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CPA1993-00003POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. sesmooD PA 9 ,,., 11745 SW Pacific Hwy. & +1I 9 itthg prop (portions of )$1 36CD 4020 500, 600, 1000 'r, First - Class, Maii Postage & Fees Paid usPS Permit No. G -10 Print your name, address, and ZIP Code in this box +,'' CITY OF TIGARDD City of Tigard Planning Division ) iliI/ i 13125 SW Hall Boulevard Tigard, Oregon 97223 CPA 91 -01; CPA 92 -07; ZOA 92 -04; ZOA 93 -01; CPA 93 -09; ZOA 93 -07; CPA 94.02; CPA 94 -04; CPA 96..01; CPA 96 -04; ZON 96 -06; CPA 94 -0.1; ZOA 97.03, ZOA 97 -05 is m pl t items I I and/or 2 for additional services, Com eo ��C��� 4a, and 4b. cart a) ii Pint yete items your name and address on the reverse of this form so that we can return this d''rd to,you, ,, m At'ach this form to the tront of the maitpiece, or on the back if space does not a, omit. Write • Retum Receipt Requested' on the maple= below the article, number, 'The Return Receipt will show to Whbm the article Was delivered and the date »� dalivened,,, 5 3. Article Addressed to DEPT OF LAND CONSERVATION & DEV 8 1175 COURT STREET NE SALEM OR 97310 -0590 5 + 'Received By! (Pdnf'Narrfe) I also wish to receive the following services (for an extra fee): 1, (� Addressee's_ Address 2. ❑' Restricted Delivery'. Consult postmaster for fee, 4a. Article Number Z. 2/302 / 9 E 4b. Service Type 0 Registered 0 Certified fx 0 Express Mall D insured E d Return Receipt for Merchandise 0 COD. a 8, Addressee's Address i(Only requested and tee la paid) 8, Signa et (Add se or.Ageht) PS Form 3811 ,' December 1994 Domestic Return Receipt Z 463 25 1 392 US Postal Sere e Receipt for Certified Mail No Insurance Coverage Provided. ' Do not lase for international Matt (See reverse DEPT OF LAND OONSERVATION & DEV K t 1175 COURT STREET NE - SALEM OR 97310-0590 Resteicte& ®ecy Fee Rotten 0e00t 5i 'here & Date De =l . R ,1 t Rate , &Viese ~ ~ 11s TOTAL Postage & Fee Postmark or Data Did DLCD receive a Notice of Proposed Amendment 45 days prior to the final hearing? X Yos No: The Statewide Planning Goals do not apply Emergency Circumstances Required Expedited Review Affected State or Federal Agencies, Local Governments or Special Districts: __ 11Vashinaton nt , Department of Land Use and Trans ortation Eeaverton Cou ' p City ®f Local Contact: Mark Roberts Associat a Planner Phone: (103) 639.4'! 71 , , _,_ Address: 13125 SW Hall Boulevard Ti CR 972 3 SUBMITTAL REQUIRE'. N ORS 197.615 and OAR Chapter 660, Division 18 L. Send this Form and Two (2) Copies of the Adopted Amendment to: Dep went of Laid Conservation and Development 1175 Court Street, N. . Salem, Oregon 97310-0590 Two (2) copies of adopted material, if copies are bound, please submit two (2) complete copies ies of documents P p and maps. I. Adopted Irnaterids must be sent to DLCD not later than five (5) working days following the date of the final decision on the amendment �. Submittal of this Notice ` ce of�dopti�an must findings ..: th Q text of the amendment ply.. ado pted sand su supplementary ' uxfo rmation. The deadline to appeal will be extended if you .,. Adoption within five (5) working days of the final decision. �� Appeals t submit this Notice of Ado ti = . may 21 days of the date Notice of Ado tion is sent to DLCD. U 3 Ana be filed within Y P ; din Notice Adoption to D1 CD . i. 0. In addition to sending g p � you must notify persons who participated in the local hearing and requested notice of the final decision. IT you ne ed more copie s of this forme plea call the at 503-37'3-0050 or this form ... may be duplicated on green papers NOTICE OF • rOPTi1 This form must be mailed to DLCD not later than 5 working .tiay ater adoption ORS 197.615 and OAR Chapter 660, Division 18 See reverse side for submittal requirements n , CPA'93 -0009 ZON 93 -0003 SDR 93-0014 Jurisdiction City of'Ti a d Local file # MLP 93 -0013 Date of Adoption May MgijA,L1.916 Date Mailed Aumt 28 d 19,_98, Date the Proposed Notice was mailed to DLO`, ternber 27 1993 Comprehensive Plan Text Amendment X Comprehensive Plan Map Amendment Land Use Regulation Amendment Zoning Map Amendment New Land Use Regulation Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached." This ndment was basi+ lly a Comprehensive Plan Amendment and Zone Chan e exchange between two f..orner properties at the northeast and southeast corners of SW V 'alnut Street at at is now known as SW Barrows Road„ previously SW Sch ®lls,' P, err Road One corner was thAndoignated Neighborhood CommerciaWNCJIle other Medum- Hgh Dfensi . Residential/R-25. After the exchan a the norli°dedst corner was recast na!ed as Medium -High Densi Residential/R -25 and the southeast : corner was redesi ` nated as Comm Cgmmercial /CC. Describe how the adopted amendment differs from the proposed amendment. If it : is the same, write "Same." If you did not give notice of the proposed amendment, write "N/A." Same Medium -High Density Residential Community Commercial Plan Map Change From Nei ghborfiood Commercial ■ to . Meth m =Flit h Dens Residential:. R -25 CC Zone Map Change From NC to R -25 Location: See above Acres Involved: 14.93 acres Specify Density: Previous Density R -25 .. �.� New Density R -25 Applicable Goals: 6 epton ado . Was �n c '�, i adopted?, �`es . If Not ce of Proposal was Not Sent to DI= 45 Days Prior Please Indicate Why Statewide Planning Goals are inapplicable Emergency Circumstances Required Expedited Review List Statewide Goals Which Nay Apply OWllfi�p�il` List any State or Feder. Agencies,, Local GeF, , , t or Local Special, Service Districts Wait may be Interested in or Impacted by the Adoption (Phone) Send To: Department of land Conservation and Development. 1175 Court Street, N.E Salem, OregDn 97310 -0590 ��,� k Iw .,k • 1 -- T.�+ .�k k Y i «'+:1 ; $ °x T��h.Fa rw.iu -mss. J•wA yF, c If mire copies m,4� +o °" are ,needed, .. pleases coy(ma t Vie,tp { ly D +office at" w r �tio i +YYf$ � +•r' * ' +�k L5• ws u kl +i'�� f x .. 'Y�'M �'"C'('F,"h+k Y��' k."j ?•�5w �'41 w",�tl ni�Yw :„�� o- or .,thi,: ;fora y be•x4Iupl ca$'4 on g ean paiaex ,�,�rr� Failu 'e� eta provide 't9 . � y .,i.....�� � „« 1� r i, .i 'N" d"� !� '4r� '�� � a;, '�,�•� X �b�.,, v x r a � t �� � Ai3�MLir4�w�Y s �`■ AIL P dnent res lts in �,an tI. M •o ' 'WJ o an adojp►ted plan or ,land, use re 1 7: 741,. .4" , ;, ►. ;,�..... �� : � appeal ' period..., Appeals .ed w �. +days of a to ""the pL mailed to Inc') . Statutes require ailing within M days o T',the �ct3:an iaeoo n+�;�ir ,, ;. yy 660-187040). .... .. .��a g (ee OAR �. N -'� a +u .4. +- '�4��1, _Y ...•.- �.xw. . ♦ ,. �3�nrtp*n.h F- 1��' a! �' "� �.: �r���w�. _ rt ? l�' �'' � DLCD File Nine, •a � a>adoptform 13125 Sly! Hall Blvd., Tigard, bR 97223 (503) 63+9 -4171 TDB► (503) 684-2. Must Be Filed Within 5 Working Days See OAR 660-18 -040 Jurisdiction t 6 4/et local File Ilumber 'M f . "0003 ?-f-CcOQ Date Mailed i 192 Date of option ff 3 Date Proposal was Provided to DLCD 1 0113 _._._._.�_.�._.� ea TYPe of Adopted Action (Check all that apply) Land Use New Land Use 1`4 Regulation Amendment `Regulation Please complete iplete (A) for text amendments and (B) for map amendments A. Summary of Adopted Action (A brief description is adequate. Please avoid highly technical terms and zone code abbreviations. Please do not write ''see attached." ) Describe Bow the Adopted Amendment Differs from the Proposa3. (If it is the same, write "Same." If it was not proposed, write "N/A."): If the Action Amends the Plan or Zone Map, Provide the Following information for Each Area Which was Changed (Provide a separate sheet for each area. p submitted as a single adoption action Please, Multiple sheets can be action. o x lot number include »street address' whenever possible. • alone. p Previous Plan De 'gnation:,. New Plan 'Designation r' • tJ id at �3 yA y• Previous ne o �. New kZ• One a,l :r. _ .., .v r "`61..5...�• "�../"�'1`P.w� E� �'!.' i.... .4fi r s,_'_1•.... + "n."" .. }z.! fl:#�A'�.ek:."'ikl. ".wv. °irti' ��•�7�a^ AcreLge . Involved: �< Does 'this ,Change Include a ' Goal `.Exceptxbn ?' R� •'�� •tw`�;� ��ik. a� .4 }�'r� tom' �:R ".��x�. �»",i���, revious Densi CITY OF TX ARD Washington County, Oregon NOTICE OF FINAL ORDnR - By CITY COUNCIL i, Concerning Caul Number(s): CPA 93 -0003 ZON 93 -000 Z • Name of owners various owt ray Name of Applicant: Wesod C4oration 3'. Address 3 030 SW A2oodv Avenue City Portland State OR Zip 9 2 . Address of Property: 11745 _ W Pacif is Niaa LMMUL and nbuttina pro> rtia ®___��_ Tax Nap and Lot No(s).s Portions of WCTM 131 ..36CD tax lots 402 500 E,QO,. and 1000 m . Requests A request for a Comprehensive Plan Amendment from Commercial Professional to General Commercial and a Z2nina Map Amendment from C -P (Professional Commercial) to C--G (General Commercial District) for 2.53 acres (portions of four parcels) located to the west of the Pacific Crossroads shopping center. APPLICABLE REVIEW CRITERIA: Generally: Comprehensive Plan Policy 1.1.2 Implementation Strategy 2 and Community Development Code Section 18.22.040.A; Specifically: Statewide Planning Goals 9 and 12; Comprehensive Plan Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and evidence of a change, in . the affecting the designation of the neighborhood property community of mistake in the current 4 eignations. Zone: Present, zone: C�P (Professional Commercial) zoning district allows public agency administrative services, business equipment sales and services, business support services, financial and real estate services, a variety of office uses, and limited amounts of general retail sales, personal services, and eating and drinking establishments. Proposed zone: C -G (General Commercial) zoning district allows general retail usec, a variety of other retail and service uses, eating and drinking establishments, automobile sales and repair, vehicle fuel sales, among other Permitted and conditional uses. . Action: Approval as requested Approval with conditions O . Denial Notice: to: p ewspaper, posted at City Hall, Notice: was Published in the n and mailed tow X The applicant and owner(s) owners of record within the required distance X The affected Neighborhood Planning Or 4 anizaiton Affected governmental agencies Final Decision: THE DECISION WAS SIGNED ON BECOMES EF"F'ECTIVE�ON The adopted, findings of fact, decision* and statement of conditions` can obta ;,ned from the Planning Department, Tigard City Ball, 13125 SW Ball, ,O. Box, 23397, Tigard, Oregon 97223. A review of this decision may be obtained by filing a notice of intent with the Oregon Land use Hoard of Appeals (LUYBA) according to their procedures. Q 5STIoNS Q if you have any questions, please call the Tigaret City Ret;lorder at 539 -4171. AN ORDINANCE ADOPTING XDG FINDINGS AND CONCLUSIONS TO APPROVE A !e PLAN AMENDMENT REQUESTiAD BY TEE WESTWOOD CORPORATION - (OM 93-0003/ZON 93 -0002) . WHEREAS, the applicants have requested a Caeaprehe ndive Plan map amendment from Commercial Prof e ®ion al to General Commercial an d zoning map =designation from C-P to C-G for approximately 2 .53 s ree (WCTM 151 36 py a�ions tax lots 400, 500 and 600, and 1000) ; and WHEREAS, the Planning Commiseton held' a public hearing on the rave .. t on April 19, 1993 and unanimously concurred with the Planning Divieion ° e recommendation for approval of the .resat; and =EMS, , the Tigard City Council held a public hearing on the request on May 11, 19930 to revs -w tLe applicants° statement and traffic study, the staff report, taff and Commie = reconmtendatione and to receive public testimony; THE ion , ®dt CITY' OF Timmer ORDAINS AS FOLLOWS: SECTION _ 2's The proposal is ccneietent with all relevant criteria bared upon the facts, findings, and conclusions noted in the attached staff report, (Exhibit 0), the minutes of the Planning Commiaeionie April 19, 1993 meeting (Exhibit D) , and the aapplicante ° narrative (Exhibit E) , the applicants' traffic study .(Exhibit F) a The City Council concure with tale Planning t:aebeion and staff recommendations, and approve:: the z meet to amend the Ccaspreltensive P1 ann Land Nee Hap (ass shown on attt shed Exhibit A) with. the subject parcels designated with the General Commercial Plan designation, as well as t 3 to the zoning zap (attached approving requested eh designated with the C-G zoning Exhibit B) with the eubject arcgl�s the east district._ SECTION 3s This ordinance shall be effective 30 daye after its passage by the Council, approval by the Mayor, and ,posting by the City RecOrder. By �► }71 4 4.A, �, vote of a~+, .1 Council ,y X11 • =re present after being _ w''er and title oni.� , this — dty of 9' y Y �►ein red b n y' 1993. APPROVED Ca eriaae ' motley, City ReCorder Thie day of 1993. G ttia e, Mayor City Attorney ja /ordcpa93o3 STEVE FARRl. Exi4/6/7. oivip.'---PLAA1LRAJP $ ogee L,1 comMeRciAt. LEGIBILITY `STRIP Z4fh PROposAL DESCRIPTION Frvm NO c 1, 93 0003/20N 93 -0002 *ILE 'TL x Heetwood APPLICANT: Wess twood Corporation Gerry Foy 3030 SW Moody Avenue Portland, OR 97201 AGENT: litittleson & Anaaoc. Howard Stein 512 SW. Broadway Portland, OR 97205 OWNERS: Roger Paul Sorg 8121 SW Taylors Ferry Rd. Portland, OR 97223 Otto Sorg 8000 SW a St Tigard, OR 97223 Alex & Lotti Finke 8060 SW Pfaff le St. Tigard, OR 97223 Chevron USA 575 Market Street #1034 San Francisco, CA 94105 UESTa A request for a Coax,�ara hensgi�e �.an mendment from Commercial Professional to General C,ommercial and a 194ac ,,, l a> a fnsiendl�ent from C-P (Prof = aeiona1 Commercial.) to 0-0 ti3oneral Commercial District) for 2.53 acres (portions of four parcels) located to the west of the Pacific Crossroads chopping center. 0 APPLICABLE REVIEW CRTERIA: Generally: Comprehensive Plan Policy 1.1.2 ls I nit y Development �d ®S ction 18.22.040.A; Specifically: Statewide Planning Goals 9 and 12; Comprahensive Plan Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and, cmtdence`of a change in the neighborhood or community affecting the designation of the property or evidence of a mietalre in the current designations LOCATION: 11745 SW Pacific Highway and abutting properties (portions of WCTM 151 36CD, tax lots 402, 500, 600, 1000) PRESENT ZONE: C-P (Profceaional Commercial) coning district allows puba.ic agency administrative services, business equipment 18aalea and cervices, buaineessa support services, financial and real esataate services, a variety of office 1L1saea , and drinking esat�bll.e�amos general PROPOSED ZONE: lrs�ernal ss�ervioes3, and eating and amounts of eneral retail g NE: C-G (General Commercial) zoning district general allows variety retail mice 1,10881# eating and drinking establishments, shments, auomoble slea and repair, vehicle fuel ealee, among other permitted and conditional uses. NPO NO: 8 NPO CHAIRPERSON: Cathy Chase PHONE R: 620 - 4790 Igt CHECK ALL WBICrR .APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF • r' 1993. a PLANNING COMMISSION DATE OF HEARING: 4 93 HEARINGS OFFICER DATE OF HEARING: CITY CouNCIL DATE OF HEARING:" REQUEST FOR COMMENTS ENTS AND ATTACHMENTS: VICINITY HAP ` NARRATIVE SITE PLAN TINE .7:30 oars., TIRE:. TIME: LANDSCAPING PLAN ._.: ARCHITECTURAL FLAN .., E OTHER: _ r :, fj c .Stud Offer ,_639 41" 1 STAFF COIYTAcT: PROPOSAL DESORPTION, FILE NO: C P4 93-- 000 /z0A) 4 FILE TITLE: h%s r",%o.► APPLICANT: ,`//STwoo® caw aRrns gout? F 3y) X 30 SW ®y /emlg- Bt's® A. Astoc.41:.thatot S' 572 eta 'deva 4 �c REQUEST: a W dainsataagd,/ anti, e-p (P ei„...,:4Lt D1.444 eW 6elmoute t;44* 14,14A- ICA,La144V1. 10 Me Itlea bOA't 5011, d AGENT CRITERIA: 6/OYrr✓� �YQd1Y9M/ APPLICABLE. REVIEW � � � ,, .. toy, t d; jitvide ei,„,et eenspedittatot .2) a /4 6,9, /4.4.14.4x Airdsiat, LOCATION: tf. 1144• 124e. bete_ ... 241"14.. eaMetra4 /r i� s ZONE: NPO Nay. NPO CHAIRPERSON: PHONE NUMBER 620471-0 CHECK STAFF DECISION YCONNENTS. DUE 'BAOK TO :STAFF ON 1993. PLANNING COMMISSION DATE OF HEARING: °' TIME :. „ •` a HEARINGS OFFICER DATE OF HEARING: TIME: CITY COUNCIL DATE OF HEARING: TIME: REQUEST FOR COMMENTS AND AT AC NTS: VICINITY MAP LANDSCAPING PLAN a LECT SITE PLAN OTHER Tai I CITY OF TIGARD, OREGON e;1 CITY OF TIGARD, 13125 SW Hall, PO Box 23397. Tigard, Oregon 97223 - (503).639 -417. ski6e, kkyriry. itistotAb Srx-m) Kirr z. s 4 ,4o c. 1 GENERAL INFORMATION ROPERTY ADDRESS /LOCATION 01174 TAX MAP AND TAX LOT NO._ CL oth SITE SIZE PROPERTY OWWZR /DEED HOLDER* ADDRESS \ CITY O APPLICANT* ADDRESS O 30 ,S CITY 131(2.-Irtittii. 0 510 a 110" iacis �•. w2r L'U� .A c3� �zw, PHONE' ZIP .. ... i4 r, P FOR STAFF USE ONLY MS el 0 PHONE r.92`co ZIP F® *When the owner and the applicant are different people,,the applicant must -be the-purchaser of record or a leasee in possession _ *ith written authorization from the owner' or an agent , of the o with ur t this owner -with ,��__ten authorization. The owner(s) must sign application space provided on Page two or submit a written authorization with this application. PROPOSAL SUMMARY The owners orecord of the subject property request a Comprehensive Pla Aaendaen Ci k applicable) fromeoriN14 to amititre.04. and a Zone Change from ''-'' to ►;,,..:. "� ,111 '.ti6i 0737P 23P • T • OWE N. 0 ' f3-000 ; >A) '93 °oro4 OTHER CASE NO'S: RECEIPT NO. APPLICATION ACCEPTER BY; DATE° -"B7° Application elegy_: ;eta submitted i ‘,14, Application form (1) a '(i) Owner's signature /written • tithori7ation C) Applicant's statement fa CreP Filing v' CD) Fi ng fee C� Additional information for Compre- sive Plan Map Amendments /Zone Changes (E) ir'°'�^ (GG ) >.: 1 , r tot H) Title transfer instrument: (1) + d1 DATE DETERMINED TO HE MEWL ..: FINAL DECISION DEADLINE: COMP. PLAN /ZONE D "GNAT N.P.O. Number Planning Commission kpproval Date: • ray% 't City' CouncilMApproval Bate: r wik List any variance, conditional uses; or :3ther .:sand'' use actions to be considered as part of this application: af of E!.. ▪ Applicants: To have a complete application you will need `to submit attachments ,;4, (described in the attached information sheet at the time you submit this application. • d - L THE APPLICANIT(S) SHALL CERTIIFY THAT: o, The above, rte nest does not violate .L deed • restrictions- that may be '- attached to o� r imposed up on the sub ect property. If ' the Npplication is granted, the applicant will, exercise the rights granted in accordance 'with the terms find subject to all the conditions and limitations tions of the approval. , '' ..r ',;, : .� M fix ` • All of the above statements and the statements in the plot plan, at tachaRents: and exhibits transmitted hererith, are true;k and the applicaftsi Iao acknowledge that any permit issued, based on this application, m►ay be revoked if it Is found that any such• statementd are false. • The applicant has read the , entire 'contentae ot, the application inclgding the Policies and' criteria and ' Understands' ` the'' req 'N ` f , p s ui�rements� for approviAn cr denying the application. DATED this ay. of S,jEGNATJRES ` of each owner (eg. husband and wife) of the subject property. Sgt IQ 0 t,J 2 A 4 1-cry . P Li C41.4 0 PORA ION Deuetoaers 8C+ontractors 3030 S.W, Moody Avenue Portland, OR 97201 -4897 5031222 -2000 FAX 273-0220 GERALD M, FOY Mahager of Development Pttlarid /Seattle (KSL: pm/0737']P) ly r1 � . w '.; v r :/ 1 et 2 ez 'e6 y [ t a! •iY.. -L -L..0 i ea ...u. NL.MC.wNa '' ..rwwu«a x.u. _ el ■a. Art R � , -630 IF THE AT'ACtiED IS BEING S , �3i�I' � �� � � a �'A� YOU HAVE .ANY . PLEASE CALL THE SEND . PA PROBLEMS RECEI�,�V� T�'a, ° �. � ACHED,. P!h LATELY. 1AS FAX: (503) 273 -0217 or (503) 273 -022 ► CONFIDENTIALITY NOME The information contained in this facs: i is intended only for or entity named above. If the reader of this , H r that . this unite transmission is confidential and y r the use of ehe. zndnvidu�al y� �, _ .. ts�age is . recipient, you are hereby r.�refied tJ�at ,any stn not the intended � strictly disclosure, If you havece gyred this facsimile of any action in reliance *. reading, copying,' ., l n taIICe, on the Contents of COn1�fj11�nCt�tlO • $ nerrory please immediately eot,fy us at (503).222 2000 and arrange for return of the original facsimile. P Y imile t [i'afl5 ®dSSIOII F ADDITIONAL COMMENTS: J& 1a Wt. it 29 :� 12:59 FAX 9 273 0217 apow :ow ail�Or1►- '� '� - \ \ _ .i0 s v , r r i f r...' J ,/ J' ..„ .,..... ... e „::„ ...„1 ":„........ r w ...I'll. ,, f! / + 03 TOTAL' fMO` (JNT �. ...[y..H� February 17, 1993 crr OF TIGAitip _ Coirmiunity Development Der)artment 13125 SW Hall Blvd. Tigard, Oregon 97223 Reference: , Zone Change Application' Gentlemen: Developers & Coritractois , 3030 SNA,/. MoodYAvenue, 8ulte. 200 Portlanci3OR 97201-4807 503/222 - 2000 Fax 503/273-0220' With regard to the above referenced zone change :application, we 1, following for your review: ' 11 Zone, Change Application Form and Fee Title Information Authorization Letters from Owne4 Applicant's statement (40 copies) 'Please' let me know if you need any further information. Thank you for your consideration. ave enclosed the Very truly yours, WESTWOOD CORPORATION Developers 8c Contractors Gerald M. Foy Manager of Development GMF/mmvv Enclosure 3-- 5so er Development Review Planner Community Development Department CITY OF UGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 Reference: one Change Dear Mr. Offer: This letter will serve as authorization for Westwood Corporation Developers & Contractors to file a zone change application to change the zoning from CP to CG on the southerly Tax Lot 600 (the rear o g PP S + / -150 tee portion of the property we own and which is known as feet furthest from S.W. Pfaffle), located between Pacific Highway and S.W. Pfaffle Street, and as generally illustrated on the attached plat map. 3030 S.W. Moody Avenue, Suite200 Portland,' OR 97201 -4897 503/222 -2000 Fax 503/273 0220 • 1 41 98 r'J 'RE.-EN, T 1 COR.OLC \I =w 1 INITIAL PJ;..r it �1 F 4IE HOLY 4C9ES/ Q _J� 4 CUR. ...H PFAFc.E r'- - T yr co R P 44 u V E A i o9•426 E a4 2.72 TO •N'W COR.'. :4 9C l -FFL! '2 9 d S 1 0 5 O5 50 3'O .33 600 54 44. WASHINGTON CO *UR`E 4 4c. 4'0337- 100 I3O,03- 41 AS be c no fie 0 anc. 7a boot CiActc I#3OQ LTAc. 1900 a 32 Ar . £49-0 7 -E 24-, 2.68.42 r. 3030 SW; Moody Avenue, Suite 200 OR 97201 "4897 503/222-2000 Fax 503/273 -0220 Nrr. Jerry Offer Development Review Planner Community Development Department CITY QF TIC 13125 SW Hall Blvd. 'Tigard, Oregon 97223 eference; Zone Change Dear Mr. Offer; will � � Contractors ontract Developers & � on for Westwood Corporation I�eve 's,letter will serve as authorization p portion file a zone change application to change the zoning from CP to CG on that portion of the property we own and which.is� known as the southerly 150 to 170 feet of the property commonl y known as Tax x Lot 500 or 8040 SW Pfaffie, located between Pacific Highway and S.W. Pfaftie Street, and as generally illustrated on the attached plat map. YV rY,YV, It- 0 I? . rS L 1 t I `E_ .L INITIAL PJ ..r ti>"i ,''> 7, _ ,[Fa1£'coIY 4CgC3/1 -- ��L. I'4 C04. W4SH1 ^jG ON CO' NTY OREGON MAPI5I 36CA fr- 3.4 Z R Z rZ V .X. +'.:i R. FF t_ .29 dtS C r0 5 &5 {_ JC�O `St) 31 G-o 1 r %i ).4 ac C R 975_' 19e.70- I Z ;g s G 0 0 inn t SO h3 'Zr7` 4 _= g &9 ° "r 3 K` E00, 1 9 4 w 6I be rr' no h byYv.ly a ncu c I-001 4 -l' 1001. v 6FAir S89o. ?`2 E •3030 S.W. Moody Avenue,. Suite 200 Portland, OR 97201-4897 503/222-2000 Fax ir. Jerry Offer Development Review Planner nununity Development Department 'ITY OF TIGARD 13.125 SW Hall Blvd. Tigard, Oregon. `97223 Reference: Zone Change g Dear Mr. Offer: This otter will serve as authorization for Westwood Corporation Developers 8 Contractors to the a zone change application to change the zoning from CP to CG on that portion of the property we own and which is known as the southerly 150 to 170 feet of P P �Y the property commonly known as Tax Lot 402, located between Pacific Highway and S.W. Pfaffle Street, and as generally illustrated on the attached plat map. .141 98 PO NE -4.m1 COR.OLC \.I E I INITIAL PJnw( II ! FRIENDLY ACNE3 Q w1 1 Ve CO R._ PfAFfLE T ff w 0:'t ti ;6 v v F fl 3 4 2 . ? ? TO N,W CQR. C :+ ,,FAFFLE. .Z'9 35 = - -°� - 103.35 50 05 goo 1500 54 4c 1 4 4c c 40I 3d 4c 1.0; 176 O 0 100 `4:7Ac -- 152:;15 1 21;08 1300 I ' 0. 3.I is 1.4 0 0. i tlIS no .1ia �'lity mots fix-. 130 =03 =‘ 7 11 ' 89 °23 •K ti 1000 Q1 N *- Sr. o ° 1 ; 1001 A -1 qo "CP 1001 :j , 1 664` Ycr 1` ;a raj 130 03 47.03 S89s 2' fft 268 2 5.94 4z MIAS she ion Real Estat►, Management Compan Q1vision of Chevron U:S A: Inc, 25 Bush'Street,' San Francisco, California flail Address: P.O. Box 7137, San Francisco, CA 94120 -7137 Febxua.c ZONING CHANGE SW PACIFIC HIGHWAY OREGON Mr.. Jerry Offer Oe 0vcl ment Review Planner a ,ommunity Development Department CITY OF TIGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Mr. Offer: • actors to file a . . Contractors Developers &Co n to er tion D eve Cra . e as authorization for Westwood Corp P This change e a slims application to change the zoning from CP to CO on portion property own zone change aPP � � ~ g ;. , n that ort>lon of the between �z��'�c. and which is know as Tax Lot 1000, excluding the northerly 150 to 170 feet, located Highway and S.W. Pfaffle Street, and as generally illustrated on the attached plat map. Should you have any questions, please contact Mr. Johnny Kinder at (415) 894 -5802. Very truly yours, • CHEVRON U.S.A INC., a Pennsylvania corporation by its Chevron Real Estate Management. Company division Attachments' cc: J.W. Kinder in, a K. Plarhnatm Leal Estate Representative 1' .4 fV% SE /4 iW I /4 SE i I 0b .I t1YL, Iii 38 TO Ftf, {Hi C014. DLC z t WASMlN CO- 'tGT0N C'-NTY O EGO•t ' ::� i intIT'AL PJ...i tl -���1f 1ECUR SE_E MAPIa1 36t-A F v1E 4D.11 Ac rS/ I� `'' 1 J. un z -} -- 3.-4-443t17- 40i 3 4 A r ' ;•,r) 2.00 a 44- 37Ac 3i2 ; T7 Y.it t.'vR . FFtE� tO- 33 15'�Q °31) J3 600 a t 54 4r 1i1.$, a 44 S 4 '00 7. 7 Q thi� be rret no ,lia lit _ by ?Los ten_ cc 1001 A -i 2: 1001 55 Ale 2 =6i8 42 Sti 6 dItIlS A1111E1031 4- J PROPERTY PROFILE PREPARED BY Cl lc;i�iae TITLE INSURANCE COMPANY Prepared for JERRY FOY WESTWOOD CORP 30.30 SW MOODY AVENUE #200 PORTLAND, OR SEE Re: WASHINGTON Washington Square. Early Bird. i .:. MULTNOMAH Portland ::: i i . Early Bird. . i i A'f: AAcHED` 2/16/93 Date Prepared ENCLOSED PLEASE FIND THE FOLLOWING CUSTOMER SERVICE INFORMATION: TAX PRINTOUT The information on the attached printout i;k limited to records provided by The Assessmnrltt & Taxation Depts. of Multnomah, Clackamas & Washington Counties. p MAP Cl LAST 'SALE OF RECORD 0 OTHER COUNTY • 6844404 1 ,, ...:: 620 - 681.1; COUNTY ._. 225.1005 .: 243-1100 Chic� ®'rit1e CLACKAMAS COUNTY Milwaukie.:.. i . :.... 653 -7300 Early Bird— ..:. —653-7330 OUNT CLARK COUNTY Vancouver i .::: i :. , i 696-0551 from Portland: —.„ .28 3-3390 i been furnished without charge, in conformance i `!with Ath m Blanes that approved ^'`/ he rov by the This title information has � z ry The insurance use onl bnne�l�� Commissioner, a Division cautions Ent State of Oregon Insurance Cbmm� ng intermediaries will rrut` 'be designed � , eds, indiscriminate is �sat�A i ned to bens y e ua�r�atediscontinrued: No liability aed f add services i fit the y for ah � errors in 'this r permitted. Said stock No. ofpS -0140 1C`11i -00) M �. owe* CAGO TITLE INSURANCE COMP 10001 SE SUNNYSIDE ROAD` 4915 SW E 503 653 -7300 OR FAX (503) 653-7833 Ph :,aNl� � ) � � ETRO:S CAN PROPERTY PROF IL Washington County * * * * * * * * ** *err * ** * * * ** ** * = ==== = =. ===suss == OWNERSHIP 'INFORMATION Ref Parcel #:1513 6CD 62 ti ©�--.= r Parcel No. :R0284169 1'RSQ :0lS- 01W -36 -SW SE Owner SORG ROGER PAUL CoOwner Site Address: *NO SITE ADDRESS* Mail Addresss:8121 SW TAYLORS FERRY RD PORTLAND OR 97223 Telephone * SALES AND LOAN INFORMATION * * Loan Amount: * Lender • Loan Type Transferred: Document # Sale Price :,707e, Deed Type ti. * ASSESSMENT AND TAX INFORMATION * Land :$55,340 Structure Other • Total :$55,340 Eltempt Amount: Exempt Type % Improved : Levy Code :02381 92 -93 Taxes :$1,285.69 . PROPERTY DESCRIPTION Map Grid: Census :Tract Block NbrhdCd :ZPHY Land Use: ,2 002 VACANT, COMMERCIAL Legal :.57AC PROPERTY CHARACTERISTICS * Bedrooms hot Acres Year Built * Bathrooms : Lot S Pt EfftearBlt • x eat Me :hod. BsinFi1 SF ''Floor Coffer: * Pool BsmUnfinSF: Foundation t Appliance Bldg SgF't Root Shape t Dishwasher Porch SgFt Rood'; 1[atl" Hood Fan : Attic SgFt' Inerio R .At; Deck : Deck StFt : Pa'lxi.nq Matl * Gara a T' e: Ext ,Fiiisht g YP Gara e: SF t Cnst Type Q *****************************************01i*********' � .. � * *'��*�he ***�llr. **fir * * *;* The Infork'a ta.on Provided Ss D. .e��►ed R+�liabler , 'But Is Pict Ouarante�c`a�: *, * *. * * Ni ay 7'%°,a „E PRESENT co'i sriieroti n hereina f ter ,taped) Fdaea hereby grunt, bar$arn, r; traaitor call d grtatitee, and tin' rantebe's • iteir4 sluecessots an re sigri$';ntl O%''� iat , er aaip, 'tea) prc petty: With t nemente, Ptetend;fae'tsents and "appurtetrri.1reg thereunto belonging or in.anywisa!`ispnertam ng, antuated in tl�t�,Coun� Bt.tihOl tOn tbta 01 Oregon,, des6ribed d's ,,follows, to -wit: e innin at the rc- entrant corner of the Gec is ar x 9 on the West line; . dsoxe' c►n4tien Land slam No 3$, Townshiip •I South R ►nge 2 4West of the '.'WiLlamette. zi ian',Washin ton County, Oregon; thence Northerly NOrtherly,along the Meat line,,of saiaf tion:;Lan«lClaire 41778 feet; thence South .89° 48' gait 1333.85` feet' to the tare^ point r'af; beginning; thence cent'enu4 rig South- ;'89° '48! East '.130.03 felt to ii e y ortheast corner of the C. H. Pfaffle p P tty; thence South 00 22' East a'long,.tPe• +e t+ rly line of said Pfaffle prorer.ty ;381.87, feet ,to an iron .pipe ;' thence Nbcth 9�' $ West '`130.03 feet to an iron pipe; 'ther►ire Not , 00 '22° Weit 380.91 ' feet to true 'point of beginning. + . E tCEPX]VG ItaREFROl(a s yrip along the Northerly eide;' within he , ortlonrthereof conveyed to Norman Otto Sergi son' of Otto Sorg, APT the ,portion �, XCEPT by (*corded in. Book 406 'page 348 of the Deed Records of 'Washington County, Sttate Of Otegon, described as follows: eginrting at the re-entrant corner on the West line of the Geo. Richardson ration ,Land Claim No. 38, To+ nship 1 South' Range 2'West of the Wellamette l+acidian, Washington County, C7reganz thence Northerly alone the West line of said nation ,Land Claim 417.78 feet; thence South 89,° 4$i East ` 1341.88 feet along the :o canal North line of the C. H:., Pfaffle property to the point of beginning of �cira' d+escription, ;. thence continuing South 89e 48° East 100 feet to a point; thence outh 0° 22' East 175 feet to an iron red; thence North 89° 48' West 100 feet to ant :£:sen rod; thenefe North 0° 22' West 175 feet to the point of beginning of' this drrScrlption, EXCEPTING HOXJEVEI`1 that portion of land lyina within the 1ie►its''of the eight. oe -way of sail pfafi`la Rbed. AND ; EXCEPT a fuether portion thereof described as i011ow5 A strip of land ceoeew.,cine at the beginna.no point of the portion aforesaid conveyed to Norman Otto Sorg; thence North 89° ' 48' West along the original North line of the H. H. Pfaffle property 8.03 feet; thence South 00 '221 Bast along the Easterly line of the C. H. Pfaff1e property 175 feet to a point; thensae• South 69° 48' East 8.03 feet to the Southwest coener of the said portion of lend conveyed to Norman Otto Sorg; thence North G° 22' West 175 feet to, the point, of beginning., gecepting however that portion of said strip of land lying within the right -of -ways of said Pfaffle Road. p� ° 99 wJ.e.ttl.ruet.' �,n To Have end to Hold the sante unto the said wee and grenteses ► anians tower, `� TflYs tteie and wawa convidelation paid for of dollar% is the antuol Considatatfon dads of In oonstruing this deed the el jndudes tha plural as the edt Within* *iettcn's !and this . { day . r........ µ «wi...a...r.:.00 .. ...i 416 .ww »yyi+w.iiL411i.iw. ..iiN.r.R..+..:w...i.,,...y riganter, eat Me *et, Notary* Pubtie tear My set .,...•. «,. • 1 se • M d mdi. tbeear Elk "Are l4eees e , o iiiii lbj j. Mi Yglr n and Sak Deed • CAGO TITLE INSURANCE COMP 10001 SE'SUNNYSIDE ROAD 4915 SW PHONE (503) 653 -7300 OR FAX (503) 653 -7833" METROSCAN PROPERTY PROFILE Washington County ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** _--___ * OWNE RSHIP INFORMATION * * * * Ref. Parcel # :1S136CDi00 Parcel No. :R0284178 TRSQ:01S- 01W -36 -SW SE * * Owner :SORG OTTO * * CoOwner * * Site Addresm:8000 SW PFAFFLE ST TIGARD 97223 * Mail Address:8000 SW PFAFFLE ST TIGARD OR 97223 * * Telephone :503-639-1930 * * SALES AND LOAN INFORMATION * Transferred: Loan Amount: * Document # r Lender * * Sale Price : 1 G '"7 1 6 Loan Type : * Deed Type * _ * ASSESSMENT AND TAX INFORMATION * * * L &_ d :$31,010 Exempt Amount: * Structure : $ 7 5 ,6 7 0 Exempt Type : * Other % Iproved 71 * Total :$106,680 Levy Code :02381 * 92 -93 Taxes :$2,478.42 * * * PROPERTY DESCRIPTION * „_ `_�__ * Map Grid:655 F3 * Census :Tract 306.00 Block 1 * NbrhdCd SM46 * * Land Use :1014 RES, IMPROVED * Legal :SINGLE FMLY RESIDENCE -POT'L 41 * :ADDITIONAL TAX LIABILITY 1.04AC ik * :HOUSE 1* * PROPERTY CHARACTERISTICS * Bedrooms :4 Lot Acres • Bedsr Year Built :1950 * Bathrooms :2.00 Lot SqFt EffYearBlt :1950 * Heat Method ELECTRIC B Heat smFn SF Floor Cover CARPET': * Pool • nSF. Foundation :CONCRETE FTG Appliance :YES Bldg *� :YES Porch Sq Ft: :2,008 , 008 Roof Shape :HIP g SqFt . * Dishwasher °° q Roof Matl : E SHINGL * Hood Fan Attic SqFt: In l . DRYWAL L • Deck : Deck SgFt . Paving Math :ASPHALT • Garage Type :UNIMPROV Ext Finish:HORIZONTAL WD * Garage SF :399 Cnst Type :WD STUD \SHTG * * * * * * *'* ** * * *, I�** * * * * * ** *fir * * * * * * * * * * * * * *�r * * * * * *�e * ** *fie ** * * * *,* *fir * * * *�k * * *�k * * * ** *fit* The information Provided Is Deemed Reliable, But Is Not Guaranteed. * *' ) . ± t fi 't 3 �7 " "jr►au?'p Jo gr/P14 Pik- ' �! 1�►►JC'iu but t s µ ta♦• M1 'dl?N tc ts�lutx puv it '.�Tr. in..l to 1IJOT tlfi,w ►`P n# llot P, IT ul,.� rid !►�f ►#tr ' ►► puts ,� a, �lr�ll r.► i� ►rii i.i'IJ1 JIJ1 • • • k CAGO TITLE INSURANCE COMP 10001 SE SUNNYSIDE ROAD 4 515 SW, PHONE (503) 653 -7300 OR FAX 503 652 7833 METROSCAN' PROPERTY PROFILE= Washington . County ***0 *** rr * * ** * * fir * * * * * * * * * * ** �Ik *�Nt * * * ** *�It * * * * *�k * *�k * * *�It;4.y *aAr ** yyy y y 'I y * = === ... * Ref. Parcel #:18136CD 400 * * Parcel No. :R0284187 TRSQ:01S-01W -36 -SW SE * Owner : FINKE ALEX LOTTI I * CoOwner * Site Address :8060 _SW PFAFFLE ST TIGARD 97223 * * Mail Address:PO BOX 23562 PORTLAND OR 97281 * Telephone * * e == * SALES AND LOAN INFORMATION * * Transferred: Loan Amount: * * Document # Lender * * Sale Price : „ . V R , a Loan Type s * * Deed Type * * ASSESSMENT AND TAX INFORMATION` * * Land :$45,770 Exempt Amount: * Structure: Exempt T e Other a p Type % Improved : * Total $49,770 Levy Code :02381 * 92 -93 Taxes. $1,156.26 * * PROPERTY DESCRIPTION OWNERSHIP INFORMATION I 11 * Map Grid :655 F3 Census :Tract 306.00 Block 1 * * NbrhdCd :ZPHY Land Use:2002 VACANT, COMMERCIAL Legal :.54AC * e * s * PROPERTY CiARACTERISTICS BedroomS •Lot Acres Year Bu It * Bathrooms Lot -•: SgFt EffYearBlt * Hea:t Method: BemFin'SF ,. Floor CcaYer. * Pool BsmUnf i.nSF * Foundation :* :. * :Appliance. B�,dg SgFt Roof Shape •Dishwasher : Porch SgF't Roof Matl InteriorMat: * 'Hood F' g ' an s • Attic S Ft •Deck Decd S Ft : °` : g . PaYing Matl *' ••Garage Type Ext •• Finish �* Garages. SF : Cnvst Type **************** * * * * *y, * *** * * * *r * * * * * * * * * * ** * * * * * * * * *r * *rr * * * * * * * * * *: * * *' *: • The Information Provided:. .Is Deemed Re1 .abler But. is Not duranteed. +ft CAGO TITLE INSURANCE COMP 10001 `SE SUNNYSIDE ROAD 4915 SW PHONE (503) 653 -7300 OR FAX (503) 653 -7833 ( .�METROs CAN PROPERTY PROFILE= H Washington County ************************************************** * * ** * * * * * * * * * * * * * * * * * * * * * * * * ** * * * * * *, *' * OWNERSHIP INFORMATION Ref . , Parcel #` :1S136CD 600 Parcel No. :R0284196 TRSQ:01S Owner :CHEVRON U S A INC CoOwner Site Address: *NO SITE ADDRESS* Mail Address :575 MARKET ST #1834 SAN FRANCISCO Telephone O1W -36 -SW SE SALES AND LOAN INFORMATION` Transferred: Documernt # : Sale Price : 4O ^ � Deed Type Loan Amount: Lender Loan Type ASSESSMENT AND TAX INFORMATION Land $282,250 Structure: Other Total $282,250 Exempt Amount: Exempt Type % Improved Levy Code 92 -93 Taxes PROPERTY DESCRIPTION Map Grid: Census :Tract Block NbrhdCd :ZPHY Land Use :2002 VACANT,COMMERCIAL Legal :1.94AC STANDARD Bedrooms * Sahrooms * Heat Method: * Pool Appliance, * Dishwasher * Hood Fan Deck * Garage Type: * Garage SF �. i PROPERTY CHA]'CTERISTICS Lot Acres Lot SgFt BsmFin'SF BemUnf inSF : Bldg s Ft Porch sgFt Attic sgFt: Deck SgFt : Ext Finish: Cnst tFype �fk', pr****** * * * *° * * * * * * * * * * * * * * * * * * # * * * ***4 * * * * * ** * * ** era nowneelri CA 94105 :02381 $6,557.3 Year Built EffYearBit: : Floor Cover: Foundation Roof Shape Roof Mail inter iorMat : Paving Nati: The Infarnlation Prov.Ided I l .ahl.e, Su IS Nod. uarari eed Deemed Re * dialfterkti IIMIZ MD 2141016111 ACACIA XQUILTIC 111C. 1472 ithirlf likt101101412 WAD 1301 PAW WO, C 114303 CIWIT212.11 10%3411 MD MORILIS (71101t001 11.A4 214C. 575 IIMMICT MR 1434 „ . _ . thi IPIRMICUPCD. 1114105 simie Csa tibis ibli1441141 , I • __Tao*, et piniseltsay 0 prayed le iss S.' die Mei er sairsaary roMeave - ad 10 be die to uteutcd essorioariatimiallagot she socaperwitaillt is me Am tie mimed PPr. '_ r `. tract Of Isei RicMaraiso�l OMpatlo�e Lim! C1aii1 . 1i� i i t a te4 10 � Bar t �• rdor ' Wiles 34. T Ml� A_3SS T ( Oasts 1 oast ef the stilesette iu;riit *, Coley of .setalestlflast WON i , 5 Step owe pertitii SrIy /f 11/3 el lww klgtirl at the Seethweet WOW it t0a1 troll Of 9aa1® ef� b is tO 406 Ave Pete reooried Roeoghot tie 5554 1, 1004 M tos CMS, 0 Wit. Nia 'Mt Win is V* Nothuesterly r1 ie+t• -el 5.0. Paint At�►l�r se: Marl �~ � t w ei sta � � Efstr f 1 4 list, e stiate o a et" r loom Sae Pegg 355 (a V et$eio � of Mr North tf rO�E �t �� �f w � �li. lets 004 Staat )rand i et 101.0 feet tM fe+�treet oo+S' �ta� 13 !0 alt, a � ftr c mlfl, the Nest use if sod �I .t• 'U Zr+ttt�I�lrtR �'21 !4 t, ar ,tltAtl •1�0 , ' t s emits if 101.00 foot; of 30.00 tart= thane _earth aii'"1��► •20' fist, Vous -lose irt0' itsueco of 310.00 feet to the tie if S.Y. Pacific *fi ss tM i1 as wrt lee reales ttrr r thnr ► 1 _ leer! ioY Witt t � t o itftasa of 201 00 -" _foltirlis art intone if t01.01 fest to t o poles Of kellianieen iptli. •. tract A, leaf is the ltd ticostdsie 0sreettt+ Laid Clete e i 1 t�a d Is .. e a wet ens.ewrter of mattes 3,er Tooriblo I Set Rant I Vest re ti 11111 s sal Ibriatas, Comte f W hte to l a Stale, Aok; Miy sere perticslsrly cr9SN as follow : Pletsiat at the Seethisit twee' of lift tract if lend !tld *i.:*sd to Iyat& Au Share recorded 15. 05* 10 !M. ► . , Wishi tt51 Cwrtt Iowa. said /elst osier so 1k Neriftettert, ri0ht•of.wa tiw if L.rl. Pacific Ni sold pears Soon $ U East. a i starve of 134.14 fief end Meth lit. a s t staece of 252.53 feet � tw � aa� 7'i feet leek Mt Pete 115, a*I 51A Pall vrrrN and North 71.440' . �. • ' Eeet i a distant � d�' fist. 1d t13'l®' last, at distascs if 101.4 tact trSs t e rt-se tt corner as the West 9151 of isiS Merge Richsrorai ®.`.C. Died tOsoto Nb at the Nest u se of said Starr tract, North 1i 121 +'3 t i that+ ce , .00 first ti the Try foist if 1511. s t +n a ee ti al �' t .t of lased said a ft 'Ilea aei taw Vest itnt a Dr doei to Alma L. a vim l ern Drummond `recsrd i A 2$, 1551 in t ai"t. Pite: 215, ar. it e� rsce feWeS ! • 15$ is t distance of 542 5* art ts Us i`o 153, f lfortl! 1! !0 54 1hlt, • Pep � said Moses tract, said paint being .,. t11e tu. . r1r t > t c+ar+atr W ' fsf fie Stet; to ct al said !sale ri tr.of wy ride Cf. S. OQ tart to tea sweat Stroh, seetS 51'=!'57" Earst• a. distal! '' .130. al the Last 11u if said tract, S0�1th 13'W41' Lit• a aitftent® 345.54 flit to the North 1140 caner st ball 1141/111414 `4racti jeseeee Of that tract o!" 44 descriNN is deed to r V. YsrhrSA aei Noreerst C. true rrcarti r 10, 1!W 1e loot, 3. P ; tail. !earth ttne. Sad^ h'37'7$• last, a distarca uo�147111=:441::: c. ='34'Q0' East, 5 dist+tnce f feet to he �0!!'tlla�iitt Miter �s �� seta rar0lt'an tat . � . sat! forhw�►n t,� ; a o , � . f .IP. 11,33!•11► . foil rttiw , evsi toethe R}t-tMwi! t A .mil t�1y ritl�t -et �� o � 101•�l S , s distaste feat), an arrc diseac 01 1 fist thence North 13'1014' 'Will, a . e )SO'I�teailfta�of:Ot ot�ttanc�e of 11i0.OQ teat) th 1 feet to the Tree feint it i ginsieg. molte ? That aesedi1s Agrfwarant fat sell earaiient Greta ssti • L. laillar its Bret a Mrzasren Fro and MO. Azther Telbeiros Dimsember 4 2994 mid roosra no No 84 048944 Doc : 90031:86 et: 141114 o11/1c,1990 Oas sl: sue $si OO 134: Ott TO RC -ENT.♦ 1 COR.DLC 14 (Pd1YtA{, P041Y + 5.; 20 ft- PJHLIC' ROADWAY 78 TN S.W. - 74th the N CO AFFIDAVIT OF MAILING STATE. OFD REGON County of Washington City of Tigard I,, being first duly ®worn/affirm, on Oath depose and say: (Please print) That I am a 1 sl 1.. for The City of Tigard, Oregon That I served NOTICE OF PUBLiG HEAialNG FOR: That I served NOTICE c7 DECISION FOR: City of Tigard Planning Director; Tigard Planning Comadiasion Tigard Hearings Officer i.