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Planning Commission Packet - 06/16/1987 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. Tigard PJ.�nriing Commissic�e� J'une 16, 19�7, at 7:00 PM T'igar�d C9.vic Center� -- 7'own H�1]. 13125 SW Hall Blvd, Tigard, Oregon. i. CAI..L °f0 ORDER i 2. ROL.L CALI. � 3 . AF�F�QVE: MTNUTE:'� FFtQM PREVI:QU5 ME:ETI:NG A. PL_ANNING (aQNM1TSS;[ON COMMIUN�CA'T:LQN 5. PUk3LTC HE:ART.NGS 5, 1 7.OIVE: CNAIVGEi: 7.0 E7'...�.14 PACT�'1C RE:AL.TY ASSOC1:fll"E:S Npq # 5 Requ�st fr�r a 7.ane char�ga firum I--l. (l.ight Industrial) t�., I••-P (7:ndustrial Park) on a�proximately 1 ,3 �cres. Lacated; Sauthi corner of /2nd Ave. and Upp�r� E3oanes �'er�ry 12d. (WC7M 2S1 3.3A� lat 101) . 5,?_ ZONE C:HANGE: Z.0 87--•15 PACI:F'�C REAL.TY ASSQCT.AI°E,S NPQ # 5 Request for^ a Zan� Char�ge f`rnm I--L (l.ight IndustrS.al) t� I•-p (Tndustrial Park) on apprc�ximdt�ly 5,2 acres. Located: Scauth oi' Upper {3oones Fer�ry Rd. immedial:Ply east of i�he Southerr� Pacif�c F2R tracks (WCTM 2S7. 1T..Dp �.ot 700 & 7Q1) . 6. OTHER �iUS:LNESS o WORK 54�OP WTTH C�'T'Y COUNC�L. 7. ADJOU�2NMENT 325QF� dmj 32�'i4P dmj TIGAItD PLANNING COMMISSION MINiTTES REGUI�AR MEETING - JUNE 16, 1987 1. President Moen called the meeting to order at 7:10 PM. The meeting was held at the Tigard Civic �enter - TOC�IN HALL ROOM - 13125 SW Ha11 B1vd. , Tigard, Oregon. 2. ROLL C�1LL: Present: Presiclent Moen; Commis�ioners Fyre, 'Vanderwood, Butler, Leverett, and Newton. (Commissianer Owens arrived 7:30 PM). Absent: Commissioner Peterson. (One vancant position.) 3. APPROVAL OF MINUTES Approval of minutes was postponed to other business. 4. PLANNING COMMISSION COMMUNICATION o Commissioner Vanderwood stated she had been called regarding the mobile home being allowed either in or abutting McDonald Acres. Discussion followed whPther or not this is allowed by Code. Allowed if ineets criteria in the Code. 5. PUBLIC HEARINGS 5.1 ZONE CHANGE ZC 87-3.4 PACIFIC REALTY ASSOCIATES NPO # 5 Request for a Zone Change from I-L (Light Industrial) to I-P (Industrial Park) on approximately 1.3 acres. Located: South corner of 72nd Ave. and Upper Boones Ferry Rd. (WCTM 2S1 13AB lot 101). Senior Planner Liden reviewed the proposal and made staff's recommendation for approval. APPLICANT•S PRESEN�ATION o Lans Stout, Mackenzie/Saito & Assoc. , 0690 SW Bancroft St., Portland, OR 97201, representing the applicant, explained that the zone change would allow the property to develop similar to ad3acent buildings. PUBLIC TE5TIMONY o No one appeared to speak. PUBLTC HEARING CLOSED o Discussion followed regarding the saving of trees on the site and the types of uses which would be allowed. . * Commissioner Leverett moved and Commias�oner Vandernood secanded to approve ZC 87-14 based on ataff's findinga and conclusione; and for staff to prepare the final order tor President Moen to aign. Motion carried unanimously by Commissionera present. PLANNING COMMISSION AiiNUTES JUNE 16, 1987 - PAGE 1 �� i 5.2 ZONE CIiANGE ZC 87-15 PACIFIC REALTY ASSOCIATES NPO � 5 Request for a Zone Change from I-L (Light Industrial) to :L-P (Industrial Park) on approximately 5.2 acres. Located: South of Upper Boones Ferry � Rd. immediately east of the Southern Pacific 'RR tracks (WCTM 2S1 12DD lot ! 700 and 701). Senior Planner Liden reviewed the proposal and made staff's recommendation for approval with one condition, that the two lots be considered as one parcel unless partition approval is granted by the City. This would enable the developer to meet the landscaping ? requirements for the Industrial Park zone. APPLICANT•S PRESENTATION o Lans Stout, Mackenzie/Saito &n Assoc. , 0690 SW Bancroft St., Portland, OR 97201, representing the applicant, explained how one parcel was left over when the ad�oining site developed. Because of the topography the zone change wauld a]_low the site to dev�lop with more flexibility. PUBLIC TESTIMONY o No one appeared to speak. x Commissioner Owens arrived.. PUBLIC HF�RING CT�OSED o Consensus of the the Commission was for approval. * Commissioner Vanderwood moved and �Comni.ssioner Butler seconded to approve ZC 87°15 based on ataff's findings, conclusiona, sub�ect to the one conditton listed in the staff report. Also, for �taff to prepare the fina� order for Preaident Moen to sign. Motian carried by ma�ority of Commissioners pre�ent. Commissioner Owens abstained. 6. OTHER BiJSINESS o Planning Commission minutes from June 2, 1987 were reviewed. Commissioner Fyre noted his named was mispelt on page three. Commissioner Owens added that she would 1i1ce to include on page 3, under her comments that another alternative was to move the building. Commiss3oner Owens moved and President Moen seconded to approve the minutes as corrected. Motion carried by ma�ority of Commissioners present. Commissioner Zeverett abstained. 7. Ad,journment 7:35 to have exchange of idea� far workshop with Councilor Carolyn Eadon and Director of Community Development William Monahan. (see memo dated June 19, 1987, to Bob Jean [attached]) Diane M. Jeld , ecretary ATTEST: ,� ,L,� �-�'c,'��/ -��' "y�_ A. Donald Moen, President 3355P/dm� PLANNING COMMISSION MINUTES JUNE 16, 1987 - PAGE 2 � �� . �_.�--�°----�--��" � PLANNING COMMISSIOIV ROLE CALL: Donald Moen �°"'� � �� STAFF: /J w �� ' --�., -� „' �,ww"/t f Bonnie Owens �„� ,{.�'' �1��``*� ,� �,�'�.�, � i John Butler ,rC'.-�,.�'"� � � �`� � r� � � , � �, �� ,�,, � � f Milton Fyre � / -. �,� � Deane Leverett #ft�'' � �' �� Dave Peterson � � �� V Chris Vanderwood "��f � � ��' 3� ' Greg NEwt�n � �: i; i . �� PLANNING COMMISSION ROLE CALL: '� Donald Moen STAFF: Bonnie Owens John Butler Milton F}•re Deane Leverett Dave Peterson Chris Vanderwood Greg Newton `' ,.< ;.: ';� :�i �:';' �'� �' � � � � f'r i �,�;. C �. � � � � � i* � �'�[�I I�� L(� �1�� [�� u 7-�087 P.e.�ox s�o �o-�os��(�o�)saa-o�so �� A�1�P�T0'A!,OREGON 97076 [�� oc�� I��r��6a�� 1��,�P�Pa��B f��4uc� �'City of Tigard �0 B o x 2 3 3 9 7 � � ��o9c�4m �ff�udls�vo4 Tigard, OR 97223 � � �� I� ��DI�P_0��11'�cCbP� ��'A�t� �� 3�3��, � ��a�� r��a�oo�o��u�, ��. �Anne Jean ��uuo� ffoo��4 ��0�g s�v�P�, ��i�O�a�� ,ov� ��y Pa�B U s�� 4 �me s24i�o�� 19 �� oP��4��, o� 6�u� �Pimcu�ffi9 �B�P&�, 04 4ho� �1 g ar d ' �1 Pll�tSt9�'�8143�P �ff ��PO�P�1B co�ca�Ba�4sm�u a�� d�ff6�o�� u�a �� 9�3.0�0 �� 9��.�2�D; �eo�la�9v�� a�—_'�.i-�r d i� 4Po� ��mP��a�l Coaa��gf �Padl �4ffi3�; 48��4 4P�� ,� • uo�r; n_ ffi �nPU�u4�dl cm�y o$ v�PuscP� 's� P��r�aes �aa¢o��c��, rsa�� a��a�in��9 en 4Pa� �PO�GP� 9�."°s9�� m� S�B� �0�lR9�Q281(p�P S�OP �aocc��ov� s�ra� coeo��¢:aa�uv� ou� gGa� Pol��o�o� i��a��: ?-��-�--�-9 � �7 �_—_� � _. .._ , . �,.,.�,, �u,��crro��dl��I��r �� ?�� 40�i� _ ��/ Ogffi�v �4ll�&OOC�CDP C�P��t)i79 _ �2 0=B 8 ._. ovR�v ,. . ..��.�, ° � +I�Jg��¢au�a�s�a��.�u�de��: 9 .�, r�.�. � �: �R�"�W�,.�.wr� .