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ZON2012-00003 Z0N2012- 00003 PACTRUST ZONE CHANGE NOTICE OF FINAL ORDER NO. 2013-01 PC PLANNING COMMISSION 19 FOR THE CITY OF TIGARD, OREGON TIGARD A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PACTRUST AT 16125 — 16575 SW 72ND AVENUE AND 16150 - 16290 SW UPPER BOONES FERRY ROAD. THE COMMISSION APPROVED THE ZONE CHANGE FOR APPROXIMATELY 12 ACRES FROM LIGHT INDUSTRIAL (I-L)TO INDUSTRIAL PARK (I-P). THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER AND ON TESTIMONY RECEIVED AT THE PLANNING COMMISSION HEARING HELD ON FEBRUARY 4,2013. 120 DAYS = 3/21/2013 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00003 FILE NAME: PACTRUST ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of "Light Industrial" would remain unchanged. The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. APPLICANT/ Pacific Realty Associates,L.P. APPLICANT'S Lee Leighton OWNER: (PacTrust) REP: Westlake Consultants c/o Mathew Oyen 15115 SW Sequoia Parkway, 15350 SW Sequoia Parkway, Suite 150 Suite 300 Tigard, OR 97224 Tigard OR 97224 LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB,Tax Lots 600 and 1201. COMP. PLAN DESIGNATION: Light Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. FINAL ORDER Of TI IE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUSI'ZONE CI IANGE PAGE 1 OF 8 PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants,personal services and fitness centers,in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses,indoor entertainment is allowed. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.530; and Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.13,and 12.1.10 SECTION II. PLANNING COMMISSION DECISION The Planning Commission finds that the proposed Zone Change will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this Final Order. Therefore, the Commission APPROVES the Zone Change. SECTION III. BACKGROUND INFORMATION Site History & Information Staff reviewed the zoning history of the site utilizing old zoning maps and searching City records. The subject site is shown as zoned I-L on the 1983 Comprehensive Plan Designations and Zoning Districts Map (Ordinance 83-24). The site has remained under this zone until the present. City records show the site was developed in the mid-1980s as a light industrial business park. Aerial photos from the 1960s show the site used as a staging ground for the adjacent quarry to the south. Vicinity Information The subject site is surrounded by similar light industrial park development in PacTrust ownership. The subject site is comprised of Parcels II and III of the PacTrust Business Center. Parcels I (north), and parcels IV, V, and VI (south) are all zoned I-P. Adjacent properties owned by PacTrust east of SW 72nd are zoned I-L. Note: The Planning Commission recently approved the Pioneer Waterproofing zone change application for a change from I-P to I-L zoning(ZON2012-00002) on property less than a mile to the north along SW 72nd. In contrast to the subject application seeking to satisfy a demand for office space, Pioneer represented demand for non-office space to stage materials and perform repair or manufacturing services, as these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code. These zone change applications are indicative of a dynamic land use market within Tigard's Light Industrial designated lands. Providing flexibility to accommodate these proposed zone changes is consistent with comprehensive plan policy to promote economic development opportunities through flexible and adaptive land use and regulatory practices. Site Information and Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center).The zoning designation would be changed from "I-L:Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial"would FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUSf ZONE CHANGE PAGE 2 OF 8 remain unchanged. The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. Re-using the existing buildings for office use with tenant improvements is anticipated. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Statewide Planning Goals, Metro Urban Growth Management Plan, and Metro Regional Framework Plan Policies are not applicable to this land use decision. No changes are proposed to the Comprehensive Plan and the land use action requested is not legislative. TIGARD DEVELOPMENT CODE CHAPTER 18.380: Section 18.380.030.A states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The proposed zone change application to replace the I-L zone with the I-P zone does not involve a comprehensive plan map amendment, because the existing comprehensive plan designation of "Light Industrial" includes both the I-P and I-L zoning districts and would remain unchanged. Therefore, the Planning Commission shall make a decision on the proposed zone change application by means of a Type III-PC procedure as governed by Section 18.390.050. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan does not distinguish between the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation. The applicable Comprehensive Plan Polices are as follows: Policy 1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are described in application requirements determined by the Director and section 18.390.050.0 of the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on September 26, 2012 at PacTrust's offices. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from both SW Lower Boones Ferry Rd and SW 72°d Avenue, and the publishing of a notice in the Tigard Times on January 17, 2013. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from the Light Industrial to the Industrial Park zoning district is consistent with the assigned Comprehensive Plan Map designation of Light Industrial because both zoning districts implement the map designation. The proposed zone change is otherwise consistent with the applicable comprehensive plan policies as reviewed in this staff report. This policy is satisfied. FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC I-IEARING ZON2012-00003/PACIRUST ZONE CHANGE PAGE 3 OF 8 Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code, and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property was fully developed in the mid-1980s with five buildings, parking, landscaping, and public improvements. If a specific redevelopment proposal under the proposed zoning were found to impact public facilities, they would be required through the site development review process to be installed prior to, or concurrent with, development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; Section 9 of the Oregon Transportation Planning Rule (1'PR) allows cities to make a determination that a zone change "does not significantly affect" the transportation system if all of the following conditions are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP; and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. All three of these conditions are met for the subject property. Therefore, the City of Tigard may choose to make a determination of"no significant effect". FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 4 OF 8 City Transportation Planner,Judith Gray (January 23, 2013 Memo,attached) reviewed the traffic modeling assumptions used in the TSP and met with ODOT staff to identify likely issues or concerns. These steps resulted in the following conclusions: • The parcels were developed and occupied when Tigard's TSP was updated (2010); therefore, traffic from the property is included in the TSP base conditions; • The TSP forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035. This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change; • The High Capacity Transit (HCT) Land Use Plan concept for this area identified a desire for a greater mix of land uses. The proposed zone change would allow more office uses, which is consistent with the recommended HCT Land Use Plan concept. Based on these factors, the proposed zone change would not significantly affect the transportation system, as described in Section 9 of the TPR. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response, garbage, and transportation. Public Works staff stated the project raised no concerns with respect to increased demand on utilities. Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; The proposed zone change does not affect the Comprehensive Plan land use designation of Light Industrial. Therefore, the existing community need for land areas deemed appropriate for industrial activities would remain unchanged. However, the applicant states that the pattern of demand for lease space within the PacTrust Business Center, proximate to the SW Carman Drive/I-5 interchange, has shifted in the years since it was initially developed resulting in an increasing demand for office use. The proposed I-P zone would allow office use and provide needed employment in the area where it is in demand. Section C of this policy is satisfied. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; The applicant's narrative cites lease offers from office employers for available space at the subject property, and other property it owns in the immediate area, to demonstrate that the appropriate zoning should be I-P to accommodate that demand for office use. Sections D of this policy is satisfied E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; The applicant provided a comparison of land uses allowed under the existing I-L and proposed I-P zones in Exhibit D of the application. Nine additional primarily commercial land uses would be allowed but limited,whereas eight primarily industrial uses would no longer be permitted or otherwise be limited. The applicant's narrative and Exhibit F shows that the existing development would remain in compliance with development standards for the two zones where they differ. Development standards require front yards to be 35 feet instead of 30 feet and maximum site coverage is 25%instead of 15%in the proposed I- P versus I-L zone. Aerial photos show the setbacks to be between 55 and 95 feet for the five buildings on the subject site. Although the applicant's site coverage analysis shows 23% coverage, a reduction of lot coverage to 20% is allowed provided certain landscaping standards are met (Table 18.530.2[5]). The land FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 5 OF 8 uses allowed under the proposed zone change, contained with the existing development, would be in compliance with the development standards for the proposed I-P zone. In addition, the applicant provided a comparison of parking ratios allowed under the existing I-L and proposed I-P zones in Exhibit E of the application. Generally, newly allowed uses have higher parking ratios,while uses no longer permitted have lower parking ratios.Using the office use anticipated by market demand as the primary new use for the subject site, 2.7 spaces/1,000 square feet would be required. According to the applicant's analysis, the existing capacity provides 3.34 spaces/1,000 square feet. Therefore, the parking requirements in Table 18.765.2 could reasonably be expected to be met by the existing development. There is no planned development or historic overlay district on the subject property. Section E of this policy is satisfied. F. Land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The subject property is bordered north and south by land zoned I-P which are located within the same fully developed business park (PacTrust Business Center). The zone change would unify the zone applicable to the business park, which the applicant desires in order to simplify its marketing of the property. The nearest inventoried natural resource for the subject property are associated with Fanno Creek and are located over 600 feet west and separated by a railroad and an arterial street. The new land uses allowed in the proposed I-P zoned property would all be contained within existing buildings and can generally be characterized as being more commercial in nature and would be compatible with environmental conditions and surrounding land uses. Section F of this policy is satisfied. _ G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located over 600 feet west of the subject property. Future redevelopment will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future redevelopment. Section G of this policy is satisfied. Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts, in order to provide flexibility for implementation. The proposed zone change would use this implementation flexibility to allow uses permitted in the I-P zone to occur on the subject site including, primarily, office use. The rezone would allow office employers increased lease options within the desirable I-5 corridor location. Existing infrastructure serving the fully developed business park is adequate as described in the previous findings for Policies 2.1.8 and 2.1.15,above.This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. Increased traffic generated by higher trip rates associated with office use will be mitigated through Transit Development Tax (TUT) assessments at the time new uses are permitted. This policy is satisfied. FINDING: Based on the analysis above,the applicable Comprehensive Plan policies are satisfied. FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 6 OF 8 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and FINDING: The proposed zone change does not include a specific development proposal, but instead anticipates new allowed uses in an existing business park. The applicant provided an analysis of the existing development's consistency with development standards for new uses allowed under the proposed I-P zone as reviewed above m the findings for Policy 2.1.15(E). Future redevelopment will be subject to Site Development Review,m which any proposed development would be required to meet all of the current applicable Tigard Development Code standards. The proposed zone change would be in compliance with all applicable standards of the Tigard Development Code.This criterion is met. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. FINDING: In 1983 the City's first state acknowledged Comprehensive Plan assigned the subject area a designation of Light Industrial, and the adjacent area south of Durham Road was assigned the I-P zone,both of which remain unchanged to this day.The adjacent parcel to the north was initially zoned I-L but was changed to I-P in 1987 (ZC87-14). The applicant states that the pattern of demand for lease space within the PacTrust Business Center located proximate to the SW Carmen Drive/I-5 interchange has shifted in the years since it was initially developed resulting in an increasing demand for office use. Increased market demand for office use in the area represents evidence of change in the neighborhood. This criterion is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Engineering and Building Divisions and Public Works Department have reviewed the proposal and offered no comments or objections. City of Tigard Long Range Planning Department has reviewed the proposal and determined the proposed zone change would not significantly affect the transportation system,as described in Section 9 of the-Transportation Planning Rule. ODOT reviewed the proposed zone change. Marah Danielson, Ore on Department of Transportation Development Review Planner submitted comments to the City on January 16, 2013. The comments clarify applicability of the TPR and OHP provisions,while agreeing wi staff's analysis. The City of Durham, METRO, Washington County, TriMet, Tualatin Valley Fire and Rescue, and Clean Water Services were notified of the proposed amendment and did not respond. SECTION VI. STAFF ANALYSIS AND CONCLUSION The proposed zone change from I-L to I-P does not reduce lands designated"Light Industrial"in the City of Tigard, as both zones comprise the land use designation and provide implementation flexibility. The proposed zone change would use this implementation flexibility to allow uses permitted in the I-P zone to occur on the subject site including, primarily, office use. The rezone would allow office employers increased lease options within the desirable I-5 corridor location where the applicant has demonstrated there is an increasing market demand. Based on the findings above, the proposed zone change complies with the applicable Comprehensive Plan policies, City of Tigard Development Code chapters, and provides evidence of change in neighborhood. FINAL ORDER Of THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 7 OF 8 Staff recommends the Planning Commission approve the proposed zone change. SECTION IX. CONCLUSION The City of Tigard Planning Commission has APPROVED Zone Change (ZON2012-00003) — PACTRUST ZONE CHANGE. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 4TH DAY OF FEBRUARY. 2013 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Planning Commission President Dated this 6- k day of February,2013. Attachments: Zoning Districts Map Comprehensive Plan Designations Map January 23,2013 Memo,Judith Gray,Tigard Senior Transportation Planner Zone Change Application Materials February 4, 2013 Addendum to January 23,2013 Judith Gray Memo February 4,2013 Letter,Marah Danielson,ODOT Transportation Planner is\curpin\gary\ZON\PacTrust Zonc Change(•LON2012-00003)\ZON2012-00003 FINAL ORDER FINAL ORDER OfTIlE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC I[RARING ZON2012-00003/PACIRusT ZONE CHANGE PAGE 8 OF 8 I ,\' V ,, ,x,O,)-N R=7_ 7R-4:5 �:; tH F. _� i � R_7 �; oQ' Zoning Map R-7 PD _ �k \,, ` � AS�HFO: I 1I1 , �P 4 `�, 4?-5 �111� A 4I� W D� : �+�, K�AJBIE-LN 4 Legend 1"_— R-7 (P D) j RE Subject Site ') W=HARRINGTON ' RIM -- R-7 (P® ` a > I AVE I---�_ Zoning Classifications { \ r a. 1...; P • y ;Q W i �_ R-1 30,000 Sq Ft Min Lot Size y I'u' R-7 '1 ■ rJ 1 i♦ 7-7 R-2 20,000 Sq Ft Min Lot Size o?� ` R-4 5 w R_'• F • -G i W' ; R-3.5 10,000 Sq Ft Min Lot Size C42----1. 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Ors j •••••••• ....._•. ?_" e_. 1 SW'� I' '! f r--ROS_E.WOOD:.S_7- � - Overlay Zones / f--.---J.__ ›- a , i 1 ! ;., / j j j r — Historic District Overlay io i I �_ , ,.r 1 I �Planned Development Overlay sil,qipA if 41..... _ %. _. . L --1 1 J I I 'J r r ,,a_'T I '`�-� '-'�7 I Map Printed:24-Jan-13 111 !j ! I ' {., .:. I 4f -\ INFORMATION ON THIS MAP IS FOR GENERAL LOCATION ' -L-e-.' j-i.I1.I,i ( �� ` Q ONLYANDSHOULD BE VERIFIED WITH THE DEVELOPMENT I. l_! I _I, !R W SERVICES DIVISION. L .� O!� U y DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD / -J I Q tiV ' MANS NOT WARRANTY,REPRESENTATION,OR GUARANTEE AS TO THE f---�.1 I - I , riif I I M / CONTENT.ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE // —Q�FIN.DL+'AY— '� „°t m `- DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO h. � � 1 i UBABIUTY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE i D R W•r`•'I "'� I 1 t j" ' . I f Q.O INFORMATION PROVIDED REGARDLESS OF HOW CAUSED i l i -4 I I` I! I (� COMMUNITY DEVELOPMENT DEPARTMENT - * - [_ I ; "A Place to Call Home" /�/ _- ��Feet !} 0. City of Tigard ( , • 1'' 1,t)tl0 I. I ...._.__) _�-✓ `O J`^'^- ,��hR�MA�s 1Tgard,OR 971 Blvd . ■ �.�� I � ' LOWER BOONES F.. f�\l// Y ti9-0t 9a • City of Tigard ■ R� Memorandum To: Gary Pagenstecher From: Judith Gray Re: PacTrust Zone Change Date: January 23,2013 PacTrust is seeking a zone change on two contiguous parcels totaling approximately 12 acres.The parcels are currently zoned Light Industrial(IL);the applicant is seeking a change to Industrial Park (IP). The parcel is designated Industrial in the Comprehensive Plan. State Transportation Planning Rule Requirements Section 9 of the Oregon Transportation Planning Rule (TPR) allows cities to make a determination that a zone change"does not significantly affect" the transportation system if all of the following conditions are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d),or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. All three of these conditions are met for the subject property.Therefore,the City of Tigard may choose to make a determination of"no significant effect".If the city chooses not to make this determination, the proposed zone change would require additional transportation analysis. City of Tigard Findings I have reviewed the traffic modeling assumptions used in the TSP and have met with ODOT staff to identify likely issues or concerns. These steps resulted in the following conclusions: • The parcels were developed and occupied when Tigard's TSP was updated (2010); therefore,traffic from the property is included in the TSP base conditions; • The TSP forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035.This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change; • The High Capacity Transit(HCT) Land Use Plan concept for this area identified a desire for a greater mix of land uses.The proposed zone change would allow more office uses,which is consistent with the recommended HCT Land Use Plan concept. Based on these factors,the proposed zone change would not significantly affect the transportation system,as described in Section 9 of the TPR. Please let me know if you have any questions. !Pi City of Tigard T1GAR>o Memorandum ,4n A .".ls,64 �.. To: Marah Danielson, Oregon Department of Transportation From: Judith Gray,City of Tigard Re: PacTrust Zone Change --Addendum to Jan 23,2013 memorandum Date: February 4,2013 Cc: Gary Pagenstacher,City of Tigard Thank you for your comments in your email (January 31, 2013) regarding PacTrust's proposed zone change in Tigard.This memorandum is intended to address your suggestions and provide clarification regarding findings related to each subsection of TPR 060 (9): (a). The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map. The zoning designation would be changed from "I-L;Light Industrial District"to"I-P: Industrial Park District"with the existing comprehensive plan designation of"Light Industrial" remaining the same. (b). The local government has an acknowledge Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP. The Tigard TSP was updated and adopted in 2010. It has not yet been acknowledged,although it should be occurring very soon,as noted by Department of Land Conservation and Development (DLCD) representative Anne Debbaut in an email on January 31. The parcels were developed and occupied when Tigard's TSP was updated (2010);therefore, traffic from the property is included in the TSP base year(2005) conditions. The Transportation Analysis Zone (TAZ) map used in the TSP update is attached. It shows that the parcel site is located in TAZ 988.The accompanying table shows that the base year (2005) employment for this TAZ is 7,366 and forecast year (2035) employment is 8,925;with an increase of 1,559 employees. The potential increase in employees associated with the proposed zone change is estimated in the table below. Because the site is fully developed, the potential number of employees is estimated assuming the current site area (156,179 square feet) remains constant.A representative use under the existing I-L zone is Light Industrial; a representative use under the proposed I-P zone is Office. Estimated Employees, Current and Proposed Zones Zone Land Use Total Area ft 2/Employee* Total Employees Office I-P(proposed) employee 156,179 270 578 I-L (current) Industrial 156,179 485 322 Estimated Potential Increase in Employees 256 *For lack of site specific date, estimates for average space per employee were obtained from the planning web site"cyburbia.org"for this analysis. As the table shows, the proposed zone change is expected to result in a potential increase of approximately 256 employees,which is approximately 16%of the forecast 1,559 additional employees within the TAZ. It is therefore reasonable to conclude that the increased employment resulting from the proposed zone change is consistent with the TSP. (c) The area subject to the zoning map amendment was not exempted form this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020 (1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. The area subject to the zoning map amendment was included in the original UGB established by Metro and therefore is not exempt. Conclusion Base on this addendum along with previously submitted information, the City of Tigard has determined that the proposed zone change would not significantly affect the transportation system,including state highways, as defined in the Transportation Planning Rule. °F Department of Transportation 0 Q;�. �a,;;' o Region 1 Headquarters N ° Oregon 123 NW Flanders Street Portland,Oregon 97209 John A Kitzhaber,MD,Governor (503)731.8200 FAX(503)731.8531 ODOT Case 45581 February 4th, 2012 Planning Commission City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Subject: ZON 2012-0003: Pac Trust ZC Light Industrial (I-L) to Industrial Park District (I-P) Dear Commissioners, We have reviewed the applicant's proposal to change the zoning on 12 acres (parcels II and III of the PacTrust Business Center) located between SW 72"d Ave and SW Upper Boones Ferry Rd and Durham Rd. The zoning designation would change from "I-L: Light Industrial District" to "I-P: Industrial Park District"which allows more office use with the existing comprehensive plan designation to remain the same. ODOT appreciates the coordination effort that city staff has made to ensure that the Oregon Transportation Planning Rule 660-012-0060 (T PR 060) is addressed as it relates to state highway facilities. The state highway facilities in the vicinity of the site include: SW Upper Boones Ferry Rd (from SW Durham Rd to the Tualatin River Bridge) and Interstate 5 interchanges at Carmen Dr and Lower Boones Ferry Rd. ODOT has an interest in assuring that proposed plan amendments do not significantly affect the existing and planned transportation function, performance standards and safe operation of state highway facilities. Based on the Staff Report findings and supporting memorandum (prepared by Judith Gray 1/23/13 and 2/4/13) addressing the Tigard Development Code Chapter 18.380 Policy 2.1.15 and TPR 060 section 9, ODOT concurs that the proposed z one change would not significantly affect state transportation facilities. Thank you for providing ODOT the opportunity to participate in this land use review. If you have any questions regarding this matter, please contact me at 503-731-8258. Sincerely, Marah Danielson, Senior Planner Development Review Program Planning Lead ODOT Region 1 C: Lainie Smith, Lidwien Rahman, ODOT R1 Anne Debbaut, DLCD Agenda Item 5.2 Page 1 of Date of Hearing. 