ZC6-82 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PLEASE NOTE: The original paper record has been archived and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.
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DICK MILLIGAN ZC 6-82
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• 9960 SW(CPR Walnut St. 2SI 2BD lot
2-82) 2209 '
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CITYOF TIRD .
WASHINGTON COUNTY,OREGON
NOTICE OF FINAL DECISION } .
1. The final decision was filed by: Plannincrrunission
2C 6-82
Concerning CPR 2-82, on June 8, 1982
Case Number Date
2. Name of Owner: James Moellmon/Mary Ann. Bank _
3. Name of Applicant; Dick Mulligan
y' Address 15933 SW Bull Mountain Blvd. City Tigard State OR
4. Location of Property:
• Address West of SW Walnut Street, just north of Pacific Highwa _ .
I,' Legal Description . „ Washington County Assessor Map #2S1 2BD, tax lot 2200 1 `
5. Nature of Application: To ' quest approval of a Comprehensive Plan Revision � .
from Urban Medium Density to Commercial Residential and a Zone Change from A-12
n., (Multiple Family) to C-4 (Residential Commercial) to allow for a commercial, retail.
6. Action: ED Approval as requested
kxxxl Approval with conditions (see attached motion from 6/8
Planning Commission meeting.)
Li Denial
7, Notice: #Notice was published in the newspaper & Was mailed to:
r The applicant & owners
' M
Owners of record within the required distance
p-] The affected Neighborhood Planning Organization
1-)oc Affected overnmehtal agencies
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If there are questions regarding the names of the pePeOhC oe agencies who
received notice; this information is available at the Planning" Depaetment.
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V 8; final Decision:
The adopted findings of fact, decision, and statement of condition can be
obtained from the Planning Dieectoej City of Tigard, City` all 12755 SW
Ash', P.O,, Pox 28397, Tigard, Oregon 97223.
In the case of a decision on an application foe a variance, the applicant
must acknowledge this form and return it to the City of Tigavd, Planning
Director, before any building permits will be issued oe engineering approval
given.
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signature of Appiicant or Applicant's t Date
Agent y s
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-over-
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9. Appeal: An appeal ' I has been filed has not been filed.
Note: Any party to the decision may appeal this decision. Please see
th appeals procedure on the reverse side of this notice.
10. Questions: If you have any questions, please call the City of Tigard
Planning Department, 633-4171.
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Commissioner Kolleas 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) conditions. Condition #f2 should be changed to
read: The applicant/owner shall dedicate an addtional 10 feet of
width of the subject property prior to occupancy. Such dedication
shall be completed on City forms."
Motion approved by unanimous vote of Commission present.
PAGE 4 - PLANNING COMMISSION MINUTES JUNE 8, 1982
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N O T I C E O F P U B L I C H E A R I N G
Notice is hereby given that the Tigard Planning Commission, at its meeting
on Tuesday, June 8, 1982 at 7:3 0 P.M., in the lecture room
of Fowler Junior High School, 10865 SW Walnut Street, Tigard, Oregon, will consider
the following application:
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FILE NO.: CPR 2-82 (Comprehensive Plan Review) ; ZC 6-82 (Zone Change)
APPLICANT: Dick Mulligan OWNER: James Moellmon
15933 SW Bull Mountain Blvd. Mary Ann Banky
Tigard, OR 97223 12570 SW Brookside
Tigard, OR 97223
REQUEST: The applicant is requesting approval of a Comprehensive Plan Revision from
Urban Medium Density to Commercial Residential and a Zone Change from A-12
(Multiple Family) to C-4 (Residential Commercial) to allow for a commercial
retail use.
LOCATION: The subject property is generally located on the West of SW Walnut Street,
just north of Pacific Highway. Washington County Assessor Map #2S1 2BD
tax lot 2200:
(See map on reverse side)
r '{ Thep lagonf Planning will be conducted in aconsdhaviri with th the :.
public .. this matter wi'
rules of procedures... the P ,= g Commission. Any persons g interest
in this Matter may attend and be heard, or testimony may be submitted in
writing to be entered into the record of the initial hearing.
