CU11-82 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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PLAID PANTRIES, INC. CU 11-82
14800 SW Hall Blvd. 2S1 12BC
1600
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June 18, 1982
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MEMORANDUM
TO Beth Blount, Hearings Officer
FROM: Liz Newton, Associate Planner
PE: Plaid Pantry - Traffic Counts
y our decision The following traffic counts may be relevant to on on CU 11-82, ; .
Conditional Use - Plaid Pantries, Inc. :
In 1980:
*On Hall, north of Bonita - 8,000 ave. weekday 24 hr. period
*On Hall, south of Bonita - 6,500 ave. weekday 24 hr. period
#0n Bonita, east of Hall - 2,951 ave. weekday 24 hr. period
Year 2000 Projections:
*On Hall, south of Bonita - 13,000
*On Hall, north of McDonald - 11,000
*On Bonita, east of Hall - 5,000
Hall Blvd. is designated as an arterial street. At ultimate improvement, the
maximum carrying capacity for Hall Blvd. will be 20,000 vehicles per day.
(City of Tigard Comp. Street Plan)
Bonita Road is designated a major collector. At ultimate improvement, the
maximum carrying capacity for Bonita Road will be 10,000 vehicles per day. C.
(City of Tigard Comp. Street Plan)
*Tom Schwab, ODOT
#City of Tigard - 1980 Traffic Count data
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June 17, 1982
Mr. John Piacentini
President
Plaid Pantry Markets: Inc.
2540 NE Riverside Way
;,- Portland, Oregon 97211
a
s Dear Mr. Piacentini , '
This is a letter of appeal , seeking your firm's recognition of citizen
concern and community benefit. r am specifically addressing the issue
wherein Plaid Pantry Markets, Inc, has applied for a zone change and a
Conditional Use Permit for property located at SW Hall Blvd. and SW �;
Bonita Rd. , Tigard, Oregon. While I do not claim leadership of an
organized opposition,, my position is reflective of a growing number of
nearby residents' feelings.
A hearing on June 10, 1982 found Mr. Roger Stayer, representing Plaid
Pantry Markets, Inc. , explaining how market studies indicate this l oca1-
tion to be beneficial to a commercial enterprize. Also presented were
numerous reasons (by nearby neighbors to this property) in objection
to this potential development, to name a few, the effect on public safety,
traffic congestion, neighborhood integrity and atmosphere, property
values, etc. The bottom line is a question of community benefit versus
$ commercial ent r •i ze benefit.' Mr. Stayer was unable to present any i.°
evidence of coin x ity benefit by placement of a Plaid Pantry Market at
this location.
I am requesting your firm's withdrawal of appl i cati ons for zone change
• N" .,, and a Conditional Use Permit of this property, reflecting a Corporate
Policy of community interest, public safety, and good neighbor relations,
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1 There are numerous other sites where a Plaid d Pantry Market would be as
viable, and in much greater harmony with the surrounding area, not to
mention the lessened challenges .to its establishment,
A timely response to this request would be greatly appreciated. Thankyou
for your time and considerations.
Resp ctfully yours,;/:'fra e.61/A'''/ � I
R. Michael Tarr
14445 SW 87th Ct,
Tigard, Oregon 97223 •
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June 17, 1982
Attachment: Letter to Mr. John Piacentini
President
Plaid Pantry Markets, Inc.
• cc: Phillip Pasteris, Chairman, NPO # 6
Frank Currie , Planning Director, City of Tigard
Frank Tepedino , Chairman, Tigard Planning Commission
Beth Blount , Hearings Officer, City of Tigard
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STAFF REPORT .
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AGENDA ITEM 4 4.1
CITY OF TIGARD HEARINGS OFFICER !
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JUNE 10, 1982 - 700 P.M.
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' DURHAM. WASTE TREATMENT PLANT - CONFERENCE ROOM .
CORNER OF SW DURHAM AND SW HALL
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A. Facts
1. General Information:
Case: ZC 8-82: Zone Change
Cu 11-82: Conditional Use
• Request: The applicant is requesting a zone change from C-5 (Highway Commercial)
, to C-3 (General Commercial) and a donditional use permit to allow
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1 for grocery/convenience store for tax lot 1600 (Attach "A") . *•
Recommendation; Based on staif's review and inspections and applicable planning ..
policies, staff recommends that the Hearings Officer approve
the zone change and conditional use request subject to the
, conditions on page 3 of the staff report.
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Applicant: Plaid Pantries, Inc.
2540 NE Riverside Way
Portland, Oregon 97211
Owner: Richard 0. Fimmell
8903 NE Halsey
., Portland, Oregon 97220 .
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,, tOcation: The subject property is lhcated on the southwe-eb corner of 8W
Eonita Road and 8W Hall Boulevard, Wash. County Assessors Map 4
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2S1 12BC, Tax Lot 1600 Attach "B" .
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Lot Area: Tax Let 1600 area - 2.03 acres
Site area - Approximately 10,000 square feet
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Present Comprehensive Map
Designation: Commercial tail (C-3 Zoning Corresponds to this Comprehensive
Plan designation.)
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fo. Present Zoning
Designation: C-5 (Highway Commercial)
• NPO Comment: Presently, NPO 45 is inactive.
Public Notices Mailed: 14 notices were mailed, No comments had been received
at the writing of this report,
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2 Background: No previous actions have been taken on this site
. 3. Vicinity Information!
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The surrounding land uses are as follows!
• The areas to the north of the site have been developed for single family and
multiple family residential uses, The areas are toner 1,1, 7 (Sigle Vamily ,
Vesidential) and A-12 (Multiple VamilY) .
, . ' ' ,' ,11111111111111111111111111111111111111111111111k."4 '
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PAGE 2
STAFF REPORT # ZC 8-82/CU 11-82
6-10-8?
The areas to the west, south and east have primarily been developed for
single family residential uses. The areas are zoned R-5, R-7 and R-7(PD) .
