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Planning Commission Packet - 01/30/1995 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. , �, , AGENDA �itY of Tigard TIGA,RD PLAI�TNING COMI`�ZSSION �I JANUARY 30, 1995 - 7 : 30 �'.M. �� TIGARD C�IVIC CEI�TTER - T�T�n1N HALL ' 1.3125 SW HALL IILVD o , , 'I'IGARD, OREGOIV ' � i 1 � CALL `T'� ORDER �i 2 . ROI�L CALL I� 3 . APPROVE MINU'I'ES � 4 e PI�ANNI�TG COMMISSION COMNIUNICIaTIONS I 5 . PU�LTC HEARIIVG � 5 � 1 ZON�' CHANGE ZON 9 .4-0 012 �METS/GEVUR�CZ . LOCATIOI�T: 6 6 0 0 and 6830 SV� Bonita Road (WCTM 2S1 12A.D, tax lots 100, 200, 300, and 400) . A request for a zone change from T-L (Light � Indusl.rial) to T-P (IndLtstrial P�rk) . APPLICABLE REV'IEW ! CRITERIAo Comznunity Development Code Chapters 18 ,?2 and � 18 . 68; Comprehensi��e Plan Policies 2 , 4, 5, 7 and 8; CUP.x�NT ZONE: I-L (Light Indust�ia_l) The �-L zoning a:llo�vs public � support ��cilities, building rnaintenance services, manufacturing of finished producLs, packaging ancl processing, wholesale, st�rage, �.nd distribution among other uses . 5 . 2 COMPREHENSIVE PLAN AMENDMENT CPA 94-0005 SIERRA PAC.'I�'IC DEVELOPMENT. LOC[�TION:�South of S[N Scholls Ferry Road., east of the Bonneville Power Administration easement, north of SW Hillshire Drive and west of SW 135th Avenue. (WCTM 2S1 4, tax � l�t 800 ; 2S1 4BC, tax lots 900 and 1400 ; and 2S1 4BD, tax lot � 1700) . To am�nd the Comprehensive Plan I�Iap from Washington `� County� R-6 to Tigzrd Medium Density Residential . APPLICABL� � �Z�VIEW CRITERI�o Comprehensive Plan Chapter� 2 , 8, 10 and 12 ; .� Communit�r Development Code Ch�p�e.rs 1� .22 and 18 , 32 . � ZONE: Currei�tly Washington CounL-y R-6 . t7 � 6 . OTHER BUSII�TESS 7 . 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AS)1DId���, �'� �I�f�L'LJI)E 7C�LFR Z�E� ��D� ° e.�.�:�....._.„..,_s.._e.._r. _e_.e_�...__.-�_r______�s____e_..._��r�__r_.-__.-�_=____o.__ccamo..n.....m... I �I:i1��. T � ��9I'��0��'i W II, e`.dr.v...d°...m-�..��.��..�....e.�r.�.m.��..�v..�.o.m.���..��.e„ma.m.�T.�.:.,.»�.�.�.�...vW�.....�.�°°ae....���mAe.�.m.�d°.�.�.v��..�ae ..o ,,. I Nam� Name I A�dx°ess .�.�„��.�.�. Ad�x��3� I RTam� s � t�larne � Addr�s� _.�,..�� Adc�rass � I�i�m� e TVasne .�.�..� .... Address Rddress a rTa�IYI� �.�.�.o..�.�..�...�....e..o.�_.._..�.�.�,�. �c1YTlp .�,�,,, .m A,dclress Addx��ss Name -- - s...�.� Name ��_� .� Address ._._._.�� Address �_____�+ � Name �� Name � � � Addr.e�s P.ddress Nam� Nar�e Iaddress �...�...,.fef Address �o....��.�.,..m._._. Name , Name Address _ _ _ __ Address � l�ame Name Acldress ,,._.�� Address�,��.� � - - - - ��E��� 7' I � D P L A A% N I IV � C tJ �t ri�l � � O t�! .o, I�YCITIC�a A�L, PE�St�1VS DESIRTbdG 'E'O SP�AYC ON �1VY ITF.�I�3 t�lt3aT SYGtd 'PN�TR t�(�kd� �A1Y9 • Nflx'E '�'I��IR �RDDR�SS ON THZS �kII��mo (@,l�z�s� P[��13'I`) �,��1�Y�'!� I'�EM: �,�,�� CASE PIUM��;�(S) a �/""� ��'° ���������z��,�: ��2�- �l ,��1 V` l ������r��: ' o �' N'� � ��l , ��� �� , � . . _ � ' � �`� c�F r�E�,RxtaG: ,�/ � �x����� ��x� �acx�a �a�, a���zt�s��a�ta� xrtca,rs��� �� �a� coaa� w __.________.�_________.�__oa___�_____,___�___________.______.._____W..s�________a ���roa� ���c�s� a DT�me I�ante �c�dre�� Adc�x-ess N��rne, �'ame � i Add;r�ss � � Address � �� 'i Name Narn� � Add r e s s �� � Acld r e s s�._...e...�,........��..,��..�..�...,, II � I Name Nam� ..-°°_-�°.� I� i Addres�,.o.M����,., _ �lddress .�....� w� � � � I Name I�ame �� � Addr.ess��� Address �,�_.���.�� Name�� N�me �� � Address � Add•resw ����� � � @�- � Nam�e Name � � � �'" Adclress Adclress ,.,6 w._._.�.�.�.�.�...�.� ��..._�_o__.__.�..�.�.�._.__.�.� � � .,�j Name rdame Address Addr.ess Alaane �._____-�___�..r.._...��.. I�Iarn� ..,_..��...�..�..�..�,�. Adc�r�ss A.ddress I � �1'e a g �� A��tflH�.S��A.ct�9S"1 A\dd����91'�d.17AA��SIJ�l'� �III �,���9��°1VIe�t���l�iva�a�te� I Jancaa 30 19�5 r3' � �. ��,�,�,'Y'� O�E� Cc�r�.tr�i�5ion�z��oar��alle�i th����ti��ts� order at 7:30 p.m. The tne��in�was held in th.� 'T�gard �ivic f�enter, To�vn lEi�all at 131L5 S�V�IaAI l�lbd. I �. �t��i.(:��R.,., i �.Y��153�.�er.�.'��i .: �ommissioner� Cat�sa�, I)eFrang, G�i�'Fith, �iolland, �oor�, 0 Sa.�s�n, Scmrar a�ad'�iflson � ��rtaxnis�ion r� : P'resident Fyr� �taff -�resent: I)ick�c�wersdorff, Senuor Plafl��r; Leslee�emm�ill, Planni�g Conrriissior� Se�re�ary a�d l�ay�"alc�n�, �I�z�ner 30 .A����7�1�i�E'��1�1�I�U�'�� The ineetin� rninutes wer�inadvert�ntly orrtrst��d frorn�h�I'1��r�g�c�a�a�i�sion�ackets. � 4, ��,�.1�TI�1��G��I�IYt����QJ1V ��1V�I��Tl�TY�A'�IQ�I�T� �ick B���rsdorff inentioned to th� Plannin� Cozr.arn.isvioners t��aat rh� �ext Planniag� �c�rrimission rn�eYir�g vvill ue 11�ai�d�y, �'eb�-ua� 27, 1995. �:ek �mvv��-sdc��i t�ter: bx-a�fl� infc,rrn�d the �orau�issi�ners of'two c�anges to the ��in proper°�y praje�t that wiPl b�e r�vi��ve�� at rl��F�bruary 14�ity�o�,�.nc;iZ Fn�eti�►�;, �a F�J��.,����,�I��tG 5.Y ��1���IE�P+T����T 9�-6��.2�l'��'�1�.���J_�.��. I.�Ct4�'I�N: 6600 and 6�30 5W I3�nita, Roar.i (�7C'd'M[ 2S1 12�, tax ��ts 1Q0, 2�00, 300 and 400}. �r�quesx for a �.�ne �haa�ge from I-�, (�,i�ht Industri�l� �o I-� (Indus#rial I�ark). .AFPLIC�BLE ��I��1V CI�"�RI�,: �ommuni�y I3ev�topr�aent�o�ie�'hapters 1E.�2�.nd 18.6�; ��rrAprehensive�l�n Polici�s 2, 4, 5, 7 and �; G�JRkZE�TT?f.�I�: I�I.,(Light Inclus�rial) The I�L zoning allows p�.il�lic support facilities, building maintenan�ce services, manufacturing of fi�ished�,raducts, packagin� a�cl prccessi�g, whalesale, stoz-a�e, and divtributioa�among other�nses. i I�irk 3�e��er5dot-i�' infarm�d the Carr�nission�rs S:4�at tt��Planning�cammission rr�ak�s the final decision on this praposal. Fie said Y1us 5.47 a�re site was on tixe��,st si�e of Sequoia l��r3�-�vay south of Bonita�t.o�d adjacent to and vvest cf Intersta.te S. Y�4�k�eu✓ersd�rf�talked a�out the properties b�ing zo�ned Ligrzt�ndustrial a�.s�th�t t��e propo�al vvo�aid chang�t�ae prap��ti�� to Ind�astrial Park and woulc�t�en be consistent to the zone changes made to t1•ne soutl�. �n conclu�iori,Il�Ir. Bevver�d�orffsaid the applicant was applying for th�zc�nE; cl�ar�ge to po�sibly �onstru�t a micxo-brewery and pub to th� existing buildings and �lso, in the future, possibl� add a rest�urant facility. �5ick�e�uv�rsdorf�F'said st�r�co�me�ded approv� of t��x�q�a�st�d zo�� chan�e. ���I,Y�.�.I�'�'S P�S�I�T'I'��I�➢I� J�ff'S�c�lcett,�'r�sid�nt c�f Tri�gle���elopmen� �a�mp�ny, r�pr�s�ntin�th�apglic�mts Jc�l�rn and 1l�ani�tt� �mEt� and �urkan ��vurt� s�fd the applican� had no abyections ts� #h� sta#� r�pc�rt. X�e th�n ir��sadu��d sev�ral in�ividua�s that were presemt that coe�la �ddr�ss �Yyy techr��cal questions �,�d/or cancerr�s the Plar�n�Cammission rnay have on the psopos�l. � B %dJ�DLI�J�..i`rL'Ye&E.&1V Y.Fr i.L��7�A6 � Commis�i�n�r �o�land �otio��d to ���ept Z�1°dL ��GE 94-0012 �s �itten and �Corn�nissian�r '�Iilsaz� seco�nded x�e motion. �4.voic� �v�t� was taken a�nd the ra�at;���was a,ppa�av�c�unanam�us�y. 5.2 �::C���&��',I��;RT��I_F, ...P.��.���R�l�l`��' �'�� ��Q�O� ��I�,A �.��"1�',� ���V��.,��'Ii�,�'. L��'A.TI�2�T: So�ath ��°,chc�ll5 F�rry I�oad, ea.st ��the �onn��il�e ]Power 1-�.dm�mistra�ia�n�as�ment, mr�rth of S�1�-Iillskxir���ivs a.nd��est c�f��V 1�5th Aver�.�t�. (�C'�`l'�2S1 4, �a�c��t £�4�; 2S1 �BC, t�tots 9(�0 and 1400; �nd�SI 4��, tax lot 17d0), T'o amezid tl�e �c�nzpr�hensiv��lan N�ap fi•orra�1�shangtcsra C�ua�ty��t-6 to '�i�aa�d llViie�iu�i �ensity�tesid�ntia�. .P�����A�L��t���V CI�'TERI�: �Cs�rr�p��her�si��Pl��r �k�ap��r� �, �, 10 �ra� I�; ��?nrriu��y �ev�lopr�ent Cs�d� Ch�pt��-s 1�.?.2 a�d 1�.37,. �a��: �urr�s�tly�Washin�ton Cou�ty R.-F. �"�"t��+'�'�P��.`�' I�.ay V�lon�, A�ssisica.nt Plan��r, informed the I�laruiin� �Comtn.issiorz tha�t�i� �.�r�p�sa.Y v�ras�a arn�nd the�oin�;reh�nsi�ve�lan 1�Iap to d�si�natP 4�.�� �cres as m�di�zm d�ns�ty residential. I-�e��a�the fo�r parc,����vere Ia�at��ne,�r�'e� �tr��x s��at�1 caf�ch�11�l��rry�.��d. ��� s�id Sieri•��acif� r�c�u��ted th� asn��drra�nt izi li�ht e�f�he r����l� �.�n��r�g c�f��� ��d gr�ts� �h� �ity��ic� �ieir�P��ifi� had appla�c�for and r��eiv�d cc�n�i�ion�l approval�'c�rr�����'la.�in� �Co�rnissic�n fnr subdivisia�n an parceis� � ar�d �:. i�ay��la�ae cor�tinued arr.d said that d��elopnn�nt �aulc�r�'� ���ur�a�til t'��l��d v✓�v�,ssigx��d a. ��rnpreh�nsiv� �'lan d�signatxoz� a�d assY�r��r�t of th� m��i�ax� d�n�ity resid�a�tial I desi�n�tion �as r��uiz-esi by�h�LTrba�a�l��anin��.r�a��re�in�r�t v�ith'�asP�i���dci Ccsurnty. 3V1r. �Ialc�r�e then expl�ined t�a �t�e Plannin� Cc�mriaissiar��rs the TJrban Pla��in�; �-ea Agr�ernent. He sa.id l�.-7 was consider�d m�dium d�nsi�� �-��id�r�tiafl in 1 i�ard'� � Corriprehens�v��la�a an� st�ff�inds r��evan� cr�teria vaere m��. � � �i�conclusi�n, Ray�Ia.lone said it was sta�s recomrn�r�da.tion that�h�I�dar�na.n� �ommiss�c�n � f�r-vvvard a rea�rnrrt�ndation�o th� ��ty��uncil for a.ppz•oval �f C�A.94-0006 vvYthc�ut a�y °� ��ndition. He explaAned xhat th�vvritten staf�'report did in�1u��a�andi�ian�i�w�ver staf� � had sin�e mac�ifi�d the r�cflrr�m�nd�tnon as a result of talki�g�c��he�ity's le�al�ouns�l. g�e � �aid since co�stp��ion af the road a�°�ern�ent�v�s a cor�dit�€a�of�he d�veloper, the appli�az�� didn°t n�ed to be a pa.rt �f this actiart. PL�1V�C�IvII�ISSIQI>1 IvvI��T'�T`"r MFiN�J�'�S -Januat'y 3n, 1495 -P���Z ��T$I..�I�:��t��l'a .AF�'�IC,��'�'S �"�+��I�1°�.�"TI��4T Iviark Dane, St�ffP�ar�a�r fbr A�ph�.�n��in�,��.,3600 SVd��a�C St., 5uit��3t7►, Por�lared, OI� 97223 repres�a�ti�� Si��a �'��ni��, c�mzn�nted �r� Itay �I�done's profes5isan�is�a �d corr���te�^W Zn his ha�axdling c�f�his px�bl�rn. i�� s�d��y's ua�der�st�ndiaag i�a r��+�l�an�ttYis �ssue vu�s dcs��an a.�ood naa��r�vai�h���r�rnurn��'fuss and t�aximum exp�i�n�y. �'�Jl3�,I�����I�d��L(���A� �vYx,ica�i��ior�er Wils�n mc��ed t� forw�,rd A r��a��m�ez�c��tior�to th� �ity �ou�!cil t� acc�pt �I�A� ���00�16 vrruthc��at ar�y�;+�r�ciition�n�i �ot��nissAO�►�r�ollson seconded th�motion. �. voAC��ote was t�lc�n��c14;h�motearc was apprav��1 r�na�ir�ssu�ly. 6. �'�'�����.1�Il�dE�� I�TO�a� 7. ��JCB�1�N'1V��11�'� Th�rr,�eti�i��djmua�e�at �':43 �.�n. ___._.�—����. '�'����.� �,�sl�e Gen�r.�ill, i�l nnin��or�mis�ian Sser�ta.ty �"°� _ .�.'�'"I"��'T: �'�a�ar�a inr��x•I�€���e _.� � � � I � PL�T1V�iCx COIi�YBSSI(.�T�1���TTNKi NIINTJ'TES -January 30, 1y9� �P�ge 3 � I , � � . �� , CITY OF I'TG�2.D PLANNING COMMISSZON FIN�L OFLD�R. N0. 95-02 �C A F:CN.�3L ORD�R INCLUD�LN'G FINDIN�S AND GONCLUSIONS APPR4'UZI�'C3 Ai.�I ApPLICPa�'TON FOR A ZONE CHI�NGE BY J�H1�T SMETS AND BU�2TON GFVLTRTZ . The Tigard Pl�nnin,g Com.mission has �eviewed the ap��.ica��ti� o�n� descx�ibed below. The Commission' s x�vi�w was held at a pu�.�c hearing �n January �0, 1995 , The C�mmiss�.on has b�.e�cl it' s derisi�z� on the facts, findings, and canclusions noted below. CASE: Zor1� ChallgEa ZON 94-Q 0:12 � REQL3EST: Z�xiing redes�gi�.atian of ap�r��:i.txiat�ly 5 .47 acres from I-L' (Light Industrial) �to I-P (Iridustrial �ark) . APFLTCANT: John and Marie��a SmEts Burtan Ge�vurtz 6f330 SW Bor�ita Road 6G00 5W Bonita Roac� Tigard, QR 97?24 '.l':igarc�., OR 97224 OWNEF2.S ; Sazne REPRES�NTATIVE : J�f� Sackett Triangle Developmen.t Company 15455 �Iallmarl;: D�ive, Suite 150 LakQ Oswego, OR 9'7Q35 LOCATION: 660U STn] S�quoia Parkway (WCTM 2S1 1.2AD, t�ac lo�s 200, 300, 400) ancl 6830 SD+1 Sequo�.a Park�,vay (WCTM 2S1 12AD, tax lot 1.00) . APPLICA�LE .LAW: �omprehe�zsi�cr� i?lan Po1.i�i�� 2 , 1 . 1, �4 . 2 , 1, 5 . :i .4, 7 . 1 .2, 7 , 6 . 1, 8 . 1 . 1, 8 . 103 anc� Community I)evelopment Code Sections 18 . 22 . 040 (A.) , a.nd 18 . 68 . SFCTION I - FINDTNGS OF FACT: 1 . Vicinity Information The subjec�. site i;� located on the eas� sa.de c�f SW Sequoia Parkway, south of SW Bonita Road and west of Interstate 5 . � Th� properti�s to the �uest of SF7 SEquoi� Parkway are zc�ned I-L (Light Indus�rial) . Adjacent pioperties to th.e south are zaned I-P (Industrial Park) . SW Bonita Fcoad is cla�sified �s a majoi collector street on the Comprehensive Plan Transpo-rtatiori map. SW Sequoia Parkway is develo�ed witiz a rnix of c�ommercial, indust.rial aizd of f ice type uses . FINAL ORDFR - 70N 94-0012 - SMETS / GEVU-RTZ Page 1 �, �' 2 . Back�xrc�ux�d Ta��'orma�ic�n The �ubj ec� si.te and Y�he maj o°rit�r of tk�� Cascade Boulevard P�rea wa� ann�xc�d into the City in Jun.� 1981. A,.� that time, the zane wa� charzged from &Vashington C�unty M-1 (Industrial) �a Ta.c�a�d M-� (Industr9.a1 Park) . .Adop�ion of the Compr�hez�sive Pl�n ��c� �or�in.g Map gave th��� par.c�.la an. I--L �oning designation in 19t33 . The G�vurtz �ioperty rec�ived Corxdiu:ional �Use and Sit� l���elopment approval far a furniture ir� the 1970' s (CU 6-75} , (CL7 14-78) , (SDR 23-75) , (SDR. 17-76) , (�DFa �1-78) . The �m�ts � property r.ec�iv�d a Site Developmezxt Rev�.e�r ���roval (SDR-90- � 15) for a �varehouse building and offi�� . No other Zand usE '' apg�lications have been filed with thc City. ,� 3 . Site_ Information. �nd Proposal Desarip�iox�. � I Thi� site contains 5 .4'7 acres . The suk�j�ct site is lacated azz the eas� side of SW Sequoia Park�vay� SpLl��l of SW Bon.ita Road �n.d. ���t of Tnte:rsta�e 5 . T�vo separate ovrnerships campra.s� �he sii:e, Smets �'amily 'I'ru�t I i5 the owner of tax Lo�s 2�0, 30U as�d 40U, contai.ning 1 . 68 acres. Burton Getrur�z o�wns t�x loi� 100, co�:tta�_n.ing 3 . '79 acr.�s. 'L'he Smets sit� i� �.evelaped with a marufcactlxx�ing, offic� and w�.rehouse buil�ing. Th��e huildings would remain. aftex the Zane Change . Tk�.e Getruxtz prop�rty contains �n existinc� �tzr_nitur� store e The pro�osal i� for an a�proval n� a. �one Change from I-L (Light :Lndustrial) ta I-P (Industrial Par}�) . 4 . Aaencv Comments `i'h� City af Tiga.rd Engi.ne�rin.g Divisio�z ha� x��rie�;ed �h�.� p�c��o�al and has offer�d th.e fol.lowing comm�nts � Confirm that a traf�ic study may be necessary as part az the Sit� Dev�lopment Re�view appliratiori an.d d�t�rinination of arJG�C1�1C use . OtY?erwise, ther� are n� abjEC�ions . The City- of Tigard PoliC� Depar�ment has reviewed this propasal and has offered th� foll.owing camments : � �t this point the or�.ly cancern is� �nrh.echer th.ere will be an � increas� to traffic volum�s and i.f �o, how �la t�he �rop�rty � owners anticipat� re]_ievir�c� the potential h�.zards of in.crea�ed � traific exitinc� thP property on�.o �CnT IIonita road from the pa existing clriveway . � � Cit� of Tig�rd l�uilc�ing Division, Gener_al Telephone and Elec�tric, � Portland General Electric, Tualatin Vall�y Fire and Rescu�, ha�re � re�viewed the application, an�. �avc aff�re� no camments ar obj�ctions . FIN.�L ORDER. - ZON 94-0 012 - SMETS / GE'VTTR'T'Z Pac�e 2 7re�onr�oea�—��—.. --_— — __.._._ b, '' �ta c�th�r comments hav� b���. �er,�iv�r�. SECTIC7N IX - F'I1�TI7ING� AL�7D Cl7NC�,TJSIONS T3�e x�levant �pp�aval cri.t��°ia in t�his c��e a.re Comprek?ensive Plan Po_Licies � e1 , 1, 4 . 2 . 1, 5 . 1 .��, 7 . 1..2, 7. 6 ��., 8 . 1 . 1, 8 . 103 and Communit�y D��relopm�n� Cnd� �eGtions 18 .22 . 040 (A) , and 1.8 . 68 . Sectzc�n 18 .22 . 040 set� forth the standa.�r�s and pr.ocedure� fa.r , amend►ri�n�cs �o the Zoria.nr.� Map as follows a A. A recommeizd�tian o� a c�ec:i�ion to a�prove, app�ove wi�h condi�:iona Qi to deny ari applic<�.tion foz• a �uasi-juciicial amexac�rn�nt �hall be basec� on all of Lh� followir�g s�:andax�as : 1 . "�he �p�aT����►l� �o�pr��i���a�i�re g�.��a po�.ic�.�� �a�d ��p s���ie��ta.e� ��d; ��e �k��xa.�� e�r�,7.1 �aca� ��tv��r��ly a����� ��x� �a���.tYs, ��f�Ly ��.d �v�:l��z�� Q� t�.� ���nun�a.�y; The �017..owring are the ap�licable Cam�reh�naiva Plan P�lici�s r�l�.ted �� this r�que�t. ThP app�ica�ion' s rel�tionsk�.ip tc� the applicabl� cs�iteria is reviewed below , �dch policy: ' ��.a�a ���.ic�r 2 e�..�. at��es �.1��.� �ra� ��.��r ��aa�.�. sa���.�.t�ixx axa ', ori±�c�3xse� cits.ze�a s.�,�r�o�.�r�m�n� p�a��a�n �rsr3. t�pa�.�,�. a���are �hat ! ca.t�a���sr�,�a w�,�.� P�� �rc+vi�3�c3. �rx ca,p�o�t�ar�a.9�y �a �� �.xx��o:L�r�ei ', �� ��.�. �5�.���a� �f ��a� �l��az�an� ���a���s� o Thi� �alicy iu ' satis�ied �� the applica�t co�duct��. a ne:;.ghlaor.hood ' meetin.g on December 29, 1954 . The East Citizpri il �Cnvol.�rement Team (�IT) hepre�;entatisre v�ra� alsc� ra.otified ', of thi� m�eting. Notice of Public I-�e�rings have been ', adv�Er�.ised ix�. a pap�r of. :Laca1. circu�at:ian a�d �.otic:e of �i a la.nd use actioxi h�s �een pn�t�d oxa �he pro�erty. I 1Votice of the hearing has beera mailed to property owners � v,yi th.in 250 �eet oi Lhe su.bj ec.t �s.te. I I L�1�xY k�ea"lie:�r � .� .3. ������ �.�a�� ��.1 d���Z,o�sn��� w�s.��s.x� �kn� �!, °�a.ga��°� LT��i�,xa Fl.�r�aixa.� az°�� sk��l]. ��a�►g�.y �rrit�a. as�a�p�.�,�ak�1� ��� �°a:d���.�., ��.�"�� a�aci ���'ic��a�.� w'a���° ���.�.5�� ���.x�ai3�x�a3� . � This policy a.s sai�isfied a� tkle sii:.e is alreac�lr II � developed. Btzildi�g and site imp.�ovements w�r� revie�nrecl � far compliancE with applicabl_e fec��ral, �t�a�.e a�d 'I �„ r.egional water quality s�.andards in effect a� tYie tim� o� ' � developmen� . Tl�.� p.roposed reaes�.gnation �a�uld not, by I, � itself, affect comp'li�.z�ce with this plan palicy. I � Hawe�rer, the �r�pos�d xedesignation of t.he site for I, p� Industrial 1�a.rk L1SCG vaill likely re�ult in building and I � site modifications . Th� ag�p�.ic.ant is pzoposing to COI1S��'UC� a 3 , 960 �quar� �oot bui_lding, for u�e as a FTNAL ORD�R - ZON 54-0012 - SMETS / GEVLTF2T� PagE 3 �, °' micro�r�we:�� at�c� �ub. The a�plicant' s pra�o��l s1�a21 requare a Si.te Deve�o�men� R,��riew �pprcaval . Cam�lid�nc� with water quality stanc�ard� is one of the �.pproval cra.teria. There�'b�e, �n� �r�pose� developmen� sha11 comp�.y with Fed���l, St�t� and kZegional wa�:e� qualit�r stan.c�ards , l��ara �o��.�y 5 0�.e�4 �����8 �ra�tt �li� �i�� �Yia�,�. ��a���r� �l�at �.�v� �oz�vn��°c:��'3, �sne3, i�nd�x��riaZ �,�v�7.ops�a�n� �h�,l]. n�t� �z�.W��a�� a�s�o r��sid�s��ia�. a���� �h�� laav� �a�a� �r��r� d��a.�.aat�d �o�° ���n���a�l �.���. This P�.an pala.c�Y is sati��ied b�ca�zse �.h� subjec� property is r�ot lacated within � adj acaYlt t.o a d�sic�nat�d re5identa.a:1 ar�a� �1.a�. �olic� � o�,o� ���t�e� tF��t a� � ���-�aa�,�.it�.