— Tigard City Council A copy (Public Hearing Notice/Notice of Deoi ) ioe of which in attached (Harked Exhibit "A") was mailed to each named at the edAreee ehoaara on the list markl�ld exhibit "B" on the day of " 1( 19'1 , attached notice NOTICE OF DECISION as here said `Doti a attached, was � ed on an appropriate bulletin board on the �,� day of , 19 ; and :c�1po in the United E tatea M�glil on the day of r , ;u 19 Y postage ,prepaid. Prepal:ed Notice Subp abed and sworn /affirm to me on the 040 111$1/440.4t/ii,,,0A aagpiYOa 41r '41+1'0.. a� y � d w. a �« ° �L "��r�t2°6 �"pbYiM4w 'd ,Ait ...A, 4400/ PUBIC C7- rF1111. -- :_.. ,or Coanmiesion Expireas rl 54 N ©TI CE OF PUBLIC HEARI N G NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON TUESDAY, May 11 1993 , AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 93- 0003/ZON 93 -0002 FILE TITLES Westwood APPLICANT: Westwood Cosiooration Gerry Foy 3030 SW Moody Avenue Portland, OR 97201 AGENT: Rittleson & Assoc. Howard Stein 512 SW Broadway Portland, OR 97205 NPO NO: 8 OWNERS: Roger Paul Sorg 8121 SW Taylors Ferry Portland, OR 97223 Otto Sorg 8000 SW Pftaffle St. Tigard, OR 97223 Alex & Lotti Finke 8060 SW Pfaffle St. Tigard, OR 97223 Chevron USA 575 Market Street #1834 San Francisco, CA 94105 REQUEST: COMPREHENSIVE PLAN AMENDMENT CPA 93 --0003 ZONING ORDINANCE AMENDMENT ZOA 93 -0002 WESTWOOD A request fora Comprehensive Pier' Amendment from Commercial Professional to General Commercial . and a ine Map_ Amendment from C-P (Professional Commercial) to C-G (General` Commercial District) for 2.53 acres (portions of four C arcels located to the west of the Pacific Crossroads shopping center: Implementation gy s ty Plan section •04 APPLIGABtat3�anl5trate�R2AsndGCommun3 .t D®vep Policy .•1.2 O.A Specifically: Statewide Planning 9 and 12; Comprehensive Plan Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and evidence of a change in the neighborhood or community affecti b 4 SDURF ADOPTED BY 8 .OF PROCEDURE SET TIGARD CITY COUNCIL AND AVAI RTH IN CHAPTER 18.30..', AT CITY BALL, OR ANYONEWIS1ING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO 'IN . WRITING PRIOR TO OR AT THE PUBLIC . HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC ' NEARING. AT till! P,Y ALIC HEARING, THE ' CXTY COUNCIL WILL , RECIEVE A ' STAFF. REPORT:' PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. 'THE CITY COUNCIL MAY CONTINUE THE PUBLIC . HEARING TO ANOTHER MEETINt3 TO OBTAIN PiDITIOT.1'AL INFORMATION, OR CLOSE THEDPUBL, IN SUPPORT R NG„ AND TAKE ACTION ON THE APPLICATION. I? A PERSON SUBMITS THE PUBLIC HBARI TO TSB APPLICATION AFTER Aril 21, 1993 , ANY `'PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING, IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY Rrn'AST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE BEL:RING. INCLUDED IN THIS' NOTICE ISA LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF TUB REQUEST BY THE CITY COUNCIL WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT TSB HEARING IT IS IMPORTANT THAT COMMENTS: RELATING TO THE, REQUEST PERTAIN SPECIFICALLY'' TO THE APPLICABLE CRITERIA LISTED. PIL ` TO SUFFICIENT FAILURE TO RAISE AN ISSUE, OR FAILURE T'RAI38 AN ISSUE WITR' SPECIFICITY SO AS TO PROVIDE THE 'CITY, APPLICANT, OR OTHER PARTIES TO THE SPECIFICITY WITH A REASONABLE OPPORTUNITY TO RESPOND, WILL PRECLUDE APPEAL ON SAID ' ISSLIE TO THE STATE LAND USE BOARD OF APPEALS (CUBA)* ALL DOCUMENTS AND APPLICABLE `CRITERIA IN THE ABOVE-NO FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTrINED FOR TED TEN PER PAGE. AT LEAST 'SEVLI N DAYS PRIOR TO THE` HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO GoST, OR. `A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. Mt FURTHER F INFORMATION7PLEASE .CONTACT THE CITY RECORDER OR STAFF PLANNER Jarr Of TIGARD C =� HALL, 13125 SW HALL BLVD., TIGARD, OREGON 97223. PIO s S.W. =NI h Dim E _ 1 , 1 IIMPgspi pp Its re. Rcw 11114 \ Ay • N. `51T \,.. 10'1 III r4$1*S40. \\,> \ 1 • Ns MI ..., 'i ce \ 1 ' \ r:J N • 1 or - r1 •\ `r i 4 i "► 35 36 M�Y 4 PARK 217 . 4 O; 4 J% • 9 18136- -02800 • .. .. . e r• e. e o p$TSR$EN, MARGARET ESTATE 8035 Safi .19$'R►F'1?'LSr ST T1GARD OR 97223 3.8136CE -06700 . S L tc DEBRA 11287 SW 81sT AVE TIGAR!) OR 97062 1S136C8 -09500 ............... TROFTGRUBRN, TROY L & 1CAR!N L 11268 SW 81ST TIGARD OR 97223 WESTWOOD CORPORATION GERRY FOY 3030 SW MOODY AVE PORTLAND OR 97:01' KiTTEL,SON & ASSOC. HOWARD STEIN 512 SW BROADWAY PORTLAND OR 97205 ROGER ,PAUL SORE' 8121 SW TAY?RS FERRY RD PORTLAND OR 97223 C '1O sORo 8000 SW PFAFFLE ST '',riARD OR 97223 ALEX & I TTI FINKE 8060 SW PFAFFLE ST TIGARD OR 97223 CHEVRON USA 575 MARKET ST #1834 SAN FRANCICSO CA 94105 coo ■O 6,4 1S136C0 -06 �` 11315 SW '81ST TIGARD ` tJR 97223 1S13608-068800'` e, e e =METH EiH W 11263 SW 81ST AVR TIGARD OR 97223 1513608 -09600 .: ... ■ .. ». ■ SANG NIL AND OR SON 11300 SW ` 81ST AVENUE TIGARD OR 97223 LINDA HARTMANN CHEVRON REAL ESTATE MGMT. CO. 225 BUSH ST SAN FRANCISCO CA 94120 -7137 CATHY CHASE 8365 SW STEVE TIGARD OR 97223 i /1 1S136GD- 0010 0 ,....s�.oa.. MCGRATH,' STNALEY R TR AND PEDERSEN, FRANCES TR ET AL Pd 80X 8$0 SHERWOOD OR 97140 18136c0-00200 •.ao .a. o. ao...�',.... ;MARY JENSINE MEYERS PIPER & MOGRATH, EDWARDS S. PO BOX 880 SI SERWIDOD OR , 97140 1S136CD -01100 ... ....... MILr.AR, ' TED L 3030 SW MOODY PORTLAND OR 97201 151 36CD -02300 e.... •e..a'.- .••.•♦ • MULFORD, BERTHA C JAMES W 12900 SW 9TH ST #131 BEAVERTON OR 97005 1S1 36CC -00100 e.e.. ... .. •. •• BARtASCH, GEORGE BY GENERAL MOTORS CORP 48;.;0 WEST MILWAUKEE AVE P 0 BOX 9026 DRTB OIT 1S1300CA -03300 .............. LOOS, HELEN A 7935 SW PFAPFLS TIGARD OR 97223 48202 1S136CA -03500 .......,e .{. PETERSEN, GERRY LOREN AND JENIX ALICE 11300 SW 79TH TIGARD OR 97223 1S136CA 05400. ... ., ._ ■HAROLD E KING TRUST, • THE PO BOX 19028. PORTLAND OR 97219 1S136CB -01900 • ..... . .. . • PFAFFELE, HELEN N 8225 SW PFAFFLE ST TIGARD OR 97223 is136CB =02100 • ...... ......'.:':.. I-" ROPMAN, JAMES M & SUSAN M' 11 TIGARD 11250 SW 82ND AVE � w Az • 1513 HYRRS, MfRY JENSINE AND MOORATH, PIPER ANN as EDWARD S PO BOX 880 SHERWOOD 'Ott 97140. 1S136C0 -01001 o....seo•...... ...•! CHEVRON USA INC- PROPERTY TAX DIVISION PO ,BOX 7611 SAN FRANCISCO 161360D- 01300 MCGRATH, ' ' ` : ET AL PO BOX S 51. •oit OR 97140 94120 p .. ... CHURCH, STANLEY AND GLADYS % GRDNBAUM, HANS 8`' 11744 SW PACIFIC HWY TIGARD OR 97223 1S136CA- 03200 .... .. •...o..• BRANCH, LUTHER 0 AND BILLEEN 11255 SW 79TH AVE TIGARD OR 97223 1S136C A- •0330A ........ a ... . LIPNOS, TIMOTHY AND ANITA 11305 SW 79TH Axis TIGARD OR 97223 1S136CA -03600 ..:..... ...... w KNIGHT, ROBERT W 11290 SW 79TH TIGARD OR 97223 6CA -1��r:::;:;;. ........r . GALLOCCI, =nu . A]LVIA 11285 SW 78TH TI! ;EIRD OR 97223 15136(8 - 02000 " ` ADAMS, Briley 3 °& ELTEABzern S TRUSTEES 66 madasirotio DR OAKLAND CA 94618 15136tH 02200 . ERICKSON, ELV'IN B .RVELtNt 11220 SW 82ND ,A E TIGARD OR 97223 STATE OF • ORECON County of Washington City of Tigard being ` first duly %affirm, on oath That I 8� rved NOTICE OF ' DECISION FOR: City of Tigard Planning Director' ....Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Bearing Novice /Notice of Exhibit "A") was mailed to each named attached lint marked exhibit "8" on the said notice LOTICE OF DECISION as he qto bulletin board on the day of Nil in the United States Mail on the postage prepaid. Decision) of which 4s attached eked !r ons at the �a��d�d�,,r,e i shown on the T',,,_, day of X" 19 33 attached, was po®ted on an appropriate 9 depoted day of _ , Prepared Notice . ART ;PUBLIC • 14y Com rission Exp NOTICE OF PURL I C HEARING' NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, April 19, 199.3, AT 7730 PM, IN THE TOWN HALL OF THE TIGARD 'CIVIC CENTER, 13125 SW HALL BLVD. TIGARD. OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: CPA 93- 0003 /ZON 93 -0002 FILE TITLE Westwood APPLICANT: Westwood Corporation Gerry Foy 3030 SW Moody Avenue Portland, OR 97201 AGENT: Kittieson & Assoc. Howard Stein 512 SW Broadway Portland, OR 97205 NPO NO: S OWNERS: Roger Paul Gorg 8121 SW Taylors Ferry Rd. Portland, uR 97223 Otto Sorg 8000 SW Pfaffle St. Tigard, OR 97223 Alex & Lotti Finke 8060 SW Pfaffle St. Tigard, OR 97223 Chevron USA 575 Market Street #1834 San Francisco, CA 94105 REQUEST: COMPREHENSIVEE LAN AMENDMENT CPA 93- 0.003 ZONING ORDINANCE AMENDMENT ZOA 93 -0002 WESTWOOD A request for a Comprehensive Plan Amendment from Professional Commercial) tonC�Gl (Gen ral Commercial Zoning . a'p Artiendment from C -P Commercial Professional (portions of four District) for 2.53 acres p parcels) located to the west of the Pacific Crossroads shopping center. APPLICABLE APPROVAL. CRITERIA: y Development Plan Policy 1.1.2 Generally Comprehensive _ , ,a40.A; • i ...i, • . Implementation Strategy 2 and Communa.t Develo meni. Code Section 18.22,040.A; Specifically: Statewide Planning Goals 9 and 12; Comprehensive Plan Policies 5.1.1, .1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2,1, and evidence of a change in the neighborhood or community the designation of the property or evidence ` affecting t of a mistake in the current designations. LOCATION: 11745 SW Pacific Highway and abutting properties (portions of WCTM 1S1 36CD, tax lots 402, 500, 600 , 1000) ZONE: C- Commercial) zoning district allows' public agency PRESENT BONE. pp" administrative bus n s e u' s business P (Professional q p and and ve services, roes �. pent sales , sines su or.t limited amounts �yof general retail wales services, personal rservices,of ndeeating and services, g retail i drinking establishments ..PROPOSED ZONE: C-G (General Commercial) zoning district automobile sales and repair uses, sales, and drinking establishments, � general establishments, : + retail and ,ales; , vehicle f also service us ws eneral retail. uses, a 'varlet of other ue�. sales, other permitted and conditional uses. THE PUBLIC BE CONDUCTED IN ACCORDANCE WITH THE RTJLES HE PU$LIC HEARING ON THIS MATTER WILL ACC THE RULE BY THE TIGARD CITY COUNCIL AND AVAILABLE ADEVELOPMENT CODE ALL,. OR RULES JT RULES OF PROCEDURE THE COMMUNITY BLE AT CITY HALL, R B S OF PROCEDURE SET FORTH IN CHAPTER 18.30. , -J ANYONE WISHING TO PRE WRITTEN TESTIMONY ON THIS PRO D ACTION MAY DO SO IN WRITING PRIOR TO OR AT HE PUBLIC HEARING. ORAL TESTIM MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECIEVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN .TESTIMONY.., THE PLANNING COMMISSION' MAY CONTINUE THE PUBLIC HEARING' TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION,IOR;CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER March 30 1993 ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM'` THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE 'BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATITJGTO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON SOME POINT PRIOR TO THE CLOSE IDE SUFFICIENT SPECIFICITY TO ON OR BY LETTER AT '" OF THE HEARING ON THE REQUEST PPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE. ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL 13E AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER AT 639 -4171, TIGARD CITY HALL, PLEASE SWCHALLEV BLVD. , OR CONTACT YOUR NEIGHBORHOOD PLANNING ORGANIZATION (FPO) # ... � CHAIRPERSON: C thv asp .rri 'i J s r wit sow i ima NEN low ar r 41I4k PHONE NUMBER ENE AM PFAFFLE as 620- 4790.. ST. .LA'...\. 1` 1 1 1 1 OLD ft. ROADWAY 0 35 3( PANS 4 0 18136CD -00100 MCGRATH,a,STNALE! R TR AND FBDBN, PRANCES TR ET AL PO Box 8B0 S88RWmOD OR 97140 18136CDd00�2�00 • .... • MARY JENSINE MEYERS PIPER & MCGRATH, , EDWARDS S. PO BOX 8SU SHERWOOD OR 97140 1813a r -01100 ... ,.. .. «:'.... ••. DILL ilk, TED L 3030 SSW MOODY PORTLAND OR 97201 1S136CD -02300 ................. MULFORD, BERTHA C JAMES W 12900 SW 9TH ST' #131 BEAVERTON OR 97005 181360D7-0 0 MARY JENSIUE AND MCGRATH, PIPER AN. & EDWARD S PO 80X 880' SBSRWOOD OR 91140 18136CD -01001 ...............:. CHEVRON USA INC PROPERTY TAX DIVISION PO BOX 7611 SAN FRANCISCO CA 94120 1S136CD701300 .... ... ...... � ... , . MCGRATH, S Cr AL PO BOX 0 1.1 D OR 97140 • .. 15136C0 -04100 •..........:... CHURCH, STA 1LEY AND GLADYS % GRUNBAUM, HANS 8 11744 SW PACIFIC HWY TIGARD OR 97223 1S136CA 03200 .....•s.. BRANCH, LUTHER 0 AND EI...L* EEN 11255 SW 79TH AVE TIGARD OR 97223 s136CC -00100 ......... i • • .. • . ■ BARASCH, GEORGE BY GENERAL MOTORS CORP 485 WEST MILWAUKEE AVE P 0 BOX 9026 DETROIT ,NI 1S136CA -03300 ................ LOOS, HELEN A 7935 81f PFAFFIX TIGARD OR 97223 48202 15136CA -03500 .... .....� PETERSEN, GERRY LOREN AND JRNII AL /CE 11300 SW 79TH TIGARD OR 97223 1S136CA05400. .................... HAROLD R ICING TRUST, THE PO BOX 19028 PORTLAND OR 97219 1S136CB-01900 ........ PFAFFLE, 111316NN N 8225 SW PFAF LE ST TIGARD OR 97223 RORMAN, JAMES 11250 SW B2ND TIGARD OR e i -a .. • i e i • .. • . 4 .... • M &SUSAN M: AVE 97223 1 t 18136CA -03301 ..i ..b LIPROS, TIMOTHY AND ANITA 11305 SW 79TH AVE TIGARD' OR 97223 1S136CA -03600 •• • •o •. a ...... .. •... KNIGHT, ROBERT W 11290 SW 79TH TIGARD OR 97223 1S136CA-05401 ....i......:..... GALLUCCI, NAOMI`, ALVIA 11285 sW 78TH TIGARD OR 97223 1S136C8 -02000 e`. w.a.......•.o�..i••e AD AMS, BILLY J & ELISABETH S TRUSTEES 66 BEACBWOOD DR' mum 94618 1s136C3- -02200 ..s..•a..•'a me..i.... ir BRICKSOI[, ELVIN E EVEL`E`N 11220 SW 82ND AVE TIGkRD OR 97223 1813608 - ©8004 •Y. •.. YY • PBTERSEN, NARSARET ESTATE 8035 SW PFAI FLL ST TG' OR 97223 1S136CBmOf7O0 ...••o. ..v es•• annum, DOUGLAS L & DEBRA IC 11287 'SW 81ST AVE TIGARD OR I` 97062 1813GcB. -09500 •••••••• • •• • ••n'• TTPOFTGRUSRN, TROY L & ; XMIYN L 11268 SW 81ST TX(ARD OR 97223 WESTM D CORPORATION' GERRY FOY 3030 SW MOODY AVE PORTLAND OR 97201 RITTELSON & ASSOC. HOWARD STEIN 512 SW BROADWAY PORTLAND OR 97205 ROGER PAUL SORG 8121 SW TAYLORS FERRY RD PORTLAND OR 97223 Or.rM SORG 8000 SW PFAFFLE ST TIGARD OR 97223 ALEX & `LOTTI FINKE 8060 SW PFAFFLE ST TIGARD OR 97223 CHEVRON USA 575 MARKET ST #1834 SAN FRANCICSS CA 94105 1S13608 06� ......'- .,a WEBS, .NOS • 11315.."81ST TIGARD' OR 97223. 1S136428�06800 ..... • ..... • . ... sARKER„ =MTH W 11263 SW 81ST AVE TIG&D OR 9 223 181360E -09600 .•.•4.. woo, ' SANG KIL N1D OK SOIL 11300 sw 81ST ,AVENUE Tromm OR 97223 LINDA H IRTMANN CHEVRON REAL EST' ATE MGMT• CO. 225 BUSH ST SAN FRANCISCO CA 94120 - 713,7' CATHY. CHASE 8365 SW STEVE TIGARD OR 97223 • CO J ;1S1366D -00100 .......•..•. .....,• MCGRATH, STNALEY R TR AND PEDERSEN, FRANCES TR'ET AL P© BOX 880 SHERWOOD OR 97140 IS136CD -00200 ..•••••.......•••..•. 1S136CD -01100 .................. MILLAR, TED L 3030 SW MOODY PORTLAND OR 97201 1S136CD -02300 ................... MULFORD a BERTHA C JAMES W 12900 SW 9TH ST #131 BEAVERTON OR 97005 1S136CC-00100 . ..... BARASCH, GEORGE BY GENERAL MOTORS CORP 485 WEST MILWAUKEE AVE P 0 BOX 9026 DETROIT MI 48202 15136CA- 03300 ..................... LOOS, HELEN A 7935 SW PFAFFLE TIGARD OR 97223 1S136CA -03500 ... .. ... PETERSEN, GERRY LOREN AND JSNII ALICE 11300 SW 79TH TIGARD OR 97223 1S136CA -05400 ,...... HAROLD F KING TRUST, THE'' PO BOX 19028 PORTLAND OR 97219 1S136CB -01900 6064,0 4•04, 0,46ro PFAFFLE, HELEN N 8225 SW PFAFFLE ST TIGARD OR 97223' 1S136CB- 02100 BORMAN, JAMES 11250 SW 82ND TIGARD OR ■ ..... •:• . • . • . • .. :I. • ....:.. M & SUSAN M AVE 97223 1S136CD —(0 060410000000000 0 op 100 MYERS, `MARY JENSINE AND MCGRATH, PIPER. AWN ;& EDWARD S PO BOX 880 SHERWOOD OR 97140 1S136CD -01001 ................. ... CHEVRON USA INC PROPERTY TAX DIVISION PO BOX 7611 94120 SAN FRANCISCO CA 18136CD -0 300 ........... MCGRATH, STANLEY ET AL PO BOX 880 SHERWOOD OR 97140 1S136CD -04100 ... ....... ..•••• ARCH, STANLEY AND GLADYS % GRT'dBAUM, HANS H 117414 SW PACIFIC HWY TIGA?D OR 97223 1S136CA- 0320C........•••••••••••••• BRANCH, LUTHER 0 AND EILLEEN 11255 SW 79TH AVE TIGARD OR 97223 1S136CA -03301 .....a•......•....... LIPNOS, TIMOTHY AND ANITA 11305 SW 79TH AVE TIGARD OR 97223 1S136CA -03600 ..•..••..•.•. KNIGHT, ROBERT W 11290 SW 79TH TIGARD OR 97223 1S136CA -05401 ...,...... GALLUCCI ,y NAOMI 'ALVSA 11285 SW 78TH TIGARD OR 97223 13136CB -02000 . ■ ..s.... ..•�••..••• ADAMS,, BILLY J'& ELIZABETH S TRUSTEES 55 BEACHWOOD DR OAKLAND CA 94618 1S136CB -02200 •••.•. • • • .•• '•• ERICKSON, ELVIN E EVEYN 11220 SW 82ND AVE TIGARD OR 97223 'S136011''' 06700 .••••.•.•••••••... HAPNAN, "DOUGLAS L;,& DLBRA K 1287 ` SW ;,81ST AVE TIGARD OR :' 97062 1S136CB -09500 ... TROFTGRUBLN, TROY L & KARYN 11268 .SW. '81ST TIGARD OR; 97223 1S136CB— eo ; .. WsBB, a NORMAN A 11315 '. SW 81ST TIGARD OR : 97223: 1S136GB- 06800 .. ;.:. MANNER, KENNETR W 11263 SW 81ST AVE TIGARD OR 97223 1513608-09600 •s..•..•.•.••• n 000000 WOO, SANG KIT. AND OK )N 11300 SW 81ST AVRNUE TIGARD OR 972231 H • F• a. Ir- RE, SST X+'OR COMMENTS DATE: jebruarw ,L6, 1993 `FROM: Tigard Planning Department RE: ',COMPREHENSIVE' PLAY AMENDMENT CPA 93 -0003 ZONING ORDINANCE AMENDMENT .:ZOA :93 Ti_�O 2 WESOD (NPO #8) A request Zor a . P ai Nen dment frog Coar+ercial Professional to General Commercial and a Zonin• : - ( feesionai Commercial) to 0 -Q (General ComMe ay ' �ia�Dietr � for 2 53 acres (partione of four percale) located to the west of the Pacific Crossroads shopping center. APPLICABLE REVIEW CRITERIA: Genneerally: Comprehensive n icy 2 Implementation Strategy 2' d � y De peas Plan Section 18.22.040.A; Specifically: Statewide Planning Goals 9 and 12; Comprehensive ;Plan Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1,''8.1.3, 8.2.2` 12.2.1, and evidence of a change in 'the neighborhood or community affecting the designation of the proparfyy or evidence of a mistake in the current designations. LOCATION: 11745 SW Pacific Higlo :way and abutting properties (portions of 'WCTM 1Si 36CD, ,talc lots 402, 500, 600, 1000) PRESENT ZONE: C -P (Professional Commercial) zoning district allows public agency administrative services,' equipment Bales and eervi.ces, business .support„ services, financial and 'real estat services, a Variety ,of 'office, uses, and limited 'amounts of general retail sales, personal services, and eating and dr3. PROPOSED ZONE: C -G (General Commercial) zoning district allows general retail uses, a variety of other retail and service uses, eating and drinking establishments, automobile sales and repair, vehicle fuel sales ,' Im o n g other pe r itt ©d and condi t ional uses Attached is the Site Plan and applicants statement for' your review. From eupplied by departments' g and from other information available to our staff', a report and recommendation etc e® If preparod and a decision will b® r endered on; the' proposal in the near future. b f you swish to comment on this application, we need your comments by Mar; 8 1993. You may use the space provided below or attach a separate letter to return your comments. ___3 it r v ' please hone the eaffcont ac t noted below with yourconmenteand confiry ©ur cs�, geigrm as Ppning : I f Y ou eve any questions regarding this contact eTg ad annn go PO Bo x 23397, 13125 sW Ha Blvd. ,' Tigard, OR 97223. PHON$ 639-4171. STAFF CONTACT: Jerr Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: • sal p po e_have reviewed the ro and h ave no objections to it. 'Please contact ,M of our office. Please refer to the enclosed letter. Written Comments dame of Person Comenting` PhOne Number: K- ar 1. llPO NO. iJ (2 ) CITY D2PARTNENT8 Building Official/Brad R. SPECIAL NOTIFICATION LIST FOR ALL APPLICATIONS. ies City Recorder Engineering /Chris D. 8srnits Facilitator/Viola O. I CTS Fire District (Pick -up ;max) Tigard Water District ▪ 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Perry Rd. Tigard, OR 97223 • AFFECTED JURISDICTIONS Wash. Co. Land Use i Tranep., 150 N. First 'Ave. Hillsboro, OR 97124 ,Brent Curtis Nevin Martin - Mike Borreson Scott Xing Fred Eberle City of Beaverton --- Jim Hsndryx - Principal Planner PO Box 4755 Beaverton, OR 97076 City of King City City Manager 15300 SW 116th Ring City, OR 97224 City of Lake Oswego -�" City Manager 380 SW A Lake Oswego, OR 97034 State Highway Division Bob Doran PO Box 25412 Portland, OR 97225-0412 SPECIAL. AGGNCl i fOeneral Telephone Russ Wells 12460 SE ljiain St. Tigard, OP. 97223 NM Natural Can Scott Palmer 220 OR 9 209 TCI Cablsvision of Oregon Nike Hallock 3500 SW Bond 8t. Portland, OR 97201 °""r Columbia l i Cable ld(Frank Stone) oon Ct. Bsaysrtoo, OR 97005 STATE AGENCIES Parks a Recreation Board Police Field Operations School, Dist Mo. 48 (Beaverton) Joy Pahl PO Box 200 Bsaysrtoe„ OR 97075 School Dist > 233. - --- (Tigard) (Tigard) 13137 SY Pacific Hwy. Tigard, OR 97233 Unified Sewerage Agency /SW! Program "--` 155 M. First St. Hillsboro, OR 97124 Boundary Commission 320 SW Stark BOOM 530 Portland. OR 97204 MLTm - --- 2000 SW 1st ova. Portland, OR 97201 - 5398° ° (CPU's /LOA'S) ..._C�r� 1175 Court St. NE copies Balm, OR 97310 -0590 Other City of Durham ._.'°• City Manager PO Box 23483-3483 Tigard, OR 97224 City of Portland - — Planning. Director 11208115th Portland, OR 97204 come Lidvisn Bahnann 9002 ME McLoughlin. Blvd. Milwankie, OR 97222 City of Tualatin -- -PO Banc 369 Tualatin, OR 97062 + ortland C nezal Else. Brian Moose 14655 SW Old SCholle Fry. Boat/ Rttone, OR 97007' • Metro Area Coasunidations """' Jasotn; Bsvitt Tirin Oaks Technology h+4nter 1815 IV 169th Place 5 -6020 8 6aVarton OR ' 97006 -4886 US Mast Pats, Nelson 421, IV Oak 'St. Portland, OR 97204 TriAktit Transit Dsv. 401'Sa „17th hve. Portland. OR 97202 Divisioa State land, AAtonantiCi Div. (ODOT Cos■isrce Dept. - N.H. Park Fish a Wildlife .._ Den Dept. of anvirdea. goality EmbibtAtiliazEcEEE Cates. of ;Engineer* . Post Office Soroittern 'Pacific TransportatiocCap•5Y Odins MFLS Pro ent Engineer 800 N 6th Aenne,.R. 324, Union station Portland, OA '97209' Y • d June 23, 1993 Randy Woo;,,sy City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 a RECEIVED PLANNING�� JUN25199 Developers & Contractors ®, 3030 S.W. Moody Avenue; Suite 200 Portland, OR 97201 -4897 503/222 -2000 Fax 503/273-0220 Reference; Tigard Towne Square Dear Mr. Wooley: I: am enclosing copies of a letter r; ecently received from )urwood Meskel and J.N. Craig to Jerry Foy of Westwood and my letter to them in response. The concerns raised by Mr. Meskel and Mr. Craig have to do with a creek that lies behind Tigard Towne Square, runs between their two properties and eventually flows into the Tualatin River. The erosion to which Mr. Meskel and Mr. Craig refer in their letter is occurring some distance downstream from the point at which run -off from Tigard Towne Square enters the creek through a large underground pipe. That is, because there is rip rap underneath that pipe, there is no erosion occurring at that point, and thus, we do not see how Tigard Towne Square could be responsible for any erosion that might be occurring downstream. In any believe that we would have the right to take any action, on our own, in an case, we do not beli and we assume that the creek where it flows between the two properties is under the jurisdiction and . o. •ty r •gard or, some other jurisdiction. We d of either the City of Tigard + would look to the appropriate jurisdiction to determine what, if anything, needs to be done. Thank you for your consideration of the concerns expressed in these kers Very truly yours, WESTWOOD CORPORATION Developers & Contractor, John W. Liljegren Leasing Manager and Assistant General Counsel JWL/mmw t chard Eew rsdorff • June 23, 1993 Durwood Meskel 16285 SW 113th Avenue Tigard, Oregon 97224 J.N. Craig 16325 SW 113th Avenue Tigard, Oregon 97224 EI4 RECEIVED PLANNING JUN 2 5 1993 0. •P: DevdoPers &Contractors 3030 S.W. Moody r +venue, Suite 200 Portland, OR 97201 -4897 503/222 -2000 Fax 503/273 -0220 Dear Durwood and Jim: I am writing in response to your recent letter to Jerry Foy regarding the erosion in the creek between your two properties. It is our understanding that responsibility for and jurisdiction point . City g y over the creek at that Dint lies with the Cit of Tigard. That is to say, we could not on our own, without the appropriate approvals, start making changes to the creek or its banks. Thus, I am also writing to the City of Tigard about your concerns and to ask that they take a look at the issue. As you know, when we built the center we complied with city requirements relating to run- off something more has to be done at this time, we would the City something d look to off into the creek. has . � . g (or City pp p to whatever jurisdiction does of Tigard o� if the Crt is not the a ro mate- urisd�ction then t have authority over the creek) to assist in resolving the issue if these is one. We certainly want to act resP ponsibly y but I hope that you can appreciate our concerns. Very truly yours, WESTWOOD CORPORATION Developers & Contractors John W Liljegren Leasing Manager and Assistant General Counsel JW L %mmw } Durwood Meskal 162E3;J , SW -113th Ave Ti gard y' Oregon ('1712124 raid 6323; 5W 11 yth ' Ave igard', Oregon 7 24 June 21. 1993 Mrs Jer"rr'y Foy Westwood C:orpar -a'@i on. :3030 SW Moody Ave Portland, Cdregon, 97201 45 9 . We a spreci atsa c Your May 10, 199 :4 visit With Mr Li i Jegrerg and Mr or. i dyes,, we viewed the accel er•ated er c si or, caused by concen ,rat i c,n of 'aur"f ace water runoff from Ti c arr•d Town 3quar"t,� development. While 'ripr,ap Placed on both our- Properties during con twc t"ti ran of the project has been beni4iciall channel erosion and active head cutting 'moves yards of material downstreafft toward the Tual i'Li n River dun rag ac�,'M storm event. o`E't~)rc? 1 e ; V:1 r1Cq 4 you . ssuret;l t. s that you would < se us f ' � Y c "I :�� Y i a t.. about u 1. h� 1 tr.. eI:tertt to wlti.c( "t Westwood would accept, r'esponi.bi,l 'Ly for mitigation of 'Lhc damago. an 3utne 14, Mr Craig was advised that me. Eri d es ' i g is � n o longer. associated w.i. t,h the deve l opmenth .t anc� it w that i i5.5 now for sall e. An attetrtpt to c:ax. 1' Mr Li 1 ier ren was s t..in s�t..t� t�. �� .,� f i..i l We would apps ec i ate a codnrni ttment from Westwood Cuorporazati on to arrest and mitigate the damac i i c. being caused by peak flows o.p water 'from Tigard ToWil Square„ Extension," was present. Mrs. Link referred to the last Council meeting at which time po lic y discussion on capital improvement project funding was deferred until June 22, 1993. Mrs. Link advised she was frustrated with the process and asked that the policy discussion be accelerated. Mrs. Link also requested that consideration of the purchase of her property and her neighbor's property (Mrs. Rosemary Shrauger) be held prior to the policy discussion. Mayor advised that request during advised t her r� est .-could be discussed duran the Non Agenda portion of the meeting. CONSW.0 AGENDA: Motion by Councilor Schwartz, seconded by Councilor Hawley, to approve the Consent Agenda as follows: 3.1 Approve Council Minutes: April 13, 1993 3.2 Receive and File: Council Calendar 3.3 Local Contract Review Board: Authorize the City Engineer to Advertise for Bids on the 72nd/99W Intersection Project Approve Agreement Maintenance Authorizi g Washington on County to Maintain the City's'' Traffic Signals and Authorize the Mayor and City Recorder to Sign the Agreement The motion was approved by a unanimous vote of Council Present. (Mayor Edwards; Councilors Fessler, Hawley, Hunt and Schwartz voted ""Yes.0) 4 . PUBLIC HEARING COMPREHENSIVE PLAN AMENDIMIT CPA 93-0003 ZONING MAP AMENDMENT ZON 93 -0002 WESTWOOD (NPO #8) A request for a Co. 4 - Is' : from Comm ercial and a Zon ag iitap Amendment Professional to General al Commercial) to C -G (General Commercial from C P (Profession ) es (portions of four parcels) located to pP g the west for of 2.53 the acres shopping center. Pacific Crossroads sho i APPLICABLE REVIEW CRITERIA: Generally: Comprehensive Plan Policy 1.1.2 Strategy 2 and Community Develepment Code Se c tion 18.22.040.A Specifically: Statewide Planning Goals 9 and 12; C omprehensive P lan Policies 5.1.1, aZ 5.1.4, .7 ,. 1_ , 8.1.3, 8.2.2 , 12.2.1/ and evidence of a / ��•2 $o1m1, change in the neighborhood or communit affecting the g in `� ' y ... •gn the • Mistake 'n the g e or evidence of a i designation of h ATION: 11745 �3W 'Pacific Highway and current designations. .;.ortions of WCTM. 151 36CD, tax lots 402, abutting properties (portions Commercial 500, ti0 ®_ iCD00 ) PRESENT Zt�NE. C-P (Professi.o zoning district allows ubliC agency administrservices, zoning .:, at�.ve aesu support . ment sales and services/ pp business equip _ .. _ . . / l estate services a variety of rvzces financial and real se is of general retail sales, office Uses/ and limited amounts services, and eating and drinking establishments personal COUNCIi, MEETING MINUTES -- MAY 11 1993 PAGE 3 / ILI b PROPOSED ZONE: C -G (General Commercial) zoning district .. allows general retail uses, a variety of other retail and ,service uses, eating and drinking establishments, automobile sales and repair, vehicle fuel sales, agiong other permitted and conditional uses. • Public hearing was opened. • There were no declarations or challenges. • Assistant Planner Jerry offer aurae, rized the staf report. He advised i°:he Planning Commission and staff recommend aspproval as presented to the Council. councilor Fesler asked about the Fire; Department comments. Mir. Offer responded that • thOH Department,' was asking that special ,.,care be' taken with the design at the' time a' development proposal .ise' ;s��*►hmittted. • • Public testimony: • Gerald Foy, Westwood Corporation (applicant),'3030 S.W. Moody Avenue, Portland, OR°97201 outlined the application advising ,that the" zone change would give flexibility in marketing the' property. He advised' that, in his opinions eondit,ons have changed in this area so that 'a zone change was warranted. He revtewfd the status of the surrounding, properties. Mr. Foy responded to Council questions. Most of the questions from Council concerned the traffic patterns, i . e . , how would this request affect Pfaff le and 99W as well as the surrounding residential area. No addition al access will be requested for 99W; access will be shared with existing, adjoining development., Mr. Foy reviewed a conceptual; plan depicting the proposed v manner in which a ro osed de. elopment corld be landscaped and the type of buffering which oould be- done . • Ftowa r d Stein, Ki tl i Alder, Suite 0 Per lanr Associates, OR 972�D5 review e reviewed traffic anf or1aa tion. The applicant advised there would be little difference to traffic volume and pattern between the current C -P zoning and the ... re paste d C G zonzoning. The have met Wi They region Department of Tranzporta representatives represen ati ve .....es who did not challenge any of the conclusions of the traffic impact' study CITY COUNCIL 1 MEETING " . 1993 - PAGE 4 MINUTES MAY 1 � V a v Council comments: • Councilor Fessler questioned whether there would be additional traffic impacts to Pacific Highway; she reviewed the current road configuration and signalization. She also noted there would imp acts to an existing shopping center. Mayor Edwards referred to ttie comment that the change in zoning would make little to traffic generated once e property deveto nPf Pfaff le le Streetwou]d not favor additional impact because of its residential character. Counci for Hawley advised she had no objections because of adequate buffering which will be p en this and residentia], property. provided betwe • Councilor Schwartz advised that be also had no objections to the proposal and referred to the testimony advising that there would be r,o additional impacts to traffic if approved. • Public hearing was closed. . ORDINANCE NO. 93-44 AN ORDINANCE ADOPTING, FINDINGS AND CONCLUSIONS TO APPROVE A ' COMPREHENSIVE PLAN 'AMENDMENT REQUESTED BY THE WESTWOOD CORPORATION (CPA 93-0003/ZONE 93- 0002)° • by t , Motion k` Councilor Hui?.. seconded by Councilor Schwartz to adopt Ordinance Ka. 93 -14 The motion was approved by a majority' vote Of Council , 4 -0 -1. (Mayor Edwards and Councilors3awleli, Hunt and Schwartz voted "yes" Councilor Fessler abstained from voting.) PUBLIC HEARING SUPPLEMENTAL BUDGET Council will. nsider. . co adoption of ( ) (a)- 1 a proposed Supplemental Budget four 1992/93 in accordance with ORS .294.480 a• Public hearing was opened. b. Staff report was reviewed key Finance Director Lowry; the Supplemental Budget resolution will fac \i,itate Chaxnges in j �'� ry the Park ' Leery Fund and make ad ustmen�� nacessa , prom the early call of bands and the sale of refunding bonds (taking advantage of lower interest rate). c . No ubl d testimon p Y CITY COUI W]ii MEETING MINUTES Y '11, 1993 PAGE 5 a no CITY OF TIGARD OREGON AGENDA PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that ogenda item. Visitor's Agenda items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Administrator. Times noted ire estimated; it is recommended that persons interested in testifying be present by 7 :15 p.m. to sign in on the testimony sign -in sheet nd>a hems can s hoartl ! env orr af deter: x:30 p.m. STUDY SESSION (6 :30 PM) Review Annexation Status Review Joint Water Agency Status BUSINESS MEETING (7:301 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 ?. VISITOR'S AGENDA (Two Minutes or Less, Please) 3. CONSENT AGENDA: These items aro considered to be routine and may be en enacted in one motion without separate discussion. Anyone may request that an item be removed by motion for discussion and separate action. Motion to: 1., 3.1 Approve Council Minutes : April 13, 1993 3.2 Receive and File: Council Calendar 3.3 Local Contract Review Board* Aut home the C ity Engineer to Advertise for Bids on he : 72nd/99W ca 72nd 99V Intersection Project w 3.4 Approve e Ma. ntenance g reeme Agreement Authorizing Washington n o n County to Maintain the C‘ � Traffic Signals and Authorize the Mayor and City Recorder to Sign the Agreement °s a COUNCIL AGENDA MAC' 11, 1993 -- PAGE 1 r "• . PUBLIC HEARING - COMPREHENSIVE PLAN AMENDMENT CPA 93 -0003 ZONING MAP AMENDMENT ZON 93 -0002 WESTWOOD (NPO 48) A request for a ,ramprf3hensive Plan Amendment from Commercial Professional, to > General Commercial and a Zoning Ada Amendment from C -P (Professional Commercial) to C G (General Commercial District) for 2.53 acres (portions of four parcels) located to the west of the Pacific Crossroads shopping cein' r. APPLICABLE REVIEW CRITERIA: GBneraliy: Comprehensive Plan Policy 1.1.2 Implementation Strategy '2 and Community Development Code Section 18.22.040.A; Specifically: Statewide Planning Goals 9 and 12; Comprehensive Plan Policies 5.1.1, 5.1.4 7.1.2, 8. 8 1. , 2 8.1.1, 8.1.3, � 2r , 12.2.1, and evidence of a change in the ' , g community affecting , ,.. g � g nei neighborhood or comenun the designation g LOCATION: 11745 SW property � dTIVI 1 S1 3�6 designations. of the or evidence of a mistake WC TM tax lots 402, 500, 6t3io in the current g y abutting properties roes (portions of , , , Pacific Pi Highway and NE: C-P rProfes�sional Commercial) zoning district allows � ublin agency 1000) PRESENT ZONE: business equipment sales and services, business support s administrative services, busi a , pp services, financial and real estate services, a variety of office uses, and limited amounts of general retail sales, personal services, and eating and drinking establishments. PROPOSED ZONE: C -G (General Commercial) zoning district allows general retail uses, a variety of other retail . and service uses, eating and drinking establishments, automobile sales and re air, vehicle fuel sales, amon g other permitted and conditional uses a. Open Public Hearing b. Declarations or Challenges c. Staff Report: Community Development Department d. Public Testimony Proponents Opponents Rebuttal e. Staff Recommendation f. Council Questions/Comments g. Close Public Hearing h. Council Consideration: Ordinance No. 93- PUBLIC HEARING - SUPPLEMENTAL BUDGET Council will consider adoption of a proposed pp Budget 1992/93 (1) Supplemental Bud � et for 1�2 93 �n accordance with ORS 294.480 1 a a. Open Public Hearing b. Declarations or Challenges c. Staff Report: Finance Director d. Public Testimony Proponents (In Favor of Proposed Supplemental Budgegt ) O PP onr nts (O pp osed to Pro posed Su pp lemental Budget) e. Staff Recommendation if. Council ) uestions /Comments 9. Close Public Hearing h. Council Consideration: Resolution No. COUNCIL AGENDA M Y 1I , 19 9 3 - PAGE 2 CC , r u COUNCIL AGENDA CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: .. May 11 199' ISSUE AGENDA TITLE: C 3 =0DCd2 (Westwood Co o ' action DEPT HEAD 0 r®�. �e 1 CITY ADMIN OK umm SSU ITEM DATE SUBMITTED: PREVIOUS ACTION: , lannt a Commission • on %'l 19 1993 Pi:tEPmD BY T' 70,py, Cif ter P „�,ng k t'r REQUESTED B ' : - Should the City Council approve a Co II prehensive Plan Map Am,ondment from Commercial Professional to General Commercial and a zoning map redesignation, from the C--P to the C -G zoning district for approximately 2.53 acres? !' `'F ONI(MDAT mM S REC Approve the attached ordinance approving the Plan Amendment and Zone Change request and adopt the staff report as findings in support of the decision INFORM TION .61g2lA19 The Westwood Corporation, prospective purchasers of the suis j Gzt properties, and the current property owners have requested approval of a Comprehensive Commercial to the. C G z well Plan Map Amendment from Commer professional to General Comumercial. as zoning as zoning redesignation from the C P zoning district district for approximately 2.53 acres. The subject site is located on the northwest side of SW Pacific Highway, between the hopping e Pacgf �c Crossroads s center which is owned by Westwood) and Rasmussen° .s c s Che vron. The site f presently undeveloped. The Planning Commission reviewed the proposal at a public hearing on April �,9 19 3 regarding potential traffic impacthh c� comments were received re of develo men 1 on a need for additional p the site as area. w The Commission unanimously voted to commercial development in T y. p f recommending approval of 'tike g join NPO #8 and the Plannint��ement�and4traffiCrstudyendraft minutes; of the request. The •applicant's ; s g g ... �' report, q g .._. r...... re ort and a planning the request are attached. on staff �n ..Commission h uthe Planning Divas hearing, proposed ordinance for approving qu PROPOSED .:ALTERNATIVES 1,4 Approve the attached or d. zna nce .. a p g ro g requested t a . . an map e .. n. den and Zoning Map Change and a d o p ting the staff f re or t as findings in support of the decision. 2. D any the Plan Ma p Amendment and Zoning Map Change req.. uest . FISc2AL NOTES None. Aria 0 IT! OF TXGARD, ORDINANCE ORDINANCE . ADOPTING ' FINDINOB AND 'CONCLUSIONS TO APPROVA BNT ° REQUESTED BY THE WESTWOOD CO1RtP0RATIUN '(CPA.. 93 -0003/ • ON. Agatuidi I E 14►S, a :the applicants have requested a Co uprehensivei Plan .m p amendment fr cociu+ercia .. ,Profeacional to General Co mercial and ,toning map redesignation , from:; C-P Ca-G., fo>r approxima *fitly 2.53 acres (WCTI4I " 181' 36CD" portions of tax lots 400, 500 and 60 and .1000 ). , awl REAS,. the "PIannir,g Commission held,' a public hearing on the request on April 19, 1993 i� and "unanimouely ,concurred with the Planning Division's recommendation, for approval.; the request/ and WHEREAS, the Tigard City Council held a public hearing "on the request on May 13., 1993, to review the applicants' statement and traffic "'study, the staff report, staff and, commission recommendations, and to receirye public testimony= THE CITY OF TIGARD ORDAINS AS FOLLOWS: ,SECTION 1 SECTION 2': SECTION 3 PASSED: APPROVED: The proposal is consistent with all relevant criteria based upon the facts, findings, and conclusions noted in . the attached staff report, (Exhibit C) , the minutes of the Planning Comission' S. April 19, " 1993 meeting (Exhibit D), and the applicants' narrative (Exhibit E), the applicants traffic study ;(Exhibit F); The City' Council concur* with thi 'Planning" Ccxamiseion and staff reaommendatione, r and approves the r1r iqueat to amend the Comprsheniiive" Plan Land uae Map (as shown On •attached ! xhibit A) with' the 101biiect wail ae designated p rving the requested hang o the.xo ingomap (attached Exhibit B) with the enb ject parcels' deaigflated with the C-aG coning district. This Ordinance shall be y" ite'paaeage by "the FP by �efayo i�va d0pdos • gf by he City Recorder. Council, approval b the Na � r� and *tin b By vote +f' all Council member® present after being read by nucaber and title only, this 1993. Catherine Wheatley, City Recorder This day of , `1993. ►, erald R. Edwards, ' Mayor Approved as to form: City Attorney Date • ia /Ordlc pa9303 ORDINANCE No. II FAFFL oMP, PLAi0 LI 0 tse /144p ${�RDEp 4' €A I E!?E$1C 1+ r47 ENE L. Irk <.s_ EON x1j5f zatAlidG 174 iq P SI ADED 4AE.q REPEald &4ret (EA)ERRL co,"A1E/RC► , rr Q • tu HgARISG HEARING P DATE: LOCATION: . FACTS 1 AGENDA ITEM 1 ,CCMMISSICN April 19, 1993, 7 :30 P14 Tigard City Hall - 1.'own Hall 3.3125 SW Hall H.'