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Planning Commission Packet - 10/19/1982 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. it AGENDA TIGARD PLANNING COMMISSION OCTOBER 19, 1982, 7:30 P.M. FOWLER JUNIOR HIGH SCHOOL, LECTURE ROOM 10865 SW WALNUT STREET, TIGARD, OREGON 1. Open Meeting 2. Roll Call: Chairman Tepedino , Donald Moen , Craig Helmer , Mark Christen , Roy Bonn , Phil Edin , Bonnie Owens , Cliff Speaker , Deane Leverett . 3. Approval of Minutes from previous meetings 4. Planning Commission communication 5. Public Hearings 5.1 MP 1-82 - Bonita Firs Major Land Partition 5.2 ZC 18-82/CPR 4-82 - JB Bishop 6. New Business 7. Other Business 8. Adjournment T I G A R D P L A N N I N G C O M M I S S I O N October 19, 1982 Regular Meeting 1. President Tepedino called the meeting to order. at 7:38 p.m. The meeting was held at Fowler Junior High School Lecture Room, 10865 S.E. Walnut Street, Tigard, Oregon. 2. ROLL CALL: Present: President Tepedino, Commissioners Clifford Speaker, Mark Christen, Deane Leverett, Roy Bonn. Arriving at 8:00 P.M. Commissioner Edin. Excused absence: Commissioners Don Moen, Bonnie Owens. Absent: Commissioner Richard Helmer. STAFF: William Monahan, Director of Planning & Development; Elizabeth Newton, Associate Planner; Ken Elliott, City Attorney; Diane Jelderks, Clerk Typist. 3. The minutes from October 5, meeting were considered. Commissioner Bonn stated his comments regarding the Engineering data for Item 5.2 under Commission Discussion and Action were not included. (staff inserted his comments on original copy of minutes.) Commissioner Bonn moved and Commissioner Speaker seconded to approve minutes as corrected. 4. COMMISSION COMMUNICATION • Commissioner Speaker informed the Commission that the Sensitive Lands Permit M 2-82 for Jadco Chemical had been denied by the Hearings Officer. The fill is to be removed no later than November 15, 1982. Staff added that Mr. Duncan, owner of Jadco Chemical, had filed an appeal to City Council. 5. PUBLIC HEARING • President Tepedino opened the Public Hearing by reading the usual statement of authority for the procedure to be followed in the meeting. • President Tepedino requested staff to address the letter from Mrs. Bishop regarding metal structures. Director of Planning and Development, Monahan stated that this was a private matter among the neighbors of a residential area and the only restriction would be in the deed of the property. Discussion followed regarding the type of structure Mrs. Bishop was concerned about. Associate Planner Elizabeth Newton stated that the size of the building would be limited by the set back requirement governed by the zoning of the property. 5.1 MAJOR LAND PARTITION MP 1-82 BONITA FIRS NPO #5 A request by the City of Tigard for a Major Land Partition to divide a 9.25 acre parcel into 4 sections and create _a public right-of-way. The property is located at 7955 SW Bonita Rd. (Wash. Co. Tax Map 2S1 12BA, Tax Lot 5600.) ■ Associate Planner Newton presented the staff recommendation for approval of the Major Land Partion with the condition that all public streets within the project shall be monumented. • Commissioner Speaker requested staff to clarify the meaning of the term "monumented"; Associate Planner Newton stated the property had to be surveyed and marked with monuments. • NPO REPORT - No one appeared to speak. ■ PUBLIC TESTIMONY - No one appeared to speak. ■ Commissioner Speaker requested staff clarify the location of streets. Associate Planner Newton outlined the street on a site map for the Commissioners PUBLIC HEARING CLOSED COMMISSION DISCUSSION AND ACTION • Commissioners Bonn & Christen favored the partition. • Commissioner Speaker questioned if tenants were aware of the changeover to condominiums; Associate Planner Newton stated renters were informed prior to renting that the units could be converted to condominiums. ■ Commissioner Bonn moved and commissioner Christen seconded for approval of MP 1-82 with staff recommendations and condition. The motion was approved by a unanimous vote of Commissioners present. 5.2 CPR 4-82 COMPREHENSIVE PLAN REVISION AND ZC 18-82 ZONE CHANGE JB BISHOP NPO A request for a Comprehensive Plan Revision from Commercial ( Professional General Commercial to General Commercial on Tax Map 2S1 2CC tax lots 200 & 500 and from Commercial Professional to General Commercial on tax map 2S1 2CC lots 100, 801 & 900. ■ Associate Planner Newton made staff's recommendation for approval with the following conditions: 1. The improvements to SW Pacific Highway and the access points from the site to SW Pacific Highway shall be approved by ODOT prior to issuance of building permits. The ODOT approval shall be in writing and shall be accompanied by a plan. Page 2 PLANNING COMMISSION MINUTES - October 19, 1982 2. A maintenance agreement and plan for the frontage road and island shall be submitted with the application for Site Design Review. 3. The applicant shall apply for Site Design Review. The Site Design Review application shall include elevation sketches showing proposed screening from abutting residential neighborhoods and a letter outlining the disposition of the existing right-of-way which the state intends to dedicate to the property owner. o President Tepedino requested to staff in simple terms why this is a good proposal; Associate Planner Newton explained that property was located on Pacific Highway with the front portion zoned Commercial Professional with the back portion General Commercial. This change would make the property all one zone, General Commercial, and could then be development as one project. The Developer already has tenants who are interested in leasing. o NPO REPORT - Gary Ott, representing NPO #1, read a letter from the NPO supporting the zone change and Comprehensive Plan Revision. PUBLIC TESTIMONY o APPLICANT - Dennis Brun, Brun Moreland Christopher Arch. , 1020 S.W. 10th, representing J B Bishop, stated they were in agreement with the staff report and would not be making a presentation, but would be available for any questions. OPPONENT o Carolyn Eadon , 13645 S.W. Steven Crt. , expressed her concerns regarding traffic congestion and did not feel the need for additional retail stores. She stated they would not have direct access to the project and that it would only increase foot