Should you wish to appeal, a written letter addressed to tb' ,.,y Recorder must
be received prior to the expiration of the fifteenth day aft the „decsionof
the hearing, if notice to appeal is not received withinfifteen.+days, the Action
is valid.
For further information please contact the Planning Department at 639.4171•
TIGARD 0/TV HALL, 12755 SW Ash Avenue (Corner of Ash Avenue & Burnham Street)
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281 2BD, "`` Coiling, Charles W. & Joyce C, t. .
, ,. 7165 SW Wilson
Beaverton, OR 97005 °'
2100 904 905
Jackson, Harry W. & Dorothy Graaf, Jack W. & Joyce 'I.
By the Circle Corp. #572 16845 SW Monterey Lane
P.O. Box 20230 Tigard, OR 97223
Phoenix, AZ 85036
• 2000, 2101 900
' . Dyke, Richard W. Zeruiah Jung, Martin & Maria
4124 SW Patrick Way 11400 SW 90th Ave.
Portland, OR 97201 Tigard, OR 97223
• 1900 1004, 1002, 1001, 1000, 1003
Hudson, Robert E. Bl:tne, Norman L. & Mary C.
P.O. Box 23304 2910 SW Fairview Blvd,
Tigard, OR 97223 Portland, OR 97201
2600 1100
Voget, Edward H. & Pearl L. Londberg, Charles R. & Phyllis ,
c/o Louis, Marie & Emery, R. 10115 SW Murdock
11545 SW Majestic Lane, #3 Portland, OR 97223
; ' King City, OR 97223
2700 801 ,
Cotter-Jaehrling Riverman, Thomas B. & Rosali
12995 SW Pacific Hwy.
Tigard, OR 97223 11540 SW 90th
Tigard, OR 97223
i 2201 702; 701
The Robert Randall Co, Loewer, John A.
c/o Hekimian Inc. , et al 12238 SW Clydsdale Ct.
f, 9500 SW $arbor Blvd. #300 Tigard, OR 97223
Portland, OR 97219
2500 1200, 1300, 1400 ,
Brickson, Bdward J. & 'Diane Mobil 0i1 Corporation
#2 Abelard Property Tax Dept. '
Lake Oswego, OR 97034 P.O. Sox 290
Dallas, TX 75221
2400 7I \
Campbell, Charles A. & S. R. e. er Joh A.
12820 SW Cryan t Ave, 1 3 84 Cl s•a Ct,
Tigard, OR 97223 Ti, 'rd, c: g . 2:- '
2300 100 # 3
Hansen, Dorothy L. tot Ane Morteneen
7165 SW Wilson 11160 S .W. Donner
Beaverton, OR 97005 'Tigard., a `eg`on 97223
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REBANCPOFT
' R.E.SANCROFT P.E",
" J,H"SIGMUND
K.R.KRIEGER P.E.
I N c o R P o R A TED R.M.O'BRIEN A,P.A.
CIVIL ENGINEERS,
LAND SURVEYORS&.PLANNERS
140 N,E THIRD AVENUE
. HILLSBORO,OREGON 97123 May 24, 1982
503/648.4101
{ COMPREHENSIVE PLAN AMENDMENT FEEM
and ZONE CHANGE
Tax Lot 2200, Map 2S1-2BD M AY 2 5 1982
City orTigard
CITY OF TIGARD
V
INTRODUCTION
This application is a request to change the Tigard Comprehensive Plan from medium
density residential to commercial, and the zoning front A-12 to C-4 (neighborhood comm-- .
ercial) for a 10,813 square foot lot located on the South side of Walnut Street, approx--
imately 200 feet West of Pacific Avenue (Exhibit "A").
