The URL can be used to link to this page

Planning Commission Packet - 02/21/1978 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. ,. .�:�: ..e.-. ,. . _ _. _ .. ___ __ _ _ _.. _ _ _. ___ , Af.�F�NDl� �'° 7Tf�NRD PLANNIIU(� CUI�I�ITSSION ' ' F�L-,zu�cy 21 , 1978 - 7a30 P1�9 F"Uw.�er �lunio�. H:��h School - Lect�ire Room 10�365 �W Walr�u t 5tree t - Tigarr�, Or. egon 'lo Cal.l -Lo OrrJer : 2� Ro1.1 Ca:LI n 3� Npproval ofi �1:inu�Les ; � ��A Communication� � � 4 5a Puf�lic Hearings : k t: Y �� A , S�taff Report � D. Applicant ' s Presentation � � C , Public 7estimony � ; �; a: Pro�an�nt ' s �; � h a Opponen�L ' s ��} co Cz�oss--examinatian ��; � D. 5t3f1' Recommend�{:ion Ea Cc�mmission Discussion and Acta.an 5a 1 COf�PREI-IEN5IUE PI_AN AMENDf�Efd7 CPA 1--78 (R�mbold��ishap) RPU 3 +� P, fl reques�; by Rembold��i.si'iop prope.r�Lies to amend the N�ighbor.- �; I-�aod Planninc� Organiza�tion #3 Plan as �t is �ppli�d to a 7. �3 {�; aore parcel �t SLJ f�ark and SW Watkins west of SW {�acific High- i� w3y to change :it t'rr�m C�mmercial. Pr.or"essiui�al �� :��a:;.�. �cmm� `` err,i�1 (W�sh, Co . Tax �l�ps 291 2CBg Tax Lot; 1E300 , 2S1 2CC , 'I��x � Lnk 700, 2S1 3DA, L-he east�rn ��artian ofi` Tax Lot ��700) , � i. �, 5, 2 ZfJNE CNANGE ZC 1�78 (Remb�:lr�/Bishop) NPO 3 �` f. f. A i e�uest L�y Rembold/Dishop properties for a Retai]. Cc�finm��'c:i.al� ' Commercial PraFessiona�. Planned Qevelopment and a Znn� (��p �� ' Amendm�nt Prom C� to G3PD on a 7. 8 acre parcel at SW f�arl< �nd i� 5W Wa�tkins wes�L oF SI,J PaciFic I-lighway (Washo Ca . Tax rl�r� 2S1 �CL-1, #' Tax l.at 1800, 2S1 2_CC , "fax tot 700, 251 3DA , the e�s�t,��n �art.ion � of Tax I_o� 47Q0) „ �' Y 5� 3 GONDITT.l��11�L USE: F�ERmIT ClJ 1�-78 �!...a�ry Flinton) NI�tJ � �` � ��: ,., �; A ��0�tJ2S'� k.�y I��rry Hir�-L-on i'car� a Concl.i�Lionaa. Use P�rmi�L k� r��»r,��,t�� .rr��r�lcling r.;�ar7��lt�a��t; I�:��i,r�c��s for � . 0 �c:�� r��r. cr, l �,i: i°'�'%'ii�', ;:,1,! � � ��. f�•:rr iC' i.�; I•�.it��Jhl�Jay (I.J�;�h. Caa 1 �x �I��a .?wi'I ;3L7a, 'Tax Lo�:. '7(:)rl� s �� .y: EaGEIVDA TIGARr� PLANNTNG C0�lI�1TSS:IUN �ebru�xy 21 , 1978 � 7e30 PI� C�ac�e 2 59 �i CONDTTIONAL USE PERI�TT CU 2-°78 (R�1.ph Appleman) NPO 1 A request k�y Ra7_pr Appl�man Po� a Condi.tian�l Use permi�t to c�perate an Arcf��it�ctural OfPice on a . 29 �cr� parce,l �t 12555 SW Hall Blvcla (Washn Co , Tax I�lap 2S1 2FiD, Tax Lc�t 300} , 5� 5 VARIANCE U 1-�78 (Gr. nen uaii�y Devel.opmerit) IVPO 2 A vari.arice re �_ies�t b Green Va_ll�y Devel.opmeni� to uary the q Y si.de yard se�back requirements in a f�4 zone for a 2, 34 �cre parcel at 9540 SW T.igard Aveo (LJasho Co. T�x f�lap 251 28A9 T�x Lo� 1000) � �o p�Lher Businesso 70 Acl joux�nirient o �I ��` � , � � � I I � � I � ; ; � � i � � `�_ ■�� - _ _ � �- - - MINUTES TIGARD PLANNING �ONIlKISSION �x �,. Fe.bruary 21, 1978 ' �'owler Junior High School - Lecture Room �:� 10865 S.W. Walnut Street - Tigard, Oregon 'l. Call to order: The meeting was ca�.led to order at 7:30 P.M. 2. Roll Cal1: Present: Brian, Corliss, Popp, �uimby, Rossman, Sakata, Wood Excused Absence: Tepedino ; Go�.dback�. Staff: Laws, Chaidez 3. Approval of Minutes: Staff stated that a portion of Staff Condition �k10� Agenda Item 5.1 was inadvertently left out of the minutes of February 7, 1978, and that the following wording should be added, "a Left turn .refuge lane and 3 right turn taper." Cor.liss stated that she voted no on Agenda Item 5, thus changing the out- come of the vote to 4 to 3. � . . �¢;y The minutes of February 7, 1978 were approved as amended. 4. Communications: Nane 5. Public Hearings: 5.1 C�mprehensive Plan Revision CPA 1-78 (Rembold/Bishop) NPO 3 A reque.st by Rembold/Bishop Prnperties to amend the Neigh-borhoad Plannin.g Organization ��3 Plan as it is applied ta a 7.8 acre p:arcel. at SW Park and SW Watkins west of SW Pacific Highway to change i.t from Commercial Professic�nal ta Retail Commercial (Wash. Go. Tax Maps 2S1 2CB, Tax Lok 1800; 2S1: 2CC, Tax Lot 700; 2S1 3DA, the eastern portion of Tax Lot 4700). A. Staff Report: 'Read by Laws B. A.pplicant's Presentatione J. B. Bishop, 4263 N.E. Hazelfern, £'ortland, part-owner of ' Rembold/Bishop, gave a description of each of th'e three tax l.ots comprising the site as they exist now and would exist in his proposal. He stated this proposal would enaomp'ass � several non-conformin.g uses; that Carl "Buttke was doing another traffic study fox a current-analysis of the problem ta see how the existing zoning applied; that two-of these pr:ojects would be : private operation.s; that Canterbury Square didn't`provide sufficient shopping space for Tigard as it grows ra,pi`dly. �I�e referred to the draft "Economic Growth Plan"` which he received ' � ,,.;� �, ,= _ _ ,� . ..� _ _ . _ � �� ; _,: f; � MINUTES �,� TIGARD PLANNING GOMMISSION � PUBLIC HEARING �� '�. February 21, 1.978 �, Page 2 �; ;; in its preliminary form from the Planning Department which i; staked that careful consideration should be given to proposals ;i for oddly-shaped and poorly-located parcels of land which he �'; felt his site was. He stated the NPO �k4 defined commercial- �; professional differently than NPO �k3 in that they encouraged � supportive land uses such as entertainment and dining which this parcel would encompass with its prop�sed Pietro's Pizza `; Parlor and also that there was no current need for additional i'; commercial-professional office space. �' .Richard Lurie, 13565 S.W. Pacific Highway, was repxesenting his mother who owned a lot in the middle of the paxcel and wanted �i clarificatic�n of what exactly the applicant was seeking. ; ;. �i .Popp explained the Comprehensive Plan Revision applicatic�n. C. Public Testimony: (1) Opposition: ;j .Charlie Mgebxoff, 13215 SW Howard, speaking for the � NPO �k3 members, stated 13 reasons why NPO ��3 obA ",,- jected to the proposal. � �:r i; +<; .Dick Klumpke, 13450 SW Watkiris, NPO 4�3 Chairman, �= stated that he allowed Mr. Mgebroff to speak as his �? prapezty was adjacent to the proposea parcel. 5f land. �; ;;; � �I7, .Mr. Mgebroff recommended denaal. He further stated. �' that this was a recammendati.on, only, as there wasn' t t; a quorum at their NF'0 ��3 meeting. �� ; � � � ,-, ' .Tom Barenkopf, St+1 Cresmer Drive in NFO �kl, stated the " NPU's allowed residents of an area to aeC�a� and have an input into their future neighbarh.00d. �? � � .Helen Hammas, 13115 SW Watkir►s, presented a petition signed by 134 residen�s, which they had gathered in orely "� a few days, which indica�ed the de:gree of feeli.ng against �' � �;; the proposed project. She stated traffic was the major ' � problem of khe proposal, and chiLdxen using the streets °, to get to C.F. Tigard �chool was the second probl.em. `� �;. .Bibianne Sc.heckla, 1Q890 SW Fairhaven Way, stated some of the eriteria applied ta the I�PO ��3 plan and why they t°;'. chose tha.s parcel' to be commercial-pr,ofessi.onal. ' �4, .Dwayne Meyer, 13210 SW Watkins, stated that the sarne ,:j ',�� argument used aga�inst McDonald's Rest�urant a;�plied A here citing the increased traffic and also stated "that ,' man.y penple worked to get the plan straight. '� _ �; _ �; fi; r; � . . . . . . . . . . . i:. �.:. .. . �. . . . � . . . .. �. � � . .. ..