City Council Packet - 09/17/1990
CITY OF TIGARD
AGENDA OREGON
...TIICARD CITY COUNCIL
SI.ISINESS MEETING PUBLIC NOTICE: Anyone wishing to
EPTEMSER 17 199D a•3Q' PM speak on an agenda item should sign
'I QAR® CHIC CENTER on the appropriate sign-up sheet(s). If no sheet Is available, ask
to be recognized by the Mayor at the beginning of that agenda
'1S I2 $W ;HALL 'BLVD ' Item. Visitor's Agenda items are asked to be two minutes or less.
f JRp, OREGON 97223 Longer matters can be set fora future Agenda by contacting either
the Mayor or the City Administrator.
• STUDY SESSION (5:30 p.m.)
Discussion Items: Park Board Workshop
Surface Water Management
Building Use Policy
1. BUSINESS MEETING (7:30 p.m.)
1.1 Call to Order - City Council & Local Contract Review Board
1.2 Roll Call
1.3 Pledge of Allegiance
1.4 Call to Council and Staff for Non-Agenda Items
2. VISITOR'S AGENDA (Two Minutes or Less, Please)
3. CONSENT AGENDA: These items are considered to be routine and may be enacted in one
motion without separate discussion. Anyone may request that an item be removed by motion
for discussion and separate action. Motion to:
3.1 Approve City Council Minutes: August 20, 1990
3.2 Approve Loaves and Fishes/Senior Center Agreement
3.3 Approve Changes to Management Compensation Package
4. PUBLIC HEARING (CONTINUATION) - COMPREHENSIVE PLAN AMENDMENT CPA 90-
04 ZONE CHANGE 90-02, BINGHAM/SPIEKER (NPO #5)
On August 13th, the City Council reviewed the above application to change the Comprehensive
Plan designation from Light Industrial to General Commercial and the Zone designation from I-
L (Light Industrial) to C-G (General Commercial) for a property located on the northwest quadrant
of the 1-5/1-ower Boones Ferry Road interchange. The Council indicated that it wished to see
additional information regarding the present situation for commercial and industrial lands and
uses within the City and the southeast section of the City.
• Public Hearing Continued from August 13, 1990
• Report from Community Development Staff
• Council Questions and Comments
• Close Public Hearing
• Council Consideration: Direct Staff to Prepare Final Order
COUNCIL AGENDA - SEPTEMBER 17, 1990 - PAGE 1
5. NON AGENDA ITEMS
C6. EXECUTIVE SESSION: The Tigard City Council will go into Executive Session under the
provisions of ORS 192.660 (1) (d), (e), & (h) to discuss labor relations, real property transactions,
and current & pending litigation issues.
7. ADJOURNMENT
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COUNCIL. AGENDA - SEPTEMBER 17, 1990 - PAGE 2
COUNCIL AGENDA ITEM 3.l
T I G A R D C I T Y C O U N C I L
MEETING MINUTES - SEPTEMBER 17, 1990
w Meeting was called to order at 5:40 p.m. by Mayor Edwards.
1. ROLL CALL
Council Present: Mayor Jerry Edwards; Councilors: Councilors
Carolyn Eadon, Joe Kasten, and John Schwartz (arrived at 6:30
P.M.).
Park Board Present: Dr. Daniel Graham, Chairperson (arrived
at 5:55 p.m.); Board members: Mariann Bither, Cecil M. "Bud"
Hillman, Carolyn DeFrang, Suzanne Fern, Sheldon Scolar, and
Steve Slabaugh.
Staff Present: Patrick Reilly, City Administrator; Ron Bunch,
Senior Planner; Steve Crew, Legal Counsel (arrived at 7:00
p.m.) ; Loreen Edin, Administrative Services Manager; Keith
Liden, Senior Planner; Ed Murphy, Community Development
Director; Floyd Peoples, Parks Supervisor; John Roy, Wastewater
Supervisor; and Catherine Wheatley, City Recorder.
2. STUDY SESSION
PARK BOARD WORKSHOP:
Council met with the Park Board for review of a future work
program and role of the Board.
Community Development Director Murphy proposed the following
Park Board Mission Statement:
1. Continue to monitor the implementation of Parks levy
improvements.
2. Develop a "Year 2000 Action Plan for Park and Recreational
Facilities" for the City of Tigard and that area within
the City's area of interest.
3. Develop new resources for parkland acquisition and
recreational facility improvements. (Added by Council:
Estimate ongoing maintenance costs for any proposals.)
Present major park areas include Cook, Fanno Creek, and
Summerlake Parks. There was discussion on the need to identify
a fourth major park location. The Bull Mountain area continues
to develop with no provisions for a park. The complexities of
this issue were reviewed; much of this area is within Tigard's
urban growth boundary but is not within the City limits.
After discussion, Council consensus was to ask the Park Board
to proceed along the lines of the proposed Mission Statement.
The Park Board will also prepare a list of deficiencies (by
CITY COUNCIL MEETING MINUTES - SEPTEMBER 17, 1990 - PAGE 1
comparison with the national standards for parks) of
recreational facilities for Tigard. The Board and Council will
meet again in January.
(Council Schwartz arrived: 6:30 p.m.)
Senior Planner Bunch updated on Park levy implementation
activity:
• Playground equipment for Cook Park will be installed
beginning this week. Tentatively a "Play in the Park Day"
will be scheduled in October to celebrate the new
equipment.
• A bid for the Cook Park Riverfront project was received;
a recommendation for award of the bid will be presented
to Council at their next meeting.
• Activity in Summerlake and Fanno Creek Park was reviewed.
The park levy improvements are on schedule with construction
and fund expenditure.
There was discussion on renovation of or new restrooms for Cook
Park. Council consensus was for the Park Board to review staff
information and forward a recommendation to City Council.
(Park Board members left: 6:56 p.m.)
(Steve Crew, Legal Counsel arrived: 7:00 p.m.)
SURFACE WATER MANAGEMENT
Wastewater Supervisor John Roy reviewed the proposed Surface
Water Management (SWM) Program. He identified seven major and
four low priorities for implementation and coordination with
Unified Sewerage Agency. (The priority list and past
performance indicators are filed with the Council meeting
material.)
A total of five employees would be necessary (as identified
during Budget preparation) for the SWM program. Two positions
would be transferred from Wastewater and three new positions
will be created. Council consensus was to proceed as outlined.
A program assessment will be done next year.
CANCELLATION OF 9/24/90 MEETING
Motion by Councilor Kasten, seconded by Councilor Eadon, to
cancel the September 24, 1990 Council meeting. Several Council
members will not be able to attend this meeting.
The motion was approved by a unanimous vote of Council present.
CITY COUNCIL MEETING MINUTES - SEPTEMBER 17, 1990 - PAGE 2
3. CONSENT-AGE
NDA:
3.1 Approve City Council Minutes: August 20, 1990
3.2 Approve Loaves and Fishes/Senior Center Agreement
3.3 Approve Changes to Management Compensation Package
Motion by Councilor Kasten, seconded by Councilor Eadon, to
approve the Consent Agenda.
The motion passed by a unanimous vote of Council present.
4. PUBLIC HEARING (CONTINUATION) - COMPREHENSIVE PLAN AMENDMENT
CPA 90-04 ZONE CHANGE 90-02, BINGHAM/SPIEKER _(NPO #51
On August 13th, the city council reviewed the above application
to change the Comprehensive Plan designation from Light
Industrial to General Commercial and the Zane designation from
I-L (Light Industrial) to C-G (General Commercial) for a
property located on the northwest quadrant of the I-5/Lower
Boones Ferry Road interchange. The Council indicated that it
wished to see additional information regarding the present
situation for commercial and industrial lands and uses within
the City and the southeast section of the City.
a. Mayor advised that the public hearing was continued from
August 13, 1990.
b. Senior Planner Liden reviewed the application before
council. Staff prepared additional information (as
requested by Council at the August 13, 1990 meeting) for
council review. Written material was filed with the
Council for their consideration (see packet material for
this meeting).
Staff continued to recommend denial of the proposal citing
concerns with decreasing amounts of land available for
industrial development.
C. Gregory S. Hathaway, 121 S.W. Morrison, Portland, OR 97204
testified as legal counsel for the applicant.
Mr. Hathaway addressed Comprehensive Plan Policies and
Statewide Planning goals. Mr. Hathaway argued that
allowing the applicant to proceed would provide economic
opportunities for the citizens of Tigard. He offered that
the reason this property had not developed as zoned was
because the industrial zoning did not represent the
highest and best use. He urged Council to consider this
request on its own unique merits.
Traffic flow, vehicular access, and orientation of the
property was discussed. Mr. Hathaway stated commercial
zoning would be better for this area because traffic to
a commercial business would be spread out during the day.
CITY COUNCIL MEETING MINUTES - SEPTEMBER 17, 1990 - PAGE 3
d. Public hearing was closed.
e. Motion by Councilor Schwartz, seconded by Councilor
Kasten, to approve the applicant's request to amend the
Comprehensive Plan and Zone maps to redesignate the
subject property from Light Industrial to- General
Commercial use.
The motion was approved by a unanimous vote of Council
present.
i
f. Council comments included the following: r
• The area had not developed as light industrial while
property all around had developed.
• There was agreement with the applicant's argument
that this property was suited more for commercial
use because of location within the transportation
network and characteristics of abutting properties.
• Development in the area has led to a change in
circumstances since 1983 when the light industrial
designation was assigned.
• This property was unique and this decision should
not be construed as precedent setting. !
• Council requested the applicant make every effort to
save as many of the trees as possible.
5. NON AGENDA ITEMS:
BUILDING USE POLICY
a. City Administrator Reilly and Administrative Services
Manager Edin reviewed a proposed Building Use Policy for
the Senior Center. There was discussion on the
requirement of a deposit fee for some functions. Council
consensus was for the City Administrator to determine
whether amplified sound systems would be allowed or if a
deposit fee would be required on a case-by-case basis.
Staff will prepare a list of options with regard to usage
of the Senior Center for Council consideration.
City Hall Building Use Policy was also discussed. There
is a growing need for meeting rooms in the community.
Council reviewed whether or not it would be a good idea
to limit the types of usage in City Hall to primarily
government meetings once the Senior Center rooms are
available. Staff will prepare draft wording for Council
consideration.
NAME CHANGE
a. Motion by Councilor Schwartz, seconded by Councilor
Kasten, to change the name of the "Civic Center" to "City
Hall."
CITY COUNCIL MEETING MINUTES - SEPTEMBER 17, 1990 - PAGE 4
Motion was approved by a unanimous vote of council
present.
b. Councilor Eadon is working with staff to install a brick
sign (similar to the Water District's sign) ; the sign will
say "Tigard City Hall" and will be lit at night.
POLICE LIGHT
a. Motion by Councilor Kasten, seconded by Councilor Schwartz
to authorize installation of a blue neon sign marking the
Police entrance. This would enhance visibility of the
entrance location for persons needing assistance at night.
Motion was approved by a unanimous vote of Council
present.
DYNAMITE BLASTING ON BULL MOUNTAIN
a. City Administrator reported that the contractor who
conducted dynamite blasting on a Bull Mountain development
project possessed a State permit which he obtained through
the Fire District. He did not, however, have a permit
from the City of Tigard. Staff will contact the Fire
District with regard to notification process to avoid
problems in the future.
6. EXECUTIVE SESSION: Canceled
7. ADJOURNMENT: 9:15 p.m.
Catherine Wheatley, ity Reco er
A e t: /
Mayor, City of Tigard
C/G'~~' o?a~ /C~ U
Date:
ccm917
CITY COUNCIL MEETING MINUTES - SEPTEMBER 17, 1990 - PAGE 5
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TIMES PUBLISHING COMPANY Legal TT 7705
P.O. BOX 370 PHONE (503) 684-0360 Notice
BEAVERTON, OREGON 97075
Legal Notice Advertising
City of Tigard ® ❑ Tearsheet Notice following meeting information ispublblied for your. infomW(ion Fur
PO Box 23397 ther:infomtagan and full agendas -may,- b obtaiteed 5vm; the City Recor "
• Tigard, Or 97223 G ❑ Duplicate Affidavit der, 13125 S.W Nall Boulevard, Tigard, Oregon 97223, or by tilling
s • CITY-COUKM BUSINESS MEETING
. , 5i~TEMBER •17.1940 - 5:30 P.M.
TIGARD CIVIC CENTER TOWN IMAM,
1~1?gi $~A~ B(J~LR EVARD°.TIGAItO> QREGON>-:,-
AFFIDAVIT OF PUBLICATION o :Public Iiearu~g = Con6nuaa6pof Buigham/Spieker hesing:of
August 13, 199x, on a request for approval of: a Comprehensive
STATE OF OREGON, )ss :Plan Ameadn M to change the band use designation'"fram Light In-
COUNTY OF WASHINGTON,) "'ti ustriaf to General Commercial and,to change'"im zoning designs-
l, Judith Koehler Lion from I-L-to C G 'LOCATION Between S.W., 72nd Avenue
being first duly sworn, depose and say that I am the Advertising and Interstate 5 and South fo tfie Oregon Business FazA (WCTM
Director, or his principal clerk, of the Tigard Times -2S1 13 AU;TaxLot 1700);
a newspaper of general circulation as defined in ORS 193.010 • Locab,ContractBoard. Meeting:
Executive Session:llte'Tigard City Council will go into Executive
and 193.020; published at Tigard in the
aforesaid county and state; that the Session:under Me ;pmvisions of ORS 19.2.6W,'(1);(d); (e); & (b)-to.
tilikuss libor relstioWreal property; transactions, cutrent,agd Pend-
City Co-Iril Business Meeting
mg Ltigauon assues. p .,,t3> Li a '
a printed copy of which is hereto annexed, was published in the TT77p5 PublishSeptember 13.1990.-.,
.
entire issue of said newspaper for One successive and - `
consecutive in the following issues:
September 13, 1990
Subscribed and sworn o before me this 13th day of September 1990
Notary Public for Oregon
My Commissi xpires: 6P- y~
AFFIDAVIT
' v
CITY OF TIGARD, ORB30N
AFFIDAVIT OF POSIM
In the Matter of the Proposed
C/o -
Aks a-7 ag a4
STATE OF ORDGON )
County of Washington ) ss
City of Tigard )
I, IjJrQA 1A begin first duly sworn, on
oath, d and say:
That I posted in the following,~?~lic and conspicuous places, a copy of
Ordinance Number (s) D
which were. adopted at the Council Meeting dated r/
copy(s) of said ordinance (s) beagttached and by reference made a part
hereof, on the 1 date of _ 1990.
1. Tigard Civic Center, 13125 SW Hall Blvd., Tigard, Oregon
2. US National`Bank, Corner of Main and Scoffins, Tigard, Oregon
3. Safeway Store, Tigard Plaza, SW Hall Blvd., Tigard, Oregon
4. Albertson's Store, Corner of Pacific Hwy. ( State Hwy. 99) and
SW Durham Road, Tigard, Oregon
IMA
Subscribed and sworn to before me this /&P date of , 19-91n.
o JGL _ Notary Public for Oregon /
- My Commission Expires:
,.ke jCP'
CITY OF TIGARD, OREGON
ORDINANCE NO. 90-,0R,
AN ORDINANCE VACATING A PORTION OF A STORH SEWER EASEMENT LOCATED ON LOT 7 OF
THE AUX DOWNS SUBDIVISION IN THE CITY OF TIGARD, WASHINGTON COUNTY, OREGON.
WHEREAS, the Tigard City Council initiated this vacation request pursuant to
Section 15.08.040 of the Tigard Municipal Code; and
WHEREAS, the reason and purpose for this vacation is to eliminate a portion of
the existing easement that does not coincide with the actual location of the
storm sewer; and
WHEREAS, all abutting property owners have been notified of the proposed
vacation and none have objected; and
WHEREAS, the vacation is recommended by the Planning Commission and the
Community Development Department subject to certain conditions as listed below;
and
WHEREAS, all affected service providers , including utility companies and
emergency services have reviewed the vacation proposal and have no objections
or concerns; and
WHEREAS, in accordance with ORS 271.100, the TMC 151.08.110,1 the Council fixed
a time and place for the public hearing and the Recorder published notice and
posted notice in the area to be vacated; and
WHEREAS, notice has been mailed to all property owners abutting said vacation
area and all owners in the affected area, as described by ORS 271.080; and
WHEREAS, all abutting property owners have demonstrated support for the
proposed vacation; and
WHEREAS, the Council having held hearings on August 13, 1990 and September 17,
1990, finds the public interest will not be prejudiced by the vacation as
provided by ORS 271.120 and TMC Section 15.08.130; and
WHEREAS, the Council finds that it is in the public interest to approve the
request to vacate the storm sewer easement because the public interest will
not be prejudiced; and
WHEREAS, the Council finds that the following conditions are necessary to
vacate said land:
1. The applicant shall provide a storm sewer easement that is consistent
with the actual location of the storm sewer. The easement shall be
recorded with Washington County before an Occupancy Permit is issued.
