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ZON2012-00002 NOTICE OF FINAL ORDER NO. ZON2012-00002 BY PLANNING COMMISSION TIGARD FOR THE CITY OF TIGARD, OREGON A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PIONEER WATERPROOFING AT 14830 SW 72ND AVENUE. THE COMMISSION APPROVED THE ZONE CHANGE FROM INDUSTRIAL PARK TO LIGHT INDUSTRIAL ON DECEMBER 17, 2012. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN THE APPLICANT'S NARRATIVE, LAND USE PERMIT APPLICATION FOR ZONE CHANGE, THE STAFF REPORT, STAFF TESTIMONY TO THE PLANNING COMMISSION, AND THE APPLICANT'S TESTIMONY SUBMITTED AT THE DECEMBER 17, 2012 HEARING, AND THIS FINAL ORDER. 120 DAYS = 3/3/2012 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00002 FILE NAME: PIONEER WATERPROOFING ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I- P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing),which is not permitted in the Industrial Park zone. APPLICANT: Mike Crawford OWNERS: United Pipe & Supply Co. Pioneer Waterproofing Acting through Myers &Co. 1800 SE Water Ave. Consultants LLC Portland, OR 97214 17523 Spyglass Circle Dallas,TX 75287 LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2S112AD,Tax Lot 700 COMP. PLAN DESIGNATION: Light Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT 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. Among other uses,indoor entertainment is allowed. ZON2012-00002/PIONEER WATERPROOFING ZONE CI-IANGE PAGL:1 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 PROPOSED ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.030.B, 18.530.020—18.530.050; Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.1.3,&12.1.10. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed zone change meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health,safety and welfare of the city. The Planning Commission, therefore,APPROVES the proposed zone change subject to the following conditions of approval. SECTION III. BACKGROUND INFORMATION Site Description The subject property is located at 14830 SW 72nd Avenue and measures approximately 1.94 acres in size. The property fronts 72nd Avenue along the western property boundary through an existing circular driveway with two driveway entrance/exits. While proximate to Sequoia Parkway to the east, access to Sequoia Parkway is prohibited by a 7.5 foot wide strip of landscaping controlled by PacTrust. Standing on the subject property is a 21,000 square foot structure,located in the approximate center of the property. The structure functions as two separate but attached spaces, consisting of a 4,000 square foot office building and a 17,000 square foot warehouse. The remainder of the property is predominantly asphalt or pervious surfacing, with a landscaped area abutting 72nd Avenue. Substantial landscaping screens views of this property from the east and south. The nearest inventoried natural resources are approximately 400 feet to the northwest,in and around Ball Creek. The subject property is now vacant due to closure of its previous occupant,United Pipe and Supply. Prior to its closure, United Pipe and Supply operated a Wholesale Sales type land use at this location at least as far back as 1993, with land use records suggesting an earlier establishment date for the business. Aerial photographs and land use records suggest this property contained a single-family home and agricultural land uses prior to development of the current structure in 1976 for a sheet metal business (see Conditional Use Permit CU24-75). Land use records are unclear as to when the building was converted to a wholesale sales business under United Pipe&Supply. Zoning History In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the M-3 zone was replaced by the I-P (Industrial Park) and I-L (Light Industrial) zones, with the subject property being designated I-L. In 1993 this property and two others were rezoned from I-L (Light Industrial to I-P (Industrial Park) under ZON93-0003. The Comprehensive Plan Map designation of Light Industrial has remained unchanged since 1983. See Attachments 1 and 2 for existing Comprehensive Plan and Zoning Designations within the vicinity of the subject property. Vicinity Information The site is located within a large industrial/commercial area bounded by I-5 to the east,Bridgeport Village to the South, railroad tracks to the West, and the Tigard Triangle north. Properties to the north, east and south are zoned Industrial Park. Properties to the west and southwest are zoned light industrial. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 2 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 Adjoining businesses to the north and south include Penske Truck Rental and an office building. To the east across Sequoia Parkway is Home Depot. To the west across 72nd is a mixture of industrial and office type land uses. Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing), which is not permitted in the Industrial Park zone. Should the Planning Commission approve the zone change, the applicant anticipates development of the property in two phases. The first would consist of a tenant improvement to the existing office space with accompanying upgrades of exterior windows and doors. This would be processed as a Minor Modification to Existing Development and would allow quick occupancy by the applicant. The second phase would consist of substantial changes to the driveway entrances, exterior parking, and other exterior improvements. These would be processed as a Major Modification to Existing Development,processed in a manner identical to Site Development Review. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Tigard Development Code Chapter 18.380.020 Section 18.380.030.A.1 states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The Tigard Comprehensive Plan Map assigns the subject property a designation of Light Industrial. As defined in the Comprehensive Plan Map Legend contained in the Comprehensive Plan Glossary, the Light Industrial designation is implemented through both the I-L and I-P zoning districts. As a result, a comprehensive plan map amendment is not required. Finding: Based on the analysis above, staff finds the Tigard Planning Commission as the decision making authority for this application. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan treats the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation, interchangeably. The applicable Comprehensive Plan Polices are as follows: Policy 1.2:The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are set forth in application form requirements set forth by the Director, and section 18.390.050.0 the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on October 4,2012 at the subject property site. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 3 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from 72nd Avenue, and the publishing of a notice in the Tigard Times. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from Industrial Park to Light Industrial is consistent with the assigned Comprehensive Plan Map designation of Light Industrial. The effects of this change will not negatively impact the city's transportation system or other public facilities, economic development goals, or other goals of the comprehensive plan. This policy is satisfied. Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code,and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property has vehicular access onto 72nd Avenue, designated as an Arterial on the City's Transportation System Plan and presently configured with two travel lanes, a turn lane, and sidewalks. The property is also connected to sewer, potable water, electricity and telecommunications infrastructure. As discussed in Section V below, City of Tigard Public Works staff reviewed the proposal and do not expect an increased demand for street or utility infrastructure to result from a zone change. If a specific development proposal under the proposed zoning were found to impact public facilities, they would be required to be installed prior to or concurrent with development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 4 OP 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 The property has existing access onto a designated arterial within the City. Under Section 9 of OAR 660- 012-0060, a local government may find an amendment to a zoning map does not significantly affect an existing transportation facility if all of the following requirements are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. As the proposed zone change is consistent with the existing comprehensive plan designation, the proposed zone change is consistent with the TSP, and the area was not exempted from this rule, no further analysis of transportation impacts is required to satisfy the transportation planning rule. Notwithstanding this determination, both planning staff and public works staff have reviewed the application for impacts to transportation facilities and other public services. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response, garbage, and transportation. In a memo dated November 1, 2012 Public Works staff stated the project was not expected to result in an increased demand on utilities or the transportation network. Planning staff also reviewed the project's potential traffic impacts, and found the range of uses allowed under the new zoning would likely generate fewer trips during the PM Peak Hour of traffic (see Attachment 3). Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The proposed project does not affect the proposed Comprehensive Plan land use designation of Light Industrial, as such the existing community need for land areas deemed appropriate for industrial activities shall remain unchanged. As the affected property is entirely surrounded by lands zoned for industrial activities, any future development on the property will be compatible or can be made compatible with surrounding land uses. Only the mixture of specific land uses is being affected. This change is requested in order to respond to market forces. More specifically, planning staff has observed an increase in the number of businesses looking to open contracting businesses and similar uses that require extensive, non-office space to stage materials and perform repair or manufacturing services for off-site customers. As these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code, contractors and other industrial service providers are having difficulty finding appropriately zoned properties to conduct their businesses. This need is reflected in Pioneer Waterproofing's application to rezone the subject property, and a forthcoming development code amendment that will be presented to the Planning Commission and Council in early 2013 (see DCA2012-00003 -MASCO Development Code Amendment). This pending development code amendment will propose the allowance of industrial services within the Industrial Park zoning district in order to provide more land for this type of use. Sections C through E of ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 5 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 this policy are satisfied. F. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located approximately 400 feet northwest of the subject property. Future development will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future development. Section F of this policy is satisfied. Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts,in order to provide on-the-ground flexibility for implementation. This application is proposing to use this flexibility in implementation to allow the reuse of an existing,vacant building for a new business. This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan policies outlined above have been adequately addressed. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. FINDING: The proposed zone change does not include a specific development proposal at this time. However, during Site Development Review,any new development will be required to meet all of the current Tigard Development Code standards of the I-L zone. This standard is met. 18.380.030.B.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. In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the City's first state acknowledged Comprehensive Plan assigned this area a designation of Light Industrial, which remains unchanged to this day. Concurrent with the new designation was replacement of the M-3 zone with the I- P (Industrial Park) and I-L (Light industrial) zones,with the subject property receiving a designation of I-L under City Ordinance No. 83-24. In 1993 this property and two others were voluntarily rezoned from I-L to I-P under ZON93-0003. This zone change was requested in order to facilitate development on the western side of 72nd Avenue. At that time the land use category of Construction Sales and Services was allowed in both the I-L and I-P zoning districts. This category allowed "establishments or places of business primarily engaged in construction activities and incidental storage on lots other than construction sites, as well as the retail or wholesale sale ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 6 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 { from the premises of materials used in the construction of buildings or other structures." Given the development code language in place at that time, the 1993 zone change had a neutral affect upon the wholesale sales business then in operation on the subject property. In 1998 the City significantly reformatted and rewrote the development code under Ordinance No. 98-19. One significant change was replacement of the land use category Construction Sales and Services with three new land use categories of Wholesale Sales, Industrial Services, and Outdoor Sales. All three of these land use classifications were then assigned only to the Light Industrial zoning district, and either prohibited or significantly restricted in the Industrial Park District. Research of the 1998 amendment did not reveal any corresponding Zoning Map amendments to adjust for the change of allowed uses within the I-P zoning district. This lack of adjustment to the Zoning Map created a number of nonconforming properties and corresponding confusion by both tenants and landlords trying to establishing a contracting business or similar Industrial Services type use. This confusion has been evidenced in the experience of planning staff when fielding development applications, general inquiries, or taking part in enforcement actions. The City has also received a pending Development Code Amendment (DCA2012-00004) to allow industrial services within the I-P zoning district in order to correct this persistent issue. The effect of Ordinance No. 98-19 on the subject property was to render the existing use nonconforming (Wholesale Sales, Outdoor Sales), and prohibit establishment of the land use desired by the applicant (Industrial Services). The applicant has presented evidence that a zoning map designation of I-P is a mistake, and a designation of I-L is more appropriate given the history and character of the property and neighborhood. Historical aerial photographs taken between 1986 and 2012 show minor changes in development and land use patterns within the area. From 1986 onward all properties to the west and north of the subject property have maintained a similar level of building density, industrial building type, and utilization of exterior equipment storage to that of the subject property. Between 1986 and 1996 there was development to the east and south of the subject property. This development is characterized as big-box commercial or office park style development. Dense vegetation screens these uses from the subject property. Overall, little change has been observed in this area since 1996 suggesting a very stable pattern of activity and development. The applicant states that a change in zoning designation from I-P to I-L will make the Zoning Map consistent with current and historical land use patterns in a developmentally stable part of the City. This present lack of consistency results from the absence of changes to the zoning map in 1998,whereupon the effect of the development code overhaul was not corrected for individual properties. The change in zoning designation will correct the mistake, and make the zoning map more consistent with present market demand for industrial service type land uses,something the present zoning of I-P prevents. FINDING: Staff reviewed the history of the subject property and land use regulations, and found evidence of a mistake in the zoning map as it relates to this property. This mistake is due to a change to the development code in 1998, and how the map is implemented. The application will remove the inconsistency. This standard is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Public Works Department reviewed the proposal and had no concerns. In a memo dated November 1, 2012 they stated the project was not expected to result in an increased demand on utilities or the transportation network. Consequently a demand for increased street or utility capacity was not expected. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 7 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 �II Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. SECTION VI. CONCLUSION The City of Tigard Planning Commission has APPROVED, Zone Change ZON2012-00002 requested by Pioneer Waterproofing. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 17TH DAY OF DECEMBER, 2012 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Acting Planning Commission President Dated this / 14.- day of December,2012. Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials ZON2012-00002/PIONEER WATERPROOFING ZONE Cl-IANGE PAGE 8 OF 8 I'IANN ING COMMISSION FINAI.ORDER NO.ZON12-00002 VICINITY MAP ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE ZONING DESIGNATIONS WITHIN PROJECT VICINITY BONITA RD Subject Site tizso 41. • a orf kir "ambit ii � �•1:,_,.. '<, .__ Information on this map is for general location only and should be verified with the Development Services Division. Approx.Scale 1:4,000-1 rn=333 h Map printed at 09:48 AM on 03-Dec-12 DATA 15 DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF 4g THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS.OR INACCURACIES IN THE '4% INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. 1 City of Tigard A 13125 SW Hall Blvd TIGr1R�MAQ5 Tigard,OR 97223 --` C C "I 503 639-4171 www.tigardor.gov TIGARD VICINITY MAP I H ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE COMPREHENSIVE PLAN DESIGNATIONS WITHIN PROJECT VICINITY ONITA RD Subject Site I ler4 01115410,1, 4rf 11114 iro jM 11"r rift dr"."+. Information on this map is for general location only and should be verified with the Development Services Division. Approx.Scale 1:4,000-1 In=333 ft Map printed at 09:46 AM on 03-Dec-12 DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE A5 TO THE CONTENT,ACCURACY.TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. City of Tigard 13125 SW Hall Blvd c�i TiGAR MAPS Tigard,OR 97223 1,1 C C 503 639-4171 www.tigardor.gov r1GAxn'. PIONEER WATERPROOFING ZONE CHANGE:TRIP GENERATION COMPARISON LAND USES AFFECTED BY ZONE CHANGE WEEKDAY PM PEAK HOUR TRIPS(per POTENTIAL TRIP GENERATION USING ITE CODE NOTES 1,000 sq.ft.) EXISTING SQ.FT. NO LONGER ALLOWED IN PROPOSED ZONE Commercial Lodging 0.57 per room 312-Business Hotel Limited to 20%of gross Eating and Drinking Establishments 25.81 109 936-Coffee/Donut Shop square footage per code Outdoor Entertainment 0.89 per acre/3.67 per court 490-Tennis Courts Indoor Entertainment 5.84 123 493-Athletic Club Limited to 20%of gross Sales-Oriented 53.42 225 851-Convenience Market square footage per code Limited to 20%of gross Personal Services 26.69 113 912-Drive in Bank square footage per code Repair-Oriented 8.1 170 920-Copy,Print and Express Ship Store Bulk Sales 0.53 12 890-Furniture Sales Office 1.49 32 710-General Office Building Detention Facilities 11.39 240 571-Prison ALLOWED IN PROPOSED ZONE Outdoor Sales 5.56 117 812-Materials and Lumber Store Motor Vehicle Sales/Rental 2.72 58 841-New Car Sales Motor Vehicle Servicing/Repair 3.26 69 848-Tire Store Industrial services 0.51 11 110-General Light Industrial General Industrial 0.75 16 140-Manufacturing Wholesale Sales 0.52 11 860-Wholesale market Cemetaries 1.64 per acre 4 566-Cemetary *Trip generation rates determined using ITE Trip Generation:An Informational Report 8th Edition. TO: City of Tigard Planning Commission Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District)to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C— Existing Site Plan) The subject property at 14830 SW 72nd Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back(East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72nd Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A—City of Tigard Zone Map and Exhibit B— Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72"d), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D— Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest(which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use/ Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810—Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705—Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F—Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway)for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. 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L ``X PIONEER WATERPROOFING - ZONE CHANGE REQUEST `� `,-� i 7 - '' EXHIBIT A CITY OF TIGARD ZONING MAP '--'M 1 • ` 1 R-3.5 ..t .. ,i',;( I \ R-25 I-P t ' 1 .- ..„,,,,,,„, c Tigard-Tualatr� '( SD 23) Transitak`R cry-anfe7 " ,°q' Tutorial Pragram ii r I-L j 0 1.111 L.L ) � I-H I � ji_ R-12 I-L I � R-12 iI R-7 (PD) I1jI BONITA ROAD j t II j R-7 R-12 i. _ -- li R-7 (PD) a o � ! I R-7 Qc W . R 'LOT 700-M1 I 0 {---. 5<, 4830 SW 72ND AVE I o r- 1.1I I-P I o II ‹L . I\ . (PD) R-7 °; ;,� „_.4 ./....' l I/E)!/ [R-7 (PD) ct 4 1 } R-7 (PD) r: -- R-12 R-4.5 R-7 :, -,-; @:@ , -7@:@ , PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP i I +/-495'5' 1 •I. I 'I PERVIOUS SURFACING I 52'0 . I (3.860 SF) 72._0. I it I1 r •0•••••••I 4\, I I k „,, , , I ,"n/� L.,, ,,,:, •� I �� 1 PERVIOUS SURFACING ; (1,890 SF) +,I +1-200'0 t I I I .I 55'-01/2" I „` 1 a I y .i \ jai � lb-ri� T I *7 . EXISTING NON- ,1tt. I L I •0,'e WAREHOUSE PERVIOUS �'� N I ����►�� BUILDING SURFACING I I I �Vi � _ EXISTING (17,000 SF) + (44,790 SF) NII . .' 1 Ike ��� OFFICE . :� ��= BUILDING I I 4 (4,000 SF) _ �k�) I TOTAL LANDSCAPING • --I--? _ v 1'-. /////// ArA I (12,960 SF) I /�` I // ft LIII .(v I 1 �. or I 0 40 I Q N j � • c1 I EXISTING SITE SUMMARY SITE AREA 1.94 ACRES (84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF % LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN a ' 7 �Y� I I-L 1�1.. l SII • l y . 4,. E ' ` { i. iIl I 1 ' rf' f • �. _ :` ' - -T=om n -• h _. - _ — i ■E r i Y LA __, _ _ {aI • c, 1 _ c r r. 7,___,..... . 6 I „ acs • wS . MB . . .. _ r r r T r T t ��gg ' 1: r . r '.1„`aal 4a ': - , r - r. c: r �?Guago q _ l- Google earth feet 600 A meters 100 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE Mapping Information Platform This Map Is For Advisory Purposes Only \ ` .- / ,x.�Sw c.erry or w I ` Ew Bandb.rg St y°-+F1 e`'2 qa a f, - Sw Tech Center DI_". - •{p Grs. • �� $�~ —'�• I CITY OF LAKE OSWEGOKIMw.r Swc.-Ct. 'fit o.' +^y • )I r 5 .. J ''-0 ` i iw Fanne Creek p �-`+ {rjr6'/ - .��, ! 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's' � 4102380130 i S.Durham Re 41026305196 } 1 '41026306136 ra.mnoton ct 4102760519C' 'rp:F, - 1 4102760613Crs-m���.l-� ' a t..Schaelte,10 to ' ` trail 51 F'rr,xt Ln I e in- ,to /� 0 0 ram OHO 9.111 r Legend Cities i/ yr L*inn NG-1/13Z3 OMvm OlheFCovntr.e A pant Paces N BOL ...NAM*moo., B S,lours • NIL wnnolnr OSJvm • s'oo dnen Cross Section Lines • 5101 Large.Cn,m0 Crosoctn NGVD19 • Max GGnarl / exumss .n we NCrowkera.orrtnNAwM oairm 0 Complotad LOMAS Cror.tba.nwn.ove sawn N LOMR's()FIRM Streams FIRM Panels Streets © Bunch Marks 54,....r General Structures ,fid' Mgo.RoAas t..r vna Ilgnwar. Foo,8,Coe. N Mgo.slyn.aps All Dams States ' Loges Lakes.Major Rivers we,s WO. Land Areas Base Flood Elevation us (Cont) (coop ,y,tsRrt,(� 3:: FEMA . - .,.. ,vt,S Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT E FLOOD PLAN AND WATERWAY MAP 41 i is* t - � ,�D IJ 14613!) \x-10 j ( 14650 1 I I , \\ 10, It'It , -"ffi'` ..� ►r ._ :. t, r .! 1 843 -�-3 _'� `,;.ti- -' r S ' E0 LU > yy s fix. 14830 . - '4 484 r W r 14865 { '1185 70 1123 1945 ' I •TOP 4`' o. : `77x7 1122P 34%53 I Ac, * ' -. .- - ,-.,- . I .., „ . , . . , .._ ......., V. — .‘-''.- 1 .... .. ________ , ,,,, 14'6 • CARDINAL � _ l � ._ \\ - - t I `-- 3733 1Ti3 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH �; }_ .�.� 146to ITa . ...I 68 30 ito ., ._ . .. ., 1 1,...,... :.. . , „. ._ ...,1 t, . 14650 ;t 1 •y.; L- 14555 ! I -}.,, �" j Ir,„,,, •,* M+ i { � tzliffl '�f' .670 ��1• 1 S l Ai ; "" 1465 •It '$375 ` t• • - .i'..'.•••1 • _ 14750 ..,,, - � ti►[. '. iii x ["„ • '� i —14800 •-\ \ . ,. # " ( M` . 4. 1 _ , ,` IJ 31r • n .is. \ \ s - r - p I 14830 . 1r' rl-rill414. 0 •� �. .. 8-8-. x �. -gyp _ T; � 'I�_...r.r...$6• -.I. 'i :._ r� V 5 .'' & • 1 , Ili ' '''. • ...'.ifr6 . 7007 mini 1x945 :. .. s aiiiiii � , 14945 ` •• �_ _ 7007 • - 14945• '-,t r i ".' ._ M _ •.... 7 319 4i 'r4 , + a f •• • !� nip no y :r - r 1 I Y 4$ I 14965 --r1-16-. �r=�r =�i--i,==i - •_.. W �t..t A L LAN 1 t. Fee; - '4a; t '�',f 15055 �� E t ` PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT G 1996 AERIAL PHOTOGRAPH 7360 , 4 r „„ 10 d *� ' P or i (+ , I 1 ` • 7360 , r a 1.- r � s-,,,,:":-..--. „ ,a , . - 6750 • n `- 7360 -: 60 r - • 14650 - i , 114! "� it . -ar- 46670 1 41Y3" s� I + w1 . ..,� • i 1655 '$ 1727; 1 1 `� AIN a nt_ 1 750 1 �' ° - rq F,' 's'a_ h kti x n 1ff ' n II 1 1'1 .; —1-1 R 00 i <' w w a 40 •4• i Vim '• n„�� C a r` t i 148. . .•- i'(sLX R — _ v • ..,�. ,�> .. - � t al - *PII� . 7007 _ i - ..—r 7007 • 1 ... `a. 1\\ott\t•mh �� - ; 1 . . ;14945 - - 1"I 5 If n7 14945 AL---; �. '319 4 )P 14 41101111441114.4irt.” 0 114.4:o 41-4 Li. 4 15055. .. 4 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH MEETING RECORDS CITY OF TIGARD PLANNING COMMISSION Meeting Minutes December 17,2012 CALL TO ORDER Acting President Anderson called the meeting to order at 7:05 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. ROLL CALL Present: Acting President Anderson Acting Vice President Rogers Commissioner Doherty Commissioner Fitzgerald Commissioner Muldoon Commissioner Ryan (7:15pm) Commissioner Schmidt Commissioner Shavey Absent: Alt. Commissioner Armstrong,Alt. Commissioner Miller Staff Present: Tom McGuire, Interim Community Development Director; Doreen Laughlin,Executive Assistant;John Floyd,Associate Planner,Agnes Kovacz, Associate Planner COMMUNICATIONS— Commissioner Fitzgerald gave a quick report about the Southwest Community Corridor Plan meeting she'd recently attended in Tualatin. She noted that the Tigard Triangle was quite prominent to this plan in the graphics that Metro provided. Commissioner Shavey reported that he'd attended both the Tigard Transportation Advisory Committee (1"IAC) and the City Center Advisory Commission (CCAC) recently. He reported that he'd shared with both groups the Planning Commission's recommendation to Council on the reworking of Tiedeman / No. Dakota. He said he read the recommendation to these groups since it's in their area of expertise and as a courtesy on his part to make them aware that this was the Planning Commission's recommendation. He noted that, so far as the CCAC, two or three of their recommendations were the same as the Planning Commission's recommendations to City Council. He said he shared the information with the CCAC because it's a downtown issue. He noted he didn't want them to feel the Planning Commission was stepping out of their boundaries and overstepping into theirs by recommending something about connectivity, but just trying to support them in what they were doing. is\LRPLN\Planning Commission\2012 PC Packets\121712-PH Zone Change-Briefing Adoption of PD&Durham Facility PD\tpc 121712 minutes.doce Page 1 of 5 Acting President Anderson reported that he'd attended the Population & Housing Review recently and that the Planning Commission would be seeing that in January or February. He noted there will be some code changes —but just common sense type changes. CONSIDER MINUTES December 3r1 Meeting Minutes: Acting President Anderson asked if there were any additions, deletions, or corrections to the December 3rd minutes. Commissioner Shavey said that after he'd received the minutes for review, he noted that there was no mention of the six points that he wrote out and read as part of the discussion. He said he'd requested (of staff) that those points be added as part of the meeting minutes. He said that Acting CD Director Tom McGuire told him that he needed to direct this type of request to the whole commission during the "consideration of minutes" portion of the meeting. Commissioner Shavey asked for the Commission to include what he'd written into the minutes so they would be part of the record. Commissioner Doherty asked Commissioner Shavey to clarify that those points had not all been adopted. Shavey said this was true and that he just wanted it brought out that he'd made the presentation for consideration by the Commission. His concern was that this be part of the record. Acting President Anderson passed around Commissioner Shavey's circled points and asked the other commissioners to initial the document if they remembered him reading those points and if they agreed to add them to the minutes. Tom McGuire clarified that the email exchange that included what Commissioner Shavey had written (and what was being passed around) had been seen by all the Commissioners and that at that time they became part of the official record. He said the minutes of these meetings are not a word for word transcription, but are "minutes." [The results of the discussion i.e. motions, decisions, and recommendations are noted word for word.] McGuire reminded the Commission that the meetings are all recorded and the entire meeting is part of the official record. Acting President Anderson asked staff if what Commissioner Shavey had brought in for consideration (and had been initialed & approved by the Commissioners) can be added as an attachment to the minutes. McGuire said we could do that and it was decided that the email with those points would be added to the December 3n1 meeting minutes as an attachment. PUBLIC HEARING WAS OPENED ZONING MAP AMENDMENT (ZON) 2012-00002 PIONEER WATERPROOFING ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72"d Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial"would remain unchanged. LOCATION: 14830 SW 72"d Avenue;Washington County Tax Map 2s112AD,Tax Lot 700. ZONE: I-P: Industrial Park District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. t:\LRPLN\Planning Commission\2012 PC Packets\121712•PH Zone Change.Briefing Adoption of PD&Durham Facility PD\tpc 121712 minutes.docx Page 2 of 5 .i� Acting President Anderson read the required statements asking several questions. No commissioners abstained or declared a conflict of interest. No one in the audience challenged the Commission for bias or conflict of interest. No commissioners reported ex parte contacts, oral or written communications about the hearing with persons other than City Staff or the City Attorney. Commissioner Muldoon reported a site visit. No one in the audience wished to challenge the jurisdiction of the Commission. STAFF REPORT Associate Planner John Floyd addressed the Planning Commission. He went over a comprehensive PowerPoint (Exhibit A). He said the proposal would be a quasi-judicial zoning map amendment to change 1.94 acres from "I-P; Industrial Park" to "I-L: Light Industrial." There would be no change in Comp Plan designation (light industrial). He said the Planning Commission is the decision making body and that Pioneer Waterproofing needs this zone change to occupy the structure. Floyd noted that the location is presently vacant (formerly United Pipe & Supply). He gave the zoning history and zone change approval criteria. The staff analysis and recommendation is that change in allowed land uses likely would result in reduced vehicle trips. The proposed zone appears to meet approval criteria and that there has been no written testimony opposing the project. STAFF RECOMMENDATION Staff recommends approval of the zone change, subject to the evidence and findings of fact presented in the staff report. QUESTIONS / COMMENTS One of the commissioners noted that this is actually a correction to the zoning.John Floyd said that,yes, this would be a small correction. He noted in the near future they'd be asked to consider a larger collection in the form of a Development Code Amendment. TESTIMONY IN FAVOR—Applicant Michael Crawford business address: 1800 SE Water Ave Portland 97214 thanked the Commission for considering his request. He said he was excited to have his family business become part of Tigard. He said they'd been in Portland since 1964 and were looking to expand their warehouse and yard area and found this property and believe it will be a good fit for them, and that they will be a good fit for the City of Tigard. He said Pioneer Waterproofing is a company that was started by his father. They do maintenance and repair of buildings but specialize in historic structures. For instance, Pioneer Courthouse downtown... they restored all the stone on the outside of it. They recently won a national award for their work on the Iron Furnace in Lake Oswego in George Roger's Park. They work throughout the Northwest— Oregon, Washington, Idaho doing masonry restoration, concrete repair type of work. They have an office staff of 10 and a crew of about 40 people. The warehouse is 17,000 sq ft and is probably a little bigger than they need at this point but their current location by OMSI has an office of 7,000 sq ft office which is much I:\LRPLN\Planning Commission\2012 PC Packets\121712-PH Zone Change-Briefing Adoption of PD&Durham Facility PD\tpc 121712 minutea.doce Page 3 of 5 more than they need, and a 4,000 sq ft warehouse which is not quite what they need. So this fits their operation much better. QUESTIONS Tell us about the emissions eapected and whether there will be reroofing or anything like that. We don't manufacture anything. Wewill make no changes to the physical appearance of the building. TESTIMONY IN OPPOSITION —None CLOSED THE PUBLIC HEARING DELIBERATIONS Commissioner Doherty thinks this is a good thing. She said it's always nice when someone wants to move into Tigard and take some of our properties and bring some business into Tigard. It's good for the City; it's good for Mr. Crawford's business; she sees no problem with this and she recommends accepting the staff report. Commission Muldoon said his only concerns were possibly exhaust or odors that the zoning would allow but that this business will not emit anything like that, so he's good with it. Commissioner Shavey commended John Floyd and said the staff report was very clear as to what this zone change would do. He agrees with Commissioner Doherty and thinks they should support this. There was no other deliberation. MOTION The following motion was made by Commissioner Doherty: "I move for approval of the application, Zon2012-00002 and adopt the findings and conditions of approval contained in the staff report as was received by the Planning Commission." Commissioner Shavey seconded the motion. The motion was voted on and carried unanimously. BRIEFING: ADOPTION OF 18.605 (PLAN DISTRICTS) & 18.650 (DURHAM FACILITY PLAN DISTRICT) Associate Planner John Floyd said the need for this adoption is mainly because about a year ago Clean Water Services (CWS) came in for a standard land-use permit. They wanted to build a new fats, oils, and grease processing facility;basically, they want to collect all the grease in the grease traps in all the restaurants in the City, bring it to their facility,and add it to their process. During the pre-application conference,it was discovered that, as of 1998,wastewater treatment is not an I:\LRPLN\Planning Commiss.on\2012 PC Packets\121712-PH Zone Change-Briefing Adoption of PD&Durham facility PDiitpc 121712 minutes.docx Page 4 of 5 allowed land use in the two zoning districts in which they're located. So this is a very large non- conforming land use that we can't expect to not expand, modify,grow and change. Something has to be done to respond to this. At this point, Floyd went over his PowerPoint by way of explaining and briefing the commissioners as to what needs to be done (Exhibit B). Because this would be a public hearing later, and is simply a briefing at this time,he didn't go into a lot of detail at this point. He said there would be more detail at the public hearing and that there is more information on this online at http://tigard-or.gov/cws He noted there would be a neighborhood meeting on December 18th and the first public hearing,which is scheduled for January 7 [later changed to January 14]. QUESTIONS / COMMENTS One of the commissioners said he agrees with what they're asking but wants to make sure they have all the information they can on this at the public hearing; an explanation of the uses of the zone and, perhaps some drawings.Another commissioner requested that,at the public hearing, they elaborate on the standards that will be applied. Floyd replied that the standards are actually specified in the code language itself. He said,yes,he could go into more detail about those at that time. Commissioner Anderson told John Floyd that this was a good catch and that he looks forward to the hearing on this. OTHER BUSINESS —Tom McGuire said that after the first of the year the Commission will be discussing their goals for 2013. He passed out a copy of the 2012 Goals as a reminder and there was a short discussion that will result in a draft version of the 2013 goals that will go out to the Commissioners in their next packet. There will be discussion and a solidifying of those goals at the first meeting in January 'January 14]. It was pointed out that this last meeting of the year marks Commissioner Karen Ryan's last meeting as a voting member of the Tigard Planning Commission. She began her tenure as an alternate in March of 2007 and was appointed as a voting member in 2008. She served the City of Tigard's Planning Commission well for 5 years but, sadly, will not be able to serve another term due to work commitments. The entire commission and staff will miss her very much and wish her well. Thank you Karen! ADJOURNMENT Acting President Anderson adjourned the meeting at 8:11 p.m. Doreen Laughlin,Planning Conission Secretary /.1 .