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Planning Commission Packet - 10/21/1975 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. • o AGENDA TIGARD PLANNING COMMISSION October 21, 1975 Twality Junior High School 14650 S.W. 97th Ave. Tigard, Oregon 97223 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES 4. COMMUNICATIONS 5. PUBLIC HEARINGS 5. 1 ZONE MAP AMENDMENT -- ZC 12-75 (Belanich Community Shopping Center) A request by Roger Belanich for zoning map amendment to zone a parcel at S.W. 121st, Scholls Ferry Road, and 122nd, presently zoned Washington County Suburban Residential to Tigard C-4, Neighborhood Commercial, (Wash. Co. Tax Map 1S1 34B, Tax lot 500) . A. Staff Report B. Public Testimony 1 C. Staff Recommendation D. Commission Discussion and Action 5. 2 ZONE MAP AMENDMENT - AC 13-75 (Payless Planned Development) Application by Payless Drug Co. for. an AMENDMENT to the TIGARD ZONING MAP to allow a commercial PLANNED DEVELOPMENT on approximately 8 acre site at S.W. Main and Scoffins Streets (commonly known as Old Fowler Junior High site, Tax map 2Sl 2AA, Tax lots 600, 700, 800, & 900) . Commercial activities proposed !' are a drugstore-variety goods store and a supermarket of approximately 30, 000 square feet each plus approximately 20, 000 square feet of satelite retail commercial and office (' space including banking, restaurant and small retail shops and offices. A. Staff Report B. Public Testimony " tx C. Staff Recommendation f'. D. Commission Discussion and Action t 5.3 ZONE MAP AMENDMENT - ZC 11-75 (Hampton Street) '' i A request by the City of Tigard for zoning map amendement to E zone recently-znnexed parcels bounded by S.W. 69th, Hampton Street, Salem Freeway and S.W. Gonzaga Street, presently zoned r, Washington County RU-4 Residential to Tigard R-7, Single Family (: Residential. (Wash. Co. tax map 2S1 lAD, Tax lots 100, 200, 300, 4Q0, 500, 600, 700, 800, 900, 1000, 1300, 1400, 1500, 1600, 1700, 1800, 1900, 2000, 2100, 2200, 2300, 2400, 2500 and 3990) 1'.; A. Staff Report e F; B. Public Testimony f. C. Staff Recommendation k! D. Commission Discussion and Action 5.4 ZONE MAP AMENDEMENT - ZC 14-75 (Tigard High School) A request by the City of Tigard for zoning map amendment to zone 1 . annexed parcels (February 26, 1973) at S.W. Durham, S.W. 92nd and S.W. 85th, presently zoned Washington County RS-1 to Tigard R-30, Single Family Residential (Wash. Co. Tax Map 2S1 14A, Tax Lots P1 100, 101, 200, 1102, 1201) . A. Staff Report L µ B. Public Testimony PJ C. Staff Recommendation IN D. Commission Di;s-aussio.n and Action 1a 5. 5 ZONE MAP AMENDMENT 2-73 (Amendement) Englewood PD 1. A request. by the City of Tigard for an amendment of the zoning map to correct an error in Tigard Ordinance No. 73-17, changing the underlying zone from Washington County, Suburban Residential l (SR) to Tigard Single Family Residential (R-7 , p-D) on lands r' currently owned by Commonwealth Properties, Inc. (Wash. Co. Tax Map 151 34A and 131 34B, Englewood Subdivision (121st and ,' Scholls Ferry Road) formerly Tax Lots 100, 200, 300, 301, 500, [;; 600, 602 and 603) . c A. Staff Report i''" B. Public Testimony r ii C. Staff Recommendation D. Comm 6siOn'Discussion and Action ,. is r l*; q i y f(( 5.6 CONDITIONAL USE PERMIT 7. CU 21-75 (Georgia Pacific) .` A request by Georgia-Pacific Machinery Construction to operate a bake-out oven in anM-3 zone at 7920 S.W. Hunziker Street. (Wash. Co. Tax Map 251 1, Tax Lot 1201) . (4 A. Staff Report B. Public Testimony C. Staff Recommendation D. Commission Discussion and Action 5. 7 CONDITIONAL USE PERMIT- CU 22-75 (Anderson Stationery) A request by Meldren Anderson to operate a retail stationery store in a C-3 zone at 11570 S.W. Pacific Highway. (Wash. Co. Tax Map 1S1 36DA , Tax Lot 8) . 1109, A. Staff Report B. Public Testimony C. Staff Recommendation D. Commission Discussion and Action 6. SUBDIVISIONS 6. 1 MINOR LAND PARTITIONING - MLP 7-75 (Belanich/121st and Scholls Fy) A request by Roger Belanich to partition a parcel of land in a Washington County Suburban Residential zone at 121st, Scholls r, Ferry Road and 122nd (Wash. Co. Tax Map 1S1 34B, Tax Lot 500) 7. OTHER BUSINESS to'. 8. ADJOURNMENT tit A MINUTES Tigard Planning Commission Arr October 21, 1975 Twality Junior High School - Lecture Room 14650 S. W. 97th Avenue, Tigard, Oregon 1. CALL TO ORDER: Chairman Hartman called the meeting to order at 7:40 p.m. 2. ROLL CALL: Members present: Hartman, Popp, Porter, Sakata, Wakem, Nicoli; staff: Powell and Laws; absent: Ems and Smelser 3. MINUTES: Porter requested an addendum to the October 7 minutes be sent on to the City Council indicating that the minutes of September 16 be approved only with the "proviso" that roll calls be added to the minutes. The minutes of September 30 and October 7 were approved as amended. 4. COMMUNICATIONS: A late letter from Washington County re Roger Belanich's application for a zone change from county SR to Tigard C-4. • 5. PUBLIC HEARINGS 5.1 ZONE MAP AMENDMENT ZC 12-75 (Belanich Community Shopping Center) A request by Roger Belanich for zoning map amendment to zone a parcel at SW 121st, Scholls Ferry Rd. and 122nd, presently zoned Washington County Suburban Residential to Tigard C-4, Neighborhood Commercial (Wash. Co. tax map 1S1 34B, tax lot 500) . Note: Items 5.1 and 6.1 were considered together. 6.1 MINOR LAND PARTITION MLP 7-75 (Belanich) A request by Roger Belanich to partition a parcel of land in a Washington 'County Suburban Residential zone at 121st, Scholls Ferry Road and 122nd (Wash. Co. tax map 131 34B tax lot 500) . A. Staff Reports: Read by Powell. B. Public Testimony o Roger Belanich, the applicant (2330 - 43rd Ave. East, Seattle, Wash. ) , stated his proposal for developing a 3.2 acre facility on the subject site for retail sales and that there was a need in this geographic portion of Tigard for shopping. PC Minutes 10/j/75 page 2. o Ernie Platt, Commonwealth Properties (3800 SW Cedar Hills Blvd. , Beaverton, Oregon) , concurred with Belanich's remarks and stated the request was in conformance with the Comprehensive Plan. Platt also stated that a 5 ft. dedication would be made along 121st and a 10 ft. dedication along Scholls Ferry Rd. and that he and Belanich would agree to street improvements along 121st at such time that development occurs on the parcel that is subject to annexation. o Mr. Platt asked the Commission if there is a need to keep 122nd St. open. o Powell stated that 122nd would serve probably as the best access from the proposed site. o Porter asked if the applicant had made contact with adjoining property owners as to the possibility of expansion on to those adjoining parcels. o Cy Penn (Mercury Development) , speaking on behalf of Mr. Joseph Meats, the property owner immediately west of the subject site, stated that he was pro- posing on the Meats property an 8 acre development and that he was in opposition to Mr. Belanich's proposal, but did concur with the need for a shopping center in the area and. that 122nd St. should be improved. o Penn indicated that he had applied to Washington County for a zone change for commercial development on the Meats' property and felt that Belanich's estimated size for a shopping center should be larger than the three acres as proposed. o Penn requested that the letter submitted under communications from Washington County regarding the Belanich zone change proposal be read into the record. o Penn stated that he felt that 121st and Scholls Ferry Rd. should not be developed because of the additional traffic that would be created at this intersection. o Hartman asked Penn the size of the entire Meats' parcel. o Penn replied that it was 28 acres. o Belanich stated that Mr. Penn was not dealing with what is at issue and what the Community Plan addresses itself to. page 3 4j PC Minut*a:!., 10/21/75 C. Staff Recommendation: For minor land partition, approval with the following conditions: is 1. A 5 ft. dedication on 121st and 122nd. 2. A 10 ft. dedication on Scholls Ferry Rd. 3. 5 ft. utility easement on all lot lines. 4. Development of SW 121st to southerly line of Englewood PD to City standards (44 ft. roadway) with curbs and 5 ft. sidewalks adjacent property lines. 5. No access from Scholls Ferry Rd. and no access from within 100 ft. of Scholls Ferry from 121st. 6. That pedestrian/bicycle trail be provided along Scholls Ferry Rd. (extending that already provided for easterly of 121st adjacent Englewood) . 7. The extension of SW Springwood Dr. across tax lot 500 to intersect 122nd with a 50 ft. right- of-way improved to a standard 36 ft. street. Staff Recommendation: For zone change, approval. D. Commission Discussion and Action o Porter was in agreeance with the location of the proposed project, but questioned the size of the parcel and the divisioning of the parcel. o Powell stated that to extend the project to the entire parcel, tax lot 500, would have negative impacts on the surrounding area. o Wakem questioned the configuration of the proposed •' site. o Sakata asked the applicant as to the general layout of the project and her concern as to the way the C property was to develop, assuming a zone change were approved. E r ° o Hartman suggested that if the Planned Development. failed her, then the zone change should fail. o Hartman stated that he would like to see the two properties, Commonwealth and Meats, developed jointly, o Popp stated he felt the proposal would meet its • intent. ii pagt,arW. PC Minutes 10/21/75 o Motion (Popp) for zone change from County SR to City C-4, with conditions as recommended by staff and that the project be underway within 18 months or the parcel would return to the pre-existing zone, providing the applicant has not requested an extension of the 18 month provision from the Planning Commission. o Seconded (Nicoli) . o Ems asked if full provisions had been provided for street improvements. o Porter felt that granting a zone change at this time would give way to any type of development without control and suggested that the item be tabled. He also suggested that a joint meeting be held with adjoining property owners and that a clear development proposal be made for the site. o Sakata stated that she would abstain from voting at this time until a more detailed concept is submitted, but agreed to tabling the matter. o Motion failed 5-2. Hartman called for roll call f vote. No: Hartman, Porter, Sakata, Wakem, Ems; ( Yes: Popp, Nicoli. o Motion (Porter) to table until a more detailed con- cept plan is given by the applicant. o Seconded (Wakem) . o Motion passed unanimously. 5.2 ZONE MAP AMENDMENT ZC 13-75 (Payless Planned Development) Application by Payless Drug Co. for an AMENDMENT to the TIGARD ZONING MAP to allow a COMMERCIAL PLANNED DEVELOP- MENT on an approximately 8 acre site at SW Main and ! Scoffins Streets (commonly known as old Fowler Junior High School, tax map 2S1 2AA, tax lots 600, 700, 800 and 900) . r;' Commercial activities proposed are drugstore-variety goods store and a supermarket of approximately 30,000 sq. ft. ;t plus approximately 20,000 sq. ft. of satellite retail com- mercial and office space, including banking, restaurant and small retail shops. t, A. Staff Report: Powell read the report and asked that 1r P P exhibits relating to the project be in- cluded in the record. 