�p,i,,.�,a�`� �r4. j,.i:;'�ir,.aXxrsci,�';5`. � �,i� �� I��G�4J0°� ��#l��'��!ll��► �� 1 ��3' � � M,, ��a'��" ,. �e��y��s';�� y��3��'w�� *�� ;I�',,`�� y,��E'�,#�.��=�t��k,. ��.�� Y '��ta#�5 �.��c� ��{l� R�;� �"��"�'�� e�►v�t�.��'��'��b�� , ��"`�l�s�d�¢�#y��`,��,�� , ��t�iiile��4t��r��` ,��,�� ' u�d�� +� �� `��,��4��a 2�d�x��i;9:�� i�t" ��,yy� F �#�;.��'f��,��r��'t�� '��r t��,�'��. a! �„ , : � �, � M � ' f ; �ya� k� '' 1�'� s�1r��N i P��Trt r x ,�� l.,t- 8�� F� Z � �1' bh,��.,.t� v �,F�'�tA � tl !. k 7 �4� � �`k��. �'�ro��+�� °� �!�,'k'� $�t''�� '��'��"��C'�' ��i� � �'�4►��i1d�� ` � � '�� `tl�i�l�X�i��:,.i lt�9 4'��.{� y�!�♦�{,+q��@��'*,�(� �(�`$s4�'1y�,��'�*�`< '�� F�{Y'1'�i�4 ��§,AY.f4lN i4iO4�Vf�PI ly :) ,{ i } r . .+1 t � k .�t p j )�,lF�� t ;=� 4 ( � Y ,u - (+ d��.� 1 . t . `, 1 7h d . z�ri��r��"��r�� .��;�.�r,��.�� f��;. . �� -�� x�� a� �� s �a�° � �#��p�+�* ��qy� ��i��r� � .�+F��hS�R��4d lF�� ', � � { (-ht 3 � I t �i h s � �' ' nJ ir�� '�, d7 rgt�: i �li �.', nil .�r � �� , ,r � . 1 s��1 r RYV9,i��"�+�,�'�:'X��L E71,��4F4'+ �� c;Y' a t �-5 x� . �,� r r r, I F 4 7 4 ..;r:� � �1* 1?' d� f�.t� * ..y � t 1 ff.:r ' t � ' z 2 �F R;SEif51"°'a rM�i`� F F Y � 'k �� ) .. � i � � " ., 4r= .t � � ,.^�� a�„��.. � �.�.,... , r„_�........v_n.�...�,_w...,,.,, ,�..�, n. �„. ,,s e� _,. �,.. a, DATE l� �j T I G A R D P L A N N I N G C O M M I S S I O N --- NOTICE: ALL PERSQNS DESTT2ING TO SPEAK ON ANY ITEM MUST SIGN THEIF2 NAME and note their address on this sheet. (please Print your name) ITEM/b CRIPTION: Zc ` � � , - �� % � �A� �p, PROPONEN"r (For) OPPONENT (against) � Name, Address and Affiliation Name, Address and Affiliation ' _�'�°3�,7�:� ``1��'��R.� /��4L'�`i�'r r'r'�'Y'�' '.'l, "°w,:? Y � ' i I ill � / i.l ;� i;J �� __ _ 1 DATE T I G A R D P L A N � I N G C O M M I S S I O N NOTICE: ALL PERSONS DE5IRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME and note their address on this sheet. (p lease Print your name) ITEM/1�ESCRIPTION: � � . �� s� � �� • PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name,. Address and Affiliation �✓f��f'�6� `'��,f-?,r" � C.•fRS° c`�'""�:,K ��:.�Ln.l'��f'/� � r 1 I J! �I . J, 1 € , `i �� CITY OF TIGARD MEMORANAUM ;!I'� �; r t- t' S 1 TO: Members of the Planning Commission June 12, 1987 i' ': FROM: Wi].liam A. Monahan, Director of Community DevelopmentlM�� l RE: Commission/Council Workshop I a, ;: i We had planned to hold a workshop Tuesday night to discuss � � issues with the City Council. Unfortunately, we have learned ; that both Councilors Jerry Edwards and John Swartz will be � unable to attend. Since the purpose of the meeting was to � i reach some understanding of the roles of the two bodies and � � how they relate, I felt that without •all members present, we ; would not be as success£ul as we hoped. � � i # We have postponed the workshop, however, Couracilor Carolyn � Eadon and I will be present at your meeting to meet informally with you to c�iscuss some of your concerns. Carolyn and I ' � discussed some concerns with Don Moen a couple of weeks ago. ' We would like to further develop your issues and reschedule � i witht he Council. , i � � � � � STFtf F Rf NORT AGE:NDA Il"E::M 5. 1 ;lUN� 16, ].987 •-- 7:OQ p.M. l":CCARD pL.ANNTNG GUMMI:SS7qN '�":CCF�I�D CT"I"Y I-IAI..I_ -- '1"OWN HAL_l. 131.25 �W FiAL..L, BL.VU. �1°:CGARf�, ORFUQN �7223 A, FACI"w 1. G�nera.l ]:r�fa�^mation �ASF; 7_one Change 7.t, 87--14 RE;QUE�;T': T'a �1l.ow � -r..an� change from I-�L. (l..ight Industr9.a1) tn T�•-P (Industrial Park) on a 1 ,38 acre s:ii:�, C:UMP�2EHENS�:VE PL.AN �IESIGNAT:I:ON: L.ight ]:ndustri.al LONING I��S:CGNA'TTqN; T--� (Light :Cndustr9.a1) APPLTC;ANI"; Pac9.fi.c R�alty Ass�.,c, OWN�:F2; S�me 111 SW 5th Aue. , Sia9.�e 2950 Pc�rtl�nd, QR 972qQ LQC;FIT']:QN; South carner of SW 72nd Flveriue and UpK>er Bnan�s F�rry Raad (WC"fM 251 t3A9 l�t 101) , I ?... Ba. ckground �nformation l"h� suk�ject praperty wa5 ��r� �f ai� anr��xdtion to tFie Ci.ty in 1976 when i�he pro�a�r�ty was raar•t o�f a ].ar�ger �arcnl. :Cn 1985 �:he �pplic�rits r�ec�u�sted apprau�l c�f a m9.nor l�tnc� �aartition (MLP ls-...65) ta cr•eate thr�e parcels fram one tax lnt anci a l.�t line �djustment (M ].5•�-H5) to alt�r th� pra�aeri:y lanes af thre� nther� �arc�l.s. Because th� applicarii:s cou�.d r�ot comply with condii:ions of ��aproual aut].9.nPd in MLP 18-...85 due tc, sewer line sizes and cnnfiguratianq, ML_P 18-�8h was nat acted upon but the lot lin� adjusLm�nl:s were �.11owed to be complei:�d. 3. Vicinit�]:nfor�mation �"his ��rcel is presentl.y surrounded by x--•L zoning an a].]. s9.des except i;o i:he nuri:h wh�re an I••-P xon� c�istrict accurs. pev�lopm�nt in the vi.cinity incliacles a fi.ve building nffic� �nmplex (�11"GG�ly sa�ai:h nf i:he parcel anc� a mixt�are nf nffice, di.��r�ibutXOn �nd la.ght manufar.turinq us�s in other• direci:i.ons ac.ross SW 72nd Avenu� and U�>�a�r Boories F'�rry f�a�c�, Th� (,ar�m�n (��nter, which is zc�r�ed :C.-•p, �.a.es dir�c�:l�y nor�i:h aric� �11. ni:her adjacent pr�a�a�rti.es ar•e z�ned �_..1.,, �TA1=F REpOF2T - ZC 87..,,14 - PA(�F 1 4. ��te 7nfarmatian and �ro,_pnsa� Descra;p�ion; The �ite �o �e re,•�xan�d is prps�r��ly un��vPl�ppd and Gon�azns a cluster of tr��s, s�veral �fi whieh reach d�praxim�a�ely lOp f�et tall. In �alatian ta �I�� alr•�a�y ��vP1a�Ead O�e��n Husin�ss �ark to �he sawth, the si.�e �s eleuated and ser•v�s �s a visu�l nade t� the area due to the numher, varxr-.�y artd �uality of �rePS , 'The sit� �on�ains no natural wa�Pr fea�ures �nd st�rm water runoff �a�s thr��agh exis��ng pipes and diLches on the �eriphery af �hp pra�er�ty and ultimately flaws into Fanna Cr��k, T'h� ap�ali.c�ant:� d��a.r� a zcane change a.n arcle�^ ta develap the �rc�p�rty, prnbably wi,i:h a sma11 o1'f-ic� bwilc�irig, Such dpvPlopm�nt woul,d a];low the exi.stir�g tr�ees to be u�:i.l.ar�d i.n the sit� d�s;ign and wc�ul:d b� consisLcant with n�arlay d�velopniaarits which ar� af gaod qua�.ity �nd visu�ll.y attrar.ti.v�, 5. F�gency and�NP4 Camments Th� E:ngi.neering �n�l [3ui,lding �a.ui.si.an� bnth r�ui�w�d the propos�d zane change �nc1 made na comments regarc�ing the change. 1"h� Planninc� Di.ui.si.an recei.ued na atkier r�qu�sts far comments far this �r•aposal. E3. F:I:IUq1111G� AND CqNCI.,U.r.;:T:OIVr T'h� re].av�nt c�^iter�i.a in i:h9.s case are Tigard Gc�mpreh�ensive P].�n potic9.es 2, 1 , 1, 5. �.. 1, 7,1,2, 8,2,2 and Chap�er �.2, l�ocatianal Grateria, Statewid� Plann9ng Goal,s dc� nat need tc� be ac�dressed since Tigard' s CUm�r�?hensave Plan has a�.r�ady b�en acknowl�c�g�d, 'I"he Pl�anr�ing s�.aff h��s d�ter�min�d th��ai: th� praposec� zonc� ch�nge i.s cnnsisi:ent wil:h �:Nie rel�v�r�t portinns n� �:Fie (,omprphensive Plan baspci upc�n the f9.ndangs noted b�J.�w: 1 . P].an Pc�licy 2, ]., 1 i.s sati.sfi�d b�e�use NPO #� and s�irraundi.n� �ar�o��r�i:y nwn�rs wer� giv�n noi:a.c� nf the h�ar•ing and an ra�por�4unai:y �c� comment �n the ap�ali.cant' s prapasal.. ' 2. P.lan Policy 5, 1. 