Planning Commission Packet - 08/02/1983 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PLEASE NOTE: The original paper record has been archived and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.
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PLEASE NOTE: The original paper record has been archived and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.
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AGEN:DA -
TIGARD PI.ANNIN'G COMMISSION I�
AUGUST 2 , 1983 - 7 :30 P.M.
TIGARD SCHOOL DISTRICT BOARD ROOM '
13137 S .W. PACIFIC HIGHWAY
TI�GARD, OR.
1 . Call to Order
2 . Ro11 Call
3 . Appsove Planning Commission Minutes fram July 12 , and
July 19 , 1983 .
4 . Plann.ing Commission Communication
5 . PUBLIC HEARINGS
5 . 1 SITE DESIGN 1tEVIEW SDR 26-79 5ummerfzeld Sh�pping
Center NPO �� 6
A request by Realtq Financial Services Co. for a modifica�ion
to an approved �lanned development for the Summerfield Shopping
Center. Locateds Gorner of Durham and 99W (Wash. Co. Tax Map
(2S9 lOD Tax lots 1902, 19U6 and part 1910).
5 .2 GOMPREHENST.VE PLAN AMENDMENT GPA 12-83
ZONE CHANGE ZC 9-83 PCM Assoc . /�ortland , Chain NPO �� 2
A request for a Comprehensive Plan Change from Industrial to
General Commercial and a Zone Change from Industrial-Light to
C-3. Located: 9770 SW Scholls Ferry Itd. (Wash. Co. Tax Map
iSl 27DD 1ot 1200)
6 . OTHER BUSINESS
7, ADJOURN
w
T I G A R D P L A N N I N G C 0 M I� I S S I 0 N
REGULAR MEETING
August 2, 1983
1. President Te�edino called the meetin� to order at 7:42 P.M. , The meeting
was helcl at Tigard School Districc - in the Board Room, 13137 S.W. Pacific
Hwy. , Tigard, Or.
2. ROT'L CALL: PRESENT� President Tepedino, Commissioners Vanderwood
Moen, Edin., Butler.
ABSENT; Commissioner Ghristen, Owens, Leverett.
STAFF: Director of Planning and Development Wil.liam A.
Monahan; Associate Planner Elizabeth. Newtan and
Assi.stant Planner Hamid Pishvaie; Secretary Diane
bi. Jelderks
3. The Planning Commission minutes for July 12, 1983 and July 19, 1983 were
considered. Commission Butler noted that the Motion on ZC 7-83 was from
A-12 to A-20 PD. President Tep�edino n�ted several spelling and grammar
errors. ~
Commissioner Edin moved and President Tepedino seconded to approve mi.nutes
as corrected. Motion carried unanimously by Commi.ssioners present.
4. PLANNING CUMMISSION COMMUN7:CATION
o Associate Planner Ne�raton informed the Camniissioners that CPA 8-83,
Richard Sturgis; CPA 13-83, Carl Johnson; and ZC 10-83,
Boberg/Chapelle/Sorenson/Larson/Sollars/2immerman/Patecky, which were
advertised for a public hearing a.n the Tigard Times would not be
heard until August 23, 1983, in order for the NPO's to revzew and
comment.
� Richard Boberg, representing NPO �k 7 stated they had not been
notified of Che publzc hearing on July 19, 1983 for Comprehensive
Plan Amendment CPA 6-83 and Zone Change ZC 7-83 for Dakota Greenway
Condominiums. The NFO had exgected to meet with the applicant again
before a public hearing was held.. Discussion followed. Staff would
advise City Gouncil and they could determine whether to remand back
to the 1'lanning Conunission or acce�t testimany from the NPO at the
City Council public hearing.
5d PUBLIC HEARII�TGS
i` o President Tepedino opeYred the public hearings by reading the
procedure to be followed during the meeting.
5.1 SITE DESIGN REVIEW 5DR 26-79 - Summerfield Shopping Center NPO �� 6
A request by Realty Financial Services Co. for a modification ta an
approved planned development for the Summerfield Shopping Center.
I,ocated: Corner of Durham and 99W (Wash. Co. Tax Map 2S1 lOD lot
1902, 1906 and part of 1910).
o Assaciate Planner Newton made staff's recommendatiun for approval as
requested by applicant. She also stated she had attended NPO �� 6's
meeting where they had reviewed this application and the NPO
supported the applicant's request.
o APPLICANT'S PRSENTATION - Rick Lewis, Realty Financial Services Co.
showe� pictures of the Summer.field Shopping Center and ask the
Planning Commission to approve their request.
PUBLIC TESTIMONY
o J � Bishop, 10505 SW Barbur Blvd. 5-�00 supported the applicant's
request citing it was a good location for general commercial use and
the PD was an undue burdon.
CROSS EXAMINATION AND REBUTTAL
o Commissioner Moen questioned why the restriction had been placed on
the ro'ect in the first lace. President Te edino recolleted that
P J
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it ha.d to do with the traffic and ser�ving the needs of Summerfield.
COMMISSION DISCUSS AND ACTION
o C�mmissioner Edin moved and Commissioner Moen seconded �o approve
remova'1 of the PD from SDR 26-79 based on staff's findings and
recommendations.
Motion carried unanixuousiy by Commissioner present.
5.2 COI�IFREHENSIVE PLAN AMENDMENT CPA 12-83 and ZONE CHANGE ZC 9-83 PCM
Associates/Portland Chain NPO �� 2
• A request for a Comprehensive Plan Change from Industrial to General
Commercial and a Zane Change from Industrial-Light to C-3. Located:
9770 SW 3cholls Ferry R.d. (Wash. co. Tax Map 181 27DD lot 1200).
o Associate P3.anner Newton made staff's recomm�ndakion for denial to
protect the industrial designation of tk�e Comprehensive Plan.
o NPO COMMENTS ° No one agpeared to speak. '
o APPLICANT'S PRESENTATION - Mr. Michael McKinnon, 400 SW 6th Ave. ,
explained the difference between PCM Associates and Portland Chain.