2/4/2013 IN Case • Number: ,ZON2012-00003 i !Unim Case Name: PACTRUST ZONE CHANGE Location: 16125—16575 SW 72nd Ave and 16150-16290 SW Upper Boones Ferry Road Tigard Planning Commission If you would like to provide comment at this session -PLEASE SIGN IN HERE Please CLEARLY print your information below and check the appropriate box to indicate your position on the issue: Name: a For Address: ❑ Against City, State,Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City,State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against 6 City of Tigard Comprehensive Plan Map (excerpt) - Subject Property is designated Light Industrial (IL) i 41r N. .0. I , •... . , .. , . Comprehensive Plan ,.. , F---1 City o te 'fier:-.)ard Orevri 1 • ' , ‘, . , Legend Comprehensive Plan Designato C , Subject Property ,...9" s- 11 I I A,S.ro.-c ty F ks),14.n^A III MJ, tit x:d....L.:<;..;:..mrn,:n:‘,:$1 ...0* ,e ."/ Parcel II & Ill of Li 1,ivditr 1 Dr.,ity P.:,.ii-.:, tiW 10..i F Liry:,0 i.,,,. rni:I^riAl #1,s, r' r M, redu-,H1;01-lortst/:oso-liali 10,_,E...1 vivo:.U.:.•:,‘Ena o..win- ; PacTrust Business Center 1 t, s.....,, I iigh r ft.riciy:'-',,s dort.AI 111110,J;: 2 Niue::Liv:E•np os•imn:2 1 M,..t -I \t Lkie k.s1.1,e ti'4 I r,;,.:--: L L 9h1 I 4 p J Y 1 I IIII tyl"J'f 2 Mixe-....Use•zosiiOqi:1 2. III H -4a./ oaustnal 4 r......... 1 ! . 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"4./.t►� f = a—it.'..x,'.e/1 ' 1 /!.ir- e ..r i PacTrust Business Center Sub'ect ,. ; ill " City of Tigard T I GA RD Planning Commission Agenda ..........r.. MEETING DATE: February 4, 2013; 7:00 p.m. MEETING LOCATION: City of Tigard —Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7.00 p.m. 2. ROLL CALL 7.00 p•m. 3. COMMUNICATIONS 7co1 p.m. 4. CONSIDER MINUTES 7.03 p.m. 5.1 PUBLIC HEARING [Cont'd for deliberation only - no public testimony will be taken] 7.05 p.m. DEVELOPMENT CODE AMENDMENT (DCA) 2012-00004 DURHAM ADVANCED WASTEWATER TREATMENT FACILITY PLAN DISTRICT & GENERAL PLAN DISTRICT STANDARDS DEVELOPMENT CODE AMENDMENT REQUEST: The City of Tigard proposes legislative amendments to the Tigard Development Code (IDC) and Zoning Map in a combined amendment package to adopt two new chapters and clarify the applicable boundaries of four existing chapters. The City proposes the adoption of Chapter 18.605 (Plan Districts) to provide a purpose statement and approval standards for the adoption of future plan districts or the modification of existing and future community plan districts. The City and Clean Water Services jointly propose the adoption of Chapter 18.650 to create a new plan district to govern future development within the 106 acre Durham Advanced Wastewater Treatment Facility (Durham Facility). The City also proposes text amendments to TDC Chapters 18.600, 610, 620, 630, and 640 to create a uniform naming convention and add boundary maps to provide clarity as to where the regulations apply; boundary maps to be identical to those adopted with the applicable chapters and are for illustrative and clarifying purposes only. The City also proposes corresponding changes to the official Zoning Map to add the boundaries of the Durham Facility Plan District and four other existing plan districts which are not presently shown (Downtown, Tigard Triangle,Washington Square Regional Center,and Durham Quarry aka Bridgeport Village). LOCATION: Citywide 5.2 ZONING MAP AMENDMENT (ZON) 2012-00003 PACTRUST ZONE CHANGE 8:05pm REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72"d Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of "Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72"d Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB, Tax Lots 600 and 1201. ZONE: I-L: Light Industrial District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530; Comprehensive Plan Goals 1,2, 9, and 12. PLANNING COMMISSION AGENDA— FEBRUARY 4, 2013 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 2 Agenda Item: 5.2 Hearing Date:February 4.2012 Time: 7:00 PM STAFF REPORT TO THE • PLANNING COMMISSION = FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 3/21/2013 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00003 FILE NAME: PACTRUST ZONE CHANGE PROPOSAL: The applicant is requesting approval of a uasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Tight Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of "Light Industrial" would remain unchanged The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. APPLICANT/ Pacific Realty Associates, L.P. APPLICANT'S Lee Leighton OWNER: (PacTrust) REP: Westlake Consultants c/o Mathew Oyen 15115 SW Sequoia Parkway, 15350 SW Sequoia Parkway, Suite 150 Suite 300 Tigard,OR 97224 Tigard OR 97224 LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB,Tax Lots 600 and 1201. COMP. PLAN DESIGNATION: Tight Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers,in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 1 OF 8 developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses,indoor entertainment is allowed. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.530; and Comprehensive Plan Policies 1.2,2.1.2,2.1.3, 2.1.7,2.1.8,2.1.15,9.13,and 12.1.10 SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve the proposed zone change. SECTION III. BACKGROUND INFORMATION Site History & Information Staff reviewed the zoning history of the site utilizing old zoning maps and searching City records. The subject site is shown as zoned I-L on the 1983 Comprehensive Plan Designations and Zoning Districts Map (Ordinance 83-24). The site has remained under this zone until the present. City records show the site was developed in the mid-1980s as a light industrial business park. Aerial photos from the 1960s show the site used as a staging ground for the adjacent quarry to the south. Vicinity Information The subject site is surrounded by similar light industrial park development in PacTrust ownership. The subject site is comprised of Parcels II and III of the PacTrust Business Center. Parcels I (north), and parcels IV, V, and VI (south) are all zoned I-P. Adjacent properties owned by PacTrust east of SW 72nd are zoned I-L. Note: The Planning Commission recently approved the Pioneer Waterproofing zone change application for a change from I-P to I-L zoning (ZON2012-00002) on property less than a mile to the north along SW 72nd. In contrast to the subject application seeking to satisfy a demand for office space, Pioneer represented demand for non-office space to stage materials and perform repair or manufacturing services, as these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code. These zone change applications are indicative of a dynamic land use market within Tigard's Light Industrial designated lands. Providing flexibility to accommodate these proposed zone changes is consistent with comprehensive plan policy to promote economic development opportunities through flexible and adaptive land use and regulatory practices. Site Information and Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L:light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of 'Light Industrial" would remain unchanged. The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. Re-using the existing buildings for office use with tenant improvements is anticipated. STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACIRUST ZONE CHANGE PAGE 2 OF 8 SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Statewide Planning Goals, Metro Urban Growth Management Plan, and Metro Regional Framework Plan Policies are not applicable to this land use decision. No changes are proposed to the Comprehensive Plan and the land use action requested is not legislative. TIGARD DEVELOPMENT CODE CHAPTER 18.380: Section 18.380.030.A states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The proposed zone change application to replace the I-L zone with the I-P zone does not involve a comprehensive plan map amendment, because the existing comprehensive plan designation of "Light Industrial" includes both the I-P and I-L zoning districts and would remain unchanged. Therefore, the Planning Commission shall make a decision on the proposed zone change application by means of a Type III-PC procedure as governed by Section 18.390.050. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan does not distinguish between the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation. The applicable Comprehensive Plan Polices are as follows: Policy 1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are described in application requirements determined by the Director and section 18.390.050.0 of the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on September 26, 2012 at PacTrust's offices. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from both SW Lower Boones Ferry Rd and SW 72nd Avenue, and the publishing of a notice in the Tigard Times on January 17, 2013. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from the Light Industrial to the Industrial Park zoning district is consistent with the assigned Comprehensive Plan Map designation of Light Industrial because both zoning districts implement the map designation. The proposed zone change is otherwise consistent with the applicable comprehensive plan policies as reviewed in this staff report. This policy is satisfied. Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code, and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 3 OF 8 Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property was fully developed in the mid-1980s with five buildings, parking, landscaping, and public improvements. If a specific redevelopment proposal under the proposed zoning were found to impact public facilities, they would be required through the site development review process to be installed prior to, or concurrent with, development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; Section 9 of the Oregon Transportation Planning Rule (1'PR) allows cities to make a determination that a zone change "does not significantly affect" the transportation system if all of the following conditions are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. All three of these conditions are met for the subject property. Therefore, the City of Tigard may choose to make a determination of"no significant effect". City Transportation Planner,Judith Gray (January 23,2013 Memo, attached) reviewed the traffic modeling assumptions used in the TSP and met with ODOT staff to identify likely issues or concerns. These steps resulted in the following conclusions: • The parcels were developed and occupied when Tigard's TSP was updated (2010); therefore, traffic from the property is included in the TSP base conditions; STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 4 OF 8 • The TSP forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035. This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change; • The High Capacity Transit (HCT) Land Use Plan concept for this area identified a desire for a greater mix of land uses. The proposed zone change would allow more office uses, which is consistent with the recommended HCT Land Use Plan concept. Based on these factors, the proposed zone change would not significantly affect the transportation system, as described in Section 9 of the TPR. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response, garbage, and transportation. Public Works staff stated the project raised no concerns with respect to increased demand on utilities. Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; The proposed zone change does not affect the Comprehensive Plan land use designation of Light Industrial. Therefore, the existing community need for land areas deemed appropriate for industrial activities would remain unchanged. However, the applicant states that the pattern of demand for lease space within the PacTrust Business Center, proximate to the SW Carman Drive/I-5 interchange, has shifted in the years since it was initially developed resulting in an increasing demand for office use. The proposed I-P zone would allow office use and provide needed employment in the area where it is in demand. Section C of this policy is satisfied. D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; The applicant's narrative cites lease offers from office employers for available space at the subject property, and other property it owns in the immediate area, to demonstrate that the appropriate zoning should be I-P to accommodate that demand for office use. Sections D of this policy is satisfied E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; The applicant provided a comparison of land uses allowed under the existing I-L and proposed I-P zones in Exhibit D of the application. Nine additional primarily commercial land uses would be allowed but limited,whereas eight primarily industrial uses would no longer be permitted or otherwise be limited. The applicant's narrative and Exhibit F shows that the existing development would remain in compliance with development standards for the two zones where they differ. Development standards require front yards to be 35 feet instead of 30 feet and maximum site coverage is 25%instead of 15%in the proposed I- P versus I-L zone. Aerial photos show the setbacks to be between 55 and 95 feet for the five buildings on the subject site. Although the applicant's site coverage analysis shows 23% coverage, a reduction of lot coverage to 20% is allowed provided certain landscaping standards are met (Table 18.530.2[5]). The land uses allowed under the proposed zone change, contained with the existing development, would be in compliance with the development standards for the proposed I-P zone. In addition, the applicant provided a comparison of parking ratios allowed under the existing I-L and proposed I-P zones in Exhibit E of the application. Generally, newly allowed uses have higher parking ratios, while uses no longer permitted have lower parking ratios. Using the office use anticipated by market STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PAC I RUST ZONE CHANGE PAGE 5 OF 8 demand as the primary new use for the subject site, 2.7 spaces/1,000 square feet would be required. According to the applicant's analysis, the existing capacity provides 3.34 spaces/1,000 square feet. Therefore, the parking requirements in Table 18.765.2 could reasonably be expected to be met by the existing development. There is no planned development or historic overlay district on the subject property. Section E of this policy is satisfied. F. Land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The subject property is bordered north and south by land zoned I-P which are located within the same fully developed business park (PacTrust Business Center). The zone change would unify the zone applicable to the business park, which the applicant desires in order to simplify its marketing of the property. The nearest inventoried natural resource for the subject property are associated with Fanno Creek and are located over 600 feet west and separated by a railroad and an arterial street. The new land uses allowed in the proposed I-P zoned property would all be contained within existing buildings and can generally be characterized as being more commercial in nature and would be compatible with environmental conditions and surrounding land uses. Section F of this policy is satisfied. G. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located over 600 feet west of the subject property. Future redevelopment will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future redevelopment. Section G of this policy is satisfied. Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts, in order to provide flexibility for implementation. The proposed zone change would use this implementation flexibility to allow uses permitted in the I-P zone to occur on the subject site including, primarily, office use. The rezone would allow office employers increased lease options within the desirable I-5 corridor location. Existing infrastructure serving the fully developed business park is adequate as described in the previous findings for Policies 2.1.8 and 2.1.15, above. This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. Increased traffic generated by higher trip rates associated with office use will be mitigated through Transit Development Tax (IDT) assessments at the time new uses are permitted. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan policies are satisfied. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and FINDING: The proposed zone change does not include a specific development proposal, but instead anticipates new allowed uses in an existing business park. The applicant provided an STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 6 OF 8 analysis of the existing development's consistency with development standards for new uses allowed under the proposed I-P zone as reviewed above in the findings for Policy 2.1.15(E). Future redevelopment will be subject to Site Development Review, in which any proposed development would be required to meet all of the current applicable Tigard Development Code standards. The proposed zone change would be in compliance with all applicable standards of the Tigard Development Code.This criterion is met. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. FINDING: In 1983 the City's first state acknowledged Comprehensive Plan assigned the subject area a designation of Light Industrial, and the adjacent area south of Durham Road was assigned the I-P zone, both of which remain unchanged to this day. The adjacent parcel to the north was initially zoned I-L but was changed to I-P in 1987 (ZC87-14). The applicant states that the pattern of demand for lease space within the PacTrust Business Center located proximate to the SW Carmen Drive/I-5 interchange has shifted in the years since it was initially developed resulting in an increasing demand for office use. Increased market demand for office use in the area represents evidence of change in the neighborhood. This criterion is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Engineering and Building Divisions and Public Works Department have reviewed the proposal and offered no comments or objections. City of Tigard Long Range Planning Department has reviewed the proposal and determined the proposed zone change would not significantly affect the transportation system, as described in Section 9 of the Transportation Planning Rule. ODOT reviewed the proposed zone change. Marah Danielson, Ore on Department of Transportation Development Review Planner submitted comments to the City on January 16, 2013. The comments clarify applicability of the TPR and OHP provisions,while agreeing with staff's analysis. The City of Durham, METRO, Washington County, TriMet, Tualatin Valley Fire and Rescue, and Clean Water Services were notified of the proposed amendment and did not respond. SECTION VI. STAFF ANALYSIS AND CONCLUSION The proposed zone change from I-L to I-P does not reduce lands designated"Light Industrial" in the City of Tigard, as both zones comprise the land use designation and provide implementation flexibility. The proposed zone change would use this implementation flexibility to allow uses permitted in the I-P zone to occur on the subject site including, pnmarily, office use. The rezone would allow office employers increased lease options within the desirable I-5 corridor location where the applicant has demonstrated there is an increasing market demand. Based on the findings above, the proposed zone change complies with the applicable Comprehensive Plan policies, City of Tigard Development Code chapters, and provides evidence of change in neighborhood. Staff recommends lanning Co.• " 's on approve the proposed zone change. /: January y t� a Janu DATE 013 PREP B ` ary Pagenstecher Associate Planner STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACIRUST ZONE CHANGE PAGE 7 OF 8 January 28, 2013 APPROVED BY: Tom McGuire DATE Acting Assistant CD Director Attachments: Zoning Districts Map Comprehensive Plan Designations Map January 23,2013 Memo,Judith Gray, Senior Transportation Planner Zone Change Application Materials is\curpin\gary\ZON\PacTrust Zone Change(ZON2012-00003)\ZON2012-00003 staff report STAFF REPORT TO THE PLANNING COMMISSION FEBRUARY 4,2013 PUBLIC HEARING ZON2012-00003/PACTRUST ZONE CHANGE PAGE 8 OF 8 IIM VP �1�111 �I�, i �� RE. :pp ■ it= 4 R=?� I� ' ►, o� S� Zoning Map R-4:5 _ ! R7 1 � � R? 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Q Fl•N�DLA----ki _ I (/(� r _ 1 `D .1)D R W `!"�J �� , DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MAKES NOT WARRANTY,REPRESENTATION,OR GUARANTEE AS TO THE � � 11 IM U-@ �`Jr1^�y—�` , C DATA+PROVI ED HEREIN.THE CITY OFOTIGARD AE S ASS UM oT U�J�/ L �/ Q” USABILITY FOR ANY ERRORS,OMISSIONS OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED 4—RD`.iOELL DR _ .. J� _ .. 7 _ COMMUNITY DEVELOPMENT DEPARTMENT .� �� r�fi�� LOWER BOONES FERRr aO "A Place to Call Home" �a—_ City of Tigard ,N ��: 1 O� O _1APS 13125 SW Hall Blvd a aylyB•p-r r�F ` lll��r��-��'___�1'_ Tigard,OR 97223 i 1 503639-0171 rn.nl:1T wr� .WAYS TO"• ` ` -A,_ . W1MW.tigard-or.gov MI , [ IVI = Bo OS __ Jr. �f ± Comprehensive N Fa o ,®o ,RED.w / Plan Map inn F- ■ . ��1 di r r/ > P • Legend ASHFORD ST FQ Q 3 W = `' `l ` �' ENE Subject Site �i 1 I� . _ i D. / OM �,•� iii TQ ® ryry, n �, ■ ' Comprehensive Plan � _ I ) - Low Density Residential =1"' �� _ /. 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W J �, OI • • MAKES NOT WARRANTY,REPRESENTAOTION,OR GUARANTEE AS THE o 1 ' , , CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE tcl DATA PRONGED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO ��F I DLAY--�' ' �O LIBAe1L TY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE 41•L y INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. DR W m M U C COMMUNITY DEVELOPMENT DEPARTMENT III 1 .�. C!E L L-D'R '4/ 'A Place to Call Home" ■ —1 -_ Cily dTigard pp- 'A. ��! .-�r.7i t _ _ '�a� �O TI'' MAPS Tigard,OR 97I223d ' Ilk • 111 LOWER BOONES� 5036394171 . .,tam..