�vd. Tigard, OR 97223 fe Qra T Xf1Q1MtiQf Comp t CPA C Comprehensive Plan Tap Amendment en CASE: REQUEST: Zoning Map Change zCR 93-0002 93 0003 3.) Plan )lap amendment from ComeerciTai Professional to General Commercial 2) Zone Change from Ccutmeircial Professional) zoning district to C-G (General Commercial) zoning district APPLICANT: Westwood Corporation Gerry Foy - contact person 3030 SW Moody Avenue Portland, OR 97201 Roger Paul Sorg 83.21 SW Taylors Ferry Road Portland, Oregon 97223 OWNERS a AGENT: Otto Sorg 8000 SW Pfaffle Street g g .Tigard, Oregon 97223.. Alex & Lott l. Finke 8060 SW Pfaffle Street Tigard, Oregon 97223 Chevron USA Met' Sawn 575 Franarket ciscoStr, e CalirfO #383 rnia 94105 Itittelson & Assoc,iatert Howard Stein contact person 512 SW Broadway Portrand, Oregon 97205 4 1'I • LOCATION: 11745 SW Pacific Highway and abutting properties. West of the Pacific Crossroads shopping center. PROPERTY DESCRIPTION: Portions of WCTM 151 36CD® Tax Lots 402, 5001 600 & 1000 SITE Approximately 2.53 acres STAFF RECOMMENDATION: Forward a recommendation to the City Council for approval of the Plan Hap amendment and rezoning requests. Proposal 1Descri.pt The applicant requests a Comprehensive Plan MaP amenndut nt from Commercial -Professional to General Commercial and a Zone Change from the C -P (Ccamercial Professional) zoning district to the C-G (General Commercial) zoning district for the approximately 2.53 acre site. The applicant has s ubmitted a statement titled r f, . uosa . o C re enzsiVe Plan Pmendnitent ang one . hn Q a. In additions the applicant has submitted a nm,almrktatiod act the Westwood Corrron cf i_CrQssroads: ;hex prepared by KitLelson & Associates. . Bark ound Inferemation The sub j ect site was within the area of the original incorporation of , the City of Tigard in 1961. The earliest available Plan and zoning maps that the Planning p _ fA, shows that the subject, site Department - e�nt h �,� this area has been planned for Commercial Professional use since at The zoning map that the Planning ® earliest Department has found indicates that the site has been zoned for C-P use since at least 1981. No development applications for tax lot 1000 or the adjacent affected parcels have been reviewed by the City. ,a;icaa 3 properties st alon SW .A�d scent to. the north and northwest Pfaffle Street, and to the west along SW Pacific Highway are also zoned Cr-P. Properties along Pfaffle . are developed �arit�, non-conforming east are zoned residential Theme g gproperties . ea . ae Nei h�or�.,n ; to g : �, properties span between Pacific i l and SW Pfaf f lie: Street. The Pacific Crossroads shopping cen ter is located to the e Motors training ;Immediately to .the, west The General g east. A chevron service station is center' is further to the west. STAPP REPORT CPA 93' 0003/ZON 93 -0002 WESTtIOOD PAGE Il% • Site Informal The total site proposed for redesignation is 2.53 acres o of most of one arcul, tax Qlot 1000, �n size and consists p . and smaller portions of three abutting parcels Exhibit an ° � illustrates • of the applicant's statement clearly illustrates the area proposed for redesignation on a Washington County Assessor °s map. The applicants statement recognizes that lot Tine adjustment applications would need to be processed to separate the area of different Plan and zoning designations subsequent to approval of the current application, if approved. The site is located on the north side of SW Pacific Highway, approximately 550 feet west of SW 78th Avenuey and west and northwest of the Pacific Crossroads shopping center. Tax lot 1000 is vacant. Tax lots 402, 500, and 600 all front on Pfaffle Street and contain single-family residences Amami, and PQ Com _meni ►APC #8, the City of Tigard Building Division and Engineering Department, Tri-Netc the Tualatin Valley Water District, and the Tualatin Valley Fire and Rescue District have reviewed the proposal and have 'issued no the proposed Plan Amendment and comments or objections �, o P ro Zone Change. The Fire District and Tri met �itave provided c ents that ma y apply p to subsequent development of the site. These comments will be forwarded to the Westwood Corporation. Notice of the proposal was also provided to the Dregox Department ®t Transportation Highway Division, ion, and the Oregon Depa rtment of Land Conservation and Develo .' ent. No a: ents have been received from those agencies No other tomments have been received. • TNDINCS AND CONCLUSIONS Staff has determined that the applicable approval erit e criteria in this ca se are Statewide Planning abs 9 s12 - Comprehensive Plan Policies licies 2.1. .lei., 5..1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2 5 and 12.2.1 (locational criteria, for the General Commercial Plan esignatior) ® and the change or mistake quasi-judicial Pl an litip Amendment criteria of both the Comprehensive Plan (Plan Policy 1.1.2) and Commani.ty De velo • ;gent Code Section18.22.040. . STMT REPORT - CPA 93 - 0003 /ZON 93 -0002 - WESTWOOD PAGE 3 • • ,.0 The Planning Division concludes that the proposal i consistent with the applicable Statewide Planning Goals based upon the following: 1. Goal #9 (Economy of the State) is satisfied because the proposed redesignation would increase the City's inventory of leasable /redevelopable general commercial land it thou h it would decrease the city's s inventory of lea able /redevelopable Commercial Professional land. No net impact on employment in the City, is , foreseeable due to the proposed redesignation. . Goal #12 (Transportation) is satisfied because the proposed redesignation would not bra anticipated to have detrimental effects upon the ProVision of a safe and convenient transportation system ,gin the area of the site. The site is Drell served by direct access to SW Pacific Highway, a state highway which is developed with six travel lanes, as well as indirect access to several other major streets. The site is located between Pacific i hwa H, g Y ° s int rs ect3.on with State highway 217 and SW Dartmouth Street/78th Avenue. The site therefore has very good access to hi g her functional order streets with substantial traffic capacity. . study The applicant has submitted a transportation set stud which assesses the potential impacts of •th . ]proposes' redesignation upon these nearby major streets as well as proposed g , the applicant's statement raa sed f�.ndin s within cant'ss�' compliance. . and theltraffic stud compare The typical uses of relative the site under existing Come ercial Professional Plan and statement and y P zoning desi .,_ ations (of flee buildings) and proposed g (. General Commercial Plan and zoning designations (retail . and restaurant uses) The studies indicate that the number of vehicle trips that would be generated by develo liRent of the site under either scenario would, be similar and would not. cause the level of service of adjacent streets or . intersections to be affected beyond P ace ted levels. Staff recommends that the Commission adopt the an t w. on _m. c d or e two ral.ont„®acl.flc rossrotads AnneA prepared Kittelson & Associates as further findings in support. of Goal, 12 compliance Staff has determined ,. , t the Proposed Plan n Hap Amen Change is consistent with pP ]icable sections ComPrehensive Plan based up o n the findings below* 1. Plan Policy 2.1.1 is satisfied because Neighborhood Planning Organization #8 and surrounding property owners STAPP REPORT CPA 93 0003 /ZON 93 0002 sT16/001) PAGE ... ent /Zone of the were given notice of public hearings related to the request and of their opportunity to comment on the proposal. Two public hearings on this request are being conducted in accordance with the requirements of the City's CommunitY Development Code. • Plan Policy 5 .1 a 1 is satisfied because the proposed redesignation would not appear to significantly affect the economic diversity of the Tigard area, positively or negatively. It is not possible to quantify wh - t future effects on employment opportunities the requested' redesignation would have. The request is for a switch between two commercial zones, only, and involves a relatively small mount of land. Therefore, development of the site would not be anticipated to have a substantial impact on job creation under either the current or proposed designations . Plan Policy 5 ®1.4 states that commercial atd industrial development shall not encroach into residential areas that have not been designated for commercial or industrial use. Although portions of the subject properties include residences oriented toward Pfaffle Street, all of these properties are already designated for commercial " development . Therefore, the prposal would not conflict with. Policy 5.1.4 since redesignation would not y llow commercial encroachment into an area designated for residential use. In addition, the applicant's statement recognizes that a landscaped buffer will be required upon redevelopment of this site between the futu:.e cercial use and the residences along Pf of f le, :hereby providing for protection of those residential uses from impacts related to commercial use. • Plan Policies 7.1.2 is satisfied because adequate public sewerage, s aae e public water supply; and f ire protection servicapacities are available to serve ' future uses of this site, either under its current an and zoning designations or if the site is redesignated and redeveloped as Lill proposed. The City of private providers Tigard would notify public and ri�ate ut�li of any subsequent development applications affecting this site. Plan Policy 8.1.1 is satisfied because the Fs redesignation would not be anticipated to substantially increase traffic beyond traffic levels expected with Plan and C-P zoning designations development under the existing Commercial s tai.ledProfessional nae Kittelson traffic study an the Goal 12 discussion. The anticipated changes in traffic characteristics related to retail usage of the site 'mould not he anticipated to have ST2WF REPORT - CPA 93d0003/z0N 9 3-0002 WES7000 • a negative 'impact on traffic safety or efficiency ®n nearby streets, espacialliy SW Pacific Highway. 6 • Plan Policy 8 1.3 would be required to be satisfied as a condition . of approval of any future development of this site. Any additional necessary" Street improvements along the site's Pacific Highway frontage would typically be required to be installed by the developer at the time of redevelopment The existing access driveway to the Pacific Crossroads shopping center is presumed to provide de adequate access for future comercial development of the subject site. The City of Tigard En g ineerin g Department g y and the Oregon State Highway Divisi on will be provided with an opportunity to review any fut ure development en t proposals for the site with regard to necessary road improvements along the site's Pacific Highway frontage as well as any possible off -site improvements. The current study y be revised the future traffic impact s�tu4� >ma need to to reflect an actual development proposal 7 . The proposed redesignation 3s consistent with Policy 8.1.t.2 because the proposed General Commercial, redesi,gnation essentially would exchange one type of commercial opportunity with another type of c rctal. opportunity, with both general use types being intensive ve land uses which may be supportive of public transit Vase. Tri -diet has been notified of the proposed redesign tion. Tri-Iviet's represent .tive did not raise any objections proposed gn sing with the ® hoed Ge�aer�l � oerc�.a] �.�does�i at3.;, although it was noted that Tri-- tet will be i ntex ested in any subsequent redevelopment proposals :for 'the Site (phone call between 1 nex of i. -met and Jerry Offer of Tigard Planning Division, 4/6/93) . As noted inn the applicant's statement, trans it service e is available Al�a g' Highway abuttin g the site. . l ccational criteria for General Commercial . . uses specified in Policy 12 ®2. 1 of the Comprehensive Plan are satisfied for the following reasons: . The subject area is not surrounded by residential a develo . ent on more than two Sides. Therefore, the site satisfies the first iocational criterion, criterion b (1). Surrounding pro '.. sties are zoned for either General C etcial. use. to the east or Commercial 'Professional use in all. other directions. b. As discussed above under Statewide Plan zing Goal #12 and Plan Policy 0. find �' 1.1 o staff does not fwd that the. proposed General Cod..: ercial =designation _.: would result in substantial increases in traffic on adjacent streets and interstections and would not STlFF REPORT - CPA 93 O003 /ZON 93 -0002 WESTWOOD PAGE 6 unduly exacerbate existing traffic congestion to unsatisfactory levels or increase traffic safety concerns . Therefore , staff concludes locational criterion 2 (a) is satisfied. This criterion requires that the redesignatiori not create additional traffic congestion or A safety problem. The site is located on SII Pacific Highway which is designated an arterial street, by the City of Tigard's Transportation Plan p. Therefore, the ro sal is consistent with locational criterion 2 which requires General Cosmercial sites to have direct access to a major collector street or arterial. Access to the site for any futur develoent p determined through the review cs!s�� r although it is li.�el. development r P �a� °� armed that the only feasible opportunity is for shared usage of the existing driveway from the Pacific Crossroads shopping center to Pacific Highway. po available on SW Pacific . Public trans rtati:�n is a Righway in front of the site, thereby satisfying locational criterion 2 (c) • e. The 2.53 acre+ .site is an adequate size to accommodate many of the uses permitted in the C ®G zoning district, thereby satisfying criterion 3(a). highly visible, from SW Pacific f . The subject site is D�gh Uighway, thereby satisfYing criterion 3 ( 1b ) . . .. . adjacent g compatibility of this site. with a uses is �o�pa i difficult to ascertain without an actual developme1,it proposal or at least the specific intended uae.� Hover, the City of Ti ard's Site Deve1o,.��� ent Review and Condi Oval. Us review processes are intended to provide an opportunity for review of a potential develo .�� eut's relationshiP with adjacent existing uses Because the site abuts only other contmercially designated property and major streets, compatibility 3 ssues re g arding future develoPment would be anticipated to be , l except with regard to traffic concerns. Therefore, staff finds s a through � � that it is reasonable to expect later develo • t, t of the site to satisfy criteria 4 (. pp quasi-judicial « amen.,Ai.ent to the Plan and In order to approve a zoning maps, the City must also find that there is evidence of a change neighborhood .... affects , . �:on bane�' the. in the nei hborixood or community �h��.+�h of fe • must find that there has knee ° . ttern inconsistenc ,City regard, to the o iginal araael a, xn�ste or Y STAFF REPORT -: CPA 93 0003/ZON 93- 000 STWOOD PAGE 1 • FR. designation on of the parcel ( Comprehens ive Plan, Volume 2 ® Policy 1.1.1, Implementation Strategy 2; Community ity Development Cade Section 18.22.040.A) The applicant's stateent asserts that there may have been a of the designation. of �.stake in the original Commercial Professional �.onal site along this site since parcels on either Pacific Highway are designated General Commercial/ and therefore this site alight have been more logically been design= ted General Commercial. Staff finds that this is not a trong argument and that no evidence has been presented of an actual mistake in designation. In addition, the applicant's statement asserts that there has been a substantial change in the market for land for suburban office developments. The statement notes that There has been no interest in this property over the past feaw years while it has been marketed. The statement notes that, by contrast, the market for developable retail land is strong. Other applicants for Comprehensive Plan Amendments and zone changes have made similar arguments with regard to changes in circumstances relative to changes in market demand. The City has previously accepted these arguments/ in sore eases, ases, and rejected the in others. In the case of the Aitken Comprehensive Plan Amendment proposal (CPA 92-- 0006) last fall, the Commission rejected similar i5' f other properties on argument due to evidence o Greenb irg Road in the mediate area of the subject s' having recently been developed with office uses. With the Anderson Plan the ► Council .�aaendmncni. (CPA 92-0002) on Bull �ounta3.n Road, the sence accepted a similar argument partially because of of newer office development in the area of that site. Staff finds the current situation to be more similar to the Anderson situation. Staff is unaware of any interest in developing offices or other erciaY Professional develo..ien anywhere near the s ect site, or elsewhere along SW Pac t Highway. There has been little interest in develo rent. . in Cemmercial Professional designated areas in recent years, except for conversion of existing istin houses to small office uses. We therefore concur w�. the applicant that a change in with c tances with regard to market demand exists sts which ma y aff ect the site I n the absence of strong reasons to maintain the - the Planning . essi.onal /C P designations, th +� Division finds that there , is enough evidence of a change Commercial Prr�+ support exists to su rtt the requested Plan «Amendment and, Zoning Map Change. C. RECOMMENDATION The Planning Division recommends that the Planning Commission forward a recommendation and Zone Change ,��?I� to the City Council. for APPS of A C ng Coma rehens�.�e Plan Amendment CPA 93-0003 . y 93 0002 'based upon the foregoing findings. STAFF REPORT CPA 93- 0003/ZON 93 -0002 - WESTWOOD PAGE 8 • rr IGARD PLANNING COL MISSION Regular Meeting Minutes - April 19, 1993 CALL TO ORDER: 'President Fyre called the meeting to order at 7:30 PM. The meetings was held in the Tigard Civic Center - Town Hall - 13125 SW Hall Boulevard. Present: President E r re, Commissioners Boone, � . ROLL', CALL: Castile, Holland, Moore, Saporta, Schweitz. Absent: Commissioner Saxton and Schwab. Staff: Senior Planner Dick Bewersdorff, Associate Planner Jerry Offer, Acting Planning Commission Secretary Diane Jelderks, Training Planning Commission Secretary Lorraine Campbell. • APPROVE MINUTES Commissioner Holland moved and Commissioner Saporta seco, + -d to approve minutes of March 22, 1993, as submitted. . . otion carried by majority of Commissioners present. C. .issioners Boov.e and Moore abstained: ` Comm,i.ssiorier Boone moved and Commis$ er Holland seconded to approve minutes of April 5, 1 5; as submitted. Motion carried by majority of Comm' loners present. Commissioner Saporta abstained. • PLANNING COMMISSI COMMUNICATIONS 1. Updat = o Community Development Code from the City of T. rd 2. ' ECAP from Tigard City Council Letter from Martha Bishop dated April 10th, 1993 4. Letter from, Martha Bishop dated. April 17th, 1993 • PUBLIC HEARING N - N MAP ' 1 �oMPR3EHH1Vl"S IvE PLAN AMENDMENT CPA 9 3 - 0 0 0 3 �Oi�`IMG. MAP STWOOU A request a.ona a taE orehefs ive Plan 93-0002 Amendment, from, to --Zoning Mao commercial Amendment from professional P General Commercial and ao C e� District) � cil � of four (General is � Commercial (professional, Comae for 2.53 acres (Portions p located to the west of the Pacific Crossroads shopping center. APPLICABLE APPROVAL CRITERIA: Generally Comprehensive Plan Polite 1.1.2. implementation Strategy 2 and Conunuznity Development Code Section 18.22.040.A; Specifically: Statewide Planning Goals 9 and 124 Comprehensive P:iln Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8 .2 , 2 , 12.2 1, and evidence of a change in th+e. neighborhood community ; affecting the designation thB . - nation of d or communit of � des�.grnations property or evidence of a mistake: in the current. PLANNING COMMISSION MIWITES - April 19, 1'93 Page ' ah w LOCATION: 1' 5 SW Paci f ie Highway and tting proper: ties (portions of WCTM 151 36CD, tax lots 402, 500, 600, 1000 ) PRES Er3T ZoNE: C -P (Professional Commercial) zoning district, allows, public agency administrative services, business equipment sales and services, business support'' services, financial and real estate services, a variety of office uses, 1 retail sales, p ersonal services, and eating and drinking and l general amounts of g establishments. REP nts. P ZONE: C -G (General Commercial) zoning district al,lapfittitnegeneral retail uses, a variety of other retail and service uses, J nd drinking eating a automobile sales and nking establishments, auto' repaiz, vehicle fuel sales, among other permitted and Conditional uses. o Jerry Offer, Associate Planner, reviewed the staff report and made staff's recommendation for approval. Re''sai5 it is notable that NPO No. 8 had no comments and the Oregon State' Highway had no comments. He said there is not much at issue with any of the criteria as zoning is changing from one commercial use to another and there is very little impact at this time. Statewide planning goals I have been met, transportation impacts are not expected to be different, plan policies are satisfied and there seems to be adequate capacity for necessary public facilities. Jerry Offer said that the applicant had met their burden of proof in that all criteria have been met and that circumstances have changed enough to warrant the zoning change. o Commissioner Schweitz asked Jerry Offer to clarify General Commercial zoning. Jerry Offer explained that General Commercial allows a variety of retail uses not allowed in Commercial Professional, as well as all of the use allowed in the Commercial Professional district. APPLICANT' S PRESENTATIO1 o Jer ry Foy, Manager of Development, We ms t w.:.o od Corporation, 3 430 SW Moody Avenue, Portland, Oregon 97201 -4897, explained that a retail center would be built on the site. He discussed how changes have taken place in the area requiring the change in zoning which is almost all zoned C -G. He said vuthile there has . r activity in the area; there been a tremendous growth ox.` retail activ y has been hardly any demand for office space development. ' Avenue, Tigard was concerned o Naomi Gallucci, 11285 SW 78th about a through street connecting to Pfaffle and also if the new development will bring about an increase in property taxes. o Helen Pfaffle, 8225 SW Pfaffle, Tigard,, wanted to know oW what will be built on the property. She expressed her concern rewarding the growth and traffic ' congestion in the area, APPLTCAN'1 "' S REBUTTAL o How ara S' stein, Associate, Kittelson. Ass aciates, � Tnc. Transportation Planning /Traffic Engineering' 610 SW . Alder,; Portland, Oregon 97y2O said that from tf ei� studies a< change; Page 2 PLANNING G COMMISSION lINL TES Ap'' ' 19, 199 r1 in the zonin ill not necessarily affect,' raf f ic' Commissioner Taol1and moved and Commissioner Boone seconded approval of the application and to forward a recommendation to the City ; Council for approval of the Plan Map amendment and rezoning ` requests. 5.2 SUBDIVISION SUB 93 -0008 PLANNED DEVELOPMENT PDR 93-0002'. PRIX CASTLE", ��.,.� vis' atandoPla.�ned Ones to the �� HILL (NPO #7) A request a roved; preliminary Subdi, ion plat evelopment Re '. ew conceptual plan for the eastern one half of what was prev ously called the Bull Mountain North development proposal (SUB' 0- 0004 /PDR 90 -0004) . The current proposal wou slights reduce the total number` of lots in this develop�+ nt from wha was previously proposed and provide for st fidard City of ' gard local streets rather than the , prevously approved st et network of narrower streets as well..a�s alleys.' No modai.l:icat ' ons are proposed to streets or ,$treet stub locations alone the perimeter of the developmenbqrom what had previously been •roposed The current propos 1 would provide for 126 lots. PPLICABLE REVIEW CRITE rA: Subdivision approval iteria: Community E,�evelopthsnt Code Section pproval c „�r 18 .160 .060 ; Planned ' eveloprnent Review/ approval standards,: Code Section 18.80.1'0; Related setiandards: Community Development Code Chapter' 18.54, 18.5'6, 18. 88 , 18 92 18.100, 18.108, 18.150, and 18. 4 as wail as Comprehensive Plan Policies 7.1.2, 7.3.1, ' 7 ..4 4, 8: >g, .1, and 8.1.3. LOCATION: South of the Walnut Stre ;.rextension.and the Cotswold , - TM 251 4B, subdivisions, west of SW 135 01,, Avenue tWC tax lot 3200) ZONE: R -12 (PD) , ands R 25 (PD) (Residential, 12 ` re and Residential., 25 `•unfits /acre; both with the units/acre p �, y Planned Development overa zone) Associate Planner Jer Offer reviewed the staff report and said that the staff report from 1990; was revised and he recommended approval. The NPO had no contents and the service providing agencies said that this was clone to the and the typ e of development they like to see He had heard s ame concerns about . the effects ec�s `N;I f the ongoing ng development 'but nothing directly related to the\design of the subdivision'. Staff recommended modifying the conditions. a General/ discussion ensued about Condition ' on: No 17 and what street's will be improved by the APPlicant. rr `, APPL ...IC` ° S PRESENTATION o ork Director of Planning; Matrix Developmt %arry York, . Corporation, 7160 S.W. Hatelfern Road,. .Suite ° 100, Tigard Oregon 97224.7771 has met with the NPO and there; is no opposition, He concurs with the staff report and the revisions, with exceptions to Condition 20. ferry Palmer, Alpha Engineering' Inc. 9600 SW Oak, #230, Portland, Oregon 97223, explained how they would like Item 20 modified. Page 3 PLANNING COMMISSION 'MINi�T'ES . ` � A�r�l 1 0 • TIGARD PLANNIN4 COMMISSION AGENDA APRIL 19, 1993 . 7:30 P.M. TIGARD CIVIC eENTER - TOWN HALL 13125 SW HALL BLVD e , TIGARD, OREGON 1 C Ielo TO ORDER 2. ROLL CALL 3 e APPROVE MINUTES 4. PLANNING COMMISSION C®MMUNICATIONS 5. PUBLICHEARING ...._�,_..�. k for a ICo r+aks�it► ORDINANCE AMENDMENT !.93- -0002 WESTWOOD A equ 20Ngk� .._. � wive Plann F�gOYAdtbent froat�. 5.1 i�I�PREI�' /Y`8�: PLC ANENI9iM$N°1° � 1�,. 93-0003 Commercial . Professional to General Commercial and a „ Ma Aeae____ dme�nX from C-P f rofesoionaal er ial) to C -G (General Commercial District) for 2.53 acres (portions of four parcels) iccated to the west of the Pacific Crossroads she M in j center. APPLICBLE APPROVAL CRITERIA: Generally: Comprehensive s cy 1.1.2 Implementation ra 2 and Cca nit Development pment Code Se *ion 18.22.040.A; Speci f icall y Statewide Planning Goals 9 and 12; Comprehensive .Plan Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and evidence of a change in the neighborhood or community affecting the designation of the property or evidence of a cs�aunit mistaise ,in the current designations. LOCATION. 11745 SW Pacific Highway and abutting properties (portions of WCTM 1S1 36CD, tax lots 402, 500, 600, 1000) PRESENT SON'S: C-P (Prcfess!ional Commercial) zoning district allows public agency services, business equipaaent saales a and services, business support services, financial and real estate y e3 is of general retail s�►er*aica~ae, a Saari. ®t of of:�ic' sales, personal services, a and ® eatin 1 aand drinking establisshments. PROPOSED EO, E: c-G (General r d ial ) zan i s district all ows nnera retail ues a var iet y of other r ®tail en d eervice ases,eatig an d drinking Mesta blisha nts, automobile wales amend r ir, v -hicle fuel sales, among other permitted and conditional uses. 5.2 SUBDIVISION Sim 93 -0008 PLANNED D PMENT PDR 93 -0002 MATUALANTRIA RILL ( pptoaa d prel imina ► Subdivision plat a and Planned Developauent Review conce ,.,. ov HILL NPO ($7) A recce ®t fore a�andms�ntae to t e a rt eastern one half of what wasn previously called the Bull Mountain ®Noseth - ) . proll would �ssllightly reduce tee tal number of lots in this devel nt from g 0004 Thee Curren sa 004 PDR what sas previously proposed and provide for staandard City of`Tigard local otreets rather than the previously approv=ed street network of narrower streets as well as a alleys. No modifications a are proposed to streets or stCeet stub lecat i ®.... n® aloe g th® pe rimeter of e d n f rom hat ha d r• evioael y bsen pro on®i . Ths curren t P ro o s 1 l provide p erfsa lotsa. APPLICABLE C : Subdivision asi • nit Develo nt Code Section 18.160..060; Planned DevelopmentiReview as rova . ction 18 80 120; Related standards: pity 1 ®ta�ndaaards s Code Se De 6 Co � p ers i8 . 54, 8. Sb r 39.88 x8.92 1F.100, 18. 08, 18150, and 18.164 as well ad Comp reheasive Plsa ?olic ies 7.1.2, 7.3.1, '7.4.4, 8.1.1, and 8.1.3. ON: South of the Walnut. Street extension and the ions, of SW 135th Avenue ( 251 48,E tex - - lot, 3200 � SANE s subd 2v PD and R 25 � )' ) ( � P� R+esidentisl, 12 unit ® %"serr aaaZacl Residential, 25 unite/aacre, both with the Planned Development overlay zone) 6. R BUSINESS mootlamista M LEGIBILITY STRIP • April 19, 1993: 7 :30 PM Tigard City Hall - Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 �ne�a�1,, Infeaat].ox CASE: Comprehensive Plan Map Amendment zoning Map Change ZON 93 -0002 REQUEST: 1) Plan map amendment rcm Professional to General Commercial emmercial 2) Zone Change from COeP (Commercial Professional) zoning district to C-G (General. Commercial) zoning district APPLICANT: Westwood Corporation Gerry Foy - contact person 3030 Sirs' Moody ,Avenue Portland, OR 97201 OWNERS: Roger Paul ,Sorg 8121 SW Taylors Ferry Road Portland, Oregon 97223 AGENT: a; Otto Sorg 8000 SW Pfa fle Street Tigard, Oregon 97223 Alex & totti Finke 8060' SW Pfaffle Street Tigard, , Oregon 97223 Chevron USA 575 Market Street #1834 San Francisco, Califon a 94105 X3.tte].s n & Associates Howard Stein -� contact'' 440 P'ortlancd, Oregon 97201.. • LOCATION: 11 SW Pacific is Pacific Crossroads � 5 S Highway and �. Properties. West of the shopping center. PROPERTY DESCRIPTION': portions of ianni 161 36CD, Tax Lots 402, 500, 600 & 1000 SITE ARC Approximately 2 ®53 acres STAFF RECOMMENDATION: Forward a recommendation to the City Council for approval of the Plan Map amendment and rezoning requests. . Emposal Descri,gtion The applicart agaaests a comprehensive Plan Map amendment from Commercial ,Professional to General Commercial and a Zone Change from the C4P (Commercial Professional) zoning district to the C -C (General Commercial) zoning district for the approximately 2.53 acre site. The applicant has M��____p . hensivv submitted a statement titled khan e . sl for a In addition, the Plan 1 ten imam sn _ _ !� appl is an t has s omitted a Tx ,po at 3 act St d the Triestwoort_gorporat.t.on Pacif l.G Crossroads Annex prepared by Kittelson & Associates. 3 ; Background Information The subject site was within the area of the original incorporation of the City of Tigard maps a in 1961 The earliest available. Plan and zoning p that the Planning Department has for this area shows that the subject site has been planned for Commercial Professional use since at /east 1981. The earliest zoning map that the Planning Department has found indicates that the site has been zoned for fir C P ale s�noe a t le a�t 1981. �vel� p r, en1 applications for tam lot 1000 or the adjacent affected parcels have been reviewed b y the City. Vicinity Information Adjacent properties to the SW north and along Ffaf fls Street , and to the st al SW Pacific �igaay are also /ton e d C -P. p lo n g ER1 Pfaffle le developed with non -conforming residential uses. Nei ghborin g P rope ro es to the east �r ® zoned C-G. These p ro erties s p an between SW Pacific and SW Pfaf f le : . cppix , Street. The � center is e P«�cl.fsc Crossroads sh located to the east:; IL Chevron Service Station is immediately to the west. The General. Motors training center is further to the west. STAPF REPOT . CPA 93m0003/ZON 93 -0002 .. VIESTWOOD PAGE 2 4t n, • Site Information The total site proposed for redesignation is 2.53 acres in size and consists of mo13t of one parcel, tr x lot 1000, and smaller portions of three abutting parcliis Exhibit ..,w.w:, of the applicant's stage een� ,` clear1 y illustrates the area proposed for redesignation on a Washington County Assessor's map. The applicant's statement recognizes that lot line adjustment applications would need to be processed to separate the areas of different Plan and zoning designations subsequent to approval of the current application, 'if aPProved. The , site is located on the north bide of SW Pacific Highway, approximately 550 feet west of SW 78th Avenue, and west and nnrthw st of the .Pacific Crossroads shopping center. Tax lot 1000 is vacant. Tax lots 402, 500, and 600 all front on Pfaf f le Street and contain single - family residences, • Aaencv and IWO Comments NPO #8, the City of Tigard Building Division and Engineering Department, Tria1tet, the Tualatin Valley Water District, and the Tualatin Valley Fire and Rescue District have reviewed the proposal and have issued no comments or objections to the proposed Plan Amendment and one Change. The Fire District and Tr -Met have provided comments that may apply to subsequent development of the site. These comments will be forwarded to the Westwood' Corporation. Notice of the proposal was also provided to the Oregon Department of Transportation Highway Division, and the Oregon Department of Land Conservation and Development. No comments have been received from those agencies. No other comments have been received. • FINDINGS AND CONCLUSIONS Staff has detetmined that the this case are Statewide Planning P �oal � 9e and royal criteria 'n pP i g d 12; Comprehensive Plan Policies 2.1.1, 5.1.1, 5.1.4, 7 01.2, 8.1.1, 8.1.3, 8.2.2 and 12.2 61 (1 z ational criteria for the General Commercial Plan designation) , and the change or mistake quasi- judicial Plan Map Amendment criteria of both the Comprehensive Plan (Plan Policy an Poll 1.1.2) and Community Development Code Sectionl8.22- 040 -A. STAFF REPORT -CPA 93- 0003'IBCN 93 -0002 - WESTNOOD PAGE 3 • The,Planning Division concludes that the proposal is consistent with the applicable Statewide Planning Goals based upon the following: 1. Goal. #9 (Economy of the State) is satisfied because the proposed redesignation would increase the City's inventory of leasable/redevelopable �'Y p general commercial land 'although ; it would decrease the city s inventowy of leasable /redevelopable Commercial Professional land. No net impact on employment in the City is foreseeable due to the proposed redesignation. Goal #12 (Transportation) is satisfied because the proposed redesignation would not be anticipated to have detrimental effects upon the provision of a safe and convenient transportation system in the area of the site. y e. The site is well served by direct access to SW Pacific Highway, a state highway which is develo ped with six travel lanes, as well as indirect access to several other major streets. The site is located between Pacific Highway's intersection with State Highway 217 and SW Dartmouth Street/78th Avenue. The site therefore has ve ry g ood access to higher er functio nil order streets with substantial traffic capacity. The applicant has submitted a transportation impact study which assesses the e � t ential impacts of .the proposed d redesignation upon th�e. near by major streets as well as proposed findings withiz the applicant's statement relative to Goal 12 compliance. The applicant's statement and the traffic study compare t yp cal uses of the site under existing Commercial Professional Plan and zoning designations . ( ?) .d proposed g (office buildings) and Commercial Plan and zoning designations (retail and restaurant es). The studies indicate that the number of veh icle trips that would i be generated by development of scenario would be the site ..under either scenery similar and would not, cause the level of service of adjacent streets or ,intersections to be affected beyond accepted levels. Staff . recommends that / the Commission p adopt the Zvi ns„portat 1- t Kittelatio Associates Crossroads . Annex prepared by as further findings in su pport of Goal 12 compliance g t proposed Plan Ma Amendment/Zone ned'�� that the. ro lica�bl of , Staff has determined e sections Change is consistent with applicable P Comprehensive Plan based upon the pfindin s ''below: $ 1. Plan Policy 2.1. icy 1 is satisfied because NeighbOr era g Organization Cr anhation #8 and Surrounding propertyM era STAFF REPORT CP.a 93 -aa`03 /AGE 93 000 J were given notice of public hearings related to the request and of their opportunity to consent on the proposal. Two public hearings on this request are being conducted in accordance with the requirements of the City's Community Development Code. 2 Plan Policy 5.1.1 is satiJfied because the proposed redesignation would not appear to a ignif icantly affect the economic diversity of the Tigard area, positively or negatively. _ It is not possible to quantify what future effects on employment opportunities the requested redesignation would have The request is for a switch . between two commercial zones, only, and involves a relatively small amount of. land. Therefore, development of the site would not be anticipated to have a substantial impact on job creation under either the current or proposed designations. 3, Pliant Policy 5.1.4 states that commercial and industrial into residential areas development shall not encroach in. that have not been designated for commercial or industrial use. Although portions of the subject properties include residences oriented toward ert�es a.nc _ properties already designated Street, all of tiese ro ,... rties are alread e for commercial development. Therefore, the proposal not conflict with Policy 5.1.4 since redesignation would not allow commercial encroachment into an area designated for residential use. In addition, the applicant's statement recognizes that a landscaped buffer will be required upon redevelopment of this site between the future commercial use and the residences along Pfaffle, thereby' providing for protection of those residential uses from impacts related to commercial use. 4. Plan Policies 7.1.2 is satisfied because adequate public sanitary sewerage;, storm drainage, public water supply, protection are available to and fire rotes P ti��n Service capacities site, either under its current Plan afuture uses nd zoning fdesisrations or if the site is Plan g �' redesignated and redeveloped as is proposed. The City of Tigard would wou5d m o t if y public and � P utility providers of any subsequent developmen pp � cations affecting this site. Plan Policy 8.1.1 1 is satisfied led because the proposed redesignation would not be anticipated to s.. ubatantialiy increase traffic beyond traffic levels 'expected with d evel oPm ent under the existing � l Professional Plan and C - � zo m g Q desi9n ationsasdetailed in the Kittelson traffic study and the Goal 12 discussion. Th e anticipated changes in traf f ie characteristics related to retail usage e of the. Site Would not be anticipated have Q tom . 