' 4. Site Information:
Presently, there is a single family residential structure within the southerly
portion of tax lot 1600. The site area proposed for the commercial development
is vacant and grass covered.
B. APPLICABLE PLANNING POLICIES
1, Zone Change:
The proposed zone change from C-5 (Highway Commercial) to C-3 (General Commercial)
would bring the zoning on tax lot 1600 in compliance with the Comprehensive Plan
designation, which is Commercial Retail.
,1 2. LCDC Statewide Planning Goals:
a. Citizen Involvement - The intent of this goal i8 to insure the
opportunity for citizens to be involved in all phases of the Planning
/. process. Notices were sent to property owners of record within 250 feet 11
of the property. A public notice was published in the Tigard Times on
May 27, 1982.
b. Land Use-All applicable LCDC Goals and Guidelines, NPO #5 policies
and Tigard Municipal Code sections were considered in the review of this
• application.
c. Public Facilities-Public facilities including water and sewer are adequate.
d. Transportation-The site will be bordered by SW Bonita, a city street, and
SW Hall, a state highway. Neither of the streets ate improved to City
standards. There is adequate right-of-way width adjacent to the proposed
site larea. However, improvements to both Hall and Bonita will need to be Made
in order to adequately accommodate the proposed use
These improvements will include half street improvements on both Hall and
Bonita. Street improvements on Bonita will also include a left turn lane.
Staff has contacted the State Highway Department and they have expressed
concern regarding additional access points along Hall. tspecially i any
access points located closer than 100 feet from the intersection a Bonita,
In addition, Bonita, when fully improved, will be a 44 foot wide street.
Although the right-of-way of Bonita directly at the intersection is 70 feet,
additional right-of-way will be required of
tax lot 1600. At this time,
staff does not have the exact fiqutes for the future right-of-way dedication.
Prior to any development on the site, staff will require that all right-of-
way and street improvements concerns be resolved. These matters will be
discussed in more detail during the Site besign Review process,
PAGE 3
STAFF REPORT # ZC 8-82/CU 11-82
6-10-82
Staff would note that the Zone Change or Conditional Use approval requested
by the applicant at this time does not constitute approval of any site
or development plan submitted by the applicant.
3. Tigard Municipal Code:
Currently, there are no criteria or standards within Section 18.72 Conditional
Use of the ordinance in which to evaluate any Conditional Use proposal. Thus,
staff rely on .LCDC statewide planning goals and other city policies in the
review of this proposal.
4. NPO 4 5 Applicable policies:
POLICY 21: Development will coincide with the provision of public streets,
water and s.wer facilities. These facilities shall be (a) capable of adequately
serving all intervening properties as we as the proposed development, and
(b) designed to meet city or county standards.
As stated earlier, all public improvements shall be made in accordance with City
standards. At a minimum, these improvements shall include street improvements
on Hall and Bonita and needed water and sewer facilities.
C. CONCLUSION
" The proposed Zone Change and Conditional Use proposal meet the applicale planning
policies. All site development proposals will be approved through the Site Design
Review Process.
D. CONDITIONS:
• 1. The applicant shall apply for Site Design Review prior to the issuance of any
building permit for commercial development on tax lot 1600.
2. The Oregon State Department of transportation (ODOT) shall review and approve
all access points onto Hall Boulevard from tax lot 1600.
3 ObOT shall review any proposed development on tax lot 1600 for needed street
improvements along S.W. Ball Boulevara.
4. The City shall review any proposed development on tax lot 1600 for needed
street improvements along S.W. 8onita,
5. Additional street dedications along S.W. Hall and S.W. Bonita will be required.
At this time the exact dedication areas are unknown.
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NPO #6 Opinion
June 9, 1982
ZC ZC 8-82
Conditional Use CU 11-82 (Plaid Pantries)
Although the proposed Plaid Pantry development technically lies in NPO #5,
NPO #6 members feel this development will have a significant effect on the
livability of their area. Since NPO #5 is currently inactive, NPO #6 would like
to express the following concerns with respect to the proposed development.
I. Traffic Pattern Problems
A. Hall Boulevard
1. The 45 MPH speed limit is too high for safe access to the
proposed development.
2. Hall is a state 2 lane highway with no left turn lane provided
to Bonita Road let alone a commercial development.
3. There are a significant number of sharp hdids in Hall in the
vicinity of the intersection, thus making avoidance of traffic
near the proposed development difficult.
8. Bonita Road
1. Bonita is currently designated a major collector but does not
conform to a major dollectors, design requirements, Any commercial
development hear Hall will prove more of a strain on an awkwardly
( designed intersection.
2. Bonita is a 2 lane street with no left turn lane.
3. Bonita hiss no curbs or improvements in the vicinity of the proposed
developnent.
4. There are several sharp turns near the intersection which will
prove hazardous to left turns into the proposed development.
II. Neighborhood Character
A. No similar commercial development exists anywhere near the proposed site.
B. Although the area is zoned commercial, possibly due to the proximity
of a State highway, the vast majority of the area is toned residential
therefore, proposed development would "stick out like a sort thumb."
C. NPO 46 plan proposes all commercial development be located along Pacific
4 Highway thus preserving the alsthetics of the neighborhood.
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D. The conditional use narrative submitted by Plaid Pantries states
'there ,s pzesently no convenient store location where someone can pick
up one or two needed items Without traveling long periods or distances. '
The attached map shows a preponderance of convenient stores within a
5 minute drive of most residents of the area.
Albertsons is a 5 minute drive from Pinebrook St.
III. Site Plan
1 , A. The proposed shared access setback to the development of 65 feet
from the intersection does not conform to the state recommended ,
setback, WOO iMWMip
B. Although the site plan shows landscaping, an exact building design
was not available for review. Unless the building design for thi8
site is significantly different from most existing Plaid Pantries, the
development will not fit the residential character of the neighborhood.
