11/15/2004 - Packet 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PLEASE NOTE: The original paper record has been archived and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 Att�i� ,
City of Tigard
Community Development
TIGARD PLANNING COMMISSION S hoping A Better Comm,,nity
NOVEMBER 15, 2004 7:00 p.m.
TIGARD CIVIC CENTER—TOWN HALL
13125 SW HALL BOULEVARD
TIGARD, OREGON 97223
1. CALL TO ORDER
2. ROLL CALL
3. COMMUNICATIONS
4. APPROVE MINUTES
5. PUBLIC HEARING
5.1 ZONE ORDINANCE AMENDMENT (ZOA) 2004-00001 CODE AMENDMENT TO
ALLOW BULK SALES IN THE IP ZONE
REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table within
the Tigard Community Development Code to allow"Bulk Sales" as a permitted use
within the IP (Industrial Park) zone where presently this use is prohibited. Bulk Sales as
defined by the Tigard Community Development Code are "Establishments which
engage in the sales, leasing and rental of bulky items requiring extensive interior space
for display including furniture, large appliance and home improvement sales."
LOCATION: Citywide. ZONE: IP (Industrial Park). APPLICABLE REVIEW
CRITERIA: Statewide Planning Goals 1 and 2; Comprehensive Plan Policies 1 and 2;
and Community Development Code Chapters 18.380, 18.390 and 18.530.
6. OTHER BUSINESS
7. ADJOURNMENT
•
CITY OF TIGARD
PLANNING COMMISSION
Meeting Minutes
November 15, 2004
1. CALL TO ORDER
President Padgett called the meeting to order at 7:00 p.m. The meeting was held in
the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd.
2. ROLL CALL
Commissioners Present: President Padgett; Commissioners Anderson, Buehner,
Caffall, Inman, Meads, and Munro
Commissioners Absent: Commissioners Haack and Sutton
Staff Present: Dick Bewersdorff, Planning Manager; Morgan Tracy,
Associate Planner; Jerree Gaynor, Planning Commission
Secretary
3. PLANNING COMMISSION COMMUNICATIONS
The next meeting will be December 20th
4. APPROVE MEETING MINUTES
None
5. PUBLIC HEARING
5.1 ZONE ORDINANCE AMENDMENT (ZOA) 2004-00001 CODE AMENDMENT
TO ALLOW BULK SALES IN THE IP ZONE
REQUEST: A Zone Ordinance Amendment to amend the Industrial Use Table
within the Tigard Community Development Code to allow "Bulk Sales" as a
permitted use within the IP (Industrial Park) zone where presently this use is
prohibited. Bulk Sales as defined by the Tigard Community Development Code
are "Establishments which engage in the sales, leasing and rental of bulky
items requiring extensive interior space for display including furniture, large
appliance and home improvement sales." LOCATION: Citywide. ZONE: IP
(Industrial Park). APPLICABLE REVIEW CRITERIA: Statewide Planning
Goals 1 and 2; Comprehensive Plan Policies 1 and 2; and Community
Development Code Chapters 18.380, 18.390 and 18.530.
STAFF REPORT
Associate Planner Morgan Tracy presented the staff report on behalf of the City.
He advised that this is a proposal to revise allowable uses in the IP zone,
primarily to allow bulk sales (specifically furniture sales) around the Bonita/I-5
interchange. Staff recommended that, instead of a zone change for two specific
parcels which may be considered spot zoning, a text change may be more
PLANNING COMMISSION MEETING MINUTES—November 15,2004-Page 1
® •
appropriate. The applicant has proposed an unrestricted allowance of Bulk Sales
in the IP zone which under current code standards consists of "Establishments
which engage in the sales, leasing and rental of bulky items requiring extensive
interior space for display including furniture, large appliance and home
improvement sales.
Tracy reported that staff analyzed the Metro's Regionally Significant Industrial
Area protections under Title 4 of the Urban Growth Management Functional Plan.
This title creates three classifications of industrial lands: Employment Areas,
Industrial Areas, and Regionally Significant Industrial Areas, each with increasing
levels of protections. In Tigard, there are no areas of"regionally significant
•
industrial lands".
The predominant portions of I-P zoned land is in the Industrial Areas. The
restrictions on retail uses in these areas limits commercial uses to 5,000 square
feet per use or 20,000 square feet in combination with other uses in a
development complex. The purpose of this restriction is to limit uses only to
those that primarily serve the workers in the industrial area.
There are however, large areas of IP-zoned parcels that fall within Metro's
"Employment Areas" designation. These areas allow a greater mix of uses, as
they serve the workers, businesses, and residents of the employment areas.
These uses are limited in size to 60,000 square feet in size per use.
Based on the nature of the Bulk Sales Use, which requires "extensive interior
space for display" the 5,000 square foot limitation seemed an inappropriate
match. However, staff felt that bulk sales were an appropriate use for parcels
that combined both I-P and Employment Lands designations.
Tracy advised that staff believes "bulk sales" to be an appropriate use in the
employment land areas of the Industrial Park zone since bulk sales refers to the
sales, leasing and rental of bulky items requiring extensive interior space for
display including furniture, large appliance and home improvement sales. This
extensive interior space, need for large service delivery vehicles, and limited public
presence are similar to wholesale sales or self service storage which are presently
allowed. The Industrial Park zone is appropriate as it seeks to establish a campus-
like setting. To ensure that campus-like setting, a restriction on outdoor storage is
also recommended by staff. The I-P zoning district provides appropriate locations
for combining light manufacturing, office and small-scale commercial uses. Only
those light industrial uses with no off-site impacts, e.g., noise, glare, odor, or
vibration, are permitted in the I-P zone. Bulk sales are consistent with this
description.
Staff believes that, to limit the commercial use to a "small scale," certain
restrictions should be placed on "Bulk Sales". These restrictions include
limitations on size, consistent with Metro Title 4 requirements, and standards to
PLANNING COMMISSION MEETING MINUTES—November 15,2004-Page 2
i •
require that all merchandise be contained indoors. To limit Bulk Sales to IP
zoned employment lands, staff opted to describe a general geographic area
rather than list specific parcels. The downside to this approach is that certain
eligible properties are excluded. The upside is that as these parcels consolidate,
partition, or are given new tax account numbers, the geographic area remains
stable.
Tracy referred to Exhibit 1 which illustrates the parcels that qualify under staffs
recommendation, as opposed to those that are excluded. Additionally, it shows
the IP zoned parcels that would not be eligible as part of Metro's Title 4
compliance.
Commissioner Buehner asked about Metro's concern for loss of industrial lands
in the area. Tracy responded that Metro reviewed the proposal and determined
that it is consistent with Title 4 of the Functional Plan (Exhibit 2).
Commissioner Caffall asked about the traffic impact of the proposal. President
Padgett said that would be a site specific issue and would be addressed during
the site development review process. This proposal is only for the zoning.
Commissioner Meads asked for clarification that all IP properties east of 72nd
would be affected by this proposal. She wondered if there was any available
land in those areas. Tracy said that a predominance of those parcels are already
developed, however, there is always the possibility of redevelopment.
APPLICANT'S PRESENTATION
Bruce Vincent, 825 NE 20th, Suite 300, Portland, OR 97232, the applicant's
representative, provided copies of a PowerPoint presentation (Exhibit 3). He
reviewed the proposal with the Commission, stating that the applicant agrees
with the recommended amendment language suggested by staff. He noted that
the retail items will be bulky, like furniture, rental equipment, large appliances,
etc.
Vincent referred to the letter from Metro (Exhibit 2). He believes they meet all the
applicable criteria for the zoning amendment. He noted all the businesses
inventoried in the IP zone area that have bulk sales.
Paul Schatz, Ill, 6600 SW Bonita, Tigard, OR 97224, gave a brief history of his
furniture company. He advised that they are currently a non-conforming use in
the I-P zone and, as such, cannot expand their business. This amendment
would legitimize their business and give them an opportunity to grow.
Commissioner Meads asked for clarification of the area affected — it is just for the
area east of 72nd Ave. as noted on Exhibit 1.
PLANNING COMMISSION MEETING MINUTES—November 15,2004-Page 3
•
PUBLIC TESTIMONY
None
PUBLIC HEARING CLOSED
Commissioner Inman asked if the Commission would be approving the alternate
action as shown on page 9 of the staff report, Section VI. Staff answered yes.
Commissioner Inman pointed out that footnote#2 on page 9 should be corrected
to be footnote#4.
After brief discussion, Commissioner Inman moved to recommend to Council to
approve Zone Ordinance Amendment (ZOA) 2004-00001, with the alternate action
as corrected. Commissioner Caffall seconded the motion. The motion passed
unanimously.
6. OTHER BUSINESS
President Padgett reviewed the Planning Commission's current board and
committee assignments.
Commissioner Meads gave an update on the Park and Recreation Board. The
Commission discussed the possibility of using Park SDC money and grant funds to
build the skate park.
Commissioner Buehner reported on the Planned Development Review Committee
and the Transportation Finance Committee.
Commissioner Munro gave an update on the Downtown Task Force.
7. ADJOURNMENT
The meeting adjourned at 8:00 p.m.
Jer -- 4, nor, Planni g Com sion Secretary
ATTES k sident {k 'adgett
PLANNING COMMISSION MEETING MINUTES—November 15,2004-Page 4
• .
Exhibit 1 -Consolidated Map of Affected IP Zoned Parcels
--v.:ft;i...;:Tii!....3--,141 wi 5':,,,•„:1!
II: yPti:IX4774V4.Vr" '''.:0,<4,7,,,r4PC"10 ri L:rilinowillirreilgnfi•5 Fil ii:lin Fi•.•4?-tl::Ir.,:
*A N ..„1/111/ mutralm••---- I ::-----:-I-=:==2:gilli r-■-;“ e:=1
F k67,140-7,---.4 410-* il 01.• \,:?44, 0.1M1;}).11,Ifilit. Illrg awe/jummililli kV,..,1111 %;',";iiiil ii E."41:1101:2
v,,,,S.,,,„4-;41',Nop 4;■- k e s.:***,\ iit-,00. • e:,,frop
..4..70_,/fsiS$.4*/,,,, tolo'Ak ik 04,..;,.'-.!,,, iiijr . Nekari.- Hai IN b61 all 1 .- "".,.:1: i.i.,ii IEMIZ.Una
■ti. 44"F4440 ‘1 .'. A,
. .0'141, `'N. 'AV,4‘11.'s /11 .'1.4.: Mir : MIEN
'4' %-ZO.N.4-4..t...4., ' v 10\N''' lrie • i 11.11.,...fir.ain 4:IN i lil Ei tifj144.1::4: . i g14:44114
11*,
Si lifr4;401,1,1.4P*i,sr°-.A. \ • - 411.6. ■I"11.,'"r-w mo I g.:it ii:ii ii::::,:;1-`2!•1__711.-,? I
4-111... .4b illoN
balk mum i II a giiiliziLut.mem iir
i.•(:,‘,,,:„.4....;1:7„,...* to. .22 , 10, vitt „iv Fr .411/111,If .,,,ii ,,,,_„,,,,,I,,i;1/41i.....,;........„
Iri, ../.1,... 6.1-;-;t.....•1
:14 I"ti 4:314k. lite;;;;};,!.4414 0\ . . 4g IlL %4111,•ova... an& - 1.11
•••, qui '10i,:pleipp tre-t,AV.?".s'
Ilk *,',50:410tterti-.:•44;411I-Ilikaalli 1 ihrt,'"' .. . EVIV.„a fit tik Vir
. .4,1.7:,,;:t., , 80,7•1„ HilkFli1111111741=m1 ---- ' Vilma•••■/1-4 31s,
lin_ Letts Iii? 40.11raldfitininira EMI Mai
' . I .:1 0. tik lirti.,-;,.....;Vtillittrntia 11
...,44:17tliry
twr '' It11-47'0 t"'
74/1.1.1 "...5114,Ilth:;itiV
ium7.114 .411111/11111400/Riga
him irra otol,44siii-al :um mik-
Vit.11 ilItil-Veml
main:AA 4.tdamiginginationts-V-1 7711111111111111
- 11111111126111111 0.,...0 11
immirmq Esip per.-mrimivi.,.4; Ara I-•4-...1.01!,-• .0.4i. all:„.....,.4*--- .... ..._
simin
Elff,v1=;`,F;T-ve:-1:01110,1541::P.. iiii;M!1.t,,I1'.** 10'1111.. inm.Mill anallirimmiror Iiiiii WIN
..w.„,...,•.%:,..,....mixoltitt,... 1-, ii,.-,,,t .u._z•,--. ,
-
! 12.111r re"EllINAMM116.gailijZtemii40 i. )tk 11111111111m mo.111/111 011111.101111111/1411111
!
atraphke
.!cram arrytml,c,":111••••• Int ratm woo ogiir-f: At . all an =Ell WM- NM Slis real linifilith *VI
I win:Namin .'"r --'41^II 7 F.ing.:A IN oliv;tA
1 iiiiiiii Illirgi., :irig‘Tre Or= .t.:t7.7-;1-=-Ir.-n.17:110 li 0/111P MEI . A saitrair...:Trawav,t, t..
1 17.1117 issurrIE 5 1:1A:::yrbir.:::r• " ,..,il,rar.. ,.., am , ,.. ...ft. i farm-ww:. raolway,w,Arm
....,1:4■4'.:FP r.ir II lir.III• ' • a kt.sk'I " • g ,1,1.."-4...,...r,..- .4.0•40,v4.t.
ri 1111 out 1 r ia in glop2/2 ;....2:i ofsio:...:r- LEI . la wa, . ringlii EV".5s. ‘.*K4v4.:9••••.
•. ,....gr..7,*••• p-4.5 r III.01: r:,:::ri.--Bps:immi I" --mi, •
i
ii......••••.....a:1P'yil.--, 4.0 1.41
•• gr...,„....bt4. mom.
1111 - ....-Vrillifx.................. Ala'
it am a. lir■• ,..ft ,,,,,,,,.R 1411.94 lir.....".11 . ,... •
111111 ,4 a.61 ii.1:-.-ti,=.411 4:V:Lli,41*sa...r. a I:LI 11-
:151:4Plgar LE:31;1: :0 11:,1 Et- .."up. . mi 1. •
.......,.. - - ......,,..,-5:1,,... ,
limb„„ :11 •••,..y.4" ii...F.-::,,.1 ,,......r. .1.......T: '.."1.:1=111W■i OM..V." . ....4 N.4.-.•••-•::--=Willi i i',.•\-V6C-41
r. ;i L1.13■;,,i;milibm.o.....atell l• ALN.,*...41131.7:....-17 --• -0
!!..-._.-f..Traligil■211. -1:11-att..--....7"'".IM 7174! WI'111 erg:."7,11 -‘
11...w...=;Tn.==ail:AI rapiimingl..
Pili&l:141.1. 1111r4f.i .:'i F,..i, Lrtree,..74,.5 .1.W.
i
t
1, 1..............E.........,rii.arincrarli IN
:
E.,.. 7,,:y...:,::...,.....: - .11k _,,H1.`
7,4*,_I ' e...r. "'"'"? : cti-L", MI t'or ii• . . Pm::.•
a gil
. ,,...4..,,,c-- .., 1....„ „.,:.,z„..,-„, .
y4,7 „r B. c„ ,7,,,,,, ,,...„ ,.. ..:., ,..„..4(pmj ga IN•IIP -
311:1 relill n',..".:N1 ttiN i,-,17,'Ni 1.•%.-•!. .-1-'=Au V- rig ,...,.-7" • •la' 1 III:.741,ril Mr"NIP Oa liigg'4'--46: "d
I
Vge_74;7.i7Eli l...`L'41/4,!.iir.t.1:;:talredi II":':"""i TVIP'1!'l.....'''''''l"""1"1".." -''‘. lir I 147 r"b II;all I Ill .1 ET,"Imiliblq!`.61
..,_ ._ ik......:-,..„„„
4 NM l''''Zs4, ■111 ik. %/1 211 mi sir Nil I■ ..4I-111111.110,."%il
'"MiiTRirle. Is ir--1:i 11:17,01: , Z -,„ ft. 'S. MI -. ■ a 1-...- *II,.
el'1.rqr-4....7%%2,4 1..:., .riff I li I 'r ' 11111i, Ismiltiritilai ri"e3 inrualyr.40
it‘
,.N
kg:ri,,,,atii 41q. ye:7i Ai-mai ,, I . jpr
11/ -'10iiiiiiProl elittlilik
404 sa-litilo0
afelli:,WEJI:44-11 • ,---41• .s.ti\ ..,al' id'''. .Ighk- 4-4...,,,,,.....*te
- „.1,, ,A. ■ .0.,
N,
rill, NII-N, igia , • 1 -131frallair Plikk• - P Ell I FAII EllifilifjOill 71 r 611.4 N i
1 IN11.111m11 MINN
IIIMUminsooll■'=...,ii■N/E41•11../.■■..1-MINI■•■•■.-...-..-. Afff WI-PP_./. Iii:iillbrill mirx-ItE Li 24:=:
---
IP zoned parcels (east side of SW 72nd )that would allow"Bulk Sales" up to 60,000
' square feet.
IP zoned parcels that are excluded from bulk sales allowance based on being on west side
• of SW 72nd
•
. .
• IP zoned parcels that are ineligible for"Bulk Sales" based on Metro Title 4 restrictions.
. `
■
® •
600 NORTHEAST GRAND AVENUE I ,PORTLAND, OREGON 97232 2736 �� ����
TEL 503 797 1700 FAX 503 797 1797
1j!�'''Qi j'
t.
ilk 471
RECEIVED PLANNING
METRO NOV 1 5 2004
CITY OF TIGARD
November 10, 2004
Mr. Morgan Tracy
Associate Planner
City of Tigard
13125 SW Hall Boulevard
Tigard, OR 97223
Dear Mr. Tracy:
Thank you for providing the staff report for City of Tigard file No ZOA2004-00001 in response to
my letter of October 27, 2004. Metro staff has reviewed the proposed amendment to the City's
Development Code. Adoption of the amendment as proposed, which limits "bulk sales" in the
Industrial Park zone within Metro designated Employment Areas with a 60,000 square foot
restriction, is consistent with Title 4 of the Urban Growth Management Functional Plan.
Please submit this letter into the record for this action. If you have any questions please contact
Tim O'Brien at 503-797-1840.
Sincerely,
/ 10.1:z21.
Michael Jorda
Chief Operaf • Officer
TO/ff
I:\gm\community_dev\share\Compliance\TigardZOA2004-00001 response.doc
cc: Jim Hendryx
Andy Cotugno
Mary Weber
Recycled Paper
. www.metro-region.org
TDO 797 1804
;A;bifi
,,..x4.4..,=.7....,-.- .r�y�.c•+. ....4.,f-- :-' _� .:.>€ -a"? "'..�•; �G S' rs� }''� „3'r.:^KU ... r _cam'_ `t' „,E�- -.+x'
�:'' r3^ .+IW ,>�pia..G'�2TS z`-x..yras:rn,vV"CA.. rxg„ s.:.Vial.-..fi?.,- -.'c` —. �-
L a/¢•y�s.` -'1 Cif :r4rn'^¢ ''''�u d?:.w.yn .- f3- , .: ST r^ Y -.'11. a7 3' 3^i� .�"
, t•? - • '.,-, e -;.," . ..43- 7` *"F 4 •u.:: .- --'...;-4.:-1.-.--;.,..- ;-.7-,..,
•
_..... v. ._ _.. _ . s _,_ .z.. :w
•
•
•
. _ __ _.
IAna1ysisbikdustriaI
•
...
a n : :yes
•
•
•
•• _
- Windshietd - SurveyinVentory of Current Land. _.______._ uses . __ F _ •
4.
• STS ! _. _�. .� p
. .
b _ .
Each—1:i s a . :nod: ;#o a Tigard. U s e •
.__.
, ,,
g
•
..
a � o - v._
•
- -Re ident:faI , .