003 ,93 -0002 - WEST WOOD PI GS ....STAFF REPORT 9 � 0 ZON � a ` negative impact . on traif f etc safety ox , efficiency on nearby: streets, especially SW 'Pacific. Mighway. Plan Policy 9.1.3 would be required to be satisfied as a condition of approval of any future develOp sient. of this, site. Any additional necessary street inrprovemens along the z ite' s Pacific Highway frontage , *mild typically " Pe he ime of required t�, be installed b� the developer at t t redeveopaosent. The existing access driveway to the Pacific Cross .oa►ds shopping center is press wined to prow e adequate access for ure ccmamsa<ercial development. of the eub je fut ct site . The City' of Tigard Engineering Ds���sartMent and the Oregon: 'State Highway Division will be t,y=ovided ` with an opportunity to review any future development proposals for the site jai .th regard to necessary road ,improvements the site's Pac . g y The tagcr , as along t � if is iii hwa frontage, as « _ g blab off site improveme �� in the 'future well. as an pons traf f ii' impact study may need to be r to -cef lect an e^tual development proposal . The proposed redesignation is 'consistent with, Policy 8.2.2 because the proposed General H Commercial redesi anon e gn � ssentially would easchange one ',type', of conmerciai opportunity with another type of , Commercial, Opportunity, with both general tiee types being intensive land uses which may be supportive of',‘ public transit use. o - gn Tri -Met bees been notified of ,the ro pss�d redesi anon. Tri -Met's representative did no,t raise any objections with the proposed General Co mercial redesignate • 'redevelopment � will 8l be interesste although it was noted that, Tri hay g the sssfte any subsequent p p po for th (phone call between Kim Knox Of Tri -Met and Jerry Offer of Tigard Planning Division, 4/6/93) As noted in the applicant's statement, p the site. ubli�c • transit , service is available along Pacific Highway abutting locational criteria for General Cc m ercial uses sa a y 2 1 p . T s naive Plan are ..cif ied in Policy fol.lowin ©reasons tale satisfied for g The subject area is not surrounded by residential development on more than two' sides. Therefore, the ocationai ci iterrion, crit eriatisasf iesa the first. . � 1 � �i the east new on b 1 Surrelandfn grope for either General Cosmaercial, use Co mercial Professional, . alb. other directions. use in scussed abov # .2 b. As di a u31c%r. Statewide Planning Baal n Polic. Staff , : does not find that the and Pia y 1 1, proposed Gent:Ze . C rcial redesf:gnation Would result in eubtiltantial increases in traffic on, j cent 'str� t .. mould not and a ee ,mss , anci intie�cs�sctiaas and w '�3fES D iAGg 6 i STAFF REPORT = CPA 93 9003/$d��T 93 Q4 ©2' }ys • tu unduly exacerbate existing traffic congestion to unsatisfactory levels or increase traffic safety concerns. Therefore, staff concludes that locational criterion 2 (a) is satisfied. This criterion requires that the redesignation not create additional ;traffic congestion or a safety problem. The site is located on SW Pacific Highway which is designated arterial street by the City of an aster, g rd' p. Therefore, the pi posal is a consistent with locational criterion proposal 2(b) which requires General Commercial sites to have direct access to a major collector street or arterial. Access to the site for any future development will he.. determined through the development review process, although it is likely that the only feasible opportunity is for shared usage of the existing driveway from the Pacific Crossroads shopping center to Pacific Highway. • public trans rtation is available can SW Pacific g Y Hi hwa.: in front of the site, thereby satisfying locational criterion 2 (c) . The 2.53 acre site 4-is an aderfnate size to accommodate many of the r-r .as permit1.ed in the C -G zoning district, thereby sr . rf:sfying criterion 3(a). • The nub j est site is highly visible from SW Pacific Highway, thereby satisfying criterion Compatibility of this site with adjacent uses is difficult to ascertain without an actual development proposal or at least the specific intended use. However, the Cit of Ti ard's Site Development Review and Conditional Use review Processes are intended to Provide an opportunity for review of a potential develo ent'a relationship v3ith adjacent existing uses Because the tthe r commercially designated Pro d � an major gr�ts o compatibiliy i sues regarding future development would be anticipated to be minimal except with regard to traffic concerns. Therefore a staff finds that it is reasonable to expect linter development of the site to satisfy criteria 4 (a) through (d). In order to approve a quasi-Judicial quasi - judi c ia amendment the Plan and zoning maps, the city must also sevidence of a char g e in t he neighborhood or community which affects the parcel. Alternatively, the Cit y must find that thew has been a mistake or inconaistenc with Y regard to the origxaal, sTAf°F I PORT - CpA 93 oo031ZCN � voo 9 2 w�s�� L ,t. designation of the parcel (Comprehensive Plan, Volume 2, Policy 101.1, Implementation Strategy 2; Community Development Code Section 18.22.040.A). The applicant's statement asserts that there may have been a mistake in the original Commercial Professional deteignation of the site along this site Commercial, and since parcels on either side of Pacific' Highway are designated General more C logically , been therefore this site fight have been mo ro y'" g' designated General Commercial. Staff finds that this is not a strong argument and that no evidence has been presented of an actual mistake in designation. In addition, the applicant's statement asserts that there has been a substantial change in the market for land for suburban office developments The statement notes that there has been no interest in this Property over the Past few years while it been marketed. The statement by P �e� has 'bee nt notes that, contrast, the market for developable retail land is strong. Other applicants for Comprehensive. Plan Amendments and zone changes have made similar arguments with regard to changes in circumstances relative to changes in market demand. The City has previously accepted these arguments, in some cases, and rejected them in others. In the case of the Aitken Comprehensive Plan kmendment proposal (CPA 92- 0006) last fall, the Commission rejected a similar argument due to evidence of other properties on Greenberg Road in the immediate area of the subject site having recently been developed with office uses. With the Anderson Plan on Bull Mountain Road, the Council accepted a similar argument partially because of the absence of ewer office development in the area of that site. Staff finds the currei t situation to be more similar to the Anderson situation: Staff is unaware of any interest in developing offices or other Commercial Professional, d evelo ent pm an Yw her j along gay near the subject site, or elsewhere aloe Pacific Hi There has been little interest i in we o d eat in Commercial Professional designated areas in recent ye ar s, except for conversion of existing houses to small offi ce uses. We therefore concur with the applicant that a change in g demand exists which' may circumstances with regard to market absence of strong reasons to maintain Commercial Prafess Planning. affect. the site. In the the Co�mne .p designations, the s t Tonal /C g change II�ivs�.on finds that there pispo enough evidence of a c circumstances exists to support the requested Plan Amendment and Zoning Map Change. RECOMMENDATION The Planning Division recommends that the Planning Commission forward a recommendation to the City Council for APPROVAL of Amendment CPA ,. es zO N Co�prehensive Plan Amendment PA 93 0003 and Zo9 Chang 93 -0002 based upon the foregoing findings. STAFF REPORT CPA 93- 0003 /ZON 93 -0002 -• WESTWOOD PAGE B' Tim of pROPOSEUCTIQt Must be sent' to DLCD 45 days prior to the final hcarind See OAR 660 -Y18 -020 Jurisdiction OF 77D Date Mailed 2,- Z' Date. Set 13 1 File. Number eM 11-060 3 Z-0* f3.Oco for Final Hearing on Adoption �. 7 Mo th Da Year iuie and Place for Hearing NCO 64:77(A4. , I -70./04/ TYPe sc) I nc. t vi 776 tRb f Proposed Action (Checki all that apply) to m41. MRS. 14gt. �,�l3. Dad° 'Cgoo; {s r?or try o< $� Land Use !stew Land Use° Comprehensive I Plan Amendment Regulation Amendment _____Regulation p Amendments and (Hi `for' Map ?amendments Please complete (A) for Text Amen A. Summary and Purpose of Proposed Action (Write a brief description of the' proposed action. Avoid highly technical terms and stating "see attached ".) For Map Amendments Fill Out t ao Following - (For each area to be changed, provr'� separate sheet' if .necessary. ` Do not use de a se mite tax lot number alone.): Current Plan Designation:'. t ,wvcied roy`CSSio i l Current zone= i) Location: // 74 L of C 0'/ W • rroposec Playa ' Desigrat3.of 'move I. c1. Acreage g e inwolvie : ,�� • � ,_ C ;��;. Does this Change include an Exception ?.. �� -Yes reposed Zane: 1is t Wwy tf w) 0 _ th o, reel S Alois *215c. -6_ c o) For Residental e Changes Please Specify, the Mange, in AitovC i e'4 I I y in units Per Net ' it Density Current Density= roposed.Densit Nc a• st Sta'tew de Goa ),s Which may Apply to the Proposal: List any ` ,State or Federal Agencies, Local. Government or Local Special Service 'Districts Whic i may be Lit+erested in or Yinpac-ted by the` 'ropy sal: 1- 41 W4 ` i ✓ S%0 Direct t iestions and Comments Ta JERRY Ogre! . E • 41 eay of Tts. •.. D ' LA&NI AJG DIV. 1a„ 1 z. �zv Wi 1b Phone) S4LE Please Attach Three )1 Copies of the Proposal to this Foraa an fiat". To' P Land .Conservation ge artment of Land .Conservation a nd DevelaPment 1 175 Court Street, N. E Salem, Oregon 97310 --0590 NOTE: If more copies of -this form are needed,. please contact the DLO) office at 373-0050, or " this _form ma • be duplicated on green paper. Please be advised that statutes require the "text" of : a proposal to be provided. A enera � of the intended action is not sufficient. -Proposed plan and1land use regulation amendments must be s sent to DLCD at least 4.5 days prior to the final heating (See OAR 660-18-020) - ` 4 4 FOR DLCD OFFICE USE * WO DLCD File Number <pa proposedfo Days Notice 0 .r 3B ST 'FOR ANTS DAUB: la'elsiumry 26 Fl : Tigard Plai`ning'..Department R'E a COMPREHENSIVE P�� :AMENDMENT CPA 93 -0003 ZONING ORDINANCE AMENDMENT WM 93 -000 w a►3i 1OOD (NPO 08) A request for reh a Ccampeneeive : Pia. Amendment from Cr rcial Professional to General Coaemercial and a ismi..ngt Map ysnt from C-P (Professional Commercial) tco C-G (General Commercial 'District) for 2.53 acres (portions of four parcels) located to the weet of the Pacific Crossroads shopping center. APPLICABLE REVIEW CRITERIA: Genet ally: Comprehensives Plan Policy 1.1.2 Implementation Strategy 2 and Cos unity Developaaent Code Section 18422.040.A; S� ificall: 9 Statewide Plannin Goals 9 and 12; Comprehensive: Plan Policies 5.1.1, 5.1.4, 7.1.2,'.841.1,, 8.1.3, 8.2.2, 12.2.1, and evidence of a change in 'the ;neighborhood or community affecting the designation of the Prey or'' evidence of a mistake in thee current designations. LOCATION: 11745 SW Pacific Highway and abutting properties: ( porions of WCTl 181 '36CD, tax lots 402, 500, 600, 1000) PRESENT SONE: C -P (Professional Comaercal ) zonin g district allo�spub lc agency administrative services, business equipment sales and'; services, business support services, financial and real-'estate services, 'a variety of office uses, and ilimited amounts of � .retail personal r+ecvices, , and eating ',and dracin astl ®hmente PROPOSED' ZONE:, -41 (General Commercial) zoning district allows general,, retail uses, y other retail and service use eating and drinking establishments, nut._ . and repair, g a varlet of ,.'Other permitted, omoble sales Vehicle g g ::y d fuel sales, �umon other rn►itte:d and conditio :gal u�.....,4. Attached is the Site Plan and applicant's statement for your reviow. Prom information supplied, by various departments and agencies and fx'osu Father information available': to our staff, a report and recommendation will be preppared and a decision will be rendered on the proposal in the near 'futura•. If y wish on this applications, we need your -comments by Mar. 8, 1993.. You may to comment use the apace provided below •or attach < a separate letter to ,y out our cements e` please phone the staff contact r your g soon as rf you axe unable to xost'ond by the above noted below with your comments' and confirm t:r comments in writing as s possible. If you have any questionel regarding this matter, contact the Tigard Planning Department, 'PO Sox 23397', 13125 SW Hall Blvd., Tigard, OR 97223. ;PHONE: 629 -4171. STAFF CONTACT: Jerry: Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _IL We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting :_ Phone Number w TO nrt REO JSS,T FOR COMMENTS DATE: _,FebreaarV 26. 1993 FROM: Tigard Plannig Department RE: a! RICOMMENT CPA 93-000:4 ZONING ORDINANCE AMENDMENT p ' (NPO #8) IA �erai for s'cial Comprehensive ii�d a SQn�, a from Commercial Professional to Stan ]ndn�nt from C-P, (Professional Commercial ) to C-G (General Commercial District) for 2.53 acres (portions of four parcels) iodated to the west of the Pacific Crodisroads shopping center. APPLICABLE REVIEW �L 1.1.2 implementation CRITERIA: Generally: pensive Plan Policy 3 Strategy 2 and Community Development Code Section 18.22.040.A; Specifically: Statewide Planning Goals 9 and 12; Comprehensive, Plan Policies 5.1.1, 5.1.4, 7.1.21, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and evidence of a' change in the neighborhood or community affecting the designation of the property or evidence of a mistake in the current designations. LOCATION: 11745 SW Pacific Highway and abutting properties (portions of wSCTM 131 38CD, tax lots 402, 500, 600, 1000) PRESENT ZONE: C-P (Profe�tssional al) zoningtdi sales and ea business administrative services, agency C'�assss+oi rt services business equipment variety of office n, and limited financial and real estate services, a amounts of general retail sales, personal services, and eating and drinking establishments. PROPOSED ZONE: C-G (General Commercial) zoning district allows general retail uses, a variety of other retail and service PRD uses, eating inking establishcaents, automobile sales and repair, and.. dr vehicle sales, among other permitted and conditional uses. Attached is the Site Plan e. and applicant • ae statement for your review. From information supplied by various departments' and agencies and from other w to our staff, a report and recomarendation will.be= prepared information available t If � wish and a dsctsic this application, ea tiered on the proposal in the near future. I .�iil � to cowmen we need your comments by . 8, 1921. You may use the Brace na toedbelcwd attach the above aname letter to hone �r commas. u� If von u �' confirm ►r ate in writing asf _ net mothd be oW with . . comments and coat as yOur _. e�oon pof�sible. If you hare any questions regarding this matter contact the Tigard Planning Department, PO Box 23397, 13125 � s X7.1 Blvd., Tigard, OR 97223. PHONE t 63,9 4171. STAFF CONTACT: , Jerry, Offer ,.,.. PLEASE CHI THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it.. Please contact Please refer to the enclosed letter. Written Comments: of ouV office. i\ car a. I lr :x+`1's .► e++ 1 Name of Person Colmuenting: Phone Humber. TO: RIOURST..FO COMMENTS DATE: Feb26. 1993 ECEIVED PlANNI AR FROM: Tigard. Planning Department �3S a PRIMETVE PLAN CPA 93 =0003 ON NG OF DIN NCE AMENDMENT ZOA ' 93 -0002 (TWO #8) A request, for a gepxepns to nina .Emendasent from Commercial ProZea3sianrtl to General Commercial and a Rio Amendment from C -P (Professional, Commercial) C-G (General Coaassrc� ) for 2.53 acres (portions of four parcels) latch* to the + est of the Pa ts1 District) Crossroads shopping center. APPLICABLE iaii1IEw! CRITERIA: Generally: Comprehensive Pleas_ Policy 1.1.2 implementation Strategy 2 and Community Development Code Section 18.22.040.A; Spicificslly: statewide Planing- Goals 9 ' and 12; Comprehensive Plan a change in the neighborhood or community affecting Policies .1.1, 5.i 4, 7.1.2, 8.1.1, 8.i 3, 8.2.2, evidence of � neighborhood y q n of the property or evidence of a mistake in the current designations. LOCATION: 11745 SW 36CD, tax lots 402, 500, 600, 100 )q properties P SENT ZONE: C P (Professional Commercial) zoning public agency 36CD, ial scoann district allows lit a n administrative services, business equipment sales and services, business support services, financial and real estate services:, a variety of office uses, and limited drinking establishments. l e l sales, personal services, and eating and amounts of ' ' general retail g ZONE: C-G (General Commercial) ,zoning general PROPOSED Z y diet, eating drinking variety of other retail and service atin and drinking establishments, auto mbile sales and repair, district allows en vehicle fuel sales, among other permitted and cotzditional uses. Attached is the silts Plan and applicant's statement for your review. Fran information supplied by ` various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Maar, . 88, 1993. You may use the space provided below ,or attach a separate letter to r eturn your corneae. areunabie v e please staff contact noted with your nteandcarm�r comments writing as 150011 as possible. If have an y questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223.. PHONE: 639 -4171. STAFF CONTACT: Jerry Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact, of our office. Please; refer to the encicaed letter. Written Comments: Name of Person commenting: phone Humber: 199 „r. CD W REQUEST FOR M� DATE: '. February. 2?6f 1993 FROM : Tigard Planning Department =000 RE a HEW32VE PLAN AMEND T 1�1 933 : 7S ORDINANCE AI, , e�ii► :93 -0002 r STWOOD (NPO #8) A request for a ', O prehsane v© Plan t nt from C- Professional to General rcial and a Zon na Hav Aare dgne rcia ) ' (General n n roes to C-G to P Profea�ssional Cosnmercia Commercial 'District) ' for 2.53 acres (portions of four percale) located the west of the Pacific Crossroads shopping: center. APPLICABLE REVIEW' y �p Policy Implementation CRI TBRIA. Generally: Comprehensive Plan :Poll 1, Strategy 2 and Community Development Code Beet ion 118.22.040.A; Spec y Planning 12; Comprehensive Plan Specifically: Statewide P q Qoals 9 and 12 Policies 5.1.1, 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2, 12.2.1, and evidence of a change in the neighborhood or community affecting the designation of the property or evidence of a mistake in the currenf4 designations. LOCATION: 11745 SW Pacific Highway and abutting properties (portions of WCTm 181 360D, lots g , Conner ) ning district. allows public agency adaini tative services business equipment sales and services, business support services, financial and real estate cervices, a vari sty cif office uses, and limited amounts of general. retail sales, personal services, and eating and drinking establishnonts. .1L'R0POSED ZONE: C-G (General Commercial) zoning district allows general ; retail 'uses, a variety of other retail and service uses, eating and drinking establishments, automobile sales and repair, rekj. ;:le fuel sales, ans,ong other permitted and conditional uses,. Attached is the Site Flan and applicant' o statement for your review. Fran information supplied by various departments and agencies and from other' information-available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish . to comment on this application, we need your cements by Ha 8, 1993. You May use the space provided below or attach a separate latter' to return your com ants. If .. • e unablo to rein • • nd b .the above date please phone, the staff contact noted below with your cOMente and co your comments in writing as soon as possible. If you have an estions regarding this matter, contact the Tigerd Plannin g De partme nt , PO Hex 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. ear STAFF ` CONTACT: PLEASE` CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed they sal and have no objections propo � ns to it. Please contact ..... Please refer to, the enclosed letter. Written Comments: of our office. Name of Person commenting: Phone Nine,: 2 41 Jur. is� Date Date S St 1c PRO POSR[� YT be sent to DLCD 45 days prior to the See OAR 660 --18-020 ict ion C. 11-1 OF ailed 2-1 - 3` or lt' ina lases and Place 16 inal h� =.. rint Local File. Number ern 5�; •0 ' 3 /7-0i)1.3"000:1 Hearing on Adoption for Hearing :e i f Proposed Action Comprebens ive 4. Plan Amendment 6F noot Month Da Year out el 13151 3 w % tL. BLVD D . or?a p`cc,... s nt (Check all that apply) 'Me. y), el���, i /r/f3: Land Use New Land Use" Regulation Amendme Regulation Please Complete (A) for Text Ainertdments and (B) for Map Amendments Sumn ary and Purpose of Proposed Action (Write ,a brief description of tlie• proposed action. • Avoid highly technical terms and stating "see attached".): • For Hap Amendments Fill Out thOt Following- (For ' each area eattos be changed, provide use dle a separate sheet �£ necessary.. tax lot number alone.) Current Plan 1esignatio•n: , ` Y "* = c�- Proposed Plan Designation= 62m in , i f i' , (ess, ri td� ,� 1i ere 1 Q. Current 'Zone: Proposed Zone: e- I _ Location: /174r'4r'��" ..�i' • ° C I tiii i �tl n tri IE� S f We ice` /s1 3 Acreage Involve :. 5. ' . '. ..:� • Does this Change 'Include an Exception? ` Yes ; LI: I Y t For Residential' Changes Please Density in. Units Per Net Acre Current Dersity: sPeci• � fie,' in Allow roposed Dens it .1 • ist e is Which May Apply to the Proposal: �I• �.�.�...�r ..w ..moo,' , ,.. .. ..- .r.....• ` .. .�. '' List any Stare or Federal Agencies, Lccal. Government or Locals Special er ice Districts Which may be Interested in or Impacted ry the ro�aosal :!4,,. a '�1 i �' " a _ , is 0 Direct ;testions and Continents To j - _ M E,rf or rz& a c,�► &A I& G yprv" 8t.b. R'. 3 'r. (Phone sACa' Please Attach Three ) Copies of the Proposal to this Pioru and Mail To Department of Land Conservation and Development 1175 Caurt Street, N. E• • Salem, Con 97310 -0590 NOTE. I f ' more copies e the DLCD;' • � � o� . tYa'is form are needed,. g office at 373 -0 plea de P on' greeascpape =: �0, or this .form malt be duplicated se Please be advised that scat tes require the "tent" of a proposal to `kze provided.' A general description use re ulatian amendments must ba stilt is ,_ • sed 9 • , east 45 da s rior to the final 'ne i �; r as plan and to ,,,DLCD at i Y F i �irinq (See OAR 660-18-020). DLCD File Number • * FOR DLCD DF 'XCS'' 'USE * * pa >, ar"oposedform'' Days Notice f • J a. Jurisdiction c! Date Mailed )TICE OF ADO!. .IOIV' Must Be Piled Within 5 Working Days See OAR 660 -18 -040 7/;1IgleL) ire=a1 ' File Nu ber /3`C003 ,• . Date. of Adoption i d • hf 3 Date Proposal was Provided' to DLCD Type of Adopted Action (Check all that apply) Comprehensive Land Use Plan Amendment • r New Land Use Nb Regulation Amendment Regulation Please complete (A) for text amendments and (B) for map amendments • SU marY of Adopted Action (A brief description is adequate- Please avoid highly technical terms and zone code abbreviations. Please do not write "see attached."): Describe licw the Adopted Amendment Differs from the ] Toposa . (If it is the same, write "Same." If it was not proposed, write "N/A. ") la oa o creme ..w• .wommusW4m. • If the Action Amends the Plan or Zone Nap, Provide the Following Information for Each Area Which was Changed (Provide a separate sheet for each area. Multiple sheets can be submitted as a single adoption action. Please include street address whenever possible. Do not use tax lot number alone.) : . 1 + Previous Plan De ' gnation : -.. New ' Plan 'Designaticon. :. a-WM, :: or-EsSio4R-L0, ., .... a.-.0.2.&,...._, iltiviCZelik- �1 i4. Previous . Zone : ",;i r3 a r' r rt • +, +�i r rt?! ;' ��C te�d''one, s , Location :l; • DhS:` %`u" /CT. f 4a 44 4. A+ iths q / • • `1 1, c' rr., ea e Involved: F f. } +: Z & ' �+:, $yi � 1 ., t,! t s .r� 4 rti I.t: fi l y LM• 4 L a h��+•. • : • + . : k .' , N:1 + .wr .sp�y � "�,+.. ► h.♦a . ,t. .i 4 ' A.lf. ' a - ' . *.. . . .y` +t i aFi .f �1+ NN !� + ° •ry t�a•� a .y inar� yes ' this ' Change ,include a Goal Exception? ��.iy .N •i' 2� .�i Iil+i q .`n M� ..; � .+. .S 7H �''i a .,+ it .r! = i ` +I+ a ae "N0. .. �� :�.. �, +".i For Residen al Chan es Please indicate • Units Per Vet Acre ., • !M Previous Density:'* 5 • age Na Allowed'Deasity 1i ar � ` New Dens. ty . if Notice of Proposal was Not Sent to'DLCD 45 Days Prior Please Indicate Why: Statewide Planning Goals are inapplicable Emergency Circumstances Required Expedited Review List Statewide Goals Which May Apply: List any State or Federal Agencies, !cal Governaent or Local Special, Service. Districts Which may be Interested in or Impacted by the Adoption: °DOT • /cJ1Ab4 61/11/ (Phone)' fiend To: Department gent ®f d Conservation Development f. 1175 Court Street, 'N. Sr Salem, Oregon 97310 -0590 v Attach One ( 1 ) Copy of the ap• t ed.l�and/or Action to thfs ' 3 p 1 Copies o c 4, sound Materials and Maps ar9er tad 8 1/2 11 Inches. +t« f Y� + .,. i N "; Js a u + If more copied of his ,form' are needeb lease„can ,.:9_ECD .'of fice � a t , ;:373-0050 , or i this form ma be :, dn p�icated � on :eei, + . .r 4.f f ilre to p rovids n r .« � .4« « .x _♦ �. � « ‘ ♦ 1` itiw r . r<ww ♦ of an .adopted plan or land use' la � amenlmen t , results in an extension oE the � f c e . appeal - period. . APP eals � ma y t bek.filed- ithi n• 21 •� da ys« � ofu the the ' prapo Si ei , _.na ,. . Mailed to DCD. Statutes i.rYE, amil3n within 5` days of, the ' ac ion• bey���ni�i .4 .4" .t 41+ .. T h LY ,i ^1 LZ t «Y L4 "4.4 + n ` r (See OAR 660.18 -040) � ° .,.. ,p• '.-.. rr`Syh J.+ 54 1 CyUr�r+ j 3r ♦'♦ a±± w+.ly{x.' J 4 . DLCD _ OI` r. * , ._ 13125 S'111i tall 8ivd., Tlgard, OR 97223 (503) 639,4171 TDD ( ) 684 -27 • h CITY OF TIGARP, OREGON IKANC$� 93 QRD .�1....._ DSI ONS TO' 3 PP �9S A C�0�IPREHHNSI PL AN ORDINANCE ADOT� TNG FINDINC#S AND CANGL ABEtmmENT REQUES%'EA BT TE WESTWOOD ' CORPORATION (CPA 93-0003 /zoN 93-0002). WHEREAS, the applicants have requested a Comprehsnhiv4% Plan map amendment from Coaneercial Professional to Genoral Commercial and zoning map tax lots 400, 5 a redeaignatiof J0 and 600, rom C-P to �•. C-G for approximately a. 53 acres (WCTM 381 36 CD portions o and 1000) 3 and WHEREAS, the Planning Commission held a public hearing on the request on Aril 19, 1993 and unanimously concurred with the Planning Division's recommendation for approval of the request; and r asst on ,Ma 11, 1993, the Tigard City Council held a public hearing on he � May to review the applicants • statement and traffic dy, A the staff report, staff 'and d Commission. redomoaandations, and to receive public t y; THE CITY' : OF TIGARD ORDAINS AS FOLLOWS: SECTION 1 s The proposal is consistent with all relevant criteria based upon the facts, findings, and conclusions noted in the attached staff report, ih (Exhi t C), the minutes of the Planning Ccci®aion's April 19, 1993 meeting (Exhibit D) , and the applicants' narrative ( E xh�bit E), the applicants traffic study ( Exhibit F ! SECTION 2: The City Council concurs with the Planning Co�isoion and staff Y recommendations, , and approves the sweet to amend the comprehensive Plan Land Use Map (as shown on attached Exhibit A), with the subject parcels designated with the Genera). Commercial Plan designation, as well ae approving the requested change to the zoning map (attached Exhibit 9) with the subject parcels designated with the C-G zoning district. SECTION 31 : PASSED: This ordinance approval by he e�sctivee 30 days after its passage by the Council, pp y yo and posting by the City Recorder. By .e')-1r'y vote Of all Council members present after bean read by n sr and title only, this day of ct.� , 1993., 1.4t-k-12.?" Ca waits Wheatley, City Record= OdorrA s APPROVED: This /,,., - day of Approved as to fore: City Atteituey Data jo /osdcpa9303 ORDINANCE No 93- 1993. arde, Mayor, 1- PINE SPRUCE Hi8Pir° c /1,74 p 5144DED siG aciveRAC CA171"4411E4 C/I4L Q b' . iy/Hoz '1 'a ENDA' fiza SPORT 1V 'Pa' 0;NG DATE: April 19, 1993, 7 s 30 P1 ' NG LOCATION: Tigard City gall 13125 SW Hall Blvd. Tigard, OR 97223 r, FACTS.'. _General. Information CASE= Comprehensive Plan, Map Amendment. CPA, 93-0003 Zoning Map Change SON 93 -0002 REQUEST: 1) Plan Nap amendm nt from Coanercial Professional to General Commercial 2 ) Zone Change from c -P ... I ` (Commercial C Professional) zoning district to C-G (General Commercial ) zoning zonin district APPLICANT: Westwood Co ratio n Gerry Pay - contact person 030 S wady Avenue Portland, OR 97201 OWNELS4 Roger Paul Sorg 8121 S'i Taylors F Road • Portland Oregon 97223 Otto Sorg 80 00 SN Pfaffle Street Tigard, Oregon 97223 Alex & Lotti Finks 8060 80 SW Pfaffle Street Tigard, Oregon 97223 Chevron DSO 575 Market Street #1834 San Francisco, rancisco, California 94105 AGENT: Kittelson & Associates Howard Stein - c ontact person 512 SW Broadway' Portland, Oregon 97205 n 11 i 4'1I y • • ,- - 0 us LOCATION: 11745 SW Paei.fic Highway and abutting properties. West of the Pac3.f is Crossroads shopping center. PROPERTY DESCRIPTION: portions of WCTN 1S1 36CD, Tex Lots 402, 500, 600 & 1000 SITE AREA: Approximately 2.53 acres STAFF RECOMMENDATION: Forward a recoran endation to the City Council for approval of the Plan Map amendment and rezoning requests. Proposrel Description The applicant requests a C preheriuive Plan Nap amendment from Commnercial •Professional to General Commercial and a Zone Change from the C -P (Commercial Professional) zoning district to the C -G (General Commercial) zoning district for the approximately 2.53 acre site. The applicant has submitted p.._.Eo r the an e. In addition, on C rehens ve n n ent � d z $ a statenNant titled �d Pro sal o applicant � � � � Study has submitted a inns rtation Impact Stud for, t Westwood o PBCif c C seromds a._., ex prepared by Kittelson & Associates. Background information j the original The subject ect site was within the area of th incorporation of. the City of Tigard in 1961. The earliest available Plan and zoning maps that the Planning Department has for the subject site p_ this area shows that has been planned for Commercial Professional use since at least 1901. The earliest zoning map that the Planning Department has found indicates that the site has been zoned for C -P use since at least 1901. No development applications for tax lot 1000 or the adjacent affected parcels have been reviewed by the City. Vicin,ty Infozn►ation Adjacent properties to the north and northwest along SW Pfaffle Street, and to the west along SW Pacific Highway are also zoned C-P. Properties along SW Pfeifle are developed with non- conforming residential uses. Neighboring properties to the east are zoned C-G. These properties sp an between n SW Pacific Highway and SW Pfeifle g Street. The Pacific Crossroads sheppfm center is � e located to the east. A Chevron service station is immediately to the west. The General Rotors training center is further to the west. STAFF REPORT - CPA 93- 0003 /ZON 93.0002 WESTWOOD PAGE 2 • 6 ite Information The total site proposed for redesignation is 2.53 acres in size and consists of most of one parcel, tax lot 1000, and smaller portions of three abutting parcels. Exhibit 1 of the applicant's statement clearly illustrates the area proposed for redesignation on a Washington County Assessor's map. The applicant's statement recognizes that lot line adjustment applications would need to be processed to separate the areas of ilif ferent Plan and zoning designations subsequent to approval of the current application, if approved. The site is located on the north side of SW Pacific Highway , approximately 550 feet west of SW 78th Avenue, . west Pacific Crossroads shopping and west and:. northwest of the Tax lots 402, 500, and center. Tax lot 1000 is vacant. , , 600 all front on P f of f le Street and contain single - family residences. • .enc and NPO C oits NPO $817 the City of Tigard Building Division and Engineering Department, Tri -Met, the Tualatin Valley Water District, and the Tualatin Valley Fire and Rescue District have reviewed the proposal and have issued no a comments or objections to the proposed Plan Amendment and Zone Change. The Fire District and Tri'IMet have provided comments that may apply to subsequent development of the site. These comments will be forwarded to the Westwood Corporation. Notice of the proposal was also provided to the Oregon Department of Transportation Highway ay Division, and the Oregon Department of Land Conservation and Development. No comments have been received from those agencies. No . other comments have been received. • PINDINGS AND 'CONCLUSIONS Staff has determined that the applicable approval criteria in p this case are Statewide Plitnming Gala 9 and 12; Comprehensive Plan Policies 2.1.1, 5.1.1,• 5.1.4, 7.1.2, 8.1.1, 8.1.3, 8.2.2 and 12. . cational criteria for si udical�Pl Ma anon and the change or mistake General Commercial. Nap es a� 2 1 (locational Plan designation); ). g' quasi-judicial Amendment criteria of both the 'Comprehensive Plan (Plan Policy 1 1.2 ) and Coninunity Development Code Sectiun18.22 0.A.' STAFF" P.EPORT CPA - 03JZON 93 _0002 wESTWoq PAGE O The Planning Division concludes that the proposal is consistent with the, applicable Statewide Planning Goals based upon the following: 1. Goal #9 (Economy of the State) . is satisfied because the Proposed redesignation would increase the City's invnn bry of leasable /redevelopable general commercial laud although it would decrease the city's inventory of leasable /redevelopable Commercial Professional land. No net impact on employment in the City is foreseeable due to the proposed redesignation. 4. Goal #12 (Transportation) is satisfied because the proposed redesignation would not be anticipated to have po p detrimental effects u n the rovision of a safe and o . site. convenient transportation system: in the area of the The site is well served by direct access to SW Pacific Highway, a state highway which is developed with six travel lanes, as well as indirect access to several other j The site is located bet ma or streets. Th between Pacific P Highway's intersection with State Highway 217 aad Sig Dartmouth Street/78th Avenue. The site therefore has very good access to higher functional order streets with substantial traffic capacity. The applicant has submitted a transportation impact study which � assesses the potential impacts of the proposed redesignation upon these nearby major streeta as well as proposed findings within the applicant's statement relative to Goal 12 compliance. The applicant's statement and the traffic studY compare typical uses of the site under existing Commercial Professional Plan and zoning designations (office buildings) and proposed General Commercial Plan and zoning designations (retail and restaurant uses) . Th e studies indicate that the , number of vehicle trips that would be generated by development of the site under either scenario would be similar and would not, iaase the level of service of adjacent streets or intersections to be affected beyond accepted levels. Staff recommends that the Commission adopt the Zranagoo Cation Imoact Study .. for .the. Wgstwood o rati+an Pacific ros ro Csads.... Annex prepared by R.ittelson & Associates as furthers findings in support; of Goal. 12 compliance. Staff has determined that the proposed Plan Nap amendment /Zone Change is consistent with applicable sections of the Comprehensive Plan based upon the findings below: Organization #8 and.BUrro� Neighborhood Plan Policy 2.1.1 is satisfied because Nei Planning Orga unding' property owners. STAFF REPORT - CPA 93-a 93-0002 . .. _ 0003 /zQIN S"�'611�b' PAGE 4 a.. were given notice of public hearings related to the re est and of their opportunity to comment on the proposal. Two public hearings on this request are being conducted in accordance with the requirements of the City's Community Development Code. 2'. Plan Policy 5.1.1 is satisfied because the proposed redesignation would not appear to significantly affect the economic diversity of the Tigard area, positively or negatively. It is not possible to quantify what future effects on employment opp ertunities the requested redesignation would have. The request is for a switch between two commercial zones, only, and involves a relatively small amount of land. Therefore, development of the site would not be anticipated to have a substantial impact on job creation under either the current or proposed designations. 5. Plan Policy 5.1 .4 states that commercial and industrial ch'int residential areas development shall not encroach into r or that have not been designated for commercial industrial use Although portions of the subject properties include residences oriented toward Pf of f le Street, all of these properties are already designated for commercial development. Therefore, the proposal would not conflict with Policy 5.1.4 since redesignation would not allow commercial encroachment into an area designated for residential use. In addition, the applicant's statement recognizes that a landscaped buffer required po redevelopment site between will be re fired a n redevel ar�d nthe� this along Pfeifle thereby providing for protect the future commercial use by protection ©f those residential uses from impacts related to commercial use. 4. Plan Policies 7.1.2` is satisfied because adequate public sanitary sewerage, storm drainage, public water supply, and protection . r. f future t ®es of this site, either under it available current Plane and Bonin designations Plan an ons or if the site is redesignated, and redeveloped as is proposed. The City of 'egard would notify public and private utility providers of any subsequent development applications affecting this site. 5. Plan Policy .1.1 is satisfied because the proposed redesignation would not be anticipated to substantially increase traffic beyond traffic levels expected with develo p nt under . . the existing 'Commercial !Professional Plan Plan and C -P zoning designations as detailed in the Kittelson traffic study and the Goal 12 discussion. The anticipated chan1es in traffic characteristics, c related to retail usage o f the site not be anti i p a tr to STAFF REPORT CPA .93 0003/Z011 93 0002 WES - � TW00D . PAM 5 a negative impact on traffic safety or efficiency on nearby streets, especially SW Pacific Highway. Plan Policy 8.1.3 would be required to be satisfied as >a condition of approval of any future development of this site. Any additional necessary street improvements along the site's Pacific Highway frontage would typically be 'required to be installed by the developer at the time of redevelopment. The existing access driveway to the Pacific Crossroads shopping center is presuned to provide adequate access for future commercial development, of the Subject the ' Oregon The City f Tigard Engineering Department $ub ject site. State Hir hway Di vision will be provided with an opportunity to review any future development proposals for the site with regard to necessary road improvements along the ite's Pacific Highway frontage as well as any possible off -site improvements. The current traffic impact study may need to be revised in the 'future to reflect an actual dev►eloent proposal i The proposed redesignation is consistent with Policy 8.2.2 because the General Commercial =designation essentially exchange one t of . commercial opportunity with another typ of coaswrcial' opportunity, with both general use types being intensive TandIMe y supportive public transit use. land which may be su rove of t has been notified of the proposed redesignation. Tri -wt's representative did not raise any objections with the proposed General Commercial =designation. although it was noted that Tri -ifet will be interested in any subsequent redevelopment pmaent proposals for the site (phone call between Kim Knox of Tri -Met and Jerry Offer of Plan ni n Division 4/ 6/93) . As noted in • the applicant's statement, public transit service is available along Pacific Highway abutting the site. 8. The locational criteria for General Commercial uses specified in Polic y 1Z . 2 � �f the Comprehensive Plan are satisfied for the following �`7Qasons: ao The subject area is not surrounded by l tie development on more than two sides Therefore, the site satisf i e1 s the first locational criterion, ion criterion b (1). Surrounding properties are zoned for either General Commercial use ,to the east or Commercial Professional use in all other directions. b. As discussed above under Statewide Planning Goal #12' and Plan Policy 8.1.1, staff does not find that the proposal General Comssercial redesignation would result in substantial ad scent streets incrcaaQe in traffic on j and intersections and would not PAGE STAFF REPORT CPA 93�- U003 /zoN 93-�OC �D2 - WEST WOOD �WOOb 6 unduly exacerbate existing traffic congestion to unsatisfactory levels or inc:^easo traffic safety concerns. Therefore, staff concludes that locational criterion 2 (a) is satisfied. • This criterion requires that the redesignation not create additional traffic congestion or a safety problem. The site is located on SW Pacific Highway which is designated City of gn ted an arterial street by the Tigard's Transportation Plan Map. Therefore, the Proposal is consistent with locational criterion 2(b) which requires General Commercial' sites to have direct access to a major collector street or arterial. Access to the site for any future development will be determined through the; development review process, although it is likely that the only feasible opportunity is for shared usage of the existing driveway from the Pacific Crossroads shopping center to Pacific Highway. Public transportation is available sans fi Po le on Stn1 Pacific Highway in front of the site, thereby satisfying locational criterion 2 (c) • The 2.53 acre site is an adequate wise to accommodate many of the uses permitted in the C-G zoning district, thereby satisfying criterion 3(a). • The subject site is highly visible from SW Pacific Highway, thereby satisfying criterion 3(b). compatibility of this site with adjacent uses is difficult to ascertain without 8 an actual development _ intended use. proposal or at idea of Tigard's c specific site ntD►ev lopment Review use- However, Conditional Us review Processes are intended, to provide an opportunity for review of a potential Pm tential develo Qnt s relationship with adjacent existing uses Because the site abuts only other commercially designated property and major streets, compatibility issues regarding future development anticipated to be minimal except with regard be traf f i P concerns p Therefore, staff finds that it is reasonable to expect latter development of the site to satisfy criteria 4 (a) through (d) approve a quasi - judicial amendment is the Plan and In order to -. Bonin maps, the City must also find dence of a change in the neighborhood or community which affects the parcel. stake' to y City find to the original ina�. Alternatively, the Ci that there has been a mi r inconsistency with regard, g STAFF REPORT CPA 93 . 