02/05/1992 - Packet AGENDA
NPO #7 MEETING
WEDNESDAY, FEBRUARY 5, 1992 - 7:00 P.M.
TIGARD CITY HALL - COMMUNITY DEVELOPMENT CONFERENCE ROOM
13125 SW HALL BLVD.
TIGARD, OREGON
1. Call to order
2. Roll Call: Woolery Blanchard Cunningham
Dorsett Gross Howden McGlinchy
3. Approve Minutes from January 8, 1992 meeting (attached).
4. Review of proposed new Community Commercial Plan Designation and Zoning
District (attached) ... Planning Commission review scheduled for March 2, 1992.
5. Discussion on Comprehensive Plan Amendment, amendment to Transportation
Plan (Bill Gross).
• Amendment to designate a portion of Scholls Ferry Road and Davies Road
as a major collector.
6. Review Notices of Decision Received
7. Other Business
8. Adjournment
TO ENSURE A QUORUM FOR THE CONDUCT OF BUSINESS, PLEASE CONTACT
LIZ NEWTON AT 6394171, EXTT, 308 IF YOU ARE UNABLE TO ATTEND.
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NPO #7 Meeting Minutes
January 8, 1992
Meeting called to order: 7:00 p.m.
Present: Woolery, Blanchard, Cunningham, Dorsett, Gross, Howden
Absent: McGlinchy
Minutes of December 4, 1991 stand as they are.
Discussion of community commercial district. Woolery suggested that this district be
deferred until NPO #7 can meet with some of the other NPOs and CPOs.
Matt Marcott - Murrayhill Thriftway. He gave us a report on what size of store means in
the store business today: 50,000 square feet is extremely large; 40,000 square feet is
same selection; 15,000-22,000 square feet can be and are very profitable stores. He
cited examples.
Craig Petrie and Scott Russell gave us their input. Large stores have a place but is it in
the neighborhoods? People will drive to these large stores so they don't need to be
located in neighborhoods. Rule of thumb: 3 acres would hold a 22,000 square foot store
1/2 acre and 2-1/2 acres of parking.
Woolery stated that NPO #7 wholeheartedly supports the creation of a community
commercial district for the City of Tigard.
Jerry Offer did some explaining of the community commercial district. This will come
back to the NPOs in February and further as long as there is interest and input. Their
goal is to not bring in traffic from afar - shoppers will generally be within 1-1/2 miles.
Cal Woolery brought up conditional uses. Discussion took place.
Our next meeting will be Wednesday, February 5, 1992. Further discussion on this will
take place then.
Meeting adjourned at 9:45 p.m.
Respectfully submitted,
Katy Dorsett
14nlfa\Mo7min.192
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Planning Commission and Reviewing Agencies
FROM: Jerry Offer, Associate Planner
DATE: January 27, 1992
SUBJECT: Proposed New Community Commercial Plan Designation
and Zoning District
In response to suggestions that the City of Tigard should provide
for a commercial zoning district that would provide a middle ground
between the existing small-scale, limited use C-N (Neighborhood
Commercial) zoning district and the broad scope of permitted uses
and large scale of the C-G (General Commercial) zone, the Planning
Commission on December 16, 1991, directed staff to research and
draft a new middle-range commercial zone. The Commission directed
staff to work with the applicants involved in several recent Plan
and Zone Change applications along SW Scholls Ferry Road with
regard to development of the new Plan designation and zone.
Staff has drafted the attached proposed amendments to Volume Two of
the Comprehensive Plan and the Community Development Code to create
a Community Commercial Plan designation and a C-C (Community
Commercial) zoning district. We welcome your review of the
proposed amendments and encourage your comments. The proposed
Community Commercial* Plan designation locational criteria and the
text for the proposed C-C zoning district have been presented to
all of the NPOs at their January meetings for preliminary comments.
I will continue to revise these drafts as needed and will be
sending the most current drafts to the NPOs again in February for
their formal comments. The cities of Beaverton, Durham and
Tualatin; Washington County; the Metzger and Bull Mountain
community planning organizations; and the Oregon Department of Land
Conservation and Development will also be provided with the draft
amendments for review and comment. Planning Commission review is
tentatively scheduled for March 2, 1992. City Council review is
tentatively scheduled for March 24, 1992. Feel free to direct your
comments to me at anytime during the review process.
