,:q.. i npro1ements,were reviewed for compliance with ,applicable „ .: ." ' federal, state and regional I watet quality standards at the time ' Yy' of development We further f 'ad •that-.,,the requested map amenadm ents, by"`themselves o !''would not result in any additional l �" .� significant' improvements .or modifications to the site and would 6, w ' not 'affect 'compliance With this' plan policy. We conclude„ « --_;, therefore, "that this �oriterion',has �been met. . i I w « I w I -' ,criterion; Policy 5 01.4 ,Tae city shall �' S'l�l �e t�68�t nt�3 a* dli�a dustriaal M �y+�y �y, • .Y x residential aare a� nOt been designated for conmercial', or industrial uses : w +� 1n not otia��w �T]lt�'1 , We' find that, the subs ec;t property 1^�^ n l . ;• I �� or add scent to a de gated ceeidenti�I rea. l*C9C�LCe s , I -+y therefore, that, this criterion has been meta F.,- oL " , =v B e 4. CHAP RR 2: ',PUBLIC.. FACIL ITI ES ' SERVICES. I I ` ., B . cri ter o� . Po�a� �.1. Tae i t �shal l, ;• require' as a premoondition to development ��.d "• approval that I .• n, ,• ,a. Development coincide, with the . a y � :• I a�vt or ca�pa�c�.ty . v�i�.�i� er�i �.t. Of ode ate a � � � � � I invading I I w I 1. P .ic water, • .w tabl .c s�►w!er 'shalithint w elo..ment w the for �®�a�� deg� I� !title ' � ' �' � I! , � � � + less the ro art 'ia�vo II I vet, 36'0 feet rom a eoWer line and,l h- ,..., I Waash y 1th T)eparten �.nttoll t approval. ,for a 'private disposal , I: , I ,I system- .is obtained; and ,, i w w k I v ' I w i I I I I I I +1 I u ; 'm ' --- ' 1 h . "' y,,, fv y,,A p�. dA fr1•u a d4+ W kori'• 4i �' e r 4.'3. m 4(i^ �i7 {ye u 9 "M--'" w ; „ + ` L �W., ' a re « '. , ': Y� +* ' . « +r". A , I i "5 4 . . . 3. Sto rm erainage. Cf The f,.,o .lities ,are: roe .a^ •+ • w"v 1. Capable of adequately' serving .• , • all intervening properties and the „w � proposed development, and .. - 2. Designed to city standards. ,.w c. All new development utilities to be ,,:." placed, undergrcuuad. e n- .„y We find,ind, based upon theApplicant w s Report and the . , Staff Report, that the subject property is currently fully served with urban services, including �" , g public water, sanitary and storm , • ' a sewer. We further find that the area surrounding the subject . : � 2 property has been previously developed such that adequate services are available to the entire area, including intervening properties. We find that the subject property is already ,- 4 developed and is supplied with electricity from overhead power p�k, lines which run along S.W. Cascade Boulevard. We find, because ` wa •• , . -.'• of the line system, that is a situation property offer �' preexisting development t� whet menu of the subject ro ertl p .� ea w y , where new electrical service is being provided. Therefore, we find that this �, . criterion does not require that the existing power lines be �{ t service .• find that providers • • - placed underground. We further fi ' pr ��have ° . ." been given an opportunity to review this application and have had " no comments questioning the ability ity to provide services.. We .. • r that t N .� conclude, therefore the this criterion has been �• .a: .. � �� n � o .b. Criterion: Policy 7.2.1. he city Shall .r require as a pre-condition to development * . .,.,, that: a. A site development { I . study be subm itt e d for at.' development in areas subject to poor w a ` drainage, ground instability or flooding W� which s hows th at the development ht is safe will not create adverse offsite mpa its b. Naturaa drainage ways be maintained l. .. unle submitted studies s sh® w. ` that . lM a ltenat .ve drainage solutions can solve ion site drainage arobY e ad � l . assure n o adverse offsite impacts; • 'I I 1' � 1 • a., "IH i M.w y a� " ''� u + we a"i � '4'.' v r a r i • I ' H '' ''., ' c'. A l i drainage can be handled on-site or•. ' ' the' i s an alternative aolutioa which wil l,, ,l; not' increase 'the 'af fsite 'impact ® as a latica� the 1d ® e arf lood laiml g established by Ithel' 198111 'flood insurance study t�d by the' M p r t 'of I En s neers be protected and' . w :;.... a ErOtion control 'techniques' ba3 .i. nc.luded a51s ' a' part of the cite dewelopme:it plan. ' ' ' we find, based upon the ,� .cant'a Report, ghat the . subject, ,property is not located within the' boundaries of a ' . . - 1®o-year floodplain or a designated area. of ground instability. - We find, therefore, that a I,site development study is not *' required. We 'further find I that since the site is already fully ' • : developed, approval of the proposed map amendnlents, will not, by ' itself, affect natural drainage ways orlerosion or increase offsite impacts. We conclude', � `laerefore', that this criterion has w u I been met...... p.446. . Criterion: Policy 7,4.4. . The city shall . require that all new development be connected. to approved' sanitary sewerage system. • w' _I . Based upon: the Applicant's Report, we. find that the ' ne ry sewers } Ya an ewer trunk line l.c�wcated' i �Cascadem subject property, is can' ct�d to the sanita a e e s 'n de through an existing s . ' �. Boulevard that provides gravity flow service to the subject °µ nclude, therefore, ' iterion has been ' ,,�, property We co , that this het. B.4.d. criterion: policy 7.5.2 As part of th0 Wr , o g g �r shall ' n C>�.E� d�+velo ffient review the'' c3.t,y is eatifidi i , ' 1�8� .c].es in l �equ�.se v �.li i� t�,e�n s assist emergency ve� locating the ' 'area. of the problem; s ® I , ' ... ' b. U �� d�f�nsile s ace c�8�c ept tom s e th a Ti�r.acrd eali,t CO Poi.f ce �►bparrtml ;tt°I� I ' �- �. Re ig '� I I ;r I end �'6�e1.C1 �6t �`Z a._ I I s uI hi �� ant° rT nd . �.'ocat'ion in e ode i iblel l pl'a basedl u .oh t e. 4 l .c t sub het r+D er'� ie �� r �� a Ca►r r' �n , .r s � ' � � d ].n aI 'i�iS� i � from two coun? hi ghwa Ylloc'g a �"s',and...a� I a�or c�:t I +col.�.ector streetl. q' m i view r ;` e further find that the bu� .c In Gn t E p r, , ' ?a hghly,, i I I » I ' . , , ,, I I « P .111 1 o ` V j I I I I i . _ - visible; from all, ,three of ,these roads and that,the`current .end II proposed signage; f or. the 'tenants of the building ie likely tr HI''' I,make it very easy r'for ,the~Police Department to locate, the '' - .° property :and respond to any,I problems. We'I also find that ,the ' ' I, ,','„property is: ,ai eady 'developed "so that-,there'-is little opportunity ,, ., . to, at' this point in� time, incorporates special" defensible space • concepts: I lIowever, we find '�frora°.the,Applicant's Report that the p , • €��ureareno�aton o� theo�o' ert security cons eratian in. ,I rat id s '! P pl y, parts y,,in con'u u � I� 'cularl � nction�� , _ with providing protection for a; jewelry retail: store. Finally, I I r � we ! f ind that the application''has been 'distribut-edl to ',the Tigard I', • • '' Pol ice,. Department: for their review. !, We conclude, therefore, that ' ' - this criterion has (been' met. 13,w4.04 Criterion: .policy 7 i o 1. Th e city ' :nequire as a pre cond tio$ fio I d e veto F wet „ - ,�!, that:a. The development be served by ,1a water ,'' system t hammi ng adequate water presssa r for : . • fire protection (purposes; 'L‘ M b. The development shall not reduce the L ',. " Water pressure in the area below -al' level adequate for fire protection purposes;' en8 _ a. The applicable, fire district review all M �� .. applications n I '•• . _ We find from the Applicant,I_s Report and the Staaf�f _ Report that the subjedt property is supplied b; adequate ,'; located existing r mains and hydrants r eery S. err ed �.n I among, w is de hou. d, adja • g are exis -a.n Water to further find�� Cassa:nce� the r- adjacent � the site�.� We loc W d that oubject property is already :i •1 Q developed p. . nvo i nee.. � c a that development, thep p i e o d ma amendments e n . . p , proposal would ter not IL pressure below that Which exists now: I We ralso find' that the proposal osal h : . e fire . rev�.� e as beefed. to. h'. Le„ t for its i p n sumxait distric w he, d .,tion el � di Strict t has submit � • ,, that tI arc osa1. We conclude' fed xno ns to t�.h n p c there€ore that ob h I p i ec his, '� : , t lor �cerion as been: � met. ma , • JJ $,5. CKAPTER 5 TRANS PORTAT20N. o 8.5.a' criterion: had. plan fora safe a deeffi�eieatestreetsan . a I I xo a� tay system tha t meets cu rrent needs aad anticipated futua growthand develo m,ent.l ' r • I l I I i I , h n ' ,� ,� , , , , • . i i o C �. teriaA2. and dan s �f r r We 'find bas ed u o t he f .n • I e. � g • B.5.b',' ,that 'the subject property is already developed and '' ', '1 ' connecters to an existing' safe, conn ►enient and efficient ' '' . " ' transportation' system,' and that' any increased 'trafficresulting . ', • ' from 'the 'proposed amendments can be adequately provided for. Wa ,, ' - ' I conclude, therefore, that this criterion has been met. ' I• h.5. ►. Criterion:. Policy �'�i8.i.3. he V�.,��rity shall 1 - . w I i .1'. ., a condi�cioa f� o development , res�uire �as a pr p approval that: . a. � o m eat abut a Publicly' dedicated . I le . streetor have adequate. aca®ss' approved`by, ., . the appropriate ';approval authority; ' I ' b. streelri htof�wa be eicatd whre. ' the street is' 'substandard in width; ', " , , 'v of the streets', 'curbs and sidewalksto city ',, • standards ,within the development; - ' ' ' d. Individual 'developers participate 'in the . ' . improvement af' existing streets, curbs and • •_- sidewalks to the extent' of the' development's' ' - - impacts; , ' . 1' ' • .. Street improvements be made, and 'street ' ' ' Signs 'or signals be ro . . p vidsic3 when , thy+ p create or intensify'I a • develo went is fouad to eras ' traffic' hazard; .' ' 1 ', Transit s s turnout lanes , 'Z.. tops, bu and r ' = sh e 'err be p rod" ded the proposed,'use xs ' ' , . I. :x of 4type which generates ts nsit . idershi p; : 'H' arking s aces be sit aside and i'arT c. g• p p read .. ed ersons aad that the s aces p ' � for cars Operated-by. dieabl ated as close as ,. cn be loc , , p ce designed fol� - 1 . lle to the ent�an possib '� , disabled d persons; and' !., h. Land be dedilcated to lace ie�lent the W „le/ pedestrian cor P t#C bicyc � . , � rider in accord e „ . ' With the adopted plan, I' ' ' rrt r.. b d ah hat. the su act pop en .s alrcd . develo ed W efurther find tha this nof]cv is intended o a bn l� develop ment o xedeve�op meu ere the onstructb of bu11dings ' where g 1 i it , i i I I i Vii. I , ,� I I i r n t / r I . r • r > r x . r • n w I r r ry i r I r t ve os� re�troac � 1 3 e e s tici a t ed not t i�� t `e m rovem nt use an orohr �. �P Y P P I w stan, r r ne lards on already. developed property'. del f ind�, �a�erefore, ' that this policy does not 'impose' any new r*quit ements on th' ' � . context of Com reheRns�►e Plan ma' I , s�ab�ect property in the n I p I.. p . , . I ' ' amendment t or zone map amendment endment a P roval ,,owever t. eve if this I I policy does apply to the proposed map, aEendments,' we find that ' • . the policy has been met. We find„ ,based upon the Applicant's ' r Report ort and the Staff Report,: that the 'subject property ,abuts. I . S.W. Cascade Boulevard, a major collector. We find, based upon . the Applicant's Report and, comments' of"the city Engineering ,. • Divisi on, that thi s application w ill not require ire an� dedication I I ." of street I right-of-ways, or* any� censtruction or improvement of • I streets, curbs' and sidewalks. We further) find, ,based) upon the, I I comtents of the city Engineering Division, that because the changes in traffic use as 'a result of the approval of this r ' application would, only have 'a minor impact on the traffic intensity in the''�,area, and because there are adequate I restrictions in palace to limit and mitigate'pot..ential fut ure' , ' tra ffic in cr a a ses that n o additional s tr eet improvements Are r ” required for approval of this )application to avoid a traffic hazard: �r'' find that l the applicant need not make any additional We it • provision for transit stops or bus turnout lanes Since, based ' 1 " - - upon :the Applicant's Report and 'the' Staff Report, transit servicf is already available along Scholls Ferry 1,Road, and 'sincelthe .� r , proposed use is oriented'.towardl' automobile travel' and. is not , g that the sub expected to generate a significant amount of transit ridership.' " " We further find, from the Applicant's Report, j ect ' property contains entrance whichlare . . ed for disa . . 't Finally, we .find, three arkin s aces) ,close to ope� included 'withi. ' rk bled persons. y, that the subject'I' I P not ,; ' he _ s do 'and . : any:designated ' , � I r bicycle or pedestrian cot id I ciat rove ' "� ect r ye o' a re spe P they. f r .red 'for that Ana Based lu on the l above' 1 1 r� r I '~ q!u these, uses. p , findings,, Iwe conclude that i, er" dine this been naet atlth' cr't ion�hasl r B.G. CHAPTER 12: LOCA TY oNA L CRITERIA.CERA. I __ Ea. ce Crf tera.4n. po3icy 1;42.1. , Th@ city, shallot' I I I o m mt ed °' � a. Provide for comae=cull develop. e bas OD the type of use, its wise and re ..i, I r . YP qu reel I r trade area. I I ' r Ili b� A PP l Y all aP licable P 1 a n � ol�c ieg r I I c. Apply th e spPr o pr iatelocat ona l crta ria I I " applicable to the scale of, t h e prof e ct I I r I I I I r I I I - lo_ I I I I r r I I r r I I I I , I I I I I I I , I. I r " • -- . * ' ' ' ' '1' ' ' ' ' ' '' ' ''''' 0 ' ' ' ' ' '" ' - ''i } - " ' ' '411." ' '' i '' ' ' ' ' ''' '' ' - ' '''' .' ' , , a . R1�1 �I�2C � T I .. r x L a� . ' General Comm.rcfal areas are intended. d to _ provide for major' �retai� gaols aa� ss ricea. Tli4 uses ciasaified is General Cow e rcial..may , ., . ' iiLvolvea drive-in services, large space; users, ' . ,: e,:'1 combination 'of retail,: service;, 'wholesale ' and repair services or provide serrcas to' ' r ,the traveling pub lic. Tae uses' ruq from ,Ss ,' s '� ' automobile repair and serviae ,,, supply and , equipment stores, vehicle' salees, drive-in : , restaurants to laundry establishments. It is intended that; these uses be adjacent to an � ' arterial or major collet or street. $ca e r a. 1 . I . , . 1 ' (1) ' Trade k rea varies. . 2 Site Sise. ,Deends on development. ' , , 1 P P _, (3) Gross Leasable Area. ,Varies. . b. cational Crit® ia. (1) Spacing and Location.' ' (a) The commercial ',rot is not surrounded d b residential districts - Ott 'more than two' 'Bides. I (2) Access. r , a The proposed'osed' area o 1 ' P g r e anai®n Of an existing; area shall not, . , w create traffic fie; coageatfon or a it. traffic safety'problem.' such a ha.. oe r rID based Hon the dots "f nation shall b® lea ,, a? street capacity, existing and , , projected speed. limt,'numberOotf turning i J i , in movveMean t s, and the traff� c 0 generating characteristic* of they 1 various '`t , ;� yes of ua�es. i b ( ) The site s 'Shall have direct ' aCCe S from major collector Or ' µs 11 arterial street. , ' , , i I i I o l 1 . n • g (0) Public transportation, shall be available to the site or general area. (3) Site Characteristics. (a) The site shall be of a size • which can accommodate present and projected uses. (b) The mite shall have high visibility. (4) Impact Assessment. (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of adjacent non- commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. (d) The associated lights, noise and activities shall not interfere �. with adjoining non-residential uses. first all, that all . policies discussed in plan olicies have been met as is discussed pP ' We find, rst of al a licab o � applicable p the findings above. We further find .., as is discussed ci s s e d more fully ag" ll y b e l ows , .. that w.". at".. the s: ub• j e c. t property is located for designation o n for commercial use bec ause of � tge ee r � , its its ; - area and its conformity to the general commercial location criteria. Based upon the Applicant's e Report, that the m site is alread y developed with a building that is being used by that are permitted uses in the General Co er cial ut zone? anu that there are plans to use the first floor of the building for a Shane Co. retail jewelry st ore. �e further f ind, also based upon the Applicant's�s �e o rt d that the site is only a dstane from t Washington Square shopping mall. find d that the subj ect property is within the same trade area as t he Washington Square shopping mall b ecau s e the general commercial • y Y r,1 ti • 4'- use of. the subject property will draw upon the same , people that ' -- . are drawn to Washington Square and Washington Square `II We 1 - find, based uponithe existing and planned' uses the applicable • -- trade area, and the additional consideration of locational ' --.• criteria discussed below, that the- subject' propertyis . ., appropriate for commercial 'use.. 1 "We find that the subject property falls' squarely within the locational criteria for general commercial areas. '.The : subject! 'property is not surrounded by residential' districts on ' - more than two sides and, in fact,, ,is not adjacent to any ' residential zone. We find, based-upon the Applicant's Report, - the comments of the city Engineering Division, and the Staff ' ' Report, that the subject property is already developed' and that approval. of the proposed map amendments, will at most only change existing traffic volume by a minor amount. In light Hof (1) the city Engineering Division's comments identifying, no street k -. . , capacity or congestion problems associated with approval of this ' application, (2) the statements in the Applicant's Report and Staff Report that the traffic volume from the planned Shane Co. retail use will represent only a minor fraction Of the Overall , background volumes on adjacent roadways and is likely to' be in - the evenings and on weekends, and (3) the findings for Criteria A.'2 and X3.5, we find that the proposed map amendments - ` - will not create traffic congestion or a° traffic` safety problem. ' We further find that the site has direct access to a major n. collector street and that public transportation is available nearby. acteristi the sub We find that the site characteristics of jest property y to general commercial he sit ' - r ,pert are conducive � o�aercial use. � T e is y p, present proven: that • already developed and b its vast and rase arse,,,Bias' p it is for commercial accessbit� oreF tI r arterial suitable ilmercin site ,. ty and _rmrom ma.© . as rteri • •uitab e xadWaely h�. h v�sib' e r s3 rry' y g and Highway 217, which it ideally', the area, namely Scholl visible, I �I which make i suited as a highly, o in y Roa an ccess''ble commercial retail site. e� ind. that the properties CL. a' a p p ties near the subjec p� ,p. . y contain Le Furniture, y� Us, � ne t j t ro art vitz t �o ,s R Plaza .s h ar ial.d it co l 'uses, Silo, and Cascade Pld scale' and use s ect' pr art and that the propose ' mm of the compatible with and Will not. inte , . those . • p H 3.5 rfere with add scent � ' J nonresident'-'a . ..es. We further. find that there 'afire no adjacent m � l �� W are�nomadacentnoncc�mmercal usesnterfered with because there 3 u above findings onclude p ` ' g , his „: on, the ah+D e c that t criterion has been me.t. k _ 13 I ; . I ' w,. µ 0 C. CO iUNITY DEVELOPMENT COD E - .AMENDMEIITB T O TAE A g Criterion: Policy 18.22.040. Quasi-judicial . _0. . ; Amendments and Standards for Making the Decision. A recommendation or a decision to approve, approve with conditions or to deny an • application for a quasi- judicial amendment l be based d on' all of the following • standards: 1. The applicable comprehensive plan policies and map designation; and the change - will not adversely affect the health, safety, and welfare of the community; • 2. The statewide planning goals adopted • under Oregon Revised Statutes Chapter 197, until acknowledgment of the comprehensive plan and ordinances; 3. The applicable standards of any provision • • of this code or other applicable implementing - ordinance; and 4. Evidence of change in the neighborhood or _ Community or a mistake or inconsistency ,in • the comprehensive plan or zoning map... as it relates development application.prt 'is ,the subject I . p • We find that subsection of this criterion es not ction 2 rice do apply Yecause the city's Comprehensive Plan and ordinances have find that many remaining been acknowledged.this further are parallel to�st�ndards in the standards within this crit p y Comprehensive .. lan fo co . , Plan r amendments of the•Comprehensive Plan nap. _ extent that those standards are similar we adopt To the , pt findings in sup of the comprehensive map t � g port. omp Plan p a�aenc�men .p_ discussed above in Section B.1. CD uu We find additionally that the proposed os e map amen dments etwil1 not adversely affect the health, s of et and welfare of the , - community. Since rc e the subject � property �. already dy cevelo p ed,a and d has been occupied with P ermtec in the Ge n eral Commercial zone, the impact of the proposed change will be minimal. There may be som e sli ght cha nge in th e nature and amount of traffic I . ,t, ► . I I . .r r I •I I I the Engineering' e ort and� levels, but we agree,, with: the :Staff �t p, 'A,, -- (Division that the change created by the proposed map Zimendments would be minimal and not adverse.' We further find that, since ' this approval' involves no, direct, changes to the,,site, the impact . onl° the' community, should be,,mAfit.from the positive Utilize r ye d ' that 'the community should pr opportunity y this ideal commercial retail 'location for c ommercial p u rp oses. Rased. upon ;the above findings, we conclude that this criterion - - . _ has been met. .. C.2. 9RAPTER 18.62 s GENERAL CO RCIAL DISTRICT. ' n osed ma, amendments comply with We find that the prop p p Y the standards for uses in the General Commercial zone. In terms ' of the proposed use of the site, we find 'that the identified d existing and proposed uses contemplated for the site' are .off ice and administrative uses such as insurance agencies, , tax serviaeS, . medical clinics and retail`uses Such as a jewelry store.' All of, 1 ese Fuses (are permitted, uses within`the eral c` . th Gen° Commercial zone. Since S.W. Cascade Boulevard,and Scholls I Ferry Road ,are a major ctor and an arterial, with ,the ��u aoseooing the Propost':d colle, er ial, resp ectivel v• map amendments is consistent purp of the General I' . - . .. . Commercial zone, which is to site uses adjacent to an arterial or ' major collector streets. ' g imens a e ire e, e r With regard to d' ion 1 rlqu' m nts within th • General Comnerci zone, we find thatlthe existingtbuilding and, al zone • . site development rester than the s pment comply wi l.h I appl icable requ standard's. Specifically, the width 45 f of w 5 .. lot `dth l as g 0 foOt min the g g areas re imumo �. existin building iS less than. .he maximum; the building on the site and ,paved ar present ''" percent site, w Within• . the maximum 85 percent. 80 ercent of the tel, ell a� 5 'I I I I • coverage for buildings s and imps i . � g 'ild�n andsca in �whichsisf�.neexcess. ofethetQ includes 20 percent 1 ` percent •f site. The' General c - � required 5 per -. .