Planning Commission Packet - 01/07/1975 POOR QUALITY RECORD
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please contact City of Tigard Records Department.
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AGENDA
TIGARD PLANNING COMMISSION
� Regular Meeting, January 7, 1975
Twality Junior High School - Lecture Room
14650 S. W. 97th Avenue, Tigards Oregon
T, CALL TO ORDFR
2. ROLL CALL
3. APPROVAL OF MINUTES
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A. The minutes of the December �.7, 1974, meetiaa,g have not been
campTeted,
4. 1'UBLIC HEARING - Conditianal Use
4.1 CU 13-'74 (B'a�ssett - Oregon Bank)
Request for conditional use of C-3, General Commercial zone,
pr.operty located at S. W. Pacific Highway and S. W. Greenburg
Road to allow drive-in service at a proposed banking facility
on Tax Map 1S1 35, tax lots 5100, 5104 and 510'5.
5. ZONING ORDINANCE AMENDMENT .
�- 5.1 ZOA '7-74 (Highway Commercial Zone, H-C)
A request by the City of Tigard to am:end the zoning ordin:anae
Title 18 of the Municipal Code to include a highway.cornmercial
zone as proposed by NPO Plan #l. This zone is intended for
larid which the Plan views as most approp'riate�y situated for
commercial development serving primarily highway traffic.
6, FLOOD PLAIN FILL PERMITS
6.1 Discussion of appropriate guideli.nes for Planning Commission
de�isions regarding the gran�ing of f�.00d plain fill permits.
7. OTHER BUSI�SS
8. ADJOURNMENT
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MINUT�S
TIGARD PLANNING COMMISSION
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�, , January 7, 1975
Twality Junior H�gh School - Lecture Room
14650 S. W. 97th Avenue, Tigard, Oregon
1. CALL T0 ORDER
A. The meeting was called to order at 7:35 p.m.
2. ROLL CALL
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A. Al1 members were present with ��mmissioner Popp arriving at �
8:30 p.m. Staff inembers Bolen �nd Powell and A-tt�rney i
Fred Anderson were also present. �
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3. APPROVAL OF MINUTES �
A. The minutes of the December 1`7, 1974 meeting were not sub- '
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mit�ed as they had not yet been completed.
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4. PUBLIC HEARZNG - Conditional Use �
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4.1 CU 13-74 (Bissett - The Oregon Bank) �
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Request for conditiona� use of C-3, General Commercial zone, '
� property 7_ocated at S. W. Pacific Highway and S. W. Green'burg {
w••-- Road to allow drive-in service at a proposed banking facility '
on tax map 1S1 35, tax lots 5100, 5�-04 and 5105.
A. Sta�f Finding; �,
l. Powell presented the staff findings relevant ta this �
case as �isted in the printed sta�f report. �
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B. Testimony f,
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l. Proponents �'
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a. Larry Bissett, one of the applicants, presented the �
site development plan and described six alternative ��
plans which had been considered before one was "
selected. He pointed out that it was necessary �:'
to provide ingress �rom Center St, and egreS,�: onto �?,
Greenburg Rd, in order to produce the least con- �
flicts with traffic on Pacific Highway and Green- ��
burg Road. F�'
b. Commissioner Ball pointed out to Mr. Bissett that �
he was concerned with apparent on-site conflicts
between traffic movements and pedestrian circulation �'
on the proposed site plan. 4
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C. Staff Recommendation �
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6. The Commission voted on Hartman's motion and it '` �
passed unanimously. `
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PC Minutes - January 7, ]-975 - page 2A
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l. Powell presented the staff recommendation for approval �
of the requested conditional use with conditions.
�. D. Commission Discussion and Action `
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l. Ball said that he felt the applicant has met the test "�
of establishing a need for a drive-in banking facility '
but does not agree with the contention that there would `
not be on-site traffic conflicts. He continued by saying �
he could support the application if the farther from
the building of the two drive-in lanes is designated
as permanent parking space until such time as this
additional lane is needed and also if no left turns are
permitted onto GreenBurg Rd. between 4;00 p.m. and 6:00
p.m.