ORDINANCE NO. 90- oC/
Page 1
2. The vacation shall not be effective until the effective date of this
ordinance, and a certified copy of this ordinance has been recorded with
the Washington County Clerk, Assessor, and Surveyor.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
i
SECTION 1: The Tigard City Council hereby orders the vacation of the storm
sewer easement on Lot 7 in the Aum Downs subdivision, as shown on
the attached "Exhibit A" and described on the attached "Exhibit B",
and by this reference made part there of.
SECTION 2: The Tigard City Council further orders that the vacation be subject
to the following condition:
1. The applicant shall submit, with the occupancy permit
application, evidence that a storm sewer easement that is
consistent with the actual locatio of the storm sewer has been
recorded with Washington County.
SECTION 3: In no situation shall this ordinance be effective until the 31st
day after its enactment by the City Council, approval by the Mayor,
and after a certified copy of this ordinance has been recorded with
the Washington County Clerk, Assessor, and Surveyor.
PASSED: By V1?Ce i? irrIyets vote of the Council members present after being
read by number and title only, this day,of yc-P'a4L"- ,
1990. _
G~
Catherine Wheatley, City Recorder
et-
lei -
APPROVED: This day of 1 0
Gerald R. wards, Mayor
Appro ad as to fo s
Ci torney Date
ORDINANCE NO. 90-
Page 2
t - - 157-280' -
I - 71- 7300 - TL 700
it
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1" = 5Q' >YoN ~ SL STORM
SEWER EASEMENT TO BE
VACATED BY CITY.
a. .29 EX. STORM DRAIN
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MARIJAN BOSNER
2058 S.E. SPRUCE AVE
TL6900 1L 7000 PORTLAND. OREGON
CONSULTING ENGINEERING SERVICES STORM SEWER VACATION
t205 .MY. COM Sr, OFAVOMK ~7gD3100t LOT 7. AUM DOWNS
z_g„e, pR i 2+o ST Dcs _ P _ 9 a
DEVE6.OP~'t6 Ms. 4 434 S. First Ave., Suite 400
o conNAUCUon Hillsboro, Oregon 97123
NERVicr"5 (503) 648-4959
g-~eto FAX: (503) 640-9385
PROFESSIONAL
LAND SUawfOR
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PROPERTY DESCRYPTION: PORTION OF LOT 7 "AU14 DOWNS" ,
FOR: MARIJAN BOSNAR DATE:'-06/22/90
LOCATION: S.W. LOCUSTr TIGARD JOB NUMBER: 8905014
FOR INDENTIFICATION PURPOSES ONLY:VACATION DESC.(STORM)
FOR USE ON LEGAL INSTRUMENT
A PORTION OF LOT-7 "AU14 DOWNS"r A DULY RECORDED SUBDIVISION
XN THE NORTHEAST QUARTER OF S) CTION 36, TISr R1W,' .M.
WASHINGTON COUNTYr OREGONr SAID $ORTION 13EYNG MORE PARTICU-
LARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF A STORM SEWER
EASEMENT, WHICH POINT BBARS SOUTH 00°10121" WEST 133.06 FEET
-AND NORTH. 89°59'16" WEST 10.09 FEET FROM THE NORTHEAST
CORNER OF SAID LOT 7 AND RUNNING THENCE ALONG THE BOUNDARY
OF SAID STORM SEWER EASEMENT NORTH 89059116" WEAT 21.81 FEET
AND SOUTH 00°00'44" WEST 51.07 FEET THENCE SOUTH 89°59'16"
EAST 16.29 FEETI THENCE NORTH 06°10'52" EAST 51.37 FEET TO
~THE POINT OF BEGINNING.
CONTAINING 973 SQUARE FEET MORE OR LESS.
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Subdivisions + Planning s Design • L.I.D.s • Surveying • Mapping
-CITY-OF TIGARD, OREGON
ORDINANCE NO. 90- t_
AN.•ORDINANCE AMENDING CERTAIN SECTIONS OF.-TITLE 18. OF THE TIGARD MUNICIPAL ;
w CODE, ADOPTING' RULES FOR EXTERIOR, THERMAL ENVELOPE PERFORMANCE.STANDARDS,•FOR
MANUFACTURED HOMES SITED ON INDIVIDUAL BUILDING LOTS.
WHEREAS, Tigard Municipal Code Title 18.94, "Manufactured/Mobile Home
Regulations" provides for regulation of manufactured homes sited on individual
building lots.
WHEREAS, Tigard Municipal Code Title 18.94 is in certain respects, incomplete
with regards to exterior thermal envelope performance standards for
manufactured homes sited on individual building lots.
WHEREAS, the City Council desires to provide regulations for the exterior
thermal envelope performance of manufactured homes sited on individual building
lots.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:.
Section 1. Title 18, Section 18.94.040 A. is amended to add as follows:
(5) The manufactured home shall have an exterior thermal envelope in
substantial compliance with performance standards equivalent to the
performance standards required of single-family dwellings constructed
under the state building code as defined in ORS 455.010, as determined
by the Building Division.
SECTION This ordinance shall be effective 30 days after its passage by the
_ Council, approval by the Mayor, and posting by the City Recorder.
PASSED: By U 1171 j2i M oL S vote of all Council members present.after
being read by number and title only, this day of Qz1b-p-t
~
1990.
(~J
Catherine Wheatley, City ecorder
APPROVED: This day of 1990.
Gerald Edwards, Mayor
Approved as to form-
Attorney Date
City'
ORDINANCE No. 90--Q!5-10
Page 1
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CITY OF TIGARD, OREGON
ORDINANCE NO. 90- 2q^
AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE ZONE ORDINANCE
AMENDMENTS OF THE SENSITIVE LANDS AND DEFINITIONS CHAPTERS OF THE COMMUNITY
DEVELOPMENT CODE FOR PERIODIC REVIEW.
WHEREAS, the city has conducted a review of its y
y Comprehensive Plan and land use
regulations as required by OAR 660-19; and
Y
WHEREAS, the periodic review final order contains findings pertaining to the
status of the comprehensive plan and land use ordinance as related to current
statutes and circumstances; and €
WHEREAS, in order to bring the Community Development Code into compliance with
state statutes and community circumstances it is necessary to amend certain s
sections of the code; and
WHEREAS, the Tigard Planning Commission recommends adoption of amendments
identified as exhibits "A" and "B"; and
WHEREAS, the City Council finds that amendments are necessary to clarify
procedures pertaining to wetlands in the Sensitive Lands and Definitions
Chapters of the Community Development code
i
NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section It Chapter 18.26 of the Tigard Municipal Code shall be amended as
shown in exhibit "A".
Section 2: Chapter 18.84 of the Tigard Municipal code shall be amended as
shown in exhibit "B".
Section 3: In all exhibits added portions are underlined deleted portions
are in [brackets].
PASSED: By C( ✓)%✓00L(,5 vote of all Council members present after
being read by number and le only, t/h~is~ day of C O
'~u [iLJ
Catherine Wheatley City Reco er
APPROVED: This day o l ~ , 1988.
Gerald Edwards, Mayor
ORDINANCE No. 90-
Page 1
s,
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Approved as to forms
Ci torney
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Date o
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ORDINANCE No. 90- a
Page 2
.
EXHIBIT A
VaMMM B DEMUMCK
amity DerValopment Code Section 18.26.030 Definitions
•Pnartians within [braalwts] are dielgted, ~mcbrl iruxl portions are added.
"Wetland" - land[s transitional between terrestrial and aquatic system whom
the water table is usually at or near (within 24 inches of) the surface, or the
land is covered by shallow water. for purposes of this classification, wetlands
must have one or all of the following three attributes]__4ften called me=,
m=sh. or hgg that exhibits all of the fa1 jgN jM characteristics:
A. -[At least cr7;~77y the land supports pa-edominant7y hydrephytesl] The
land sutapnir 'c vegetation. MAs oace~ wtn more than 50 neraFnt
of the dami mt Rl= mpocies f== all strata are classified as r tlarrl
species:
B. [The substrate is rx: Jrzmt'7y hydric2 soii]lhe land has hvdric soils.
tic soils are soils that are ag_tu ated, flooded or p gm&d long enouch
durim the SrZOM season to devaloo anaerobic cCnditions in the Mp„e=
Of the soil profile:
C. [The substrate is non- l.13 and is saturated with water or covered by
shallow water at scams time during the growing of each year] lie land has
wetland bOtn1_ocjy- Wetland hydrology is permanent or Deri Odi c inwidaticn .
or soil saturation for a sim-dficant ggidod (at least one week) during the
Me City wIll use the "Federal. Manual far Identifying and Delineating
Jwaadicthcnal Wetlands" as the basis for deter ; dm where wetlands are
located.
An area of privately awned land which otherwise satisfies the definition of a
wetland is not defined as a wetland if it was created by human activity after
October 11 1984 as part of an apnaMMd development-project This exclusion
does not apply to wetland mitigation areas.
"Window" - any opening constructed in a wall to admit light or air, framed and
spanned with glass.
"Yard" - an open space unobstructed from the ground upward except as otherwise
provided in this title.
[Mydrophytes - a plant growing in water or soil too water logged for most
plants to survive. A list of hydrooWtes is maintained in the Community
Development files.]
[2Hydric - containing acid hydmgen]
[3Non-soil - lacking the qualities of soil - not firm, unable to sustain plant
life. ]
L
EXHIBIT B
Chanter 18.84
SENSITIVE LANDS
Sections:
18.84.010 Purpose
18.84.015 Applicability of Uses: Permitted, Prohibited, and
Nonconforming
18.84.020 Administration and Approval Process
18.84.025 Maintenance of Records
18.84.026 General Provisions for Floodvlain Areas
18.84.028 General Provisions for wetlands
18.84.030 Expiration of Approval: Standards of Extension of Time
18.84.040 Approval Standards
18.84.045 Exception for Development in the 108th/113th Ravine
[Significant Wetlands Areas] below the 140 Feet Elevation
118.84.048 Significant Wetlands]
18.84.050 Application Submission Requirements
18.84.060 Additional.Information Required and Waiver of Requirements
18.84.070 Site Conditions
" 18.84.080 The Site Plan
18.84.090 Grading Plan
18.84.100 Landscaping Plan
° 18.84.010 Purpose
A. Sensitive lands are lands potentially unsuitable for development
because of their location within the 100-year floodplain, within
natural drainageway, within a wetland area, on steep slopes, or
on unstable ground.
B. sensitive land areas are designated as such to protect the public
health, safety, and welfare of the community through the
regulation of these sensitive land areas.
C. Sensitive land regulations contained in this chapter are intended
to maintain the integrity of the rivers, streams, and creeks in
Tigard by minimizing erosion, promoting bank stability,
maintaining and enhancing water quality, and fish and wildlife
habitats, and preserving scenic quality and recreational
potentials.
D. The regulations of this chapter are intended to implement the
comprehensive plan and the Federal Emergency Management Agency's
flood insurance program, and help to preserve natural sensitive
land areas from encroaching use and to maintain the September
1981 zero-foot rise floodway elevation.
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E. The areas of special flood hazard identified by the Federal
Insurance Administration in a scientific and engineering report
entitled "The Flood Insurance Study of the City of Tigard," dated
September 1, 1981, with accompanying Flood Insurance Maps
(updated February, 1984) is hereby adopted by reference and
declared to be a part of this chapter. This Flood Insurance
Study is on file at the Tigard Civic Center.
F. When base flood elevation data has not been provided in
accordance with Subsection 18.84.010.[H]8, the Director shall
obtain, review and reasonably utilize any base flood elevation
and floodway data available from a federal, state or other
source, in order to administer subsections 18.84.026.1 and J).
G. Where elevation data is not available either through the Flood
Insurance Study or from another authoritative source,
applications for building permits shall be reviewed to assure
that proposed construction will be reasonably safe from flooding.
The test of reasonableness is a local judgment and includes use
of historical data, high, water marks, photographs of past
flooding, etc., where available. Failure to elevate at least two
feet above grade in these sensitive land areas may result in
higher insurance rates.
H. City actions under this chapter will recognize the rights of
riparian owners to be free to act on the part of the City, its
Commissions, representatives and agents, and land owners and
occupiers.
1. For the purposes of this chapter, the word "structure" shall
exclude: children's play equipment, picnic tables, sand boxes,
shelters, grills, [and] basketball hoops and similar recreational
equipment. (Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)
18.84.015 Applicability of Uses: Permitted Prohibited and Nonconforming
A. Except as provided by Subsection 18.84.015.B, the following uses
are outright permitted uses within sensitive land areas:
1. Accessory uses such as lawns, gardens, or play areas, except
in wetlands;
2. Agricultural uses conducted without locating a structure
within the sensitive land area, except in wetlands;
3. Community recreation uses such as bicycle and pedestrian
paths or athletic fields or parks, excluding structures,,
except in wetlands;
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d. Public and private conservation areas for water, soil, open
space, forest, and wildlife resources=
5. Removal of poison oak, tansy ragwort, blackberry, or other
noxious vegetation;
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6. Maintenance of floodway excluding rechanneling; and
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7. Fences, except in the (floodplainj floodway area.
B. Separate permits shall be obtained from the appropriate community
development division for the following:
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1. Installation of underground utilities and construction of
roadway improvements including sidewalks, curbs,
streetlights, and driveway aprons; r
2. Minimal ground disturbance(s) but no landform alterations;
and
3. Repair, reconstruction, or improvement of an existing
structure or utility, the cost of which is less than 50
percent of the market value of the structure prior to the
improvement or the damage requiring reconstruction provided
no development occurs in the floodway. f`
C. Landform alterations or develormente within wetland areas that
meet the iurisdictional requirements and permit criteria of the
U S Army Corps of Engineers Division of State Lands, Unified
Sewage Aaencv and/or other federal state or regional agencies
do not require a sensitive lands permit All other applicable
city requirements must be satisfied including sensitive land
permits for areas meeting non-wetland sensitive land criteria.
(C The Hearings officer shall grant a sensitive lands permit upon
review of requests for a land form alteration or development
within the 100-year floodplain.)
[D The following uses and activities are permitted only by a
sensitive lands permit granted by the Director:
1. A landform alteration or development on slopes of 25 percent
or greater and unstable ground;
2. Land form alteration or development of areas outside of the
100-year floodplain within a drainageway where there is
year-round water flow, unless:
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A. The 4rainageway is proposed to be incorporated into a
publi.,v facility of adequate size to accommodate maximum
water scow in accordance with the adopted 1981 Master
Drainage Plan.]
(8)A. A sensitive lands permit approval shall be obtained before
construction or development begins within any area of special
flood hazard or drainageway as established in Section 18.84.015.H
and C. The permit shall apply to all structures including
manufactured homes.
[F]S. Except as explicitly authorized by other provisions of this
chapter, all other uses are prohibited on sensitive land areas.
JG]F. A use established prior to the adoption of this title, which
would be prohibited by this Chapter or which would be subject to
the limitations and controls imposed by this Chapter, shall be
considered a nonconforming use. Nonconforming uses shall be
subject to the provisions of Chapter 18.132. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 84-36; Ord. 83-52)
18.84.020 Administration and Amroval Process
A. The applicant for a sensitive lands permit shall be the recorded
owner of the property or an agent authorized in writing by the
owner.
a. A preapplication conference with City staff is required. (See
Section 18.32.040.) If uncertainty exists in regards to the
location or configuration of wetland areas, staff shall make an
on site inspection vrior to an application being initiated to
determine the nature and extent of the resource. If necessary,
assistance from state and federal agencies shall be sought to
provide the applicant additional information.
C. Due to possible changes in state statutes, or regional or local
policy, information given by staff to the applicant during • the
preapplication conference is valid for not more than six months:
1. Another preapplication conference is required if any
variance application is submitted more than six months after
the preapplication conference; and
2. Failure of the Director to provide any of the information
required by this chapter shall not constitute a waiver of
the standard, criteria or requirements of the application.
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D. The Hearings Officer shall approve, approve with conditions, or
deny an application for a sensitive lands permit [as set forth in
Section 18.84.015.C] within the 100 year floodolain. The
Hearings Officer's decision may be reviewed by the Council as
provided by Subsection 18.32.310.B.
B. The Director shall approve, approve with conditions, or deny an
application for a sensitive lands permit [as set forth in Section
18.84.015.D.]for the followings
1. A landform alteration or development on slopes of 25 percent
or greater and unstable ground]
2. Landform alteration or development of areas outside the 100
year floodplaLn within a drainageway where there is year-
round water flow, unless the draLnageway is proposed to be
incorporated into a public facility of adequate size to
accommodate maximum water flow in accordance with the
adopted 1981 Master Drainage Planj
3. Landform alteration or development on wetland areas that do
not meet the provisions of 18.84.015 C.
The decision made by the Director may be appealed to the
Commission as provided by Subsection 18.32.310.A.
F. The appropriate approval authority shall review all sensitive
lands permit applications to determine that all necessary permits
shall be obtained from those federal, state, or local
governmental agencies from which prior approval is also required.
G. The Director shall notify communities adjacent to the affected
area and the State Department of Land Conservation and
Development prior, to any, alteration or relocation of a
watercourse, and submit evidence of such notification to the
Federal Insurance Administration.