1 is satisfx.ad b�cause the �rone change will allaw d�v�lapment cc�nsas�:�nt wi.�:h th�e City's d�si,re ta di.uersi,fy i�s � nconamic o�a�ortunii:9,�s and to prnmote �Lhe gr�owi:h �f i:he local jab ; m�rke�:. ' � , 3 , pl�n F�nl.icy 7.�..2 i.s sati.s�ied becaas� ad�quate servi.r.e capac9.tS,ns arp avail.abl� in 1:h� immediate area. Some util.ity � extensi.ans (�.g, sewer) wi.l.l Yae n�r..ess�,ry to serve �he praperty b�at this aar� be accomplished as a conditiar� c�F develuping the site. 4. P1an Pc�l,i�y 8.7...2 is sai:isfied be��use Tri�-Met ofFe�^s regul.ar bus service alang SW Up��r i�oones F�rry Raad, �TAF�" RE:R012T' _.. ZC 67.-,1q .-� PAGE: 2 �i, T'he l.oc�tion�l Cr;i��ri� in Chapter� 12. of the Pl.an ar,e satasfied fur �Lhe folla�i.ng rc�asans: a, T'he p�►^ceJ. r.an �aot�r�l�i.�].ly h�v� �cc:ess to SW 72nd Au�nu� and/nr SW Upper i�aan�s F�rr•y Ra�d, b. Ne�rby facili.ti.�s h�u� ad�qu�1:� ca�abili.ty t� serve ful:ure dev�la�ment on �:Nie proper•i:y. c, Thr� ar•ea a.s �J.r��dy cc�mmitted to typ�s of d�v�].npment ct�nsist�rit wii:h the I.._p xona.ng distr:ict, , , fi, 'C'he ch�nge i.n zc�n� tc� ari 7:-...I� clesignat9.�n will. increas� 1:h� ', mirii.in�am .lanc�sca in � �aire n t . ' . a• �a g r q m n fr^am X'a% to 1.5�. C'hxs �.ncre..�se wi.11 �a�rmi,t gr•eater pr�es�rv�i:a.on Cf �Lhc� exisi:inc� 1:r•e�s �n thi� s:ite shou.ld d�uelopm�nt on the p►^aper•ty occur and wi.11 r�qiair•� a Si1:� Cl�v�lopmen�: Ft�vi�w i:hrough i:hF C;i�ty. C, 17kCOMM1�'Npf�'7`:CQN Bas�d u��n L-h� abov� fii.ndinc�s anc� conclusi.�ns, fih� Pl.anning si:�xff r•ecommerids approval of IC, 87�--1A, . �/�� . �(,// � ��%'/'%��/�'�' n�,��,r=y' .- / ...._..__.�_...�. .r.�^�� ._.....�w��.'._....�......��..�..�•`..» ._...__....._.. I�f��.f�Al�kp �Y; Tam �ix�n AP OUFn BY; Willi.am A, MnnaNian Assist�nt F>lanner Di.rectar of Ccammur�i.ty �au�lopmti�nt � �� I ir . � 'NI Ri I I 3 � � � � YI S ; ; YYIY 5 OJND �ST. � « � � \. w I \ � JAH I'L � / +� ' I �. � USA TREATMENT p 6�% 'b. � OIIE60M I ,�. cJ!!• PLANT °""0N � wr�cee \ R I_� M1fIN[!/ / � �u a I � � MRK � • '' '•�� I . =w �_�, � •y. ;CAM@RIDaE OR �� I � �` SON C y�. �"�"`'r,�r , 5. . �11�9/Uf � s D�� s.w. fiwM.�r . f� f ' _ S'I'F1FF' RE'NqRI` --, ZC; 87-,.1A -- F�AC�E: 3 .... _ . . _ ..._ _ .... __ _ _ - . . ._. _ . ---__ . _ .. __ . ,_ ti _ . .. _ ____.____ . _ ._ y��.� `� 2 � S3`j �~ . 00> � ,� PROPOSAL FOR A ZONE CHANGE ' PACIFIC REALTY ASSOCIATES TIGARD, OREGOM � April 1987 , prepared by ' Mackenzie/Saito b Associates, P.C. 0690 S.W. Bancroft Street Portland, Oregon 97201 � . �. ' /'; �_:. ,, .,. 1:�' ,: f; ,,',, �; f �` ,?'- . .. .. .. _ __ . . _ r, --- - .. .. . _ .. _ - - - - --._.._.. .. ___- , � , , , .. , �. i I. IIdTRODUCTION A. Site �ocation and Description of the Proposal . The following material is submitted on behalf of Pacific Realty llssociates for property described as 2S1-13A6 (Tax Lot 101). The site is bounded by S.W. Upper Boones Ferry Rd. on the northwest, S.W. i � 2 d Avenu eonthenrt o heast, and the develo ed P Tr ac ust Bu in P s e s s C n t r t h e s o u t e e o n h. Th e s i t e i s a b o v e t he ad 'a n � c e t d e v e l o p e d a r e a, a n d h a s a n u r^b e r of large trees. � The site contains no natural water features and is entirely above the 100 year floodplain. Storm runoff runs through existing pipes and ditches, and ultimately into Fanno Creek to the west. There are no apparent significant soil constraints. The existing vegetation presents a significant attribute for future development of the site, and is one factor in the decision to propose devPlopment under the IP zone. With this designation; a small office building can be constructed, which will allow the trees to be utilized in the development. The area surrounding the sixe may be characterized as a developing multi-use industrial area. Recent site developments are of good quality, visually attractive and serve traditional clientele. All local governmental services are provided by the City of Tigard, including planning, zoning, building permits, police and other municlpal services. Fire protection services are provided in conjunction with the Tualatin Fire Department. The Tigard Water District provides public water, while sewer is provided by the City of Tigard and the Unified Sewer-age Agency. II. APPROVAL CRITERIA - Zone Change (Map ChangeJ A. Com rehensive Plan Policies: The following discussion addresses applicable an po c es as ent e in the Tigard Comprehensive Plan. Policy 2.1.1 - Citizen Involvement Citiaen involvement is achieved through the overall planning process. The City of Tigard has a citizen irevolvem�nt program which will be applied td this request through review and comment by the neighburhood assocfation. Policies 3.1 and 3.2 - Areas Sub�ect to Natural Hazards The site's el�vation is above the 100 year floodplain, and there are no other known natural hnzards on the property. -1- ......._._..._,, , ......... . . .. ..._............._.»._.. .,�....�..�......�.�...,.�._�.�..�....�.._...�.._._.�...._ .� ....__..,......_.....ti....�,_.�.......�...�.........��....�.�...�.,,.. . ,....._......_... � Policy 3.5.1 - Open Space, Natural and Scenic Resources . I Upon development of the site, open space will be provided in the form of '� landscaping, parking areas and pedestrian walkways. The existing trees will be incorporated as a site amenity as much as possible. Policies 4.1, 4.2 and 4.3 6 - Air, Water and Land Resource Quality The site is provided with public water and sewer services, thereby maintaining the quality of the area's water and land resources. The development facilitated by the proposed Zone Change will be subject to DEQ Air and Noise Standards. Policy 5.1.1 -Economy of the Community The site wi 11 ultimately be developed under either the IL or IP zone. However, approval of the change will be the first step in the development of a pro�ect which will more appropriately respond to tF�e nature of the site. Policy 5.1.4 - Encroachment Into Residential Areas The proposed zone change retains the existing Light Industrial Comprehensive 'I Plan designation, and will �ot alter the nature of the surrounding area. Policies 7,1.2 and 1.6.1 - Public Facilities and Services A range of services are available fow the future development of th�s site. These services have been introduced within the preceding section. Policy 8.1.3 - Transportation The rezoning of the site from I-L to I-P will have a minimal traffic impact since the ITE Trip Generation rates fpr "industrial parks" (�130) and "light industrial" (t�110) are 10.9 trips/acres and 10.1 trips/acre in the PM peak . hour. This amounts to an insignificant cha�ge in traffic. Furtt�er, assuming th�t the site is developed as an �ffice, ITE classification #7,11 would indicate • a rate of 17.7 trips per 1,000 gross sq. ft. of floor area, or about 350 trips � for the projected 20,000 sq. ft. building. 