Planning Commission Packet - 10/19/1982 POOR QUALITY RECORD
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it
AGENDA
TIGARD PLANNING COMMISSION
OCTOBER 19, 1982, 7:30 P.M.
FOWLER JUNIOR HIGH SCHOOL, LECTURE ROOM
10865 SW WALNUT STREET, TIGARD, OREGON
1. Open Meeting
2. Roll Call: Chairman Tepedino , Donald Moen , Craig
Helmer , Mark Christen , Roy Bonn , Phil Edin ,
Bonnie Owens , Cliff Speaker , Deane Leverett .
3. Approval of Minutes from previous meetings
4. Planning Commission communication
5. Public Hearings
5.1 MP 1-82 - Bonita Firs Major Land Partition
5.2 ZC 18-82/CPR 4-82 - JB Bishop
6. New Business
7. Other Business
8. Adjournment
T I G A R D P L A N N I N G C O M M I S S I O N
October 19, 1982
Regular Meeting
1. President Tepedino called the meeting to order. at 7:38 p.m. The
meeting was held at Fowler Junior High School Lecture Room, 10865
S.E. Walnut Street, Tigard, Oregon.
2. ROLL CALL: Present: President Tepedino, Commissioners Clifford
Speaker, Mark Christen, Deane Leverett, Roy Bonn. Arriving at 8:00
P.M. Commissioner Edin. Excused absence: Commissioners Don Moen,
Bonnie Owens. Absent: Commissioner Richard Helmer.
STAFF: William Monahan, Director of Planning & Development; Elizabeth
Newton, Associate Planner; Ken Elliott, City Attorney; Diane Jelderks,
Clerk Typist.
3. The minutes from October 5, meeting were considered. Commissioner
Bonn stated his comments regarding the Engineering data for Item 5.2
under Commission Discussion and Action were not included. (staff
inserted his comments on original copy of minutes.) Commissioner Bonn
moved and Commissioner Speaker seconded to approve minutes as
corrected.
4. COMMISSION COMMUNICATION
• Commissioner Speaker informed the Commission that the Sensitive
Lands Permit M 2-82 for Jadco Chemical had been denied by the
Hearings Officer. The fill is to be removed no later than
November 15, 1982. Staff added that Mr. Duncan, owner of Jadco
Chemical, had filed an appeal to City Council.
5. PUBLIC HEARING
• President Tepedino opened the Public Hearing by reading the usual
statement of authority for the procedure to be followed in the
meeting.
• President Tepedino requested staff to address the letter from Mrs.
Bishop regarding metal structures. Director of Planning and
Development, Monahan stated that this was a private matter among
the neighbors of a residential area and the only restriction would
be in the deed of the property. Discussion followed regarding the
type of structure Mrs. Bishop was concerned about. Associate
Planner Elizabeth Newton stated that the size of the building
would be limited by the set back requirement governed by the
zoning of the property.
5.1 MAJOR LAND PARTITION MP 1-82 BONITA FIRS NPO #5
A request by the City of Tigard for a Major Land Partition to divide a
9.25 acre parcel into 4 sections and create _a public right-of-way.
The property is located at 7955 SW Bonita Rd. (Wash. Co. Tax Map 2S1
12BA, Tax Lot 5600.)
■ Associate Planner Newton presented the staff recommendation for
approval of the Major Land Partion with the condition that all public
streets within the project shall be monumented.
• Commissioner Speaker requested staff to clarify the meaning of the
term "monumented"; Associate Planner Newton stated the property had
to be surveyed and marked with monuments.
• NPO REPORT - No one appeared to speak.
■ PUBLIC TESTIMONY - No one appeared to speak.
■ Commissioner Speaker requested staff clarify the location of streets.
Associate Planner Newton outlined the street on a site map for the
Commissioners
PUBLIC HEARING CLOSED
COMMISSION DISCUSSION AND ACTION
• Commissioners Bonn & Christen favored the partition.
• Commissioner Speaker questioned if tenants were aware of the
changeover to condominiums; Associate Planner Newton stated renters
were informed prior to renting that the units could be converted to
condominiums.
■ Commissioner Bonn moved and commissioner Christen seconded for
approval of MP 1-82 with staff recommendations and condition. The
motion was approved by a unanimous vote of Commissioners present.
5.2 CPR 4-82 COMPREHENSIVE PLAN REVISION AND ZC 18-82 ZONE CHANGE
JB BISHOP NPO
A request for a Comprehensive Plan Revision from Commercial
( Professional General Commercial to General Commercial on Tax Map 2S1
2CC tax lots 200 & 500 and from Commercial Professional to General
Commercial on tax map 2S1 2CC lots 100, 801 & 900.
■ Associate Planner Newton made staff's recommendation for approval with
the following conditions:
1. The improvements to SW Pacific Highway and the access points
from the site to SW Pacific Highway shall be approved by ODOT
prior to issuance of building permits. The ODOT approval
shall be in writing and shall be accompanied by a plan.
Page 2 PLANNING COMMISSION MINUTES - October 19, 1982
2. A maintenance agreement and plan for the frontage road and
island shall be submitted with the application for Site Design
Review.
3. The applicant shall apply for Site Design Review. The Site
Design Review application shall include elevation sketches
showing proposed screening from abutting residential
neighborhoods and a letter outlining the disposition of the
existing right-of-way which the state intends to dedicate to
the property owner.
o President Tepedino requested to staff in simple terms why this is a
good proposal; Associate Planner Newton explained that property was
located on Pacific Highway with the front portion zoned Commercial
Professional with the back portion General Commercial. This change
would make the property all one zone, General Commercial, and could
then be development as one project. The Developer already has tenants
who are interested in leasing.
o NPO REPORT - Gary Ott, representing NPO #1, read a letter from the NPO
supporting the zone change and Comprehensive Plan Revision.