H. The Director shall require that maintenance is provided within
the altered and relocated portion of said watercourse so that the
flood-carrying capacity is not diminished.
I. The Hearings Officer and the Director shall apply the standards
set forth in Section 18.84.040 when reviewing an application for
a sensitive lands permit.
J. The Director shall give notice of applications to be heard by the
Hearings Officer as provided by Section 18.32.130.
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R. The Director shall mail notice of any sensitive lands application
decision to the persons entitled to notice under Section
18.32.120. (Ord. 89-061 Ord. 87-66; Ord. 87-32; Ord. 83-52)
18.84.025 Maintenance of Records
A. Where base flood elevation data is provided through the Flood
Insurance Study, the Building Official shall obtain and record
the actual elevation (in relation to mean sea level) of the
lowest floor (including basement) of all new or substantially
improved structures, and whether or not the structure contains a
basement.
S. For all new or substantially floodproofed structures, the
Building Official shall:
1. Verify and record the actual elevation (in relation to mean
sea level); and
2. Maintain the floodproofing certifications required in this
chapter.
C. For all new or substantially floodproofed structures, the
Director shall:
1. Maintain for public inspection all other records pertaining
to the provisions in this chapter. (Ord. 89-06; Ord. 87-66;
Ord. 87-32; Ord. 83-52)
18.84.026 General Provisions for Floodnlain Areas
A. The appropriate approval authority shall review all permit
applications to determine whether proposed building sites will be
safe from flooding.
B. All new construction and substantial improvements shall be
constructed with materials and utilize equipment resistant to
flood damage.
C. All new construction and substantial improvements shall be
constructed using methods and practices that minimize flood
damage.
D. Electrical, heating, ventilation, plumbing, and air-conditioning
equipment and other service facilities shall be designed and/or
otherwise elevated or located so as to prevent water from
entering or accumulating within the components during conditions
of flooding.
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E. All new and replacement water supply systems shall be designed to j
minimize or eliminate infiltration of floodwaters into the system
in accordance with the uniform Building Code and Uniform Plumbing
Code.
P. All now construction, all manufactured homes and substantial
improvements shall be anchored to prevent flotation, collapse, or E
lateral movement of the structure.;
G. New and replacement sanitary sewerage systems shall be designed
to minimize or eliminate infiltration of floodwaters into the E
systems and discharge from the systems into floodwaters.
A. on-site water disposal systems shall be located to avoid F
impairment to them or contamination from theca during flooding.
1. Residential Construction c-
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1. New construction and substantial improvement of any
residential structure shall have the lowest floor, including
basement, elevated to or above base flood elevation; and
2. Fully enclosed areas below the lowest floor that are subject r.
to flooding are prohibited, or 'shall be designed to
automatically equalize hydrostatic flood forces on exterior'
walls by allowing for the entry and exit of floodwaters..
Designs for meeting this requirement must` either be
certified by a registered professional engineer or
architect, or must meet or exceed the following minimum
criteria:
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a. A minimum of two openings having a total net area of
not less than one square inch for every square foot of
enclosed area subject to flooding shall be provided;
b. The bottom of all openings shall be no higher than one
foot above grade; and
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c. openings may be equipped with screens, louvers, or
other coverings or devices, provided that they permit
the automatic entry and exit of flood waters.
3. Nonresidential Construction,
1. New construction and substantial improvement of any
commercial, industrial, or other nonresidential structure
shall either have the lowest floor, including basement,
elevated to the level of the base flood elevation, or
together with attendant utility and sanitary facilities,
shall:
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a. Be floodproofed so that below the base flood level the
structure is watertight with walls substantially
impermeable to the passage of water;
b. Have structural components capable of resisting
hydrostatic and hydrodynamic loads and effects of
buoyancy;
C. Be certified by a registered professional engineer or
architect that the design and methods of construction
are in accordance with accepted standards of practice
for meeting provisions of this subsection based on
their development and/or review of the structural
design, specifications and plans. Such certifications
shall be provided to the Building official as set forth
in Subsection 18.84.025.B; and
d. Nonresidential structures that • are elevated, not
floodproofed, must meet the same standards for space
below the lowest floor as described in 18.84.026.1.2.
Applicants floodproofing nonresidential buildings shall
be notified that flood insurance premiums will be based
on rates that are one foot below the floodproofed level
(e.g., a building constructed to the base flood level
will be rated as one foot below that level). (Ord. 89-
06; Ord. 87-66; Ord. 87-32)
18.84.028 General Provisions for Wetlands k
A. Wetland regulations a=lv to those areas meeting the definition
of wetland in Chanter 18.26 of the Community Development Code z
areas meeting Division of State Lands wetland criteria and to
land adjacent to and within 25 feet of a wetland. Wetland
locations may include but are not limited to those areas
identified as wetlands in "Wetland Inventory and Assessment for
the City of Tigard, Oregon". Scientific Resources Incorporated
1990.
B. Precise boundaries' may vary from those shown on wetland maps;
specific delineation of wetland boundaries may be necessary.
Wetland delineation will be done by gualified professionals at
the applicant's expense.
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18.84.030 Axniration of Approvals Standards of Extension of Time
A. Approval of a sensitive lands permit shall be void after one-and-
one-half years:
1. Unless substantial construction of the approved plan has
begun within a two-year period; or
2. If construction on the site is a departure from the approved
plan.
B. The original approval authority shall, upon written request by
the applicant and payment of the required fee, grant an extension
of the approval period not to exceed one year; provided that:
1. No changes are made on the original plan as approved by the
approval authority;
2. The applicant can show intent of initiating construction of
the site within the one year extension period; and
3. There have been no changes in the facts or the applicable
policies and ordinance provisions on which the approval was
based.
C. The decision of the approval authority may be reviewed by the
Council as provided by Subsection 18.32.310.B. (Ord.189-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.040 Approval Standards
A. The Hearings officer shall (make findings that all of the
following criteria are satisfied when) approve[ing,) or
approve[ing) with conditions[, or denying] an application
request within the 100-year floodplain based upon findings that
all of the following criteria have been satisfied:
1. Land form alterations shall preserve or enhance the
floodplain storage function and maintenance of the zero-foot
rise floodway' shall not result in any narrowing of the
floodway boundary;
2. Land form alterations or developments within the 100-year
floodplain shall be allowed only in areas designated as
commercial or industrial on the comprehensive plan land use
map, except that alterations or developments associated
with community recreation uses such as athletic fields,
children's play areas, or parks shall be allowed in areas
designated residential;
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3. Where a land form alteration or development is permitted to
occur within the floodplain it will not result in any
increase in the water surface elevation of the 100-year
flood; t
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4. The land form alteration or development plan includes a
pedestrian/bicycle pathway in accordance with the adopted
pedestrian/bicycle pathway plan, unless the construction of
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said pathway is deemed by the Hearings Officer as untimely;
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5. The plans for the pedestrian/bicycle pathway indicate that
no pathway will be below the elevation of an average annual
flood;
6.' The necessary U.S. Army Corps of Engineers and State of r.
Oregon Land Board, Division of State Lands approvals shall
be obtained; and
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7. Where land form alterations and/or development are allowed
within and adjacent to the 100-year floodplain, the City F
shall require the dedication of sufficient open land area
within and adjacent to the floodplain in accordance with the
comprehensive plan. This area shall include portions of a
suitable . elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in
accordance with the adopted pedestrian/bicycle p~thway plan. r
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B. The Director shall [make findings that all of the following
criteria are satisfied when] approv~e[ing,] or approvg[ing] with
conditions[, or denying] an application request for a sensitive
lands permit on slopes of 25 percent or greater or unstable
ground based upon findings that all of the following criteria
have been satisfied:
1. The extent and nature of the proposed land form alteration
or development will not create site disturbances to an
extent greater than that required for the use;
2. The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground instability,
or other adverse on-site and off-site effects or hazards to
life or property;
3. The structures are appropriately sited and designed to
ensure structural stability and proper drainage of
foundation and crawl space areas for development with any of
the following soil conditions: wet/high water table; high
shrink-swell capability; compressible/organic; and shallow !
depth-to-bedrock; and
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4. Where natural vegetation has been removed due to land form
alteration or development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Chapter 18.100,
Landscaping and screening.
C. The Director shall [make findings that all of the following
criteria are satisfied when) approve[ing), or approve[ing) with
conditions[, or denying) an application request for a sensitive
lands permit within drainageways based upon findings that all of
the following criteria have been satisfied:
1.. The extent and nature of the proposed land form alteration
or development will not create site disturbances to the
extent greater than that required for the use;
2. The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground instability,
or other adverse on-sLte and off-site effects or hazards to
life or property;
3. The water flow capacity of the drainageway is not decreased;
4. Where natural vegetation has been removed due to land form
alteration or development, the areas not ,covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Chapter 18.100,
Landscaping and screening;
5. The drainageway will be replaced by a public facility of
adequate size to accommodate maximum flow in accordance with
the adopted 1981 Master Drainage Plan.
6. The necessary O.S. Army Corps of Engineers and State of
Oregon Land Board, Division of State Lands approvals shall
be obtained.
7. Where landform alterations and/or development are allowed
within and adjacent to the 100-year floodplain, the City
shall require the dedication of sufficient open land area
within and adjacent to the floodplain in accordance with the
Comprehensive Plan. This area shall include portions of a
suitable elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in
accordance with the adopted pedestrian bicycle pathway plan.
(Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 86-08; Ord. 84-29;
Ord. 83-52)
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D. The Director shall approve or approve with conditions an
amlication request for a sensitive lands permit within wetlands
based upon findings that all of the following criteria have been
satisfied:
1. The Proposed landform alteration or developme t is neither
on wetland in an area designated as significant wetland on
the Comprehensive Plan Floodplain and Wetland may nor is the
within-25-feet of such a wetlands
2. The extent An§ nature of the proposed landform alteration or
development will not create site disturbances to an extent
greater than the minimum recui ed for the use;
3. Any encroachment or change in on-site or off-site drainage
which would adversely impact wetland characteristics have
been mitigated;
4. Where natural vegetation has been removed due to landform
alteration or development, erosion control provisions of the
Surface Water Management program of Washington County must
be met and areas not covered by structures or impervious
surfaces will be replanted in like or similar species in
accordance wLth Chapter 18.100` Landscaving and screening;
yr` 5. All other sensitive laude requirements of this chapter have
been met;
6. The Rrovisions of Chapter 18.150, Tree Removal, shall be
met. ford. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-521
Z Physical Limitations and Natural Hazards, Floodplains and
Wetlands, Natural Areas, and Parks, Recreation and open
Space policies of the comprehensive . plan have been
satisfied.
18.84.048 Excvation for Development of the 108th/113th Ravine (significant
Wetlands Areal below the 140 Feet Elevation
A. Under the sensitive lands permit process, the Director may allow
portions of the ravine at 108th and 113th, designated as a
significant wetlands area, to develop provided that all of the
following criteria are met:
1. All of the land (within the ravine) being considered for
development is less than 25 percent slope;
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2. There are no unstable soil conditions on the land being
considered for development; and
[3. The provisions of Chapter 18.150, Tree Removal, shall be
met. (Ord. 89-06; Ord. 87-66; Ord. 87-32; Ord. 83-52)]
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3. Amlicable provisions of Section 18.84.040, Sensitive Lands
Approval Criteria shall be met.
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[18.84.048 Significant Wetlands] !
[A. Development is prohibited within all areas designated as
significant wetlands on the Floodplain and Wetlands Map.
Development on property adjacent to significant wetlands shall be
done under the planned development section of the Community
Development Code. In addition, no development shall occur on
property adjacent to areas designated as significant wetlands on
the Floodplain and Wetlands Map within 25 feet of the designated
wetlands area.]
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18.84.050 Application Submission Requirements
A. All applications shall be made on forms provided by the Director
and shall be accompanied by:
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1. [Five] [c]Copies of the sensitive lands permit proposal and i
necessary data or narrative which explains how the proposal
conforms to the standards, _(number to be determined at the s
preapplication conference) and:
[a. The site plan(s) and required drawings shall be on
sheets not exceeding 18 inches by 24 inches unless a
larger scale is approved by the Director;]
[b]a. The scale for the site plan(s) shall be a standard
engineering scale; and
[c]b. All drawings or structure elevations or floor plans
shall be a standard architectural scale, being 1/4 inch
by 1/8 inch to the foot;
2. A list of the names and addresses of all persons who are s
property owners of record within 250 feet of the site; and
3. The required fee.
8. The required information may be combined on one map.
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C. The site plan(s), data and narrative shall include the following:
1. An existing site conditions analysis, Section 18.84.070;
2. A site plan, Section 18.84.080;
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3. A grading plan, Section 18.84.090; and j
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4. A landscaping plan, Section 18.84.100. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.060 Additional Information Rewired and Waiver of Requirements i.
A. The Director may require information in addition to that f'
required by this chapter in accordance with Subsection
18.32.080.A.
B. The Director may waive a specific requirement for information in {
accordance with Subsections 18.32.080.B and C. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.070 Site Conditions
A. The site analysis drawings shall include: t'
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1. A vicinity map showing streets and access points`, pedestrian
and bicycle pathways, and utility locations;
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2. The site size and its dimensional
3. Contour lines at two-foot intervals for grades zero to ten
percent and five-foot intervals for grades over ten percent;
4. The location of drainage patterns and drainage courses;
5. The location of natural hazard areas including:
a. Floodplains areas (100-year floodplain and floodway);
b. Slopes in excess of 25 percent;
C. Unstable ground (areas subject to slumping, earth
slides or movement);
d. Areas having a high seasonal water table within 24
inches of the surface for three or more weeks of the
year; z
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e. Areas having a severe soil erosion potential, or as
defined by the Soil Conservation Service; and
f. Areas having severe weak foundation soils;
6. The location of resource areas as shown on the comprehensive
plan inventory map and as required in Section 18.84.035
including:
a. Wildlife habitat; and
b: Wetlands;
7. The location of site features including:
a. Rock outcroppings; and
b. Tress with six inches caliper or greater measured four
feet from ground level;
8. The location of existing structures on the site and proposed
use of those structures. (Ord. 89-06; Ord. 87-66; Ord. 87-
32; Ord. 83-52)
18.84.080 The Site Plan
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A. The proposed site development plan shall be at the smme scale as
the site analysis plan and shall include the following
information:
1. The proposed site and surrounding properties;
2. Contour line intervals (see Section 18.84.070.A.3);
3. The location, dimensions, and names of all:
a. Existing and platted streets and other public ways and
easements on the site and on adjoining properties; and
b. Proposed 'streets or other public ways and easements on
the site;
4. The location and dimension of:
a. Entrances and exits on the site;
b. Parking and traffic circulation areas;
C. Loading and services areas;
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d. Pedestrian and bicycle facilities;
e. Outdoor common areas; and
f. Utilities;
5. The location, dimensions, and setback distances of all:
a. Existing structures, improvements, and utilities which
are located on adjacent property within 25 feet of the
site and are permanent in nature; and
b. Proposed structures, improvements, and utilities on the
site;
6. The location of areas to be landscaped;
7. The concept locations of proposed utility lines; and
8. The method for mitigating any adverse impacts upon wetland,
riparian, or wildfire habitat areas. (Ord. 89-06; Ord. 87-
66; Ord. 87-32; Ord. 83-52)
18.84.090 c3radinc Plan
f A. The site plan shall include a grading plan which ~ontains the
following information:
1. Requirements in Sections 18.84.070 and 18.84.080;
2. The identification and location of the benchmark and
corresponding datum;
3. Location and extent to which grading will take place
indicating contour lines, slope ratios, and slope
stabilization proposals; and
4. A statement from a registered engineer supported by factual
data substantiating:
a. The validity of the slope stabilization proposals;
b. That other off-site impacts will not be created;
C. Stream flow calculations;
d. Cut and fill calculations; and
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e. Channelization measures proposed. (Ord. 89-06; Ord.
87-66; Ord. 87-32; Ord. 83-52)
18.84.100 Landscape Plan
A. The landscape plan shall be drawn at the same scale as the site
analysis plan, or a larger scale if necessary, and shall
indicates
1. Location and height of fences, buffers, and screenings=
2. Location of terraces, decks, shelters, play areas, and
common open spaces where applicablef and
3. Location, type, and size of existing and proposed plant
materials.
8. The landscape plan shall include a narrative which addresses:
1. Soil conditions; and
2. 8rosion control measures that will be used. (Ord. 89-06;
Ord. 87-66= Ord. 87-32; Ord. 83-52)
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AGENDA UEM N 2 - VISITOR'S AGENDA DATE 9/17/90
(Limited to 2 minutes or less, please)
Please sign on the appropriate sheet for listed agenda items. The Council
wishes to hear from you on other issues not on the agenda, but asks that you
first try to resolve your concerns through staff. Please contact the City
Administrator prior to the start of the meeting. Thank you.
NAME 6 ADDRESS TOPIC STAFF CONTACTED
PLEASE PRINT -
NEMRANDUK
CITY OF TIGARD, ORDGON
TO: Pat Reilly
FROM: Loreen Ddin
DATE: September 7, 1990
SUBJEM Building Use Policy Review
HISMRY
The interim Civic Center Building Use Policy was adopted by Council on
12/15/86. Since that time staff has been reserving the Civic Center within
those guidelines and tracking problems the language presents in daily
application. .