6ath S.W. 72nd Avenue and S.W. Upper Boones Ferry Road are designated as Ma�or ' Collectors. The increased volume, if any, as a result of the proposed change, is so small that the rezoning of the site will not increase traffic volumes sufficiently to lower the level of service of the primary access route. With ma3or transportation improvements recently completed in the area, no problems are expected as a result of the minimal increase in volume due to the rezoning. Policy 9.1.3 - Energy Conservation The future development of this site will address energy conservation during design phases, including orientation, mass and construction materials. -2- i ; __.__ __.!. . + . ... ... _ __. .. _.�_. ._ ----._...----- - -.- _. _... ___ .. _...___ ..__ , . _. _ _. . .. _.._ __.. ._...._.___..._,,.._...,.._, __,_..---..__._� . � , , � . Y B. Locational Criteria in Chapter 12 of the Plan, Volume 2 ' The �following responds to the Industrial Policies which are applicable to the proposed Zone Change. 12.3.1(b) SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE: "(1) Buffered from residential areas to assure that privacy and the residential character of the area are preserved." The nearest residential area is west of the site, across Fanno �reek. "(2) Located on an arterial or collector street and that industrfial traffic shall not be channeled through residential areas." The site wi �l access directly to S.W. 72nd and S.W. Upper Boones Ferry Road, which are designated as major collectors. "(3) The site shall be of a size and shape which will provide for shurt and long range needs of the use." The property under consideration is triangular in shape and has a �� umber of large trees. These characteristics make it much more suitable for an office building than for the "flex" buildings in the adjacent project. The IP zone will allow an office building to be built. "(4) Th� land intended for development shall have an average site topography of less than 6� grade, or that it can be demonstrated that through engineering techniques all limitations to development and the provisioned services can be mitigated.'" The subject site includes grades of less than 6�6. "(5) It can be demonstrated that associated lights, noise and other external effects wi11 not interfere with the activities and uses on surrounding properties." The surrounding properties �re/will be used similarly to the envisioned use of the sub3eGt property. Therefore, the external effects from the future development will be cbmpatible with �earby .activities. . . C. Consis�ency with Other Provisions of the Community Development Code Any Comnunity Development Code provisions not addressed above. or 1n the ' following discussion regarding the purpose of the "I-P" zone, will apply directly to the review of site development plans. S1nce this request fs for a zone change, the City will have a further opportunity for review of site { development plans through the Design Review process. ! � � -3- � � , �. ._.._..... __ .. . .,._.__,. .. _._. _....._.._ _ ..._._. ___ ._.... :........._.�.,............_.___,�....._...W.r......,.�.._�...�.._._...___--�._...._.._.._.�.�.,.r.._ _. . i (• ' . . � I ; , '. ' 1 . ; i • � � � 1 As indicated in Section 18.68.010(a) - PURPOSE OF THE "I-P" ZONING DISTRICT • IS TO PROVIDE AREAS: . "(1) For combining light manufacturing, office and complementary related commercial uses, e.g., restaurant, barber shop, beauty salons and fitness centers." . The size and character of the sub3ect site are more suited for an office or similar use than a pure industrial building. � "(2) For combining uses which have no off-site impacts in terms of noise, � � odor, glare, lights, vibration, smoke, dust or other types of off- site impacts." �' . Plo off-site impacts, as indicated above, will result from the proposed . use f acilitated by the zone change. "(3) For combining parking, landscaping and other design features and which physically and visually link structures and uses within one ' development; and" Oevelopment for IP use will allow retention of the character of the site, which would not be possible under pure industrial use. The ' develapment will be integrated with the abutting PacTrust Business Center. "(4) Which prohibit residential uses." f No residential uses are proposed. f "(5) Which utilize a basic street and utility pattern which will permit � flexibility in the size of industrial sites." The site size is fixed by the existing street pattern. "(6) Which provide for a circulation system that provides direct access � to arteri als or col lect�rs that wi 11 not channel traffic through residential areas." The proposal will provide for access to S.W. Lower Boones Ferry Road and S.W. 72nd Avenue, which are designated a ma�or collectors. "(7) Which utilize an internal circulation system which connects to ad�oining sites." Inter�al circulation can be provided through utilization of existing access to the abutting pro�ect. -4- 'I. . . . . . . - . -- ' _ . , . _ . ._ - - . .. . . _. . _ ... __ .. . .. . .. ._ _ t ± � `��, .�' . � � ' � � � � � � ; � ,, � ; ;; "(8) Which provide a eomplete set of pre-imposed restrictions (e.g. deed '�. restrictiAns, restriction covenants, �etc.) that are enforc�able upon �� all occnpants of tfie industrial park including provisio�s for site ;± improvement, building design, la�ndscaping, sign control, off-street 3i parking and site maintenance." ��; � �; This aspect of the redevelopment of the site wi11 be determined during � Site Development Review. �,� � "(9) Which provide evidence of continuing management responsibility to �� enforce restrictions established upon�the original development pl�n." L'. �;; This aspect of the development of the site will be determined during ��. Site Development Review. ; F% "(10) Which recognize the differing transportation requirements of � ° employees and service vehicles with adequate pravision for public '' transit ac�ess.° ` �� Development of the site will recognize the need to serve a range of users. This aspect of redevelopment will be determined during Site . ' Development R�view. ;;: ;: III. SUMMARY s; The above discussion has provided a general site description, explanation of the proposal, approval criteria have been addressed and �raffic iswes have been �' reviewed. It has been shown that the proposed Zone Change is appropriate in light of the �,. review criteria, and in order to allow a lagical site development. Further, the ` proposed Zo�e Change will encourage the develapment of a pro3ect of greater ��' comnunity benefit througfi retention of substantial site character. , �' �_ The Applicant therefore requests approval of the proposed Zone Change. �� ,.; . 