MMD2000-00002 MMD2000 00002
GOOD GUYS
1►-
February 7, 2000
John Knight C OF TIGARD
Group Mackenzie
0690 SW Bancroft St. OREGON
PO Box 69039
Portland, OR 97201
Dear Mr. Knight:
This letter is in response to your request for Minor Modification approval to modify the site plan for the
existing Good Guys. The Good Guys was originally approved as "Lamonts", a retail store (SDR 87-
17). Lamonts was approved for 2 stories of retail. When the Good Guys took over use of the
building, they did some tenant improvements but did not utilize the second floor. The proposal is to
fully convert the second floor to office space, remove the escalators and replace the area with
additional floor area (1,800 square feet).
This property is zoned General Commercial (C-G). Both Office and General Retail sales are
permitted uses in this zoning district. The Tigard Community Development Code, Site Development
Review Section, states: "if the requested modification meets any of the major modification criteria, the
request shall be reviewed as a new Site Development Review application."
Section 18.120.070(B) states that the Director shall determine that a major modification(s) will result
if one (1) or more of the following changes are proposed:
1. An increase in dwelling unit density, or lot coverage for residential development. The
proposal does not involve a residential development, therefore, this standard does not apply.
2. A change in the ratio or number of different types of dwelling units. This criterion is not
applicable, as this request does not involve a residential development.
3. A change that requires additional on-site parking in accordance with Chapter 18.106.
Because the original use proposed was for retail, the parking requirements were higher than
an office use. Based on the current standards, the existing retail portion and proposed office
portion will require a minimum of 253 parking spaces and a maximum of 340 parking spaces.
There are currently 362 parking spaces on site, 298 will be available for public use and 64 will
be employee only. The employee only parking is within a parking garage beneath the existing
building and will be gated from the general public for security reasons. Based on this
information, the change clearly does not require additional on-site parking.
4. A change in the type of commercial or industrial structures as defined by the Uniform
Building Code. No change in the structure of the building is proposed.
5. An increase in the height of the building(s) by more than 20 percent. No increase in
building height is proposed.
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
Page 1 of 2
6. A change in the type and location of accessways and parking areas where off-site
traffic would be affected. This request will not require a change in accessways or parking
areas where off-site traffic would be affected.
7. An increase in vehicular traffic to, and from the site, and the increase can be expected
to exceed 20 vehicles per day. Because the use is changing from retail to office, the traffic
generation is actually expected to be less than it would have been if the 2-story retail use had
continued.
8. An increase in the floor area proposed for a non-residential use by more than 10
percent excluding expansions under 5,000 square feet. The amount of floor area being
increased is only 1,800 square feet, therefore this standard has been satisfied.
9. A reduction in the area reserved for common open space and/or usable open space
which reduces the open space area below the minimum required by this code or
reduces the open space area by more than 10 percent. There is no area reserved for
common open space, therefore, this standard does not apply.
10. A reduction of project amenities (Recreational facilities, Screening; and/or,
Landscaping provisions) below the minimum established by this code or by more than
10 percent where specified in the site plan. There is no change in project amenities,
therefore, this standard has been satisfied.
11. A modification to the conditions imposed at the time of Site Development Review
approval which are not the subject of B. 1 through 10 above. No modifications are
proposed that are in conflict with the original Site Development Review approval. The
proposal, therefore, will not be in violation of any conditions imposed or implied at the time of
site development review approval.
This request is determined to be a minor modification to an existing site. The Director's designee has
determined that the proposed minor modification of this existing site will continue to promote the
general welfare of the City and will not be significantly detrimental, nor injurious to surrounding
properties provided that, development which occurs after this decision complies with all applicable
local, state, and federal laws.
THIS REQUEST FOR MINOR MODIFICATION APPROVAL HAS BEEN APPROVED.
If you need additional information or have any questions, please call me at (503) 639-4171.
