Planning Commission Packet - 06/08/1982 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PLEASE NOTE: The original paper record has been archived and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.
May 25� 1952
TIGARD PLANNING COMMISSION
June 8, 1982 -- 7;30 p.m.
Fowler Junior High -- Lecture Room
10865 SW Walnut, Ti,gard, Oregon
AGENDA
1. Open Meetir�g
2. Rol'1- Call
3. Approval of minutes f�om previovs meeting
4. 1'lanning Commissiori commurlications
5. PUBLIC HE,ARINGS;
5.1 PD 1-82 Periterra Corporation NPO �k7 (POSTPONED) ;
;
5.2 CPR 1-82 Reiling NPO ��l
zC g-82
5.3 GPR 2=82 Mulligan NPO ��3
ZG 6-82
5.4 MLP 23-81 Sturgis NPO ��l
6. Other Business
7. Adjournment
T I G A R D P L A N N I N G G � M M I S S I 0 'N
REGULAR MEETING -- JUNE 8, 1982
1. President Tepedino called the meeting to order at 7:3'O P.M, The meet�:ng
was held at Fowler Junior High School, 10865 S.Wo Walnut Street, Tigard,
Oregon.
2. ROLL CALL - Present: Presiden:t Frank Tepedino; Commissione'rs Don Moen, -
Geraldine Kolleas, Richard Helmer, Bonnie Oweils, and Roy
Bonn. Absentc �].ifford Speaker (excused), Susan Herron
{excused) and Mark Christen.
STAFF': Planning �irec�or Frank Currie; Associate Planner Elizabeth
Newton; Support Services, Patt Martin; and City L�ttorney, Ken
Elliott.
3. The minutes of the Ma}� 18, 19:82 Special Meeting/Study Session were con-
sidered. Commissioner Moen revised his comment on Page 3. Comm�ssioner
Bonn move�; and Commi�ssioi7er Yielmer s�conded, f�r a�proval of the minutes
as modified. Motion approved by unanimotcs vote of Commission �present.
4. COAIl�tISSfiON COMMITI3ICATIO'I3 - Nane at the pres�nt time.
�
II5. PUBLIC HEARTNGS
• President `Pepc�dino opened the I'uhlic Aearing by reading the usual �i
I �tatem�nt nf authorit}� for the proced�ur.e to be �ollow�ed in the
� meetimg.
5.1 Y�,ANi�ED DEVELOPMENT Pl7 1-82 Penterra Coxporation NPO ��7
• (P(3�TP(3NED)
5.2 COMPEtEHENSZVE PLAN REVISION CPlt 1-82 Reiling NPO ��1
ZObTE CHANGE ZC 9-82 . -- —
A. request by Marie Reiling for a r.�visi�►n of the City nf T�gard's
Codn.prehensive Plaz� map fr.om m�alti-family to Mai�. Street Com�mPrcia�.
an3 for a zone change from A-12 to C-3 0� groperty located at 126b5
SW Hall B].vd. (Washington C�unty Tax Map 2S1 2AD, tax lots 700 &
800)
(a) PUBLIQ HEARING pI'ENEA
s NP0 Comment s The members of IdPO ��1 had no problem wi th the change
in zoning since th3s is part of the urban renewal area.
• ,A�sociate Planner Newton made staff's recommendation that the Plan-
ning Commission approve Ghe praposed request based on staff's
analysis and a11 appli�cable planning policiez�.
m Applicant's Presentation - Allan Paterson, 11605 SW Manzani�a,
Tigard, Oregon spoke as the representative for Marie Reiling. He
stated the area was originally zone� as multi-family. The plan was
for plots to be combined to form large plots for multiple family
residenres. This has not happened. Apartments were built and sma11
residences are still there. The luts have not been combined so they
are still too small for multiple family structures. With the down-
town urban renewal process going on in the area, he felt this zone
change was appropriate.
(b) PUBLIC TESTIMONY
• E+red A. Anderson, attorney for Marie Reiling, spoke in favor of the
zone change. He stated the staff recommended it and he had not
heard anyone oppose it.
• Ga�cy DeFrang, Lawyer, spokP far B3.11 & Peggy G�etze who own tax lot
600 nGxt to the subject areae Mr. & Mrs. Goetze oppose t:he zone
change because they do nnt want to suffer the �ossible adverse con-
sequences of eommercial zoning. It is presently designated multi-
family and has developed as multi-f.amily raith apari:m�nts in the area.
He felt that since LCDC recommends higheF density in some areas,
thi� zonin� should be left as muZti-family. Al.so lYPO 4�1 onlq heard
from Mrs. 1Zeiling and not frnm Mr. & Mrso Goe�ze sa they did not
oppose the zone ch�ngP.
(c) CROSS EXt�MINATION ?�ND itEI3UT'�AL
• Staff stated Mr. Goetze had come into the office previously and did
not oppose the zone change but also did not say h� was for it.
• Mrs. Reiling stated the Real Estate business has been there fox at
Ieast 10 yeax°5 on the property to be rezonedo
PUBLIC HEAItING CLOSEll
(d) COMMISSTON UTSCUSSION AND ACT.ION
e All Comm3ssioners felt the zone should be changed from .4-12 to C-3
s3nce the area has already been commercially used. They felt the
downtown commercial area is expanding towards that area.
• Commissioner Owens moved, and �ommissioner Kolleas seconded, for
approval of a zone change from A-12 to C-3 on the property locat�d
at 126b5 SW Hall Blvd. (Washington County Tax Map 2S1 2AD, tax lcats
700 & 80a) based on staff's findings witk� the 2 conditi.ons.
M�ti�n approved by unanimous v�te �f Commission present.
PAGE 2 - PLANN'ING COMM75SION MINUTES - JUIVE 8, 1982
5.3 COMPREHENSIVE PLAN REVISION CPR 2-$2 Milligan NPO 4�3
ZONE CHANGE ZC 5-82
A request by Dick Milligari for a Comprehensive Plan Revision from
Urban Medium Density residential to Com.mecial Residential and a Zone
Change from C-3 (General Commercial) to �-4 (Residential Commercial)
for �he site.
(a) PUBLIC HEARING OPENED
• NPO Comment - The NPO 4�3 members recommended that the site be zoned
C-4 (Residential Commercial).
o Associate Planner Newton made staff's recommendation that the plan-
ning Commission recomm�nd to th� Citq Couucil that the Camprehensiee
F1�� designation be �ti��ged fr.om Urban Medium Density resi3ential to
Get�eral �omme�cial, and th�t the z�ne ���3 {�en�ral Commercial) be
retained based on staff's analysis and surrounding land uses.
r App13.�ant's Presentation - Dick Milligan, 15933 SW Biall Mountain
Road, Tigard, Oregon wanzs to purchase the prnperty at 99b0 SW
Walnut, Tigard from James Moellman and Mary Ann Banky to establi�h
an antique business . He stated next to th�s property is a Circle K
store and two service stations. FIe thought the zoning was A-12
(Mu1ti-family) anfl xiot C-3e In going to an NPO ��� meeting and after
discussion, they felt the best zoning would be C-4 (Residential
Commercial). Hawever, since it is C-3 he is satisfied with the
xoning as is.
(b) PUBLIC TESTIMONY
s Ryan 0'Brien, 140 NE 3r� Ave., Hillsboro, represe�ting Dick
Milligan, stated they would agree with leaving the zoning as C-3
with the except3on of condition ��2. (Dedication of additi.onal 10
feet the widt� of the sub�ect property.) He felt the dedication
should be made at the time of occup��cy. He stated the house wo�ld
be pre�erved on the property and the anti�ue business �ould be com-
patible with �he surrounding area.
• There was na opposition.
(c) CROSS EXAMINATION AND REBUTT�L
• Planning Director stated he had no Qb�ections to dedicating the
property and filing Gity £orms at the time of occ.upancy but stated
the words 'prior to occupancy' should be in condition ��2.
PU]BLIC HEARING CLOSFD
(dj COMMISSION DISCtJSSION AND ACTIDN
• Commissianers Helmera Kolleas, Bonn, Owens, and Prea�.dent Tepedino
agreed the dedication sitc�uld be filed �rior to occupancy.