traffic, littering and vandalism. She was concerned with losing the buffer which would increase noise during and after construction. She did not feel land should be developed just because it was available. o Marta Frank, 11825 S.W. Wildwood, read letters from Christopher Eadon and Roy Brown into the record opposing the change stating that their major concerns were the buffering for the residential area and traffic congestions. She continued by stating she opposed these change because presently there are thousands of sq. ft. of space for lease already in Tigard and didn't feel we needed more. She also questioned if there had been a traffic study done recently. o Doug Voss, 13355 S.W. Cresmer Dr. wanted to go on record opposing this development because of the large traffic problems. He did not feel an extra traffic signal would solve the problem. He also felt vandalism would increase. Page 3 - PLANNING COMMISSION MINUTES - October 19, 1982 o Mrs. Donna Voss, 13355 S.W. Cresmer Dr. , was concerned because her property abutted this development and she does not have a fence to protect her property. She felt we have enough shopping centers, she further stated, however, that if this was approved she would like a buffer between her house and the development. She stated when she bought her house she understood the property was zoned for Professional Use and feels she would lose the use of her yard with a retail development. CROSS EXAMININATION AND REBUTTAL o Mrs. Frank questioned if there was a greenbelt area proposed in an earlier plan; JB Bishop responded that he would be leaving about a 20 ft. strip of trees that would act as a buffer. He would be responsible for maintaining it, he said. o Dennis Brun, stated that the property closest to the residential property is already zoned C-3 and only the front portion is Commercial Professional. He continued that office space was not feasible, but the site is highly desirable for retail lease. They would only be adding one access which would be a 40 ft. driveway across from Pietros Pizza. He did feel development would make an adequate buffer. He stated a traffic study had been done and would be submitted at the appropriate time. o JB Bishop, 10505 S.W. Barbur Blvd. S-303, stated that all the property is under one ownership, which totals 12.06 acres of land and has a high market demand as Commercial Retail. The development would provide approximately 230 jobs and would take 6 to 7 months to construct. He also had a traffic study done and both the City and State approved of the accessess. He stated he was committed to work with the neighbors and to insure sufficient buffering. He then explained how he had accomplished this with another development. The development would be constructed so that the front of the building would be facing away from the residential area. o Commissioner Edin question where the loading docks would be situated. Bishop stated the Emporium was 65 feet and the Bi--Mart Store was 60 feet from the residential area with loading docks in the rear, but would have restricted delivery hours. The grocery store loading dock would be on the North side which abuts a service station. o Mrs. Frank question if there wasn't already a shopping center going in not far from this site? Bishop explained that the Main/Street development, which he owned, was a different type of shopping center. o D.Lscussion followed regarding the use of the NPO in reviewing developments and how property owners would be notified during the Site Design Review. PUBLIC HEARING CLOSED Page 4 -- PLANNING COMMISSION MINUTES - October 19, 1982 COMMISSION DISCUSSION AND ACTION • Commissioner. Hdin stated he had been a original member of NPO 01 and was surprised to see the property was zoned C-3 and thought that it was zoned CP because of the traffic congestion. He was sensitive to the neighbors feelings, however, need was not an issue the Commission could address. He was not totally comfortable with the change, however, the NPO did not express concern against the change. • Commissioners Leverett and, Speaker favored the change to bring the property all under one zoning. • Commissioner Christen stated that he knows the developer personally and did not feel the neighbors had to worry about the buffer. He knows the developer will work with them. • Commissioner Bonn was happy to see this size of parcel being developed at one time as it reduced the number of potential access points to Pacific Highway. He did not like to see property split zoned. • Commissioner Bonn moved and Commissioner Speaker seconded to approve the Comprehensive Plan Change CPR 4-82 and Zone Change 2C 18-82 per staff conclusions and recommendations. • Commissioner Speaker questioned the accessibility of the access. Mr. Bishop stated the signal would make it easier for entering and exiting from both this project and the one across the street. • President Tepedino questioned if a sport center had once been proposed for this site. Mr. Bishop stated a roller rink had been approved for the area, however, financing made it impossible to build. The motion was approved by a unanimous vote of the Commissioners present. NEW BUSINESS • Bill Monahan, Director of Planning and Development distributed two documents. First, he mentioned the Citizen Involvement Element which the CCT had reviewed and recommended to be sent to the Planning Commission. There were two modifications, the NPO map and a chart that shows how the public could participate in the process. The Planning Commission will review this Nov. 9th. Second is the Tigard Development Code which will be considered by the City Council in December. Mr. Monahan suggested that the Commissioners form a sub-committee to review these documents with staff. Mr. Monahan reminded the Commissioners of the November 1, 1982 study meeting with City Council. They would also be reviewing Floodplain/Greenway and Parks and Open Spaces. Page 5 - PLANNING COMMISSION MINUTES - October 19, 1982 OTHER BUSINESS • President Tepedino reminded the Commissioners to fill out their questionnaire forms and return them to the Planning Dept • Commissioner Edin questioned if the fill on North Dakota had been ' checked into. Associate Planner Newton explained that they had requested the files from Washington County and that Mr. Ross Van Lue had sent them the file, He stated that he had made a mistake in his letter to Barbara Priest. Presently the Public Works Dept. is reviewing this matter. • Commissioner Bonn questioned if the bridge on North Dakota was scheduled to be replaced; Associate Planner Newton stated not to her knowledge. • The Director of Planning and Development Announced that the CCI meeting would be Thursday, Oct. 21 at the Senior Center. He stated that they had been having a good turn out. There will be a discussion on housing density at the Thursday meeting. •- President Tepedino encouraged Commissioners and Citizens to attend. Meeting Adjourned 9:00 P.M. /' 0 -� Diane Jelderks, cretary T ST: Fa: epeeino, P anning Commission President (File 0428A) Page 6 - PLANNING COMMISSION MINUTES - October 19, 1982 , _ . . . . . . - - . . . . . . . 