0003 /ZON 93 -0002 -� WESTWOOD PAGE 7 designation of the parcel (Comprehensive Plan, N'olutie 2, Policy Implementation Strategy 2 ; Community Develapeent Code Sec 'ion 1.8.22.0441-4), The apgl ;cants statement asserts that there may have begin a mistake in, the original Commercial Professional designnation of this site since, paiceisl on eit her side of the-Site along. lac if is ��g h�a y ure ries gn sled Gner C o rcial, and therefore this site have been '''''more been designated, General Commercial . Staff finds that this is not a strong argument and that no evidence has been presented of an actual mistake in designatfon. Yn addition the a plicant's statement asserts that there Baas been a substantial change in the Market for land for suburban office develo nts. The statement notes that there has been no interest this property over the past few years while it , has:( been marketed. The tateraent .notes :hat, by contra st the markat for developable retail land is strong. Other applicants for., .Comprehensive Plan Amendments and cone changes have made similar arguments with regard to changes in circumstances relative to changes in market demand. The City has previously accepted these arguiaents o in same cases, and re j ected them in Amendment others. In the case of the Ait�Cen Comape hissiofl xe meted n proposal (CPA ,�2. 0006) last fall, similar argun►,ent One to evidence of oth properties on Road in the immediate area of the a ject sit° h .wing Greeiib�nrc� G recently been developed with office uses. With AYltdersAn Plan Amendment (CPA 92- 0002) on Null Mountain Roa4.. the Council accepted a similar argument partially bEkcause of the absence P . Staf f of newer office level© on t in more area to theAnderson finds the current situati est p situation. Staff is unaware of any inter in 'developing offices or other Commercial Professional development anywhere near the subject, site, SW or elsewhere along Pacific Highway. There has been little interest in develo Pme nt,in Commercial Professional designated areas in recent years, except for conversion of existing houses to snall office uses we a the lioant' that a ch0.1,ge in therefore_ concur with pP ci cumstances with regard, to market demand exis t ts hick m. y affect the site. In the absence of strong reasons to maintain Professional /C -P d gna. the Plannin g Division C s s that there i s eno ug h. evidence of a change n circumstane exists, to Support the requested Plan Amendment and Zoning Map Change RNCOMNDATION . . • , °„ . g n The ,planning... Division recom��ends that the Plann% Coamaissia City Council for APPRO of forward a recoramNendation to the - and .::Zone Chan ZON C�p�2ebased ule fore on� f indin, s . , 93..000 g 4 , g� STAFF REPORT CPA 93- 0003IkON 93 002 - WESTWOOD PAGS 8 tri NNW , TIGARD PLANNII+I'G COMMISSION Regular Meeting Minutes April 19, 1993 CALL TO ORDER: President Fyre called the meeting to order at 7:30 PM. The meeting was '•held in the Tigard Civic Center nt er Town Hall 13125 SW Hall Boulevard. Present: President lire, Commissioners Boone, Castile, Holland, Moore, Saporta, Schweitz. Absent: Commissioner Saxton and Schwab. Staff: Senior Planner Dick Bewersdorff, Associate Planner Jerry Offer, Acting Planning Commission Secretary Diane jelderks, Training Planning; Commission Secretary Lorraine Campbell, • ROLL. CALL: . APPROVE MINUTES Commissioner and Co d` ' Holland moved an Commissioner Saporta secc� to approve minutes of March 22, 1993, as submitted. otion carried by majority of Commissioners present. C i.;sioners Boone and Moore abstained. Commissioner Boone ar.oved and Commiss y ones Holland seconded to 1 Motion approve minutes .of April 5- � � a ��t�tCommissioner carried by maj ori.ty of Comm loners present. Saporta abstained. ▪ PLANNING COMMISSI • COMMUNICATIONS 1. Updar,,iir Community Development Code from the City of T' 2. ECAP from Tigard City Council Letter from Martha Bish op dated April 10th, 1993' 4. Letter from Martha Bishop dated April 17th, 1993 5. PUBLIC HEARING .1 CO 3 -0003 ING MAP ZONING _, COMPREHENSIVE PLAN AMENDMENT CAD 9 A re Est ' for a MENT.. ZON . 93 ...0002 STHi AMEND Core ive Plan Amendment from Commercial, Professional. to Gener� and a Zoning Map. Amendment from,`C -P al Commercial 1 Comme ) r arcels) located to �atr�.ct (Professional. Commercial) to C -G (Genera rcia for 2 53 acres (portions of fou p west of i center. APPLI ,,-ABLE APPROVAL Pacific Crossroads shopping ehensi Qlicy . Generally . ni+� � e Plan. F 'SAL CRITE�i�A on_ Strate 2 and Comm ` Comps � ' u y a lop�ent Code 11.2:implementat � _ve 9Y n 22 040 A. Spec' Statewide Planning 7Goo is Section 18 � � i fic al ly P 5 1 1, .1.4 ,. 9 and 12 , � 5 � ,:: i olicies Comprehensl.ve Plan F evden _a change in tho .1.1, 8.1.3, 8.2.2, 12.2.1, and ce of 8 or � • , t ion ,,of the neighborhood of community affecting the designation property or evidence of a mistake. in the current designat ,ons Pace l PL1 lNIIWG COMM15SION MINUTES p 1 19 ,' 19,3 LOCATION: 11745. SW Pacific Highway ,and abutting properties (portions of WCmm1 1Si 36CD, tax lots` 402, 500, 600, 1000) PRESENT ZONE: C1-P (Professional Commercial) zoning district allows public agency administrative services, business equipment sales and services, business, support services, financial and real estate services, a variety of office uses; and limited amounts of general retail sales, personal services, and eating and drinking establishments. PROPOSED ZONE: C -G (General Commercial) zoning district allows, general retail uses, a variety of other retail and service uses, eating and drinking- establishments, automobile sales and repair, vehicle fuel sales, among other permitted and conditional uses. Jerry Offer, Associate Planner, reviewed the staff report and made staff's recommendation for approval. He'-said' it is notable that NPO No . 8 had no comments and the Oregon State Highway had no comments. He said there is not much; at. issue with any of the criteria as zoning is changing ng f roan one conunercial use to another and there is very little ,'impact at this time. Statewide planning goals been Met, n�.n s have:, transportation impacts a � ,r transportation plan . ,_ . re not expected to be dif €e��nt, p policies are satisfied and there seems to be adequate capacity for necessary public facili a es . Jerry Offer said that the i applicant had met their burden of proof in that all criteria have been met and that circumstances have changed enough to warrant the zoning change. Commissioner Schweitz asked Jerry Offer to clarify General Commercial zoning. Jerry Offer explained that General Commercial allows a variety of retail uses not allowed in Commercial Professional, as well as all of the use allowed in the Commercial Professional district. APPLIC'ANT'S PRESENTATION o Jorry Foy, Manager of Development, Westwood Corporation, 3030 SW a retail center would be built on the site. • a:sse that Moody Avenue, Portland, Oregon 97201 -4897, explained discussed g place '. qu: the change how s.ri� t used 11 chin es have taken lace �;� the area re �' in zoning which is almost all zoned C-G, He, said while there has been a tremendous growth of retail activity in the area, there has been hardly any demand for office space eveloprnent. o Naomi Gallucci, 11285 SW 78th Avenue, Tigard was concerned about a through street connecting to Pfaffle and also if the new 'development will bring about an increase in property taxes. Helen Pfaffle, 8225 SW Pfaffle, Tigard, wanted to know what will be built on the property. She expressed her concern regarding the growth and traffic congestion in the area. APPLICANT'S REBUTTAL o Howard S. Stein, Associate,' Kittelson & Associates, Inc.` Transportation Planning /Traffic Engineering;, 610 S[' Alder, Portland, Oregon 97205, said that from their studies as change - PLANNING C 7M%1S 1ON MINUTES pr. i l 1 1 53 • in the zoning will not necessarily -If f ect traffic Commissioner Holland moved and Commissioner Boone seconded, approval of the application and to forward 'a recommendation to the City Council for approval of the Plan Map amendu►ent aged rezoning requests. . 2 SUBDIVISION . SUB 93-0008 PL ANNED DEVELOPMENT PDR 93-0002 TRIX CASTLE HILL (NPO #7) A request for amendments, to the a 1 .roved preliminary Subdivision plat and Planned Development Re ew conceptual. plan for the ,eastern one half of what was prey ously called the Bull Mountain North development proposal (SUB 0- 0004/PDR 90 -0004) • The current proposal would' g this developm nt previously proposed an s s tl. reduce the total number of lots in from, who► was Y p p and provide for standard City of gard local streets rather than the previously approved sty, -et network of narrower streets as well,.as alleys. modificat ons are proposed to streets or ;street stub locations alone the perimeter of the development 'from what had previously been oposed. The current proposa would provide for 6 lots. PPLICABLE REVIEW C RITE m IA - Subdivision approval criteria: Community Development C ode Section 18.160.060; Planned ■evelopment Revs ew a ppr oval standards: Cc:•de Section 18.80. 1 0; Related standards: Comurnunity Development Code Chapter 18.54, 18.56, 18.88, 18.92, 18.100, 18.105, 18.150, and 18. .4 as well as Comprehensive Plan Policies 7.1.2, 7.3.1, 7.4:4, 8:1..1, and. 8.1.3. LOCATION: . the Cotswold wal subdivisions, west of SW 135th. Avenue W South of the Walnut: Street .:'extension and t Z'M 251 4B, tax lot 3200) ZONE: R -12 (PD) "� R -25 PD ' . (WC TM and' °�... � ) (Residential, 12 units /acre and Residential, 25 4•unt;'$/acren both with the Planned Development overlay zone) o Associate Planner Jerry Offer reviewed the Staff' f' report and said that the staff report from 1990' was revised and he recommended approval. The NPO had no comments and the service providing agencie's said that this was closer to the standard and the type o f development the y �e t o see:. H a said they heard sortie concerns about: :the ef f e cts ".of the ongoing development Aut nothing directly related to theVesign of the subd visa® Staff recommended modifying MOdifyingr the conditions' o General.'` . No . 1 sand what al:• i.scussson ensued about Condition streat`s will be improved by the Applicant.. APPLIC `S PRESENTATION p�1V1T ;, . o ,''Larry York, Director Of P ." t �.anning, Matrix. Development Corporation, 7160 S.W. hazelfern Eoad,. Suite 1.00, ,Tigard., Oregon 97224 -7771 has met with the NPO and Httier4 is no•a opposition. He concurs with ' the staff' report a,o°' the revisicans , with exceptions to Condition 20.; Jerry Palmer, Alpha Engineering Inc. Portland, Oregon 97223, explained how t modified 9600 sw M oak, 4230; ►ey would like Item 20 rs�. 1►, Ss �P � .. 1993.::: Page 3 PLANNING COMMISSI ®t� Mx1Vt)T. •m. ' 1.4 PROPOSAL FOR A COMPREHENSIVE PLAN AMIDMENT AND Z°NE CHANGiE • Applicant: WES'TWOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Availue Portland, Oregon 97201-4897 February 1993 prepared by WESTWOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Ateehoe, Portland, Oregon ,9720i 4497, , . 4.44 a • INTRODUCTION and BACKGROUND II. APPROVAL CRITERIA A.. Statewide Planning Goals Comprehensive Plan Policies III. EVIDENCE OF CHANGE OR MISTAKE 1,1,11047/ .J 41, 11. • APPIMAINSAThEllii . The Community Development Code provides criteria for approval of the Plan Map/Zoning amendments. The items requested by staff are reviewed in tbe following section: A. Statewide Goal No. 9 - Diver j► and Iwo* 'the economy oldie community aand`'tlte Panning Galls state. We believe that the proposed zoning reclassificatiot will create a more diversified opportunity for small businesses that are not allowed in the , professional commercial zone. Typically, these of businesses refer a 9 'fYp Y typeS The p free standing location on a well travelled street. The general commercial zoning will allow those types o of uses which will utilize . the property to its highest and best use as well as provide the greatest potential for business success. We support diversification and believe that goal is Most likely to be achieved if certain areas contain consistent uses. Specifically, Pacific Highway is primarily commercial and is likely to continue to attract other retail uses. The C -P zoning of dtis parcel, and an office development under that zoning - (which as noted below, is not likely to occur in the near future), actually create potential conflicts, particularly with respect to traffic. Moreover, the failure for many years to develop this parcel for any use permitted under the C -P zone, shows that present zoning is not achieving this goal of improving the economy. Goal No. 12 Provide and encourage ` a sa fi t, convenient and economic transportation system. We believe that the transportation element is satisfied because S.W. Pacific Highway is a state highway with two lanes in each direction and an ample left toed` in We will not be asking for any additional curb cuts turn pan �n the muddle: but will share the existing one that accesses the Pacific Crossroads Center. Sharing access is an important goal; of the Transportation Planning Department; the single existing curb cut will help assure safe ingress and p egress to t a individual pieces of property. We also believe that the traffic generated by any additional. uses (primarily retail) that would be permitted under the C-G zone will be no greater than, . and in fact may be less than, the traffic generated', by uses now permitted i " g The maximum lot ebve a (S5 %) and height under, the existing C-P zone. raga �, (45 feet) are the same ht both zoning classifications. However, the maximum size o'i an office building, which is now permitted uivier the C-P' zone, would Pad, be much greater than the likely m..: i o..... , .: maximum s�� ,,f a retail building; which would be permitted under the C-G zone. This is because the ofce building could he as high as three stories, thus permitting up to 51,000 square feet (as shown in the analysis below); by contrast, the retail building would only be one story, and the maximum size would, thus be about 30,000 square feet. Because the office building g buildin_ would be larger, trips generated ar er, tl�e nuntbec' ofr� would also be greatc;r, as is also shown below, That is why we believe the change from C-P zone to C-(3 zone would not have any impactw ctCPion Total land area 2.53 . acres Illu;207,'..sqiiare.;feet) AsaatEss - 3 stories with 17;000 sq. ft. footprint 17,000 Parking: 4:1 ratio=204 cars 350 each 71,400 Landscaping: 15% of total area 16,531 Sidewalks, receiving/shipping, garbage 110,207 Traffic Generation The following calculations are taken from the Washington County Traffic Impact Stieet dated October 29, 1990, which calculates weekday average trips for dic,, different types of uses. The City of Tigard uses this tame Traffic Impact Sheet in determining fees. Examples of two different types of 'perMitted uses in each zoning • 1. C-P Zone - Oi'fice/Post Office (51,000 square feet) a. Government office building: 68.93 trips/TGSF: 51 x 68.93 = 3,515 trips b. Post office: 86.78 triiistrGSF: 51 x 86.78 = 4,426 trips 2. C-G Zone - Retail/Restaurant (30,000 square feet*) a. Specialty retail center: 40.68 tripslTGSF: 30 x 40.68 = 1,220 trips . Shopping center under 50,000 square feet: 94.71 trips/TGSF: 30 x 94.71 = 2,841 trips High turnover sit-down restaurant: 100 tripsITGSF 9.2 x 100 = 920 trips * Note: We used 9,200 square feet for the TGSF calculationt for the restaurant because a typical free-standing sit-down restaurant (such as an Olive Garden or Red Lobster) is between 8,000 and 9,200 square feet. This analysis shows that uses already permitted under the C-P zone would likely gene,rate more traffic than retail or restaurant uses that would be tted under the t.-G zone. Thus, the zone change they'd have no negative transportation iii).1)4,t. • '_\ J • 1i ij Comprehensive Plan Policy 5.1.1 Plan Policies The plan amendment would allow a 'wider range of businesses to occupy the site thus increasing the potential for local jobs and creating more diversity o . than the -F zo ne would allow. Plan Policy 5.1.4 The plan amendment that, we arc seeking Would leave a buffer zone of C -P activity between the C-G zone and the residential zcining to ti the north. is buffer, along with the existing street TPfaffle), should provide a maximum of protection for nearby residences from any disturbances related to uses in'the C-G zone. Plan "Policy 7.1.2 The area is adequately served by all the Utilities including sanitary eweit, storm sewer, water, electrical power, telephone and :natural gas. Plan Policy 8.1.1 ` I For this development we would not be asking, for or requiring an additional I:o p curb cut.. development will share an access the adjacent retail This develo me point v�rith. development to the east (Pacific Crossroads Shopping Center). This shared access point provides a unique opportunity, as easement agreement executed several years ago allows the subject property and :the:, adjacent Pacific Crossroads Shopping Center (which is owned by an entity related to the applicant) to jointly use the access point. It seems likely, however, that an . office development under the C -P zoning would create adverse impacts on this access point and could maximize traffic going into and out of the once project at peak rush hours on Pacific Highway. Also, we have previously i will not have any greater overall p most likely will y retail develo meat most shown that the y on the street system existing C -F zone. Sea impact system than uses allowed in the existi the traffic study prepared by ICittleson and Associates , which will be submitted by March 1, 1993, Plan Policy 8.1.3 • This development will abut a public street. b. There was a dedication that included this access point at the •;time. wC developed the adjacent 'Ptcif c .Crossroads Shopping Center to, the Wit' is 1984 d. Westwood constructed new curb- sidewalks - approaches and storm systems we eveloped Pacific Crossroads in 1984 at the time 'e d� is '''development will incorporate all of the ADA handicapped e � � � and h requirements. I , h. 'The approach and improvements ,to Pacific Highway tare in';place a'i are intended to be left as is. These improvements 'were designed a approved adjacent development and were intended to serve tits property when: it was develop+. PIanPokcy822 We believe this policy is ,SatiSfied` because the development is adjacent to an improved transit way and is presently served by Tii-Met., Platy: Policy 12.2.1 The criteria for General Commercial and Professional Commercial zoning are very similar. For example, the Criteria under the .leading of scale are „ r„ identieal. • The criteria for location are very similar: both designations state that the development is not to be bordered by residential districts on more than two sides (the subject property would have no adjacent residential district). The C-P criteria states that the oompreliensive plan map fixes the boundaries of the C-P area. The criteria for access are identical with the exception that under a C-G designation, the site is to have direct access to a major collector or arterial st.i.eet, which is the case here, Also, required is 1)11bii- transportation to the site, which exists here. The criteria for site characteristics are identical for both C-6 and designations, and we meet the criteria. Th® criteria for ins assessment are identical with the exception that under the C-6 designation the scale of the project must be compatible with surrounding uses. We certainly think that we meet this requirement dile to the fact we have C-G uses on both sides of the subject property, The site is fully served with all the required utilities. I o. rr •I The original; , inclusion of the ` subject Property within :the .Professional Commercial designation in the Comprehensive Plan (and corresponding 'C P zoning) may have, been a mistake. Parcels on either side . are ;General Conercial, as is most of the property `along Pacific Highway. ►plough the subject property was included in the Professional Commercial'' designation together with the General Motors property to the 'west ( with the ;parcels behind the sub, ee.t property that are on Pfaffie Street and ilI remain zoned C -P), the shape, and size; of the property and its frontage on I cific Highway are factors that, in Applicant's view, would, have'made desi ation as General Commercial more logical and consistent with. adjacent .properties and with likely development. Change of arcumstances Since the Comprehensive Plan w& adopted and tht subject property was designated Professional Commercial, the market has changed substantially and development of the type of office project most likely to be developed on land zoned C-P has decreased substantially .in this ... difficulties in R th1S area. financing new ;. construction of suburban office buildings makes, such g development even less likely in the near future. The subject property has been marketed for sale for more than two years, yet there has not to our knowledge been a single purchase offer or any other expression of interest in use of the property under the C -P zone. As the City is aware, most amendments to the Comprehensive Plan have involved changes. from C -P . to some other designation. Applicant understands that the City has an overabundance of land zoned C -P that has not been developed. By contrast, we believe the retail market in this area is strong. 'Consumers have supported retail goods and g services in both existing and ne w businesses. Newer retail developments have had high occupancy rates,: and retailers have succeeded because of the residents' desire for their goods aid services. We believe there continues . . . nues to be strong Merest in retail developniens by retailers I ' and their customers. Thus, the continued strong demand for retail use, reflecting a change in market conditions since the property was originally zoned CAP', makes a change to General Cenunercial appropriate at, this time. +4; or the reasons stated above, Westwood believes the ['rope a classification h`'' should be changed to General Commercial. 'this classification 'ty and will allow more flexibility and diversity inn' achieving Goal No. 9 (diveni i wi improve the economy, of the community attd Vac stag); Westwood believes that Pacific Highway is the arterial that should provide the access routes to viable and thriving, economic centers. This property falls within the existing 'ad,; future retail hub at the east end of the City. When the Tigard Triangle develops the General Commercial and all of the various types of busi ®tea enterprises that it allowsp\will certainly make this an economic magnet for a multitude of retail businesses.; [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] 5:05 REGION *1 Hwy DIV '° P IN' i'L M 4.∎1: No. Locution �/v-' /,�•.� • Charge Fail Telephone Dts iillon: De$1roy Return D Call for pickup 4. ,; »,Y. ,. d 11 . r w. olo Oil TO INTEROFFICE MEMO DAirg • , - o - 9 3 ICITTELSON & *$5.Oci,, 4.lrES IN Transportation Planning/Traffic Engineerin Prepared by: Kittelson & Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 (5 03) 223 -523+ Februaiy 1993 Westwood: Pacific Crossroads Annex Table of Contents '1 able of Conteflts Section 3 Existing Conditions Section 4 1994 Traffic Impact Analysis Section Long Tern Future Traffic Conditions •'' 24 Section Conclusions And Recommendations . 26 FCittelsort & Asso ;fates, Inca 1 February 1993 Crossroads Annex f g ' ross Westwood: 1'ace�ac List © Figures List Of Figures Figure 1 Site Vicinity Map Figure Existing P.M. Peak Hour Traffic Volumes . Figure 3 Funded Improvements & Assumed Lane Configurations Figure 4 1994 Background Trati is Volumes with Cub Foods Figure 5 Propo3ed Site Plan Figure 6 Trip Distribution and Assignment of General Retail Uses Figuro 7 Total Future 1994 P.M. Peak Hour Volumes Figure 0-1 Traffic Flow Along Highway 99W List of Tables • 16 20 21 37 Table 1 Existing P.M Peak Hour Level of Service 10 Table Comparison of Trip Generation for Different Land Uses 17 Table Background 1994 P.M Peak Hour LOS with Cub Foods 23 Tabel 4 Total Future 1994 P.M Peak Hour LOS with Cub Foods 23 Table Al I Table A2 Level of Service Definitions ( 9r tialized Intersections) 29 ions Si ` Level-of-Service Otte/ a for Signalized Intersections 30 Table A3 CE General Level of Service Descriptions, Unsignalized intx 31 ~ Table A4 Level -of- Service Criteria for Unsi finalized Intersections 32 Table AS Level of Service Definitions 33 Table Bh Traffic Volumes and Potential Capacity Results Table aCaa c y . of Left T urn VoVenert from Vestvood ®riVewa 39 Table B3 Capacity of Left Turn Movement into Westwood Driveway 3g. 38 K tteison roc ASsotiateSi Inc: $i; 9 • 1 February 1993 Westwood: Pacific Crossroads Annex Executive Sunman Executive Summa Westwood Corporation is pr P osin g to construct a retaI il outlet containing nin g a pPr oximat approximately 30,000 square feet of gross leasable floor area. The site is located along Highway 99W (Pacific Highway) just east of Highway 217. (See Figure 1) The site is currently zoned for commercial /professional (C -P) uses which would permit the office and office support facilities. The Westwood Corporation is applying to rezone the site for general commercial (C -G) 1'ses which would allow the same uses as C -P zoning, but also allow other general retail uses. This study evaluated the traffic impacts from this site developed under the highest trip use that would be allowed under the C -G zoning and found the following:' • All of the key intersections in the vicinity of the site currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. • The number of vehicle trips that would be generated by uses permitted under the site's existing zoning is similar to the trips that would be generated under the C -G zoning, even under its most intense use as a general retail center, that is being requested by the Westwood Corporation. • With the addition of site - generated traffic from a possible general retail center constructed on the site, all study area intersections will continue to operate within acceptable level of servi^ a under projected 1994 conditions. Further, no off -site improvements are require to maintain acceptable levels of service beyond the already p ' ' improvements a in place by ad funded trans oz-kati��n which are scheduled led to 1994. • Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issues along Pacific Highway. A shared y Crossroads Center been de- signed ter has already . access. driveway with the Pacific Cross in both retail sites. No addi- tional and constructed to accommodate vehicles using access driveways are being proposed to serve this development. planning analysis of long term traffic conditions in the vicinity of the site A Tannin level • ana sis o site it not substantially increase traffic above g indicates. that rezoning the s�te to C -G will n be generated under its current C -P zonin zoning vu b • In addition, with commercial al uses most of the trips to the site would likely, come from vehicles o P already on the roadway as part of another trip purpose such as going to /from work. In contrast, if the site is developed under C -P zoning, typical. uses such as general or medical offices will generate single purpose trips. Consequently; the number of new vehicle miles of travel that would be enerated b the development' of this site g Y should be less tinder C -G the objectives o zoning compared with C -P zoning Thus, rezoning the site to C-G zoning n g i s consi stent with Oregon' t.i Tra* sportation Rule regarding rezoning of sites. Kitteiscn s :rociate.; Inc ;z IP 1 1 February 1993 Westwood: Pacific Crossroads Annex Introduction ntroduction SCOPE OF THE REPORT The purpose, of this report is to provide an assessment of the expected on -site and off -site transportation impacts associated with the construction of retail uses along Highway 99W (Pacific Highway) in Tigard, Oregon. The site is located on a vacant parcel that is generally bounded by the Pacific Crossroads Center to the east, Highway 99W to the south, a Chevron service station to the west, and existing residences to the north. Figure 1 identifies the existing road system within the area surrounding the proposed site. Specific traffic related issues discussed in this report include: Existing land use and traffic conditions in the project study area. Trip generation estimates for development of the site under its existing zoning, the proposed zoning, and with the proposed site plan. Access design and location analysis for the site The traffic impact of developing the site under the maximum trip generating use allowed under the proposed zoning on 1994 p.m. peak hour operations at the key intersections within the site vicinity and site driveways, • The impact of rezoning the site to C-G on the future. 20 year Transportation Plan for the area and the potential of revising the access scheme for the site. PROJECT DESCRIPTION Current site. plans call for the construction of a retail outlet containing approximately ; 30,000 square feet of gross leasable floor area. The proposed development site is currently vacant. Access to th e site will be provide through an existing driveway shared with the adjacent Pacific Crossroads Shopping Center. y Commercial-Professional which permits general offices, The, site is currently other business-related se uses such as en . developer desires to rezone the site to C-G vp medical offices, and services. The de activities are expected maximize the long -term flexib�l�ty site. Initial 1993 with occupancy in 1994, Th the s . construction to begin in �'. to niax of co . , �;: � Corporation is applying to rezone this t e,,� woad Co oration .199 p y e .�V site to General- Con�unercial which would permit the construction of general retail uses: Aittelso z etc A to irttes, Iris, PACIFIC „ CROSSROADS SHOPPING CTR. 1., WESTWOOD PACIFIC CROSSROADS ANNEX FEBRUARY 1993 LEGIBILITY T IP 1 tit Wy February 1993 Westwood: Pacific Crossroads Annex Existing Conditions Existing Conditions SITE CONDITIONS AND ADJACENT LAND USES The project site is 2.5 acres of currently vacant land. Therefore, it generates negligible volumes of traffic. The land area to the west of the site contains a service station. Additional vacant land and several single family residence are located immediately to the north of the site that have access to Pfaffle Avenue. Immediately east of the site is the Pacific Crossroads Shopping Center. the south is Highway 99W (Pacific Highway). STUDY AREA The study area was defined as inclusive of the site access driveways, Pacific Highway from SW 78th Avenue west to the northbound ramps to Highway 217, and SW 78th Avenue from Pacific Highway to Pfaffle Street. TRANSPORTATION FACILITIES' The primary roadways providing a ccess to the general area of the site include Highway W , and Highway 217 as shown on Figure 1. SW 78th Ave nue is a local street. In addition, a -has been funded to connect SW 78th Avenue with SW Dartmouth Street as shown in Figure 1. This extension will serve as a minor collector for the area south of Highway 99W. PEDESTRIAN AND ®ICYCL.E ACTIVITY Field observations at the proposed site vicinity during the .m peak hour showed very little Y g P P pedestrian or bicycle activity throughout the study area. It is expected that all of the proposed P Y development options will have a minimal impact on these travel modes. TRANSIT FACILATiES Tri -Met provides fixed route transit service along Highway 99W. Route #12, Barbur Blvd. operates regularly scheduled, all-day service between King City and Downtown Portland via Tigard Transit Center, Barbur Transit Center, and the Burlingame Transit Center Peak ". hour extetsions of this service serve the City of Sherwood on the southwest end of the route. During the a.m. peak period (7 :00 - 9 :00), service is provided from the Tigard Transit Center at headway which vary from 4 to 15 minutes. During the p.m. peak period p ary minutes. During P P p od (4.OQ 6:00), service is provided both on a local basis and an express basis between Downtown Portland and the Barbur Transit Center, which results in a combined headway which varies between 3 minutes and 15 minutes. Transit service at this level is consider to be extremely good. TRAFFIC VOLUMES ' AND PE HOUR OPERATIONS Since the weekday p peak hour is the time period when the greatest total, traffic demands are placed on the surrounding street system, this was the time p riod that was used in all subsequent analyses. The p +m, peak would be the most critical time period for traffic associated with both ffice- related and commercial uses in the study are Eft e��aence has shown` that while retail o �' P K atelso & Associdtes, I :Yc February 1993 Westwood: Pacific Crossroads Annex Existing Conditions center traffic by itself may be as much as 50 percent heavier later in the ::vening or on weekends, the combination of normal on- street traffic and retail center generated traffic is typically at its maximum during the weekday evening peak hour period. Existing weekday p.m. peak hour traffic volumes were counted at the following locations: 1. SW 78th Avenue (Future Dartmouth St.) /Highway 99W 2. Highway 217 Northbound Ramps/Highway 99W 3. Highway 99W /Pacific Crossroads Center west driveway 4. Highway 99W /Pacific Crossroads Center east driveway 5. SW 78th Avenue /Pacific Crossroads Center 6. SW 78th Avenue /Pfaffle Street These manual traffic counts were conducted between the hours of 4:00 p.m. and 6:00 p.m. during mid -week days in January 1993. These two -hour observations revealed that the weekday peak hour occurs from 4:30 -5 :30 p.m. The existing traffic volumes are shown in Figure 2. Current Levels of Service LOS analyses (LOS) y ' All Level of Service described in thi s report were performed in accordance with the procedures described in the 1985 Highway Capacity Manual. % A description of the LOS Concept and the criteria which determine LOS is provided in Appendix A. Copies of the analysis forms are on file and will be made available upon request. In order to assure that this analysis is p procedures use the peak 15 minute period flow rate during based upon conditions, these. rocedures us the evening peak hour in their evaluation of all intersection levels of service. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of each average weekday, For the remainder of each weekday and throughout the weekends, traffic conditions within the study impact area are likely to be better than that described in this report. At signalized intersections, LOS "D" or better is considered acceptable. At unsignalized intersections, LOS "E" is considered acceptable. It should also be noted that the procedures to estimate LOS at unsignalized intei'sec Lions are very conservative and do not account for special conditions such as gaps created for side street vehicles when main street traffic flows in distinct platoons. Table 1 identifies the results of the LOS calculations for existing conditions at the study area intersections. As shown in the table, both the signalized intersections in the study area are operating at an acceptable level of service (LOS "B"). The unsignalized intersection along SW 78th Street also operate at good levels of service. The unsignalized driveways to /from the Pacific Crossroads Center along Highway 99W operate at LOS ``D" The most critical movement out of these driveways is the left turn maneuver to go eastbound on Highway 99W. These vehicles ' y have to wait traffic. which typically for .:gap in Highway 99W h will occur when the traffic Signal at the northbound ramps to Highway 217 or SW 78th Avenue turns red for Highway 99W, Vehicles in these driveways can make their heir maneuvers during the change intervals when. all traffic is ,y g i g � Highway stopped :aloe 99W) and When there are only minor volumes flowing from side street traffic (SW 78th Avenue), Given the long signals porn. �' g traffic signal cycle of these two signals during the p 1.1-lghway Capacity manual, Special Report 209, Transportation Research Board 1 itt elson & Associates, Iric 25.E 1 `,, 30. ' 2 glataiss d 25 1 ► o 135 i ° 85 40 20 f PACIFIC CROSSROADS SHOPPING CENTER Al It 70 J r 25 1540 moo. 1815 2® 5 PACIRC ; CROSSROADS . ANNE C FEEJRU .9 February 1993 Westwood: Pacific Crossroads Annex 'Table Existing RM Peak Hour Level of Service intersection Res. Cap. 4. SW 78th Avenue /Pacific Crossroads Access a. East Access /Highway 99W , r 6. West ._ Acc ess /Highway 99W * Average vehicle dela y at four - oa y stop interaction, v/c = 0 . 3 0 115 peak hour (approximately roximately 130 seconds), many vehicles heading eastbound on Highway 9` cW exit P � PP at the traffic . . cul the Pacific Crossroads Shopping Center onto SW 78th Street and then the turn left the of the number rather than wait at the urisignalized driveways. PP � �ssroads Shopping Center.:.'. h Appendix B reviews of gaps and capacity at the Highway 99W driveways to the Pacific Finally, special study was performed to determine if the stacking of vehicles traveling westbound �'� p Y p past y Pacific Crossroads Center. This on Highway 99 currently extends ast the west driveway to the � westbound approach from this y y located approximately 325 feet back along driveway is 1 oc maximum length of the queues extending back along this westbound approach was Tandr recorded during the p.m. peak hour. Most of . the time vehicles traveling intersection. observed and �g westbound t7 ically go through both these intersections and few vehicles are stopped the signal nal at Highway 217. The counts from this queue study found that, on average, the maximum queue g y in . icall occupy only 175 in either westbound approach lane was seven vehicles which would typ y py y g peak y by stopped along feet. Only once during the eak hour was the driveway blocked b vehicles std Highway 99W, and then for less than 30 seconds. FUNDED TRANSPORTATION IMPROVEMENTS i study • This section discusses funded. transportation improvements w the stud are which. are ,r �. discussed. previously, 7Dartmouh expected to : patterns. - Specifically, as discussed p y influence future traffic nattern�. Street w.. i ll be exte nded to connec t the 1-5 southbound on of ramps to o H.ithway 9 9W Dartmouth Street will inters ect Hi g hwa y 99W SW 78th Initiall y, mo nth Street will be constructed with a three-lane cross - section consisting of one trave l lane in each direction and a center left -turn lane. _ These improvements and the assumed intersection lane Configurations a nd controls are illustratei in Figure gure 1 and 3, Kitte1s tin & ssocgaitesk Inca' PACIFIC co CROSSROADS �►°' SHOPPING CENTER SMALL. Slab STREET WITH MINIMAL TRAFFIC FUNDED I PR V T AND ASSUMED LANE ON IG RATIO WESTWOOD �1 PACIFIC CROSSROADS ANNEX FERRUARY 1 993. ; . . Lu 1 1 February l W stwood Paci fic Crossroads Annex Traffic Impact pact Anadysis Traffic Impact n l i The impact of traffic generated by the proposed development and other uses permitted with the proposed rezoning of the Westwood site was analyzed during evening weekday peak hour as follows: Background traffic volumes on each key road segment within the study area were estimated based on observed 1993 weekday evening peak, hour conditions, traffic diversions based on the planned transportation improvements previously cited, and a recently submitted traffic study for the Cub Foods Commercial Center. The placement and line of the proposed development were confirmed. The total number of peak hour and daily trips, both in and out of the site were estimated for the current development plan as well as other "maximum intensity" land uses permitted under the site's current and proposed zoning. The travel pattern to/from adjacent retail u ses onto nearby roadways was examined to obtain an estimate of the likely directional, trip distribution pattern within the study area. ite- generated traffic predicted for the weekday p.m. peak hour was assigned to the madway network and added to background traffic volumes developed for 1994 conditions. Traffic demands on each roadway facility were.analyzed to identify any capacity or level of ser rice deficiencies under projected 1994 conditions. m Future 2015 traffic conditions (and how the change in the site's zoning would affect these volumes) were also evaluated. A detailed discussion of this methodology and the analysis results discussion gy y i its is contained in the remainder of this report. BACKGROUND VOLUME DEVELOPMENT The first step in the traffic impact analysis process is to estimate traffic volumes that would have occurred regardless of whether the ,site was constructed. A report was recently submitted to the e City of Tigard detailin g the traffic impact of a Cub Foods Commercial Center th at will be located south of the study area along Dartmouth Street.2 This study included a detailed analysis of the impact of constructing the Dartmou� other roadway improvements in the Tigard and Triangle area on `traffic volumes along Highway 99 • th Stn et extension and b +I� background � •� Y '�'. The current traffic study for the Westwood site uses the 1994b. traffic estimates from the Cub Food Study, and includes, the additional traffic generated by the Cub Foods Commercial volumes are al Center. These traffic vol shown in Figure 4. 2, Transportation Impact Study for Cub Foods Commercial Center, ;Itittelsoh & Associates} Inc. February 19 I htelson'- & Assocku s, Mc. ..L. JA. tl 1 ‘kia. . 20� x,10 . 