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Planning Commission Packet - 06/08/1982 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. May 25� 1952 TIGARD PLANNING COMMISSION June 8, 1982 -- 7;30 p.m. Fowler Junior High -- Lecture Room 10865 SW Walnut, Ti,gard, Oregon AGENDA 1. Open Meetir�g 2. Rol'1- Call 3. Approval of minutes f�om previovs meeting 4. 1'lanning Commissiori commurlications 5. PUBLIC HE,ARINGS; 5.1 PD 1-82 Periterra Corporation NPO �k7 (POSTPONED) ; ; 5.2 CPR 1-82 Reiling NPO ��l zC g-82 5.3 GPR 2=82 Mulligan NPO ��3 ZG 6-82 5.4 MLP 23-81 Sturgis NPO ��l 6. Other Business 7. Adjournment T I G A R D P L A N N I N G G � M M I S S I 0 'N REGULAR MEETING -- JUNE 8, 1982 1. President Tepedino called the meeting to order at 7:3'O P.M, The meet�:ng was held at Fowler Junior High School, 10865 S.Wo Walnut Street, Tigard, Oregon. 2. ROLL CALL - Present: Presiden:t Frank Tepedino; Commissione'rs Don Moen, - Geraldine Kolleas, Richard Helmer, Bonnie Oweils, and Roy Bonn. Absentc �].ifford Speaker (excused), Susan Herron {excused) and Mark Christen. STAFF': Planning �irec�or Frank Currie; Associate Planner Elizabeth Newton; Support Services, Patt Martin; and City L�ttorney, Ken Elliott. 3. The minutes of the Ma}� 18, 19:82 Special Meeting/Study Session were con- sidered. Commissioner Moen revised his comment on Page 3. Comm�ssioner Bonn move�; and Commi�ssioi7er Yielmer s�conded, f�r a�proval of the minutes as modified. Motion approved by unanimotcs vote of Commission �present. 4. COAIl�tISSfiON COMMITI3ICATIO'I3 - Nane at the pres�nt time. � II5. PUBLIC HEARTNGS • President `Pepc�dino opened the I'uhlic Aearing by reading the usual �i I �tatem�nt nf authorit}� for the proced�ur.e to be �ollow�ed in the � meetimg. 5.1 Y�,ANi�ED DEVELOPMENT Pl7 1-82 Penterra Coxporation NPO ��7 • (P(3�TP(3NED) 5.2 COMPEtEHENSZVE PLAN REVISION CPlt 1-82 Reiling NPO ��1 ZObTE CHANGE ZC 9-82 . -- — A. request by Marie Reiling for a r.�visi�►n of the City nf T�gard's Codn.prehensive Plaz� map fr.om m�alti-family to Mai�. Street Com�mPrcia�. an3 for a zone change from A-12 to C-3 0� groperty located at 126b5 SW Hall B].vd. (Washington C�unty Tax Map 2S1 2AD, tax lots 700 & 800) (a) PUBLIQ HEARING pI'ENEA s NP0 Comment s The members of IdPO ��1 had no problem wi th the change in zoning since th3s is part of the urban renewal area. • ,A�sociate Planner Newton made staff's recommendation that the Plan- ning Commission approve Ghe praposed request based on staff's analysis and a11 appli�cable planning policiez�. m Applicant's Presentation - Allan Paterson, 11605 SW Manzani�a, Tigard, Oregon spoke as the representative for Marie Reiling. He stated the area was originally zone� as multi-family. The plan was for plots to be combined to form large plots for multiple family residenres. This has not happened. Apartments were built and sma11 residences are still there. The luts have not been combined so they are still too small for multiple family structures. With the down- town urban renewal process going on in the area, he felt this zone change was appropriate. (b) PUBLIC TESTIMONY • E+red A. Anderson, attorney for Marie Reiling, spoke in favor of the zone change. He stated the staff recommended it and he had not heard anyone oppose it. • Ga�cy DeFrang, Lawyer, spokP far B3.11 & Peggy G�etze who own tax lot 600 nGxt to the subject areae Mr. & Mrs. Goetze oppose t:he zone change because they do nnt want to suffer the �ossible adverse con- sequences of eommercial zoning. It is presently designated multi- family and has developed as multi-f.amily raith apari:m�nts in the area. He felt that since LCDC recommends higheF density in some areas, thi� zonin� should be left as muZti-family. Al.so lYPO 4�1 onlq heard from Mrs. 1Zeiling and not frnm Mr. & Mrso Goe�ze sa they did not oppose the zone ch�ngP. (c) CROSS EXt�MINATION ?�ND itEI3UT'�AL • Staff stated Mr. Goetze had come into the office previously and did not oppose the zone change but also did not say h� was for it. • Mrs. Reiling stated the Real Estate business has been there fox at Ieast 10 yeax°5 on the property to be rezonedo PUBLIC HEAItING CLOSEll (d) COMMISSTON UTSCUSSION AND ACT.ION e All Comm3ssioners felt the zone should be changed from .4-12 to C-3 s3nce the area has already been commercially used. They felt the downtown commercial area is expanding towards that area. • Commissioner Owens moved, and �ommissioner Kolleas seconded, for approval of a zone change from A-12 to C-3 on the property locat�d at 126b5 SW Hall Blvd. (Washington County Tax Map 2S1 2AD, tax lcats 700 & 80a) based on staff's findings witk� the 2 conditi.ons. M�ti�n approved by unanimous v�te �f Commission present. PAGE 2 - PLANN'ING COMM75SION MINUTES - JUIVE 8, 1982 5.3 COMPREHENSIVE PLAN REVISION CPR 2-$2 Milligan NPO 4�3 ZONE CHANGE ZC 5-82 A request by Dick Milligari for a Comprehensive Plan Revision from Urban Medium Density residential to Com.mecial Residential and a Zone Change from C-3 (General Commercial) to �-4 (Residential Commercial) for �he site. (a) PUBLIC HEARING OPENED • NPO Comment - The NPO 4�3 members recommended that the site be zoned C-4 (Residential Commercial). o Associate Planner Newton made staff's recommendation that the plan- ning Commission recomm�nd to th� Citq Couucil that the Camprehensiee F1�� designation be �ti��ged fr.om Urban Medium Density resi3ential to Get�eral �omme�cial, and th�t the z�ne ��3 {�en�ral Commercial) be retained based on staff's analysis and surrounding land uses. r App13.�ant's Presentation - Dick Milligan, 15933 SW Biall Mountain Road, Tigard, Oregon wanzs to purchase the prnperty at 99b0 SW Walnut, Tigard from James Moellman and Mary Ann Banky to establi�h an antique business . He stated next to th�s property is a Circle K store and two service stations. FIe thought the zoning was A-12 (Mu1ti-family) anfl xiot C-3e In going to an NPO �� meeting and after discussion, they felt the best zoning would be C-4 (Residential Commercial). Hawever, since it is C-3 he is satisfied with the xoning as is. (b) PUBLIC TESTIMONY s Ryan 0'Brien, 140 NE 3r� Ave., Hillsboro, represe�ting Dick Milligan, stated they would agree with leaving the zoning as C-3 with the except3on of condition ��2. (Dedication of additi.onal 10 feet the widt� of the sub�ect property.) He felt the dedication should be made at the time of occup��cy. He stated the house wo�ld be pre�erved on the property and the anti�ue business �ould be com- patible with �he surrounding area. • There was na opposition. (c) CROSS EXAMINATION AND REBUTT�L • Planning Director stated he had no Qb�ections to dedicating the property and filing Gity £orms at the time of occ.upancy but stated the words 'prior to occupancy' should be in condition ��2. PU]BLIC HEARING CLOSFD (dj COMMISSION DISCtJSSION AND ACTIDN • Commissianers Helmera Kolleas, Bonn, Owens, and Prea�.dent Tepedino agreed the dedication sitc�uld be filed �rior to occupancy. �AGE 3 - PLANNZNG GOMMISSION 2�I�IUTES -- JUNE 8, 1982 � r Commissioner Moen agxeed if the house is re�ained. • Commissioner IColleas moved, , and Commissioner Moen seconded, to recommend to the City Council that the, Comprehensive Plan desig- nation be changed from Urban Medium Density residential to General Commercial and that the zone C�-3 (General Commercial) be retained with the three (3) condition�e Condition 4�2 should be changed to read; "The applicant/o�:mer shall dedicate an addtional 10 feet of width of the sub�ect property prior to occupancy. Such dedication shall be completed on City forms." Motion app:roved by unanimaus vote of Commission present. S.4 MINOR I.ANLI PAf.2TITI0id MLP`_23-81 NP0 �i�l An app�al 'uy NPO ��1 �o� the P�.anriing I2i�rector's aproval of a minar land partitic�ii to parti�ion 4.8 acres, zon��l A-70/80 multi-family home for the aged into 3 lots; 4�0 acres, .3 acres and .5 acres respec�ively ox� property located at i3055 SW Ha11 Blvd. (Washington County Tax Map 2S1 ?