Since the City has negotiated a new lease with Loaves and Fishes which will
require my staff to reserve that building within the near future, it seemed
appropriate to revisit the existing use policy before drafting one for the
Senior Center.
PROPOSAL
o Civic Center Building Use Policy I have attached recommended language for
a formal policy. I have noted those items which have been changed from the
"interim" policy. Legal Counsel and Irene E tell have reviewed the p
language and are in agreement.
o Senior Center Building Use Policy Based on the "new" language proposed for
the Civic Center policy, the Senior Center policy was drafted. Significant
differences from Civic Center policy are noted on the attached copy.
The major area of difference is the proposal to charge fees for the use. s_
Since the Senior Center was not funded by General Obligation Bonds, I would r
propose Council consider charging fees for use base on similar fee
schedules currently charged at the Tigard & Tualatin centers. The fee
schedule is structured in such a way as to give a break to Tigard
residents and all non-profit organizations as well as Tigard businesses. f'
If you need any further information, please let me know.
le/buse
h
TI ARD ENI R E ESERVATIONS
G E FOR ROOM USE
CITY OF TIGARD, OREGON
The Tigard City Council established this policy for the use of the Tigard Senior Center on
ROOMS AVAILABLE FOR RESERVATION
o Activity Room (Upstairs) 180 people maximum
o Activity Room (Downstairs) 150 people maximum
o Class Room (Downstairs) 30 people maximum
o Craft Room (Downstairs) 30 people maximum -
o Lounge (Upstairs) 20 people maximum
o Kitchen (warming ovens)
RESERVATIONS AND SCHEDULING
The Senior Center will be available to Tigard Loaves and Fishes for senior citizen activities
including a mid-day meal program between the hours of 7:30 a.m. and 5:30 p.m., Monday
through Friday.
The Tigard Senior Center has 4 rooms which are available for use and are available based
on the following use priority schedule:
W tin -ay 1. Tigard Loaves and Fishes
C; 2. City Business & Governmental Agencies (i.e., staff meetings, board and committee
cshfidr meetings, etc.)
pot i c.&~ 3. Tigard Based Private Or Non-Profit Organizations (i.e., TCYS, Chamber of Commerce,
Tigard Garden Club, Tigard citizens, etc.)
4. Tigard Based Profit
5. General Public (Non-Tigard based private and profit organizations)
Rooms will be reserved for a specific length of time, and care should be taken to reserve
the room for a long enough period to allow for preparation of the function and returning
the room to the condition in which it was found.
All applicants must be 21 years of age or older.
ter' , Cancellations shall be submitted in writing no less that 48 hours prior to the scheduled
5~r+ioa-s event. A $10.00 service charge shall be retained for each cancellation prior to other rental
4.x ' sti n charges being reimbursed.
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All efforts will be made to keep the room schedule intact, once reservations are made;
however, the City retains the right to cancel or relocate a meeting upon 24 hours notice.
RENTAL FEES
Fees are charged to help defray the cost of the Senior Center maintenan^e and upkeep.
(See attached list for current fee schedule.)
ACTIVITY REQUIREMENTS
Arlo, The City is pleased to make meeting rooms available to the general public. To offer this
service, the rooms must be used and maintained in an orderly, clean, and efficient manner.
The following guidelines are not intended to be a burden to the public, but to assure that
all users share the responsibility for room maintenance with the City:
1. Functions occurring in rooms must not violate any City ordinance.
2. Activities must not be disruptive to others present in the building.
3. Each user will designate an adult supervisor who will be responsible for the group's
activities; receiving the building key from the Police Department Record's Center and
returning same with the Checklist; and an adult shall be present at all activities.
4. Smoking is prohibited in any location inside the building.
5. No alcoholic beverages or amplified sound systems are permitted in or on the premises
of the Senior Center.
Per 6. Prepared refreshments (i.e., snacks, fruit trays, sandwiches, non-alcoholic beverages,
etc.) are allowed only with prior approval. Cooking is not allowed unless kitchen
Fl shss facilities are reserved. A regular trained Loaves & Fishes representative must be in
attendance whenever the kitchen facilities are used by a group other than Loaves &
Fishes. A minimum of two (2) hours kitchen charge will be assessed in addition to the
rental fee.
7. The room shall be left clean, with trash placed in appropriate receptacles, and room
furnishings in the same configuration as when the room was entered.
Pea,- --~j8. Decorations are allowed to be attached to walls and fixtures with masking tape.
9. No group will be allowed use of the building for any criminal purpose.
Ir u.e5$ 10. The City will not furnish use of office telephones, typewriters, copy machines, etc., to
4
users.
APPLICATION FOR USE
A Senior Center Meeting Room Use Application form must be completed and submitted
to the City Hall Information Desk located at 13125 SW Hall Boulevard, Tigard, Oregon.
This must be submitted at least 7 calendar days prior to the event. The application must
be accompanied by the required fee. The application will be reviewed by the
Administrative Services Manager and applicants will be notified of approval or denial.
CITY LIABILITY
All groups or individuals using City meeting rooms agree to protect, indemnify, and defend
the City, its authorized agents, elected and appointed officials, and all employees against
any and all claims as a result of persons attending any function at the facility. This
provision includes any expenses incurred by the City defending any such claim. The City,
its elected and appointed officials, and all employees will not be held responsible for any
lost or stolen articles, clothing, etc., as a result of persons attending any function in the
building.
t
USER LIABILITY
The City recognizes that a certain amount of wear will occur to meeting rooms over the
course of normal use. However, in the event the above maintenance guidelines are
violated, the user will be liable for the following charges: F
r
1. Repair or replacement of equipment or facilities damaged due to neglect, vandalism,
or misuse. 8
2. Replacement of locks and keys, in the event keys are not returned.
3. Cleaning expense incurred to clean up room(s) if not left in the same condition as E.
found (including facility, equipment, and cooking/serving utensils)..
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D ~NI R ENTER
T1~ ~ General
T Private Tigard Based public
,Tigard Based Profit
& Non Profit
d Loaves C'~ B~ental Agenc1es $150
gar $25
Maximum # & Fishes Go $25 $125 0
Area of people $0 $40 $150
General $0 $0 $15 $250
1-4 brs $0 $25 $125
40 15
180 over 4 Ills $0 $ $
Activity Room $0 $0 $40 $120
(Upstairs) 1.4 brs $0 $15 $60
150 over 4 hrs $0 $30 $40 $75
Activity Room $0 $0 $120
(Downstairs) 1-4 hrs $o $15 $60
30 4 hrs $0 $30 $60
Room over $30 $100
Class tsars) $0 $0 $10 $50
(Dom 30 oveh 4 hxs $o $0 $25
Craft Boom $0 $0
(Downstairs) 1-4 hrs $0 mum of 2 hours.
e 20 over 4 hrs 'tchen supe~sor• Meru
~Upsta1zs) for 1
NIA Extta fee
Kitchen
ntn:srn~trns
SENIOR CENTER MEETING ROOM USE APPLICATION
8815 SW O'Mara Street, Tigard, Oregon, 97223
ROOM TO BE RESERVED: c'+
J ~~,yv1 2 GL.(~ C i V i C
o Activity Room (Upstairs) 180 people maximum C fz1'1~~1" ter Y►'~ vj*ltH
o Activity Room (Downstairs) 150 people maximum
o Class Room (Downstairs) 30 people maximum -CX Ge ~'t i Or+etm 5
o Craft Room (Downstairs) 30 people maximum 9 -4* 17 o Lounge (Upstairs) 20 people maximum
o Kitchen (warming ovens)
1. NAME OF GROUP/ORGANIZATION
2. ADDRESS PHONE
3. CONTACT PERSON PHONE
4. DATE/TIME ROOM WILL BE USED
5. DESCRIPTION OF ACTIVITY
6. NUMBER OF PEOPLE EXPECTED TO ATTEND
7. RESPONSIBLE ADULT WHO WILL BE ON PREMISES AND PICKING UP ROOM KEY AT
POLICE DEPARTMENT RECORDS COUNTER
8. REFRESHMENTS TO BE SERVED:
9. SPECIAL EQUIPMENT TO BE USED:
I acknowledge having received and read the Senior Center Building Use Policy. The activity described above
( will be conducted in accordance with these guidelines.
I further agree to protect, indemnify, and defend the City, its authorized agents, elected and appointed officials,
and all employees against any and all claims as a result of persons attending any function at the facility. This
provision includes any expenses incurred by the City defending any such claim. I further understand the City,
its elected and appointed officials, and all employees will not be held responsible for any lost or stolen articles,
clothing, etc., as a result of persons attending any function in the building.
I agree that in the event the maintenance guidelines, as set forth in the Building Use Policy, are violated, I will
be liable for the following charges:
1. Repair or replacement of equipment or facilities damaged due to neglect, vandalism, or misuse.
2. Replacement of locks and keys, in the event keys are not returned.
3. Cleaning expense incurred to clean up room(s) if not left in the same condition as found (including facility,
equipment, and cooking/serving utensils).
SIGNATURE DATE
OFFICE USE ONLY: APPROVED DISAPPROVED
If disapproved, reason:
Administrative Services Manager Date
LOGGED /
APPLICANT NOTIFIED /
POLICE DEPT. NOTIFIED /
CHECKLIST RECEIVED /
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CHECKLIST FOR MEETING ROOM USERS
This checklist should be completed and returned with the meeting room key to the Police Records Center
(13125 SW Hall Blvd.) when all members of your organization have left the Senior Center building.
Name of Organization:
Date/Time of Room Use:
Person Completing Form: Phone #
Description Prior to Event Following Event
Proper Room Configuration
No Litter
Carpet, Tables, Etc., Clean
Equipment in Good Repair
Lights Turned Off
Room and Building Locked
If any answers above are "no," please explain:
Thank you for your assistance in keeping the City meeting rooms neat and in good repair for all citizens to use.
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TI ARD IVIC CE SERVATIONS
GUIDELINES OR MEETING ROOM USE
CITY OF TIGARD, OREGON
The Tigard City Council established this policy for the use of the Tigard Civic Center on
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ROOMS AVAILABLE FOR RESERVATION E
o Town Hall Room - 90 people maximum
o Town Hall Conference Room - 20 people maximum
o Community Development Conference Room - 10 people maximum
o Library Quiet Room - 15 people maximum
RESERVATIONS AND SCHEDULING
The Tigard Civic Center has four rooms which are available for use and are available based
on the following use priority schedule:
1. City Business & Governmental Agencies (i.e., staff meetings, board and committee
meetings, etc.) Can reserve an y room
2. Tigard Based Private Or Non-Profit Organizations (i.e., TCYS, Chamber of Commerce,
Tigard Garden Club, etc.) Can reserve the Town Hall Town Hall Conference Room
or the Library Quiet Room.
3. Tigard based profit organizations Can reserve the Town Hall. Town Hall Conference
Room. or the Library Quiet Room.
4. General Public (Non-Tigard Based Private and Profit Organizations) Can reserve the
Town Hall. Town Hall Conference Room, or the Library Quiet Room.
Rooms will be reserved for a specific length of time, and care should be taken to reserve
the room for a long enough period to allow for preparation of the function and returning
the room to the condition in which it was found.
N w -vp All applicants must be 21 years of age or older.
All efforts will be made to keep the room schedule intact, once reservations are made,
however, the City retains the right to cancel or relocate a meeting upon 24 hours notice.
ACTIVITY REQUIREMENTS
The City is pleased to make meeting rooms available to the general public. To offer this
service, the rooms must be used and maintained in an orderly, clean, and efficient manner.
The following guidelines are not intended to be a burden to the public, but to assure that
all users share the responsibility for room maintenance with the City:
1. Functions occurring in rooms must not violate any City ordinance.
2. Activities must not be disruptive to others present in the building.
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3. Each user will designate an adult supervisor who will be responsible for the group's
activities; receiving the building key from the Police Department Record's Center and
returning same with the Checklist; and an adult shall be present at all activitie .
4. Smoking is prohibited in any location inside the building. Way.
5. No alcoholic beverages or amplified sound systems are permitted in or on tFie premise
of the Civic Center.
6. Prepared refreshments (i.e., snacks, fruit trays, sandwiches, non-alcoholic beverages,
etc.) are allowed only with prior approval. Cooking is not allowed.
7. The room shall be left clean, with trash placed in appropriate receptacles, and room
furnishings in the same configuration as when the room was entered.
--I!p 8. No group will be allowed use of any meeting room for any criminal purpose.
Was 9. The City will not furnish use of office telephones, typewriters, copy machines, etc., to
'ono orrnd6) users. A public telephone is located in the Police Department Lobby for your
W or•5I ,p convenience.
5e r v ,APPLICATION FOR USE
t
A Civic Center Meeting Room Use Application form must be completed and submitted
to the City Hall Information Desk located at 13125 SW Hall Boulevari, Tigard, Oregon.
This must be submitted at least 7 calendar days prior to the event. The application will be
reviewed by the Administrative Services Manager (or Head Librarian for the Library Quiet
Room) and applicants will be notified of approval or denial. If the room furnishing
configuration needs to be modified for your use, you will be charged a fee to recover the
cost of staff making changes to the room for your use. t CITY LIABILITY Cu~rY~+ly ,1$30.
IM "AW-i
All groups or individuals using City meeting rooms agree to protect, indemnify, and defend
6~. the City, its authorized agents, elected and appointed officials, and all employees against
eD1 any and all claims as a result of persons attending any function at the facility. This
provision includes any expenses incurred by the City defending any such claim. The City,
its elected and appointed officials, and all employees will not be held responsible for any
lost or stolen articles, clothing, etc., as a result of persons attending any function in the
building.
USER LIABILITY
The City recognizes that a certain amount of wear will occur to meeting rooms over the
course of normal use. However, in the event the above maintenance guidelines are
violated, the user will be liable for the following charges:
1. Repair or replacement of equipment or facilities damaged due to neglect, vandalism,
or misuse.
2. Replacement of locks and keys, in the event keys are not returned.
NeAg ---p. 3. Cleaning expense incurred to clean up room(s) if not left in the same condition as
found.
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CIVIC CENTER MEETING ROOM USE APPLICATION
City of Tigard, 13125 SW Hall Blvd., Tigard, Oregon, 97223
ROOM TO BE RESERVED:
Town Hall Room - 90 people maximum
Town Hall Conference Room - 20 people maximum
Community Development Conference Room - 10 people maximum
Library Quiet Room - 15 people maximum
1. NAME OF GROUP/ORGANIZATION
2. ADDRESS PHONE
3. CONTACT PERSON PHONE
4. DATE/TIME ROOM WILL BE USED
5. DESCRIPTION OF ACTIVITY
6. NUMBER OF PEOPLE EXPECTED TO ATTEND
7. ROOM FURNISHING CONFIGURATION CHANGE NEEDED YES NO
(If Yes, attach map showing room set up required and submit payment of $ with this application.
8. RESPONSIBLE ADULT WHO WILL BE ON PREMISES AND PICKING UP ROOM KEY AT
POLICE DEPARTMENT RECORDS COUNTER
9. CHECK CITY EQUIPMENT TO BE USED: Chairs Tables Sound System
10. REFRESHMENTS TO BE SERVED:
11. SPECIAL EQUIPMENT TO BE USED;
I acknowledge having received and read the Civic Center Building Use Policy. The activity described above
will be conducted in accordance with these guidelines.
[and urther agree to protect, indemnify, and defend the City, its authorized agents, elected and appointed officials,
all employees against any and all claims as a result of persons attending any function at the facility. This
ovision includes any expenses incurred by the City defending any such claim. I further understand the City,
NQla~ eh elected and appointed officials, and all employees will not be held responsible for any lost or stolen articles,
Aothing, etc., as a result of persons attending any function in the building.
agree that in the event the maintenance guidelines, as set forth in the Building Use Policy, are violated, I will
liable for the following charges:
Repair or replacement of equipment or facilities damaged due to neglect, vandalism, or misuse.
Replacement of locks and keys, in the event keys are not returned.
Cleaning expense incurred to clean up room(s) if not left in the same condition as found.
SIGNATURE DATE
-
OFFICE USE ONLY: APPROVED DISAPPROVED
If disapproved, reason:
Administrative Services Manager (or Head Librarian) Date
LOGGED /
APPLICANT NOTIFIED j
POLICE DEPT. NOTIFIED /
CHECKLIST RECEIVED /
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CHECKLIST FOR MEETING ROOM USERS
This checklist should be completed and returned with the meeting room key to the Police Records Center
(13125 SW Hall Blvd.) when all members of your organization have left the Civic Center buildings.
Name of Organization:
Date/Time of Room Use:
Person Completing Form: Phone #
Description Prior to Event Following Event
Proper Room Configuration
No Litter
Carpet, Tables, Etc., Clean
Equipment in Good Repair
Lights Turned Off
Room and Building Locked
If any answers above are "no," please explain:
Thank you for your assistance in keeping the City meeting rooms neat and in good repair for all citizens to use.