1 't. PLANNING COMMISSION ROLL CALL MEETING Date /09,43a: Prank Tepedino V Clifford Speaker 0, • ----- . • Don Moen 17 , . Alkifieo rfiC2 I Mark Christen L/1 .ii-4.0.:::arrdia,a441411— • Richard Helmer k14 II Bonnie Owens Cie 1 , 1 Roy Bonn r I . 1 TIGARD PLANNING COMMISSION OCTOBER 19, 1982, 7:30 PM FOWLER JUNIOR HIGH SCHOOL, LECTURE ROOM 10865 SW WALNUT, TIGARD, OREGON PUBLIC HEARINGS 5.1 Major Land Partition MP 1-82 Bonita Firs NPO #5 A request by the City of Tigard for a major land partition to divide a 9.25 acre parcel into 4 sections and create a public right-of-way. The property is located at 7955 SW Bonita (Wash. Co. Tax Map 2S1 12BA, Tax Lot 5600). 5.2 Zone Change ZC 18-82/Comprehensive Plan Revision CPR 4-82 JB Bishop NPO #1 A request by JB Bishop for a Zone Change from CP to C-3 on Tax Map 2S1 2CC lots 900, 801, & 100 and a Zone Change from CP/C-3 to C-3 on Tax Map 2S1 2CC lots 200 & 500. Also a Comprehensive Plan Revision from Commercial Professional to General Commercial on Tax Map 2S1 2CC lots 100, 801, & 900 and a Comprehensive Plan Revision from Commercial Professional/General Commercial to General Commercial on Tax Map 2S1 2CC lots 200 & 500. Property is located on the east side of Pacific Highway approximately 1000 feet south of Garrett. 1 STAFF REPORT TIGARD PLANNING COMMISSION AGENDA ITEM 5.1 October 19, 1982 Fowler Junior High School-Lecture Room 10865 SW Walnut Street, Tigard, Oregon October 12, 1982 A. GENERAL FACTS Case: Major Land Partition MP 1-82 Bonita Firs NPO #5 Request: For a major land partition to divide a 9.25 acre parcel into 4 sections and create a public right-of-way. Applicant: City of Tigard 12755 S.W. Ash Avenue Tigard, Oregon 97223 Owner: Robert Randall Co. 9500 S.W. Barbur Blvd., #300 Portland, Oregon 97223 Site Location: 7955 S.W. Bonita (Washington County 2S1 12BA lot 5600) Lot Area: 9.25 acres Recommendation: Based on material submitted by the applicant, applicable goals and policies and staff's field investigation, staff recommends approval of MP 1-82. NPO Comment: There had been no written comment received from NPO #5 at the writing of this report. Background: Ordinance No. 79-24 was approved on March 26, 1979 changing the plan designation from R-7 "Single Family Residential" to A-12 "Multi Family Residential." On July 8, 1980, the applicant received approval of a site design review. Area Characteristics: The surrounding area is developed for residential uses, primarily at R-7 and R-5, Single Family densities. Site Characteristics: The site is fully developed. There are 74 multi family units on the site. Full half-street improvements have been made to S.W. Bonita Road and S.W. Fanno Creek which divides the property and is also improved to City standards. The major land partition is required because the land is being divided by a public street. In addition, the applicant has filed a condominium conversion with the state to allow for individual sale of each unit. Staff Report MP 1-82 Page 2 B. APPLICABLE GOALS AND POLICIES 1. LCDC Goals and Guidelines a. Citizen Involvement - The intent of this goal is to insure the opportunity for citizens to be involved in all aspects of the planning process. In the case of this application, all property owners of record within 250 feet were given written notice of the date of the hearing. In addition, a Public Notice was published in the Tigard Times on Thursday, October 7, 1982, giving the time, date and location of the Public Hearing on this matter. b. Land Use Planning - All applicable LCDC Statewide Goals and Guidelines, NPO #5 Plan Policies and City of Tigard Municipal Code Provisions were considered in review of this application. c. Housing - The intent of this goal is to provide affordable housing to the citizens of the state. The partitioning of this project should provide housing at less cost than standard single family lots. First, the lots are smaller than the standard 7,500 square foot subdivision lot and secondly, the attached unit construction is less costly to build and more efficient in terms of energy consumption. d. Public Facilities -° The intent of this goal is to insure that public facilities to the site are adequate. Sewer is available from the main 8" line in SW Fanno Creek Drive. Water and storm sewer is adequate to serve the site. 2. NPO #5 Plan Policies POLICY 10. The maximum overall density of development will be 12 dwelling units or 29 persons per gross acre. This amounts to a standard of 2,500 square feet of land per dwelling unit allowing for streets and other open space. Some areas will have a lower density owing to topography or existing development patterns. POLICY 11. Urban medium-density residential areas will be developed with paved streets, curbs and gutters and walkways, according to City or County standards. All utilities will be placed underground. POLICY 12. Development will coincide with the provision of public streets, water and sewerage facilities. These facilities shall be (a) capable of adequately serving all intervening properties as well as the proposed development, and (b) designed to meet City or County standards. POLICY 13. Site plans will provide for adequate open space to (a) protect adjacent properties, and (b) provide ample yard space for residents and play space for youngsters. POLICY 14. High design standards will be established for signing and appearance, including the landscaping of setback areas and the designation of access points. Staff Report MP 1-82 Page 3 POLICY 15. Apartments should be located to produce an optimum living environment