�AGE 3 - PLANNZNG GOMMISSION 2�I�IUTES -- JUNE 8, 1982
�
r Commissioner Moen agxeed if the house is re�ained.
• Commissioner IColleas moved, , and Commissioner Moen seconded, to
recommend to the City Council that the, Comprehensive Plan desig-
nation be changed from Urban Medium Density residential to General
Commercial and that the zone C�-3 (General Commercial) be retained
with the three (3) condition�e Condition 4�2 should be changed to
read; "The applicant/o�:mer shall dedicate an addtional 10 feet of
width of the sub�ect property prior to occupancy. Such dedication
shall be completed on City forms."
Motion app:roved by unanimaus vote of Commission present.
S.4 MINOR I.ANLI PAf.2TITI0id MLP`_23-81 NP0 �i�l
An app�al 'uy NPO ��1 �o� the P�.anriing I2i�rector's aproval of a minar
land partitic�ii to parti�ion 4.8 acres, zon��l A-70/80 multi-family
home for the aged into 3 lots; 4�0 acres, .3 acres and .5 acres
respec�ively ox� property located at i3055 SW Ha11 Blvd. (Washington
County Tax Map 2S1 ?_Dl�, lot 400) �'his item was contiiiued �rom the
May 4, 19$2 Planning Commission meeting. '
(a) PUBLIC HEATtING OPENEA
• t�PO Comment - Ido repo�t. It was stated that zhe rep�ort wss �iv��a at
the May 4, 1982 Planning Commis�i�n meei�ng.
� Associat�e Planna�r Newton read the memo t�►at was present�d to the
Planning Commission. Staff ha� attem�ted ta reeonstruct the d�.s-
cussion and action that was taken by the development standards for
the A 70/8D zon:e,
a A�plicant's Presentation °- nick 5turgi�y representing his father and
ffiother, stated the whole ini�ial eoncept was tr, have the canveni�nce
store ao the �lderly wouia be able to walk to t�e �tar.� not drive.
According to the p1an, the convenience store wi11 be coz�nected to
the residence with a cavered w�.11cway. Ii� st�ted the ce�ly ob�ection
h�ard from the NPO 3.� the saf�ty factor. klfth �he covere�3 waZicway,
the saf
et fac�or �hould be
y g�i�ea.
�b) PUBLIC TESTIMUNY
• There was no o�pposition.
(c) CROSS EXAMI�TATION & ItN;BUTTAI.
q Gommissio�ner Hf�lmer questioned if the �esidence or store woulei be
built first. He f elt the store should 1�e internally built and the
peaple could support it aa.one�
I'AGE 4 � PLAIdNING GC➢Ml�1ZSSTON 1�T�UTES - .TCI.IdE 8, 1982
:
i _ _ �.... _�_ -.-__ �
• Sturgis stated the residence would be built first because t�e store
could not survive without the support of the people living in the
residence as well as the �;eneral public.
S
• Commissioner Moen felt ttze Froperty should not be split and the pro-
�ect should be built in one phase.
• There was lengthy discussion on whether the c�nvenience store should
be built separa�elyr accessible to the public, or for tenants only
and also where it should be built (towards the back of the develop-
ment or the front). Most Commissioners felt the stare needed public
support to exist.
e Pr�sident Tepeilino suggested on� of thr.ee things.
1. Recommend a modification of the ardinance to the City Council.
2. Send the entire matt�r to the City Council.
� 3. Approve the MLP as the intent is stated in the ordinance.
PITBLYC HEA1tING GLOSED
�d) COMMISSION D�SCUSS'ION A1�TD ACTION
• Pzesicient Tepedino asked for ataff's suggestions or feelings.
s Planning Director feTt the foll�wing thre� proposal� were consistant.
_ livin unit.
10 Enclosed �aith the main g
2. Constructec� internally for the use of the residents of the
I� complex.
3. Locat�d within the re�idential structur�.
He st�ted con89.ti�n 4�3 �hould read "The convenience store shall be
constru�ted to connect to ehe build3.ng in which the living units are
located. Said construct�on sha11 be as a common wall along ttze lot
line." This statemPn� would be consistant with the progosal.
r Co�missioner Bonn move�i, and Commissioner IColleas secondeci, for
approval af the miraar lanci partition (MT,P 21-$1) with seven
conditions. Condition ��3 changed to read "°The conv�ni�nce stare
sha12. be constructed to c�nnect to the iauilding in wni.ch tk�e �.iv�ng
units are located. Said constructfon shall be as a common wall
alo�� the Lot line."
Motian approved by 6°1 ma�ority vote of Commi�s3on present,
Gommi�sioner Helmer voting nay.
PAGE 5 - YLANNING COMMISSION MINCJTES - JUNE 8� 1982
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6. OTH�R BUSINESS
i
Staff reminded the Plan.ning Comission of the June 22, 1982 meeting. '
Commiss3oner Helmer a�ked ab�sut the progress of the Comprehensive Plan
Review. Statf stated a 1ot of woxk has been put into it. Now it has to
be put together. It will be presented to the Planning Commission to act
on in the future.
7, Meeting ad�ournedz 9:20 P.M,
�
Patt I�artin, Pcretary
�
',,
�l
A s�r:
y !:
Fr�n epedfino, Pla��ixag �o�nmission President
PA.GE 6 - PLANNING COMMISSION MINUTES - JTJNIE 8; 1982
► _ -=-- - _
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�i�:�an HA�rox�.�Y�G�_ M
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QCi[:kiT;a_� �VJ�I1a 4''
� Roy Bonn ��✓�
,
May 25, 1982
TIGARD PLANNING COMMISSION
June 8, 1982 -- 7�30 p,m.
Fowler Junior High -- Lecture Room
10865 SW Walnut Street, Tigard, dregon !i
PUBLIC AEARINGSr
5.1 PLANNED DEVELOPMENT PD 1-82 NP0 ��7 (POSTPONED)
A request by Penterra Gorporation for a preliminary plan review fo allow
construction �f' 71 single family detached t?nits on a net buildable 6.82
aeres in an A-12 multi-family zone. The property is located directly west
of 130th �venue and ap�ror.imai;ely 1,000 feet south of Scholls Ferry Road.
(Washington 'County Tax Map l�l 33D, tax lot 200)
5.2 COMPREHENSIVE PLAN REUZSION CPR 1-82 NPO ��l
A request by Marie Re:i'ling for a revision to the City of Tigard;'s Cam�
prehensive Plan map from multi-f�mily to Main Str�et Commercial and for a
zone change from A-12 to G-3M ox� property located at 12665 SW Hall B1vd.
(Washington County Ta�c Map 2Sl �AD, tax lots 700 & 80�)
5.3 COMPREHENSIVE PLAN REVISION CPR 2-82 NPO �'�3
ZONF CHANGE Z(; 6-82
—
A request by Uick Mulls.gan for a Comprehensive Plan Revisian from multi-
f'amil t� nei
Y ghborhood cammerci
a1 0
n ro
er
p t located
P Y at 9960 SW Walnut at�d
a reques� for a zone chan �e .from A-12 t
g o C-4 on the
ton County Tax Map 2S1 12}�U9 tax lot 2200) same property. (W�shing-
5.4 MINOR LAND PARTI7'ION MLP 7_3-81 NPO ��l
l�n appeal by Nr'0 �F1 of the Planrzing Director's approval of a minor land
parti,ti�n to �artition 4.8 acres, zoned A-70/80 multi-family home for the
aged int� 3 i.ots; 4.0 acres, �3 acrPS and ,5 acres respectively on pro ert
� located at 13055 SW Ha:11 Blvci. (Washingtor� County Tax Map 2'S1 2DA, lot 400}
This item w�n continued from the May 4, 1982 Planning Commission meetin�v
I
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IGARD PLANNING COMMISSION SxGN UP SHEET
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NQ�TCE: AL� P�'RSOI�75 DE5IRING T0 SPEAK ON ANY ITEM r1UST 5IG1�1 TFIETP, 1VAbIE
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STAFF REPOR7'
AGENDA ITEM 5.2
TIGARD PLANNING CON3MISSTON
,7UNE 8, 1982
FOW�,ER 3UNIOR HIGH - LECTURE ROOM
10865 S:W. WALNUT, TIGARD, OR
.Tune 2, 1982
A. FACTS
1. �eneral Inforcaation:
Gasec �PRwl^�2 (Co�pretnesisive F1an 12evislon) 1dPGt 4�1
Z�-9-$2 (�one Chan�e)
Request: 1'he applicant i� requesting a Comprehensive Plan
Revision and a Zone Change from Urban Medium Density
(Zone A-12 Multiple Family) to Commercial Retail (Zone
C-3 Gener�l Comraercial). (Attach "A")
;
Recaia�mendation: Based on staff's analysis and ail applicable
planning pnlic�.es, staff recommelzc�s thaC the
Planning Commission apprnve the proposed
request.
