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Planning Commission Packet - 05/06/1991 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. . . . .. .�;. � . .. : � ..�_......,.��w,++ -�a.wussw,cvaa.xe�.va.rccwr ae..m�ava�x-:�w.. ��.ew,;,�.....:..........':�',�.,«.:..�. ,.`.K�.....�uw;. �ro,A,.ba4.`.,��.s�:...�.'.}c�...aka�...t,� .,,.�`a�«a.u?,'w.r.'�hCw,.�.�*.cc;z.,..—.zuar:r:zra.,...�r..�.,.i:�.e�^�x^.�m�;�,�,...«.� xe �`. . . - . . . .�' . � .. ; . �.� � � ..� .. . . v T�GARD�'LAI�TY�TII�('�CU��STO1�T . � MA'Y 6s 1QA1,-7:30.PM Z'YGAIiT�.,CNiC CENTE�i -TOWN�TAI� 18125 SW HAL�.BLVD.,TTGARD, OREGON 1, CALI,'1°d ORDER �, ROLL CALL . S. APPR(DVE MII�TZJ'.t'ES ' 4. ' PLAN,�TING�ONllVIISSION COMMLTIJICATIOI�S 6� P�TBLI�Y�EARIl�TG 5.1 CAMP�tEHENS'!�1'E PLAN AIVPENDMENT CPA 90-0009 ZONE CFiANGE. ZON 90-0010 CTTNNYNGHIlMiBP OIL CNPU #� A r�quest for a Compr+ehensive Plan Amendment from Commercial grofessional to Neighborhood C.om�nera�al�d a Zone Ch�nge from GP(Commer�ia�l Frofeasioi�to C-N'(Neighborhood Cammercial) foa'aa�PPra�x�ooately 1.Q4 act'e portion of a 1.9� acce:parce�. APPLiCAB�LE REVIE@V CR1�"ERi�►: Statewide Planni�g Goals l,2,9, 12,and 13; , �ompreheneive Plan Policies X.1,1,8.1.1,4.2.1, 4.S.I, 6.1.1, 5.I.4, �.6.1, 7.l.2, 7.4.4, 7.6.1, 8.1.]., 8.1.3, Y2.2.1;and CoanruunatY Dev�lopment Code Scc�ion 18.22.040.A. T:;QCATtON: Northern portiora af 12528'SW�cholfs Ferry Road (Vf/LTA1�i L�133AD�,tax l�ot?.�00) 5;2 COMPREAE1eT8NE Pt1AN AMENDllRENT CPA 910001 ZONE CI3ANGE ZQN.91-OQ05 GR0�3 (NPO �'7') A request for a Coffiprehensn►e Plaai Amendment from Medium H� ';. Resitlentiel;;�o.Geaeral Commercisl and Zone Change fram R-26 (R�dentialr 25 units/acr�) i.o GG(Gener�l CommerciaU for a 6.9 acre site. APPLiCABI,�REVIERI CRI'PERZA: S�atewide ` 11 12,&13. Compreh�ensive P1�►Policies 1.1.1,1.1.2,4.2.1,4.�.1, p]anning iGoals 1,2,5.6.9,10, . � b.l.]:. 6.1.4,6.1.1, �.F3.1, 7.1.2', 5.1.1, 8.1,3,8.2.2, &12.2.1. LOCATyON: Southwest qus►d�'ent�tf' ! t4a�imtet�eetion of 3W Scholls Fe�ry�ioad�nd SW 135th Avenue(WCTM 1S133CA,taa lot 100, y �pp�and p�rt c�`t�x lot�000) k 5.3 STREET VAC"ATIOPT�'OR A P(:OItTION OF 8W 76TH AVEl'�TITE la�.tted withii►tlie Renaissence ° ' W�TI siibdivision. �'he Planning Gommissidn is as�cced tc►ma�e�reconnm�ndation to City : � ' wh,ther or not#he vaeation should 1�approved. � Counc�co� ° � � ' ,1 g' OTHER, �' �7. A�XTOURNMF�N'r .� ,; ;.f ',:; �°;; . � � � � ;t", . � .. ;. ; � �; �: ,; `,. ; , � „�,�.,F„_ F �-, -� ;- : . ��. , - �� { � � .. ;�.,�-,..w.,..,,.M.M.�..:a...�.�.:.,+.�.. --r�--. ,.w..��,,.°.r. .—r E ' r . , �.,. � ., ' �..� � � . � . .., __._-.�__ _ . . , ... .. .., ... .... .. .. ...... . Y_�� fi,� ._ -.,� ;�,, _ .� '-� t 4 �.c, � ,i-� - .�. ... . . . ... . ;.� . . . . ....._........ .._'".._..... .... . . ..... .. .. .. .. . .. .. .i . .._ ..�..�...... . . ..,........,.., _ ..�.�.,_ ,..a.x . ...i�,....v ��.�.�w_. a...Y.�:yo'„",��'�!. K M �.'� �. ' �4 .j . } T�G�Rn pirq�yFNG GOMMT5SIQN , REGULAR MEEYING - MAY 6, 1991 � � , � � 1 . President Moen called the meeting to order at 7:35 PM. The me�eting was held at Tigard Civic Center - TOWN HALL - 13125 SW Hail Boulevard, Tigard, Oregon. 2. ROLL CALL: Presento Presid�nt Moen; Commis�ioners Barber, Boone, Castile, Fessler, and Moore. Absent: Commissioners Fyre, Saporta, and Saxton. Staff: Acting Senior Planner Jerry Offer and Planninc� Comrnissiaro Secretary Ellen Fox. 3. APPROVAL OF MINUTES Commissioner Moore moved a1d Commissioner Castile seconded to approve the minutes of the previous meet�ng as written. Motion carried �nanimously tay Commission�rs present, v�ith Commissioner Boone abstaining. 4. Pt,ANNING COMMYSSION COMMUNICATION o Comm7ssioner Fessler shared informa�ian from the most recent Cyty Cnuncil meeting. She advised that City staff were working on a Mem�r�ndum of Understanding concerning the Murra,� Boulevard extension9 which is to be a combined effort of Washington County, Beavert�n, and Tigarde She asked that staff update the Planning Commission. o Acting Senior Pianner Jerry Offer advised he had same information to distribute to C�mnissianers regarding this issue (Exhibit A). He recom�mended h��oing C7ty Engineer Randy Wooley speak to the Commission k during a future meeting �o update Go�mnissi�ners. �; o Commissioner Casti7e advised there is a Transportation Committee meeting `�` scheduled for Thursday, May 9, 1991 . He said he would attend the � �� meeting and report back to the Commission regarding this issue. `�� Y�'i �_'�� 5. PUBLIC HEARINGS # �� '� ��. , 5.1 CUMPREHENSIVE PLAN AMENDMENT CPA 90-0009 ZONE CHANfE ZON 90-0010 �4� +,'r CUNNINGHAM/BP OIL (NPQ #7) A v�equest for a Gamprehensive Plan Amendment `'� �;;�� from Commercial Professional to N�ighborhood CommQrcial and a Zone a� Change from C-P )Commercial Professional ) to C-N (Neighborhood �;� Commercial ) for an approximately 1 ,04 acre portion of a 1 .38 acre �� parcel . APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1 , 2, 9, �' 12, and 13; Comprehensive Plan Policies 1 ,1 .1 , 2.1 .3 , 4,2.1 , 4.3.1 , �� 5.1 .1 , 5.1 .4, 6.6.1 , 7.1.2, 7.4.4, 7.6.1 , 8.1 .1 , 8.1.3, 12.2.1 , and Fi Community Development Code Section 18.22,040.A, LQCkTION: Norther�r� portion of 12528 SW Scholls Ferry Road (WCTM 1Si 33AD, tax lot �400) � PLANNTNG COP�IMISSION MINUTES - MAY 6, 1991 PAGE 1 ,�' �� ;:� �N. F tj;"iz Si:¢ .�...+ ..-, ,,. . .... ......_.. _.. _ -- _ � `.' ...,� �'� . ,' - .;Y, ... ..-, .�...- . ..., ��'�.. 'Jfi �A . �.... . .. . t . - ,, .�. ,.,,, . .,z ,;- . ' ' � � - -, ,.<. � :��. � . '��. , . .. } _,.,,,. —., _ �:,a .,r.��,,�..,.. � .� ..,� ,: _.,.., ,. ,:.�,, �_� ,:.�... . ......, r,:..,:,�� . w.,-y . , .., r.....� �_.z,...�� r,x.k,_�:,�„ Acti n� Seni or�r°anner Jerr Offer di �� Y str�buted t��Cortnni ssi oners a 1 etter from Richard M. Wh�tman, attorney for the appli5�nt; rp��A�±;.;y ; con��nuarrCe of this hearing until the Commiss�on meeting on June 17, 1991 (Exhibit 6). He a�lso gave Commissioners copies of three letters received from Stephen E� Robbins concerning this agenda item (Exhibits C, D, and E). There was discussion eoncerning whieh meeting dates in Jur�e were available to hear the i�em. * Cammi�sior�er Ca�tile mov°ed and Commissioner Boone seconded to continue �:h� hearing on CPA 90-0009, ZON 90-0010 to June 17, 1991 . Motion passed by unanimous vote af Commissioners present. Act�ng Senior Planner Offer addressed the audience cancerning the continua�nce process. Me provided htis business cards and suggested they �elephor�e him if they wish further information concerning the next hearing date. He ad�rised that copies of the staff report are available. 5.2 COMPREHENS`IVE PLAN AMENDMEPIT CPA 91-0001 ZONE CHANGE ZON 91-0005 GROSS �NPO #7) A requ�st �o� a �amprehensive Plan Amendment from Medium-High Residential to General commercial and Zone Ghange from R-25 ' (Residential , 25 units/acre) to Planning Goals 1 , 2, 5, 6, 9, 10, 11 , 12, & 13. Comprehensive Plan Policies 1 .1 .1 , 1 .1 .2, 4.2.1 , 4.3.1 , 5,1.1 , 5.1.4y 6.1 .1 , 7.1 .2, 8.1 .1 , 8.1 .3, 8.2.2, & 12.2<1 . LOCATION: South quadrant of the intersection of SW Scholls Ferry Road and SW Z35th ' Avenue {W�TM 1S1 33CA, tax lot 100, 200, and part of tax lot 1000} i Acting Senior Planner Jerry Offer advised that applicant r�ques�ted a continuance of the hearing. He handed out copies of a memorandum frorn Plann�ng staff to the Commissi�n recommending that the heao^ing be set r �f ovew �o the m�et�ng of June 17, 1991 (Exhibit F). Commissioners discussed the schedul� of upcaming items planned for the June 17th mee�ing, f ' * Commissi�ner Fessier moved to continue item 5.2 to the meet�ing af June � �7, 1997 . Co►�n�ssianer Boone seconded. Motion passed unanimo�sly by �, �� vote of Commiss�oners present. �� . MEETING RECESSED - 7:56 PM �� r� MEETING RECONVENEO - 7:5g pM ;� 5.3 STREET VACATION FOR A PORTIQN OF SW 76TH AYENUE �o�ated within the � Renaissance Woods II subdiv9sion. The Planning Coirpnission i� asked ta �� make a re�cormnendation to City Couneil concerning whether or nnt the � vacati�r� shouid be approved. �� _ Acting Senior Planner Jerry Offer indicated on a wall map �the location � of the subject portion of the SW 76th Avenue right-of-way and its � relationship to Renaissance Woods I. He discussed the subsequerrt realignment with the existing SW 76th Avenue. He adv9sed that sta�ff was $' recanmending appraval of the vacation. � � PLANNIN� CONQ+IISSION MINUTES - MAY 6, 1991 � ` PAGE 2 � ' �� r� � �� u - . ,� , �� , . . . . , r.r�,. . , -- -- � _ �� - „ , , �.. ,. , � _ �y,_,_ �-wum.-�.�s.� .� ._ _w....�._. ...:. •...: �`�:re�. -tt ._. .._. .� ...1. /Lf<�` ...�.w�7.r.e'"i�v,.lkcxyuv� ev.0 ......,.s...,�a �ws�i �..,�.w+w,�....�,�.�............,....�... ......«.�+..+..+,d..�.�+,.......��.w..w,.,.......,.,�..�.......+.w..�,..�.�,�„iwuu..+« .. .. n w ��•. .00..�...- a 4. •� T'. ;4 _ ... _ . , �. . . . .. _ _. .....w . ...�.....,.w.-w•y.w..mv�,n �.wn,." �h . . . . � . . . ; i s! . . . .. . . . . .. . '�,� . . � , . � . �'�� 4 ;� �.;%' �� .}� .� PU�I�IC T�STIMONY : ,}; ,, t , �.�.:i � � � � � �: r. .i ` ` o There was no one signed up to t�stify on th3`s agenda i�em. �` a :i .� - . . � . ... - � '-�I, -i � � � i � � ' pUBL�C HEIIRING CLOSED �"' Q C'ommis:sioner Castile comimented that Bi11 McMonagi.e is currently under f��' � contp�act with him. However, he advi sed. �Chi s woul d not cause '�ny ` colnflict regarding his hear7ng �f this i�em,. � -? ` , .I ' ' � Cornmissioner F�essler raised the issu� of the water lin�e which may need ;, ' %� to.be r�oved: Ac�i ng Seni or` Pl anner advi sed'�he Camn3 ssi on coul d ° ''� stipulate water 1-ine would be moved at the developer's expense.` Ther� was di�cr�ssion concerning the new easement far ttie water 1ine. ° . ' �� ' ; r � o' Gomm7ssior�er Boor�e brought up the topic of future conne�tion af SW 76th � A�re�rue; asking if �t raou�d indeed ever be conne�ted to alleviate the problem .of dead-end streets. �dcting Senior Planner advised that there _'� i s a �pi an for conn�c ti ng the two ri ght-of-ways and re1 ocati ng SW 76th e ��•, '`�; T.here was discussa on concer�ni ng tYoe possi bl e future r°eal i gnment. �:� � � � � �� ' ' �° o Co�nrni'ssioner Moore noted that the proposed r�a�ignment gives a better oppor�unity for connecting SW 76�th Avenue than th� current right-of-way �: locati�� shown on th� map. � , ,'�: � �t:r o Co�n�ssi•oner Muen agreed tha� the new rigbt-of-way would pr4vide the <<`> best opportqreity f�r aligning with the existing SW 76th Avenue. cw; * Commissioner Fessler moded and Commiss�oner Moore seconded to recommend � to City Council that the City vacate �he undeveloped portion of SW 76th '' Avenue that curr�n�tly does not serve any public purpose with the a� �;' stipulation that �he recording of th� p1at for Renaissance Woods II s�adivision is approVed prior to vacation. �°: Motion carried by unanimous vote of Gommissioners present. ' �t 6s OTHER BUSINESS i; "- Acting Senior Planner Jerry O�ffer advised the Gommission that a new � Seni�or ;Planner was hired. There was discussion concerning which staff `� members should attend �lanning Gornmissin�n meetings. Cominission Moen noted that the �ngir�eering Department may benef�t from learning public input received at' s�me Qf the meetings. : ;� '� _} • �:�� , �.,, ;� `� ; }Y� PLAMNING COMIMISSfiOt� MTNUTES = N1AY 6, 19�1 PAGE_ 3 � .� _ . �� : `,;, � , � � �� , � 5 z � , ,; � , , � � � f ii f ,9 r�= r d a � �� t�:! �n.�. ., r. �t�. � t� II':t�=.. ., ��, ' J:l r 4 r � , Y� , r-_ �-.,, . �� , . , . . . = r �•.;;il_:�'; - ---, —,-, � �. ;� �_—,Y.�._-�. _ _ w ,-� �� _ w >.�a 9t xw<o.�:�c.�..,u_�..,w.... , _,....__.....,....._.._........,,. ....�..........»-............ . .. .....<,..�......u,.a...,,y..� .w..��.4�.,...� .....v._..... ............:_..,.�....,......_.. .,y,._..__�,._........�.�,.,,:,..�.�n<n�,r� b.z.sMeneu _.�,wu_r..xva�..n�,�.x�- 1-r: l � �., . " �F ,.� � � �; o Th�re was disc�"sfion about p�stpnnem�n�s and hov� finfarmatian is dissemin�ted to the publ�c. Acting Senior Planner advised that City F �, Attorney suggested sending notice as pres�cr•9bed by the code. He said in addit�on they post information on the subj�ct property and no�.ify newspapers of cancellations whenever possible. � . ,;;, ADJOURNMENT - 8;15 PM ,' (�--t,� ' Ellen P. Fox, Secretary ATTLST: ' ,. �ry ��?..e�.C��-�t!i��_..� A. Donald Mo�n, President r '� ; ,:-�,�:, � � �. 's : F�- � , 1 �'j i:,l F :5s�i 1 �' ` �LANNI'NG CON�IISSIQN MINUT�S - MAY 6, 1991 p/�G� 4 � � �:; r � . �. � ' .. , �. - - '. „�� ,�. _. � � . , : . : ..; �� , - s � � - .. . �. . . ,. . .,. .. . .. . .._., „ . , `'�, �'� .� � A � � °�! L� � � `'`� �� 79s� �.o.eox a7o PHOPdE{5J3)634-0360 ��$e�e � BEAYERTORI,OREGOd�37�75 � �ega9 ot�� A��P�o��ng 'Y'he goldo�iaa�will�co��id��a1 by a��'i��a�ing�esrnmissson on �� '��arshe�4�6�t'sce ��Y 6 2,.�� at�•3(D I�Aq�t ihe T��a'd�i�e�era�et-�wt�Ziald,2��25 �s�.F��1�3vd,�'#�cd,C)rega�n.�oY#A g�bti��s�l�wrtiten�est��:�ng�� e� ��ity of T�.gard � IS 9fl5�°�S�CI �@��30E�9I&C:�IF�'l3��11 P3133,F43a�RE�2'�Pc�I�Clf�t4�13G�111�CL'JDi- ;� C� �upt6cat� A�idavit �ance.wa�Fath��tes��f t�r28,32af�he'�i �ilettrnnac� �detax�d �,4o Box 23397 �F �' Ie �Tiga�d 9 OR °7223 � ru2�s aa�d prt�ced�es;�f.the�l�nning Cos�missa�s�.Fail�tr�e to raise�aa ssue u��s�!og b�tet�er greclud��ra� ,ae�d€a:ali�r�€o sgec�y:she 7 vrri�e�s�n�iorn t�ae C�a�sa�u�ity��laganes�t�o�e�Ca�r�►pr�li�nsiv��lan �� t�h�c�a�.c�z�i�nem�is di�e,�c�preel�d��a�i ap�ea��as�d c��,�1�ac � crit�r��n.��strer�ii�Fs�a�a t?t�y"be� ' ' frt�r��'�nn�i�g Divi�icsn — at 2.�1Z5�.�N,�1t�tvd,'I'18�,�gs��9�,sir by t�iatg;�39f-4I7�.� :� A��9DAV�� 9�L6�R�i�� 'i��,i�H�E�G�_ �� STATE c�� €�EGO�v, ) � , ' ` . . , - "� G��PS�'Y O� �YAS6-�IN(�T�b�, 3ss. COMFREH�i�dSl�+'�PL�t1I�[�I�T�?M�Iti'i'�F'A,��E?(9(91 �� C�i�Tf'x��9��'A5�� ,� � Judith Koehler , , �'�'7� A reqy�sc fo�:a C��n��e�eetas��F�E�e�A��drnea.t�fro�n it�I�um�igh �. ��6�sg �'srs! c�u9y se�rorra, r�epose �nd s fhaB !,a the Advertisi�g I2e��d�tti�t��! o�r�iaeF��'�t8dxlE��3��t��#��-G�E� �� i a�a �ii_mes � `� , ..„3 �� '�. , � �ir��to�, or his pra€acip�t c8erk, of the °� m ' (It�;�i��:E9�g�Tg.�S' ,. �'j"�d'`��' ' � �� a�ews�aga�r o� ges��ra9 cir a�6on �s d�fin�d ia� ORS t93.01� siie ' `. ��li$$.�ItE�tI�t�T'Z,"�I'i��.S �tde ,, ��`1,2� ar►d �93.02�3; �u�6ishet� s$ �gard _in �he 5,5,9,�1�,11,,12,& 13.Co��iaets�v�P��t��icies'�I;1'.��;4.2.1;. a r aid ua�ty,and st te� t e t�e- 4.3.1,5.1.�,5.3.4,fs:1:l,F.$.1>7:].2,$�.� �13,�:2.2,&12�.1 b k3t�A- � ��.zc�ear��gs �PA ��-�(1��. _ �'I�N:SaucEYw�s�quadraa�r of the�nte�e,�tio�''rtf a�f S�i�� _: �• t .�r�%.R�a� . a Pinte� co o� u�h'sch is h�reto an�exeai, �ras �€�d S�I�S�rA�eab�ae. 1's�Q�;1bt.IQ(�,ZOE3;3ttd p�E:t�£- �. P- �Y g3�.sk�iish�� i� th� �� S13� Q�te tax Pot 200Q�, - � er;4are issue of s�id raews��er for suc�essive and ��sss�c�s�iore 's�a �he fo91ow6esg issues: C�A�PREH �'ei' P " RRE � °T PA 0 ' � ; C�IA1��E�ON 9�l�t„D2�CUN�3IiVT�H F t�3�. '..". (�#'� Apri�. 25� �.991 �geq�aes�far a�c��preh�n��ve��'��ti�ent fr�m�aim�er�ia� � �smfe.��ie�I��a�iii�� ±C�a�ercaat��ne��age fre�� C�anmers�ai�cafess�c�i�ai��o C•1��te€ghbor�i��c��em.��fcn�at�p� �'� ^ /�'f/ �a�€a�cB�ia�E��y ��a�e��rtat?n of a'�.3��GT�p�tc�$ ,A2'�?`�:'��iB�.� � _ I2fiVIE�t C�I°�'E��A:St��c�}de�l�n�rirt�t�tntS 1;�,�;_t�y a�i�-�3¢: 4'. ��rr�preh�ns$ve�a Fbla�ies 4:� �,2.�+x$,$,�.R'.�.3.�X S�.�,�:p,4;�.5:�, �. 25�h da�� o� ril 1991 �-3.�,i 44,7:61,�.� �;8.1:�, ��.2,1,�aa��es�tt€rar��tEy�vel�grn�it�, Sa�b�ec6�� aa�� s�o9 r� a �efose m�2his �€�ie Seedit�a;��:"�2.04t1.�i.I.��?��'IE3Pi;I��ai��s�ctrtafln Qf fl25�8,�� ; 9: r S�hufl7s�e�ry�s�d+(��'i'1VI 1S��.�3;8�x f�� , �. iVo��ry Publac f+s�L��go�a `�954-�tt�s��fl25,I93�. ,_. _M._ .. _ �' ��osrao�sa��e x�'sr��: �`.�- ��'� ' � �� u �' ,.. _.�-- � „-.-.Y ,.____ . , _ _ � �_._ � ., .:. _ :.�..� —�...,.�<..:L .�.: - -�. �.--�1,:� -�.;�, ti.�- _5..,.:- .,�,�,...�..�,. ,�;:�, , �,� �_�� ' T IGllRD PLANN I I�IG C � HHI S S ION NO'PICS: �lLL PSRS('�iS DSS�RING TO SPEAIC ON 71NY ITSlI �l�JST SIQf THSIR li11l� AND NdTS T�ZR : l�DDR$SS ON THIS S�BT. (Pleaee BRYNT) � ;. AGENbA ITEM: �� / �ASE NUMBER(�D: c!'"� 1� "U O U�f Z D hj q(�'U U l(' owxEx/aP�Lic�x�r. �-u�r►�-► �v�� n G w� � (� P � t L LocA�iox; N n r-f-h Q�r�-, o crr--4-��o-� a� 12 S 2� �v�! S�� 1!s �e r u��, �e��I �', N1P0 NZJMBER: ~� DATE OF HEARING M�� . i g�/ � ' �— � ,. PLEASE PYtINT YO(JR,� �� s� -- . AND INCLUDE YOUR��'��?; "� � � ; �:. '.�••��, s�..�.�.,��1,�.� �,.,��., .,...�.�e �' ..,.- c��aass:�_��asa�s=sr�aama�ssxc=�msax====s_=as��;s=ss�sxaa�as=asmcaassama��xsss=�am=��w===;o�s� ��s. PROPCiNEI�iTT (Fox the propo8al) OPPON�NT (Aga3nst the proposal) oo=�ba sseas�saaa�asbsss��assoss=a-a�s caoa�= -s�==sasorssaa=a:azagsma=:s� s as sm=s sm= c= � Prir►t � , � �,� � � �� .�.-�, �€ , �'��`��'�t,��k��,�J��,�.�ri� Print��f��'�M�f�/� �:�'�'��+��j�'�� . �,. .�.y,..�.�.�.,,.R..�.a_._.�,_.� ,....� ..�_ .�...�..,�.�,�...;<..� ar..,,�..�..w,�..�.�.,.�, .�..:�_,sA..._.,t .w;:.._�� .1. �-' . /� � : . /�t!Rl� / , r `J�c�.r��. �h I� !. . . — �� I��.�� -�.N' E'�c,� ��.,�+ri,..,�1 � �iti�., , „ � r � i � � ��t:�,. �.,1��` ��:.. �) i,��1�- r{ ��'�.�.�'" �r�� o`�r6 � �2~t Y��. ' '':`i ':�.,��a�f �� !�11r'�'�"s�4'a �4A�{�f"w �� 7� �..�Gi t�� (�P?ud v'�i.d;P.s«... �'d 7d-�.� , ,'. ,_,�.� :�. � � � ��a:°. . . �� !�i G�x/ �u.� t�.-� �G� �^�- ,' �-�. � �� ; _ _ : «� ✓�y[�. .. . _ . . .... . . ._. _.. _. .. _. _ � ... � . . � � ' , ; �'` c�`�'�,.�•� : t.a�;�,� `�4:��_ �7 t,,��w ��.`��..� °r��€� ,�u��- f��r� �c�r.�. �� -�� .�.. ,. � �- , �"�„ �" _ ��,d"'.> � ��.� �-.C�e�'� o� �. S� l�7,�� :�-� ?�3 � „ ��.- '�� ; �' '� � � ' --�.' ,�,�- �� `a� � "� � � �� :: , : ; : ; �»;x�. �, �.,� t � '�r �''�«- ` ��'aw � �,� �,,,, ��p � �°'"� ,� . � � � , , �M . �-, � ,, ■ ,' ' �Y, . . .�.. .. ..,. -- - -- _�--� �> :� , � ,�;i'r, ,� .r �� _ . ,,. , . � , 'r _ _ -__ �. _ _ - ___ .;:,. ,:y.,.,;;.a.,..,...,.�.. �. �.'.� T IGARD PLl� tiN I NG COlSMI S S ION NOTICgt 1�L� P$RSOIdS DSSIR3NG TO SPBAR 01�1 1�Ny ITSK MQST SIC�i TH6IR !�1!!IB ANp I�ipTg THBZR ADDR�SS ON THIS 3�T. (Please PRaNTD AGENDA ITEM: �J' •� CASE IVUMBER(S): c (�� '9 J- d O O I L O h( q'("O C�O� OWNER/APPLTCANT: � ►^() S� � LOCATION: �u-k�h w�es-1- r� czd v-a�n t �� %-t-ev�sec�i-i sY, b� Sw Sch�tl,� �'e�-r� (�coar.� ah S W 13�t� �ev�v� NPO NUMBER: � � DATE OF HEARING M Gt�p � (G'j Q I �; �'.: �': PLEASE PRZNT YOUR��;�rnk Y� `""''-""`" �^_ . # � #AND INCLWL YOUR � t , r ,. , � ��.��L'��'L��C?s��1C�'L�SS'2SC=L:QSL� _. ..5�:.-.,+,,..�"ru+-.w::yw=�� . . ,,: . ��-�a_�=�axz=ma��aama°aas=�m�s--s�v .+.•.. :=i 'i � PROPOI�I�I�T (Far the prcpoe�l) OPPONLNT (Against the proposal)__-�_ �f. sataaa�:amfaeaa�srsassmaa�s. asax as=a �aas=== -�oa asaamaassaxx°�aaas = ^rf.p�n �1 n'.�r.� Y^^m�rr �.. ffia� ..�. C�C ¢CC �''��.,��,�,,#�'��`�'�?$'��i,.,m'��'��.�'��.R�A.._.€ ' ��.1Y� 1� ]�`� ^ � s ,. F � �t �` � ri`i��'�� li�f9.i#.a� ; �,�_�:,_.� �..., .��a�..�...�_ -...,.._�.,� � �ernf� , �/�''.l-� Cr.r. � � � ,_��. ,�._r ^ 7'Y1, � �-� � ��,�s a-,�,-�. �- ��-c�.�� -ap Er`f � ��. - I ��ss 5 � � c� o 0 0�� i � � � i , ; � :; s. � � � „ �- ,� � �� , . r . _. ,... _ -- - - _ d - � ',� � � ;?" 't p.an"9 Ss^a'G.. #'f .�"' .. �... . . .. . ,.. u ., ,� n " - . . :.:.::�....v__. __. �.__,,:...�.. .r��£ .,..�.,.�,.,��,N�.�,-. ,�,.,...:,��-.::�:1 u�r_�,:. <w�_�,��..,......�.,.�„.a.R�.,�...�,�.,,�..�,.,,ti.a�..��.::�_��,>�,�.�z_,�.,.N1..��,��,N��...�:.�..u�...�,.�- � � �� 1 �J' i" ' T IGXRD PL2ll� N I NG CO �IlII SS I ON ; 'r ," ., �. �� ' NO"rICBs 11LL PRRSONS DSSIRING T'O $PS7�1C ON 1!1!iY Ii'B� MOST SI(�T THSIIt !D� � �8 �TR ?s', _ _ IiDDR�SS ON THIS S�BT. (Pleage PRINT.) , AGENDA ITEMa �� CASE NUMBER(S); �tr'p�� CL CQ'�� >� ,� '� Oi�1NER/APPLICANT� �: —�-• 1 , T,OC�ITIQN: � /"�'1 i 1"1 �eV1 CZIFSSP,I'l'�C2 �02��5 . 1 1 Sc.c��l14 S'1(S� � ,,:i �- � (`�a/ � ' NPO NCJ[�BLR; DATl3 OF HEARING � , � .v . . . :aj;� .-y -sr, T'q^'�-�.•Jv; t .�t .:€`ti' ^3' �.<ryr�"°n,�„. �.� � � '� . ' , .._. ' � ti. �.�e_ iU i{. � .• � .`�' . s�. s�_aamas=asa=�sa:gs=mxssisr��==aoamsmsaa�zssaa�ac��amam�s_ssss�ie��eElsstari�'alek�s�'sxr��casa��sxx�= 3: PRO�NI�NT (.For the prbposal) OPPONENT (Againat the propo�al) ;Y ,� ` aaas�asc �,��,,,qq��i�,f��% ��s�,�.,sfiasas=s=��sm aaamsm aa¢xxaasaasx�as�tsxasae zs�saa:=�°a a= }��. �.'�Ma • S�Es.�'+1F �-mx,^a--� 3 �"+ �y� �._,, �� °� �+`2 ,. . .. '��u�� ,.�,� �r�fM�tY.�� e,...��.�..�,��'C.ui„��Xy.��IIRii ��j�i�'�M1'�.�:e� f �.] . . . . . . . . ... . .. . , �''_ .:�� . . . ... ' . ..._. . . .. . . . . . :� �i: }!. �" . ( f { .... . . . ... .. . . ... . . . . . . . . . . . . . . . ''�I I � . „ �.�.,_ . . . . .... .. .. � . . . .. . . . . . . . . ;; f� � � . � ' . . . . . . . � a� �.. ,,..,, „ . ..._„ , ... , ., �.... . •s .r- ... ��_ . . �.� , _=o� ....... . . . . . . _ _ �..�.�...>� +'� �`,� 1 ,i, ,c, � � .;�.—._._ ;s... --...._ �---,..�--..�.. .��..�: _ ,�.,..._.... w,��,...:-� �,�,�.;x�....�..�.. , _..._...._ _ .____....,...�..�...�...�.a...�.,,�.,.w._..a�,W�,�.�.,,�.,..�.�.�.,...�._._._....____..��.w..�..,.,�......�_�.,..,..�..:�,�.,�,��.�,....,�,..��..,w.,�,.._�.,.m. r, � , ��^^^^^^��. �i �� # `»-' PLANI3ING COMMTSSION ROLL CALL !�/� �O �9�/ ✓� 2 s . / //t_ , � HEARING DATE• '�'{�.f STl9RTING TIME: / r ,J� ,. COMMISSIUNERS V DONALD MOEN t/ VI.A5�"A BARBER C/ HAROY,D 8. BOONE . �AMES CASTILE „ . '__ _ JUDY FESSLER /� � MII,T F7CRE ��R�AN MOOIdE I �� SGt�`f�0 V"1 ,��, o � FYARRY 'SAPORTA $TAF� PItESENTs - R � 1 � �I� �2,V� �� } _ � �i/pc-ROr�. � � � ' , � " I . . � �. .,,�..�._.�.�,.,_.�,,�x-p �.,,�„�.�,�„�- .�... ....,.w,.��..�-_m-.; �,, . ., .._ ...�: �� ._._��._._�:��:,�.��._.�:,�� __..�.:.__....�.��:m.,�.._�..;.��..T .. „�.,,�,� _= - ... ;�.� - .---..... � _r . _�� --� ;, i� , , , ��.,�r,.�..,�.s.�...w _..�.L.. __..�.�.,�-,..x_�.�.._.,_..�..�w.,-�«,u,,,,�,.�.�-...��ti,..��.�._v=du:� ` ; ....._.._.„..�.» ,�..�.,y�..��.a,:��„x.,�. �, ��.�' , � .-�-�.- �`"��''�7`i�� t�`.2� ,., � , � >> 's I►1EMORANDUM ,�� _ ` CIT'Y OF TIGARD :; TO; Plann�ng Commissioan � May 2, 1991 FROMs Itandy Wooley, City Engineer ' + SUBJLCT: Murxay B1�crd. extension , �, ;t ; In the hearings last year on the No�theast, �ull Mountain ; Transpartation 5tudy �tepor�, the � Planning Commission and the � Council h�ard citizen concerns about the p�oposed extension of ` .l�urra� Boulev�xd south from O].d�Scholls Ferry Road to connec.t �rith ; Waln�t Street at S�T 135th Avenue, Fo].].owing the hearings, the �i.gard Cit�y Council met in �a joint naeetinq with the Bea�ertan City Council. 1�iurray Baul�vard extension was oa�e of the items d.iscussed at the ioint meeta.ng. • During t�ae joint cbuncil meeting.,•a •potentiat agreement between the twa cities and Washington County �wa� discussed< The. agreement w�r�ld be tr�- defer opening of the Mur�ay ex��ns,�on �o �hrough � traffic betw��:n �cho11� Fer�y Rvad and Old Scholls Ferry Road unt�Z � road ,improvement� �re complet�d on the west side o�..�ull�Mountain. • The staffs �f �the two cities we�e instrueted to revie�nr the proposal � �m mar� de�caa..I and to addre�s some techn.iGal concerns rai�ed by _ some mea�bers of the Beavest�n. Councile � . � � A�tached for . your a.m#ormation is a . draft "memorandum of � underst�anding„ ��urrently being considered a�t . •staf� , level. ; Bea�erton staff are proposint� some changes to �he �angu•age of the - memorandum of understanding but they ..indicate agreement �vith �the general canc�pts of the dxaft. Count�r staff are still reviewing '�?:w �r��4. After review is comple�e at stafg .level, ,we expect that the final draft will be presented to the� City �Councils and the. County Board with a recommendation for approval. We anticipate �hat this pxesentation will h�ppen with�n the next six weeks. rwOmou ,.. � �. ;� 'r,. '�. ..�",.m.' � . . . . , . :. .,_. �. ._.. . �__ - -- _ , . t, , .� � ,� s=Fl• -��- ,,� � �� ---, .�- , .�.. �,, . : � , �� .�.,M�._._ _. , � .. , ,_ r.. . , . ,,. , ,,.�_ �. � �,�.�,ti;;;. ��: u..� _..__....__�._ __ . ._.__.�.._..___�,��,...,...�..w...._� ..._ _ ._ ..._ . r � � " �`�.: �_;j � � MFMORANDUM OF UNDERSTANT)ING �� REG�,RDING THE EXTENSION OF MURRAY BOULEVARD 1�TD WALNUT STREET This memorandum of undersLanding between Washingtc�n CAUnty, the I City ot Beaverton, and the Cit�r of Tigard is intended to document the mutual unders�anding regarding the schedule for implementation � of a portion of the e�isting Urban Planning �,rea Agreements �etween the County and the �.wo cities, in order to assure an orderly and , caordinated developm�nt of the transportation system in accordance I with adopted planning documents. RECITALS: 1. In December oE 1988 an Urban Planning Area Agreement was ! erecuted between Washington County and the Cit� of Beaverton. In the same month, a simiZar Urban plannir_g Area Agreement was executed bet�,veen Washingtan Count� and the City of Tigard. Bo�h Agreements provide for the extensions of Murray Boulevard and Wal.nut Street to form a collector street connection � between the two cities. No schedule is specified fc�r. ' completion pt the street connection.. ,� 2. The WaslYington Coun�y Trarxsportation Plan, adopted in October a�' 19$8, call.s tor the extension of Beef Bend Road as a minor arterial to connect between 5cholls Ferzy Road and Sherwood. TYais road e�ctension is also recommended in the Southwest • Corridor Study Report adapted by the Metropolitan Service • District Council on May 28, 1987 . � 3 . The Southwest �orridor Study Report recommends that the Murray Boulevard extension not be completed until the Beef Bend Road extension is completed. Campletion of the Beef Bend Road � �xtension is considered necess�ry in order �.o discourage the � use of the Murray Boulevard extension as a through route between Sc:holls F'erry Road and Highway 99W. The 5outhw�st Corridor Study Report suggests that the portion of the Murray Bc�ulevard extension to be delayed is the portion between � Walnut Street and Gaarde Street. The parties to this agreemPnt have previously supported the recommendations of the � Report. � ' 4. The Southwest Corri�or Study Repoxt, while very specific in s�,ome aspects, is considered by the parties to be a generalized public facilities planning document. As the parties have undertaken f�srther planning �or the affected area and observed ��, development pat�erns in the area, it has become apparent that ', �he Southwest Corridar Study Report objective of discouraging , � 1 - MEMORANDUM OF UNDERSTAI�TDING REGARDING '1'HE EXTENSION C3F MURRAY � � BOULEV.ARD AP1D WALNUT STREET , � :� I ° ,,- - , �' �.� - - =_ .�:;_.'. � ,.. .. . i , „ � , . �. . _. _. "_,_ r �..�.»:.,,.3.+.L.,.,,�,a;;e�.ra.�..�.:,.rY.�..�,.v� : . . � ! ,: - �s.v�.rxasa.�.*.:.:Y.uG::;.1',s.�:a'.�.:1c..�.».:.:,v.�:.h....�'.rs,rs;d:s.�',�w.c,.r_...:�,_::«mi:rva"w+e:e..n+_...,.,..,.-...,.,........om�.r...w.m�n..�s.,:.:a:.x:�':"+a.-'L-tec,,xm+:sa,r:t�vx.a�sbsY{!:JS.JC..�RYW'.:a'iattM..�'.A1.::.u::Fda;�^J.^tR2:�`.�Y1zW�t,�sit,��`^:r.i.�. �� . •i u �+ � � th� use of• the Murray �QUlevard �xtension as a through rouke , pending the completion of the Beef Bend Raad extez�sion can bes� be implemented throug3� a. modified appxoach to the one described in the Corridor S�udy. 5. It� discussions between •the Cities ot Beaverton and Tigard, it has been determined that most portions of the Murray Boulevard extension need to be eomplet�d in conjuncti�on with development � of the adjoining prop��ies in order to (Z) camply with the iratentzons of the Urban �lanning Axea Agreement .and (2) p�ovi.c�e adequate traffic circulation in the developing areas. Engine:ering review has identified only one portion af the proposed roadway wh�.ah can be deferred if adjoining. proPerties are developed prior to the eoanpletinrr of the Beef •Bend Road extension. The id�n�ified location is be�ween Schal:ls Ferry �Road and 01d Scholl.s Ferry Roac�. This location is within the . jurisdiCtian of the City of Beaverton. � AGREEMENT: 1. � Therpor�ion of the Murra�r Boulevard extension betw�en Scholls ; Fe�ry Road and Old �choll� Ferxy Road shall nr�t be opened to � through tiraffie p�ior to �he completion of the Be�f Bend Road � • e�ctension to Sherwoorl. 2. Wa�hington �ounCy shall acti.vely pursue funding for construc�ion of the �Beef Bend Road ex�ension. The �ities of � Beaverton and �igard shall support the County in this endeavor 3. � This xnemorandum of understanding shall remain in effect until � �amended by mutual� agreement of all parties. . �' WASHI�tGTON COUI�TY � �; �Y= Date: CITY OF BEAVERTON � BY= Date: �`� CITY OF TIGARD �y� Date. ;r; xw/muzsay3 2 � MENIORANDUNT Or UNDERSTANDTNG REGARDING THE EXTENSTQN OF MtJRRAY ;,:. F30UI»EUARD ANU WALNUT STREET ' ;;::: :c:;: `�; -c"'' '."� y "'t''"'.'.; -.,--"-5er^,"-�r^� m-�*-�-Y--i*%�•--m� _-,:..,,.,,� . : ` . . � ''T , . r {`�'„�....._ . ,.. . . ... �. ,..,.,. _.. , _. _-_.��alt_ . �, �_' . r..,,:a .� .�-, �t ,in ., ..;,°_'� ��.,,.i. ,.� ,. .'_ r � ..� b ., 'A� '^',"'..'T?1ri. n^""l��z: ro�e u ) .,. ..i.:.: .._.:.:...:.�,........ . .. .. . �. 4 . . ._.,.,. . . ._...,... .. .�..,.... ......:.- ,. _.:.......i. �.£...�.�: Ir ,:�t u ;�...�..I. .._.,a... .a.._r..t .. ...�.. 1�I _ .6�.... .�ft.:. .a_, .� M�......( 4.,.,..... ,��...,� . ....... . .':: �..t�,.. �.4'� +,.�;-:: � f � � AGENDA IT'LM 5.1 3'�AFF RLPORT TO THE PLANNIING COMMISSION HLARING DATE: May 6, 1991 - 7:30 PM HEARING LOCATION: Tigard City Hall - Town Hall 13125 SW Hall Blvd. Tiqard, OR 97223 A. FACTS 1. G�neral Information CASL: Cumprehensive plan Amendment CPA 90-0009 Zone Change ZON 90-0010 REQUESTs 1.) Plan Map ,A�mendment from Commercial Profeseional to Idei.ghborhood Commercial � 2) Znne Change f�om C-1� (Prof�ssional Com�nercial) diatrict to C-N (Neighborhood Commercial) district APPLICANT: British Petroleum Oil Co. AGE�TT: Ball, Janik & Novak c/o Brian Duffy, BF Oil 101 SW Main Street 3868 Prosp�et Drive, Ste 360 Suite 1100 Rancho Cordova, CPa 95670-6020 Portland, OR 97204 OWNER: Lee Cunningham 13385 SW 115th Av�nue Tigard, OR 97223 LOCATIONe 12528 SW Schol�s Ferry Ro�d (northern po��ion-approx. 45,�24 square feet. SeQ Map One) PROPLRTY DESCRIPTION: WCTM 1S1 35AD, Tax Lot 2400 2. Backrtround Information � yj Irx February, 1990, the applicant propo�eci xedesignatipn of the � ent3.rety of tax lot 2400 from the Commercial Profesaional plan i. deeignation to the General Commercial plan designation and a zone ' chang� €rccn C-P to C-G. Staff recommended den3.�1 of that r�queat based largely upon concerns with potential traffic impacts on SW North Dakota Street, potential incompatability with neighboring residential uses, and the abs�nce of evidence of a mistake in the application of the existing plan and zoninq des3.gnations or evidenae of g change in Circurpstancea affecting this parcel that would make the requeated designatione more appropriate than the exietinq de�igmations. Th� Planning Commission conducted a public hearing on the proposal on April 3, 1990. The Commission recommended redeeignation of the northern portion of the parcel only to STA�'�' RFp��am _ e�n g�=��;3f�C 90-�u�i - ��TTISH PETROLEUflK PAG� 1 F�g ��. _ � �,.�,,�.,m. _ .._.,.. .__....__. _._..:.... �, t...:��., . .. . . ._.'i:..w....J "� �...�: ' '� ....i�.�:TJr,.,.du�51�.�.:�:LS4.��.u..,w ,,.w.._z...v .,,......._ _�......,..k'.�w�...F,..,....+..�L....._.L:�. .,..:..�. ,,.es. ,r,„.. _u,.:...... .._t.r. k.._;,,,: .�..�..� ..,_�u-.,_sw.._ , , . i � ..�� Neighbarhoad Commeraial and C-N as is currently proposed. The Commiaeion�s recommandation wae intended to reduce the �ange of possible usea that could be located on the parcel as compared to the requegted C-G zaning dietrict. The City �ouncil conducted a hearing on the proposal on Apxil 23, 1990. The Council reject�d �ia�th the app].ieant�s proposed redeeignation reejuest and the Planning Commiesion�s recommend�d alt�rrnative redesigna�tion. Th� Council in�tead directed staff to prepare a resolution denying the applicati.an based on the reasons aontained in the etaff report. The applicant withdrew the application before the requested resolution � was prepared ancl aent to the Council. (3ee file CPA 9A-03). �I A number of ather land ue� and development applicatione concerning the euhject praperty have been revie�red by the City� through the years. The City Council on May 12, 1986, iseued a reeolution recognizing the nonGOnforming use atatus of continued retail sales - use on tlhie property (Reeolutiora No. 85-54)s On April 23, 1984, the Council �hanged the �amprehenei,ve P�an d�signation for the Cunningham graperty from Medium Deneity Reeidential to O�ffice Cnmmerci.al and ;:; also chaaged the zoni.nq from R-7 (PD) (ltesidential, 7 units per acre- Planneel Developmentj to G-P. (See file CPA 12-84). The changes were made to return the Plan and zoning deaignations to what was approved upon �nnexation ofc the parcel (ZC 14-79). The designations we�e apparently inadvertently changed dur3.ng the �omprehensive Plan � ' development and acknowl�dgm�nt procesa (in approximat�ly 1983)� In addition, additional approvals wer� granted to gstablish a veterinary clinic oa th� property (CU 7-79 and SDR 21-79). 3. Vicinitv Information Properti�s abutting the aubject site on the west gnd eouth are zoned R-7(PD) (Reaidential, 7 unitaJacre-Planned Developmentj. Propertiea �, to the west are developed with aingle faaaily residen�es which are located within the Sumanerlake Subdiv�iaion. The Kindercare children�s daycare center i.a immediately south of the eite. Three paz�cels to the eas� acroas SW North Dakota Street on the oppos�t� corner are znn�d C-N (recently developed wi�h the St. Vincent's medical office building), C-P and C-G (vacant), and C-G (recently devel��ed with a McDonald's re�staura�t). Further east along Scholla Ferr�� Road is the Greenway Town Center ahopping cent�r which is zoned C�G and which contains a variety of comme�cia3. uses. Further south on the east side of SW North Dakota Street are the Meadowcr�ek Apastmenta and the A,nton P�rk subdivision. (See Mape Two and Thr�e for Plan and zoning deeignatione of n�ighboring propertiea within the City of Tigard.) propertiea to the north acre�es SW Scholle Ferry Roael are within the City of Beaverton and are zoned for reaidential use w�th the exception of a 2.5 acre undeveloped parcel zoned O-C (Of£ice Cc�mmercial) ira the northea�t quadrant oiE the �cholls/North Dakota/125th Av�nue interaection. Ar� approxiariately 2.s acre p�rcel �,, zoned N-S (Neighbarhood Service) �ahich is developed �afth a % � STAFF it�POFtT - CPA 90-0003/ZC 90-0001 - BRITISH PETROLFUI� FAG� � �.�: �Y ��: w;;� �;Y;; � __ _ _ �..-��fic==�vL_.y.'19Vn.�A.vyi rR.irc_:. ..m� .u.t._.�),:i<,iu fr. �� '� ��._:u<u,,,s.t3S....at..x;..rl...,.�i.sn �..�.�ei,v�.�.....1,��"_:.'z.ui,?......_3`�a.y�"`..w.�.,nS.v.a..�..w..,.,._,..,�',.,°.-?"...y....+�._w.3.:'..u:_,.._.�..�`W..15'- .�....:-......s��..,..�..._.:-..,.,....«.._.,:...un 1<.�.-x..�.u.�s�.�:v_.,........,�..�.'.i........e..:,.i.:.:+�..L7_.�+w<,a:..�_....�nua�Si:..�.1z.._.�:�::..,�.� � 3 � �.`. �d� ��. x i" convenience etore, dax care�, and car wash ie located approxiYnately one half mile north af the taubject site on SW 125th Avenue within the 3i Qity of Beaverton. There is approxfanate�y 1.3 acre of undevsloped area remaining on thie aite. 4. Site Information and Proposal Descrivtion �� lot 24�0 ie a 1.35 ac�e rectangular shaped parcel loca�ad iri the southweet quadrant of the int�rsection of SW Sahalla Ferry Road and 5W North Dakota Street. A v�texinary clixiic ie Iocated in a �ingle etary hpua� quite close to the intereection. A gravel parkinq area is l.ocated between the clinic and SW Scholle Ferry Road. Two amall laouses ar� al�o l.oca�ed on the parcel further west along Scholla Ferry Road. A large barn presently ueed ae a warehouse by a landecapinq inetallation and maintenance company is located to the eouth of the veteirinary clinic alnng SW North D�kota Street. A fourth hou�e occupied by a garage canetruc�ion busines� ie locat�d �urth�r eou�h. The raarehouae, r�eidencee, and construction )susin�sses are nonconforming ugem in the present C-P zone appbied to ;` th� pgoperty. The veterinary clinic ia a permittecl uae. s'' The applicant requests a Plan Map ameneinient from Professional. ;;�G Compnercial to Nei.ghbnrhood Commexcial arad a Zone Change from the C-P ? (Profesei�nal Commercial) zoning dis�xict to the C-N (Neigkaborhood �-;`'' Commercial) zoning district for the northern �5,224 square feet of t2ae parcel. The sauthern 17,93� �quare feet ie ix�tended to remain dea3.gn�ted Prafeeeional Commercial anct C-P. Map On� illuatra�ea the proposed re3Qeignation. ' �' ,Although the proposed redesigna�tion would make th� eubject property $vailable for development of any of the permitt�d or conc3itional uaea allowed in th� C-N zoning dietrict, the applicant�s etatement in eupport of the appl.ication focuaes on use of the site for a combined � vehicle fuel ealee/convenience store on the northern portion of the �;� site along wi�h relocation af the exieting veteriaary practice �o the aouthern portion of the prop�rty. �he eouthern portion cf the property is intended to remain zoned C-P. Vehicle fue]. eales is a conditional use in the C-N zone. Canvenience food etores ase a p�ranitted uae in the C-N zone. S�nall animal veterinary aare is a , r permitted uee in the C-P zone. The applicant•e �tatement note� that the property is intended to be partitioned along the proposed zaning boundary if the curr�nt reque�t ie approved. 5. Aaencv and NPO Commente Thg Engineering Divisi.on has reviewed the proposal and offere �he �, , i following comment�: �, A traffia analysie hae been aubmitted by the applicant ' �o supgoa-t the request tor a change in plan deeigna�ion and zoning, The traffic analysis assumes �hat i:E the t plari/zane change i� approved, the property will be uy�,�. �t' �: STAFF REPORT � C�A 40-0003%ZC 90-Odt�l - BRITISH PETROLEUM Ppi�E 3 ��'� ��;, �7� �� iJ ,�....; y�f �� ` � . .i, . .. . ,.. . ,.. ... ... __ - _ - _ _— .� -,..� _ __ _. �_ . , .�d.t��iu .� ..�.:.:...-.,.-....... , ...._.i.,.. . .. ';;:.:.s. ...�..c-•: rs-tr,.�.i.�:.<,..,.,... ':<:�.. ...t.:i:z,. ,.....,k.,...., .c....a.o..,.,_M11,a.. ...,.,_lii:a �..«.�...,,x�>J. ........v. ..._ ............ .Y ...�.....�...a,..,.�...._..,,u.�.3.....a • • �.' Y'��;% developed as � aervice etation and an animal clinic. However, the proposed redesignationa could allow other uses to be developed instead. The rec,�uest�d C-N zone would allow the property to be developed far a variety of civic and commercial uses. A convenience market the size of the proposed gas atation and mini.-mart would be , p�rmitted by the proposed zoning and would be �xpected � to generate a much greater volut�� of traffic than thase antf.cipa�ed by the applicant's traffic study. The agpliaant has etated that covenanta, conditions, and restriation� granteclin favor of adjoining neighborhood�, � yvauld li.snit the range of uaes permitted on the site will be propoeed before the hesring on the application. Traffic ie a particular concern at this site. Currently, the City 3.s receiving many complaints about the volume � of traffic using SW Noxth Dakota Street and traveling through the reeidential areas to avoi.d congestion on Scholls Ferry Road. Development of a �ervfce etatiom could lead to a greater �raffic increase on North D�kota Street than that indicated by the figurea ia the traffic analyeie, due to the unique location of the eite. Unlike the eimilar gas etat�on and mini-mart at SE 18].at A�renue used to detersaine traffia generation, there are no existing ' service stations with3.n one mile of the site. Existing zoning and exieting development make it unlikely that a service eication will be bexilt within one mi.le of the site. Therefor�, �here ie a probable riak that some traffic will be diverted from other routes �.n order to utilize the service etation and m�ni-mart proposed for the site. Traffic divex�ked fram Walnut Street or 121at Ave. would be li,kely to utilize North Dako�.a �tr�eet to access the �ite. Therefore, we recommend th�t the propoeed Plan Amendment/Zone Change be denied until existing traffic probleme in the re�id�ntial areas of North Dakota Street �re resolved. Th� Oregon State Hiqhway Div�.sion has reviewed the proposal and has commented that because the propsysed Plan and zone change would be expeatesl to increass pressure far direct accesa to th� mai.n highway, the klighway Divieion reviewer oppaeee the propoaed rede�ignation. The Hi.ghway Division�s Sep��mber 24, 1990 commente pr�int out possible aonflicts with turning motians from neighbnring properties and with vehicle stackfng in the left turr� refuqe on SW Nnrth Dakota Street. In earlier commenta, th� Highway Division nated that accese locatione and rnecessar,y i�nprovemente to Scholle P'erry Road at the intersection can not be deterrained until a site development plan is eub�itted (Highway Division aomment received September 5, 1990g. �he Highway STAFF REPOR�.' - CPA 90-�003/ZC 90-0001 - BRITISH PETROLEUI►i PAGE 4 � �.�. r� .� �_� , a.,. .,..- , ;3' "F ?'.;. � �C"'° . _ r s r; .m+ . ,�...,. _, .� . . .�� . � i.:., � - ��' ..f< .,: .. ,-. �_, . ..� .. :: . f .. . �.'3 . ,.:, . .... . ....> ,�:..:,:. ... ..�... .�., , ..,,,.... ,,.. . . ., ,. .. ,�. .. .� ...,,.. .. .� . .�....,.. _,_.,__.. . .. , < . ,� , :�� C . � �. ��a: Divieion ie scheduled to complete a widening and improvement project for this eection of Scholls Ferry Road saithin the next two years. The City of Seaverton Planning Department has nated that in order to reduce traffic iamprxcts to Scholls Ferry Road and to reduce strip development, both Beaverton anri T�,gard have worked together to limit commercial development opportunities and direct access to Scholls Ferry Road» The City of Beaverton glanning Dep�rtment daea no� find th�t the application warrants approva�l because the applicant�s atatement does �►ot demonetrate campliance with the applicable criteria. �iddi.tionally, Beaverton recommende that direct access to o� from Scholla Ferry Road not be allowed when this property is redev�loped. (City of Beaverton comment of SepteYaber 4, 1990). , After review of the applicant�s traffic report, the City of Beaverton hae commented that a rai.sed median ehauld be inatallecl on SW Schalls Fexry Road to prev�nt left turne into and out of any �ievelopment on this eite and that the 3.mpacts af that median to and by development of thie site should lae asaessed. In addition, the City of Beaverton hae commented that cash�in-lieu of road improvements ehould be required as a condition of any deve].opipent approva]L �or this site. Some of th�se funda could help pay for �the installation af a median (City of Beaverton comment of September 17,1990). A letter signed by fourteen reaidente of SW 127th Court has been reaeived noting their oppoaition to the propased xed�signationa. SW 127th Court i� located just weat of the subj�ct eite within the ` Summerlake suladivision. (Petition received September 28, 1990). A separate letter in opposition �o the propo�al wa� received from Stephen Fs. Robbina who alao live� an SW 127�h Gourt. Mr. Robbins letter expressee concerna with potential noise and odor impacte upon acljacent properties if the aubjsct parcel is developed under the C-N zone. In ad�ition, Mr. Robbins notes that there may 2�e areaa rem�ining in the Greenwax Toc�n Center ehopping Center that could accomodate the intended uses. (Robbins lett�r dated October 21, !� 1990). The Building Division, Tigard Water Dietrict, Tualatin Valley Fire and Reacue Dietrict, GTE, and PGE have r�viewed the proposal for a Plan Amendment/Zon� Change and have offer�d no comments or objections. No other comments have been received. B. FINDI�TGS AND CONCLUSIOPTS Th� relevant criterf.a in thia case are Statewide Planning Goals 1, 2, 9, 12, and 13; Comprehenaive Plan Policiea 2.1.1, 4.2.1, 4.3.1, 5.1.1, 5.1.4, 606.1, 7.1.2, 7.4.4, 7.6,1, �.1.1, 8.3.1 and 12.201 (Locational Criteria for the Neighborhnad Commercial Plan degignation); Chapters 18.60 (C-N E ENGIN�ERING COMI�fENTS: BP Oil CPA 90-0�09/ZON 90-010 FAGE 5 �� ;.: ; „�. - l�`.'. F'. -°-r -r--, -,. , , _ .�.,.� .,,- .T-, �_.,,^,_ .� _. . _ _ .. _ __ . �.-� . . .�..�,:�...�.;�:: �.� —=�::::� , . . _ ,,.. z __ . . , ,, .. ,... . :. . . ... ,, . _., � :�;. ,� .... . ... . ......... . .r,� ,....._ . .....w ,,.,. .r.,.. ,,,.�..s<. .,s..w. � �,�.,. _ .._ . . " " r� 1� � . . � .,#'� � zone) and 18.64 (C-P zone), and the change or mistake quaei-judiaial Plan � Map �finen�aent criteria of both the Comprehensive Plan and Community Development Code. The Planning Diviaion concludes that the groposal is only partially in compliance with the applicable Statewide Planning Goals based upon the ! fol.lowing findings: � 1. Goal #1 (Citizen Tnvolvement) is satisfied because �he City has adopted a citizen involvement pr�gram including review of all l�nd uee� and development applicatians by ne:Lghborhood planning oxganizatians (NPOs) and various means of notifying the public of pending land uee and development actions. The reepons� ta Plan �� Policy 2.1.1 below details how notice and citizen involvement E� opportunities consistent with Goal 1 have been accomplished with ;a regard to this proposal. � � 2. Goal �2 (Land Use Planning) is satisfied because the City has applied i� all applicable Statewide P].�nning Goal�, city a£ Tigard Compreheneive � Plan golicies, and Cammunity Development Gode requirements to the � review af this propoaal as described in the staff report. � 3. Goal �9 (Economy of the 5tate) is satiefied because the prcapos8d red�aignation would not affect the City�s inventory of developable commercial land but would inatead affect anly �he types of coapmercial �ctiv�.�i.ee that may be developed on th� subject sitee 4. Goal #12 (Transportation) ia gartially satisfied because the gropoesd redesignation would aliow d�velopmen� of i.ntensive commercial usee � alon.g a major arterial, Scholls Ferry Road, at its interaection with SW North Dalcota Street and SW 125th d�venue, collector streets serving � develaped reeidential �reas within the citiea of Tiqard and ' Beaverton. Thus, the redesignation ancl subeequent �l�velopment of the eite may prove conveni�nt for the residen�s of neighboring areae that migh� malee use of servicee �o be provicled an the site that may not gresently be available in this �rea. '� � Goal 12, however, also requires that transporta�ion safety be I conaidered ae part of land use decieion making. As deacribed further � I under Tigard Comprehensive Plan policiea 8.1.1 and 12.2.1 below, the f propos�l for redesignat3.on af thig site ta General ComYnercial/C-� ' I raise� significant traffic concerrsa in the nei�ghborhood of the site, especially with regard to SW North Dakota Street as it passes through � , the Anton Park subdivision and with regard to tlxe functioning of the Scholls/Noacth Dakota intersection. ' 5. Goal 13 (Energy Conservation) enco�raqes land uee allocations to I minimize the depletion of non-renewalale eource� o€ energy. The proposed redesignation would be euppc�rtive of thia Goal because it would provide the opportunity for dev�lapment of neighborhood servinq uses within a developed xeaideni�ial area thereby reducing the diatance reeidente must travel to obtain �he available goods or � � LNGINEERING COMMENTS: BP Oil CPA 90-0009/ZON 90-010 PAGL 6 � :� �;$ � r _.___--__. _._ _.___.. ...__.____..__.........,,,�,. _�.._,,....,__,._...�.<.�.._. ._.,..�_-.-,...._.,�.,,�_ ._. ._,. . __.,- � . _ . .,..�.�_.� ...�. ., .�,- ,_..,._,_ — . � .- �� . �_� —.,. . �� . _ _ : . �� _ _ �. _ _-�..�.. �-. _ � „ ..r, a �� «:�a� ��.,::,.s.��.,�[�4. ,.v_..,a.,��.. ...�J.�::. a�..�..,w.��,.._...� ___.�...-�:..�:��:-,Ew..�...�.,.�:..,...W,.�.�..�, _�.:w;�,�, _��.,.,.��,�:a ,_,.x,�_�_ .�,.:.�_�.�. � , .,, . _ _':.�....a,r...._s:.>..,..�.=__�L.� ,_��,. -�� _.. , . � r aerviae�. The applicant�s etatement focueea on the lack of vehicle fuel ealee providers 3.n thi� area anci aseerte that if this site is `a' developed with such a use, non-renewable fuel will be conserved because motorists that traval along SW Scholls Ferry Road as well as neighbarhood reeidente will not need to travel e�tra dietancee ta obtain fuel. � Staff agreea with this analyeis. Staff ha� deterenined that the proposed Plan Map/Zoning Am�ndment is only partial].y con�ietent with the pertinent Comprehenaive Plan policies and ' Plan designationaZ locat�.onal criteria baeed upor� the finding� b�low: 1. Plan Policy 2.1.1 is satisfied becauee ample opportunitiee have been prov3ded for citizen involv�►nent regarding the City'a review of the requeat and substantial notice has be�n pzovided of the praposed action. NP�1 #7 has rec�ived a copy of the apglication material and has been afforeled an oppartunity to comment. In aeidition, copies of the application materials have been available far revisw at City Hall and the public library. All public notice requirementa related to thie application have been satisfi.ed. Noti:^.e ta owne�ra of property owners within 250 feet of �h� subject property was originally mailed on September 12, 1990 pxovidinc� notice of a saheduled Planning Commission hearing on the request. A aecond mailing to thcsae property owners wae mailed o� Sspteiab@r 24, 1990 announcing �ostpanement of the originally echeduled k►�aring da�e, at the applicant•a request, to the Commisaic�n•s November 6, 1990 meetinq� Staff found it neceasary to further �aoetpon� the hearing until Nov�mber 13, 1990. A third notiae was aent on Octaber 23, 19�0 announaing the rescheduling. The heari.ng was postponed ind�finitely at the applicant�s request (November 5, 1990 letter from Rick►ard Whi.tman to Jerrg Offer). The � application w�s reac�iv�atsd at th� applicants� reeguest (Itichard Whitm�n letter of Apxil 12, 1991) and notice �o �urrounding property ownera was sent an April 16, 1991. Advertis�nents announcing the originallg scheduled Commiseion hearing and the reviaed hearing dates were placed in the public notice aection o£ the Tigard Timea on September 20, I990 and Agril 25, 1991. Similar n.otices to neiqhbors and newspaper notices will. be accoanpliahed £or the City Caunail h�mring in accordance with the requiremente of the Oregon Revised Statutes and the Tigard Community Dev�elopment Cade. In addition, signa were posted on both the SW Scholls Fe�ry Road �nd SW North Dakota Street frontagea of the praperty announcing the pending applicaLfon. 2. Plan Policy 4.2.1 is implemented thraugh the developaaent review and building �Sermit procesaee at which time a d�velopment proposal for this site muet be shown to comply with applicable federal, ata.te, and reg�.anal water quality requirementa including preparation and �� E::�"si\LGn11747 a^:vruziiv:iS: Br Vii C�'F1 90-0009%ZON 90-010 pA�� 1�,;: I r G,, � , t�.. :z�.'!�, � �"-a'-^-."-» pr. .^m ..,. j 1 ,x.� ....E nn.�-Y.»� ;�;,'. ., � ":-;"' � y .,..:.;� . . . . .,r „ . , - ,:> . _ " _,'., .. ,. . y_ . ._: . , 'a�tM1 4 ... ?,1t.. � . t�.,�. . ., _ .�. .� n.,'T»CT-'r.b.--r� �_.....�--...� _� . ._ _�-�.� �. .., �. �� _�;.-. ..�.��,:; .�...r..:,.._ . "'.', t... '�'.idox,. ..�.4", ,_� .1,..'�.'....._ ....<C. . �...�... � �.,__. .,,.. .,.�o„v�\..f ..�>..L._....� _,.,_ ...'r..t!,�,��.1.....�1.u,......L�_.Sc^.. .. , ��. �� . I 3.mplementation of a non-point source pollution aontrol plan in �ampliance wi�h the oregon Environmental Quality �ommiasian's temgorary rules for the Tualatin River basin. The requested Plan and z�ning redeaignati.on would not by i.tself �ffect compliance with thia � Plan policy. � 3. Plan Policy 4.3.1 ia implemanted through the developm�nt r�view � procees in which building placement and land�caping are rev3.ewed with �� reepect to minimizing noise impacts of a proposed uee upon ex�sti.ng ', and potential neighboring land uses. The pntential for adverse noise , impacts from dev�lopment of many of the permitted and cond�.tional I, uses in the rgquested C-N zoning dietrict from this site upon i exieting abutting developments to the eouth and weet is significant because children�a day care facilitiea and single family residencee are t�p3.cally noise eensitive us�s. Land uses permitted in the C-N zone �uch as convenience stores, faet food restaurants, and vehicl� � fuel ealee can b� eigni.ff.cant noise generators through traffic, '� cuetomer, and l.oud speaker noiae. Bscause of this, it would be j " neaessary for close attention to be paid to minimizing potential I noise i.mpacta during the development review process for any future use of thi,� site if the property is redeeiqnated to Neighborhood Commercial/C-N. Of cnurse, this eame at�ention would need ta be paid ' to development under tk►e current Plan �nd zoning designations, I although typically the uses permitted by the C-P zone are not as ; significant noise gen�rators as the above listed uses allowed in the I� ' C-N zone, especially during eveninqs and weekends. � I 4. Pian Policy 5.1..1 would not be significantly aff�ctecl eince th� I progoaed redesignation of the eite would maintain the site's potential for commercial development. However, under the proposed C-N zaning designation different commercial uaes would be pe�mitted with different types of jab opportuni�iee created as compared to the current G-P zoning. There may be great�r potenti�l for numbers of employment opportunitiea a� well as greater op�portu�itiea for �` unskillecl or sem�-ekilled laborers in busineasea located on C-N zoned � properties than on C-P zoned �ropericies. It would be anticipated, however, that typical employment oppartunitiea for us�� permitted and cammanly found on C-N zoned gxopertiea pay lower wages than typical - employment opportunities found in C-P zoned areas. 5. Plan Policy 5.1.4 �s satiefied because the proposed redesignation would na� invnlve commercial encroachment into an existing neighborhood. Instead exieting coYaraercial Pl�n and zoning designations would be replaced with other commercial design�t�ons. 6. Plan Policy 6.6.]. calle for buffering betw�en d3.fferent land uses as we].1 as screening of aervice areas and faca.lities. This policy ie implemented throuqh Code Sectic►n 180100 (Landacaping and Screeningy as well as the approval atandarde of the Site Development Review and Conditional Use rev�.ew procaeses which wauld be noceasary pxior to redevelopment of the subject eite. The site is large enough that potential uses a�lowed in the C-Pi zoning dietrict should be able to i�,:; , �,� �NG3NE�RING CQMMI:I�iT5: BP Oi1 CPA 90�0003/ZON 90-010 P�IGE 8 �" �, � �; ,; t ;1 � �u...��;� �.�_.��.:� _s...�_�.. _. �..W_ :.,.........,. �, , , .,...,-�.. .t..��.�..:_�_....�.s �t ��.t ..__,.,,s. ..�_,.�,�.,,._ ,._...�._.....�.. .,,»..1,:.,��.:v.__S.,.,...:: r ti ,�...w, :,�?.,,'e....�..t.._._ CW,�.. 3 `C�.�� tsa.,:ta � � ....__..,J..� ...:.dzw. .v.... ._.v. .,»�.. n,.� > � �'^ f� b� located an the eite while �e�ill prov�ding adequ�te area and appropriate meana of landacape buffe.ring ar�d scroening to reduce naise and visual t. tg�acte on adjacent clev�laped groperti�s., although fairly mature :_�ndscaping mat�riale� and substantfal fencing may be neceaeary to pravide the neceesary buffering right away. In !' addi.ti.on, the City may find it nec�ssa�y to place livaits upon ogerating hours, loudspeaker use, and the loca�ions af building�, refuee dispoeal facilitci.ee, and SCC�BPd driveways. 7. Plaa Policies 7.1.2, 7.2.1, 7.4.4, and 7.6.1 are sa�fefied becauee adequate public eervice cgpacities (sanitary eewere, storm drainage, public water supply, and fire protectian) are available to serve � future development of the aite based upon the abeence of contrary commente from eervice providing agencies. Exteneion of neceseary publi� facilities to serve the site are the responeibility caf the developer and would kse required as a condition of apprnval of a development application for the sit@. The City of Tigard notifieg appl.icabl� public and private utility providera of pending developnnent applicatione. �. Plan Policy 8.1.1 is not satisfied becauss the proposed redesignation could lead to development af uses on the ait� whioh would be expected to attract subetant3.ally anore traffic to the eite or different quali�iea uf traffic than would be expected with development und�r the existing Commercial Prafeasional (�-P) designation�. Tncreas�d traffic may negativ�ly impact traffic safety or at least neighborhood lina3aility an nearby atreets. As aoted by the Engineering Division, this conc�rn ig grgat�at with regard to SW North Dakota Street through the Anton Park oubdivieion south of the eite. Concerns regarding existing traffic volumes and traffic safety on SW Narth Dakota Street have pr�viouely and frequently been raised by thie neighborhood befare the City Council and Planning Coaa�sissian. The app].icant•e Transnortation Impact Analvais concludes on page 39 and 40 that d�velopment of a veh3.cle fuel salea,/convenience store and cont�.nuation of the exie'ting veterinary clinic cn the property would reault in a slight decxeaee in afternoon peak traffic on SW North Dakota Street as compared to typical dev�l�pment under the exieting C-P zone. The 1�nalvsis also etates that becauee of the natur� of the applicant's intended usee, mnst traffic would be ei�her diver�ed or drive-by traffic whereas most traffic to typi.cal C-P usea would be �i aite�generated new traffic. Therefore, the Analyais concludes that I the intended uses would not have more of an irnpact on eith,er SW North Dakota Street or the overall road syetem. Staff, howev�r f3.ncla that theee aoncl�sions may be euepect a�ith reg�rd to the full range of development opportunities th�t could locate on the site under the requested zoning and g�seibly may be ba�ed on false aesumptions witla regard to the amount of diverted �raffic from 3W 121st Avenue that would be dixected thraugh the F,nton Park neighborhood. In addition, �he AnaZysis• conclusiona ra�.�h reg�rd to sW North Dakata Street are related to geak traffic levels on1y. TNGINBLRING CQI�IMENTS: SP Oil CPA 9�0-t�009/ZON 9d-019 E�AGB 9 , � . ,, r . , , . . , _ ,ti�;—',.�h :7'T `w.. "Ty' �,u"'�"_'"�'`..: . .. _ .. R� :S — . ., .- n _ � - . ._ � c t h X. �_� „,s:,�... �r_ ,, _. _ .. _ , � ..