11 B. Public Testimony page 5(a PC Mini ees 10/21/75 o Hank Hummelt, Vice President of Payless, submitted a market study for the record, documenting the 1 community need for an Albertsons grocery store. Mr. Hummelt disputed findings in the staff report, taking issue with staff's findings with respect to economic impacts, traffic circulation, surface runoff and the effect that this project may have on Main Street. Mr. Hummelt stated that he felt that traffic would be better circulated by the proposed; ` plan. !1 o Mr. Ehmann, architect for the project, briefly described the site plan to the Commission. o Mr. Vermilye, a Main Street property owner, stated 1 he 'd like to see the project carried out and the proposed project, in his opinion, would not affect other grocery stores in the area. o There being no further testimony, the public hearing was closed. C. Staff Recommendations Staff recommended approval, as submitted, on con- ditions that: 1. Payless provide storm sewer subject to public works approval. 2. That no left turns be permitted from or to Pacific Highway between Main St. and Hall g y Blvd. and that a no left turn island be pro- vided by applicant on Pacific Highway. 3'. Land be dedicated for public street ;right-of- way as shown for Scoffins St. widening and Main St. realignment. 4. That Scoffins St. be developed to a 36 ft. roadway with 8 ft. sidewalks in a 60 ft. right- of-way to south property line. 5. That the "perimeter access drive" be accessible to the commercial lots fronting Hall Blvd. Details of necessary legal instruments to be worked out with the City Attorney. D. Commission Discussion and Action o Wakem asked the applicant to explain his under- standing of the storm drainage situation as it appeared contrary to the staff findings. inn.. ,,; , ,. .. ;<. , , . ::_; . . ; , ... ;,, • v , • pa 6 PCiinutes 10/21/75 o Mr. Ehmann stated that he was under the impression that their proposal for on-site retention, providing a run-off rate no greater than there is at present, would be acceptable to the City. o Powell stated he had no knowledge of any prior approvals given in this matter. o Popp stated that he did not see, at this point in time, a need for providing access from the pro- posed two way drive on the site plan to properties that front on Hall. Blvd. , that one access should serve the site and that the existing trees should remain as a buffer between the project site and the properties to the northeast. At a future date, when and if the apartments come down and the area ends up in commercial development, it should be a problem better tackled at that time. o Nicoli concurred with Popp's statements. o Ems suggested that a storm drainage system be designed subject to the City Engineer's approval. o Nicoli stated that the proposed project would not �I be creating a new shopping center, but adding to an 'existing shopping area. o Wakem questioned whether enough consideration had been given to land use issues and the impacts the project would have on the surrounding area. o Porter stated that location of a shopping center at the proposed site, particularly with respect to grocery shopping, would serve as a means of providing services to a large portion of the community who presently have to cross Pacific ! Highway to shop. o Sakata stated her main concern was the location of a shopping ing center in an area that would be closer than l- to 2 miles as proposed for shopping centers in the Community Plan. o Popp stated that he felt this project would help alleviate some of the traffic on Pacific Highway, give better access to people living on the side of the proposed site; that people in the Ash Ave. area and people living on the other side of the highway, by coming under the viaduct to the site, would avoid crossing the highway and that the con- s,. cern that has centered around additional curb outs on Pacific Highway can be avoided by a development that is not located on the highway. page 7 PC Minutes 10/21/75 o Motion for approval (Porter) with recommendations as discussed, deleting staff recommendation number 5. o Nicoli seconded. o Motion passed 4 to 3. o Chairman Hartman asked for a roll call. Yes votes: Nicoli, Popp, Porter, Ems; No votes: Hartman, Sakata, Wakem. 5.6 CONDITIONAL USE PERMIT CU 21-75 (Georgia Pacific Corp. ) A request by Georgia Pacific Machinery Construction to operate a bake-out oven in an. M-3 zone at 7920 SW Hunziker St. (Wash. Co. tax map 2S1 1, tax lot 1201) . A. Staff Report: read by Laws. B. Public Testimony o Mr. Abramson, representing Georgia Pacific Corp. , was asked by the Commission to address the "Fasano" statements on the impact the project would have on the neighborhood. C. Staff Recommendations: Approval with conditions as stated in D.E.Q. letter, of September 23, 1975, to 'Georgia- Pacific Corp. , Attn. of A. H. Mick. D. Commission Discussion and Action o Ems asked the applicant the outlook for odor emission and the impact this would have on the surrounding neighborhood, stating that a condition should be that this project be subject to review. o Motion to approve (Popp) without the condition stated by Ems, but with the conditions as stated in the Department of Environmental Quality letter dated September 23, 1975, to Mr. A. H. Mick, Environmental Engineer for Georgia Pacific Corp. ; o Seconded (Sakata) . o Motion passed 6-1. Yes votes: Hartman, Nicoli, Popp, Porter, Sakata and Wakem; No vote Ems. Air 0 Ems reiterated his feelings in regard to the lo- ll.- cation of a burn-out oven in an M-3 zone and the page f$m PC Mir..sates 10/21/75 odor that it may emit and its impact upon the surrounding area. o Popp then made a motion, an addemdum to the original motion, that the authority of this permit be granted on the condition that, after 90 days of operation, it would be subject to review by the Planning Commission on March 1, 1975, if any negative effects have resulted from the use of the oven. o Seconded (Porter) . o Motion passed 6-1; Yes votes: Nicoli, Popp, Porter, Ems, Wakem and Hartman; No vote: Sakata. 5.7 CONDITIONAL USE CU 22-75 (Meldren Andersen) A request by Meldren Andersen to operate a retail stationery store in a C-3 zone at 11570 SW Pacific Highway (WaSh. Co. tax map 1S1 36 DA, tax lot 1102) . A. Staff Report: read by Laws. B. Public Testimony o Mr. Andersen, the applicant, stated his reasons for desiring to locate at this site and that he saw no problems in terms of creating a good retail market for his proposed business. C. Staff Recommendations: Approval with the following conditions: 1. That retail sales be the primary activity conducted on the site. . 2. That the existing free-standing sign be main- tained and reflect the new occupant's business or be subject to sign code removal provisions. 3. That the applicant submit to the Design Review Board a site plan which identifies the location of off -street parking, landscaping and the materials to be used on the exterior of the building. D. Commission Discussion and Action o Popp made a motion to approve subject to staff recommendations. o Seconded (Ems) . o Motion passed unanimously. ‘,, page 9 PC Minutes Popp moved that agenda items 5.3, 5.4 and 5.5 be continued and heard at the next Planning Commission meeting of November ,4, 1975. Seconded (Porter) . Motion to approve was unanimous. 7. OTHER BUSINESS: None. 8. ADJOURNMENT: 12:00 midnight. • 1 • ''prp fi NOTICE OF PUBLIC HEARING • CITY OF TIGARD PLANNING COMMISSION Notice is hereby given that public hearings will be held by the Planning Commission of the City of Tigard in the Twality Junior High. School Lecture Room, 14650 S.W. 97th Avenue, Tigard, Oregon. Said hearings will occur on October 21, 1975, at 7:30 P.M. and will concern the following: o A request by the City of Tigard for zoning map amendment to zone recently-annexed parcels bounded by S.W. 69th, Hampton 1, 2 Street, Salem Freeway and. S.W. Gonzaga Street, presently zoned 1V- Washington County RU-4 Residential to Tigard R-7, Single Family 2 C> Residential. (Wash. Co. tax map 2S1 lAD, Tax Lots 100, 200, 300, 400, 500, 600, 700, 800, 900,1000, 1300, 1400, 1500, 1600, 1700, 1800, 1900, 2000, 2100, 2200, 2300, 2400, 2500, 3990) . o A request by the City of Tigard for zoning map amendment to zone df ) annexed parcels (February 26, 1973) at S.W. Durham, S.W. 92nd and S.W. 85th, presently zoned Washington County RS-1 to Tigard R-30, Single Family Residential (Wash. Co. Tax Map 2S1 14A, Tax Lots 100, 101, 200, 1102, 1201) . o A request by Roger Belanich for zoning map amendment to zone a k.. parcel at S .W. 121st, Scholls Ferry Road, and 122nd, presently zoned Washington County Suburban Residential to Tigard C-4, �? 't". Neighborhood Commercial, (Wash. Co. Tax Map 1S1 34B, Tax Lot 500) . ° A request by the City of Tigard for an amendment of the zoning map to correct an error in Tigard Ordinance No. 73-17, changing the underlying zone from Washington County, Suburban Residential ,, .. ' (SR) to Tigard Single Family Residential (R-7, P-D) on lands currently owned by Commonwealth Properties, Inc. (Wash. Co. ;,,p Tax Maps lSl 34A and 1S1 34B, Englewood Subdivision (121st and £` Scholls Ferry Road) formerly Tax Lots 100, 200, 300, 301, 500, 600, 602 and 603. ) o A request by Meldren Anderson to operate a retail stationery store in a C-3 zone at 11570 S.W. Pacific Highway. (Wash. Co. Tax Map 181 36DA, Tax Lot 1000) . o A request by Georgia.-Pacific Machinery Construction to operate a bake out oven in an M-3 zone at 7920 S.U . Hunziker Street. (Wash. Co. Tax Map 281 1, Tax Lot 1201) . All persons having an interest in these matters are invited to attend and be heard. October 10, 1975 Dear Property Owner: A public hearing will be held by the Planning Commission of the City of Tigard in the Twality Junior High School Lecture Room, 14650 S. W. 97th Avenue, Tigard, Oregon. Said hearing will occur on October 21, 1975, at 7:30 p.m. and will consider the following: A request by Roger Belanich for zoning map amendment to zone a parcel (see attached map) at S. W. 121st, Scholls Ferry Road and 122nd, presently zoned Washington County Suburban Residential to Tigard C-4, Neighborhood Commercial. (Wash. Co. tax map 1S1 34B, tax lot 500) . All persons having an interest in these matters are invited to attend and be heard. Planning Department City of Tigard . _ li° TlS�1l�J t - A 1 � ;, 1T 315' N icinity • . V 4 , I : 1 17 ,,::.4 0 del 400 .a --) c•.•-•,. • • ‘,......_. . Jne C nge - . 1••• ••: . • t.,.:. . • . . Q?5.,„ _1055.81- 5 8r__— — - -- — — „i , ILL 206 • .1 f1°� 4,'� tz`{ fGUv`Z . __.___.. ,.- I Jam._ �• 2.oE;� s i N 0,1 r`°� 4�:i1+fr�Cr� " 4V i,y 1i� CO l`I�Sr r<A�^'�'!r�' �,:.� `9� q2 2c li.0 . Ci c a ti r. 1 tl lifiectiqz-- . - -oss.4s it 1. r" el t e."?it i.1+ ! 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En 11/M MI I$X I IA ' i en!l■':■I<Is l l l - . . f 1a o REVISED : (-- '� , ' MINUTES (Excerpts) Tigard Planning Commission October 21, 1975 `(7. Twality Junior High School - Lecture Room 14650 S. W. 97th Avenue, Tigard, Oregon AGENDA ITEM 5.2 ZONE MAP AMENDMENT ZC 13-75 (PayLess Planned Development) Application by Pay Less Drug Co. for an AMENDMENT to the TIGARD ZONING MAP to allow a COMMERCIAL PLANNED DEVELOP- MENT on an approximately 8 acre site at SW Main and Scoffins Streets (commonly known as old Fowler Junior High School, tax map 2S1 2AA, tax lots 600, 700, 800 and 900) . Commercial activities proposed are drugstore-variety goods store and a supermarket of approximately 30,000 sq. ft. plus approximately 20,000 sq. ft. of satellite retail commercial and office space, including banking, restaurant and small retail shops. A. Staff Report o Powell read the report and asked that exhibits relating to the project be included in the record. B. Public Testimony Co Hank Hummelt, Vice President of Pay Less, submitted a market study for the record, documenting the community need for an Albertsons grocery store. Mr. Hummelt disputed findings in the staff report, taking issue with staff's findings with respect to economic impacts, traffic circulation, surface run- off and the effect that this project may have on Main Street. Mr. Hummelt stated that he felt that traffic would be better circulated by the proposed plan. o Mr. Ehmann, architect for the project, briefly described the site plan to the Commission. o Mr. Vermilye, a Main Street property owner, stated he 'd like to see the project carried out and the proposed project, in his opinion, would not affect , other grocery stores in the area. o There being no further testimony, the public hearing was closed. C. Staff Recommendations Staff recommended approval, as submitted,flon con- ( ditions that: .. rf e 2 (excerpts) �• Item 5.2 October 21, 1975 t ', :L. Payless provide storm sewer subject to public works approval. 