ApplieanC: Marie Reiling Owner: same
14850 S.Wm 92nd Ave.
Tigard, Uregan 97223
Location: The sub,�ect properties are lacated o�► the
nnrtheart corr►er of S.W. ComBeercial Street and S.W.
Hall Boulevard. (�ashington County Asaessor Map ��
2S-1-2AD, Tax T:�ots 7Q0 & 800) (Attach "'B"}
Lot Area: Tax L+�t 700 - .15 acres
Tax LQt 800 - .20 acr��s
Present Zoning Designation: ��12 (Multiple Family�
Public Notices: Seven (7) noti.ces were s�nt. No written
commenta had been receiv�ed when this report was
written.
NPQ Comment: Member� o� NPO �F1 reviewed the prop�nsal and
recommended approval of their requ�est.
2, Backgrounds
There have been no previous actlons ta�sen on these sitese
3. Vicini,ty Information:
The areas to the northwest and nor�heas� a�f the site have been
developed for multiple famil.y uses and zhey are z�ned A-12
(Multiple Family).
_ _
�
i
STAFF REPORT �I
i
CPR-1-82 & ZC-9-82
Page 2
The areas to the southeast across Hall Blvd. have beei7 developed
for light industrial uses and is zoned M-3 (Light Industrial).
The areas to the southwest of the site have been developed for a
variety of commercial and industrial uses and the areas are
zoned C-3 (General Commercial), M-3 (Light Industrial) and M-4
tznausr���i Park).
4. Site Information:
Presently, there is one structure on each lot. Each structure
is residential in character.
B. APPL7CABLE GOALS AND POLICIES
1. LCDC Goals and Guidelines:
a. Citizen Involvement: Goal �fl - The intent �f this goal is
to insrire the opportunity of citizen 3aput to the planning
processa In the case of this application, all property owners
of xecords within 250-feEt of the �ite ha�e been notified bq
U.S, mail of ti�e dates time and place of this hearing on this
application an�i any interested parties wil be heard. In
additionA Neighbonc��o3 Flanning Organization Number 1 (NPO �fl)
has been notiff�d of this application.
b. Land Use Planning: Goal �i�2 � The intent: of this goal is to
establ3sh a planning process and palicy fr�amework to assure an
adequ�te factual basis for al]. �and use deci�ions. In the case
of this agplication, all applicable LCDC goals and guidelines,
NPO ��1 policie� and Tig�rd Municipal Cocie section� have been
cunsidered in review of t�xis application.
c. Housing: Goal ��10 - It is the intent of zhis goal to
provide for the honsing; ne�eda of the citizens �f Tigard.
Curr�ntly� th�e two progerties are z�ned A-12 (Multiple Family)
and are .35 acres (15,246 square feet) in area. In accarda�ce
wi�h the zoning ardinances, only 4 dwelling units couYd be i
placed on tkxis site, To acquire 4 un�ts, the following
alternatives could be useda 1) divide the existing structures
into 4 dwellig uiiits; 2) add on 2 units; or 3) tear down the
existing structures and build a 4-plex. Conceivably, all three
of these alternatives could be accomplished in order to grovide
additional housing in the Tigard area. However, staff questions
whether th3s $ite is an appropria�e site far �.ower density
housing given the surrounc�ing land uses and the potentia3. rents
tha� could be generated fram such housing. Th� feasibility of
hou�ing in this area wfll be further discussed in later sections.
_ ;
STAF'F REPORT
CPR-1-82' & ZC-9-82
Page 3
` d. Public facilities and services: Goal 4�11 - It is the intent
of this goal to provide adequate services to an area in a timely
and cost effective manner. All of the needed public facilities
and services are available to the site.
e. Transportation: Goal 4�12 - It is the intent of this goal to
pro�ide a safe, convenient and economic transportation system.
Currently, the s�tes front on S.W. Commer,eial and Tax Lot 700
re Cotal
I
also fronts on S.W. Hall. Neither of these str�ets a y
to Cit standards. B on further develo ment o
f the
I im roved P
P Y
P
si.tes street improvements, the City standards would have to be
campleted. These improvem�nts would not be conditioned to thi.s
applica�io�.
�
In additiony neither of the loks will access directlq onto S.W.
I�all wtiich is a ma3or colYeetor street.
I 2. NPO ��l Policie�:
a. Urban-Medium Densi�y Residential
P(JLICY 13; Site plans wil� provide for �dequate op�n space to
(a)protect ad�acent properties, and (b) provide ample yard space
for. residents and play �pace f�r youngsters.
PnLICY 14: Apartments should be located to produce an optimum
13:ving �nvironment for the oecupants� Development criteria
shauld include:
1) BuffEring by me�ns of landscaping, fencing and distance
€ram �ommercial areas and major traff3a car�iers much as
Pa.cific Highway and Hall Boulevard.
2) On site rPC.reati.on �pa�ce as •aell as pedestri.an and
bicycZe acce�s to parks, schools and canven3en�e shc�pping.
3) The siting of buil_dings to minimize the visual effects
of par�Cing areas and ta :Lnc:rease the ava�lability of privacy.
After revie�aix�g these policies and the sub�ec� site, sGaff does
not believe that adequate and safe open space could be pro�rided
on the site.
The Tigard Urhr�n Revitalization Plan indicates that the ei:own�own
area (see attachment "C") should all be designated as one zone,
and that this zone should provide a variety of cammerctal,
office and high density residential uses. The sub�ect sites are
within the area. Staff believes that the resident�al areas
should be oriented towards the greenway and open space and away
from the exist3ng industrial uses surzaunding the arPa to the
east.
STAF'�' REPORT
CPR-1-$2 & ZC-9-82
Page 4
C. TIGARD MUNICIPAL CODE
1. Section 18.59 Site Uesign Review
Any site r.elated issues, e.g. parking, landscaping, access, etc<
will be diLsc�:ssed on a staff ievel during the site design re�eiw
process, if future development occurs on the site.
CONCLU'SIO-I�
The propased Compre�ensive P1an Revision and Zone Ckiange request comp]:y
with all of the applicable planning policies.
�ONDIxIONS
1. '1"he apglicant/owner shall apply fnx a Site Design Review prior to
�t�e iss�ra�nc� n� any permi�s on, the �ite.
2. The appl:icants/own�rs shall sign ai� agreement not to reffianstrate
against the futu�e local improvem�nt d`istrici�s.
��
� `
' .sr-- .
Prepaxed tay �PProved b`�'"'�
J remy : Couraolle Fxank A. Curr e
A soci.ate Planner Dlanning Director
�
,----=--
-- ---- -_. -
= - �
� i;�k._. ._..
r
Mari� Reili.nct ComprPhensij�e P1an Revision & Zone Chan�e, A_-12 �o C-3M
WRITTEN NARRATIVE:
The suhj�ct properties are on �he corner of Southwest Cammercial Street
and Hall Bl.v�da , in Tigard, presentl.y zoned A-12 , I�ultifamily Residen-
tia:l. When the c'omprehensiv� plan was originally ado�ted in October 1971, ;
the subject land was designated cpmmercial industrial. Suhsequently,
through the Neiqhbarhood Planning drganization (NPO #1) process , zaning
for the imrnediate are� bounded by Scoftins, Hall and Commerrial was
zoned multifamily as being the most apprnpriate planning designation
f or the area as it was developing.