•
Civic., :. . ri (•
k £ ti direr rat
IT:...:f.'4';',--''''47;:.'kr,f.-7:‘-.nYiglic..,,, n. us ri , s
.k" -TG +.-;'`. - v., .te •i�M,.i`'''F.;e .. s'�c aa. .-wx ,,. s. _ ac.�t.,wr _ _ _
�12 •� t� "F 1 `t o:� .6,••44,,,,,t,c v -t .- . t‘....: U . ..„ ..,,,R- ..y ,._ ...-......,s,„..,:::::„.:...„..,..,:„- .. :.... ,i, ...,..1...:,,,,::::14,.',
mss ' y�r�x .` i'c .., w xey s '� <`t.-,. - .`r s-.rz , - .••'�'_'.:.. i4'}'r= f+a .s- ,,_<^.33y_• k T'. 3` `41' '.a+L . '** '**it .k5�,4:':,..: '@'e � 'E' '-u.y `". 7.::'•.ea, s „.>_...",-.�.. .v
m,n Yr• - ,r @ st Y ,f �..rs- L +!,* 4 •' X ti' ., t2 _
`r- r``-t -". . -- yi., s ,rr,1.. l v, v ,«rz'1„4. '.y.r�rti�'f!'.. .r ::- ,.'',,; . ,^. r ,�
t;::rf vx z i,, -',�-4. C. .•s ri _,�- -y';,,3'# t'.-w r-u .r' ,-. 'h ,t,. ,.•r.,.� ,_'-y y. _Yr+� Ti,-
�. X{ ----- ` �y- -- �-'"-` S �:t^x�-.' e , e.` ,-'.. `- '' e :<r�-4'w'�F w'� ns' 'x` `#.`,Fa ,,,,,.`r''' f`S� .ts;_
- ,.as,z'.- ,-``°'
• - :;:s�` ' = '< ,.:,is.^� .s' `�a`. _ _,.t;.- �, - w a "rt^ ' y,u�w. _,. : r..
• • _
P‘---.724.;,...*-6,-.-e-_-.,•..4,•,---_-_r_.„-7_,_----_,---,,,l,
..7,-,- -—__----.----_--------:-.„7--_—. --,------_•-_ - ---,--- , ,,,, ,, ,,,,, ....-„ .-„--- „, tgd,-•-:,-;...-._YL-",'''',." -`14`-f,...,r.,_-;44W, _„., .,,.....,,-•64,•;,'''.",,A' ,,; . , ,,-71"'"' A-...i,, ,"-- '..,..-',....,14-:,,--,.41-f_.'
t_-,,,,,"..gF4,-L-T•,,,,_-- -•-.1.":-=„77,71-7:•77--,•,----.,,-,•.--: :-.-_- _ :-..:•-., -•,--,-_,,,,,,,_ •--,,,,-...-,,-,..----- -,,,,,s_2' v;-,'°:='=r''`''-'.•''kV:-#.4V:.:Y: Ttt.•' i .,F,- Ak ,It..;t",', .r!";:?,'':iii:'"-."": %,1r",,.. la':".?-..ti-t,e-,:A6.7;4,,, ,,,'-': -1,Se'/tVE7*,-,!
•-"Vriy.iV-"•-•4:-.^--:'-'••••••1,•=••-■C,' •^,-----,•'•'''••':•-•••/■-•,-- ''•,•,'•....-----.:',:•`;),-'- .-4•-•••-••••:..11, -,-••n,":-, „:1‹, , .F.--,=,-... -ir.... .. ..P ,41,-.. ,.., ,. -:-.,..,..,.12.4.04,tx,....„..s,ity,,,::,,,;,..3::::v•,..,..1, ,,,,,x-2, kz-_,.... ..-...._---1
---..t., .,..,.-...,..-,-%,. .. ,,,,,,,f-,E„.,..4. ,-,:,--;-,---'„. eAv:454,,,,,,,---..-4.--,,,wi..,,-:'.*;-n,14,.•• ,.,••:-.1.,,. ,- -2,.--Y -4: 1-4,§1.A.:.4,- _.,..,_ , „ ,,-.:•,.. , , .,,, ,, ...- .,A2,, -__ . ,- „,•;-,r -.(...1„..,•-•,-.,,,,„.•••-__,,,:-, -.. --_,- --_.•..-_-__::::.,,
'--,- •?.,1‹.ss,: _ k•-•:-wiz.../...--,_-•x-4'V'',-;•,,--_::::--t.;',1',..'-`;','-',..7',"-i- Ti;F:t'a?,,,,,,,--?,47.:'--._•--. -,4,i-,,,,,, ",.:Me,..,".,.....E.,., .--.".. 'Tr-,.1,.,"'""- `: ..' ,,„4,,,. , ..*:, -F,, -,,-,, . ,,T:F.„,, .., .,,,,,, ,,,„:„..„ .„,,,,, ,--„,,,,.._-,,, -,,.-.,,.;:::.,..:,,,k..,z4:41,Z,,p,„
,..:_:_,„...--,- .,---,-, -,•• „,----,,,•-•-• ,.•---••-,,-;--..,..,-.--',--.,:i...1-.014ef-'...,V,""4:,..7.:',"-- '="rt.';`•=4,14`Z,`":`,-'ti. t.', "."...,-.`*-^r t. ''• . . _7-e<=--,==,...-,,,
t•=4.,, , /4%--,, .. -..,..:::'T- z.:4-:_L-,- - 'il'.4., -„„.gr,';',--...__ .,-.ii,1_4_, --.,..-UA-:=2 -' ' ;••:‘;,_- ' -,- --..' ,•..- -:'-''' ' . '7 - • -` -- ',-.. ''
,-.... .!,,,...-,--71:..:, -„...2.-.-„,,_,,,_,,,:■•_ . a.,,v_ .,•.,..-....,-- ‘.•.;;;;.w&-x•-•:,,,•-•,i0k-o• --•••--„,--7, ---, _ ,__?..g.s•-,R.;•,..:.,-;•,- _,•, 1, -,...,t ,,,..L,„_,.,..,,,., _.,„__, ..,•.,. ___, ._...... ..........—_.. ,....._ _..........-._....__..:„,............--------,.-- ;.,,... .-,_•IA,.....k.k:--,•-;
- ,7,•.-",,,.-...q..c.,....‘p 4!"4:-e--,..z-..5,.,• .i...t-15, .,,...,..,,, ....,.. ..1,104;;,,,, _.- -,,,,44=5... '...,--.-=-",.. "'-''''''''''''''"= m....
-2.',--'..-.:,,--:$:,..1,1,-,--.‘Z,...--"-_-*-:-''--,=,.'":4,'.52,SP:',.kZ,:'::.15•A'7:`-VT,.l'7:;t41-4»:',....lf ' ' ''''.. , '
1 1 ti:.• ,‘;',"g•-_:_p-:;.-:,?,,,,,„:._=4::::::::Z,_ _.1..... . -.•., ..i.,, ,,,,,, ,,,,,..A.,,r,'''.., . '...-......4.4 .--r.... '4;-.... .. ,-, •`-'''''''''' ' - . • ,--"•= ,-,?:r.... ......:
f;'`::' ''-i7= -I -.- . -- ,--.L. 7 -- ---- ')---t-s:•'. • '.- -
. ,
- • ... -- • •
• . _ . _ , ,_____-_,_ __
_
. -
.,, --
Zoning Classifications - - - - --Color Key - --
.
. __ _•
. ..
- - ,i--p--------1-ndustriai-Pic ar --- ----- -
'------- --- - - • -- --- -- • - - l_ight industrial
.
• •,.
_______..i_____I_L____ . .,_ . _ _:. .
Light Industrial- - - - - ---- ---- ---L----‘ .--- -- -- - • -
_op eh_spate
,.,
. ..._.
. .
_______ ,.. ._ ..._..
. . _
C-G: . • .C-(2 - Geiferal COfrieftiaT --
. . ... ...... ....... _. _ ..
Professional Commercial k . • • - ' - -'M
l
oie-dium-Density. Residential
den•tia
al
..
._ ...
_____......
MUC-- Mixed Use---C-- onifneraal . -- --'-'-'''-
' 1.5 . '' . • _.,: -
,..,tivitl, ie., m, ,ti- se.i€, mp, .itymen4,_.,..... •.___•-f-..,--,,-?-,-;'.-s,lig_ eneraLCommercial.
--,••• .. •••-.-•:„.„.......„7-a - rxe . , . .
/4 " 1.13---131 '-iplanned-Developnient------ ----- Mbte-d Mb ommercia
..,., ...--. iifr '-‘. - —-- .-:--;=. ,---_-_-,.-, .---.-----`'.,:i--= ''f-' - - --- :- •-, .
.t-s-2,-;-=,-(_s•---::--_------10.._,,. -„.:.' :Tf.- -• --'-_':,,,„,-.'•-.rt-;•=;:_re' '' _64'-,„iiing. iiir. -__J- Q: Acr• ,..,:a. ,.... ....:-.--,
,,,,,,,,:%,:,,,,,,..0.4,441' ',--74,,k .,4;i::.. . 2,,,,, ,;; ;-...,,..,-,:.- ,I:pi:1007o' ..€111 vi irri7u.., Vt.%J.. 11Z,.. ,_ M.... ++. • . ,_.
-__.,,.....a-L-..,,,I-_-,-„,,,,-_,._.:.,,...4...,,,t.,...,;•_4._ .....„,,.. .--4.;._„-z,,,,,..,..,1•••71v.z.-: =-- ;".'•.4-a.' ' 11-•-•";: •,.-7 ...;•....:.--•,*t.;•21.•,..,.-1,,• ;I, '_::c.-,-,:-.4,••••'..--- ':;',:•.,;•-1A.
-4--:-.:VitOlea- Aitt,:f•59 ,IS,44:2. 1....',;:'-''4., a i--,-- ;75;-.4. __.-',,,1:•.. -,'?:- =At_:4'1,-i's::: .. _ ,_ ;,•-_,,r-r..vz,.-,-.-z.; -. ' '.-- -. --_-.-----.-?-,------- .
------iw:
•_'''itti,-' W.." '--Density-Residential.
[..,., --‘7;•-=_,•-,--P-v.,-:. -,ra-eawigglogi aa4,.0114--,zikaigitt.au.ii4z-J-zeg-*-4.4.-4:4* - -------7---,------..---------------------------- ---- --- ,„,_, .
,.....„.,,,,,_...„ , „...„,„,,,,,,,..-;_,......„...„.,•„... -,..„_......• :„.4 ...c.,., --,„ :-.!.., : .•-.••- • -•••••-•••,--- 73,1,. •,.:=-1.,:-- -:' ---,-;•.-r.--:-...-_, _.-'.... ,-., ... ,-,,• ' • . -..-,.. ,..:.;
-,-, -,--,,,,, ,,' ,,,, -. ...11L,i - ..:-.1---.....t- ••■■1
,,, ,•"."--..,... ..•.••-x-,,-71.Z, Nnt',.=:. *•..,..,M-4.-4-41 ",,'"_Size.,,,. r'''",,,,,„ ':-=.,-. 4gUillnUUStorla
[-:-'-':' _;:.:1,-.7 ' ;',.---,..`,..v i th;-,-.: 11:=--mitit, ---` ,-..fk.-•,. -, „tri-.-4, p.5^-t--Slz,42,7-_.;-L,,,„,.,-„_-_ ,...; ....; - . , t
i. -,,,,-'-'1.4'''',.,,•---'...1:„:1;4,7.,-".7 ,,,,,,. l --- ..e.--f-.34-'•':„.;4,...•-•wwiur-.40•6 : !.--4i--,,v-,,., joiA Lot•:;-,:.--- :•No,-54-,-t.::.....,1,4'...-4,,,4 -?-,-,T,,„4„......w.,-•-•'---- -zi- F04- -..,—..-..,....--, .-.- ----. --!----,-----------------fr.„
'''" ----'<----. 9.,-4- --,,,r, .....:-,:----- - -.,,t..7.,-;.-,;::..-_-_: -•
w-..,---.--r.,-,,,t41•4••tr,..7'SA•1+••4&.w...-5-.4. >47 -----.'-i',.-------
r..--„_,....„.?4"9`1*-,W...5.:T-4 I'',--; •ritr: -'''-qt-'0'.'''-,- ,. - ''''r...„ ...„....• ..e...„___.. .f.,,..„...m;:„...„...•, _
',,,.i:-.=...:.=..,.;,--:-e6.-',,-.g.,,;,-t„,*,:'V',„.-...,:-i.4,•,,-,i4,-,,i:,_.-:;i1i-::;v 11rr;:,-‘11-7;.-0-;„t,lizt-2.,,,t,„,,.%:-rlwt--4-_F3—V'-;,.-.=@*V=-5@,:lo..?,--4_-,,.,.0..-..,--_,GjZ--f.,,=_.:Mci-.,t:,'_,t",,,„,,,':..-:7-'f4,a.‘74,,t,,,e,-,,,4t,,,,*.t.f-T1/4 t:4.1,,..R.e_t,Y:,:,,,-,.t4"-4-f,,„04,:',,,W:'r-124.,,.74.-tP-.4._'-,.-1-;-7:•,4..1:.g-1---,-&--,:::,-, 1e ltr- 4,-,-4—-,-..-?h, h-Density-Residential. - ..- ,-_ .:
,
,,, ,_.,t,v7,f_ :,.„,,,,,wt.w.,,I,IN,,,zi.:!.,,,,-,P,...03g,f41444 -.,..4-,*;;3,,Q:::,, : -.'•-,•-k, . "_,....::.,.:...,3;:'14,k,,,',.•-- - s. ,-,,t.
--7:7:-5.:.':.'"5-LI "- -1-'1-W- -; .0 '....-1€21-11211.Z"'ij 7-'4'\' "14:' :-4` '-1707•,,A,----t•-•. , _ . - --; 4.:7?- ,-va ti•-rsl.A. ,,.-,:lm.•.,.........,..,,--,_,--_ --6---q.ra. ,,-,-;-,,-,•-•-- ••••••• :--„.--::
-----,: :7-.-Iv ... ''-•:--•-,•`----,,----••- ..•'-.,-M-..,-_,%,_.•0,,,;:„," -,;-:-',-_,S',":-.:-.-•:,: .-i.,- vt-ti,;=-1;-.7--.24' .".-,•"--,,-..;,-;-i.--LAffes-",'et:-Arrit-. .=---- •---,--i t I-. -.6-41 ci 41Cfri ,..', 01141,1.11,„ -
Protat%--,.- -
, ,„..,_ , ...„.„,,,,---.2x, .. .-,-.i,, -. ____,..,„,,.. ,,_..„.„,..,- -........... -k -',.•`- -..*_:',-: -:' ....;:•:
- -- • '-_,-- - - 1.-F--:---,) -(11,;-'41..Z,"i:',1•:_.•-,i1-:.-h VA'01_,',`L'-4/6-i-,1 g e:-1 IV•1 1 WI ia 0 1- ' 7• -.- -,.: •:=0; .-;-,--':-;,01.1r-,P,- .--Z,-..•z.-,;•1 ,:_,.„--.ZVIF"--%,,i- f--.,'---4-.-,'•.,.111,_ ,-'7•''..-'-- --4'..-.:;,-.--- -.---"::•/,-.1.,...:_.._„„.,,,,
*
.. 4 s',?L--flrE'IR=rAkti ...= ., .... " ^ _. '.'"4;"__-,Li.'•'5=55.1.'-:::f''''• ;'2''44..•.Z:--'• -,-'7".-.•--",.--:.'0.43- :',. -tXtt-04.1•"1 -'',.'•=- -•:?..,.V-r-f!".. -,7-t774-7. 1t,,,-•••';-=••- ----t.„'-_,Z`t-....„
, -,._,_;___ ,-.:__ __!___,, .„.•-•,-,f,,_..-•; •--_-1.b.„ ---,---- -- ,. .• „-. ••- -- _--.,_• .:.-.:- „--.... .:2,.-- ,..„...„-:,.----;•--,r—-------_-•:-„,-,v_ -,5•-tztr,-..-7-•:..--t.--,,,- -0.4•,-_ ,-.„-.,-,==442,-,,,-.;.1;42-,-_,,;- ,--".,---- 4.r. :.-.,,,,tt,'
' _,_.' , .- -' -C,---- .-- .-..=.----- ' T'ltrrif.; • '-'- "p?.-.4-:-•:- ' ••'...• '',r,"fti.''''r..,V4V.Zg..,..",7,-_',.i!,.a•-•.-'44.izei:_r-Vit; 5-Z.:" :.7-fifi ..-%=•*4:,
..1 - •,t •'"-t--='--.-,,-.-- --': - ,4 "-.L---'t,-.„."--/ ,',-4.-----•,.n-i....,•J'. ."qt•gs:=-"*.'It.-47-4-A- - ,--- -A,'..L.r"--'6',-,;',:-.*:C-- •",P -:-•..4*.:,..,*.ve.,.,,,4:,,,,._ „,-,-..,*,-,-- ., .-,,,..,-,.., „.._ ,..,. ..i.r.,
,„, „...,,.....,...,.........„...,3,,..2..-4...4:.
._... ..., ...- -...-......_ ".... '- .-.....,....., .,,4"...._____-_.,,... -...„.. ,,,.._....„...,,........? „...„,..1.- _ .i.,,4 ..,„,%,-4.-.74'..,,,,T.-.,.,„,-;,,-,p,e.".!•-"•,',4 •.0`q. . --tu,.., '4a.,..F.,3,tra"-',r',..' -.T.,,.. "``....,,,,." -:-V-..,,--t.:- .4-"-r`,:,--=_,--.n,*...r?,,,-..1v," -":"1...--rf:,,- ":=.-t•
- '--- "'" ..".-' ,= -.- ,- - - ''..":/="" u t="' tt.--7-,'",-:::-"-=..---41WAZ'k::,-3-Zit.r==,.'itgt,,-=7?-1'. ...,p•,4,•.,7,1'- .-•,,,,,,'-,-,...,••••:,-,..,4••::••''.*A--.4-;.... ....•'',* •• -'0,0, ..kt,,,- , ,,,,,,,,,4*--.3.t,,,,,,,,-15.,.......,.:::-
,,_ ..__,-, 1., :._ -, __,-,.., ..,:,,,,:-. ,F:,.:,,n ,..-,.- "--.:`,,,l'''-'01. -:-''',..4::'-'-;','''.:-A, P'.t.:, '-• '..---,e •:TiA' = - 2.=,---"'--.7.:,--■ •1.,t,-ift..*,--444,,:, 'J--'r,cp:. -•:,•:.----1r-'-,-,--,,3,-..--,?--...*.-- li,-•,?,,,s4R-gt. f.,a -- ,,,i.-4*-7-•:4-•:!•-"V;
... - -- " '' ' '-' -- '- -- - ',•- 5: : :-- :, ';;,,,r '51,,t0,-".r.-'•':-.-'7r--;:.".t,f`Zt3=,..""47:1"...:-,I•74i 1.4,==;4_1,7-- ',,,-,3.-",_ -;1--L'-■ "..-..-, '`-'-'2 ... r,v.r",-42..1--!•••,,,:,„ti,-, i.;•',,,,,,,,,,,..2y2a, ,-, .-.'. .... •-•,----.76..-•-..... ...--.
. - -
•
•
fi,; e etr ,nII �r t
lY 3 I , t Yj t• 1: ,,•''.,',';'.4+'sV,x �I� S r ' 1 ■ rr1 { # r't 4 ,"2. y�1'8
Y i 1 nb .1 `1', ' r } Yf' , �radky� � ,
.,"fit iw ;1 i r 1 i d 1 , J a 4 �' r .41.)V r
+Ir„`isS y "S - .' - - 1 ? My$ie'i i } - x.. r ; r .r a ,,J11
f0 .7 r i' x ; a,r'r'^ , do-. 'y.,t
,ii;517,0 i 1 hYM` t : r S4'�
":!''":11f4(4!114,;,Ir., { . pfd h
k i . I '4 r���Y ii
I,
��^ • " i �� z•t �✓y 4i TiR4 e' l i a h 1 y•n y i i Ff,f� 1 ! 1,{
- hS ;44441.4r.-4• t "'e„i r �+C" YYt +an:�E'▪ N 2e# if Li .;,,,1,1 1 i a '. • ti - f!"r„ i• -
r
Intim& z -__: \ .. -,,..___
',,:-,,..-.•-!,..rN ..,4.,..... ..4 » , 1 f -11_ III - _ _ _- ---,zi:TIJ L----Tr..,•4',;',"i4,,,..;i1c:4'i
'i�� Nj r i `. j -� °� io,.�.,_ .�_,.., _1 � 1.1.t.; rf iu f i �•.1
f 7 3 w;t�r ,v.
� �:' r IP.k t f t
`1 a •
izi$
�yp� �7t„•
1 t 4` f --, .tit I',i i�' 0 ft,ll
� ,, :. ,
v �° btu } ` L— 64
t –__ -n' G 46,4' i.r..
