Planning Commission Packet - 11/04/1975 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PLEASE NOTE: The original paper record has been archived and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.
I 4; AGENDA
TIGARD PLANNING COMMISSION
November 4, 1975
Twality Junior High School
14650 SW 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 SW 121st, Scholis 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) . Continued from October 21, 1975.
A. Staff Report
B. Public Testimony
C. Staff Recommendation
D. CommissiOr Discussion and Action
5.2 ZONE MAP AMENDMENT - ZC 11-75 (Hampton Street)
A request by the City of Tigard for zoning map amendmment ,to
zone recently-annexed parcels bounded by SW 69th, Hampton
Street, Salem,Freeway and SW Gonzaga Street, presently zoned
Washington County RU-4 Residential to Tigard R-7, Single
Family Residential. (Wash. Co. tax map 2S1 IAD, 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,
and 3990) Continued from October 21, 1975.
A. Staff Report
B. Public Testimony
C. Staff Recommendation
D. Commission Discussion and Action
5.3 ZONE MAP AMENDMENT - ZC 14-75 (Tigard High School)
A request by the City of Tigard for Zoning map amendment to
zone annexed parcels (February 26, 1973) at SW Durham, SW 92nd
and SW 85th, presently zoned Washington County RS-1 to'_Tigaxd
R-30, Single Family Residential (Wash. Co. Tax Map 2S1 14A,
Tax Lott 100, 101, 200, 1102, 1201) . Continued from October •
21, 1975.
A. Staff Report
B. Public Testimony
C. Staff Recommendation
D. Commission Discussion and Action
•
5.4 ZONE MAP AMENDMENT - 2-73 (Amendment) Englewood PD
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 Residen-
tial (SR) to Tigard Single Family Residential (R-7, P-D) on
lands currently owned by Commonwealth Properties, Inc. (Wash.
Co. Tax Map 1S1 34A and 1S1 34B, Englewood Subdivision (121st
and Scholls Ferry Road) formerly Tax Lots 100, 200, 300, 301,
500, 600, 602, and 603) . Continued from October 21, 1975.
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 •
Ferry)
A request by Roger Belanich to partition a parcel of land in
a Washington County Suburban Residential zone at 131st, Scholls
Ferry Road and 122nd (Wash. Co. Tax Map 1Sl 34B, Tax Lot 500)
Continued from October 21, 1975.
7 OTHER BUSINESS
Staff' s response to Planning Commission request as to the
conditional use status of Georgia Pacific+'Machinery construc-
tion' s (7910 SW Hunziker - CU 21-75) outside storage Use.
it' 8. ADJOURNMENT
MINUTES �a
Tigard Planning Commission
I \ Regular Meeting
November 4, 1975
1. CALL TO ORDER: Vice Chairman Porter called the meeting to order
, at 7:34 p.m.
2. ROLL CALL: Present: Porter, Sakata, Hansen (late) , Wakem,
Nicoli, Smelser, Ems; staff: Powell and Laws
Absent: Hartman and Popp
3. MINUTES: Porter stated that the planning department memorandum
to the City Council dated 10/30/75 concerning the
correction in addendum to Planning Commission minutes
of October 7, 1975, had incorrectly stated the roll
call on the motion for realignment of Gaarde St.
Porter requested that a correction be made in the
memorandum minutes and that this correction be brought
to the attention of the City Council.
Ems requested that the 10/21/75 minutes, under the item
of roll call, be amended to read "Ems present" and not
absent.
4. COMMUNICATIONS: None
( 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 Wash. Co. suburban residential to Tigard C-4, neihbor-
hood commercial (Wash. Co. tax map 1S1 34B, tax lot 500) .
Continued from October 21, 1975.
A. Staff Report
Powell requested that agenda item 6.1, Minor Land
Partitioning (MLP 7-75) be read sequentially. Powell
asked the commission that rather than read the staff
report that had already been read at the last hearing
that he, instead, would relay the events that have
transpired in the last week on this matter with regard
to meetings and correspondence with developers tó in-
clude both Mr. Belanich and Mr. Cy Penn, Beaverton and
Washington County planning departments and representatives
from CPO #4.