___ ATTEST: Acting President Tom Anderson L\I RPIN\Planning Commission\2012 PC Packets\121712-PH Zone Change-Briefing Adoption of PD&Durham Facility PD\tpc 121712 minutes.doni Page 5 of 5 INCity of Tigard Planning Commission Agenda TIGARD MEETING DATE: December 17, 2012; 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7.01 p.m. 4. CONSIDER MINUTES 7:03 p.m. 5. PUBLIC HEARING 7:85 p.m. ZONING MAP AMENDMENT (ZON)2012-00002 PIONEER WATERPROOFING ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial"would remain unchanged. LOCATION: 14830 SW 72nd Avenue; Washington County Tax Map 2s112AD,Tax Lot 700. ZONE: I-P: Industrial Park District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530 6. BRIEFING: ADOPTION OF 18.605 (PLAN DISTRICTS) & 18.650 (DURHAM FACILITY PLAN DISTRICT) 8:05 p.m. 7. OTHER BUSINESS 8:35 p.m. 8. ADJOURNMENT 8:50 p.m. PLANNING COMMISSION AGENDA— DECEMBER 17, 2012 � City of Tigard 1 13125 SW Hall Blvd.,Tigard, OR 97223 1 503-639-4171 I www.tigard-or.govI Page loll 1 Agenda Item#:_5_ Page—of_ Date of Hearing 12/17/2012 Case Number: ZON2012-00002 Case Name: PIONEER WATERPROOFING ZONE CHG T I G A R D Location: 14830 SW 72nd Avenue Tigard Planning Commission If you would like to provide comment at this session - PLEASE SIGN IN HERE Please CLEARLY print your information below and check� the appropriate box to indicate your position on the issue: Name: M I L CV A iNi 4 (k \AK For Address: I 'U1) �� r" `4-4" ' ❑ Against City,State,Zip: FuAl`, ik.01 V f X00/ ❑ Neither For or Against Name: ❑ For Address: L Against City,State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City,State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State,Zip: ❑ Neither For or Against CITY OF TIGARD Respect and Care I Do the Right Thing I Get it Done TIGARD PIONEER WATERPROOFING ZONE CHANGE ZON2O12-00002 John Floyd, Associate Planner I December 17, 2012 CITY 01, TIG ARD QUASI-JUDICIAL ZONING MAP AMENDMENT PROPOSAL SUMMARY 1.94 Acres from "I-P: Industrial Park" to "I-L: Light Industrial" / No change in Comp Plan Designation (Light Industrial) Planning Commission is Decision Making Body Pioneer Waterproofing needs zone change to occupy structure VIIII"a — r CCIFZI 1 0 % \ B / G,P�/' 1 fit, ___________( w1-- 1m , 1 _, , , 1 'i ii: \w� �, r 1 fanno ' / Q��\ �— Creek Park Z � � (' 1 N I 1 i_ \ laked 11I i. 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MUC Mixed Use Commercial Z �-•x•i•x•x•--.ow-".••• � 4i r-v • W an MUC-1 Mixed Use Commercial t, ►1.• •••• .,,�,••,• , 4,,.. .. •I�,A,•�0�•��• ••••4 MUE Mixed Use Empo loy mo n t ►��••*�•*" •-•" vIP 1147-" • ♦ • ••••••• • •♦ • •4 11 MUE-1 Mixed Use Employment 1 I-• 0:+,9;oe• •*; P�07•;•:• �1 .0 gm MUE-2 Mixed Use Employment 1••4, •40��• 4$41,41,41,41 4.4.14��44 1111 40* 4011.. I-L Light Industrial •►••►•�•j�����j�♦••••������j��j�����jj•�•••• I-P Industrial Park ►�������A.,�71M17.iM��i17�.7.Wit����17.��a7A0,117��10261•41��41A��1 `per I-H Heavy Industrial W Washington County ?':onlay Zones Historic District Overlay Planned Development Overlay Map Printed 12-Nov-12 \ - ---- INFORMATION ON TNIS MAP IS FOR GENERAL LOCATION ONLY AND SHOULD RE VERIFIED IMTN THE DEVELOPMENT \\\6 . SERVICES DIVISION. DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD MAKES NOT WARRANTY REPRESENTATION.OR GUARANTEE AS TO THI CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS Of ANY OF THL DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO ---- _ __ USABILITY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE -- INFORMATION PROVIDED REGARDLESS OT HOW CAUSED IUUNITY Cr 1091400 CARDINAL LN "4 Place to Can Hone ----- --- City of Tigard Feet - 25 250 13125 SW Hall Blvd Tigard'OR 97223 503 639-41717 Wvnvtigard-or gov si c i T ( ) 1 i i ( R 1) Location 14830 SW 72nd Avenue (formerly United Pipe & Supply) Presently Vacant 1.94 Acres with 21,000 foot Office/Warehouse and extensive asphalt for outside storage Developed as a sheet metal business in 1976 United Pipe & Supply (Wholesale Sales) last occupant at least as far back as 1993 (probably longer) CITY OF TIGARD Zoning History 1970s: Zoned M-3 Industrial 1983 : Zoned Light Industrial 1993 : Rezoned to Industrial Park 1998: Development Code Reorganized & Rewritten CITY OF TIGARD Zone Change Approval Criteria Tigard Development Code 18.380.030.6 1 . Demonstration of Compliance with all applicable Comprehensive Plan Policies and Map Designations 2. Demonstration of Compliance with all applicable code standards. 3 . Evidence of change in the neighborhood/community or mistake/inconsistency in the comprehensive plan or zoning map. CITY OF TIGARD Evidence of Change in Neighborhood or Community City records indicate a stability of land use types within the neighborhood before and after 1998. Project site, vicinity, and applicant better match Light Industrial District. Staff did not find evidence of change in the neighborhood or community. ( : I "I ( 1 '1 I R 1 ) Evidence of Mistake or Inconsistency in the Zoning Map Pre-1998 "Construction Sales and Service" allowed in both "I-P" and "I-L" zoning districts. Post-1998 land uses providing construction goods and services are removed or restricted within I-P Zone. Zoning Map not adjusted to correct for text changes. City's failure to adjust the zoning map in 1998 is evidence of a mistake or inconsistency in zoning map. CITY OF TIG ARD Staff Analysis & Recommendation Change in allowed land uses likely to result in reduced vehicle trips. Proposed zone appears to meet approval criteria . No written testimony opposing project Staff recommends approval of the zone change, subject to the evidence and findings of fact presented in the staff report. IT, Agenda Item: 5 Hearing Date:Dec.17.2012 Time: 7:00 PM STAFF REPORT TO THE IN ., PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 3/3/2012 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00002 FILE NAME: PIONEER WATERPROOFING ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I- P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial' would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing),which is not permitted in the Industrial Park zone. APPLICANT: Mike Crawford OWNERS: United Pipe&Supply Co. Pioneer Waterproofing Acting through Myers &Co. 1800 SE Water Ave. Consultants LLC Portland,OR 97214 17523 Spyglass Circle Dallas,TX 75287 LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2S112AD,Tax Lot 700 COMP. PLAN DESIGNATION: Light Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT 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. Among other uses,indoor entertainment is allowed. PROPOSED ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.030.B, 18.530.020— 18.530.050; Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.1.3,& 12.1.10. STAFF REPORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 1 OF 8 SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission Approve the requested Zone Change. SECTION III. BACKGROUND INFORMATION Site Description The subject property is located at 14830 SW 72nd Avenue and measures approximately 1.94 acres in size. The property fronts 72nd Avenue along the western property boundary through an existing circular driveway with two driveway entrance/exits. While proximate to Sequoia Parkway to the east, access to Sequoia Parkway is prohibited by a 7.5 foot wide strip of landscaping controlled by PacTrust. Standing on the subject property is a 21,000 square foot structure,located in the approximate center of the property. The structure functions as two separate but attached spaces, consisting of a 4,000 square foot office building and a 17,000 square foot warehouse. The remainder of the property is predominantly asphalt or pervious surfacing, with a landscaped area abutting 72nd Avenue. Substantial landscaping screens views of this property from the east and south. The nearest inventoried natural resources are approximately 400 feet to the northwest,in and around Ball Creek. The subject property is now vacant due to closure of its previous occupant, United Pipe and Supply. Prior to its closure, United Pipe and Supply operated a Wholesale Sales type land use at this location at least as far back as 1993, with land use records suggesting an earlier establishment date for the business. Aerial photographs and land use records suggest this property contained a single-family home and agricultural land uses prior to development of the current structure in 1976 for a sheet metal business (see Conditional Use Permit CU24-75). Land use records are unclear as to when the building was converted to a wholesale sales business under United Pipe&Supply. Zoning History In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the M-3 zone was replaced by the I-P (Industrial Park) and I-L (Light Industrial) zones, with the subject property being designated I-L. In 1993 this property and two others were rezoned from I-L (Light Industrial to I-P (Industrial Park) under ZON93-0003. The Comprehensive Plan Map designation of Light Industrial has remained unchanged since 1983. See Attachments 1 and 2 for existing Comprehensive Plan and Zoning Designations within the vicinity of the subject property. Vicinity Information The site is located within a large industrial/commercial area bounded by I-5 to the east,Bridgeport Village to the South, railroad tracks to the West, and the Tigard Triangle north. Properties to the north, east and south are zoned Industrial Park. Properties to the west and southwest are zoned light industrial. Adjoining businesses to the north and south include Penske Truck Rental and an office building. To the east across Sequoia Parkway is Home Depot. To the west across 72nd is a mixture of industrial and office type land uses. Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District"to "I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing), which is not permitted in the Industrial Park zone. Should the Planning Commission approve the zone change, the applicant anticipates development of the property in two phases. The first would consist of a tenant improvement to the existing office space with accompanying upgrades of exterior windows and doors. This would be processed as a Minor Modification to Existing Development and would allow quick STAFF REPORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC I TEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 2 OF 8 occupancy by the applicant. The second phase would consist of substantial changes to the driveway entrances, exterior parking, and other exterior improvements. These would be processed as a Major Modification to Existing Development,processed in a manner identical to Site Development Review. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Tigard Development Code Chapter 18.380.020 Section 18.380.030.A.1 states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The Tigard Comprehensive Plan Map assigns the subject property a designation of Light Industrial. As defined in the Comprehensive Plan Map Legend contained in the Comprehensive Plan Glossary, the Light Industrial designation is implemented through both the I-L and I-P zoning districts. As a result, a comprehensive plan map amendment is not required. Finding: Based on the analysis above, staff finds the Tigard Planning Commission as the decision making authority for this application. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan treats the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation, interchangeably. The applicable Comprehensive Plan Polices are as follows: Policy 1.2:The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are set forth in application form requirements set forth by the Director, and section 18.390.050.0 the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on October 4,2012 at the subject property site. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from 72nd Avenue, and the publishing of a notice in the Tigard Times. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from Industrial Park to Light Industrial is consistent with the assigned Comprehensive Plan Map designation of Light Industrial. The effects of this change will not negatively impact the city's transportation system or other public facilities, economic development goals, or other goals of the comprehensive plan. This policy is satisfied. S'I'AFF REPORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 3 OF 8 I Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code,and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property has vehicular access onto 72nd Avenue, designated as an Arterial on the City's Transportation System Plan and presently configured with two travel lanes, a turn lane, and sidewalks. The property is also connected to sewer, potable water, electricity and telecommunications infrastructure. As discussed in Section V below, City of Tigard Public Works staff reviewed the proposal and do not expect an increased demand for street or utility infrastructure to result from a zone change. If a specific development proposal under the proposed zoning were found to impact public facilities, they would be required to be installed prior to or concurrent with development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; The property has existing access onto a designated arterial within the City. Under Section 9 of OAR 660- 012-0060, a local government may find an amendment to a zoning map does not significantly affect an existing transportation facility if all of the following requirements are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. STAFF REPORT TO TI-IE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 4 OF 8 4 0 As the proposed zone change is consistent with the existing comprehensive plan designation, the proposed zone change is consistent with the TSP, and the area was not exempted from this rule, no further analysis of transportation impacts is required to satisfy the transportation planning rule. Notwithstanding this determination, both planning staff and public works staff have reviewed the application for impacts to transportation facilities and other public services. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response, garbage, and transportation. In a memo dated November 1, 2012 Public Works staff stated the project was not expected to result in an increased demand on utilities or the transportation network. Planning staff also reviewed the project's potential traffic impacts, and found the range of uses allowed under the new zoning would likely generate fewer trips during the PM Peak Hour of traffic (see Attachment 3). Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated,land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The proposed project does not affect the proposed Comprehensive Plan land use designation of Light Industrial, as such the existing community need for land areas deemed appropriate for industrial activities shall remain unchanged. As the affected property is entirely surrounded by lands zoned for industrial activities, any future development on the property will be compatible or can be made compatible with surrounding land uses. Only the mixture of specific land uses is being affected. This change is requested in order to respond to market forces. More specifically, planning staff has observed an increase in the number of businesses looking to open contracting businesses and similar uses that require extensive, non-office space to stage materials and perform repair or manufacturing services for off-site customers. As these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code, contractors and other industrial service providers are having difficulty finding appropriately zoned properties to conduct their businesses. This need is reflected in Pioneer Waterproofing's application to rezone the subject property, and a forthcoming development code amendment that will be presented to the Planning Commission and Council in early 2013 (see DCA2012-00003 -MASCO Development Code Amendment). This pending development code amendment will propose the allowance of industrial services within the Industrial Park zoning district in order to provide more land for this type of use. Sections C through E of this policy are satisfied. F. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located approximately 400 feet northwest of the subject property. Future development will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future development. Section F of this policy is satisfied. STAFF REPORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 5 OF 8 I Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts,in order to provide on-the-ground flexibility for implementation. This application is proposing to use this flexibility in implementation to allow the reuse of an existing,vacant building for a new business. This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan policies outlined above have been adequately addressed. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. FINDING: The proposed zone change does not include a specific development proposal at this time. However,during Site Development Review,any new development will be required to meet all of the current Tigard Development Code standards of the I-L zone. This standard is met. 18.380.030.B.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. In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the City's first state acknowledged Comprehensive Plan assigned this area a designation of Light Industrial, which remains unchanged to this day. Concurrent with the new designation was replacement of the M-3 zone with the I- P (Industrial Park) and I-L (Light industrial) zones,with the subject property receiving a designation of I-L under City Ordinance No. 83-24. In 1993 this property and two others were voluntarily rezoned from I-L to I-P under ZON93-0003. This zone change was requested in order to facilitate development on the western side of 72nd Avenue. At that time the land use category of Construction Sales and Services was allowed in both the I-L and I-P zoning districts. This category allowed "establishments or places of business primarily engaged in construction activities and incidental storage on lots other than construction sites, as well as the retail or wholesale sale from the premises of materials used in the construction of buildings or other structures." Given the development code language in place at that time, the 1993 zone change had a neutral affect upon the wholesale sales business then in operation on the subject property. In 1998 the City significantly reformatted and rewrote the development code under Ordinance No. 98-19. One significant change was replacement of the land use category Construction Sales and Services with three new land use categories of Wholesale Sales, Industrial Services, and Outdoor Sales. All three of these land use classifications were then assigned only to the Light Industrial zoning district, and either prohibited or significantly restricted in the Industrial Park District. STAFF RI?PORT TO THE PLANNING COMMISSION 1EEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE6OF8 f Research of the 1998 amendment did not reveal any corresponding Zoning Map amendments to adjust for the change of allowed uses within the I-P zoning district. This lack of adjustment to the Zoning Map created a number of nonconforming properties and corresponding confusion by both tenants and landlords trying to establishing a contracting business or similar Industrial Services type use. This confusion has been evidenced in the experience of planning staff when fielding development applications, general inquiries, or taking part in enforcement actions. The City has also received a pending Development Code Amendment (DCA2012-00004) to allow industrial services within the I-P zoning district in order to correct this persistent issue. The effect of Ordinance No. 98-19 on the subject property was to render the existing use nonconforming (Wholesale Sales, Outdoor Sales), and prohibit establishment of the land use desired by the applicant (Industrial Services). The applicant has presented evidence that a zoning map designation of I-P is a mistake, and a designation of I-L is more appropriate given the history and character of the property and neighborhood. Historical aerial photographs taken between 1986 and 2012 show minor changes in development and land use patterns within the area. From 1986 onward all properties to the west and north of the subject property have maintained a similar level of building density, industrial building type, and utilization of exterior equipment storage to that of the subject property. Between 1986 and 1996 there was development to the east and south of the subject property. This development is characterized as big-box commercial or office park style development. Dense vegetation screens these uses from the subject property. Overall, little change has been observed in this area since 1996 suggesting a very stable pattern of activity and development. The applicant states that a change in zoning designation from I-P to I-L will make the Zoning Map consistent with current and historical land use patterns in a developmentally stable part of the City. This present lack of consistency results from the absence of changes to the zoning map in 1998,whereupon the effect of the development code overhaul was not corrected for individual properties. The change in zoning designation will correct the mistake, and make the zoning map more consistent with present market demand for industrial service type land uses,something the present zoning of I-P prevents. FINDING: Staff reviewed the history of the subject property and land use regulations, and found evidence of a mistake in the zoning map as it relates to this property. This mistake is due to a change to the development code in 1998, and how the map is implemented. The application will remove the inconsistency. This standard is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Public Works Department reviewed the proposal and had no concerns. In a memo dated November 1, 2012 they stated the project was not expected to result in an increased demand on utilities or the transportation network. Consequently a demand for increased street or utility capacity was not expected. Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. STAFF RI TORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CI LANGE PAGE 7 OF 8 .. SECTION VI. STAFF ANALYSIS AND CONCLUSION Based on the information above, the proposed zone change complies with the applicable Comprehensive Plan policies and requirements of the Tigard Community Development Code. Staff finds the proposed zone change from I-P to I-L does not reduce industrially zoned lands in the City of Tigard or significantly reduce the types of activities that would be allowed on the subject property. The I-L zoning district does allow a broader range of uses that will expand the range of possible tenants for the property in the future. Staff recommends the Plannin: .mmission approve the requested zone change. 46‘1444_ P' .,e1 'f D BY: John Floyd DATE Associate Planner Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials STAFF REPORT TO THE PLANNING COMMISSION DEEMBER 17,2012 PUBLIC HEARING ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 8 OF 8 VICINITY MAP { ZO N 2012-00002 PIONEER WATERPROOFING ZONE CHANGE ZONING DESIGNATIONS WITHIN PROJECT VICINITY Subject Site 1111PLO: '311 r 1 st _1•-w # • . Information on this map is for general location (_['� 1 only and should be verified with the I— Development Services Division. Approx.Scale 1.4.000-1 In=333 ft Map printed at 09:48 AM on 03-Dec-12 DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT.ACCURACY.TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. Glty of I Igard --- 13125 SW Hall Blvd _ TIGPI MPi 5 Tiga3 6OR 97223 :N • . Www.tigard or.gov TIGARD VICINITY MAP I H ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE COMPREHENSIVE PLAN DESIGNATIONS WITHIN PROJECT VICINITY Subject Site L .,1 ua 1f 01111rot a hirAgla *At I L Information on this map is tor general location only and should be verified with the Development Services Division. Approx.Scale 1:4,000-1 In=333 ft Map printed at 09:46 AM on 03-Dec-12 � j� r7 I �y DATA IS DERIVED FROM MULTIPLE SOURCES,THE CITY OF TIGARD ( l-A A MAKES NO WARRANTY.REPRESENTATION OR GUARANTEE AS TO THE CONTENT ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS,OMISSIONS.OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. Ir City of I Igard :e. TIGA• RRl PS 1T'igard,OR9725 SW Hall23 "I C C 503 639-4171 e www.tigard-or.gov TIGARD PIONEER WATERPROOFING ZONE CHANGE:TRIP GENERATION COMPARISON LAND USES AFFECTED BY ZONE CHANGE WEEKDAY PM PEAK HOUR TRIPS(per POTENTIAL TRIP GENERATION USING ITE CODE NOTES 1,000 sq.ft.) EXISTING SQ.FT. NO LONGER ALLOWED IN PROPOSED ZONE Commercial Lodging 0.57 per room 312-Business Hotel Limited to 20%of gross Eating and Drinking Establishments 25.81 109 936-Coffee/Donut Shop square footage per code Outdoor Entertainment 0.89 per acre/3.67 per court 490-Tennis Courts Indoor Entertainment 5.84 123 493-Athletic Club Limited to 20%of gross Sales-Oriented 53.42 225 851-Convenience Market square footage per code Limited to 20%of gross Personal Services 26.69 113 912-Drive in Bank square footage per code Repair-Oriented 8.1 170 920-Copy,Print and Express Ship Store Bulk Sales 0.53 12 890-Furniture Sales Office 1.49 32 710-General Office Building Detention Facilities 11.39 240 571-Prison ALLOWED IN PROPOSED ZONE Outdoor Sales 5.56 117 812-Materials and Lumber Store Motor Vehicle Sales/Rental 2.72 58 841-New Car Sales Motor Vehicle Servicing/Repair 3.26 69 848-Tire Store Industrial services 0.51 11 110-General Light Industrial General Industrial 0.75 16 140-Manufacturing Wholesale Sales 0.52 11 860-Wholesale market Cemetaries 1.64 per acre 4 566-Cemetary *Trip generation rates determined using ITE Trip Generation:An Informational Report,8th Edition. TO: City of Tigard Planning Commission Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District)to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C — Existing Site Plan) The subject property at 14830 SW 72nd Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back (East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72nd Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A—City of Tigard Zone Map and Exhibit B — Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, _ - u t. manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72nd), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D - Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest (which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use / Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E- FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810 - Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705-Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725- Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: • (Reference Exhibit F—Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway)for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. We request that Pioneer Waterproofing be allowed to relocate their business to Tigard, Oregon on this site. =- ..,6, off ......., Vief. I . • r. 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(---,--r----,„ ...._ ,. .,k, , I\ R-3.5 _ i ... , -, %,."• gin R-25 I-P i Tigard-Tualattg i SD 23J �. •, Transits,`I?cgr a�fe7 (r} r , Y Tutorial Pragram ',7/- I-L Q % I-H 1 R-121/ 1-L 1 0, R-12 ' :1 Z R-7 (PD) H 1 m BONITA ROAD ! j li f _ R-7 R-12 - �_ II- u., gl } 1 R-77(PD) = g II 7/1 R-7 cc = ace 1 ti ' nQ a. `i' _ 11 TAX LOT 700-M1 I 0 4830 SW 72ND AVEf I-p Iti ..,:///,,,, IZ i I i\ (PD),,R-7 ° lic.p�t4. � /R-7 (PD) cc 1 E R-7_(PD) a �,,,= ,i,......_ ' 1 i R-12 R-4.5 R-7 e1 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP I I I */-495'-5" I I , '15r-0^ PERVIOUS SURFACING } (3,860 SF) t-cr • I J • ,• I IIt.,4 I PERVIOUS SURFACING I 4 (1,890 SF) y' �I •/-200'-0^ ` ��� 1 , 55'-0 U2" y r/C,\i 4 vey� I L EXISTING NON- �%� I . ` WAREHOUSE PERVIOUS 'j• ) . •• OA' ' BUILDING SURFACING (17,000 SF) (44,790 SF) I I I .0 i = EXISTING �i�/ � b�`/�_ OFFICE BUILDING I I I ' (4,000 SF) TOTAL LANDSCAPING --1_-:- � /////// 12,960 SF • • 1• ;511!11111771114:6; 1 . ihi' ` % la ID I Q I iZ i g� >~ I I I> I I W j/ ,� , co I 1 '1 I 1 1 EXISTING SITE SUMMARY SITE AREA 1.94 ACRES (84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF % NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN "..s ". .► ,, z it i.,A * IIMM . . ti i 1.1 IMMO ' .s. , • P — y il IMP 0 -7mow. r _ .. - 9. rya I -rj t!� -r Iti . 4. a (. r()oc1e earth . 61jisialc ' ' fl .41P'6 Google earth feet 600 A meters 100 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE Mapping Information Platform ` This Map Is For Advisory Purposes Only / ' ...Ea CMrry Or,�� I11 as " w ser Sadsero St tee• ��``" ", r ` ® }, tX: �.\' s.rests center Dt a.�.4..0 "^ _:f Fenno Creek ..I CITY OF LAKEOSWEGOKrueeway, S.Char CI 1r9 :i +S+y a ,�,,.,,Meadows Rd Sw Far n� r..„.____..., -r- --Crr rt Dr r•_ l �' i/ S n 'rY�_...... 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Cross Section Lines • State O.aa Cerro el aeon.SOO on root NGV029 • stapr Cors ♦y aum/ arow n ton rMh MAYO** / �,© Completed LOMAs • crow senior, w r,wan an LOUR'. ^/ Streams �,r.,..,/,' `%! ()FIRM Panels Streets 0 Bench Marks kris General Structures Naos Roan. curwne 44'# ilgnerara `p..' toot anger R mew rttehwarn ofte Darty States LOwS' Lakes.Major Rivers Wrp Wars Land Areas Base Flood Elevation us (con) (Cont) 0erRM a cs. gs- / FEMA k S< Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT E FLOOD PLAN AND WATERWAY MAP I z X11 s i 461D' 30 *30 e' lth ,,,% M 11650 ,,, ..-.' 115 ! a \\ I".. ,'• t 1L r........... te 04,, ir ,;„ ,,,, ,. ,,....ir ,:',. . mop ,.., ; ; A. -• ill -- 11715 , „, to sk. . , Ili, WED ,aLi "I"- 714830 1 \,___ w all s y ` 14865 ' AV k 71)D7 ta__-A_ \\ IL v1 4945 alalkiI ', :t tiA:-$ 77I7 -rT) S 1- 1490, _J CARDINAL c S,1 y , I 1 di r 2C PIONEER WATERPROOFING — ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH -1, I r^ 3i / is 7 3o A -• .- / �. I.d6 I , . • , *• ,, II 6$ a_ . t 40 g 14 650 - r t i ,.'" '" , • 14555 I .. 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Okt 7007 • 14•9• _ ••�. s,r 14945 . 9 14945 . > y �• �4 0 , .; � 11'11� ' -7007 11 • ,'i�, ti :", .� ,. -•. `319 iH4; 65 i , O` + 111 ' - . . ;•41– iiia:Aill fli-ili fr"""r"'"".".