� . . commercial. - � es ablish yard z©ne of does t xce t where •th - The _ . . : Y; tbac�CS e p ,the ,zone shuts a I I . the case e, a .. ins O. re Since we �.onclu idea aboVe ¢lase her , w� cc setbacks are' met. sed u �'on the ab ndings, b residential zone. ince that is' n a I de the General Commercial' zone' are bet for � that the standards within ' the prop application I • osed as CONCLUSION N L) W 1 . I r. that the nati ,troth subject property ^ d � c I to a �lan We of cial and a designation ti•on of he cede on of he •Complies within • . ..•r r t . a . P real c p ,Commercial he applicable approval General, Commercial .. nations. criteria. Ther' Pp lg .r. . r. I P r efore we a rove e I p o case re es • sa302 I I I r I •' I • I 1 u • I I . :.,...•.-, .. .. •.•. .• ., •.I,• r. .i r. ., a...,, . .....•. .. „i-. .. . .,.I.,. ... wfaht + LEGIBILITY STRIP H S: O N 831N3D S53N;ISt18. `� V3dv 3115= A . .r CK %RIO N CW.FRD F E r A c ccS ia SE'RaIn C'J :A`FCJKEEI.R ►DN� 1 A�ER1 RANNOM JAMES fN Et i i EITILi Iaa ,L CIARENCE Ii.GREENWOOD MARK L HUMPHREY y, . RUSSELL M;FFC[E9LINB AN1JA G.MANY HAN , LAVYOFFICFS IiWL L.H HERN!ClC RODEICL'�..?RE41nN1•' 1 JAMES E.McCOBe KERRY M.SMITH'' . • . JOHN M,MCGU1GAN• GUY lA!!"�EYEA I T I , I I OF.MORAN . 1200 THE E CF CALIFORNIA TOWER OFCOUN]SE1. THOMAS K.O'HAUGHNESSY » 7D7 S.W.rVASH1NG`PON STREET GERALD H.ROBINSON JOHN D PICtb . w - PORTLAND,OREGON 972 I RICHARD N.11093E LE I I COUF43EL. : _ 1ELEPi0NE S/09 3gf,J�O � STEVEN P.!�L SCHELL wnounivcEFY r N F:eelacx.(��.(19891�e.ol . FACSIMILE(309)2244148 SUSANI J..WIDDER . ALSO ADM(I`IED IN WI3(NGIIM _ I � � I gJIlE1�ENlII�F�I I November r 6, 19911 T95-2 . . I Ron Pomeroy - . Planning Department City of Tigard - • . - 13125 S.W. Hall Boulevard 1 , Tigard, OR 97223 » . Refer ence: T. Michael & As sociates Ltd ./Comprehensive /Comprehensive Plan Amendment and Z one Change_ , Dear Ron: _ I Enclosed, as you requested, are 18 additional copies of rt we submitted application the ubmitted in support of our pp tion for a - . p amendment zone change. Also enclosed are comprehensive Lan ame dn�ent and, • 18 copies of proposed findings to support a city council decision I -- to approve our application. I M oul d a pp re ciate you making • appropriate distribution these for conSideration at the November 19 city council hearing. I If you have any questions, or if there is. Ian thinq else need, please^let me know. Thank you Your cooperation e and • You ssistance in this matter. u for l y . ve truly ours.�.. � I� ix _. �' yY r - I Stark Ackerm an . SA:l lw se363: I cc: Mr. John Wegxna . 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APPROVAL OF MINUTES - Commissioner Hawley moved and Commissioner Moore seconded to approve the minutes of the August 19th meeting. Notion passed by unanimous vote of Commissioners present, with Commissioners Saporta and Barber abstaining. • Commissioner Moore moved and Commissioner Saxton seconded to approve the Qminutes of the September Motion carried b y unanimous tember 23rd meeting. vote of Commissioners present. President Fyre abstained. • • 4. PLANNING COMMISSION COMMUNICATION Letters received pertaining to Item 5.2 on agenda to be discussed during the hearing. 5. PUBLIC HEARINGS 5.1 COMPREHENSIVE PLAN AMENDMENT` CPA 91.0004 ZONE CHANGE ZON 91-0007 T. MICHAEL AND ASSOCIATES, LTD. (NPO #2) A request for Comprehensive Plan = Amendment and Zone Change approval to change the designation of a 1 °11 • acre developed site from Light Industrial to General `al and a Zone Change from I P (Industrial Commercial - ust General l Commercial ).o LQCATION 9730 SW Cascade Blvd. rz a to Ge re a Cascade Boulevard, at Highway corner '1S1 SW 2700, tax lot 700) cc ghwheast7 (WCTM 1 Sl 27DD,ol l s Ferry Road and Northeast A 2A quasi-judicial char -judic APPLICABLE APPROVAL CRITERIA: q to the Compr ehen 5 y v e Pl an l a n M...a p and.... Zon O n. g`.. M a p may ' b e ,. f t h e chan ge can be found to be: a) consis nt with app cab e Plan policies; s , a nd b) a change of physical ci rcums tance s affecting the site occurred since the on i nal designation; or c) a was made in op original l and u se designation. The Planning Division staf f findstat Lu the following P1 an Policies, Sta tewide Planning Goals, and Commun ity Development Code standards a r e applicable to the request: ' Community Development Code Chapter 18 2 2,040 and 18.62 (C G zon i ng district); p ehn � � 1 n Policies 4:21 S 1.4� 7.1.2,17.2.� ' 7.4.4,i7.5.2, 7.6.1 , 8.1.1, 8l 3, and 12.2.1 and Statewide Planni ng Goals 9 & `12. • PLANNING COMMISSION MINUTE S . - oi�TOBER. 7; i 991 �' PAGE 1 • , ■ i . „ �! I. '' 'Senior Planner' Richard Bewersdorff displayed;a map 'showing the location , bed a borders n ro erties and ave •,. of the sub e►cf, ro rt . He descr�i a th 9 ' a bri of hi storypexpl ai ni ng, that the subject'property was: annexed Into - ' Ti gard'li n 1985. , He' advised that the .Industrial;designation was kept' ' - � s sre� a rov• . when,the property► eras annexed. He said i:aff wa commends n9 PP , al of the Zone Change. , 1 . TON PLI S PRESENTA I Ah CANT ' ' ' '' o Stark' Ackerman , an attorne 'with' Black Hel terl i ne 120tr Bank of , i y California Towe► .707 SW, Washington, 'Portland, 97205, stated he was , ' - representing'' applicants T. Michael and Assoc,iates,' Ltd. 'Ne talked about ' H. , the criteria'concerned and described ''the, parcel''•as an`island 'surrounded by Commercial properties. - o' Mary Dorman, a ,planning consul tant,'6181 NE'Alameda, Portland, reviewed ' ' . the designation and intended uses. She said, the amendment' would be ' ' - . • -. ' ' consistent with the surrounding property Commercial uses., She discussed ' ' . the change'i n circumstances' and the character' of the building,. noting ' that here ould ot be anononforming sew PUBLIC. TESTIMONY o ' There 'was no one signed up to speak on this item. -.• - , ' PUBLIC HEARING 'CLOSED • ' o ' Commissioner Tessler said' she agreed' that, the property was overlooked ' ' ti when consideration was given to the other properties. She .expressed ' ' - ' ' concern about traffic circulation inside' °the parking l at and at the • ' 1 - ' ` ' entrance. ' o Commissioner, Saporta agreed there, was a change' in circumstances that - . would necessitate a zone change. ' ,, o ' Commissioners Boone, Moore,, and Saxton stated they were in favor of the ' Ccmp Plan Amendment and the Zone Change. ' ' ' ' - '* Commissioner Barber moved and Commits ' �essle CPA 91�0004�anorward - ommendatio loner ve th'er secon ZON- • - tion carried by unanimons' voteoof Commissione ent. to the Council re - 91 0007. Mo � by rs present. , o. •' oc OP PLANNED DEVELOPMENT'YEW SDR 91- SITE 91-0013 Pi.I�N DEV - 5.2 SI DEVELOPMENT' REVIEW:0 A re uest far Si to Develo m n� l i ew and' D MENT �NE MENT PDR 91 0006' v, TRIAD © #6 Pl DEVELOPMENT SNP rove tment complex. o'n L , . pme , Rev' anned, Development ent R'evi ew approval 'of a 348 unit a�.ar F- TR EY PP P c . 2 acre. ro p e ' 27» �. 12: �P©) �Re p rty. ZONE: i al e .Planned P ent and R-25 (PD) (Res dententia25 units/acre Plan ® Development)e o OCATION: SW 1110S' 111851 Naeve.Street between S!i :ned i fi Highway and. SW' 1' 9t e WCTM 251 1 Pac i enu � nA � ;: , n� l OAC tax lots 600 900. and 2S1 1 ODB- tags 00 l D, ax lot y300 t ZS T00 00 ' - PPLICAB ROYAL RI. ...'.. : ommunit� Develo ent Code sections ..� 80 - s s lots q0 2 , � 1 ). A, ,. 18 55P' 18.80, I8 84A.1292, 18,,100, 18 18 Pm,. 18.32, 18:54, , 102, .1OG, PLANNING COMMISSION MINUTE ' OCTOBER',: ' I µ ER 7, 1991 PAGE 2' , . , •1 I i , i - I, . 1 T COMMISSION. 'ItOENDA ITRK 5'.1 .. S l�JPORT TO - PL NNI ZG J d i r • TIC,�ARD GZ�"JC' H�1L'L ToW1�I HRLL 13125 SF? +Ze BLVD. .t. • . TIGARD OREGON . b�.. A. �FAG' S • . . . ' - '''' ," '.': : '. : : :..„.•:: ''' ''',..:,' :',' ' .•.• .,':1 ''.'::::'':,:',','; •,. '„.' ' ::,,,,,::•1,'":,::'1"': .•:,.'",':'..",'':'''.. ., ',.,'„,...',,,,:, • . . I. r� I form tAn I I Geers�l n a 3. � ' • ' n ' ' , CASE: rehensivePlaa Amendment CPA 91-0004 / ZoneChange' SON 91-0007: . ' REQUEST=,' A request for approval of a Comprehansive Plan.Amendment from Light•Industrial to General" CoaVnarcial and a Zone.Change ,frost' : : ' ' I•-P, ('Industrial 'Park) to C44 (General Commercial) ' ' ' ZONING ABSIGNATIONa. I--P (Industrial Park) : ' '' ` APPLICANT: T. Michael &,AesociateaH Ltd. , :OWNER:, 'Same _ � • : . • 9200"B. Mi neral AveRnue Englewood,, CO 80112 : ' ' ' PBPRESENTA IVE s Black Helterline Law, Off ices► , '' , . Attn: Hr. Stark Ackerman . • 1200' The Bank":of California Tower' 707 SW Washington'Street ' Portl'and, OR 97205. - ' H ' ' ' ' ' : I - - LOCATION: '9370 SW Cascade Boulevard. Northeast Corner O€ ,SW Scholia, . - . r Ferry' Road, Cascade.Boulevard;at Highway:.217 (,WCTM, 1S1 27DD, ' '' tax lot 100) � . . 2. icinit „Informati on ' `. Ti ar -. ,. � Shape'± and abuts th d city' limits on s e east ra ndywet s des. iThe et side rof, the site is $ Y a y 217 and an. eac bordered tate Sid wagt2 0)ghborers 'the aireio i thetweet 'aide.'.„T . ..:Perry southern_ . - The portion' of the eii..ye. abuts SW Cascade Boulevard. 'Which, :functions 'as.'a .. ' frontage road to Hiyhway 217. • 3. Background Information- in�OCt �, o the C y gar: ober 19p6.",. The ��"� buf min' �had�� be�� c iet�� • p nt o g w en a on ru ed prior rase�� r ...�. nt ,ct i ' to: annexa � n and �w tfo bile Qr y ., n ( ) U .n •' ...ner ion, this situ wad zoned I. P' (Ind srialsia k). M has ' ' ' � � � � t inclue�tri�al z., .. � � Par„ ®n` � Cozen... • � te� � a�Znexat ThiQ s3 - sines been rimari i�nistrative services: There by ve been n n her pm ppl , ' P he y proresei ' Timed Pub 1 and. T� ... . �. , atio t cu ne ha o develo aunt a ® submittetx for this .sited H. • • _A ' 4. Site Information and..PrOposa1 .Description,, � le subs a"s- parse 3, F, P xi a atel l.i acres in si L d e v e wiah a tw o ®to ry, 256Q d ar' t �offi ee b u i ldi n 9• The f cent' n tr ' to ,both the wild ing an d the.pa rki ng area., a=e oriented. to SCI 'Cascade .. s AFF EFRT CPA 91-0004/Io N 91-00 07 T MI MICHAEL & SOC. P�G. . I I I . I i • , , - . i Boulevard.: The parking lot prov : ides a,total of 79 vehicle' parking epace8 ..,-` • • •. Wit thre of p f® � able3 peroon site cin s e pa cea . T he''parking area�' lighted and-.the balance of the i . ' . landeoaped ', Accege to 'the property ie 'provided by a 'single .driveway_ ' accessing' onto SW Cascade Boulevard.. ' ' 5 . en and Need is , c�C_._ Win_ The Rngineering pivision hag reviewed the proposal and, offers .the ' _ following,comments: � 'Tn g en er a 1, uses' allowed , in a C-p z a ne have thg„ potential'� for , • ,,greater traffic generation than then ueeo allowed,•i:n,�art .I-P zone.:'.,' - However,' for this 'particulatH parcel, we"do' not find the,..potentiai' ' ' ' for greater traf fic to' be a. concern. There are several, reasons for -,, , " ' ,this conclusion. ' ' . - -• - The'site ie, 'already fully developed., There io 'little.potential for' . ' ' epanio , nless the: eisting ,bildinad ring lot r - ' replaced.. Currently, 'the bu lding is.�used 'as ;an. office building. . - It is unlikely. that the' use of the upper portion,of,' the..building . ' • will change in the foreseeable future o Therefore, only a relatively'H , - , ' eiall' area is likely' to be changed. to, uses that ,would, generate greater traffic'. ' - • - • ' The site is small and. •severely 'constrained by street and ,highway . . - rights Of 'way on ale sides., ,, Ther© is AO' opportunity for expansion' or pi 1 traffic gsnerat .e property were other ro rties. Even .if th �y smaenin com arison to other commercial t on from the site �,rould lee' reiatiwel 1 developments.' subet ti Change,. use a or the to f si will r ire alto , - de�relo rent review (SLR . Uhder. pe 'yt SDR, the ttie would b use rtunit* -- . to review a cific ,traffic demands of proposed'. and,. to , • rewire appropriate mitigation of any H traf f is impacts.. Mitigation itional urn lanes t. then Bite ent to provide would likel include the_ w ling of Casrsasie alvd. . add a ra;��:�e and, at�.�the adjoining ': ' , : ' : - - intersection,;of` SW Cascade and SW SCholle ferry1foad. , ►ny widening of ' SW' Cascade' 'would ' tend, to (further restrict the d+evelopmcnt . , ' ` potential of the-site. ' • � : Engineering g Division concludes ,that 'there arse ' adequate re trictiOria in lace' to limit. tential future traffic' IZ. qu� m3ti' at on measure available to A dress. .otential future tra� .. a asee ,that might occur ae� at.result of ' see and ads ate -.. ths� a r cre potential. f f is i.n CC pp oval of this zone change., ' ' : ' n * .t.' . ' . . , Utilities. - J � The proposed zone chan g eie not`e cpe cted to'chan 98 thee service ne ed . 02 for utilities in .thee area. tu gteconun . end$tian `h The Engineerin g De arment as lido'. o b�ectio n t a the p=opoe Comprehensive F1 an !ndnen t arad Eon a Change. ST - AI�' R P F R8&'4 '� ,,o pi 9Z bQ04 24N l p�C� �� 9 7 �� T�. MI�ABLw' & ASSOC.> pig�� '• + •- -. / ' 1' .• � „ ,.I ' ', „ f ,1„ 1 a I ^ ¢1'I '• , . •!, � .. i , , - � Neighborhood Pl�ntring,Organization''�2, pity,.of Tigard Building,Division, , je Latin Va,:�l a are al Electric, City ',:off General hone and Electric; Portland, Gener • Beaverton, ey.'Fir d Rescue, 'have reviewed the'application, ' • and , • .have.,-offered no aoaanente or objections. • • No other codamenta re have been ceived . a. 'FINDINGS AND CONCLUSIONS ' '' ' , ' ' : '• : ' + - - , The relevant approval critoria in this case are Statewide Planning Goals ' • 9., and 12, 'Comprehensive Plan P of ic ie a 1.1.2, 4.2.1U5.1.4, 7.1.2, 7.2,1, . 7.4.4, 7.3.2, 7.6.1, 8.1.1, .8.1 3 , and 12.2.1 and' Cdmu t y velop k ant 'I Code Sections 18.22.040 (.A), ,and '10.62. _ Staff' conc_ude® t�t" the' P r ea1 • i® c o ne iSten t with t o applicable. Statewide planning co81a based u n the fall ow3ag f iedin s s • 1p Goal." 9 QB co. nomic Deve3.ogment) it met becau®e the Proposal, would . provide an 'opportunity. to enhance retail employment .opportunities • within the City. This, proposal will not affect vacant; land ' ' inventories .since the site is already'developed., '1. • 2. Goal„12 (Tranepertiation) is •satisfied because t he subject 'Site' `3s • ''provided with access to :a...Convenient' and -economic transportation e dtem. Th e is Iodated j Den t to jor transportation ortation corridors (Hi g hwa y 217 and o b Perry R a ) and a ma j'or Collector '•• (SW Cascade 'Boulevard) staff. has that t the ro po eed'Cam P reheneive ;Plan Amendment/Zone • Change is con s i®teat with ao licab a Conp re a eive Plan policies based ' 'upon' the findings noted belows ,” . 1• o i that rd. o a rove udicial amendment o b the r Plan, the city., met fine that the a cad e id Y g Circumstanc d h s ccurred since he original da a of licabie plan liciee, that Change O . physical •'' . t g g eei atioa, Y there.!,.:. ' . - is evidence 'of a' change in the neighborhood or cosnmunit which ' the a wad ( ) gn City cy that asmistak was Made in'the•original designation (Poli us1 1 , 1 find Implementation, Strategy 2; Community 'Development Code Section ' ' • -. • ' 18.,22.040, (A))....•' This Policy1will' be addressed' at the' end of this ' ' section. ' . -_F- 2.. Plan Policy 4.2.1 iii dati � be cause this,. bite. 'is a i rea d y • ' dev®lo�- Building and Site. strovemente e e avieaec f com plianc e With, applicable f ral et and regional water 'quality standards in e f f t 'at th• time of 4avelopnent� he pp s ed -,, ' reds sig natio n of th s n e f �n � al use � .ll n t reo u It . in si gnifica nt , bui di g o s .e t e aaodi ti D 8� ,n ch an9 es te ,. o per vious durface area shall be.rev . _ y n Qu f ed Sewer ags•lgency• � tor com p liance �#�h the Oreg o n Environmenta1 ality ds si en•,e ' rule r t he Tuna t i RivHaein, rcludin o the t reP a ati o . „ „ inp ierien tato f a nor- e t dourc e pollutin poer l p . ,, . proposed redesiOn a on woxld n of b y i tself, aff ect CoOpl Ian c a with u ppcy« w 'W n ot f . . re ires thelcit to e n®usw that ae comnerci ""� and'Indusal develo pme n shall not en craac h into ra•idea tiai acea r ,that. hate no t beendeei ateor cmercial use. , Th�o yla pcliy d o a c , 007 - T. MICA - l ® 3ABL 'e ASSC?�: PRGE' 3 STAF� giT F R$PO CPA 91-00+ 4/SON' 9 - ,, I � . - .. . • ^ • r L`� is not located wit hie or e' BUb act . `sf lad t�13 cause the'i.e ati Y P i adjacent.'to, a designated„ residential area. ;• , . 4. Po1 icfies 7.1.2►. 742.1, '7.4.4, 7.5.2, and 7.6.1.have 6 0 l.have Caen satisfied I et�t l 'served with *ono.current/y.because the Y i® and st sews .. � 'property Y services,, g , sanitary ormA sewer. This site is • ' ' already developed and La not Within'.the boundaries' of the 100-year ' .. floodplain or a designated area '.,of ground instability.: The r ested amendment will not `require ,any changes to the service e"froaa revs+ a . LS i h_ ',vi:�ibl � site b stela. Th i e Bevel sit ve s 9 Y deli r'Y Y . - ' ' , ' ' heavily traveled highways. Additiozlly,, all I service,providers halo, ' ' ' had the opportunity to Coam nt on this application and have offerer ' one. no',catmints or ob act i n 5. Plan Policy 8.1.1 requires a 9e and efficient street. and'�roadway , eyateon. This„policy .is eatiafied because this property'. fronts SW ' cascade Boulevard, a. major collector, and abuts two. State Highways , . g y Highway 210, SW'Scholls Perry Road)+. The. existing , • �: Hi hwa 2l7 and wig e the Minor increase in traffi , . to h is able to aecoaamioda dva pattern, . I rate ' • • ' ' volumes resulting frog an'approyal of this application: lief .ad as a co�nditf on saf a royal of 6 'Pharr Policy 8.1.3 will be. ®a PP ' any, future development or redevelopeOnt On the sito.' Completion of ' any necessary street improvements along the site's, frontages and/or' ' parking t modif icati o 'would devar ed by the . - . .. be fired to rie'inst redevelopment.all I-' • - developer, at the .time lopment or redevelo ` Engineering Division and affected reviewing agencies will -review any I . - . • . 1 i , , future development proposals ,for the site. u'. .' - 7. ,Plan'IPolicy, 12.2.1 (.General Commercial ;locational Criteria.).. The'' a licable location specified in" ,Chapter®o 12 H of the ' ' , PP al criter 1 e ompreheneive Plan are satisfied for the following • spacing and locat o nal 'Criteria regi3.re 'that' the commercial a. area shall not'"be surrounded by residential districts on more . _ an d within the wo e. ..e site iB an industrial. fish general' comma .. c to, " . aided.: T g . s on an Bide. . re al roninl zanin d y is g esign�tion and , not a a t N B�denti district b. to access iteria, r, e- � ) rop sed Area a 'Shall tot , create traffic con estionf or traffic safet '' qu 1),the p po shall ha' 4.. 2) the- I y_Prob , , . - mite tee"„direct access from a major Collector or , ' • . arterial ,'street; and' 3) I public transportation shall be available to, the site. ' lication 'will'' s The a +oval Of thie s pP s aP ult° in a , �I traffic ,volumei. The g P he e�cistin uildin �I noticeable change in g .. is used for pe es ow: An . traffic' ed 'Gen due t $rc a n n uses Could be D. iexpiacted:it viol ' thi Fop catkin would remove a umes, retail ee 1, s a� 1 i oval, � of. . eland from , surrounding I trial Peek ark i ,� ,. the. two lative�. emallal ' cent to y to ue l' Commterc3. • State 'Genera►' ,g area. • The sub. act,, ei s ad a , Via . E °Road arid hways (High e4-tsar( ®ac)e poul yard)sc hieect e Petty, ' addeea' is p o ided to SW Caette.0e Hoaulevard N y 'with thi a a ., licationm An ewe proposed PP driv n+ew w traffic 'voluae y - c-�G deeignatiO *Ill ,„be in accesses are ro /steed wi linos �.. eB� Lau this .� .� „ W negligible as,'mom wn his incrsase would,eglig o= into t sad b the n 1 uld be abl�orbed in he; her gaff is vo3.ui son Hi hwa 21`7 "mid in lle F .t much 'high 9 y y-y ,, Y availab p y g is ' Road. Additional) , transit service to the ex#stin development. I S'1,FP' RE 'ORT' CPA 9 0 . - �.-0, O04/20W01.0001 i- T» I1.ICHaSL & ASSOC I PAGt � ' I . I i r � m it .. �. ' ' '. ''' - ' ' '' . '' ' ' , „ , . , „ . .. , . .. . . . , , . , ■ , Lc al Criteria::C. gtion itera� also �rec�u3crea, twat the Site,be of`a size ' which can accommodate pro jected:uses Iand that'the Site'possaee ' high visibility. This criterion is satisfied-for the':1.11, , , . , acre site. The existing building-:sad .nib® iianproveciants' can adequately acco date a variety''of,,uses pie oaf tted �witfi the _ , . . , C-G (general ComMercial) Zoning district. This',site is also hi hl � g y visible from ad jaini;rq roadway and state highways. ' d. impact 'Anseeerent is determined by addrerssing the following ' criteria: •1)' the Deal® of th�a project, shall' be compatible I ' • . : ' with the surrounding,uses; 2) the site confl rationo shall be i,,, ' 9u such that the privacy Of adjacent non-Commuercial uses can be lmaintainerti 3)•it shall be possible to incorporate unigne site . features into ti a site design and develop nt plank and 4) the associated lightii,''noise and activities shall ,not ,interfere with adjoining non-commercial uses. This: Plan policy is satisfiedbecause, thelimpact to the surrounding: land need pis determined to be :negligible., I'The ' , ' ' , scale of the •present development on this site is compatible ' With the surrounding used. There are no residential zoning ' on all a des iaccomaear fa3. zoning Seel tf property Additionally,by g - 9 ionallY, • the applicant.states that the scale and design character of , • ' , the building will not be dramatically changed with the future I ' intended remodeling pf'the 'exist,ing' et cture. L ' I The following; provides an analysis concerning the Coaiprehensivve Plan, , . Volume 2, Polic 1.12, Implemetati on Sx trat e . 2; _ aa r lMista e' 'y e , The applicant,ntl st ates that the. ex act 'date of constru ction Of' the , � , n buildin g on�this site is not e own. Rowever, this building predates ' ' the 1985 City' `annexation date of this property 'ands as snob, was developed' to •Washington `County standards, under an industrials; designati0n (MAI). 'The applicant also states 'that several changed • in phyeieal circumstances have occurred, dince Waahiington County originall y l y applied ' an in dus ria 1 deli gnatio n to the sub ject , prg r . •• I . Staff recognizes one such,. physical , change on this 'site. The pp ates that y Tigar nded the Comprehensive , applicant et the Cit of 'd vine an lap and zoning designations across Cascade Boulevard from the acreecwad changed from Ind®tr a o flea„ Of the 8.2 property ( 80) The tesig a hang d . i„ l t Genera,4' CCmmercial. Levitz : • Furniture and To R Uts stores were later built on the property. • • • With approval o f that earlier amen dme nt, th a subject property was left, ad cnercf�►1 an lan ll�srtherI the, larger' land area in tarterialid th j property, g y, Sobolls retry interchanges • r Q ty Of id zoned and d'evel ene wa 217 e o the �3i h � � � � for q pal�coa�e�' Pe aZ uses, and the sub act e e a �r an s loeati apprrapriate for bight Industrial �; d . rci � property fe no long on ', development. � � , .. g When the suh j ect site wait' arms' hie C site was given ,g n e most closely at .. d a.n ftyr the � � � onin des, . . . . tot � � 9 i� anon which ;.. � the•.`effect �1 the Ti aWd z e� oti n. r `t' gt Co my toning desi n ` shed the, CO n' u �;�, •one ,chan atio 8over _� of t aehoua 8.... 