�xa �� ct�„��r�1c�p���f� i����n A) r1��►e�.og»��4c cc��ra�i,de �r�.��a ��� ��r��.l�,�O�.:L���r o� a.�l�c�.��� ���°�ri��s �ap����� go� g�ks�.a.� ���ex, ���v�r arxd ���� c�raa�xa���a; �3� �h� f�ca,li�a.�� ��e aap�l��.e a� ���vi�ag �.�nt�rw��ix�c� r��a�r����,�� �x�ci, ��h.� p��sge��e� e3��¢r��.o���,s�� ��,a� ar� e�ec�igxa�d �e� C��� a���r�da�c��; aaz� �) A�� r�.�z� ��sr��,ag�a�za� util.ita.�� �e �s],�ic�d �r����c.,��c�u�x�.. This pal.icy ha� been satis�i�c� becau�e the su.bject prope�:ty is c•urren�ly served with urban serv�ices, includ�.a�.g w�.�er, �an�..tar�r an� storni sewer. '7`his �;ite i:� alread�r de�reloned �nd is a�ot wit�iin the bounda�ries oF the 100-_yEar floodplain or a desi.gnat�cl a.re� of grouxad instabi'lity, Add.it�.onally, a:Ll service �,ro•vieiexs ha�� had the opportunity to comment pn th.is application and ha�re affered r�a comrn�nt� or obj�cti.ans . Th� xequc,st�c� amendment Tai11 likely result in the constructz�n of a n�w i bui.lding. Se.rvice provid�rs cvill �iave a fur��z�r ' oppo�rtuxli�:y i c�r revie� as �art o� the Site 73e��1.p�mexit Reviev,r ap�I.ica�ion. II ��.axa Pa�.zc� 'T .6 .:� �t�t�� �k��� �1�� �it� ak��ll a:�r,�a�.�°e �� �I a. �r�- caradi�iaaa t� s�e�r�l�gz��sxt �]h�t o ��5� �l�zr��,c�gx�.en� la� i ����r�� b� � ����� ������s. ��.�.Yz.�� �c3�c���� �r�.��� �����aa.�� �! fc�r �i�°� p�at��c�i�a-s p���r�t�es: ���1�. xi�t ��ttti�� �h� �ns��.�� I p����tx�� �,�x �1�� �.r�� k���c�va �. �,��r�l. �.c��qtixat� ��a� fa.�� ' p�e�te�:i:�ox� pxz�po���; a�ad �h� ��ap3.aca.b�� �i�� di���°i�� x��w°�.evv� a3.� appli�;at�.r�xxs. Th� propasEd .redesignation would not, by itself, af�ect �or�g�:Liance witrz i.his �l�n policy. The Tualatin Valley �'ir� Da.strict an.cl Tua,latin Valley 6�ater District have re�riewred �hi� p�:opo�al a�.d have offerea na comm�nts or objec�io�s . Proposet3. future ron.st�uction shall be x•evievaec� by th.ese ac��za.cie� fe�r campliance wa.th these requi.xements . ��.�n �n�.i��r �.�.01 �s�a�.e� #:Yx�.� ��.� ��.��r �ka��.1 ��.ara fea� � ��.�� �a�.c� ���a.c�.s�x� ��r,��� �a�d �c��clvr�� �yr���an �Yaa�t m�e�� �u���:�� x���d� �.z�el �n'�:�e�.p�,��d ���rax� ��a�tk� a�c� I F I I��AL OR.:DER - ZOiV 9�-0 0 7_2 - SMETS / GEVL7R�'Z �age 4 ii �, `' d��elopmer��. This policy is satiafied k�ecause t�iis p.ro�erty �ronts SW Sequoia Parkw�y, wh.ich abu�s SC� E3nn�.�� Road, a major coll�ctor. Bc��h streets are full�r improv�d. Constxuc�ion of a new building may require a ter traf f ic study to determine potentia'1 a.mp�c:t� and mitigation of those i.mpacts. F3.an Pa13,c�r �e�,.� �ta't�+� �l�a� �� � ys��sec�x�d�.�i�a� �� x�,���l,cspnn�r�� t�a�.t z ��sral.�pme�a� a�u� �, �ta��i�ISr a�.�c3i�a��c1 �t���t9 stx��et rigl�� of �va�r �e d�dica�e�a �+Ra�,r� ��xe ����e� �s� ����azacia�°ci isa crra.c��kas d�v��.�p�x �o��.� �o ��axa���ua�ta.�r� t�� �t����t �,nn�srca�r�m�aa�g �a� C.i�,y e��sac'�a�d� �o �li� �acf��aa.� a� �Z�� r�ev�lmprn�xa�'s �.��aa�ts; ��;rB�i��g �p�c�� b� �e� a�idle ax�c�. x�ar3��d �o�° ca�r� op��at�d ��r d�.��b]��d. ge��ora�x e Tha.s polic;y wi11 be satis.fiec� as a candition of appro�cral o� any future c�ev-el��mexYt or r_ed�ve'lopm�nt an th� sit��. Cc�mpletiol� of any necese,ary street improvemex�t� along the site' s frontages anc3/or pa.rkiz�c� lot modific�.tion� v+�ou�d be requ�.r.ed to be i.nstalled by the develop�r at �k�e time of such detrelopment c�r_ redEV�elopmei�t. The Enc�ineEri.x�.g �ivision anrl affectFd .revi��wing agez�r.i�s enrill review any futu-re developmen.t proposal.s for tla.� sa_�e, 2 . '�°kie� �t���v�it�� ��.�ac�nxxa,a� a�o�la ae�,c�pt�c3 �d,�� ��°��e�xa T2.��r�.��a�. ��a�t�a�� C��p�e� 3.9'�, txxl�a.l �.cica°�o�,s�.�e�ge�xes�� e�� �la� �omgsr��a�xa,�iwe gr1�x� ��xei c��e'9,ixz��a�e�. 'I'h� Ci�y Com�rc�ka�nsisae ��].a.n has been acknow'ledgzd. 3 . ^�Yxa ���l,xc�.7a�,e �taxs,darde� a� �.��r p�oYr�.sa.eaxi e�� tlai� r�od� or o��er a�p�.icable img�.�xcs�rx�c�a�� �rr3i��i�.c�a Cod� ��c�ion � 18 . 68 (Industri�.l P�rk) contai�s t�h� s�:andarc.�� for i�he Industrial Parl� zone. The su�j��t s�_�e meeta these requirements in that i.he zninimum 1.ot wid�.kas ar� greatex than 50 :E�et arzd the existing �tructla.re� do not ��ceed 45 feet in hEigh.t . Additionally, th� pioposed development will requi,re a site develo�m�nt r�v-iew an.d wi.J.l bP � reviewed for compliance �vith I-P standard�. 4 . F�v�.d��:�.c:e �af ck��ang� aia tl�� n�zgkal�a��ri�c�s4 �r ca�m�us��.��r ax� � �.is�ak� ��° �.ax�csr�.si�'��xa.�c� ixa ��a.� �carnps��a�n,�si�r� p��n a:� ;���s:ixb� �n�p �� �.� x��l.�t;�� to t�a� �.�ca����;�r x��s�.�h �€� �la� �� 'ec�t o� t�e d�v�lo �eerat a :�.i��t�c��. (Ordo 89-06 ° 7 � Pp � Ord. 83-52) The applicant' s subma.�tal pres�nts ��rid�nce of a ch.ang� ix� the neighborhr�od. This evidence includes the fo?:lowrinc�. : past land use decisions which have allowed the rezc�ning of tha majority of the a.rea south of the subj�ct site :Erom I-L to T-P and th� changE of the c�aracter of the usea from land inLensive indus�.rial to a mix of offic�, commeicial and industrial us�s . FTNAL ORD�R - ZON 9�-0012 - SMETS / GEVUT�2TZ Page 5 `, �' Th� aa:ea so�ath of SW Bonita Road, east of SW 7�nd Avenue, r�arth of SW U�per Baones F�rry I'�oad and we�t o�' Interstate 5 has be�n in t�an�iti�n �:�nce �he mid-19�0' s . Ia� 1983, thi� a�c�a was ��ned I-L (Lightc Indus��ia�.) ar�d was used fnr land int��zsive in.duatrial uses including auto staxage and distribution. In � 19�5, ar� a�prova.l was granted (�PA 1�.-85, ZC 7-85) on 38 acres for a Cot�ip.rehensive Plan. Ma� Amend.ment from Ntedium D�nsi�y R.es�den�.i.al to Light Indu€�L-ri�l and for a Zone Change f_rom R- 12 (Residential, 12 ui�ita �er acr�) and I-L (Light Industrial) to Z-P (�ndusLrial Paxk) . Tn 1986, a. anather Zone Change w�ts �.pp:roved (ZC ]9-£36) to re�one approa�im�i'ce1.y 23 acres fr�m I-L (Light Industrial) to T-P {Industrial Aark) . Approval of this applicatzon would provid� f�r a Lrniform I-P zoning along th� �ast sid� �f SW Sequ�i�. Parkway bet��en Sta Bonita Raad ar�d SW Upp�:e� Boones Fer.ry R.oad. Map 2 o.f tch� appl.ican.ts s'tatement shows the curr.ent zoi�ing and trie �el.atipn�hip to the sia.bj ect �roperty. The Compr�hensive Plan de�ignation for this entire area is :C-L (�,ic�ht 7ndustrial) . Since �he 198F zone changes, II Pacific R�a_Lty Trust (P�cTr_ust) pu-rchas�d trie pro�ert�r �nd has redeveloped this area with a mix of office, commercial and I iixdustrial u�es� i nTHER CpNBIDERATIONa . Th.� Smei�s p�ope.rty is curr�ntly cle�reloped vuith a m�znufacturing, of_fice and warehUUSing building. 'T'hese us�s would caritinu� to be pFrmit��d uses in I the I-�P zone. The applicant has discuss�cl the pos:�ibility of con.st�u.c�tinc� an ap�rorim�.f�ely 3 f 9U0 square foot micro-b.rewery and pub, in add.iti�n t�o the existing buildii�gs . The processing and distxa_butian of a mir_.ro-brewery would be a permitted use under the current T-L zQriing. The applican� is inL-eres�ed i:n � a.1so accotz�mod�.ting a �ortian o.f the building for a r�staura��t type -�xse . This partion is c1a�s�..�i�d as eating and dri.nking and is not perm�tted u��.d�r the curr�nt T-L, zone. Th� I-P zone i would allaw 20 0 of the developme�t comple� to be used as eating and drinking an.cl therefore i:he pro�osed us� �aaoul.d be �.11ow�d. i A proposed Micro-brev�ery would be supportive c�f �nd in character with trie mix of uses �rhich have been d.eve:Laped �in.ce I the area has b�en rezoned to T-P. ' ThF Gevuxt� property is developed �vitlz a retail furn.itu:re store and warehouse. A furniture store is classified as c�en.eral .retail sales, a use that is not permitted in the cur-rent I-L zone . T�.e store has been r.lassified as a legal non-conformin.c� use since the buildin.g and u�e �;as approved and constructed prior to 1983 . A zone change �o I-P �rrould reduc� t�i� noncon.fc�rmity� of this property as the 1:-P z�za� ��rmit� 20% of the deve7.opment com�,lex to �e usEd as e�eneral retail. � rezc�ne would there�ore be benefic9.al to the property. F TNAI., ORDFR - ZOI�T 9�-0 012 - SMETS / GEVTJRTZ Page 6 � , `' SECTTON ZI� - �ECISTON Sa��d upon the above findings �nd conclu�ion, th� Plann�ng Comm2����n APPRUVE� Zone Change Za� 94-0012 . THIS APPROVAL IS VALID ZF EXERCISED WITHIN EIG�TE�N �bNTH� OF 'TH� FI��Z, DECISIdN DATE NOT�� ��TaOW. 7t is furtl•aer ordered that th� applica�.t� b� nated of the �nt-ry c�f this arder PASSEDo Thi� ���� day �f �anuary�, 1995, by the �lanning Comrnissican of tk�e C�ty af Tigaxd. `��� �-�.� 2. -�°t.-�.� , � Br an M�or�, Ch.«irp��°soz�. - Tigard Planning Co�rmission � � � � � � � � � � � �,.a FINA.L ORD�R - ZON 94-0012 - SNETS / G�VCIRTZ Page 7 � I I � _ _� � L����1����°�!R � . . � � i � � ___._----- �.,,_ ,, F9 Ri�Rr-- � � � � ����'9€�� � �° � � � � � � � � � ��' E OS � � i �b��s „� z � o � � � :�L'� �.�--� � �� �y � �13���� � �� d �� z � � r� ��°- . � z � R,1i�>6d °d1C��3��5 S�C?iSOiA F�Kt�J � :.�:. - I � � � � :::�,.:.�::�:':::: . � � a r�:� � � � �� n � � � d6d�ERSTA�E � � � ` �i - tl ��� �� �� �� � � � �a - --- .�� �r��ea � -- - — �� 9' i91 Q p s�a��� ���c��� �c� �rx� �r..�varx�va �o�as�=o�s ma��� x���ac� � Januaxy 30, 1995 TIGARI� CIT� kiALT� - TQWI3 FiAI,'L ].312 5 SW FIALL BLVD. TI�AF2D, OREGOAI e d�►.. k�'&�C'1`� � 1.. General Informatioiz o CAS�: Zone Chan�e ZON 94-0012 REQLTEST: A r.equest for appr.o�ra1 of a Zoxxe Ckx�.nge from I-L (Light Industrial) to I-P (Inelu�trial Park) . , APPLICANT: John and Mar�etta Sme�ts �urton Gevurtz 6830 SW Bonita Road 6600 SGV Soni�� Itoad Tigard, OR 97224 Tigard, OR 97224 , OWNERS: Same � REPRESENT.ATIVF: Jeff Sac�ett II Triang�le Dev�lopment Company li 15455 Hallmar}c Driv�e, Suite 150 ' 7aake Oswego, Oft 97035 �,OCATION: 6600 SW Sequoia Parkway (WCTM 2S1 12AG, taac lots ?,OU,300,�00) I ancl 6830 SW Sec�uoia �ark'way (GIC'Tb4 2S1 1.2AT), tax 1oi: 1Qp) . I 2 . Vicin.i�Informal.ioz� !'he aubject site is located on the east side oi SvJ Sequoia Parkkray, south cf SW Bonita Road and west o.f Iz�terstate 5. Th.e properties to the urest of STi1 Sequoia Parkway a�e zoned I-L (La.�ht _�iad�.ist-rial) . Adjacent properL-ies to the sauttz ar� zoned T-P (Ixzdustrial �ark) . SW Bona.ta Road i.s classifie� as a major collectn-r st?�eet on the Comp�ehe�asiv� P].�n Trar_sportatian map. SW S�quoia Parkway is cle�reloped wi�h a mix of commercial., industrial anc�. office typ� uses. 3 . �3ackc�raund Information The �ubject site and the majority of the Casca�.e Boulevard Area was annexecl a.nto the City in J'une 1981. AL- that time, the zane was c�ange� from Washin.gton Coun.ty M-•1 (Tn.dustrial) to Tigard M-4 (Industrial Park) . � Ado�tion of tka.e Cornprehensive Plan arid ?o�.ing M�p gave th�se parcels ari I- � L zoning design�tion in 1983. The Gevurtz property reaieved Conditional � U'se ancl Site Dev2lopmen.t approval for a furnitur�: in the :L970's (CU 6-75) , � (CU 14-78) , (SD12 23-75) , (SDR 17-76) , (SDR 41-78) . The Smets property � recieved a Site Devela�ment Review approval (SDR-90-15) far a warehouse � building and office. b7o other land use ap�licati�ns have been filed with � the City. � $,'S 4. Site Information ai�xd �ropos�l Descri�tion I�d "`� This site contains 5.47 acre�. The subject site is located on. the east side of SW Sequoia Parkw«y, south of SW Banita 12oad. and west of znterstate 5. Two seperate ownerships comprise the site. Smets k'�mily Trusk I is SZ'AFF REPOk2T - ZO1U 94-0012 - Smets / Gevurtz PAGE 1 i �+ i 'e I III the owner of tax Lc�t�s 20Q,300 and 4A0, con�aining 1.68 acres. Burton I Gevurtx owns tax lo� 100, containiz�q 3.79 acr�s. Th� Smets site as developed with a manufacturing, office and war�house building. The.�e I buildings would remain after the Znn.e Change. mhe Gevurtz �pr.a�e•r•ty � car�tain.s an existing furni.ture storE. �'s The praposal is fo�� �n approval oi a Zone Change �rom t-L (Light ', Industrial) to 2-P (Tn�ustrial Parlc) . I 5. Aqen.oy Comments i, The City of 'I'igard Engineeiing Division has reviewecl this prop�sal acsd has II otfered the �ollowing commeni:�: Confir.m 'that a trafxic study may be necessary as part of the 8ite Develapmen.t T'�evi�w applica�tic�n and dEt�rminati�n ofi specific use. Otherwiae, ther.e ar.e �no objecti.ons. Tl�a City of Tigard Police �epartment has revi�wed tkxi� propcasal �.nc3 ha.s offered the following comments: At this point the on'ly concern is whether there will be ar. ina:rease to traffic VO�UITI@S and it so, how do 'tb.e property owm�rs an�:icipate re�.ieving t�h.e potenti�l hazards of increased traffic exiting the prc�p�rty onto SW Boni.ta road from the existiz�.q driveway. City of Tigaid Building Division, General Tel�phr�n� and �'lectra.c, Po3^tland General Eler.tric, 'I'ua'latin Valley Firc and Rescue, hav�e r2viewec� the ap�lication, ancl h�.ve o�fer�d no co�cnrnent;s or objections. No other comments h.ave been received. B. �'II3DINGS I�ND COY�1CTrUSYONS The re_levant app•roval criteria i�, this case are Comprehensive Plan L�olicis;� 2.1.1, 4.2.1, 5.1.�, 7.1.2, 7.6.]., 8.1.1., f3.1.3 �nd Community llevelopmen.t Code Sections 18.22 .040 (A) , and 16.6£i. � Section 18 .22.0�0 sets forth thE stanc3a�ds and proceclu�es fo.r amendments to tize I Zoniny Map as follows: � A. A recommendation �r a decision ta approve, approve wa.th canditions or LG cleny an application for a quasi-judicial �m�ndm�nt sha11 be uased on all of the follocvzizg 5tandards: 1. x'kxa �n�p,�.��.i��.� �oa�.pr.�da�Ya�iv� p�.�n �cslici.a� ancl �a� c3�,�igas�ts.an aaad; ' the �kaang� rrri.11 nc�t aclv�ree�y �ff�r,t �he laa��.tka, ea��tiy ancE urelfare ot tk�e coamr►usaity; The follornring are the applicable CompreYl.eazsive Plan Policies rel�ted � to s�his rec�xest. The application'� relationship to the applicable criteria is reviewed below each po].icy: 3?�.an Pc�Iaoy ?,a 1..1 aL�ic�� ti:aa't trae Git� �hal7. xnaintaiai a� on�c�irx,cy, ri.�izen xnvolv�em�rat prcagr� �ixcl ��aa.l]. ���u.r� tF��.t ci�tizeaxr� wi�.l b� provi.d�d an opportunity ta ba s.rsvolved i,n aJ,7 p1�ae�s� �f t�s� pl.aa�abi�g �z�oc�aa�. This policy is satisfied as thE applicant conduc:ted a neigYiborhood meeting on Decen�er 29, 1994. Th2 East Citizen I:nvolvement 'I'eam (CIT) Repres�ntative wa� also noL-i.�ied of this meetinq. Notice of Public Hearings have been advertised in a �aper of ].ocal circulati�n and notice of_ a land use action lzas been �osted STAFF REPORT - ZON 9�-0012 - Smets / Gevurtz FAGE 2 ,. ,F on th� ��ape•rty. I�Iotio� of the heari�ac� h�� Ya��n m�.i7.�d �.e� ,�res�e��.y� owx�.ers w�.thin 250 fe�t o� the subject site. ' �a.�� ���.i�� �,��i ���r��� ���� ��� a����,a����� ��.�n�� ��� �����a Y�arb�sa k��.s��x:lxag �sa��a �ka�.�l e��.g► wr�t� �g�gal�e�s�L� �'�d���]„ �t��� �nn1 I��c�ioss►1 *nrmt��° �a�l•lty �t�xac��x�d�. �hi� polir.y is �atisfied �s tlae si�� is alr��ady developecl. Euild:izag and �i�e a.mp�avement� �a��°e xeviewed for compliance w9.th applic�ble fec�eral, sta�e and ree�i�xaal wa't�r qualitY s�andard� in ef£ect at �lxe tim� of c3ev-rlapment. The �3Y'OjJA�52C1 redesignata.azx would nat, by i�.�elf, a�fect coenpliaxace with a �riis plan policy�. However, the prop�aee7. r�c�esa.c�nata.on of the �ite f�r Tridus�rial �ark use will lik�ly re��ult in buildiaig anc3 site m�difications. Th� applicant is �rc�posing to ronstruc� a 3,950 sc;uare foc�t builc3.ing, for use as a micro�r.�wery� arxd pub. The applicarit's pr'oposal shall re��u?re a Site Bevelopment R�view approv�l. Compla�ance with wa�er. s�uality st�x3da�d� is one af the app•rova:l cri�eria. Tlaerefore, any prapo��c3 deve3.o�men�. sh�l�. comply w�.tlz Feder�l, Sta�e �nd Itegional watez c�xali�y standarr�s. P�.aaa PA�.3.c�► 5.�.,�k �statea �la�t �Y�.� �i�y� x�ka.�]L1. �xx�ua�� tInat xa�v� a�r����ia�, �x�,c� �.n.du�'��3.�.�. detr�lcsg�sn�n� �kaa7.1. �7a� �ax�rc��c� �.aa4�o a:�a��.�,exs�i�l �x��� thae �aav�, �.o� P��s�� de�atc�nat�d fo� �a��s:ci��. u���o i This Plan policy is �ati�fi�d because the SU}�7PC� �ioperty is not located within or acijacent to a designat�d resideritial area. , I Pl.�ai �o�.i��r '7,1.Z Atat�� �.la�t aa � p�'�-�oYxe3itiosi tn e��vr�lra�aa�a�xx� !i tks�ts .7�} �eve�.op�a�aat� Gniricic�e �,ritka �1ac� �,v�3�.�1��].a.��r° o� m��c�u��� I se�^�ra,ce ����ca.t�r f�xr g�ublac xv��es, �eve�� a�3ad �stax~x�t ei��ixa�r,�a; �) 3�5� ', £ac�.�.a.�ias axe capa�l� �af ��r��.zag ,as�t�r�rr�zaxxxc� }�xag�r�s.e� arr�d t�e I, p�rapcst�o�c� ��trelsag��x�a�t �rid a�r� c3�asi.gzxed to �a��r s��sa�ard�� axxo3 �� All I, n�+Y,v �eve��g�xrd�nt �ti7,ities bo ��.�,cmc3 �zaa3erg�rotsaad� This �alic� lzas �I been satisfiecl be�.aas� th� subject property is cu�ren.tly �ervest with i� t�rb�n 5PX'V1.Ct'.�� incJ.uding gvater, sanitary and. starm secwer. 7.'k�.i.:i site is alr�ad� developed and :is n.ot withi.n th� }�ounclaries of the i 100-,year. flooctplain or a d��ignated ar�a of grouri� instaks:�lity�. i'I Addita.onally, al1 service providera hatre had the opportixia.ity to c.ammerbt an thi.s ap�lica�ion and �ave �t�erect n� commera.ta or i obj�ctiaa2s. 2lZe re�yu�sted amendment will likely result :ir� the ' con�truction of a newr bti�.l.d9.ng. Servs.ce provi.d,ers will ha�ve a further opportunity f�r review a� pari: of the Site De�r�lopment Review applicatic�n. ' F�.�n Poli�y 7.6.:� �cate� tYaat; �k�e �ity sh�7.3 rmc�uise� �� a g�ro•• coax�lx�icsa2 �ca c�e�r�aZv�sanes�� f:hat: ��i� rl��r��.capane�t 3a� �s���rac� ka� �. wr�.��r ; ��a��eaa� ka�vixsg aclequaate Evat�,r presaaxr� fox �i�� grat�a�ic�za �aur�oaes; shall, not zed�c� �th� waa�er p��st�r.sr� isa �h� a�ra� ��rlo�nr � lev�e� j ac3eq����� �e� �a.r� pso�e��iar� �iz�pos�s, �ax� tFa� ��S�1i��b�.m �ir� �lis�ric�: �evi��w a11. ��plica�A�xxs. The proposeci red�signati�n would not, by itse:Lf, affect compliazzce with this plarx palicy. The i Tualatin Z7alley Fire D:i��rict abld Ttxal�tin Val�.e� G�TaLer I3a.strict I � i�.ave r.eviewed this proposal �nd have a£f�red no comments or � objertion.s. Proposed. Eutur� construction sha1Z be reviewed 1�y these �' ag�ncies for compliance with these .requir�m�nts. � � P�.z�� ���.a.cy 8.1.1 �La�r�€� ��aa� tka� �3�y �ks�a�,l g�],azi E�ar � i��fe �rrei, I �3 ef��.c�+ea��. �t�caa� �aati �o�cl�ra� s3����,m �t�x�t s����;� �us��°�xa� ra�es�� �raci EIO �n.ti.ci�atec� fiatur� gxag+s�h �nd d�val�gsn:��a�.. This poliay i� sata.sfied � becai.a.s� this �zoperty fronta SW Sequoia Paa:kway, w:.hich abuts SW � Bonita Road, a majar callector. Both streets ar� ful'ly improved. Construction of a new building may r�quire a traffic .