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SDR1994-00006 CITY OF TIGARD NOTICE OF DECISION SITE DEVELOPMENT REVIEW SDR 94-0006 FINKE FAMILY, SORG FAMILY AND CHEVRON USA - OWNERS WESTWOOD DEVELOPMENT CORPORATION - APPLICANT APPLICATION: A request for Site Development Review approval for a 32,380 square foot retail furniture building. Comprehensive Plan: General Commercial (C-G), Zoning: General Commercial (C-G) Location: 11745 SW Pacific Highway (WCTM 1S1 36CD, lot 1000 and portions of tax lots 402, 500, and 600) SECTION I - DECISION: Notice is hereby given that the Planning Director's designee for the City of Tigard has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section II. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway (99W). A copy of the permit shall be provided to the City Engineering Department prior to issuance of building permit. STAFF CONTACT: John Hagman, Engineering Department (639- 4171). 2. A final grading plan shall be submitted showing the existing and proposed contours. A soils report shall be provided detailing the soil compaction requirements. STAFF CONTACT: Michael Anderson, Engineering Department (639-4171). 3. The applicant shall provide an on-site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The maintenance of the on-site water quality facility shall be the responsibility of the owner. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171) 4. The applicant shall demonstrate that the downstream underground storm drain system is adequate for the proposed site and will not be unduly affected by the increase in run- off. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171) 5. The applicant shall underground utilities along SW Pacific Highway or pay the fee in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department (639-4171) 6. The applicant shall re-design the on-site driveways to provide for a future connection to the Chevron property to the west that would enable on-site circulation between the properties and shared access of the existing driveway. A cross-over easement shall be provided to create the shared access and provide for the shared maintenance of the driveways. The easement document shall be executed and recorded on City standard form and shall become part of all applicable deeds. The easement document shall be approved by the Engineering Department prior to recording. STAFF CONTACT: Michael Anderson, Engineering Department (639-4171) 7. The applicant shall provide screening within a buffer area adjacent to the parking lot area along the north east corner of the property. STAFF CONTACT: Mark Roberts, Planning Division. 8. The applicant shall obtain a tree removal permit prior to removal of any trees on site in excess of six inches or more measured four feet above ground level. STAFF CONTACT: Mark Roberts, Planning Division. 9. The applicant shall provide street trees along the properties SW Pacific Highway street frontage. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; SECTION 18.120.060 BONDING AND ASSURANCES and SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. COPIES MAY BE OBTAINED THROUGH THE PLANNING OR ENGINEERING DEPARTMENTS. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II. FINDINGS OF FACT 1. Background: In 1992 the site was redesignated from Commercial Professional to General Commercial. The subject site is presently undeveloped and as it exists access would be provided from a sloping flag lot type access drive from SW Pacific Highway. NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 2 2. Vicinity Information: The City is preparing a specific area plan for the area to the south of the site known as the Triangle Specific Plan. The surrounding properties are zoned for General Commercial and Commercial Professional use and are developed or are developing with retail businesses and service uses. The subject site is located to the north of an existing Chevron Station. 3. Site Information and Proposal Description: The subject parcel is approximately 2.60 acres in size and is located on a hill to the north of SW Pacific Highway. The site is to be developed within a heavily developed commercial business area. The property is a flag lot with direct access to the site available from SW Pacific Highway through an existing driveway serving the Crossroads Commercial Center. The applicant proposes to construct a 32,380 square foot retail furniture store with 112 parking spaces. The architectural elevations feature split face block with a raised parapet. The elevation towards SW Pacific Highway features concrete columns which frame the main store entrance. This elevation also uses reveal features to segment sections of the front elevation. 4. Agency and CIT Comments: The Engineering Department, the Police Department, the Building Department, General Telephone, Pride Disposal, Tualatin Valley Water District, the Tualatin Valley Fire and Rescue and the Oregon Department of Transportation have reviewed this proposal and have provided the following recommendations. The Police Department was concerned with traffic impact on SW Pacific Highway resulting from this project. The Enginering Department, Planning Division and the Oregon Department of Transportation have reviewed this project and its projected impact to traffic flow on SW Pacific Highway. The project is not expected to significantly impact the function of SW Pacific Highway. The Building Department indicated that drainage onto the southerly Chevron site will need to be addressed. The developer shall be required to trench and provide conduit according to GTE Specifications. Allow 45-60 days NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 3 from GTE engineering completion to GTE construction completion. Pride Disposal reviewed the site plan and found that the trash and recycling enclosure areas are readily accessible. The Tualatin Valley Water District recommended that the DCDA and meter vaults be relocated adjacent to the right-of-way on SW Pacific Highway. The Tualatin Valley Fire and Rescue District expressed concern related to fire equipment turn around within areas designated for parking. The applicant subsequently revised the site plan to provide sufficient turn around access. The Oregon Department of Transportation reviewed this proposal and provided the following comments concerning this proposal: 1. The applicant will need to obtain an ODOT access permit to access SW Pacific Highway. To facilitate future circulation a cross-over easement will be needed to provide for future shared access with Chevron. Northwest Natural Gas and Portland General Electric have reviewed this application and have offered no comments or objections. SECTION III. ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant has indicated that the proposed use of this site is for a major furniture retail outlet. Section 18.062.030(J) allows this type of use within the General Commercial Zone. Minimum Lot Area: Section 18.62.050 states that there is no minimum lot area for parcels in the General Commercial zone. The average lot width of each parcel is the General Commercial zone is 50 feet. The site is being reconfigured through a lot line adjustment (MIS 94-0011) provides various widths from approximately 150 to 250 feet in compliance with the standard. Development proposals within this zoning district may not exceed 85% of the site with buildings and hard surfaces. The site plan indicates that 80% of the site will be developed with impervious surfaces such as structures and parking lot areas which complies with the requirement. NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 4 A minimum of 15% of the site must be landscaped. The applicant has provided 20% of the site with landscaping in compliance with this requirement. Setbacks: Section 18.062 requires buffer areas for commercial uses which abut existing residential uses. Because this parcel is surrounded on three sides by other properties which are developed with commercial uses, therefore special buffer areas are required only along portions of the northern property line which are contiguous with existing single family residences. Condition of Approval #8 requires that the landscape plan be amended to provide screening materials within the north east corner of the property to screen parking lot areas of this commercial use from the adjoining residence. The store also complies with the Special Setbacks set forth in Section 18.096 which is 50 feet from the centerline of SW Pacific Highway. Building Height. Section 18.062 states that no building shall exceed a height of 45 feet. The architectural elevations for the store do not exceed a height of 27 feet. Minimum Off-Street Parking: Section 18.106 requires one parking space for each 1,000 square feet of gross floor area for furniture stores. Based on the proposed floor plan 33 parking spaces are required. The site plan provides 112 parking spaces in compliance with the requirement. Access, Egress and Circulation: Section 18.108 requires commercial development with 99 or less required parking spaces to provide a minimum access width of 30 feet and a minimum pavement width of 24 feet. The site plan complies with this requirement through joint use with the existing Pacific Crossroads Commercial Center driveway which adjoins the site to the east. Bicycle Parking: Section 18.106 requires one bicycle parking rack for each 15 vehicle parking spaces in any development. A minimum of 33 parking spaces are required for this proposal, four bicycle parking racks have been provided which exceeds the code requirement. Walkway: Section 18.108 requires that a walkway extend from the main ground floor entrance of all commercial developments to the street which provides the required ingress and egress. The site plan provides a sidewalk and a striped walkway from SW Pacific Highway to the entrance of the store. NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 5 Street Trees. Section 18.100 requires that all development projects fronting on a public street more than 100 feet in length shall be required to plant street trees in accordance with the standards in Section 18.100.035. This site has frontage on SW Pacific Highway for a distance of approximately 105 feet. The landscape plan did not provide street trees along SW Pacific Highway. Condition of Approval #9 requires that street trees be provided for the SW Pacific Highway frontage. Visual Clearance Areas. Section 18.102 requires that a clear vision area for motorist and pedestrian safety shall be maintained on the corners of all property adjacent to intersecting right-of-ways or private driveways. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, temporary or permanent obstruction exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade. Trees exceeding this height may be located in the clear vision area, provided all branches below eight feet are removed. The current landscape plan maintains sufficient clear vision due to the use of lower ground cover materials adjacent to the driveway adjacent to the driveway on SW Pacific Highway. Tree Removal. Section 18.150 contains standards for obtaining a required permit for removal of trees on site which have a trunk six inches or more in diameter measured four feet above the ground. The existing conditions plan indicates that qualifying trees are proposed to be removed. Condition of Approval #8 requires that prior to removal of trees that the applicant shall obtain a tree removal permit. Landscaping Plan. Section 18.100 requires that the applicant submit a detailed landscaping plan. The code requires one tree for every seven parking spaces. A variety of shrubs, ground cover are also required to comply with Development Code criteria for landscaped areas. The landscape plan currently provides twenty-nine trees which provides one tree for each four parking spaces. Due to the property configuration it is suggested that additional parking lot trees be provided throughout the parking lot. Areas of special concern are parking spaces adjacent to the site's entrance and within landscape finger planter areas. Signs. Section 18.114 lists the type of allowable signs and sign area permitted in the General Commercial zone. Precise signage plans for this site shall be reviewed by the Planning Division through the sign permit process. SECTION IV. PROCEDURE NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 6 1. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant and owners XX Owners of record within the required distance XX The affected Citizen Involvement Team Facilitator XX Affected government agencies 2. Final Decision: THE DECISION SHALL BE FINAL ON `✓-ZS j UNLESS AN APPEAL IS FILED. 3. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. Appeal fee schedule and forms are available at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 p.m.S-25 `1~F 4. Questions: If you have questions, please contact the Planning Division at 639-4171, City of Tigard, City Hall, 13125 SW Hall Blvd., Tigard, Oregon. l/P 6- I3-e1q PREPARED BY: Mark Roberts DATE Assistant Planner at cik Z ex~-Q,,4 S- l 3 - S~ APPROVED BY: Dick Bewersdor DATE Senior Planner NOTICE OF DECISION SDR 94-0006 - WESTWOOD/HOMELIFE PAGE 7 B.W. FFAFFLE STREET" r- r- Tr' r 1 1 I ii i t 1 ~1 i li I i 1 i I I r. I~ 1 ~ li I a ,,,,y 1 ,:rl I ~ n }._•rns.__I._1. _ _~.x _ J 1~~ ~y ' I wfw7 ~adM p wL as au• ~ u . PNK 0 m WIN ertr..c 1 r 1 -'xs fMr` N RitWN 1 ~ - i IOWr.O ~•R rim 1\• U'I i1WNM iCR ~r ~ •'r . a Ip 1 ' R OI•IMTR♦NMl LQIICR ~ m 1' 1 ~ IE LEGEND{ S, of r. / A - PpG~P s~:;~w: } U PLOT PLAN CASE No. BITE DEVELOPMENT REVIEW EXHIBIT MAP -#94_0006 v C11_L_LLCI ❑ I sr. l t7 rl ~ r H 11 L L. a t~ z SITE -Di> _ Q J a5l a 0 LL O aw ►Fws U VICINITY CASE NO. MAP 1 SITE DEVELOPMENT REVIEW EXHIBIT #94-0006 . W 0 0,4.Id,~o 1S136CB-02000 1S136CB-02100 ADAMS, BILLY J & ELIZABETH S RORMAN, JAMES M & SUSAN M TRUSTEES 11250 SW 82ND AVE 66 BEACHWOOD DR TIGARD OR 97223 OAKLAND CA 94618 1S136CB-02800 1S136CB-06600 PETERSEN, MARGARET ESTATE WEBB, NORMAN A 8035 SW PFAFFLE ST 11315 SW 81ST TIGARD OR 97223 TIGARD OR 97223 1S136CB-06700 1S136CB-06800 CHAPMAN, DOUGLAS L & DEBRA K BARKER, KENNETH W 11287 SW 81ST AVE 11263 SW 81ST AVE TIGARD OR 97062 TIGARD OR 97223 1S136CB-09500 1S136CB-09600 TROFTGRUBEN, TROY L & KARYN L _ WOO, SANG KIL AND OR SON 11268 SW 81ST 11300 SW 81ST AVENUE TIGARD OR 97223 TIGARD OR 97223 1S136CC-00100 ALEX & LOTPIE FINKE BARASCH, GEORGE 8060 SW PFAFFLE ST BY GENERAL MOTORS CORP TIGARD OR 97223 485 WEST MILWAUKEE AVE DETROIT MI 48202 CHEVRON USA 575 MARKET ST #1834 SAN FRANCISCO CA 94105 NORMAN OTTO SORG/ROGER PAUL SORG C/o N. JEFFREY SORG 24 AQUINAS LAKE IOSWEGO OR 97035 1S136CD-00200 1S136CD-00200 MYERS, MARY JENSINE AND MYERS, MARY JENS AND MCGRATH, PIPER ANN & EDWARD S MCGRATH, PIPE & EDWARD S PO BOX 880 PO BOX 880 SHERWOOD OR 97140 SHERWOOD OR 97140 1S136CD-00300 1S136CD-00401 MYERS, MARY JENSINE AND SORG, NORMAN O MCGRATH, PIPER & EDWARD S 14865 SW 72ND AVE PO BOX 880 TIGARD OR 97224 SHERWOOD OR 97140 1S136CD-00402 1S136CD-00500 SORG, ROGER PAUL SORG, OTTO 8121 TAYLORS FERRY RD 8000 SW PFAFFLE ST PORTLAND OR 97223 TIGARD OR 97223 1S136CD-00600 1S136CD-01000 PINKE, ALEX TRUSTEE CHEVRON Q A INC FINRE, LOTTE I TRUSTEE 575 ST RM 1834 PO BOX 23562 SAN F Fl CA 94105 PORTLAND OR 97281 IS136CD-01001 1S136CD-01100 CHEVRON Q S A INC / MILLAR, TED L/BEACH, JOB F JR TR 575 MARKET ST RH X834 SWAN, WALTER A JR TR SAN FRANCISCO / CA 94105 BY WESTWOOD CORP 3030 SW MOODY AVE PORTLAND OR 97201 1S136CD-01300 1S136CD-02300 MCGRATH, STANLEY ET AL MULFORD, BERTHA C JAMES W PO BOX 880 12900 SW 9TH ST #131 SHERWOOD OR 97140 BEAVERTON OR 97005 1S136CD-04100 1S136CA-03300 CHURCH, STANLEY AND GLADYS LOOS, HELEN A B GRQNBAUM, HANS H 7935 SW PFAFFLE 11744 SW PACIFIC HWY TIGARD OR 97223 TIGARD OR 97223 1S136CA-03301 1S136CA-03500 LIPNOS, TIMOTHY AND ANITA PETERSEN, GERRY L0REN AND 11305 SW 79TH AVE JENII ALICE TIGARD OR 97223 11300 SW 79TH TIGARD OR 97223 1S136CA-03600 1S136CA-05400 KNIGHT, ROBERT W HAROLD E KING TRUST, THE 11290 SW 79TH PO BOX 5219 TIGARD OR 97223 VANCOUVER WA 98668 1S136CA-05401 1S136CB-01900 GALLQCCI, NAOMI ALVIA PFAFFLE, HELEN N TR 11285 SW 78TH 8225 SW PFAFFLE TIGARD OR 97223 TIGARD OR 97223 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I,,~~~'G IVU~T.