He reviewed the history of the szte and the zone changes which
occurred. fIe said he was never notified of the North Tigard
Businessman Association meeting, which discussed how the property
would be designated. He stated that the whole surrounding area
PLANNING COMMISSION MTNUTES August 2, 1983 Page 2
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should be considered when evaluating the proposed request. This is a
prime site for a retail outlet and would provide jobs as well as
increase the value of the land. He felt Portland Chain was not
compatible with su•rrounding land uses.
o Lans Stout, Planner for MacKenzie/Saito Engineering addressed the
following four �o:ints:
1. Portland Chain as a heavy iildustrial use is not compatible
with surrounding uses.
2. The area . ha.s changed since Washington County orginially
zoned the property. It has become a hub area which would
make it a suitable site for Levitz.
3. The site meets locational criteria for a Connmercial
desigiiation.
4. Levits would be compatible with surrounding land uses.
o Dave Larson, Tr�affic Engineer, MacKenzie/Saito Engineering had done a
traffic stirvey and found the traffic created by Levitz would be
equivalent to that created by Portland Chain. Also the nrajority of
the traffi� wou:ld enter from Scholls Ferry Road.
o John Skourtes, member of the North Tigard Businessmens Association
did noC support the Comprehensive Plan Amendment. He stated that Mr.
Mckenna had been notified of the North Tigard Businessmens
Association meeting to discuss the Comprehensive Plan designaeions
for Cascade Blvde Industrial area. Also there are numerious
commercial sites available which would be suitable for �evitz needs.
CROSS EXAMINATION ANI� REBUTTAL
o I�Ir. McICenna responded that he had never received a letter from the
North Tigard Businessmens Association.
o Commisss.on Moen questioned if they had acted on both pieces of
property during the Comprehensive Plan process; Statf responded they
had only acted on khe "Toy I2 Us" site.
o Terry liauck, Standard Plaza, (222-99$1), applicant's legal cr�un5e1, '
stated the ari,�inal Compreh�nsive Plan Amendment included the total
site. Discussion followed.
RECESSED 8:�F0 P.M. (To give staff opportunity to obtain. files from City Hall. )
REGdNVENED 9:06 P.M.
o Commissioner M�en stated the issue is what is the best use of the
property now, He felt this would be a good site because it was close
to Hwy. 217 interchange. It has good access and contrfllled
intersection. The site has access to an arterial and public
transportati�n, high visability and is compatable with surrounding
uses. He stated that whole area is going through a evolution and
Levitz would be an appropriate use.
PLANNIN� GOMM�SSION MINUTES August 2, 1983 Page 3
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missioners Edin and Vanderwood had mixed feelings.
o Gommissioner Butler supported staff recommendation. Espeeially since
all the industrial des'ignation had been lost in: the Tigard Triangle
and the Central Business District: Aiso Cascade Blvd was not
development to city standards.
o President Tepedino was not pursuaded that changing to a commercial
designation would be highest and :best use.
o Commissioner Moen did not feel Portland Chain was an appropriate use
for long term, nor was it appropriate to have Toys R Us isolated,
Lenghty discussion followed.
o Commissioner Moeii moved and President Tepedino seconded for approval
of CPA 12-83 and ZC 9-83 b:ased on, reason as- previously stated.
Motion failed four to one, Go�mnission Moen voting yes.
o Commissioner Butler mc�ved and Commissioner Vanderwood seconded for
denial of CPA 12-83 and ZC 9-53 based on staff's findings and
reconunendations.
Motion carried by unanimous vote of Commissioners present,
Commissioner Moen voting no.
6. OTIHER BUSINESS
o Staff stated because of the Labor Day holiday the September meeting
would be scheduled for 5eptember 13, 1953.
7. MEETING AD.TqI7RNED 9:30 P.M.
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Diane M. Jelclerys Secretary
,
I '� �11'TEST�. � `� �
Franci.s J. T pedino, President
I
PLANNING COMMISSION MINUTES AUGUST 2, 1983 - Page 4
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PLl�,NNING COMMISSION DATE
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ROLL CALL: '
Frank Tepedino �
Chris Vanderwood
.;,�l,s�-�ww.�,,,o � ..�
Don Moen_��
�����
Bonnie Owens__�� �
Mark Chri.sten��
Phil Edin__�,/��
Deane Lever�t__��✓
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TIGARn PLANNING COMMISSION STGN UP SHEET
hOTIC�: ALL PER�ONS DESIRING TO SF�AK ON ANY TTE24 �SUST SIGN ��EIK N�hi�
and note their address on this sheet. (��eas� P�'ixat your a�ame)
ITENI/bESCRIPTION: ��, � !� ��'"
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I3C�'rICE: ALI� P�RSQNS AESIRING TO SPEAK ON ANY ITEt•i DtCIST SI�GN TI-bET]EZ �3AbiF
ana note t3�►eir address on this sheet. (plea.e Print your name} �
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STAFF REPORT
AGENDA ITEM 5=?
August 2, 19:83 - 7;30 P.M.
TIGL,RD PLANNING COMMIS�ION
TIGARD SC�I�OL DIST}.tIC1 ADMIN. BLDG.
BO[�.AD ROOM
13137 S.W, PACIFIC HWY. , TIGARD, OREGON
A. FINDING OF FACT
1. Ge.neral Information
C9SE: SDR 26-79 Summerfield Shopping Center
REQUEST: Remove a tenant mix restriction for an approved planned
development for Summerfield Shopping Center.
COMPREHENSIVE FLAN DESIGNATION: Commercial-General
- ZONING I�ESIGNATION: C-3 (PD)
- kEQUIRED MODIFICATTON: Tenant mix - 13% financial, 24% office, 63%
retail
RECOMMENDATION: Based on information submitted by the applicant,
Comprehensive Plan policies, staff'� review of
applicable Municipal Code provisions and field
investigatzon, staff recommends approval of the
appl.icant's request f.or the elimination of a tenant
mix restricti.ox� ta an approved planned developme�t for
Summerfield Shoppii�g Center»
APPLICANT: Rick E. Lewis, 1'�esident OWNER: Realty Financial Service
Realty Financial Service Prestige Froperties Inc.