�.. .�:� ��.1'�: . . . .. . .. � � �� . .. :�...��. �:.�.� ' ��R'� . . .. ..... ... .'.. .� ...... �, .... ��.�,� . � . �� : . ,. , _ . < � MINUT�S � TIGARV PLANNING COMMTSS:CON � PUBLIC HEARING F r�'~ �ebr.uary 21, 1978 ' �,.. Page 3 � � 4 �4 ) ; . ? .Robert Brady, 13175 SW Watkins, concurred with staff { findings, ; �: .Bill Heppner, 13180 SW Watkins, expressed concern with � exact lot measurements being presented and the lack of �: time for property owners to respond to the proposal. � ; .Jerry Cundiff, 12860;SW Watkins, stated there were '? plenty of �hopging areas around, and G.I. Joe's r wasn't justified. ; ;' �, .Dick Klumpke, 13450 SW Watkins, stated his views had ; ` been represented by staff and Mgebroff. '! .Bishop requested that the language in thE petition be read into the record. .Staff complied upon Commission directive. D. Staff Recomnnendations: ; �,� 'r . Staff responded to some points brough� up during F. testimony: (1) stated that in a C-3M zone, rest�urants � are allowed as an outright permitted use, (2) an affidavit is contained within the case file that in- ! dicates letters to property owners were mailed February � 10, 1978, noLifying them of the public hearing (3) that ;; a recent market analysis, pr�pared by an applicant, indicated '' a need for additional commercial-professional space. .Staff recommended den�al. �" Rebuttal .Bishop stated the increased traffic was what prompted ,;; him to order another traffic study. ; .Mr, Potter, 616 W. llth, Vancouver, hired -tq do an a- �� naLysis of the office space in the area, stated he faund considerable office co�nstruction in: the area, and e` the current vacancy rates indir.ated no need for additional it offices. Ha stated the land should be put to its high- t' est and best use and the size of this parcel would require i r too large of an office building, ;;� I�1 ��- eMr. Meyer; 13'L10 S.W. Watkins, expressed concern bver traffie. � �', ,Charlie Mgebroff stated that moratoriums on buildi.ngs �i are accepted if inadequate sewers exist and that this (� land should lie £a11ow untiL the ina.dequate traffic cir- � ,� culation is solved. y`' �;; �fl �. , ..� � � �. �`' - , . Page 4 MINUTES TIGARD PLANNING COMMTSSION ��~ PUBLIC HEARING �' February 21, 1978 E. Commissio•n Discussion and Action: .Popp felt it was an ill-conceived plan; the NPO �k3 members woxked hard on thei.r p1an, and they should stick with the commercial-professional designation which was in short demand. .Quimby agreed, citing the Supreme Court case of Baker vs. Milwaukie stating the intent of the Comprehensive Plan must be adhered to and that a less intense use can be allow�d but not a mor.e intense - the tranquility of the area would be destroyed. .Quimby moved denial of the proposal based on staff find- ings and Sakata seconded. .Waod commented on the highest and best use of the property � as i.nvolving lots of people's costs; that the traffic study should have been done before the zone change was con5idered. � s .Rossman complimented staff on findings of fa.ct and NPQ �k3 � members on their 13 points of denial. � �ry y .The motion passed unanimously. 5.2 Zone Change ZC 1-78 ( Rembold/Bishop) NPO �k3 � I' � A request l�y Hembold/Bishop Properties for a Ffetail-Commercial/ ;� Commercial-Professional Planned Deve3.opment from G-3 to C-3PD on a 7.8 '� ;acre parcel at SW Park and SW Watkir�s west of SW Pacific Y-lighway 'i �Wash. Co. Tax Map 2S1 2CB, Tax Lot 1800; 2S1 2CC, Tax Lot 700; 2S1 3DA, � the eastern portion of Tax Lot 4700). r: .Wooc� opposed �oing ahead with this impermissible land use. .Br_iazi pointed out that no residential-commercial/commercial-professional Planned Development existed. � i .Staff co'ncurred. .Bishop did not understand why he was allowed to apply for a zone change �j� and not be allowed to present his plan which addressed different issues �'�1 than �:he CPR. �' „ <'� .Wood clarified this land is to remain as commercial-professional and cannot �� sustain a C-3 Planned Development in such a zone and therefore the '`� applicant has no option. ';� � r; .Bishop expresse� a desire to meet with the city attorney to discuss the � Sunnyside case and its applicai�ility in this instance. `1 1 .Wood moved to table the zone change for the Planned Development. �� Brian� seconded. `.j , ��. _ _ __ _ �.__ , > _ .- _ � �t ; MINUTES �'' TIGARD PLANNING CvL�Il�tISSION „ - February 21, 1978 �. Page 5 Motion passed by a unanimous vote. < xi 5.3 Conditional Use CU 1-78 (Larry Hinton) ;'�: 'A request by Larry Hinton for a Conditional Use Permit ko operate a weddin.g consultant business (ta include a sal� of floral and creative craft arrangements) for a. .6 acre parcel in a C-3, "General-Com- ct1e�E�ia1"r��zone�a�t 13765 5W Pacific Highway (Wash, Co, Tax Ma� 2S1 3DD, Tax Lot 700). ; A. Staff Report Read by Laws B. Applicant's Presentation: ,Larry Hinton, 11625 SW Terrace T•rails Dri.•ve, stated lie wauld be on call and would make appointments to meet people at h�s pro- posed office site, He w�uld recons�ruct the inte•rior of the house to include a c�afts shop �nd a florist area in his wedding consultant business. �' � ��' C. Public Testimony: � ;� None ',;a B. Staff Recommendation: � ; Staf.f recommended apProval svbject to the following condition; ;,;; 1. That a site plan (to inClude landscaping, parking, � � architectural improvements to the building, and a signing program) be submitted for design review approval. ` ' Rebuttal Mr. Hinton stated he had tal.ked to the present owner who wants the exterior of the house ta remain as it i<s for a per.iod of ap- ' proximately 9 months. Gorliss questioned his business drawing only two cars a day. Elinton clarified he meant two cars at a time, but sti11 fore�saw � only three or four cars a day and his hours would be 9:00 AM to 5:30 PM. .Quimby questioned whether the florist would be open to public and � what sort of crafts. ;` .Hinton clarified the flowers would be strictly for his consultees as would be the crafts - not on a retail basis. ' ''� � � .� E, Commission Discussion: � ;, r. : � : � i�;; .��:,. -- — _,:_< . : � i MINUTES TIGARD PLANNING COMMISSION '`°''' February 21, 1978 Page 6 i ! I Corliss saw a need in the comm.unity for such a service. � Salcata questioned 18-month time limit of owner's intent to make site improvements. Hinton stated in 18 months he would submit a plan to renovate. ; Staff stated that the floral arrangement and creative sales were suborainate to the consulCing business and not intended to at� tract passing traf:fic from Pacific Highway. Brian mov�d approval o£ the proposal based on staff findin�s and recommendations. Sakata seconded. Motion passed by a 6 to 1 vote (Quimby opposed). 5.4 Cond.itional Use GU Ralph Appleman (NPO ��1) A req.u�st:hy l�a1p'h Appleman� .for a Conditional Use Permit to operate an .Ar�hitectural Office on a .29 acre parcel. at:�12555 SW Ha11;::Boulevaa�d (Wash. Co. Tax Map�251 ,2AD, Tax Lo't �3.O,Q). �s,.