9 � � .. a n on W occurr prewi , n acre a '� p had been ',oreated . he 2980 is t e 1 • ed and uses tern in whey the j Y that sting lan c use an Z P island surrounded by coaamerc al uses to would ,� pattern,rn d In a fact, - by ne s e had n created ppe a' that a f bee It a era C-t3 desgnatioxn would have beern , STAFF REPORT — CPA 91-0004/ZON! 91-0007 I,� TI ICAI' & S , ' PAGi 8 i n i e I 1i I , I' I V r P , M a more a pp o p riate d esi gnation when the pro pert initiall y r e eived . a City zone. n . Ih 8ical circumstance s Therefore, staff Contends that a change •in!P Y . . - . has occurred which ' make0 the, current 'i- ► zoning designation , • inappropriate for this bite. Staff also contends` that the zoning designation of this site should be:changed to C-G., .' dosed Comprehensive plan Amendment/Zone Change in consistent with F e based,, upon .'the ',findings applicable Coannunity Degelopcnent Code geetion ' ' noted below: . • Sec 8. tion 122.040 sets forth the Standards , and procedures. 'for amendments ' i . ( ' , .1.' , to the Zoning Map AO' follows:' ' A. A recommendation or :a decision to approve, approve with Conditions or to deny An application for' a quasi-judicial amendment shwa be based on all of the 'following:`standards: I. The applicable cosnpreh©naive plan policies and map designation and; the change will not 'adversely affect the health, 'safety . - and welfare of 'the community; ' 2. The 'statewide planning goals adopted under ,Oregon Revised Statues Chapter 197, until acknowledgement of 'the - - comprehensive plan and ordinances; - p ab of o dinars esion of`this' 'code or • 3. The applic le standards ' other applicable implementing r t 4. 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. (Ord. 89-06; Ord. 83-52) ' ' This ffect theshealth ie Satisfied an�-e the g unithecausa this situ is already developed,and has been occupied With uses'which are addition, as the C, yens ae„ zone. In pe�initted uses in ' -G,z well as'the present I-P vis h erei , t e pp • complies,: with the ' s own. h he • a hcation omp relevant provisions s of the.City' ' acknowledged Plan and Code. The, Under the of e a i change revieweofe 9 rehensive Plan, V lumen ,2 'Policy i hborhood, has alread -f P �P • 1.1.2, implementation Strategy 2.' ' Secti on 18.62 (General C onMercxal con t sine the Standar ds de for r the . General Co mmerci zone. T he subj ect s ts'meet B heee, irements, in that the minimum l of width f s greater than 50 feet,. the,exidtiftg the structure _ not exceed. 45 feet in height,the site Coverage is less than 85% „and pe g , 15 a. . y exi" g t1. does ca d area ie rester all , the,, u� � the Lando g gnetin ee ' ' are s-rn .tted uses within the General Comcnerefal z On. Li i� onin deal ati ' t '• . , ' • IQNS J C. OTHER CONSIBERAT ® A llowing considerations are not a� roval criteria' for this f finds that they are re.. ant' hie a Althou h, the . staff y approval and' been g g IL1 application, le t pp • -.� addressed as follows • n o I , n" involvement 1 � „i g . . 1. l rCitite � � it met because I. the Citg . adopted an involvement program which includes . ' de Plannin Goa � review of devela ent , a licati'ans b y ' " ' d follows a, citizen involy Pm pP y the Neighborhood Planning STAFF REPORT -' CPA, 91-0004/ZON 91-0007 .1. MICHa$I. & Assoc. , . . . c . . . .n d " A . w x 7 Y - Organization. '''=n addition, all public notice 'require ►tints have bSen met . - . � � 1 ' � �or"tha: subject `agpl�iCatian. �i: •• 1; , • ,, a•- ' 2.- • . Statewwide•Planning 'Goal 2 (Land, 'tiee `Planning) is,, eatisfied becsuee' the ' ' City hat "applied all applicable Statewide Planning Coale, ;City i she of P and wi asyw op a Code require nts re ive Plan polic;ie,n, and elO nt - . ew' this applications:' ts• discueoi upon adequate ' 1. findings .at diecuseed 'herein, � � . - 3. ,Plan. . Policy .1.1.1 is,' eatiaf iod. because the Comprehensive 'Plan ',is, -. - . conei.tent With the.Statewide.Planning Cloaks. 'This plan it kept current ..• I. ' With the nsede of ,'the comeunity through- being' opened periodicaily for ' necessary revisions and.:has been acknowledged. .. - _ 4. ,. Plan Policy 2.1.1: is eatirsfied because Neighborhood Planning Organisation. - • . #2, eurronading property owners and the general public were given notice - - of the public hearing related to this request at well ail.their opportunity - - • to Cptimont on the proposal. I ' ° • : , 5. Plan' Policy 5.1.1,is satisfied because this a lication would enhance the - . P'P dirsifis of cordi�ia`grtwnitvacant�landlf.nventc�ry c�oaipaf tedt�. ation econ de in.. The applicant states. le 19.90, the city of Tigard had approximately S9 vacant acres designated,for I •General Commercial develop** and..' 91 vacant : acres tdeeignated for Industrial Park development. The amendment will not° affect °vacant land i haracteristico ar � .. ; ocva f n of since c proper��property-Otis, already, Bevel P� co patent With ,; ori® o ver, the rp�nerhl ieo balance �ap�dent, and woulY rialvoda rtunitinal ' criteria for - co�nercial o rtunit undeveloped induct ppo es. �dditionally, the applicantetates. estimated 31% of persons working y ' within the Tigard �etudy.. area are employed in. the retail sector, a higher I• - - percentage than found in' Washington County at a. whole., Therefore, staff contends that the conversion of this tits from 1-P to C-G` - b sine stand job an o o rt itiee 'within the City: Additionally, since this would u�ait� . or other codme site is, developed,pez g � etri�al land� inrentorie will�not �ia� �� rtsnn fetin vacant indu - - affected. I 6. Plan Policy 8.,2.2,._pertaining to public transit is, satisfied because this • request provides` for,. the location of general,comeercia]. Uses in proximity to existing public transitways. : 7. itspecified Policy ' 1J Acriteria e. The loo l criteria in Cha P ter 12 of theCom P rehensiv Plan Ate-partially:, stisf ied I forthe I foloing reasons a 'w + a) This Policy requires: 1) the uses On l the site shall be buffered ' ial. areas to privacy and the eidential ,' • assure that riv aracterdoftthe area are ._.reserve. ' P locatedan as," or trod,: IX • co. .-_ rial 2 I• of be 'channeled p. p d on an arterial' IX g Collector a Th� not any collecto and that Indust traffic eha].1 ra residentiall. toned:district. .s site atisfi' hie' N through � � Dies � abut � ": d site not Cande either infringement © privacy upon, ' J or dive eion of traffic through,, any residentially;zoned dietri ts. - b) The site Shall` be of a site end Shapt,which will.provide for' the, 0 short and long r PP „Y .:.the sites nusual do of paths use. The existin i building are ant, stet i suit and e ,J , u oR u , :�d��tv th'e��ne®ds and f ra� e of tion a�n not, requi.reaaient � . ical f let apace buildin •e aru sit. I Y etr liar Typ ly, industrialor ge single�:��story with STAFF REPORT CPA ,91-0004/ZONN '91-0007 T. MXCHI 3L & ASSOC.� 0101k:1, I ' , I I r i .,,. . ... ti I x m. L 1.,a ,,, �. ,� .t•,,;'n I • • 1 - 1 r f n l,• 4Y , ) u.4 v- I' l :h A r. � , ' t , I , , t t , I 1 , 1 , loading ba s�'' Muoh Elf the recent `"bueinese parlr Q► relopeent'within it f i. 'd 'hack occurred within is veg -4-eotile?,patks;.which-are` _ , • • , � ;� the'�c y..of''�� gar. r � . . .a; develo ed '„'arid, ' naged °`to ':accaiamodate, �a range of industrial;; ' •, di ltrib�Lion, and.:office:.uses,,within ,a: planned campus*. '„ , �I . Thies site ,has been zoned z-P since 1985 d, Most.;of .the uses which; . ',S4have'occupied,this building could'be.;cla©eified 'as C-G ueiee ae,well lon 'ran i',aiew of>>this `aite.' ie that,„`'under e 3�taffs os. L ,:, CMS T P�.ue 4 g. ' ; , 'the. present�.I-P ,denignation, ''this propa?tyf may be developed with ;a ` . . ' ' ve l-P, use. A.;aaor .,. ve i zduetr a l ;development more inten®i vel ld�� n ati . wau•' fmp �a►cent c ' act. the,� ad �.ntenei _ � Y' � amnnercial, properties 1QOSe - � severely.than would,; ', fire' intensive;.C4:wee., Staff.' contende� that . ' ' the'..short range, as Well ae long range, ,uea:,of.: thin''site in more I' 4, • 1 : appropriately•that of C-kC ',rather.,tha.0 t-P. , ' The land, intended ;for development l haia am'' average. site . ,, 6e grade p c., tito ra h of' lens, thane , r that 'it can be demonstrated P x that through -engineering techniques all limitations`,to development - . - and' the provision of services .can :be mitigated. Thin policy iEl' , s l a isfied because th at li is site does, have. a grade ©f a s than � percent. d) ' .It, cans b • e demonstrated that associated 'lights noise .:and other ' • ,external affects will not interfere with the ;activities and uses on " ' surrounding properties. ;Thin policy .in ,satisfied because' they - .. , ' ' 'requested toning designation in the:,l Elaine°,.as found on alb. abutting , • ' properties. Therefore, the potential exer-nal of feats are 'the :same . , . an those possible on all abutting propertiesa.1. .. - D. • ' The` Pl vie acettw P g nei r and a o the Cat Cou�icil fork APPRO labnin r Qv a Plan Ame i� g Di � � forty Xeeg in ffndn ed®ent recoaen+endation t , CAeP . . - ' CPA 91,-0004 and Zone Change ZO T �91=0007 based upon 'the for o g g , • - ,, ^ Aemintant pl ' er I . r. I nn APPROVED 'BY:' Dick ,Bewre;:••brff ' ! sennior P' armor , 4 dec 9 0 b - spa l , . , J b , STAB R$,�RT i 'ICPA'g'1 f0 0 4E ZoN 91 AA07 T. ,1I CgAS L � T7 r PEGB • r i i i ' a _- - - - ' -- - - - _` . ` . • , • _ — . 5 to `, .' :, ' l.i 1 • - - - r - R - . . • . _ LEGIBILITY STRIP . . a u. - t - - - - --- • � _ ��- __ _ -___ __ — - — �, _ .—___. -_.- _ __ . _ _ - - �- _ ��_ _ _ - '_ I --Z - - - - - - - is -T I - - A RD ------ - ---:-.- - -' i__ 1 _. : ___ = 4 _,_ . . 4 _ , __ ____ . _G .•,.. __ __..,_ . _ _ _.„. . .___ , _ ___.. . ,.__ _t _ :._ . . ___ ,___ _ . ; tilt- .1_, -14._ l_ / _ •::_____-__ .. :4 ___ _ - = ---:_ :.-_ - ---_- - -_ ...., .... _ _ I./ _, :_, . ___ . 1__ ' . _ .... , .._ .... . _... ....,_________ . r__ _______ _ . 044 1 . 1 -- -CPA:-1.91111--0064-- - --'- - ' - -- = t ZON 1991-.=0007_- - -- - - - a = / I :I t 1 i / 1 SITS=AREA _ S t • --- - - --- l• 7 " . _--1:-__.,_-_r..--......_ -_:-__ - -_ -_/- - .*:::-..::::',,...--_-.0 ._ - -. -- -, ' •-'-__-___., _"_::..--—:7-_-_::_-__._.-,-::-,.. I SQUARE . - -- ; '-- s-- - ----- .-:-._-_-_ liP ,.. fF } � � t i l I I - - f -i • ' ___'. -: , )_-__,: - - . '-I _ --_--- .:_ _-_ - - - - - .-._ '.. .-.._ . '. `,-4:0.:e.'5:-,K,--ser.-.:,,,,,_ _- - -- . :77-MALL-H - - - - - - - - .t L t i s t ---' - -= • --.-•-' , .,: _'-'...-_,-..._,...-__,'.7 ..-..±.."--,':_-_==,-=',-.:..__-'. 34 35 , eust� is _ _ _ _ t1�i1N9 61 I�ft -..-_, ::,::_._..:"__..,_...,:___._,.. ` a i '''` _- _ - rn. - as - N _. Y fl __ _. . lir* i . . _ - - 71- --: '' _ --- - - - - : :: - --_ :, . -. .. --__ _'..":": _"_ _ ��, - - ` � yet . 1 . - i.t-----•----' 411°' ''eddi----------'----- ---- - - '-- - - - . - - - ' -- - • w • 1111 • i v REQUEST FOR COMMENTS, TO: . . ., ' 'DATE: Se umber 4 1991 , . FROM. Tigard Planning Departc�ent r RE: COMPREHENSIVE.PLAN 11�ENDMENT 91-0004 ZONE CHANGE sON 91; OQA7..,I ;' - T„-MXCHAEL'AN©AssociATES TD. , (NPO #2) '''''A';,request for a,Co Otehen©ive . 0 ' ''Plan Amendment 'and Zone Change approval to allow change, of .a.: 1.,11 acre `' ' ' site from Industrial Park to General Commercial and subsequent Zone Change ' ' ' for *'...P (Industrial Park) to C-G (General 'Co merciai). LONE: , 2,-P ' '•y ''. (Industrial Park) 'LOCATION:' Northeast Cornet of SW'Scholls Ferry'Road, , . ' ' Cascade Boulevard, and°Highway' 21T' (WCT'1 151 .270D : tax :lot 700) 0 ' ' Attached is the 'Site .Plan and' applicant's ,'statement for your review. ' From ' '' 'information supplied by 'various departments and. ..agencies. and 'from '.other '' ' ' ' information„available to our staff,,a report and recomendation will be prepared ” and a decision`will be rendered on the proposal in the near future If you Wish to conmtent on this application, we need your"comments by Seipt.. 16, 1991. ''' You .. ' , may,use the 'space provided bellow or attach a separate 'letter to return';your ' ''': . • ..coeitment0. If you are unable to respond by the above date* please phone the staff ' ' ' on0eants and confirm ,your coax rents 'in.writing a® . ' ' ' contact 'noted below with your c ' If l ou have an estions r , '� - ;. soon as pose�le. y x cpr, eq�ding , hie:matter, 'contact�writing. Tigard Planning Department,) PO Box 23397,' 13125 SN Hall Blvd., Tigard, OR 97223. PHONE: ' 639-4171.' ' STAFF Ron P onero Y ' PLEASE CHECK THE 'FOLLOWING ITEMS THAT APPLY: ' ' ' ' ' we have reviewed the'proposal and .have' no objections to' it.' a ' _ 0 Please contact . of' Our of f ice.' ' •', X Please' refer' to the enclosed letter. �- ---- Written Comments. i Q 0) ., .. , ,. , , Name 'iof Person Gosnmentin .a ... en ` Phone Number W , , ,• J bkm/CPA9,1--04.0km ' " 1111 � ' � � a I i P , , , 1111.,. . .:... ..,... .. . . . .. .. ,.. I . . .. ...,.. , . 1 I I • MEMORANDUM CITY OF TIGARD • TO: Ron n Pom ero v Assistant Planner September r 26 1991. • FROM: Randy Wooley, City Engineer SUBJECT: CPA 91-0004/,ZON 91-0007, T. Michael and Associates, Ltd. FINDINGS • . Traffic: In general, uses allowed in a C-G zone have the potential for ,2 greater traffic generation than the uses allowed in a I-P zone. However, for this particular ar parcel, we do not find potential ' this � ul the poten, for greater traffic to be a concern. There are several reasons for this conclusion. The site is already fully developed. There is little potential for expansion, unless the existing building and ark'in lot are g parking replaced. Currently, the building is used as an office building. - It is unlikely will change in the the future. Therefore,r the building '. pl that t use of the upper portion of ng . ere"v ore, only a likely ' changed relatively small area is ed to uses that would .. . Y to be an g a generate greater traffic. ' I The site is small and severely constrained by street and highway rights of way on all sides. There is no opportunity for, expansion or combination with other properties. Even if, the property were would be relatively small l traffic generation from. the site otally redeveloped, the he poten tia traf Y a l in comparison to other commercial developments. •-' Any su bs, tanti al c:, ha n ge it use S require site ite develo pm ent review (SDR) . Under DR, there be an opportunity 00 to review specific traffic dem ands of the proposed use and a t require appropriate mitigation��g at� n any impacts. Mitigation - would likely include w i d en ing of C de Bly d to provide v 1 de a dditional turn lanes at the site entrancen� � ahe adjoining ,intersection. Any widening of Cascade would tend to further CO the hedevel o development potential of th e site. • Therefore, we conclude that there are e' adequate r es tr i, ct i on q s in place to limit future traffic increases and adequate mitigation me asures available to ad dre ss p otential f uture traffic _ increases that Might occur as a result of the zone change. Utilities: The proposed zone, change e �. p P s not expected to chin for utilities i utilities p change the service need in the area , • . L' s. . .' . . . , . ,,, , , . ,,. . ,.., , . „ . ., . . ,. ., . „ .1 , , . . . . . . 1 ..,. .. . . . , ,. .,. . . . , . , , . , • • ' 1 NN TT :A.iiIS1 ,CRW fe RIG. T,` . o ATRNEYS AT LA�h'. HALLOW k v allrr BUILDING RECEIVED'PI INNIN 17'27 NW YEIoyt Strom ' I I I r • T HONE (503)•om-4402 `c '- P ;� -, 5EP,1`8 `99 ' 6'Y[1!\e'(503):243=2944 I r + r. • i DATE: September 16, 1991 , Y - , , n •� . e s orf Seni or Pl annex TO: Dick Bew r d f . , Jerry 'Offeri Associate Planner ' ' ' 'I I ',City of' Tigard Y e - FROM. Michael C. Robinson City Attorney■s Office , ' reviewed Attorney y Stark A:kerman's letter' of 'Se-,tember 12th ' Iha and his suggested revisions to the 'Notice of Public Hearing on the . a .plication b T. & 'Associates. I 'have also reviewed the ' P �' Michael draft a of this p ubl city., have' ' t T h no is p c hear ng prepared, by, the G •` .ve • • - ',the 'following' comments: ' 1 0 I I - lan' policies.' '71 .2.3.; '' 1 to is that ,comprehensive: 7.4'appears,, and 8 m aye be appr©val criteria because of the .1 3 . m 1 'defin ion velo��;ment, •,contained y . it' of Nde p " fined' in thee Tigard +Communit I • - - - pment C pp makes :material l change� , 8 Therefore t in application es a ma is De ,:"of the .. ode.,, This. �, + the use construed as 'a licable• at this sta , lance. here' plait policies 'could, be PP gee 2. o c of C r�tents of .TOt I, 1 A. 'e-c •t. d t -o s ea oo d ,g I • a. Under the holdin o F= - g f Niss'��.��5 v. Yamh �,�Q.l, T�'UeA ,Ito. , I II ` r 1 ice of pub�:3c h , +� 9U 050, Novembe 3, 1990, a not.' sexing 'is: : ' L . .. . . r cyu• p a :general, ri�» g . , . 1 e�cplanat�on Qt, ;tne +�ht l� I ' e fired to ro�tide .. evidentiar that the suan r of the ini , y to r � record t to ` t e est o ,, hearing rem „� qu re t al � 9 open P� e o be a �men � h �►asl , I ' - ain o en ilr oRS '197.�� c interpreted 'this notic t ' require t of, II ORS ' • w ' 131 ' 63,(3) (J) ("Include a' genera explanation cif ;the , , requirements, for submission timon ` and the W' f I o te9 I ' procedure 'I f or conduct of hearings."); 'I think) that d tie draft not` could bbe revised , lce' s bnclu+ale the folownc 1 have taken thf s f r o m 1 Mr ' Aki:srmocn'n , opo sed I I ' language) . i i I , • I 5'd ..� � � i � I I 1 i ) • r y� I ' : : �� I. , ',ry'„ 1f P,yl W.,'1 1 11'' ' 1 :4,jM I'"Ii 4• n 11 I I I '- a . 1 1. I .l I , I t' • 1 W, i `t l n 1 4 and r, ,,.,i�� .., 'i I .,,i• . .; .., i,.. ','.1„, , ,,..., r x a,i, „• .,,,. ,., ., ..,,.. ,.li .• , .,I�..,,,,,, , ..-. .J ,.,r„ w ,,,. r N4!V I.. .o• Y ..µ `. o + - n y I,.,y ',. 1 � I!• viC f~, " � 1 Ik 'it. i r �., I n ry, C- ( 1 „ ' c .r* , I .4'+ a ry 1 RAM1S, C. W..` , r- . 1 .• - Memo,,rre:, Appi;ication' by,',T `;,I Iichael lI & Associates Ia - Se ��tember�116' �» . r 1 'Page Z .r.^ Y The P Tannin � ' 1 0 j ai • ssion may cont�n�,�� thQ public• hear3.ng to ,another meeting to obt*i"!' 'additiona . informatiaon, or close Y the 'public hearing and tak e ' ,actionI ow., the apt pl icatio n. �,If, a pe rson s� ub m its evi e rce,�� n ®e PP o rt��of, the`;� �lica tori leap' th 8n. �0 ' .I " - � days before.. the evdeatia ry heari ng, any ppar y is ,. '-entitled. 'Of the ,hearing'.' ` LUnless• - . there is a,co etinarice,,,if a•par ticipant.,so requests before .the. concluaion of , the.� ,initial. ' evidentiary. • I .hearing; -ttee record shall reaaai:n open for : 't.. least , ' - � ' ' 7 days after the hearing.�" i do d not �thi�;k t �a 1 that Via, ec n esa ar to r@t wr� to y i, all „af - ---- b '„ this portion of the Notice' as see . _ � � ��. �e of pub o��Hearing g•5es;red . • - H. ' :by Mr'.. Ackerman.- ' I I - ' .I ?I ' : s r B. ' I' ac ree with Mr. ACkermani'f ecommendation: ,that. the. ara M n discussing �tkae: . e should ' • b rai � � d� to • it” issue . .'specify thatrth�.s v paceclodes an ,appeal: tQ th�Lard� t�s.e . ' ' . ' Board of Appeals." ' „ ' ,' ' ' : Please, call 'me so' that we .can discus this.: I , ^ I I I , Original Memorandutft. '.tort''...'. pity ©f Tigard., I I I Copy City of Tigard/Community, 'Development File' 1. J I 1 ELI J Midw 4.,wl �� A 9/1.61/91 � �� 1 I x '1 1�' 11 i t y I' ' � I r TM r a„ hl �.y. u u w 1 ,, , r r IS� • n P I a,f r1 'r r' 1 I a „ , I c t e C� i a t I+ I I 19I 1 , ,, I E 1 '�, III 1 kl 'r, y„ t <i V Ir 4HV j tp.,, I I 4 I ' u' I I S�� i�t a n r T OFD fir, a m µ�x'�' trl�n•.rf i, n - + • Q'- - .. •„a , ..aa �,.r ,.r..s ,.•.'usfA. ,F,AS,:.4.uaw.. was awt . n r. w "...",‘••',,,-",,,-,:',....,"''''''.'''''',"i''''''''',',,',,,',',"," •;;;,‘".',",',,',..,..:;',,,,‘,, , , ,, . ,4',"'., ."-,,,14.-:-',...,;4.,'.!,.`":;,-'1;i.,i1....,..',"-;'-':','(,"ti,,i),."4:':d.,,',1;i'!,,".,'",;;"•;" •,;','''.':'''''::'r:..I':;'1;:::i:»,';';4'' i''F ','''''i'j!''')''if('',iI',i':i'''':4ri 'b-t: '4ii,ttiie..iNel 'tl'gO":tfj4..g''', ,'',''.,r',,,':'_IY.-'.':''4: ':'''',.''!T,-'',':":!lr,.','',ZrW,F'''''. ',!:'-:'.:;Nl!"',4'..',''.'.''I','. Y,''.'',;''''':"',.'-',' '',".. lb - •• " ' '' "'"';''''' "'-'" ''"'''''' '',,"" -''''.'' 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'■',, ' ' ' ":• :' ' •'' , 4....,:4,,''?'',‘'.14,,,",,,'':,'..:::,:4'''',7:' ,i,',•:,:•.''':''I'.'''•;','",:'''"4,::,'''',,::•':,'•4': i'," .:'‘••."..,":"'' '',,•','•,':',:r.` ",'''''''.,:.'",.-..",:,':,'.',',',: :',4,,,."",,•"",:•:;';',',.''''..,'„:•. ,:'"',',.'H,'i'''':,'":1, . ,. - . • _. , ' .... . . . . .. .. • • • . •, • .•,.•,.,•••. • " .,. , • :" . . ,.,, , •, .. . ,•• • , • ., 1 . , . 1 , . ' - •.- 1,. , ., ,- .,. ,,,. , .r,. , .. , , ,, ,,, ,,, , .., , „,,.,, „,„, , .. ' •-.. *... . ', ' . , ,E■Atits' , •" ''September ', 2,, 1991: •-•,' ' ',;, ., .'',:' ,, ',,,,,,,,,,,, ',,.H::- , ', ' , ,, „: y.,- ,,,,„-,''. • ',',',,,,,.' ','',,,, ',',,,"' ,, , , '' ,'...','''',,,,,',H - r".• - : . ' ' , ' , ' TO ' ', .. „,mr,. Jerry Offsr, , : , ',,,' ,, ..,' ,, ,.- , ,,',-;:, ,,.,,i,h,,, 'HI,.,,..::.,,„ ..;,., ‘,„ ,_ ., - , ,,,,,•,,,,,,,:,,, ,.,,,, ,,.,, ,.., Citycif Tigard ,: ' , :, ,, , ., , • ', ;': , . :. ,'.,,, ,:,:.i,',,,, ,,,,,,:::„ . , ,:„ .,,,,, ,:,, ,,,r,,,,,, ,,, „.,,,,,„,,,,, ,,,,r ,,,,,., , , ,,,,, • -, . , . tjA3C 'NO.'t' , 684-7297', '''''''' , ' . ' ' , ,,,, ,, „ ' , • , .,,,, , : , -, , . '.' ,,,,,,', ,,,,,,,,., , ,-, , ..,H :.,, ,, , , ,,, , , ‘ ,., • .-- , ' '' h ,,,' '• iritoits , ' 1, ,Statk Ackerman, •Es,:Aci. , - -T.'ir ' '' : : •':''''' 1, 1(010111111' Or ,,,Aillika tINC/4171)ING ,TMII0 illthliONITTAL',,S11,111T) :'', ' 7', , - D3ctritElyrt.,,,b1ISCRIPTIOWs Letter,, Revised No4Ofp# ',14,,e4;i11,061, tieat., idit, . „ .,s 1 , CLIENTI/cAlis :T., Stchasx',,t Assoc4atog Ltd*/Zon4B.,,Chap , . . , . • . . ., O l i i e i l t i r A t i NIWIZED$', • „'' YES.,......... ,', ,, ' NO., ., • .4 .. '• ••■■ , ' ,, ,, , , .., .. •'" .:. , ,,1 ■ , „ , , If yekli. do: not Icitia„ilet 'th' .01' 'Ittlitill Et' V, of ,pageo,,i,i)64:01- *.larc,14,, ..pt.,,,,At' t4‘1.tili are, not,, roceivod-plo4rly, pleas. tan, 48 ,ittplAdifki )tr..,14 ,1 ': ,(803): 224,7,656O,,,:' ', i,kkigitlk, ypt:,, ,i,.,,,: ,, , ,, , ,' , : ' ', , ,,,H,,' . ' ,:,,, , ,,,,,,, ,,,,, , ..',' , ,,, -,,: .„',,,' ,•;',,,, 1 . , . • „ , ,, . . , 1 • . : . , , , • . • ,. , , , , . , ' TIME 'SENT: ' 5:50 p.,,,,m,.' '• - • ,,,, ,,,' ',, , ,,' OPERATOR: Iii$,;: Worthington „ . , , •, .,. , ' ' ' ' . ' ' ' ":' ' ' '''r ' — , , , , , • . • , , , , • , , , , , , • , , , . , , , . ' , , , , .,„ ., , , •,, , „ , , , ,, •, , , .. , ,, , ,, , ,, , ,,, ., .„, . ,• ., „ - , ,,,,,, ",, ,,, , '''(!:',',:',,,i11,.',';',!;',.'''-,,l''.,,,,,:;;;:"..',,i''...',..,,',,,,',',,,''',':',,.''''„',:,!,'''.:1,',°.:;,:...,,,'4 ,.. . - , 3EP 12 '91 17:41 BLACK HELTERLI 503224614A P.2 10 fa , . _ - • . --. . , • _. Mau 'awn Alled STALK AEXINUAN � K Ni,$M MGARTNRR Y1tc$NT GIiGC )T UTE £C J.miIADiD. - NE ammo,Ht WWOD R MMLTL1Z Mn R.I1MPBUY ANI A O.MM$HAN' IAw,'— B L MRUQANI NOWT J.!ATON, - JAWS G.McCou 1fzR#1f—klitHAEL O.MOW J4 a 11ocU1c V O J.1t77 STIR " t�00 TNt RANK CAU NN T�WEA Tll WSIL tYSiIiAIICKNE*1t -- zos.w WASHINGTON STRUT MUD H AONNKIN JOHN O O PORTLAND,OREGON 97203 ' Tea m N.a I1* _ - . . f1/1D P.$OV HA*Y*Y N.YLk.Cx(iM! =arum t we)MAN STEVEN L KAU soaus t WA,SR.MO DOME DOM Mall SUSAN J,WIDDE* 7M10 AE*UmD IN INiNINGI ON 0111 TUX NsEMR% • ' September 12, 1991 795-2 .. • VIA FADS EMI 1► Mr. Jerry Offer -- Planning Department City of Tigard 13125 S.W. Hall Boulevard .-/y Tigard, Oregon 97223 Y B�ference: T t Fiche, & Atss.Oci .Lath . ��. �.