_Dl�, lot 400) �'his item was contiiiued �rom the May 4, 19$2 Planning Commission meeting. ' (a) PUBLIC HEATtING OPENEA • t�PO Comment - Ido repo�t. It was stated that zhe rep�ort wss �iv��a at the May 4, 1982 Planning Commis�i�n meei�ng. � Associat�e Planna�r Newton read the memo t�►at was present�d to the Planning Commission. Staff ha� attem�ted ta reeonstruct the d�.s- cussion and action that was taken by the development standards for the A 70/8D zon:e, a A�plicant's Presentation °- nick 5turgi�y representing his father and ffiother, stated the whole ini�ial eoncept was tr, have the canveni�nce store ao the �lderly wouia be able to walk to t�e �tar.� not drive. According to the p1an, the convenience store wi11 be coz�nected to the residence with a cavered w�.11cway. Ii� st�ted the ce�ly ob�ection h�ard from the NPO 3.� the saf�ty factor. klfth �he covere�3 waZicway, the saf et fac�or �hould be y g�i�ea. �b) PUBLIC TESTIMUNY • There was no o�pposition. (c) CROSS EXAMI�TATION & ItN;BUTTAI. q Gommissio�ner Hf�lmer questioned if the �esidence or store woulei be built first. He f elt the store should 1�e internally built and the peaple could support it aa.one� I'AGE 4 � PLAIdNING GC➢Ml�1ZSSTON 1�T�UTES - .TCI.IdE 8, 1982 : i _ _ �.... _�_ -.-__ � • Sturgis stated the residence would be built first because t�e store could not survive without the support of the people living in the residence as well as the �;eneral public. S • Commissioner Moen felt ttze Froperty should not be split and the pro- �ect should be built in one phase. • There was lengthy discussion on whether the c�nvenience store should be built separa�elyr accessible to the public, or for tenants only and also where it should be built (towards the back of the develop- ment or the front). Most Commissioners felt the stare needed public support to exist. e Pr�sident Tepeilino suggested on� of thr.ee things. 1. Recommend a modification of the ardinance to the City Council. 2. Send the entire matt�r to the City Council. � 3. Approve the MLP as the intent is stated in the ordinance. PITBLYC HEA1tING GLOSED �d) COMMISSION D�SCUSS'ION A1�TD ACTION • Pzesicient Tepedino asked for ataff's suggestions or feelings. s Planning Director feTt the foll�wing thre� proposal� were consistant. _ livin unit. 10 Enclosed �aith the main g 2. Constructec� internally for the use of the residents of the I� complex. 3. Locat�d within the re�idential structur�. He st�ted con89.ti�n 4�3 �hould read "The convenience store shall be constru�ted to connect to ehe build3.ng in which the living units are located. Said construct�on sha11 be as a common wall along ttze lot line." This statemPn� would be consistant with the progosal. r Co�missioner Bonn move�i, and Commissioner IColleas secondeci, for approval af the miraar lanci partition (MT,P 21-$1) with seven conditions. Condition ��3 changed to read "°The conv�ni�nce stare sha12. be constructed to c�nnect to the iauilding in wni.ch tk�e �.iv�ng units are located. Said constructfon shall be as a common wall alo�� the Lot line." Motian approved by 6°1 ma�ority vote of Commi�s3on present, Gommi�sioner Helmer voting nay. PAGE 5 - YLANNING COMMISSION MINCJTES - JUNE 8� 1982 � � . � --_ . _ , � 6. OTH�R BUSINESS i Staff reminded the Plan.ning Comission of the June 22, 1982 meeting. ' Commiss3oner Helmer a�ked ab�sut the progress of the Comprehensive Plan Review. Statf stated a 1ot of woxk has been put into it. Now it has to be put together. It will be presented to the Planning Commission to act on in the future. 7, Meeting ad�ournedz 9:20 P.M, � Patt I�artin, Pcretary � ',, �l A s�r: y !: Fr�n epedfino, Pla��ixag �o�nmission President PA.GE 6 - PLANNING COMMISSION MINUTES - JTJNIE 8; 1982 ► _ -=-- - _ t ` ,:..:._ .. . _ , ; . _ ,, _ �7r�'-1,N��NC �rJM�II�S��UN T.�.'C1I�x:, G�iT_,�'� �. I+:�EET�NG �at� � 9�v�' _. ,._... �- — �� 'raralk Tep�<�i.aaca t0" �'1 a.f f o?:d Spe al�e x�.��,��_`i' ' ��n ��io�r� � �er�:Ldi��a� Ko:L:�.caa t/ Mar.k C�r�_st�en ��.G�,'�� i�:�an HA�rox�.�Y�G�_ M � Ri_rhar�. F�3Y1mF1_ ./� QCi[:kiT;a_� �VJ�I1a 4'' � Roy Bonn ��✓� , May 25, 1982 TIGARD PLANNING COMMISSION June 8, 1982 -- 7�30 p,m. Fowler Junior High -- Lecture Room 10865 SW Walnut Street, Tigard, dregon !i PUBLIC AEARINGSr 5.1 PLANNED DEVELOPMENT PD 1-82 NP0 ��7 (POSTPONED) A request by Penterra Gorporation for a preliminary plan review fo allow construction �f' 71 single family detached t?nits on a net buildable 6.82 aeres in an A-12 multi-family zone. The property is located directly west of 130th �venue and ap�ror.imai;ely 1,000 feet south of Scholls Ferry Road. (Washington 'County Tax Map l�l 33D, tax lot 200) 5.2 COMPREHENSIVE PLAN REUZSION CPR 1-82 NPO ��l A request by Marie Re:i'ling for a revision to the City of Tigard;'s Cam� prehensive Plan map from multi-f�mily to Main Str�et Commercial and for a zone change from A-12 to G-3M ox� property located at 12665 SW Hall B1vd. (Washington County Ta�c Map 2Sl �AD, tax lots 700 & 80�) 5.3 COMPREHENSIVE PLAN REVISION CPR 2-82 NPO �'�3 ZONF CHANGE Z(; 6-82 — A request by Uick Mulls.gan for a Comprehensive Plan Revisian from multi- f'amil t� nei Y ghborhood cammerci a1 0 n ro er p t located P Y at 9960 SW Walnut at�d a reques� for a zone chan �e .from A-12 t g o C-4 on the ton County Tax Map 2S1 12}�U9 tax lot 2200) same property. (W�shing- 5.4 MINOR LAND PARTI7'ION MLP 7_3-81 NPO ��l l�n appeal by Nr'0 �F1 of the Planrzing Director's approval of a minor land parti,ti�n to �artition 4.8 acres, zoned A-70/80 multi-family home for the aged int� 3 i.ots; 4.0 acres, �3 acrPS and ,5 acres respectively on pro ert � located at 13055 SW Ha:11 Blvci. (Washingtor� County Tax Map 2'S1 2DA, lot 400} This item w�n continued from the May 4, 1982 Planning Commission meetin�v I __ _,.._' _ _ __-- . _— - --_ =- - DAT� ,w�'c.�. 0, //`�C�o2- '�`�:��ARI� PT�A3�3I�T1`1�?G CC3T�i�i:�:��ION SIGN lii' SHEET IvUTTCE ; T3:.L� PT�,kSON��6 �k.SI'FCIIQ� TfJ SP'EAK O1V 7ah7Y I�'E�'1 �tU�T ��t�l+� '.CIiETR �TAS�I�; �ra� ncste ti�eiz aodress c�n �th9_� sh�et. {�leas� i''r�.�1t �ot��' �.ame� s:'�'E:NS fbES�RIPTION:. 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(p��,�� Pr.i.nt y't�ux' zlant�� .r��it:'��TJ�R1..p�Y�}�: �S;'a � PR e�Q � �_.i e YJ w!,_!vq,......._. �� ____ _____ _�. __z G g�� _._.___�Q��1 ~ PRnPdN]�NT�(Fc�r)�+. V.. �Jk�'UNEN�' (agains��_....._..._.�._...._. .._.._._..._.,__._.. — �- �...,..��._._.. M.:....�.._._.._._, ..___._._.�,.d..,..�.._.�..._...�._�_._r.__.,,..=:� �.;4ame, Aeic�re�s and ��3liatiori D7�.me, p,ddress a�n�i ��'fi�.�.�.t.i.c�r.± � /�n„�..`""'��'�/�6�� ,�f,�1ik °�~-'�.,� ��" e �.____-_.__.�._.___..._._...�.....�....., ,.W....i.._. � �_._....... .��'��sc�� . �4� � _ - _� �_�-✓1 /� ��'� ��w �•i��s�l."�N.IaC4'�:i.'.':.�'�1L'R`2<'i�i�"Y.•a.Cf�Y+t�t��wp ��i � ' I �� r,<er9 , i' `7 s .1.R9 ��u--'.:..l� �C''G"..._........�. � ,,.,,, �.�,�-..�P ,,.........�.,�,» ,.�.. 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PROPt�NENT (For) OPPONENT (againstj Name, Ad�lre5'� and P�ffilia�ion � Name, �+,ddress and 1�,��iliati�n . --.--,-,-_.,..�,-- � G _ r c \ ' �� .��LL i , ` �,�� 4d — --I 2� � �<�. �� -, ��z�r�� , , 1�.� ►�'� 3�r�q,�-- � """' ' ., �. �,:. �'` � , . �s � ; ��- ��.c:,c c..l.,J �—,�--;-.,� ,�,�.��` �� . -- . - — — 'ti i , . Y�IOT3CF� ALL PERSONS nESI�ING TC1 SPEAK ON ANY ITEM biUST S�GN THEIR D771riE ' andl note th�ir ad.dress on thia sheet. (p�ease Print your xiame) . , . �TEM fL?ESCRIFTION: ,�, X ; /�-t L io �,,.