�tucly to determine potential impac�s and miti.�ation o� thoae impacts. ST.AFF RFPORT - �dN 94-0012 - Smets / Gevurtz P7�1GE 3 I e " � r glaa P�1i.cy 3.�..3 staa�� th�t �� a p�aeondi�ic�ra af devm].opan�n� tT�aY,a c�evelopm�a� �btat a gtakalicl�r d�eiic�t�ad �tz��a�; str��� xi�P�t o� w�ay b� � d�d�cffi�ec� wka��� tks� �tx��et ia �ubstasndarcl in widtkao e��svmlap�r eca�i� �� coa�c�t�uc�i�xx c�f s�r��t iaegrotreffiasttt� �o �i�y c�t�a�dl�r�� tea t�ka� �x��n� b£ �,1�� dl��ra�.opan�rs�'� isnpa�tc�; ���2e�ng �p�c�� �e �et �Bid� �nd sn�rked� �ar �a�x� �p���it�sd ��r �i�abl�d ga���mx��. Thi� poliay svi7,1 be satisfa.ed as �. oondition of ap�roval of aazy f�xi:tar� develapment or redevelopment an the site. Cc>m�].etinn c�f any necessary str�e� improvement� aiong th�. site's irontages a�ad/c�r p«rkir_g 10� moc�i�icatiioals wauXd �e rec�uiied t� be xr_stalled b�r tkie c�e�re"loper at L-he time c�f such de�relopment or redeve"lapmFnt. The Engineeri.rzg DiYrision. and aff�ctecl reviewinc.� �gerlcies wil.l r�viezv any futur� clevelapment p�opoaala for the aite. 2. '�ta�a stcmt�ur�.d� p7.aaazaizac� �oa1� acio�t�c� r.brxc��sr areg9� �s�ri�eci. Sta�u�� F Ck��+pt��� :L97, axn�i�. ackna�,v�.�+�g�m�xnt o� �Yze� caxnp�epa�r�e�.w�e p�,z�a�s �txd. carr3,in�aia�e. The City CompreL�.ensive P1an has been ac�Cnt�wled�ed. ' 3. �kn� ap�Iic��l� ���rad�rds ef �.ragr �rxovs.e�aa� af t�aa.a emei� or o�Ya�r �ppli�cable ix��al�m�n�.i�,g ardiziaaa�e. Cad2 Section 1�3.68 (:Lndustria� Paxk} contains the standard� For the Industria:l Fark zUne. �he subj�ct site mee�s tk�.ese �equiremen�s in that the mixiimum 1ot widths are gr�ater than 50 feet anci the exintii.ng atructures do nc�t exceer� 45 feet in rieight. Additionally, the proposec3 develo�men� wa.11 rec�uire a site develo�m�nt r��view �ncl will be reviewed. £or compliance witA�. :C-F sta:�dards. 4. I.+'�r:i.cl��ac� o� c;I�i�.zag� �.n 4:�a� n�igl�.ir��ha��� �r c��una.fi�y as a sxai���.ic�+ csg ].x1Gr,�x�.E��.���i3r.:�r ta� ��� ca�spraYaen�i�rae ���xa ar zoa�i�aQ ��� a� it re�a��+� to ��x� p�e��aor�� wh�.c3x �� �hs� subj�L� �� the d��sela��s�aax�t applicatior�. (O.rct. 89-06; Urd, 53-52) 7.'he applicant's suY�mittal pres�nts eviclence of a aizai�zge in the rz�ighborhood. 'I'hi� P�vzd�nce ixxcludes the following: �ast Zarzd use decisions which ha.tre a1lo�wed the rezoning of t:he majori�.y of the a�ea sou�h o� che SU.�3]E'C�: site fr.om T-L to I-P �nd tkae chatzc�e of the c�sar.acter of the uses froen _land intensive ir�dustrial to a mix �f oF�ic�, ccammercial ancl industr.iaJ. uses. The area south ot SinT IIonita Road, east of 5W 72nd �venue, north c�f SW L7ppe.r. ]3oones Ferry Roaci and west of I:nt�rstate 5 has beei�. in t-ransitiors s:Lnce the mid-1.9B0's. In 19B3, this area �aas zoned I-L (L:ight In�ustria7.) and was used foz land intun.sive industrial uses iizcl.ur].inc� aut� �torage arzd disi.ribution. In 1985, an approval wa� grarsted (CPA. 11-65, ZC 7-85) oa� 38 acres for a Comprehensive Plan Ma� Amendtnent from Medium Density Residential to Light Industrial and for a Z�ne Cki�nc�e frazn R-12 (Residential, 12 units �er acre) and I-L �(Li.gb.t TnduStrial) ta I-P (Tndustri.al Par1�) . In 1986, a another 'L�ne Chaz�g� was app.rov�d (2� 19-85) to rezone approximately 23 acres from I-L tLight Industz�iat) ta I-P � (Industrial Park) . Approval of this apx�lication vsould provide for a � uniform I-P zoning alony the east side of SW Sequoia Parkway between SW � Bonita Road. and SW Upper noones Ferry Road. Map 2 of th� app_Licants � statement shows the curren.t zon.ing and tlze zelationship �o the subjec�: �, property. The Comprehensive Plan ciesi�nation Eor tl�za_s ent.a.re area is 2-L' wj (Light :Cndust�rial) . Since the 1986 �one rh.anges, Pacific Realty Trust � (PacTrust) purcllased tY�.e property and has redev�loped txia.s area with a mix � of office, commercial and inctu��rial uses. � OTI3EF2 CONS:LD�R.ATIONS. Tl�e Smets property is currently developed �,vitks a manufacturirig, office and warehou�ing building. These uses would aontinu� to be permittecl uses in. the I-P zone. The applicant has c3iscussed tk�e STAFF REPORT - ZON 94-0012 - Smets / Gevurtz p F��� � f ° ;a _ . por�sib3.lity of con.�stru�tin� �n approxxmat�ly 3,900 sqtxar� foo� mic�:o- I br�wery� and pub, ira additian to the exia�inq build;inga. Tne processing and dis�ribution of a micro-br�cwer.� would b� a pex�mitter� �se unci�r ttYe , cizrrent I-L aoni�.g. T'lae applican� x� in.�ex��tad za� also accornod.atix�g a , partion of the building for a r�staurani ty�� u�e. This por�ion i� , elassifiec3 aa eatinc� arac3 drinking ancl is na� pex�m�.t�ed under the cu.rrex�t i I-I� ;:one. 7['h� T-P zone would allova �0� r�f th� dev�loptnen� compl�x to �ae ! u�ed ae eating and �.xin.king and tk�er�fora the p��pos�ec� us� would b� I allow�d. A prapos�d P4iero-br�wery would bp aupgox�ive p� anci ira charact�r I wi•th the mix caf us�� vrraicki have }�een cieveloped sine� t�i� area has beer� ', rezan.ed to I-P. I z'h� Gevurt.x groperty i� c�eveloped wx�h a re�a�2 furniture g�.ore anc� I warelaouse. A �uri�iturn stc�re is classified as general retail s�les, � use I that is xxot permittPd ira. the curxezit 2-L zone. Th� store ha� been �;las�ified as a lega.l nan-conforrning u�e since the buildz.ng an.d use wras approved and constructed. pxior to 1983. A �one change ta I-P vroulc� rec�uce the noncozz��rmi�y o� this p.r�perty as tkie I-P zone �ermits 20� o� tkxe d�velopment complex to be used a� gen�ral retail. d1 rezone �ould �her�fore k+� benPfica.al to the property. C. ���OB�BSx'1TD.TiTTOY�Y Staft recommenda �hat th� Plannirxg Cammi�sion �.pprnv� tki� r�c�u���ed Zane Change for W�shington Courii:y Tax rilap proge►�t�.�a 2S1 12AD, �a�r lots ].00, 2Q0, 300, and �00 �rom S-I, (Light Tnc�u.�trial) to T-P (I.ndustrial Park) . The Flaru�inq Commis�tion finc�s that thc� eh�n�e wil]. promote the general I vrelf�re of the City and wi17. not be significantly de�Y•imental or injurious � to suirouncling laxid uses according to t�ie fa.x�dir!gs irn. tliis rE�arL- and tho�e sixbmitted by the applicaxit. � e � �� PREP.ARED BY: Wi11 D'Anrlrea Ass:i_stant PZann�r ✓ �E",�� A.J"'��,s�� � A.PPROVED R. : Dicic k3ew�rsclor f Sea�ior Planner � � � STAFF REP0127' - ZON 94-0012 - Smet� / Gevt.irtz PA.GE 5 _ _ _ _ _ _ . _ _ . _ __ . _ _ _ _ _ ' �o�v7�°�� Ur���` ��������ar�x� �o� zo�a� ��r�� c��� o� ����D, o�a���� . � �� �a� ���������� ���e �°�o� z��� ����� x������a� o ��� ���� a��a z��, ���, � �o�, �������� �►,� �.�� �' II��� �������� � 6S 6/Sb�d �kU�� �1h��ffi�0 A���S �d9�f�� Ly 6i80.A'�/iCi �A R M� d dd I�I MWd0O�8i6��b��'0� � O09b3P•Y� �9p�g�gqpp$p qp�qpq d68Ycdd &7L'&�a/��J C.�AhS"seS&A& d34.Y.GEi� � 68 ied �6r4165tli��Sr 1C6d8VeLa�elkl,Vi\dCe ��.D Y 6J 4Yl �A,i�.9.�d Bg �Wid'�Aed' ���ld'4G FF�� 1��8`0�d.6A ii.O/Petld °�1f.�a3MSt&.v� ��.��'�ld �����1 °�°��s��� �1�1G&b�C�� �°�'��+t ���������� �� � ������� ����������� ������ �� ��� ��������� ����� �x� � �����:o ����� �.�� ���� � �� ��� �a���� � ���� ������� �a����� ����� �i���a�����, ����r�� ����� ��9—S��S! 64�-���0� �. � ��������� � � �J�� �R �� ����9 � � � 8445 B�,VV. �urr�C�hve ,� 1Nil�+�nviii�,�?r�on 97070 � T�lephor�(��:3)69��2�9 � ��Il�al�r�5i-aAT7 ��'RO�IIC'�°��I+i s '�?��r� ��� �w� ��g�r��� ��op�r�y ownerships inv�lL��d in t�his ��pli���i�a�o Or►e r�E;�r���hi�a t�a��'�s) �ontain� thre� ��x �r���, is�cludir�g �'�x Lo�� '2.A 0, 3 0 0, �.nc� 4�0�Q, T2 S°Ft3.�, Y�tap 127aD. '�1�� �zttets prop�x�y ��a�ta iri� a t�ot�l �� 1. 6t� acr��. Th� a�h�r owx�egshap (����'�z) con�a.��s c�� on1.y� ar�� 1n�, '��.x L�� ZOQ, T�SaRI.&3� ���r 1.2AL�, Th� prop�r�a.��, �aion� �t�.�ks otYxe��, w��p pZa�.t,��. a� ��ni�� �a�d�n�0 '.Che G�vu�:�� g�����ty c�n�t�i�� � �.a��1 c�f 3 4 79 ��r��a Th�x��for� �h� t��.�l a�e� oi� t�� ���u�s�tPd �l�an�� is ' 5 a 4'7 �c���o I ".Pkze p�apex�:9.�� a�� s�.tu���c� in �h� ��u�h��a�� q�ad��nt �f th�: an�.e��ec�ion� S�Y S�qu�ia p�rkway and �or�i�.� R�ac�o T�x� ���vurt� pr�pe�°ty a15� abu#:� �h� w��tern �°igY��—n��w�,�r af th� Irat�r�tat� � � �'r�er�ay, &��,p �.a TY�e Ci�.�r �.imi�s �r�c� �� �k�.� �r.��ca�ym �;�s� c�� �P��: fre�w�y i� Lak� t7�w�c�o. �,��t���TiED .����ON �hi� ��pli��ti�n ��prr���a��� � ��c�u��� ic�� a ��n� �h�r�c�� fx�� ����, � Li,c�� lradax���Y,�l ��a ��F� ���e����:��� ���°�. �'t�� ��i�i.r� ��.t� a��� 3.� �Y��ic��iat�d far in��a���ial r2�� �n t�� �or��r���z���.v� Pl�n� �,n �.a�d�s�rial ci���.�raa�ic�n x� �t�i� ��a�ro�►��.�.�� l.�nc� use ��r ��a� ���ur����r� ��r�i�ar�o '�h���fr��� � �larn �xra��c���r�� is �e�t r€���ai���, ia� c�i�.ju��tiox� �a.ith �h.i� �un� �°ta�nqe z�qu���o ����� ���fi��� ��� ��� I � ���i ���.�+� �ca� I�r�a����.��1 ZA�� �a� �.�.� �`k�� ��b���t p���se������ �x° � � y,,y� ������hdi�..��.�.�� ��P��e 67�110�. ��������.�.� ��� �.�������'� �a��d�� �'v'&.9p d..r�.l�lEG �T1C3��a��.l.r3�. ' �����+� ��� �aci��ta.a�g ��ildB.s�c�s can b��h �r�g�rt���m T�� G��ax�� gx c�����y �.� d����.c��a��� �'�.�.� �. ���t�.�.1 ��a�s��.��x��: ��;��°� ��d �r����c��t���e �'�e �urna.�u�� ��or� �.� � p���-�xi��i.nc� rtar����n�c���a�r�� �a�e �.ri �h� �m�, z�ar��o TYa� ����s �a�e�p���y �.s d�vel�p�d �i�T� � �n�nu����u�it�g, o�f�.ce, � �r�����au�� �aa�.���.a�c�, ����a wh�.r�� �����.ir� s�p����.ics��� s�� �a��t��, ��a�a � �,r� �r�nci�ac��c�. � b�.ild�.ng �ex•�i� ��v �lse� b��:r� i���x�c�, �.n� ��main� �— �c��.��, f�� �.x� �c�c,���.�e�n�l w����ou�� ���i�.�.��. � � ���A��R�� �Ol'J��i� ��� ti�� � � '�.°�°l� ��1'4.�.7nCg' tQ l:Yi� ��ttt� �.� �—°13� �TI�I,Y�'��3.e�i�. �"�1�3�. �°2a.�.S ��'�� h3S � b��a� �°��c3ev��.�p�c� i�to P��afac ��Fpo�a�� ����.��o �a�i�a� �;����xa�.� � ����t�� 3.� a rni�ce�i--u�� �a���.ne�� �a�� w�.th � c��br.n��.ti�ra e�f ��al�i� ��s��.x�� f1e�-°�����, t�����°�t�ry� �1��� aa�o� ca¢�i��y s��r�f��ara� ���ai�., �k�c�. �ir���c�.� ����iZ, ara� � b�ra�Co �'�.� �on�ng ta �I�� rac�rth and �r���t is I°L, I,ig�a� :�ra�ustrial. 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'_„ -�--_.. \ o^o 0 o i' ' , �'�— _'--.� ' � s �v � �'1 � �, j' . . � i � '� $UPER 5T00.E ' t ti 1 S � ��- � �� � `S �r� `, �\ I � � � �v , � � ,,,��'� , .r.�� I, �'" "`�_.� +f;�J}''. �i� _ �p ' K����� `� M. ?�����. ��� � \ P�' ��"fi. ,�� y��t I/�i i�3� ���.:�`-: u.uuwr�,I 4 �� . �I�B� � ���\���' � �� a e c � .rl'1y1 f'��{i� �� .`'�^' - 3UPf6 STf9RY o � + a c ' e f 4�..� O A.�;1 �y 'SE � .:�';. � � �'F— /�;' '.': '. �'��. .o . . . O A ,�1; ' .. � ,�;��. ` :� �' ,,-- , �'.�:-. �� �,�, ��,� '��:� i4 y� �`, l`�" , � I �„�-��)/� �;y: p� ;��v� �.�� _,,,;.,,�`"'�.��'�.�`".' �// '�V6'�r "i �� �i���,�`�+�- 4UPER $YORE _��;��y`�� "� :�� �. , k� � , _ •� 1 p !c;: ... a' y 'S � f d �. �'.i. '�'. ��„�� � �, -.,�.. I ��.�,�,+�r".��� �� � ti.tAf f.. � � I I I I � wt��,,,_.` . 4��'�� � � �', ,y� f d:� y y I � �.. � ��_,. ���� `�8�`��_ � �', ��... �.:�_�....4�w �'° '"�..'""�"�r�. �e.�' if4 qf�, l� �'�� ,� �,�{ y --�' I i "� I- � � 1�������yi� , 4�.�7� , .� `� � � 'L �4�I J���y..,.�,,.. ��,�.. . 1.: � ..�....�,. � �� SUPE(Y STORE � �� ..� ' � ����K , . � �� v.r £.�'S °'� . .J�' . � / ,�II�@C ;� 5 � i `"�-- °i'A � .p � /� I •� � i � � � �'.'�tw r� . .. � � � /" ... .� .. � � ��f�� ... `������� � SUPFR STORE � — — _ all I I/,,� � � �.' �\Illli, z .�III/a _ ^y� U°y� ��'" . `� _.. .�� v�� ..,C�7 ,� ,\`��// �.\����//i.. ��Uli. _ 41� O � ... ... \\\11l/i: ,o t ° PLr\NNING CC)MMISSIONI: RS JOURNAI_ / NUML�[R 17 / W1N"�ER 1995 F1�01'�I THE EDITOR FEATUi2ES P 1 A N N I 1V G c' on� �+ rssionr � � s � ,_ : y . � �Ev¢a�+Pl�n�i�3 C�mst�is�ioner _ „�, ' � Sha��sl�i�eaw���u���'a�rap�sics � � by Juai�h wn�drop rUnderstanding why demographics is an iinpor- ' tant tool in local planning. Gh�mpl�itl Pl�ntYing$'re�s The word "homogeneity" appears in r�Il several articles in this issue. Despi�e the ° ������������i����� PO, Box 4295 : growing diversity of our populatYOn (see �'�������I'�'����� I3urlingto'n;VT(�54Q6 Judith Waldrop's article), in many ways our by Otis wliite ' lel:: 8fl2-$6�-90E3 communities are growing more and more In the second of his series on community lead- F�x: 802-862-18$2 alike. Is this surprising? Communications ership,Ocis White explains why there's more to Conlpuiserve: 72570,450 �' � and transportation nelworlcs have been making a good planning decision than just InCernet: �� drawing all of us closer logether. In retail- reaching the right result. 72570.460@ coicr�pttselve,e�rri ' ing, fast food, lodging, and other areas, pp,���an��nd�on�B�gg: a n� � natianal chains predominate. Many of us 'Q��������(���,���� �aiS6Y• have lived at some time in a different scate y g Wayrte M, Settvi�le j b Kunio Yuma uchi ��j or region. Japanese planner Kunio Ya�naguchi describes Assiskatlt�ditbr t1 When 1 recently Craveled �o l�'levelanrl, how the issue of growih versus preservation K�ns2etit Lerner `r ON,it was absolutely no surprise�o find the brought conflict,and then consensus,to the �i same stores at the rnall there as here in small city of Otaru. Design � Burling[on,VT. I could just as easily use my �t�a.t�Le.ft,It�c. J' � C�por���&��Supa�s���a��s "ins�anl cash"card,or hook up my comput- I3urlingCott,�ermont � er to a nacional necwork. Of course,lhis was by Consiance E.Beaumont � no di(ferent than when I was last in Ft. How planning commissioners can come to grips CoP�t'Z1lustra�icn � Lauderdale,FL,Albat�y,NY,and Pitlsburgh, �'�th superstore develo��ment,and reach an out- pctul I-ioffman come that the community wants. Gt'een el�l Mc�ssathusetCs ]'A. Would it be any different if I visited .� � � your community or a nearby city? Probably ' nat. Subscription�n�c�rmataon ! While most of us en'o the beneClts of D E�A RT IVI E N T S i � y �ubiishect�timeslyear,vrith an index inctuded our modern �vorld, many of us are also in the�'all issue. 5tandnrd R�te:$4U/year lroubled, and perhaps a bit disheartened, `�������0�����������������a�'��r Additional subscriptioris mailed Co the same � by wllat has been lost—whether it be the Elaine Cogan oCfers"first aid"for dysfunc�ional address:$5 each.Small communi.ti�rs (grap�Ia- corner marl<e�, the locally owned bool<- p�anning commission meetings. tians unc2er 25,000), atzd smuli coun[ies or ; regions (popul�tions under 75,00�) receive 1 store, oi• maybe even the sense of isolation ����l�S ��������p������o��e�� Zp/aff Che standa?•d rate. ISSN 1058••5605. or distance from everyone else's problems. When planning cominissioners become"behind Yostnlaster and Subscr�ibers; Sen.d address As planning commissioners one of our most �he scenes"adv�cates.Some cautionary advice changes to Planning Commissioner•s Journal, challenging tasks is to uy to integrate the [rom Greg Dale. P.U.Box 4295;BiArlittgton,V1'05406. reali�y of the increasingly homogen��ous, close-I<nit world we live in wich the unique ���'������a�������������'�`�'��� �dirori�l�'olicy neecls and desires of our own communities. Mike Chandler provides an exercise that can We strongly encourage�sc�ibers ta cantribute 4 One thing mosl o(us can agree on is the >>`lp your cornmission determine whether it's news,inforn7ation,and ideas.A sCanda�d form � or��nized for business. for submusioru to the News f�Notes section is �,� � need to s�rengthen and "empower" otn� availubie.Art�cles and coiasmns contuined in the � communi�ies; to mal.e �hem places that it�s��9��� ]ounialdor�otnecessantyreflecCtheviewsofthe � reflect, as best we can, each's own special e �;eorge Putz on the impact of recreational Jour;nal. The Journa.i is copyright protected by „� identity. There's one �{eveloprnent on Maine's island communities. CharnplainPlanningPress1995.Forpenrtusfori °`� '?'x-�' vzlluable tool we can to reproduce or distribute any porCion of the � Do �ou belono to ihe emer in American i � y a � � Journal,contact the Editnr. This publication is i � : use: su-ong local plan- tribe?asks Perry Norton. desi�ied to provide accurate anct uu¢horitative i � f '� n���� a James Howard Kunstler describes the information on the subject rnatter covered. It u � , ' .y : '�N � assault on his hometown of Saratoga soid with the uncierstanding tdzat the publisY�sr is Wa}�1e M. Senville, not en a eci in renderin Ie al,accountin or ��i��� �� Springs,New Yorl<. g b S S 8 �.f , ,� •� Ldi�or + ���� other pra fessional services. I f 1e�al or other `f�� expert assistance is required, the sea-vtces of et 1 �'i competent professional should be sougyit. PLAN NI NG COM �IISSIC� N [ R5 JOURNAL / N UMBER 17 / WINTER 1995 T�-I� �FF TIVE PLANNING COIVIIVI �OIeIER � � � � � � by Elaine Cogan fiy`h a � ��l��G��b'st lannin eammissions substantive issues, is our discussion a ment on lannin issues thac do noc ��,�;.;,,� P g v P g hav2 pz'oscribed rules and meth- monologue or a dialogue? If i� is a mono- require a legd`'�vate? ods al�out how to make Iegally logue,we pretend we are tall<ing with each Does the chair took around at Com- binding or policy decisions. You probably other, but really are just waiting for one mission. members and, in a somewhat ' foltow Robert's Rules or al least are expect- person to finish speaking so [hat we can genial,informal fashion,seeing no vocifer- � � ed to subscribe to i�s major tenets. have our say.We rarely respond directly ro ous disapproval, declare [he decision anyone else's remarks because we have not made? Buc rnany agenda items are procedural, • advisory or preliminary to making that veen lis�eninb.Many people engage in this Is the person who speaks the loudest grand decision. Robert's Rules are of li��le kind o[speaking at or over one another. —or the longest—or last—usually the use there ancl may,in fact,get in the way.It most convincing? is in handling these mat�ers t11at coo many � . How much are your decisions influ- planning commission meetings become enced by partisans of one side of an issue dys(unc�ional. � � who manage to pack the meeting room? Corisider these as firs� aid solutions to s � Are you comfortable with the way you crouUled meetirigs. malee these decisions or have a general The Agenda. Contralling the agenda is � unease that there musc