2® 125, 1 45 tr. 95 t • •,:gym' "' ui Ul 670 200001 Xt. 5 1660 ► 1480 1765 2125 study b r . January, 1993 IITIP°‘ K �Cmmrck l C A oo i 1994 BACKGROUND TRAFFIC VOL WITH CU FOODS ' J affeasessmi WESTWOOD PACtF'1 . CROSSRoADS ANNEX. FEBRUARY '..1093.. .v, 1 1 1 1 i 1 t February 1993 Westwood: Paci,flc Crossroads Annex Traffic Impact Analysis DEVELOPMENT PLANS Current site plans call for the construction of a retail outlet containing approximately 30,000 square feet of gross leasable floor area as shown in Figure 5. The site is currently zoned for Commercial - Professional uses such as general and medical offices, and business- related services. The Westwood Corporation is proposing to rezone this site to a General - Commercial designation to permit more general retail uses. Under either zoning, the primary access to the site will be a direct access driveway to Highway 99W through an existing unsignalized driveway on the west side of the Pacific Crossroad Shopping Center. When the Pacific Crossroads Shopping Center was constructed, this driveway was designed to also accommodate traffic that would be coming to /from this adjacent parcel. In addition to using this shared driveway, vehicles to /from the Westwood site would also be able to use the other driveway accesses to the Pacific Crossroads Shopping Center. This will be particularly important for vehicles turning left out of the Westwood site, which often use the driveway onto SW 78th Avenue rather than wait for a gap in Highway 99W traffic. SITE GENERATED TiKAFFIC VOLUMES This section will consider the traffic that could be generated under typical use that, might occur on the site under both C -P and C -G zoning. Most of the uses allowed under C -P zoning are also allowed under C -G zoning. Also, up to 15 percent of the square footage constructed under C -P zoning can be general retail uses. Thus, if a 30,000 square foot office building is constructed, q general retail uses could also be constructed. It should also be noted that 4, 500 square are feet of ene given the location and setback of the site from Highway 99W, some retail uses such as a fast food restaurant would not be likely to locate on the site. Instead, the site is more amenable for a single large retail use. , Estimates of total daily and peak hour driveway volumes for a number of possible uses under the different zoning designations are presented in Table 2. These uses represent a range of develop- ment that could be constructed on the site and are based on what could be practically constructed on the site given the buildings size, and parking requirements. For example, under the C -P zoning a 35,000 square foot office building could be constructed with surface parking. A larger office development would require some of its parking to be accommodated by a deck parking lots Most of these estimates are based on trip rates from empirical observations at many similar-sized uses g United States. These empirical observations are summarized in a standard located throughout the LJiite reference, Rip Generation Report`, published by the Institute of Transportation Engineers.3 In addition, peak . dition, a traffic count was conducted during a weekday porn. peak period in February 1993 at the Tigard Office Depot store. Comparing the trip estimates shown in Table 2 indicates that the number of daily trips going to the site would be higher with retail uses permitted under the C -G zoning, but it must be kept in mind (as detailed in the next section) that 50 percent or more of traffic to many retail uses come from traffic that is already on the roadway as part of another primary trip such as going to/from work. In contrast, most the development g evelo meat that would occur under the C -P' zoning � tends to be destination oriented and would generate single purpose trips, Given this, the uses permitt ;d tinder 3, Trip Generation Report, 5th Edition; institute of Transportation Engineers (TE) 1991 k tt ►lsott & Associates lac. M1 PROPOSE WES WOOD PACIFIC CROSSROADS ANNEX E RUMY 190 0 a ro 1 1 1 1 1 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Table 2 Comparison of 'T'r'ip Generation for Different Land Uses -'ermitted with Commercial-Professional and Commercial- General Zoning Land Use (ITE code) Vehicle Trips A.M. Peak Hoar P.M. Peak Hato Commercial- Professional Zoning Size Daily Total IN OUT Total IN OUT Offir..e (710) 35,000 635 85 75 10 85 10 75 Offk with deck parking (710) 60,000 955 130 115 15 130 15 115 Medical office (720) 50,000 1,600 125 100 25 200 60 140 Post Office 732 (732) 10,000 3,500 250 125 125 350 1 75 175 Existing Office Depot Store 34,000 2++X4+i•,fA^ki3id ` i NOT � ` 9OUN '..%, 1 ED 3 150 75 75 Additional uses permitted with Commercial- General Zoning General Retail (820)* 30,000 3,350 80 50 30 305 150 155 High-Turnover rnover Restaurant (832)* u 9,000 1,845 100 50 50 150 7 75 *50% or more of the trips generated by these uses will likely come from vehicles already on the roao way the C -G zoning would not significantly increase the number of daily vehicle trips on the roadway compared to C -P zoning: Comparing a.m. per , hour trips, the uses permitted under the C -P zoning would likely generate • C-G zoning. many different types of retail stores under the C G zonm more trips than those permitted ands g. In fact, .m. different estimates indicates that opened during a.m. peak Comparing the p trip the C-G zoning will are not even 0 tined nr n h the a m eak lhours enerate more total trips, even though the number the uses permitted ands g g g percentage P g � the hi h of retail traffic that will ` would be similar. m act that retail uses will have on off-site of vehicles leaving the site woul come from vehicles already on the roadway, the x p intersections will be approximately the same as the office - related uses. ' i Finally, using the counts performed and detailed under the Existing Conditions section of this report, the trip g eneration of the Pacific Crossro ads Shopping Center r was evaluated. hcP " r currently contains approximately r, 00 square feet of general retail and a 000 square foot Arby's Arby s restaurant: Based on ITE trip rates, this Center was estimated to generate approximately p peak p : the counts performed .vehicles turned 420 :m: eak borer trips, However, t rrr►.ed indicated. that, only 290 into and out of the site, approximately 70 percent of the ITE estimate. This lower trip generation may be attributable to the uses in the Pacific Crossroads Shopping Center, the large traffic volumes ` make left turn : the abundance e of On Highway 99W that mak n movements out of the Center difficult, th undanc g Highway 99W, daily also performed at the traffic p .ail. alon �a h�a : rat' other fact,:.. . that yielded similar retail daxi traf count was driveways Pacific y. : l veways to the Pacrf�c Crossroads Shopping Center th results. These daily driveway counts were approximately 70 percent of what would have been predicted using the ITE Kittelsoiz & Associates, 1 1 1 1 1 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis trip rates. Based on these findings in this report, it is likely that the trip estimates used for retail uses for the Westwood site might be somewhat higher than what will actually occur. To conduct this traffic impact analysis, the traffic that will be generated by a general retail center containing 30,000 square feet of gross leasable area will be used. This assumption will result in the highest turn volumes at the site's driveways and have similar off: site traffic volumes (and impact) as uses permitted with C-P zoning. Analysis of Shopping Trip Noes As noted above, evaluating the traffic impacts of the proposed development on the surrounding street system, it is important to realize that for comm-K vial developments, there are different types of vehi ole trips, and that each type has a different effect on the street system. Generally, there are four basic types of trips associated with any retail /commercial development: 1. Drop -in Trips -- These retail trips already exist on the roadways that provide primary access to the new retail center and are being made for some purpose other than shopping at the proposed commercial center (for example, home -to- work). Drop -in trips do not result in any increase in background traffic volumes within the study area. In fact, the only impact of these drop -in trips occurs at the site driveway(s), where they become turning movements into and out of the proposed retail center instead of through movements. Therefore, drop -in trips have no additional effect on the road system beyond the development's driveways. 2.Divertea Trips -- These shopping trips are currently being drawn to other commer- cial activities that compete with the proposed retail center, but are redirected to when it opens. This redirect the new store wh redirection usually occurs because of an improvement in shopping convenience and proximity for the affected rivers. convenience d Diverted trips will result in an increase in traffic volumes within the immediate vicinity of the site, but will also result in a decrease in traffic volumes at other locations within the ar ea i. (i e., in areas where they used to shop). Therefore, this component of the total generated demand causes no change in the total number of vehicle trips within the area, even though it may add to the number of trips within the immediate vicinity of the site, side by diverting, . i Another sgde ben is that � tee benefit i b these trips often cause a net reduction in total vehicle miles traveled on the area -wide transportation system. This is a common sense observation, since it is . difficult to imagine that many drivers would divert to a new retail center in order to travel a greater distance than they did previously, p Trips proposed vehicle trips ec .� ri s -- In the absence of the retail centers these 3, Captured would be made by the adjoining residences, neighborhoods,; and businesses to more distrait retail centers requiring travel on major arterials and highways such as Highway 99W and Highway 217. but because s e of,t he pr eSe presence of the proposed retail center, these vehicle trips are captured and thereby prevented from traveling on the nearby arterial system. As an example, persons living in residences just to the north of the site will be able. to make at leas t some of their shopping trips by walking mode rather than by vehicle. Similarly, residents living farther away from, the proposed site will be able to satisfy their ne..:ds for retail goo& by shopping at the proposed retail center and thereby not travelling further on Hi g hwa y �4w to reach other shopping areas. The net effec t is a reduction in he Xittelsbn i.,' . soclates,, iac. 1 1 t� r February 1993 Westwood: Pacific Crossroads Annex Tr`ic Impact Analysis moun,. of traffic on � � the immediately adjoining arterial street system that offsets, to some degree, the additional traffic brought into the immediate area through the diverted trips described above. 4. New Trips These retail trips would not have been made without the existence , f the proposed retail center. Therefore, this is the only trip type that results in an . increase in the total number of vehicle trips made within the area These are also the only vehicle trips ps that represent additional vehicle miles of travel on the area -wide transportation system. Although traffic engineers have long recognized the existence of these four different types of retail trips, until recently very little research has been conducted to determine what proportion of the total retail center-generated traffic demand can be attributed to each of these trip types. The Institute of Transportatio, " migineers has published a summary of trip type investigations con - ducted across the United States tLat is useful to this analysis. According to ITE Trip Generation Report, the proportion of p.m. peak hour trips generated by a retail center that are pass -by or drop -in can be related to either the center's size or the average daily traffic volume on the roadways adjacent to the center. In the case of a general retail center containing 30,000 square feet GLA, these data indicate that as mush as 66 percent of the traffic pass-by Consequently, y, this traffic impact analysis conservative, it was assumed make thi • will come from ass -b trafr�. �.onse uen�i to ., u d that only 50 percent of the trip generated by the site were from vehicles passing by the site. The pass -by trips were assumed to corne from traffic along Highway 99W. TRIP DISTRIE3UTION/A,SIGNIVIENT The distribution site-generated trips onto the roadway system within the study impact area was estimated from of site- enerated tri . . ing Center. These counts indicate that a °r matel half of the vehicles es co om a counts taken at the Pacific Crossroads Shopping Y one from the east on Highway 99 and half from the west on High, many g Y from Pfaffle Street, but n�an of them are i►sing this street to g . (Some of these vehicles f . _. - ` c most of avoid Highway 9, W. Given the location of the Westwood site, and to force the traffic through the most critical; intersections, this. 50-50 assumption was made.) As a result of these analyses, the estimated trip distribution pattern :shown in Figure 6 was prepared. This g figure also shows the assignment roadway Approximately t p by o,� drop -in try orl�. All ass - tri s were :assumed to come fi om H onto the r��adwa ne . g nt of traffic tra :head. eastbound on Iii hwa � hides lead ►ing the site P i hwa. 99W. g y 9W were assi ned to he sie dr ve half the vehicles i y 9. assigned driveway Highway . ,'W: The other 50 percent were assigned to the Pacific Crossroads Shopping directly g free on Hfi hwa 9 P •� . .:.. PP� g +Center driveway on S jl 78th Avenue and were assumed to turn left onto Highway 99W at the traffic signal. INTERSECTION LEVELS OF SERVICE ` The background traffic volumes in Figure 4 were added to the site generated traffic volumes in ' `�� project the total volumes show in • Fi iJl.. 6 top j p :rn: peak hour traffic volumes n in �'igu fe 7. Table 3 summarizes the results of the intersection LOS analyses unde r 1,994 background condi- tions. : .. 1994 Table 4 presents the intersection LOS results for 1 traffic conditions .with. the asst�naeci retail center: results indicate that the signalized _intersection al on Hi These re along with y : on Highway 9�. p P n with the development of the Westwood site ilstill operate at acceptable levels of service even ; p its most intense use, The driveway onto Highway 99W . will operate at LOS E which is also K4tetson rt ssocaates, hicc I XX NEW TRAFFIC (XX) - PASSBY TRAFFIC WESTWOOD PACIFIC . CROSSROADS ANNEX FEBRUARY 1993 10 30 2 X125 1.00► 0 ,/'• 85 90;20 *a. 680 i_ 00 �- 85 20 30 1690 ■•• 1510 1745..4i +• 2085 1775.1► ' 4• 2115 WESTWOOD FIGURE PACIFIC 'CROSSROADS ANNE' EARIUARY '1993.. • r 1 1 elsrucli,'1993 �estwooa.acific Crossroads Annex "ra, c Impact A !ys acceptable. The operation of this driveway as well as all the through traffic along Hfighwa could be improved if the signals at'Highway 99W were better coordinated. FINAL CIRCULATIC/N The key issues addressed in this report with respect to internal circulation for the proposed development include the following: • The access driveway should provide ` clear and unobstructed access throats with maneuvers sufficient depth to ensure that parking /exit n g viers willnot create. significant conflicts with drivers entering or exiting the site. customers of the commercial center and deliver or.servic The interaction between cus delivery e vehicles should be reduced as much as possible. • The number of driveways provided to the site should be, adequate to disperse the site- generated traffic such that congestion is not likely to occur at any one driveway. A review of the current site plan demonstrates that the proposed development adequately addresses each of the issues. The primary access driveway will be a shared driveway with the Pacific Crossroads Shopping Center and will contain t. P �Y Y PP g hies lanes including two outbound (separate right and left turns) and one inbound. Based on the number of vehicles turning out of this drivewa Y uffic ent storage should provided for or at least two vehicles le s or 50 fe et. As sho wn. 0 * Pig ure 5, there is approximately 65 feet provided at the main driveway the connectioa to the Pacific Crossroads Shopping enter. e entire driveway the lot is approximately 175 feet from Highway 99W. There is an existing left turn lane on existing Highway 99W that extends d feet to accommodate vehicles turnip into the site. The relatively low back several hundred g driveway require storage g relatively a store a 'cr t volumes turning into this drivew,,i would re unre �n three vehicles or 75 feet. Further- more, special studies along Highway, 99W have found that vehicles queuing back from the Highway 99W/217 intersection do not interfere with traffic operations at this main driveway: The additional traffic from the development of the Westwood site will not significantly affect. this conclusion. In addition to this primary driveway, patrons of the Westwood site will have access to ;azio drivewa on Hi- hwa 99W a' d n a drib ewe on SV� 78th ►.venue. Based tber y g Y Y on the results of ..the capacity analysis, the peak hour vehicles tri s enerate by � ' .. P generated do not overburden any of th e ese � � site access.,.. Dints... d b the Westwood. .� P tear of the building, thus mininiizing the intetactioi between Deliveries will be made at the customers of the connnercial, center and serviceidelvery vehicles. K ttel`svn & AsSociate Inc: February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis unable S Background 1994. P.1ti! Peek Hour Level of Service with Cub Foods Commercial Center Signalized Unsignalized Delay 1. SW 78th Avenge /Highway 991N 2. Highway 217 /Highway 99W 12.7 3. Pfaffie /SW 78th Avenue 4. SW 78th Avenue /Pacific Crossroads Access 5. East Accassttfoghway 99W 6. West Access /Highway 99W 80 .�;.d.�4. * Average vehicle delay at four -way step intersection, v/c = 0.35 Tabel 4 Total Future 1994 P.M Peak Hour Level of Service with Cub Foods and General Retie Uses on Westwood Site Signalized Unsiginalizec Intersection . SW 78th Avenue /Highway 99W Delay V/C 28.i 0.95 12.8 0.74 3. Pfaffie /SW 78th Avenue 4. SW 78th Avenue /Pacific Crossroads Access 5. East Access /Highway 99V4' 6. BizMart/West Access /Highway 99W * Average vehicle delay at four -way stop intersection, v/c = 0.35 Kittelsori. & Associates, Iris. W February 1:993 Westwood: 1:'acific Crossroads Annex long Term Future Traffic is Conditions' ong Term Future Traffic C orid bons Westwood Corporation is applying to rezone the site Commercial- General which would permit a wider variety of retail uses and greater flexibility for the developer, 1Jnder the new Oregon Transportation Rule, major rezoning projects need to consider the long range impact of their traffic. The Rule requires that the 20 year Transportation Plan be examined. The Tigard Triangle Area Circulation Analysis Report conducted by ODOT developed the long range plan for this area. Its projections of 2015 traffic volumes for the surrounding area indicate that Highway 99W needs to be widened to provide 6 through lanes for traffic. It is estimated that the Highway 99W/Dartrnouth/78th Avenue intersection will operate at LOS D -E in the future even with the improvements recommended in this plan. The SW 78th Avenue leg of this intersection, which is intersection • i by •,� not critical to this the intense approach most affected b traffic from the Westwood site, i�: n intersection's capacity. At one of our meetings with ODOT it was also mentioned that at some point in the future a median may be constructed along Highway 99W and the unsignalized driveways will allow only right -in /right -out maneuvers: The Transportation Rule also requires that rezoning should be evaluated so that any additional traffic impact be accommodated in one of three ways. First, if the increase in traffic due to the rezoning is Transportation Plan may have to be g ' substantial, the Transp y the modified to accommodate t site's additional traffic. A fundin g plan must also be developed to ensure th at the roadway improvement(s) will be accomplished. A second option is to limit the new land use to the level of traffic that would have been generated by the site under its current zoning. A third option is to downzone other land to offset the increase in traffic attributed to the rezoning, As detailed in several sections of this report, the number of trips that will be generated by even the most intense uses permitted on this site with Commercial- General (C -G) zoning will result in a similar number of trips, as typical uses permitted under the site's existing zoning, g, ConuxterciPl- Professional (C -p). Moreover, most retail and commercial uses that would result from rezoning the site to C -G will result in fewer new vehicle trips on the roadway network. ne twork. Most trips ips to retail uses come vehicles already on the roadway, the majority passing b y the site as of another primary trip such as going to r wor , a many of the _developments .that. would result under C-P zoning would be office types of uses that generate primary single purpose trips. Table 2 presented a detailed comparison of the trip generation of typical land uses permitted under the two zoning designations. Based on this analysis, rezoning g d y y g site t o C-G would not, g y g. P permitted with C -G zoning may result in a significantly greater number of trips. In fact, the. uses ermttted wit result in fewer trips. In terms of the Transportation Rule, rezoning the site would not require that the Transportation Plan for this area to ibe updated, and it would also meet the general requirements of Option 2 above: Thus, rezoning'the Westwood site to C -G is not inconsistent�with Oregon's Transportation . , P ins o n Rule nor its main objective of'reducin g roadway system vehicle miles of travel, rtatio Kittetson Associates, .Thc 1 Februas'y 1993 Westwood: Pacific Crossroads Annex. onciu: ions And Recommendations Coflolusions And Recommendations Based on the results of the traffic analysis described in this report it is concluded that the Westwood site can be developed and rezoned from Cor ercial- Professional (C-P) to Commer- cial- General (C -G) while still maintaining acceptable levels of traffic service and safety within the surrounding transportation system. Specifically: • All of the study area intersections currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. The number of vehicle trips that would be generated by uses permitter under the site's proposed C -G zoning being requested by the Westwood Corporation is 'similar to the trips that ''woi id be occur under the site's existing zoning. With the addition of site - generated traffic from a possible general retail center constructed on the site (the use that would generate the most vehicle trips to the site under C-G zoning), all study area intersections will continue to operate within acceptable levels of 13ervice under projected 1994 conditions. Further, no off -site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled to be in place by 1994. Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issuesalong High way 99W. A shared access driveway with the Pacific Crossroads Center has already been designed and constructed to accommodate vehicles using both retail sites. A planning level analysis of long term traffic conditions in the vicinity of the Site zoning will not substantially onuig y "ncrease traffic indicates that rezoning the site to C -G z above what could be generated under its current C -P zoning. With the proposed commercial uses, most of the trips to the site will likely come from vehicles already on the roadway as part of another, more primary trip such as going oin to /from work. In contrast, if the site is developed under C -P zoning, typical such as general or medical offices will generate single purpose trips. Conse- quently, the number of vehicle miles of travel that would be generated by the development of this site will be less under C-G zoning compared with C -P zoning. Thus, rezonin g the site to C -G zoning meets the objectives m j of Oregon's Transporta- tion regarding `ing rezonin g of sites. 1 ' ,ueiso t & AssociateS,1r c. LEGIBILITY STRI 'elrraary .1993 Westwood: Pacific Crossroads Annex'' Appefldix Level of Service Concept Level of Service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by, other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various LOS from A to Eal Table Al Level of Service Definitions (Signalized Intersections) Level of, Service Average Delays per Vehicle > to Minor Street Very low i extremely y favorable, most vehicles arrive during the green phase. Most v when s do not stop average stopped delay, less than five seconds p per vehicle. This occurs most g g p vehicles do not stop at all. Short cycle lengths may also contribute to low delay. Average stop delay is in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles sto P than for a LOS A, causing higher levels of average delay. Average stopped delay is in the range of 15.1 to 25.0 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehiclesstopping Is significant at this level, although many still p ass thr ough the intersection without stoppint,l. Average stopped delays are in the range of A ".51 to 40.9 seconds per vehicle. The influence of congestion becomes more noticeable. Longer delays may result from some combination of and va ble progression, long cycle length, ciingh volume/capacity individual ratios. Many vehicles stop, unfavaora or high �olurrt proportion stopping tl cycle failures are noticable. 0 ortion of vehicles not Average stopped of acceptable de a the rang dela values generally poor progression, lc�ng be the limit of a Y lay.1"hese high delay g ally n vehi delays are a of 401 to 60 0 secon s e siesta is is considered to Ce cycle; lengths, and high volum %apacity ratios: Individual cycle failures are frequentoccurances. Average stop delay is in excess of 60 seconds per Vehicle: This is considered to be unacceptable.' to most drivers:: This condition often occurs with over saturation. may also occur at high. volume /capacity ratios below 100 With ,Many individual cycle failures Poor progression and long cycle lengths May also be .contributing causes to such high delay levels. al Most of the material in this appendix is adapted from the T`ranspor'tation itescarchr Board, hi'rghvwtay Capacity , Manual; Special Report 209 (1935 ) . Astielsort & Assoes esi, It c, February 1993 Westwood: Pacific Crossroads Annex Table A2 Level -of- Service Criteria for Signalized Intersections Stopped Delay ,per VshiCle (Seconds; s 6.0 � soctns Signalized Intersections The six LOS grades are described qualitatively for signalized intersections. in Table Al. Add - tionally, Table A2 identifies the relationship between level of service and average stopped delay per generally p the minimum vehicle. ; Using this definition, a "D" LOS is e�erali represent res ant acceptable design standard. considered nsi ere p g ,k`attexson do Assn datesi Inc.. e Ibebruary 1993 WesrYood: Pacific Cros3'roads Annex • ppend'ixa Table 'A3 ; snore, l Level of Service Deacri tions fcr Linfolfinallzed Intersecticna LeVol of Service Average Delay'. per Vehicle to Minor Street A. Nearly all drivers find freedom of operation. Very seldom is there more than one vehicle in the queue. Some drivers begin to consider the delay an inar nvenience. Occasionally there is more than one vehicle in 'Me queue Many times there iel more than one vehicle in the queile. Most drivers feel restricted, but not objectionably ov: Often there is more than one vehicle in the queue. Divers feel quite restricted. Represents a condition in which the demand is near or equal to the probable maximum norntror of vehicles that can be accomodated by the movement. There is almost always more than one vehicle in the queue. Drivers find the delays approaching intolerable levels. Forced flow. Represents an intersection failure condition that is caused by geometric and /or operational' constraints external to the intersection. Unsignallzed Inte: sections The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 • Highway p methodology calculating y stop-con- trolled hwa Capacity Manual includes a xnethodolo for calculatin the LOS at two -wa sto ...for trolled i ntersecti ons. For these unsignalized intersections, LOS is defined differently than signalized intersections in that it is based upon the concept of `Reserve Capacity" (i.e., that g hourly capacity A qualitative description of the various ourl that is not used). service levels associated with an unsignalized intersection is presented in Table A3. A quantita- tive q tive definition of LOS for an unsignalized intersection is presented in Table A4. kitte%eti do Associates, 1no -a� February 1993 Westwood: Pacific. Crossroads Annex Appendix A Table A4 Level -of- Service Criteria for Unsig naiized intersections Reserve Capacity Level of Service Expected Delay to h lirlor (pcph) Street Traffic 5 400 300 -399 200 -299 100- 199 A 13 Little or no delay Short traffic delays Average traffic delays 0 -99 Long traffic delays Very long traffic delays When demand '4olume exceeds the capacity of the lane, extreme delays will be encountered with queueing which may cause severe congestion affecting other traffic nnovementc in the intersection. This condition usually warrants improvement to the intersection. The reserve capacity concept applies only to an individual traffic movement or to shared lane movements. Once the LOS, capacity, and expected delay of all the individual movements has • can be made. Normally, the movement been calculated, an overall evaluation of the lntersectlon c having, the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. An "E" LOS is generally considered to represent the minimum acceptable design standard. with ' ' � methodology is very procedure x115 rrleth od .g indicates t gy ry Past experience might P with the unsl nahzed . . g conservative in that it tends to over - estimate the magnitude of any potential .problems that fit exist. This is especially true for minor street left -turn movements. For example, the Highway Capacity Manual methodology does not take into, account the effects of vehicle flow platoons that result from upstream s gnalization. Vehicles traveling in platoons tend to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal. Therefore, the results of an y � unsi nalized intersection analysis should be reviewed with this g y, LOS E for the minor street left turn movement is considered to be thought in mind. unsignalized intersection, although it also indicates that the need for signaliza- acce table for an g P tion should be investigated. Kitielso & Associates,1ncy J 4 1 February 1993 Westwood: Pacific Crossroads Annex Appendix A Table AS (AU-way Stop Controlled Inter Level of Service Definitions ( y p Intersections) Level of Service Averagg Delay per Vehicle to Minor/ Street <:5 Seconds 5 to 10 Seconds 10 to 20 Seconds 20 to 30 Seconds 30 to 45 Seconds 45 Seconds All -Way Stop Controlled Intersections p procedure analysis all-way stop controlled There is no accepted rocedure for a level of service anal. Th - a fourlwa of three-way o controlled intersection. procedure determining LOS for y y p The rocedure need for intersection g methodology, which intersection differs from that described for unsignalized intersections. This � orhtation Research . , . tee of the Transportation being reviewed by the Unsignahzed Intersection... Committee ways observed a�� all-way stop controlled Board, uses a capacity estimation method based on head ways incorporate important in the western. United States. The procedure mco orate several im octant variables, including volumes distribution, number of lanes on each approach, and the percentage of right and left turns at the intersection. Intersection performance is measured in parameters similar to signalized iintersections. delay, Level of Service using a scale of g `t „ : volume-to-capacity ratio, and rote section is calculated using the "A" through, F Approach delay on any given leg of the g following equation: D =cxp 3.8 x —e- < 5 e ``Where —, D = vehicle delay on a given approach (sec /veh) SST = ruhtect approach volume (vph) C = calculated approach capacity (vph) exp base of natural logarithms In this equation, the quantity S/C is simply the volume -to- capacity ratio on the approach under consideration. Table.. .ti, j5, presents the LO S criteria for al l l-Way sto controlled intersections. ctlans: a2 K te,Michael, Estinating Capactty and bold y di art All-Way Stop,, .ontro led Intersectwoni University of Idaho,' Department ofCivil Engineering Research Report September 1980 I ctteIson & As ocdates Inc" v. 0 i 1 February 1993 Westwood: Pacific Crossroads Annex APPENDIX B APPENDIX Modified Unsignalized !Intersection Capacity Analysis for Evaluating tine Left 'ibm Movements to /from Driveways Along Highway 99W Several studies have found that the method for analyzing the capacity at unsignalized intersecons detailed in the Highway Capacity Manual (HCM) is very conservative and can significantly intersection's capacity. One of the key assumptions underestimate an in ns in this procedure is that . vehicles coming to the he intersection are randomly arriving at this location. This assumption may g randoml be appropriate for intersections along long stretches of roadways that have many other intersec- tions and driveways. However, at intersections that are adjacent to traffic signals with few or no other intervening intersections or driveways, traffic flow will be controlled by the timing of the nearby traffic signal. If this is the case, Appendix I (If Chapter 10, Unsignalized Intersections, in g PP the Highway Capacity Manual describes a modified capacity analysis procedure to apply. Briefly, the capacity of each traffic flow scenario that is defined by the different phases of the nearby traffic signal(s) should be determined separately. The total intersection capacity is computed by factoring these separate traffic volumes for the actual i percent they occur. The potential capacity derived under each scenario also has to be factored and then added t g p ercent o .the hour the will capacity d . together to compute the final total available gaps. In addition, the intersection capacity should also be increased for ga p s that will ' ` be created by the traffic signal change intervals (yellow plus all -red phases) when all the vehicles at the nearby signalized intersection are stopped This special situation exists at the unsignalized driveways to the Pacific Crossroads Center and the Westwood site along Pacific Highway. If the traffic volumes for this intersection are directly used in an HCM evaluation, the results would be that the minor street eft turn movements will "F" which indicates that there are not available gaps ps for additional . ditio�al vehicles. However, traffic '1 operate at Level of Service (LOS) ) is counts and field observations indicate that there are gaps for more vehicles to make this maneuver. The traffic signals at the Highway 99W /78th Avenue and Highway 99W/Highway 217 N% Ramp intersections control the flow of along Highway 99W and create defined periods when there are available gaps. Most of the time they operate on a regular pattern and green time is given t . (78th and Highway 217 ramps) at side streets 78th p g given to the si. approximately the same time. It is during this period that most of the large gaps s occ r. p g g p u Based on the traffic voluines shown in this report and the assumptions detailed, above from the HCM, the capacity of the driveways along Highway 99W was calculated. This section contains one example of this calculation. alculation. The example calculation will be the most critical movements, the left turn out of and into the west driveway with full buildout of the Westwood site with general (30,000 leasable ' 0 s ware feet gross b1e area).... The separate phases as shown in Figure B.1: retail uses 30,00 9 To conduct the capacity s pacity analyses, �� along Highway adjusted based on the percent ` of the cycle that the. actual flow. Thus, the volumes during ere ad ust 2 (This is a simple divided by Y they y Phase 1 were 0.75 and during . 2 were, divided by 0.25. ( mple representation of and the volumes Phase the a.ctual._si signal phasing. There is an additional Phase when M j Highway 99W left p p g hen t e eastbound Hi turn phase s operating During this phase there would be no traffic flowing westbound on Highway 99W. Consequently, this simplified method would slightly undereistimate gaps in traffic along Highway 99W.) itterson' c As5`odrat s Inc, • separate 1-1C■ unsignatized intersection capacity run was performed for each of these traffic flow scenarios and their results are shown. on Table B. -1. Table ;VV.2 shows how the total intersection, capacity is computed based on the results in the Table p. 1. This special analysis demonstrates that because of the additional gaps in traffic that will be cased by the nearby signals, the critical left turn movements from the Westwood/Pacific Crossroad t "enter west driveway will operate. at LOSE The left turn movement into this driveway will operate atLOS D. The capacity, of the existing traffic and future background traffic conditions were computed in a similar manner. l ittedson & A sodiates,1"nc A I II TRAFFIC FLOW ALONG H BASE ON VOL !N FI WESTWOOD PACIFIC CROSSROADS. ANNEX FEBRUARY 1993 February 1993 Westwood: Pacific Crossroads Annex APPENDIX B TABLE B.1 Traffic Volumes and Potential Capacity Results At Westwood Driveway Phase 1: Through Traffic on Highway 99W (75 % of Cycle) Movement Adjustment* Hourly Volume ** Highway 99W Eastbound Westbound Left Turn 35 1.0 35 Right Turn 105 1.0 105 Capacity of Left Turn From Westwood Driveway Capacity of Left Turn into Westwood Driveway 177 Phase 2: Side Street Traffic along Highway 99W (20 % of Cycle) Movement � Volume Adjustment* Hourly Volume ** Westwood /Pacific Crossroads Driveway Left Turns Capacity of Left Turn. From Westwood Driveway 8 yorlaransossonsmamintsmosmara Capacity of Left Turn into Westwood Driveway 1$0 * Percent of hour or green time per cycle that this traffic volume will actually be flowing i ** Effective hourly volume is the actual volume divided by the adjustment factor. kittetso n i ct Associate's, February 1993 Westwood'Paci, fic Crossroads Annex APPENDIX B TABLE B.2 Capacity of Left Turn Movement from Westwood Driveway Side Streets During Signal Change Intervals (Yellow plus Ail -Red): Based on 130 sec. cycle length, 3600 sec /130= 28 intervals and 1.5 vehicles can make mamma) TOTAL 83 Conclusion: Peak left turn volume is 3S. Thus, reserve capacity is at least 83 - 35 = 3g' or LOS E. TABLE B.3 Capacity of Left Turn Movement into Westwood Driveway Traffic Phase Potential Percent Actual Capacity of Capacity Cycle Highway 99W 177 75 133 Through Side Streets 180 20 36 During Signal Change Intervals' (Yellow plus 42 All -Red): Based on 130 sec. cycle length, 3600 sec /130= 28 intervals and 1.5 vehicles can make maneuver) TOTAL Conclusion: Peak left turn volume is 100. capacity is at least 211-100= 111 or' LOS 'D' �i rf Associathit, Applicant: WESTWOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Avenue Portland, Oregon 97201-4897 February 1993 prepared by: WESTVVOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Avenue ortland, Oregon 97201-4897 APPROVAL CRITERIA A. Statewide Planning Goals B. Comprehensive Plan Policies III. EVIDENCE OF CHANGE OR MISTAKE V. SUMMARY V. ATTACHMENTS A. Sample Site Plans/Vicinity Map B. Zoning Map C. Traffic Study (March 1, 1993) • • This is a proposal change the Comprehensive Plan designation and the corresponding zoning from Professional Commercial to General Commercial The site is located on S.W. Pacific Highway between the existing Chevron service station to the west and Pacific Crossroads Shopping Center to the east, both of which are zoned C-G. The property consists of approximately 2.53 acres. This 2.53 acre parcel will be created (through a lot line adjustMent) out of several parcels that now contain about 4.43 acres and that are presendy classified as C-P. It is our intention to leave the retaining 1.90 acres zoned C-P. The demand for space Watt C-0 in the immediate area has been and remains strong. Westwood Corporation developed the adjacent Pacific Crossroads Shopping Center in 1984, The center has always had a very low vacancy rate, and the area continues to generate a lot of interest from potential retail tenants who require General Cormnercial zoning. By ecutrast, the land now zoned C-P that is the subject of this proposal has bout on the market for more than two years and there have been no purchase offers made or expressions of interest for a use allowed under that zoning. Furthermore, Applicant understands that MOSt amendments to the Comprehensive Plan have involved changing land designated Professional Comtaercial to other designations, and that within the City there is an overabundance of land vaned C-P that has not been developing. ft• ••■ 1 14, .11. (?...VAL CRITERIA The Community Development Code provides criteria for approval of the Plan Map/Zoning amendments. 