1800 SW First Ave. Tualati.ri: Development Co.
3-180 'tIarrison Square
Partland, OR 97201
LOCATION: Corner of S.W. Durham and S.W. Pacific Highway (Wash. Co.
Tax Map 2S1 lOD tax lots 1902 and 1906)
NPO COMMENT; NPO #6 has not responded in w�iting to this
ap�lication request.
PUBLIC NOTICES MAILED; 9 notices were mail.ed. No written comments had
been received at the writing of this report.
'L. Back�round
_
VZ�INITY INFOEtMATIQN: The surr4unding uses are as followsc
' The areas to the nort"h of the site are designated medium density
residential and are within the City of Z'igard.
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The areas to the south of the site are designat�d high density
residential and are within Washing�on County.
The areas to the east of the site are designated medium-hagh density
residential and are within the City of Tigard.
The areas to the west of the site are designated commercial and are
within King City.
SITE INFORMATION: There are five buildings on the shopping center site,
with a combined total of 52,200 square feet of gross
leasable floor area. Over two-thirds of the gross
leasable floor are presently vacant.
PREVIOUS ACTIONS: The Tigard Planning J)irector approved the Summerfield
Shopping Center �'reliminary Site and Design Plans on
September 28, 1979 CReference SDR 26-79).
The Tigard Planning Commission recommended appro�al of
the development plan and program for the Summerfield
Planned Development, in which the shopping center is
to be located, on February 6, 1973 and the Council
adopted the Commission's recommendation on February
12, 1973 (Reference: ZC 5-72, from Washington Gounty
P-R Planned Residential to City of Tigard P-D Planned
D�velopment.
B. APPLICABLE LAND USE POLICIES �ND MfUNICIPAL CODE PROVISIONS
Comprehensive Plan Policies: I
2.101 THE CITY SHALL MAIN�AIN AN ONC�OING CITIZFN INVOLVEMENT
PROGRAM AND SIiATL ASSURE THAT CITIZENS WILL BE PROVIDED AN
OPPORTIJNITY TO BE INVOLVED IN AL'L PHASES OF THE PLANNING
PROCESS.
All owners of record (9) within 25U feet of this site received
notice of the hearing in the mail. A public notice was rinted in
P
the Tigard Times on July 21, 1983. In addition, NPO ��6 was
notified of the application.
2.1.3 Z,'HE CITY ScIALL ENSURE THAT TNFORMATION ON ZAND USE PLANNING
ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL
ITUTEREST�D CITTZENB.
All interested parties are given 10 days at a minimum to comment
on land use planning issues and are encouraged to do so. In I
addition, the planning staff i.s available to answer specific
concerns ar questians individuals may have concerning a land use
application.
12.2.1 THE CITY SHA.LL:
a. PROVTDE FOR COMMERCIAL DEVELOPMENT BASED ON THE TYPE
OF USE, IT5 SIZE AND REQUIRED TRADE AREA.
STAFF REPORT - SDR 26-79 - PAGE 2
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b. APPLY ALL A.PPLTCABLE PLAN POLTGI�S.
c. APPLY THE APPROPRIATE LOCATIONAL GRITERIA APPT�ICABLE
TO THE SCALE OF THE PROJECT.
2. General Commercial
General Commercial areas are intended to provide for major retail
goods and serviees. The uses classified as general commercial may
involve drive-in services, large space users, a combination of
retail, servzce, wholesale and repair services or provide services
to 'th:e traveling public. The uses range from automobile repair
and service, supply an.d equipment stores, vehicle sales, drive-in
restaurants to laundry establishments. It is intended that these
uses be adjacent to an arterial ox major collector street.
A. Sca3e .
(1) Trade Area. Varies
(2) Site Size. Depends on development
(3) Gross Leasable Area. Varies
B. Locational Criteria
(1) Spacing and Location
(a) The cammerci.al area is not surrounded by
residential districts on more Chan two sides.
(2) Access
(a) The proposed area or expansion of an existing
area shall not create traffic congestion or a
traffzc safety problem. Suck► a determination
shall be based on the street capacity existing
and projected traffic volumes, the speed Iimit,
number of turning movements and the traffic
generating characteristics of the various types
of uses.
(b) The site shall have direct access from a major
collector or arterial street.
(c) Public transportation shall be available to the
site or �;eneral axea.
I
(3) Sike Characteristics I
(a) The site shall be of a size which can
accommodate present and projected uses.
(b) The site shall have high visibility.
(4) Impact Assessment
(a) The scale of khe project shall be compatible
with the surrounding uses.
(b) The site configurati.on and characteristics sha11
be such tY►at the privacy of adjacent
non-commercial uses can be maintained,
STAFF REPORT - SDR 26-79 •- PAGE 3
(c) It shall be possible to incorparate the uni�ue si�e
features into the site design and devel�pment plan.
(d) The associated lights, noise �nd activities shall not
interfere with adjoining non-residentiai uses.