be a better way? clle first way co rein in runaway meetings. ' Consensus is ari acceptable way to Place and consider �he items in order of . make many decisions, but it requires [hat � imporiance, not in the tiresome and non- � � , participants generally agree.If you have set � produc�ive usual sequence of "minutes, the agenda so you have tiine For the more old business, new business." It mal<es ° ' � � importanc malcers and have had a true dia- sense to tackle new business when you are � ; , logue, a sensitive chair can usually tell all at your freshest, and that is usually a� when and in what manner the group is the beginning o(�he mee�ing. ready to reach a decision. Some public bodies lake another One way to clarity opinions is to go approad�: dividing matters in�o categories A dear clue that their mincls are made up around che table and give each one the I — a "cansen� agenda" and an "action and the ,o-called "discussion" is just a opportunity to inake one final comment. �I agenda." The former con�ains routine farce is �vhen planning commissioners This brings closure co �he discussion and I'I items tha� may be dispensed with by gen- read remarlcs obviously written beFore- clarifies ambiguity. I eral agreement of the decision-making hand. If you leave [he meeting feeling satis- j body�, with �he pru��iso that any member ln a ciialogue, members talk to, not �ied tha� everything was discussed in a il may remo��e any i�em �o �he "action° or through, each other, and respond to each free, open, and responsive manner you decision category. In somc comnlunilies,a other's coiuerns. The discussion may �'�ll not mind if you did not get everything member of the public also can reques� �his become in�ense as real feelings and opin- Y��u want. You ��ill jusc be inspired to try i be done. ions are expressed, but it is the firs� s�ep harder next time. 4� �° Though this method speeds up the �owarcl understanding and accommoda- Elaine Cogun,E�nrtner in�he �u�;�;..F � � mee�ing so you can cover the most impor- tion. Pordnnd, Orcgon,j7IQ1111111� 'J;° tant items before you are worn out, you Anyone can s�op a monologue by ancl communications finn oj � have to hr carcful that the public does not i-e(using to engage in it. Listen carefully Cogan Owens Coban, is n '� swpec�you ��f du�licity. On�w�y to avoid and respec�fully �o what your colleagues consulcnnt to mnny commu- , .,,�'�` � nitics underlaleing strutegic tl �: �; ,� this is tu print all the itcros on both agen- are saying,and respond thoughtfully, even ,�nnnin or visionin* ��o- � das and have them available for review, if yc�u heartily disagree.Acl<nowledge each � � b h � cesses. Her cohinu� nppem•s giving the public, as wcll as the commis- other. S�ar� ou� your response wi�h, "As 111 ench issue ojthe Planning sioncrs,an o��portunity�to comment. Penelope was saying ...," even if, in the CommissionersJournal. Th�� Discussinn. Assuming you have next brea[h, you say how much you dis- fo�md a way �o mo��e quicl:ly thruu�;h rou- agree with everything Penelope said. tinc mat�ers �u�d are rcacly �o deal with The Dccision. Ho�v do you reach agree- PLAN NING COMMISSIONERS JOURNr1L / NUI�i [3 [ R 17 / WINTER 1995 FEATURE �� � �� �� � ��'��� �i �� I� � � vV ��t � �r� �� '� �y fua�c�,wuia�-on , '��, _.:%��no�raphics isn't just a big areas, growth in smaller, childless house- wai•d. It's a powerful tool that local more interes�ed in baseball and soccer holds will increase the demand for mulci- leadeCS Can use to tiettel undeT'- 6elds�han football fields or golf courses. family housing while decreasing the need sland their communi�y's present and 2• Understmicl Households. Even places for new schools. Don'[ assume, however, . fulure needs. The following lips will hel� that will no� experience rapid gains in that smaller households want rental units. you wi�h demographic issues that may n1inorities will have to deal with a different Many new residents in resort, retirernent, impacl planning decisions: Cype of diversity—changing tifestyles and and professional communicies will be 1. Deal Wilh Diversity. Diversity is the living arrangements. Many city ordinances older,more affluent.householders who sCill mos� imporlant trend of lhe 21st Century. s[ill define "families" according to a 1950s �'ant to own their own home in the foim By 2005, three out of every ten Americans of a low-maintenance, luxury condomini- will be black, Hispanic, Asian or Paci[ic um. Islander, or na�ive American. An even • 3. Beware of che Echo. When the Baby grea�er share of America's workers will d Boomers reached childbearing age, they come from �hese minority groups. Some � � created a new baby boom tha[ researchers urban areas, lil<e Los Angeles and New � � called che"Echo." But the increasing nuni- Yorlc, are already weli beyond �hese num- " ;� ber o[birchs was decepcive. The Lcho is bers. Bu� minority populations are gmw- � � , � , � really a parent boom. Because there were ing the fas�es� in some unexpec�ed places. so many women having babies,[here were During the 1980s, Georgia saw the great- � , � a great many children. Siill, �he number of esi increase in people who don't speal< children born [o �he average woman has English a� horne, wich a gain of 113 per- actually declined—and as Baby Boomers cent. Melropolilan Atlanla's immigrant move oul of their childbearing years, �he popula�ion is fast approaching one-quarter s�andard. But �he �ypical family of the to�al number of babies born each year will million, with much of ihis growth in the 1950s, married couples with children �rop. In 1993, 4.04 million babies were suburbs, wlder 18, is expected co decline by 1 per- born, compared with 4.16 million in The implications for planners are mas- cen�belween 1990 and Z000,according l0 1991. sive. Cotnmunity services, lil<e hospi�als a study by A»lerican Demographics maga- An accura�e projection of fueure and schools, need �o prepare for a multi- zine. Couples wi�hou� any children a� all school-aged population is importani for lingual client base. Authori�y figures, G-om will increase 46 percent. planning for fu[ure dernands on public police �o planning commissioners,need to Nonfamilies v✓ill be one of the fastest services and facilities, including schools, be aware of cultural differences, including growing household �ypes, according to pari<s,and sociai services. I[your commu- unacceplable hand gestw�es, reasons (or Americcrn Demogi�aphics. Non[amilies nity is considering expanding ils school avoiding eye con�aci, and tabaos against include people li��ing alone, unmarried facilities, don't assume recent growth will touching someone of�he opposite sex. In heezro- anci homosexual partners, room- con[inue. Use[he 1990 census Co es�imate order �o give the best service to new resi- ma�es, and [riends whu live together as how many�vomen in yow-communily are dents, hiring praciices sllould re(lect the [amily.The number oE women li�ring alone curren�ly of childbearing age (15 to 44 eme�ging population groups. will increase 17 pei•cent over lhe decade of years old). Consider whether develop- Because new immigrants are usually the 1990s and the number of inen living lT�ents in your jurisdiction will provide younger �11an �11e general popula�ion, anci alone will grow 20 percen�. At �he tum of new housing for potential mo�hers. Then because many of tllem come from a tracli- the century, people living alone will out- projec� these conditions in�o the fu�ure. tion of large families, �hey il�ay generate munber marned couples wi[h young chil- [Fvr inf01"Y]1Q(1011 SOUI"CC'S, see llie "Resources" new grow[h in school-aged popul�tions, dren. sidebar on pnge 6]. They may even change �he recreational The changing �omposition of Ameri- 4. Agc Gr-ace�ully. Increasing longevi�y needs of a commt�nity. l�or instance, nc�r�ly can households will reshape both housing gains is only part of �he reason for lhe immigra�ed Hispanic populations will be demand and land use needs. In some gro�ving importance of the elderly popula- PLAN N I NG COYiMISSIONERS JOURNAL / N UM13FR l7 / W lN "CCR 1995 0 �1990 Growing Diversiry: In 7_OSO,white non-Hispmiics will still account for the major-iry o af strengths and prablems. You can't find 70% �2050 oJAmericans,but just barely. _ ° out about these on the national news.And ° you can't depend on your local news to Z ,� `_' report the situation objectively. You must 0 60% Z do your own research. � = 6. Face the Facts. The truth is that most o � of the population "facts" planners must 50/o ����� � work with are only close approximations , h�p� � . �� ��;b, � � of tl�ie actual numbers. Even the decennial 9•Oo�o �'"����t�fx � census must rely on estimation and sample ,��`���� � surveys for certain numbers. There will N�� �r � ,���t�� � most certainly be some error in any popu- 30% "�����w'�� — — — 5 lation numbers you see that are gerierated 't�."i'�9;r�i?,,. � �rs���,��,� � in be[ween censuses. o � � �,., Local area populacion estimates are ���'� p 2��° �'�������r — '���,� � usually derived from housing counts. But ����'"�� `�#*�'��� � different researchers may use differenc esti- ��f�tr 1' S���� �<'� �''�'��ti�?ri it'�`i1�,7.�� ��')�+2'�.��1s �p��.�i.o- `� 10% +� ti r �, � �� «�t,�� mates for vacancy rates or the average `�����,� r,�t��,,�t; �"�����,�l��� ���t�� LL number of persons in each occupied �,�� � �� ��� p r ?r'�.+ � �. �` '� S 1�'�.� �.O � u ��;t���q,� �5����,h� �� � L ��,�;+�� ��'����� � dwelling unit. Soine researchers may �,,, 0 _'�'2�.,�i_,x? ��.�,�y:�r,„:-,� _ ' e�"��,`��, t � choose a compl�[ely different method. �viirre BLACK AMC-21CAN PAQFIC SIANDER 1-°s��Nic > They may assume past growth trends will account for current population. Or they tion. Equally important is the Eact tl�iat recrea[ional centers, transpor[atian facili- may assume one area remains a certain American women are having fewer chi]- ties, hospi�als, nursing homes, and special proporcion of a 1arg�r area for which there dren and che large number of people born services for the elderly. are more accurate estimates. during the Baby Boom years, 1946 to S. Do Your Homeworh. Mos[ planning Generally spealeing, th.e smaller the 1964, is no� being replaced by equally commissioners love their communities— area oE che estimate, the greater the poten- large numbers of young people. ln 1940, sometimes they love them so much they tial for err�r. A plant closing or a new �I 31 million Americans — about one in ignore evidence that may point out sorne development can have an enormous every eight persons — were aged 65 or problems. An in-depth analysis of census impact on a small community but little or I older. By�050, over 80 million Americans data can help you understand your com- 110 eEfect statewide. Officials who need —abou� one in every� five persons—will munity's needs better and spot po[ential �ata for rapidly changin�areas will have , �, , r be �hat old. problems before they get out of hand. For the mos[ problem finding accurate esti- 'i � Not all areas of the country will be example, a quantitative measure of pover- mates. Don't panic when researchers ! � equally affected. The ra�e o[ increase will ty households will not only help you change their estimates.They may have just � be the fastes� in Nevada, Arizona, Wash- understand how your community com- Sotten new da.ta that will malce them more .�3 ing�on, Georgia, U�ah and California. pares with others nationwide, but will accurate. � Because young adul�s are much more like- help settle the question of whether your As a planning commissioner,you need � ly �o move than older people, places with public housing supply is adequate. Like- to know how researchers came up with � high rates of oul-migra�ion will be affected wise,if you know what types of people are their estimates and w11y they chose a par- the most within s�ates. If your communily moving ou� of your community, you can ticular me[hod over another. Choosing is oi�e of those[acing major increases in i�s begin to understand wha['s driving them one method over another doesn't malce elderly population, it might be time to away and try to correct the problem. someone a liar,but someone wiKh a vested reevaluate yow� community in [erms of L-very city and county has a unic�ue set continued on puge 6 PLAN NI NG COM MISSIONL• RS JOURNAL / NUMBER 17 / WINTER 1995 R, �er��3 ��m��rapMics _� co�vinueci.fr•om pngc 5 N O T E S = Every state and rnost territo- F R O M T'H E E D I T O R ries of the U,S,have 5tate Data in�erest in the ou�come might choose a Centers,agencies worlcing cooperatrvely with method that will make �he best case for the Census Bureau to help the public,�overn- his poin�of view. Look at all the possibil- ���t��y�� �g�g�g��� ment,and nonpxofit organizations access cen- ilies before you draw a quicl<conclusion. sus data and related information.These data 1f yott're dealing with projections or We appreciate�l�e responses From planning commissioners to our request and other services are provicied free or for a forecascs— numbers tha[ hope to pre- Cor volunceers to participate in a conCer- nominal charge.Most of these agencies have ciicl future o�ula�ions— ou have an recently produced updated population projec- n } Y ence call discussion of different aspects � even bigger problem. Tha['s because no of serving on a planning or zoning tions by age for small areas within their states. �ne has et erfected a methodolo [ha� To obtain a listing of State Data Centers con- y � gY bolyd.As a result,we held our first con- can accurately predict the future;and the ference cali in mid-December,with par- tact:Data User Services Division,Census � Bureau,U.S.Department af rommzrce,Wash- �rends upon which researchers musc base ticipa�ing planning commissioners From � ington,D.C.,or call:301-763-1580.The Cen- �heir forecas�s, suCh as migration pa[- Illinois,Nebraska,Colorado,and Ore- sus Bureau and many State Daea Centers are �erns and birth rates, are always chang- gon.We hope�o include por�ions of tha� ing. If yo•�don'l have the s[aFf io answer discussion in our next issue 1 think 1 also now making data available on the Internet. can safel sa that all the conference call A growing num'oer of private companies all your qu�stions, lall< lo someone with y Y our Slate Da�a Center. a�sow�«•, panicipancs found the experience inter- are also producing demographic estimates and y � � esting,intormative—and even enjoyable. projections.While these are likelv to be more 7. Ge� Hold o�lour Census. After the � 1990 census,officials all over che coun[r lf you might be in[erested in volun- expensive,it may be wortlt Che price.Private y teering for our second conference call,in com anies can often �rovide more recentl protested tha[ their local areas gol short i� 1 Y March or April,please either phone or upclated information,and can a�so customize changed by census undercount. Afler all, FAX our ofhce.OC course,we'll ta1<e care the infom�acion co meet your particular needs. over $�I0 billion dollars is distributed �f all the conference call arrangemenis. Por a listing of die°Best 100 Sources of Demo- nationwide according to population graphic Data,"contact American Demographics, counts. Even lhough Che 1990 census ����- �� Z� ������� at:800-828-1133(there is a small charge for coun�missed fewer lhan 2 percern of lhe The PCJ will be an exhibitor at the this listing).Of particular note,Lapkoff 6z tolal U.S. populalion, some areas fared flmerican 1'lanning Association/Canadi- Gobalet Demographics Research of Oakland, far worse — especially �hose with large an Insli�ute of Planners conference in California,has developed a method that looks tninority populacions. If your area was Toronto,this April 8-12�h. If you plan ac current and po[ential housing availability to ��pe of lhose missing large numbers of on attending ihe conference,please stop predict scllool aged populacion.T'hey analyze resiclents, the idea of missing millions of �Y�ind say hello—we would welcome the changing age of female residents to deter- dollars in federal funding may have dri- the o�portunity io mee�and learn about mine whether there wi.11 be room for new Eain- ven officials lo legal action. some of thc issues you face in your com- ilies in che Euture. The besl way �lo combal census munity. ttndercount is to star� worl<ing witll the ��g ��_���_.���,� Census 13ureau now. Find ou� what their ����j����g� . problems are and what they're doing to Our three regular columnists,L-laine �ssure an accurate count in �he year Cogan, Greg Dale,and Michael Chan- 2000. The decisions that are going to dler,periodically speak at local,regional, � � influence�he outcome o(�he next census 1nd state planning conferences and com- counl are being made now. Gelling missioncr training worlcshops.if you'd � '� invol��ed could be a lot more sa�isfying like to find out their availability,you can and cheaper than litigation in 2001. � rcach them as follows:L-laine Cogan,c/o F Judi�h Wnlclrnp lins bern �,�-;,,� ;� Cogan,O�vens,Cogan, 10 Nortllwest Rcscurch fclifnr�or,4�ncit `� � 101h Ave.,Por�land,OR 97Z09,503- c�oi Dem<<�rciphiis ma,�;u ���'�� i y:i 225-0192;Greg Dale,do P[lum,Klaus- ;inr �or ihc �uut scvui � x ; meier��Gelu•um,7125 12eading Rd., j '' Cincinnati,OH 45237, 513-631-2690; ��rcu�s. Priur ln jnining ,�;,� .,;;', �1mrrirun Denu��raphics, and Michael Chandler,do Virginia Tech Ms. �b�ilclrup �+�urhrd(or r Instittue for Ccnnmunity Resource a`� t�tih�c����cn•s a�u��Ir.uincr xx'��'` De��clopmcnt,238 Donaldson Brown In Aluh�im�i. Shr has ulso Center,Blacksburg,VA 24061,703-231- ;rr����d cu u iunsul�cuu !n busmcss�•s scching sitc 6921. lo<<uiuns cuul dcv��lopin�mcukrting pinr�s. PLAN N1NG CQMMISSII� N i� Rti JOU RNA L / N UMf3ER 1 7 / bV I NTER 1995 _ i I �THI � THE Pi.ANNING COM SION ♦ � � "� ' — by C.Gregory Dale '' h �'���� � of the most difficult chal- agree to serve on a planning commission lceep that involvement "behind the �`�""'� ou acce t the obli ation to treat all er- scenes.