EXISTING DEVELOPMENT
The subject property is developed with a 2,000 square foot 2 story house, approximately
' 35 years old (Exhibit "B"). The house is in excellent condition, and the property is well
maintained and landscaped. Property to the South, West and North are developed with apart-
. ments and Leaned A-12. Property to the Northeast and East are developed with commercial
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uses and zoned C-3.
tEASON FOR REQUEST
The specific reason for this request is to convert the existing single family house into
an antique shop. The location and architectual qualities of the house are very compatible
tr,; with this proposed use and existing residential development in the area. The only way to
accomplish this goal is to .change the Comprehensive Plan and Zoning, to Commercial.
ALTERNATIVES
The following are five alternative Uses of the subject property.
1. Maintain the house as a single .family residence.
Comment: This alternative
undesirable
single faTailo resi,denceai�r�t� , •'
the value is n
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it g y poor.
2. Add 2 more living units to the property.
Coumient: The existing A' 12 toning would al
M � r allow 2 more units to be built bn the
property. However, the arehitectual style and placement of the house
in the center of the property are not conducive to this alternative.
,' The house contains one bathroom, 4 bedrooms and one kitchen. Conner
sion to a 2 or 0 family structure would be eXpensive and impractical.
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COMPREHENSIVE PLAN AMENDMENT
Page - 2 -
3. Remove the house and build a new triplex.
Comment: This alternative is economically unfeasible. The location of the
subject property would probably generate lower rents compared to
more desirable multiple family locations in the City. The contruct-
on quality of multiple family units should correspond to anticipated
rents. The problem is that anticipated rents in this case, may not
adequately pay for new multiple family improvements. The site is very
small, and can only support one triplex It would be difficult to
replace the direct loss in value from removal of the existing house by
constructing only 3 units. The construction cost and land value per
unit with 3 units are significantly higher compared to 20 to 30 units
which take advantage of economics of scale. •
4. Convert the house to a commercial used
Comment: This is the best use of the subject property. The residential char- c,I
actor will be maintained to provide a good transitional buffer between
the intensive commercial uses to the East and the residential uses to
the West. Further, the historical significance of this structure will
be maintained. The architectual quality of this house stands out in
the area, and preservation is in the public interest.
5. Remove the house and build a new commercial structure.
Comment: Generally commercial uses maintain a 25% lot coverage which equals
approximately 2,500 square feet of floor area. The existing house is •
approximately the same size at 2,000 square feet. Therefore, removing
the house is probably economically unfeasible, as duplicating the
architectual character of this house is not a practical alternative
because of the expense. Traditionally antique shops locate in old
houses to create a proper atmosphere. However, if this antique busies
nose is discontinued in the future, the house would still be ideal for
a professional office.
CONFORMANCE Wri'1# THE TTGARD COMPREHENSIVE PLAN •
The following are references by page number to the Neighborhood 03 Comprehensive Plan
which was adopted in Decembe? 1075.: ?'
A.) Page 4 Apartments were placed along and adjacent to the rear of businesses and
along thoroughfares to aet as a buffer for single family houses.
Comment : The subject property no longer acts as a buffer for single family
houses because of the existing development pattern in the area.
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Page 10 Goal l, calls for variety in housing types,
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COMPREHENSIVE PLAN AMENDMENT
Page 3
Cotes: This small 0.25 acre site is not necessarily in a desirable location
for multiple family housing. It can only produce 2 additional units,
' and a change to commercial would be insignificant to the need for
multiple family housing in the City. There are far better sites in
the City that can more adequately suppc t multiple family housing than
the subject property. Further, variety in housing would still be
provided in the surrounding area if this application is approved.
C.) Page 10 - Goal 2 seeks to preserve the existing character of neighborhoods, and
indicates that future development proposals should be sensitive to
the concerns of citizens and the well-being of the City.
Comment: A commercial designation would provide a proper incentive to preserve
the well maintained character of the sited A multiple family design,••
ation would not provide this same incentive.