�� .1�C�9/.S'` , /(f�'a � / . � � FROPONENT (For) OpPONENT (agaimst) Name, Address anc3 Af�iliatian�,�. " � . Name, Addxess and Af�il.iation .1r�..us��.. .. . .... . . . . . . . ._ . ,�� . . . . .. . . . . . . . . . . . .� .. . . . . . . . . . . . . . . . ... . . . .. . . .. . . . .. .. . . . . ... . . � a�inwv�YP+��rrwew .. � . . .. � ' .. . . . . . � � - . � ' � . . � . . . �.. � � . . � f � . .. . . .. . . . .. . � . . .. . . , . � . � . . { ' � . STAFF REPOR7' AGENDA ITEM 5.2 TIGARD PLANNING CON3MISSTON ,7UNE 8, 1982 FOW�,ER 3UNIOR HIGH - LECTURE ROOM 10865 S:W. WALNUT, TIGARD, OR .Tune 2, 1982 A. FACTS 1. �eneral Inforcaation: Gasec �PRwl^�2 (Co�pretnesisive F1an 12evislon) 1dPGt 4�1 Z�-9-$2 (�one Chan�e) Request: 1'he applicant i� requesting a Comprehensive Plan Revision and a Zone Change from Urban Medium Density (Zone A-12 Multiple Family) to Commercial Retail (Zone C-3 Gener�l Comraercial). (Attach "A") ; Recaia�mendation: Based on staff's analysis and ail applicable planning pnlic�.es, staff recommelzc�s thaC the Planning Commission apprnve the proposed request. ApplieanC: Marie Reiling Owner: same 14850 S.Wm 92nd Ave. Tigard, Uregan 97223 Location: The sub,�ect properties are lacated o�► the nnrtheart corr►er of S.W. ComBeercial Street and S.W. Hall Boulevard. (�ashington County Asaessor Map �� 2S-1-2AD, Tax T:�ots 7Q0 & 800) (Attach "'B"} Lot Area: Tax L+�t 700 - .15 acres Tax LQt 800 - .20 acr��s Present Zoning Designation: ��12 (Multiple Family� Public Notices: Seven (7) noti.ces were s�nt. No written commenta had been receiv�ed when this report was written. NPQ Comment: Member� o� NPO �F1 reviewed the prop�nsal and recommended approval of their requ�est. 2, Backgrounds There have been no previous actlons ta�sen on these sitese 3. Vicini,ty Information: The areas to the northwest and nor�heas� a�f the site have been developed for multiple famil.y uses and zhey are z�ned A-12 (Multiple Family). _ _ � i STAFF REPORT �I i CPR-1-82 & ZC-9-82 Page 2 The areas to the southeast across Hall Blvd. have beei7 developed for light industrial uses and is zoned M-3 (Light Industrial). The areas to the southwest of the site have been developed for a variety of commercial and industrial uses and the areas are zoned C-3 (General Commercial), M-3 (Light Industrial) and M-4 tznausr��i Park). 4. Site Information: Presently, there is one structure on each lot. Each structure is residential in character. B. APPL7CABLE GOALS AND POLICIES 1. LCDC Goals and Guidelines: a. Citizen Involvement: Goal �fl - The intent �f this goal is to insrire the opportunity of citizen 3aput to the planning processa In the case of this application, all property owners of xecords within 250-feEt of the �ite ha�e been notified bq U.S, mail of ti�e dates time and place of this hearing on this application an�i any interested parties wil be heard. In additionA Neighbonc��o3 Flanning Organization Number 1 (NPO �fl) has been notiff�d of this application. b. Land Use Planning: Goal �i�2 � The intent: of this goal is to establ3sh a planning process and palicy fr�amework to assure an adequ�te factual basis for al]. �and use deci�ions. In the case of this agplication, all applicable LCDC goals and guidelines, NPO ��1 policie� and Tig�rd Municipal Cocie section� have been cunsidered in review of t�xis application. c. Housing: Goal ��10 - It is the intent of zhis goal to provide for the honsing; ne�eda of the citizens �f Tigard. Curr�ntly� th�e two progerties are z�ned A-12 (Multiple Family) and are .35 acres (15,246 square feet) in area. In accarda�ce wi�h the zoning ardinances, only 4 dwelling units couYd be i placed on tkxis site, To acquire 4 un�ts, the following alternatives could be useda 1) divide the existing structures into 4 dwellig uiiits; 2) add on 2 units; or 3) tear down the existing structures and build a 4-plex. Conceivably, all three of these alternatives could be accomplished in order to grovide additional housing in the Tigard area. However, staff questions whether th3s $ite is an appropria�e site far �.ower density housing given the surrounc�ing land uses and the potentia3. rents tha� could be generated fram such housing. Th� feasibility of hou�ing in this area wfll be further discussed in later sections. _ ; STAF'F REPORT CPR-1-82' & ZC-9-82 Page 3 ` d. Public facilities and services: Goal 4�11 - It is the intent of this goal to provide adequate services to an area in a timely and cost effective manner. All of the needed public facilities and services are available to the site. e. Transportation: Goal 4�12 - It is the intent of this goal to pro�ide a safe, convenient and economic transportation system. Currently, the s�tes front on S.W. Commer,eial and Tax Lot 700 re Cotal I also fronts on S.W. Hall. Neither of these str�ets a y to Cit standards. B on further develo ment o f the I im roved P P Y P si.tes street improvements, the City standards would have to be campleted. These improvem�nts would not be conditioned to thi.s applica�io�. � In additiony neither of the loks will access directlq onto S.W. I�all wtiich is a ma3or colYeetor street. I 2. NPO ��l Policie�: a. Urban-Medium Densi�y Residential P(JLICY 13; Site plans wil� provide for �dequate op�n space to (a)protect ad�acent properties, and (b) provide ample yard space for. residents and play �pace f�r youngsters. PnLICY 14: Apartments should be located to produce an optimum 13:ving �nvironment for the oecupants� Development criteria shauld include: 1) BuffEring by me�ns of landscaping, fencing and distance €ram �ommercial areas and major traff3a car�iers much as Pa.cific Highway and Hall Boulevard. 2) On site rPC.reati.on �pa�ce as •aell as pedestri.an and bicycZe acce�s to parks, schools and canven3en�e shc�pping. 3) The siting of buil_dings to minimize the visual effects of par�Cing areas and ta :Lnc:rease the ava�lability of privacy. After revie�aix�g these policies and the sub�ec� site, sGaff does not believe that adequate and safe open space could be pro�rided on the site. The Tigard Urhr�n Revitalization Plan indicates that the ei:own�own area (see attachment "C") should all be designated as one zone, and that this zone should provide a variety of cammerctal, office and high density residential uses. The sub�ect sites are within the area. Staff believes that the resident�al areas should be oriented towards the greenway and open space and away from the exist3ng industrial uses surzaunding the arPa to the east. STAF'�' REPORT CPR-1-$2 & ZC-9-82 Page 4 C. TIGARD MUNICIPAL CODE 1. Section 18.59 Site Uesign Review Any site r.elated issues, e.g. parking, landscaping, access, etc< will be diLsc�:ssed on a staff ievel during the site design re�eiw process, if future development occurs on the site. CONCLU'SIO-I� The propased Compre�ensive P1an Revision and Zone Ckiange request comp]:y with all of the applicable planning policies. �ONDIxIONS 1. '1"he apglicant/owner shall apply fnx a Site Design Review prior to �t�e iss�ra�nc� n� any permi�s on, the �ite. 2. The appl:icants/own�rs shall sign ai� agreement not to reffianstrate against the futu�e local improvem�nt d`istrici�s. �� ` ' .sr-- . Prepaxed tay �PProved b`�'"'� J remy : Couraolle Fxank A. Curr e A soci.ate Planner Dlanning Director � ,----=-- -- ---- -_. - = - � � i;�k._. ._.. r Mari� Reili.nct ComprPhensij�e P1an Revision & Zone Chan�e, A_-12 �o C-3M WRITTEN NARRATIVE: The suhj�ct properties are on �he corner of Southwest Cammercial Street and Hall Bl.v�da , in Tigard, presentl.y zoned A-12 , I�ultifamily Residen- tia:l. When the c'omprehensiv� plan was originally ado�ted in October 1971, ; the subject land was designated cpmmercial industrial. Suhsequently, through the Neiqhbarhood Planning drganization (NPO #1) process , zaning for the imrnediate are� bounded by Scoftins, Hall and Commerrial was zoned multifamily as being the most apprnpriate planning designation f or the area as it was developing. If the suk>jeCt A-2 zoning area hac� develnperi logical_ly and P's.ottac�� had ne�r� �mplc�yed, (ie o l.arc�er pa.rcels bU:ya.r.g up smaller or�es r con�r�l- idating �:Y2� :ahole a.rea ta facilita�e rc�,mag�ni.c�u� developmen� ��f a sinqle use at on� �time� t�her� tYee p3an would havp been imp�en►en#�ed as s.n�encier�. r.