If the suk>jeCt A-2 zoning area hac� develnperi logical_ly and P's.ottac��
had ne�r� �mplc�yed, (ie o l.arc�er pa.rcels bU:ya.r.g up smaller or�es r con�r�l-
idating �:Y2� :ahole a.rea ta facilita�e rc�,mag�ni.c�u� developmen� ��f a sinqle
use at on� �time� t�her� tYee p3an would havp been imp�en►en#�ed as s.n�encier�.
r.�
In planr►inq and zaning� however, what is desired daes n�t always work
out for various reasons. In th�.s particular case, a commercial use
was in �roc�ss th�t was nan-coiz�orming, but econamically �r.ofitable.
pnL subject property on i:he corn�r of Hall and Cammercial, was and has
been functioninc� as a real estat� affi.c� for many yEars (a rorttmercial
use a.rz a multifamil� zane) , with grandfather rights to contini�� to op-
era:te until very recentl��r. Because of the �conomically pro�itable sit-
uatior� and use that existed whil.e the surrounding land was being de`re1-
o�ed in apartm�nts , dev�l�pment th?^ouqh plottaqe and/o.r consolidation
was not practica�:frly irnpl.emE�nted. Today�, the non-conga.�ming use has been
discantinu�d, however, the cc�rner propert,y is too smal]. to dev�lc�pe
unaer the A-12 designa.�a.:�n. Only o��e unit would be a11.�wed which i.�
all that is preseni�ly th�re in the form of an older single f.amily res-
idence conv�rted to a real estate sales offic�.
1� similar situation exists regardin•g the adjoin�.rtg parcel. Tax Lot 800
to the immedia�e Nc�rtYiwes� present'ly has a sma11 residence on it, bu�
with an approved commercial r.onditiorial use thereqn. This pr_op�rty is
owned and operated by John M. KatY?er as a commercial busin�ss anci he
joins in .�ec�u�sting this subje�} change to legitimaze his present
conditional use.
Assesaed �values on the subject p.�c�perties should �o� vary too much with I
the requested comprehAnsive plan cYaange and zon� chaz�<�e. l�,s a matter
of as�e�sment, the lanci values al�eady ��flect �ommercial use and no�
multi��.rsiily an the tw� small �.>ro�er�ies . B�th �arce�.s tatal .20 and
„�,5 �r .35 acres in all. No real praper�.y tax har�iship 5ho�l.d th�re-
fore be appa�er�t ta any o� the �a.�a�erty awners in t�.e f�rs�eable futu�e
beyon.ci pr�sent assessed values.
NPO#1 has ��cenuly reviewed this propo�al, Apri7. 7, 1982, and ��cc�m-
mendPa conve��ion to cammercial use as �etitian�d. Also, tl�� Down�Lown
Revital�.zation P�an/Summary Repart, suppor�s commercial d�velopment in
this area, especiall.y where it is not p.ra�tica� to f��1fi.11 the m�alta.-
fair�ily requirement in the urbar� renewal designated are�iv
����
��
� y
�ty
'� ::
S. _.
POINTS :
1. A pot�ntial purchaser of the corner desires the property for
location and opEration of a commercial building inspection and
testing service. Carlson Testing, Tnc. (�nstrument, scientific and/ar
professional.) has b�en in business in tY►is area si.nce 1972 tes�t:ing
buildinc� mat�rials, concrete sampling arid testing, soil testing,
const.�uctian job inspection, reporting., record kPeFing, etc. and
desires to own aind operate its own laborato,ry.
2 . The proposed use is commercial �nd wauld campliment the present
comprehensive plan in that laa�d acrass Gommercial Street to the
Southwest is zoned C-3, the same as that requested, and comp�tib7.e
wi.th Liqht Industrial, M-3, across Hall Blvc�4 to the Southeast.
Z'k�e k�alarace af the ad j acent properties ta the Northwest and North-
east a�e fully d�veloped in multi£amily apartments as zoned A-2 and/
or A-1;2, �xcept gor tY�� Willi�m Ce Gostze residence �n Tax Lot 600
bekaind and of� .H�11 Blvd.
3. C�mmunity need i.s best served if the property is gainfully
employed in a commercial use as has been the case in the past on].y
as a non-conforming use. The subject prop�rty can not be develaped
as praser.�ly �oned mul�i�amily w9_th only a tota� square foatage of
6,645 and located on a �o�rner w�th ext�nsiv� 30 faot setbacks re-
quired on bo�h streets. The sam� is t.�u� .far the ad�acent prc�perty
al.onc� �omme�c�al S�;reet.
4. Ther.e would be no change in en�Ti.ronm�ntal , economic or sr�cial
condition:s ar cYaanqes in public s�rvices , access or any oth�r aspects
of community developmen�: �.hat wauld directly affect the subject sites.
5. The pr�posed loca-�ion is id�al �nd the structure em�.nentl� suitabl.A
far a small �es�ing l�b �ngag�ci in commercial buil�ing ins��ction and
testing. The p��n�ium rega.rdinc� the suk�jec� p�operty is that it a.s fihe
anly known sm�ll pa.�cel located n�a� the c:�n��.r af business and/or
commerc�_a1 acta.va.�� w�th good ac�ess �ar �.ts customers with a suitable
structure already k�uilt thereon. Furthermore, tkte company t�as b�en a.n
business a.n this area since 1972 �.nd desires �o st�y in the Southwest
a���;. Traffi.c g�neration is a minimum with this type opera�ion with
the com an own.in two veha.cl.es. Present arkin and in ress and
A Y � 1� 9 9'
ec�ress �.re mor� than edPquate to m��t aIl bu�in�ss and customer raeec�s a
6. The impa�t of the proposed use will no� e.ffect �,itY�e.r adjacent
sites or occu�ants any differ�ntl.y than past uses irx the n�ighbo��aood.
7. There vai1.1 be no change in x�equirements af public sex�vices beyarad ��
tho�� �ha� p�es�n�ly exi.s�:. ,
Respect�ully submitted: :� •!�`
Xf � w tti ��` .. ,� . .
� , �C� �-��-�-,--..�..
ar � Reilin Owner Sell �r � Tax L�t 700 �7\: ���° A...�.�
/ ' A lan Paterson
Dauc�].a� W. L�ach--i3uyer/ er C;o,ntact �ersan
Johr� I�f. K:�th�,�-Owz��r/Us�r = Tax Lot 800
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STAFF LtEP0I2T
AGENDA ITEM: 5.3 '
TIGARD PLANNII�G COZIlrlISSION
JUNE $, 19Ei2 - 7:30 P.M.
FOWLER JUNTOR HIGH
10865 S.W. WALNUT, TIGARD, OREG�'N
,Tune 1, 1982
A. FACTS
1. General Information: ,
Case: CPR-2-82 (Comprehensive Plan Revision) I�PO ��3
ZC-6-8'L (Za:ne Chang�) ��
Request; The appl.icant is requesting the Comprehensiv�e Plan
Revision 'from Urban Medium Denisty to residential to
Commprical Residential and a Zone Change from G-3 (General
Commerc�al) to C-4 (Residential Commereial) �or the sit�.
�. .�
Attach A
I
� )
Recommend�tion; Based on staff's analysis and suxroundin� land uses,
staff recomffiend's tha;t the Planniag Commissian
recamm�nci Lo �txe City Council tYtat the Gompr�henr�ive
Plan designatimn be changed from Urban Medium Density
res9.d�n.�ia1 to General Gamncercial , �nci th�t tlie zone
�
G-3 (General Commercial) be retained.
Applicant: Dick Mulligan
159.33 SeW. Bull Mountain Raad
Ti�ard, Oregon 97223
Owner: James Maellffian
Mary Ann Banky
12570 S.W. �rooksid�
Tigard, Oregon 97223
L�ocation: The sub�ect site is generally located on the w�est side of
S.W. Wal:�ut Street, �ust nnrth of Pacific Highway.
Washington. Caunty A.ssegsor Map ��25-1-1BD, Tax La�t 2200.
(Attach "B")
Lot Area: Approximately 9,5$3 �quare �eet.
Present Comprehensive Plan Designation: Urban Mec�ium llensity
Resident3.a1
Presen.k Zon�:ng DesignaCion: C-3 (General Commercial)
NPO Co�►m�nt: The NP0 4�3 members returned the request and str�ted that
they would recommend that the site be zoned G-#
�Residential Gomwerci�l). (See A�tt�ch "C"j
Public Notices Mailedr Seventeen (17} notices were mailed. No
comments had been received at the wariting o�
thts repart.