�.Y. A... Applicant's Presentation: Ralph Appleman, 17690 SW B1ue Heron Road, Lake Oswego. (Offices now at 208 5W Stark, ) explained his plans to use the existing house and convertin� the rear room to drafting; he has 1-2 employees; rarely have clients in his offic�; a total of 6-7 people a day including the postman and materials representati've would visit his office; he requested gravel for the ground material as op- posed to paving in order to save the two large trees on the site. B. Pu�lic 'Pestimony None C. Staff Recommendatione Staff Recommended a�groval subject to the £ollowing conditions: 1. 10 feet of right-of-way be dedicated along Yhe Hall Blvd. f.rontage for street improvement purposes. . 2. That the proposal be subject to site design and architectural review. Laws stated a variance would be required for the proposed gravel, �r parking areas and appreciated the applicant's intent to preserve the �, on site natural amenities. .Appelman questioned the 10' right-of-way; along S47 Hall. Hlvd. i .Popp explained Hall was designated^as 8'0' right-of-way and � . . _ _. _ ; MIL�UTES TIGARD PLANNING COMMISSION Februa�y 21, 1978 �"- Page 7 �.,� currently is narror�aer; thus as various parcels are developed they are requir.ed to dedicate the additional right-of-way needed. D. Commission Discussion .Appleman explained his property�.o.nly fronted on SW Hall .Quimby liked the gravel driveway concept and recommended approval of the project stating that a variance would be necessary for the gravel parking area. .Sakata was happy to see it coming in with eoncerms for natural amenities. .Brian moved approval based on staff findings. Sak�ta seconded, Unanimous 5.5 Variance - Green Va11ey A. Sta£f Report �, Read by Laws B. Applicant Presentation Charles Schultz, Route 4, I3ox 394C, Beef Bend Road, Sherwood. Stated he hadn' t contacted surrounding pxopErty owners concerning the proposal, but proposed toti�make his development more appealing with common wa11s on propert:y lines to give the effect of one building. C. Publi_c Testimony ' 1 � None � D. Staff Recommendations: ;'''. � Staff recommended apprc�val subjec.t to the followi.ng conditions: � s � l. 10 feet of right-o£-way be dedicated along the SW Tigard � Street frontage for street improvemen.t purposes. P . . . �. ..� � � . � � . .. .. . . � �. ;7 } 2. That the applicant file with the City Recorcier at� agx'ePment mot ' N fio remonstrance against the foxmatian of a 1o:ca1 impr�vement ' i f district for street impr�vements. _ j � � 3. That a zero sideyard setb:ack be�?alLowed on either side of l' � the property. However, if the directly abutting p•roPerty � owners along the north property line object to the ,��ero t setback, then the building would only be 'permitted on the � south property line. i ; ' j � � l MINUTES TIGARD PLANNING C�MMISSION February 21, 1978 � Page 8 .Corliss abstained, seeing a potential conflict of interest. _ .Schultz questioned the LID non-remonstrance agreement .Popp stated nobody knows how much it would cost to bring the street up to it's approved standard. Gary Helmer, 9115 SW Burnham St. Wanted some say in the matter of giving up their rights as far I as the street development in the fu�ure. Laws cLarified it meant they would agree to participate at the time x14e LiU was formed and also stated the railroad hadn't been contacted but their participation would be welcome. E. Commission.' Discussion .Wood questioned the economic harm in reduction of the warehouse size .Schultz stated they had found the market value of such building and land utilizing 30% of i.he ground with a building required a 30,000 �,• square foot building to malce the project feasible, .Sakata asked if staff had forgotten easem�nt in greenway for pedestrian/bicycle purposes. .Laws said Design Review would reqi.�ire an easement and that there was an existing easement at the rear of the properties for utilities � purposes. .Wood was unsure how �s.uch an easement w�uld allow both sewer as we11 as public use. .Staff stated that if the Planning Commission felt more comfortable in requiring an easement at this time, Sta£f would be sup�ortive of that condition. .Wood was concerned with sideya.rd setbacks. .Popp felt a necessity to utilize the land over to the prQparty 1ine, but didn't want the adjoinin� property owners' rights encroached upon, which Condition 3 answered in the Staff Report. .Wood shared applicants concern with p�operty owners and suggested giving them 60 days to abject. .Laws said Staff would be suppbrtive of such a time limitation. �, Wood maved approval of the proposal based on Staff recocnmendations, �. ..._ _ MINUTES TIGARD PLANNIIJG COMMISSION ��" February 21, 1978 �' , Page 9 and adding the fourth condition �k4 to include a bike path easement through and flood plain in the western portion of the site, and amend Condition ��3 that property ownPrs along the north property line be provided with notice from Staff of a 0 setback; if there are no objections from the property owners within 60 days, the applicant will be allowed a zero setback along the north property �I 1ine. Brian seconded the motion. Motion was approved 7 to 0. Corliss abstained. 6. Other Business: Staff reminded the Commission of the upcoming Planning �ommission public hearings. 7. Meeting adjourned at 10:40 P.M. e � ., � � _ ,. __ . _.. ....;_�. .._...:_. .._. .. ., , ... ., _ i;i !'; , Y5 �� '� �';:; F;' PUBLIC NOTICE TIGARD PLANNING COMMISSION February 21t 1978 - 7:30 P.M. Fowler Junior High School - I.QCture Raom ��! 108'65 S.W. Walnut Street - Tigard, Oreg�n ;'' 5. Public Hearings 5.1 CUMPREHENSIVE PLAN AMENDMFNT CPA 1-78 (Rembold/Bishop) NPO 3 A request by Rembold/Bushop �'roperties to amend the Neighborhood Plan- ning Organization ��3 Plan as it is applied to a 7.8 acre parcel at S.W. Park and S.W. Watkins west of S.W. Pacific Highway to chan.ge it from Commercial Professional to Retail Commercial �Wash. Co, Tax Maps 2S1 2CB, Tax Lot 1800, 2S1 2CC, Tax Lot 700, 2S13�A , the eastern portion of `�ax Lot 4700). _ 5.2 ZONE CHANGE ZC 1-78 (Rembold/Bishop) NPO 3 A request by Rembold/Bishop Properties for a Retail Commercial/Commer- cial Professional Planned Development and a 7one Map amendmen:t £aom C3 to C3P� on a 7.8 acre parcel at S.F1. Park and S.W. �latkins west of S.W. Pacific Highway (Wash. Co. Tax Maps 2S1 2CB, Tax Lot 1800, 2S�. 2CC, Tax Lot 700, 2S1 3DA, the eastern portion of Tax Lot 4700). � 5.3 CONDITIONAL USE PERMIT CU 1-75 (Larry Elinton) NPO 3 A request by Larry Hinton for a Canditional Use Permit to operate a wedding consu:Ltant business for a .6 acre par.cel at �3765 S.W. Paci£ic Highway (Wash. Co. Tax Map 2S1 3DD, Tax Lot 700). ' � � � �;% 5.4 CONDITIONAL USE PERMIT CU 2-78 (Ralph Appleman) NPO 1 A request by Ra1ph Appleman for a Condition.al Use Permit to operate an Architectural Office on a .29 acre parcel at 12555 S.W. Hall Blvd. (Wash. Co. Tax Map 2S1 2AD, Tax Lot 300). 