� In planr►inq and zaning� however, what is desired daes n�t always work out for various reasons. In th�.s particular case, a commercial use was in �roc�ss th�t was nan-coiz�orming, but econamically �r.ofitable. pnL subject property on i:he corn�r of Hall and Cammercial, was and has been functioninc� as a real estat� affi.c� for many yEars (a rorttmercial use a.rz a multifamil� zane) , with grandfather rights to contini�� to op- era:te until very recentl��r. Because of the �conomically pro�itable sit- uatior� and use that existed whil.e the surrounding land was being de`re1- o�ed in apartm�nts , dev�l�pment th?^ouqh plottaqe and/o.r consolidation was not practica�:frly irnpl.emE�nted. Today�, the non-conga.�ming use has been discantinu�d, however, the cc�rner propert,y is too smal]. to dev�lc�pe unaer the A-12 designa.�a.:�n. Only o��e unit would be a11.�wed which i.� all that is preseni�ly th�re in the form of an older single f.amily res- idence conv�rted to a real estate sales offic�. 1� similar situation exists regardin•g the adjoin�.rtg parcel. Tax Lot 800 to the immedia�e Nc�rtYiwes� present'ly has a sma11 residence on it, bu� with an approved commercial r.onditiorial use thereqn. This pr_op�rty is owned and operated by John M. KatY?er as a commercial busin�ss anci he joins in .�ec�u�sting this subje�} change to legitimaze his present conditional use. Assesaed �values on the subject p.�c�perties should �o� vary too much with I the requested comprehAnsive plan cYaange and zon� chaz�<�e. l�,s a matter of as�e�sment, the lanci values al�eady ��flect �ommercial use and no� multi��.rsiily an the tw� small �.>ro�er�ies . B�th �arce�.s tatal .20 and „�,5 �r .35 acres in all. No real praper�.y tax har�iship 5ho�l.d th�re- fore be appa�er�t ta any o� the �a.�a�erty awners in t�.e f�rs�eable futu�e beyon.ci pr�sent assessed values. NPO#1 has ��cenuly reviewed this propo�al, Apri7. 7, 1982, and ��cc�m- mendPa conve��ion to cammercial use as �etitian�d. Also, tl�� Down�Lown Revital�.zation P�an/Summary Repart, suppor�s commercial d�velopment in this area, especiall.y where it is not p.ra�tica� to f��1fi.11 the m�alta.- fair�ily requirement in the urbar� renewal designated are�iv �� y �ty '� :: S. _. POINTS : 1. A pot�ntial purchaser of the corner desires the property for location and opEration of a commercial building inspection and testing service. Carlson Testing, Tnc. (�nstrument, scientific and/ar professional.) has b�en in business in tY►is area si.nce 1972 tes�t:ing buildinc� mat�rials, concrete sampling arid testing, soil testing, const.�uctian job inspection, reporting., record kPeFing, etc. and desires to own aind operate its own laborato,ry. 2 . The proposed use is commercial �nd wauld campliment the present comprehensive plan in that laa�d acrass Gommercial Street to the Southwest is zoned C-3, the same as that requested, and comp�tib7.e wi.th Liqht Industrial, M-3, across Hall Blvc�4 to the Southeast. Z'k�e k�alarace af the ad j acent properties ta the Northwest and North- east a�e fully d�veloped in multi£amily apartments as zoned A-2 and/ or A-1;2, �xcept gor tY�� Willi�m Ce Gostze residence �n Tax Lot 600 bekaind and of� .H�11 Blvd. 3. C�mmunity need i.s best served if the property is gainfully employed in a commercial use as has been the case in the past on].y as a non-conforming use. The subject prop�rty can not be develaped as praser.�ly �oned mul�i�amily w9_th only a tota� square foatage of 6,645 and located on a �o�rner w�th ext�nsiv� 30 faot setbacks re- quired on bo�h streets. The sam� is t.�u� .far the ad�acent prc�perty al.onc� �omme�c�al S�;reet. 4. Ther.e would be no change in en�Ti.ronm�ntal , economic or sr�cial condition:s ar cYaanqes in public s�rvices , access or any oth�r aspects of community developmen�: �.hat wauld directly affect the subject sites. 5. The pr�posed loca-�ion is id�al �nd the structure em�.nentl� suitabl.A far a small �es�ing l�b �ngag�ci in commercial buil�ing ins��ction and testing. The p��n�ium rega.rdinc� the suk�jec� p�operty is that it a.s fihe anly known sm�ll pa.�cel located n�a� the c:�n��.r af business and/or commerc�_a1 acta.va.�� w�th good ac�ess �ar �.ts customers with a suitable structure already k�uilt thereon. Furthermore, tkte company t�as b�en a.n business a.n this area since 1972 �.nd desires �o st�y in the Southwest a��;. Traffi.c g�neration is a minimum with this type opera�ion with the com an own.in two veha.cl.es. Present arkin and in ress and A Y � 1� 9 9' ec�ress �.re mor� than edPquate to m��t aIl bu�in�ss and customer raeec�s a 6. The impa�t of the proposed use will no� e.ffect �,itY�e.r adjacent sites or occu�ants any differ�ntl.y than past uses irx the n�ighbo��aood. 7. There vai1.1 be no change in x�equirements af public sex�vices beyarad �� tho�� ha� p�es�n�ly exi.s�:. , Respect�ully submitted: :� •!�` Xf � w tti ��` .. ,� . . � , �C� �-��-�-,--..�.. ar � Reilin Owner Sell �r � Tax L�t 700 �7\: ��° A...�.� / ' A lan Paterson Dauc�].a� W. L�ach--i3uyer/ er C;o,ntact �ersan Johr� I�f. K:�th�,�-Owz��r/Us�r = Tax Lot 800 � .- ---- --------- -- 6 r : �WF7id ,� K � . � I��Pi�' 1I�1 t�#. �S I 2 �4 4 . . . . / �.f i� . � _ .� V.. . � . . .. . . . �. �OL/ . . . i. . . , � . / ? . . �r�j. q � . . �� . �' . . . .. ��. � �VJ/11� e�Qo �. iJO.-"_ � .�..cJ' �6��M�Q� �� . � . . . . , . . �.. �� 4��1 , ..i ,55 Ac. __ 2� I.2A L, _ _ \ �$ '` � r_ /,� /� �2 ,� .�o �, ....---'"' �11�: �iG��FlN� �T. '� � ti a� w ¢�/ � �� O lr c�oT �� .+ �6.4 ' �5�.s 'Z .°�0 �t7'°� .�WICAT � \ 0� �VQ W (.00 } i � �H =_ � u O N ;. g �� 11 -.�,--� oo � \ �a., �+r ..3�Ac. o p,:f3Ac. ; :13aa 1 �4P �� 90� — \ \ p Id+46.ISP.C. i- o�," �s,��. �__ ao i �y�, 9 � ' ;. ,,� ��'' ' _ ,99Aa "� s;" �o�� . , � . "C .... O0� � y9��_ :. � f�/,� .�q��9� . � �. ��/b�\�. Sss 'ys . � a' � �� v/'n 6 3��r T .� . - . . �� s. o,: .� . Yj ��.. k �, J f� � g,�p '�o y 3U(� k'>>, � p_ � s (C.StJo;�l�:,�i} �'t f'/ � J� .29Ac. °� J w 'D �� p,,.. .. _ . � ,,,1.. . �. ��' . . . �/'♦ ,� �►+ a _ \,/ '�,/�� `,, �.� � - 21 �' s1 ' � ' �p� � \°-o o�°'�`"`� � � ��Q� �"'� `d � �� *°u � /. -,,/ � \� � � ��. � � � j e � �� nl., �/ ��.� �✓f' 'I / t , ,�A \^\ C�C� '!'1�� , .3�Ac. ��ll'' /� �� J r� 1 ��l�� ° y . �,: � ��II , ti_-�,� �. E , ��,� ii .� (�� n I j��' C `I `� sx° = II�I'' ,�� ./—`. .'�/ � .d ,4 � � 1 X �` �� '! � `ti�:. `: ? '�., `� '. � d'. ,\`, v y' \�yf .... W b� / .. � � � �. �� '� � / �� t j„w � �.--� � �ti�; _ � �y� �'� ��<J \.�r<< � �� R?9' � � ,��a�? � . g� '" � ; �l A ,. � r/ B ✓-- �'� � � ... � G��r ��. � '� ,,f 1 �-^� 1�:..J�'�, � �J�i�,.,.. .�� p, ti,� ,i � . , \ , �_"'"T' , � r � , � ' � `` / � � �O �.:� � X-;�` � ; , a . � ? j', % ��A� 7Ak LOT 2300 AI CAkCELLED � ti� ,� � '`'3 500 � 'L3dt3 "9 �Q9 ��i t�Q r � � {',p � ��Q� \ �� a �" � Z3+54.1TP.7. �.- �.6��.Q C . ��,r�,,\ � '. �� / � . � . � � . .. t � ' , `�r� i �� oQ . ! S�G MAF' a�,, �� ; � 3 Z S � i �'� �'�' \ ' \ � /. ! ��r � �� G'� j'G''t'P . . � � . . I��. . . d�/'� '��d' � �t�'�� 9b6��P�9 � 4 q � � .. � . . � � .. . . .. Q-S'U' J , u�- . GO�. . . � 3B� . � .. , , �1,�' � � _ _ i STAFF LtEP0I2T AGENDA ITEM: 5.3 ' TIGARD PLANNII�G COZIlrlISSION JUNE $, 19Ei2 - 7:30 P.M. FOWLER JUNTOR HIGH 10865 S.W. WALNUT, TIGARD, OREG�'N ,Tune 1, 1982 A. FACTS 1. General Information: , Case: CPR-2-82 (Comprehensive Plan Revision) I�PO ��3 ZC-6-8'L (Za:ne Chang�) �� Request; The appl.icant is requesting the Comprehensiv�e Plan Revision 'from Urban Medium Denisty to residential to Commprical Residential and a Zone Change from G-3 (General Commerc�al) to C-4 (Residential Commereial) �or the sit�. �. .