for the occupants. Development criteria should include: A. Buffering by means of landscaping, fencing and distance from commercial areas and major traffic carriers such as Hall Boulevard. B. On site recreation space as well as pedestrian and bicycle access to parks, schools and convenience shopping. • C. The siting of buildings to minimize the visual effects of parking areas and to increase the availability of privacy. POLICY 16. Apartments should be located to produce the least adverse effects upon single family areas. Development criteria should include: A. Buffering by means of landscaping, fencing and distance. B. Compatibility of design recognizing the conflicts of mass and height between apartment buildings and houses. The project is developed at approximately 9 units per acre. All improvements have been made to City standards. There is more than adequate open space to serve the residents. The project is landscaped and well maintained. 3. Tigard Municipal Code Provisions 17.16.070 Proposed Plan of Land Partitioning. The following information shall be included on the preliminary plat: a. Streets, showing location, widths, names, approximate grades, and approximate radii of curves. The relationship of all streets to any projected streets as shown on any development plan adopted by the Planning Commission; { b. Easements, showing the width and purpose; c. Lots, showing approximate dimensions, minimum lot size, proposed lot and block numbers; d. Sites, if any, allocated for multiple-family dwellings, shopping centers, churches, industry, parks, schools, playgrounds, public or semi-public buildings or other special use. (ORD. 68-48 §4(g), 1968) 17.16.100 Tentative approval. a. Within sixty days of the date of submission of the preliminary plat, the Planning Commission will review the plan reports of the agencies listed in Section 17.16.090 and may give tentative approval of the preliminary plat as submitted or may modify the plat or, if disapproved, shall express the Planning Commission's disapproval and reasons therefor. Staff Report MP 1-82 Page 4 b. No tentative plan for a proposed subdivision and no tentative plan for a major partition shall be approved unless: (1) Streets and roads are laid out so as to conform to the plats of subdivisions or maps of major partitions already approved for adjoining property as to width, general direction and in all other respects, unless the City determines it to be in the public interest to modify the street or road pattern. (2) Streets and roads held for private use are clearly indicated on the tentative plan and all reservations or restrictions relating to such private roads and streets are set forth thereon. (3) The tentative plan complies with the comprehensive plan and applicable zoning regulations of the City then in effect. (4) No tentative plat of a subdivision or map of a major partition shall be approved unless there will exist adequate quantity and quality of water and an adequate sewage disposal system to support the proposed use of the land described in the proposed plat. C. CONCLUSIONS The project has already been developed and meets all applicable zone criteria. In addition, with the exception of the bike path, all conditions of the site design review have been met. D. RECOMMENDATION Staff recommends approval of MP 1-82 with the following condition: 1. All public streets within the project shall be monumented. Prepared b : Prepared Y Reviewed by: eet Eliz. Seth Newt fnl i liam A. Monahan Ass.ciate Planner Director of Planning & Development Pm (File 0031P) I __ c ( . , \ _ , . , 1 ,., , . , a zi , . , 7.: \.. --- 1,•• r W I ` ' W 7.1 I ', 3.wl, r Ii - r►\1 , ...x I - I I / '., . Po 1. S � 7e.$h VI I] I \ . . V , 4 ..... I ___ I \ \I .' \ ., _., — t — s W _.L__ r� .] J .\1111 N,li. .: Ill -- -- ---►•-�- _ . ,- 10 4106 �u �° ill i a� v 1 1 3. Ill IR' — 1 o y4 to 3 orlvi 1 6 M• 3 — Milliar.,,, "5: .,, Illff ,,11.• - i• I I/ ' l yr r--- `T--TT- STAFF REPORT AGENDA ITEM 5.2 TIGARD PLANNING COMMISSION OCTOBER 19, 1982 - 7:30 PM FOWLER JUNIOR HIGH SCHOOL 10865 SW WALNUT, TIGARD, OREGON A. GENERAL FINDINGS OF FACT 1. GENERAL INFORAMTION Case: CPR 4-82 (Comprehensive Plan Revision) NPO #1 ZC 18-82 (Zone Change) Request: The applicant is reqesting a Comprehensive Plan Revision from Commercial Professional General Commercial to General Commercial on Tax Map 2S1 2CC tax lots 200 & 500 and from Commercial Professional to General Commercial on tax map 2S1 2CC lots 100, 801 & 900. Also a request for a zone change from CP/C3 to C3 on Tax Map 2S1 2CC tax lots 200 & 500 and from CP to C3 on Tax Map 2S1 2CC tax lots 100, 801 & 900. Recommendation Based on staff's analysis and surrounding land uses, staff recommends that the Planning Commission recommend to the City Council approval of the Comprehensive Plan Revision from Commercial Professional and Commercial Professional/General Commercial to General Commercial. Staff also recommends that the Planning Commission approve the zone change request from C3/CP and CP to C3. Applicant JB Bishop 10505 SW Barbur Blvd. Suite 303 Portland, Oregon 97219 Owner Same Location The site is generally located on the east side of Pacific Highway, approximately 1000 feet south of SW Garrett, (Wash Co. Tax Map 2S1 2CC, Tax Lots 100, 200, 500, 801 and 900). Lot Area 8.66 Acres Present Comprehensive Plan Designation Commercial Professional and Commercial Professional/Retail Commercial. (See attached map). Present Zoning Designation CP and CP/C3 (See attached map). PAGE 3 STAFF REPORT - AGENDA ITEM 5.2 TIGARD PLANNING COMMISSION MEETING OCTOBER 19, 1982 c. Economy: Goal #9 - The purpose of this goal is to diversify and improve the economy of the State. Presently, the property is not being utilized to its full potential. The property is in a prime retail commercial location. The applicant intends to construct a 122,805 square foot shopping center on the site. The center will provide approximately 230 jobs for the community. In addition, the shopping center will provide a service to residents in the area. d. Public Facilities and Services: Goal #11 - The purpose of this goal is to insure the provision of public facilities to the site. Presently, there is an 8" sewer line which runs through the site. The applicant has submitted a sensitive lands permit application to relocate the sewer line on