MMD2012-00014 MMD2O12 - 00014
PIXEL BATTLES
NOTICE OF TYPE I DECISION
N •
MINOR MODIFICATION (MMD) 2012-00014 c
PIXEL BATTLES T 1 G A R D
120 DAYS = 10-30-2012
SECTION I. APPLICATION SUMMARY
FILE NAME: Pixel Battles
CASE NO.: Minor Modification (MMD) MMD2012-00014
PROPOSAL: The proposal is to convert 1,350 square feet of vacant space from personal services
to indoor entertainment. This change in land use modifies MMD2012-00007
which approved this space for a tanning salon.
APPLICANT Justin Ravenwood-Field
Pixel Battles,LLC
266 Cervantes
Lake Oswego, OR 97035
OWNER Ron Champion
25884 SW Canyon Creek Rd #J302
Wilsonville, OR 97070
LOCATION: 11642 SW Pacific Highway;WCTM 1S136DB,Tax Lot 02400.
ZONING
DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to
accommodate a full range of retail, office and civic uses with a City-wide and
even regional trade area. A wide range of uses are permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapter 18.360.060.0
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to one (1) condition. The findings and conclusions on which
the decision is based are noted in Section IV.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Information:
The subject parcel is located at 11642 SW Pacific Highway. The existing structure is two story and built
into an embankment, with the upper story fronting Pacific Highway and the lower story fronting a
gravel parking area at the base of a slope. Existing businesses on the site include a restaurant (George's
Giant Hamburgers) on the upper floor and an auto detailing business on the lower floor (recently
approved under MMD2012-00007). A residence is located across the gravel parking area, at the
southern end of the parcel.
MMD2012-00014 Pixel Battles Page 1 of 3
Proposal Description:
The proposal would occupy the remaining 1,350 square feet of the upper floor not occupied by the
restaurant, and convert the now vacant space into an indoor entertainment use (Pixel Battles). This
space was previously approved for personal services (an unnamed tanning salon) under MMD2012-
00007. As part of the application, the applicant has provided a parking study demonstrating that there
is adequate parking for the proposed use (Sheet A-1).
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
The proposed change in land use classification from personal services to indoor entertainment requires
land use approval, in this case a Minor Modification to Approved Plans (18.360.060). Applicable
review criteria and findings are below.
MINOR MODIFICATION OF AN APPROVED PLAN:
Section 18.360.060.0 states that a minor modification shall be approved, approved with conditions or
denied following the Director's review and as follows:
1. The proposed development is in compliance with all applicable requirements of this
title; and
FINDING: During review, the City of Tigard Building Division and Public Works
Department commented that addressing for this parcel is unclear and
inadequate, prevents accurate permit tracking and emergency service response,
and needs to be resolved before building permits can be issued. A condition of
approval has been added to ensure compliance with this standard, in
conformance with 18.210.030.A. All other applicable requirements of this title
were found to be satisfied by the project narrative and associated site plan, floor
plan,and parking study. This criterion is met.
2. The modification is not a major modification.
FINDING: Staff finds that the changes listed in TDC18.360.050.B.1-11 are either satisfied
or do not apply. Therefore, the proposed development is not a major
modification.This criterion is met.
CONDITION OF APPROVAL
1. Prior to issuance of building permits, the applicant shall obtain address and suite
assignments from the City of Tigard for both structures and all suites on the affected parcel.
To obtain assignments, applicant shall complete and submit an address and suite assignment
form with accompanying site and suite map(s) and associated fees.
CONCLUSION: As Conditioned, the proposal is in compliance with the applicable requirements
of this title and is a minor modification of existing site development.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Affected government agencies
AIM
MMD2012-00014 Pixel Battles Page 2 of 3
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Final Decision:
A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is
mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not
be appealed locally and is the final decision of the City.
■. _■11EM - -
THIS DECISION IS FINAL ON AUGUST 2, 2012
AND BECOMES EFFECTIVE ON AUGUST 3, 2012.
Questions:
If you have any questions,please contact John Floyd at (503)718-2429,johnfl( tigard-or.gov or by mail
to the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon,
97223.
- August 2,2012
APP t-it D BY: John Floyd,Associate Planner DATE
•
MMD2012-00014 Pixel Battles Page 3 of 3
•
_PROJECT INFORMATION
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APPLICANT
MATERIALS
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■ City of Tigard
Minor Modification — Type I Application
TIGARD
GENERAL INFORMATION
hi addition, the Director must find that the proposed
Property Address/Location(s): 11642 SW PACIFIC 11 1 change is in compliance with all applicable requirements of
U AP.D 0g. 9 7123 Tide 18 of the Tigard Development Code. To complete
this review, the Applic ' roposal must include a
Tax Map&Tax Lot#(s): discussion indicating how t/change will
WCTM 151?it n , TAX LOT 02400 continue to comply with e �: .al ring
Site Size: 4.78 AC height, parking, and landsca.ing stan. ier
Applicant* JUSTIN R AN ENW OOD- FIE L> requirements of this title such tl ea '•t solid waste
storage, non-conforming situations, s c• and tree
Address: 2 Cr, CENVANTES removal may also be app ..lgiggr,p�n the type and
City/State: LAKE OSWE( O , OP. Zip: 97035 location of the proposed m.' f,-� ' RD
Primary Contact: JUSTIN RANENWCOD - FIELD riNEERING
Phone: 541- 513- 23ZO Fax:
E-Mail: J USTI NRAN EN W oo9FIELD U MAIL•OM
Property Owner/Deed Holder(s)*: REQUIRED SUBMITTAL ELEMENTS
(Attach list if more than one)
RONALD AND ROBEI:TA CHAMPION (Applications will not be accepted without the
following required submittal elements)
Address: 16449 LEVAN&MN C.T. Phone:
City/State: LAKE OSINEGO, OIL Zip: 9 7034 Application Form
j"Owner's Signature/Written Authorization
*When the owner and the applicant are different people, the [ /Title Transfer Instrument or Deed REFER.To M6402012-00007
applicant must be the purchaser of record or a lessee in L� Site Plan(4 Large Plans&One-Reduced to 8'/2"x 11")
possession with written authorization from the owner or an
agent of the owner. The owner(s) must sign this application _ / Applicant's Statement/Narrative(4 copies)
in the space provided on the back of this form or submit a LJ Filing Fee $605.00
written authorization with this application.