� Attach A I � ) Recommend�tion; Based on staff's analysis and suxroundin� land uses, staff recomffiend's tha;t the Planniag Commissian recamm�nci Lo �txe City Council tYtat the Gompr�henr�ive Plan designatimn be changed from Urban Medium Density res9.d�n.�ia1 to General Gamncercial , �nci th�t tlie zone � G-3 (General Commercial) be retained. Applicant: Dick Mulligan 159.33 SeW. Bull Mountain Raad Ti�ard, Oregon 97223 Owner: James Maellffian Mary Ann Banky 12570 S.W. �rooksid� Tigard, Oregon 97223 L�ocation: The sub�ect site is generally located on the w�est side of S.W. Wal:�ut Street, �ust nnrth of Pacific Highway. Washington. Caunty A.ssegsor Map ��25-1-1BD, Tax La�t 2200. (Attach "B") Lot Area: Approximately 9,5$3 �quare �eet. Present Comprehensive Plan Designation: Urban Mec�ium llensity Resident3.a1 Presen.k Zon�:ng DesignaCion: C-3 (General Commercial) NPO Co�►m�nt: The NP0 4�3 members returned the request and str�ted that they would recommend that the site be zoned G-# �Residential Gomwerci�l). (See A�tt�ch "C"j Public Notices Mailedr Seventeen (17} notices were mailed. No comments had been received at the wariting o� thts repart. STAFF REPORT �PR-2-82 & ZC-6-82 Page 2 2, Background There have been not previous actions concerning this site. 3. Vicinity Informatior_ The surrounding land uses are as fo�lows: 7Che areas to t�e northeast, na�th and s�ur.�.�aest of th� sitp have been c�evel.oped for single family and multiple famrily uses and are shown on the ComFreY�ensive PZan Map as Urban Medium Density. The areas are currPntly zonec� A-12 (Multiple Family) and C-3 (General Commercial). The axeas t;o the south and southeast of the site have been developed for a var3ety of cammercial uses a1:id the areas are designated on the Compr.ehensi.ve Plan map as Commercial Highway. The ar�as are zoned C-� (Gexieral Commercial). 4. Site Information Prasently, �here is a single family house, garage and driveway an the l:ot. The }rard is presentZy fenced. B. APP�ICAB�E PZANNING POLICT�ES l. LCAC Statewide Planning Goals a. Cttizen Involvementt Goal 4�'1 - The intent of this goal is to insure the opp�rtunity for citizens to be involved in a11 phases of the planning process. Notices were sent to groperty owners af record ! wittiin 2SO feet of the site. ,A publlc notice was published in the ! Tigard Times on May 27, 19$2. N�'A ��3 was given the opportuntty to � review the reque�t. (See Attach "�") I b. Land U;se: Goal 4�2 - All applicable LCDC Goals and Guidelines, NPO �1r3 policies an�i 'rigard M�anici�al Code sections were cansidered in the rev3.ew of this application. c. Housing: Goal ��10 - It is the intent of this goal to provide safe and ecanomical housing for ttie residente c�f Tigarci. The proposed request would elimina4e the patential of adding 3 housing units to Tigard's houaiilg �tocko However9 staff q�xestions whether the site could adequately accomo�a�e 3 uni�� given �h� location of the existing structure and the City's current �andscaping and open space requirements. Another alternative would be to eliminate the existi.ng structure and construct a triplex. However, it wou�;d be difficult to replace �he direct loss in value of, the existing house by constructing only 3 units. _ _ ; _ � STAFF REPORT CPR-2-82 & ZC-6-82 Page 3 The construction cost and land value per unit with only 3 un.its are significantly higher compa.red to higher density housing situations I which take advantage of` econamics of scale. As an additional al.ternative, the existing strueture would be mai.ntained as a single family residential use. Staff believ�s that this is underutilization of the site given surrounding land areas and prababZy �would nat be �eonumically viable. _ d. Public Facil.ities: Goa1 �63.� - Public facilities including water and s�wer are adequaste, e. Transportation: Goa1 ��12 - The intent of this goal is to provide a safe, conveni�nt and economic transportation system�e The site would be aeces�ible via SoW. Walnui Street. All needed street improvement in £ront of the site will be completed prior to any commercia.l oecu�ancy of the �truc�ure. Otherwise, i.t is not anticipated that any cammercial use on zhe sita will substantially increase the traffic on S.W. G�Pa:Lnut S�reet. '� Zm NPO ��3 Policies a. Commercial Development Objectives 1) To regard the carrying capacity and safety of persons 'trav�eling on Pacific �Iighway �s the highest priority concer.n wh�n cansidering the ty�es of devel:opment to b� allowed ad�acent to the highway� 2) To avaid necessitating persons occupying the residential portlar�s of the Neighborhood to venture onto Pacific Hi�hway t� �ati5fy� their everyday shopping needs. Ttxe proposeci comm.erci�l site wo�uld access directly across onto S.W. Waln�.�t which directly intersects with Pacific Highway �ust to the south of the s_tteo Therefore, no additionaZ access points would ba created on Pacific Highway. 3) io show can��rn for the type of commercia� �hopping environme�t being created for the citizens of this cammunity. One stop shoppin;� and garking for canvenience comrnerical goods and services su.ch as grr�cexies, variety goods, cleaners, etc. is preferahle �� an intarspersal of such uses amang high�a� cnmmercial us�s sC�ung aloi�tg Pacifi.c Highway. Because of the many different property ou7ners along Pacific Highway, it �aould �e d3fficult to create one stop interconnected stopping areas along Pacific Highway. The site �Ls ad3acent to the commercial uses along Pacific tiighway and wou'ld be easily accesstble to a11 Tigard residents. STAFF R�PORT CPR-2-82 & ZC--6-82 Page 4 4) To provide employment opportunities within the City near residential areas. The pr.oposed commercial site would a11ow for a limited number of employment opportunities and help to support Tigard's economic base. i 5) To make c:ommercial development compatible with existing ad3acent residential portions of the Neighborhood, The character of the structura would not substantially change and therefore would be architecturally compatible with the surrounding residential uses. �) Policy 21. Deveiopffient will coincide �with the prov3.sions of pubYic streets, water anc3 sewerage facilities. These facia,izips , shall be (a) capable of adequately ser��ing all intervening properties as well as t�e proposed dev�lopm�nt, and (b) designed to meet Ciry and county standarda. I, As stated earlier, there are a�equate faci�.ities to s�rv3.ce th3s 3ite. 3. The applicant has listed num�rous policies from the 1971 Tiga�d Community Plan (Attach "A"). Staff concurs with the applicant's statements. 4. Tigard Municipal Code All of the requirement� of the Tigard Municipal Code w�ll be applied to the de�relop�ent ar redevelopment of this site during the �ite Design Review process. The�e item� will include parking, Zandscaping, access and �treet im�rov�ments. 5. Additinnal Staff CommeAits Staff rerommends that the comprehensive plan designation far the site �ie changed ta General Commercial wh31e retaini�ng the exist3.ng zone of C-3 (General Com�ercial). 