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D.) Page 10 - Goal 4 recognizes that heavy traffic impacts residential values, and
that there is a need to minimize traffic conflicts and provide trans-
portation improvements. ,4
Comment: Conversion of this property to commercial will provide needed street
improvements to tialnut Street by providing a third travel lane. Also,
the subject property 3,s adequately removed from the Walnut and Pacific
Highway intersection so that new traffic impacts from turning move- �g
merits will hot be created.
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E.) Pages 10 and 11 - Convenient shopping should be provided, but without conflicts
j to residential uses and the creation of traffic congestion.
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I' ? Comment: There is a need for commercial uses as well as multiple family uses.
.`; The subject property can more adequately satisfy the need for conimer- h,.
cial uses than multiple family because of its small size and good
location for convenient shopping. Also, this development adequately
addresses the concern of providing commercial development in the area
which is compatible with residential development.
F.) page 11 - Residential densities and the amount of multiple faidly land in the
vicinity of Pacific Avenue were decreased compared to the 10l Tigard
Community Plan. The reasons are as follows:
1. To retain the suburban quality of the area.
2, To provide an alternative to higher density for families
:, which desire larger lots and who are willing to support the
comparatively higher cost of public services associated with
lower densities.
3. To provide more open space in multiple family developments.
Comment; The Comprehensive Plan identifies a need to limit the amount of melt-
ipie family development in the area. This application helps satisfy t'
this need by removing a small multiple family parcel close to Pacific l-
Avenue which lacks adequate open spas .
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COMPREHENSIVE PLAN AMENDMENT
Page - 4 --
G.) Pages 16, 17 and 18 - the property at the intersections of Walnut, Gaarde
and Pacific Highway were designated higher densities because they
were deemed inappropriate for single family use, and because their
direct access to Pacific Avenue reduces traffic on local neighbor-
,
• hood streets. The density of these areas were decreased from 19 to
38 units per acre, to 12 units per acre because of the lack of open
space. Multiple family development is a living environment and its
"Liveability" is a primary concern of the plan. The plan states ,
that a desirable living environment decreases turn-over, promotes
'. more permanent residents and encourages better maintenance of the
site. The plan further states that adequate distances from commercial
uses shall be provided, as well as on site recreation and adequate
landscaping.
Comment: The subject property can provide a more appropriate buffer between
.__._._____ residential and commercial uses than the existing Circle "X" Market
to the East. Further, it does xot offer sufficient residential 'Live- . .
ability" as identified in the Comprehensive Plan.
H.) Page 18 - The Commercial objectives call for carrying capacity and safety of
persons traveling on Pacific Highway as the highest priorities, that
'ti�' concern should be shown for the type of commercial shopping environ-
ment created, that one stop shopping for convenience goods is de-
sirable, as opposed to interspersal uses along Pacific Highway, that
employment opportunities near residential areas should be provided,
and that commercial developments shall be compatible with existing
residential uses. '
Comment: The average Daily Traffic volume of Walnut Street is 4,526 vehicles
per day. The peak hour traffic is 234 at A.M. and 414 at P.M. The
1990 projections are 10,000 vehicles per day. The current capacity '
of Walnut adjacent to the subject property is at least 8,000 to 10,000
0 vehicles per clay. This proposal will not overload Walnut Street and
anticipated traffic will not significantly impact existing residential •
uses.
CoMMVNITY. NEED AND/OR PUBLIC BENS 'Ir.
There are public needs and benefits from bath commercial and multiple family housing.
HoWev(r, the subject property, as mentioned before, more adequately satisfies the need '
• for commercial uses, than multiple family uses. The location, the adjacent commercial
use: , and the small size or the property are not necessarily desirable for multiple family
housing. There is a need to properly locate commercial uses, increase the tax base of the
City and provide adequate shopping opportunities. These specific community needs and p
ub-
lic
benefits outweigh the need for 5 multiple family housing units in this particular case.