__ .. _ �a— --s:.f:. ��:., �.,,,�..� ...... .. . _�.�.,.� �a<..,..� ,:...�..:.�.� ..�x,._;.�_._�...:L�; wti:ux�:_< ,�..A�.,�� ,�_.�. .�:,�:�: �._.�_._ ....._,�,.u.�f.l x��w... � �_.��;:r,W..._ � _.�:,u:. _..��.�x„��.,_.�;,�:.� A' � �; �' N� P'iret,. this analyeis could be irrelevant becauee it looks only at the theoret�ical traffic generation of the useg the applicant currently inteads to develcp on the gite ratlxer than looking at the full range of ueed that could }ae developed on the site if �he redesignation is �pproved. No assurance is provided with a Plan Amendment/Zone Change that it will ultimately be developed aa intended by the agplicants. Own�rehip and intentions can change, as the City knowe all too well grom past experiencee. Therefore, a traffic arialysis for such a prapoeal ethould look at the full range df p�se�ible use� under �he propoe�ed designatione. A faet food restaurant, which also could be developed on the eite if the zoning is changed to C-N, could affect ; traffic in tlx@ area to a much greater extent than �he uaee addressed in the applicant•s TranaDOrtation Analvsis. � Se�and, �e the I�ngineering Diviaion has pointed out, "development of a service atation could lsad to a gr�ater �raffic increase on No.rth � Dakota Street than that iad3.cated by the figures in the ��affic � q analyais, due ta the unique location of the ei.te....thera i� a risk t� � that �ome traffic will be diverted from other routes in order ta � util3:ze the aervice station/conveni�nce etore ro � �> p poaed far th� aite.” Th� applicant�s statement cYwells on the lack of service statione in ,+r northwestern Tigard s�nd nearby areas o� Beavert4n yet the applicant•� ,; Tran�uortation Analveis apparently ignoree the lack of service stations along alternate routes and therefore is abl� to projeat little tra�fic to the site other �han drive-by traffic on SW Scholls Ferry Road. Sta€f believee that a serviGe station at this aite would k�e a significant traffic attr�ctar fAr motoriste on SW 12�.st Aveaue lead�.ng them ta utilize SW North Dakota Street through th� Anton Park subdiviaion. This could increase traffic hazards wi�hin thi.s establist�ed residential neiqhborhoode Third, the Tranaportation Analveis comp�res only p�ak traffic haur p�ojectiane with regard to SW North Dakota Street for the exist�.ng and rec�ueated designations. Typical uses in the C-P zon3.ng diatrict generate littl� traffic outside of daytime houre during the Monday �ta�guqh Friday �va�ek week. �ypi�al uses in �he C-N xone, especially the applicarat�s intended uaes, generate traffic from early in the morning thraugh late at night a11 dayA of the week. The additiona]. off-rreak tra�fia on SW North Dakata Stree� that w�auld be expected with C-N develapment of �hie site would be anticipated ta be a s3.gnificant irritation, at best, to re�idents in the Anton Park neighborhood. Off-peak traffic would be e�ep�cted to be especially detr3.mental since 3t woexlcl be during times that the greatest mmumber� of re aident� wo u ld be at home attempting to enjcay their ho�ea and neighborhood. , 9. Plan Policy 8.1.3 will b� satisfied as a condition of approval of any I futur� devel.opment of the eite. �ompletion of neceeeary etreet improwemeata along the eite•s frontagee would be required ta be ' install�d by the developer at the time of develop�aent or a fee-in- � l�eu of street improvemente may be aseeseed as reaommend�d by the � City of Beaverton. Su�la a fee would be applied to the c�et of any SNGIN�.Y$RING COMMENT3: Bp Oil CPA 9Q-0009�?OON 90-010 unnra �n s..aa' av ii -_-�.--- �* - [ . ' , ..- .., ,r , � �� . � � ... ,< �. . . . .._ .. �. . - — - r'° z-� , r�:� ; . ,: i > ; ... �.,., ` . . . ';;i . . . . '� .::! ., .. � .... , r. . �,� " . �...j '�' )7 : t., % 5-.y . -. � ..,.�:._ . _, .._-:. .�;;_ . _ �... � ,,�. _ , a .'�,:;::. .s..�.�.x.�z�;:u.v...,r..�,:-..aa� .n........:i: ._�..,..;.:: ,..,x...�:,t: s....A,.,.:�:� _y._..a:v.n.,,..s<......c:v.. .,....a.>,:�._}±..`_.,.�,,..u.,±�....�yw:,:.�!....,...,,r��::' s.�...�._�.,..,:.,.... .,.+da>��w., s..,...,�w�:�,....,.K,..u.�::�::�.w.�..��:.4..;�_��...,..�u.......:..... ^ � � t�, �Y � � i.mprovemente to t�e aite°e ironzaqes and a�ijacent impacted streets. The ��giaeering Division, City of Beaverton, and the Oregon State Highway Divieion will have the apport,unity to review any future developanent pruposals for the eite and deteranin� neceesary improvements. 10. Plan Policy 9.1.3 fs eatisfied laecauae the proposed redesignation could result in a reduction of energy consumption through reduced vehicular travel diatancee to sati�fy oertain demands. The praposed Neig�aborhood Commercial/C-N redeaignationa would a].low development of a variety of retail and office uee txpee to lacate at a busy � a ' interaection within a mostly developed area. To the extent that residenta of the area and drive-by traffic would nse the loc�tion to �� satisEy d�manda far goods ar services that they otherwise would rneed � to travel greater diatances to satisfy, energy co�aumption would be � reduced� a� �� f.` 11. The general purpose and locational criteria for the Neighborhood �� ; Comm�r�i�,l P1an d��.gnat±on �pecifisd in Plan P�olicy 12.2,1, section 1 are partially satiefied for the following reasone: � k �' a. Trade Area The aubject site�s po�ential trade ar�a for � k'a' ;r Neighborhood Commercial us�e is difficult to ascertain without ��; ase�saing the trade area far a particular u�e. The purg�se atatement for the ldeigtsborhood Comm�rcial plan designation states that the desired tr�de area is intended to be limited to no more than 5,000 ueopl� (empha�is ad�ed). This 3.i.mit to � the trade axe� is app�rently intended to reduce the amount of vehicular traffia to tha ait� eo aa to reducs traffic and other iaagacte unon �he adjacent naighborhood. The applicaait�s st�t�mm�nt proj�cts a t�ade ar�a "...of agsp�osciauately �k�ce- qu�rters of a mile (one half the dietance to the nearest � similar servicesj, with a gopulation of roughly 15,000 - - although the bulk of trade is escpected to come from drive�by c�etomare entering and exiting the area along Scholls F�rry Rt�ad" (�ii�ation for BP oil, p.8). Th� appliaant•s analyeie aseeseea the trade area for the ix�tended uses of vehicle fue3. eales and a convenience etore. The intended mayci.mum trade area for Neighborhood Cammercial use would clearly be ex�eeded by use of thie site for the applicant�s intendeci uses. Becauae of the s�t��s high vieibility from Scholls Ferry Road w3.th i�s high traffic volumee, it ie doubtful that many Neighborhoad Cnmmercial permitted uses would have a trade area limited to no more than b,000 people if lo�ated �t this site. RedeeiQnation of the site to Ne�.ghk►orhood Commercial/C-N, therefore, would not be coneiet�nt with the scale of development the purposs stateanent contemplatee. In addit�.on, 3.t is clear fram the applicant�e own statement that the applicant�s� intenrled us�s would eigni�i�an�l�r �xceec� the intenfled trade area for the Neighborhood Commercial glan designationa The propasal is clearly not consistent with the limited trade �area ?eeationa� �rLilyiQ�d.C,/Yle �:� �� NGINEBRING C�MMENTS: BP 03,1 CPA 90-000'3/ZON 90-010 p,g�g ll � �� `: �<` �; �` ."-p. "''.. ..-.. .. �,.. .r.'�.�f i.:. . � y .,., t Y, K. . � ,. � ., � ' '. _ . .. .. ., , . , G.,� , � . . . , _ _ . ,.... . � �� _�_ t '' ?a5=i,!<. �� i z..�__. _ _. __ __ _ _ �,,- �,.��.,3wz�...�.�s..�..�.�,:=.:�..,.�...:� ...��::�. ,�.::r�:�...._..... ..w.,,_.m_ . �,�:�_�.�.�.,:.�,� _..,..,.::�,�..�,..._�,=,,�,w�...._..�.�:�_u��..�;x:�..�_,,..,:��....�..�.�..� ...�.� �.� << : ;; . � '`� �'� `' It appeare that what the •ap�licant ie really aeeking ia to `� loeate a nee within the Neigk�borhood Comraerci�l zon�, whexeas :� �khat use, becauee of ita eubetantial projected trade area, �:� belongs in a General Commer�ial zone. . Y: b. Si:te size The approximately 1.04 acre site ie smal3.er than the ` 2 acre max�aum size for a Neighborhood Commercial site specified by the lncation�l ariteria. Even iE the Neighborhood Commercial designated aite to the east ac�roee SW North Dakota Street occupied by the St. Vincent medical office building is �i fncluded with the subject p�operty, the total Pieighborhood Commeraial deeignation at thia interaection would be smaller than the t�ro acre maximum sit� size. This criterion is therefore satisfied. c. Grass Leasable Area Because thio ie not presently � aecertainable, this locatianal criterion is not pertinent. � �, �' do Spacina and Location The loc�t3.ona1 criteria apecify that the service area radiue for a neighborhood commerLial c�nter ahall be at least one h�lf a mi1e. &taff underatands thia criterian ' ta mean that the apacing betw�en different neighborhood (�: commercial cex�ters ghould lae �t least ane mile. }; The closest neighborhood commercf�l center ie� within Beaverton at the interaection of SW 125th and SW Longhorn Lane, �'� �pprox3mately one half mile from the eubj��t site. The ses°�rice ,` area of this existing neighborhood commercial development in x Beaverton and th� seawice area for future develapment of the r: eubject eite svould th�refare be lese than the mis3mum hmlf mile ;: r�dius where the a@rvic� areas meet. Th�.s, of courae, would 4'- only apply to �ervices provided at both sites euch as the € intended convenience retai3 salee on the subject gite whi�h is aleo provided at the Beaverton site. It ie aleo important to note that anany o� the uaee perani�tecD in Tigard•s C-PT zone are � alreacdy provided at the Grsenway Town Center ehopping center For theae ugee, once again iacluriing convenience retail salea, � the th�eoretieal service area radius for development on the ` subject eite would b� compree�sed where it intersect� the i, service ar�as of �h�se exieting uae�. For services nat providsd at any other sitee w3.thin on� mile � af the ai�e, the service asea radiva for th�t particula� % buaineas wauld be coneietent with the one half mile serwice axea etandard, The applicant•s stateraent correctly notes that ' the closeat exieting vehiale fuel sales outlets are located on Pacific Highway and aear W�ahington Square, �oth approximately on� and one-half miles from th� eubject site. The eer�►ice area for veh3cle fuel ealee at the eubject aite would �exceed the one-half mile e�rindard of the locational criteria. Therefore, the a�pacing criteric�n fur neighborhood coYmaercial centers is y t K 3 Lf1fATlR1 Y\T1TIY M�Ifel'n\1�e�� fw �.t 1 IMTff f1A /�AAf1 an.w�� t�I� �. r�a�uri,a�r.�Fa'ataa�v wruwa�a.�: vr vta. a.rra sv—vvv��var �v—t�ii�r YA('al5 1� '--r, ��r----r---'-.0 � y .r,^-�---�^.�..°.m ,—r,^- ,.-�,.—^. ,, � rs-r rs- ^e— a. �--� �.,. .. .� _..7, _ � ,_ . ,,.., . .�. .., -„'�` .�� .. � o .�` � .. . ^, i �� . . . .. .,. , .......z. ,. _..,�.,., ., ... , , �, �_,.. _ � ._-,. _.=�.� _ _ . -�---� ,�.�.-� .........:h;,_..t.y[f.� .,. �..,1,. aD;,._...».._vi�. .x_��"�....n_...��,...:,,. ..�J�..u_..�_�. a.e.3L;�:i.. . ...,..uG..�1.4,.ky....i:;.-._._...u_«_1.::.:.,s�-w..t. .a...._.�.�t..�....,�.�.._..�..,.�1..:�l�,.L.�_t.��...:3.r �<,:.�......, � �.:�: ..:: . _.... � .........:........ ......t.,....:� �atisfied for only eome .uaes- that cauld locate on the site under the Neighborhood 'Commercial/C-N designati,ons that are � reqeieated. Ttie applicant�s etatement incorrectly etates on page 1I that "...the Ccampreh�nsive Plan also atatee that neighborhaod � commercial us�s shall be limited ta one quadrant of an intersection." The Pl�n�s loaational crite�ia stat� inetead that in deeignating sreas with the Neighborhood Cammercial plan designation, "...commercial d�velopment ehall be limited to one quadrant of a etreet inters�c�iun...e" This limitation is not only with regard to neighborhoad commercial uaee but clearly refers to all commexaial development at an intersection.. Two of the other quadrants of the irat�reection of SW 3choll.s P'erry Road and 3W North Aakata Street/SW 125th Awenue either contain commercial development or are zoned to prAVide th� opportuni�y for commercial development. The aoutheastern quadrant of the intersection is already developed with �he St Vincent's coramercial office building and a McDonald�s restaurant. d�n approximately �.25 acr� poxtion of that develnpment complex is vacant, developable, and is znned C-G and C-P. In addition, �` th� northeaetern quadrant of the intersection is developable and is zcned Office Co�runeraial by the City of Beavertan. The current request is therefnre alearly not coneistent with this locatio�nal criterion. e. Acceas The lac�tional criteria states that the Neighb�rhood � Commercial cieve].opment shall not cr�ate traffic congestion or a eafety prablem. Relying upon the analysis under Plara PoYicy �.1.1, stat£ finds that this criterion ia not satisfied� The locational criteria also etate that Nei.ghborhood Commercial sites shall have direct access Erom either an arterial or a collector atreet that will not direct traffic through local '� neic�hborhood streets. The subject aite has direat acceas to ��!, SW Seholls Fexry Road, an arterial, and 5W l�arth Dakcta Street, ��' a minor collector street, ae functionally desa.gnated by the ��I Transportation Plan Map. The sii:e therefore eati.afies this t - critexion with regard to accees to higher order streets. However, relying again upon the analyeie under Policy 8.1.1, e�aff is not pereuaded that the proposed develoExnent would not reault in an increase ia� t�affic on SW North Dakota Street and posaibly other etreets in the Anton Park neiqhborhood. This � locational criterion ia therefore not comp7.etely satisfied. I f� Site Characteristice The approximately one acre site ie of a ! ' suitable eize to accommodats most uees allowed und�r the ; N�ighborhoad Commercial/C-N dee3.gnations. Thie ariterion ie c , therefore satisfied. g. Imnact Asaessment The location�l criteria basically require that a�dverse im�acts of developing uaee upon adjacent exietix�g � �� .�',::wi,°:�.�',-,�°.ITi:�r" e^Ai'a�C,'i�a�: �'F Gii ^.tA �fi--�Q�yjGCfiF1 `.�U�135.0 PAGk'. 13 r.+ �'. � � �� .r �t ,r n- � ,; r+—n •.. � ,., r,� �err 1-- — m . �. . . ., �._ . . .. . . . . ._ �. '1 _, , 5�,4'�� . . l� , _ '. — _ _ •..itJ --�.:�-�.;�.�.--,�__ _ .___ �., _.=�:, � „�„_y:y:;�..._�.. ,o-.a�._..� �..,�..a..,� ,.,a::,.: ..i.:.,.:..EC .....,,1::-«� � �.�.. w.�a,._.s= .....>�..::�,.;.:,.�r,e __..,u�rc�.. . ..,_i:..l:m_,_.,,L,rzivtkti tb.� :��:. .�.S.r'-� .., ..".,,,.�_::s�r.,.v,.�.m..�.'�� -. . ;�. ,._......., ..s.».t_.. _... ,-,�i�..,.�z. ,v....�..L_..c.,.a�Yi�: ��.k.?....L;.. �.r.....�_�. or poseible uaee be avoided or m3.tigated. In the Plain ame:�dment/zone change procee�, t4ae City anuat be concerned not only with what uses an applicant aays will locate on the sit� or a preliminary development plan, but also with other usee that might locate on the eite if the zoning i� changed and the intended clevelnpment plans a�re ecrapp�d. For this rea�on, etaff finds that the prelf.minary ai�e plan aubmitted by the applicant ia not relevant to this revi$w. The Cit�► can place some tr+�aat in ita S�.t� p�v].eprpQnt Rev�.ew and Conditional Use pro�eaees to seek ito mitigate potent:Lal effects of proposed developments through careful eite cie�ign, restriotions on operating houre, anel buffering. These processes aan only go so far in avoiding adverse impacts � betwaen differing adjaaent ueee, howeeer. The City can also choose ta aegregate potentially incompatib].e usee through carefully zoning urndeveloped land next to established areas so as to reduce the patential for adeer�e effects from later developaents. This is the aFproach stafE finde wauld be approp�iate in the present case. With the present requeat, the Gity must be concexned with the pat�ntial noise, lighte, congestion, and traffic impacte of the full varie�y of permitted and canditional uses of the C-N zone ` includi.ng fuel ealee, convenfence stores, and reat�aurants. Such u�es could gen�rat� signific�nt adv�rae effecta upon the immediately abut�ing reeidencee and the childrens da�► care center ].ocated 78 feet to the south. While the staff etops ehort of aaying that the propoeal ie inaonaistent with thie locational cri�erion because car�ful site planning, limited o�rat3.ng hours, and prop�r management of comanercial ueea can cnake coamie�ccisl uees good neighbora for esta2aliehed reaidential neighlaorhooda, staff ie� highly suapeat af the g�otentiaZ for devel.oping the inteneive intended vehicl� fuel sales and convenience store in a manner that will not have significmnt f effects upc+n th� adjacent residential and children�e day c�re� #� II usesv Staff is unabl� to make a positive finding tha�t the �� pro�pos�d redeeignations will not lead to development that will ¢ I� have eignificant adverse effects upon the exieting n�ighboring ; '' usee. I Although the present C-P aonQ provides �he potent�,a1 for � developmerxt of some usee that could have adverse impac�s upon � the nearby residential neighborhooda, in general we find the uses permitted in i�lxe �-P zane to be more compatible with theee f neighborhood than �tae usee permittsd in the rec�u�sted C-N znne. I I � I I, Staff has determined tha� the propos�cl redesignation would be consistent !� with Communi�y Denelo�,xaent Code Chapters 18.60 (C-N z�n�) mnd 18.64 (C-P � zone) d�imansional requiremen�s. The Code requir�s a a m3.mimu�p lot eize of ' 5,000 equare feet for the C-N zone and 6,000 square feet fox ttne C-P zone. � �� I BNGINFERING COMMENTSs BP Oil CPA �"0-0009/ZQN 90-OYO PAG$ 1� ` ,�'i �i � �� 3rd �'{ � . �, . � 'i t ��,,. . „_ . .. , �. . $ . . .., . ,... ... �� .Y �� p �i� 't s i —� , _,,.-.-..�, -._. --»_,:—, -�--�.�.-,-��.�:a.:�:.=�;:a. The C-N portion of the aite would be 455,224 aquare feet and the C-P � poxtion would be 17,938 aquare feet according to the applicant�s map. The 15 percent minimum laziciscaped area/85 percent maximum lot coveraqe � standards ae well ae �etbac3c standarda for both zones are the same. Existing d�velopments ar� coneistent with theee requirementa. Consistency with the�e requirements would be required for approval of any future partitioning or development proposale for thia site. Other Code requirements would be required to be complied with aa part of any future development reviewa. In order to approv�e a quasi-judicial amendment to the Plan and Zoning 2iaps, the qity must also find that there i.� evidence of a change im the neighborhaod or community which affecte the subject parcel. Alteraatively, the City muet find that L•here has been a mietake or ineonsietency made in � the original designation of the parcel (Compreheneive Plan, Volume 2, � Polic 1.1.1, Im lementa�ion Strate 2• Communit Dev�]�o � Y P 9x , y pment Code Section 18.22.040(A)). � The A�mlication for �P Oil statss that the applicant'e prapoaed u�es are � intended to help meet the needa �f the residenta of the surrounding ;: neighborhood�, yet theae particular uees are not allowed in the zoning � �;, di�tricts that have been applied to developable properties along the � Scholls F�rry corridor. The A�plication, in the responae to Plan Policy � 5.1.1 on page 7, atatea that there are a roximtel 15 000 `� pp y , people within � three quart�rs of a mile of the subje�t property. The applicant aeserts that thia �.e an intenee market for aommercial. usea tl�at will serve ths � needa of thg area�s residentsv The applican� therefore infera that the � Camprehenaiv� Plan Map containa a mistake becauae it does no� provide ; enough appropriately zoned land to satiefy a aignificant need for a gae station and ara unmet ecanomic apportunity. Whi1e fram the applicant�s economic viewpoints a mistake may exist with i regard to the �urrent Plan designations in that a large market demand may � exist that cannot easily be aatiefied by the current inventory af properly � zoned developable land, from a land uee planning viewpoint, other reasons �xist for not trying to satisfy every economic marke� demanc3. The City of � Tiqard has paid close attentian to the amount of developable commercialZy designated land along �he Scholle Ferry aorridor, as has the City of Beaverton. The ci.tiee have chosen to limit the amount of General Commercial properties in order to reciuce traffic congestion along the � highway, in order to reduce the appearance of strSp development, and in order to minimize �raffic, noise and lighting impacts upon surrounding neighboxhood�. This limitation uspon commercial designations wa� not a mistake, but inatead wae a con�cious decieion to limit the amount of devel�pable commercial properties along Scholls Ferry Road. The City of Tigard has looked at aeveral other proposals for redeeignatiora of properties to �he General Colnmercia� and Neighbarhood Commercial Plan designations along the Scholls Ferry Corridar and the City has coneiatently denied those r�quests. On the property acroes North Dakota Street from the aubject site, the City Council denied a reguest to change the zoninq for � � ENG�NELRII�G COMMEN'TS: BP Oil CPA 90-0009/ZOId 90-010 PAGS 15 � � Cr. I C� � �`� ` �> �,-,� I , !}.,� I . �ssr i A,T ... ,_,, .�,� .._ t_-., ._ _. , � . : .,_.,._ .T,. _ t_.._ -.; ,,, _ - _ - . ,_ w. � T �� , z : �,, �i��' �; ,,,s , _., �� . . _ _ . __ ... _ ,.... . : . ; �....v;:,,,�... . �. _,.. .�::�... ��::.�__._. -.� _ _ - �v- ,_ ..�,:..€x.w_._,�z �:_. .. �,�r�.:.l ,,....rs.;�x .a_.,.�.�a�f_ .4, f.�c.�a _.z�..�...� ...�.sc.�.;�,_,,. .,�A��W r....�...��i.,�.,:r_�z.��,k..�,.�.�., _ �,..:x��:.b..,�y�._..,..a .,._..,,�.,.�a4.,..�sn.�,..n..,.�. �.y„_...��..m.�,n..��w�� the� entire property from Commercial Professional (�,P) �o General Commercial (C-G) in 1985 (4PA 3-85/ZC 3-85). The Council's decieion wae appealed to the Oregon Land Uee Board of Appeals. The dec.�,sian waa upheld. The Council Eound that ther� v�as no evidence of a mietake in the land zone designat3.ons for this areap there w�s no overwhelming need for additional � t�eneral Commercial designated lands in �his area= and the Gouncil expreesed concern with traffic �long both North Dakata Stre�t and Scholls Ferry Road. A �ater P1an/zone change requ�st for th� same property resulted in a mixture of comaner�ial deeignations being approved. �'Yxe aouthwe�tsrn portion of the parcel retained the Prafessional-Commercial Pl�n and zone deeignations; the eastern por�ion was designated General Commercial; and the northwest psi�tion wae designat�d for Neighbarhood Commercial uee (CPA , 10-SC/ZG 18-85). This neighbori.ng eite has recently b�en developed with a anedical offi�e building and s fast foad restaurant. (A eubstantial I portion of thie site iB etill undeveloped and is designated with a , comt�ination of General Commercial and Profession�l Commercial designations. It is pointed t�ut that th� uses which the current applicant is intending ta develop could be �ccommoclated on tho�e vacant portions of the property to the east.) � In addition, the City Coun�il in Novembsro 1989, denied a rec�uest for a redeeignatio� of a 1.9 acre parcel at the .intersectian of SW 135th ar►d �cholls Fexry Raad from Medium-High Density Residential to Nei.ghbarhood �ommercial (CFA 89-08/ZC 89-08). Thia decision was largely based upon traffic cancerns with regard to the interaectian of Scholle Ferry and SW �„ 135th, as well with traffic along SW 135th to the south. W�th regard ta that application, the City Council wae unable to find that a mistak� had been mad� in the oric�inal deeignation of the property or �hat e�batantial changea had occarred in the neighborlxood which supported a change to a commeraial designation. The Application for BP oil aaserte that the City h�s previougly conceded that a mistake exists with �r�gard to th� provision of oppartun3t3.es for retail commexcial development. �he applicant re1.3.es upon the findinga �, contain�d in Ordinance �86-58 which adopted th� mixture of Plan and zoning i c�esignatians for the parcel to the east acroes SW North Dakota Street and � the staf� report related ta that proposal (CPA 10-96/ZC 18-�6). The , ?` Ordinance and staff report both refer to a market analysis report prepared , " ar.d aubmitted in 1986 for that request. The Ordinanc� found: i;; [t]he marketing analyeis has ahown that the damand for neighborhoad profeesional offi.ce sarvicee (e.g. phys3.ciane, travel agencies) can be better satisfied with smaller sites in mare locations rather than fewer larger sites. . . . The �nalyei� aleo showe tha� there is a eurplu� of l�nd zoned C�P and a deficit of land zoned C-G." In addition the staff report found: this analysis �the appliaant's market atudy] demonstrated that a � . significant deficiency of comme�cial retail land and a surplus of aommercial office 1�nd preeen�ly exist� in the Scholls k'erry Re�ad corridor. ' SNGINEI3RING COMMENTSs SP Of1 CPA 90-000�/'ZON 90-010 PAGL 16 ' � � � �:�� . . �� t� �.. � � .� _ �m�__.__._ . . _ _ .� . F�.� . _ . . r . .�4 �� , . _ _ _ _ �__ _ <._ ...,. _ .:. _ . :: . , , a:,:_: , . . . .......... _ :::., - _ I � i The Application for BP oil asserts that this earlier finding that an � exceasive sanount of C-P zoned land existed in tlxe Scholls F'erry corridor demonstrates that a mistake continues to exist and that thie has contribut�d to the fai.lure of the eubject parcel and the Office-Commercial � zoned property on the northeastern corner of this intersection. Not surprisingly, the Avplication while diacussing the aYleged overeupply of office development opportunities ignorsa th� fact that th� 24,000 aquare foot St.Vincent's medical offiae building, which could have been buiZt on either of these undev�loped properties, was built subsequent to the issuance of the above findings at the same intersection and on a parcel { roughly the oame size as the subject parcelo In addition, we point out �g tha� the St. Vincent's parcel i� zoned with the C-N zone that the applicant �� now seeks. Reality, rather than a dated theoretical market etudy, r:� indicates that the demand for opportunitiea far office construction at this �� intersection has been stronger than tho demand for commerci�l retail dev�lopmsnt. l�e�haps a mistake was made with regard to zoning at this intereectiono but th� mistake may have occurred in 1986 witta regard ta i increasing the opportunity for retail development rather than with regard to the C-P zoning of �he subject parcel. Perhaps the subject parcel was pasaed over for development since 1983 f4r reasons other than its zoning. The A.nnlication faile to demonstrate th�t a miatake exists raith regard to ttxe current Commercial Professional Plan deaign�tion and C-P zoning. The Avvl.ication for Bp Oi]. also con�eads that a change in circumstanaee has occurred since the origi�ai d�eignatic�n of the subject property with the Neighbortxood Commercial. �lan and C-P zoning designationa. Again�, the ag�pl.icant refers to ths Ci.ty Council's findinge contained in Ordinance #86- 58, page 3, in which the Council found �hat there had been a "... �hange in demand for commercial service�..." that helped juetify the redesignationa of the parcel to the east. In addition, the Apnlication relies upon a e��tement in the etaff repart for CPA 89-OS/ZC 89-08 that assumed that development of the C-N zoned parcel t� the east, now occupied by the St. Vin�ent'� building, woulc� aervice the area adequately with no need for further C-N zoning. The applicant allege� that th� change in circuma�ance found by the Council i.n Ordinance �86-58 of an increase in demand for commerciai servicea caused by substantial residential growth continues to exist and that the commitment of the St. Vincent'g site to a u�e that ie not stric�ly commercial has rerluced the commercial development opportunities in the area. The applicant concludes that theee circumstancee should warrant the requested Pl.an and zone change. While we would not argue with the applicant's contention tha�t there continues to be subs�antial residential grow�h in this area, we do not find that this demonstrates a aontinued, unaatisfiable demand for commercial gexvices in this area. First, as noted above, it is uncl.ear whether �the suppoeed deenand for comm�rcial services that exieted in 1986 which the Cduncil responded to through CPA 10-86 still exiats. The St. Vincent•� si.te remained vacant for aome time subaequent to tha� Plan ancl zone change unti]. the m�dical office building and fast good reetaurant were cona�tructed. Second, the southeastern corner of that parcel, whi.ch ia zoned G-G, r�mains vacant. So too, does a portion of the parcel at SW 125th Av�aue and Longhorn Lane that is zoned Neighborhood Comm9rcial by the 3 � ENGINEEItING COMMEPITS: BP Oil CPA 90-0009/ZON 90-010 PAGE 17 t ; i � t �;,` � , . I ___.__._._.____ . _ -.. ..T,._ _,_.. ,..,,_... .:......:.. _� � =____ __ .' .• �� ,_�...,..i�.:f�wu_ii:>..�H..!.1,,..<��-�......�,W..,.7-.:...�:.��_,.,..n..,.....?;s..;iw.�........�...u...s�.�d.-x..�.._,�... `' ��.�:,;..':!.y.u.. ..._...;.:�s_....�..:.i.��7itL.....eS�:F.1':�:Yt�s,,.s � u._a.z��:c..._ ,�..��1._.�,.:...,,....,.«..:,..,.,�..�,.:� -_:.�c......,...i::..:s_.....�....,..�.w_,G... i' • 1 �„� �� j I ; City of Heaverton. Third, there may be aome opportunity for � inteneification or redevelopmea►t af a portion af the Greenway Town Center ehopping center for the uees that the area lacke, including vehicle fuel II ; saLes. Finelly, as the Council agreed by accepting the staff�s , reconanendation for CPA 89-OS/ZC 89-08 for the parc�l at 135th and SW I 3eholla Ferry, there is no need for further C-N rezoning in this area. , ; Th3.s fintling was offered subsequent �o the 3ite Development Review appzoval ' and building pes�nit issuance for tha medical office building and therefore , the City wae well aware of the use� that thie property wa� commited to at ' the time of making that finding. The applicant, therefore, haa fai].ed to provide eubetant�al evidence of a change 3.n circumetancea affectting the ', subject parcel or the surrounding area that warrant� a Plan and zoning ' change from the Commercial Profe�sional Plan deaignation and C-P �on3.ng. ' C. CONGLUSION � ' In conclu�ion, �t.��£ finde that substantial evidence has nat besn presented ! to support a al�im that a chang� in circumstanoes has occurred in �the ! ' neighborhood of the Cunningham propESrty sinae the desig�,�tion of the ', ; eubject ei�e with the Professional-Coromercial Plan and C-P zoning ' designationa to aupport a change ta �teighborhood Commercia3. and C-N. Most f neighboxhood changes have been anticipated by the Ci�y•s Plan. Previau� change� have been made in the Pl�n and zoning map� to respansi to eome ;a unanticipated changes in the are�'e reidential land base to reapond to a prajac�ed increaee in the deanand for developable corn�ercial land. Som� of this adclitianal commercial land remaine undeveloped while other comm�rciaL I.and �n the area may be underdeveloped. In addition, the applic�nt•s eubmi�tal fails to provide sufficient evidenee nf a �►3.stake in� the original i de�ignati.on of the aubject parcel. Converaely, staff finda tha� the original Commercial Profe��icnal designation was carefull� conceived and caae in�ended to minimize th� poseible impa�ts upon adjoininq land u�es and , to minideize traffic impacts at thi� congeeted intersec�ion. � The proposal �or red�signation of thia property clearly does not satisfy ; eeveral of the locational criteria for the N�ighborhood Commerc3.a1 Plan designation. including a limited market area, spacing between similar " ne3ghborhood serving commercial areas, and the r�quirement tha� Neiqhborhood Commerc3al designat�d parcels be the only eortnmexcial quadrant of an i.ntersection. In addition, the propoaed rec1ssignation raisee aignifioant concerne with r�gaxd to the pcstential compatability of retail � developanent of thie site with adjac�nt noise and traffic aens�.tive residential and childsen�s day care ueee. Potential off-peak traffic impacte upon the Araton Park neighborhood to the eouth ie also a �ignificarat concern relativ� to the proposed redeeignations. � The existing Commereisl Profess3.ana1 T�lan d�signation and C-P zoning fo� ; the gubject parael shoulsl be maint�ineds E � � � I � I3NGI1d�SRING CO�NTS: BP Oil CPA 90-OOOg/ZON 90-010 PAGE 18 � I: � ; . ' � ,--r--,�� r•K.,- --._ ,..�._.w... �� .,,'-_„-,,�:,,-� �.�...,-�._�.; -,��.-,:�--. � v�� .--�..� -�--m, ,.r-.�,�.-m..,�..-�-_-�.�-_ �- -�-,�----�.,.,.T,-..,�-�. �;. , �..�,,�.m, _ r;:�r �. .�,.::,..:, w.._ ",.._...�........... ......� ,.�,...�. ,........_a�;:. vs�...�.�.�_ w. .H.v,,.._�,._.,,�.t,_..a::�..d .1.1..>:�.:::...,,. '._.��:..d..��.,5��._�.:i .,..........v._�.�i.��_,...,,..�,....,..._.__.�'.:.Y�u.,ta..._s.av,.,.[a.�...:.:.twL.a.:.:-!:z•r..:.�'scc.wx.v�.:��.: s' . t �„ `;3 D. RECOMMEI�iDATION The Planning vivision recommende that the Planning Commie�ion forward a recammendation to the City Council for DEI�IAL of Compreheneive Plan Amendment CAA 90-0009 and Zon� Change ZON 90-0010 based upon the foregoing findings and conclueions. � (�`�.�J��l�.�d � ARE . y Affer APPRO�iED SY: Dick Beweradorff, ociate Planner Senior Planner COM9INE �• w A'� `'" -� g.�lV. GAL;O`N �_��-� n �'�°n � N. �z� } -EVE'-A�� . lN � �PRP�'N ' m • �o � N S:N• . a�t m R��j7 m �. �; ' s F�R RY S..T� � S� SG�o �°�` e� � � � S� �t��G N � . . 3' -� x y � / � S Q s�, v � NG�� DR. �� \ ; < �" (—{! � S�, < �J L i � RR � -. ,� F� o � � o a � � . � T � � [ � �C1 a � �� pw � eRvs �_ -- OR.__ y S,W_ ANTON S.W. FiAM►K�S BEA4�� !� c'` -------°---°------ ST. `�,j.� . pD � c - - OR. O N �+ � � ' � �J' $,J Na' Na �f ' rLACIER CIR. , • � ai Ul.y � d � S.W. � A r f— � •L... ' .,.--�. 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Ha�kc,�rou�d Information 1. Applicant: BP Oi1 Co. c/o Mr. Brian Duffy 3868 Prospect Drive, Suite 360 �' Ranaho Cordova, CA 95670-6020 �- { (916) 631-6978 2. Owner: Mr. Lee Cunningham 13385 SW �15�h Ave. Tigard, OR 97223 3. Applicatiox� �repared By: �: . Ball, Janik & Novack 101 SW Main St. , Suite 1100 PortZand, OR 97204 (50�) 228-2525 Kittleson and Associates 512 SW Hroadway Portland, OR 97205 ' t (503) 228-52�0 � 4. Property Description: TiS R1W Section 33, W.M. , Tax Lot 2400. 5. Nature of Reque�t. i Quasi-ju�dioial comprehensive plan map amendment from Commereial Professional (C-P) to Commercial Neighborhood (C-N) and C-P. Quasi-�u�i�ial zoning map amendment from C-P to C-N and C-P. Progsosed uses ax�� ceta�.l �u�b ;��,les, accessory convenience sales, a�d sre�terina� clinic (small �nimal) e In con�unction with the map a�erielrn�nts, the property owner will enter into covenants, conditiAns and restrictian� (CC&Rs) in favor of neighboring 1 residential uses, whi�h wi7.�, restriat future us�s of tY�e property ' in order �o mit�.ga�e tra�Efic impa�ts. 6 e A1t�rrxatives. ' a. L:��re s�tc as �-iv wi�n �i;axs. � � ` , b. Entire site as C-G w�.th �C&Rs. ,' � � � � r',��.,. {Y t I t:! "7 , ��1 _ _ _ . _ ._ _ �� ;; _._ _ ��,.:�:,_.—_,,...,. _–.�..,,_,.� � .,_.�::��,.� .� , ,.,M�.Y,��..�-,�,.x� ��,::��,�.�... �,�.��.�b�..>,�ss,.�:,.,.��,..,, ..�...�,b.�....�.,.,:�y�.�,�... <.K�..,�.w.,.._..,�,�,.....v...�,.._.�_. _.._.___.__—_�__ c ` �.� �y� 7. �x3sting Conditions and Vicin3,�y. Cunninqham/BP aite Conditions �,r The Cunningham property is located at the southwest ao�ner of SW Scholls Ferry Road and 5W North Dakota. Th�e site is made up of �ng parc�l o� land, containing 1.�45 aa�ces. The property cur�ently conta�in� a veter�traary clinia located in a former Y�ome, a construction firm and, non-profit group (also located in a foraner home) and a warehouse for a landscaping firm '. �.� (located in a fornner barnj . In addition, there are two small � single�family c�wellings on the northwestern corner of the property with direct acc�ss onto Schol].s Ferry Road. Th� � ' commerc3,al uses are severed by several gravel parking areas, each with a separate access to SW North Dakota. All of the uses, wi�th �` the exception �� the vet�rinary clinic and the non-protit organiza�ion, are non-conforming and �re housed in structures that are in oo� condition. TYae ro ert has a com rehensive F P P Y P plan arad zoning map de.�ignation of C-P. Vicinitv Conditions Properties �o the south and west of the CunningY�am site are zoned F2-'7 (PD). Three developed residential lots abut the site on the west, each with a singl� gamily dwel7ing (part of tlae Summeriake subdivision� . �n �he sou�h, the Kindercase daycare center is located on a one-aare lot, with a play�yard surrounding the aenter on the south, west and north sides and parking Qn the front (east) sid�. The p�operty to the east of the Cunningham site, acros� SW No�th Dakota, is zoneei C-N, C-P and C-�G. On the ,^,a�thwe�t2�:+ - portion of this lot, immediately acsoss SW North Dakata fx°om the � Cunningham property, �he new St. Vincent's medica� building is in � the process of being completed (on the portion of the site zoned �� C-N) . The portion of the property to the south of St. Vincent's � is� vacant (zoned C-P), and is currently advertised for retail use. Ta the east of St. Vincsnt's, the Fortion of the property zoned C-G is now p�rtially o�cupied by a McDonald's restaurant franting on Scholls Ferry Roade Fu�ther �o the �ast is the Green�aay Town Center. To the north, across Scholls F°erry Road and in the City of Beaverton, there are residential s�bd3.visions on either side of Sorrento/North dakota, with a small 2.5-aare parcel at ths northeast quadrant of the intersect3an zoned 0-C (office- commercial). � Pendinq D�v�lopments/Actions � �he oregon Departmen� of Transgortation plans to wic�en Sct�dlls �'erry Road betcween Highway 217 a�d Muxry fro� 2 to 5 HP t?il Apglication -- 2 � r >,�._---ti�----.:�:_� - -��--�:--�,.�. ..:�. ,�,,,� _.-_._..._ ... . _ ,.,_., ......: ..... ...... ` �?, 5 � , lanes in 1992. All site impro�ominsure�thatgacces��andC�'ight-of° will b� coordinated with ODO'� way r�quirements are met. g, gummary of the Proposal and Alternatives. BP Oil requests a plan map amendment froan C-F to C-N and C-P, as well as a corresponding zoraing ma�p amendment. �h� proposed uses for the prop�rty arh��es)�ia srna.11s(59csquareion (with a �axianrun capacity of 10 ve foot) conveni�nce store fnr the use of BP's fuel sales customers, and a contf.nuation of the small-animal ve�erinary cl�Lnic already � on the site. A car wash and auto repaix facility are not past of � ° this proposal, and BP Oil is willing to have the comprehensive � : plan and zon�ng map amen d m�n t s be conditioned on the exclusion of �� these uses. The veterinary clinic wi11 be moved to a n�w :: T buildi.ng at ths soutlhern ex�d of the site, eliminating the da�gerous access now present right at th� �u��ntcusss �andCthels and Nor�h Dakota. In addit�on, the �R�ad and SW North Dakata) ` � multiple accesses onto Scholls Ferry �rf will be d3.scontinued in con�unct�.on with the redevelopmerit of the ,,�i �; property. `�` � : HP Oil propos�s to retain the current C-P maF � designations for ttae southern 17,938 square feet of the + Cunningham praperty. The veteri.nary cl3nic, whioh is a permitt�d � use in a C-P zone, will be relocated to this portion of BPeoilte. � To avoid any future difficulties with split-lo� zoning, will subn�it an apPl3.cation to partition the proper�ty along the new zoning lines. The two parcels that would be created w�ll provide adequate space for the anticipated u�es, and sub�tantially eacceed the city's minimum lot size requirements. The retention of a C-P use on the southe�n portian of the � prop�rty will butter ad�ci�ii;�g �r�:ici�mti�1 �roperties from ; potential noise, glar� and visual impacts associated with same llowed in the C-N zone. � uses a ` On the northern 45,224 square feet of �he �property, HP � Lj. pil requests that th� comprehensive plan and zoning map de�ignati�onr of C-P be amended to C-N, gP will construct a � retail ga�oline service station (with a max�mum capacity �f tthe vehi�le$) �nd accessozy convenience store. As stated above, accessory convenience store wi�.l contain 859 square feet, vaith an add3tional 363 square �e�t for restrooms and storagea While a specific site layout has not been finalize�l, and will not be until the city' �i�nsof�thevproposedeoperationu�� can provide a general descrip The design of the ser��ice station will follow the , �ormat fvr �wo other recently-��p�'pved BP Oil stations in �igard (at the corne� of Pacific Highway�a�na�i�aned�to�beaattractive21� M�,� c��eenburc�)o These stations a 9 BP Oil Applicatis�n -- 3 �� „ � , . ,. , ..n . s.-�,�, r�.� ,�., 'a . .. „ . r , •- ' � � �,,,,�, __ __. __� . __ �.,,�. :�.... � �.�.,� , ...�_,._..,..� � �s;�� F ;z ; r . tic and functional, and both incor�n�ialeusestu At the t�. aesthe resid minimize conflicts wi�th ad�oining Cunningham site, the gaso].ine pwr►Ps wi11 be oriented towards that the convenience store builn�J�are �`�' Scholls Ferry Road, so �;' ' th� v�terinary clinic will act aa a shiel$�a buffering also will �� impacts. �e�cbacks, landscaping, fencing �, � be provided to meet the requlsements of Tigard'$ C°��n ty � � 4 ment C�de� The exact layout o�etconditiona use process ��; Devel p ,� features will be determined th�aug� t .� re uired for serv3�ce stations in$a b�tri oft�hich are through the q roces , city's devel�pment review p pre�canditions to final development a� this site. �. APPlica�ble Revi�w Staacadards� Sec�ion 18.22•040 of th� Tigard Con�►munity De�velopment Code an application for a quasi� provides that a decision regard�.ns� amendment shall be b�sed �udicial comprehensive plan/zoning map an: �,, °The app licable comprehensive p1.an policies �nd af�ect des�gnation and; that the chang�f �helcom�►un tyrsely the health safety and welfare ,k; The statewide plannin9 9oals adopted ur�der Oregon f; 2• ter 197, until acknowledgement of the Revised Sta►tutes Chap comprehensive plan and ardinan�es; licable standards of any p�ovision of this code 3. T�g aPP ordinances; and ar other applicabl.e imp�.em�nting Evidence af change in t�� rie$g�OSehensiveCP annory or 4. in �he co p a mistake or inconsis�ency �� zoning map as it relates t� �h�ication.y Wh�� is the subject af the deve�.opment aPP S �o�p�ehensive It is our opinion thatg e��nowledg�d�ythe stat�w3.de plan and zoning ozd�.nance has be udicial review. plann�.n9 9oals a�e not applicable to this quasi-� oals and b�cause af the overlap between the statewide g However, �s ��y�ps�hensive pl�n policies, a short many Qf the c�.tg a oussion of the appllcation's compliance with ��iss�n�ly�as, dis be�,�W. Following goals is provided immediately �o o$al comglies with the m��e detailed discus�3on of how the p pdev�l.opment cod� is city's comPrehensive plan,and community n with an analysis of changes in the neighborhood provid�d, alo g amendments. warranting the proposed map � ` ' lication -- 4 �.,. .,, HP Oil �pP � s� _ �� `�.�,; c , ,{ !. i �:'� � _ .� ,. . _.__m�—,. . , ,,:;' ,. �. , ,�. . ,... _ . �� --,�:: -.:;�._-� - �,.__ ___ �.---_,�,...-�_ �.d:.,.. * ._ �..:s�.,u, �,.:,� .,.._. .. ,.. .�::,,�... .�, :., �,,._ ......�,,.,�,..,.. ,._. . ... ...... .. _ ...,._ ....�. .., ,.�..v_. _. � , ��' �'� C. Comp�iance with Appliaable Statewide Planning Goa�s. l. Goal 1: Citizen Involvement. The C�.ty of Tigard has adapted a citizen invol.vement psog�am that provides f�r review of all land use applications by neighborhaod planning organization. This involvement, as well as compliaace with applicable state statutes for notice of proposed t land use actions, will insur� citizen invol.vement in the review �� of thi� proposal. �� , �. ; 2. Goal 2: Land qse Planni.ng. The City of Tigard's Comprehex��iv� Plan and Community ; . Developmerat Code have been acknowledged by th� Land Developm�nt �`� and Cons�rvation Commission (�CDC) . No exception is requirecl for � the prapased �,and use action. ��' 3. Goal 9: Economy of the State. �.; Th� propo,sed map amendanents from C-P to C-P an3 C-N would not alter the inventory of d�velopable eommercial l.and in the City of Tigard. However, the amendment� would shif� inventory from C-P, fox �rhich (as discussed in mcsre detail be].ow) �there is an uversupply of developable land, to C-N (which is in short supply). The oversupplx o� C-P developable lands �.s demonstra�ed in part by the failure of the Cunningham property to develop over the past sev�n years, in spite of its excellent looati,on. Development of the Cunningham property as a retail gasoline serv�ice statiora and accessory convenience store will. provide between 12 and 15 full and part-time �obs. These positions are usixally filled by local residents. The map amendment to C-N will. allow the �edevelopment o� this property to occur more rapidly than would a�her�aise accur, providing services to, and employment opportunities £or, community r�sirients. 4. Goal 12: Traaasport�tion. See discussion of Tigard Comprehensive Plan Policy 8.1.1, belawo 5. Goal 1�: Energy Conserva�ion. Statewids Goal 13 xequires that land uses b� allocated and 1oc�ted so as to minimize deple�tion on non-ren�wable �ources of energyo The absenc� of any retail gasaline outl�t along Scholls Ferry Road, and withiaa s one and one half-miT�� radius of the proposeai BP l�oca�tion now requires that residerats travel long ' distances to obtain such services. Th�ese out-o�-area trigs waste j! i � BP Oil Application -- 5 ' . � �. �,; � ,_ . - s.�� _, .,.. _ — — ��_ ,.<: ,:.._. _ _ . . . _.... . . .._ _ _ , .. _ _, .. , . _. . ,. _ � � � � I � �.. energy resources that woulci be conserved by �roviding a retail ( gasoline outlet on the Cunningham property. � i B�caus� the two are�s that now provide retail gasoline � sales (Washington Square and the Pacific Highway) are heaviYy conge�ted, the energy consumption required to obta�.n fuel by traveling to or through these areas is even greater. While a si.ngle gasoline service statiox� is not expecte� �o divert trips from th�se areas due to their distance, the presence of a gasoline sta�ion on Scholls Fer�y Road will mean that fewer stops 1 may be neces�ary by neighborhood residents who are t�aveling in � these are�s (Washington Square and Pacific Highway) for other � purposes. ,,. ,�r,. D. Compliance wi�h Applicable Tigard Comprehensive Plan �` Policie�. a� �� The cit�a's planning staff have inclicated that the following comprehensiv�e plan policies are app].i�ab�e to this app3.ication. In additian to those policies ie3entified by s�taff, ' °� we have add�d Policy �.1.3 (Energy) . ; `'` i 1. Plan Policy 2a1.1: Involv� Citizens in Al1 Phases of the Planning Process. The �P Oil proposal will be reviewed by NPQ 7. Trn ; add3tion, applicable state anc� local requirements for notiae and � public hearings, where citizens will have an opportunity to comment on the proposal, will be met. Hearings will be held both r' by the Planning Commission and the City Council. In addition, BP � Oil wi11 }se meeting with representatives o€ ad�oining residential '' are�s during the period preceding -the hearings. { 7� 2. Plan Policy 4.2.1e Complia�ce with Applfcable Federal, �� Stat� and Regional Water Quality Standards. ;z i� As part of the site review process for �ny development ;+ that occurs on the Cunningham property, the us� will be required � t� show compliance with appli.cable federal, state, and regional � water quality requirements including preparation and � implementation of a non-point soux�ce control plan as required by ( DEQ's rules for the Tualatin River Basin. The redesagnation of the propesty from one type of commercial development to ano�her does not affect compliance with �his Plan policy. 3. Plan Policy 4.3.1: C�mpli�ce wi�h Nois�e Standards. Thi� Plan policy is implemented �hraugh tYne development review process. Initial site plans call �or orienting the j��'��e °'��t'!�a� ��d gasoline puanps towards Scholls Ferry Road, and away from ad��ining uses. Ad�oining uses on �the �c��t��n �P Oil Applica�ion -- 6 � 4� �� ;� �. . � � . side of the property wi11 be buffered by the veter�.nary clinic building. Landscaping and design features will be incorporated into the facility to in,sure that the uses will comply with applicable state noise standards. Th�se include a minimum 20- foot s�tba�ck and a six-foot fence and/or noise barrier. 4. Plan Policy 5.1.1: Economia �iversification, and Employanent Growth. This policy commits the city to promoting activities that diversify �he economic opportunities availabZe to Tigard residents. Th� BP Oil service station will create between ten ax�d 15 n�w full �nd part-time �ob opportunities. In -the past, such �obs have been filled primarily by local residents and BP Oil expects th� same to ��cur in this case. Currently, retail fuel sal�s in the City of Tigard are concentrated in the downtowra section of the Paci£ic Highway. R�sidents in the northern and western portions of Tigard, and the southern asea of Beaverton are significantly underserved in this retail category. While the section of i;he Pacific Highway in the dow�a�town section of Tigard has sev�n s�rvice stations, there are none on 5cho11s Ferx�y Rc�ad west of Highway 217 (or 3.n the few commercially zonec3 properties north of Saholls Ferry 3n � ' �eaverton, or south of Schol.ls Ferry in Tigasd) . The absence of this retail sesvice within a trade area of three quar�e�cs of � mile (with a population af more than 15,000) represents both a s�.gnificant need f�r a gasoline station and an uazmet economic opportunity. 5. glan Policy 5.1.4: Encroachment of Commeraial Development. The enti�e Cunningt�am propesty is already designated as � commercial. The �ap amendments from �:-F to C-P and C-N will not result in encroachment into existing residential neighborhoods. 6. Plan Policy 6.6.1: �uffering an�l Screening Between Different Types of Land Uses. This policy ca7.ls far buftering and screening between different land uses. The BP Oil s�rvice station and the relocated veterinary c]Linic will comply wi�h a11 applicab�e code requirements regarding screening, landscaping, buffering and setbacks. Ho�h the C-P area proposed for the scauthern section of the lot and the C-N area on the north are ].arge snough in relation to the proposed uses that there is the flexib�.lity to site the proposed uses away fro�n ad�oining residential uses. The : veterinary c3.inic will be sited between the e�isting day care cent�r �to th� sau�th of the praperty and the 8P Oil s�ation. I�' ��'� HP Oi1 Application -- 7 ,f. ti,: N::= {e;: .'1.. ;,, ; ,. '. .:._: Y'_' . T„� �!1!91Ew�c�s."-•°°'� � \ 7. Plaa Policies 7.1.2, 7.2.1, 7.4.4 and 706.1, : Adequacy of Serwices. � Adequate public services are available to serve future development of the site. Publi� and private utility providers were no�ified o� an earlier version of this applicat�.on and had no ob�ections to the proposal (which wa� for a potentially more intensive level of dev�lopment than what is being proposed her�). 8. Plan Policy 8.1.1: Plan�ing �or a �afe and Lfficieat Street and Roadway System for Current and 2lnticipated AleecYs. This site has been identi£ied as appropriate for neighborhood commercia�. uses generally, and for a gasoline station in particular, because of �.ts lacation acl�acent to Sc2xo11s Ferry Road, a ma�or arterial. Residents within a �hree- quates of a m�le radius of this site must naw travel either into downtown Tigard, or to Washington Square to obtain gasol3n�. This lacl� of service extends existinq trips and �reates additional. ones on Scholls Ferry Rpad and on SW North Dakota, as well as other neighborhood collectox� streets in the northern section of Tigard anci the southern section of Heavertan. Because most r�sidents living in the trade area enter and exit the area throu�h Saholls Ferry Road, a retail gasoline ? service s��tion will draw most of its customers from existing drive-by tr�ffic. In and of itself, a gasolirae station is not likely to generate a �ignificant x�umber of new tri�s. In comparison, d�velopment of the �ite under its existing Comprehensive Plan d�signation of C-P, while having � feraer customers per unit of GLA according to national tra�fic � g�neration studies, is lik�ly �o generate more trips �hat would �- not otherwise occur since most C-P allowed uses are "de�t3.nation- "" type" use� rather than "dsive-by. " A good example is the St. �t Vincent's medical office complex across the street. To i`,k substantiate the�e conclusions, and to provide a more detailed }� analysis of �he effects a map amendment would have on traffic �`� l�vels of service on SW North Dakota anci Scholls Ferry Road, the � applicant has retained a traffic engineering firm, which will �`� provide such an analysis as a supplement to this application. i �� ,� `� , To ensure that thj.s development has no significant �� effect on °tx�a�fic flows on �chc�lls Ferry, the applicant is wil�ing to abide by wha�ever f3ndings the Oregon Departmen� of a Transportation makes regarding ingress and egress. In addition, ;' the applicant is willix�g to oommit �o entering ix�to covenants, conditions and restrictions (CC&R�) for the Cunningham property whiah would limit the rang� of us�as permitted on the site ta the speci£ic uses proposed in this application and other uses that a�c� found by the city to g�nerate substan��.��v �i�i]_gr i o�,oi� �f � traffic on ��tac�ls F�rry Road and SW North Dakota. The �xact ,. BP Oil Application -- 8 < 4'- � �., �� , terms o£ these CC&Rs, whictx would be granted in favor of ad�oining neighborhoods, will be worked out in meetings with representatives af those neighborhoods planned prior to th� hearings on this applicatfon. In addition, the appi�cant°s traffic analysis will examine potential methods far reducing � pass-through traffic on SW North Dakota. � In sum, th� propo�ed map amendments and u�es will �� reduce the po�ential traffic impact from full development of the � Cunningham Proper�y by encouraging drive-by rather than ' destination uses. To ensure that mor� traffic-intensi�r� uses are � not d�veloped on the site, HP Oil will ent�r into CC&Rs further }� res�rictiag the range nf permitted us�s. �inally, to adciress '# existing tra£fic issues on SW North Dakota, HP Oils' traffic � study will examine options for reducing pass-through trips on �� that street. ,,( �� f,( 9. Plan Policy 8.1.3: Adequacy of A�ccess, Str�ets, � ; Sid�walks Curbs, and P�r3cing. l� :l The Oregan Department of Transporta�ion (ODOT) has :� indicated that it will a ;� pprove right-in access to the Cunningham :� property off of Scholls Ferrlr Road. ODO� has al�o indica�ed that � it is will�ng to �onsider rigYat-out access, based on a more �� detailed evaluation of BP Oil's site and access plan. ODOT's � approval is hased on i�s evaluation that the proposed uses wi11 � not sign�fican.tly affect traffic congesti�n on this portion of Scholls Ferry Road. �� t� ODOT has scrieduled the widening of Scholls Ferry for '� 1992, and in con�uaction with this pro�ect, is acquiring � additiox�al right-of-way from the Curuzingham property. The � proposed BP Oil service station wil�. be sited and acaess provided � in conformity with ODOT's specifications for this, in�ersection, as well as applicable sectians of Tigard's Community Development �' , Code. � � Right-in access to the proposed service station from � Scholls Ferry Road will enable �P Oil to orient the use to�rards � Scholls Ferry Road and away £rom SW North Dakota Street. �°his x orientation wili reduce the proportion of custom�rs entering the � site from SW YV�rth Aakota anci further reduce traffic impacts on � that street. 10. Plan Policy 9.1.3: Encourage Land (7ses That Em hasiz � Sourxd Energy Conservation. p � The Tigard Comprehensive Plan finds �hat "[c]onservatj.on c�f energy at the local level is best achieved though programs aimed at energy ef€icient transgortation modes and lanci use patterns. . . . °' As an implementation stra�egy to addr�ss thfs finding, the aity's Comprehensive Plan st�tes that HP vil AppS.ication -- ^y G�� i�� ! 4..aw::.� .,.,..,�..... _ _ � _ . � � " [t]he City shall locate higher densities and intensities of land use in proximity to existing and potentiaY transit routes specifically with convenient access to fe�deral and statg hi.ghways, arterials and ma�or collectnr s�reets. " Furthermare, the Plan states that "[1]ocational criteria shall be established to minimize vehicular travel in order to conserve energy. " The proposed map amendment would faci�i�a�e uses that depend on drive-bX rather than new destination trips, thus � conserving energy. Furthermore, because this site is located � along Scholls Ferry Road, a ma�or access point to surrounding � neighborhaods, a ga�oline station in this loc�t�un would allow � residents �o obtain fuel services without diverting their trips � to downtown Tigard or the Wash�.ngton Square axea, agsin � minimizing travel distances and conservirag fu�l� ��ti�ularly in light of the existing level of congestion 3n these areas. � 1E. City of Tigard Locational Criteria for Nefghborlaooei Comm�rcial Districts (Policy 12.2.1, Number ]L) . Tigard's Comprehen5ive Plan contains loeational criteria for aommercial districts. The basic ob�ective of these cri�eria is to site commercia.l development in a manrier that is consistent with its expected trade area, given the scale of the d�velopment. Neighborhood Commercial centers are intended to provide convenience goods and services which are bought frequently (weekly), ancl which draw customers from a service area of at least one-half mile. The proposed BP Oil station conforms with these g�neral purposes. Accorciing to �he Urban Land Insti�ute, neighborhood commercial, centers have a trade area population of between 2,500 and 40,0�0 (ULI, Shonpinq Center D�velotiment Handbook, 1982) . This particular site would have a service area of appro�imately three-quartears of a mile (one half the distance to the neares�t s�tmilar services), with a population of roughly 15,000 -- although the bulk o£ trade is expected to come from drive-by customers entering and exiting the area along Scholls Ferry Road. Each of the mar� specific criteria are discussesl in more d�tail b�low: Traffic Im�aata The traffic impacts of th� proposed map amendment and service station development have been discussed unrier Comprehensive Plan po3.icies 8.1.f and 8.1.3, ab�ve, and will be treated in more depth through the applicant's tra£f3c analysis which w�ll 4�e provid�d as a supplem�n� to this appl.ication. A,ccess: The comprehensive plan requires that C-N �ites h�ve direc� access from an art�ria� or from a co].le�tor stree�t �' which wil.l not direct traffic through l�ca1 neighbQrhood streets. �; BP 0�.1 Application -- 10 � :e . , r - _ ,....,, . .. .,:. , ,__ ,_ , _. _ _-_M--��„ • ` �_�� This site will have access from Scholls Fexry Road, a ma�or - artesial. ,�:' Si�e Characteristi�s: C-N sites may not exceed two acres. The proposed map amendments we�uld designate 45,00� square feet for C-N, or 1 aare. This critex°ion is met even 3.f the Cunningham property is combined with the C-N site across SW North Dakota, whicl� is also 1 acr�. Proceedings by th� Oregon Department of Transpostation to acquire additional right-of-way for the Scholls F'erry widening will further r I� educe t developable C-N land. �e amount of , !