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The Parks Board mission for the nest year will be as follows:
1. Continue to monitor the implementation of the Parks levy
improvements.
2. Develop a "Year 2000 Action Plan for Park and Recreational
Facilities for the City of Tigard and that area within the
City's area of interest.
3. Develop new resources for parkland acquisition and
recreational facility improvements.
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TABLE 2-A
POTENTIAL SYSTEM DEVELOPMENT CHARGE
TO FUND HIGH PRIORITY LAND ACQUISITION AND IMPROVEMENT COSTS
IN GROWTH RELATED COMMUNITY AND LARGE URBAN PARKS
Land Acquisition Future.Community Parks 2,000,0001
Land Acquisition Future Large Urban Parks 4,000.0002
Subtotal $ 6,000,000
SDC Based on Growth Projection of Tigard Part: Plan -
o Land Acquisition Only .............................$1,065 per unitO
SDC Based on Growth Projection of Finance Department -
o Land Acquisition Only .............................$1,690 per unit4
Improvements Future Community Parks 4,750,000
Improvements Future Large Urban Parks 8,000.000
Subtotal $ 12,750,000
SDC Based on Growth Projection of Tigard Park Plan -
o Improvements Only .................................$2,264 per units
SDC Based on Growth Projection of Finance Department -
o Improvements Only .................................$3,591 per unit6
SDC Based on Growth Projection of Tigard Part: Plan -
o Land Acquisition and Improvements .................$3,329 per unit
SDC Based on Growth Projection of Finance Department -
o Land Acquisition and Improvements .................$5,281 per unit
NOTES TO TABLE 2-A
1. Based on acquiring 50 acres @ $40,000 per acre. See 1987 Tigard
Park Plan p.23.
2. Based on acquiring 100 acres @ $40,000 per acre. See 1987 Tigard
Park Plan p.24.
3. Based on population of 40,000 by the year 2000. Uses Finance
Department estimate of 27,050 as of 1989-90 as current population
base. This leaves a growth of 12,950. This is divided by Metro's
estimate of 2.3 per household, yielding 5,630 dwelling 'units to be
built. Dividing the land acquisition subtotal by the dwelling units
= $1,065/unit SDC.
4. Based on population of 36,526 by the year 2000. Uses Finance
Department estimate of 27,050 as of 1989-90 as current population
base. This leaves a growth of 9,476. Finance Department estimate
of the number of building units is 3,550. This is divided into the
land acquisition subtotal = $1,690/unit SDC.
5. Improvements subtotal divided by 5,630 dwelling units. See note 3.
6. Improvements subtotal divided by 3,550 dwelling units. See note 4.
TABLE 4
COST SUMMARY TO IMPLEMENT THE PARKS SYSTEM
BASED ON THE RECOMMENDATIONS OF THE 1987 TIGARD PARK PLAN
COSTS FOR IMPROVEMENTS TO EXISTING TIGARD PARKS
PARK TYPE PRIORITY
HIGH MEDIUM LOW
1. MINI-PARKS 62,000 $ 3,500. $ 87,000
2. NEIGHBORHOOD PARKS $ 608,500 $ 320,000 $ 601,000
3. COMMUNITY PARKS $ 704,500 $ 900,000 $ 639,270
4. LARGE URBAN PARKS $ 596,950 $1,067,300 $ 50,000
5. GREENWAYS/PARK PATHS $ 364,000
6. SUBTOTAL (Lines 1-5) $2,335,950 $2,290,800 $1,377,270
COSTS TO CORRECT ACREAGE AND FACILITIES DEFICIENCIES IN EXISTING PARK
SYSTEM
PARK TYPE PRIORITY
HIGH MEDIUM LOW
_ 7. MINI-PARKS $ 892,400
8. NEIGHBORHOOD PARKS $ 715,600 $ 114,000 $ 100,000
9. COMMUNITY PARKS $1,510,650
10. LARGE URBAN PARKS $4 457.600 $1,414,000
11. SUBTOTAL Clines 7-10) $6,683,850 $1,528,000 $ 992,400
COST FOR PARK SYSTEM EXPANSION
PARK TYPE PRIORITY
HIGH MEDIUM LOW
12. MINI-PARKS............ $ 400,000 $ 750,000
13. NEIGHBORHOOD PARKS ........$1,600,000 $2,000,000 $2,000,000
14. COMMUNITY PARKS $2,000,000 $3,300,000 $1,450,000
15 LARGE URBAN PARKS $4,000,000 $5,900,000 $2,100,000
16. GREENWAYS 800.000 $2.320.000 $2,880.000
17. SUBTOTAL (Lines 12-16) $ 8,400,000 $13,920,000 $ 9,180,000
TOTAL (Lines 6+11+17) $17,419,800 $17,738,800 $11,549,670
LESS 1989 TAX LEVY $ 1,750.000
SUBTOTAL $ 15,669,800 $17,738,800 $11,549,670
GRAND TOTAL ESTIMATE TO IMPLEMENT 1987 TIGARD PARK PLAN = $ 44,958,270
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TABLE -1
COST SUMMARY TO CORRECT DEFICIENCIES IN EXISTING PARKS SYSTEM
BASED ON THE RECOMMENDATIONS OF THE 1987 TIGARD PARK PLAN
COSTS FOR-IMPROVEMENTS TO EXISTING TIGARD PARKS -
PARK TYPE PRIORITY
HIGH MEDIUM LOW
1. MINI-PARKS 62,000 $ 3,500 $ 87,000 ;
2. NEIGHBORHOOD PARKS $ 608,500 $ 320,000 $ 601,000
3. COMMUNITY PARKS $ 704,500 $ 900,000 $ 639,270 f
4. LARGE URBAN PARKS $ 596,950 $1,067,300 $ 50,000
5. GREENWAYS/PARK PATHS $ 364.000
6. SUBTOTAL (Lines 1-5) $2,335,950 $2,290,800 $1,377,270 ;
'c
COSTS TO CORRECT ACREAGE AND FACILITIES DEFICIENCIES IN EXISTING PARK
SYSTEM r
PARK TYPE PRIORITY
HIGH MEDIUM LOW
$ 892,400
7. MINI-PARKS
$ 715,600 $ 114,000 $ 100,000
8. NEIGHBORHOOD PARKS... .
9. COMMUNITY PARKS...... ............$1,510,650
10. LARGE URBAN PARKS $4,457,600 $1.414.000
11. SUBTOTAL (Lines 7-10) $6,683,850 $1,528,000 $ 992,400
TOTAL (Lines 6+-11> $ 9,019,800 $ 3,818,800 $ 2,369,670
LESS 1989 TAX LEVY $ 1,750,000
GRAND TOTAL $ 7,269,800 $ 3,818,800 $ 2,369,670
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TOP PRIORTI'Y 6A(11 /I Indicator Manhours
* 1. Cleaning catch basins 1,340 480
* 2. Cleaning pipe all sizes 51,700 ft 1,230 '
3. Roadside ditch reshaping 23,100 3,000
4. Roadside ditch vegetation removal 35,000 1,400
* 5. T.V. Inspection 20,000 1,000
6. Line and Catch basin construction
and repair 500
7. Record keeping and R.F.A. investigation 490
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SUBTOTAL 8,300
IDW PRIVITY PAS
* 1. Cleaning underground detention basins 1 40
2. Cleaning detention basins of
vegetation and sediment 120
3. Repair and replace manholes 100
4. Clean outfalls 40
TOTAL 8,400
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• PAST
JPMERIMME
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1988/89 1989 90
Storm T.V. inspection 96 94.5
Storm sewer cleaned 369 641
Storm sewer repairs 334 370
Storm sewer installed 557 86
Open ditch cleaning 900 1,101
Catch basin construction 174 84
Catch basin cleaning 366 322
'DOTAL 2,796 2,698.5
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COUNCIL AGENDA ITEM NO. 3, a
r
CITY OF TIGARD, =30M
V~JIJM • ~ AGENDA ITE14 SUMMARY
AGENILIA OF: er 17, 199 CMUMSM MITIM: September 6. 1990
ISS[JE/AGEN M Z~l=: Senior Center ACTION:
BY: Patrick Rai.lly
DEPT HEAD OK CITY AT. M9 OK BY:
diav4 ISSUE
Should the Council approve the a agreement, continuing to allow Ioaves
and Fishes, Inc. use of the senior citizen facility but redefining the City,s
role in maintaining the facility?
ywm _ CN SC7N RY
Pursuant to the decision to renbdel the Senior Center, the Council directed
staff to amend the agreement permitting use of the facility by Ioaves and
Fishes, Inc, to provide for ancillary use of the facility with City
supervision: and to have the city assume greater responsibility for operation
and maintenance of the facility.
AIMM&WTVES CONSMEEZED
1. Assume boroader role in operation of facility, fundamentally altering role
of Ioaves & Fishes, Inc. in provision of services to Senior
Citizens... option was not pursued due to satisfaction with current service
provider and cost to City of providing directly equal services.
FISCAL IMPACT'
Added operational and mai*+~ ~*+anee respomibiliti es, including utilities,
custodial, building and grounds maintenance costs are T~x;~tely $27,000 per
year. `There will be some offset revenue through rental fees if Council
continues Practice of charging for use of the facility.
SUGGES'T'ED ACTICN
Approve attached agreement. i
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COUNCIL AGENDA ITEM No. 3„3
CITY OF TIGARD. aREGM
COMM AMM ITEM S[II RY
AGENM OF: Segtexnber 17. 1990 DATE SUS: -September 10. 1990
I19SUE/AGL+3M TITM: PREVIOUS AC ITON:
Manapmmt Campensa-tion
MR/ PBEPAFM BY: Janice Deardorff
DEPT HEAD OK CITY ACMIN RD¢UESTED BY:
F
POLL ISSUE
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The City of Tigard has reviewed compensation practices in order to maintain a
competitive and current sensation package for all management, supervisory
and professional employees.
LION SUMMARY
Wages and benefits for management, supervisory and professional a ployees were
studied to determine if changes should be made in FY 1990/91. Wages were
reviewed in 1989. Benefits have not been reviewed since 1986. The following
changes have been recce:
1. Phase-in a retirement increase from the existing contribution of 12.5% to
13.25 $ as of July 1, 1990, and 14% as of July 1, 1991; and
2. Adjust the vacation schedule for those a ployees with 6 to 10 years of
service from the current rate of 9 hours per month to 10 hours per month; and
3. Increase the leng--term disability coverage from 60% of salary to a maximum
of $3,333 to 66 2/3% of salary to a maximum of $3,500; and
4. Enact a maximum vacation accrual procedure so that no one can carry more
vacation than they can earn over a two-year period, meaning that anything over
what is earned in a two-year period would be lost if not used. We will be
preparing procedures for implementation of this cap so that anyone having in
excess of a two-year accrual would be given an opportunity to use the vacation
that would be lost.
AIREguam - CCNSIDE M
1. Approve as sutmitted.
2. Approve with amendments.
FISCAL IMPACT
1. $11,000 in 1990/91
2. $ 2,500 in 1990/91
3. $ 2,500 in 1990/91
4. N/A
ACTION
SUGGESTED
Approve changes to management eaq3ensation package.
C. dc:mgtampsm
COUNCIL AGENDA ITEM NO.
CITY OF TIGARD, OREGON
COUNCIL AGENDA ITEM SUMMARY
AGENDA OF: September 17, 1990 DATE SUBMITTED: 9/5/90
ISSUE/AGENDA TITLE: Comprehensive PREVIOUS ACTION: Planning Commission
Plan Amendment CPA 90-04 Zone recommendation
Change 90-02
PREPARED BY: Keith Liden
14 DEPT HEAD CITY ADMIN OK REQUESTED BY:
POLICY ISSUE
Should the City amend the Comprehensive Plan and Zone maps to redesignate a
property from Light Industrial to General Commercial use?
INFORMATION SUMMARY
On August 13th, the City Council reviewed the above application to change the
Comprehensive Plan designation from Light Industrial to General Commercial and
the Zone designation from I-L (Light Industrial) to C-G (General Commercial)
for a property located on the northwest quadrant of the I-5/Lower Boones Ferry
Road interchange. The Council indicated that it wished to see additional
information regarding the present situation for commercial and industrial lands
and uses within the City and the southeast section of the City. Attached is a
letter from Lans Stout to Keith Liden which contains the information requested.
After reviewing this information, the staff continues to recommend denial of
the proposal based upon the findings found in the attached report to the
Planning Commission with the modifications found in the accompanying memo.
Please refer to the August 13 agenda packet to review the materials submitted
to the City Council previouly on this issue. The full packet was not
reproduced for this meeting.
ALTERNATIVES CONSIDERED
1. Approve the application and direct staff to prepare an ordinance for
formal adoption.
2. Deny the request and direct staff to prepare a corresponding resolution.
FISCAL IMPACT
SUGGESTED ACTION
Deny the application, and direct staff to prepare a corresponding resolution.
CPA90-04.SUM/kl
MEMORANDUM
TO: Pat Reilly, City Administrator
FROM: Ed Murphy, Community Development Cc
RE: CPA 90-04 Speiker Partners
DATE: September 5, 1990
After reviewing the information submitted by Lane stout, the staff continues
to recommend denial of the proposed change from the Light Industrial to
Commercial General for the subject 6.6 acre parcel based upon the findings in
the attached staff report with the following modifications:
1. Page 3.
The State Highway Division has changed its recommendation so that the
Division is satisfied with both the short-range and long-range solutions
available for addressing the traffic situation in the vicinity of the
interchange.
2. Page 5.
While the applicant has shown that vacant and underdeveloped land is
available for both commercial and industrial use and that on a
percentage basis this request is not highly significant, it has not
been shown how Policy 5.1.1 will be satisfied. This policy states that:
THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF
THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH
PARTICULAR EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
Policy 8.1.1 is satisfied due to the revised comments from the State
Highway Division.
3. Page 6.
Part 8. B. of the report should be revised to reflect the amended State
Highway Division comments.
4. Pages 6. and 7.
There have some changes in zoning approved by the City of Tualatin on
the east side of I-5 but it has not been shown how these events have
resulted in a change in circumstances to the west of I-5.
CONCLUSIONS:
The staff does not find the applicant's arguments, as presented in the
materials submitted since the City Council's hearing on August 13, to be
compelling enough to recommend a comprehensive plan change.
The general economic impact appears to be similar under either designation,
in that the commercial designation may mean more jobs at lower wages, and the
industrial designation may mean fewer jobs at higher wages.
The market data submitted suggest that there is a market for more commercial
development in the area at the present time. While that may be true, staff is
concerned that relying too heavily on current market conditions as a primary
basis for a comprehensive plan change would tend to be unwieldy as a policy,
and could cause the city to forego long term land use considerations in favor
of short term market considerations.
That conditions may have changed in the city or the surrounding area is more
persuasive. Apparently, conditions have changed on the east side of the I-5
freeway, where additional land was designated and subsequently developed as
commercial rather than industrial. Likewise, the City of Tigard's Development
Code was changed to allow more commercial activities, such as hotels, in the I-
P zone, which includes much of the property to the north. That there is more
commercial land or activities that are allowed, or have already occurred, in
the area should be carefully considered; however, staff does not find that this
situation would lead to the conclusion that this particular property should be
designated commercial. In fact, an argument could easily be made that it is
even that much more important to keep this property designated as industrial.
Therefore, staff recommends denial of the request.
CPA90-04.SUM/kl
t J
AGENDA ITEM 5.1
STAFF REPORT TO THE PLANNING COMMISSION
HEARING DATE: April 3, 1990 - 7:30 PM
HEARING LOCATION: Tigard City Hall - Town Hall
13125 SW Hall Blvd.
Tigard, OR 97223
A. FACTS
1. General Information
CASE: Comprehensive Plan Amendment CPA 90-0004
Zone Change ZON 90-0002
REQUuST: 1) Plan Map Amendment from Light Industrial
to General Commercial
2) Zone Change from I-L (Light industrial) district
to C-G (General Commercial) district
APPLICANT: Spieker Partners
5285 Meadow Road
Lake Oswego, OR 97034
OWNER: Bingham Investments
3939 NW St. Helens Road
Portland, OR 97210
AGENT: McKenzie/Saito & Associates (Lana Stout)
0690 SW Bancroft St.
P.O. Box 69039
Portland, OR 97201-0039
LOCATION: Northwest quadrant of the intersection of Interstate 5 and
Lower Boones Ferry Road at intersection with SW 72nd
Avenue and Bridgeport Road.
PROPERTY DESCRIPTION: WCTM 2S1 13AD, Tax Lot 1700
2. Background Information
The property was annexed to the City of Tigard in 1976, and has been
zoned I-L since that time. No land use or development applications
for this parcel have been reviewed by the City since annexation.