~YQkI•~_/ being first duly swcrn/affirm, on oath depose and say: (Please print) That I am for The City of Tig rd, Oregon. That I served NOTICE OF PUBLIC HE.RIt: FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A cop-: (Public Hearing,Notice/Notice of Decision) of which `_s attached (1.1arked Exhibit "A") was mailed to each named per pons at the address shown gg77~~ the attached list marked exhibit "B" on the day of 19'/, said notice NOTICE OF DECISION as hereto attached, was pos e, on an appropriate bulletin board on the day of 19~ and dep sited in the United States Mail on the k-34~_ day of postage prepaid. Prepared Notice Su ibed and sworn/affirm to me on the day of 19~. OFFICIAL SEAL DIANE U. J£LOEM NOTARY PUBLIC-OREGON NOTAR PUBLIC OF ON c~ ~r COMMISSIONNO.008977 My Commission Ex s: MY COMMISSION EXPIRES $EPT. 7, 1995 PROPOSAL DESCRIPTION FILE NO: SDR 94-0006 FILE TITLE: Homelife/Westwood APPLICANT: Westwood Corporation OWNERS: Alex & Lottie Finks 3030 SW Moody Avenue 8060 SW Pfaffle St. Portland, OR 97201 Tigard, OR 97223 (503) 222-2000 Chevron USA 575 Market St. #1834 San Francisco, CA 94105' Norman Otto Sorg & Roger Paul Sorg c/o N. Jeffrey Sorg 24 Aquinas Lake Oswego, OR 97035 REQUEST: To build a 32,380 square foot retail building for furniture sales. LOCATION: 11745 SW Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600) APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. CIT: East CIT FACILITATOR: Joel Stevens CHECK ALL WHICH APPLY: X STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: HEARINGS OFFICER DATE OF HEARING: TIME: CITY COUNCIL DATE OF HEARING: TIME: THE FOLLOWING ATTACHMENTS ARE AVAILABLE FOR VIEWING IN THE PLANNING DIVISION: X VICINITY MAP LANDSCAPING PLAN NARRATIVE ARCHITECTURAL PLAN X SITE PLAN OTHER: STAFF CONTACT: Mark Roberts - 639-4171 INSPECTION NOTICE City of Tigard Building Department 13125 SM Hall Blvd. Tigard, Oregon 97223 Inspection 1 Line (ReFcn-O-Phone): ~63I9-4175 Business Phone: 6639-41171 Inspection: I'7OMe-'Iie ~-(i7(aUA/-Q_ :5-hove 1-/Z,/ Footing Plbg. Underslab Mech. Rough-in Appr/Sdvlk Found. Plbg. Top Out Gas Line FINAL: Poet/Beam Struct. San. Sever Framing -Bldg. Post/Beam Mech. Rain Drain Insulation -Plumb. Plbg. Underfloor Water Line Gyp. Bd. -Mech. Date Requested: l Q Z -2~q"/ Time: AM PM Address: I1-1y51_S~W ~ahGIY'lG lu"?,permit is Builder: Ufa;:f ~ l AA -eV THE FOLLOWING CORRECTIONS ARE REQUIRED: (tro gec~ i~ e , 4we 40 f- vr~ v razA -fie J-6 eta e~tH 6 ~ Inspector- -Date: /0/z _APPROVED DISAPPROVED APPROVED SUBJECT TO ABOVE 1-Call For Reinep. CITY OF TIGARD, OREGON Ai~ SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. SJe ?L/- 000-6 OTHER CASE NO'S: e_- Pw 3 RECEIPT NO. APPLICATION CC PTED BY: 4n6 DATE: 1. GENERAL. INFORMATION Application elements submitted: PROPERTY ADDRESS/LOCATION 11745 SW Pacific Hwy. and ✓(A) Application form (1) abutting properties ~B) Owner's signature/writte TAR MAP AND TAX LOT NO. WCTM 1S136CD and portions of authorization Tax Lots 402, 500, 600 and 1000 - Title trans er instrument (1) SITE SIZE 2.39 acres Assessor's map (1) PROPERTY OWNER/DEED HOLDER* See attached agreements --(H) Plot plan (pre-app checklist) ADDRESS see attached list PHONE Applicant's statement CITY ZIP (pre-app checklist) APPLICANT* Westwood Corporation (G) List of property owners and ADDRESS 3030 SW Moody-Avenue - PHONE -222-2000 addresses.within 250 feet (1) CITY Portland,. OR_...._- _ .ZIP__9.720.1-4x9.7._ i~(H) .Filing fee (t e *When the owner and the applicant are different ~(I) Construction Cost Estimate s a 4e.~ ~,nl~.tfes /J people, the applicant- must-be-the`_purcha"ser: of:record S7 - J / "WWII or a lessee in possession with written authorization DAT"ETEx INED 9B CORRTE: _ from the owner_.-or-an:ageat`of=the'owaer=with written r" e authorization. The owner(s) must sign this I application in the space provided on page two or... FROL DECISIbN DEAD ah ~ submit a written authorization with this application.:: ~`sd COMP. PLAN/ZO DESIGNATION: 2. PROPOSAL SUMMARY The owners of recordof the subject propertyi T- request site development review approval to : r: allow the development' of_:a.32:;:380(square_foot'? e Approval Date: furniture store-and`all related site=impr6xP' ,LnFnts - Final Approval Date: Planning Engineering 0524P/13P 3. List any variance, conditional use, sensitive lands, or other land use actions to be considered as part of this application: N/A !4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of 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, may be revoked if it is found that any such statements are false. D. 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. DATED this 1st day of April 19 94 SIGNATURES of each owner (eg. husband and wife) of.the subject property. k - s0 ^..l JF? _ rv y-~4,>U 0 ~ °.1 x'?_ ;t .3C~~3_s •.-.3x to ..0_~fti..: l:~1G!a. S S - - _ _ ...y_ y. JJ .j ar; -s: (,...J14 113 MJ''1.s TOYS dE S"a i'S :}CS,gO L (RSL:pm/0524P) r APPLICANT: Westwood Corporation Gerald M. Foy - contact person 3030 SW Moody Avenue Portland, Oregon 97201-4897 OWNERS: Roger Paul Sorg 8121 SW Taylors Ferry Road Portland, Oregon 97223 Tax Lot 402 Norman Otto Sorg and Roger Paul Sorg c/o N. Jeffrey Sorg Personal Representative The Estate of Norman Otto Sorg 24 Aquinas Lake Oswego, Oregon 97035 Tax Lot 500 Alex & Lottie Finke 8060 SW Pfaflle Street Tigard, Oregon 97223 Tax Lot 600 Chevron USA 575 Market Street, #1834 San Francisco, California 94105 Tax Lot 1000 or any releases of Hazardous Materials on the Property. Seller shall defend and indemnify Buyer for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing and remain enforceable against Seller. 8.15 Maintenance of the Property. Seller agrees to maintain the Property substantially in its present condition until closing. In the event of damage or waste prior to closing, Buyer shall be entitled to terminate this Agreement and receive back its earnest money and other payments, or close and receive an assignment of any insurance proceeds. 8.16 Non-Foreign Person Affidavit. Seller agrees to deliver through escrow a Non- Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to Seller and Buyer. 8.17 Cooperation of Seller. Buyer will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Seller will cooperate fully with Buyer in such efforts. Seller will also cooperate fully with Buyer in efforts to have liens and encumbrances removed and, where applicable, to have leases and other agreements affecting the Property terminated or renegotiated to Buyer's satisfaction. SELLER: BUYER: Roger Paul Sorg By: \ Title: Vice President Date: Date: ) a ' ' `1 a mmw:wp\exa-rsorg 5 of 5 A- X or anv releases of Hazardous Materials on the Property. Seller shall defend and indemnify Buyer for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing and remain enforceable against Seller. 8.15 Maintenance of the Property. Seller agrees to maintain the Property substantially in its present condition until closing. In the event of damage or waste prior to closing, Buyer shall be entitled to terminate this Agreement and receive back its earnest money and other payments, or close and receive an assignment of any insurance proceeds. 8.16 Non-Foreign Person Affidavit. Seller agrees to deliver through escrow a Non- Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to Seller and Buyer. 8.17 Cooperation of Seller. Buyer will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Seller will cooperate fully with Buyer in such efforts. Seller will also cooperate fully with Buyer in efforts to have liens and encumbrances removed and, where applicable, to have leases and other agreements affecting the Property terminated or renegotiated to Buyer's satisfaction. SELLER: BUYER: Margaret Sorg ~CGfLG~~ By: Title: Vice President Date: Norman Otto Sorg Date: ate: ! h'. 70 Roger Paul Sorg Date: mmw:wp\exa-sorg 5 of 5 r i ~X ' oy' Boa r ~ 7.14 Hazardous Wastes. The phrase "Hazardous Materials" shall mean and include any oil, hazardous substance, pollutant, contaminant, hazardous waste or hazardous material, as such term or similar term is now or hereafter defined, used or understood in or under any federal, state, county, city or other governmental statute, rule, ordinance, order or regulation which relates in any way to the protection of the environment ("Environmental Law"). Each party represents and warrants that no Hazardous Materials are located on, or are now being emitted or released on or from, their property in violation of any Environmental Laws, and that their property does not contain any such contamination. Each party shall have the right to test for the presence or any releases of Hazardous Materials on the other party's property. Each party shall defend and indemnify the other for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing. 7.15 Non-Foreign Person Affidavit. Each party agrees to deliver through escrow a Non-Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to the other party. 7.16 Cooperation of Seller. Trust will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Finke will cooperate fully with Trust in such efforts including the execution of any reasonably required applications or other similar documents. 7.17 Broker's. Trust has retained and shall pay New Real Estate Services fees relating to this transaction. Each party agrees to indemnify and hold harmless the other against the claims and demands of any other broker who asserts that the indemnitor has retained such broker in connection with this transaction. TRUST: WESTWOOD CORPORATION FINKS: DEVELOPERS& CONTRACTORS as agent for the TED L. MILLAR LIVING TRUST By: c~ (///y<I Vicki G. Bayless Alex Finke Its: Vice President Lottie Finke Date: a 16( °i3 Date: 5of5 r !OO 10. GOVERNING LAW. This Agreement shall be governed by and construed in accordance with the laws of the State of California. i I. ENTIRE AGREEMENT. This Agreement constitutes the entire agreement between the parties with respect to the subject matter hereof and may not be amended or modified in any respect whatsoever except by an instrument in writing signed by the parties hereto. If any provisions hereof shall be held invalid, such invalidity shall not affect any other provision of this Agreement. Unless otherwise specified in this Agreement, the rights and obligations of the parties hereunder shall survive the expiration of this Agreement or the exercise of the Option. IN WITNESS WHEREOF, Optionor and Optionee have executed this Agreement to be effective as of the date first above written. Optionor: CHEVRON U.S.A. INC., a Pennsylvania corporation r C _ By: Its: Ad-k1r-nC~/- I ✓t - Of Optionee: WESTWOOD CORPORATION DEVELOPERS& CONTRACTORS By: Its: ✓c. S , 5 i' 19. NOTICES All notices and other communications required or permitted to be given or delivered hereunder shall be in writing and shall be delivered personally or be.sent by certified mail, postage prepaid and return receipt required, directed to the parry intended at the address set forth below, or at such other address as may be designated by such parry by notice given to the other party in the manner aforesaid, and shall be effective upon receipt. SELLER BUYER Chevron Real Estate Management Company Westwood Corporation Developers & Contractors 225 Bush Street 3030 S. W. Moody Avenue, Suite 200 San Francisco, CA 94104 Portland, OR 97201-4897 20. TIME Time is of the essence of this Agreement; provided, however, that if the date on which any action is required to be taken hereunder shall fall on a day on which the party to perform is not open for business, such action shall be taken on the next business day on which it is open for business. 21. FURTHER ASSURANCES Each party agrees to execute such other and further documents and instructions as may be necessary or proper to consummate the transaction contemplated by this Agreement. 22. BROKERS Seller represent that it has utilized the services of Grubb & Ellis Company ( William L. Phillips) ("Seller's Agent") as a real agent or broker, in connection with this transaction and agrees to be solely responsible for any and all commissions due or payable to Seller's Agent in accordance with a written agreement between Seller and Seller's Agent. Buyer represent that it has utilized the services of New Real Estate Services ("Buyer's Agent") as a real agent or broker in connection with this transaction and agrees to indemnify and hold Seller harmless from and against all brokerage commissions or finder's fees, and claims therefor, payable to Buyer's Agent in connection with the sale of the Property and resulting out of the acts or omissions of Buyer. Both Buyer and Seller shall indemnify and hold the other harmless from and against all other brokerage commissions or finder's fees, and claims therefor, payable in connection with the sale of the Property and resulting out of the acts or omissions of such indemnifying party. 23. LITIGATION In the event of litigation between Seller and Buyer regarding the subject matter hereof, the prevailing parry shall be entitled to recover its costs and expenses of suit, including reasonable attorneys' fees in connection therewith. 24. CAPTIONS Section headings are used for purpose of convenience only and shall not be considered in construing this Agreement. 25. GOVERNING LAW This Agreement shall be construed according to the laws of the State of Oregon. 26. SURVIVAL; NO MERGER WITH DEED Seller and Buyer understand, covenant and agree that any and all terms and conditions of this Agreement that may be appropriate to do so shall survive the Closing Date and the consummation of any transactions contemplated hereunder and shall not merge into the deed of conveyance from Seller to Buyer. 27. APPROVALS Buyer shall pay all expenses related to its diligent efforts to obtain approvals necessary to develop the Property (such as re-zoning, lot line adjustments, site plan approvals, building permits and other similar activities), but Seller will cooperate to the best of its abilities with Buyer in such efforts including execution of any applications or other similar documents in a timely fashion. 5 ~ AND TAXF SE 1/4 9'!1/4 SECTION 36 T I S I r 10 W C 1341 08 TO O R.DLL PDINT C AE-ENT. sw WASHINGTON CO>~NTY REGON szcOR SEE IMAPI I 36CA Q INITIA Q J.WUAS FRIE NO LY ACRES N£ COR. ! as. 4a, C.N Pf6F E C.A.975 389°2fiE T S I T r r ANN CDR. PFAFF LE T T 642-72 TO Nw CON. C.N. PF6i FIE NANYER e•- M: e 102.18 1DO 1 co 129.113 loe.as 130.03 500 401 102 600 1.04 Ac .34 Ac 300 20C .69Ac. .54 Ae. 1 ,74Ac. .87Ac. 1 " N nl a ° to 4w~° 's 100 goo f o f w o r c m « .47Ac. n 402 N n o " .57Ac zN., " s 1 S 2.16 e 121.08 31.06 96 1300 rya t N e ~ O r eq F z w 130-o Y"- 2L7 130.03 4z03 3 i i ~'Po e ° ---'}T-Mes•ze'91 - s ♦ s 1 1000 1100 1. ) .71 Ac. I « s~~ ♦♦s . ' 1 1 1.94Ac. n p• el a a =1 ♦st 1901 11 1 ♦~b s X11 .1001 A-li a4AOW sqs a se9•zz loo, to 240 1 .66Ac. u ♦ P''lrq "6 11, \ ph , $ 268..2 19 . 11 Q°G 110 s♦.6 2200 Q JP's 5.94Ac. LII ♦pb~ j11d1 n G t° ° . ° o ml1 Il~l~r~~ry• ry' 60 _ ~ M9• ° SEE MAP oy g~OOQ y41 y♦q1.0 n ISI 36CC 2300 a< pha N n ante - - - ,1111 N 19 x, - 34.6 - JIH` o a m Nes-e•16 x0 E j11~ d1 R. TO - a 24 0 0 lev a ~W-114100 0 0 " o ;1r w ° w n18 141.36 LLI 104.72 1 y -+°°2500 8 $ way .OR 4000 Wes, N L~ 17 103.95 d n • 99.66 2 Q 2600 N 1✓) 3900 W N 'O « $ ~ n f f P n O' N °O ^ 16 131.31 1 3- r N 2700 - - - - _34. 