4 t iI 1.1 E. �.� - ��<� �: ,.: , �: f:' . j": f k l . ' . , �,',ii ":y � �.,__ �' �1, .... . �,,'. F� � -5- �. ,: �;, t _ . :.:: , _� ... _:::—:.. 72ND AVENUE � • � ' . ZD�tt G!-�i�l CtE. B . � - _ � S�T� BUILDING B � BUIlDING D � t.�TO11T J111EA 1 II /. I l \�. �. -,'K • � �I 1 BUILDI�V(°., � : � . BUILDING F - �. . . _ y-. •q� - ''fi �- - �v _ � _- �;�- � � _ a ; �� o �- ' � � \ �.� _ �� BUILQ[NG E . � � - n, . \ . � / � � �r � � 'p O / � �,��Q . , , . : J �•y i \ �� SITE PLRN �� ,,, o �o .o ,.6 . 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L. I 0�`i � .. :;_::<_.::.:., . ..�:,r�.:. � ��..:,;,:. =:� � :�� . .., � . .��..:.�� = 2 S - J - 13 A 6 •• _ _ . . ��.::._.:- �. ; . , •�:�:�,.,�' .: . . �=� . . . . . . . . �'_. . . . .�_`\�- i .�, �: ' `��:. �. _'.:�'��`��'-'=�:� ' ' �. �: ..� ( � �. ♦ � �. �`�\\\` .. `\\ ' :. �• �, ` '� \\```��,` � ♦ `,,_,, :N. � A :- �.::��=��: : � � . _: .�.��.�::,: ,. �, '•, : . ._ � ,`�: . . • � � ,�\ \\�' � � ` 32 , ,�;\��.�: ��,: �l� n• 9G'o1' ' 8 .�. � � �: ,�� Vt� e= 4a.00; . p'vss L - � '`R\��' � �� 'i L 67 05' `i6�0 ir' /Jo� � s • _ , .�.., .-• . a . � .,. �� 30• . . � '� ,L� .d••' oSt�e �" � %B�I� � �I Sha rp� ��;ve wcey •' � /�I/uT!C'o� : . .• �1 -- — — ----' � j�ccess A'B .. '''��A1� f /�rit S ��, •• ''� � � ` ,.,,� i `, 3�•�� 5 -, � - .P0.6�._.•••••••�:;4-Zb�'�� 0 . � � --- — — — -- — .�........._. , L * 58. 5� ��p.� a2 �;�:: �>.� � ��,,3 Z �, 66 ,.�.�..< ��i:��'�w�::s�� :r: � 7 f,y_�• �.- ,;i:- :.� � ,. �\ �;:�-:.:.: �.� ' ? g3 , . ^' � f !j./��8 Z �g�.�� - D P / - - L s324'4�� / . �V�I •�/ ,I/r-V. /O oD �i � � � /� I�• ' : I� � � ' . . �iU� �� ... . � � PACOFIC REALTY A�� C ...._ n,.,..:,, ... , . �.•.. ��/ a C�YOF T�6"rARfl . �� COMPREHENSIYE PLAN AZiL�DiDtiE�TT/20D1E CHAIv�E/ZO�IE ORDID1A�iCE AliENDTlEWT APPLICATI08 CITY OF TIGARD, . PO Box 23397 TiEsrd� Oregon 97'223 - (503) 639-4171 FOR STAFF USE ONLY CASE �i0. RECEIPT �0. APPLICATION ACCEPTLD BY: DATEs 1. GEDIERAL INFORHATION � Ap,plicatian elements submitted: PROPERTY ADDBESS/LOCATIO�i_N2dT' S.W. U,�per Boor�es (A) Application form (1) Ferr ROad/S.W, .72nd Avenue (B) owner's signature/written , TAX MAP AD1D TNC Y.OT �10._2S1-13A6 T L 101 suthorization (C) Applicar►t's statement SITE SY2E (15 copies) PROPERTY OWNER/DEED HOLDER* PdC'if'IC Realty Associates } (D) Filing fee (� ) ADDxESS"111 S.W. 5th, Ste. 2950 pxo�� 224-6540 � Additional information for Compre-- �CITY Portland ZzP 97204 —� sive Plan Ha� Amendmen'ts/Zone Changes APPLICADIT* above (E) Haps indicating property ADDRESS PHODIE location (15 copies) CITY' ZIp (F) List of property oamers and *When tt►e owner and tt►e applicant are different addresses within 2S0 feet (1) people. the applicant must be the purchaser of record (�) Assessor's tiap (1) or a leasee in possession with written suthorization (H) Title tcansfer, instrument (1) from the oWt►er or an agent of the owner with written authorization. The o�rner(s) must sign this � � application in the spaee provided on page two or submit a written aut'horization with this application. � DATE DETERMINED TO BE COMPLETE: 2. PROPOSAL SUl4�kRY j The owners of record of the subject property ` FINAL DECISION DEADLIDIE: request a Compre`�ensive Plan Amendment (if � COHP. PLAN/ZONE DESiGNA.TION: , • ' applicable) from -- to -- � ' and a 2one Chaa�ge from IL to IP ' • � Di.P.O. Number: •• OR ( The applicent requests an amendment to the � Planning Commission Approval Date: followins sections of the Comprehensive Plan � � : or Community Development Code N.A. I ! • . — � � City Council Appcovsl Date: ; � . , ' (KSL:pta/0�37P) � j ' ' --• . .. ! , � I w....,.a-.,zut.p.....� . .� .. ,-- . .. ..i....y .�..........._..-.-.......�. . ...�...�.,..._.....,._�.��_. . ...._..,.�.._.�........_.._._...._.,......,...:..._........`.�......_ ....,�.... . ', � ..� ♦ !. �� / r • � 3. T.i,st any variance, coaditional uses, or other land use actions to be considered � as part of this appl�cation: None 4. Applicants: To have a complete e�ppllcation you wi11 need to submit attachmente described in the attached informa[ion sheet at the time you submit this application. , S. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions . that ' may be ' attached Co or imposed upon ttae subject pzoperCy. • B. If the application is granted� the applicant will exex�cise the r3ghts granCed in accordance with the [erms and subject to all the conditions and limitations of the approval. C. All of [he above statements and the statements in [he plot plan,. , attachments, and exhibits transmitted herewith, are true; and the applicants - so acknowledge that any permit issued, based on this application, may be revo�ed if it is found that any such statemen[s are false. . D. The applicant has read the entire contents of the appllcation� including the policies and critezia, and understands the requirements for approving or denying the application. DATED this 6th day of May 19�_ I SIGNATURES of each owner (eg. husband and wife) of the subjecC pruperty. �� IFIC AL Y A T : ' c ar P. uono, ice President �KSL:pm/0737P) , !I STAF'F F2EP4R`I" AGENpA �:°I"EM 5.2 JUNF �6, 1987 - 7:00 P.M, TIGARD PL,ANN�;NG C;QMMIS�7pN "('�CGARC� CIl'Y HAl_L. -- TOWiV HAl_L 1312.5 SW F{ALt.. BI..VD, �":CGARD, OF2EGON 97723 � A. FACTS 1, General Tnformation CASE; �ane Change Z� 87--15 ' REQUES"C': Tb a1J.aw a Zone Change fram I--.L (L.ight xn�lustrial) ta Z--•F� ' (Tndustrial Par^k) nn a 5.18 ac�P site, i; COMPRENE��NS]:VE PLAIU dESIC�NATTqN; I--L. (LigFit TndustrS.al) ;" 'c ' nc�ustra.al ZQNING pFS:�CNAT'ION: I�--L (L_x,�ht ,L ) , APPLTC:ANT: PaciPic Realty Assc�c. O�JIV�:R, Sam� 111 SW 5th F�ve, , 8ui.t� 2950 Portland, OR 972QQ LOCA7TqN: Sauth of Upper E3oanes Ferry Roac� im►necli.ately east of i:�ie Soul:hern Pacific r�ailraad tracks. 2. Backgraund 7nformation � This praperty was annexed to Tiga�^d in 1976 along with sever��l other contiguous properties, Mnst af the site has Ya�en dev�lop�d wi.th three s affic� builcli.nc�s, known as Qregan E3usS.nass Park JCI, which is utili;�ed ' by a vari.ety c�f ].ight industrial and affice I�1A811'1258P3. 3, Vici.nit� Tnformatian "fhe �roper�ty abuts the �autM�rn Paci.Pic r�i�.rn�d on its w�stern �rnperty lxne and is surrounc�ed by C-G (Gpneral Camm�rci.al) xnni.ng to the east, I--P znning ta the nartPi, and ]:-L zoning ta tF�e west and :� south. ThP southeastern pro�er�ty line M�s frontag� alUng the I�-5 ! , interstate a].though access to the si.te i.s made an Upper E3oones Ferry � Rnad, i The dive�^sii:y af �nning di.stric�s in the gener�a�. area around this site has prnduced a cnrrespond9.ng diversity of development. This includes a variety of commerr.ial uses orxented tr�ward t;he in�ers�ate; light industrial, warehousing and disi�ributiun businesses; and sever�al nffice ' campl.exes, mns�J.y ].ocated �.n the Qregan Busxness Park. STAF"F REP012'T �- ZC 87�-15 w PAGE i 4. Site ,Informatian and Pra�osal Descr_ i��ia� Th� thr�e huilding camplex is pr�dominately used for light manuf�r.turing and �ffice 1d3�8. Dev�l.apment: an the sxte has �ccurr�ed snlely on �he A,A8 par•cel known as �ax lot 70i, The smal�er parcel, tax ].c�1: 7(�p, is only ,74 acr�es in si;ce �nd cor�tains a smalJ. gr�aveJ:].ed parkir►g lut with access c�i►^actly orito Upper Boanes F�rry Raad. 