site. In addition, the applicant is proposing to relocate the storm drain line. Water is available from a line in SW Pacific Highway in adequate quantities and pressure to serve both fire and domestic needs. e. Transportation: Goal #12 - The intent of this goal is to provide a safe, convenient and economic transportation system. The site is accessible from Pacific Highway. The applicant has proposed three access points onto Pacific Highway. The Oregon Department of Transportation has reviewed the applicant's plan and granted conditional approval. (See attached letter Exhibit B.) 2. NPO #1 POLICIES POLICY 18: Pacific Highway is developing as a strip commercial highway. The traffic carrying capacity of this highway should have the highest priority and adjacent coffimercial development should be subordinated to this need. POLICY 19: In the interest of safety and efficiency, the number of highway access points must be kept to a minimum. Wherever possible, businesses on Pacific Highway should be clustered and share common parking facilities and driveways. As new development occurs, the number of access points should not exceed the number necessary for proper on-site traffic circulation and where possible should be combined with access to adjacent businesses. POLICY 20: Highway-oriented commercial businesses should have priority use of Pacific Highway frontage because they are dependent upon the volume of through traffic for their business. POLICY 21: Businesses on Pacific Highway should be oriented to the existing traffic and not draw additional traffic from the adjacent community. Convenience or neighborhood centers should, therefore, be prohibited from locating on Pacific Highway. PAGE 2 STAFF REPORT - AGENDA ITEM 5.2 TIGARD PLANNING COMMISSION MEETING OCTOBER 19, 1982 NPO Comment NPO #1 reviewed this application at their regular meeting of October 6, 1982. NPO #1 noted unanimously to concur with the applicant request for a zone change and comprehensive plan reivision. (See attached Exhibit A). Public Notices Mailed 47 notices were mailed. No comments had been received at the writing of this report. 2. BACKGROUND There is an existing building on tax lot 900 with two tenants, the Tigard Paint Store and Feeks and Stongs Potato Pub. Feeks and Stongs Potato Pub received a conditional use permit (CU7-82) to operate a restaurant in a CP zone. 3. VICINITY INFORMATION The surrounding land uses are as follows: The property to the northeast is developed as commercial. The land to the west and south is zoned and developed as single family residential. The property across Pacific Highway is designated and partially developed for commercial uses. 4. SITE INFORMATION Approximately 1.5 acres of the total 12.06 acres is developed. At the present time, there is one retail building on the southwest end of the site which is occupied by the Tigard Paint Center and Feeks and Stongs Potato Pub. Adjacent to that is the Heinz Auto Europe Auto Repair Shop. The remaining 10.5 acres is undeveloped. The property slopes towards the southeast and has several large trees along the south and western boundaries. The remainder of the site is densely covered with brush and grass. B. APPLICABLE PLANNING POLICIES 1. LCDC STATEWIDE PLANNING GOALS a. Citizen Involvement: Goal #1 - The intent of this goal is to insure the opportunity for citizens to be involved in all phases of the planning process. Notices were mailed to all owners of record within 250 feet of the site. A public notice was published in the Tigard Times on October 7, 1982. NPO #1 reviewed the request on October 6, 1982 (see attached Exhibit A). b. Land Use: Goal #2 - All applicable LCDC Goals and Guidelines, NPO #1 policies and Tigard Municipal Code sections were considered in review of this application. PAGE 4 STAFF REPORT AGENDA ITEM 5.2 TIGARD PLANNING COMMISSION MEETING OCTOBER 19, 1982 The proposed shopping center will have three access points onto Pacific, two which are existing. In addition, the shopping center will be convenient for area residents allowing them to stay in the neighborhood rather than drive Pacific Highway to shop. 3. TIGARD MUNICIPAL CODE Zone Change - There are no specific criteria in the Tigard Municipal Code which address zone changes. Therefore, staff relies on LCDC goals and guidelines and NPO #1 policies. Comprehensive Plan Revision - All of the requirements of the Tigard Municipal Code will be applied to the development of the site during Site Design Review. Included in the Design Review are parking, landscape, access and street improvements. 4. CONCLUSIONS The proposed Zone Change and Comprehensive Plan Revision meets applicable policies. The development of the site will be reviewed and PTannin P planning P ite Design Review. S' Desi approved through m g 5. RECOMMENDATION Staff recommends approval of the applicant's request for a Comprehensive Plan Revision and Zone Change to General Commercial, C-3, based on the following: 1. The surrounding land uses along Pacific Highway are of a General Retail or Highway Commercial nature. 2. The proposed use would be compatible with the existing commercial uses in the area. In addition, staff recommends the following conditions be attached to the approval: 1. The improvements to SW Pacific Highway and the access points from the site to SW Pacific Highway shall be approved by ODOT prior to issuance of building permits. The ODOT approval shall be in writing and shall be accompanied by a plan. 2. A maintenance agreement and plan for the frontage road and island shall be submitted with the application for Site Design Review. 3. The applicant shall apply for Site Design Review. The Site Design Review application shall include elevation sketches showing proposed screening from abutting residential neighborhoods and a letter outlining the disposition of the existing right-of-way which the state intends to dedicate to the property owner. PREPARED BY: aAct,0/'! ' . �,,�� REVIEWED Bg , Elizabeth A. New on / William A. Monahan Associate Planner Director of Planning & Development lw mnirnwminninmgwminiommmmmroamommnmT 1.c (c 4.)