Minor Modifications:
Minor Modifications are processed for permitted uses and
conditional uses. To review a modification as a Minor
Modification, the Director must first find that the expansion FOR STAFF USE ONLY
or change does not invoke one or more of the criteria /1 U/,L- d/L�
discussed within Section 18.360.050(B) - Site Development Case No.(s): /rj �
Review or Section 18.330.020(B)(2)-Conditional Use. If the
modification exceeds the maximum allowed under any one or Other Case No.(s): LL?r /a m// 7
more of the criteria, a Major Modification review is required.
Major Modifications are processed in the same manner as a ate:pt No.:
D
new Site Development Review or Conditional Use Permit. Date: �-'� /� /A
Applicant's Statement: Application Accepted By: N`
The applicant's statement must include a summary of the Date Determined Complete:
proposed changes. Criteria in either 18.360.050(B) or Revssed: 7/1/11
18.330.020(B)(2) must be addressed with a detailed response ,\unpin\masters\land use applscalsons\minor modification app.dtcx
to each criterion. Failure to provide the information needed
to process the application would be reason to consider an
application incomplete and delay
review of the proposal.
City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 oft
To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as
described on the front of this application in the"Required Submittal Elements"box.
(Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.)
THE APPLICANT(S)SHALL CERTIFY THAT:
• The above request does not violate any deed restrictions that may be attached to or imposed upon the subject
ProPeny.
♦ If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the
conditions and limitations of the approvaL
• All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith, are true;and
the applicants so acknowledge that any permit issued,based on this application,and may be revoked if it is found that any such
statements are false.
• The applicant has read the entire contents of the application, induding the policies and criteria, and understands the
requirements for approving or denying the application.
SIGNATURES of each owner of the subject property.
DATED this JuLdi day of ,20 /
i 3v '2-r o PTzo P --).-Ty O�'nJd✓`�
• : .ignature Owner's Signature
Owner's Signature Owner's Signature
Owner's Signature Owner's Signature
City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of2
RECEIVED
SL�AIER JUL 022012
PLANNING] GNAFRtDD
City of Tigard June 25'ZO Z?ING
13125 SW Hall Blvd
Tigard, Oregon 97223
RE: NARRATIVE FOR PIXEL BATTLES
MINOR MODIFICATION—TYPE I APPLICATION
Site address: 11642 SW Pacific Hwy, Tigard, OR 97223
Tax ID Number: 1S136DB02400
Tax Account Number: R285168
The property owner and tenant seek to obtain a Type I Minor Modification to replace a tenant in
the existing building located at the property described above. The existing structure on site is a
two-story building with lease space on the upper and lower levels. There is an existing restaurant
(George's Giant Hamburgers)on the upper floor north end, which will remain. The previous tenant
that occupied the remainder of the upper floor was a trophy shop. This proposal is for a new
tenant(a gaming store)to occupy the space vacated by the trophy shop.
All modifications to the building for the proposed gaming store will be interior, non-structural
tenant improvements. The existing building height, setbacks, parking and landscaping will not be
affected. The gaming store is a more intense use of the space, but it does not require more
parking to be added, therefore, the parking and traffic situation will not be affected by the new
tenant use.
The evaluation criteria from the City of Tigard Municipal Code, Section 18.360.050 to determine
that this project qualifies for a Minor Modification are addressed below:
1. This is not a residential development, therefore, is not applicable.
2. This is not a residential development, therefore, is not applicable.
3. Per Table 18.765.2, the prior tenant required a parking ratio of 3.7/ 1,000 (Sales—
Oriented). The proposed tenant requires a parking ration of 4.3/ 1,000 (Indoor
Entertainment). Based on a calculation of full building occupancy (see site plan submittal),
the existing parking is adequate for the new use and will not require additional on-site
parking.
4. A change in the type of commercial structure is not proposed or required.
5. The existing building height is not affected by this proposal.
6. No change is proposed to the type and location of accessways and parking areas for off-
site traffic.
7. Refer to item# 3 above. The proposed use would be a less intense use of the site, and
therefore, not increase traffic to and from the site.
8. The proposed tenant would occupy existing building area. No additional square footage is
proposed.
9. The existing common open space is not affected by this proposal.
10. No changes are proposed to the project amenities.
11. No site changes are proposed, therefore, no modifications to the prior conditions shall be
made.
8900 NE Livingston Mtn Rd Camas, WA 98607
Phone: (360)817-2737 Fax: (360)817-2733