'This parcel c��herwis�! r�mair�s und�vel.c�ped, .Th� appl.i.cants are pr•apasing �o ch�nge the zc�ne designation of '�I'1P.5C �wo parc�ls ta �:�-•� in c�rder �La permxt greaf>er fl.exabi.lity a.n �he c�euela�ment and wse of i;he praper�ty. The rexanirig wowlci al.low the und�ve�.op�d lat ta b� deueloped far an ancillary use, pc�ssi.bly a clay c�re fa�i.li.ty, a us� suygested by �he a�plicants consult�nts. 5, A enc and NP4 Comments 7'he Enc�i.n��ring and B�aal.cJing pavxsions bc��h revi�:wed the prapased zane ehange and mad� no comments regardiny i:he change. 7he St�tP F�ighw�ay Diuisi�n r�uiew�d the praposal and had na objecti�ns �o it. It was felt, howeuer, i:hat any develnpment c�n the site will affeci: t.he T—•rJ -- E3Q01'1�8 Ferry Road 9.nter'CI'1111�E?, The Divisi.on r��cammerids i�hat cnnsider�a�ian be given to prova.di:rig a left turn r�efuge at th� property line, i Na nther cnmments have been received. � i i B, FTIV�7NGS ANp CQNCLUSIONS � � , T'he relevant criteria i.n tPii.s case ar� 1'igard Comprehensiv� Plan � �017.CX�8 2. ].. 1, 5, 1 . 1, 7, 1 .2, 8 ,2.2 and Cha�ter 12, l.ncatinnal Gra.ter�i.a. 5ince i>he PJ.an has be�n acknawledged, the Sta�e Gaa].s da nnt have to be addresspd, t The Plann9.ng staff h�s defiermi.ned that the prapas�d zone cFiange is c�nsist�nt wi�h �he rplevar�t pc�rtians of tl�e C�mpr�h�nsive Pl.an based , upon 1�he fi.ndings noted b�],ow; �.. Plan P�1icy 2., ]., 1 is satisfied beGause Npp #5 and surrouncla.ng prnper•ty awner�s w�re given natice c�f i�he hearir�g and an fi oppar�tunity 1:o comment c�n i:h� appli.can�'s propnsal , % 2. Plan Policy 5, 1 . 1 �.s satisfied beca�ase the z�ne ch�nge will allaw ;; develapmerit r.c�nsa.stent wi.th the City's desire to diversi.fy its economic opportunitxes and to pr�c�mute the grawth of the lor.al jab = � market.. '� "�: � � , P].ar� Po].icy 7, 1 ,2 as satisfied because adequate service � C71�i�1GX�l.�'3 are auailable in the i.mmediate ar�aa. Same util.ity extensa.ons (F.c�, sewer�) wi.11 be n�ces�ary to serue tM�e property ` haut �hxs c:an kre accomplxsh�d �s � condition oF deve].a�irig i:he ` sa.i�e. y � 4, P1�n pal,a.cy 8.2.,2 is sat9.sfied b�caus� 1"rx--Me� aff�rs regul.ar bus ; seruice along �W Upper Boanes Ferry Raad. � ! �TAf"�' REPqFtT -.. Z� g7'_-15 -� PAGE 2 I i � � . .__,.,. . � . .�._., __,�... �. : _ �,_. 5, "fhe L.ocat�anal Crxteri.� in Cha�ater �.2, of the R].an ar� satisfied �ar the �Fal.lowing r•�asonx: a, T`he parceJ.s h�ve acces� anto �W Uppe� E3aQnes F'erry Raacl. b. Nearh�y faciliti.es haue aclequate capabS:lity to scrue futur� developmeni: on th� praperty. c. "fhe types of ci�vPlapmen� permi.t�ed in the I,.-P zon� are cnnsisi;Ent wi,th deuel.�pment which has alraady occurred in this ar�a of Tigard. "C'he change in �ane ta an I-�F� designati:an will increase th� mini;mwm lar�c�scapi,rtg reyuirem�r�t fr•om 15� to 2596. Rlthough the pregent landscaping on the deve,l;aped par�ti.an nf the sit� is af high qua],i.ty, it will nr�t me�t �he 25� reguirement, Sirrc� the proposed zone change invalues an undeueloped tdx l�t, at wi:ll. be requir�ed caf any suk�sequent development to meet i:he 25X landscapirrg requirement. Al;thaugh the zane change inuolves twa tax lots, the prnperty l:egally consists of' ane parcel. F�ny further developmerit on the pr°caperty must inclwde bUth tax lots and the standards nf th� I-•P zone, such as landscapang, wiJ,l need to be applied to the eritire pruperty. G, R�CqNM1�NDATI(�N Based upan the abave fi.ndings and cancl�si,ans, the Planning staff' r��commends appraval nf �C 87--15 subject to the fal.lowing cnndit9.on: 1, Tax lo�s 700 and 7Q]: may remaa.n on th�e Assessc�rs rtac�ar�ds, bu� the p►^aperi>y shall only be eonsidewed as ona parcel unlr��s a partitian appraua]: is grant�d by the City. ``�:�� t .......� ,,,� � ,....__ '..�.`.� �...C'Y� -'•:e!�%^�`""`..;.�'_�•`�-�""� PRF�PAR�q �Y: Tam Da.xon AP �l� BY: Wi l]:a:�nm A. Monahan Assis�ant Pl.anner Da.rector of �ammuni.ty Deu�lnpment ('TD:cn/�29�2P) STAFF' R�PORT — ZC 87-�15 �- pAG� 3 � :� 2,�� 3 a y '� � � PROPOSAL FOR A ' ZONE CHANGE . PACIFIC REALTY ASSOCIATES � TI'GARD., OREGON . April 1987 prepar�ed by i Mackenzie/Saito � Associates, P.C. 0690 S.W. Bancroft Street Portland, Oregon 97201 � i i . I I I i ; ; � � � � � � r � ;, � , � 1 ' I. INTRODUCTION A. Site Location and Description of the Proposal The following mat�rial is submitted on behalf of Pacific Realty Associates for property described as 2S1-1200 (Tax Lots 700 and 701). The site is bounded by S.W. Upper Qoones Ferry Rd. on the northwest, the railroad on the southwest, and the developed commercial area on the east. The site is well below the adjacent commercial area. , The site contains no natural water features and is entirely above the 100 year floodplain. Storm runoff runs through existing pipes and ditches, and ultimately into Fanno Creek to the west. There are no apparent significant soil constraints. The area surrounding the site may be characterized as a developing mul�i-use industrial area. Recent site developments are of good quality, visually attractive and serve traditional clientele. The undeveloped portion of this site is suitable for future use for an anci llary activity, as allowed by the IP zone. It is of a size and shape that is not conducive to a multi-tenarit business building, but would be appropriate for a small business which would serve the nearby activities. Application of the IF� zone will allow this use through increasin� the flexibility in potential occupancy. All local governmental services are provided by the City of Tigard, including planning, zoning, building permits, polic� and other municipal services. Fire protection services are provided in conjunctian with the Tualatin Fire � Department. The Tigard Water District provides public water, while sewer is provided by the City of Tigard and the Unified Sewerage Agency. II . APPROVAL CRITERIA - Zone Cha�ge (Map Change) A. Comprehensiv� Plan Policies: The following discussion addresses applicable Plan policies as identified in the Tigard Comprehensive Plan. Policy 2.1.1 - Citizen Involvement Citizen involvement is achieved through the overall planning iprocess. The . City of Tigard has a citizen involvement program which wi11 be applied to this request through review and comment by the neighborhood association. Po?icies 3.1 and 3.2 - Areas Sub�ect to Natural Haaards The site's elevation is above the 100 yea�r fioodplain, and there are no other known natural hazards on the property. . , . -1- , . __.._._�.._.