2. That no left turns be permitted from or to Pacific Highway between Main St. and Hall Blvd. and that a no left turn island be provided by applicant on Pacific Highway. 3. Land be dedicated for public street right-of-way as shown for Scoffins St. widening and Main St. realignment. 4. That Scoffins St. be developed to a 36 ft. roadway with 8 ft. sidewalks in a 60 ft. right- of-way to south property line. 5. That the "perimeter access drive" be accessible to the commercial lots fronting Hall Blvd. Details of necessary legal instruments to be worked out with the City Attorney. D. Commission Discussion and Action o Wakem asked the applicant to explain his under- standing of the storm drainage situation as it appeared contrary to the staff findings. o Mr. Ehmann stated that he was under the impression that their proposal for on-site retention, providing a run-off rate no greater than there is at present, would be acceptable to the City. o Powell stated he had no knowledge of any prior approvals given in this matter. o Popp stated that he did not see, at this point in time, a need for providing access from the proposed two way drive on the site plan to properties that front on Hall Blvd. , that ene access should serve the site and that the existing trees should remain as a buffer between the project` site and tke'proper_ ties to the northeast. At a future date, when and if the apartments come down and the area ends up in commercial development, it should be a problem better tackled at that time. o Nicoli concurred with Popp's comments. o Ems suggested that a storm drainage system be designed subject to the City Engineer' s approval. o Nicoll stated that the proposed project would not J r 4 ,age 3 PC Minutes (excerpts) Item 5.2 October 21, 1975 • be creating a new shopping center, but adding to an existing shopping area. o Wakem questioned whether enough consideration had been given to land use issues and the impacts the projectF- would have on the surrounding area. o Porter stated that location of a shopping center at the proposed site, particularly with respect to grocery shopping, would serve as a means of providing services to a large portion of the community who presently have to cross Pacific Highway to shop., o Sakata stated her main concern was the location of a shopping center in an area that would be closer than 1* to 2 miles as proposed for shopping centers in the Community Plan. o Popp stated that he felt this project would help alleviate some of the traffic on Pacific Highway, give better access to people living on the side of the proposed site; that people in the Ash Avenue area and people living on the other side of the highway, by coming under the viaduct to the site, would 'avoid crossing the highway and that the con- cern that has centered around additional curb cuts on Pacific Highway can be avoided by a development that is not located on the highway. o Motion for approval (Porter) with recommendations as discusse0_9 deleting deletin staff recommendation number 5. o Seconded (Nicoli) . o Motion passed 4 to 3. o Chairman Hartman asked for a roll call. Yes votes: Nicoli, Popp, Porter, Ems; No votes: Hartman, Sakata, Wakem STAFF REPORT Tigard Planning Commission October 21, 1975 Agenda Item 5.1 ZC 12-75 (Belanich, 121st and Scholls Ferry Rd. ) ZONE CHANGE A request for a zone change (amendment of the zoning map of 1970) from Washington County zoning designation S-R, Suburban Residential to City of Tigard C-4, Neighborhood Commercial zone for a 3.2 acre parcel of vacant land at the intersection of S. W. 121st Avenue and S. W. Scholls Ferry Road. (tax map 1 151 34B ( part of tax lot 500) . STAFF FINDINGS 1. Comprehensive Plan Conformance: This parcel is depicted in the "Tigard Community Plan" for community shopping. This type of shopping center is intended to serve the most frequent "everyday" shopping needs of persons residing in the trade area. The major tenant is to be a super market with associated shops offer- ing a broad range of convenience goods and services (drugs, hardware, dry cleaning, etc. ) . The plan policies regarding the location and development of a community shopping center can be summarized as follows: 1) They will be permitted only as planned developments. 2) They will be located at 12 to 2 mile intervals. 3) They will be located on arterial streets. 4) A standard size of 8 acres is desirable. 5) Development will coincide with improved public streets, water and sewage facilities. Policy #1 is not satisfied by the development proposed. The site size of 3.2 acres is too small for a planned development approach and the lands adjacent to the west, the area most appropriate for expansion of this commercial district is presently Under county jurisdiction. Southerly expansion of the district would be possible as that land (on 121st) is under the same ownership and also under City jurisdiction; however, the site configuration would be terribly awkward for good development and would produce an undesirable impact on 121st itself. Policy #2 is generally adhered to, this location being centrally located to a 1* mile and larger trade area. The 71 Staff Report ... tober 21, 1975 page 2 nearest community shopping center is at Progress, 12 miles I to the northeast. Washington County's Plan for this area does not designate any community shopping facilities in the vicinity. Beaverton's Plan proposes 10 acres of commercial development on Sorrento Road, 2200 feet north of Scholls Ferry Road. This site could eventually contain competitive shopping facilities; however, staff finds the subject site locationally superior for a community shopping center and the City of Beaverton should be requested to restrict development of a competetive shopping facility at the Sorrento Road location. Policy #3 's requirement that the site be located on an arterial is fulfilled by the presence of Scholls Ferry Road, a designated arterial route. Policy #4 is not complied with due to the 3.2 acre site size where 8 acres is required. However, the additional vacant land to the west will probably be available for future expansion. Policy #5 can be partially fulfilled by extending the exist- ing sewer and power facilities from the Englewood Sub- division .to the east and provided the developer is willing to accomplish certain road improvements. The applicant's submission does not state how water service will be pro- vided to the site. 2. Community Need: In staff 's judgment, the applicant has established that a community need exists for a super market at this time and this need will increase as the several residential pro- jects proposed for this area are constructed. 3. Suitability of this site in relation to other potential sites: This site, located at the intersection of an arterial street I and a collector street, is centrally located to a residential area approximately a mile in radius. Of other sites in the vicinity, this location has the advantage of a central location and excellent accessability. 4. Changes in Surrounding Conditions: No development has occurred in the area not anticipated by the comprehensive plan when it was adopted in 1971; however, if a comparable shopping facility had developed nearby, it would then be appropriate to question the validity of retaining the Community Shopping Center designation on the plan for this location. Since no such changes have occurred, the plan's designation for this property remains valid., Je 3 PC Staff Report October 21, 1975 5, Application has been made to Washington County for an s amendment to their Comprehensive Plan to allow an 8 acre • community shopping center at 122nd and Scholls Ferry Rd. (immediately to the west). This request was to be heard in October of this year, but the applicant,Cy Penn of Mercury Development, has requested that his request be set ahead to March, 1976. 6. A present traffic hazard exists on Scholls Ferry Road, west of its intersection with 121st Avenue, due to a hill which limits visibility of the intersection from that approach. The rapidly increasing development pressure in this area of Tigard, while supporting the applicant's contention of need, also gives staff cause for concern over the m act of development on both Scholls Ferry and p p on 121st Ave. Staff finds that extreme caution must be exercised in how and where access to the site is provided from these streets. 7. Applicant has supplied an information packed (attached) which details his response to the Fasano guidelines and more fully explains the purpose and scope of his project. STAFF RECOMMENDATION To be presented following public testimony k ' * � �; WASHINGTON COUNTY .��L.. � WASHING CI �..._,a ADMINISTRATION BUILDING—150 N. FIRST AVENUE f, t) HILLSBORO,OREGON 97123 BOARD OF COMMISSIONERS PLANNING DEPARTMENT BURTON C.WILSON JR.,Chairman LARRY K.FRAZIER,AIP,Director VIRGINIA DAGG (503)648-8761 RICHARD C.HEISLER RAY MILLER ROD ROTH October 17, 1975 Mr. Dick Bolen, Planning Director City of Tigard 12420 S.W. Main Tigard, Oregon Dear Mr. Bolen: The following information is provided with respect to Mr. Roger Belanich's application for a zone change from S-R to C-4 on the northern 3.22 acres of tax lot 500 on tax map 1S1 34B, at the southewest corner of S.W. Scholls Ferry Road and S.W. 121st Avenue: Competing proposals: The County has received an application fr an Mercury Ar Development, Inc. for a plan amendment from residential to neighborhood commercial on eight acres at the southwestern corner of Scholls Ferry Road and S.W. 122nd Avenue (a portion of tax: lot 400, tax map 1S1 34B) -- directly across S.W. 122nd Avenue from the Belanich proposal. Mercury Development's application is scheduled for initial public hearing on October 29 1975; however, the applicants have indicated they intend to request postponement until March to allow time for Tigard to act on the Belanich application. The city of Beaverton has approved a concept development plan for the Greenway planned unit development which designates a site on Sorrento Road about 2200 feet north of Scholls Ferry for a neighborhood shopping center. This site is about 0.6 miles from the site of the Belanich proposal. Although this neighborhood center is shown on the Beaverton General Plan, The Beaverton Planning Department has indicated that since the final master plan for that portion of the Greenway development has not been submitted, the precise location of the neighborhood center is still open to reevaluation. Adopted plans: The site of the Belanich proposal is in the Urban Intermediate Area of the County's Comprehensive Framework Plan, indicating it is designated for eventual urban development when services are available and a need can be demonstrated for additional land for urbanization at this location. The County's Plans of Development indicate no commercial development near Scholls Ferry Road between Progress and Murray Road. The County is in the process of developing a new series of