► www.tigardor.gov Trc:nan • • ■ City of Tigard TIGA RD Memorandum To: Gary Pagenstecher From: Judith Gray Re: PacTrust Zone Change Date: January 23,2013 PacTrust is seeking a zone change on two contiguous parcels totaling approximately 12 acres. The parcels are currently zoned Light Industrial (IL); the applicant is seeking a change to Industrial Park (IP). The parcel is designated Industrial in the Comprehensive Plan. State Transportation Planning Rule Requirements Section 9 of the Oregon Transportation Planning Rule (TPR) allows cities to make a determination that a zone change "does not significantly affect" the transportation system if all of the following conditions are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d),or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. All three of these conditions are met for the subject property. Therefore, the City of Tigard may choose to make a determination of"no significant effect". If the city chooses not to make this determination,the proposed zone change would require additional transportation analysis. City of Tigard Findings I have reviewed the traffic modeling assumptions used in the TSP and have met with ODOT staff to identify likely issues or concerns. These steps resulted in the following conclusions: • The parcels were developed and occupied when Tigard's TSP was updated (2010); therefore, traffic from the property is included in the TSP base conditions; • The TSP forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035. This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change; • The High Capacity Transit(HCT) Land Use Plan concept for this area identified a desire for a greater mix of land uses. The proposed zone change would allow more office uses,which is consistent with the recommended HCT Land Use Plan concept. Based on these factors, the proposed zone change would not significantly affect the transportation system,as described in Section 9 of the TPR. Please let me know if you have any questions. °F o Department of Transportation y Region 1 Headquarters �� Ir, OregOn 123 NW Flanders Street `.4 Portland,Oregon 97209 185 J9 ohnAKitzhaber,MD.,Govern a (503)731.853 FAX(503)731.8531 1 ODOT Case#5581 February 4th, 2012 Planning Commission City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Subject: ZON 2012-0003: Pac Trust ZC Light Industrial (I-L) to Industrial Park District (I-P) Dear Commissioners, We have reviewed the applicant's proposal to change the zoning on 12 acres (parcels II and III of the PacTrust Business Center) located between SW 72rld Ave and SW Upper Boones Ferry Rd and Durham Rd. The zoning designation would change from "I-L: Light Industrial District" to "I-P: Industrial Park District" which allows more office use with the existing comprehensive plan designation to remain the same. ODOT appreciates the coordination effort that city staff has made to ensure that the Oregon Transportation Planning Rule 660-012-0060 (TPR 060) is addressed as it relates to state highway facilities. The state highway facilities in the vicinity of the site include: SW Upper Boones Ferry Rd (from SW Durham Rd to the Tualatin River Bridge) and Interstate 5 interchanges at Carmen Dr and Lower Boones Ferry Rd. ODOT has an interest in assuring that proposed plan amendments do not significantly affect the existing and planned transportation function, performance standards and safe operation of state highway facilities. Based on the Staff Report findings and supporting memorandum (prepared by Judith Gray 1/23/13 and 2/4/13) addressing the Tigard Development Code Chapter 18.380 Policy 2.1.15 and TPR 060 section 9, ODOT concurs that the proposed z one change would not significantly affect state transportation facilities. Thank you for providing ODOT the opportunity to participate in this land use review. If you have any questions regarding this matter, please contact me at 503-731-8258. Sincerely, Marah Danielson, Senior Planner Development Review Program Planning Lead ODOT Region 1 C: Lainie Smith, Lidwien Rahman, ODOT R1 Anne Debbaut, DLCD 111 II City of Tigard TIGARD Memorandum To: Marah Danielson,Oregon Department of Transportation From: Judith Gray,City of Tigard Re: PacTrust Zone Change --Addendum to Jan 23,2013 memorandum Date: February 4,2013 Cc: Gary Pagenstacher,City of Tigard Thank you for your comments in your email (January 31,2013) regarding PacTrust's proposed zone change in Tigard.This memorandum is intended to address your suggestions and provide clarification regarding findings related to each subsection of TPR 060 (9): (a).The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map. The zoning designation would be changed from"I-L;Light Industrial District"to"I-P: Industrial Park District"with the existing comprehensive plan designation of"Light Industrial" remaining the same. (b). The local government has an acknowledge Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP. The Tigard TSP was updated and adopted in 2010. It has not yet been acknowledged,although it should be occurring very soon,as noted by Department of Land Conservation and Development(DLCD) representative Anne Debbaut in an email on January 31. The parcels were developed and occupied when Tigard's TSP was updated (2010);therefore, traffic from the property is included in the TSP base year(2005) conditions. The Transportation Analysis Zone (TAZ) map used in the TSP update is attached. It shows that the parcel site is located in TAZ 988.The accompanying table shows that the base year(2005) employment for this TAZ is 7,366 and forecast year(2035) employment is 8,925;with an increase of 1,559 employees. The potential increase in employees associated with the proposed zone change is estimated in the table below. Because the site is fully developed,the potential number of employees is estimated assuming the current site area(156,179 square feet) remains constant.A representative use under the existing I-L zone is Light Industrial;a representative use under the proposed I-P zone is Office. Estimated Employees, Current and Proposed Zones Zone Land Use Total Area ft2/Employee* Total Employees Office I-P (proposed) employee 156,179 270 578 I-L (current) Industrial 156,179 485 322 Estimated Potential Increase in Employees 256 *For lack of site specific date, estimates for average space per employee were obtained from the planning web site"cyburbia.org"for this analysis. As the table shows, the proposed zone change is expected to result in a potential increase of approximately 256 employees,which is approximately 16%of the forecast 1,559 additional employees within the TAZ. It is therefore reasonable to conclude that the increased employment resulting from the proposed zone change is consistent with the TSP. (c) The area subject to the zoning map amendment was not exempted form this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020 (1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. The area subject to the zoning map amendment was included in the original UGB established by Metro and therefore is not exempt. Conclusion Base on this addendum along with previously submitted information, the City of Tigard has determined that the proposed zone change would not significantly affect the transportation system,including state highways,as defined in the Transportation Planning Rule. { 1056 1 Transportation r---....11,_____,.., p:. , Analysis 1051 pI LORS FERRY RD • Zones (TAZs) i 1054 + 1055 1� , w Tigard Urban r I Planning Area it t Z LOCUST ST __ r-` 1 1047 O,,5 FERRY RD ? fi 1059 l LEGEND 1 1046 _ _ J OAK ST �+�TAZ Milliril j 964 963 `� •961 TINE ST ILA.J� 1 f iL_ !!1 1042 t' 965 < " w l'';, 960 ;.T 959 Other Map Elements F.L------ < ��'� PFpFRE ST ° _ w `\ �`� �„ F NES'ST WES Rail Line sNALW d' f -- - Q pp, o� 58 N i WES Station � "^LAuTST ' 975 976 - � DARTMOUTH ST ��+ 966 5 .+++++ Rail Lines 44(4t/,,,,�I !*'e ,1, _ _- Tigard City Boundary ' 'Q� °s,�ti, ��Fa s yy� `rT S rc V r r& r 979 3� ;` 981 5 A .. al�nry_'1}! 969 TT �. �, �t /BS 968 ;�Sy r `. .. .s... wad irAil021 � 980 ., 970 1 •1 972 :,-( \ sµhp'Lit 971 _ !7 J \ _ .. SONG RO. BONITA BULL MOUNTAIN RO S 1 -e_ 983 <1¢>2 J -- I ` 996 1 t} 997 �, ' (1� f 1000 _ II�'� •'n.��e,,.aoo.,,,,le. i BEEF BEND pD� 986 meesvmd Dodos mq.....or DURHAM RU RF. February?•009 Renaau will be made b new derniam 987 W •`w j at.maamm�oeoa m.nm me .arme my, 999 995 in I m Er .. 994 l 998 I \\......:.i. �i y 993 Swam 0,111W .�'^ -- 991 990 9� + •.ro.e ,e T- 992 �.�+'�1�.�`.:.'�•+."Li...'.+.° umwww ioa.n wP./ e ■ II 1 T 4 I I TAZ Household and Employment Forecast Summary I2005 2035 Growth, 2005-2035 TAZ Households Employment Households Employment Households Employment I 957 257 1,677 1,320 475 3,710 218 2,033 958 91 135 2,278 44 958 959 664 1,482 1,046 2,566 382 1,084 I 960 454 95 625 176 171 82 961 255 60 398 514 143 454 962 987 857 1,288 1,599 301 743 I963 55 2,030 77 2,774 22 744 964 965 117 955 144 -10 27 965 739 405 821 547 82 142 I 966 1,788 241 2,327 324 1 539 83 969 1,114 125 1,432 154 318 29 , 970 495 70 1,056 80 561 10 I 971 998 184 1,381 225 383 41 972 425 69 722 91 297 23 973 492 75 658 103 166 28 974 770 52 1,192 59 422 8 975 816 149 935 204 119 55 976 198 300 256 353 58 52 977 796 731 1,082 1,031 286 300 978 891 2,030 661 4,656 -230 2,625 979 27 2,913 43 4,041 16 1,127 980 223 4,160 301 6,378 78 2,219 • 981 . 22 2,764 93 _ 4,410 71 1,646 982 140 397 184 497 44 100 • 983 1,079 840 1,263 1,094 184 254 984 769 241 1,181 330 412 89 985 1,057 703 958 1,056 -99 352 986 2,563 583 3,304 797 741 213 987 860 922 1,450 1,350 590 tom_ 988 0 7,366 0 8,925 0 1,552) 994 800 372 1,225 500 425 128 995 2,754 777 3,286 1,142 532 365 996 103 5 484 5 381 0 997 565 67 866 79 301 11 1052 74 5,175 91 8,326 17 3,151 1053 39 3,617 57 6,447 18 2,830 1054 1,153 734 1,768 1,534 615 800 1055 _ 682 29 995 65 313 36 Kittelson&Associates, Inc. Gary Pagenstecher From: DANIELSON Marah B <Marah.B.DANIELSON @odot.state.or.us> Sent: Thursday, January 31, 2013 4:22 PM To: Judith Gray Cc: SMITH Elaine * Lainie; TAYAR Abraham * Avi; RAHMAN Lidwien; Gary Pagenstecher; DEBBAUT Anne Subject: PAC Trust Zone Change TPR Findings Hi Judith and Gary, My ODOT review team has reviewed the copy of the staff report and the technical memorandum findings for TPR 060 (9) that you prepared. We suggest a little more documentation be included to address each subsection for TPR 060 (9). (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map. The staff report and memo currently does not include findings for subsection (a). Suggested language:The zoning designation would be changed from "I-L; Light Industrial District" to "I- P: Industrial Park District" with the existing comprehensive plan designation of"Light Industrial" remaining the same. (b) The local government has an acknowledge Transportation System Plan (TSP) and the proposed zoning is consistent with the TSP. The staff report and memo findings include 3 bullets. • The parcels were developed and occupied when Tigard's TSP was updated (2010); therefore, traffic from the property is included in the TSP base conditions. Comment: this is ok • The TSP Forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035. This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change. Comment and suggestions: It is not necessary to provide information on the increase, but rather to show that the estimated employees on the property as a result of the zone change are consistent with the number of employees assumed for the area in TSP. To improve findings and documentation we suggest the city include: 1. TSP TAZ map identifying the TAZ#/s and zone change property location 2. #of employees assumed in the TPS Forecast model for 2035 for the area and the TAZ#'s which include the property 3. City's estimate for the total # of employees in 2035 as a result of the zone change for the property 4. Include a statement such as "it is therefore reasonable to conclude that the increased employment resulting from the ZC is consistent with the TSP." Suggest language for additional bullet: The City of Tigard's 2035 Transportation Plan has been acknowledged. (c) The area subject to the zoning map amendment was not exempted form this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020 (1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. 1 The staff report and memo currently does not include findings for subsection ( c). Suggested language: The area subject to the zoning map amendment was included in the original UGS established by Metro and therefore is not exempt. With the improvements recommended above, ODOT concurs with this city staff report that the proposed zone change would not significantly affect the transportation system including state highway facilities. Since this is going to the planning commission on Monday evening, I was hoping that I could work with Judith on Monday to get this additional information into the record. Then I can send a simple letter from ODOT to the planning commission indicating that ODOT concurs with the city staff report finding. I will be available after 10:30am on Monday. Please let me know if this seems reasonable or if you have any additional questions. Thank you for coordinating with ODOT on applying the new section of the TPR. Marah Danielson, Senior Planner Development Review Program CoLead ODOT Region 1 Planning (503)731-8258 marah.b.danielson cr,odot.state.or.us 2 City of Tigard ,74 "C��;Ra Memorandum To: Gary Pagenstecher From: Judith Gray Re: PacTrust Zone Change Date: January 23,2013 PacTrust is seeking a zone change on two contiguous parcels totaling approximately 12 acres.The parcels are currently zoned Light Industrial (IL);the applicant is seeking a change to Industrial Park (IP).The parcel is designated Industrial in the Comprehensive Plan. State Transportation Planning Rule Requirements Section 9 of the Oregon Transportation Planning Rule(1'YR) allows cities to make a determination that a zone change"does not significantly affect" the transportation system if all of the following conditions are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b)The local government has an acknowledged Transportation System Plan(TSP) and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d),or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. All three of these conditions are met for the subject property.Therefore,the City of Tigard may choose to make a determination of"no significant effect". If the city chooses not to make this determination,the proposed zone change would require additional transportation analysis. City of Tigard Findings I have reviewed the traffic modeling assumptions used in the TSP and have met with ODOT staff to identify likely issues or concerns.These steps resulted in the following conclusions: • The parcels were developed and occupied when Tigard's TSP was updated (2010);therefore,traffic from the property is included in the TSP base conditions; • The TSP forecast model assumed an increase of approximately 1,600 jobs in this area between 2005 and 2035.This growth estimate is sufficient to reflect the potential increase in employment resulting from the proposed zone change; • The High Capacity Transit(HCT) Land Use Plan concept for this area identified a desire for a greater mix of land uses.The proposed zone change would allow more office uses,which is consistent with the recommended HCT Land Use Plan concept. Based on these factors,the proposed zone change would not significantly affect the transportation system,as described in Section 9 of the TPR. Please let me know if you have any questions. From: Judith Gray Sent: Wednesday, December 26, 2012 3:35 PM To: Gary Pagenstecher Subject: PacTrust zone change comments Gary, Thank you for asking me to provide comments on the Zone Change Application for the PacTrust Business Center (Nov 21, 2012). In summary, I agree that Transportation Planning Rule (TPR) analysis is not required for the proposed zone change, however, not for the reason given by the applicant. Rather, the proposed zone change is of a small enough scale that it falls within the range that the Oregon Highway Plan (OHP) considers only a "small increase" in traffic. That said, the IP zone has potential to create more traffic impacts than the IL zone, due to the opportunity for General Office uses which generate approximately 50% more traffic than General Light Industrial. For a new development of this size (156 ksf), General Office would require approximately $341,000 more in Transportation Development Tax(TDT). If Tigard has a way to capture these higher TDTs (e.g., a change of use permit), that would help to offset the higher potential traffic impacts associated with the zone change. I have provided more details below. TPR Analysis Amendments to the Oregon Highway Plan OHP (2012) set a minimum threshold before TPR analysis is required. The purpose of the amendments was to provide flexibility where a proposed zone change would result in only a "small increase" in traffic. The thresholds are set forth in Policy 1F.5 and specify that the following trip generation thresholds constitute a "small increase": • Any proposed amendment that does not increase the average daily trips by more than 400. • Any proposed amendment that increases the average daily trips by more than 400 but less than 1001 for state facilities where: o The annual average daily traffic is less than 5,000 for a two-lane highway o The annual average daily traffic is less than 15,000 for a three-lane highway o The annual average daily traffic is less than 10,000 for a four-lane highway o The annual average daily traffic is less than 25,000 for a five-lane highway In terms of potential traffic impacts, the biggest difference between IP and IL zones is that IP allows office uses, which tend to generate more traffic than light industrial uses of the same size. Trip generation rates for General Office (ITE Code 710) and General Light (ITE Code 110) were obtained from the ITE Trip Generation Manual, The weekday daily trip generation rates for General Office and General Light Industrial area 11.01/ksf and 6.97/ksf, respectively. In other words, office uses are expected to generate approximately 50% more traffic than light industrial. However, when applied to the area of the currently developed PacTrust Business Center the proposed zone change is expected to result in a net increase of approximately 630 daily trips. Land Uses ITE Trip Generation Manual Weekday Trips PM Peak Land Use Code Ind Variable Weekday PM Peak Area (KSF) Daily Hour Gen Office 710 ksf 11.01 1.49 156.179 1,720 235 Gen Lt Indus 110 ksf 6.97 0.97 156.179 1,090 150 Net Increase 630 85 Note, the OHP policy applies to state highways. However, for the purpose of this question it is reasonable to apply the same thresholds to the adjacent local roadways in order to determine a "scale" of impact. The parcels in question are bounded by Durham Road; Upper Boones Ferry Road; and 72nd Avenue, each of which has 3 lanes. Historical traffic counts indicate daily traffic volumes are 9,000 vehicles; 22,000 vehicles; and 5,000 vehicles on the roadways, respectively. Therefore, the proposed change will not meet the minimum threshold in Policy 1F.5. Transportation Development Tax As noted above,the proposed zone change provides an opportunity for General Office uses,which generate more traffic than the uses allowed under the current IL zone.Traffic conditions in the vicinity of the site are constrained.The Transportation Development Tax(TDT) is an important mechanism that Tigard has to pay for transportation mitigations associated with growth.TDT rates for General Office and General Light Industrial uses reflect the higher trip generation associated with General Office uses. Using current TDT rates and the developed area of the parcels included in the proposed zone change,the General Office uses would require approximately$341,000 more in TDTs. If there is a means by which Tigard can collect these funds as a part of this zone change, it would help provide the means for mitigating the associated traffic impacts. Washington County TDT Estimate(for 156ksf) Land use Rate TDT Estimate Gen Office $ 6,869 $ 1,072,794 Gen Lt Indus $ 4,682 $ 731,230 Net Difference $ 341,563 Judith Gray Senior Transportation Planner City of Tigard, Community Development 13125 SW Hall Boulevard Tigard, Oregon 97223 (503) 718-2557 Judith @ tgard-or.gov AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: III Of THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY • OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: ZON2012-00003 Land Use File Name: PacTrust Zone Change I, Gary Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) the intersections of SW Lower Boones Ferry and SW Durham Roads and SW 72nd Ave and Durham Rd, and did personally post notice of the Public Hearing on the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof,on the /0 4day of �M'N d ,20 13 . C--4,0 1." ,4 Signature of Person W o Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/affirmed before me on the �(-' day of 4)kW'a04 , 20 13 . )JWLkL dear � ..��-�., o�lc+a.sea. =_A . fHIRLEYLTREAT NOTARY PU LIC OF OREGON 2 J OREGON NOTARY ION 4 My Commission Expires: if e f,S 2 MY COMMISSION EXPIRES JULY 08,_2015 NOTICE OF PUBLIC HEARING The following will be considered by the Tigard Planning Commission on Monday February 4, 2013 at 7:00 PM at the TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing onl Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report is available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from Gary Pagenstecher, Associate Planner at 13125 SW Hall Blvd., Tigard, Oregon 97223; by phone at 503-718-2434; or by email at garyp @tigard-or.gov. ZONING MAP CHANGE ZON2012-00003 - PACT RU ST - REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of "Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB, Tax Lots 600 and 1201. ZONE: I-L COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 & 18.530; Comprehensive Plan Goals 1, 2, 9, and 12. R-7 (PO — "'"="'°T' ; VICINITY MAP i2-4.5 .44 ZON2012-00003 R-7 1 n PacTrust Zone Change R-t2 - .Y K - u r a R— ; ,' t. .4. -. �.•�•�••�.•w•.•►:' -L Subject Site [A 1[ / ■ o • - - u t } r t W A E W = 4 y FIN DI •', �nbrmep2o=no4,,U"..a T nmpalp w n vc b Dr p vnsw�nO I 4 �'& ar ron wPp..xw-n:uu-,.,-twrn 4 Map Pm.,.10032✓M on,2.t1w,2 W 8nea[+no t $W LOWER it� "«,..... r,. y". 4 ..030303 ,., .. ,` � �" q a..MM[ INtiQD ....-." R-.tr...∎,,:.....,',.—_,1.'";' s 311r 9a V,ra .,Feet T a toad COL ' n;.",> �q ra City of Tigard rig ■ PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS TIGARD SECTION OF THE TIGARD TIMES, THE FOLLOWING: PUBLIC HEARING ITEM: The following will be considered by the Tigard Planning Commission on Monday February 4, 2013 at 7:00 PM at the Town Hall,13125 SW Hall Blvd.,Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeals based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher,Associate Planner) at 13125 SW Hall Blvd.,Tigard, Oregon 97223,by calling 503-718-2434,or by e-mail to garyp(aitigard-or.gov. ZONING MAP AMENDMENT (ZON) 2012-00003 PACTRUST ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB, Tax Lots 600 and 1201. ZONE: I-L: Light Industrial District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530; Comprehensive Plan Goals 1,2, 9, and 12. TT PUBLISH DATE: January 17,2013 (PLEASE PUBLISH THE VICINITY MAP INCLUDED WITH THIS EMAIL WITH THIS LEGAL NOTICE. THANK YOU.) R-7 (P�, _ aww.1�01 VICINITY MAP Z0162012-00003 R-7 o PreT►uu Zane Chines R-12 I • , S • u R- - o RR*• +.. �..L Subject Site - • te.n • Lr • a '' maim wn mro•m.non an ma m.D.m,p....a i« +pp o.�.na.no..w DO.enneD..Dn men HiDDm Mt iM Vic..Orv�.an • a .-•' -•a• • - ,*b M.D/rD.e n of ,h ion 1L-u.e It Erriiwr *OOt�00T- •-• $W LOWS* P' .,.Y<.. ...; o0}w0a•: 1U0` I t;t 6GR T12J, • 0 1000 ..�e ..o for°100., PLEASE POST ON THE CITY'S WEBSITE AT http://www.tigard- or.gov/city hall/public notices/default.asp and http://www.tigard- or.gov/community/calendar/calendar.asp PUBLIC HEARING: HeeritIgisgefficer 1PL Arv-N/►t1[, Co-wt 1M I SS?O Q • Monday, February 4, 2013, 7:00 p.m. • Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon ZON2012-00003- PACTRUST ZONE CHANGE The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads(Parcels II&III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District"to "I-P:Industrial Park District,"while the existing comprehensive plan designation of"Light Industrial"would remain unchanged. STAFF CONTACT: Gary Pagenstecher, Planning Department, 503-718-2434 "FOR COUNCIL NEWSLETTEr.- (Sent on 12/12/2012) LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 03/21/2013 FILE NOS.: ZONE CHANGE (ZON) 2012-00003 FILE TITLE: PACTRUST ZONE CHANGE APPLICANT/ Mathew Oyen APPLICANT'S Lee Leighton OWNER: Construction Manager REP: Westlake Consultants Pacific Realty Associates,L.P. 15115 SW Sequoia Prkwy, Suite 150 (PacTrust) Tigard, OR 97224 15350 SW Sequoia Parkway, Suite 300 Tigard OR 97224 REQUEST: The applicant is requesting aproval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72 Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoningdesignation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Tight Industrial"would remain unchanged. LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB,Tax Lots 600 and 1201. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production,research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise,glare,odor,and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers,in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review,design and development standards in the I-P zone have been adopted to msure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses,indoor entertainment is allowed. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380,and 18.390, 18.530;and Comprehensive Plan Goals 1,2, 9,and 12. DECISION MAKING BODY BELOW: ❑ TYPE I ❑ TYPE II ® TYPE III ❑ TYPE IV COMMENTS WERE SENT: December 17,2012 COMMENTS ARE DUE: December 31,2012 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ®PLANNING COMMISSION (MON.) DATE OF HEARING: February 4,2013 TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DA'Z'E OF HEARING: TIME: 7:30 PM ❑ STAFF DECISION (TENTATIVE) DA 1'F.OF DECISION: InCOMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION I VICINITY MAP ❑ LANDSCAPING PLAN ❑ GEOTECH REPORT J SITE PLAN ] ARCHITECTURAL PLAN ® IMPACT STUI ® NARRATIVE ❑ SIGHT DISTANCE CERTIF. ❑ OTHER STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 639-4171 Ext. 2434 ` Zoning Map Le end • �� '?::: Subject Site IF . , ., �� L Zoning ClessAiutions:-. i.Q p R-1 30,000 Sq Ft Min Lot Sue ,t� hr R•2 20,000 Sq Ft Min Lot Size 1A R•3.5 10,000 Sq Ft Min Lot Size R-4.5 7,500 Sq Ft Min Lot Size R-7 5,000 Sq Ft Min Lot Size R-12 3,050 Sq Ft Min Lot Size 3 � 1 ` R-25 1,480 Sq Ft Min Lot Size ♦Ali {i R-40 40 Units Per Acre � •♦.:�..e.♦.`.'.'v•. 1 MUR-1 Mixed Use Residential 1 •••••••••••••••• 1 MUR-2 Mixed Use Residential ��•b e.............• MU-CBD Mixed Use Central Bus Dist •01.•41. eei�iei e�ei�ie��ie��iei�iei�i�ieiei! 4401:10�eee�eeeee�e��e�ee�1e�ee! �„ C-C Community Commercial • ••••••••••••••••••••♦ • • •....•..•e.•.•.....••• _C•G General Commercial• ♦ .• �:eke:eee:e•e•e•.fie:iee•ee•ewe•a•ei•ieieiee•• f--C-N Neighborhood Commercial• ...e....e..e.......... _C-P Professional Commercial ♦ .............e.......��...e............e..•• MUC Mixed Use Commercial **I. •eee•:•e•e•:•eeee:•e,:•e•a•e♦e•a•e•�♦:•:•e _MUC-1 Mixed Use Commercial 1 • O 4•:•:•:•:•:•:•:•:1:•:•:•:•:•:•:•:•:•:44 �'MUE Mixed Use Empobyment ♦ •.....4"�•••••••t _MUE-1 Mixed Use Empbymentl ♦ P \••••••••••••••••••et•.•••.••∎.••∎ W �'`•••�.�.�.�.�.�.�.�•e•�.�•�•�•�� _MUE-2 Mixed Use Employment 2 • • '9 �:. :.:.: .:.; .: c•• a 4L Light Industrial 1ee•eee•ee•e••e• ��! 0- 1•P Industrial Park O t.•••••••••❖••••❖•••❖•• _ • I-H Heavy Industrial _ - - :��.:.:.:��:��:��:.:.: A ♦ f' Washington County• a • e Overlay Zones ae - Historic District Overlay IL [ Planned Development Overlay II _ ■1 •-•- / MepPnnted 12.Dsc-12 AST R • ONLY D:VERMEDMTTH`iwov`iowo"n O f ♦ u cne"isd 1:7 + -' • L eeD�pe101iera cn�.`rt`.Drww.a.owi ".>°�ccwu nu"nr c°+ne:.