2. Popp said he was opposed to allowing left turns at any
time onto Greenburg based on hi.s experience in driving
through this area.
3. Hartman made a motion to approve the request based upon
the staff findings and including the following conditions:
a) that no access be provided from Pacific Highway ;
b) that the applicant provide 18 ft. of pavement width ;'
from the center line of Greenburg Road to the re-
constructed curb section shown on the submitted
�` site p1an. �
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c) that the applicant provide improvements to S. W. !
Pacific Highway and Greenburg Road at his expense, i
to include curbs, sidewalks and a driveway access
and curb cut on S. W. Greenburg Road, such improve- !
ments to be const�ucted per applicable city, county
and s-tate standards. i
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d) that no left turns be permitted from the si-�e onto :
S. W. Greenburg with controls provided according to �
the approval of the City Public Works Director. ;
e) that the outside drive-up lane be used as parking ;;
area until such time as this lane is utilized as a }`
second drive-up service lane `'`
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4. Popp seconded Hartman's motion. �
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� 5. Hansen moved to amend Hartman.'s motion to alter condition ��
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#4 to state that the resolution of the left turn problem ��
be left up to the City Public Works Director. Nicoli
seconded and the motion failed by a majority vote with �
Hansen and Nicoli voting in favor. �
(see page 2A) �,
� 5. ZONING ORDINANCE AMENDMENT �
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5.� ZOA 7-74 (Highway Commercial Zone, H-C) '�
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PC Minutes - Januar�r 7, 1975 - page 2 i;
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A request by the City of Tigard to amend the zoning ordinance,
Title 18 of the Tigard Municipal Code, to include a hi�hway
�� commercial zone as proposed by the N.P,O. Plan #l. This zone
�... is intended for l�nd which the Plan views as rnost appropriately
situated for commercial development serving primarily highway
traff ic.
A. Presentation by Staff
l. Bo1en presented the propo�ed draft of the Highway-
Commercial zone to the Planning Commission, recapping
the discussion from the previous meeting and once again
explained the reasons provided in the N.P.O. #1 Plan
for developing such a zone.
B. Commission Discussion
l. Ball stated his concern that an oz�dinance was being
added to the zoning code based upon one neighborhood
plan and asked if it were wise to allow one neighborhood
dealing with one por.tion of the highway to, in essence,
dictate the City's pol.icy for dealing with all highway
development development. He said that it was his feel-
ing that it is as important how uses ar� located on the
highway as well as what uses are �.ocated on the highway
and would like to see more design controls in a highway
commercial zone as well as more uses included within
the conditional use category.
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2. Porter said that he did not agree with the purpose section
of the proposed ordinance and said that 'the purposes for
the ordxnance as stated by staff, principally excluding
neighborhood convenience commercial shopping trade from
Pacific Highway - a major purpose this zone is intended
to provide and should therefore be stated in its preamble.
3. The Planning Commission agreed that the area along Pacific
Highway is of city-wide concern and cannot be properly
dealt with in the separ��te N.P.O. Plans which divide its
length into separate segments. They therefore decided
to study the highway themselves from �he standpoint of
its overall relationship to the city as a whol.e.
4. Whittaker asked that the strip commercial study conducted
by Gary Naylory a previous intern, be xeroxed and dis-
tributed to a�.l the members.
6. FLOOD PLAIN FILL PERMITS
6.1 Discussion of appropriate guide�ines for Planning Commission
decisions regarding the granting of flood plain fill permits.
A. Bo1en presented a memorandum to the Commission which r.e-
commended that the Commission consider granting fi�l permits
��. on a two-step basis. The first step would be granting a
permit based on a submitted concept plan with specified
standards for a lat�r detail.ed p�an to adhere to.