community plans which will replace the present Plans of Development and correspond more closely to the development policies of the Comprehensive Framework Plan, and the County will also entertain pro- posals to amend the plan maps -- evaluating such proposals in terms of the policies in the Framework Plan. As noted above, the city of Beaverton's General Plan designates a neighborhood commercial center site on Sorrento Road some 2200 feet north of Scholis Ferry and only 0.6 miles from the site of the Belanich proposal. Conformance to policies of the Comprehensive Framework Plan: The applicant has adequately demonstrated a public need for convenience shopping facilities in the area. However, he has not demonstrated that the site of the Belanich proposal is the most appropriate place to provide those facilities. Neither the Belanich nor Mercury Development application has demon- . strated a need for comparison shopping facilities at this location. With respect to policies concerning the site's relationship to the surrounding land use pattern, the site is too close to Washington Square to justify additional comparison shopping facilities; and it is nearer, at 0.6 mile to the site of the proposed neighborhood shopping center on Sorrento Road than the 3/4 mile minimum spacing specified by the Framework Plan. The site is not central to the community, but rather on the boundary between Tigard and Beaverton, hence a commercial center there might tend to confuse rather than reinforce community identity. Although the site may not be within con- venient walking distance of the entire neighborhood it would be intended to serve, it may nevertheless be more appropriate than a geographically more central location if higher density residential development is intended to be concentrated near it. The site of the Belanich proposal is larger than the two acre maximum specified by the Framework Plan for neighborhood centers , and just above the three acre minimum size specified for community centers. However, dedication of additional land necessary for street right of way may significantly reduce the area of the site. With respect to policies concerning the relationship of commercial sites to the street system, the site of the Belanich proposal adjoins streets of adequate functional classification for either a neighborhood or community commercial center, although their present capacity and right of way width may not be adequate for traffic levels anticipated upon full urban development of the area. The intersection of S.W. 121st Avenue and Scholls Ferry Road is a hazardous one due to its acute angle and the change of grade on Scholls Ferry Road whichAimiks sight distance to the west. Framework Plan policy 171 specifies that commercial development at such intersections should be avoided. With respect to policies relating to the development of the site if it is to support commercial uses , the Framework Plan recommends that the land development regulations applied should be adequate to insure that the site is developed as a complete, unified center with a principal tenant appropriate to the scale (neighborhood or community) of commercial center intended, un- divided by streets or unrelated uses -- and not as an aggregation of separate accesses and parking and no common pedestrian orientation. If the site to be developed as a neighborhood rather than community scale commercial center, policy #69 specifies that the zoning district applied should limit the tenant to those uses providing only convenience (as apposed to comparison) goods and services. Due to the short frontage of the site on Scholls Ferry Road, between two intersections, policies 72, 75 and 78 indicate that the zoning applied f. should be conditioned to permit no direct access from the site to Scholls Ferry Road unless perhaps S.W. 122nd Avenue were to be vacated. Access to an extention of Springwood Drive should also be prohibited, and access should be limited to the minimum practical number of points on S.W. 121st and 122nd Avenues at adequate distances from intersections to prevent interference. Policies 71 and 72 indicate commercial zoning of the site should also be conditioned upon the dedication of additional right of way as needed for all adjoining streets the realignment of S.W. 121st Avenue perpendicular to Scholls Ferry Road, and the regrading of Scholls Ferry Road to improve the sight distance to the west of 121st Avenue. Recommendations: In view of the three competing proposals which are pending in different jurisdictions and the lack of coordination between the land use plans of the three jurisdictions which come together at this point, we feel it would be helpful for the city of Tigard to defer action on the Belanich proposal to provide an opportunity for the issues of scale, spacing and location of commercial facilities to serve the Scholls Ferry Road area west of. Fanno Creek to be resolved to the mutual satis- faction of all three jurisdictions. Since the resolution of these issues may require plan amendments by one or more of the jurisdictions involved, we suggest action on the subject proposal be deferred until March, 1976. Sincerely Lar Frazier AIP Planning Director cc: Hal Hewitt, Planning Director City of Beaverton LF/AS:rap 4 G,- l' ■ k I t Of STAFF REPORT Tigard Planning Commission r,r-` October 21, 1975 Agenda Item 5.2 ZC 13-75 ZONING MAP AMENDMENT (Zone Change) : Application by Payless Drug Co. for an amendment to the Tigard Zoning Map to allow a commercial Planned Development on. approximately 8 acres at S. W. Main and Scoffins Streets (commonly known as the Old Fowler Junior High site, tax map 2S1 2AA, tax lots 600, 700, 800, 900) . Commercial activities proposed are a drugstore-variety goods store and a supermarket of approximately 30,000 square feet each plus approximately 20,000 square feet of satellite retail commercial and office space including banking, restaurant and small retail shops and offices. STAFF FINDINGS A. Project Description 1. This application is for permission to produce a "shopping center" on the old Fowler Junior High School site as a planned development. The proposed planned development includes two approximately 30,000 sq. ft. stores (Albert son's and Payless) plus approximately 10,000 sq. ft. of retail space for lease (probably including a restaurant and a bank) , plus approximately 8,000 sq. ft. of office space. The significant features of the site development are: Realignment of Main Street; provision of through access between Scoffins, Main, Hall and. Pacific Highway; a large parking area of approximately 400 parking spaces to be located toward the front (Main Street side) of the site, with additional parking to be located to the rear, adjacent the proposed "offices" and behind the commercial buildings. 2. Present Status a. The concept proposed was reviewed on September 16 by the Planning Commission in conformance with Section 18.56.020 (b) and (c) . The Commission acted to ' "forward the Plan to (the) Design Review Board for preliminary design review of the planned development overall design finding that the concept of the plan generally was acceptable and that the applicant's presentation was sufficient to enable Planning Com- mission hearing of the matter" (p. 4, P.C. Minutes, September 16, 1975) . b. The Design Review Board, on September 23, 1975, reviewed ( the preliminary site plan and returned a recommendation (attached) that the proposed development -.. t page _ PC Staff Report October 21, 1975 Item 5.2 should be generally acceptable, providing that several conditions were met. The Design Review Board, at its subsequent meeting of October 14, 1975, requested staff to make clear to both Planning Commissioners and to the applicants that their action in no way constituted Design Review Board approval of the project, but advised the Planning Commission that the general design concept would be acceptable under the conditions suggested. B. Conformance with Tigard Community Plan and N.P.O. #1 Plan 1. The Tigard Community Plan states that: "New community shopping centers will be located ? intervals, in order to establish to 2 mile interval at 1 r 2 a reasonable primary trade area for each center, while placing them in convenient locations for residents. " (Tigard Community Plan. p. 30, "Policies & Standards" 2 It should be pointed out that this provision was not reiterated in the N.P.O. #1 Plan, now the specific comprehensive plan for this area. However, this policy cannot be stricken from application to the N.P.O. #1 Plan area because of the existence of a subsequent specific comprehensive plan in that the N.P.O. Plan, by its nature, cannot supersede such a general and universal policy. In the hierarchy of things, the policies of a comprehensive plan are far more important than is the map. The broadest underlying policies (those of the Community Plan) should control where there t; is either a void or a conflict in the neighborhood plan ij If it is determined that the Community Plan is not totally superseded by the N.P.O. #1 Plan, then it is staff' s opinion that the proposed project does not con- form to the adopted Comprehensive Plan and an approval by the City would lay the City open to suit under the Oregon Supreme Court's opinion voiced in Baker vs the City of Milwaukie. 2. The N.P.O. #1 Plan speaks to development of the downtown area for community-serving retail and service functions. It is staff's opinion that the proposed project conforms in that regard to the N.P.O. Plan. C. Community need for the proposed Payless Drug Store itself has been addressed by the applicant (see attached Exhibit "B") ; however, staff is not aware of any such statement with respect to the need for a 30,000 sq. ft. (gross building area) grocery store floor space where there is already 60,000 sq. ft. of gross ge 3 tC Staff Report October 21, 1975 item 5.2 building area devoted to that use within approximately 1000 feet of the proposed store location (Girod's - 17,000 sq. ft. ; Prairie Market - 18,000 sq. ft. ; and Safeway - 25,000 sq. ft. ) . According to a recent market survey for another project, there presently exists no such need. It must be kept in mind that the applicant is applying for the planned development of a project in which most of the activities proposed are permitted outright under the C-3M zoning which applies to most of the site. The Fasano Guide- lines, which require that the Planning Commission find that there is a community need for the proposed project, apply therefore to the whole project and the development concept, but only peripherally to the specific land uses. D. The Tigard Community Plan encourages a decentralization of "convenience" shopping, specifically including grocery stores. Sites desirable for encouraging new neighborhood shopping areas i . have not thus far occurred in the N.P.O. areas dealt with. N.P.O. #1 discussed the "downtown" area as its neighborhood shopping area, N.P.O. #2 contained Tigard Plaza and N.P.O. #3 contains Canterbury. There exist several alternative , areas, some totally undeveloped, suggested by the Comprehensive Plan for a neighborhood shopping center. {- - E. Impact of the proposed project on the adjacent properties and on the community is the issue of paramount concern to staff. 