`' S acin and Location: The Comprehensive Plan sta�es that the service area sha11 be at least one-half mi�.e. The closest gasol�.ne stattons are clustered in two areas (Pacific Highway in Tigard and Washington Square), each a and one-half aniles from the pP�'oximately one F standard retail location techn�.que�a �he�irimacationa Using '` this station w311 be drawn from loaationspup �one half thea for distanae to these other sites, or three-quarters of a nni�.e. ' The Cnmp�rehensive Plan also states �hat neighborhood i coanmercia� uses shall be limited to one quadrant of an intersection. In this case, although the sautheast quadrant of � the Schcalls/SW North Dak�ta intersection is des3gnated as C-N, 5 the property has be�n fully deve.loped for a pro£essiona� office use (St. Vincents). Thus, redes3gnating the sotxthwest quadrant for neighborhood commerc3al reanains consistent with the Coanprehensive Plan policy of l�.mit�.ng C-M uses to one quadrant of an inters�ction. with this applicationsdemonstratespthat�the 5��ite p�an submit�ted developed so as to be compatible with aeijoining�usesl �As discuss�ed abave, the retention of a C-P designation far �he southern portion of the property and the siting of the service station on th� northeastern portion of the site �ai11 buffer ad�oining uses from any noise and lighting impacts associated with the dewelopment. M�ans of bu�fering and sareening the use from ad�oining properties will b� fully developed during the City's development rev�ew process and in con�unction with t�ie I conditional use permit that will be requi�ed to dev�elop a sesvice � stat3on. � � F. Compliance wittx Applicable Tigard Community D�vel�pment Code Regulations. � � Prov�.sions of the Tigard Cc�mmunity D�velopnnent Code +� regarding dimensional requirements would be met under the proposed amendment, The Code specifies a mini.mum lot size of y 5,000 square f�et for C-N and 6,000 square feet for C-P. The C-N { HP Oil App].ication -- 11 1 �` � f� T .,.'; . .._ ,. ... � �. . .. � - , -. � . i -:..� rt �.f ^t ,�. .. ... � �, , ;� .:% .. � . . ... , �. , f - ' . �., .�..., ��. .m .x ,,. '� �� i ^ .)�. :.^71. � . �. ., .. .. ._. ...�. ,�. .� a T_ _ _ -�;«�--.,,-�:�, ��: : ..��._�. .._�.F__...,_.._ y.�,,�. �, .:,.�;a......_ .. . , _..��.��. , ,,.. w„ ...,.. . . _...:...... .... ..�...__._...._._ ._._._ ... _....,., ..._.._.,. ..,.� �,.,..��,� 7 � �':y � � � 'X partion of the site would be 45,224 square feet under this prmposal, while the C-P portion would be 1°7,938. Hoth of these parcels will be of adequate size to al,low aaticipated uses�. Setback width, and maximum coverage requ�.rements are the s�ne for tt�e C-N and C-P zones. The C-N zon� limits the gross flao,r area of a single use to 4�000 square feet. T2ais, in � con�unction wi�h the limited range of uses allowed in the C-N � zone, will insure that no lar�ge-scale intensive development accurs on ttxe s�,te. F'urther 1.imitations on vehicle fuel sales i contained in the Tigard Community Qevelopment Code § 18.130.150 � will protect ad�oining uses. �h � �� G. Plan and Community nevelopment Code Pol3aes and Regulations � ' `, Regardiag Mistake, Inconsistenay anai/or Change in Circumstance. �� In order to �us�ify a comprehensive plan amendment, the } applicant must demonstrate �hat there has b�en either a change in E� ;` cir�umstance, a mistake, or that there is an inconsistency ir� the � � V�'. ex�Lsting comprehensive plan. Tigard's Comgrehensive Plan aaas ; ,� adopted in 1983, although th�re have been axumerous amendments to 3 :+ the plan since that �3zne. We feel that there has been both a � '�` € ` change of circumstance warr�nting the proposed amendment, and that th�re was a mistake in the initial designation of this = pr�perty as C-P. Change in Circumstance A The City nf Tigard and th� City of �eaaerton have � chosen to limit �the amount of General Com�mercial and Neighborhood � Comznercial uses along Schol�.s Ferry Road in ordes to reduce the appe�rance of strip development and to minimize traffio, noise � , and lightir�g impacts an surroundimg n�ighborhoods. In 1985, th� T�gard Cit�r Couracil denied a request for a map amendmen� from C-P � II to C-G �or the site across Nor�h Dakota £rom the Cun�ai n g h a m � property (St. Vinc�nt's), based in part upon findings that there s� i was no evidence of a mistake �r �hange in ci.rcumstances in the �' ', land use de�ignation far this property. � , In 1986, however, the �ity Council approved a map � ' amendment request for this same property, for a mix of comnnercial � � designations, with the northwes� corner (1.0 a�cre) being �� de�ignated €or C-N. This map amendment was based on findings � that 1 sianificant chanqes have taken nlace since 1983. The davelopment noted in the [applicant's] report repres�nts a combination of pro�ects that were anticipated by the Plan � (e.g. Meadow Creek Apts) and unforseen events (e.g. � Heavertaa� Schaol Di�trict s��,� gf surplus land) e These have � all contributed to a change in the demand for comm�rcial � serv�ices o ��., �� BP O.i,� �+_�n��c•_afi�i nn -- 1� �� < ��. � �;��;s � � . F t; , � , ., � . . . , ; ,_ _ , ; , „, , ,, ,. �., ` ' . � ,�:,, ... � ��J ,.:� 'Th'�, . .... . .... .. . ,._,.,. `-J . � �- City of Tigard, Ordinance No. 86-58, at page 3. In 1989, the City denied a request for a map amendment from R-25 to �-N for a 1.87 acre site at the intersection vf Schol].s Ferry Road and S.W. 135�h Avenue. This denial was based part3ally on the finding that � [p7roperties located at SW Scholls and SW North Dakota . I �re presently zoneei Commercia� Neighborhoad. Tt is felt � � � that these properties if developed as zoned, would service � the area adequately with no need for further zoning of this type. City of Tigard, Staff Report for CPA 89-08/Z�C 89-08, at page 4 (1989) • Denial was also based on the fact that ODOT's plans for improvemen�: of Scholls Ferry Road in this area were not yet final (as opposed to the North Dakota intersection) . The C-N site referred to in both CPA 89-0$ and �PA 1C1- 86 has now been developed as th� site �or the St. Vincent°s medical professional center. While medica7. s�rvice� are an allowed use in the C-N zone (CDC § 18.60.030(2)(f) ), this facility is essentially a Commercial Professional (C-p) use, with a much broader sezvice area �han that normally ar�ticipated with�n the C-N zone (one�hal£ mile) . The purpo�e of the �-N zone is to pr�vide conven�.ence goods and services, and th� range of uses is limited to those uses which can be sustained by a limi�ed trade area. The commitment of the St. Vincents' site to a C-P use, ` and the development of an office building on the property, � effectively p��cludes any C-N development of that site in the foreseeaYale futuxe. The change in circumstances which led the City Council to redesignate the � property rem�a�,ns, hr�wev�r. T f `' anything, the growth (particularly :Ln Beaverton) to t,he west of `'� this area has further expanded the level of need for C-N type � uses including a gasoline statiorx. I� is lilsely that �he original Camprehensive Plan anticipated that a gasolin.e service �� station woulc� be developed at C-G sites to the eas� on Scholls � F'erry (or on commercial prope�ties in Beaverton). However, the � portions of these si�es that might be suitable for a gasoline sta�ion (with front�ge on Scholls Ferry Roadj are now fully :� de�eloped (ineluding the McDonald's/St. Vincents site). � �imilarly, no gaso.line s�ations hav� been provided in the few � commercial site� ta t�xe west of the Cunningham property along, or � .in the vicinity of Scholls Ferry Road (�x�imasily in Beaverton) . Given trie Cit, �ouncil' � circumst�nce crea�ting a ditianal needifor�CnN�lands� �n�hange in � con�unction with the foreclosure af this t d ttxe St. Vinc�nts' site and £urther growth inethe arealpthere is a '� � 's� ' HP Oil Applieation -- 13 i� : �� t,� . �,. �� ...,. _ _. _ _ __ -- - - _ : r ... . , _, . . s.� , �__,� �_ ,. ., . �-� _ .. ,;�.___.__ _ _ . _ �;: , . ... _..a..�:;� �.�w�.<w:..,.��........W �w�...�u�..>�..�,,:ti..,..�....,�,,,,w.,�,.�.�..�.,_,�,,,�.�.��::�.:�. +�,.v.��....wwu,.w„o.uu..+...w..rsvaw<.�cvz,uar�Yrr.etvicr5.x1_S.uinaK'4.s_uY�:1s�Y.2�LJ+_T.,bi,..Y...1iLbaxs'w.5,�v'azaYV��sFrs+ps.n.o��:' t�' ' �at @f,. � . �� i..,:�,)�.'-, � demonstrable change in circumstance� warranting redesignatin the northern portion o� the Cunningham property from C-p to C_�,g Mistake The market analysis that was with the St. Vincents' m�p amanclmen�� learlydemonstratedcthat there is an overabundance of C-P/office lands �long the Scholls ` Ferry corridor. In part, this overabur�dance was shawn to be due � to the development of offic� uses in ca�m�rcial zones other than � the �-p cii,stric�t, �ria in planned i�dustr�,�l zones. the S�. Vincents' map amendment the City �ouncil found thatoving ['�]e marketing analysi� has shown that the demand for neighborhood professional office services (e �ravel agencies) can be better satisfied with�smallerCSites in more locations rather than fewer �arger sites. , analysis also shows that there is a surplus of land zonedTCe P and a d�£icit of land zoned C-G. °� `, City of Tigard, Orclinax�ce No. � according to the staff re c�rt 86�5�` �t Page 3. Fur�hermore, �� P prepared �or CPA 10�8F, ;,: � this analysis [the applicant's mark�t study] demonstrated �� that a significant def�cie�cy of commercial reta�.l land ; a sux�plus of commerc�.a.� office lancl and ' Scholls Ferry Road corridos. p��sently exi�ts in the �:; City of Tigard, Staff Report on CPA 10-86 and ZC 18-86, at a e 4 ,. (198C). P 9 ;, ,< In short, the City of Tigard, in it� c�ri��tnal c�mprehensive plan deaignatie�ns Fos th� Saholls Ferry corrid�r, designated an �xcessiv� amount of lands for C-P uses. That this �;; is the ca�e is a�.so de.rnonstrated in Cunnin ham part by the failure t�f the � s�t� on thepo�pe�� and the City of �eaverton's office-commercial pposite corner to develop £ox� such uses in spite pf having desirable l.ocations at a ma�or intersection. This cambinatian of prior City Gouncil findings and the fail.ure of C-P properties to develop demonstrates a mis�take, warranting tlae proposed aomprehensive plan amendment. n� o�.l Application -- Z� , �' `� F ti r� � � 7 i � , 1 i , ..,_—, { � �' r s � , . _.., � .� .. .�_f „ .. m. . ,.� „ .. . �, . , r �. . ,, , , � .1�._ .., , . — _ —uY t' ,.Ir_ _ �x;.�.. 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OIL '' � � 2868 Pr6�pect Paxk Drive Ste. 360 � �' Rancho Cordova, California '9567C-6020 � 4t � �i i � �„ Prepared by ,;,, . k,: � ° Kittelson & Associates, Inc. `� �� 512 SW Broadway, Suite 220 t, . } '� PorEland, Oregon 97205 ,.,; � (503) 228-5230 ,� � � �:>� ,:, �,;, 7 � N SI i �,i.. t�� f. e� �; � ; l� � Septe�nber 1�90 � x� t � 4 ' � '� ' , X t�j Proj�ct I�Ta, 417.00 , � �, `s? � � 3; � } ,, �> s � „:f { i `v � e `� 5 . i�i �r . . . . . �� .� � . � � . �C z-� : . . . . . . � �� W � f . e. � '. ` .�. . . . 1 � . ., . , .. .... ., f. . . , .. i.._� ... .. . ..._ . .. .— — _ ..._ ..... .... ..., . ;,__ � _ f ( 4 , � k., t ( 1 �,„ !; ..uw.s:.�w..1:Sa:uLgc�w.•......w..-+..a,�........... '._ ..- ' " ; S ........�.............�......«...........we.um.....i...a.r.i�ume,.aw�wuasv+YV.�aca.uv.y...wwmand.uus..w....�......u.....e....�.....,.�....J.._a....a..m.m.�sw�.+wa.r..w.w,uia..u.w,...w+�ar..wrk�w�mwwbaea+o:n'a' nu.rxuvsv e y:a�y, } i' � �J 4 4' � � t )� �?,...�.-. . ... �::1_ � t ti^ � :�., � ;:�;y:,.?� . ..-.. � P R: C� TA�'3I.� OF CO1�rTENTS ,.; E .:.�� - °� INTRODUCTION . . . . . . . . . . . 1 " , SCOPE OF TIiE REPORT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . r � PROJECT DESCR,IPTION `� SUMIVIARY�F A.NALYSIS FIl'�DINGS �k !�'�� r � EXISTI�rG CONUITIONS . , . `; SI�'E CON.DITIOI�S�AN.� � . . . � . . . . . . . . . . . . . . . . . . . . . . . . 6 ADJACENT LAND ZTSES TRANSPORTATION FACILITI�S � TRAFFIC VOLUMES LEVEL OF SE3ZVICE '' ACCTDE�TT'F€ISTOR'Y ��, � PL�ANNEIa TRANSP0I�TATION IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . 18 � { ''�; TR.AFFIC Il1�'ACT ANALYSI� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �9 I'ROPOSED DEVELOPIVIEN'r pLANg �is= ACC�SS SCENARIOS SdTE GEIVER,A�D TR,Tp CE3AR,c�CTE�tISTICS � TR.IP DI�TRIBUTION/A.SSIGNME T " N ANALY�aI� � � IN-FROCESS TRAFFIC VOLUMES f TOTAL TR,AF�IC VOLUIVlES/OPEgi,ATIONAL ANALYSIS �� :�:.':;; � � , � , ��;c �; QUEUING�AIoTAL3�SI5 x T�..�FIC SAFETY � � NEIG��ORHOOI? TRAFFIC COIJCERNS & ISSYTES t ` CONCLUSIONS AND RECpNYMEENDATTONS �' ' � NYM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 � L ,; R,EFER.ENCE5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 C'� :`�� ,� i ,r� .}� L ,;.:3 >;';� �, � l�.� $�';i � -i- � a �� :� � �� —,�-��.,,��» �.,:.r��„,.M.�.�..�,.�. Ww.,::._-�,,�.:-�,,w._.�... .� ., �.� ., .' _.�__ . _.. , � � , ti d ) ! f �" �^ vau...._..... .mw�urr.n�r 'w:a+wu�iw+�uwm�u�m 5i-'-xuut��.a ��vuuvuamrt+a��'�1�++�u/AU.L-waxvqt 1-�:i1Lf..u.e�3:u'u!`_w_.WUUUa�es�dv.........._..........._.. . ..........«._,.w.,....w. 5+-�-„'..,..s�ww+cnw.vu,�+u+•w��.wy�w.mm». {r .. f,:, { � S f a � . �;:%�� f,;: i.:.' I t� � A( ', �,� LIST O� FIGiJ�tES � � �: t � : � :; =x: ,` . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. 5it��Iicixiit�►Map . . . ,' 8 � 2, Existing�affic Volwmes - A.M. and P.M. Peak Hour . . . . . . . . . . . . . . . . . . . ;' L? g, Acciden�Data Sumnaary . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 , �� . . . . 25 r Q�. Estimated Trip I?istribution . . . . . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . " 26 ^ 6. In-Prneeas �af�c -AM and PNd Peak gIour �: . . . . . . . . . . . . . . . . . . . . . . . . . . �.' 6. Site Generated Traf�ic- Aceess Scenario 1,A1VI and PM Peak giour . . . . . . . . 27 }' � ?. Site Genea°ated Z'raffic- Access 8cenario 2, AM and P'].Vi Peak Hour . . . . . . . . 29 �" ; � z' 8, Total�aff�c -Access Scenario 1, AM and PM Peak H�ur . . . . . . . . . . . . . o . . 30 ��, � , � ��.,, 9. Total Traffic -Access Sce�axio 2,AM asid PM Peak Hour . . . . . . . . . . . . . . . . 33 y � 10. Stackirig Distance Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 } , ��_� � �,� � LIS`� 4�F TABLES � , ; � '`' � 10 �" 1. I.�eei of Sexwice Defimitians: Signalized In.tersections . . . . . . . . . . . . . . . . e . . ; r ,t�: �' 2.;, Level of Service Criteria for Signalized Intersectiona . . . . . . . . . . < . . . . . . . 0 11 �� 13 3. Level of Service Definitiona:Unsignalized Intersections . . . . . . . . . . . . . . . . . ' � 14 ' 4. L�vei of Service Criteaia for Unsignalized Intersections . . . . . . . . . . . . . . . . . � �, 1 k' { � 5. Existing Levels c�f Service - AM and PM Peak Hour . . . . . . . . . . . . . . . . . . . . 15 ,? f, � . . . . . 24 5 6. ZYip Generation Charactex i.stics . . . . . . o . . . . . . . . . . . . . o . . . . , . . . . i? 7. 199U I.�vels of Service - Access Scenario 1, AM gnd PM Peak Haur . . . . , • • • 31 ,. ; 8. 1954 I.,evels of Service -Access Scenario 2,AM and PM Peak Hour . . . . . . . , 34 , � �.,# ;;. � � � � �, � 43 3 t k t ' � � � � y 4 � � � fif� � •} �9 ,£k :"'.�� dJ.� . i�: S � �i � �V � i5 �.� 1 t7 3 f" 1 �� } � �.� 4A 1 L ' � � . . . , . . . � d- S ' e. �_ . -. . ., ' ' �L� .' � . � ,:': _ . . .. ... ...' .. ��:..� .� --..:. . _.:.�. . ��., . �. ` _ __ _ _, _ r4 �? ` 4( � `:1 � `._ S � f� .1�+.�:L.�::.��.eJr...L.iYVWia ,r. ....r.«......_s....�.uw�:�,.wv�.b...�.�..+wua.rwuiwuiCrm.`..suunawwuuwC.wa.4ay'�t.Aa�v�.w'�SUW.•.HUlwc2w`Searzueu"._cuwrrusus...Y.�wvk�"l�ar�iW.Y.x`c."aW't2k'.S`^'�t'�..".�Zn{Gk.YJttv�e=]��_.1'�33fC""�t^iY'u1Y15'LALue�i+'Y �tnYtsYealittwG4xmlYem,.v i 3 !; � t E �}� ?� , 'j �, a '6 � � B.P. Oil- 1'ligard, Oregon �k ;r � ,� ; 1�% �< INTRODUCTION' { L .; ;, ? � SCQPE OF T�iE�,EPORT 2� �1 �Y � � The purpose of this analysia is to determine the traffic related impacts of the praposed BP ` �; 3 OiI Gas �tatipn/Mini-Ndart and animal clinic, located on the southwest corner of the S.W. � Scho�ls Feray RoacUS.W.North Dakota Street intersection in�gard,Oregon. Figure 1�hows � ' � the aite vicinity map for the gropos�d development. Specific tra$"ic related i�ssues discussed ') �' in this report include: r l� '; � �; ;:t • Existing traf�ie condition� and operations in the study area. � � � • Z`rip generation and distribution of t�e aite under proposed zoning. �t � , � • Futua�e tra�c operations with the proposed�a�e. -; �� " �, • Access loc�tion and safety. �, i,: � • Neighborhaod tra�c issue� as related to fi�e proposed site. ; k � I � This r�port has been prepared in accordance with the guidelines set forth by the Gity of �I f 4 Z�ga�ed�?�d the Oregon Department of�ansportation. I �,,, � ; �;! ' �� L ' *; ,,2r� � � � ',3 % •� � fi_= i �l_ INTRGDUCTION � �,�� >::;� , � ' ^m�m�"^ 4� �t 'T? 7 P f n"++�+t^r .(-rr" T^s._n'^ S"^*^+'+ �;A ^t'-` S"� ,n x ,� � p t . :^'^^'T^ "T._`^ . . . r .. . , .�� v . . � . � `�� , �r_ _ . ��, _ . . �� _ — — �� . ., . � . .,, ,�. . , ,. , .. . ,„ , . ,.i .. � ti ..., , . '_1 F� _ .� , __. . � _ _... _ __ _ _ r' y ��; � ' ��f;, �;:, j � i v t ��'^L3.�..u..�.�.,�.�...,...�.. .... �_...v.�...,........,.,.�.w„�.....«.�wt�,...,.�.�,.,a....�..�,....,.a.......................��....�.,�..�..,..,.>v..�.,.�..,.�.... ..:�:.�F...�...�.��z:<.e.ara:��.,..r�x.�am.�wv�em�.:�r..�,r�a..:; m,u,...„,„.. � , �� . . . .. . � �� , , , j _ ja -._.. �,. _ r b � � � NORTN � ` n ! ,.j � DR. � GONESTOGA � � ,�• (� � � ; ,r �z � .�, � OR ° � 9�� _; �pON� ; r � �. � � ' IIk . � �O,n i 'd�� ry, . gCHO�� ' c � � z � �- �? � $lTE � � '' /:� ^ , � � a �, �SS7Y��D DR N l`� oo�k o,pR� � `� cl 6�G�y�� N DAKOTA �• � ` 4 � r� � � � ,� a � SUMMER ST. � � � M SUMMERCREST 'll � L $ 4 � � � n� N N � �' ?p: 'I T? i+. t �:`: �; . . . . . .. . . . . . �� SITE `�ICINITY MAR ° BP Old. S�R��IGE �TATION Flgure '` S�HOLLS FE�tr�Y / NORTH DAKmTl4 � IN� �� -2- e em e�r 1 �� 4�7FOO� � � � � �;� � ,-.ry �r—'��r^ ^�, ,.*z —3 s"7"^f^ro ,r-7 � ^,�s^�-r �"f"r+l C '� ,t "-'� _"'7�."'� I� C: � i� � t� �� t ��F� i 7P 4 � y L l} {. � „ ,i1[.,. .ds ,.,e�� ,!, �`:. . ., ik � , r , . ., � . .� > ., , ,;� .s ,.�_.i:i�, c-, . .._ .,, .. ..,.. . . ,. _ _ •� ��.,�.�.�..��_ ` � �.� � ____ _ �a,.�,__� � - ,, � ,; � �. �' ; ��.w•,��.�,��:��,_., - � ,� ��•w �. � ..�e � � , • _ �, ... w._,�.�a.....,�.s,��„�,��,�.�_ �_ �- II � � � � � i � , � B.P. Oil- Tigard, Ore�+on �' pRO�JECT�.IESCRIPTION �,:. '-Mart and�u.mal clinic is to be constructed on a 1.45 The�roposed BP O�l Gas Station/Mini (�� acre site on the southwest corner of the S.W. Scholls Ferry I�;oacU5•'W Nortr�Tlaknta Street L� interBeCtibn in Tigard, 4regon. The prupos�I anclude� a gas ata�ion a�d mini-mart with a `� 5,2gU aquare foot pad siz� snd the on-�ite relocation of an�xisting animal clinic. � �": The anain access is prapoaed to be a full access onta S.W. I�Torth Dakota Street located ,�; � approximately 16U ta 200 feet south of the S.W.Scholls Ferry Road/S.W.Noxth Dakota 5treet ` anterseetion. T}i�re is a progogeci right-ivlright-out access onto Scholls �err,y I�,oad located t 4 approximately 190 to 210 feet west of the intersectian. , � t � � E. � � � ,� � +F ;-Ft � , i.u: } � ti � `Fk' � �t �Yl Y,j�" I''�tk sw I ) l� Y ';"'r;s .3}f .�;��, ��+� ",,� ; [; .;� ,; � f..� �� ., , .M � � "� INTRpDUC7701V v,� -3- R�� 4 ,;,:.# . ,;� .�� + , � I.� � � � � � � � , � .� t#.�r.. {� � ,y>,:r•mr«.,�-�^-i;,^"3 r-, �'�-"'-r-:"'+'^,yr^ —,-.r..,-,�rt^tw,+rr^"fi'"�""'t"fi il f i `� r( t + 'S° �.�'"^�" t t r1� i ! a-t i �- d t s.' , .. , . , ., ul. ... . t. _.. ..., .i . , . , . , ,.. � n,,,,3 ... ., , , ,� �--- 'd' --- .r ,...,c.a.�t:; ' �,Y. , � :_..___.� _. . __ _ _ -... _ _ _ �� a � , , :�:�...s.W.��...��.�._..��... __._..��u_w�,.��,�_.�.�...,.W,��._..�.,.�..�,,.u..,.. �.�j..,�,,..�-��,.,�1�,.,..�,,..�...�.�..�,�,,�.��:�'�..L��.�.;:�;,�w�.>�,�,;,..,,�.,.��v.��....i.�. � � �:� �� , � 1 � B.P. Oil- �'igard, Oregon ; �` �. ,.'. SUIVZMARY OF ANALYSI� FINDII�TGS � .� Baa�d on the re��xlts of'the t�a�"ic imgact analysis descrabed in this report,tdxe proposed BP :`' - ' Oil Gas S�atiQn/Mini-Mart azad auimal cl�nic can be deveioped with mi�imal impacts on the � ` existing atreet gys#�m and traf�ic flow patterna. General. conclusiona are listed belaw. ? � � ` � r • The intersection of S.W. Scholls Ferry Road/S.W. North Dakota Street currently � ° operatea at LOS "E". � � • S.W.Scholls Ferry Road will be e�cparad�d from a 3-lane to 5-lane section with bidding il k,eginning in Noweffiber 199U. Con�truction is proposed to be com.pleted in late 1992 : ��. ' Im leffient�tion of the�forementioned im�rovements to S.vV.Scholls Ferry Road will � ��' � p � result in adequate intersec�.on operati�ns at S.W. North Dakota Street. �� , ' . . r ,, • The propo�d site is anticipatec�i;a generate 40 total a.m.tri�s and 70 total p.m.peak � haur t4ta1 trips. Of these trips, 10 a.m. and 20 p.m. trips are attributable to the ; � , e�sting animal clinic, and therefore, do not represent new trips. �� « . s • Under existin zoning of professional office,55 total a.m. aaid 75 total p.m..peak ho� �� ' g trips are anticipated for the site. � �,"�`� • Tatal new txips ua�.der the proposed zoning are alightly les$dur�ng the a.m.peak howr �� ' and the same for the p.m. peak h�ur as compared with existing zoning(profesaional �� ;. � ; office). , � Y , S�ecific traffic ape�ation� related conclusions and recommendatYOns are summarized belo��. i ' • Following development plans of the proposed use,�raffic operatioms at the inteasection "? af S.W. Scholls Ferxy Road/S.W.I�orth Dakota street are anticipated to be L05 "C" ? and 'D" ciur;ng the a.m. an.d p.m. peak hours of the da�►, respectively, once planned .� ' improvement� are campleted on SoW. Scholls Ferry�toad. �' � � • Left turx�uing vehicles from the site onto S.W.North Dakata Street may}aave to waut '',. � for the northbound queue at the S.W. Scholls Ferry N,oad/S.W.Na�th Dakota Street r' ` � in�e�se�txon tc�clear before exiting,but this shauld not p�oee any operational or sa£et� ' 4 ' . . ... . . . .. . . . . . . . . . . . . • r. �.4- SUM112ARY OF FINDINGS � . ,�� , ,,�� ,i� + � � T s� �� ^Y_'f"'"' ...�mw«.r'y.F"" _ FG° .: T^`KM^^ w.N.r+ *M} T°'T ' " 5'rtC"'T T`" _�TI'�i' . `^� � Fi l. �� Y � !M1 � 1'. . ' ! � '. � F R � -. �� i 1,. . F�� .. K ..t . . �..'..� �� .. . �.� .. _ . , �1r � � �� .� .�,i� r �tii`,i 4.. .. � �. _ _ - F� _ _ f. L. I: vf.,'� ,.�1. . . _ - ��, ...�.�. _. .._ _,. _ i A � ) 1 'Y` yt'; ...Sl�.�j.w?.-�w.u�.,.'"u3m,.,...W�,.�t....mFr a.....,��e.aaww.x,�ames+wn�wuwss.s � ! r l � � ; .. .. . . , . . , , ..newv�,.�w�.xaR � � ' .-., . .. : ';:�. • •• • , -�4mc,.kewm¢..r•.'-.; .,, wrlao.:mm.avwr.wro:�w.+r--w,wi.t,��..��.w�..,... ..,,z.n�wNmcavsuwa:viywracYC+eE1.'v�N2:G-.C�nr:Hlu. 'R'r�S�ry�' :.:d++..w.`=.;.iy.u. �':Fy� � f iy �J'U � � B.P. Oil-Tigard, Oregon �, problems for the S.W. Seholls�'erry ftoad/S.W, North Dakota Street in:teraection. �; � The �i�ht-ua/i*ight-out access to S.W. Scholls Fexry Road should be designed to meet the standards of�OI�OT for this�ype of acceas. • The City of Tigard has entertained dascusaions over the past year regarding � neighborhood traffic concerns on S.W.North I7akota Street relating to traffic volumes and speeds. Subsequentlq, they have examined several options for altering traff�c � � valumes an� speeds on the street. � • The street system in the vicinity of the site is maturing. As raad improvements are ��: implemented, traffiic is likely to ahift to other routes aside from S.VV. North Dakota Street. The City of 74gard and Beaverton need ta monitor and encoura e sitive g Po impact travel patter�a changes 4hrough proper facility managsment. � ;'. � � � � � ;'; � L� :a ,:� ^ex I � I �'� . . . . . . . .. '��. 1�;' -5- �U��.RY nF Fr�ynr�;rM;e II 1.:� "_i €i ',� _ 1 � �:I ,t,; .,; �� i.:Y i '"� : `� � . .��., ...�,`.� .,.. °, � ° .t�2 , . �,. __ :—TTM`"— `: �a . .; 1 7� .., : . ,,. r �{ a ... ,.ja • �s;.= ,�� ^.,_�,..- t ,,:-. ""S','" """,�..""�'r:`"E_��;�:.. �-�_� ._. _.___. _ "__. . __ __. �:��;4.�:.:��....4._ , �m,�.. , .. . ...,_...... . .._., _._,.�_ __...........v.r.�:.n...��,.. ....e_:.,�.,aw.:,.�...n_.,.,x:.m�.w.m-....a �_.. ,.u...uv�.v��uts�K�•._:.-.,,.:r�u,..ra�'x.,vsvcs._ti,sr:s,_aL�':`3.a3avswezs.�:�. �ti..;��p. . �::� . � `� �,' �� ,�.�.::��..�I::. t � i B.P. Oil- �igard, Oregon � �`Y TIPT CONDITIONS EXI� G �` � . t ` SITE C�?.TDI`�If�NS AND ADJACENT LAND USE� � � r The project site is currenbly occupied by three tenants including an aauffial clinic, a small �' sfi,orage fauility and a garage door manufacturer. The parcel is currently zoned C-P. The ,'� ,� proposed zoning i� C-N(neighborhood commercial)for the northern 75 percent of the parcel ' a�d C-P for the sauthern 25 percent of the parcel. The gas station/mini-mart would be ; :-;� }� located on the northern portion,with the animal clinic on the sonthexn portion of the parcel. :�w� [:� ,,?;� ,� In the vicinity of tb.�site,commsrcial uses dominate the S.W.North Dakota Stree�frontag�e. ''� � Directly to the east of the proposed site� a medical office building ia currently unsier :;;:;r4 coaistruction�nd further to the east, a McDonalda restauxant recently opened. Immediately ' south o£the aite is day ear�center. Further away,uses include both multi-family�nd�ingle- � famiiy rQSidential uses. .5,; � '' TIt�INSPORTATION FACILITIES � � Y,; ,; �he �roposed site parcel h�s frontage ta the north along �.VV. Scholls Ferry Road which is � I operated �nd mai.n.tained by the Oregon. Department of Transportation (ODOT). The aite ! I ` parcel also has fmnt�ge along S.W.North Dakota Street to the east which is maintained by ' � t._: .t of Ti ard. : ,t the Ci Y g � I � _ ', ' S.W. Scholls Ferry Road is designated�s a M�or Artexial adjacent to the site and provides � � ` s a cannection from Portland to points west. S.W.Scholls Ferxy Road is currently a three lane 'I ' � ' section with nne travel lane in each �.irection and a ca�ntuauous left turn Iane in the vicinity ' �';i ' � � i a (�:�,' . �I 4 ` j%' -6- EXISTING GONDITIONS � x 3 � � � , � ,�..� t ,;; >�,, , ; � { l � �� r . � � , .'�:. . ... . . . - . . . , .. _. . . . ... . . .... . .. . ..... . ...... .... .... ..... ... .,._. . . .. _ .. .. .. .... . . . . .. ... ._�i . -�r,::�.� �,�:�:.a.,.-_;a.v,��,�..,�.,�.:w,�.�.....�._�...__�._ �:�,:�...,.,.:___o ..,_._. . ___... _.w_�.�...�_._ ,.._._._ .._ �§ ' � r ' B.P. Oil- �gar'd. Oregon lcota Street. ODOT x�curr.'ent,ly plann�ng t°expand S.�V.Schnlla Ferry�toad � of'�.W.No7-th Da to a full five lane section with construction be��g 1� SP�ng or aummer of 1391. s ' ' deai at+ed as a Neighborhoad Collector street by the City of Tigard and S,W.North Dakota is � goad and�.W. 121at Avenue to the east. � provides a connection between S.W� Scholla Ferry �t�S w Scholla F��rY Road is � � �,W.North Dakota Street in the vica-nitY o£its intersectlon 'th three northbound lanes and one �outhbound lane. To the south of � � a four lane aectaon wi ; ; w the proPosed site,S.W.Narth i�akota Street is a two lane section with one traeel lane in eac ' ction. Portion� o£S.W. North Dakota Street have concrete meilian i�lands. ��' � � 4� �; �� q{ 5�' L �a: !� T�i.AFFIC VOLUNIEB '` a� �d�m p��k hour�raffic volumes at the key intersections within the � Curreat weekday � ; gtud�area were determined through man.uaT counts conducted by�tt�$be ween.715 an.d '�'� Inc,in June 1990. The counts revealed that the morning peak hour c�cc , ; l� �� g;1a a.m. The evening peak h°ur occurs between 5:00 and 6:00 p.m. The rth Dako a Stre� � and eeening Pe�k bou�volum.es far the S.W Scholls Ferry Road/S•�N• No � o�►n iu I+'igure 2. intersection are ah � �� I,EyE�OF SER`VIC� �� vel of Servi.ce (LOS is a concept develo_r.nd to quanti£y the degree of comfort (including �� Le d delay, �d �t�i ainount of stoppe � such elements as travel time, number of stopa, the travel through an � � im ediments caused by other vslucles) afforded to drivers �s Y � P e�ch has determined tha�average stoPPed delay ��; intersection or roadway segment• ftec�nt res � is the best avai.lable measure of the LOS at a signalized is�tersection. As defined per ve}ucle �: ..' within the 1985 Highway Capacity Manual (R�ference 1),six grades are used to denot� e � va,riovw LQS; the�� six grade� are described qualitatively for signalized intersections in � �XISTING CONDITIQNS �� -7- � �! . �� _ __ ..,r --�- r"' : - ... t ��-r--�. � ,: � , , � = �� 4� „ � —_._._�_m...,..,,"�-��,.Y^ar''n°°" . ,:, , �, F ,..- ,>, '' ... . .,_... , — — ;� � �—�.� _� ::.__ _ �_� � _ _ ^a. �.::w_..�.yw�,�,�.�,.�.,.,,�,,.,�,..��,,:��.:u,�rs.�,.�;._..�.:.�:..,��a��r�;-,��.-��:<e:: . �..v_�:;��.��::�:.�„�,...�,,.�..tw�,�:�,m,.�•; x.n.rn:�..u..�._..�.�..w,..r..�.�.__.e...____.�.__.._...__�,.__,s_..»�._ "".. � ',� 4 v--��::� �6� i�?i {t;i: �u � �,,,, NORTH `4 !'V\ � t O P e� �N W'�/ � �C� � , M o1 � � j��q �E 20 (45}�/' � 65 (85) , S'. r 1t740 (660j�i► �450 (320) ; 1 , 55 (55j� � 15 (30) � L � � ! P • �no� � .-�o� N.—� a�.s' w O O D tD�0 O�t �. � SCHOt1S FERRY ROAD �� :-� � ` / / �" �s �n � � � � � � � PROPC)SED BP OIL/ z '' ,�NiMAL. CLINIG SITE � . ,, �� McDONALDS ,�;; ��: � �T. aINCENT� ;� C; :.;;� , �� , ; 4 } I` i I ' NO►T�� ' �` � XX - AM P�AK HOUR 7=15 - 8�15 I ; ;;:; (XX) - �'M P�AK HOUR 5�04 - �6t00 ' ; �_ __ I � � ' EX1S�'It�C TRAFFIC� VOI.UMES 1� w (A.M. 8� P.�ll. PEAK HOUR) r � �� k3P O1L SIER1lrICE STk?ION Flgurs �! SCHOLLS FERRY / NaRTH QAt�OT/k ry �. � �'f �� g �em er�� ,.: � j� —8— 417F002 �a �'2 ��L;� . . . . . � � . �� ... . .�.._ ..:::_I �. . . ..,.... ... �.. .,�._. . ,. .� ,�,��: . '�,i . , � ...... _. 4_ ��_� _ . _ �, _ _ _ _ .u,�._ay:,:,..�:Y..Y_�_.__ _ ._�.....�..�..__.._�..__.,��,r��..��.�.,_.�.�_,_:....—__ ._..:._�...._..._.,_...a.....,..��,.vm,�m�w_.:,�.� .�_. �:e,��;�.:�aK�.,.��;.�.��,�.,.�y . , " � ��_ �a��. :� f � ;`;r�: '.:s,:;:: ' �� B.P. Clil- Tigard, Oregon , � �,,� �� Table 1. Additionally,Table 2 identifies the rel�tionship between level of service and average stopped delay �er vehicle. Using this defu7ition, a "D" I,OS is generally considered to � represent the minimum acceptable design �tanda,xd: x C [_� Fax signalized intersections, LOS defines the quali�y of the traf�'ic flow, but dces �aot �; necessarily describe the nver.all design adequacy of the interaection to accammodate the trat�c ` �'�° volumes being analyzed. As an exaanple, a good LOS can be �chieved evem when the volume%apacity ratio for the intersection exceeds 1.0. Similarl�,tlaere are con�ditions under ' , °`° which a poor LOS is achieved even though the volYame%apacity ratio for the interaection is :.x�: „c; � well b�low 1.0. Therefore,all signalized intersection summary tables contained in this report Y:: `r grovide both the caTculated LOS ar�d the calculated vnlume%apacity ratio for each `,; intersec�ion. In this w�y,the reader ia provided�vith a complef,e description of the expected , �. operating conditions for each signaliz�ed intersection that was �nalyzed. �- � � � .ZS� � ' ��6x � i �I'' /', II 1�J � r,f.. i i �a v`' iC r�� ;� , �s I r, �'� -9- EXISTING CONDITIONS d, � � '� {;�•:•`�.:H �E A� � f� � ; � LL3 . � _ _ _ � � ,_ � r .�� _ . __ __ v. ...., - __ , . v�,.,�.,r,m ,,. �.�, 4,�_, ,W._» ,.Y.��r .�-,��::�.��,._�.�._ ��:��_;._.�,..,�_ -�._:..W..��:..�. .�..�_.. �,:,.,..�- �,. � �,�' �}� � B.P. Otl- � ard Ore on b' , B � Table I LEVEL OF SE]RVI�E DEFIlVITIOI�S � (SIGNALIZED INTERSECTIONS) Level of Service Traf�'ic F7ow Characteristics ._..... .�__.._.._...._.___..._.v_______._..__...�_�...__..______._....................._..._____ L.� A Very low average stopped delay,less than five seconds per vehicle. '1'his aceurs when progreesion is extremely favarsble,�nd anost vehicles arrive during the green phase. Moat vehicleg do not etop at all. Shart cycle lengths may also crantribute to low delay. � B Average etop delay is in the range of b.l tn 15.0 eeconds per vehicle. This generally occears with good progreesion and/or short cycle lengths. More vehicles stap than fox LOS A, caueing highor levels of average delay. �� C Average stopped delay 4s in the range of 15.1 to 25.0 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle �; failures may begin to appear in f,his level. 7.'he number of vehicles stopping is significant at thie level,althouqh many etill pass thrnugh the intersectiun without�topping. � D Aaerage etoppec3 delays are in th�range of 25.1 to 40.0 seconda per vehicle. The influence of congestion beoomes more noticeable. Longer deiays may result from eome combination of unfavorable progreseion, long cycle length, or high aolume/capacity ratios. Many vehiales stop,and the proportion af vehicles nat stopping declines. Ind'aviduel cycle failures � are noticeable. [' E Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle. This is ,f, cca6ide��d�a�t�ie 1i,ui��f�cc��1e delay. T`neae high del�y value.generally indicate If�;i Y ' poor progreesion, long cycle leng�hs, and high volume/capaeity rstio�. Individusl cycle �I failures are frequent occurrences. ��y F Average stop delay is in excess of 60 seconrls per vehicle. Thie is considered to be �I' unacceptable to most drivere. This conditian often occurs with oversat�:ratian. It may also accur at high volume%apacity ratios below 1.00 with many individua:r;ycie failures. Poor � progre�sion and long cycle lengths may aiso be mqjor contributing causes to such high delay levels. Note: A eigr.al cycle failure is coneid�red to occur. when one or more vehicles are forced to wait through � 1 mare than one green signal indication for a particular a roach. PP � i'J° � -� -1Q- EXISTING CONDITIOI±��' ,;� � � � . ■ rtM�,: r-'" :., � �..-�,- "`�� 7;; �m^-t- -�rw,r m .;i-c-�i'i""'v^a�-^1rr^"'7ri .TC.. .�� ., , .. .. .ry., ., , `-�_°'_"m-^ _^-�.m. - _-_� � -' i Tt �.+ n: .�r � :?i . . 1Ay r . _ .�a...,:i "�"�'-". t.1 . ... ., . ... . �. . . . . ,. . . ... '` _ ,�� . .__ _ . __ . ..� _. . _�, �w :..a� ;;��.. t ��:.�:�,.;, .��:�._M..�.�.�-- ____ --._---__---.__..:�,....��,:.w.-��..,,v*�,.....<z.�sa.,�.�.�.,,�.....�......�,e."�,��.�:.,.,,.�..a.�,,,�..:�,�,�:�.�v;:�:.��r��:�:�.ri. .�.�.,�:�,�� r : � i '"� , ,;,:,�;� �••' �.✓ t �� ,: B.P. Oil- Tigard, Oregon � � TABLE 2 � I.�V�L-�F-SERVICE CRITER,IA FOft SIGNALIZED IN'd'E E ' I N ' RS T C IONS , � Stopped Delay Per I�evel of Service �Jehicle (Sec) � -----------------�------------�----------------------------- A < 5.0 ' � B �5.1 to 15.0 � 15.1 to 25.Q �' � �. .. � 25.1 to 40.0 � E 40.0 to 60.0 F > 60.0 � xN � f�%tt � .� �Q��: �'ansportation Research Baard. "Highway Cagacity � Manual". Special Re rt 209 '198� Po t ) I_� !. � � �' . I '_: ' -1L- EX'ISTING CONDITION�' i � � - t �� `;� r �� S �{ 1 *'� 11'-'Y 4 ''T�� "�+` .2'-�r'.."�"'4^f^,.�.. _ °"�-"^�^+�+-•'�^^"^^'r�- - - -- . .. ��.:--,�- . ---, . _ _ _ _ =�_ ,�._ _ � _�=�.�k..,z_�.�.w.�..:.�:: � - .._W��_�.�_�::_.:....w,.w�,.:.�;>.�..�....�.�..�,.�.�.�:.:.�,�:.�.:.�.:.u.�...�..��.�u.�-.-�.�w:.x�.�:��z-�:.:�a�n.��,�, .�.` �.,.�,,,.v..�,�..�.,..._ � "� �-- �,�' :� � ` B.P. Oil- 7'igard, Oregon � The calculation af LOS at an ungignalized intersection requires a different approach. The 1985 Y�ighway Capacity Manual includes a methodology for calculating the L0� at two-way '{ atop-controlled interaections. For these unsignalized iutersections,LOS is defined diffez�ently � than for �ignalized interaections in that it ia based upon the concept of"R,eaexve Capacity" (i.e., that portion of available hourly capa�ity that is not used). A qualitative description of ` ` T the variou�service le�vels associated with an unsigna�li�ed iz�tersection is presented in Table 3. ( � A�uantitative definition of LOS for an unsignalized intersection i� presented in Table 4. L ;, �� The reserae capacity concept applies only to t�n individual traffic mo�rement or to shared lane ��`; mavements. Once the capacity of a11 the indi`ridual movements has been calculated and their f: LOS and expe�ted delay� determined, an overall evalustion of the intersection can be rn.ade. jl � Normally,the movement having the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. An"E"�OS is generally considered to represent the !�; mini�um acceptable design standard. � ��, ;a; Past experience with the unsignalized anal3�sis procedure indicates this methodology is very cc�nservative in that it tends to overesti�ate the magnitude of any patentia). probtems ` ' � that might eaQSt. This is especially true for minox�street left turn movements. Therefore,the results of�ny unsignalized intersection analysis should be reviewed with this thought in ��, mind. � , All LOS analyses described in this repc►rt were performed in accordance with the procedures � ' described abo•�a. Copies of the�nalysis:forms are contai.ned in groject fil�s and are available , for review upon request. In order to assur.e that this analysis is based upon worst case p�g � �a cnnditions,the peak 15 muiute period#low rate during the�ornuxg and evening peak h�urs � was used in the svaluation of all intersection levels �f service. Thu�, the analysis reflec�� ; �' conditxons that�.re onl�like�y to o�ccur for�.5 minutes out af each�verage weekday. For the �, r�mai.nder of each weekday and tlaroughaut the weekends,tra�c conditions within the�tudy im act area are likel to be better than that described in P Y this report. � �i� L �, b -12- �z��'nvr _r.n�vn�Trr�1v� ; � :, '`{� � .. h,+; � ; �::, �°, �..�-�.. .,....�... ��.,� , , �;� , ...�-;.�. __u.,,, ._.�,.-.�-.-.s.:.x.-�--:--.,,,,.,,_..,.�.,A.: --��,,.,..�. >_ _ - .,. - --- _ _ . .�__ _. _ _ _ __ ._ ;A 1i y } n.�ua.,,:'.+t�tilv.�..mi:n...,.w,.....„...............,,,.........w«...,.......,.......,...,.._.,..w.........,.<��..�....«�.,,.,.,..........a....�....,...,...,e..W..n,..u�.o.�._-�.�,,........�.,..w,e.......,.....,....�....., ��,wrs.ra+ vc..u.v�.e:::mwsc.m=��x�z�m�+�avuus�r.:w:uca:ui=+aaK«u�w.:ue:tis:::am:i�.'-,�� a,��.% � � B.P. Oil- �igard, Oregon , � T1�BLE S GENER.AL LEVEL OZ� SERVICE DESCR,IPTIONS FOIi, UN3I�NALIZED INTERSECTIONS �: ; ' �` LOS Gex�eral Description �,F� A - Nearly ail drivera find fre�dom of operation - Very aeldom is there more than one vehicle in the queue B - Some drivers begin to consider the delay an inconvenience - Occasianally there is more than one vehicle in the queue ' C - Many times thers is more than one vehicle in the queue " Most drivera feel restrieted,but not objectionably so D - Oft,en thsre is more than one vehicle in the queae � - Drivers feel quite r�stricted E - Represents a condition in which the demand is near Ar ec�ual to ' the probable maximuxn numbar of vehicles that can be accommodated by the mavement - There is almost always more than one wehicle in the queue �' - Brivers find the delays to be approaching intolerable levels , �: F - Foreed flow .:? - Represents an: intersection failure condition that is caused by ` geometric anc�/or operational constraints externai to f,he intersection ; i � ' L�; _ ��3 i i i �f III I ,r� -13- F.IfISTING CONDITIONS ' �s� �� . . . � � �� .. � � .. �� . . � � . �ti'L ... . . . . . . ... . . _ _ � �_. . ... .,.. . . .. , . - � .�. ...�:�n��.�zm:�+>,_v�.�–«.ha�_y,u,.x.��.�,.W�s�„M,..a..,...�....... �.�� r� � ,? 1 B.P. Oil- ?Ygard, Oregon '; TABLE 4 " � I,,EVEL O� S�RVIC� C�TERIA for UNSIGNAI.IZED INTERSECTIONS ; �` � ��,'_,.; • R;eserve Capacity Level of Expected Delay to �, �p�ph� Ser�riceNYixior Street Traf�ic � �' �' A Little or no delay � s; >400 x, 300-399 B Short traffic delays C Average traff'ic dela�s ��' 200-299 �i"� � 300-199 D Lon�f;raff'ic delays t, E Very long traffic delays �` 4- 99 i * F * '�,; . * When demand volume exceeds the capacity af the lane, extreme �� delays will be enc�un.�ered w�th queui.ng which maY cause severe i:,� congestiox� affecting other tr�'ic Ynovements in the interaection. This condition usually warran.ts imProvement to the intex'section. y � � � : rtatio�.Reaear�h Board. "Highway Capacity � f � Souxce: TransPo � M�nual". Special Report 209 (19�5} �' � �.�. 11��. �_ � �, . s _�4_ EXI�TIN�G�ONDTTION'S ��' u' � � � �� i � _,.�_,..�,„.�.,. ,,.�,�.�- .�.;,��--�;.,x,.-.��,.--- .7 ^–,^'rt { T'"'y r,-t^-'^' . ... �.�...�,�..�....,..,.F,...-�r�--.<�.. .. . ,,. ,�. „ .n , ;r' ,� . �_�'�� . — – � _ _ .,.:.-�.=� �� ' ; . � � � � � .�..�,�::��.�.,�.� r�,�.��:.�.,,u,.�:�.�...,W..W...,._ ; .�::,:.a.��_.�..�.H._��_,�._.�., ,..�,_y_. :.._...,..�..,��.�,�..�..�.�...,,.�..�,.�,.�_„�,�,�x,�,.,�,��,�,u..�.,�,,.o..�.;a.��,a_a,��.,.x ,� �t... ,�-,, �� `-� " { B.P. Oil- ?ti8ard, �neBmn � le 5 summarizes the resulta of the interaecti�n LOS calculation� fox the interaeehon of � T� the S.W.Scholls Ferry ; Schr�lls T'erry Road/S•V►�•North Dakota Street. As thia table indicates, 3 Road/S.W.North Dakota 5treet interaQCtio�.z is currently operating at an un�atisfactmry level r�: � � of s�rvice '�E�� : C�. Table 5 ' E%ISTING LEV�L OF SE�C�lJLUP�IE) T5 � (OBSER.�ED TRAF �:,a �� s��aliZea � ��; Intersection De]av V/C LOS `� �, �--- j ;; A.M.Peak Aour r S W.3cholls Ferry�� S W.North Dakota S4xeet 68.3 1.02 E 1:„� P.M.Peak Hour ' � S.W.Scholls Ferry R,oad/ S,'{N,�iarth Dakota Street 50.5 1.05 E � � ` ACCIDEr1'�SYS7�ORY L Accident data was obtained.from ODOT for the portion of�choll�Ferry Road in the�rici.nitY I � of the site from 1985 through 1988. There were a total of la acciden g r�� e ; vicinity o£this site between 1985 and 1988. Thirteen of these acciden 3 s�owa these 13 j intersection of S.W. Scholls Ferry Road/S.R'.North Dakota Street. Fi�ure " ' summari�ed by both type and Year• As the fi�ure showa, ne�rly half of the � accidents ` movements in.the in.tersection(tur�and angle collisions),w'hila 45 ' I--` accidents involve turning '' collisions. The number of accidents are randamly diatribnted over , gercent are rear end type �:, ; riod ahowing no trend. There was one rec�xded death at this intersectian L^` the four year pe ; ' `'`'' �'`'� _15- EXISTING CONDITIONS �� . L � , ,, a �� .- �� - � �> �.�, . ��,��.�-�-� �� ,� ,c , ... � .� n^'n>°`.�'�v'°'tt7" = �5" 4:, � "!'1! '� �>, �........+..�n..+^-nn+�+a^KS.�rnv:'�"',. � n +--•nc.r.. I'i �,.....� �,. .. .. � , .. .- b_:�., „ ,u,. ... Y�.-.� .,. �r..F . .,.. , . .. , .. t. _ � � i � •. . ' t >� � i s . . v . � e . v e a • � C > �� . � .�.'�� "- -�� ` � � • . � ,' , . • � , . � � � � � , � ' � � i i � �. . �a��Y ��lO\�A\o� .e�e� .a�<�aaeas�a�� vaCe��e��/ <Sas�i�a�a�aaa.� .Cae�es�eaee��o��/ eCC�eval�o�o iee>��ev�eee�>�v�� > . <C��o��a j .C�te�eaoc�aa��se��j .��a� �e��sw ��e��e�a��o��e�e�/ c .��e��NO�a�a�� ' ��o�a�a�� <a��oo��a��►/ �oea�ea��o�s��s� 1 �v��a�a��/ eaa��a��ao�e� �, h��o��ea � ��a�aa��we�� <��o��a��e�aw /; ��a��ta�� .h��i��o��o��e�� /'•.':� �� .�e��s�o��a��o��o�o 'I••�°.�.L• ��aae�� s�ee�aae�� t�� .��e�e� ��►�e��eao� �� o��e��=��a��> �. � ��e�eaw�o�� oa�s�oo � :�eev��w��N�e��a��a�a I ��o�o��es��e�o�� . 7 ��a��o��e�a�o � o�e��o�e�e��w��o��.-�:�.°::� ��eae��ae��.�;: ��s�a��e0��a�;��... I ��aveeo�a�a�... ,��;. '�'•� ' � f ,��a�� • • . �Oe��.. .:�..T��.ti' ::.• '�.}j•' . ..�� ,`yx; :!.;.!� ./ .�:�: ./ . . ��:+�.. �� , y1 Lti•� ' . ...t% ��r�.��.�� ! ',''.. I ---•y .. � . � I . � h /' I . I' i � :s '��,'�,, ,.�'.__-r�=: �r'� .. .i.?-�_^*v,..-..a . ... ,...._. -� -,.. . .... _ " - . , . ' " _ � , � , � r �� ` , �� ,.: 4,. , :x ; ,> .�..;..�..�..�,::�a.�..�.�,,,,.,.�..N..�.�....�kW,��,.w,�Y,..,._�..�..,..,�._,..�..�.�,�,.,��..�..�...�...�..��,�,...�,.,<,��.N.�.�,.�,:.,�,ti.�,. , �,�.�.,_�:�.,�;��:.:�::,_,.:s...��,...u.u,_ u_�. ., , r �: �. 'r � �. . ��` ti� a .�r B.1°. C1a�- Tigard, Oregon ,�' that occurred in a turning movement accident in August 19�5. The other two ac:cidents ` ` ' recorded were tio the west of the site ttlong S.W. Scholla Ferry Road aud consisted of rear-end ' _� 1 type accidents. Based on accident data obtained from th�City nf�gard for 1989 and 19�0,one accident was ' o ' tr et i�. e vicinit af the site. This accident occurred in reeorded an �.W. Nprth Dak ta S e th y � 1989 at the in'tersection of S.W.North Dakota/Springwood 13rive. '4, ,� ,r.: y:; f ": ' � � �� tS} L�' ,, a ��: ��;' t; ;.t _ � f � � ' ; 4 . ' lli i' � .� e� , ; I � i1, ' r.� ' � . . . . . . ... . . . . . .. . . ,j -17- EXI,S"TING COIVDITIDIVS � � i �� -1 , � � � � � � r��, . �,..�„ ��...�.,�.-,�-,-,-x«x--;�.-�-�.--�-� .,��.;.,�.�.,�,,��,.,,�..�.�._.,.,_,.,�--.,-..,..,.�,.-..,�»:,,.�,ri�,,� .. �•�:-� .., . -R-,-.�-.�,�...�..�.. ,�.,,:._..-r = �4. — - . . _ . . . . ,wu. y. - �-^'^'2'.n�: _-s^'�f�'„ , ...5 __ . µ, _ �, _:�:e.�>�..�..:..��_�...,,.� ��,� u��:,..-,,; ..,..w.,.. �v_....._ __ _ __ ._._._..�._,_....��.� _ �,,.H«:,�..�,.�,,�,�.w.,m��,..�.W....�,,.v��,:��::�:.��,��::,: ��:��.�,.e.-�.�,.�_.�:-��,�...,�•�_�.,�.�:: E,:,; � � � � � ��, :�;-��,: � �,. � :��; B.P. Oil- Tigard, Oregon s �,ti: � � PLAIVTI�TET1 T�SF�RTATION IlVIPROVEMENTS � % :; The area around the S.VV. Scholls Ferry R,oad/S.W. North Dakota Street intersection is 5 growing rapidly with development of single-fanxily,multi-family units as well as commercial � ` and retail u$es. Due to the rapid growt�h,exi�ting tranaportation facilities within the corridor ` have aeeu experiencing some periods of congestion. Because of increased congestion in the � � srea, especially along S.��V. Scholla Fe�R,�ad, ODOT has undergone planning and design ,f:. < � to expr�nd S.W. Scholls Ferry ftoad to a full five lane section. The contract for this project � is anticipated to be awarded in December 1990. Construction is scheduled to begin in 1991 .Ak' vvith a completion time of November 1992. The additio�n of one travel lan.e in each direction � on S.V�1. Scholls lFerry Road will help i.mprov� traffic o rations. With the d ' i Pe a dit onal cross �{ section, the intersectiora af S.W. Scholls Ferry Raad/North Dakz�ta Str�et is anticipated to � � operate at L()S "C"' and "D", resg�ectivel� during the a.m. and p.m. peak eriod of the da � P Y ,� with these improveffients. f � � Addi.ti�nally, there are other improvements �at are likely tca change travel patterns in the area. Fir�t, improvemente are occurring along S,W, 121st Avenue betw�e� S.W. I�Torth Dakota Street and S.W. Scholls Ferry R,oad including planned roadway widening. Further, t � �+ ��; there is a planned con.nection between S.W. 12Ist Avenue and S.W. 125th Aven�e, which '�'' should reli�ve some of the current demand on S.W.North Dakota�treet. The final propased � � improvement consists of the e�tension of S.W. 121st A.vanue from Schoils Ferr3�R,oad north � rr �f� into Beavertan. While this alignment pmposal is facing some obstacl�s at thzs point in time, � it is anticipated that in the mid to long term, this connectian will be pmvided. This = improvement is not assu�ed£or piLrpe�ses of t�_s report. ft � �; L ` rF � � ,i � �i ; -18- PLANNED I1�IPRUVE.�11'ENTS � � . .. .�.�..ri.�. r-,---.r,. _�„-�-.,.�...--..�,___.__._..� g,_ _ __y: • � _.:�.:.,_.._,_ __ _..�......_.,..:: ,,. �,�;_._ -��.�..5..-.,�..�- ' ` , , , � ,. ` :;� � ' , , }; � ,7 � � 4 L � 4 ,./. . . . .. . . .. ., ... ... ,:�.. ��. ..� ..: ., � � ..' .' . . ..,.. _ . i . � . '. -. -_ � .. . f� �':G..a._.w��.'.�ki....,4 ......«»._..... ..�.�......�...�........«rwnn+w.rur..ur...��...�u�.......�...�..+....�+�...r.r.+....,,...i.._.......��`...._......�....ruw.orJw�'c+ru.a.�w.�rnvake Y.Y �S �ffift3M:S':aflLifi4Y�tK5Y6w�'a�D�YC(S1L`..'v"'^w 1t lY 3 i�k I t �" � � '�.� � . � � B.P. Oil ?3igard, Oregon 4 y .. . .. . . . . . . t� r.� � � TR,�FFIC IlVIPACT E3NALY�aIS s , � The morning and evening weekday peak hour iffipact of traffiC generated by the proposed ' developm.ent�avas analyzed as follows: � ( $ ' � -F . � The emating background weekd�y a.m. and p.m. peak hour volumea for the ;Q': S.W. Scl�olls Ferry Road/S.W. North Dakota Street intersection were � developed based on a recent manual turning movement count conducted by ` Kittelson &Asaociates, Ine. � i' 'i; � � • 5ite-genexated traffic for the weekday a.m. and p.m. peak hours, both in and �i "; out of the site, under the proposed land use zoning was estima4ed for full , ,,, �; buildout in 1991. ' � �' • � Traffae demands on the intersection of S.W. SchoLls �exry RaadJS.��V. North „ �,; � Dakata Street were analqzed to fdentify any capacity or level of service ��`; d�ficiencies ua�der 1991 conditions for the �.m. and p.m peak hours. y � E �• � • � Access locations and saf�t� �vere analyzed includi.ng recomm.ended access �'s'i ,�, locations and o�site queuing. �, ,, ,' � i �< � • Neighborhood issues wer� reviewed pertai�ing to traffic patterns o�. S.W. ' `� �� , Noa�th Dakota Street. I FlY ��' �..... - u"_ '�. £ <� A d.etailed discussion of this method.ology and the analqsis results is contained in the � ; remainder of thi�. �ec�ion. .,; � � � � PROPOSED DEVELOPMENT g'ILAANS '' �;� � , {� ° � The propoaed BP 4i1 Gas St�.tion/Mini-Mart and animal clinic is to be constructed on a 1.45 � 9 ;� , Y� aere si�e on the aouthweat comer of the S.W. Scholls Ferry Ro�d/S.W. North Dak�ta Street ` ,f �� int+ersectian in 'T�gard, Oreg�n. The proposal include� a 5,289 aquare foat pad with a � ' , �� , ,; i � f � � �� k� �` �'� -19- T�ZAFFIC IMPACT ANALYSIS � ,, � ti � t �� _.t � � .ry � . . .. . .. f �. ` r .t �_ ; . � . �. ��U �A . �S"� .. . . . . t ' .�.��. . . . � . .. . .. �i f . ` : .� - '. -� . . . "" . :. . . ., . ... . . . .. >.... ._.. .... . ..... . . .. ...._ .... . . . ._ ,. _ ._ � _. . ._-� _ �.....�,.�._..�...��:, .,�..�,_1�:,:�.�.�,�,:.�:��__.�..,�._. _..._.,.�....._.�_�.�..�.�,.�W,�..1_,.�.�n�...�.a..,.,.��...�.a..,.p..�.�...�__._.,U yx.>W,�.�;.�...�a��,»�.�.�.�,�.�._-��.��.�,;��..�,�.��.��: Y r-, `� , (� � � `��r"` Y �' B.P'. Qil- Tigard, Oregon , , `` conventional service station and mi�ni-mart. This facility is proposed for the noz�thern 207 feet '-` �' of the gite. The southern 78#'oot portion of the aite i�prnposed to consist of an anirx�al clinic, which currently is located on the si�te. This animal clixuc will be rebuilt an the sou�hern � � nrtion of the site with pad areu of 2,500 ter 3,000 feet based on preliminary plans. r' A I- - cess drivewa s into the site are proposed. The main access is px°oposed to be a ful� Two ac Y � access onto S.W. Narth Dakota Str�et�nd be located appa�oximately 160 to 200 feet sauth of ; � S.W. Scholls Ferry Itaad. �'his dxiveevay will serve both the service station and the animal clinic. There zs also proposed to be a right-in-right-out access onto�cholls Ferry R.oad located � approximately 190 to 210 feet west of the S��V. Scholla Ferry R.oad/S.W.North Dakota Street interaection. � �..d : � ,;,,. ��;; AC:CESS SCENA�t.IOS � � Two access scenarias have been examined for the pro�nsed site to meet the requirements af QDQT. �`he first access scenario includes one full access to S.W. North Dakota Street.with � a right-in/right-out access onta S.W.Scholls Ferry Road. The second access scenario includes a�ne full ac�ess to S.W. North Dal�ota Stxeet and a right-in only aacess from S.W. Scholls � Ferry�aai. � a� Sl'�E GEI�TERATED TRIP CHARt�CTERISTICS r I 1. ,: Because the assum.ed�rip generation c�aracteristics repr�sent the basis for the entire traffic ` ` ` impa�ct analysis that f�llows, special care has been taken to ensure the reasonableness of these estimates. There are twp ways to ot�4,ain es�timates af the trip generation char�cteristics ti�. I ' �--' of ls�nd uses. One way ia to make estimates based on empirical observations for similar land ' ti _, us�s located throug�out the United States. Most empirical observations are summarized in z a standard xeference manual publi�hed by the Institute nf Transportation Engineers (I'1'E). , , ; a �, �.�_ ' � _2p- TRAFFIC II►2PACT ANALYSIS �� ` � � � :� � � � � r � � .� � � , � .� ��, � � , � f � f �1� � 1 rN�� ._:�._..�r-._ _. ;. .� ::: ; ,, �.:m.�_��,�.,:.;. �,...�w_� : . „'. , �.._.�__.�__.�.�...,_.s..�..._._.�..��...�__-__,�.__�..w.��n��,,.��.�-,��r��,�m�,=�,��,�...�.�:��..,.r.,��;�� :r . c �_ : � B.P. Oil- ?ligara', Oregon � When feasible, a more accurate method is to conduct surveys of similar lsnd uses within the ,;� general area of the propoaed development. L i Due to the liznited am ount af published empirical data available for this particuiar land use, a �wrvey was conducted by Kittelson & Assnciates at a similar service �tation site in the Pox°tlaa�d Metropolitan area. A service station at the intersection of S.E. 181s4JS.E. Halaey 5.treet was determined to h�ve similar characterietica with regard to size, facility type and �� volume of pasa-by traffic. The results of th e �urvey indicated that the facility generated � appro�mately 45 inbound trips and 45 outbouxid trips during the a.m. peak. hour and x {, appro�mately 85 in�ound txips and 78 outbound trips during the p.mo peak hou�r. � , For the y '� 1�.� purposes af this anal sis it is projected that the progosed BP Oil Gas Statioxi/Mini- Mart will also generate 45 inbound trip� and 45 outbound trips during the a.m. peak hour � and 85 inbound trips and 80 outbound trips during the p.m, peak hour. i The animal cliriic is another land use not clearly documented in the typical reference manuals. Because t�e animal r,li�ic�:urrently is lacated on the proposed site, tra$ic coux�ts ha�ve already taken into accaun.t its imp�cts on surrounding intersections. However, to � '; e s t i m a t e d r iveway vo lumes, d iscussions with the owmer of the aniffial clinic indicated that � ', during the a�.m. p eas hour, th�i e a r e a p p ro xi m a t e l y 1 0 t w o-w a y t r i.g s (5 in an d 5 ou t). � ' � ' Ad d i t i o n a 3.l y,d u r i n g t h e p.m.pe a i�hour,�to t a l o f ZO two-way trips was esti.mated(10 in and �� I, 1Q out). Further, the level of daily trips was estimated at X00 trips per da3� (5U in ant� �0 � , out). These trip estimat�s were ba�ed ou curren� �.ctivities at the clinic. Activities at the cii.nic foll�wing completion of the new buildin are e � ' g x�ected to remain at the current level. � ;a ,: AnaZysis of TriP TJ'P�'s I � � 'f ,: In evalu�ting the tra�c impacts of the proposed developr,nent on zhe surroundin� street € `'� F ur '�' systQm,it is important to realize that for c�mmercial d�v�lapmen4�,the�e are different types � Y�� I rti � � ��- TRAFFIC IMPAC7'ANA�YSIS ,;� ;i , __ $ s:s �. �,,, r I � ` �^'�, _»,., __. .,. ^�--�;-•._.,.,. �,. :,� t�,�,. _.�,,.,�..,�..,,,._...�..� :.: „-..�._�:_:.�_�. �, � - .__ . _ � _ , •w��.�.k�..;��u r;..:,.a�..�..�.:.��,w.,___�__ .�,,��u.��..�.��,,,�.„�:,; ., ��„a .._..�. � �; � �.�.: � B.P. Oil- ?Ygard, Oregon ; of vehicle trips, �nd that each type has a diffexent effect on th� street system. Generally, ' �` there ar� three basic typea of tr�ips associated with t�ny retaillcommercial developmen,t: , �, �. Drop-in 2''r�ips -- These tri.ps �iready exist on the roadways that provide �: primary accesa to the center and are being made for ao�me purpose other than ; L-' visiting the service station(for example, home-to-work). Drop-in trips do not ` - � result in any increase in background traf�.c volumes within the atudy area. I� '= L; fact,the anly impact of theae drop-in trip�accurs at the site driveway(s),where k they become turning mover�ne�xts into and aut of the propnsed service atation �;;; instead of t�rough movements. �'hex°efore, drop-in trips have no adciiti4nal effect on the road �yatem�ieyond the development's dx°ivewaya. �� t ;` 2. Daverted Trip� --These trips are currently beix�g drawn to other com.n�ercial � activities that compete with the pr+�posed aervice atation,but are redirected to ,,` � the new service sta�on when it opens. This reclirectian usually occurs?�ca�se � of an impravement in convenience and proximity for the aff�cted drivers. ,,,; Diverted trips will result in an increase in traffic volumes evithin the imxn.ediate vicinity of the site, but will also result in a decrease in traffic � volumes at other locations within the area (i.e., in areas where they used to s � s�op). `�'herefore, thia campanent of tne tofi�l g�neratec� de�aad c-aus�s �6 �a cYaange in the total nu�nber of vehicle trips within the area,even though it may �"+' add to the number of trips within the im.mediate vicinity of the site. Another ' � side benefit is that by c�ivertin.g,these trips often cause a net reduction in total velaicle miles traveled on the areas transportation system. This is a couimon � ,: -;; -- sense observatian, since it is di£f'icult to imagine �hat man3� drivers would �; - divert to a new reta%1 center in order to travel a greater distance than they did � � I: ' pre�iously. 4 t�_ � s � � ..! � ' �, a . :.,y,,,� -��- ��r�c��c��rTa:�Ur� .,, .., r � � � � [ � �' � ��f Jr t;yJ. ';d . . ik ;,� � .�•.� . . . . . � .. 1..��5 . .� . ' ... .. . . .. . � . .. . . . .._... .. . ... _ . . . �. � . .. '.:�. �,. �__-.�...�;-� _ � -,:... _ � � � � � � _ , „ : , : . ; .; -..i.,A,1.i::wYi�v.d:�va.xv..,�...�......_.. ..«_...,.._._......._,...wr..w.W......,....�.....�.,r......-....,w..........,..w.»..v�..�,w.,...,o-.,,u.�........,,.�,n.......-.........�.....�.�...�.,...».�u.e......n,vu.._�r..ac>.u-_uwsauumu.v+ewu..rwrus.�.a___. . .. . ... . � �-. �.