5.5 VARIANCE V 1-78 (Green Valley Development) NPO 2 + A variance request by Green Va11ey Development to vary the side yard setback requirements in a M4 zone for a 2.34 acre parcel at 9540 SW Tigard ; 11 - Ave. (Wash, Go. Tax Map 2S1 2BA, Tax Lot 1000)1 i;; ;:>;; �,, � � � �� ;;'s � All persons having an interest in the hearing matter are invited to, appear and submit oral and written testimony or submit written testimony in advance of the me�ting. �:., �';� ':: Publi.sh TT FebruarY 8, 1978 ,.. �,4� r'. �: f `: S7'AFF REPORT �'" AGENDA 5 , 1 ��.. TIGARD PLANNING COMMISSION February 21 , 1978 I�'owle,r Junior High School - Lecture Room - 10865 S .W. Walnul: S�reet - Ti�ard, Oregon Docke�t : Compxehensive Plan Revi,ion CPR 2�-'78 ' Request : To amend the Neighborhooci Planning Organization #3 Plan as it applies to a 7.8 acre parcel to change the plan m�.p �rom Commercia7.-Professional to Retail-Commercial . � Location: S .W. Park and S.W. Watkins Streets, west side o� S .W. Pacii'ic Hi�hwaq (Wash. Co . Tax Maps 2S1 2CB, Tax Lot 1800; 2S1 2CC, Tax r�ot 700; 2S1 3PA, the east�rn portion o:� Tax Lot 4700} . Applicant : Rembold/Bishop Propertie� I . Findings ol Fact : l . On December 15, 1975, the Tigard City Council amended the Tigard Community Plan, 1971 , by approving Ordinance 75-55 wlzich adopted the NPO #3 �lan insof.ar as it is applicabie �, to the �lanning area known as NPO #3. �.' '�+ The NPO #� Plan identified the area between S .W. Watkins �,nd Park Streets on the west side of PaczFic Fiighwa.y a.s "Comm�rcial-Pr�o�essional . " This land use designati�n represented somewhat of a chan�e from "Residenti_a]_-Commercial'' as shown on the Tigara Com- munity P].an, 1971, lancl-use map . The R�sic3ential-Commercial desi�nation on the Community � Plan rec�mmended combining less intensive use such as of:fi.ces i with multi-:Lamily resideiltial davelo�ments, ' The Commercial-Pro�essional categoxy was designated on t:h� `' NPO #3 P1an �or the �ollowing reasons; ;; .These uses genera.te lower traffic volumES and there- ;; lore have the least adverse im;pact on the traffic- � t. f; carrying capacit:y o� `Paci�ic Highway; i,; i: .Of�E'ice uses would provide a break in the developin� ;"' s�trip c�mmerczal pa�tern along;Pacifiic Highway ; ��; �; .O;��ice type o�' commerc�.al uses would be>the most com- 4,� patib�e with the adjoinin� residential �.rea Which di- ��; rectly contacts rnuch of the subject commercial property; ��. �� .This type o� use is desirable in �hat it provides em-- �'� ployment centers within close proximity to r:esidential �`� areas, thereby decreasing the ]:ength of hnme-to-work � tri s , � P s,{' � , �i' ;, , ; � ,. , .. . , . , . . . . . ..�� . . � � .. r}:�,. h�l f �r 1? , STAFF REPORT ?� AGENDA 5. 1 �'. , I'ebruary 21 , 1978 Pa.ge 2 kj� 2 . The Tra�fic Circulation Study ��r NPO #3 �repareci by Carl � ,�: Buttke, Consulting Engineer. , on April 1975 made the follow- �;; ing applicable statement : ; "Paci:�ic Highway can be expected to be severely over- loaded with tra�fic north o�f Walnut Street . This over- loa:din�and resulting congestion could cause motorists to drive throu�h NPO's #2 a�d #3 to avoid delay and corigestion. . . . . it appears that there may be too much general commercial space alloca�ed along Paci�ic Hi:ghway causing �hopping �rips to be attracted to the area fr.om other neighborhoods . If this could be re- , placed by more general o�fice s�ace, the amount of ' traffic �n Paci�ic Highway could be reduced and some �. work trips could be shortened in length by providing more diver.se type of employm�nt in the city. " 3. �i'he NPO #3 Plan addr�sses the issue of 1ac�,�tion of busi-� nesses along Pacific Highway in th� fallowin� mariner: �:; Businesses Iocated on any st.rip highway can be separated into twa basic groups; those orienteci to �the passing �' traffic and those serving the la.rger communi.ty. The !, �� latf;er type o.f business is poo,rly located on the stri� a because it is a generator of traffic, clrawin� people ;I to it :Crom the surrounding community :for 1:heir everyday shopping nee�is. Those comme.rcial. :Cacilities serving ; the lar�ex• community are most appr.oprial;ely located in a shopping center. The Canterbury Shappin� Cerrter area ,; meets this pu.rpose. 4 . ThE NPO #1 Plan which covers the area across Pacific High- wa,y �.lso stipulates this portion �� Pacific Highway i'or Commer.cial-Professioiial development . ,° ! � �� IT . Conclusionary Findings : � � � � � � � �i 1 . The applicants have stai�ed in their narrative program that � � the nature o� this proposal is to reque.st an amendment ,;, to the NPO #3 Plan so that �they can construct; and �pera;te a comme�cial, retail an,c1 profess�.ona1 development and ;�urther ' ttiat the on1,y non-conforming use to the comprehensive plan � is the proposed `G: I . Jo�s retail outlet . Due to the size o� the parcel , a retail outlet as part of a total develop- ment is alcnost a nec�ssity in order to insizre a unzty of �j design ��r developing a site of this size . t 'j a Sta�:� :f:inds tha�: such a proposal is incon�istent wii;h �h:e � .l 1,angua�e in the lJPO #3 PZan as stated in Fxnriing 3, and ' " � :furthertnor�, such a prop�sal represents an i.ni;rusi�i� into '; the establi:sl�ed r.es�denti�,l character o:f t'li� neighk�orhboc.i �;�:7 to the nori;h and we.s� . '{ ;4:`� , '� � � � �� r�'� 4 . �-� � � � . . : ... .. STAFF REPORT �, AGENDA 5 .1 �� February 21, 1978 Page 3 The relatioz�ship between estak�li.shed reszden�ial u�es and proposecl retail. comrnercial uses wouTd not pr�vide for a ; compatible land use transition nor would it be consistent ; with the intent o� the NPO #'3 P;Ian or general principles of land-use planning. 2 . Retaining the Commercial-Professional land use designation and develo�ing tha�s sii;e in accordance with the applicable NPO #3 policies and the recommenelati�n:� of Carl �uttke's T�affic CircLtlation Study �vill hel.p t;o lessen the traffic impact on Paci�ic Highwa�� . 3 . Retail-Cc3mrnercial is a more intensive use tha,n offices, and would represent an intru,sion into the established single family neighborhood �to the narth and wESt, 4 . The Np0 #3 Plan states that commereial faci.lities serving a larger e�mmunity are most aa�prnpria.tely located in a ��.o.pping eenter and 'that the existing Canterbury Shopping CentPr area meets this purpase . Therefore, t:he introduction of the uses as being �roposed on the sub,ject site would not he in keeping with the interat of the NPO #3 Plan. ; � , ��"' 5. The r�quest represEnts a soutY�eriy extension o� strip corn- mercial develc�prnent wl`iich has been op�osed by the NPQ #3 ancl NFCJ #1 ;�lans . 6 . The applicant has stated that no market exists for Com- � mercial-Prafessinnal uses. H�wever; a recent market analysis ; Nubma_tted to th� Pl�nning Commission for another project �'. on Pacific Hi�hway makes the opposite claim. Since �this propert,y was designated Gommercial-Professional , 102,50� � square feet of office space has been built or proposed �d- � jacent to Pacific Highway. There.fore, there is a steady � I` �: � demand f.or office Space which we ca.n assume, over a period ;; of timP, will �equire i;he land �r.ea represented by .th� � �,rea in question . , . � . . , . . �� . ti . . .. � . .. . _ . i. III , Staf� Recommendation : ; � Staf.f recommends denial, � : �, � xY f . . . . �� .. . � � .. � .i{ i . . . . . . . . . ... . . ..