.tA ”- .d`Fri.;yo -'1 - Cl_ __ ___= ::::;'-'17.-::f{,,Ir•St�`S I`�'"�
it ,r 1 f L.J _ —_-- — h ...
t
•
F
,,i
lig �.-i?y r i.4:-,,,...,...,k � 4 �
d I
,�-
-�.-'
_
M y3t I n 11JUl11!,
• }E 1r S zr yxS (• i.� .' 1kS[ r�{,v Sr ! 1 liggr rF� t r lr •
i ry � y � t _i j ': '+ y:;l�,;lzt,, ?,��t t
' �' 1 r .. . _— :' } lw sy,„ � n� e � 4tt r 1 :Yr�, F� � 1r '' { � r�� fit ' rt � i�k' S,'�?'r '-`a 1 1 - -s t � fi r "'r( ry •:1 k ,,'f��+ r i n�� '4 I i• � � • I � • vv"0� G i,4 u f p.,:0 kY(k r t}� + .1 , 1 i i -,,.g, t?u - "r t `i 4 ! S�'�3 o ' l r 1 1 ; 1 ty , 0 ; 0 ..1. i �1ii ✓ i r t t 1 i � r i•• w , t r ar .,,;1•4',1;.t.� h x fk� �x4441:2-(!' i �
I , 1. • i i i. ,,,,?:,-4,.;,...,-.^.4., " tv, d6Ir b{`1x X ;:. .' , i 1r 1 2y �" 11 , , � � � r tr r { . i ' 11� ? � , - fify j I 4 e S• + It r�.d �, 4'4N t+m '+ 1 f.{ l 1 y , , N t a- --••,•,, h35 1 i' k , ; r - �} s*s i 'd i r + I ' i 4g.;sJ r. Sk ' r�cv j Sir, r 45„tr i d7 z' i I, . r �, ' 'I 0 i S ¢, t J I i " � i 7 u az� a+', r < yt x3� A .
' 4 F { t C.Ks ri i r,fr tui i`
'•
f 7 9 i •' r^t ,• i r j t ..i . j .Y ._ .1 i ' J ✓ i2t .Qyiy l°1h � fa 44 i �' , r*:,"2.:- i v p r i_ ' 1 A h g , . ej kf ' T r tT t d ! . Ft rY�'Y lt4, . f t+ -�yf. '3 r t Yi Y ..rolrt� 4:,!::,;,,,T.,,,....0,,, i 3�k V � ,^ :
•
w �•
East Side of Sequoia to 1-5
40
35
35
30
25
20
15 f.
10
5 2 •
Civic Commercial Bulk Sales
West Side of Sequoia
r
30
25
20 - _
. 15
z �10
5
1
0 wilmi
Civic Commercial Bulk Sales
•t S
•
es
.
i
fTF? .
s ,,::,....:,, . . iliory, . „ . !,,../,:: :,,,,:,
. ,,,,,,,7,..:.,.......,.:..L,,
15,?, .,:g+-';:-;
4#W r':
•
ry,,D,sr
C r•t{3
fi t
s I`\-
t l'''''':!:'Y�'
,k�j:",+
'...1, •.. . . • , , : ,....------........ 11.1111.1.......-:---'--.. ,. .f- O.:7 E_y^ ;
',fir-" t°a'SEyanv
t
+ am,, .#r
V9
.y et
.1111111° TP:k#:.c.,,e:14.
* ':..1,-.;,,..,.,,,r,f'4,,,41,'.
itg-,0,1,..:,,,,.;:::.,,..,1,,0"4,0,,,,T,:,!,,tr.,.,.,,,,:z,f,..i:,g i.,,.,.,,,
''''''.i.';.,,•'... :' ... . ' . ' '' . )1 .474.,..:::-,
ft31:
i,',,ir^',..,A ' 1 1 1 :
Q... ' , ,t,,,„kt,t,
f;„,,,,„„,,,,,p,
.i...„,,,
,,,.,,, ,
•,0 .:1,..4.
I ry�
a �'' i
i t •da�1k� i. (I)' " • 1� i � _ � �.`2Aa
1 �
r v•C � t E -... :L1, '�•
fi : i
r + x 1,..
i'S •r :+tu��
i
..kol,...; ... L L, , -^••'t'S11‘;',.'
$ S :
h. •y.,4.:;,,,11:::. � s ,a r, �;aN ,r��x tr � ,u'�r'G?
,1 e, 1 S fi .:.:04=1,..,„;.,
,� T "x•
' t 1 7t y'A "ice r i I i�..
`3u }I 1 ,, . 1k fir-,�,l, Ift:iir Orr'ter`? r •4 0,Ya �y` t,` C 4 :f �EA".i
i q �k
.,
Strip Mall off SW 72nd
35
3 29
0
25
20 t-.
15
10
5
1 1
0
Commercial Industrial Bulk Sales
� 1 Y X�.
11 X•
,.S
.ir'4,, .',I 1 . .
- - ,. . ,, . ' ' -.... ''.": .,,,..,,.......,-..:-.,
. .
• .. . .. .. . ... ..
,•,., ,... ,. c,3
ft•
,_. .., . . „ , ., . , ,
:
4 lit .
I i
ter ' i i ''''?';..:,?,1;4 tlti4
i •
0 s w
yyr s p�ai{a'�t`
f11•11111111••',- ,A
1
���3 i• j: 'li rte`----_-- °;1,.
iiiit
,err •,
I �. ; .e.:1,,.,.e.,
t r •„i'-',"','.1. :-1;., .i- in .
1 j�•r
I
1
;if:.
�
Y , }ply' 'ttLt
7,... 9 '_,• •
•4§ i.>I `I „ _ j: . , ,. 3 •„,„.,,... , ., . f.,-„,.
:,.0,-.','!)!.1.. f by r l `, l {
ant{{� �. 1 `r`r i
11 ',. i ti
) `ai l h
t ttjr ! `t I —,� h to , I I}'—
i'saµ}Y t Y x7y ` ;.li a Yp ,.w7 3k,Fe 4r
n; 5y31 ' 1 1.. I. c i^ k afj, v h ,� ''4 1 •7'''t fi ''4.11
1j a fi x 7-.• 1 - - I I 1 { r S,,.•k 't e,,,,i. `,,;,..4„ 3 3.„,,a ,
4 4"t ra a I -. 1. 7 -: ,f r4 ` yV �g�iy
H Ay ` 1, , 1 9 1 f4 ,l•1 eNl,�,.0.,,,,1„.1g4,,,*,-,-,:.5 Safi ,A4Z
”. .{4 i, ./ t u s i f.. a `F_" i,'a q' .,tY :,, : th
a)}I,4F�f;F°e: 3 I i j �n t:itiKi`l}y.M� r 7 t N I.
'� 11f� l�' � { `i : :� a .R t k,�I'y' ltr Zt 1 •2r',,��yti'SR�"'I' 1 .
S } ' ti J'y 7. Ott•j �. I I 1 - E( J Y5 i .
6 •. S 1
aV Fr, � a4 i � i ! } I '� { i< .:''',70,,,z,,,- ��n�.���a� 0 �3t5�x�'�!x��r�a�j�
n ! t { , ...'1 ' ,._ i y{U l,,:,4,;,,45+ f F Y tt54 ZL,,k1 M1 7''
a 1.nk� hr 1 -. t { .. i • �i t i,,f ��t.itrp! J'•d , S •LL .)�i ),,to-tryQ1� 1,li +.
�,I... (�^'A_• rfi.;ii,ax �`nt? v2"'sfuxi w'tit�:.`:,
A.
•
•
Upper Boones Ferry & Durham
25
20
20
12
5 s
fi ' r
Industrial Commercial Bulk Sales
. { Y : , Nr r r 3'. n ti{
.i g$r{fi, $ak! a
iY 1'x 1
K''
,[ 5 rx 'v w r¢T" i { � 'r. L .M't� � i' llt t ' a NC■ C y r � i ,u. i r ; A rr f --,'' i t3 H 4,'s y1-1.P Y ' N c' , a k l' : iu( !4 > G 4' ti )s G' } t - 4 i' i; n ? ';.t y�7•r 1 f . - , ! } } ; s sT �S�7"Lj 9 :1,Y1{� rr { 'fitr . { ; ,, 1 t t:;:t:'hk �I1 r; t - i f l 7 Rt :;4 Vc•
r ��fa �;7#�t4 . { ) ]
g A i t r ,R1 l k ret�
• {! I 7Wr,„. ' i !' �lEf ro t .. •
5a {� ) t - - , .,i'i J 4T1y,Sk".{)�hx. iii yk/a�.,,. it
dl ` 1 9 _ A fi 78krv',3..u45E uf4 ,tlrf�-ti �:f,4�1 Ri>r,
! 2a'Srct R it' r ' .4'444,3+:411 5 ra•
',; i' $ x ` k t -y,,.rSti r I 5 i tt _ e " ''t ' x, Ti,i F r ', ,, 1 - 1 HI r / r i t n 'Y j;yr r 10, g 11. , ,�!b 1 � !t r l , 1 - I{ i t ''`iy ar iJ G re " r 4 Qt$ � i.
'f,,Ne•..:1•,.- f * 1■31 1 . . : / i
t, iiii )
dti
M y
a
1,
i +k35iA 1 t I ' ,'7C� ..•
r.,V:.. fAx F -IS 1 Jf
,i;''''',5::'),, `' irk +� �" 2 ^r^ 1
',..4,..,,,,iy:i§ti4,,,...-.4.0 -:. . gill vs-- ii. .11: , i.I. ,_
� tv tq'QY) .� � �. - N v rti r � m }`h'� 15�fv��r ,1�Ar :,, i k'u' >vr � •p A,� ^p�,.t�!1.1 k�l�' R} S r .I rI ,'2 t2^�H,d i t „15' a F i r 1 a Y! y`}1,'b.. 1
..l. wtt t i1{ , { 11 ^s t!1` '��Jk' ��-- t.�a1 gty9�•:�ty'4$a�,, *' e r'�
5 d , 1 u R +' Mt ii !)? t9 a e Vw a' t ,` 1'.!+ 1 ..^j
.a 3 t e,+� 7 )t
a i nr t. � � �i • { ^�� • � '' 'Ilia �L�r�tIk b "���� r- h �� :',
„„14,..,,0',,,,t,.}i,1,..,,,,,,,,,-,,,..,
,,k , -,1 1 I • { i g cf tt` ,I .`# ':iif xts µ• T S s'{ �
f o-,t" !f <r, !,! III -f" i i _ ,. .tia th , ` .yait JA{� 'f� •rY. .c�j
r f d 1 ) -7 ! !• '! ti a',�r, ` ray 4`e k I,.r
ri Ji .1 , A R` ( �tQ '}r', F�it( 1 e 1"`,,li% „,k,”, r f.l Y' �` r I 1 , 1 1 Y'.. y 'r ciSt J'! 1,--Iv G, rtw '4r r ,'.!. ,4 j -:LI et
i'1, 1 ' Y bV,- st�'l' {`! �r ,r
,a �` � I.. ! ' q iGt",' r''CY;� K � � :+�ix `.? .•""LL;
r S i - I {,. i �. !.. .i i s{,'� t A� 'a t ar `:r �iCt " f i._ • i I ^ d ! to i n !�
°fit r.it 7 f ' r �° _ {vi:{ t& i",:,$'h:,,,,,I y5ni� - 1 L�' �,* I
d r* a ao .w
..,.'•''t r i i ! - I 1 ,.. i b a 3 .r Ei1t1 1 �5 .' '�:f g'417,rY �;■ '
r:'''' . r�,'C; 1 1 1. I. ! j { I I:, I j q s � -rr`'• ,�
r!'.1 4 i 1 • ' { i I _ c 1 !,s:::::::'4:1::::::::::,....'::::::;'4...'?...! t r'a.1 ,yE e' ! .�+ .v J 1{ 1� � { �h k4 N 1 �f^ ;,∎0 t _ r I l'X`'' 365 Lr 'i 3'i� YY 1
r lei;..1;:',:11:';: >� 'i .i `t try 6 )*n[ E'•" r: h '�i".,.., 1
1 'ktn,��' tit a r .{ 1 , . y ij, t r;g• iA j ` I•
4 r AApyi? I r;, ii,44 i f" }'+lt{' Grp -,t, -,
■
imulmoner
1
• West of 74th
1
35
30
30 , ,
- S
25
19 _ .
20
I•
0
15
10
5 v
Commercial Industrial Bulk Sales
•
i/+
�,.
•
- ..
. .
c\varig, .
_ , ..
- - sta.n .
, ._ , , . . 1.,‘ . , .
, ,
, • . ... . .
. ,
., 1. a .
•
. .
, .
.0 , ,
. ,q. 0 . .
_ ,
F
00 ,, , ,
/ 0111,11:0111 ,.,_ s
ppm 0..,, ,,,,,,,,,.', _ . _ -.,_ ,.:..?. ....1 lit 1110 \::
0
0
4 0 ...1 101 7::,a,;_*:* ,,..-,..-1 - _
. ;0 We-- 10011
1,114111#1.)" ,
0 i., ' .01101 \ 0_
-.. 1 IP ov, ...,,,taisirpro ilk Iiii*OIR _
_ „..... -
, . ... _ow ,
go wok 0 esoi ii*
101111 ,.
,
.�SS'''�}TTT-''1- i s
e.
a •
9
•
Hunziker and Sandburg
30
25 24
20
15
10
4
1
.ry } u 0 -5 fi
Commercial Industrial Bulk Sales
r, Y
•
a '
lv,i1..; . ' .111 Ili 1 MEM 1111riiiirrisilriNIIIM rfel'.1,-,„ IT '"., \'-'-.1;;•!--."°., .'
■E 11� v�j f k;
"`f I It saki al I is i•` - , ;� ,
III■` ■ I� 0.5",i10
Li4h7fr •..t.-..v4.1
.1..,,l'i•..';'.'•;',',.':- , , , ..r._ ir 1,11.0.11 Li im, il • 1, wip.iit
1.,.,:.., , ; . i ...._Iwe Arisour.„ I. ,i k
, ,,,,„.,....„,„,.:0i1,,fiAt
R
...,,,
nl- kit
`' -. ' ■ ■� 1' p � fire•
„.,.:. , • . ■ ■■,fir f�l 'I�ko I FFr�QNt I Fe' ,� Y wf a) . . 'Illy I'" IfikY/Lir 11 if$141;:,:,:;•.,„,1:... .•.- :• 10.,,, : : 1111112 gi wrialli 1111'Iiii
/fi I -,—• 1`1%.-Nr...41'
4II
t i i .
y f 1 °,��l T'
lit, r J 4 rtl,..",.....,....,,,,,
ii.lir. 7 _... .„ i Nip,/r f-- r eprt ail
/A ii,• h 1
1 - t
an lip flk G� ; ;� �+� ��r_ F r 4`
.a.:......,,,,.1.. .. .1. i........,.. :'ni 941 _ — —��— r'— g •' �hI ^"^ '.°t:i .
¢v.F tai ,f j J ',,,,,,,,,,,,,..„ ,,," . • , , :,. \,-,:... /Aill NEW“ .
II°' ''''K'n'' Aipo:*. -,,,,,f
. acMIllitz"w111 ;; a� f .
{ �'rk1 " i III. �_■ _ ji
u t-7
.. rrti g , , 1 =,� �i
+ p T k j '' t� \ ��
r
rr,>�J•,r
I r r 1 Ii T - �b4Fy�i,1 S1 '4t m��r YF•IPAl v ' �� � r•
rr +r _ '. ,� �! i( Sr twt e�i Ctq ,
�; 11 r. _ r r , t ' # Y 4f}1 t-q.ta{i 't;' 'i, '�h S°r�,➢1
'ir! �' ' I i. �, . � „f iri` f. . �;"',.', ,P'r,,. tii t`!-:',
..O,{ Vet fii _ Y.. 4 q v - `.fit ill . 47!,- r� X Y A r
. i I 7 of t f•'•.• t r N ti y� C.1' ark
,{F� P'. 1 , a i I v �,t .�y f qry .VG 14.:1.`ir `t, 4.,
b 14 , ' : 1 j i a t yn ; �Y,?'`��yq4' 7 ' + +'� �'�
r f:itSV,i,r '°.,;. , 1 ■ ■ ,, :d Cft `d il:,, r ''�T rt�4" a� ^
•
A
•
Tigard Street
18 16
16
14
12
10
8 -
6 4
4
2
0
Commercial Industrial Bulk Sales
• S
The applicant's proposal to allow bulk sales in the Industrial Park zone should have no net
effect on the employment capacity, as bulk sales uses can employ similar numbers of
employees as other outright permitted uses in the industrial park zone. A list of those
currently allowed uses and the employees per acre figures (where available) follows:
Table 1-Employment Density for Industrial Park Allowable Uses and Proposed Use
PERMITTED USES Emp/Acre CONDITIONAL USES Emp/Acre
Emergency Services 70 Basic Utilities n/a
Postal Service 40 Community Recreation 10 n/a
Public Support Facilities n/a Motor Vehicle Servicing/Repair n/a
Commercial Lodging 40 Detention Facilities n/a
Outdoor Entertainment n/a Heliports n/a
Indoor Entertainment 3
Repair-Oriented n/a RESTRICTED USES
Animal-Related n/a Household Living 1 n/a
Vehicle Fuel Sales 28 Day Care 3,9 n/a
Office n/a Eating and Drinking Establishments 2 25
Self-Service Storage 2 Sales-Oriented 2 n/a
Non-Accessory Parking n/a Personal Services 2 17.5
Light Industrial n/a Wholesale Sales 4 n/a
Research and Development n/a
Agriculture/Horticulture 5 n/a PROPOSED USE
Wireless Communication n/a Bulk Sales 15-40
Facilities 6 n/a
Rail Lines/Utility Corridors 35
n/a=data not available
1 A single-family detached dwelling or single-family mobile or manufactured home allowed for caretaker or
kennel owner/operator when located on the same lot as the permitted use and is exclusively occupied by
the caretaker or kennel owner/operator and family.
2 These limited uses, separately or in combination, may not exceed 20%of the entire square footage within a
development complex.No retail uses shall exceed 60,000 square feet of gross leasable area per building or
business.
3 In-home day care which meets all state requirements permitted by right.
4 Permitted if all activities,except employee and customer parking, are wholly contained with a building(s).
5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal
household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence
except a dwelling on the same lot.
6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and restricted facilities
in the I-P zone.
9 Day care uses with over 5 children are permitted subject to an Environmental Impact Assessment in
accordance with Section 18.530.050.C.1. The design of the day care must fully comply with State of
Oregon requirements for outdoor openspace setbacks.
10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when the
recreational use does not otherwise preclude future cut and fill as needed in order to develop adjoining
industrially zoned upland; and(2.) land located outside the floodplain as shown on City flood maps, when
the Recreation Use is temporary and does not otherwise preclude allowed uses or Conditional Uses other
than Recreation within the district.
ZOA2004-00001 PAGE 4 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• •
Chapter 18.390.060G states that the recommendation by the Commission and the
decision by the Council shall be based on consideration of the following factors:
The Statewide Planning Goals and Guidelines adopted under Oregon Revised
Statutes Chapter 197;
This chapter establishes standard decision-making procedures for reviewing applications.
The amendment under consideration will be reviewed under the Type IV legislative
procedure as detailed in the chapter.
Notice was provided to DLCD 45 days prior to the first scheduled public hearing as required.
In addition, the Tigard Development Code and Comprehensive Plan have been
acknowledged by DLCD. The following are the applicable Statewide Planning Goals that are
applicable to this proposal:
Statewide Planning Goal 1 — Citizen Involvement:
This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans
and for changes to the Comprehensive Plan and implementing documents. This goal has
been met by complying with the Tigard Development Code notice requirements set forth in
Chapter 18.390. Notice has been published in the Tigard Times Newspaper prior to the
public hearing. Individual notice to property owners was not required since the proposal will
increase the allowable uses on the affected properties. Additional notice was sent to all
adjacent cities as well as Metro. Two Public Hearings are held (one before the Planning
Commission and the second before the City Council) in which public input is welcome.
Interested parties (previously called Citizen Involvement Team (CIT) members) were also
notified of the proposed changes.
Statewide Planning Goal 2— Land Use Planning:
This goal outlines the land use planning process and policy framework. The Comprehensive
Plan was acknowledged by DLCD as being consistent with the statewide planning goals.