�� Dear Jerry: - , Enclosed is a suggested revision to the lower portion • . of the draft Notice of Public. Hearing that you sent me. I have included a redlined version of my revision to highlight the - - chsn ges I am suggesting. I am also sending a copy to Mike Robinson, and have discussed this generally with him. - - - Changes you might want to note: F 1. Ap , l x muna Critgtig. m discussion. it is better to leave in thetrr ,. 7.2.1, ' Z this i Since this e,referenlsato with Mika application may 1- - §§ 7 4.4 and 8.1.3. a lication ma "development', within the broad definition of the c ode, these LL gu ly. Even if they do not, there is less risk sections ar ably app c of remand if they are included in the notice ao y. 2 sa�n5�� Ptee csdU E� I have added ed a n additional t: paragraph describing the general procedures f or the co nduct of , -11 hearings, required not ® g � � ed t►y��►R3 19 .�.. If process, you Should co hearer.. ` .7 f 3(3 .� I f 1 have CD accurately f x y it = ' Vision to r4' tee 'use LUBA has interpreted this r4 . d+a�cr�.b+ed parts �o your �t�aring , r�uld � Correct � � �of a �patty's entitlement t to a� continuance'qu e� even' �� i4.. �� :. _ � � �mans (see� I� u�i*�' �*. �Yarrth.�2 1 f �he. the descri entit� n � a hearing under certain situat' ( iSS� ' county, LUBA No 90-050, November 13, 1990, page- 8. - I , _ r • _ $ - . .. r DER 12 '91 7�:X12EL C14* HELTERL I NE 5032 6148 • f I . f• II r r r r ^r • , I , .I• 'Offer I v r 4 ' 3 peal Etta is I have revised the refersrtoe to - t _ a �ea� rights to More 'd�.r�►atl�, follow the requirements o� p • • ORS',197.761(2) (e) , particularly.,that tho rai it nr wa .ve t requirements only preclude an appeal •to Lu .on the particular, issue that is not raised. •(See '?her ta.�len r. `�C. tg'o Ask1end, LURk No. 90-102', November 5, 19904) . I will call ou on 1onda to diacilisls any quest .ona. you , night have and decide on A final' version of thin for:mailing on ' Tuese a►y. ' - p • � w'srrir truly Your, I , , St r3c Ackerman s SAllw EnoloaUre+s I , cc: Michael Robinson, Esq. (w/erclu.) • ac I... to ILI I , . I • a I h• .."�'•� 'I �' � ' � I �: _y � Iii , M1 , t ' Y I {� i I I • , SEP 12 '91 17:42 BLACK HELTERLINE 503224614E P.4 a , , . . , : .. . • . . ( 1 . . 0. . . . , ... . suggested Revision to Public Notice (Top Portion Unchanged) • LOCATION: 9730 SW Cascade Boulevard (northeast corner of SW . SCholls Ferry Road and Cascada Boulevard, at Highway . • r - - • 217) (WCTM IS1 27DD, tax lot 700) SEE ACHEQ_, �• APPLICABLE APPROVAL CRITERIA: A quasi-judicial change to the Comprehensive Plan Map and Zoning Map may be approved if the requested change can be found to be: a) consistent with ' • • a plic0)1e Plan policies; and b) a change of physical . c1rcumttancess affecting the site has occurred since the original • _- . designation; or c) a Mistake was made in the original land use designation. The Planning Division staff finds that the following Plan Policies, Statewide Planning Goals, and Community Development . Cede standards are applicable to the request: Community velopm+ent Code' Chapter 18.22.040 and 18.62 (C-'G zoning • district) ; Gomprehez ive Plan POi ivies 4.2.1, 5.1.4, 7.1.2i . 7 .2.1, 7.4.4, 7.5.2, 7,.6.1, 8.1.1, 8.1.3 & 12.2.1; Statewide . Planning Goals 9 & 12. THE COMMISSION'S REVIEW IS FOR Z IE, PURPOSE OF MARING A C0 .. COUNCIL, ON THE REQUEST. THE CITY n• RECOMMENDATION TO THE CITY CO . COUNCIL WILL ALSO CONDUCT A HEARING ON THE REQUEST PRIOR TO NAEIA A. DECISION' ON TCE PROPOSAL. ..� � HATTER WILY, BE CONDUCTED ROP4CORDAI+D'TMiE PUBLIC HRAR�Y�IGS ON THIS UCTED I�1 ' ACCORDANCE WITH THE RULES OF CHAPTE - R x.8.32 OF COMMUNITY DEYEL01lENT CODE ANI� RULES OF CITY' , ADOPTED RULESY02'THE TIGARD COUNCIL AND AVAILABLE AT CITY C NCIL i , ' PROCEDURE SET FORTH IN 'CHAPTER, 18.30. oe , ANYONE WISHING ... TESTIMONY ON THSs� pRP4SED EF OCT ION MAx o SO IN' WRITING PRIOR TO OR AT THE PUBLIC HEARING. Y BE PRESENTED AT HE PUBLIC HEARING.Y N T T ° R,� TESTIMONY G.. A E_P NTED HfEI `G, THE PLANNING COMMISSION WILL. RECEIVE' A STAFF REPORT PRESENTATI O N ... . N THE PUBLIC CN FROM TlH' CI CANNER f TESTIMONY.TY G; AND INVITE BOTH ORAL AND ,W ITTEN � OPEN CD PLANNING COMMISSION MAY CONTINUE,E THE PUBN RING. THE �tN STI ANOTHER. . sw ' MEETING TO OBTAIN ADDITI ... NG COMMI OVAL I�1F`aRNAT7�QN�IOR�C?.�OSE�TI3E PUBLIC `�� _ A TIO IF ...RSO. NEARING APPLICATION G IN SUPPORT OFNTHE APPI AFTER SEPTEMBER x:99 Y AF'rE�� .ER 1��.U�fI�� N a A FE N t� 'EVIDENCE I . ON 1., ANY FAR,. S ENTITLED TO A C �'IN�T�NGE. OF TIDE �IEA�tIN'G��. . � PARTY I�� LE�. E t IF A PARTICIPANT SO REQUESTS BEFORE TH A E OP THE INITIAL EVIDENTIARY HR/HG THE �. RECORD S�1ALL AN REMA I N OPEN FOR, AT LEAST SEVER, DAYS A T ER THE HEAING. . .. ,. i E E ''91 2.7.4 BLACK;.I-ELTERLIN� 5 32246148 , :,, t , 'I3`NA c'T D$DE$, .D CO MN PIYS N S�9TET�CE D `THB..`ST�T0I9D�E 'REQUEST, prRCM THE DEV 'E P LL+CO�1NR�IfTINER G „ ].G tCA � TIGtRD ; 4 _ RECOMMENDATIONS FOR APPROVAL L Oft' DISAPPROVAL ON MI BASED ;UPON;'sxtSE CRITNRIA . D;,TREE CRITERIA, • RELATING' TO ,�� T H 'THE REQUEST PEriTAIN SPECIFICALLY' TO:'.T.#4 APPLICABLE CRITERIA STED PO ifAtIittRL TO RAISE AN ISSUE IN 'PERSON' OR :HY LE'. TER A 8 INT P IOR ' .THE CLOSE OF THE FINAL iIDENTIl1RY IE1 RING s N'r THH REQUEST FAILURE LURE .TO PRO V IC E SUFFICIENT P SPECIFICITY TC DECISION NAR AN OPPORTUNITY RESON� I T&O S PRECLUDES APPEAL TO THE STD USE BOARD OF APPEALS' . 'AEFD F Ot�RPTD; TH&T ISSUN r AID � DEgASiT� ARE�� CQ��B�E INSPECTION AT TEE PLANNING N FILE 'il'� NC� O �COPIES:DOCUMENTS I ' ABOVE- ED h' OBTAINED FOR TEN CENTS' PER PAGE A G �E:�� AT� LEAST SEVEN'..�i'�'S� PRIOR�,��TO� RE 'BE THE��HFARING,� A COPY OF THE STAFF � AT� W%LL� �� ''V'ri1IIAH3�E FOR :.. INSPECTION AT NO COST, OR A COPY CM BE ()STAINED FOR TEN CENTS PER PAGE. FOR FURTHER � PLEASE CO LA►N'N�NG��©R�CC# R"'INFORMATION � �EABE NTACT � .P AR�,'MEN�' �►"T� ' ARD, � NTACT' 639.41/1• �.IGARC+ CITY�HALL, 71„ 125 �SW, HALL �HO Imo` � � � YOUR NEIGHBORHOOD PLANNING ORGANIZATIOR (NPO) #2 CHAIRPERSON o ED DUFFIELD PHONE NUMBER'' 08434 I • t ' .-: .,. . , SEP 12 '91 17:43 ELAC< HELTERLINE 5032248148 P, . 40 ..., ...-,,, ,,..... • .. , . . , ,. . .... ... , . ... .. . ; . . . , , • . .._ • _ Suggested ,Revision to Public Notice . , (Top Portion UnChanged) _ - .: , . , . : . - LOCATION: ' .-.Arli .,.:4:10;NN''-':.;.,.'4ir.:::,17.1*'7:11:. ';,;,.A.Inortheast corner of SW - 4(.0 -;srVemai-:aPi.A4-filidade Boulevard, at Highway ' -.. • - 217 (WCTM' 1S1 27DD, tax, lot 700) SEE ATTACHED MAP, ... - • ' • . APPLICABLE, APPROVAL CRITERIA: A quasi-judicial change to the -. ” Comprehensive Plan Map and Zoning Map may be approved if the . . 1 ,,, . requested Change can be found to be: a) consistent with . . . .. . applicable Plan policies; and b) a change of physical •., • , , circumstances affecting the Site has occurred since the original . .,. ..; made designation; or C) a mistake was in the original land use.::4 : . designation. . I . ' w . . The Planning Division staff finds that the foiloWing Plan - . . ., „ Policies, Statewide Planning Goalt, and Community Development - • . . Code standards are applicable, to the request: Community , _ . Development Code Chapter tOIONOVaba44 18.62 (C-G zoning .. . .. . • distriot) ; Comprehensive Plaii.tsoriaises14 4 a 2,it-811-1-i+- 5 1.4 1 . , • _ • , 7. 1.2, 7.2.1, 7.4.4, 7.5.20 7.6.1, 8.1.1, 8 12.2.17-4 .1.3. - . • • • ,...NO.•0: . .., - 12.3.1; Statewide Planning Goals 9 & 12. . , . , • - - THE COMMISSION'S REVIEW IS FOR THE PURPOSE OF MAKIN A • .,, - RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST, THE CITY • . . , , - ... COUNCIL WILL ALSO CONDUCT A HEARING ON THE REQUEST PRIOR TO , ,. MAKING A DECISION ON THE PROPOSAL. THE PUBLIC HEARINGS ON THIS .. . . . , MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE BOLES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF ..., • PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT - , • ;.., r' •' ' CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ,,,• , , . . .. . .. . . , . . . . . .„, •• 4-. , :,,,..: :..'48 1-''' 41.104`c : 01,4.1111. , . ., ,,,• --,.. - 0 .00 .„..Tox*.., . .,. , , X.''-'-^711,11 .-"totoegg.lyoltriatatrt#4,1%tookeiot , . ,,q:'.,di. KO , lx•41r1645,,,414 :WV••• 44.44 : •:. ••••,••• i.W■cr. 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S.,. .4'.'ONLY.■'..'... 241.. 7_.8 BEARING IS INPORTAIT, THAT: COWENTB• ;4T .TTF0 TO 712:REQUEST„,.''-',:',,':."....:;,,•,'''''''.'.,::I:.',L,'''•',' :,:'::•:,'' ',':.':',':,..,'','„:, ,,,:,::-.,:•,...., .„ .,.._• ., •,.._...:1,,-... PERTAIN 'SPECIFICALLY TO THE APPLICABLE PRITERIA LISTED. ::..,,., .:..:.... .. ; ,.., .,„. , • _ FAILURE TO .:.NAIst.'lio.-.x0spil:. IN .pbri‘s.i;)N:..OR-HFir:•I'LTT . ••.....: , .. ..,..;: ' •,. ..,,:; ;,„ : , : ,•:,',..1 ;,,;;,::.;'.•,,,,.,;!H, . ;- .• ''' . '. ' .' ' PRIOR THE ',:CLOSE• .or.•'..11113:''...FINAL":ENirir)ENTIiw,.,.HICARING:,ON. 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' :•,' ' ,',,:',, ',,,,' , -,ALL DOCUMENTS IN .THE .ABOVENOTED.,,VILE.-tam, ,.. .:..,:AvAxuk,. .7ix ..vp .' „,...H.,•., .....,.. .',, , ,.,,,•.',,- ,. . INSPECTION ,4* ;7:7';,'•-,'.t;.:6i. 4,,',':.;;T::...k(,:`,.:-..i.:3-;,••:...'..1.,.::::::;'::',:i 7,'.1f' 'T NO COST OR COPIES CAN BE .*.•. . ,,:. - :' ,. ''' :,;' ” •.,,,,,.. ' .{,..'*f.,i ....,•-.,,, 2 ,....ot,-(,-.),-;cr,?,,-- •''''..',..,...v.r.4^.,- :-.1-',...... , _ ' ' '• OBTAINED FO SEVEN DAYS.pks.-,oRI.stntr:,,TO 7.. .— C .- - 7 ' ' .. THE HEARING, 'A •COPY OF THE STAFF REPORT WILL BE :AVAILA!BLE•'r.91;. , .. • ' '. '. ,:i . :i' H'I.:, INSPECTION AT NO -COST,. OR•,,A COPY di41. BE OBTAINED .FOR*:TEN', CENTp:, " .'• ' ' ,, '....,....:, :. • . . - ,' ,.. . , .. 1 : . 1. , , , .•. _ „ .. ., , . . : , _ . . FOR FURTHER INFORMATION PLICASE. CONCT: THE, PL: NANNO.DEpAtt0:010:::..:AT : :,, 1: ,•.,,,H ,' 630.4.4171,- ,,TIOARD 'CITY HALL, SW HALL' BOULEVARD, otalc9NT?0,;,:: .,. ..... YOUR. NEIGHBORHOOD :PLANNING ORGANIZATION (NPO) #;', " . I I I, ;; •I I 44 , I 1: : • • : I ,,.1 , ■ ■. ; ... , ; • I I • • I 4. • 4 :' Calle%"111.1111S°Nt' gp•':.DUFFI241): ::::1:' '; . PHONE :NUMBER: "020i.e404:,, , .: ,,, • : ': ': , ' , . ...-: ... • - ,, . . . , • , . , • , . . .. . . . ,., .: . „. . . . . AL . . . . . .. . . .. . . .. . . . . . , I I : 'CC ; : I I • I'; . .. .. - . .. . .. ,, . . . ... .,„ . , , . . . . . . . . „ . . .. . . .... . „ ... , . ' ....11 ', • ... • , • • . •, . ., • ,1 , ' . ; . , . ' . •, . • • . • . . , • ..: . . . . . • , . ,,.., . . . . , . ., . . . . 1 • . • • • . 1 .1. . .. ' . ., • , , . . . ., , , • 1 • , ,, .,. , - „. .,, - . . . ' . . , . . . ... . . . . , . . „.,.. „ . , . . .... . , , . , . , • . . . . , . - ........:....„„.. . " . ' , 1 , . . . , ., . ., .1.,.„,. . ,, •, ,,,, . ,,,, ..„,,, , , • . ,, ' -, , , 1 . ,. :. ., . . ' ' . .. . .. . . .. ,, , , ' , . „ ,„ . . „ ,.,,,,,,, ,.. ,_ ,,,,,,.,. :, ,,,,. , , ., .',:, '''',',..,,,'',•',',i1,'''' Hi: '''':','.:'1 .',,':. '1„':h..',:'.,,-.','',.'.';':,',,:::,::''',:I:';:,',,:;,:•':,I :'1',': ' ••::'''': : 'H 4: '::' : :'• :. :" :::•''' ::•: ::'':.:' :':: : '': : 1:':':':•••• :'••:.1::: '.:'•• ':': ••:•:':•••• • • .::•;;:: ::'':'•''•: ::•1; I: .I,H• :::'':: •;'. ••:•::I;,:,:,•:,',:,4 , ',,,'',•:J.:,::,',',,::,•••''',J 41:■:■•',•::;:'',„'•:::::.4 1:.„'::,,,.,.::V'';,.:I,": :••:::j'•I:••;,,''':.:,:•:::'•‘:••i'::!:'';'••''.*''•.''''''''':.•:••::'•':'•'"'•'''''..t. ■ 4 . , 4 . • • . ... . • • •• • " '" •. * -••4 • . .• Nii. C ) L. t i�� .. . I`` T n AT1O3tNLYA AY LAW . -' - a. JlsrF�'H. III►CII BALI lDW WRIGHT evn�►tstc Ctrs - • CHARM B.CONRIGA�t' i727 k.W.Hoyt Strxt s '= .. •� STEPIWEN P.CREW Pqr11atid,O cin 97209 • by, a► ,.r r ,` .. CHARLES M.anP.rm ,. - MARK Z.Hr:REoo..r: l'EtkPJK)NED (S03) ( )�6... . "w �.'` . 'WIIIJAM A.MC)NAIIAN 8 �10� FAX: S03 ?41.31M4 �+ • NANCY D.MURRAY JAMES IK.COLEMAN MAnK P.O'DONNELL t I EPI Y TO r) 7w u 1CCENNETII M.ELUt�'1T• 'i IM0111Y V.RAMNIS sods. y�ee�t C cei iHRIUI C.1ti00WAY�' , . MICNAF.t.C.ROBINSON`* • WIWAM.1.'STAL*IAXIk luso AownIO'7o INPArnell IN MOYN of viAINw+rrnN+ «uao N W'N l at t KS a cv I L$ .'___T ____ ____` ,QQ_(_$, THIS COMMUNICATION CONSISTS OF ATTORNEY PRIVILEGED AND ,CONFIDENTIAL INFORMATION INTENDED'ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY NAMED BELOW. IF THE READER OF . THIS MESSAGE IS NOT THE INTENDED RECIPIENT OR THE EMPLOYEE OR AGENT RESPONSIBLE TO DELIVER IT TO THE INTENDED RECIPIENT, YOU ARE'HEREBY NOTIFIED THAT ANY DISSEMINATION, - DISTRIBUTION OR COPYING OF'THIS COMMUNICATION. IS STRICTLY PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION iN ERROR,PLEASE IMMEDIATELY NOTIFY US BY TELEPHONE,AND' RETURN THE ORIGINAL MESSAGE TO US AT THE ABOVE ADDRESS VIA THE U.S.POSTAL SERVICE. THANK YOU. j1 ,w „ . ,• .,. .. y fry ..•.. ..» .. . . „ r . .. .. w. .. DATE: September 16, 1991 90024-4, 1 C�.IEIN'1° NO. . 90. 24 4 TO: Dick Beweredoxf ,f, Senior Planner Jerry Offer, Argo iat. planner City of Tigard FAX I: 684-7297 Phone 1: 639-4171 FROM. Michael C. Robirieon FAX 0 (503) 243 4.2944 E DOCUMENT TRANSMITTED: MOMO re: Application by M & AsS citek • DESCRIPTION � T. COMMENTS: See attached , ! ,, ____I__ _ PAGES TO FOLLOW, EXCLUDING COVERS , _.H ET , C � E O NOT RECEIVE +'AGES, PLEASE CALF THE t)HDERSIGNEt , IL' YOU ECEIVE ALL Off' THE AT (503) 2. 2 2 x$40 I E I� MCI U TELY THANK VDU'. o pa iIE � , , , "in 1cfit,im,iS BFi UE.'� 1'tG MAtcEn. AN ORiGtriitd,'IS V`. LIV UPON RIV ! = •a- ;•! . . T AL 503-243-2944 a.1,e ,r . r O'DONN1L,I�, CIS, CREW & CORRIGAI , , d n gat a wRICHrr sent 1727 N.VKHayt Sawa T14F3+H0NE, (SO)222-4402 AX ?+4rt-�1 T�SAN 'S�ION � � � , ' DATE: w Boptember 16, 1991 • TO: Dick Se Kra ©r f Se n r Planner aarry Offer, Associate Planner , City, of Tigard PROM: Michael C. Robinson, Cit y Attorney°a Office RE: have reviewed Stark Ackerman' letter of September, 13th .ewsted revision* a Notice d ACt�+Yne . . "; and his �augg��'� ens to nth � of Public Nearing on the, application by T. Michael & Associates. have also reviewed the ,, draft notice of this public hearing prepares , by the City. I have the following comments: . me that comprehensive plan l.icies SS 7. .1,� _ it appears CQ po S 2n • 7.4.4 and 8.1.3 may be approval criteria because of the • . definition of "development contained in t ' g t• Code. i application�� d she, T� arc# Camcua �. Development ode. Th s make a material hang in the use of the la d Therefore, these e plan policf.es could' be construed as applicable at thi s stage. 2 A. DidireLtritigIL'at-LBUILirigri-Er4O14.1M- ® « Under Nova�n�ba�r .�3 f 1990,u �.tf�cs of public' �o. 1rtJS�► Na the holding �1.,,...,.. .x--.Yil heating CD required to provide a eeral ex,..l.anatioira i right r g p � p the r�.ght t r. nest that the. ..record of the i� to q a iriit �►1,��ovidal� ia�:y F p.. o ORS e hearing tet�afn open , ursue�nt� t 197.763(6) �'O�►A has , nt � d this� ce� � e� .>x x i rprete thi noti to be a requirement of ORS a g r l. e.. ubmse en �� planat�.va��►!� the ,, . nc 191.163(3) (i) I � .,equirements r �, aat��.�ndny and th+� r rn Of t' procedure �fQr �con q :� �� . t the do�ct of� �iaar�n B in�ciud .: x think the b the following , Ackerm draft gnat ��► a ould be revs slid �to e (I hav+� tak+�ri �, Chia ; �r�aan lax-.` en'a • proposed language) • • y •. �; - ^ II. 1 . . r r r{Y' �,[••. 'n 2:x 4�I�'�� »�I •'+ �' ., �• 1 _ -, _ iI;p- ,{ ., to. . . .. . 1\"\\\. . - -. : - yd 1 irk=A� ryFS' - , e t .r u a r 1 w d .{ r r,7 yi Ct h tr i { '11:•.!',.•":". 'Iti � 1 Ij ,r r J,,, 'l;,rT,y 1f, � a,' , r r f ",' ..p « 'I t y , r , - ' i b T - ol & e 'd ,A licaton y. —„ . 7 tes • — ' � I� � .i :'page , + I r �1u.1 tl'�� P uhlicl «Th* planning Coioaifl$i ' mayl Conti d p b1il .. . to anotbex .meek ing to obtain ,s tl hesrinc� ;and' alt w ubliC bearing - rotor iatioti; or'.,:close,,,,ythe� p, r o aub,its ' . a e e�1n I - p ti , , acti eso' � fine Zp r an �on i.i�atii©n' 1 tDaar� . ., �vid,e�►ao i:n,support a�' the ePP art s � , , or the evf. hearing a►ny p r X days 'bat s dentiar. 7 d hay► nq Uriias . ' entitled tea ''a oonninua ,,eof th pianti'ao raiiu►aste ' - . is a continuance,:+ partite , es 'befoer' of :the .'init ia►l svident rY _ � � � tba �so»c1uR for a t, . e s I r re � Q , I� r^ '� .A�1 O en� fo I sty r. P ,� hearfng� the xe►ca�xd r , . 7 days after the" hearing.10 , - ��ceQUerft. to rG�ari.te alb; cf - I ,I,I eta � o not 'think l hat o� �,Pu es su►g t ►e 'N t is a ng T d ari �, . 1 this portion oft ce 9 .,bl ' , by ,Mr, Ackerman 1. I , ' '' a r hcke reeaucnea�dat'�.on t'-hatha B. xm g I e►�► e' . x a� �i.tt� �• � Fubl�.G fearing diar�usa ing' the ' ars raph in the Nota.c�a o be odi.l3.Qd t�► g houl d �' ue e i as heifa it the ,Pend or wa iyp o?�u�desn appeal .to V8e rpeoify that; this pi's . • - - . Board of Appeals,." , I I 1 I can discu�m this• 1 "tae I • - ple�a�ce call �►a so that I I' , . », - I I I I , a. to s icy. Of: T �iard AY1 d%3 original �! x.- i�. A� a t � Cop tot City, of 'T,iga►rd/comntani:tY Davelop�!an ` m XM+ (2 tu I 1 J . - M.' I II I I , I .I n I �I I I 1 , f I I I I ,lo I I _ { Ian r i a , ' rl I , NEIGHBORHOOD PLANNIYG ORGANIZATION. � � � �DEVELOPMENT REVIEW� CHECKLIST, � � .I I . Request; Zone; Location: Applicant 'requests Comprehensive Plan and • Zone Change approval to allow . change of a 1.11 acre site from . Industrial Park to General Commercial and subsequent Zone Change , from I-P (Industrial Park) to C-G ,(,General Commercial) . ZONE: I-P • Road, Park) LOCATION: Northeast corner of SW Scholls Ferry o , Cascade Boulevard, and Highway 217. (WCTM 151 27DD, tax' lot 1,00) Please review the attached e v e 'development proposal and comment on those items listed below, which concc rx1($') this NPO regarding ��this , application. This list . is a template PF �g t® aid in your review of ` this proposal. Please let us know how you , feel about this development takin g place in ,portion of the cit y. Access To and From Site I I I Traffic Impact r Neighborhood Impact Environmental Impact COMMENT: • D. I NO COMMENT: I • Signed: ' Date: ur I i I I I I i I • i P,' ' ' ' ' b ' ' ' '' ' ‘•.- ''' ''''''''.- : — ' - - ' ' . . .., . . . . .., . „ . . . . , „ , , , .1 . ,, : , ,., , , „ , , , , ., , . .„„ ,. ,.. ,, , .. , ,.. , , ,,,„„,. .. . , 1 , . , ,, „ , . . . . . ,.. .. . . , ,, , . ,.. . , , . , . , i. , . . , , .. . , , ,RSQU�CS L FOR CO ENTg . . ; 1 r TO: ._-;eA/l _(I �r DATE: Ber:Eeatber 4. 1991 ;: " FROM: I.Tigard Planning Department ' ' 1 i" '.: — : ::' ' ".RE: BENSIdE' PLArt NT .CPA 91-0004 ZONE CHNGB ZON 91-002L_1 T. MXQBASL AND (ASSOCIATES, ,LTD. ! (NPO #2) A re ueet`for a'`Comprehensive Plat Mandate:* and Zone Change approval .to allow change 'of a, 5..11 'acre -. - bite:from Industrial Park to'General Coemercial and et:baeguent Zone.Charge 1 for ]aP (Industrial.-Park): t o CG (General Coamercial). � ZOE. I P ' : - (Industrial' Park) LOCATION: Northeast 'corner of SW Sch011s Ferry Road, 1 • . Cascade Boulevard, and Highway! 217 (WCTN 1$1 27DD', "tax lot: 700 , 1 . . ,• Attached ii the Site Plan and applicant's tatemant for your review. From ' ' information ',supplied,p lied, b various de nts and age �ei�s� . PP by • Pa�� Q and from other , information o our staff, a report.and'reeCoffiendation 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 consents by Sept : 16, ;1991. You 'May use 'the apace provided below or attach a, separate :letter to return your - • m • ceents. if you /we.uneible ,y to ree the above datei°please phone the staff • : - - : contact noted;'below with your cements and confirm•your co me ;in writing' as , - soon as possible. If you have 'any questions regarding this matter, contact the ! ' -- .• Tigard Plann-in D®Pa rttne n t • �;PO� �x. 23397• 13125 SA Hall'�"Blvd«� T i g a nd w OR 99223. - PHONE: 629 4171. ' : : 1 1 STAFF CONTACT: Ron o � ._ rr�w� ; w • PLEAS C CK', TOE FOLLOWING ITEMS THAT APPLY t • We have reviewed the proposal and have rno objections to it. ;, • • - Please contact 1 of; our' office. Please refer to the enclosed latter. • • . _ : Written Comments: ; 1 . Oa .. . : , t : , 1 Of 11 d 1 N Of Person Commenting _3 i _. . �; Phone Nutitbe�r C 01 441 'L....: -: ' ' ' ' ' ' : ''. ''' :' 't ''''' ' '''' - I bka CPA • • r 1 ua . ; ; I P t 21901 '• "•'''';'• ' • • r LL • • I rs • • . - , RECEIVED V E D P L ANe�lING , , I -- REQUEST FOR COMMENTS , , I , S ��P 1 1 9 9 - �^ , I I i I - TOs �iU 1.7� to 1� i DATE:' Se ember 4 199 FROM: ,Tigard Planning Department,,' , . , II I I - O 91-0001.'_, REs" COMPRSFY3t�fSIVE PLAN AMENDMENT, CPA 91-0004' ZONE CHANGE ' ION 'T. MICHAEL'AND ASSOCIATES LTD. ' (t1PO #2) A request for a Comprehensive I Plan 2eendment and Zone Change approval to allow change' of a 1.11 acre ' site from Industrial Park to General Commercial'and subsequent Zone Change . for I-P (Industrial Park) to ,O-0 (General. Commercial) ''ZONE:,, I-P I - . (Industrial Park) LOCATION: r Northeast corner of. SW Scholla Ferry Road,' ' • Cascade Boulevard, and Highway' 217 ',(W�nCTM 131 2701), 'tax' lot 700) ' . - ,Attached is I the to Plan and a lic ant a statement atenent for ur review.ev Mew. From • '. .- information supp lied b y various de p artments and a g encie® an d from other. . r 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 coente by Sept. 16,' 1991. You • may use the space provided below or' attach a separate letter Hto return your • • coa:Dents. If •u are unable to ren••nd b. the above date please phone the staff - contact noted below with your corn:nenta and:''confirm your Comments in writing as ' I ' • , soon as possible. If, you ,have any questions :regarding this matter,'' contact, the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. 1 - PHONE:' ' 639-4171 I STAFF CONTACT Ron Pomeroy I I ' PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: - • , X . We have reviewed the proposal and have no objections toit.. - Please contact of our office. • Please refer to the enclosed letter. - Written Comments: I CO r I .♦ �� I �I Name, Of Person Caaimenting: . I� I f W Phone Number: 11 1 '.•=mss i . I Go^'q J bkm/CPA91-•04.8$M I' I i ' , I I I n • I I I LIVE R�� r I REQUEST FOR GENTS PLArViV "l 3r � _ DATE: Se r _�ipnbe I I i _,......,1991......___llri � FROM: Tigard�Planning Department RE: ggOREsEssIlgt PLAN AMEND CPA 9i-0004 PONE CHANGE';.,_ x"91-0Q�,L T. MXCHAEL AND ASSOCIATES LTD. ONPO #2) A request for .a Comprehensive I Plan Amendment and Zone Chang euiappAval to allow change,.of a 1.11 acre site from,Industrial Park, to General Commercial and subsequent Zone Change. for I-•P° (Industrial Park) ,to l C-0 (General Cosamercial'). ZONE: I-P I (Industrial l Park) LOCATION: Iaor'theast corner of SW Sch011e Ferry Road, • Cascade Boulevard, and Highway 217 (WCTM 151 27DD, tax lot 700) I 4 '1 RECEIVED EI VEDpLgryN1NG . I I S E P Q 9 Attached is the Site Plan and applicant's'statement .,for ,your review. #rcm ` information supplied° by various departments and agencies and from lother I . information available to our staff, a report and recommendation will be prepared n will p po al in the, _t.• u Wish . � I and a�deciaeio 1 be rendered on�the ro s near ��.e�ro. �� If�Iyo to casement on this application, we need your cosiments by Se . 