°'nca."o*cran rxowEO. . .M.D.PROVIDED REWMLEY a" 1.7 - I COMMUNITY DEVELOPMENT DEPARTMENT • • - BRA' : -A Piece bGYMmm- 4w • RY ceVaiaero 7 CT 13125 SW Nall eNe �� rr - `' `3 a TIN T503830ARa171 �'.t wnwboard.or a« rroaen Gary Pagenstecher From: Lee Leighton <Leighton @westlakeconsultants.com> Sent: Thursday, November 29, 2012 10:16 AM To: Gary Pagenstecher Cc: matto @pactrust.com;0249-013 Subject: PacTrust Zone Change Planning Commission Hearing Date Follow Up Flag: Follow up Flag Status: Completed Hi Gary: I checked with Matt Oyen about availability for Planning Commission hearing dates. The preferred date would be Monday,January 7th, if that is feasible from a staff review standpoint. (I have a conflict the evening of January 21St, so please do not schedule us on that date.) After that, February 4th or l8th,or March 4th would also be ok(but I have another conflict on March 18th) Also—will we be required to post a notice of hearing at the site? Thanks, ' Lee Lee D. Leighton, AICP Director of Planning Associate Westlake Consultants, Inc. 15115 SW Sequoia Parkway,Suite 150 Tigard, OR 97224 503 684-0652 503 624-0157 fax 503 515-5890 mobile Ileightonc westlakeconsultants.com To learn more about the services Westlake offers, please visit our Website: www.westlakeconsultants.com. �� I �i 1 C7 jtiii NOTICE.: This communication (inciuding any attachments) may contain privileged or confidential information intended ter a specific individual and purpose, and is protected by law. If you are not the intended recipient, you should delete this communication and/or shred the materials and any attachments and are hereby notified that any disclosure,Copying or distribution of this communication, or the tokind at any action based on it, is strictly prohibited. Thank you. 1 MAILING / NOTIFICATION RECORDS • AFFIDAVIT OF MAILING TIGARD I, Christine L. Wiley, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: (Oveck Apt &x(s)Below) © NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION FOR: ZONING MAP AMENDMENT (ZON) 2012-0003 PACTRUST ZONE CHANGE ❑ AMENDED NOTICE ® CITY COUNCIL A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on February 7.2013,and deposited in the United States Mail on February 7.2013 postage prepaid. (Pcrs(nt that Prcp:I1 AOticc) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 7 day of I' e1 l4i24 _ 2013. f°'�• OFFICIAL SEAL Ali► , + SHIRLEY I.TREAT NOTARY PURUC-OREGON NOTARY PUBLIC OF OREG N N'1` COMMISSION No.45984. ' ✓ MY COMMISSION EXPIRES JULY 06.2015 (, My Commission Expires: '(o 1/S 120 DAYS = 3/21/2013 DATE OF FILING: 2/7/201., II Is DATE MAILED: 2/7/2013 = CITY OF TIGARD TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2013-01 PC BY THE PLANNING COMMISSION Case Numbers: ZONING MAP AMENDMENT (ZON) 2012-00003 Case Name: PACTRUST ZONE CHANGE Applicant's Name/Address: Pacific Realty Associates, L.P(PacTrust) 15350 SW Sequoia Parkway, Suite 300, Tigard OR 97224 Owner's Name/Address: Same as Applicant Address of Property: 16125—16575 SW 72"d Avenue and 16150 - 16290 SW Upper Boones Ferry Road, Tax Map/Lot Nos.: WCTM 2S113AB,Tax Lots 600 and 1201. A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PACTRUST AT 16125—16575 SW 72''1D AVENUE AND 16150-16290 SW UPPER BOONES FERRY ROAD.THE COMMISSION APPROVED THE ZONE CHANGE FOR APPROXIMATELY 12 ACRES FROM LIGHT INDUSTRIAL (I-L) TO INDUSTRIAL PARK (I-P). THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THE FINAL ORDER AND ON TESTIMONY RECEIVED AT THE PLANNING COMMISSION HEARING HELD ON FEBRUARY 4.2013. Request: > The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72"d Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II&III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production, research and development,warehousing and freight movement, and wholesale sales activities with few,if any,nuisance characteristics such as noise,glare,odor,and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts,e.g.,noise,glare, odor,vibration,are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses, indoor entertainment is allowed. Applicable Review Criteria: Community Development Code Chapters 18.380, 18.390 and 18.530; and Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.13,and 12.1.10. Action: ➢ © Approval as Requested ❑Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. cowl01,4 TC D EC/s/d t a9cSo /rah/Lbei ay/ Mrs itro?laid• Final Decision: THIS DECISION IS FINAL ON FEBRUARY 7,2013 AND BECOMES EFFECTIVE ON FEBRUARY 22, 2011 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with starling as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 21, 2013. Questions: If you have any questions,please call the City of Tigard Planning Division at(503) 639-4171. naynv utruurs �WVII-311 IJJVLidJ di AdidndJ ;uawawJeqp ap suas 01.9 LS ®A213AV iuegeo al zasyl;n wor�(Jane nnnnnn ap ui igpeq et e zalidag I — idled a saw;sa;;anbl;3 PACTRUST 15350 SW SEQUOIA PARKWAY SUITE 300 TIGARD OR 97224 ODOT REGION 1 — DEV REVIEW COORD 123 NW FLANDERS PORTLAND OR 97209-4037 Wla6P3 dn-dod asodxa r Jaded as a;e dwa rAJan as L9LS a -t d P 3 ®L9L5 I 1® b fl ® OAZ13Ad I o;aim 6uole puag ! w siaaei—iaaa iise3 • 120 DAYS = 3/21/2013 DATE OF FILING: 2/7/2013 'I DATE MAILED: 2/7/2013 ° CITY OF TIGARD � Washington County, Oregon NOTICE OF FINAL ORDER NO. 2013-01 PC BY THE PLANNING COMMISSION Case Numbers: ZONING MAP AMENDMENT (ZON) 2012-00003 Case Name: PACTRUST ZONE CHANGE Applicant's Name/Address: Pacific Realty Associates. L.P(PacTrust) 15350 SW Sequoia Parkway. Suite 300. Tigard OR 97224 Owner's Name/Address: Same as Applicant Address of Property: 16125— 16575 SW 72nd Avenue and 16150- 16290 SW Upper Boones Ferry Road, Tax Map/Lot Nos.: WCTM 2S113AB,Tax Lots 600 and 1201. A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PACTRUST AT 16125—16575 SW 72ND AVENUE AND 16150 -16290 SW UPPER BOONES FERRY ROAD.THE COMMISSION APPROVED THE ZONE CHANGE FOR APPROXIMATELY 12 ACRES FROM LIGHT INDUSTRIAL (I-L) TO INDUSTRIAL PARK (I-P). THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THE FINAL ORDER AND ON TESTIMONY RECEIVED AT THE PLANNING COMMISSION HEARING HELD ON FEBRUARY 4,2013. Request: ➢ The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant finds there is market demand for office use in its existing buildings on the subject site, a use not currently allowed under the existing I-L zone. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development,warehousing and freight movement, and wholesale sales activities with few,if any,nuisance characteristics such as noise,glare,odor,and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise,glare, odor,vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses, indoor entertainment is allowed. Applicable Review Criteria: Community Development Code Chapters 18.380, 18.390 and 18.530; and Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.13,and 12.1.10. Action: ➢ © Approval as Requested ❑Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard Permit Center at City Hall. Final Decision: THIS DECISION IS FINAL ON FEBRUARY 7,2013 AND BECOMES EFFECTIVE ON FEBRUARY 22,2011 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 21,2013. Questions: If you have any questions,please call the City of Tigard Planning Division at(503) 639-4171. : I I ARI I I. u • The following will be considered by the Tigard 1 II Planning Commission on Monday February 'I 4, 2013 at 7:00 PM at the Town Hall, 13125 IN SW Hall Blvd., Tigard, Oregon. Both public • • oral and written testimony is invited. The public hearing on this matter will be T 1 G A R D conducted in accordance with the Tigard Municipal Code and the rules of procedure COMMUNITY adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony M NEWSPAPERS may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in 6905 SE Lake Road,Portland,OR 91222 PO Box 22109 Portland OR 91269 2109 person or by letter at some point prior to the close of the hearing Phone:503 604 0390 Fax 503-620-3433 accompanied by statements or evidence sufficient to afford the F mail logals @c0mmnewspapers.com decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeals based on that issue. Failure to specify the criterion from the Community Development AFFIDAVIT OF PUBLICATION Code or Comprehensive Plan at which a comment is directed State of Oregon, County of Washington, SS precludes an appeal based on that criterion. 9 Y 9 A copy of the application and all documents and evidence submitted I, Charlotte Allsop, being the first duly sworn, by or on behalf of the applicant and the applicable criteria are depose and say that I am the Accounting available for inspection at no cost. A copy of the staff report will Manager of The Times (serving Tigard, be made available for inspection at no cost at least seven(7)days Tualatin & Sherwood), a newspaper of prior to the hearing,and copies for all items can also be provided general circulation, published atTi Tigard, in the atarerinormcoot. g p g Further information may be obtained from the Planning Division aforesaid county and state, as defined by (staff contact: Gary Pagenstecher,Associate Planner)at 13125 ORS 193.010 and 193.020, that SW Hall Blvd.,Tigard,Oregon 97223,by calling 503-718-2434, or by e-mail to garyv .a,tigard-or.gov. City of Tigard ZONING MAP AMENDMENT(ZON)2012-00003 Notice of Public Hearing/ZON2012-0003 PACTRUST ZONE CHANGE TT11752 REQUEST: The applicant is requesting approval of a quasi- judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry A copy of which is hereto annexed, was and Durham Roads(Parcels II&III of PacTrust Business Center). published in the entire issue of said The zoning designation would be changed from "I-L: Light newspaper for Industrial District" to "I-P: Industrial Park District," while the 1 existing comprehensive plan designation of "Light Industrial" would remain unchanged.LOCATION: 16125—16575 SW 72nd week in the following issue: Avenue and 16150- 16290 SW Upper Boones Ferry Road,WCTM . January 17, 2013 2S113AB,Tax Lots 600 and 1201. ZONE: I-L: Light Industrial , District. COMPREHENSIVE PLAN DESIGNATION: Light C: '� `/ Wes' RLL4,9 Industrial. APPLICABLE REVIEW CRITERIA: Community Y Development Code Chapters 18.380, 18.390, & 18.530; _ _ Comprehensive Plan Goals 1,2,9,and 12. Charlotte iuue Aiisop (Accounting ivianager) .. Rtie _._.- `,__,,,..ter.. „r_ 1 maenn,awo l s 1 3 �I Subscribed and sworn to before me this 'g':; _:.,,�.M...�. '4 January 17, 2013. x-}x '• -• iimity ,(/ i/6/41(1 1-v • • NO ARY PUBLIC FOR OREGON M, commission expires b o: e9e/ , , Acct#10093001 ` =L r Attn: Gary Pagenstecher .. . t `� --. "" City of Tigard Er: ...,, ..�«., o«".• � �k� 13125 SW Hall Blvd "' •" `' Tigard, OR 97223 Publish 01/17/2013. TT11752 Size: 2 x 9" Amount Due: $150.30' (~��~�~�~1~~~��~�� 'Please remit to address above. l It.�' OFFICIAL SEAL J .r _, r .rr.°�.. a JAIME N MC CASEIN -,e . NOTARY PUBLIC-OREGON ) ?() �<<�� COMMISSION NO.465952 e MY COMMISSION EXPIRES FEBRUARY 20,2016 . City of Tigard : PLEASE PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS SAP SECTION OF THE TIGARD TIMES, THE FOLLOWING: PUBLIC HEARING ITEM: The following will be considered by the Tigard Planning Commission on Monday February 4, 2013 at 7:00 PM at the Town Hall,13125 SW Hall Blvd.,Tigard,Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeals based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing,and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher,Associate Planner) at 13125 SW Hall Blvd.,Tigard, Oregon 97223,by calling 503-718-2434,or by e-mail to garyp @tigard-or.gov. ZONING MAP AMENDMENT (ZON) 2012-00003 PACTRUST ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72"d Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB, Tax Lots 600 and 1201. ZONE: I-L: Light Industrial District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530; Comprehensive Plan Goals 1,2,9, and 12. TT PUBLISH DATE: January 17,2013 (PLEASE PUBLISH THE VICINITY MAP INCLUDED WITH THIS EMAIL WITH THIS LEGAL NOTICE. THANK YOU.) R-7 {Pf?l . ... . VICINITY MAP ... v - & ZON2012-00003 fi $ PacTrust Zone Change 1=F" r cx ar ' t 4. R. , ' - . d s-' f ' Subject Site i'l ri .learn ea Yit r= t i0 FtM tla. rot•,,..wr/++eem�,msororo.a•n•oi ro•aw It /-'`,�. ,�� Dlwlepw•rrt!•lWe•DM,ron. Sa Tnn. • h0.0-t -el:K i nwy y.va•a fM:V+'MC t1 Uec.11 i go 8r�t'faYf[ S w LOWER W E.R. ON's' ., .... witta" Q t400 Feet @•C TIGA41400 IL AFFIDAVIT OF MAILING TIGARD I, Christine Wiley, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialstfor the City of Tigard, 'Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} © NOTICE OF PUBLIC HEARING FOR:. 10N2012-00003, PACTRUST Ione Change, Parcels II and III of PacTrust Business Center, 16125- 16575 SW 72nd Avenue and 16150-16290 SW Upper Boones Ferry Rd, WCTM 2SII3AB, Tax Lots 600 and 1201. ❑ AMENDED NOTICE (File No /Name References HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission Monday, February 4, 2013 ❑ Tigard City Council A copy of the said notice being hereto attached, Exhibit"A" and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached labels, Exhibit'rand by reference made a part hereof, on January 14,2013, and deposited in the United States Mail on January 14,2013, postage prepaid. erson that Prepa Notice) STA2tE OE oEGow ) County o f Washington )ss. City of Tigard ) 71- Subscribed and sworn/affirmed before me on the day of .L1%11(44(1 , 2013. OFFICIAL SEAL 'f�1 ( '' '`�a SHIRLEY L TREAT 1 �Y t� NOTARY PUBUC•OREGON ' NOTA YTURLIC F OREGON `�� COMMISSION NO.459848 MY COMMISSION EXPIRES JULY 06,2015- ' My Commission Expires: /10(t NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SRI FR: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, ■ IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. TIGARD PUBLIC HEARING NOTICE Notice is hereby given that a public hearing will be held before the Tigard Planning Commission on Monday February 4, 2012 at 7:0Q pm. The public hearings will be conducted in the Town Hall of the Tigard Civic Center at 13125 SW Hall Boulevard, Tigard, Oregon 97223. The hearing is for the purpose of receiving testimony from the public. FILE TITLE: PACTRUST ZONE CHANGE FILE NO.: Zone Change (ZON) 2012-00003 INFORMATION: Visit http://www.tigard-or.gov/city hall/public notices/default.asp for information on the proposal or for additional information contact the staff planner Gary Pagenstecher at 503-718-2434 (Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223) or by e-mail to garypatigard- or.gov. APPLICANT / Matthew Oyen APPLICANT'S Lee Leighton OWNER: Construction Manager REP: Westlake Consultants Pacific Realty Associates,L.P. 15115 SW Sequoia Pkwy,Suite 150 (PacTrust) Tigard,OR 97224 15350 SW Sequoia Pkwy,Suite 300 Tigard,OR 97224 REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72nd Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72nd Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB,Tax Lots 600 and 1201. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production,research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise,glare, odor, and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers,in a campus-like setting. Only those light industrial uses with no off-site impacts,e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly. Among other uses,indoor entertainment is allowed. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380,and 18.390, 18.530;and Comprehensive Plan Goals 1,2, 9, and 12. Public Hearing Process: The public hearing on this matter will be conducted in accordance with the rules of chapter 18.390.060.e of the community development code and rules of procedure adopted by the Tigard planning commission and city council and available at city hall. Assistive listening devices are available for persons with impaired hearing. The city will also endeavor to arrange for qgualified sign language interpreters and qualified bilingual interpreters upon request. Please c01 503-639-4171, ext. 2438 (voice) or 503-684-2772 (tdd - telecommunications devices for the deaf) no less than one week prior to the hearing to make arrangements. Public oral or written testimony is invited. Anyone wishing to present written testimony on this proposed action may do so in writing prior to or at the public hearing. Oral testimony may be presented at the public hearing. At the public hearing, the planning commission will receive a staff report presentation from the city planner, open the public hearing, and invite both oral and written testimony. The planning commission may continue the public hearing to another meeting to obtain additional information or close the public hearing and take action on the application. The purpose of the planning commission's review is to make a recommendation to the city council. The council will then hold a public hearing on the item at a later date. More Information: All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. At least seven (7) days prior to the hearing, a copy of the staff report will be available for inspection at no cost, or a copy can be obtained for twenty-Eve cents (25 ) per page, or the current rate charged for copies at the time of the request. R-7 tea'•°' VICINITY MAP 12-4._5 et r s ZON2012-00003 i R-7 a � PacTrust Zone Change R-12 4` li - �--s - M r ._, 1-. C R- i% a I '-`' :i.:4*:+ I-L Subject Site .4.. ..• ems:::::::40 EAST ,M a Jean — o a a W _ 7 W ? v II.FIMO �_ti.--.SV Inforagle�t MNr MaM Irnise O en0 Meele M vMMIM e's1 M ,I i � +P O1"�Fr.lq..la armor a.Mre. St.P.' 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I/CURPLN/SetUp/Labels/CIT Citywide Last Update:08 21 2012 �� wla6p3 dn-dod asodxa r Jaded paa3 ®L9L5 aleldwai®Liam/asn ( A213AU'-0E-008-L wldn pJogaJ al JalanaJ ;uawa6J- 9p suaS ®L9LS ®AII3AV 1iiege6 al zasllhn won(.iane• vvon ap u; .1ypey el g zalldaH Jaiad g salpe}sauanb43 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. JOSH THOMAS NORRIS BEGGS&SIMPSON 10372 SW BONANZA WAY 121 SW MORRISON, SUITE 200 TIGARD OR 97224 PORTLAND OR 97204 SHANNEN WILLIAMS RAPPOLD DAVID WALSH MARKETING/BUSINESS DEV MGR 10236 SW STUART COURT PERLO CONSTRUCTION TIGARD OR 97223 7190 SW SANDBURG ST PORTLAND OR 97223 BRIAN WEGENER SUE RORMAN 9830 SW KIMBERLY DRIVE 11250 SW 82ND AVE TIGARD OR 97224 TIGARD OR 97223 LISA HAMILTON, CPO 4B VICE CHAIR 13565 SW BEEF BEND ROAD There are no interested parties requesting development info TIGARD OR 97224 for CENTRAL Tigard area ONLY. There are currently no interested parties requesting development info for the SOUTH area ONLY. I/CURPLN/SetUp/Labels/CIT Citywide Last Update:08 21 2012 �+�� wla6p3 dn-dod asodxa r Jaded paa3 ®L9LS ateldwal®AJaAV asn • Persons listed below want to be notified about Person(s) listed below want to be notified about EAST side development ONLY: WEST side development ONLY. HOLLY SHUMWAY,CPO 4B DAYLE D.&EVELYN O.BEACH 14535 SW WOODHUE ST 11530 SW 72ND AVENUE TIGARD OR 97224 TIGARD OR 97223 JIM LONG,CHAIR,CPO 4M 10730 SW 72ND AVE PORTLAND,OR 97223 I/CURPLN/SetUp/Labels/CIT Citywide Last Update:08 21 2012 • AFFIDAVIT OF MAILING Il TIGARD I, Christine L. Wiley, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: ((]rrk A,y,.r,n B n(c) •) © REQUEST FOR COMMENTS FOR: ZON2012-00003,PACTRUST ZONE CHANGE (Fie No./Name Reference) 0 AMENDED NOTICE—HEARING DATE CHANGED DUE TO VETERANS DAY HOLIDAY A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B" (2 pgs), and by reference made a part hereof,on December 17.2012,and deposited in the United States Mail on December 17.2012 postage prepaid. Person that Prep, et. Aoti(c) STATE OF OREGON County of Washington ss. - City of Tigard 'TCf Subscribed and sworn/affirmed before me on the /7 day of flECEZ't 6 ei--- ,2012. ...,1, IAL OFFIC SEAL ` s. SHIRLEY L TREAT VOTARY PUBLIC-OREGON X lk-Kif COMMISSION JULY 459846 6,2 NOTARY PUBL C OF OREGON W COMPASSION EXPIRES JULY O6,201 S My Commission Expires: 7/t - City of Tigard TIGARD REQUEST FOR COMMENTS DATE: December 17,2012 TO: Affected Agency FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2748 Email: garyp @tigard-or.gov ZONING MAP AMENDMENT (ZON2012-00003) - PACTRUST ZONE CHANGE - REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment for approximately 12 acres located between SW 72"d Avenue and SW Upper Boones Ferry and Durham Roads (Parcels II & III of PacTrust Business Center). The zoning designation would be changed from "I-L: Light Industrial District" to "I-P: Industrial Park District," while the existing comprehensive plan designation of"Light Industrial" would remain unchanged. LOCATION: 16125 — 16575 SW 72"d Avenue and 16150 - 16290 SW Upper Boones Ferry Road, WCTM 2S113AB, Tax Lots 600 and 1201. ZONE: I-L: Light Industrial District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530. Attached are the Vicinity Map, Zoning Map, and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY,DECEMBER 31,2012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact John Floyd at 503-718-2434 or garypa,tigard-or.gov. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Name&Number of Person(s) Commenting: TVF&R - NORTH DIVISION 0 GERALD UBA, PHD JEFF WOLFF, DEPUTY FIRE MARSHALL\ METRO - LAND USE & PLANNING 11945 SW 70th AVE 600 NE GRAND AVE TIGARD OR 97223-9196 PORTLAND OR 97232-2736 CLEAN WATER SERVICES- DEV SVCS DEPT DAVID SCHWEITZER/SWM PROGRAM ODOT REGION 1- DEV REVIEW COORD 123 NW FLANDERS 2550 SW HILLSBORO HWY PORTLAND OR 97209-4037 HILLSBORO OR 97123 CITY OF DURHAM CITY MANAGER TRI-MET TRANSIT DEVELOPMENT 17160 SW UPPER BOONES FERRY ROAD BEN BALDWIN, PROJECT PLANNER 710 NE HOLLADAY STREET DURHAM OR 97224 PORTLAND OR 97232 CITY OF TIGARD REQUEST FOR IMENTS 2_2— 5E75 NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: t� ''''• ( --.,. _3 FILE NAME: /9/ice Aii V:zi CITY OFFICES _C.D.ADMINISTRATION/ ,CD Director _DEVELOPMENT SERVICES/ /Arborist _PUBLIC WORKS/Mike Stone,City Engineer _C.D.ADMINISTRATION/ ,Asst.CD Director A BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder y POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer ,Z.PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs. PUBLIC WORKS/Brian Rager,Assistant PW Director FILE/REFERENCE(+2 sets) z DEVELOPMENT SERVICES/ Development Eng _PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS L _ TUAL.HILLS PARK&REC.DIST.•Ic TUALATIN VALLEY FIRE&RESCUE * _ TUALATIN VALLEY WATER DISTRICT♦ CLEAN WATER SERVICES • Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170f°Avenue David Schweitzer/SWM Program Beaverton,OR 97006 11945 SW 70th Ave Beaverton,OR 97006 2550 SW Hillsboro Highway Tigard OR 97223-9196 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS 1 CITY OF BEAVERTON +It _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR. DIV.OF STATE LANDS Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood(WLUN Form Required) — _ Steven Sparks,Den,Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 OR. PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry. Rd._ Joanna Mensher,Data Resource Center(ZCA-Adopted) _US ARMY CORPS.OF ENG. Durham,OR 97224 Paulette Copperstone,(ZCA-RFC Only) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(maps acws Letter Only) 7 O.Gerald Uba,Ph.D.,(CPA/DCA/ZON) Mara Ulloa(Comp Plan Amendments 8 Measure 37) Routing CENWP-OP-G CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powerflnes in Area) _OR. DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue _ CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350, MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Api Lake Oswego, OR 97034 _Brent Curtis(cPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Assessment 8 Taxation(ZCA)MS e _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) Development Review Coordinator _Dona Mateja,Cartography(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) 1900 SW 4rh Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR. PARKS&REC. DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A * _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(weccA)"911"(monopole Towers) Chad Gordon,Assistant District Manager (Notify if ODOT RJR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES ,i_. _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell, President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO. RJR _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT. Clifford C. Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus see Map for Area Contact) of Project is within z Mne of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _CENTURYLINK Mike Hieb Svc.Design Consultant Scott Palmer, Engineering Coord. John Cousineau,OSP Network Lynn Smith 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. Right-of-Way Manager,OR&SW Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 8021 SW Capitol Hill Road Portland, OR 97219 —TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 —COMCAST CABLE CORP- _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland, Demographics Alex Silantiev,See Nlap for Are.Cv,nw„ Brian Every,Apps EO r.rNO.uv, 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue, Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 fir INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANT/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). I:ICURPLN1 Masters IRequest For Comments Notification List.doc (UPDATED Jul 11,2012) (If you update this roster,also update I:ICURPLNIMasters\Request for Comments Notification Labels.doc)(This document is password protected. Please see Chris or Doreen if you need updates. Thank you.) . City of Tigard Request for 500' Property Owner Ma ng Labels TIGARD PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST PHONE:503-718-2438/FAX:503-718-2748 PLEASE INDICATE ALL MAP &TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100)THAT ARE INCLUDED IN YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than one(1)tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) _Tax Map 2S1 13AB,Tax Lots 00600&01201 ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City,and the project planner has reviewed your application for completeness,you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS. PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ® Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Lee Leighton PHONE: L503)=684 0652 NAME OF COMPANY: Westlake Consultants,Inc. FAX: £503)624•_0157 EMAIL: lleighton@westlakeconsultants.com This request can be sent by e-mail,US mail, faxed,or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request,the contact person listed will be called to pick up their request that will be placed in'Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter in the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost cannot be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus S2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost _ to print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST- sheets of labels x S2/sheet=$8.00 x 2 vets= S16.00 sheets of labels x S2/sheet=5 x 0 sets= Xit sheets of labels x S2/sheet for interested parties x 2 sets= S 4.00 _sheet(s)of labels x S2/sheet for interested parties=fix_sets= GENERATE LIST = S11.00 GENERATE L1ST = S1I.00 TOT.\J. = S31.00 TOTAL. =S I s .1:\0249-1113.12\Plan\Correspondence\Jurisdictions\5111'Property Owner Mailing Labels Reyuest.duc (Updated:29-Sep-ii)) 101 CITY OF TIGARD RECEIPT : • 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 189238 - 11/20/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID Z0N2012-00003 Land Use Misc. 100-0000-43116 $15.00 Total: $15.