The Development Code implements the Comprehensive Plan. The Development Code
establishes a process for and policies to review changes to the Development Code
consistent with Goal 2. The City's plan provides analysis and policies with which to evaluate
a request for amending the Code consistent with Goal 2.
e Any applicable Metro regulations;
Title 1: (Metro code 3.07.110-3.07.170)
Requirements for Housing and Employment Accommodation
State law and the Metro Code require that the Metro Urban Growth Boundary have
sufficient capacity to accommodate the expected growth for 20 years. It is Metro's
policy to minimize the amount of growth boundary expansion. One goal of the
Framework Plan is the efficient use of land within the UGB efficiently by increasing its
capacity to accommodate housing and employment. Title 1 directs each city and
county in the region to consider actions to increase its capacity and to take action if
necessary to accommodate its share of regional growth as specified in this title.
ZOA2004-00001 PAGE 3 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• •
SECTION III. BACKGROUND INFORMATION
This request has been initiated by a private party representing two clients (Paul Schatz
furniture and Smetco, Inc.) whose properties are both located in an I-P zone. In anticipation
of a use expansion and conversion to a bulk sales use, the applicant is requesting this code
change in recognition of the changing nature of the area around the I-5/Bonita intersection,
and also in part to acknowledge that Bulk Sales are compatible with and therefore should be
permissible in Industrial Park zones. Bulk sales are presently prohibited in the Industrial
Park Zone.
In 1997, the Community Development Director issued an interpretation for the Paul Schatz
property regarding a request to add 4,000 square feet of showroom/sales space to the
furniture store. While a previous version of the development code was in effect at that time,
certain uses in the I-P zones were limited, as follows:
Convenience sales and personal services; children's day care; eating and drinking
• establishments; personal services, facilities; and retail sales (of which "bulk sales" were
included part of this use at that time) , general separately or in combination shall not exceed
a total of 20 percent of the entire square footage within a development complex.
The property contained 44.5% retail, and was considered at that time to be non-conforming.
Non-conforming uses may be continued, but no such non-conforming use may be enlarged,
increased or extended to occupy a greater area of land or space than was occupied at the
effective date of adoption or amendment of the code. Also, no additional structure, building
or sign shall be constructed on the lot in connection with such non-conforming use of land.
As a result, the request to add space to the use was rejected.
The applicant contends that when the code was amended in 1998, and the "bulk sales" use
was separated from "General Retail Sales," it more appropriately belonged in the industrial
park zone. In so claiming, the applicant argues that the I-P zone acts more like a bridge
between commercial and industrial zoning than a fully dedicated industrial zone. Thus uses
with a large storage component with a relatively small level of retail activity are appropriate
for industrial park zones.
This proposal partially seeks to legitimize the current non-conforming Paul Schatz furniture
use, as well as the Home Depot and approximately 20 other bulk sales uses in the IP zones,
by allowing bulk sales as a permitted use in the zone.
SECTION IV. SUMMARY OF APPLICABLE CRITERIA
Chapter 18.380 states that legislative text amendments shall be undertaken by means
of a Type IV procedure, as governed by Section 18.390.060G.
This section regulates amendments. It outlines the process for reviewing Development Code
Text Amendments. The present amendment will be reviewed under the Type IV legislative
procedure as set forth in the chapter.
ZOA2004-00001 PAGE 2 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
•
Agenda Item: 5•I _
Hearing Date: November 15,2004 Time: 7:00 PM
STAFF REPORT TO THE
PLANNING COMMISSION .
06 TIGARD
Community Deve(opment
FOR THE CITY OF TIGARD, OREGON Sfiapingft Better Community
SECTION I. APPLICATION SUMMARY
CASE NAME: CODE AMENDMENT TO ALLOW BULK SALES AS A PERMITTED USE
IN THE IP INDUSTRIAL PARK ZONE
CASE NO.: Zone Ordinance Amendment(ZOA) ZOA2004-00001
PROPOSAL: To amend the Industrial Use Table within the Tigard Development Code
to allow "Bulk Sales" as a permitted use within the IP Zone where
presently this use is prohibited. Bulk Sales as defined by the
Development Code are "Establishments which engage in the sales,
leasing and rental of bulky items requiring extensive interior space for
display including furniture, large appliance and home improvement sales."
APPLICANT(S): Paul Schatz III Robert Smetts, Smetco, Inc.
6600 SW Bonita Road P.O. Box 560
Tigard, OR 97224 Aurora, OR 97002
AGENT: Bruce Vincent
ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate
locations for combining light manufacturing, office and small-scale
commercial uses, e.g., restaurants, personal services and fitness
centers, in a campus-like setting. Only those light industrial uses with
no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in
the I-P zone. In addition to mandatory site development review, design
and development standards in the I-P zone have been adopted to
insure that developments will be well-integrated, attractively
landscaped, and pedestrian-friendly.
LOCATION: I-P zones.
APPLICABLE
REVIEW
CRITERIA: Communi Develo•ment Code Cha•ters: 18.380, 18.390 and 18.530;
Ity ompre ensive ` an -o Ides: - eneral Policies and 2-Citizen
Involvement; Statewide Planning Goals: 1-Citizen Involvement and
2-Land Use Planning; and Metro Code: 3.07.110-3.07.170 and
3.07.440.
SECTION II. STAFF RECOMMENDATION
',Staff recommends that the Planning Commission alter the allowable uses within the IP Zone
.to permit limited Bulk Sales as determined through the public hearing process and make a
recommendation to the Tigard City Council.
ZOA200 -00001 PAGE 1 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
• TIGARD
PLANNING COMMISSION A!,
CITY OF TIGARD
OREGON
NOTICE: PEOPLE WISHING TO SPEAK ON ANY ITEM MUST PRINT THEIR NAME AND ADDRESS
ON THIS SHEET.
AGENDA ITEM#: 5,, ( [Page I of DATE OF HEARING: 1� / /51
CASE NUMBER(S): 00 - 0 Q D O ( //(' -4./'e s
OWNER/APPLICANT:
LOCATION: /t4-- (A1 i e
PLEASE PRINT YOUR NAME, ADDRESS, AND ZIP CODE
PROPONENT (For the proposal) OPPONENT (Against the proposal)
`
(Print Name/Address/Zip&]'Afliation) (Print Name/Address/Zip&Affiliation)
Name:
bane.- ) 14ACel (JI Name:
Address: SZ NG �-C� S �C/� Address:
City: (760-+• State: 012- Zip:en City: State: Zip:
Name: & ,( 1, Name:
Address: 6(619 SGGV 18001,1Y-a__ Address:
City:
----t, or( State: o Zip: 70224 City: State: Zip:
•
Name: ‘Viri1b1 -
1,9-)4,6j- Name:
Sr, //,,
Address: 6'‹.-' L✓ 1YV1($ V Address:
City: f//(>1.- t State: Zip: 17 y City: State: Zip:
Name: Name:
Address: Address:
City: State: Zip: City: State: Zip:
Name: Name:
Address: Address:
City: State: Zip: City: State: Zip:
3 The following wiill,,.Ire''consi�,,b, the I i i ; i .
Commissioe od ` ,u I I,� I. 1 ii I1 Ili�
771H1 PM at the'Tigard Civic Center - Town Hall, 13125 W H
®1V ll 'LJl�I l�� Blvd:;Tigard,Urcgon.
IIII
na PERS Public oral or written testimony is invited. The public hearing,:on this
�!L matter will be held under Title 18 and rules of.procedure adopted 1*
1325 SW Ceeter Orin,Mix,OR 87210•PO Box 370•Benerlax,OR 87075 I the Council and available at City Hall or the rules of procedure sqt
Mee:5034184-0300 Fe 503120.3433 I forth in Section 18.390.060E: The Planning,.Commission's review is
Emil:leplelrerfala0®tmmnvalepere.Can j for the purpose of making a recommendation to the City Council oh
the request. The Council will then hold a public hearing on the,
request prior to making a decision.
AFFIDAVIT OF PUBLICATION 'Further, information may be obtained 'from the City of Tig .
State of Oregon, County of Washington, SS Planning Division at 13125 SW Mall B1vd:�,Tigard,Oregon 97223„ r
by calling 503-639-4171.
PUBLIC HEARING ITEM: ' . ,
I, Charlotte Allsop, being the first duly sworn, ZONE ORDINANCE AMENDMENT(20A)2004119001 ' I
depose and say that I am the Accounting >CODE AMENDMENT TO ALLOW SULK SALES IN THE IP ZONE
Manager of the Tigard/Tualatin Times, a ;REQUEST: A Zone Ordinance Amendment to amend the
newspaper of general circulation, published Industrial Use Table within the Tigard Community Development
at Beaverton, in the aforesaid county and Code to allow"Bulk Sales as a permitted use within the IP(Industrial.
state, as defined by ORS 193.010 and Park)-zone where presently this use is prohibited. Bulk Sales as
193.020, that defined 'by the Tigard Community. Development Code are
"Establishments which engage in the sales, leasing and rental of
bulky items requiring extensive interior space for display including
Public Hearing—Zone Ordinance furniture, large appliance and home 'improvement sales:"
Amendment(ZOA) 2004-0001, Code 'LOCATION City:wide.,ZONE: IP(Industrial Park).
Amendment to Allow Bulk Sales in the IP APPLICABLE;REVIEW CRITERIA:Statewide Planning'Goals 1
Zone and'2; Comprehensive Plan Policies 1 and '2; and Community
CM TT10490 Development Code Chapters 18.380, 18.390 and 18.530. ;
i TT 10490 Publish October 28,2004
a copy of which is hereto annexed, was
published in the entire issue of said
newspaper for
1
successive and consecutive weeks in the
following issues
October 28, 2004
0 LoLtk- OCUA 0 .
Charlotte Allsop(Accounting anager)
Subscribed and sworn to before me this
October 2 2004 LYcOMMIIONEXPIRESYlc,<, OFFICIAL SEAL
4 : ROBIN A BURGESS
NOTARY PUBLIC-OREGON
� COMMISSION NO.344589
NOTARY PUBLIC FOR OE N 2005
My commission expires W.
Acct# 10093001
City of Tigard
Attn: Accts Payable
13125 SW Hall Blvd
Tigard, OR 97223
Size 2 x 4,6
• Amount Due$'75:/s
"remit to address above
•
CITY OF TIGARD
TIGARD PLANNING COMMISSION
ROLL CALL
HEARING DATE: /HS- 0
STARTING TIME: 7 ' t32) m
COMMISSIONERS: °' MARK PADGETT' (PRESIDENT)
MARTY ANDERSON
GRETCHEN BUEHNER
REX CAFFALL
BILL HAACK
JODIE INMAN
KATHY MEADS
t/7
JUDY MUNRO (VICE-PRESIDENT)
SCOT SUTTON
STAFF, PRESENT:
v DICK BEWERSDORFF JIM HENDRYX
/MORGAN TRACY BARBARA SHIELDS
MATT SCHEIDEGGER JULIA HAJDUK
GARY PAGENSTECHER _ DUANE ROBERTS
KIM MCMILLAN BETH ST. AMAND
GUS DUENAS
t
East Side of Sequoia to 1-5
Bulk
Business Type FS/SC Bulk Sales?
Paul Schatz Furniture Commercial/Retail FS Y 1 Commercial 1
Atiyeh Bros Commercial/Retail FS Y 1 Commercial 1
Smetco Vacant FS ?
John Barleycorn Restaurant FS N 1 Commercial
Home Depot Commercial/Retail FS Y 1 Commercial 1
Office Depot Commercial/Retail FS Y 1 Commercial 1
Sweet Tomatos Restaurant FS N 1 Commercial •
Umpque Bank Commercial OB N 1 Commercial
Prov Medical Plaza Service FS N 1 Civic Civic 2
West Marine .
Commercial/Retail SC Y 1 Commercial 1 Commercial 35
Tap Plastics Commercial/Retail SC N 1 Commercial
Big Town Hero Restaurant SC N 1 Commercial Bulk Sales 8
• Damons Vacant SC N 1 Commercial
Starbucks Restaurant OB N 1 Commercial
Courtyard Marriotte Hotel FS N 1 Commercial
Lindal Ceder Homes Commercial SC N 1 Commercial
H2F Media Service SC ? 1 Commercial
Precision Images Service SC N 1 Commercial
Total Building Products Commercial/Office SC Y 1 Commercial 1
Supply Rush Commercial/Office SC N 1 Commercial
Renaissance Office SC ? 1 Commercial
IFun Liquidators Commercial/Office SC ? 1 Commercial
BRC Spirits SC ? 1 Commercial
•
Keller Swartwood Ing Service SC N 1 Commercial
Severn Trent Labs Service SC N 1 Commercial
Compix Inc Commercial SC N 1 Commercial
Smith&Nephew Service SC N 1 Commercial
La Provence Bakery SC N 1 Commercial
Cool-amp Conducto-Lube Commercial SC N 1 Commercial
Interior Scapes Service SC N 1,Commercial
Oregon Data Service SC N 1 Commercial
Noble&Wolf Inc SC ? 1 Commercial
Companionlink Software Service SC N 1 Commercial
Rocking Horse Daycare Service SC N 1 Civic
Projectus Commercial/Retail SC Y 1 Commercial 1
Innovation Construction 'Service SC N 1 Commercial
9
Bugbyte Computers SC ? 1 Commercial
36 8
•
West Side of Sequoia
Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes=1
Orthopedics NW Service FS N Civic 1
Captaris-Verision Offices SC N Commercial 1
Oregonian Service SC N Commercial 1
Honeywell Service SC N Commercial 1
Uniglobe Travel Service SC N Commercial 1
Verison Commercial/Retail SC N Commercial 1
Bally Fitness Service FS N Commercial 1
Saif Corporation Offices SC N Commercial 1 Civic 1
Verizon Wireless Offices SC N Commercial 1 Commercial 28
Siemens Offices SC N Commercial 1
Napier&Co Service SC N Commercial 1 Bulk Sales 1
Lingo Systems Offices SC N Commercial 1
Hewlett Packard Offices SC N Commercial 1
Agilent Technolgies Offices SC N Commercial 1
-Sence Offices SC N Commercial 1
Geo Engineers Service SC N Commercial 1
J.C.Reeves Service SC N Commercial 1
Westlake Consulting Service SC N Commercial 1
Eshelon Telecom Service SC N Commercial 1
Prud Properties Service SC N Commercial 1
Mediware Offices SC N Commercial 1
Commonwealth Real Service SC N Commercial 1
•
Sterling Internet Solu Service SC N Commercial 1
U.M.D.Technology Service SC N Commercial 1
Geo Design Service SC N Commercial 1
United Pipe&Supply Commercial/Retail FS Y Commercial 1 1
Ryder Truck Rental Commercial/Service FS N Commercial 1
Alpha Computers Offices FS N Commercial 1
Pitman Brooks Service FS N Commercial 1
29
Strip Mali off SW 72nd
Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes=1
Cascade Comp Mait Service SC N Commercial 1
Dominos Pizza Restaurant SC N Commercial 1
Lees Cleaners Service SC N Commercial 1
Signs Now Service SC N Commercial 1
VW Mart Service/Retail SC N Commercial 1
Subway Restaurant SC N Commercial 1
Teriyaki Express Restaurant SC N Commercial 1
0
El Sol De Mexico Restaurant SC N Commercial 1
Northwest Rugs Commercial/Retail SC Y Commercial 1 1
T-Moble USA Offices OB N Commercial 1
Tolt Technologies Offices OB N Commercial 1
Pierre'Amelotte Int Offices OB N Commercial 1
HCM Offices OB N Commercial 1 Commercial 29
Green Wood Products Offices OB N Commercial 1 Industrial 1
Dept Of Human Res Offices OB N Commercial 1
Chem West Systems Industrial FS N Industrial 1 Bulk Sales 1
American Fam Ins Service SC N Commercial 1
Salon Pacific Service SC N Commercial 1
Bunce Palmer CPA's Service OB N Commercial 1
Chaffey Corp Offices OB N Commercial 1
Computeration Inc Offices OB N Commercial 1
Indpend Paper Mkg Offices OB N Commercial 1
Qualcomm Inc Offices OB N Commercial 1
Republic Morg Ins Service OB N Commercial 1 •
Protection One Service SC N Commercial 1
Pacific Star Production Offices SC N Commercial 1
Corperate Express Service SC N Commercial 1
V.F. Leasing Service SC N Commercial 1
Medical Spec Solution:Service SC N Commercial 1
Geoga Pacific Offices SC N Commercial 1
Upper Boones Ferry & Durham
Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes=1
Advantest Whse/Office WC ? Industrial 1
Stash Tea Corp Whse/Office WC N Industrial 1
North American World Whse/Office WC ? Industrial 1
Commyni-K Whse/Office WC ? Industrial 1
Otis Elevator Whse/Office WC N Industrial 1
Super Floors Whse/Office WC Y Industrial 1
Bassit Furniture Whse/Office WC Y Industrial 1
Associated Bus Syms Whse/Office WC ? Industrial 1 •
Vision Bus Products Whse/Office WC ? Industrial 1 Industrial 20
Brighton Eletronics Whse/Office WC ? Industrial 1 Commercial 12
CNC Polymers Inc Industrial WC N Industrial 1
Kingston Whse/Office WC ? Industrial 1 Bulk Sales 3
Metro One Whse/Office WC N Industrial 1
Hauge Prov Of Ore Whse/Office WC N Industrial 1
LFI Inc Whse/Office WC ? Industrial 1
Lenay Products Whse/Office WC ? Industrial 1
Northwest Roller Industrial WC N Industrial 1
Johnstone Supply Commercial WC Y Commercial 1
Copytronics Service WC ? Commercial 1
Arlenco Distribution Whse/Office WC ? Industrial 1
Joslin Sales Whse/Office WC ? Industrial 1
Stash Tea Corp Whse/Office WC N Industrial 1
Connect-Air Intl Offices SC ? Commercial 1 •
Earth Protection Ser Offices SC ? Commercial 1
LPM Systems Offices SC ? Commercial 1
TZ Medical Offices SC ? Commercial 1
Proline Sales &Mktg Offices SC ? Commercial 1
Consolidated Imfo Ser Offices SC N Commercial 1
Coram Health Care Offices SC N Commercial 1
Amec Offices SC ? Commercial 1
Sonetics/Flightcom Offices SC ? Commercial 1
Geopacific Engineering Service SC N Commercial 1
32
West of 74th
Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes=1
Elmo Studds Commercial/Retail FS Y Commercial 1 1
Allstate Ins Service OB N Commercial 1
' Life Era Inc Offices OB N Commercial 1
Rockwell Automation Offices OB N Commercial 1
Landau Associates Offices/whse SC N Industrial 1
Siren Net.Com Offices/whse SC N Industrial 1
McLoughlin&Eardley Offices/whse SC N Industrial 1 Commercial 30
•
Cachet Home Furnish Commercial/Retail SC Y Commercial 1 1 Industrial 19
Exhibits Northwest Commercial SC Y Commercial 1 1
Classic Sign System Commercial SC N Commercial 1 Bulk Sales 7
Geoline Postioning Offices/whse SC N Industrial 1
Gre Con Offices/whse SC ? Industrial 1
Live Wire Tech Offices/whse SC N Industrial 1
Cognex Offices/whse SC N Industrial 1
Brand Athletics Offices/whse SC ? Industrial 1
Brand Innovators Offices/whse SC ? Industrial 1
Sportech Offices/whse SC ? Industrial 1
Retro 3 Contractors Service SC N Commercial 1
Thai Orchid Offices/whse SC N Industrial 1
Cent Station Steam Offices/whse SC ? Industrial 1
Stompbox Music Offices/whse SC ? Industrial 1
Brakeaway Products Offices/whse SC ? Industrial 1
Collectors Press Commercial SC N Commercial 1 •
FG&T Construction Service SC N Commercial 1
Dry-B-Lo Service SC N Commercial 1
SLS Custom Homes Service SC N Commercial 1
A.D.Cook Fine Art Commercial/retail SC Y Commercial 1 1
Stay N power Service SC N Commercial 1
Gma Costruction Service SC N Commercial 1
NW Airospace Support Offices/whse SC N Industrial 1
Tom Posey Co Offices/whse SC ? Industrial 1
Affordable Glass&Mirr Commercial/Retail SC Y Commercial 1 1
Convenient House Wa Offices/whse SC ? Industrial 1
Paradise Auto Care Service FS N Commercial 1
Sharp&Asso Const Service FS N Commercial 1
I
Westcoast Coating Service FS N Commercial 1
Meyer Sigh Co Commercial FS N Commercial 1
Interstate Roofing Commercial FS N Commercial 1
Fabric Gallery Commercial/Retail SC Y Commercial 1 1
Blackhawk Comm Commercial SC N Commercial 1
Precision Garage Door Commercial SC N Commercial 1
Scottie Mac Offices/whse SC ? Industrial 1
Maher Irish Dance St Commercial SC N Commercial 1
Thermal Flo Commercial/service SC N Commercial 1
Classic Interiors Commercial SC Y Commercial 1 1
Pert Power Concepts Offices/whse SC N Industrial 1 •
West Hills Catering Commercial SC N Commercial 1
Action Fundraising Service SC N Commercial 1
Lakeside Motors Service FS N Commercial 1
49
0
Hunziker and Sandburg
Business Type FS/SC Bulk Tigard Use Category Bulk Sales?Yes=1
Chinook Trading SC ? Commercial 1
Covert Engineers Service SC N Commercial 1
Blue Wire SC ? Commercial 1
Selectron SC N Commercial 1
Fax Back Inc SC N Commercial 1
Viable Links SC N Commercial 1
CSM SC ? Commercial 1
•
ACS Testing Service SC N Commercial 1
Allied Van Lines Service FS N Commercial 1
Pro Source Commercial WC N Commercial 1
Gensco WC ? Commercial 1
Central Sprinkler Commercial WC N Commercial 1 Commercial 24
All Phase Industrial WC N Industrial 1 Industrial 4
Port Plastics Industrial WC N Industrial 1
H.J.Arnett Ind Industrial WC N Industrial 1 Bulk Sales 1
Telecom Labs Inc WC N Industrial 1
Sensory WC N Commercial 1
Stowaway 2 Commercial WC Y Commercial 1 1
Spectra Floors Commercial WC N Commercial 1
Perlo McCormack Pac Offices FS N Commercial 1
Progressive Insur Service FS N Commercial 1
Climate Conditioning Service SC N Commercial 1
Amer Lazertech FS N Commercial 1
Northwest Med Teams Service FS N Commercial 1 •
Tigard Tual Admin Service FS N Commercial 1
Western Freezer Commercial FS N Commercial 1
TOC Mgt Services Service FS N Commercial 1
Western Family Commercial FS N Commercial 1
28
. M
------------------"mmillimmummi........m.. .. limimillimulliimilliiiiiil
Tigard Street
Business Type FSISC Bulk Tigard Use Category Bulk Sales?Yes=1
Kadels Auto Body Service FS N Commercial 1
Alias Construction Service SC N Commercial 1 Commercial 16
Closets To GO Commercial/Retail SC Y Commercial 1 Industrial 4
Northwest Refinishing Industrial SC N Industrial 1
Western Plumbing Service SC N Commercial 1 Bulk Sales 1
Greenway Electric Commercial SC N Commercial 1
PDI Group SC N Commercial 1
•
Precian Test&Bal Service SC N Commercial 1
Fry Electronics SC ? Commercial 1
JTD Inc Industrial SC N Industrial 1
NW Dryer Industrial SC N Industrial 1
Barrier Corp Commercial SC N Commercial 1
Innovite SC ? Commercial 1
Endurance Product SC ? Commercial 1
Pak-Daddys SC ? Commercial 1
Westside Dance Acd Commercial/Service SC N Commercial 1
AFM Wholesale Commercial FS N Commercial 1
Willamitte Electric Commercial FS N Commercial 1
JND Fire Spinkler Industrial SC N Industrial 1
JBC Roofing Commercial SC N Commercial 1
20
•
I
Anseriow
4
Apart from the C-N (Neighborhood Commercial) and C-C (Community Commercial) zones,
all other commercial zones have higher average employee densities than the IP Zone. Bulk
Sales are currently not allowed in those zones:
Table 2-Average employee density per zoning classification
Zone Employee Density
C-G 27
C-C 17
C-N 16
C-P 88
CBD 50
MUE 27
I-H 25
I-L 24
-P 24.4
Title 4: (Metro code 3.07.440)
Protection of Industrial And Other Employment Areas
Title 4 sets forth requirements to limit intrusions of commercial uses into industrial zones.