° Invariabl that involvement leriges you face as a planning com- Y p g P Y missioner is to separate your role sons fairly,even if those persons happen to comes out, often in the fornl of rumors � as a commissioner from your history c,E have radically different politica] view- and innuendo. A commissioner's greatesc community involvement in many of the Points than you. asset is credibility; once damaged, that � credibility may be impossiUle to restore. saine issues that come before the commis- , � •i � , sion. This column focuses on the ethical � An even more serious problem raisecl issues associated with the temptation when a commissioner becomes a "behind . . . t he scenes"a dvocate is t hat it im hes c hat m a n y c o m P n i s s i o n e r s e x p e r i e n c e t o w o r k p i "behind the scenes."As usual,let me begin the commissioner has takert a position on with an example. a particular issue before it has been aired Prior to joining che planning commis- through the public hearing or review sion you were involved in a variety of com- process. A fundamental tenet of cominis- munity issues and worked very sion deliberation is that commissioners comfor[ably in che policical process. You should not make up their minds about a have always drawn on your values and particular issue until all interested indi�nd- beliefs co take positions that you believe uals have h�d an opportunity to state their are in the besl interest of your community. positions and make their arguments. As a planning commissioner, you ls there anything wrong with your when a commissioner is lobbying, quickly realize�hai you are in a position to using your lcnowledge of� commission either Uehind the scenes or openly ior a be particularly well-apprised about what's affairs to advise friends of pending or particular position, that commissioner's going on in your community, especially in �uture issues? Can you encourage individ- vote is tainted. This can be damaging to terms of land use and developmenc issues. �als and groups to become active in plan- the credibilicy of not just the individual This information is not of a conEidencial ning commission aEfairs? commissioner, but the commission as a ' nature, but rela�cs more �o your knowl- Clearly there is a beneiit in public Whole. It may atso ope�1 the commission I' edge of icems coming hefore the coinmis- knowledge o[matters before the planning up to serioi�s legal claims of violating due j sion, as well as your undersianding o[the commission. Likewise, encouraging advo- process requirements of fair and open I personalicies of individual commissioners. cacy before the planning commission sim- decision making. I You find yourself faced with several ply makes for a more open and diverse Accepting a pasition as commissioner �I dilemmas. Should. you "tip ofI" yotir process. However, you should not provide includes an obligation to abide by certain li friends co issues tha� you lrnow would Ue certain infonna[ion to one group while ethical and due process rules of behavior. I of interes�to�hem?Should you encourage withholding it from another, or selectively While you have not foregone your right to ' the advocacy of certain positions before encourage participation only by those who free speech by becoming a planning com- your commission? Should you work share your views. Whi1e there is noching missioner, you have accepted a larger i behind the scenes to help people beuer wrong with your encouraging public par- responsibility to pu[ the public interest � � prepare �heir arguments and "cases" to be �icipa�ion, it is often best, if you have a before your personal political agenda. ♦ � I9 presented to the commisston? planning director or staff planner, that , � ' As I have noted in previous columns, they be the ones principally responsible C. Gregory Dale,AICP is a p�, you (and each of yaur colleagues)come to for ensunng that all segments of the cotn- l�janner with the planning , and erigineering fit•m oj + ° � the planning commission with r_ertain val- muni[y are aware of pending or future =r � ues, beliefs, and poli[ical oiientations. No items that may be of interes[. PJlum, Klausmeier �� . Gehrum,and worlu in their � ` ~� ��,p one is asking you to abandon these. On is there a problem with your working Cincinnati,Ohio office.Greg � ' the other hand, l�y becoming a planning behind the scenes to assist cer[ain groups is also a past pr-esidene vJ the commissie�ner you are accepting allegiance or individuals on matters pending before Ohio Chapter oj the Arneri- to certain principles that lranscend your the commission? In a word, yes. First of can Planning Association, personal politi aal beliefs; these principles all,it is veiy difficult Eor a coinrnissioner to and jrequent spenher ae�ianning and zoning worh- have clear ethical implications. When you bPCOme involved in an issue and [ry to shops.His column appears r-egulat-ly itt theJournal. P L A N N I N G C O M M 1 5 � i O N F R 5 J O U R N A L / N U M B E R 1 7 / W I N T E R 1 9 9 5 TI�E I'�fNING COIVIM75SION �VC�RK � � � � � � � by Michucl Chnndlc�� I �his column highlig�ts an exer- sioners understand �he commission's basir_ But the exercise shoul,�d also be valuable cise used in Virginia's "certified duties,responsibililies,and i•elationsl-�ips, tu"ve�eran"commissioneiS—and to plan- ning direct�rs as well —because it can planning comn�issioners" training [In un eurlicr column, � eouch�d on the ° e quickly idernify sorne of the basics of good p�ogram. The exercise se�ves several fune- impvreunce.of prnvicling new plunninb cornmis- ���nmission practice whieh may have got- tions. Firs�, it will give your planning com- sion uppoineccs with ca solid vricnlatio�r, sec �en lost in the shuffle of keeping up with � missian an indication of'how well i� is set "L:YI}1U11L111� YOLII'C0191YIlISSI011;S R�1'OCI61ClIVlly," ���e hundred anct one more pressing short- up to ensure that newly appointed commis- PCJ, Issue J�I• �erm lhings your commission needs to get _____��_—_,T.--------- — done. � The ques�ions appearing on �he exercise are as follows: The exercise—lil<e most of those I use 1.The role of ihe Convnission is clru•ly 10.Wc alw�ys h�rve goocl pnr�icipation by --is rather simple in design.There are just defined.1 fully understand whlt is expectecl commissioners dtrring comtnission meetin�;s. twenty ques�ions. The possible responses ui the Commission—what it should and ❑True C.l Less"frue ❑Palsc �re: true, less true, or false. The questions 5}l0UIC1 i101(�O. �I.COI11I7115510I1 Illl'111I)l't'S{1flVC III�JIII I11 C�11 I�2 COT11�Iel�CI 15"homework" for com- Cl True ❑�ess True O F11se dcvcloping the meetir+�;agcnd��. i��issioners between meetings, or can be 2.I know exac�ly what is exrected of ine per- ❑'�}���< <=1 Less'I'ruc ❑P�Ise �ddressecl by �he commission during a sonally on the Commission.My rule,respon- Woi'Ic 5essiot? or retreat, or at the end of a 12.Commission/st�li'f relltionships�rc goucl. sibili�ies,and"job description"wcre fully st�art meelin (assumin ou occasion.all er�lained to rne u�on a� uintment. L:l'l'ruc L_7 Lcss'I'ruc C 1 I�nlsc g g Y y � � �� 1 3.As;t commissioner,i hci ndcqu�uc infor- have short meetings!). It should take no O Truc ❑Less Tnic ❑False m,uion I'rum s��ifl'iu he1�7 mc prcpare for more �han fifteen minu�es to answer the 3.Upon appoinuncnt,each Commissioncr i��«,�„��s. questions. Once completed, it is �3est to receives�copy of ll�e loc�l land use plain ancl related ordinancrs(subdivision,zuning). f 1'I'ruc ( ]Less'I'rue (_I(�ulse engage in a [ocuseci discussion of each ele- ❑True ❑ �ess True ❑F.ilsc I�+."I'hc Cammtssion hns in placc(and uscs)a ment featured on the exercise. Allowing an 4. Pollowing a reasunable Icngth u(timc,thc su•ucun•ed prucedurc lon c�c�rings,rczoning hour for the discussion period is prudent.If Commission's Chairman dctcrmincs whcthcr requcs�s,��ncl ihc lil<e. the questions are taken home by commis- f I I'ruc I 1 Lrss'11•uc l:l I'alsc sioners to com�le�e,make sure ou allocate the matcrials notcd in qucstion�hrcc h��vc } Y bcen rcad. I 5.As;�Cummissiun,we always time at your next meeting for this discus- ❑True O Less'IYue L7 False critique/evnlu�uc(cicbrici7 uur m�etings sion. S. �1�)011 8�)�)OITIUIlcnt,cach Cummissiuncn c�fc�rc wc ncljow•n. I ho�3e thal your cotnmission will use rcccives a cupy ol'thc statc's planning f 1'fruc f 1 Lcss'I'ruc (1 P.�Isc this exercise as an opporcunity for thinking cnabling Icgislation. 1 b.1'hc Cnmmissu,n has at Icasi ane me�ting ���«t how well you're organized to do ❑"fruc Cl Lcss'fruc f i f:alsc ;�)'�•���•tu rc��ic�v C:��mmission activitics and (�.Upon a�poinimcnt,cach Cummissiuncr nccumplishmcnts. busit�ess. � reccives:i co��y uf thcirjw•iseiic�i�,n's rn�ihlint; � I'I'ruc I I I��ilsc Mirliael Chnndlei• is an ! . char�cr. 17.'I'hc Commissiun mccls,ai Ic�st annually, Associntc Pro(essor unc! Ll Truc L 1 Lcss"I'ruc I 1 I�alsc �vnli thc�;uvrrnuig body U3u�ird i�r Cuuncil) Cvmmwiity Plcuuiinb Exten- 7. f�ulluwing�i rcasnn�iblc Icn�th uf umc,�hr I(1 CII5CUS5 I11ilIICf$OI Il1lllUill III�Cresi. sian Spcciulisl at Vit-giiiia �1' Commissum Ch�irman cic�crmincs whcthcr f I'1'rur f I i�ulsc 7eth in Dlacksbu+'b, Virginict. �I ,;' �hc matcri�ils notc�i in c�ucsuuns livc,ind tiix 18. I'hc�:ummission h�ts al lcast unc mecting MII2('QISO PL'�1lIG�'IV LOI1ClUClS I,�„s `l: haec becn rcad. u yc,u•iu pl�u�fuuur(�hr comin};ycnr)ncuvi- pinmiing cnmmissioner C-i Truc C_1 I,css I'rur I 1 I��ilsc 1115. U•ainuig progrnms. His col- 8.l'hc C��mmissi��n is.i�i��ropriatclp�arl;a- i 1 11 uc� Li I�alsc «mn cq�pccu�s in cuch issuc o( . niud to r:u•ry uut us misslun.Wc havr.incl I�)."I'he Commissian prcpares anel disu•ibutes the Piniuiinb Cornmissioners Journal.l[ditor's No[e: usc b��l<iws. .�n annunl rcpor�. Mike nvfes that in his pictniling commissioner training C]Tnic f]Less'frtir f ] I�alsc I 1 1'rur l 7 1=;ilse ivorkshops,he oj�en uses die.exercise desciibed in this 9.We always ha�'r•gnud aucndanre b�•runr 2U.Yuu ans�vercd the(irst l�)qucst ions colwnn in conjunction with lhe exercise evalL�atinb the missiuners dw�in�;r��mmission meetin};s. honrs�ly! commission:e role in �he conuminity, desct•ibed in � L]True I_.l Lcss"fruc [J 1=�ilsc-- [ 1 l'ruc []falsc "Tnhing thc Planni�tg Cornmission's Pulse,"PCJ, Issuc 131. PLANN ING COMMlS510N L' RS JOURNAL / NUM13C• R 17 / WI �ITER 1995 FEA`��.1�E 1i , �, �_, ��� � � ��4'` ' '� ,� is the second in a series of nauo�lal campaign to improve dam safety. "�s��' by Otis iVhite Outsiders ran the Appalachian relie[, and co�`umns about community lead- ers�ip. The facus of this column is afterward the suivivors could see nothing � about helping people accept unwanted �icipation, or SLAPP suits. But these coun- good thac came from their mi�fortune. terattacks only de�,pen public cynicism, In the variance dispute,look Eo,ways to change. let nei hbors work with t.he lannin staff a Your commission has 'ust ruled on a �'iden divisions wichin communities and g P g � stiEle legitimate disagreements. --or even the developer— in mitigating tough variance case,and a crowd is furious Is there a better way to get people to the development's impact. Allowiizg them about the impact on their neighborhood. accepc unwanted change,a way that actual- to participate gives them a positive role to Their leaders are vowing to picket, th�ir �Y brings people togetl:er? ' play and a sense of control over their own attorney is threatening to sue, and several A number of a.cademic experts and oth- lives. are warning dley'll run you oll the commis- ers thinlc there is. And a large part of th.e ° Preserve as much of the famiiiar as possi- sion, new approach depends on how you handle ble. One of the first things people �lo, in These peo�le have a right to make their your job as planning commissioner. Here's movirig eo a new home, is hang a favorite case,of course,but you've heard both sides their advice: ' picture on the wall. There's an important and decided the developer was right. Why � Let people have their say. "Whenever psychological princi�le here: the neecl for �von't they accept your decision? people are confronted with change, they con[inuity.You might urge the developer to Welcome to government in the 1990s, need the opportunity co react, co articulate preserve part of thc property — an old where it's not enough to malce good deci- �heir ambi.valent feelings and work out their stone wa11, for example, or prominent oak sions. I[you want your decisions to stand, ��,n sense of it," writes Peter Marris, wtio trees—as a way o[soFtening the chan�;e. you must find ways to malce thein accept- has studied slum clearance pragrams • E�plain your d.ecisions. VJhen you ask able—not only to those who win, but to around the world. Yaur job as a planning people to make a sacrifice, it helps if they those who lose. commissioner is to liseen intenely and see something good coming from it. Make Blame it on what sociologists call the �-espectfully, even if their cornments are the benefits as tangible�s possible,in terms decline of deference. In the past few illogical or unfair. "The main thing people of jobs added, property values increased, decades, there has beeri an increasing want,"adds Barbai�a Ann Blue,an organiza- sh�pping enhanced,traffic problems eased, unwillingness to accept any authority, tional consultant in Tampa, Flordia, "is to or tax base enriched. Be sympathetic, but including govermnenl, as final. The new feel they've really been heard and under- forward-looking. Look Cor compromises a[titude could be: "You might not beaz ci�y stood." that. will ease che transition. And then pre- hall,but you can delay it almost forever." • Ac}enowledge their Jeelings are valid, pare yourselF for the inevitable question: If A recent example is �he Walt Disney even when you don't share thetn. In times of this project is so wonderful,why don't you Co.'s efrort to build a his�ory cheme parlc in anxiety, �eople ehpect sympalhy. As a cake it in your neighborhood?� Prince William Counry, Virginia. State and result,if you can say convincingly,"I under- Otis Whi�e is editor vJCom- local governmen�s, re�;ional planning stand how you feel," it'll go a long way muniry Lendership�uai�ter- . boards, environmen�al agencies and a �oward easing their fears. Above all else, ly, a newsletter nbout civic ",;�� majori[y of county residents supported the don't dismiss�heir concerns as unfounded. lcndership shifis, artd presi- � � parl<. But after months of protest by neigh- There's no surer way,experts say,of creating dent of Tlie Consensus ';;;; � � bors, Disney [hrew in the toweL Company implacable enemies. Group,a.�rm tlta�helpsgov- � e�ecutives figured building the park would o Allaw pr�ople the opportunity to worh oue ernments, non-proJits, and ;`' � cost them more in good will than they'd their own accomrnodativns. Marris compares cor�porutions build public , ,_g gain in pro6ts. uvo small towns devas�ated by natural dis- Su1�P��'�J�t"��«v�rojects nnd I � Nearly every community llas similar asters. One was an Appalacllian town initiatives. He can be reached at: P.O. Box 1687, ii � eales of projects delayed and defeated by c�esu�oyed in a (lood, the other a We1sh �ecntw;Geo�gin 30031-1687;(404)371-8133. , !EF —� small but determined groups armed with iown washed away by a dam break. The protests,publio-rela�ions campai��s and lit- Welsh town recovered; the Apl�alachian igation. Developers have answered the �own sank into hopelessness. The reason: delaying tactics with lawsui�s of their own, The townspeople in Wales took charge of called strategic lawsui�s against public par- their own relief effort—and later started a PLAN N1NG COM M I55ION ERS ) OU RNAL / NUM (3ER 17 / W iNTL• R 1995 INSIGTrITS Q` � � � � � �� ���� �� �d ��� , ,� by Gcorge Putz �i � s k, `,�����',��re is no mystery about what lhe island requires three officers—these deeper than sheer pragmatism. Walk down �,' is �iappening as a Tesult of T'eCTe- because of the encroachment of essentially the main street of any island town, and you "' II ational development on Maine �isplaced itinerant personalities and cheir c�n't help but feel the pervasive power of the " I islands. ... Nor is there a mystery about effects on the cultural fabric. As these new- institutions that have shaped its life. They �� what happens physically to these places as comers increase, social requireinents esca- are noC just buildirigs or people meecing recrealional development gains a toe-hold late by orders of magnitude. ... together; these are pattems of expectations, and then a slranglehold. Older Ne�,� Eng- " �� � � ' ;4 with rituals and historical continuity. ... landers will recall what Cape Cod was like o There are no more roller skates on the 40 years ago, Marcha's Vineyard and Nan- s�reet or sidewalk. There is no bike with a tucfcet 30 years ago, and the southern broken sprocket, and there isn'l any laun- Maine beaches 20 years ago. All oC lhese i; �ry �lapping in the Ureeze or gossip going places have become very different [rom � back and forth bet`veen the houses. It's just wliat �hey were. Among other things, these � a dead'place, wilh ehe wtnd whistling places used lo be different hinds of places, � chrough the eaves. And those kids [hat �u�ic�ue places, not only wi�h diffei•ent kinds �' aren't chere anymore aren'c in school of heri�age, uses of the English language, becoming distinct, proud islanders. We've and ��at�erns of interaction. By simple not only changed history in �his regard; observa�ion we understand that a pandemic p � we've in a large part eliminaced it. Through i<ind of phenomenon happens because of ' ' ° � ' tindersight we have allowed ye� another recrea�ional devefopment. All �hese places � e m . � vibrant pocfce� of cultural diversity to slip are becoming more and more alike. away from our human family. Oui•problem is no�lacic o[data bul lacl: A wllile ago I traveled out to Catifornia of vision. I call it "tuidei•sight"—an inabili- wit11 my family;spent a month,drove 9000 ty to loolc up and see�vhat is before us. For As the economic basis of a conununity miles, and, being of modest means, stayed if recreational developmenl leac]s to shif[s, [he vise tigh�ens relentlessly on tradi- »>a lot of bizdget motels. From decor alone � we could never deeermine where we were homogenization, �here is a principle gov- tional maritime activities and �he physical erning this evolulion, and that principle is infrastruc�ure required�o support their�.For in tlle morning. You haven'� the Faintest even now playing itsel(oui in our Maine all Vinall�iaven's 17Z miles of cwis�ed, ledgy �aea, because it looks exactly like where ' island communities. As �he local economy shoreline, there is only about a half mile of you were 600 miles ago the day before,and shifts from an indigenous one to a more i�, (o�ai, appropria�e to sus�ain the wharves, thence ahead tomorrow. This homogeniza- . generalized recreatio�lal one, predictable fishllouses, assorced piles of rope, traps, tion process is universal,and unless certain thiilgs start�o happen which affect the com- nets, and other necessary paraphernalia of decisions are soon made,Uased on pride in � munity on all levels of i�s iden�i�y and funo- the cominercial fshing coininunity— �he regional identity and cullural carrying �ioning. working wa�erfront. When you begin to capaciry,early in the next century—excep[ Over the past 20 years, on my own nibble away at even tiny bits of this truly by the grossest of(eatures—we won't be � island of Vinalhaven,we ha��e seen t11e col- useful shoreside land, you are literally cul- able to tell one place from another. � lapse of"fishhouse culture" in favor o(a ting the ground ou�Crom beneath a commu- George Pucz,Jotinding editor oJ the Island Journal, more tn�rcancile, recreational social su-uc- nity's tradicional lifewa}�s. wrnee nboue all aspects nJMaine's island and mar- ture. With an ever-larger number of super- The real loss,tllough,is deeper chan er_o- itime cufture beJoir he died in 1992. The foregoing cilious ancl superfluous itinerant bodies nomic— deeper even lhan just cultural, in was excerptedJrom 1/olume 10 oJthe IslnndJournal, infusing the landscape,the insti�ulional fab- �he sense of perpetuating an assortment of tivi�h pe��mission oJ the Island Institute. For informa- ric changes over iime. ... eccen�ric or"quaint"cultural byways. It is in tion on ordering die Island Journal(nn annual puhli- On Vinall�aven we used to gei away Fine essence an impoverishment of our whole «tion),cnll:207-594-9209. with one part-time local cons�able. Now, 1luman condition in its capacity to feel and with no increase in year-round popula�ion, respond to those dimensions oF life ihat are P L A N N f N G C O M M 1 S 5 I O N E R S J O U R N A L / N U M B E R 1 7 / W 1 N T E R 1 9 9 5 i 1NSIGHTS �r i r� w , � � by Per�y L, Norton '' .