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Cash TLEHRBACH 11/20/2012 $15.00 Payor: Lee Leighton Total Payments: $15.00 Balance Due: $0.00 Community Development TIGARD WILL CALL/PICK UP Fill out this form completely and attach it securely to the document(s). Bring it to the WILL CALL/PICK UP area at the Permit Center Counter and the alphabetically by last name f individ al or company name. TO: Q Qp_ Q C COMPANY NAME: 0 DOCUMENT NAME: �1t QcTS FROM: a1 QrL„S DEPARTMENT: C. DATE TO WILL CALL: I--a-� —'- FEES DUE: I ATTACH FEE INFORMATION(ACCOUNTS,PERMITS,COPIES,ETC.) Document will be returned to the originator if not picked up within 5 business days of the"DATE TO WILT.CALL". RECEIVED BY: MUST BE SIGNED BY THE PE ON LISTED ABOVE RECEIVED DATE: I 11w DATE RETURNED TO ORIGINATOR: C.,Budding\Forms\RtcSlip-\CilDCall.doc Page 1 of 1 APPLICANT MATERIALS RECEIVED OCT 182012 PRE-APP.IUD By On y U- I Y:-.1M III CITY OF TIGARD PLANNING DIVISION _ . LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blvd., Tigard, OR 97223 T I G A R D Phone: 503.639.4171 Fax:503.598.1960 File#q z-c t26(z-Ucx"v I Other Case# Date I i=3----22- let By l- I Receipt# / Y 7 Fee l f-3 G /d I Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(H) ®Zone Change(III) ❑Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Development Code Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(H) ❑Home Occupation(H) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 16125 - 16545 SW 72nd Ave & 1 6 1 0 - 16290 SW Upper Boones Ferry Rd (Parcels I I & I l l of PacTrust TAX MAPS ar TAX tar NOS. Business Center) 2S1 13AB 00600 & 01201 TOTAL SITE SIZE ZONING CLASSIFICATION 5.86 + 6.13 = 11.99 Acres I-L (Proposal to change to I-P) APPLICANTS Pacific Realty Associates, L.P. (PacTrust) MAILING ADDRESS/CITY/STATE/ZIP 15350 SW Sequoia Parkway, Suite 300, Tigard, OR 97224 PHONE NO. FAX NO. 503.624.6300 503.624.7755 PRIMARY CONTACT PERSON PHONE NO. Matt Oyen, Construction Manager 503.624.6300 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) MAILING ADDRESS/CITY/STATE./ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Rezone the subject properties from I-L to I-P, to be the same as the rest of PacTrust Business Center (Parcels I, IV, V and VI are all in the I-P zone). APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. er's Si aturer Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date IIII CITY OF TIGARD RECEIPT I , 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TMARD Receipt Number: 188873 - 10/22/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID ZON2012-00003 Amend CDC Map Quasi-Judicial-LRP 100-0000-43117 $465.00 ZON2012-00003 Amend CDC Map Quasi-Judicial 100-0000-43116 $3,151.00 Total: $3,616.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 130947 GPAGENSTECHE 10/22/2012 $3,616.00 Payor: PacTrust Total Payments: $3,616.00 Balance Due: $0.00 Page 1 of 1 IIIIr TIGARD City of Tigard December 12, 2012 Mathew Oyen Construction Manager Pacific Realty Associates,L.P. (PacTrust) 15350 SW Sequoia Parkway, Suite 300 Tigard OR 97224 RE: Completeness Review for PacTrust Zone Change, Case File No. ZON2012- 00003 Dear Mr. Oyen: The City received your revised and supplemental application materials on November 21, 2012 for a zone change from I-L to I-P for approximately 12 acres located between SW 72nd Avenue SW Upper Boones Ferry and Durham Roads. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete. The formal comment and review process will begin, which typically takes 6 to 8 weeks. A hearing at the Planning Commission has been set for February 4, 2013. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions, please contact me at 503-718-2434. Sincerely, G p _.„ , 7 - c-"d- Gary Pagenstecher,AICP Associate Planner c: Westlake Consultants, Inc. ZON2012-00003 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov IIII TIGARD City of Tigard November 15, 2012 Mathew Oyen Construction Manager Pacific Realty Associates,L.P. (PacTrust) 15350 SW Sequoia Parkway, Suite 300 Tigard OR 97224 RE: Completeness Review for PacTrust Zone Change, Case File No. DCA2012- 00003 Dear Mr. Oyen: The City has received your application for a zone change from I-L to I-P for approximately 12 acres located between SW 72nd Avenue SW Upper Boones Ferry and Durham Roads. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: ✓• Please provide June 7, 2012 Pre-application Conference notes and proof of ownership to substantively complete your application. ✓• Submit 18 copies of complete application packets. This includes bound and collated copies of all plans and application materials that have been submitted to the City. Also, submit one CD including full application materials. , - Envelopes: provide two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes (addresses of property owners located within 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. Contact Chris Wiley at 503-718-2714). Should you have any questions,please contact me at 503-718-2434. Sincerely, )�y� /. C_ r/ /f`i K. .i C` .. t, c, ✓ Gary Pagenstecher,AICP Associate Planner c: Westlake Consultants, Inc. ZON2012-00003 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov Full Street Address Parcel ID Address Status Address Number Prefix Direction Street Name f 16535 SW 72ND AVE 2S113AB01201 A 16535 SW 72ND ✓ 16505 SW 72ND AVE 2S113AB01201 A 16505 SW 72ND ✓16250 SW UPPER BOONES FERRY RD 2S113AB01201 A 16250 SW UPPER BOONES FERRY ,i ✓ 16125 SW 72ND AVE 2S113AB00600 A 16125 SW 72ND ✓16150 SW UPPER BOONES FERRY RD 2S113AB00600 A 16150 SW UPPER BOONES FERRY ✓16160 SW UPPER BOONES FERRY RD 2S113AB00600 A 16160 SW UPPER BOONES FERRY 16165 SW 72ND AVE 2S113AB00600 A 16165 SW 72ND ,.16195 SW 72ND AVE 2S113AB00600 A 16195 SW 72ND '/-* 16252 SW UPPER BOONES FERRY RD 2S113AB01201 A 16252 SW UPPER BOONES FERRY ✓16154 SW UPPER BOONES FERRY RD 2S113AB00600 A 16154 SW UPPER BOONES FERRY • 16170 SW UPPER BOONES FERRY RD 2S113AB00600 A 16170 SW UPPER BOONES FERRY ✓16290 SW UPPER BOONES FERRY RD 2S113AB01201 A 16290 SW UPPER BOONES FERRY ✓16280 SW UPPER BOONES FERRY RD 2S113AB01201 A 16280 SW UPPER BOONES FERRY ,/16266 SW UPPER BOONES FERRY RD 2S113AB01201 A 16266 SW UPPER BOONES FERRY 16575 SW 72ND AVE 2S113AB01201 A 16575 SW 72ND , -16260 SW UPPER BOONES FERRY RD 2S113AB01201 A 16260 SW UPPER BOONES FERRY v16525 SW 72ND AVE 2S113AB01201 A 16525 SW 72ND t '14- f Z Y J efP '�o --- -- �cO�J — �`"� _ 16055 1608.3 16112 16083 16200 16101. 16101 16101 16120 16240 16101 16126 16101 16130 16140 16148 16250 16255 16156 ` 1615✓) 16154 16125;/ 16260 6^' y 1.6180 c=� 16160,e" 16186 • 16270 16190 16290 16252✓ 16170✓ 16192 w .111325 16250 y-16266✓ 16260/4'6290✓ 16165 f LU 16460 d 16280✓ 16416 Z 16418 16470 7376 rsi 16480 7370 16195( 16420 16430 16436 16490 7358 16444 7340 16505✓ 7324 32 4 16535 1 7352 16525 r' 16575 ' 7312 Feet 16640 C 25C 272 7272 7272 LAND USE APPLIL i ION Project:_ 7W =T 2 , . I Date: - 14" l Z COMPLETENESS REVIEW COMPLETE XINCOMPLETE lio DARD INFORMATION: eed/Title/Proof of Ownership N, Neighborhood Mtg.Affidavits,Minutes,List of Attendee rATI Impact Study(18.390) A SA Service Provider Letter Ul frnonstruction Cost Estimate �1 Envelopes with Postage(Verify Count) 2- 2- #Sets Of Application Materials/Plans "Paper Copies" III Conference Notes #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: r'k ❑ Building Footprint Size ,( ' %of Landscaping On Site %of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: //4 ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: 8 Vicinity Map ❑ Architectural Plan ❑ Tree Inventory ❑ Existing Conditions Plat A/41-4 ❑ Landscape Plan Site Plan ❑ Lighting Plan TREE PLAN i MITIGATION PLAN: • ',''` 0 0 ADDITIONAL REPORTS: (list any special reports) /v ' . o °a RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) ❑ 18.715(Density Computations) ❑ 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) 18.380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ® 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) 2 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) IN 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 r4EC:E!VEL NOV 2 12012 CITY OF TIGARD Westlake PLANNING/ENf aIR'EEPIN� consultants,inc TRANSMITTAL ENGINEERING e SURVEYING 0 PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: November 21, 2012 Project No.: 249-013 To: Gary Pagenstecher Project Name: PacTrust Zone Change City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 From: Lee D. Leighton,AICP CC: Matt Oyen PACTRUST Re: Zone Change Application Submittal 15350 SW Sequoia Prkway,Ste 300 Tigard,OR 97224 (2 copies) No. of Copies Dated Description 18 11/21/12 Bound Application Narrative and Supporting Exhibits 1 11/21/12 CD containing Application Narrative and Supporting Exhibits 2 — Pre-Addressed, stamped #10 size envelopes of property owners within 500 feet Comments: Please feel free to contact me if you have any questions. Lee lad Fax ❑ No. of Pages [including cover) Fax No. Mail ❑ Messenger ❑ Overnight ❑ Hand Delivery • Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150,Tigard,Oregon 97224 RECEtel'El) OCT 182012 CITY OF TIGARD UVe stl a ke PLANNING/EN(3INEERING consultants,inc TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: October 22,2012 Project No.: 249-013 To: Gary Pagenstecher Project Name: PacTrust Zone Change City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 From: Lee D. Leighton,AICP CC: Matt Oyen PACTRUST Re: Zone Change Application Submittal 15350 SW Sequoia Prkway,Ste 300 Tigard,OR 97224 (2 copies) No. of Copies Dated Description 1 10/11/12 PacTrust Check No. 130947 Application Fee 1 10/9/12 Signed Application Original 3 10/22/12 Application Narrative and Supporting Exhibits Comments: Please feel free to contact me if you have any questions. Lee lad Fax ❑ No. of Pages(including cover] Fax No. Mail ❑ Messenger❑ Overnight ❑ Hand Delivery • Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 Westlake consultants,inc PacTrust Business Center Zone Change Application to City of Tigard November 21, 2012 RECEIVED NOV 2 12012 CITY OF TIGARD PLANNING/ENGINEERING Pacific Corporate Center 15115 sw sequoia parkway, suite 150, tigard, oregon 97224 www.westlakeconsultants.com I PH 503.684.0652 I Fx 503.624.0157 MI PacTrust Business Center Zone Change Application to City of Tigard Prepared for: Matt Oyen Pacific Realty Associates, L.P. (PacTrust) 15350 SW Sequoia Parkway, Suite 300 Tigard, OR 97224 Phone: (503) 624-6300 Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 a PRBAPP.MID By 1111 CITY OF TIGARD PLANNING DIVISION _ LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blvd., Tigard, OR 97223 11 G A R D Phone: 503.639.4171 Fax:503.598.1960 File 441 ' Other Case# Date _ By Receipt# Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ®Zone Change(III) ❑Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(III) ❑Sensitive Lands Review(I,II or HI) ❑Development Code Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) ❑Subdivision(H or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if assailable) 16125 - 16535 SW 72nd Ave & 16160 - 16290 SW Upper Boones Ferry Rd (Parcels II & Ill of PacTrust TAX MAPS At TAX LOT NOS. Business Center) 2S1 13AB 00600 & 01201 TOTAL SITE SIZE ZONING CLASSIFICATION 5.86 + 6.13 = 11.99 Acres I-L (Proposal to change to I-P) APPLICANT' Pacific Realty Associates, L.P. (PacTrust) MAILING ADDRESS/CITY/STATE/ZIP 15350 SW Sequoia Parkway, Suite 300, Tigard, OR 97224 PHONE NO. FAX NO. 503.624.6300 503.624.7755 PRIMARY CONTACT PERSON PHONE NO. Matt Oyen, Construction Manager 503.624.6300 PROPERTY CANNER/DEED HOLDER(Attach list if more than one) MAILING ADDRESS/CITY/STATE/ZIP PHONE NO. FAX NO. *When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Rezone the subject properties from I-L to I-P, to be the same as the rest of PacTrust Business Center (Parcels I, IV, V and VI are all in the I-P zone). APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE'BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. J9.44..Gr c Q&V-ise 45,1444riS 1-.F. In.'"V —/ 2 'Owner's Signat Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CONTENTS Narrative & Findings 1 LIST OF EXHIBITS Exhibit A Comprehensive Plan Map & Zoning Map Excerpts Exhibit B PacTrust Business Center Reference Map Exhibit C Comprehensive Plan Policies Exhibit D Table 18.530.1 — Land Uses in Industrial Zones Exhibit E PacTrust Business Center Parking Ratios Exhibit F Table 18.350.2 — Development Standards in Industrial Zones Exhibit G Impact Study Exhibit H Neighborhood Meeting Documentation Exhibit I Pre-Application Meeting Notes Exhibit J PacTrust Business Center Deeds Exhibit K 500-foot Mailing Label Set Pro pcDSaJ N.arrcd-iiV2 Description of Proposal The Applicant, Pacific Realty Associates, L.P. ("PacTrust"), is the owner of the PacTrust Business Center, located generally southwest of the Interstate 5 —SW Carman Drive intersection in the City of Tigard. The property is bordered on the northwest by SW Upper Boones Ferry Road and on the east by SW 72nd Avenue,with most of the property situated north of SW Durham Road but part of it on the south side. Of the 28.27-acre PacTrust Business Center property, more than 16 acres (Parcel Ito the north and Parcels IV,V and VI to the south) are in the Industrial Park (I-P)Zone,but about 12 acres (Parcels H and III) are in the Light Industrial(I-L)Zone. (See Exhibits A and B.) This proposal seeks to rezone Parcels II and III so that the entire PacTrust Business Center property will be Zoned Industrial Park(I-P). This will be more functional—and far less confusing—for tenants wishing to lease space and locate within the PacTrust Business Center. The following narrative and findings, together with attached Exhibits,provide evidence in support of the proposal, demonstrating that all applicable standards are met, and all applicable approval criteria are satisfied. Exhibits include: A: Excerpts from the Comprehensive Plan Map and the Zoning Map,with the Subject Property noted on both. B: Reference map of the PacTrust Business Center. It denotes the Parcels (I-VI),the buildings(A-L), and provides parking space counts. For readability, a separate enlargement of key statistics from the drawing sheet is included. C: Applicable Land Use Planning Goals and Policies from the Comprehensive Plan and responses from the Applicant explaining how the proposed Zone Change complies. D: Copy of Table 18.530.1 from the Tigard Development Code,with annotations to indicate the specific land uses for which the I-P Zone is more, or alternatively less, restrictive than the I-L Zone. E: Analysis of parking capacity and parking ratio compliance for the Subject Properties as well as for the whole block bounded by SW Durham Road, SW 72nd Avenue and SW Upper Boones Ferry Road. F: Copy of Table 18.530.2,with annotations to highlight the design standards for which I-P is more, or alternatively less, restrictive than I-L. G: Impact Study required by Section 18.390.050.B.2.e of the Tigard Development Code. H: Documentation of the Applicant's neighborhood meeting process prior to submittal of this application. I: Copy of Pre-Application Conference Notes provided by City of Tigard staff, dated June 7,2012. J. Copy of 500-foot perimeter mailing list/labels (generated by City of Tigard for distribution of public notices). 1 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map A. Quasi-judicial amendments. Quasi-judicial zoning map amendments shall be undertaken by means of a Type Ill-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection D below. The approval authority shall be as follows: I. The Commission shall decide zone change applications which do not involve comprehensive plan map amendments; 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment; and 3. The Commission shall make a recommendation to the Council on a zone change application which also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by Section 18.390. B. Standards for making quasi-judicial decisions. A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; Response: The Applicant has listed applicable comprehensive plan Goals and Policies, followed by recommended fmdings of fact and conclusions of law,in Exhibit C. Based on those materials, this standard has been satisfied. 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; [and] Response: The Subject Property is a developed site in active use within the community, accommodating a variety of commercial/industrial tenants. Because the property was approved for development pursuant to the applicable standards in the Light Industrial Zone, it is appropriate to consider whether the physical development of the property would be considered "conforming"with respect to the Industrial Park standards. Of particular concern are(1)the parking ratio, to support higher parking demand typical of offices as compared to light industrial uses; and(2) site landscape areas. Parking Ratio Compliance Exhibit E contains a Parking Capacity Analysis table for the Subject Properties(Parcels II and III of PacTrust Business Center)as well as the abutting PacTrust Business Center Parcels (I and VI). Together,these Parcels form the block bounded by SW Upper Boones Ferry Road, SW 72nd Avenue and SW Durham Road. Because the buildings are situated in a campus-like setting, parking is distributed around the site in a shared-parking configuration. Based on the building square footages and existing parking configurations, the following parking ratios are achieved: Parcel Building SF Parking Spaces Spaces per 1000 SF 23,112 46 1.99 II 72,500 262 3.61 2 Parcel Building SF Parking Spaces Spaces per 1000 SF III 83,679 261 3.12 VI 76,325 284 3.72 Whole 255,616 853 3.34 Block Typical parking ratios for the types of land uses currently located in the PacTrust Business Center range from 1.6 (Light Industrial)to 2.7 (Office). Because these minimum parking ratio requirements are substantially lower than the actual parking ratios achieved within the site, the available on-site parking exceeds minimum requirements. Based on current tenancies(and assuming typical uses where there are now vacancies), Parcel II has a surplus of 92 parking spaces and Parcel III has a surplus of 52 spaces in excess of the minimum required parking(See Exhibit E). For these reasons, it is clear that the change to Industrial Park Zoning for Parcels II and III would not result in a parking capacity deficiency at the Subject Property. Site Development Standards, Including Landscaping Tigard Development Code Table 18.530.2 and associated notes (See Exhibit F)provide Development Standards in Industrial Zones: TABLE 18.530.2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks -Front yard 35 ft. 3o ft. 30 ft. -Side facing street on corner& through lots[1] 20 ft. 20 ft. 20 ft. -Side yard 0/50 ft. [3] 0/50 ft. [3] 0/50 ft.[3] -Rear yard 0/50 ft.[3][4] 0/50 ft. [3] 0/50 ft.[3] -Distance between front of garage &property line abutting a public or private street -- — -- Maximum Height 45 ft. 45 ft. 45 ft. Maximum Site Coverage[2] 75%[5] 85% 85 Minimum Landscape Requirement 25%[6] 15% 15% [1] The provisions of Chapter 18.795 (Vision Clearance) must be satisfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. 3 [4] Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5] Maximum site coverage may be increased to 80%if the provisions of Section 18.530.050.B are satisfied. [6] Except that a reduction to 20%of the site may be approved through the site development review process. The sizes of the Parcels,building heights and setbacks all comply with the requirements of Table 18.530.2. The existing site landscaping configuration can be found to comply with standards in two alternative ways: (1) Because the purpose of the proposed Zone Change is to eliminate a zone change boundary that occurs within the PacTrust Business Center site, it is appropriate to look at Parcels II and III within the context of the larger setting. Using this approach, the major drive aisle running east-west through the PacTrust Business Center site(generally along the southern boundary of Parcel III) divides the block into a north portion(Parcels I, II and III) and a south portion(Parcel VI). In the north portion of the block, site landscape areas form 25.34% of the total land area, satisfying the basic requirement in the I-P Zone: Parcel Site SF Landscape SF Landscape I 60,170 28,837 47.93% II 255,079 49,670 19.47% III 267,267 69,102 25.86% North Portion 582,516 147,609 25.34% of Block (2) Alternatively, if the Subject Properties (Parcels II and III) are considered independent of Parcel I, site landscaping constitutes 22.74% of combined site area. Parcel Site SF Landscape SF Landscape II 255,079 49,670 19.47% III 267,267 69,102 25.86% North Portion 522,346 118,772 22.74% of Block This situation brings the reduction of lot coverage requirements provisions of Subsection 18.530.050.B into play. 4 18.530.050.B. Reduction of lot coverage requirements. Lot coverage may be increased from 75%to 80%as part of the site development review process,providing the following requirements are satisfied: 1. The minimum landscaping requirement shall be 20%of the site. 2. The applicant shall meet the following performance standards with regard to the landscaping plan approved as part of the site development review process: a. Street trees, as required by Section 18.745.040.C.1 are to be installed with a minimum caliper of three inches rather than the two inches as measured at four feet in height; b. The landscaping between a parking lot and street property line shall have a minimum width of 10 feet; c. All applicable buffering, screening and setback requirements contained in Section 18.745.050 shall be satisfied; d. The applicant shall provide documentation of an adequate on- going maintenance program to ensure appropriate irrigation and maintenance of the landscape area. The table above shows that the combined 22.74% site landscaping exceeds the minimum landscaping requirement of 20%. The requirement to install oversized street trees is moot because there are existing mature street trees along all of the street edges of the Subject Properties, as well as the adjacent parcels 1 and VI. Perimeter landscape islands within the PacTrust Business Center meet or exceed the minimum ten-foot standard. The berms and landscape plantings within all designated landscape areas have been professionally maintained since their installation, consistent with the initial land use approval. For these reasons, the Subject Properties(PacTrust Business Center Parcels II and III) comply with the applicable provisions for landscaping in the I-P Zone, and no nonconformity will result from the proposed Zone Change. 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. Response: Employment patterns have changed in the vicinity of the Subject Property, which is conveniently close to the Carman Drive interchange with Interstate 5. More particularly,the Applicant has observed that the area is becoming increasingly attractive to office employers, and correspondingly less suitable for more traditional industrial users (such as warehousing, wholesaling, and outdoor sales),based on lease offers the Applicant has received for available space at the Subject Property as well as other properties it owns in the immediate area. This predominantly Industrial-Park corridor along SW 72nd Avenue has trended toward more office- oriented employment over several years; as a result,the area has become less attractive for traditional industrial activities that typically find less intensive urban locations more beneficial. The result has been vacant spaces within the Subject Property that could have been occupied by willing office employers but for a conflict with the present I-L Light Industrial zoning. The proposed zone change will make this land, and the existing lease space available within it, 5 accessible for office users that cannot find other suitable space in the highly desirable immediate vicinity. The requested Zone Change responds to this change in the community, which has altered the profile of potential building tenants that find this location suitable. C. Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. Response: The Applicant accepts the authority of the decision-making body to impose conditions of approval, but notes that there is no evidence to indicate that the normal operation of the I-P Zone will in any way be deficient with respect to regulating land uses at the Subject Properties. Absent factual evidence of a special need for controls exceeding the I-P Zone standards,there is no nexus for imposing additional conditions on the Subject Properties. Impact Study(Section 18.390.050.B.2.e)—Please see Exhibit G. Summary: The Applicant has presented evidence to demonstrate compliance with all applicable approval standards, and request that the City of Tigard approve the requested Zone Change. 6 Exhibit A Comprehensive Plan Map & Zoning Map Excerpts City of Tigard Comprehen Plan Map (excerpt)-Subject Property is .,ignated Light Industrial (IL) +I ti' R l , �GP a sr -- ----- ------- _ 3 y a Comprehensive Plan City of Tigard,Oregon • Legend . Comprehensive Plan Designatic cri Neighbomoodcommero 'a% Subject Property L Low Density F,esi2Srdra, .MUC Mixed Use Commercial M Medium DensityResdentiai MUE Mixed Use Employment Parcel II & III of I/ r MH Medium-High Density Resident'.MUE-1 Mixed Use Employment 1 PacTrust Business Center -H High Density Residential .MUE-2 Mixed Use Employment 2 u • -MUR-1 Mixed Use Residential 1 gm L Light Ind,stnal -MUR-2 Mixed Use Residential 2 j)ji♦Iii Heavy Industrial ; Li III MU-CB DM Mixed Use Central Bus OS Open Space r` Il i 4 1 .CG General Commeraal -PI Fuobc hs6Mion ~ wJ11 1 -GP Professional Commercial -(Washington County) ;- -1YIUC -CC Community Comrrer;■a' trr* j t, ,.' Tigard n City Boundary Boundary I .A. Urban Services Boundary �On H L CfrYliAc i. City of Tigard Comprehensive Plan Desingations Comprehensroe plan de srgnahons mr me Ce,of Tigard ii rn cantor mty wan the Ceys 2027 Comprehensive Plan �Y The map rs veended as a general reference orry and r- rnrrpplan designapons should always be vereietl t .• City of Tigard Zoning Map (excerpt)–PacTrust Business Center is split-zoned I-P and I-L R 7 {PD) n-i • I-P •j' \PAN.• • R7 R-12 R-7(PD) R-7 - I q* '\ R-7 R-7{PD) t \\ Zoning Map R-7(PD) • • • R-4.5 R-7 C-c City of Tigard,Oregon II I . . 1 Legend 1 Zoning Classifications -c0 Oenem COmrerual p R-1 30,000 Sq ft Mn Lot sae C-N Neighborhood Cmeonen ial Will Subject Property i R-2 20.000 Sq Ft Mn Lot Size -GP Professional Conmonrai R-35 10,000 Sgft Mn Lot Size -MUC Mixed Use Commercial Parcel II & III of R-4.5 7,500 Sq Ft Min Lot Size -M JC-1 Mined Use Commercial 1 R-7 5.000So Ft Min Lot Size MUE Mded U*Empobyrrenl PacTrust Business Center R-12 3,050 Sq Ft Mn Lot Sae -ML,E-1 Need Use Empbyrrianl l ..