1The items. requested by staff are reviewed in the , following section: A. Statewide, Goal No. 9 - Diversib and improve the economy of the community fine the Refining Goals state. We believe that the proposed zoning reclassification will create a more diversified opportunity for smalt, businesses that are not allowed in the professional commercial zone. Typically, these types of businesses prefer a free standing location on a well travelled street. The general commercial zoning will allow those types of uses which will utilize the property to its highest and best use as well as provide the greatest potential for business success. We support diversification and believe that goal is most likely to be achieved if certain areas contain consistent uses. Specifically, Pacific Highway is primarily commercial and i likely to continue to attract other retail uses. The C-P zoning of this parcel, and an office development under that wail's (which as noted below, is not likely to occur in the near future), actually create potential conflicts, particularly with respect to traffic. Moreover, the failure for many years to develop this parcel for any use permitted under the C-P zone, shows that present zoning is not achieving this goal of improving the economy. Goal No. 12 - Provide and encourage a safe, convenient aid economic transportation system. We believe that the transportation element is satisfied because S.W. Pacific Highway is a state highway with two lanes in each direction and an ample left turn median in the middle. We will not be asking for any additional curb cuts but will share the existing one that accesses the Pacific Crossroads Center. Sharing access is an important goal of the Transportation Planning Department; the single existing curb cut will help assure safe ingress and egress to two individual pieces of property. We also believe that the traffic generated by any additional uses (primarily retail) that would be permitted under the C-6 zone will be no greater than, and in fact may be less than, the traffic generated by uses now permitted under the existing C-P zone. The maximum lot coverage (85%) and height (45 feet) are the same in both zoning classifications. However, the maximum size of an office building, which is now permitted under the, C-P zone, would be much greater than the likely maximum size of a retail building, which would be permitted under the C-0 zone. This is because the office building could be as as three stories, thus permitting up to 51,000 square feet (as shown in the analysis below); by contrast, the retail building would Cririly be one story, and the maximum size would thus be about 30,000 square feet. Because the ofrice building would be larger, the number of trips generated would also be greater, as is also shown below. That is why we believe the change from C-P zone to C-0 zone Would not have any negative traffic impact. II p 1 1 Give Proiect;S Total land area - 2.53 acres (110,207 square feet uare F - 3 stories with 17,000 sq. ;ft. footprint ' 17,000 • Parking: 4 :1 ratio -204 cars @ 350 ere:, h 71,400 - Landscaping: 15% .of total area 16,531 - Sidewalks, receiving /shipping, ;garb/4e 5,,276 110,207 Ta„`ic Generation The following calculations are taken from the Washington County Traffic Impact Sheet dated October 29, 1990, which calculates weekday average trips for the different types of uses. The City of Tigard uses this same Traffic Impact Sheet in determining T.I.F. fees. Examples of two aInerea yes of permitted uses in each zoning classification: C -P Zone - Office/Post Office (51,000 square feet) a. Government office building: 68.93 trips/TGSF: 51 x 68.93 = 3,515 trips b. Post office: 86.78 tripsfTGSF: 51 x 86.78 = 4,426 trips • C -G Zone'- Retail /Restaurant (30,000 square feet*) a. Speci?1ty retail center: 40.68 trips/TGSF: 30 x 40.68 = 1,220 trips b. Shopping center under 50,000 square feet: 94.71 trips/TGSF: 30 x 94.71 = 2,841 trips e. High turnover sit -down restaurant: 100 trips/TGSF: 9,24' x 100 = 920 trips Note: We used 9,200 square feet for the TGSF calculation for the restaurant because a typical free- standing sit -down restaurant (such as an Olive Garden ) is between 8,000 and 9,200 square feet. or Red Lo bster �s This analysis shows that uses already permitted under the C -P zone would likely generate more traffic than retail or restaurant uses that would'- permitted under the C -G zone. Thus, the zone change should have negative transportation impact ------ omprehensive Plan Policy 5.1.1 Plan Policios The plan amendment wt)uld al!ow a wider range of businesses to occupy the site thus increasing the potential for local jobs and creating more diversity than the C-P zone would allow. Plan Policy 5.1.4 The plan amendment that we are seeking would leave a buffer zone of C-P activity between the C-G zone and the residential zoning to the north. This buffer, along with the existing street (Pfaffle) should provide a maximum of protection for nearby residences from any disturInnces related to uses in the CG zone. Plan Policy 7.1.2 The area is adequately served by all the utilities including sanitary sewer, storm sewer, water, electrical power, telephone and natural gas. Plan Policy 8.1.1 For this d)velopment we would not be asking for or requiring an ad itieneel curb cut. This development will share an access point with the adjacent retail development to the east (Pacific Crossroads Shopping Center). This shared access point provides a unique opportunity; an easement agreement executed several years ago allows the subject property and the adjacent Pacific Crossroads Shopping Center (which is owned by an entity related to the applicant) to jointly use the access phit. It seems likely, however, that an office development under the C-P zoning would create adverse impacts on this access point and could maximize traffic going into and out of the office project at peak rush hours on Pacific Highway. Also, we have previously shown that the retail development most likely will not have any greater overall impact or the street system than uses allowed in the existing C-P zone. Set., the traffic study prepared by Kittleson and Asso.gates, which will be submitted by March 1, 1993. Plan Policy 8.1.3 a, This development will but a public street. b. There was a dedication that included this access point at the time we developed the adjacent Pacific Crossroads Shopping Center to the east in 1984. d. Westwood constructed new cub-siiclevvalks-approaches and storm systems at the tithe we developed F'acifie Crossroads in 1984. e. This development will incorporate all of the AI)A and handicapped requirements. The approach and improvements to Pacific Highway are in place and are intended to be lett as is. The improvements were designed and approved during the adjacent deveitopment and were intended to serve this property when it was developed. ti Plan Policy 8.2•1 We believe this policy is satisfied because the development is adjacent: to improved transit way and is presently 'sec�ied by Tri -Met. n Policy 12.2.1 • i Profession sional C The criteria, for General Commercial and �s very similar. For example, the criteria sunder the identical. The criteria for location are very similar: both designations state that the development is not to be bordered by residential districts on more than two sides .(the subject property would have no adjacent residential district). The C -P criteria states that the comprehensive plan map fixes the boundaries of the C P area. The criteria for access are identical with the exception that under a C, designation, the site is to have direct access to a major collector or arterial street, which is the cese here. Also, required is public ti nsportation to the site, Ivhich exists here. The criteria for site characteristics` are identical for both C a designations, and we meet the criteria. The criteria for impact assessment are identical with the exception that under the C•G designation the scale of the project must be compatible with surrounding uses. We certainly think that we meet this requirement due to the fact we have C -G uses on both sides of the subject property. rnitnercial zoning ,are eading of scale . tre .p .` e site is fully served with all the required utilities: • Mistake The original inclusion of the subject property within the Profesoial Commercia designation jn the Comprehensive Plan (and corresponding C-P zoning) may have been a mistake. Parcels on either side are General Couullercialf as i most of the property along 1)aeifie Highway, Although the subject property 'Was included in the Professional Commercial designation together with the Cieneral Motors property to the west (and with the parcels " behind the subject property that are on Pfaffle Street and will remain zoned C-P), the shape and size of the property and its frontage on Pacific Highway are factors that, in Applicant's view, would have made designation as General Commercial more logical and cc)nsistent with adjacent properties and with likely development. Change of Circansskinces Since the Comprehensive Plan was adopted and he subject property was designated Professional Commercial, the market has changed substantially and development of the type of office project most likely to be developed on land zoned C-P has decreased substantially in this area. Continuing difficulties in financing new construction of suburban office buildings 'flakes such a development even less likely in the near future. The subject property has been marketed for sale for more than two years, yet there has not to our knowledge been a single purchase offer or any other expression of interest in use of the property under the C-P zone, As the City is aware, most amendments to the Con,prehensive Plan have involved changes from C-P to some othet designation. Applicant understands that the City has an overabundance of land zoned C-P that has not been developed. By contrast, we helieve the retail market in this area is strong;Consuiners have supported retail goods and service§ in 'bi)th, existing and nevki,buSinesSeS. Newer retail, developments have had high occupancy rates,H.'and retailers have succeeded because of the residents 'dtsire-fat their goods d tervies.:.*0 believe there continues to be strong interest in reai1 developirieht:by.retailerS. and their cusioters. Thus, the continued strdag demand for .ittait use, , .„ reflecting ,a 'change, in market conditions since Ohe property was ,origmally, zoned C-P- makes a change to General COintilerdial: appropriate at For the reasons stated above,: Westwood believes the property classificatiOn should be changed to General Commercial. This elassificition,iiiii allow more flexibility and diversity in achieving Goal No. 9 (diversity and improve the economy of the commun'ity and the 'State). Westwood believes that Pacific , Highway is the arterial that should provide the access routes to viabl-pnd,' tlariving economic centers. This property falls within the existin4,,,and future, etail hub at the east end of the city.,When,the Tigard Triangle develops he General Commercial district and all of the various types of business enterprises that it allows, will certainly make this an economic magnet for a tiultitude of retail businesses. , , ' LEGIBILITY STRIP [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] Applicant: 'WESTWOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Avenue Portland, Oregon 97201 -4897 WES`WOOD CORPORATION DEVELOPERS & CONTRACTORS 3030 SW Moody Avenue Portland, Oregon 97201 -4897 •••INTRQPI4CTI9.0..:404:::OACKOROON. A. Statewide Planning Goals 6. Comprehensive Plan' Policies III. EVIDENCE OF CHANGE OR MISTAKE • .1 • tern This is a :proposal to change'_:the Comprehensive Plan designation "and ahe, corresponding zoning from Professional Commercial. to General Commercial:, Thee site is located on S.W. Pacific Highway between the existing Chevron service station to the west and Pacific: Crossroads Shopping Center to the east, ;both of which _are zoned C-G. The property consists .o�f. approximately 2.5. parcel . ug acres. This 2.53 acre ; will be created (through a lot line adjustment) out of several parcels that now contain about 4.43 acres and that are presently classified as C -P. It is our intention to leave the remaining 1.90 acres zoned C -P.' The 'demand for space. zoned , C -G in the immediate area has been and remains` strong. Westwood "Corporation : developed the adjacent Pacific Crossroads Shopping Center in 1984. The center has always, ha! " a very 'low vacancy rate, , and the area continues to generate a lot of interest from potential retail tenants who require General Commercial zoning. By contrast, the land now zoned C-P that is the subject of this proposal has been on the market for more than two yet,rs and there have been no purchase offers made interest • or expressions of interest fora use allowed under that zoning. Furthermore, Applicant understands that most amendments to the Comprehensive Plan have designated Professional Commercial to other involved changing land desi ated Pa�fess designations, and that within the City there is an overabundance of land zoned C -P, that has not been developing. 11. RQVA I CRITERIA The Community Development Code provides criteria for apprm'al of the Plan Map /Zoning amendments. ."ii The items requested by staff are reviewed in the following section: e Goal No. li - Diverse and rave the economy A. Statewide � ; f,� im�r y o, he community and tFu Planning Goals { state. We believe that the proposed zoning reclassification will create a more diversified opportunity for small businesses that are not allowed in the professional commercial zone. Typically, these types of businesses prefer a free standing location on a well travelled street. The general commercial gi types of uses which will utilize the property to its zoning wil! allow those whi highest and best use as well as provide the greatest potential for business success. We support diversification and believe that goal is most likel y to be achieved if certain areas contain consistent uses. Specifically, Pacific Highway is primarily likely y commercial and is. bike! to continue to attract other retail uses. The C -P zoning of this parcel, and an office development under that zoning (which as noted below, is likely to occur in the near future) , actually create potential conflicts, p art c°arl with respect to traffic. Moreover, the many rs to develop this parcel for any use permitted under the failure for inari p p y •=1)" zo'e�, shows that present zoning is not achieving this goal of improving the economy. Goal No. 12 encourage Provide and fa , and ro S e a safe, convenient and economic transportation sstem. We believe that the transportation element is satisfied because S.W. Pacific Highway is a state highway with two lanes in each dire. c ti on and an ample left turn median in the middle. We will not be asking for any additional curb cuts but will share the existing one that accesses the Pacific Crossroads Center.: of the Transportation Planning Sharing p f: De ar�tment. access is an P g ping ac' the single existing curb cut will help assure safe ingress g g p gr and egress to two individual pieces of property. We also believe that the traffic generated by any additional uses (primarily retail) that would be permitted under the C-G zone will be no greater than, and in fact may be less than, the traffic generated by uses now permitted under the existing C -P zone. The maximum lot Coverage (85 %) and height (45 feet) are the same in both zoning classifications. However, the maximum size of an office building, which is now permitted under the C -P zone, would be touch greater than the likely maximum size of a retail building, which would be permitted under the C -G zone, This is because the office, building could be as high as three stories.; thus 'permitting up to. 51,000 square feet,(as shows in the analysis 'below), by ontrast, the retail building would only be Because the the maximum size would. thus q one story and th y� . s be abo�ttt 3�,�QCI► ,Squire feet office building would be larger, the number of trips, generated would also be greater, as is also shown below , 'hz is Why W0,, believe change :from C -P zone to C -G zone would not have any ,'negative traffic impact. r 1/4 • .,..' Qtactrjrstimc....c72202 Total land area - 2.53 acres (110,207 square feet) soilutag ‘'w - 3 stories with 17,000 sq. f,V, footprint r 17,000 - Parking: 4:1 ratio=2,04•ms at 350 each 71,400. Landscaping: 15% of total area " 16,531 - Sidewalks, receivini;/sliippiag, garbage ' 110,207 Traffic Generation The following calculations are taken from the Washington County Traffic Impact Sheet dated October 29, 1990, which calci.iltites weekday average trips for the different types of uses. 'The City of Tigard uses this same TrafIfie Impact Sheet in deterirlinifig T.I.F. fees. Example,s of two different types of permitted uses in each zoning classification: • C-P Zone - Office/Post Office (51,000 square feet) a. Cl'overiurient office building: 68.93 tripsrfGSF: 51 x 68.93 = 3,515 trips b. Post office: 86.78 (,riosrTGSF: n x 86.78 4,426 trips 2. CG Zone - R.etailiRestaurant (30,000 square feet) a. Specialty retail center: 94.71 trips/TGSF: 30 x 94.71 = 2,841 trips 40.68 trips/TGSF: 30 z 40.68 = 1,220 trips b. Shopping center under 50,000 square feet: * Note: We used 9,200 square feet for the TGSF calculation tkor the restaurant 100 trips/TGSF: 9.2* x 100 = 920 trips c. High turnover sit-down? restgiurant: or Red Lobster) is between 8,000 anti 9,200 square feet. because a typical free-stap_ding sit-down restaurant (such as an Olive Garden This analysis that uses already porrnitted under the 041 zone would likely generate more traffic than retail or restaurant useS that would be _J permitted under the C-G zone. Thus, the zone change should have no iegative transportation impact. = • , .;•• ornpreheinsive Plan Polic),15.1.1 Plan Policies The plan amendment would allow a wider range of businesses to occupy the site thus increasing the potential for local jobs and creating more diversity than the C-P zone would allow . Pan policy 11.4 The plan amendment that we are seeking would leave a biffr zone of C-P activity beiNveen the C-G zone and the residential zoning to the north. 'Tinis buffer, along with the existing street (Pfaffle), should provide a maximum of protection for nearby residences from any disturbances related to use.; in the Plan Policy 7.1.2 The area is adequately served by all the utilities including sanitary sewer, storm sewer, water, electrical power, telephone and natural gas. Plan Policy 8.1.1 For this development we would not be asking for or requiring an additional curb cut. This development will share an access point with the adjacent retail development to the east (Pacific Crossroads Shopping Center). This shared access point provides a unique opportunity; an easement agreement executed several years ago allows the subject property and the adjacent •Pacific Crossroads Shopping Center (which is owned by an entity related to the applicant) to jointly use the access point. It seems likely, however, that an office development under the C-P zoning would create adverse impacts on this access point and could maitimize traffic going into and out of the office project at peak rush hours on Pacific Highway. Also, we have previously shown that the retail development most likely will not have any greater overall impact on the street system than uses allowed in the existing C-P zone, See the traffic study prepared by Kittleson and Associates, which will be submifted by March 1, 1993. Pkn Policy 8.1.3 a. This development will abut a publie street. bThere was a dedication that included this access point at the time we, developed the adjacent Pacific Crossroads Shopping Center to the east in 1984. Westwood constructed new curb-sidewalks-approaches and storm Systems at the time we deVeleped Pacific Crossroads in 1984. This development will incorporate all of the AbA and handicapped reqouiapr epaliroenats" ch The and improvements to Facihe Highway are in place and are intended to be left as is. These improvements Were designed and approved during the adjacent development and were intended to serve this property when it Was develeped. • ea LEGIBILITY STR • • • 4 t • ' • I-. 1 • Plan Policy 8.2.2 We believe this policy is satisfied because the development is adjacent to an 'improved transit way and is presently served by Tri-Met. Plan Policy 12.2.1 The criteria for Geileral Conuilercial and Professional Commercial zoning are very sinlilar. For example, the criteria under the heading of s �. are identical. The criteria for location are very similar: both designation, state that the development is not to be bordered by residential districts on more than two sides (the subjed property would have no adjacent residential district Mhe C-P criteria states that the comprehensive pian map fixes die boundaries die C-P area. The criteria for access are identical with the exception that under a C-0 designation, the site is to have direct access to a major collector or arterial street, which is the case here. Also, required is public transportation to the site which exists here. The criteria for site characteristics are identical for both C-0 and C-P designations, and we meet the cri:tec!le. The criteria for impact assessment are identical with the exception that under the C-G designation the scale of the project must be compatible with surrounding uses, We certainly think that we moat this raitiirement due to the fact we have C-G uses on both sides of the s'oject property. The site is fully served with all the required utilities. 1 o0. • gl • .t 1. - EVIDENCE T The original inclusion of the subject property within the Professional Commercial designation in tlite Comprehensive Plan (and corresponding C-P zoning) may have been a !mistake. Parcels on either side are General Coinage.: ercial as is most of the property along Pacific Ilighwrie. Although the subject property was included in the Professional Commercial designation togettier with the General Motors propexty to the west (and with the parcels behind the subject property that are on Pfaffle StretV, and viII remain zoned C-P), the shape and size of the property and is fronta,Te, on ?acific Highway are factors that, in Applicant's view, would have made designation as General Commercial more logical and consistent with adjacent properties and with likely development. Change of Circumstances Since the Comprehensive Plan was adopted and the subject property was designated Professional Conunercial, the market has changed substantially and development of the type of office project most likely to be developed on land zoned C-P has decreased substantially in this area. Continuing difficulties in financing new construction of suburban office IhIllidings makes such a development even less likely in the near future. The subject property has been marketed for sale for more than two years, yet there has not to our knowledge been a single purchase offer or any other expression of interest in use of the property under the C-P zone. As the City is aware, most amendments to the Comprehensive Plan have involved changes from C-P to some other designation. Applicant understands that the City has an overabundance of land zoned C-P that has not been developed. By contrast, we believe the retail market in this area is strong. Consumers have supported retail goods and services in both existing and new businesses. Newer retail developments have had high occupancy rates, and retailers have succeeded because of the residents' desire for their goods and Services. We believe there continues to be strong interest in retail development by retailers and their customers. Thus, the continued strong demand for retail use, reflecting a change in market conditions since the property was originally zoned C-P, makes a change to General Comniercial appropriate at this time. For the reasons stated above, Westwood believes the propzity classification should be changed to General Commercial. This classification will allow more flexibility and diversity in achieving Goal No. 9 (diversity and improve the economy of the community and the state). Westwood believes that Pacific Highway is the arterial that should provide the access routes to viable and thriving economic centers. This property falls within the existing and future retail hub at the east end of the City,. When the Tigard Triangle develops the General Commercial district and all of the various types of business enterprises that it allows, will certainly make this an economic magnet for a multitude of retail businesses. LEGIBILITY STRIP [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] rTT'EL SON & w SO A ES,'. I C... •Tra nspor.tat!on Pianr ing/"raffvc Enginserrng` Prepared by: Kittelson & Asoc»iates, - inc. 610 SW ,Alder, Suite 700 Portland, OR 97205 (503) 228-5230 February 1993 Wes woo : Pacific Crossroads Annex Section Introduction Section 3 Existing Conditions • Section 4 1994 Traffic impact Analysis Section 5 Long Term Future T•affic Conditions 24 Conclusions 26 And Recommendations • r ,y a i Febniary 1993 We- mood. Paci,¢ic Crossroads Annex List `OI'Figures List Of Figures Figure 1 Site Vicinity Map Figure Existing P.M. Peak Hour Traffic Volumes Figure Funded Improvements & Assumed Lane Configurations Figure 4 1994 Background Traffic Volumes with Cub Foods Figure Proposed Site Plan Figure Trip Distribution and Assignment of General Retail Uses Figure Total Future 1994 P.M. Peak Hour Volumes Figure ram Traffic Flow Along Highway 99W List of Tables Table Exiting P.M Peak Hour Level of Service Table 2 Comparison of Trip Generation for Different Land Uses Table 3 Background 1994 P.M Peak Hour LOS with Cub Foods Tame! 4 Total Future 1994 P.M Peak Hour LOS With Cub Foods 23 Table Ay Level of Service Defirdtions (Signalized intersections ) 29� Table A2 Level -of - Servioe Criteria for Signalized Intersections . 0 Table A3 General' Level of Service Descriptions, Unsignalized intx Table \e4 Level ,of- Service Criteria for Unsignaiized Intersections 32 Tab! AS Level of Service Definitions 33 Table Bi . . Traffic Volumes and Optential Capacity Results 38 ` able Capacity/ of Left Tum Movement from WestWood Driveway 39 Table 03 Capacity of Left Turn Movement into Westwood Driveway' 39 14 16 20 21 37 10 17 23 31! Ifittelioti c c AssdCidta; Inca LEGIBILITY STRIP February 1993 Westwood: Pacific Crossroads Annex Executive Summary Executive Summa r Westwood Corporation is proposing to contruct a retail outlet containing approximately 30,00() square feet of gross leasable floor area. The site is located along Highway 99W (Pacific High) just east of Highway 217. (See Figure 1) The site is currently zoned for commercial/professional (C -P) uses which Corporation facilities. The Co 0 would permit the office and office support f rp ra is applying to rezone the sitte for general comnnercial (C -G) uses which would allow the same uses as ,C -P' zoning, but also allow other general retail uses. This study evaluated the traffic impacts g , trip would be allowed under the C -G zoning from this that p tri use ( s site developed under the x �.est and found the following: All of the key intersections in the vicinity of the site currently operate at acceptable levels of service during the critical weekday p.m. peak hour time pt riod. The number of vehicle trips that would be generated by uses permitted under the site's existing zoning is similar to the trips that would be generated under the C -G zoning, even under its most intense use as a general retail center, that is being requested by the Westwood Corporation. With the addition of site-generated n tr aff c from a possible general retail center constructed on the site, all study area intersections will continue to operate within, acceptable level of service under projected 1994 conditions. Further, no off site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled be in place by y p p dtob 1994. Based on a review of the current site plan, it is concluded that the proposed development plan adequataAy addresses access issues along Pacific Highway. A shared access driveway with the Pacific Crossroads Center has already been de- signed and constructed to accommodate vehicles using both retail s addi- tional, y sites, No a tAOn� access driveways are being, proposed to serve this development. A planning level analysis of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C -G zoning will not substantially increase traffic above what Auld be generated under its current C-P zoning. In addition, with commercial uses, most of the trips to the site would likely come from vehicles already on the roadway as part of another trip purpose such as going to /from work, In contrast, if the site is developed under C -I) zoning, typical uses such as general or medical offices will generate single purpose trips. Consequently, the number of new vehicle miles of travel that would be generated by the development of this site should be .less under C -G toning compared with, C-P' zoning. Thus, rezoning the site to C,G zoning is consistent with the objectives of Oregon's Transportation Rule regarding rezoning of sites Kitteison & Assoeeatev, bt • 1 1 1 1 1 February 1993 Westwood: Fact, f 1 c Crossroads Annex ntrods4etdnrt introduc ion SCOPE OF THE REPORT The purpose of this report is to provide an assessment of the expected on -site and ofd site transportation impacts associated with the construction of retail uses along Highway 99W (Pacific Highway) in Tigard, Oregon. The site is located on a vacant parcel that is generally bounded by the Pacific Crossroads Center to the east, Highway 99W to the south, a Chevron service station to the west, and existing residences to the north. Figure 1 identifies the existing road system within the area surrounding the proposed site Specific traffic related issues discussed in this report include: Existing land use and traffic conditions in the project study area. Trip generation estimates for development of the site under its existing zoning, the proposed zoning, and with the proposed site plan. Access design and location analyss for the site The traffic impact of developing the site under the maximum trip generating use allowed under the proposed zoning on 1994 p.m. peak hour operations at the key intersections within the site vicinity and site driveways. The impact of rezoning the site to C -G on the future 20 year Transportation Plan for potential revising tla the area and the ot�ntial Hof revisi g . e access scheme for the site. PROJECT DESCRIP110111 Current site. plans call for the construction of a retail outlet containing approximately 30, 000 square feet of gross leasable floor area. The proposed development site is currently vacant. Access to the site will be provide through an existing driveway shared with the adjacent Pacific Crossroads Shopping Center. The site is currently zoned Commercial- Professional which permits uses such as general offices, c s iness medical offices, and other bu � ` related services. The developer desires to rezone the site to C -G to max tniz e the long-term flex ibility of the site, initial construction activities are expected u . to begin in 1993 with occupancy p xn 1994. The V6' -c�` � good Corporation is applying to rezone this site to General - Commercial which would permit the construction of general retail uses. ittelson do ASsociat 's,„ �r . CROSSROADS SHOPPING CTR. ON ST. II! WESTWOOD . . PACIFIC CROSSROAD:, ANNEX FEBRUARY 1 99 ■ • 5 ,LL 4 134, 1 February 1993 Westwood: Pacific Crossroads Annex Existing Conditions Existing Conditions SITE 'CONDITIONS AND ADJACENT LAND USES The project site is 2.5 acres of currently vacant land. Therefore, it generates negligible volumes of traffic. The land area to the west of the site contains a service station. Additional, vacant land and several single family residence are located immediately to the north of the site that have access to Pfaffle Avenue. Immediately east of the site is the Pacific Crossroads Shopping Center. To the south is Highway 99W (Pacific Highway). STUDY AREA The study area was defined as inclusive of the site access driveways, Pacific Highway from SW 78th Avenue west to the northbound ramps to Highway 217, and SW 78th Avenue from Pacific Highway to Pfaffle Street. TRANSPOFITATION FACILITIES primary roadways providing general area of the site include Highway 99W, and . vidin access to the The r�mar roadwa s ro Highway 217 as shown on Figure 1. SW 78th Avenue is a local street. In addition, a project has 'I'`' been funded to connect SW 78th Avenue with SW Dartmouth Street as shown in Figure 1. This extension will serve as a minor collector for the area south of Highway 99W. PEDES TF31AN AND BICYCLE ACTIVITY Field observations at the proposed site vicinity during the p.m peak hour showed very little pedestrian or bicycle activity y " y throughout the study area It is expected that all of the proposed development options will have a minimal impact on these travel modes. TRANSIT' FACILITIES Tri -Met provides fixed route transit service vd • along ��-��ghr�ay 99W. Route #1 , Blvd. P aloe King Downtown Portland �tia operates regularly all-day City ularl scheduled all -da service . Center, Bark Center, rvice band the Iiurlin arm Transit Center. Peak -hour orates re between Ian it extens. Transit this service serve Tthe City of Sherwood on the southwest end of the route During P ;� � service g extensions t period � the a.m. peak pe + (7 :00 9.00), s ce is provided from , 'g headway the Tigard Transit Centex at vary to 15 minutes. During the p.m. peak period (4 :00 6 :00), service is provided which va from 4 t both on a local basis and an exp ress basis between Downtown Portland and the Barbur'Transit Center, which results in a combined headway which varies between 8 mutes and 15 minutes. Transit service at this level is consider to be extrernely good. TRAFFIC 'JOLUIV1ES AND PEAK HOUR 01PERAIIONS Since the weekday p.m. peak hour is the'tirne per greatest traffic `demands are weekday x i .: . st this was the time period that was used in all subsequent placed on the surrounding street system, this p analyses, The p.m. peak would be the most critical time period for traffic associated with both y Experience �, .,. office- related and commercial uses in the stud area. has showi Mel whale r ;tail ittet 'ot1 Assoc dies, 1 1 1 February 1993 Westwood: Pacific Crossroads Annex Existing Conditions Inseallas center traffic by itself may be as much as 50 percent heavier later in the evening or on weekends, the combination of normal on- street traffic and retail center generated traffic is typically at its maximum during the weekday eveni+ peak hour period. woo Existing weekday p.m. peak hour traffic volumes were counted at the following locations: 1. SW 78th Avenue (Future Dartmouth St.)/Highway 99W 2. Highway 217 Northbound Ramps/Highway 99W 3. Highway 99W /Pacific Crossroads Center west driveway 4. Highway 99W /Pacific Crossroads Center east driveway 5. SW 78th Avenue /Pacific Crossroads Center 6. SW 78th Avenue /Pfaffle Street These manual traffic counts were conducted between the hours of 4:00 p.m. and 6:00 p.m. during mid -week days in January 1993. These two -hour observations revealed that the weekday peak hour occurs from 4:30- 5:30 p.m. 'fl existing traffic volumes are shown in Figure 2. Current Levels of Service All Level of Service (LOS) analyses described in this report were performed in accordance with the procedures described in the 1985 Highway Capacity Manual. r A description of the LOS Concept and the criteria which determine LOS is provided in Appendix A. Copies of the analysis forms are on file and will be made available upon request. In order to assure that this analysis is based upon worst -case, conditions, these procedures use the peak 15 minute period flow rate during the evening peak hour in their evaluation of all intersection levels of service. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of each average weekday. For the remainder of each weekday and throughout the weekends, traffic conditions within the study p Y p g. impact area are likely to be better than that described in this report. At signalized nallzed intersections, LOS "D" or better is considered acceptable. At unsignalized intersections, LOS "E" is considered acceptable. It should also be noted that the procedures to estimate LOS at unsignalized intersec- tions are very conservative and do not account for special conditions such as gaps created for side street vehicles when main street traffic flows in distinct platoons. Table 1 identifies the results of the LOS calculations for existing conditions at the study area t tions. As in the table, signalized intersection the study area, are intersections. s shown i both the si nalized intersections operating acceptable ( " „ unsignalized intersection along SW gratin at an acce table ;level of service (LOS B ). The unsi n 78th Street also operate at good levels of service. The unsignalized driveways to /from the Pacific Crossroads Center along I-Iighway 99W operate at LOS `YD ". The most critical movement out of these driveways is the left turn maneuver vehicles go eastbound on Highway 99W. y saver tog g y These ve typically have to wait for a gap in Highway 99W traffic which will occur when the traffic signal at the northbound ramps to Highway 217 or SW 78th Avenue turns red for Highway 99W. Vehicles in these driveways can slake their maneuvers during the change intervals (when all traffic i ;s stopped along Highway 99W) and when there are only minor volumes flowing from side street traffic (SW 78th Avenue). Given the long traffic signal cycle of these two signals during the p.m. t: Highway Capacity manual, Special Report 209. Transportation Reseaich Board Kkttelsvt & AS 'ociates, Incw 4 • On ir2 2.S. SO PFS 25 10 30. 20.* 44..3 125 1 0 13504%, • 88 40 20 PACIFIC CROSSROADS SHOPPING ' CENTER N ua 20.1 3 1 650 1 925 30 1620 ;1880 • EXISTING M. P K He Tc V ESTWOOD PACIFIC CROSSROAD ANNEX 8 ;WARY 193 FIGUR February 1993 g Westwood. Pacific c Crossroads Annex Existing Conditions Table 1 Existing P.I iI Peak Hour Level of Service Unsignalized Intersection 1. SW 78th Avenue /Highway 99W 2. Highway 217 /Highway 99W Delay WC LOS 4. SW 78th Avenue /Pacific Crossroads Access 5. East Access /Highway 99W � o 4". �.� }rs" x writ �ti. ���+xR_ 6. West Access /Highway 99W ",axx "* t"F, '�`��� 115 * Average, vi;ihicle delay at four-way stop intersection, v/c = 0.30 peak hour (approximately 130 seconds), many vehicles heading eastbound on Highway 99W exit the Pacific Crossroads Shopping Center onto SW 78th Street and then turn left at the traffic signal rather than wait at the =signalized driveways. Appendix B reviews the calculation of the number of gaps and capacity at the Highway 99W driveways to the Pacific Crossroads Shopping Center. Finally, a special study was performed to determine if the stacking of vehicles traveling westbound on Highway 99 currently extends past the west driveway to the Pacific Crossroads Center. This driveway is located approximately 525 feet back along the westbound approach from this intersection. The maximum leD7th of the queues extending back along this westbound approach was observed and recorded during the p.m. peak hour. Most of the time vehicles traveling westbound typically go through both these intersections and few vehicles are stopped at the signal queue study average, maximum queue at Highway 217. The counts from this ueue stud found that, on avers a the max in either westbound approach lane was seven vehicles which would typically occupy only 175 feet. Only once during the peak hour was the driveway blocked by vehicles stopped along Highway 99W, and then for less than 30 seconds. FUNDED TIF ANSPOFrIAT ON IMPROVEMENTS ` sportation improvements within the study are which are This section, discusses funded ttan Y to influence future traffic i patterns. Specifically, y� . . previously, Dartmouth Street will be extended to connect the 1-5 southbound on -off ramps Highway p 99W. Dartmouth P g �' Street will intersect Highway 99W opposite osite SW 78th Avenue. Initially, Dartnmou pP y th Street will be, constructed with a three -lane cross - section consisting of one travel lane in each direction, and a center left -turn lane. tr These rtxprovements and the assumed intersection lane configurations and contr ols are iilus ated. In Figure 1 and 1 1' sttetsbn Associates, la • PACIFIC. ctt I— X 00 CROSSROADS SHOPPING ENTER 1NI T�Pt 4D :cif GURE FEBRUARY ':. X 1993. LEGIBIUTY STRIP February 1993 Westwood: Pacific Crossro.14Is Annex Traffic Impact Analysis Traffic Impact Analysis The impact of traffic generated by the proposed d velopment and (Our uses permitted with the proposed rezoning of the Westwood site was analyzed dr.itirng evening weekday peak hour as follows: Background d traffic volumes on each ke y road ad se went within the study y area were estimated based on observed 1993 weekday evening peak hour conditions, traffic diversions based on the planned transportation improvements previously cited, and a recently submitted traffic study for the Cub Foods Commercial Center. The placement and size of the proposed development were confirmed. The total number of peak hour and daily trips, both in and out of the site were estimated for the current development plan as well as other "maximum intensity" land uses permitted under the site's current and proposed zoning. The travel pattern to /from adjacent retail uses onto nearb y roadways was examined to obtain an estimate of the likely directional trip distribution pattern within the study area. • Site- g enerated traffic predicted for the weekday pm. peak hour was assigned to the. roadway network and added to background traffic volumes developed for 1994 conditions. Traffic demands on each roadway facility were analyzed to identify any capacity or level of service deficiencies under projected 1994 conditions. Future 2015 . traffic conditions and:how the change e in the site's zoning would affect C g g these volumes) were also evaluated. A detailed discussion of this methodology and the analysis results is contained in the remainder of this report. BACKGROUND VOLUME DEVELOPMENT The first stems in the traffie impact analysis p estimate t a ffic volu mes that would have ave OcCUrred regardless ofwhether the site was constructed, A rep ort was recentl y submitted to the City of Tigard 'detailing traffic impactof a Cub moods Co mmercial Center that will be located south of the study' area along ' h included a detailed nalysis of the impact constructing the Dartmouth S eet extensan and nd 'roadWa im p rovementsin the Tigard Triangle area on traffic volumes alo g Hig hway 99W. T he current traffic stud for the Westwood background traffic estimates from the Cub Food Study, and includes estwood site use;., :he 1994 back round'traff g by . o 'These traffic volumes are the additional. traffic enerated b the Cub Foods omanercial Center. shown in Figure 4. 