+✓ t � B.P. Oil- ?tigard, Oreqon 3. New Trips -- These retail tri�s �vould not have been made without the � �xistence of the proposed service �tation. Therefore,this ia the only trip type ; `;; that results in an increase in the tota�.l number of vehicle trips maae within the � ' 1 ri s that re �sent additional vehicl� area. Thege are also the only► vehxc e t p p ( m�les of travel nn the transportation system. l : Based on both the reaults of this sp�cial an.alysis and an engineering review of the �: f:: � tranaportatian syatem serving the atudy site, it is projected that for the gas stationl�ini- mart,70 gercent of all weekday evening peak hour vehicle tzips will be drop-in trips already � � passing by the site. An additiona134 percent are assumed to be representative uf diverted �, �: and n�w trips. These asaumptions are considered conservatively low; it ia likely the actual �; �I �r traffic impaets of the service stataon will be even less than indicated vaithin the reivainder �� of this report. �hese trip generatian characteristics are shown in Table 6. �� For the animal clinic, trips wer�estimat�d based on �urrent �ctivity at the site. BasQd nn � c�nversations with the owner of the clinic, there were 10 total a.�m. peak hour trips and 20 tot�l,p.m. peak hour trips,with daily traps estim�.t�d�t 100. These findings are also shown r�� in Table 6. L � i ; � TRIF DI�TR.IBUTION/ASSIGNN�I�1T ANALYSLS � ,�I 1� � Tl�� d,i�tributioa of the �it�-�n�era+,�� w,�Y4 nn4n thn A�j��t; AtrP�� y�tem was estimateci through the review of recent travel forecasts prepared by th�Metropolitar►Service District � L (Metro),a review of recent studies conducted by Kittelson and Associates Ync.and the general � directional distribution of traffic on S.W. �cholls Ferry Road and S.W.North Dakota 5treet. � �^ Fi 4 s�ows the general directional distribution of the site-generated traffic far the � propo�ed development. As can be seen from. this figure, 75 percent of the tra�ffic is t � �nticzpated to come and go from �.W. Scholls F'e�ry Road,while the remaining 25 percent is � �?�_ Td�AFFIC IMPACT t�NALYSIS , ', `i � a}s � � _ 4,: . .„e.�-.-�..,�»-�,«-,-..� .,a._. �-r.. ,.;.,�.---,-Yr -�m-'-� -,��----.T- ."Y'�,.^.m - -n^--J.---r �.. �".:. .. . .,,:, ,,.,::� ,. . ..":f . ^ ;_. ..,: . . ,.::a. ,^70.,"r'A-•'kZt;, 1�.... .:.,r � .r . .. . _ _ t.-- - � �-��.� _ _ ,-�...,�.� ..� . ,,- ,�� ;', - , 4 � � � f ! 5` 4 ' � , �. > i � e t.. { i,c i `` r' - ��'? - �� '': ., � ' -, �' e. �i.�.+G.w...s.:�.;..�'Pi:».k�.YSner.su.c..uuo-...z�.nw.N.,,....�.t...�..�.....W-..w...,w.v..._,,,uss.vu...k...�u.�m.a..�+m�v>w.uuAww»z�awnas�u� '��'�w.�..»�:::i..:av.e '�.tcnu�rec+a.-_.s�Yw.xw-•";•,"�,� cw.�:_ 1'< zf � �F ;� � � � � . F ii� � � ; ` �-:3 B.P. Oil- Tigard, G)regon ,�`; } : : _ � . ��; F F '=� Table 6 �` PROJECTED TRIP GENERATION FOR TH� PR4POS�D Sl'I�� ; , , , � 4r. °� � Generated�iue � A.M.Peak I3our P.M.Peak Hour � � Sixe of , ;i � Land Use� Land Uee Total A In Out Total A In Out � — — � , • Gas 8tation& X$ � Mini-Mar� b,29fKC) 90 45 45 160 85 75 .;3 � ,� Drop-in Tripe(B) 60 �j 30 11Q b5 65 �� Gae Station& ' . ;f Mini Mar�rTew Trips 30 15 15 50 30 20 ,' ^s �} � Aninaal Clinic �,; �,.� Exieting Trip� 5,�00 10 b 5 2A 10 10 s Total Trips(D) 40 20 24 70 40 30 , 4y�; �` Notes: ' `'"� A.. Includes bath inbound�.�d outbound trips. ; �. � '� B. Aseumes th�t 70 percent of all vehicle trip ends associated with the C�a� Station/Mini-Mare during the a.m.and p.m.p�sak hours are drop-in txipe. � r1 � C. Footprint of mini-mart and gss punTps. �t' A., pfi D. Animal cliaric trat�c already tises the existing road�ystem and is loca�ed on�the y{�t �r, site today. T M ,.; � ; ._ . . .. . .. . . . .. . .. .. . 'fi � anticipated.to use S.W.North Dakota Street. This trig dis�ributio�.pattern reuresents�best � � ; �' estimate based on available knowledge of exiating conditions within the study area �, C x � �. y � A Fig�ure 5 shows the site generated traffic for t,lie a.m. �nd p.m peak hours for the progosed ,; � service station/mini mart an.d for the animal clinic fox Access Scenario 1 (right-in/right-pit ; �� acceas to S,W. Scho�l$ F� �toad) while F`i 6 shows th� site�genQrated traffic v�olumes I .� �' � r =� r� fo�Access Scenario�(right-in access only from S.W. Scholla Ferry Raad). p r `i ,;`1 { '1 1 1 � j ! j � � y� { . . .. . . . . . � � _J r, -24 TRAFFIC III?PACT AN�LYBIS. � `� • ��;,� ,:, t�, :�� -�� ;,;� � � �� _ � � � ar �.�` � � � b*' j' . �.r�.-,�..-.�-.•r�,.,�<-.«-,..�..�-f r-^ ^"-• --1^'�-..c �r^�,{,.5,"z'-'x^°r,� +-��*�r�-e+�a.,�-,�r+. m�-� -n. --:�-r. ,,-�..,.�... � . ... .,,� _ . , ,, , ., . . . . . . . ? r �... _ `+ , .,.� . < , , , ,.'+_. E. _„ .�. . ,. .',�. , ..�.. �.�U .. __ _ —.� �y: - - ♦�,:.� � t (' k + i _ 't i 1..;iu'S�.'.lYt«�t...u,.,_ >.6. u �,�,,,, � � .� i ; ''� .� � `'. �� ....n u»r..�.....�u�.u..a•.wa,.+mtt .,w.e.wu.��s..us,x�v.vweae4ax+sa.a+�.�...ku r�...a.+�.�tHaY ^YJ.7@>.A[�rA '"`.�laA;'w^:�Lr,v.H!^6�CSGIu:.t�....��M'�:fv'�'iYuC1Y"'"v"�^ ` t� � .. . .. . _ . .. .. . ` .. .. . . ... . . . . � �-. � .. ' �'T� ' .. � . . � . . . . . . . . . .. . ... .. v. .�h.. . . , �sl� - . . {} �p h f'i � �. • �� NORTH �1 c ��,''''��??`` 3 � 5' � � :3 � ::��'"�:.:{ F� ' ( • # r• ,,:�x � ` N 'tz x A/� I� I 4 � � .�e�/� . . .�7A�� 4i � SCHOLLS FERRY RDAD `' � _ ,;' � � � � � � i' � , fsl � fn �¢ :°r`y f 4� ¢ �� j Q N fi}, � PROR�►S�D BP O!L/% z �,, � ; � ANI�'JI�4L CL1NtC SIT� / � ;� ' � ,� :. McDG�NALt�S � � w�� ,� / � � , , ,F,, � ST. VINCENTS �} � ;°, ��r � k �� 1# fl � j � $ :,�; � ,,;4 3 I n� � L� '':�� ,`�j G , � � x ,.� _z � � �. � �' T�IP t�rST�IB�T��IV �� $ �u OIL SERYI�E STATION Fi9ure � • ' �vI`Q�L�� tk'.�F FST % IVUFi 1 PI L/iliiv�n ��.i�. j P . � f s —25— e em er � �.'�. `t _ 457FOD3 „ �,.i. �.. � . . � . �� f �� z:�: �^7..+m.� -++.«�k,: +'fi"'. �r+r---,-�--,-r'�^.t.+_s�-i�r�r .-a+..�"--`° t . t" '_".� ."�-'^ MS'T"� r+- "�,-... ��.r—;."'-;-;y��. 7 a f:.' .. ? 5 � i S t�' �.t 3 tf s � �, � Y. ;� �,��;�. � �ti� ^. ...... � . � . ,�� ._�r,, ,. _. .�� .�.... ,._ _ � � � --_- •�� --- _ _ ��,..4._�. .,,�. , , . : ,,'' w�.,_,�s_>��::�.�.,w:>�.:::.�. -.....w__....W.w;.�..�.�,,.�...,��..�.�:��,F.�.,�,,,u ..., ,x_��...�,,,....�..�ar� � �4� l � . . . . . . �'� . . . t N \ � � � �'�'' Not�nn+ —200-1► 4�-5 �-5 10.�► o--5 ` 25.� �10 1� � l � � 0 o N rn N t g: � SCHOLLS fERRY ROAD � � � \ �'. � � s:;. � 25� ` / , Z 5�► McD�INALDS PROPOSED �P OILf '�� F� ANIMI�L CLINIC SITE ^ ' � � ____—� ,;�; '�� ST. VIN�ENTS k'.'' � / ,:;;; A..M. PEAK HOUR ;,�. {f � \ ��;; �-\ /'��' �, � , � '�. ��, ,� � ,�: �, ,: —10�D �10 � 10� ��35 10�► �15 NoRTH r, � � 20� �50 i i �;i � \\_ � � N � 'V' � �� , SCHOLLS fERRY ROAD ,:,�y � � / � // � ( N �O I� 1 /� /� � �� i O � / / p S� ` f , / / // � z ` ,Sti IVQc�4N�►LC�S V �` PRQPOS�D BP OIL/ \ ''�t � ANIMAL CLINIC SITE ^' � ,;� �; � � ST. �'INCEI�T� �I '� �� ,� ,;,., P.M. PE�K MOUR �� cfi � �iTE GENERATED TRI�►FFI� �►CC�SS i� -�� CENARIO 1 tA.t�i. 8� P.N{. PEAK HO�R) i I ' BP OI't. SERVICE S"/4TION F'Igure �i s SCHOLLS FEHR1` % I�i�JFi�li DfdKD�k � �� Y —26 Se tgmber 1990 � � � � 417FOD5 � 3 �.: �', -^-t�rz^?.^ �r,r-' a'--X-^--- r:^r,,-'--'� � ,.{ `r",�,�`^"-,.-^i'7:"rS'�"^§,`�+- ---m-r��.�.,. -r .,-r< :4 � �,. ..:�;� _ .., , .. .._, .... .. . . . , ..,.. . � . .;�s �o:.. . .. . ._,. .,, . , _ .- - --- - -- — �w'a _--•ra•_�. i . '_ -_—.`-- __ ..�.r;...__..�,� .�. � ` � � f '! f �' t k L ... '_ . - ' . . ..', "�.:_ ;_, .. .. : . R4.�� w.5..unwv.i:�i.>.i,S...�W-.nv�i2aaYacvos.Ye.v.+,.s:+.nv.w�..uu.+�.ara�.w.,v...au��.w.ara..-..�...w..:.w. � �. .. �. • ,�. .�� ' :. •' ,.. ��..� . _..,-va - ..,.....n...,,.Y .,...,,.,.�......_.'._,.»._,....�....._....w..�w,,.,.�aiz...+�,�o-• �uv vc�,t��mrvnzsd.rs�e�u��_ ;q f �; � P i v � . T+ ,,� . �� ' � . ... . . . . . . �� . . .. . .... . . . . . ... ... .. . :, ,. � f le i3�5� t ' � � �:��. . � .. � � NORTH —20rr► 4-�5 —20�► �-5 10� f^•-5 � 25� r 10 lo��/ � N �y x° L.� SCHOLLS FERRY RDAD ��; a Y } � � � � �'j ~ f ,5 � 45� � � i / Z 5� McDONALDS k #j �.�) � t, PROPQSED �P OIL/ `�t ��. �r ANIMAL CLINI� SITE �' , � , ' ST. VINCENT'S � � � U�� ` � 4� A.M. PEAK �HOUR � � � � ,;>�, r 14 O l \ Ry t�� \ � � �, —i o--r• r�o —�o—♦. f——35 �o-.► «--1 s NORTH ; 2D� �50 � ,; �:� � ( F \ o �n \ / r. a, � ,f N \ \ t iS �� SCHOLLS FERRY ROAD �,.. ;.r, � � � / /�, � � � � ¢ �j � � / Y ^ // ;' / Z ao-.� _.z I::;�: /// / //i 'S1+ l McD4NALDS � ;Y PROPO�ED P�P OILI `�� / � � ANIII��L CLIfViC SIT� �� _ , ! � ST. i�1NCENT'� , t , � �� , � P.M. PEAK HOUR ; , ; , .� � � �� _. ,�, � �tTE GENEf�ATEC� TR14F�1C ACCES� �a '� . SCENARIO 2 (A.M. � P.M. PEAK HOUR1 ; [�;,� BP OiL SE�iViGE S7°ATlON Ftgur• � SCHaLLS FERRY � NORTH DAKOT;�_.,. rs � . i � � -27_ ISeptember 1990 (_ C�' I�� S � � ,— _ 4t7F0�6 i t � I.�� n °j� ;..,,,.."'� ""_""r't"'�..`:t , �'�`"�"�,`---�^-z4�:, +� �----s'^'�.`M.^" ""^'^^._,�,�^wz,�. �,-^".^�. '^-r ��-r-=- r-^r°x^ -r"----r�-°, rt� � , . �.,. � _� . . ... ._r . �, . , ,.. . .. . o. � „ � . . . ,.4..,.. i.. „� e. . , i.� ;:.�,.s e _ -�� : � , , � tti } ;, ,%, � _ , , _ ,. , �. � >...,��.��4::1:�..�_.�_..�.,�.�.,,�.�..,.....�..,.W..�d,._,�..�....�� »w��,:,�;�.«,.w..�..,.v...�.._.... �..w....�.d�a..»w.,d,�,..��u,.>�.w,,.,�,.y -�:�,�.:.."m. '�.�.�.��,�;;��.��»v.< *� kF ' � \�� c � � l ' � B.P. Dat - 2kgardr Oregon f � �� IN-PI�OCE�5 TItAFFTC i�OLUMES , { � ' � There ar.e several developments in the vicinity that are currently under construetion or have � recent�y opeined for busineas. Specifically, McDonald's recently opened adjacent to S.W. t ' Scholls F�rry Road east of the propos�d site. Additionally, there is a medical affice building � -� currently under c�rnstruction immediately ea�t of the proposed eite adjacent to S.W. North � �' � Dako�a Sbreet. �ioth of these facilities have access t� S.W, Narth Dakota Street, and will � j therefore repres�nt some new trips. Based on the aizes of the two facilities,trip generation " � � e�timates were determined.based on the methods previously described. These trips were � �. a�signed to the road network using the aforementioned trip distributian pattern. These total ; e�timated trips a�signed to the road network are illustrated in��ure 7 for the morning and r• � , � evening peaDc geriods af the da�. s � �� `�j r3 i� (� TOTAL TRAFFIC VOLUMES/OPEgtA:TION�iI.AN�I.YSIS _�;:;, i� -�:< ::; Y, " Access Seenario One ;::,,:: � � t" Total traffic volwnes with the service station were developed by combixaing the site-generated '� � �� ,; � tra�"ic illustxated in Figure 5 with the existing traffic shown in Fig�ue 2 and the i°�-process traffic shown in Fi�ur.e 7. These figures include new trips, diverted trips, and drop-ir�trips. ' �r � I �� gure 8 shows the total estimated a.m.and p.m.peak haur traffic voiumes wit:�the proposed � k BP ChI/msni-mart and anim�i clinic. The results of a I�evel of Service Analysis for the total ' f,raffic are �hown in Table 7. This access scenario includes on €ull ac�eas to S.W. North `;; � l._:` � Dakota Street and one right-in/right-ov�t access to S.W. Scholls Ferry Road. <! I.:�1 x � �s -� ,� , i ,� i � , I �� (�, ; R - ��;:<;, -28- TRAFFIC IMPACT ANALYSI�' , � � � ' �;� il`?ry� �:�:.'� � �ry ty a � f � � � � �-y, (,s ' �,i � � � , �,� � ` _. _ _ _ I _,.o.. :�... .. �� _ .. �.:��..;�::_ _..��.�. , . , , , ;. ,:� . , ,. ; �;:.,�.,��,��,..�..._�._.__.:_.y.._.�._�._..v�.....u_.�__�. .__.,:u___�_�._.�_ .,._____�....,��.__.....�....:_ ..,,�,,.�.,,.......,,,,.�.�.,,�-.,�.��.�.,��,..��.,�,�.�-= ..W�.._._.r_....:._....._.._ .; � � � 0 h' � � 20�-�► �20 16--�► a-5 -3U� +�-�2D NORTH � 10� �15 40� � � � � . N 1lf IAY �.",'.,�± � SCHOLLS FERRY ROAD � ' �� Q 4 McDONALeS� ,; � PROi�OSED BP O1L/ A�11MAL CLINIC S�1'E � ` ;: � �30 !; � � �: ��l' � ST. ViNCENTS � ��, l.,; . , � a� � _�:;; A.M. PEAK HOUR P � 5 �� 1 �� 15�� f�-15 -�10� M�30 NORTH r 5� �45 25� , 1 1 � ( . ♦ V�.,�� r SCHOLLS FERRY ROAD �� 4 o i Y / n MGE74NALDS �A Z PROPOS�D �P OIL% ;� -� ANIMIAL �LlPIIC SETE � ( � � r � � � -� ��5 � :a ST. VINCENTS * !��o I � i /' I � i --�— v�o ; P.M. PEAK HOUk ' ' � �j ,� � ti a �'+ TOT�L IN-PRO�ESS �fOLlJNJIES � tA.ih/�. 8� P.Nt. P��6K HOUR) `;i � BP OIL S�RV#;E S't'�TION �igure �,�► ;� �vrivLL� �Cnn T i IvVK`f*1 UF�1(U 1 A { `' -29- ep amber 1990 7 I ``� .1 � � 417F004 '� � ,;� ` ,� �"�.r^,°""" �.-..�..;."'.."..', . ::-" � "i'��',, s,�> „-•,.�T . �:. , h��?�'"�'�.��.'°"';"�"^'r:%.".n."".a.T"��..�. . .. ... 'r''. ..'.�.",':_' s -- ^-T�:: _ , .:,�s�,i.. �..�.�,_.ur., _�i . , .,. .. .. . ,.. . ,. ... . . �`n - — �, ..�_�,=,, _�.��;..�::_._.:i�:.�_..��-,�, .�. _ ..a.o.�... . ._...�.�..�_�., .,.v.,�.,, „4..v.�,�� ,,�<.._ -.,�.�..v.�....�.�,,._,�t.��<��.,.�� .a._.,,.uL�.1..:�.1�;�_'.s�:iaaw:....�......,. .., . .,......_"...._ .�....,....,. _,.�._�_ _v,.... _..rv__,�LL, _ � �� .., — � }! ~�� N 1n 0001 � � �� "�a 20„� �65 4—440 1305--► �—555 NORTH 1115�► �1�-560 1065� f 4p 25 r� � 4�� f � p o o�n � � �y Oi O�tl� St �: ;: �'i SCHOU.S fERRY ROAD ' � \ , / � ��, � Q � � __. � l �` a 2s� MeDONALaS . � � z 5 �� P'ROPG SED �f' OIL/ �•� � �� ANIIVIAL CLINI�C SITE °N i � , � / R.so �5 �, / ST. VINCENTS * r � � �� N� '''' A.M. PEAk HOUR �` ! ,. �--� r �� V, � , ,� �.� , 3'::� � �45�� 85 � 0 NORTH ��o--► .�—�2s� I sas—► .—a�o ' s2o� .�– �os � 20� � 4 6D� � 925 25� 4 � / � j� �\ ��' � � " � OOON ��''�iS,- N � ``\ M,- �;; i SCHOLLS fEf�RY � ROAD � � / I 10 N �_: `�. , ' ,/ ,/ / / � � ��, � //' /j // o so� McDONALDS � �-- �/ z �5,11 PROPOS�p �P OIL/ •�� : �-� ANIMAL CLINlC SITE �� I_' R*75 � !� I �10 I sr. viNC�N�s �.` t�` P.M. PEAK HOUR ' M � L'. TOT'AL TRAF�IC VOLUME� �ICCESS SC�N. 1 (A.M./P.M. PK HRS) �, ; ~� Rp c�i� SE�VIGE STATION Figure ': � � ` _ _ SCHOLLS FERRY ! NORTH DA�Gg� � { � 30 $e �pember 1990 � � ; � � 417F10� j �t >> �'�:..+'� ' � ,� I ��;� � .. . ... . : . . . ... . ._,__ . ,;,�.-�- �.� _-3�.�.,, .. _ �.. .t�:r .:�:�:��..�_._..�... ........�.w�,_.,�� _._....�,.w.�....,�...,�..��.Y.._�....... ,,,�.....�� !' `, � I :, �, J � �.v3�. ,: B.P. Oil- �ti8ard. Oregon �f ' � Table 7 pR,p.�ECTEJ) I,�VI�L OF SERVICE KESUI.T5 ` (TO�A�L TRAFFIC INCLUDING SITE) ? � ACCESS SCEIVARIU 1 Siqrcalized Unsidr►alized � I{eserve - • Intereectian �laY V/C L�S Ca aci L03 t � A.M.Peak�I'our S.W.Scholle Ferry Road� ' S�.North Daknta Street 23.4 .64 C � B.W.North Dxlcoba Street/ �lg A � 3ite Access S.W.Scholls Ferry Road/ .430 A Right-In/Out Access � p.M.Peak Hour T S.W.SchoIls Ferry Road/ S W.North Dakota Str�et 29.3 .76 D i � s.w.North Dakota StreetJ 2so � '°' Site�CCess �. S?N.Scholls Ferry Road/ 56a A ` �, Right-In/Out Acceas F: � ,� �� L ' The addition of ths txsffic from the BP f7i1 Gas S��a��'m��d��'�c pesults � ratio�ns at LOS '°D" at the �.W. Scholle Ferry Road/S•�]V• North ; �. in continued �dequate ope ,' D�nta gtreet intersection. The incremental increase in average delay a�t the signalized � ' interaection is ap�roximately 2 seconds. Both site accesses ar�e also anticipated tu opexate -i ho�urs. � at acc�ptable levels af seavxce in.t�ath�the a.m. and p.m. peak ur ' �; 1 � -31- �'RAFFIC I11�PACT A.NALYSdS 'j � Si I�i ; > . , ; ` � �i ,� � _�, ,.� , � � � ,� �,�-.,. -�---�,—� � �` -�< .�,�--- ,;� �,°. , .. , , ' � ,� E r � �r. �, f� �'t _ ( !. f 3 � � t i ,i�. ..{,. �. �t, ,.. �� _ .>.. . F i . �� a, . , ��t�F l. .�n y _ s.,... �,. ..� . . . .�� ... . _ . ..... ,. -- _ _ , _ . _. . .. � � ��. r �` C. 1 � '�+.,i':4i.....i}4t:/.tE:"''„��„y,y".:G1kk5_uN.mv..+v».�v.��.e«uw�+.uvn�:u�vr.eu.xryyt✓ ��. �� '..�� '. �� '. "�y+uu;z.�ro�;s¢a^^..ra�.wrtua�M.�w..+ua...u.w........;.+.....k-�+,..,ww�wr unmdnK.¢utx�Mx..v � . `.S, ••u. .�wwum=;—=.,tw.>Sw:wf+Ycr + ��,� ..ye,wm..�uw ,j�� F � } i2 �' � {'r '��, B.P. Oil- ?Ygard, Oregon �' Access Scenario ��vo ;a � :.,,, ;��;; � ,�, Total tx�c volumes with the servie� etation for this access scenario were developed by ,`,,, � �. ,v combining th�e site-generated traffic illustrated in�iguY.e 6 with the existing traf�c�hown in � � Fi�'ure 2 and the in-process traffc shown in �`igure 7, Theae fi � gures include new trips, � diverted trips and drop-in trips, �gure g shows the tc�tal estimated a.m. and p.m,peak hour � �;�, t�c valumes with th�proposed BP C�iUmini-mart and animal clinic. Thi�accesa ecenario t �..� includes one full access to S.W.North Dakota Street and a right•in only dxiveway firom S.W. ` i" Seholl�Ferry Roaci, Results of a Level of Service Anatysis fop the total traffic are shown in `' ' Table 8. r ��_� � � ,:. � The addition af the traf�ic frozn the BP Oil Gas Station/mini-naart and �ni,m�l • r chruc results � �N Yn continuecl adequate operations at LOS "D" at the S.W. Scholls Ferr3� R,oad/g,W. North ,�, � Tlakota Street intersection. The incremental increase in average delay at tbe si ' � �` gnalized ; intersection is agproz�imatiely 2-3 seconds. Bath site accesses are also anticipated to operate �` �r; � at acceptable levels of service in both the a.m. and p.m. peak hours. �; ;;�; � � t.� � ; � , ' p 5� `� 4 �� t�: li. �} 7 4 � „t 1 ��` k ;t ii � � r ' i �f •�;t�:;;;.,;;>':{ ` ':i � � t .. � ,. . .. +�;j -��- TRA,FFIC IMPACT A1VA.LYSIS 4 � � � ' IY '� � ' / �4} � +.) � '�e � ( s :1 1 1 � �Jf 5��. .�+ �� . �, �:. � � � � � :i t^ t""1 jTT.`'C"^....."'wi �j^Y 'ST- . . ^'+tl,- m�. _. 1 :' c.�i �� v � .w '. . ^Y'�»±CR'v . v . �� . .�. . �� tt.: � � , r t.�. . .` .. * .�: e'_ �.It S, �:�.�, .. ..:":. .n xY ._ ., r..� � ,. .... . a. ..._'N+^�'�"',. f';x _�_ - .. .. . t�.....�,,....u,..,ti:...�s:u:...b.r....,.......»..4�,.....,.�......�a..,..,,..�.,mr..�a.„.....,..,.,�..ti.....�:,....W.... ......�..,.�..........,,...._.._,.�.�.,b..�......�............._......................W�..�..,...�,�.,,�.,.��au�,��_�_�vuv..e....�m..r..�,��.m�,,.,.-.,,,.�,�..w„«..�,«�...�.W..,. , ;� . . . . . ��i Hb �M�r�„ i � �l � �a� �� 1115�-► f—560 1 U30�► +w—L40 1305--� �--555 NoRTH + 25� 65� �4Q 40.� � \ �� / a°�°m� � a f ^ �: � SCHOLLS FERRY ROAD �� .°: � � o �� .� J � a5� McDONALDS �; l � z 5 L �'ROP�S�� BP OIL1 �'.� t �N-� AhllMAL CLINIC SITE �� ' �� N �, �,. � �30 � ST. VINCEI�TS � ��5 �` � �, A.M. PEAK H�UR N�� , � . . .. . . . �_ 3,�. N IJ // �•� �� ``�\ � /� �� /� ��► � � �` �� I 1 as� �as , �' I 77��► a'1255) 6f,5�► �870 ; 820� 4�10$0, NORTH � ; 20� � ao� �-�ss ;` zs� � � � �� r N / M ao0"NC \•� � / \ � � SCHOLIS FERRY\ ROAG �' � � � / / M �``� / N / t�0 N , � ,� �a , , o � � p 70 McDONALi�S . / � / , z � � PROE'QSE� �P OIL/ 151' l � ANI(�AL CLINIC SITE �g N� � � � �' _ � �� ST. VINCENTS � �� ,; «o / P.M. F'EAK HOIiR �✓/ ;II � w��s� TOTAL TR�►FFIC VCALUM�� -;: AC�ESS S�E�I. 2 (�k,M./P.M. PK HR) „� BP OIL SERVICE STATION Flgure , �jl SGHdLLS FERRY / NORTH DAKOTJR � ,�� -33- Se terr�ber 1990 � y>> 417F109 � r- �«� 4 »�--�-•-T -,� , -� � ,m�-a- { ,r t� � r t� . ;a t _ �,� .. .,_ .n � ,. . .. , �t. rt .. , ,� , ..,�� :� , �'�,. � ��;C� r<� ,. . . . . _ _ _ .. _ � r, .i ,_.�:-�,_.-_-�..� -�.. ;� ..,�=�,�. �. . ._ ._ . �d _;, _.��__�___.._...�_..._...�. ---�.y,�:..,�.,...-�.�..��,�,�..�..�..�.. �:,�.i.�..�w��:.�,y,�,.,,.�: _ :, : Q,�......�v..�,�..�.:._._.._.__.� , ! i.� �, � �,_ ' � � � B.P. Oil- ?ligard, Or�egon �� Tab1e 8 r PRO.IECTED LEVEL OF SER�ICE R.�SULTS I-R (TOTAL TRAFFIC INCLLTDING SITE) ACCESS SCEI�TARIO 2 �. Si talized Unsian,alized ' R.eeerve �,�; Intersection Delay V/C LOS Ca aci LOS ,j, A.M.PeaAe Sour �,, s; � S.W.Scholle Ferry Road/ i; S.W.North Dakota Streeti 23.4 .65 C �� S.W.N�rth Dakota StreetJ °"" Site Access 480 A � P.M.Peok�Tour � S.W.Scholls Ferry Road/ S.W.North Dakota Street 29.3 .76 A � S.W.North�akota Street! Site Access 27A C � � �y QUEUIN�G AN SLS � A ueuin anal �is was also exformed for the eastbounri and northbound a roaches to the� q � Y P PP S.W. Scho� Ferry Road/S.W. North IIakota Street intersection. Queuing at the signalized � int,eraections were dete�maned based on the cycle length of the traffic signal, the time - provided for incli.vidual movementa, the number of lan�s for eU.ck�mov�ment and the traffic volume for each movement. In this analysig, the average v�hic��length vvas asaumed to be 26 feet and�the probability that the p.m. peak hour queue will egreed the given len�th was �}° 10 percent. S �t' ( -34- TRA1�FIC IIiYIPACT ANALYSIS � �r� � � � � _ _ _. . _ _ 5 �. � ��:� li.:'� 4 ! � t t t i! ( n �'.:�i�fwZ.{f.c:%1.=JUL"L.44uWU.�uwu�+�..,..��.�-....... .rw.:.w.:..uww�r�«�.y�eue.s.....ruw.av..a.�.w�.a ru.�..r.KU `�' . �'� � �� •�:' �+ •a • � w.�..... w<..e_....__....�,. u+.rr.rN'��+r+1"+ss�.aar:m.wur�talsMmutlth:°' a4amx: -'�4h.eir.W:A34.Lxuea `r � � 1/\ t t �w.'�I � . L 1 � � �u� j B.P. Oil- �gard, Oregon ' , Figure 1� %lluatarates the atackang diatances on the critical movements that af�'ect the site. , ; These distanc�s are showa for both pea� �eriod.y of the day as well as for the two access � � t, scenarios. Driveway locatio�e in relation to the stacking distanees are also shawn on thi� ,� ; figure. Eastbovnd right turn movemente are nc�t anticipated to block the right-in/right-out ' : aec:��s under any of the scenarios. Eastbound tihro�gh atacl�ng distances, however, are , �� anticipafi,�d to extend past the site driveway during portions of the both peak periods of the � day. s � Northbound queues are auticipated to extend past the site drivewa�on S.W. North Dakota Stz�ee� during portions of the p.m. peak hour, as illustrated in the figure. Specifically, the � northbound le#t axad through mevement queues may extend past the site driveway. � � While th�re �vill likely be times when ghe queues extend past the site drive�vays, there are � several factors to consicler. � , • The queue lengths illustrated in F`igure 10 will be at the length shown or less during 90 percent of tlxe cycle lengths that occur during the pe�k hours of the day. Based on � a 120 second cycle, there will be 30 cycles iu o�e haur. � � • Queues will dissigat� daari�g the,gre�n phase for the specific movement, resulting in � queu�s that will regularly bui.ld and dissip�te. The ueue d Q ynamics will lik�ly result in available gap� far drivers to utalize to en,ter the traffic stream. ��, • ; Tlae queue is anticipated to extend past the site driveway on 5�.�,�V. Schalls Ferxy Road ��!. for approximately 21 minute; during the critical a.m. peak hour. Additionally, the { queue on S.W.North Dakota Street is anticipated to extend pae the site driveway for �' approxim�tely 13 minutes out of the critical .m. ak howr of P Pe the day. �:� • The acc�as goints#'or the parcel ar�being proposed as far aw�y from the S.W. Sr,holls ( � L Fe I�oad/ S.W.N �'Y orth I) akota Street xntersection as is physirally pdssible. � � Li - '3�- TR�'FIC IMPACT ANA�YSIS � ;_`�� 1.� ;;; � � � � �� ,�. ..,,, � �_. , . . . . _ �� . . _ �� ,:,l � , k � �-r , �,-. �...,.�.,.-�.,- ,�,-, ;:! �, i �r �;:. �,., � . m�?^m� .,-.^^^,»..-n*e.m.. ..�-nr--'- �.. � .. , , _.,.;t , , �;b. ...�. t ��i t _,;�, . Y , � s 4r ..i „� . ,4t;' . „a. '?t^ -r.^. -•v."'u^s.�e* �„ f2#7- ! .; .: " , r; : : �. .� " -. .� . .x., .... _. _. .. . . ; .�., ,� . • . . . ., '. ... , � � � ...-v ,.. -. _ ,, ,.i. . � ; �° _ ._ 'r_ �Y��. � � � � ��A�.a,w...��.�—...�.,..—...._ � ..�� " � i ._._ ;---i : ? . �.�-' � � _. .,. . . __ ,r j _.. .._. :_ kF. �E, � � � � � :,. r�--, r-; , .. • �, , t:°. �x., •.� _ ::, ,_:._._� , � �.� ...� _ - � � B.P.Ofi1-T'i�ar+�Orego�e � � � �� ____._._ g FIC�URE 1 Q � , � � S+�H�t�LS FERRY �D/N(�RTH DAltt?T'A ST. 4 � VEHICLE t�UEUE LENCaTHS � ��' � � � �� , x � � . Approx.driveway docatior�on Scholis F�erry Road � � � , � • .__ _ . , --------------------------o_.------------- - � ---- e-------------------- ---------------------------- ..�- � 4Q ----- E ' _ � � �A Ap�rox.driveway locafion on North Dakofa St. � � . �;3 -�------ ----------- - ----------------- --------- ----------------------------------- � � � "�; 30 -------- - ------ ---------�---------- ------ ----------------------------_�_�.----- � '; �r � i � � 25 -------- --- ---------------------- - --- --- ----�------�----------------- � �� ---- -�--- ----------------•- � � 20 -------. ----------------------- ;:. ; ; � . ti; �----------------------------- � ._ _ -- ----------------- � :. �: -- - .. � � 15 ---------- ;; -- - ,. :: � � � �:_-� �. i �� -------- -- - -- - ._ -- - - --------- � � � - � -------- -- - -- - -- -- --------- � � 50� � g ._ _ . y � .� EB RT NB Ll� iV6 TH NB RT � " , EB TH :, Vehicular Movemer� € � � :, � AM SC.1 � AM SC.2 0 PM SC.1 � PNi SC2 � �' ;# � �. � � � � � :� ; ' ; , _ , . . . �. ,,._.. .�_�.�.--�..:� _ _ _ —,.�.;.-_-,:�._ _ �� .�_..._.__., _.�._�... _....,.� ,..x..,.�. .�..�w._..� ,-.,ra.., wu_axti �._ � �v:a B.P. Oil- Tig�r�, Qregon TRAF,FIC S�FETy' � ;� As part of the traf�c safety r�nalysis, sight distance at the proposed site driveways was field `� � checked. At tlae driveway onto S.W, Scholls Ferry Road, sight distance ta both the east and west as in excess of the 450 feet required. Additionally, sight distance will b� further ' L - enhanced when the' improvements to S,W,Scholls Ferry R.oad are construated. Sight distance to the south adjacent to the S.W. I�Torth Dakota Street driveway is well ir� excess of the � required 250 f�et based on a 25 mile per hour s�d 8 r, Po peed. �;, Access Scenario 1 includes a right-in/out driveway to S.W. Scholls F e�y�ad. The previous discussion regarding queuing indicate that there are times �vvhen the eastbaund queue will � � extend beyond th�si�e driveway. This could present a traffi'ie operations xoble �, executing a right turn out o£the site and wishing to make a left turn onto S.W. 5th Av nue � from S.W. Schollr Ferry R,oad, This xnovement would require a weave across three lanes to get into the eastbound left turn lane, The probability of this movement is nat high and � access r�ould likely be ea�ier to S.W. North Dakota Street northbound via the S.W. North Dakota Street access £ronn the site. �; � k� A similar situation exists o�Fiigh�vay 26 evest of Sandy, Oregon. There is a right-in/right-out � � driveway located approximately B00 feet upstream,of a signalized intersec�ion. This design �� ,� utilizes separate Yight turn lane for the signalized intersection as a deceler.ation lane for the right-in dxiveway. Additionally, right-out tra�c movement utilize this right turn lane to � ` �-- accelerate b�fore mer ' �� g traffic on Highway 26. Bas�d on this drivewal� design, it �� . appe�rs that a right-in/right-out drzv�eway could be design.ed to permit safe traffic xuovements. � _ � �� . NEIGH�OR,HOOD T�FFIC CONC�lR,NS &I�SUES I__ There are a numbsr of concerns regarding traf�i� on S.W. North Dakota Street. Currently, L; S.W. IVorth Dak�•;.a Street is designated by th�: Cit of�`i � 3' gard a� �Nezghborhood Callector r ; 0�. ,' -37- TRAFFIC IMPACT AN.4LySIS ; � i : -:; ,;,,r,� � i =.i ;5 ri�__"_'3TiiL_��—.avr». .�—,.• . . _ _�: _;._.".-+:EL... .. . _ _„_.:� " _ — " _ —__ __ _— " ""_ _ . .- . . .�' . .�. .. .".. . . . ., �. .... '.. , .; , ..:,� i. . . .: .�� -:. . , ..- . �' �.� � . .� i �_,�i .... .,. , � ," . ,. � . , . � :.. .:',' . . .-;. . .. . � � .,. . r ' �_� '.,i ..� �i : . .... :. ._,. ... -... . '. � .. . . . , . : . . ::, „ ��' .,. . . . .. . ,,,� . . .. . . '.�; / 't �"�v.v[Lwu..u.vu.G.++J'..�y...:.,p . . . . . . . . : . . . ` ........s,..w.......w...,...a........«....,w.«...........,._..............�..�....»,.=...s....s..�u.,u.»c�....++�,�ma.,......,�.....,.:+�aw�.=+.a>.>,+en.«.�...-x.um�.,..n..�,....kbwas:ru<susswA.+n+u�,.._� � � � a i �`3 '�� { i � k�'� i � B.P. OEl- Tigard, Oregon ;w z street. Pursuant City of�gard policy, thi� street has an environmental capacity of 3,000 `"`� vehicles r da , T Pe Y �s value is a capacity t}�at ia li.nked to the perceived I�vability in the area, especiaYly� for thase with properties• fronting this street. Tod�y, this street carries 1 �` approximately 3,200 vehicles r fi Pe �Y. Additionally, traffic speed is a seeond concern of � reaidenta of tI�e t�nton Park neighborhood. This volume in excess of the environ�aental i �' capacity and speed concerna have reaulted in m.uch 4 enalysis by t�e City of Z4gard as to the role of S.�V. IiTorth Dakota Street in the overalY transportation network as well a� questions t regarding its designataon. " The Caty of 7�gard has evaluated a number of traf�ic control o �tions � p on S.W. North Dakota Street over the p�,st year including: � • Closure of S.W. N6rth Dakota Street to through traffic. • Installation of raised concrete islands (some are currently in. place) • Chokers at intersections, M1r • Extended use of rais�d cancxete islands. • Placement of stop signs at some intersections along S.W.North Dakota Street. �-� It should be n . oted that the use of stop signs at infiersections along S.W.North Dakota Street � �' is not � safe solution to the roblem for the followin reasons: (1) sto si ' p g p ;gn control is not warranted along S.�V. North Dakota Street; (2) tynically, speeds increase on a street with �` �� tap signs because drivers accelerate faster to make up£or the lost time required by the stop � � si6�n,(3?unwarranted sto si s ten �: P � d t o b e v i o l a t e d c r e a t i n g a f a l s e s e n s e o f secuxz t y for bot h pedestrians and motorists; and, (4) use of stop signs treat the result of cu�-through traffic, � a�ot the cau�e of i�. � i ,� � �.:;' This particular area of Tiggrd is developing with a mix of i s ngle and multi-fa�ily housing � i ,� as well as coznmerci�l/ retail�uses. As the area de velo s new �� P , roads are b ;�� emng aoaistrueted to "' �urrent road standards. These newer roads wl�ile , possibly having a lower designation than � '�I�1 �'] �5j �II . (;il �� -38- 2'RAF�'IC IA.I�ACT AA�f�.�,��5 � �� ` I r� :;� �i �;j `i .�._..�. :--�._�-:�. �-�: ��.. -_.� -� � � � : . � 4 .w�,�w,�.w�,.<��.�.._W:,...___ . _.:�.._.,.�... ._.,_�.�..�___...,...,W.�u..,.F�,.�,,;N.�,��.,....,.�.,.�...�>�.�v,�,��,2�.,.,.,.� �.�,.,�».,.,�r�.,,,�.�,<,,.,_„�.��N.�.��y,,�:�..�: .__�.._...�. �' '' } �. ; � B.P. Oil- Tigard, Oregon other roads, may be more desirable to use be�cause of their directnes� or avoidance of � congest�d areas. Because af this,people may use the�ewer road as a�►ass-thraugh route to �� avoid a particular problem area. This occurs today in that drivers use S.W. North Dakota Street to travel between S.W. 1�lat Avenus and S.W. Scholls Ferry ftoad because of congestion at�he S.W.Scholla Ferry Road/S.W. 121at Avenue intersection. Eatimates based � on field observations indicate that as much ae 50 percent of the trat�ic using S.W. North Dakota Street may be considered to be pass-through traffic. �� ; • � 1� � �� Tra,�c Votu�nes an S.W.North DuAaota Street � � ��. � � a �r �' As discussed earlier, the uses for the proposed site are a B.P. Oil service atation/mini-ms�.°t ��,, �a� and an animal clinic. The anianal clinic is already located on the eite so there will be no new �� trigs associated with this land nse. The gas station/mini-mart is not anticipated ta generate ��; t� sigxuficantly more new trips than what would likely be generated by development under the `' i nal office was � e�ting zoning designation. Land use under the existmg zoning (profess o ) �a; discussed in a previous repart prepared by Associated �ansportation Engineering and ;, } pia�xnin (ATEP)(Reference 5). The size of professional offics, �rip-generation rate and trip g distribution was examined froan this repoz-t. The size nf the land use, trip-generation and � - � distzti.bu�iAn after clase exami�.atian was found to be reaaona b le. T he fo l lowing d ive r t e d an d d'a � � ��ty, ne�v trips are listed below for the two uaes. • � � • Pmposed Zoning(and use): 40 am.. and 70 p.m. trips includi�g the animal cluuc. �: • Existing Z�nang: 55 a.m. and 75 p.m. trips. " , �.� Tlus shows the anticipated number of txigs under the proposed :and use to be slightly less , � duiria�g the a.m. peak hoiar and approximat�ly the same during the p.�oz. peak hour. �'' -� The nuanbep of new trips on North nakota Street under the two zoning scen�rios are as � follows: ,� r{ TRAFFIC dMPACT AN.ALYSIS � -39- �� , : (.� _ � ,. � _,_�.,. _:�.�.-v..�.�..�--�,.��,�, :,-�,,Y,-., ,�-- .� ,, , :� _� ,} rv-------r-- �-.�: �.3:::.-�-- _.,�:: _ . �:�� .._ -��.,�;T.- _ �,:�._ _ _ , - F� , � � �, _ , ,` �.. . , , � �.` � , � ' �.�,�:�.��'�;.�.��;�.�a �' . ,.�..,�..�,,,...�..o..,?.:�...�:,......�;..,�,.��'�""°b:,._" �,.�.,�e� �W:w.,..w_;�� .,��m.,.,�,��,..�.. .�,...�...�.x.....,...�a.....�.:.�,.�..�m= — 4M�,�,.,w.�. � t � ; �� } r � i � B.P. Oil- Tigardt Oregon , �; � . Propased 7oxung(and use). 10 a.m. and 2Q p.m. peak hour trips [�r`! 11 a.m. and 15 p.m. peak hour trips ; !�' . �xieting Zoning: ,_:, i ; s that the difference 1�eto"'een the two land uses during the peak hours of the day ,� �, Thas show 5 ia not sigrnific�nt. As can be seen, the a.m. peak hour trips are the same d�uxing the a.m. ; hi her during the p.m. peak hour. Based on this �° peak hour antl the eame to slightly g J �$on,lt cRn be concluded that�he two zoning acenarios generate the same numb�r o� ,� comp ' ; [�� new and diverted trips. Ixi €act, ffiost usea under existing zoiung ��Pon of the B.P.tOil , i.�: '' exclusiv�ly new trips, whereas the proposed zoning(assumi�� constru ��t' station/xnini-mart) �n'quld result in a high percentage of drop-in trips. As a res�xlt, the . ro'ected to not have mare of an impact on either S.W.North Dakota Street ; proposed use is p J � or the overall road system• , � � Further the road system i�a this area �ill cor�tinue to mature, resulting in travel pattern 1� 1 �R � N r ;��. ch�ng�s• As previously discussed, S.W. Scholls Ferry Kaad �vill be expanded to a full ve � ��„�, lane secti.on startin.g in 1991. In addition,imProveme�.ts to S.W.121at Avenue are Gurr�ntly ,:: ��` '�' �x�o,der way. It is anticipated that,as theae road i�.provements are implemented,other routes ` ' `� will become more desirable to use• ; � �` ' the roblem with excess traffic volwmes on S.W> Nartb. DakQta Sta'eex is the In. aummarY, P � result of an immature stree�t aystem. This groblem is �xpected to d'aminish as planned �; ' e improvements to other roads are completed. Development of the S.P. Oil site for the � � z � `; �':� proposed uses will have the s�me impact as R'ould development wnder the ex�sting zoni.ng, �i .,,� and with planned im�rovements, should result in adequate levels oi service. >; :; � „''� t .;�. � `i ij 'i � '1 t � ) s9 �� 4'a y %i � f k � fi �0- TRAFFIC IMPACT AAI�YSIS � ;{ f<f "k S�,.�''Z � . . �� 1 Y', € �� r� � '� + d t � L 5 M1 � � n� � S (((*^�''^��}} �5 t � � . .. . .. ;'. ' . � t. ., . . . . _ _ _._ � . _ .�...,��..�._.,,....�::� .�.--,�....a:-...�_. , �� w,�,.�:;�;: rh. >-ar1.x....�++.._w��.vAr...v..•.e....u+.^.wuws+wn.�.,�w.�,..,.-.w.ss.�.-�.�.w..u..v.eunu.-,.,s.s�.u....e..'a�.ww.cw.uuua+mv�.... u.��s�-yv,.+vuaewx 4i ';y�`N+YUysatu=".`¢+r�ca � . , � u`.41tOk�4v'c�tt4taM+»..wur.��+�ra+w�stea M.� uutx��a�.�yy�� ( � � �}� � � B.P. Oil- 7Ygard, Oregon f�; �fi CONCLUSICINS � g�CQ MME liTDA�IONS >; Baeed on the results of the traffic impa�t an�y$i� described i �� n this O�l Gas utation✓Mini.lVt repo�, th�propased Bp art and animal clinic can b�e develmped with minimal impacts on the existing street system and traf��flo�yy pat��s, ��er� conc�usion �� s arr Ii sted below. • The intersection of S.W. Scholls Fe i operates at LOS "E,,, i'r'Y Road/S.W. No� D�ata Street currently I �' . � ;,.. S•W Scholls Fe t� �� rr3' R�ad will be expanded from a 3-lane to 5-lane section, s. contract will likely be avwarded in December of t ' The �,': estimated for�Tovember 1992. ��'e�'�th completion of the projecti ��° . � ��:. �' I�Plementation of the aforementioned i result in aclequate in.tersection operations at S.W. I�Tort Dakota Street��d�1 ' .; i ' The proposed site is anticipated to en ' hour total tri s. g �rate 40 to�al a.m. trips and 70 total p.m.peak � P Of these trips, 10 a.m, and 2p p,�, t�ps az,e attributable to the existing anima,l�li�c� �d therefor�, do not represent new trips, r� `' Under exisf.ing Zo�i.�g� 55 total a.m, and 75 total .m„ � `' � fi�r the site assumi�g "professional o�ice" use. � Peeak haur trips are anticipated , . , ' Total new trips under the propo$ed zanin , and the same for the g�'�slightly less during the am.peak hour p.m. peak hour. SI�eci.fic traffic operatians related conclusions and recommend ' r ations are summ�zed below. _ ° �'affic operations at the intersection of S.W. street are �n.ticipated ta be ad � ��cholls Ferry Road/S.W. North Dakota � P�a& hour of the �uate at �0,.. C and "D�� d�g the a.m. �Y, respectivel� with the addition of the site as��m. improvemen�s are co�p�eted on S.W. Schol�� ;.+•��Y Road. ng ' ' Lef�tux�in g vehicles from t�e si�:e onto S.W.Nort;u Dakota Street may have to � waat -�1- CONCLUSIONS 8s I�E�p�M�DATIONS ,�. s : . �" '�� , ,. , �� .�.�-�. r � ! �n � ` - ' f ... ' ' ' � „ n �' �..""'�""'�';"�a-.-""�-,V^,.,--`n�++�...�-..- .. ..;_,,r ,. Sk .. �'� c�� .�� . :� � .�.� .i ,<r. t � ' ' � ; � { r , ' ` :,; , ;� � ,k.y..,,��,�,.,r..,,.��...uz.,.�,�<.��,�t.. '� .v...a.�_,�,�...., _....y... �,�uw�„�,,�....�,.�.u.�.,..�.,.�.�P„�•,_:�.��,�.a'�;�..��,�:...�..�,�,.,,...,. { :` ��>: i i � � 4 r ��l �� t i I `" B.P. DiP= 7Ygard, Oregon � � f x for the northbound queu�e at the S.W, acholls Ferry Road/S,W. North Dakota Street � ;,il intersee�ion ta clear before exiting,but this sboul'd not pase any o�erational or safety � � problems for the S.W. Scholls Ferry Road/S.W. North Dakota �treet intersection. �� • The ri�ht-ix�/right-out �ccess to S.W. Scholls Ferr Road sh � y oul�.be designc,r� to meet the standards of OD�T for this type of access. �--� • The City of Z�garti haa entertained discus�i ons over the past year regarding _ neighborhood traffic concerns on S.W.North D�kota Street relating to traffic volumes � r' and speeds. Subaequently, they have examined several options for •aitering tra.f�'ic '�` voluane�<and speeds on the street. � � The stxe�et systQm ia�. the vic�.nity of the site is ma4uring. Likely, as raad improvements are implemented, other routes aside from S.W. Nar�h Dakota Street „ will become desirable resulting in a shift in tra�`ic volumes. The Cit��of Tigard and "� Beaverton ne�d to monitor and encoura e g po�i�ive impact travel pattern changes throu�gh pmper facility management. �; . i; � �i . { II W I �� d l �:� �^� ��'. . ��u+ � _. 3 t;l`y l�ia M1 II r�� ;II L,� _ :.�. ,� -42- �CD��VCLUSI�NS&RL�CdMM'EN�ATI01ltS �i � �� ;.; �t. . "i � , ,_._�:_�.,..w...�:� . �.:.�...�,.�::..,..y....,u��......�.�.,�:<..�.�.:.:...�r .u�.,.:�..,��,-,.� �_.�, �..�, -__ .�,�.�. ,w.,.�..J.. , ...... _ .,_u_...�_.� ...},�.: � ; 1� c�,3 � �,. B.P. oia- �g��c, o�gon �:;' ::Y �IEFERENCES � ,i � �� ,,, k �`j i 1. Transportation R��earch Board. Highway Capacity Manual. Special Report No. 209 �; � . (1985). �i �, { 2. Institute of Transportation Engineers. Trip Generation Manual: Fourth Edition � (Y988). i � 3. Associated�an�gortation Engineering and Planning.Trans,vortation Analysis for B.P. Oil Company, Tigard, Oregon. (February I990). � � � � � � L � � , � � � -43- REFF•RENCES yt �� , � . . . .. . � � � . � . . . � . . . .. . .. . � . , � . � .. . . .. _�... wa..:._.._LW .. . .. .._ ..... .:�, .. . . . . , . ,. �:- . ,�. . - . . .. . . . .. . . ,, , �,` �; .<�.+a.�„�.,».,��.a.-a,._t.....,.citi�a,.. �.,.:ss�.:�.xY�u;s,»�:ear�;,..sw�a,,::ut��ae:u.ra:sasz.�as_hwnvrv:lw;:xes.u_�.�s:.M�Yt�e..d..J.hu:��e.;a...t{..e�..stitS4'v:rx.t.,.4,.T,:.�lf,s_�43�_L'r...'�e'�„ �..� .�.� :.�. :�� . . . �.w..F_��i...ra_......,w:al.l.ti�,�'.+YSax«��-,.:.t:.'Y�.t�xzM'�uYimueawuwiecAwciwum .WM'h.vcMVea+.eM+. � 4 �. ' �`+' � . . . _'; ` RfCEIVED PiANNIf�G ', ; From: Thanh Quach APR 2 9 �g' 10674 SW' 127 Ct D��d 4-�25-�91 ' Tigazd, OR 97223 '�, , ' ' �o: City of Tigard ,�. Planni;n� Department ! L -< 4 r,; 1.312:5 SW Ii�1,1, BLVl,7 PO BOX 23397 �°: ` Tigard, QR 97223 s Re�: File No # CPA 90-QOU9/ZON 90-00�.0 File Title� C�nningham/ BP oi� : � �,: To Whom It may Cone+ern, rk? , �l . In response to t�e above case, We resident at ��e abo�re addr�sso �,,; =; the proposed gas 5tation is going to be built just behind our i' , �„ ba�kYard, oppose the abave praject because of reasons k�elow: � ` - AlI my family menbers are allergic to the gas smell, specially f our yo�nges�, son. �.�• � - By building a gas station close to our residence will create � 1o�t of noise and smoke which are hazardous to our he�lth and �� ' �,; � �; our sa�'ety� caused by a potential fire. �� , � - �y havin a '� g gas station behind the backyard wiYl s�e reciate �° ' ' our prop�r�y �ralue. p �r We are ver aoncerned �a ,� backyard because of myachilclr�enns heal�hsand�theirssafetynd ou�° �� ,:' � sincerely, Thanh Qu�ch Family, `; �;;; `. _ � i -�i 4 . . . . � � . . � ' � � _ . . . , � . . � � , . . . . . ,l , � . � . . . � . . . . . . ..� . � . � . . '� � � . . . . ' . .. ,S - . , � . � �. �P. , . ,_. . , .. �. ;� _ ..�,r ._ ��.__. _ ., .. ,.__� .,..:.�. ,,_�.> < <.-a.,�: _ ._,�.,..� ,.�__„v ,».a,��.. .w....... �_�_...�K x»..H.u� �.,......,. ..�� '�b...w:3, � �� ECEIVED PLANNING �:. �a�`y� �Ia T � � 1991 Citx of Tigard P.O. Box 23397 1�P�'il 28,1991 Tiqard, OR 97223 ' ��. ATTN: Planning Commissicn � �!;` RE: CPA 90-0009/ZOPi 90-0010 This is the third lette� �,� k OiT trying to chang� the zoning�ofethe�lathowned1byal,eeBP � Cunningham, i�' T �i�st for the record want in wxitin the tJ submitt�d at the meeting in case I am unable��osmakesit. 1) Iiav� yot� 1 ooked at t$e '�� po.�ibility o� alternate '` property at Saholls and 130th or Saholls ancT 135th or a, Sal�olls and 125th? a) W�Y a �ite next to resider�tial housing? 3) Have you con�idered the noise beaing generatecl from a � serv�iae station next to a r�sidential area? � : 4) What kind of :�afe F� : h��'� in res�ards ta�turnes fromhtheefuel?�1�1 g�eople 5� 5) What kix�ci of safe guards do th� resxdential p�eople �� have in regards to damagecl soil from fuel drainage? '� i 6) What operating h�urs have been propose and what I impact does that �have on t�ie residents clase by? , � 7) Would the City leave the zoning the same amd allow a proE��sional building for the Doctars that work ' stanclard hours? 8} What imgact does the rezoning have on property valr�e borclering �he parcel in question? In closing wY��en I bought n�y house two � years agm my I realtor dic� nat disclose tn me that the lancl in question was zaned commercial . People were living in the houses and na� a thing was said. -~'�� ; �'--�---�`=----____. I �t Ph�n, E. Robbir�s ° � 10648 S.W. 127th Ct. �� Tigard, OR. 97223 ,� 526-0142 �,^, �.j � �� ! , __ _ _ .a;�..�:�__ _ -� _ �,.:..�`.;: `,t...��,;,.�.;;,��,..�e..,:�:U,. .��.�.�-�:..s.� ,n�,.-=.. „«�.<W.>,.:,..w..�_.._�.�_.._ ._..T :.._._. `�� '';� R�6�. �:.�e�i�il$'G � . oc7 25 �s�o � � City of Tigard 10-21-90 � 13125 S.W. Hall Blvd. � P.O. Box 23397 ,� Tigard, OR. 97223 j�AT�N: The �'lanning Department y �� I2E: CPA 90-0009 / ZON 90-00�0 � � �r Tigard Planning Department, f`' I am sending this letter to try to descri�e how I feel 4�, ,r'! � betrayed by -the cit.y that I have made my choiae ta live, �� ; In even considering� to allow •a 24 hour gas station next to �� 1 ; � a residential hous•ing� dedelopment concerns_me deeply. In �.�� '� my quest to �ind a� bet�er answer, I have been informed that E� th� Howards �on S�holls parking lot is facilitated. with a �� gas statioa pad,• i� also. has the proper in and out through �;� ways. fi'� �;� If T might �dd that an the planning commi.ttee o�e of the �;� members owns the property in. question which I feel is in }''� direct conflict of �i.nterest. The Surnm�r Lake hc�using �� developme�t which�will be greatly effeeted by the possible �� gas station, their property values will decline, noise will � increase to 24 hours, th.e fumes from the ��soline will be � inh�zent, the� soil� fram the under ground tanks will be �� destroyed. s� Please c�nsider another business to be put on the lot in � questinn, also before making any decision check into a �� possible other 5ite a�s 3.�adicateei in this lettex� � �;� �� Thanks, �� ,� � Stephen E. Robbins �� - 10648 S.W. 127t1x Ct. � f� Tigard OR. 97223 (503) 526-OZ42 � �C: Mayor of Tigard � i$ ��C�BVEp PLAWNIMG �: oCT 2519�QT ..�,,,.,Y--:_ . ,�...�;:�;_; r..�:..�� _ �_.._:�;_. s ,,,:,,..� v.�,...� � wv .r.�,..,........ . ....u....n,._a.�✓��'�W✓Y�.....fw�ta�.�...-��Yu`:._•,vc..�.sw:...:wY�"..�..i,.�.:'�'.`b.'.. °..e...i. .�....C.�R_..i..UZ.W.Y_a.i.,.-F,.'t5x _5..4�.�...�_i...at1 vi»-h�:r _ ... _ ................ `.-i._...' ,:.�.<' .:LV�!(".., vr. ..�0. �-.rccwuc..ur.n�«.a+�uv�v�e.x..r..vie..�.�: •�.1 7 . +w ��r � ( City of 7igard 9-16-90 13125 S.W. Hall B.'+.,vd, P .O. Box �3397 �k Ta,gard, OR, 97223 � . RTTN- The Planning pePartment � � RE. CPA 90-0009/ �ON 90-001Q Tigard P�anning pepartment, ]Cn �the request of the rezoning of the lot which is described in your notice of public hearing, We would like it b� �ntered, we the people on the stre�t e,f S.W� 127th Ccaur� oppose the rezoning. We al�a show it by sagning this petition below. x ; �- 7'hank�, �.. , Stephen �, Robbxns �� Job48 S .W, 127th Gt. Tsgard, OR. 97�23 ;��' -�..a,..�.�,�,, � _ �� ' �� . ��. S�f I �� . � �F�..!`. �� .�� REC�I��A P1A�INlMi S EP 2 819�Q ;�: , :�:, � , . .� ..,.� . . �, . � .,.. �T� `�"'^ r ;�t� „ _�. .,_. i . . ...,. . ,._ s .<.. _�,.� , ;. � �i t � �� d. e' .ii'F � T"i '-�'r r-- L: ,.i a. i -�,+.x� ��'(, t� �' ,n.. � �_� ,. . . ...:.. .. ........ .. .,..,.. _�. _...�. �..__ �_.�.,w �.,.. ..w.v�� ,..�.,,.. _ ___.... ...__.. . ��:�; ,,.,._. __ ...... ...:_.._., � .,� . _. .. • _ r `-.�.� ,.J{� �:.-� (�f. � �� (� �`7 '> t�,' !�� :� ,": - '`� > , �" t.��.� �:L /� • 4��—L.� �j_'ti•. �'�' s?�'L� ' / �;`') � ! �j t� � ,� r '��.� ��(.� '`c� �'�-� -'--�� '�''`- � '`-� � � '-- � S� �>/�ll�� ,�.-, � � -"� ��-it/�C r+ C! �� ''` ��(:-C�.•} �,,L�:. 1 '��`� �C��` �� i �7 �.�-�'tJ�Z'7 � �, � �. �--�-�� 1 c LY-�,� � C��" �� :��J ' ��j 111� '. � ,��--�j �i2s / �� :� �,3 � ��'►?�'1, �,..�,i,1Ct�.�, ^ �� '�� ,�� ;:: �� 74 s ��, � . .�. � � �..c. �,c�1.t�:� � . j 1� ,� �u � .�-.. � , ��'�Z �;�.-J t 2�`?`�-'�Gl , ,;� !t c ��r.f - G;� • �,�? � `�' �: � j��. `—�:�te C�� i�at � �t :/J � �ii1 •'� �Af}' • , f i� _r-j, �y... ,,,��`I/ '-,.r� �,/`. % l. C..�.��{f „ ,d, j�. 1'`..• ✓"/ti ✓✓` L F� - [: ��✓ � �� I ti � � -Sl t�,✓ �U� ��`� �" � ' �`� ��'�"' �� 3 c� S� (�-�f �-�+- �.-'z-- �;� ' %/ �•�,�,n , G`�� - l�z�- l � a`� ,. .�,� ��-,P�� ``�`�'�'`� `� �� '` � ; ��fy /�. � (//�j�S� t `� �z—�-3 �� ..^'� .il�'.� � � �..f �rl.- ��f/!/ {'f f � �'� ' �� c � ` G ;. . 1 t `-� t� f-,� � �� f��/.:�- :�? `� c:: 7 � � �� ` , J � z� �:�:.�;��<{ , �.',`� . `r'��.-`-.�-�.,?� r(�~�rG �-t�J ��.`7`�` �--r s';� .�J , �—��, G c`� �� ` .`� /--� '. � . l;� ,;J ;; ..._.-._ �� c_�� `_�.r�%�-�4c,kw � �� . ,�-- L^ .J��-c... � �1 ;T=-� , � ,�. �, . ��'�`��4, p`� �_.,�-� � � F ��., �� : �,,, � � �,�.. � _ 1��' �� .•��.. ��:� C. � s w � T°�C �� `-�'�;�,L��' � �� -1 � ��-. � l o�� _ � � 7 T--. �� ,; � . �� '17��. �.� f �� , . , v�u � � �� F � ' �,. , � ��y S�C,.) 1 z1 =�� '� P' ....----�- .<<� � ` �T�� I ,� . . r,_.�.�,.K. _.. �_ ...-� � _�..,�� ^--�.rr-:..-�, ,, ..:�c .. . ..� , �.,::, . .,:,a,--;^-r=-� r-�sr "*�n-�"'�";..s'T":'�' r, :_,r- , .. , _ . ��. . ,, „r.. _ �� _.. . ,,.. ,. .� ... ;., .. ..,ta6 < .-. � .. . .�a � —.i _ ,.... ..� r. -..� . .�, . . .... � y�. G1w'`�v:�.:.:tw..0 �.sr�a,.n..,..... ._. ... �.__........�.,-,«...v.vevu........�..�u:r,ea�iunr:w.....,v....,.r...�..y..�....+.+,..4.is�urau� ��wr��sun�sn.:...:v,::.:.:i��s�.:zwa�.w+.w�isua,e...wxa.,._...;sel.-.-'3.4..."J'::'�.=.....�w.`�.'w'�.3�.]...�_...h.:.�t.�.�l_°:..�^.�:a:x.x:_.1.•:'s.vn.�.lw+'_..w.'S. `� 5. I � xN��T g � , � . 1 � } : ` �BAL.L. JANiK & NOV` �K "� ' J ATTOISNEYA AT I:AW ', oNIC MAIN ftAC� 10! 9.W.MAIN s'�wtlT.,�UITC tid �M�'�Aal4'ep�wlMNSYLYANIA AVt.N.NC P014T6AND,C►Wtlil�N 07l04•3 94 W1aMiNaT9K,o.a.�000� ,' " '� T�L[PkdalY!(s0'!�#t6'��` T[LR�NONt Itpsi��Ml�07 ` „4, RIGHARD M.WMITMAN TQ�,[COrY labal ais-1C�� T[ILCOPY(l0Ll7ri+lr�f ,,_ May 3, 199�, � ;, k , :, 8Y T�LECOPI�R 5` i�. Riotserd Hewer�dor�f �, .: [ '' geaior P1,anner ' Ci�y c�f Tiperd PlanninQ Depe�t�ne�►t �312� 8W H�l� H1.v+d. 'xf ' Tig�ard, CtR 9?20 � , . PA - Z - f�; R�a. �r��:; �.. -� Dear D�.ok s � ' ' � �;�; � This �.� �o ct��fiac'm t�at �P Cl11 ish�s to oontinue �the r z�? � P1nr�axin� Coma�ai,�g�.or� hearin� far t?�e abov -xe�ererzc�d �� ; �p�p1�;Cet3�on�, r�ow saheduled for l�a�d+e►Y, e�Y' 6, 1991. It i$ my �� ' undesste�di�g tha� the h�ariri� wi.11 bo o ntinued �o e time �� ; cert+�iri. o�' ei�t��r �ha �irst �r eeccand Pl ing Commiaeion Yieasing `°, � �ri Sune. Th� coat�nu�a�nce ie� r�+�x��s�sd � allaw the applicant ' adai�ion�l time to work v�it�a �he d3r��on partpnent o� � . x�'�neportetion r�Q+��d�ng �cceep botw+�� he psop�rty and S�hol�s ;� Feri^g� Ro�d. ;� �le��e ca].�. me i� you have aray queations or need any � ; edditional i�formatian. �: ; : �� truly ur�, , � ! , ' - �.� j� �ichard M. tmen ,` � �ri . �. J+�� i,. t�saherd u�+��rozL��eystu�a.soa , ; ,i �� ; , t,; , w � � >. , .._.. , ......... _ ........ ....... ,_„..,�_....r..._. .. .. t�; '.'`' C.""' ' c ` -,� '•'i'r.� t ,, . �--ES '��' t a -s.,�. . � c � r �, r rf f �. a a — s �� 4 1 : t :1 .. t P i��i � 1 ! �., .+ . 1 .,.�. . ,i, .�� . ._ .. ,.x i. ., , ,,. . i , _ _. � . � _., . �.;.h�. . .� .i ..i . .. a , �. ..t._ � �. ...»._ i.3f�f i. _ .,� �,�.-- -- _ . ��.____�-. � , ;; `� r� � „ � ..V+{%4��4'tuK'_..u�z.�.......y...._.w�tuwsv�.a.e.J...�....-s...wS.t}:..L..,ji4C.2_Lf.�t._,......a....,..�.��Swd......1...�.�...:...L......u.�:`d:s_ ..�..:.i4t'i.WL:`..:5`i3: " ._...w 1.u...�..a� i�^.11;;:,,•,w:�.t_� :«:s c'.�t1e,N'. �' - � Jr � �XH-IY�1'1- C N��ON� �� .�� . :� � � � � � � � 4'f. F� City of Tigard 9-�16-90 13125 S.W. Nall Blvd. p ,0. Box 23397 ' Ti�a�'d, OF2. 97223 r ATTN: The Planning DePartment �� RE= CPA 90-0009/ ZON 90-Q01A Y Ta.gar�l Planning Department, -;; `, �n the request of the rezoning of the lot which is ; described in your Motiae of public hearxn�. We would like i it be �ntered, we the people an the street of S.W, 12?th Cowr� oppose the rezoning. We also show it by signing this peti�ion bel+ow. �'hariks, � 5teph�n E, Ro6bins 101a48 S.W. 127th Ct. Tigard, OR. 97223 ��--�.� � - ��-�� 1::�'�'�'.. - �� S E P 2 8 i99U ,. :u _,�w;_ � �r:. ,�.�.:: .,: �..�.� �;.�.�,_.�,.� � _ . , >>, �� __,��. . _. __. R � , � . ; . . , ,�. ,,a . . : ..�.� – ,... _,_._.r_..�.�.x�..,...�,:u,�.w._:�u-_.w1,,�,v.:;...,.�,;il��.�d<,�.��.��,x�.v.�,.�,,.m_�._w._....�.�,,.�...�..;,�,�,�x;�.»�,b.��,��.�..�,:�,. ��' . . u....�,:>...,w�:.�b.�,�.x„��..� �k •,r�-.r;�. ,�r . _ . _. ` �-�� .._��-�^.� �� .;� , a� '�'. ;C � 5`7 �, �.� �!'ry�' � J:� . � f�-�'� { ',� �.' � � . ''� �f t'::��'L�� l/.�r' ��? Z Z 5 � �.��;%,is•�,.L /�f� � ! ft� k.:c;{ , 1 �l; t! .t._.� 17(,.'v'lrl''�`K�..... �'�,'� -�---� y-�''`o' -1�' L.. ,� �?�l f/�/F r � � � �f�'/1�r'C �- �/� �� 1�C-�:�::? `:�,GV', t`�� .-�-�- 7 ,s'_C�/�-7 t`�� C f � � ��, �� -:�� /D lv P r w �-�-T-� �L��,��, c:,� ; �t��U : ' � -�,..- 2i� 2� ' �j� � A�� P �l t :,� � ! �^ � �/1,c"v-'!��1, �....�,l,'tCt��v ,,r , a „�� C 7Lf � 'V� , ,i'��. ,� �'�... \�c,�v1Li:Z.L:, �' , �l•�.(,1..� ;>'i � � �� ' •r . �,;, �1�a'[C� ` t11� ' � 1�C`:, � ��- � ��'�� ' �' ,-a • ��'�'�//y�''''"�-7�''/" ��"�1�L�j �•�` � f/r3` r�� /f�f t. ^ �- .� A/� . 1 '�L�L.'vrv�f � , ; }' ,�._..�–��'Z./�,.�.- —,,,� L: � �i �r�E��?- 5�4�✓ /�� 7T�' �% � � . �,� �/ ��1/4/�� . . ��Z�� t �� a� .S�..3 I�-� -�-�- c_--�- ;, , �, , � � ` —[—'i G,�h� c�r(�`�-� ,i ' ,'f`'"� -'�c.��', 1 �.--� ..,�� ' � '7 Z2'� 4 ff�''c��"�`� :� `;� d�t:. � �'�7 �:jr � � ' � � ; �� . ..�, �.. - :=�.. � •.-�. � ;�/��C'i rC.� I �•!' ' c/''��-�, . � f_'.` j . � �G�r� � �� --, C ,� .. , `,._,�i� �.''',� r ;� fi�`�� G Mz-ts c..� i . .�''_�—x.``i% ��,/14� �`�, C��\\\��f�,i��t�(�'.� 1 �r� ...] ! � / , � \ ��' -�� /`:� ��.... �I i C��/��C;�' . .�Z� ��f-�'�-��, �"l , `�' �7 � <�.- ?� �C.?7/.� .S �tJ� l��T°'�°�'-: ✓� - �'P �t7��.S. ��.�� 1,.1 . ��i�..a��=� � / �G�� S�'t.� �z7 �--'� �� ,..1-f�'�c, � � �'1� Z� �� ,: , r , > � a, > > -,-� � . ��-� � � , , , ,,ir , ,�, i .., , r'� . ..a ° . ., 9.,,'; „ �i � „ ..t�„�. �.x _ , . . . . , . . .,t. .�. �� ti ... . __ . . . . _ -- .^ ..h .. _ . � � „ . ,: : __ . ; �, . ,. �,a , , .. „;,� , � .�...�.�,wr�.� ��..:,.,��;� __�._ , ..WIIWW::ti4::Saupw+... � ..........�.�.w.: :.......w..uw:.e.-..,.....w...+..w+..,..�w...... :,........�:.�..�..........�.ww.»-+-�_..�._..�....�..._.�........w.»�.�. .. . .�.._ _..___.� ,�- . 1 CX 1-��(�4�' p � �- ,:� . �i� �`� kr�.. ,��.,�:�JIF�6 ` , ocr 25 �sso �, �� ,, City of Tigar�i 10-21-90 13125 S.W. Hall Blvd. F.O. Box 23397 . ? Tigard, OR. 97223 - . �,: kITTN: The Planning Depaxtmer�t � y RE: CPA 90-0009 j ZON 90-0010 �,,; �Ti,gard Planning D�epartmea�t, `��' I am sending this letter to try to describe how I feel i ` betrayed by �he c:ity �hat I hav� made my choice to live, In even considering to allaw a 2•4 hour gas station n�xt �o a residentia� housing� developm�nt concerns..me deeply. . In my quest to find a better answer, I have been informed that . �the Howaxds on Scholls parking lot is facilitated with a gas stati+�n pad, it, also 2xas .the. propez in �nd out throuqh ways. . ' � If I might add that on �he. planning aommittee nne of the �� members owns the property in question whiah I feel �.s in di�ect Gonflict of interest. The Summer Lake hausing de�velopnnent which will be �greatly. . effected by the possfble • �gas station, �heir �aroPextY valu�s will decl�ne, noise will i.ncrease to 24 hours, the fumes from the gasoline will be iniae��i�., ��G ��.1 frnrre t�e under ground tanks will be destroyed. � Please consider another business to be put on the lot in � question, also before making a�ny decision check into a pos�ible other site a�s indicated in this l�tter. �'hanks,_�� -�°'"� Stepher� E, Fobbins 10648 S.W. 127th Ct. Tic�arc� OR. 97223 (503) 526-0142 CC o Ma�c�r of Tigard ��GEt�IED PLANNING o cT 2 5 �9�� . , ...�.�-�..n,.�,.»,.,ti,�.....�:�.�:.�,�.�. �.�.:,H.,��.-..�....�...�.._.�._..__,__ �'�.,::._� ....z;:.:,:._J.�4.�,.:,x;a.,...,..:.�awk..:E_...,..�� .:<.,..,v�-..,.,..:.,,,:_..:....,....._........_...._...� ..:_..._.__._.._._. _.... ......_...,,._._.,.__. . .�T-, , I C X��.I � �-r � RECEIVED PLANNING �-. ? �w--' � MAY �! 1199� ; �ity of Tigard April 2$,1991 P.O. Box 23397 Tigard, OR 97223 ATT1V: Planning Commissia�n RE: CP'A 90-0009/ZON 90-U010 This is the third letter in prot�st of the applicant �P �Dil trying to change the xoning of the lat owned by Lee t: Cunningham. P� I just f or the record want in writing the questions �� , submitted at the meet�.ng in case I am unable to make� it. � 1) Have you looked at the posibility of alternate �{ `r �r�pe�ty at S�holls and 130th or SchoZls and 135th or €1 Scholls and 125th? � �,'' � �` 2} W�ay a site next t� residential housing? ` �J , �4;< 3) Have you con�ideted the noise being ge�nerated from a service station next to a residential area? 4) What� kind of saf e guards do the residential people ' have in regards to fumes from the fuel? 5) What kind of safe guards do the resielential people have in reqards to daa�►aqed soil from fuel drainage? � 6) What operating hours have been propose and wrhat � impact does that have on the residen�5 close by? 7) Would the City leave t�e zaninq the sanne a�� alloa a professianal building for the Do�tors that work standard hours? 8) What impact does the rezoni.ng have on property value bordering th� parcel in question? In clasing when I bought my house twa years ago my realtor did not disclose to me that the land i.n question was zoned commercial . People were living in the houses and �� not a tha.ng was saxd. a '� -- �, ��. `'; St phen E. Robbins '; 1064� 5.W. 127t1Y Ct. j Tigard, OR. 97223 i �26-0147 ;:;; ', 't� •:,:'� ,,� � i , � � � -;x -,,�., � �_, r-r - � r� �: i �, , ' �� "�, �. .° .=� �, . .. .- , �._,�,. + . � , _ , ,., _ - - �� i,�' ��, �I. 'l 1 l i �::; " :7�'. � - 1� !' 1: = n : .�, �� ' -:..-r '"".:.:`,'�.�........,«....��..I.a'�'7.....�..w.H...........�i°.....� .,_.a.�tu�..:_=''1;�'�-..,.u��.� � .};�: 1 q'.._'"`9u}...�,..�.��lt�«�+,.,'�...�. ,j�v�5�:,.,...._..n.-_"�;i:..,.!.�,.aws.,r�r:u�ns..n.�v,_:u_L..:..w.»:,..r�..,.r..�:+$iES,..az:."'�......L.....rYe::..:.:��..:a.... � _ ''�::k�..> ul.s,t..= �.0 "5 . 2 �?C(�-f I t?17 � — ��'� °i�' t ' a .� MEMORAND[1I!� � ';:� , CITY OF TTGARi')r OREGON ;� TO: PLANNING COMMISSTQN, CITY OF TTGARD FRQM; PLANI�IING ST�lFF � � � � � :�� DATE: I�fa►y: 3, 1991 . . . ' . � ,."�.:_! ,.. SUBJ�CT: .:POSTPONEMENT OF COMPREHE°NSIVE PLAN AMMENDMENT C�lei 91-0001 3 $OI�IE CH,ANGE ZON "9:1-0001 FOR TFIE APPLICANT 1RR. BILZ, GROSS �� ::�� Mr. Bill 'Gross requests tha� the City of Tigard Planniny Commission .t �<, :g��nt the request of the applicant thait the public hearing of CPA ,; 91-000.1 /, ZON 9�.-0001 be pr�stponed. This request is ta allow �f{. additional tiYne �or the app].icant to further discuss the arguments �� gresented within the application with the Planning st�ff, ' �?;} S�taff agree� with this request and proposes that th� public hearing , - . om this appl:��ation be pos�poned until a date c�rtain. Staff prapo�e� th�t' this dat� be agreed upon as June 17, 1991, � Tf this rec�e,st i� acceptable� to the �lanning Comm�.�sion, �taff ` " �Ghen r�equests tl�at the- Planning Commis:sion hereby open the public heari.ng on this �pplication and continue the hearing until a date certain writh th�.� date b�i.ng June ].7, 1991. . , � Y �� . � . `�1. . ( �� . . - . . . . .. . � � �YJ,'.. .. � . . . � . . . . . � . � �I. 1 � � � . . . � .. � � � ; � . ��. . . . . . . . � '. � .. ' . . l n � . . . . . . . . . . .� '.: :�, : � , '. �� .. : .. ; G �� ? � et. � ., , , .: ,. ', � !. .,•�� ':��. , , w�+rr+�:.aN.+w-"Y..w..±r,.^;^r'.��.�-.^.r,„..": .^,µti`�4T7�.,,�n �.E''�i.:..c k. o � . ,. �._.............�......+.......�.--,�.+ , _ _ � � .W . .,. . �xx�,�. ...r._,.. . _ �, .,u,,. ,v.. �,.,:....�, . t, , u. ,... .,.�.e..., ,��:..,,� � �,�. �, .. .•� ,,,.,, . , ,.� __,� _ �,z. � , „—.— �.. ,_.._...as��.,,.. , . . ��.s�� E, � STI�F' RSPCIRT TO '1'� PL�lNNYNC: �ISSION 1liG$NDA ITS!! S.Z May 6, 1991 TIGARD CITY HRLL - TOWN HALL ' 13125 SW HALL BLVD. �IGARU, OREGONT �. Bl. FACTS � l. General Information �?