■iy■ R-25 1,480 Sq Ft Mh Lot Size -MUE-2 Need Use Employment R-40 40 Units Per Acre FL Light Industrial { I MUR-1 Mired Use Residential t III I-P Industrial Park f -MUR-2 Nicest Use Residential 2 -1-H Heavy Irdustrial ' -MUCBD eked Use Central BusCt Washington County _MUC-1 vw 1111 C-C Comm*Cdrrmneciel ( _ Bridgeport Fri 0" ' •~•`. ®Hslom Dlerict Overlay 12 Tigard Cily Boundary V d lage r % ' it Planned Development Mena r leban Services Boundan' / DURHAM CITY HALL / Zoning Designations of the Tigard Municipal Code, Title 18 Community Development Code .�, rig Current z ening designations nations for the City of Tigard conformity (4\ with the City's Comprehenspe Plan glides devebpment throughout the City.The map is Irterded as a general - reference only and zonal!)desingations should alleys be verified Request: Re-zone the I-L part of the property so the PacTrust Business Center will be wholly in the I- P Zone. Exhibit B PacTrust Business Center Reference Map Detail of Notes from ALTA/ACSM Survey of PacTrust Business Center Property: 2. PROPERTY ADDRESS: PARCEL I: 16101 SW 72ND AVENUE, 11GARD, OREGON 97224 PARCEL L 16125-16155 SW 72ND AVENUE, 16165-16195 SW 72ND AVENUE. 16160 SW UPPER BOONES FERRY ROAD, 11GARD, OREGON 97224. PARCEL II: 16250-16290 SW UPPER BOONES FERRY ROAD, 1650,E-16535 SW 72ND AVENUE, 11GARD, OREGON 97224. PARCEL IV: 7352-7390 SW DURHAM ROAD, 7312-7340 SW DURHAM ROAD, 11GARD, OREGON 97224. PARCEL V: 7272 SW DURHAM ROAD, 7250 SW DURHAM ROAD 11GARD, OREGON 97224. PARCEL IA: 7245 SW DURHAM ROAD, 16655 SW 72ND AVENUE, 11GARD, OREGON 97224. 3. AREk PARCEL I = 60,176 SQUARE FEET OR 1.381 ACRES, MORE OR LESS. PARCEL M = 255,080 SQUARE FEET OR 5.856 ACRES, MORE OR LESS. PARCEL ■ = 267,131 SQUARE FEET OR 6.132 ACRES, MORE OR LESS. PARCEL IV = 234,179 SQUARE FEET OR 5.376 ACRES, MORE OR LESS. PARCEL V = 173,499 SQUARE FEET OR 3.983 ACRES, MORE OR LESS. PARCEL VI = 241,382 SQUARE FEET OR 5.541 ACRES, MORE OR LESS. TOTAL PARCELS = 1,231,447 SQUARE FEET OR 28.269 ACRES, MORE OR LESS. 10. DgS1ING PARKING SPACES: PARCEL I: HANDICAP 2 SPACES STANDARD 44 SPACES TOTAL PARKING 46 SPACES PARCEL L HANDICAP 2 SPACES STANDARD 260 SPACES TOTAL PARKING 262 SPACES PARCEL HANDICAP 2 SPACES STANDARD 256 SPACES TOTAL PARKING 281 SPACES PARCEL IV: HANDICAP 2 SPACES STANDARD 196 SPACES TOTAL PARKING 198 SPACES PARCEL V: HANDICAP 1 SPACES STANDARD 110 SPACES TOTAL PARKING 111 SPACES PARCEL. VI: HANDICAP 4 SPACES STANDARD 280 SPACES TOTAL PARKING 284 SPACES H:\Deelgn\050 PBC\PBC SITE\Survey\2008—DEA Alta\SvMDlPacaOO71—st&O3.dwg Apr O6. 2012 — 4:38pm a r a N I m mm U y iiilizl �G W I. s -4 ic: C 4 € G,a I l _ I ��,o t < . C , ��j ‘1ligt _i m c < / �n tv C� `—f 0 0 L _ l yFS N — MS 1I cam . %i I �J- I Pn / i , I oeee eve Q, AL _ 1 _�_ 0 eeoo 6 O... 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I► < veal Z ril 8 A LT v 7710 \-� 181 A 1 h SQ Z.1 h 1 elifirig! $ im 1 q 18 i 8 6\ ql i thio I Fi N in h eiWw'-g. $ :o ' ALTA/ACSM LAND TITLE SURVEY i 1 D p NW 5 FOR: PACIFIC REALTY ASSOCIATES L.P.c a b $ - P b$ e� PACTRUST BUSINESS CENTER o p 4l SITUATED IN THE EAST HALF OF SECTION 13, -+ s I I I I I IQ :14 TOWNSHIP 2 SOUTH,RANGE 1 WEST.WILLAMETTE MERIDIAN. $ — M P CITY OF TIGARD,WASHINGTON COUNTY,OREGON Exhibit C Comprehensive Plan Policies City of Tigard Comprehensive Plan —Applicable Land Use Planning Policies: Goal 2.1 Maintain an up-to-date Comprehensive Plan, implementing regulation% and action plans as the legislative foundation of Tigard's land use planning program. Applicable Policies: 2. The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. Response:The proposed Zone Change is consistent with the Comprehensive Plan because both the current("I-L" Light Industrial) and the proposed ("I-P" Industrial Park)zones are suitable for implementing the"IL" Light Industrial Comprehensive Plan Map designation, which applies to the Subject Property and all City of Tigard lands surrounding it. 5. The City shall promote intense urban level development in Metro-designated Centex and Corridors, and employment and industrial areas. Response:The Subject Property is fully developed for urban industrial and office uses, consistent with this Policy; however,unlike surrounding buildings within the same development, the different zoning designation of the buildings within the Subject Property does not allow them to accommodate office uses, for which there has been increasing market demand in recent years at this specific location. The proposed change furthers the objective of achieving the highest and best potential use of all the land designated for light industrial use in this location,which benefits from excellent access to Interstate 5 and good local connectivity on SW 72nd Avenue, SW Durham Road and SW Upper Boones Ferry Road. 14. Applicants shall bear the burden of proof to demonstrate that land use applications air consistent with applicable criteria and requirements of the Development Code, the Comprehensive Plan, and when necessary, those of the state and other agencies. Response:The Applicant has prepared and submitted materials in this land use application, providing substantial evidence demonstrating compliance with all applicable approval criteria. 15. In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other pubkc facilities and services shall be available,or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; Response:Transportation improvements and other public facilities and services for the Subject Property(as well as others in the vicinity)were constructed in conjunction with the initial development of the industrial properties in the area. Roads and public utilities were built to meet City standards and to support anticipated demands for services, based on the applicable Comprehensive Plan Map designations in the area. Because the proposed zone change is consistent with the Comprehensive Plan Map designation for the Subject Property,no change in"reasonable worst case"vehicle 1 trip generation is anticipated, and no further analysis is warranted to demonstrate compliance with the Transportation Planning Rule (OAR 660-012). B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; Response:The Subject Property has already been completely constructed as part of a larger office/industrial lease space campus with multiple buildings. In this context,the issue is not"development"of land uses so much as it is leasing of available space to users in categories for which there is real market demand. The principal difference the proposed Zone Change will make will be to allow office uses to locate within the buildings on the Subject Property, as they currently are able to do on all of the surrounding properties. Because office uses are allowed in"IL"-designated areas of the Comprehensive Plan, the proposed Zone Change will not introduce potential for traffic generation inconsistent with the assumptions on which the City's Transportation System Plan is based. C. The new land use designation shall full a proven community,need such as provision of needed commerrial goods and services, employment, housing public and community services, etc. in the particular location, versus other appropriately designated and developable properties; Response:The Applicant brings this request to the City of Tigard at this time because the pattern of demand for lease space within the PacTrust Business Center has shifted in the years since it was initially developed. Recently, the Applicant has been unable to lease space to prospective office tenants at the Subject Property because office use is not permitted in the I-L zone. This is confusing to prospective tenants who would be allowed in other buildings within the same industrial complex,which look the same but are in the I-P Zone instead. Materials provided by the Applicant demonstrate compliance with minimum parking requirements to support the types of land uses allowed in the I-P Zone, and minimum site landscaping requirements. Thus, the Subject Property has the capacity to fulfill a community need for more leasable office space,which has made itself apparent to the Applicant in the form of potential lease offers that cannot be completed because the proposed uses would conflict with the existing I-L zoning of the Subject Property(but which would not conflict with I-P zoning). Noteworthy in this connection is the fact that there is a substantial inventory of light industrial lease space in the light industrial area between SW 72nd Avenue and Interstate 5, immediately east of the Subject Property, as well as on the west side of SW 72nd Avenue only a few hundred feet to the north (See Zoning Map excerpts in Exhibit A). For this reason, conversion of the Subject Property from I-L to I-P zoning will not preclude light industrial uses from locating conveniently close to the I-5/Carman Drive interchange. D. Demonstration that their is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; Response:The Applicant has prepared a highlighted version of Table 18.530.1, Use Table: Industrial Zones(See Exhibit D)that identifies how different land uses would be affected by the proposed zone change. Summarizing from that Exhibit: 2 IRMA Use Categories that would become allowed at the Subject Site: • Commercial Lodging q,/7/5'3• Eating and Drinking Establishments (Restricted) y,o• Outdoor Entertainment N.3 • Indoor Entertainment 3.1 • Sales-Oriented (Restricted) 1,s • Personal Services (Restricted) 3, • Repair-Oriented � / .0 • Bulk Sales (Restricted) 3 RA I • Office �� • Detention Facilities(Conditional Use) Use Categories that would no longer be allowed at the Subject Site: • Outdoor Sales /. • Industrial Service . • General Industrial . • Warehouse/Freight Movement .S • Cemeteries -a- Use Categories that would be allowed,but with more restrictions: . o • Motor Vehicle Sales/Rental (Restricted) Lifei Life Ata t+e Z . 0 • Motor Vehicle Servicing/Repair(Conditional) 8 • Wholesale Sales(Restricted) • Wireless Communication Facilities(Restricted per Chapter 18.798) Although the bullet points cited above focus on the differences between the I-L and I-P Zones, in practice there is broad overlap because "Light Industrial"uses are allowed in both of those Zones, allowing such employers to locate in either of the two (See Exhibit D). For that reason, the proposed change will not take the Subject Property's lease space away from users in the "Light Industrial" category at all—but it will enable employers in the"Office" category to locate there. Employment patterns have shifted over time in the vicinity of the Subject Property, which is conveniently close to the Carman Drive—Interstate 5 interchange. While a substantial inventory of light industrial lease space exists in the vicinity—between SW 72nd and Interstate 5, to the east of the Subject Property,and on the west side of SW 72nd Avenue in the area north of the Carman Drive intersection—the Applicant has observed that the PacTrust Business Center is becoming increasingly attractive to office employers, based on lease offers the Applicant has received for available space at the Subject Property. As more office-oriented employers have sought to locate in the PacTrust Business Center in recent years,the result has been vacant spaces within the Subject Property that could have been occupied by willing office employers but for a conflict with its I-L Light Industrial zoning. The practical effect of the proposed zone change will be to make the existing lease space at the Subject property accessible for those office users that cannot find other suitable space in the surrounding light-industrial areas in the immediate vicinity. E. Demonstration that land uses allowed in the proposed designation could be developed in compliance with all applicable regulations and the purposes of any overlay district would be fulfilled; 3 Response:The Applicant has presented evidence demonstrating that the Subject Property's development is consistent with the applicable standards of the I-P Zone, which already applies to all of the properties surrounding the Subject Property. F. Land uses permitted by the proposed designation would be compatible, or capable of being made compatible, with environmental conditions and surrounding kind uses;and Response:The proposed zone change will promote compatibility better than the existing zoning, because the Subject Property is surrounded by land in the I-P Zone. G. Demonstration that the amendment does not de/radii=the viability of the City's natural systems. Response:The proposed zone change affects only properties that have been fully developed consistent with City's design and construction requirements. No physical changes to the site or buildings are associated with the zone change request. The change will therefore have no effect on the viability of the City's natural systems. 16. The Cite may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s)and per specific design/development requirements Response:The City has authority to impose conditions of approval on a zone change request, but doing so must be based on findings that a compelling public need exists, for which an approval condition is in fact warranted. As there is no evidence of such a need in this case,this Policy should not need to come into play. 21. The City shall require all development to conform to site design/development regulations. Response:The Applicant has presented evidence demonstrating that the existing conditions at the Subject Property comply with the I-P Zone's design/development regulations—in particular, the applicable minimum parking ratio and landscape area percentage requirements. Therefore, the proposed zone change will not result in a nonconforming situation. 24. The City shall establish design standards to promote quality urban development and to enhance the community's value, livability, and attractiveness. Response:The Applicant's evidence shows that the Subject Property—and the PacTrust Business Center(in which it is located) as a whole—meets the City's design standards for development in the I-P Zone, including a sufficient number of parking spaces to accommodate office uses and site landscaping that satisfies the minimum area standard. Goal 2.2 To enlarge, improve, and sustain a diverse urban forest to maximize the economic, ecological, and social benefits of trees. [detailed policies omitted for brevity] 4 Goal 2.3 To balance the diverse and changing needs of the City through well-designed urban development that minimizes the loss of existing trees to create a living legacy for future generations. [detailed policies omitted for brevity] Response:These Goals and their implementing policies are not applicable to the proposed zone change because (1)the affected property is already fully developed with industrial/office lease space in a landscaped campus setting, so no physical site changes are proposed, nor are any needed, in conjunction with the zone change; and (2)the applicable minimum site landscaping area percentage requirements will actually increase as a result of the proposed zone change. The requested zone change will have no effect on the City's achievement of Goals 2.2 and 2.3, and the corresponding Policies. 5 Exhibit D Table18.530.1 — Land Uses in Industrial Zones TABLE 18.530.1 USE TABLE:INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living R' R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC(INSTITUTIONAL) Basic Utilities C14 C14 P Colleges N N N Community Recreation C10 C'0 Ct0 Cultural Institutions N N N Day Care R3'9 R3'9 R3'9 Emergency Services P P P Medical Centers N N N Postal Service P P P Public Support Facilities P P P Religious Institutions N N N Schools N N N Social/Fraternal Clubs/Lodges N N N COMMERCIAL :Commercia'1 Lo Bing P N N Uses for which Custom Arts and Crafts N N N 1 E- atingland Drinking Esta6lisgnments R2- N ; N 4 I-P is less restrictive Major Event Entertainment N N N I than I-I I Outd000r Entertainment P N I N L — I Indoor Entertainment P N � N A_dultEntertainment N N N Sales-Oriented RT N I N 1 Personal Services R2 N I N 1 Repair-Oriented P N I N I Bulk Sales _ _ R4•" N I N I Outdoor Sales N P I P r Animal-Related P P P Uses for which Motor Vehicle Sales/Rental R4"4 li P p I-P is more restrictive Motor Vehicle Servicing/Repair C P P than IA.Vehicle Fuel Sales P P/C7 P L Office P N , N Self-Service Storage P P P Non-Accessory Parking P P P Industrial Zoning Districts 18.530-3 Code Update:10/10 TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL Industrial Services N .-_J p Uses for which Light Industrial p p p General Industrial _ N p I p I-P is less restrictive Heavy Industrial N N P than I-L Railroad Yards N N p L - Research and Development P p p Warehouse/Freight Movement N P I P Waste-Related N N P I Wholesale Sales R4 P I P OTHER Agriculture/Horticulture 125 P5 PS Uses for which LCemeteries N C I N L Delenti n Facijjtigs_ C N , C I-P is more restrictive Heliports C C C than I-L Mining _ N N P I Wireless Conmunicaticsi Facilities P/R6 p p Rail Lines/Utility Corridors P p p Other NA NA P8 P=Permitted R=Restricted C=Conditional Use N=Not Permitted A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by the caretaker or kennel owner/operator and family. 2 These limited uses, separately or in combination, may not exceed 20% of the entire square footage within a development complex. No retail uses shall exceed 60,000 square feet of gross leasable area per building or business. 3 In-home day care which meets all state requirements permitted by right. Permitted if all activities, except employee and customer parking, are wholly contained with a building(s). s When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities in the I-P zone. ' Vehicle fuel sales permitted outright unless in combination with convenience sales, in which case it is permitted conditionally. s Explosive storage permitted outright subject to regulations of Uniform Fire Code. Industrial Zoning Districts 1&530-4 Code Update:10/10 9 Day care uses with over five children are permitted subject to an Environmental Impact Assessment in accordance with Section 18.530.050.0.1. The design of the day care must fully comply with State of Oregon requirements for outdoor openspace setbacks. 1° Limited to outdoor recreation on (1) land classified as floodplain on City flood maps, when the recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining industrially zoned upland; and (2) land located outside the floodplain as shown on City flood maps, when the recreation use is temporary and does not otherwise preclude allowed uses or conditional uses other than recreation within the district. " These limited uses, shall only be allowed in IP zoned property east of SW 72"Avenue. These uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area in a single building,or commercial retail uses with a total of more than 60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those separated only by transportation right-of-way. t2 These limited uses, separately or in combination,may not exceed 10,000 square feet/lot. 13 This use limited to boat sales/rental only. Except water and storm and sanitary sewers,which are allowed by right. (Ord. 10-15 § 1; Ord. 09-13; Ord. 09-01 §1; Ord. 04-14) 18.530.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370. 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in industrial zoning districts are contained in Table 18.530.2 below: Industrial Zoning Districts 18.530-5 Code (pxlale: 10 10 r Exhibit E PacTrust Business Center Parking Ratios I PacTrust Business Center Parking Capacity Analysis 10/5/12 Parking Buildings&Tenants Actual Pkg Ratio Lease Pkg Std Min.Req'd Pkg Surplus or Parcel Site SF Std. ADA Total Bldg. GLFA (spaces/KSF) Tenant Area(SF) Use (sp/KSF) Pkg (Deficit) I 60,176 44 2 46 A 23,112 1.99 Bunce Palmer 1,557 Office 2.7 4.2 Vacant(ground floor) 9,722 Light Ind. 1.6 15.6 Vacant(#200) 11,833 R&D 2.0 23.7 TOTALS 23,112 _ 43.4 2.6 I Parking Buildings&Tenants Actual Pkg Ratio Lease Pkg Std Min.Req'd Pkg Surplus or Parcel Site SF Std. ADA Total Bldg. GLFA (spaces/KSF) Tenant Area(SF) Use (sp/KSF) Pkg (Deficit) II 255,080 260 2 262 B+C+D 72,500 3.61 B 20,000 Adv.Neuromod.Syst. 11,368 Office 2.7 30.7 8,632 Light Ind. 1.6 13.8 C 27,500 Dow Agro Sciences 17,099 Office 2.7 46.2 10,401 R&D 2.0 20.8 D 25,000 Option Care Enterprises 11,340 Office 2.7 30.6 2,604 Light Ind. 1.6 4.2 Vacant 5,347 Office 2.7 14.4 5,709 Light Ind. 1.6 9.1 TOTALS 72,500 169.8 92.2 Parking Buildings&Tenants Actual Pkg Ratio Lease Pkg Std Min.Req'd Pkg Surplus or Parcel Site SF Std. ADA Total Bldg. GLFA (spaces/KSF) Tenant Area(SF) Use (sp/KSF) Pkg (Deficit) III 267,131 259 2 261 E+F 83,679 3.12 E 36,127 Consumer Cellular 4,285 Office 2.7 11.6 5,508 Light Ind. 1.6 8.8 Remington's 2,630 Office 2.7 7.1 Dow Agro Sciences 8,281 Office 2.7 22.4 2,971 R&D 2.0 5.9 Vacant 8,362 Light Ind. 1.6 13.4 Synergy Bus.Solutions 3,932 Office 2.7 10.6 158 Office 2.7 0.4 F 47,552 Safeco Insurance Co. 36,116 Office 2.7 97.5 OCE Imagistics Inc. 4,904 Office 2.7 13.2 Convergent Technol's 5,273 Office 2.7 14.2 1,259 Office 2.7 3.4 TOTALS 83,679_ 208.6 52.4 I Actual Pkg Ratio Parcel Site SF Std. ADA Total GLFA (spaces/KSF) VI 241,382 280 4 284 76,325 3.72 Totals: 823,769 853 255,616 3.34 Exhibit F Table 18.350.2 Development Standards in Industrial Zones I-P is less restrictive I-P is more restrictive than I-L thank!. TABLE 18.530.2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P I-L I-H Minimum Lot Size None None None Minimum Lot Width 50 ft. 50 ft. 50 ft. Minimum Setbacks 30 ft. •Side facing street on corner BE through lots[1] 20 ft. 20 ft. 20 ft. - Side yard 0/SO ft.[3] 0/50 ft.[3] 0/50 ft. [3] -Rear yard 0/50 ft.[3][4] 0/50 ft.[3] 0/50 ft. [3] -Distance between front of garage &property line abutting a public or private street -- -- -- Maximum Height 45 ft. 45 ft. 45 ft. I Maximum Site Coverage[2] 75%[5 85% Minimum Landscape Regi 15% [1]The provisions of Chapter 18.795 (Vision Clearance)must be satisfied. [2]Includes all buildings and impervious surfaces. [3]No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4]Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5]Maximum site coverage may be increased to 80%if the provisions of Section 18.530.050.B are satisfied. [6]Except that a reduction to 20%of the site may be approved through the site development review process. I-P-Industrial Park District I-L-Light Industrial I-H-Heavy Industrial 18.530.050 Additional Development Standards A. Commercial lodging in the I-P zone. The following development standards shall apply for a commercial lodging facility located in the I-P zone: I I 1. Site size shall be a minimum of two acres and a maximum of five acres. I I 2. The site shall have access to be approved by the City Engineer to an arterial or collector street I with capacity sufficient to ensure that adequate access to local businesses is maintained. 3. Ancillary uses, also permitted in the I-P zone as contained in Chapter 18.530 shall be allowed as integral elements of the commercial lodging development, provided they comprise no more than 2094)of total floor area. 4. Signage shall conform to Chapter 18.780. (Commercial Lodging is not allowed in I-L) Industrial Zoning Districts 1&530-6 Code Update:10110 I-P is less restrictive I-P is more restrictive than I-L than I-L B. Reduction of lot coverage requirements. Lot coverage may be increased from 75%to 80%as part of the site development review process,providing the following requirements are satisfied: 1. The minimum landscaping requirement shall be 20%of the site. 2. The applicant shall meet the following performance standards with regard to the landscaping plan approved as part of the site development review process: a. Street trees, as required by Section 18.745.040.C.1 are to be installed with a minimum caliper of three inches rather than the two inches as measured at four feet in height; b. The landscaping between a parking lot and street property line shall have a minimum width of 10 feet; c All a pplicable buffering, screening and setback requirements contained in Section 18.745.050 shall be satisfied; The applicant shall provide documentation of an adequate on-going maintenance program to ensure riate irrigation and maintenance of the landsa area. C. Day care uses. The following standards shall apply for all commercial day care uses in industrial zones: 1. The Environmental Impact Assessment must document noise, visible emissions, vibration, odor, glare and heat from uses within one quarter mile. A plan and program for day care facilities to provide mitigation on-site for any of the above off-site impacts must be provided. Sound attenuation walls, screening, window covering, shades, and other such means are appropriate means of mitigation and may be attached as conditions of approval. 2. The State of Oregon Child Care Division Certification Section shall be notified of the proposed site plans prior to submitting an application to insure that the plans submitted generally address the permitting requirements. 3. Prior to occupancy of the proposed day care, evidence of certification through the State of Oregon Child Care Division shall be provided. (Ord. 02-33) • Industrial Zoning Districts 18530-7 Code Update:10/10 Exhibit G Impact Study Impact Study The following statements address the impact study requirement in Section 18.390.050.B.2.e of the City of Tigard Community Development Code: 18.390.050 Type III Procedure B. Application requirements. 