2'he reason f.or staff's recammendation �.s as follows: 1. The surrounding land uses indicate that the area has been developed for general commercial uses. (See Attach °'D") 2. The proposed use for the site would be compatible with existing commercial uses in this area. 3. Staff does not feel it is good planning to zone c�ne small lot differently from surronnding zones. � ST,AFF REPORT CPR-2--82 & ZC-6-82 Pa�e 5 C. CUNCLUSYON Tlhe proposed Comprehensive Plan Revision and` Zone Change request comply with the applicable policies. ' CONDITIONS 1. T'he applicant/owner sh�ll apply �oY Site Design Review priar �o the � �ssuance of any per.mits on tt�e site �or commercial uses. 2. The applicant:/owner shall dedicate an additional l0 feet the width of the �' sub3ect property: Such dedication shall be completed on City forffis. ' 3. All necessary half-street 3mprov�ments plans sh�11 be submittPd, approved and bonded to meet the agproval o£ the City Engiaieer prior to the issiiance mf any occupancy per[aits .on �h� site. � _�/ ti Prepared by Approved b'"y`�./�'G��a�A"l J remy . Caursolle Frank A. Gu�rie ssoci e E'lan.n�r PZanning nirector � _ _ - - -- I �� ' R.�.B.AI�CROFT R.E.BkNCROFi P.E.,P.L.S, Q� �\�'r�"T�Tr�" J,H.SIGMUND P.LS, 67� �waJ�./�.i��l'�1,i.� K.R,KRIEGER P.E. i N c o R P o R A T E o R.M.O'BRIEN A.P,A, CIVIL ENGINEERS, H�IL�BORO.OROEGON 97 423 RS 2�� S��5� I� � � 1 L� � 5Q3/648•4101 COriPRE1�NSIYE PL.AN AHlLNUr1LNT t`��' � "� r.�� ana ZO1V� CHANGF C� 1 'lf (,.ri~ `�'"�i',-�+,yAR[,� Tax Lot 2200, Ma� �S1-2BU City of Tigard �1VTF�UI�UCTI�N fihis ��pli.cation ie a r�ques� �o change the Ti�ard Coniprehensive Plan from meditun density residential to cornm�rcial, and the zoning fro� A-12 to C-4 (neighborhood comm- ercial) for a 10,813 sc�uare �oot �ot locaied on the South sicle of I�alciut ,�treet, appr�a�c� imately 200 feet Y�est of Pacific Avenue (T�:hit�it "A") . FXISTING D]GUELO}'R�1EI�T Ta�e subject propert� is developed with a �,000 square foot 2 story hause, approximately �5 years a1d (Exhibit "B°t) . The house is in exrellent eonda.tion, and ttae property is Nell mafnt�i.ned anc� ian�scaPedo Properi;y to the South:, isest and Ivorth 4re develo}�ed with apar�- ment� and zoned A-12. Property to the Ivortheast and I:a�t are deve2oped wit� commercia� uses and zoned C--3. RE.ASON F`GR R�QUEST Z'he s�ecific reason foi^ this request ?� �:o com�ert the a:xistin��• sinhl.e fi1i:]llb' }1OL15C intc� an antic�ue shop. The lo�ation and az^chitectual cluali.tie� of the hou�c� ar� very compntib?e with this proposed use and existing residenti.al develo�rnenl; in the arca. 1'k�e only w3.y to accomp'lish this goaA i� to change the �omprehensive Plan �.nd Zoning tu Cammercial. ALTERNATIV�S The followix�g are fiv� alternaitave uses of th� subjec� �roperty. 1. T4aintaain the houss as a �ingle family x•esidence. � Commen�ta This alternativP i� undesirable as the value i� too hi�h to main�ain � it as a renta� , an� th� loct�i,ion as � sin�Ze fa�na.ly residence is poar. 2. .Acld 2 more living ui�its ta the proper2y. Conunent: Tla� existiaag A-12 zoriing wuuld allc�w 2 inor� units �:cv be built on thE J�raperty. liow•e��cr, 3.kze arctix,thct.�a1 :.i;�•le anca �l�.ce�ncaat oi' �.he taoure in the cen�,�r r�1' tia� ;�ra��ert�* are nut cor,aduea.ve to i:hi� �l�;ex�nati.vc. � Tk►e 2iuuse cax-►tuin� ar�e bathranm, 4 bedraom� rtind onc kitchen. Gonver- � �ion tn a 2 or 3 tamily sta°uctur� would b� eAp�enc�,ve at�ci im};raGtical. _. ._ w.,..n..,...K;,«»u..�:.,..�.,..�:..r.d...��:�:.�,.�,.�s.�,�m,....,�..� .� !�•� ,M� , .� �16��1� -� i ` . , �OMPREHENSIIIE FLAIV AI�4ENNUMENT ; �a�e - 2 - 3. Remove the house and build a tsew triplex. Gomment: Tt�is alternative is eCOnomieally unfeasiblee The locatian oi' ttae subject }�roperty would probably generate lower rents compared to m�re desira�ile multi�le family locations in the City. The contruct- ion r�uality of multiple family units should correspond to anticipated reni�.�o The prablem is that antici:pated rents in this case, may not a�3eyuately pay for new multipl� family improvements. The site is very small, and �an o�tly su�port on� triplex. It would be diffacult to replace the direct loss in value from removal of �he existia►g house by constr,ucting only 3 urnits. The construction cost and land value per unit t+�ith 3 un3ts aa�e �i�nificantly higher comp�red tn z0 ta 30 units which take aeiv�ntag;e of ecmnomics of scale. 4o Gonvert the house �o a c�mmercial use� Comment: This is tt�e best u�e of' the �uhj�ci pr�perty. The resadential eh�r� acter ��iii be naain�air►ed to �;ro-�ide a �;nocl tx•ansitional bufftir bei;ween �he intensive c�tnmerca�l uses ta the East �nd thE res,icle�tial use� to the tire�s�o Further, the hi�torica? �igni�icance of this �tructure w�*zll be n�ain�aanec�. The arctiii;ectual quality oi' thas house stand�s out i.n tt�� area, and preservation i�, in the ,�ublic in�terest. 5. i�ernc,ve the hause �nci 6uild a new c�muiercial �tructure. Ct�nament: Qenc:rall.y �c�mm�rcial uses maintain a �7°,� lot cavera�e which equals approxima�ely �ti500 sc�uare feet o£ floor area. The existin� house is a�pro�:zmate:ly the s�me size at '�',OUO sc�uare feet. `3'here�ore, removing 1.taca I1012SL' ar� pral�uh:1�� econ�n;i.ca113� unSeasible� �i:s �uplicati.r��; Lk�e �irckiii;ect.ual ctiaxact�r oi' ti�i� hot�se is not a Practical alternative because a�` the expense. Traditkonally antic�ue shops locate in �ld k�oe�ses to cx^eate a g�roper at�nosphereo However, if this anti�c�ue busi- . ra�,�s is da�continued in the future, the d�ous� would st�il be ideal for a. prof�ssional office. CONFUI�b�r1\CE ti,ITH TFI� T7�'�RU COAM1PTt�H�NS�Vi+., FLART The £o�loH�ing are: re1'er�nces b�f pa�e number �:o t,�r.c Neigh��rhood �J GOITI�I'�'ZICILSIVE' Plan which wab adapted iBt Y)ecean'�er ].y75.: A.) Pag� 1 - ;�pai•t�n�nt� k�er.e plaeeci alor.g anc7 adjacent to the r�ar of Dusinesse� �nd - �].a�x�;� tt�ur•ou�;h�ares tG act <�s � buffer for si.n�le #'amily houseso Comment: `1'h� �ubjec� pro��erty no lo��er acts a� a buffex for siai�;le �'amily __________ IY�uses because o.f ttie ea:i.5tiri� devc��:�pment �a�,t.errc it', ;,he ar�e�t. B.) Pa�e 7U - Goa�. 1 r.��is for variet.�� .aa h�iusinn ty�es. s . COMPR�HENSIVE PLAN XMENDI!'I�NT Page - 3 - Co�ment: � This amall 0.25 acre site ie not neces�arily in a desirable location for multipYe family housing. It can only produce 2 addiLional units, and a chan$e to commercial wn�ld be insigniffcant tio Che need for multiple family housing in the City. There are far better sites in the Citq that can more adequately support mu�:tiple femily houeing than th� eub3ect property. Further, variety in housing `►ould sti11 be provided in the surraunding area if thie application is xpproved. C.� Page 10 - Goa1 2 seeks to pres$rve the existi�ag character o� neighborhoods, and indicates that future development proposals should be sensitive �o the concerns of citiaens and the well-being of the City. Gomment: A commercial designation �vould provide a proper incentive to preserve the �re11 maintained character of the siteo A multiple family design- ation would not provide this same incentive. llo) }}age 10 - Goal 4 recogriizes that he�vy traffic imp�ct� xesidential value�, and that there is a need to mini:mize traffic conflicts and prrovide trans- por°tation impravementsp Comment: Conver�ion of thas pro}�erty tca commercial wi13 �rova.de ne�ded st�eet � improvement� ta b'alnut Street by providing a third travel lane. Aiso, the subje�t prnper�Ey is adequa•tely removed fa�om the ltalnut ai�d Pacif ic Iii�hway intersectioix so that new traffic impacts from turnin�; move- ments wi11 not be created. E.) Pa�es 10 and lI - Convenaent shopPin� shoa�l.d be p�rovided, but evithout ean#'licts to residential uses and the creation of �ra�'fic con�estican. Comment: There is a need for cammerciaJ user as ++�ell as mu14ip1e fami.l�* us�s, 'ihe subject pro�-�erty caxi more adequately sa�isf'y the need I or com►Ticr- ci.al uses t}�an mul�iple farnily because a� its smail size aii<1 goc�d location for conv�nient shappin�. Also, this development adequately addrer�ses the concern of provading comineresal development iti the area which is cocnpati'�le with residential develop�nent. F.) Page 11 - Residential densit3.es anci the amount o� �ultiple family land in the '� vicinity of Facifi.c Avenue were decreased compared to the 1971 Tigard �, Community i'lan. TY�e reasons are as fc�llows: 1. To retain the �aburban quality of #;he area. 2. 