1. Economic Impact: Main Street is a regional market place that has steadily lost its market region to stronger central places. The city, in recently- redesignating Main Street for general commercial and developing a "strip commercial" zone on Pacific Highway,has recognized that Main Street must be made attractive for community serving retail and service j establishments. The selection of activities and establish- ments that would be preferred in the Main Street area are financial, insurance, real estate, legal and other pro- 1 fessional and governmental offices, shopping goods (specialty shops, clothing, hardware, jewelry, etc. ) , restaurants, business and consumer services (secretarial, copying, laundry, etc. ) . Such classifications usually exclude fast food merchants, super markets, building mater- ials, automobile dealers, appliance stores, wrecking yards, f etc. In other words, it is certainly not clear that the Payless/Albertson's project will be beneficial to, or even compatible with, Main Street, if Main Street is to develop as intended.. Staff finds that the Payless store itself does fit well in the fabric of a central place, but E' r that the suburban shopping center character of the pro ject, partly based on a supermarket and depending on r c, ge 4 P ; Staff Report October 21, 1975 item 5.2 massive on-site parking for its success is questionable. Tigard Plaza, across Pacific Highway, is an established shopping center, similar in function to the proposed Payless project. Tigard Plaza is locationally superior to the Payless project due to its north side location on Pacific Highway; however, the impact of this project -- in the absence of evidence to the contrary -- must be assumed to be substantial. 2. Impact on Traffic and Access: Traffic impact of this project will be particularly significant on Main, Scoffins and Hall, primarily due to the present underdeveloped and overburdened character of those streets. Impact on Pacific Highway would primarily be due to the possibility of left turns into and out of the proposed joint access with Sambo 's and the unscheduled McCall Oil Co. development on Pacific Highway. Staff has been ad- vised by the State Highway Division that left turn move- ments in this location would create an extremely hazard- ous traffic condition in the most P congested part of Pacific g Highway and that if access is allowed here, no left turns, into or out of the driveway approach, could be permitted. Impact on Hall Blvd. would be more of a secondary nature , but nevertheless should be expected to be severe. Impact on Main and Scoffins would be the most direct and are the most obvious. The applicant's proposal to modify Main Street will, of course, alleviate an existing situ- ation that has plagued Tigard motorists for years. The addition of traffic from the proposed project may not only wipe out any betterment of the situation, but may actually create a worse situation after the realignment than is now the case. , Impact on Scoffins will be felt primarily at its inter- section with Hall Blvd. , a blind intersection, and with Main Street, proposed to be signalized. An additional problem with Scoffins is the fact that it is presently undeveloped and not capable of carrying any additional traffic burden. Amelioration of this impact lies in improving Scoffins Street to lower the 20 foot "hump", widen it to Commercial Street standards and installation of curbs and sidewalks. 3. Impact on Storm Drainage: The applicant has state. that on-site storm runoff retention to slow the runoff rate of rainstorms will be t �e 5 ri `` PC Staff Report October 21, 1975 item 5.2 ( provided. Even so, it is evident that the City storm drain in Main Street cannot handle any additional runoff from the proposed project and either the existing line must be resized larger or an additional line must be provided. The City is not in a position to do this in the forseeable future and if adequate storm drainage provision is to be made, the cost of this must be borne by the developer. 4. Impact on Other Facilities and Services: Staff sees no particular impact beyond those above on public facilities. F. Site Development Impact 1. Optimum location of the buildings on the site can be viewed from two perspectives: the functional and visual impact of the buildings on the adjacent public spaces and on the community, and the optimum layout of the site for internal efficiency. The P's'l'°" of the proposed buildings opt, the site will heavily influence whether the project is of benefit or detriment to the adjacent commercial community. At its best, the proposed project will encourage pedestrian interaction with the Main Street shops. The site plan proposed does not achieve this and, in fact, will dis- courage pedestrian movement on and off site. Encourage- ment and attraction of automobile traffic to Main Street could benefit Main. Street only if there is adequate and accessable parking available and a pleasant pedestrian environment. (People in automobiles can't buy anything) . Increasing auto traffic on Main Street may very well make the existing diagonal parking unusable. The buildings as p roposed, some 300 ft. toward the rear of the site, relate neither visually nor structurally to any aspect of Main Street. Their visual relationship to Pacific Highway should also be considered, in that the site plan shows them to be quite high and dominant, over- shadowing other development to the west as viewed from the highway. 2. Another dimension of the site development problems seen here is related to the future development of the resi- dential use parcels east of the building location. These homes are all zoned for commercial development and can be expected to so develop in the next few years. The sites are not of sufficient depth to develop other than as a row of commercial buildings and staff sees a public bene- fit to eventually being,able to integrate that develop- ment with the presently proposed project. Even provision for future rear service access to those parcels wuld be Staff Report October 21,• 1975 Item 5.2 better. 3. The impact of the proposed project on the A-2 zoned land to the "rear" of the project (south) is also of concern, but adequate buffering and screening should suffice. STAFF RECOMMENDATION To be given after the close of public testimony. �. < 444LC-ItaAeAtt / • MEMORANDUM TO: Tigard Site Development & Architectural Design Review Board . FROM: Planning Department SUBJECT: Pay Less Shopping Center site on Main Street DATE: September 23, 1975 At. their September 16 meeting the Planning Commission reviewed the preliminary plan and program for the proposed Pay Less shopping center On Main Street. In agreeing to consider more detailed plans in a public 'hearing on October 7, the Commission instructed staff to take the site development plan to the Design Review Board for their input on the site design aspects of the plan. In requesting assistance, the Commissioner' s expressed recognition of the Board' s special design qualifications and suggested that on this and future Planned Development Zone Changes that a team approach be used. This team effort separates the consideration of the Pay Less project into two categories-- land use issues u and site design issues. The Board has already discussed this project with the developer in an informal session and has a basis of information to operate from, making it unnecessary to go into a detailed description of the proposal. Following this informal meeting, plus a subsequent meeting with staff, the developer ' submitted a revised site development plan. This revised plan is essentially the same as what the Board saw at their last meeting with the exception that the buildings have been stagered to give a less monolithic appearance to the . facade. This is accomplished by placing the Albertson'•s front • twenty feet closer to the Highway than either Paylesss on the south or the leaseable retail area to the north. Parking is shown in front of Payless but not Albertson' s: When considering a site design it is useful to categorize the separate issues to be resolved, and the remainder of this memorandum is therefore arranged accordingly. 1. Arrangement of Buildings on Site--This issue was given considerable attention at the Board' s last encounter with this plan with some apparent--preferance for a diagonal placement of buildings or for separated buildings. The developer, when presenting his proposal to the Planning Commission, referred to the Boards comments in this regard.. and went onto explain why paralleling the buildings to the Highway would be the best site design. In summary his reasons were: • • .ter.. • (44_. • Page 2 • A. plan produces the greatest number of parking spaces; also the greatest number near the entrance of either Payless or Albertson' s B. this position of buildings on the site gives. the best visibility from' Pacific Highway. Staff recognizes the importance of the reasons given for the proposed site arrangement of buildings, especially the - fact that this produces the most efficient site utilization. However,while this arrangement produces the greatest number of parking spaces (421 as compared to approximately 350 for a diagonal arrangement) there is a question concerning • the number of parking spaces. !iihibh D.E.Q. will allow subject to granting an Indirect Source Permit. Mr. Cook posed this question at the last meeting and staff preceded.; to contact D. E.Q. regarding the number of spaces they would probably deem appropriate. D. E.Q. informed us that the maximum parking ratio usually considered is 5 spaces/1000 square feet gross leaseable area. This ratio..assumes a,n overflow on 3 days a year (Thursday after Thanksgiving, . weekend before Christmas) . and full conditions 15-17 days. At this rate the proposed project, assuming 70!,000' sq. , feet ,G.L. A. would be allowed a' maximum of 350 parking . spaces. If D. E.Q. does limit the parking as they have preliminarily proposed, the advantage of the site producing 421 parking spaces is lost. If D. E.Q. does retain the 5 space/1000 rule, . otherj5uilding arrangements which produce less parking spaces are then passible; or .if the Board agrees with the developer' s objective to make the building more visible • from the highway, more landscaping could be placed in the parking lot. 2. Landscape Plan--The landscaping shown on the preliminary concept meets the code standards in terms of total area required, 10% of site.. The Board could most assist . the Planning Commission in this area by establishing objectives for the landscaping to accomplish. These • objectives should deal with: I A. means of mitigating the impacts of the large parking area. B. methods of providing landscaping around buildings to compliment their size and exterior materials. C. plan materials which offer a seasonal variety. D. screening of service entrances from view of streets and to protect adjacerat properties. • < ` VA, Page 3 • 3. On-Site Traffic Circulation--The proposed traffic circulation plan is very, efficient and results in a minimum of wasted space fdr driving ailes. However, again -referring to D. E.Q. ' s limitations, . perhaps the traffic circulation pattern need not • be that one which produces the maximum number of parking spaces. In addition, more concern could be shown for pedestrian movement.' 4. Building Design--No architectural plans have been . submitted at this time but it is desireable that some guidelines be provided the Planning Commission . The develq3er has stated that an extensive Use of wood on the exposed surfaces is anticipated. • • • • Oecr' tit iC v ew XCaa4e/ a " �Ute. fr-ev Bey•{ o 7iG`e gait if t�'oL+, co i$ (d' 1,,ecf /e. ct'rs ` asporcfx c f- ire -e14‘,40c7 s u eirt. Z5 we•e10.4 7 Apt Apt +ekc eve ftte- 1.441,..1 6S of fira4 e'f?._7 ielP!