Certain uses are permissible within set guidelines (such as restrictions on types of use, or
limitations on the size of uses.) The majority of the IP zones are located within designated
"Industrial Areas". Within these areas, Metro's requirements state:
Cities and counties shall review their land use regulations and revise them, if necessary, to
include measures to limit new buildings for retail commercial uses—such as stores and
restaurants—and retail and professional services that cater to daily customers—such as
financial, insurance, real estate, legal, medical and dental offices—in order to ensure that
they serve primarily the needs of workers in the area. One such measure shall be that new
buildings for stores, branches, agencies or other outlets for these retail uses and services
- shall not occupy more than 5,000 square feet of sales or service area in a single outlet, or
multiple outlets that occupy more than 20,000 square feet of sales or service area in a single
building or in multiple buildings that are part of the same development project.
Cities and counties shall review their land use regulations and revise them, if necessary, to
include measures to limit new buildings for the uses described above to ensure that they do
not interfere with the efficient movement of freight along Main Roadway Routes and
Roadway Connectors shown on Metro's Freight Network Map, November, 2003. Such
measures may include, but are not limited to, restrictions on access to freight routes and
connectors, siting limitations and traffic thresholds. This subsection does not require cities
and counties to include such measures to limit new other buildings or uses.
These sorts of limitations prevent larger scale uses, such as bulk sales, from locating in
these areas. Therefore, staff recommends that the limitation preventing bulk sales in the
designated "Industrial Areas" remain in place.
However, there are additionally areas of IP Zoned property that is designated as
"Employment Areas" by Metro's Regionally Significant Industrial Land inventory. Within
these areas Metro's requirements state:
ZOA2004-00001 PAGE 5 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
In Employment Areas, cities and counties shall limit new and expanded retail commercial
uses to those appropriate in type and size to serve the needs of businesses, employees and
residents of the Employment Areas. Generally, the size limitation is 60,000 square feet of
gross leasable area in a single building, or retail commercial uses with a total of more than
60,000 square feet of retail sales area on a single lot or parcel, or on contiguous lots or
parcels, including those separated only by transportation right-of-way.
Staff finds that the proposed use, "bulk sales" provides goods that would directly benefit the
employees and more notably the residents within the employment areas.
However, staff does acknowledge that "bulk sales" by virtue of its name is also clearly a
commercial use. This raises a significant question as to the applicant's proposal. While
there are exemptions that would allow retail commercial uses to exceed the 60,000 gross
square foot limitation', staff is not inclined to find, nor has the applicant demonstrated that
these exemption criteria have been or would be met. Instead, staff is more comfortable in
recommending a limitation in line with Metro's requirements. Therefore, staff recommends
that the proposed use classification change be from "N" (Prohibited) to "R" (Restricted) with a
footnote reference. This reference would reflect Metro's requirements, and define the area
where such uses are permissible:
11 These limited uses, shall only be allowed in IP zoned property east of
SW 72" Avenue. These uses, separately or in combination shall not
exceed 60 000 s•uare feet of •ross leasable area in a sin•le buildin• or
commercial retail uses with a total of more than 60,000 square feet of
retail sales area on a sin•le lot or •arcel or on conti•uous lots or
parcels, including those separated only by transportation right-of-way.
• Applicable Comprehensive Plan Policies:
Comprehensive Plan Policy 1.1.1:
This policy states that all future legislative changes shall be consistent with the Statewide
Planning Goals and the Regional Plan adopted by Metro. As indicated above under the
individual Statewide and Regional Plan goals applicable to this proposed amendment, the
amendment as modified by staffs recommendation is consistent with the Statewide Goals
and the Regional Plan.
Comprehensive Plan Policy 2.1.1:
This policy states that the City shall maintain an ongoing citizen involvement program and
shall assure that citizens will be provided an opportunity to be involved in all phases of the
planning process. This policy is satisfied because notice of the proposed amendment was
mailed to all Interested Parties. In addition, notice was published in the Tigard Times of the
Public Hearing and notice will be published again prior to the City Council public hearing.
1
A city or county may authorize new commercial retail uses with more than 60,000 square feet of gross leasable area in
Employment Areas if the uses:
1.Generate no more than a 25 percent increase in site generated vehicle trips above permitted non-industrial uses;and
2.Meet the Maximum Permitted Parking—Zone A requirements set forth in Table 3.07-2 of Title 2 of the Urban Growth
Management Functional Plan.
ZOA2004-00001 PAGE 6 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
Public input has been invited in the notice.
Comprehensive Plan Policy 2.1.2 and 2.1.3:
In pertinent part, this policy states that the Citizen Involvement Team program and the
Citizen Involvement Team Facilitators shall serve as the primary means for citizen
involvement in land use planning. Policy 2.1.3 states that information on land use planning
issues shall be available in understandable form. These policies were satisfied because
notice of the proposed amendment was mailed to all Interested Parties. The written notices
were written in plain understandable form, and included phone numbers and a contact
person for anyone who may have questions.
Any applicable provision of the City's implementing ordinances.
Code Section 18.530:
This chapter establishes the permissible uses and basic development standards for the
City's three industrial zones. The purpose of this chapter is to provide a range of industrial
services for City residents and facilitate the economic goals of the comprehensive plan. One
of the major purposes of the regulations governing development in industrial zoning districts
is to ensure that a full range of economic activities and job opportunities are available
throughout the City so that residents can work close to home if they choose. The location of
land within each industrial district must be carefully selected and design and development
standards created to minimize the potential adverse impacts of industrial activity on
established residential areas.
This chapter also describes the Industrial Park zone as providing appropriate locations for
combining light manufacturing, office and small-scale commercial uses, e.g., restaurants,
personal services and fitness centers, in a campus-like setting. Only those light industrial
uses with no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P
' zone. In addition to mandatory site development review, design and development standards
in the I-P zone have been adopted to insure that developments will be well-integrated,
attractively landscaped, and pedestrian-friendly.
The applicant's proposal to include "bulk sales" into the fold of allowable uses, will meet the
purpose of the chapter by increasing the diversity of economic activities and job
opportunities in the industrial park zone. The proposed use will also fit within the description
of the I-P zone as a "small scale commercial use" if the modifications recommended by staff
are included in the amendment. This will limit the use to no more than 20% of the square
footage within a development complex, and not to exceed 60,000 square feet.
•
SECTION V. STAFF ANALYSIS
Limitations of uses are the basic building blocks of Euclidian zoning. Zones are typically set
in three broad classifications: residential, commercial, and industrial. The basic premise was
to segregate incompatible uses from one another, and locate the uses in the most
appropriate areas of the city. These general zones were then divided into smaller
subcategories; low, medium, and high density residential, limited and general commercial,
ZOA2004-00001 PAGE 7 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
•
light and heavy industrial. As society and citizen's needs changed, and uses evolved over
time, the clear distinction between uses grew fuzzier. Certain commercial uses were allowed
in limited form in the residential zones (e.g. home occupation businesses). Some industrial
type uses were allowed in commercial zones (e.g. self serve storage). Limited commercial
uses were allowed in industrial zones to support those industrial uses (e.g. restaurants).
Finally, mixed use development dissolved the distinction between standard zoning classes,
and allowed a blend of residential, commercial, and infrequently, limited industrial uses.
Uses are assigned to the most appropriate zone based on their particular level of external
impacts (noise, dust, odor, discharge pollution, parking, aesthetic, etc.). So a low impacting
retail use would be permissible in a limited commercial zone while a big production factory
would be permissible in a heavy industrial zone. Historically, lower impacting uses were
allowed to locate in heavier zones, but not visa-versa. However, over time, it was
recognized that the available land supply within a particular zone could be devoured by low
impacting uses, leaving inadequate area in the heavier zone for the higher impact uses.
This was partly due to market factors. As land values and rental rates climbed in the more
desirable commercial areas, commercial businesses began drifting toward the lower land
prices and rents in the less desirable industrial areas. This incrementally drives up the price
of the industrial land and reduces the amount of large contiguous parcels available for large
scale manufacturing type uses. This is one premise behind the protections of Metro's Title 4
requirements.
Staff believes that "bulk sales" are an appropriate use in the employment areas of the
Industrial Park zone since bulk sales refers to the sales, leasing and rental of bulky items
requiring extensive interior space for display including furniture, large appliance and home
improvement sales. This extensive interior space, need for large service delivery vehicles, and
limited public presence are similar to wholesale sales or self service storage which are
presently allowed. The Industrial Park zone is appropriate as it seeks to establish a campus
like setting. To ensure that campus like setting, a restriction on outdoor storage is also
recommended. The I-P zoning district provides appropriate locations for combining light
manufacturing, office and small-scale commercial uses. Only those light industrial uses with
no off-site impacts, e.g., noise, glare, odor, or vibration, are permitted in the I-P zone. Bulk
sales are consistent with this description. Staff believes that to limit the commercial use to a
"small scale," certain restrictions should be placed on "Bulk Sales"
Bulk Sales are not appropriate in areas classified as "industrial land" by Metro as these
areas limit retail uses to 5,000 square feet, and that is simply inadequate area for "extensive
interior space for display". Therefore, staff recommends that the allowance for bulk sales be
allowed only in those IP zoned areas designated as "employment lands". This is most easily
described as "IP Zoned properties east of SW 72nd Avenue."
Using the criteria established by Metro and limiting the allowance to "employment lands"
within the IP Zone, staff recommends that the proposed use be allowed as a "R" Restricted
Use, subject to the following limitation:
These limited uses, separately or in combination, may not exceed 20% of the entire square
footage within a development complex. No retail uses shall exceed 60,000 square feet of gross
leasable area in a single building, or commercial retail uses with a total of more than 60,000
ZOA2004-00001 PAGE 8 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
•
square feet of retail sales area on a single lot or parcel, or on contiguous lots or parcels, including
those separated only by transportation right-of-way.
Staff additionally recommends that to help maintain a campus like setting, a restriction on
outdoor storage should be imposed, such as is described by footnote number 4 in Table
18.530.1:
Permitted if all activities, except employee and customer parking, are wholly contained within a
building(s).
SECTION VI. OTHER ALTERNATIVES
No Action - The standard would remain "bulk sales" are not permitted in the I-P zone. This
would leave several existing businesses as non-conforming uses, but would continue to
strictly limit the range of new commercial uses that are allowed.
Expanded Action —Allow bulk sales in a wider range of zones. However, further analysis of
this impact would be required, and generally staff does not favor bulk sales in the more
dedicated industrial zones. This option would also likely conflict with Metro and Comp. Plan
requirements.
Alternate Action — Staff is recommending an alternate action option. The applicant proposed
allowing bulk sales without restriction in the IP Zone. Staff found that this may violate Title 4
requirements of Metro's code, and further staff seeks to limit the degree of commercial use
intrusion in the IP zone, while still providing for a variety of employment opportunities. This
would be accomplished by listing Bulk Sales as a "R" Restricted Use, subject to the following
footnotes:
2. Permitted if all activities, except employee and customer parking, are wholly contained within a
building(s).
11 These limited uses, shall only be allowed in IP zoned property east of SW 72nd Avenue. These
uses, separately or in combination shall not exceed 60,000 square feet of gross leasable area
in a single building, or commercial retail uses with a total of more than 60,000 square feet of
retail sales area on a single lot or parcel, or on contiguous lots or parcels, including those
separated only by transportation right-of-way.
SECTION VII. ADDITIONAL CITY STAFF & OUTSIDE AGENCY COMMENTS
Metro responded with a letter addressed to the Planning Commission. They requested a
analysis of compliance with the Urban Growth Management Functional Plan, as related to
the protection of industrial areas from commercial use intrusions. The requested analysis is
contained within this report, and a copy was faxed to Michael Jordan, Metro's Chief
Operating Officer on November 9, 2004.
Li
The City of Tigard Long Range Planning Division has had an opportunity to review this
proposal and notes industrial land is limited, as are the uses allowed in industrial lands.
Simply because uses are pre-existing non-conforming uses, does not make the argument for
changing the code. It is presumed that when the IP zone was placed on the properties,
ZOA2004-00001 PAGE 9 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
•
• some uses would become non-conforming. The 20% limitation was to protect the area for
• industrial uses.
The City of Tigard Police Department reviewed the proposal and offered no objections.
The City of Beaverton reviewed the request and responded that they do not object to the
proposed amendment as it does not appear there are any I-P zoned properties near the
common boundary between the two cities. However, Beaverton does note that they are
concerned by the potential traffic impacts from allowing large scale retail uses in proximity to
Scholls Ferry Road and the intersections thereon.
Finally, the City of Beaverton included a general comment with regard to the impact on the
regional land use policy. The proposed amendment appears to be another assault on the
industrial/employment land supply.
The Cities of Durham, King City, Lake Oswego, and Tualatin, the Oregon Department
of Land Conservation and Development, and Washington County were notified of the
proposed amendment and did not respond.
ATTACHMENT:
Exhibit A— Proposed Development Code Text Changes
Exhibit B — Recommended Development Code Text Changes
_ November 8, 2004
P EPA D BY:MORGA RACY DATE
Associate Planner
ZeA
November 8, 2004
APPROVED BY:DI SDOR F DATE
Planning Manager
ZOA2004-00001 PAGE 10 OF 10
11/15/04 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION
III •
Exhibit A
Proposed Development Code Text Amendment
TABLE 18330.1
USE TABLE: INDUSTRIAL ZONES
USE CATEGORY I-P I-L I-H
RESIDENTIAL
Household Living RI RI RI
Group Living N N N
Transitional Housing N N N
Home Occupation N N N
CIVIC(INSTITUTIONAL)
Basic Utilities C C P
Colleges N N N
Community Recreation C1° C10 CI0
Cultural Institutions N N N
Day Care R3 9 R3 9 R3 9
Emergency Services P P P
Medical Centers N N N
Postal Service P P P
Public Support Facilities P P P
Religious Institutions N N N
Schools N N N
Social/Fraternal Clubs/Lodges N N N
COMMERCIAL
Commercial Lodging P N N
Eating and Drinking Establishments R2 N N
Entertainment-Oriented
-Major Event Entertainment N N N
-Outdoor Entertainment P N N
-Indoor Entertainment P N N
-Adult Entertainment N N N
General Retail
-Sales-Oriented R2 N N
-Personal Services R2 N N
-Repair-Oriented P N N
-Bulk Sales NP N N
-Outdoor Sales N P P
-Animal-Related P P P
Motor Vehicle Related
-Motor Vehicle Sales/Rental N P P
-Motor Vehicle Servicing/Repair C P P
-Vehicle Fuel Sales P P/C' P
Office P N N
Self-Service Storage P P P
Non-Accessory Parking P P P
s
TABLE 18.530.1 (CON'T)
USE CATEGORY I-P I-L I-H
INDUSTRIAL
Industrial Services N P P
Manufacturing and Production
-Light Industrial P P P
-General Industrial N P P
-Heavy Industrial N N P
Railroad Yards N N P
Research and Development P P P
Warehouse/Freight Movement N P P
Waste-Related N N P
Wholesale Sales R4 P P
OTHER
Agriculture/Horticulture P5 P5 P5
Cemeteries N C N
Detention Facilities C N C
Heliports C C C
Mining N N P
Wireless Communication Facilities P/R6 P P
Rail Lines/Utility Corridors P P P
Other NA NA P8
P=Permitted R=Restricted C=Conditional Use N=Not Permitted
1 A single-family detached dwelling or single-family mobile or manufactured home allowed for
caretaker or kennel owner/operator when located on the same lot as the permitted use and is
exclusively occupied by the caretaker or kennel owner/operator and family.
2 These limited uses, separately or in combination, may not exceed 20% of the entire square
footage within a development complex.No retail uses shall exceed 60,000 square feet of gross
leasable area per building or business.
3 In-home day care which meets all state requirements permitted by right.
4 Permitted if all activities, except employee and customer parking, are wholly contained with a
building(s).
5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than
normal household pets, may be housed or provided use of a fenced run within 100 feet of any
nearby residence except a dwelling on the same lot.
6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and
restricted facilities in the I-P zone.
' Vehicle fuel sales permitted outright unless in combination with convenience sales, in which
case it is permitted conditionally.