7'o provicle an alternative to hagher detasity for families which ds��ire larger lots and who are wiYlin� to support the com��aratively higher cost of public services a5sociated k•ith �.o�ver t2ensitYes. 3, To ��rnvicle more o�en space i.n tnul.ti.ple family cl�velopments. �oriment; �'he C�mxarehensi.ve I'ldn identifies a neec] to lima�t the amount of mul�- � iple f�tmily d�v�lopment in the �rea. �'his xPglication helps �satasf,y thie need by removing a ,��al.l �ultiple family parcel Glose to Pacific Avenu� whic?n 1=ickr; adequate Qpen spac�n CC1MI'RFHENSIVE PLAN AMENDMENT Page - 4 - G.) Pages 16, 17 and 18 - the property at tl�e intErsectioias of H`alnut, �Gaarcle and Pacific Hi�hway were de5i�»ated hi6h�r densities because they were deemed inappro��riate for single family use, anct because their direct access to Pacific A�enue recluces traffic on local nei�hbor- ho�c] streetso The clensity of these areas w•ere decreased from 19 to - 38 units per acre, to 12 units Per acre because of the lack of open sp�.eeo Multiple f.atnily cievelopment is a living environment and its "Liveabi�.ity'' is a primary con�cern of the plan. The plan states that a desirable living environmen� decreases turn-over, promotes more permanent residents and encou�rages better maintenance of the site. The plan furthe� states thai> adec�uat� sli�tances from commereza� e�c��,s s�:a.li Y�e prov�ad',z�la as w'�11 as on r�te r�cr�aticn an� ad�equate landscuping. Comment. The subject property can pravide a m�re appropriate buffer between resic:lential and commercial uses than the existing Circle "K" �4arket to the Lasto Ij'urther, i.t c�oes not offer sufficient residential ''Zive- sibili.ty"' as identified in the Camprehensive Plan. �.) page lII - �k�e Comm�rcial ob,jectYVes call for carrying capacity and safety of p�rsons traveling on Pacific Iiighwa,y as the k�ighest priorities� that �oncern should bc� shown for the ty��c of ea�m�rcial shopping envason- n3Pnt credteca, that on� �top Gha�pin� for con>>emience ��ods i.s de- sirable, as oppoGed to interspersal use� a]ong Pacific tii.g�rway, that em�l,ayment o�portunities near resiaentiaY a.reas should be provicied, and th�it comRnereial developments sha17. be �ampatible x�ith existing re�sici�.�ntial uses� Cammr.�nt: Thca averd�e 7)aily Traffi�r wo�ume of i�'alnut Street is �1,52G vehicXes �' j�er clu�'. The �eak hour i;r�ffic i� 234 at A.ri. �nd 414 at P.A90 Tt�e 19�JU projectiar�o �re 10,000 vehicles per day. The current capaci�y af l�'a.lnut adjacent to the subject property is at least 8,000 to 10�000 vehicles per day. This propor�al will not overload Walnut Street and anticipated traffic wily not significantly impaet �xi.stang residential usesa COA�9UNITY N�ED Al��j(�R F't'?'.I;IC I3£;hT��IT ', Z'here �re F�ub2ic n�rds ��nc] benefits i`rt�m bot.h commercial and multxple family housing. Nowevea^� the subject, prUperty, ��s mentiunEd t�efore, mare adec�uately satisfies tt►e need for couunarcial u�es, than multiple fam�ly zases. The loca�aon, the adjacent commercial uge�� and the smal] size o:f thc� prvj�er•1;y are not ne�esharaly der�iraUle for multiple family� kiousin�;. There is a ncaetl to propez•7.y locate cammerci,al uses, increas� the tax base af the Git3� and prcrvi.de 4�ileyu.<ite shc>p�i��; a��ro.rtunitie:. These sPecific c�mmunity needs and pub- �.ic k�snefi�s outweigh �the need for 3 muli;i}�le fdn�ily hQUSing units ir► th�s r�articular ca��. �'Z�e ovea'ull neeQ #'c�r t3oth cvr�un�arcial axr�cl multiple fan�ily hausing in the City is cliffi.cult �,c� adequately aciclrc+�+� ir� t2ae �cope of tl�z� re��orf.o This n�:Ed shau]Ld be addressed by the City ciurin� i;,h.e rna�jor r�evi�icrn5 t�a th� �<�m�rel�ensive Plaa whi.ch are now in prc>�xess. Dux�ing tbe inter�ni�i�, howev�ex�, there ��, no sr��ciiic need to burc3ep the ap�lica��t of this a�pliaation by rlelayin� thit; ilecision until this major awenclment process is completed, as COMI'REHENSIVE PI,AN AMENUMENT Page - 5� this site is very smaal, and multiple family construction is currently very slowo The task of finding an alternative site within the Gity for 3 additional units to replace the subject property �hould be relatively easy for the City, and can be easily accom�- lished prior to the next housi�g constructi:on cycle. For the }�urposes of this applica- tion, the follow�.ng excerpt from p:�ge 31 of the Tigard H�using Plan shows that within th.e three contiguous NPO's (1, 2 a�r1 3) mulLiple Fa�►�ily contain� 99G of the total acreage, compared to 6y6 in the City as a whole, and that co�nmercial comprises 1�;� compared to 11�6 in the �ity as a whole. These statisties show neither a shortage or an over-suPply in either c�tegory, compared to the City a� a whole. APPFNDIX H LAI�7DS BY COMPREHENSIVE 1�LAN AND ZONE CLASSIFICATION . WITHIN THE DElASLED PLAN AREA I�LAN DESIGNATIONS BY NPO (January, 1977)+ n,�:> �L.1�" � DL•,r1 n -i�;�uf.l. ' :�i.� �ft '�r1L : ,li:.. '; r -_ 1 358.79 acre ' S0.58 123,32 29.89 5&1.53 2 209.87 I 86.b2 50.51 7.7] .76 513.9G 3 673.25 25.�] 45,52 0 7-3�1.18 4 160.3$ 33.•1G 307.92 41.74 56:i.00 _ .—l:_ . 5 363,f3 7.OU.22 41 ,3� � 61fi.38 �� 112;�.�3 � � 6 1230,9�i �8.43 25.94 0 130�.35 7 933.87 20.74 10.00 0 969.71 T01'AL� 3Q95.87 68x- 3f5.G6� f�ry G04.U1(llro)� 561 .72(]5��) � 5?77.26*� * Cit�• �1' 'I'i�ard I�lan I)esign,�fionr, +• Ex�st�n�; Str�:e�t.� are nat lncluded in Total Acreagr • CHANGES IAT Tki� aRF.�i tr11IG1�I JUU`I`II�`Y '.�;IIS l2EC�U�ST The �;ubject pro}�erty h�s beeta isolatecl :froni Lhc� c�t:veldpment Iratter►� in t,he areao 'i'hi� isolativn justifies th� i.nappropri�tte n��Zl.t:i},le f<<tnily I<<nc3 Ll:iG' !�E'S1�„*17�:�10[1 af i:he 5�tbject property. The need �;o ��z�•t�ez^ve tlTe li�storical charact��~ of tt�is l�rousc H��s kiruir��t��y nc�t consic�ered whe� the �i�,e w�s ori�inally desi�nateci mu:lti��le familti�. !i'u1'thC*�� otenti.a7. land �'or new commarcial iz�es in tt�e axca .�r� siRn.i.�fc�ntl�� l�tis cam�,ared ta potenti�tl land for new m�ltipl.� f�mily us�s, COMF'RFE�ENSIVE PLAN :AI�IENDMENT Page - 6 - �'HE S4JIT:ABILITY OF TliIS SITE COMPA�2rD T0 OmHER LOC�'�TIONS There are no other ].ocata4ns in the area that have the same historical characterifitics of the subj�ct property, Other properties may be available alon� Pacific Avenue, but th� conjestion and the environment are not com�atible with this proposed antiyue shop. IMPACTS Oii' ADJACENT �'I�OPEI2TY There wi�.l not be any negative impacts to adjacent property� as already explained in this renartp The si.te is sufficiently large to provide more than adequate perimeter landscaping, and the small size of the property, in conjunction with C-�, neighborhood commercial zoning, should provide suf�icient li.mits on the intenszty of development. IPdPACTS ON WUDLIC S�I�YIC�!.S AND FACILITIF'.S A fu17: ran�e of public services and facil9.Y.i�s, incluc3ing tra:nsPartatian, are aclequate and avaYlable to this site,., The house is eonnected to put�Zic seH-er and waterq and a fire hydrant is within 180 feet af th� �ite� �.Ci�C�G?�iLS Gnal 1 - Citi�en Involvem�nt - Thxs w9.].]. be ach,ieeed during the review procedureo Goai 2 - Land L'se �lannin� - Adequate f'acts and policies are available to make thi� land use deci.