STAFF REPORT
�PR-2-82 & ZC-6-82
Page 2
2, Background
There have been not previous actions concerning this site.
3. Vicinity Informatior_
The surrounding land uses are as fo�lows:
7Che areas to t�e northeast, na�th and s�ur.�.�aest of th� sitp have been
c�evel.oped for single family and multiple famrily uses and are shown on
the ComFreY�ensive PZan Map as Urban Medium Density. The areas are
currPntly zonec� A-12 (Multiple Family) and C-3 (General Commercial).
The axeas t;o the south and southeast of the site have been developed
for a var3ety of cammercial uses a1:id the areas are designated on the
Compr.ehensi.ve Plan map as Commercial Highway. The ar�as are zoned
C-� (Gexieral Commercial).
4. Site Information
Prasently, �here is a single family house, garage and driveway an the
l:ot. The }rard is presentZy fenced.
B. APP�ICAB�E PZANNING POLICT�ES
l. LCAC Statewide Planning Goals
a. Cttizen Involvementt Goal 4�'1 - The intent of this goal is to
insure the opp�rtunity for citizens to be involved in a11 phases of
the planning process. Notices were sent to groperty owners af record !
wittiin 2SO feet of the site. ,A publlc notice was published in the !
Tigard Times on May 27, 19$2. N�'A ��3 was given the opportuntty to �
review the reque�t. (See Attach "�") I
b. Land U;se: Goal 4�2 - All applicable LCDC Goals and Guidelines,
NPO �1r3 policies an�i 'rigard M�anici�al Code sections were cansidered in
the rev3.ew of this application.
c. Housing: Goal ��10 - It is the intent of this goal to provide
safe and ecanomical housing for ttie residente c�f Tigarci. The
proposed request would elimina4e the patential of adding 3 housing
units to Tigard's houaiilg �tocko However9 staff q�xestions whether
the site could adequately accomo�a�e 3 uni�� given �h� location of
the existing structure and the City's current �andscaping and open
space requirements.
Another alternative would be to eliminate the existi.ng structure and
construct a triplex. However, it wou�;d be difficult to replace �he
direct loss in value of, the existing house by constructing only 3
units.
_
_ ; _ �
STAFF REPORT
CPR-2-82 & ZC-6-82
Page 3
The construction cost and land value per unit with only 3 un.its are
significantly higher compa.red to higher density housing situations I
which take advantage of` econamics of scale.
As an additional al.ternative, the existing strueture would be
mai.ntained as a single family residential use. Staff believ�s that
this is underutilization of the site given surrounding land areas and
prababZy �would nat be �eonumically viable.
_ d. Public Facil.ities: Goa1 �63.� - Public facilities including water
and s�wer are adequaste,
e. Transportation: Goa1 ��12 - The intent of this goal is to provide
a safe, conveni�nt and economic transportation system�e The site
would be aeces�ible via SoW. Walnui Street. All needed street
improvement in £ront of the site will be completed prior to any
commercia.l oecu�ancy of the �truc�ure. Otherwise, i.t is not
anticipated that any cammercial use on zhe sita will substantially
increase the traffic on S.W. G�Pa:Lnut S�reet.
'� Zm NPO ��3 Policies
a. Commercial Development Objectives
1) To regard the carrying capacity and safety of persons
'trav�eling on Pacific �Iighway �s the highest priority concer.n
wh�n cansidering the ty�es of devel:opment to b� allowed ad�acent
to the highway�
2) To avaid necessitating persons occupying the residential
portlar�s of the Neighborhood to venture onto Pacific Hi�hway t�
�ati5fy� their everyday shopping needs.
Ttxe proposeci comm.erci�l site wo�uld access directly across onto
S.W. Waln�.�t which directly intersects with Pacific Highway �ust
to the south of the s_tteo Therefore, no additionaZ access
points would ba created on Pacific Highway.
3) io show can��rn for the type of commercia� �hopping
environme�t being created for the citizens of this cammunity.
One stop shoppin;� and garking for canvenience comrnerical goods
and services su.ch as grr�cexies, variety goods, cleaners, etc. is
preferahle �� �an intarspersal of such uses amang high�a�
cnmmercial us�s sC�ung aloi�tg Pacifi.c Highway.
Because of the many different property ou7ners along Pacific
Highway, it �aould �e d3fficult to create one stop interconnected
stopping areas along Pacific Highway. The site �Ls ad3acent to
the commercial uses along Pacific tiighway and wou'ld be easily
accesstble to a11 Tigard residents.
STAFF R�PORT
CPR-2-82 & ZC--6-82
Page 4
4) To provide employment opportunities within the City near
residential areas.
The pr.oposed commercial site would a11ow for a limited number of
employment opportunities and help to support Tigard's economic
base.
i
5) To make c:ommercial development compatible with existing
ad3acent residential portions of the Neighborhood,
The character of the structura would not substantially change
and therefore would be architecturally compatible with the
surrounding residential uses.
�) Policy 21. Deveiopffient will coincide �with the prov3.sions of
pubYic streets, water anc3 sewerage facilities. These facia,izips
, shall be (a) capable of adequately ser��ing all intervening
properties as well as t�e proposed dev�lopm�nt, and (b) designed
to meet Ciry and county standarda.
I, As stated earlier, there are a�equate faci�.ities to s�rv3.ce th3s
3ite.
3. The applicant has listed num�rous policies from the 1971
Tiga�d Community Plan (Attach "A"). Staff concurs with the applicant's
statements.
4. Tigard Municipal Code
All of the requirement� of the Tigard Municipal Code w�ll be applied
to the de�relop�ent ar redevelopment of this site during the �ite Design
Review process. The�e item� will include parking, Zandscaping, access and
�treet im�rov�ments.
5. Additinnal Staff CommeAits
Staff rerommends that the comprehensive plan designation far the site
�ie changed ta General Commercial wh31e retaini�ng the exist3.ng zone of C-3
(General Com�ercial). 2'he reason f.or staff's recammendation �.s as follows:
1. The surrounding land uses indicate that the area has been
developed for general commercial uses. (See Attach °'D")
2. The proposed use for the site would be compatible with existing
commercial uses in this area.
3. Staff does not feel it is good planning to zone c�ne small lot
differently from surronnding zones.
�
ST,AFF REPORT
CPR-2--82 & ZC-6-82
Pa�e 5
C. CUNCLUSYON
Tlhe proposed Comprehensive Plan Revision and` Zone Change request comply
with the applicable policies. '
CONDITIONS
1. T'he applicant/owner sh�ll apply �oY Site Design Review priar �o the �
�ssuance of any per.mits on tt�e site �or commercial uses.
2. The applicant:/owner shall dedicate an additional l0 feet the width of the
�'
sub3ect property: Such dedication shall be completed on City forffis. '
3. All necessary half-street 3mprov�ments plans sh�11 be submittPd, approved
and bonded to meet the agproval o£ the City Engiaieer prior to the issiiance mf
any occupancy per[aits .on �h� site.
� _�/ ti
Prepared by Approved b'"y`�./�'G��a�A"l
J remy . Caursolle Frank A. Gu�rie
ssoci e E'lan.n�r PZanning nirector
� _ _
- - -- I
��
' R.�.B.AI�CROFT R.E.BkNCROFi P.E.,P.L.S,
Q� �\�'r�"T�Tr�" J,H.SIGMUND P.LS,
67� �waJ�./�.i��l'�1,i.� K.R,KRIEGER P.E.
i N c o R P o R A T E o R.M.O'BRIEN A.P,A,
CIVIL ENGINEERS,
H�IL�BORO.OROEGON 97 423 RS 2�� S��5� I� � �
1 L� �
5Q3/648•4101
COriPRE1�NSIYE PL.AN AHlLNUr1LNT t`���' � "� r.���
ana ZO1V� CHANGF C� 1 'lf (,.ri~ `�'"�i',-�+,yAR[,�
Tax Lot 2200, Ma� �S1-2BU
City of Tigard
�1VTF�UI�UCTI�N
fihis ��pli.cation ie a r�ques� �o change the Ti�ard Coniprehensive Plan from meditun
density residential to cornm�rcial, and the zoning fro� A-12 to C-4 (neighborhood comm-
ercial) for a 10,813 sc�uare �oot �ot locaied on the South sicle of I�alciut ,�treet, appr�a�c�
imately 200 feet Y�est of Pacific Avenue (T�:hit�it "A") .