8 Explosive storage permitted outright subject to regulations of Uniform Fire Code.
•
•
9 Day care uses with over 5 children are permitted subject to an Environmental Impact
Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully
comply with State of Oregon requirements for outdoor openspace setbacks.
io Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when
the recreational use does not otherwise preclude future cut and fill as needed in order to
develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as
shown on City flood maps, when the Recreation Use is temporary and does not otherwise
preclude allowed uses or Conditional Uses other than Recreation within the district.
•
•
tee,
• •
Exhibit B
Recommended Development Code Text Amendment
TABLE 18.530.1
USE TABLE: INDUSTRIAL ZONES
USE CATEGORY I-P I-L I-H
RESIDENTIAL
Household Living R' R' R'
Group Living N N N
Transitional Housing N N N
Home Occupation N N N
CIVIC(INSTITUTIONAL)
Basic Utilities C C P
Colleges N N N
Community Recreation C10 C'0 C'0
Cultural Institutions N N N
Day Care R39 R39 R39
Emergency Services P P P
Medical Centers N N N
Postal Service P P P
Public Support Facilities P P P
Religious Institutions N N N
Schools N N N
Social/Fraternal Clubs/Lodges N N N
COMMERCIAL
Commercial Lodging P N N
Eating and Drinking Establishments R2 N N
Entertainment-Oriented
-Major Event Entertainment N N N
-Outdoor Entertainment P N N
-Indoor Entertainment P N N
-Adult Entertainment N N N
General Retail
-Sales-Oriented R2 N N
-Personal Services R2 N N
-Repair-Oriented P N N
-Bulk Sales N R4,11 N N
-Outdoor Sales N P P
-Animal-Related P P P
Motor Vehicle Related
-Motor Vehicle Sales/Rental N P P
-Motor Vehicle Servicing/Repair C P P
-Vehicle Fuel Sales P P/C' P
Office P N N
Self-Service Storage P P P
Non-Accessory Parking P P P
• •
TABLE 18330.1(CON'T)
USE CATEGORY I-P I-L I-H
INDUSTRIAL
Industrial Services N P P
Manufacturing and Production
-Light Industrial P P P
-General Industrial N P P
-Heavy Industrial N N P
Railroad Yards N N P
Research and Development P P P
Warehouse/Freight Movement N P P
Waste-Related N N P
Wholesale Sales R4 P P
OTHER
Agriculture/Horticulture P5 P5 P5
Cemeteries N C N
Detention Facilities C N C
Heliports C C C
Mining N N P
Wireless Communication Facilities P/R6 P P
Rail Lines/Utility Corridors P P P
Other NA NA P8
P=Permitted R=Restricted C=Conditional Use N=Not Permitted
I A single-family detached dwelling or single-family mobile or manufactured home allowed for
caretaker or kennel owner/operator when located on the same lot as the permitted use and is
exclusively occupied by the caretaker or kennel owner/operator and family.
2 These limited uses, separately or in combination, may not exceed 20% of the entire square
footage within a development complex. No retail uses shall exceed 60,000 square feet of gross
leasable area per building or business.
3 In-home day care which meets all state requirements permitted by right.
4 Permitted if all activities, except employee and customer parking, are wholly contained with a
building(s).
5 When an agricultural use is adjacent to a residential use, no poultry or livestock, other than
normal household pets, may be housed or provided use of a fenced run within 100 feet of any
nearby residence except a dwelling on the same lot.
6 See Chapter 18.798, Wireless Communication Facilities, for definition of permitted and
restricted facilities in the I-P zone.
7 Vehicle fuel sales permitted outright unless in combination with convenience sales, in which
case it is permitted conditionally.
8 Explosive storage permitted outright subject to regulations of Uniform Fire Code.
® ®
9 Day care uses with over 5 children are permitted subject to an Environmental Impact
Assessment in accordance with Section 18.530.050.C.1. The design of the day care must fully
comply with State of Oregon requirements for outdoor openspace setbacks.
10 Limited to outdoor Recreation on (1.) land classified as floodplain on City flood maps, when
the recreational use does not otherwise preclude future cut and fill as needed in order to
develop adjoining industrially zoned upland; and (2.) land located outside the floodplain as
shown on City flood maps, when the Recreation Use is temporary and does not otherwise
preclude allowed uses or Conditional Uses other than Recreation within the district.
11 These limited uses,shall only be allowed in IP zoned property east of SW 72"a
Avenue. These uses,separately or in combination shall not exceed 60,000 square
feet of gross leasable area in a single building,or commercial retail uses with a total
of more than 60,000 square feet of retail sales area on a single lot or parcel,or on
contiguous lots or parcels,including those separated only by transportation right-of-
way.
•
•
BEDSAUL /VINCENT CONSULTING LLC
825 NE 20TH AVE., SUITE 300
PORTLAND, OR 97232
OFFICE(503) 230.2119
FAX (503) 230.2149
DATE: July 21, 2004
REQUEST: Type IV Quasi-Judicial Zoning Text Amendment to permit bulk
sales in the IP, (Industrial Park District)zone
APPLICANTS: Paul Schatz III, Paul Schatz Furniture
6600 SW Bonita Road
Robert Smetts
Smetco, Inc.
6830 SW Bonita Road
OWNERS: Paul Schatz III, Paul Schatz Furniture
6600 SW Bonita Road
Robert Smetts
Smetco, Inc.
6830 SW Bonita Road
LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4
Tax Lot 1100: 2002-020 Partition Plat, Lot 1
Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W
SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres.
ZONING: I-P-Industrial Park District
LOCATION: 6600 and 6830 SW Bonita Road
CRITERIA: Chapter 18.380.030
B. Standards for making quasi-judicial decisions A
recommendation or a decision to approve, approve with conditions
or to deny an application for a quasi-judicial amendment shall be
based on all of the following standards:
1. Demonstration of compliance with all applicable
comprehensive plan policies and map designations;
2. Demonstration of compliance with all applicable standards
of any provision of this code or other applicable
implementing ordinance; and
3. Evidence of change in the neighborhood or community or
a mistake or inconsistency in the comprehensive plan or
Schatz /Smetco Zoning Text Amendment 1
•
zoning map as it relates to the property, which is the
subject of the development application.
I. APPLICABLE REGULATIONS
A. LCDC Statewide Planning Goals:
Goal 1: Citizen Involvement
Goal 2: Land Use Planning
Goal 6: Air, Water and Land Resources Quality
Goal 9: Economic Development
Goal 11: Public Facilities
Goal 12: Transportation
Goal 13: Energy Conservation
Goal 14: Urbanization
B. Tigard Comprehensive Plan: Vol. II Findings, Policies and Implementing
Strategies
Policy 1 -General Policies
Policy 2- Citizen Involvement
Policy 3-Natural Resources
Policy 4-Air, Water and Land Resources Quality
Policy 5-Economy
Policy 6-Housing
Policy 7-Public Facilities and Services
Policy 8- Transportation
Policy 9-Energy
Policy 10- Urbanization
Policy 11- Special Areas of Concern
Policy 12- Locational Criteria
C. Title 18: Development Code for the City of Tigard
1. Chapter 18.380 Zoning Map and Text Amendments
18.380.030 Approval Criteria for Zoning Map and Text Amendments
2. Chapter 18.390.050 Decision Making Procedures (Type IN
or Chapter 18.390.060.G For Type IV
Schatz / Smetco Zoning Text Amendment 2
•
3. 18.390.050 Type II Procedure
18.390.050(B)(e)Application requirements-Impact Study
II. AFFECTED JURISDICTIONS
1. City of Tigard:
- Department of Community Development
- Department of Police
- Department of Engineering
2. TVFR
III. BACKGROUND FACTS
1. On-Site Land Uses:
Paul Schatz Furniture occupies TL 1100, a 2.29-acre, parcel. The business consists of a
40,000 square foot building that contains the showroom, offices and storage area for the
furniture store. (See Attachment "A") The building is surrounded by approximately 40,000
square feet of landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A
two-bay-loading dock is in the rear of the building. Up until recently, the 0.9 acre TL 300
was occupied by Smetco, a manufacturer of steel roller conveyor belt systems. An 8,000
square foot corrugated metal-sided structure and 900 square foot office are attached to the
metal building. Approximately six months ago, Smetco relocated its operation to Canby,
OR., primarily because the business outgrew the site and in part, because the property will
have more value as a bulk sales use, such as another companion home furnishings
business. The site also consists of a 10-stall parking area, a concrete paved
staging/loading pad and some mature landscaping.
2. Site Characteristics:
TL 1100, (Paul Schatz Furniture), has frontage onto SW Bonita Road, and gains access via
a 35'wide paved "frontage road" onto SW Sequoia Parkway, just south of the intersection of
SW Bonita and Sequoia Parkway. The former Smetco site gains access via the access
described above and has access through a parking lot to the West. (i.e. John Barleycorn
pub) At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW
Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this
request. A grassy embankment separates and the site's perimeter landscaping separates
the subject site from travel lanes of Bonita Road.
3. Surrounding Planning, Zoning and Land Use:
Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot 1200 is
a. 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental carpets
(Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains
a Home Depot, which is a home improvement sales business selling, among other things,
bulky items, such as large appliances. There is IL, (Light Industrial District) land north of and
across the SW Bonita Road. The City limits of Tigard and 1-5 are directly east of the site
where similar retail furniture stores are locating (Ethan Allen and Norwalk) demonstrating a
clustering of business activity. (See Attachment"B")
IV. INTRODUCTION
The subject sites are currently located in the l-P, (Industrial Park), District. The purpose
of this Zoning Text Amendment is to modify the Industrial Zones Use Table to permit
Schatz /Smetco Zoning Text Amendment 3
® !
"Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter 18.130 of the
Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as:
"Establishments which engage in the sales, leasing and rental of bulky
items requiring extensive interior space for display including furniture,
large appliance and home improvement sales"
The purpose of the Industrial Zoning Districts is to provide a range of industrial services
for City residents (18.530.010 A). Another purpose is to facilitate the economic goals of
the City of Tigard by ensuring that there is a full range of economic activities and job
opportunities within the City limits (18.530.010 B). It is the applicants belief that
businesses requiring extensive interior space should be allowed in the I-P zone,
because the character of the land within this I-P zoned area, (e.g., large lot size, larger
building footprint size, and location near or on arterial/collector streets), lends itself to
those businesses selling furniture, large appliance and home improvement sales.
Businesses selling furniture, large appliance and home improvement items need large
parking lots and loading areas for customers to pick-up, drop-off and haul away their
large merchandise. In fact, a review of current land uses in the immediate area,
combined with a recent applicants' survey of all existing uses in Tigard's I-P zones
suggests that the applicants' assertion is correct.
Paul Schatz Furniture, (TL 1100 and one of the subject sites), contains a 40,000 square
foot building selling furniture on a 2.92-acre lot. Tax Lot 1200 is a 0.83-acre lot directly
to the west of Tax Lot 1100 that sells rugs and oriental carpets. (Atiyeh Bros.) Tax Lot
900 is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot,
which is a home improvement sales business selling, among other things, large
appliances.
The applicants' recently surveyed 247 businesses located within Tigard's I-P zones. Of
the 247 businesses surveyed, 22 are easily classified as bulk sales uses, and 8 of the 22
bulk sales businesses are already located in the I-P zoned land adjacent or nearby the
subject ownerships. (i.e. that I-P zoned land between Bonita Road and Upper Boones
Ferry and 1-5 and Sequoia Parkway) Paul Schatz Furniture, Atiyeh Bros Carpet, Home
Depot, Norwalk Furniture and Ethan Allen Furniture are clustered in a relatively small
area on both sides of I-5 , Carman Drive and Bonita Road in Tigard and Lake Oswego.
Therefore, individual business owners have already decided that locating their
businesses adjacent to and/or near 1-5 and near other home furnishing businesses gives
them good exposure and is good for business. If that were not the case, there would not
be the current clustering of home furnishing businesses in the area. That is, if other
home furnishing/home improvement businesses were worried about lost revenue due to
competition, they would not knowingly locate adjacent to each other. The businesses
are complementing each other, rather than competing with each other. Therefore, bulk
sales uses should be allowed in I-P zoned areas, based on the character of area and the
character of the existing businesses located within this particular I-P zoned area.
Morgan Tracy notes in his pre-app notes, (See Attachment "C"), that "I think you can
make the argument that bulk sales are really a cross between retail and warehouse as
they require such large areas for loading and storage." Therefore, staff supports the
applicants' assertion that the character of area and the character of the existing
structures within the I-P are suited for bulk sales uses.
Schatz / Smetco Zoning Text Amendment 4
I
•
IV. JUSTIFICATION FOR REQUEST:
The following narrative is intended to justify the applicants' request, and to demonstrate
compliance with all applicable and relevant City of Tigard Comprehensive Plan policies
and goals and City of Tigard Community Development Code (CDC) requirements related
to the request.
18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map
18.380.030 B. Standards for making quasi-judicial decisions. A recommendation
or a decision to approve, approve with conditions or to deny an application for a
quasi-judicial amendment shall be based on all of the following standards:
1 Demonstration of compliance with all applicable comprehensive plan policies
and map designations;
2. Demonstration of compliance with all applicable standards of any provision of
this code or other applicable implementing ordinance;and
3. Evidence of change in the neighborhood or community or a mistake or
inconsistency in the comprehensive plan or zoning map as it relates to the
property which is the subject of the development application.
APPLICANTS' COMMENT: The following responses to the above-stated applicable
Code criteria will demonstrate that the proposal complies with 18.380.030 B.
1 Demonstration of compliance with all applicable comprehensive plan policies
and map designations;
Policy 1 —General Policies
POLICY 1.1.1 THE CITY SHALL ENSURE THAT:
a. THIS COMPREHENSIVE PLAN AND ALL FUTURE LEGISLATIVE CHANGES ARE
CONSISTENT WITH THE STATEWIDE PLANNING GOALS ADOPTED BY THE LAND
CONSERVATION AND DEVELOPMENT COMMISSION, THE REGIONAL PLAN
ADOPTED BY THE METROPOLITAN SERVICE DISTRICT.
APPLICANTS' COMMENT:
The applicants assume that the Tigard Comprehensive Plan Policies applicable to this
request are in conformance with LCDC Goals, State Statutes, and Administrative Rules,
therefore if the applicants address the applicable Plan policies, the State requirements
will be concurrently addressed. Responses follow:
Policy 2 -Citizen Involvement
POLICY 2.1.3 THE CITY SHALL ENSURE THAT INFORMATION ON LAND USE PLANNING
ISSUES IS AVAILABLE IN AN UNDERSTANDABLE FORM FOR ALL INTERESTED CITIZENS.
IMPLEMENTATION STRATEGIES
1. The City shall continue to publish information on land use planning issues in a form accessible
to all citizens. (Ord. 93-19)
Schatz /Smetco Zoning Text Amendment 5
• I .
APPLICANTS' COMMENT:
Applicants assume that the request for this Zoning Text Amendment will be published as
a notice in applicable local newspapers, and that citizens of Tigard will have notice of
this land use planning issue in compliance with Policy 2.13 and Implementation Strategy
1. Additionally, the Type IV process requires public hearings giving citizens additional
opportunity to comment and influence the decision making process.
Policy 3— Natural Resources
POLICY 3.1.1 THE CITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE
FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT
ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE
PLAN WILL MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT. (NOTE:
THIS POLICY DOES NOT APPLY TO LANDS DESIGNATED AS SIGNIFICANT WETLANDS ON
THE FLOODPLAIN AND WETLANDS MAP.):
a. AREAS MEETING THE DEFINITION OF WETLANDS UNDER CHAPTER 18.26 OF
THE COMMUNITY DEVELOPMENT CODE;
b. AREAS HAVING A SEVERE SOIL EROSION POTENTIAL;
c. AREAS SUBJECT TO SLUMPING, EARTH SLIDES OR MOVEMENT.
d. AREAS HAVING SLOPES IN EXCESS OF 25%; OR
e. AREAS HAVING SEVERE WEAK FOUNDATION SOILS.
APPLICANTS' COMMENT:
According to the City of Tigard's GIS mapping and Zoning District Map, the subject
ownership and/or nearby lots are not in the 100-year floodplain of Fanno Creek, nor is
there any part of those lots that have slopes 25% or greater. There are some portions of
I-P zoned land on Tigard Road and along the RXR tracks along 74th that are in the 100-
year floodplain of Fanno Creek, but the majority of the City's I-P zoned land is not in
100-year floodplain of Fanno Creek. Therefore, based on the above-mentioned facts, the
proposal complies with this policy.
Policy 4—Air, Water and Land Resources Quality
POLICY 4.1.1 THE CITY SHALL:
a. MAINTAIN AND IMPROVE THE QUALITY OF TIGARD'S AIR QUALITY AND
COORDINATE WITH OTHER JURISDICTIONS AND AGENCIES TO REDUCE AIR
POLLUTIONS WITHIN THE PORTLAND-VANCOUVER AIR QUALITY MAINTENANCE
AREA. (AQMA).
b. WHERE APPLICABLE, REQUIRE A STATEMENT FROM THE APPROPRIATE
AGENCY, THAT ALL APPLICABLE STANDARDS CAN BE MET, PRIOR TO THE
APPROVAL OF A LAND USE PROPOSAL.
c. APPLY THE MEASURES DESCRIBED IN THE DEQ HANDBOOK FOR
"ENVIRONMENTAL QUALITY ELEMENTS OF OREGON LOCAL COMPREHENSIVE
LAND USE PLANS"TO LAND USE DECISIONS HAVING THE POTENTIAL TO
AFFECT AIR QUALITY.
APPLICANTS' COMMENT:
As stated above, Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot and Ethan
Allen and Norwalk are clustered on both sides of 1-5 , Carman Drive and Bonita Road in
Schatz / Smetco Zoning Text Amendment 6
• •
Tigard and Lake Oswego. Therefore, the above-mentioned businesses are helping to
maintain air quality within the local air shed because vehicle miles traveled are reduced
by concentrating retail furniture businesses within a central location. The majority of
Tigard's I-P zoned land is also on arterial and collector streets near freeway exits, thus
providing centralized access to those transportation facilities.
POLICY 4.2.1 ALL DEVELOPMENT WITHIN THE TIGARD URBAN PLANNING AREA SHALL
COMPLY WITH APPLICABLE FEDERAL, STATE AND REGIONAL WATER QUALITY
STANDARDS, INCLUDING THOSE CONTAINED IN THE CLEAN WATER SERVICES'DESIGN
AND CONSTRUCTION MANUAL. (Rev. Ord. 02-15)
POLICY 4.2.2 THE CITY SHALL RECOGNIZE AND ASSUME ITS RESPONSIBILITY FOR
OPERATING, PLANNING, AND REGULATING WASTEWATER SYSTEMS AS DESIGNATED IN
METRO'S WASTE TREATMENT MANAGEMENT COMPONENT. (Rev. Ord. 02-15)
APPLICANTS' COMMENT:
The subject ownerships, and presumably all business in the I-P zoned area are
connected to City of Tigard water supply and sanitary sewer systems, thus compliance
with these policies is met.
POLICY 4.3.1 THE CITY SHALL:
a. REQUIRE DEVELOPMENT PROPOSALS LOCATED IN A NOISE CONGESTED AREA
OR A USE WHICH CREATES NOISE IN EXCESS OF THE APPLICABLE STANDARDS TO
INCORPORATE THE FOLLOWING INTO THE SITE PLAN:
1. BUILDING PLACEMENT ON THE SITE IN AN AREA WHERE THE NOISE
LEVELS WILL HAVE A MINIMAL IMPACT; OF?
2. LANDSCAPING AND OTHER TECHNIQUES TO LESSEN NOISE IMPACTS TO
LEVELS COMPATIBLE WITH THE SURROUNDING LAND USES.
b. COORDINATE WITH DEQ IN ITS NOISE REGULATION PROGRAM AND APPLY THE
Vol. 11, Policy 4-4 DEQ LAND USE COMPATIBILITY PROGRAM.
c. WHERE APPLICABLE REQUIRE A STATEMENT FROM THE APPROPRIATE AGENCY
(PRIOR TO THE APPROVAL OF A LAND USE PROPOSAL) THAT ALL APPLICABLE
STANDARDS CAN BE MET.
APPLICANTS' COMMENT:
The subject ownerships and most of the businesses in the I-P zoned area are located
along collectors and arterials, which generate large volumes of traffic during peak AM
and PM commute times. More importantly, the subject ownerships are located adjacent
to 1-5, which generates on average 200,000 passengers and freight trips/day. Therefore,
it is likely that the noise generated from car and truck traffic on the nearby 1-5 and on •
arterial and collectors streets exceeds the noise that could be generated by customer's
passenger cars and truck delivery entering and exiting the businesses within the subject
ownerships and other I-P zoned businesses.