PUBLIC TESTIMONY
o APPLICANT - Dennis Brun, Brun Moreland Christopher Arch. , 1020 S.W.
10th, representing J B Bishop, stated they were in agreement with the
staff report and would not be making a presentation, but would be
available for any questions.
OPPONENT
o Carolyn Eadon , 13645 S.W. Steven Crt. , expressed her concerns
regarding traffic congestion and did not feel the need for additional
retail stores. She stated they would not have direct access to the
project and that it would only increase foot traffic, littering and
vandalism. She was concerned with losing the buffer which would
increase noise during and after construction. She did not feel land
should be developed just because it was available.
o Marta Frank, 11825 S.W. Wildwood, read letters from Christopher Eadon
and Roy Brown into the record opposing the change stating that their
major concerns were the buffering for the residential area and traffic
congestions. She continued by stating she opposed these change
because presently there are thousands of sq. ft. of space for lease
already in Tigard and didn't feel we needed more. She also questioned
if there had been a traffic study done recently.
o Doug Voss, 13355 S.W. Cresmer Dr. wanted to go on record opposing this
development because of the large traffic problems. He did not feel an
extra traffic signal would solve the problem. He also felt vandalism
would increase.
Page 3 - PLANNING COMMISSION MINUTES - October 19, 1982
o Mrs. Donna Voss, 13355 S.W. Cresmer Dr. , was concerned because her
property abutted this development and she does not have a fence to
protect her property. She felt we have enough shopping centers, she
further stated, however, that if this was approved she would like a
buffer between her house and the development. She stated when she
bought her house she understood the property was zoned for
Professional Use and feels she would lose the use of her yard with a
retail development.
CROSS EXAMININATION AND REBUTTAL
o Mrs. Frank questioned if there was a greenbelt area proposed in an
earlier plan; JB Bishop responded that he would be leaving about a 20
ft. strip of trees that would act as a buffer. He would be
responsible for maintaining it, he said.
o Dennis Brun, stated that the property closest to the residential
property is already zoned C-3 and only the front portion is Commercial
Professional. He continued that office space was not feasible, but
the site is highly desirable for retail lease. They would only be
adding one access which would be a 40 ft. driveway across from Pietros
Pizza. He did feel development would make an adequate buffer. He
stated a traffic study had been done and would be submitted at the
appropriate time.
o JB Bishop, 10505 S.W. Barbur Blvd. S-303, stated that all the
property is under one ownership, which totals 12.06 acres of land and
has a high market demand as Commercial Retail. The development would
provide approximately 230 jobs and would take 6 to 7 months to
construct. He also had a traffic study done and both the City and
State approved of the accessess. He stated he was committed to work
with the neighbors and to insure sufficient buffering. He then
explained how he had accomplished this with another development. The
development would be constructed so that the front of the building
would be facing away from the residential area.
o Commissioner Edin question where the loading docks would be situated.
Bishop stated the Emporium was 65 feet and the Bi--Mart Store was 60
feet from the residential area with loading docks in the rear, but
would have restricted delivery hours. The grocery store loading dock
would be on the North side which abuts a service station.
o Mrs. Frank question if there wasn't already a shopping center going in
not far from this site? Bishop explained that the Main/Street
development, which he owned, was a different type of shopping center.
o D.Lscussion followed regarding the use of the NPO in reviewing
developments and how property owners would be notified during the Site
Design Review.
PUBLIC HEARING CLOSED
Page 4 -- PLANNING COMMISSION MINUTES - October 19, 1982
COMMISSION DISCUSSION AND ACTION
• Commissioner. Hdin stated he had been a original member of NPO 01 and
was surprised to see the property was zoned C-3 and thought that it
was zoned CP because of the traffic congestion. He was sensitive to
the neighbors feelings, however, need was not an issue the Commission
could address. He was not totally comfortable with the change,
however, the NPO did not express concern against the change.
• Commissioners Leverett and, Speaker favored the change to bring the
property all under one zoning.
• Commissioner Christen stated that he knows the developer personally
and did not feel the neighbors had to worry about the buffer. He
knows the developer will work with them.
• Commissioner Bonn was happy to see this size of parcel being developed
at one time as it reduced the number of potential access points to
Pacific Highway. He did not like to see property split zoned.
• Commissioner Bonn moved and Commissioner Speaker seconded to approve
the Comprehensive Plan Change CPR 4-82 and Zone Change 2C 18-82 per
staff conclusions and recommendations.
• Commissioner Speaker questioned the accessibility of the access. Mr.
Bishop stated the signal would make it easier for entering and exiting
from both this project and the one across the street.
• President Tepedino questioned if a sport center had once been proposed
for this site. Mr. Bishop stated a roller rink had been approved for
the area, however, financing made it impossible to build.
The motion was approved by a unanimous vote of the Commissioners
present.
NEW BUSINESS
• Bill Monahan, Director of Planning and Development distributed two
documents. First, he mentioned the Citizen Involvement Element which
the CCT had reviewed and recommended to be sent to the Planning
Commission. There were two modifications, the NPO map and a chart
that shows how the public could participate in the process.
The Planning Commission will review this Nov. 9th. Second is the
Tigard Development Code which will be considered by the City Council
in December. Mr. Monahan suggested that the Commissioners form a
sub-committee to review these documents with staff.
Mr. Monahan reminded the Commissioners of the November 1, 1982 study
meeting with City Council. They would also be reviewing
Floodplain/Greenway and Parks and Open Spaces.