Municipal Code Provisions:
General C,ommercial C-3
Section 18.28.101 - Permitted Uses
(1) Commercial 'Use Types
-Amusement enterprises
-Animal sales and services
a. Grooming
b. Veterinary �small animals)
°Automo[ive and equipment
a. Cleaning
-Business supporG services
-Convenient sales and personal services
-Eating and drinking establishments
-Financial, insurance and real estate sexvices
-Food and beverage retail sales
-Funeral and interment services, cremating & undertaking
-Medical and dental services
-Participation sports and recreatian
a. Indoor
-Personal services, general
-Professional and administrative 5ervices
-Repair services, consum.ex
-Retail sales, general
18.5bo040 Action and findings. �a) 7'he Planning Commission, at a
public heazing, may recommend approvaL of the planned development
district and the general development plan and report with or without
modifications ox condita.ons, or may deny the application. A de�cision tn
approve a planned development district shall be based upon the following
findi.ngs:
(1) That the proposed development is in subseantial conformance with
the comprehensive plan for the City;
(2) That excepta.ons from the standards of the underlying district are
warranted by the de�ign and ameniCies incorpoiated in the
development plan and report;
(3) That the F�roposal is in harmony with the surrounding area ar its
potential future use;
(4) That the approval will have a benefieial effect on the area which
could not be achieved under othar zoning districts;
STAFF REPORT - 5DR 26-79 - PAGE 4
�5) Tt►at each and every proposed devi�txon or varianee from staiidards,
specifications and requirements grescribed by this title, and in
particular with respect to such deviations or variance from the
standard specification and requirements of Title 17 of tr�is code,
a�-e fully justified and that the public health, safety and welfare
and general envirnnmental considerations will be best served by
a�proval thereof. (Ord. 81-19 Section 1 (part), 1981; Ord $0-94
Section 1 (part}, 198'0).
C. ST'AFF ANALYSIS AND CONCLUSIQNS
The request is in conformance with the Comprehc:nsive Plan and Municipal
Zoning �Code. The site is designated- General Cammercial in the plan and
Commercial-3 (Planned Development) in th� Zoning Code.
Staff finds that the tenant mix restriction of 13% financial, 2/+%
office, and 63% retail has created an undo hardship upon the owner of
the Center.. Over two-thireis of the gr�ss leasable floor area is
presently vacant. It is in the public's interest that the Center be
fully utilized so as to pro:vide an opportunity for new commercial
services.
The owner of the site shouTd be allowed to promote the Center under any
tenant use permitted in a G-3 (PD) zone. The a.nward orientation of the
physica;t Iayout of the Center does not encourage heavy retail us�. By ,
removing the restrictions on teiiant mix, the market wi11 determine the
appropriate mix.
D. STAFF REGOMMENDA�ION
Staff recommends approval of the applicant's request.
RECOMMENDED MOTIQN:
Shauld the Planning Commission adopt sta£f's recommendal-ion, the
following u►otion may be made: �Iove to ���rove the applicant's request
for modification to an approved PD eliminating the tenant mix
requirements.
PZtEPARED BY. APPROVk.D BX: ` I
J���- `___ :-- ,
Steve�ne �/� �
Y Wzlliam A. Manahan
Assistant Planner Director of Planning aatd
Development
{SS:pm/0124P)
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STAFF REPORT - SDR 2b-79 - PAGE .S
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F1llalliCia�St'1°Vl,CeS C:O.
Mortgage Banking
Properry Development
Real Estate Equities
Equipment Leasing
Insurance Services
June 28 , 1q83
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Nlr. Bi11 Monahan ���"`l, �,.•y �.d �t»? {
Director of Plannin ""� ���`�'�- ' �r
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andyDevelop�ment ;��� ���y f� '���� '��
Cit of Ti ard F
P .O . I3ox 2`339'7 �� "�1���
Tigard , Oregon 97�23 �41���� ���'�.
��.A
RE: SUMMERFIELD SHOPPING CENTER
Dear Mr. Monahan:
Thank you for the opportunity to visit with you today
re�arding the Summerfield Shopping Center . As I indicated
to ,you at our meeting, the Sumcnerfield complex has been
burdened by the existing �enant mix . The existing mix allows
for 13% financial , 24% office , and 63% retail .
Under the existing Tigard Comprehensive Plan, this area is
zoned CG. This particular project is further classified
C-3 PD �
Please eonsider this letter as a request ta remove t;he tenant
mix restrictinns in order to enable the owner to promote the
center under any tenant use permitted under Section 18. 28 of
tY�e Municipal Code regar�ing permitted uses of a C-3 zone .
The inurard ori�ntation of the physical layout of thE Summer-
field Center does not encourage heavy retail use . By removing
the restrictions on tenant mix, the market itself will determine
the appropriate mix �ahich we believe will be biased in favor of !
office use. �
We are also considering the �ossibility of "condominiumizing"
the center subject to a. feasibility analysis to deterniine if
there is a strong interest on the part of potential owner
occupants .
1800 S,W, First Avenue
Suite 180, Harrison Square
Portiand, Uregon 97201
TelePhone: 503/295-7793 ,
c
� _ _ - - ;___ __ i
Mr . Monahan
Summerfield Center
Page 2
You indicated that the Plannin� Commission Meeting of August 2
would likely respond to this request . Please advise me if
you require ac�ditional informat'ion and the steps , if any, I
must take to further this requ-est. '
Thank you, Mr. Manahan . '
Very truly yo rs ,
�_--�.� „�
, Vf�~ �
Rick E . Lewis
President
RELast
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S�'AFF K�PORT
AGENDA ITEM 5.2
TIG.ARV PL,ANNING COMMISSION
AUGUST 2, 1y83 - 7:30 P.M.
TIGARD SCHOOL DISTBIGT - BUARD ROOM
A. FIIvDING OF FACT
1. General Infarmation
CASE: COMPREHENSIVE PLAN AMENDMENT CPA 12-83 NPO �k 2
ZONE CHANGE ZC 9-83
REQUEST: The applicant is requesting a Compreliensive Plan Amendment from
light industrial to general commercial, and zone change from M-4
to C-3.
RE('OMMENDATION: Based on staff's analysis of applicable planning
policies and existing land uses, staff recomrraends fihat
the Planning Commission recommend to the City Council
denial of the proposed Comprehensive Plan Amendment
and deny the Zone Change from light industrial (M-4)
to general commercial (C-3).