2. Transportation impact Study for Cub Foods Coinrnercial. Centeir, Kittei'son & Associates, Inc., Feb uar} 1;993', Kittelsot do Associates, lfc Source Trolllc Impact Study For Cub Foods Commercial Center. ktttslson & ASSOC., Inc. January 1993 1994 BACKGROUND TRAFFIC VOLUME WITH CUB FOODS CE TE WESTWOOD FIGURE PACIFIC ,'CROSSROADS AN 1 1 1 1 1 1 1 February 1993 Westwood • Pacific Crossroads Annex Trafc Impact Analysis DEVELOPMENT PLANS Current site plans call for the construction of a retail outlet containing approximately 50,000 square feet of gross leasable floor area as shown in Figure 5. The site is currently zoned for medical offices, and business- related services. oval uses such as general and meth , commercial-Professional g The Westwood Corporation is proposing to rezone this site to a General- Commercial designation to permit more general retail uses. Under either zoning, the primary access to the site will be a direct access driveway to Highway 99W through an existing unsignalized driveway on the west side of the Pacific Crossroad Shopping; Center. When the Pacific Crossroads Shopping Center was constructed, this driveway was designed to also accommodate traffic that would be coming to /from this adjacent parcel. In addition to using this shared driveway, vehicles to /from the Westwood site would also be able to use the other driveway accesses to the Pacific Crossroads Shopping Center. This will be particularly important for vehicles turning left out of the Westwood site, which often use the driveway onto SW 78th Avenue rather than wait for a gap i ` g y sit y ' n Highway 99W traffic. SITE GENERATED TRAFFIC VOLUMES This se ` traffic that could be generated under typical use that might occur site a section will consider the tr on the site under both C-P and C -G g C-P zoning are also P_zonln a��� �!. s . _ zoning. Most of the uses square footage constructed -under C -P allowed under C -G zoning. Also, up to 15 percent 100 square foot office building g. p p zoning can be general retail uses. Thus, if a 3 q g is constructed, 4,500 square feet of general retail uses could also be constructed. It should also be noted that given the location and setback of the site from Highway 99W, some retail uses such as a fast food Y amenable single restaurant would not be likely to locate on the site. `Instead, the site is more 'for a si large retail use. Estimates of total daily and peak hour driveway volumes for a number of possible uses under the different zoning designations are presented in Table 2. These uses represent a range develop- ment that could be constructe d on the site and are based on what could be practically constructed For example, under the C -P zoning on the site given the buildings size., and parking requirements. p g g building could be constructed with surface a 35,000 square foot office bui g parking. A larger office development would require some of its parking to be accommodated by a deck parking lot. Mst of these estimates are based on, trip rates from empirical observations at many similar-sized uses located throughout the United States: These empirical observations are, summarized in a standard reference, Trip Generation Report, published by the Institute of Transportation Engineers.3 In addition, a traffic count was conducted during a weekday p.m: peak period in February 1993 at the Tigard Office Depot store. Comparing the trip estimates shown in Table 2 indicates that the number of daily trips going to . ber P g P the site would be higher with retail uses permitted under the C -G zoning, but it must be kept in mind (as detailed in the next section) that 50 percent or more of . traffic to many y retail il uses come from traffic that rs already on the roadway as of tri p such as going to/from work. In contras most the development that would occur the C -P zoning tends to be destination oriented would generate sin le purpose trips. Given this, the uses permitted under p' : g'. 3: Tri Geheratabn Re art; 5th n, Ihst � ) f Trans ortatloi� En in�eers Edit�o tune o. Kttelsbn & Associates, Irtc. i ROPOSE! ESTWOOD PACIFIC. CROSSROA DS ANNEX FEE RUARY 1903..,, : 0* 1 1 1 1 1 1 1 1 1 i February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Table Comparison of Trip Generation for Different Land Uses Permitted with Commercial -Professional onal and Commercial-General Zoning Vehicle Trips Land Use (ITE code) A.M. Peak Hour P.M. Peak Hour,, Commercial - Professional Zoning SIze Daily Office (710) 35,000 635 Office with deck parking (710) 60,000 955 Medical office (720) 50,000 1,600 Post Office (732) 10,000 31500 Existing Office Depot Store 34,000 NOT COUNTED Total' e1V 85 10 130 15 200 60 350 175 150 75 OUT 75 115 140 175 75 Additional uses permitted with Commercial- General Zoning General Retail (820)* 30,000 3,350`- 80 50 30. 305 150 155 High Turnover Restau'rant (832)* 9,000 1,845 100 50 50 150 75 * 50% or more of the trips generated by these uses will likely come from vehicles already on the roadway 75 the C -G zoning would not significantly increase the number of daily vehicle trips on the roadway compared to C-P zoning. Com p arin pg a.m : p eak hour trips, the uses permitted under the C -P zoning would generate e nerate more trips those permitted under the C-G zoning. In fact, many different types of ret ail stores are not even opened during the a.m. peak hours. Comparing the p.m. trip estimates indicates that the uses permitted under the C -G zoning will generate more total trips, even though the number of vehicles leaving the site would be similar: Given the high percentage of retail traffic that will come from vehicles already on the roadway, the impact that retail uses will have on off -site intersections will be approximately the same as the office- related uses Finally, using the counts performed and detailed under th4 Existing Conditions section of this report, the trip generation of the Pacific Crossroads S ho ppin g C t. :n t e was evaluated. .. . , T h is center nter currently contains approximately 36,000 square general retail uses and a 3,000 square foot Arby's est aurant, Based on ITE trip rates, this Center estimated to g enerate approximately 420 p Wi p eak hour trips, the performed y ed t hat only 290 vehicles turned �d out of the site approximately 70 percent of the ITF ecdnate This lower trip g eneration may be attributable to the uses in the Pacific Crossroads Center, large traffic volumes on Highway 99W th at make left turn movements out of the C enter diffi cult, the abundance of retail along Highway .. . . . . .. . . 99W, o r other er fa ctors. A daily y traffic tc amount was as also performed at the driveways ta the Pacific Crossroads Shopping Center that y ielded similar results: These daily driveway counts were 70 percent of what would have been predicted usin the ITE 1 irtel .0 . & Associates, • V • 1 1 1 1 1 1 1 Februwy 1993 Westwood: Pacific Crossroads Annex Tralc Impact Analysis trip rates. Based on these findings in this report, it is likely that the trip estimates used for retail uses for the Westwood site might be somewhat higher than what will actually ocdur. To c onduct this tra is im p act anal y sis, t he traffic afic that will be generated by a general retail center containing 30,000 square feet of gross leasable area will be used. This assumption will result in the highest turn volumes at the site's driveways and have similar traffic volumes (and impact) as uses perrnitted with C -P zoning. Analysis of Shopping Trip Types As noted above, evaluating the traffic impacts of the proposed development on the surrounding street system, it is important to realize that for commercial developments, there are different types of vehicle trips, and that each type has a different effect on the street systxm. Generally, there are four basic types of trips associated with any retail /commercial development: 1. Dro p -in Tri p s - These retail trips already exist o n the roadways ways that provide primary being made for some purpose other nmar access to the new retail center and are p home-to-work). i commercial center (for example, hom than shopping at the proposed Comm Dro -in trips do not result in any increase in background traffic volumes within P P Y g the study area. In fact, • the only impact of these drop -in trips occurs at the site driveway(s), where they become turning movements into and out of the proposed retail center instead of through movements. Therefore, drop -in trips have no ad ditional effect on the road system beyond the development's driveways. 2. Diverted Trips — These shopping trips p�pmg trips are currently being drawn to is #her commer- cial p' proposed ' but are redirected to dial activities that compete With the rQ osed retail center, the new store when it opens. This redirection usually occurs because of an improvement in shopping convenience and proximity for the affected drivers Diverted trips will result in an increase in traffic volumes within the immediate vicinity of the site, but will also result in a decrease in traffic volumes at other locations within the area (i.e., in areas where they used to shop). Therefore, this component of the total generated causes change the total number e r of vehicle trips within the area, even thoug h it may add to the n umber of trips vicinity ' ` ° 'ty of the site.:Another side benefit is that by diverting, within the immediate these trips often cause a net reduction in teal vehicle mii p `lea traveled on the on system. stem. This is a common sense transportatiy This e observation, since it is difficult to imagine that many drivers would divert to a new retail center in order to travel a greater distance than they did previously. 3. Captured Trips — In the absence of the proposed. retail c enter, these vehicle trips would be made by the adjoining residences, neighborhoods, and businesses to more d istant retail centers requiring r _ m tra vel avLlon major arterials and hi hwa s such as Highway 99W and Highway 217. But because of the presence of the proposed retail center, thes e vehicle tri p s are captured and thereby prevented from traveling on the nearby arterial system, As an example, persons living in residencez j . it. to the north of the site will be able to make at least some of their shopping trips by walking mode rather than by vehicle. Similarly, residents living farther away from the proposed site will be able to satisfy their needs for retail goods by shopping at the !.proposed retail center and 'thereby not travelling further on Highway 99W to rfA+ h other shopping areas. The' net effect is a reduction in the JCittelson 8 ssociates„ 41. IV 1 February 1993 Westwood: Pacific Crossroads Annex Traffic ; Impact Analysis amount of traffic on the immediately adjoining arterial street system that offsets, to some degree, the additional traffic brought into the immediate area through the diverted trips described above °• 4. New Trips -- These retail trips would not have been made without the existence of the proposed retail center. Therefore, this is the only trip type that results in an increase in the total number of vehicle trips made within the area. These are also the only vehicle trips that represent additional vehicle miles of travel on the area -wide transportation system. Although traffic engineers have long recognized the existence of these four different types of retail trips, until recently very little research has been conducted to determine what proportion of the total retail center- generated traffic demand can be attributed to each of these trip types. The Institute of Transportation Engineers has published a summary of trip type investigations con- ducted across the United States that is useful "to' this analysis. According to ITE Trip Generation Repovt, the proportion of p.m. peak hour trips generated by a retail center that are pass-by or drop-in can be the center's size g p y p ` related to either th per s size or the � average daily traffic general retail center y fic volume on the roadways adjacent to the center. case of a eneral re y that as much as 66 percent of the traffic er In ' 'ng 30,000 square feet GLA, these data indicate th �anal sis conservative Consequently, to make this traffic impact y ' a ' contains a from ss -b traffic. q y, Will COm pass-by the trip generated by the site ere from vehicles passing it was assumed that only 50 percent of p g Y b y the site. The tri p s were assumed to some from traffic alon g Highway 99W. TRIP DISTR Bo ITION /ASSIGNMENT The distribution of site- generated trips onto the roadway system within the study impact area was taken at the Pacific Crossroads Shopping Center. indicate These counts the s is estimated from the counts t west . are using that approximately half of the vehicles come from the east on Highway 99 and haif from (Some o from et, but many of them as g on Highway 99W. ( f these vehicles come from Pfaffle Street, and to force most of this street to avoid Highway 99W. Given the location of . intersections,this 50 -50 assumption was made.) As a result the Westwood , the traffic through the most, critical P of these analyses, the estimated trip distribution pattern N - e p prepared. This All ass b . n shown network. was prep or drop -in figure also shows the asssgnment of traffic ont,, the rroadwa, r P y trips were assumed to come from Highway 99W. App oxiniately half' the vehicles leaving the site g p ig y ig i y i .:.ly ce, +z ghway 99W. to head eastbound on Highway .99'W were assigned to the site driveway directly driveway on SW g Shopping, C y The other 50 percent wa 99W ercent were assigned to the Pacific Crossroads at the. traffic signal: 78th Avenue and were assumed to turn left onto Highway INTERSECTION LEVELS OF SERVICE The background traffic volumes in Figure 4 were added to the site generated traffic volumes in i ure 6 to project the total p.m. peak hour traffic volumes shown in Figure 7. g shown sn �'sgur P Fig P background " es the results of the intersection LOS analyses ;under 1994 �► .and condi- Table � summarizes L4 condi- tions. Table 4 presents the ,intersection LOS results for 1994; traffic conditions With the assumed ` _ +g in.. ay 99W will still retail s 8 ,. oils . . signalized intersections atom Highway , � its a1I center. odic ate that the ss nalsz These results development ood site with is of service even with the of the W at LOS E intense : � .. : � 99W ,wviY1 operate .. , which is also operate at acceptable levels P most.. intense uses The driveway onto Highvv�y ittelson & Associates, Inc. • 30-0, 44.- 30 40(40)• 40(40) XX NEW TRAFFIC (XX - PASSBY TRAFFIC WESTWOOD PACIFIC, 'CROSSROADS FEBRUARY 1993.. 100 "" 85 20•x'' 1745 4■••, 2085 1775..4* 2115 WESTWOOD PACIFIC CROSSROADS ANNEX FEBRUARY ,:1993 1 1 1 1 1 February 1993 l'i estWood: Pacific Crossroads Annex c Impact Analysis AMER acceptable. The operation of this driveway as well �S all the thioughtraffic along Highway 99W could be improved if the signals at Highway 99W were better coordinated. INTERNAL. CIRCULATION issues this report with respect to internal circulation for the proposed The ...key issues addressed in a development include the following: driveway should' provide clear and unobstructed access throats. with The access d y P � parking/exiting maneuvers will not create significant sufficient ttepth to ensure that arkin /exiti conflicts with drivers entering or exiting the site. The interaction between customers of the commercial center and delivery or service vehicles should be reduced as much as possible. site disperse the r S d is e should be adequate to p provided to the site q • he number of driveways prove site g enerated traffic such that congestion is not likely to occuL at any one driveway. A review of the current site plan demonstrates that the proposed development adequately � � _ ` yva will be a shared d�'ive�,va with the addresses each of the issues p driveway Y p, issues. The primary access d shared this will contain three lanes including (separate in o Pacific Crossroads Shopping Center and will in�ludin two outbound right and left turns) and one inbound. Based on the number of vehicles turning out of on driveway storage should be provided for at least two vehicles or 50 feet. s shown to g sufficient shown y provided the main driveway before the connection Figure 5, there � is a roxirriatel 65 feet 9 PP et the entire driveway to the parking lot is approximately i Shopping Center. The i .. Crossroads � into Highway 99W that extends ty��i. Pacific Cro PP g • 1175 feet from Highway 99W There is an existing left turn lane on ed feet to turning relatively low back several hundred accommodate vehicles turnip into the site. The relate Further- more, y vehicles or 75 feet. 8 • queuing back from - . require g for three to this driveway would r volumes res turning Highway 99W have that, vehicles q g the in into g Higl, Y , : The more, special studies aloe • p Highway 99W/217 intersection do not interfere with traffic operations at this main driveway. tiffs additional traffic from the development of the Westwood site will not, significantly affect conclusion: t T driveway, the in addition to this primary tvay, `patrons a the results of of the Westwood site will have access to another SW Avenue. Based on th driveway on Highway 99W and a driveway on SW 7 sis . les trips generated by . Y . g y the do not overburden capacity',. analysis, the peak, hour vehic y� any of these access points. ► Deliveries will be made at the rear building, thu g action between of the thus minimizing the inter customers of the commercial center and service /delivery ,�dehve vehicles. ce. Kitteistfri do Associates, Ittc• r • • February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Table 3 Background 1994 P.M Peak `lour Level of Service with Cub Foods Commercial 'Center 1 SW 78th Avenue /Highway 99W 2. Highway 21 7 /Highway 99W 3. Pfaffie/SW 78th Avenue 4. SW 78th Avenue /Pacific Crossroads Access 5. East Access /Highway 99W 6 West Access /Hig �way;99W * Average vehicle � elay at four -way stop intersection, v/c 0.35 Tabel•4° Total Future 19d4.P.Ml Peak Hour Level of Service with Cub Foods and General Retail Uses on Westwood Site Unsignalized Intersection 28.1 0.95 12.8 0.74 4. SW 78th Avenue /Pacific Crossroads Access 5. Access/Highway hwa 99W 4 6 Bizla.. rt/West Access/Highway 99W 5 � -, Average vehicle delay at four-way stop intersection, v/c = 035 Xittedson & Associates, l'nc� February 1993 Westwood: Pacific Crossroads Annex Long Term Future Traffic, Conditions Long Turin Future Traffic Conditions is the site Commercial- General which would permit a Westwood Corporation is a 1 m to rezone variet.. of retail uses and greater flexibility for the developer. P rP applying g • Oregon wider. variety g y eveloper. g • . U range the of their Transportation Rule, major rezoning projects need to consider the long g p traffic. The Rule requires that the 20 year Transportation Plan be examined. The Tigard Triangle Area Circulation Analysis Report conducted by ODOT developed the long range plan for this area. Its projections of 2015 traffic volumes for the surrounding area indicate that Highway 99W needs to be wid fined to provide 6 through lanes for traffic. It is estimated that the Highway r h 99V�/Dart.nouth/78t Avenue intersection will operate at LOS D -E in the future even with the improvements recommended in this plan. The SW 78th Avenue leg of this intersection, which is the intersection approach most affected by traffic from the Westwood site, is not critical to this intersection's capacity. At one of ou;r meetings with ODOT it was also mentioned that at some point in the future a median may 'b ; constructed along Highway 991N and the unsignalized driveways will allow only right- in/right -out maneuvers. The TransportAton Rule also requires that rezoning should be evaluated so that any additional traffic impact be accommodated in one of three ways, First, if the increase in traffic due to the rezoning is substantial, the Transportation Plan may have to be modified to accommodate the site's additional traffic. A funding plan, must also be developed to ensure that the roadway improvement(s) will be accomplished. A second option is to limit the new land use to the level of traffic that would have been generated by the site under its current zoning. A third option is to downzone other land to offset the increase in traffic attributed to the rezoning. As detailed in several sections of this report, the number of trips that will be generated by even the most intense uses permitted on this site with Commercial- General (C -G) zoning will result in a similar number site's existing zoning, C • g g, omme °rcial- ' the site s, tuber of trips as typical uses permitted under, exis Professional C P . Moreover, most retail and commercial uses that would result from rezoning to -G will result in fewer new vehicle trips on the roadway the site C ) Moreover, adwa network. Most trips to retail y, majority P y uses come from vehicles already on the roadway, the passing by site as part simply asset b the primary trip such as going to /from work. y • developments that of another p ' y ' p g g In contrast, rein � of the develop -P zoning would be office types of uses that generate primary single purpose sent would result under P presented • detailed P.:.. P y ^ Kcal land uses permitted trips. Table 2 re ed d detailed com arison of the trip generation of typical p under the two zoning designations. Based on this analysis, rezoning this site to C -G would not g P fact, the uses permitted with zoning y result in a significantly , rester number of 1�.n I m zonin result in fewer trips. In terms of the Transportation Rule,' rezoning the site would not require that the Transportation Plan for this area to be updated and it would also meet the general requirements of Option 2 above. Thus, rezoning .. y inconsistent with Oregon's Transportation Rule ezonzng the Westwood site to C -Cr is not inconsistent nor its main objective of reducing roadway system, vehicle mules of travel ttelsort & Assocta tes 1 m - • a r • 1 1 J' Feoraary 1993 Westwood.' Pac%fic'Cmssroads Annex . . onclusions oncluswns And Recomnee �Cars"! r ert ate an atiors:,. Based on the results of the traffic analysis described in this . report it is concluded that` Westwood site can be developed and, rezoned' from Commercial- Professional (C -P) to Commer- cial-General (C -G) while still maintaining acceptable levels of trairflc" service and safety ryWithin the surrounding transportation system. Specifically: All of the study area intersections currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. The number of vehicle trips that would be generated by uses permitted under the � Y P.. site's proposed C -G zoning being requested by the Westwood Corporation is similar to the trips that would be occur under the site's existing zoning. With the addition of site - generated traffic from a possible general retail center constructed on the site (the use that would generate the most vehicle trips to the site under C -G zoning), all study area intersections will continue ` to operate within acceptable levels of service under projected 1994 conditions. Further, no off -site improvements are required to maintain acceptable levels of service beyond the y funded transportation improvements which are scheduled to be in place by already . unded ;trans ortation improvement 1904. . Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access isM' es along Highway 99W. A shared access driveway with the Pacific Crossroat(s Center has already been designed and constructed to accommodate vehicles using ba,` si retail sites. A planning level analysis y of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C -G zoning will, not substantially increase traffic above what could be enerated under its current C -P zoning. g With the proposed commercial uses, most of the trips to the site will likely come. from vehicles already on the roadway as part of another, more primary trip such as going to /from work. In contrast, if the site is developed under C -P honing, typioal uses such as general or medical offices ,generate single purpose trips: Conse- quently, the number of ,vehicle miles of travel that would b generated by the nt of ' site will be lest under C -G zoning, cotripared with C;P zoning developme this Thus, rezoning.,the site to C -G ,zoning meets the objectives of Oregon 't TTransporta tion Rule regarding rezoning of sites. ittclSon; ctC Antidotes`, Inc: J w Itteo 1 February 1993 Westwood Pacific Crossroads Annex endir A ppenlix` Level of Service Concept Level of Service (LOS) is a concept developed to quantify the degme of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and, impediments by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. :caused by y through roadway Six grades are used to denote the various LOS from A to F.al Table Al Level of Service Definitions (Signalized Intersections Level of Service Average Delay per Vehicle to Minor Street Very low average stopped delay less than five seconds per vehicle. This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at al1. Short cycle lengths may also contribute to low delay. Average stop delay is in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths..More vehicles stop than fora LOS A, causing higher levels of average delay. Average stopped delay is in the range of 15.1 to 25.0 second per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehiclesstopping Is significant at this level, although many stilt pass through the intersectitn without stopping. Average stopped delays are in the range of 25.1 to 40.9 seconds per vehicle. The influence of congestion becomes more noticeable. Longer delays may result from some t)ombination of c vaorable progression, long cycle length, or high volume /capacity ratios. Many vehicles stop, and the proportion of p p vehicles not stopping d clines. Individual cycle failures are noticable. Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle. This is considered to be the limit of acceptable delay.These high delay values generally indicate poor progression; long y lengths and high volumeicapacity ratios. Individual" cycle failures are frequent occurancies. cycle fen hs, ra a stop delay is :in excess of 60 seconds per Vehicle. ' V e. This is considered to be Ave g P . delay .er saturation. It me also occur at high ap y 0 many With over i acct ratios below 1.00 with man mdividual Cycle failures. Poor progross.on and long to most. volume/ capacity This condition often occurs w cycle lengths may also be contributing causes to Such high delay levels, this is adapted from the 'Transportation 'Research hoard' Highwd + Odpttc� j� al Most of the material rn this �►ppcndax is Manual, Special Report 209 (1985). leitteison & ,Associates, Inc Febr ary 19 Westwood Pacific Crossroad's. Annex Table /A2 Level -of- Service Criferla for Signalized Inters° 0131111 , Love! of Service oppfod Delay per Vehicle (Seconds; A F x;5.0 5.1 to 15.0 `_ 15.1 to 25.0 to 40.0 40.0 to 60.0 X60.0 Signalized Intensectiens The six LOS grades are described qualitatively for signalized intersections in Table Al. Addi- tionally) Table A2 identifies the relationship between level of service and average stopped delay per vehicle. Using this definition, a "D" LOS is generally considered to represent the minimum acceptable design standard. ittetscin d ASsrcia ►es, Inca ti 1 1 1 1 February 1993 Westwood: Pacific Crossroads Annex Appendix Table A3 General Level of Service Descriptions for Un$ignalized intersections Level of Service Average Delay per Vehicle to Minor Street IV ®sar:x ell drivers find freedom of operation. Very seldom is there more than one vehicle in the queue. Some drivers begin to consider the delay an inconvenience. Occasionally there is more than one vehicle in the queue Many times there is more than one vehicle in the queue. Most drivers feel restricted, but not objectionably so. Often there is more than one vehicle in the queue. Divers feel quite restricted. Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accomodated by the movement. There is almost always more than one vehicle in the queue. Drivers find the delays approaching intolerable levels. Forced flow. Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. Unsignalized Intersections The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 Highway Capacity Manual includes a methodology for calculating the LOS at two -way stop-con- trolled intersections. For =signalized intersections, LOS is defined differently than for these unsigrral ti in once,. t of .Reserve Ca Capacity" (i.e., that signalized intersections an that. it is based upon the concept p �' portion of available hourly capacity that is not used). A qualitative description the various . of service levels associated with an unsignalized intersection is presented in Table A3. A quantita- tive definition of LOS for an unsignalized intersection is presented in Table: A4. K ttelson & Associatess line February 1993 Westwood: Pacific Crossroads Annex AppendixA Taele'A4 Level -of - Service Criteria for Unsignalized Intersections Level of Service Expected Delay to Minor Street Traffic 5 400 300-399 200 -299 100 -199 0-99 Average traffic delays Long traffic delays Very long traffic delays When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queueing may congestion intersection. This condition which ma� cause con eetion affectin other traffic movements in the ant usually warrants improvement to the intersection. The reserve capacity concept applies onl y tt o an individual traffic movement or to shared lane movements. Once the LOS , c,apacity, and expected delay of all the indiv <<lual ; movements has been calculated, an overall evaluation of the intersection can be made. Normally, the movement having the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. An '`E" LOS is generally considered to represent the minimum acceptable design' standard. Past experience with the unsignalized indicates analysis procedure indicates 'this methodology is very over-estimate the magnitude of any potential problems that might conservative in that intends to o p exist. This is especially true for minor street left -turn movements. For example, the Highway Capacity Manual methodology does not take into account the effects of vehicle flow platoons that result from upstream signalization: Vehicles traveling in platoons tend to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal: Therefore, the results of any unsignalized y g intersection analysis ; should be reviewed with this thought in mind. LOS E i.: movement is considered to be g Generally, movem. an a en nal�zed intersection, although left turn acceptable for ns g , g also indicates that the need for signaliza- tipn should be investigated. k ttet'son & ,Associates, Inc: it February 1993 Westwood: Pacific Crossroads Annex Appendix A Table A5 Level of Service Definitions (All -way Stop Controlled Intersections Level of Service Average Delay per Vehicle to Minor Street <` 5 Seconds 5 to 10 Seconds 10 to 20 Seconds 20 to 30 Seconds 30 to 45 ,Seconds > 45, Seconds All-Way Stop Controlled Intersections" There is no accepted procedure for a level of service analysis of an all-way stop controlled r intersection. The procedure T d � re used for deteanunin LOS for a four-way or three-way stop controlled p g intersections, This m y P described for unsignalized intersec y is scr` ' methodology, which intersection differs from that de nsi call g�� g by g Committee of the Transportation Research is bem reviewed b the Unsi naized Intersection Comm Board, uses a capacity estimation method based on headways observed at all -way stop controlled intersection in the western United States. The procedure incorporate several important variables, g , n, number of lanes on each approach, arid the percentage of right including volumes distribution, and left turns at the intersection. Intersection performance is measured in parameters similar to g y volume-to-capacity ' e using a scale of signalized intersections: delay, ratio, and Level to -ca acct calculated using the of Secure "A" through "F ". Approach delay on any given leg of the intersection is cal g: following equation: D = exp 3.8 x C Where— D vehicle delay on a given approach (sec /veh SV subject approach Volume (vph) C = calculated approach capacity (vph) exp = base of natural logarithms i quantity SV/C is simply the volume-to-capacity ^ . . In this equation, the Lxanti � city ratio on the approach under consideration. Table A5 presents onsid p nts the LOS criteria for all-way stop controlled .intersections. a . Kytey Michael, Estimating Capacity and Delays at an. All +Way Stop- Contmlledintersection. University of Idaho,> Department of Civil Engineering Research Report, September 1989: leittelson & Associates, Xnc� dIVIS=AM 118193 1 1 i 1 1 February 1993 Westwood: Pacific Crossroads Annex APPENDIX B APPENDIX B `9 Capacity Analysis for Evaluating the Left Thrn Modified tense reel'szed Intersection ire ac Movements to /from Driveways Along Highway 99W Several studies have found that the method for analyzing the capacity at unsignalized intersections detailed in the Highway Capacity Manual (IICM) is very conservative and can significantly underestimate an intersection's capacity. One of the key assumptions in this procedure is that vehicles coming to the intersection are randomly arriving at this location. This assumption may be appropriate for intersections along long stretches of roadways that have many other intersec- tions a driveways. intersections adjacent traffic signals with few or no and However, at intersections that are ad scent to tr other intervening intersections or driveways, traffic flow will be controlled by the timing of the nearby traffic signal. If this is the case, Appendix I of Chapter 10, Unsignalized Intersections, in the Highway Capacity Manual describes a modified capacity analysis procedure to apply. Briefly, the capacity of each traffic flow scenario that is defined by the different phases of the nearby traffic signal(s) should be determined separately. The total intersection capacity is computed by factoring these separate traffic volumes for the actual percent of the hour they will occur. The potential capacity derived under each scenario also has to be factored and then added together to compute the final total available gaps. In addition, the intersection capacity should also be increased for gaps that will be created by the traffic signal change intervals (yellow plus all -red phases) when all the vehicles at the nearby signalized intersection are stopped. p i . 'g y a .• intersection Center. and This special for this ecial situation exists at the unsignalized driveways C volumes Pacific Crossroads are directly Y used in an HCM evaluation, the results would be that the minor street left turn movements will operate at Level of Service (LOS) "F" which indicates that there are not available gaps for additional vehicles. However, traffic counts and field observations indicate that there are gaps for more vehicles to make this maneuver. The traffic signals at the Highway 99W/78th Avenue and Highway 99W/Highway 217 NB Ramp intersections control the flow of along Highway 99W and create defined periods when there are available gaps. Most of the time they operate on a regular pattern and green time is given to the side streets (78th ( and Highway 217 ramps) at approximately the same tine. It is during this that most of the large gaps occur. Based on the traffic volumes shown in this report and the assumptions detailed above from the city of the drive Ways calculated. This section contains HCM, the capacity eways along Highway 99W wa;, one example of this calculation. The example calculation will be the most critical movements, the left turn out of and into the r'vest driveway with full buildout of the Westwood site with general square ' uses (30,000 s ware feet gross leasable separate phases as shown in Figure 81: analyses, the volumes alonTHi h retail g P p Highway y ..: � were ,on the To conduct the capacity analy along wa 99W were adjusted percent of the cycle that they actually flow. Thus, the volumes during Phase 1 were divided by 0.75 and the volumes during Phase 2 wereidivided by 0.25. (This is a simple representation of g phasing, The ' ound Highway 99W left the actual is an additional Phase when the eastbound signal ere i turn phase is operating. During this phase there would be no traffic flowing westbound on Highway 99W, Consequently, this simplified method would slightly u.. nderestimate gaps in traffic along Highway 99W.) ittelsoh c' i Associates, separate HCVM unsignalized intersection ca p aci ty run was �perforiried for each of these traffic Clow scenarios and their results are shown on Table B.1. ' able B {:2 shows how the total] intersection capacity is computed based on the results',n the Table B.1. This special analysis demonstrates that, because of the additional. gaps the s in,traffic- caused the nearb signals, de that will be ca nearby the critical left turn movements from the ,V Iestwood/Pacific Crossroad Center west driveway will operate at LOS E The left turn movement into this .driveway will operate at LOS D. The capacity of the existing traffic and future background traffic conditions were computed in a similar manner. Kitie son & Associates, Ino: .4 /4► /L20 4.-s10 145+ --e► TRAFFIC FLOW ALONG H! WAY 991 ED J VOLUME III FIGURE ' iNESTW`gC30 .... PACIFIC CROSSROADS ANNEX r, 4 1 February 1993 Wes►`woad: Pacific Crossroads Annex TABLE B. 1 Traffic Volumes and Potential Capacity Results At Westwood Driveway Phase 1: Through Traffic on Highway 99W (75 % of Cycle) Volume Adjustment* Movement Right Turn 105 1.0 Capacity of Left Turn From Westwood Driveway LCapacity of,Left Turn into Westwood Driveway, Phase 2: Side Street Traffic along Highway 99W (20 % of Cycle) Movement Volume Adjustment* Hourly Volume ** Eastbound 145 0.20 Westbound' 310 0.20 1550 Left Turns Right Turns Capacity of Left Turn From Westwood Driveway Capacity of Left Turn into Westwood Driveway Percent of hour or green time per cycle that this traffic volume will actually be 4io ving, ** Effective hourly volume is the actual vo1Ume divided by the adjustment factor. Kitteison & Associates, Inc, February 1993 Westwood: Pacific Crossroads Annex ABLE B.2 Capacity of Left Tun' Moveme► t from Westwood Driveway Highway 99W Through Side Streets 30 75 23 During Signal Change- intervals (Yellow plus MI-Red): ,Maned; on 130 sec. cycle length, 3600 sec /130= 28 intervals and 15 vehicles can make maneuver) TOTAL. 83 Conclusion: Peak left turn volume is 35. Thus, reserve capacity is at leant 83- 35 38 or 1.0S E. TABLE B.3 Capacity of Left Turn Movement into Westwood Driveway Highway 99W Through Side Streets During Signal Change intervals (Yellow plus All- Red): Based on 130 sec. cycle length, 3600 sec /130= 28 intervals and 1.5 vehicles - can make maneuver) TOTAL 211 Conclusion: Peak left turn volume is 100. Thus, reserve capacity is at least 211-100= 11,E or' ° LOS 'D. letttelson BSc Asitociatet, Ina [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]