/n conclusion, NiO #6 is not in favor of the proposed development.
7111,044, (2. ri:?ale4.04/(!..c
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Phil Pasteris
NPO #6 Chairman
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EXIING CONVENIENCE MARKET
.,,. 4. = SCHOOL
.. x = GRocERY STORE (5 LOCATED IN
sHOppING COMPLEXES)
1IE11010 S
THRIFTWAy
PRAIRIE MARKET ..
TRADEwELL IN ADDITION TO THE CONVENIENCE MARKETS SHOWN
It's = ALBERTSONS oN' THIS MAT, THERE ARE TWO OTHERS LISTED IN
. x 6 SAFEWAY CITY oii, TIGARD,, A SWIFT MART IN GREENBuRG .
)4 7 = FRED MEYER AREA AND A 7 .11 AT 12123 SW sCHOLLs FERRY RD. .
TuALATIN HAS TWO CONVENIENCE STORES, A
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PROPOSED SITE OF SWIFT MART LOCATED ON NyBERG ST. AND A .
. % PLAID PANTRY
PAID PANTRY LOCATED ON SW BOONES FERRY RD. .
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CONDITIONAL USE APPLICATION - NARRATIVE
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Applicant: Plaid Pantries, Inc. for Richard O. rimmell
Convenience store in C-3 zone, for a portion of lot 6, Wilson
Acres , known as Tax lot 1600,2S1 12 BC
a. This use will provide the immediate area with a needed
service, allowing local residents an alternative shopping
location which will reduce travel time and fuel consumption.
The use is in conformance with the comprehensive plan map.
The property is under application for rezone to bring zoning
(presently C-5) into agreement with the plan designation of
C-3 . The C-3 zone allows , as conditional uses, any conditional
uses permitted in the C-4 zone. Grocery stores are designated
as such in C-4. There is nowhere in the zoning ordnance that
allows a "convenience market" or "convenience grocery" as an
outright or conditional use, so it is treated as a grocery •
store. •
b The closest shopping now is at Hall Boulevard and Pacific
Highway where two large grocery chains have outlets. South of
this location, the closest shore is at Xing City. There is
presently no convenient store location where someone can pick
up one or two needed items without traveling long periods or
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distances.
C, The location, at an intersection, will he accessible to
the optimum number of residents . The site itself accommodates
the proposed use well, as the requirement for the convenience •
store utilizes only a portion of the available sites. Slope
areas will be incorporated into landscaping quite efficiently.
d. This use will add no burden to the existing services pro-
vided in the area. Existing services are fully adequate to
meet the needs of this use.
e. This use could actually facilitate the development of
some of the surrounding area. The balance of the commercial
property will be more desireable, and, with this added service, •
the residential and multifamily areas might become more desire-
able for development. This use will not in any way impair,
alter or restrict the use of surrounding property.
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LEGAL NOTICE .1
The following will be considered by tit. ;Tigard Hearings Officer on,rune 10,
1982,at 7;O0 p.m.sit D ham Treatment 1-1,:t 1t,corner of SW Durharn and SW A •
Director at 12756 SW Ash Avenue,'T'Tigard,Oregon or by calling 639-4171.
tgard. Ore
'.
PUBLIC riEARING ITEMS;
1. ZONE CHANGE 2C 8.82 RE CONDITIONAL USE CU 11'82 (Plaid Pantries,
Inc.) NPO#G -
A request for a zone change from C-5(Highway Commercial)to C43(Gener-
-( al Commercial) and a Conditional use permit to allow fora convenience •
inurkot on the site.The subject property is located on the southeast corner of
' SW Elinita and SW Nall Blvd,(Washington County Assessor Map#28112BC,tax ' ' ,
'' lot 1000),
i Ali,persons are invited to appear and speak on any public hearing item set t
north,
TT8305—Put$Sh teay 27, 1982
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RECEIVED
•
171AY 25 1982
CITY OF TIGARD 8901 N. E. Halsey
Portland, Oregon 97220
•
Planning Department
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City of Tigard
P. O. Box 23397
Tigard, Oregon 97223
Gentlemen:
Please be advised that Plaid Pantries, Inc. is authorized
to act in my behalf, as property owner, regarding the
zone change and conditional use permit for my property at
, .
14600 S. W. Hall Blvd., also identified as tax lot 1600,
. , 251 12BC, on a portion of Lot 6, Wilson Acres.
a
Very truly yours,
tt* ; z •
Richard O. Fintell
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RCV/s
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. 6.qagC0 liTLE 116URAUCE COAPANY 9011 .'34 W4 Beaverton ',Iighb,tay . .
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. , OF ON.EGON Portlarvi, Oroon 97225
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'.0, 601.1 (161 ,
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lioavorton, Oregon 97075 '
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, . PRgLIALAARY TITLE R6POIIT Teleph)ne: (503) 297-4941
•
. 1/2b/J2
. • Order '.1o. ;4 2.4404 .,
• .°
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Tot Safeco Title Insurancu Company
, 1300 S.W. First
• Vortland, OR 97201
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, . A.ttentiont Franca:nu 0e1.4rez
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C;US C.4.Witt r 1:ef t t4 9339 1".if) FIMMEL/P14.1.0 l'ANTRIr,S
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, ,Standa.rd Purchasers ',','; 90,000.00 Premium $360,00 .
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. 4e aro propaved to issue a title insurance policy in tho form and atIount ! •
anown above insuring the title to the property described herein. This
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report is pr,t1liminary to the issuance of a policy of title insurance and
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snail become null and void unlesa a r,olicy it; issued, and the full
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premium therefor pid,
H —..
RicaARu
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Vosteet o. FImntL.
, Dated au oft January 2;t, 1932 at 3:00 uats
, .
Subject to the exceptions, exclusions, conditionu awl sApalations vhich
part of said policy, and to except•!".na as sho4a zturein,
*,.. .