APPLICt�NT: PCNI Associate OWNER: Same
(Mike McKenna)
P.O. Box 4162
Portland, Or. 97208
LOCATION: 9770 SW Scholls Ferry Aoad (Wash. Co. Tax Map 1S1 27 llD
lot 1200)
LOT AREA: 3.71 Acres
PRESENT COMPREHENSIVE PLAN DESIGNAT.ION: Light Industrial
PRESENT ZONING DESIGNATION:" M-4
NPfJ COMMENT: NPO �� 2 is inactive at this timeo
PUBLIC NOTICES MAILED: Ten notices were mailed. No written comments had
been received at the �ariting of this report.
2. Background
On August 5, 1980, the Planning Commission approved a Zone Change
from Compreherasive P1an DESignation industrial "M-4" to general
commercial "C-3".
On March 5, 1981, the Portland Metropolitan Area Local Government
Boundary �ommission annexed this property into the City.
I
On April 24, 1981, the Tigard Planning Department approved a Minor
Land Partition request by the applicant to partition an 8.29 acre
parcel into two lots 3.71 acres and 4.58 acres each {MLP 3-83)
On May 11, 1981, by ordinance 81-21, the City Council ratified the
above named annexation.
On July 13, 1981, vy ordinattce 81-58, the City Council approvEd Che
applicant's request fo•r a Zone Change from light industrial "M-4'' to
general commercial "C-3" (Toys "R" Us section, i.e. , the 4.58 acre
sate).
3. Vicinity Information
The surrounding land uses are as followsc The propertq to the west
is developed as Koll Business Center» Highway 217 is to the east.
S.W,. Cascade Avenue, SW Scholls Ferry Road and Tigard Times' building
are to khe north, and Toys "R" Us is loeated south of the subject
siCe.
4, Site Information
There is an existin� building on this site which houses Portland
Chain Manufacturing.
B. APPLICABLE PI.ANNING PDLICIES
1� Comprehensive Plan Policies
2.1.1 T.HE CITY SHA.LL I�IAINTAIN AN ONGOII�G CITIZEN INVOLVEMENT PROGRAM
AND SHALL ASSURE THAT CITIZENS TiJILL BE PRUVIDED AN QPPORTUNITY
TO BE INVOI.VED IN ALL PI�IASES OF THE PI�ANNING PROCESS.
, All owners of record within 2S0 feet were notified by mail of
Lhzs appli.cati.on. A notice was published in the Tigard Times on
,ruiy zl, iQa�.
2.1.3 THE CITY SIITAALL ENSURE THAT INFORMATION ON LAND USE PLANNING
ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM EOR ALL INTERESTED
CITIZENS.
All interested parties are given a minimum of ten days to
comm�nG on all land use applicataons and are encouraged to do '�i
su. Staff is available to answer any question.s on applications
or the application process.
12.4.1 THE CTTY SHALL RE�UIRE THAT:
b. SITES FOR LIGH'C INDUSTRIAL DEVELOPMENT SHALL BE:
(1) BUFFERED FROM RESIDENTIAL AREAS TO ASSURE 1'1TAT PRIVACY
AND THE RESZDENTIAL CHARACTER OF THE AREA. ARE
PRESERVED.
STAFF REPORT CPA 12-83 & ZC 9-83 Page 2
� -= --_ -
(2) �OCATED ON AN ARTERIAL OR COLLECTOR STREET AND THAT
INDUSTRIAL TRAFFIC SHAI,L NOT BE CHANNELED THROUGH
12ESIDENTIAL AREAS.
c. THE SITE SHALL BE OF A SIZE AND SHAPE WHICH WILL PROVIDE ii
FOR THE SHORT AND LONG RANGE NEEDS OF THE USE. 1
f. ALL OTHER APPLICABLE PLAN POLICIES CAN BE MET.
All applicable plan. policies, locational criteria and Tigard Municipal !�
Code provisions have been considered in review of this application.
The �ocational criteria to be considered in determi.ning a change to
General Commercial are as follows:
General Commercial
fl) Spacing and location
(a) The commercial area is not surrounded by residential districts 'i
on more than two sides.
(2)
Access I��
(a) The proposed area or expansian of an existing ar.ea shall not II
create traf£ic congestion or a traffic safety prublem. Sueh a i
determination shall be based on the street capacity existing and �I
projected traffic volumes, the speed limit, riumber of turning
movements and the traffic generating characteristic of the
various types af uses.
(t�) �he site sha11 have direct access from a major collecCor or
arterial street.
(c) Public transportation shall be available to the site or genexal
area.
(3) Site Gharacteristics
�a) The site shall be of a size which can accommodate present and
pro jected ixses.
(b) The site shall have hi.gh visibility.
�4) Impact Assessment
(a) Tt►e sca.le of the praject shall be cvmpatible with the
surrounding uses.
(b) The site configuratian and characteristics shall be such that
the privacy of adjacent non-comnnercial uses can be maintained.
(c) rt shall be possible t� incorporate the unique site features
into the site design and develnpment plan.
STAFF 1t��O1tT CPA 12-$3 & ZC 9-83 Page 3
(d) Zfie associaGed lights, noise and activities shall not
int�rfpre with adjoining non-residential uses.
The praperty is currently being used by the PorCland Chain Matzufacturing
which complies with applicable �lanning policaes and locational criteria.
The proposed commercial/retail use is not compatible with surrounding
non-a.ndustrial use;s (except Toys "R" Us which is located to the south and
in retrospect it seems inappropriate), which include Tigard Times to the
nortln and Ko11 Business Center to the west, both of which are defined as
office and business activities and are permitted in an zndustrial park
zone, whereas the commercial/retail use is not allowed. Further, the
applicant's argument on the ground that there is a need for additional
commercial/retail space in that are due to its vicinity to the Washi.ngton
Square Shopping C,enter is nat valid, since, Highway 217 separates and
divides these two areas and tl7ere is no direct access from the shopping
center to the site except a visual one. Also, the applicant's own traffic
impact analysis shows that the numbers of total daily tri�s would inc•rease
from 94 to 186 trips which puts additional burden on SW Casca�3e Blvd. , a
substandard major collector.