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 1
3. Vicinity Information
The subject acre site is bounded on the west by SW 72nd, on the east
by I-5, on the north by the Oregon Business Park, and on the south by
undeveloped right-of-way along Lower Boones Ferry Road. Surrounding
uses and zoning designations are an industrial park zoned I-L to the
north] the former Washington County quarry, which is zoned I-P
(Industrial Park) and which is currently being filled in preparation
for possible future development, is to the west; Tri-Met's Park and
Ride is to the south across Lower Boones Ferry Road within the City of
Tualatin; and I-5 to the east. Industrial development is the
predominant land use on the west side of the freeway interchange,
whereas commercial development is the predominant use on the east
side.
4. Site Information and Proposal Description
The 6.6 acre undeveloped site is generally flat and is slightly below
the arade of the freeway thereby providing substantial exposure to
freeway traffic. There is a stand of large Douglas Fir trees on the
site along with some smaller deciduous trees and low-lying brush.
The applicant requests a Plan Map amendment from Light Industrial to
General Commercial and a Zone Change from the I-L (Light Industrial)
zoning district to the C-G (General Commercial) zoning district. The
applicant has submitted a statement designated Narrative In Support of
a Proposed Amendment to the City of Tigard Comprehensive Plan Map and
Zoning Map. In addition, the applicant has submitted a traffic study
in tabular form. The traffic study is summarized within the
Narrative.
Although the proposed redesignation would make the subject property
available for development of any of the permitted or conditional uses
allowed in the C-G zoning district, the applicant's Narrative and
traffic study focus on use of this site for a combined hotel and
retail center. Hotels and retail sales are permitted uses in the C-G
zone and are not either permitted or conditional uses in the present
I-L zoning designation applied to the property.
5. Agency and NPO Comments
The Engineering Division has reviewed the proposal and offers the
following comments:
As mentioned in the applicant's submittal, there are adequate
storm and sanitary sewers in S.W. 72nd Avenue to serve the site.
The applicant has submitted a traffic study showing that the
proposed zoning would result in increased traffic in the S.W.
Jean Road/S.W. Bridgeport portion of the I-5 interchange. The
Oregon State Highway Division has reviewed the study and has
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 2
r
determined that while the intersection currently has an
acceptable level of service with limited reserve capacity,
approval of the proposed application would cause the intersection
to reach its capacity much sooner. Consequently, the OSHD does
not favor the proposed zone change. The Engineering Division
shares this concern and therefore recommends that the application
be denied.
The Oregon State Highway Division has reviewed the proposal and has
commented that development under the proposed commercial zoning
typically would be expected to generate more traffic than the existing
I-L zone. The LOS (Level of Service) analysis indicates a "D" level
currently exists at this interchange. Development of uses under the
proposed zoning would use the limited available capacity of the
interchange much sooner than uses under the existing zoning. There
are only short term improvements planned for this interchange. The
Highway Division does not favor rezoning that would exceed this
interchange's capacity sooner than the existing zoning.
The Highway Division also has commented that the narrative report does
not say how driveways will be provided to serve the site. The Highway
Division assumes that the development will have only one driveway at
the northern end of the property with no signal at that driveway. To
do this, the frontage would need to be long enough to locate this
driveway approximately 300 feet from the traffic signal at Lower
Boones Ferry Road.
The City of Durham has reviewed the proposal and has requested that
every effort be made during development of the site to preserve as
many trees as possible, in order to help preserve the air quality of
our environment in this particular air shed. In addition, traffic
controls should be provided in order to ensure coordinated use of 72nd
and Lower Boones Ferry Road.
The City of Tualatin Planning Department reviewed the proposal and
offered comments regarding the applicant's traffic analysis report but
made no recommendation regarding the proposed Plan Amendment/Zone
Change. Tualatin questioned the traffic analysis' assumptions
regarding the timing for the future extension of Durham Road to SW
72nd Avenue and for the addition of turn lanes at the 1--S/Lower Boones
Ferry Road interchange. In addition, Tualatin questions the validity
of assumptions regarding the amount of traffic to the site that will
result from drive-by traffic. The City of Tualatin agrees with the
traffic analysis' statement that this interchange and the surrounding
roadways and uses are a regional issue. Should the requested land use
change be approved, the City of Tualatin encourages the City of Tigard
to actively support future freeway and interchange improvement
projects in this area.
The Building Division, Tigard Water District, Washington County
Department of Land Use and Transportation, General Telephone, and PGE
have reviewed the proposal and have issued no comments or objections.
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 3
No other comments have been received.
B. FINDINGS AND CONCLUSIONS
The relevant criteria in this case are Statewide Planning Goals 1, 2, 9,
and 12; Comprehensive Plan Policies 2.1.1, 4.2.1, 4.3.1, 5.1.1, 7.1.2,
7.2.1, 7.4.4, 7.6.1, 8.1.1, 8.1.3, and 12.2.1 (Locational Criteria for the
General Commercial Use); and the change or mistake quasi-judicial Plan Map
Amendment criteria of both the. Comprehensive Plan and Community
Development Code.
The Planning Division concludes that the proposal is only partially in
compliance with the applicable Statewide Planning Goals based upon the
following findings:
1. Goal #1 (Citizen Involvement) is satisfied because the City has
adopted a citizen involvement program including review of all land use
and development applications by neighborhood planning organizations
(NPOs). In addition, all public notice requirements related to this
application have been satisfied.
2. Goal #2 (Land Use Planning) is satisfied because the City has applied
all applicable Statewide Planning Goals, City of Tigard Comprehensive
Plan Policies, and Community Development Code requirements to the
review of this proposal.
3. Goal #9 (Economy of the State) is satisfied because the proposed
redesignation would increase the City's inventory of developable
commercial land although it would decrease the inventory of
developable industrial land. No net impact on employment in the city
is foreseen in the proposed redesignation.
4. Goal #12 (Transportation) is not satisfied because the proposed
redesignation could lead to traffic from commercial uses to be
developed on the site exceeding the remaining traffic capacity of
adjacent streets and the I-5 interchange before necessary improvements
can be made to improve an already severe traffic congestion situation.
Development under the current industrial designations would exacerbate
the existing traffic congestion, but to a lesser degree than would be
expected with most potential commercial use types.
Staff has determined that the proposed Plan Map Amendment/Zone Change is
only partially consistent with the comprehensive Plan based upon the
findings below:
1. Plan Policy 2.1.1 is satisfied because Neighborhood Planning
organization #5 and surrounding property owners were given notice of
public hearings related to the request and to their opportunity to
comment on the proposal.
2. Plan Policy 4.2.1 will be satisfied through the development review and
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 4
r:
building permit processes at which time a development proposal for
this site must be shown to comply with applicable Federal, state, and
regional water quality requirements including preparation and
implementation of a non-point source pollution control plan in
compliance with the Oregon Environmental Quality Commission's
temporary rules for the Tualatin River Basin. The proposed
redesignation does not by itself affect compliance with this Plan
Policy.
3. Plan Policy 4.3.1 is implemented through the development review
process in which building placement and landscaping are reviewed with
respect to minimizing noise impacts of the developing use upon
neighboring land uses.
4. Plan Policy 5.1.1 is not satisfied because this proposal will not
enhance the economic diversity of the Tigard area. The subject
property is located within the primary industrial area in the City
which includes an area from Sandberg Road to the southern City limits
and from I-5 to Fanno Creek. This area is important because there is
no other land within the city limits or the Urban Growth Boundary that
is as well suited for industrial activity from the standpoint of
parcel sizes, terrain, transportation facilities, and compatibility
with surrounding uses.
5. Plan Policies 7.1.2, 7.2.1, 7.4.4, and 7.6.1 are satisfied because
adequate public service capacities are available to serve future
development of this site. Extension of necessary public facilities to
serve the site are the responsibility of the developer. The City of
Tigard notifies applicable public and private utility providers of
pending development applications.
6. Plan Policy 8.1.1 is not satisfied because the proposed redesignation
could lead to development of uses on the site which would be expected
to attract substantially more traffic than would be expected with
development under the existing Light Industrial (I-L) designation.
This increased traffic would potentially have a negative impact on
traffic safety on nearby streets, especially at the intersection of
Lower Boones Ferry Road, I-5, Bridgeport Road, and 72nd Avenue.
Comments by the Oregon State Highway Division indicate that this
intersection is presently near its maximum capacity and no substantial
improvements are foreseen in the near future. Further overloading of
this intersection/ interchange through commercial development would
exacerbate the existing congestion that exists at many times of the
day and would therefore increase traffic safety hazards.
7. Plan Policy 8.1.3 will be satisfied as a condition of approval of any
future development of this site. Completion of necessary street
improvements along the site's frontages would be required to be
installed by the developer at the time of development. The
Engineering Division, the Oregon State Highway Division, and the City
of Tualatin would review any future development proposals for the site
with regard to necessary road improvements.
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 5
S. The locational criteria for General Commercial uses specified in
Chapter 12 of the Comprehensive Plan (Policy 12.2.1) are partially
satisfied for the following reasons:
i
A. The subject area is not surrounded by residential development on
more than two sides. The closest residentially designated
property is in excess of 1/2 mile away.
B. As discussed above under Statewide Planning Goal #12 and Plan
Policy 8.1.1, staff is not persuaded that the proposed
commercial redesignation would not substantially increase traffic
on adjacent streets and intersections and thereby exacerbate an
existing traffic congestion situation to an unsatisfactory level
and increase traffic safety concerns. This conclusion is based
largely upon the analysis and recommendations of the Oregon State
Highway Division and the City of Tigard Engineering Division.
C. The site is located at the intersection of an arterial (I-5) and
several major collector streets. Access to the site for any
future development will be determined in conjunction with the
Oregon State Highway Division through the development review
process.
D. Public transportation is available across Lower Boones Ferry Road
from the site at the Tri-Met Park and Ride.
E. The 6.6 acre site is an adequate size to accommodate a variety of
uses permitted in the C-G zoning district.
F. This site is highly visible from the adjoining streets,
especially I-5.
G. Compatibility of this site with adjacent uses is difficult to
ascertain without an actual development proposal. However, the
City of Tigard's Site Development Review and Conditional Use
review processes are intended to provide an opportunity for
review of a potential development's relationship with adjacent
existing uses. Because the site abuts only industrial property
and major streets, compatibility issues regarding future
development would be anticipated to minimal except with regard to
traffic concerns.
In order to approve a quasi-judicial amendment to the Plan and zoning maps,
the City must also find that there is evidence of a change in the
neighborhood or community which affects the parcel. Alternatively, the
City must find that there has been a mistake or inconsistency with regard
to the original designation of the parcel (Comprehensive Plan, Volume 2,
Policy 1.1.1, Implementation Strategy 2; Community Development Code Section
18.22.040(A)). The applicant's Narrative asserts that there has been a
change in the character of the area surrounding the site because of the
substantial amount of commercial development that has occurred within the
STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 6
City of Tualatin in the interchange area thereby making the land uses in
the area predominantly commercial in character. While staff recognizes the
change in character of the interchange area that has occurred in recent
years, most of that change has occurred on the eastern side of the freeway.
The majority of the development on the western side of the freeway remains
industrial in character; therefore we fail to see how the commercial
growth on the east side constitutes a change in circumstances supporting
additional commercial development on the highway's west side.
Staff notes that if the applicant's primary intention regarding this site
is to develop a hotel, this may be able to be accommodated through
redesignation of the entire site or a portion of the site to the I-P
(Industrial Park) zone. Hotels are allowed as a conditional use in the I-P
zone. Redesignation to I-P could occur without a Plan Amendment, since
both the I-L and I-P zones implement the current Light Industrial Plan
designation. The applicant's Narrative recognizes this option but
concludes that the area of the site not utilized for hotel use would be too
small for most development under either the I-L or I-P zones. Development
elsewhere in the City of Tigard does not support this conclusion. Although
the City obviously cannot commit to a zone change such as this without
conducting a complete analysis of the proposal, such a proposal would
appear to be more in line the City's policies than the current proposal.
C. RECOMMENDATION
The Planning Division recommends that the Planning Commission forward a
recommendation to the City Council for DENIAL of Comprehensive Plan
Amendment CPA 90-0004 and Zone Change ZON 90-0002 based upon the foregoing
findings.
PREP BY: J rry O APPROVED BY: Keith Liden
ssoc Planner Senior Planner
br/CPA90-04.jo
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STAFF REPORT - CPA 90-0004/ZC 90-0002 - SPIEKER PARTNERS PAGE 7
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MACKENZIE/SAITO&ASSOCIATES, P.C.
ARCHITECTURE, PLANNING, INTERIOR DESIGN
0690 S.W. BANCROFT ST. • P.O. BOX 69039
PORTLAND, OREGON 97201-0039 • (503) 224-9560 • FAX (503) 228-1285
August 30, 1990
City of Tigard
Attention: Keith Liden
13125 S.W. Hall Blvd.
P. 0. Box 23397
Tigard, Oregon 97223
RE: Spieker/Bingham Zone Change
Project Number 190106
Dear Keith:
Enclosed is a package of information which responds to the City Council's request for
additional information with respect to our proposed Plan Amendment/Zone Change. The
Council's requested information included data on existing commercial and industrial
land, available leasable space, employment and wage generation, and history of
planning decisions in the area.
The material that we have assembled includes:
1. An inventory of land zoned Commercial and Industrial in Tigard;
2. A summary of leasable space provided by Norris, Beggs, & Simpson;
3. A letter from John Ingle, Economist, with Palmer, Groth & Pietka, addressing
employment and wages;
4. A summary of CPA/ZC applications in Tigard; and
5. A Record of Telephone Conversation documenting a conversation with Janet
Young, Community Development Director, City of Tualatin.
This information indicates the following conclusions:
1. There is less vacant/underutilized CG land than IL/IP land, and there is no
vacant/underutilized CG land in the "subarea" including the site;
2. There is a considerably higher vacancy rate in industrial categories than in
retail commercial;
3. Industrial and commercial development of the site will have about the same
economic impact in terms of employment and income;
4. There have been few applications for CG zoning in Tigard, and none with the
same issues and site characteristics as our proposal; and
Keith Liden
Project Number 190106
Awl August 30, 1990
Page Number 2
5. Tualatin has protected its commercial zoning in the vicinity of the site and
has enhanced it through individual zone change approvals for Safeway/G.I.
Joe's and Costco.
The Council's questions which precipitated this further research were well taken.
Overall, the facts generated by the research support the position that the proposed
zone change will enhance the City's economic diversity and will be consistent with
the applicable Comprehensive Plan policies.
Thank you for your assistance in responding to the Council. I will look forward to
discussing this material with you and presenting it to the Council.
Sincerely,
`~vI
ns Stout
Planning Manager
LS/jl
Enclosure
cc: Greg Hathaway
Jim Eddy
Stuart Bingham
FAX NO. 5032281285 P.02/02
E
)sSEP- 5-90 WED 11:06 MSAIMEI
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TIGARO COMMERCIAL/INDUSTRIAL LAND SUMMARY
ZONE AREA TOTAL ACRES VACANT/UNDERUTILIZED2
IL/IP City 763 2413 (32%)
IL/IP Subareas 352 1663 (47%)
CG City 434 128 (29%)
CG Subarea, 3 0 (0%)
PROPORTIONS:
6.6 AC IS 0.8% OF TOTAL IL/IP
6.6 AC IS 2.7% OF TOTAL VACANT/UNDERUTILIZED IL/IP
6.6 AC IS 3.9% OF SUBAREA VACANT/UNDERUTILIZED IL/IP
6.6 AC IS 5.1% OF TOTAL VACANT/UNDERUTILIZED CG
6.6 AC IS 100% OF SUBAREA VACANT/UNDERUTILIZED CG
NOTES:
1. Subarea map is attached
2. Underutilized includes sites developed but not to the intensity of
use allowed by the zoning
3. Includes the gravel pits on S.W 72nd Avenue
SOURCE: Tigard Daalabase 1990, City of Tigard, 1990 (including unpublished
inventory data)
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L15 EplE.GR E. i" i I R I N. _ •-~-:ls r t
PI ~1GrL~ ZON C~.~N G _ BY
ZO1J1 N CI SUE3ZEA DATE' 30.90
MACKENZIEISAITO & ASSOCIATES, AC- JOB NO. I ~lOlOh
OREGON (503) 224-9570 WASHINGTON (206)451.1005 SHT, OF
MACKENZIE ENGINEERING INCORPORATED
OREGON (503) 224.9560 WASHINGTON (206)151.1430
0.1-Jul-90, BEGGS&
SIMPSON '