Page 5 - PLANNING COMMISSION MINUTES - October 19, 1982
OTHER BUSINESS
• President Tepedino reminded the Commissioners to fill out their
questionnaire forms and return them to the Planning Dept
• Commissioner Edin questioned if the fill on North Dakota had been '
checked into. Associate Planner Newton explained that they had
requested the files from Washington County and that Mr. Ross Van Lue
had sent them the file, He stated that he had made a mistake in his
letter to Barbara Priest. Presently the Public Works Dept. is
reviewing this matter.
•
Commissioner Bonn questioned if the bridge on North Dakota was
scheduled to be replaced; Associate Planner Newton stated not to her
knowledge.
• The Director of Planning and Development Announced that the CCI
meeting would be Thursday, Oct. 21 at the Senior Center. He stated
that they had been having a good turn out. There will be a discussion
on housing density at the Thursday meeting.
•- President Tepedino encouraged Commissioners and Citizens to attend.
Meeting Adjourned 9:00 P.M.
/' 0 -�
Diane Jelderks, cretary
T ST:
Fa: epeeino, P anning Commission President
(File 0428A)
Page 6 - PLANNING COMMISSION MINUTES - October 19, 1982
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PLANNING COMMISSION ROLL CALL
MEETING
Date /09,43a:
Prank Tepedino V
Clifford Speaker 0,
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. • Don Moen
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I Mark Christen L/1
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• Richard Helmer k14
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Bonnie Owens Cie
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Roy Bonn r
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1
TIGARD PLANNING COMMISSION
OCTOBER 19, 1982, 7:30 PM
FOWLER JUNIOR HIGH SCHOOL, LECTURE ROOM
10865 SW WALNUT, TIGARD, OREGON
PUBLIC HEARINGS
5.1 Major Land Partition MP 1-82 Bonita Firs NPO #5
A request by the City of Tigard for a major land partition to divide a
9.25 acre parcel into 4 sections and create a public right-of-way. The
property is located at 7955 SW Bonita (Wash. Co. Tax Map 2S1 12BA, Tax Lot
5600).
5.2 Zone Change ZC 18-82/Comprehensive Plan Revision CPR 4-82 JB Bishop NPO #1
A request by JB Bishop for a Zone Change from CP to C-3 on Tax Map 2S1 2CC
lots 900, 801, & 100 and a Zone Change from CP/C-3 to C-3 on Tax Map 2S1
2CC lots 200 & 500. Also a Comprehensive Plan Revision from Commercial
Professional to General Commercial on Tax Map 2S1 2CC lots 100, 801, & 900
and a Comprehensive Plan Revision from Commercial Professional/General
Commercial to General Commercial on Tax Map 2S1 2CC lots 200 & 500.
Property is located on the east side of Pacific Highway approximately 1000
feet south of Garrett.
1
STAFF REPORT
TIGARD PLANNING COMMISSION
AGENDA ITEM 5.1
October 19, 1982
Fowler Junior High School-Lecture Room
10865 SW Walnut Street, Tigard, Oregon
October 12, 1982
A. GENERAL FACTS
Case: Major Land Partition MP 1-82 Bonita Firs NPO #5
Request: For a major land partition to divide a 9.25 acre parcel into 4
sections and create a public right-of-way.
Applicant: City of Tigard
12755 S.W. Ash Avenue
Tigard, Oregon 97223
Owner: Robert Randall Co.
9500 S.W. Barbur Blvd., #300
Portland, Oregon 97223
Site Location: 7955 S.W. Bonita (Washington County 2S1 12BA lot 5600)
Lot Area: 9.25 acres
Recommendation: Based on material submitted by the applicant, applicable
goals and policies and staff's field investigation, staff
recommends approval of MP 1-82.
NPO Comment: There had been no written comment received from NPO #5 at
the writing of this report.
Background: Ordinance No. 79-24 was approved on March 26, 1979
changing the plan designation from R-7 "Single Family
Residential" to A-12 "Multi Family Residential." On
July 8, 1980, the applicant received approval of a site
design review.
Area Characteristics: The surrounding area is developed for residential uses,
primarily at R-7 and R-5, Single Family densities.
Site Characteristics: The site is fully developed. There are 74 multi family
units on the site. Full half-street improvements have
been made to S.W. Bonita Road and S.W. Fanno Creek
which divides the property and is also improved to City
standards. The major land partition is required
because the land is being divided by a public street.
In addition, the applicant has filed a condominium
conversion with the state to allow for individual sale
of each unit.
Staff Report
MP 1-82
Page 2
B. APPLICABLE GOALS AND POLICIES
1. LCDC Goals and Guidelines
a. Citizen Involvement - The intent of this goal is to insure the
opportunity for citizens to be involved in all aspects of the
planning process. In the case of this application, all property
owners of record within 250 feet were given written notice of the
date of the hearing. In addition, a Public Notice was published in
the Tigard Times on Thursday, October 7, 1982, giving the time, date
and location of the Public Hearing on this matter.
b. Land Use Planning - All applicable LCDC Statewide Goals and
Guidelines, NPO #5 Plan Policies and City of Tigard Municipal Code
Provisions were considered in review of this application.
c. Housing - The intent of this goal is to provide affordable
housing to the citizens of the state. The partitioning of this
project should provide housing at less cost than standard single
family lots. First, the lots are smaller than the standard 7,500
square foot subdivision lot and secondly, the attached unit
construction is less costly to build and more efficient in terms of
energy consumption.
d. Public Facilities -° The intent of this goal is to insure that
public facilities to the site are adequate. Sewer is available from
the main 8" line in SW Fanno Creek Drive. Water and storm sewer is
adequate to serve the site.