Sincerely,
lia Powell Hajd
Associate Planner
is\cu rpl n\j ul ia\mi nmod\Goodg u ys.doc
c: 2000 Planning correspondence file
SDR 87-17 Land use file
MMD 2000-00002 Land use file
Page 2 of 2
Dz - o t -zoo
-1/'zoo!) 69•■)
GRoUP RECEIVED
I MACKE NZI E I FEB 12000
0690 SW Bancroft St/PO Box 69039•Portland,OR 97201
TEL:503.224.9560■ NET:GRPMACK.COM•FAX:503.228.1285 COMMUNITY DEVELOPMENT
M avm `0 coo
Zeller �j �sizs CD - rlo ` \ S"j �N�
,Leer o/JransnzittaC
Date: February 1, 2000 Project Number: 2000033
To: City of Tigard
13125 S. W. Hall Blvd
Tigard,OR
Attention: Julia Hajduk
Project Name: The Good Guys.Com
Number of
Copies/Description: (1) Minor design review ( original letter, copy of letter, plans and
check)
For your use
XX For your review
XX For your approval
As requested
Remarks:
Copy To:
Signed: John Knight/wb
Transmitted
Via: Delivered A.M.
If enclosures are not as noted, kindly notify us at once.
•�.
G R O U P
- VMACKENZIE1
February 1, 2000
City of Tigard
Attention: Julia Hajduk
13125 SW Hall Blvd.
Tigard, OR 97223
Re: thegoodguys.com
Minor Modification to Existing Development
• N Group Mackenzie Project#000033
s
N N
N. • Dear Julia:
oP G
OC
w Enclosed is a package of information supportive of a Type I, "Minor Modification to Existing
E Development"as outlined in Section 18.360.060 of the Community Development Code. The
o criteria referenced in 18.360.060 and 18.360.050 are addressed below.
.
M E Also enclosed is a check in the amount of$100 to cover the administrative processing fee. As
requested, I have provided two sets of everything(this narrative letter and one copy,two full-sized
aa site plans,two 11 x 17 copies of the preliminary floor plans and two 11 x 17 copies of the parking
a
- level plan).
in• z
o Although the Code is does not state that a Minor Design Review is required,based on our
discussions, I understand that it will occur because of the conversion of the space from Retail to
N Office use. In addition to the Tenant Improvement to convert the second story to office space,the
cn work includes completion of the structural work to fill in the atrium area(formerly the escalators),
and installation of a security gate and fence for the underground parking area.
O F
Criteria Response (Section 18.360.060 C.):
Group General Comments: The Good Guys is currently operating in an existing 75,218-square-foot
Mackenzie, commercial shopping center at 9009 S.W. Hall Boulevard near S.W. Scholls Ferry Road. The
Incorporated center includes 25,350 square feet of ground level retail shops and 24,934 square feet on the first
Architecture
Interior Design floor of Good Guys and 24, 934 square feet on the second floor of The Good Guys. The Good
Land Use Planning Guys building was originally built as a 2-story retail department store(Lamonts). In 1994,the
City of Tigard approved a remodel of the second floor to allow conversion of the floor into office
Group space. This conversion was partially completed and was never occupied by an office tenant. The
Mackenzie second floor is currently used by Good Guys as storage area.
Engineering,
Incorporated
Civil/Structural The Good Guys current request is to complete the office conversion to allow for its new e-
Engineering commerce business. Improvements will include minor structural work, new interior walls,new
Transportation flooring,and general clean-up work. The structural work consists of completing the flooring in an
Planning 1,800-square-foot area where the escalators were removed during the 1994 tenant improvement.
The tradition of The parking area will be brought into compliance with ADA standards as required by building
Mackenzie codes. The only exterior work, in addition to bringing the parking into compliance with ADA
Engineering and requirements, is the construction of a gate or fence to secure the parking level for employees only.
Mackenzie/Saito
continues.
H:\PROJECTS\000033\WP\0bOI l l.3k
Julia Hajduk
Group Mackenzie Project#2000033.00
January 31, 2000
Page 2
The approval process for a minor modification is contained in Section 18.360.030.B. This section
references the criteria contained in 18.360.060.C. The appropriate criteria are addressed as
follows:
18.360.060.C. Approval criteria. A minor modification shall be approved, approved with
conditions or denied following the Director's review based on the finding that:
1. The proposed development is in compliance with all applicable requirements
of this title; and
Response: The building and site improvements were originally constructed in 1987 as a
Lamont's Retail Store(SDR 87-17)and were in compliance with all applicable
requirements at that time. The proposed tenant improvement is primarily interior work and
will not alter any of the requirements of"this Title." No modifications are proposed which
would make the site out of compliance with the Tigard Community Development Code.