Powell read into the record a letter from Washington
County County in response to a joint meeting that was
held with staff, Belanich, Penn, Beaverton and Wash. Co.
PC Mi es - page 2
November 4, 1975
planning departments, and a representative from CPO
#4.
o Powell also read into the record a letter from Jack
Young, Chairman West End CPO #4.
o Sakata asked staff if the Beaverton planning department
had responded to this matter.
o Powell stated that K. J. Wong, Sr. Planner for Beaverton,
felt that not enough time was available in order to get r
sufficient background data on this matter to the Planning
Commission at this time.
sP
B. Public Testimony
e-,
o Belanich, the applicant, stated that he felt he had 1,,
conformed to the Planning Commission's request for
the submittal of a plot plan and briefly discussed
the joint meeting held earlier in the week. He
stated that, in his opinion, the correspondence
from Wash. Co. regarding the proposed site for
a shopping center did not conflict with the community
plan, but that the real issue appeared to be one of
size. Belanich saw no problem with 122nd and felt
that some agreement, perhaps in covenant form, could ,,
be made with the adjoining property at which time they
chose to develop.
o Cy Penn, Mercury Development Co. , stated that the
Tigard Comprehensive Plan designates the area at ��
121st and Scholls Ferry Rd. as a commercial shopping 11
center and not a convenience shopping center. He ij
further stated that a community center's needs far
exceed what would be provided for on the 3 acre
Belanich proposal.
o Nicoli asked Penn if he would build a shopping center
on the Meats property.
o Penn responded affirmatively, stating that his pro-
posal would be for an 8 acre site on the Meats'
property at either 122nd and Scholls Ferry or
Sorrento Rd. and Scholls Ferry Rd.
o Jack Young, Chairman West End CPO #4, asked for a s.
deferral on this matter until further research is
undertaken.
o Sakata asked Young when the CPO would have a response
Sakata g P
to this matter.
Air
PC Mi tes - page 3
November 4, 1975
o Young stated that the CPO's position could be
available sometime in January.
o Wanda Senz, CPO #4, distributed a letter from the
CPO Transportation Committee. She stated that a
shopping center located at perhaps Scholls Ferry
and Sorrento Rd. would be a better site choice.
Senz recommended to the Commission that they deny
the proposal. •
o Neal Brown, CPO #4, stated that he felt that there was
a lack of communication between jurisdictions and
asked if an origin destination study had been made
for the area. He further asked if sufficient
citizen input had been given on this matter.
o Jack Yo _gig asked what is the urgency of this project.
C. Staff Recommendation
o Staff requested that staff recommendations be given
before continuance of the public hearing.
Staff recommendation for the minor land partition was
for approval with the following conditions:
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 12.2nd with a 50 ft. right-
of-way improved to a standard 36 ft. street.
Staff recommendation for the zone change, approval,
should the Commission feel it has adequate findings
or denial if the Commission felt the findings to be
inadequate.
PC Mire es 4
- page
November 4, 1975
o Jack Young, Chairman West End CPO #4, urged
the Commission to deny the request based on the
size of the proposal and that this matter should
be deferred for further consideration.
o Cy Penn stated that the Belanich proposal does
not meet the Community Plan's criteria for shop-
ping centers.
o Ernie Platt, Commonwealth Properties, stated that
neither the Wash. Co. , Beaverton or Tigard Com-
munity Plans designate the area at Sorrento Rd.
and Scholls Ferry Rd. as a location for a com-
munity shopping center and if such a proposal
were made, amendments to all three plans would
be necessary.
D. Commission Discussion and Action
o Sakata asked the applicant if the buildings as shown
on the site plan would be constructed in those lo-
cations as shown.
o Belanich responded by saying that they would pretty
much be constructed on those areas as shown with
some changes in building configuration.
o Smelser stated that the present site plan and the
size of the buildings does not appear to meet the
needs of the community for shopping in that area.
o Sakata asked Belanich when he would be starting the
project.
o Belanich responded "sometime next summer or the
following summer".
o Porter stated that there is clearly a need for a
shopping center at this location and that the Com-
munity Plan calls for one there; however, the size
of this proposed project appears that it would not
accommodate the community shopping need and that
the applicant might use the suggestion from the
Wash. Co. planning department that a joint develop-
ment be undertaken with the adjoining property (Meats) .
o Nicoli stated that the Meats property would probably
have to develop according to Planning Commission and
City Council recommendations.
o Ems stated that by partitioning the parcel and making
it smaller, it would create a proposal for a shopping
center not adequate in size to serve the community need.