The overall need for both commercial and multiple family housing in the City is difficult
to adequately address in the scope of this report4 This need should be addressed by the
City during the ma jo r revisions to the Comprehensive plan which are now in progress.
During the i by , however, t... . x p w
g ntorh�m t � there is no specific deed to burden the a�. 1.3,�.ant of this
application by delaying this decision until this major amendment process is completed, as
Np s
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COMPREHENSIVE PLAN AMENDMENT
Page - 5-
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this site is very small, and multiple family construction is currently very slow. The
task of finding an alternative site within the City for 3 additional units to replace f
the subject property should be relatively easy for the City, and can be easily accomp-
lished prior to the next housing construction cycle. For the purposes of this applica-
tion, the following excerpt from page 31 of the Tigard Housing Plan shows that within the t
three contiguous NPO's (1, 2 and 3) multiple family contains 9% of the total acreage,
compared to 6% in the City as a whole, and that commercial comprises 12% compared to 11% . .
in the City as a whole. These statistics show neither a shortage or an over-supply in .,;
either category, compared to the City as a whole. ;
APPENDIX H
I' .
LANDS BY COMPREHENSIVE PLAN AND ZONE CLASSIFICATION 4 '
WITHIN THE DETAILED PLAN AREA • .
PLAN DESIGNATIONS BY NPO (January, 1977)* ,
N PO PLAN + _ , D,7 ;1L' ...1 AM L' L C t L 1l; : i L '0 I'
• r
1 358.79 acre1 501 58 123.32 29.R:,"_
�2 204.87 i 86,82 50,51 171,76 513.96
8 673.25 25,41 4552 . 0 74.18
�.. 4 180,38 I 33.40 307.42 41 .74 50.3.00
5 363,03 t100.22 41 ,30 ..�. 618,38 L. 1123,53 {,,
6 { 1230. 98 4 9.4►3 25.94 0 1305,35
7 933,07 20,74 10,00 0 964,71
TOTAL. n98. u al , ;3G5,6o 0 h 004.01(11%) 861 ,72055'0f 5777,26**
* Ci t'. o i Tigard Plan Dt i grt;t 1 1 o iw,
*4 ExiLtfur St roots aro not 1 n l udc d in Total Aare*;
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CL1A.NGrS IN TIlL AREA WHICH JUMTZP l' THIS n l QUEST {. •
The subject property has been isolated from the development pattern in the areab This
isolation justifies the inappropriate multiple family land use designation of the subject
property. The need to preserve the historical character et this house was probably not
considered when the site was originally designated multiple family, I ur•thcr$ potential
land tor new commercial uses in the urea are significantly less compared to potential
land for new multiple family uses*
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COMPREHENSIVE PLAN AMENDMENT
Page - 6 -
THE SUITABILITY OF THIS SITE COMPARED TO OTHER LOCATIONS.
There are no other locations in the area that have the same historical characteristics
of the subject property. Other properties may be available along Pacific Avenue, but
the conjestion and the environment are not compatible with this proposed antique shop.
IMPACTS ON ADJACENT PROPERTY
There will not be any negative impacts to adjacent property, as already explained in
this report. The site is sufficiently large to provide more than adequate perimeter
landscaping, and the small size of the property, in conjunction with C-4, neighborhood
commercial zoning, should provide sufficient limits on the intensity of development.
IMPACTS ON PUBLIC SERVICES AND FACILITIES
- A full range of public services and facilities, including transportation, are adequate
and available to this site. The house is connected to public sewer and water, and a
fire hydrant is within 180 feet of the site°
LCDC GOALS
Goal 1 - Citizen Involvement - This will be achieved during the review procedure°
Goal 2 - Land Use PlanaLaz - Adequate facts and policies are available to make this
land use decision, and no exceptions to the Goals are
necessary°
22212...222CLLIIMIVILLLre andPoreqnt "" N/A
- This site does not contain open space in need of pres-
ervation. Further, this site is not adequate in size tø
provide sufficient open space for multiple family resi-
dential uses°
Goal 6 _t_AL Water2.21klat2LIELtE - This development will help reduce shopping trips
to other cities which may reduce auto air pollution.