-,' SOLCO TITLL IhSUUMICE CUB
OF OttF.CON
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. tlyM...ii,o,.......,4444.1*.141, 4,1,4.00..,604......1.4.,.....,A{.............1,...4.....4,4
''\'''; . NotAtan 114 Lee
Titiu ,J4ficer
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SAFECO
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7.P.411.10..4.1-44,101111.4.
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Order No. 4 24404 Page No. 2
•
JASCRIPTION: .
• See the attached description sheet.
EXCEPTIONS:
I, City liens, if aay, of the City of Tigavd, (Aft inquiry has been
directed to the City Clerk concerning the status of said liens aad a
report will follov if such liens are found.)
1 .
2. The premises herein described are within and subject to the
•
statutory powers includint; the power of assessment of the Unified
Sewerage Agency of Washington County.
. •
3. An easement created by instrument, including the terms and pro-
visions thereof.
Dated: September 4, 1958
Recorded: November 130 1958
Book: 411, Page 556, Records of Washington County
in ravor of: Portland Cotter:11 Electric Company.
For: Installation And maintenance of electric trans-
mission pole line, guy vire and anchor.
Affects: The exact location cannot be determined.
4. gortgage, including the terms and provisions thereof, given to
secure aa indebtedness with interest thereon and such future advances ao
may be provided therein,
Dated: June 1., 196/
Recorded: June 1 1967
Book: 644, Paza 133, Records of Washington County
Amouats $1U,000.00
• nortgagort Richard 0. Pimmel and Kathleen R. Pimmel, husband
and wife, and lizabeth rimmel, an unremarri*d
• widow.
rt gage es Oregon Outual Savings Banks, an 14.1reon corporation.
Covers other property also.
otzx
SAFECO
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II 4 . -100 1 • +vle . e
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Order 110. 4 244U4 Page No. 3
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, V.X.CIIPTION3t ,
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. 5. An easement created by inatrumont, includin8 the termo and pro-
.
visions thereof.
Dated: Augnst 2U, 1979 ..
Recorded: Augua• 21, 1979
Recorders Vee No.: 79033677, Records of Washington County •
.
In Vavor of: Tigard Water District, a municipal corporation of
, s
Wahingtoa County, Oregon.
Fort For tha construction, maintenance and repair of
underground pipeline and/or mains for the purpose of
co•veyina water.
'; Affects: The Westerly 25 feet of the herein doecribed
.,,. ., property.
.•
6. An easement created by instr=ent, including th%$ terms and pro-
, .
visions thereof.
., Dated: June 15, 1979
.
'i Recorded: Jane 15, 1931
• Recorders Yea No.: 81020523, Record$ of Washington County •
. , - In Favor of: Adjacent property owners. .
Yor: "Sewer line.
.1i ' Affects: The N'orth 20 fact of the herein described property.
A: Taxes for tne fiscal year 1901-6Z, paid in full ,
: Amount: $1,976, 30 •
Account No.: KU 511672 •
Aap: 2:31 12i3C 01600
, ., Levy Coda: 023-74
r • ■ ; . e . • 4 A , ■ -'''
;WU 4. Any transfer uf the hureia dcoLfibed ptoperty io subject to tIle
,.
i
payment of Washin3ton County Transfer tu, At the rate of ci1.00
4i1,0U0.00 or fraction thoreof of etat6,1 consideration. .
• . •
. NOTI.,.. Ct We tind no judgments or UniteJ States Internal Revenue lions ,
Agdirlat: Plaid Pantries, Inc. , an Oregon corporation.
Lad of keport .
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act Richard Vimmal
. . . Plaid Pantries
Roce,er Staver
..,!"." Oregon kmalty/N.1.10 Sandy
Closing Otpurtment
Richard Fimmul
Culdwell danker/Raliegh hills 01
. Olosiu Department
Robert Snunnon SAFECO ,
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411
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Order No. W 24404
DESCRIPTION
A portion of Lot 6, WILSON ACRES, in Washington County, Oregon,
being a portion of that tract of land conveyed to Richard 0.
Fimmal, at al, by deed recorded ia Book 644, Page 132* Washington
County Deed Rocords, described as follows:
Beginning at the intersection of the south line of Southwest Bonita
Road (County Road No, 736) and the at lino of Southwest 3all
Boulevard, said point being an angle corner in tho south lino of
that tract of land convoyed to the State of Oregon, by and through
its State W.441hway COMMittbLOA by deed recorded in Book 409, Page
653, Washington County Deci Records; thence South, along the east
. . line of said State flighway Coamission tract and the east lino of
said Southuest Hall Boulevard, 115 feet to a point; thence East* e
4
parallel to thee south line of the aforetacntioned }Ammo' tract, 10
feet to a point; thence North* parallel to tho oast line of •
Southwest nail Boulevard* to a point on tht south liar of Southoett
Bonita Road; thence Westerly following maid Southwest Bonita Rood
south line, to the point of beginning.
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SAFECo H
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CITY ' a . � 7
," WASHING1'ON COUNTY,OREGON •
CASE N o• --. ,
•
GENERAL APPLICATION FORM
CITY OF TIGARD, 12755 SW Ash, PO Box 23397
RECEIPT No,
.', Tigard, Oregon 97223 - (503)639-4171 FOR STAFF USE ONLY '
GENERAL INFORMATION--- As s ryc�.a t e d C as e s c
PROPERTY ADDRESS '�y (�l� � ��.� L �� .__
LEGAL DESCRIPTION c•° INTERNAL PROCESSING:
(� for Pxe-App '
U� t.A Accepted . . •
y W
SITE SIZ ,„
ay:
PROPERTY OWNER/DEED HOLDER* 9\r
ADDRESS 1 '1 '6 '1 ," . .4, 0 .,
PHONE Pre-App. :
{] W�"'�^�' h into •..