2. Content. Type III applications shall: e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Transportation System Impact(including bikeways); Transportation system improvements necessary to meet City standards and to minimize impact(s): The proposed Zone Change is from Light Industrial(I-L)to Industrial Park(I-P). Its effect would be to convert the PacTrust Business Center from split zoning—with 12 acres in the I-L Zone and the remaining 16+acres in the I-P Zone—into a cohesive 28.27-acre property entirely in the I-P Zone. Together with numerous larger properties to the north along SW 72'd Avenue,all of the PacTrust Business Center is designated"Light Industrial"(IL)on the Comprehensive Plan Map. Both the I-P and I-L Zones are appropriate for use in implementing the IL Comp Plan designation,which forms the basis for calculating vehicle trip generation in this part of the City for purposes of Transportation System Plan development. As a result,the proposed Zone Change does not affect the Comprehensive Plan designation of the Subject Property and therefore does not require Transportation Planning Rule analysis. The proposed Zone Change is expected to cause only a minimal difference in traffic volumes attributable to the Subject Property. Because the Transportation System Plan was based on the IL Comp Plan designation,which includes both I-L and I-P Zone land uses,trip generation is expected to be consistent with planning assumptions and there is limited potential for change in traffic volumes attributable to the Zone Change. Therefore,no transportation system improvements are warranted by the proposed Zone Change. Drainage System Impact; Drainage system improvements necessary to meet City standards and to minimize impact(s): The Subject Property is fully developed and in use as light industrial,research and development, and office lease space. Because physical site changes or redevelopment are neither necessary nor proposed in conjunction with the Zone Change request,the proposal will have no impact on the drainage system. Parks System Impact; Parks system improvements necessary to meet City standards and to minimize impact(s): The Subject Property is fully developed and in use as light industrial,research and development,and office lease space. Because the proposed Zone Change will have only a marginal effect on the number of persons employed within the Subject Property,and because employment has a much lower correlation with demand for parks and related services than residential development,any impact on the City's Parks System will be minimal and well below a threshold of use for which mitigation actions would be appropriate. Water System Impact; Water system improvements necessary to meet City standards and to minimize impact(s): The Subject Property is fully developed and in use as light industrial,research and development,and office lease space. Differences in water use among the types of activities allowed in the I-L and I-P Zones are characteristically small. As a result,there is no reason to expect the proposed Zone Change to increase water system demand or cause other impacts for which mitigation actions are warranted. Sewer System Impact; Sewer system improvements necessary to meet City standards and to minimize impact(s): The Subject Property is fully developed and in use as light industrial,research and development, and office lease space. Similar to water utilization,differences in sewer system discharge among the types of activities allowed in the I-L and I-P Zones are characteristically small. As a result,there is no reason to expect the proposed Zone Change to increase sewer system demand or cause other impacts for which mitigation actions are warranted. Noise Impact; Improvements necessary to meet City noise standards and to minimize noise impact(: The Subject Property is fully developed and in use as light industrial,research and development, and office lease space. Because I-P Zoning is more restrictive than I-L Zoning with respect to outdoor operations and other activities associated with noise,the proposal can be reasonably expect to lower, rather than raise, the noise level in the area. No noise mitigation actions are warranted in conjunction with this proposal. Exhibit H Neighborhood Meeting Documentation NOTICE OF NEIGHBORHOOD MEETING September 12,2012 RE: Proposed Zoning Change from Light Industrial (I-L) to Industrial Park (I-P) in a portion of the PacTrust Business Center Dear Interested Party: Pacific Realty Associates,L.P. (PacTrust) is the owner of the PacTrust Business Center property, located generally between SW Upper Boones Ferry Road and SW 72nd Avenue,with portions on both sides of SW Durham Road. Currently, most of the PacTrust Business Center is zoned Industrial Park (I-P);however, part of the property is in the Light Industrial(I-L) zone. PacTrust is considering proposing a change in the property's zoning to bring the entire Business Center into the I-P Zone. The specific properties to be rezoned arc identified as Parcels II & III of PacTrust Business Center, 16125- 16290 SW 72nd Avenue and 16160-16290 SW Upper Boones Ferry Road (Tax Map 2S1 13AB,Tax Lots 00600 &01201). Prior to applying to the City of Tigard for the necessary land use approvals,we would like to discuss the proposal in more detnil with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, September 26,2012 PacTrust Office :5350 SW Sequoia Parkway, Suite 300,Tigard 6:00 p.m. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please feel free to contact me at (503) 624-6300 or MattO @pactrust.com or by fax at (503) 624-7755 if you have questions. Sincerely, Matthew Oyen __ PacTrust OVER: A vicinity map that identifies the subject site in relation to nearby streets. PacTrust Business Center Tigard, Oregon { "\PARCEL i gef(#6' c 0. ( C•2 PARCH. !I r` ' Q� \0 � j ate _ c • . C= O �- 1 PARCEL III' r j..? 0 1 L r• w�nc-c' �\ wow: PARCEL f V ,� e 4,► it E _ � — 1 I S _ PARCEL V c I I MALMO CIMINO =1 Ls PARCEL N •-� aura-s j U U U '14fr P AFFIDAVIT OF MAILING/PO'~ING NEIGH,L JRHOOD MEETING N JTICE rIMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 TN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF 4PPLICATION. MAILING: MAMA*:,--s) 0YE eV ,being duly sworn,depose and say that on the f Z' day of 5E17TE.Mfl �., 20 12,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) <,v,) UPPE.2. (aCC,.tilES i-.Q .Y Q040 A4)O Sul ?2.'° 406. , a copy of which notice so mailed .s attached hereto and made a part of hereof. T. further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated ;hove in the United States Post Office located at, l?.7((} Su.) MAtv0 STrIs_ r /c+v12d OR , with postage prepaid thereon. 70eco;eg___,---7 .°*cezC --___, Signature (In the presence otary Public) POSTING: ,^\ I, (Yl A E,i V rrJ ,do affirm that I am (represent) the party initiating interest in a proposed land use application Or Pose,,r•r i . ' A L T Y 114,c sec,rs rr� L,R. the land located at (state the approxsmate ocation(s)IF no add ss(s)and all tax lot(s)currently registered) 5—t CiPPAti s Fr122,' Qrt.0 rtI� O S .7 2_!')f) /30/ ,and did on the 17-rrr clay of SC2tc»r3s`r.Z ,20 personally post notice indicating that the site may be proposed for a Zr3v, Cf-r th sJGF. land use application,and the time,date and place of a ieighborhood meeting to discuss the proposal. :he sign was posted at Q,cr�.lr LA PPEQ ' a,NES S~F wa Ac AN 0 Jett ?Z�� in dF 1 Al MP t cv°wrt"'II cach) °Ai MP 417;4c 1 5 t7:g L f\1 , (State the location you posted notice on property) Signature (In the presence of a terry Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) TATE OF , ;;a,.,,,, ) County of y ,,,,r,�, ,w r j..,.,,,,, )ss. 11 ubscribed and sworn/affirmed before me on the 1 Z' day of ,SFPTC�I5P ,20 ri& OFFICIAL SEAL 0 MINDY A CORNEUUS t _ •,41 NOTARY FAN °R 184 N N ARY PUBLIC OF OREGON COMMISSIQN N0.451843 MY COMMiSStON EXPIRES SEPTEMBER 23,201q� Commission Expires: 1/13/4 ,anpbAmsnen\nefahbothood meennp\•ffidarit of a a g-Posting neighbo hood mcmidoc 7 1Type text) PacTrust Business Center ¢°t9 Tigard, Oregon „,/, .. Ilb ,icek "\PARCEL I Lai t,/ e ,11.. _t 'gt S i GA PARCEL N C`-- E o c = • . Jfi 0 \ o p=. . 4' PARCEL. M H 5 0 PARCEL IV N, , .., i 1.)',,ii 1 ._. -i I I! MUM 1. I � � � . I � ` i J _ PARCEL V I I --r PARCEL H 1 — 74°.: 3 U'1 rJ U U 1 fecti`N%;74....:0. i: CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-718-2748 (Attn: Patty/Planning) EMAIL: patty(a)ugard-or os t REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than I tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) Parcels II & III of PacTrust Business Center, 16125-16535 SW 72nd Avenue and 16160- 16290 SW Upper Boones Ferry Road. 2S1 13AB 00600 and 01201 PLEASE BE AWARE THAT ONLY I SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. C Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Matthew oyen PHONE: ( 503 )- 603 5492 NAME OF COMPANY: PacTrust FAX: ( )- - EMAIL: matto@pactrust.com This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in 'Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED]MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE- - COST FOR THIS REQUEST- 4 sheets of labels x S2/sheet=)B4O0::2 sets= $16.00 sheet(s)of labels x S2/sheet=j x l_ sets= �1 sheets of labels x 52/sheet for interested parties x 2 sets= $ 4.00 „_sheet(s)of labels x$2/sheet for interested parties=S�x 1 sets= GENIw'RAT.:LIST = 511.00 GENERATE LIST = 5_11.00_ TOTAL, 531.00 "1'OTAI. =5 t- A ■ Area Notified (500 Ft) —`d �� biatthew Oyen 111111�,. PacTrust _ ir, 4111VINpir R., 503-603-5492 ____ riir 4 ` 2S113AB00600 and 01201 � 1�, r • r,, • *•0ifi+f♦!•♦'3"i••• ri♦i. ♦♦•••••f••f •♦••• .�•♦••••f 44.)14 •fi eo ® ••0 • • ♦�•e► \../� 4 ♦ • f• f•♦ 11.4 �e••••••+*�♦♦♦♦• ♦•ff•f+♦ .. ,•• ii•►*•.i•iiiiii •♦•s+ • ♦ff +♦ ♦ ....i♦ ♦•••• •• ♦•f•♦•.4♦ �•f+••♦•ff •yf ff • •f••�•f4�a•4 Subject Site•ie•••f••••••• ••♦••∎••••♦♦ •i •••••i �„4 ••••••••• ♦•••4♦*AKA 4••16. ♦• •44• \•••••••••,••••••410,••••••f f'•♦f f 4i► 4.41.14.44.44.4• f Ali, 4 �•♦•• •♦ ••i►•••♦•N4e. yq 4.i i•7�•if•�♦•►4►!+!• 44...•to to lot'■�`*.4 •f••••••••a •♦•••-•f•4, ••••♦�+♦ f�•, N►•� Property owner information is valid •♦♦+•♦••• • for 3 months From the date printed on Z il Q ••••••••••••••••s•�•w .. •.•1 ►•�i •i++�f+�,*%••ice••s•*• " tnis map. ♦Lf•i►••��i•fa�if • •••i i•••i•••...-• 4. •'•+••fi►4P4$ f.•••!•�• Durham c' •.t.+.�f.+.�.�►.�• H W Z Map Printed:31-Jul-12 0 4.'"EAST RD .nF "�'veudwvalfM.d NmeC.r'io.m s..<.-.c,AIM I i 1 DATA 18 DERIVED FROM ASULTIPLE SOURCE^ TRe CT'DF TIC..FD ^� t I OAT E8 NOT WARR.4TY,REPRESENTATION.OR GUA..ANTEE A:.TO THE �i CONTENT.A:Cur.CY TMELINESS OR COMPLETENESS OP ANY OF THE Illik. WIC: '1 AT'.PROVIDED HEREIN.THE CITY OF TICARD SHALL A^.]Ut1E NO Al r ' LCABWTY FOR ANY ERRORS,C a,,IONS,OR III•CCUS.E.CIES IN THE l l M EA ORMATION PRONGED REGARDLESS OF NOW CAl1EPD t. lib �� w COMMUNITY DEVELOPMENT DEPaR1MENT ai Jo 7- h" %1 Place to Cal Home' • v l Tit Fat 19125 of Hag Blvd s :10 T�'• llgard,OR 87223 { y 503 639-4171 11/1 ^� F' vrww.tigerdaraov t rt-s II tt __....r., expose pop-up rage"" 2S713AB01000 2S113AA•••.0 B&R INVESTMENTS PACIFIC R • TY • •CIATES 16255 SW UPPER BOONES FERRY RD ATTN:N PIV TTGARD,OR 97224 15350SES' OIA 'e #300 PORT D,OR 9722 2S113AC00200 2SI13AA•• DTPI LLC PACIFIC R •CIATES 4260 GALEWOOD ST,STE A ATTN:N ME* LAKE OSWEGO,OR 97035 15350 SE S ' O1A '' ` #300 POR ND,OR 97224 25113AB00500 25113 '•800 G&S FC LLC PACIFIC R a TY SOCIATES 16083 SW UPPER BOONES FERRY RD,STE ATTN:N PIV • TIGARD,OR 97224 15350 SE '•U01 - 'OPY#300 POR " ND,OR 97224 2S113AB00700 2S113 101900 GREEN PRAIRIE LLC PACIFI ' LTY SOCIATES 500E BROADWAY,STE 110 ATTN N PI VANCOUVER,WA 98660 15350 SW ••UO • PKWY"#300 POR ND,OR 97 24 '5113BA00100 2511 00102 JOHNSON,CARL H TRUST PACIFI ' ALTY:: OCIATES JOHNSON,FAMILY CREDIT SHELTER TRUS ATTN.NP 6030 SW QUEEN VICTORIA PL 15350 SE S'% 0 'KWY#300 :ING CITY,OR 97224 POR D,OR 97224 S112DD00400 2511 1.1800 AUFMAN,LO7T1E L& PACIFI • LTY 4SOCIATES SUBOTNICK,RUTHETAL ATTN:NP -• Ry PACIFIC REALTY ASSOCIATES 15350 SE S•4 UO PKWY#300 ;350 SW SEQUOIA PKWY#300•WMI POR ND,OR 9 4 )RTLAND,OR 97224 "135CB00800 25113 -10103 REGON DEPT OF TRANSPORTATION PACIFIC ' •LTY SOCIATES GHT OF WAY SECTION ATTN:N P 355 CAPITOL STREET NE,RM 420 15350 SE 5,•U• PKWY#300 °"LEM,OR 97301 PORT D,OR ' 4 2S113AB00300 2S113AB'.• 01 'EGON STATE BAR, THE PACIFIC R a T'Y :•CIA TES LP 37 SW UPPER BOONES FERRY RD ATTN:N PIVE •. ;ARD,OR 97224 15350 SE SE••01 'KWY#300 POR : ID,OR 97 12DC00701 2S113AA0. 00 PACIFIC REALTY ASSOCIATES PACIFIC R S TY A •CIATES LP 7V.•N PIVEN ATTN:N PIVE 0 SE SEQUOIA PKWY#300 15350 SE SE• •IA • '4300 1__'TLAND,OR 97224 PORTLA••i,OR 9722• 2 3AA00 •• 2SI13AB00600 FAL-IFIC REA ASS•'4 RTES PACIFIC REAL ,: OCIATES LP ATTN:N PIVEN ATTN:N PIV f )SE SEQUO #300 15350 SE SE*•OIA P '"+ '#300 ° TLAND, ' ' 9722• PORTLA Jr,OR 9722 Reptiez a to hachure afin de www.averycam• sez le gabart uettes faari e;paler t AVERY 5161® Sens de chargement reveler le rebord Pop-up'*' 1-800-GO-AVERY J j use Aver Template 51b1' reea raper expose Pop-up EdgeTM i "" v J'°' 2S113AB0 • PACIFICR • . ASS• ' ATESLP ATTN N PIVE 15350 SE SEQU! A ', `' #300 PORTLA :,OR 9722 25113A x•'00 PACIFIC •4. TY A •CIATES LP ATTM N PIVE 153505E5E0 *IA 10 #300 PORTLA •,OR 97224 2S113AB0140• PACIFIC REAL • •CIATES LP A77N•N PIVE 15350 SW S OIA P • #300 PORTLA 'D,OR 97224 2S113A ►►101 PACIFIC Ra TYAS ! TATE,SLP ATT1V:N Ply 15350 SE SE• •IA • ,0 #300 PORT • ',OR 97 2S113AA00 •• PACIFIC REA '4 TR T ATTN•NPIVEN 15350 SE SEQU= A • #300 PORTLAN►,OR 97224 2S113AB01500 SUMMIT PROPERTIES INC 5550 SW MACADAM BLVD STE 205 PORTLAND,OR 97201 2S113BA0100• SUMMIT PROP• ' ES INC 5550SWMA •D BLVD STE 205 PORT ; •D,OR 9724 2S113AB00200 VITA LAETA LLC 16045 SW UPPER BOONES FERRY RD TIGARD,OR 97224 2S113AB00100 WASHINGTON COUNTY %PACIFIC REALTY TRUST 15350 SW SEQUOIA PKWY#300-WMI PORTLAND,OR 97224 Etiquettes faciles a peter • Repiiez a la hachure afin de vdvuw averycom Utilisez le gabarit AVERY®5161® Sens de chargement j reveler le rebord Pop-upTM /-800-GO-AVERY vaa Avery- Iempuae 3►o I— ream'raper j expose Pop-up Edge"' {�- ---- Nathan i�iildren Design Group athan and Ann Murdock 7415 SW Spruce Street Attn: Gene Mildren Tigard, OR 97223 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorrnan Susan BeiIke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. &Evelyn O. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Todd Harding and Blake Hering Jr. Shannen Williams Ra pold Norris Beggs & Sim son Marketing/Business Development Manager $g P Perlo Construction 121 SW Morrison, Suite 200 7190 SW Sandburg Street Portland, OR 97204 Portland, OR 97223 Brad Spring Heidi Brenneman 7555 SW Spruce Street 11680 SW Tigard Drive Tigard, OR 97223 Tigard, OR 97223 Alexander Craghead Patty Newth 12205 SW Hall Boulevard 12180 SW Merestone Court Tigard, OR 97223-6210 Tigard, OR 97223 Gretchen Buchner Lora Garland 13249 SW 136 Place Records Management Specialist Tigard,OR 97224 13125 SW Hall Blvd Tigard, OR 97223 Fohn Frewing 7110 SW Lola Lane Tigard, OR 97223 :PO 4B .6200 SW Pacific Highway,Suite H242 Tigard, OR 97224 CPO 4M at Whiting 122 SW Spruce figard, OR 97223 I I fadles a peter • I Replier a la hachure afin de www.avery.com t iS ayF tir9N�lI�iEED tItikfife ch I\setup\Igbels\CIT tfd&,ebord P0P-uPT't!lPDATED:1 AVERY j MEMORANDUM DATE: October 8, 2012 TO: City of Tigard (ATTN: Planning Staff) FROM: Matt Oyen,Construction Manager, Pacific Realty Associates, L.P. ("PacTrust") RE: Neighborhood Meeting Notes for PacTrust Business Center Rezoning Proposal On Wednesday, September 26, 2012, Matthew Oyen and Dick Krippaehne, representing the Applicant, were present at the meeting location provided in the public notices (PacTrust Office, 15350 SW Sequoia Parkway,Suite 300,Tigard, Oregon) at 5:45 p.m. and ensured that the door was open for public entry. As of 6:30 p.m., no members of the public had arrived, so there was no reason to convene a meeting. Matt Oyen left the premises at 6:40. Exhibit I Pre-Application Meeting Notes PRE-APPLICATION NOTES Pacific Realty Associates,L.P. Zone Change from I-L to I-P June 7,2012 STAFF PRESENT: Gary Pagenstecher APPLICANT:Westlake Consultants,Lee Leighton PROPERTY LOCATION:Parcels II &III of PacTrast Business Center, 16125-16290 SW 72nd Avenue and 16160-16290 SW Upper Boones Ferry Road. TAX MAP/LOT#'s: 2S113AB 00600& 01201 PROPOSAL DESCRIPTION:To change the zone from Light Industrial (I-L) to Industrial Park (I-P) COMP PLAN DESIGNATION:Light Industrial ZONING: I-L NEIGHBORHOOD MEETING A neighborhood meeting is required for the proposed zone change. NARRATIVE Include a narrative that responds to the applicable review criteria. Zoning Map and Text Amendments 18380.030: Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure,as governed by Section 18.390.050,using standards of approval below. The Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The proposed zone change is a qn si-judicial amendment because the Comprehensive Plan Designation for both the I-P and I-L is"Light Industrial"which requires a zoning map amendment but not a comprehensive map amendment.Additionally, the action applies to a limited area of two tax lots and is subject to the following exiting standards. A recommendation or a decision to approve,approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2.Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensi"e plan or zoning map as it relates to the property which is the subject of the development application. Section 18.390.050 Decision-Making Procedures (Type III process) Application must include information on the application form, a narrative addressing the relevant criteria in sufficient detail for review and action, the required fee, and an impact study: The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system,including bikeways, the drainage system, the parks system,the water system, the sewer system,and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Approval or denial of a Type III action shall be based on standards and criteria,which shall be set forth in the development ordinance,and which shall relate approval,on denial of a discretionary permit application to the development ordinance and,when appropriate,to the comprehensive plan for the area in which the development would occur and to the development ordinance and comprehensive plan for the City as a whole; The decision of the Planning Commission in a Type III action is final for purposes of appeal.The decision of the City Council on any Type III appeal is the final decision of the City. Application Fees for a Quasi Judicial Zoning Map Amendment: $3,490.00 Decision timeline is 6 to 8 weeks from receipt of a complete application. PREPARED . Gary P s cher. Associate Planner Exhibit J PacTrust Business Center Deeds �v.�— �— -_ _ -- -_ 1 \- �• • s• "T1COR TITLE 8 5 0 1 6 0 2 7 _ . INSURANCE - - BARGAIN AND SALE DEED -_"•' '-• WASHINGTON COUNTY, a po1:..:1cal subdivision of the State of Oregon, Grantor, conveys to PACIFIC REALTY ASSOCIATF.C, i..n_ _ _ -- Grabble, sne real property described on attached Exhibit •A'. -_. The true and actual consideration for this conveyance is .( $1,100,000. .ee▪ mm `n This instrument does not guar_. •ee that any particular ass may be made of tiia property described in this instrument. A buyer should check with the appropriate city or county planning department .--- — --_. to verify approved uses. IN WITNESS WHEREOF, WASHINGTON COUNTY has caused these presents •ti---- to be executed by its Chairman of the Board of Commissioners this day of April, 1985, pursuant to an order of said Board ere ofore entered of record. — ATTEST: '1SHINGTON COUNTY, OREGON c �.� -_ / /7 _ rec or • Rec• •a and Chairman •.� Elections for Washington Board of Count; Commiss:..iera - - County, Oregon ^ By: , "Q f j^114"" �n Deputy Recor , ec ietary -.� Until a change is requested, all tax stetementa ere to be sent too l'AZrj...': _ - the following address: Pacific Realty Associates, 1220 S.W. '- Morrison, 4900, Portland, Oregon 97205 STATE OF OREGON ) �. County of Washington ) se IIIM% ' The foregoing inetrume t wa acknowledged before me this 1G _' day of April, 1985, by Ai . on i /C on behalr of Washington County, a po t ca se- v a on of t e State of Oregon. N _! _• • /�n ��, J' No pubes£br Oregon - �'' 1 LINDA D0.1w by ommission Expires: /,?-/b-k? ' NO ARY PUBLIC - ORE:.:,. iMy Commeibn -YrIn.../... /V-4. "',! APPROVE^`.aASHINGTOi:MUNTT .'";. r," 0013r O To MEM BOAeD OY COMMISSIONERS --- MINUTE ORDEP. •s_�S'177 taa County Cw•1∎••"t ..� DATE - For Washington Coy+t Ore. .. •,. . , •• • �• �'.._.r•a• �' •• .mot , _. T - ,ilywri.....----1-.._ ' ' --I--•—•-•C F-'1 - ' • i _.. _._.__ .• P. - -- -_.. .. •- imov.t "•"• --___-.--._ • .t t. -_ Vs •■• • STATE OF OREGON, ) —am. County of Washington ) ss. April 16 ,1 9 gs ) —..:=1 Personally appeared the above named " nary E. Naylor ,'• an ac now eape ne orego ng n7-1T—Fs ^ument to be efi i voluntary act and deed. • _ c ..Udl[.lS[11L�__ e f o r e : we " 'ary po t5 G -' NOTARY PU9LIC - OR. 10N �jy com!oissIo expi rest / _11 _�k MY Curnmrsvon E>.pref /R.rielz .ri__... II _...... .... _,_ .__� . LY 'q::-: .. �.`•RN : . Sl4AP '` ` ;Gr � rNr1 "To: - : ,;�:, r-r.•• yr .7 '1r :IlliCi t..'. f???'417 n t'/tjS r .ft:.r ' .a 1 • ,144..,:i.7.ra, •i.•''Sr" `I' '�.; foV--..r.•1.-- - 4-. .r••'r..::;-fir �',•(.Y ,... Y•.I�-v —. • •.`. A•; .• ..4.... -. .t'. •'d .b. 'aa '� 7 r s� . :ass . 'gait ____ ____ , _ �r�i=iria�wr.�•�r - -- •r per.' _�—_r._ _ -_' '.•_ � MO ---7. 1t1741-41551Milliiii.____=,.......... .._- ---. ---— . '''.._____ AmenemmilleWNE - .. ..' -.. .,y., r _ : �� I t• '_ • ' — tea•` —. 2,. _ • A tract of land situate in the northeast one-quarter of Section 13, T2S, It1j,, it.i,., :'eehtnetcn Ceunt+,,, Oregon, being portions of those tracts of land conveyed —. . to Weshi:gton County, a pollt_ea1 subdivision of the State of Oregon, by deeds AMMEMMMIWK recorded in Book 128, page 34: Book 129, page 596; Hoe: 164, page 574; and Stoic • -- 184; page 205, Washington County. Oregon, Deed Records, being more particularly - -- - described as follo+is: "— Cbnmencisg at the center of the northeast quarter of said Section 13; thence S 89.29'28"w, following the south line of the northwest quarter of the northeast mxpeasere quarter of said Section 13, 4).39 feet to a point that is 40 fret west of, when - measured at right angles, the cente line of County Road No. 922 (S.W. 72nd Avert:eh, . ..L__- -- said point being the true point of b'ginw-q; thence r C'00'C8"C, parallel with ---o said centerline, 1164.44 feet to the eginning of a tangent curve to the left having ' -- ev„ a radius of 25 feet: thence ;iorthoestt'ly 57.29 feat along said curve through a 1'• central angle of 131.1P'lc" (the long chord bears N 65.38'59"W, 45.55 feet and the i' radius point burs N (19.59'52"ti, 25 feet) to a point of tangency, said paint being ::/ei•wr• on the southerly right-of-way line of County itad No. A-138 (S.W. Upper Booms ••' MIllje Ferry:.n Road), as traveled; thence S 411•41'5314, elong said southerly right-of-way — - le, 545.71 feet to an angle point in said d right-of-way line; thence S 49.19'56"w, -='�.-- follcwing the southerly right-of-way line of county Read No. 534 (S.W. Upper Booves ;6..�— w — Ferry Road) 307.08 fret; thereon S 0.05'05"E, parallel with the east line of said rda: - northwest quarter o_ the northeast quarter of said -_ction 13, 620.47 fat to a Erii point that is 42.85 feet south of the south line of the northwest quarter of the O .� northeast quarter of said Section 13, thence N 09'28'28"E, parallel with said `' south, line, 53S.19 feet; thence t U'05'05"W. carallel with the east line of the ,� - west half of the northeast quarter of said Section 13, 42.85 feet to t point on rry:.-wirmr - the with line of said northwest quarter of the northeast quarter of ==_i6. Section 13; thence N 89'28'20"E, follorin; said south line. 205.0 feet to the place of -__ ....''Mr - ttgirsning, containing 15.85 sorts. -' ; •••-- This description. prepared ty the Washington County Surveyor's office from County - Survey No. 10127, dated Soptnn S. 1;0C. / -.— • _ -Atalssencr. PROFEasiOh:^I.:. _ — . LA:VD,SURVESLOrt —..-- — R. Ch;rlcn row-son onFGUN – h',shin),,:on County C_CIILJ i n mAnsoN JULY::.{9N Surwyur 101^ akinffirila-7- ---':ter>_ - _ - •$ ._ - • ..Ma; - -.. _ --- ' ;j Right of Way A.qurelt{on ascription I: Want. No. 2c - - • , , ! A parcel of land in the N.W. ; of Sec. 13 of T.2S., R.1W.. W.N., 4athington ! cnoety; nr•.nnn; r n►a rualtviiA.•ly ri:rrih&A At fnl Isms: t om_ =_ t ,aaaa.......r &ring that portion of the herein described parcel lying within _ property described as Exhibit A In en agreement between - Washington County and Patlfin Realty Trust recordei In rn•. Fee No. 60-04C979 (T.L. 1101, k.p No. 25-1-13A) the parcel is • more particularly described as follows: Beginning at a point on the West•right-.2f-•• _ as It now — exists that is S 0°00'09" W 468.24 fast and N 8S°59'Sl" W ;` 40.00 feet from the point of beginning of County Road •,. No. 922 (as sh!"•'^ on County Survey No. 19,127); thence • •northwesterly along a 420 foot radius curve to the left, - throuq% a central angle of 3S°4'55" 258.51 feet (long ----- chord Leers N 17°37'48" W 254.45 feet) to a point of compound curve; thence northwesterly along a 40 foot �� radius curve to the left, through a central angle of _ • 96°02'32" 67.05 feet (long chord bears N 83°17'01" W h e: 59.47 feet) to a point on th:: southerly ,fight-of-way of .:s, y'4 k. County Road A-138-(as shown on County Survey No. 19,127); -- , �� thence N 48°41'42" E along the southerly right-of-way Of !' �_ •� County had No. A-13d (e: shown on County Survey No. 19,127) " :: _ 82.188 feet to a point; thence northeasterly along a 480 foot 'r__• radius curve to the left, through a central angle of �� . . 6°28'25" 54.23 feet (long chord bears N 45°27'29" E _ • 54.20 feet) to a point; thence southwesterly along a - - 40 foot radius curve to the left. through a central angle -..._.. .f 79°28'57" 55.49 feat f lmtn rhn-1 bears S 2`28'51" W -• 51.15 feet to a point of reverse curve)• thence south — — - 1- • easterly along a 480 foot radius curve to the right, through -- —. - I a central angle of 8°l8'26' 69.59 feet (long chord bears i S 33"06'22"rE 69.53-feet) to a point on tree westerly widened . - right-of-way (40 feet from the centerline) of County Road ~ No. 922 as shown on County Survey No. 19.127; thence S 0000109" ii • — 232.38 feet to the point of beginning. - -. - STATE OF OREGON ll u 10/12/81 CRS - Q--- County of Washington } es / 80.194.118 - : '�. • I.Donald W Mason.Dkaats of Assessment •- — .';`''... 1, d'- - aped TsAedon anti Ex•C.Ido Momdar of Con- i l"'i s I 1 ...7=______. sesames for sefo county,do hereby Daley Out yam..' --_-- -. •-•-- ate aMAlq Inetnsmnl of maim was salved . and model In toot of reood,0f Codco dy. ' pa. r Q. -- ti +DasW`1N. Mu'd 'ONxtor of + Aa�axtf and Txtllm. Ea- ..,;a.-• — -"T• ref'. - sae ...�^-mil �__ ••- -j• ,p• • 19as/!'!Y-2 pm ,t I, - .-._-_ -- - W— WUM ' - - - - I; IMMI .:7•-,.... • :.