� CASEa Compr�heneive Flan Amenciment CPA 91-0001 / Zone Change ZON 91-0005 � . RLgUEST: �l requset for approval of a Comprehensive Flan Amendment from � Medium High Density Res�dential to General Commercial and a �a Z�ne Change from �t-25 (Multi-family Reaid�ntial, 25 � ° nnite/acre) to C-G (G�:neral Commeraial). €� � �ONI1dG DESI�GNATION: R-25 rr � �. APPLICANT: Bill Groas O�R: E. Aleen Grosa 3019 SW Hampahire 2955 SW P'airview Blvd. s ;: Portland, OR 97201 Portland, OR 97201 LOCATION: Southwest quadrant of the int�re�ction of SW Schalls Ferry I Road and SW 135th Avenue (WCTNd 1S1 33CA tax late lOQ, 200, and par� of tax lot 1000) 2. Vicini.tv Information � The �ubjeat si�e is bordered by SW Scholle Ferry Road to the west, oId SW � Scholls Fer�r Road to the northweat and north, and SW 135th Avenue to the east. The Sut�mer Creek flood plain and a eingle fa�ily regidence a,but the site to the aoutho A number of multi-family apartment compl�x�s are located further to th� south along SW 135th Avenue. The eubject �ite i� surrounded on all sides by multi-family residentcial zoning deaignationa. , Properties located to the eouth and east are within the city limite of the ' City of Tigard and are zoned R-25 (25 units per aarej. Propertiea to the ', north and west are located within the c�ty limits of the City of Beaverton I and are zoned R-2 (2,000 equare feet per dwelling unit). � II 3. Backaro�nd Information � I, � The subjset site raas annex�d into the City of Tigard ia June of 1983. � C�mpreheneive Plan Amendment and Zone Change application wae submitted to the City on Auc,past 18, 1989. This application requeeted approval to chanqe the zoning rie�rignation froan R-2� (Reeidentia�l, 25 unite per acre) to C-N (Neigk�borhood Cpmmercial) and the Comprehensive Plan D�aignation from Medium High Deneity Reeidential to Neighborhood Commercial. The City � Counci3. denied this application on November 6, 1989 for reasons as follawa: ' Future conetruction plans for the SW Sch411s Ferry corridoro this �t int�rsection, and Old and New SW Saholls Ferry Raads are not yet �� fin�l at this time. Therefore, �taff recammends that an approval of ;g this propoeal be delayed unti]. such tim� �hat the public 'i , 's� STA�'F REPORT - CPA 91-0001/ZON 9�-OOA1 - GROSS PAGE 1 Y,'�+ � �. ,,�� ,,�� I' ,,., 1 Iq� �, � II ._,..;- _....,.-_ b-.�:� r ��;n"c ., ''�� _ �� '.' i_ .. �� ."d��_l�t� �r��s �tY r_„ . �� . ':. .. . I' , �.,_,. .. .,... - ___ __. _.__ -_ . i..>,..1-::us1Ju.:.w.�.�.:�.�„ ,e r..'.,:.::.:.��.>..edk(-_:�'.... .t::km:}I k F...3.a.,-.:..x.�'c_.s..i,::x a.4_v...s��.: G F ....,.1,.:�. ,l Y,:Y'�..f ..2.�..L.._...t?��_>„_� ,......_,... .�.C.....f..__...,...uv ...1.� ......._..��. ._..,a .:. ...__�� r.�..,.:.�: .._.� . '. ... . ., _ ..,v . ._. u... "��,� a � �� ;.�':i improvements ta the area are completed and traffic impacts of any developaen� on the subject parcel can be adeq�ately assessed. There have been no other development applications eub�mittedt for this sit�. 4. Site Information and Provosal Deecription The aubject parc�l ie approximately 4.15 �cree in eize gnd is largely covered bp natural brush and grasses. There are a few deciduoua and energreen traoA pViiyY�llir�ing ar. axistirsg white eingle Earpily two-sto�y farmhoase which ie loc�t�d an the sautheastern portion of th.is eite. All other mature trees on this si�e were recently removed by the appli.cant ; without th� iseuance of a Ci�� of Tigard Tree Removal Permit. The eastern halt of the aubject gite was included in the SW 135th Avenue Local �mprovement District. Full atxe�t improvements exist a].ong the site'e 5w �35th Avenue £�ontage. r• r According to the apglicant, the etated purpose of this redesignatfon is to �" facilitate construction of a small retail commercial center "limited to small-raedium space ueers such as convenisnce retailers, dzivewin servicee, �nd automobile services." Physia�l developnnent of this site would require City 3ite Developm�nt Review approval. 5. Acrencv and NPO Commer��e The Engineering Divieion has reviewed the propos�l and offers the following cammenta: Traffic 1. Long-rang� tr�n��ortation planning ie for New Scholls Ferry Road to be clased at its curxgnt 3nter�ection with Old Scholls Ferry Road. Th�refore, we should aseume that this site wi11 ev�ntually ]se served primarily by SW 135th Rvenue. 5cenario C in the �traffic report addresaes �his long-�term planning. 2. The applicant•s traffic study assu�ee that a driveway accesa to Old Scholls Fsrry would hs allowed in the future� A d�Gi�ion on whether to allow such a driveway would be mad� at the tiaa� of site developm�nt review and would require approval of the County. The sugg�ated �,riveway location would require an exception to County design etandarde; therefore, apgroval can not be aseured. Without the driveway to Old Scholls Ferry, traffic volumes at the 135�h/Sctaalls intersection would increaee somewhat. 3. C-G zoning would generat� significan�ly more traffic than the ! ` exieting R-25 zoning. The appl�cant•s traffic report indicate� �hat , the primary impacts of the increased traffic would be at the driveway approacl�es to the eite and at the 135th/Scholls intereection. Th� traffic report also indicates �ha�t the 135�h/Scholls in::eraection will have adequate capa�ity to ' accammoda�s the increased txafffG (assuming that othQr zoning in the ; area is not changerl in the £utur�). 4. Th� applic�nt•s traffic report as�umes that development of the site will include ty�pes of commercial devel�pment tl�at are high traffic generatore. This seeumption ie a�propriate for planning fox commercial development of this emall eite; hawQVer, th,e proposed zoning alao allows iEor devglopment tha� would generate far l�as traf f ic. ' S'TpiFF REPt3RT - CPA 91-0001/ZON 91-0001 � GROS3 PAGE 2 `" � � 1 ;: � -�;, , . . , _ - --- -- . � .;- ,-�. ..,,.,�-�-, n�,�� R�^-'-�x.-`-�, „ .�^- ' , , �.-._ � . _ �.,:;,:;.:�� .:�,,,..� �. ,,,., - �._:_..>_�...�.��_...:.,�:� _ � ,..� �i:;�:....__..,='� � ,...____�____.,_... ,:. .. _ ..�_. _.__�_._�_._.��.._._.._.M.___......�.__._.�.,....._._..�._�_...._.�._..._. ,��.�.�_..,.._...�... ..._.._._u.�_„�.��. . . r�� ;,;: 5. The appli�cant�s traffic report seswmee that coamnercial denelapa�ant of this site would aerve prianarily the �urrcunding nei.ghborhoods and pase-by traffic. (Pase-by traffic ie traf#ic that wou].d use the adjoining streete even if the davelopment did not exiet; i.e., traffic that doee not have thie� eite ae ite primary destination.) Again, this asswnption eeems appropriat� for thie amali site. On thie bmsis, the traffic report determinee ttaat the '� zone change would have little i.mpact an traffic voluanea at in�eraectfone away from the ei,te. 6. The future levele oF service at the 130th/3cholla and Davies/Bchol].e intersectione will probably be better th�a► indicaterl by the applicant�s traffic report, as both intersections are �o be eiqnalizecl ae past of the current improvement project an Old Scholle Ferry Rnad. 7. We conclude that the groposed zone change would increase traffic congestion somewhat in the vicinity of 135th/Scholls intersection bu�t would have only minor traffic impacts away from the site. There couLd actually be eome improvement in traffic levela eleewhexe in the ar�a, as residents of the 135th Avenue area would have less need to drive on 3cholle tq reach ahop�xing areae. 8. It appeare that adequate controle are available throv.gh the site developmen� review process to adequately accomanodate the increse�d tr�ffic thati would result from commercial d�velopment of the siice. Utilitie�s �mp�cts on the util.ity and atorm drainage eystems from development under the C-G zoning would b� approximat�ly �the eame as those for development under the existing R-25 zoning. tTnder eitk�er zoning, deve3opmen� will need to co�aply with the new USA and DEQ water quality requirem�nt� for etorm dxainage. Theee requiremen�s may decxease somewhat the aaiount of development which �aay occuz an the eite. ; Rersommendatinn ;; The Engineering Department has no objeotion to the propc�sed zone change. The Waehington Countx Depar�tment of Y,and u�� ar�c3 Tra�s�r��t��.on haa reviewed the propoeal and offers the following� comments: '1 ... The applicant distorte or takea inforanation out of context in re�aching the conclugions that thie site ahould no longer be coneidered appropri�te for reeidential purposee. The natur� ot the changes and ciraumetancea surrounding the site were by and la�g�, the �ame as �hose anticipated in the planning an�lysi.s which oziginal�.y desigaated the site for multi-family reo3.dential purpases. � . . The impronementa to theee and ather facilitie� in th� county are not intend�d to provide additional capaci.�y to accomianodate changes to land uees which gen��ate addi.tiona7. traffic, but inste�d are desi.gned �o acaorar�►odate the future traffic gener�ted when the ' currently vaa�nt property ie developed to their currentiv planned :'r ueee. ''"; �{ ,i� STAi+'P' REPOItT - CPA 91-0001/ZON 91-OQOI - (3ROSS PAGL 3 �;t �, s-�i . ,:3 �� ',.J i't •t .;} '� .J � t�_n:s�;. <�...:...._... .,.:::. . o_.��.�. . � � .,::; � � ��- ' . i, ii , u 4.t� v i i . �e t '4 ...... , ...�... _ . �. ..:,i.r::u v-v.:.�a a� .. '..-:�rt. . : . �.: .... . .. L c i > > k �� ti 3 iR" .. The num�er af new trips that would be added to the traneg�cartatior� system ie significant (23�5) (per day] and will add inar•e�aentalLy to the delay and cong�etion in thie rapidly grawing area. In addition, the number of paea by trips expected to drop into �hie aite (2450) [per day] is aleo eignificant and the turning movementa caused by that traffic at tho intersections ie of concern to the county. The app�l3.cant's analyeis did nat consider ald. �f �h� pA��nt.�al acc�ss nptione, in particular, the only option whicka the county will consider approving. This aption is for two accesee� to tlae site - one on 135th Avenue at a Yocation far enough �outh to not interfere with the Scholls Ferry/135ttx intereection and the other on new ,� Scholla F'erry Road. Thia second access will be at the future terminus of the raad or some other location south of that terminus. Optinn � could be the interim acceee allawed until the intersection of Old Scholls Ferry and i3�w Scholls Ferry is remov�ed and �7ew �, ScYcolls Ferry is terminated (see applicants� tranepc�rtatioa► study). The county would also require that the site access on New Scholle Ferry Road be loc�ted far enough south so that traffic turning in and nut of the site does inter�ere wi�h traffic �raiting for the aignal at [Old] Scholls Ferry. Washingtan County access spacing etandard ca11 for 1000 feet bets�een acceaees on major arterial roadwaye. Because iche spacing bstween New Scholls Ferry and 135th i.e rougtaly about 200 fest, the county would not grant an access onto Scholls Ferry Road. Even when New 5cholls P"erry Road ia cul-de-sac•d, it would not be posaible to get the required 1000 geet between the proposed accese and Davies Road and 135th Avenue. The City of Seaverton ha� revieeaed the proposal and has offered the following commente: The City of Beaverton has apecific standards regarding the locati.on and plac�ment of commercia.l, developments. These atandard� epecify, among other thing�s how cZoae commercial developments may be Zocated � from each o�her. As a reault of these a�tandarda, the City has cliecouraged coanmercial developenent along Scholle P'erry Raad. In fact, a requ�st for a s�.milar rezong on the propexty directly north of the site in queation was recommended for deni�l. The applicant � �;�}��rpw �h� ,-a�,,�st �e£o.�� i.� ca�Q to � hear�ay. Iti ��me a paradox that a similar requeat could be granted directly acroas the street in Tigard. The applicant haa stated that th+ere is a marked r.�ed for more commercial development in th� are. The City of Heaverton conten�s that such a need doee not exiat. The ar�a is ; well e�rved by existing commercial development at Scholls Ferry and Murr�g Raac3s. The City of Beaverton urg�es the City of Tigard to d�ny the requeat on the grounde that there is not a need for the requ�et. Thie f�ct i� demonstrated by Beav�rton'e action to limit commercial development along Murray and Scholls k'erry Roads. Neighborhood Planning Organization �7 hae reviewed the, prop�sal and of£�rs the £ollowing comments: All initial coanments have been favorabl� and a motion for appronal has bean pa�sed. NPO �`7 will submit furttxer commenta at the gub�ic hearing, STAF'F REPORT - CPA 91-0001/ZON 91-0001 - GROSS FAGE 4 � � tz:;:; y�4'A ,� �__ . _ � . . _ +�. ..::- � �..e y'�.u41 t � :.. � ....�.L...,.,��W:�.w ..,...,�,...�..>i: - ' ��4 �w�._:.w'N. .i�_aS.- {....u_s_r.w._`uT.s.,._.._u J'isEW.....n..E.X` .,Sc, > >0�.3xt. . ,.:.a��..�.........«...........:.....>�.. ..,..........,....� e.�.wx,..r..� .i-a_ .,...a-.i....+,. , . .., ._4 ...w.,..u..... . ., ... .......... .. . <y �`:' �:} The City of Tigard Building Divieion, Parke and op�rations Departments, " General Telepixone and I�lectrie, Tualatin Valley Fire and Reacue, Beaverton " School Aietrict #48, Tigard Water Distr�ict and Partland G�neral Electric have reviewed the appl�cation, and have oftered no commenta or objections. No other aamments have been received. B. ItINDII�IGB ]1ND OONC,�USIONS The relevant appraval criteria in thie case are 3tatew�de Planning Goals ' l, 2, 9, 10, 1�., 12, and 13, Comprehensivs Plan Policies 1.1.1, 1.1.2, � 4.2.10, 4.3.1., 5.1.1., 5.1.4, 6.1.1., 7.1.2., 7.3.�., 7.4.4, 7.6.1, 8.1.1, 8.1.3., 8.2.2, and 12.2.1. (locational criteria £or the Gera�ral Cottuperccial Plan designation)P and the change or miatake quasi-judicial plan map amendment arit�ri� of both th� Comprehensive Plan ancl Comnnunity Aenelopment Code. The st�ff concludes that the proposal ia consis�ent with the applicabls Stat�wide Planning GoaZs baeed upon the following findings: 1. Goal 1 (Ci�tizen In�olvement) ie met becauee the City has adapted and follows a citizen involv�ment program which inaludes review of , developn�nt applications by the Neighbarhood Planning Organization. In addition, aIl public notice requirementa have been met far the subjeGt application. 2. Goal 2 (Land Uae Planning) is satisfied becauae the City has applied �� a11 applica�ble 5tatewide Planninq Gaa1s, City Comprehensive Plan policies, and Community Deve3.opment ^ode requirements in review of this application. 3. �,l�hough �he applicant has addressed statewide Planning Goal 5 (Open Spaces anc3 Natural Resources) and 6 (Air, Water and Land Resources Quality) in the submitted narrative, e�aff finds that these Goals are not agplicable for the review of this land uae application. These Goala shall be addr�esed through the applicabl� Community Dsvelopment Code Sections during th� Site Dev�lopment Review process. �i:; 4, Goal 9 (Economic Development) ie met because the propoa�l would increaee the City�a developable commercial lanel baae thereby increa�sing economic opportunities with �he City. 5. Goal 10 (Housing) ha� been satiafied because the propo�cal will not bring the Ciicy•s Plan out of conformaxxce with the requirements of the Metropolitan Houaing Rule de�pite reclucing housi.ng opportunities. Goal 10 has been satis�ied. fs. Goal 11 (Public Facilities and Servicea) is eati.sfied because the ' �ite ie ad�quately served by a 16--inch public water main, a 27-in�h aewerage trunk line, and n�turAl etorm dr�inage through the Summ�r Creek flood plain. The site is al�o served by el.ectri�c, gae, telephone, and cable utilities, and Tri-met bue aervice. 7. Goal 12 (Tran�apasrtation) i� partially eatisfied because this p�roposal fite within �he theoretiaal intent of the state•s provision of a aonvenient and economic transportation �yetem. The applicant states: ;:,,,- �:``::`�> STAFF R�POR� - CPA 91-0001/ZON 91-0001 - GROSS PAGE 5 �,:• ;?j;i; �t " �i<; t ' tk fk+� � _ ��:�m--- �-��.�. ��._u \w�� . .. ... � 1�'�,:i,1 ....,a•.w......��.w�,..�.��...rtx. .n�:�.�:. ...h.,.�t�.eafs_'u..,Al�._.�..-.J....._�..3. �.u:......i....C..U�.:::s 51:".. r _ ... � . _�,_ ..... , �.�..._ a._av._.., ._.,r:��_ .�.�,�,�_ ...y�< ,., , ,,.,� _ �. � _.._ ...« _..�.� .�=�n_v.n:xx..�:��z.a.z.r.ti��rx.y_ ��,. . � � fA �� l; Thie requeet prov3.dee the apportunit� to locate inteneive commeraial retail development along arterial-collector atreete. However, Goal 12 alao requires the minimization of adverse eocial and environm�ntal impaa�e. This ia addressed f�srther in the following discuseion of Plan Policy 8.1.1e . 8. Goal 13 (En�rgy) is par�ially satisfied in that thia application meete eome aspecte of �nergy conservation in relation to the locatian of commercial use opportunitfes in close prAximity to reeidential land uee opportunities. However, a larger view of the � surr�unding area will show that two pre�ently develo d commercial �� retail centers already exist within approximately 1� mile of the �� gubject aite. Therefore, th� real en�rgy savings will most likely ��. be negligible, if there are cumulative enerc,�y savings at aLl, as � ' addressed below in the diacueaion of Plan Pn].icy �.1.1. �€ t: �,;.� staf� has determined that the pxoposed Comprehens�.ve Plan Aanendment/Zone � , Change ia only p�rtially consiatent with the Comprehenaive P1�n based upon �= � the findings below: �� 1. Plan Policy ]..l.l ia satisfied bacauee th� Camprehenaive Plan is i� $ kept consietent with the Statewide Planning Goale, and thie plan is =� �� kept curr�nt with the needs of the community through being opened � � period3.cally for neceesary rev�eionss �� }: Plan Policy 1.1.2 states that in order to approve a quasi-judicial amendm�nt to the Plan and Zoning Maps, the City �ust also find that �� ' �hers is evidence of a change in the neighborhood or community which �� affecte the subject parcel(s). Alternatively, the City must find � that there hae been a miatake or inconsietency made in the orig.inal dee�.gnation of the parcel (Policy 1.�.2, Implementation Strategy 2; � Community Develoganen� Code Section 18.22 0 040 (A)). This Policy will � be addre�sed at th� end of thia seation. � 1� 2. �lan Policy 2.1.1. is satisfied because Nefghborhoad Planning � Organization 7 and eurra�undirag property owa�era were given notice o£ the public hearing related ta th3.s requeet as well as their � oppor�unity to comment on the pro�osal. 3. Plan Policy 4.2.1 which resluirea compliance with applicable federal, state and regional water quality etandards will be satiefied thxough � the development r�vie�s and huilding pQrmit proceee�e� at which t3.me a development proposal for this e�tte must be shown to comply with � euch standards, includinq the preparation and implementation of a non�point aource pollution control plan. The propased redesignation would not, by it�elf, affect compliance with this glan policy. 4. Although the applicant assert� that Plan Policy 4.3.1, which pertains to development proposale located in noise congeeted areas, ie appli.cable for the purpoees of this applic�tion, etaff daes not feel that thie policy is appl3.cable. Excessive n�ise levels are generally addrsased through both building and landscaping plac�ment and design. Building and landacaping placemen� on the aite will be ' d�alt w�.th �hrough the City•s Site Develo�nent Review proaess. 5. Plan Policy 5.1.1 ie eatisfied becauee the application would enhance the �c�nomic opportunitiee available ta Tigard reeidents with particular emphasie placed on the growth of the local job market. € � ,. STAFF 1tEPORT - CPA 91-QOd1fZON 91-0001 - GROSS PAGE 6 �:' r �:� z a�u �� J ;i :.; ��fj. e , ; i �� . . ... . � .. . ._ . . f�,� .N4 .5 . . .... . .. .. ,. � ___-- mm^ r� v�i) ''�I { � __`1 _ _ �,��i �-�� : _ . .. ��. . �.: r._::..,_n�...k..u.�.:a�,� ,,._.u.,r<. s..,:u.a....��.:' . .w:.,..�: 4..<;;�;i,.,L �....:x:.�1.,,3.,...,�:U;J�...�?f.-��:...._.._....u.��;,::.�....... .��'..�.�(:. ��rik��:t.�.�.w...�� ,�„_,.._ .. _w,.._� .�.�,....U�,..,.Sr,.IJ._,..1... .u._..._r,.� . . L + �}f' !, 6. Plan Pnlicy 5.1.4 requires the City to enaure that new comanercial and industrial development shall not encroach in�o reeidential area►s that have not been deeignated for coananercial usee. This Plan Policy is nat s�tisfied because the proposed rezoninq and Comprehenaive Plan red�signation woulc� i.nvolve commercial encroachment into a� area aurrently deeignated for reeidential uee. The ap�licant asserts that the subject site is not auitad for future reeidential development because the site is subject to high 1eve1 noiee and air pollution from three adjacent arterial or aol.lector roadways. The applican� also asserts that t2xe effect of this pollution hae functionally reduced the land ar�a which is developable for residential purpoeea to a fraction of the land within the aubject site. Staff agreee that this site is subject to higher levels of air and noiae palZution than soane o�her multi-family resielential sitee within the city. However, to use thie as a basis for a �4 convereion from multi-family reaideatial zoning to commerc#.aI zoning � would aleo ianply that other parcels wi.th similar high �rolume intere�etiane shauld also be reci�eignatecl to General Commexcial. Thos� parcel� aleo would be eubject to the �ame ox similar im:pac�s �; upon their respective 1�veTs of on-eit� eound and air quality and general liv�bility. 7. Al.�hough we do not �eel that Plan Policy 6.1.1 appliea to the current appliaation, �ta:Ef will respond since the applicant ' addressed this polioy. The applicant etates �hat Policy 6.1.1 ie satiefied because t�he request provides the opportunity to stimulate multf.-fa�aily development and thereby increase the affordable housing opportunitiee within the comcpunity. Staff fails to see how a�,proval of this proposal would increase affozdable housing opportunitis�s within �he community and therefore ie not cons3.stent with Plan i Policy 6.1.1. The conversioa of re�idential property to commercial praperty clearly has the net effect of reducing l�ousing oppartunitiee within the communi�y - not increasing housing opportunitie� as stated by the applicant. Staff also contenda that there 3.s little baeis to claim that the approval of th3.s proposal will funatian as the et3.mulue £or eaulti-fariaily d�velaFxnent wi�hin thie cocamunity. The applicant righi;ly sta�es tha� this request waulst not reduce the C3.�y af Tigard°s houaing opportunity index below it;s minimum ten � units per acre of inventoried residential 1.and, n�r would thi.s reduce the multi-f�mmily houaing mix belaw the 50� minimum of multi- family units pursuant to the Me�tropolitan Housing Rule. The , Metropolitan Housing ltule (oAla 660, Di.vieion 7) require� that the � average denaity allowed for a1Z developaY�le residential land wit�hin the City's oxiginal planning ar�a be a minitnum of ten dwelling units � per acre. The City�s acknowledged plan in 1984 inv�ntoried 1,311 � acree of developable r�eidential land in �he �ity and the eatimated � houeing opportunity index was 13,110 units. Sinoe then, eight plan a�aendments have Dseen approved which in turn amended the inventory. Therefore, the City's current inventory includes 3.,29p developable acres and a housing opportunity for 13,112 units (10.16 units p�r acre). The subject propasal would reduce the amount of developable � residential �.and by approximately 4.15 acree anci the hous�ng opportunity index by approximate�.y 1Q4 un3.ts. This request does not reduce the City of Tigarsi•� houaing opportunity index below the minimum 10 units per acrea on inventoried residential land nor reduc� the mul�ifamily housing mix below th� 50$ minimum pursu�nt to the metropoli�an housing rule. Therefor�, the proposal would not remove the City o� Tigard from complianae raith the Metropolitan STAF� REPORT - CPA 91-0001/ZON 91-0001 - GROSS PAGE 7 r:: �. ;� � .. .l. ., , . , . . . . ��, �� "_ _ . . . ..,. . ,� � { ! j — 1 .8 �:_. �,. _. _ _, ��,—; ... :� .. _ _ � � .�, .,:�.,4�. �� .....�:�...._u1.,..:�,.dl....,�.4�_P_.r'�....�, - .�i,......,4.,:i�."s_-` �� . ....�1'-� ' ...aS:: .?,G'?�iL�,.,.,.i,.,�...,,,...�.?,..r.�.�.��.�..X.._. 7.x.t,_.:_xu_a ..,.�..::.:........:...rc,�. -: ��,_x...L::-:iw.,—av�.�,.. ..�..�.a.:�.w �... . �.,u.'-..._.�..n..._ :�.,.... _ av,�..�.i»�..- .:w„. ..� ;��: . � �, �'1 Housing Rule. However, additionally, etaff fee1� that it i� important to paint out that thie ie not to be uaed aa the basia for the conver�ian of residentially zoned progertiee to co�nercially zoned propertiee. Rather, thie indicator is to be uaed ag a guax�antee of a minimuan pzovieion o� adequate and affordable housing for a variety of incame levels within the city. 8. Policies 7.1.2, 7.3.1., 7.4.4, and 7.6.1 have been sa�isfiod becauee th�e Cfty I�ng3.neering Division will review all utility plana prior to their inetallation to eneure that �xi.ating utility �ervicee are �af ad�quate capacity to serve £uture d�velopment and utilities eerving the site meet City deeign etandarda, that any neca structures will connec� to city �ewer, and that water aervice for fire protection ie acaessible. 9. Plan Pn�icy 8.1.1 rec�xirea a eafe and efficient street and roadway eyetem. Thie policy ia eatisfied because thie p�operty fronte SW 135th Avenue, a minor col�ector e+treet and resulting trafff� will nat be directed throngh existing neighborhoods. Th�.s application proposee to provide the opportunity to utili.ze th� benefite of the scheduled ro�d improvemente along both New and Old Scholls F'�rry Roada for future inteneive comarerci�l retail developaae�xt through the City�s site deve�opment xeview proceas. Specifi�ally, one of trie issues rai�ed by Washingtan County Department of Land Use & Transportation atatee that �he aforement3.oned proposed road improaemente ware designed to accomdnodate future traffic volucaes under �he current land use zoning elesi,gnations. The applicant•s TraaEfic Impact Analysis projects 2�385 new txips per day and 2,450 pass-by trips per d�ay resulting from coma�ercial usee at th� aubject s3.t�. However, the applicant�s narrat3ve also claims that: Motarieta could reduce the number of their automob�le trips to sh�pping opportunitiea and thereby reduae their vehicle fuel conswaaption. Whi�.e this atatement may be true, the Planni.ng 13eparttment, ae well as the City Engineering Depaxtm�nt, find that the overall effect of this rezone is that the propased C-G zoning deaignation would generate a�,gaificantly more traffic at thie site than the existing �{ R-25 zoning. Therefoxe, staff finds that coammercia3. developmsnt of �" this sit� would produce a eubstantial increase 3.n the amount of � vehicle tripe per day at thi.s site, with the heaviest impact being � at the eite'e driveway appraachee and the 135th/ Schall� Ferry �! int�rsection. While acknowledging the concerne of both th� �ngin�ering Divi.aion and Washington County, staff finds that thig information proves inconclusive. 10. Plaax l�olicy 8.1.� will be satiefied ae a condition of approval of r any future dewelopment on the si.te. Completion of any necessary street improvements along the aite•s frontag�s would be reqaired to be inatal�.ed by �he dev�loper �t the time of developanent. Th� �ngine�ring Diviaion and affected r�viewing aqencies will revieurany � t'uture dev�elopment propoeale for thg site. ile Plan policy 8.2.2 pert�ix�ing �o peiblic transit is sa�isfied bQCause, ae stated by the applicantz ST1�FF RISFORT - CPA 91-0001/ZON 91-0001 - GROSS PA(3L 8 ` r ��,� i .. � �, � .� ,�� .. , . , � �, > � , ,} _ , . .�� .. ., .� ._ . . .� ,. � � � � �� a ,ii; �3 .,ii �- ...i � � . �� i , �. ..,. :�,Y .. .. : . „ .:. . ...... ..�..�_c�,.._....L-_ . .: �. .,\ .. � a4r..u_�vu ..n;¢�.::i:+..+w.t...... . ' 'sv::�..W.-, '�_i..a...._u._.�_.r........ -' '_, il_.�...�.... . , ...< ! • �'�� '�'� �. The request providea the opportunity to locate i�tensive comanercial uses close to axis�inq pub�ic traneit. Tri-met bue aervice ia available at the aubject eite. 12. Plan Policy 12.2.1 (General Commercial-locational criteria). The loca�tianal criteria epecified in Chap�er 12 of the Comprehenaive Plan are partia�ly satisfied for the following reaeonas ' a. Spacing and locational critexia requir�e that the commercial '' area ehall not be eurrounded by residential diatricts oa more than two side�. The applicant stateas The commercial area i� not eurrounded by residaatial districte on more than two sides. However, the applicant a].eo atate�: The subjact aite ie within a contiguous medium high denaity rnsidential dietrict, to-wit: R-25 (25 units per acre) in the City of Tigard ta the esst and eou�h; and R-2 (21-22 units per acxe) in the City of �eaverton to the north and west. �taff finds that the gubject eite is eurrounded on all aidee by multi�family reaidential. zoning dietricts (Exhi.lait Z detailg City of Beaverton zoning designations). Therefore, , thie apglica�ion doee not meet th� apacf.ng and location cr3.teria as apecifi�d in the Comprehensi.v8 Plan. i b. Site acces� criteria require: 1) the proposed area ahall not create traffic cang�stion or traffic safety problems; 2) the site ahall have direct acces� from a major collector or arterial etreet; and 3) public tranapartation sha11 be available to the eite. Two arterial atree�s, ane collector street and two intereecticne abut the subject site. The applicant etates that the eite has direct access from three arterial ar collectcr streeta. While such etreets abut the site, full access to those stre�te is not c,�uaranteed. Washington County's Department nf Land Use and Transportation �tates that the only permanent acces� scenario which the Gounty will consider approving wae not proposed in the applicant•e Traffic Impact Analysie. Specifically, thie aacess �ption is for the provieion of two acceases to the site; one on 3W 135th Avenue a� a location far enough south eo as to not interfere with the � Old 5cholls Ferryf135th intersection, and th� other an New Scholls F�rry Road. This access on New Scholls Ferry Road ` raill be� at the £uture aorthern terminus of the road, or eome ather location eouth of �hat terminue. Washingtan County access apacing standards call for 1000 fe�t between acceas on �riajor arterials. The County pointe out that when New 3cholle k'erry Road is cul-de-sao•d it will not be possil�le to obtain the required 1000 feet betwsen the proposed accees and Davies Road and 135th Avenu�. The City�a Engineering Divieion statee: The [applicant�s] traffic study ass�nes that a driveway accesa to SW Old Scholls Ferry Road would be al�owed in the futu�e. A decieion an wheth�r to allow such a driveway would be mad� �t the tiaae of �i�e development STA3AE' REPOR7." - CPA '31-0OOI�ZON 91-0001 - GROSS PAG� 9 ry•, -'� .-.�._ �_.. �e... v ._.. . . . ._. .,-'.� ,...�..,..'z.r- �n...+i�-��—Ty—�—��-.. � ��- ., ' . . . � .... ...a.�;;�� x ,.�..-:,:,,.. .,..,. ..,.�� is.. .vP. _. . ..._............J.. a,._.., r.� t.,_._.__,_.. .._.....i, .. _.i..w. .,u.... ... .., ..E ..... _ �v..�:....... . . _...._. . , �:..:., _ ...,:�::_,. ..,. ,�:.. ....; _.,� '+ �,� k� � • � �'.? revi.ew and would require approval of the County. The suggested driveway locatimn would require an exception to County design standard�s; therefore, approval cannot be aeaured. � The City's Engine�ring Diviaion also states that the � applicant's traffic report indi.cates that the 135th/3cholls i.ntersection wilY hav� adeq�aate ca�acity to a�commod��e the increased traffic (assuming that other zoning in the area is not changed in the future) . The �ngine�ring Divisicm finds that the future level� of service at the 135�h/3cholle and Davieg/Scholls intersections will prcbably be better than indicated by the txaffic report, as both intersections are to be signalized as part of the current improvement project on � Scholle. Additionally, adequate controls are �available through the eite development revisw proceas to adequately accommodate the increased traffic that would re�ult fram commercial d�velopra�nt of the site. Staff finds that publ3.c traneportation ie available �n 5'W' Old ` Scholls P'erry Road. Tri-met bus route 62 currently servea the site. fiherefore, ataff finds that the s.ite acceae crSteria of thi.a Plan Policy have been met. ;� �+ c. The locational criteria also requirea that the si�e be of a �; size which c�n accommodate projected usea and that the eite � posseee hiqh visibility. Thie criterion ie satis£fed because � `� tla� site is approxim�tely 4.15 acres in size and can adequately accoinmodate a variety of usea permitt�d in the C-G (General Commercial) zoning district. �his aite is also � highly visible from the adjoining streets. d, Impac�t Asse�am�nt is determined by acidressing the foll.owing criteria: 1) the acale of the project shall be campat3ble with the surrounding uses; 2) the site configu�ations shail be such that the privacy of adjacent non-commercial uees can be maintained; 3) it shal.l be possible to incorporate unic,�ue site � features in�o the site design and development plan; and 4) the �� aesociated lighta, noiae and activit3.ea ahal� nat interfexe � with �djoining non-commercial uses� 'r r f; Campatibility of future usee on the sub�ect site with adjacent nses is diffioult to ascertain without the apportunity to ;; review an actual d�velopment proposal. However, the City of b�� Tigard'e Site Development Review and Conditional Use review �} processes are intended to provide axs opportunity for the �� review of a po�ential development•e rela�ionship with adjacent � existing uges. Thexefore, thie sepect of tlnie Plan Policy 4� sh�ll be �.ddres�ed at another time. �� R� �� °�x The fallowing prnvic3es an addi�kional analysis concerning Compreheneive �lan, '�� Volume 2. Policy 1.1.2, Tmplementatian Strategy 2; Chanae or Mistakes �� The applicant asserts that a change in physicaZ circumstances ha� occurred ei.nce " ' �3�e original land use designation. Specifically, the installa�ion of a 16-inch � water main, a 27-inch sewer trunk line, the widening of and parking prohibition � on SW 135th Avenue, th� re-alignment of �the Scholls Ferry/135th interse�tion and th.e i.netallation of a traffi.c signal at �his intersection �r� r�cent changes in th�.e area which the appli�cant beli8vee ahoulal affect the aite•s deeignation. The applicant also states that increases in traff3c valu,me at the eub�ect eite have oacurrec� since the ariginal land use designation. This site was deaignated as STAFF REPORT - CPA 91-0001/ZAN 91-0001 - GRO�S PAGE 10 � .....,._..... ................. .......-....-.,� ,...,.�..._. ,.,�.*.:.--•—.•.-r•.•�.-m,.Y.,"'x"""f'yr^r..�'^,_'1m^R!�.4�: ..,,,x^:, ... .. . . �., ... . , . . 'r. ::.' -:' :: �i� ,..��.,.-.��..�.._... .,....�.�..�,:. �,,. , ..�..:,.�,.._e.s.-.:..�.:_w.,..:-..::.._....::.:,::U:......t_w��c,,..�.�. ...�_ti:y�..�.,.... ._....h_r_x_.___.. ,..�....�......-.J...�... _._ ....v,._i.�....,__,Jl _._,�.....�....,. . ..«..,._..�...... i,:. ..: . � �, �, Medium-Hiqh Deneity Residential in 1983 and wae annexed into the City that same year as part of the 132 acre Krueger annexatian. Btaff contende that the physical �mprovemen�a and �hangee which hav� occurred at and aear the site have ' been anticipated by the City nf Tigard, the City of Beavertan, Waslxinqton County, and ODOT. It was the deliberate intention of the respective juriadictione to , encourage the aievelopaent of Medium-I�Yigh Density Residenti.al neighborhooda within thia �rea and to deeign and implement future improvementa to accommodate thi� growth. Thc� fact that expeated growth and increaeed traffic volumes have occurred ahould not diatate the at�andaxunent of the carrent plan designation. Rather, these planned changee ehould be aiewed se eupportive of the continued plann�d for development of the area under the ex3.etiag designatione. ` similarly the applicant clairns that �ubstantial traffic pollution (including noise, vib�cation, emisaiona and glare) has ended the euitability of the eite far resid�ntial use. The applicant providee only aub�tant3.ation for the claixa of noise pollution. 8taff con�ends that this claim is not a valid baeis for the approval of a zoning redeeignation requeat for thie site. If this sit� were t� be rezaned becauee the alleged substantial traffic pollution had in fact ende�i the eu3.tability of the site for reaidentiaY use, staff would then aontend that it would then be rea�onable ta aseume that all properties abuttinq thes� eame atreets and intersectians would be aimilarly affected and should be aimilarly be rezcned. Additional].y, etaff contenda that the immediat� area would not become lees polluted with the advent of additional commercial uses on the eubject site. Rather, ae eupported by �he comments submi�.ted in rsf�rence to the applicailt�s traffic analysia, ataff contends that the levele of traffic poll�tion at this intersection will, increase with the advent of commercial development. �raffic goliutiom (noiee pollution) can make any regidenti�l site lesa desirable. However, �taff doee no�t feel that thie inc�icat�e a necessary converaion of a eite from Med�.rim-tiir�h Denaity Reeici�ntial to General Commercial. Whe�eaa this site may not provide the best potential for khe dQVelopment of a garden style apartmeat cnmplex (such as Sun�lower Apar�ments or For�st Hideaway Apartm�nts located to the south), alternative farms of reeidential development are available which may be better suited to this �i�e (eg: urban style courtyard apartment configurations, cl.uater housing, eta.. .). The �ppl�.Gant aleo etates that one of the crit�rion used by Waehington County in the siting of commercial centere is that inter�ectione to be avoided are those that have: .o.congestioa probleme or abrupt changes of gra►de, ir►tersectiona formed by acute angled streete and othex situations where additional traffic generated would cause undue traffic congeetion. The County in 9.t�s Traneportation Plan included the eubject site among Washington �ounty " lacations with significant geometric design concerne (acute angled ' streets). The major traneportation improvement adjac�nt to the �ite have encled any adver�e qeometric design concerns at ita loca�3.on. In light of Washington County's comments concerninq patsntial future acoese problems to the eite, staff finds that thie aituation hae not changed to the degree so as to have eliminated "any adver�e geometrio design concerns." Therefore, whi18 changes have occurxed at and near �he subject site, s�aff conteads that these changes have �ither been anti.c3pated or are not of subatantial mer3.t eo aa to neceseitate the approval of the requested Comprehensive Plan Amendment and Zone Change. The applicant aleo a�aerts that two mistakes were made in the zoning of the subject aite. The applicant stat�s: The theme for the Bull Mountain Community wae low density residential opportunitiea with limited commercial opportunities. Yt would remain a STAFF REPORT — CPA 91-0001/7c�?d 91—C��JCI = Sa'hQoS PP�GE 11 � � � � _ --„ ' • ��` rural community within the UGB. This was a mietake in the CFP (County Comprehenaive Framework Plan). 1 Staff does not agree with the applicant's implication that the theme set forwasd in the CFP �County Framework Plan) would relegate the Bull Mountain Cammunity to being a "rura]. community within the UGB." While the applica�nt correctly pointa out that the minimum growth alloeations for the Bull Mountain Community were eignificantly diaproportionate to other communi.�ies, ataff con�ends that not all communiti�s ahould be designed to contain approxima�ely the eame percentagee of � specific Comprehensive Plan deaignatione. Additionallg, the applicant offers no 'y information ae to what specifxc changes in Comprehenaive Plan deaignations would have been n�cessary in order to prevent this community from being a "rural � community." �E� ;:� The applican�'s second claim that a mist�ke waa made in the zoning of the aub ec `'� site is as foll�we: ;;fi r� The Bull Mountain plan changed the Northwest Subareae residential � oppc�rtunitiea to all medium-high density but it did not change their �,� l.imited commercial opportunities to mirror their change in reaidential � t.F density. This was a mistake in the Bull Mountain plan. � The applicant sete forth th� locational criteria and d�finitional information for �� both Nei�hborhood Com�mercial Centers and Community Commercial Centers ae �m apecified in the CFP. Acoordgub ect site iafclassifiedeasfCo unityhCommercial '� �� applicant conaludes that the j � Center property (site �ize is within the range of three to fiftee,n acres)a The applicant states that under this CFP dgfi.nit3.on, the distance between suah c�mmerc:ial centers is to be between� two to five miles, depending on density and market analysis. Staff finds tha� since thlicant's Retmil P b ic Need Finalysis multi-family zoning de�ignationa. The app � demonatrates that by 1995, a 10.3 acre shortage in the amount of land designated for retail uae will exiat within the pr3.mary trade area which was analyzed by the study. The recommended diatance between suoh �ommunity Comm�rcial Cer►tere would logically be much closer t� the two mile minimum than the five mile maximum• � The boundaries of the Pri.mary Trade Area, which werce aet by the ap�alicant, were � arrived at by applying the following definition: The Primary Trade Area of a neighborinood-�erv�ng retail center in a auburban ars� is usually defined as the area within three to five minutes [by �utomobile] from the center. ' A brief look at Lxhibit 1 "Primary Trade Area" which was submitted by the { applicant (see attached) will clearly ahow that there are currently fiv� developed �o�untain Community��thelapplicant statearade Area. With refereence , to the Bull Ma Thie area has no ahopping centers wit�in it. The area ia 2/3 to 1 1/2 f milea from the closest shoppiag oenter with snme exceptions. 3�aff conter�ds that those exceptions are the Murrayhill �SarketplaEe and the Greenway Town Center which are bo�h within approximately 1/2 mi].e of the subj�et � si.te. In addition, an approximat�ly 2 - 4 acre undeveloped C-N (Neighborhood ;� Coaimercial) si.te which is located approximately 1/2 mile to the southwest along � the proposed Murray Boulevard Exteneion. '� The applicant aes�rts that a mistake wae made on the Comprehensive Plan Map with �� regard �to the short�age of General Commercial d�signated properties slong the Scholla Ferry corridor. The applican� maintaina that the proposed rezoning is � in�end�d ta help meet �he daY to day needs of the residents of the aurrounding r_ nei�hborhaoda a�d thoes who are of a gase-by natuxe. Additionally, the applicant �� .§ ,r , n , ..D PA�E 12 F;��;,6 STAE'F ��'ORi - C:YA 91—uu�i�vr'viv 9�—v�C� — .s�,.�� .;� },3� `'�r �'`{, ��'.: i �•� �$i$. �';ii:=:r�. ,��., .. . . .,. . ,.,... ,a-,,,. , . .�.��,�ti ..., ,, .. .� ,,. ..,__ _ ,. , .. ..... , ..,,.x ,..,.- .. , ,,.. . , �, _ ,. . ,.. �...�.�. � �;; atates that thie ie an intense market for commercial uses and that theae uses will serve the needg of the area�e reeidenta. It is th� applicant�s contention however, that the City•a Compr�hensive Plan Map doeg not provide enpugh appropriately z�ned land to meet these neede of the neighborhood and coa�munity. From the applicant�s viewpoint, a miatake may exiat. A large market deppand may exiat that cannot easily be satisfied by the current inventory of properly zoned I developable land. 5ince the applicant etateg that the amount of commercially I� zaned land within the Bull Mountain Commnnity Plan is disproportionate in relation ta the amount of commercially zoned land in other community plans and that additional comme�cially zoned land is necessary cvi�hin the� Bull Mountain Community, �h�y conclude that an additional amount of land muat be rez�ned for , commercial uae. Staff contenda that if additional land were to be rezoned for I commercial uee, thia land eho�ild be located in a centralized location within the interior af the Community Plan, ao as to aerve to majoxity of the community•s residenta, rather than at the northern extremity of the community, as ia the caee of the subject site. Additionallp, �rom a land uee planniag viewpoin�, other r�asone exiet for not trying to eatisfy every sconomic market demand. The Gity of Tigard has paid cloae attention to the amount pf developable aomunercially deaignated lanei along the Scholls Ferry corridor, as hae the City of Beaverton. The cities have cho�en to limit the amount of general cammerciaL order to reduce traffic congeation alorac� the highway in order to� re uce 8the app�earance of atri,p develc�pc�ent anci in order to rainimize traffic, noi�e, and lighting impacta upon surrounding neighborhoods. The limitation u comm,ercial deaignations was not a mistake, but inetead was a conaciou�ndeciefon to limit th� amount of developable commercial px�operties along S�holls Ferry Road. The Ci�y of Tigard has looked at several other proposale for re-deeignation of properties to General Commercial and Neighborho�d Commercial Alan designatinns along the �c�al3.s Ferry corridor and the City has aoneistently denied tk�as� i; ` regussts. On the propert� located on the eoutheast quadrant at tlne interaection of SW Narth Dakota Str�et and SW Scholls Ferry Road, the City Council denied a requeat to change the zoning of the entire property fram Comcnercial Profesaional �C-pI tA General Commercial (C-G) in 1985 (CPA 3-85/ZC 3-85)� The Council's decision was appealed to the Oregon Land Uee Boaxd of A deny thi� appli�ation wse uph�ld. The City found that there wagTno evidence of a mistake and the land zor�e deeignations for this area; there was no ov�rwhelming need for addi�ional commerciallg designated lands in thie area; and the Council expressed concern with traffic alcsnq both North Dakot� Stre�t and Scholls Ferrv Road. A later Plan/Zone Change reaue�� f�_ � , mixture of Profeesional Commercial, General�Commercial�rar�d Y N�ghb�rhood �: Comm�rcial des�gnationa being appro�ec� (�pA 10-86/ZC 18-86), Addi�innally, the Gity Council in November 1989 denied a re redesignation of an approximately 1.9 acre �est for the Medium High Deneity Residential to Neighborhood Commercial (CPA 89 OS/'ZC 89-OS).� This decision wras largeiy baa�d upon traffic concerns wit�h regard ta the intereection of Schplla Ferry and SW 135th ae well �s traffic along SW 135th to the south. In review of thie application, the City Council wae unable to find that a mietake had been made in the original designation of the property or that auaommercial design tior�ccu Staff�concl d�a�th t�thehs�ac�ne hd�de tra change to current application. ue for the In summary�, Staff doea not find that a change in circwnstances has occurred in the neighborhaod to the �xtento or of the nature, so as to warrant the approva7. of thio currant agplication. In addition, staff doea not find evidence of a mistake in the original plan deeignation. Canversel original Medium High Denaity ReaidentiaZ desiqnatiora was carefully�c ncei ed and was int�nded ta minimize the poseible impacts upon acijoining land uaes and to minimize traffic impa�ta at thie congeetesi iaxtereectian. The existing Meclium gmp�g ��i � �rA y5.-OaOJl%ZON 91-0001 - GROSS PAGE 13 .:, ,-_• � .�,, , .,._,. . ,., fi , . ,.- � � _ _., .:_ ,,,�,,, R��, _....e.�...._._.. ,.� _ _.. . � :�z.w.,�xu x4.�._�_�___.._.�. .,.,-..:.:�:�.�-..___._..�..._��,w..�w�u��..�..��:�u.�,.��.., w , .� . �.� _...A...�.u�12...J�N..w„�,..1Jt�:�b...�....��'�'..w..,.s....��..x.,��,,...�.k.�...�"u,u�..�,_t��s....,..�.�u:5...-ri.':,x�W�.+�w..� �.��'� a,. �,: a, . . ii,` � ; i' r�, �''i �1:� � . r". t, ti:� � t H�gh Denaity Reeidential Plan desigrigtion and R-25 zoning deeignatian for the 8�je� p$rc�l ehould 'be maintained. �- �iD71TI� : The PZanning Divis3on r�commendp that the Planning Coromieeion forwaxd a recoa�nnend�tion to the City Co,uncil for DENIAI� of Comprehensive plan Amendment CPA . 91-00,01 and Zor�e Change ZON 91-0001 bas�ed u pon the foregoing findings. f ,- PRIRPARE� �Y; Ron Pomero` � Ase3.staat la�ner r� � ri APPROV�D B�t; Diek Bew re orff ; �! Senior Pla�ne�r ' a�1\cpa91-01.dec ,.;�i _`':'� � ;:<"::v `� .�:,�.-�',,_� . -:�< � ,(r �_":�i:!' . ,,}:i .-'�,'f`',.� �...�:��;�� ';:5:_. ��'t 'j'jy� ;„f'' :� ! ;} � � ''�'i�r" ��RT ^ G.'PA 91�00�].f ZON 91-0001 - GAOS$ PAG]5 14 � ; , , ,'� ;. � ,--, _,_�-_, � �: ,-,- ,,-�-��. ,� ir <<I ,dI�. .1 vfi ,"`a?'^ - r , ... .. . .. . _ ��i � � , . ■��I� �• . !►� . . ♦ � ►► .. 4 ► / _ � . / ' / � _ 1 �� 1 ' I ' � . ,, � � �i � �. `` . �--�- r� �� - � � , . . �1► � � � �. ' �� . ��01�� ..� � , . - �� .. : -� �,��,. .� � ��,�� .. ��1��:► .►.'►��' �� ■��A '�� " ' ��i � � � � �� r�u� r = � �� . .� �� t'► ■ �: :� �' � �� : ■� ■�., �sl�� ' � ' ''' , �• �1s ' • i= ��I�I ' �' � , � ,. //III: ../�11��111�� 11��!_� � �i�� - - � � r � 1i�- � � 11-�!. . . � i��ll ■1 ♦\ /� �. ��11. ► : ; „ �- �it • ,■ . -��.�� ,� . _ _ „T . -y, --.:� s , -�.��aa.1�v...,�C::�.�:t�.�...��,�,�..±.....r.r�.:�r,�wi;e:.uac..,»:_.._.�.+m:.,,��,.x:�..-,...,..,..�.::.� �� - � .. � � � �....:w.�.x.,�,.-.m.,�.-��..,�x,nx �•�� .,,.;--�.�..�v�..�,.,...�.y... ......,...... .._ ..... ---- � � � + � �;a' ROBERT CHARLES LESSER dc�O. 11-3785.00 EXHIBIT 1 ;� PRIMARY TRADE AREA, LOCATION OF COMPETITVE SHOi�PING CENTERS, 3 + AND VACANT LANb PAR�ELS � �:' � � . ... . . . . . . . � k� RET/UI.CENTERS r�oura� - M,►u. : � i � ' ;. : Mw�c.r �n.�c.�.r sa�, � ' .s, qlyMwoodG«�w ts:�ro °O'"°L — t 11yl�nd HNIt C�ntw . �.219 �s m�l �° � ; !AAUrt�y:Ga�inp. '21.�t ieun = � < 'AMwajrhll M��kN Plros 7E,942 � � w .�ow �'�f 'CifNmwyTownCMIK 76.760 ` �+s�e�ao � !� , pa�ittld�Sl�appup fwniK 2t610 � � N(rtibus GMM 10.715 � , .: . Pacitic Plao�Cent�f tA,350 �'" � �^� �� fi� �� o � ;� � � � � , . 8 �,,,,�, � _ _ . :Y � �.. � � � - i � [. �� ' $ � i�� €� �� A�r�NarvE stres �� _ � ru�aw � Mtp Kry ZonGW `v°'wps • ZO$ � � �, � N�dghborhood 3�Mn 03 •• � � N�ghyarhooAServke 1LC ��;.:... : ..;;�:.:..: Z'7 r • -'%3%'<:.%.'o•:i�%:%3'�'`'�::rii%�:i�y::• : '�r< rJ(;}t::a';�'��N{�y�fi�.��.;,.::{wl��f;:f>{p+ n�=�.. fi�iphbOfh00dS�NiO� OS � �� v{�ry� f��c�,�,�5 y� /��,..,`f��..,_ ... �I }:fi ��a `..k y� d�y��j$,'�',�-•�� } �k�J`�.E�.?��'`�� '. _II }�� N �m. ��7 :;.:ij.v k {^� }Y }� frf:v';� .. :.:t::: >`f.�^�i <;`',:`•t y< -^C`�`r�'� �r.: �•,"�7 f;••: { : i �.r�:::ry::?i't.;>` ..r:�:; �:?ti r�.h�iy�•:.r••:� _r�� .at;<,..�.��;.�� . � ��.�'+;.. �' Cp7rflNeiiYPfiDtastiOA�l 1.< ::<='r''f:�Yu.?�;<�`sx'� :�'�;i��.�,g �la� {� �`��' ., � ��?f� t�` F,^. `/.'�'� • 'a`k� f'��''t>�. 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' 1 RPPLICAN7''S 5TATEMENT � �OMPRENEN&IVE PLAPI AM�NDMENT AN� ZONE CkANGE AEQU�54 CITY QF TIEiARD'S CTTY COUNI�IL 'ANO PLANNIN6 CQMMISSION �ILE Np.: CPp 91-01/ ZON 91-@S Rppli�cant r�c�ues#s a co�nprehensiva plan aMend�ent and zone chang� with �eapeat tn parcels lo�a�ad in the aouthweat quadrant of' the irrteraectior� es of 'SW Scholla Ferry and SW 135th Ave. therefnaftar called �khe sub�act ai{ef, Applican# reque8ta a land use che�nge fro�n e�ediuM high dens�ty residen�ial, R-25, to genaral coMr�ercial, C-G. Applicant finds coa��arciai paneral, C-G, ia the highest and baat use of � the subjact sita to the cor�nunity. L�: Applicant f3nds: �` �,': 7he land uae chara�e is consistan� Wi�h all applicable pl�n policiea, ' H �ubat�nt�al attange in phyaical and other circun�s�ancea, inaluding changes in the f lndinga or agsu�np�ions upon u�hich thas co�prehensive � plar� Waa k��ed, hava occurred since the original land use � CIQS ig118t 10Ft y 8117c3 A n��stako was �nade in the original land use designation. R. FACTS ' General ,�nf ar�n+at ion APPLICRN't: Bill Grosa 3019 5W Har�pshire St. Portland, OR 9?2(D1 228°3Z28 OWNEEtS: E. �leen Gross . E.W. a�d l.ynn L, Gross �955 SW F�irview Blvd. 3019 5W H�Mpshire St. Partland, OR 97201 Portland. OR 9?2fdi PRRGELS• WCTM 1S1 33CH Tax Lot 100 WCTM 1S1 33 CR Tax L�ot Z00 ;., That por�t ion of the parcc�l WCTM 1S1 33 CA Tax Lot 10Q1� which is north of the � � Su�nr�ercreek fJ,oadplair► �',+�F1 a�'-r"i e i ��: o j_(A� _ �R(�� — P�1f�� i ,-;-.-r.-T--�<-� F•---.,--n--;^�.r�, -r� --�r,r . . � ;�: '� , ,,.---'- � � ` .� �.�.�..,-,m�,�,,-,�„- .� . �- ., . „—. .,, . ... �..,- �'- ---- , _ _�_.�....,._..._w._....,. .... �.F-, . .,. - °- � . _ _ .� ... ��v� �t � ��..� _... y,.,. x.,,:,wWa.W:;..��...l.�.�:� �,.._,_ ...,..,.��w._.._..._ _:.�_..��.. „� , �;' �v � ��' � SIZEe 4.15 �crea i 7ax Lot 10Q1 1.75 ac ! Tax Lot 20tD 1.32 ac ' �hat portion of the parcel Tax Lot 1000 Which is narth df ' the SuMMer�creek floodplain 1�0$ �c � Total 4.15 ac I LOCR7ION: Sou�hwest quadrant of the intersectian of SW Scholls Ferry and SW 13Sth Rvc. ZqNIN6: R°25 Backoround In�orn�at.ion Tha Gity of Tigard, �oundary Cor�Mission. and DLCD met to discuss the Kru�ger �lnnex�tinn in June 1982. The Krueger Rnnexation was 132 acrea �, ' of contiguous parcels, including the► sub�a�t sito. 7he annaxation was to the west of 135th, eas�ti of New Scholls Farry, south af Scholls Forry, and north of Walnut. � The Washingtan County 8oard of Coue�ty CoMC�issioners (BOCC> deaignated the northern 9� acres ef the Krueger Annexa�tian, including th� sub�ect sitem as high denaity reaidential, �t-24, in Rpril 1983. The BOCC �lso designated 2-4 acres of the annexation as neighborhood aor�r�ercial, NC, ��k the same tir�e. The NC s�te was located in tha �r northWest quadren�k of the futur� intersection of 135th and Murray, betWeen Morning liill and Walnut. Its final size and shape depa�der! on the alignn�ent of the fut e intersectinn. Ths NC site Was l�cat�c! ad�acen# to e�xi�ting public facilitiea. T6�e Tigard Wafier Diatrict had inrstalled a 16 inch Water r�ain in 135tM, between Morning Nill and Walnut. Deva2opers had stubbed a City of ' : 7ig�rri eight inch sewer� lYne in 135th, �t Morning Hill. Tiia ha.gh density residential and coMmercfal uses were adjacent ta ' arteri�l-collector �oada, to-Wit; 135th. a Counfy Ma�or collactor; Sci�olls Ferry. a State Ma�or arterial; ar�d Naw Schollg Fe�ry, a &tate �ninor arterial. I . , '>:; ' r;'k;; � �'' � t�ia l;�� L;:- � i CPA 9i-01/ ZON 91-05 - GROS5 - PAfE Z ,�g ,�;:;s �:=;:8 „ V _ _ . I ' � `� �' � .a.wa,3, . . {� {° A .. 1/ t p�'.,'\ \ , ti�� 1 The Waahingt�n County Public Worka Division had conducted a study of . futura paek haur traffic volut�es on Scholls Ferry and NeW Scholls Ferry, in Fall 198Z. It pro�ccted peak hour two-way volune far tha year 2000 at thr. sub�ect site Wpuld be: 1 ,200 vehiclea �t PM peak on *cholla Farry. and 550 vahicles at PM peak on Naw Scholls Ferry. The County had previously daaigna�ed all 132 acrea of tho Kruetger Annexation, inalud3�g the aub3ect site, as loW density rasidential, � suburban reaidential� R-S1 , i� April 1961. The City of 'Ti�ard agreed to adopt tha Courity land use desipna�iona within tho Kruagar Annexation, in June 1983, as a condition of County approval of the annexation. . The BOCC aslopted �Ehe Bull Mountain Com�nunity Plan, which included their , land u�e deei,gnationa �rithin the Krueger Annexation, in June 1983. Waahfng#on County �eceived brief cor�r�ent oa� its Bull Mountain Plan froM The C3�ty of Tiflard, on March 31 . 1983. to-Wit t "To date� tha Ci�y af Tigard has not co�npletely reviewad the CAUnty'8 ' Coa�aunity DevelopMent Ordinance d�°af�k. The City seeg no ob�ection wi#h thoc�e portions that have b�en reviewed." "Dua to aur coMprahansive plannin� efforts and our li�nited st�ff in which to aonduct a thorough nevie� of your plan, our con�r�ents Will be � lin�itecl, Wa hope to coordinate tha City and County codea whar� necessary during �he eoMing Mnn�hs," The County reaeived no cn�nroent on ita plan fron� I�PU #7. Tha Boundary CoMMissio+n annexed the Krueger Rnnexation, including the aub�eat aite. to T�gard in June 1883. The City of Tigard� pur�uant to it agreer�ent with Waahi�gton Coun#y. dcaignetad the nor'tharn 90 acraa of the Krueger Annexation, includin� the subjec�k aite, as r�e�liut� high density reaidentiale R-20, in its land use request. CPA 10-83/ZC 2-83, in August 1983. The Gity, bound �to the County agreer�a�+t, design�sted 4 acres of the annexation as co�nr�areial n�ighborhood, C-N, in the ear�a request. T'he sixe and loca�kion of the C-N sita Waa �ub�ect to char�ge upon ttee reviear of the road alignMen�ks at $he future interasctian of i35th and Murraye The City reca3ved no coMrosnt An its request fror� NFO #7. ' Tht City of Beaverton ina#alled a 27 irech sewer trunk line, the iln�fied §; '` Sewerage Agenay Weir Trunk, in SuMn�ercreek, which ad�oins the �ub�ect � � site, in SumMer 1984. � ; � , � � ti LFfi �i-vi i i it3Pvi S i�v'�� ° �s:3�� - �°E3r� � � i I� _ _ , .,.:: ,. _ _ :<:, :• ,. C �^.;�1 �� The Oregon State Highway Division conductnd a 14 hour n�anual traffi.� ; adunt at the interaecticsna of Flew Scholla Ferry and Scholla Ferry. �nd 13�5th and Scholis Ferry, both ad�acent to the aub�ect aite. in November 1986. It est3n�ated 24 hour two-way volur►e at the site in 1986 waa: 17.000 RDT (average dsily trips) on Scholls Ferry. 6,Z0@ Al]T on NeW Scholla Ferry, and 1 ,900 RDT on 135th. � The S�ate Highway Division conducted a peak hour r�anual traffic count at the sar�e intersectiona, in Feb�uary 1987. Yt founc� paalt hour tuo-way volur�e a�t the sita in 1987 uas: 1 ,53@ vehiclr�s at PM peak on Scholls Ferry, 640 vehi�les at AM peak on New Schnlls Fer�y, and i 170 vehicles a�k f�M peak on 135th. '�he Stata HigF�Way Qivfsfon conducted a peak hour t�affic noise level count along Scholls F�rry and at ths subject site in Fall 198?. It found that peak hour traffic noise a�k �Ehe site was 7Z decabela ld�). 'Che Highway Oivisi.on faund that 1987 n�ise lev�ls along Scholla Ferry and at the site were highar than the Federal {iighWay Admfnietration <FHWA) standards far nofse sensitive residen�ial land use. I# found i that noise mitigation for seaond and third-story apartMent units was not feasible becau�e soundw�lls to protect upper-story units wauld be too higha The Oregon 5tate High�ray [3lvision Environ�nental Section sent its � Noise Study Reaort to �he cities of Tigard and Beavcrton. The report � urged ti�e cities to recognize �that the noise levola along Scholls Ferry Were in conflict with FHWA residential noise standards. It urged theM to recognize this noise pollution in any feature changes to their con�prehensive plana, zoning districts and builtling codes. � The HighWay Divisian ir�proved the in�keraection of Scholla Ferry and �� New Scholls Ferry. adjacerat �ko the sub��ct site, in Spring 1988. � I It installed a new treffic aignal at, and roaligned, the inte�rsGCtion. `� '� � I The City of Tigard realfgned the intersection of Scholls Ferry a�d � 135th, ad�acent to the subjeat site, in 5uMMer 1988.. � The City also Widened and iMprov�d 135th With sidewalks and lights, in � Sur�r�er 1988. It built a nea bridge over S�r�r�ercreak. Public utilitiea ;� i installed electri�ity� gas, telephone and cable underground�s within the � ! \ right-of-�ay. 1'he Tigard Wate� District fnstalied a 16 inch wator Main n � �',, ) within the right-of-w�y. �� i, i �� i �: CPA 91-01/ ZON 91-05 - GROSS - PRGE 4 � '� �� l �,4 a i� � �',,. � .,.. _. . . _ �._ ._ . . .