2. TICARD MUNICIPAL CODE
Comprehensive Plan Amendment - All of the requirements of the
Tigard Municipal Code have been considered in review of this
applica�ion.
C. CONCLUSIONS
The proposed Comprehensive Plan Amendment does not meet applicable
planning policies.
D. RECOMMENDATION
Staff rec�mmends denial of the request for a Camprehensive P1an Amendment
to general commercial, �ased on the following:
1. Intent of tlae Industri.al land use designation is to protect
existing and patential lands suitable for industrial development
from encroachment by non--industrial or incompatible uses.
2. There is ample supply of land suitable and zoned for
commercial/retail use along Pacific Highway (99W}, which may
prove to be more desirable for the proposed use.
RECOMMENDED MOTION II
Should the Planning Gommission agree witri staff's recommendation, the
- following motion may be made: "Move for recomrnendation to City Council of
denial of the applicant's request for a Comprehensive Plan Amendment from
Light Industrial to General Coimnercial and �or deniaZ of the 2one Change
from M-4 to C-3.
STAFF REPORT CPA 12°83 & ZC 9-83 Page 4
� _ _ _ --- -
_
N(�TE: Should the Planning Commission not adupt staff's recommendation,
,
findings will have t�� be adopted with the motion.
_ _
_ ,. _�
_ _. _ _ _ _ ;
PREPARED BY: APPROVED BY:
�g �._._-__ � �
� , .___
S, Hamirl Pishvaie illiam A. Monahan "
tlssistant Planner Director of Planning and Develogment
STAFF REPORT CPA 12-83 & ZC' 9-F33 Page 5 '
.
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.7uly 18, 2983
PORTLANL� CHAIN MAN[JFAC'I'UR�NG
0utline of Additional Information to be Submitted
to the City of Tigard
Ie Introduction and History of Lanci Use Rctions On Site
II. Description of Existing and Proposed Uses
III. Changes in the Character of the area
TV. Relationship to Tigard Comprehensive Plan
V. Traffic Impact Analysis
•
;'I
i
�
F.
i
j`
a
Portland Chai� Manufacturing
I. INTR�DUCTION AND HISTORY OF LAND t�SE
The following brief narr�tive will ugdate and expand
upon a document entitled "Comprehensive Plan and
, Zone Change Request" , prepared by R.J. Frank &
Associ,ates in 1980. The previous document shows
consistency of the proposed plan/change with
"Fasano" requiremen�s and LCDC Goals, and was
accepted by the City Council in this light. A
"Market Analysis" , also included in the 1980
dacument is still valid in its assumptions and
findings. In order to expedite the cur�ent plan/
zone change process, an applxcati�n was submitted
to the City of July 15, 1983, with the understanding
that this additional information would be submitted
as soon as possible.
The land and buildings known as Portland Chain were
acquired by PCM Associates, an Oregon general part-
nership, in 1979. The pxoperty is now in the City �
of Tigard and may be described a� being on the
corner of Scholls Ferry Road and Cascade Boulevard;
the aatual address is 9770 Scholls Ferry �oad,
Tigard, Oregon. PCM Associates has a long term
lease with Portland Chain & Manufacturing far 3.71
acres of land and the 40, 000 sq�are foot building
which runs until De�ember 31 1989, hawev�r, the
Lessor has 'th� right to ca�cel the lease on or
after Decemb�r 31, 19�5, provided Lessor gives two
y�ars' prior wxitten notice.
O� August�, 1980, th� Tigard Plannii�g Commission
approved a plan change an th� site .from "TndustriaZ
Park'° to °'General Commercial" . Tlae site was sub-
sequently annexed to th� City (March 1981) , and
�he zaning was changed fr�m County industrial ta
City "G-3" in April 1981. specif�.cally for a single
larg� user.
These actians were a prerequisite for PCM Associates
to further its long term land use objectives for
the site, notably cox�vers�.an of the facility to a
more compatible retail activity. This intent was
identified during the City groceedin�s (see staf£
report reference to "furniture store°') . Upon aom-
pletion of the annexation/zoning processe negotia-
tions were culminated with Toys 'R U� and an agreement
reacned. -An agreement with Levitz Furniture was
completed iz� the Sprinc� of 19�3.
Unfortunately, the legislative plan/zoning adopti�n
completed in 1983 reverted the site to industrial
and negated the previous quasi-judicial actions.
The necessity for Levitz to maintain the commercial
designation precipitates the plan/zone ehange r�quest
Portland Chain Manufacturing
accompanying this narrative.
II. DESCRIPTTON OF EXISTING AND PRQPOSED USES.
, The existing Portland Chain Manufacturing facility
would generally be categoxized as heavy industrial.
The pr�imary produCt is heavy chain far the Iumber
industry, produced with a variety of _fabrication
�quipment incl�zding welders, presses, grinders,
forges and miscellaneous drilling ar�d shaping
tools. The workforce tat,als 7 in office/
administration and 34 in production. The opera-
tion r��uires about� 6 truck trips per day for
delivery of goods and removal of producfi:s.
�
i_, ;
'til The currer�t I-L zoning on the site would allow a I
� variety af light ir�d7a�trial activities, but pro- ,
, bably would precluc�e the existing Portland Chain
Manufacturing business due to the pot�ntial for
' �, off-site impacts of noise, odor, etc. �
i '
The proposed C-G designation would a].low a relatively �
wide range of aommercial activities. However, the '
expre�sed intent �f this proposed chaz�ge is to
facilitate conversion of the sa.te, to a Levitz
Furnituxe showrs�om,,... It is expected that this will
ix�volve a general upgxading of the site in terms �
of lands�aping and overall appearanc�. It is �
project�d �hat there will be approxima�ely 20-25 �
erngloyees on-site, and appr�ximately 77 customers ;
pex w�ek=day will .be accomadated. See additional �
information following. �
TII. CHANGES IN THE CHARACTER OF THE AREA ;
I
TT�e axea served by Cascade Avenue, and th� immediate �
surroundinqs, have changed significantly in recent
year�. The ariQinal industrial .zoni.ng, which was 1 '�
resurrected in the adogtion af the new plan and i'
zc�ninq, reflected an expeatati�n that the area
would develop with predominantly light industrial
businesses. How�ver, as an accompanyinQ land use
map demonstrates, this ha5 not occured. The lancl
uses in the area include:
;
NAME CHAR�CTER
!