•- .,,,•:..-•-,!,-a.-....1-:•:,- i-"4.11,-,! . ..-. :...:.... .....11-..-•.;;;--■,:,.....7.; 4. '.4( -.. • ..:",..!.e/...,'._,.... ..,..,,.. .L:;',C7..".7%r,,,,.,‘.:-."4-7':- . 7-1'".__-::....-'..-7: ,--1,5==:',.._ --7.:7-7 7 7 7.., i,.,•••I'''O 'Z'''''-'1..41:7 e•A',3 ...tN4r.M..q 4.7 4.4 7471.. 11.,•+‘.1:.':::: *:6-`,Z.•••II-;.;:!,;;',;,-4",,..,1:';4'-;7::;-7,6-. .t7,.t■i,4;:-;-7%., '!.-: ..5,-.;:.:T.-1:e i;,:.-7-.7.,4 ".'.----' '...:-S rf'..;‘,%#.-e..;;S: *'.5".":::t!:.,''.:.7'•';.;.,...;7:.,.. ;,--.7,:.,;,;•.':.;_,C-'S *.:::..-,.X.,S-,t41::..,.^::,;,.--7--...."5 7•.•';','.: ---. ....._..7 . '7-7''-.:'•-:-..7--='--*,!fr--.7.------ -.4-7---,--Twt.. .,-,4 - --..-•Ro...644H..1....... • ,m.i.“.....,,,,(2ti.:r.-...,-.....:-.4. - ..L71,ssfr.. 4-''. 1..,..., .. .n..,......,. ..•-a -- - ::--•''..--= -:,..4 qk _ • :..7."_77mWo■ M- MMWMWIC ,, iiil ■C;E=a==.7 • iiiiiammt ---,..„....-, , ,i,„„,,,,-,,,.....„•- • , r, t',.° TICOM TITLE. 660 1 9589 --- - -- •- ---77+ „-:: .e.,i.-.57.%.4.1.;-;;:.;•.;,:,'d4,,,.;..4. i.t?"4-';'4«:.: 74SP-7!-,- 7•27........'-7.7.,74=-:,--.... .‘",-, .....,;,..,,a-,„;,:7•.-v-,••••,;-77.•'-re.,;::.,'`'`.::::--z-'4,---,,,,,.- •• - -...•..1.-;''---s- - " - i --. _ .L.- :., - --..-r-,o,;-,-...V.4`.I-.7.C4V,7447:-... .:!;.;r7",?F.''''''..--1.1 •7- - -.,.- ',..:4ii....4.1 , Je..5•2::71-i'....'•-i:l75.1.77.,7.-;, • • '.-t••)-'171•14^-'--L.■-•7e7 ,.,..,....14..- - -------- -• • • --ep,..41-4F. ;,'• ..‘-t-'.-.7 ,....".:... ..."..17"""7.::',4;e:• :1Yrt-Ii ..1.---Z=4.-::;;'.■1.1" -•.7.1■k.G-..e.- ...:: -irrzt''15.=; i.`"-- •• -.4-7.71t5,'.7••- :•=e-...-i'enEr-:.;.::: ""v",-NTr.....-•:::',.' -r^,'3.:-: ..Z:1..2-;.7,...,.,...,,1,7:-..- .7.7.14-...t....,:v,......, T._ . .„-........ .. ,,. -. -. -'...&. , _, -,.. .i...:-.n. r:.7.11:7+,-"•%.',..*7.1:=-If ve'.r,"It; 4747.---- rA.k ,- ,.s..--=7,- •"..:2■••-. -..,........---• '- -7.. -,---717-'••,..,.7;4! ....• . . 44k .--...-----.... -••• - ,.=••,-........-. 1.---t--- -.... ..— .--.--------....... .-•-.....-_......---- . - ' .r7.,-;,. ........a..... . • mraineat===-- ------_- --•+••<,..n,..... ■■■■gag --- :-.. .,,,,,, 1.: ..7• ' 17L5117,==--- --■- peca-_____- "" ==.:. . . -- . - rztvc..----7-------- PARCEL to .;:v1a.PA4T0; 7 4‘.1,r0A. (Revised Tax Lot 101, Map 2S-1-13A1) --....,--,K11.11• ______________ -:iliZiElick ---....- A tract of lend located in the KW 1/4 of NE 1/4 of Section 13 T.25., R.W. U.M. ....-- .-- Washington County, Oregon more particularly described as toilets: -=---- € ,.......... --- Beginning at an iron rod on the vest right-of-way of SW 72nd Avenue ---------.---- . ..7........aNiel -,,, MWq101 that is N 0 deg. 00'09" E 839.821 feet and N 99 deg. 5951" W 41.375 feet from the NE, Center 1/16th corner of said Section 11 As shown on C.S. 19,127; thence U 99 deg. 5951 V 255.50 feet to en iron rod; thence - 2.:.::: ; N 43 deg. 40'11" V 116.47 fest to an iron rod on the southeasterly right- —=,- eee--...-• ,7:-.-..---7- 7-7 • Eawweee_r_ev•-- I of-vay of SW Upper Boone. Ferry Road; thence N 48 deg. 41'42' 5 265.97 - _ — — — ......saans. WO.MilinStOn County. Oregon, more particularly described as follows): wow -.7. 1 Deginnins at an iron rod on the went right-of-way of SW 72nd Avenue feet from the NE Center 1/16th comer of said &action 13 as shown on Eiiiii-ETTrT7-r riNNWM25g0 tron rod; thence N 0 deg. 00'09* E 106.605 feet to an iron rod; thence - " . ...&''''' .--...t.Libri . . of-way of S.W. Wool- Boone• Ferry Road; thence along said right-of-way —.--•-- ....., of-way angle point; thence continuing r.long raid right-of-way - ?I 4.1 deg. 41'42" E 153.76 feet to an iron rod; thence leaving said right- _-zirradi 237.50 feet to an iron rod on tha west right-of-way of SW 72nd Avenues; -17.CTIVINI thence S 0 deg. 00'09" W 308.00 feet along the said right-of-way to the Sk=r-------- _rwom.:Aoa . iron rod; thence S 0 deg. 00'09' W 309.70 feet along said right-of way to 74 rek,'-'V.1,....12 w'ri . an iron rod at the point of beginning. eishr.rrm....--- • — ■.w.,--4 1_Sy a—sy t'/: .. ✓•• r;.'1''-..k,-:1- ..t.: " tea. ".::: ' . _ .._ ... y.y,i C'y.-,..,'tl "ate 1�,4w:45. •y � et. 4%.aintz J. a.. -:75_ '-....7G y. '� ' 1 ,:,.".•M'•. 444-- 7•:5j: 77_ ✓�.� �c d :As-a.>.- S . .�t�.s..::j�.�1..�-7 5� .:lt1.�-.... ^-. -F''!:•''^`� e':�::�i .4"�• - ••: .,.. ._ .srw+- t�1.w-..�:r-',_L.�_ir r ,,,_ __ I -J ^— • ! _ d�r.�- - i . -- - i PARCEL "Co"C" r� (Revised Tax Lot 1200, Map 25-1-12A8) �""'-"�""`y A tract of land located is the V 1/2 of NE 1/4 of Section 13, T.2S., R.1W. , W.N. � -`�•— Washington County, Oregon, being also part of tracts 28, 29, 30 and 31, Council !'ra' View Acres No. 2 more particularly Geecribed as follow■: ++1': I LWailYSOMil FsameaRma _s-z • Beginning at a 3/4° iron pipe with could-y plug on the west right-of-way of . � .+ `SW 72nd Avenue that is S 89 deg. 28'28• V 41.39 feet from the NE Center �_ 1/16th corner of Section 13; thence S 89 deg. 28'28" V 205.00 feet to a G — .--.- 3/4" iron pipe with county plug; thence S 0 deg. 05'05" E 42.85 feet to a "'�`- 3/4" iron pipe with county plug; thence S 89 deg, 28'28" W 279.15 feet to __ - _ __:. an iron rod at the terminus of the east right-of-way of SW Durham Road; thence following said right-of-way N 0 deg. 31'32" V 130.92 feet to an • •>-..a it'.•n rod; thence northerly along the are of • 230.00 foot radius curve to r.em— -}"t'° the left through a central angle of 32 deg. 16'33°, a distance of 129.56 feet (chord bears N 16 dog. 39'48° W 127.857 feet) to an iron rod; thence ^@ __ continuing northerly following said right-of-way of Durham Road along the arc of a 230-foot radius curve to the left through. a central angle of '=! 7 deg. 52'00", a distance of 31.58 feet (chord bears N 36 deg. 48'OS" W -—_ "_r°` 31.554 feet), to a brass screw set in the sidewalk; thence N 40 dog, 40'05" W =4 247.07 feet to • brass screw set in the sidewalk; thence northerly along the arc of a 320.00-foot radium curve to the right, through e -.nrr"1 . >t. ..g ?�! ' =�� 10 deg 11'31". a distance of 56.92 feet (chord bears -N 35 deg. 34'14- W 56.848 feet) to an iron rod; thence N 30 .lag. 28'34" V 19.64 feet to an �emeem6� iron rod; thence N 0 deg. 05.05" V 48.76 feet to a brass screw set in the - —_ •'ewes sidewalk on the southeasterly right-of-way of SW Upper Sooner Ferry Road; } thence following said right-of-way N 49 deg. 19'55" E 248.32 feet to an twa'i _ —• +•'.■ iron rod; thence leaving said right-of-way S 44 deg. 05'13" E 287.39 feet -�` to an iron rod; thence S 0 deg. 00'09" V 235.605 feet to an iron rod; --- -• -== Oy thence S 89 dog. 59'51" E 119.20 feet no an iron rod; thence =_— S 0 deg. 00'09• W 68.00 feet to an iron rod; thence 5 89 deg. 59'51" E _ _237.50 feet to an iron rod on the west right-of-way of SW 72nd Avenue; thence along said right-of-way S 0 deg. 00'09` V 222.50 feat to the Point -- of Beginning. STATE OF OREGON --' - ^— } as --moo County of W.*Mngtun ::-: .Iiiiiiiiiii t,Donald W.alsson,Dlrectar of Asarasnwxn re. s: and Taxation end Es Ofecb fl•c0fder of GOn- ,unep awte-- . voyanoes for Bald county,do her*1;Oan11y Meal - the within Inntnonenl Of writing to o:.tew+vod and retarded In book of raaertls of said county. ' -717,--`,' .4?5;:;';:ate AataW W. Fend T x feSOc f. of ._- AaeeasntsM rand Tex. 1. Ex- -,7_':_=‘,--1-"=7,71.- Ou tdo tatty•Cltsk • ° "'°"T-`-`._.-v-''''.--. �COT tit.: :z_ ~ PacTrunt 8uninear Center tr.,� 81dgs E 6 -r' PTR #m 195 6 196 • s=ue Exhibit A 1901 NAY 12 AM 9:43 APage 3= :. � `• �w,�� n.'.ae.a:iose"er - _ -' --- -+ rrr�-Vii'::=.,-:�`•,,,;�K mm I - IIII 0)- 656i Exhibit K 500-foot Mailing Label Set s lh iii City of Tigard ,�. � Request for 500' Property Owner Mailing Labels PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST PHONE:503-718-2438/FAX:5032'18-Z748 PLEASE INDICATE ALL j‘IAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100)THAT ARE INCLUDED IN YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: Of more than one(1)tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) Tax Map 2S1 13AB,Tax Lots 00600&01201 ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City,and the project planner has reviewed your application for completeness,you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASEINDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ® Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first class letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON:Lee Leighton PHONE: .(503684-0652 NAME OF COMPANY: Westlake Consultants,Inc. FAX: .(503):624-0157 EMAIL: lleighton@westlakeconsultants.com This request can be sent by e-mail,US mail, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in"Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter in the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost cannot be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description. $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE - - COST FOR THIS REQUEST - ct sheets of labels x$2/sheet=ja22 x 2 sets= $16.00 6,ir sheet(s)of labels x$2/sheet=$a x a _sets= Yir 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 _,sheet(s)of labels x$2/sheet for interested parties=j_x`_sets= GENERATE LIST = S11.00 GENERATE LIST = S11.00 TOTAL = $31.00 TOTAL =$ 1 s• J:\0249-013.12\Plan\Correspondence\Jurisdictions\SOU Property Owner Mailing Labels Requestdoc (Updated 29-Sep-I0) CITY OF TIGARD RECEIPT II13125 SW Hall Blvd.,Tigard OR 97223 _. 503.639.4171 i :1.;AREl Receipt Number: 189238 - 11/20/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER 12A].Q ZON2012-00003 Land Use Misc. 100-0000-43116 $15.00 Total: $15.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Cash TLEHRBACH 11/20/2012 $15.00 Payor: Lee Leighton Total Payments: $15.00 Balance Due: $0.00 Page 1 of 1 ) 7........."."7;/\7\ ..0 N,‘ \ N. \\C's Area Notified (500 Ft) W . Q \ , Mix 2Siil.' 2i701 Lee Leighton MP- / ` 2D.,, ,,p �� Westlake Consultants, Inc. MI ,.,_ ..,.\ MI 503-684-0652 NNE !_ >113AB0I� 1 ~ `. Property Owners `/ " \ within 500'perimeter :�+ I �+-++ `� of2S113AB00600& / 2511'sAfsoo500 "91 01201 r ,,113AB001 ii3AA004•-1t3AA00300 �4°�. 0 s ,. - ►�.`r` ♦.`►*�+�♦��►�►+�. ►.�►�♦fir 251138f+00100 . •*♦*•,•44+ .♦�++b ♦ ♦.♦� .113AA006 ■ } ''.....,.. i•.•••.•.•++%•O /° j 4 -f •••••♦ �►♦ ♦ `L �. ♦ Subject Site f "OZ'S►♦.��► +►♦. �i♦♦ ,�i..r:`� a♦*** 1 8113A801500 •••'♦4.d.•!•.,}4 4.4. • ♦�••4 �►� ♦• •S113BA010++ y ♦* ♦•P• • S%►...4:::::-: * ••, 2 113AA00 , ,; ♦,qtr♦♦ 4 11 .•••♦♦e** 1 3.AA01. I �� t« 4�?i4b ♦♦•�+'♦".. Property owner information Is valid 5" •• •♦'�. ..t. _ for 3 months from the date printed on 2S113AB01400 ∎6••..•.♦.. .••••••♦♦i•••• this map. O*i *••••••••4• d1$•• z• Durham .�. ..... 2S11 3AD0 •++ W 2S'i13AC00200 ■ Map Printed:19-Nov-12 0 7 2S113AC00102 CD 25113ACO0101 �r a. a.Et } ItVMndm aN:mp N for¢nMN begat "' EAST RD j( Hdy.b``,LAd'.wile d•s I I 0-I.wprnt Sr.f if C TA I:,DERI.EO FROM NULTIPCE SOURC:e.TIE CITY^F TIO..^D ; '^•113ADO1800 MANES NTT'ARR.NW,,REPRESENTATIC N.1.R OUVA'AITEE.•;TO THE CONTENT,ACCUPACY.11 AEUNES4 OR Cr.,SPI.ETENESR Or ANT C THE DATA PRC'.,DED HEREIN THE CRY CE TIOARD?WA1A JUME NO UP..FSJTY F^R ANY ERRORS,OMISSION*I OR INACCURACIES IN THE R NF',RIIATKM PEE•.10E0 RE.3NIDIES'OF Ha.-CAUSEr MINI11 COMMUMTYDEVELOPMENTDEPA}7TMENT i 1411111. 1/ I A Piece to car Norge' 2S113AC00103 � I�a •, City orn . 133125 SW N R Blvd r.. 1 a Tigard,OR ' N I a r u 53s a� . www.tfgard-ar gov 1. tt b • 2S113AB01000 2S113A ••103 B&R INVESTMENTS PACIFIC '•. LTY SOCIATES 16255 SW UPPER BOONES FERRY RD ATTN:N P 77GARD,OR 97224 15350 SE S • • A PKWY•300 POR I +,OR • 24 2S113AC00200 2S112DC•• •1 D7PI LLC PACIFIC R TY '•GATES 4260 GALEWOOD ST,STE A ATTIC•N P • LAKE OSWEGO,OR 97035 15350 SE S e 0I • ' #300 POR • 1,OR 972 2S113441300500 2S713AA:•500 G&SFCLLC PACIFIC R:.• 7Y AS .0 CLAMS 16083 SW UPPER BOONES FERRY RD,STE ATTN.N PIV 77GARD,OR 97224 15350 SE SE••• PKWY#300 POR : •D,OR9 - 4 2S113AB00700 25113• ••400 GREEN PRAIRIE LLC PACIFIC • c,.LTY:..SOCIATES 500 E BROADWAY,S7E 110 ATTN:N PIV A., VANCOUVER,WA 98660 15350 SE S•it 0 : PKWY#300 PORT ND,OR 9 4 2S113BA00100 2S113AA0•'•0 JOHNSON,CARL H TRUST PACIFIC ' - , •SSOCIATES JOHNSON,FAMILY CREDIT SHELTER TRUS ATTIC•N P • 16030 SW QUEEN VICTORIA PL 15350 SE '•UOIA • '" #300 KING CITY,OR 97224 POR r ND,OR 97224 2S112DD00400 2S113A ••:00 KAUFMAN,LOT77E L& PACIFIC ' a TY:: OCIATES SUBOTNICK,RUTH ET AL ATTN.NPIV BY PACIFIC REALTY ASSOCIATES' 15350 SE S ! 0I 'KITTY#330 15350 SW SEQUOIA PKWY#300•WMI PORT • D,OR 9 •4 PORTLAND,OR 97224 1S135CB00800 2511 :D01900 OREGON DEPT OF TRANSPORTATION FACIE • 'EAL r ASSOCIATES' RIGHT OF WAY SECTION A7TN:N • N 355 CAPITOL STREET NE,RM 420 15350 S' E• 01A PKWY#300 SALEM,OR 97301 POR' ND,0• • 24 2S113AB00300 2S113A%••101 OREGON STATE BAR,777E PACIFIC '.. • SSOCIATES LP 16037 SW UPPER BOONES FERRY RD ATTN..N P 77GARD,OR 97224 15350 SE QUI : PKWY#300 PO' ' ND,OR 9 2S113A C00102 2S113A •••00 PACIFIC REALTY ASSOCIATES PACIFIC ' • •L r ASSOCIATES LP AT7'N NPIVEN ATTN:NP 15350 SE SEQUOIA PKWY#300 15350 SE 7 QUO • PKWY#300 PORTLAND,OR 97224 POR D,OR 9 4 2511 • P•1800 % 2S113AB0• 00 PACIFI • •LTY/ASSOCIA7ES PACIFIC R L r'ASSOCIATES LP ATTN.:N / A77N:N P a. 15350 SE SEQ• •IA PKWY#300 15350 SE 5EQU• : PKWY 0300 PORTLAND 0' 97224 PORT ND,OR '• 24 MEM 2S113AB• •01 ACIFICR SSOCIATESLP T1'N NPIV • ;350SES •U01 'K{VY#300 POR D,OR 9 24 .e113AC00 PACIFIC REA ' A =•CIATES LP TEN:NPIV 1350SESE••OIA • • " #300 _ DR • 'D,OR 9722 5113• • •'900 •-ACIFIC •. - TY SOCIATF_S LP ATTN•NP 5350 SE S•• • PKWY•300 ORT D,OR 4 5113AB• '0 ACIFIC RE •SSOCIATES LP A7TN•N P 1 5350 SW '•UOI 'KWY#300 ORT ••ND,OR 97224 '5113 00700 ACIFIC • . LTY. 'UST TIN..NP • 15350 SE S P PKWY#300 POR , 1,OR • •24 2S113BA01000 "UMMrr PROPERTIES INC 550 SW MACADAM BLVD STE 205 'OR7L4ND,OR 97201 S113AB 00 SUMMIT P ER TIES INC "550 SW C AM BLVD STE 205 OR ND,OR 7201 '5113A1100200 JITA LAETA LLC 16045 SW UPPER BOONES FERRY RD !'IGARD,OR 97224 S113AB00100 VASHINGTON COUNTY ,b PACIFIC REALTY TRUST 15350 SW SEQUOIA PKWY#300•WMI 'ORTLAND,OR 97224 PRE - APPLICATION CONFERENCE NOTES P • c, PRE-APPLICATION NOTES Pacific Realty Associates,L.P. Zone Change from I-L to I-P June 7,2012 STAFF PRESENT: Gary Pagenstecher APPLICANT:Westlake Consultants,Lee Leighton PROPERTY LOCATION:Parcels II&III of PacTrust Business Center, 16125-16290 SW 72nd Avenue and 16160-16290 SW Upper Boones Ferry Road. TAX MAP/LOT#'s: 2S113AB 00600&01201 PROPOSAL DESCRIPTION:To change the zone from Light Industrial(I-L) to Industrial Park (I-P) COMP PLAN DESIGNATION: Tight Industrial ZONING: I-L NEIGHBORHOOD MEETING A neighborhood meeting is required for the proposed zone change. NARRATIVE Include a narrative that responds to the applicable review criteria. Zoning Map and Text Amendments 18.380.030: Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure,as governed by Section 18.390.050,using standards of approval below.The Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The proposed zone change is a quasi-judicial amendment because the Comprehensive Plan Designation for both the I-P and I-L is"Light Industrial"which requires a zoning map amendment but not a comprehensive map amendment.Additionally, the action applies to a limited area of two tax lots and is subject to the following exiting standards. A recommendation or a decision to approve,approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance;and 3. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. Section 18.390.050 Decision-Making Procedures (Type III process) Application must include information on the application form, a narrative addressing the relevant criteria in sufficient detail for review and action, the required fee, and an impact study: The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum, the transportation system,including bikeways, the drainage system, the parks system, the water system, the sewer system,and the noise impacts of the development. For each public facility system and type of impact,the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems,and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements,or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Approval or denial of a Type III action shall be based on standards and criteria,which shall be set forth in the development ordinance,and which shall relate approval on denial of a discretionary permit application to the development ordinance and,when appropriate,to the comprehensive plan for the area in which the development would occur and to the development ordinance and comprehensive plan for the City as a whole; The decision of the Planning Commission in a Type III action is final for purposes of appeal. The decision of the City Council on any Type III appeal is the final decision of the City. Application Fees for a Quasi Judicial Zoning Map Amendment: $3,490.00 Decision timeline is 6 to 8 weeks from receipt of a complete application. PREPARED BY: C Gary Pagenstecher Associate Planner _ _ I RECEIVED MAY 312012 CITY OF TIGARD City ofTigard PLANNING/ENGINEERING Pre-Application Conference Request TIGARD GENERAL INFORMATION FOR STAFF USE ONLY Applicant:Westlake Consultants,Inc. Case No.: P/2 6 7- /2— 0 O/ If Address: 15115 SW Sequoia Pkwy.Ste 150 Phone:503-684-0652 Receipt No.: / D 4 (' City:Tigard.OR Zip:97224 Application Accept d y: Date: 4-/ 1i/2-- Contact Person:Lee D.Leighton.AICP Phone: 503-684-0652 DATE OF PRE-APP.: tiV7 /Z Property Owner/Deed Holder(s): Pacific Realty Associates,L.P. TIME OF PRE-APP.: v PRE-APP.HELD WITH: ATTN:Matt Oyen,P.E. Rev.7/1/11 Address: 15350 SW Sequoia Pkwy.Ste 300 Phone:503-624-6300 \n.tpin\motets\land use applications\Pte-App Request App.doc City:Tigard.OR Zip:97224 Property Address/Location(s):Parcels II&III of PacTrust Business REQUIRED SUBMITTAL ELEMENTS Center,16125-16535 SW 72nd Avenue and (Note: applications will not be accepted 16160-16290 SW Upper Boones Ferry Road without the required submittal elements) Pre-Application Conf.Request Form Tax Map&Tax Lot#(s):2S1 13AB 00600&01201 6 COPIES EACH OF THE FOLLOWING: Zoning.I-L(proposal to change to I-P) ® Brief Description of the Proposal and any site-specific questions/issues that you would Site Size:5.86+6.13 acres=11.99 acres like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION ® Site Plan. The site plan must show the proposed lots and/or building layouts drawn All of the information identified on this form are required to be submitted by to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one(1)week subject property in relation to the nearest prior to officially scheduling a pre-application conference date/time to allow streets; and the locations of driveways on the staff ample time to prepare for the meeting. subject property and across the street. ® Vicinity Map. (see map excerpts sheet) A pre-application conference can usually be scheduled within 1-2 weeks of the Planning Division's receipt of the request for either Tuesday or Thursday ® The Proposed Uses. (existing-no change) mornings. Pre-application conferences are one (1) hour long and are typically ® Topographic Information. Include Contour held between the hours of 9:00-11:00 AM. Lines if Possible. (n/a,no new constr'n) PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN I® Filing Fee$605.00 PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-THURSDAY. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 ofI PacTrust Business Center May 2012 Pre-App Conference Questions for Zone Change Request Request: Currently,the zoning of the PacTrust Business Center property is split between Industrial Park (I-P)and Light Industrial(I-L). The Applicant intends to propose re-rezoning the I-L portion (referred to as Parcels II and III—see attached site plan)to I-P,so that all of the PacTrust Business Center property will be in the I-P zone. 1. The Comprehensive Plan Map designates all of the PacTrust Business Center property for Light Industrial (IL) use, but zoning of this and neighboring IL-designated properties is split between I- L and I-P zones. (See attached illustration of Comp Plan and Zoning Map designations.) Are we correct in believing that the proposed zone change will not require any action with respect to the Comprehensive Plan or the Comprehensive Plan Map? 2. Assuming we are correct about#1, is it also the case that no Transportation Planning Rule (Statewide Goal 12/OAR 660-012)analysis will be necessary, because there is no change in the Comprehensive Plan Map land use designation? 3. This request will not involve any new or additional site development. Currently,the actual parking ratio for Parcel II is 3.65 parking spaces per thousand square feet of building square footage (KSF),and the ratio for Parcel III is 3.00 spaces/KSF. On-site parking exceeds the minimum requirements for the use categories associated with Industrial Park zoning,such as Office and Research &Development. 4. Minimum landscaping standards differ between the I-L and I-P zones. How will the City of Tigard apply its landscaping standards in the review of this rezoning request? City of Tigard Comprehensive Plan Map(excerpt) -Subject Property is designated Light Industrial (IL) '� _ )).. _. _ . 3 Comprehensive Plan •City of Tigard,Oregon 111611140'1111111°Ii''' 4. .' - li....__LI Legend Al Comprehensive Plan Designatic cN Neighborhood Commercial Is" Subject Property L Low Density Residential .MUC Mixed Use Commercial I. M Medium Density Residential 11111 MUE Mined Use Employment Parcel I I & III of W di MH Meum-High Density Residerrli-MUE-1 Mired Use Employment) ' PacTrust Business Center .H High Density Residential .MIJE-2 Mixed Use Employment 1 .MUR-1 Mixed Use Residential I -L Light hd15tnal y ' -MUR-2 Mixed Use Resident alt .I I Heavy hdustnel ^• .MU-CBD Mixed Use Central Bus Den OS Open Space 4 .CD General Commercial .PI Public hsblution• .GP Professional Commercial .{Washington County) kMUC__ .T^-��-�1'��r .CC Communrry Comment,ai, I. I�Tlgard Ciry Boundary ({1� I Urban Services Boundary T ,I RHAM `I'Y HA , City of Tigard Comprehensive Plan Oesingations - Conprehensr✓e plan desgnatrnns tot he City of Tiga-• ' n conlbrrnty with the Cq's 2027 Comprehensive Pia,. The map is intended as a general reference onr.a: amp plan designations should shays be ■-• • 1 City of Tigard Zoning Map(excerpt)—PacTrust Business Center is split-zoned I-P and I-L Ki IP It \ � R-7(PD) v R-12 R-7(PD) R-7 r•-• ,PAR. R-7 R-7 R-7(PD) d Gc Z o ning Map R-7(PD) R�1.5R7 11/ City of Tigard,Oregon , ____i______ Legend I — f "' Zoning Classifications -GO General Commercial "P . P-I 20,000 EA Mil Lot eke GN Neighborhood Commercial .. Subject Property R-2 20,000 Sp Ft Mn Lot Sae III GP PrMUeleal Commercial '� 12-3.5 1000131301 Min Lo Bare -MUD Mhe0 Use COnnerctai ly / \ Parcel II & III of R-4.5 7,500 Boit Min Lot Sae I.MIIC-1 Mixed UseCorrnlcial 1 t \1 R 15,000 Boit Minlot Sae up MLE Mixed USEnpobynenl J PacTrust Business Center R-123,050Sq Ft Min Lot See .MUE-1 Mped Use Employment • R•25 1.400 Sq Ft Mn Lot See -MUE-2 Mped Use Employment 1 (( r R-404OUntsPerhrre FL Ugt Imiasma / Ml.R1 Al vied Use Pesdenbal I -FP Indririal Park 1 .....- I ' MUR-2 Meed Use Res+dential 2 III bH Wary Industrial C-G -MUCSO Mped Use Central B55Di�wastiirgtun County r 1 Mia►+mTC: i --7 Nig C-C CormuMy Commercial I� 7 Bridgeport 1 _ „`Haore Diarpt Ovedar O Tigard City Boundary Village ' At Planed Development Oveda, Urban Swedes Boundary II g DURHAM I ! i CITY HALL 1 . Zoningtle IB CommoftyeTigardMentCo Code. Title 18 Community Development Code '.d �• Cunard d oning desgnabons for he City cf Tigard n cordoeney I .! with the City's Conprehenspe Plan gudes desebpment lnre only e d rim The map s intended sho l l a general ' • reference only enduring tlesingatims should allays be ren0ed Request: Re-zone the 1-L part of the property so the PacTrust Business Center will be wholly in the I- P Zone. H:\DMIg11\050 PBC\'BC 97E\Surwy\2006-DEA Mt°\SYN01P°cx0071-&t.1034ig Apr 00, 2012- 4:38pm a t a . - V) 2 -1 1111 1 R aa Ci1 ** i 6 2 € 11 g 11/1 1 cn m g 4. 1 i P t c i (N i m I. 4 -t i \:(9 m c < ! \I W Zj / Fs\ tv II \ i \ —,i, �k,= O o 0 I � Q .... O O. O 1 T o 1 - • �L-�� y �, 1 , L 1 ... , 1 a 1 � 1 1 1 S.W. 72ND AVENUE — I 11:®. in iliP F F; ° QQ V ± K _ o 11 a v A N '" . 1V ,. pc o g € Fi F6 Fg �A Fd 44-ii $1 I ..,.'' € Iq d�piji < j Fd 9 9 ' � Tv i"'! ,y c� S33 3 $� .5 q R i4 > 11 1 1 1 1 1 ap9 „ ':� filly .. IN ii !! ::g : ig e 0 P� lJ i VNb ,o; 88; NI; NN; itf i 0 ! II li� e g e � 1 ill ill He ill ill ii6 099 ¢� 4 1 :II � �� b 10 T!I 11 ; i- J.i 1 1 e i it 11 l .1§11; l 1 il 8 I . g ' T . l iii bQ A 1 4 t I i 01 ii !Ili ; I 1 ei ippg 1 1 0 1 i M 1 g 11 '' " 1 1 ill ilioill AAA lolill ifeg g g 1 6 ?, ir 1 11 gig 14121; ti iTUIPT 11> 994 Ili 7.121 1 i i oil 11 1 ,1 [> giwo !NE 1 ItsiRma :s T51,i!' ha xr-12 m = . 7P:4P 11 ii , *PA 1 1 F -- " goio g Ai s 7�i 1 l` y! ; pli ° mi C-riO O M N< 111 A Q s , , cq; s1 144= A g' ' g -a l 0.21I70 " r" lifir -AIP2 MEIgliqx 4 p. ji 1 11 11 P t um - ,:f.fi.. ,i,a, ii eA 2 .1 11 '" '1 ' ti 1. 4 11 1 ellitii! 5 4 -1 OR el i • q21 i :Pui N 1 D 1 ALTA/ACSM LAND TITLE SURVEY g x lj;le FOR: PACIFIC REALTY ASSOCIATES, L.P. e gs' o PPP 8 M o • Q PACTRUST SITUATED IN THE EAST HALF OF SECTION 13, i O II TOWNSHIP 2 SOUTH,RANGE 1 WEST,WILLAMETTE MERIDIAN, j 1 I I I I I 1 1' CITY OF TIGARD,WASHINGTON COUNTY,OREGON June 07, 2012 June 2012 SuMo JulyeTh TuWe Th Fr Sa SuMo TuWe Th Fr 5a 1 2 1 2 3 4 5 6 7 Thursday 3 4 5 6 7 8 9 8 9 10 11 12 13 14 10 11 12 13 14 15 16 15 16 17 18 19 20 21 17 18 19 20 21 22 23 22 23 24 25 26 27 28 24 25 26 27 28 29 30 29 30 31 7 Thursday Notes 7 am • 8 00 9 00 Pacific Business Center Rezone CR 1 Permit Center -Pre-Apps_CD_Meetings 10 00 Pre-application Conferences CR 1 Permit Center -Pre-Apps CD_Meetings 11 00 Pre-application Conferences CR - 1 Permit Center -Pre-Apps_CD_Meeti ng s 12 Pm 100 2 00 300 4 00 500 6 00 -Pre-Apps_CD_Meetings 1 5/31/2012 11:26 AM 14 CITY OF TIGARD RECEIPT g .7 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 186958 - 05/31/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2012-00014 Pre-Application Conference 100-0000-43116 $527.00 PRE2012-00014 Pre-Application Conference-LRP 100-0000-43117 $78.00 Total: $605.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Credit Card 05550C HWATKINS 05/31/2012 $605.00 Payor: Total Payments: $605.00 Balance Due: $0.00 Page 1 of 1