CITY V7(.�11^A°��`L^A'• Date & •
APPLICANT* ,
`� -� ,•w.T �^ �.lto "Accepted for Decision:
A D D R E 5 S �S � �'� �1��tnr�-r'
PHONE �e3�°i Accep
ZIP "tom \L
*Where the owner and the applicant are different people ,
the -----
purchaser o f record or a le asee in Hearing Date
applicant must be the p
possession with written authorization from the owner or an
agent of the owner with w"�itten. authorization. 'Ihe written
Hearing Reset To:
agent lication•
' authorization must be submitted with. this app filed mailed
__MO.
Decision. '
• 2. REQUIRED LETTER OE AUTI30RIZATION IS ATTACHED ES .�...----- ,
Y
3. THIS APPLICATION INV'OLVES TAE`, 'UI,GOIt�O:
APP. Accepted for ,A,ppeal•.
-'.�... FEE FILED_ PAID .
•
Comprehensive Plan Amendment
BYE
fr.om to
quasi-jud�,c�.al . ,.,,.�. . - Date of Hearing:
legislative I.
., .� try ��� � �-- _�
Lone Change from 0.... S' o..,..
quasi-judicial DESCRIPTION i. legislative
Comp. Plan Designation:
Planned Ltnit Develop�aen.t
•
concept pla.ri detailed. plan_..., NPO_ NO
Subdivision
t . "' " �- Zoning District
a .. .��.._-- tiia j or Partition ....�.......----j-�--
Minor partition _
11 it
�� Design Review
Zonilg Map Na.
t�uarter Section--K
r
�� Conditional
Variance to Zoning Ordinance
Variance to Subdivision Ord. SxA F NOTES.
0
=- (Title 17)
"
Sensitive Land Permit ,
Ploodplains
. ---- ge to t5 .. --
�..."�""_'
Steep S lope s
ar —
Other
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' .R.A1., APPLICATION FORM 7 'ACE 2 CASE No ,
:
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CITY OF TIGARD, 12755 SW Ash, PO Box 23397 • . •.
. Tigard, Oregon 97223 - (503)639-4171 .
SUPPLEMENTAL INFORMATION (TO BE PROVIDED BY_LiEn1,74slin____ FOR STAFF USE ONLY ..
_ ------"--r-.-----•------ ------------
Notice of Response
. .. 4 . DISTRICTS 2p ,A . _.... =1Y -- . •
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es ' No Yes
SCHOOL DISTRICT Tr■4 vi-v..6 ■•••,..........0
• :• 01................ .•••••••■••••••••■*,
WATER DISTRICT . ,.. _ ____
. FIRE DISTRICT . , .., . ., , , , ■,t,
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, PARK DISTRICT ..._'' ., 0,,,, \ ' ' Illa. .
- , - -...,1. t....-.. .. ..--- ------, .
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UNIFIED SEWERAGE AGENCY - Sewer_L2412,12121-ELII____ELI= --- __-_—_-_- -_
,. ,, OTHER
.....„----,................—..........—........................ ...Oa •■•■••••••••...6000000,1100... .. a,
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•,
••. '' 5 . PUBLIC UTILITIES ;'•-
ELECTRICITY_21,S3 '7V--... — — ••••••••■•••••■•••••■•4■011a...a*m........0.10....611 •■••■•••*MY.
. NATURAL GAS . . ,. . .. .
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. TELEPHONE : 2,.EIstiltro...a._, ...____ .
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• 8. CHARACTER,Or AnA
., 8XI8TING LAND USE PLAN D88IGNATION ,, ZONE . VERIFIED BY STAVr
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1
.GENERAL APPLICATION FORM 4 WAGE 3 CASE NO.
CITY OF TIGARD, 1' 755 SW Ash, FO Box 23397
Tigard, Oregon 97223 - (503)639 -4171
9. CHANGES IN THE CHARACTER OF THE AREA WHICH AFFECT THIS APPLICATION. Please Discuss:
`'lk o J�-G�. LG .14A-•k, Q.w,.ww. 0 ►4-4 G .�; ..M, T``^^. s
A4 .4 .4
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10. DESCRIPTION OF THE SITE
:-te, ._....
. , Lot Area (acres, square feet) t0(4, t r,. ...2
11. EXISTING STRUCTURES ON THE SITE '
Square tance From Propeline
Use
Feet North South East West
vc 1 00 I p
' I
NATURAL CONDITIONS 4
12. Percent Slope: ......... ..._.r._.
.,,. 13. Vegetation Types:
Average Diameter Percent Of mach
Yes No Site Of Trees Per Size
Trees Ii rt,)..4- : ----
Brush: ...-_.._. Ir,wu,. ter..• .� rrw...i
rrw.wr
°, •
14 ., F41oodp1ains: How much of the site is in f1oodptain7 ,
15. Water Courses What type?
16. Rock Outcroppings
17. D the r ... .._.. —- :.,.�.: ...�. .
.,
18. Pr
osed Deve 10 e
t) Please briefly describe the proposed level,opment:_1511..._ -A4
, '..._, ► ...: ..;. ... /4",'"0. 0.0-413 ...,
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14
•
• GENERAL APPLICATION FORM — PAGE 4 CASE No.
CITY OF TIGARD, 12755 SW Ash, PO Box 23397
Tigard , Oregon 97223 - (503)639-4171
19. The following is 01 is not ] required.*
20. Overall Site Development
Residential Commercial Industrial 0119.2..122.212her Roads Total
No. of acres
or square
feet per use
Percent of
site
covera.e
21. Ins912.eskillatia1 Use and Characteristics
1/ of Bedruoms/Unit
of Use # of Units EFF. 2 NM Pro.osed Densit
1111111111M1111111111111111111
11111111111=1111101111 NUN
111111111111111111 NMI
22. Where applicable , please explain how the open space , common areas and recreational
facilities will be maintained.
ils
)
23. If the project is to be completed in phases , please describe each phase Of the project.
•
1
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)
* Staff will identify for you whether this section ia to be completed.