16, 1991. You - may Use the space provided below or attach a sepaurate letter t,w I r,return your, , I � cents w Ig you are unable a respond by tt____'above date&,please phone the staff contact abel ow f ithatnente and confirm your cry '° in writing as soon as noted ee3bl®. you have any ques tions regarding t his ter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard,r OR 97223. PHONE: 639-4171. • 8 T AFB' CONTACT: Ron Pomeroy 1' 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 enclOded letter,, Written Cosimenta r I I . 1 I I 'j Name of Person COt ernting: ■0V'1, a I I I LY Phone � I bkm/CPA9 1-o4.Bt r I I I I I I r I I I. I 11 I' I 1 • • I r r I fi e x • • ......r..r. .N', .. ... ... y •.....11 nr ....u.. a ..... a„ • • r r - r I i r REQUEST FOR COMMI!t'fTS . e 1 DATE S s 4 1 .�,._. � Teo �'��c � i PROM. Tigard Planning Department r � . „ I - NE: cOMPRELIENSIVE 'PLAN AMENDMENT CPA, 91.0004 ZONE CHANGE ZON 91-0007 • 'T• .MICHAEL AND ASSOCIATES, LTD. (NPO #2) A request ,for a Comprehensive, • N• ; Plan Amendment and Zone Change approval to allow change of .a 1.11 acre • ,�' r site from Industrial Park to General Coamereial.'and subsequent Zone Change • t- for I P (Industrial Park) to C-G General Commercial). ZONE: I-P • I (Industrial Park)' LOCATION: Northeast corner of SW Scholls Ferry Road, 1 • 'Cascade Boulevard, and Highway '217 (WCTM 1S1 27DD, tax lot 700) I 1: I r I r • Attached.. is the Site Plan and l applicant/a .statement for' your review. From 1 • _ d; by various o ia�formatian lavappliee to our eta a rand and Will f �•e on iou8 g other .' informati� ilabl u ff, report 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 yot:r comments by :Sent. 16, ,1991. You may use the space provided below or attach 1 a separate letterto return your I , - , comment's. I f'jam are l unable to res nd the above date please phone the staff , • contact noted blocs with your comments and confirm your dents in writing as • , soon as possible. If you have any questions regarding this matter, contact than ' Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd.„,Tigard, OR 97223. '' ' . PHONE: 1 9-4171. ' , I - STAFF CONTACT: Ron Pomeroy PLEASE CHECK THE FOLLOWING ITEMS THAT : Pty`: I - , )t We have reviewed the proposal and have no objections to it. -- Please Contact: of our off i c®. , - - ase refer to the enclosed letter. '1'U A. V : .,LEY FIB,8s RF.SCLI� t Ple ett� � Written Comments: ANI� BEA�''ERTONr FIRE l® � . , .- ,,�' ‘N V4Z� GENE BIRCHILL r DePU Flee Marshall' ':, ..:, Pens Examiner •.....�. ..�..:.-... �' .J 503.526 25(D2 LJ FAX 526=2�8 .1" R S 9Ti _ o.sox 4'Ta6� e�ea*artao, . . • ` Name of Person Commenting a 5 J y" ,d- i %., 4✓ `hone Ner• UJ I t bkm/CPA91-04,.BRM I L { I ', I , ■ Ir I % r, r I r r . • . I • RS ST R I'�"OMkiENT�S. TO: DATE: Aptembes_ . 1991 FROM: Tigard Planning Department *. . CPA 91-0004 LONE CHANGE R$• T.� MICHAEL A3 AMENDMENT LOaN' 91-OA07 I, , I C�lPRSHENSIVR PLRN, � AND SOCIATES TD. (NPO #2) °A request for Comprehensive f Plan Amendment and Zone Change approval to 'allow change of a 1.13. acre • site from Industrial Park to'General Commercial and subsequent Zone Change ' for I-P (Industrial ,Park) to C-G (Geisaral Commercial). ZONE: I-P 1 LOCATION: Northeast corner of SW Sch011s Ferry ,Road Indu®trial Park) v ) ry Cascade Boulevard, and Highway 217 (WCTM 1S1 27DD, tax lot 700) • • Attacl.eid is the Site Plan and, applicants statement for your ,abview. From information" supplied by various departments and agencies and I 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 I . • to comment on'this application, we nom your',''comments by 1991. You may use the apace provided below or attach a separate letter, to return, your - comments. If _ ou are unable to res by the abode date, please phone the Staff contact n otei e. with yo ,comments your in as I soot as possbl e If you have any questions regarding this matter� co tct the 23397, OR ., Tigard Planning Department, PO Boar 2339 13125 SW Hall Blvd:,' ��igard, 97223 PHONE: 39-4171. • - STAFF CONTACT: Ron Pomeroy , , I I -_ 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 lett • - er. I I 1 Written Cohinentss: D. H il9 I Name Of Per.son' commenting: ' IU Phone Number: . . bkm/CPA91-04.BKM • I I III 9 , I I I , it I i I i P. y. 1 T d a NOTI v i E OF PROPOSED ACT ION ,-: Must be sent to D1ICD 45 days prior to the ,final fi -tring gee OAR 660,18--020 ur s I , a� 1 d1CtlOn 0 ! , • ' U cx; Date •Mailed, ,p. , Local File Number ' 1- 7.014 q t Oa Final He 4x Date Set for lE'ari Hearin• on Adoption _ t h C3 Time. 'and fPla: CJtI( ce orl �Isaranq�. 6 _ < (40 13 ..ti n M N. Type of Proposed" Action (Check all that apply) Comprehensive Land Use, New Land Use -Plan 'Amendment Regulation Amendment Regulation L a dw p . - Please Complete� �A) for Text �Amendments and (Btj�� for �Ma Amendments L� Purpose �� ' �A. ��Summary and�Ptu of Proposed�Action �(Write ��a brief I d • �� descraption �of the proposed .action.�� Avoid highly technical terms and stating, "see. attached' 4= •I, 4 - rin Omea.••••G • • i I . .' • � � .. _. .. _ . ,,'fir .. .. 4 e. B. For Map Amendments Fill Out the Following,, (For each area to ' changed, provide a separate sheet if necessary. . Do not use tax lot number alone. ): , Cur rhent Plan Designation: �' , :�i.w. i rQri posed P�an re■■�es�gna�aou: • L. i �rr hd‘11 1 t 1 ' Current Zone: Propos-. Zone: I P (rvatsria1 a C-e,v�k� 11-%ae,nevul •wisitecsa Location: - 'is, 7Df ,i �S1�i41 t' Acreage Involved:' Does this Change Include an Exception?,- )(--No For Residential Changes Please Specify e X7 Change. in Allolied Densit y in Units Per Met Acre: ' Current Density: Proposed Density ' a. w k lu i lip t I .J n y . • A` i 1 r_.� � 1 M 41 r 1 lily.'t • 1 M1.- ` w• List l Statewide Goals Which May Apply to the Proposal: • I 1 Federal Agencies, Local any ,went` or. Local Special ci a l• I Ser�►a.e I e� IIl�.StaACtB. - , I Which �3y be Iaitetest� s.n or Impacted� tyy.' the r 3t �.Proposfal �. T:3 EFtR. I .I Direct Questions and ..o tents To P 4 iv I ,,A ' I r , j1 / 1 • I , Please Attach 1 �Three (3) Copies ®f e Proposal t o this Form and _ Department of Land CoI nservati� on and .Development • - • 1175 Court Street, N.E . �a1 ID em Oregon! 97310-(7590 • 1 I NOTE: If more. copies of •this form are needed, 'please contact the. DLCD 373-0050, or this . duplicated •. Please be �advised � fosoat�� :be ' � green P 3 �that � ��• « d on � teen � �paper. � � 1 office at 37�� ma du ate asd require. the text"' • t I t of a' prop�►sal to be. F the intended action �' provided. A general description sufficient. IC]l. t3.0�i Pit.... a plan and ed. al� dose of th on .is no,. sent t D at least`.45 Iday s be ° to DLCD regulation Y prior • land to� ca�r�:n � � � �,� � � III ri the fzt�al hl.• , use re ten ents' must a. sen g . ° C (See. OAR 660-18-020) . . . I I alt `� ., * * *• FOR DLC© OFFiCM USE *' * * j . • iu Y• Nu a I File mber ►LCD Days Notice I � as y" a I Y a • I� I 1 1 I I I I I. I I I I I , I . I .tpa)propbsedEor ; . • I � I I J ,Y � I e IP r �I ' d . I � I I• I s • - „. :',,:.:', .''...„,„-PROPOSAL' DE CRIPTI N , I I . IL s P.A 1 �0 4 ZON 91 0®0 7 1.1 , ,. 1 , , . ,,,. , , , ,.. . . .r..,t,, r F ENO C 9 0 FILE TITLE: ''T. MICHAEL & ASSOCIATES LTD. ' ''','.'•'.- . ' ..., ..''. '''.01Ir..t.H/L.,_.,i'l ,'...:'.H'''.: :..,. i, . .,,, - ' APPLICANT/T. MICHAEL •& ASSOCIATESS`ITD. OWNER: SAME .' +' -4 ' � 9200 E. MINERAL 'AVE. .. ' -1' 1. SUITE 2 0 0 . ENGIE11OO D i i CO LORADO 50112 . s w , I REQUEST Z :NE A rp r licant requests Com r rehensive Plan.and • .- tone.7,Changp approval to allow• change Hof' a: .1.11 acre' s�.te'. frog' ' Industrial Park ,�to General Commercial .and subsegy ent Zone Change',' . • ,from I-P.(Industrial Park);',to C-G, (General' Commercial) ., ZONE: I-P ' ' (Industrial. 'Park) LOCATION: Northeast corner of SW •Scholls Ferry - 'Road, Cascade Boulevard, ) and Highway'', 217 WCT4 1S27DD, tax lOt ' ' 0 . , . , ' - .. COMPREHENSIVE PLAN',DESIGNATION,«' ,,Industrial' Park•, ' , ' • • ' NPO NO:- 2 • . NPO CHAIRPERSON. Ed Duffield ' PHONE NUMBER: '620-8494' ' ' CHECK 'ALL WHICH APPLY: ' • F DELI S ION MMENTS DDE'.. BACX TO ►T ' MMI �� s �--- �'' TIME s 7:30 _ TAF � AFF N 1 91 � , ,ION DATE, OF �iEARING 1 I� PLANNING CO SS . HEARINGS OFFICER ' DATE' OF 'HEARING s ' ' '' TIME s 7 s 0 0; •- CITY COUNCIt, .' DATE' OF 1EARINGs 11_, (Z_ 1 TIME..?s a0, ' ' • REQUEST'T' FOR, COMME NTS.TS AND ATTACHMENTS: ' X I INI Y MP LAID SCAP IN P N X' NARRATIVE ' '_v _, ARCHITECTURAL PLAN ' ' ' ' X SITE PLAN. O Rs ' PREPARE FOR PLANNER APR • • �.` I I I • i X VERTISEMENT, - ISARD TIMES , OREGONIAN I .. NOTICE' TO PRO PERTY tHNERS TO BE HJILED ti. . LETTER OF ACCEPTANCE 'OF APP L ICA T ' .' ' ' . G NOTICE TO DLCD ATTACNMENTSP .`1 - STAFF CONTACT: Ron Pomeroy l 2. 9 12 I. STATEWIDE PLANNING GOAD,. o , 1 W COMPREHENSIVE'' PLAN POLICIES ; 5..1'.1,, 5. .4. ' 77..1.2','', `'7pp.2'i 1, 7 e.�`1,,A 7's S i+2� 7 i,6.�'' ','I' • 8.1.''1, '',Q'.1'.3,, ''12.2.1, 12'.,3.1 - COMMUNITY DEVELOPMENT CODE. 18.22,, 18 2 1 .• .� 8.�2 18. , a li r•‘ , 1;'.....,,,„..:,,,i': ': .-. H1. : 0', 'Y''''''.:,,=.;%1:::":.,,,,.:;;,,!,:=,C:JZ,::,,V.,:,;:::,:,1,V; *,..,.',.v,:.:,,, ,...: , ,L-HH,',','": ',':.1.1;:j'..* ',.-'':',..,',,.'f,';'.*:' :';'!::;,;,'',j':',-,*,, '''f',,f"-,_r',-,'::,'1,'',-f,":,:4'.,',, ' ':',' '''':',':''':',,'''::',' :C;'*'',,''''''H,..',. -:,J-. ;L''' .•,'', '.'.,-::'•:,;-',`,.,':.', '''''.:,'.''''.',,L':7,;:,r,,' ''.,;;:''''',.,:,,,,'.:',,-, ',.:',',1:':,:i,.::::,,[,' :,1`'.'‘_:::','i-• '`,';'!,,l'::',..,;':,':' ',:':",,,'," ,,':''''' - ..- 1"' khlTiH‘..t.,, ,„ .,,, , *: , ,, ,, .,,H,,. i‘.,,,,y. ,,„,,,,,.,,,,,,,:„,r,,,: :: L it9NA0*.000, , ,, :::;,,L,,../ . , :,'.:, Fpuatm4Epart ,,,L- l‘trbicEtit it0focf.:00704...-. - .;-, ,i,.FIE,J1 TjELSIA,D`,"'A . . . ''''-'-' '. ,,- :1NE;'''','''' ', , , r ' ' , ,' CiARENCEili;,GRELNNOOD:''! . ,, • .''...., . . JOHN M,McCtikcgi! li!IE 15A14"f C414FP ',1 or cousa• .0,, ' ' , ' .'.',.":'. Nt ' ' ',I', :. .: '' ' ' 'ritti OM ks it.AktifAUGHNE'SV- , , '•"' ` 7675*.*ASHIlONSIREEr ditityA;togusot JLoHH-ir—'-'i-'...' , '''..` ' ' .,,.'','' . :' ,' ''i L' • D.Ilq:0 PORTLAND,OREGON 97205 PacHARD 1,4,RPSIgg ' : , ' - -.--- --; SID EIRO' • :‘-.:' •,, 2• : ' ' ' 'HAVE!Pi;8641:411*6), ' , ':STEVEN L,SCEIF.LL"""' ' "' iolukk F.BACK,JIL(0$9) ', ■ .Y I.,1 ., ',':,,,, FACSBOLE(303)214.6143 ' ' : 1 "" W4 1 YilDDE4 so ANI11tD IN MftI%CZOI , \ . , , - Atigust 15 '1991 , .195-2. . .% ,. ..: .... 't '. Planning Department . -1 , ,, ,• ,, - : . . , , , , L , ,- , •':,, , ,, : ,- •' City of 'Tigard Attention. Mr. Jerry Offer ' r', .- . ', . , . , , , . .,.:, . ' ', ,L, '. .'• - ' ..... . . • 1312,5 S.V. Hall BOulevard' ' : ' • 1 : • ' . ; ; : , . . •. '•. L'' ',,, ', " Tigard, Oregon 97223 , ,', , : • , - : - , • 1 • . Reference: T. .Michael & ASsociates Ltd./Comprehensive , „ • ' - ,, ', •, Gentlement'•-:,, , : , , ' : H ' - ',,, ' , '',, • : H 1 .- -.. - ' ' , . Enclosed' are 18 copies; of the application of : : ' ' ,* :• - ,,' To Michael & AsSodiates Ltd. for a comprehensive plan amendment .. . our and zone change.:, As 'I discussed With Jerry Offer at ou preappliCation conference on July 17, 1991„ P. Michael ,t, • .-, Associates Ltd. is requesting a comprehensive plan map amendment from Light Industrial to General Commercial and a Zone change from Industrial Park. to General Commercial for the times Building - " property at 9730 SW. •Cascade BOUlevard. • . , • ' • ' . In addition to the. 1.8 Copies of our appll.catitIs ' statement,' I• have also enclosed an original copy of the 'comPletedH , . : ..., , - ' 1 and signed application form, a' check to. the City Of Tigard in .ihe ' , amount of, for the filing fee, and a full Site copy Of, the . . . . tax assessor's tap for the property. porn: . a) • , If there is any additional information you heed or any • g , other *day that X can he please ' feel free t0 contact Aie. . : ,, ' ,„, 1 0 , 1 , Ul , - , , — Stark Ackerman,: Skillif, - ' EtidlOStireS ', , '• . , •H r • '• , , , ,• • ' . H, .., . . ,, , , 1 • „ . , _ - ''•,,- ■ . ' L • . . rp17,�u' - „ AUG 05 'I'''93. 14:11 PLACK HELTERLINE'5{ 32246148,; P-1(, ''' . 3. 1 r: . . , IANrOplt�i . ' .a . ' 111.6 i�. l Toil ionatonealaii ' 1AR.'ilA iowse pis A. Zargal ILE T A SMITTA SH -ET ' DAWN:, ' August 50. 1991 T s Mr. Jerry Offer . 684-729 ' - • , PROM: .Stark Ackerman , • ' . . ' ' ' NUMBER OP PAGES (INCLUDING THIS TRANS*Z TTAL SHEET) : ' 6 - DOCUMENT DESORIPTTON= Letter%Attachment COM ITS: CLIP/CASES T. Michael & Associates ORIi IWAL MAILED: YES M®L ..,.� , 4 you . .,w ndicated, or if they I�� ou coo got race ve the- riu�abe� of pages .� • are not rscei ott Cie,a 1y, please Call tie imuediately at . ' (5O3) 224-.01660. Thaw you. 1 . TIME SENT: OPEA �R: �ul wampl Ili. g ' _ t i e1erv` t N i aims!a r . ""sw . .u. oomp.nyinp it)may ophtain'eonf of. • n. . . ®to the This t+a,c on is intlrreded on y tic Us'of AS baion�ir� for th viduetd of , nsmi�.:dn�andlor tloeumente ao t�p�• owe u r 1r�di' ... Iit d that in diaokoauri io n d+�trebutt c sghdar Nrihie! 1e protsat!ad by th•attorney�oii n h�reb J entity:,atned il�iavee., 1�y era net the intsieel�ri��piant,yogi; orm�tt od a V A11i �, i 'gn� ,,�, ot� eoi • y n tradi teainQ ei any eotion in retienc:on the conterwt�i of,.3his lnfarmat1on;Uc�st'ri thiai on in Stitt pteeicb irntii�liasatyInotifV uo bV telephonii it) as fort t ith Cif aria doountdnta. ' ' . or rl�a teki ohiiaitid� if tau ha4'a r®dart J . , i i r 14.11 B NE 50 ' - AUG� 05 r 91 IoAC TERL T 2246148 P.2 • A 40 .10M WA T ADM EMU AMMAN . _ �� V1NC Z(F a CAS OOITOU E .GROW 1 .. CUUNCE H.GEZEMOOD aw L HuMFHUY 11.451.1.4 M,IMMUNE ANflA C.MANIEHAN• ' L1NOFFICES OWL.!t.HRIMRRNICC 1011.11T1 I'RE r1ON JAML4 S.*CONE SAY M.WITH' JcMiN M.likalC N' b1IC.HAU 0.MORAN '�. If00YHL1idNECQ1<GW�4 u'VIATOYYCE3 OF coma w�wNxovsrrl�,lcr . rl eme L p�iNAC tunas sara.w, WAWA)H.A MMM$ON JOHN 1 - porn,AND,OREGON 972o! RICHARD N.noose COUNSEL sa1�060 DAM)R RACY WRY N, twee S;TLVU4 R.SCHELL =Dm v,ezcc A,ill YAI L,t Wee Mall NUM).WILDER OUR tax maw August 5# 1991 1114.2 Michael Robinson, Esq. - • O'Donnell, Ramis, Crew & Corrigan 1727 N.W. Hoyt Street Portland, Oregon 97209 Reference: T. Michael & Associates/ Ltd./ o 1 . 'files vs .' • ' • s n '. . •0 _ Dear Mike: As you suggested, T am attaching a copy of my proposed list of applicable a pp coVal criteria for the comprehensive plan arendment and zone change that will be requested by ` . Michael S �.• Associates Ltd. for the Times Building property located at • 9730 S.W. Cascade Boulevard. By cop of this letter, I a also facsimiling the criteria to Jerry PY g ry e�fter at the city of Tigard. Am I have Mentioned to brz is valuable o identify each cf the rel and I think it early set theI.rocess to focus our attention and energy, as well as to th e stage for compliance with ORS 197.763* For the situation 1 think - .. ... . .very' but there are some crib not that warrant some disciseionffcup ton atarid d � ib1�3 criteria The. attached list includes criteria suggested by Gerry at e pre-application conference, as well as a few additional » eriteri that have identified as being potentially 'applicable based upon my review ew fi t the St a. te wid ,.. e .. Planning larnin g G' oal s, the ' Comprehensive Plan, and the Coumunty velapm:nt Cod e. l h av e , identified with an asterisk those of Jerry's eug� ste d criteria - which think ma y not applicable approval criteria. While = see no pr oblem in a dreas ng these iA the II r AUG 05• '91 14:12rBLACK HELTERLINE•503224E14E ' - �. .', q ` r r I r r r R r , . r I r . r e • : • Miataei Robinson, Eq. , : r 1 w . r� dent. ref b o not �. it is era la t I a �.iostion,, I think ��. � � r Y � r . I r. . asubat ►ntiIv. approval criteria for puzposss of notice u and for . -. purposes of the findings in',,support- of tho decision° on ths ' '• • - -I ' attached list' I havoc identified after each asterisked criteria . - •` 1. 1I j th� ba f� fob �y b�I�sf th�t �� no t a' � I�vant appro�v a l • - - standard. Pieass consider Tay propossa' ad ,a point ,of departure ,� for discussion. a :tomorrow to..set o and �'trr a o 11 va �..�. iv�s both u L �. Y I � - _ I up a tuns when ws can diecus�ts these in a confsronc�e Call. I . . . would .like to reach agreement on the list no that it can servo as .. the basis of our' application and the future focus of the City'sg i I I • 1 . 1 � a P r�c�at Y aur h e p �� t h e• ma and look f orw81 r I r i. to talk�n o w�t�' Y ou abo ut thisv � I 1 , I I , : I . �� truly yours r r. 1 1 I 1 I 1 r fir• .. stark Acker n ' . 1 . 3 S;oC d I Attachment I 611267 �'J a acsim1 • err f f r 1, , .. .� 1 i�t f f c s Mr. J Y 1 �'wia tachmsntl Mss. nary Dorman (w/atta ent) 1 - 1 1 1 I u 1 1 I I R 1 a h w 1 1 r 1 1 11 I 1 a ��I I I r r 1 I I• 1 i MODE CONNECT 1�N.TEL. . CONNEOT tCN SD , .5�AR� T lM � � PAGES MEMORY RX 503 �� slas 5 14i 23 03 07 6 C ; r, .1. I. ..r.l .r.r i.r�, rl ,.y,,;,, .z 4 d.�ykm•�':rykM nlr. „Vr r 1 r . ), ' AUG 05 '91 14:12,BLACK,HELT,ERLINE. 5032246148. 17.4 ilk • PROPOSED APPROVAL CRITERIA FOR COMPRERENSIVE,,PLAN AND ZONE CHANGE APPLICATION OP' T. �1ICHAEL 4 ASSOCIATES' LTD. • - . - g A. STATE7WIDE PLANNING GOALS: *1. Goal 1. Citizen Involvement. . , gatarignt To develop a citizen involvement program . that insures' the opportunity for citizens t©, be involved' in • all phases of the planning process. (PROCEDURAL+ CRITERION) *2. 7, c.7 Land �sl ie Planning. terio>t : To establish a land use process and policy framk as a basis for all decisions and action related to use of land and assure an adequate factual baee, for such decisions and actions. (PROCEDURAL CRITERION) 3. Goal 9: Economic Development. ,ta; L : To provide adequate opportunities °' m throughout the state for a variety of economic activities vital to the health, Welfare and prosperity bf Oregon s . citizens , 1 4. Goal 12. Transportation. Criterion►. TO provide and encourage. � � � ourmge a. safe, convenient • and economic transportation system. � ' • B. COMPREHENSIVE PLAN CRITERIA: ' ' *1. ' •Cr terion. Policy� 1.1• (R equred consis tency with � • d� statliwidlo statewide planniti goaks) (PROCEDURAL CRITERI OWI COVERED ' Et •• w OVER CRITERIA) po c., 2.1. 2., j .zen invoiV.etont) 1 � t ' (PROCEDORAII 'CRITERION) , : in s'3. C�.tersc poli cy 4.2.1 (C om plianoe With water r qual ity� � ' ' I w ..1 (� � yvad n tu .( 0 � , : i 0,44 iti Policy 5,1 (ProtCitIO diversification� of, e0orcmic opportunity) 010T A MlND Z TOR` CRITERIO1) * D+-►oitbs, a#itiri a that MAY nat be Otil.ii'sa+t.• approval crit,0i4: ' � r''AUG 05 '91 '14:13 BLACK'HELTERLINE 5032246146 P.5 t C 1 5. terion: Policy 5.4 (No commercial encroachment into residential areas) • / 6. cri grlon: Policy 7.1.2 (Availability of services) �7 . , erio : Pala cY y 7.2.1 (Drainage control) _ (APPLICABLE TO TRIO APPLICATION', i i' , *8.' Criterion: Policy 7.4.4 (Sewage connections) • Oi V �" '1' APPLICABL O APPL ? ,. r . r • 1 na!!_ "r_ lip CO i ''v ;¢,�, , 'Z 9. Csril �Er_: Policy 7.5.2 (Police protection) t. tco�`� '''``' �"' Q.e r 1 „�qJ� Of yR1�" � r '�.0. c�r%terion: Policy 7.6.1 (Fire protection) ' p3"' pp,/ 11. Gri.teri'cn: P.91kW 8.1.1 (Safe,, efficient roadway systems) 66 a k /fv,, Aoutelercei • Criterion: Policy 8.1.3 (Site street improvements) (APPLICABLE TO THIS APILIC*TION?) 13. Cratfiri2B: Policy 12.2.1 (Commercial locational • criteria) ; *14. ,r er:on: Policy .2. (Industrial.� location ion . � ". criteria) (APPLICABLE TO THIS APPLICATION?) l „,;,A716 ad r, 15. +i~rit*r Quasi-Judicial i_M Comprehensive P::pan Map :. Change Standards. a. Consistency with applicable plan policies. b. Change of physical circumstances since original designation, c. Mistake in original designation. cc-- C. OMMUNITY DEVELOPMENT CODE CRI'l.'ENIA: Standards Q 4 0) . (HOW TIME . TO . .. . 3e ( . � l�asn (Section �8.2Z. . Quasi-Judicial R�L�1� endffi nt St.. rdss . J ID a Crit. Q is , Applicable comprehensive plan policies i and map designation. b. cri riorl: No adverse eff ect on health/ safet Y and welfare; � i Dendtss eritarla that may not be appl laable approval, vr,tiria, -2- I ' I I i I ,"5 `PUG 05 '91 14:13,'SLACK HELTERLINE 5032246148 • c. Czatitzt,ljzri: Applicable code standards. d.1 ai°nl• Change in neighborhood or community or - mistake or inconsistency. General Commercial District Standards Cha ter 18.62) . a. Criterion: Permitted uses. b. O» torion Dimexnoianal require bents 3, Environmental Per f orma,'sice Standards . (Chapter 18.90) . . s1)264 _ • • • O. ce al uf * Deflates cr3titia that may not aOpl4aable approval ctitar1a,, • .. ' " '' ''...--; :41'' :',7",. ' 47';...'•,,,,' ,..;'''''.'': ',.' ',', :' 'e.'' JtiL . . • • - - • 1' •• /9: •H . '• ' ' ' ' , �� ' ,I I,` � l r I ,'.1•Y! 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I I r/7 • 1,.., .1 ' q . 7 ' I it 1t� d 400,001#scoLt. \ I • f' T y a • ` r �' 6USfNESS a ! .rte ; ^y t4. v. . , iw • ` ...,..1 •1 r Y • '",, 4 ate« •.t.,,,,..„. ,.. - I„,, 4.„4„. , w i +') W � In. . imis ar=gip i + ,. ill 1.&t.astsswO0 c t s ” J I I y 2, E Ste' y t x ,y o - � y .1' [L x .. se• YF. y x ( T ` « 't , , �,d;y�r.1 x.. �' ±11,ti r � �,� "A ■, f �..�� -_;w w i. �.,- ,.,.,, Y• r.+tip r. �/ Y v w n $ .,elk r �, `' ^ix-" rfir•�' � V. �'' R� �� . { . 't•- rat e:. p l i,..'►''.• ,".ia~•�.��(Wry .r----- wAl a k, it' . + • • stvo~r,f - • ♦ , xY � •w • 11 N - •xY' rc. Y-» P� f { f u' YC$q Pf. ,_`�a,...1, . I. 1.wr.�.::1�.W ' 'VJ U:`,Y*,- x"' ,x i '+ • w • ., y r . r M ..'t'j 1; ,..�J� M • 6 ar ' Y ` � F 7•.�CNT �, F .W .• y.. ` 2R t A S T +, 1. m�ir i•wr aa " 7 a tN7 4M W i+!.,11 Y „ ! ' +'•4 i. i i 1144/k Y7i , 4.a4 , •,4• •" w 4 v�,_:::� j •4 'r . Fy "� " �» +, '+ i', X W ., " �tiµ}ice ,� o, ,y [ 4 •f a ''W' Wy * ,. I'••i" . 1 •If / t 4 ♦ , +• 44 r ♦ ' Y "I t pp w 1. i' '14:":,y t a. . :. "' 1" tl• • 0 •• • Y: x Y M au • II a M•,�u •+. i a"�'.. WF w •••• w 1. I t �.• W •W , a.' .Y , ,,:� + \ �` y ' • : .a`. Y• - • "'W• N.. . .. • = w I , i 0 � I r w ' 1 COMPREHENSIVE PLAN AMENDMENT & ZONE CHANGE REQUEST U FROM LIGHT INDUSTRIAL T® GENERAL COMMERCIAL • I I � T I i w. I w August 15, 1991 wy. I I I w µ' `,fir' gnus •L. i. Prepared T. Michael & Assocates Ltd 9200 E Mint ral A''enue, Suite 200' 80112 �n le'�rocru �:� . I � I ay I I ms . ; Lill . .,- ' rt:07 . , N , u I I Y>r _A, i�"E : I I f ,, I I I , nviranmerntal Services m I I' I I I I I , I I I I 4 I I 1 I r ui a- r 0 1 1 iw 1+ w I, 1. ��."�y,•_ � 'bM... f..w��i'. x " i� • • , c k�.� z, ., „rWi.' ,._.. I : • I • : I _ CITY OF TI(GAIlID I ' I , : Yu I4�R� lS] PLAN AMENDMENT & ZONE CHANGE RE "QUEST w Y FROM LIGHT BN /U TO GENERAL COMMERCIAL M. w w♦ r • .I rt.. W• M YL I w I I August 15, 1991 ..: . Prepared for: T. Michael & Associates Ltd. 9200 E. Mineral Avenue, Suite 200 Englewood,`CO 80112' • I I .- a. w Prepared by: • . "' I Dorm White Company o�p lay ek�. A. `terI i 1020 SW T aylor �tart e 20 200 Bank o� alifor .a Tower W ` Portland O 97205 Portland, 97215' i a 503-226-6480 3 I ^� I I � • 1 I I , I ' TABLE OF CO • I .. 1Y , I. Introduction w Description 1 t011 Of Proposal O 13 Applicant p F a II: Geier Information I ti I r k A. , Vicinity h Conditions rr r , 1• , . .,w 1. Locational and Land Chatacteristics 4 p } 2. Surrounding Land Uses 4 Comprehensive Plan and Zoning Designations 6 ''. B. Site Characteristics L I • Existing stirs I Land Use "1 g e and Improvements 9 2. Proposed Land Use and Improvements 9 • C. Facilities l& Services 10 � Transportation raa�sportation 4 ° . s� 2. Water 12 - 3. Storm and.Sanitary Sewer 12 ' 4. Miscellaneous Services 12 I , V III. Procedural eeaura9 and Substantive Revla !l Criteria A. Statewide Planning Coals 13 13. Tigard g Comprehensive Ilan 15 •I Tigard and C Tm L ti tjr Development n t" Code 25 a■t , a IV. Summary ■'' { 0„ V, Appendix I , I I I I . . I.. A. Application Formn. . I , I . Title Transfer,It strimient .., C. Site Plan 7 D. List of Tenants I I ' I I I I I I ; r rl r .. II I wie I I li I .I' q I wr I I r.. . 