FXISTING D]GUELO}'R�1EI�T
Ta�e subject propert� is developed with a �,000 square foot 2 story hause, approximately
�5 years a1d (Exhibit "B°t) . The house is in exrellent eonda.tion, and ttae property is Nell
mafnt�i.ned anc� ian�scaPedo Properi;y to the South:, isest and Ivorth 4re develo}�ed with apar�-
ment� and zoned A-12. Property to the Ivortheast and I:a�t are deve2oped wit� commercia�
uses and zoned C--3.
RE.ASON F`GR R�QUEST
Z'he s�ecific reason foi^ this request ?� �:o com�ert the a:xistin��• sinhl.e fi1i:]llb' }1OL15C intc�
an antic�ue shop. The lo�ation and az^chitectual cluali.tie� of the hou�c� ar� very compntib?e
with this proposed use and existing residenti.al develo�rnenl; in the arca. 1'k�e only w3.y to
accomp'lish this goaA i� to change the �omprehensive Plan �.nd Zoning tu Cammercial.
ALTERNATIV�S
The followix�g are fiv� alternaitave uses of th� subjec� �roperty.
1. T4aintaain the houss as a �ingle family x•esidence.
� Commen�ta This alternativP i� undesirable as the value i� too hi�h to main�ain
� it as a renta� , an� th� loct�i,ion as � sin�Ze fa�na.ly residence is poar.
2. .Acld 2 more living ui�its ta the proper2y.
Conunent: Tla� existiaag A-12 zoriing wuuld allc�w 2 inor� units �:cv be built on thE
J�raperty. liow•e��cr, 3.kze arctix,thct.�a1 :.i;�•le anca �l�.ce�ncaat oi' �.he taoure
in the cen�,�r r�1' tia� ;�ra��ert�* are nut cor,aduea.ve to i:hi� �l�;ex�nati.vc.
� Tk►e 2iuuse cax-►tuin� ar�e bathranm, 4 bedraom� rtind onc kitchen. Gonver-
� �ion tn a 2 or 3 tamily sta°uctur� would b� eAp�enc�,ve at�ci im};raGtical.
_. ._ w.,..n..,...K;,«»u..�:.,..�.,..�:..r.d...��:�:.�,.�,.�s.�,�m,....,�..� .� !�•� ,M�
, .� �16��1�
-� i
` . ,
�OMPREHENSIIIE FLAIV AI�4ENNUMENT
; �a�e - 2 -
3. Remove the house and build a tsew triplex.
Gomment: Tt�is alternative is eCOnomieally unfeasiblee The locatian oi' ttae
subject }�roperty would probably generate lower rents compared to
m�re desira�ile multi�le family locations in the City. The contruct-
ion r�uality of multiple family units should correspond to anticipated
reni�.�o The prablem is that antici:pated rents in this case, may not
a�3eyuately pay for new multipl� family improvements. The site is very
small, and �an o�tly su�port on� triplex. It would be diffacult to
replace the direct loss in value from removal of �he existia►g house by
constr,ucting only 3 urnits. The construction cost and land value per
unit t+�ith 3 un3ts aa�e �i�nificantly higher comp�red tn z0 ta 30 units
which take aeiv�ntag;e of ecmnomics of scale.
4o Gonvert the house �o a c�mmercial use�
Comment: This is tt�e best u�e of' the �uhj�ci pr�perty. The resadential eh�r�
acter ��iii be naain�air►ed to �;ro-�ide a �;nocl tx•ansitional bufftir bei;ween
�he intensive c�tnmerca�l uses ta the East �nd thE res,icle�tial use� to
the tire�s�o Further, the hi�torica? �igni�icance of this �tructure w�*zll
be n�ain�aanec�. The arctiii;ectual quality oi' thas house stand�s out i.n
tt��� area, and preservation i�, in the ,�ublic in�terest.
5. i�ernc,ve the hause �nci 6uild a new c�muiercial �tructure.
Ct�nament: Qenc:rall.y �c�mm�rcial uses maintain a �7°,� lot cavera�e which equals
approxima�ely �ti500 sc�uare feet o£ floor area. The existin� house is
a�pro�:zmate:ly the s�me size at '�',OUO sc�uare feet. `3'here�ore, removing
1.taca I1012SL' ar� pral�uh:1�� econ�n;i.ca113� unSeasible� �i:s �uplicati.r��; Lk�e
�irckiii;ect.ual ctiaxact�r oi' ti�i� hot�se is not a Practical alternative
because a�` the expense. Traditkonally antic�ue shops locate in �ld
k�oe�ses to cx^eate a g�roper at�nosphereo However, if this anti�c�ue busi-
. ra�,�s is da�continued in the future, the d�ous� would st�il be ideal for
a. prof�ssional office.
CONFUI�b�r1\CE ti,ITH TFI� T7�'�RU COAM1PTt�H�NS�Vi+., FLART
The £o�loH�ing are: re1'er�nces b�f pa�e number �:o t,�r.c Neigh��rhood �J GOITI�I'�'ZICILSIVE' Plan
which wab adapted iBt Y)ecean'�er ].y75.:
A.) Pag� 1 - ;�pai•t�n�nt� k�er.e plaeeci alor.g anc7 adjacent to the r�ar of Dusinesse� �nd
- �].a�x�;� tt�ur•ou�;h�ares tG act <�s � buffer for si.n�le #'amily houseso
Comment: `1'h� �ubjec� pro��erty no lo��er acts a� a buffex for siai�;le �'amily
__________
IY�uses because o.f ttie ea:i.5tiri� devc��:�pment �a�,t.errc it', ;,he ar�e�t.
B.) Pa�e 7U - Goa�. 1 r.���is for variet.�� �.aa h�iusinn ty�es.
s
. COMPR�HENSIVE PLAN XMENDI!'I�NT
Page - 3 -
Co�ment: � This amall 0.25 acre site ie not neces�arily in a desirable location
for multipYe family housing. It can only produce 2 addiLional units,
and a chan$e to commercial wn�ld be insigniffcant tio Che need for
multiple family housing in the City. There are far better sites in
the Citq that can more adequately support mu�:tiple femily houeing than
th� eub3ect property. Further, variety in housing `►ould sti11 be
provided in the surraunding area if thie application is xpproved.
C.� Page 10 - Goa1 2 seeks to pres$rve the existi�ag character o� neighborhoods, and
indicates that future development proposals should be sensitive �o
the concerns of citiaens and the well-being of the City.
Gomment: A commercial designation �vould provide a proper incentive to preserve
the �re11 maintained character of the siteo A multiple family design-
ation would not provide this same incentive.
llo) }}age 10 - Goal 4 recogriizes that he�vy traffic imp�ct� xesidential value�, and
that there is a need to mini:mize traffic conflicts and prrovide trans-
por°tation impravementsp
Comment: Conver�ion of thas pro}�erty tca commercial wi13 �rova.de ne�ded st�eet
� improvement� ta b'alnut Street by providing a third travel lane. Aiso,
the subje�t prnper�Ey is adequa•tely removed fa�om the ltalnut ai�d Pacif ic
Iii�hway intersectioix so that new traffic impacts from turnin�; move-
ments wi11 not be created.
E.) Pa�es 10 and lI - Convenaent shopPin� shoa�l.d be p�rovided, but evithout ean#'licts
to residential uses and the creation of �ra�'fic con�estican.
Comment: There is a need for cammerciaJ user as ++�ell as mu14ip1e fami.l�* us�s,
'ihe subject pro�-�erty caxi more adequately sa�isf'y the need I or com►Ticr-
ci.al uses t}�an mul�iple farnily because a� its smail size aii<1 goc�d
location for conv�nient shappin�. Also, this development adequately
addrer�ses the concern of provading comineresal development iti the area
which is cocnpati'�le with residential develop�nent.