� � . , . ...:{ � � r � � € k 4 �.. � i � � , , ��_._.: . , .. ,.; c STAFF REPnRT AGENDA 5 . 2 � TIGARD P�ANNING COMPnISSION February 21 , 1�78 Fowler Junior High School- Lecture Room 10865 S,W. Walnut Street - Tigard, Oregon Docket : Zone Change ZC '1-78 Reg.uest : For a Retail-Commercial/Commercial-Professional planned development from C-3 to C-3 PD on a. 7.8 acre �arcel . Location: S .W. Park and S.W. Wa.tkiiis Stxeets, west side of S.W. Pacific Highway (Wash. Co . Tax Maps 2S]_ 2GB, Tax Lot 180�0, 2S1 2CC Tax Lot 700, 2S1 3DA, the eastern portion of Tax Lot 4700) . � Applica.nt : Rembold/Bishop Properties j ! , I . Findings of Fact : l . The si.te is de�ignated on the NPO ,�3 Plan as Commerci.al- Professional and zon�d C-3 , General Comnnercial , allowing those uses �er�mi�ted out-right in the C-3 zo�ae (low-traFfic �enera.t�rs) and thQSe conditional us�s which conform to the � Comprehensiv� I�lan . � 2 . Seetion 18.56 .010 of the Tigard Municipal Code states that ; �? �� "Purp�s� . The pu.rpose of the planned dev�lopment district is to pravide appor�tunities ta create more c�esirab]:e en- 7� vironrnFnts through the application o� flexik�le and div�rsi- ;`, �ied land dev�lQp�zent standards under a c�mprehen��ve plan and program professionally prepared. The planned �:evelop- ment district is intenaed to be used to enc�urag� �;he ap- plication of �xew techniques arid new �:echnology to community d�velopment which will resul.t in superior livi.ng ar de- vel�pmPnt arra,rigements with lasting values. It is fu,rther �' intended �to achieve economie� in land development , rnainte-- nance, street systems an� uti"lity networks �lhile providing build'�.ng �roupings for privaey, usable and att�active open i spaces, safe circulati:on and the general well-}aeing of the ::; inhabitants . " � 3. Section 1.8',56 .020 provides for preliminary plan and �aro- `i� gram review by the Planning Commission and requires �that such review b� k�a,sed upon the comprekaensive pl�n, the stanards ,;{ of this title, and other regulations and the stzi�tability of' ;� the proposed developrnent in relation ta the character of r, the area. ,.� �. Tlie applicant is pxopasing a t�vo-phase Re�tail-Commercial/ ,_; , Comrnex•cial-Professional planned developm�nt on a ?. 8 acr� ,j parce3, Land �ses included in Phase I a.re; (1) a savings ' {,`l {, �� .; ,1� . . � . � .� . . . . . � � , . . . � � � � � � t.;i � � . . � . : . � . . . . . . . . . . . . . . . F«.�� . . . . . .. .� . . . .. : . . �. . . �y�� . . , . ...... .. . . . ... . -�.-: . . ._. _..;��"u7 �, . . . � . � � .. . . � . ,. 1-..._ STAFF REPORT ��.. AGENDA 5 .2 TIGA�,D PLANNING COMMISSTON February 21, 1978 ' Page 2 and loan zn�titutioii, (2) a pizza restaurant , (3) a pro- fessional office building, and (4) a G. I . Joe 's retail store . Phase xI , located in the northwest corner of the parcel (approximately one acre in size) , is proposed to develop as commercial pr.operty (applicant does not specifq the typP of commercial) . There will be a total of four building� in Phas� I situated on Ca .6 acres, with 74,200 square :feet of building area and 283 parking s�►aces. Employment total� are as follows: G. I . Joe 's 40-50 Pietro 's Pizza 80 Savings and Loan 5 Professional Of�ice No �igures g:iven 5. Tk�e parcel is sur�raunded by sin�le �amily hames to the north and west ; to �th� south and southeast and ac.ross Pacific ; Highway are �e�exal large undeveloped parcels and commercial ; buildings . a 6. The proposed development is not in conformance with NPn #3 ; �'�� Pla.n based an those findings presented, in the staff report � for Agenda 5.1 , t � 7. Staff finds that the �roposed layout of. the k�uildings, particularly the relationship of the G. I . Joe ' s store to j. the adjacent homes to the north and west, is quite overpower- �� ing in scale and intensity. Architecturally, G. I , Joe ' s '� stores have been constructed so as to convey a. warehouse irriage. The monoli�t?nic scale anti aver�.11 desigu of the .; building is not compa�ible with the adjacent homes. 8. The applicants have retained the service� af Caxl $uttke, �i Consulting Traffi� Engineer, �to und�rtake a traffic cir- cu.l�,tion study f.or the pro ject . Howe��er, tllis repart will nc�t be ready until �he first part �f March . ;;� Staf:f is concerned tha�t i.� conceptual appraval is granted ' ;'', prior to determining what the anticipated �.m��:cts this �.evelopment will have on �;ra:fiic circulation, (par�icul:arly ;' as it relates to S .jY. T�aci�ic Hig:hway) the Planning Com- missinn may be prematurel.y committing themsel,vss . 9. Directly across from the subjPCt site on �he east side i �f S.W. Pacific I3igh�vay, the Planning Cornmiss�.on ap;proved �; a project (CU 22-76) for the development of a farnily ac- �i � ti_vity center. As a requirement of the amended conditional �i use permit for this project, the developers were to pr�-- vide a cPntral access point fram the site onto Paci�ic �� Highway and close off the north and s�uth ends of the :'� ��,. $ i . . . . � � �. .. � . . � � . � . � � � . � fi�d . � . 7 . � � �l�9 �' STAFF REPORT AGENDA 5 .2 �,�, TIGARD PLANNING COMMISSION February 21, 1978 Page 3 frontage road. Implicit in this condition was the int�nt of the Planning Commissi�n to provide for a signalized intersection with the und.evelopec� parcel on �he west side of S.W„ Pacific Hip;hway . This intersection makes desireable the re�,lignment of S.W. Park Street with the access/egress on the family activi�ty cex�ter site , ; � , During the pre-application meetings with the applicants, " sta.f� had requested that a, reali.gnment of S .W. Park Street � be incorporated within the site plan as per Plannin�; Com- mission intent ta be consistent with the previous Planning $ Commission action across Pacific Highway . � f The proposed plan lines up the main entranc;e drive with ¢ the proposed re�,lignment of the frontage roa�d acxoss Pa- ci.