Koll Business park Offic�:/�usiness � ,
Times Pub7.ications Af f ice 1
Toys °R Us R�tail � '
Doxol Retail/Wholesale � ,
Substation ,
Pawer Rents Retail/Wholesale
j ;
Portla>nr� Chain Manuf�cturing
��E CHARACTER
Marx Office/ Office/L,ight Industrial
, Industrial Building
Siemens/Alla.s Office/Light Industrial
As Cascade continues toward Greenburg Road th�re is
also a mixture of warehouse/industrial (May:Elower)
and retail business (Tire Systems, gas stations) .
Althoug;h the I-L zoning allows most of these
activities, it does not reflect the impact of
Koll, Toys 'R Us, and the Times Building an the
PCM site. These non-industrial businesses, p3.us
the major barxier for�ed by Scholls Ferry Road,
surround the PCM site and make it a non-compatible
industrial isla�d„ ta the detri,ment of the other
land uses.
IV. RELATIONSHIP TO TIGARD COMPREHENSIVE PLAN �
Ttiers �re man� issues addressed by the Tigard
Compreheszsive PI�n which are not impacted by the �
current �r proposed pZan/zor�e clesignatian, including �
citizen involv�ment, public sFrvices, and economic t
dev�lc>pment. AI.I af �these gene�aY areas of concern �.
are met by procpdural or techn;iaal aspeats of th� ;
plan and its ianplementatian. �
,
The issue to be addres�ed in this .proposal is �
whether the site, and the existing and propased
uses, are mare �onsistent with locational eriteria �
for commercial or in.dustrial activities. �
,
�
Ttn�refore, the cri���ia for ea�h will be a.ddressed f
in detail. � I
�ection 12.2 (2) pravides ariteria far "linea,r" � II
(general) commercial areas:
11Linear Commercial areas ase intended to
pravirle for m�jor retail goods and seXViceso
The �ases classified as linear commercial may a
ia�valve dxive-in services, large space users, �
a combination af retail service, wholesale and �
repair serviaes �r provid� services to the g
traveling public. The uses range frc�m auto- �
mobile repair and services, supply and equip- �
ment stores, vehicle sales, drive-in restaurants ,
to laundry establishments. It is a�ntended �
that these uses be adjacent to an arterial or
anajor collector street." ; �
�
;
� __,_
Por�.land Chain Manufacturing
Comment: The chaxacter of the Cascas3e Blvd. area,
as described above, cledrly is consistent wi�h
this de�inition, Although there may be an exception
� (such as Siemens-Allis) , there are fewer "non-
c�nforming" uses in this view then by applying the '.
industrial definition to the area �see below) .
"A. Sca1$
(1) Trade Area. Varies.
�2) Sa.�e Size. Depends on .development.
(.3) Grass Leasable Area. 'Varies. ;
B. Locational Cri�eria
(1) Spacing and Location �
(a) The commercial area is not
surr�unded by residential dis�kricts �
an more than two sides."
Comment: See abo�e. .
" (a) TYie propos�d area of an existing area shall
not cr�ate traffic cang��tion or a traffic
problem. Such a determination shall be
bas��. on the stree� capacity existing and
proje�tec� t�caffic volumes, the speed
limit, numbe:r of turning mov�ments and the
traffa.c generatin.g characteristics of the
v�rious types of uses. "
Comment: See fol.lowing �ection.
"' (b) Th� site shall have dixect access from a
major co].lector ox arterial s�reet.
(c) Public transportation sha11 be available
t� the site or general area. " I
Comment: Ba�� criteria are met by Scho].ls Fexry Raad
access�
, 01 (�) Site Characteristics
(a) The site shall be of a size which can
accomodate gresent and projected uses.
(b) The site shall have high visibility. ° ;
� _ _ ---.- -
Portland Chain Manufacturing
" (4) Impa.ct Assessment
��" (a) The scale af the project sha11 be
, compatible witn the surrounding uses.
Cb) T�e site configuration and chara�teris-
tics shall be such that the privacy of
adjacent non-conunercial uses can be
maintained.
(c) It shall be gossible to incorporate
the unique site features into the site
design and development plan.
(d) The associated lights, noise and
activities shall not interfere with
,
adjoining non�-residerstial uses. "
Comment; The scale ot the p'lanned use of the site �
is�consistent with the existing building's capa-
bi�iti�s, and the existing Toys 'R Us and Time�
Publica�ian� activities. There are no non-cornmercial
businesses abutting the site which wauld be adversely
affected, and there are no unique, site features. The �
'; conversion of the sit� to commeraia�. use will lessen
the impact of ligh�ts and noise.
Section. 1.2.4 Qr�vides criteria for industrial uses:
"1. Heavy Industrial ]�ands which are areas
intended �.o pra�ride for manufacturing,
processing and assembling activities.
Uses within this classification are
characterized by large buildings ar�d large
storage areas and as having associated �
external effects such as �moke, noise, �
odar, oz visual pollution. "
Gomment: The Portland Chain Manufacturing business �
appears to fit this aategory, as it involves the i
fabxication of heavy chain from dimensional stee].
with heavy equipment and tools. The 40, 000 + square
faot building is �upported by a substantial outside
area, and there are notable effects of noise and
odor on adjacent proQerties.
"2. Light Industrial ,Lands are areas intended
. to provide for manufacturing, processinq,
assembling and related office activities.