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Goal 7 Natural Hazards - N/A
Goal 8 - Recreational Needs - This site is not sufficient in size to accommudate multiple
family recreational needs°
gc21.1 lognata :122Lyhe state - This proposal will help diversify the economy, increase
• the tax base of the City, and encourage needed commit-
. cial Uses.
Goal 10 - 119211AilyS - This proposal will eliminate 3 potential housing units*. kowever,
adequate alternative locations for these 3 units are avuilable throu-
ghout the City, as opposed to the very few good locations available
for commercial U80s. The 8ubjeet property is unique and SignificAhtly
111 -
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COMPREHENSIVE PLAN AMENDMENT
Page - 7 -.
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• different from adjacent multiple family land. Adjacent multiple
family property is already developed and specifically designed
for multiple family living. Conversion of this adjacent property
to commercial would be difficult which practically eliminates the
potential of setting a precedent of encouraging other multiple
family land to convert to commercial in this area.
Goal 11 - Public Services and Facilities - They are all adequate and available, and no
impacts have been identified.
.! Goal 12 - Transpportation - This proposal will help provide needed transportation
improvements that are in the public interest. Further, no
significant transportation impacts have been identified as
•n
previously indicated.
Goal 1.3 - Eneiy Conservation - This proposal will help decrease out of town shopping
trips which may conserve energy.
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Goal 14 -- Urbanization - N/A
J •
o. Ryan O'Brien
Urban Planner
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LIGARD PLANNING DEPARTMEM,, e' 39-4171 FEEcrnCtIVED
12420 SW Main Street REM !T
Tigard, Oregon 97223 DATE RECEIVED •
RECEIVED BY
The "contact person" named in this application will receive all •
major correspondence from the Tigard Planning Department and that
person is responsible for providing same to owner, architects , etc. '
In this case , the "contact person" is : ' 64101 648-4061
NAME RYAN_ PHONE (Bus .) (Res.) , °
ADDRESS kic NCE-- ‘!-:9 /10E 4-k LiGSZOgO
Signature 4-(- Date .4- 2
ACTION REQUESTED , " o 0 /2/2Nr
APPLICANT'S NAME _DiGit...__ALLC// 6 4/4 PHONE (Bus. ) (4 0 -7584 (Res.) 6-3 q, 42,0
ADDRESS 17 .3s StSLrUlajf-Pe_C_L&1e-0 L22222Z3
(Street - City - Zip
PROPERTY
OWNER' S NAME IAL_V/CSAOCZ..6MA_q___PHONE (Bus . ) (Res.)
/14 44'f_ PHONE (Bus. ) (Res.)
ADDRESS 11S `ER:tCC._ (VE.
(Street - City -7. Yri))
PROPERTY OWNER RECOGNITION OF APPLICATION
'
(Signaturgc7377RFE)
PROPERTY INVOLVED: TAX MAP I 1 .-12„ BD TAX LOT(s) 2 2, 0 o
40, ADDRESS kDALd N UT— 021_u AREA MEASUREMENT S
EXISTING BLIXtbING (0 and type) looc> Se_Q,
CURRENT ZONING 41- APPLICANT'S PROPOSED ZONING C.0 -4
CURRENT USE tapulbILO APPLICANT'S PROPOSED USE AbLE1_61. 2._
. APPLICATION WILL NO 8t ACC8PTtp UNLESS PuLLY COMPLETED
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APPENDIX H
LANDS BY COMPREHENSIVE PLAN AND ZONE CLASSIPICATION
WITHIN THE DETAILED PLAN AREA
' PLAN l.1IH 1t NAT1oN8 NY NPO (Jthutity, 107714
1 366,70 uteri 6b096 128,80 20,69 662,68
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