1C Minut�es - January 7, �97� - page 3
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Bolen stated the reason for suggesting this process is that �
a property owner be spared the considerab�e expense �f pre- �
�r� paring a detailed engineering study which could possibly h
be denied by the Commission. He said that providing a can- �
ceptual approval gives the property ov�mer the Commission's �
general approval as to whether or not to proceed and there- �i
by minimizes the initial development cost. Bo1.en then �
suggested a list of five (5) standards to which a detailed ��
f ill pernnit should adhere. �ii
B. Ball said that he would like to see the applicant's answers �;'I
to the issues raised by the five suggested standards on the �,
initial conceptual proposal rather than granting the initial 1;,
permit and the Commission not being aware of the property t'
owner's intentions as regards these guidelines. i;�
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C Genera the Commission saw merit in rantin a ermit bas
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h ro riate conditions were
on a conceptual approval if t e app p
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attached to ensure that the final submission wauld adhere
to the five areas of concern raised by the staff. ��
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7. ADJOURNMENT
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a ad 'ourned at 11:00 .m.
A. The meeting w s � p �
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PC Minutes - January 7, 1975 - page 4 �
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TIGARD PLANNING CQMMISSION
Staff Report
� January 7, �975 �'�
Agenda Item 4.1 �
CU 13-74 (Larry Bissett et aJ_ for the Oregon Bank i
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Conditional Use ,
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of site located at S. W. Pacific Hwy. and Greenburg Road - �
approximately .6 acres (sec. 3S DD T1S R1W, W. M. ) ;
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Applicant fi
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Larry Bissett et al �
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Ap�licant's Request �
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to permit a drive-in facility accessory to a proposed banl� as a �
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conditional use in a General Commercial zone, C-3.
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Staff Findin�s
1. The proposed use of the site is allowable in the existing
C-3 zone; however, the d.rive-up feature proposed is permitted ;
in tha.s zone only as a conditional use (Ch. 18.28.020 TMC) . F
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�w, 2. The existing land use pa�tern a.n the immediate vicinity shows
a transition from strip commercia� along Pacific Highway and
General Commercial fronting Center Street (north, east and
south of site) to residenti.al use to the west.
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3. The site is designated in the Tigard Community Plan and in
the proposed NPO �`2 Land Use Flement as appropriate for f.
commercial activit . �
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4.0 Other than impacts on lacal traSfic circulation, staff envisions �'
no substantial impact from this project on Tigard Community
facilities or public services.
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4.1 Applicant has voluntarily forec�osed access to S. W. Pacific ��
Highway ±�'
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4.1 Green'�urg Road, at its intersection with Pacific Highway� is ;��
designated a co�.lector street. Applicant has agreed to pro- r;
vide street improvements to City standards from the edge of E'�
the existing roadway to the new curb7.ine as proposed in his �t`
site plan. !,:
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4.3 App'licant ha��s reque:�ted ac�ce;ss to S. W. Gre�erib�.rg Road. Appli- �;
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�ant''�s -site plan �ndieate�s a larger curb cuto th'an all.owec� by F;
code' .(�45 fee�t where 30 is tne rnaximurn �allowed)�. •Tne widt�i and G
�' .location 'of ,curb ciats as co�tro,ll.ed under provisi;ons o�' Ch.� �;
18.64.040 and C�, ��.5.:�04.08fJ, Tig.ard Munic.�ip�zl Code, establish ,
a 20 �oot maximum curb-to-curb width not less than 30 feet
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4.4 A traffic conflict will occur on Greenburg Road as a result
�r of the proposed drive�in facility. Inadequate queuing space
for tr.affic from the Pacific Highway traffic light will create
a hazardous situation for traffic egressing the proposed drive-
up windows and entering Greenburg Road going south. It is
the staff's judgment that signs or on-ste channelization
of egressing traffic will not solve the problem and may in
fact create an additiona� enforcement problem.
5. Required parking, based on provisions of Ch. 18.60, Tigard
Municipal Code, and the applicant's proposed floor area and
employment at opening is 32 spaces. The site p],an provides
28 parking spaces and an additional six "moving" parking
spaces at the dri�ve-up windows.
Staff Recommendations
Staff recommendations will 'be given following public testimony.
Shou.ld the Commission approve the above-requested permit, the
' following conditions are suggested by staff:
�. that no vehicular access be permitted to S. W. Pacific Hwy.
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:from the site
2. that the applicant or his assigns be required to dedicate
additional right-of-way to Greenburg Road to meet the required
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collector street standards (30 ft. right-of-way from center
line to property line)
3. that the applicant provide improvements to S. W. Pacific Hwy. .
