01/13/1976 Meeting - Laserfiche WebLink

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e e e pointed out that application for permit for the proposed operation was in accordance with building department requirements. He noted the present zoning had been in ef- fect for many years, the parking area conformed to code requirements, and that residents of the area now have to drive to 29th and Willamette for services other than groceries, presenting the need for goods and services in that area. Mr. Cleve- land detailed the type of operation proposed by Bi-Mart at the center, including parking provisions. He also cited statistics with regard to sales operations and the type of services provided by Bi-Mart, as well as the history of zoning for the center allowing commercial development and the C-2 uses that have been located at 40th and Donald. The proposed remodeling of the building in which Bi-Mart is to be located, he said, would not significantly change the outward appearance of the center. Mr. Cleveland continued by referring to the number of C-I uses that had not been successful in the shopping center, and he thought economic reality pointed up the desirability for a store of Bi-Mart's scope. He said the General Plan should be considered a flexible guideline with the diagram as a graphic representation, and that the fundamental provisions in the zoning code should be considered. He said the interr~lationship between the Plan and the zoning code must rely on more than the catchword "conflict." He noted the complexity of the issue and indefinite cri- teria for determining whether the center should be considered for neighborhood or community commercial uses - population of surrounding area, size of center itself, type of services being offered, etc. He suggested development of more definite criteria for neighborhood shopping centers and refinement of the General Plan it- self before action was taken on this issue. He thought too that code provisions were vague, that types of stores should be better defined - what is considered a hardware store, a drug store? Trying to define the type of store Bi-Mart is becomes difficult in terms of meeting definitions of those services allowed in C-l and C-2 zones. But he felt Bi-Mart would be bringing goods and services to a neighborhood and that it would complement the existing Safeway store in that shopping center. He read the uses allowed in C-2 zones that could be located in the Edgewood Shopping Center under the code and said that if Bi-Mart was not allowed, those uses existing in other shopping centers would have to be dealt with. Mr. Cleveland proposed action initiating further study of C-I and C-2 zoning and doing nothing to interfere with the present or proposed land use for the Edgewood Center. He felt nothing short of a moratorium would support the view of the oppo- nents in their request to deny location of the Bi-Mart in the Edgewood Center. To undertake that position without thorough research and analysis that would support definitions contained in the zoning code, he said, would have little force in the courts. He said the issue was long-range and he felt that under the present zoning ordinance and General Plan, there had been no case made that C-2 uses should be re- moved from the Edgewood Shopping Center. Earl Green, 365 West 27th Avenue, developer of the Coburg Plaza Shopping Center on Co burg Road, was in favor of allowing the Bi-Mart at 40th and Donald. He said that changing the zoning to C-I on that center could lead to reduction of zoning on the Coburg Road center (now C-2 PO). Public hearing was closed there being no further testimony presented. In response to a question from Councilman Haws with regard to comments about separate shops, Mr. Dawson said the documentation supporting those comments would be sub- mitted to staff in writing. On request from the Mayor for a show of hands, there appeared to be about 75 in the audience opposed to location of the Bi-Mart store as proposed, and about 35 in favor. 24 1/13/76 - 3