/o.J 5.1 PAYLESS SHOPPING CENTER (Planned Development Design Review) A. Staff explained that the purpose of the requested review was to obtain design recommendations from the Design Review Board prior to the Planning Commission's hearing on October 7. . B. Mr. Ehman, architect, presented the plan and showed the alternatives explored since the last meeting of the Design Review Board. C. Board Discussion o ' McMonagle asked about the situation concerning the Sambo's/McCall's joint access. He asked that whatever access agreement the parties arrive at be a recorded document. o The Board expressed its concern about storm drainage retention and asked that the proposed retention system be a part of the project design. o Cook asked if the elevation of the buildings relative to the street had been taken into account. Mr. Ehman replied that it had. o McMonagle observed that the City had better get the future grade of Scoffins Street established immediately. • o Cook asked who would be responsible for providing landscaping across the front. o Ehman responded, that the developer intended to donate the land to the City between Main and Pacific Hwy. o McMonagle said he was concerned about how the development would treat future development areas as far as landscaping is concerned. o Olson said she was skeptical of the architect's contention that a 20 ft. offset in the building would do much to mitigate the linearity of the building. She asked that a varied roof line be considered also. o Wakem asked what alternatives had been considered by the architect that did not use the "200 cars in 200 ft. " criteria. He said he felt this criteria was not appropriate for predirion of such a develop- ment's layout. rf o Motion (Hammes) to recommend the plan to the Planning Commission with the following conditions: 1. City to provide profiles for Scoffins St. 2. Applicant to provide storm drainage retention on site and provide City with engineering data for future line sizing of,Main St. storm drain. 3. "Future building sites" to be planted in grass and maintained until developed. 4. Access road to Hall be constructed by developer to City standards with this project. 5. If joint access is provided to Sambo's and McCall site from Pacific Hwy. , access will be allowed to Payless site. If no joint access, no Payless access from Pacific Hwy. should be considered. 6. Applicant will provide elevations and perspective drawings from main viewpoints. o Seconded (Cook) o Motion carried (unanimously) • • • {.y MEMORANDUM TO: H.V. Hummelt, Vice President, Real Estate PayLess Northwest FROM: C. T. Beemster, Real Estate Consultant Seattle, Washington RE: The Need for a Major Drug Store in Tigard, Oregon GENERAL OBSERVATIONS The need for a major drugstore such as the presently proposed PayLess Drug unit in downtown Tigard can generally be established in the light of the following considerations: 1. Despite significant growth in this part of the metropolitan area no new drug store has been built. 2. The recent (1972) U. S. Census of Retail Trade indicates a total of $23 million in food sales in Tigard. In drug is lists only 2 small stores with undisclosed volumes. 3. The recently developed Washington Square Shopping Center has brought about a significant shift of shopping traffic without having provided for a proportionate increase in drug store space. 4. In a recent survey taken in the Beaverton PayLess Store it was demonstrated that the Tigard area provided significant support for the Beaverton Store. 5. In addition to Beaverton, other facilities drawing on the "unsatisfied" drug sales potential would be Fred Meyers to the east on Pacific Highway and to a lesser extent, K-Mart in Tualatin. However, because of the location of these units, some of the potential sales are either not made or made at some inconvenience by many residents of this area. SPECIFIC FACTORS AFFECTING THE NEED A trade area which may typically be expected to support a PayLess Drug unit is illustrated on the attached map. It extends from South Beaverton to the South boundry of Washington County. • H.V. Hummelt Page 2 TRADE AREA POPULATION Based on U.S. Census data and subsequent residential building activity and changes in vacancy, the population within the boundaries delineated the population is estimated as follows: Washington County Trade Area 1970 157, 900 38, 900 24. 7% 1974 187, 900 51, 800 27. 9% 1975 195, 000 54, 800 28. 1% 1980 237, 100 68, 800 29% INCOME AND EXPENDITURES Per capita incomes in the trade area are approximately 20% above State averages. Typical State per capita expenditures for 1974 are estimated as follows. The trade area per capita expenditure as shown is derived from the State average: State of Oregon Tigard T.A. 1974 - Drug $ 95 $105 Hardw, variety and General Merchandise 310 360 1975 - Drug - $115 Hardw, variety and General Merchandise - 395 TOTAL POTENTIAL Based on the above population estimates and per capita expenditures the total trade area available potential can be calculated and shows the following: Hdw. , Var. Drug Gen. Mer. Total 1974 in 000's $5, 400 $18, 600 $24, 000 1975 in 000's 6, 300 21, 700 28, 000 1980 in 000's 7, 900 27, 100 35, 000 *expressed in 1975 dollar value. i is H.V. Hurnmelt ra Page 3 CONCLUSION No accurate estimate of the competitive effect of existing facilities is made in this memorandum. However, the total expenditure potential tends to show a substantial need and a typical PayLess unit of say 35, 000 sq. ft. in gross area will draw only a portion of this potential. To illustrate: PayLess Share 1975 - Drug $6. 3 million 40% $2. 5 million Hdw. Var. Gen. Mer. $21. 7 million 5% 1. 0 million Total $3. 5 million We believe the above estimate as reasonably reflecting the current need in the area and a reasonably attainable volume if a store of the indicated size and adequate parking facilities were available at this time. This volume would in- clude some "transfer sales" from your existing unit in the Beaverton Mall. , •Sara To Taco a and Seattle •Manor (Dv Hockmson • � ISi] !01k Pleasant Valley sls9 y r MOLTNOMA2 C� Pn sl �N °•Dixie ,,,,,-.21.-- 4I rl, s 1 Felida .:rr 5 �V"k' N F 11sw < si ;V/ eq'"r Rocky Paint \ dpi _ ¢ • si. 1; Y(IIYJ Nl t No RocAr volNi ���/// a i CAMP LIONNEV/LLE soyaf r xDAD SAUVIf I u h 4rton k �f t L6ln INAr/GNAT GUARD) : WI I --'r 0 �VDNmwver\\ HOelln \ " I ' ( ISLAND E lent p� �dton r` r� ✓, � a y Vancprver JCt� • < CI) N.E. FOUR it Proebstel I ' 1 s a o; ` fI1 �.e1 J •Walnu( a PLAIn Ro. ,Y,k; rr� I`-. • v° } Grove •Orchards c .s 11 .,/--- L ss ij5 '\ Minnehaha nn A -. �' • % t Holbrook°s o` _ r\• pyfR. _ ' T r i / .1\ z vo f`'r °\,q • `\`� Ro4o 1, L -�._L•.t. lu \:<,r. Fern Prairie Burlingtori,'° ��'- FOURT euxloN ea N // V ��ryee� (� .E Icrn sr \e. C�'�.Shadybrcok E`L� I 1 C\ 'CA'`7� 4' - wl L I �� ••nG 1.00.1n t kcj,„N�o+rx:` ea. \', , _ '• v IL' a 'ASV X ti ?- L'4! o "A'<'C°r er 1sT sr N.\., o•'\ 1 •Evergreen + \1 • Cornelius °/�� \ �` /'�� ��WASHINGr LEW, II t 7•Pass RLN y N". --, 4 1bia ORES 'w, 1•J�SV°No Area cov d by <PG o-1 s \\ e Portiarid N v No c d.lalled ftreel mGP "• y' Helvetia s aA Kam - ^..,%. ,.. EAq)r` � l AN sP a .J'- \ �' Falome .„ --2,.. c,..,,, Fisher• m North ��4 L rN� .A atuae 9( "v �`: .. PrP Cama • _...E •j11ns "K ` PIIILLIVS PD PMAN/UWN \\ Lp"/ G" eoNttANG .�••_ �/''�'►�r ID . i` W ��' •"♦ B44.O sT W��tf Aem, AIRPORT.NAI 5P• \ PERNM `'� ^`1 ... ,o� "�. SU•t, 1 UNI N ;N ` sorest•`, !p uBt. �• , -- . h. --v im SI u\', fNf /SIAN° \ r' •_�_. /'.FO >` _SEr ti° -� �G_ xu11 "xo sr �•er`�•,� ..`•` _.�,,.. Mc\,K._. ./ '��. O .N Pork r�•4 ` r . a^x-.._11.L 4 iG ti ul 1 t Y ;Nr ...Bethany ' '"••,. 1•(F\\ L r"p_ � �7T,f , ,., . e..s iv3 4 o" / C9 �^"� - �. 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Gilbert j9"',••. d'1 \ `Valley ] '`wflEAVERTON ILLSDALE ~� �O° oD SroCN A JuhnWn f' co ®a!1 ° a".1 A = Beavem ®m ford Q j ctr 1, f3111.ale 99 1 i9 Pr ;- ', o )1 °�o °� :ti 'Hazeldal�R �C InomaI /•; � \� ga.r. _ �'lil 1-7-1---°•1 LI •IULrNCJAIAll. Ln ' � } • L. ,5' /a�,� �I►W' iCr o'� cincn.Arns co Anderson s h ° 9a RM' r5 rT� tiL iiiWati4je ilh valley.. L ° nF /'•Far inglona Gruen 10 / 11 �,YRw rw •\'. y� t,6. Haley p~ 1 LJ 4ao Elk RocN•1r h 224 su rN,Sm0 Ni. ill[ _,4. 6w6 fuL7.NOAl.LN CO 1/ Bonn r. eR G" LACIIAAIAS CO. / "•". Ninlon.. 710 F�1 - A.rMA AvE lake r '` �• Laurel Epe .,,Q am a/ �`••'� flake �SWe , '"v1N:.Oak Grove \, .. c. N,°CMA•.uodNr, Damascus Nr ® r Mldwa r' (I a Is N Boni` !uV rr GR. x�- c �� Clackama 4° 711 1 - i Midway. Inke M .. L 719 co. 1. ., I Curtram r O� C ur0 s. Jennings i c,�. __J I M�F• SCholl �.. `A0 —} , ,l" oay. ,.... Lodge ',� Rlizs R\„• rr, Barton r /~ r<,esnrxwooG - ,J ® ,75m0, Hazel's 1d J 1-=. L^,o® TualaUl '=,`t. 'i GIo`St -•---�.y� A� 'IDG 11"ro OR AND RD 80kefs p A' ••/• R ' M�E �/'.o z Park Place \ m a ilnlll� Sorner �� ;'/ ,'I illitil� rot NU _ 'm ,ND s„, 4a' .vtiiuni`ion"cseic `ll °Six Corner J fo Stalford 4° 205 WB Lm �j^ R ` N1 T �� ` � Il a .� , quln Q° ® de ®redo �--, oteno Ro �Tr A, a 1•._ Fischer •Logan•• A �'"' l� _.r9'Nn. ® ' (!e, Redlands ri"NtRa 'JYilll. ° �1 t N�i w D1 JG ;a D be nrk4 MKG 49''' I t.P✓ Muilay "•Kruse - 0�•c �o ROP , �\?Springbr ,k �. �►'4 y ff+ \' M<Iver u,"r" Rex �< 1 _ `, Four Corners i stale Par' 4os Wil onville Pc'r Tear v\ �` o.�nE PGA w.uax �1� St ✓." .1 New Era // • pr \ \\\ �OBeaver� Ne i er� , I/w o Q:)lf" 1, s 2D .creek S Q^j r r 1 -i' !:-,E t':. ` 8 �`Y.P —— °�' , � Carus PORTLAND 1,_!Y /rN •O'Neil Ten O'Clock•. AND (� i' ARION c4,,,,, D /autttevlue c ,_S x•44 Corners • Church A . VICINITY R _ •Yeagers � -..°." 4,,,� 0.0 •Mundorf Eldorado j.' • _ ..SCALE F MILES g .7(° .vnon.. Landing 0.a '4'13;',!„,. y �y(V BarloW - 0111(INCH LQUA19 APPxONMANLY 9 ,..ILLS �0c. Chom••a • \y . .^..1 f1 14en E. Maio Pert ; Freeways 1� •• Lone Elder• \°!fo 1 ANA 213 v. Ir •et l Dot ��.a.?8 a e""° L; 'Donald 5 Aurora Mulmo �/ 8.. ',....,;-8 total Mileage between Dots �•Isrion °f4. ;p. •AIIRDAA/' i ' Maaksburg h AS� vORr c.,"d6'E a!i"oDDU��IA 99MP hGl !'x"�lU 1; •' Paul o Sal-m ."'Pr Or. . To SaTern To'.let r ( To Silvertan t ' k: i, 1: QUALIFICATIONS CORNELIUS T. BEEMSTER, real estate consultant, Seattle, Washington, is a graduate of Seattle University and has a graduate degree from the University of Washington. He has been engaged in real estate and economic analysis since 1958. As Senior Analyst for Larry Smith and Company, he has performed market studies for, among others: J. C. Penney Company Tradewell Stores Marketime National Bank of Commerce As consultant with Northwest American Inc. and Director of Real Estate for Weyerhaeuser's Quadrant Corporation, he has been associated with numerous residential and commerical developments. Location Studies included potential Retail, Bank, Hotel and office building sites. Clients included: Valu Mart Department Stores • PayLess Drug GovMart Baza'r Bank of the West Commercial Bank of Seattle Mayfair Markets as well as numerous feasibility studies for developers of commercial real estate. STAFF REPORT Planning Commission October 21, 1975 ZC 11-75 Agenda Item 5.3 ZONING MAP AMENDMENT Zone Change) A request by the City of Tigard for zoning map amendment to zone recently-annexed parcels bounded by S. W. 69th, Hampton Street, Salem Freeway and S. W. Gonzaga Street, presently zoned Washington County RU-4 Residential to Tigard R-7, Single Family Residential. (Wash. Co. tax map 2S1 lAD, tax lots 100, 200, 300, 400, 500, 600, 700, 800, 900, 1000, 1300, 1400, 1500, 1600, 1700, 1800, 1900, 2000, 2100, 2200, 2300, 2400, 2500, 3990) . STAFF FINDINGS 1. This is a legislative zoning of an annexed area larger than 10 acres. 2. This recently-annexed land is presently zoned RU-4 by Washington County and, with the exception of the small area south of SW Hampton Street, is largely vacant, but predominantly used for single family residences. The area south of Hampton St. has some of the parking and landscaping appurtenant to the Lamb-Weston offices. ( 3. The subject area is located generally in that area known as the Tigard Triangle. 