��.c Hi.gYzway. HowPVer, if this intersection were sig- � na�_ized, it would be of benefit to the shopping center only , �; and woulc� not accommodate the residential traffic from the Derry Dell area presently usin� Par.k Street . r � ithin the lanned develo �ent amount s 1.0. The proposed uses w p P -�i e � to a co.mmunit shoppin center. In this respect, the 5 t Y �' Y �• is inefficient as to the general lay out of the building� � an.d the arrangement of the parking areas. By providing s�parate isolated building sites , there is an unnecessary duplicatioz� of access aisles and' parking stalls with the resultant excess of asphalt and discouragement to on-site � 'i� pedestrian circulation, Because this proposal is in fact ;; a shopping center, a more efficient and integrated shopping t� cente�^ design approach should have been followed. �` �; �; Policy 2 from Tigard Community Plan, 1971 , states that %' R`: ''new cornmunity shopping centers will be l�cated l� to 2 �� miles interva�.s' in order to establish a reasonable primary `; trade area For each center, whil:e �lacing them in con- ; ven.i.ent locations :Eor residents. " ��' ,. �;, The distance between the subject site and Canterbury Sqtxare is a�proximately 1/3 of a mile and the distance between � Tigard Plaza and the subject site is approximatelg 1 mile. �' z;� ,;; ll . ��aff has requesteci that both the Oregon 'State Highway �% Divisi:�n and the Departrnent of Environmeni:al review the �! proposal . No response from either department has been i`' forwarded �>o this office as c�� this �im�. F: ��: 12 . No indication has been given as to what the hours of operation '` will be for the proposed uses . � �.- ` �; �• , �, f; � s , ;F r �, , � __� _ , ,... �:, .. ;,. � _ .�.��:. ...... __:�.,. �� _ i STAFF REPORT i 1 AGENDA 5.2 1 �M TIGARD PLANNING COMMISSION ; February 21, 19?8 3 Pag� 4 ; � Ii . C�nclusionary Findings: � l . The proposed planned development does not conform to the ;�, land use designation and policies of the NPO #3 Plan as �� stated i.n Agenda Item 5 .1 � ;: 2. The applicant has not pravided for the realignment of S .W. !� Park Street with the adjacent par.cel on th� �ast sidP of '� S .W. Pacific Highway as per staff recoaramendation and is rno�t con- '' sistant with previous Planning Commissinn action on the '' east side of Pacific Highway. " 3. The proposed intensity of land use anci types of buildings '; imply a community shQpping center concept and is not in ' kee�ing with Policy 2 of the Ti,�ard Communi.ty P1an, 1971 . "' 4. The site development pl.an represents an irieff�cient and aesthetically inferior dev�Iopment when compared to other ;; site plannin� alternatives. ' III . Sta�f Recommendations: �, �1 .. Based on findings �f fact and conclusionary findings , staff �, recommends denial of the preliminary planned development � � proposal . � - If the Commission elects not to deny the request a� xEC�rnmende�, °� staff recommends that �the request be tabled until the fo]�lc,w- '' �; ing in:formation has been su�mitted: 1 . A traffie an�.l,ysis be undertaken i;a determine the i�npacts f' of this project upon adjacent streets. ,": � � �I�j 2 . A �torm water detention plan be submitt�d for both Oxegon �; ' State Highway Division and Public Works Departznent approvals, �'' � .. . � . . � . 4 i 3 . That a rsalignm.ent o� S.W. Fark Street be shawn on a re- ;' vised site p1an. �� 4. That a revised site development plai� be submitted which $� utilizes shoppa�ng center site pla,nning techniques to reduce ,� the duplication of access aisles and parking stalls and ' to :facilitate on-site pedestrian circulation. Also; �he ;'; architectural sc�;le and sur.face materials of the G.I . Joe 's :, building should be made to be rnore compatible with the " adjacent residential a��a. �' I� the Cornmissi_on el�cts to apprqve the .request , staff recom- f�r mends that : � �; 1 . A traffic analysis be undertaken to de�ermine the impacts �' E'' : << €:i. �y � n � ,�� , , ,;_ _� _ . . ... . ..... ,— r�,: —._ : STAFF REPORT AGENDA 5.2 �,� TIGARD PLANNTNG COMMISSION February 21, 1978 Page 5 i of this �roject on existing streets. i 2 . A storm water detention p1an. be submitted for both Oregon � State Highway Division and Public Works Department approvals. 3 . That a realignment of S .W. Park S�reet be shown on the ; general pl;�ri submi.ssion. � ; 4 . That a revised site development plan be submitted whicli utilizes shopping center srte planning techniques to reduce '; the duplication of access aisles and parking stalls and ; to facilitate on-site pedestrian ci.rculation . Also, the architectural scale a,nd surface materials o� the G•. I . Joe 's buildin sk�ould be made to be more com ati:ble with the g P adjacent residential area. 5. That an agreement be o�tained from the Oregon State Hi��way Divisi.on accepting the storm water outfall within their syst;em. I 6 . That an indirect source permit be issu�d by the Department oi' En ironment 1 ualii; rior to final zone chan c: a reva�. . v a R g pp �� Y p 7. That th� site plan �ie redesign�d to accommodate acce.ss to the Rebel Car Stereo and Awful Bros. Gas Station sites, and the Cross-easements be provided betwe�n the develo�- ment and these two site�. 8. That provision,s be made �n a revised general plan to ac- commodate a bus turn-out lane along th� Pacific Highway �rontage. 9 . That Phase II (area 1) be devEloped as C�mmexcial-Pro�essi,onal uses only. 10. The existin� billboard on the site k�e removed. � � _ _ _ , . . . ;,� i ; i �. j i STAFF REPORT j F AGENDA 5. 3 �. ��_ TIGARD PLANNING COMMISSION � February 21 , 1978 Fowler Junior High - Lecture Room 10865 S .W. Walnut Street - Tigard, Oregon ,' ; �. Docket : Conditional Use Permit CU 1-78 Request : To operate a wedding consul,tant business (to include �I the sale of flora.l and creative craft arrangemen�;s) for a .6 acre parcel in a C-3, "General Commercial" �'� I zone. liocation: 13765 S.W. Pacific Highway (Wash . Co . Tax ll4ap 2S1 3DD, � Tax Lot 700) . ( �I�� Applicant : Larry Hinton II I . Find.ings of �'��ct : l . The sit�e is desi.gnated Commercial--Pro�essiona,l. �n the NPO #3 P1an and zoned C--3, General. Commercial . 2. Section 18.52.020 (1) Conditiona.l Use of the Tigard l�unici-- � pal Cod� states that within the C-3 zone conditional or ! �� permitted uses in a C--4 zone may be all�wed as conditional ' uses when authorized by the �lanning Commi�sion . In the � � C-4 zone, gift shops and florist and flowershops are per•- � mitted uses, 3. The applicant is proposing to convert an approximately ' 1350 square foot house into a commercial use so that he � may operate a wedding consultant business. ' The Carpet Classic,s store is located on the same lot and . immediately adjacent to the existing residez�ces . 4 . The prop�sed use would be surrounded by cammercial uses to the north and south and east across Pacific Highway; � to the west and rear of tl�e site is residential develop- j m�nt . 5. Access to the existing residence and Carpet Classics is currently attained fr�m two existing curb cuts along •the Pacific kiighway frontage. 6. Section 18a60. 120 (4) (A) of the Ti�ard Municipal Code re- quires one space fox eac.h �00 square feet of gross floor area, but not less than four spaces for each establishment . The applicant � s pra�osea u�e wui.tlu �=cqu:�r� f�ur pa�l;�:g � spaces. There is su:ffieient area on site to accommodate parking code requirements , 7. Carpet Classics currently has a freestanding sign located ' along the Paci�ic Highway frontage approximately in �he mi.ddle of the site, aa�•• ;. , STAFF REPOkT AGENDA 5 . 3 �..: TIGARD PLANNTNG COMMISSION February 21, 1978 Fowler �Tunior High - Le�turQ Room 10865 S .W, Walnut Street - Tigard, Ore�on Section 16 . 