2. The modification is not a major modification.
Response: Section 18.360.050.B. provides evaluation criteria for"Major Modification."
Projects not meeting these criteria are considered to be"Minor Modifications." The
appropriate evaluation criteria are listed below:
1. An increase in dwelling unit density or lot coverage for residential
development. The proposal does not involve a residential development;
therefore, this standard does not apply.
2. A change in the ratio or number of different types of dwelling units.
This criterion is not applicable, as this request does not involve a
residential development.
3. A change that requires additional on-site parking in accordance with
Chapter 18.765. The required parking for this use as a retail center
ranges from 3.7 spaces/1000 to 5.1 spaces/1,000. This would require 278
spaces (minimum)to 383 spaces (maximum) under the current code
requirements. At the time the center was constructed, approximately 362
spaces were provided. The conversion to office will reduce the total
number of required spaces as noted below.
Use Square Minimum Maximum Minimum Maximum
Feet Ratio Ratio Required Required
Retail 75,218 3.7 5.1 278 383
Retail 50,284 3.7 5.1 186 256
Office 24,934 2.7 3.4 67 84
253 340
H.\PROJECTS\000033\WP\ObOl I I.do
Julia Hajduk
Group Mackenzie Project 42000033.00
January 31, 2000
Page 3
Approximately 362 spaces will be available for the entire center. Of the 362
spaces, 64 will be provided as"employee only"spaces on the parking level while
the remaining 298 spaces will be available for general use. The criterion requires
a finding that the change not generate additional demand for parking. Since the
conversion to office will actually reduce the parking demand, the above criterion
does not apply.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in the commercial or industrial structures, as
defined by the UBC, is proposed. Therefore,this criterion does not apply.
5. An increase in the height of the buildings(s)by more than 20 percent. No
increase in the height of the existing building is proposed. Therefore this criterion
does not apply.
6. A change in the type and location of accessways and parking areas where off-
site traffic would be affected. This request will not require a change in
accessways or parking areas where off-site traffic would be affected. This
criterion does not apply.
7. An increase in vehicular traffic to and from the site and the increase can be
expected to exceed 20 vehicles per day. The modifications to the parking area
will not result in any additional vehicle trips. This criterion does not apply.
8. An increase in the floor areas proposed for a non-residential use by more than
ten percent excluding expansions under 5,000 square feet. No increases in
floor area are proposed. Even if the completion of the structural work to fill in the
area of escalators is construed as"an increase in floor area,"it is under 5,000
square feet and less than 10%of the building area(the structural work
encompasses approximately 1,800 square feet). This criterion does not apply.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum required by the
code or reduces the open space areas by more than ten percent. There is no
area reserved for common open space; therefore,this criterion does not apply.
10. A reduction of project amenities (recreational facilities, screening; and/or,
landscaping provisions) below the minimum established by the code or by
more than ten percent where specified in the site plan. The proposed
modification will have no impact on project amenities. Therefore,this criterion
does not apply.
11. A modification to the conditions imposed at the time of Site Development
Review approval that are not the subject of criteria(B).1 through 10 above.
No modifications are proposed to the original Site Development Review approval.
Therefore,this criterion does not apply.
H:\PROJECTS\000033\WP\ObOl 11.sk
Julia Hajduk
Group Mackenzie Project#2000033.00
January 31, 2000
Page 4
If you have any questions or need additional information,please call me at 224-9560.
SI -
V -
Jo, / ght
Planning Project Manager
JRK/wp
c: Stuart Anderson-thegoodguys.com
Mark Hettum, Rich Mitchell,Jeff Humphreys-Group Mackenzie
H:\PROJECTS\000033\WP1Ob0111.sk
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