MULT1-TENANT INDUSTRIAL/FLEX SPACE SURVEY AREA SUMMARY - 1990=========
SOUTHWEST SUBAREAS SF AVAIL. %
TOTAL SF TO LEASE VACANT 1 GTR 2 QTR
SUNSET CORRIDOR
HIGH TECH 2,416,132 634,168 26.2% 210,954 62,529
INDUSTRIAL 0 N/A N/A N/A N/A
TOTAL 2,416,132 634,168 26.2% 210,954 62,529
INTERSTATE - 5
HIGH TECH 803,408 200,651 25.0% 25,599 13,236
INDUSTRIAL 2,391,130 428,424 17.9% 242,921 129,260
TOTAL 3,194,538 629,075 19.7% 268,520 142,496
HIGHWAY 217
HIGH TECH 2,615,445 410,538 15.7% 65,091 43,656
INDUSTRIAL 982,610 141,146 14.4% 4,515 12,000
TOTAL 3,598,055 551,684 15.3% 69,606 55,656
SOUTHWEST SUBTOTAL - - - - - - - • - - - - - - - - - - - - - - - -
HIGH TECH 5,834,985 1,245,357 21.3%. 301,644 119,421
INDUSTRIAL 3,373,740 569,570 16.9% 247,436 141,260
TOTAL 9,208,725 1,814,927 19.71% 549,080 260,681
NORRIS
BEGGS&
SIMPSON
RETAIL VACANCY SURVEY
SOUTHWEST AREA
AUGUST 28, 1990
TOTAL AVAILABLE PERCENT
PROJECT/ADDRESS SQUARE FEET SQUARE FEET LEASED RATE
FRED MEYER TUALATIN 187,000 0 100% N/A
19200 S.W. Martinazzi
Tualatin, OR 97062
TUALATIN CONVENIENCE CENTER 154,428 2,170 99% $12-16.00 NNN
NI/ 7900 S.W. Nyberg Road
Tualatin, OR 97062
MERIDIAN SQUARE S.C. 123,876 0 100% N/A
6400 Lower Boones Ferry Rd.
Tualatin, OR 97062
OSWEGO VILLAGE CENTER 79,119 2,255 97% $16.00 NNN
11 S. State Street
Lake Oswego, OR 97034
LAKE OSWEGO CENTER 74,000 1,300 98% $6.00 NNN
330 SW First
Lake Oswego, OR 97034
TOWNE SQUARE AT MOUNTAIN PARK 72,188 10,054 86% $14.00 NNN
3 Monroe Parkway
Lake Oswego, OR 97034
TIGARD PAY LESS CENTER 71,236 51100 93% $6.50 NNN
12060 SW Main
Tigard, OR 97223
MARTINAZZI SQUARE 60,000 6,952 88% $12.00 NNN
19455 S.W. Martinazzi
Tualatin, OR 97062
KRUSE MEADOWS COMMERCIAL CTR 54,000 51900 89,6 $12.50-14.00 NNN 3.,3
S.W. Bangy & Bonita Road
Lake Oswego, OR 97035
LAKE PLACE SHOPPING CENTER 50,223 3,885 92%$12-14.00 NNN
363 S. State Street
Lake Oswego, OR 97034
SOUTH LAKE CENTER 45,200 0 100% N/A
17815 S.W. 65th Avenue
Tualatin, OR 97062
THRIFIWAY SHOPPING CENTER 44,100 2,250 95% $11.00 NNN
29040 S.W. Town Center Loop
Wilsonville, OR 97070
NORRM
BEGGS&
SIMPSON
RETAIL VACANCY SURVEY
SOUTHWEST AREA
AUGUST 28,1990
TOTAL AVAILABLE PERCENT
PROJECTIADDRESS SQUARE FEET SQUARE FEET LEASED RATE
LOWRIE'S 40,000 0 100% N/A
9400 S.W. Wilsonville Rd.
Wilsonville, OR 97070
PACIFIC CROSSROADS 39,240 6,695 83% $12.00 NNN
11705 S.W. Pacific Highway
Tigard, OR 97223
CARMEN CENTER 24,290 1,985 92% $9.00 NN
15983 S.W. Carmen
Tigard, OR 97224
WILSONVILLE TOWN CENTER 28,270 2,660 91% $11.00 NNN
29898 Town Center Loop
Wilsonville, OR 97070
RIVERWOOD CENTER 18,409 2,500 86% $12.00 NNN
29955 S.W. Boones Ferry Rd.
Wilsonville, OR 97070
i
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I'AT
'•IEP
i'.I~C1:,'.ii7.!Cr,°>;,li•? )~:,30CI7t23
Mac!<°llZie Engi;Jr--' g Irccrporatad
August 28, 1990
Mackenzie/Saito & Associates, P.C.
Attention: Lans Stout
0690 S.W. Bancroft Street
P.O. Box 69039
Portland, Oregon 97201-0039
Dear Lans:
You have requested my professional opinion on several issues
related to the economic impact of commercial versus industrial
development, and specifically as they relate to the proposed
Bingham/Spieker zone change in the City of Tigard. I will address
each question separately as follows:
Employee Density--Light industrial projects typical in Tigard,
include a mix of office, manufacturing, and warehouse space.
Overall, accounting for this mix, this type of project usually
produces about 20 employees per acre. This is based on a
35 percent building coverage and a 10-15 percent office build-
out.
General commercial development, with a 30 percent coverage will
generate an average of 25 employees per acre. This employment
density includes general retail, hardware, food stores,
restaurant/bar, appliance/furniture, hotel/motel, personal and
business services, finance, insurance and real estate firms.
These employment density figures are based on results from
METRO's Employment Density study, 1990. The building coverage
percentages are industry standards typically used in employment
projections.
Wages--Light industrial employee wages average about $10.50 per
hour including office, warehouse and manufacturing jobs. Wage
generation is therefore about $210.00 an hour per acre. Other
wage information compiled by the State of Oregon's, Employment
Division, indicates the average retail trade employee earned
$8.04 an hour in 1989. Therefore, general commercial
development generates about $201.00 an hour per acre.
lliE'_!ut `.I Iii! .\\I) I)RR 0\ Q7204 ;Ca
1~:\V l~l\ t,l:•!'I :!p !\i:4 \•\t\li '.IU id:1.1X I(1.1 I1 '.I
fl\\IDL !•!f"' - ••!~t 'n K(t.Ht I!4H)S Ilhjk~t\
Mr. Lans Stout -2- August 28, 1990
It is clear from the above data that commercial development of
the site will have insignificantly different economic impact
than industrial development. Further, the critical issue is
the total job generation, which is higher with the proposed
commercial zoning.
i
New Job Growth--In the decade of the 1980's, the Portland
metropolitan area suffered a restructuring of its industrial
base. During the recession, manufacturing jobs were lost at a
rate of 340 employees annually. Non-manufacturing jobs, by
comparison, increased at a pace of 10,970 employees annually
betweei; 1979 and 1989.
During the decade of the 1990's, the Employment Division
estimates that 92 percent of all new jobs will be in service-
producing, or non-manufacturing industries. Growth in general
commercial occupations
(i.e. retail and service workers) will
account for 38 percent of anticipated employment over the
decade. Consequently, the demand for new general commercial
space will increase more rapidly than the need for industrial
space. t
E
F
I believe the proposed zone change-is consistent with the Tigard
Comprehensive Plan Policy 5.1.1 because economic diversification is
obtainable if the City can respond to changing economic conditions
including growth in the local job market. Past history has shown
that industrial development of the subject property was by-passed
for locations in Wilsonville and Tualatin, while similar properties
in the immediate area were quickly developed for general commercial
uses.
It is my opinion, based on this information and my general
experience, the Bingham/Spieker site will not develop for
industrial purposes because of its unique attributes and ability to
satisfy a need for higher-quality commercial sites. As a result,
the City will see no economic benefit from this property without
the zone change to general commercial.
In summary, restructuring of the economy indicates that a majority
of the local job growth will occur in the non-manufacturing or
service-producing sectors. Consequently, the demand for general
commercial acreage appears more favorable than industrial.
r
r
t
VAr
Mr. Lans Stout -3- August 28, 1990
Rezoning the Bingham/Spieker site will encourage economic
diversification because it will respond to prevailing locational,
market and economic conditions in the Tigard community.
Sincerely,
PALMER, GROTH & PIETRA
Jo D. Ingle, Di ector
Economic and Market Research
JDI/bjm
jdi/8-10
PAL)AER, CROTH & PIETKA
MACKENZIE/SAITO & ASSOCIATES, P.C. j
0690 S.W. BANCROFT STREET • P.O. BOX 69039 PORTLANO. OREGON 97201
(503) 224.9570 • FAX (503) 228.1285
i
MEMORANDUM
t
DATE: August 27, 1990 {
SUBJECT: Spieker/Bingham
Plan/Zone Changes in Tigard k
Project Number 290106
BY: Lans Stout
To: File I~
k
On August 24, 1990, Jerry Offer (of the City Planning staff) and I reviewed the Plan/Zone
change dockets from 1984 to present. The following applications included General f
Commercial zoning:
CPA 12-85 IP to CG (2.8 ac.) at the intersection of Green burg /Cascade--approved CPA 09-86 IL to CG (Carman Center)--denied
CPA 06-86/87-01 R25 to CG (Albertson's)--approved
-CPA 88-01 R3.5 to CG (Triangle area)--approved
.CPA 89-03 R3.5 to CG (Triangle area)--approved.
LS/jl
f;
cc: Jerry Offer, Keith Liden - City_of Tigard
Jim Eddy - Spieker Partners
Stuart Bingham - Bingham Investments k
}G
p$
4
z
a
C
MACKENZIE/SAITO & ASSOCIATES, P.C., OREGON
0690 S.W. BANCROFT STREET • P.O.BOX 69039 PORTLAND. OREGON 97201
(503) 224-9570 • FAX (503) 228.1285
RECORD OF TELEPHONE CONVERSATION
JOB Spieker Zone Change JOB NO. 190106
8/22/90
DATE TIME INCOMING CALL
PERSON- Janet Young OUTGOING CALL
COMPANY City of Tualatin PHONE NO.
SUBJECT:- Zoning in Tualatin
i
REMARKS Recent rezoning in the area includes part of Costco's site (M.L. to C.G.), and
Safeway/G.1. Joe's (M.L. to C.G.). The rationale for these changes was based on
comprehensive plan policies which indicate the suitability of commercial uses in areas with
proximity to I-5. The staff has consistently expressed resistance to non-commercial uses in
this area, except for "public storage" on the east side of I-5 which was approved since it
is a low traffic generator that is not purely industrial.
Every effort has been made to accurately record this conversation. If any errors or
omissions are noted, please provide written response within five days of receipt.
Lans Stout
LS/jl
cc: Greg Hathaway - Garvey, Schubert & Barer
Jim Eddy - Spieker
Stu Bingham - Bingham Construction
- t.
0-M\OIOf\t7KC1.,1 ~ ,
6.010 Tualatin Development Code 6.010
6 COPO RCIAL PLANNING DISTRICTS
6.010 Background.
(1) Commercial development in Tualatin has oc-
curred primarily in the downtown area and near the City's
2 Interstate 5 Freeway interchanges at Lower Boones Ferry
Road and Nyberg Street. Downtown development consists
mostly of retail, service, and office uses ranging in size
from small, locally owned firms to large national chain
stores such as K-Mart. Development near the interchanges
is predominantly automobile-oriented and includes motels,
service stations, and restaurants.
(2) At present, there are approximately 165
acres of land zoned for commercial use, but only a little
over 1/3 of this land is developed. Two factors account
for the bulk of the undeveloped commercial land. First,
much of this land is in large parcels (10 or more acres)
owned by a few major-developers such as Schnitzer Invest-
ment Corporation. These firms have held their land in
anticipation of economic conditions favorable to large-
scale commercial development. Second, much of the unde-
veloped commercial land is in the 100-year-flood plain of
the Tualatin River and is thus subject to additional de-
velopment costs necessary to comply with applicable flood
plain regulations.
(3) Despite the large amount of undeveloped
commercial land, a number of factors suggest that this
land will be needed for commercial use during the planning
period. First, the demand for additional goods and ser-
vices will increase as Tualatin's population increases.
Greater concentrations of population and the relatively
high incomes of the area's residents will support increas-
ingly specialized types of retail and service establish-
ments. It should be noted that the adjoining communities
of Durham, Rivergrove and Lake Grove are predominantly
residential in character, with relatively little comner-
cial development. Consequently, growth of these cities
will increase the demand for available commercial land in
Tualatin, particularly near the Lower Boones Ferry Road
interchange with I-5. Second, the Lower Boones Ferry Road
interchange area is subject to continued development pres-
sure because of its accessibility for freeway travelers
looking for gasoline, food, or lodging on their way to and
from Portland. And finally, the City is located adjacent
to 3 of the region's major transportation routes, the
~00
6.010 Tualatin Development Code 6.010
Interstate 5 and 205 Freeways and the State Highway 217
Expressway. This access to the remainder of the region
and to the Willamette Valley provides an opportunity for
larger-scale commercial and freeway-oriented developments.
(4) It should be noted that while most of Tual-
atin's residents work elsewhere, they will more likely
work in the City if diversified job opportunities are
available. Tualatin's supply of commercial land will thus
eventually create additional diverse job opportunities and
hopefully decrease Tualatin residents' needs to travel out
of the community to find jobs.
(5) As mentioned above, the area north of the
Tualatin River around the Lower Boones Ferry Road inter-
change is attractive for freeway-oriented commercial
development. The present Comprehensive Plan designates
most of the area as General Commercial, and considerable
development has occurred in the area since 1970. However,
a number of industrial firms are located throughout the
area as a result of zoning established prior to the adop-
tion of the existing Comprehensive Plan, creating land use
conflicts between existing and potential commercial devel-
opment. This Plan expands commercial use in 2 areas and
preserves for light industrial use those areas that are
already committed to industrial development. This was
done because it was felt that the City had sufficient
industrial land in the Western Industrial District and
that proximity to the freeway interchange and the residen-
tial character of the area better lent itself to commer-
cial use than industrial use.
(6) As much of the City's commercial land area
is visible from the Interstate 5 Freeway and because all
residents of Tualatin must pass through a commercial area
before reaching their homes, it is important that aes-
thetic design in commercial areas be sensitively handled.
Generally, the design of a community's commercial area
defines much of the community's character. Fortunately,
the City has an Architectural Review process and an Urban
Renewal Agency to help to prevent inappropriate, unattrac-
tive development, but much more could be done to increase
the quality of architectural and landscape design in com-
mercial areas. Because much of Tualatin's commercial land
is forested, is visible from the freeway, or is adjacent
to residential uses, land-extensive commercial uses, such
as automobile, truck and machinery sales and rental, would
be more appropriately located in the City's Western Indus-
trial District where there are relatively large, flat and
r
~~e.. 6.010 Tualatin Development Code 6.020
i
unf orested parcels of land. This area will have good ac-
cess to freeways, and land-extensive commercial uses would
not affect the industrial uses planned for this area.
(7) The Roamer's Rest commercial area is unique
in its character and history. It has served the needs of
the traveling and recreating public for many years and
forms a part of the history of the Portland metropolitan
area. It is appropriate to continue the general land use
pattern of highway and recreation oriented commercial
activity in this area, even including the provision of
housing in a mixed-use type of development. A specialized
Planning District is necessary to accommodate the desired
commercial activity without allowing other uses that are
not oriented either to the river or the highway.
(8) As Tualatin grows in terms of residents and
employees, and as these individuals disperse more through-
out the City rather than concentrating near the downtown
area, there is an ever-increasing demand for commercial
services in close proximity to the people. This demand is
primarily for day-to-day shopping and service needs such
as small grocery purchases, hair cutting and styling, etc.
The creation of neighborhood commercial centers, through
the use of the new Neighborhood Commercial (CN) Planning
District, will not only provide these services to the res-
idents and employees, it will work to reduce traffic by
eliminating trips to the downtown commercial areas. This
concept is not seen as having any negative impact on the
downtown area, as the types of goods and services to be
provided are small and limited in nature. It is critical,
however, that the design of neighborhood commercial uses
be such that they are of a residential character and en-
hance rather than detract from neighborhoods.
[Sec. 6.010 amended by Ord. 592-83, Sec. [25], passed
June 13, 1983.1
6.020 Assumptions. The following are general assump-
tions used to formulate this Plan:
(1) Demand for the City's commercial land will
increase.
(2) Large-scale commercial enterprises will
find Tualatin an increasingly attractive location.
(3) The City will become a commercial center
serving a population much larger than its own.
(4) Retail commercial enterprises will locate
primarily in the City's downtown area.
,r'
r 6.020 Tualatin Development Code 6.040
(5) Freeway service establishments and offices
will locate adjacent to the City's freeway interchanges or
will be visible from the Interstate 5 Freeway.
(6) Demand for hospital-related commercial
development will occur near Meridian Park Hospital.
(7) The creation of residential and employment
concentrations away from the downtown core will create the
need for neighborhood commercial centers. These centers
are intended to provide for day-to-day shopping and ser-
vice needs and are not intended to be serious competition
with businesses in the downtown area. [Sec. 6.020
amended by Ord. 592-83, Sec. 26, passed June 13, 1983.]
6.030 Objectives. The following are general objec-
tives used to guide the development of this
Plan:
(1) Encourage commercial development.
(2) Provide increased employment opportunities.
(3) Provide shopping opportunities for sur-
rounding communities.
(4) Locate and.design commercial areas to mini-
mize traffic congestion and maximize access.
(5) Continue to utilize specific and enforce-
able architectural and landscape design standards for com-
.mercial,development.
(6) Encourage developers to consider solar
access when designing commercial development projects.
(7) Locate land-extensive commercial uses, such
as automobile, truck and machinery sales and rental, in
the City's Western Industrial District.
(8) Provide for limited and carefully designed
neighborhood commercial centers. [Sec. 6.030 amended by
Ord. 592-83, Sec. 27, passed June 13, 1983.]