36.04D (3) Sign Regulatians of the Tigard Mu- nicipal Code pexmits one rnulti-faeed freestanding sign per premise . Therefore, if the applicant prop�ses a signing . program that includes a freestanding sign, arrangements would have to be worked out between the ap;plicant and Carpet a Classics and appx•oval granted by the city. ; � TI . �taff Recommendation: ; � � � �� ; Staff re�ommends approval subject to the following condition : ` 1 . That a site plan (to include landscaping, parking, archi- tectural improvements to the building, and a signing pro- gram) be submitted �or design review approval. . (, �; . ;,; I� , Ei �: r �:+� i � � ;' :i � � � � � � �� i;,; fr � b;, i�'� G°� :;I;� . . . . .. � . � . .. . . . . . . . . c�,�,; . . . . . . . . , � . . . . n..,i . � � . . � .� .. � . , . � . � . . � .� � � :� . . . .. . ... � : .. . � � � . . 1�^� �...'. . . . . . . � .. . .. . . . . .. . . . :.,i �� . � . . . � � � . � . . � � � . � .. � ., . � . .. . . ,.� . . . . .. . . . . . . . � � . � . . . .. ,,. � . � ,.. � � � . . � . � � .. .. � .. . . . � � � �. . . �-,.; � . � . . . � � � � � . - 4� j'�; . .. � . . .. _ �r,� . .. . . � . �.�. . :.:. , .� .Y . . . . ° �.�. _ _.�. . . . �:, .. i,� �... .. . . ,,. i .., - � . . • . � r . � ., STAFF REPORT AGENDA 5 .4 TIGARD PLANNING COMD7ISSION February �� , 19?g Fowler Junior High School - Lecture Room 10865 S.W. Walnut, Tigard, Oregon Docket : Conditional Use Permit CU 2-78 Request : To operate an architectural office on a . 29 acre parcel in a A-2, Multi-family Residential, zone. Location: 12555 S ,W. Hall Blvd. (Wash . Co . Tax Map 2S1 2AD, Tax Lot 300) . Applicant : Ralph Appleman I . Findings of Fact : i i l . The site is designated. on the NPO #1 Plan as Ur�an A�edium � i�ensity Residential and zoned A-2 , Mu1ti--fam�.ly Residential . � l� 2. Section 18.24.010 (5) Conditional Uses states that medical , ;� dental or other professiona� office or clinic may be per- S' mitted as a eonditional use within the zone when authorized �'� by the Planning Commission and determineci to be in con- �� "' formance wit,h the Comprehensive Plan . ' � �� 3. On Nov�mber 25, 1975, the Tigard Flanriing Commission ap- proved a request to operate a home occupation greenhouse ;;, on this site sul�jec;t to the following condition : �� Approval subject to Design Review Board review � at �time as expansion is undertaken , providing a �-1 commercial access is to be from S.W. Scoffiz�s :ri Street . a; At the time of this above refsxenced r�quest , two Tax Lots were included (Tax Lots 200 and 300) . Tax Lot 200 adjae�nt to the west property line of the subject parcel, and which `'� has frontage on S.W. Scoffins, is nat being included in this proposal . �,;i ; �: 4 . The surroundin� present land uses are cammercial, i.ndustri- al, apartment residential; and single �family homes, ' ! x t 5. The applicant is proposing to renovate and convert an ap- ' �` proximately 1460 square foot residence into an architectural � office. Future expansio�i is being proposed at the south- ' westerly cox�ner of the building which wou3d re,present an ' ` approximate 350 additional sqtz�,re feet . �`' �;; { ' 6 . Section 18.60.120 (4 (f) of the Tigard Municipal Coc�e re- quir.es ;ane space �or each 350 square feet o� gross floor � area. Based on code re uiremen�s six ' t. q , parking spaces wou�d � ,. . . . . � . . � . . � � . � � .. . � � � . .� 4 .-s k �� ;:v w�. .� , . _ . t i;.- � � �;� i: . ... . � �� 4'.'.��I ' ,I STAk'F REPORT ,,.,'I AGENDA 5.4 ; ''� TIGA�D PLANNING COMMISSION � 'I February 2�, 1978 , I Page 2 � '�, iI F , be necessary for the existing gross floor area and future ' expansion proposals. Tne applicant has provided for nine � ��I, spaces on hi� site plan. � ;I 7. Access to the site is being proposed from Hall Blvd. From ` 'I a single curb cut located in the cer�ter of the parce�. 8. Hall Blvd. is designated on the NPO #1 Plan as an arterial street requiring 80 feet of right-�of-way. There is present-• ly 5Q �eet . Therefore, an additional 10 feet o� dedicatioti �, wo�uld be necessary. 9. The applicant has indicated on his site plan that his park- ing and maneuvering areas will be developed c�n a gxavel surf ace. Section 18.60. 170 of the Tigard Nlunicipal CodP requires that ,� al1 area used for the standing or maneuvering of vehicles �''I shall be improved according to the same specific�.tions as 's; il required for cit,y streets. �<� II . Conclusionary Findings : l . Professional offices are normally low-traffic generat�rs and this proposal appears to be compatible with the sur- rounding land uses in that this area is essentially an area � of transitional land uses. "'' 2. There is a public need fc�r parcels along S.W. Ha11 Blvd. . � to develop as low-traffic generators. ; '' ;:� 3. No particular irnpact is being created from this proposal, and it con�orms to the NP0 #1 Plan . III . Staff Recommendation: � �`;,; Staff recommends approval subject to the follnwing cc�ndition: ; , ; 1. 10 feet of right-of-way be dedicated along the Hall �3lvd. �s�ontage �or street impxov�ment purposes. , ; 2. That the proposal be subject to site clesign and ar.chitectural � ` review. � :,�' � � ;!'a � , !J: � t -, — ��', . . . . . . .. . .. � . . A,�I . . . . . . � � . . � ; 1 i I . . . .. . . . . . � . ' . � . ..� F a,i � � � � � � . � ' � � � Y,.:..: . . . . . . � ��;::�,: . .. � � � . . . � . .. : � . . . . .... .. � . � . ,. . . � � .� � � . . � . . . . .. . . . . .'�.{`�: �' _. . , . . . . . .. . �� ' . . . .. ... . . . . � . . . . .. . .. .. . . .. .:r;2� "� � . . . . . . .. . ...� .. . , STAFF REPOR7:` AGENDA 5.5 TIGARD PLANNING COMMTSSTON February 21, I978 Fowler Junior High School - Lecture Room 10865 S .`V. Walnut , Tigard, Oregon Uocket : Variance V 1-?8 Request : To vary the sideyard setback rec�uirements in a, M-4 zone (Light Industrial) for a 2. 34 acre parcel . Location: 9540 S .W� Tigard Avenue (Wash. Co . 2S1 2BA, Tax Lot 1000) . Applicant : Greenv'alley Development I . Fin�lings of �'act : 1 . T:he sitE is dESignated on thP NPO #2 Pl.an as Industrial and z�ned M--4, Light Industrial . 2 . Section 18.52.040 of th� Tigard Municipal Code requ.ires that the side;�ard setbac� in a n4-4 zone shall be 20 feet; • except when abutting or across from a residential zor�e, � a side yard setback of 50 feet sha11 be required. 3. The applica.nt is requ�sting zero side yard back along the south line property Iine, so that he may construct an in- dus�rial warehouse o� the premises. 4. Section 18. 76 .010 of the Tigard Municipal Code aut'horizes the Planning Commission •ta gr�.n�� variances �rom the require- mPnts of Tit1.e- 18, wh�re it can be shown tha,t , owing to special and unusu�,l circumstances rela.ted to a speeific � piece of prope.rty, the literal inter�retation of this title '? would cause �.n undue or unriecessary hardship. 