4.e _ 3800 a < N ° ~i~l° Je y=W ° -r 14 2.99 4° 15 841 ~7n ?Ann MAR-29-94 T U E 10:11S -To" R Sur s e n: P " w...•1. •..•.r++w =RTU'NX+P,SWri i9l'e:d iyu~Il .+aJ.'ps ~.F . t ~'PEAS-lLPPLI,,,C71T~T„G~f,:._.. C$..,NgTS3;' //f ~/NO`r~=x~sinsNTZnt OsvaroPr~ Is DATE s STAFF 2 /14 Is kD APPLICANT: wles-'WvO~f Cur eVftA0.1 AGE=. ur~Q-QH^-S1 Phones _ hone: rSQC3 ^ 1-77% ~J C- Vd✓l.ON Ltec~ PROPERTY LOCATIONS Addrese: D000 SW Pacl& LjJa4wav q9 717 Tax Hap & Tax Lot: I S/~~361_(~ -„O~ 4F- cs4*1 1.q'ea141 NECESSARY APPLICATION(s): 1~ +.J fUP~pje`~ view r rf an L.O~ r '7 6 i us7-'tM P vt PROPOSAL DESCRIPTION: t-~~_ Q~Slj .TG Q✓~ ' r'.e~eFl ou-Fjg~ ldy~/~n Z's a~n~sr _.yo~~/i• l°~a;~r~-=~ COMPREHIMSIVE PLAN DESIGNATION: C~Pb I 4 ~N h r Pyii/e / ! r ZONING DESIGNATION: ✓ Co v G CITIZEN INVOLVEMENT TEAM -44' CM RPERSON: ~a net Sv'avPrtS PRONE. ZONING DISTRICT DIMENSIONALREQQIREMENTS Minimum lot size: ntsH&. sq. ( pJz' f9,. t_1»a oPL SN8 c 8a14.1lC' s~ /Qv¢r,ia ~tfm lot width SD ! r.,c 6. r~7~ F+"rte J Setbacks: front £ soda r ft. rear C9 ft. garage gZe ft. corner ft. from street. w•-imam site coverage: 2_Y Minimum landscaped or natural vegetation area: 1 $ t Maximum building heights NS ft. ADDITIONAL LOT DIHEN NAL REQt72REME MInixmw lot froszta s 23 feat anNTSises lot is created throagb the minor land partition proses.. NTots created as part of a partition =jut have a insn+mum 09'2,5 feet o frontage or have a minimum 15 foot wide access easement. sr.,.+ot _d ielyl_-h o Vi ratio of 2.5 to 1. SPECri 6 Q4 Cvco.i.K rZquVa wr++4`S un l~.l~ [3~. / 9 k streets: 5 ft. from centerline of ! scot' /W waf Established areas: H ~6 ft. from Dower intenaitv zonesit ft., along the sitefa 07 r bowdazy BG7S.DING HExGET PROVISIONS Huilding Height RxeaPtiaas (Code Section 18.98.020): Buildings located in a non-residential zone may be built to a height of 75;feet provided: 1. A maximum FAR (building floor area to aite area ratio) of 1.5 to 1 will exiett 2. All actual building satbacks' will. be at least 1/2 the baildingla height; and . 3. The structure will not abut a residential zone diatriat. Pa e 1 MAR-29-94 T U E 1 0: 1 6 Jon R .Sur s ens P. 0 3 f.?d SSA oo 32f Sao S Hcoo -1~~'¢'-J a'r ~ d ~re+ss Sgaa~~ Per.Y.9~ re~Ka~s `Rw My ~OC PARKING AND ACCESS f/ r yao goys 59u¢✓e 1/ce¢~ Required parking for this type of uses `J Secondary use required parking: co -Ru""e l S. No mode than 2st of required spaces may be oeigaated and/or dimensionod as Compact spaces. Parking stalls shall-be dimensioned as follows: - Standard parking space dimensions 9 ft. S 18 ft. Compact parking apace di,mensione:.e.5 ft. X 15 ft Disabled parking: All parking areas shall provide appropriately located and dimensioned disabled porebn parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A.handicapped parking symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for civic, non-residential, commercial and industrial developments which provide 15 or more parking spaces. Bicycle racks shall be located in areas protected'from automobile traffic and in convenient, locations. Bicycle parking spaces shall be provided on the basis of one space for every 15 vehicular parking spaces. All driveways an per g areas, excep or some f'1M s orage areas, muss aed___. Drive-in use qu®uing areas: /0 ~OA~. uw r+ 4c: u w,eesy Hinimum number of accesses: r7xo_ / 1 Hinlmum access widths 24 feet Haximum access widths 40 feat J P ea r an access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. A minimum of one trees Yore seven parking spaces must be plant-; and around all parking areas in order to provide a vegetative canopy eatures effect. Landscaped parking areas shall include special desigIle which effectively screen the parking lot areas from view. Thesign features may include the use of landocaped berme, decorative , and ised planters. ra For detailed information an design requirements for parking areas and accesses, Bee Development Code Cbaptters 18.1000 18.106 and 18.108. CLEAR PISIOU AM The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railsoa~4, and road/road intersections. The Bice of the required clear vision area depends upon the abutting street's functional classification. l ^ / ~ Pa 'S ~i LL'.t 14 f 35 47e, J MAR 9- 9 4 T U E 1~ : 1 i Jon R J u r 9 e r~: P_ 0 4 BUPPBRING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer arena must be occupied by a mixture of deciduous and evergreen trees and bhruba and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these' are often advisable even if not required by the Code. The requiied 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 Code, Chapter 18.100. The required buffer widths which are applicable to your proposal areas 2 Q ft. along north boundary " "'1', ft. along east boundary ft. along south boundary nZg ft. along west boundary In addition, eight obscuring screeniag is required along o. STREET - Street trees are requited for all developments fronting on s 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 feet of the right-of•way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturity. Further information on regulations affecting street trees may be obtained from he P1 ing Divisio , ~j R u vs O eta o to '('v W I` 1{ f,. SIGNS 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, regaeet. ldditional sign area cat height beyond Code standards may be permitted if the sign proposal is reviewed as pare of a development review hpplication. Alternatively, a Sign code Exception application may be filed for review before the gearinge officer. SENSITIVE LANDS Code Chapter 18.84 provides regulations for lands which are potentially unsaitable for development due to areas within the 1W-year floodplain, natural draisageways,.wetland areas, ca slopes in excess o! 25 pereeat# or on anatable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pro-application conference based on available information. SOWLM,-the responsibility to precisely identify sensitive ands areas and their heendaries is the a nsibili of the a licant Areas meetingthe defisitione of sensitive lande must~elearly indioatdefinition of sensitive lande must~elearly indicat~ en~lans submitted with the develo~nt a~lications_nbmitted with the devela~nt a~lication f Page 3 MAR-29-94 -FUE 1~: 1 8 Jon R .Jur s en: P 05 Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. In most cases, dedication of 100 year floodplain areas to the City for park and open space areas is required as a condition of then royal of a development applicatfoo 5 r t7 N c 11916 4' r~ FF~ `f P. u ADD7,TIONAL CONCERNS OR COMMENTS f// J ~pp ~YU~ } r L[ c:12 ~1 l~ovp~y //2.t+sLr IrC IJIc'~C~ 6NrT2v~ ~SaX~~NCetl ~x?. vb ~M~'S < ~p~~/cN t7~¢- v/ PY e+rC~4treS b`d ~'i4~ fil~ v ~ !rC WI~C~~IJ / ~Lt Gdml Ariz C'~ f~~t ~ C~P Q LGCeSe~W" tdf i r l ~c~•L D 1~ Ka a1~~.t lea ~i~x 1*rC x t ~4 e ~73'~2-q c( Y2 S/tl~CJe D~ -+'~+C drlc~WU~ aCG.CSS ~'kG rl~C. PROCEDORS Administrative staff review. Public hearing before the ,and 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. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member,at the Community Development Department counter at City Hall. PLEASE NOTB: Applications submitted by mail or dronoed off at the counter without Plannino Division acceptance may be returned. Applications submitted after 4:30 P.H. on Thursday will be batched for processing with the following week's applications. Applications will NOT be acceded after 3:00 P.N. on rridays or 4:30 on other daye. _94"- submitted with an application shall be folded IN ADVANC'B to 8.5 by 11 inches. One S..S inch by 11 inch may of a proposed project should be submitted for attachment to the staff report or administrative decision. Anglieatiea with unfolded mane shall, ?tot be accepted. The Planning Division end Engineering Division will preform a preliminary review of the application and will determine whether an application is complete within 10 days of the cou:xter submittal. Staff will notify an . applicant if additional information or additional copies of the submitted materials are needed. The adni c trative decision or public hearing will typically occur approxicately 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 juriedictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A SO day public appeal period follows al land pee decisions. An appeal on this matter would be heard by the PjojjK q G7., N,.,.Jr .n A basic flow chart which illustrates thdrsview process is available from / the Planning Division upon request. ~dd2@55d(S~ L.6p4eAl s~,pare wJ// b--- Yer~ulr~cf 4 5ecayp' l ~c~ua~~~ s/~lecQ tv1 ! f Pie ale ~/e9uh.¢c~ clue tm d~~ S ae n-Y~~ loµ l~} ONe spay i s ee9ul~Q4/ ACV fGr r Q 5.+raNp s cos ll be / brep~ 6eGaus•E 'Ke u, s,~e lax a~wl~Vk«s/~r• II I S a va it a U,..l.•/n11)^ a.(ne~/ ~F^vJa s• ~ e.~~ cam)%sfu v fPve r skull bm. to ~0V bts p.e,.. • aj. • IIY YIPG4~~ !bl 1~'n1,~o,S ' ✓.'((lEl~fl [G. 1%IA'.{t~ (f !'L/r/N.IN['~. .ter. _ 1._~ MAR-29-94 TUE 1 0: 1 9 J or-. R -T y ens P 0E• This pro-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 alto and to allow the City staff and prospective applicant to discuss the opportunities and conotrainte affecting development of the site. The conference and notes cannot cover all cede requirements and aspects of good 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. Another pre-application conference is required if an application is to be submitted more than six months after this pre-application conference, unless the second conference is deemed unnecessary by the Planning Division. n A~¢co~uwce~d G~e~e~~ox o~ S ~par~~ Sates AiL w2 SFGre m~" 'sP Gw`h'aNte_ D%r~ve..gy~°d l~sjerac'2 w~/i au evtf , *"ed1 vM vd' . PREPAAP.D BY• .PLANNING DIVISION G / vC Gl2cY A A FROM 639-4171 q CG,.tC~rK was 2.u~ cx l~~wrd/ry~C OR Pq✓iP. lj prey;°kt~, zckel G-G r~r.~ 6tJ '4 u.;-~4 "s - f Q~olp/✓t ~`!-a 'y't,rs y1~Wa/c ya.,a.kd-2V°u/~ Gvta.'f~ lin c.~s¢ab/ Lam- G ~vr _ vo v ®N~ G `rs lOe ~ti~ QL rv 7a~-jh dA.~ j/wJiv , 14 G, YI r~1 Lor/n°orY ~wL~/~ ~'1°~{✓'i~~uv~'~cH regk/.-e w~eM7`s C.~D'o ~'u ll~j ~ - A¢n"G' PI ,e l~~cv~roe~(! ~YL ~kV-~`Ke(~C Pravrde 0 ~2L~~kwr n~ Ve ~J X ti.v.aQ~s 'LtrJ~c~ OfL 1f'~t2 ~7ov~ v.r,s ,wKa ~J ~~;o~ sl~~ Page 5 • m4F:z-29-94 TUE 1-0:20 Jon R Sur s en P _ 07 PUBLIC FACILITIES The purpose of the pre-application conference is to: (1) Identify applicable Comprehensive Plan policies and ord3naace provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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 he required as a condition of development approval for your propoeed project. Right-of-way dedications The City of Tigard requires that land area be dedicated to the publics 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~n/eew~~ streets. d~ziZy Ai /A/ 4- Ae40--a s -M AAe rrw,r MIN Approval of a development application for this site will require right-of- 027r way dedication for. 1. P,104- to feet from centerline. 2./V to ^ feet from centerline. 3. to feet from centerline. i Street imorovementss IVA 1. street improvements wi11 be necessary along _ 2. ' Street improvements will be necessary along 3. Street improvements shall include ~ feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, aadergsaand placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on artariale or major Collector stre(sts, or is the Central Business Dietxict), necessary street signs, streetlights, and a two year streetlighting fee. In some eases, where street Improvements or other necessary public improvements are not aurremtly practical, the etreet'improvemeats may be deferred. Lu such cases, a condition of development approval may be specified which requires the property owner(s) to execute a son- remonstrance agreement which waives the property ownw,M right to remonstrate agalaat the formation of a local improvement distxict formed to improves 1. 2. -3 co P-1 QTo~us~1L~A~ 7`' MAR-29-94 TiUE 1©: 2 1 Jon R J ur 9 er-~s P 0 ~edaeerianways/bikewaves Sanitary Sewers: The nearest sanitary sewer line to this property is a(a) inch line which is located in + rX. (A-1 The proposed development muot be connected to a sanitary news it is the developer's reeponoibLlLty to extend the sewer along the proposed development site's Water,_Su2Rlys The Tigard Water District (Phones 639-1554) or the Tualatin Valley Water District (Phones 642-1511) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Proteetiens Tualatin Valley Fire and Rescue District (Contacts Cone sirchill, 645-8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation eyatems, the need for fire hydrants, or other questions related to fire protection. n. Other Agency Permitss Storm sewer improvements: 6QG1~f?~J~ s/ STORKWATER QOALYTY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the Construction of on-Site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee is lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and/or the payment of a fee. The fee shall be based upon the amount of impervious Surface: for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. TRAFFIC IMPACT PM In 1990, Washington County adopted a County-wide Traffic Impact Fee (TIP) ordinance. The Traffic Impact Fee program collects fees from new development based on the developmeave projected impact upon the C,Lty's transportation system. The applicant ebail 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 TIP is based on the proposed use of the land, the size of the project, and a general use based fee category. She TIP_eball be calculated at the time of building re=it issuance, in limited ciscUmstasces, payment of the TIP may be allowed to be deferred until the issaauoa of an occupancy permit., Deferral of the payment until oc is Pexmissible 1.2112 when the TIP is greater than $5,000.00. / 5-, `i SZ s~oH, 3r50rT rF 9Ge '7af /seer e4/eu/v7 d/W7- ?euev,t~ '~e~a►~ QwaO its Su6Je~ Pa 1 7 6/ lNtreas2 2 ~a~/v¢ Tli ~ / / 99y g 32.3 Ro -r G,S x ~{.3S 7Ri(2s x 3~.o0 s357,a.~o MAR-?9- J4 YUE :2 Ton-..R -T a en~ P @9 STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opening pormit from the Engineering Department. PINTSM PIOOR SLWATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED SY ENGINEERING DIVISION PHONE: 639-4171 RP:preapnon Page a M A R-29-9 4 T U E 23 T p" R T.a r s e r~ F_ 10 E=IBrr -A- 1 APPEALS ' r Director's Decision to Plaaaing Commisaioa S23S.00 costs Planning C'.ommission/Hoarings Off. to Council. $315.00 r transcript BLASTING PeFIAXTS . . . . . . . . . . . . $125.00 CCMPRFMZSIVE PLAN PROCESSIM Text only, Map only, or both . . . . . . $675.00 CONDMONAL USE PROCESS= Conditional Use Review . . . . . . . . . . . . $365.00 FLEXIBLE SETBACK STANDARDS . . . . . . . . . . . . . $ 80.00 NI.STOBSC OVERLAY DISTRICT . . . . . . . . . . . . . . $ 80.00 Rome OCCUPATION y 3 - e„emit . . . . . . . . . . . . . . . . 5 50.00 '1 YYC7~ Rowe~.Ml • - . . . S 10-000y'z= NFL' INTERPR6TATIONOF COt400NM DEVELOPtMM CODE S 55.00 by Cca=K=ity Development Depatimvnt LAND PARTITION reaideu -1 , .235+ LINE ADJUSTKCI'T • _ $50.00 Ptd84fT PROCESSIIJC Conceptual and detailed plan review - $500.00 SEKSITTVE LANDS Flood plain $520.00 Wetlands/Steep sloprs/DrainagewV $23S.00 sICN CODE EXCEPTIONS . . . . . . . . . _ _ . . . $230_00 SIGN PERMIT 0-24 sq. ft . . . . . . . . . . . . . . . . . . $ 10_00 24-100 sQ_ ft . . . . . . . . . . . . . . . . . $ 25.00 100 ♦ sq. ft . . . . . . . . . . . . . . . . $ 35_00 10.00 each sign SITE DEVELOPk(ENT REVIEW Under $10,000 =$315.00 $ 10,000 - $99,999 $ 100,000 - $499,999 . . . . . . . . . . . S 500,000 - $999,999 . . . . . . . . . . . $1,000,000 or'more . . . . . . . . . 