. and to G"reenb�.rg Road at his expense, to include curbs and .
sidewalks, a driveway access and curb cut on S. W. Greenburg
Rd. , a median traffic separator �on S. W. Greenburg Road ex-
tending from the stop lane at Paca�fic Highway at least 100'
northwesterly; such improv:em2nts to be constructed per appli-
cable city, county or state standards
4. that applicant limit the use of his clinic building, also
located on this site, such that no more than 3 full-time
physicians and a staff of 4 additional persons are permitted
occupancy and that documentary evidence of such limitation
be filed with the Tigard Planning Department before issuance
of occupancy permits for this conditional use.
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PC Staff Report - January 7, T�74 - page 2
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� Cha�ter 18.26
. HIGHWA�Y GOMMERCIA:L ZONE (H-C) �
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Sections:
18.26.O1U Tntent and Purpose �
18.26.020 Permitted Uses
18.25.030 Conditional Uses �
18. 26.040 Lot Requi.rements
18. 26.050 Setback Requirements �
18.2b.060. Building Height
, 18.26.070 Additional Requirements
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18 2b 010 • Intent and purpose. The H-C districts a.re designed
and intended to prov�.de essential servicing ta the traveling public
� with certain other highway-oriented and commercial uses
o th�r
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providing s�rvices and goods to the consumer population of the
community or immediate region. •
It is the purpose of this district to accommodate traveler neecls
and provide services and goods from locations in proximity to
arterials; but, they are established to minimize congestion as
well as the adverse influences upon the appearance of the communi�y ;
and adverse impacts upon adjacent residential uses. . i
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The H-C districts are permitted where requiied vy public necessity
� or conv�nience, but they are restricted so as not to cause a .
blighting in�'7_uence or safety hazard due to their location along
arterials and in proximity to res�dential areas. Parti:cular
attention is required to adequate site accessibility and buf�ers
as we11 as building and landscape appearance.
18.26.020 Permitted Uses. The following are the principal �
permitted uses �by ri�ht with9_n an H-C district and all uses must �
be conducted wholly within a permanent, �'ully enclosed building f
(except required �ff-street, parking and loading) :
(1) any retail business �nd those retail businesses whose r'
principal activity ls �o service the needs of the highway ;:
traveler or provide merchandise oriented to serv
ice from i
an automobile including drive-in businesses, drive-in �,
� restaurants or similar uses � �
otels hotels and transient lod in facilities
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ional s
ervices rofessions and �
(3)� o:ffices for profess , P , ,�
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administrative uses ��
(!-�), commercial. s�hools including art, busin,ess, music, dance,
� �rofessiona� and trade � �
�� - '� (5) restaurant, clubs and similar establishments which provide �
� � � ' k for consum tion on the Premises i
food or drin. _ p �
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{6) institutional uses including religious institutions, �
institutions for human care, educational and social �
institutions and public buildings and service in- •
stallations. . �
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18.26,030 Conditional Uses. In the H-C zone the follo�aing j
� uses and their accessory uses. are permitted as conditional uses � �
when in aceordance with Chapters 18.72 and �8.84: �
(1) automobile service sta�tions axa:d car wash, parking garages, �i
.: passenger terminals and stations �
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(2) automobile and trailel sales area �
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`� (3) autornobile parts, accessory sales ,1
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(4), automobile repairs, pairrfing and upholstery "
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, (5) indoor, outdoor and other theatres ;i
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� (6) lumber yard
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. (7) • museums " .
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(8) parks • tj
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(9) tire shop `
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� (10) vehicle equipment and trailer rental
• (11) any business, service, processing, storage or display
essential or incidental to any permitted use in the
H-C zone and not conducted entirely within an enclosed �t
building �;
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18 26 040 Lot Re uirements. In the H-C zone the lot require- �'
ments shall be as follows: �:
The minimum lot area shall be ten thousand square feet. �'
. (1) C
. (2) The minimum lot width shall be one hundred feet. .