– frir.14/4 If ' 41, PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH rak Agenda Item#:_5_ Page_of_ Date of Hearing: 12/17/2012 Case Number: ZON2012-00002 i Case Name: PIONEER WATERPROOFING ZONE CHG T I G A R D Location: 14830 SW 72^"Avenue Tigard Planning Commission If you would like to provide comment at this session - PLEASE SIGN IN HERE Please CLEARLY print your information below and check the appropriate box to indicate our position on the issue: Name: M I /V-#0,111 ck /� l 7S For Address: I go U S� Y " `''frAr Pdv ❑ Against City, State, Zip: f20-1-1//0441 I (_91(1107-2/ ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: ❑ For Address: ❑ Against City, State, Zip: ❑ Neither For or Against Name: El For Address: El Against City, State, Zip: ❑ Neither For or Against -5-/oV `,114 v �. " City of Tigard T I GARD Planning Commission Agenda MEETING DATE: December 17, 2012; 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd.,Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:01 p•m• 4. CONSIDER MINUTES 7:03 p.m. 5. PUBLIC HEARING 7:05 p.m. ZONING MAP AMENDMENT (ZON) 2012-00002 PIONEER WATERPROOFING ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial"would remain unchanged. LOCATION: 14830 SW 72nd Avenue; Washington County Tax Map 2s112AD, Tax Lot 700. ZONE: I-P: Industrial Park District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390, & 18.530 6. BRIEFING: ADOPTION OF 18.605 (PLAN DISTRICTS) & 18.650 (DURHAM FACILITY PLAN DISTRICT) 8:05 p.m. 7. OTHER BUSINESS 8:35 p•m• 8. ADJOURNMENT 8:58 p.m. PLANNING COMMISSION AGENDA — DECEMBER 17, 2012 Citi of Tigard 13125 S' I Ia11 Blv d.,Tigard, OR 97223 503-639-4171 www.tigard-or.gov Page 1 of 1 REQUEST FOR COMMENTS Land Use Application COMPLETENESS REVIEW REQUEST TIGARD TO: Greg Berry RETURN TO: John Floyd DATE SENT: October 22, 2012 REPLY REQUESTED BY: October 29, 2012 PROJECT NAME: Pioneer Waterproofing Zone Change CASE NUMBER: ZON2012-00002 PROJECT ADDRESS: 14830 SW 72nd PROJECT DESCRIPTION: Change of zoning from Industrial Park to Light Industrial, see highlighted table 18.530.1 that identifies the changes in allowed land uses. Complete? K. Yes ❑ No Comments below or ❑ See Attached . r 'tc is\curpin\masters\completeness review request.docx J .vs TABLE 18.530.1 USE TABLE: INDUSTRIAL ZONES USE CATEGORY I-P I-L I-H RESIDENTIAL Household Living Rr— R' R' Group Living N N N Transitional Housing N N N Home Occupation N N N CIVIC(INSTITUTIONAL) Basic Utilities C14 C14 P Colleges N N N Community Recreation C'° C'° C10 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 k((OOP( �� �+�/ COMMERCIAL ' 'A,,, (1StS ' �� Commercial Lodging P N N "' iaS0 Custom Arts and Crafts N N N hI"�' ,z C S CA- Eating and Drinking Establishments R' N N ) A quit " Major Event Entertainment N N N 0- 20 ,10 Outdoor Entertainment P N N Indoor Entertainment P N N V& Adult Entertainment N N N Sales-Oriented R2 N N Personal Services R2 N N Repair-Oriented P N N Bulk Sales R4 " N N Outdoor Sallimir iwpalliffirialiallifff& N MP P Animal-Relate P P P Motor Vehiarglres/Rental P Moto ,.ueliicle Servicing/Repair C_ ' P Vehicle Fuel Sales P P/C7 P Office P N N Self-Service Storage P P P Non-Accessory Parking P P P Industrial Zoning Districts 18.530-3 Code Update:10/10 TABLE 18.530.1 (CON'T) USE CATEGORY I-P I-L I-H INDUSTRIAL iustrial Services N P P Light Industrial p P p j:enera] 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 Vhol R4 P P OTHER Agriculture/Horticulture P5 P5 P5 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 ' 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. Industrial Zoning Districts 18.530-4 Code Update:10/10 RECE1ED:v OCT 082012 TO: City of Tigard Planning Commission CITY OF TIGARD PLA.NNINGi_N'aINEERING Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District) to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C — Existing Site Plan) The subject property at 14830 SW 72nd Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back (East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72nd Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A— City of Tigard Zone Map and Exhibit B — Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72nd), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D — Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest (which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use/ Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810 — Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705 —Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F—Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway) for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. We request that Pioneer Waterproofing be allowed to relocate their business to Tigard, Oregon on this site. S .rIN BROCI4MAPk9rry- -"-�.,- a•1rw OH�O Zoning Map r_. '�� 4. W City of Tigard,Oregon R')• + p .► I -Aeski.'. ':'2 •--� R4.5 I O i ' • Y taID 2 1 . Lllysnd 1 �1.I I i ( _1 ..-0 two. F ,,,fjQ_) 1 445 20410 CIR4aImitan4 .' f1 v Y, 4 - R.121 1 ....10 Pw S.hr•.•a sN. Cot*R.yro...R.a Cor....... -��i ry ,.,,,,� ,ry (PD) nq.o OM so11%1.141 szs .C.P P.abwu,tea...t. - :1,,WOP404.h1M 4N5b .MIL Y..I U.Cenww-••. _ fI� ���r#f_. RJ.S_\' R4S II :as rsa3-3 .wc-,w.a u..Le..•r..:. y�RD•� + IPO) - y 4,1OM f.h.W.t.rew .RR:u...O..a.o.ar.•• C CHOI•L•S4ERR. R•12 #t 1 .ri ". 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Ga...aa..a e.•aw.o.b IS.Cry d TR.a n cb.,ey (PO) (PO) R7 '0. r. .1112••LAN t Coo/wino...Pls vae..ar..n.s.N C,C 1 RJ.5 (POI 1.P 44.OU ST. now:N.11 R.Ch T..MOO N.rrwd ma a p...a 4.25(PD) (HO) -... 4-12 ti�.`r3({;I-�.T,, •..•c•o......n.•..O O.wa•la•.R+vc•..r.n.v.v.., R-17 R-2- It•12 (PO) R 12 'I.�TY.1.[I-'�RJ.S - M.SR71PD1 -( R•25R15 Gf s � 1 '� + Rd2 IIOj R•12 __--c- -_- `�1(' ! WALNUT ST R.4.5 k 0 MUF r- t •_r-.-.V-7-7:14"'"c. ! f 4 1 f IPD) ---.... E C•}(S) G;y2 Z 1 1 �t LI 4Di 4.25 +ISI kta$ .- + - a.z3 -1 4-12 •12 { �( i RJ.5 1 1 lrr"t./1',,:.� (PD) (PO ., 1 ,-.4i.*:; jI 'lsito•=1 RJ.S R.4.S IPO) R-12 R-4.S R• .,eft { 14 •.o..2 R-7(PO) R 3 5 (70) P ) I P 4.1.5 l(' R4.5 BOUND I �( OF. �►- • • RJ.S r�=1(�j R R7 011 c4. R-1'S ENLARGED', - R:s = cAAROF T rac00N 1D ® R•7 e .+s.7 R-3�S ; ._. i_ R-a,S 4 2 R 1: ZONt MAP J R-7,0) 1 (POI • 'I R-7 R-12 1.1 ( _ BULL.MOUN;FAIN.R0* {�-y� R-1 Z 447 I = -I - s \�! R-1 (POI p.2 R 17 R'7 (PO) 1 .,_...4. R-2 triraT R-f R-12 ;f fd R-7 �. r•1 �r IHI) R( 4-7 R 12 1 1 R'2S 111•. ' a-az 1 ) + { I ft-t.5 RJ.S R 7 POR 7 s R-40 (PD) 0 I + 7.•.1 I_.•_�'�, R-2.5 ;:0; (PD1 � ��� i N W 1 { r O: > fes£,,, jR•;-5 11401W Q a ,f 11d3 R-7 t IP s pQ-- ff;1 (PO) R-7(PO) t� e�' .0 '7 4.25 RV(POI R.7 yy I C rel as R-12 as pS +'�P ��' •4 D {fig v^� , R•25 R-7(PD) .a f Q W w:.'• • a 12 f ,It �tA'• PS _ t , (PO) (Pot R.7(101 • ii c.s----� 7 R-7(PO) R4.S R'7 p.13 R-a.SR-7 0 ,. ti R R'25 POJ y . N T R-12 R.4.5 0NO) 4P �m .Ie d. r� + 1R•45 II-4.S (POI 4J.S R-7 P0) � 1 ... (PD1 RJ.S (PDI ( 'P� ,"? R-2(PO)IPO) • _ II I i C .- 1 p -"�.- �.. *--� 4.12 ,�i d *1 i .44 PIONEER WATERPROOFING - ZONE CHANGE REQUEST t� j X. °. !'"; � ' EXHIBIT A CITY OF TIGARD ZONING MAP ( r. ., a ' c _� I-PCP R-3.5 _ '� R-25 I-P C Tigard-Tualatri' SD 231 Transitai' P air ab] _ :. Tutorial Program "' __ I-L I D V / R-12.1//, I-L . i 0— ,, R-12 I ! ` Z 03 ; BONITA ROAD I II ti R=7"—R-12 w QQ I R.:77(pp) g Y I R-7 cc W ti ` r, n a TAX LOT 700—M1 — 0 14830 ' W 72ND AV U ij I—P 'il \ ' //A CZ o 4 (PD) R-7 P� R-7/(PD) ,c 'G{ r R-7_(PD) R-12 R-4.5 R-7 :„.< rtPIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP iI 1 ./-495•-5• I PERVIOUS SURFACING I sz-o (3,860 SF) i I 00110.410001 ,d ,„,,„, / L. j PERVIOUS SURFACING ' I .x200'-0" { .ii:". (1,890SF) : 1 tI �N • :1 55,0 7/2' y .` rI ._,..1 s '; T I - s EXISTING NON- 7� WAREHOUSE PERVIOUS I L •���� ' BUILDING SURFACING ` "` �,1��'= (17,000 SF) (44,790 SF) I I i, EXISTING ►y` 1►: 4BUDEG OFFICE IAV "73(4.000 SF) _ i)4 TOTAL LANDSCAPING 1 - --- '% (12,960 SF) I If - 40 I ►.6 I 1 ' - - - - - -- -- -- - ._ - I I -'�0aF [*-� a �-F .-- I�4-l` I I1V �' 4)_,/ I D- • Ip - 1►� IQ : I IZ . IO I� ice : I 1 ' W( EXISTING SITE SUMMARY SITE AREA 1.94 ACRES (84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF % LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF % NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN ' , A311.• 1 `4%a - — ,,71 4. ' t f z r •- � — ' r� CI WPM, .. in1 _ .a. - li -- 1 Y • i Ie1 :F I r ..-14533 5'J ,2r . , " • • 4',_ ,. ,t `i 1 II --- =Ma ...mai. .../ w . _ _ _ " lill • t • . ,.‘c .f• r.-. 1.. .^r 0 _ r r • ` r.: r r - _- . s C;c���(�lc' earth Got isle earth feet 100 600 A PIONEER WATERPROOFING — ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE , Mappine Iii It)rIllatioIl Plai fr>r►i This Map Is For Advisory Purposes Only �, i' \r 5*Ch«,,ori' I h ,(,a y. ^ !w Sandburq 81 ® b0. ti ♦ 1 Mr Tach Cooler Dr I + ®..• 'Ra''n (, 1/4.....0,0 r Fanno CreekI CITY OF LAKE OS WEGONre«wyyy Sw Char Ct ` 139 M.ado.rs Rd If N Sw roan,'Cr soOr .11� 4,�<' i u fe ,r... 137.,t i S..Boma Rd t Bond..Rd _.. N "" S.Mtn a°I S f,,#+ 4100500011 D Langford Ln liklc.... t I 4102760517C ,� i�°ir'"°-0'°° 41023806258 N s 41023805170 ; f:. V 4102760625C °°"" NimDNi t+ W _ — 41051 C2365H c W E a ' 4101830175E Rt;'.'-'1'."' 4141018302 OE �, CITY OF.TIGARD S 4r X11 :_. s On Ross Sr kc �+. �•1: /133 •r••o -o.1SA x CLACKAMAS COUNTY UNINCORPORATED AREA •w Kama Or c Z "10303A\' 1 Sw Ashford Sr 1 ri 1 iS Sw Kabie Lam 5 i yaan AverSw LanSt...Stpd 'Y� s� _._--- _ : __. -- —ALL 1 VpOa WASHINGTON COUNTY Sevilla Ave , 4 Sw Bond Sl r"41005C0013D 4102380519C . , 7 4102380613C ......Bw DNrh.m Ra 4102630519B !1 , ? 41026306138 Iwa.h.nown Cr _ I 4102760519C '4;, ,' • 4102760613C s---,,,. a L S Sw d« 1Ray Ln ` FroFrost(n om P 127 7y •• 0 O._erli O�0.tkm slSf n Legend 10 Gibes ',, eft*eh NGVD eewum 01hw countnea a OM.Races N DK with NA50ae datum R Small town. PSC or..eau. • • SnwaCae. Cross Section Lbws • Strt.Laruo.r Cle. .# corn .aa Son wan 505029 uw. ll.Ce / da. • /1/ aaumbaaon wen NevDm © Completed LOMAS C.o.s.crem,an are. /N7 aaum LOMR's l�/.., Streams ()FIRM Panels Streets 0 Bench Marks St.oNs General Structures Seo,RNn Cunwt. de rlynrays J..' €eot 51.05. N N'or rl.5wwa.-. fr Da. States oe csaoon Lakes.Major Rovers A/ Wm.Wan* Land Areas Base Flood Elevation un (cont) Iconq FEMA ',,,„::0- Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT E FLOOD PLAN AND WATERWAY MAP *7* rci I 7,3i1i ---ai: I .• •. , t 9* 4 Mb, 0 1. s 146MO 1 Vai) 1 7 _ ,. ' - 0 * 0 k / 11650 /46. -71',77 . 1 .1 • .... 115" 4 .4. .: * I i\ 4 . . IIIII 4. v. 5 , •'( \ -1.1 i MOM aim , \ , , 'ILI '..•`, - ------414--- ; .\\ \ - > 4 I \ \ \ 1 \ \ \ t \ \ \ \ ' I\ pi 4.6 I 2111%H"L'H° R04- _____ _ Ir._ • ,[ 14030 It11,16 I . -YOIY7 , I '\.\ \, , 4945 la a . . . .. : es d i .t 013 I -iillY/ alat1 , 1 - 4,--, -.41.11 \ 7. PIIMII.R...K I 2E0\ .\ ir A \ \ 1496 i i. .. CARDINAL UZI 7 ------______.._ ___,.. ----- • ..,.._.. : I— 1 S ( Ail 4,11.3 ' I:111V 1 I PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH 7360 'RAI A, _. f — ' ''sr .q.t vj + � , ;14610,- iliI t• fr i' 14650 + �. ' i,�� ,. . - d , t ei I. WI": �'w ;670 r M 1465 NQS, t .. MOMI F I lb?"b'il IP ' 4 14750 dl ... .• _... I -11,...,4 �R' 1479 5 ; ' • 1 n� • uu�� . tip �1 f • f1 �" Ifol 0 -14800 : illgVlit '41 ,4. 14830 lila, Z IT y_ r. ! .. p 1 ., , , i } 6 'a 14865 . t ♦ �K • - i 10 / Ili tttl -w 3. Q r '4 - `i _11� .. Lia: � 'WI. 149 • 's. �': ' 4 .: 7007 45 .• ... . , 7007 I 1 i M• a 5 _ • 14945 : 7360 '* y,1 4 !,.,. . ,, , : .. 1 7360 r, r o ., l } - . f. .i, ' 'to 6751 , 7360 3 11 Y. Ie . 1 68 360 , n , 14555 , v ,41 y, 1 670 pp 1,k 1 _ • 11 11 • • 14795 - ' 'Q -iasoo . , � -- r , 11044 - 1 't —�. 4 - TR 1.8.'1.. { a 8 a - ,•• Z , x A. .� t'i' I 11 • . ' Y- nem .i gri �. ` 14865 - I � "N_- ' i Y. l _ � - - - AO;OS • _rte : ��''• i ' 7007 7007 14945 r' "}. , •' ►,• 14945 _ W - 14945 �. W a9is •7007 �'�= "14945' -r • 719 - f IMF 1.:. }. _1 _ — �. W 14965 _ , I' �# . ''.4‘ 1i >w y I N'A'L L N A S 4,4M4 I41II4'1 , III , Il Feet 0 250 a I t I „ , l, 15055 8 I it 4j1,I I _ ,1 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH CITY OF TIGARD REQUEST FOR C01,r1tNTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVE PMENT APPLICATIONS FILE NOS.: z±).4 ,72.-.• -OJd FILE NAME: 1 4 , ,G / i ~t cC hvvic,,e CITY OFFICES _C.D.ADMINISTRATION/ ,CD Director _DEVELOPMENT SERVICES/ /Arborist I .PUBLIC WORKS/Mike Stone,City Engineer _C.D.ADMINISTRATION/ ,Asst.CD Director _BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATIOWCathy Wheatley,City Recorder _POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer l -PLANNING COMMISSION(+12 sets) _DEVELOPMENT SERVICES/Planning-Engineering Techs. _PUBLIC WORKS/Brian Rager,Assistant PW Director _FILE/REFERENCE(+2 sets) _DEVELOPMENT SERVICES/ Development Eng. _PUBLIC WORKS/Steve Martin,Parks Manager SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST..L TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* I CLEAN WATER SERVICES* r Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170thAvenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS — Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood (WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 — City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd._ Joanna Mensher,Data Resource Center(ZCA-Adopted) US ARMY CORPS.OF ENG. Durham,OR 97224 Paulette Copperstone,(ZCA-RFC Only) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&cws Letter Only) IO.Gerald Uba, Ph.D.,(CPNDCNZON) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G —CITY OF KING CITY* 635 Capitol Street NE, Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powertines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue — CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apr Lake Oswego,OR 97034 _Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Assessment&Taxation(ZCA)MS 9 —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Dona Mateja,Cartography(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY I ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)"911"(Monopole Towers) Chad Gordon,Assistant District Manager (Notify If ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell, President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 _SOUTHERN PACIFIC TRANS.CO. R/R _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. f TRI-MET TRANSIT DVLPMT. _ Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Gerald Backhaus(see Map for Area contact) (If Project is Within Z Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY —VERIZON _CENTURYLINK Mike Hieb Svc.Design Consultant Scott Palmer, Engineering Coord. John Cousineau,OSP Network Lynn Smith 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. Right-of-Way Manager,OR&SW Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 8021 SW Capitol Hill Road Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev(See Map for Area Contact) Brian Every(Apps Ealnays ofaavft 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue, Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). I:\CURPLN\Masters\Request For Comments Notification List.doc (UPDATED:Jul 11,2012) (If you update this roster,also update:I:\CURPLN\Masters Request For Comments Notification Labels.doc)(This document is password protected. Please see Chris or Doreen if you need updates. Thank you.) AIJ3AV-OD-008-L „dn-dod =gal at.1019A9.1 T luawa6leip ap suas ®1.,915®Aa3AV 11Jegeb at zasmin wortiane•MMM ap uije; Bey et a zalldaa . aalad a saipe, sauanbI;3 2S112ACO2400 2S112DA00800 ALPHA LIMITED PARTNERSHIP PACIFIC REAI TY ASSOCIATES LP 14725 SW 72ND ATTN:N PNEIV z; TIGARD,OR 97224 15350 SW SF,QUOL4 PKWY#300 PORTL4ND,OR 972,24 2S112ACO2300 2S112ACO2100 C&C DEVELOPMENT PARRISH-CHURCH LLC BY DELTA FIRE INC PO BOX 2687 14795 SW 72ND AVE TUALA77N,OR 97062 PORTLAND,OR 97224 2S112AD00900 2S112AC01800 HD DEVELOPMENT OF MARYLAND,INC PETROCARD SYSTEMS INC BY HOME DEPOT USA,INC 730 CENTRAL AVE S PROPERTY TAX DEPT#4002 KENT,WA 98032 PO BOX 105842 ATLANTA,GA 30348 2S112AC01900 2S112AC01801 HHO&B ASSOCIATES,LLC SANTA FE PACIFIC REALTY CORP BY H&A CONSTRUCTION CO 201 MISSION ST PO BOX 23755 SAN FRANCISCO,CA 94105 TIGARD,OR 97281 2S112ACO2200 2S112AD00301 HONEY BADGER LLC SMETS,JOHN E&MARIETTA D TRS 24560 SW MIDDLETON RD PO BOX 560 SHERWOOD,OR 97140 AURORA,OR 97002 2S112ACO2000 25112AI100300 MCSESA INVESTMENTS LLC STEMS FAMILY HOLDINGS LLC 14915 SW 72ND AVE BY JOHN E SMETS TIGARD,OR 97224 PO BOX 560 AURORA,OR 97002' 2S172AD01100 2S112AD00401 PACA PROPERTIES LLC TIGARD,CITY OF 6600 SW BONITA RD 13125 SW HALL TIGARD,OR 97224 TIGARD,OR 97223 2S112AD01300 2S112AD00501 PACIFIC REALTY ASSOCIATES UNION CENTRAL LIFE ATTN::N PIVEN TREASURY SERVICES 15350 SW SEQUOIA PKWY#300 ATTIC•DIANE THOMAS PORTLAND,OR 97224 PO BOX 888 CINCINNATI,OH 45240 2S112DA S 00 2S1-124D00500 PACIFIC RLTY ASSOCIATES UNIONNCENTRAL LIFE ATTIC•N PIV TREASURK$ERVICES 15350 SW SEQUOIA PKWY#300 ATTN.:DJANE'THOMAS PORTJI AND,OR 97824 PO BOX 888 CINCINNATI,OH 45240 2S112AD0100'0\ 2S11,2AD00600 PACIFIC REALTY ASSOCIATES LP UNION CENTRAL LIFE •E ATTN,NPIVEN-'` TREASURY-SERVICES 15350 SW SE,QUOIA PKWY#300 ATTN.:DIANE THOMAS �. PORTLADID,OR 97224 PO BOX 888 CIXCINNATI,O445240 f wla6P3 dn-dod asodxa jaded paa3 ®1.9L5 a}eidwai Avant/asn ti., clang," Aca3 A1113AV-O9-008-I. widn-dod paogaa al'elan9J V Luawabaetp ap sues 01915 ®Ail3AV 1pegeo al Z S!f!ln wog daane•nnnnnn ap uge '3eq et a za fidaa aaiad a salpe;sauanbil3 112AD00700 UNIQN CENTRALJ IFE TREA3'6cq Y SERVICES ATTN:DL4N.E THOMAS PO BQX 888 CROCINNATI,OH 45240 2S112AD00400 UNION PACIFIC RAILROAD CO 1700 FARNAM ST,10TH FL SOUTH OMAHA,NE 68102 2S112ADQ0200 UNIONPA(FIC RAILROAD CO 1700 FARNAMSK 10TH FL SOUTH OMAIIA,NE 6816' 2S112AD01200 UNION PACIFIC RAILROAD COMPANY 1700 FARNAM ST,10TH FLOOR SOUTH OMQIIA,NE 68102 Wia6P3 do-dod asodxa r� Jaded paaj ®1915 aleidwal®I(Janv asn w.LgFS�n AIMAH 1\�Y//1 _. ....,c..,.., i _ ce=nw _1=1-1 Acon �sy Peelo Labels e i Bend along line to 7M e Avery 'rtZI9`c�5 4 widr g `iT al Jal!• !' f exp $4180480"--tip S ®L9L�l �e� ��slllifl� W anewtmm ap uge a sey el ?zalldaB i salad a s rep salnbllri DON & DOROTHY ERDT Tne toiiowing iaoeis ust interested persons who requested notice 13760 SW 1215T AVENUE I reANY development ANYWHERE in Tigard See Memo for File reTIGARD OR 97223 nterested Parties Update,August 2012 BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE 11755 SW 114TH PLACE TIGARD OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 781H AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B 13249 SW 136TH PLACE 16200 SW PACIFIC HWY, STE H242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 143357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTE:t Don't mail the City of Tigard label 12195 SW 121ST AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. CURPLN/SetUp/Labels/CIT Citywide Last Update.08 21 2012 Etiquettes faciles a peter A Repliez a la hachure afin de www.avery.com ,...��.�.� wa6oR dii,dC.r..�6QLhCa r_ __rcvnlcr haa�bhanFaann_,inTM I etaranatdniakitdinnw asn Easy Peel s f Bi�g� 'A/19 4(uas 049Lft R 596 !in Ude Avery g��d�� widr� � ���1�J al expose Pop u IeTM "'� . ad a sane sa anb!li ap uqe, ,Yey el a za!!daN J k I I. 13 ALEXANDER CRAGHEAD 12205 SW HALL BOULEVARD TIGARD OR 97223-6210 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. JOSH THOMAS NORRIS BEGGS&SIMPSON 10372 SW BONANZA WAY 121 SW MORRISON, SUITE 200 TIGARD OR 97224 PORTLAND OR 97204 SHANNEN WILLIAMS RAPPOLD DAVID WALSH MARKETING/BUSINESS DEV MGR 10236 SW STUART COURT PERLO CONSTRUCTION TIGARD OR 97223 7190 SW SANDBURG ST PORTLAND OR 97223 BRIAN WEGENER SUE RORMAN 9830 SW KIMBERLY DRIVE 11250 SW 82ND AVE TIGARD OR 97224 TIGARD OR 97223 The following parties have asked to be notified DAYLE D.& EVELYN O. BEACH about any development activity that takes place in the 11530 SW 72ND AVENUE EAST area of Tigard: TIGARD OR 97223 PAT WHITING,CPO 4M 8122 SW SPRUCE TIGARD OR 97223 /CURPLN/Setup/Labels/CIT Citywide Last Update:08 21 2012 tiquettes faciles a peter rp Repliez a la hachure afin de I�7��F�VV1$[1HVa4°fRA�an as .. ���(l eruil r�-.S�.Q�. x� ! . �r'nr In 4aMp4rQ ..,„TM ( rWa ifie V n MAILING / NOTIFICATION RECORDS \ Oregon Department of Land Conservation and Development 635 Capitol Street,Suite 150 <ftErigitli Salem,OR 97301-2540 >#:11*"62 j n _,a-.FCr:` m•r (503)373-0050 •.. • .• Fax(503)378-5518 • )E. www.lcd.state.or.us NOTICE OF ADOPTED AMENDMENT �-- 12/28/2012 TO: Subscribers to Notice of Adopted Plan or Land Use Regulation Amendments FROM: Plan Amendment Program Specialist SUBJECT: City of Tigard Plan Amendment DLCD File Number 004-12 The Department of Land Conservation and Development(DLCD)received the attached notice of adoption. A Copy of the adopted plan amendment is available for review at the DLCD office in Salem and the local government office. Appeal Procedures* DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: Thursday,January 10, 2013 This amendment was submitted to DLCD for review prior to adoption pursuant to ORS 197.830(2)(b) only persons who participated in the local government proceedings leading to adoption of the amendment are eligible to appeal this decision to the Land Use Board of Appeals(LUBA). If you wish to appeal,you must file a notice of intent to appeal with the Land Use Board of Appeals (LUBA)no later than 21 days from the date the decision was mailed to you by the local government. If you have questions,check with the local government to determine the appeal deadline. Copies of the notice of intent to appeal must be served upon the local government and others who received written notice of the final decision from the local government. The notice of intent to appeal must be served and filed in the form and manner prescribed by LUBA,(OAR Chapter 661,Division 10). Please call LUBA at 503-373-1265,if you have questions about appeal procedures. *NOTE: The Acknowledgment or Appeal Deadline is based upon the date the decision was mailed by local government.A decision may have been mailed to you on a different date than it was mailed to DLCD.As a result,your appeal deadline may be earlier than the above date specified. NO LUBA Notification to the jurisdiction of an appeal by the deadline,this Plan Amendment is acknowledged. Cc: John Floyd,City of Tigard Gordon Howard,DLCD Urban Planning Specialist Anne Debbaut,DLCD Regional Representative <paa> YA ❑ In person❑electronic❑ mailed F M2 DLCD DEPT OF Notice of Adoption This Form 2 must be mailed to DLCI)within 20-Working Days after the Final Ordinance is signed by the public Official Designated by the jurisdiction BLAND CC)NSERVATIOI and all other requirements of ORS 197.615 and OAR 660-018-000 nir�'t 1tFftnpAA N1E' Jurisdiction: Tigard Local file number: ZON2012-00002 Date of Adoption: 12/17/2012 Date Mailed: 12/20/2012 Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? ® Yes I I No Dale: 11/8/2012 Comprehensive Plan Text Amendment I I Comprehensive Plan Map Amendment Land Use Regulation Amendment ® Zoning Map Amendment New Land Use Regulation ❑ Other: Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". Owner initiated rezoning of approximately 1.94 acres from I-P (Industrial Park District) to I-L (Light Industrial District). with no change to the underlying comprehensive plan desigation of Light Industrial. Does the Adoption differ from proposal? No, no explaination is necessary Plan Map Changed from: n/a to: n/a Zone Map Changed from: I-P: Industrial Park to: I-L: Light Industrial Location: 14380 SW 72nd Avenue / T2S R1W Section 12AD Acres Involved: 1 Specify Density: Previous: n/a New: n/a Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 f\ u Was an Exception Adopted? I YES ® NO Did DLCD receive a Notice of Proposed Amendment... 35-days prior to first evidentiary hearing? X Yes n No If no, do the statewide planning goals apply? ❑ Yes No If no, did Emergency Circumstances require immediate adoption? f] Yes I No DLCD file No. 004-12 (19592) [17292] • Please list all affected State or Federal Agencies, Local Governments or Special Districts: City of Tigard, Tualatin Valley Fire & Rescue, Clean Water Services, Oregon Department of Transportation, and Tri-Met. Local Contact: John Floyd Phone: (503) 718-2429 Extension: Address: 13125 SW Hall Blvd Fax Number: - - City: Tigard Zip: 97209- E-mail Address: johnfl@tigard-or.gov ADOPTION SUBMITTAL REQUIREMENTS This Form 2 must be received by DLCD no later than 20 working days after the ordinance has been signed by the public official designated by the jurisdiction to sign the approved ordinance(s) per ORS 197.615 and OAR Chapter 660. Division 18 1. This Form 2 must be submitted by local jurisdictions only(not by applicant). 2. When submitting the adopted amendment, please print a completed copy of Form 2 on light green paper if available. 3. Send this Form 2 and one complete paper copy (documents and maps)of the adoptcd amendment to the address below. 4. Submittal of this Notice of Adoption must include the final signed ordinance(s), all supporting finding(s), exhibit(s) and any other supplementary information(ORS 197.615 ). 5. Deadline to appeals to LUBA is calculated twenty-one(21)days from the receipt(postmark date) by DLCD of the adoption(ORS 197.830 to 197.845 ). 6. In addition to sending the Form 2 -Notice of Adoption to DLCD, please also remember to notify persons who participated in the local hearing and requested notice of the final decision. (ORS 197.615 ). 7. Submit one complete paper copy via United States Postal Service, Common Carrier or Hand Carried to the DLCD Salem Office and stamped with the incoming date stamp. 8. Please mail the adopted amendment packet to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM,OREGON 97301-2540 9. Need More Copies? Please print forms on 8%-1/201 green paper only if available. If you have any questions or would like assistance, please contact your DLCD regional representative or contact the DLCD Salem Office at(503) 373-0050 x238 or e-mail plan.amendments(a)state.or.us. http://www.oregon.Rov/LCD/forms.shtml Updated December 6,2012 3 NOTICE OF FINAL ORDER NO. ZON2012-00002 BY PLANNING COMMISSION T I G A R D FOR THE CITY OF TIGARD, OREGON A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PIONEER WATERPROOFING AT 14830 SW 72ND AVENUE. THE COMMISSION APPROVED THE ZONE CHANGE FROM INDUSTRIAL PARK TO LIGHT INDUSTRIAL ON DECEMBER 17, 2012. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN THE APPLICANT'S NARRATIVE, LAND USE PERMIT APPLICATION FOR ZONE CHANGE, THE STAFF REPORT, STAFF TESTIMONY TO THE PLANNING COMMISSION, AND THE APPLICANT'S TESTIMONY SUBMITTED AT THE DECEMBER 17, 2012 HEARING. AND THIS FINAL ORDER. 120 DAYS = 3/3/2012 SECTION 1. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00002 FILE NAME: PIONEER WATERPROOFING ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72"a Avenue. The zoning designation would be changed from "I- P: Industrial Park District" to "I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing),which is not permitted in the Industrial Park zone. APPLICANT: Mike Crawford OWNERS: United Pipe& Supply Co. Pioneer Waterproofing Acting through Myers&Co. 1800 Si Water Ave. Consultants LIE Portland,OR 97214 17523 Spyglass Circle Dallas,TX 73287 LOCATION: 1483(1 S\\'72"a Avenue;Washington County Tax Map 25112.\D,1'ax Lot 700 COMP. PLAN DESIGNATION: light Industrial. -these areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the 1-L and I-P Zones. CURRENT ZONE: I-P: Industrial Park District.The 1-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 1-P zone. In addition to mandatory site development review,design and development standards in the 1-P zone have been adopted to insure that developments will be well integrated,attractively landscaped,and pedestrian-friendly. .Among other uses,indoor entertainment is allowed. xi )'.22IJ12.I$>1 12i I'It ANI:I'1(\\ \Il:ki'It(H 0 i\I•t I I 1:".1' \l.I I'\t.1 I t II h PI.\\\I\I;(t 1'1I\IJSSI(t\ I I\\I I,Rt)I ii \t l !t t\ •. 0 PROPOSED ZONE: I-I_: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial sen-ice,manufacturing and production, research and development, warehousing ane freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.030.13, 18.530.02(1-18.530.050; Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.1.3,&12.1.10. SECTION 11. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed zone change meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health,safety and welfare of the city. The Planning Commission, therefore,APPROVES the proposed zone change subject to the following conditions of approval. SECTION III, BACKGROUND INFORMATION Site Description The subject property is located at 14830 SW 72nd Avenue and measures approximately 1.94 acres in size. The property' fronts 72nd Avenue along the western property boundary through an existing circular driveway with two driveway entrance/exits. While proximate to Sequoia Parkway to the east, access to Sequoia Parkway is prohibited by a 7.5 foot wide strip of landscaping controlled by Pac frust. Standing on the subject property is a 21,000 square foot structure, located in the approximate center of the property. The structure functions as two separate but attached spaces, consisting of a 4,0(K) square foot office building and a 17,0(K) square foot warehouse. The remainder of the property is predominantly asphalt or pervious surfacing, with a landscaped area abutting 72nd Avenue. Substantial landscaping screens views of this property from the east and south. The nearest inventoried natural resources are approximately 401) feet to the northwest,in and around Ball Creek. The subject property is now vacant due to closure of its previous occupant,United Pipe and Supply. Prior to its closure, United Pipe and Supply operated a Wholesale Sales type land use at this location at least as far back as 1993, with land use records suggesting an earlier establishment date for the business. Aerial photographs and land use records suggest this property contained a single-family home and agricultural land uses prior to development of the current structure in 1976 for a sheet metal business (sec Conditional Use Permit CU24-75). Land use records are unclear as to when the building was converted to a wholesale sales business under United Pipe&Supply. Zoning History In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the M-3 zone was replaced by the I-P (Industrial Park) and I-L (Light Industrial) zones, with the subject property being designated I-L. In 1993 this property and two others were rezoned from I-L (Light Industrial to 1-P (Industrial Park) under ZON93-0003. The Comprehensive Plan Map designation of Light Industrial has remained unchanged since 1983. See Attachments 1 and 2 for existing Comprehensive Plan and Zoning Designations within the vicinity of the subject property. Vicinity Information The site is located within a large industrial/commercial area bounded by 1-5 to the cast,Bridgeport Village to the South,railroad tracks to the West, and the Tigard Triangle north. Properties to the north, east and south arc zoned Industrial Park. Properties to the west and southwest are zoned light industrial. 1,4 r\Zi)12-1wwwt_'I'I( r's. I(\\ \I I RI'R(4( 'I.17,4 /. t'NI,. :I I\hl I I'1. 'I 2 'I.s I'l..\\\I\l �:(4\I\1I SSP O\ II\\I,(11(1)I Itti().%f)\12..4N0K02 Adjoining businesses to the north and south include Penske Truck Rental and an office building. '1'o the east across Sequoia Parkway is 1 tome Depot. To the west across 72^J is a mixture of industrial and office type land uses. Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximalt.•hv 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to"I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing), which is not permitted in the Industrial Park zone. Should the Planning Commission approve the zone change, the applicant anticipates development of the property in two phases. The first would consist of a tenant improvement to the existing office space with accompanying upgrades of exterior windows and doors. 'Phis would be processed as a Minot Modification to Existing Development and would allow quick occupancy by the applicant. The second phase would consist of substantial changes to the driveway entrances, exterior parking, and other exterior improvements. These would be processed as a Major \it diftcation to Existing Development,processed in a manner identical to Site Development Review. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Tigard Development Code Chapter 18.380.020 Section 18.380.030.A.1 states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The Tigard Comprehensive Plan Map assigns the subject propert\ a designation of Light Industrial. As defined in the Comprehensive Plan Map Legend contained in the Comprehensive Plan Glossary, the Light Industrial designation is implemented through both the I-L and 1-P zoning districts. As a result, a comprehensive plan map amendment is not required. Finding: Based on the analysis above, staff finds the Tigard Planning Commission as the decision making authority for this application. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan treats the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation, interchangeably. The applicable Comprehensive Plan Polices are as follows: Policy 1.2:The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are set forth in application form requirements set forth by the Director, and section 18.390.050.0 the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on October 4,2012 at the subject property site. Pursuant to noticing requirements set forth in 18.390.030 of the development code, the public was made aware of the project and instructed /t +\""112 \\ \I 1..1W10 \l,'+ +\1 +al \ R I'I.\\\I\c,t ()\1\11ti;‘1t+\ 111 \I t+I(I)I h \t t./.t )\12-INN' .! on how ther may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from 72nd Avenue, and the publishing of a notice in the Tigard Times. The rule for public participation at a public hearing is set forth in 'K390.050.11 1.115(1.1)which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from Industrial Park to Light Industrial is consistent with the assigned Comprehensive Plan Map designation of Light Industrial. The effects of this change will not negatively impact the city's transportation system or other public facilities. economic development goals. or other goals of the comprehensive plan. This policy is satisfied. Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.3911.050.C.l.a(3) of the Tigard Community Development Code,and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property has vehicular access onto 72nd Avenue, designated as an Arterial on the City's Transportation System Plan and presently configured with two travel lanes, a turn lane, and sidewalks. The property is also connected to sewer, potable water, electricity and telecommunications infrastructure. As discussed in Section V below, Cin- of Tigard Public \\'orks staff reviewed the proposal and do not expect an increased demand for street or utility infrastructure to result from a zone change. If a specific development proposal under the proposed zoning were found to impact public facilities, they would be required to be installed prior to or concurrent with development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; /.t t\2li12 iNMMC. I'IC t\I.I Il\\ \I I:I(I'Kt It JI I\t. /i r\l t:I I \\GIt 1,11i1,41 Xn I'I.\N\I\t;(:()\I\IISSI()N I.I\U.t)1(I)I.It NI C.tc t\I2 1shIJ2 The property has existing access onto a designated arterial within the City. Under Section 9 of OAR (i(0- (112-(0060, a local government may find an amendment to a zoning map does not significantly affect an existing transportation facility if all of the following requirements are met: (a) The proposed zoning is Consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP:and (c) The area subject to the zoning map amendment was not exempted bona this rule at the time of an urban growth boundary amendment as permitted in OAR (I611-1124-1020(1)(d), or the area was exempted from this rule but the Ideal government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. As the proposed zone change is consistent with the existing comprehensive plan designation, the proposed zone change is consistent with the TSP, and the area was not exempted from this rule, no further analysis of transportation impacts is required to satisfy the transportation planning rule. Notwithstanding this determination, both planning staff and public works staff have reviewed the application for impacts to transportation facilities and other pubLC services. The property is presently served by all necessary public services including water, \vastcw iter, telecommunications, emergency response, garbage, and transportation. hi a memo dated November 1, 2012 Public Works staff stated the project was not expected to result in an increased demand on utilities or the transportation network. Planning staff also reviewed the project's potential traffic impacts, and found the range of uses allowed under the new zoning would likely generate fewer trips during the PM Peak flour elf traffic (see Attachment 3). Sections A and B of this policy arc satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated,land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The proposed project does not affect the proposed Comprehensive Plan land use designation of Light Industrial, as such the existing community need for land areas deemed appropriate for industrial activities shall remain unchanged. As the affected property is entirely surrounded by lands zoned for industrial activities, any future development on the property will be compatible or can be made compatible with surrounding land uses. Only the mixture of specific land uses is being affected. This change is requested in order to respond to market forces. More specifically, planning staff has observed an increase in the number of businesses looking to open contracting businesses and similar uses that require extensive, non-office space to stage materials and perform repair or manufacturing services for off-site customers. As these types of activities arc no longer allowed within the I-P zone due to a 1998 rewrite of the development code,contractors and other industrial service providers are haying difficulty finding appropriately zoned properties to conduct their businesses. This need is reflected in Pioneer \\'aterproofing's application to rezone the subject property, and a forthcoming development code amendment that will be presented to the Planning Commission and Council in early 2013 (sec DCA2O12-0(H103 - MASCO Development Code_\mendment). This pending development code amendment will propose the allowance of industrial services within the Industrial Park zoning district in order to provide more land for this type of use.. Sections C through E of /.t ).