00 over S1 million not to exceed . . . . . subdivision variance., if needed . . $105.00 TEMPORARY USE Director' Decision . . . . . . . $ $0-00 Special exemption/Hoa-Profit . . » . . . . $ -0- TREE RQWVAL PERMIT . . . . . . . . . . . . . . . $ -0- VACATIONS Streets and public access . . . . . . . . . . . $300.00 deposit - actual costs charged VARIANCE Administrative . . . . . . . . . . . . . . . . $80.00 Sign Code . . . . . . . . . . . . . . . . . $230.00 ZONE C LM= ANNE%Ax10M Less than 10 acres . . . . . . . . . . . . $520.00 X0 acres or mare . . . . . . . . . . . . . . . $625.00 ZONE CBAZ= PROCESSIM Less than 10 acres . . . . . . . . . $520.00 n,I 10 acres or amore . . $625.00 lj ad JOINT APPLICATION PLANNING FEE 1001 of highest v." fee plus lot of all additional planning fees related to the lproposal. be/Resl.kal . MAR-,229-94 -rUE :24 -Tor. FR -Tura en~ P. 11 Staff MB Date y -CM T-T, Of,TIGAROaq N TX DEVE40QT~OEPf~RIT1ENT ' APPLICATION, CHECKLIST;'~ ' The items on the checklist below are required for the successful Completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639-4171. ITEMS TO BE BASIC MATERIALS INCLUDEO: A) Application form (1 copy) [G~ 8) Owner's signature/written authorization [L}fix C) Title transfer instrument CL~~ X 0) Assessor's map X E) Plot or site plan [vY~ F) Applicant's statement t X (W) Filing fee (S ~p~ ~r2_ ~Iec E4I SPECIFIC MATERIALS A) Site Information showing (No. of copies:/f~ la-, 1) Vicinity map _ 1F3 - JC 2) Site size & dimensions (Ar- 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) (bj' 4) Drainage patterns, courses, and ponds E Q-- IG 5) Locations of natural hazard areas including: a) Floodplain areas b) Slopes in excess of 25z [r}r c) Unstable ground d) Areas with high seasonal water table [4}^ - e) Areas with severe soil erosion potential f) Areas having severely weak foundation soils [4]"' OL 6) Location of resource areas as shown on the Comprehensive Map inventory including: ok a) Wildlife habitats 4[Gj--- b) Wetlands 7) Other site features: a) Rock outcroppings [y^~ K b) Trees with 6" + caliper measured 4 feet from ground level E4-- 8) Location of existing structures and their uses [ 9-- ~C 9) Location and type of on and off-site noise sources [4^•' X-1 10) Location of existing. utilities and easements J< 11) Location of existing dedicated right-of-ways [ 4- 8) Site Development Plan shirk of copies 1) The proposed: site and surrounding properties 2) Contour line intervals. [ 4' 3) The location. dimensions and names of all: X a) Existing,& platted streets & other public ways V and easements on the site and on adjoining properties APPLICATION CHECKLIST - Page 1 MAR-29-94 TUE 1 0: 25 Tore R .Sur- 9 ens F 1 2 b) Proposed streets or other public ways b easements on the site. c) Alternative routes of dead end or proposed streets that require future extension 4) The location and dimension of: a) Entrances and exits on the site [L}i" X b) Parking and circulation areas e) Loading and services areas X d) Pedestrian and bicycle circulation [ e) Outdoor common areas, (f~r~ f) Above ground utilities 5) The location, dimensions 6 setback distances of all: a) Existing permanent structures, improvements, f` utilities and easements which are located on the site and on adjacent property within 25 feet of the site [43--~ b) Proposed structures, improvements, utilities and easements on the site [fir 6) Storm drainage facilities and analysis of downstream conditions rD" 7) Sanitary sewer facilities 6) The location of areas to be landscaped [yr 9) The location and type of outdoor lighting D~ considering crime prevention techniques ` d\ 10) The location of mailboxes 11) The location of all structures and their orientation [43-- 12) Existing or proposed sewer reimbursement agreements [l~r C) Grading _Plan (No. of copies) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. [4e--:'- 2) A statement from a registered engineer supported by \ data factual substantiating: x\ a) Subsurface exploration and geotechnical engineering report b) The validity of sanitary sewer and stars drainage service proposals c) That all problems will be mitigated and how they will be mitigated [yam D) Architectural Drawings (No: of copies ~ g V3__ The site development plan proposal shall include: 1) . Floor plans indicating the squaw footageof all structures proposed for use on,-Site, and 2) Typical elevation drawings of each structure. [t1~ E) Landscape Plan (No. of copies /T): [y-r The landscape plan shall be' drawn at the'same scale of the a site analysis plan or a larger scale if necessary and shall indicate: 1) Description of the irrigation system where applicable (c}-~ 2) Location and height of fences, buffers and screenings [G}^^- APPLICATION CHECKLIST - Page 2 MAR-29-94 T LI E 1 0- 2 S .S o n R J u r 9 e n s P 1 3 3) Location of terraces, decks, shelters,,play areas and common open spaces 4) Location, type, size and species of existing and proposed plant materials. The landscape plan shall include a narrative which addresses: 1) Soil conditions. [4]~ 2) Erosion control measures that will be used. F)• Sian mrawin~Ls Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. (La' ' G) Traffic generation estimate ULce 0~"O do' lx t' 1044L46A '01026<.. pYOV e_ c 1RZ :5 H Preliminaryoartitio or lot line adjustment map s np (NO, of Copies 1) The own of the subject parcel [ 1 2) The owner authorized agent C a 3) The map scab (20,50,100 or, 200 feet=l), inch north arrow and date [ a 4) Description of pa cel location and boundaries C ] , S) Location, width names of stre¢ts,.easements and other public ways 'thin and adjacent to the parcel j 6) Location of all perma ent buildings on and within 2S feet of all prope lines C3 ' 7) Location and width of al water courses [ ] e) Location of any trees wi 6" or greater caliper at 4 feet above ground level [ ] 9) All slopes greater than 25% [ ] LO) Location of existing utiliti and utility easements ( ] 11) For major land partition whit creates a public street: a) The proposed right-of-aay location and width [ ] b) A scaled cross-section of the proposed street plus any reserve strip [ ] 12) Any applicable deed restrictions 13) Evidence that land partition will-not preclude efficient future land division where applicable [ ] I) Subdivision liming Plat Ma and data shows (No, of Copies . 1) Sty_le equals 30,50,100 or 200 fact to the inch and limited to ne phase per sheet [ ] •2) The proposed name f the subdivisioh [ ] 3) Vicinity map showi property's relationship to arterial and collet streets [ ] 4) Names, addresses aril to ephone numbers of the owner developer, engineer, su eyer, designer, as applicable[ ] 5) Date of application,- [ ] 6) Boundary, lines of tract to -subdivided [ ] 7) Names of adjacent subdivisi n. or naives of recorded, owners of adjoining parcels of,unsubdivided land [ ] 8) Contour lines related to •a City--established bench- mark at 2-foot, intervals for 0-10% grades greater than 10% [ ] APPLICATION CHECKLIST - Page 3 MAR-2S--9 4 T U E 1 0: 2 6 J o n R J u r s e res. P- 14 9) The purpose, location, type and size of all of the foil 12 (within and adjacent to the proposed subd w ion): C J a) Pubc and private right-of-ways and easements c ] b) Pub!,- and private sanitary and storm sewer lines [ ] C) Dome 3ti ::t er mains including fire hydrants c ] d) Major telephone transmission lines (50,000 v is or greater) [ ] e) Watercourse [ ] f) Deed reservat ons for parks, open space. Pathways and other la encumbrances C ] 10) Approximate plan and rfiles of proposed sanitary and storm sewers with gra es and pipe sizes indicated [ ] 11) Plin of the pro posed wa er distribution system, fire hydrants. C J 12) Approximate centerline p les showing the finished showing pipe sizes and \eoJund location of valves and grade of all streets iing street extensions for a reasonable distance behe limits of the proposed subdivisioq. C J 13) Scaled cross sections osod street right-of-way; [ ] 14) The location of all areb'ect to inundation or storm water overflow [ ] 15) Location, width and dirn f flow of all water- courses and drainage wC 7 16) The proposed lot configns, approx mate lot dimensions and lot numWhe lots are to be used for purposes otherest ential, it shall be indicated upon such lo[ ] 17) The location of all treth a di meter 6 inches or greater measured at 4 above g ound level, and the location of proposee plant ngs, if any ( ] 18) The existing uses•of thperty, i luding the location of all structand the p sent uses of the structures, and a statement of ch structures are to remain after platting [ ] 19) Supplemental information including: a) Proposed deed restrictions (if any [ ] b) Proof of property ownership [ ] e) A proposed plan for provision of su ivision improvements ( ] 20) Existing natural features including rock out- eroppings, wetlands and marsh areas. [ ] 21) If any of the foregoing information t practicably be shown on the preliminary plat, it s 11 be incorporated into a narrative and submitted with the application. [ ] 7) Other Inf tion [ ] Sol.u e<SS C.aleuia~:Ct~3 (2362P/Oofsp) l APPLICATION CHECKLIST - Page 4 M•A R- 2 9- 9 It T U E 1 0: 27 Jon R -Tu r n ens P. 15 • POTIPICATIOI Lx" POP AM APPLiCATZC M Capron- CPO MD. 2. Cm DfPAPD OM luildlmg O;Lleial/Oave 1. _ PM%i 6 9ocreatios Board _ city 1,o Rreordor Piald Pollee opsratim. Paratea iku taator%Viola C. Plan District BcAOOI Dimt b. 46 (Pick-0p boil (Beavortm) Joy Pahl PO nag 700 Bed"MOn. OR 97973 Tigard Mete District School plot. Zld 8777 AV Burnham dD. (TigArd) Tigard. OR 97221 11L77 BY Pacific Bvy. Ttgatd, on 97M1 Tualatin Parlay Water DifftKC9 unified sewerage Agenc7/6701 Psogram 6sox at► Taylors Paay Pd. 155 1. Fix" at. Tigard, OR 97221 Ri11aboro, 09 97124 a. APPBCM2D d0R10ozarlams 9444. Co. Land ON 6 Tranap. _ boundary oosaiaaim 130 M. PSsti0 Avg. 120 Sw Starr Boom $30 2 Rilla"At 08 97124 Portland, OR 97204 Brei Martin x0v Martin _ HMMO - MREMWACBS PR o" Baia Sean LD 6 0 Rte Craad (CPA's/r0►•a) . Prod mRRerlpe POetland, OR 97111-2776 _ City of 9oavartm - 11 (Mart atta8) . PD Baadsf+i PrIACipal Pioneer Sales, OR 97110-0590 UK 4755 Beaverton, OR 97076 _ 0'7087 .rte C CitY ity of at! _ City of Durham 161 0 SM 116th city Pa gos King City, 0R 97224 Ti 10 garrdd,209 97374 City of Lake Oowpe ter, City of Portland 300 Nama9ar 1120 innBSbisw.tor Lake o4wgo. Ot 97014 Portland, OR 97204 state Rimam Div-Islas Bob Dar2O opoP 7.ldvi n Portland, OR Pahmam , P'0 8l d. OR 97125-0f12 9002 BR HdAOghLie Blvd. llllwauklo, OR 97232 City at Tualatin Po Bus 369 Tualatin, OR 97062 S. spa= k9coem Caceral Tal Office Portland Coaaral R1aC. PO Bgx 114 6 1 S NO ~ . Tigard. OR 97201-1416 Baavattdm, OR $7407 So R4Carax Caa Soo" metro Area tamra0laatiaa4 Palmer 224 la did Ave, J44W 9avitt wchnalo Par4],ao0, OR 97209 1815 A ry~ 9M Flood S4=tar M 1a0 of oiegad Beaverton. 08 97006-4006 T 1k4 as vest 3504 dV land dt. Pet 141400 paRlwd, aR 97241 421 BB Oak at. Calumbia a4h7. (Prank 1t00e) Portland. CR 97104 1+000 Xjjgmdoaq 970 ot. Mrs-mat Sraamit Dow. Flu 7aavantO raa. CM ran coos dix= Alb 4022 52 37th Ave. Portland, oa 972d2 Larwantles Div. (am) BZvl*iOQ Of State Loads Dept, of lmird0. Qsallty : ,r FROM= I Cm r Carpm. of mgfnaera „ Pmt office OT87Jl Bonthern Paatfim erma4portotio0 oa4pmT 8800 N 6th AAvau , R. 3Z4,o4DnSm Stack, ' P09tlaA4, CM 97249 44FiR-29-94 TUE 10:15 Jan R Jur9e~ P 0 1 Pirgens &ssociates ArchlteoturHPkadng 15455 N.W. Creoubrter Parkway • Sulk 260 Beaverton, Oregon 97006 5071690.1779 PAX 5071690.0917 1 FACSIMILE COVE SrreH. EET TO. NAME COMPANY NAML FAX ADDRESS CrrY, STATF. ZTP REFERENCE: PROJECT NO.: ~ ` THE FOLLOWING I'T'EMS ARE TRANSMITTED: NUMBER ITEM PAGES DATED DOCUMENT DESCRIPTION REMARKS: PlHN y AM 10:35 cc: Total number of pages sent including this one are: If you receive less than the number of pages indicated, please call our ot'f\lc1e. From: V ~ c, K'7 KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNINGITRAFFIC ENGINEERING 610 S.W. ALDER. SUITE 700 • PORTLAND, OR 97205 • (503) 226-5230 • FAX (503) Zr38M March 29, 1994 Project No.: 886.02 Mr. Bob Doran ODOT District 2-A P O Box 25412 Portland, OR 97225 SUBJECT: The Proposed Homelife Development in Tigard, Oregon Dear Mr. Doran: Kittelson and Associates, Inc. has reviewed the proposed Homelife furniture store development to be located adjacent to the Pacific Crossroads Center on the northwest comer of the Pacific Highway 99W and SW 78th Avenue intersection in Tigard, Oregon. The transportation related impacts of the proposed 32,380 square foot Homelife fumiture store were compared to those related to the general commercial facility analyzed in the Westwood Corporation Pacific Crossroads Annex - Transportation Impact Study of the same site prepared by our office in February 1993. After reviewing the previously prepared report for the proposed site, it was determined that the proposed Homelife furniture store development will generate less traffic than the general retail use facility. Table 1 provides a comparative analysis between the trips generated by the proposed development and the general retail use analyzed in the previous zone change application. Table 1 - Trip Generation Comparison Weekday PM Peak Hour Trips ITE Daily Land Use Code Size Trips Total In Out Furniture Store 890 32,380 140 15 5 10 (Proposed Homelife Dev.) General Retail 820 30,000 3,350 305 150 155 (Pacific Crossroads Annex) BELLEVUE 0 PORTLAND • SACRAMENTO Mr. Bob Doran March 29, 1994 Page 2 As indicated in Table 1, the proposed Homelife furniture store will generate approximately five percent of the traffic generated by a typical general retail store. Therefore, due to the net decrease in trip generation, the proposed development would result in improved traffic operations on the surrounding transportation system over those presented in the previous report. As part of our analysis, the proposed site plan was evaluated for potential site circulation deficiencies. As indicated in the previous report, the proposed development will gain access only through the existing Pacific Crossroads Center access driveways on Pacific Highway 99W, SW 78th Avenue, and SW Pfaffle Street. The primary access point would be the driveway located between the existing Chevron service station and the Pacific Crossroads Center on Pacific Highway 99W. This driveway provides separate outbound left and right- turn lanes and adequate throat distance into the parking lot area to limit any potential congestion to vehicles entering the site. The proposed parking between the access driveway and the Chevron service station should be reserved as employee parking only; therefore, limiting any potential congestion at the site access driveway during peak hour conditions. It should be noted field observations indicated that the access driveway operates efficiently today, and that the traffic generated from the proposed development would have minimal impacts on the operation of the Pacific Highway 99W access driveway. Overall, the impact of traffic on Pacific Highway 99W from the development of the proposed Homelife furniture store is expected to be minor. It is estimated that the development will generate approximately a 0.5 percent increase in daily traffic and a 0.4 percent increase during the typical p.m. peak hour conditions. Therefore, it is concluded that the proposed Homelife furniture store can be developed while still maintaining safe and efficient traffic operations on the surrounding transportation system. I trust this letter adequately addresses the transportation related issues associated with the development of this site. If there are any additional questions or concerns you have regarding this issue, please do not hesitate to call. Sincerely, Marc Butorac Transportation Analyst H 1PROJMM886USM329. LET AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss County of Multnomah ) I, John W. Liljegren, being duly sworn, depose and say that on March 11, 1994, I caused to have mailed to each of persons on the attached list a notice of a meeting to discuss a proposed development on Pacific Highway east of the General Motors Training Center and between the Pacific Crossroads Shopping