...J) tno4 taa. atek o.fopita w.d u.m. 044 Adxc 4.4s)""iitt CBD , scrAratibdt 0.0.4k Fasted J81 1 r P a exwo cl at:444:e. iv‘cittts 64-‘4,4t4. CoPfm4Lx. AO: 04 '3•Aisi,14,144 41.,Au lixzs s 's•tv.ko 4t‘ut, sa0.46.411:40 1o.vici el:Lc:4(.4611in- 44. AD sit6 AllANAIIAomO .6..4. pciA040., JA fOSOS's MALI u � otoilloirdi S40614, . v t6. is cwiko/A ktepv. cu./10144 ‘4u2latoils eia+ nn.p Loco ' ` , .tote► ^o t tAi dd) to.4 ;AtehLOalotagA 4 ®w . -L tkAi%+ s oft. Jac cat..9301$4 goisfulkkia ( zo * .&) atik C ( Qi .LU), s -k6 c sail comck vitia stilorroje w tavteumAJO 1 CAtii kvAntestel‘ Carevir.:ss .,„, C.cn.3,u ` t ov Fciltotb Apploppo.,, sitcom:tat 0.4*.cifocrokti *AtowA. s4co I , . . 4 EX ki b I t E3 1 '' '. . Oregon State ,H..r..2Y4 a y n :: i../ nISTR!CT 2A MANTENANCP SUPE1V) 3OR [ P.O. BOX 565, 0 E AV EATON, 0 Fi EG 01.1 )70 75-0565 PHONE 220-5092 may 1 3, 1982 .. . ...-------------- In rioril; Ref.,to . ,.....,....... • ,,--r. r--% A D.,\,...) i kAk..., 1 21.--A . ..: . .. . k\ 10 50 :YiNT B a r bur B 1 vd . i te.....1 ., , Portndi Oregon 97219 . . j '... - ....,.!'r ...- L. , ,---.....---- RE: Transportation Impact Analysis Proposed Tigard East Commercial Development Pacific Highway West City of Tigard Dear Mr. Bishop: A eview was made of the proposed subject commercial development and traffic impact analysis. The following conclusions are directed at Alternate #3 which appears to be the most desirable alternative: 1 . We will not approve the southerly access. This was shown as a right turn in, right turn out service entrance . It is felt the major access point along the improvements for the Park Avenue access con better servo the onter perimeter . This southerly access would conflict with the primary access to the project. 2 . The mjor approach should 1-.J..• designed as shown on the .ttachpd major Ciriveway design sheet. ..fils.1• ct anolysis should add res the storage r.,quirer.,-.mts for the right turn lane from Oregon 99W, the .eft turn lane from Ore.gon 99W and the f;tr,rr.,,qc l,?nes in the approach I-) Oregon 99W. 4 . "; he inor occess v-ill .,c=.-2d to be directly across irom the access of r.im.ilar lsign to the proposed i.ioDrd wost cc,mmercial Dovr.lopent. We would ask this he !..tipulated f'.hrouejh the city planning process. . • . . 5. Othnr improvements at the "'clrk 7.v'.-mue approach ,..hould ine.1u02 a 40 f-oot rIelius no Oregon 99W. ( . Pon Failmezger would li,ko to ,-.-. e 3 space-time !liagFum Cor this r.rctism oe 1-. ! W.::,ly verifying the highway green band I E__ 2(144 loit 5 4 A.,%:;'i'-:•Wt;'f„+-`, .. ' - !Pitiiif4ref-v,4.4 A /-1,--, ,--. State Highway/7 wa u nil/is/On v.....v.5,- iie....4...,e 4..,,,i t-; ...i cif 11 t:i.4-1,, ri/&. Ow f ...t. '' / , kN.....;;J '..."'"" DISTRICT 2A MAINTENANCE SUPERVISOR 1,--- .- - P.O. BOX 565, BEAVERTON, OREGON 970754565 PHONE 229-5002 mr,y47., J4zne 4 1982 Ni., ...,,q. i J.B. Bishop 1.*7. x /17 • ' , 10505 SW Barbur Blvd. I 'th :7■ c diAL €3. A -,* --4 Portland, Oregon 97219 RE: Proposed Tigard East Commercial Development Primary Access Pacific Hwy. West -, City of Tigard 4' ,. . Dear Mr . Bishop: In order to complete the surplus property sale process , of the frontage along your proposed development, we need to have the location of the primary access more clearly identified. Before a final deed is prepared, ve need a , cJeal:er definition of the proposed access location to th Tigard West Commercial Development across Oregon 99W. Refer to Item #4 of my May 13 letter to you. From the EAte plan in my file it appears that there may be some c .12Lict with the proposed access to the Tigatd Wc....,'t Deg „ nd the Pietro' s parking lot . We would ap- preciate this information as soon as possible . incerely , .,. . , / Wj.11iam W. C:,ibel, P.E. iti-e..4.1,1i.,e,t. „,,../...1-e•els--1,1,t■ District Maintenance Supervisor -, WWG: jo CC: Ed Eardt ••4" ' .•:: ;, ::(POWN" , Ron Failmezger Frank Currie - Wayne Kitt]eson, CUIN Hill ,i Mark Norby I T,„. „I wi 1.1 Hight - RE: ROW File 46669 . ,,• Os 3- ---2:5 / 7 . . . i *,!,4 ■014 i 1. NATURE OF THE PROPOSAL AND THE REASON FOR REQUESTING THE PARTICULAR ACTION ARE AS FOLLOWS: A. General The site, comprising of. 12.06 acres, is located on the eastern side of S.W. Pacific Highway between S.W. Park St. and S.W. Watkins Avenue. A single building is to house the major elements of the property. The building will contain a 30,000 square foot fashion department store (Emporium) , a 30,000 square foot drug/variety store (Bi-Mart) , a 24,750 square foot grocery store (Sentry) and 38,055 square feet of smaller scale retail/commercial space for a total of 122,805 square feet of space. Adjacent to S.W. Pacific Highway an existing 4644 square foot retail/ commercial building (Shop C) will be retained. In addi- tion to the existing building, two new retail/commercial buildings with an area. of 4200 square feet (Pad 1) and 5400 square feet (Pad 2) , whose use is projected as a financial institution and a coffee shop, will be located adjacent to the highway. B. Vehicular Access Access to the site has been given careful consideration and the State of Oregon Highway Division has granted approval of design. • The access point at the south end of the property will consist of an improvement of the existing driveway adja- cent to the existing retail/commercial building. The improvement will consist of removing some of the parking along the south property line to allow for an enhanced landscaped entrance and widenin g the aisle between the parking stalls to a full 30 feet to allow for smoother access by northbound traffic on S.W. Pacific Highway. In addition, exiting from that point will be limited to right turn' s only onto S.W. Pacific Highway per the Highway Division' s approval. The central access point for the site will consist of a new 40 foot wide signalized intersection. The access will consist of three lanes, one for inbound traffic, the shopping center, one for straight ahead or left turn onto S.W. Pacific Highway, and a right turn only lane onto the highway. The northern most access point consists of improvements of the existing frontage road, old Highway 99 , to align the intersection with S.W. Park Street and to provide for proper signalized control of access to Highway 99 . In addition, the intersection will be widened to three lanes , one lane for inbound shopping center traffic SCALE 1'1= 10 t1' :8 V ~�N., / 310 o.,; yQ 0 2 0 0 ti a t 30) 7 4.1 4 i n 6 p X32 �0 8,94 64:81 \\ , T i' v Il ,, 600 500 ,v Q, s 6 s 76 el l4Ac9.