5, Section 18,76.02Q o� the Tigard R2urricipal Code states that : ''No variance sha11 be granted by the Plannin� Commission � unless it cail be shown that a11 0:� tY�e following candi�t;ion5 ,'� exist : .,; (1) Exceptional or extraordinary conditions applying to �a the propexty that do not apply g�nera�lly �o other "� proper�ie� in the same zone or vicinity, which con- ��': di�tions are a result of 1ot size or shape, topography `;; or or ather cireumstances ov�r which the applicar�t "' has no control {>; � (2) The variance is' nece�sary for the preser�ration of ,� a �roperty right of the applicant substantially the ! � same as is possessed by owners o� other property in (�y'' the same 2one or vic;inity �-_;� f` _ �`� .r�,. ,, . � � � � �� - � � �� ,. � , ..,..._.,� _.. STAFF REPORT F� AGENDA 5 .5 �,, TIGARD PLANNING COMMTSSION February 21 , 1978 Page 2 ( 3) The authorization of the variance shall mat be materi- ally detrimental to the pu�poses �� this title, be injurious to property in the zone or vicinity in which the property is located or be otherwise detrimental to the obj�ctives of any city development plan or policy (4) The variance requested is th� minimum variance from the provision� and standards of this title which will alleviate th� hardship . " II . Staff Observation� : l . The site is relatively flat . There is currently a vacated house 7_ocated along the Tigard �treet f.rontage. Surround- ing land uses are single farnily homes to the northwss�t , to the ea�t and across S .W. Tigarcl Streei: are the Southern Pacific and Burlington Northern railroad lines, to the s�uth a vacant lot , and to the southwest Fanno Creek. About 4 of the site (the rear southeast�rly portian) lies within the la0 year :flood plain of Fat�no Creek. �� The applicant ha.s deszgned his building so tha�: there is not en.croachment ix�to the f load plain area. 2 . The .zero side yard se�back being propc�sed abuts an undeveloped parcel to the southeast . ThP applicaizt has chosento apply for a variance along this aideyard as opposed to the north ! sideyard to help �rotect anci preserve the property rights ; of the single f�.mily units to the nox�h. a ! , 3. Two sanitary se�ver easements are located in the southern � po�^tion of thP site. Tt appears from the site plan as � submitted that encroachrrrent af the building into the ease- ' m�nt area has taken place. ? S 4 . S .W. Tzgard Street i.s desi�nated as a collector on the � NPO #2 P7.a,n requi.ring 60 feet o�f right-o�-way; there is f� currently 40 f�et . Therefore, an additional 10 feet o� � dedication would be necessary. 'p, 5. Historically, land use along S .W. Tigard Street was, es- ; sentiall residential in nature. Lots were subdivided ta 1 Y , . . I, accommodate the special needs of sin,gle .family resldents. ; Today this are�. is experiencing a transii;ion from residential '� to industrial uses, but the lotting pattern is not apprc�priate ; � to inc�ustx•ia1 develo.pment . , �' 6 . Sta:ff c�ue�tions the developers decision to locate the buildin� on the soutl� prope�ty line. Puttin� the btzilding ; on �h� north property line actually appears to pe a peticei- utilization of this anc� adjoining parc:els. � STAFF REPORT AGENDA 5.5 ��3 TIGARD PLANNING COMMISSION February 21; �978 Page 3 i Two of the three pa,r�Pls to the north have recently bePn , sold, and i� these new property owners find it to their � advantage to have the proposed building located on the � northern property line; this may th�n aliow �or an inte- { gratec� project when those parcels develoY� as indizstrial ?; uses in the future. In f�:ct, the recent puxchasers may � have short-range developmen� intentions . � �. �; IV. S�taff Recommen'dation; �� 1; Staff recommends approval with the following conditians: i� �; 1 . 10 feet of right-of-way be dedicated alor�g th.e S .W, Tigard '` Street frontage for street improvement pu�rpases . ;� G,, 2 . That the applicant file with the City Recorder an. agree- ment nat to remonstrance against the formation o� a local improvement district for stxeet improvements. ,, � �. That a zero sideyard setback be allowed on either side ;; o.f the property . However, i� the directly abuttin� property '� owners along the north propexty line �bject to the zer.o ;'.� �' setback, then the building would onl be e�mitted on , Y F �khe soutk� prop,erty line. ''y� � �yl ( 4I i ;1 ! •. t�.,ll li F'. . . . ' . . . � . , . . � . . . . . . . . , . . . . . . � � . . . . . : .. � .. . � �ki � .. . . . . � . . . . � � t:},;i . . . . � . . . . .. . . . . .. . . . . . . . . . . . i`PI . . . . � . . . .. . . . . . . .. . .. . � � . � . � . . . � . . . ,. � . . � t . . . . . . . . . . .�. . � . . � . . . � . . . � . . . 4 Ir�� . . . . . . �� +. � . � . . . . . . . . � .. . , � . . � �' y. �n, . . . . . .. . . . . . . . .h",i �. . . . � . � . . . .t ' .. . � . � � . . . . . .. . . ..Sx;},� . . . . . . . ,. �� ? } ; � . . . .. . _ .. . . i tv . .. .. � � � . (}.� 4 � L_3� ti . . .. � . � . e._�� . �� -' �.�i' ��. ' — — _ �',� R�YrJY+an'�r+i.��w�nW.��u.i� . :ri �.�.. ,.: �... ._�,. .. ai�y,�� ..`.nw.v.vw.-u�.::V... _:e.�...a .,....i.r....�,.,,..f...s- a .r. «.....xu+.a� �..f_ w _ �J . PUBLIC NOTICF TIGARA PL.ANtVING COMMISS:�ON � . February 21, 1978 - 7:3U P.M. s- Fowler Junior High School - Lecte�re Room , ^ 1Q8'65 S.W. Walnut Street � Tigard, Oregon , ,.. . . ��'''..�Y. 5 1. 4, 5. Public Hearin�s ' 5.1 - COMPREHENSIVE PLAN AMEND�SENT CPA 1-78 (Rembold/Bish�p) NPU 3 A xequest by Rembold/Fiushop Propex�ies to amend the Nei�hborY�oad Plan.-- nin r nization 3 P1an as it is a lied to a 7.£3 acre arcel at 0 a 4k P P g � P S.W. Park and S.Wa Watkirxs west of S.W. Pacific Highway to change it from Comm�rcial Professional to Retai..l. Cammercial (Wash. Ca. 'I'ax Maps 2S1 2CB, `rax Lot 1800, 2S1 2CC, Tax Lat l00, 2S13DA , th� easterrt poxtion of '�ax Lat 4700). 5.2 20NE CHANGE ZC 1-7$ (Rembold/Bishop) NPO 3 A �r�quest by Rembold/Bishop Properties for a Retail Camrnerc�.a1/Commer- cial Professioxial Planned Developmen.t and a 2one I�ap �mendment from C3 to C3P� on a 7.8 acre parcel at S.W. Park and S.�d. Watici2zs west of �� S.W. Pacific Highway (Wash. Co. Tax Maps 2S1 2CB, Tax Lot 18Q0, 251 2GC,. Tax Lot 700, 2S1 3DA, the eas�.ern portion a£ Tax Lot 4700). � 5.3 CONDTTIONAL USE PEI2i�IXT CU 1�78 (Larry Hinton) NPO 3 A request by Larry Hinton for a Coxzditional. IJse Permit to opexat� a wedding consultailt business for a .fi acre Farc�l at 53765 S.Wo 1'acif.ic Highway (Wash. Co. Tax Map 2S1 3DD, Tax Lot 700). '�� ii 5.4 CONDITIONAI, USE PERMIT CU 2-78 (I3alph Appleman) NP0 1 �i A. request by Ralph Appleman, f'ox a Conditional. Use Permit ko operate an. � Architectural Of£ice on a .29 aare p�rcel at 12555 S.W. Ha11 Blvd. ` (Wash. Co. T�x Map 7.51 2ADy Tax Lot 300). + - ` ? " 5.5 VARIANCE V 1-78 (Green Va11ey Developmen.t) NPO 2 i A variance request by Green Va11e}T D�velopment to vary the side yard i setback rec�uirements in a M�+ zone for a 2.34 acre parcel at 9540 SW Ti�ard � Ave. (Wash. Ca. Tax Map ZS1 2BA, Tax Lot 1000): ' '��: A11 persons having an interest in the hearing, matter are invited to appear at�d submit oral and written testimc�ny or submit written testimony in advance oE " the meeting. P�ih1;�l�_ TT. FP:hri�a_r_�r._ R. 1_��_F�__ - �