Center (the address of which is 11705 S.W. Pacific Hwy.) and the Chevron gas station (the address of which is 11747 S.W. Pacific Hwy.), Tigard, Oregon, a copy of which notice so mailed is attached hereto and made a part hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Portland, Oregon, with first class postage prepaid thereon. John W. Liljegren Subscribed and sworn to before me this //iL-day of March, 1994. OFFICIAL SEAL C t:I:,:;,i:n,4) ^i;q~iY:ri.!7?sOEP.?RAJ P OYMY MBLIC - OREGON o P bhc for Oregon rrroo:a+ss.arJExarrsFSa€c:.xt,se~ My Cot mission Expires: - March 11, 1994 RE: Site Development Review Application Dear Interested Party: Westwood Corporation, Developers & Contractors, as agent for Ted L. Millar as trustee of the Ted L. Millar Living Trust is the owner of (or has entered into contracts to purchase) the property located on Pacific Highway east of the General Motors Training Center and between the Pacific Crossroads Shopping Center (the address of which is 11705 S.W. Pacific Hwy.) and the Chevron gas station (the address of which is 11747 S. W. Pacific Hwy.). We are considering proposing a furniture store at this location. Before applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Monday, March 28, 1994, 7:00 p.m. City of Tigard City Hall, Town Hall Conference Room 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Please note that this will be an informational meeting on preliminarX plans. These plans may be altered before the application is submitted to the City. We look forward to more specifically discussing the proposal with you. Please call me at 222- 2000 if you have questions. Very truly yours, WESTWOOD CORPORATION Developers & Contractors John W. Liljegren Leasing Manager and Assistant General Counsel • Mailing List Property Owners and Residents Alex and Lottie Finke Craig Hopkins and/or their Living Trust 7430 SW Varns P.O. Box 23562 Tigard, OR 97223 Portland, OR 97281 Mary Swintek S.R. McGrath 9915 SW Frewing #23 Marine Lumber Co. Tigard, OR 97223 P.O. Box 880 Sherwood, OR 97140 Joel Stevens 9660 SW Ventura Ct. Margaret Sorg Tigard, OR 97223 8000 SW Pfaffle Tigard, OR 97223 Timothy Park Ingle 11268 SW 81st Avenue Roger Sorg & Norman Sorg Tigard, OR 97223 c/o Mr. N. Jeffrey Sorg, Personal Rep. for the estate of Norman Otto Sorg Timothy & Anita Lipnos 24 Aquinas 11305 SW 79th Avenue Lake Oswego, OR 97035 Tigard, OR 97223 Roger Paul Sorg Kenneth Barker 8121 SW Taylors Ferry Road 11263 SW 81st Avenue Portland, OR 97223 Tigard, OR 97223 Johnny Kinder Gerry Loren Petersen Chevron Real Estate Management Co. Alice Jenil 225 Bush Street, 15th Floor, Room 1556 11300 SW 79th Avenue San Francisco, CA 94104 Tigard, OR 97223 General Motors Training Center Billy and Elizabeth Adams Robert Benedict - Manager 66 Beechwood Drive 11765 SW Pacific Highway Oakland, CA 94618 Tigard, OR 97223 Chevron USA Inc. General Motors Training Center 575 Market St. #1834 George Barasch San Francisco, CA 94105 3505 S. Ocean Drive Hollywood, FL 33019 Norman Webb 11315 SW 81st Avenue Mark F. Mahon Tigard, OR 97223 11310 SW 91st Court Tigard, OR 97223 Margaret Petersen Estate Stanley McGrath 8035 SW Pfaffle Street Frances Pedesen Tigard, OR 97223 P.O. Box 880 Sherwood, OR 97140 Luther & Eileen Branch 11255 SW 79th Avenue Mary Hensine Myers Tigard, OR 97223 Piper McGrath P.O. Box 880 Robert Knight Sherwood, OR 97140 11290 SW 79th Avenue Tigard, OR 97223 Chevron USA Inc. Property Tax Division James & Susan Rorman P.O. Box 7611 11250 SW 82nd Avenue San Francisco, CA 94120 Tigard, OR 97223 Douglas and Debra Chapman 11287 SW 81st Avenue Tigard, OR 97223 Sang Kil Woo & Son Ok 11300 SW 81st Avenue Tigard, OR 97223 Helen Loos 7935 SW Pfaffle Street Tigard, OR 97223 Harold E. King Trust P.O. Box 5219 Vancouver, WA 98668 Bertha and James Mulford 12900 SW 9th Street x/131 Beaverton, OR 97005 Hans Grunbaum 11744 SW Pacific Highway Tigard, OR 97223 George Barasch 485 W. Milwaukee Street Detroit, MI 48202 - `S co 06 KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNING/TRAFFIC ENGINEERING 610 SW ALDER. SUITE 700 PORTLAND. OR 97205 • (S03) 2263230 • FA%(S03) 9yeW March 29, 1994 Project No.: 886.02 Mr. Bob Doran ODOT District 2-A P O Box 25412 Portland, OR 97225 SUBJECT: The Proposed Homelife Development in Tigard Oregon Dear Mr. Doran: Kittelson and Associates, Inc. has reviewed the proposed Homelife furniture store development to be located adjacent to the Pacific Crossroads Center on the northwest corner of the Pacific Highway 99W and SW 78th Avenue intersection in Tigard, Oregon. The transportation related impacts of the proposed 32,380 square foot Homelife furniture store were compared to those related to the general commercial facility analyzed in the Westwood Corporation Pacific Crossroads Annex - Transportation Impact Study of the same site prepared by our office in February 1993. After reviewing the previously prepared report for the proposed site, it was determined that the proposed Homelife furniture store development will generate less traffic than the general retail use facility. Table I provides a comparative analysis between the trips generated by the proposed development and the general retail use analyzed in the previous zone change application. Table 1 - Trip Generation Comparison Weekday PM Peak Hour Trips TTE Daily Land Use Code Size Trips Total In Out Furniture Store 890 32,380 140 15 5 10 (Proposed Homelife Dev.) General Retail 820 30,000 3,350 305 150 155 (Pacific Crossroads Annex) BELLEVUE • PORTLAND • CArPAMFZMTn 04 Mr. Bob Doran March 29, 1994 Page 2 As indicated in Table 1, the proposed Homelife furniture store will generate approximately five percent of the traffic generated by a typical general retail store. Therefore, due to the net decrease in trip generation, the proposed development would result in improved traffic operations on the surrounding transportation system over those presented in the previous report. As part of our analysis, the proposed site plan was evaluated for potential site circulation deficiencies. As indicated in the previous report, the proposed development will gain access only through the existing Pacific Crossroads Center access driveways on Pacific Highway 99W, SW 78th Avenue, and SW Pfaffle Street. The primary access point would be the driveway located between the existing Chevron service station and the Pacific Crossroads Center on Pacific Highway 99W. This driveway provides separate outbound left and right turn lanes and adequate throat distance into the parking lot area to limit any potential congestion to vehicles entering the site. The proposed parking between the access driveway and the Chevron service station should be reserved as employee parking only; therefore, limiting any potential congestion at the site access driveway during peak hour conditions. It should be noted field observations indicated that the access driveway operates efficiently today, and that the traffic generated from the proposed development would have minimal impacts on the operation of the Pacific Highway 99W access driveway. Overall, the impact of traffic on Pacific Highway 99W from the development of the proposed Homelife furniture store is expected to be minor. It is estimated that the development will generate approximately a 0.5 percent increase in daily traffic and a 0.4 percent increase during the typical p.m. peak hour conditions. Therefore, it is concluded that the proposed Homelife furniture store can be developed while still maintaining safe and efficient traffic operations on the surrounding transportation system. I trust this letter adequately addresses the transportation related issues associated with the development of this site. If there are any additional questions or concerns you have regarding this issue, please do not hesitate to call. Sincerely, Marc Butorac Transportation Analyst 14AMOMLENSUNLE"291Er .IuH `M Iud i U 11I q -nnl i r sr . n ~ k • Neighborhood Meeting March 28, 1994 7:00 p.m. City of Tigard Attending: Jerry Foy, Mary Wiedeman, Westwood Corporation; Vernon Lee, Jon R. Jurgens; Paul Rasmussen, Wilbur Rasmussen, Chevron Gas Station; Mike Houghton; Jim Rocman The meeting began at 7:05 p.m. Jerry Foy introduced himself, Mary Wiedeman and Vernon Lee. Jerry gave a brief history of Westwood Corporation. The Project: The property was rezoned on May 11, 1993. It is approximately 2.40 acres. Westwood is buying property from the Sorgs, the Finkes and Chevron. Our tenant is a national quality furniture outlet. The building will be 32,380 square feet with 113 parking spaces. The new store will be using the same access as is used for the Pacific Crossroads Shopping Center. There will be a 20 foot setback from the property lines that abut residential property. The finished floor elevation is 233" (5' above Pacific Crossroads). We will be removing approximately 25,000 yards of dirt. There will be a retaining wall on the west side next to the GM property (probably keystone block). The trash enclosure will handle recyclable cardboard and hard garbage. Landscaping - The existing trees along the north side of the property will remain. The landscaping theme will closely resemble Pacific Crossroads with a large grass feature adjacent to Pacific Highway and various species of trees and shrubs. The building will be concrete block; the colors will be Hogan tan and Sheridan pink. The store will operate 7 days a week. There was some discussion regarding the underground water. Jerry discussed our interest to alleviate the flow of water by including a drainage system at the perimeter of the property on the west and maybe east sides of the property. Timing - We are filing for SDR on April 1, 1994 and are hoping for permits by mid- June, at which time construction should begin. The store should be open by the first of December, 1994. Jerry said that the City of Tigard is one of the best jurisdictions to work with. Development is getting very difficult. TPR #12 is contributing to the difficulty. Vernon Lee mentioned that he had already met with City officials, the fire marshal], etc. and thinks we have jumped through the major hoops. Mike Houghton asked if there would be a retaining wall behind the store. Jerry said no that the finished floor elevation of the proposed furniture store is only one foot different in elevation than existing contours behind the store. Paul Rasmussen is concerned about their sign. Jerry said that this issue will be discussed with our client and that both operations have the same goal and that is having highly visible signage. We will work out this issue. The meeting concluded at 7:40 p.m. VISITORS SIGN-IN NA~ ADDRESS 4-1 JI pe~ ~i !l vwt fl:~ M43 I ~i 5,x/ C (9, 4 4i cLe I APPLICANT: Westwood Corporation Gerald M. Foy - contact person 3030 SW Moody Avenue Portland, Oregon 97201-4897 OWNERS: Roger Paul Sorg 8121 SW Taylors Ferry Road Portland, Oregon 97223 Tax Lot 402 Norman Otto Sorg and Roger Paul Sorg c/o N. Jeffrey Sorg Personal Representative The Estate of Norman Otto Sorg 24 Aquinas Lake Oswego, Oregon 97035 Tax Lot 500 Alex & Lottie Finke 8060 SW Pfaflle Street Tigard, Oregon 97223 Tax Lot 600 Chevron USA 575 Market Street, #1834 San Francisco, California 94105 Tax Lot 1000 t or any releases of Hazardous Materials on the Property. Seller shall defend and indemnify Buyer for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing and remain enforceable against Seller. 8.15 Maintenance of the Property. Seller agrees to maintain the Property substantially in its present condition until closing. In the event of damage or waste prior to closing, Buyer shall be entitled to terminate this Agreement and receive back its earnest money and other payments, or close and receive an assignment of any insurance proceeds. 8.16 Non-Foreign Person Affidavit. Seller agrees to deliver through escrow a Non- Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to Seller and Buyer. 8.17 Cooperation of Seller. Buyer will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Seller will cooperate fully with Buyer in such efforts. Seller will also cooperate fully with Buyer in efforts to have liens and encumbrances removed and, where applicable, to have leases and other agreements affecting the Property terminated or renegotiated to Buyer's satisfaction. SELLER: BUYER: Roger Paul Sorg ^1 ~i By: Title: Vice President Date: c2 -45~7-,0?3 Date: ) `S "I mmw:wp\exa-rsorg 5of5 or any releases of Hazardous Materials on the Property. Seller shall defend and indemnify Buyer for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing and remain enforceable against Seller. 8.15 Maintenance of the Property'. Seller agrees to maintain the Property substantially in its present condition until closing. In the event of damage or waste prior to closing, Buyer shall be entitled to terminate this Agreement and receive back its earnest money and other payments, or close and receive an assignment of any insurance proceeds. 8.16 Non-Foreign Person Affidavit. Seller agrees to deliver through escrow a Non- Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to Seller and Buyer. 8.17 Cooperation of Seller. Buyer will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Seller will cooperate fully with Buyer in such efforts. Seller will also cooperate fully with Buyer in efforts to have liens and encumbrances removed and, where applicable, to have leases and other agreements affecting the Property terminated or renegotiated to Buyer's satisfaction. SELLER: BUYER: Margaret Sorg By: Date:' Title: Vice President Norman Otto Sorg Date: r : # r ate „ r< h'. 4,3 Roger Paul Sorg J Date: mmw:wp\exa-sorg 5 of 5 7" Le, 4- 7.14 Hazardous Wastes. The phrase "Hazardous Materials" shall mean and include any oil, hazardous substance, pollutant, contaminant, hazardous waste or hazardous material, as such term or similar term is now or hereafter defined, used or understood in or under any federal, state, county, city or other governmental statute, rule, ordinance, order or regulation which relates in any way to the protection of the environment ("Environmental Law"). Each party represents and warrants that no Hazardous Materials are located on, or are now being emitted or released on or from, their property in violation of any Environmental Laws, and that their property does not contain any such contamination. Each party shall have the right to test for the presence or any releases of Hazardous Materials on the other party's property. Each party shall defend and indemnify the other for any costs or damages, including attorney's fees, arising from the breach or failure of these representations or warranties. These representations and warranties shall survive closing. 7.15 Non-Foreign Person Affidavit. Each party agrees to deliver through escrow a Non-Foreign Person Affidavit pursuant to Section 1445(b)(2) of the Internal Revenue Code in form and substance satisfactory to the other party. 7.16 Cooperation of Seller. Trust will pay its expenses related to efforts to obtain approvals necessary to build its project (such as rezoning, lot line adjustments and site plan approval), but Finke will cooperate fully with Trust in such efforts including the execution of any reasonably required applications or other similar documents. 7.17 Broker's. Trust has retained and shall pay New Real Estate Services fees relating to this transaction. Each party agrees to indemnify and hold harmless the other against the claims and demands of any other broker who asserts that the indemnitor has retained such broker in connection with this transaction. TRUST: WESTWOOD CORPORATION FINKS: DEVELOPERS& CONTRACTORS as agent for the TED L. MILLAR LIVING TRUST 7 Y Vicki G. Bayless Alex Finke Its: Vice President ~ 9_ Lottie Finke Date: a 14~G1_ Date: /Y3 5of5 10. GOVERNING LAW. This Agreement shall be governed by and construed in accordance with the laws of the State of California. 