• oo l 4 1 9Ac s�o3o �t1 e°4J C• o P & 4' '" 312 J, 0 Ls " o r. II r 100 `� o s 89° JJ E U 313 aX 12 'S.' • Fx <7 ' svov, �2 ��'1 5 90C) U a5i00 9/Ac SPo ti . q 'I ` r N. (Z)C ."Qe 1.) ��� �0 4 it v,:•.■ \� c.,,,, 11 W \\ «?C V� * 300 \ 45`.. BCC h ›- 96AC. N.1U- S4 !� .' d •�°� 6J9,so /4.v 400 9 ' \‘,0.1 CF o, qC r Jam. QJ .020 N\\ 74.08 cy 0 4700 JJ, N V ref d 3�P\ + 1 o �J�G V 4,Cy '} 8 k H ii7c �l ^e. •. L see°s 'w r,crm \ .. z . '>CN. 4, , ir,..,....,...........„... _.,......,................_ . . . u n 1400 i I 5 0 0 1600 1700 I 1800 ti 1900 2000 ' 2100 I — . . o ',..,... ,^..... . .".. 9000 SF OFFICE BUILDING ..„, `. SITE STATISTICS: IN., --. .....`,„. $oo Mos 525 334 sr-42.06 AC ... BtAktrtg C000r000 136.949 GSF 26%of me '' / ' .",,. ''..' . .. P.I.ng A(3tio.4 309.430 sr 59%of out / 4 ,/' `.. • .',... lonnocatm 78.941 sr 15%of oho ' '`. '..... .. ... ..., ,. ,, PARKING STATISTICS:• 6 5Ao FUTURE NEIGNE1019000 - 1''''/ . PA% Go 'N'''' COMMERICAL PROPERTY SIO Soacoz(9,-6.19-01 37E . / J8 13,31401....0W,NER.../DEVELOPE R ' ,_ H Otont1.capoed Soacoo 14 . c cif .' SHOP C // (..4. C COMPaCt Spaces 109 ,...., lEXCING) / ..N... 649 Spoon 380 Spaces Roauood • 45.to GSF' . / r ..... / PIETRO'S "-- . '.1RAFF7C e 1 // 4..• .. .N,. 9.. 4 4 4... ii/P,' • '''.N, '''' . 1 . / / . • / / '. 1 . ... ■ / / - -.N.991;■ ••••N. -- (\`‘ FINANCIAL PAD /' ‘.. ....,. '.. • , . . , • 'N.'s.. ' s'.... 4119 ,f. / in ' 1 ' Ns'N....,.., EXISTOOG t ta o ' TRAFFC .459 AL Z1 . ) .... ... i . il / of 444444 otta. III.INor a■.7 ,h,l•i.,.., R4 le•e...i 1 m tv,I.. \\N4`......._■--,' ' t•T . .c.f., r. A , `a a a• •• .. ..a...a.. /--- ASO i SINGLE FAMILY RESIDENTIAL if TIGARD.OREGON kih...1%.:-..'..,!::',.. J6 6151.10P.OlonoT/Coyetoper 10505 Sri Garbo,Blu6.Sude 303 SITE PLAN p j---1______I° ''' 1,MY 6) SEPT 24.1062 TIGARD EAST BMCNO 6430 141k11.17-7,.::: PotILIna.0,0906 97217 232 6590 large enough to allow a northbound tractor-trailer turning maneuver, one lane for straight ahead or left turn onto S.W. Pacific Highway and one lane for right turn' s only onto the highway. C. Service Access The site design has established a circulation pattern for service vehicles that consists of entering the shopping center via the southern access point, servicing the main building on the east (rear) side and exiting via the northern most access point to the shopping center. To achieve maximum screening of the service road from the adjacent residential area, a large heavily landscaped buffer zone has been set aside along the east and south property line. All maneuvering of service vehicles will occur in this screened area and at no point will this service access open onto the residential neighborhood. D. Sensitive Lands The site has a drainage swale on the eastern third of the property which runs from south to north that is con- sidered sensitive land. This portion of the site will be given special engineering analysis which will be addressed under separate application. E. Reason for Requesting Proposal The comprehensive plan and zone request for changing the existing split zoned C-P/C-3 zones to C-3 is a logical request in view of the development trends of the area and positioning of the existing zones on the property. At present, the southeastern portion of the property is zoned C-3, which is a totally land locked zone with no means for access. The northeastern portion of the pro- perty is zoned C-3 (General Commercial) with C-P (Commercial-Professional) along the western portion, which if anything, should be reversed. By unifying the zoning to C-3, it would allow for a more logical deve- lopment of the site in keeping with the development trend for the area, NPO policies, and the planning staff studies, which per the suggested staff review calls for a C-G zoning designation in the future. NPO I; has offi- cially endorced this C-G designation as part of the plan now under review. 2. HOW THE PROPOSED USE IS IN CONFORMANCE WITH TIGARD'S ADAPTED COMPREHENSIVE PLAN: The proposed site utilization respects and is consistent with the comprehensive plan dated May, 1974. Specifically, it satisfies the following policies : POLICY 18: Pacific Highway is developing as a strip commercial highway. The traffic carrying capacity of this highway should have the highest priority and adja- cent commercial development should be subordinated to this need. - Project is subordinated to the need of traffic carrying capacity of Pacific Highway POLICY 19: In the interest of safety and efficiency, the number of highway access points must be kept to a minimum. Wherever possible, businesses on Pacific Highway should be clustered and share common parking facilities and driveways. As new development occurs the number of access points should not exceed the number necessary for proper on-site traffic circulation and where possible should be combined with access to adja- cent businesses. - Project cluster buildings for use of common parking and highway access points. - Access points and signaling are approved by the State Highway Department. - Project uses existing frontage access of adjacent property to the Northeast. POLICY 20: Highway-oriented commercial businesses should have priority use of Pacific Highway frontage because they are dependent upon the volume of through traffic for their business. - Project is oriented to provide commercial business high visibility from Pacific Highway. 1 POLICY 21: Businesses on Pacific Highway should be oriented to the existing traffic and not draw additional traffic from the adjacent community. Convenience or neighborhood centers should, therefore, be prohibited from locating n g on Pacific Highway. ghway. - Project has no traffic connection n ection to adjacent community. - Project is not a neighborhood center. 3. COMMUNITY NEED AND PUBLIC BENEFIT DERIVED FROM THE PROPOSED ACTION INCLUDE: The development responds specifically to Policy 18 in providing a commercial shopping area working in concert with Pacific Highway and serving the greater Tigard residential areas. As a further benefit, the complex will generate additional employment of approximately 230 new jobs for local residents, and contribute to the general economy of the city of Tigard. Tax contribution as a result of the complex is estimated to be approxima- tely $8, 160 per year, vs. the current $1,020 annual taxable contribution to the City. This contribution is computed at $1.02 per thousand dollars of 1982-83 valuation currently estimated at $8 ,000,000. In addi- tion to annual taxes, a one time contribution of $19,000 will be paid to the Tigard System Development Street Fund. This sum is based on a levy of $50 on each 380 required parking spaces. Related to traffic concerns, improving two existing access points, the existing access point at the existing retail building and the existing frontage road, the shopping center is adding only one access point. Since this point has State Department of Transportation approved signaling, the impact to highway traffic will be minimal. 