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GENERAL APPLICATION FORM '' PAGE 5
.. CASE No.
•, . CITY OF TIGARD, 12755 SW Ash, PO Box 23397 ,.
. •
... •. Tigard , Oregon 97223 - (503)639-4171
THE FOLLOWING PEOPLE, AS REQUESTED BY THE APPLICANT, SHALL BE NOTIFIED OF EACH HEARING.
(e .g. Attorney, Surveyor, Engineer) Staff Notice
, '••
, . Notice fort Decision of Review ,.. .
................, wrom....••oo.........m...................
Name` grasas A szat.cz,....__LY.1.3, tteir-s 3-..........,_ .. '
_k.:_. ____1„c24 X IS N
Cit___ LIrs _tkoit-D State Or Zi• CrI)-k1
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CiT7-00-e,2511s, State 041 ,_.22,...Z. ct.)1 . .
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'• '• . Namesove azt......:Z %4 ioil-tvt 0...._214 CIA
. Street S i(„1-) )ta.A), ...m. .13814.ti 1, - .-....,.. . x •
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Name
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APPLICANT
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OWNER
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TRAFrIC IMPACT ANALYSIS
FOR PROPOSED
• PLAID PANTRY CONVENIENCE STORE
Prepared Bt,
Wawne Kittelson
•
Prepared For
NPO *6
"( ,AJN
64'
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INTRODUCTION
. .1,
. , .
Plaid Pantries, Inc. is curTentlw Planning to construct and operate a
`
. retail store near the intersection of Hall Boulevard and Bonita Road.
1 '
. This report sets forth the findinas of a traffic impact analvsis
- • conducted for NPO $6r which evaluates the effects of this development
on future traffic volumes, levels of service, and accident
characteristics in the vicinity of the project site. All .
recommendations should® at this points be treated as preliminarw
concepts subJect to further refinement.
STUDY AREA LOCATION
. ,
.
. The proposed site is situated on the southeast auadrant of the Hall
' Boulevard/Bonita Road intersection (See Figure 1). These 'two roads
also serve as the primarW access routes to and from the site.
o ' ,
'i
In the vicinit,w of the proJect sites Heil Boulevard is a two-WOW,
twO-lane facilitY with wide lanes mid adequate shoulders. It is
6. .
.., operated and maintained bw the ores
and is classified as an urban secondarw hidhwaw. The readwaw It
posted for a 45-14PH sPeed limit. The intertection of Hall Boulevard
i..
( r with Bonita Road occurs in the midst tf a larae-radius horizontal
• 0. curve on Hall Boulevard. Althoudh this curve does not restrict sidht
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distance at the Hall Boulevard/Bonita Road intersection, it does cause
sight distance problems for vehicles entering Hall Boulevard from the H.
wre .", within about 300 feet of either Point of curvature.
Bonita Road is also a two-wawp two-lane facilitup but with relatively
narrow lanes (10-11 feet) . It is currently posted for 35 MPH. Unt'Al
verve recentlwp this roadway was operated and maintained bw Washington
Count0 however p it is now under the control of the City of Tigard.
Bonita Road serves as a collector facilitwp connecting with both Hall
Boulevard and 72nd Avenue,
SURROUNDING LAND USE
Current land use surrounding the proposed site is Pr:Imarilw
residential. There is still a substantial amount of vacant land in
4
the areap but it is all zoned for residential development. The
Project site represents the only commerciallw-zoned ProPertw within
the immediate area.
'ONTROL
• The intersection of Hall Boulevard and Bonita Road is controlled bw a
stop sign on the minor street approach (Bonita Road) . There are no
*
signals on Hall Boulevard or Bonita Road within a mile of the Project
site. However, a signal installation is currently being planned for
the intersection of Hall Boulevard with Durham Road. The installation
of this signal will be accomplished bw the Citw of Tigard through a
Local Improvement District (LID) .
TRAFFIC SAFETY
Na serious accident problem currentiw exists within the vicinity of
the project site. During the five wear Period from 1976 through 1980,
a total of 10 vehicular accidents were recorded on Hall Boulevard
within 0.1 mile of Bonita Road. Of this total, three were
• intersection-related and seven were non-intersection-related. Four of
4 I the accidents were of the rear-end type. This section of Hall
Boulevard ranks 283rd in the State for similar-twpe facilities. It
also has a five wear average accident rate of 4.32 accidents Per
million vehicle miles, which is well below the statewide averaae for
this ttoe of facilitw.
TRAPPIC VOLUHCS
risfure 2 identifies 1982 eveninsi peak hour volumes observed at the
intersection of Hell Boulevard and Bonita Rode These volumes are
•
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�ur� Obsea ued ig82. Evening
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based on manual counts conducted Tuesdawy June 29 between 4:30 p.m.
and 5:30 P.M. The observed volumes were found to be generally
consistent with the results of a traffic studw conducted in 1980 as
part of the S.W. 72nd Avenue LID (Ref. 1) .
Since the weekday evening peak hour is also the time when the impact
of the traffic generated bw the proposed development will be greatest,
this was the time that was used in all subseouent analwsis. (Past
experience has shown that while project-site generated traffic maw be
heavier at other hours of the dew, the combination of normal and
' generated traffic is maximum during the weekdaw evening pealk for
commuting work-to-home trips) .