2. NPO #5 Plan Policies
POLICY 10. The maximum overall density of development will be 12
dwelling units or 29 persons per gross acre. This amounts to a
standard of 2,500 square feet of land per dwelling unit allowing for
streets and other open space. Some areas will have a lower density
owing to topography or existing development patterns.
POLICY 11. Urban medium-density residential areas will be developed
with paved streets, curbs and gutters and walkways, according to City
or County standards. All utilities will be placed underground.
POLICY 12. Development will coincide with the provision of public
streets, water and sewerage facilities. These facilities shall be
(a) capable of adequately serving all intervening properties as well
as the proposed development, and (b) designed to meet City or County
standards.
POLICY 13. Site plans will provide for adequate open space to (a)
protect adjacent properties, and (b) provide ample yard space for
residents and play space for youngsters.
POLICY 14. High design standards will be established for signing and
appearance, including the landscaping of setback areas and the
designation of access points.
Staff Report
MP 1-82
Page 3
POLICY 15. Apartments should be located to produce an optimum living
environment for the occupants. Development criteria should include:
A. Buffering by means of landscaping, fencing and distance from
commercial areas and major traffic carriers such as Hall
Boulevard.
B. On site recreation space as well as pedestrian and bicycle
access to parks, schools and convenience shopping.
•
C. The siting of buildings to minimize the visual effects of
parking areas and to increase the availability of privacy.
POLICY 16. Apartments should be located to produce the least adverse
effects upon single family areas. Development criteria should
include:
A. Buffering by means of landscaping, fencing and distance.
B. Compatibility of design recognizing the conflicts of mass and
height between apartment buildings and houses.
The project is developed at approximately 9 units per acre. All
improvements have been made to City standards. There is more than
adequate open space to serve the residents. The project is landscaped and
well maintained.
3. Tigard Municipal Code Provisions
17.16.070 Proposed Plan of Land Partitioning. The following
information shall be included on the preliminary plat:
a. Streets, showing location, widths, names, approximate grades, and
approximate radii of curves. The relationship of all streets to any
projected streets as shown on any development plan adopted by the
Planning Commission;
{ b. Easements, showing the width and purpose;
c. Lots, showing approximate dimensions, minimum lot size, proposed
lot and block numbers;
d. Sites, if any, allocated for multiple-family dwellings, shopping
centers, churches, industry, parks, schools, playgrounds, public or
semi-public buildings or other special use. (ORD. 68-48 §4(g), 1968)
17.16.100 Tentative approval.
a. Within sixty days of the date of submission of the preliminary
plat, the Planning Commission will review the plan reports of the
agencies listed in Section 17.16.090 and may give tentative approval
of the preliminary plat as submitted or may modify the plat or, if
disapproved, shall express the Planning Commission's disapproval and
reasons therefor.
Staff Report
MP 1-82
Page 4
b. No tentative plan for a proposed subdivision and no tentative
plan for a major partition shall be approved unless:
(1) Streets and roads are laid out so as to conform to the plats
of subdivisions or maps of major partitions already approved for
adjoining property as to width, general direction and in all
other respects, unless the City determines it to be in the
public interest to modify the street or road pattern.
(2) Streets and roads held for private use are clearly indicated
on the tentative plan and all reservations or restrictions
relating to such private roads and streets are set forth thereon.
(3) The tentative plan complies with the comprehensive plan and
applicable zoning regulations of the City then in effect.
(4) No tentative plat of a subdivision or map of a major
partition shall be approved unless there will exist adequate
quantity and quality of water and an adequate sewage disposal
system to support the proposed use of the land described in the
proposed plat.
C. CONCLUSIONS
The project has already been developed and meets all applicable zone
criteria. In addition, with the exception of the bike path, all
conditions of the site design review have been met.
D. RECOMMENDATION
Staff recommends approval of MP 1-82 with the following condition:
1. All public streets within the project shall be monumented.
Prepared b :
Prepared Y Reviewed by:
eet
Eliz. Seth Newt fnl i liam A. Monahan
Ass.ciate Planner Director of Planning & Development
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(File 0031P)
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STAFF REPORT
AGENDA ITEM 5.2
TIGARD PLANNING COMMISSION
OCTOBER 19, 1982 - 7:30 PM
FOWLER JUNIOR HIGH SCHOOL
10865 SW WALNUT, TIGARD, OREGON
A. GENERAL FINDINGS OF FACT
1. GENERAL INFORAMTION
Case: CPR 4-82 (Comprehensive Plan Revision) NPO #1
ZC 18-82 (Zone Change)
Request: The applicant is reqesting a Comprehensive Plan Revision
from Commercial Professional General Commercial to General
Commercial on Tax Map 2S1 2CC tax lots 200 & 500 and from
Commercial Professional to General Commercial on tax map
2S1 2CC lots 100, 801 & 900.
Also a request for a zone change from CP/C3 to C3 on Tax
Map 2S1 2CC tax lots 200 & 500 and from CP to C3 on Tax Map
2S1 2CC tax lots 100, 801 & 900.
Recommendation Based on staff's analysis and surrounding land uses,
staff recommends that the Planning Commission
recommend to the City Council approval of the
Comprehensive Plan Revision from Commercial
Professional and Commercial Professional/General
Commercial to General Commercial.
Staff also recommends that the Planning Commission
approve the zone change request from C3/CP and CP to
C3.
Applicant JB Bishop
10505 SW Barbur Blvd. Suite 303
Portland, Oregon 97219
Owner Same
Location The site is generally located on the east side of
Pacific Highway, approximately 1000 feet south of SW
Garrett, (Wash Co. Tax Map 2S1 2CC, Tax Lots 100, 200,
500, 801 and 900).