PC Mine s - page 5
November 4, 1975
o Porter asked if the applicant had contacted Mr.
Meats as to a joint venture on the adjoining proper-
ties.
o Belanich stated he had asked Mr. Meats about purchasing
some of his land.
o Motion for denial (Wakem) on the basis that the site,
as proposed, would not sufficiently meet the shopping
needs of the area and could not expand beyond the
boundaries as defined, based on the fact that the
adjoining property owner would not agree to such a
proposal.
o Seconded (Ems) .
o Nicoli and Wakem both concurred that it was unfortunate
that the two developers could not have reached a
mutual agreement and joined in a unified development
on the adjoining properties, Meats and Commonwealth.
o Motion passed 3-2; No: Nicoll., Sakata, • ; yes: g1sH1
Ems, Smelser; Abstentions: Porter.
5.2 ZONE MAP AMENDMENT ZC 11-75 (Hampton Street)
A request by the .City of Tigard for zoning map amendment
to zone recently-annexed parcels bounded by SW 69th, Hampton
Street, Salem Freeway and. SW 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) . Continued from October 21, 1975.
A. Staff Report: read by Powell. '+
B. Public Testimony: none ij
C. Staff Recommendation: approval
D. Commission Discussion and Action t
o Motion for approval (Sakata) .
o Seconded _(Ems) .
o Motion passed unanimously.
5.3 ZONE MAP AMENDMENT ZC 14-75 (Tigard High School)
A request by the City of Tigard for zoning map amendment 1
to zone annexed parcels (February 26, 1973) at SW Durham 1
PC Min tes - page 6
November 4, 1975
SW 92nd and SW 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) .
Continued from October 21, 1975.
A. Staff Report: read by Powell.
B. Public Testimony: none
C. Staff Recommendation: approval
D. Commission Discussion and Action
o Motion for approval (Wakem) .
o Seconded (Smelser) .
o Motion passed unanimously.
5.4 ZONE MAP AMENDMENT ZC 2-73 (amendment) Englewood PD
A request by the City of Tigard for an amendment of the
ct an error
in Tigard Ordinance No.
zoning map to correct g
73-1.7, changing the underlying zone from Washington County,
suburban residential (SR) to Tigard single family residential,
R-7 PD, on lands currently owned by Commonwealth Properties ,
Inc. (Wash. Co. tax map 1S1 34A and 1S1 34B, Englewood Sub-
division (121st and Scholls Ferry Road) , formerly tax lots
100, 200, 300, 301, 500, 600, 602 and 603) . Continued
from October 21, 1975.
A. Staff Report: read by Powell.
B. Public Testimony: none
C. Staff Recommendation: approval
D. Commission Discussion and Action
o Motion for approval (Ems)
o Seconded (Smelser)
o Motion passed unanimously,
7. OTHER BUSINESS
Staff's response to Planning Commission request as to the
conditional use status of Georgia Pacific Machinery Con-
( struotion (7910 SW Hunziker/CU 21-75) Outside Storage Use
PC Lutes - page 7
Nover.per 4, 1975
o Laws stated that on 2/15/72, acting on a request by
Georgia-Pacific for a conditional use in a light jl
industrial zone, the Planning Commission heard the
request and recommended approval with conditions. {
Subsequently, the City Council, on 3/13/72, passed
by Ordinance 72-12 the conditional use request with
the conditions as recommended by the Planning Com-
mission.
o Laws informed the Commission that the formation of
NPO's 4 and 5 was underway and that letters had been
mailed out to the respective plan areas informing the
residents and business interests alike that an NPO iS !'
being formed for their area and that staff is requesting
their participation in the planning process. Final day
for submission of sel-nominating ballots will be on 1
November 21, 1975.
o Porter motioned that the Commission recommend to the
City Council that a time and a place be announced for li
the counting of NPO nomination ballots and that the
person responsible for the counting should be the City
Recorder and that the notification of the time-4=41.4lacle
be published in the local newspaper. fvsc,//c,
Seconded (Ems) .
o Motion carried unanimously.