The primary intent of the Community Commercial Plan designation and
the C-C zoning district is to provide opportunities for the
development of relatively small shopping centers or districts that
would be located within a primarily residential area. By having
commercial opportunities close to neighborhoods, residents may be
able to do their shopping or avail themselves of commonly used
services with a minimum of travel and a reduced need to enter
crowded major collector or arterial streets with their autos. It
is also hoped that some vehicle trips might even be eliminated due
A-1
to the proximity of the commercial services to the neighborhoods
making walking or bicycling to these services practical. The C-C
zoning district provides for sizes of individual businesses to be
limited to what the community feels is necessary to provide for the
needs of the intended trade area. The limit on sizes of
establishments is also intended as to discourage uses that would
bring substantial traffic into the community. Operating hours
would be limited in order to reduce the potential for negative
impacts upon the neighborhood, although longer operating hours may
be permitted for a particular establishment through the conditional
use process.
The size of the individual Community Commercial districts is
proposed to be limited to between two and eight acres in order to
limit the physical scale of commercial development. Individual
Community Commercial districts are proposed to be separated from
other commercial districts by at least one half a mile so as to
avoid strip commercial development. Community Commercial districts
are to be located at or close to either intersections of two major
collector streets or at the intersection of an arterial and either
a major or minor collector street. Community Commercial districts
would be limited to one quadrant of an intersection or one side of
a street.
It is not staff's intention that the City designate any properties
with the Community Commercial Plan designation or C-C zoning
district at this time. Nevertheless, staff has applied the basic
intersection locational criteria on the attached map in order to
determine which locations within the city and the city's urban
growth area could possibly qualify for the Community Commercial
designation. The display of the basic intersection criteria on
this map, however, does not include assessment of either existing ,
development at these locations or the proposed Community Commercial
site size criteria. These criteria could disqualify any of the
circled areas from consideration from redesignation. The areas
shown as potential Community Commercial sites may also be
unacceptable for redesignation for many other reasons including
(but not limited to) traffic problems, existing development on
sites, incompatibility with adjacent developed residential areas,
topography, and/or a lack of desire by the property owners or the
City to change the existing zoning.
It is important to remember that the map is only showing potential
Community Commercial sites and that actual redesignation of sites
to Community Commercial designations would need to occur separately
from the current proposal. The current proposal for which we seek
your comments would only provide changes to the texts of the
Comprehensive Plan and Community Development Code to enable
potential Community Commercial redesignations of sites in the
future.
In order for actual designations of sites to occur, a property
owner would need to file an application for a Comprehensive Plan
A --T
Map Amendment and Zoning Map Change for the particular site for
which redesignation is requested. The applicant would need to
demonstrate not only that the site was consistent with the
locational criteria for the Community Commercial designation, but
that the proposal also was consistent with all applicable
Comprehensive Plan policies and Statewide Planning Goals, and that
there had been a mistake in the original Plan and zoning
designations for the site or that physical changes of circumstances
had occurred in the area of the subject properties that was
supportive of reasons for the requested change in designation. The
Comprehensive Plan Map Amendment and Zoning Map Change process that
would apply to individual redesignations would be a public review
process with hearings before the Planning Commission and City
Council and notification of neighbors prior to the hearings.
C-C Memo
The City of
S e e N O T E S o n T I G R D
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1/27/92 draft
PROPOSED COMPREHENSIVE PLAN TEXT AMENDMENT TO VOLUME II POLICIES
AND IMPLEMENTATION STRATEGIES AT PAGE II-84. ADDITION OF NEW PLAN
DESIGNATION.
4. Community Commercial
The Community Commercial plan designation is intended to
provide locations for retail and service uses which have a
primarily neighborhood orientation. Such facilities should be
located so that their frequency and distributional pattern
reflect their primary neighborhood orientation. Such
facilities should not be so large or so broad in scope and
services as to attract substantial amounts of trade from
outside of the neighborhood,shall be large enough to provide
a variety of goods and services at one location. It is
further the intent of this designation to restrict the size of
such facilities and that the Community Commercial plan
designation should not be located in close proximity to other
commercial areas.
a. Scale
(1) Trade Area: generally within a 1 and 1/2 mile
radius.
(2) Gross Leasable Area. Varies.
• Food sales up to 40,000 sq. ft. per
establishment; general retail sales up to
10,000 sq. ft. per establishment; other
commercial sales and service facilities up to
5,000 sq. ft. in size per establishment.