Lot Area 8.66 Acres
Present Comprehensive Plan Designation
Commercial Professional and Commercial
Professional/Retail Commercial. (See attached map).
Present Zoning Designation
CP and CP/C3 (See attached map).
PAGE 3
STAFF REPORT - AGENDA ITEM 5.2
TIGARD PLANNING COMMISSION MEETING
OCTOBER 19, 1982
c. Economy: Goal #9 - The purpose of this goal is to diversify and
improve the economy of the State. Presently, the property is
not being utilized to its full potential. The property is in a
prime retail commercial location. The applicant intends to
construct a 122,805 square foot shopping center on the site.
The center will provide approximately 230 jobs for the
community. In addition, the shopping center will provide a
service to residents in the area.
d. Public Facilities and Services: Goal #11 - The purpose of this
goal is to insure the provision of public facilities to the
site. Presently, there is an 8" sewer line which runs through
the site. The applicant has submitted a sensitive lands permit
application to relocate the sewer line on site. In addition,
the applicant is proposing to relocate the storm drain line.
Water is available from a line in SW Pacific Highway in adequate
quantities and pressure to serve both fire and domestic needs.
e. Transportation: Goal #12 - The intent of this goal is to provide
a safe, convenient and economic transportation system. The site
is accessible from Pacific Highway. The applicant has proposed
three access points onto Pacific Highway. The Oregon Department
of Transportation has reviewed the applicant's plan and granted
conditional approval. (See attached letter Exhibit B.)
2. NPO #1 POLICIES
POLICY 18: Pacific Highway is developing as a strip commercial
highway. The traffic carrying capacity of this highway should have
the highest priority and adjacent coffimercial development should be
subordinated to this need.
POLICY 19: In the interest of safety and efficiency, the number of
highway access points must be kept to a minimum. Wherever possible,
businesses on Pacific Highway should be clustered and share common
parking facilities and driveways. As new development occurs, the
number of access points should not exceed the number necessary for
proper on-site traffic circulation and where possible should be
combined with access to adjacent businesses.
POLICY 20: Highway-oriented commercial businesses should have
priority use of Pacific Highway frontage because they are dependent
upon the volume of through traffic for their business.
POLICY 21: Businesses on Pacific Highway should be oriented to the
existing traffic and not draw additional traffic from the adjacent
community. Convenience or neighborhood centers should, therefore, be
prohibited from locating on Pacific Highway.
PAGE 2
STAFF REPORT - AGENDA ITEM 5.2
TIGARD PLANNING COMMISSION MEETING
OCTOBER 19, 1982
NPO Comment NPO #1 reviewed this application at their regular
meeting of October 6, 1982. NPO #1 noted unanimously to
concur with the applicant request for a zone change and
comprehensive plan reivision. (See attached Exhibit A).
Public Notices Mailed
47 notices were mailed. No comments had been received
at the writing of this report.
2. BACKGROUND
There is an existing building on tax lot 900 with two tenants, the
Tigard Paint Store and Feeks and Stongs Potato Pub. Feeks and Stongs
Potato Pub received a conditional use permit (CU7-82) to operate a
restaurant in a CP zone.
3. VICINITY INFORMATION
The surrounding land uses are as follows:
The property to the northeast is developed as commercial. The land
to the west and south is zoned and developed as single family
residential. The property across Pacific Highway is designated and
partially developed for commercial uses.
4. SITE INFORMATION
Approximately 1.5 acres of the total 12.06 acres is developed. At
the present time, there is one retail building on the southwest end
of the site which is occupied by the Tigard Paint Center and Feeks
and Stongs Potato Pub. Adjacent to that is the Heinz Auto Europe
Auto Repair Shop. The remaining 10.5 acres is undeveloped.
The property slopes towards the southeast and has several large trees
along the south and western boundaries. The remainder of the site is
densely covered with brush and grass.
B. APPLICABLE PLANNING POLICIES
1. LCDC STATEWIDE PLANNING GOALS
a. Citizen Involvement: Goal #1 - The intent of this goal is to
insure the opportunity for citizens to be involved in all phases
of the planning process. Notices were mailed to all owners of
record within 250 feet of the site. A public notice was
published in the Tigard Times on October 7, 1982. NPO #1
reviewed the request on October 6, 1982 (see attached Exhibit A).
b. Land Use: Goal #2 - All applicable LCDC Goals and Guidelines,
NPO #1 policies and Tigard Municipal Code sections were
considered in review of this application.
PAGE 4
STAFF REPORT AGENDA ITEM 5.2
TIGARD PLANNING COMMISSION MEETING
OCTOBER 19, 1982
The proposed shopping center will have three access points onto
Pacific, two which are existing. In addition, the shopping center
will be convenient for area residents allowing them to stay in the
neighborhood rather than drive Pacific Highway to shop.
3. TIGARD MUNICIPAL CODE
Zone Change - There are no specific criteria in the Tigard Municipal Code
which address zone changes. Therefore, staff relies on LCDC goals and
guidelines and NPO #1 policies.
Comprehensive Plan Revision - All of the requirements of the Tigard
Municipal Code will be applied to the development of the site during Site
Design Review. Included in the Design Review are parking, landscape,
access and street improvements.
4. CONCLUSIONS
The proposed Zone Change and Comprehensive Plan Revision meets applicable
policies. The development of the site will be reviewed and
PTannin P
planning P
ite Design Review.
S' Desi
approved through m g
5. RECOMMENDATION
Staff recommends approval of the applicant's request for a Comprehensive
Plan Revision and Zone Change to General Commercial, C-3, based on the
following:
1. The surrounding land uses along Pacific Highway are of a General
Retail or Highway Commercial nature.