8. ADJOURNMENT: 10:20 p.m.
i:'
a.
or k,
f STAFF REPORT (Addendum)
Tigard Planning Commission
November 4, 1975
ZC 12-75
Agenda Item 5.1
ADDENDUM
1. The enclosed letter to Larry Frazier, Washington County
Planning Director, answers those questions raised by
Mr. Cy Penn at the last meeting.
2. A site plan, enclosed, has been submitted by Mr. Belanich,
as requested by the Commission.
Staff Recommendations •
to be read following public testimony
. .
• , ,.
e.E:;;-.:
.s. CITY OF TIGARD
9tt. ' P. 0. Box 23557
12420 S. W. Main
Tigard, Oregon 97223
October 30, 1975
Mr. Larry Frazier, Planning Director
Washington County
150 No. First Avenue
Hillsboro, Oregon 97123
Dear Larry:
Thank you for your response to our request for your input concerning
the application of Mr. Roger Belanich to the City of Tigard for a
zone map amendment allowing neighborhood commercial at the inter-
section of SW 121st and Scholls Ferry Road.
The Tigard Planning Commission, on October 21, 1975, tabled approval
of the proposed. zone map amendment and continued the hearing to
November 4E, to allow staff people from Washington County, Beaverton
it and Tigard to get together and sort out our various positions. This
was done, with the interested parties present, on October 28, with
the following findings:
1. Scholls Ferry Road between Fanno Creek and 135th is inter-
sected at two locations by proposed collector or arterial
streets. Sorrento Road, from the north, will serve
as
an
arterial feeding south Beaverton traffic to Scholls Ferry.
A southerly extension of Sorrento Road does exist (125th) .
It is our judgment that development of that 20' right-of-
way street to collector or arterial standards is unlikely,
not only due to its exclusion from the Tigard Community
Plan, but also due to extreme antipathy on the part of
Tigard residents to development of new arterial and collector
streets.
South West 121st is a designated collector street which
intersects Scholls Ferry from the south and feeds traffic
to Scholls from virtually all of Tigard north of Pacific
Highway and west of S. W. Tiedeman Ave A northerly ex-
tension (designated "collector") of 121st appears on the
Beaverton General Plan. This extension intersects Sorrento
Road north of the proposed neighborhood shopping site
Beaverton designates on its General Plan.
It appears that on the basis of circulation plans, there
may be some basis for preferring the 121st and Scholls
site proposed in the Tigard Community Plan.
page 2
Mr. Larry Frazier
October 30, 1975
We recognize a sight distance problem exists westerly of
the 121st intersection on Scholls Ferry and feel that
regrading of Scholls Ferry in this area is indicated.
Inasmuch as Scholls Ferry is a state highway, close co-
ordination will be necessary to establish future grades
on Scholls Ferry so that intersections, underground
utilities and site improvements on adjacent lands can be
planned accordingly. An alternate interim solution is
to signalize the intersection now and regrade Scholls Ferry
when the Oregon State Highway Department feels it appropriate.
2. There are three alternate sites to the one proposed by'
Belanich. One of those conforms with the Beaverton General
Plan and is located, as noted in your October 17 letter,
2200 feet north of Scholls Ferry, midway between arterial
intersections on Sorrento Road. It appears that this
commercial designated site was the result of an attempt to
accommodate a development scheme for that area that has
since been scrapped. We, therefore, do not believe it to
be a viable alternative to the Scholls Ferry site. The
other two sites are on Scholls Ferry. One is the next
parcel to the one proposed for development by Belanich and
the other is some distance away in the vicinity of the
"Murray Blvd. Extension" . We feel that thereis no cogent
reason that development cannot be accommodated adjacent to •
the Belanich proposal, providing that the developments be
coordinated closely and that suitable restrictions can be
placed on the total eventual site size and on the type of
development entertained. Of course, it would be preferable
to have the whole project under one ownership and developer;
however, we feel that this convenience is not mandatory in
order to gain a satisfactory development. -
3. It should be noted that both the proposed development and
the site at "Murray Blvd. Extension" are designated on our
Community Plan (1971) .