���,�'> � �'`:���i�rie tim� ago it was conven- Did I meniion Tucson? In Augusc o� matter where we might find iC. But many ����;�.�.����., tl�tilal �JVisdo111 to lritolle tlll.is; 1��94, after 30 years of living in New Jer- planners are scill slow in reaching out to "Every year twenty percenc c�f �l�e sey, we moved to Tiicson. We were precty the communication technology that now American population changes place of res- §��re th�t lhe catalog from Lands End enables us to share signals and ideas idence." Readers who lil<e statis�ics can N'�«Id follow us. Ct did.And we calculated instantly. check tha�out. Bu�the poin� may be suffi- ����� �'� would probably 6nd more Mexi- Today, if I may indulge in hyperbole, cient to indicate�hal we clo move about in ��n fc�od in Arizona �han we did in 1�Iew more letters and noces are zapped back fairly large numbers, Ancf�tt some point in ��i'Sey. And we dicL We figured that the and forth via electronic mail in one day his�ory, such moves were traum�uic: eai•ly than are carried by the Postal Service in ��q �� I one month. And there are a small, but secllers of�he Wes� lacing �u-�I<nown haz- I � ' , sceadily growing, number of planners and ards and difficulties;farm fr,�ll<who migr�tt- planning commissioners going"on-line." ed io the cities to tal<e faclory jobs; Dust A parking ordinance under considera- Bowlers fleeing �o fertile lands in Califor- tion in Tucumcari, New Mexico, is read nia,just�o survive, and commented on by planning commis- Wha� is par�icularly interesting is that sioners, and stafF, in Tennessee, and Geor- the foll< lore which comes down frum gia, and Minnesota—within 48 hours of ° those earlier days, still in(orms o�u�memo- � ° the time that Che City Council in Titcum- ries and expect�tions. Hostilc natives. "�er- . � cari will Uring the ordinance to the table rible win�ers,or�en-ible surrimers. Strange, for a vote. A proposition on "takings" in and probably poisonotis, food.Weird crea- Arizona(guised as an amendment to"pro- tures that go Bump in �hc �Ji�ht. People �ect property righls") is defeated, and approach moving and relucating with �t within minutes planners all across the great deal of u�epid�tion. From �he "famil- counn•y have a �houghtful post-elec�ion iar° they are about �o enter °unfamiliar" analysis of why chat proposi�ion [ailed. terri�ory. This i�akes even th� most self� sneal<y cactus called "jumping Cholla" Butnotverymanypeople—including conCident person jus�a tacl bi� nervous. would do just �hat - and we HAVE had io planners—yet understand this new tech- But the fact is that we are an incredihly ��iit tweezers to work. But aside from high- nology. This is the {lip side of bagels and homogeneous population. l� is usual th�se ly aclvertisc:d speciallies o(�he region, we hilcing boots. We've established the com- days co focus on aur diversity, hut we all haven't really lef� home, we've just moved mons for food,drink,clothing and shelter; share a ci.ilttn�al base which providcs for a <<� � different neighborhood, where che now we have to establish che commons for commonality of which we are �1WElfe', h�u "nimbyites" sotmd a lo[ like their Eas�ern communicating.� don'l Y(;l �U�Iy COill�l'C�I�IICI. Il 1111}�be con- «�«s�ns. ceptually ou�rageous, but let me sug�;est �/I�at does lhis mean for �hose of us P���y Not•(on is a periodic �hat if�he world's �o�ulation can be dclin- contributor to the Plan�iing F ,�°� , } I who are professional planners,or planning Cnnunissione�s�ournal;his eaied by iden�i(iablc"culttual u•ibes,°their <<�i�i��issioners? A lot., if 1 may say so. most recent column, "who ��' is an American"lribc. There is, in the heart and mind of all of us, K,�ows �tihnc Tomor-row We eat pretty 111UCI1 IIIE 58111C kinds of a tendency to get stucic in the local vernac- Mibht Bring,"appeared in : foo:i from ivtaine to Californi•�. I � h• �� < Tu 1 c,ls �ilar to thinlc tha w r Issue I5. Perr now retired � �, , t e a e unique, that we y, in Coeur d'Alene are as�ood as the ha�;els are differen� (better, no doubt). "Yessir. QI+<<�u cnreer as a plcu,ner; in the Bronx. Wc we�tr ��retty much the k-lere in Grovers Corners we lreat people I�<<inning consultant, nnd same kinds of clo�hing, frun, r-lorida �o right, lot of respect and all lhal, don't you <<Q��'er devates many hours to sel7�ing as"sysop°oJ Oregon. Lveiyone wears Wulvcrinc hoots, I;no�v. We don't need anyone who hasn't Com��uSeive's municipal planning foium—from his Deparunent s�ores in Ttteson,Arizana, had livecl here for I�our genera�ions coming in "�w lion,e i�,rucson,A�izona. �he same clothing rarlcs on clisplay in Sep- and telling us how to run our town." tember as did those in the Malis of Massa- ! exa�.;gerate, oC cottrsc. Most of us are chuset�s. not loathe to reach a�u for expertise no PLANNI NG Cl) M M Iti51C) NI? Rti JOURNAI. / NUMI3ER l7 / WINT [ R 1995 rEaTU�� ��r� i ff� t� ��i� �� w� � ��, � by Kunio Yamaguchi ��_ �,.. `'' ���°ugh city planning is needed [Editor's NoCe: It can be informative to The Otaru plan called for"reclaiming" �t�� fo�'making a better environment 1'ead about planning in other countries. What the land on which the city's historic canals and developing the economy, it is may strihe you most, however, in reading this and scone-warehouses were located in ' not always easily adapted to by local cili- account oJ"planning and conflict"in the small order to build roadways. 1 he government zens. �l plan can lead to conflict. While �ity oJ Otaru,Japan,is not the d fferences,but believed that completing the roadways was con[lict in the planning process may]ead the simiiarities between the issues Jaced in necessary for Otaru to become a modern, to negative results, somecitnes it yields a Oturu, and those confronting many North well-funcCioning metropolis. Unfortunate- positive resolution. This has Ueen the case American cities.] ly, the histoiical features in the waterfront in O�aru,Japan. area stood in the way. Many citizens opposed the plan af�er it l�. �TARU,�APAN. 2. PL.ANNING AND CONFLICT was disclosed. They believed Chat the Ocaru is a relatively small cicy in north- How do governments cope with inherenc character of O[aru was in the ern Japan, famous for its many gentle declining cities? Mosc local governments environment creaced by canals and stone- slopes and historical waterfronc environ- in Japan have sough[to stimulate econom- warehouses. They felt that economic menC. The character of Otaru has changed ic developmen�by focusing on developing development policy should coe�:ist with dramatically since 1890. From the 1890's strong highway necworks. Nlajor roadway the nature of the ci[y's own charac[er. Citi- �o the 1930's,Otaru was�he mos�prosper- projects have often been planned wich the zens who loved Otaru's character beca�ne ous city in �he Hokkaido region. Not only belief that large enterprises and economic preservacionists. was it an important seaport, bu� it served developmen� will follow. Little considera- People in Otaru were divided into two as a regional commercial and financial tion has been given �o the impact these groups.They debaced about a fu[ure desir- center. However, structural changes in the projec�s will have on the cicy's character, able city image. To be developed or to be maritime indusu-y reciuced �he }�ort's via- This was the approach taken by the Otaru preserved — that was the ques�ion facing bility, and �he ciry's vitality (ancl popula- government when it released the city's new the citizens of Otaru. tion) steadily declined. Otaru was a rare plan for development. Needless �o say, the concept of"bal- case during these early times, in that i� suffered from �he °caved"phenomenon— _''`` � ��'•�``_' `= L,�k'. tl-�e massive loss of a city's industrial base. ' `�' "-��; x � „� � As a result, Oiaru's waterG�ont suffered '�., �,..� neglect for m�ny years, so lhat to many ,�y {' r ..•�, � � � �-�._. ��� � ��� ,: .�. � � �� ���� �r i�� .�.q � people it seemed lo be clead urban space. �y � � In those days, the Cily of Sapporo, �r' � �° `'"��� ' x�` ��,� €�„A;�,. M et �. .� located ncar Oiaru, became a well-de��el- '�'� ' �'�� ;�� ���{�i �>: ' ,, d�;? + � � �4 oped and modernized urban city, growing � . . , �� �r nr� :,,. � � �r:: � � to hc the lar est cit in Ho!<kaido. In tci-ms ��`d'' «:�a� �' ' � Y � � -�,�- c-x. .S,: of economic development. Oiaru �vas � „ � �+?,�;fi' � �'�i ' �� ��� ,, defeated hy young Sapporo. ; �� , ,. ,,., But recen�ly, the small cit�� of Otaru, has been attracting the atten�ion of plan- L ners and, rnure importantly, �he auention � �i'�� I �;; ,�;, of lourists. Why?W�l1L Il2l�����IIECI' ,�w�' [� 1 ,,, ' `'� . . . M. B}• su-engthenuig us o�v�� urnque char- �,. , . . � ,..,a.� � 3 �.,., acter and geogi-aph��, Olaru has become ' sa r .� + �. $ OIIE 0��1J71115 1110S1 �1'C)IIIISIIIg CIUeS. TI�1S � ���,�ti����a�+.fi4��`�r�'"'n"'�'..�."`"�`yr-. i�(7��i� ��£°''`f�� y��'�Y�•,,�, �,, pa. rl;s° ._' � , SUCCC'SS S101y, whatever else one might say, 1'-�'`t � "?`' ",.�x.�. a.u......_„'.i..��.���.....w.,.t....f�-c;^:_,�,.,:.., y� �_.w_.:,:y._�._�...._�i'�.� . 'r Y� �s began a(ler ye�trs o�Con�iCL Abovc nnd opposi(e:°Jtnru's hislorit diseiict.Photos!�v die nuthor P L A N N 1 N G C O M M f S 5 I O N [ R 5 J O U R N A L / N U M B E R 1 7 / W 1 N T [ R 1 9 9 5 .�, . � . , .� � Ci#�ze�� �I�nnt� . '°� ��,���n In Japan unlike Ameiica,local plannin�eoxnmi.�sions(callel planning cam,- cnittees)rxsually include 15 eo 20"�peci�lises," Swch as professors,heads oF�busiz�ess groups; � ' members o£the city cnuncil,ecc.The L�earu effart,invotving a bcoad�•ange of cituens,Yva,s ,,� . ` . � :_ , � .� ''" '" quite unusual;not;oztl�beca�,se it went t• % � , � .=�:�:` �`• �� '� '�� � . �. beyand ttie ty�es aF�eople w'h�usually serve �4 on c�ty planning comn�ittees,but because oE , j; � �, the vety large numti��of peaple=110= �,, �-r:., ,, .t t <;Y.�F � F s,v� inval�ted. a �� , i" r V �1���1e C�� ��� �y o � � - � �e V�������ii��� � ,�' . ��� ����� � � � anced growCh" is difficult to implement. 3. THE NLW�.'tAN FO�t CJ�7['ARU Ma�xy cities in Japan were�velt developed That, in fact, may be the eternal issue in The old �lanning process caused UY the 19'TO's,The ur�em.ployment rat�went ciey planning. The debate in Otaru con- dr,wn rapidly�n,d city liCe becarne more.con- conilict in Otaru. But nov✓, witt� the ye�nienC.Butthed.evelopiiientboomchang�d tinued for more than ten years between im lementation of the new urban re en- the developmen� side and the preserva- p � � rzaany his¢orical cities to fiat and c�ull anes as eration plan, there is a �vorking partner- �hey graduall}�lost their own charaeter. t tion side,including citizens groups,busi�- shi of all sectors. The old lan th.at ness communities,and overnment. p p Un the�oeher hand,chere have bzen � proposed reclaiming the canals and notabie exc�ptions.The well-lcn.own city of` Eventually, the Governar of Hokkai- �estro 'n stone warehouses was altered. yl g I�yoto has been clevelopirag in c.oek.isCence with do called for a conference where both As a resulc, Otaru today can boast of a its historical enviroxtxnent.For�xatnple,Kyoto sides conferred a[ the s�me table. The �eautiful street environment on the has adoptecl special preservation zaning.Qne participants concluded it was necessary �,��erfront, in which modern features renuireinene is chat no building can be lzigher to try to develop a new plan For Otaru by coexist with historical stone-warehouses. than tl�e roof�E t3ae famous Tr�uji wooden working �ogether. Af[er the conference, The picturPSque canals were preserved as eower built in 169•4(the roof is 4S nneters �he planning process became clearer and �,ell. �ig�z).I�Ie�vbuildiiYgs at•e desig�a�d�o€sarnxs�- a new planning organization, the "110 Many people have begun repairing nize�,vie�e t�e hisr.orical.environngei�.t.Citizcz�a Citizen Advisory CommiCtee"was set up. the historic stone v✓arehouses. Local cap- and busiiless peo�ile in Kyoto lcnaw ti�at r�ain- �1,�? c�u<<�,n�a„nc�s+„)aru�,. They did not i�al has helped new stores and pubs taiziuig the cit•,�'s historical atr�►os�l�ere 1�e1.ps 'i wan� to Cnalize the p1an in a short time, move in [o some oi these buildings. The keep I�yoto an attractive city.Nevert�letess, as chey had learned from long previous result has been to create new and attrac- even in Kyoto con{licts still arise behueen periods of conllic� that "has�e makes deve�apn�ient azad pa�eservinb tkze eisy's l�istaric tive places in Otaru. In the case oE Otaru, waste." plannin�and conilict served as the pro- character. The new planning organization �ogue to a story oE successful urban established the following fundamen�al regeneration. � policies to guide the preparation of � Otaru's new"urban regeneration"plan: Kunio Ycunaguchi is Dir•ec- }y� �� � � The new urban regeneration plan tor oJthe Urbcu�Ey Regon- ��- ' �"" nl Pinnning Institu[e Co.oJ � � should be dependent on the city's own y� ,i " �„ Tokyo. He has worked as n � _ `� , n d p� character and l�iuman resources through consultanl to a number oj � � substantive consultation with neighbors. � "" ���� � cities t)troughout Jnpnn on ���� � The new plan should not be depen- �,��,nning issues. (Edieors �'�� , ` � dent on big projects or tl�ie invi�atiou of a Note:1<unio pla��s to be a� � � � ,� Cew large ernerprises. tl�is S�n�inb's Americun ^ ; .;j a The new plan should uLilize [he Plnivting Associntion con(erence in Tvr•onto;if you ' ; ci[y's physical environment, cue intcrested in meeting him,please contact our ' Olaru adop�ed a new plan, based on �Jfi��l. ihese policies. � ��;� �' n L A N N 1 N G C O M M I 5 S I O N E R S J O U R N A L / N U M B E R 1 7 1 W 1Td T '� It 1 9 9 :i �. FEATURE �d� it �r�t r � by Constance E, Beaumont ``'✓,�'±� �'����companies like Wal-Mart, superstores.This type of development is not �London,oncnrio,p.19.But since it can talce I��(5'1�Tle Depot, Meijers and B.J,'S inevitable. Moreover, it interferes with months to revise local planning laws, your march across the country building important public goals, such as conserving local governing body may want to enacl bigger and bigger scores, local planning limited resources and protecting communi- interim development controls in the mean- ty assets—a rejuvenated downtown, for time. �Shanaeatcles,N.Y.,p.is. commissioners wonder how they can pro- exam le. It also sets the sta e for wasteEul, tecl their communities from the homoge- p g If a developer has already proposed lo nizing effects of chese behemochs. While duplicative public expenditures. This then build a superstore in your community, you welcoming the consumer and economic makes it harder to pay for importan� may need [o review the proposal under human services. our existin rules. Even so, ou ma still benefits associated with these "big box" Y g Y Y re�ailers, many communities ]ament the The second step is to recognize that be able to bring about improvements in the problems�hey bring:sprawl, traffic conges- many local plans and zoning ordinances project—or reject it altogether if the pro- �ion, displacement of locally owned small actually invite sprawl and retail glut and ject fails to meet zoning requiremencs or businesses,even cl-ianges in a town's way of �here(ore need revision.Planning laws com- lacks an adequate infrastructtn•e — e.g., life. monly promote these problems by: roads,sewer and water. Can planning corr�missioners nego�iate � allowing huge slores in inappropriate If the developer neecis a rezoning, with tlle new supers�ores so that communi- �OCations, such as prirne farmland or in remember that the burden of proo[is on ties get more than a plain bo� sur•rounded areas not served by adequate transportation him, not the community, to justify the by acres of asp11a1�? Can comrnuni�ies say systems(that's systems, not just roads); rezoning. Unless there are compelling rea- "no" altogether �o superstores? Are �here ° n�andating parl<ing,buildingsetbacic,and sons to rezone the land in quescion—e.g., steps planning boards can take now to �ther fea�ures that mal:e it impractical for the surrounding land is already developed strengthen their bargaining position vis-a- cus�omers to readl stores except by car; commercially—the community is usually ��is today's retail gian�s? ° prohibiting [he intermingling of homes u�ell wi[hin its legal rights to just say no." "I'he answei-s �o these ques�ions are ycs, 1n� stores, even when stores are small, This is especially tnte if the proposed devel- yes and yes. 13clow are some specific actions pedestrian-oriented, well-designed sn•uc- �pment violates the comprehensive plan. planning conunissioners can take to ensure �ures that serve neighborhood ralher than lf the land slated for a superstore is tha� their community—not some out-of- regional needs;and already zoned for large-scale commercial state corporalion—calls the shots when it ° pennilting more retail space than the developmene, the developer may have "as- comes to new�growth and development. local economy can absorb. of-righC" zoning. This means the developer The first and most important step is to If your existing laws encourage sprawl, can build if he meets the zoning code. recognize �hat communities cun prevent the revise them — unless you want to be at I-Iowever,any project as big as a superstore sprawl anci commerciai glut associated with the mercy of outside developrnent forces. is likely to need a special exception or some �3c�������u�� �� ����Y ��u���� '�NE A55EM8/.