11. ENTIRE AGREEMENT. This Agreement constitutes the entire agreement between the parties with respect to the subject matter hereof and may not be amended or modified in any respect whatsoever except by an instrument in writing signed by the parties hereto. If any provisions hereof shall be held invalid, such invalidity shall not affect any other provision of this Agreement. Unless otherwise specified in this Agreement, the rights and obligations of the parties hereunder shall survive the expiration of this Agreement or the exercise of the Option. IN WITNESS WHEREOF, Optionor and Optionee have executed this Agreement to be effective as of the date first above written. Optionor: CHEVRON U.S.A. INC., a Pennsylvania corporation By: 1~4irdyddZ- Its: )gAorrlc~- Optionee: WESTWOOD CORPORATION DEVELOPERS & CONTRACTORS By: - Its: yc s , 5 t 19. NOTICES All notices and other communications required or permitted to be given or delivered hereunder shall be in writing and shall be delivered personally or be sent by certified mail, postage prepaid and return receipt required, directed to the party intended at the address set forth below, or at such other address as may be designated by such party by notice given to the other party in the manner aforesaid, and shall be effective upon receipt. SELLER BUYER Chevron Real Estate Management Company Westwood Corporation Developers & Contractors 225 Bush Street 3030 S. W. Moody Avenue, Suite 200 San Francisco, CA 94104 Portland, OR 97201-4897 20. TIME Time is of the essence of this Agreement; provided, however, that if the date on which any action is required to be taken hereunder shall fall on a day on which the party to perform is not open for business, such action shall be taken on the next business day on which it is open for business. 21. FURTHER ASSURANCES Each party agrees to execute such other and further documents and instructions as may be necessary or proper to consummate the transaction contemplated by this Agreement. 22. BROKERS Seller represent that it has utilized the services of Grubb & Ellis Company ( William L. Phillips) ("Seller's Agent") as a real agent or broker, in connection with this transaction and agrees to be solely responsible for any and all commissions due or payable to Seller's Agent in accordance with a written agreement between Seller and Seller's Agent. Buyer represent that it has utilized the services of New Real Estate Services ("Buyer's Agent") as a real agent or broker in connection with this transaction and agrees to indemnify and hold Seller harmless from and against all brokerage commissions or finder's fees, and claims therefor, payable to Buyers Agent in connection with the sale of the Property and resulting out of the acts or omissions of Buyer. Both Buyer and Seller shall indemnify and hold the other harmless from and against all other brokerage commissions or finder's fees, and claims therefor, payable in connection with the sale of the Property and resulting out of the acts or omissions of such indemnifying party. 23. LITIGATION In the event of litigation between Seller and Buyer regarding the subject matter hereof, the prevailing party shall be entitled to recover its costs and expenses of suit, including reasonable attorneys' fees in connection therewith. 24. CAPTIONS Section headings are used for purpose of convenience only and shall not be considered in construing this Agreement. 25. GOVERNING LAW This Agreement shall be construed according to the laws of the State of Oregon. 26. SURVIVAL; NO MERGER WITH DEED Seller and Buyer understand, covenant and agree that any and all terms and conditions of this Agreement that may be appropriate to do so shall survive the Closing Date and the consummation of any transactions contemplated hereunder and shall not merge into the deed of conveyance from Seller to Buyer. 27. APPROVALS Buyer shall pay all expenses related to its diligent efforts to obtain approvals necessary to develop the Property (such as re-zoning, lot line adjustments, site plan approvals, building permits and other similar activities), but Seller will cooperate to the best of its abilities with Buyer in such efforts including execution of any applications or other similar documents in a timely fashion. 5 T AND TAX SE 1/4 1/4 SECTION 36 T IS S _(.`F 1341.BB TORE -ENT. m W COR./LC =taj WASHINGTON CO~ NTY GON ? S[COR cry INITIAL POT z - FRIENDLY IN ACRES Nt- JWUR2 SEE 1MAP1 I 36CA y NECOR. _F_ 389°48' C.H FFAFFLE C C.R. 975 T s99°26'E T SW NT T Y NW COR. PFAF LE 842.72 TO NW CON. C.N. PFAFFLE HAMMER T 34.4039: 7 129. e! 105.115 500130.03 401 too 1C 152.,6 so 600 L04AO I .34 At 300 200 102 .54 Ac. 1 .74Ac. (f j 69AC. 87AC. u n1 n I r H r ~ N 0 I A °O 0 °e aJ. ' 0 1 O _ 100 N _ 100 ' ,•b O ° .47AC. I n N n n 402 N c .57Ac N ° f O I S 2.18 ~ I 21.08 31.08 ° 1300 N > s~ .3/AC f w `A9. e r i Aq ~]1 r z 0 ---150703 _ 2x7 ISO.05 4zw .ao3 -lT-wes°za'r 1000 1100 1° X oa ye 11 G94 Ac. .72Ac. IH \.0 ° 7 N h y"1 C O °1 \ 1901 ot, .32, 1 `0 1 111 1001 A-1 IF 46 • 5~0~°~ 1d'+ 1001 oo ` ' Sag-2z 240 • 66 1 \ .66 Ac. Oo d6A x06.42 0 1 QP 6."' 2200 5.94 Ac. ~I littl o11G5. 611 a: s yM1°• O QI 1 ^yFrl,. 1 116 y~ dto11~11edIF', `Ne,L6 e. SEE MAP 6F• 411° IS1 36CC < 60?' N6ti N Il~ 326 t°y f 5 Slll~ N . _ °19 ue.zA 344_8 _III IIId1 o te ° Nab°120 E _ QC~ II~II .9.70 a 2400 6-t6 4100 3 Z/~ m a~ b18 115.33 L.LI h O N 104.72 I n 1 2500 Nee°aYE q 4000 ° n W ° > 17 155.95 d 1.. 99.86 2 Q s. 2600 N . 3900 N e L N .O O n N v G n 1 ° b O r 16 131.51 3 f 3800 N 2700 _3A4.8_ _ ° f T \JV2 14x.97 40 15 1 777 t 7ann S.W. FFAFFLE STREET MA= .lN S U TOPOGRAPHIC E a RVEY _ ~MN. sc rG; 0x a tt or PGMD w.yunc*on cann, arccp+ _ 1 I ri T- I ~ I I i ~ II I LEGEND ~ 1 1 I I I I I ~ 1 11 I I I ~lk~w^~.Yw,.u~ ~ I I ~ 1 1 I II ~ - - I I I - rq 1 ,1 11 I L_______J rl0/0117`O• h _ - n I _ T.. T q 1RAMRG CETIfER \ • _ LiL/1 F iiar~ m^ ~A{ SITE PLAN nGARD ORMON O r ..o wslwvm mnwm. N eNevwe se.u2 1 041,011,94 10:12 $50 V5 6179 PRIDE DISPOSAL 40 Ia001.002 !fL P*R*1*D*E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 April 1, 1994 Jon R Jurgens 6 Associates 15155 KW Greenbrier Parkway Suite 260 Beaverton Or .97006 Dear Mr. Lee: I 'have reviewed your Fax of April 1, 1994 of trash enclosure at Pacific Hwy. Project. I find it meets with our required space needed for both garbage and cardboard. Thank you. Sincerely, PRIDE DISPOSAL COMPAYY iNl~`7d 1iD~d5r/ awv~ ~ O I Z ~ T~ vm lU, ~ I I ~~~N01v.1=~ r <3 24 - Ir J L J rse'ai ~ 'o - ~ N t EEC I I I ~1~1~iSS z a' d ~u a c. ~ n r °J o r Z T I ~ b 6- T - b d d -~„ra, "fBSOdSIQ 3~IIHd 6!T9 2Z9 COSS& ZT:OT MJO fO m a Ppst4t' brand fax trar,sminal memo 7671 ao+Pr~ w - From To MV. Q Co. DeF, phon! ~ O 1 Fan F Fm BUILDING RECEIVED _ pk /1 APR 13 1994 tt I ~oD~CzS ^1~~e / o~mpyyt DI er AAWA C edZ 30 a as d I,t ~nd~ / uiQl COMMUNITY DEVELOPMENT 3 h C i 0 a..nn cc h In It _ ~ - cbcra:rE eoarlc N N Q-Q--'----ol WT A p~ W ~D 3 t 1 o ~ ~ ~ j.• ~ HOWL I , fn SCALE: I ~ sssr. PNactrec, L or PROJECT 14( 9,9141-14 a Q DATE: 1S136CD-00200 1S136CD-200 MYERS, MARY JENSINE AND MYERS, MARY JENSINE AND MCGRATH, PIPER ANN & EDWARD S MCGRATH, PIPER ANN & EDWARD S PO BOX 880 PO BOX 880 SHERWOOD OR 97140 SHERWOOD OR 97140 1S136CD-00300 1S136CD-00401 MYERS, MARY JENSINE AND SORG, NORMAN O MCGRATH, PIPER ANN & EDWARD S 14865 SW 72ND AVE PO BOX 880 TIGARD OR 97224 SHERWOOD OR 97140 1S136CD-00402 1S136CD-00500 SORG, ROGER PAUL SORG, OTTO 8121 TAYLORS FERRY RD 8000 SW PFAFFLE ST PORTLAND OR 97223 TIGARD OR 97223 1S136CD-00600 1S136CD-01000 FINKE, ALEX TRUSTEE CHEVRON U S A INC FINKE, LOTTE I TRUSTEE 575 MARKET ST RM 1834 PO BOX 23562 SAN FRANCISCO CA 94105 PORTLAND OR 97281 1S136CD-01001 1S136CD-01100 CHEVRON U S A INC MILLAR, TED L/BEACH, JOE F JR TR 575 MARKET ST RM 1834 SWAN, WALTER A JR TR SAN FRANCISCO CA 94105 BY WESTWOOD CORP 3030 SW MOODY AVE PORTLAND OR 97201 1S136CD-01300 1S136CD-02300 MCGRATH, STANLEY ET AL MULFORD, BERTHA C JAMES W PO BOX 880 12900 SW 9TH ST #131 SHERWOOD OR 97140 BEAVERTON OR 97005 1S136CD-04100 1S136CA-03300 CHURCH, STANLEY AND GLADYS LOOS, HELEN A 8 GRUNBAUM, HANS H 7935 SW PFAFFLE 11744 SW PACIFIC HWY TIGARD OR 97223 TIGARD OR 97223 1S136CA-03301 1S136CA-03500 LIPNOS, TIMOTHY AND ANITA PETERSEN, GERRY LOREN AND 11305 SW 79TH AVE JENII ALICE TIGARD OR 97223 11300 SW 79TH TIGARD OR 97223 1S136CA-03600 1S136CA-05400 KNIGHT, ROBERT W HAROLD E KING TRUST, THE 11290 SW 79TH PO BOX 5219 TIGARD OR 97223 VANCOUVER WA 98668 1S136CA-05401 1S136CB-01900 GALLUCCI, NAOMI ALVIA PFAFFLE, HELEN N TR 11285 SW 78TH 8225 SW PFAFFLE TIGARD OR 97223 TIGARD OR 97223 1S136CB-02000 15136CB-02100 ADAMS, BILLY J & ELIZABETH S RORMAN, JAMES M & SUSAN M TRUSTEES 11250 SW 82ND AVE 66 BEACHWOOD DR TIGARD OR 97223 OAKLAND CA 94618 1S136CB-02800 1S136CB-06600 PETERSEN, MARGARET ESTATE WEBB, NORMAN A 8035 SW PFAFFLE ST 11315 SW 81ST TIGARD OR 97223 TIGARD OR 97223 1S136CB-06700 1S136CB-06800 CHAPMAN, DOUGLAS L & DEBRA K BARKER, KENNETH W 11287 SW 81ST AVE 11263 SW 81ST AVE TIGARD OR 97062 TIGARD OR 97223 1S136CB-09500 1S136CB-09600 TROFTGRUBEN, TROY L & KARYN L WOO, SANG KIL AND OK SON 11268 SW 81ST 11300 SW 81ST AVENUE TIGARD OR 97223 TIGARD OR 97223 1S136CC-00100 BARASCH, GEORGE BY GENERAL MOTORS CORP 485 WEST MILWAUKEE AVE DETROIT MI 48202 i ~ ~~J REQUEST FOR COMMENTS TO:-Tky nn 1'~I1~~~IiV`4'(/~ DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELI FE /WESTWOOD LOCATION: 11745 SW Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement 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 by Apr. 25, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: COMMUNITY NEWSPAPERS, INC. Leg P.O. BOX 370 PHONE (503) 684.0360 E DLe.9,1a,ceTT 7 8 81 BEAVERTON, OREGON 97075 MAY 161g94 Legal Notice Advertising CITY of TIGARD City of Tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd 'Pigard,Oregon 97223 • ❑ Duplicate Affidavit SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELIFE/WESTWOOD LOCATION: 11745 S.W. Pacific Highway p (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 1] 600). The Director has approved, subject to conditions, a request to build a 32,380 square foot retail building for furniture sales. APPLICABLE AFFIDAVIT OF PUBLICATION REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. STATE OF OREGON, ) ZONE: C-G (General Commercial). The C-G zoning district is to provide COUNTY OF WASHINGTON, )$a. areas for major retail goods and services. 1,Kathv Snyder being first duly sworn, depose and say that I am the Advertistnq ® r Director, or his principal clerk, of th& as d-T rata ; n Tames a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at 21111hAlt Ti -ard in the aforesaid county and state; that the Site Develop. SDR 94-0006 Homel;fe/Wectwood ! a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: , May 12,1994 A 0, = Asse t^ 0 Subscribed and sworn to b re me thiat2th day of May, 1994 6. 4~Luqlel~ Notary P is for Oregon My Commission Expires: AFFIDAVIT na u"e - The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department, Tigard Civic Center, 13125S. W. Hall Blvd., P.O Box 23397, Tigard, Oregon 97223. The decision shall be final on May 25, 1994'. Any party to the decision ma''~'appeal this decision in accordance with` Section'18'.32.290(A). and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal is 3:30 P.M., May 25, 1994. M881 -Publish May 12, 1994. 03/29/1994 12,21 FROM SO SHAPIRO TO 273 '17 P. 02/03 (V? A March 29, 1994 Mr. Jerry Foy 8~1 / S H A P I R O Westwood Corporation 3030 S.W. Moody Avenue, Suite 200 Portland, Oregon.972014897 Re: Wetland Reconnaissance of Tax Lot 1000 and portions of Tax Lots 402, 500, and 600 in Tigard, Oregon (SRUSHAPIRO Project #7935258) Dear Jerry: This letter summarizes the findings of the wetland reconnaissance conducted on March 11, 1994 on tax lot 1000 and portions of tax lots 402, 500, and 600 in Tigard, Oregon. The 2.5 acre parcel is located on the north side of S.W. Pacific Highway, east of Highway 217 (Township 18, Range 1W, Section 36). The wetland reconnaissance was conducted using the Routine, Ousite , Determination Method as specified in the U.S. Army Corps of Engineers Delineation Manual, Technical Report Y-87-1 (,Environmental Laboratory, 1987). The following information was used m the wetland reconnaissance: National Wetlands Inventory , Beaverton, Oregon Quadrangle. U.S. Fish and Wildlife.Service, 1984, Soil Survey of Washington County, Oregon. USDA Soil Conservation Service 1982, and Hydric Soils of Washington County. USDA Soil Conservation Service 1989. The soil mapped for the site is Quatama loam, which is not listed by the 11770 S.W. Ka„ P.rkway SCS as a hydric soil. (SCS 1982; SCS 1989). The soils sampled on the site are dark brown (10YR 3/3 - 4/3), which are typical of non-wetland soils. No direct or indirect evidence of wetland hydrology was observed during Solt. 775 our site visit. Lai* Oa.a7o The site is located at approximately 240 feet NGVD. and sloes gradually downward toward the north. Aside from a small amount of disturbance by grading, which has occurred in the northwest corner within the past few OR 9757s years, the site has not been manipulated in many years. The dominant tree species present consist of black cottonwood, red alder, and birch.. The 7aia,~ aa: dominant shrubs include hazelnut, hawthorn, and Scot's broom. The herbaceous community is dominated by orchard grass, tall fescue, colonial bentgrass, and common vetch (all non-wetland species). 507./45.4065 foaaimilas 607.745.7947 . The results of our investigation indicate that no positive indicators of the three mandatory criteria for wetlands (vegetation, soils, and hydrology) are present at this site. In addition, the National Wetland Inventory coverage for the site indicates no wetlands to be present on the property. As no wetland is present on the property, it is our determination that development activity will not require a permit from the federal or state resource agencies. Please call with any questions. Sincerely, SRIISHHA~PI~RO~ R. Dales Graff Environmental Scientist .I} June 30, 1994 CITY OF TIGARD Vernon Lee OREGON John R. Jurgens and Associates 15455 NW Greenbrier Parkway Suite 260 Beaverton, OR 97006 Re: Homelife Signage Dear Vernon; This letter is in response to your request for confirmation as to the consistency of the proposed signage for the Homelife Furniture Store with current Community Development Code standards. The proposed wall signage for each wall face appears to be less than the 15°1 maximum square footage allowed for any individual building elevation. The wall signs also appears to be a good match in terms of proportion with the design of the building elevations. The proposed pylon monmuent sign also complies with the 20 foot height limit and 70 square foot maximum signage area limitation. The proposed location of the pylon is also outside the vision clearance area. The Planning Division is still required to review all proposed signage through the sign permit process. The Building Department will also review structural plans for the monument sign. Please feel free to contact me concerning this information. Sincerely, *Zo~ Q44e Mark Roberts Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 JUN-29-1994 13:58 JON R.JURGENS ARCHITECTS 503+690+0913 P.01 Jon R JurgeT)S & Assoltes • AraWtectWrt,; 15455 rcW. Gr=nb*T Psrk-W - SUM 260 Be rmrt Gin 97006 (503)690-1779 FAX (503) 690.913 .~.r~ • i S1~l.li 1AL j ~ DATE: TO: gAf AME ADDRESS CYIY, STATE.. ZIP QQQ* REFERENCE: AWE-to , PROJECT NO.: V i.~ 6 81 ~ 727 = THE FOLLOWING ITEMS ARE TRANSMYTTED: NUMBER ITEM COPIES DATED DESCRIPTION REMARKS: J do r C By. U~.tbv CC'. JUN-29-1994 13:59 JON R.JURGENS ARCHITECTS 503+690+0913 P.02 J O N R. J U 10 G E N S & A S O L I A ARCH [ T E C T U A E & P L A N N I N G 4S R26 B BUILDING PSQZP E.c. cv I OVERHANG 1 RANT WITH 131 DEPT. PF PP. 4_~• CONNECTION TO Z1 • BLDG. 15' 0 o-` CCNc. ~r sIDEWA6 N o 7S .41 EL. / D4 ~ny • / . ~4oPtJ~'r . . 