• Larger store sizes for combining uses within
one establishment may be approved for uses
permitted in this plan designation through the
Conditional Use approval process.
b. Locational Criteria
(1) Spacing and Location
(a) Commercial development shall be limited to one
quadrant of a street intersection, or where
there is no street intersection, to one side
of the street.
(b) Community Commercial districts shall be spaced
at least one-half mile from other Community
B _
Commercial, General Commercial, Neighborhood
Commercial, or Central Business District-
Commercial designated sites.
(2) Access
(a) The proposed Community Commercial district
shall not be anticipated to create traffic
congestion or a traffic safety problem. Such
a determination shall be based on the capacity
of adjacent streets, existing and projected
traffic volumes, roadway geometry of adjacent
streets, number of turning movements, and the
traffic generating characteristics of the most
intensive uses allowed in the zone.
(b) The site shall be located along an arterial or
a major collector street as designated on the
Comprehensive Plan Transportation Map. It is
preferable that designated sites should be
located at intersections of a major or minor
collector street with an arterial or the
intersection of two major collector streets.
(3 ) Site Characteristics
(a) The site shall be a minimum of two acres in
size and a maximum of eight acres in size.
(4) Impact Assessment
(a) The scale of the project shall be compatible
with surrounding uses.
(b) It is generally preferable that a Community
Commercial site be developed as one unit with
coordinated access, circulation, building
design, signage, and landscaping. However,
parcels within a Community Commercial site may
be developed independently, although the City
may require that developmental aspects of
individual parcels be coordinated through the
site development review process.
(c) The site configuration and characteristics and
relationship to the street system shall be
such that privacy of adjacent non-commercial
uses can be maintained.
(d) Access needs of individual parcels and uses
shall be coordinated within a site so as to
limit the number of access driveways to
adjacent streets.
S -11
(e) Unique features of the site should be
incorporated into the site development plan.
(f) Associated lights, noise, and activities shall
not significantly affect adjoining residential
uses. Operating hour restrictions may be
placed on uses within the district.
jo/Com-COMASt
1/27/92 Chapter 18.61
C-C COMMUNITY COMMERCIAL DISTRICT
sections:
18.61.010 Purpose
18.61.020 Procedures and Approval Process
18.61.030 Permitted Uses
18.61.040 Conditional Uses (See Chapter 18.130)
18.61.045 Special Limitations on Uses
18.61.050 Dimensional Requirements
18.61.060 Additional Requirements
18.61.010 Purpose
A. The purpose of the C-C (Community Commercial) zoning
district is to provide locations for convenience shopping
facilities that provide for the regular needs of
residents of nearby residential neighborhoods. It is
intended that the Community Commercial shopping center be
developed as a unit, with adequate of f-street parking f or
customers and employees and with appropriate landscaping
and screening to insure compatibility with the
surrounding residential environment. Gross floor area in
a Community Commercial center typically ranges from
30,000 to 100,000 square feet, and land area consists of
2 to 8 acres in size.
Community Commercial centers are intended to be separated
from other commercially zoned properties by at least 1/2
mile. The designation of a site with this district
should not create or contribute to a commercial strip
development pattern. This district is intended to be
located adjacent to several residential neighborhoods,
ideally at the intersection of two or more major
collector streets or at the intersection of an arterial
and a collector street. The district should be applied
in only one quadrant of an intersection. The intended
primary service area of the district is up to 1 and 1/2
miles.
18.61.020 Procedures and Approval Process
A. A use permitted outright, Section 18. 61.030, is a use
which requires no approval under the provisions of this
title. If a use is not listed as a use permitted
outright, it may be held to be a similar unlisted use
under the provisions of Chapter 18.43 , Unlisted use.
B. A conditional use, Section 18.61.040 , is a use the
approval of which is discretionary with the Hearings
Officer. The approval process and criteria for approval
are set forth in Chapter 18.130, Conditional Use. It is
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incumbent upon the applicant for conditional use approval
to demonstrate that the intended use is consistent with
the purposes of the Community Commercial zone and that
operating characteristics of the proposed use will not
adversely affect adjacent residential uses. If a use is
not listed as a conditional use, it may be held to be a
similar unlisted use under the provisions of Chapter
18.43 , Unlisted Use.