•
•
The manual counts also provided an indication of the potential need
' for sidnalization of the Hall Boulevard/Bonita Road intersection,
Based upon the limited amount of information that is available, it
i
appears that this intersection does not currentlw meet warrants for
signal iZation. However, based upon an assured average annual growth
rate of 5 percent per wear, it is anticipated that signalization of
the intersection will be warranted within the next 3-5 gears,
n/ 6(n 4" LEVI OF &4:141,17t
Level of Service (LOS) is a concept developed to euont i f w the degree
of comfort tincludina such elements as travel Cameo number of stops,
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and impedances caused bw other vehicles) that is afforded to drivers
. as they travel through an intersection or roadway sesiment. As
,
originallw defined within the 1965 Highwaw Capacitw Manual (Ref. 2) ,
.
six grades are used t® denote the various LOS; these six grades are
)
shown in Table 1. Using this definition, it is generallw agreed that a
°D" LOS is the minimum acceptable for an urban area.
.
Recentlwp an update and expansion Gf certain portions of the 1965
HiShwaw Capacitw Manual has been prepared bw the Transportation
Research Board (Ref. 3) . This update includes a methodologw for
, calculating °:,he LOS at two-waw stop-controlled intersections. For
these non-signalized intersections, LOS is based upon the concept of
Reserve Capacitw° (i.e. , that portion of the available hourlw
,
capacitw that is not used) . SrecificallWp the definition shown in
' ' Table 2 has been recommended for use. The Reserve Caracitw concept
/ , applies onlw to an individual traffic movement (or shared-lane
7 . . ,.
movement) . Once the CaPaCitW of all the individual movements has been
calculated and their LOS and expected delaw determined, an overall ,
. evaluation of the intersection can be made. Normallw, the movement ..
having the worst LOS defines the overall evaluation, but this maw be
, tempered bw engineering Judgement.
• . All LUiJ al ,,Ildses, described in this report were performed in accordance .
with the procedures set forth in Transportation Research Circular 212
(Ref. 3) .
: .
An ahalwsis of the current peak-hour traffic demands at the Hall
,..
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• . .
4.T ble II. D e 4 n dice' erg'' Leuels or Service 4 r c., Si3nahied
l l-!o
��1 er 5
Level of .
Service Traffic Flow Characteristics
A Average overall travel speed of 30 mph or more
Free-flowing with no congestion. No signal
cycle failures. •
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B Average overall travel speeds of 25-30 mph. ,
Very few signal cycle failures and little or
no congestion.
C Average overall travel speeds of 20-25 mph.
Occasional signal cycle failures and moderate
amount of congestion.
D Average overall travel speed of 15-20 mph.
Frequent signal cycle failures and associated
congestion.
Unstable flow which includes almost continuous
w
E Average overall travel speed of about 15 mph.
un s da
signal. cycle failures and backups on approaches
to the intersections. This represents the
theoretical capacity of the facility.
F a Forced flow, wa
t average overall travel
speed of below 15 mph.
Continuous signal
cycle failure with backup n�.ersPu�.�.ons hin
going through upstream i
some cases.
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..ratite Z . De iiii.i ' or LeeI.s or Sert`!G c g)„. an d5naII?ed
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Level of Reserve Expected Tv affix
Service Oa acity be
w ,A 400 or more Little or no delay
i B 300 to 399 Short traffic delys
C 200 to 299 Average traffic delays
D 100
199 bong traffic delays
0 to 99 Very Long traffic delays
g Less than 0 Pal .ure -,extreme congestion
F (Any value) Xntersection blocked by
external causes
. u
•
Boulevard/Bonita Road intersection revealed a fairly stable situation,
but with some problem for vehicles turning left onto Hall Boulevard
from Bonita Road, This is illustrated in Figure 3, wherf,,t it is
calculated that the left turn movement from Bonita Road experiences an
6E° level nP service during the evening peak hour. This is probablv
still an acceptable situation, however, given the relatively dmall
magnitude amid short duration of the problem.
•
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• . ,gnitlized "T" Intersection Capacity C* .4 lation Form
,... lamed ion 414.11_,IalgiLiliC4.110.—a-arl....
LocationPlan:nn IMIIIMPNMINIMIIMMM•MMMMIII•1NrligfaILI I MIII•PNAI•NYIIINlaa•IeIIIINMIVM.M.MOOM.MM — Counts:
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-....41.
. c ) p r-----___ Control......,,S .ra..475(2_60
Prevailing Speed ..
Hourly bemand Traffic Volumes from—AO--.•■••■•=romi■In .
Approach ' A t . Id C ""Y"'" ,,
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Movement AR .44 BL ( B1 06-• ('PM Cm
,
Volume p 2. IIMMIllrin MS•pch occ Tithk.1 I .10111110.94111111111nliii." -411:1 •,...e2/.... ,.. .
• ..
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, Conflicting Flows'4 MN a, ti AN + Ar I. .
4 a . •
• (from Fig I) ifk•
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. - Critical Gap frixn Table 2 7,
, CAPaCitY from Fig.2 14 ' Ms,a'M
, ,
— Shared Lane'- See Step 3 . •
.• / No Shared Lane Demand N. Cm's AI peil .
Availabk Reserve... pi MI—CR
.
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Delay&Level ot Service(Table 3) ..._,Iiiit ,4 .0
k r
Step 2 Left Tam from II 131, f
illmerorarwrom.. I
' .
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. .
(from Fig. I)
••.
. Critical Gap from Table 2 Ti,se ....6.45..sec .,
.
. Capacity from Fig.2 In Mk•44 Mg aC•g a 1 a itch
.
Demand it BL,,,,la_0„,„ .1
•. .,
Capacity Used b. 100(BL/Mit)ve ill_t,
Impedance Factor from Fig,3 i. Px at.—del-
Available Reserve e. I, ms,..,Bi et,,,,,?q oh '
Delay&Level of Service(Table 3) a I' .11 0 t•- .0'. MI 1 *.
e . ,.,
U frm C C
Step 3 Left rn oi, rm1
Conflicting Flows 0 Mii gm kiAil+ AT + BL 4 Br vs .
(knit Fig, I)
Critical Gap from Table 2 To a, .....7.4.,sec !
Capacity from Pig.2 iN M No se ibil prik •'
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Adjust for Pmpedaro.4 Mifis X Ps al:M3 1°-110-42-,FA
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vie 1,i',1' ol CL°I....../82••■*A ■
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.