14 I I Y' i r + .,' - --. ^ „k w.•r .-"�w? . ' ..'ew s .. �w' � _ w � * µ.»• ,w,�" A• a • t,' r..: n" w w r �."" i .w u ' 0�q . _u �, _ �- .W.ur., y w-?h •w', '4,',1',,1,I. - Y. i Y 4"+1 i-Me r r. ' .�N' ., I f ,t a. 1 •. d�"' ' 1 ' ' � I ' I 1 ,'.n 1 r, S• r f •wv I I I , r I • •• Exhibit 1„ Vicinity Map • Exhibit 2. Existing Land 5 I 1 � ' I 5 , M Exhibit 3. Existing Plan/Zoning Designations II ,f�Y-: f'*' Exhibit 4. Proposed Pian%wning.Dcsigna ions I „ 8 1 1 • w I I r .w I • s . I 1 1. ■ I r I I IM 0) N ;wl tt al w , r YOlml , I I t' I' I I „ I I I, x' I � i w• v,+lw: *' h I I' I II I P r I 4. I I I I , W I �. a Y` w .�, I, �.whr i w 'I`• ° � � _, y.l µ,yl�� ♦ �w w -- ., S,' `Y+a� N:� '� r R "w f'u� r. ',Px 'k 1 m `:- ..-� -0, xw•• . I N i L INTRODUCTION of Proposal This report provides t he facts and justification. r eq ui re' required t o support Planning g bon ni si o n • r' I and City Council approval of a comb ined comprehensive p lan amendment and zo ne change request The application involves a 1.1 acre parcel bounded b y State Highway 217, " w c Scholls Ferry Road (State Highway 210) and S. Wo Cascade Boulevard. The parcel is . I Tax,I described Exhibit 1, vicinity,Map. escrYbed as T Lot 100 of Map 1S 1 2?I��, The subject property is already developed. A two-story, 23,550 square 'foot office'building wr is located on the property. The balance of the parcel is committed to paved parking areas and landscaping.i ig The se cond flo o r o f th e building is currently leased to a ran g e o f -a; p rofessional office user s (accountants, insurance agents etc.) The first floor of building was formerly occupied by Times Publications, brit it is now vacant. T « The site was developed under Washington County's jursdictiori in an industrial zone. Annexation of the property to the City o f Tigard was initiated by the property owners in :.. 1985 to obtain improved police protection. The Portland Metropolitan Area Local . .« II Government BoundaryI Commission approved the annexation on October 17, 1985 (Proposal.oo .�o. 2155). Subsequent to the annexation, the City of ✓ � 1� Tigard applied a�plan zoning designation of Industrial designation Light Industrial and a zon g gi Industrial Park as the city • of LA I ' w`� designations most comparable to the prior Washington County.industrial designation (MA1). T. Michael & Associates Ltd. T. Michael el so ciates ) recently purchased the sub J ec. ' • property to accommodate relocation and expansion of The Shane Co. Direct Diamond ; Imp orters ('The Shane Co.") stare which currently operates at Washington Squ are IL I .. The applicant proposes to remodel the first floor of the existing building for the jewelry sto re. The s econd floor of the building i 1 continue to be leased for professional office use. n • 4'u. The Industrial Park zoning which:is currently applied j property ' • 'ed t�l the subject pro ei� restntcts .' general retail us to a total 20 percent of the entire within i•. " N ®11 r 1 . , I �nt�M• .�. s uari~ footage' than the of 7.3 development Staff with the City Tigard have indicated that the I proposed used complex. of P P �`' g P P :, use the office of ` tin building .: existing retail/professional.. axis; o' sui#ed t a. General in is more Commercial plan designation and zone. ° fi 1 I• u M. r x "pyr. dL.•ail_""" W: qw Y ,� ,.mot .. ,' y i ` .A.� ..r"Y4 � N .." ' I � L"" ry` • „ •. w . r . n • , f - K � A . 0 K II A t '� W �. .. :1. r •� �� .../ '.r, of ,� 1 ' Oy $tlIN I ,. , N � t :J. .-iiii,,- :..4. . ,.;. : iiiw . s o I a a r V (Mg I nE��Ci:I► ��r:�4 i a tLAHV • rr • t mIlll��r•r: �Iljl�� a�us IMreala: iii (._. —• l , ro ''. . , ma.,... ''• .. 41W, a rum Ps*r°° _ I i,. �ISsoid sr Ao �it ..AO '� ; frog/frog/trot ` � � IIIINIPIIII � r 40 EHI� T . 9E1 .I � FAL� lotijiik t.4.IP y r I _ lit , ... ,., ..CA9N a -, ,, \ g -1. ' lip , . . . ce... .,„ R. ,,,../p.,,,, ire , " '''''. ."1 i VI '''•, 'I'' ' n . 4,47agralifirla-*, . ''' : 55 4:.' .. , .,- 4 •2 ..( boron ST -111 *If* .. ,,,,,, , , . . .. . gip, ,„.„, ,,. . ... . 5, . , .4:.fs, . .4" -rip z i . ,.. M r+ 7� v flll�q .NINVl d�r �� Ci rl ;I �' .jKt*y �.seta .• OM TIGARD to �� . ., - r blfN w �t , WI Imir 4 ,,,,.- tltAl6 QUA!.IN' EDNt1A AD 1 ps ' y i .^ 4 S p1 V?'Ilk King Ct09i '`� J , , , .au I � ��,il• a 1' r '., Rµ .,'twit , �' ialik, c Mt iii.SCALE i r �App •r'l•.. De w Y CHILD 1.44 N 1a0kt � .,Y 9P OVD� . ' j• � • MI ILES ski'...' �;�. ,��a ',M /IVI �'' ........ .� '� •�, ' ,.•} � Jy _� � ,. ++,,w a .r ut '� � „ w ,. r., .. .,..,k#i .. ... ,. ,a vb:`•! ,w:;: ""? �.s. 9iTi;.',» SOURCE: METRO-ALL ARTERIAL IVIAP. 1996. • . x VICINITY .4- ., T. MICHAEL&ASSOCIATES . a . 1 I PLAN M N.`-Z •�. �a, ...Harr' i • �+ i k The applicant contends that the requested General Commercial designation is appropriate for the subject property bwause of the following: site configuration and size restrict its use for an industrial park • the triarigular-shape parcel is bounded on two sides by state highways and on the third by a major collector; the parcel offers excellent visibility and accessibility ; required for General Commercial use • the subject property represents an "island" of industrial park zoning surrounded on -.• - all sides by commercial uses • general commercial uses and zoning predominate in the Scholls Ferry Road/I-lighvvay 217 area (Levitz Furniiaire, Toys R Us, Silo, Cascade Plaza) • the design of the existing building is more suited to office and retail use than 4 . industrial use . , Approval of the requested plan amendment and zone change will provide the certainty - needed for T. Michael & Associates to renovate the first floor of the building for a retail jewelry store. Given that the site is already developed, approval of the request will result in a minimal change to the established land use and traffic patterns in the immediate area B. Applicant T. Michael & Associates is the current owner of the subject property and i the applicant for the plan amendment/zone change request. Thomas Shane is the general partner of T. - - Michael &Associates and Chief Executive Officer of Western Stone & Metal Corp.,which does business as The Shane Co. The corporate headquarters for the firm is located in .4 Colorado. The Shane Co. currently operates stores in Denver, Atlanta, Seattle, Portland - and San Francisco. •"*. The Shane Co.'s present Portland location is at Washington Square IL The lease at the LA. 44 Washington Square II location is up in early 1992 and limited area is avail' able for expansion. There is only one showroom at the Washington Square II location. Based on preliminary design plans, The Shane Co. expects that the existing building on the subject property can accommodate three showrooms. Additionally, the site is centrally located to - serve The Shane Co.'s established market area and offers excellent accessibility and visibility. - co The Shane Co. presently employs 21 people at the Washington Square II store. if the requested plan amendment and zone change is approved, the company expects to hire 5- 10 more employees with relocation of the store to the subject property. I " e +^ ,, _ii,. .. its ... „.-..•. .. .. a • I GENERAL Vicinity conditions- . M - 1. L,ocatio -and M . Land Characteristics .I ., The subject property is located at the northern edge of the Tigard city limits. The 1.1 acre parcel is uniquely located relative to visibility��'and accessibility to major transportation �' corridors. State Highway 217 and existing'on and off ramps border the property on one • ,_ side. Scholls `Ferry Road (State Highway 210) forms the second property boundary. S.W. I. Cascade Boulevard,,a designated major collector which functions as a frontage road to :�. " Highway 217, forms the third.property boundary. _ - The subject property sits on a small knoll at a slightly higher elevation than other parcels a'~"�° , along S.W. Cascade Boulevard. �' - a • g Therefore, the existing building on the property is highly -_ , W visible to travelers on all adjacent roadways. . Dramatic commercial and office development has occurred in the immediate vicinity of the .\ •W w. `� site since the construction of the Washington Square regional mall. Properties in proximity to the mall and interchanges to Highway 217 have witnessed the most dramatic growth and ." µ..,-4. 1 development. ," 4 I g 2. Surrounding Land Uses Existing land uses surrounding the subject property are illustrated on &Mit 2, In general, commercial uses are concentrated at the interchanges and do not extend ' interchanges extend west of the railroad. The cities of Tigard and Beaverton have worked to restrict"�.. g the extension o ,� �� "strip commercial" use s to the west of the along Scholls Ferry R d. Existing land� uses and controllin g j urisdicti ons in the immediate vicinity of the site are summarized below:- 4R 04 O„1 ": f Scholls F Highway : Cascade Music, Silo, Malibu .. 1�Torth� o erry between �i a 217�and railroad. a c, �� ' - Racetrack, Cascade Plaza, View Master (City of Beaverton) d: Business .. � � � B est � I �_ � North ofSchohs � .� of ]Failroa 5 pans of Beaverton) ,I. y �°� East: State Highway gHighway ay 217, Washington Squat Square, �mbass Suites C. ( ity of Tigard), .. I 0 South: Levitz Furniture, Toys R Us, Subur ban Propane, Progress Substation, Sent al Inc.,Business • Center (City of Tigard w 1 South oScholsFer , vwest of Railroad Busine ss parks, Nimbus Center (City of Tigard) II Y. i I • nt NMI• x ,-. t' �,i� ,�w 1 x '��N • N r , rr . ••• • • •• • • • , .t. ` '. r CO ,_ .„.... CPWAIDE . . . , w ' PLAZA , ..- ' .'- m, , .... . ..,. . • ., • - , ,.. . (..) . .., ,,. •-0 •,:. . • " ., , ,vI (Z..' . . . , . l ,.,, ..14 r: -, .. . . SILO& .. .. • • other • - ,, .-••\ comm. 1... 1 . `g- , ".$,...• . . . , - . EEtk\1/131TON1 ki.. 1 • . ... 7. WASHINGTON • . ... ,., ',.e. W ., - • i 1 \ . , ,. • . u ■t ' '44. ' ,. 9 NIMBUS '.. LEVITZ • , / . . ..,. TECH PARK .,:‘,-.•:‘ . FURNITURE , .... . , -,, • . • . •.. .• , . • isi'.. ,, .•. . . co■Ct 0 . , 10YS ,.. .,, . . PUS , . .....,.., . - ...., - ‘S\ -.4- .• , . . . .. ., . . . # - • - SUBURBAN : .'",* . . . .. . .PROPANE ....._ -. tillt. . .,. 1 . ... P .. . SCI-Cia M BUSINESS SUB -... . . II ■ CTER STATION EN .2.. . ., . '"• ' ''...*'A. 1 , MMOICM • . INDUSTRIES , . , of:eit,..- SCALE ., • " . CASCADE POWER 11'.1.• ... -.. wormansmominsal BUSINESS REFJ4TS c25, 0 40 0° • . Calla3 (vacant) ....1 •- SOURCE: COMPREHENSIVE PLAN MAR,3/80. Ili - I EXHIBIT 2 ... ...I 4 !MEM , .. EXISTING LAND USES gligaGONNON TIGARD) CITY LIMITS T. MICHAEL&ASSOCIATES 4 . ,,, . 11"tirlaT+444 RAILROAD PLAN AMENDMEN"IroZONE CHANGE 4 1 1, '`... I ,. ',7- .. . .. ,, "4' , '---„, r : '-' - "-...`" * .: ..t.... - ' ",,i,....t./k■ .■ ' 4.. . ....ate ',.I' -' e ' t ",',�., c' I t 'I .,w • ••t •4. 1 'r I is r ',' . i I' C. ♦ r, I , w ` Within the city of Tigard, land uses along S.W. Cascade Boulevard have.a commercial character and orientation' near the intersections.with Scholls Ferry Road and Greenburg Road. � The e' land uses adjacent to the middle portion of S.W. r� � � • � � � � Cascade Boulevard have a"r stronger "industrial" character. Highway 217 a nd tihe railroad� oad rove identifiable boundaries for r the area: There are no residential uses within the;'vicinity. 3. Comprehensive Plan and Zoning Designations As noted in the introduction to this report, the subject property°was developed 1 under Washington County's jurisdiction 'and county industrial zoning. The property owners initiated annexation of the subject property to the City of Tigard in l 1985 to :obtain unproved access to police protection. In accordance with,an tinter governme l' P P � ntal agreement between Tigard and Washington County, the county zoning (MA1) was 'replaced,with the Y W most comparable city zoning (I-P). The existin g pattern of comprehensive e P la n/Conin g designations i n he vicinity of the f. subject property is illu strafed on Exhibit 3. The designation of the 8.2 3 acre parcel immediately south of th e subject property was changed by the City of Tigard from :. Industrial Park, to General Commercial in 1980 (ZC 16--80). Levitz Furniture and `Tom t R Us stores were subsequently built at that location. The Cl� o of Tigard Comprehensive he s�v e Plan designates s Danl d s south t of Toys s R1sa d adjacent to .V . Casca de Boulevard Light Industri al use. General c ommerc ial designations are focused at the intersections Scholls Ferry Road on north Greenburg w- f sections with S ry n the� north and R.oa¢i on The.City of Beaverton Comprehensive Plan, by contrast, designates the n the south. 'I'hh entire area by Highway extending from Its bounded the railroad, e Ferry on and . the south to Hall Boulevard on the no th lctendin . � Soho north, for General Commercial development. fit 4 ,llu t � naequested by T. Michael & Associates. 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Y : A;A + , •ix MJi i•iii.YY YyY 44.44 .... . • !+;•Yy ir i 4x h Y•.WF . 1. a SCAL 1 sommenewom ,a r ka 44 •- ■ LA Vi : I • zoNtiN 11 a FIAL FDROPIsr I�A h v, m.r!` yy I `f . .+ _ Y.:;I+441 _ M � 1Yy Y:y:l�4;Y:lYY JYIIa I ,. -, *ywVA+, I I I , y ..x ! r i w J B Characteristics I i cte I .. 1. Ezes7 Land Uses and rtts �11� 'r A two story, 23,550 square foot wood frame building is currently located on the X 1.1 acre .- I parcel. The front entrance to the building and the parking area are oriented to S.W. �- Cascade Boulevard. The parking lot is landscaped and lighted. Trees have matured and ,' provide an attractive buffer of the parking area from the S.W. Cascade Boulevard frontage. The parking area is paved and striped as follows: -r • 62 spaces marked for use by tenants of the buildings ..:' -: '11' 1 • 14 spaces identified for visitor use • 3 handicapped spaces close to the entrance . .�. ' - in Access to the property is provided via a two-way driveway to S.W. Cascade Boulevard. -u The access point to this property lines up rr th the `access point to the Levitz:property. A fire hydrant is located adjacent to the driveway into the Levitz propel. _ - The following tenants currently occupy the second floor of the building on, the site: Southwest Accounting & Tax Service Edge Financial Company 4. , :--- 1 Gary Stewart (Farmers Insurance) Kenneth M. Mitchell, CPA , LL K � Fujitsu Imaging Systems of America 4, Technology Enterprises w Jeffrey S. Hawkins, DC .. . Mark I. Creevey (State Farm Insurance) i -' g are characterized _. as existing ar , �� profess�onal�o_ � � . �� the i .. All of the xist�n tenants office uses, and none �uf businesses involve manufacturing or other industrial activities requiring an Industrial Park w• I zone. 2. P sots Proposed d Uses and Vii. �+�eiin � � � � � �� , � �� I .". Er,i � Ihe ,a^l p..lic a n t has retained a n architect to prepare e fa ns for remode ling e h g t he first rst floor of f III t b g � � a e a Shane Co.o.J ewelry store. e seco floor of the. # a .. i i .will be retained in existing professional office use. rw i r ry I i .. a . : .,- i �� " • The applicant will coordinate with the Building Department regarding necessary plans and M • ( code standards for the commercial remodel.If the requested plan amendment/zone change is approved, the applicant plans to proceed immediately with the remodel anticipation el of a store opening in early 1992. I The jewelry store will be o p en seven n da y s a week during the following hours: s: . - - ,,. Monday Friday 10:30 A.M. to 8:00 P.N.B. Saturday 10:30 A.M. to 5:00 P.M. , Sunda y Noon to 5:00 P.M. • Total employment of 25 30 is projected for this location.. Based on the com a ny's � � � , experience with the Washington Square H location, peak retail traffic'in the store occurs _ " during evenings, and on weekends. Therefore, it `is expected that the parking needs, associated with the retail and P rofessional office uses of the buildin g will be complementary. C. Facilities and Services 111 Full urban services are currently available to the site. Given that the site is already ' r- developed` and the plan amendment/zone change is requested only to accommodate a Ichange of use, no impact o n existing facilitIes and services is expected 1. Transportation . The subject prop ert is bounded by signific ant transportation facilities.ities. S tate Highway 217 and the Scholls Ferry on-ramp form one boundary of the property. Scholls Ferry Boulevard (State Highway 210 forms as eco second boundary... and S.W. Cascade. Boulevard forms the third site boundary. The segment of Scholls Ferry Road adjacent to the site is improved with two travel lanes in either direction, with °a left turn lane and a signalized intersection at S.W. Casca d e Boulevard. Hi ghway 217 and the rai lroad corridor are identified as potential"Light Rail Corridor"study areas on the Tigard Transportation Map. a. • The Ore on lie.. rt.. e gpa m ntof Transportation "C�IDC)T'��i isin the process completing a recess coin . �°. p of the i ent and widening Scholls��Ferry Road�to the west o e site.� , with oe major im rovem g of S e oad t Staff the City Engineering Department are not aware:, of any changes planned for the • �e� �i� Engin grin I?ep � nq ..e Scho,l-lsi 2... 1? interchange a,rea. Althou g h sidewalks . are being ei i installed _ �al on g c holls Ferry co Road further to the west, there are no along t e c o s frontage of the subject - � property or on the over pass of Highway 217wW f 0 • _ e I - * . ‘! The City of Tigard, Washington County and ODOT are coordinating on plans to upgrade . e , the railroad crossing at &bolls Ferry with a rubberized intersection. S.W. Cascade Boulevard is designated a "qnajor collector" roadway from Scholls Ferry on - the north to Greenburg Road on the south, The assessor's map indicates an existing right- of-way of 50 feet for the portion of S.W. Cascade Boulevard adjacent to the site. The • II City of Tigard completed an asphalt overlay of S.W. Cascade Boulevard approximately 18 • months ago and does not anticipate near-term widening or improvement of the roadway. - . At present, there are interraittent sidewalks along S.W. Cascade Boulevard. There is a sidewalk along the Levitz Furniture parcel, but no sidewalk adjacent to Toys R Us. Some - business park developments further south on S. W. Cascade Boulevard have sidewalks, while others do pot. The subject property is already developed and it is apparent that a ' 1 sidewalk was not required as a*condition of development. The.S.VV. Cascade Boulevard frontage along the subject property ends at the Highway 217 right-of-way and precludes •• construction of a "linked" sidewalk. ' - _ee subject property takes access from S.W. Cascade Boulevard via a driveway which lines up with the driveway to Levitz Furniture. No changes to this existing access point are' 11 proposed. The intersection of S.W. Cascade Boulevard and Scholls Ferry is signalized, as . is the off-ramp from Highway 217 to Scholls. The City does not have recent traffic counts for the segment of S.W. Cascade Boulevard - . adjacent to the subject property. However, /990 traffic counts taken closer to Greenburg Road indicated that the road carried an average daily traffic (ADT) of approximately 2400 vehicles in each direction. Many of the vehicles stopped at commercial destinations close to the major intersections (Jazzercize, Office Club, Toys R Us) and did not continue along the roadway. 1988 Highway Division traffic counts for Highway 217 and Scholls Ferry Road in proximity to the subject property are provided below; , Highway 217 0.30 mile south of Scholls Ferry 88,100 vehicles (ADT) • Scholls Ferry 0.08 mile south of Hwy. 217 20,500 vehicles (ADT) rt A minimal change in traffic patterns to and from this site is expected with the change in zoning. The existing prof.essional office uses of the second floor of the building will not ca be affected by the plan amendment/zone change. Traffic associated with the prior Times g I Publications use of the first floor of the building will be replaced by traffic associated with • a commercial jewelry store. The proposed general commercial use will not generate any „ 0 - truck or distribution traffic. Additionally, peak customer periods tend to be focused on evenings and weekends as opposed to weekday office and industrial traffic. - • " II h a I- 1 .. D 1' a _ I I w w e ad v 1 l 1 „ , I 2. Water . ,I I • . , Water service to the site is provided by the Tualatin Water Di strict (former .Metzger Water District), The railroad prrpvides the boundary between the Tigard Water�District " and the Tualatin Water Di s t r i ct Existing se ry i ce the e site i s provid ed from� a,f2" main in S.W. Cascade Boulevard. Tho Water District obtains ��. its water supply from the City of .un system.Portland Bull, 1� em. The district operates under a 25 year water supply contract _ N with the City of Portland. of ads. the water o The City f Ti r is not in he ater sk business 1 ne and nil'will continue to rely,one existing� Tigard supply y ,. � in8 water districts for water service. A fire hydrant is located in proximity to the site at the, - I driveway entrance to the Levitz Furniture parcel. . 3. Seger I The subject property " located within the territory of Unified 'Sewerage Agency. A property is he f the 12 main in S.W. Cascade Boulevard serves the site. The Unified Sewerage Agency also 11. I' functions as the storm eater management utility for the area. Site drainage flows to ditches S.W. Cascade Boulevard. The driveway which parallel 8 ewa access point is ulverted P � �' Po� � . I 4. Miscellaneous Services • Tualatin Valley Fire Rescue p rovide s fi re protection services ces to the property. The closest fire station is located at 84th,& Scholls Ferry (Station #253). A fire hydrant. �s located in proximity to ,the property at the driveway entrance' to Levitz Furniture and - r I a xi's tin g 'I water lines are sized to acconr�odate commercia l ar ea fire flows. Additionally, any modifications to the existing building will be reviewed by the Fir e District for compliance with the Uniform Fire Code. I III I, PI or tlan d General Corpo ratI a o n provides ovide s el.ec'lri ci ty' to the site. The The Progress e' s..s. substation is . located short distance of the site ad jacent t o S.W. Cascade Boulevard and the , railroad. Power lines run overhead adjacent to S.W.'Cascade Boulevard: TI he City of Tigard r d rovidesI .police r otec tio'...,.n services to o I the s ite. The,.. a n or o w•n eI r o f the site annexed the ci ty primarily to o obtain police protection. The city a higher officer/population ratio than the Washington Sheriff an d also provided quicker response tines. • � I I , I I I , I I I I I I I I I I , I I I I , I 'I .r I II i ,iI r, •.�„ I I I I I r I 4 rti REVIEW ' PROCEDURAL AND SUBSTANTIVE A.• r ' Statewide �. - The Land Conservation and Development Commission ("LCDC")'has acknowledged that �!. the Tigard, Comprehensive Plan complies with the statewide planning goals. The city 1 '` completed a periodic review and update of the comprehensive plan and has .I .