18.61.030 Permitted Uses
A. Permitted uses in the C-C district are as follows:
1. Civic use types:
a. Public agency administrative services;
b. Cultural exhibits and library services;
C. Public support facilities;
d. Postal services; and
e. Public safety services;
2. Commercial use types:
a. Animal sales and service:
(i) Grooming;
b. Consumer repair services;
C. Convenience sales and personal services;
d. Children's day care;
e. Eating and drinking facilities;
f. Financial, insurance, and real estate services;
g. Food and beverage retail sales (maximum size
of 40,000 square feet) ;
h. General retail sales (maximum size of 10,000
square feet) ;
i. Medical and dental services;
j . Participant sports and recreation:
(i) Indoor;
k. Professional and administrative services;
3 . Single or multi-family residential dwellings, as a
mixed use in conjunction with a commercial
development, on or above the second floor of the
structure, at densities not to exceed 12 units per
acre.
4. Home occupations subject to provisions of Chapter
18.142.
5. Temporary uses;
6. Fuel tanks; or
7. Accessory structures.
18.61.040 Conditional Uses (See Chapter 18.130
A. Conditional uses in the C-C district are as follows:
1. Automotive and Equipment:
(i) Cleaning;
2. Vehicle fuel sales;
3 . Food and beverage sales separately or in
combination with any other permitted use in the C-C
zone (maximum single establishment size of 60,000
sq. ft. ) ;
4 . General retail sales (maximum size of 30,000 sq.
ft. ) ;
5. Lodge, fraternal, and civic assembly;
6. Parking facilities, including transit centers.
7. Religious assembly;
8. Uses operating before 6:00 a.m. and/or after 11:00
p.m.
9. Drive up windows
18. 61.045 Special Limitations on Uses
A. Special limitations in the C-C district are as follows:
1. The use shall be conducted wholly within an
enclosed structure, except for outside play areas
for children's day care facilities, and as allowed
in Subsections 3 and 4 of this section;
C —!!I--
2. Unless specified otherwise, no use shall have a
gross floor area greater than 5,000 square feet;
3. Accessory open air sales/display/storage shall be
permitted for horticultural and food merchandising
uses only and shall constitute no more than five
percent of the gross building floor area of any
individual establishment;
4. Accessory open air dining or drinking areas shall
be permitted for approved eating and drinking
establishments or retail food stores only. Outside
dining areas are not permitted within 200 feet of
any developed residential area. Public or private
sidewalk areas around dining areas may not be
reduced to less than five feet of clear walkway.
18.61.050 Dimensional Requirements
A. Dimensional requirements in the C-C district are as
follows:
1. The minimum lot size shall be 5,000 square feet;
2. The minimum lot width shall be 50 feet;
3. Except as otherwise provided in Chapter 18.96 and
Section 18.100.130, the minimum setback
requirements are as follows:
a. No front yard setback shall be required,
except a 20 foot front yard setback shall
apply within 50 feet of a residential
district;
b. No corner yard setback shall be required;
however, the provisions of Chapter 18.102
(Vision Clearance) must be satisfied;
C. No side yard setback shall be required except
a 20 foot building setback shall be required
from a residential zoning district; and
d. No rear yard setback shall be required except
a 20 foot setback shall be required from a
residential zoning district; and
e. All building separations shall meet Uniform
Building Code requirements;
4. No building in the C-C zoning district shall exceed
35 feet in height;
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5. The maximum site coverage shall be 80 percent
including all buildings and impervious surfaces;
and
6. The minimum landscaping requirement shall be 20
percent.
18.61.060 Additional Requirements
A. Additional requirements in the C-C district are as
follows:
1. Overlay Districts, Chapters 18.80 Planned
Development, 18.82 Historic Overlay District, and
18.84 Sensitive Lands;
2. Supplemental Provisions, Chapters 18 . 90
Environmental Performance Standards, 18.96
Additional Yard Setback Requirements and
Exceptions, 18.98 Building Height Limitations:
Exceptions, 18.100 Landscaping and Screening,
18.102 Visual Clearance Areas, 18.1.04 Fuel Tank
Installations, 18.106 Off-Street Parking and
Loading Requirements, 18.108 Access, Egress, and
Circulation, and 18.114 Signs;
3 . Site Development Review, Chapter 18.120;
4 . Development and Administration, Chapters 18.130
Conditional Use, 18.132 Nonconforming Situations,
18.134 Variance, 18.140 Temporary Uses, 18.142 Home
Occupations, 18.144 Accessory Structures, 18.146
Flexible Setback Standards, and . 18.150 Tree
Removal; and
5. Land Division and Development Standards, Chapters
18.160 Land Division: Subdivision, 18.162 Land
Division: Land Partitioning - Lot Line Adjustment,
and 18.164 Street and Utility Improvement
Standards.
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