2. The proposed use would be compatible with the existing commercial
uses in the area.
In addition, staff recommends the following conditions be attached to the
approval:
1. The improvements to SW Pacific Highway and the access points from the
site to SW Pacific Highway shall be approved by ODOT prior to
issuance of building permits. The ODOT approval shall be in writing
and shall be accompanied by a plan.
2. A maintenance agreement and plan for the frontage road and island
shall be submitted with the application for Site Design Review.
3. The applicant shall apply for Site Design Review. The Site Design
Review application shall include elevation sketches showing proposed
screening from abutting residential neighborhoods and a letter
outlining the disposition of the existing right-of-way which the
state intends to dedicate to the property owner.
PREPARED BY: aAct,0/'! ' . �,,�� REVIEWED Bg ,
Elizabeth A. New on / William A. Monahan
Associate Planner Director of Planning & Development
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P.O. BOX 565, 0 E AV EATON, 0 Fi EG 01.1 )70 75-0565 PHONE 220-5092
may 1 3, 1982
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Portndi Oregon 97219 . . j
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RE: Transportation Impact Analysis
Proposed Tigard East Commercial Development
Pacific Highway West
City of Tigard
Dear Mr. Bishop:
A eview was made of the proposed subject commercial development
and traffic impact analysis.
The following conclusions are directed at Alternate #3 which
appears to be the most desirable alternative:
1 . We will not approve the southerly access. This
was shown as a right turn in, right turn out
service entrance . It is felt the major access
point along the improvements for the Park Avenue
access con better servo the onter perimeter . This
southerly access would conflict with the primary
access to the project.
2 . The mjor approach should 1-.J..• designed as shown on
the .ttachpd major Ciriveway design sheet.
..fils.1• ct anolysis should add res the storage
r.,quirer.,-.mts for the right turn lane from Oregon
99W, the .eft turn lane from Ore.gon 99W and the
f;tr,rr.,,qc l,?nes in the approach I-) Oregon 99W.
4 . "; he inor occess v-ill .,c=.-2d to be directly across
irom the access of r.im.ilar lsign to the proposed
i.ioDrd wost cc,mmercial Dovr.lopent. We would ask
this he !..tipulated f'.hrouejh the city planning process.
. • . .
5. Othnr improvements at the "'clrk 7.v'.-mue approach
,..hould ine.1u02 a 40 f-oot rIelius no Oregon 99W.
( . Pon Failmezger would li,ko to ,-.-. e 3 space-time
!liagFum Cor this r.rctism oe 1-. ! W.::,ly verifying the
highway green band
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'..."'"" DISTRICT 2A MAINTENANCE SUPERVISOR
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P.O. BOX 565, BEAVERTON, OREGON 970754565 PHONE 229-5002
mr,y47.,
J4zne 4 1982
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J.B. Bishop 1.*7. x /17 • ' ,
10505 SW Barbur Blvd. I 'th :7■ c diAL €3. A
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Portland, Oregon 97219
RE: Proposed Tigard East Commercial Development
Primary Access
Pacific Hwy. West -,
City of Tigard 4'
,. .
Dear Mr . Bishop:
In order to complete the surplus property sale process ,
of the frontage along your proposed development, we need
to have the location of the primary access more clearly
identified. Before a final deed is prepared, ve need a ,
cJeal:er definition of the proposed access location to th
Tigard West Commercial Development across Oregon 99W.
Refer to Item #4 of my May 13 letter to you. From the
EAte plan in my file it appears that there may be some
c .12Lict with the proposed access to the Tigatd Wc....,'t
Deg „ nd the Pietro' s parking lot . We would ap-
preciate this information as soon as possible .
incerely ,
.,. .
,
/
Wj.11iam W. C:,ibel, P.E. iti-e..4.1,1i.,e,t. „,,../...1-e•els--1,1,t■
District Maintenance Supervisor
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CC: Ed Eardt
••4" ' .•:: ;, ::(POWN" ,
Ron Failmezger
Frank Currie -
Wayne Kitt]eson, CUIN Hill
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Mark Norby I T,„. „I
wi 1.1 Hight - RE: ROW File 46669
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1. NATURE OF THE PROPOSAL AND THE REASON FOR REQUESTING THE
PARTICULAR ACTION ARE AS FOLLOWS:
A. General
The site, comprising of. 12.06 acres, is located on the
eastern side of S.W. Pacific Highway between S.W. Park
St. and S.W. Watkins Avenue.
A single building is to house the major elements of the
property. The building will contain a 30,000 square
foot fashion department store (Emporium) , a 30,000
square foot drug/variety store (Bi-Mart) , a 24,750
square foot grocery store (Sentry) and 38,055 square
feet of smaller scale retail/commercial space for a
total of 122,805 square feet of space. Adjacent to S.W.
Pacific Highway an existing 4644 square foot retail/
commercial building (Shop C) will be retained. In addi-
tion to the
existing building, two new retail/commercial
buildings with an area. of 4200 square feet (Pad 1) and
5400 square feet (Pad 2) , whose use is projected as a
financial institution and a coffee shop, will be located
adjacent to the highway.
B. Vehicular Access
Access to the site has been given careful consideration
and the State of Oregon Highway Division has granted
approval of design.
•
The access point at the south end of the property will
consist of an improvement of the existing driveway adja-
cent to the existing retail/commercial building. The
improvement will consist of removing some of the parking
along the south property line to allow for an enhanced
landscaped entrance and widenin g the aisle between the
parking stalls to a full 30 feet to allow for smoother
access by northbound traffic on S.W. Pacific Highway.
In addition, exiting from that point will be limited to
right turn' s only onto S.W. Pacific Highway per the
Highway Division' s approval.