�;ion, and no except;ions to the Goals are ne�essaryo Gaals 3 and � - Agriculture anci Fore�try - N/A Goal � - U��ta Spac� - This site cioes nQt contain open space in need of pr�s- � erva-tiora. Further, this site is nc�t adequate in si�e tn provide suffici�axt open space for multYple famxly resi- ciential usesa G�oal 6 - Aix, �Vater and Iand Quality - This de�elopment will help reduce shopping trips to other ca�i�s which may �educe auto air g�ollution. Goal 7 - Natural._Elazards - 1�/A Goal 8 - Recr�atio,�a1 Needs - Tlaxs sit� is no't �ufi'icient i� size to accommudate multipl� � fami.ty recreation.ai ne�eci.s, Goal 9 - Eaonr�my of the State - This �raposal u�il�, help di�rc�rsify the cconoml', increase tYte t�zx base o�' 1;he Cit��, a��d encour��;e needed commer� cial us�s. Goal 1{� - �IouSing � 7'his proposal will �limin��e �i Y,ptent.ictJ. :�ousing units. lic;wever, � ac3�quate alternative l.oeution�� lar thesc: 3 units are avuil�b?.� tllruu-- ghout thc1 City� as a�posed tc� i.l�c rrcr�� 'eM� �;ooc� locatiUtYS uvti.il.ak�l.e Sor commercia� uses. '!'he subject pxoperty- a.s unir�ue and signa.ficantly C =--- -- ---- C01�4PREHENSIVE PLQ,N A1►IEAJDMENT Page - 7 - different from �djacent multiple faa�ily Iand. Adjacent multiple family praperty is already develo�ecl and specifically designed for multiple �'amily lavii�g. Conversic,n of this a�jacent property to commercial woulcl be c�ifficult which Practically eliminates the poten�ial of setting a precedent of encauragin�g other multiple family land to convert �o comm�rcial in this area, (;o�l 11 - Pub�.ic Services and Facilitae� -� They are al? adec�uate and avail;able, and no { _ impacts have been identifiedo i Coa1 12 - Transportation - This proposal will help provide needed transporta�ion !, improv�ments that are in the publie inteme�tv Further� nd ; significant transparrtation impacts ha�re been identified as � previously indicated. i � �oa�, Z� - Ltier��• Gonserc�cation - This proposal will help decrease out of town stxopping� � �Cri.ps which may con�erve energy. G�al 14 -- Lrbanizataon - N/A j � / i �� .� � �,, �,� � . 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'� � � � �y . � I�Q n �_5.11112� �e Fp� �, E� � � � .� � �T', 1 r � �� a�� r .r�� r�� s�� (�� . � � .�ti `'' �. ,,° ' ' t°' , �'�� 37 . � . °� � 4 `� , � ��- 9 " .• o �' rf�,��/� 27d0 � �r. ' � �� •°��19�G `"°y6'� ,' �,� :3SAc. yD�.s � `'�. ;` '= � :5'��Jc. �i�3 . 4� � � . Ja�Cy � . �� . .. S �� . 1 �` 2800 � � "u , °�,cb ` .2�6 A� , w 2900 �6 . � � J ��/� i .32Ac. 1� ��j `hti• � �� ;r' � c� �/� •� .z4a�. � �. �� , 1�i� J'� �b�`, ��'ir� � R '1' "' �100 �� , �.��v ��`� �� a h�b�"N t �� _ _ , , Minutes- NP03- 4/2'!/82 1 . Minutes approved 2. Mr.' Mil:ligan gresented a slide show to support his requeat for a zone chr�nge �'or �rc�perty on Walnut Street by;,P�.cific Highway�. The propex��y lie� between the circle K and apartments and is occupied : by a house. He would li.ke to 'use the house as . a�n antique ehopa ' Mr. Mi1li�an requested a zone change to permit comme:rcial use. NP0 3 voted to defeat a motion to recomrniend a zone change to C-1}. The vote was unanimous . The NP0 did vote unanimously to recommend that Dick Milligan pursue a zone ehange, �robably to C-I:�:. 3. The director of Public Works , Frank Gurrie, de�cx�ibed the Compxe- hensi,ve Street Pian nnd ite purpo��, which 'i� to ic�entify city rorad� and prioritize the sqstem: acG�rdi.ng tc� ultimate 'needs . !�. Liz Newton ds�cx�ibed tha Cc�pmrehensivo Plan Draft far Hausing. TYiree copi�s ware passed out to members of tkze NPO. The draft �arov'ides data and policies in, existan.ce. Ms o Newton. said NPOs w3.1.�. be dsal�.z�� 'wa.tki Ck�apter : 5. She recommended that �rhen we read the plan. wtQ keep in m�nd what aur goal� ara �or NP0 3. �, An aranousicemsn.t wa� made conc�arn�.ng �upcom�.ng i.nt�rviews for I1P0 3 maxnb�x�s . ' In�erviews wi�.l be April Z$, betwPen 1�.;30P.NI� and 6°Op. 6. Li� Nsw�on meritioned that city p�licy is changing to allow amall ��.rce1 �.nne�,ation� . Z. A aluestiot� �:nd an��aer p�riod was held concerning conditiona7. use. Tho NP0 recammender� a ch�.n e in 18.72.031 G ta in,cluc3e1�ad�aeent � '. prope�tias for eompatibil3.ty.�� . An: �announcem�nt wa� made th��:t ther^e will k�� a pu�alic he�.ring coaicarning tho Bu.11. Mt, zons c�Zan�e diacussed dur�.ng �he la�t NPQ zn.eetin�. The hearing is May 4 at 7:31� P.M,with the Planning Commissio 9, A qu�a�i�n vras raised by a maenb�x� cancerning NPO 3 �o�e designati�ns and city zane desi�n.ations �ox� NP0 3 ar�� . The two rnaps do z�ot match. 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'�- . . . . q'.._ . . . . . . . E �Y f _ J— _ _ a O J . . . . . . _. � . s B i S 6� . ' 'e� . . . . . . . . 1B s 35 4� . .e , . . . . . . .. .E. :- . . . . s , SEE MAo , � . _. � 3200 � 2S 1 2C8 �� J,. � s. :/BAc.:J � � . . . . �.. . . . � / . .. .. � o . . . . . . . � . . . � . ��} ec • � . � � . . � � . �. � . . . . � � - � � 1,j �' � i . � .. � � . � . �� . � � - .. .. . . � . � .. � . . .. � � � . � .. � . . . . . . . . . . . �.. .. � : .. �.. . .. . . � � . ..�. ..� � .�� . . .. . . . � _'___._"_ : ....:�. .... ..� .... ..... _...� �._..:. ..�-.�--� �—�- - . � . _ . . . . � . .... �..,_.__ ' - � . . . � __-' '. . . . . . , . . . . . . .. . . . . ,. ... . . . . .. . . . .. . . . . . . . .. . . . . . . . . . I . . . . . � ..._.. �_�:. :.� .�. ... .'.. � �. �, �� June 4, 1982 ' MEMORANDUM T0: Planning Commission FROM: Planning Department SUBJECT:_ Sturgis MLP 23-81, 13055 S.W. Hall Blvd. A-70/80 Zoning District S��t� h�s att�rript.�d tG rec�ns�z�uc� the c�iscus�i.�n and action that was taken by b�th the Planning Commission and City Council during the approval process of the developmEnt standards for the A-70/80 zone. During the �pril. 17, 1981 Planning Commission meetin�, there was considerable discussion about the type and location of a convenience center within the senior citizen housing complex. Most of the concerns raised by the Planning Commission and NP0 ��1 were the fact that an exter� _lly designed or separate convenience store would generate excessive traffic within the housing complex, creating a more undesirable livin� situation for the residents of the complex. Tt was stated that the convenience center should serve more as a complex commissary rather than a convenience store within a separate structure. To cl.arify the intent of the langtza�e within the proposed ordinance, Aldie Howard, the former Planning Director, proposed new language during the public hearing. That lan�uage was as follows: "Convenience retail facilities offering srevices to these residents shall be enclosed with the main living unit and shall be separately considered, and stand on its own merit related to parking and traffic generation.�� This ordinance, with this new lariguage, was then forwarded to the City Council. The convenience store issue was also discussed in detail during the April 27, 1982 City Council meeti.ng. And, once again, the language was changed. That proposed change was adonted and is the existing langua�e in the ordinance. It reads: �'Convenience retail facilities affering services to these residents shall be c;onstructed internally for the use af the residents of the complex." After listening to b�th of the Planning Commission and City Council tapes, it appears that it caas never the intenr. of` those hearing authorities to al.low for a separate canvenience store structure which would generate addii;ional tr�ffic onto the complex. Tn addition, it was the intent of both hearing authorities that tY�e clinic area an site �ould be developed as a separate structure. Therefore, based an t�e intent of the hearin� authorities, a separate convenience store structure could bE located within the complex. � = --- ----