\ I'')NMN)?/PI()\I I K 1\ \I I t{1'It1)( III\(; /J1\1..1.111\0' P U;r?MI.'S 1'I,\\\I\(;i O\1111tis1( i\ I I\ \I I 0;1)1 It NI) /()\I'InKne • this policy are satisfied. F. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located approximately 4011 feet northwest of the subject property. Future development will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future development. Section F of this policy is satisfied, Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts,in order to provide on-the-ground flexibility for implementation. This application is proposing to use this flexibility in implementation to allow the reuse of an existing,vacant building for a new business. This policy is satisfied. Policy 12.1.10: The City-shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 11.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan p.dicks outlined above have been adequately addressed. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. FINDING: 11w proposed zt.nc change does not include a specific development proposal at this time. However,during Site Development Review, any new development will be required to meet all of the current Tigard Development Code standards of the I-L zone. This standard is met. 18.380.030.B.3 Evidence of change in the neighborhood or community of 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. In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the City's first state acknowledged Comprehensive Plan assigned this area a designation of Light Industrial, which remains unchanged to this day. Concurrent with the new designation was replacement of the M-3 zone with the 1- P (Industrial Park) and 1-I, (light industrial) zones,with the subject property receiving a designation of I-L under City Ordinance No. 83-24. In 1993 this property and two others were voluntarily rezoned from I-L to I-P under Z0N93-0003. This • zone change was requested in order to facilitate development on the western side of 72nd Avenue. At that time the land use category of Construction Sales and Services was allowed in both the I-L and I-P zoning districts. This category allowed "establishments or places of business primarily engaged in construction activities and incidental storage on lots other than construction sites, as well as the retail or wholesale sale 1\'-ii12-tNNN12,t1fr\I.I•ft\\ \I I'1 Phut N t1•I\t. /e r\.I t 1I\•\l;I I'\'.4.1,111 K PI, 1\(;t.t 1NINIISSIt 1\ I I\\I,1 1141)I It\11 /4 1\12tNN111 from the premises of materials used in the construction of buildings or other structures." Given the development code language in place at that time, the 1993 zone change had a neutral affect upon the wholesale sales business then in operation on the subject property. In 1998 the City significantly reformatted and rewrote the development code under Ordinance No. 98-19. One significant change was replacement of the land use category Construction Saks and Services with three new land use categories of Wholesale Sales, Industrial Services, and Outdoor Sales. All three of these land use classifications were then assigned only to the Light Industrial zoning district, and either prohibited or significantly restricted in the Industrial Park District. Research of the 1998 amendment did not reveal any corresponding Zoning Map amendments to adjust for the change of allowed uses within the I-P zoning district. This lack of adjustment to the Zoning Map created a number of nonconforming properties and corresponding confusion by both tenants and landlords trying to establishing a contracting business or similar Industrial Services t pe use. 'Phis confusion has been evidenced in the experience of planning staff when fielding development applications, general inquiries, or taking part in enforcement actions. The City has also received a pending Development Code Amendment (DC.\2012-00103) to allow industrial services within the 1-P zoning district in order to correct this persistent issue. The effect of Ordinance No. 98-19 on the subject property was to render the existing use nonconforming (Wholesale Sales, Outdoor Sales), and prohibit establishment of the land use desired by the applicant (Industrial Services). The applicant has presented evidence that a zoning map designation of I-P is a mistake, and a designation of 1-L is more appropriate given the history and character of the property and neighborhood. I listorical aerial photographs taken between 1986 and 2012 show minor changes in development and land use patterns within the area. From 1986 onward all properties to the west and north of the subject property have maintained a similar level of building density, industrial building type, and utilization of exterior equipment storage to that of the subject property. Between 1986 and 1996 there was development to the east and south of the subject property. This development is characterized as big-box commercial or office park style development. Dense vegetation screens these uses from the subject property. Overall, little change has been obscr-cd in this arca since 1996 suggesting a very stable pattern of activity and development. The applicant states that a change in zoning designation from I-P to I-I, will make the Zoning Map consistent with current and historical land use patterns in a developmentally stable part of the City. This present lack of consistency results from the absence of changes to the zoning map in 1998,whereupon the effect of the development code overhaul was not corrected for individual properties. The change in zoning designation will correct the mistake, and make the zoning map more consistent with present market demand for industrial service type land uses,something the present zoning of I-P prevents. FINDING: Staff reviewed the history of the subject property and land use regulations, and found evidence of a mistake in the zoning map as it relates to this property. This mistake is due to a change to the development code in 1998, and how the map is implemented. The application will remove the inconsistency. This standard is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Public Works Department reviewed the proposal and had no concerns. In a memo dated November 1, 2012 they stated the project was not expected to result in an increased demand on utilities or the transportation network. Consequently a demand for increased street or utility capacity was not expected. ZON?f113-O(Nt12/pit 1!Nt I:t\C'.VI'FItd'It(1t 11•IN(;J,(1\I ( I I I'7111'R PLANNING FIN 11.1 112I)I;R tit J.( (\12-i))o2 3 Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. SECTION VI. CONCLUSION The City of Tigard Planning Commission has APPROVED, Zonc Change ZON2012-00002 requested by Pioneer Waterproofing. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 17TH DAY OF DECEMBER, 2012 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Acting Planning Commission President Dated this / day of December,2012. Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials ?ON2012-00002/PIONEER WAT ERPR(XWiNG ZONE CHANGE PAGE a OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 VICINITY MAP ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE ZONING DESIGNATIONS WITHIN PROJECT VICINITY Subicci Silt �`r•` Ivan. ra ` E � r J. .fr'sa Intar matron on ihr.leap r.ter yer rat bcauon only and should L.vces D well,the n Dabrrr p .rt]orviceWnwn. Approx.Scale 14,1100.1 w a 3J7 My ptrt6e4 al WE 40 Al.on 034Mc-12 .a'0141'.11rMYMw.F.WOKE&14 Ut.n MA.': Mewwuaurt+=',1t.1 WcWau II.s rc.+. n1I.tt..f.[.t..nwlMalorE a o,•:, waew•w,....mi.rt�n,uenrssa rw..-way .swtoy of Ilona ^TT + 1yi2roOR97y 1 500 l r.0ard-O, qov VICINITY MAP IH.. ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE COMPREHENSIVE PLAN ''. 11 DESIGNATIONS WITHIN PROJECT VICINITY . 1 BONITA i1U Subject Site _. , ......... . A4;,.. : , _ , .,., .f vs OS Ma. `;i4v' IL trim tom■ X ' Y Y.brmainn an an map la to.generai be atwr. oNy a.rd.ho.b!e'''.137r: erifietl, tithe ebpment Yry<..c e.o� App.o.Jab 1 a 000-1 m-i r. Yap pool.et 0040 AM on 0J-D.c•tt merle auto.,roe.*anon nnf n• . n. .rsvw'a.r404 w....we.....nr n..:.w...a.an.. f c„atlq.re t 3125 SW KW SW ee */S Ty.eop;rJ 50J6J -c' wvrn trgareW 07 0 • PIONEER WATERPROOFING ZONE CHANGE:TRIP GENERATION COMPARISON LAND USES AFFECTED BY ZONE CHANGE WEEKDAY PM PEAK HOUR TRIPS)per POTENTIAL TRIP GENERATION USING ITE CODE NOTES 1,000 cif.ft.) EXISTING SO.FT. NO LONGER ALLOWED IN PROPOSED ZONE Commercial Lodging 0.57 per room 312-Business Hotel limited to 20%of gross Eating and Drinking Estabk9sments 25.81 109 936-Coffee/Donut Shop square footage per code Outdoor Entertainment 0.89 per acre 1 3.67 per court 490-Tennis Courts Indoor Entertainment 5.84 123 493-Athletic Club limited to 20%of gross 1 Sales-Oriented 53.42 225 851-Convenience Market square footage per code Limited to 20%of gross Personal Services 26.69 113 912-Drive in Bank square footage per code Repair-Oriented 8.1 170 920-Copy,Print and Express Ship Store Bulk Sales 0.53 12 890-Furniture Sales Office 1.49 92 710-General Office Building Detention Facilities 11 se 740 571-Prison ALLOWED IN PROPOSED ZONE Outdoor Sales 5.56 117 812-Materials and Lumber Store Motor Vehicle Sales/Rental 2.72 58 841-New Car Sales Motor Vehicle Servicing/Repair 3.26 99 848-Tire Store Industrial services 0,51 11 110-General Light Industrial General Industrial 0.75 16 140-Manufacturing Wholesale Sales 052 11 860-Wholesale market Cemeteries 1.64 per acre 4 566-Cemetery 'Trip generation rotes determined using fit Trip Generation.An Informoponol Report,8th Edition. • TO: City of Tigard Planning Commission Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72", Ave. Tigard Or., to change the current zone designation of I-P (Industrial Park District) to I-L (Light Industrial District). I Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type Building Contractor. classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave. Tigard Or. This property is currently zoned I-P. Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C — Existing Site Plan) The subject property at 14830 SW 72"d Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72"d Ave. There are two access points on 72"d Ave. The back (East)side of the proposed Pioneer Waterproof ng property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72n° Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A— City of Tigard Zone Map and Exhibit B— Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities. manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and 1-1zoned properties to the west across 72"d Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72"d), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D—Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest(which is currently zoned I-P). The site does not fall within the defined Tigard design districts(Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian I bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use / Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810— Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts)over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705—Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations. there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F -Arial Photograph, 1986. Exhibit G - Anal Photograph, 1996, Exhibit H -Arial Photograph. 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services.' was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of 'construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011. are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998. there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park. a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72' Avenue (rather than Sequoia Parkway) for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72' Ave is a reasonable inclusion to the I-L zone. We request that Pioneer Waterproofing be allowed to relocate their business to Tigard, Oregon on this site. CI 4•0C•Y/M SL- rr.C`l O. /11 1 n 1 1 i:! `I ,111 `-! .. Y _ I 1711. 84:S; , i .i "a..." i ai�T'44 JJ :.':b. P9% NIP i _. L HMI 11.Jf • a"7 L u a I •IJ POI 1745POI ■1• 4 - 14 '.w'' ■J 417 "" 1YL1 a> 1.41 I1 4u �+ .4f • 11.)•4$ L./ •0 x` 4U III3 LJ & ■It L, .1-_,..-.4 O a,7f L7 rot K, p•) at v - 1 4 Ju,na O..y.11>.tlb _ ,,,:4' 4A •7 a 4 Ta.la Cr.....I,•444•407•0C.s •ylp _M Kl •�. ..rr.....c.,..,.....d.., .4 Int ■•$ Int N PW a, -� w�not IBS POI • __ S. .1l J •11 J�1 4M a • l 141 0 7 0.70.01 St .l. _ 46MA ,i 1 K5 �A 14 2 Pel •U MS ••f I11 I7 MIL 1743IPOI lai • KI BOUNDF OF—.not # •,1 .a1 `-"•'.1, ENLARGED-.. ��. KI , .tl 4J ZONE M,QP a'••• € SU 41 r1:4111 u . , 1717 0I. 4U II. 1 • II IP 4+P•1 aN 1•1.1aal IN U MN 4 • > 7 .,, MI SITED 4ii t "jam .>7 •I .. Op• POI •.t I4. _/ IPI . ro) ..�. MAPS d q;' a.Ilnt "" ..t .1. a,fa, bo ,� _.. Kf 141 POI K1 al 0111 Ia01 •4$ IIP) L IOt PC) Y Q "�. LII i PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT A CITY OF TIGARD ZONING MAP —4-° `. f' .. Sm.. I-P 1 I C-P R-3.5 r I .,..\ i-N., —_Il 4 !7 R-2 5 Tigar .-ruolotkl P L-----` .� �� '` _ SO 231 _ ,---, �'>-, Tronsito `R air ov k` ;4'` • ry * 1* Tutorial Program - r - '' A_ f t -L Q I/ 5 R-12 I-L I-H I ' _ C� R-12 ' I z R-7 (PD) II t m _,_ BONITA ROAD ll ' Ii ji R-7 R-12 I __ ! } 1I /I_ aQ I R-7 (PD) R-7 w t / j_. V) a z TAX LOT 700-M1 I I o 14830 SW 72ND AVEw U l I I I Q I j 1 f `` ct jIC,,17 R-7 (PD) a ' � r R-7 (PD) G R4.5 R-7 C-G I - R-12 I ----' i' 1 f' PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP ir".) C , . , (.1 ,1 , .., !1 –_—__ _-_ PERVIOUS SURFACING FACG - , I , _ rxr. 1. ..__. — 3.800 Sr) r a1 -- — -- Ise PERVIOUS SURFACING "T t� I' �T,`+, mew sr) I, I •• •i;`_' — __ EXISTING NON• te e r' • WAREHOUSE I PERVIOUS• 7�►F!f ILDING— tSURFACING k * ►„'l.'4`,_ (17,000 SF) IN.700 SF 4� I E!-sTINc lip I i BUILDING t. I q►N --- ( , ' 14 000 SF! e.4),i TOTAL LANDSCAPING • – ---- !. •u____7. /////// 1fr rS 12.9M SF " • N' �ea� F Iy44 Iii .1 p= IQ., 1 I EXISTING SITE SUMMARY SITE AREA 194 ACRES(84,506 SF) BUILDING AREA 21.000 SF LANDSCAPE AREA 12.960 SF %LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44.800 SF %NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING-ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN g leLr t �r z rte f� 1 P t 41.' - . f. �^ -- e.�' r I 1' !OA Maur ^�IKP b a t' - L i ... - :te e:: ( r-- , . • _ ! �r icy. " �. ~ice--- t ' - " r c mob:. r ,4r � tri.. f+ ...�+ - �• • ' 't'` fit+ — a .-^+ 1. -- I. .,__,.. • • ,f,„t . ._ .r'T , . .. „ f t,.17-77:71,.,:..,70.41...%-:.$47::', - `_;"ce" i ' t r ,: c, .,.", :.i.:.,..:-,-. ..,... 3 - 3 _ _ 1 i .., Lam. : 4..- {,6 y..,.._,..'..77.;:..'1:::::14.1.1- r•-t 5- .,; ...., 7 7 _ ,,,rt, ,..iiii.4,-•.1 , ,...; ,_. f, _:. ...:,-All:'::-; ._.:1N ::.::)._v . , . ,. r:-.„. ;:_4_ ,,ii ._...- 1.1.4. _ _-. „ ....., . 0 , .. - .;.... . - v , ., ......., . _ ,‘ ;j411421._ _ _ . .,-,,, : , Not. ..., . f._ :. 7 --. .":..,4 A)'-..: !• �_1 •.p. . 2 .x•w fw . Go.. gle earth feet 600 A meters 104 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE Mapping Information Platform This Map Is For Advisory Purposes Only f.ta..°eu•a SI " 'Q ` , T % } w iKS C - - S.c' u _e Fano°Crenw CRY OF LAKE OS WEG 0_.__ *.yAI s`'i 40 e% ot C t r.""r .+....r i o 76", f . 1005C0011 D L..ob.a L..i�. 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"O--.., R L Nso•....le. 04/ •, . Slate• 00 '^^' Malo.Risers J w-.,we."I� Land At... Base Flood Elev4Dor. us Korn (t1 ttAAryrf V��Ir s FEMA ,No Oe' Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT E FLOOD PLAN AND WATERWAY MAP I f I 3611S4i /it 'A : .., .• fir; yrs . s 44 ) : 1390 4 ... / e `? 11461 f a �,. , ',,...- ., 0 . . . J. TR-' b: 4 r z,,,, ,. . ".. ' '\„,..77'' , ,:;., 14,.., . v., ,....., , 4 -,,NiN., ' i 65 ..,7 IP t,` * 1 ' � t 1u. fig .1KdiP.'..' �, ; _ *' i ilio , r rI 4.31 'LP:bi ;4 i ii5 1 e '. w u CARDINAL. ilit I II 4 dr!Si ` V7.63 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH 736/1 ---wq1 l ! a t , 7€37 ' � r 68 jl • 1165011.- .,>... .ir 145' .:., � 11 \ ` J= y as ill 1 4 lia MON s,, ' +±.. 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LAND CONSERVATION AND DEVRt_oPmENT ATTN PLAN AMENDMENT SPECIALIST DEPT OF LAND USE & CONSERVATION 635 CAPITOL STREET NE SUITE 150 SALEM OR 97301-2540 a A AFFIDAVIT OF MAILING TIGARD I, Christine L. Wiley, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County, Oregon and that I served the following: ..n.+..\ppropnare aox(s)BeJow ❑D NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION FOR: ZON2012-00002,PIONEER WATERPROOFING El AMENDED NOTICE PLANNING COMMISSION A copy of the said notice being hereto attached, marked Exhibit "A" and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on December 20.2012,and deposited in the United States Mail on December 20,2012 postage prepaid. 41\ (Person that P ared Notice) STATE OF OREGON County of Washington ss. City of Tigard �,-,� Subscribed and sworn/affirmed before me on the day of �EP ,2012. OFFICIAL SEAL . SHIRLEY L TREAT ( NOTARY ISSIOPUBLINCN .4•°435E" t) COMMO ,/ t) MY COMMISSION EXPIRES JL LY 06,2015 i; Q� tki NOTARY P LIC OF OREGON My Commission Expires: 7(lc 115/ ATTN PLAN AMENDMENT SPECIALIST MIKE CRAWFORD DEPT OF LAND USE & CONSERVATION PIONEER WATERPROOFING 635 CAPITOL STREET NE SUITE 150 1800 SE WATER AVE SALEM OR 97301-2540 PORTLAND OR 97214 ATTN PLANAR DMENT IALIST UNITED PIPE & SUPPLY CO. - ACTING DEPT OF LAND US :, •NSERVATION THROUGH MYERS & CO. CONSULTANTS LLC 635 CAPITOL STREET SUITE 150 17523 SPYGLASS CIRCLE SALEM OR 97301-2540 DALLAS TX 75287 ATTN PLAN AM 'NDMENT .,ECIALIST DEPT OF LAND USE'& NSERVATION 635 CAPITOL STR N SUITE 150 SALEM OR 97 -2540 Associate Plan r John Floyd N2012-00002-Pioneer Waterproofing) City of Tigard�.CD P ning 13125 SW Hall Tigard OR 23 1 NOTICE OF FINAL ORDER NO. ZON2012-00002 19 BY PLANNING COMMISSION TIGARD FOR THE CITY OF TIGARD, OREGON A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PIONEER WATERPROOFING AT 14830 SW 72ND AVENUE. THE COMMISSION APPROVED THE ZONE CHANGE FROM INDUSTRIAL PARK TO LIGHT INDUSTRIAL ON DECEMBER 17, 2012. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN THE APPLICANT'S NARRATIVE, LAND USE PERMIT APPLICATION FOR ZONE CHANGE, THE STAFF REPORT, STAFF TESTIMONY TO THE PLANNING COMMISSION, AND THE APPLICANT'S TESTIMONY SUBMITTED AT THE DECEMBER 17, 2012 HEARING, AND THIS FINAL ORDER. 120 DAYS = 3/3/2012 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00002 FILE NAME: PIONEER WATERPROOFING ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I- P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing),which is not permitted in the Industrial Park zone. APPLICANT: Mike Crawford OWNERS: United Pipe& Supply Co. Pioneer Waterproofing Acting through Myers &Co. 1800 SE Water Ave. Consultants LLC Portland,OR 97214 17523 Spyglass Circle Dallas,TX 75287 LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2S112AD,Tax Lot 700 COMP. PLAN DESIGNATION: Light Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT 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. Among other uses,indoor entertainment is allowed. /()\-2()1 2-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 1 OF 8 1'1..\\\l N G COMMISSION FINAL ORDER NO.ZONI2-00002 PROPOSED ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.030.B, 18.530.020— 18.530.050; Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.1.3,& 12.1.10. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed zone change meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the city. The Planning Commission, therefore,APPROVES the proposed zone change subject to the following conditions of approval. SECTION III. BACKGROUND INFORMATION Site Description The subject property is located at 14830 SW 72nd Avenue and measures approximately 1.94 acres in size. The property fronts 72nd Avenue along the western property boundary through an existing circular driveway with two driveway entrance/exits. While proximate to Sequoia Parkway to the east, access to Sequoia Parkway is prohibited by a 7.5 foot wide strip of landscaping controlled by PacTrust. Standing on the subject property is a 21,000 square foot structure,located in the approximate center of the property. The structure functions as two separate but attached spaces, consisting of a 4,000 square foot office building and a 17,000 square foot warehouse. The remainder of the property is predominantly asphalt or pervious surfacing, with a landscaped area abutting 72nd Avenue. Substantial landscaping screens views of this property from the east and south. The nearest inventoried natural resources are approximately 400 feet to the northwest,in and around Ball Creek. The subject property is now vacant due to closure of its previous occupant,United Pipe and Supply. Prior to its closure, United Pipe and Supply operated a Wholesale Sales type land use at this location at least as far back as 1993, with land use records suggesting an earlier establishment date for the business. Aerial photographs and land use records suggest this property contained a single-family home and agricultural land uses prior to development of the current structure in 1976 for a sheet metal business (see Conditional Use Permit CU24-75). Land use records are unclear as to when the building was converted to a wholesale sales business under United Pipe&Supply. Zoning History In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the M-3 zone was replaced by the I-P (Industrial Park) and I-L (Light Industrial) zones, with the subject property being designated I-L. In 1993 this property and two others were rezoned from I-L (Light Industrial to I-P (Industrial Park) under ZON93-0003. The Comprehensive Plan Map designation of Light Industrial has remained unchanged since 1983. See Attachments 1 and 2 for existing Comprehensive Plan and Zoning Designations within the vicinity of the subject property. Vicinity Information The site is located within a large industrial/commercial area bounded by 1-5 to the east,Bridgeport Village to the South, railroad tracks to the West, and the Tigard Triangle north. Properties to the north, east and south are zoned Industrial Park. Properties to the west and southwest are zoned light industrial. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 2 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 Adjoining businesses to the north and south include Penske Truck Rental and an office building. To the east across Sequoia Parkway is Home Depot. To the west across 72nd is a mixture of industrial and office type land uses. Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing), which is not permitted in the Industrial Park zone. Should the Planning Commission approve the zone change, the applicant anticipates development of the property in two phases. The first would consist of a tenant improvement to the existing office space with accompanying upgrades of exterior windows and doors. This would be processed as a Minor Modification to Existing Development and would allow quick occupancy by the applicant. The second phase would consist of substantial changes to the driveway entrances, exterior parking, and other exterior improvements. These would be processed as a Major Modification to Existing Development,processed in a manner identical to Site Development Review. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Tigard Development Code Chapter 18.380.020 Section 18.380.030.A.1 states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The Tigard Comprehensive Plan Map assigns the subject property a designation of Light Industrial. As defined in the Comprehensive Plan Map Legend contained in the Comprehensive Plan Glossary, the Light Industrial designation is implemented through both the I-L and I-P zoning districts. As a result, a comprehensive plan map amendment is not required. Finding: Based on the analysis above, staff finds the Tigard Planning Commission as the decision making authority for this application. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan treats the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation, interchangeably. The applicable Comprehensive Plan Polices are as follows: Policy 1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are set forth in application form requirements set forth by the Director, and section 18.390.050.0 the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on October 4, 2012 at the subject property site. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 3 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 C) on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from 72nd Avenue, and the publishing of a notice in the Tigard Times. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from Industrial Park to Light Industrial is consistent with the assigned Comprehensive Plan Map designation of Light Industrial. The effects of this change will not negatively impact the city's transportation system or other public facilities, economic development goals, or other goals of the comprehensive plan. This policy is satisfied. Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code,and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property has vehicular access onto 72nd Avenue, designated as an Arterial on the City's Transportation System Plan and presently configured with two travel lanes, a turn lane, and sidewalks. The property is also connected to sewer, potable water, electricity and telecommunications infrastructure. As discussed in Section V below, City of Tigard Public Works staff reviewed the proposal and do not expect an increased demand for street or utility infrastructure to result from a zone change. If a specific development proposal under the proposed zoning were found to impact public facilities, they would be required to be installed prior to or concurrent with development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; ZON2012-00002/PIONEER WATERPROOFING ZONE CI I;\NGE PAGE 4 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 (11 The property has existing access onto a designated arterial within the City. Under Section 9 of OAR 660- 012-0060, a local government may find an amendment to a zoning map does not significantly affect an existing transportation facility if all of the following requirements are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. As the proposed zone change is consistent with the existing comprehensive plan designation, the proposed zone change is consistent with the TSP, and the area was not exempted from this rule, no further analysis of transportation impacts is required to satisfy the transportation planning rule. Notwithstanding this determination, both planning staff and public works staff have reviewed the application for impacts to transportation facilities and other public services. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response,garbage, and transportation. In a memo dated November 1, 2012 Public Works staff stated the project was not expected to result in an increased demand on utilities or the transportation network. Planning staff also reviewed the project's potential traffic impacts, and found the range of uses allowed under the new zoning would likely generate fewer trips during the PM Peak Hour of traffic (see Attachment 3). Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated,land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The proposed project does not affect the proposed Comprehensive Plan land use designation of Light Industrial, as such the existing community need for land areas deemed appropriate for industrial activities shall remain unchanged. As the affected property is entirely surrounded by lands zoned for industrial activities, any future development on the property will be compatible or can be made compatible with surrounding land uses. Only the mixture of specific land uses is being affected. This change is requested in order to respond to market forces. More specifically, planning staff has observed an increase in the number of businesses looking to open contracting businesses and similar uses that require extensive, non-office space to stage materials and perform repair or manufacturing services for off-site customers. As these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code, contractors and other industrial service providers are having difficulty finding appropriately zoned properties to conduct their businesses. This need is reflected in Pioneer Waterproofing's application to rezone the subject property, and a forthcoming development code amendment that will be presented to the Planning Commission and Council in early 2013 (see DCA2012-00003 -MASCO Development Code Amendment). This pending development code amendment will propose the allowance of industrial services within the Industrial Park zoning district in order to provide more land for this type of use. Sections C through E of ZON2012-00002/PIONEER WATERPROOFING ZONE CI IANGIi PAGE 5 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 this policy are satisfied. F. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located approximately 400 feet northwest of the subject property. Future development will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future development. Section F of this policy is satisfied. Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts,in order to provide on-the-ground flexibility for implementation. This application is proposing to use this flexibility in implementation to allow the reuse of an existing,vacant building for a new business. This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan policies outlined above have been adequately addressed. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. FINDING: The proposed zone change does not include a specific development proposal at this time. However, during Site Development Review, any new development will be required to meet all of the current Tigard Development Code standards of the I-L zone. This standard is met. 18.380.030.B.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. In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the City's first state acknowledged Comprehensive Plan assigned this area a designation of Light Industrial, which remains unchanged to this day. Concurrent with the new designation was replacement of the M-3 zone with the I- P (Industrial Park) and I-L (Light industrial) zones,with the subject property receiving a designation of I-L under City Ordinance No. 83-24. In 1993 this property and two others were voluntarily rezoned from I-L to I-P under ZON93-0003. This zone change was requested in order to facilitate development on the western side of 72nd Avenue. At that time the land use category of Construction Sales and Services was allowed in both the I-L and I-P zoning districts. This category allowed "establishments or places of business primarily engaged in construction activities and incidental storage on lots other than construction sites, as well as the retail or wholesale sale ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 6 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 from the premises of materials used in the construction of buildings or other structures." Given the development code language in place at that time, the 1993 zone change had a neutral affect upon the wholesale sales business then in operation on the subject property. In 1998 the City significantly reformatted and rewrote the development code under Ordinance No. 98-19. One significant change was replacement of the land use category Construction Sales and Services with three new land use categories of Wholesale Sales, Industrial Services, and Outdoor Sales. All three of these land use classifications were then assigned only to the Light Industrial zoning district, and either prohibited or significantly restricted in the Industrial Park District. Research of the 1998 amendment did not reveal any corresponding Zoning Map amendments to adjust for the change of allowed uses within the I-P zoning district. This lack of adjustment to the Zoning Map created a number of nonconforming properties and corresponding confusion by both tenants and landlords trying to establishing a contracting business or similar Industrial Services type use. This confusion has been evidenced in the experience of planning staff when fielding development applications, general inquiries, or taking part in enforcement actions. The City has also received a pending Development Code Amendment (DCA2012-00004) to allow industrial services within the I-P zoning district in order to correct this persistent issue. The effect of Ordinance No. 98-19 on the subject property was to render the existing use nonconforming (Wholesale Sales, Outdoor Sales), and prohibit establishment of the land use desired by the applicant (Industrial Services). The applicant has presented evidence that a zoning map designation of I-P is a mistake, and a designation of I-L is more appropriate given the history and character of the property and neighborhood. Historical aerial photographs taken between 1986 and 2012 show minor changes in development and land use patterns within the area. From 1986 onward all properties to the west and north of the subject property have maintained a similar level of building density, industrial building type, and utilization of exterior equipment storage to that of the subject property. Between 1986 and 1996 there was development to the east and south of the subject property. This development is characterized as big-box commercial or office park style development. Dense vegetation screens these uses from the subject property. Overall, little change has been observed in this area since 1996 suggesting a very stable pattern of activity and development. The applicant states that a change in zoning designation from I-P to I-L will make the Zoning Map consistent with current and historical land use patterns in a developmentally stable part of the City. This present lack of consistency results from the absence of changes to the zoning map in 1998,whereupon the effect of the development code overhaul was not corrected for individual properties. The change in zoning designation will correct the mistake, and make the zoning map more consistent with present market demand for industrial service type land uses, something the present zoning of I-P prevents. FINDING: Staff reviewed the history of the subject property and land use regulations, and found evidence of a mistake in the zoning map as it relates to this property. This mistake is due to a change to the development code in 1998, and how the map is implemented. The application will remove the inconsistency. This standard is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS II City of Tigard Public Works Department reviewed the proposal and had no concerns. In a memo dated November 1, 2012 they stated the project was not expected to result in an increased demand on utilities or the transportation network. Consequently a demand for increased street or utility capacity was not expected. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 7 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. SECTION VI. CONCLUSION The City of Tigard Planning Commission has APPROVED, Zone Change ZON2012-00002 requested by Pioneer Waterproofing. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 17TH DAY OF DECEMBER, 2012 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Acting Planning Commission President Dated this r day of December,2012. Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 8 OF 8 PI.ANNING COMMISSION FINAL ORDER NO.ZON12-00002 1 I I VICINITY MAP ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE ZONING DESIGNATIONS WITHIN PROJECT VICINITY - -'i BON/TA R n Subject Site N5555! "H. . .• 11111110 — . 111 .c., 000111164: W.k. ' L . 1i— . -1Pgirifrati, , IP' 99w _ Ili i‘64641111140164111k. ,..4 .1' . , I41-- ,--K-,•',,'s , 1 I am A I.- •"t• 1101 Intormation on this map is for general location only and should be verified with the Development Services Division. .4 1 Approx.Scale 1.4.000-1 in=333 ft si..... , _ Map pnnted at 09:48 AM on 03-Dec-12 DATA IS MIRIAM FROM MULTPLE SOURCES THE CITY CIF TIGARD IAAKEJ NO WARigr,REPRESZTAIr OR GUAFUNTErS TO2XE THE WA PROVIDEO HEREIN THE CITY OF TURD SHALL ASSUME HO , "IVOR=TIMM 0"VlitraTE ST grZW CU.",CY''''T'' ---- ., .'.. - ' C rty of Tigard ,--E-et aRD , 13125 SW Hall Blvd - TIG,..me, Tigard,OR 97223 111111 CCC I 503 639-9171 www.figard-or.gov 1.111111111 I 0 M �� N: VICINITY MAP ZON2012-00002 44:'t.',40', PIONEER WATERPROOFING r� ' � ` ZONE CHANGE k COMPREHENSIVE PLAN DESIGNATIONS WITHIN PROJECT VICINITY ;, Subject Site ,i: ,„,,,,,,„. filri.. iiir.,411.2%—wr. ip,,, qp- Iliay 4 ^ air ��1�•rt- 1 0O . oasas�• �•� - .,,.:1,--::',. ,.< .� �'a.�"� -1 ' -r-,'''':','', � - , information on this map is for general location w ` ;4` t a, ? Allirkonly and should M verified with the 4�= r.':.-----;t:.-..!-',,,�. y 41 - • Development Services Division. r .g 'e of i ✓r �- _ j Approx.Scale 1:400010=3336 f 14'7k 1 - Map printed at 09.46 AM AM on 03-Dec-12 h L`� ' CARDINAL LN0A7 A IS DERIVED FROM MULTIPLE SOURCES,ME CITY JF T_IGAAR_D_MAKES NO WARRANTY REPRESENTATION OR GUARANTEVUOZIE. - mroaM.non o:oaorF wwvsEo. �o$"iosm °cc .. �:. [ ; ',1.-.f:::...,.*:: ::- �j t _.. City o/ngara FEEL 7' A9C - 13125 SW Hall Blvd F 3y . T 503 OR 97223 �0 ��� �.} +'4 � TIG 503639-4171 � . • .z_ `7 t�:, www.tigard-or.gov r 00an PIONEER WATERPROOFING ZONE CHANGE:TRIP GENERATION COMPARISON LAND USES AFFECTED BY ZONE CHANGE WEEKDAY PM PEAK HOUR TRIPS(per POTENTIAL TRIP GENERATION USING ITE CODE NOTES 1,000 sq.ft.( EXISTING 5Q.FT. NO LONGER ALLOWED IN PROPOSED ZONE Commercial Lodging 0.57 per room 312-Business Hotel Limited to 20%of gross Eating and Drinking Establishments 25.81 109 936-Coffee/Donut Shop square footage per code Outdoor Entertainment 0.89 per acre/3.67 per court 490-Tennis Courts Indoor Entertainment 5.84 123 493-Athletic Club Limited to 20%of gross Sales-Oriented 53.42 225 851-Convenience Market square footage per code Limited to 20%of gross Personal Services 26.69 113 912-Drive in Bank square footage per code Repair-Oriented 8.1 170 920-Copy,Print and Express Ship Store Bulk Sales 0.53 12 890-Furniture Sales Office 1.49 32 710-General Office Building Detention Facilities 11.39 240 571-Prison ALLOWED IN PROPOSED ZONE Outdoor Sales 5.56 117 812-Materials and Lumber Store Motor Vehicle Sales/Rental 2.72 58 841-New Car Sales Motor Vehicle Servicing/Repair 3.26 69 848-Tire Store Industrial services 0.51 11 110-General Light Industrial General Industrial 0.75 16 140-Manufacturing Wholesale Sales 0.52 11 860-Wholesale market Cemetaries 1.64 per acre 4 566-Cemetary 'Trip generation rates determined using ITE Trip Generation:An Informational Report,8th Edition. 4 TO: City of Tigard Planning Commission Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District)to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C— Existing Site Plan) The subject property at 14830 SW 72nd Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back (East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72nd Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A— City of Tigard Zone Map and Exhibit B— Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West(14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72nd), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D— Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest (which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use / Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810— Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705—Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F —Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway)for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. We request that Pioneer Waterproofing be allowed to relocate their business to Tigard, Oregon on this site. I s � op ! ,4-OROCNMAN=ST - "�'•^' OM`R Zoning Map ® . - - , ,4r.,.....,_/----- I 1 ., 1 Cin of T'ii;arJ,(kcgon ) � a .�.. I Res I i torn zw slf..0..t I. C.R.y..•..mcw.s> .--r---- -/.-/ 1,...1-� n _ 1-11: 1 _) Iv01 � MI.s..ea am*cn-v...e. . 15 ri `' ('- _ aQ.Y'a• �QC' 4T�7.�f 1 1 (7D) ) L_us r --.- y_�'a\\ •T. el C11021.S f R-17 i7 Wntl I I i.-e-1 - 1 I PS t.X Ult..`n aur urr . 2 C 11.0.3 Mux? R 3)[v 1117 11.7 Oen 5555.u. . 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R„ No- ____.. • ---- I .-, r --; 11,3 .. ,<..MI:, " • ���_, P3.3 ENLARGED , I %, 1,j 111 L. -1 J P4 :: , ;. INDI _. MCrONA DS 9 R)R17LO P _ 1 0} (MIU 1117 07 R'7R�roI 11 Ai) ES '55...'3 �l 07 �'1'Ct.Y 11'13 11.17 13.45-.....! 11-2/ 23 R.7 Re/ ... R RJ 41] it 1 I I I 0J.5 R is R.31 0"ls 471ro� V h 40.3 T rc T I) � e-I I--- R 40�� -._ Irol R-3.3 111.3 (ro) 7 SIfTE^ _ / 7 Ris MDI Iro} 4 I I 11.13 N 7 H Op I I f (POI Iro) ! P` I I J / 11-25 R (POI 47 a o i / /C GIPOI RTS R-7 4I}11.7 �.]11.011 c �.�'. 1311107 RJ.3 11'7 11.17 It•SRI 7 �.'..«t 0 ` -_ 124.3 C.N - ' ... / �- 11-]3 M0) 1} 1 A7 RI] .115 (IMO) IP ^/'i ) J . .-.-;RJ.3 Ras(70) u.S 44 lrol / IVO ..., 1,01 ``./i. Erol 1.01 - ........ i C v uI^ 0.12 i) / PIONEER WATERPROOFING - ZONE CHANGE REQUEST , - t EXHIBIT A CITY OF TIGARD ZONING MAP `,` ,---...N r-- 1 111 I—P C_p R-3.5 t.�, �,, ;, )1 , 1: _ R-25 , :. Tigard-Tualat,l I—p ' SD 231 . Transitcn R air of J I 1� Tutorial Pr-agram .11 t+r' i/ I—L 11 it 'II li?' %` ' R-12 ' I—I I—HI �'_ R-12 I it R-7 (PD) II i - 03 _ BONITA ROAD II ii a R-7 R-12 a a 1T - R-7 (PD) -cia g 11 R-7t:°' T I. Luc( a z i TAX,LOT 70.0-M1 — v 14830 SW 72ND AVE I—P I 'iiia II Q ' (PD) R-7 1'R-7 (PD) R-7 (PD) d ` R-12 R-4.5 R-7 - GG . PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP i 1 I I E-II I d85 6' I I PERVIOUS SURFACING Gro 1 I (3,860 SF) 1 { -D' t I `i .711, 1 .'' L'- � 1 1 ; ! � PERVIOUS SURFACING , (1,800 SF) r. i "_' I ar ,_ tj;�: • 55'-O 12' ;. 1 /►�� ' • I •' r I�� �-4 EXISTING NON- \P%► I L 6' = WAREHOUSE PERVIOUS `�� . ��otti�`- -BUILDING SURFACING �� I ► I►, (17000 SF) (44,790 SF) I I ��� 1! EXISTING /i pp.= OFFICE ' 1► �'- BUILDING ��,10 �` (4,000 SF) �14 TOTAL LANDSCAPING --(----j-- 2 /J ���,� (12,960 SF) I �� ► ► -� ����/ �� ►��►'� LA'L@>'� ��►� I I — — — — - ?; e .it.; Ib -- a - Io •�1► - Q.�: I I - jar . I� . I I II EXISTING SITE SUMMARY SITE AREA 1.94 ACRES(84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF %NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING-ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN 0 _ _ _ , - I-L• --- 5 , .a • , l� � 9i ., �4�� .. r.. _. ems , �C I .t • '-it-t ir... ..„ _..._ — - . . 1....•, :.. 7rlq •J.;,`Oa "yO•,Y .. 7 , c 414" _ _ 1' 1 ami _- — 1 ra.�� a P , - I-L .. _ ... -- :- . S. A n r i fi - ..t- '' 1cbosle f-tn �,. �. , GoogLe. earth meters' 600 100A et PIONEER WATERPROOFING - ZONE CHANGE REQUEST 4 EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE N Mapping Information Platform This Map Is For Advisory Purposes Only - Sw s.ridaYrO a r fai Sw Tech Cents.or,._ *; 'Qi + "S;ChCI Creek— CITY OF LAKE OSWEGO, 1..s * illibi Co', ' e� _terse..Rd,, �., Sw Frohncr —.5. ..* ' dr ".a,..._......°--- wor f_ •••'-\ \\ .'.� ..,., +��__.... 1n r-- v. . _ .Sw Senile Rd�,., ) ..wo...-. tion i Rd.""o7_ TSw Mara Ct _ ' 41005C0011 D L angle Ln H 4102760517C , �°r'-1GO! R f 4102380625B• @ Udre Cr K—,,...Ct ` N YYl• p 4102380517C4 4102760625C�/; 2 •1 £ 1� _ — 41051 C0365N "" Rd W E •w""`s' 4101830175E14 ,7}'1 4. - C R t4102400625D _a CITY OF,TIGARD ^"""'"�r t�TM� 4101830200E S lrrRerlt f I_ `�`� ' H E=1-16-----L- 1 1 5 F � �\� T CLACKAMAS COUNTY UNINCORPORATED AREA Str.Kent**Or - \\ ' -toJ02A '\ ley As• hford St St a \ S.Kabla L� < <.;„ rim 7 co".''''a, stariammoont. ) ......, s Sande aro , % WASHINGTON COUNTY �" . sw Bene st '�71 ' i lr41005C0013D 4102380519C; . '131 ) 4102380613C sw Durham Rd .rwa°nlnat°n ct 1 �"'� 41026305196 � � � k`�� � X41026306136 lti 4102760519C 'a; li ( •Or • - ' ' t I 4 * 4 Air .011 ' Itt .1 i-'0 it ,_ ,.. ,-. . , , 37 /, lasso (�- i`T iii 4 r t el - - Ar ',4,,, ), .r. .,,- } is :;.ate .-+ s aIT7 `t _--- a \, , i V ' F 4.11111 14865 I r• t 1113 7477 1X3 4945 *. ,k•..4. dirt i; i JL 1.17 1 P.P 'r At 1L P I 7777 2121.PI 31) � 14965 - --' CARDINAL a Feet .t '. 1 0 X155. PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH I 1 �4, . it/ . .,...: - ► liPr likt r ' ♦ 14650 �. I ` — 1455' I II 1 urs '✓ 1`1}� + , • I .1111111111r. , • �, - 4. 1465:ii �'7' l t 147.5'0 1 .rl, 1 I +' ' ' i I —14800 • • 'fr ` M i 1 • R 1 1 14830 --"""'r, fir 8 ti _ _:::1,. • .I./ - 441 rr Ij "1"64 \ ' ' t • .. 1 8 7007oi... 14945 , - • •s. r ii : . 7007 14945i ....• !:-. /1-5 L4 .700714945• • i I Y .i 'r ..... E. • 14965 e' i� — I 1 • 1411 �I3 ••••• M1 CAR. L 12Nr Issieli1505` 15055 ; '4'~ PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT G 1996 AERIAL PHOTOGRAPH ,n' il'iA , `� " �; ' � �`�` 141— 68 jo 6756 �i• 14650 -.) ,r,,, . f •;-41;" ` li M 670 ' '0. t. ..._........s...._. t.A6- y "41- . - N.f .iri. i,>r,1 a I 1' �A it 1�' - i� •• - i SS i i t41: ' , 17 ' t 16")5 11 !v + 1E1 Y} e1 1a79. ,2".461111,4 • . a• '.,.11� J146v ,,, , . . .7 *, r 1-60;:::t I ,. 11 I 11 421 ji —TTE4 : 9 7007 151945 t7007. ,. . `_14945 ,� j •7007 ..:, i- ' 14945' ■ 1 1.0#0 _ .4' lik.1:117, - 46 r, 1496`, lA@ CA , a / } =tee• 250 � ...._I ,I i i i p 4, „ # PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH SEN : COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Sig,ature item 4 if Restricted Delivery is desired. X / [3-Agent • Print your name and address on the reverse '� i AL / 0 Addressee so that we can return the card to you. B. --ceived by(Prin d ame) C. Date of Def ery • Attach this card to the back of the mailpiece, l • C , L 2-/ �1° or on the front if space permits. D. Is delivery address different from item 1? ■ Yes 1. Article Addressed to: If YES,enter delivery address below: No ATTN PLAN AMENDMENT SPECIALIST DEPT OF LAND USE &CONSERVATION 635 CAPITOL STREET NE SUITE 150 3. Service Type SALEM OR 97301-2540 1 'Certified Mail ❑ Express Mail ❑ Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. Articember (Tran. from service label) 7006 0810 0002 4524 9785 FS Form 3811,February 2004 Domestic Return Receipt 102595-02-M-1540 UNITED STATES POSTAL SE-:"61t.'..e.7" * •11; Postage& ii,SPS ROO AO.1 'l 0 • • 4.4„ • Sender: Please print your name, address, and ZIP+4 in this box • Associate Planner John Floyd(ZON2012-00002-Pioneer Waterproofing) City of Tigard—CD Planning 13125 SW Hall Blvd Tigard OR 97223 LD 11 ° Z DLCD Notice of Adoption This Form 2 must be mailed to DLCD within 20-Working Days after the Final Ordinance is signed by the public Official Designated by the jurisdiction and all other requirements of ORS 197.615 and OAR 660-018-000 Jurisdiction: Tigard Local file number: ZON2012-00002 Date of Adoption: 12/17/2012 Date Mailed: 12/20/2012 Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? fX Yes I I No Date: 11/8/2012 Comprehensive Plan Text Amendment Comprehensive Plan Map Amendment I Land Use Regulation Amendment M Zoning Map Amendment I I New Land Use Regulation Other: Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". Owner initiated rezoning of approximately 1.94 acres from I-P (Industrial Park District) to I-L (Light Industrial District), with no change to the underlying comprehensive plan desigation of Light Industrial. Does the Adoption differ from proposal? No, no explaination is necessary Plan Map Changed from: n/a to: n/a Zone Map Changed from: I-P: Industrial Park to: I-L: Light Industrial Location: 14380 SW 72nd Avenue / T2S R1W Section 12AD Acres Involved: 1 Specify Density: Previous: n/a New: n/a Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 XX Was an Exception Adopted? YES ® NO Did DLCD receive a Notice of Proposed Amendment... 35-days prior to first evidentiary hearing? y Yes No If no, do the statewide planning goals apply? Yes No If no, did Emergency Circumstances require immediate adoption? Yes I I No DLCD file No. Please list all affected State or Federal Agencies, Local Governments or Special Districts: City of Tigard, Tualatin Valley Fire & Rescue, Clean Water Services, Oregon Department of Transportation, and Tri-Met. Local Contact: John Floyd Phone: (503) 718-2429 Extension: Address: 13125 SW Hall Blvd Fax Number: - - City: Tigard Zip: 97209- E-mail Address: johnfl@tigard-or.gov ADOPTION SUBMITTAL REQUIREMENTS This Form 2 must be received by DLCD no later than 20 working days after the ordinance has been signed by the public official designated by the jurisdiction to sign the approved ordinance(s) per ORS 197.615 and OAR Chapter 660, Division 18 1. This Form 2 must be submitted by local jurisdictions only (not by applicant). 2. When submitting the adopted amendment, please print a completed copy of Form 2 on light green paper if available. 3. Send this Form 2 and one complete paper copy (documents and maps) of the adopted amendment to the address below. 4. Submittal of this Notice of Adoption must include the final signed ordinance(s), all supporting finding(s), exhibit(s) and any other supplementary information (ORS 197.615 ). 5. Deadline to appeals to LUBA is calculated twenty-one (21) days from the receipt (postmark date) by DLCD of the adoption (ORS 197.830 to 197.845 ). 6. In addition to sending the Form 2 -Notice of Adoption to DLCD, please also remember to notify persons who participated in the local hearing and requested notice of the final decision. (ORS 197.615 ). 7. Submit one complete paper copy via United States Postal Service, Common Carrier or Hand Carried to the DLCD Salem Office and stamped with the incoming date stamp. 8. Please mail the adopted amendment packet to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 9. Need More Copies? Please print forms on 8% -1/2x11 green paper only if available. If you have any questions or would like assistance,please contact your DLCD regional representative or contact the DLCD Salem Office at(503) 373-0050 x238 or e-mail plan.amendments(a,state.or.us. http://www.oregon.gov/LCD/forms.shtml Updated December 6,2012 Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. SECTION VI. CONCLUSION The City of Tigard Planning Commission has APPROVED, Zone Change ZON2012-00002 requested by Pioneer Waterproofing. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 17TH DAY OF DECEMBER, 2012 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Acting Planning Commission President / Dated this 0 day of December,2012. Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials IM ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 8 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 NOTICE OF FINAL ORDER NO. ZON2012-00002 114 19 BY PLANNING COMMISSION TIGARD FOR THE CITY OF TIGARD, OREGON A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A ZONE CHANGE FOR PIONEER WATERPROOFING AT 14830 SW 72ND AVENUE. THE COMMISSION APPROVED THE ZONE CHANGE FROM INDUSTRIAL PARK TO LIGHT INDUSTRIAL ON DECEMBER 17, 2012. THE PLANNING COMMISSION BASED ITS DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN THE APPLICANT'S NARRATIVE, LAND USE PERMIT APPLICATION FOR ZONE CHANGE, THE STAFF REPORT, STAFF TESTIMONY TO THE PLANNING COMMISSION, AND THE APPLICANT'S TESTIMONY SUBMITTED AT THE DECEMBER 17, 2012 HEARING, AND THIS FINAL ORDER. 120 DAYS = 3/3/2012 SECTION I. APPLICATION SUMMARY FILE NO.: Zone Change (ZON) ZON2012-00002 FILE NAME: PIONEER WATERPROOFING ZONE CHANGE PROPOSAL: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I- P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing),which is not permitted in the Industrial Park zone. APPLICANT: Mike Crawford OWNERS: United Pipe&Supply Co. Pioneer Waterproofing Acting through Myers&Co. 1800 SE Water Ave. Consultants LLC Portland,OR 97214 17523 Spyglass Circle Dallas,TX 75287 LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2S112AD,Tax Lot 700 COMP. PLAN DESIGNATION: Light Industrial. These areas are deemed appropriate for industrial activities which include manufacturing, processing, assembling, packaging, or treatment of products from previously prepared materials and which are devoid of nuisance factors that would adversely affect other properties. The designation includes the I-L and I-P Zones. CURRENT 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. r[ Among other uses,indoor entertainment is allowed. )N� 2_ PAGE 1 OF 8 /.( 'v_0]_00002/I IONEER WATERPROOFING ZONE CHANGE I'I..\NNING COMMISSION FINAL ORDER NO.ZON12-00002 n PROPOSED ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service,manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. APPLI CABLE REVIEW CRITERIA: Community Development Code Chapters 18.380.030.B, 18.530.020—18.530.050; Comprehensive Plan Policies 1.2,2.1.2,2.1.3,2.1.7,2.1.8,2.1.15,9.1.3,&12.1.10. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed zone change meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the city. The Planning Commission, therefore,APPROVES the proposed zone change subject to the following conditions of approval. SECTION III. BACKGROUND INFORMATION Site Description The subject property is located at 14830 SW 72nd Avenue and measures approximately 1.94 acres in size. The property fronts 72nd Avenue along the western property boundary through an existing circular driveway with two driveway entrance/exits. While proximate to Sequoia Parkway to the east, access to Sequoia Parkway is prohibited by a 7.5 foot wide strip of landscaping controlled by PacTrust. Standing on the subject property is a 21,000 square foot structure,located in the approximate center of the property. The structure functions as two separate but attached spaces, consisting of a 4,000 square foot office building and a 17,000 square foot warehouse. The remainder of the property is predominantly asphalt or pervious surfacing, with a landscaped area abutting 72nd Avenue. Substantial landscaping screens views of this property from the east and south. The nearest inventoried natural resources are approximately 400 feet to the northwest,in and around Ball Creek. The subject property is now vacant due to closure of its previous occupant,United Pipe and Supply. Prior to its closure, United Pipe and Supply operated a Wholesale Sales type land use at this location at least as far back as 1993, with land use records suggesting an earlier establishment date for the business. Aerial photographs and land use records suggest this property contained a single-family home and agricultural land uses prior to development of the current structure in 1976 for a sheet metal business (see Conditional Use Permit CU24-75). Land use records are unclear as to when the building was converted to a wholesale sales business under United Pipe&Supply. Zoning History In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the M-3 zone was replaced by the I-P (Industrial Park) and I-L (Light Industrial) zones, with the subject property being designated I-L. In 1993 this property and two others were rezoned from I-L (Light Industrial to I-P (Industrial Park) under ZON93-0003. The Comprehensive Plan Map designation of Light Industrial has remained unchanged since 1983. See Attachments 1 and 2 for existing Comprehensive Plan and Zoning Designations within the vicinity of the subject property. Vicinity Information The site is located within a large industrial/commercial area bounded by I-5 to the east,Bridgeport Village to the South, railroad tracks to the West, and the Tigard Triangle north. Properties to the north, east and south are zoned Industrial Park. Properties to the west and southwest are zoned light industrial. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE P.1GE 2 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 Adjoining businesses to the north and south include Penske Truck Rental and an office building. To the east across Sequoia Parkway is Home Depot. To the west across 72nd is a mixture of industrial and office type land uses. Proposal Description The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of"Light Industrial" would remain unchanged. The applicant envisions developing the property with an industrial services use (Pioneer Waterproofing), which is not permitted in the Industrial Park zone. Should the Planning Commission approve the zone change, the applicant anticipates development of the property in two phases. The first would consist of a tenant improvement to the existing office space with accompanying upgrades of exterior windows and doors. This would be processed as a Minor Modification to Existing Development and would allow quick occupancy by the applicant. The second phase would consist of substantial changes to the driveway entrances, exterior parking, and other exterior improvements. These would be processed as a Major Modification to Existing Development,processed in a manner identical to Site Development Review. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Tigard Development Code Chapter 18.380.020 Section 18.380.030.A.1 states that the Commission shall decide zone change applications which do not involve comprehensive plan map amendments. The Tigard Comprehensive Plan Map assigns the subject property a designation of Light Industrial. As defined in the Comprehensive Plan Map Legend contained in the Comprehensive Plan Glossary, the Light Industrial designation is implemented through both the I-L and I-P zoning districts. As a result, a comprehensive plan map amendment is not required. Finding: Based on the analysis above, staff finds the Tigard Planning Commission as the decision making authority for this application. Section 18.380.030.B states that 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: Section 18.380.030.B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations. The Comprehensive Plan treats the I-L and I-P zoning districts, which together comprise the Light Industrial Comprehensive Plan Designation, interchangeably. The applicable Comprehensive Plan Polices are as follows: Policy 1.2: The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. Public involvement and notice requirements for quasi-judicial zone changes are set forth in application form requirements set forth by the Director, and section 18.390.050.0 the Tigard Community Development Code. Pursuant to application form requirements, the applicant noticed and held a neighborhood meeting on October 4,2012 at the subject property site. Pursuant to noticing requirements set forth in 18.390.050 of the development code, the public was made aware of the project and instructed ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 3 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 C on how they may participate through direct mailing of public hearing notices to all property owners within 500 feet, the posting of an on-site notice visible from 72nd Avenue, and the publishing of a notice in the Tigard Times. The rule for public participation at a public hearing is set forth in 18.390.050.D which the Planning Commission must follow when making a decision. This policy is satisfied. Policy 2.1.2: The City's land use regulations, related plans, and implementing actions shall be consistent with and implement its Comprehensive Plan. The requested zone change from Industrial Park to Light Industrial is consistent with the assigned Comprehensive Plan Map designation of Light Industrial. The effects of this change will not negatively impact the city's transportation system or other public facilities, economic development goals, or other goals of the comprehensive plan. This policy is satisfied. Policy 2.1.3: The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. As required by 18.390.050.C.1.a(3) of the Tigard Community Development Code,and discussed in Section V below, notice of the proposed zone change was sent to affected government agencies. This policy is satisfied. Policy 2.1.7: The City's regulatory land use maps and development code shall implement the comprehensive plan by providing for needed urban land uses including: A. Residential; B. Commercial and office employment including business parks; C. Mixed Use; D. Industrial; E. Overlay districts where natural resource protections or special planning and regulatory tools are warranted; and F. Public Services. The proposed zone change will not affect the overall mixture of land uses set forth in categories A through F above. Permitted land uses under the current and proposed zoning will remain industrial in character. This policy is satisfied. Policy 2.1.8: The City shall require that appropriate public facilities are made available, or committed, prior to development approval and are constructed prior to, or concurrently with, development occupancy. The subject property has vehicular access onto 72nd Avenue, designated as an Arterial on the City's Transportation System Plan and presently configured with two travel lanes, a turn lane, and sidewalks. The property is also connected to sewer, potable water, electricity and telecommunications infrastructure. As discussed in Section V below, City of Tigard Public Works staff reviewed the proposal and do not expect an increased demand for street or utility infrastructure to result from a zone change. If a specific development proposal under the proposed zoning were found to impact public facilities, they would be required to be installed prior to or concurrent with development occupancy. This policy is satisfied. Policy 2.1.15: In addition to other Comprehensive Plan goals and policies deemed applicable, amendments to Tigard's Comprehensive Plan/Zone Map shall be subject to the following specific criteria: A. Transportation and other public facilities and services shall be available, or committed to be made available, and of sufficient capacity to serve the land uses allowed by the proposed map designation; B. Development of land uses allowed by the new designation shall not negatively affect existing or planned transportation or other public facilities and services; ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 4 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 0 The property has existing access onto a designated arterial within the City. Under Section 9 of OAR 660- 012-0060, a local government may find an amendment to a zoning map does not significantly affect an existing transportation facility if all of the following requirements are met: (a) The proposed zoning is consistent with the existing comprehensive plan map designation and the amendment does not change the comprehensive plan map; (b) The local government has an acknowledged TSP and the proposed zoning is consistent with the TSP;and (c) The area subject to the zoning map amendment was not exempted from this rule at the time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d), or the area was exempted from this rule but the local government has a subsequently acknowledged TSP amendment that accounted for urbanization of the area. As the proposed zone change is consistent with the existing comprehensive plan designation, the proposed zone change is consistent with the TSP, and the area was not exempted from this rule, no further analysis of transportation impacts is required to satisfy the transportation planning rule. Notwithstanding this determination, both planning staff and public works staff have reviewed the application for impacts to transportation facilities and other public services. The property is presently served by all necessary public services including water, wastewater, telecommunications, emergency response, garbage, and transportation. In a memo dated November 1, 2012 Public Works staff stated the project was not expected to result in an increased demand on utilities or the transportation network. Planning staff also reviewed the project's potential traffic impacts, and found the range of uses allowed under the new zoning would likely generate fewer trips during the PM Peak Hour of traffic (see Attachment 3). Sections A and B of this policy are satisfied. C. The new land use designation shall fulfill a proven community need such as provision of needed commercial goods and services, employment, housing, public and community services, etc. in the particular location, versus other appropriately designated and developable properties; D. Demonstration that there is an inadequate amount of developable, appropriately designated, land for the land uses that would be allowed by the new designation; E. Demonstration that land uses allowed in the proposed designation would be compatible, or capable of being made compatible,with environmental conditions and surrounding land uses; and The proposed project does not affect the proposed Comprehensive Plan land use designation of Light Industrial, as such the existing community need for land areas deemed appropriate for industrial activities shall remain unchanged. As the affected property is entirely surrounded by lands zoned for industrial activities, any future development on the property will be compatible or can be made compatible with surrounding land uses. Only the mixture of specific land uses is being affected. This change is requested in order to respond to market forces. More specifically, planning staff has observed an increase in the number of businesses looking to open contracting businesses and similar uses that require extensive, non-office space to stage materials and perform repair or manufacturing services for off-site customers. As these types of activities are no longer allowed within the I-P zone due to a 1998 rewrite of the development code, contractors and other industrial service providers are having difficulty finding appropriately zoned properties to conduct their businesses. This need is reflected in Pioneer Waterproofing's application to rezone the subject property, and a forthcoming development code amendment that will be presented to the Planning Commission and Council in early 2013 (see DCA2012-00003 -MASCO Development Code Amendment). This pending development code amendment will propose the allowance of industrial services within the Industrial Park zoning district in order to provide more land for this type of use. Sections C through E of ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 5 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 this policy are satisfied. F. Demonstration that the amendment does not detract from the viability of the City's natural systems. The nearest inventoried natural resource for this property is located approximately 400 feet northwest of the subject property. Future development will be required to provide landscaping and trees consistent with landscaping and urban forestry standards. Any downstream impact from surface water runoff will be avoided or mitigated by compliance with Clean Water Services regulations in force at the time of future development. Section F of this policy is satisfied. Policy 9.1.3: The City's land use and other regulatory practices shall be flexible and adaptive to promote economic development opportunities, provided that required infrastructure is made available. The Comprehensive Plan Map Legend indicates that the Light Industrial comprehensive plan designation may be implemented through one of two zoning districts,in order to provide on-the-ground flexibility for implementation. This application is proposing to use this flexibility in implementation to allow the reuse of an existing,vacant building for a new business. This policy is satisfied. Policy 12.1.10: The City shall require all development to meet adopted transportation standards or provide appropriate mitigation measures. As discussed in the responses to Policies 2.1.8 and 2.1.15 above and agency responses in Section V below, the application meets or is expected to meet all adopted transportation standards. This policy is satisfied. FINDING: Based on the analysis above, the applicable Comprehensive Plan policies outlined above have been adequately addressed. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance. FINDING: The proposed zone change does not include a specific development proposal at this time. However, during Site Development Review, any new development will be required to meet all of the current Tigard Development Code standards of the I-L zone. This standard is met. 18.380.030.B.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. In the late 1970's the subject property was zoned M-3 (Industrial). In 1983 the City's first state acknowledged Comprehensive Plan assigned this area a designation of Light Industrial, which remains unchanged to this day. Concurrent with the new designation was replacement of the M-3 zone with the I- P (Industrial Park) and I-L (Light industrial) zones,with the subject property receiving a designation of I-L under City Ordinance No. 83-24. In 1993 this property and two others were voluntarily rezoned from I-L to I-P under ZON93-0003. This zone change was requested in order to facilitate development on the western side of 72nd Avenue. At that time the land use category of Construction Sales and Services was allowed in both the I-L and I-P zoning districts. This category allowed "establishments or places of business primarily engaged in construction activities and incidental storage on lots other than construction sites, as well as the retail or wholesale sale ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 6 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 �II from the premises of materials used in the construction of buildings or other structures." Given the development code language in place at that time, the 1993 zone change had a neutral affect upon the wholesale sales business then in operation on the subject property. In 1998 the City significantly reformatted and rewrote the development code under Ordinance No. 98-19. One significant change was replacement of the land use category Construction Sales and Services with three new land use categories of Wholesale Sales, Industrial Services, and Outdoor Sales. All three of these land use classifications were then assigned only to the Light Industrial zoning district, and either prohibited or significantly restricted in the Industrial Park District. Research of the 1998 amendment did not reveal any corresponding Zoning Map amendments to adjust for the change of allowed uses within the I-P zoning district. This lack of adjustment to the Zoning Map created a number of nonconforming properties and corresponding confusion by both tenants and landlords trying to establishing a contracting business or similar Industrial Services type use. This confusion has been evidenced in the experience of planning staff when fielding development applications, general inquiries, or taking part in enforcement actions. The City has also received a pending Development Code Amendment (DCA2012-00004) to allow industrial services within the I-P zoning district in order to correct this persistent issue. The effect of Ordinance No. 98-19 on the subject property was to render the existing use nonconforming (Wholesale Sales, Outdoor Sales), and prohibit establishment of the land use desired by the applicant (Industrial Services). The applicant has presented evidence that a zoning map designation of I-P is a mistake, and a designation of I-L is more appropriate given the history and character of the property and neighborhood. Historical aerial photographs taken between 1986 and 2012 show minor changes in development and land use patterns within the area. From 1986 onward all properties to the west and north of the subject property have maintained a similar level of building density, industrial building type, and utilization of exterior equipment storage to that of the subject property. Between 1986 and 1996 there was development to the east and south of the subject property. This development is characterized as big-box commercial or office park style development. Dense vegetation screens these uses from the subject property. Overall, little change has been observed in this area since 1996 suggesting a very stable pattern of activity and development. The applicant states that a change in zoning designation from I-P to I-L will make the Zoning Map consistent with current and historical land use patterns in a developmentally stable part of the City. This present lack of consistency results from the absence of changes to the zoning map in 1998,whereupon the effect of the development code overhaul was not corrected for individual properties. The change in zoning designation will correct the mistake, and make the zoning map more consistent with present market demand for industrial service type land uses, something the present zoning of I-P prevents. FINDING: Staff reviewed the history of the subject property and land use regulations, and found evidence of a mistake in the zoning map as it relates to this property. This mistake is due to a change to the development code in 1998, and how the map is implemented. The application will remove the inconsistency. This standard is met. SECTION V. ADDITIONAL CITY STAFF AND OUTSIDE AGENCY COMMENTS City of Tigard Public Works Department reviewed the proposal and had no concerns. In a memo dated November 1, 2012 they stated the project was not expected to result in an increased demand on utilities or the transportation network. Consequently a demand for increased street or utility capacity was not expected. ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 7 OF 8 PLANNING COMMISSION FINAL ORDER NO.ZON12-00002 Tualatin Valley Fire and Rescue reviewed the proposal and had no concerns. METRO, Clean Water Services, ODOT and Tri-Met were notified of the proposed amendment and did not respond. SECTION VI. CONCLUSION The City of Tigard Planning Commission has APPROVED, Zone Change ZON2012-00002 requested by Pioneer Waterproofing. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 17TH DAY OF DECEMBER, 2012 BY THE CITY OF TIGARD PLANNING COMMISSION. Tom Anderson,Acting Planning Commission President Dated this / day of December,2012. Attachments: Existing Zoning Map Designations Existing Comprehensive Plan Map Designations Trip Generation Comparison Zone Change Application Materials ZON2012-00002/PIONEER WATERPROOFING ZONE CHANGE PAGE 8 OF 8 P1 ANN ING COMMISSION FINAL ORDER NO.ZON12-00002 I VICINITY MAP ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE ZONING DESIGNATIONS WITHIN PROJECT VICINITY BON',h. Subject Site +'a'- itr v ® s►.. lie,'-- ii;�,'' It ..: xY + . Information on this map is for general location 1-F.'1 only and should be verified with the I- Development Services Division. I ly Approx.Scale 1:4,000-1 in=333 ft Map pnnted at 09:48 AM on 03-Dec-12 I DATA IS DERIVED FRON IAULIII,E SOURCES THE CJTY OF TIGARD 7rtES NO - .ERE,.ME oacorrEs-rwessor SUMS /ME my OMISSIONS rrenaoCURA IES IN E rro 1‘6111,FOR ANY HOFSREGAROI.0a OF WCAUSE In THE INFORMATION PROVIDED aecueo�ss of NOW CAUSED 1 I f Cay of Ttyard Feet I 1 OAR MAPS 1T sa,0R 171 97223 Jwww.tigard-ocgov rIGARD I • VICINITY MAP H ZON2012-00002 PIONEER WATERPROOFING ZONE CHANGE COMPREHENSIVE PLAN DESIGNATIONS WITHIN PROJECT VICINITY BON!11, • Subject Site �` 99VFrE vo ' _tim 41:'r#. Information on this map is for general location only and should be verified with the Development Services Division. Spero:Scale 1:4,000-1 In=333 ft Map printed at 09:46 AM on 03-Dec-12 DATA MAKES NOw RS E°FROM MULTIPLE SOURCES,TRE CITY of TIGARD ARRANT,REPREaENtATION OR GUARANTEE AS TO THE ... . D ioCOMPLETENESS OS ANY OE itop. LINFANNOM HCORD$HRASM O INFORMATION PROVIDED REGARDLESS OFHOWCAUSED. oomesctty of Tigartl Feet J * 13125 SW Hall Blvd 1 Tigard.OR 97223 a 5w.639-0171 www.tigard-or.gov it LARD PIONEER WATERPROOFING ZONE CHANGE:TRIP GENERATION COMPARISON LAND USES AFFECTED BY ZONE CHANGE WEEKDAY PM PEAK HOUR TRIPS(per POTENTIAL TRIP GENERATION USING ITE CODE NOTES 1,000 sq.ft.) EXISTING SQ.FT. NO LONGER ALLOWED IN PROPOSED ZONE Commercial Lodging 0.57 per room 312-Business Hotel Limited to 20%of gross Eating and Drinking Establishments 25.81 109 936-Coffee/Donut Shop square footage per code Outdoor Entertainment 0.89 per acre/3.67 per court 490-Tennis Courts Indoor Entertainment 5.84 123 493-Athletic Club Limited to 20%of gross Sales-Oriented 53.42 225 851-Convenience Market square footage per code Limited to 20%of gross Personal Services 26.69 113 912-Drive in Bank square footage per code Repair-Oriented 8.1 170 920-Copy,Print and Express Ship Store Bulk Sales 0.53 12 890-Furniture Sales Office 1.49 32 710-General Office Building Detention Facilities 11.39 240 571-Prison ALLOWED IN PROPOSED ZONE Outdoor Sales 5.56 117 812-Materials and Lumber Store Motor Vehicle Sales/Rental 2.72 58 841-New Car Sales Motor Vehicle Servicing/Repair 3.26 69 848-Tire Store Industrial services 0.51 11 110-General Light Industrial General Industrial 0.75 16 140-Manufacturing Wholesale Sales 0.52 11 860-Wholesale market Cemetaries 1.64 per acre 4 566-Cemetary °Trip generation rotes determined using ITE Trip Generation:An Informational Report,8th Edition. TO: City of Tigard Planning Commission Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District) to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C — Existing Site Plan) The subject property at 14830 SW 72nd Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back (East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72nd Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A— City of Tigard Zone Map and Exhibit B— Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72nd), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D— Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest (which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use / Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810— Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705 —Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F —Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway)for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. 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'IL;I ---_• RP- 1 1 R-25 R.15 R-]IPO) (. .J I r_I 11140 11111) aJs P4.5 IPO) R2 we _ , I -� R3.S (ND) (70) SITE LP l 1 _ N 25 R•(ID)R 7 A ,,,,• R-13 R) 7 411 4 p OP Ir� i'''-' -,GIM 11 l W.1,R 1 •I.P a wrRD PS ,i.tat;R.2S R1 R.>IAI yl,�,. T9W_ p{,,'j�.Qp, ; �r IROI (rol R>(OM �1Q^1A2;' .r M T� / R.>(PO) R.,.5 1'1 P 12 Ra.S R I ..-••••••=-",4-5-...' Z4Ac t0_ .. R.,.S CN . ClaP-25 (PD) R-It f /' 1` 1112 M.S IND)IP• 'J -1 M.S M.S f ' : : o'#o I "^^ .,_s_'___ R211'01 IP01 .. , - _'r �11 fir' • PIONEER WATERPROOFING - ZONE CHANGE REQUEST `'1 ,- ;.1.///' EXHIBIT A CITY OF TIGARD ZONING MAP r_---I r 1 { R-3.5 r :,-;:.:_,. .„..-,,, 0 il R-25 i c Tigard,rualatrfri I-P 1 SD 231 -= .. .''.�-. Transits►' Aegrar,J1s.., Tutorial Program \'�` "ri j I-L [ o R-12P I-L re I-H >_ 1- R-12 1, R-7 (PD) II I 41.:t R-7' - 2 BONITA ROAD j I II (/ R-12 II 11 I ' a '' a R-7 (PD) g 11 I R-7 z c , w a I t_____L . t TAX'LOT 700-M1 11 I U 14830 SW 72ND AVE ' .,. __ I-P � I ' ',r/i i I I ' o � tip; (PD) R-7 _ cc I SPI ///71 PR-7 (PD) I Ci ; , R-7 (PD) �, 1?\''';'il / •/ R-12 R-4,5 R-7 .,.._-_-- -.4 ill Ii ll PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP Cr ,. ii I I I I •/-496-5' I 62-0 I PERVIOUS SURFACING -0' I 1 (3,860 SF) I I I, . 'I PERVIOUS SURFACING I h* �F -0.. (1,890 SF) ' - j; .0' + :4 55'-0 I/T I.741 I r (I ��(+•—� EXISTING NON- I L I �� S WAREHOUSE 4 PERVIOUS i I • `�`'' BUILDING m SURFACING I I I ,-- -41* /�= EXISTING (17.000 SF) i (447803F) .��� t / _ OFFICE § 1 ' �M ` BUILDING >e �� I'� I I � V (4,000 SF) -.- , ►I ) TOTAL LANDSCAPING __I__,__,__�� . �" //I J/// [ 4` (12,960 SF) 1 _ / L �µ,.... ` 'i► I ►,1I, I I R'. . . -_. . . . _ .;. 4- iTraN'a • I p 'V?' • I ¢ I Z � • I 1 I - 1w • I(/) - I co • I I i I I I EXISTING SITE SUMMARY SITE AREA 1.94 ACRES(84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF %LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF %NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING—ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN t 1,Yee ISL :41I (/f ___ 1 f ar y n j( !l 1'"� 1 r • ...., ■1' Q, 'a_. t._ , ., , r' F� y • ,��. .. 2t -,. -,sem . -_ _ r s_ — l'4•44, tt t. • E —ice:. - .. ' d MI - - - r f r Q rv. ' n d !^1 +'t l� I f; + ! '�I i o� A ` 11 Google earth feet 600 A meters 100 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE Mapping Information Platform This Map Is For Advisory Purposes Only i- 5-Cherry Dr,.....,„j. .. SaeSandourg St ❑ ow `� S.tech Cent*"or– "1 Cr� .5�CilkliiiihN. r `1 'T'Fa•nno.Creoh 's CITY OF LAKE OSWEGO MO..W r, 1P 1 I II-x ... -t•.. A.O` N Meadow P..0 ,�S.Fanno a..k Or ' L a4 ...7 , r .:5 i o er..............) 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LOMR's ,./ Streams DFIRM Panels Streets © Bench Marks Sens General Structure'. Mapor Mows /�/"ye� CuNom s1._„' Hqe Ovals root Otiose, Att Mao,trvewass Oaf Dams States de lames Lakes.Major Rivers Wog eras I� Land Areas Base Flood Elevation (coot) (cont) szo.A \4 ''', '. °' FEMA 4.,....-4 Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT E FLOOD PLAN AND WATERWAY MAP ; -I/ 4 4' lb f y - % � 37.34 4 1101. l 14650 I ; ,- , i I II t .�j s� 1IT 3 a , i i • 11Q ' '\ 14830 ' -., i s * r\ i j i _ —. 1 14865 triuki 4. . 7177 111 s 10 s t0I5.it we.. r Y`�� arm p d 101.13 71'J1 11'213 I -�^. 1 ° i 5 _ •_4` 1496 , CARDINAL (lam a :---- Fee, ( 1 0 1 I PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH 4:. 1\11110:160re ...tis . _ . , ••• il:-. i cis `L T Ui . 4., -; 14650 • t 1 " 14555 fr I I i t s iv Ili ',,t I y:� 1465., 10 i 71;1775• I F �, r rr 3 u , ^- _ '111111114750 1475f7 i I [�� s ik.S. �M 1' I I —14800 �� U830 . % . am MIMI .....i ) ' , 14865 1 • 0 # 7007 •_ 14945 •+� 4 r• ' S t 7007 . 14945• ! • •' _ :'= L'. t .7007 : t . 14945 " � o "� 4,-. 7319 4 i,1_; H \ % -T. r Z� •114++1#1 .•I 1 -;34965 r » _ - s�.' 1 brit ` 4- t . • C�' `DT-161 L 1 Feet '' r • 1 # I `• a.�. ._- •s {{{ t ` immiminii :, 15055 I .. • 1x7 . t+� PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT G 1996 AERIAL PHOTOGRAPH f) 7360 Y 4 i �'; 1. - ( ! . 7360 t 7 _II o . 1, F ��" I I 67 I • ;I.O _ 461 6 360 - �: �.; 14650 0 i 14555 �[ ' R! "670 + a 4I!- C x. '§ \"i--,-,-,-,-a.-- ________L1__.179',... .• ..•.-!,.-,' __..._ 1 • `i`1 . I 1 , 4-141300 ' . ,a a. ......„.4 ______ ,, 31j...Thrgopat 1 ..--, - . 1. } 1• w 0 k D'", a iii11A[ F Wit'R cr., �''1 4 s' 14865 ....na ; a: 427.5 "---tr. i 7007 1`4945 _ 7007 a. ‘11\14 1494) 4 - .14945 - ' ., '{ . . . 14945' li 73196 +r 1.''1,', A l _ Y 1111-4'.-1,-. .- 1'- - - !,.,w*. , `11.'-udt.1..,).,' - ' .'' • 7 ` n0. -. if 14965 f T1 CAR r ,. sIrfes. .1 _ 250 1 I 'II) _ # w 7 4. 15055. .. ".4 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH 1.0) COMMUNITY PUBLIC HEARING ITEM: NEWSPAPERSThe following will be considered by the N Tigard Planning Commission on Monday 6605 SE Lake Road,Portland,OR 91222' Bot 22109 Portland OR 97269 2109 . Hall. 13125 SW Hall Blvd.,Tigard,Oregon. 5 111 = Phone:503.684.0360 Fax:503-620.3433 Both public oral and written testimony is E-mail: logals@commoawspapars.com T I G A R D invited. The public hearing on this matter will be conducted in accordance with the Tigard A F F I DAVIT OF PUBLICATION Municipal Code and the rules of procedure adopted by the State of Oregon, County of Washington, cc Council and available at City Hall or the rules of procedure set I, Charlotte Allsop, being the first duly sworn, forth in Chapter 18.390. Testimony may be submitted in writing depose and say that I am the Accounting prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point Manager of The Times (serving Tigard, prior to the close of the hearing accompanied by statements or Tualatin & Sherwood), a newspaper of evidence sufficient to afford the decision-maker an opportunity general circulation, published at Tigard, in the to respond to the issue precludes appeal to the Land Use Board aforesaid county and state, as defined by of Appeals based on that issue. Failure to specify the criterion ORS 193.010 and 193.020, that from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. City of Tigard A copy of the application and all documents and evidence Notice of Public Hearing/ZON 2012-00002 submitted by or on behalf of the applicant and the applicable TT11738 criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at A copy of which is hereto annexed, was least seven(7)days prior to the hearing,and copies for all items in the entire issue of said can also be provided at a reasonable cost. publishedFurther information may be obtained from the Planning Division newspaper for (staff contact: John Floyd.Associate Planner) at 13125 SW 1 Hall Blvd.,Tigard,Oregon 97223,by calling 503-718-2429,or week in the following issue: by e-mail to johnf(a,tigard-or.gov. December 6, 2012 ZONING MAP AMENDMENT(ZON)2012-00002 PIONEER WATERPROOFING ZONE CHANGE REQUEST: The applicant is requesting approval of a quasi- i �, ( Lu, j CuLtil_c/) judicial zoning map amendment on an approximately 1.94 acre v�l�1 tt parcel fronting 72nd Avenue. The zoning designation would Charlotte Allsop (Accounting Manager) be changed from "I-P: Industrial Park District" to "I-L: Light Subscribed and sworn to before me this Industrial District",the existing comprehensive plan designation December 6, 2012. of"Light Industrial' would remain unchanged. LOCATION: 14830 SW 72nd Avenue; Washington County Tax Map 2s112AD,Tax Lot 700. ZONE: I-P: Industrial Park 4. ;a District. COMPREHENSIVE PLAN DESIGNATION: Light 1�c i c‘,/ c4,-e , Industrial. APPLICABLE REVIEW CRITERIA: Community NOTAKY PUBLIC FOR OREGONDevelopment Code Chapters 18.380, 18.390,& 18.530 My commission expires /, °/.5-- 1 ii _.: Area Notified(800 ft) Acct#10093001 _– Attn: Chris Wiley City of Tigard 13125 SW Hall Blvd -,,, Tigard, OR 97223 W OK Size: 2 x 9„ r, ---- _ _—....---1g i Amount Due: $150.30 ="= `Please remit to address above. ry ,04�,.Jcr, (1 MY COMMISSIO I v '; - , eup Publish 12/06/2012. TT11738 ; 1 ► _mac -nay have seemed like old hat point out,he's looking forward O ICE OF PUBLIC� H The following will be considered by the Tigard Planning Commission on Monday December 17, 2012 at 7:00 PM at the TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report is available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from John Floyd, Associate Planner at 13125 SW Hall Blvd., Tigard, Oregon 97223; by phone at 503-718-2429; or by email at johnfl@tigard-or.gov. ZONING MAP CHANGE ZON2012-00002 - PIONEER WATERPROOFING - REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of "Light Industrial" would remain unchanged LOCATION: 14830 SW 72ND Avenue; Washington County Tax Map 2S112AD, Tax Lot 700. ZONE: I-P COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 & 18.530. Zoning Map 1 3 Le E 1d -L , a ! Subject Site `:........" ?, i 1 7_aningClassiticatons 1' R-1 30.006 Sq Ft Min Lot Size i 1 : . P,} R-2 20000 Sq Ft Min Lot Size R-3.5 10,000 Sq Ft Min Lat Stze (;° R-4.5 7,500 Sq Ft Min Lot Sizo II �� R-7 5,000 Sq Ft Min Lot S¢e 1 R-12 3,050 Sq Ft Min lot Size 1 '- a u '' •'i 5 1.480 Sq Ft Min Lot Size : 1� ` R4040U it P A � , -4 Units Per Acre a � MUR-1 Mixed Use Residential t R-2 Maed Use Residential 2 MU ' MU-CBD Mixed Use Central Bus Dist r._ -:P C-C Community Commercial 0- i ®C-G General Commercial : l''''''' �� C-N Neighborhood Commercial C-P Pratessional Commercal MUC Mixed Use Commercial ° 4-* '}'<: ,r Y�,,''. "„• x y).,,,,,<.4:4 cn b;,i MUC-1 Mixed Use Commercial 1 i4,:k. 4 ; MUE Mixed Use Empaloyment �i MUE-1 Mixed Use Employment 1 '=P MUE-2 Mixed Use Employment 2 +i' I-L Light Industrial t I-P Industr al Park I-H Heavy Industrial , Washington County .<;,,,, Overlay Zones - i H stork District Overlay "'- -- (�',-_Planned Development Overlay Map p.xt .i�-tJc::-1 \. ................. .... .--....._.� E INr ORMAT:ON c'!'''''' .`I i:i J MAP ki3OR GEH.ItAi 1O'A['JI. tkiLY AND S!I^LL'J Jf JlW 41E�Y+l M THE CEVEWPMENT ( :'ERV:rS.^.iIISIOM. [WA,IS DERIVED FROM MuL P.LE SOUfKES.T1E dTV Oi TIGARG !.iRAEti N°"'''''''''''' °"''(iRA-Ji'•!iELI'''s NTKRGR,tPi b.r:o„,N,ur CV TI^E ft.TEN'.P:.CUR<f.V,MAEIJNESS OR CG!APIFN.SS OF ANY OF'HF 'BATA PRGL'IftC HEREIN.'NE�'TY �TIfiARf:SNAII AS!'VME^!f .................__. _....-_....__.-.. LF1i li i': )li Ef. R f ♦ L .. (' .:.N:ref: • A rxl : d Fin,, 4 ' „-... ceMtiuirrry r.•FvFI r�;�:tt=r„rranR-r.�•4T CARDINAL LN ca = C cf ard • Feet •�0 0 1St zs,w Hall 134'd ' � .k c : l .� � � [41'- � s I I ard OR 5 97.i �t 125 250 y1�s WaM,a; o,�g ��z3 a + � sc541 1 ?z:N,„,, ,, >a 17'-''''''... \wrNcgadr...Gcv Tl6Att£t:: City of Tigard •-•• zci 13125 SW Hall Blvd. • ..- Lidn. ,0 ".":95.—=dastimisammes res. ---..gadVAIIIINERS'AMMEMF •Ple: PIT IVEY BOWES •krt: TIGARD Tigard, Oregon 97223 02 1M $ 00.450 . 0004293344 NOV14 2012 • MAILED FROM ZIPCODE 97223 2S112AC01801 SANTA FE PACIFIC REALTY CORP 201 MISSION ST SAN FRANCISCO,CA 94105 NIXIEr'57 nE 1-)fl RFTORN To SFNDFR NOT 1-) i TVFRARI F AS ADORFSRFD TO FORWARD. RC: '47:-°-,41R167;9ct ?q- 0.2 ctql i 4- 1111/11/15111111111111111111Aiiiiiiiillilli11113141111AILIEll Notice of a Public Hearing — Type IIIB 111 a Conditional Use TIGARDOD Pioneer Waterproofing Zone Change - Case ID: ZON2012-00002 Tigard Community Development Contact Information Date of Notice: Wednesday,November 14, 2012 To: Interested Persons Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Planning Commission will conduct a public hearing beginning at 7:00 pm on Monday,December 17,2012 in the Town Hall of the Tigard Civic Center at 13125 SW Hall Blvd.,Tigard, Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to John Floyd. We need to receive your written comments by 5:00 p.m. on Thursday, December 13, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: CUP2012-00014. Please address your comments to the appropriate staff person: John Floyd. Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of "Light Industrial' would remain unchanged. LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2s112AD,Tax Lot 700. Applicant: Pioneer Waterproofing Attn: Mike Crawford 180 SE Water Avenue Portland,OR 97214 Owner 1: United Pipe&Supply Co. C/O Myers&Co. Consultants LLC 17523 Spyglass Circle Dallas,TX 75287 Proposal Address: 14830 SW 72nd Ave. Tigard,Oregon 97224 Legal Description: Washington County Tax Map 2S112AD,Tax Lot 700 Zoning: I-P:Industrial Park District • Approval Criteria: Community Development Code Chapters 18.380,390,& 18.530 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 What You Should Know About This Type IIIB Proposal This proposal requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period or through oral testimonythe at ublic hearin p g. The Community Development Department will be making a recommendation to the Planning Commission on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made by the Planning Commission after consideration of the staff recommendation, relevant evidence and public comments received during the open comment period and at the hearing. The Planning Commission's decision will be mailed to the applicant, to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials,city records will prepare them for you at a reasonable cost. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code,Chapter 18.390 and rules ofrocedure adopted by the Tigard City Council which are available online or by request at City Hall. P P At the hearing,the Planning Commission will receive a staff report presentation from the city planner, open the public �l hearing and invite both oral and written testimony. The Planning Commission may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing, any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing, any participant in j attendance may request that the record remain for at least seven additional days after the hearing. Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the hearings officer to respond to the issue,precludes an appeal to the Land Use Board of Appeals based on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Municipal Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Municipal Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice t,) Notification Map Zoning Map Notice to Mortgagee, Lienholder,Vendor,or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Final Comment Deadline at 5 pm:Thursday,December 13,2012 120 days = Thursday,February 28,2013 Assistive Listening Devices and Interpreters:Assistive listening devices are available by request. The city will also endeavor to arrange for a qualified sign language and bilingual interpreters upon request. Please call 503-639-4171, extension 2438 (voice) or 503-684-2772 (TDD — Telecommunications Device for the Deaf). Please make these arrangements at least one week prior to the public hearing. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 t Area Notified (500 Ft) •1- \ C7i .. NZON2012-00002 oT J _--- I-4 BONITA RD m H, is. 2S112AD00501 I C) J211114 Lake .7111111 j R,, T 2bS12A2D01.00 Oswe gS112AD01100 2S112AD005002S _,• • 0 „ I d • i s 0 2S112AD00600 ro p ^� \I2S112 a,1:00 i :::::::::: Subject Site �/ 25112ACO2300 >Y••��W•V iris w v,'i'i i 6' 2 112AC00I iii��i .-4i*i*iiii ••�• �•�•�•�•�•�•�•�•�•�•i•. 2S112AD009a n w 2S112ACO2100 • } 3 N \ Y Property owner information is valid a 2S112ACO2000 2S112AD01000 o. I for 3 months from the date printed on I a Y this map. _F 25112ACA1soo O I k / ' 25112AC01801 L q CARDINAL LN 1 a ` 0-3 `:S11 4•:, Map Printed 12-Nov-12 ,,a, � 2S112DA01200 Olyann Mlhom ho oOVtd anMor e•Melopme CD only and should b•ices DIweb. Development OT? 2S112DA00800 Services DMelm. 0 DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD ry MARES NOT WARRANTY REPRESENTATION.OR GUARANTEE AS TO THE J CONTENT.ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF THE N DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO N LIBABIUTY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED CJ, ` COMMUNITY DEVELOPMENT DEPARTMENT A Place to Call Home” REDWOOD IN City Dr Tigard ® oARD PS 13125 SW Hall Blvd 1111 I t` rl MA Tigard,OR 97223 7 X55 \\1 i \t I 503 6aTd.or 1 III t I:.n (`"\l wAwtigard-ocgov Zoning Map n ... Legend I-L 0 ..-: Subject Site Zoning Classifications O. R-1 30,000 Sq Ft Min Lot Size R-2 20,000 Sq Ft Min Lot Size t7 i R-3.5 10,000 Sq Ft Min Lot Size O R-4.5 7,500 Sq Ft Min Lot Size 'R-7 5,000 Sq Ft Min Lot Size R-12 3,050 Sq Ft Min Lot Size R-25 1,480 Sq Ft Min Lot Size R-40 40 Units Per Acre n C MUR-1 Mixed Use Residential I n O } MUR-2 Mixed Use Residential 2 ? MU-CBD Mixed Use Central Bus Dist `la C-C Community Commercial im C-G General Commercial _-_ d __r.-..-...,. :_ill( Q > C-N Neighborhood Commercia a. ! _ um C-P Professional Commercial p- p a gm MUC Mixed Use Commercial 12 "move••••Nr”----worm—.. ... W _MUC-1 Mixed Use Commercial 1 N ►••••••••••••••••••••••••1••••••••••••••••••• 0 ti •••• ►••••••••••• •••••••••••••••••••••••�•••••••. 4 _ MUE Mixed Use Empo loyme n t W •••••••••••••••••••••••••••••• ►••••••••••••••••••••••••••••• UM MUE-1 Mixed Use Employment 1 tr •••••••••••••••• ••••••••••♦ ►••••••••••••••• ••••••••••� MUE-2 Mixed Use Employment 2 •••••••••••••••••••••••••••••• I-L Light Industrial ♦•••• •••••••••••••••••••••••••••••••• •••••••••••••••• ••••••• ••••1 I-P Industrial Park C -•.•-A�• •• AAKA4•••••••••••••••••4 I-H Heavy al ,111.Washington County O. I Overlay Zones i'•',./.Historic District Overlay Planned Development Overlay 0'0 aMap Printed'12-Nov-12 'S - - INFORMATION ON TNIS MAP IS FOR GENERAL LOCATIOI. (D -i ONLY AND SHOULD SE VERIFIED WITH THE DEVELOPMEIr- O i SERVICES DIVISION 0'.0 OATS IS DERNED FROM MULTIPLE SOURCES THE CITY OF TIGARD 1 MAKES NOT WARRANTY.REPRESENTATION OR GUARANTEE AS TO THF. CONTENT.ACCURACY TIMELINESS OR COMPLETENESS OF ANY OF THE J DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO N --"-- ------ ------- UB ABILITY FOR ANY ERRORS OMISSIONS.CR INACCURACIES IN'HS N ,V -;.SROLESS OF HOW CAUSED tJJ 'PENT DEPARTMENT 1 CARDINAL LNAPeceroCaH H''''''City Dt Tigard TIGARqpS 3t zs SW Hall l3Nd .11. 125 250 Feet � Tigard, 503 639-417223 �.k,. :A •vw.vt•ga 0 or qw CI 0 111111 City of Tigard T I G A R tD REQUEST FOR COMMENTS DATE: November 14,2012 TO: Affected Agency FROM: City of Tigard Planning Division STAFF CONTACT: John Floyd.Associate Planner Phone: (503) 718-2429 Fax: (503) 718-2748 Email:johnfl@tigard-or.gov ZONING MAP AMENDMENT(ZON2012-00002) - PIONEER WATERPROOFING ZONE CHANGE - REQUEST: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District",the existing comprehensive plan designation of"Light Industrial"would remain unchanged. LOCATION: 14830 SW 72"d Avenue; Washington County Tax Map 2s112AD, Tax Lot 700. ZONE: I-P: Industrial Park District. COMPREHENSIVE PLAN DESIGNATION: Light Industrial. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390,& 18.530. Attached are the Vicinity Map, Zoning Map, and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY,DECEMBER 6,2012. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact John Floyd at 503-718-2429 or johnfl(aitigard-or.gov. [PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: J 4 We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. of our office. Written comments provided below: Name&Number of Person(s) Commenting: I John Wolff IAAI-CFI Deputy Fire Marshal II €f �§0 (503)259-1504-direct ''' °`1 (503)642-4814-fax Tuaiatin Valley (503)649-8577-main Fire & Rescue John.Wolff a tvfr.com 11945 S.W.70th Avenue Tigard,OR 97223-9196 www.tvfr.com 0 John Floyd From: Wolff, John F. <John.Wolff@tvfr.com> Sent: Monday, November 19, 2012 8:00 AM To: John Floyd Cc: Vattimo, Lysa Subject: Pioneer Waterproofing Zone Change Attachments: SCBOC OPS_L12111908370.pdf John Wolff I Deputy Fire Marshal II Tualatin Valley Fire & Rescue Direct: 503-2594504 www.tvfr.com 1 , III Notice of a Public Hearing — Type IIIB Conditional Use TIGARD Pioneer Waterproofing Zone Change - Case ID: ZON2012-00002 Tigard Community Development Contact Information Date of Notice: Wednesday, November 14, 2012 To: Interested Persons Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov Development is proposed in your neighborhood that requires a land use review. The Planning Commission will conduct a public hearing beginning at 7:00 pm on Monday, December 17, 2012 in the Town Hall of the Tigard Civic Center at 13125 SW Hall Blvd.,Tigard, Oregon 97223. Anyone wishing to present written testimony on this proposed action may do so by sending it in writing to John Floyd. We need to receive your written comments by 5:00 p.m. on Thursday, December 13, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: CUP2012-00014. Please address your comments to the appropriate staff person: John Floyd. Anyone wishing to present oral testimony may do so at the hearing. Information About the Proposal Description of the Proposal: The applicant is requesting approval of a quasi-judicial zoning map amendment on an approximately 1.94 acre parcel fronting 72nd Avenue. The zoning designation would be changed from "I-P: Industrial Park District" to "I-L: Light Industrial District", the existing comprehensive plan designation of "Light Industrial' would remain unchanged. LOCATION: 14830 SW 72nd Avenue;Washington County Tax Map 2s112AD,Tax Lot 700. Applicant: Pioneer Waterproofing Attn: Mike Crawford 180 SE Water Avenue Portland,OR 97214 Owner 1: United Pipe&Supply Co. C/O Myers &Co. Consultants LLC 17523 Spyglass Circle Dallas,TX 75287 Proposal Address: 14830 SW 72nd Ave. Tigard, Oregon 97224' Legal Description: Washington County Tax Map 2S112AD,Tax Lot 700 Zoning: I-P: Industrial Park District Approval Criteria: Community Development Code Chapters 18.380, 390,& 18.530 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 What You Should Know About This Type IIIB Proposal This proposal requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period or through oral testimony at the public hearing. The Community Development Department will be making a recommendation to the Planning Commission on this proposal; our staff report and recommendation will be available for review at least seven days before the hearing. The final decision will be made by the Planning Commission after consideration of the staff recommendation,relevant evidence and public comments received during the open comment period and at the hearing. The Planning Commission's decision will be mailed to the applicant, to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. Public Information Requests: A copy of the application, documents and evidence considered will be contained in the public record and available for public review. If you would like to review this material at no cost, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials,city records will prepare them for you at a reasonable cost. Public Comment and Hearing Process Information The public hearing on this matter will be conducted in accordance with the Tigard Development Code, Chapter 18.390 and rules of procedure adopted by the Tigard City Council which are available online or by request at City Hall. At the hearing, the Planning Commission will receive a staff report presentation from the city planner, open the public hearing and invite both oral and written testimony. The Planning Commission may continue the public hearing into an additional meeting in order to obtain more information or may close the public hearing and take action on the application. If evidence in support of the application is submitted less than seven days prior to the public hearing, any party is entitled to request a continuance of the hearing. If there is no continuance granted at the hearing, any participant in attendance may request that the record remain for at least seven additional days after the hearing. Appeal Information Failure to raise any issue regarding this proposal, either in person or in writing prior to the close of the public hearing, or failure to provide testimony or sufficient evidence to allow the hearings officer to respond to the issue,precludes an appeal to the Land Use Board of Appeals based on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Municipal Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Municipal Code Chapter 18.390.There is a fee charged for appeals. Attachments Included in this Notice Notification Map Zoning Map Notice to Mortgagee, Lienholder,Vendor,or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. Final Comment Deadline at 5 pm:Thursday,December 13,2012 120 days = Thursday, February 28,2013 Assistive Listening Devices and Interpreters:Assistive listening devices are available by request.The city will also endeavor to arrange for a qualified sign language and bilingual interpreters upon request. Please call 503-639-4171, extension 2438 (voice) or 503-684-2772 (TDD — Telecommunications Device for the Deaf). Please make these arrangements at least one week prior to the public hearing. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I I I Area Notified (500 Ft) •-... \ — I / n ZON2012-00002 I o - H \ :L...0BONITA RD • oiq P. 1 2S112AD00501 . I ill"0 Lake g R► 2S'12AD01 50110 2AD01100 Oswego2S2,T•rl• ovioF, q�,I 2S112AD00500 - 2 Yg I C 2S112ACO2400 j rD o 2S112AD00600 M I 1 E, I 25112'01 00 I Subject Site J 2S112ACO2300 >�1�i�i•�•�•�•O.•.'.'.'� I C. a:OO4 �:*t'itp:4i �'�'i0:4, 1 0 2 112ACO22 i�i.i�i'i�i�i ji�i.i.i�i I ••�•••••�•�•�•�•j•�•�•j•�•j•� 2S112AD009 r. w 2S112ACO2100 I ., tv Y I Property owner information is valid VD 2S112ACO2000 2S112AD01000 a M for 3 months from the date printed on a ■ this map. Z 2S112AC01900 0 toz12S112AC01801 N R CARDINAL LN 1-1 `:511 Z' :.,, M Map Printed:12-Nov-12 ?- \goo Ili 2S112DA01200 , InbnnSlan on this map N for general ballon 0 I 0, only MM should be omitted well We DwNopmml a 2S112DA00800 �"" 'D""I°� 0 DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TGARO MAKES NOT WARRANTY.REPRESENTATION."E0 OR TEEAS TO THE J CONTENTROVIDE ACE.DUEHEREIN. T LINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHELL ASSUME NO N LIBABILIOY FOR ANY ERRORS.OMISSIONS.OR INACCURACIES IN THE WINFORMATION PROVIDED REGARDLESS OF HOW CAUSED COMMUNITY DEVELOPMENT DEPARTMENT A Place to Call Home' REDWOOD LN I City of Tigard 0 = 11 Mord, SW Hall Blvd IIIti`A Mq� 0 ass 71 erd,OR 97223 \\\\\1 503639-4171 II��r,l:u (\ I wwWtigard-orgov Zoning Map i n _egend -L o [:- : Subject Site CH Zoning Classifications G- R-1 30,000 Sq Ft Min Lot Size R-2 20,000 Sq Ft Min Lot Size n R-3.5 10,000 Sq Ft Min Lot Size O R-4.5 7,500 Sq Ft Min Lot Size R-7 5,000 Sq Ft Min Lot Size • I R-12 3,050 Sq Ft Min Lot Size NI., f. R-25 1,480 Sq Ft Min Lot Size • i R-40 40 Units Per Acre ro MUR-1 Mixed Use Residential 1 et, } MUR-2 Mixed Use Residential 2 ..-..... il: 3 _MU-CBD Mixed Use Central Bus Dist Y _C-C Community Commercial d _C-G General Commercial d -�tl sw ` Q C-N Neighborhood Commercial Q0 M C-P Professional Commercial p' G , NM MUC Mixed Use Commercial Z AAAANNNNN ww•w wqrvw. W MEM MUC-1 Mixed Use Commercial 1 N V4,,•••••••••••••••11*••••••••••••••••••••••••••••••••••••11, to MUE Mixed Use Empoloyment w r ►11.4140.4.40 •���,11, •••41,111,11411,411,411•411,•••••••.�,��,11 , � •••••� .-, ►4,404141411,•1111414 •4.4111414•4140414,4•414141,1•41,41� MUE-1 Mixed Use Employment 1 N41•41,41.4••• 41• 4••• 414w **O*�]i►�Y�•••••�4041,0* MUE-2 Mixed Use Em ►4141.404041.4041.x•4141♦ 414)414414041041404,4 Elmployment2 •Cn ••••••••••�••••••••�•�••••••••••••••••••••••••••••••••• I-L Light Industrial ♦1•••.•••••••••••••.•••••.••♦ p�G • • -P Industrial Park ••••••••••••••••••••••••••••• ►s •♦•.