� recently complete p p p p forwarded a final order to LCDC. _ The Tigard Comprehensive rehensive Plan provides s the primary fr am ew o rk an d policy basis to review!the plan amendment and zone change requested by T. Michael & Associates. _ II However, proposed a mendment s to an acknowledged local plan must also be evaluated ted, in the context of relevant statewide goals. 111 At a pre-application conference en ceh el lo July 1991, staff planner ner Je�Y Offer indicated ed , that Statewide Planning Goal 1(Citizen Involvement), Goal 2 (Land Use Planning) Goal 9 (Economic Development) and Goal 12 (Transportation) were goals which must be . �. 111 addressed in the application. w• The following findings procedural b requirements of the _. g ngs address the�� pro ducal and substantive uire�e f � Statewide Planning Goals ref er en c ed by the staff at the re-a P lication conference. Goal text is highlighted in italic type. Goal J. citizen Involvement 1 To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. .r •. . Findings:,. Th_e City of Tigard. a nd has adopted o t a citizen itapplications i ze n. ,in v o :l v e n en„ t program r.o am which in clu ,d e s review of all land use a n d development b Neighborhood Planning Or g anizations (NPO). The sub ject property is located within the boundaries of NPO #2.. A full c o py of the submittal will be provided to O #2 for review e w a nd comments prior to the public hearings before the Planning Commiss io n an City Council. Additionally,�1.. individual mailed notice ce will be provided to surrounding property owners in accordance with statu t ory n otice requirements. at Therefore, Ta g and s .e sta b i s he i citizen procedures involvement ven ent Pr o a m, an d .: , insure su re, the opportunity for citizens to be involved in t he review of the requested plan • � amendment/zone change. I • I I r v ,r. n I. Goal 2. Land Use Planning To establish a land use process and policy framework as a basis for. all decisions and action and factual for such decisions and y . , related to use of land A to assure an adequate 'actual base f ' ' actions. Findings: The Land Conservation& Development Commission has acknowledged that the • Tigard Comprehensive Plan and Community Development oprnent Code comply with tlarS►tatewide • - Plannin g Goals. The local comprehensive plan and Code provide an excellent policy Iframework to guide individual land use decisions. The City will .apply all relevant Statewide Goals, City of Tigard Comprehensive Plan policies and Community Development - Code requirements to the review and consideration of the requested plan amendment/zone change, and the local decision will be based upon adequate facts and findings. • I Goal 9. Economic Development '� To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, wel f are, arid prosperity of Oregon's citizens. Findings: The requested designation of the 1.1 acre'parcel for General Commercial use will provide an opportunity to reinforce retail employment at a location which is well suited to retail use. An estimated 31 of persons working within the Tigard study area " are employed in the retail sector, a higher percentage than found in Washington County as a whole. The Shane Co. employs 21 people at its present Washington Square II location. The I- •• firm anticipates hh i rin an additional 5-10 people with to the subject property. According to vacant a c land i nvent o ry c omple ted in 1930 the City of Tigar d has approximately 59 vacant acres designated for General Commercial development and 91 vacant acres designated for development. The amendment P affect es des g Industrial Parr,develop mendment� will not vacant a nd invent ories b ec ause the property� is already developed. ea HH owev v e r, the Location of the property and site characteristics are co nsistent with criteria for general commercial development. Goal 12. Transportation co convenient and tray ortatin system. To provide and encourage a �sa a convenr economic zs � em. I p 8 f� p � m el . s The subject property is located in an urban u � � ' an se�tnn with safe and convenient en J P P � g �► t acce�► to major transportation corridors, The plan amendrnent/zone change will not result . . in an y change t o established+ a aaccess c cess points. Addit ,Additionally, the amendment is not ot ant„ is• ate d o result in an increase in site generated traffic with the change of use Of first boo r 14 I I a I r I A " • 1 Y ..., . 1 , . _ , • of the building ilding gron the prior Ti mes Publications use to the proposed retail jewelry�y store r Retail traffic,trips are typically dispersed to a greater degree than office trips (Institute of Traffic Engineers, TrneratioQ). Highway 217 and. Scholls Ferry carry the greatest .T o - �I percentage of daily traffic during A.M. and P.M. commute periods. Based on experience at the current Washington Square. H location, the jewelry store experiences higher / • , . customer peaks in evenings and on weekends. Therefore, the proposed use of the existing - : ® building will economically ,utilize the existing capital investment in major transportation facilities serving the area. E. Tigard Comprehensive Plan As noted in the introduction to this report, the subject property is��currently designated for Liglrit,lzidustrialuse on the� TigatclCs�iriprehensi�ie. Plan and is zoned Industrial - `. Park (I-I'). The hP zone restricts general retail uses to a total of,20 percent of the entire square footage within the development complex. Given that the applicant proposes to 0 remodel and convert the first floor of the existing building to a retail jewelry store and g � J ry showroom, a chair lan amendment/zone change to General Commercial is needed. p S ' s framework to evaluate the requested The Tigard Comprehensive Plan provide the policy fir q amendment. Based upon 'a pre-application meeting conducted in July with planning department staff, the following plan policies are addressed in this submittal: 1.1,1 (Required consistency with statewide planning goals) 2.1.1 (Citizen involvement 4.2.1 (Water quality standards) ,, 5.1.1 5.1.4 (Diversification n ofecc economic ic opportunity) (Encroachment into residential areas) 7.1.2 (Availability of services) , 7.2.1 (Drainage control)(Sewage a connections g 7.5.2 (Police protection) a 7.6.1 1 (Fire protection) 8.1.1 (Safe, efficient t roadway systems) 8.1.3 ( n ri 1�"�',,2.1 (Commercial, locational criteria) ra - criteria . CD ui � �� 3 (Industrial ) cume' In addition, the application that a change in physical r , . . n; ion- must. document t at ,` 1 circumstances has a ,nistake was since the original deli designation that } _ occurred gn or the made in the original land . use designation. 1 , - i s , v. I 0 - ° Applicable comprehensive plan policies and criteria are highlighted in italic type below, followed by comments which explain why the requested amendment from Light Industrial General Commercial complies with the policies and - to ire ` l��com lies criteria. •-• . Section 1. Quasi-Judicial Changes to the Plan Map w.. Changes to the Comprehensive Plan Map may be initiated by affected parties on a semi- ' annual basis and approved if the City Council finds: a. The change is consistent with applicable plan policies; b.. A change of physical circumstances'has occurred since the original designation; or c. A mistake was made in the original land use designation. - Findings: Applicable plan policies are described in the balance of this section and are not I, repeated here. • • Although the exact date of construction of the building on the subject property is not known, the site development preceded annexation of the property to the City of Tigard in 1985. The property was developed under the jurisdiction of Washington County and under an industrial designation. Several changes in physical circumstances have occurred since Washington County originally applied an industrial designation to the subject property. . ". First, the Cities of Tigard and Beaverton have annexed many areas along the Highway 2l7/Scholls corridor which had previously been in Washington County's jurisdiction. With . - I annexation, the cities have assumed the lead role in determining the appropriate plan, designations for annexed territories. . - - I Second, t he City of Tigard amended the Comprehensive P lan Map and zoning de si � ati o' n s of property acros s Cascade Boule vard from the subject property i 1 980. The designation of the 2 acres changed from to General Commercial and Levitz Furniture Toys R Us stores were built on the property. With approval and `To dal of that 'earlier • . a ro e r o�. •q amendment the s.u'b j ect property u was left as an ' is,la.,,nd` of f I-P land surrounded r.ou ti ded by arterials a nd commercial zoning. Further, larger land in th e vicinity t property at the Highway 217 & Scholls Feryinterchange is zoned and develo ped for g eneral commercial uses and subject property is no lon g er an appropriate location Ifor Light Industrial development. t.9 Third, Times Publications has vacated use of the first floor of the existing building on the 00, g -J property. All remaining n g... tenants_on the se cond"floor of th e building are characterized terized as "P rof essional offices'ce`' uses. The existin g building is not deli nd as an industrial or flex s p ace building. The building is well-suited to a combined office/retail us e. However, the current DP zone does not provide th e flexibility ty to a c co o�ate� retail and office uses 16 1 I I 7 Iin the absence of any industrial use Therefore, the changes in physical circumstances which have occurred since the ro P Pe� ' was originally designated warrant a change from Light Industrial to General Commercial. . The applicant does not contend that ;a "mistake" or "mapping error was made in the on • al designation. However, Wthe prior Times Publications use could have been • . r gin 6n p accommodated in either the Light Industrial or General Commercial designations. Given existing site improvements , uses . o d .the given atisting ' and proposed for site, and veli surrounding . designations and land uses, it is appropriate for the City of Tigard to redesignate.,this site • . for General Commercial use. • III Policy 1.1.1 The City shall ensure that: 1.` a. This comprehensive plan and all future legs' lartive changes are consistent with the, statewide planning goals adopted by the Land Conservation and Development I Commission, the regional plan adopted by the Metropolitan Service District; b. Any neighborhood planning organization plans and implementation measures adopted, by the City of g. plan are designed is th 'ty f TIC and after the effective date of this comprehensivve' is a Ito, be consistent with this plan; and c. The Tigard Comprehensive Plan and Community Development Code are kept current w " with the needy of the community: In order to do this: - I I 1. This plan shall be reviewed and updated at least every five years. - • Findings: LCDC ha s acknowledge d that the City of Tigard Comprehensive Plan compliI es Statewide Planning Additionally, the completed a five year y with the tate Goals. di " city recently. review and update of the Comprehensive Plan. The` City will provide notice of the - I requested plan amendment/zone change to the Department of Land Conservation & - .,; . Development "D LC D" in accordance post-acknowledgement s t-a ck n®wile d g e m e nt P amendment t review w P rocedures. DLCD will have an opportunity� to revs ew a n c omm ent on the if any statewide goal issues a re raised by the amen dme nt. Metro is beginning the process of public hearings on a Regi . . i 410 designations in the vicinity. Senior Planner Nadine Smith indicated that the application of General Commercial zotiing to the subject property would be consistent and compatible with zoning applied to properties north of Scholls Ferry Road within the City of II • Beaverton. The railroad and Highway 217 provide the boundary for the adjacent area of General Commercial zoning within the City of Beaverton. According to information provided by the planning staff, the subject property is not located within the boundaries of a neighborhood association plan or a Special Area of Concern. - I The applicable neighborhood association, NPO #2, will be provided a copy of the application and will have an opportunity to review and comment on the proposal prior to 1 the public hearings. Therefore, established notice and coordination procedures will ensure that the requested .. amendment is evaluated for consistency with applicable statewide planning goals and other - 11 applicable plans. . - • Policy 21.1 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. 111 Findings: The City of Tigard has implemented an ongoing citizen involvement program. __ - • - - ; - Neighborhood planning organizations (NPO) contributed significant time and energy to - I developing Tigard's plan. Additionally, NF'O's are involved in the review of land use policy • issues and site-specific development proposals. The City will forward a copy of this application to NPO #2 for their review and comment prior to the public hearing. Notice • - I of the application and public hearing will also be posted on the site, published in the Tigard Times and mailed to surrounding property owners in accordance with statutory • Al - 111 requirements. Therefore, use of established neighborhood organization and notification procedures will ensure that citizens have an opportunity to be involved in consideration • of the plan amendment/zone change request. , • I Policy 4.2.1 All development within the Tigard urban planning area shall comply with applicable federa4 state and regional water quality standards. 9_-gr Findings: The site is alreat developed and building and site improvements were reviewed co for compliance with federal, state and regional water quality standards in effect at the time of development. The proposed redesignation of the site for General Commercial use will not result in significant building or site modifications or affect compliance with this plan policy. The applicant recognizes that any changes to impervious surface area are reviewed • .71 by the Unified Sewerage Agency for compliance with the Oregon Environmental Quality Commission's rules for the Tualatin River Basin. 18 .IJ • • Policy 5.1.1 The City shall promote activities aimed d atth the dv diversification cola n �! tY promote ,o of the ecoyaomtc � f opportunities available to Tigard residents with particular emphasis placed on the growth of the local lob marked Findings: Retail and service jobs provide important segment of the local job J P P � job If the requested amendment is approved, the applicant will have the certainty needed to remodel the first floor of the existing building for a retail jewelry store and showrooms. The Shane Co. expects to increase employment (currently 21) by 5-10 people with the Irelocation from Washington Square II to the subject property. Policy 5.1.4 The City shall ensure that new commercial and industrial development shall not Iencroach into residential areas that have not been designated for commercial or industrial uses. •Findings: The subject property is located within o r adjacent to a designated residential area. The requested amendment will allow "infill" use of an established commercial area and will contain encroachment into residential neighborhoods. Policy 73.2 The 00 shall require as a pre-condition to development approval that: II a. Development coincide with the availability of adequate service capacity including: 1. Public water; I2. Public sewer; and 3. Storm drainage. b. The facilities are: 1. Capable of adequate'y serving all intervening properties and, the proposed ro sed development; and 2. Designed to city standards. I c. All new development utilities to be laced development p �ndergirau:ul., Findings: a subject property i s currently fully served with ith orbsn services,s'. including di ng water, sewer, g as, electricity and telephone. requested amendment will allow infrastructure and will not require an changes service continued use of the existing,infra n es . y � . the'hese me delivery system. All service. . ... .providers will have to review and comment�` a the opportunity. rove 0 r w the requested plan amendment/zone change prior a omrnen on , P g P to the public hearing, i Although Policy 7d.2 2 requires underground .ergroun utilities ill t ies 1Ill new e wd developm ent,; t.he subject act property was d evelo p ed under Washington County's jurisdiction and existing power lines run o verhe ad along S. W. Cascade Boulevard. , • 19 • ll ,r I 1 , , I f 1 I y Policy 721 The City shall require as a iire-condldon to development that: m a. A site development study be submitted for development in areas,subject to poor I drainage ground instability or flooding which shows that the development is safe and . . • will not create adverse offsite impacts b. Natural draina ge w ays be maintained u n less submitted studies s ho w th t alternative drainage solutions can solve on-sue drainage problems Jana' will assure no adverse offsite impacff' All drainage can be handled on-site or,there is an alternate ate solution drainage on 'which will not increase the offsite impact; d. The 100-year floodplain elevation as established by the 198.E flood insurance'study conducted by the U.S. Army Corps of Engineers be protected; and • development plan. • e. Erosion control techniques be included as a part of the sit e p ment p la n. • s: site is not located within t I Findings: The ho to ate � hm I the boundaries 100-year ,�a ��`�a g err of a 1 od l m or a Y designated area of ground instability. The property is developed and the plan amendment from Light Industrial to Ger.:erai Commercial will not change the site development or drainage patterns. I Policy 7.4.4 The City, shall require that all new development be connected for an approved • ry sewerage system. senile sewers a syste Findings: subject property i ry sewerage ys existing The I sub ect is connected to the sanitary system.I sewer trunk line is located in S.W. Cascade Boulevard and provides gravity flow service to the subject property. I I Policy 7.5.2 As a part of the ongoing development review, the City shall: • a. Require visible identification 'sr to assist emergency vehicles in locating the area a I q signs � �' � f the problem; b. Utilize de f ensibl e space concepts; and c. Require the Tigard police department to review development applications. anons. , 0- I Fi ndin g g s.,: The subject property s,i ts on a k noll adjacent t to several heavily vil y traveled highways Y s ,(,)..c • and the building is very visible. Shane Co. will establish clear signage for the business a nd the building remodel will incorporate security eonsideratiorts in the design. Additionally, the Tigard police department... : . . have the opportunity, . to review' and I Addy o . ti requested plan� I comment on the re ue ..e �uent b ilduit m' amendment/zone change and any su 0 modification. I I rGo I " I I I I , I 1 I I II I I I , I I I I I I I y ' ., • ' �• ` I 1. " U Policy 7°6.1 The City shall require as a'pre-condition to development that • •N' a The development be served by a water system having adequate water pressure for fire protection purposes; b. The development ment shall not reduce the water pressure in the area below a level adequate a p p for fire protection purposes; and - . e. The a pp licabe fire district re view all applications. ' I I Findings: The amendment is required to accommodate a change of use of an existing _ structure. Tualatin Valley Fire & Rescue serves the area from a station located at Scholls Ferry and 84th (Station #253). Existing mains and hydrants. . _ Station #253 . Existin water are located in S.W. Cascade Boulevard adjacent to the site. Additionally, the fire district will have the opportunity to review any applications for building modification. Policy 8.1.1 The City shall plan for a safe and efficient street and roadway y sy st e m that meets current needs and anticipated future growth and development. I Findings: It is anticipated that proposed esi ation of the site will result in the sad red gn a minimal change of traffic on the existing roadway system. According to the Institute of Traffic Engineers iririp Generation Manual, light industrial and industrial park facilities ° usually generate trips at the same time as adjacent street traffic (7 to 9 A.M. and 4 to 6 P.M.). Peak travel times to specialty retail uses such as a jewelry store, however, tend to - w be focused on evenings and weekends. ° The existing roadway s y stem has adequate capacity to accommodate the modest change the building newspaper publishing use to in use of the first floor of ui�ding from. the prior newspa er puhltshm us the pro p osed re tail jewelry store. An existing signal at the intersection of Scholls lls h e rry an d S.W. Cascade Boulevard includes a left turn lane for safe and efficient traffic flow. Policy 8.1.3 The City shall require as a precondition to development approval that: a. Development abut a ublic dedicated street adequate access rove _ pmenl p . ly dedicated or have adequat app. d hY the appropriate approval authority; w in width � b. Street right-of-way d here't rs substandard i - . be+dedicated the street �. A commit to streets, curbs and city of c The the sidewalks � construction o Pe standards within t a the development; . : Individual developers to in improvement p t of existing streets, curbs and d � evelo rs partr`cipa r► t/te rm M raveme sidewalks to the extent of the development's impacts; f P .. be made and street signs or signals be provided when the e. Street improvements ' development is found r tensi a traffic hazard; Transit stops,s, bus turnout lanes and shelters be provided when proposed use is o f. P P , �wlx n:,the of a type which generates transit ridership; I W I I I 21 I I I II _ I I I I I , h. I' I' I r t]T i t -tt, a. 9 n yv 't tT F', .,1 S r t i`''''t�. t, J j - -d. .I' I' ;1 ,� ,'a,d,1�L. f ta+ f,'rt ,n,, . ,k i P of ,t !a t "t i t I n. k c ,� S .� " 1 < r l W r I11 1 �• I' 1 Y I � P _• , ,Ic t�, r.!rL r I }, '' t a F V',, v4 a� t r,�,. 4 w,'a. I a t .t t a -•f^� „,,,,',t':!,,,,,,,,, .. r t I IY i 4 �,t i - Iy x r t ' d V, ��tl il: I 'If,. ln I IM'J. �Ari • a ; 1.7 A {I r{„ r' is .• ., t .',,,,'•'.' I -��,, �' ± �„ 1 I' t at ! a r I. 1 t I r•I ',I' • a , W \' ' it R 4f !i 1 i;t � � i� .-. _ i.. ''i. y •,{ r{1,. I t♦ ,ha ' s laces beet id a acid i»arfced ors'...:.c.' o' erwed} disabledt�� erso s,°and thot te, } g.� �Farking p �s as .� .P � p =u I'.,. .. �' Y GrJ r. Iti• I 'r s� n�S,, . � � � � paces be�lo�attd o��cla a�x,�possible t��;the�e�u�ance o'isigned,jor c��ebltslPersA� and� �� '_! II � � �� ' cue to i dement t I cle/p edesinan corridor vi accordance4 with the 7. '`t . ._ �s h. �lund�'be dedtc d �np thei bicy p I k ,x adopted p .I t t t r. r a k 4 1 •t '�,I • r,l I A � l 4 Findin gs� '°�'he ,situ':.is''''f' ,,, develop•,d and'rthe, pia 'amendnnent/zone r change',..is„ requested .:to� , Ir 8, y f floor 'of 'tht~ existin bui'din Road end ' aacomanodate :genera! retail use o tree` rust ,, g g access y �` v 10 ;men ors uial e W, hen in:,Coun °en con uncteon rith,l the p . 