4. The City is required to zone annexed lands to conform with the City Comprehensive rehensive Plan and with City zoning districts. The City' s policy is to zone such lands to a City zone district generally similar to that which said lands were previously zoned unless that zoning conflicts with the City's Comprehensive Plan. 5. The Tigard Community Plan identifies the subject area as "Residential-Commercial" on the adopted land use plan. h residential zoning of a 4 unit acre density Although the res 1 g g / Y standard is less intensive than is the residential-com- mercial land use designation applicable here, staff finds that the City's R-7 zone does conform to the Residential Commercial land use designation. 7. Public utilities necessary to support land use at the intensity allowed under the proposed zoning are available within the subject area. STAFF RECOMMENDATION Approval Memorandum ir- To: City Council From: Planning Department Subject: Addendum to Planning Commission Minutes of Oct. 7, 1975 Date: October 30, 1975 The Planning Commission has requested that an addendum to the Oct. 7, 1975, minutes be forwarded to Council, specifying that the Planning Commission minutes of September 16 be approved only with the proviso that roll call votes be added to the minutes. The following amended excerpts from the minutes of September 16, 1975, will, therefore , reflect this request. 5.1 COMPREHENSIVE PLAN REVISION CPR 3-75 (City of Tigard/ N.P.U. #3 Plan) Commission discussion and action continued from September 9, 1975, special meeting requested by the City of Tigard and N.P.O. #3 for Planning Commission recommendation of the N.P.O. #3 Plan. It was moved (Popp) to recommend the N.P.O. Plan with addition of the corrections and changes suggested by the Planning Commission: 1. That the Plan include a statement that a bicycle/ pedestrian path be provided on 121st and Gaarde as • soon as possible. 2. That stop signs be provided at certain key inter- sections on both 121st and Gaarde to discourage through traffic. 3. Extension of 110th Ave. to Gaarde o Seconded (Hansen) . o Motion failed for lack of majority. Hansen, Nicoll, Popp, Sakata - ayes; Hartman, Porter, Smelser, Wakem - nay; Ems abstained. o Motion (Porter) to leave the area that is presently zoned C-3 on Pacific Highway designated retail-com- mercial on the plan and that no high volume traffic generators be allowed, redesignate the area behind that C-3 on the north side of Gaarde (shown as retail-com- mercial) as commercial-professional, redesignate that area north of that, up to 110th, as apartment resi- dential and redesignate the remainder (not otherwise ir designated) as single family residential; and, further- more, in those areas designated retail-commercial, to restrict high traffic generators.g g page 2 { City council memo 10/30/75 o o Seconded (Hartman) on condition that the motion be separated into two parts. Part A: Concerning the commercial professional area on Pacific Highway and Part B: concerning the area adjacent Gaarde St. That condition was acceptable to Mr. Porter. o Motion A failed 5-4. No: Hartman, Hansen, Popp, Sakata, Wakem;. Yes: Nicoli, Porter, Smelser and Ems. o Part B of motion passed 6-3. No: Hansen, Popp, Sakata; Yes: Hartman, Nicoli, Porter, Smelser, Wakem and Ems. o Motion (Porter) to amend the plan to more strongly recommend that bicycle-pedestrian ways be placed on all collectors and arterials and that they be of "highest priority". o Seconded (Wakem) . o Motion passes (Unanimously) . . o Motion (Porter) that collector streets be confined to existing rights-of-way whenever possible and that widening of collectors through residential area be done only when needed to alleviate traffic congestion or hazards. o Seconded (Wakem) . o Motion failed 6-3. No: Hansen, Nicoli, Popp, Sakata, Smelser, Hartman; Yes : Porter, Wakem, Ems. o Motion (Porter) to amend Plan to include the wording appropriate to encourage people to keep land in open space and farm deferral programs and/or any program which may assist a person to maintain privately owned land in open space. o Seconded (Smelser) . o Motion carried, Popp dissenting. o Moved (Hansen) to recommend realignment of Gaarde with McDonald. o Seconded (Sakata) . o Motion passed 6-3. No: Porter, Wakem, Hartman; Yes: Hansen,• Nicoli, Popp, Sakata, Smelser and Ems. o Motion (Popp) to close discussion and forward N.P.G. Plan with Commission recommendation to the City Council with amendments as approved by the Planning Commission. • page 3 . ( City Coui. l memo 10/30/75 ir6 Seconded, (Hansen) . o Motion passed 7-2. No: Porter and Hartman; Yes: Hansen, Nicoli, Popp, Sakata, Smelser, Ems and Wakem. 6.1 CONDITIONAL USE PERMIT RENEWAL CU 12-72 (McClements/ Tigard School of Gymnastics) A request for a two year renewal of a conditional use permit to operate a gymnastic school in an M-4 zone at 9800 SW Tigard Ave. (Tigard Industrial Park) . o Moved (Sakata) to table the item to October 7 as the applicant was not present. o Seconded (Smelser) . o Motion carried, Nicoll against. 6.2 ZONING ORDINANCE AMENDMENT ZOA 5-75 (Duplex Lot Size in Residential Zones) A request by the City of Tigard to amend sections 18.20.020, 18.20.030 and 18.20.040 to increase the minimum lot size for duplexes in an R-7 zone and decrease the lot coverage permitted in an R-15 zone. o Motion (Popp) to table this item to the next meeting. o Seconded (Wakem) . o Motion carried (unanimously) . 6.3 VARIANCE V 8-75 (Withdrawn prior to the meeting at the applicant' s request) . 7. SUBDIVISIONS 7.1 Preliminary Plat Approval and Subdivision Variance S 3-75 (Withdrawn prior to the meeting at the applicant's request) . 8. PRELIMINARY PLAN AND PROGRAM REVIEW 8.1 PAYLESS PLANNED DEVELOPMENT A request for concept approval of a commercial planned development at SW Main and Scoffins (old Fowler Jr. High School site) . • o Motion (Wakem) to forward the plan to Design. Review Board for preliminary design review of the planned development overall design, finding that the concept , ' page 4 • ,. .(, City Coll—Jil memo 10/30/75 { of the plan generally was acceptable and that the applicant's presentation was sufficient to enable planning commission hearing of the matter. o Seconded (Popp) . a o .Motion passed unanimously. i11 f�l A request by Washington County and CRAG for City input into their efforts and attempts to determine the areas susceptible to urbanization around the City of Tigard. . o Motion (Popp) to table this discussion to the next.. • •l'' meeting. (, o Seconded (Smelser) o Motion passed unanimously. .1 _ C , rr ptt li 1y j a. ri F 1 .I 1 t- (j 1. 1_. - – e l S!V; j �C --NT JP •. j ST?EE I — nit_ _ _ _ lar • if, 1 .4._ - -- i .. __ - t1 _._ __.________ ______________, _____.______...____ I um J _ 3 iv n 1 1 : lim 0, NI , pi 1--- ., , . . . . ______..-1:: r- 'Mv. . u,t $ I . ... ' - - Ff;!:NKEIt�I T ...... ,:. c* -- 14111 rn I grKEE 0 ,i,- C--- , • ya. i ST EE ow rri ■�•III 'i II 112ii! /./iiii; S w co _.. (rip = -ys ►1■■ellt. al.ell�eiii-; ;ii�I -.�41■..11.Fz.l_le! !IL!../■■11 / „ hr-41111111.'_=-ansinu amoo ells/,• - - — __ -ffl .elll■� !"'- /IIii._/■■■ile/ '" "`1■lelL!■e1�1 /el. ■■■1 ■.: - . . <; .. . �ee1..,/.Cato=.s , H A„Fr.N �" . ei..Jl■ ■u/. .yy f E 111..if01.11..,Y. t ` it!sv iL t �.v, _ . ro ,, y� iie 'mai S' SW 141V1 ' I' �'TREET .4le'.4 J- -1 1 F 1 , __. tSTEET .l . 11' rril . • I,, II Ps ,' 1 ; 1 • CJ m 1 i-1i2 STRCET 1 I • 1 x, • STAFF REPORT Tigard Planning Commission .' October 21, 1975 ZC 14-75 Agenda Item 5. 4 ZONING MAP AMENDMENT A request by the City of Tigard for zoning map amendment to zone annexed parcels (February 26, 1973) at S.W. Durham, S.W. 92nd and S.W. 85th, presently zoned Washington County RS-1 to Tigard R-30, Single Family Residential (Wash. Co. Tax Map 2S1 14A, Tax Lots 100, 101, 200, 1102, 1201) . STAFF FINDINGS 1. This is a legislative zoning of an annexed area of 49. 49 acres in . a single parcel belonging to School District 23-J. 2. Subject parcel is the present site of Tigard High School located in the vicinity of S.W. Hall Boulevard and Durham Road. 3. Present County zoning in this area is RS-1 (SR) which allows development on 20,000 to 40, 000 square foot sized sites, depending on the utilities available. Schools, parks and recreational facilities are permitted by right in this zone. 4. The City ' s closest zone district classification is R-30, which permits schools and other governmental or public uses, but under conditional use permission. In the case of any previously permitted use which by reason of subsequent zoning action would become a conditional use, Tigard Ordinance 75-42 provides that the particular use will, on that site, be considered a permitted use (subject to any particular conditions of development that may have been placed previously thereon) . 5. The present use of the subject site is in conformance with the Tigard Community Plan. 6. The proposed zoning conforms with the residential land use and density recommended by the Tigard Community Plan. STAFF RECOMMENDATION Approval. vicinity map 300 X..1no. `v 'l '',c . .!' :.--`: ',3 •„' , _ - Y -„ - '”' d !�:ki ea7YIs 'sf'; •% .l•..' I ` J•NN I bl 1 I �' 1 rir - aqr 14 #; 13 ri I I - ,...A,.r. e 1lt4 •I/a! 1 •. 1 T?': 3333} h}� , .33;t., 1P + lrt. • tp I . t al■ ?t i I ° I1..., I 1, IRf 1 i a a• i .... .... _ Y`c � ,.aaea 8•111111 3I■■ 181111118. ee t . F1�� a P Yt,r ' 1 102 100_ 2 1 •. I 14 25 • . , L y a. - V-,4 1 02 im •r1 s utt'........o... .L I sJI•CS13.134 I w ... . .. x .4.., . .1 5 SEE M A P ns..1 H.-1,i;2S I 4g ( ___%)te,t•e 1101 2 I JJr • l . Vii . f 2 MI . - '. aa.y u...•■eo. j I SEE MAF :.r - l- — . I 1'i` 1..+r. we d 1201 ` 1200 I 2S 1 I3F ■. tee 333333 ,:� 1J• 14 1.4. 1,1411 .4' ' 4 • 1 111 ' 902 j' i • 1 e3••II'( tat.e' >1,J _ { _ •1O' 4.7744. X 0 0 1 i f ••i71 i - c0,,, r.r, 1300 4 sue'". I f: r. a1o..o, i ,I: M - - . e•. • I I t , 1 3333 It I i••ee,. . .. e. • ■.e aa� ro.d VHF:; .;x�ye �,} -._;.4 i I 1 13 t.,Y 1� 903 /V. "l 1 I`: .�::,rg, w..,.•c y .• .• �L —� �� Tr.pria. � ' •at ••. ■L y 1 f..11.Y c.:-.....)" ar>� 0 on 72 -7 ei-t .`23 O 1_ ` 1_ rG i � � I L_� r..t I te, r:1;lo JI 1 . \ J. Staff Report Tigard Planning Commission October 21, 1975 ZC 2-73 (Amendment) Englewood Planned Development Agenda Item 5.5 ZONE MAP AMENDMENT ° to request by the City of Tigard for an amendment of the zoning map to correct an error in Tigard Ordinance No. 73-17, changing the underlying zone from Washington County, Suburban Residential (SR) to Tigard Single Family Residential (R-7, P-D) on lands currently owned by Commonwealth Properties, Inc. (Wash. Co. Tax Maps 1S1 34A and 1S1 34B, Englewood Subdivision (121st and Scholls Ferry Road) formerly Tax Lots 100, 200, 300, 301, 500, 600, 602 and 603.) STAFF FINDINGS 1. An error in the original application for the Tigard zone change permitting this planned development omitted mention of any underlying zone district. 2. It was obviously understood by all parties that the density standards generally of the R-7 zone district would apply as modified under the Planned Development approved. 3. Apparently through some oversight neither the staff, nor the Planning Commission nor the City Council nor one City Attorney noticed that no underlying zone was designated. 4. Staff is of the opinion that an amendment of the ordinance (73-17) will be necessary to correct the error. 5. No impact will be generated by this amendment on any action undertaken under the present ordinance. STAFF RECOMMENDATION Recommend to Council that they amend said ordinance (73-17) to adopt an R-7 underlying zone. 1 owk 1\ Zoninc3 a , men- ic,... N SEE MAP t51 27 J •e• • y ...xi illi y _ . sc,‘ ........ -,...,--.. ,,,,,,,.---, \ 0,-‘. • I , , r- S ' O 603 • 0 :" i \. . • 1.1" -;''' _..)- -.41'-' I '5; • 4:rt 00 a . ,y0. I fit- \C .;, , \\ , .. xui.- 1 II 49SC I t— iaciar _i I I i " !' 8 r: _ i 302 .c, 4 a•c I • I is"°r i I ,< l- � �`, �o 1_ n •••••4 �i"e-..v. • .. r 61)3 i •n+u' ei it' _ .. it a•4, �w • I FERN � �` L.le•f.a 1 I Ski p�� d � r..8.... I 1 . - 600 il■ — 0 . \ 1 =I 1 '....: . Pt P Se t S00 I 602 • • • s.sg ee \ • a oanc 1 1 fF i Z - v bj I - Ii �w ea✓ �� i! n POND.\ . 1: l y ` • •I' Y `'`Allow ve. o VP u if ,4 ..I h 8!1 • N e� I. a. .' L 41 a�� al? 100 _ `° 1 1 a.rar. ' o\N ?Pa 3 dr...1 :\ i.. . ; + +.•r * � ,- f e.ca• ...e c 1 Zs N u•ae i aaa..aa• a.c\ i W.* ac. Pa I ac ' r a .mo e c ".C� ''?' , SEE 1.4A? • STAFF REPORT Tigard Planning Commission October 21, 1975 Agenda Item 5. 6 CU 21-75 CONDITIONAL USE PERMIT A request by Georgia-Pacific Machinery Construction to operate a bake-out oven in an M-3 zone at 7920 S.W. Hunziker Street. (Washington County Tax Map 2S1 1 , Tax Lot 1201) STAFF FINDINGS 1. The site is zoned M-3, Light Industrial. A bake-out oven is a conditional use in this zone as defined in section 18.48. 20, item 8 of the Tigard Municipal Code. 2. Adjacent land use consists of a vacant lot to the north of the subject site, Western Foundry and a salvage yard to the west, SP & Oregon Electric railroad lines to the south and a vacant parcel of land to the east. Compat- ibility with adjacent land use appears favorable. 3. The existing land use is in conformance with the Tigard Community Plan. General industrial is the designation for this area. 4. The Department of Environmental Quality has approved the applicant ' s request for the construction and operation of a Bayco (model BB-180) burn-out oven for heat cleaning and electric motor stators and armatures subject to provisions. 5. The burn-out oven will be located under an open roof in the southwest corner of the machinery shop. 6. No additional building construction will be required to house the oven. 7. The area immediately surrounding the proposed burn-out oven site is being used for outdoor storage of salvage materials. 8. Applicant' s submittal of "Fasano guidelines" has not been received by staff. STAFF RECOMMENDATIONS To be given at close of public testimony - I ' Is 1 3500 . Ipso- ,...... .., _ - I I I 0 I 0.- . i s I 360C SE E 35 I 35 Vicinity • , ,.. •__ , 1 . 0 it , , SEE PAAP i 2 1 ' s •••••.--•••c . 1 1 • r - 1 I \, - t" p 0 N D S E E MAP 1 i il, • ti, j • CO D SE MAP 1 1, I''4 , I, . 4 ›., r -a >, k • i ,_ _J L._ r- 1 7 2 5 i 2AA 1 w 1 AL ilk I , "...,1). <9 e e -I • <6 111 i • Ii /T: \ " .7 1... le' 9 II MS....1,1. rj 7,61..."-caerTr:ii,..................i---- i illi::1 lE E- AII A--P:- - I'll -111N11:; S2E:I- , /_ r:, .....:,..,.. ..4 SE E NAP •• i r e. • \ N.,A, sly 2 5 1 i All II , ....a• L cr -----.• - j + • l ! SEE MAP ir-11 *•- . g7tirr.------ I 1 I zs I leo "c ''''" r_ _ ____ _ 20% ••11 SO I -d.•••1 • . 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J.,„, •••• \1/4,,.„,.... .....7.3.:„....____._ , .I 2 0 0% \ 24, I L A -4.1 r•••••-elEA-...' .....----.----- • . to , I I—• • 1 N \ • \\ 1 \ . •,, . ■, ! ("4- 5. I vq, : R ,,,, , . ..\ , . ..e cor.r. \ , 1/4\........ • ...-- ..-- ....-...-.---.. --.._r tor.ow-..:Z--•, ill141.4.I1 WOR , ‘;.,::,\ ■••■I...(•••••■ SEE MAP /,: i ...titaltair . 1- \\. t- , • \ • .11 SEE MAP ri i o •'' : • I” • \\ : \\\\\ - IOC 1 il I Lig I I . 1 („•...-- r T.- s•ierCT ! r 2SI a 0 D "" II . ‘., 1 .•( 1 Co:. 1 . SOON Cal •e •m.o.. •LC lis ...,:,,,:\ \..,.. lirAM'''AM'AgMA,, ' 1.•■■•/‘• ___ ,.............,„'....• - 114.C n .... i v. STAFF REPORT f' Tigard Planning Commission October 21, 1975 It Agenda Item 5.7 CU 22-75 CONDITIONAL USE PERMIT A request by Meldren Anderson to operate a retail stationery store in a C-3 zone at 11570 S. W. Pacific Highway. (Wash. Co. tax map 1S1 36DA, tax lot 1102) . STAFF FINDINGS 1. The site is zoned C-3, General Commercial. A retail stationery store is a conditional use in this zone as defined in Section 18.32.010, item 1, of the Tigard Municipal Code. 2. Adjacent land use consists of Mach 50 Machinery to the east end of the subject site, Villa Ridge, the frontage road paralleling Pacific Highway forms the northern boundary; Fahey Machinery is immediately to the west and front of the site; the land to the rear and south of the site is being used for storage and parking by the adjoining property (Mach 50 Machinery) . 3. The subject site is presently vacant, but the proposed use would be in conformance with the Tigard Community .. Plan which designates this area as General-Commercial. 4. The applicant has purchased the former Arrow Heating building, but will be requesting a conditional use permit for only the northwesterly wing of the building. The remaining unoccupied space to the east of the subject site will be available for leasing. 5. A secondary usage, wholesale distribution, is being pro - posed by the applicant; however, retail sales will serve as the primary business activity on the site. 6. The applicant's submitted plot plan fails !.,to identify the gross floor area of the subject site, but staff has been advised that the floor area is approximately 5250 sq. ft. 7. Parking required by the Tigard City Code (section 18.60.120) ; is 14 spaces (1 space/500 sq. ft. plus 1 space/2 employees plus 1 space/establishment) for the applicant' s proposed activity, as well as providing for the necessary space as stated in Section 18.60.070 (Restrictions) . 8. The applicant's site plan indicates 16 parking stalls yl fronting the subject site, as well as the vacant building immediately to the east. At the time of occupancy of this unleased building there appears that sufficient parking page 2 ...> PC Staff Report October 21, 1975 Item 5.7 could be provided to the rear of the building if the land were graded and paved. This additional land should serve to fulfill the off-street parking requirements as appli- cable in a C-3 zone. 9. Since this is a request for a conditional use in a pre- existing building, staff finds that the applicant should not be requested to meet all the requirements for land- scaping as specified in Section 18.58.060 of the Tigard Municipal Code, but rather submit for consideration by the Design Review Board a site plan which identifies the location of proposed off-street parking and landscaping. 10. The existing exterior of the subject site is such that a cosmetic uplifting appears necessary to complement the adjacent buildings. The Building Department has made a preliminary inspection of the building and has found that exterior walls will have to be replaced by 1 hour fire walls; therefore, staff feels that the building should be subject to Architectural Design Review and the applicant be requested to meet the requirements as stated in Section 18.59.040 (Procedure) of the Tigard Municipal Code. 11. A free-standing sign is located in the northwest corner of (, the lot. The buildings which this sign identified have been vacant for the last 5 months. Sign Code Regulations Section 16.28.030, Abandoned Signs, states that the sign and sign structure shall be removed when the business that it advertises is no longer conducted in or upon the premises upon which the sign is located. 12. Staff finds that the Building Official had never given the previous owner notice that this sign was in violation of the abandoned sign portion of the Sign Code. 13. Staff further finds that the applicant would not have to remove this sign, as stated in Section 16.28.030 of the Tigard Municipal Code, if he agrees to maintain and change the face of the sign so that it identifies the new business and conforms to the applicable sign regulations as stated in Title 16. 14. Mr. Anderson' s response to the "Fasano" Guidelines is attached. STAFF RECOMMENDATION To be given at close of public testimony .1 1T. ,r 600 • Vicinity NAp �.. 2c9Ac. . tit •G •a �\�' C S. 13,TG3. . I I ti�.y +��j11i\ 700 s.: • I�r /ill, a88Ac s c n III01) L u P� ,li�l t W \ 1 r f •V\ •',per Q,.'S7AC. I'y `r •'+ i e. - , Qom\ \ -,,„-..1-.7 » v. iI .. 1 900 ao • kQ0 ull�li 13.5/Ac a 4 x o 7 . ( x jlj j1j1i��1 I i o :: j I. a nci4 11' 11111111 IC o . .1_._..---!_er.,...4- 1,-: ....Z..: • N 6;114 I I FI I;;,r• S • Q I en . Ij1V•.. 1000 y ((%•S.NO.i13ti 0) \ _ a,:T' /.2/AG I \� z••.1'1 I I ,+ n ° 93.2 •..: ,..i .... . T'' tl•y� ,'lll 56°28'W 4 o \b` hill'''1 11 2 N ^ a� 0,41 1 yya en II I' N46°28E v a O ' ur SI)8J GC 1 14 z _ e • ,1 Ti, ., 9011 . I i 1 Y 'r 1 101 I SITE ,I .72Act I a O .33Ac. ti0 ( _ a o „ �aA 13 I nl 1 I I a �1 • . A __ 4 _ _ '� I ' r • la 1200 I4 `f o O./2Ac, �+ x I M ti‘ I35.94 p I. I 1 5f100) s " N1 N i 300 .154c. ea ' m �� .25Ac. I wl t•o ( I • to — , . 1 is �. 1302 ( I ;;ai 39Ac. ,o M N I I I N d O� 1 5 9-2 _ �f 214' r) _ �' I I A 1301 1°� I 902 Ni \ w z 39Ac. I I A I .43Ae. 2 3 00 1 I `. 9 93 Ac 1 _ 1'I ys.z9 z. > I 135.84 ' 78.781. w_9.82 1 30 .`�• 9.6. 28. 1 96,2 9 < 1\ 577.T0 :. :',• 14 00 a 0.93 Ac. 7 .. //++ 2,54 T7 . G... i 5 7 9. 10 X 272. I7 �" -r- S: ( e MH. /lA ■;/(----- ---- N\ \ 303.6 CO M % 1 NI ', v ,4 * x 't \ \ ■ 30 f �� e 1/4(// 1 \ ARKiNG ' \ 11.01 . _ 0° Z 41 ‘‘‘ 400,6 M ti.IlkOpp $11101:9A \,, ,,, 4411' IV 65 m H/. /404/P'l•••--, 284. .. 290 0 �.lt ,, -� 1 �� BM.CAN , Q8= 274.698 � �� PARKING \ **:iiilizi:./ 0 --.- , / 1 kierjakillite At of 44100 14111 It 0 N,., -..... ,../' //. --N',-- /-4'7i 11 luriv ---- / q ■ Ilir \\— 4 ` 260 i 4 :: N- --- __ ✓� 250 r PARK — lir ii -- _------_ / , -A\ 230 I' I _-------- a _-------- ...i — ---------,.------- ,-----7/ , / Oil -,c---- opre00000011■01111.r. z/ $ 1 1 oMH. (77,1/ illt --- - • „7„/Z/// /7z/ //// //,.// '71ep 26 ,„, ,,/ / /A ec<,... ..,.. -- --____ .__ -..".:1-_-_-__ ' 4664 /7/ / ,,,, ? ,,, �Y ��lG✓1L1/l��,� STAFF REPORT Tigard Planning Commission October 21, 1975 MLP 7-75 Agenda Item 6.1* A request to partition a 9.53 acre site located on SW 121st Avenue at SW Scholls Ferry Road. (Tax lot 500, tax map 1S1 34B) Staff Findings 1. Subject parcel is to be divided into two parcels for the purpose of commercial development on the "front" 1/2. 2. The proposed development conforms with the Tigard Community Plan. 3. Three streets front the parcel, none of which are improved to City standards. 4. Dedication of 5 ft. right-of-way and improvement of SW 121st the length of Englewood's development has been agreed to by Commonwealth, but was not required as a sub- division condition by the Tigard Planning Commission. Staff finds that inasmuch as there is now a specific plan for the disposition of both sides of 121st, that a standard commercial street must be required under provisions of Chapter 17, Tigard Municipal Code. 5. Staff finds that development to City standards of 121st would effectively obviate need for the previously required additional 10 ft. fronting Englewood's multi-family area on 121st. 6. Scholls Ferry is designated a major arterial. The City has, on adjacent development, required a 10 ft. additional dedication of right-of-way and agreement to provide such improvements, i.e. curbs and drainage improvements, as may be required by the state highway department and to provide a sidewalk/bikeway separated from the roadway. 7. Access should not be allowed within 100 ft. of Scholls Ferry on 121st due to conflicts with turning traffic at Scholls. 8. SW 122nd is 40 ft. wide where a minimum of 50 ft. will be necessary. 9. Should future development for commercial use be entertained on Scholls Ferry to the west of the site, primary access ought to be off 122nd with no additional curb cuts to Scholls Ferry, Staff Recommendations to be advised after public testimony