F.) Page 11 - Residential densit3.es anci the amount o� �ultiple family land in the '�
vicinity of Facifi.c Avenue were decreased compared to the 1971 Tigard �,
Community i'lan. TY�e reasons are as fc�llows:
1. To retain the �aburban quality of #;he area.
2. 7'o provicle an alternative to hagher detasity for families
which ds��ire larger lots and who are wiYlin� to support the
com��aratively higher cost of public services a5sociated k•ith
�.o�ver t2ensitYes.
3, To ��rnvicle more o�en space i.n tnul.ti.ple family cl�velopments.
�oriment; �'he C�mxarehensi.ve I'ldn identifies a neec] to lima�t the amount of mul�-
� iple f�tmily d�v�lopment in the �rea. �'his xPglication helps �satasf,y
thie need by removing a ,��al.l �ultiple family parcel Glose to Pacific
Avenu� whic?n 1=ickr; adequate Qpen spac�n
CC1MI'RFHENSIVE PLAN AMENDMENT
Page - 4 -
G.) Pages 16, 17 and 18 - the property at tl�e intErsectioias of H`alnut, �Gaarcle
and Pacific Hi�hway were de5i�»ated hi6h�r densities because they
were deemed inappro��riate for single family use, anct because their
direct access to Pacific A�enue recluces traffic on local nei�hbor-
ho�c] streetso The clensity of these areas w•ere decreased from 19 to
- 38 units per acre, to 12 units Per acre because of the lack of open
sp�.eeo Multiple f.atnily cievelopment is a living environment and its
"Liveabi�.ity'' is a primary con�cern of the plan. The plan states
that a desirable living environmen� decreases turn-over, promotes
more permanent residents and encou�rages better maintenance of the
site. The plan furthe� states thai> adec�uat� sli�tances from commereza�
e�c��,s s�:a.li Y�e prov�ad',z�la as w'�11 as on r�te r�cr�aticn an� ad�equate
landscuping.
Comment. The subject property can pravide a m�re appropriate buffer between
resic:lential and commercial uses than the existing Circle "K" �4arket
to the Lasto Ij'urther, i.t c�oes not offer sufficient residential ''Zive-
sibili.ty"' as identified in the Camprehensive Plan.
�.) page lII - �k�e Comm�rcial ob,jectYVes call for carrying capacity and safety of
p�rsons traveling on Pacific Iiighwa,y as the k�ighest priorities� that
�oncern should bc� shown for the ty��c of ea�m�rcial shopping envason-
n3Pnt credteca, that on� �top Gha�pin� for con>>emience ��ods i.s de-
sirable, as oppoGed to interspersal use� a]ong Pacific tii.g�rway, that
em�l,ayment o�portunities near resiaentiaY a.reas should be provicied,
and th�it comRnereial developments sha17. be �ampatible x�ith existing
re�sici�.�ntial uses�
Cammr.�nt: Thca averd�e 7)aily Traffi�r wo�ume of i�'alnut Street is �1,52G vehicXes
�' j�er clu�'. The �eak hour i;r�ffic i� 234 at A.ri. �nd 414 at P.A90 Tt�e
19�JU projectiar�o �re 10,000 vehicles per day. The current capaci�y
af l�'a.lnut adjacent to the subject property is at least 8,000 to 10�000
vehicles per day. This propor�al will not overload Walnut Street and
anticipated traffic wily not significantly impaet �xi.stang residential
usesa
COA�9UNITY N�ED Al��j(�R F't'?'.I;IC I3£;hT��IT ',
Z'here �re F�ub2ic n�rds ��nc] benefits i`rt�m bot.h commercial and multxple family housing.
Nowevea^� the subject, prUperty, ��s mentiunEd t�efore, mare adec�uately satisfies tt►e need
for couunarcial u�es, than multiple fam�ly zases. The loca�aon, the adjacent commercial
uge�� and the smal] size o:f thc� prvj�er•1;y are not ne�esharaly der�iraUle for multiple family�
kiousin�;. There is a ncaetl to propez•7.y locate cammerci,al uses, increas� the tax base af the
Git3� and prcrvi.de 4�ileyu.<ite shc>p�i��; a��ro.rtunitie:. These sPecific c�mmunity needs and pub-
�.ic k�snefi�s outweigh �the need for 3 muli;i}�le fdn�ily hQUSing units ir► th�s r�articular ca��.
�'Z�e ovea'ull neeQ #'c�r t3oth cvr�un�arcial axr�cl multiple fan�ily hausing in the City is cliffi.cult
�,c� adequately aciclrc+�+� ir� t2ae �cope of tl�z� re��orf.o This n�:Ed shau]Ld be addressed by the
City ciurin� i;,h.e rna�jor r�evi�icrn5 t�a th� �<�m�rel�ensive Plaa whi.ch are now in prc>�xess.
Dux�ing tbe inter�ni�i�, howev�ex�, there ��, no sr��ciiic need to burc3ep the ap�lica��t of this
a�pliaation by rlelayin� thit; ilecision until this major awenclment process is completed, as
COMI'REHENSIVE PI,AN AMENUMENT
Page - 5�
this site is very smaal, and multiple family construction is currently very slowo The
task of finding an alternative site within the Gity for 3 additional units to replace
the subject property �hould be relatively easy for the City, and can be easily accom�-
lished prior to the next housi�g constructi:on cycle. For the }�urposes of this applica-
tion, the follow�.ng excerpt from p:�ge 31 of the Tigard H�using Plan shows that within th.e
three contiguous NPO's (1, 2 a�r1 3) mulLiple Fa�►�ily contain� 99G of the total acreage,
compared to 6y6 in the City as a whole, and that co�nmercial comprises 1�;� compared to 11�6
in the �ity as a whole. These statisties show neither a shortage or an over-suPply in
either c�tegory, compared to the City a� a whole.
APPFNDIX H
LAI�7DS BY COMPREHENSIVE 1�LAN AND ZONE CLASSIFICATION
. WITHIN THE DElASLED PLAN AREA
I�LAN DESIGNATIONS BY NPO (January, 1977)+
n,�:> �L.1�" � DL•,r1 n -i�;�uf.l. ' :�i.� �ft '�r1L : ,li:.. '; r -_
1 358.79 acre ' S0.58 123,32 29.89 5&1.53
2 209.87 I 86.b2 50.51 7.7] .76 513.9G
3 673.25 25.�] 45,52 0 7-3�1.18
4 160.3$ 33.•1G 307.92 41.74 56:i.00
_ .—l:_ .
5 363,f3 7.OU.22 41 ,3� � 61fi.38 �� 112;�.�3
� �
6 1230,9�i �8.43 25.94 0 130�.35
7 933.87 20.74 10.00 0 969.71
T01'AL� 3Q95.87 68x- 3f5.G6� f�ry G04.U1(llro)� 561 .72(]5��) � 5?77.26*�
* Cit�• �1' 'I'i�ard I�lan I)esign,�fionr,
+• Ex�st�n�; Str�:e�t.� are nat lncluded in Total Acreagr
• CHANGES IAT Tki� aRF.�i tr11IG1�I JUU`I`II�`Y '.�;IIS l2EC�U�ST
The �;ubject pro}�erty h�s beeta isolatecl :froni Lhc� c�t:veldpment Iratter►� in t,he areao 'i'hi�
isolativn justifies th� i.nappropri�tte n��Zl.t:i},le f<<tnily I<<nc3 Ll:iG' !�E'S1�„*17�:�10[1 af i:he 5�tbject
property. The need �;o ��z�•t�ez^ve tlTe li�storical charact���~ of tt�is l�rousc H���s kiruir��t��y nc�t
consic�ered whe� the �i�,e w�s ori�inally desi�nateci mu:lti��le familti�. !i'u1'thC*�� �otenti.a7.
land �'or new commarcial iz�es in tt�e axca .�r� siRn.i.�fc�ntl�� l�tis cam�,ared ta potenti�tl
land for new m�ltipl.� f�mily us�s,
COMF'RFE�ENSIVE PLAN :AI�IENDMENT
Page - 6 -
�'HE S4JIT:ABILITY OF TliIS SITE COMPA�2rD T0 OmHER LOC�'�TIONS
There are no other ].ocata4ns in the area that have the same historical characterifitics
of the subj�ct property, Other properties may be available alon� Pacific Avenue, but
th� conjestion and the environment are not com�atible with this proposed antiyue shop.