4. In terms of services available, we note that the 121st and
Scholls Ferry site and the northeast corner of the adjacent
site are servable by Tigard sewer. Any site westerly of
this will not be served by sewerage until the proposed
North Bull Mountain Trunk is built, not likely before 1980.
There is also little 11191ihood that pumping to the Hiteon
trunk or use of the Patterson line would be allowed.
5. The residential areas near the proposed site (1 mile radius)
are not presently well served with convenience shopping and
new subdivision proposals and housing starts abound.
6. We concur that the County's 1973 Comprehensive Framework
+ Plan map shows the site within the urban intermediate area.
The site of the Belanich proposal is not in the "urban
intermediate" area as approved by the City of Tigard;
however, it is immediately accessible by urban services.
Y .
page 3
Mr. Larry Frazier
October 30, 1975 i
In my estimation, the findings above lead to the conclusion that
the 13elanich proposal is the most defensible of the alternative a'
possibilities. The problems seen can be addressed by "engineering
solutions" and it shall be most appropriately our role to insure
that, with the door opened to commercial development, the hinges
don't break. I
Sincerely,
1
CITY OF TIGARD 1'
<'':'":"- -;-Z -' 21;/a'tP--e.A-7-e..a---------- ri
Jerald M. Powell, Assoc. AIP "
Associate Planner
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r--•' \ ASHINGTON COUNTY -pc. 11 tivo5
ADMINISTRATION BUILDING — 150 N. FIRST AVENUE
,. L-e' HILLSBORO,OREGON 97123
C ' BOARD OF COMMISSIONERS
PLANNING DEPARTMENT
BURTON C.WILSON JR.,Chairman • November 4, 1975 LARRY K.FRAZIER,AIF,Director
VIRGINIA DAGG
RICHARD C. HEISLER (503)648.8761
RAY MILLER
ROD ROTH
Mr. Jerry Powell
Tigard Planning Department
City of Tigard
12420 SW Main
• Tigard, OR 97223 .
Mr. K. J. Won
Beaverton Planning Department .
City Hall Annex
5th and Tucker
Beaverton, OR 97005
Dear Jerry and K. J . : •
•
Enclosed is a chart comparing the shopping center terminology and standards
of Washington County, Tigard and Beaverton, a suggested set of terminology
and standards, based on ULI usage and recommendations, for our common use
in resolving this shopping center scale and siting coordination problem,
and a proposal for a solution which can serve at least as a basis for
discussion. .
As you know the Planning Department is very interested in coordinating the
location of a commercial center in the area prior to any commitment by one •
of the local Jurisdictions. .
I shall contact you this week to arrange a meeting of the three
planning departments and possibly a CPO representative, without the
developers and property owners present, to attempt to arrive• at a concensus
• proposal for resolving this matter. •
• Sincerely, .;el-x(40e-A •
Glen Ahlert
Associate Planner
GA:ec •
j
•
�...
l_
•
WASKINGTON COUNTY
•
. .
Inter-Dcparinurn) Correspopdt.ncc
Date Nov. 4, 1975
To Art Schiack and Larry Frazier
•
From Glen Ahlert
•
Subject RESOLUTION OF PROBLEM OF SHOPPING CENTER SITING COORDINATION WITH TIGARD AND
BEAVERTON
• As an outgrowth of the meeting I attended on October 28th on this issue,
have prepared a comparison of the shopping center terminology and standards
of the County and the two cities with that recommended by the ULI, and prepared
a suggested set of terminology and standards based primarily on the ULI •
usage and recommendations to serve as a common ground for discussion of this
issue by all three Jurisdictions.
i have also prepared a proposal (attached) for resolution of the coordination
problem. It is not intended to necessarily represent the County's ultimate
position on this problem but hopefully will help to focus discussion on the •
specifics of the issues involved.
The planners who were present at the October 28th meeting have agreed to
meet again (at a date as yet upset) to attempt to reach a consensus position
on recommendations to our respective jurisdictions - providing the Tigard
Planning Commission does not moot the issue by taking final action at its
meeting tonight.