� ..�, � . __ _.� _.:. ,.. . ..., ..�. , — -- — ; ��r� r -..: ..._ . . v �� I . y : --_:.�.,:_:., . __,,,. _ _ _. -._ _ , ... .. ;..�: . �? i C +�;t 1 The City of Tigard prohibitad parking on 135�h, in Spring 1989. � I Tax Lot 100 uas the sub�ect of a land use request, GPA 89-08/ZC 69-08, in NoveMber 1989. The request was for approval of a coMprehensive plan aMendnent and zone change fraM r�ediur� high denaity reaidantial, Ft-Z5, to co�mercial. neighbarhood, C-N. The requeat Was denied upon staff and Planning Co�nMiasion finding that approval of the request should be delayed until public transpartation � iMprnvea�ents to the area could be coMpleted and traffic ir�pa�ts froM �developMent on the parcel aould he adequately asaessed, to-Witx � �� "In conclusion, ataff finda that the propose� Plan R�+end�ent... ia �� r generelly consistant with all applicat�le Statewide Planning Goala, Cfty of Tigr�rd Plan poliaies, a�d the locational criteria . ... Tha � City of Beaaerton, Washington County, tha 5tate Hi�hWay Division and ;� staff all share concerns �about the si�ort-terM ir�pacta of traffic in the � <, araa arrd access to and fro� tha pc�operty. . .. Future constructfon � � plans for the SW Scholls Fesrry corridor. this inter°section and OId and tdew SW Schalls Ferry Road are not final at thits ti�e. Therefore, staff reaor�r�ends that an approval of thia propoaal be del�syed until suah time �that the publiC i�nproveMents to the araa are cor�pleted and traffic i�pacts of any d�velopMnnt on the subject parcel can be adequai:ely � assessed." � �, Tax Lot 1000 Was also the sub�eGt of a land use request, Ni 89-25, in � January 1990. 7he request waa for �ppro�al of a lot line adjus�kMent. The requsst was approved upon staff finding that the proposal �net lot � line adjustr�ent s�tandards �nd Minor land partition criteria. ' Lot 1� was a 5.07 acre parcel, Which Waa split into tWO d�velopable parc�ls by the SuMr�ercreek floodplain, to-wit; 2.Z4 acres to south of the floodplain; 1 .08 acres to the north of it; and 1 .75 acres �rithin the flaodplain. The lot 3ine adju��Ment mer�ed the southern 2.Z4 acres of the parcel into �n ad�acent parcel for future Multi f ae�ily reaidential development. It retained the northern 1.08 acres, and the floodplain, within Tax Lot 100R1. Trir�et started bus service along Murray, Scholls Ferry and the subject s3te, in 'Spring 1990. I#s Route #62 is a weekday daytir�e bus scrvice. Y� has 54 schcduled stopa each weekdsy at the intersaction of 5cholls Ferry and D35th adjacent to the site. Route #6Z conne�ts with several routes at the Waahington Square Mall, Which extends bus service to the Tigard Trangit Center and to the Portland Mall. It connects With a nue�ber of routes at �he Reaverton Transit Center, Which extends service to the Portland Mell and \ Hill�bo�o. J �PA 91-01/ ZON 91-05 - GROSS - PA�E 5 � _ ,._, ...; .__ .. , — �, .,_ . .� ________�__.-_-�.,'._..�,-� .. _. �._.. _ ,J _ _ . _ _�.. „r �;.-��, .: :��,��,x .de,.,.�_v --- _.__._._ _. ,<.� _.��t . , ,,� ;� -v..W,:. ��..::: .,..�_- .. J:�:.;,.,. :t.....,... .� ,, �- �� , The City of Tigard aub�itted its periodin �°Pi1w1990i{¢It ��au�fiea a � P plar� and land uae rcgulationa to CH-DC. during i�ta Periodic �study of reaidential and co�n�ercial land use, ravieu. in Fall 1989. It faund, in ita draft housin�l report. �haalloWad "7he Metropoli�an Nausing Rule requires that the $�e�'�9e dQnsity or all deve��-� reaida.n��. � Within the City's origin�l. planning ¢ unit� per scre. The City's a��e be a Mini�+u�+ di ten d�el l ing acknowled�od coMprehanaive pian in 198�4 fi��no°po�tunity'Wasr�3•��0 ;t ; davelopable re sidential land and the hous n9 p @i ht plan � unita for a� density of 10 unita per ac�e. Since '� en. g R: aaendenents that included davelopable reaidential land have been '� , approvad. 7he current inventory inclWhiahiis9 a danaitY�'��OG�ssunitsa ��. hou$ing �PPd�tunity for 13,112 unit{hQre is the opp��t�►ni'�y for over ' per acre� Of these houainp units, � g,000 units to be attached sir�gle fa�31y or r�ultiple far�ily houaing, �+.:� thus a�xceeding the reRuireMant of a r�ini�ur� of Stb percent." � It found. in its draft eeonoMy report, thata "In lat� 1989 the City canducted a t�x lot by tax lot s�rvey of vacant � ; and underutilized land �ith3n the 1'igard City li�its... • To' �-�t �8 1981 1989 ?6 S9 ��' 0 C-G(PD) �4 R r�a�or highlight of the table is ��educeddthe�supplynof9landazaned by+eoonoMic dovelop�ent has drastically ¢or Generml CoMr�ercial �s�. �I�ceno�vacant�GaC�designatodllandeavailable Were to continue, th��Q W,°the lack or dianinishing $�PP1Y of ��nd by 1994.,.. In sun�r+ary, available for co�M��cialtdevl�opQP�e�en{g��Mef�os{ $�g�yficant�chnngenin City economic developMen j econo�eic develop�ent opportunitias sirece the aaknowledge�nent of Tigard's co�prehensive plan. , . changed the cor�plexio� of the City froM $ "R�pid populatinn grouth •• suburban cor��unity and created a rapidly rural caMr�unitY tn a 51r°�►i�8 � expandinQ de�na�d for gooda and servielo'ingrcor+r�e��l�lnz naslalang the �a�or hfghwaYa thrs�ugh the City, dev p highwaYs and othar r�ajor a�'�erial street�•'� ��Co��ercial activity �as developed i� a strip along HighwaY 99W• with HighWay 217 �nd portions of Scholls Ferry incre��sing develop�ent along enar°al retail Road. Thia ancludea eatingi�s5scs�nking establishr�ants, g and nuMerou� individual bus �I�..z�;. 1 J t/,° CPR 91-01/ ZOM 91-05 ' GROSS - PAGE � ,�,- ;,°''+ �.:; , : � t -r,,, ,,-� �. __ , __,.. .: , ,,,�.�.,� �,�.,. e ,-- t , , ,. t>,;� ,�,� .,_.. .,_. s=--3 .'":`4AS..^'.§Sid6."=" . _v.�m ,wtiyl,...+r. �- ..�_ .. �nr.4 > — , i�isu�..,_.�.��.:�.�......_.,v..,..�.... . . �. . �_,.... �....._.,..._..,...,,..,..,._...._.......,.._.N,w.�,..:,K,.�w_n..,.,eat..:�,..�...xsY..:.��....;�".��-'...r�:;sL...:,V.�e.. h �:.iu��- ^'ss: .tt��u:u.,� «:xA,.�. . . rt�k�. ,� �. ro' � {C ta � � "... cor�r►ercial davelopMent hea been oceuring at a rapid tar�po 3n �he City. The total value of ne�d con��nercial cona�ruction and z�lteretions increaaed eight-fc►ld dvring the period 1983 to 1989, spurting fror� ' �3 n�illfon in 1983 to 5c24 willian each in i98� and t989. The effect �f this developMent or� the aupply af cor�Marcial land Waa ou�klined ahova." Carl Buttke. Inc. , conaultin� tranaportation enpineers, conducted a study o� #ha traffic inpact cxn publi� st�ee�ta fror� cor�nercfal retail land �asa at �khe sub�e�t site, which abuta ScF�olla FCrry. 135th and New Schnlls �arry, in January 1991. It f:[nds poak hour tW�-way vplur�e at the aub�ect nita in i991 is: 1 ,96S vehiclea at °M peak on Schaals Ferry� 655 vehicles at AM peak on Neu Scholla Farry, ancJ � 655 vet�3clas at RM peak on 136th, Garl Buttka, Inc. estfr�stes 24 hour tuo-�ray volur�e at the sub�ect site ' ,. in 1991 is: �' �S,000 AD'� on Scholls Ferry, 9,500 ADT on New Scholls Ferry, and ' � 6,000 ADT on 13S�kh. Ca�l Buttke, Inc. finds no adverae traffic iMpact on public streets froa� Commercial retail lnnd uae �t the aubject si�ke by 199Z (the State Highway Division Will finiah fMproven�ents to Scholls Ferry by then>. Robert Charles L�ssor b Co., consulting re�i eatate econo�ists, conductcd a s�tudy of the puhlic nead for cor�M�rcial re�kail land use I wfthin tt�e comr�unity around the subjact site, in 3anuary 1991 . It II finds a shortage of developable cor�r�arcial retail land use within the cor�r�unity by 1992. i � The State HighW�y Division will afieu�t ta ir�prove 5cholls �erry, betWeen �I Fenno Creek and Murray, in 5pring 1991. It Will Widen 5cholls Ferry to f our tra�.+el lanes and a left turn lane, and interconnect tra�fic �signals. Conatruction will finish in Fall 1992. � ; The WighWay Division orill inatall a new traffic signal at the intersee#ion of Saholls Ferry and 135th� adfaaent to the sub3ect si#e. i The Highmay Division ►rill transfer all of its interes# in �cholls Ferry, � anc! New Sch�lls Ferry, to Washington County, in July 1991. It considers Scholls Ferry, and New Schalls �'erry, between HighWay Zi? and Murray, as u�ban arterials. whioh do not serv�s stateWide purposes. : .j ) .i ;':� ; i CPA 91-01/ ZON 81-05 - GROSS - PRG� 7 � ,i �� .?�1 :�, qr�--�r ---, r r - - ^n -"-�—°-:: 6— :•,� :� � ,.� . . �.. � , . .. i. ,�2 � .. ,. . . . ,i V:, x _.. , ,�4�5�. _ � �.. ,. _ , � ,_. ,.. _ � , v ,. ... .nr. -J ».u.<..a..........._.. .. .... .........�.....,, . ........._...,�...........�<«.ss v ,.��em_��...�..e^�.:�.-.:._...' :��e.u��-+au+ur..vu....y�+i�.�_.uYX,f.:Jw��::.:..L}�Y.»�>a�.r:e...m�nu .t:...u.vw.rr:vx:uvm.w..�.. ........... ._.v�...�...-.�..�.�..�......« ,, )t \ '�� The City of Beaverton haa plans to extend Daviea Rd. , fro�n Scholls Ferry to Neu Scholls Fe�ry, at Which ti�e New Scholls Ferry �rould terr�inate in a cul da aac naxt top and south of. Scholla Ferry. The City has neither �iunded nor schaduled conatruction of this plan. Vfainitv InforMation Thrae s#reets aurround the sub�ect site, to°�rit; 5cholls Ferry to the nor�h; New Scholla Ferry to the we$t; and 135th to �the east. Scholls Ferry is a r�a3or ar#erial road. Tr�nsportation �ngineers as#i�ate ADT <averaga daily �rip$) on SGholls Ferry at the site ia 25,00@ vehielesr Seholls Ferry will be Widened and i�provad, and a new traffic signal uill be instelled at its interaection with 135fih by Fa11 1992, Neu Scholla Ferry ia also an 'arteri�l raad. Transportation englneera astir�ate AD7 nn New Scholls Ferry at the site is 9,500 vahiele�. R traffic signal has baen installed at its in$ersection with Scholls Ferry. i35�th is a collectnr street. 'franspartation engi.neers estimate RDT on 135th at the sito is 6,000 vehicles. It conn�cts Walnut. which is a 1 Ma�or collectar atreet� to Scholls Ferry, Wh3.ah is a r��or artGrial J atreet and �hercby func�4ions as a majar collector atreet. Its peak AM hour arsd peak PM haur voluMes eaah axceed 500 vehiclees. Parking is prohibited on it. Two travel lanes and a left turn lano are available to r�otorists nn it. The sub3nct site is Withi.n a contiguous �nediuM high densi�y resi�iential �', district, to-wit; R-ZS �25 units per acre3 in the City of Tiga�d to the east and south; and R-2 (21-22 units per aere> in the City of Beave�tnn to the north and west. �'� F'ercela to the narth and east of tha aite are vacan#. Parcels to tfie south and We�t of the site are underutilized or vacant. The 5uMroercreek $loodplaira and a single fa�ily residence adjoin the site to the south. ApartMents, Forsst Hideaway� Sunflower and Greenfie�d Villa9e, along with �otsWald subdivision and underutfl3zed parcel� are further to the south. The floodplain is alao to the west of the site. Underutilized parcels are further ta the west. CondominiuM�, Village at Glen F�rrest, are �to the northWes� of tha site. Ashwood Downs subdivisaon is tca the no�theast of thc site. � CPR 91-@i/ ZOIN 91-05 - �RQSS - PRGE 8 �._.- ,,;,,� - � " _`. �„ _ . .. __ - - — � .... ... .,,�,_ . ,e�.-�� °-;'";T�"^"^�r"�-r-k r,s..c�+' �^......,� �r-^—' •� , �w,.. .. _.__�...».,�_.___ _._�.w� __._�.._.�.._....��...�..��..v.,-.,,�,,� .__�M�,�r�-��..,.«..�..��ss�:�L.�,:��;�:.�-,��-�.�,�.._ �;_.�._. _ _...�_.._. .__.._ 4;' 1) �J. }i � . ...::...� ) Retail centers are a�k least 2/3 mila f�or� the aub.�ect site, to-wit� Greenway Town Cenfier, adfacant to Scholla Ferry and l21st, end Murrayhill Market Place, ad3acent to Murr�y and T��sl. � ��,`� Site �,�fo��ation The �ub�ect �i�a is located in the sou#hwest qu�drant of tha interse��ion af Scholla Ferry and 135th. It ia about 4.15 acres and i,s an frragular triangle ahape. Threa streets aur�ound the aub�ect sfte. ta-wit; SchoI18 Fer�y to the n�rth� New Scholls Ferry �!o the �rast3 and 135th to the east. The � Sur��rcraek floa�lplain and s aingle fanfly residenae ad3oin tFse aite to � � the souttt. ` The sitc frants about 1 ,280 feet nf public �traets, to-wit� Z00� feet on 5cholls Fer�yo 560 fae# on New Scfiolla Ferrya end 530 feet on t35th. � ' 91X of �ts arae is withi�n T50 faet of public otreata. ��,:; Street righ#-of-may sred floodplain seperata �he site �0-250 feet fro�n a11 adjacent parcals axcept foP one. � The sub�Ba�E s i'�e i s f 1 a# and s i t s 1-1 Z f ea� above t he aci j acent SuMMercreek floodplain. It also aits above md3acent streeta, to-orit� . 1 ta3 feat above Scholls Ferry; 1-4 fee�k abova New Scholls Ferry; and 1-Z f ect above 135�h. The si�ke is visible fron� Schollg Ferry and NeW Schulls Ferry for at lea�t 100ta feet fror� tfie west and sauthwest, and froM Scholls Fer�y far 1000 f eet f ro�n thes east. More than � � The si�� is vaaant axcept for a uhite tWO story farr�hnuse� located in ' the northeaat corner of Tax Lot 200. The si�ke is covered Wi#h grass except for trees located arour�d the housa. Washinn#.on Countv Co�norehensiva Plan Inforn�ation � The Bull Mountain Cornmunity Plan Was ona of a r�ur+ber of planning eleroents which co�priser� the Waahington County Con�prehe�sive Plan. It � was an area �nd site specific aie�nent of #he County CoMprehen�ive Plan. Tha a�her eler�ents of the Co�pr�henaive Plan �rere: Comprehensive Fra�ework Plan (CFP) County Resource Qocu�►ernt � Othcr Cor�MUnity Plans . '{I CPA �4-n►?! ��"� a t-�5 - �H�5S ° PAGE 9 ,j'� ,`�, ,:i i _ .. _.. �,�"� , �, � / Cor�A►�ni'�y Plan BackQround DocuM�►n�$ Cor�MU�ity Deval�sp�dnt Code Transportetinn Plan and caMMUnity lannang ��ti�ular s�ide coMprehensive P the CFP had P Tha CFP artiaula�ke� cauTuo central pra�visions of lans• Thesa devoloP�ent policies. .�}�o �op�r�unitY P lanni�0 and iMpl�►�entin9 .� a�d {he urban growth i�portance in p Wide develop�ant �Ancap proviaion$ �ere the county- r�ana9er�ent pc�licies. - ide develop�+en} c�'�cept P�esuf f�c�t�gnd diverae g series 7ha county � balarced, relat�vely eself s of disstinat. ortion of CountY• coM�nunitfes throughcca'� tha urbare p �e�� tQ �e e�eryt policiea �'eQu3ncluding p�blicoaewar� P�blic The urban 9�'outh r�anaD tation ayatar�• D nied by �sdequate urban f acil ansao� ; ; aacoMpa level tr P wa�Eer and a balancad u� an ortion of �h� County Piana divide� the unincorQora#ed p The CoMr�unity lanning ai'eaa i�to coMr�unity ,_ thin i:ha llCB and outaida af ��i�ed in a site spacif ic Mgnnner to the i a w s P III� : e�s. Th e C FP ua P plannin9 ar a�g�s. coror�unifY P��ning � P W�sh�r+ � �- rescribed, in its CFP, tha#. The CountY P { is to create a �* verall goal o� the county-Wide d�velopMent concep ��Ytia ° balan�ed, relativC1Y self-suffiaient and diversa ortion of Waehin9'�o� �ounty- series of dis�inct, ' c,��n�nunities throu9hout the �rb�n P to the the proxi�nitY af var'lous housinp tYP�g �• , In a cor��►urity. institutional usas a�of�the ranga af �eorkplaca, recreational activies. at�� ,el�.�ionshiP t �alls oppor#unitiea aan foster $ �{h�a�ounty_Wide develop��nt conceP Self- F�ur�an activity. The�afore* balanaed, relatively unitiea. 7he aPecif ic f orr� of e��h �o�^�"�nitY for the c��at�d i v m r s e8 c o c n r� �� distinct, {1�� t h a t a x ist for co�r�unity s u f f i�c i e n t a n o r t u n i �i as We'!1 as opportuni t ies a n d wii l de PBnd on �he ahara�c ter a n d o p p I buainesintsdre�ulting fro�n�natural features.�• ' canz�ra I should include a cor�r�umtY busine�s area as a f ocus. !I of retail ��ch coMn�unity residential '7hese coro�nercial �re�� 6hould include a fu11 raflge I 'ties and office �ses With r�edi�� and high den3ity ppportunx „ uses in Proxir►ityd .. . � � CPR 91-�i/ ZON 91-Q�5 ° �R�SS - PAGE 10 `�� z , -_.�.: ,; �.,, L > , -- � �-�"? �. .� . __�_ . _ ,. . _. .W�,a„�„� ..__,.,.�..,.. �_....,.�..�a.x�.�_�.,._,_.�,.�,_ati_��,� _n._.��,��.�«..�.,..�_::x,�;�.� � - .-�-__ ,.w..�..___. 1 r:... . .. . . ......_ ..._ ,i 1� ��f � ; r � "Each aoMr�uaity, b��ring lir�ita�iona iMposed by existing davelopMent � pattern�. s��vice eapacitiea or topography, should inalude a �ix of low and �ediuM de�sity housing, designeted i� acaard with adopted locationel eriteriae . . Generally, as the distanca increases froM ahopping areas � end e�ployMent centera, the denafty of rasidential develop�nent will s ' decline." "In suMO�ary, the overall ob�active in the urban portion of Washington County is t� create a series of identif iable and indepe►nden�t co�nr�unities Where the opportunity sxista for reaidenta to have eaay and energy- efficient acccas tci work and shopping. .•• . :�; The CFP prescribed tNat; "It is the policy of Waahinflton County that coM�unity plans be prepared € .., using hous3ng, et�ployreent and popu�ation alloca�kions con�ained 3n ' the �na�prehes�aive Frar�aero�k Plan ea the r�inir+uM neceasary nunabe� �f neW � housi.ng units and neW �obs whieh r�uat be acco�nodatcd." ,; "The holding capac3.ty of the County's huildahla lands is reprasanted by � ' .; tha estiMat�d nuMber of hoMea and 3obs that can ba accon�oda#ed on thns@ land� gfven certain a�au�nptions abou� public right-of-way, ins$i�Eutional needs and hdusing and eroploy�nent densfties. Inside tfie UGB reaida�n�tial ,�� holding cepacities aro calcula#ed uaireg housing roix and densi�y '' requir�M�nts �established by Matro after an a�nount �f land needed for r;: �las�in� Q�� eaono�nic davelop�nent ia re�ovad. According ta Sta�e ruie8, :,;� ! Courty 3.s required to provid� in the Cotnprehar�sive Plan the opportunity f or a new resfdential canstruction Mix of 50:50 betweer+ dstaahed and attashed units and �n average denaity far neW residential aonatruction �` of 8 units pe� net buildable acre in the urban unincorporated area." "The process of allacating hoMCS and job� took int� account the ar�ount ,' ar+d loc�tion of exi�ting vacant lands in each area, topographic � ` features, tranaportation ac�esaibility, prevailing charactar o$ �a�� - �e area �nd surrounding coMn�unities. .. . '�� 'Phe CFP �prescribed �nini�nuM grout�h Allocations. to-wit; - « Coa�MUni-ty Plan Growth Rllocations- Minir�u� New �ppartunities Co�nr�un�tY Rlans Nousing U�c�es/ MDR MDR RB�es� Housing�Urri-t Units , Total Plans 76,221 6.09 48X 52X 307 175 185th Eas�-West 20,364 6.8Q 39X 61X 76 163 R1oha�Caoper M'tn 19,648 6•'75 40X 60X �$ rxs ' 4,818 � 3.75 100x 0X 5 45 ,r�� '> Bull Mtn 19LT u \ ��, 1{ J . � � ��' ' GPA 91-01/ Z�N 91-05 - GROSS - PAGE ti � � a G$�r i j s; � , . .. .�., � ++ye.:r,r 'r:%px 'R'° �,.:— .,u �,, ... - __ _ — a � �: � . . . - .: ... . �..�.� - _ �� . . � . . ._ . . ,�—..�.„_........_. .�.. . , ."-a:!:–:."n. . ,_.�..�. . . .f _ �� _ �.. . =-,4,� � �::� . :_ ' t � � �3 � 1 �► 1285 acres; excludea floodplain and steep slopes The County prescribed, in its Bull Mountain CaMMUnity Plan, actual groWth allocations for the Bull Mountain com�unity. The Bull Mountain Plan included �ctual gro�r�� 1locat3ona for tha Bull Mountain-Northweat 5ubarass, which included the Krueger Annexation. and the sutr�ect site, to-e�it� t Bull Mtn-Northwest Suhau�aas Growth Allncation- �� ' Actual NeW Opportunitiea � Co�nMUnity Plan Hau�ir�g lJnits/ LDR MDR CBD-CN CoMen°1 SqFt/ €� .; Units � Hcre Mix hiix Rores Housing Unit �� n Planned Land Use 4.056 * 1�.2Z 0X 1�0X 4 A3 � ' ;� Exie�ting Lsnd Use 16 � 0.07 100X (�X 0 0 � � ;; NaW Opportunitiea 4.038 " 16.41 tbX 100X 4 43 �► Z50 acresa excludes 10 acrea in floodplain, ateap slapes and drainw�ys � - " Z46 acresa excludes 4 acres in existing land use ?he Co!�nty prescribed, in its CFP, that; h 'l "I� i� #h� policy of Waahinton County ta locate development through tha � ! coMrounity planning proceas ts� considering land use can�pa�ability, � coMpler�entary scaler and averall cor�r�unity ir�pactsa and, e�tablish a clear and objective developraent review procass Whict� sval�atea � individual developments fro�n a functio�al sita design perspective. o .." The CFP prescribed land use designations and location crit�ria, to-Wit; "R24" "Charac�erizations Thia cl�aats of uses includes attachcd rasidences.. .. ' 7hese uses occur at a density of Z4 or fewer units per acre." , . "Location C�iteria: Residencas in thia claaa should be located on or � near Major Collectora and Arteraals. Throuqh traffic access to , rasidenccs in this district should not be provided fron� local streeta. ', Lnaations an nr near 7rensit Streats are desireable for these uses. Location of residences at or nea� Ma�or Collector-Arterial and � Ar�erial-Arteriai intersectiona Will �eq�uire use of construction design ' techniques to reduce potential visual, noiae, and air pollution iMpaats on occupants. If eppropriata d�sign featur�ss can pra�kect the area froM po#ential adverse i�npacts, ad�acent land usea May inelude . .. retail coM�ercial� offic� con�+�ercisl, and industrial uses.° , "Neiqhbmrhood Gor�r�ercial t NC)." / � - - _ - OSS PRGE i2 i ZON 91 05 GR CP R 8 t Q► / � �i ' .. ._ _ - �.. , � � � ��., '�' � "Characterization: thi� distriot provides ,for sa�all to r�ediuM sized ahopping f acilitfes up to 35,000 aquare feet and lir�ited office u�e. �; Th� intent is to provida for shopping and services needa of th�a ir�r�adiate .urban n�ighborhooci,and as auch �houYd be readily aacessible by car and foot fror� the aurrounding neighborhoods. The acale, op�ration end typea of uaes perMittect in this district ara in keeping wfth the neigh6orhood character. The principal #enant is likely to be a g�oce�y store." "Loca�ion Criteria: �he pr�cise location mf these u6es should ba 3ointly deterr�ined b� n�arke# factora and the cor�MUnity planning proce�s. Generally. they shoulei be located at Collector ae�d/or Rrterial in#e�sections and at intervels a mile apart. Theae uses may be grouped on sitea of up to 10 acres." The Neighborhood CoMnarcial tNC) land use designation, prescribed in th� CFP, Waa intended to provide ahopping centcr opptartunias withan � neighborhoods, to-wita i "THE SHOPPING CENTER" "A shopping cenfer �a a group of caM�narci.al establishments, plenned, developod, owned and r�anaged �s a ursit related in lacation, aize, and type of shops to the trade area the unit servea. Et provides on°site parking in defireite �el�tionahip to the types and sizes of stores. The '\ proper locatioc� of a shop�ping center cen MiniMize the distanca and J travel tiMe for° the �hopper, and� thraugh the utiliaation of th� concept, a wide range of business aa�tiv3ties can be conc�ntc�ated in on� area While providin� a central pa�king area for today's n�otorized shopper. 7his greatly reducea the nuarober of stops p�r ahoppfng �xcursion and also has the potential for 6ecor�i.ng a "town center'° which could include public facilities. . ." "Te� insure the econoMic �tability of the comMUnity as Well as services Which meet the ne�ds of the public, deterr�ination of an area's co��nercial needa should be predicated on �n analysis of populatfon ; densities and a n�erket ar,alysia as Wall as the available tranaportation i syate�, accesa, compatibility of adjacent land uses and relationship to aiMilar c4n�Mercial uses. Ne�r coMmercial developMent is anly j�astified ' When an analysis of these conaidarations and plan polieies indicatea." "CoMMercial space� will b� allocated on tha bas3s of a Marke# analysis to r�eat the needs of the can�r�uni�ye Designat�d coo�n�erci�l usea Will b� located and desi�7ned to serve residee�4ia1 cdMMUnities and deaigned to r�nk� theM an integral part of the comn�t�ni�ky." °'Rativitiea occurring in a cor�Mercial area can be detrimental if the coM�unity is exposed to tha �ffects of traffic, noise, large lighted signs, and gencrally intense activity found in �or�e thriving enterprises. When a need for car�Mercial sp+�ce arises, a site should be chosen Which providas the greatest conv��fence to the shopper uhile � p�oducing the least conflict �ith adjoining land uses." CPR 91-01/ ZON 91-05 - GRO5S - PAGE 13 �, �. _ - - --.�, , � _ � . <_ ,. _ _- - � - -- , ,,, �- � �.,, �s.�. ,�: ,,.;n-� .� � ,,. ,.,�-� ,_ ... . ._. ,.� ; 1 � �.�� "Far �he convenienca of the public, con�ercial uses will be encoura�ed to develop within cen�ers �ather then ac�ttered throughout the e�raa or 'r r�ixed with non-coM�nercial land U6C6." � "Tha design of thn center and layou� of the buildinga will be executed in a n�anner Which integrates �khe� ce�ter aa a par°t o�f the coe�r�unity and is oon�patible With aurrounding or planned uaen." "Centers are divided into four typea: neighborhood, co�nr�unity, district and regio�al, furnishiry� differant levels of service." "fl neighborhooc� cor�werci�l center provides f or the sale of convenience �oods tfooda. drugs and aundriea) and personal services tlaundry and dry ' cleaning. barberfn9. ahoe repairing) for everyday living needa." ; "The naighborhood oenter hea: Principal Tanant: Convenience �rocery store • Si�Ee Siae: LesB than two aares Locational Criteri�: Wi�khin Walking distance of a31 neigh- borhood units with direct ac�ceas �o a residential collector stroet , Service Area: fi poten�tial 3.00�-7,000 persans Distance betWee� Centers Not less than 3/4 to t Mile" "N�ighborhood cor�mercial centars will be ccarsve�iently loca�ed to facilitate pedestrian uao snd to p�ovide eaci� residentiai cQ�enunity with oonvenience ahopping nnd aervices fac111ties within a one-half nile walking diatance." "Tha neighborhood cente�'s convenience loca•tion �+akes it an in��gral part af the neighborhood but also inareaaes the risk of creaating traffic conflfcts Wi.th adgoining residential uses. Traffic should not r�ove � through the neighborhood in order to re�ch the shopping center, but ra�her should be carri�d by collec�kor or arterial streets which are detsigned for higher traffic volur�es." "CoMr�unity coM�ercisl centers contain the san�e facilities aa neighbor- p�ood aen�Eers, but on a la�ger scale and in addition, will provida fo� business uaea sueh aa po^ofeasional offiaes, financial institutionar aerviae atationa and other aervices th�t are necessary to the con�r�unity but cannofi be supported on a ar�aller neighhorhood baais." "7he co�munity coMr�ercial centar has: Principal Tenan�: Supern�arket, also inaludes wearing apparel. hardware and �+ppliances Site Size: Three to �ifteen acres Locational Criteria: Serves several naighborhoads� is ` adjacent to a devaloped arterial J C CPR 91-01/ ZON 91-05 - GROSS - PRGE 14 �.a C,. . . � � ' , . . . . . ,�.+L.w.:i�Ci..�v .>�.....�.:�� ......,_._._ ._ ....�.�:._...:. .......e..............r..,...._.�..z...-�wuw..�m�..yr�ew.uau:L:mvm's4w�maaamr�vav.aY'.:�i+»�vt�R�t.r Naa.W'•c...tM..it.:. � ':Cd:FYC i6u, :� .!��:� / �... j � �� Serviae Rrea: Poten#ial 15,000-'PO,� parsans Diatance betwaen Center� Be#Waen Z to 5 r�iless dependi�g on d�ns#ty and Market analyais" ; , "Thea sir�ila��ties batween neighborhood and coMr�unity canters �aquire an adequata 3�78C111t,� '�O insure succeaaful co��nercial operation. The la�-ger eanter Will aarve the function of a neighborfiood cenfier in i�s ir�Me�lsta� are�.�� '"Cor►rterc3al Location and tha 7r°ae�sportation SyssteM" z, "The follouing group of policies are apacifically ciirected t�o �ine location of cor��wercial and buazne�a uses in rel�tion to the �kranaportatiasn syatem." � �� ,� "Cor�p�arci�al centera aill be coryveniently located on traff icways of � ; . adequate c�pa�ity, cent�ally within or at a point beat servSng tha trade ' l are�.„ �'; "A epr�Mereial center will be at a location whiah is conducive to �' converaien�k aGCass by nuMerous shoppers. To be avoid�d are intersec#iona Whieh have congeatfan pr°obler�s 9r abrup� changea af grade, interaections farMad by acute angled straets and ather sit�u�tian� where additional �r�ffic genera�ed would c�uaa undua �raffic congestion." � "Co�r�ercial developtnent wfll be pre�ceded by provisions for sufficient ' road ri�ht-of-w�y, control of acccsa points and other improve�nents." "In ordar to preserve �their traffi:e raoving #unction, streets designated � for through traffic will not be lined Wi#h co�Mercial developn�en�." "Access points to comr�ercial uses lacated on r�ajor arterials will be �,i�nited to re¢iuce the traffic hazarcf potenti�l." The CFP p�escribed a balanced transportatfo� sys�4er�� to-Witx "It is the policy of Waahingtan County to pravide � balanced t�ansportation 6�/5'�CIR which co�bines land uaea with tha appropriata levals and �types of transporta�tion servicea neceosary to acGOn�odate the fu11 iMpler�arotation of the ao�nprshensive plan." "Major anc! w�inor arterials: (Exar�ple: FarMington Road, 1�5th Avenue)" "F�nctional Purpose: Major and r�inor ar�erials are intended to serve as �khe pri�nary routes of travel batwa�en areas of principal traffic geners•kia�rn and Major �erban ativity ccnters, and for trips between non-adjacen•� area$. Ma3or and Mino� ar-terials should also be used for � �CC@33 to pr°incipal/regional aa-terials." � � CPR 91�-01! ZON 91-05 - GROSS - PAGE 15 � : ! � �e� P: � "'fJesfgn Consideration: fl Major arterial wi1Z be four to five lanes wide, a n�inor three to f ive lanea, and both designesd to aarry traff ic a� apeeda between 40 and 50 n�ilas per hour. Rcaesa #o an arferial will be prir►arily via aollectnra and local streets. Private drive aacess will b� strfctly liMited and on°stre�t parkin� w111 not be allowed.... The y deaign of an arterial shall allow for the efficient operation pf buses in n�ixed traf f ia." "Lan�i-Use Considerat�ons: Ruto-oriented land uses Will be encouraged to lo�ate ad�acent to arterials. Cor�a�arcial strip de�eelop�ent Will not 6e ' encouraged, hoWever. Resirlential devnlopn�ent ad3acent ta an arta�rial will be carefully buf€ered froM the righ#-of-Way." "Tranaft streets:" "Functional Purpnse: Tranait streets ar�s intended to designate streets G' �hare public transit roufi es are preaent or ahnuld be preaent as deterMined by the cor�AUnity p28r�reing process in conjunction with the Public Works C3epartMent and Tri-Met. R transit streat designatian i� ,; applied fo� tWa puposes: a> �'o deterMine thoae stree�s wheres transit service 3s desirable, and � b) Tn allow developMent to r�spond tcr the availability of transit." { � "Design Considerations: Land uses which have the ability to take ` advar�tage of transit ui�.l b� encouraged #o incor°porate transit stree�ts. The intensity of such u�ses should cor�esponei tn the frequency of trans3t and vice versa. ..." "Land-Use Consideration: Higher density land uses sho�tld be loca�ed along transit streets with appropriate pedestrian acces� ways provided." 1 . The 6u11 Mountain Co�nmunitv an Backdresund Docu�ent TP�e County described, in its �ull Mountain Cor�MUnity Plan Backgrc�und qocuMent, the various eleMenta and circun�stances Which together �ould ' influence the future d�velopr�ent c�f the Sull Mountain comMUnity, to-�it; "Bull Mountain itself. with an elevation af 711 fae•t� dan�inates the area to the cxtent that it grca�ly influences develnp�ent patterns and aMenities. P�cific Highway, Scholls Ferry Road and the �a�or col2ectors Bull Mountain Ftoac! and �eaf 9end �oad p�ovide the area's r�ain access.. ." "EMploymen# opportunities within th� planning area arn li�ited. hlost of the land availabl� for future dsvelopment is designated far low density residenfiial use. Com�unity residen�ts mill c�n4inue to depend on the county and region far jobs and shopping opportuniti.ss�... ." J GPR 91-�1/ ZON 91°0S - �RQSS - PFl�E 16 , �,.�.;_�.w.:.�,..�<�.,.�...:��..._. _ ___._._._._ .u�____,..�..W,..W_..,._...��.,.�c,�...�._,.k_.....�.��....___�.�.,V..�__�..�.H....��,..�.�A,.-m,�..�__.�____.�._._...�_._..___ ___�__._-_ °:;t� " � � ; r �, �, ;;, �x;, > °Traffic on Major transportation routes and th� operations of the Progress Quarry 'Jug'� north of Scholls Ferry Road are the pri�ary sources of no;lse in the Bull Mountain Planning Area." "Noiae 3� ... n�easured in terr�s of daaibels (dB). As deManstrated in • nua�eroua medical and psychological stuclies, exposure to noisy situaticana can r�sult in pronounced physical and/or emotional probleMa e.g. . atress, inereased blood pr�ssure, a;�d dea�fr�ess." �` "Cartain types uf land uaea, e.g., raaidenaes, hospitals, Iibraries, are noise aens3#ive. 7his r�eana that the oparation of these uses confl�cts With �he exiatence ar introduction o�F another use which creates noiae �' above cartain levela. Far exarople, in reaidential are�a, Federal � government standards recoMr�end tfiat daytir�e noise level� not exoecd 50 dB. Land uae regulatit�n ca�n be used to help separate noise sensitive uass froM noise sourcas." "In addition to serving the planning area. the strset and road systeM in . , � this erea n�ust also accor+odate heavy traffic f1oW betWeen Portland and ` ' Beaver�Eon, ard poin#s to the south and West. HighWay 99W is a pri�nary route frun� ti�e Pc,rtland area to the Oregon Caas# and Scholls Ferry Road acco�odates a groWing share of rush hour traffia.'° ' . ""fhe mos� recent tran�portation analy6is of County urban road needs Wes co�npleted in tF►e Fall of i98Z. ..� Prajections consiatent With Metro's � RTt' show that by the yesr 2�00 there will be an approxiwate doubling of ' 19�0 traffic throughoufi the Bull P1oun�ain-Tig�rd area." " To reliave this pro3ec�ed congestion, the analysis sug�ests i�nprove�nent of Minor collector� and �najor collectors to better arganiae tr�ffic, a�nd the cnnstruatinn of 4wo major neW facilities." �` ^ "The first Ma�or new facility reco��ended as a result of the trensportatzon analy�is fo� the Bull Mounfain area has haen discussed for many years. The extension of Murray 9aulevard fro�n Scholls Ferry Road �raund Bull Mlountain on the e�st to Pacifio Highway is projected tn relieve congestion. ... Washington County Public Works Departr�ent and the City of Tigard are currently working with an engineering consultant to elafine an acceptahle, low impact alignme�t of this extension.°' `,' ;i B. FINDSNGS RND CONCLUSIANS Thc appliaable crYteria in this case are Stat�wide Planning Goals 1 , T, 5, 6, 9, 10, 11 , 1Z and 13. The applican'k finds that the reque�t is consistent with the applicable gaals taased upon the following findings: , _> � � 1 �;, s' i � �� . ,�,;, CPR 91-01/ Z�N 91-05 - C�ROSS - PRGE t? �,:.:�: _=r �r-;; W :9 -:/ � �: . . .,. .. . ... . .... .. ... . . .. . . .�, ti . ..� ,�.�....a. �-, .�, . , .a`' , • � �. � Goal #1 (Citizen InvolveMent) The City of Tigard will ensu�e the opportunity for citizen involv�ment fn its review of this request With review of the requeat by its Neighborh�ood Planning Organization #'? tNPO #?); review csf the raquest by the public in its public hearin�sa and notice te the public of the request. its public hearings and its deci�fon. Gaal #Z (Lanci Use Pianning) The City will apply all applicable fita�ewide Planning Goals, City of Tigard CoMprehensive Rlan Poliaies and Cornr�unity Development Code requiren�ents in ita review af the request. , Goal #5 (Open Spaca anci Natural Resources) This requ�st conservas open space and pratect natural reaourcea. The subject site is ad�aoerat to the Suro�ercreek floodplain and forest. The floodplain and forast is a natural resourcc �nd Wildli.fa habitat within the ao�nmunity. Be�ver, r�coon, heron and ducks live in fts thicketa, raeaib, and w�tarcourses� This request provides residenta with �khe opportunity to en3oy this nntural resource an their shopping trips. � � � The Sur��ercreek floodplain and forest is a natural greenway within the aor�r�unity. It connecta Mary WoodWard EleMentary School, Sun�r�erlake Park, and the sub�ect site to the neighborhoe�ds within the aor�r�unity. ' The City of Tigard ia acquiring the floodplain and farest to provide tha aoMmunity w3th a public graenoray Which links its public sites with ti i�s neighborhoods. This request p�ovides re�idents wifh the opportuni#y #o acces� coMMercial r°etail develapment by Way of the greenway. Goal #t6 t Qua�ity of Rir, etc.) This request ir�proves environmental quality Within the cor��unify. � The sub�ect site is locatad within a contigunus r�edium high density residential use cor�r�unity within the citi�s of Tigard and Beaverto�. Th3s r�ulti fan�ily uae cor�MUnity co�ld generate high shopping trip valuMC. The con�n�unity has no ahopping opportunities Within it. Its residents �nust tsave? 2/3 ta 1 1/Z r�il�s to the clossst shopping centers, with sor�e exceptions. This request locates shnpping opportunities within the coM�nunity. Its residents could travel 0 to 3/4 Miie to shopping opportunities, With some exceptions. This requesf provides residen�ts With the opportunity to travel shorter distances in their auto�nobiles for shopping trips. It provides ther� wi�Eh a practical opportunity to Walk or bike to shopping opportunities. Residents wi�khin the ao�r�uni�y could reduce the length, and the nuMber. of their autoMObile trips to shopping opportunities and thereby reducs thexr vehicle aMr�i�sions. J ��;, . ��'.y`' CPR 91-01/ ZON 9i-�5 - GROSS - PR6E 18 � � :�; ' ;, __, --. --, �• � .n .__ ___..___....,�_�.,..-�.�,u.�.�-�..,��.,...____--_ _.._.._._ . �,� _ . _ ::;:;, ` , , �.,` , �,....�` �; ';. � The sub�eCt sit�a is lcrcated at the intersections af arterial-collectdr streets. This request provida$ Motori�ts With the opporty�nity to accass shopping opportu�ifies en rou�e to thair dastinations. Motorista could '' reduce �he nunber of their autoMObila trips to shopping apportunitiea ` �nd therahy �aduce their vehicle er�r�isaions. ' Thes aubjea# si�e is aub�ect to high level traffic pollu�ion, to-wit; vibrati,an, noiae, eMmiss�ons ar�ei, glarex. Trnffic on r�a3ar transportatian routea is the �►a3or ffigurce of pollutios� within the com�nunity. Residential uaes are noise sanaitive. Noise can cause pronounced physical and pnychological atre�a. Noise aenaitive uses ahou3d be separatdd froM no�la� pallution by buffers, aetbttcks or land usa. This requeat separatea noise senai�ive reaiden#ial uae froM n�iae pollution by lanci u�a. : The State Highuay Divisilon found the traffic rtoiso al�ng the sub3act ' '� � site waa ?2 dB in 1957. Thfia Was about four tiMes n�ore noise �than Federal governn�ent stand�rds racor��nended as the �axi�nur� daytir�n noise r,;t, ics residential areas. ,:; 6oay #i9 (EconaMy) This reques�k diversif iez and ir�prodea the econoMy of �he c.o��nunity. ;,;':': This request increases �he developat�le commercial land hase within the � City of TigarcS and the �conor�ic opporttaa�i�ies within tMe coMmunity. Commeraial devel,opn�ent within the com�nunity createa perManent retail and �e�vice jobs, and te�porary construction jobs. It inc�eases the �" City's revenu� aourc�s wfthin the cor�r�unity. CoroMercial developr�ent increaaes assessed values n�are tha� rcaidential developr�ent. `'.;; �; Thi� request provicfes the oppor�unity to stir�ulate Multi faMily � develop�nent on the vacan� and underutilized parcels close to the subject '� site. Multi fan�ily develop�nent increases praperty tax revenuGS within the cor�MUnity. It increaaea assessed valuem r�ore than single family devel opr�en�k. �ca�nr�ercial retail development should 6e close �o n�ulti faMily developr��nt. Re�idents wi�hin n�ulti fan�ily developr�enta should heve conv�nient ped�sfrian acaess to shopping opportunities within thoir car��rnity. T'he dcvelopr�ent pattern within the cities of Tigard and 8eaverton attest to this pand us� pr�,nciple. Real a�tate econor�ists find that the den��nd for coMMercial retail develop�en�t within the coMrounity around the 3ubject site is �nore than `; the existing supply in the cor�rounity. � Goal #10 lHausing) This request provides adequate housing for the cor�r�unity. s, ) �� CPR 91-01I ZQN 91-05 � GR4SS - PRGE 19 � � (� ' � � ' ' �1 �! � �'\ The sub�e�t siika ia loc�ted crithin a contfguous n�ediun� high denaity �, J reaidential use cor��unity. Vacant end underutilized land is located Within the cor�n�unity. Thi� request providea the opportunity to stiMUlate Multi faMily developr�ent on ita vacant and underutilized land. Comr�eraial retail develop�nent suppor�a Multi far+ily developr�ents. Cor�►nercial retail opportunitiea should be cloae to Multi family dav�Yopment. The develupMent pattarna Within the aities of Tigard and Beaverton ahow that Multi fataily developr�ents clust�r around retail developMent. � Real esta�e eaonon�ista find thet residents uithin the cor�MUnity around the subject aite need add3tional aor�roercfal retail opportunitiea Within thei� con�r�unity. This raqueat providas tha opportunity to sti�ulate tMe conversion of con�iguoua r�ulti fa�ily districts fnto cont3guoua �ulti faMily ', develop�ents. Contiguous �lev�lopn�ents reduce the friction between Multi fa�ily and single faniily developMenta uhich has been evident in " � the Cotswald and Brit�any Square subdivisiona. t: �� Thi� requcst providea ttse opportunity to sti�nulate r�ulti fan�ily • devalopMent and thereby increase �he affordable housing opportunities ;;` uithin the coMMUnity. Retsidenta tend to rar�ain in th�ir cor�r�unity even as their incor�es change or �kheir fat�iliea undouble. Mul#i far�ily ` developMent provides young adults, aingle parents, and aenior adul�s , � Witts affordable housing oppmrtunities With3n their cor�MUnity. This request rerooves 103 housing opportunities froM #he City of Tigard's CoMprehenaive Plan (ZS units/acre x 4.15 acre�)� HoWaver, this reques� does not ren�ove 103 devclooable_ housing units fror� tha "``� comMUnity. The sub3ect site is not suited for continued residential u�e, nor is it suited fo� fu-�ure residential developr�ent. It is an irregular triangle shape. It is aubjec� to high level pollution fron� three ad�acent arterial-collector roadwaya. Setbacks �nd buffera Within tho si�e. to ;; rtitigate traffic pollution. would reduce dev�lon�hAe residentlal lanci tn a fa^action of the land Within the site. � Regardlese of the develonabla r�siden4ial land uithin the sub�ect s�te, this request does not reduae tht City of Tig�trd's housing opportunity i.nsiex b�loW its MiniMUm 10 units f aare of ��wentorieci �esidenfial land (( 13,912-103) units / ( i ,Z90-4.15) aares � 10.12 unita / acre)� nor rcduce its n�ulti family housing mix beloW its 50 pe�cent r�inir�uM t(9,000-103) Multifariily units / fi3,112-103) units = 68x �ultifan�ily>. pursuant to the Metropolitan Housing Rulev Gosl #11 (Public Facilities? This request recognizes and utilizes the capacity of the public infrastruc�kure Within the co�n�nunity. t \ a; ./ GPR 91-01/ ZOfV 9 i�-�5 - GROSS - PRGE Z0 �- �.�.� ....a. :..�:,�,...�.��H,,��: �W�"< ,,..�,.r.�, __ _ _.___ _..__ _ __ __ _._ ._.�... R .,, � __�_�.�� ..y...,_____ ...___�_�.. . � ' . , , , f. �7 C � 1 The public infras�ructure should direct the location and intensity of / housing and coMMercial opportunities within the cor�r�unity to pror�ote the Most public benefit at the least public expense. This is no n�are than efficient land use. I This request locates high intcnsity cor�r�eraial use within the sub�ect � site to utilizc the c�paai�y o� the public inf�astructure within the �,'� coMMUnity. 7his puhlic infraa�ructure will support cor�r�ercial retail � ; davel�pr�ent a# the site by Fall 1992. �;� � Public water and sewer, and natural storM drainag� serve the site, � • to-wit: 16" Water r�ain. 27" sewer trunk line, and Su�nMercreek � t to-Wit• electricit as �� ' floodplain. Public utziit�as serve i . , Y. 9 , z� telephonty and cable. Police and. fir� protection serve it. Public ��,,� tranait serves it, #o-wit� Trir�nt bus service. Three public atreets � t� � and tWO intaraections serve the sitQ. Ona of these intersections is f,� aignaliz�d, bnd the other one �ill be signalized by Fall 1992a �� Transportation engineers find no adverse traffic impact upon public �`, s�kreet� fro� ao�nr�ercial retail d�vel.opr�ant at tha aite after Fall 1992. �� ! sr ' ��.., . ��' Goal #12 t7ranapor�ation) Thia request encourages aafe, convenien# anci ��, ectano�tic tra�nspor�Ea#ion within the coonMUni�ty. �� ; � L�nd use should utilize transpor�at:ton invest�nents to encourage and �'. ' support balanceei transportatian develap�nent within the cor�MUnity. This r.. is no More than efficient use of n�anies spent for streets and puk�lic �s � t�an�it. �'� �� f, The subject site is loca�ked at the twa intersections of three ar#erial- �� collecfior streets, to-wit; a �na�or arterial, a r�inor arterialT and a �:'� r��jor collector. One af thesa intersec�Eions is signalized, and the �� other one �i12 be signalized by Fall 199Z. Transportation engineers �'�� find no adverse traffic impact upon public streets frorn comMercial �� retail davelopr�ent �t the site after Fall 199Z. " i . z� I This request provides the opportuni�y to locate intensive comMercial �"� retsil development along arterial-collactor streets and signal3zed � intersectioe�s Withfn the co�MUnity. It provides n�otarists and residente � '�I Within the coMmunity With safe and convenient dCC@65 to shopping � , apportunities. r� Land use should liMit residen#i�l develapment along roa�or arterial � traffiaways to aasure liva�ility within the ao�nr�unity. 7he sutsject � � sit� is aub�ect ta high level traffic pollution. The traffic nni�e � alone is 2Z d8 Mo�e. or about four tir�es loude�, than the 50 d� Maxir�ur� ��-'I dayti�ne noise which Federal gov�srnr�ent standard� reco�r�ended for r�saidential areas» This requeat separates nois� sen5itive r�sidentfal s I', use f�-oM traffic pollution and thereby assures livability within the � ` cor�MUn i t y. J � CPR 31-01/ �ON 91-�i5 - fROSS - PR6E 21 : ., b I....tii�::_.i�vUM1k»+uti1a.<�h.,.; � - . � . . . . . � ..,. w ............._._.� _, ..__........._.. ......�.._._.._. ._...._...__.. .... .�r�.anv�aawn'"%ve�n:A.` ;:td'2�itlFksss. .. � 1 r �' zCj ��' �' Land use should lflcata intensive land usa close to 'transit�raya to encourage tha expansion and use of public transit. This request locates 4 high intensity comnrercial retail use alonQ a Ma,�or transituay �rithi� the coM�nunity. • �oal #�13 (Energy) This request conserves en�rgy �rithin the coMp�unifiy. L�r�d uso ahould conserve energy witFr efficient transpot-tation and land use pattarna. It should� locate cortr�ercial uae oppar�unities fn relation to residantial uae oppo�tuniti�s to Miniroize vehicular trave2, The sub�ect site is located �ithin e mediuM high density residen�kial ao�nMU�nity, 'Fhis roulti faMily coMr�unity has no �hopping opportuni�i,es : within it. I�s reaidents Must travel 2/3 to 1 1/Z �ilea to the �losest ; ' sh�pping opportunitias, wath few exceptions, This request locates � shoppin� oppprtunf�ties Within this cor�rcunity.. Its residents could ?' traval 0 to 3/4 Mile fio sho in o ;: • PP 9 pPortunities. Witts f�w exoeptions. :' Thi,s request provides residanta with the opportunatty to traval shorter �. distranaes in thc3r au�E�n�obilea for sho <<; ' with a rac�kical o PRing trips, It providas the�n �, P pportunity to walk or bike #o shopping opportu�ities. ` Resida�nts within this co+�munity �cpuld reduc� th� langth, and the� nuMber. of their auton�obile trips to shopping oppnrtuni�kies artd thereby recivae • th�ir vehicla fuel consun�ptfon. ,:; � 'a; 1 Land use ahould locate hfghsr densities and i.ntensitfes of land uae / close .to axisting and potcntial tramsit rout�s, specifically with � convenient acceas to highways, arterials and Ma�pr collactor streets. Tha �ub�ect �ite is 2ocated at the intersections of arterial-collector s�reets. This request provfd�s motoris�ts with �he opportunfty for e�sy and aonvenient accese to shQpping opportunities erz ro�ete to their de�s�ina�ion�, Plotorists could reduce the nur�ber of their au�oroobile trips to shopping oppor�unitiea and thereby reducc their veh3cle fuel • consuMption. Rpplicant finds the request is conaistent With applicable portions of tha cor�prehensive plan aa noted below: Plan 1 c 1. 1. 1 a) The requsst is consistent with all applicable pla� policiea, as F` demcrnstrated below and is consiaten�4 With the growth and developr�ent pat�kerns Within the coMMUnity. � b) A substantfal change in physical and other circuMStances, including ' changes in the findings or assumptions upon which the coMprehenaive plan was baaed� have occurred since the original land use ciesignation; ; i) R chan�e of physical circu�nstances has occurred since the � original Iand use de3ignation, . k, CPA 91-01/ ZON 91-05 - Gl�OSS - PRGE 2Z ,�: ::; ., � ,�,- � ,.�,�.. , ,,.., ...__�__.__._ t . ____ --�. -�. _.w_...._.._,w�.:.��,�.�,.��..:...�:�_. . ..._,__...��...____ _.._._--_ .�...:� u.a;��'�.4i�i.h - � ....._...._.v_._._.,.._.._..�_...._..............�...�....__�._,. .._. .... ... .. . :{'�'� y � 7 c �� 1 ii) Rn anticipated transpoctation developnent has not occurred 1 which the acknow�ledged plan aaau�ned. ';: � iii) Rfl unantieipated tranaportation developMant has occurred which the ackno�rledged plan did not asaue�e, iv? A ehange in assun�ptio�ss ha�s occurred since the original land use designation. and v) A signif:[cant loas of econoMic devclopr�ent oppartunitiea for general coMr�ercial use has occurrad since the original land �sa designation. - ,, c) R t�istak0 �raa rrade in the original land use desipnation. Q chae�ne �, ohvs_ical �rcur�atances � occurred �ince t�g orioinal Xand , ;: uaa das3on�tion: Substantial ir�proweroents in tha capacitfes of the public infraatructure `;;' at the ��ubject ai#e have occurred since� �khe original land use designa�ion. The City of BeavGrton inatalled a 27 3nch seuer trunk line, the Unified 5ewarage Agency Wair Trunk, ad�acent to the site, in Sucn�rer 1984. "' The Oregon State High�ray Div3sion installed a traffic signal at, and � realigned, th� ir�tersectian of Schplls Ferry and New 5aholls Farry, aci�acent to the site, in ,&pring 1988. �.- The City of Tigard realigned the intersection of 5cholls Ferry and t' 135th, ad3ac�nt to the site, in Sumn�er 1988. I `Phe City of Tigard widened and iMproved 13S�h, in 5un�Mer l988. Tt I �;F built a neW bridge ove� Sur�r�ercr�ek. � I �s� ' The Tig��d 6Jater District installed a t6 inch Water �nain, adjacent to � , G; the site, in 5ur�r�er 1988. The City of Tigard prahibited parking on 135th and adjacent ta tha site. in Spring 1989. " � Tri►�at �t�►r#ad bus s�rvice alon� Murray and Scholls Ferry, and to the �� sub�ect site, an Spring 1990. I The Uregon Stat� Highway Division W111 start to widen and iMprove ' Scholls Ferry, betWeen Fanna Creek and Murray, and at the site, in Spring 1991. Cons�ruction Will finiah in Fall 1992. The State Highway Division W311 install a new traffic signal at the intersection of Scholls Ferry and 135th, adjacent to the site, by Fall ? 199Z. ,.:i � �� t;;;, C€'A 91-01/ ZON 91-05 - GRQSS - PR6E 23 :� 3„'� )k j" '� }�� r �� ..,t . .n �t o r 1,r �k �. � 3 � ! , . �� .,.—. . :, :— .. ,. ^,_"""i' �_ ..,�'" .� . .., _ . . .. , ,. , , _ , . � . , —,..S� _ . .. . . _ _ _ �..•,.— _ _ ._, �---,.., .�,y.�.n� _ _„ ,_ _�,_ .:.�.�, �� _, � :�.,.,� .�,._�__.__._.. _ ___._._.�...__...��..�_e..,.,.......�.,��,.�.�,�:.��.. x.�..�,,....,...�.�_,..._.�....,�.�w�,��.��.��r �..�,v.r�..,,,.�..��,�_..:_.____._ '� - _._ _:....__._..�...�..w , j �..'� ;,� � The Highway Dfvision Wiil trenafer all af �ts interost in Scholla Ferry, . and New Scholls Ferry, to Washington County, in July 1991. It considers thet� as urban �rteriels, which do not serve stateWide purpoaas. 5ubatt�ntial increases i� traffic volur�es at the sub,�ect site hava occurred since the originaZ l�nd use daaignetion. 24 hour traffic volu�e incrtesen et the site have been gpectacular since the base year 19$2n or later years as traffic courrts becan�o available. Con�pare avers�ga daily �rips on the streets Whfch surraund the sitet Scholls�Fewry N�W Scholls Ferry 135th 1982 Base 10,30Q3 ADT 1984 Base 5.500 RDT iJ�6 Baae 1,900 RDT tHwy Diw) 1986 Count 17,000 RD7 6,200 ApT 1 ,9@0 ADT tHwy Div) � 1991 Count 25,0@Q1 ADT 9,SfD@ ADT 6�000 RDT (Buttke RE> Cor�pare average da;ily trips gs a percentage of ba�e year ADT on the i ° streets �d�a�ent �ko the site� , ,'; � Scholls Ferry Ne� 5cholls Ferry 135th ��' 198Z Base 1�0 � 1984 Base 10� X : 1986 Base '� x ;;; (Hwy Div) 1988 Co�cn� 165 X 113 X 1 Q10 X 4 �Hwy Div) �'�� 1991 Counfi 243 � 173 X 316 X (Buttke PE) 5ubst�ntial traffic pollution at the site has ended the suitability of the site for reaidential usc, Tr�ffic pollution at the site includes noise, vi�ra�tion, eMMisaiona and glare. 1987 peak hour traffic nr►ise at the site was 72 decih�ls tdB). This traffic noise is 22 d8 r�ore, nr abaut four tir�es lAUder� than the 50 d6 tnaximuM daytin�e noise which Fedc�al govcrnr��nt standards reco�Mended for residential areaa. 72 dB is also higher than fhe Fed��al Highuay Rd�inistration (FHWA> standards for noisa sanaitive residential land us�. NoiBe r�itigation for second and third-story ap�rtn�ent un�ts at the site is not feaaible beasuge �oundwalls to pro#ect upper-story units Would b� too high. .,;: 1 I CPR 91-0i/ ZON 91-�5 - GROSS - PAGE 24 ,,, �� , m Y , , r .� .. .,., --� ,M--,.,-.� 5 :. - .. , . Y-nr� .*�r-.--t-s'+.-�.y.±.....e ..-....�........_..�_... . :4 - . ..._...�....,��wd,wwwuou � . ,�. .:. .. .. .._ >....... :a�cwmw . , . . _..... .... ..._.�...�...�..�.._...�u. 1 � �... � 1 � The OregnR State Mighway Divfaion Environm -n#a� S cities of Tipard ancl .geaverton to recogniz� the tra�� noiserged the +�long Scholls Ferry in any future cha pollution zoning dis#ricts and buildi ��s to their con�prehensive plans, ng codea. Blt�an.^.t'�,�;ole••dgg��a� trana�or__ t_ a_ ti_on d�ve�onMent h s p,�,,,�r' assuMecl: -�- � �c�urrrr s�hich ----�--.__-- Waahingtan Cnunty adopted the Bull Mauntain Cor�MUnity Plan, which included lar�d use�s wifihin tha krueger Rnnaxation, and for the sub ect sito. in June 19�3. The County anticfpatecl, an the Plan, a roajor�neW tr�na or#ation developrtent within the eoMa�unity, It prescribed that; �, p ••• R list of planned road in�prover�ents fnllowe .,, 6 Gonnection between Scholla Ferry Road and SW 135�h Flvenue as , n�e�qr collee�or, iMproved [2ater] as pa�t of an ext�nsion of Murray ;� Boul�vard to Pacifi� HighWay when such a facility i�s built. �l 7 �xtcnsion of Murray Boulevard as a r�a�ar collectcar to Pacific , H3ghway (gg W), This ir�pro�e�ent will traverse thc Northern Tria 1 4 [the K�ueger Rnnexationl subarea,�� g e � Th�e Pian also located �-4 a�res af neighborhoad coM�erciaA 1and.use i `, 'the northwes� quadratnt of the ture intersection of tM�rray artd 1354hn � b�'�ween Mornir9g•Hill �n�i 4Jalnut. Its sixa and�shep� depended on �Ehe - alignMent of �Ehe fu� infersection. However� the City of 7igard, in its CoMprehensAVe Plan (reviseri February and Nover�ber 19$3)� apposed any Murray sxtension to the east nf Bull Movntain. It found, in its Special Rreas of Concern, that; The City of Tigard, in the 1975 plan for NPO #3, oppased a proposed hturray Boulevard Extens3on tF�rough NPO �3 [on Gaarde and/or 121stI, It E�as been the opinion of both the City and �he local residen�s that the p Murray Boulevard Extenaion to pacific Highway should be loc2ted to t13g est of [er�ph�sis acicled) Bull Mountain. CoMpletion of this arterial Iinkage could rer�ova Much of th� through traffic froM wha� should b neighborhood collector strcets.°' e It prescribed that; „rne c�t �` develapr►entf of ianrarterial Wrouteiconnectr �` �avernr�ental bodies for the Scholls Ferry Road to Pacific Hi hwa �On froM Murray Boulevar�i or located west o�, [e�pl�SSis addedagBull�Mountain�andaghouldCnot��ld be roads which p�a� through existing residantfal areas Within Ti ardl��e � F�esidents within the cor�MUnft g , Y' a�� s�nbers in the City of Tic�ard £ �itY Council still oppose ths Mua�r�y extension. l CPR 91-01.' ZON 91-05 - �ROSS - PRGE 25 �� _ � , : , ,� _ � ' ; , . k _ _ -- --- _ . ; � �° , � � � �� ,- �, � „ „� ,F.,'1., .. . a . .. . S. "Ts" ..wN. w��..._.__. ..,�_.K _ _ _. __ . .._._ . .�.___._ _..�_.,__..._-- __��,,w.x.,....�.,.��.K >. ..��.�.�.�..o._- ,: _ _ _.._.__ ._._ _.._......_._._�.. , � �r. �g \ ;;; � > Tha City of Tigard Transportation Plan is atill not specifia as to the � location of the Murray extension. 7he City has naither fundad nor ` scheduled any ce�ns��ruc�ion af the Murray axtension arnund, and to fhe ; east of, Bull Mountain to Ge�rde. It is in�probable that the Ms�rray extension, nr any eor�mercial retaii devolopn�en� adjacent �n it, W2I� ever occur aa antiaipated in the Bull - Mountain Plan. It is probable that convenient shoppirig opportunities withfn tha aar�r�unity will neve�^ occur as anticipatad in tha Plan. A�r unant�cioated r�aior transoortatian develooMe�t ha� �acurred mh t�i �ckno�rledced an i� not ��sur�e: 7he Coun�Ey did not anticipata, in the Bull Mountain Plan, the r�a�or trenaportation ir�proveMents Wh1ch have occurred edfacant to the sub3ect � sita. '('he Coun#y. in ita CFP, preacribad policies on thc lo�atfon of coM�nercial uaes in r�slation tn its tranaportation syster►, to-wit: s ' " �` - '°A coMr�ercial center wi11 be at a location which is conduoive �o convenient aaces� by nur�erous shoppers. To be avoided are intar°sections Which have congeatian problsMa or abrupt changas of grade, intersoctions f orn�ed by acut�s angl�d atraeta and other aituations where additional �� ` � tr�f�ic gen�ratad would cauae undue traffic congestinn.°' ! The Co�nty, in its� Tr�nsportation Plan� included the aubjcct si#e ar�ong Washitu�ton County I�cationa with significant geoMetric design concern� (acute angled streets). The r�a3or �ranspor�kation i�prover�ents ad3acent to the si�e have ended any adverse geoMetric des3gn aoncerns at its location. � ~J The Orogon State HighWay Division installed a �raffic signal at, and realignad, the intersection of 5cholls Ferry and NeW Scho113 Ferry, adjacent to the �ite, in Spring 1988. 7he City of Tigard realigned the� i�tersection of 5ctsolis Ferry and i 35th, and widened and ir�proved 135th, adj acent to the site, in Sur�r�er 1988. The City prohibited parking on 135th. adjaaent to the site, in Spri�g 1989. The Qregon State Hi�hway Diviaion will st�rt to widan and iMprnve Scholls Ferry, between Fanno Creek and Murray, and at the site, in Spring 1991 . Construction will finish in Fall 199Z. The State HighWay Division will ins�k�ll a neW traffic signal a�k the intersection nf Sei�ali� F��-y and 135th, adjacent tn the site. by Fall ;� ; 199Z. � ; � :� ` �� GPA 9i-01/ ZON 9i-05 - GR05S - PA�E 26 �� f� rt � � ";� �... _ r. .vya .