Policy 5-Economy
POLICY 5.1 THE CITY SHALL PROMOTE ACTIVITIES AIMED AT THE DIVERSIFICATION OF
THE ECONOMIC OPPORTUNITIES AVAILABLE TO TIGARD RESIDENTS WITH PARTICULAR
EMPHASIS PLACED ON THE GROWTH OF THE LOCAL JOB MARKET.
Schatz /Smetco Zoning Text Amendment 7
• •
APPLICANTS' COMMENT:
The growth of the local job market in part depends on the City providing an adequate
amount of acreage of appropriately zoned land to accommodate new businesses and to
allow for the expansion of existing businesses in the community. According to the City
GIS data, there is approximately 800 acres of industrially zoned land within the City
limits, and of that 800 acres, approximately 380 acres is zoned I-P (Industrial Park).
Therefore, 47% of all the industrially zoned land in the City can accommodate all of the
uses permitted in the I-P zone, such as general retail, (e.g. sales-oriented, personal
service) and office uses. Presently the I-P zone does not permit bulk sales.
Therefore, although nearly half of all industrially zoned acreage is zoned I-P, it prohibits
the type of bulk sales uses that have already located in the I-P zoned area, it prohibits
those businesses that seek to locate in an I-P zoned land, and it prohibits the expansion
of those businesses already in the I-P zone. A small change in the zoning code text
could remove that impediment and open up the I-P zoned acreage to a variety of
businesses that are classified as bulk sales, such as furniture, appliance stores and
home improvement stores. By removing the prohibition against bulk sales uses, the City
could diversify the economic opportunities available to Tigard residents and grow the
local job market in compliance with this policy.
IMPLEMENTATION STRATEGIES
1. The City's Community Development Code shall incorporate any revisions needed to remove
unnecessary obstacles which may deter new economic activities.
APPLICANTS' COMMENT:
Removing the prohibition against bulk sales in the I-P zone removes an unnecessary
obstacle that deters new economic activities within the I-P zoned land. As previously
stated, the purpose of this Zoning Text Amendment is to modify the Industrial Zones Use
Table to permit "Bulk Sales" within the I-P Zone. "Bulk sales" are defined in Chapter
18.130 of the Tigard Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are
defined as:
"Establishments which engage in the sales, leasing and rental of bulky
items requiring extensive interior space for display including furniture,
large appliance and home improvement sales"
It is the applicants' belief that businesses requiring extensive interior space should be
allowed in the I-P zone, because the character of the land within this I-P zoned area,
(e.g., large lot size, larger building footprint size, and location near or on arterial/collector
streets), lends itself to those businesses selling furniture, large appliance and home
improvement sales. Businesses selling furniture, large appliances and home
improvement items need large parking lots and loading areas for customers to pick-up,
drop-off and haul away their large merchandise. In fact, a current review of land uses in
the immediate area, combined with a recent applicants' survey of all existing uses in
Tigard's I-P zones suggests that the applicants' assertion is correct.
Paul Schatz Furniture, (one of the subject sites), contains a 40,000 square foot building
selling furniture on a 2.92-acre lot. (TL 1100) Tax Lot 1200 is a 0.83-acre lot directly to
the west of Tax Lot 1100 that sells rugs and oriental carpets (Atiyeh Bros.) Tax Lot 900
is a 11-acre lot directly to the south of Tax Lot 1100 that contains a Home Depot, which
Schatz / Smetco Zoning Text Amendment 8
• •
is a home improvement sales business selling, among other things, large appliances.
The requested minor change to the zoning text will remove an unnecessary obstacle to
economic activities within the I-P zoned land in compliance with this Implementing
strategy.
Policy 6—Housing
POLICY 6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY OF
HOUSING DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICES AND RENT LEVELS.
APPLICANTS' COMMENT:
The purpose of this request is to change the zoning text in the I-P zone, and has no
impact on the zoning text for residential zones, therefore Policy 6 is not applicable to this
request.
Policy 7— Public Facilities and Services
7.1.2 THE CITY SHALL REQUIRE AS A PRE-CONDITION TO DEVELOPMENT APPROVAL
THAT:
a. DEVELOPMENT COINCIDE WITH THE AVAILABILITY OF ADEQUATE SERVICE
CAPACITY INCLUDING:
1. PUBLIC WATER;
2. PUBLIC SEWER SHALL BE REQUIRED FOR NEW DEVELOPMENT WITHIN THE
CITY UNLESS THE PROPERTY INVOLVED IS OVER 300 FEET FROM A SEWER
LINE AND WASHINGTON COUNTY HEALTH DEPARTMENT APPROVAL FOR A
PRIVATE DISPOSAL SYSTEM IS OBTAINED;AND
3. STORM DRAINAGE.
APPLICANTS' COMMENT:
The requested zoning text amendment will not result in "development" per se, but future
expansion and/or relocation of bulk sales businesses may result in development. An
application for a development permit will be required to show that the water, sewer, and
storm drainage facilities are adequate for the proposed use, or can be made available
for the proposed use, at the time of development approval.
Policy 8—Transportation
8.1.1 PLAN, DESIGN AND CONSTRUCT TRANSPORTATION FACILITIES IN A MANNER
WHICH ENHANCES THE LIVABILITY OF TIGARD BY:
a. PROPER LOCATION AND DESIGN OF TRANSPORTATION FACILITIES.
APPLICANTS' COMMENT:
A review of the Zoning District Map and Transportation System Plan Map indicates that
the subject sites and other nearby I-P zoned land are located on Bonita Road, Upper
Boones Ferry, Sequoia Parkway, and 72nd all of which are arterial and/or collector
streets. (See Attachments "B" & "0") Therefore, the I-P zoned land is properly located
on streets that are designed to carry the traffic volume expected in an industrial park
area.
Schatz / Smetco Zoning Text Amendment 9
•
Policy 9—Energy
9.1.2 THE CITY SHALL ESTABLISH A BALANCED AND EFFICIENT TRANSPORTATION
SYSTEM WHICH COMPLEMENTS THE LAND USE PLAN AND IS DESIGNED TO MINIMIZE
ENERGY IMPACTS.
APPLICANTS' COMMENT:
Allowing bulk sales in the I-P zone would allow Paul Schatz Furniture to expand its
already thriving business. It encourages a public policy that recognizes certain land
uses will cluster together in order to benefit from each other. This clustering supports
the City of Tigard's goal of establishing a balanced and efficient transportation system by
reducing vehicle miles traveled for consumers shopping for furniture. Clustering the
uses in one location helps conserve fossil fuels.
Policy 10—Urbanization
APPLICANTS' COMMENT:
As stated in the introduction to this policy, urbanization:
addresses the concerns expressed by Statewide Planning Goal# 14:
Urbanization, which is "to provide for an orderly and efficient transition from rural
to urban land use."
This requested zoning text amendment does not concern the "orderly and efficient
transition from rural to urban land use.", and therefore Policy 10 is not applicable to
this request.
Policy 11 —Special Areas of Concern
11.5 NEIGHBORHOOD PLANNING ORGANIZATION#5
POLICY 11.5.1 THE CITY SHALL REQUIRE BUFFERING AND SCREENING BETWEEN
RESIDENTIAL AREAS AND ADJOINING INDUSTRIAL AREAS AS A PRECONDITION TO
DEVELOPMENT APPROVAL AS FOLLOWS:
a. ALL BUILDINGS ON INDUSTRIAL LAND SHALL BE SET BACK A DISTANCE OF 50
FEET FROM ANY PROPERTY LINE WHICH ABUTS A RESIDENTIALLY PLANNED
AREA;
APPLICANTS' COMMENT:
According to the Tigard Zoning District Map, the I-P zoned area that includes the subject
ownerships, and those lands bounded by Bonita Road, 72"d, 1-5 and Upper Boones
Ferry Road are not directly adjacent to residentially zoned land. Therefore, no buffering
requirement is necessary. The applicants presume that the Tigard Development Code
does include buffering requirement in those instances where other I-P zoned land does
in fact abut residentially zoned land. .
Policy 12 —Locational Criteria
12.3 INDUSTRIAL
POLICY 12.3.1 THE CITY SHALL REQUIRE THAT:
Schatz / Smetco Zoning Text Amendment 10
b. SITES FOR LIGHT INDUSTRIAL DEVELOPMENT SHALL BE:
(1) BUFFERED FROM RESIDENTIAL AREAS TO ENSURE THAT PRIVACY
AND THE RESIDENTIAL CHARACTER OF THE AREA ARE PRESERVED.
(2) LOCATED ON AN ARTERIAL OR COLLECTOR STREET AND THAT
INDUSTRIAL TRAFFIC SHALL NOT BE CHANNELED THROUGH
RESIDENTIAL AREAS.
c. THE SITE SHALL BE OF A SIZE AND SHAPE WHICH WILL PROVIDE FOR THE
SHORT AND LONG RANGE NEEDS OF THE USE.
d. THE LAND INTENDED FOR DEVELOPMENT SHALL HAVE AN AVERAGE SITE
TOPOGRAPHY OF LESS THAN 6% GRADE, OR THAT IT CAN BE DEMONSTRATED
THAT THROUGH ENGINEERING TECHNIQUES ALL LIMITATIONS TO
DEVELOPMENT AND THE PROVISION OF SERVICES CAN BE MITIGATED.
e. IT CAN BE DEMONSTRATED THAT ASSOCIATED LIGHTS, NOISE AND OTHER
EXTERNAL EFFECTS WILL NOT INTERFERE WITH THE ACTIVITIES AND USES ON
SURROUNDING PROPERTIES.
f. ALL OTHER APPLICABLE PLAN POLICIES CAN BE MET.
' APPLICANTS' COMMENT:
The Tigard Zoning District Map, enclosed as Attachment "B", shows that the I-P zoned
area surrounding the subject ownerships, and those lands bounded by Bonita Road,
72nd, 1-5 and Upper Boones Ferry Road are not directly adjacent to residentially zoned
land. Therefore, there is no buffering requirement in these areas. The applicants
presumes that the Tigard Development Code does include buffering requirement in
those instances where other I-P zoned land does in fact abut residentially zoned land.
Paul Schatz Furniture currently occupies TL 1100, a 2.29-acre, parcel consisting of a
40,000 square foot building containing the showroom, offices and storage area for the
furniture store. The building is surrounded by approximately 40,000 square feet of
landscaped beds, mature trees and grassy areas and a 57-stall parking lot. A two-bay-
loading dock is in the rear of the building. Therefore, there is ample area available for
expansion if in fact the bulk sales prohibition is removed to allow for expansion.
Up until recently, the 0.9 acre TL 300 was occupied by Smetco, a manufacturer of steel
roller conveyor belt systems. An 8,000 square foot corrugated metal-sided structure and
900 square foot office are attached to the metal building. Approximately six months ago,
the company relocated its operation to Canby, OR., primarily because the business
outgrew the site and in part, because the property will have more value as a bulk sales
use, such as another companion home furnishings business. The site also consists of a
10-stall parking area, a concrete paved staging/loading pad and some mature
landscaping. Therefore, the existing structure could be removed and redeveloped with
a new standalone structure, landscaping and parking in compliance with the I-P zone
standards of the Community Development Code.
Both sites described above are on land that is nearly flat and certainly less than 6%
slope. At this location, SW Bonita Road passes over 1-5; therefore, the elevation of SW
Bonita Road is approximately 15' to 25' above the elevation of the tax lots subject to this
request. A grassy embankment separates and the site's perimeter landscaping
separates the subject site from travel lanes of Bonita Road. Therefore, there is
topographic features and vegetation that separate the subject ownerships from other
adjacent uses.
Schatz / Smetco Zoning Text Amendment 11
•
Lands directly to the west and south are zoned I-P. (Industrial Park District) Tax Lot
1200 is a 0.83-acre lot directly to the west of Tax Lot 1100 that sells rugs and oriental
carpets (Atiyeh Bros.) Tax Lot 900 is a 11-acre lot directly to the south of Tax Lot 1100
that contains a Home Depot, which is a home improvement sales business selling,
among other things, bulky items, such as large appliances. There is IL, (Light Industrial
District) land north of and across the SW Bonita Road, The City limits of Tigard and 1-5
are directly east of the site. Based on the character of the surrounding
commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or
redevelopment of the site will have significant impacts on surrounding uses, because
presumably all surrounding uses are generating similar amounts noise impacts, vehicle
traffic impacts and lighting impacts.
2. Demonstration of compliance with all applicable standards of any provision of
this code or other applicable implementing ordinance;and
APPLICANTS' COMMENT: •
A review of the Community Development Code indicates the following references to bulk
sales:
• Bulk Sales is listed under the heading of "Use Category" within the Commercial
Zones Table 18.520.1, which states that"bulk sales" are permitted, not permitted
and restricted in the various commercial zones. This request is to allow bulk
sales in the I-P and the request does not propose to change the use status in any
commercial zones.
• Bulk Sales is listed under the heading of "Use Category" within the Industrial
Zones Table 18.530.1, which states that "bulk sales" are not permitted in the I-P
zone. This request is to allow bulk sales in the I-P and the request does not
propose to change the use status in the I-L and/or I-H zones.
• "Bulk sales" are a defined item in Use Classification Chapter 18.130 of the Tigard
Zoning Code. According to 18.130.020, C. 4 (d) Bulk Sales are defined as:
"Establishments which engage in the sales, leasing and rental of bulky items
requiring extensive interior space for display including furniture, large appliance and
home improvement sales"
This request does not propose a change in how "bulk sales" is defined as set forth in
18.130.020.C. 4 (d)
3. Evidence of change in the neighborhood or community or a mistake or
inconsistency in the comprehensive plan or zoning map as it relates to the
property which is the subject of the development application.
APPLICANTS' COMMENT:
The following evidence will show that there is no consistent or coherent reason why bulk
sales are not permitted in the I-P zone. It does appear that the prohibition came into
existence as part of a use category consolidation effort by planning staff, with no
apparent or explicit reason to prohibit bulk sales.
Schatz / Smetco Zoning Text Amendment 12
•
The applicants' representative has reviewed all archived Community Development
Codes from before 1995, up to, and including the current Community Development
Code. The purpose of this exercise was to search for any clues that might demonstrate
why bulk sales were prohibited. A list of those archived codes is as follows:
Code Notes on reformatting-1994
Tigard Zoning Code-A Municipal Code Update-1995
Title 18 Zoning-Complete Updates of Chapter 18-1995
Title 18 Amendments Prior to 11/26/98
Title 18 Zoning-Community Development Code Re-Write-8/27/1998
Title 18 Community Development Code Re-Write 1995-1999
The purpose of the review was to find answers to the following questions:
1. In past versions of the code, was there a use category for bulk sales or were furniture
stores, appliance stores and rental equipment companies in some other use category. ?
If there was a change, was there any explanation as to why the use category was
changed?
2. Was there any discussion, comments, notes or any other information contained within
those documents that established when bulk sales was described as a specific use
category, and when it was, in what zones was it permitted?
3. Was there any discussion, comments, notes or any other information contained within
those documents that describes why bulk sales were not permitted in the I-P zone?
After a review of the above-mentioned code documents, the applicants' representative
had a telephone conversation with Dick Bewersdorff, Planning Manager, to find answers
to these questions. According to Mr. Bewersdorff, the history of the furniture sales/bulk
sales is as follows:
• Prior to 1995, furniture stores were a "subset" classification under the general
heading of general retail sales.
• In 1998, as part of a major code revision, planning staff decided to consolidate
the long list of very specific "classified" permitted/not permitted uses within a use
category into a shorter, and less specific list of uses sharing similar "use
characteristics". Somehow, during that exercise, furniture sales, large appliances
sales and rental companies were consolidated into the bulk sales use category,
and then assigned a "not permitted" use in the I-P zone.
Based on the evidence presented above, there is no consistent or coherent reason as
to why bulk sales are not permitted in the I-P zone. It does appear that the prohibition
came into existence as part of a use category consolidation effort by planning staff, with
no apparent or explicit reason to prohibit bulk sales. If this is true, and the applicants
have demonstrated that there are compelling reasons to allow bulk sales in the I-P zone,
then this "mistake or inconsistency" in the zoning code text can be rectified by approving
this request. Another form of inconsistency could also be rectified if this request is
approved.
Schatz / Smetco Zoning Text Amendment 13
® •
The I-P zone offers the amenities a retail furniture store needs — display area for
consumer products, a loading area to load products into a vehicle and get the products
to their homes. It seems an inconsistent application of the Code to allow a use like
Home Depot, which clearly sells bulky, home improvement products, and not allow other
bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be allowed
in I-P zoned areas, based on the character of area and the character of the existing
businesses located within this particular I-P zoned area. A zoning text amendment
would clear up that apparent inconsistency and permit bulk sales in the I-P zone.
18.390.050 Type ll Procedure
18.390.050 B. Application requirements
18.390.050 B (e.) Include an impact study. The impact study shall quantify the
effect of the development on public facilities and services. The study shall
address, at a minimum, the transportation system, including bikeways, the
drainage system, the parks system, the water system, the sewer system, and the
noise impacts of the development. For each public facility system and type of
impact, the study shall propose improvements necessary to meet City standards
and to minimize the impact of the development on the public at large, public
facilities systems, and affected private property users. In situations where the
Community Development Code requires the dedication of real property interests,
the applicants shall either specifically concur with the dedication requirements, or
provide evidence which supports the conclusion that the real property dedication
requirement is not roughly proportional to the projected impacts of the
development.
APPLICANTS' COMMENT:
As set forth in Chapter 18.530.010, (Purpose), the I-P zoning district:
"provides appropriate locations for combining light manufacturing, office and
small-scale commercial uses, e.g., restaurants, personal services and fitness
centers, in a campus-like setting. Only those light industrial uses with no off-site
impacts, e.g., noise, glare, odors, vibration, are permitted in the I-P zone"
(18.530.020 A)
By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P
because they do not generate off-site impacts significantly above other light
manufacturing, office and small-scale commercial uses. Home Depot is the most
obvious example of a retail sales use selling bulky items like refrigerators and lumber
materials to homeowners. Home Depot is a 120,000 square foot store located directly
south of the subject ownerships at Sequoia Parkway and Cardinal Lane. (See
Attachment "A") According to the Tigard Transportation System Plan, Sequoia Parkway
is classified as a collector street, which typically handles 5,000 or more ADT, therefore
Home Deport is located in a business park setting, with a collector street nearby to
handle the volume of traffic generated by the 120,000 square foot store. By contrast,
Paul Schatz furniture is a 40,000 square foot store, therefore it is 1/3 the size of the
existing Home Depot. If Home Depot is appropriate for the I-P zone, then it is clear that
permitting other smaller scale bulk sale uses within the existing I-P zoned business
parks will not generate significant impacts beyond what is currently generated by bulk
sales uses already within the I-P zone. (e.g. Home Depot) The City limits of Tigard and
Schatz / Smetco Zoning Text Amendment 14
•
1-5 are directly east of the subject sites. Based on the character of the surrounding
commercial/industrial uses, it is unlikely that proposed expansion of existing uses and/or
redevelopment of the site will have significant impacts on surrounding uses, because
presumably all surrounding uses are generating similar amounts of noise impacts,
vehicle traffic impacts and lighting impacts.
Approving bulk sales in the I-P zone will permit retail furniture stores and other bulk
sales uses to lease spaces within existing campus-like business park settings, such as
Pacific Corporate Center, (Sequoia Parkway), Oregon Business Park, (SW 72nd and
Upper Boones Ferry & Upper Boones Ferry), and Pac-Trust Business Center, (Durham
Road and 72nd) . The above-mentioned examples of I-P zoned business parks already
contain light manufacturing, office and small-scale commercial uses. Therefore, the
proposed and existing bulk sales uses will be surrounded by and adjacent to other users
that do not generate any significant amounts of noise, glare or odor. Based on the facts
presented above, it is clear that the location of bulk sales within the existing I-P zoned
business parks will not generate significant amounts of noise, odor or glare beyond what
already exists within the current I-P zoned areas.