• _ J
•
•
GA:mp
•
• i
•
COMPARISON OF ULI, WASHINGTON COUNTY, TIGARD AND BEAVERTON SHOPPING CENTER CRITERIA
I Oct. 29, 1975 -
CRITERION ULI WASHINGTON COUNTY TIGARD. 1 BEAVERTON a
Name Used Neighborhood Convenience. Neighborhood Convenience Convenience
Principal Tenant Drive-up grocery Convenience Grocery Small Food market or Small grocery or
delicatessen mini-mart
Floor Area in square feet 3,000 - 5,000 Less than 10,000
Site Size in acres (Presumably, less than 1/2) Less than 2 About 2 1/2 • 1/4 -- 1/2
Access Collector street Major or collec-
tor streets
Trade Area (people) 3,000 - 7,000 within ---•-----
1/2 mile
Separation in miles 3/4 - 1 At least 1 1/2 - 3/4
i
Name Used Neighborhood Community Community Neighborhood
Principal Tenant Supermarket or Drugstore Supermarket Supermarket or Variety . Grocery & Drug-
Store stores
Floor Area in square feet 30,000 - 100,000 35,000 - 55,000' .
v
0
(average )
.
9 5O 00
Site Size in acres 4 - 10 3 - 15 About 8 2 1/2 - 4 .
Access Only 1 important street Arterial Arterial Major or Collect
necessary
Trade Area (people) 5,000 or 7,500 - 40,000 15,000 - 70,000 (potential)
•
within 6 minutes driving
distance
•
Separation in miles 2-4, depending on density 1 1/2 - 2 1 - 1 1/2 '
& market analysis
Name Used Community District Community Community � -,
Principal Tenant Variety or Jr. Dept. Store Jr. Dept. Store Supermarket or Variety Jr. Dept. Store
Store
Floor Area in square feet 100,000 - 300,000 (average 100,000-220,000
15,000)
Site Size in acres 10 - 30 or more 25 - 40 About 8 12 - 20
Access Near both freeway or express- Arterial Intersection of
way and major highway, pre- Major streets
ferably at or near inter-
Csection
Trade Area (people) 40,000 - 150,000 . 50,000 - 170,000
Separation in miles Determined by density & . 1 1/2 - 2 2 - 4 '
market analysis
1 • •
1
RECOMMENDED CRITERIA FOR USE IN RESOLVING BEAVERTON-TIGARD-COUNTY
• SHOPPING CENTER SCALE AND SITING COORDINATION PROBLEM
CRITERION RECOMMENDATION '
Name for common reference Convenience center
Principal Tenant Mini-Mart, delicatessen, etc.
Floor Area 'in square feet 3,000 - 5,000
Site Size in acres Less than 1/2
Access Intersection of collectors &/or arterials
Trade Area (people) 1,000 or more within 1/2 mile
Minimum spacing 1/2 mile in low density urban areas
Name for common reference Neighborhood center
Principal Tenant Supermarket ($ perhaps drugstore, too)
Floor Area in square feet 30,000 - 100,000 (usually about 50,000)
Site Size in acres 4 - 10 ( larger sites within this range
preferred - depends on spacing and density)
v°. Access Intersection of 2 arterials or arterial
& collector
Trade Area (people) 7,500 - 40,000 within 6 minutes by car
Minimum Spacing 1 mile in low density urban areas
•
Name for common reference Community center
Principal Tenant Junior Department, discount or super drug-
store (a supermarket is an essential sec-
ondary tenant)
• Floor Area In square feet 100,000 - 300,000
Site Size in acres 10 - 30 or more
Access Two or more arterials and at least one
bus route
Trade Area (people) 40,000 - 150,000
Minimum spacing 2 miles - more from a regional center or
where there is a substantial proportion
of non--residential land in the trade area
•
E__)(1 1/ f
1,c 11/44
PROPOSAL FOR RESOLUTION OF THE SHOPPING CENTER SCALE AND SITING COORDINATION
PROBLEM.
Note: Terms and standards used are those specified in the table of
recommended criteria.
1 . The proposed neighborhood center on Sorrento Road in Beaverton should
be scaled down to a convenience center. It may also be desirable to
A .
locate it slightly further north, at the intersection with the proposed
collector, with appropriate adjustments of residential densities.