IMPACTS Oii' ADJACENT �'I�OPEI2TY
There wi�.l not be any negative impacts to adjacent property� as already explained in
this renartp The si.te is sufficiently large to provide more than adequate perimeter
landscaping, and the small size of the property, in conjunction with C-�, neighborhood
commercial zoning, should provide suf�icient li.mits on the intenszty of development.
IPdPACTS ON WUDLIC S�I�YIC�!.S AND FACILITIF'.S
A fu17: ran�e of public services and facil9.Y.i�s, incluc3ing tra:nsPartatian, are aclequate
and avaYlable to this site,., The house is eonnected to put�Zic seH-er and waterq and a
fire hydrant is within 180 feet af th� �ite�
�.Ci�C�G?�iLS
Gnal 1 - Citi�en Involvem�nt - Thxs w9.].]. be ach,ieeed during the review procedureo
Goai 2 - Land L'se �lannin� - Adequate f'acts and policies are available to make thi�
land use deci.�;ion, and no except;ions to the Goals are
ne�essaryo
Gaals 3 and � - Agriculture anci Fore�try - N/A
Goal � - U���ta Spac� - This site cioes nQt contain open space in need of pr�s-
� erva-tiora. Further, this site is nc�t adequate in si�e tn
provide suffici�axt open space for multYple famxly resi-
ciential usesa
G�oal 6 - Aix, �Vater and Iand Quality - This de�elopment will help reduce shopping trips
to other ca�i�s which may �educe auto air g�ollution.
Goal 7 - Natural._Elazards - 1�/A
Goal 8 - Recr�atio,�a1 Needs - Tlaxs sit� is no't �ufi'icient i� size to accommudate multipl�
� fami.ty recreation.ai ne�eci.s,
Goal 9 - Eaonr�my of the State - This �raposal u�il�, help di�rc�rsify the cconoml', increase
tYte t�zx base o�' 1;he Cit��, a��d encour��;e needed commer�
cial us�s.
Goal 1{� - �IouSing � 7'his proposal will �limin��e �i Y,ptent.ictJ. :�ousing units. lic;wever,
� ac3�quate alternative l.oeution�� lar thesc: 3 units are avuil�b?.� tllruu--
ghout thc1 City� as a�posed tc� i.l�c rrcr�� �'eM� �;ooc� locatiUtYS uvti.il.ak�l.e
Sor commercia� uses. '!'he subject pxoperty- a.s unir�ue and signa.ficantly
C =--- -- ----
C01�4PREHENSIVE PLQ,N A1►IEAJDMENT
Page - 7 -
different from �djacent multiple faa�ily Iand. Adjacent multiple
family praperty is already develo�ecl and specifically designed
for multiple �'amily lavii�g. Conversic,n of this a�jacent property
to commercial woulcl be c�ifficult which Practically eliminates the
poten�ial of setting a precedent of encauragin�g other multiple
family land to convert �o comm�rcial in this area,
(;o�l 11 - Pub�.ic Services and Facilitae� -� They are al? adec�uate and avail;able, and no {
_ impacts have been identifiedo i
Coa1 12 - Transportation - This proposal will help provide needed transporta�ion !,
improv�ments that are in the publie inteme�tv Further� nd ;
significant transparrtation impacts ha�re been identified as �
previously indicated. i
�
�oa�, Z� - Ltier��• Gonserc�cation - This proposal will help decrease out of town stxopping� �
�Cri.ps which may con�erve energy.
G�al 14 -- Lrbanizataon - N/A
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Minutes- NP03- 4/2'!/82
1 . Minutes approved
2. Mr.' Mil:ligan gresented a slide show to support his requeat for
a zone chr�nge �'or �rc�perty on Walnut Street by;,P�.cific Highway�.
The propex��y lie� between the circle K and apartments and is occupied :
by a house. He would li.ke to 'use the house as . a�n antique ehopa '
Mr. Mi1li�an requested a zone change to permit comme:rcial use.
NP0 3 voted to defeat a motion to recomrniend a zone change to C-1}.
The vote was unanimous . The NP0 did vote unanimously to recommend
that Dick Milligan pursue a zone ehange, �robably to C-I:�:.
3. The director of Public Works , Frank Gurrie, de�cx�ibed the Compxe-
hensi,ve Street Pian nnd ite purpo��, which 'i� to ic�entify city rorad�
and prioritize the sqstem: acG�rdi.ng tc� ultimate 'needs .
!�. Liz Newton ds�cx�ibed tha Cc�pmrehensivo Plan Draft far Hausing.
TYiree copi�s ware passed out to members of tkze NPO. The draft
�arov'ides data and policies in, existan.ce. Ms o Newton. said NPOs
w3.1.�. be dsal�.z�� 'wa.tki Ck�apter : 5. She recommended that �rhen we read the
plan. wtQ keep in m�nd what aur goal� ara �or NP0 3.
�, An aranousicemsn.t wa� made conc�arn�.ng �upcom�.ng i.nt�rviews for
I1P0 3 maxnb�x�s . ' In�erviews wi�.l be April Z$, betwPen 1�.;30P.NI� and 6°Op.
6. Li� Nsw�on meritioned that city p�licy is changing to allow amall
��.rce1 �.nne�,ation� .
Z. A aluestiot� �:nd an��aer p�riod was held concerning conditiona7. use.
Tho NP0 recammender� a ch�.n e in 18.72.031 G ta in,cluc3e1�ad�aeent
�
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prope�tias for eompatibil3.ty.��
�. An: �announcem�nt wa� made th��:t ther^e will k�� a pu�alic he�.ring
coaicarning tho Bu.11. Mt, zons c�Zan�e diacussed dur�.ng �he la�t
NPQ zn.eetin�. The hearing is May 4 at 7:31� P.M,with the Planning Commissio
9, A qu�a�i�n vras raised by a maenb�x� cancerning NPO 3 �o�e designati�ns
and city zane desi�n.ations �ox� NP0 3 ar��� . The two rnaps do z�ot
match. A �nsrnb�r w�.11 check into the matt�r �rith tYre Plannin�
Commissian and report nea�t session,
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June 4, 1982 '
MEMORANDUM
T0: Planning Commission
FROM: Planning Department
SUBJECT:_ Sturgis MLP 23-81, 13055 S.W. Hall Blvd.
A-70/80 Zoning District
S��t� h�s att�rript.�d tG rec�ns�z�uc� the c�iscus�i.�n and action that was taken by
b�th the Planning Commission and City Council during the approval process of
the developmEnt standards for the A-70/80 zone.
During the �pril. 17, 1981 Planning Commission meetin�, there was considerable
discussion about the type and location of a convenience center within the
senior citizen housing complex. Most of the concerns raised by the Planning
Commission and NP0 ��1 were the fact that an exter� _lly designed or separate
convenience store would generate excessive traffic within the housing complex,
creating a more undesirable livin� situation for the residents of the complex.
Tt was stated that the convenience center should serve more as a complex
commissary rather than a convenience store within a separate structure.
To cl.arify the intent of the langtza�e within the proposed ordinance, Aldie
Howard, the former Planning Director, proposed new language during the public
hearing. That lan�uage was as follows: "Convenience retail facilities
offering srevices to these residents shall be enclosed with the main living
unit and shall be separately considered, and stand on its own merit related
to parking and traffic generation.�� This ordinance, with this new lariguage,
was then forwarded to the City Council.
The convenience store issue was also discussed in detail during the April 27,
1982 City Council meeti.ng. And, once again, the language was changed. That
proposed change was adonted and is the existing langua�e in the ordinance.
It reads: �'Convenience retail facilities affering services to these residents
shall be c;onstructed internally for the use af the residents of the complex."
After listening to b�th of the Planning Commission and City Council tapes, it
appears that it caas never the intenr. of` those hearing authorities to al.low
for a separate canvenience store structure which would generate addii;ional
tr�ffic onto the complex.
Tn addition, it was the intent of both hearing authorities that tY�e clinic
area an site �ould be developed as a separate structure. Therefore, based
an t�e intent of the hearin� authorities, a separate convenience store
structure could bE located within the complex.
� = --- ----