IV. SUMMARY:
The purpose of the Industrial Zoning Districts is to provide a range of industrial services for City
residents (18.530.010 A). Another purpose is to facilitate the economic goals of the City of
Tigard by ensuring that there is a full range of economic activities and job opportunities within
the City limits (18.530.010 B). It is the applicants' belief that businesses requiring extensive
interior space should be allowed in the I-P zone, because the character of the land within this I-
P zoned area, (e.g., large lot size, larger building footprint size, and location near or on
arterial/collector streets), lends itself to those businesses selling furniture, large appliance and
home improvement sales.
Evidence presented in the application narrative, exhibits and attachments have shown that
individual business owners have already made the decision to locate their bulk sales
businesses within the I-P zone. The applicants' recent survey of 247 businesses demonstrated
that 22, (or 8.9%), of those businesses are easily classified as bulk sales uses, and 8 of the 22
bulk sales businesses are already located in the I-P zoned land adjacent or nearby the subject
ownerships. Paul Schatz Furniture, Atiyeh Bros Carpet, Home Depot, Norwalk Furniture and
Ethan Allen are clustered in a relatively small area on both sides of 1-5, Carman Drive and
Bonita Road in Tigard and Lake Oswego. Therefore, individual business owners have already
decided that locating their businesses adjacent to and/or near 1-5 and near other home
furnishing, businesses give them good exposure and is good for business. If that were not the
case, there would not be the current clustering of home furnishing businesses in the area. The
businesses are complementing each other, rather than competing with each other.
All of the above-mentioned businesses are currently classified as bulk sales uses in the I-P
zone. The I-P zone offers the amenities a retail furniture store needs — display area for
consumer products, a loading area to load products into a vehicle and get the products to their
homes. It seems an inconsistent application of the Code to allow a use like Home Depot, and
not allow other bulk sales uses like Paul Schatz furniture. Therefore, bulk sales uses should be
allowed in I-P zoned areas, based on the character of area and the character of the existing
businesses located within this particular I-P zoned area. A zoning text amendment would clear
up that apparent inconsistency and permit bulk sales in the I-P zone.
Schatz / Smetco Zoning Text Amendment 15
V. CONCLUSION:
This application has been submitted in accordance with the requirements established by the
City of Tigard Community Development Code for a zoning text amendment to permit bulk sales
in the I-P zone. Evidence has been presented to address all applicable sections of the
Community Development Code and relevant policies and implementing strategies of the Tigard
Comprehensive Plan. Therefore, based on all the evidence presented in this application
narrative, exhibits and attachments, this zoning text amendment application should be
approved.
•
Schatz / Smetco Zoning Text Amendment 16
• •
LIST OF ATTACHMENTS
ATTACHMENT A - Color aerial photo of subject ownerships and vicinity
ATTACHMENT B- Color copy of Tigard Zoning District Map
ATTACHMENT C- March 30,2004 Pre-Application Notes by Morgan Tracy
ATTACHMENT D- Color copy of Tigard Transportation System Plan Map
ATTACHMENT E (1) & (2)-Color aerial photos showing all industrially zoned land with I-
P zoned land highlighted in blue.
600 NORTHEAST GRAND AVENUE PORTLAN D, OREGON 97232 2739
TEL 503 797 1700 I FAX 503 797 1797
��1��Illilllllll t,:
,'.n
METRO
October 27, 2004
Mr. Mark Padgett, Chair
City of Tigard Planning Commission
13125 SW Hall Boulevard
Tigard, OR 97223
Subject: ZOA2004-00001
Dear Mr. Padgett:
Metro recently received noticed of a proposed change to the City's Community Development
Code that is contained in City of Tigard file no. ZOA2004-00001. The proposed change is to
allow"Bulk Sales"within the Industrial Park (IP) zone where presently this use is prohibited.
At this time Metro is requesting an analysis of compliance of the proposed amendment with the
Urban Growth Management Functional Plan, pursuant to section 3.07.820(A) of the plan. The
analysis is to address compliance with Metro code section 3.07.430, Protection of Industrial
Areas.
The relevant Metro code sections are included for your reference. Please provide the analysis
no later than November 8, 2004. Thank you for your consideration in this matter.
Sincerely,
/./
Michael Jordan
Chief Operati • •fficer
TO/ff
Enclosure
I:\gm\c ommunity_development\share\Compliance\TigardZOA2004-00001.doc
cc: Morgan Tracy
Jim Hendryx
Richard Benner
Andy Cotugno
Mary Weber
Tim O'Brien
Recycled Paper
www.metro-reglon,org
TDD 797 1104
6
Morgan Trac +aaumwoamunrmvu�s.�i� (V»..,...,...y...3.., ..,.Wa ,m.....,,a 1a.,...,- ..n. "..,'..,.y,.0...,.».,,,...ma
y„-Metro Supplemental,DOC Tam,,
BEDSAUL/VINCENT CONSULTING LLC
825 NE 20T"AVE., SUITE 300
PORTLAND, OR 97232
' OFFICE(503)230.2119
FAX (503)230.2149
DATE: November 1, 2004
REQUEST: A supplemental to a Type IV Quasi-Judicial Zoning Text
Amendment to permit bulk sales in the IP, (Industrial Park
District), zone, addressing compliance with Metro code section
3.07.430, pursuant to Metro code section 3.07.820(A) of the
Urban Growth Management Functional Plan
APPLICANTS: Paul Schatz III, Paul Schatz Furniture
6600 SW Bonita Road
Robert Smelts
Smetco, Inc.
6830 SW Bonita Road
OWNERS: Paul Schatz III, Paul Schatz Furniture
6600 SW Bonita Road
Robert Smells
Smetco, Inc.
6830 SW Bonita Road
LEGAL DESCRIPTION: Tax Lot 300: Bonita Gardens, Lot PT 4
Tax Lot 1100: 2002-020 Partition Plat, Lot 1
Both lots in the SE 1/4 of the NE 1/4 Sec.12, T2S, R1W
SIZE: Tax Lot 300: 0.9 Acre, TL 1100: 2.92 Acres.
ZONING: I-P-Industrial Park District
LOCATION: 6600 and 6830 SW Bonita Road
CRITERIA: Metro Urban Growth Management Functional Plan
Metro code section 3.07.430 Protection of Industrial Areas
A. In Industrial Areas mapped
pursuant to Metro Code section
3.07.130 that are not Regionally Significant Industrial Areas,
cities and counties shall limit new and expanded retail,
commercial uses to those appropriate in type and size
to serve the needs of businesses, employees and residents of
the Industrial Areas.
SchatzlSmetco Zoning Text Amendment Supplemental 1
B. In an Industrial Area, a city or county shall not approve:
1. A commercial retail use with more than 20,000 square
feet of retail sales area in a single building or in
multiple buildings that are part of the same
development project;or
2. Commercial retail uses that would occupy more than
ten percent of the net developable portion of the area
or any adjacent Industrial Area.
C. Notwithstanding subsection B of this section, a city or
county may allow the lawful use of any building, structure
or land at the time of enactment of an ordinance adopted
pursuant to this section to continue and to expand to add
up to 20 percent more floor space and 10 percent more
land area. (Ordinance No. 97-715B, Sec. 1. Amended by
Ordinance No. 02-969B, Sec. 5.)
I. INTRODUCTION
On 10/29/04, the applicants' representative received a fax from Morgan Tracy; staff
planner assigned to Case File # ZOA 2004-00001, which pertains to the above-
mentioned case file. The fax contained a 10/27/04 letter from Michael Jordan, Metro's
Chief Operating Officer requesting that the City provide analysis to demonstrate that the
subject zoning text amendment complies with Metro code section 3.07.430. (Protection
of Industrial Areas that are not Regionally Significant Industrial Areas) Planning staff
• requested that the applicant provide evidence on this matter so that staff could provide
the said analysis requested by Metro.
II. Justification for COMPLIANCE with metro code section 3.07.430:
The following narrative is intended to demonstrate compliance with Metro code
section 3.07.430, pursuant to Metro code section 3.07.820(A) of the Urban Growth
Management Functional Plan
3.07.430 Protection of Industrial Areas
A. In Industrial Areas mapped pursuant to Metro Code section 3.07.130 that are
not Regionally Significant Industrial Areas, cities and counties shall limit new
and expanded retail, commercial uses to those appropriate in type and size to
serve the needs of businesses, employees and residents of the Industrial
Areas.
APPLICANTS'COMMENT:
The City has already determined that a mix of retail commercial uses is appropriate for
the I-P zone. As set forth in Chapter 18.530.010, (Purpose), the I-P zoning district:
Schatz/Smetco Zoning Text Amendment Supplemental 2
•
Eft,
Mor an TraMetro SupplementaLDOC,..�.,_ . . . ... ....
"provides appropriate locations for combining light manufacturing, office and
small-scale commercial uses, e.g., restaurants, personal services and fitness
centers, in a campus-like setting. Only those light industrial uses with no off-site
impacts, e.g., noise,glare, odors, vibration, are permitted in the I-P zone"
By their very nature, retail furniture sales and other bulk sales are appropriate for the I-P
because they provide services for those employees and residents of the industrial areas
and other nearby occupants. Home Depot is the most obvious example of a retail sales
use selling bulky items like refrigerators and lumber materials to homeowners. Home
Depot is a 120,000 square foot store located directly south of the subject ownerships at
Sequoia Parkway and Cardinal Lane. (See Attachment "A") If Home Depot is
appropriate for the I-P zone, then it is clear that permitting other smaller scale bulk sale
uses, (such as Paul Schatz Furniture), within the existing I-P zoned business parks will
also be appropriate for the I-P zone.
The City places limits on the types of industrial uses that can occupy the I-P zone, and
by so doing, permits uses that are weighed more heavily towards commercial rather
than industrial uses. According to Table 18.530-1, (Industrial Zone Use Table), light
industrial, (e.g., small-scale machine shops, computer equipment assembly, sign
• making), research and development firms and wholesale sales are the only permitted
industrial uses allowed in the I-P zone. Therefore, only three of the nine industrial use
categories are allowed in the I-P zone. However, Table 18.530-1, allows a wide mix of
commercial uses, including lodging, eating and drinking establishments, outdoor and
indoor entertainment, sales oriented uses, personal services, repair shops, vehicle fuel
sales, office uses, self service storage and parking lots. Therefore, based on the limited
number of truly "light industrial' uses permitted, the I-P zone is in fact more like a
"business park"/mixed use" zone. Therefore, although the I-P zone is technically an
industrial zone, it acts more like a bridge between commercial and industrial zoning, and
thus is not really the industrially oriented zoning that Metro is seeking to protect under
these code criterion. The City of Tigard I-L, (light industrial) and I-H, (heavy industrial)
zoning designations strictly limit the kinds of commercial uses allowed in the I-P zone,
and therefore they protect the types of industrial uses that Metro wants protected.
B. In an Industrial Area, a city or county shall not approve:
1. A commercial retail use with more than 20,000 square feet of retail
sales area in a single building or in multiple buildings that are part of
the same development project;or
2. Commercial retail uses that would occupy more than ten percent of the
net developable portion of the area or any adjacent Industrial Area.
APPLICANTS'COMMENT:
The proposed zoning text amendment will permit bulk sales in the I-P zone, but the
request, in and of itself, does not authorize the types of square footage/percentage
restrictions stipulated under this criterion. The applicant asserts that the restrictions
sought by this criterion are aimed at truly industrial zones, such as the City's I-L and I-H
zone. The applicant has already asserted under the response to 3.07.430 (A) that the I-
P zone acts more like a commercial zone rather than a truly industrial zone.
Schatz/Smetco Zoning Text Amendment Supplemental 3
mammy
�+w�s�srmsow.amm:ms+cr .. ,. .. r._u.cx..m,a.,...ar.,v�,.n,......av_ru:.,,..F.,,,,.,,,r.n...,nr ..r... � „.„a.,,w,..w...."..a.•,,.
Morgan Tracy-Metro Supplemental.DO a�g 4
•
According to Table 18.530.1, seven of the eighteen commercial use categories are
permitted in the I-L and I-H zones, and the rest are not permitted, therefore the City
goes farther in its protection of industrially zoned land than does this criterion. That is,
the City could have allowed more commercial uses in the I-L and I-H zone, by placing
restrictions on square footage and percentage of net developable area, but they did not,
which demonstrates Tigard's commitment to protect industrially zoned land for industrial
uses. In fact, within the I-P zone there are restrictions on square footage and
percentage of net developable area occupied by eating and drinking establishments,
sales oriented and personal service uses. Although the City-mandated restrictions on
square footage and percentage of net developable area not absolutely the same as this
criterion, they nonetheless limited the amount of land area that can be occupied by
commercial uses in the I-P zone and are therefore in keeping with the intent of this
criterion.
C. Notwithstanding subsection B of this section, a city or county may allow the
lawful use of any building, structure or land at the time of enactment of an
ordinance adopted pursuant to this section to continue and to expand to add
up to 20 percent more floor space and 10 percent more land area. (Ordinance
No. 97-715B, Sec. 1. Amended by Ordinance No. 02-969B, Sec. 5.)
APPLICANTS' COMMENT:
A review of City of Tigard's Industrial Zoning District standards, (Chapter 18.530),
demonstrates that the type of restriction stipulated in this code criterion is already within
Tigard's zoning code. Within Table 18.530.1 are uses listed with a "restricted” use
category. Footnote#2 in Table 18.530.1 limits uses to 20% of the entire square footage
within a development complex. Footnote#2 also limits retail uses to 60,000 square feet
of gross leasable area/building or business. Although the City-mandated restrictions on
square footage and leasable area not absolutely the same as this criterion, the zoning
code nonetheless includes a restricted industrial use category within which limits can be
placed on the continued use of industrial uses.
IV. CONCLUSION:
This supplemental narrative has been submitted at the request of the City of Tigard to address
the Metro Urban Growth Management Functional Plan code section 3.07.430. (Protection of
Industrial Areas) Evidence has been presented to address all applicable criteria within Metro
code sections 3.07.430. Therefore, based on the evidence presented in this supplemental
narrative, the applicant believes that the City can provide analysis to demonstrate that the
subject zoning text amendment complies with Metro code section 3.07.430. (Protection of
Industrial Areas that are not Regionally Significant Industrial Areas)
Schatz/Smetco Zoning Text Amendment Supplemental 4
---',
-
.
'
I
.
w „,--7-----
4?*9
., .4,
...,
‘....
co Ar
.,.... tri
'1
..--••- C V fe.
Ir ;
•
'',.'?&.•• QREEA,
.•:,
., . . ,,
tf)
ii),0 '11)0
p,4' ''.
.e.-
,,_-...,
LU (.1) 4.(1 ...)
F-
v- sl
-NN- - -
jt
WALN
,---
a, • N---- Tigard 4,01 U.I._ \”\. All
) (RU
RY / .6
Butt (GAARDE ST Ii!1-7,..,,,„..::. 2iii-4
110,
(1? ! U
/
MO UNTAIN Mtn .1.i'o
-------,----
McDONALD ST 0>18\\\\
k.,
0 ------1
—I\
4C1 VA # 11
..... .._
73 i , si i
,-- .- i .
4,... ,„... i RD _ 4fry
tci,.: ,..-
/ I DURHA
li 0,0
.
it,,,,,,,,„,,,
___ __,-• king — <tp•
Lo _ _ _
. ,
v. 1
vko OW
( .:„..
., .,, ..,.. ..._ _.....,
_ ....,. ,
...
yr i_
•
,-;.2. 0 w , • . . ,
, .
cc ,......„ „,._,....._......„....... --,-,:„.
\
i ....1,--,—.‘ •
\'•!,,,, ,
-.,--
.1____
v cp >i fp 4-7-- ,1 •,:...., i:f -rutat...f1/4c-rillpoam....7.:,;,,,,,
cc ....cf) fl
.._._,
„:„w-0,.. i.p..zi
. ^. ,..--;::::,'" AL-44-1".. .-).-
---.. ..,
4A2AMONPWWPWA011
0 -4.-k
„•=,', ":fizWoft7;74.. ..,,,V. 44,-' --V-X. ','-.7.W..11 -..;'-fl 1
.-.,-,-, ;.,... .„.„4„1„..=,-,--".. ..,,,,t„pui.;,-;•:':,•,:,,,...,....•
„ -,g4,404•;,;.V„:..- ,.!,>--5-v"---
..44,..-~p.• ..14.-i.,,,,g.• -
• •,,,,.--- . ,,,..%,-...,•,(..o -
fr-1...- -e.------ .
..-fy
. .
A...-
1
•
• •
t i
§ I; '
li
,s ; , a
. -41,---1 i 411
- t ..1 IV 1: ;,:;1; .( 1 1.1.
...,
,4.52 g M g 1. '2 li c : i ' '''-i:,s'-•,ch--
ii .1..1
-0, g • i...4.4'..J MI
; E .2 8 2 gg iii!:il!
in;■',i
" 0 ' •
11
as
f----- I , „„ •
I .
.... / I .1
I i , t
I 11
1 1
, ..
, 1 1 5.. ,.,.
1 I 1 . .0'
..,.... , . .
/ ' o'4'''' 7 ii ' ....
.... . , ,t.... . ,,.`
.10
. e •lel !i"e' ' "'” ""'"I so#4, , 111
1 / I '..,, ?...1, 1 i A •."- ,
eAll 1 rx RP
••'.." z. „ . '■.,' ". ,414 -'Z.."' .,...
i 1
■ it , .?.1 -—I i i i .,. ,,
.,,'
; ■ ,.
I I
i I ,
i 1 ......
"
...._ I 1 I I
_. _.... . i ' ......
... ..„.
I II
• ? . • ,........
-- I • 1 , , .. ,'-• .. ....
I i
,
•.....a. •
\ .
ill "' '-. s . ".;i:' - 1 • ,
I. 1 1 - ' .] ! f ...- (A, I i
it.----,.- -4..
'II. i I,.,., /,
. -....,--.., N.
t -,..• ,^- ...... , , .
7 :
. • 11. ,r ,
' , . .....
.....•
, I - y..„... • .%
. '\ . d
., i / : •
1 ; i s,
I- . pd. ,., „„ ., , , 1 e ' . i 1 '•,
-II' 1 1""'- 1 ...., 1 - I ""Ill" '•
. . . i 1 .,,,,,„ , 1 1 t ii.,.. '.... -'e\t ' 1 1 .." ■•••,..., i' it 11 ‘ - 1 i , \ •, , 1
is,. ., .
1 - l'e • ' ..'""-.1, ' . r ...,
{ 11 I I I I 1
"":-.---__ ___: "".-,—- --;\ > r -: ' - .,' .-.1.,..'...-,-• .,,i, ,,., • ..
i . s
- — • i I ' 1 „,.... ...,.-..„---..,..... ,, - - v. :,.• - , ,
.....\ g
• i I— I -I \ VI
•
- - •
. ...,.- 1
. .
-.\ . f i •*--.0 1 '; -'" 1 1 1 i
,--- . 1
. .
----. -
. •
.:...--,,....:—.1.,..:,.;•• - , % ' I i,s,' _ .—. -_ ., ........
--Ali•-646,;.,-------- . ,., , ,..; \ i 4 , , i; 1! i a.,
11.•,"''
.. x..
v.4.•,c,,,...-•.,.. , ,
., ...,:i..:. • ,,,,.. i - , ..1 1
'. •, 8 ,,,
+, \_, •.- 1 1 ,e 1 1 1 1
\-...." ' es
''... 1:..-..,e . .."'''' •• e. ..,1
I "‘„
... .....
' / j .--i 1
-;
; -••
. I I „.... I \' 1
' -• 1
„. ....
I / ,t - - •
i
i \ l•L ! ..... ve,svnyvana
, • --, - ... .... .......,
,,.
...., ,I/ • i',_ I _ .
! 8 1 /.. .ir(li , l• 1 1 '
1 e '
...,
. : • ......
••-•” 1 '
. ;---,
g 4 , 07,M1140.11101
it 'r. 1
i \ .....
i /
.,.. _. . .
,.
1 .4.
' - ik, --- .„.
;
. ''' ../
‘
••• y 1
.
1 / i • .
......
...'''. . - ' . ..
_,
.. .... .
... ••••••."
15: •
... .
-
, ...
if
III
1 ,
111
i
i .
..'-. 1 1
1
• '.•-.- 1
(
I "- 11
---,
,
-....NI. I
" •Il._
-1 ) 1 T A
. , I ,
.,...
. . ( , .,
..
-
,... , . \
, ..
. • .............
...,..... i
i I
.1,
s,
/
I
, .. _
\ e.., , 1 i, 1
..
..„..
1 ,c,., a
. /
i
i
i
...
a
1