The central access point for the site will consist of a
new 40 foot wide signalized intersection. The access
will consist of three lanes, one for inbound traffic,
the shopping center, one for straight ahead or left turn
onto S.W. Pacific Highway, and a right turn only lane
onto the highway.
The northern most access point consists of improvements
of the existing frontage road, old Highway 99 , to align
the intersection with S.W. Park Street and to provide
for proper signalized control of access to Highway 99 .
In addition, the intersection will be widened to three
lanes , one lane for inbound shopping center traffic
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`. SITE STATISTICS:
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... BtAktrtg C000r000 136.949 GSF 26%of me
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,. ,, PARKING STATISTICS:• 6 5Ao FUTURE NEIGNE1019000
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Go 'N'''' COMMERICAL PROPERTY SIO Soacoz(9,-6.19-01 37E
. / J8 13,31401....0W,NER.../DEVELOPE R
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ASO i SINGLE FAMILY RESIDENTIAL if
TIGARD.OREGON kih...1%.:-..'..,!::',.. J6 6151.10P.OlonoT/Coyetoper
10505 Sri Garbo,Blu6.Sude 303 SITE PLAN p j---1______I° ''' 1,MY 6) SEPT 24.1062
TIGARD EAST BMCNO 6430 141k11.17-7,.::: PotILIna.0,0906 97217
232 6590
large enough to allow a northbound tractor-trailer
turning maneuver, one lane for straight ahead or left
turn onto S.W. Pacific Highway and one lane for right
turn' s only onto the highway.
C. Service Access
The site design has established a circulation pattern
for service vehicles that consists of entering the
shopping center via the southern access point, servicing
the main building on the east (rear) side and exiting
via the northern most access point to the shopping
center.
To achieve maximum screening of the service road from
the adjacent residential area, a large heavily
landscaped buffer zone has been set aside along the east
and south property line. All maneuvering of service
vehicles will occur in this screened area and at no
point will this service access open onto the residential
neighborhood.
D. Sensitive Lands
The site has a drainage swale on the eastern third of
the property which runs from south to north that is con-
sidered sensitive land. This portion of the site will
be given special engineering analysis which will be
addressed under separate application.
E. Reason for Requesting Proposal
The comprehensive plan and zone request for changing the
existing split zoned C-P/C-3 zones to C-3 is a logical
request in view of the development trends of the area
and positioning of the existing zones on the property.
At present, the southeastern portion of the property is
zoned C-3, which is a totally land locked zone with no
means for access. The northeastern portion of the pro-
perty is zoned C-3 (General Commercial) with C-P
(Commercial-Professional) along the western portion,
which if anything, should be reversed. By unifying the
zoning to C-3, it would allow for a more logical deve-
lopment of the site in keeping with the development
trend for the area, NPO policies, and the planning staff
studies, which per the suggested staff review calls for
a C-G zoning designation in the future. NPO I; has offi-
cially endorced this C-G designation as part of the plan
now under review.
2. HOW THE PROPOSED USE IS IN CONFORMANCE WITH TIGARD'S
ADAPTED COMPREHENSIVE PLAN:
The proposed site utilization respects and is consistent
with the comprehensive plan dated May, 1974.
Specifically, it satisfies the following policies :
POLICY 18: Pacific Highway is developing as a strip
commercial highway. The traffic carrying capacity of
this highway should have the highest priority and adja-
cent commercial development should be subordinated to
this need.
- Project is subordinated to the need of traffic
carrying capacity of Pacific Highway
POLICY 19: In the interest of safety and efficiency,
the number of highway access points must be kept to a
minimum. Wherever possible, businesses on Pacific
Highway should be clustered and share common parking
facilities and driveways. As new development occurs the
number of access points should not exceed the number
necessary for proper on-site traffic circulation and
where possible should be combined with access to adja-
cent businesses.
- Project cluster buildings for use of common parking
and highway access points.
- Access points and signaling are approved by the State
Highway Department.
- Project uses existing frontage access of adjacent
property to the Northeast.
POLICY 20: Highway-oriented commercial businesses
should have priority use of Pacific Highway frontage
because they are dependent upon the volume of through
traffic for their business.
- Project is oriented to provide commercial business
high visibility from Pacific Highway.
1
POLICY 21: Businesses on Pacific Highway should be
oriented to the existing traffic and not draw additional
traffic from the adjacent community. Convenience or
neighborhood centers should, therefore, be prohibited
from locating n g on Pacific Highway.
ghway.
- Project has no traffic connection n ection to adjacent
community.
- Project is not a neighborhood center.
3. COMMUNITY NEED AND PUBLIC BENEFIT DERIVED FROM THE
PROPOSED ACTION INCLUDE:
The development responds specifically to Policy 18 in
providing a commercial shopping area working in concert
with Pacific Highway and serving the greater Tigard
residential areas. As a further benefit, the complex
will generate additional employment of approximately 230
new jobs for local residents, and contribute to the
general economy of the city of Tigard. Tax contribution
as a result of the complex is estimated to be approxima-
tely $8, 160 per year, vs. the current $1,020 annual
taxable contribution to the City. This contribution is
computed at $1.02 per thousand dollars of 1982-83
valuation currently estimated at $8 ,000,000. In addi-
tion to annual taxes, a one time contribution of $19,000
will be paid to the Tigard System Development Street
Fund. This sum is based on a levy of $50 on each 380
required parking spaces.
Related to traffic concerns, improving two existing
access points, the existing access point at the existing
retail building and the existing frontage road, the
shopping center is adding only one access point. Since
this point has State Department of Transportation
approved signaling, the impact to highway traffic will
be minimal.