�D ClTI.ZEl�RY �p�,���{/E lUIOGU YOUR FlRST OF A.GG,lN TNF O,ESl6N TNF p12EAM TLiK�S'SHAPE. CGYIGD 5�'A/ZCELY�GIE�E CONC',EJZVS,�lT 8�- OF lNE 57�UG7UlZE, U/c'GL ;. ....:::::;•: THEIRGAfZS,., GIEVEME,TNEOUT- l'•G-SPEGT7FIEUNIQUEAGRAR- _ �<? _ , �A�M�R7� . . ��' GET/�/E EN�/5/ON�v� .,�_ lAN CNAkAGTEIZ OF TNE SUfZ- v •. . ��!- f HEKE w//.G�£' � G UND/N6 CC�UN7KY�lUE-TO � w w Rp 7HE�tel,�G1� �T/� �� I'; 7HEP0/NTOFPGA�/luG��= � ' ,�c�„ ,,>' �i'� M,QlZT� Y THE REG/ON.� � .� o .. OAl THE 11fY,,l�.� � � )� J � � � ,.._. �l`` n11I(Ul���� �a o = �- � �' �i��ii,/ )) N I p� '^� �i�Ll�u ���j I j �:\; g � �' � v li, I � �' �' r� � � �` � � � ` � �� � ...,� --- � — � � � , ) -- _ �( � �✓ Qz6 ) p� � { 8N iANGE "� �/l ' , �l � C� � � , , - -t_ � �:::. ���,i �_ P L A N N ( N G C O M M 1 S 5 I O N E R S J O U R N A L / N U M B E R 1 7 / W [ N T E R 1 9 9 5 : ����������, ��'�� apptitants hoping to ecue dn under the wiCe � �\�h��f��@"i��`��� befone�evised�oning i�endcted,.�,Ytecog- nizln�that the compledan of thesc efforfs �61 �J(���'►��'� ancl compltance with rpecessary le�al Skaneaeeles is a sm�it tawn oi aba�at�,OOQ re.quirements and procedures is..,Hme con- peopl�in the Pinger L.akes regfnn of New su►hing,,,,the 1'awn Floard itnds that;,; unless►�asonable mensures qre tahen dur- Yorlt,It has rnana��cl to conce�trace its com- tng an interim periad,..any si�ni�`icdhE: rnercial activity in the village center and,in vaNatians in t}u;areas.,,Whcr•�chan es are addi�ional approvaL• a zoning variance; a � permit�o build in a sensitive area,such as a that respeet,diE£ers FrUrn the many towns that cvntemplatec�1n the density ar rype of devel- sleep slope,welland,flood plain,historic or �ve allowed nondescript sprawl to pop up opmettf,..may deslroy or materially d,am- I archaeolo 'cal site. The develo er's need to anywhere.But wlttt a l��r�;e d�veloper�reeent �ge the wor•h of flcis revisiottprocess,,., � n proposal to build a 150,000-square-foot shop-J° For a periocl af o'munths,.,the Plan- oUtain any one of �hese addi�ional ntngBourd,.,shallnotaccept,process, ping ceriter,a projece nearly('our times bigger approvals can give�he local planning board than any of the town's existing stores, review orgrant a�i�rovai of any subdivision more �ime to evaluate the development's �lats,,,containingmorethanfaurlots,.. S1Uanea.teles saw iYs cohesive t�etail e�nter as �egardless of the fa�t that such plats had impacts. threatened. To be sttre,planning commissions mus� To make sure the permanent community, been sub►niEted to the Planning Boarc�prior tn the ejfecHve c3ate of this local law. meet deacllines conlained in local ordi- ratherthantxansientdevelopment�rressures, nances for reviewin enclin ro osals. The maratoriuL�n.exempks clevelopment g P g p P retains control over its future growth,the � But the should not feel undul rushed. P . prajectsthathavealreadyreceivedprelimi- I Y y town fath,.,r�decided in 1993 to revise nary approvals or that do not�t�v�ive major L-�;tensions may be available througll the Skaneateles'comprehensive plan and zo.ning changes to the town's character.lt atso says ordinance. ordinance.The n.ew plan would put a lid of �he town may grant vaxiances if the moratori- Whe�Iler your town favors or opposes 45,000 square feet on the allowable size of urn would"deprive[a property]owner of ail su�erstores, tllere is no doubt lhal such shoppingcenters.Centersberween 15,G00 reasonableuseof[hisproperty]"orcause large developments will have a permanen�, ancl h5,000 square feet would be subject to ��unusua;hardshi in•e��ocable impact on your commttnity. special design reviewby che town planning p� I Most states provide either explicit or Pind�he time necessar to make sure a ro- board. ', Y P implicir,suthority t'oe interim developu�ent ect's various effects—envi ronmen�al, lraf- VJhile the town councit is expected�o J control measures such as moratori.ums,pro- I fic, economic and social—are thoroughly approve these new rules,it hasn't done so yet. �ded th.ey: �i evaluated and well tmdersiood. � emno�»�� Since writing and enacting the new plan and II .� �advance the public health,saEet}�and im�nc�Siuclv, �.ls. zoning ordinance will take inany months,ehe i I I welfare; Some planning boards ha��e comtnis- town,in I7ecernber 1994,enacted a moratori- a have a reasonable time liinit; sioned independen� studies and asked the um on all larp,e-scale developments.As the a are enacted in gaod faith—e.g.,to pre- de��eloper to pay (or them. Depending on moratorium law states: vent irreparable damage to a town working I loral circtunstanccs,this may or may not be As u�ieautifii.i and hutoric town diligently on a new comprehensive plan and � abutting one of the cleanest lnhes in Ne.w � appropnate. lf you decide to commission a yorh State,Shanenteles jaces significant �onin�ordinance;and I stttdy,be sure�o selec� a competent consul- aevelopment...pressures.It u reasonnbly °include same provisioi�for addressing tant, somcone who �mderstands al l the ariticipated thnt,with prepnration oja bona fide economic harcLship cases. ramifications c�f this type of development. comprehensive plarl and...zoning luw... However,any town consiciering a murato- f f for sorne reason your town c�nnoc or unde�wny,a flood of applications jor new rium should obtain good legal counsel,as development could lihely be receiveci from state Iaws vaiy. icinlinued o�i��c�t;r 16 ERB BA(1�R,OfH�S ypu� TNAl5JU5TA YOU 5EG`,l�EC4U�OFOUK 08�1- HEGK,YES� SUNDRlES,7AKf5 ON 7N� ��� MYTf l,HERB! OU5 AD�ANIAGES,GU�'lL F(JRCE GUEGG,6�N! lT'S AG!PA� MAlv FROM GdAG-MART.. �p ONGE 7HEY YGYJ TOR!/!VA SHRR!'F.R Gf'�RAT/ON— YOU'O G� O�OUR TO(.(�H AD.IU57,'lG�,'d�G MUCHMOIZ�FGi.'US�DANIJRE- 7N,�7F0lZ GOVE�IR�V! HOGUS 7NE G�CAG MERCHANT �- &l5/NE55E5 5,�/�I5/�E TO YOURGJ57DMEk�! ME? FO,Q l,A'AG RF- I 5!/GP05�TO 5U2- � TOUJN! (.U/GG�l0l,Ge- � TAllE1Z5.� �'�----�y �l�E/N YUUR £ i /5N A5 � �, ` SHAGt�G�/7� TEGG W d�J�I�� . �---- 0--. � � a � � HiM, � BEK,e�! ' � f - � -- f�`J% �`�+ II � � %, NERa! � ������ � � '��� � I ��� (� ��^' � / � � — � � q �� �� / :.:; .,.. ���i 9-z� ;; `. P LAN N I N G COM �v1I5SIONERS JOURNAL / NUMBER 17 / WINTER 1995 C�p�11g�4h ��I�b�r5t�1°�� ;' : negotiacion, and information gather- cnnlinued.�rompage 15 f�,,,,„. ,,,�,,, „C,r „ , ,�,"�,,, _��,,, ,�,,,„;;� , �;�_.� ing, chere are specific zoning tools does no[ wai�t �o commission an , planning commissioners may wanc independent analysis, mal<e sure thlt to explore: ;. :��, : t, cer�ain 1<ey c�uestions get adequa�ely �� � ' Lids on "big boxes": In October addressed during public hearings: � }'"?�>�, '<�; 1994, Westford, Massachuseccs � How much traffic will �he 4"'��� enac�ed a ban on che cons�ruction of superslore generate? (It's no�uncom- �,,�'�;� stores larger than 60,000 square fee[. nion for a single supers�ore to gener- �'.����;` Scot•es between 30,000 and 60,U00 ate as many as 10,000 new car trips a �eri a siiperstore closes its doors—ojten due to the commercinl glue square feet are allowed, bue tnusl ��Y� resulting jrom overbuilding—lhis is�vital n convnunity cnn be leJ�wieh. obtain a special perini� from tlle • �Iow much will it cost �o build ' planning board. Westford's ban wiil and maintain new roads and water and sewer are no�orious for insis�ing on rigid develop- remain in effect un�il December 1995, Uy lines needed by �he superstore? Who will men� Formulas. But if communities collec- whicll time lhe town hopes to coinplete and pay? If the superstore clisplaces existing lively roll over and don't even bother lo ash for enact a comprehensive master plan govern- businesses and jobs while placing a heavier beuer designed projects, they're unlikely¢o ing Cuu�re retail development. One year ear- demand on police,traffic and other munici- get them. • lier,Greenfield,Massachuset�s en.acced a cap pal services, what will be che net, long-lerm You may be able to appeal to a compa- of 40,000 square feel on the size o(stores. e(fect on �he community's tax base? ny's corpora�e self-image. Get a copy of their Local business retention zones: As big • How do the existing jobs provided by annual mport and see what it tells ehe pub- chains displace locally owned retailers with local businesses compare in terms of wages lic. Wal-Mart's 1�93 annual report s�aces: leng-[erm roo�s in the conununity, chere is ancl health benefits to the jobs promised by "As serious as environmenlal challenges are growing inlerese in laws �ha� protec� local �he supeis�ore? becoming— pollution, global warming, businesses. Greenwich, Connecticut's zon- m Who is the developei's anchor tenant? overpopulation,waste of resources and och- ing ordinance permics�he creation oC"Local Thc developer may argue thal he is no� free ers—che real hw•dle is in the mistal<en col- Business Retention Zones,"deCtned as zones to disdose the tenant's identi�y, b�u remem- lective belief �hat we simply can'c do that "do no� depend on areas subs�antially ber: different retailers generate different traf- anyching about them ... so all of us are larger than the neighborhood districts �hey fic and sales volumes. Yau need io I<now worl<ing harder to understand �he environ- are designed �o �erve and do not atu•act a what these are in order to assess�he projec�'s mental issues...and to do the righi things in significant part of their clientele from impac�. all of ow�stores across America." beyond the surrounding neighborhood." If your local �o��crning body has dccid- Planning commissioners can roint out Bnns on "�nrmula"develor�rrtent: Lool<- ed �he �own shc�uici have the supers�ore btu the inconsis�ency between such s�atements alil<e fast food rest.aurants typically accom- w�ould lil<e cer�ain changes in the store's and a company's insistence on building pany superstoms and crea�e more s��rawl in dcsign and appearance, it is entirely a��pro- "sprawl-mai-ts" that are accessible only by their own righ�. To protect ics uiliqtie char- I pri�lte �o su�est such changes. If your orcfi- 1�uomobile, a major conu•ibutor to air and acter, Solvang, California, recenily enacted I nanc�calls for special design re��iew of l�u•ge water pollution. Use �hese public corporate an ordinance that bans "formula res�au- ��rojects,yott may be ablc �o require desired statements to press developers and retail rants° in the �o�vn's "cow•ist commercial" ch��nges. lf nnt, you can still asl: thc de��el- gianis to build projec�s �ha� zu�e community, zone. Other communilies, including I oper ancl retailer to mal:e certain dcsign as well as em�irom»entally, friendly. Carmel, Califoi-nia, have placed res�riccions � improrcmcnts. Na�ional rctail disro�n�ters Besicles these techniques for pei•suasion, on franchise restauran�s. I � PHARNI�IGI T ° _�.. I� G�A� 5 6/G�KI" NOGfI,G/G, YOUR ZO,C•l')0 SQ.FT. SUPER- �E�SEGL I�� GUAXNAONEA,P�ENGYIGH. ; YOU/-IA�E .�. OH,RlGHT,.. PHARMAGY/5 Fx�//JG TOAGT . �MF�I� ��• ��� '� ,� � , ` N07�1/NG TO �–' a�i;�. A5 A lJl?AGU FOR MY� EGSE.l.LY11G > CQl3 '; 7f�FOR` lT�NOT�i�C`. I M --,, lUORRYABIXJT —=� 2 C�AFTS!CC�OU PlGES? `�' Y�'J,6/G. � 0 5Q.FT. pR(Xa STORE. I A THlRl7 GENERA- p$� ; (,�AG-MARTGfI/6L � /� IYJN'T 7H/NK 50,i �Ol�. TIO/N�/�D/R,UEG/5T� � y SERl��ASA y/�� d ° YW L(� .•-......- \.i \ . / p vi%v ,.,�.,� � � MA6NET,CIZ�" ��j� �'� I R!/'/i�! ��-��w%•a AT/M6AB�N � � e ME.� ��f�,, b �'OR f�GL l0- � �` �� � II � CAG a7URE5.� � � r � — j � �' = l L �7� v.` � � ,�,:�; ..;.,:: ;:;::;.:;.,:.:::.;:.:;:�:>; �\11 � �`-o � � �� �l 9��E vi .�'�i � PLANNI NG COMM 15tiIClN LRS JOURNAL / NUMBER 17 / WINTER 1995 Design guidelines: Cambridge, Massa acobs, Visconsi f�Jacobs u City of Luwrence, utnnce E. I3ectumone has chusects enacted special design guideline 2%[:2d 1111 (1991.), ed since 1989 us the requiring new commercial development co In considering any of the above tech- Nationul Ti�ust for Historic include a inixture of uses — e.g., retail, niques, planning commissioners should, o[ Prese�•vntion's Direckor for � �k ,`� housing, office anct rescaurant — thereby r_ourse,cansult with their legal counsel(and Stace fr Locnl Policy, She is reduciiig d1e need for car crips. The guide- other appropriace legal experts) to make the nu�hor of the recently lines require walkways linlcing buildings to siu�e all relevanc laws are complied wich.I�is Published booh, "Now adjacent neighborhoods,yet another step to also cri�ically important [o crea[ property Superstore Sprnwl Cu,1 Harm Comrnunities and reduce automobile dependence. As a result owners and citizens fairly and caurteausly ��Q�Citizens Can Do About It"(1994). of these and oiher guidelines, Cambridge throughout the planning process. succeeded in persuading a major big box [Eciitar's Note�appear on page 18] � retailer— the Lechmere C�ompany — to ��MMING �7P: buitd a multi-level store with �tn auractive There is growing evidence that our bl-ick and glass facade and no surface park- sprawling land-use pat[erns and the auto- �����"��� ing. Half o(the store's customers arrive by mobile dependence promoted by such pa[- _"� ��w Superstore Sprawl Can foot or transit because che developer provid- terns are exacerbating a host of social Harm Communi�ies,i�y Gon- ed sensible pedestrian amenities and transit problems. They are making it difFicult far stance Beaiarnont,is availau'le by calling connections. people who can'� drive, such as the elderly, jhe National Trust for Hist�ric Preserva- ' Plans lhal support dowiieowns: lncluding young cl7ildi•en, and the poor, to interact tion at:212-.Fi73-4255(it costs$16 �� good,scrong language in a local comprehen- socially or to get to jobs."I'11ey are contribut- including postage).Helpful gczidance sive plan can help a ciey defend zoning ing to tl•ie financial stresses of low-and even can be also found in four publications: ac[ions in cour[, as Lawrence, Kansas, dis- middle-income households, whose trans- Rurr,�l By Design by Randall Arendt; covered in 1991 when bot11 federal and state portation budgets now rival cheir housing �sion for a New American Dream by cour�s upheld the city's denial of a cornfield budgeis, according co the Bureau of L�bor Anton C.Nelessen;5aving Face:F-low rezoning for a sprawling mall on the ground Statistics. They are fostering a degree of CorporaCe Franchise Design Can Respect thac sucll development would viola�e the social anonymity lhat lnalces it harder For Cornmunity Identity by Ronald Lee Flem- I plan. The plan saicl: "It shall be the general residen�s of a community to get to lcnow ing;and Sa��ing Place by Philip}3.Herr. r�olicy to emphasize and lend support to the one anocher. Wors� of all, they are stifling The first three arE available from the Central Business District as the primary the development of civic]ife and communi- tlmerican PlanningAssociation Book- regional center and to analyze clasely any ty spiric—cwo prerequisices to solving this store,31?-955-9100;the last one,from proposal for the extension of regional, com- country'.s formidable social problems. the Nationat Trust's Northease Office, muniry, strip or spot commercial develop- Planning coinmissions need to examine 617-523-0885. ° I ment in light of potential negative impact on their land use policies to see whether they Far addi2ional inFonnation on.le�al ,� i the CBD area." The U.S. Court of Appeals are encauraging �11e kind of developmen� issues conceming superstores,see"t-Iow � to Co e VJi[h—Qr Without—'Pi - � held that "...re�aining the �-itality of the the community really wants. Should super- P g downtown area was a legitimate in�erest of� s�ores be encouraged, or even allowed? IC �o�'Recailers"by Alan C.�JJeinstein in ? �he [Lawrence� ci�y commission. Declining allowed, should the community, through its the,iuly-August 1994 issue of Zoriing and o �o rezone property in a manner tha� would land use laws, exercise some control over Planning Law Re�ort,published by Clark " �hreaten the vitali�y of the ciowntown retail where they are located and how they are Boardrnan Callaghan,212-929-7500. a 2 area is rationally related to �hat p�u•pose." designed?Z'he choice is yours. ♦ ; � 0 ;; � GUEGC,FOGlCS,I GdANT TD TN.AiVK UH...R�AG�Y?