__ „.�.�� ...�... m�y_,,.o�.... � e�s.'�"�e71+�...,L:��{ ks-�^i-�- . . . � . ��.xJ*wvvaxs.....»..n..,.«:...«..«,.....,.....�.-._.:........... ..... .:...._....:..,...W..o„.� '` N i 1' �? �� ! Trans ortation enginoers find no advers� #rafffc ir�pact upon public � ' � p tstreets fror� coroMerc�al retail devclopMent at the site hy 199Z. � $ atanificant loas gf econor�ic �eveloon�ent oaoortunities f.g�. 9�C� coManercial � within .��3,et cor�r��nitv � ��'r�rred: � � The City of Tigard found a drarstic reduction �n develapable general co�Marcia3 land during i#a pariod3a review of its careprehenaive plan ,�' and Iand u�e re9ulations, in April 19.90. It f�undy in its draf� econoMy repor�, that; �� , 1�nd conversions generated by econor�ic dedeloprsent has drastically reduced the supply of lend zoned for General CoMr�ercial use. Indeed, if the average annual rata of loss orcre �ko oontinue. there would be no vacant 6-C dessi�nated la�nd available by 1894.... In suMn��r'Ys the lack � or dia�inishing supply of land available for con��Grcisl developMent is � one of tt►e �ore probler�s facing City econon�ic c9evelopMent. I� repreasnts t�a Mosi �ige�i�icarct change in econor�ic developo�ent opportunities sin�e tha acknowledger�ent mf T.igard's con�prehe»sive plane"' "Rapid population groW�tl� ... changed the coMplexion of the Caty from a rural caronrunit� to a grow•ing subu�ban coMMUnity and creatad a rapidly exp�snding der�and for gooda and serviaes. Trade patterns followed the� �na�or highways throu�h the City, desveloping coMr�erci�l zones alvng the highways and other a�a�sr a�terial str�ets.'° ; � "Cotnmercial aafivity hns developed in a strip alorrH HighWay 98W, with increasing develop�ent alang HighWay Z17 and portions of Scholls F�rry �aad. This includes eating. and drinking eatablishroents, general retail ' and nuo�eroua individual busine�ses." Real estate econoroists find a shartage caf developable gene�al coM�ercial land Wi�hin the car�r�unity a�ound the subject site by 199Z. R cha e s, asz,u�otions a5 occurred is nce .t e o�'icainal land use desicnation: The County assur�ed, ire the Bull Mountain Plan, that traffic volu�es withi�n thc coM�unity would doul�le over the 20 year period of 1980-200�1fo I#s Public Works �ivision had projected peak haur traffic volu�nes for th� year Z000 within the cor�muni�y and adjac��t to the subject site, in Fall 1982. Peak hour t�affic voluone inc�eases at the �itc have been spectacul�r nince the t�ase year 1980, or later y��rs as traffic counts becaMe �vailable. ,; Co�npare peak hour vehicles on the strests Which surround the site; 't t` / ��p ��-@t/ ZON Si-05 - 6ROSS - PflGE 27 � � � � �- .P .. .... ... . . ..... .... ..........,.._.-r...-.�-"---.'--m'g�.-..�r»,-.yT.^T:^�-'F,'!rT�. F.^,^%n�,:. . � .� — �_ __,�� { � , �_ �"`'s � Scholls Ferry Ne� Scholls Ferry 135th 198� Base * 600 vehicles 275 vehicles (WA Cty PW) 1987 Base 1?0 vehicles <OR HWy Div) 1891 Count 1 ,955 vehicles 655 vehicles 6�5 vehicles (Buttke PE) Z01� Est. �»+� 3,200 vehicles 495 vehiGles 1 .170 vehiclea (Buttke PE) * 9/Z O'F )/C31' 2000 peak hour volun�e estiMated by the County in 198Z. � *+ Year Z010 peak hour valua�e ea#iMated by Carl Buttke, Inc. in 1991. �or�pare peak hour ve(nielea as a p�rcentage of base year vehiclea on tha atreeta ad�acent to the aite; Scholls Ferry Near Scholls Ferry 135th 19$0 Base 100 � 100 X (WA Cty PW) � 1987 Base j� X <OR Hwy D3v> � 1991 Count 328 X 238 X 385 X � tBut�ke PE> 2010 Est. 533 X �g0 x ggg X � fButtke PE) A change in assuMptions of p�ak hour traffia volur�es at the si�e has occurred. The County assumed that traffic voluMea adjacent to the site Would double over ths 20 year period af 1980-2000. HoWever, traffic volum�s adjacent to �he site dnubled and tripled over the firs# 10 years of this 20 year period. The �nost recent estir�ates show that traffic voluMes ad3acent to the site would quintuple and sextuple over the 30 year period i380-2010. The County assur�ed, i� #he Bull Me�untain Plan, that its CFP locational I� criteria for its high density residential use at thc subject site could �' ba rat. I�� C�� wascribed $ha�; ' "Location af residences at ar ne�r Major Collec�tor-Rrtarial and � Rrterlal-Rrterial interaections Will requirs use af canstruc#ion design 3 t�chniques to reduce poten#ial visual, noise� �nd air pollutian impacts on occupants.° �� The C9unty assumed that any traffic pollution at the site frar� ad�acent ` ! streats and intersections could be �itigated. It assumed that an� noise polluti�n at the site could be redu�ed to the 50 dB r�axnr�um daytiroe �oise level �rhich Federal governr��nt standards rec¢�mMend for r�sidential areaa. HoWevsr, cnnstr�uctinn technfquas 1 would not reduce �ti�e existing nofse pollution at the site to 50 ciB. J CPR 91-01/ ZON 91-05 - GROSS - PR6E 28 �; :: � � ':' �� " � ; " ,,:� , . � ... , . � .. ., � _ __ -- _ , ' � , �,s}' ` 1 � Peak hour traffic noise at the site was 7Z d6 in 19g7. Noise Mitigation for second and thgr{o�st�a{QCfi�uppertstorYsunitshwouldebestoo{highaible because soundwall P �na e i� � QL'�9�.�. �� d s�an_ation. R �nistaf� !� � The County prescribed Minirour� groWth allocations, in its CFP, for its �� urban coMr�unity plans. �p � Cn�npare r�inia�uA grow#h allocations between the Bull Mountain co�nv�unitY, #� i� pther esir�ilar' urban co�ntnuni�Yies <thosa� ad3acent ta cities with Ma�or � coMroercial developn�ent), and tot�l urban coMr�unitiesx � ' Urban Con�enunity Plan Growth Rllocations- Mini�nuM Neu Opportunities � Co�nr�unitY Plans Housing Units/ LDR MDR CBD-CN Co�nM'1 SqFt/ Units E1cre Mix Mix Acres Wouaing Unit Total Pla�s �s,zz� s.ms aex �zx a0� �75 18Sth East-West Z0,364 6.80 39X 61X '�6 163 Rlc,ha-Coo�per F9tn 19,648 6.75 40X 60� �� 129 � Bull Mtn a,818 * 3.75 i00X 0X 5 45 * 1Z85 acres; excluries floodplain and ateep slope� Ga�pare miniMU�n groWth allocation� for the Bull Mountain co�nr�unitY ag a percentage of other �ia�ilar caMMUnities, and total �rban co�nr�un3ties+ Relative MiniMUr� Growth Allocations- �u11 Mountain Plan as Percentage of Other Pl�ns Bull Mauntain Plan Units/ LDR MDR Cor��'1 SqFt/ Co�nr�unity Pla�s Acre Mix Mix Hou3ing Unit Tt►ta1 Plans 6�X 2089� 0x 26X 185th East-West 55X 256X 0� 28X Rloh�-CooPer Mtn 5SX Z 507G 0X 35�'X The miniMUm �rowth alloca�ions ��r�{h�rBsiMilarnco�MUnities1�yItar� significant1y disproportionate residential. land usorfu�itgesa�rere�about�3/5 thatCOf�othe�rlco r�uni�iese �f Its residential opp � -\ . �a � ��}{ ;4 CPA 9 i-01/ ZOPI 91-0'� - GROSS - PA�E 29 �V, �''-� �� r j z ._ Y -.�. .... __ .�. .- .� .- . .. . ._.....-...._..._......_... , � ��{ ��1 � and its con�r�ercial nppor�tunities about i/3 �hat of other coMmunitiesP residan�Eial opportunities uere The thente for the 8uI1 Mountasn coMMUnity e�aa low denaity residential opportunities with 13Mited comMercfal opportunities. It would rew�ein a `' rural coMMUnity within the UGB. This waa a r�istake in the CFP. Tha Caunty prescribed, in its CFP, that; "The overall goal of the c�unty-wide developMesnt concept is to create a eeries of diatinct, balar►ced, relatively self-sufficient and diverse �on�MUnitica throughout the urb�an portion of Waahington County." "Each corer�unity should include a cor�rounfty buainess araa �a a fncus. Theae ca�r�ercial areas should include a full range of ratail opportunitiea and off ice uses with �n�diuM and high density rersi�d�ntial uses ifl p�oxiM�ty. ,, ,�� "In su��ary, fihe overall objecti�va in �he urban . County is to c�eate a serie� of identifiable andpindepGndentacoMrniunitie� F �; where �he opportunity ex3sts for r�sidents to have easy and energy- �ffiaient access #o Work and ahopping, .,.�� The ir��ent fn the CFp was to balanoe the re�idanti�l densities and , �� or�r�crcial opportunitfes Within i�s urFian coMr�unfties. However, the � �inir�uM gr�Wth allocations �►ithin the CFP far the Bu11 Moun�ain cor�rmunity failed to pror�ote this intent. The theMe for the Bull Mountain co�MUni#y changed in the Bu11 Moc�ntain Plan. In it, the County prescrib�d actual grawth allocations for the coMr�etnity, CnMp�re #he actual grawth allocatio�s for the Bull Mountain-Nor�hWeest � .riub�reas, which inc2ude the KruegGr Rnnexation� and the subject site; Bull Mtn-Northwest Subaraas Growth Allocation- Rctual and MiniMUa� Opportunities Cor��n�anity pZan yausi�� Uni#s/ LDR MDR CBD-CN CoMr�'1 Sq�t/ Units Acre Mix Mix Acr�s Housing Uni� Planr�ed Land Use �4,056 + 16.22 0X 1@0X 4 , 43 Existing Land Use 18 + @.07 1f00X !pX �p � Aa�tu�l " @� 100X 4 Opportunities �'0�$ 16.41 4� Manimum 9Z3 " Opportunities 3.75 �00X sx � 45 ,� J �:<';s ;.:, � CPH 91-01J ZON J1-(d5 - GROSS - PA6E 30 � � �;.� . ��'h �;; 3 ��:':� .�t:,r; : ;;:s 1 r _"fh - � "].' S �,'�l '-�,`I" ti^,. 1 �.: .r. „. , �:7—''.""'7r`4:',. n rv,-rTr i.w,��.,.,. � . . . . . .. . .....-.d .a. ` ..- .s.,. _ _ ......'' _'_..__.......M.,... ��: ..,,,,�., ...>xww.�.:�..va,�..�nw.m.:..... ................ ........._....._.___ .. . fu��:tni�.,..n.................. . .. . .. .... _ ..._....._.,.._._..,.-.,.n .. . .. _. . . . .. . . .1' + ! ��t � � I /t \ ` \ +► Z50 acrast excludea 10 acres in floodplain, steep slopes and drain�rays � " 246 acrest excludea 4 acras ir► existfng Iand use The aatual NorthWest Subareas' reaidential opportunities quadrupled that of its oWn Bull Mountain co��nunity n�iniMUr�s, but its actual car�r�ercia�Y opportunfties per residential �spportunities renained tha same aa those n�iniMUr�s. GoMpare the �ctual grouth allocations for �Che� Nor�khuest Subareaa aa a � perccntage of the �►inir�uv� growth allocations for the Bull hlountain Plan � and othe� plans; �� ' Ralative Growth Allocations- � � Actual Alloca�tion aa Percentage of MiniMUr� A1locations Bull Moun�kain-NorthWest Subareas Actuai � {` Co��nunity Plans Units/ LDR MDR CoMM'1 SqFt! Minir�un�s Acre Mix Mix Nousing Unit ; � Total P?�ans 269X 0X 192X 25X Y� 185th Eaat-{Jest 241X 0X 16�1X Z6X Rloha-Caoper Mtn 243Z 0X 167X 33X Bull Mtn 438X 0X InfX 96X 'Fhe actual groWth allocati�ns for the� North�sst Subareas were r�or� dasproportionate than the �niniMUr� growth allocations �or the Bull Mountain aoM�nunitye � I The Northwe�t Subareas' rtsidential l�nd use r�ix wen�t from all lot� I density detached single faMily use to all mediutn high d�n�ity Multi '�, family u�e. Tta residcntial opportUnities Wen� fron� 3/5 that of the j other urban plan miniMUM� to about Z t!2 tiaes those n�in3muMS. But, its � cor�mercial opportuni�iea per residential oppo�tunitiea reMainCd 1/3 that � , of other urban plan r�iniMUr+s. , The Bull Mountain Plan changad the Northweat Subareas' resident�al � I opportunities to a11 fiediuM°high dcnsity. but it did not change their limited cor�Mercial opportuni#ies to r�irrar fiheir change in residen�ial } density. This Waa a r+istake in the F�ull Mountain Plan. �' The County prescribed, in i.ts CFP, that� � � � "Each cor�r�unity ahould inolude a coror�unity business area as a focus. � Thas� coMMercial areas should include a full range of retail opportunities and office u�es With Mes�ium an� high density residential �� uses in proxin�ity. ..." � � _ r�: CPH 91-01/ ZON 91°05 - GROSS - PRGE 31 � �'. _ _ . . _. _....�.,,..�. �..�.. _.�._�...�..,�.� 1 I � $ J� \ �W. I'' � "Each co�nr�unity, ., . ahould include a Mhx of lou and r�ediuM denaityo housing, designated in accord With adopted loc�tio��l criteria. Generally, as the distance increaaes fror� shopping areas and e�ployMent centers, the denaity of reaidential development will decline." 'Fhe intent in the CFP wass to balance the residential denaiti�s and coa�r�araial opport�nities within ita urb�n coMriunities. It was a simple T' balance, Diatance� be�kween co�n�narcial opportunities and �asidential opportunities ghould decrease as reaidential ciensities increase; and co�r�erci�l op�po�tunit�ea should inarease as reafdantial dansiti.as increase. HoWever, the actual growth alloaations within the Bull Mountain Plan fafled to proMOte thia balance, � Co�npare the actual growth allocatians for tha Northwest Subareaa to the Mini.r+ur� grow�kh allocations for other sienilar urban aoror�unifies, '� � Houaing Units/ LDR MDR CBD-CN Co�r+'1 SqFt/ Units Rcre Mix Mix Rcres Nousing Unit Rctual Growth- Northwest Suhareas �1,038 16041 0X 100� 4 43 MirriMUr� Growth- 185th East-West 20,364 6.g0 39X 61% ?� 163 Rl.oha-Cooper h9tn 19,648 6.75 40;C 6�X 58 123 ) The r�inir�uro growth allocations for tha� o:'her urban con�MUnitie� sho� that �ixed residential densitiea raquire roore CoMr�crcial opportunitiea than lo�+ �esidential dsn3ities, and m�diur�-high residential densities r^equire More coMr►ercial apportunit�ie� than t�ixed residential den�ities. It is obvious that the �»ediun�-high r�sider�tial densities Within the Northwest 5ubare�s nead n�ore cor�enercial oppartunities within their co�n�nunity. In f act, real estate econor�ists find a short��e of devslopable ooMMercial retail land within the coM�nunity around �he subject �i�e by 1992. �,��i The CFP pres�r3bed loc$tio�al criteria for neighborhood �oMMercial �, apportunitfes, to-witt $ �.�� ". .. this district [neighborhood cor�Mercial] providea for sm�ll to MediuM aized shopping fac3lities up to 35�000 square feet and limited �I ' es need� of sho in and servic in#ent is to rovide for p office usa. The p P 9 tho iw��nediate urban neighborhood a�d �s such should be readily accessible by car and �oot froM the surrounding neighbarhnnds. The scale, opera�ion and types of uses pertnitted in this district are in Eeeeping with the nei�hhorhood character, o . ." ". . . ��nerally, they [neighborhnod cor�Meraial opportunitiesl should be located at Collector and/or Hrter�ial intersections and a� interyals a Mile apart. 7hese uses r�ey be grouped �n sites of up to 10 acres." J CPR 91-V11/ ZON 91-05 - GROSS - PRGE 3Z . � _ �.-, - ,' � � � � � , . �,�..�..... ..� ..__.� .... _ _....�.�_,�...�,.�.�..�,.aw,w.�, ;�.y�.�.�.�:u��-��.::�:,�:,�.a�.=„�;,�>t.�r�.��.�.—.w,�.,,.�.......,�_.�...y....�..._... . y...�;.....�....,�.:i .: r �,.. �S � �! �' � The I�eighbor-hond CoMmerciel (NG> land uae uas intendad tcr provide shopping centar opportunias w:i#hin neighborhood�, to-wit; " The proper loca#ion cif a shopping ccnter can minimize the di:atanee and�#ravel ti�e for tha ahopper, and through the utiliza�ian of the concept, a� wide range of bustnasa �etidi�ies �can be concentrated in one arec; �hila providing � �entral parkin9 area for today'a r�otorized , ahopper, Thia graatly reduces the nuMber of stops per shopping a�tcursion and alao haa tfie potential far becon��ng a "town center'° which could include public facili�tiea..." "ActiYitfas occurr�rsg in � con�+er�ial are� can be detrir�ental if the conr�u�i#y ia expoaed to the. aff ects of traf f�c, noalae, large 1 ighted �i�ns, and gan�rally intense aetivi�ky faund �,n aoMe thriving e�terprises. When a need for comMerciel apa�e ariaes, a site should be cha�san Whi:ch �r-ovides the greatest convaniance tg the shopper while produc�ing the leest conflict with acl3oining land uses." "Cantera are divided into four typer�: nei�hborhood, cor�nunity, dist�ict • a�d regional, furnishing df•fferent levels of sarvice." � � "A neighborhood eoron�ercial c�nter providea for the sale of convenience � goo�s <faods, drugs and sundries9 and pera�nal servi,ces tlaundry and dry cle�ning, barbering. shoe repairin�) for averyday living needs." "The neighborhood center has: � • Principal Tenan#: Cnnvenience gra�ery stare Site Si�e: Less than two acres Ldcational Criteria: With3n walking cfistance uf aIl neigh- borhood units wi#h direct access to a residential eollectar stree� S�rv�ce Area: A pot�ntial 3,000-7,0001 persorss �; Distance betweern Centers Not leas than 3/4 to 1 Mi1�0' "Neighborhood eo�m��cial centers will be convcni�ntly loca4ed to facilitat� pedestrian use and ta provide each residential con�n�unity with convenience shopping and services facili�kiaa Within a one-half n�ile walking distance." "Coa�n�unity cnmMCrcial conters contair� the sar�e facilities as neighbor- hood ccnters, but on a larger saale and in addition, will provide for buaineas uaea aueh aa profeasional offices, financial inatitutians. sarvice stationa and other serviaes that are necessary to the oot�r�unity �� but canno� be �upported on a ar�aller neighborhood basis." "The con�MUnity cor►roerciai ceret�r has: � ; CPR 91-01/ ZON 9'1�05 - Gf20SS - �'RGE 33 � � .-,� ;, .� , . � -�;-�.. � ;: �- .,-r.�;.� .<4n..�-�-��-�.„,r r,�.,.,.Y--.�._,�.. _,.�..�,. . .�.,..,,�..,,.�,....�.m.._._....._...,...__ _ — _ •f N ..s ..�°+—,.°�:Sr�l .� ,..,.. .��tla«.: '��',.�i_"=:.��tiMNS+.fai,r. . e '�-an`+�v� �c==�.�ir __ � 1, � �' �., �.� i�` � Principal Tenants SuparMarkat� also incl�des Wearing -'` apparel, hardWar� and appliances �;' Site 5ize: 1'hree to Fifteen acres �� Loc�tional Criteria: Servass several nei�hborhooda� is ;: adjacant to a developed �rterial f•� Service Araa: Potenti�l 15,000-70,000 persons '` Distance ba�Eween Cen#srs . BetWeen 2 to 5 r�iles depending on density a�nd �arket analyais" "The sireilari4fes betWean neighborhood and coMMUnity centera raquire an adequate spaGing to inaure successful cor�r�ercial operation. Tha larger aenter will sarve the function of a neighbarh�od centar in i�s imMediate area." . � E . "Cor��ercfal cr�ntera Will ba conveniantly loc�tad on trafficWays of adequete capac�ty� centrally wi#hin or at a point best serving tha trade area." ;i . "A cor�mer°cial canter Will be at a 2ocat3on Which is conducive to convenient access by numarous shoppers. 7o be avoided are interaections � Which have congestion proble�na nr abrupt changes of grade, intersections fora�ed by acuta an�led atree#a a��i other situetions Where additional ' traffic generafied wo�lcl cause unclue traffic conge�tion." � � Tha subject tsite �r311 n�eet all the locational criteria f'or a coa�MUnity aoM�crcial center by 1992. The County should hava recognizad th�t the ) si#a could Meet �11 its Pleighborhoed CaMarerci�l, NC, Ioca�fon criteria, � with public facilities, and/or site develop�ent, i�proven�ents. The CFP pretscribed a balanced transpnrtati.on systeM. to-wit; "Ruto-oriented land usas uill 6e encouraged to locats ad�aaent to arterials. Go�nMercial strip developr�en� will not be encourag�d, however. Ftesidantial davelopr�ent ad�aoen�k to an arterial will be carefully buff�red fror� the right-o�F-way," The subject site is surrounded by �WO arteriaTs and a n�ajor collector, Washingtnn Cour►ty should have �ecognized that inc��aaes in traffic would iMpact the suitability of the site for any re�iden#ial uses. It �hould have recognized that increasea in traffic pollution Would reduce the livahility and desirability of the site for any pollutinn �en�sitive residential uses. Plan F'olicv 4.�,. 1 Will be satis�isd during the develop�cnt revieW a�d buiding parr�i# proaesses. The subjcct sita do�s not include any natural wstercaurse, floodplain or drainage�ray. The request does not itsalf affect coMpli�nc� With this p�licy. � CPR 91-01/ ZQN 91-05 ° GROSS - F�{96E 34� � C ,..^m,�.;,:�r . ;x�-" `�'. ,;^,r ,,. `^.'�z�, v-,.�� ,-a„�,.:,..v ��rr..r,��.,�K-•,-r--c ..,.:r-...,-,..,--n.. ._ . -,.»�.,.., . --- - - - _ _ .. . ._ .... . :;,—. . . ,, �, � �;;r� . � Plan PoI c 4.3. 1 will ba satisfied duririg tha davelapr�en�l. revieW procass. Street right-of-Way and floodplain surround Most of the sub3ect site and aeparate it 60-250 feet froM any ad�acent parcela . except for one. The request does �nt itaelf affect ca�pliance wi�h �his policy. ' �lan olic 5.1 .1 is �atiafiad .because the reciues�k increa�es the oppnrtunitias for aomn�ercial develop�nent, local permanent re#ail and servicea 3a�bs, and ten�po�°�ry construc�ion �obs. plan Pol'n .5 1.4 is satisficd becauae the requast does not provide the opportunity for con��ercial developr�ent to encroach into any ee�tablished �eaidentiaY neighborhaod. Street right-of-way and floodplain aurround Most of the sub�e�ct aita and saparate it 60-250 f aet fro� any ac33 acent parael� excep�t far one. Land ad�acent #a �the aite is either vacan# or underutilized axcept fgr parcels to the northWest and the nor�theeat. Neither do�ss th� request provida the opportunity for co�nr�ercial dev�lnpMent #o encro�ch into any significant develooabla residential land. Thc site is about 4.15 acrea. It is not suited for co�rtinued residentfal use, nor is it suit�sd far future residential developn�ent. It is subject to high level pallution fro�ro threa ad3acent arterial- collector roadWays which reduce it� develo��able rs�idential land to a fraction of th� land Within the sito. • ' The request does provide the oppa�rtunity �to st3r�ula#e the conversion of � develoaable residential land ad�acent to the �i�ke in�o an esta�lishad Multi far�ily neight�orhoad. ComMe�cial retai? devel�pMent at the sita should encourage and support Multi €��ily develapMSnt on land ad3acent to it. f'lan Po i� 5.1. 1 is satisfied because the reque�t provides the oppoc��u�nity to stiMUlate Multi far�ily developr�ent and thereby increase the afford�ble hous�ng opportunittes erithin the coroMUnity. L�nd ad�acent to the aite is ei#her v�cant or underutiiized except f or parcel� to the northweat and the northeast. Cor�r�ercial retail devalopMCnt at the site should encourage and support multi fan�ily developroent within the con�MUnity. The request does not reMOVe any signific�nt develooatsle housing opportuniti�s wi�hin the coMn�unaty. The site is about 4.15 acres. It is not 6uited for futura residen�ial developMen�. It is subjea� #o high level pollution from threa ad�acent busy ro�dways which reduce its �gvelo�able residential Tand to a fraction of the iand Within the si#e. (�egardless of the develonable residential land Within the sub3ect site, '� the request does not reduce the City of Tigard's� housing opportuni#y index below its r�iniMU� 10 units / acre of irav�ntoried residential land � (t13,i12-103> units / ( 1 ,290-4.15) acres = 10. 12 units / acre), t nor reduce its r�ulti fa�nily housing n�ix below its 50 perc�nt r�ini�nur� (f9,000-103> n�ultifar�ily units / 113.11Z-l03) units = 68X t�ultifaMily3, � pursuant to the Metropolitan �ousing Rula. � CPA 91-01/ �ON 91-05 - 6ROSS - PA6E 3� � �, : > _ _ ,,,:, r�r„._. .,. . . . �..- ..�.- -,,„� m. _ _ °� �x..��t��t_��:. :,�x,��.� _._.:._ .. . _._.....__.,,,�..a., ! r °"`s.'� �. �/ ! Q an o� 1i�v •�6,1 Will ba satisfied d4iring the developr�ent revie�r process. Street rigt�t-of-way and floodplain aurround roost of the subjCCt site ae�d buffer it 60-250 feet froM any ad3acent pareels except for one. Co�r�ercial davalop�nent at the aite Wauld poaition buildings. and scr�en aervice areas, s�karage areas and parking. to o�einta�n the livability af ad3acent reaidential uses. The r�queat doe� not i�kself affect coMpliance with this policy. ,�; F'lan Palicv ,? 1.2 is satisfied becauae adequate put►lic services are available fo� cor�a�ea°cial ratail developr►ent at the subject sita. Public ageneias and utilitiea provide water, sewer, electriaityg 9a�, cable, �elephone, police protection, fire protection and public transit to the aite. The Sur�MCrcreek floodplain provides nat�ural storr� drainaga to the site� elan ic 8.1. is aatisfied because the reque�t provides the npportunity ta locate intenaive ca�r��escial uses between two art�rialss. a Major collector and two signalized in�eraections. Ona of these infersec�ions is signelized, and the other one uill be signalized by Fall 1992. Transpar�ation engine�rs find n� adversa traffic fMpac� nn . public streets frow� con�r�ercial retai� uses at the site after Fall 1992. Plan Po 'c 8 i. uill be satisfied durin� the developr�ent revieW pc�ocess. Tha subject aite h�aa direct aaces� f�o�n throe arterial- collector streets. vun intersection� abut the site. �ne of thes� j intersections is signalized; and the other one will be sign�liaed by � �all 1992. Transpartation engineers find saf� and easy access fron� public streets to cotnMercial retail develop�ent at the site af#er Fall 198Z. 7he request does n�t itself �ffeat coo��lisnce with this policy. Pian PoliG 8.2.2 is satisfied because the request provides the oppor�kunity to locate intenaive cop�r�ercial uses close to exiting public transi#. Tri�et bus service i� available at the subject site. Its f�oute #62 serves th� site 54 times each u�ekday fror� Scholls Ferry. ; P an Po ic 12�2. 1 'T�c appliaable lpcational criteria for �nediur� high density reaxdential developr�ent ( 1Z.i. 1 t b)(3)) are s�tisf ied as follows: These areas are not subiect �to develoaeent li�nitation�. su h a� s i �000nraohv and drainaae: The sub�ect site is aubject to environr�ent�l davelopr►ent lia�itations. High leval traffic pollution, such as noise. I vibration and er�issiona, has ir�pacted the site and liMited residential develop�ent to a fraction r� tha site. The site sh�ould be �eMOVed froM r�cdiur� high density residential areas. i � ese area are iw thin .Z�4 Mile of u li transit: The subjec� site is ' within contiguous Mediu�n high densi�y reaidentiaZ areas. Public ' transit to these are�s, and the site. began in 19941. Irr�ensive land use i close to transitways encour�ges ths expansion and usa of public tr�nsit. $ � CPR 91-@1/ Zt3N 9i-05 - GROSS - PRGE 36 � � , . �, ;:� � � , � �, �' �' '' � . ..� < < . _ _ t._ . . , : . � . . :r'� , �i; , �_� �E� '� ..,.�. "�,r _ .� �_ _. — " _ "�.'''`= _�—_ . , - , . - . . �.. ,. � � .. � � " �� rr.C:sr-�w1YS;e..i�r,arr�...v.�v,v..ia�,.,,,...�.�.,,,.....m.,,.,,,.W......_...__........ ..._.�.,_..-.«-..... .. .�..� ...:. '.�^..'",- � . va.�:xen.:z_..xw.�v�..:.::....,...��.c_�_ a .s� .._i-_.s.«.-.. � g � �r. �rf -\ CoMa�erciaY retail developMent at the site shouAd ancourage public � trensit to raMain within i/4 r�i�le of these areas, TF►esa aPQas are 'within ,/L.�}, �11e froM �eichborhood �i 9�g,�,�. �o��ercinl � 000inn. �entara � �►�ainess �, � Sc�:�3C4— T�►� sub3ect si�e ia ' Within � �Adium high density residantial araa. .This area haa �o � shppping �entera within it. The area ia 2/3 �to 1 1/2 Miles from #he o clos:est shnpping ce�rter. wi�th ao►ne exceptions. Cor�M�srcial ratail � de�ralopMent at thQ site would lcaca�e a shoppinp center Within the area. F' Ttre are� uould be uithin OJ to 3/4 r�ila to a shcapping center, �vith feu � y exceptions. E , � Tha applicx�lale► locatiar�al, criteria for aoMr�er°�� 1�neral d�velopaent � ( i�.�.1 (cJ�23� aire satisffec! as fol�r►W�� . �' jj� ac �ne�ercial are� i�. �9.#_ ¢"Nrou�ded 4,Y residential_ distrfcts gp �,ore �; �han � �des: Three stree�� aurround �4he aite to the aaet, nor#h and � trea#. The Sua�Mercreak floodplain ad�oins the site at fts southweat ; corner« An underutilized parcel. aci�oina the site at it� southeaat corne�r. r} �g - .g�oaosed �Le,� s�i �. .� �!'eate tr cnnnestian ,� � traf +'; aa�ety r er�: 7wo inters�ctions and thraa ar�erial-collector streets r' aurround the s�b�ect site. One of the�e �inter�ections is sign�lized, ar,d 4,i the oth�r one Will be signalized by Fall 1992. Trenspor#ation engineer� �,, find nn adverse traffic i�pact on public streets froM coM►�ercial , retail devel.opMr�nt a# the Bite after Fall 199Z. F�, sfte shall have r et G g �a a r��ior rsnllector or rt r strae#e The sub3ect site has diract access fro�n th�ee arterial- �y collector streets. to-wit; Scholls Ferry, a Major arterial; New Scholl� Ferry, a Minor arterial; and 135th, a Major collector. T�ansportation �; �ng3,neers f ind saf e and eas�r access f roM publ ic st��ets to con�n�ercial re�ail developr�ent at �Ehe site after Fall 1992. �;; publiG transoortation shall �e_ ava�lable � the site _o�, 9gnera�, area: '� TriMet bus sarvice is available at the sub�est site. Its Route #fa2 �' aarves '�he site 54 tir�ea each weekday fror� Scholls Fer=�^y. ,,;i r J ye aite shall � 2f, � size �ich Cgry ��c►�odate nroiected u�es°- The ; sub�ect site is 4.15 acres. Its size is adequa�4c to accor�odate genar°al ` cor�Me�cial develnp�nent liMited to sa�all-n�ediu►n space users such as � convenience retailers, drive-in services and auton�obile service�. ,i T�ig slte �1 va hinh .v3'sibilitv: The sub3ect site fronts about 1 ,Z9�1 feet of pnblic streeta. 91X of its area �s Wi�thin 150 feet of publi,c streets. It is visible from S�holls Ferry and Ne� Scholls Ferry f or at 1 east 1000 f eet f�a�r� the west and southwes�, �nd f raaM �cFro�1 s ,{ Ferry f or tnore than 1000 f eet f ron� the east. � : � �,zi 'f� ''; : Gi'R 9t�01/ ZON 91-05 - GROSS - PRGE 37 �"�� i�7" . .. � . . . . F,:�',. .r t�„--,-.v. �w+c .,.Tec�e*�'Y+^�� ,,,- . , ., _ i'".—,-�.-r . .,-•-..Pt. f'Y">: 4:.:."tf'T"'_'�'� .. � , . , �' � i J� A . . . . .. .. ,.. ... ... �. . .. ... ,. ... , . . 1n — - _ :•.� �� T� i� . , � , ��_ �; �' ,.,x._..i=�,.w�,..�%_;:�, ' %. �.,. �. i �, .,...� . .. . �.....LL„�..�..�..�...�,s..�u.,�n..�:xacr��;�� ' � '`. Y, ,. � , . ... .. :»;.�v.w�c��n.:a:.ur�,�. ...._......n...,.....s�ww�„exw+:�.p...<.. wix�.w�e;�w..;w _ ,.,. _..�. _ ' ';i __ � 1: i � ='{ >,. , � � � � � D�� "r � CdP7D�a't,.,%,bZ'A � � ``t � The a�li,�.ect site. ia within a t�odfa�� htqh denatfy hbrtidential--d tric��ts � Thb aitb ia an adequate aiza to fit . liM�,�}ed to sAall-nediur� spe�a uaersa esuchr,�a aonventen�b�rata:iYecs� V� dr�ve-lr� servicea and euto�obi�e -�erori�a�, The devc�lo �anf ` P patterna �tithin the cities of Tigarcl:and Beaver�on show �khat coMMer�tal retail ��, �� clayelop�ent iir�ited to aa�all-n�ed�� ap�Ce user�, �� o��yattble W�th nulti ` fardily developr�ent. - � � � k � ' � `�t� ,�.4�£��urat'iort j --_____,_ � characteriatica ,� r_ela � �'� � 3�.�. � e�� .�S ��tSt ' st4�t�' °�� Y .8£ �II� n�n-cor�r� r iaY ua s _ ' � , can ,�g' �a-intained• Three at�eet�, th� SuMnercre.ek floodplairt and an } underutili�Yed percel eurnound 4he aub;�ec�k �site, S#reet ri�ht-of-way �nd fia�odplain �epar.a#a the aita 60�-25� feet fro� all md .acen�E I J � p�cel s ; �x�epf for one. Con�ercial, develqpMant at th� aite would position , � building�t to n�ain#ain the � privacy of ad��e�nt� raaid�ntial uaea. � � � � ; �,Q �ssoc+ated , � ow�� II�1i�3. � �cti_,'vitiee� shail 11� in#erfere uith : .��.�i hi r�g. . �' at�rrounci n�oa� c�f th��b�eC�ite�and�aelp�ratef ita60aZS0f fee��fror� an � p�'�eI except fnr one. CoMn�ercial developn�en� r�t �he sito would � position buildinga to �aintain tha Iivability of ad�oining raaidential , � usen. �r ;a� .;; .;.f }�' .� �: � . �x�:,;r` �°' . f-," �;� iz 1�i -:��:V;��' . �-��'r�.!� . . �....`. :'��'�';�t �'l ,�:K: „i;: f�;5 !�.',.�:: � . ',.'.`:'.�. : . ,'r:� :.�;t ',arj 4':! h1 a� .� � .. � � � ,i � .: �� . .. . . . . � . . . � .. . . . � . . � .. � � � . � : CP(� 9'i-0�! 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MINOR COLLECTOR , . ._ . �---' }'�' ��+�� '�f�� ' LIGHT� RAfL TRANSIT CORRID�RS � o �:::�:.�:�:::':::�:��:�:�::�::::�:� ... _ , Gp — � � : \ . i� • �� + . 4� . ' ' L ` � � . � i �i�� O ' M J « ' •• El i ! .�-_ 3� k 'J• � �* � , . , f: , �� . F.. .. . . . . _ �� ww '�� ~•'~Ar 1 � Yfi . �' . - �wo� � L� �r sr� � � .� ti:\ t ' � �� . �L '•} ��. ��:; � �i .� �;.:�. ;� .. ::• � :� �- � ...: j M ' c � • ••N• • • , ' ( � , .I . Y{ t . ' 'M Y� p'j . '`"" � i 1 '�ia •. � :_�.�'e?' • i� • . � •` i :::._.::_:. < � L . + , � - � � ,�.ti;.�.>— - --- �� __::� � r---- ; � �� -- . ��. . . � ,. ::::: L�_ i �. i e ' ' . �ry� :,�.. t--- � �_... � ,; ::�:: �� I .... � . �_. . • � ��' l �. � . � y�``I�-�C;; � ' . . ��.�� ,bI 1�, r `.�` • y .• �. Y� � I ` •� � . , o �. j . �: � r - _.� � \ . »..._.�• ..._.�J � _ . .� ' �R � . .s �� Qn � � �.�►� J.l , \. � ��'�� . I . ' . 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I �-- � � � � � � , I I - �� NOTE; Th� City of Tiga has � � � .. � 4M� `7� : •�e ed a series oE i icect � mino� llector connecti ns Q. _. ;+_ .. . �� bet Mlus7cay Blvd. ani Gaarde St. , , ,,. 1.:� , --. - �- � -- �� . �� ♦ � --. ... .. _. _. . .� _ �.:-___��r� � 1 °- ��-----�_ _ ! � � , � �� , , �.� � � �,l � __,_�__.�_�. �_r�. � __ :s _. � . , .:— _ . �. ..�. _�_ . ._„W . - _ �.� �� .: �, ,, _ �.., .� � .�:t'a.Lw.4.;.�'.:;:a_.,.. �.aa....,._..._... � � . . . �..._._..w.....w-�....we.xr.iw.-�w:^_n�+ut� —,.anv:>�u.:a', -..x.�..n�..fv»s�„a.atw.auaakJ'u4:Fl:<«.1:.,J1u�::r.�r.CY..",.�twa�'Aµcse.�o�:�:... ... . T J , i 1ti�� •� � .. ��';...:��,f hr ��1 ;�� WASHINGTON COUNTY OREGON /',,�,;�ti� . �� ai s � O � i�e�U.t� r�� ne . p.A aT.� � � J I � ��. . . � :. .. J t /� IOQ • ' . . ��A` R TA Ae. �., !. {� ' �� f � 4 � �+ A � ��'��'+''"``��1 }• / �� ' � � ��.e � 1� ( I �sc+`�"° � r�' �1 � . . . � i,: �� ^ �. . 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FOR MORE OETAIIS�LEASE •"'�+�+,?!� � ' [¢ � REFEP TO THE SOUPICE MATERIAIa OR TME Nr�SMNi6TON ��'��'�""� � - . `; COUNTY PLAHNIN6 DEPAPTMENT. � •�� - t • ie�.�..`"..'::. J ••�•• PLANNNG AREA �OUNDARY • rv�,� �� ' 1 � ��V ��9 � •�•••»��•� URBAN GROVNTFi BOUNDARY ' � '" ; .�K., ., . , , ..., ., . ..,. ,;., �t., ,. _ _, � �, , , , d �� ' � �F,n ,. �. . , , . _ � - . �'. _ � _ _- _ - '--% '.,fk( ....�.�--�s'�' g' y .. 4 • .n,yt BULL�r"AIN COMMUNITY PLANNING ARE ` WASHINGTON COUNTY rt CO�PREHENSI'JE PLAN , VICINITY MA� ` � SOURCE :WASHW(3TON COUNTY PLANNIN(3 DEPARTMENT. �9a2 WASHINGTON COUNTY o FIGURE � PLANNINC DEFARTMENT o i��e��Nt se°n�ea E Fon Mon[MOat��i n�ss�t MARCH, 1983 REFEN TO THL l01MCE MATERtAtA OI!TME WA�NMOTON _q COUNTY M+ANNINO D6�AN7M8NT. {(l� , {j �. `^ � . � � � E�T � , � 3 UNIO . .,,«,«. -� � �� BE '� NY �-� � i �� w.� . �� 3 ! .t �' � � *i� Y t � a — . � . � �.'s¢ 'ii � � !' �t 5TH �u �f � � E A HIL4S- `j � "' O ' �+r � �� HILL380RA ` p� •s, � AR MILL � ` k � �� I� , '- � i ` � _, �� a . •»` � �; _ ' !� ,, :� : . �� .�` , �� .rro r� �� ',• dt z: __-_ _ �fv A OHA " �' •�,�M , ) A HOM � ; I , R EDVI LE- ""�'° • . U ,r» QP M AIN + �' � � ' R �' �.,�.� p � ?fr� •u w u ��1.$ �� S,,.or.»� � � � u�er a �.w. . r -�v' '` � � �'' a�` � o . ,� �� p I � �� ` _ *Q ; �1 . @FI- / ?� coow� � � RO E�s� - ` "� _� � Mfn � _ � I kY fvmio9ton I °(�' � f ; o.n+�. ar �� . _ s . i _ a � �� ` ' _ _ [;� i��ti �' �� n '^ � s T�7 � , °�{+�'d � z 4 ) ►� 'yi. s pwuao ��Y i {i'..4.v� ":�l L ..,, � ;y�;��, I � p �'{ � �,{ . ^ I PSy I�A s�A • � " !k} ,v aw �� `� . :: — _ �i � �i�� ` � ��{J�,� i�i!:�0 (i !I'v � �_�,'�"�• �`x � � � � ,t �_ � ,«. � � � `,��// � '�^�,..="-.,,� ��m � r.'N � �r � v ' .�� • `-• �-.'�1 +. '�cy��, � � ! '�„3 �iE ....� �n� C S+ 'T• �1 1 • l[I(aY�O �M� TUALA — ± I F f � , �t4 � S�G(�� v0 1�� '---- � / �.'� � �� W ��7, i rn.�,� � Q � _`s �;�� % ; . '� �! 't' ,� fr � � � /a, u o e. �>U �—_ SH�, _ � i �_' � i. .,..;,,;� t` 10� �. az• •3 �`"'° �� , :,��,• � • . ..�; � ��' ,� M� y • � �� ( ` �U' ;. 1 � �� tl� S Y� � �. � t O 3 ;: � � � 2a � k�'S MIL.ES / � KAMAS / COU Y ; � ,� � `�--�-�, � �� ,,�,, �� ._�.� ,�r,. .-..-...� .-�- ,�. . r-�-�:� _ �;` :: �.,�<:�_,�:.,�u�:<.�, �...�.w�.__�..... _.._..�..__�._ ,�.....��..__�..� .�.u.LL.a,....._.._. ._. ____ _�..__�,.w., , " . �, � �',� BULL MOUNTAW �COMMIJNITY PLANNING AR�A WASHWGTON CC�UNTY � WOODED A,REAS C°'"��"S"'E P`A" ' 1 SOURt�AEAW. PHOTO MERPRETATION WpS1�NGTON COl�1TY PLA(rTJWG ' ' ' W�SMINCTON COUNTY DEP/6RTII�M JU.Y. 1882 FIGURE 5 P�ANNINC DEPAR7MENT PHOTOGRAPH3 FROM 1879,1980 MARCH 1983 . u • ' NORTH • � � '; etaveATOM � ��s4� �X13TIP14 WOODED AR�3 r 0 1Q00 2000 F�T ;;y fi;�;• ., •y . o �ia �rt � �o o ;�' � .�. .� �i �� a�;�� _ �Oy�,°� �►:.:c:$:'�w �� . g , tl � Q • : pv �p� s Q'I L TR"�� P.� ��, �°"'� ''.'� E . : •.�+�� ' �� SCHOL�,4 I . t '�% ��_� � >�"I' � ICfj; .t♦ '4�'A'-�'".��'n.��."«�P°•� n �� c' a +� �: '� �p f �� i �'�' ��'�'�;`�. o.�u� , �..��...�"• f�y�?N i,,�'�`' �,.'•:� � :�,,,��- �;;�£"i�,s`"'�.��`�"`�:�;�� • t�"v c,.�. r"• . -x' ��;:}'.�..,��;��r�,��`•.�6;'�,��".� �'i' � `�.;�,;��i.*.y *a�r..;c+�,�..,..�rs��t"ft[��:��:r:'��"' �y � <°;3��;r;,•t:��' .�%'r�r4ryv�;f'%_��'-t'�t,,'�.s�s�,�.L^'.'`�;h�'�� ;��' � ��'w��+��r'{ ��?�:S�C.�"�C%�Y��C�p��il ��•' . yy r�,• A�? !,?.�w p r` T Sw „(� � �'�i S� �;'.!"�!"C`' ��•^`J *p�`� '�:�� ,��y^�� .�- �yw .'i' ��y i �(Y.{� t v'��• � �, �'" :�! UlL MOU TAIN '�I r T/dARD ` ys�� Ro4� ��„�,. � � � _ � �"' �p^ � }¢ �� I�r� � � � � � � •� � � �� '�� T'.°IAR�}IIIIN1dRR�fl�1lrt�i��'1�uS� �'�� !�y• NI '�.�i► � �t �y'��"f � .�.T^ ��.4' � �� M�,,.• �. �?�, '� � .� ',�`�' -"o`+ '..� ,,�'Z��' � � .^�lr�.t t'� r1r�:'d$ b" �,�' 1�'A Y '► .M .+e.. .3 "..; �..�� r�� '•._ .,�� .r v '�� • !t`��'y�/ t � �, r� ��s `��4...l. �a °� "�I1 �'� � �s, eee �,y. �;s�.... �Kint "'� � ::.. . .t...� � � '_. n�„� �; r.�rr �' . - �; ' °' } � ,.......... � �.. . "' � � . � s r. ' � �� -^' � y � '^y:'it0A0 ' \S�N.:�,:. • TMIS MAP IS CqMI1lED fROM ORION/Al MI1T@RIAL9 AT � CIFFEFENT aCAlES. GOR MARE DHTAl1.S PIEASE �i�' ' REFEA TO TNE SOURCE MATERIAL$OH THE W�SMINOTON � " � COUNTY PIANNINO OEPARTMENT. . S.'1: � 'v�R . / ••�• PLANNfJ(3 AFiEA BOtJP�1DARY ,�.s'^•.h. F � 99 �{ ••••�•••••••• UFtBAN CaROYVTH BOUNDARY �` �~ � Y.,. ,. _..��.,. __,. �.. .... .� ._ ,. ,-�...-_.,.� �,,,--�,,..,... -- - .��_...,,.�..W�.__ -_..___ _._._ ._.___ �__....._. ._..._..._,_... _..--- _---____..--___. _ _._ _..v.�.,.e�.,..,.,._�__.___ ___.__.__._ _..._ * . K . f' `�' ..�.��..�, y BULL MOUNTAI.N �COMMUNtTY PLANNING AREA WASHIt�CTON COl1NTY COMPREHENSIVE PLAN ' EXIS1°ING LAND USE _ : � �� SOURC�WASf/JCaTON COUNTY PLANNNQ DEPAR7MEMf� WASHINGTON COUNTY PLANNING DEPARTMENT EX�u►rn us��v�rro�r ,�trrE,�ee2 FIGURE 6 MARCH 1983 � :! � . NC�R�TH - `�. @fAYl�1110N ' O 1t100 2000 F�i' � � � EXISTNCi COAMVIERCUiL LOCATIONS � ? • �� XI$TINO Mt1LTl—FAMILY � 0 1/4 1/2 MLE �o • �e RESIDENTIAL tISE ` e! � , �,� � • SINGB.E FANAILY RESlDENCE p. f��` a .—�— �i • �" ` g��`' � n°_i � ' � 0 0• _ . . � o� o�� e, � . , —_ �. • EaPr � • ;;;�. :.M Exi sti ng Urban Uses ' �� SCHOLL$ � • � � •m�� • � • •• • . • ' � • Residential 139 acres ' � � Commercial 15 acres � s . o . Industrial 0 a�res � � • f.� � Institutional 4 acres � � y � s • . � a i � • • • • � Total Urban 1�8 acres . • . . • • �Y�• �� • • � �S a• 9 •�• • • •o a wa�'� • � . •• •e • • •�• • • � ��i•��N � a • •� � •=�i�• •• a '. � ��' •��r � •_ ��• N 1.1. • e� Ol�j•�Altd � o •� � � o�lBARD • �; «: :t{: ...•. .;: �.• .s .•. .. •q�R�� .:' � � � � •o • � � r • �� • �r =0 � . • • m ._ : . i� , . �.� . • . .... -- • • ,,, • • =o �� •• ♦w • • i ^ � ° �� Z ° • • � .. � p • • i •�� . e • � • �� eiw i � • '.� ..S!!.�l4:A.111R�11.1fl1lR.1l�Y.n.SlRt•E. • •• • • • � . • • o •��• • � e s• • � • � • •s • o � • •• • • � � °�e�• • • � . . . , ,.. , � .�.• .�a • • . , � � �. ROA � `�'� � •.��' ��j '��s : � • 9g ,r„ •,{�1.. . • K/MC �� , � •o �a .t.... ' , ' • • � � C/TY I" • � ��° � ...... 11•t► i d► • �� I �Nl� • � Y ��Y� �� . ..' '� • .� �4R ' S C{�. � �^��I � � � �q.:.�,. � • � R6Alb � Ec THIS MAP IS COMpllEO F110M ORtOMI/eL MAT€R7A.S AT 0�� • f ' DIfFERENT SCALES. FOR MONH DETRILS PlEA9E � • ••°�-^�� ' � REFER 40 THE SOURCE MATERIALS OR Ti1E WASNINOTtlN � •s;-k COUNTY P6.AHHIN6 DEPART6lHIIT. � � ",K / w •� � �.-� R�yEP � •••�` PLANI�1GAREABOUNDARY � `,�f� a g ;�:...� 99 � � '�'� •��•��^••� URBAN GROWTH BOUNDARY ' ?� 1 n/Atat N �.. _,y.�� ...._... ,......_ � ,._ , � � �:�,-�� -r»nE�.m� . _ � . :_, _ <J,.r.e._.., �:� �s": �r_ . :.�,. ..�,�,,,__ . _ . . . y . } _;T , c� :'� e r:. . ,. .. -.... .F �:d _.__.. ' � � BULL MOUN�'AIN C(��UNITY PL,qNN11VC AREA WASHINCTQN COUNTY Y . WATER SEIRVICE eo►�nPRE�sivE P�, + � SOtJRCE: T'IGAFta WATER DISTAIL"T � WASHINGTON.COUNTI' FICURE 7 �'�ANNINC DEPARTMENT , MARCH 1983 � � EXISTNG WATE�E 16°OR LARGER NORTH . , BEAYfR70M ' �� EXISTINCi W!►TERLINE 10'-14' � : 0 1000 2000 F�T � ; � � � •�� EXISTNG WATERLNE 8' OR I.E35 0 1/4 1/2 UALE ' F°� � • RESERVORS f�t��`y , ■ PUMPSTATIAN 9 = aVV 9G� • s 1� ' „ T� �:; . . CVO �• ��' t::•;, pp' '�i .�. 3CH01.l.S I�� ' "� •.. r, ': � � a � 8 � � ��s� � / 1, � � ■ 3 . � . - � s �e��rr�/� �.w � 'w �� ' . � �:; • �BULL � TAIN i T/6AA0 � � � ! � �sl�� N �.YY.f�ilfl�llflbR.fC:!.A.'�T.R. � �•••� r � `� � �' � - ao '.a . BEE�Y �� R.lR�'r.. �K/Ni .� '' • �� 1►• '� ' CIPY L• 7;.... � a w • �„o �"_' �"J � a ' � r..' � � � � � ROAD � ' YHIS MAP IS COMPILEO RROM OR16YlAl MATERfAIS AT DIiF6qEMT SCALE3. FCA MORE OETAI�S►LEASE � • - REFEp 40 THE 90URCE MATENtALS OR TME WA�MINOTON � �� / �� CQUNTV PLANNIN6 DEPAATMENT. ' i .�( ..�. R'�ER i PLANMIG N3�A BOUNDARY _ �9 �� ••••••••••••• URBAN GROVYTH BOIINDARY � � YLWLA�N I � y + A � � .r ..{ BULL MOIJNTAIN CQMMUNITY PLANNING AREA W,4SHU�CTOt�► COUNTY � CONIPREHENSIVE PLAN SANITARY SEWER SER�/iCE � SOURCE: UNIFfED 3EWERA�3E AGENCY; LOWEEt TUAU1'fN FApJTES PUW VOLUI4E OPE,2/5l1876, EXISTIN� WASHINGTON COUNTY AND PROPOS�D SYSTEMS MAP� 6/14/1880, FIGURE H P�ANNING DEPARTMENT PRELMNARY ENGNEERNG STiJDY BULL MOI�f�AN SERVICE AREA 3/1983 MARCH 1983 � � NOR1-H � � � � e � �r: BEAYfRTON '. � �� T �� .�� EXI�TING SEWER I.t�E / � �� O 1/4 1/2 MLE �o f sr' � .�.�.�. pROPO5ED SEWER l.hE . :� ��t � � _ ....... ESTMiAT�LOCATION OF �� FlJRJF�iE SEVVER LNE • r �� • � EXISTNii PUN1P STATION g`��v ' � �� ❑ FtlTUfiE PLI�AP STATION . � ° o• • , °'�� P� : . . . . . ♦v• • • s r SCHW,�,g � i �� • • •��eo��• • • • � • e • • �� • • • • t �� • • • � � � • � • s � �e � � � • � • • �� • � �• • ( • � • • • O •�� • { a� • °o • • • • • � � . �� •� �i � �� • ' �• � • � • 0 tj� • • • • � �� • � ' y� � � w � � s • o � � ° r T/91lND � , tlLL MOU TAIN q �.' .• � ' o�� 7 • • � �• Y • • �.o� (�y e F � o 7� p • • • � :l � p • • � • • � �i�� •��o��• • •6 • • �p� �1 sS..:l1R�l.111lh1h .R.1lPF:.l.S51!?.:4. . • • .�n � • • r— • • • • o • • � Y � � • • • � � • • • • � �� e � s � • • • � • RO � �°� � • � � � � •�� .l�"l" � �w { . • . • �.. t„.... • ' K/NC L� / � • .••�• �Il.• qT e u .A � p � �..�.......� . , � . i � ��' ' . � � d � £� R p � �H TNIS MAP IS COM►ILED FROM QRIOMIA�MATEHIALS AT - � • . �IFFERENT SCALES. F9W MONE DETAILS PLEASE j ' NEFER SO TME SOUpCE MATERIALS OR TME WASNMlGTON COUNTY P�/�NNIN6 OEPAqTMENT. � � / e�m• PLANMIG AREA BOUPDARY �.��:. ' � 9°! � r .t�+ ��•••��•� URBAN CFtOVYTF� BOUND�IRY�.. . � TUALAY N � . . _ . � .. . ___, _ _ �.,.�.4 v a C � ��, �..,`� BULL MOUNTAIN COMMUNITY PLANNING AREA wASHtNGTO�► COUNTY EXISTING URBAN CGMPREHENSIVE PLAN FUNCTIQNAL CLASSIFICATION � TRANSPORTATION SYSTEM WASWINGTON COUNTY SOURCE : WASHIN(3TON COUNTY PLANNiNiO' ' • ' PLANNINC DEPARTMENT AND PUBLiC WORK3 pEPARTMENT3 . 19�2 FtCURE 13 MARCH 1983 i THESE Cl.AS31FICATION3 ARE BEINa UPDATED BY THE � 1983 TFtANSPORTATION AND COMMUt�1iTY PLANS. NORTH � �ECiIONAL TRAFFICWAY/ � ; PRINCIPAL ARTERIAL ,t ; BEAYER�ON ' _ ' e � �000 2G00 F�T . �� OTHER ARTERIAL ` ' �t 0 1/4 t/2 ML,E � �. t�° ! ��`i s . aaum MAJOR COl.LECTQR y 6�P� � �. . • _ 9 • ►- �' A � �,�y� • — •��• CONNECTION UNQER STUDY. ••� % - • o Q• i�'; : oy @Op • k, '-� ¢ 2i. '� fE.P`I � ' ■ SCHOLLS 0 � • � ii • r '�� o� ! • 1 0� � �� '�° o / • � �� • ' :� s � •�ses��*so�w��r . . 1.... � 9 . . � � ' . ° . � � OU TAIN R :�.iAAO .r �Ap � ��`\� � : � a , ....V��" � : � � ' II - � o . .r� ♦ � "'.S.!'R!l1T.flflhf6lRIf.AAT:�lS.�T.S.� � � �' w � � � � � s � � � • i 0 � � w �Q - ''�� a1 . � e� ' KiNS '�. . L e ' C/TY � N�/�/��lII�/ie ��e�a��n�o ' � � �� .� . � f � �..� ° � . � -THIS MAP IS COMPILED FROM OPIOfNAI MATERUIS AT � F piFFERENT BCALE'a. FON MORE OETAILS PLEASE � REiEp TO TME SOUNCE MATERUI$OR THE WASNIN6TON COUNTV PLANNING DEPARTMEN7. � ••�•• PLANNNG AFtEA BOUNDARY pIVEF � r� .�, '.' ��•��•�•��• UR�AN GROVNTH BOUPIDARY � _ TY/AtAT N ca ' `frr sw�'� , . ... . ,_ � .nr",.,r z � . _,.. .. ,� ��.... � , :`+;t � ° /i.:..�� .., _, , _ ' ' - - _ — �..._..__ __._..__� ., .__.__. .___...___..____ _ . .. .H.�,��......�___ .._._ ___ _..---.. _... - r. .� _ .____ � _ .�.r. �� •� �,A r,+1:r-r �, ,,�"ti„` ' s� � „ ., �. n ' \� �' ''�.�..�} �� j '-1.�' � �°,�"• ��`.' � .�:� .,n. � � t„� � �.� � \�;��;r�,;� -- �.��„�.�` , �•'�f .� • �r�: � .�( �� l.� t ,.�.. , \ � �'°� .. \ '�r,. j �.f�' ».wM. ' �-- -� • ��\•. `a "'�"'� , ,� F! ,� M ` .�� ..�.. .` .e,.` � � `� � � � � t • . �\ 1� � � �1``� � ,a�� s � �• �j 1 , ' '�Y� .� , '•Y sr � , y `'�. � t. � . �^� Y � � I � � t `• ^ •+ • t ' � � y � ' � e �9 � _... i = ,�„ r•� „� ��.:'. '� , � , � � i i ' j � w►i.wt0�l .. ,�� ' �� . Y t � � J' rt 1 . 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Tuai�: � � _�q �, �. �}� � '- ;'. � n9 d, o in. �n+ I......��..___•._• �g ;, %'� 'j � �� .,�;., \ _.. � .+ .^. r�' �' ';g � � - . � . °� i� 'r:= � � ,i �� 1 �. ` ,y'� " �i : � ��. ° � -.!'C � Y J -r —i ( _ry �a��- �; m.n \ ��"'� ' i . _�i Sh �� i�` � ` � „'� a ,� . ..,,,�� ;a�' �� !. _ «.�,.��co_._ _, �...�-_,.-..,i...,. ..,....,�.�...':::..-i; � � �`�! : —,....up � � i , ` 3 ' ? ., •_�'. `*. LEGEND ' ' � �_��' ,,— ' �.._..._L.� ;�; • � ;r ;^ �a ;� ; r' � Conyested Road Section � ; . � \ ; � ;' y,' (Level of Service °E' or Worse2 ^� �^ !--�_ ! � .,...�. _ b� �� i_�� • • FIGUpE �- . � ' ashington � ROAD SECTIONS wi�h SIGld1F1CANT CONGESTIOPI ounty Year 2000 Traffic on Existing System PGBUC bi'dRKS � ; _ _� __ _ ___ .�--.,� _ � _ _. ._ _ _ , . . � • � rF ;� � i I I I ! ;._ �=-� � � LL.,:�''r�}�;,, ,`'_' = �±�`: . 1 � .. �� ' AZ l� �: ' � � . .. �� .3� �s; ��;�s � � � ;.��_ _� { '1:�.�. ► � .. '.�'"�'� , ' � ' �. 4- � .�'.:r:'r� 'Y � � . '� y � } !'�� ,� •� i � i • � �/' '�..3 ,lr�'/,�" � � � � � �j � • �� , � p� ,�� , -�,`. ��" �: -,�' � - � ' i �J. � �� t � : .. � ~� � :" t 1 � � i_~= _ _ . t �► �/ � � � � � i t-' .. ,� -r--- k . J. '_ �� "' .� P-� �•.w1 �J ,i � �. �.'ts "� -- �� . ' � ' �:.�.r i' � _,' �� • ' !—� J �� a 1 '' ~,� �� F � -' _ `7' �.':. � � �. ' 1 . A _ - � �;` � i . i �:. f .�J N'- :� �� • � �� t'1 �� :I, ��^ � �� • 4� � t ,.�.I �. �$ � �� '` '~ -�—_. I � — Li _ � �—� . .� F { . � � , . � �� .� � �� u2 i - f : . � 1 ' $� i � / � � �� , �... � � _ '' ...� �/� � `� l � - ��` _ l� J � � 31� ! • , � V�� i�• � � i � o `�v Ii�.. �_�� ': ' i � _�'� _-� f � ' r �q p ,m1 _ ..�`��.-, `� i i , � I , ;� �� •Y �. �� j • ¢ as� � �v ;, � � j^ F • N N" j � o � i '! � ....t'• '� C r � � P r i � "�... � • ; i Y �•� t I � O �� 4..�,w • � .. � !_,^V I _ � � � � � '1.. �,,`" ;: � �t'—• 4 � � o s ; k � ' m � t, rc..�.- , '•� �--- __+:. y ~ � j o f , � Ci +� W �? ` '•� { �� S 1 O ° a. C F � .' ¢ � I • Z o � � 3, �. f r, ' 2 . i {Y �D "m" .� L t " j .e � � � � ..e ao � � j� � "�,. � ---� J � � � . `a� • ''�,, � � �'Y\� ��^.� ' � � � �� ,i � _.i...:� ' •�� 1 � • f � `� "=—ti.. � 1� .d! � p � FIGURE 34 k .i �;, M , � I; ; l ashington 'Loca#ions with Signlficant -- � l ounty : �e��R� Geometric a�d TratfiC Safety Problem� � . � .. . - •---- . .. _._,_._. �._;�--=.----- .__,_._.----------. - .�....�..�_.. .. -. _�_.._�. . .... :. ... ..�._.__. .. . � ..... .. _. � � :�... .. .._. �. .._. .. ,.., .,, $., �.. ._.. , ,� , , � : ,� � - �,.__ __ ._.e. ., . � :>._1,.�:.,�..W�_.. w..____ _ ____�....�.�.�.s....w..�.w�.a...�..�,,......�.�..,.... .._ _ _..__ . _ . . _._�.�_.�..�. .,,,..�.-�...M,�.,.�..�..�_�._ ,,,, _ __ c,., __ ,;�,;;; . . �, • , , � ,� � �.,..�a.-' '"-��..-�Z`�C � ^��,,�' l. H � 1J �\ � �" 4� i ^ f \. ` i � � �- . ,: . �� ; •�� ,� -,� . � � ; � � 1 L"'"rraw.�co � _ � =, � � .wr.w«;rw—.c� – � � 9 ( � ��1 �*N � ( (�� lb^ �1 i � IM�rN r 1 O 1 J �� . • 1. � � ' \: �� 1 �,�� •. .` s � a �` �'yV I f ,��W ' . (i �� m�c�{ `• 1 � I � Hill�borC � �' �� ° ' ti . ' � . L ._� . � � � •L,,,�. .� , ��°.t' . J'� - . r! � •+.r� �—1�. � A� 6.�?' r ' 'W .',\ A . Y ` . . ' a ♦ . � d . p... . � � i� � �� n : .j• . � � � � � i l�i + =' � r ..r+.cwu ��( � � a9 .+"' Ab/1� � � � � - p � � Lr .i.��rri"r ��BRa^e ; ,' anr +e� i ' x� � t� � �'1 �\ � k� �' f 1 , . ''� � �wt• �r � �ww�. �1 / r wrn ' ._�W' � . r .y. 4iifH F SSS�� f�� p�r — � � � �q� { t � SI . � � � r,M1 � � "' � � ' i ? 4 �� w . 6 { ' Btyili•.$ •••••«.»MM s .IrT°��= �• x 'i � y f� � ••� £ � '.� ri ,1p� ,.' .. � ' r i y 1 o.r.�sh ::L i J • �9 i .° • � '__ � +y ��` 4 � �'�, � ..,. ......a : - ` �/' ' ...� .. � • • � � • ��„S4 . ^ �l� +y yV4r.• :t•` ,:, s :: �. ,s � tgar j�' � .wr f �rn -- . K� � � ' !Wl •j �Y� � ��'� �' lOMI� w • �M Yl ��r � k;. ` .i i�r—� t� ,tiy� ..?% t' � ` , `' A � i � �� N � . � �� ' s![/g ' �• !C�i /^1t � �`1 f..4n. � � lR}1�T i f ; � P �^ �/ . ' ` • NOPTH '4 y C""^ yzf �. �W 1 ��^� w�f� %�' }t "'� " + � e. . r �r;��. 1 { Q ,M - yd � y i � ' I . • ' '` — 7 ' "'�"",a Tualati , � ` .. �� a � ..._..�RS«s � ' � . s p� � . I , � ,,r'�, .�... S. . . �� o ��r� d,o� � I�� • � � � •^� � { `��< ♦ �� ' 'n � ( _l , • �a �� v�.!`� �� < I -�r�She uod ` �! � ��;�.> _q I �.,... 1 �r S \ 'M �n �' �.•a ��a •_ . {. � W�SN�NGTOMCO� i i � \ a ..l! a • ;, . .., � _.�..v ,� , • ; „ YAY1Mll CA vey�v�•rs•rT��.m�....w.. •..+••.•• ; , , � � � ^�: ; � ! I u $ � ' 4 �` �e . r"� i ,�j � I { .�.. �;r ` • I `e� �` I .. e 1 (YdofdM -'�-. . � u . I l �--�– FIGUR'c 44 �� ashing4on �u�ty �ANDiDATE TRANSiT S'�AEE7`S PUBUC bi�ORKS ' . � �rr ,m -'F Y ;. -... ... .�.... �>�.�a._.�xw ,�, ..... ...�._._.__� ..___ _._.� ._a.�,�,.w..�._....__._..�.�n..�..,.�.�..�..�.u_..,�w.,.�_._w.._._._....,,�._.��.,,,��:.t:�..�:��.-:�.�--� �.�..._.__._....�W.,..�__. �..__,.W�.. _ ,,. ,, :� • �,, - ^ � �, �. ��, j. 3.3.17 " Preliminary Growth and Land Use Distribution �� ` � Urban Unincorporated Washington Caunty* :,.4; . . . Area Total Buildable Distribut�an of Units and � � Land (Gross Acres Employees to Acres ' Excluding Steep ' Slopes and Flood Plains • � -' TQTA L `, URBAN UNINCORP. � WASwIN�GTUN COUNTY .. 14,$$2,9 ' . Low D�nsity Residentia�i 9,770.9 36,642 units/9,770.9 ac. ,� � Med�um Density Residential � 2,748.4 39,579 units/2,748.4 ac. Ofif�ce 254.7 � 24,84I emp./ 254.7 ac. . Retail 306.? 7,953 emp./ 305.7 ac. h . Indust�rial, 1,802.2 � 45,Q55 em ./ 1,802.2 ac. ,; C DAR HILLS-CEDAR M L �:^�..�.fi . . . �X Total 2,055.1 Low Qensity Residential � 1,337.9 5,017 units/1,337.9 ac. ;` Medi°um Density Residential �'�4e� 7,654 units/ 534.3 ac. ,�� Office 92.5 7,863 emp./ 92.5 ac. , Retail 76.0 1,900 emp./ 76.0 ae. Industrial �4.4 360 em ./ 14s4 ac. ��; ) H H S- ARD M �;:•; . r.., � Tota� 817.5 _ Low Density Residential 748.7 2,8n8 units/ 748.7 ac. �"- Medium Density Residential 31.5 45� units/ 31.5 ac. Office . 22.6 4,339 emp./ 22.6 ac. Retail • 14.7 368 emp./ 14.7 ac. :n,;; Industrial 0 0 / 0 ��;' Total 277.6 �' Low Density Residential 220.6 82� units/ 220.6 ac. �j Medium Density Residen�ial 27.7 400 units/ 27.7 a�. Office 12.9 1,870 emp./ 12.9 ac. ; Retail 16.4 440 emp./ 16.4 ac. '' Industrial 0 0 0 BU�.L M l!N AIN %''� Totai 1,290.0 ` tow Density Residential 1,285.0 4,818 units/1,285.0 ac. ' � Medium Density Residential 0 0 / 0 �ffice 0 Q / 0 ' Retail 5,0 125 emp. /5a0 ac. ;>;; Industria� 0 0 ' 0 I� `� * excluding active city Urban P1anning Areas :Y � � `��I Y i ��r-i ! "r � F'w'G 4""Y 3�1, T�'F }^'. vi'�^rN"T ' ' ��I , - t t 7 ' ;( � :.:� , u�'. �. '� }A ,i �._. � �� ,:(� � .'1 . �3 _ . . � �� .�. .� . k i f�l.T 61 � �. ��- . . ., .. � .�I ..-T�. .... . �.L ...�1._ �1s' .s��_ �� x� .�,.<,�..�.�.,w.w__ .�,.�,.,.,�...._ ._...��...,�;.,�>�-.,�,:.,.�....��_�_�:�.�- -- - -...<�._._...�:�:., u • �:; � �.` �� !u` � 1;� <, � � 3.3.18 � > SHERWOOD � . . : . � Total 996.0 Law Density Residentiai G24.0 2,340 uniL�s/ 624.0 ac. Medium density Residential I00.0 1,440 units/ 100.0 ac. Office U 0 / 0 Retail 44.0 19100 emp./ 44.0 ac. . Industrial 228.0 � 5,700 em ./ 228.0 ac. ' COOPER MOUNTAIN �` ' Total 3,012.0 ` Low Density Resident�al 2,093.3 • 7,850 units/2,093.3 ac. ' Medium Density Residential � 819.3 iLs798 units/ 819.3 ac. ` Office 12.0 1,020 emp. / I2.0 ac. ` Retail 57.3 1,433 emp. / 58.3 ac. Industrial 30.1 753 em . / 30.1 ac. BETHANY Total 1,62�.0 LDR 1,247.4. 4,436 units/1,183.0 a�. MDR 35fi.4 4,908 units/ 340.8 ac. Offi ce 0 � / � �etail 16.2 250 emp. / 10.6 ac. .- Industrial Q 0 / 0 � 185TH EAST-WEST �� . Total 4,237.7 � Low Uensit,y Resid�ntial ZyZ37.8 8,Q17 units/�,13a.8 ac. Medium Density Residential �57.4 12,347 units/ 857.4 ac. ` Office 114.7 9,149 emp. / 114.7 a�.• Retail 76.I 2,157 emp. / 76.1 ac, ; Industrial 1 051.7 26,292 emp. /1,051.7 ac. WEST UNION Total 478.0 � . Low Density Residential 0 0 / 0 � Medium Density Residential 0 0 / 0 � Office 0 0 / 0 Retail 0 0 / 0 � Industrial 478.0 11,950 em . /47�.0 ac. d � ' � � � . ` � „ �.�rt.,.�,.�. , . �., . , ��,.� . ,,. ,, ., ,._�.- --.- : �., . --r ..___.. .. . r - . ..... . .._.. .._ . . . _. �r.. _ �y,. ° ti 1 � i. l f ; S �J? 3 t �• 1 � {S _ � - )�-� ��t i �; � r r { .L..:au<�tu_ ,__ _,._.a....,.......s�:�,.�,a, f: .....,.e .,......__...�....,...��:'=� ..�»w�._ ____. _ .,.:.-::_.::a..-.,....__..:: ��.C� . .. � . - . . . . �.'; rx� �� , ...� . ., ,. �l,' . �� ' _ _ ., .. y :�. , *�r . . —"^+—• '....i . . . i�'e . - ' .. . . , .. � . . ti � �� . . . � � . � . 't ir. � � � .. � . . �. � �. ../� . � . � . � . . .. _ . ... .. . . .. . .�. ,�'`, . . . � � �� :, � • Pian Te�`imony .- G�.�p,: !, � ��' ��i�'�� $, Rec'd .�",,��`J�3 �—.Date WASHING70N COUNTY.OREGON , ,, . � cc: BCC: � FC `'' RD -"� „ _ 1'�_ ''� t��° JR '� , � .. �.::'� _s°' ru � (LC�.^.) �,{�C G I�?, • Mazch 30, 19F�� !�6 � , �E . ��c - , s + s� �:?t�.ln/ , �, � • � .�..:aP. ?EtJ..-rz�.•.�. �- � � . • .. .. . . ,iM1� ' _ : �fi i � ,�, . `� s �,�� . . '.�, .� . _ '� � � Yvo�ane L�. Add�ingeon • � ,� Urban Pla�ning.2:aaager S.*a�hington CouttCp Planning Department ` ' Lll S.Eb �fashington � H,al,lsboro, O�egon 57123 �4 . . f ;� ' Bear Yvortr►e• f T,o daee, the C1ty of Tigaxd has not� completely reviewed the Ccunty's � f� - � � � �� Communitq Develop:ment Ordinance draft. The CitX sees ao objection s � �� with thc�se portions that have been reviewed. � .; . � Due �o our Comprehensive P2anning efforts aad our Zimsteci staff in Er , '� which to'cox►duct a thoraugh review of 3rour plan, our co�anea�ts will . be �imited. We ;tope to cCOrdinate the City and �ounty ¢odes wnere '°'' necessary during the coming months. ,,�.,.;: ��,: � ' `" S°incereTy, • isi��:E"f::` . � . . , - -- ""-, f,' . , r r�.: . .. `, ,_�✓�/. � t:: .r ; William A. Monahaa . '� D�recCor of Planning anc� Develo�ment `` {`< �,'AM s P j r . . .-,, , `, - t�r--?. � . .. . `j�'� �1�� t ��' � ? ��` , ';l • .� � � f•.t'.� tJ � I...i.I � ..,;�� . � .. ' ' VJASHINGTON COUNTY ` ;' � 4'LANNt�NG DEPARTMENT � ,� ,, °ti ,.- �; �i� F � � � Dr�' �I . ' . � ' �� : � ! � 12755 S W1t ASH P.O.BOX Z3397 l'iGARD.O�EGON 97223 PN:639-4171 \` \� :� � � � • )!f � �. e. � . .. .� � . $ �' , � � "t'Y+-' ,':.. '�. Nw.'� �';:..K'tt�;'�S �.F'f}„^'4,-x.ta7 L q '� `7 � } �� r .�...._��... .�..-_+..+^w�N�tm �!..;'.�s+ ...;. .y«,�.n .y,� a �-`�"'"�.$�, S,.i .n . , ,. }�� .,f.� �-� .� ..�; -+" � . - . , . . r..,.. . . ,. � .. .. .. .. . � .,,a„� � �_ : _=,.�..� - .r . , .t��.w.�;;,��:,�..,.r,;�,:... �,.�.�,>.�,.,,.�r.��w� ,.��.w.,��.�,�,�.,�,�,.�....�,;,,.w._,�....�._�.....,w,�.,.�,,�:��<»�«�.,�,.,��..�h.., �._....,.� ..��_. ___�.__ " . y� �r � . r ��" ti i � ,.`� . � ' � ' p� ,. R09ERT CHARLES LESSER 8c C�. REAL ESTATE ADVI50RS ;,':pt � flr; . RET�►IL PUBLIC IVEED ANALYSIS FOR A � SI'!'E AT SOUTHWEST SCHOLLS FERRY ROAD r AI�D ,OUTH�fVEST 135th �4VENUE �ri` IN TIGARD, �JREGON �? �.;, LE7TER REPORT Prepared for: " " - BILL GROSS ,� <� F�BRIlARV 11, 1991 I � i � � t� � `i ;:� • � t .�, ;� l �;, � ,o,sw r�v�nxre,soo•porrntwa,:a�c,av 4rloa•�nb.�,a�a�c(sao)xxa.� ;;� e�exr►aus°Nuww•��,,p�•�o swHr�•s�•wwwcxxra.� ; � � � F�� 'it v �� "--�"tr 7'-s`�,"r^' ` "`�,_' . ,.., .... _ y ... , . . .. , . ...: . . --_ ----- .�.... .. . _ w ir.,?=' °.7 ,�. „ s > -� r c �, '�'%" .q' 'Y' , � Y,�+�^^�rr�m*�+tn^^i r .. .. . ,� . . � .. .w t' . � _.. .f�: 7}y �� U !' fi .!N "{'i - `7A':N ..ti:.:,,...�..._ .. . . _ . . .. ... _ ...,:..,. ... ._.. .......:... ......:..... ....._._ . .,.. .. .. ..�,. �. _,.,-....... . .. . ,..,_ . . _ _ _ . . _ .�. . , .. . ... .,... PF � • 1S� � � C ��` �� ROBERT CHARLES LESSER&�O. �' �;� i�a P� ,'� ! i� February 11. 1991 �� ;i :_ Mr. Biil Gross ;� 301g S.W. Hompshire �� Po�ic�nd,OR 97201 � � �.� SUBJECT: Rataii Public Need Analysis for a Gomprehensive Zone Change � Applicatfon for cr Site at Southwest Scholls Ferry Road and Southwest �� 135th Avenue;Tigard,Qregon � .� Dear Bill: � Purswant to our agreement dated December 4, 19�, we have completed our � F assignment regarding the above subject. Tha objective of our analysis was to � ;,, de t�Rn ine t f an d t o w h a t e x f e n t p u b i i c n e e d e x i s t s f or retail uses pro posed at the # oforementioned subj�ct sifie. This letter and the attached exhibits summarize our � nt. findings and conciusions regarding this ass�gnme � 4 1. Conclusions i 1 � � Based on an inventory of vacant land,the totai acreage available for revelapment af � retaii space within the competitive sphere of the subject srte is 17.9 c+4res,of which 12.3 � acres would be considered competitive to the subject site. This competitive tand is c��erbi�.c�r suppe�rfi��n�dditionai 13��0 square feet of retcaii space if developed at } a 2596 coverage rcltio. Retail demand genere�f�ta�p�ir� with�r tE��prmcry*rade a�ee c�f � the subject property wili have th� ability fo support an additional 205,OQ0 square feet of � neighborhood-senring retail space by 1992,and 246,000 square feet ofi spe�ce by 1995. � Reconcifiotion of demand and suppiy projections yields an 11.6 acre shortage of neighbofiofld-seniing retail space within the study area by 1992, decreasing to a 10.3 � acre shortage by 1995 as additional retail land is mode accessible. ? I ::� ' IL Study Objectives and Methodology ' � � The objective of this study is to evaluote the pubiic negd for neighborhood-serving � retail development crt the subject property in support of an application for c� �� core�prehensime pian and zone change in the city of Tigord.4regon. �� jf A series of analytical steps was performed in accomplishment af the above-stoted � ' o b j ective. First,a p�imary market was cle�neet based on the characteristics of the sit� � and local market conditions. Second, existing retail sp�ce was inventoried within the , market area and categorized by Standard Industrial Classification <S.i.�.). fiird, an � inventory of vacant land currentiy zoned for neighborhocd-serving retail in the study A area wos pertormed, and avaiiable parcels were evaluated with respect to their ! competitive position and the nature anci magnitude of their probable bu�id-out. Next, the demand for retaii space in the study area was projected based an current and l projected househoid and ir�come figures in th$ prirr►ary trade area. Finaliy, the need I � for neighborhood-serving retail space at the subject sifie was evaluated by reconciling � ,- :,::�_ .v.._...,�.._.