II . A neighborhood center should be developed on Scholls Ferry Road in the
vicinity of Sorrento Road and 121st'Avenue.
The area is too close to Washington Square (about 1 1/2 miles) to justify
• a community scale shopping center. The most convenient location with '
respect to the trade area would be "cityward" of both Sorrento Road and
the area served by 121st Avenue as a collector, preferably on the right
side of the road for homeward-bound commuters and shoppers in order to
minimize left turning movements at peak periods. These considerations'
would point toward the north side of Scholls Ferry Road at 121st Avenue;
however, the topography and creek severely restrict the depth available
for commercial development on this side of the road. The terrain on
the south side of Scholls Ferry, on the other hand, is suitable for
commercial development. From the standpoint of convenience of access
and minimization of turning movement conflicts, a site on the west side r
of the collector street would be preferable to one on the east side,
and the site should have direct access to the collector street.
Although the site of the Belanich proposal meets the above conditions,
its size is minimal at best and would be further reduced by dedication
of additional street right-of-way and realignment of 121st Avenue for
a right angle intersection. Furthermore, the sight distance west from
121st should be improved before any development is permitted which would
create any substantial increase in turning movements at this intersection.
The limited size of this site would restrict its ability to accomodate .
the full complement of convenience goods and services needed by its
trade area. If space is not available for uses providing such goods
and services within the neighborhood center, pressures to develop single-
purpose commercial facilities on individual sites along Scholls Ferry
Road and perhaps 121st Avenue can be expected.
The site of the Mercury Development (Cy Penn) proposal , while of adequate
size (8 acres), lacks direct access to 121st Avenue. This site would
be acceptable, however, if the collector.st reet were to be realigned
to meet Scholls Ferry Road at 122nd Avenue rather than at 121st, or
if both Sorrento Road and the southerly collector were to be realigned
to meet Scholls Ferry at a common intermediate point (See alignment
options on accompanying map). In the latter case, the northwestern
portion of the Meats property would also be an acceptable site for a
neighborhood center, if and when sewerage can be obtained.
•
Page 2
. Although the realignment of the southerly collector and Sorrento
Road has certain circulation advantages (and disadvantages) which merit
serious consideration, on the basis of the existing road system and the
traffic circulation elements of the present Beaverton and Tigard
comprehensive plans it will be assumed that 121st is to continue to
serve as the southerly collector for northern Tigard. In this case the
most appropriate site for a neighborhood center to serve the subject •
trade area would combine the Commonwealth property which is the subject
of Mr. Belanich's proposal with a portion of that part of the Meats
property which .is the subject of Cy Penn's proposal , 122nd Avenue being
vacated between them to permit a unified development. To bring this
about in view of the competitive relationship between the two would-be
developers would probably require a strategy of either denying both
initial applications with the understanding that an application for a
consolidated development would be more favorably received, or else
•
approving both applications subject to conditions which would both
enable and require unified development of the two sites. Such condi-
tions would probably need to cover such matters as .a single master plan
for both properties, vacation of 122nd Avenue, reciprocal access and
utility easements, and agreements providing for maintenance of parking
and other common facilities, setting common architectural and signing
standards, and preventing duplication of tenant uses. Annexation of
the Meats property, or at least that portion which would be the site
of the shopping center, to the City of Tigard and the Tigard Water
District would also be advantageous for the purpose .of securing a
unified joint development.
•
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16880 S. W. Bull Mountain
Tigard, Oregon 97223
November 4, 1975
City of Tigard
Tigard City Hall
Tigard, Oregon 97223
Attn: Dick Bolen RE: Commercial Property -
121st and Scholls Ferry Road
Gentlemen:
The Land Use Committee of C.P.O. #4 - West End respectfully requests
the city of Tigard Planning Commission to defer action on this zone
change request until sometime in March of 1976.
Our reasons for such a request are:
1) The subject area is now under intensive study by our committee
and time is needed to formalize our findings.
2) Our C.P.O. #4 would like to have an opportunity to jointly review
the general area and develop a framework for land use in the area
not only with the County, but with the City of Tigard.