(3) The minimum lot width at the building line shall be �
one hur�dred feet. �'
(4) The minimum lot width at the street line shall be one ;�
hundred feet. ' �
(5) �The minimum lot width at �he street line of an. approved �
cu�.-de-sac shall be fifth-five feet. �
(6) No maximum lot coverage shall be required.
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18. 26.050 Setback Requirements. Except as may otherwise be �
provided in Secti�on 18.12.100, the setbacks fo,r nori-residentia7. �,
uses in the H-C zone shall be as follows: , ��
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(1) The minimum front yard shall be twenty feet, landscaped ��
� �` and maintained. ' €r
. (2) No side yard setback shall be required� except when abutting �,
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a residential zone, a side yard of five feet ,shall bs
required. �
°�� (3) No rear yard se�tback shall .be required, except when
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, abutting a residential zone, a rear yard setback of
twenty-�ive feet shal� be required. (Ord. 72-34 � 4,
19723 Ord. 70-32 � 140-4, 1970) .
18.26.060 Buildin� Hei ht. . Except as otherwise provided
in Section 18.12.110, no buia_dxng in the H-C zone shall exceed a
height of three stories or thirty-five feet whichever is less.
Ord. 70-32 S 140=5, 1970) .
18 26 070 Additional requirements. Additional requirements
. - the:
\ _ but are no1, limited to
inc,l
ude
app.licable to the H C zone , �
following: , • - � � •
�l � off-street parking' and loading, see Chapter 18.60;
23 access and egr.ess, see Chapter 18.64;
� (3) Enclosure and screening required, see Section 18.T2.080;
(4) ' Signs,_'�advertising signs and sign structures shall be
subject to the• conditions, limitations, prohibitions
� and requirements of Title 16, -L-o which particular refer-
ence is made; � � � .
(5) fire zones, see1Section 18.12.�.20;
(6) Nuisances prohibited, see Section 18.12.070. (Ord. 71-4
� � 7 (Part) , 1971, Ord. 7�-32 � 140-6, 1Q7U) .
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ME�IORANDUM
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To: Planning Commission
From: Pl�nning Staff
Date: January 7, 1975
Subject: Guidelines for consideration of Flood Plain Fill Permits
Flood Plain Fill Permits are a departure frorn the typical Iand use
i il considered b the Plannin Commission. 'I'herefore
ssue� cus�omar y y g ,
it appears necessary that the Commission develop guidelines to effect
an efficient and equitable handling of each property owner's appli-
cation. The following guidelines are suggested by staff:
l, The Commission be willing to grant a fill perrnit based upon
the submission of a basic ��concept proposal" if it can be
found to not violate the intent and purpose of the Flood
Plain Ordinance. Using the concept as the basis of approval,
the followin.g standards are suggested as conditions to be
met by a mor. e detailed plan which would be submitted prior
to any actual site work.
�' A. That before initiation of any filling or regrading, a
detailed site grading plan, meeting APWA and UBC standards,
will be submi.tted to the P�.anning Commission for their
approval. The :submitteti plan should include a sufficient
number o� cross sectional diagrams to enable the Public
Works Department to properly determine compliance with '
the F�ood Plairi Ordinance and any conditions imposed
by the grantin,g of the permit.
B. The �ubmitted detailed plan should include the fol'lowing ,
elements: � '
1. stre'am bank protection measures ;
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2. stream banks of gentl.e enough slope to resist erosion i
and also to be aesthetically pleasing �
3. a landscape plan
-'�. compatibility with the proposed Greenway System, '
especially in terms of topography, which retains the
natural aspects of the area adjacent the stream �
while providing for a bicycle/pedestrian path lo-
cation. . The intent is that the stream not be graded
to have the appearance of a drainage ditch with an
�'`" adjacent excavated flood storage basin. The purpose
�' should be to meet the need for flood water storage '
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cap�city while maintaining a valued natural asset. �
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� "'5. compatibility w'ith the t�rrain of adjoining properties.
The above-listed �uidelines are suggested for discusuion of this issue ',
and Commissioners are encouraged to make additions and/or deletions i
as they deem appropriate.
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. Memo - PC - 1/7/75 - page 2
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