__......_..�_.._...�_._._..__...._., _ _,.w.....w.........._.................._....�..�,_�,....,.................._. -- .. ...._._„ ..� —..,,,......�..,........._...:.n...,.-.�� , , i � � ,. a . Policy 3.5.1 - Open Space, Natural and Scenic Resources ; ; Upon development of the site, open space wi 11 be provided in the for.m of landscaping, parking areas ar�d pedestrian walkways. � Pulicies 4.1, 4.2 and 4.3 - Air, Water and Land Resource Quality The site is provided with public water and sewer services, thereby maintaining the quality of the area's water and land resources. The development facilitated by the proposed Zone Change will be subject to DEQ Air and Noise Standards. � ; Policy 5.1.1 -Economy of the Community -� Th� undeveloped portion of the site will ultimately be developed under either the IL or IP zone. However, approval of the change will be the first step in the development of a project which will more appropriately respond to the nature of the site. PolicY 5.1.4 - Encroachment Into Residential Areas The proposed zone change retains the existing Light Industrial Comprehensive Plan designation, and will not alter the nature of the surrounding area. Policies 7.1.2 and 7.6.1 - Public Facilities and Services A range of services are available for the future development of this site. These services have been introduced within the preceding section. Policy 8.1.3 - Transportation The rezoning of the site from I-L to 1-P will have a minimal traffic impact sfnce the ITE �'rip Generation rates for "industria�� parks'° (#�130) and "light industrial" (�110) are 10.9 trips/acres and 10.1 trips/acre in the PM peak hour. - S.W. Upper Boones Ferry Road is designated as a Ma�or Collector. The increased volume, if any, as a result of the proposed change, is so small tha� the rezoning of the site will not increase traffic volumes sufficiently to lower the level of service of the primary access route. With ma3or transportation improvements recently completed in the area. no problems are expected as a result of the minimal increase in volume due to the rezoning. Palicy 9.1.3 - Energy Conservation The future development of the undeveloped portion of this site will address energy conservation during design phases� including orientation, mass and construction materials. . � � -2- � _— : _.._ .._ ; . ._ . ._ . .. .._. .�.�_...__ _..._.....�.___.-__....._____.�_...._........._..�..,...:.__.._....._.�...:.�..,:..»..�.�:....�.....::,::.�..... .. . K;��,�:��.�,.,:�,� , ; � � �; . �. . ; :;' � � � T, 6. Locational Criteria in Chapter 12 of the Plan, Volume 2 �, �;. The f�llowing responds to the Industrial Policies whic� are applicable to the � proposed Zone Change. , 'a 12.3.1(b) SITES FOR LIGHT INDUSTRIAL DENELOPMENT SHALL BEt � ' � "(1) Buffered from residential areas to assure that privacy and the � residential character of the area are preserved." � ; The nearest residen�ial area is east of the site, across I-5. > � "(2) Located on an arterial or collector street and that industrial traffic V ' shall not be channeled through residential areas.° ' 9 The site will access directly to S.W. Upper Boones Fer.ry Road, which . is designated as a major collector. "(3) The site shall be of a size and shape which will provide for short and long range needs of the use." The property under consideration �s partially developed as Oregon � Business Park II. The IP zone will a�llow greater flexibility in thE potential future use of the small undeveloped portion of the site, which is limited due to size and shape. °(4) The land intended for development shall have an average site topography of less than 6% rad e orthatitcanb dm 9 � e e onstrat d t e hat through engineering techniques all limitations to development and the provisione� services can be mitigated." The subject site includes grades of less than 6% on the majority of the site, with a steep, undevelopable slope along the wester.ly boundary. "(5) It can be demonstrated that associated lights, noise and other external effects wi 11 not interfere with the activities and uses on surrounding propertie�s." The surrounding properties are/will be used similarly to the � ,envisioned use of the sub,�ect property. Therefore, the external effects from the future development will be compatible with nearby activities. C. Gonsistency with Other Provisions of the Community Development Code ' Any Community Development Code provisions not addressed above, :or in the following discussion �egarding the purpose of the "I-P" zone, will apply dir�ctly �to the review of site development p1ans. S1nce �this request is for . -3- a,;; r�.� . .._ . _ __.�_. .:_�.:..� .. . .�i�...��.texNYlWx�.at�ielWLWt1iL.Lk:lliWa�Yii}a1J:.�Y.t.c..�..�i ..•e:._ ,css...:.x. .�.".�:lwa".�il�./4r�'uiiikfio�L+:.:IiWJ�-x..�ll:a:TY��iti�,L:iS[![i1:i�J1SLL1!!'.�'�i:atiiLY:S�illisCol/:YL35iI11�u:avaa��.�i. 1�i�aa 11 al.l L�`a1titY ... `y�� ..•_.. � . . �1 . . �_'i�'J.6e 1 a zone change, the City will have a further opportunity for review of site development plans through the Design Review process. As indicated i� Section 18.68.010(a) - PURpOSE OF THE "I-F" ZONTNG DISTRTCT IS TO PRDVIDE AREAS: "(1) For combininy light manufacturing, office and complementary related commercial uses, e.g., restaurant, barber shop, beauty salons and � fitness centers." The size and character of the undeveloped portions of the site are more suited for an ancillary use than a pure industrial building. 7his wi11 be facilitated by the change to IP. °(2) For eombining uses which have no off�site impacts in terms of noise, odor, glare, lights, vibration, smoke, dust or other types of off- site impacts." No off-site impacts, as indicated above, wi 11 result from the proposed use facilitated by the zone change. "(3) For combining parking, landscaping and other design features and whi�h physically and visually link structures and uses within one d�velopment; a�d" The rezoning to IP wi11 not change the character of �he existing development. The new development will be integrated with the abutting Oregon �usiness Park II. "(4) Which prohibit residential uses." No residential uses are proposed. . "(5) Which utilize a basic street and utility pattern which will permit flexibility in the size af industrial sites." The site size is fixed by the existing street and ownership pattern. "(6) Which provide for a circulation system that provides direct access to arterials or collectors that will not channel traffic through residential areas." The proposal wi 11 provide for access to S.W. Upper Boones Ferry Road, which is designated a ma�or co1lector. "(1)� Which utilize an internal circula�tion system which connects to - adjoining sites." Internal circulation will be provided throughaut the existing access in the abutting pro�ect. -4- .u✓iuu�,.. °, ,: -•6vi..i-.