3) At this time, we feel the configuration of the parcel
" is such that good commercial development of it would be
difficult and would represent strip development while adding to
congestion of the area.
Yours very truly,.
C.P. #4 WEST END
/roil
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C (4115
P ?OPOS D PLAN A NYC".E.NT
122nd and Scholls Ferry Rd.
. C .P.O.#4 --- Transportation Committee
1. It is noted that Sorrento Rd. , North of Scholls Perry Rd.
has been designated an arterial We the committe0 are
considering the extension of Sorrento Rd. South of Scholls
Ferry to opon up undovoiopad Land.
2. Sorrento Rd. might be a more appropiate location for a traffic
signal than 122nd or 121st because of the topography.
3. We are considering the extension of the street connecting
121st to 122nd as an alternate access to Sorrento Rd.
1 1 �
4. We are suggesting from our considerations that a proposed
shopping center on 122nd and Scholls Ferry Rd. might be
more of a traffic hazard than a shopping center on one of
the quadrants at Scholls Ferry and Sorrento Rd.
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TYPE OF IMPROVEMENT - 4-LANE DEPRESSED 4-LANE .-4 i i ,-' ` 1 i,
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STAFF REPORT VVV
Tigard Planning nuimission
5 /11clt te4.--e G','e2L 4./ /`t 7
ZC 11-75
Agenda Item 5.�-- �Cas4, 1•Wete f FUCK 0�4 Z I, /4'70
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 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.
6. Although the residential zoning of a 4 unit/acre density
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
1
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STAFF REPORT
Tigard Planning C emission '°
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 1
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 2Sl 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 t
than 10 acres.
2. This recently-annexed land is presently zoned RU-4 by
Washington County and, with the exception of the small
g Y
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 1
landscaping appurtenant to the Lamb-Weston offices.
3. The subject area is located generally in that area known I'd
il'
as the Tigard Triangle.
4. The City is required to zone annexed lands to conform
with the City Comprehensive 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
N
"Residential-Commercial" on the adopted land use plan.
6. Although the residential zoning of a 4 unit/acre density
standard is less intensive than is the residential-com- j
• 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 Ii
intensity allowed under the proposed zoning are available
within the subject area.
STAFF RECOMMENDATION
III 1
Approval
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STAFF REPORT
. = Tigard Planning Commission
. t_b 2, q t 7S
ZC 14-75
Agenda Item 5.2,
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 251 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 23-3.
. 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.
...
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. Staff Report
lt Tigard Planning Commission l�7
r, rloY
ZC 2-73 (Amendment) Englewood Planned Development .
Agenda Item 5.d I7
ZONE MAP AMENDMENT 4
° :A request by the City of Tigard for an amendment of the zoning . 1,
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 1SI 34A and 1S1 34B, Englewood Subdivision (121st and f-
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
i1
permitting this planned development omitted mention of any
underlying zone district. I-°
tl
2. It was obviously understood by all parties that the density ipp'
standards generally of the R-7 zone district would apply as
modified under the Planned Development approved. to
v.
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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.
(73-1.7) will be necessary to correct the error.
i;
5. No impact will be generated by this amendment on any action •
undertaken under the present ordinance. ,
S{
STAFF RECOMMENDATION
Recommend to Council that they amend said ordinance (73-17) to adopt t
an R-7 underlying zone.
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STAFF REPORT
Tigard Planning Commission
November 4, 1975
MLP 7 -75
Agenda Item 6.1* (continued)
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" half.
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
subdivision 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 ovviate 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. would be
necessary were 122nd to be developed as a public street.
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.
4. 10. An extension of SW Springwood Drive, making the south boundary
of the parcel has been proposed by the applicant. Staff
Staage
Staff ort
Item 6.1
11/4/75
(
finds that the Tigard Code, Chapter 17, specifies a
maximum "block" length of 1200 feet. The proposed
street would bring the two parcels proposed into con-
formance then with respect to future parcelization.
11. The Oregon State Highway Division has been contacted
with respect to improvement of the 121st and Scholls Ferry
intersection and will submit an opinion as to needed
traffic improvements after study.
Staff Recommendations
to be read after close of public hearing
�..
*concurrent application with ZC 12-75