4. ANY CHANGES IN ENVIRONMENTAL, ECONOMIC OR SOCIAL
CONDITIONS AND/OR CHANGES IN AVAILABILITY OF PUBLIC
SERVICES, OR ACCESS AND/OR ANY OTHER ASPECT OF COMMUNITY
DEVELOPMENT DIRECTLY AFFECTING THE SUBJECT SITE THAT WOULD
JUSTIFY THE REQUESTED ACTION:
Recent economic reports have projected the Tigard popu-
lation increasing 8% per year over the last five-year
period, causing in turn additional need for medium sized
retail/shopping areas and related services.
The development is consistent with the Tigard
Comprehensive Plan which identified the areas as
appropriate for retail commercial activities . A recent
survey indicated only 17% of the available area zoned
for commercial use in the area was "buildable" for
future developments. This project represents one of the
few remaining sites to accommodate a full service retail
commercial center for the community, particularly in NPO
#1 .
5. WHY IS THE PROPOSED LOCATION FOR YOUR PROPOSED LAND USE
MORE SUITABLE THAN OTHER LOCATIONS IN THE CITY ZONED TO
ALLOW THE PROPOSED :USE:
Sites in the Tigard area adjacent to Pacific Highway
which could accommodate such a development are
non-existent.
6 THE IMPACT OR EFFECT THE PROPOSED DEVELOPMENT WILL HAVE
ON ADJACENT SITES, OCCUPANTS OR ACTIVITIES AND ON THE
IMMEDIATE NEIGHBORHOOD USE:
The proposed development and zone change has no negative
impacts.
- Although some of the site vegetation will be removed,
except for existing vegetation in the buffer, the
project is designed to provide additional landscaping
to buffer residential view, to provide a sound break
and enhance the shopping center aesthetics. In addi-
tion the plan will provide open space with generous
landscaping along the highway.
- Short term jobs created during construction and long
term jobs created during operation coupled with
increased potential to attract dollars and keep
dollars in the Tigard area far outweigh the loss of
one existing business on-site.
- Along a 1000 ft. frontage of Pacific Highway this
project uses two existing accesses and adds only one
new access which is potentially less access points
than if each of the 5 parcels were developed indivi-
dually.
- Per design, we will maintain and augment the dense
natural foilage along the easterly property line
which abuts a single-family residential district. Our
setbacks, also by intent, will be much more than the
minimum required on the easterly property line a nd
our proposed building heights will all be 25 ' or lower.
7. THE TYPES OF PUBLIC SERVICES NECESSITATED BY YOUR
PROPOSED DEVELOPMENT AND THE IMPACTS THAT YOUR PROJECT MAY
HAVE ON THESE PUBLIC SERVICES.
Water service is currently available along Pacific
Highway, in adequate quantities and pressures to serve
both fire and domestic needs. Sanitary Sewer capacity
is adequate for this development. Relocation of the
sewer line will be required.
Portland General Electric, Northwest Natural Gas, and
General Telephone all have facilities adjacent to the
site, of adequate capacity to serve the project.
•
•
All roadways on-site will be private roads , designed to
serve the circulation needs of the project and adjacent
businesses along the northern improved frontage road.
These roadways will connect with Pacific Highway in the
following manner:
1. Park Avenue - Signalized intersection with
Pacific Highway. Approved by Oregon Department
of Transportation (ODOT) .
2. Main Entrance -_ Signalized intersection with
Pacific Highway (across from Pietro' s Pizza
entrance) , approved by ODOT.
3. Southerly Entrance - Right- in, right-out only,
unsignalized currently being reviewed by ODOT.
•
The project will be served by the current Tri-Met bus
line #44.
8. PROJECTS COMPLIANCE WITH OREGON LAND CONSIDERATION AND
DEVELOPMENT COMMISSION (LCDC) STATEWIDE PLANNING GOALS AND
GUIDELINES.
Goal 1 - Citizen Involvement - Not applicable.
Goal 2 - Land Use Planning - In compliance with process
currently required by City of Tigard.
Goal 3 - Agricultural Lands - Not applicable.
Goal 4 Forrest Land - Not applicable.
Goal 5 - Open spaces , scenic and historic areas and
natural resources - Not applicable.
Goal. 6 - Air water and land resources quality. Project
is in compliance with this goal. Shopping
complex is compatible use adjacent to Pacific
Highway with negligable impact to air quality.
Goal 7 - Areas subject to natural disaster and hazards -
Not applicable.
Goal 8 •- Recreation Needs - Not applicable.
Goal 9 - Economy of the State - The project is in
compliance with this goal. Project will
generate commercial activity of greater volume
than housing.
Goal 10- Housing - While housing is zoned for a portion
of the site the zone which is designated is not
in compliance with the LCDC Goal 10, The con-
figuration of the site, requirement of access
across a CP zone, the existance of a drainage
ditch across the site and requirement to extend
utilities to the zone could over burden the
development cost which would limit the flexibi-
lity of housing units available at price ranges
or rent levels commensurate with the financial
capabilities of the housing market.
A greater potential of developing housing in
compliance with Goal 10 exists in other loca-
tions within Tigard.
Goal 11 Public Facilities and Services . Project is in
compliance with this goal. See Question 7
above .
Goal 12 Transportation - Project is in compliance with
this Goal . The facility centralizes commercial
business along a high intensity traffic
thoroughfare.
Goal 13 Energy Conservation - Project is in compliance
with this Goal. Shopping center has the poten-
tial to reduce energy related vehicle trips.
Project re-uses existing previously developed
low density vacant land.
Goal 14 Urbanization -- Project complies with the use of
land designated to be urbanized.
Goal 15, 16, 17 18 , & 19
Not applicable.