♦•>1••)...:• ••1•�`b •�••♦��•�•+••••••••�•�••�•♦�♦� ME I-H Heavy Industrial Mill Washington County '. ` Overlay Zones !:1* 5(/Historic District Overlay 4 r 1 Planned Development Overlay P Et Map Printed 12-Nov-12 OINFORMATION ON THIS MAP IS FOR GENERAL LOCATION h (D ONLYAND SHOULD SE VEPoflED ISI MEDEVELOPMENT OSERVICES DIVISION DATA IS DERIVED FROM MULTIPLE SOURCES WE CITY OF TIGARD •'AYES NOT WARRANTY REPRESENTATION OR GUARANTEE AS TO THE • 'v TT/TENT.TENT.ACCICT TIMELINESS OR COMPLETENESS OF ANY OF THE J • DATA PROVIDED HEREIN.TEE CITY OF TIGARD SHALL ASSUME NO N _� _IOASRITY FORAM,ERRORS.OMISSIONS.OR INACCURACIES IN THE N INFORMATION PROVIDED REGARDLESS OF HOW CAUSED U.) COMMUNITY DEVELOPMENT DEPARTMENT CARDINAL LN 'APlacetoCaIIHorne" Coy of Tigard \ - Feet TIGAR MA Tigard,13125 SW Hall Blvd �\ 1 125 250 M Tyartl.oR 97223 t 503 639-4171 rI _uI W WW tIgard-or gov 4 I John Floyd From: Christine Wiley Sent: Wednesday, November 14, 2012 10:48 AM To: Ifaxon©commnewspapers.com Cc: John Floyd Subject: Public Notice for Dec 6 Issue of Tigard Times Attachments: Chris Wiley.vcf; ZON2012-00002 Pioneer Waterproofing Zone Change_Pub 12 06 12.docx Subject: Public Notice for Dec 06 edition- Tigard Times Attached please find an Ad the City of Tigard would like to submit. Please place it under the City of Tigard logo in the Legal Notice Section of the Tigard Times. If you have any questions, please feel free to contact me or the project officer, Associate Planner john Floyd, 503-718-2429 or johnfl@tigard-or.gov. Can you please confirm receipt of this message by "Reply to All". Thank you, Louise. Chris Wiley City of Tigard Community Planning Senior Administrative Specialist Christine's'`tigard-o r.gov 503-718-2714 13125 SW Hall Blvd Tigard OR 97223 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 1 U.S. Postal Service- ❑ CERTIFIED MAIL. RECEIPT (Domestic Mail Only;No Insurance Coverage Provided) For delivery information visit our website at www.usps.come N OFFICIAL.. N N Ln -VVorlr/i Li Certifi Fee O .0 O Poark Return Receipt Fee i Here to E D (Endorsement Required) W C CO • p Restricted Delivery Fee 4 a (Endorsement Required) S afli oa Pi Total Postage&Fees $ ( t✓C) "014051 o• Sent To ATTN PLAN AMENDMENT SPECIALIST N Street,Apt.No.; DEPT OF LAND CONSERVATION & DEV or PoBox No. 635 CAPITOL STREET NE SUITE 150 City,State,Z!P+4 SALEM OR 97301-2540 PS Form 3800,June 2002 See Reverse for Instructions SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A. Sig ture item 4 if Restricted Delivery is desired. ID Agent • Print your name and address on the reverse X 0 Addressee so that we can return the card to you. B. Received by(Printed Name) C. Date of Delivery • Attach this card to the back of the mailpiece, r B t a 1pwr, t‘,6/11 or on the front if space permits. D. Is delivery address different from item 1? 0 Yes 1. Article Addressed to: If YES,enter delivery address below: 0 No ATTN PLAN AMENDMENT SPECIALIST DEPT OF LAND CONSERVATION &DEV 635 CAPITOL STREET NE SUITE 150 3. Service Type SALEM OR 97301-2540 ACertified Mail 0 Express Mail ❑ Registered 0 Return Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery'?(Extra Fee) 0 Yes 2. Article Number 7005 5110 0004 5777 5200 (Transfer from service label) PS Form 3811, February 2004 Domestic Return Receipt 102595-02-M-1540 P 0 M 1 XDLCD Notice of Proposed Amendment or Periodic Review work Task Proposed Hearing or Urban Growth Boundary or Urban Reserve Area THIS COMPLETED FORM,including the text of the amendment and any supplemental information,must be submitted to DLCD's Salem office at least 35 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING ORS 197.610,OAR 660-018-0020 and OAR 660-025-0080 Jurisdiction: Tigard Date of First Evidentiary Hearing: 12/17/2012 Local File Number: ZON2012-00002 Date of Final Hearing: 12/17/2012 Is this a REVISION to a previously submitted proposal? ®No ❑ Yes Original submittal date: ❑ Comprehensive Plan Text Amendment(s) ❑ Comprehensive Plan Map Amendment(s) ❑ Land Use Regulation Amendment(s) ® Zoning Map Amendment(s) ❑ Transportation System Plan Amendment(s) ❑ Urban Growth Boundary Amendment(s) ❑ Periodic Review Work Task Number ❑ Urban Reserve Area Amendment(s) ❑ Other(please describe): Briefly Summarize Proposal in plain language IN THIS SPACE(maximum 500 characters): Owner initiated rezoning of approximately 1.94 acres from I-P(Industrial Park District)to I-L(Light Industrial District), with no change to the underlying comprehensive plan desigation of Light Industrial. Has sufficient information been included to advise DLCD of the effect of proposal? EYes,text is included Are Map changes included: minimum 8'/z"x11"color maps of Current and Proposed designations. ® Yes,Maps included Plan map change from: No Change To: No Change Zone map change from:Industrial-Park To: Light Industrial Location of property(Site address and TRS): 14380 SW 72" Avenue/T2S R1W Section 12AD Previous density range:n/a New density range: n/a Acres involved: 1.94 Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 ® ❑ ❑ ❑ ❑ X ❑ � H ❑ Is an exception to a statewide planning goal proposed? ❑ YES ®NO Goal(s): Affected state or federal agencies, local governments or special districts(It is jurisdiction's responsibility to notify these agencies. Local Contact person(name and title): John Floyd,Associate Planner Phone: 503-718-2429 Extension: Address: 13125 SW Hall Blvd City: Tigard Zip: 97209- Fax Number: E-mail Address: johnfl@tigard-or.gov - FOR DLCD internal use only- DLCD File No a► SUBMITTAL INSTRUCTIONS This form must be submitted to DLCD at least 35 days prior to the first evidentiary hearing. per ORS 197.610,OAR Chapter 660, Division 18 and OAR Chapter 660,Division 25 1. This Form 1 must be submitted by a local jurisdiction. Individuals and organizations may not submit a comprehensive plan amendment for review or acknowledgment. 2. When submitting a plan amendment proposal,please print a completed copy of Form 1 on light green paper if available. 3. Text: Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information necessary to advise DLCD of the effect of the proposal. "Text" means the specific language proposed to be amended, added to or deleted from the currently acknowledged plan or land use regulation. A general description of the proposal is not adequate. Please submit Form 1 with ALL supporting documentation. 4. Maps: Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map must be legible, in color if applicable and printed on paper no smaller than 81/2 x 11 inches. Please provide the specific location of property: include the site address (es) and Township/Range/Section/tax lot number. Include text regarding background,justification for the change, and the application if there was one accepted by the local government. 5. Exceptions: Submittal of proposed amendments that involve a goal exception must include the proposed language of the exception. 6. Unless exempt by ORS 197.610(2),proposed amendments must be submitted to DLCD's Salem office at least 35 days before the first evidentiary hearing on the proposal. The 35 days begins the day of the postmark, or, if submitted by means other than US Postal Service, on the day DLCD receives the proposal in the Salem Office. The first evidentiary hearing is typically the first public hearing held by the jurisdiction's planning commission on the proposal. 7. Submit one paper copy of the proposed amendment including the text of the amendment and any supplemental information and maps (for maps see#4 above). 8. Please mail the proposed amendment packet to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 9. Need More Copies? Please print forms on 8%x11 green paper if available. If you have any questions or would like assistance, please contact your DLCD regional representative or contact the DLCD Salem Office at(503) 373-0050 x238 or e-mail plan.amendmentsnstate.or.us. http://www.oregon.gov/LCD/forms.shtml Updated February 14,2012 - - - r John Floyd From: John Floyd Sent: Monday, November 05, 2012 3:41 PM To: 'Mike Crawford' Subject: RE: Completeness Determination Mike, We have everything necessary. I now have the envelopes and electronic copies of your application. Unfortunately I have to hold to the 17th due to a state law pertaining to zone changes. This relates to minimum notification periods that the city has to give to the State Department of Land Conservation and Development. Is there any way you can renegotiate that end date? Will a letter from the City help? John From: Mike Crawford [mailto:mikecrawford@pioneerwaterproofing.com] Sent: Friday, November 02, 2012 7:28 AM 9 To: John Floyd Cc: 'Tom Talbot'; ronstrongwater(ahmyers-co.com; iquinteroC@magellanproperties.net Subject: RE: Completeness Determination John, The envelopes were dropped off yesterday and the electronic copy of the application was sent per you're your request, You now have everything you need from us. I am asking you to try and get us on the calendar sooner if at all possible. My agreement with the seller gives me until the 12th of December to have the sale complete. I and my team have worked very hard to get you everything required just as soon as possible to keep the process moving along but it has been almost 4 weeks since we turned in our application. I do appreciate your help thus far but an asking you to help us get this finalized so that I can move our business. Thank You, Mike Crawford President Pioneer Waterproofing Co. Inc. www.pioneerwaterproofing.com 1800 SE Water Ave. Portland,OR 97214 P: 503-232-9020 F: 503-234-4763 From: John Floyd [mailto:Johnfl@tigard-or.gov] Sent: Thursday, November 01, 2012 4:37 PM To: 'Mike Crawford' (mikecrawford@pioneerwaterproofing.com) Subject: Completeness Determination Mike, Your application has been found substantially complete as of November 1, 2012. The only outstanding items are the two sets of pre-stamped, pre-addressed envelopes for all properties of record within 500' and all parties on the Tigard interested parties list. Labels are available from the Tigard Planning Division. Once received we can schedule a hearing date. I have a tentative reservation for December 17 at 7pm here at City Hall. Regards, John Floyd John Floyd City of Tigard Associate Planner U Community Development 1 ' (503)718.2429 johnfl0-tigard-or.gov `` e 13125 SW Hall Blvd. € k ,r i to., Tigard,OR 97223 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law, E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules"City General Records Retention Schedule.". 2 Land Use Application COMPLETENESS REVIEW REQUEST TIGARD TO: Greg Berry RETURN TO: John Floyd DATE SENT: October 22, 2012 REPLY REQUESTED BY: October 29, 2012 PROJECT NAME: Pioneer Waterproofing Zone Change CASE NUMBER: ZON2012-00002 PROJECT ADDRESS: 14830 SW 72nd PROJECT DESCRIPTION: Change of zoning from Industrial Park to Light Industrial, see highlighted table 18.530.1 that identifies the changes in allowed land uses. Complete? gt Yes ❑ No Comments below or ❑ See Attached C . `/Z is\curpin\masters\completeness review request.docx November 1, 2012 To:John Floyd From: Greg Berry Case: ZON2012-00002 Pioneer Water Proofing The proposed zone change is not expected to result in an increased demand on utilities. As for traffic, the ITE Manual (8th Ed) reports equal P.M. peak trips per acre for Industrial Park and General Light Industrial. Consequently, a demand for increased street capacity is not expected. PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES 111111 'OH.. (Pre-Application Meeting Notes are Valid for Six (6) 1\1(Anths) TIGARD PRE-APP.MTG.DATE: August 16,2012 STAFF AT PRE-APP.: JMF/GB/MW/AS __ ,: NON-RESIDENTIAL APPLICANT: Pioneer Waterproofing AGENT: Marlene Gillis Phone: 503-232-9020 Phone: 503-595-2511 PROPERTY LOCATION: ADDRESS/GENERAL,LOCATION: 14830 SW 72nd:\VC. TAX MAP(S)/LOT#(S): 2S 112AD00700 NECESSARY APPLICATIONS: Major Modification to Existing Development; 2 Adjustments to Access and Egress Standards (driveway spacing): Adjustment to Parking Standards (increase in maximum parking requirements) PROPOSAL DESCRIPTION: Change of land use from "Wholesale Sales" to "Industrial Services"; relocation of an existing exit-only driveway fronting 72nd Avenue, construction of a new driveway to provide access onto Sequoia Parkway; demolition and relocation of existing parking spaces and landscaping; construction of new parking spaces; exterior and interior improvements to an existing 20,000 square foot building;and tree removal. COMPREHENSIVE PLAN MAP DESIGNATION: I-P: Industrial Park District ZONING MAP DESIGNATION: Light Industrial ® Development Standards (Refer to Code Chapter 18.530) Setbacks: 35 feet front,0 feed side yard,0 feet rear. Max.Height: 45 feet Landscaping: 25%minimum(reducible to 20%per 18.530.050.B) Lot Coverage: 75%maximum(increasable to 80%per 18.530.050.B) See also"Additional Comments"provided on page 4 below. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) The applicant shall notify all property owners within 500 feet, interested parties, and the City of Tigard of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [`^ CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 NON-Residential Application/Planning Division Section ® NARRATIVE (Refer to Code Chapter 18.390) The applicant shall submit a narrative which provides findings based on the applicable approval standards (see page 4 of these notes for a full list of applicable chapters). Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. 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 applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • CLEAN WATER SERVICES (CWS) STANDARDS (Refer to CWS R&O 07-20/USA Regulations-Chapter 3) CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessaryto comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas,CWS must stiissue a letter stating a CWS Service Provider Letter is not required. ® ACCESS (Refer to Chapters 18.705) Minimum number of accesses: 1. Minimum access width: 30'. (0-99 parking spaces) Minimum pavement access width: 24'. Minimum driveway spacing is 200 feet for collectors (Sequoia Parkway) and 600 feet for Arterials (72nd Avenue) All driveways and parking areas,except for some fleet storage parking areas,must be paved. /1 WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030.F) WALKWAYS SHALL EX PEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections ° between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (l SPECIAL SETBACKS (Refer to Code Chapter 18.730.040) STREETS: feet from the centerline of ® BUFFERING AND SCREENING (Refer to Code Chapter 18.745) Required buffer areas are described by the Code in terms of width and content. The required buffer areas may only be occupied by vegetation, fences,utilities,and walkways. Additional information on required buffer area materials and sizes may be found in Chapter 18.745 of the Development Code. The minimum required buffer widths applicable to your proposal area are: North boundary. n/a East boundary. n/a South boundary. n/a West boundary. 10 feet lawn or living groundcover(Buffer level"A") In addition, sight obscuring screening is required along all parking areas to define and screen them from public rights-of-way. See 18.745.050.E for a full list of requirements. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 NON-Residential.Application/Planning Division Section F LANDSCAPING (Refer to Code Chapters 18.745, 18.765 and 18.705) Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four(4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms,decorative walls,and raised planters. ® RECYCLING (Refer to Code Chapter 18.755) Applicant should contact franchise hauler for review and approval of site servicing compatibility. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. ® PARKING (Refer to Code Section 18.765) Required vehicle parking for Industrial Services in Parking Overlay Zone B: Minimum of 0.8 /1,000 square feet; Maximum of 1. ,000 = Minimum of 16 parking spaces.Maximum of 36 parking spaces. Parking stalls and drive aisles shall be dimensioned as set forth in Figure 18.765.1 of the Tigard Development Code, and shall meet all other requirements of Chapter 18.765. ►�I BICYCLE RACKS (Refer to Code Section 18.765.050) Bicycle racks are required. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 0.1/1.000 square foot required for Industrial services = 0.1 x 20 = 2 bicycle parking spaces Fl SIGNS (Refer to Code Chapter 18.780& 18.610.055) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. ® TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. PROTECTION IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. 1 CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting streets functional classification and any existing obstructions within the dear vision area. CITY OF TIG ARD Pre-Application Conference Notes Page 3 of 5 NON-Residential Application/Planning Division Section CODE CHAPTERS TO BE ADDRESSED IN PROJECT NARRATIVE 18.330(Conditional Use) I I 18.610(Tigard Downtown) ® 18.760(Nonconforming Situations) II 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) ® 18.765 (Off-Street Parking/Loading Requirements) ® 18.350(Planned Development) 18.640(Durham Quarry Design Standards) [J 18.775(Sensitive Lands Review) ® 18.360(Site Development Review) X 18.705(Access/Egress/Circulation) / 18.780(Signs) ® 18.370(variances/Adjustments) 18.710(Accessory Residential Units) 0 18.785(Temporary Use Permits) • 18.380(Zoning Map/'Text Amendmeni 18.715(Density Computations) / 18.790(Tree Removal) • 18.385(Miscellaneous Permits) El 18.720(Design Compatibility Standards) ® 18.795(visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact1:71 18.725(Environmental Performance fl 18.798(Wireless Communication Facilities) Study) Standards) [I 18.410(Lot Line Adjustments) 18.730(Exceptions To Development ® 18.810 (Street & Utility Improvement Standards) Standards) [I 18.420(Land Partitions) 18.740(Historic Overlay) 18.430(Subdivisions) 18.742(Home Occupation Permits) II 18.510(Residential Zoning Districts) 18.745(Landscaping&Screening Standards) I I 18.520(Commercial Zoning Districts) I I 18.750 (Manufactured/Mobil Home Regulations) ® 18.530(Industrial Zoning Districts) ® 18.755 (Mixed Solid Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: 1. The application materials submitted do not provide a clear picture of the proposed use. Based on phone conversations with Marlene Gillis on August 14, 2012,the City understands the proposed use to be "Industrial Services" (TDC 18.130.070.C). This would constitute a change in use, as the last business of record was classified as "Wholesale Sales." This is based upon the understanding that the building will function as a central administrative and storage facility for exterior waterproofing crews who perform work offsite. Based • upon that conversation, no manufacturing or processing will occur on site, no direct sales will occur to the public, and only administrative support and storage/staging of materials will take place. 2. According to materials provided with the application, this property has approximately half of the required amount of landscaping (12% existing, 25% required in the I-P zone), and exceeds the maximum site coverage limitations (88% existing, 75% maximum in the I-P zone). In a change of use situation, the premises need to be brought into full conformity with all regulations of the zoning district (1'DC 18.760.040.D.1.d). Please note that lot coverage requirements can be increased to 80% as part of the site development review process, subject to the satisfaction of four performance standards set forth in 18.530.050.B. 3. Access to Sequoia parkway can only occur by crossing Tract"A" of the Pacific Corporate Center Subdivision (Tax Map and ID No. 2S112AD01300). Please note that the owners of this parcel must also sign the application,and provide their consent before your application can be deemed complete. 4. See also attached from Development Engineering. PROCEDURE Administrative Type I or Type II Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 NON-Residential Application/Planning Division Section APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NO 1E: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard City Council. A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELA TED PERMITS WILL NOT BE ACCEP TED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: John Floyd,Associate Planner CITY OF TIGARD PLANNING DIVISION PHONE: 503-718-2429 EMAIL: johnfl@tigard-or.gov WEBSII"h: www.tigard-or.gov CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 NON-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES 1111 ➢ DEVELOPMENT ENGINEERING < TIGARD City of Tigard,Oregon Community(Development ShaptngA Better Community PUBLIC FACILITIES Tax Mauls): 1S112AD Pioneer Waterproofing Tax Lolls): 100 Use Type: I-P The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 72nd Avenue to 52 feet from centerline of right-of-way (104 feet total ROW) ® SW Sequoia to 74 feet from centerline of right-of-way (74 feet total ROW) An adjustment to avoid dedication of additional right-of-way may be available. SW to feet SW to feet Street improvements: (Subject to rough proportionality) I I Future half street improvements along SW 72 Avenue may include: 38 feet of pavement from centerline to face of curb (half of a 12-foot turn lane, two 12-foot travel lanes and 6-foot bike lanes) concrete curb I I 5-foot planter exclusive of curb storm sewers and other underground utilities 8-foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes 21 Pioneer Page 1 of 5 Development Engineering ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Pavement tapers as needed Subsection 18.705.030.H requires a minimum driveway spacing of 600 feet for collectors. The existing one-way driveways are permitted. Show that existing driveways to the east do not conflict with the proposed driveway. 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This would be applicable if the full SW 72nd right-of-way is not dedicated. Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Pay fee-in-lieu of undergrounding for approximately 344 lineal feet of power line frontage along Cascade Avenue. Estimated total: $35 x 622 feet = $12,000. Sanitary Sewers: The site is currently served. Water Supply: The City of Tigard provides public water service in this area. Additional service is not proposed. Fire Protection: CITY OF TIGARD Pre-Application Conference Notes 21 Pioneer Page 2 of 5 Development Engineering Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in- lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be reviewed and approved by the city. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction Standards applies (see attached table). Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. CITY OF TIGARD Pre-Application Conference Notes 21 Pioneer Page 3 of 5 Development Engineering TRANSPORTATION DEVELOPMENT TAK The TDTram ro collects fees from new development based on the development's projected impact upon p 9 p the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single-family home. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. A PFI permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are CITY OF TIGARD Pre-Application Conference Notes 21 Pioneer Page 4 of 5 Development Engineering substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: 2e/0s • z• DEVELOPMENT ENGINEER DATE Phone: [503)718-2468 Fax: [503)718-2748 Revised: March 2012 is\development engineering\gus\development review\preapplications\2012\preapplication template for future preapps 3-28-12.docx • CITY OF TIGARD Pre-Application Conference Notes 21 Pioneer Page 5 of 5 Development Engineering SODERSTROM ARCHITECTS PIONEER WATERPROOFING - PRE-APPLICATION CONFERENCE - CITY OF TIGARD PROPERTY ADDRESS: 14830 SW 72nd AVE., TIGARD, OR 97224 OWNER: UNION CENTRAL LIFE -ATTN DIANE THOMAS PO BOX 888, CINCINNATI, OH 45240 ZONING: I-P INDUSTRIAL PARK, IL- LIGHT INDUSTRIAL PARKING ZONE: B CONSTRUCTION TYPE:V-B Scope of Project: Remodel of existing 'B' occupancy building for new tenant, including bringing existing industrial lot up to current code. The existing approximately 16,000 SF industrial building is to remain unchanged. New tenant requires parking adjustments, including relocating existing parking on site at west, and adding new parking along the northern perimeter. Specific: Access adjustment: A. Add new access at lot NE corner onto Sequoia, to improve internal site circulation. B. Relocate existing north access on SW 72nd Drive slightly north of existing location, to align with proposed new access at Sequoia. General Issues and Concerns: 1. Lot coverage requirements 2. Landscaping requirements 3. Demolition of existing trees/landscaping, particularly on Sequoia for the new access 4. Rated separation between 'B' occupancy and 'S-2' occupancy. 1200 NW Naito Parkway,Suite 410 I Portland,Oregon 97209 I 503.228.5617 I FA% 503.273.8584 I www.sdra.com 3 � SODERSTROM ARCHITECTS PIONEER WATERPROOFING - CODE REVIEW SUMMARY - CITY OF TIGARD PROPERTY ADDRESS: 14830 SW 72nd AVE., TIGARD, OR 97224 OWNER: UNION CENTRAL LIFE -ATTN DIANE THOMAS PO BOX 888, CINCINNATI, OH 45240 ZONING: I-P INDUSTRIAL PARK, IL - LIGHT INDUSTRIAL PARKING ZONE: B CONSTRUCTION TYPE: V-B SITE AREA: 2.39 ACRES (105,000 SF) IMPERVIOUS: BUILDING AREA: 20,000 SF TOTAL OFFICE: 4,000 SF WAREHOUSE: 16,000 SF PERVIOUS: 13,100 SF TOTAL PERVIOUS PAVEMENT: 1,600 SF LANDSCAPING: 11,500 SF LOT COVERAGE: 19% BUILDING FOOTPRINT 12% PERVIOUS (INCLUDES LANDSCAPING + PAVERS) 69% PAVEMENT (CONCRETE + ASPHALT) OCCUPANCY: OFFICE = B WAREHOUSE = S-2 AREA AND HEIGHT LIMITS: B OCCUPANCY 9,000 SF TWO STORIES AREA INCREASE: B OCCUPANCY- YARDS ON THREE SIDES PERIMETER: 250 LF SIDES WITH YARDS: 195 LF AREA INCREASE FACTOR: .78 = 7,020 SF TOTAL ALLOWABLE B OCCUPANCY: 9,000 SF + 7,020 SF = 16,020 SF AREA AND HEIGHT LIMITS: S-2 OCCUPANCY 13,500 SF TWO STORIES AREA INCREASE: S-1 OCCUPANCY - YARDS ON THREE SIDES PERIMETER: 250 LF SIDES WITH YARDS: 195 LF AREA INCREASE FACTOR: .89 = 12,015 SF TOTAL ALLOWABLE B OCCUPANCY: 13,500 SF + 12,015 SF = 25,515 SF TOTAL ALLOWABLE AREA: 41,535 SF 1200 NW Naito Parkway,Suite 410 I Portland,Oregon 97209 I 503.228 5617 I FAX 503 273 8584 I www.sdra.com SODERSTROM ARCHITECTS FIRE-RATED SEPARATION BETWEEN OCCUPANCIES, PER TABLE 508.4: S-2 AND B OCCUPANCY = 2-HOUR SEPARATION REQUIRED TABLE 18.530.2 - DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES: I-P MINIMUM LOT SIZE: NONE MINIMUM LOT WIDTH: 50 FEET MINIMUM SETBACKS: FRONT: 35 FEET SIDE FACING STREET ON CORNER + THROUGH LOTS: 20 FEET SIDE YARD: 0 FEET (NO ADJACENT RESIDENTIAL) REAR YARD: 0 FEET (NO ADJACENT RESIDENTIAL, NOT IN ROLLING HILLS) MAXIMUM HEIGHT: 45 FEET MAXIMUM SITE COVERAGE: 75% (BUILDINGS + IMPERVIOUS) - CAN BE INCREASED TO 80% 1. MINIMUM LANDSCAPE COVERAGE = 20% 2. STREET TREES PER 18.745.040.C.1 a. THREE INCH MIN CALIPER, INSTEAD OF TWO INCH b. MINIMUM 10 FEET LANDSCAPING BETWEEN PARKING AND PL c. MEET ALL BUFFERING, SCREENING, SETBACKS PER 18.745.050 d. DOCUMENT ON-GOING LANDSCAPE MAINTENANCE PROGRAM MIN LANDSCAPE REQUIREMENT: 25% (MAY BE REDUCED TO 20% THROUGH DEV. REV.) LANDSCAPING REQUIREMENTS, PER TABLE 18.745.1 - BUFFER MATRIX NO BUFFER REQUIRED FOR LIGHT INDUSTRIAL ABUTTING LIGHT INDUSTRIAL PARKING REQUIREMENTS - PER TABLE 18.765.2 LIGHT INDUSTRIAL MINIMUM: 1.6 PER 1,000: 16 x 1.6 = 26 SPACES MAXIMUM: NONE BICYCLE PARKING: 0.1 PER 1,000: 16 x 0.1 = 2 BICYCLE SPACES BUSINESS MINIMUM: 2.7 PER 1,000: 4 x 2.7 = 11 SPACES MAXIMUM: 4.1 PER 1,000: 4 x 4.1 = 17 SPACES BICYCLE PARKING: 0.5 PER 1,000: 4 x 0.1 = 1 BICYCLE SPACE TOTAL PARKING REQUIRED: MINIMUM = 37 SPACES MAXIMUM = 43 SPACES (NO MAXIMUM FOR S-2 OCCUPANCY) BICYCLE PARKING = 3 SPACES EXISTING PARKING PROVIDED: CAR: 15 SPACES (NO ADA - VERIFY) BICYCLE: NONE 1200 NW Naito Parkway,Suite 410 I Portland,Oregon 97209 I 503 228.5617 I FAX 503.273.8584 I www.sdra.com SODERSTROM ARCHITECTS PLUMBING FIXTURES REQUIRED B OCCUPANCY: 4,000 SF /200 = 20 OCCUPANTS: 10 MALE, 10 FEMALE WATER CLOSETS: (1-15 OCCUPANTS) (1) MALE (1) FEMALE LAVATORIES: (1-15 OCCUPANTS) (1) MALE (1) FEMALE S-2 OCCUPANCY: 16,000 SF/5,000 = 4 OCCUPANTS: 2 MALE, 2 FEMALE WATER CLOSETS: (1-10 OCCUPANTS) (1) MALE (1) FEMALE LAVATORIES: (1-10 OCCUPANTS) (1) MALE (1) FEMALE TOTAL PLUMBING FIXTURES REQUIRED: WATER CLOSETS: (4)-2 EACH MALE + FEMALE LAVATORIES: (4)-2 EACH MALE + FEMALE 1200 NW Naito Parkway,Suite 410 I Portland,Oregon 97209 I 503 228.5617 I FAX 503.273.8584 I www.sdra.com RECEIVED .114 • City of Tigard J U L 3 0 2012 Pre-Application Conference Re u In OF TIGARD TIGARD � ING/EN aINEERING GENERAL INFORMATION FOR STAFF USE ONLY Applicant: PIONEER WATERPROOFING Case No.: Phq.r2 p2 DGOZ. Address: 1800 SW WATER AVE Phone: (503)232.9020 Receipt No.: r 3 171/g City: PORTLAND Zip: 97214 Application Accepted By: A4 Date: 7/70:0//Z— Contact Person: MARLENE GILLIS Phone: (503)595.2511 • Z /f(o�/Z DATE OF PRE-APP.: �y, Property Owner/Deed Holder(s):UNION CENTRAL LIFE,TRESURY SERVICES TIME OF PRE-APP.: /0 471. 1 ATTN DIANE THOMAS PRE-APP. HELD WITH: Rev.7/1/12 Address:P.O. BOX 888 Phone: (513)595.2200 is\curpin\masters\land use applications\Pre-App Request App.doc City: CINCINNATI, OH Zip: 45240 Property Address/Location(s): 14830 SW 72nd AVE. REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map&Tax Lot#(s): 2S112AD00700 ❑ Pre-Application Conf. Request Form Zoning: I-P INDUSTRIAL PARK 6 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any Site Size: 3.88 ACRES(PER CITY OF TIGARD MAPS INFO) site-specific questions/issues that you would like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION ❑ Site Plan. The site plan must show the proposed lots and/or building layouts drawn All of the information identified on this form are required to be submitted by to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one (1) subject property in relation to the nearest week prior to officially scheduling a pre-application conference date/time to streets;and the locations of driveways on the allow staff ample time to prepare for the meeting. subject property and across the street. A pre-application conference can usually be scheduled within 1-2 weeks of the ❑ Vicinity Map. Planning Division's receipt of the request for either Tuesday or Thursday ❑ The Proposed Uses. mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ Filing Fee$627.00 PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-FRIDAY. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 of 1 CITY OF TIGARD RECEIPT � g 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 187749 - 07/30/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2012-00021 Pre-Application Conference 100-0000-43116 $546.00 PRE2012-00021 Pre-Application Conference-LRP 100-0000-43117 $81.00 Total: $627.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 33342 HWATKINS 07/30/2012 $627.00 Payor: Pioneer Waterproofing Company, Inc. Total Payments: $627.00 Balance Due: $0.00 Page 1 of 1 PACIFIC CORFOIRATF CENT SHEET 1 OF 4 SITUATED N LOTS I,2,5,6 AND 1 OF'BONITA GARDENS"AND LOTS 1 THROUGH 5,LOTS 10 THROUGH 14, AND PORTIONS OF LOTS 6,1,AND 9 OF"GABLE ACRE TRACTS",AND OTHER LANDS N THE EAST ONE-HALE OF SECTION 12,101LNSHIP 7 SOUTH,RANGE 1 VEST OF 114E WILLAMETTE MERIDIAN CITY OF TIGARD, WASP-IINGTON COUNTY, OREGON SCALE: 1"n300' (�^/\ NOVEMBER 1989 \cg(n T -M- AMENDED BY 91/5222 CURVE DATA EVANS UIIIIIVI EASEMENTS AND RESTRICTIONS DAVID 30 612 AND ASSOCIATES.NC. MS SW CORBETT ANID E LOT DELTA RADIUS LE1 TH LONGCHORD PORTt OREGON a NUMBER DOCU'$NT PURPOSE (D03)223-ai53 1 90'00'53' 21.50 43.20 N 44'31'10"E 38.90 Qj 89-33390 Right-or-way for Street,Road and Utility 1 90'10'26" 32.00 5036 N 45'23'10'W 45.32 (Parcel 1) (Public) 2 81"19'13' 21.50 41.91 N 46"48'41"W 31.91 A 89-33390 Right-of-way for Street,Road and Utility 2 15"24'51" 83250 223.96 N 10'51'35"W 223.29 (Parcel 2) (Public) 2 39'46'58" 46150 32460 N r IS'29"E 318.12 NOTES A 85-33350 Right-of-way for Street,Road and Utility 2 91'25'02" 2150 43.51 N 66'51'75"E 3535 (Parcel 3) (Public) 2 23'10'23" 35150 14455 N 18"53'12"W 14381 ® 05-33390 RIght-of-way for Street,Road and Utility 7 50-05'31' 32.00 5032 N 45"25'35"W 4515 1. The Boundary Resolution for this subdlviaon Is based on two (Parra'4) (Public) 2 09"54'23" 32.00 50.21 N 44'34'26"E 45/2 record of sury prepared by David Evan*and A.•ocialsa,Inc © 89-33385 Public Utility Easement 3 05'45'50" 2150 4308 N 22'25'05"W 3801 filed a*C5422513 and as C5•22843,Washington County Survey (Parcel 5) 3 31'51'50" 66150 44228 N 3'28'55"E 43424 Records,and on a record of novas prepared by Westlake A 09-33391 Slope Easement 3 89'54'23" 32.00 5021 N 44'3.4'26"E 4512 Consultants Mc.filed as CS"22190,Washington County Survey (Parcel 6) 3 3RecordThe deeds control) CS 1 d 2150 were reeeerad and • 09-33391 Slope Ea*ement 4 35"10'00''0 0 19150 118.30 N 20" 19150 481.11 N 7''000'' 12°W 00"E 50 s.41583 the boundary resolution agreed with The monuments shown on (Parcel 1) CS22190 were tied In the field and verified for position. The 4 21'48 52" 3365 126 6 N 13 02'35'3 5 E 5333 h • 89-33391 Slope Easement 4 21'21' 33650 12606 N 13' 39'W 12533 braaringa of 0911190 were rotated O'05'20'counter-clockwise (Parcel 0) 4 13'51'52" 4000 5184 N 13"12'21"E 4813 for this eubdivuion to coincide with 0812513 and 0812843. © 09-33391 Slope Easement 5 4'4.4'53" 88150 1305 N 15'06'06'E 1303 The beefs of bearing for this subdivision Is 0522513 and (Parcel 9) 5 25'22'38' 86250 38202 N 2'48'41"W 318.90 C822043. A 89-33391 Slope Easement 5 5'24'00" 60250 56.18 N 12'48'00"W 56.16 (Parcel 10) 6 31"29'43• 60250 331.15 N 5'38'52"E 32104 7. All lots and tracts are subject to declaration of covenants, II 85-33351 Slope Easement 6 SI"18'11" 3150 59.16 N 61'02'51"E 5383 conditions,and restrictions to be recorded after plat (Parcel II) 6 81'50'56" 3150 5150 N 73'22'32"W 5703 recordation ® 89-33391 Slope Easement 6 5'24'06" 53250 5020 N Il'50'53'E 50.18 (Parcel 12) 3. Tract,"A"and"B"shell be owned and maintained Pacific 1 21'03'.42"01 53250 19.16 N O'3 9"W 250.44.14, Realty Aeeoclatee LP. 19K 115 fG 649 Access Restrictions 8 2' 63750 19.16 N Il'32'09"W 19.16 y BK 115 PG 645 B 14"09'00" 16150 16954 N II'29'30•W 18906 BK 180 PG 33 • 8 93'56'31" 3150 61.49 N 42'33'19"E 5483 BK I%PG 283 9 89"55'01" 3150 5850 N 45'28'50"W 5303 BK 344 PG 550 Tract B 104'56'43' 3100 61.11 N 11'20'72'W 5869 BK 610 PG 201 • Tract B 44'22'00' 11105 131.10 N 2'41'00"LU 133.10 BIG 904 PG 493 CENTERLINE CURVES REGISTERED 1 BIG 1011 PG 124 SHEET INDEX PROFESSIONAL 44'10'43" 29000 27428 N 7'39'22"W 718.13 GFGG INDEX /� IAND SURVEYOR ® BK 348 PG 629 POE Easement 10'olds,,dlscio*ed location, 35"00'00" 83000 50102 N 2'00'00'E 499.11 affects Lots 4,5,and Tract B 38'12'00" 63500 47331 N 3'36'00"E 41551 L SHEET I. INDEX,NOTES,CURVE DATA, o�iv,.,a 7/.'B//a�� A BK 426 PG 290 POE Easement 10'olds',vdlecloeed location 41" 6'00' 50000 360.12 14 2'04'00•E 35239 AND EASEMENT NOTES OREGON 18'04'44" 800.00 252.43 N 9'31'38'W 25138 SAY 16,Isez A BIG 614 PG 416 Southern Pacific Company Mineral Rights Below 23' 0'23" 32500 13145 Nle'53'IP W 13055 2. SHEET 2: LOTS I,7,1,8,AND 9 DEANE W. BLAIR 1.000 feet,affect.Lots'I,1,8,and 9 1881 A BIG 944 PG 63 Slope Easement 3 SHEET 3: LOTS 3,4,5,AND 6 A OK 1195 IP 269 Unified Sewerage Agency Easement 4. SHEET 4: SURVEYOR'S CERTIFICATE, I CERTIFY TWAT T1415 DEDICATION,APPROVALS,AND TRACING IS AN EXACT A 83-36911 City of Tigard Utility Easement LEGEND INTERIOR CORNER MONUMENTATION COPY OF THE ORIGINAL PLAT OF PACIFIC A 85.181 City of Tigard Utility Easement 4 INITIAL PONT-Found I/2"Iron Pipe at N11.1.Corner Lot 5 CORPORATE CENTER. "Bonita Gardena". Set 2"x 36•Galvanized Iron pipe over found r , 1/2'Iron pipe and driven 6"below the surface of the ground. I �1 Q 4 INTERSTATE 5 r � Set bras,cap on 2"Iron pipe marked: NIT.PT. PAC8IC CORP.CENTER GREET!OF 4 1989 • Found monument as noted PLO 1981 I LOT 9 II k Found 5/8"Iron rod with yellow plastic cap etamped"DEA INC" set in CS 22513 -. " = LOT 8 LOT 1 I I • X Found 5/8"Iron rod with yellow plaelic cap stamped'DEA NC" LIDT 6 ii LOT 5 set In CS 22843 1 I p 1I TRACT B� \ a Set 5/8"x30•Iron rod with yellow pleellc cap stamped"DEA NC" Q _ ...-- I (LAYDSCAR G) or monument e•noted - _ --- �� II a ---Sal 1R Set 5/8"x 30"Iron rod with aluminum cap stamped"DEA NC" I1-1 � �-i ! /-*-, _ _�i�-----�� `V t TRACT i ly III yl) I I�- v� ,� O 5/8"z 30°Iron rod with yellow plastic cap stamped"DEA INC'or Ol (L,amecArNr.) 2 I Y I I monument as noted to be set during poet-monmentation ® I 1 I LOT 4 9 5/8"x 30"Iron rod with aluminum cap stamped"DEA INC"to be NI LOT I p LOT 2 i i OT 3 II wEpAp set during poet-monunentatIon S 1 H 1 I ktc�' l @@ g 11 5/8•x 30"Iron rod with alumina,'cap stamped"DEA NC"to be d IJ 3 -_____ J e I LI �- _ 4.T �f set In monument box during poet-monunentetion L_-a __ _ _- _ !.