� L'ses within this classification are of a
size and scale which makes them qenerally
compatible with other non-industrial uses
. .� � 1 .. . . . . � .. . . � � . � . � . � . . � .�I
. � � . . . � . . . . . � . . .. . . . . . . ..:I
Portla�d Chain Manufacturing
and which have no off-site effects,"
Commentc Altho�xgh some of the actiyities in the
� Gascade Blvd. area are consisten�t with this defini-
tion, Ppr�land Chain Manufac�uring is not.
"12.4�1 The City 5ha1;1 Require That:
a. Site for h�avy industrial develop-
ment shal•1 be;
(.1) Separ�ted by topography
established buffers, trans-
portation or other non-residen-
tial land uses from resid�n- `
tiall� developed area5.
�.2) Located in areas having rail
service, arterial or major '
collector access.
b. Sites for ligh�t industrial d�evelop-
ment shall be: �
(1) Buf£ered f�o� xesident�al areas
. to assure that privacy and the
residential character of �he
area are pre�erved.
(:2) Located ozx an arterial or
collector street and that
industrial txaffic shall not
- be channeled through residen-
tial areas.
c. The site shall be of a size which I
Wi11 provide for the short and long
range ne�ds of the use.
d. The land intended f_or development
shall have ar� averaqe site tiopo-
grap�� af less than 6� grade, or
that it can be demonstrated that
through �Engin�ering techniques all
limita�ions t� development and the
provision of services c:an be
mitigated.
e. It be demonstrated that associated
lights, noise an o�her external
effects will not interfere with the
activities and uses on surrounding
� - - -- --- -- - - —
�
Portland Chain Manufacturing
Fraperties.
fe All other applic�ble plan policies
� can be met. "
Commerat: The site charac�eris�.ics are generally
cons tent with these criteria. However, the
use characteristics of Portland Chain do include
a�f-site i.mpacts of noise and odor.
This review of the Tigard Comprehensive Plan, and,
specifically the use characteristic sections and
locational criteria, leads to th� follnwing con-
clu�ions:
1. The larger Cascade Blvd. area could be designated
"Linear Commercial" , rather than "Light
Industrial", with no increase in non-conforming
uses. '
2e The FCM site meets �he general locational
csiteria for Linear Commercial and Industrial.
3. Commercial use of the site would be more
compatible with adjac�nt uses, and therefore
more co.r�siatent with specific locational and
p�rformax�ce ariteria �han the existing heavy
inclustrial use.
4. If PCM vacates th� building, it is canceivable
that a compatible light industxxal u�e might
occupy the site. However, given the character
�of the adjacent uses, it is clear that the range
of commercial u�es (and specif ically th�
intended occupantj present a mor� compatib�.e
land use patt�xn.
.
V. TRAFI'IC INlPACT ANALYSIS
The following discussia� will compare the existing
land use candition (P.C�M. ) with th� propased Levitz
Furniture facility which would be allowed under the
C-G zonea This analysis taill offer a realistic
evaluation of before/after condition�; althouqh it
is understood that the I-L and C-G zones could
potentially allow a wider range of act�.vities, the
eomm�ittment made by I,evitz give� credibility to the
likelihood of their occugaracy of the site.
� _
_
y
EXISTING CONDITIONS (P.C.M,)
4T emplo:yees. . .�2 vehicle trips/day, 6 trucks (pick
up products) . . .12 vehi�le trips/day (8-10 trucks
per month to deliver raw materials not incivaea�
tatal trips per dayc 94 .
. Characteristics: .�,side from tlie pickup%delivery
trips, these 94 are all peak hour, at the mornin
9
and even'ing rush` periods (i� is currently a oize--
shift operation) . Nearly all of the PCM employees
live in the �eaverton/Hillsboro area, so access is
concentrated on the Scholls Ferry Road intersection. I
PROJECTE'D CONDTTIONS ('LEVITZ)
Hours of operation: Nionday through Friday 10:00 a.m.
to 9: 00 p.m. , Saturday 10:00 a.m, ta 6e00 p.m. ,
Sunday 12: OU p.m. to 6e00 p.m.
Employees: Monday through Friday, 7 sales plus 8
office personnel. Saturday and Sunday, 14 sales
personnel. �
Customers: One customer/hour/salesperson x 7 =
7 customexs/hour (wee�days) .
One customer/hour/salesperson x 14 = 1.4 customers/
hour, (�e�kend) , �
Sever� customers/hour x 11 hours (weekday) = 77
eustomers�day.
14 Cu�tomers/hour x 8 haurs (weekendj = 112 customer�/
aay.
Trip Gsne�ation:
Employees. . .1S x 2 trips = 30 trips/day.
Customezs. . .7'7 x 2 •krips = 154 trips/day.
Delivery Truck. . ,l x 2 trips = 2 trips/day.
TOTI�L: 186 trips/day.
Char�cteristic�. The pe�.k houx� traffic by Levitz will
be limited ta �mployees, since the highe�t customer
valumes are during naxmally non-workiang hour�. Tr.uck
traffic will be limited to about one Levitz delivery
truck per day ta exchang� shawroom merchandise (there
will be no warehause on this site) . The weekend
volumes are inconsequential since they do z�ot coincide
with any other peaks.
j
�
,
l
DISCUS�ION
�;' Most tra��ic far PCM and �Levitz depends upon the
LCascade/Saholls Ferry Road intexsection. This is
sign�liz:ed witY� left turn movements off Sch,olls
``" Ferry. If tl�e volumes for Levitz are not signifi�
; cantly hi.gher than PCM' s, ; no adverse impact on this
`�,intersection would be expected.
Levitz will utilize this facility for showroom only,
with no warehouse and no deliveries originating from
the' site. Therefore, the main traffic volumes will
-' be customers, which will peak at off rush hour timesm
Weekend valumes are relatively high, b�ut again wi].1
utilize th� faci]:ity at off�-peak hours. '
The total Levitz daily traffic is about twice that
generated by PCM. However, employee trip� are less
than half of PCM's and they do not occur at narmal
rush hours. Since the peak hour loading is the
main concern, it is cpncluded that traffic condition
� with Levitz will be impxoved campared to those with .
PCM,