6.040 Commercial Planning_ District Objectives. This
section describes the purpose of each commercial
planning district.
(1) Office Commercial Planning District (CO).
To provide areas suitable for professional office uses
adjacent to or across from residential areas. Restaurants
may be allowed by conditional use permit when designed as
an integral part of a major office complex. It is the
intent of this district to provide for ofrrice development
ranging in size from small buildings with one or two ten-
6.040 Tualatin Development Code 6.040
ants to large complexes housing business headquarters
offices. In the design of development in this district,
care shall be taken to preserve significant natural re-
sources and to provide extensive perimeter landscaping,
especially adjacent to residential areas and streets.
(2) Neighborhood Commercial Planning District
(CN). To provide locations for commercial uses within
close proximity to residential areas. It is to provide
for opportunities to serve the needs of residents for con-
venience-shopping and services. Such uses will be limited
to professional offices, services, and retail trade that
are oriented to the day-to-day commercial needs of the
residential neighborhood. Neighborhood commercial uses
are intended to be pedestrian oriented and should serve to
reduce automobile trips and energy consumption. The pur-
pose is also to assure that such development is of a scale
and design so that it is compatible with the residential
environment and is an enhancement to neighborhood areas.
It is not the purpose of this district to create large-
scale commercial facilities that will compete with similar
uses, such as large grocery or department stores, located '
in the downtown area.
(3) Recreational.Commercial Planning District }
(CR). To recognize the unique and valuable physical, r
scenic, cultural, and historic character of the Roamer's ¢
Rest area located between the Tualatin River and Pacific
Highway (99W) north of the highway's intersection with
Tualatin Road. It is intended to preserve that area by
allowing and encouraging commercial and related uses that
are oriented to the traveler on the highway or that are
oriented toward and relate well with the river.
(4) Central Commercial Planning District (CC).
To provide areas for a full range of retail, professional
and service uses of the kinds usually found in downtown
areas patronized by pedestrians. Civic, social and cul-
tural functions that serve the general community are also
appropriate. The Central Commercial Planning District is
almost entirely within the downtown portion of the urban
renewal area. The Urban Renewal Plan contains extensive
development policies and design standards that apply to
this district. These policies and standards ire intended
to help create a village atmosphere in the downtown area.
Multiple-family housing is appropriate in certain areas of
this district, as specified in the Urban Renewal Plan.
/ r
l
a
k
6.040 Tualatin Development Code 6.040
(5) General Commercial Planning District (CG).
To provide areas suitable for a full range of commercial
uses, including those uses that are inappropriate for
neighborhood, office or central commercial areas. This
district is particularly suitable for automobile/service-
oriented businesses, excluding automobile, truck and ma-
chinery sales and rental, located along the freeway and
major arterials. Because of their location, these uses
are highly visible to large numbers of passing motorists.
Commercial development along the freeway provides perhaps
the only lasting impression of Tualatin for many travel-
ers. Therefore, careful attention shall be given to site
and structure design for development in this district, in-
cluding signs, choice of materials, and landscaping, par-
ticularly in and around parking areas. [Sec. 6.040
amended by Ord. 592-83, Sec. 28, passed June 13, 1983.]
WIM"
7.010 Tualatin Development Code 7.015
O V STAL•
and "general" for ease of understanding. The light indus-
trial uses are arranged in the Plan to be adjacent to res-
idential areas to minimize environmental conflicts as much
as possible. Because industrial processes change rapidly
due to new technology, it is also intended that some in-
dustrial uses proposed in the general use category may be
appropriate in a lighter use area, if properly designed to
mitigate adverse environmental impacts.
(8) While most of Tualatin's industrial land is
located between Tualatin Road and Avery Street in the wes-
tern portion of the City, there are small amounts of in-
dustrial land located in the northern portion of the City
and lying on either side of the Lower Boones Ferry Road/
Interstate 5 Freeway interchange. The Plan has main-
tained, as industrial use, those areas that are now com-
mitted to industrial development. However, some land pre-
viously zoned industrial has been converted to a commer-
cial designation because of the residential character of
the area and proximity to the freeway. The industrial
land in this area is designated on the Plan as light
industrial because of the area's proximity to commercial
and residential areas.
ea_Overv; ew. This section
7.015 industri a'► Pi anni~s Ar
describes the history and nature of the Indus-
trial Planning Area.
(1) The Industrial Planning Area is located in
the southeastern portion of Washington County and immedi-
ately west of the developed portion of the City of Tual-
atin. It is within the Urban Growth Boundary and was
annexed to Tualatin in November, 1982, except for a few
individual parcels.
(2) The Industrial Planning Area is served by
Pacific Highway (Highway 99W) as a direct route to Port-
land. It also is tied directly by Tualatin-Sherwood Road,
and indirectly by Tualatin Road and Herman Road, to Inter-
state 5 with direct ties to the east via Interstate 205.
It is crossed by Southern Pacific and Burlington Northern
railroad lines.
(3) The area lies in the relatively flat low-
lands of the Tualatin Valley, with farmland scattered
throughout. Although the area is currently rural and sub-
urban in nature, increasing pressure for development is
occurring. This is noted by the construction of several
new industrial uses within the planning area during the
last 10 years and the rapid growth of industrial use in
the western portions of the City.
SUBMITTED BY APPLICANT: 9/7/90
HEARING BEFORE THE CITY COUNCIL
OF
TIGARD, OREGON
SPIEKER PARTNERS )
BINGHAM INVESTMENTS )
c/o Mackenzie/Saito ) Case File No. CDA 90-0004
& Associates ) ZON 90-0002
A Request For Approval ) PROPOSED FINDINGS
of a Comprehensive Plan ) FOR SEPTEMBER 17, 1990
Amendment to Change the ) HEARING
Land Use Designation From )
Light Industrial to General )
Commercial and to Change )
the Zoning Designation From )
I-L (Light Industrial) to )
C-G (General Commercial) )
I.
INTRODUCTION
This request is to amend the City of Tigard Comprehensive
Plan from Light Industrial to General Commercial and the City's
Zoning Map from I-L (Light Industrial) to C-G (General Commercial)
for a 6.6 acre parcel of property at S.W. 72nd Avenue near S.W.
Lower Boones Ferry Road. The property is described as Tax Lot 1700
on Assessor's Map 2S1-13AD.
The City Planning Commission held a hearing on these
requests at its meeting of July 10, 1990. After receiving
testimony and deliberating on this matter, the Planning Commission
voted to recommend to the City Council approval of these requests.
The Planning Commission recommendation for approval came
before the City Council for hearing at its meeting of August 13,
1990. The City Staff advised the Council that it had concluded
that the Applicant had demonstrated compliance with all of the
applicable legal criteria justifying the Plan and Zone Change
requests, except for Comprehensive Plan Policy 5.1.1 (Economic
Page 1 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING
a
Diversification). The Staff took the position that the City
Council would have to determine whether the change in land use
designation from industrial to commercial for this particular
parcel of property diversified the economic opportunities available
to the residents of the City of Tigard.
The City Council continued this matter to its meeting on
September 17, 1990 to allow the Staff and Applicant to present
additional information on existing commercial and industrial land
in the City of Tigard, available leasable commercial and industrial
space, employment and wage generation for industrial and commercial
development, and the history of planning decisions in the area of
the subject parcel. In conjunction with the Staff, the Applicant
submitted to the City Council the information requested regarding
the proposed Plan and Zone Change requests and testified how this
information demonstrated that the proposed requests are consistent
with the economic diversification policy of the City (Comprehensive
Plan Policy 5.1.1).
The Applicant also presented to the City Council proposed
findings demonstrating compliance with the City's economic diver-
sification policy 5.1.1. Also, as a part of these proposed find-
ings, the Applicant addressed Statewide Planning Goal 12 (Transpor-
tation) and Comprehensive Plan Policy 8.1.1 (Transportation) for
the purpose of demonstrating that the proposed redesignation will
not negatively impact the nearby streets and traffic circulation
pattern in the area. Although the City Staff and the Planning
Commission have concluded that the redesignation would not cause
negative adverse impacts, the Applicant submitted these findings to
Page 2 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING
respond to any questions the City Council may have had regarding
traffic impacts.
II.
CRITERIA AND STANDARDS
FOR SEPTEMBER 17, 1990 HEARING
The criteria and standards applicable to the City
Council's consideration of this matter on September 17, 1990 are as
follows:
Comprehensive Plan Policy 5.1.1 (Economic Diversification).
5.1.1 The City shall promote activities aimed at the
diversification of the economic opportunities
available to Tigard residents with particular
emphasis placed on the growth of the local job
market.
Comprehensive Plan Policy 8.1.1 (Transportation).
8.1.1 The City shall plan for a safe and efficient street
and roadway system that meets current needs and
anticipated future growth and development.
Statewide Planning Goal 12 (Transportation).
To provide and encourage a safe, convenient and economic
transportation system.
A transportation plan shall (1) consider all modes of
transportation including mass transit, air, water,
pipeline, rail, highway, bicycle and pedestrian; (2)
be based upon an inventory of local, regional and
state transportation needs; (3) consider the
differences in social consequences that would result
from utilizing differing combinations of
transportation modes; (4) avoid principal reliance
upon any one mode of transportation; (5) minimize
adverse social, economic and environmental impacts
and costs; (6) conserve energy; (7) meet the needs of
the transportation disadvantaged by improving
transportation services, (8) facilitate the flow of
goods and services so as to strengthen the local and
regional economy; and (9) conform with local and
regional comprehensive land use plans. Each plan
shall include a provision for transportation as a key
facility.
Page 3 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING
III.
FINDINGS AND REASONS
These findings demonstrate that the above-mentioned
applicable legal criteria are satisfied.
Comprehensive Plan Policy 5.1.1 (Economic Diversificationj.
5.1.1 The City shall promote activities aimed at the
diversification of the economic opportunities
available to Tigard residents with particular
emphasis placed on the growth of the local job
market.
Findings: The Planning Department Staff Report found
that the proposed zone change would be consistent with all applic-
able Comprehensive Plan policies with the possible exception of
5.1.1 related to economic diversification. The Council considered
this issue at length and has received additional information from
the Applicant and Staff. The Council finds that:
1. Thirty-two percent (241 acres) of the City's I-L/I-P
zoned land is vacant or underutilized, while 29 percent (128 acres)
of the City's C-G land is vacant or underutilized.
2. Forty-seven percent (166 acres) of the I-L/I-P zoned
land in the vicinity of the site is vacant or underutilized.
3. There is a total of 3 acres of CG land in the
vicinity of the site, all of which is developed for commercial
purposes.
4. The 6.6 acres represents 2.7 percent of the total
vacant/underutilized I-L/I-P in the City of Tigard and 5.1 percent
of the total vacant/underutilized C-G in the City of Tigard.
5. The 6.6 acres represents 3.9 percent of subarea
vacant/underutilized I-L/I-P and 100 percent of subarea
vacant/underutilized I-L/I-P.
6. According to a Norris, Beggs & Simpson inventory,
16.9 percent of the industrial space and 21.3 percent of the high
tech space in the southwest area is vacant.
7. In the I-5 and southwest areas, according to the
Norris, Beggs & Simpson inventory, the vacancy rate for
industrial/high tech space is about 20 percent.
Page 4 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING
8. The Norris, Beggs & Simpson survey further shows that
retail commercial vacancy rates are less than 10 percent in the
same area.
9. A letter from John Ingle, Economist, indicates that
the 1990 Metro Employment Density Study shows that retail
commercial projects typically produce about 25 employees per acre,
while industrial projects produce about 20 employees per acre.
10. Applying average wage rates to these employment
figures shows that commercial projects generate about $201 per hour
per acre, and industrial projects about $210 per hour per acre.
These findings are the basis for the City Council's
conclusion that the redesignation of the subject property from
Industrial to Commercial complies with the City's Economic
Diversification Policy 5.1.1. These findings indicate that
industrial and commercial development of the site will have about
the same economic impact in terms of employment and income on
Tigard residents. Also, these findings demonstrate that there is a
considerable higher vacancy rate in industrial categories than in
retail commercial in the area. Further, this 6.6 acre parcel
represents a small percentage of the total vacant/underutilized
I-L/I-P land in the City of Tigard (2.7 percent). These findings
also indicate that there is no vacant/underutilized general
commercial land in this area of the City.
As a result, the City concludes that a redesignation of,
this property for commercial purposes will provide economic
benefits to the citizens of Tigard at a minimum in a substantially
similar manner as if the property retained its industrial desig-
nation and will provide immediate economic benefits as a commercial
development inasmuch as the property has remained undeveloped as an
industrial site.
Page 5 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING
Comprehensive Plan Policy 8.1.1 (Transportation).
8.1.1 The City shall plan for a safe and efficient street
and roadway system that meets current needs and anticipated future
growth and development; and
Statewide Planning Goal 12 (Transportation).
To provide and encourage a safe, convenient and economic
transportation system.
Findings: An initial traffic study, in response to the
proposed amendments, indicated the existence of heavy traffic
conditions at the intersection of S.W. 72nd Avenue and S.W.
Bridgeport Road. Since the Oregon Department of Transportation
("ODOT") initially expressed concern that the proposed zone change
would exacerbate the existing conditions, the Applicant sponsored
an additional extensive study of the traffic conditions in the area
which involved the ODOT, Tri-Met and the Cities of Tualatin and
Tigard, and Washington County. The study produced several
alternatives, one of which was a generally-agreed-upon best
solution for the future improvement of the intersection of S.W.
72nd Avenue and S.W. Bridgeport Road. The Council has reviewed
these studies and finds that:
1. The intersection of S.W. 72nd Avenue and S.W.
Bridgeport Road, and of S.W. Bridgeport Road and I-5 ramp terminus
both function at an acceptable level of service when independently
analyzed.
r
i
Page 6 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING {
2. The traffic problem evident at this location is the
lack of adequate stacking distance for left turns, which results in
traffic failing to clear the intersection during green.
3. Development of the site under I-L zoning will add
about 74 P.M. peak hour trips to the intersection (2.9 percent of
projected future total) while C-G zoning would add about 161 trips
(6.3 percent of future total).
4. Most of the site-related traffic under C-G zoning
would be exiting the freeway and turning right from S.W. Bridgeport
Road to S.W. 72nd Avenue, thus utilizing a noncritical movement in
terms of intersection function.
5. The southbound S.W. 72nd Avenue to eastbound
Bridgeport Road vehicle stacking distances in the P.M. peak hours
are:
• existing 113 feet
• with commercial development of the site 125 feet
• with industrial development of the site 123 feet
6. The westbound Bridgeport Road to southbound 72nd
Avenue vehicle stacking distances in the P.M. peak hours are:
• existing 93 feet
• with commercial development of the site 82 feet
_ with industrial development of the site 93 feet
7. ODOT has a 1991 project to re-stripe and widen turn
lanes to improve the critical intersection lanes.
8. The applicant has proposed traffic-related conditions
for approval of the zone change, which the Planning Commission
recommended be accepted, to ensure that the development of the site
fulfills its traffic obligation.
9. Washington County has expressed a willingness to work
with the other affected jurisdictions and property owners to
effectuate a long-term improvement to the intersection of S.W. 72nd
Avenue and S.W. Bridgeport Road.
10. Tom Schwab of ODOT testified before the Planning
Commission that the Applicant's studies and conclusions were
accurate, and, specifically, that the change to commercial and
subsequent development would not impact the affected intersection
significantly or differently than development under the existing
industrial zoning. As a result, Staff is in concurrence with
ODOT's conclusion relative to traffic issues.
Based on these findings, the City Council concludes that
t
C there is a unique traffic condition in the area, where the critical
r
f
Page 7 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING t
intersection functions at an acceptable level, but stacking
distance for left turns is inadequate. The Council also has found
that through the efforts of the Applicant, a multi-jurisdictional
group has reviewed the condition and arrived at a preliminary long-
term solution. Finally, the Council has found that because of
these unusual conditions, site development under the proposed re-
zoning to C-G will not have a significantly different impact on
traffic than if the site were developed under I-L zoning, and that
the traffic associated with C-G zoning can be accommodated by the
street system.
IV.
CONCLUSIONS
Based on the information provided by the Applicant and
Staff, the City Council acknowledges that the City has not consid-
ered redesignating industrial land to commercial and the applica-
tion of Policy 5.1.1 to determine whether such a change would be in
the best interests of the City. Based upon the evidence presented
in this particular case, the City Council concludes that redesig-
nating the site to commercial will cause no negative economic
impacts on the City, will not establish a precedent in the City's
evaluation of any future applications, and based on its unique
location should be redesignated from industrial to commercial.
DATED this JNay of September, 1990.
GARVEY CHUBERT & BARE
By:
G gory S. athaway
Of Attorneys for Spieker Partners
and Bingham Investments
{ MACKENZIE/SAITO & ASSOCIATES
By : Ze-"-?S
Lans Stout
5/GSH/AU8/4
31137-00100
Page 8 - PROPOSED FINDINGS FOR SEPTEMBER 17, 1990 HEARING