�_._ _-t J - s _ __ AEasement or restrIctIon L _i____J SW Ted AVENE L -I • LEGEND SHEET 2OF4 ® NITIAL POINT-Found I/1"Iron Pipe at N.W.Corner Lot 5 PACIFIC A` IFI / CORPO ` TE CENTER "Bonita Gardens•. Set 2"x36"Galvanized Iron pipe over found 1/2"Iron pipe and driven 6"below the surface of the ground. Set braes cap an 2"Iron pipe marked: NIT.PT. SITUATED IN LOTS I,2,5.6 AND 1 OF"BONITA GARDENS"AND LOTS 111-ROUGH 5,LOTS 90 THROUGH 14, PACIFIC CORP.CENTER AND PORTIONS OF LOTS 6,1,AND 9 OF'KAILE ACRE TRACTS•,AND OTHER LANDS N THE 1983 EAST ONE-HALF OF SECTION 12,TOWNSHIP 2 SOUTH,RANGE I LEST OF THE WILLAMETTE MERIDIAN • Fount monument as noted PLS 56! . . -.%1,.. G ITY OF TIGARD, WASHINGTON COUNTY, OREGON 4. Found 5/8"Iron rod with yellow plastic cap stamped"DEA NC" SCALE: 1'1=100' NOVEMBER 1989 eat M CS•22513 IR2 \ FD.5/6• ON ROD �J V V V N Found 5/8"Iron rod with yellow plastic cap stamped"DEA NC" wrar YELLOW PLASTIC set M CS X22843 cM•STA"tPED TT-M RA•940" DAND tYAW ANp A96OCIATE9,MC. 0 Set 5re°x30•Iron rod with yellow plastic cap stamped'DEA NC" 6A6 2626 6.5 cof>BE1T AVETGE Fp.5ro^!RCN ROD or monument as noted PORILaro,araEGoM 51201 .. FD.5/a'IRON TROD A (503)11!-6669 Wrap ALIAL CAP WM ALM GCAPALA S'%fi'ED'b"hm) _ S Set 5/13•x30•Iron rod with al mlnum cap stamped"DEA INC• 9TAMmFD.0610• S O.24'36•E IO5,68 �1 A INTERSTATE 0 5/8"x30•Iron rod with yellow plastic cap stamped•DEA NV 19838 -' 211.10 130.31 i 55651 1\ 29121 or monument as noted to be net duMg post-monumentatlon 5(13•IRON ROD IL eRsyj 1371.a5 sena ALUM CAP Wel,WAeteR 6 5/8"x 30"Iron rod with aluminum cap stamped"DEA NC"to be ,TAMPED'oae o' STAMPED road.INC.. sat during pont-monenentatlon X 5/8"x 30"Iron rod with alumlrxm cap stamped°DEA NC"to be set In monument box during post-manumentation A Easement or restriction (6EE SHEET I OF 4) (ft !! eCe•� A 91 I REGISTERED , V ~O * LOT N W w Z^^ PROFESSIONAL '8 11384 AC 4.146 AG LOT 1 W =O�d LOTS LAND SURVEYOR •P w m s+ zg 3.482 AC „I r Eli 56200 AC L I M Q M r =••Aig v o0o......,n Yf!.B-6G..,- v VACATED ALLEY 1300(5».PAGE 164 . m m Leo OREGON DEANS W ALLAIR 1 R Z Z z to e� �u 1981 s' w \ J m 's Fp.I.IRON PIPE °wo p� Z�N 060 Ob FO B54 w W I I CERTIFY THAT THIS z .4• �: •A•IRON PPE \ a V TRACING IS AN EXACT V I N 0.5 A, COPY OF THE ORIGINAL .i c.,•- N 61 18'OO•W 5� $;,,qQ,Q PLAT OF PACIFIC 9o.20'23"E -_[//��t 055 C 42..6;_4 Li CORPORATE CENTER q 40.00 l� __ N 11•62 36 W /_ „,D a 2. N 0'18'23"Ws 3250 325 26'23"W L.19.. • L•5 5O , Z ..6 2 5 45.20'2•E Sot;91'61•W 7 4 L_36O32 Ittls I . lL4 /.>. • O L.5020 . �'' a m Iy S 8 89'31'31•W ��r N 44•tl'26•E I © 1.15 L°" � L.61Jlul_- 1.L t9•fit, ".e jLL0 A QARKw,�Q Rt' N??4 Nis- i .1- N O'29'16•W 126.41 ' A -Lba 5 qg� ?•�' Z N O'21'12"W To Cllr OF WAR" N O'21'I2•W 31� m N O'29.16"W 0 (1u2'Rr) x20.00 ©L•252'M13 fj ` -Y• S 5 X 14625 DOC•65.11131 34068 y3230 H 19630 '-. "'• L•43.91 �. R Y . 43363 m -I^ -�,.3.' 324 r -t--302.49- N O.29'16•W 43361 10 L•4320 0 • L.41.91 S Zs, ` 3 MITAL POINT-1FD.3(4•Rd01"PIPE 29 325 V R 39 PACPIC CORP.CENTER TRACT A O ' na 1991 0015met AC a-� +- I 3 ',-3' B. Q / -I iiii Q [ I-� i-A TI O }, 25 0 "NORTNWEaiT 10 NBR LOT% Z a 19,-..1 e = SONITA GARDEN5' I Q r• I T tD Q m J r SUS4iLi J m ;0 Z 2 q LOT 1 ly Q I LOT 2 Z 41 V 0� U 3.108 AC 4 Z R 1.163 AC L=I Q 0 I$ m4, Ca� mp .1i a . _.1 .1 ilo in- (I) O OIW a WI I V 19 fQ ;Ifft b Z � � °$ I3 R.2250 1260 Z i R•]2b0 C•50'b'16" Q A•as'S4'13• SM'IRON ROD .w Po.BRA99 DMK IN WITH/6.RON YELLOW PLASTIC IRI 'r' ,a^,t L.•5036 L a n L• 021 CAP s Y9 1641• ,06r049..---- CO L.50212Y MONA•E.uT 790% CAP STAMPED 15 15.4r"-Th 41• m3° m O ��j� 1990 1 • -55600- _770.7..224472,-. 3 AT s STA 6iaeae 25190 - • ......-„ ,•-... 46"W ' 25 ACS T NO'f1'bl'w 405 DC _ • N 0'I1'51"W DTf56 G SET 88406 SCREW 25 N O'22'46'W 647.45 f • 613.16 G R. NO. 126 HRH WASHER N o rV 51'w� it, DRAM DISK IN MON.GOX f SAU•!2nd AVENUE e"D ew STAMPED VEA MC.• 4155 •STA.a4.»rn4, aoa5r &new will wAHeR•WC,611 Pn•DeA INC" PACIFIC COFOIRATE CENTS R � I 'f SHEET 4 OF 4 SITUATED M LOTS I,2,5,6 AND 1 OF"BONITA GARDENS"AND LOT9 1 THROUGH 5,LOTS 10 THROUGH 14, AND PORT ONS CF LOTS 6,1,AND 9 OF"KABLE ACRE TRACTS",AND OTHER LANDS M THE EAST ONE-HALF OF SECTION 12,TOUNSHIP 2 SOUTH,RANGE I WEST CF THE WILLAMETTE MERIDIAN CITY OF TIGARD, WASHINGTON COUNTY, OREGON SURViEYOR'S CERTIFICATE NOVF2'45ER 1989 I,Deena W.Bair,a Registered sworn, *pose and Land Surveyor c the trete vof �^ Oregon,being first duly ewom,depose and say that 1 have correctly surveyed and W marked with proper monuments the land represented on the annexed map of PACIFIC CORPORATE CENTER and at the Initial Point of said survey I set a 2"x 36" galvanized Iron plpe 6"below the surface of the ground over a found 1/2"Iron DAVID EVANS AND ASSOCtATEs,NC. APPROVALS ROVALS pipe at the northwest corner of Lot 5 of BONITA GARDENS,a duly recorded plat In Ma eat COR6ETT AVEaA. Plat Book 5,page 11 In the east one-half of Section 12,Township 2 South,Range PORTLAND,oREGaN 01201 y. 1 West of e Willamette Meridian In the City of Tigard,Washington County 0509/22,66,3 Approved tale �n day of neG/nlfr✓ ,2289 the Oraoon;said Initial point being the northerly northwest corner of that parcel of CITY OF TIGARD ITT DEVELOPMENT DIRECTOR d described In a conveyance to Pacific Realty Associates LP.recorded on l I� Docent Number 88.03125 Washington County Book of Records;thence from said By: 6/s.A . Initial Point I ran tracing the north boundary of said Document Number 89-03125 DEDICATION North 85.20'42"East 696.51 feet to the northeast comer thereof;thence tracing the east boundary of Bald Document Number 85-03125 and Ito southerly extension South 0.24'36"East,1015.48 feet to a point on the east boundary of KN d ALL MEN BY THESE PRESENTS,that PACIFIC REALTY ASSOCIATES that parcel described as PARCEL 1 In a conveyance to Pacific Realty Associates LP,a Delaware limited partnerofp,does hereby make,eeteblish Approved this 74* day of VCC80,11/ ,1989 L.P.recorded on Document Number 88-43635,Washington County Book of Records; and deters the:emaxad map of PACIFIC CORPORATE CENTER being eNote tracing the easterly boundary of said PARCEL 1,South 3'40'52"U.rat more particularly described In the accompanying Surveyor's CITY OF RD CITY ENGINEER 556.51 feet and thence South Il-51'41"West,48648 feet to the northeast Certificate,a true map and plat thereof,all lots and tracts By, /.1 corner of that parcel described In a conveyance to Pacific Realty Associates, being the dimensions shown on said map and streets having been LP.recorded on Document Number 88-39494,Washington County Book of'Records; previously dedicated to the width thereon set forth,and said thence tracing the easterly boundary of Bald Document Number 88-35494 South PACIFIC MALTY ASSOCIATES LP.dose hereby dedicate to the public (t__ 11 :8.O5'IO"West,313.98 feet and thence South 23'49'25"West,218.10 feat to the all common Improvements including but not limited to*treed,eaeem,emte as noted, Approved thio Z�ST day of Wh r:/Gr ,1999 most northerly corner of that parcel described as PARCEL 4 In a dedication to the road.,sewage disposal and water supply systema,and that PACIFIC m City of Tigard recorded on Document Number 89-33390,Washington County Book of MALTY ASSOCIATES LP.dose hereby consent to the preparation and WASH DEPARTMENTOR HEALTH AND HUMAN b!-'IMW L Record.thence along the northwesterly line of Bald PARCEL 4,South 50.11'11" recording of said map. There am no water rights appurtenant to fir/ West,714.13 feet to the southeasterly boundary of said Document Number 88-39494; this property. By: 58'thence 43'tracing08" ee,2023 fast and thence ry of said South 50'II'D11" ent Number Wed,40832 feet to South N WITNESS U3-ERECC,I set my hand on thia�liyday of e east right-of-day line of the Southam t Pacific Railroad ante tracing said d^'i ti°'r' 9' S-c the east right-of-way line the:following courses:along the arc of a 2496.43 foot PACIFIC REALTY ASSOCIATES LP. Approved this 2- day of c cm...iS •c.` 1989 lt,radius curve to the right,through a central angle of 4'04'26",an arc distance BY• 7 REALTY INC.,its general ertner. WASH1NGTCN,p1 Y SURVEYOR of 111.51 feet(the chord of which bears North 23'28'50"West,111.41 feet)to g p 2 �, a point of curve to offset spiral;thence on the offset(50.00 feet easterly)of a centerline spiral which has a lagth of 325.00 feet and a spiral angle of 3.39'23" By; B`J' --- (the chord of said offset spiral being North IS'00'04"West,32L15 feet)to a Richard P.Buono,vice President point of offinet spiral to tangent;thence North Il-41'14"West,531.19 feet to -�- the west line of the:aforementioned PARCEL L thence leaving said right-of-way and tractng the went Ilse of'said PARCEL 1 and thence the west line or said /�1 /, f�� Quad this 2.110- dayof DF C E PI tEJZ ,1959 Document Number 89-03125,North 0'22'46"West,1092,80 feet;thence tracing ACIV`fOWLEI]t.3>Gi NEI`{T �� the boundary of said Document Number 89-03125 the following courses;North 0-Il'51" DIRECTOR OF ASSESSMENT AND TAXATION Eleni,40908 feet;thence North 8a Initl 31"East,nt, 48258 feat:thence North STATE OF OREGON WASHINGTON COIARI,ASSESSOR Of 29'16"Wert 433b1 feet to the Initial Point. COUNTY OF WASHINGTON as } Ety: --- ...._e „..47-...,,,,,—...—_. On)X143,17,1989,before me,the undersigned a Notary Public In and for said State,personally appeared Richard P.Buono known to me to be -�- Tefbue- ,neat the person who executed the within Instrument as the vice President of r This subdivision contains 6840 acres,more or lase. PacTruet Realty,Inc,the corporate general partner of Pacific Realty ATTESTED; this cm 1 sr is of D Associates,LP.(the"Partnership"),and that he ax.—,ted the within As per O.R.S.92.010(2),I hereby certify that the post-momma tatlon of the Instrument and acknowledged to me that such corporation executed the DIRECTOR OF ASSESSI.M.If AND TAXATION interior monuments within this subdivision shall be accomplished within 90 within instrument ea the general partner of the Partnership pursuant to EX-OFFICIO COUNTY CLERK} calendar daya following the completion ofnthe paving of Improvements,or within itsbylaw»or a resolution of'ts board of director*. / Otte year following the original pat recordation,whichever comes first,In 1J:_ �• !y- ar�rdance with ORS.92060. `"" Deane W.Blair,PLS 1991 STATE OF OREGONI NOTARY PUBLIC -,OREGCON Approved this /ra(4k day of'De deft?1,er ,nag SubsuIlppad and sworn to before me I REGISTERED 1 COUNTY OF WASHINGTON I Oe 6phe this)}D1 day of November,1993 PROFESSIONAL I CERTIFY THAT THIS I do Far certify that I have compared the withinplat with the original WASHINGTON COUNTY BOA OF COMMISSIONERS LAND SURVEYOR TRACING IS AN EXACT e� y p g 6.t../L. N ��.OF T�ORIGINAL thereof,that the same Is a full,true,and correct transo'ipt therefrom and LVC6.]d ��"`e' ''B'Q PLAT OF PACIFIC to whole thereof,as the same appears of record in Plat Bock 71 427. �/OREGON CORPORATE CENTERon pagesTR l�4aS4(theraof. NOTARNOTARY PUBLIC RFOON Nth to Isar Ns Y c6.6.61IP WO.4p/ti9 DEANE W. 8LAIR Director of Aeeesemax and Taxation ten 1981 Ex-Officio County Clerk �- COy,M( STATE CF OREGON ss INTERIOR CORNER iIONUMENTATI ON By;,r s..e�. 2. riji.t. F.c`. 'oyrs COUNTY of WA9HNGTON •I: '.' a Ido haebu certlf the a uchad plat was received for record on the In accordance with ORS.92010,the interior comers of this subdivision _ :11... x a _L;-i da of 7989 at 3:3r1 o'clock_Em.and have been correctly eat with proper morumente. An affidavit has been • .L.Z. ,.^';',..121recorded onypages 3P 34,YO 4h h Book 7f of to Records of prepared regarding the setting of said monuments and is recorded in \ Fan No. Si/0_42 ,Washington County Deed Records. yC/0\_' op Flats of said County. irnus".4 «.� 4.22-9L DIRECTOR OF ASSESSMENT AND TAXATION OUNTY Washington County Surveyor EByCFFI _ . w „� F 2S 1 12AD 2S 1 12AD i. r l 12]11 3AA ” 338 x '.' n .57 AC ti 25 1 /7. // 1 W� i . 1.E�1 AM WA -. 00 0 aew ©® • a a,.en ak, a 32.62wi--- SW Meij" R A D :.,13.1.;, 23.1332 BO N ITA „\\\\\\\\N\\\\\J �3\(k� 1 N\\\N\\\\\\\\,\\\\\\\\\\\\Chi:626 "\""R\\NN\\N\"AC)fiIA\R\N\\\\ \\\\N"\\\NU\ xem. 4 pe 2 p 2°x .x _ g INA IS. is w ®®® 1 sox _ S HN\NN\\\ nii It 1014A1.r. W bu a22 n �® I A 1.1 m .4 x$ Z 5 ne e _ 2e1p.„, IBe� W 501-M1 1¢.1b.2 ~ I -■ s?:it^l L--_� __ WASHINGTON COUNTY OREGON S - SE1/4 NE1/4 SECTION 12 T2 R1 W.M. F - .le�. 2,,, 1 t2t1G a� I SCALE 1-..100• ,,J.,o, Z 400-4, \ 1 g. 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APPLICANT MATERIALS i P-17( .. 7--""ED PRE-APR HELD BY: CITY OF TIGARD PLANNING DIVISION 1- 0 8 2012 LAND USE PERMIT APPLICATION CrrY OF TIGARD City of Tigard Permit Center 13125 Sim Hall Blvd., Tigard, OR 9�1Zl3'NINC''ENGtNEERING TIGARD ' Phone: 503.639.4171 Fax 503.598.1960 File# ZQ A1.10/) — do06.4 Other Case# Date Off ier-E-/Z By 3M r Receipt# Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑ Minor Land Partition(II) Xr Zone Change(HI) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I,II or III) ❑ Development Code Amendment(IV) ❑ Historic Overlay(II or III) ❑ Site Development Review(II) ❑ Home Occupation(II) ❑ Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 19830 sW Av z. . T CnAV-v , 012— q �2 Z'-I TAX MAPS&TAX LOT NOS. X i.b.#-Z 511 L AD 001-00 -1-Ax Pte-Cr.* fZS 113 0 to TOTAL SITE SIZE ZONING CLASSIFICATION 1 .11-1Auze5 i P APPLICANT* ? 1DN�Etz VikM12. �F-oo�tric MAILING ADDRESS/CITY/STATE./ZIP ., 1800 SE WA7V-12_ oRTLA\J , D 9 2 PHONE NO. FAX NO. (5-03) 23Z- 9020 ( co3) 2.1q - '4413 PRIMARY CONTACT PERSON PHONE NO. MIKE Gf—A�► oR—p 56 3) 2_32 - 9026 PROPERTY OWNER/DEED f IOI.DER(Attach list if more than one) UN is p°i?c .01,,r 1.4 Go . , (we., -mu0`161H ! V s 4 Go. s,L-.Nr's LIC. VIAII.ING ADDRESS/CITY/STATE/ZIP l� 52-3 5PYlAss Gicu►.E t) ALLAs,TX +52_89- PHONE NO. FAX NO. (94-i) b i - 8626 0172) 2 -1131q *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAI.SUMMARY(Please be specific) .1712•1)12'e)S ')SE fD1— G£! A.L 00/01'1-.4C•-te*-- 15 1Jb1 Peg.MVfl 1i. 1-P 1\ 1 s P'E fLY6 -c E D 1 t• A(,v N-r 1- 1— 2-0NIE$ Au(iO .5 T'T E STYE T . W E M-' O.)Esl-‘ )J9 A zoNM. clsANGtE -rb i - L UiAN( E w►1-L N or 1 M?Act" -r1-kv_ ov E1 a LL C}ihRA-C r tom-, VSA ??kr-NT 1:12-t4 o(z- INFr-Ac S11%..0(.ZU R E. Q F 11-IE NEi6,ti$op-Hoop, APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments,and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued,based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED._ VED OCT 0 8 2012 CITY OF TIGARD PLANNING/ENGINEERING Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ; cI A / (4k/-404 i 0 / //7._ Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date RECEVED OCT 0 8 2012 CITY OF TIGARD TO: City of Tigard Planning Commission PLANNING/ENGINEERING= Regarding: Quasi-Judicial Zone Change Request for property located at 14830 SW 72nd Ave, Tigard Or., to change the current zone designation of I-P (Industrial Park District)to I-L (Light Industrial District). Applicant: Pioneer Water Proofing Current Address: 1800 S.E. Water Ave., Portland, OR 97214 Phone: (503)232-9020 Business Type: Building Contractor, classified as "Industrial Services" use classification. Purpose: Pioneer Water Proofing, a building contractor, would like to relocate their business from their current address in the city of Portland , Or., to the subject property located at 14830 SW 72nd Ave, Tigard Or. This property is currently zoned I-P, Industrial Park. Per the City of Tigard's planning code, Section 18.130.070, Industrial Uses, Sub Section C, construction contractors fall within the use category of "Industrial Services". Pioneer Water Proofing's business activities do not meet the requirements of the exception 18.130.070.C.4 which allows modification of a contractor's use category to be "Office". Per table 18.530, Industrial Services are not permitted in I-P zones. Therefore, Pioneer Water Proofing is requesting a zone change for this property from I-P Zone to I-L, Light Industrial Zone, which allows construction contractors as a permissible use . This will give them the ability to re-locate their business to this Tigard address. Property Summary: (Reference Exhibit C — Existing Site Plan) The subject property at 14830 SW 72"d Ave, Tigard Oregon is 1.94 acres in size with vehicular access to 72nd Ave. There are two access points on 72nd Ave. The back (East) side of the proposed Pioneer Waterproofing property abuts a separate, narrow strip of land held under a different property ownership that lies between the subject property East property line and Sequoia Parkway. The proposed zone change request does not include access to Sequoia Parkway through this adjacent property. There are two connected buildings on the property, a 4000 square foot office building and a 17,000 square foot warehouse. The past owner of the property operated a wholesale pipe supply and fabrication company. The area which surrounds the warehouse is paved with asphalt surfacing. There are narrow landscaping strips at the north, east, and south side of the property and a large landscape area to the west between the office building and 72"d Ave. 53.01% of the site is paved with non-pervious pavement, 6.80%of the site is covered by pervious surfacing, 24.85% of the site is covered by buildings, and 15.34% is covered by landscaping. Compliance with Comprehensive Plan and Map Designation: (Reference Exhibit A— City of Tigard Zone Map and Exhibit B — Partial Enlarge Zone Map) The uses of the neighboring properties and existing configuration of the subject property would accommodate the proposed zone change without impact to the overall character, use pattern or infrastructure of the neighborhood. The requested zone change from I-P to I-L will expand the permitted industrial uses for this property from Light Industrial (the only permitted industrial use category included in the I-P zone) to include Industrial Services and General Industrial. Heavy industrial uses are not be permitted in the I-L zone.. This proposed zoning modification will allow uses that may have an outdoor material and/or equipment storage component, repair and service activities, manufacturing, processing, and assembly of goods, and for contractors whose primary work is conducted off site, Railroad lead and spur lines would be permitted as an assessor y use under Industrial Services, however the site does not have adjacency or access to existing railroad infrastructure. The site has adjacencies to both I-P and I-L properties. There are I-P zoned properties to the north, east and south and I-I zoned properties to the west across 72nd Ave. The existing uses of properties to the North and West (14555, 14650, 14655, 14725, 14750,14795, 14835, 14865, 14875, 14945, 14915 and 14955 SW 72nd), independent of Zoning requirements include exterior vehicular and material storage density similar to the documented historical use of the subject site , (Reference Exhibit D — Illustration of Current Site Use Types). Changing the zone of the subject property to I-L will not increase the level exterior storage of equipment or materials from that of the prior occupant or to a level which exceeds that of adjacent north and west properties. It is worth noting that the proposed use of the subject site will have an exterior equipment and material storage density which is less than the past occupant and less than the property to the northwest (which is currently zoned I-P). The site does not fall within the defined Tigard design districts (Development Code Chapters 18.610, 16.620, 18.630, and 18.640). However, 72nd Ave is referenced as a major transit access street and pedestrian / bikeway transit street in the Tigard Triangle Design Standards (18.620). Per Table 18.620.1 the Land Use / Design Priority for this area promotes Mixed Use Employment. The existing sidewalk currently meets pedestrian requirements. Additional Street Functions and Land Use Design Priorities may require future improvements of the street and a minor dedication of the existing site to the public right away to facilitate these future improvements per the 92ft right of way requirements. The site is not considered a part of or included in sensitive lands (Chapter 18.775). There are no wetland areas or natural drainage swales draining directly to a stream, wetland or river within the boundary of the site. Currently all surface storm water runoff is collected and disposed of by the municipal storm water system. The site does not lie within the 100 year flood plan (Reference Exhibit E — FEMA Flood Zone Map). Compliance with Applicable Standards: All of the applicable comprehensive plan policies related to light industrial uses are currently met by the current condition of the subject property and by existing neighborhood infrastructure. No zone specific requirements are left unaddressed in this narrative. The following applicable development standards are relevant to the subject property. • Chapter 18.810 — Street and Utility Improvement Standards: There is no traffic impacts anticipated due to the proposed zone change. The proposed use category for the site will have a reduction in traffic impacts (trip counts) over the most recent use of the property which had a higher on site customer count and higher on-site shipping and receiving activities. • Chapter 18.705—Access, Egress and Circulation: The current parking count for the site is lower than that required by the proposed use; however there is ample existing paved area to provide parking for the required spaces with stripping only. Per table 18.705.3, one driveway is required. The current site has two driveways onto72nd Ave. • Chapter 18.725— Environmental Performance Standards: The zone change to I-L will allow for a visible emissions stack which was not permitted under I-P. To the best of our observations, there are currently no industrial emissions stacks utilized by adjacent property uses. The proposed use for this property requiring the I-L zone will not require any type or size of industrial emission stacks. All other environmental performance standards are use dependant and our not related to the proposed zone change. Evidence of Change to Neighborhood or Community: (Reference Exhibit F—Arial Photograph, 1986, Exhibit G —Arial Photograph, 1996, Exhibit H —Arial Photograph, 2011) On May 9, 1983 this property was zoned I-L under City Ordinance No. 83-24. This document implemented the State of Oregon's first acknowledged comprehensive plan. On May 17th 1993 the Planning Commission approved a zone change for several properties to switch from I-L to I-P. This change was initiated by the affected property owners, including United Pipe and Supply At the time of that zone change from I-L to I-P, the land use category known as "Construction Sales and Services" was allowed in both zoning districts. This included both sales of construction materials and contracting services. As such, United Pipe became subject only to a change in the required development standards, and not the allowed uses. In 1998 the city reformatted and rewrote significant portions of the development code (Ordinance No. 98-19). One of the changes was the removal of the land use category of"construction sales and services" from the I-P zone, replaced by a multitude of new land use categories. The uses on the subject property , Industrial Services (proposed) and Wholesale Sales (historic) are now only allowed in the I-L zoning district, yet had effectively existed on the site until 2012.. Historical changes in development and use patterns in the neighborhood, as recorded by aerial photographs taken from 1986 to 2011, are minor relative to photographic evidence of use patterns. From 1986 to present all properties to the west and north of and including the subject property have included and maintained a similar level of building density and exterior equipment storage and material storage density. There is no evidence of major activity change in the immediate area of the subject property.. Between 1986 and 1998, there was development to the east and the south of the subject property. These developments have building and exterior parking densities that are significantly different than what exists to the north and west of the subject property. These properties are a business park, a large scale retail business and several miscellaneous businesses. As evidenced in the aerial photographs, (Exhibits F, G, and H), it is apparent that a change in zone designation of the subject property from I-P to I-L will not modify the existing use patterns of the neighborhood. Instead it will consolidate the zoning of the subject property and those properties to the north and west into alignment with current and historic land uses. Predominant, localized patterns of traffic access from 72nd Avenue (rather than Sequoia Parkway) for light industrial and general industrial uses have established a distinct separation of access to business parks and retail from Sequoia Parkway. This pattern of access is further complimented by mature existing landscape screening strips and street trees on sequoia Parkway. The subject property, located at 14830 SW 72nd Ave is a reasonable inclusion to the I-L zone. We request that Pioneer Waterproofing be allowed to relocate their business to Tigard, Oregon on this site. V BROCK•MAN$ice •-Y-•� O� Zoning Map ,.� .--- �V��°N� ,- ---f (wiry of Tigard,Oregon ._ i 1•�, 416R-I, ► ' i t 1 , •, w a w.tll'2 ( R4.5 1 r`•. Legend i7 "°" \)}l_, Q I +�\ j w zoo 9 Cles4.Rell r.s • - - -:,.: ,J l+1 I ' R-4.s R 1IL I-- R.4.5 1Cr a.•I.wSa..w..aS S. C-R R.y.L..u.a Co..... _ "(�.�./' \. �,-, ., ----tw.. V �1 I - (PD) I .+a'�aaSS•vanto•a. 110 411,C.,/hod u..Cr«aew' >,•-• .. i=1... r,,..T I - •�Y R,rµ' ® w� - R-O.Sr4+- ~- _ 8.4 1 Il ■•]Ja WC+'./a U.1413. 4P PraNf.aw Lem..•.. +--•t.� �_� Q; a..,.. - . 'T. - 5'.. tj $1,SOS%n4.nla8.e. 'k•{ v...u..e.�w.w. G-_A 1-'i- ITER R-12 { (POI R-r23a..tor....la So. 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EXHIBIT A CITY OF TIGARD ZONING MAP -et -,7.,..., . , I-p C-P R-3.5 I\,%.. r N ( i i R-25 r�9 ard Tualatrxl I p c 101k- SD 23J Transitcr,`l?cgr m* ` Tutorial Pr-'rpm `v W •- ' '+' a I-L N ,Q 1I))/ , r I-H�/ R-12 I-� � — /,I R-12 I z R-7 PD 11 • ( ) CO `1..._ BONLTA ROAD 1 It R-7 R-12 1 t 1- >- _ < 1 R-7 (PD) D Y iMI , te 1 R-7 z OC ti � UJ a Li-L2 U TAX LOT 700-M1 t 0 4830 SW 72ND AVEo C w 1 I-P 11' i Q :III i. 4 �(PD) R-7 0 ; ,.. ¢P G _ZrZJ - Q R7 PD R-7 (PD) R-12 R-4.5 R-2 ..x @=@ PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT B PARTIAL ENLARGE ZONE MAP «/_495'-5" I I ' I PERVIOUS SURFACING 1 } 52-0" I (3,860 SF) Z'-0" I ( +1\ II ,°L,' PERVIOUS SURFACING '- 3 ! <r, (1,890 SF) •/-zoo'-0" { -7 , 1 t , A; 55'-0 112" // /'\j I • 0411 I • I •.v• Q•1 • , < •o _} EXISTING NON- ',�%► � = WAREHOUSE PERVIOUS ''� N i .rj► BUILDING SURFACING ll ' 1 "` • ��/� — (17,000 SF) (44,790 SF) I 1 0,, �. — EXISTING �;�/� i 1 ►�.� �/ = OFFICE w ti �. BUILDING `73 •�Lf��� I I I1,r ,, _ (4,000 SF) ��iJI 7 /////// �i!r► TOTAL LANDSCAPING --I...,..l__ 011% (12,960 SF) ! _ AT,,, 1 \ .1►.y/.� 41 x;04 ►� I I ' A 1Q I( . 1 O EXISTING SITE SUMMARY SITE AREA 1.94 ACRES (84,506 SF) BUILDING AREA 21,000 SF LANDSCAPE AREA 12,960 SF LANDSCAPE AREA 15.33% PERVIOUS SURFACING 5,750 SF NON PERVIOUS SURFACING 44,800 SF NON-PERVIOUS SURFACING 5.3% PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT C EXISTING SITE PLAN 0 ___ _____ ..-... -..„....-, , • -� . .., .. " .., . 104 — .MI obi `$►1,. lil F F. .-,•.__ _ �'7 ,' .,' .11 . n, :. 10 ; i 4s . . 4330 SVv/21-;11,e 'iga���OR 91224 F 1 =� r• n. r- - r —'f Ns ma z .1' •w 1 i NM . — .1 1 . - 1 • A r o. . r a r. Google earth feet 600 A meters 100 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT D ILLUSTRATION OF CURRENT USE TYPE F \1alpping Int(ffinatic�n PlatIoriii This Map Is For Advisory Purposes Only is ,`S`-I „,,.,,,„Sw Cherry Ora,...j1*Sandbura St '° �\.: ®.; ka \` a�a- Sc tech Center Dr - ...' 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Co • ah. y "/Paces MFC win NA°i*daum A Snag Towns • MF[...hot dawn • Sm..C.w Cross Section Lines • sra•L.pae Ella // LnaeaSerawa e.h NOV02e • MU,e.... ./ =Son von.tee BAYOU O Completed LOMAs •..• C,.vm rnooseetiew won u . a ,f�! LOMR's Streams OFIRM Panels Streets O Bench Marks Simms yr General Structures h{' Mew,R,,.,d, Culn• 401, trg /. rnwat+'wFool&log. N Map.l,4hrays deDents States de ;...oa Lakes.Major Risers gwoo waw Land Areas Base Flood Elevation us (cont) lcont) vvpARTA, h 'lFEMA O��T9D<<<. Sunday, 30 September 2012 16:29 PIONEER WATERPROOFING - ZONE CHANGE REQUEST . EXHIBIT E FLOOD PLAN AND WATERWAY MAP - r '11° 44, II tX'3� 1461 AM \-xao "7 6 t / 1 11650 � t: . , . . , ,----re ' — .. r - .. 1� •.---- ' i L . , el*, 1 . .k s, i . , , ti1(111 .'3i3 A +nes ;a1ri) t .---_-- -_ _____ g. \\ \, .' \ \ t # ;OA B r , a E ie y S \\\ct•, ' 14865 #-. 7G 07 11'014 VI)IN 113-I3 1 \ ' 945 litt " r 1�T111 I 14I IIN 1496, - CARDINAL QJ Feet 0 250 fl li X1144 PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT F 1986 AERIAL PHOTOGRAPH 7360 4 �9 1 J a f _ i ws.ao /Et!' � _'_ f � :fi /' • .tet M i .7^} t a � � 0830 *` s 14650 �� j �— s . 11555 . , i N • I ! .,. • Iii_ 1 1fl1*_:'•Wl, ,670 -. i , .4 „.„\ • . �., .,� 'i t i f *. 111l , .•' 1465 e t • 19 i� r ` /! - , h iff a • t " 14750 0 - � ,. 14795 a 11800 ill P.tt , }. err I r 11 .: I* 14830 ;i� ;Z ' i `I ti } I • 1 NO 1 • w r,� t y ..r. rw ♦ •.• 1r war- 9 14865 1....,: rt' r t t , ► L�ami ' .,.IL 4 - •_ __._ ■ . . 7007 14945 �. .�� .r• r ... I idol; 1007 :: .- ,a - w a • 5 14945 f .•. f !: i� 7007 ' ow C - i t qtr 'Ea , a :v 0.• - • irk M 1.: __ v crag 7 3151 �!':- -€ a 1 U. _sn., �• - �� �� we ar '"; qt., _.'.�. $ '* i ,.• 111 0 • •• ra IP 12 . d s 'VIM 1/4% i I 14965 1A . I k$As . , ARb1{ AL L,N oil 4111•12•112. °'' •' • =t;:,." 'F Iti,ti !. ,.0 250 . I a .... ' . Feet . . . .A 6.1.11 15055 • ;' 15055 1 1 • •2 11 •2 PIONEER WATERPROOFING — ZONE CHANGE REQUEST EXHIBIT G 1996 AERIAL PHOTOGRAPH 7360 '1= ufau i t I IV 3. ,, — I 1 • • 7360 r r p `°� i.; 6751 7360 4 . i - - 1461f • j` - g��1. 68. • 14650 „ ..... • 14555 ��.: I , .670 f � ..•' „�. it .T - . _�. � i c ■ 1, _ • ONO y Tj • ,. 146 j ,: ••• Ai C 14795 +� ^14800 • w"4 . °, > M. t,•.. 14830 . '',� s C - _. ,, � r is �•+e.---. •• 1 ei • 14865 i i I P . _ ,I I 1 ►, PSI; , :Nye —1_ .V...;44.' 7007 1`4945 • 'xxi- r— ti ax 7007 • j . .r. -- 14945 K — 441 + 14945 �, �_ �,. 14915 7007 '•14945' .- 4.;." C. v, 7319 -- K 1495 _it __— 11/4111 14965 ,, f 1 '.DINAL LN a. Feet I I • - f s i •u. ' It0 __. ,mow. ` "IIS �� � viii1 s c 15055. i y'. PIONEER WATERPROOFING - ZONE CHANGE REQUEST EXHIBIT H 2012 AERIAL PHOTOGRAPH PlEAsil• c)\ ep,_) /--)ArvKcam . crn�l� 1x35 SirJ �zg-?----- 5c3 - 5au -g. 4 siNiAiy11-yyco,.E0T±P• RECEW OCT a S niz CITY OF TiGARD � f I I AFFIr VIT OF MAILING/PO`'ING NEIGHi ORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING::�" I, 1' t' 64 (ren,in)Fv being duly sworn,depose and say that on the Vi day of Sr/Tizfla iZ , 20 ,I c s d to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) I' St.) -] v SGZ"' -1-1414010e - ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes lainly addressed Jq ssaif��persons and were deposited on the date indicated above in the United States Post Office located at 1 " �FL1lk��f /'C` f/s��•0 with postage prepaid thereon. Signature (In the presence of a Notary Public) PQST,INClekvw46. C i, +l ,do affirm that I am (represent) the party initiating interest in a proposed land use application for t''0i-1 C _FS. affect • the land located at (state the approximate location(s)IF no address(s)an. all tax lots currently registered) V 0 - Z1'1° -Is'- O2- ���y� and did on the j/ • day of SFz dP2 ,20 12- personally post notice indicating that the site may be proposed for a �- 614A jc . land use application,and the time,date and place of a F neighborhood meeting to discuss the proposal. eg .'I.."'"r� The sign was posted at i WJ. 0 ci 7z~ t 4 7A j Ot (State the location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF '✓{fic;)-t ) County of math-14.11,141i )ss. Subscril,cl tip Mi`' day of S fob-11-16,./.r ,20 /.2 _,?, OFFICIAL SEAL t DIANE MARIE DAVIDSON NOTARY PUBLIC-OREGON d O LI-I yI ,m(L t LJ 00aCOMMISSION NO.458301 MY COMMISSION EXPIRES FEBRUARY 24,2015 NOTARY PUBLIC OF OREGON My Commission Expires: r e& ,?W ,,1O15 i\curpin\masters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc [Type text] 4, NOTICE OF NEIGHBORHOOD MEETING September 19, 2012 RE: Pioneer Waterproofing Headquarters Proposed Zoning Change Dear Interested Party, Our firm, Pioneer Waterproofing Company, is the new owner of the former United Pipe property located at 14830 SW 72nd. We are proposing a zone change from the current "Industrial Park" designation to "Light Industrial" at this location. Prior to appluing to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Date: October 4th, 2012 Location: United Pipe Property 14830 SW 72nd Tigard, Oregon Time: 5pm Please notice this will be an informational meeting on preliminary plans.These plans may be altered prior to the submittal of the application to the city. I look forward to more specifically discussing the proposal with you. Please call me at (503) 232- 9020 if you have any questions. Sincerely, Michael Crawford President Pioneer Waterproofing Company, Inc ______ ) I 18 18 Area Notified (500 Ft) -7 _----8 \ / _____________ 01 Luke Mike Crawford 1 11 p Oswego Pioneer Waterproofing BONITA RD I 2S112AD00700 I IIII i MI ,�ill1 111 \ , ,../..7'. i . l L ill 1 Z.� •— le 0. m 1 til a. pee!e•,.l�,. Subject Site 1� • � i• •�•i 11111 iiiiiiiiD � • ii &• o .4•• •: w& oo❖ BUR • • Dr� W IniQ9 Property owner information is valid WU for 3 months from the date printed on Z N this map E„ ir... ,,„, . CARDINAL LN 4 . iii Nome Ili Illi li ., .,. _ 10°' Map Printed.18-Sep-12 IV onlyan exon on do,map Is for general location only and should be vented with the De ncation t ervices Pl'i-e•A‘o., DATA IS DERIVED FROM MUSPE SOUR�,AKESNT ACCURACY TI CES rUE CITY E S TO T�� REPRESENTATION,OR GUARANTEE AS TO THE ,/ 61AKE5 NOT WARRANTY TIMELINESS CR COMPLETENESS OF ANY OF THE a^� DATA PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NO V� LIB AB ILITY FOR ANY ERRORS,O:':SSIONS CR INACCURACIES IN THE lset. INFORMATION PROVIDED REGARDLESS OF HOW CAUSED .OCOMMUNITY DEVELOPMENT DEPARTMENT REDWOOD LN • Ii! "A Place to Call Home" City of Tigard '..,.I ,, jIcAR°MAPs 13125 SW Hallgard.OR 97223 10 s &bk. IN fa& 503 639-4171 = WWW llgard-Or aov rIGAKn 14650 14555 6670 6650 14655 14725 14750 14795 14800 14830 14835 H w F'a • >, �" (L 14865 14875 1110 14945 7007 14945 7007 14945 I:- 14945 149154:1. -pt 7007 7007 14945 I—L 14955 14965 C At CJINA1_ L.N 15055 15055 15055 15060 6600 15055 Feet 15055 15055 15055 0 250 Y L RECEIVE® OCT 082012 September 20,2012 CITY OF TIGARD John Floyd PLANNING/ENGINEERING City of Tigard,Associate Planner 13125 SW Hall Blvd. Lake Oswego,OR 97223 Re: United Pipe & Supply Co., Inc., acting by and through Myers & Co. Consultants LLC, Receiver Pending Sale of Real Property Located at 14830 SW 72" Avenue in the City of Tigard, • Oregon to Crawfish,LLC Dear Mr. Floyd: We are the Court appointed receiver for United Pipe & Supply Co., Inc. ("UPS")pursuant to the order of the United States District Court for the District of Oregon (the"Court") in Case No. 3:12-CV-00694HZ. UPS is the owner of certain real property located at 14830 SW 72' Avenue in the City of Tigard, Oregon (the "Property"). The Property is the subject of a pending sale pursuant to a Purchase and Sale Agreement between UPS as seller and Crawfish, LLC as buyer. The proposed sale is subject to the approval of the Court. We understand that Crawfish,LLC has or will be applying to the City of Tigard for a zoning change. It is our further understanding that the application requires the consent of the owner of the property. This will confirm that we support the request by Crawfish LLC for a zoning designation of Light Industrial and that our consent to the zoning change is provided in support of the pending sale of the Property to Crawfish LLC. Please contact me if you have questions or would like additional information. Very Truly Your--si Myers&0o.Crisultan ts`U C,Receiver Title: R4'ei ,. r6