4. v� �en� wete�rre��uered b , as g � r , �� • Iet�n ro ern � � r �' J review process The drivewa access , point tol S:' .'Cas+cadc ou%vard as estableshed`t4 pirovide fore safe=.visibility., Addflteonally,'handicapped parking:spaces'were required loc red`close''to the , ' entrance• to the buildings Therefore it es'the applicant s po3Iuon that 1'alIcy;8.1.3 does not apply ,,. to this olio amendinent/zone change rrequest. I . 'I`ve a® licant recognizes•that any future modifications to the property or building which req ire site ' development review approval,could:oe conditioned for improvements under Policy,';8.1 3. I Policy 12.21 he City shall: :.• I r t I I I I r I I l r L' Prov commercial development based on the type of use, .its slier and req Bred trade•area. r I i . lira le plan policies. �� c. � ��! the a�� ro b � '��1•err (.1,1.•;:p' �� , � .� ,i.b: A all app p pp p r _ •, � � � I �� pp �mate lo 'teria� llc� ��to the scale of thtr protect. �. - er l:Commercial C P` r • I r r. , I , r , , ,y i I Genf . _�' nra or reran ,g ,., ��'natiort�� rat Cotrtlnercial areas are, intended to pro�de�, or� j l Dads�a servic,ts; 7h. I ' ' clkassi ed as eneral cial may involve . e s a .drive!-In ser►�ces, lar� � � f � 'r rive o ce�users�a co 0 - ,�i g comm. — d I g p rrtb: ,.,,. o - retail, � rid re . , ve I adr servtcts o I ry - . the - �� etatl servcce-'wholesale a r royide se cis i travel�rug pubXlc The uses e m,e, v e drt lit services, sWp + and sa range. �' rod ace' s g from auto»robrle re air acrd q�u�pl nt�stm stores* � �ticle - restaurants to laundry establishments. It is intended` that these”uses her, nt•to a�z arterial or •,,, .,,, , ,.,,,,,:, ,, .,,,,•:,,,., t' major collector street: r I . A., , Scale ' I I t t Tralc AT ea. rr�a r IS. r ' (2) Site St c. Depends on de, ve l o p' n t ent' ; — , t(3) Gross Leasable Area, Vares , .. � r I I g ,J I I I M a t ' . J '� I I r ^ - • u ! III . . ' 1 T I r ( I r I r r I I I i. �I «: • ail i — r r I i� � I 3. I, ,r ,u dl i I r tl t r I r � i it - r I. I I li I I � i r , I J � r . �1.t • . . , r,, r rI .. ,. ( .-...0 V.w,i B.,. ,..... .., .,.. .�ja �, .✓ ..... r .t. �.,., .,.,,,.. .. . •. w • - - P. Locational Criteria I (1) Spewing and Location (a) The commercial area is not surrounded by residential districts on more than two sides. (2) Access _ - (a) The proposed area or ex p ansion of an existing area shall not create traffic congestion or a traffic safety°problem. Such a determination shall be based on the street capacity, existing and projected traffic volumes, the speed limit, number of turns t 8 movements, and the traffic generating characteristics of the various types of uses. (77 - (b) The site shall have direct access from a major collector or arterial street. _ (c) Public transportation shall be available to the site or general area. (3) Site Characteristics (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall have high visibility. • (4) Impact Assessment 1 (a) The scale of the project shall be compatible with the surrounding g uses. p 8 (b) The site configuration and characteristics shall be such that the privacy of adjacent non-commercial uses can be maintained. (c) It shall be possible to incorporate the unique site features into the site design and development plan. I (d) The associated lights, noise and activities shall not interfere with adjoining non- residential uses: Findings: The subject property is located within the trade area currentl y se rved by The Shane Co. at the g Square provide adequate the S uaze II location. The existing building site size in� � area to accommodate relocation ton. and exis g � p quata cation and expansion of the existing jewelry store. property ' to a desi designated residential area. Existing- or adjacent M The is located `thin o g 's ` g uses subject snot 1 ted wi within the immediate vicinity of the site are characterized commercial uses ized as' tY aracterd amendment �' (Levitz,opportunity�c R s„ aza, etc.). Approval of the requested ndment ill provide . Silo, rca p de Toys � Plaza, an established q to Cascade 1 i hed general commercial area,and remove an island of industrial park zoning. e. is bounded by and by a major collector The subject property'" State Highways s arterials , sides. ntwosy y g �+ (arterials)© roadway on the third site: Direct access to the property is available via driveway Cascade� There a dri Y to Levitz Furniture. no direct S.W.�:�V: Cascade ato oulevar • access from the Boulevard which matches ' .. . . , cRoad the access point .,... The intersection t S.W. Cascade Boulevard site to Scholls Ferry r ,� ions o� S. le�rar signalized, � Scholls to Hi g hwa 217 Addition transit service is available d S o l Ferry as is the on & off ramp g to Washington I g a e�and along Ferry Road. v' la Additionally, ' • hart ton.Square g � I � _ � � I . , Approval o the re qU es a amendment , not result in appreciable a e cla n 8 e in traffic volumes.23 I I I. II , _ 'r t,l 1,' � r'c Ire '.A "e', r a t, 1' r �^ i, , 1 vi .1 A J C I I •I� traffic volumes(Average gaily >Tr�c ,of 4800 vehicles o n w 'cascade dI a rd,l • z ' ' 20,500 vehicles on Scholia Ferry and 88,lo®vehicles°':on Highway Z17, traffic.volumes generated ar. by the retail jewelry store will'represent a minor fraction of the overall background traffic volumes' on adjacent roadways. Michael &Associates purchased the subject property because the site has high visibility and the •� -. T ,Mich � � �� ty existing building can be.remodeled to`accommodate.present and;future needs. o . e only a remodel the 1 The applicant proposes y emodel of the existing bu lding;to l a�om�mc�d�te' reta� ewe _ store and showrooms on The scale and design character'of the on the first floor. �`h � "building willnot'b�e' . . changed dramatically with the remodel, ,All;adjacent uses are either major'roadways Or commercial q commercial use of the property wall uses: Therefore the requested amendment and proposed general c , not interfere with residential and non-commercial uses and the request is consistent with all locational • criteria,which have been established for general commercial development• • Polio; 12.3.1 The City shall require that , • °- ^a. Sites for Heavy Industrial development shall be • -__ �. (1) Sep arated by topography established killers, transportation, or other non-residential _ . land uses from residentially developed areas. (2), Located in areas having rail service, arterial or major collector access. • I b. Sites for Light Industrial development shall be: . residential areas to assure't • , (1) Buffered from reslrt that privacy and the residential character ; of the area are r f p esertired. I or collector industrial traffic shall not be. (2) Located on an arterial o street acid that ind . channeled through residential areas. • c. The site shall of shape , sct� all"be o a size and sh a which will provide for the short and long range needs • • of the use., I d i The land intended for development shall have an average site topography Of less than 6% g n �cer�n techniques all aimitanons I ' grade, or that u',can be demonstrated that through�e g • . _ devel opment an d t'he provi sion of services can be mitigated. ted. • P It can be demonstrated that associated lig hts, no ise and other external erects w not interfere with the activities and uses on surrounding properties. a " f A licabl lll other PP �` e plan policies can bey,Ittiet. • I I I I I I I • I m I .a I I I I .. I , 1 I I I I. I I I 1 . I I I I I I I I I III . I ' I it I • I i I I , t I w • « - M . w + 1 I 1 I I 4 1 - ..• • I _ r Findings: The subject 1:1 acre parcel is separated from residential areas, is located on arterial and A collector streets, and does have'a grade of less than 6%. However, the site size, unusual configuration and existn building��are not suite to the needs end requirements i industrial park _ 8� 9 !` p users. Typically, iaidustrial or flex space buildings are single story with loading bays. Much of the recent "business park" development within the City of Tigard has occurred within larger scale parks . which are developed and managed to accommodate a range of industrial,distribution and office uses within a planned campus. _ None, of the existing uses within the building are characterized as industrial uses which require Industrial Park zoning. Given the pattern of zoning and development on adjacent parcels and the character of the existing building and tenants,the subject property more appropriately fits the criteria for General Commercial development as opposed to Light Industrial development. C. Community Development Code - I The applicant is requesting a zone change from I-P to C•G in conjunction with the requested amendment to the Comprehensive Plan Map. Section 18.22.040 of the Community Development Code sets forth the decision standards and procedures for amendments to the Zoning Map as follows: 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. The applicable co mp rehensive plan policies and map designation and. the change will not 111• � adv ersely affect-the health, safety and welfare of thg e community; 2. The s tatewide p lannin g goals ado p ted under Oregon Revised Statutes tatue es �a pt, er 197, until • acknowledgement of the comprehensive plan and ordinances; 3. The applicable standards of any provision of this code or other applicable implementing ordinance; and 4. Evidence of community the ' � f change in the nelghbor�ood or con�una or �m�stalke, or inconsistency in t comprehensive plan or zoning map as it relates to the property which is the subject of the development application. . g . change criteria essentially the criteria for a comp. . : e P map Findings: The zone c parallel. rehensty F" ial1Y P plan. m - - 1 amendment. Findings under Sections IIA and JIB of this report address compliance with applicable statewide planning goals and comprehensive plan policies Additionally, findings have been provided to address .the evidence of i n the neighborhood or community or y inconsistency y in n the comprehensive plan or z zoning map. To avoid redundancy, the findings provided to address the n com p rehensive plan amendment also apply to th e zone c han ge. g • us The change will the site g not adversely,affect safety community because ct the health, saf or welfare of the already developed; appropriate riate for' commercial i ., v � �'� . � � PP � , .. . . co � gal � . existing roads ��and� _ �uses; � e elo ed, e is alread� � de location �s a improvements can safely accommodate traffic flow and established federal, state an � p y acct and local health I and safety standards govern actual site use and protect the welfare of the conummity. Applicable standards of the. Community Development Code which pertaut to Gee APP tY Development Hera) Commercial development are addressed below. I I r I , Y" * _ W Y , i w , ._ Ql D Puraose i 1 r 1, The u se o the general . t al o c r mine cial areas.Is ro f vii�t r. major r � � �' e�teit. oods and se cis. 1. The uses'class sled as general comrnea•c lnvalvt ve In �" � ,, may services,,,large space users.. a combination of retail,'service, wholesale,°and repair services,•or provide "to the traveling public; *v gds 2. The uses range from automobile repair and services, supply and equipment stores, vehicle gales, and drive-in restaurants l to laundry cstablidi'nenxs, and 3 `It is intended these I� _ that ese uses . es he adjacent nt ace o' ,� to an arterial or major culltet'or strut. �,' . Findings:do Th s: e°u a of s , the building ro sed by The Shaw* g bud g p � y ,� Co. is,Classified as a retail..use • Other + tenants in the building provide professional'. and administrative services. The existing site `. o building g p proposed consistent with improvements and existing and pr sed uses':',of the b ' in' are �o th the purpose I - The area surrounding the site has' •' oe• commercial char statement of the C G �o an esta�hshed comane icier. a . . The street and utili ty pattern is established and will support the planned uses of the property a 'the the- ' _ - - . existing building. i18. i .'030 Permitted . This section sets forth permitted uses in the C-G zone. Findings: The applicant proposes to remodel and use the first floor of the building for a retail .. - j existing p on All • d and retain e�x ist�n ro •: ice uses o second floor. of , jewelry store professional o� sera the proposed land are explicitly identified as permitted uses in the G- zone:' • • 18.6 .05O m This section sets f o rth th e lot width re q uirt rents, setback provisions, site covers g e, buildng height_ I • and l a a fn provisions of the C-G zone. Findings:s existing building site p .comply wit. dimensional requirements p _ g building . niea�ts at�sl .. The a tin and dSvel® n'ent coin with d standards zone the existing site development � � �' P �"�1lan is of the Eighty ve for property . closed Appendix percent of the site is committed to building r the ro ��en o tnen 0 rcent in PPe pave � tY p The C-G zone allow, , , �and,paved areas, and,? PC .. of : ed . (building inmpervious the site is landsca : , surfaces) and � ��' m and pthaS159faof s requires� sup coverage uild �' .. .. d:'r q the site landscaped. ., Viz T �, i does not specify and setbacks, except case were the commercial zone abuts � The C-G zone doe specify ne, i�►the h o is not � ° se ex t The subject r a residential zone. Th ,`' Y P J property Pew' t contiguoui�'to any areas of'residential zo rung., i m W II • I I i i I' , it 1.. �o I 7 � 7 ,I h' -I,�d i L f,� r RMI,' ♦';+. :� ylA ; y Y 1 J Y i(' + 4 1. r 7, Ii r r 4' S' , , h I , IV I J. z _ r it isJ ilaC�i, r .y i, • • e . r � - OVaT Of'th aid! • e n ndlYle t and done l'Chan' e t will�r 1• , 1pp p � r>1 re,�ues eau t un�u�1 change or umpnct' . `to' l and e the and it de elo anent attern uit the lug �� am; areae�: �"I'l � e , ..„Site:�� l�•.' r p bu dun location ciiara�teristic3'anal visibility are well suited to general commercial uses. 111 infrtastructure required ' support the development is in' place` 'and.:'will niot Ibe 'changed or'�''laffected by'..tl1e :plan ItO • aitm end mI ent/zone change: I , I ,I a; _ Tn e 'P1 att aemdme�t�ion e change coi 1 i es wtth the �l OCat10 Cg Merin established •I f o r general I I commercial uses and is Justified' in light of design ons and:`uses„established nn, surrounding properties: Given all of these factors, it is appropriate for the Tigard'Planning.Commission,,, 'City; ' Council to designate the 1.1 'acre,parcel for general commercial ash. 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' ' , ; * , ,*, ;,•,:,;',,,';:,';;,..' ;;" ., ;; ,,,, , ; „ ; ; : ;; ';,- ; ,,, ;,; ;,, . ';; ",, .',,, - . . . . . .r •. , • ' .. . . II.ii t I 1 •„ • . • I . t„ ,. . , • I t ' . • [ I I etc II, , , . L - - ; 1 , , ., , - , , . . ; I ' 1 , 11 1 '', , 1 .1'1, - , , i ' II 28 , , . , , . . . . . . . ,. . . 0 . • . . - _ . IV 0 - . ii 1 .t,„ . :;„.:: . CITY OIF TGARO, OREGON 1 _ _ . . . - . . � COMPREHENSI PLAN AM��li wi:��k� ►;�l s,.�.� _ ►,l.� ► ,.� .�.� _ � d�' �I�.�i:a,�+ t . I CITY OF TIGARD, 13125 SW Hall, PO Box 23397 ITigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY - - CASE NO. OTHER CASE NO'S: RECEIPT NO. ' APPLICATION ACCEPTED BY: • - DATE: . . 1 i. GENERAL INFORMATION; Application elements submitted: PROPERTY ADDRESS/LOCATION (A) Application form (1) 9730 S. W. Cascade Blvd. CB) Owner's signature/written TAX MAP AND TAX LOT NO. 1S1 27 authorization _ Tax Lot 100 C) Applicant's statement 0 _ ,ail SITE SIZE 1.11 agars • (pre-app check list . . PROPERTY OWNER/DEED HOLDER*T. Michael & Associates �(D) 1 iling fee Ca 7.) • - - ADDRESS 9200 E. Mineral Ave.�'�' PHONE x;303)742-35 n t QO Addit�.onal, information for Coopre- CITY ' 20® ZIP 80312 sine Plan Map Anendsentc/Zo,me Changes APPLICANT* SAME (E) Maps indicating._ ro er . i!w1�- Opp p 4lic4Kr ADDRESS PHONE locat'.on C sk A - CITY '' ' .ZIP ( .-propartj_owuers-and- 1 - *When the owner applicant are d�iaf�er�ftsecozd ,�G-��'dY+esse and the app t must be t ...ssor' Map (1) • al" or a lessee in possession p authorisation (H) Title transfer instrunent (1)people, the applicant the •� p ien frith written _ from the owner or an agent of the owne r-with r-'fith ark tten 61-) � '� pit �3� t �h Co authorisation. The owner(s) must sign this r° h» * �+�tc, bra ,o 4 II application in the space provided on page submit a written authorization wit h this application. DATE DET ERMINED TO BE COMPLETE: in contract purchase= 2. PROPOSAL SUMMARY W �' The, owners of record of the subject ro erty FINAL DECISION DEADLINE: property Y �.o. request a Comp ent (if COMP. PLAN/ZONE DESIGNATION: glica'ble) from Lihtbus Comprehensive Plan Amendment 9 and a Zone � ii applicable) one Change roa " ' Park)C-G (General. C rc .) P ,.... . N. P.O. Nu®ber• .o. OR •-• The applicant requests an amendment to the Planning Commission Approval Date:following Sections of the Comprehensive Plan j,: or Community Development Code i t City Council,Approval p o. va bate: 0737P 23F • Rey'd• 5/87 - . a Y AN 1 • r w ,, , "A tl O M. L is t any variance, conditional ases, 'Or oi hr er Land use, actions to !b1 e considered �- , as part of this -application: : 9 4:. Appli'""cants: To have a'. complete .application roil will need ,toi'submit attactaaeut s described in the, attached inforoation sheet at the time eubiit this I �yon:. :, application«,' . ' 5 " i THE APPLICANT(S) .SHALL CERTIFY THAT. The above retuett does not ,Violate any deed. restrictions that be. I, attached to or imposed' upon the oubjectl.ptop art y. ":, • Irir��ncrr�rr.rrr�rnu .rn�a B. If the application: is wanted the ''applicant PP 8 .. � pp icaat „Will exercise: the �ridhts granted 0 rauted�in accordance��vit�� 'the' terms �aad ,Subject to� ally' the conditions and , . limitations of the approval: . I C. All of th e abov e s to e asCAts and ,the a statements i A the e plot an attachments, and exhibits transmitted' herewith, are: true; and' the applicants t this a nts ale sound based �aP,P spa �acklnol. dge� that� �� any � ,permit i , � on� application, may be ,revoked if it is found that any such stare>aened are D. The applicant ha. s ',read the entire contea is ,of the.. a PP licat ion, including cdi m� � - ehe, policies a nd criteria, and 'Understands the requireae n is for approving or de y in g the application I • IDATED this Ia.' ' day of 19...2‘.....„ . SIGNATURES of eac h I oGn r � g. I h uaba . s d wife) of the Subject'property. I , T. hit. lt3 s ► !( L , j 1 I i try . t ' , , it?" „ r I J d I , I I I I , I I , 1 1 I , I , . . • V + • • 1 j U Y ,,,, , i a' .,''','.H',-,^..,•-.''.. w • -0.46.4110.' ''—' . • ;. ` :-- ., i. AT.,4 ...y . ; '' ,. , .',.•-"....• L...'.L,,-.r',,.-,'.',,..,.,'.",....,,,• i A4 9 .� ��f., .., . i. _Astern 'too �� r Malcolm S. Scott, Es,q. : , , 1 . .,.'.,'',•,',:.','.',.'.,'',•1 9 , , , �e C&ea �Sco woods & Smith . f►i.� '' _ T 101 'E, Sroadvay't`Ste. 200 , ,. .,. + 4 , : : „ , >IWiDW[ Ot C � • , z , rol T E I HEREB C � Y 'GIVEN':than SCHOOLS, WEST„ �BU,ILDING, I�f��., ,. ''',H„ it ' . ', ..:,''. ' . an 9 ,,6-go,. corporation,, Se11r, and T.. MICHAEL' & .ASSOCIATES LTD.•, _ • ',P ha ear, a tered into a 'Land'. Sa1e Contract dated . : ', ' - - • , ,..- 19I,,,,.'9 ►hereby, ,Se11er `agre*d to sell' Fend ; - . • I P c a' ,r agreed' to purchase a fee simple' ..interest in the real t property described in Exhibit A ttached. °° The terms and conditions of the contract are incorpOr,ated , , of Washin F by re erence a$ g set forth herein'', Tiffs memorandum is; made for. . •,;,_ `.•41' �' .�� the'� purpase� of recording in�� 'the.. Official '�R�cords � � gtien' County, Oregon. THIS INSTRUMENT WILL NOT :ALLOW.. USE 'Orr, THE PROPERTY ' • : - 'DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE L USE: „ H •1 ' LAWS AND REGULATIONS BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, ' ' • ” 4 RI 'SHOULD CHECK,WITH, ' - � - ��.� � � THE '� �QUI�� N�Y� '.0R COUNTY ,,,PLANNING PROPERTY , �� PERSON' AC FEE, TITLE' T ' E THE .APPROPRIATE CIT UN TORIF' , °+� ' APPROVED USES . The true,'consideration',gar'this 1 Conveyance is'$1,.350,.OOD. . �� - . . • Dated this ?��C. �:dayi.of ', ��1991'. . � IaA�r,tNG'or� COUNTY SCROLLS WEST B >e� � U'LDING, INC. , _ t E.�iL NOO�E 'T TRdN�SfER TAX - Fu faAi B Y , �.� . . ./�III - • J ..} ; '' T. MICHAEL &:'ASSOCIATES L T TD..i // By• a.�+r...cu. 461W.,,;, I i t : ' - - .. . . . . t,N , 'CD .. . I J � � 1 • , 1 4. .,,. , ;"* 'h T 7.1 "intr.r)�Y • ;,, s.... 5'ri Y ,1,,, 1, 1, +'.r r„,.,; 'h6i • , l 4141':b.1+ ' I r �( r A 11 l�k 4 1M� fy�7Y+ `� �1 p . _ ' , ' r ',1,,,;N: .4,...: 4Y,4 .4 t+�ill,-'.*A•�•�1-*r- ,, d.�i:,,, a ‘rrb iYat .,y� 4 ,, Y .. a 'I, �4! a• �2 Y E,, t p• y r 9 I �, =irz �.iw..,�.,, .2 I . STATE OF OREGON 1 : ' County. of 7, �1� 1991 r © - ` Personally. appeared Allan A., GenwteU,, who, being sworn, • „ . � stated. that;.he l is. tt'Le. Secretary Of Scholls f rest Building, Inc., and ' ' that this' instrument, was volunta signed • on behalf of he r ., c o P orati0n.b Y authorityl, of its: Eoard of 7.Direc rs . B fora •e s - , - • Notary -ub c f• Oregon . My Commission EMpires. ST ATE 0 F I COLOPAa 0 ) r I I . • , CouY of 1991' a I I �Personally appeared a � ` P ar t ner of T. � Mic h ae1 � i A saoci e s L td� and ac owle 9 ed _ the ' foregoing instrument.to bo his/her, voluntary ct. and deed. Before ane: e C �/g • Not-iY Pub' c .or olor�d" . , . ' ' My�, Commission Expi res: 111.1/ omm Expmesf x.19 •.•1••. :•,.. X111�1 ��'� •••• i'' '� until a change is' requested, all Itax statements shall be - -- �, ddiit,'t`o the following address-: T w,;, . �_ a i.agia t� . ' '' .. . I , n I I � III F i . •,i 1 . I 1. 5 I ■ l ■1i11lCNt.4ot,i, r IIIr ' r - �. .M r Ir, .......r.—. . *.�^�r - µr..1_ "r• 1 <<' 'i. -'r•'{��4' ~.c '1JY'1V1/411,4th' r '�' . r+l),' ^ .i `t X11 •` 'A.1.1. 4« ` *� 1 , . .e 'i.,1 F1 r,F t� , 1�". •, t• r.1.J,,1 V•1 _ _i.r 1 .• ` .1 ,1 ,.. It.A M,,A4, ' ''', : .:Mr•1}!}%.l.'._i•/.11..7:: s - .t. ; ut�r� •. 4..`� r"r 1 u ,.. ,` N' - -,�+r'..e, , .■:,.•..Iy.•,r•.M.•,+; 'k.1'4i',' a�4,1 ,,41#' .i',kvu ,, .u, •►�. „°. --� 4; �.;4,r}..';'' .. 'r ,i„w U i Kti. x ,..' 4' ,,' I I I' I r l yr , r w• n . r I I I I i0' . n r g _ I t . I • I I I i .... 1 . . f r �• I I I I A i °a I • • w e n e Y r Cn IIiII I I • • • I I °I 5heel.titk .'Oats 1 � • Jens n c r use'Schoenleber; inc �a7. " ` XererenrR J i L'IW i. 1Uia 5 W,Taylor S feet 5L itC 2CQ•i'ci.tiarid�Oregon 97i 5 ' I II I II r. I I 5Ft3 227 Sbi6 I �� r • �'*' Checked ht Shltkt NrD. .. . . ,,.'.'::.."',,,•',L...',..,,.,,.:-,,..',..,.. ..•,"..,..,,.,:.*:,,I.,,••'..,'-••.,: .' ' ,,..,,' ,„ ''.',. ,,•'''':::,", .. '• '' '.,r. 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' 'Lit,°video r,. 17..-, 1939. -' 1.,. 4..a a taary- ' ' 31, ,,11)911 , : ,''.::', :',',..,:•::'' ..t,:. ,1:" ' ' .• .;',7,,-.:',,t: : 1. i' :::::.:*Allar ITInliut.T'(IP1Ulatiti;3111U1333,01)'' ':': ',': :. ','Jtine- 10,::11161 , ,!. ' ''''loptaidoet 31,551091 • • . ". . . ., . ' •'4''''',,,,/,, -1- ,,,.'.1311112111 114, INITC3113•L, 'CP il': ,;.: :' ::' ',:. ' :Oct ober 26,''1909''' :, 'Onnenbar, 31, 1094, ., :4- , , !' • • , .. itfJ:TSO :illialliti SYSTSillili.'OP i.':ielialt: 1 all,'..':! .: .,' ''''•, July 13,-1930 : - '. ,,,' ,4uly 31, 1901 aria .' ' ' ''' ' ' • '' January 29, 1991, : :., ::.:2JUly 31,4991' ' +.... • •' • - . . : ..c.:,....i: , , ,, :Jr! , !/%113. imMX2113,, c',,, , ,:,'',', ',: ,,' . ,H:.': ' , plicember7i ;$1118 H „1 H.- Vidoeisibete: 31, 1,93,.'' , !! .• '' '`. ' i 5- 0 . 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