4. ANY CHANGES IN ENVIRONMENTAL, ECONOMIC OR SOCIAL CONDITIONS AND/OR CHANGES IN AVAILABILITY OF PUBLIC SERVICES, OR ACCESS AND/OR ANY OTHER ASPECT OF COMMUNITY DEVELOPMENT DIRECTLY AFFECTING THE SUBJECT SITE THAT WOULD JUSTIFY THE REQUESTED ACTION: Recent economic reports have projected the Tigard popu- lation increasing 8% per year over the last five-year period, causing in turn additional need for medium sized retail/shopping areas and related services. The development is consistent with the Tigard Comprehensive Plan which identified the areas as appropriate for retail commercial activities . A recent survey indicated only 17% of the available area zoned for commercial use in the area was "buildable" for future developments. This project represents one of the few remaining sites to accommodate a full service retail commercial center for the community, particularly in NPO #1 . 5. WHY IS THE PROPOSED LOCATION FOR YOUR PROPOSED LAND USE MORE SUITABLE THAN OTHER LOCATIONS IN THE CITY ZONED TO ALLOW THE PROPOSED :USE: Sites in the Tigard area adjacent to Pacific Highway which could accommodate such a development are non-existent. 6 THE IMPACT OR EFFECT THE PROPOSED DEVELOPMENT WILL HAVE ON ADJACENT SITES, OCCUPANTS OR ACTIVITIES AND ON THE IMMEDIATE NEIGHBORHOOD USE: The proposed development and zone change has no negative impacts. - Although some of the site vegetation will be removed, except for existing vegetation in the buffer, the project is designed to provide additional landscaping to buffer residential view, to provide a sound break and enhance the shopping center aesthetics. In addi- tion the plan will provide open space with generous landscaping along the highway. - Short term jobs created during construction and long term jobs created during operation coupled with increased potential to attract dollars and keep dollars in the Tigard area far outweigh the loss of one existing business on-site. - Along a 1000 ft. frontage of Pacific Highway this project uses two existing accesses and adds only one new access which is potentially less access points than if each of the 5 parcels were developed indivi- dually. - Per design, we will maintain and augment the dense natural foilage along the easterly property line which abuts a single-family residential district. Our setbacks, also by intent, will be much more than the minimum required on the easterly property line a nd our proposed building heights will all be 25 ' or lower. 7. THE TYPES OF PUBLIC SERVICES NECESSITATED BY YOUR PROPOSED DEVELOPMENT AND THE IMPACTS THAT YOUR PROJECT MAY HAVE ON THESE PUBLIC SERVICES. Water service is currently available along Pacific Highway, in adequate quantities and pressures to serve both fire and domestic needs. Sanitary Sewer capacity is adequate for this development. Relocation of the sewer line will be required. Portland General Electric, Northwest Natural Gas, and General Telephone all have facilities adjacent to the site, of adequate capacity to serve the project. • • All roadways on-site will be private roads , designed to serve the circulation needs of the project and adjacent businesses along the northern improved frontage road. These roadways will connect with Pacific Highway in the following manner: 1. Park Avenue - Signalized intersection with Pacific Highway. Approved by Oregon Department of Transportation (ODOT) . 2. Main Entrance -_ Signalized intersection with Pacific Highway (across from Pietro' s Pizza entrance) , approved by ODOT. 3. Southerly Entrance - Right- in, right-out only, unsignalized currently being reviewed by ODOT. • The project will be served by the current Tri-Met bus line #44. 8. PROJECTS COMPLIANCE WITH OREGON LAND CONSIDERATION AND DEVELOPMENT COMMISSION (LCDC) STATEWIDE PLANNING GOALS AND GUIDELINES. Goal 1 - Citizen Involvement - Not applicable. Goal 2 - Land Use Planning - In compliance with process currently required by City of Tigard. Goal 3 - Agricultural Lands - Not applicable. Goal 4 Forrest Land - Not applicable. Goal 5 - Open spaces , scenic and historic areas and natural resources - Not applicable. Goal. 6 - Air water and land resources quality. Project is in compliance with this goal. Shopping complex is compatible use adjacent to Pacific Highway with negligable impact to air quality. Goal 7 - Areas subject to natural disaster and hazards - Not applicable. Goal 8 •- Recreation Needs - Not applicable. Goal 9 - Economy of the State - The project is in compliance with this goal. Project will generate commercial activity of greater volume than housing. Goal 10- Housing - While housing is zoned for a portion of the site the zone which is designated is not in compliance with the LCDC Goal 10, The con- figuration of the site, requirement of access across a CP zone, the existance of a drainage ditch across the site and requirement to extend utilities to the zone could over burden the development cost which would limit the flexibi- lity of housing units available at price ranges or rent levels commensurate with the financial capabilities of the housing market. A greater potential of developing housing in compliance with Goal 10 exists in other loca- tions within Tigard. Goal 11 Public Facilities and Services . Project is in compliance with this goal. See Question 7 above . Goal 12 Transportation - Project is in compliance with this Goal . The facility centralizes commercial business along a high intensity traffic thoroughfare. Goal 13 Energy Conservation - Project is in compliance with this Goal. Shopping center has the poten- tial to reduce energy related vehicle trips. Project re-uses existing previously developed low density vacant land. Goal 14 Urbanization -- Project complies with the use of land designated to be urbanized. Goal 15, 16, 17 18 , & 19 Not applicable.