Delay&Level of Sei vice(Table 3) ,....b4A2-. - ,1' Erl
. Shared Lane Demand it Ca+CI Ne Cid ir°4.■•■••■••••atatmo pr.) ..
: ■
— Shred Line With Right Tarn Cn+
Capacity Of Shared Lane g. m i 3 I= ............---................. .
(CR/Mi)4(CLiMg,
,. :, M 11 3 mi IIMI9■001M1.11•111116 OA
• Available Rea:nit,id Mit—Ca 6,amoresiworarmona OA
Delay&Level ot Service(Table 3) .---- ---E:0
Overall Evaituition—.. —C,d2f2/2ty—le.211---ater-i0,4/ . # 0 so ...................................,
4 1.1weralogro.....womewor. I•Il.......01.4.11..11.1 1.1.101*.... ......a.....or.........
.....1..........“.....41.....................woormonorip*oro..............ruonv ......1......1..............0■6...sar...4
4
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•.
TRAFFIC IMPACT ANALYSIS
The evening peak-hour impact of the traffic generated bii the proposed
development was analwzed as follows:
1) The total number of evening peak hour trips, both in and out
of the Project site, was estimated for the proposed development.
2) An evaluation was made of the effect of the proposed access
points on traffic flow, level of service, and safetw
characteristics on both Hall Boulevard and Bonita Road.
Each of these steps is discussed in greater detail within the
remainder of this section. ti
• DEVELOPMENT PLANS AND TRIP GENERATION
J access points to the development are proposedt one on Hall
Boulevard approximately 65 feet south of the intersection with'Bonita
Rood; and one on Bonita Road aPProximatelw 35 feet east of the
• intersection with Hall Boulevard.
„, $
The proposed Plaid Pantry store is expected to contain approximately
2r400 gross scauare feet of floor area. In order to estimate thy- trip
Venerating characteristics of this facilitw, evening peak hour inbound
and outbound trips were observed at a nearby 24-hour convenience store
containing 2,000 gross sduare feet of floor area. The particular
r
convenience store selected for observation is within 2 miles of the
project site and has access onto a roadway with traffic
characteristics that are comparable to those observed on Hall
•
Boulevard. Inbound and outbound ti were recorded between 4:30 p.m.
, trips •
and 5:30 p.m. on Tuesc#awr June 29. The following results were
o..
obtained:
Total inbound trips (1 hour) : 42 vehicles
Total outbound tries (1 hour) : 52 vehicles
l '
Because of the similarities in the location and size of the observed
store to that of the proposed development, it was assumed that a
similar traffic pattern would occur at the protect site.
It is p s important to note that these assumed trip generation rates do •
not account for the fact that a cei•ptaih percentage of the 'generated'
tries al r'eadd: exist on the roaH, A ;Ystem, and k,
trios will stop at the pr Plosed coriv ►k eno.: str�u�e wx hout
„ • '• these
p
needing to make another special trip. This is especiallw true of land
uses catering to convenience rather than cosprat1ve shopping.
Therefore' it was assumed that $0 percent of the generated trip% will
be made bw vehicles that current + travel through the study area for
• • •., V• „..wN..;•.w w,+�.+ ,•M.,zr s. ,..i a...... 4 s . 4
41 4,
other PlUrPOSeS
As a result of this assumption, it is estimated that the additional
traffic generated bw the proposed development will amount to 21
inbound vehicles alnd 26 outbound vehicles during the evening Peak •
n •
hour. This volume of traffic, distributed between two different
access roads, should not have an significant effect on the level of
service experienced at the intersection of Hall Boulevard and Bonita
Poad*
r
EVALUATION OF PROPOSED ACCESS POINTS
Siaht distance should be adeauate for vehicles entering both Hall
Boulevard and Bonita Road from the proposed access drives. Howeverp a
realignment of Bonita Road, which increases the available sight
distance to the east, would be desirable.
A serious traffic flow end safety problem maw develop due to the
Proximitw of the proposed access drives to the Hall BouleVard/Bonita
Road intersel.:43ont th 4rmly-4 '4 01 this Problem could be
tignificantlw *, ...rea4ed 04+h the poelsible irdtv A instollation of a
signal at the Hall Boulevard/Bonito Road intersection. Specif811w, '
both proPosed access drives are so close to the existind intersection
1
that thew threaten to interfere with the operation of the
intersection. Under the proposed desidnp drivers turnind from Hall
4
4
Boulevard onto Bonita Road will have to watch out for traffic entering
and leaving the access drive at virtuallw the same time that they must
be alert to the presence of conflicting vehicles on Hall Boulevard,
This greatlw increases the complexitw of the driving task and could
have a significant effect on the overall safetw of the intersection.
A similar problem exists with respect to the access drive onto Hall
Boulevard. In this casep the drier is even greater, since the
average speed on Hall Boulevard is aPproximately 10 MPH higher than •
on Bonita Road.
Both of these problems can be corrected bw moving the access drives
farther awaw from the intersection of Hall Boulevard and Bonita Road. •
The access drive on Hall Boulevard should be at least 100 feet south
of tt.,;' intersection with Bonita Roadp and the access drive onto Bonita
Raod should be at least 75 feet east of the intersection with Hall
Boulevard.
1
6
0
6
0 40
t * 44
•
I '
AD
REFERENCES t
9
1, Associated Transportation Engineerino and Plannina, Inc.
intersection Analsis for Proposed S.W. 72nd Avenue L./.D. ° December
1980
2. kidhwaw Research Board. °Nighwaw Capacitor Mtinual° . Special
Report No. 87 (1965) 1 -
3. Transpartation Research Board, Transport,7tion Research Circular „
212: °Intet,im Materials on Hiahwaw Capacitw" (Jahuarii 1980)
. , • . S
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