�1J�GL,I iWG�i/ ���r� HEMAN fRtIM Gt/AL-MAR,T R YDUFORAGLYOIJRF�E(>i3AC�! YOJ'L.l.IUANTTOO�=�1?6TH/5! �p�/N��! AGL :� l�J�!/EEc'KNILf/Gt4H,�JTNITHlA�1. �" I'GGBEPRE�NT/NGOUOZPRO- THE7UGUM/SCIEARGYOY�/P�D.� YOUCAlV'T OPR�5EP, ;;:•:::>::<:<:::;»::>: '' _ � ;:;<::>:.::::::::::; � R�J-,AL TO YOUR OLANNING �TUST,.. � '` , � ;>;;:;':; h'iY60D...(AIHAT'U � —'"� BOAk�500N... , � / a , 5AY NLI Y. ':::: NIGfdT. <!:' 3 iA8 a �0�9`°°-� 7�1/NK 50. <::;::>:'€i:[>::;[>: ..Z 7F�MY = ��yJ/� j" GET'Sl/IJTE � ;i'';';';`'�`:: 'NIGHT.�;;:: �pRl�,4ATE >; � � ��� lAOKS UKE � �� NO/�/.ALG � � �I� NlGH7'� '!:: �9R57��?;:; � � /�'/�ieEAGG �!i/',/ INFAI/OR, �e � � >::::::>� < � \ w g9 l �" HE+�..,1�.� Y ,.��i SAYAYE! � \\ � _ �" ) � �`'1 � �i � l � � (��uiAr�l���, J �? / r T �/G ✓ a � � 1� V / � (� J � � ll��� : 1� � <\ �..J ��V..w n ,/�: '>.':`� �o-' `� �� ,,� ai.v R � P L A N N I N G C O M M I 5 S 1 O N E R S J O U R N A L / N U M Q E R 1 7 / W I N T E R 1 9 9 5 _ __ ��jtg�g�g ����� �� Frank Woolworth's handising(Tradittotial]tet�iling"; "Iviuleiuinit ���4������������� 5-anc1-10 cent slore arkee�hare,has expanded over tkte years ,,, chain, and George f. � �;_,,,:�,;,� ,;,.;a,��'�,,, such businesses now account�or half ar cluse � �����g°�p� ����� Wl�.elan's United s � to half of all retail sales. ... There are several ebe ����p Cigar Store ernpire, �Y , suoen a,oa� factors that suggest cantinuation oF multiunit � @"p Chain store „�r � � market share growth during tiie foreseeable An excellent, in-depth analysis r � �, growth accelerated % future. Technological impravements facilitate of the economic imp�ccs of a proposed�Val- after World War I. `�o��� the type of centralized rnana�ement that char- Mat•[slore was recently prepared Uy Thomas This, in turn, led to , � , ;>=::. acterizes these organizations. The ecoxiomies i�;; ,r:,,:�; Muller�'Elizabeth Humstone (for the Ver- the f rst organized opposition to chain stores of scale that res�tlt trom increasing store count mont Natural Resources Council). The study by members of the National Associatiun. of and the ability to divide tasks beeween store looked ac the impact the store would have on Recail Grocers and other independent retailers, operacions and central merchandising put downtown St. Albans, Verrn�nt, and on as well as wholesalers who were being them in very powerful positions vis-a-vis both Franklin County. Copies of the re�ort, Eco- bypassed by the chains. The independents their customers and 1 nornic,Fucal,a.nd Land Use Impacts of Proposed argued thac the chains were engager�in preda- their suppliers." Wal-Mart Store on Franhlin County Communi- tory price-cutting,aimed at driving them out From T'he Future of ties, are available for of business.The battle against the"chain store U.S. Retailing: An �� � �6.50 from: VNRC,n menace"was on. A enda ar the 21st � �1 y 9 Sailey Ave., Mont- , g f � � � � � ar,rh. >.�.,�; ,� The anti-chain strategy centered on enact- Cerittiry, edited by S��ER 39on� pelier, VT 05602; ?;,,r,:��,:�-�.,....<<.•,;.,u,...r;� c ing state chain store taxes.By 1)29(the year in Robert A. Pecerson 802-223-7_328. Also � � � , which chain stores'share of total retai!sales (Quorum Books ��._ of interest is a related SUPER STORE nationwide reached 20 percent) a number oE 1992) - �''� � video, Bnch Against ,o o' o a states had enacted, or were considering, such The boom in catalog 6Y TV shopping,and the Wnl, narrated by � taxes. North Carolina, for e�:ample, sPC a (lat- the future growth of interactive electranic commentator Ron � tax rate of$50 per store on each seore in excess shopping,v✓ill also have profound impacts on Powers,dealing widi the effects of this lcind of oC one.Indiana adopted a graduaced tax,with retaiting,and,in turn,on the physical shape of def�elopment on sm111, rural coinmunities. higher per stare taxes as the nurnber of chain our communities.For a good sun�inary of[he The video is also available (rom VNRC ([or stores increased. The U.S. Supreme Court, in curren[ state and future prospects of $10.00). 1931, upheld the c�nscitutio��ality o[these "teleshopping"and"cybermalls" see "Will the Vermont's Lnvironmental Board, wizich �;ixes.Stnte Boarci v Jachsort,2.83 U.S. 5Z7. Information Superhi�;hway be the Death of reviews major development projects under the Ironically, not long after the Supreme Retailing," in die April 18, 1994 issue of For- stace's land use law(Act 250)this past Decem- Court's tuling,the anti-chain movement began tune. ber denied Wal-Mart permission to build out- to ebb. The chains successfully fought bacic side of down�own St.Albans.The Board noted ��,{th large-scale acivertising campaigns pro- �d ��� �� that"on an overall basis che public costs of the rnoting chains'benetits to consumers. Con- q` ��� �����`�� �I �roposed��roject are projecced[o outweigh the sumers seemed�o a ree,as chain store rowth �' � g g "Today's economics and the j pi.tblic benefi�s... che ratio is projected to be continued.Interestingly,the chains sought and growth of[ranchise business has, for all ', approximately three dollars of public cost for ��ined the support �, � practical puiposes, run individual opera- ' each dollar of public beneClt."For more infor- �f two Icey con- � ,� � tions off the main drag ... Thus�vhat we matiun on lhis decision, conCact die L~nviron- stituencies: farmers . SUPEA STOFE see everyplace tends to be d1e same. The mental Board at:802-828-3309. and labor— farm- s� � pseudo-vernacular of McDonalds, Exxon, � ers, by stressing tha[ �� Long John Silver, Midas Mu[(ler or Piagly e��.�� ����L o.o ° °� ° I �Niggly appear everywhere. And each of -, A� chains relieved �he \���i� their roducts are exactl alike and reliaUle o � ���.Q�!!R�t:�� ,u��r,,,� P Y -' � problem of com- ��i��,, ���� � —we can depend on that. So it follows ' The impact of superstores moclity glues; laboi-, � `� that architecturall ihe shouldbe identif- �. ��u��, . Y Y � discussed in Coiiscance Beaumont's article is liy en�ering into col- `����''°�,���;: , .� ���I��,, able as what they are. That is precisely � only the latest chapter in the story of how lective bargaining agreements with key AFL what an icon is: easi.y identifiable,about y,, retailing has bcen cltanging over the years— wlions. itself and bearing a direc[resembtance to �"" and ho���this change has alfected our commu- In the laee 1950s, chain stores entered some�hing familiar." '°'� nities. another perioci of expansion that continues Fr-otn: "�lrchitecturu[Icons: 71ie Bes(Surprise 1�1 � Si�perstores 11a��e their roo�s in the chain ���]ay. In fact, more than 95 percenc of�oday's is rIo S�upnse,"by Deiinis Alnn Mann, in Icons � stoi-e system that tool: 11o1d when �he Great chains started in the last dlree decades. of America, edited by Ray Browne�Murshall Atlantic �Sr Pacific Tea Company (A&'P) was Looking ahead, most experts foresee con- Fishwich(PopulnrPr•ess 197�3). tounded in New York City in 1859.Within 20 tinued growth for chain stores(now referred I "The sudden arrival o[the chains pro- , yeais, A�.�'P had opened 100 scores. AdrP was to as "multiunils"). As Stanley Hollander&' duced pareicularly dramatic results in ,i soon followed by other food stores,as well as by William Keep nute in their article,"I��tass Mer- smaller communities. A Pennsylvania PLA NN ING COMM fSSION ER5 ,JOURNAL / NUMBER 17 / WINTER 1995 I tnw�Y oC 1.2,01701 l.new in the late 1960s ��e�t����� (����g�y�y n we even begin to think about more had��erha�s cwo or ch�•e�fr,u7cllised ottt- continued from pnge 20 mplicated design issues, such as the lets, Commercial acNvity f'ncused on a wa buildin s relate to each other and to prosperous main sci•eet wl7ere reiosc busi- alarmingly soon. Stil(, Saralo�a is cloing Y g nesses were locally owned. Visitin�the very li��le to rnal<e the best o( its true �he slree�. In �his area, by the way, we area ten years tater,I wfis shocked to see virlues. l am convinced thac Americans continue to fail spectacularly. the economic transforma�ion, Where have Titerally losl the abili�y �o think The mosl impunant building to be fielcls and homes had siood, franchised about their surroundings, and for a spe- erected on Broadway in this half of�he c,utlets now lined the highways leading co cific reason. Historically Americans have ZO�h Century was the Ramada Renais- town, Downtown stores chat h�d once nol had a high regard for the public sance Hotel (since bought by the Shera- tlouristied had closed ar moved to the three enalls that hacl sprouted in outiying realm, and this is a very ttnforcunate ��n chain). This hotel was designed with areas. �hing, because �he public realm is �he 110 shopfronts on Broadway. Instead, it Prorn: Roadside Empires, by Stan Luxen- physical manifestalion of�he common presents four blanlc brown steel fire berg Nihirig Penguin 198S). good. When you degrade the public �oors (from the hotel's conference . realm,as we have, you degrade the com- rooms). This is �he face that �his huge ������ ���r��r mon good, and hence you impair the and important building shows to Sarat�- ���CiS ��9�° �$i� ��� ability of a group o[people incorporated ga's most imporlant street. Na�urally, it is ��i0��`� as a republic io �hinl< about the public a colossal failure as a matter of civic art. In an eEfort to develop a planning policy in[erest. The street at that end of town is dead al for"big box'retail outlets (i.e.,supezstores), This is why�ve no longer possess the all limes of the day and night, for the the City of London's Planning Division has most fi.indamencal no�ions of civic art— simple and obvious reason �hat there are researched the locacional needs andimpacts civic art being the eff�ort thal we make to no des�inations for people on foot, no of this form of retailing.The proposed policy honor and Pmbellish the public realm in �'eason�o be there. includes locating big box retailers wi�hin order to make civic life possible. This The knowledge necessary to build existing and planned commercial centers, sllows very clearly in the way that we really great towns lhat people would inscead of wichin quasi-retaiUindustrial areas. have trea�ed lhe stree�s here in my lown deligh� to live and work in, was fully in Thi�would have the advantage of boch utiliz- �(Saratoga Springs. Design elemenls that p�ace, was fully possessed by Americaiis I ing existing public infrastructure and ensur- a Ew-opean child of twelve woulc� grasp in our grandparents' day. We have ing a "level playing field"between Uig box ins�inctively are completely mishandled thro�m it al] into the garbage can. lt is as re[zilers and tradi�ional re�ail developmenc 11ere by grownup experts in the design �nuch of a struggle (or us to regain this (by precluding the -� �..� �� � lost knowled e as it is for a stroke victim ,� „ �, and building professions. g use of cheaper ,� 1� to leam how to s�eal< all over a ain. We � � �r� For instanre, a 1�ew years ago when 1 g industrial land). �� `°����';�, ;.�;' �►�c �reat mall incursion be an, lhe town are also in the unhappy posi�ion of learn- I The pmposed poli- '� "'�� � � ' '`'�� ;" �' g in that wi�hout a re ard for the ublic cy also calls t'or dccided to "fight back" by installing Vic- g � 1� � � � � ���" toria noi d l a m p po s t s a n c l s t r e e t l�e n c h e s t•e a l m, f o r c i v i c a r t, o r c i v i c l i f e, w e w i l l designating°com- � iobabi not have much of a civilization. r F a }TORE' �,/ �'�" . ;J:� o n I 3 r o a d w a y. O n l y �h e y m a d e o n e s l i g h t P Y � mercial polir_y �.;, Tlte future �vill re uire us �o do thin s a r e a s" w i t h i n t h e � ^' " � i»istal<e �n�ith the benches. They bolted Q g � �M � � �!� ` them into the outside ed e c�f the side- vE«er, or the futw�e wi l l be long �o o�her � City having area- '�` �' g i s��eci f ic design guide lines an d specia l po licies �'�'�l l:s fa c i n g t o w a r d u-a f f i c. T h i s f u n d a- peo ple in other societies � to beuer address unusual mizes of commer- ����'1L11 error in thinking that people sit �������>> �-��,wcud 1<wuder is }��5�, ,<,.,� f� ��: � � cial uses,including big box retailers. outdoors to watch cars, nol olher people, nc�au�hor o("The Geo�rn- ;���,.� �,�� According to John Fleming of the Plan- illtisu-a�es�he pathctic level of civic arl as pliy u(Nvwhere,"n boo{e ning Division, "the policy approach recog- it is ��ractf�ed here. 1�o R1�lI<e malters cibout thr rconomic nnd ;�> ``` I , sncinl cortsc uE�rices o sub- r`� °=�`� I � i�izcs ihat big box retailers aire part of the �vorsr, the original problcm has becomE �1 � � < , � reiail marlcet's continuing evolution, and incorrcetable. As recenlly as this April, ��'�'��" �p�"cnvl, cuid �he '�` " ', � necd ro d�cinge rnn�cen�re�1L l� ' � seeks to give them an opportunity to come mcmbers uf the Downto�vn Busin�ss � I y� into �he City, but in a way that is consistent Assuciation beg�;ed the Department u( ""��'70C�`o(lund-usr pinn- , � with ihe City's goals of encouraging com�act, Puhlic ���orl.s to mo��e the benches "�"� H�� is thc cnithor u( � ���Glu othcr books, nll novcls, n�ormcr eclilor wid� �p coordinatcd clevelopment within rnmmereial aruuncl so lhe�� facecl the side�vall., and Rollin�;Stnn��,'�1n�;a�ine, and a regular coii�ribu�or ', � nodes and associated corridors." tl�r DI'��' rcl�used on the grottnds lhat sil- �„nc�Nr,v 1'ork Ti�nes Magatu�e. ��� � Por a copy of London's policy framework ���'S I111}�Ill extend lheir legs and �rip report, contact John Fleming, c/o Del��• °� ��rclesli'ians! Planning &' Development, City Hall, 300 The most j�athetic aspect of all lhis is Dufferin Ave., London, Ontario N6A 4L9; that ii ��•c can'l sul��e i»inuscttle problems 519-661-5343. lil:c bcnchcs f.uing thc �vrong �vay�, hu��• PLANNING CC� MMISS1 �1ti i Rti � c11' R '� AL / ti l' M13F I2 1 7 / Ull NTER 1995 INSIGHTS . �v� �'� e�� lJ� 1� vV� � ,�� by James Hownrd K��nsQer j * �E�,�!�ae town where I live, Saratoga Che 1950s and replaced by st�ip malls with county road across from the old dump. Sp�'irigs, New Yorlc, like practically huge parlcing lots fronling on Broadway The reason it was moved, by the way, was every other town in America, ls and i�s adjoining streets. All sorts of inap- because there wasn't enough parking. Do under assaull by forces that want�o turn it Propriate suburban building forms were you suppose the children cared about the into another version of Paramus, New Jer- imposed on downtown sites—ridiculous parlcing? , sey,wilh all the highway crud, chain store one-story structures with blank walls,sur- Saratoga's plight has been aggravated servitude,and loss oEcommunity thal pa�- rounded by bark mulch beds and, of by the fact that the northernmost of its tern of development entails. course, acres of parking lots—destroying gateways, Exit 15 of Interstate 87, lies Ironically, the forces who are ready to i within the adjoining town of Wi1Con, p tivhich has aggressively turned the land permit the most radical damage to the > around Exit 1S into a feeding frenry for town's his[oric character consider them- mall builders, nationa� discount stores, selves the most conservative; while the D franchise fry pits,and other agents of sub- groups mosl concerned with preserving urban sprawl in order to pay for its grow- the town's best feacures, and even enhano- � ing roster uf"revenue-loser" residential ing them,have been branded radical. • subdivisions.Wilcon has become t11e Anti- Until World War Two, SaraCoga had ;aratoga, both in physical layout and eco- che character of a cicy in che country. Its nomically, its chain ste�res sucking the business district was a very densely devel- � lifeblood out of our downtown. oped grid of blocics cranuned with build- � � Wilton, of course, will have to suffer ings tha� stood shoulder �o shoulder. The � the consequences of its heedless and ' pat�ern was classic Main S�reet USA— brainless "growth" —and I believe �hat though 11ei-e �he main drag is named suburbia of its cype wiil begin �o tank ouc Broadway. Spol<ing off Broadway were a . ' half dozen major feeder screels, all lined continuecl on pc�ge 19 , B ' � P L A N N I N G ' with buildings, all vigorously mixed-use, C O n� n� I s s I O N E R 5 ' wi�h m�ail businesses, offices, and aparl- " �° p ' men�s clisposed in an arrangemen��hat has � g � ; been the basis for good urbanism since � � �+ classical antiqui�y. Several Ill�lll1Il101I1 V]CLOI'l�ll ho�els gave ihe town cosmopolitan swagger— �@�g ���@j�� ������ 0eC � and fabulous public spaces,along wich the all pedestrian in�erest. The blocics on renowned racecourse. And of course�here either side of Broadway were leveled in a ° More on community leaderslii� were the springs. The residential ring mend�cious urban renewal scheme �ha� m A"tahings"law pr�imer around this downiown core was devel- lef�90 percent of tha[ land in parking lots. oped �o a density of about four �o eigh� N(any of�lle functions of everyday life � Gateways to communities clwellings per acre, on a grid of n�ee-lined were�aken out of downtown and scat[ered II streets, in a readily recognizable pa�tern out in[he countryside where t11ey are only � Understanding I�e�f01"1?1Q11LL'I7011CIS we might call Small Town USA. Saratoga's accessible by mo�or vehicles. Las� year i[ urban edge was ciearly defined: beyond was the new junior high school, moved ° Conducting community sun�eys East Avenue and West A��enue lay good, three miles ou� of town along a busy state I well-farmed farmland. highway, to which students are explicit(y 'Mahing the right motion:��rocedural basics � The pas� forty-odd years, oC course, I�orbidden �o walk or ride�heir bikes. This e HighIights oJout-frst planning I just abou� e��erything has been done lo year it was the public slca�ing rink, which commissioner conference call desu-oy tlzat pattern and dismantle the was removed from the cen�er of lown and town. The maimnoth hotels were razed in stuck three miles G-om Broadway ou� on a �And mor-eJr�om our•regularcolumnists I PLAN N I N G COMM ISSION1: 25 ) OURN .4L / N UMBER 1 '1 / 1NINTER 1995 e