19 t..vg A,Y O ' - ' ' ACCESS AGEI"1ENT . . 1 AREA PER OD 0-T, ACH y gy p. r. 1 STATE REvIEW + al 6 E ATTAC1.p'I$NT ? • • . c~ . i PIED 5-3-94 AjwL- 4S ~EXI5TING CURB / S C~ IE LI YLON CsN ro. TE ONE BOOTH . R - 89 16' L 11.81 a..'. CHORD: N 59'2548 E ii pro G : .yyµYr~?A ~ROJ)EcT DATE ?AGE C°rnri:O.a•Cagcra:r Cen¢r.'NC Commom Builtlmg ISi S`AM' Grern~reer Par~.~ Su(o Brr+r-or. Otr[na tl:p(r ;50?nO(•-:-'O f.a •5G•'6u^"~' ~ ~y 7x97 JUN-29-1994 13:59 JON R.JURGENS ARCHITECTS 503+690+0913 P.03 'J O N R J U OG E N S & A S~C I A T E S A R C H I T E C T U R E & P L A N N I N G f~ 16'5 s' SN LA/SrvE1 ,yNT t✓//si7JE j ~,tff .ZZ87 I~~OL B?~ kl/1i1:E swim _ TONEV 19J/'`._. &F z,4 - 7Z, ate . . t~ ~//y 7f ~G~ ~ ~iYE~• - FURNI zz87 _ VGGfT . I N( ~ ` i GLAnrivb ~ 1SE 'l~. Ewa J19fi~►L ! i I I 1 I 1 if - 11 II - t11 ~ DA'L'E ~ . ~ PAGE • c'mol Oaks C'-P V,c nte•'tbr Cnmmn Acildinr :525"xN' GmrM1~nr Pari. e~.5w:r?nh p:a.rno6-cFov 9,IxG f.P'•"0r. t-c }a5;+.~'k CD d f~'•.t•I64-- 16V1•0" 164!`-10 CS) - to- m °~IM Gera? yr wthc6 1; - - v 1 Fi Z?ei vlaat wNi-e CS) V 4PWAI 'DA41P - veal SAMPf 4&as -K*mmoo r V' I!/N/hI YyFI P/lL I ' z~ VIO~bf ' ~9G~&~OD7Tl1Dl~fE- AM A a+y/s r " 1 1 do'a: ovy 4P$'//.I 0%.IooYa 1 I ,uw Ba 6*I&W yl/b"ASl, I w iI K i I 1 Q 1 1 w 1 1INeI ww Pr, gwal WMs y~ trsoy 0 a1 gn*.L ?Iva (i7•(p) r ti I I i~w l0~04' 7tl so 1 AulNda f 0//r of r//dreM O 11 ti I 1 ~ L'I>'rmOfgrAL flNr~dl~iHpAN'I I I /I ~MM Aow a,yyw~rWuk~y•4l~~ 4 11 I m A 11' a ecaio. 711/1 a Cm. I ! "W-N- Midol-A v fiNc/iirr r / ~fA!(r-a '9 Orvloo ( Nrir rya~r't®.,yse a:%-= 11 TAMN AV;7m.v i o ~r OL.s > ..1 1 avJ. P~sY/r/Aibvi • e yyy.~ }yam, Iuy~~ Ql 0"0p0101d Am Ii111111 NAM 7111p11111 All "111L11 WC1'~~M`wr1/R~1 I~~u WAIF ry11 M~ I ~ h 00710001//I11~1'0~0 01 Y 1MIA I I O) N I h JUN-29-1994 14:00 JON R.JURGENS ARCHITECTS 503+690+0913 P.05 f _ • f ' May 5, 1994 Mr. Vernon G. Lee JON R. JMMENS & ASSOCIATES 15455 N.A. Greenbrier Parkway suite 260 Beaverton, OR 97006 Regarding: Sears Homelite Store City of Tigard Sign Code Dear MY. Lee: The city code states that a pole sign can not exceed 20' high and a maxilus• WE 70 ac{ua.CC feat face area. This was confirmed with Nary Roberts the cities plannL-r- if additional information is required please call. sincerely, Larry~Bkeltine ! P.O. Emc?3636 lVard. OR 9M Pho= 639-4991 FAX (503? os-4999 June 27, 1994 CITY OF TIGARD OREGON Vernon Lee John R. Jurgens and Associates 15455 NW Greenbrier Parkway Suite 260 Beaverton, OR 97006 Re: Homelife Signage Dear Vernon; This letter is in response to your request for confirmation as to the consistency of the proposed signage for the Homelife Furniture Store with current Community Development Code standards. The proposed wall signage for each wall face appears to be less than the 15% maximum square footage allowed for any individual building elevation. The wall signs also appears to be a good match in terms of proportion with the design of the building elevations. The proposed pylon monmuent sign also appears to comply with the 20' height limit and 70 square foot per face signage area limitation. We did not review the pylon signs, location towards SW Pacific Highway, this will need to be reviewed due to the cross over easement with the Chevron site. The Planning Division will also still need to review all proposed signage through the sign permit process. The Building Department will need to review structural plans for the monument sign as well. Please feel free to contact me concerning this information. Sincerely, lxa~'4 Mark Roberts Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 PROJECT NO. WWD002 o OO REFERENCE - 4 DATE - 5/17/9 Q L II DRAWN - TG ~ ®~I~IIIIII DESIGNED - TG w o J CHECKED - BFW I10 Q r) Ln O un / o MNWR P PLANNERS ENGINEERS J LANDSCAPE ARCHITECTS Q 233 SW FRONT O 00 PORTLAND, OR J O 97204 LL J O 503 225 0822 CD r- < N 00 FAX 273 8353 O z 8 O V~ o O o (-000 6- r -1CV pC ~ L6 X w O ~ z V w 0 4 Q J N j W To' O ~ S SHEET C1 - Fic* INational Title Company of Oregon 401 S.W. Fourth Avenue Portland, Oregon 97204 223-8338 227-LIST Direct Line to Customer Service 274.5472 Fax CONSUMER INFORMATION REPORT Prepared For d Brownstein, Rask 1200 SW Main Building Portland, OR 97205 Attn: Cordell Post Date: November 10, 1993 Property Address: 7920 SW Pfaffle Enclosed please find the following information per your request: ® Trio ❑ Map ❑ Copy of Deed ❑ Contract ❑ Other Document of Record This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds: indiscriminate use only benefining intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. Kate Satterfield VIII ■ng 1 1 Fidelity National Title Company of Oregon FIDEL~ NATIONAL TITLE COMPANY OREGON 401 S.W. FOURTH AVENUE PORTLAND, OREGON 97204 DIRECT LINE TO CUSTOMER SERVICE DAY AND NITE »227-LIST FAX »274-5472 = M E T R 0 S C A N P R O P E R T Y P R O F I L E- Washington County * OWNERSHIP INFORMATION * Reference Parcel #:1S136CD 00401 * Parcel Number :R0284150 TRSQ:01S-01W-36-SW SE * Owner :SORG NORMAN 0 * CoOwner * Site Address :7920 SW PFAFFLE ST TIGARD 97223 * Mail Address :14865 SW 72ND AVE TIGARD OR 97224 * Telephone * SALES AND LOAN INFORMATION * Transferred: Loan Amount * Document # :79009371 Lender * Sale Price Loan Type * Deed Type Interest Rate: * % Owned Vesting Type * ASSESSMENT AND TAX INFORMATION * Land :$51,110 Exempt Amount: * Structure:$21,930 Exempt Type * Other °s Improved :30 * Total :$73,040 Levy Code :02381 * 92-93 Taxes :$1,696.89 * PROPERTY DESCRIPTION * Map Grid:655 F3 Class Code: * Census :Tract 306.00 Block 1 * NbrhdCd :ZPHY MillRate :23.2323 * Sub/P1at:HOUSE * Land Use:2012 COM,IMPROVED * Legal :.34AC HOUSE * * PROPERTY CHARACTERISTICS * Bedrooms Lot Acres : Year Built : * Bathrooms Lot SgFt EffYearBlt : * Heat Method: BsmFin SF : Floor Cover: * Pool BsmUnfinSF: Foundation : * Appliances : Bldg SgFt : Roof Shape : * Dishwasher : Porch SgFt: Roof Matl * Hood Fan Attic SgFt: InteriorMat: * Deck Deck SgFt : Paving Matl: * Garage Type: Ext Finish: * Garage SF Const Type: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. l nngnl (c.,.. o...,,,...... „ . c.......•.•i., R2 8 4 _ l S0 l c - i ~.._.Desct 1-pL --ACRES__~34 Prcp Ci:aa c~ c 0:r,ar ID _13 7~ :Jr1CL1"lei Wnl~r-.4., r•1`;Ji.r 7DL:'. SW 72ND Year Built Living Area i Sale Date 03/01%70 Sale Price - - rP,n SW OFAFF E Ceed T Inst Number 79009371 rir• n23.^1 Ex..A; . Values ptions 1993 Property _ Hart Lender: DVA, - DEPT OF VETFRAN'S A,F _Improvements :,d V 51,110 1093 _T =Status Tot-al a. - a ons $ ^ Current Levied Taxes 1,175.25 _ Exempti - n n r=~ yUnpaid Taxes the PPTHPW K.. n fidelity National Title Co. of* egon 11111 The sketch below is mode solely for the purpose of assisting in locating said premises and the Company assumes no liability for variations, if any, in dimensions and location ascertained by actual survey. ~ SI 3c~~ a, SE 1/4 SW I/4 SECTION 36 T I S R I W W. f~ I eo..o.e =ev (WASHINGTON CC) NTY REGON S ALE 3 i.nuc rw.r 00) I cc coo SEE IMAPI I 36CA OS rr.l.o cr •c+u V•..o.a •4 co.. c.. : 4 :rr T $ W r f' -';`E AFFLE 0.4.115 044••re 11 T -"my 1. 4•e.19 r0.. c•.' .c...rr•rrce . . u , .69.00 00.46 n0.04 401100 nc,n 1 Z .".71) Goo 500 C. 1.04.41 I J4 Ae 300 200 N 102 I .74AC. .87AC. R I^ • Z I re ' 100 100 r 402 - 47Ae. llAp oe 6 16.09 111.0• 610 ~ O 1 s 1Ni Y 0 ' , 130 b 11 1000 1100 11 - 11 /.N4. .7?At. 1~ - \6644 1800 0, •iI 11 I 190 •o •r. Fm°r J . o 111 1001 A-1 \ s;.; 68 1001 - C N4.4Y/ Q PGA 5{ .4 • 2200 / !1 1 J.94AC. A '61 11:° f 23-8I SEE MAP • .!i . IS136CC + 6~r• 2300 FNTO-0025 Rev. 3 c Co /1 19 i1'ARRANTY DEED I INDMDUALI 79009371 = Shixltty~`l,34op,_sfio took tit14_ai Shirle~Ey Sorg. . ` Nor hereinaf to called 9raninr, conveyfs) man O~&Olg ' all that real property situated in the County of Washington" . State of Clegva, described as. ER EMMT8IT 'Al' ATSI-I4• HMUM AND MHOS A PART HEREOPs 1 f CA E TI -following described -cal. c:rr••t~ si- a;e3 S,•ction ' 1 So6t1i...Range. I hest cF•rf:i '`eLt. fEe Y'cC; •he ci t;r .ira t . COLRty of. 4ashinaton and St:t,. ca, Y+ -c `B+gin:iinat the re-cnrrn.^. o:•. _ he~_ _ of ~he ::c•Orce ::illaaette Icrid_an. r... We st' ^.e o4: said Po i t.r . 'O Lli:c centerline of f S W faftlc Road r~ r + aJ: Sn`%,B' cast. 13'+i o feet co a , :on= ec°..::~ of this descrip='_On;. =h^_ac, _ _ Sc::;:h : r.t, _v0.•? feet to. _ _-on r--d: =hence a poin thence Sours 0'22 _ acs: ` 36rth 39°43' 1'cst 100.) - :-cr ..__ct 0'22' Vest. feet to the e...c rr,:..= 1'5.0 _ •,v : aid coveuantls) that grantor is -the owner of the above described progeny free of all encumbrances exceepp[ 1'he_rights _ of the yjyhlte Th in and to tha__ggtion of the above nropaity lvina Irithin the' I imi*w of S_W_ pfaffle Road_ - m- - and will warrant and defend the same against all persons who may lawfully claim the same, except as shown above. - * The true and actual consideration for ifas transfer is S 25,090,00 'S \y Until a change' is requested please mail all future tax stat.coents to the following-address:' 7920-S.W. Pfaffle; Tigard, Oregon 97223 - _ " s X_ b~ jv s.. Dated this day or March . , 1979 . - ^t, Shirley E.,,W son aa'~ t rL STATE OF OREGON, County of Washinetoa __1 ss. G c ,e7,.a; TA. March 19-19-personally appeared the above named s ° 3 -yF: Shirley E_ Wilson and acknowledged the foregoing k - instrument to be her voluntary act and deed. Before me: .'r'.'~'' _ ~,r,-J~~•~ Notary Public for 0 egon H-- Oct •15,~fI982 z MV commis: oT pin es:i-s.. k ; - The dollar amount should include cash plus all encumbrances existing against the property to which the - M- - property remains subject or which the purchaser agrees to pay or assume. 01 y If consideration includes other property or value, add the following "However, the actual consideration iryy-Y," consists. of or includes other property or value given or prom'ed which is part of the" he whole xsT t consideration." (Indicate which) WARRANTY DEED (INDIVIDUAL) STATE Of OPE00M 1 i=:t1 .f). Ci 7f~ CoanM1 et w+^:Maa 1 tt_ C -'fi b'. Shirlerr E tlllarm'" II Coi E r -:S .__..•,.c,..~_ l Ro Tonrs.n 114w.ty f A.d _ ' "one El.ctvd'.d Ex-O, n.soia.r of con- .dt .•I' :a TO ( on 1 v.ranc.. M wgntcxty. m trr.p and, run >i ."•ti,i ` ..4i - - { " in. m Mdi a rr*nt attirq .,at mcM..e `!t~ 8orfm'O. 80rO I at,=, ry's• .na ne.iaa ~e hat d,assft.d w-0awnty. t .f ~ On ROGER THDY$$EK Gras. a After Recording Return to:. , . a ` R.mr4 • Et.nwm ROrean'.O.. Sorg 7r il'e 7420 Sall, pfaffle _ L INUEXEU nz- Tigard. Oregon- 97223 I s ~ $ TA TtgarQ- 79 931-O1-211033-0 y n' 'i, sill? wwa.11'-a ;VAR RARIY DEED: 1.1'D I VI DUALI (:I :r 7 1 who. took- title_as Shirl-ey- E. ,Sorg, pp, rm,.l le, Lp4yl yr inin'. C on,(-,I 11 to :".n Cpun~~TI 41 Wash n- eat-- :I:et trill p14FCr tv m av_._ :ER MMEIT 'A' ATV'1?~ HMiTO AND MADE A PART HEREOPs I ':i _ ' E>Di2 EIT 'As l ! : :I. n •~..:C _O1_Owit:y cr. _ca: roil ~..:nc• o` kashin= un , . __c....... f.-.~ - e ,z q inn ".n pp ~p-'r , ':errs„ < 1341. _euC ..r3c.. ..o_.. ' _ po°_ ci:er.cc „c _ 'i~ _ ..:•o ~~_r:; _i~crc^ S' .2 . I = is - _ - _ :1` , _75-0 cc_c co cruc and covenant(s) that grantor is the Owner of the above described properly free of all encumbrances e,.ceat The rights e of thf`Iffihl ,c_in nd to h&t, Portion of the above property (vine within the litttits of S_W_ Pfaffle Road and will warrant and defend the same against all persons who may lawfully claim the same, except as shown above. The true and actual consideration for this transfer is S 25, 000.00 r Untila change is requested please mail all future tax starcuents to the - - \ following addresss 7920 S.W. Pfaffles Tigard, Oregon 97223 Dated this day Or March 1979 --~r' Shirley E.,.W si n - STATE OF OREGON, County of W Shinoton St. yyy ~Fjk~ March t99personally appeared the above named b;•.~,;:;,;:,, :y Shirley E_ Wileoa and acknowledged the foregoing ft: instrument to be her voluntary act and deed. n Before me: Notary Public for 0 e n _ -•n~A ` .,.y Comm Aires: Oct •15, .I982 ,s: .p_;, The dollar amount should include cash plus all encumbrances existing against the property to which the c'-?;' f.'.:3J'LY+: , property remains subject or which the purchaser agrees to pay or assume. i1 ` 'L If consideration includes other property or value, add the following "However, the actual consideration cousins of or includes other property or value given or prom;;ed which is part of ihE:the whole ~~`~~'°~;:;rt• `~s~Sa Vex'. mraidera[ion." (Indicate-which) 1•. WARRANTY DEEOrtiNDIVIDUAL) i; eST{~f~ Bj S_jS- STATE Oe OREGON a t~ i„6+ C :4. tr-.-. Q:::i' Counw er WNiry,on 1 ~c~:n1-:. O: E•:M:,:ki4-~ a. ' oo , Shirley E_ Wilmorii Reaar Temwri dcr pmo a .1 c ens EMUOrCd• W Ea-OKao MooOr d Cw. on. i i,_ "y^e^ sr ••a nl<R.t: ta Whir that TO on m ,,lr ,M w+mn wwmsd'd.•+nuiq wtr r•c .C«wa ,.r. Norman O. 80le ~i at ; .nil r.coraa lA b"k d tsuri d rd ce•niy. 1 °_;;'''';•m ' ROGER slsosssSEtl G~a d . After ReGWdir,g Return to: jr R•ueroil ~EYaen, INorman O. Sorg N. 7920 S.W. PLtdfla (NDEXFU •~'j-rs? Tigard, Oregon 97223 IV rA Agars! - o ).x g'am fl31-01-211533-0 s 4'.' _k[I tine S►)ie ~l~l-0006 • NOTIFICATION LIST FOR ALL APPLICATIONS • 1. CIT (2) copies CPO NO. 2. CITY DEPARTMENTS A- Euilding Official/Dave S. parks c Recreation Board lice 'ty Recorder ✓Q s Field Operations ;;ngineering/MSchael A. 4-T Hermits Pacilitator/Yd0&==W. 3. SPECIAL DZSTI}I.Oes =Fire District (pick-up box) //~Tigard Water Department 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District Unified Sewerage Agency/SWM Program 6501 Sw Taylors Perry Rd. 155 R. First-St. Tigard, OR 97223 Hillsboro, UR 97124 4. AFFECTED JURISDICTIONS Wash. Co. Land Use i Tramp. _ Boundary Commission 150 N. First Ave. 320 Sw stark Room 530 Hillsboro, OR 97124 Portland, OR 97204 Brent Curtis Nevin Martin _ METED - GAEENSPACES PROGRAM Mike Borreson Mel Buie (CPA's/FAA's) - Scott Ring 600 ME Grand _ Fred Eberle Portland, OR 97232-2736 _ DLCD (CPA'6/EOA's) City of Beaverton 1175 Court St. NE - Jim Hendryx - Principal Planner Balm, OR 97310-0590 PO Box 4755 Beaverton, OR 97076 - Other _ City of Ring City _ City of Durham City Manager city manager 15300 SW 116th PO Bon 23483-3483 Ring City, OR 97224 Tigard, OR 97224 City of Lake Oswego _ City of Portland - City Manger Planning Director 380 SW A 1120 SW 5th Lake Oswego, OR 97034 Portland, OR 97204 _ State Highway Division JODOT Bob Dora0 -Z~ 2"Ze a Spy'( 1 va _ PO Box 25412 9002 BE McLoughlin Blvd. S ~.~.9t Portland, OR 97225-0412 Milwaokle, OR 97222 ul.~e 5'~Q City of Tualatin PO Box 369 Tualatin, OR 97062 5. SPECIAL AGENCIES L--Zaezal Telephone _ Portland General Elec. Engineering Office Brian Moore PO Box 23416 14655 SW Old echolls Fry. Tigard, OR 97281-3416 Beaverton, OR 97007 NW Natural Gas _ Metro Area Communications Scott Palmer Jason Howitt 220 NW Second Ave. Twin Oaks Technology Center Portland, OR 97209 1815 NW 169th Place S-6020 Beaverton, OR 97006-4886 _ TCI Cablevleion of Oregon Linda Peterson US West 3500 SW Bond St. Pete Mal... Portland, OR 97201 42L SW Oak St. /POrtlend, OR 97204 Columbia Cable (Prank Stom) 14200 SW Brigadoon Ct. Tri-Met Transit Dev. Beaverton, OR 97005 5 Rim K.