�_.,c,—sV.-[v:�a:h-.ak�� L«.. �-ti.�.�,..�..�_..��..._�y.�..�.,.� .�u�'turu��.:uw2...r-:1:..wu,YU,na:.._:..�xui:LVU,.: _ ...,aut.:.i..:.q.lf�,�— . �....U:s'nsu.:.:.ru.w.�waa:.:.L�.o.u�.�::u:..V.M..1�c.: . .. • . . / � , ��.. ' ., : s" , °(8) Which prnvide a complete set of pre-�mposed restrictions fe.g. deed restrictions, restriction covenants, etc.) that are enforceable upon all occupant� of the industrial park including provisions fnr site improvement, nuilding design, landscaping, sign control, off-street parking and site maintenance." This aspeet of the redevelopment of the site will be determined during • . Site Development Review. "(9) Which provide evidence of continuing management responsibility to enforce restrictions established upon the original development plan." This aspect of the development of the site will be determined during ; Site Development Review. i "(10) Which recognize the differing transportation requirements of employees and service vehicles with adequate provision for public '; transit access." Development of the site wi11 recognize the need to serve a range of users. This aspect of redevelopment will be determined during Site Development Review. III. SUMMARY The above discussion has provided a general site description, explanation of the proposal, approval criteria have been addressed and traffic issues have been reviewed. � It has been shown that the proposed Zone Change is appropriate in light of the review criteria, and in order to allow a logical site development. Further, the proposed Zone Change will encourage the development of a proje�ct of greater community benefit through the provision of a greater range of potential land uses. The Aqplicant therefore requests approval of the proposed Zone Change. ; :� � -5- � ;'` �' ��...�."...�.�..�,.,.,.....,_. �...�.v.....,ev.,...y�...,.,_....�..._. . ..:.:. ..... .... ....�.:,_.,.,....,�...._.,. : ... _ ....... .. ..,..::..�....w.._..- . ...- . - - — - _�• \ . . . .. . . _ .. ,,,., ,. �_� ��• . ? .\ � . I � '%s � �o �` ��' �� i � �y ,� • �'• � •\ M � ^` ` � •`` • ' � �\ � •�� , <'! `� . , ~`t� U � G' 1. �r �' \�! �`� �\ o� \� �� . \ ��\� �' �� , � '�, '�� ,` .�r r `.{�� 4 ' ,`'�'�/`� � �O �� .�,. � `�' ' �p ` °a,V` `� � °` ; " 'x.�c �i�c . (' � • ``, ` '��` � , ( '�i . \, r N '+�. �j ^ . . � i ,,�...k • � r , � . � �X , "� .. � � i • •`+ ' ' t. .:r i:��-e'"Je(.._ '�� n �'e� � � t� �� •.�e. �, � . .+O�LI •�.�'^ �`" i b.�S� ' .Q'��' � . ,��p��i t. O^l"_.� � , A., � � ( �� ` /'. � , t8 � • �� \�\ } 1\ \' p� . C.�\ 't \ • ;r` \ II � OI�_ \ \ \\.\ �;' •r,, � : ' . 1 ._.. ..�:_ i ^"� � R . .�. , . .;, '�a; ;�`�. ( i �,�,,►� I� ��s� � �,` '�,\;\ -� �' I � � � � ;f �, � ��, � \ � i ` I Z I�, �t 1 .�� II� J r ' � \ � '� �' ��: a,�, . 1 , °�\ � . Jk, � I�c't` � �,�/ .,� L , ��,��a . � � '�+ °s�� • �. , 1 \ � .� ` w � I +Q. ' \ � M�� .� f . � O , . � �. ^ . . J y� � , .� ,' ' /� �g.'�Y,;� ' + � �` . // �' a' . � � � � �� ;ti4 � ��.� - ; ��ti: � . .� �, � ; ; � � _ � . _ : � �� ':;, ,�„�; ��, � ,r�. �� o�.��oN oFr�� IN�LSTl�I/�•L r�►�. ; � :� c� �. z b.I�i•� � ,� ,,;,. R�� ',:� PH�.S� 1Q' �t.rx�'s g¢G MACKENZI i t �� E!i��i �� ,; Q � . y r� -rRUST ,�....,.....�' E/SAtTO � � ,. �� , i ASSOCiM'ES„P.C. � � x�� + !i+ � '. L r� � ' �� r��wa.��w.�Mtnw w.�stiw _ . .!• ' . . , . ... , .M � �� MY.�� COTiP&EHENSI!►E PLAN AHED1DtiENT/ZONE CHANGE/ZOD1E ORDIDIANCE AIiENDHENT APPLICATI0�1 CITY OF TIGARD, . PO Box 23397 Tigard. Oregon 97223 - (503) 639-4171 FO'R STAFF USE ONLY CASE N0. RECEIPT NO. APPLICATIODI ACCEPTED BY: DATE: 1. GEDiERAL IDIFORZSA'TION Application elements submitted: PROPERTY ADUHESS/LOCATION $•W. Upper Boones Ferry (A) AppLication form (1) ROdd near I-5. (B) o�mer's signature/wri�.ten , TAX ttAP A�1D TNC LOT NO. 2S1-12DD T.L. 700 and 701 � suthorization (C) Applicant's stateuren� SITE SIZE 1^OX, 5.2 dC. � (15 copies) PROPERTY OWNER/DEED HOLDER* PdClf'IC Realty Associates (D) Filing fee (� ) ADDRESS� 111 S.W. 5th. Ste. 2950 PHONE 224-6540 Additional information for Compre-- CITY Fortl�nd ZIP 97204--� sive Plan Y[ap Amendmenks/Zone Changes � APPLICANT* (E) Haps indicating property ADDRESS PHO�IE location (15 copies) CITY' ZIP (F) List of property owners an� *When the or+ner and the applicant are different addresses within 25n feet (1) people, the applicant taust be the purchaser of record (G) Assessor•s Hap (1) or a leasee in possession With written authorization (H) Title transfer. instrument (1) from the oMrner or an agent of the owner with written authorization. The ownerCs) must sign this I application in the space provided on page t,wo or ' submit a written authorization with this application. � DATE DETERh1INED TO BE COMPLETE: 2. PROPOSAL SUHHARY I t The owners of record of the subject property ' FINAL DECISION DEADLINE: ' request a Comprehensive Plan Amendment (if I COHP. PLAN/ZONE DESIGDIA.TION: . applicable) from -- to -- i and e 2one Change fcom IL to � IP j N.P.O. Number: ; OR � The applicant requests an amendment to the i Planning Commission Approval Date: following 'sections of the Comprehensive Plan 1 _ or Community Development Code N.A. � ` City Council Agpseval Dat�: (KSL:pm/0737P) i ` . M n � � , _ _... �..._..v.�,_..�.. r._n.. ,.. .. .. ._..,�.,�,.,.��r.w. ��,. � :-��,:..� _ _ _____. _ ._._.,,�,Y. - _..._...,.�..a. -- ' . , , � .. � � � ti � � 3. Liet any variance� condi.tional uses, nr other land use actions to be considered .z " 'f as patt of this applica[ion: NO�e . r 4. Applicants: 'To have a complete application you Will need to submit attachments described in the attached information sheet at the time you submit this ' ' application. • ' , I 5. THE APPLICANT(S), SHALL CERTIFY THAT: • I � , � A. The above request does not violate any deed restrictions that may �e attached to or �mposed upan the subject property. • B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to a11 the conditions and � limitations of the approval. , C. All of the above statements and the statements in the plot plan� attachments, and exhibits transmitted herewith, are tzue; and the applieants • so acknowledge that any permit issued, based on this application, may be revaked if it is found that any such statements are false. ' . D. The applican[ has read the entire contec�ts of the application� including the policies and criteria� and understands the requirements for approving or denying the application. ' DATED this day of May , i9 87 SIGNATURES of each oWner (eg. husband and vife) of the subject property. ACIFI RE ASSOC ATES, L.P. ar . B on , Vice resi ent -,• (KSL:pm/0737P) . . � � � . .. {,., 1 . � . . � . . . . . , � . . . �. . . . .k... , : ' �a . . . . i. ' ' . � . '