__ .........._ .._.,. . ,.:...........,.�.: rv�....-... r.............. �.:....�r.:c�:n..,.vt.::..:n�.a_ .��.......�-i...• ..�,��.:..✓�i...+..u.-e.�..�.:_:..- .:_ee_bit.'..i-0 . _..o.a....�.,..,,»�................�_..,.___. _" . ...._�__.a.....a....e.e. . y �' i�f 1 ROBERT CHARLES LESSER&CO. MR. B!LL GROSS 11-3785.00 1 February 11, 1991 Page 2 projected demand with fhe existing and patential future supply of land nvailable for the development of retail spoce. For the purposes of this study,the public need for retail space was evaluatQd over a four-year plonning horizon,ta the year 1995. II� Subject Si6�e As shown in EXHIBIT 1, the subject property is cent�raily located in the Murrnyhiii/Bull Mountain areo of the city of Tigard. fie 4.0-acre,triangutariy shaped site is bounded on the north ond west by Scholis Ferry Road,and on the e4st by 135th Avenu�. . The site enjoys exc�llent visibility ond local access as a resuit of its�frontnge along . Scholis Ferty Road and 135th Avenue. Both the scale e�nd iocatfon of the site limit retail development pot�ntiai to neighborhood-senring retaii uses. The proposed development is conceived as a neighborhood-serving conver�ience center develaped in conjunction with iwo separate single-user retai{ pads, �Assuming � . developmenfi at a 2596 cov�roge ratio, the sit� could support slightly over 40,000 . square feet of r�tail spoce. From o mu�cet perspective, development of a servDce station and restc�urant are likely to occur on individual pads fronting Scholis Ferry Road, with a roughly 35,W0- to 40,�0-square foot convenienc� center located on the � 1 southem portion of the site. IV. Trad� Area Charo�teristics Trade Arec� Definition At the most fundam�ntal level, a retaii trade area is that geographic piane �r✓hich provides the majc►rity of sales necesscary to support a shopping center or retaii � concentration. Factors det�rmining the extent o�f the trade area includ� type of � center, accessibility, physical barriers to trc�vel, location of competing faciiities,.and � limitations to driving time and distance. �� Because most shoppers use automobiles, the driving time distances around � competitive shopping centers are generally used to establish trade area bound��ies. The primcary trode area of o n�ighborhood-serving retoil center in a suburban area is usually defineti as the area within thre2 to fnre minilf�es f�om the center�. Consistent with fihis criteria,a bnseline primary trade area for the subJect p�opert�r was Z conservafiiv�ly delineated using fihe minimum three-minute drive time, as shovvn in ; EXHIBIT 1. The primary trad�area used in our eveluatlon wcas limited on the north by H�il Boulevard and Hart C2oad,on the east by Highway 217,on the south by Bull Mountain, with the urban growth boundary effectively becaming th�limit to the�vest. jrade Area D�moqr�� At the pres�nt tim� C1991),tne trade aPea population stands at approximately 32,000 persons in 12,500 househc�lds. As shown in EXHIBIT 2, the number of households has ��i � / � Urban Land Institute, Sh�on�jna Center Develonrrtent Handbook (Washington, 1977). ;; _ �... • Y � ��. �o��aY cHARLES LESSER&CO. MR. BILL GROSS 11-37$5.00 1 FebruaN 11, 1991 � Poge 3 househo d s e9�s dr pping slightly�ith 2.6 p�rsons per householdnlo�averages,the � income distribu#ion in the oraa fs bi-modal, with over 12� of households having lncom�s exceeding S75.00fl (in 19�8 d�il�tr�?, c�nd over 40°b of hQUSSh41d incomes exceeding S30.000(EXH�Bft 2)• When the 1988 estimutes are converted to 199Q dollars, the mean household 3ncome in the orea is rou�hly S38A00, based on Metropolftan � Service Dlstrict (ME"TRO) es#imertes. In reeen#yacars,the area surrour�dfng the infersection of Murroy Road ond Sehotis Ferry Rocad has �xperienced significont growth. Spurred by the de��elopment of Murrnyhiil, the area's �xc�ll�nt cdtributes as a residential loccrtion have generoted increasing development activity. As high qual3ty residential products continue to be dev�lop�d within the orea, th� d�mogrophic composdtion shpuid cantinue to im�arove from a retailing per�pective. j�tail o er2 t'rtion An inventory ot neighborhood-senring retail esfoblishments in or near the primary trnde 'area was conducted t� idenfiify the current suppiy of retaii establishments serwing the . carea. The onolysis focused on five retail ciasslflcations thot are the pr�dominant �orr�ponents of neightaorhoad-serving r�taii; Variefy Stores; Gosoline �ervice Centers; Grocery Stores; Eating Estoblishments; ond miscellaneous retail goods. The survey included establ�shments lo�ated in shopping centers as well 4� free-st�nding ) stru�tur�s. The square footage and S.I.C. �ode for each business was recorded, os w�ll os vacant space cavaiiable for retail users. The r�suns of this survey car� presented in EX!-�I�lTS 3 and 4 . Square footages by � category for these shopping centers include: � Total Occupied � Retail Category Square Footoge �, r� Varisty Stores 13A00 �� Gasoline/Service Stations 4214 ., Groc�ry Stores �� EcJting�C Drinking 57,998 �� Miscellaneous Retail ��-�� f;t _ {� Subtotal 255,77� �i� Add: Vaecant Space �� ..Add: RemQining Retail Users >>�210 � ------�-- �� Adjusted Tata/Available Square Footage �� !n aggregvtte,af the total 400,535 square feet ir�these shopping centers,approximately � 70°,� of the occupied space, ar 256,OQ0 square feet, are r�taif goods targeted ic� our �� analysis. Grocery Stores, including both fuii line food stores and convenience retail stores,account for over 138,000 square feet. � � � ,� _ �� ; .::.., ::..,,. ..,._,.. �.. . ...:. .. ...<,.. .. .._ .. ....w.w .._ ., ...�... .._..v�...,.... . _ __ _. __ _ .. _. ._ _._..,_ ._ ��. .r..,zu'i . �'Ir< f.�u,:. 1 q_.�.. � }�p ..i 5�6� ROBERT CHARLES LESSER&CO. MR. BILL GROSS 11-3785.00 � February 11, 1991 ' Page 4 At the tlme of our survey,the overalt market vacancy rate in the primary trade area was 8.1�. 7'his figure is seen as som�whot misleading, as two centers represent � roughly 6096 of total market vacnncy,Parkside Shopping C�r�t�r and Murrayhill Market � Place. Parkside Shopping CeM�er's 9,000 square feet of vacant space reflects a recent ;: ten�ant loss, and is nnt seen as a long teRn conditton. Pr�viously, fih� e�nter has �` anjoyed 10�96 occupancy. � The Murroyhill Market Place has suffered from o combinc�tion of paar manogement and insufficient visibili . Buitfi rematurei ,before the Murroyhill development wos well � tY P Y estabiished,the project experienced siow leasing which creoted an imag� problem for the project. fiis problem was aggravated by poor management. Columbia Willamette Development,the current owner of th� center, has been trying to setl the center as a resu�t�of a decision to leave th� real e�tcrte business. Financial problems experienced by Haward's firiffwoy, the center's p�imory anchor tenant, has further eroded confidence. Physically, landscaping berms impair visibilify fram Mu�ray Boul�vard,while access via TeaO Road is less than optimai. The map in EXHIB(T 1 shows th� location of retc�ii developments inventoried. As would be expected, the major retail concentrations hcrve occurred on major arterials such as Schalls �erry Road, M►�rray Rond, ond Alien Bgulevard. �s. a resuit,of their relative dishances from the subject propert}r, support for competi4+�e ratail�development at these sifies wili not be drawn exclusively from the subject property's trade ar�a. in 'other words, eoch of th� competitive developments fdentiffed herein has its own �� unique trade orea. Depending on ar� individuai centers locatlon in relationship to the subject site,the competitive center's trade ar�a may not be caneentric with that of the subject site. Given tnat a competitive center rr�ay draw suppoit from an area a�atside th� s��j�ct sit�'s trade area, it follows that a proportionate amount of thot : center's space does not compete for expenditures from within the subject site's trade � r area. � r In ord�r to correct for this fa�ter, a partition factor was used in order to adjust for the �� prnportion of exist�ing competitive space actually supported by expenditur�s within �� the subject site's primary trade area. This partitioning estimates the proportior� of a r:;ni �r;� competitive shopping center's total sales that emanote frnm within the primary t��de '� �� areo, and consequentiy, the proportion of space that competes for expenditures ��; within the primary t�ade areo. (The higher the portition factor,the more competitive �;�I �;� the shopping center is to the subject property.> �� . fie partitioning factors are detsrmineci largely by geographic location within the trade ��' �.� area. Competitive developments will hav� individual primary trade areas that fail ��, }�. within the trad� area for the subject site. Retailers on the periphery have a customer �,� base that anly particaliy ov�rtaps the primary trade area under considerotic�n. As �� shown in APPENdlX A,the partition factor is based on the proportion of the surveyed !." project's pr�mary trade area that overlaps fihe trade area delineated for the subjecfi , P�oPertY• � f The partition fiacto�s range from a hic�h of 80�for those retc�ilers ot or near the center of � cs defined area to fl low of 30°�b for peripheral locations. The resufts of the partitionin� ) ar��hown in EXHIBft 4 and in the foilowing table; � �� I �':' _._ __ , _ __ __ y _.. : ., — r,....._.,;,,:,�...-W......E.. ._. ,.. . ,. .. ..:�....:,...r,:._�...�,..v: ..,...... ...� . _.�..,�:�,�,�_,.+.a_�..__,<_,.�..._ _,..�:�-. _ . ,.«.a.x+�..n_a�:s. .� ........,.�..�._..,.<.,.,....,_...,.....�...,........_..,......_._ . . . .. ._._ .._..._ . �• � ��: ROBERT CHARI.BS LESSER�t CO. MR. BILL GROSS 11-37$5.00 �� February 11.1991 � Page 5 Totai Partitioned • Retaii Category Square Footage Variety Stores 8'� Gasolfn� �ervice Stati�ns 1� Grocer�r Stores �� Eoting Estabiishments �� Misceilaneous Retail �� Total, Partftfaned Space 127510 Add: Vacont Spaea ��'�8 Acld: Remaining Retaii lisers 61,371 I Adjusted Total Pcrrttifoned Square�ootage 210A54 The difference between this net competitive Cpartitionec� retail area C210,500 squc�re � ' feet) and ffie total omount of retoil space in the inventoried shopping cenfier�C400.500 square feet) is the space ailocated to the customer base �Phat residgs outside of the subject site's p�imary t�ade orea. ' ,qlternative Sites Analvsis " • In add�ion to th�sunrey of existing retail f�cifit(es.on inventory of vacant land curtently � � zoned for n�ighbofi�od-senring retail d�velopment was completed f�r all parcels � within and near the primary trad�errea. A tatal of six{aotential retail sites were id.�ntified and considered based on the aforementloned cri�eria. The location and a b�ief descrip#ion of these sites is included in EXHI�IT 5. Of the six$it�� ic�erifiiac�,a�ly�iv� �ould b� ��Q!c�P� �der ca two yeor horizon,while the r�maining site CSifie 6)wouid require tr�ansportc7tion improvements in order to qualify as viable refiail srte,because ifi curt��,tty has no access or exposure. fiis site could not � be feasibly developed until the Murray Road extension is completed, and is not `' included in th�analysis until 1995. Affer partitioning the identifiecl sites based on their location relative to the subject property and the ailowabfe level of retaii development, a total of 12.3 acres are curr�Rtly availabie to serve the primary trade area (EXHIBIT 6). For the purposes of this analysis, it is conservatively c�ssumed thot ali potentic�i aftemative s�tes will develop retail uses at a 2596 cc�verage rotio. V. Demand Analysis In o�der tc� ascertain the suppart for neighborho�d-serving retail development in the primary trade area,Qn analysis of retaii d�mand and supply conditions within the trade area was pertormed. First, a demand analysis wos perto€med to determine market area demand for neighborhood-serving retail goods, which include Voriety 5tores, Gasoline Service Centers, Grocery Stores, �ating and Drinking Establishments, and miscellaneous retail store5. Second, projected demand conditions within the trade area were reconciled with existing supply conditic�ns to de termine the residunt �`� � dem�nd, or incremental supporf for retail development. As outiined in EXHIBIT 7, a � a� ,�; �� r ...... . ,.,. . ... .,.., .,.,, :,r;n �..�. ,�.„,--,-� � --�� , ,. . ,,;. <-. ,: „ , , ...,:,t . _ _;,,,, .., z� , .",,. .. � -- — – --�.` – �. ��: ROBERY CHARLES LESSER&CO. �� t� Mfd. BILL GROSS 11-3785.00 � \ �ebruary 11, 1991 {; � Page 6 � � residual (net) demand formc�t was followed in the assessment of suppo�toble square �� footage of retoil space. � ns Nf�i_ahb�o�cl-sg�r �,� Rgt�xil �oodS D .mand Potentiai ;� Methociologically, the primary focus af the analysis presented herein is on sev�raf �{ major categories ot neighbofiood-sennng retail goods. EXHIBITS 5 through 15 present 4� the analysis determining the pofiential demand for these goods emanating from wffh1n the t�ade area. As shawn in EXHIBIT 5, trade oreo demand by Stondard Industrial 4� Classiflcatinn (SIC)was detertnined by multiplying totcal oggregate income (average �� household income times t�tal househoids)within the trade aret� by the Rrojected ratio �� of totol income expended on each ret�il category annuc�ly. �� Robert Chcrles Lesser&Co. has forecast future trade ar�a pop�lation and households � bosed on the most recent forecast of new singie family and multi-family develapment � by METRO,the.regional planning ager�cy in ihe metropolnon ar�a. Based on these � for�easts, the 1990 household total of roughly 13,000 wiil increase to 14500 by 1995 � ; (EXHIBITS 2 anci 9). � In order to d�rive retail expenditures as o percent of total personal income, historicai � '' i r 51vISA wos used CEXHIBIT 8). rtland ancowe � n b SIC within the Po /V � sales infomnatio y � Population �and per copita income figures were used to determine total personal incame,while expendffures by SIC were a�sumed to be equai to sales. � � � Using these expend'rture r�fios: aggregate expenditures generated wffhin the primary � � trade area ore projected by retaii ca$egory for 1992 and 1995 CEXHIBITS 9 and 10>. Total � �ggregate exp�nditures for n�ighborhood-serving retail goods is projected to be approximcitely 580.5 million in 1992. growing to S88.3 million in i 996. Total aggregate �� expendiivres by persons living within the fra�ie area or� projected to lae os follows �n �; thousands): � . n ;� � ehA�GP7['7tP FxnPnditures �dd/��iaa. _ Retail Category 1992 1995 � Variety Stores 5837.6 5919.9 }� Gasoline Service Stations S7 919.5 S�b97.3 ;;� Grocery Stores S34270.1 537b36.0 w� Eating Establishments S20256.8 S22248.5 r# Mis�ellaneous Retail S17,193_7 S18,8823 � Total Aggregate Expenditures 580,479.7 S88,384A � �:s TL�,�P �,r�a Gn�t�re � Th� preceding expenditure projections are for �!! expenditures which accur within ;;� those cc�tegories and that will be �rnade by households in the pr+mary trode area, �`� regardless of where thase expenditures ore made. it is unrecal'�stic to o�sume thot oll of C`� the retail demands by residents vf the trade area wiil be met by th�retail facilities within �� €<{ the trade area. That is, some leakcage of expenditures is normal. The literature F:� suggest�thc�t far suburban locations,this leakage can range from 1�to 60°6 of total ,�� expenc9itures,depending on the type of retc�il good and the size of it�individuol trade �,;;� :y ��;s A,`� ;�, ,; �{ t. : ,� . .., .. ��: . r .,. _ ... �;. �; ROBERT CHARLES LESSER&CO. MR. SILL GROSS 11-3785.00 � February 11, 1991 Poge 7 orec�? The n�xt stsp in the analysis is to estimat�what percent of these axpenditures con be coptured by establishments within the primcry trode areca. Within this analysis,lecakage ranging from 20°�to 45'� is conservatively assumed from � the primary tracle area. The inverse of the leakage rate is the capture rote, or the proporti�on of total expenditures that can be coptured withir� the trade areo. These copfure rates assume that o normal disMbution of retail opportunities are wailable in the trade area. As such,these rcr�es estimcrte patential exper+ditures wffhin the trade area, not current expenditures. Without cn adequcite supply of retoii opportunities, many of these expenditures will occur qeaW outsid�the trod�oreo. Using #he oforementioned cap�ture rates, the eggregate trade. area expenditures . summarized above are cnnverted to captured expenditures in EXHIBIT 12. Captured �xpendit►�res c�re then converted to supportable square fc�otage by means of ciatc on oveiage sales per square foot derived fram the Urban Land institc�te's Dallars and �Pnts of �hoDOinq, C'ent�rs: 1984. The following tabie summarizes th►e results of this ' canversior,: . S ,or�ortable S�,�are Footaae �� Retail Category �� Variety Stores 3A25 3,761 � Gasolin� Service Stations 821� q� Grocery Stores 84 965 93,310 Eating Establishments 93b49 102.&i7 Niiscelior�e�u� Retaii 1�.7�l2 119;437 Ta�ai. S��or►`�b1e S�u��e Footar� 29�� 19,�74 � i3Qcon iliation of DemQn_d and Su��iv(Resid�l Demand) ' _ The final step in the residual demand analys�s simply reconci6es the total supply of �x'uting and potentiai space serving thQ�t�ade area from the preceding section with � the otentiaf demand generated frAm within the trode ar�a. Tt�is compar3son Qnd the I�, P i net resutt,or residual demand,are summarized in EXHIBIT 13. � Based on our analysis, the demand for neighborhood-serving retdil space wifihin the primary t'rade area is projected at approximately 416,000 square feet in 1992,increasing to 457,000 square feet in the year 1995. Based on the previous supply anatysis,currently existing faciliti�s provide approximately 211 A00 square fe�t of competitive space, yielding a net deficit of 205„U00 square feet in 1992 and 246,000 square feet in 1995. This residual demand is conv�rted into acreage in EXHIBIT 13 using a 25� average coverage ratio. This conversion yields a residual demand for an additional 18.8 acres - of retaii land�ses in 1992 and 22.6 acres by the year 1495, A total of 7.3 acres of vacant, apprapriateiy zoned land wili t�e available for development in 1992,growing to 12.3 acres in 1995. This total is insufficient t�support the c� . +t � 2 See McCollum, William J.. "Bosic Research Procedures; p. 18, in R. Roca. Market �, :��,;;,, Q�,�arch For Shon2np Centers. (N�w York: 1980>. �� n � a r..� _ : _ _ -- -__-- , . . . ..; .. .,. . .. . . . . . ,. . ... i � . '� �(.`�•: _..s.w:`o-,�r.�...'��,.W,W.W.e.�«;'..�«..�.��ei>��nknu.�tr�.��vx...a�.:c.^:.,er_:>+s•x.�.�w,.�:,�'-�s:_.,utanc.i^�w..u�.m•��_ -�a��nW:m...,,.a� �'aw..�m:�.�:xvem�::�:wcuw.+�`nsu�:-_s:at.'.^ux;�nw,m.aw.�w�o.w,...c'-<a.;ww.....++r.:.,-,�..—.-�.......::...."'. . ,.._ .... . .'� .:� P �. . . � . . �� ' � �'r ROBERT CHN2LES LE$SER�CO. ' MR. B!LL�ROSS 11-3785.00 FebrtaoN 11.1991 .,l �o�8 1 demcnd" genercted wffhin the trode orea, cnd resutts in o net deficiency of - upptoximot�ly 11,6 acres it� 1992 ond 10.3 ocres in 1995. VI. Summary n,; Based �n tlie preceding anolysis,'the pcimcry trade orec is considecobiy underser`red ; ;,� by nei0hborhoad=serving retdii development, and hcs cn insufficient suppiy of , avd8cble qnd cppropriat�fy-zoned land to serve fh� crec's ratcil needs. Even after ` allowirtA for#ha development of each woilcble percel at c 2596 coverage rctio,there ; � wlil still be a t0.3-ccre shortage of land designcted for neighborhood-serving retaU i uses by 1995 (EXHI8IT 13): The subject property, with approximotely 4.0 ecres of ` de�elopobie area,wouk!serve to offset this incd�quacy. Given its exeellent visibilify � s cnd t�lgh d�gree of trcffic exposure,the site is weil suit�d to retoit uses a�d wouid be . pooriy r�ceivecJ at a residen�ioi locotion. - • �;' �� ) . � _ �; __ _ _ .R " _ ' _ ___ yi __ _' �.FU+sr,..,.._,.v.....WiEaw:a_wweaw�.r:u..v�,.........w:wt.w�urtsv:n:a::Lu:9P.._^.Y_Y.L'i-.:L �u_e��na-i_...,vcvaivy,arar�sVb.[r.E.bi�.;u+��f..u:4w�wavnwu..-w.+.om.awuxcr¢s:rrv.:C�.�Ye..�.:..°."u"t�It1Yi.'a"!'_'C'�+.r+wn��+..m�wudaaia - ...�'"__.... ""..._.......�...... o P �:� p,� ROBERt GHARLES GESSEFt�C�CQ. � / � 11-37$5.00 �Cl�IIBIT 1 PRIMARY TRADE AREA� � LOCATiON OF COR�iPETINE SHOPPING CENTE�S, AiVD VACANT LAND PARCELS RETA16 GENTERS T�oun� � i I MaiP K�+ N�ot Ca�a► 8qu�+Foarps � RMrnoodCMM�r 1�.2W1 °O"°� Flylrnd 1MY C�nqr 0.S21S 26 00�.�,� Muncy Cta�hp 21,84s � ,�,,,,,� MwrayhMMM�kstiPl� 74�42 � � �a�o C�ewnway Tawn C�nut 7'0.��0 ! Park�kb 81io�pkp Gnqr 27..l10 w woe�enaa ` • Ntmbus GMa /0.715 ' � Pasltk Plaa Cwrdsr 13;350 . ►t�ano�o {��o �eu� . : . 8 � ?� � �u1 � � � � � A�,rERNArn�srres �� f � � � � �.�w �.,''� z°"`� """°° zos � . �1 � nt�ne«�,�a s.�. cs �t � �,.� ; � N.�borrioods.nks n.o . • . 217 ;I r,.: ... ,�... � N�hbothood 3�tvio� 9.5 :�'` J�Yf . '�� ; .. �; I .,y'r,•e�� '��-�kt'�ti{:., �r:I Nriphbothood�ProlJComm. 1.7 s ^0,;... � ' ` 'N�••. �' � 0 � �� .�� ` �� . . ,Y .�. . Comm�rdaVRrol�ssionei 1.4 . . • � . .c � � N�iphborhood RNail 6A ��:*t , •• �,�v:: a� ' �.:� ��' �II '•k�. $ ,#� ,4•^,,�:• .�i. �. ,'t WASHIN(3TON � ;� � �w''' � S�UARE ,�..I •.�� ' .'�3r. . .. � '.•�.-v.. . ✓•�''� �:. ,� .9 c. :�+.' M1 . ,.•3�:;`:;^•.•:$ f,: . I'' ��i��' .. ..>:,•:;•:;: >.;• • a 4'.`••�• +.••:.y ��'� '€� PRIPrl4RYTRADEAR�A .. .. .� �.; ^'�;��• >�.�':�.��`� 99 ��o ``� ��sua,�iECr � '"�^``'s� r SPTE �"�` W �. �.....;�:..'' �� a"wot �;� . � n. p��,��A�'�"^""� lfKt� �1 �> Y ' r� �e •'..v'N�:�.. ''.. � � --��--- URBAN GROWTF180UNDARY � ` .s•� � �} :4�:r;�: � ■ �L9/lUI�dC , .�IMp1�1 • qpp � t . / r�/ �� ?� �'� �a+ -�.-::.V...=-,-Isi'. , """""�..i,s„k., V --, �:„ t.... "t" . ^,.�^..,..�..+-�-,,i..mn .. . . .«.... _. . �.,... ,...... _ .«.,..—....,.. _ —_ _ - _. .. . ., .. . . ..... , � "�!' ._•,,., �..,.-,�m � .., .,-,.:,,;"^.,.-'rr-R+r-...w ...,.«�.,... -,.. .._... .,_......_ ,..,....,.., . i{ ,yrt.w�,...«.... �.� _� . .,..: r,__,.:._:��,;:��,s..r,�«.,,�Y, .... _ .._ . r , �. 4yT ROBERT�HARLES LESSER&CO. 11-3785.00 \ EXHIBIT 2 1 PRIMARY TRADE AREJ� DEMOGRAPHIC PROFlLE ; 'i Pop4latlon an� Househoids ��...,, ��.►o ,� ,gn� ee�:ra 1980 ��o� .,...s„ ., Census Est. 1980-1988 Est. 1989-1995 Population 21,486 31.350 4.479'e 3fi,844 2.929'e Fiouseho0cis 7�757 12.010 5.199'0 14,485 3.439'a Hot�sehoid Siz� 2.77 . 2.61 -2.139'e 2.54 -1.229` ; �' �: Houaehold Income Dist►ibutlon 1988 Income Ran e 2/ 'fotai % Tota! L�ss than 57,500 862 7.9% � �7,500 - $14,999 1,408 12.9% $15,000 - $22,499 1,070 9.8% 522,5Q0 � �29,99J 971 8.9% �? $30,006 - $37,499 1.080 9.9% `�' �37,5C0 - $52.499 1,091 10.0% �F $52,500 - 574,999 950 8.7°/a � $75,000 and (Jvar 1,375 12.6% / • :;' � �4,�e � Less than $7,500 � .. 12ye � $7,500-$14,J99 100/, ..... � $15,000-$22.499 :,,:, 8% '�'"< ❑$22,500-$29,999 �... :.� �;•,�: 6% �e<� � $30,000-$37,499 : �� 4% >;;{t �:_;s � $3'7,500-$52,499 , �:�r. : 2% ',�;:. ' •"..,: � $52.500-$74,999 ::t:� 0% :;<::':: :::: Income Distribution � $75,000 and Up 1/Average Annual Growth Rat�. 2/1988 Dollars. "'� ) SOURCE: Metropoiitan Sewice District and Robert Charles Lesser & Ca. � Y� a�..,.�-:P' '^T .' �:' ,�,�' :r'.. ^"1'�f='w ..*`Ei "'�Pt–"$"'t 4",T,� "Fly n.�'t' :� .n.. , , ..�_. . . .-�:i� ,. . .. . , ,._. .. .�.__ �.T f. _ • . �ui. � .,,��'�i . �. ., . . _ _ -- .�:�5 _ —_ �,..� � —.�„ � . _ �..�_�J,�.��...�..�..,,�,�.,�,...N,�,��.:�, �,�,�.R�.�.�F,� ,� , �,,�.. . �..,�.; .r�,��r._ �..;. .�,�.�.w...�..,,,.�.�.Kt�,,.�.,, --. ,_��:.._�F�.�.---. .:;.� , � � s�: � � �^, � �Y� �k � ROBERT CHARLES IESSER&CO. ,..s`: ,r� _ _ � ;;` � 11-3755.00 ';;�.? , EXHIBIT 3 SUMUTARY OF RETAIL SPACE BY S.I.C. a� PRIMARY TRAD� AAEA , �, (January. 1990j : s • �p c�pppN(` CCCUP� YAOANT 'TOTAL VIIGANCY SLC j kE1f CEIVIfftNM1E TEWWF S.F. S.F. .F. W1'T� OCLE 1 RIVERM�OOO CENTER Rhrervvood Pub t.B56 1,856 5813 _. V�CiAt 1.160 1.160 :�';i;y Pius Ruah 1.200 1.200 5812 Homs Vidw 1.200 1,200 5735 `:� Vaeent 1.160 1,16D Frame Cntt t,a56 1,856 5945 N�w Star Gl�eners 1.836 1,936 7212 Elit� Msster To7ors 1.856 t,856 5694 7.y� 3,016 3,016 54t ';�: • o..... ...... -�---� --�-� " S(�37�'r/�k,pSyFpWt�ppC�l/Fq 12.920 2.320 15,240 15.2Y. � {: �',;' 5 H1'I.AFlO HILL�CENTER ,� Satw�eay 41,600 41,600 541 S�pal'a For Childrsn 6,630 6,630 564 ` Moytay Applirncea 1.950 1,95D 5722 Round Table 3,575 �,575 5812 '�?� Aipne Clean�rs 1,950 1,950 7216 ,,;: :=;tii ResuAUnt 2.080 2,080 58't2 Mestera Ot HeK Desipn t,4�0 1,430 7231 ? ! Cluik Sihrar Printiny 845 845 511 . AAA TV 3 VCR 1.300 1.300 7622 ,,;� Jan's Papsrbacks 1.989 1,909 5942 Unitad Pa�rcel Serviee 1.000 1,OOA 7389 Jewelsrs Fair 1,450 1.450 5944 ikenohama Restraunt 1.500 t,500 581� Body Dynamics 6,000 6,000 729� Hallmark 3,600 3,600 5943 `"`� Videoland 5.850 5.85C 5736 �`�� CHEYFION 2,464 2,464 554 "`` -----_ ...--- -^--- -.... 3(,lBTpy'RL,l1yL/1I�H/,LSCEI�ITFi�i 85,213 0 85,213 0.0'�'. g;; 6 IYIURRAY CROSSIN6 MtMe�amina 1,430 1,43C 5812 'F Weant 1.950 1.950 ':i Willoughbys 975 875 5947 Express Cleansrs 975 475 7212 Yogurt fi7S 975 5812 So}twere Pipelins 1.610 1,610 573b ;;:{•'€ Enchanted Florist 2.24tl 2.240 5992 "` Rose Intxrtatlor�l Food Mrkt 3,15� 3,15Q 541 All Risk Auto Irssuranes t,050 1,050 63 Dog Wash 840 840 'F;;.±',} On�Up Hair Desipn 1,560 1,560 7231 Unlimited Video 975 975 5735 Piaa Rustt 975 975 5812 :;.`; Yen Duyn Choeolate 1.560 1.560 Sgt2 "'! One No�r Rhoto 975 975 7a95 "; Manes G►oe�ry 1.G00 1,000 541 Sharia Rsstarnunt 4,800 4,600 5812 `-`-'t Asia �xpresa 608 60B 5812 ' � SUgTp'PqF,MI�?fNy�pQSSpyC, 25.498 .1,250 27.4�oe l7.ix ;,k,' ;-�.�.� . � . . � ti Paye t oP 4 i�+ V ` ` . . -,�. --� ._. _� _ _ __ , _ , , �,, _,�..�,��;,�.�.,:�.,�. .�-�.,��,.�..�..._.._�.,�.�.w..�,,.��. ,. ., i.-, .a.t�.::�:;,_.."„�..,�,:�,��,,,..�1.�.,� �.a�u:.:�^;:..:�..c�i�.,�nu:.,:.,,.�...�,.�...,«.�...,,�„a,�.�..�.bW.W�.,,.,.�...._..:..>,.�.___....... ., :-�-� �--.:._.....,....... :. : , �Y� ,{t� ? .�� i�+" ROBERT CHIiRLES LESSER&CCa. �l »-a�as.00 1 � EXHIBIT� SUMAAARY OF RETAIL SPACE BY S.I.C. 'g PRIlAMRY TRADE AREA (Janurry, 19Y0) �� pCCUP� VACANT TOTAL VACANCY �lC t ` !�Y C8�lIlAN11ME TENANf S.F. SF. u.P. RA7E aCCE ' � " 8 MIlRRAYHItL MAARKE?PLACE ��. Thriftw�y 37.587 37,587 541 Houa�of Good Forturrs 2.556 2.556 5812 � Vacant 2.698 2,698 R�fl�tions Clotl»s 1.3�4� 1.349 562 � Bonni�s CoINc4�bN� 1.633 1.633 5047 # 1st Interstat� 2.840 2.840 Bn59 Cl�udias J�wINS 1.420 1.420 5944 Phpm Wodd 1.278 1.278 7395 ' pv�p�p� 1.420 1.420 5812 �i Alpins Cl�aners 1.420 i.420 7212 ;' Vaeant 3.053 3,053 . �" M�il Box Plua 1,278 1.278. 7389 � . Vacant 2.678 2.Q78 RM.Die¢Comp4ny SQ4 • 504 5713 Fritz 3�lon 1.548 1,548 7231 Mebnes Cefd a gu 1.tlB0 1,080 8812 Vacent 1.020 1.D20 Goldan Ross Travel 900 900 4724 Vrcant t,G20 1,620 ShQ,yY�as•y�dmp 1.440 1,440 5735 � Sportsw�er tor Her 5,340 5,340 563 Vacent 1,680 t,680 Century Pharmecy 3.600 3.600 591 Vacant 2,520 , 2.520 Hortro Court Piuei 3,000 3,000 5�� + SUBPOTAL,MURR�YHN.A.AIARKETPLACB 63,593 12,749 76,342 16.7x 9 GREENWAY TOWN CENTER • 972 5812 9askin Robins 9�2 i�S_��g�� 3,000 3,000 6059 3 Godtathen S,OSB 5,058 38'Z � I Sub Shop 2.070 2,070 5812 Meytsy Appl. 2,030 2,030 5722 Pandise Vidw 2.030 2.030 5735 Gnranway Pub 2.25Q 2.250 5813 � Paper a-la-Carta 3.150 3,150 5943 . 3 O60 3 06 0 V anE . ae � 2 340 2.�40 `� 999 Scamps � Perfect Look Salan 1.750 1.750 7231 � Country Peddler 9.750 1.750 59A7 ' Hancodc Fsbric 12.000 12.000 5949 ' Sprous� Reitc 19.000 13,000 5331 Value RitdU.S. Poat O�ice 3,700 3,700 5999 Howards 21.600 21.600 525 �'' ' The 5ummit Re�t c'.52C 3,520 SB12 Vacant 1.�25 t.025 Vacnnt 1,025 1.025 Gte��nway Pet C�f�c 1.230 9.230 742 Alpim► Dry Cimmars 2.370 2.370 M12 State Farm 1.500 1,500 6411 � Pap•2 of a � � � °'''� ` .;� � . � �,� ,. � . ��;. _ � � I �,. _._ .`��-y�� _ �_�. -�..�, ... _ _ _ ..��:.��:� �:��...��..,,��„�_.....��,�:.��..�.r.;��,-�,��..�..�.��.�,,��„�w��..u.,..�xG��.,,�:��,�.::,��,xe�,.��.�,....� .__. . ._,..___ ._.._ .. _._..�.0 1 ' j' � �"�� ROBERT CHARLES lESSER�CO. ` 11-3785.00 JptH181T 3 SUAAMARY OP RETAlL SPAC�BY S.I.C. PRIMARY 7Ht�H AREA �' (.l�nuary, 1990) ;�?:;r. ' � �� p�Ip� VACANT TOTAL VACANf.`Y SlC I�Y CB�Ii@iNAli� `I'ETJANf S.F, SF. RATE Of:[E 1.50d 7239 p l3REENWAY TOYYN CENTER(Co�.) Bartatt 8enj�min H�r ''�0 2.400 2.400 Vrcrnt 2,000 60551 F�r W�s4 Fsdstd 2.00O 750 7251 Expross Sho� R�pair 750 . B�rb's PosW Plus 1.250 7.250 738i1 7-11 2,500 2.500 541 Scotly's G�Rm 3 Pub 3.000 3.00D 5813 : --�--- _•.-.- -�--.. ...__ :;� SUBTA�'f/1L.C3�IW�15�Tt7N'NC�$�lfER 78.700 3,060 79.760 387L '�'` ri:i � 10 PARKSiDE SNOPPINO CEN7EW ��0 1.830 •7212 �' . Careonwoy Gl�uars 750 5735 ' Greenwny Video 760 Vacant 5,320 5,32D '� Vacant 4,020 4.020 ','., � Baek In Motan Cturo. 1,407 1.407 �041 Ornpon Dentsl Speeialist 2,B13 2.613 8021 DoeEors Ema9eney C�nter 4.710 4,710 8062 Sha�rlm�pes 819 819 7231 � 1.131 - 5699 Pece S•mr Athieac �.13� ��P��,�� 13.270 •8,340 22.610 41.3Y.1 J � i 11 NIMBUS CENTER 3 120 g��20 6058 W��°�� 5812 Buryx�ng Drivf In 3.600 3.600 Vecant 780 780 Plin,tsus Cleaner� 1.365 1,365 ;212 Print Rits 1.430 t.430 .355 Vacnnt t,105 1.105 �'�; C,ental Dentsl 1.755 1.755 8021 Compute� b EleCtronics 4,800 4�8�� '�Oy Auro SoluUon 750 750 7515 Vacanf 375 375 � a�e A95 �� Vaeant �� 6411 Uberty NW Insurance 3.36Q 3,360 t ..__.. 2,000 .._.. 5712 ��' The Fumishinps Systems .2.000 .__a_. �; SUBTOT,�L.��SCE�� 22,7B0 3.735 25.315 12.4x �F_., �,: 11 PACIFlC PLAGE CfiNTER 1.323 541 ��'; 7-it 1.323 5812 Daminos 1.t 27 1.127 Malaaa Rattan 5.569 5.559 5712 Teryaki Expross 900 900 58�2 Ames Tools S Suppiies 925 925 ��99 Kirby Repai� 740 740 5722 5alon 999 999 7231 Dsa GUS 1.43� 1.436 5812 Ds' 3S0 SO Hopter DisYrumuting �`�Q ; �,�,�P�� 13.359 '--' 0 13.359 QDx � i Paps 3 ot 4 ....*,r.r-::..'�'y .'y;^`"';�, r ,'� . . , , ;'td; , -e� ^;z-e+ *^T*'7""^ '-'�3rh+�' A.*'"" ""'...�- �'. i; . . .. ., . _ . ,.. _ . _ .,li _ ^R.- .�f�', . :�_ ,_� _: _._ _ _� _._. � �- +. ,��,..� _...�: � �a^..v�w...._.....,,�w...«u.�,..em--.... �....acy�a��.¢c:.-i.�e�:u.rvv:u'.e.ira+xi'✓.w..r.rw�.m,emua.-.u..uv..:vrua.vwwx�..,vu.:.....:....�.�_..,....—,......,�Y......._.._.:�....,.,...e�asuwwro:YC�u�aPUtl�r.ai � - .w....r_...—..�.... '..:�...�_...:.�.._. . .._. n�.��.. a 1 �� i .. . � �a, j �.K "� . RoeEr�cwvzi�€s�ss�a�co. \ „-a�es.no � , - EXHIBiT 9 �` SUI�NNARY QF RETAtI.SPACE BY S.I.C. �{ '� N f:�, PRIMARY TRADE d1REA ` (January, 1990) �tAAP SFIOi'PrK' . pp� VACANT T07AL VA�CANCY S.LG {`; I�Y CB�ffftNArilE TElJANT S.F. SF. RA9E CZC'E �f, 11 MISCELLANEONS RETAd.STORES ! ' A)HaN 8 Allsn 7-11 2.SOD 2.500 541 �Hall i Atl�n 7e�co(3 Bsya) 1.SfE8 1.568 554 C)Murtay 8 Ai�sn Minit Mut 2.9+90 2.88Q 541 p)8955 Hali Albsrtsona 40.d00 . 40.800 541 �; �125th.N.ot^aslwlla 7-11 2.500 2.500 541 . i.` F�125th,N.ot Scholle Gar Wash � 1.500 1.500 70 G)ScPiolla 3 1251h McDomid's 3.500 3.500 5812 SUBTOTAI.M1SCElLiMEOUSfiETAlt 55.248 ._.. 0 55.248 -O:�i4 G6iAND TOTAL/�NEIGH?ED AVERAGE 367,981 32.554 400,5315 8.1%1/ / �'', 1!The exaeptloraliy h3�h vscs�ss5%►a� in Murrsyhifl Marfcetplace and ths Psrkside ShoPpin�7 Centar are seen as ahort te►m aberre6en�. � and aocoun�far rouphly 60%ot mtal vacancy in the survey. Exch+�in9 this projocC��I��^�Y�"/°uld be reduced to 3.5%. � I 50URCE:Fiobert Charies lsssar 3 Co. � , �i'I �` f:; ,,;i ,;', � l pnge 4 ot 4 � � .r. ,�� , .��.�i �..:..� �� .� . �.� � � � �..a.,�. _ _ .�_ ; .,_,,... . ,.. . ._ wi =� ` _ _ ; : . _.. . . . . �_ � ..: ,... . . .. _. t ->, •- ... , . �'; 4:; .- � �J \1 �`� ��! ¢ I � � � ��+ �I _ � . � 1�"�7e5.Q� � . SXHIBIT 9 � � " �il TOTAL flEiAU.SPACE . ; BY CENTER AND S.IcC.GROUP � � PRII#URY TRADE 11REA � � � � �I Nelphborhood-Servinp fletdit Space(S4. Fta �=, Totei 533 554 541 � 50 5o Total V�aaM � Shoppino Center Typa 1/ Sq.F1. Varlaty Sarvice Stapon: Groc�ry E�qrq 8 Drinkinp Mf�c. Ratali 3+ Sq,Ft �; � Riverwcod Gsnter P! ib,240 0 0 3,018 5,058 1,856 7,Y28 2,320 � � ' ! Hyland Ntlit Cenler N 85,2t3 0 2,646 11,500 7.155 7.099 56,440 0 � l�lurrey Crosslnp N 2i,��B 9 0 4,150 13,298 9,216 20,i63 1.9$0 ,; ,J Murrayhili Market Place M 76,342 0 0 9Z,E87 0,06� 6,653 52,298 12,74Y [ireernvey Town Gente� N 39,760 13,OQQ d 2,500 15,870 22,9l0 5�,9t0 3,060 � Pericside ShoppinQ Cenler N 22,610 0 0 0 0 • 0 0 0,340 Nimbus Caoter N 25,316 • 0 0 0 9,600 0 9.6D0 3,13b � Peeffle Piace Center N 13,359 D 0 1,�29 9,4B3 �' 0 �,788 0 � , Mlaceilaneous Retail N __55-2A8 .__....-6 1,568 �8,680 9,500 _.-•..--0 53,T48 --..--..0 � J ---°----- ---....... ..__.._... ...----... �00,535 13,000 4,2/4 138,n58 b7,�o8 41,703 25b,771 32,56� �£ t ( � f I ComPedGve Nelphborhood•Serviny Rola11 Spacs (Sq. �FG) � Partition C�ompetiUv� 533 55� 5.41 58 59 Compstittve Vuanl ; Shopping Centar Factor 21 SgFt Nar6�iy 3ervtca StaUons Faod SloresEaUrq 3 Drinklnp Mtea fPeta�l 31 Sq.Ft � � Riverwood Canter 309G 4,572 0 0 o0b OS7 657 2,378 BS8 € Nyland tiiilR Canter 307L 25,584 0 79�1 12,480 2,147 2,112 l7,532 0 � � �Aurray Croscinp 309: 8,234 . Q 0 1.245 3,�89 �BS 6,19� b85 � � MurrayhiU Market Place �OK 6t,074 0 0 30,076 6,4�5 5,322 4J,037 10,1�� `�=°=-"' � Greernvsy Town CenQsr 657G 51,84� 8,450 0 1,62b 1Q916 /4,911 35,302 i,YOi � " Parksida Shoppinp Center 65�G l4,697 0 0 0 fi 0 0 6,071 Nimbus Centar 65X, 16,455 0 0 0 2,3�0 G 2,3�0 2,038 O � Pacilic Plece Center 65�G 8,683 � 0 0 86Q 2,261 0 9,iti 0 Miscelieneous Retail 359G 18,337 0 549 . 17,038 1,225 0 te,812 0 � � ` . , ...'-"--- -"-....._ .......... --'-•'-"• ""-""' '•'�.,.... '•"','-" """'... -+ � 210,�59 A,150 l,943 64,222 2�,629 23 866 127 610 21,578 n . � � . � � . t!Key to 5hoppinp Centera � � ; N = f�feiphborhood ^� � 2/ ProporUon ot aech cenior's peimery Uede area Ihat overleps tha primary Irede ar�a ol tha sabject sile. � 3/ The I+ve caieqories isolated in thi� �nelysis �as �efgborhood-seninp �elafi reproeant roupNy 70Y. PI all occ�apled retaU �pace in ihe compeUtive �csnien. � A� Source: Grubb 8 ENis 5hoppinp Guide and Aobert Charies Lesser 6 Co. � O � ,` ` � �. ; �-•�..n,��......,._..,...t..e,,..a�..,_,.�._ � . . _._ _ ,. _ . . --- -- �� . .- _ _. . -.. . -. o _,_ . . . . , -_ ._ .. . _. � . „ , - , . . , .:-- _ . . � . ',��' �,_, I! \� -- �� c � y � E 19-3785.00 ` 3 t EXHIBIT 5 ' � � �� Sl�MN11hRY OF A�.TERNRTiVE fiETAEL SRES � RRiiNARY 7EiADE AREA � � a � , � Siie/ ,�-� � Loe.atfon Size Acres Munici allt Zoninc� ConO uralion Access Vlsiblllt Gommenla � averton NQ hburhood Rouyhly C400d Gond The sola ramale�(n� �_z. '� 4 ! Sib t o.2 Be � coteirtw[dal parcol on AUen W o(Hail Blvd. 3�rvicu Heclangular g�yd,� �� s�te la Iimlled � � � S o!AUen Elvd. p�ima�ily by ils siza. � � I . it.0 Beaverion Nefghb�o�hood Average Poor , Poody siluated tar a ratail r � Sl[� 2 bcalbn; Ihls Sile has � NEC oi SVY 1551h Av�. Sstvic� , insulOc�ent axpos�re lo � and Bea�d Road accortunodala conveatenca p releil In ths nezt Ove tc ; ten years. f Sita 3 0.5 9eaverta�n N�sighh�orhood Average Poor Poor vlsiblllly hamper� � � Sarvl�e this sits tor convenience ; N o(Scholls Ferry retail uses. � E of 125th �.7 Tigard NalghborlProt. Reclangular Good Poor As with the p�evious site, Slt� 4 poor vlsibiUty would � S ot Schoils Ferry Commerclal � 0,8 Acrss-Relafi 1OOY. harteper Ihe aite's y E of Noeth Oako1�Sl. marketabl{Ily. � � 0.8 Acres-Retali 2U� � Sit• S 1.4 Tigard Commgrcial Square Good �ood o � 3 ot Scholls Ferry �rotessional �, � W ot Norih Dakota St. Retali 209G � -i 5.0 Ttgard Gorn�arclai Trfangular N/A N/A The sUe wAI have no � Sit� 6 expos�re untll the MurrAy S ot Schci{s Ferq/ Metgiaborhood � Eietail t00�. Road axfension is completec ; E ot Scball�Hv+y.South �" � � !' m � R� 50URCE:Robasl Chades Lesser 8 Co. (� O . � �,` : . .,>, _ . - , .u,:�- ,.,.._....:..... .�._z.:�.�,..m�.�.,..�n.,,,.�.x.,u.,,.,�.....,; , _ _._ . _ ._.._... .�.�.:_.,, �w�,-��.�.,....�.._ _ .._,.....,.wW..�.,��,��a��,..a�r.�.�,.d�,�.....a.._.._._..,__-_ __.._.�.___ ��:�:..y `��.,.,�' �w� � R�BERT CF1Abtl,ES LESSER&CO. � 11-3785.00 EXHIBIT 6 POTENTIAL COMPETITIVE VACANT ACREAGE ALTERNATIVE RETAIL SITES PRiMARY TRADE AREA� 9 7otal Retali �'arttYion Competftive Acreage Site Location Acrea e Acrea e Factor 11 1992 1995 Sit� 1 Hatl � ABlen 0.2 0.2 30°� 0.1 O.i SitO 2 155th 6 Beard 11.0 11.0 5596 �.1 6.1 Sita 3 Scholls Ferry 8� 1254h 0.5 0.5 60°� 0,3 @.3 ,.;;�' Sit� 4 S�holls Ferry d� North Dakota 1.7 1.0 70�. 0.7 0.7 `� Sila 5 Schotis Ferry d� North Dakot� 9.4 0.3 70°/. 0.� 0.2 Site 6 S. of Scholls Ferry 5.0 5.0 1009'0 0.0 5.0 ;;; -----� ------ ------ ----�- i:' Total 19.8 17.9 7.3 12.3 ,,,:�:` 1 ;;,.: . �; ,;,, �:�. !:�_ �.;:; ;;'> `�` 1i Propartion of each altemaUve site's �pririmary vad� area that overiaps the primary u�ade area of the subject site. 4;i SOURCE:Robert Charles Lesser�Co. ;,: ;`i 'i 1 � � �; � -,�-. � �_; . , � . � ,,�, . - �; , _ ,. , . , r, , a ,. ,, ;�-� -�--_��°5� -� . . . �: . . . . . .,: , . rm�r -;,.�'"�T' -�, :;�- .-r...:�- ��..- . . .., .,,,......_�_.,.,�_._� .:.�, t-�..:._ } .. , , �,,,. _ i ..<..:��__... _...w.;ew��_.�::�::�:. ��,. �e,+�. 9x ,�..__-.�W:w.�,:,..�.m... ..__ .��...�w , • � . �� . ��j ROBERT'CHARLES LESSER&CQ. ,.�: � .� ��-a78s.00 !:' ' EXHtBIT 7 ('; f�,' REStDUAL(NET) RETAII. DEMAND MODEL 4, .'`��" ••:•;::ora•{•:a�:xax��%c.wn:,,;,}...: � , �� ,� �`'r��`•. ; + r'�g P'ER CAPITA �, ,r ' �� .�V@ INCOME u • ,t '� :; S � : ...':........... .. • •' f ! ... r. .... ... . . . ..:.........:. • I ir��.'� �� PE�GENT OF INCOM� . i ' ' EXPENDED•BY�.I.C. � .. .. ... .. e ; �' ' <' �7�.. . :{� ...A::py�a•r ' �? t��.. � :ki,�� r �� MARKEfAREA LEAKAGE BY S.I:C. • � �;•»::::<>:•:::::��:.:<: ;:::::�::.;:::�<:::;»:;:.:;::.k;.�.�::�;<,::>•�•; '',�.:�:<• � �•��"<; <�L�.��:�. ��'EP��:%?��>" :r:;�,x. .�y .y�.�pg �y .�<•.�;�; i/',�`+��CG:aI�::l:;6JL7��i:i;'s`'�.�r_�s,",�:�,.''�"':,-�3�?; �R{+Fi':�LC•)C�SCif:}i{!•'fii:.;.vry,:;}i.4';.;�rji{i.Aiii:i:iUi.i::•:{5::4:�..:.. S.I.C.SUPPORT FACTOR • i . >y�yc,",;i$;<s:l�i7.?Y;.;�'r� >:•ra:F:<�::?.>:'<'l:-:2w,.;: `'��..'�'..;.:+.,. �c3' . �pPPE�t�E�BL:.�SR��CEi��.> .v�.'.�.,... �$'l�f;.tS:t�� :�� ,.�'"+:�t}:k:i;ti' .. ��• . s ��Yf��-. .. � :3Y,.,^�.,}�,.2;n:...... :ri�:...:-.'�:::'�.-�.�....':-.:C_i.:Y.•iii�+:v.: �EXPENDITURES CAPT�JRED BY STING COMRETITOR� . . . . ��. �., :;.:.<;a> .A:s:• .,fi-.;�.:::.:::,•.:,:>,•� �$ �� .'�1?�t:;;%%.:.. . c;.. ;..�:......::::.:.f. �n..`�`��!�!�.�.;1.!..�..!�..�.'�� y� ;•ts{:::? ' �Q�1:��1`:F.lj.1i'��%Ti•:5:�::�i• i.:: �.F..:f,i�.: 4::i�n::: �`�`n';`'C:ii:::^:t�Y;',:Y:'rfF:;fi:ti:j,'v,:::inj+.;>Y:�i:rii:Y�:•Y:`v:iiiii:i: � SOUF��:Robert Charies Lesser&Co. C�,�-� t sr , � � " . . . 7... __ �. . ... _.. __ __ � — w -, �, ,� , -,, ,-r,-�- �, .�,:�-,�� ,:�--�-- r �.�,, ,� _� �,. r� ��, ,_. � ,.�. , . >�: ,_... ,�; .F.. . ,a,� , , -,-, .. ;� ,�-�.,�,..�_�,.. _ _ . - -. . , _ � , . _ .r ,. . ;_ : � r � � � � _� a �. � k 11-3785.Q0 EXHIBR 0 PER C14RITA RETAIL EXPENDITURES AS A P'ERCENT AF PERSONAl.INCOME i! POR7LAND-VANCOUVER. OR-WA CIASA � 197P-1997 '� ; ' � Cd�Ot�� EN�L�8Q161lH 6[�6l8L� � s.tc.�a�c�v ie�7 u �sex v ese� tY77-1Aa7 �aa2•�:�e� � POR71.M10-VAWCOUVER.OR•WA C6ASA • P ! � Ropulatlon 1.132,200 1.267.800 1.985.400 1.09Y. 1.IYX '�`'''� � ` ` Totai Pmwnal Income 59,962,888,000 i15,t00,086,000 $21,03�,��8,800 e.7474 6.889� �E Par C�plla Personal Incoms 58,0l0 511,910 i15,�0� 6.729G 6.29% R Total Vadety Storo ExpendlNre� a28,58�,000 529,785,000 E37,97A,604 •. 2.$3�. 4AB'K � = Pet Cepila Variety Sturo Expenditurot S28 S23 • S28 0.63lL 9.�4% � Veriety Sbro K Por Csplta Incoms 0.327G 0.20h 0.1876 -5.40% -1.6974 Totel tie:olirte Servic� Station ExpendiWro: 5299,784,000 5527,152,Q�0 5�92,037,000 5.08% -Z.9T% f Per Cspita MIscJGeneral Mercendiss Slore ExpendiWre� 5265 5416 S35D 3.13% -2.62'K ` bAisc./General Mercendise Slaro%Per Capfta Income 3.2974 3.19Y. 234Y. •3.38x -7.70x i ToleO Food Storo Expendimres x759,658.000 i�,208,610,000 ;1,550,555,000 7.�OK 5.09% � Per Capita Food Slon ExpendlWres 5671 5854 i1.136 5.40% 9.55% Food Storo�4 Per Cepila Incoma 8.35Y. 8.017G 7.37% -1.23�L -1.66% � � � ToteE Eatlnp Exponditures �389,543,000 S647,377,000 5871,967,000 8.997L 8.14% � Per Caplta Eatlnp Expenditures i3�4 i511 �639 6.38K ,.58% �t Eetiny Y.Per Cepila Parsonal Income �.289L 1.29% �J�iL -0.31% -0.66% � �� Tota4 Mi�e. Rete10 EYpendiiures S35S,81@,000 5696,�92,000 sB33,1Y3,000 l.859G 3.65'K �`"�� ' 6'et�apita Ml:e. Fietail Expendilure� 5915 :5�9 5610 8.83% 2.12'b �k` Misc.RetaN 9:Por Ceptle Personal Incoma 3.92X 4.619� 9.96% 0.10'Y. •2.�0% � O � m � � �'1 � : . • � ¢ , r m� � 1! 1877 and 1982 staUetics do not inelude Yemhtll Coursiy. . • � A� Seles reportad fn 1he Porlland Metropotllnn are assumed to equai axpenditurea G9m wtthin ihe erea. O � , t SOUFICE:U.S.Depariment ol Commerc�'Censua of Retaii 7redo',Center lor Populetian Reaearch and Cenaus,and flo6eri Checles Lesaer 8 Co. � , . . � _ L,j �-' �`--� k . �= � � � � � �_ . . � ;. , 11-3785.Q0 � I .; EXH(BIT 9 : ; I F �IEIGH80AtlOOD-SERVINC AETAIL GOODS �X�ENDITUF3E PF#OJECTIONS I PRIMARY TRADE AREA 1/ � I . t992-i 995 � (In 1990 Const�nt Doi[ars) � ; � - 1992 1993 1994 i995 � � _ ( Avarage Flousehald Income 20 $39,318 �38,318 538,318 �38�318 E i x Percent Variety Store Expenditures 3/ 0.17°Ia 0.16% 0.16% 0.169�. � � x Percent C�asolinelService Station Expenditures 3/ 1.57°� 1.45°!0 1.34% 1.23� � x Peteent Food Store Expenditures 3/ 6.7�'�0 6.67�'4 6.56% 6.4596 � 3.98% 3.969�9 3.93% � x Pe�cent fating Expanditures 3i 4.01/a x Percent MEse.Retail Ez�senditures 3i 3.A0°Ja 3.30°/a 3.20% 3.119�0 -------- -------- -------- -------- .Per Househoid Co�nparison C3oods Expendiiures $6,102 $5,962 $5,62� 55�700 x Market Area Housebolds A/ 13,190 . i 3,608 14,040 14,485 � , �� =3sss��aamaas ss�aas:saaaa as:sass::ss� �aaasssas:s�s � - •Total Trade P,rea Ex nditures $Fl0,479.�59 $81�135,302 $81�829,038 $82,560,432 � _ P8 _ � : � L �' � � � . O � � . . y � '. � 1/F�om EXHIBIT 1. � " � 2! Based on 1988 Metcopolitan Service Distric0 data, adjusted to 1990 doliars. � 3/ From EXHIBIT 8. Expenditure percentages by S.I.C. ar� trencied based on the 1982-1967 rate ot change � _ � where signif3cant. �* 4/Fr�m EXHI�IT 2. p 4' . � � ` _ SOURCE:Robeti Chartes Lesser& Ca. � , - �,�.� ,.�-�.�-�— �.,_;..v..... �:,, --r,� . �.h�,�, .� . � - _ ��^ ,a.- � ��.::,�.,��.:.�_.__ ... ..a.�..._ .,_._ _._.._..___ _ _....�.�,._.___ .. __ __ ._ _. �._,...�.� �.�n��.�.....�:�,..,�.�_..�._ _.__ _._____ __ _._..._,_�,.�..�. . . � �a, ROBERT CHARLES LESSER&CO. t i-3'785.00 � EXHIBiT 10 PFiO.lECiEC AGGREGATE EXPEN�ITURES BY SJ.C. PRI�A/►RY TRADE AREA 1/ 1�io2 AND 19�5 (In 1Q40 Const�nt Dollsrs) PROJECTiON PERIOD 1992 - 1995 YR�E AREq�.�pUSE}�pLDS y 13,19d 14,48�a AVERAGE FIOUSEFIOLD INfx.�NlE 3l 538,318 538.318 qGGREGA'T�PERSONAL NCOME S5d5,39P,011 5555,033,959 1992 NGC9REGATE �ICBVT TOTAL I�GGFiEGATE SIC G4TEG�OIiY NCCAA� DiSTRiBU1'ION 4/ E�ENDf11JRES 533 VARIEfYSTORES 5505,396,011 x 0.179G • 5837,607 554 CaAS�0UPIESERVICESTAT10N5 Sb05,396,011 x 1.579� - 57,999,502 541 ' GRQCEAY5T�iFS 5505,396.011 x 6.78X � 334,270,139 58 EATiNGESTABIJSHMEIVTS 5505,396.011 x 4.01�. - 520,258,754 59 MISC.RETNL $505,396,011 x 3.409: e 517,193,657 --------------- 380,474,859 J 1995 „ AGGAEGATE PEACB�(r TC3TAL AiGGREGATE StC GAIEC#iY IdCt�vlE DISTRIBlJf10N 4/ E�EN�tTURES 533 VARIETY STOAES S555,033,859 x 0.1696 � SB73,917 554 CASOLINESERVICESTATIONS 5555,033,959 x 123% � S6,839,860 541 GROCEAYSTaRES $555,033,959 x 6.459'. � $35,801,593 58 EATING ESTABUSHMENTS S55S,033,9SS x 3.939y � 521.80T,688 59 MlSC.RETAIL S555,033,959 x 3.11% • S17,237,375 � __ �. S@2,560,432 � � � 1/ From EXHIBIT 1. 2/ Frorte EXHIBIT 2. 3/ Based on 1988 METRn eslimaWS.adjusted to 199n dollars. 4/ From EXHIBIT 8. SOURCE. 1987 Cansus of Retail Trade; D�parpnent of Commerce;Na6onai Planning Data Cotporation; and Robert Charles Lesser d� Co. / ,� . - . ; � � � � �, _� _ -� - � _ _ � , �� . = ; :� _ �� i 1-3785.00 ;� . . . . . . . r ' — : . - � _ . . . . .. . � � .� { .. . EXNIBIT 11 E : . _ ;. '.I � �; � � � � � � � � � � � � � - = � T�TAL I�GGRE�ad�TE EXPENDITURE5 BY RETAIL CATEGARY ; : � i ` - � ; PRINiiAR1F TRADE: AREA . + � r � � � �992 At�U �995�� 1 z �. ' {ln Mllilons of 1990 Doilars) - � k � � - ; � : � . - � � : � { � � �� $35.8 � � � $4UA ......_..._........................................................................ $34.3 � ��. � .. . � ........................ ; ..... .......................... ...... ........ .... ...... .. : .................... ........... ...... ... � ..................................................................•.........................................•.......... " .... IP .... • ...... . . ...... •' � . , ................................... .. � $35 0 , _,. ' . � ::.-:::°:::::::::::::�::::::::::::::::::::°:::.•::`:::::::�:::::�::::::�::::::::..:...::...... .. ; � ...... ...... ...:.:.............................._............................._.....................:.........._....... ... i ; � ' ............ : ... ... ...... : ' �. .. ... : .;. . $30 0 ._......................................................... :........................ :� ;: 21.$... , :...::`::::::::..::::::�::�:::::::::�::::::::::::::::..._,:..:..:::::::°... ::::::::::...: $20.3 $ i � - .... .. . .. . ... . .� ...............__.._..-•-------...---........_..... .... . ... ;� 17.2 ; _ � � $25:0 .......... ... � �:::::::::::::::::::::::::::�:.::::::°::::::-::�:::::::::::.:::�::::::::�:�::��::::::::::::::::: - ��7 � _� o ��::-::::::::��.::::::::.::...:........... ::::::::::::::::::.:::::::.:::::.:::..:�:.:::: . _ � $20. :::::::::�:::�::�:::::..:':::::::'::::::::-:::'::::::::::::°:.::::°::::::::...:::::•:::::::°::: _ - . .... . .. _. , .. . ... ,� . . . , . . , .; �_ , .......................... ... .... ; .................�---......................----�•-• : ' $15 0 • .. � _ j $79 ,... $ " . �::::::_:::::°:::::::::::::::::°:_::::::::°:.......... 6,�' .. .. � ; $1� � ........................... ............•............... - ....... :.. � � { . .._. •"" ........... ...... ;r.` 3 •- �.. ......... ... . ' � .... _ 0.8 ....�09 ..; �. A � ; $5.0 ----•--� .... .... ' � � �# .......... �::.. •• _ _ �. � ..... ........... ,,i $0.0 ; VARIETY STtJRES GASOLlNE SERV{CE GRflCERY STORES EATING MiSC.RETAIL � Y i ESTA�LISHMENTS ' �' � _ � : STATlONS� �, � � _ m �_, ' � 199`2 � 1995 �' y� . �o �� .�� - x ^ f;: {/ ,=1. ' O " f � z ��: , � SOIJRCE: Rober�Cha�ies Lesser Co. - ' I A . � � .� ' � � ._._,_.. .,. ...,:..u. . ._......< ._.,., — c.� . .. � . . ..;.: �� " _ �� _ . , . , � _._.. ,. . � :. � _ : _ _ _ _ _ _ _ � �. . �. � , � � ; � � � :�. . �,/ �' . .-J � k; z � � _ �� 'r :} . . . . .. . . . � ' p�. zf . 1 11-3Z85.00 � , EXHIBIT 12 � S�UARE FEET OF l�EI(iNBORH000-8EFiiliMQ SPACE SUPPORTABLE � � ' _� PRIMARY TRAD.E Afi�A 1/ � � 1'�02 AND 19�5 €,.: �k { (In 19�0 Gonstont noil�ss) � ; i'� ? . � � � 1�992 � � �-. _ a TOTAL AGf3RIEC�tAT� CAP7l1HE CAP7URED LACAt SALES SUPPORt SUi'POfiTABIE '� SIC CATEGORY EXPENUITURES 2! FACTOR 3/ O(PENDINREB FACTOR�V SF � � $686 325 + ;171 � 3.425 ` $ '� �� 533 VARiETI'STORES ;H37,607 x 70.OX � . - 554 C3ASOUhiE SERVICE STATlONS s7,919,502 x 55.09G • 54,355,T?8 + g530 8,213 � � 541 GROCERYSTORES 534,270139 x 80.C19�. • �27,498,111 + 5323 � 84,965 �` � 58 Eltl'ING ESTABLISNMENTS �20,258,754 x 7a.0% � . ;14,181,12$ + ;151 - 93,849 � � 59 MISG.RETAIL $1T,993,C57 x 65.094 = �11,175,877 + ;119 • 100,742 _a ------------- -----•------- -----.---• � s80,479,659 a5T,715,ig7 290 994 �� • � � � � ' 1995 � f TOTAL AGGREGATE CAP7URE �APTIJRED tOCAI SAL�S SUPPC�RT SUPPORTABLE � SIC CAT�RY EXPENDETURES?l FACTOR 3t EXPENDITilRES FAC70R 41 S.F. � � ` 533 Ve1RlETYSTORES S9i9.873 x 70.0% - $643,911 + s171 - 3,781 � I' s4,793,528 + �530 � 9,020 554 GASOLINE SERVICE S7ATIONS 58,697,324 x 55.Q°/. � � I� a s30.108.810 + s323 • 93,310, �; I; 541 GROCERYST�RES �37,83fs,013 x 8b.0°Ya 58 EATlNG ESTABUSHNIENTS 522,241�,497 x 70.090 • =15,573,941 + s151 � 102,�47 . � � 59 MISC.RETAIi. 518,892,349 x f:5.09`0 - �12,273,527 + j111 = 11D,837 � � ------•------ -----------�- --°-,---- >- �� 88,384,045 • 563,383,717 319 574 O �. � W � m �: ' � � . ; i/ Fram EXNIBtT 1 � 2/ From EXHI8IT 10. � � 3/ Based o� the axpected leakage by S.LC. tor retaii ciassUications, (McColium, YVilllam J., 'Bastc Fiesearch Ptodedu�es' and Ihe Urban L.�nd Institutej. N � ; 4! Based on nat(onaf �edian �ales per square toot figures derived irom the Urban La�d lnsUtule, "1987 Doilars � Cenls 9t Shoppl�g Centers'. � � Sales flgutes are escalaled into 1990 doliars based on the Consurtser Prfco Indox (C.P.1.). _ � i i � �� ! i •� SOURCE: Doliars and C�nls ol Shopping Ce�te�s, 1987; 1987 Census of Retall Trade; �eparlment o(Commefce, ;� and Robert Charles�.ssser 8 Co. <. ' f, _ _ :,..,.�_ .� , . , � � . , `�' ��.,.�'r' ROBERT CHARL�S L��R&CO. it-3785.00 1 E7CHIBIT 13 RECCJNGIUATIOPI OF SUPPLY AND DEMANn FOR LAND SUITABLE FOR NEIGHB�RHd00-SERVING RETAIL DEVEI.OPMENT � . 1992 1995 � � � I Y RESfDUAL DF.IbIAND FOR LAND • � i. Partla) Tradg Area Demand (Square Feet of Building Ar�a) 1/ 29U,994 319,574 P + Adjustrnent for Remaing Retail Users 2l 124,712 136,960 � - Tota! Trade Area Demand (Square�Feet of Buiiding Are�) 415,705 458,534 � - Compet(thre Square Footaye 3/ 210,459 210,45s • •------- -----°- - Residual Demand (Square Feet af Land Atea) 205,248 246,075 + Average Coverage RaUo 4/ ' 25•096 2'•096 . Residual Demand (Square Feet of Land Nea) 820,984 984,299 � Squa�e FesUAcr� 43,560 43,560 -------- --_.____ o Raadldual Damand Acrao ot Land {� � '�•'�� '''�� t D �:� 3.''�'�<� RECONC/6./ATION-SUPPLY/DEMAND � Total Av4ilablo Acraag0 5/ 7.3 12.3 • - Unm�t Damand (Acres of Land) 18.8 22.6 -------- --°---- ? JPY:4k: /•X4':b+i .SK, �. )vu4..v,i4: = Ovar/lJtedor Su 1 ot Acrss ��'��:T<'�f�` `•�'��'�w�°"�� ( 1 PP Y i*:, . >.:��;� k •3ecr a.3�. .,a,: �� i 1/ Se9 DCHIBIT 12. 2/ 8ased on the abserved rapo of space occupied by neighborhood-serving goods to total accupied space in the retail centers surveyed, ruughly 70% (�XHIBIT 4). 3/ From EXHIBIT 4. indudes all ocxupied and existlng retail square footage. �/ Based on observed site p0anning st�ndards fc�r suburban retail spaco. ' S/ From EXHIBIT 6. l SOURCE:Rabert Charles Lesser�Co. � i , M.._,� ..-.,_�_. ,:: �. .--,.<,n ., ,,,�. ,.-.-� . _ __, _.._._. — �_ ;�,+071� � a�s'a".��r�s,rarn��m...m.. . .,�. ...., ,.. ...� LL,. ,. ..,�:�>� �.,�,.�.:......__. � ._. . ._��..--- .._..�.._._�..v....,....�.,..,.._.....-.,.�..._w....�w.,�es�a:_.avs,ws,a.�s«w., ._,N„o.�rr��a+s:e:::..��:,k��_w�c��•�._^.n.w..w..,,.w.:...�...........____.�r.�:._ � � p ".'7,..,,"^-,v._. . _.__. __ `"�'1°.CK+Y�fti' n � \ ' �I�� ROBERT CHARLES t.ESSER&CO. � 11-3785.00 ;': � APPENDIX A ' EXAMPI.E OF E'ART1710NING METHOD � . HYPOTHETlCAL SITE�lNn BEAVEF�TON IIAALL ��,1 . ... 4:v�.i��i�' � t �ttK:f�$��l�� .� �y> /p ' � j ' :+axv�..:WY��p4 �'J� .�..�rti'{ ��.�\/ �+ti % !�.{ `•C4 arv� ::�C. .1+ j. '{'��:{.v::"}�i� �3 � � w�r 1 I, � „� `� f ` ' { E� G •.� '.i ?t �. . % ,4 Y � . , i- :��5•'}: � ..:•+ • :• t t ' i .y, �v'.�,.�,.:i. t •.,x.:�. t �, : +.t., ��_��',qi.�:.�.o '' ... .. �.::.. i � � '; , � . : �,„ r.,• � .�, � SUBJEGT �::�;..;::��;�,�.�, SITE \� r'��•� . Z� .)D�',+ � ..,� �� ;.Y. ,� .�.v h . �,`,,7 ..` :�, ;. :.... . . ; ,. , � .; •. .. ' .!. -...... . .?y. �, '�. x �:�.ao. .ui�ll' �►f,�``: �:4::C.in'.:t{iti.:.J l. . .. ..�... � •` . {.•:.y {..n..:r'L'•:�. .. r+ .��W'.pr•��A: > . ��SY '�it. \}'�y�• R y��j?i'+C�S��S �4' \�':91.'�,.{ . >''. . �„En`�¢'. ,�,.'�t� r.., .,;�$�"' i „ �.....;,:.; ,(�},� •�^��.,�.,�,g BEAWERT�tI `.kYL�:,v,...;\:�.�ir:l>>'CiYn� 'MN�y,Qµi_Y_t��'�i2�4::.i;i{;i{ }r.•. •.e�r'��iri...rv.�G+•'�p{$x.5:};•,-r i . .�:>{;.: k,� � ' �. MKLL ',� � i�c('t:>.;.:�:v;..•...£.S�'�r.c!<d`p,•:•.•:}';;�t.fi.:r>� '<ir:v`;;`�. . I�♦y . . ' 'cg' '?:�t'{' t+lil'?'h;M:�y1:. J'.',;Y"� �'f<;�+�f�'L:}<, �L 1�( �' '..�2.... �.'n';:•^.j:i •�.•.�.,.... y�• r`t„- f`,� C.��,.• ,p {;:.: C�.t�y:�..,s�:�e�,Yr .�.�.S,c�..:. •i;'.;:. �.t. �r. .��:.;a2::5•�.;;:wfa;::$l't:•'•�3,,,;%t' r::�;;•�:. ✓. . ::$:b��::;v.:;:$...;�%f:'•w'••;+.,.y,l�•;'t;;y$i::;;:Y.• ....:::••.; ;:'I � ::;�r:{R��:�tv' ::::.,. .+'N_._.: ��:. t�::�•''+" n� � � :..2y>••:;�<%." >. � ° AN ESTIMATED 55�o OF TME BEAVERTON � MA6L'S PRIMARY TRADE Ap�A OVERLAPS � THE HYPQI'HETICAL SITE'S TRADE AREA, YEILDIMG A PAqTiTION FACTOR OF 55�,. � i � � �I _ ' 205 __I r_�_1 � , . . � � 5 _�_ � ( , � "� __7 GV<"'? d:::��j PRIPuIARY TRADE AREA 1 AREA OF OVERLAPPING TRADE AREAS 1 SOURG�: Robert Chari�s tesser&Co. 4 �,, �,:,.�—�— :'�.�,.r -�-�; -.�. a.� ..�;. ,.,..,,.�-�.—.-._..��.�._:.....��_,.� s: fi t. 3 ;{ ,i„��, -', � i 1 ¢ i ' L, ,�C34'+.-uw.r. _,._. � �M.u4xw:r..M'HW++�+ .«— .�....u�.n=C . _ a'5.'3.°'i"�t�t.�..u'`�evt.Yt:t"�..T.,.'Svbpeaamwa . - rt . . , . — . ' . _ _ _ . � ' . � r f__:.,x ..J� ��:, � . . � ti � ; . . . �� i.. � �� .' � �� . . �' . � ��. �. . . . qV. � �j°�� . � � �� Jf w ��Mty .t•yF�v��'.�.4-��,. .h .:..' �. � �� r, �� jR r . .. - . .:. . ..�yr.{N/�NVM� V�t �,�.,A,M1R�i..�� . � : . . . � � .. . ., ?t � � .'�... ' . . �. . .. .. . .. ... . . , . j �7�r.� ' . . . . . . � . � . . . .. � - . . . . � .. � . .. . . . .. . . . . .. - . � . � . .: ..�'! - .. - . . � `i ;y . .. . .. . . . . . . . !`- . . . . . � . � � �. vi � ' . � , � . � � . � 7 -- . . . � . . . . �RAFF'IC Il1�iPACT ANALI'SI5 , PROPOSED ZONE CHANGE ;�' ;, � S.W. SCHOLLS FERRY ROADs :� �� a ' 5.�. 135TH AVENUE � � � �� Tigard, Oregon ;� =� � ,;, .,� �a� ,r5 � �-��, � �r, � Z'o: Mr. Bi1�Gmoss � ;`s �;i rj h'", , ".�� si ^� FG� 15� 1�1 ��; t: ''f ss i; . ik � �Z H . t � `` � �12 � ' `��yl t�ti. . ' 0RE7GON 9� . `�i �� 14.� :� �� '�'l� �l. B ;d :�,,� � � � ��:�`t � . 2s28 Soutnwesr Corbea Avenue � Poriland,O�eSon 972Ri,•483Q ' 503�223�47�8'F�;503 223�270L � ADavldEvans�u�d�etoCUis�,lnt Coi�pvy � . , - � , , , , . � J"i Se� '2 1 � � `t�. t ._.,_,:. ._ �,� --.a .� � �-� . �.�::._�.,�.. -� �.�; , ,, � ;� � t; - � �t� �,_ � ; ,f ' a� �, � �� `�� .}: 5..:� �j ', ,i �.risswxa"�`�"L:'�w'C,"SA'�w..i.-,.w��;..r...� =•_—"-� J..F rsa•...»++�`i- � , , . � 1 � �:�.�.w.+_.:03.,.. �».:_V.vai�-.YKr �rvr�-�,o'v �° _-...:;.. � .. . ' _ r`. �.....,........«�.w+�«s..�..� �� . .. .. - . . . . .. : . . . . 1S� � . ' . . . h. - fv . . . � �J CARL BU'f'['KE,IMC• r` � � . "�.,�r.r` . _ . --� � . . � . .. . � . . .. . . . : . . . .. . . � -. � .� . . . .. � . . .. � . . . . 1 . . � � � � � . . C�� . . . �a. ..�� . . .. . � . . � � . � . - . . . .. � � . - �' e . . .. � . .. . � C �� !�� Q � n�rrROnvcTZOrr ,; - � �a�se�r�orr o�zor� cx�rtc�E r 4 �� StJRItOUNDINC3� STREET SYSTEM' _ 4 - � S.�V: Scholls Ferry�toad S.W: Old Schol]�Fest�►R�oad 4 � S.W: 135#li Aaenue 5 � �" S W.Davies Raad s �' �. S.W, 130tli Ave�ue 5 ,Ai�` plan��d Stce�t]'mprovements 5 TRAFk"IC I1�1Pt�CT g Site Gen�rated Traffic 6 Trip Typcs . 7 ,' � ;,` Assignment of Site Tra£f'ic 10 Backgrou�d Traffi.c �10 Tctal Traffic wi�Site 1� . Leve1 of Ser`nce CONC�USIOI�S ANA ItE�ol�'Il�NDATIONS 34 35 APPENDIC�S A - Trip Gea�ctation Galculations g _ I,evel of Servict Cal�ulations � �� . ; ,.: � ��i , - :. . � � , . ,. .t, � � �� , � � Y ,� �. , -�� ,_�,-, �� , . . . . ,� � . � ., r ,� _,,..�......»+��w:.,.�-r-w•'-.i�,•,�-..»�+:�+y�'�r",,i+a;Y"�*'';e�tf.tn'* '�';?i4"' 3� .�7; --�^c�t""-- L lj,.,, ''_ ,��,�..,. � i. . r,; ��y �:..�.:.��_: �;... �:=,:.o.-�_„�;� �...�.:,�.�._ •:,�.�; _,:.,,..,_ �.__.... __... ..,_..__, �a _ .. _ �; c,�k�yu�r�rKr:.�.c. �� u � L�ST �F TABLES � a. 1. Description of Proposed Zone Change 1 1 2. Estimated Site Generat�d Traffic 6 3. New �d Pass-By Valumes 7 4. Estimated Le�vel of Service 31 LTST OF FIGIJIBES 1. Site Vicix�ity 11�1'ap 2 2. Acccs� Scenarios 3 3. Dinxtional Aistr�bution of Site Traffic - lExisting 2oming 8 4. Assigntr►�ant of Sitc Traffic - Ex�sl3ng �ning 9 . 5. I)irectional Distribution of Site Traffic -Progosed Zoning 11 "`-� 6e Assignment of Site Traffic Proposed Zoning - Scznario A 12 7. Assig�nnen�of Site Traffic Proposed Zonuig - Scenatio B 13 �. �lssignment of Sit� Traffic Proposed Zoning - Scen�io C 14 9. A�ssignment of Site Traffic Psoposed ?.�oniag - Sc�na�i� ]� 15 10. Year 1991 Traffic Volumes 16 11. Year 2014 Traffic Volumes 1� 12. Total 1991 Traffic with Exashng Zoning 1$ 13. 1991 Total Traffic with Praposod Zaniag - ScenariQ A 19 14. 1991 Traffic with Proposed Zoning - Scenario B 20 15. 1991 Traffiic with Fmgosed Zoniag - Scenacio C 21 • 16. 1991 Tr�ffic a►ith Proposed Zoning - Sxnaxio D 22 17. ZU10 Traffic with Fxisting Zoaing � 18. 2A10 Total Tra�c with Proposed �ning - Scxnario A 24 19. 2010 Traffitc with Propoaed Z+�ning � Sc�nario B 25 20. ZOIA Traffic with Proposod 7�ming - Scenario � 26 7 min 21. 2010 `Traffic atith Progosod Z�oning - Sc�nario D 27 � . � _ _ . �:,:....�.::...�. ..i _ ,=:;s, _ . ___ __ —,�,, � c,�K�t�urrKr:.irvc. �:' �� . 1 �. INTRODUCTI�N T'his report canecr�ing traff c impact of the proposed commercial developYnent at the intersectio� of S.W. 13Sth Avenue and S.W. Scholls Ferry Road is submitted as part of a zone cbange application to the City of Tigazd The purpose nf this report is to determine the irnpact of the additional traffic gctterated at the site as a r�vlt of G�anging the zonin� from multi-family residential to general cc7anmerciale ISESCRII'ZTON OF ZONE CHANGE The site is loeatod south of and adjaceat�to both Scholls F�r�+Itoad and New Scholls Ferry Road �' and west of 135kh Avenue, as showa in Figure 1. The site contains app%xin�ately four ac�es of ' developable land zoned as R 25 multi-faznily residential which could contain 100 dwelling units. It is propos�d that the aite be zoned for general cammercial use. Since fhis is a zone change and not a site development raview, there are no defurit�p],�ns of developffient Therefore, a mix of commercial uses �ve�e develo�ed to yield a maximum esti�ate of sitc generated haff'c. Sea , Table 1 below. TA►BLE 1 DESCRIP�ION OF PROPOSID ZO1VE C�ANGE USE STZE � Shoppuag Center �0 T.G.L.A. Restaurant 3 T.G.S.F. Service Statian 1 Statio�n Traffic impact oa the adjacont stre�t systtrm,for the propmsad commercial use,will be evaluated fms fihe fala�wi�g �o�:r a� �enarios liste,d below and shown on Pigure 2. A. Ful� AccCSS- 135th Aveauc B. Full Access- 135th Aven�e Full .�ccxss- New Scholls Ferry Rd Frill Access- �Tew Scholls Ferry Rci f�.`;:;, Right In/Out Scholls Ferry Rd .' r. ',,;F �., ;�: � ` �� : rr. :.s'� ��