- 4012 SB 17th Ave. 6. STATE AGENCIES Portland, OR 97202 _ Aeronautics Div. (ODOT) DOGAMI Division of State Lands Commerce Dept. - M.H. Park OTHER Fish S Wildlife PVC Dept. of Environ. Quality 7. FEDERAL AGENCIES _ Corps. of Engineers Poet Office 8. OTHER Southern Pacific Transportation Company Duane M. Forney, PIS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 • RECEIVED TUALATIN VALLEY FIRE & RESCUE AND APR 2 51994 BEAVERTON FIRE DEPARTMENT COMMUNITY DEVELOPMENT 4755 SM. Griffith Drive • P.O. Box 4755 • Beaverton, OR 47076 • (503) 5267469 • FAX 5262538 FACSIMILE TRANSMITTAL TO. Q t (/J O FROM: C. rx c DATE: 2- RE: U J 7 C l i• NOTE: p/~YaJ C- NUMBER OF PAGES (INCLUDING COVER SKEET) If you do not receive all pages, please call as soon as possible (503) 526-2469 OUR FAX NUMBER IS: (503) 526-2538 THANK YOU "Working" Smokc Detectors Save Lives ZOO/TOO In (MVDII 2UID - 'IVHSHVK 32IId Al 9C2Z 9Z2 C09$ 42:60 fi6/2Z/60 oV il 44' ;W ~W'eRrrt L•fiE fi~rr,, yeTB ~ ~ ARE I \ ` i• ice. ! il5 ,N 1 C 1 ue N.E. PARKING 40 7or~l= ~oPS-~ AS KRE 'ZO PLAL11S NOT AN PROVAL OF OR VVY80MM 1 ~Aj'f Ef3icMih. ~E LErtEA. Q-_ I f a„rs s Il At' •Q•►o~dS~ I C 8 a C GRO: _R EXISTING RETAIL S BUILD Z00/Z 0In Q2N9IZ 2UID ~f'' IVHSU N 32II3 Al BCSZ 9ZS C09$ 6Z:80 Wsz/40 REQUEST FOR EN .00 TO. Ul U DATE: April 13, 1994 FROM: Tigard Planning Departm/SDR RE: SITE DEVELOPMENT REVIEW -00 06 HOMELIFE/WESTWOOD LOCATION: 11745 SW Pacific Highway (W •f 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community De-:elopment Code Chapters 18.32, ~.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.126, and 18 X164. ZONE: C-G (General Commercial) The C-G zoning distr_ct is Zte rovi de areas for major retail goods and ser-~~ices. Attached is the `Plan an3 applicant's statement for your review. From information sugplied by various departments and agencies an3 from other information avarilable to our staff, a report and recommendation will be prepared and a decisio will be rendered on the proposal in the near future. If you wish to comment c. this application, we need your comments by Apr. 25, 1994. You may use the spa _ provided below or attach a separate letter to return your comments. If you are finable to respond by the above date please phone the staff contact noted belo with your comments and confirm your comments in writing as soon as possible. you ha,.e any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvr- Tigard, OR 97223. PHONE: 639-4171. STAFF CONT-C?: Mark Roberts PLEASE CHECv THE FOLLOWING ITEMS THAT APPLY: We have revie•,red the proposal and have no objections to it. Please contact of our office. lea=-e refer to the enclosed letter. Written Comments: ~~oA _ Name of Person Commenting: Phone Number: -2 MEMORANDUM RECEIVED CITY OF TIGARD, OREGON APR 1 8 ,1994 COMM"lly Ut"'rMOT TO: Planning Department FROM: Maintenance Services DATE: April 15, 1994 SUBJECT: Site Development Review SDR 94-0006 Attached are the comments and conerns from the Maintenance Services Division on the above referenced matter: STREETS - Bob White, Extension 336 Can arrangements be made with existing shopping facility for joint driveway? PARKS - Floyd Peoples, Extension 340 I would like to see landscape and street tree planting plan when appropriate. If you have any question, you can contact the appropriate division. 04/19/94 12:06 $5036 2538 TV FIRE MARSHAL 444 CITY TIGARD 16003/005 C REQUEST FOR COMMENTS TO: f 11'~~15 1c~ DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELI FE /WESTWOOD LOCATION: 11745 SW Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales- APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 16.102, 18.106, 18.108, 16.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement for your re-:iew. 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 by Apr. 25, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard' Planning Department, 13125 SW Hall Blvd-, Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: ,a %K Jc~ 6 v r R1te ~,.a r QQ,~ cr ND Ems ~r ►a~-~ r<~.a~,~ 'I~ ?'Tl r lti~ J ✓J k+, 4 J ,P- 4Z- j J r~ ..J bd VL'~.J v:l✓,~ L `.a Gc. yy J Name of Person Commenting: glrv ►Llit-1- < < 47 Y?~ Phone Number: J7i Zy7~ 0 APR 18 1994 COMMUNITY OEVELOPMENT REQUEST FOR COMMENTS TO: 17i~.h~.((Y~ DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELIFE/WEST,-=D LOCATION: 11745 S'n' Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community Develop-Lent Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement 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 orepared and a decision will be rendered on the proposal in the near future. If Vou wish to comment on this application, we need your comments by Aor. 25, 1994. 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 ccntact noted below with your comments and confirm your comments in -.:riling as scon as possible. If you have any questions regarding this matter, contact t- Tigard Plannina Department, 13125 SW Hall B1-.d., Tigard, OR 97223. PHONE: E39-4*i71. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Q9QQA []PF4 -CZ) PkQV lDE Pr"b PWc~ coN 0Q(T TO 6TG SPF_CIF (CAT/CK3e, Name of Person Commenting: (~lCLL02 Phone Number: C~z13) (n Z~"'S Q~ 04/25/94 09:24 $5057318259 ODOT - REGION 1 0001/001 Post-It' brand fax transmittal memo 7671 To Fro ~,J,. n Dept. PMne M fax # (p DEPARTMENT OF April 25, 1994 TRANSPORTATION City of Tigard Planning Department 13125 SW Hall Blvd. Region 1 Tigard, OR 97223 FILE CODE: Attention: Mark Roberts Subject: SDR 94-0006, Homelife/Westwood ODOT appreciates the opportunity to share our comments regarding the site development review. The applicant will need to obtain an ODOT access permit to access SW Pacific Highway. To facilitate future circulation a cross-over easement will be needed to provide for future shared access with the Chevron property. Thank you for considering ODOT's concerns in this matter. If you have further questions, please call me at 731-8281 or call Bob Doran at 229-5002 for questions regarding the access permit, Laurie Nicholson Region 1 Planning Assistant cc: Tamira Clark, Bob Doran 9002 SE McLoughlin Milwaukie, OR 97222.7394 (503) 731-8200 7e4-1sso (12.93) FAX (503) 731.8259 REQUEST FOR COMMENTS TO: .1•Ginlt DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMEL I FE /WESTWOOD LOCATION: 11745 SW Pacific Highway (WCTM 161 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement 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 by Apr. 25, 1994. 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 below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STA77 CONTACT: Mark Roberts PLE?_SE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. X Written__ Comments: 1 / Name of Person Commenting: ma-lkt Phone Number: ~h~ RECEIVED II RECEIVED APR 1 APR 21 1994 I uA 4AT/N VAu,&y WATeJe 1994, _ COMMUNII) ULVELOPMENT REQUEST FOR COMMENTS TO: DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELIFE/WESTWOOD LOCATION: 11745 SW Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement 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 by Apr. 25, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond bV the above date, please phone the staff contact noted below with your comments and confirm vcur comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Ticard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ~~E CdJYCGi2 EATS We have reviewed the proposal. and-have no objections Co-it-.- Please contact of our office. Please refer to the enclosed letter. Written Comments: In .o -wo vn 9R~t/ Name of Person Commenting: ~1, A-- 62 Phone Number: (G~f 0 MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts May 11, 1994 FROM: Michael Anderson, Development Review Engineer RE: SDR 94-0006 HOMELIFE/WESTWOOD Description: The applicant proposes to construct a 32,380 square foot retail building on a 2.4 acre site known as Tax Lot 1000, WCTM 1S1 36CD, fronting onto SW Pacific Highway (99W), easterly of Highway 217. Findings: 1. STREETS: The applicant has submitted a traffic study prepared by Kittelson & Associates, Inc., dated February, 1993. This report had been reviewed by the City during the re-zone application of the property. The proposed site plan is consistent with the report and findings. As shown on the site plan, access will be provided at the existing driveway constructed with the adjoining commercial center, Pacific Crossroads, which extends easterly over to SW 78th Avenue. No additional driveways are proposed. The applicant will need to obtain an ODOT access permit for their connection to SW Pacific Highway (99W). The State has recommended that the site plan be revised to provide for a future inter-connection with the adjoining service station site to the west. Staff concurs with this recommendation and suggests that pedestrian access also be included in the proposed revision. The highway has been constructed to current State standards and no additional right-of-way or street construction is required. The existing power poles and overhead lines serving the area are located along both sides of SW Pacific Highway. The applicant should place the facilities located along the northwesterly frontage underground, or pay the fee in-lieu of undergrounding. 2. SANITARY SEWER: The existing 12 inch public sanitary sewer is located in SW Pacific Highway and has sufficient capacity to serve this development. ENGINEERING COMMENTS SDR94-06 HOMELIFE/WESTWOOD PAGE1 3. STORM SEWER: The site currently slopes in both a northerly and southerly direction, and the site grading plan shows a proposed private underground storm drain system that will direct the storm water to an on-site water quality facility. The outlet for this facility will be the existing underground system in SW Pacific Highway. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on- site water quality facilities or fees in-lieu of their construction. The proposed site grading and water quality facilities should be designed in accordance with the requirements of the Unified Sewerage Agency, and maintained by the property owner. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway (99W). A copy of the permit shall be provided to the City Engineering Department prior to issuance of building permit. STAFF CONTACT: John Hagman, Engineering Department (639-4171) 2. A final grading plan shall be submitted showing the existing and proposed contours. A soils report shall be provided detailing the soil compaction requirements. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171). 3. The applicant shall provide an on-site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The maintenance of the on-site water quality facility shall be the responsibility of the owner. STAFF CONTACT: Greg Berry, Engineering Department (639-4171) 4. The applicant shall demonstrate that the downstream underground storm drain system is adequate for the proposed site and will not be unduly affected by the increase in run-off. STAFF CONTACT: Greg Berry, Engineering Department (639-4171) ENGINEERING COMMENTS SDR94-06 HOMELIFE/WESTWOOD PAGE2 5. The applicant shall underground utilities along SW Pacific Highway or pay the fee in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) 6. The applicant shall re-design the on-site driveways to provide for a future connection to the Chevron property to the west that would enable on-site circulation between the properties and shared access of the existing driveway. A cross-over easement shall be provided to create the shared access and provide for the shared maintenance of the driveways. The easement document shall be executed and recorded on City standard form and shall become part of all applicable deeds. The easement document shall be approved by the Engineering Department prior to recording. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) APPROVED: Randall R. WoolE~V City Engineer N:\ENGINEER\SDR94-06.mja ENGINEERING COMMENTS SDR94-06 HOMELIFE/WESTWOOD PAGES • `j o" Pb ja 60 b A REQUEST FOR COMMENTS T0: A W . DATE: April 13, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94-0006 HOMELIFE/WESTWOOD LOCATION: 11745 SW Pacific Highway (WCTM 1S1 36CD, tax lot 1000 and portions of tax lots 402, 500, and 600). To build a 32,380 square foot retail building for furniture sales. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G (General Commercial) The C-G zoning district is to provide areas for major retail goods and services. Attached is the Site Plan and applicant's statement 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 by Apr. 25, 1994. You may use the space provided below or attach a separate letter to return your comments. If vcu are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions retarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Mark Roberts PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: ,&I U Name of Person Commenting: Phone Number: Transportations Impact Study - r_- Westwood Corporation F Pacific Crossroads .r Annex Tigard, Oregon SEEN OMEN SEEN KITTELSON & ASSOCIATES, INC. Transportation Planning/Traffic Engineering KLI M M February 1993 Transportation Impact Study Westwood Pacific Crossroads Annex Tigard, Oregon Prepared for: Westwood Corporation Prepared by: Kittelson & Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 (503) 228-5230 Project 886.00 February 1993 a February 1993 Westwood. Pacific Crossroads Annex Table of Contents Table of Contents Section I Executive Summary . 1 Section 2 Introduction . 3 Section 3 Existing Conditions . 6 Section 4 1994 Traffic Impact Analysis . 12 Section 5 Long Term Future Traffic Conditions 24 Section 6 Conclusions And Recommendations 26 Appendix A 28 Appendix B 34 February 1993 Westwood: Pacific Crossroads Annex Zia Of Figures List Of Figures Figure 1 Site Vicinity Map . . 5 Figure 2 Existing P.M. Peak Hour Traffic Volumes 9 Figure 3 Funded Improvements & Assumed Lane Configurations 11 Figure 4 1994 Background Traffic Volumes with Cub Foods . 14 Figure 5 Proposed Site Plan 16 Figure 6 Trip Distribution and Assignment of General Retail Uses 20 Figure 7 Total Future 1994 P.M. Peak Hour Volumes . 21 Figure B-1 Traffic Row Along Highway 99W 37 List of Tables Table 1 Existing P.M Peak Hour Level of Service 10 Table 2 Comparison of Trip Generation for Different Land Uses 17 Table 3 Background 1994 P.M Peak Hour LOS with Cub Foods 23 Tabel 4 Total Future 1994 P.M Peak Hour LOS with Cub Foods 23 Table Al Level of Service Definitions (Signalized Intersections) 29 Table A2 Level-of-Service Criteria for Signalized Intersections 30 Table A3 General Level of Service Descriptions, Unsignalized Inbc 31 Table A4 Level-of-Service Criteria for Unsignalized Intersections 32 Table AS Level of Service Definitions 33 Table B1 Traffic Volumes and Potential Capacity Results 38 Table B2 Capacity of Left Turn Movement from Westwood Driveway 39 Table B3 Capacity of Left Turn Movement Into Westwood Driveway 39 (D n c N 3 0 3 .d 11,gY a b"i February 1993 Westwood: Pacific Crossroads Annex Executive Summary Executive Summary Westwood Corporation is proposing to construct a retail outlet containing approximately 30,000 square feet of gross leasable floor area. The site is located along Highway 99W (Pacific Highway) just east of Highway 217. (See Figure 1) The site is currently zoned for commercial/professional (C-P) uses which would permit the office and office support facilities. The Westwood Corporation is applying to rezone the site for general commercial (C-G) uses which would allow the same uses as C-P zoning, but also allow other general retail uses. This study evaluated the traffic impacts from this site developed under the highest trip use that would be allowed under the C-G zoning and found the following: • All of the key intersections in the vicinity of the site currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. • The number of vehicle trips that would be generated by uses permitted under the site's existing zoning is similar to the trips that would be generated under the C-G zoning, even under its most intense use as a general retail center, that is being requested by the Westwood Corporation. • With the addition of site-generated traffic from a possible general retail center constructed on the site, all study area intersections will continue to operate within acceptable level of service under projected 1994 conditions. Further, no off-site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled to be in place by 1994. • Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issues along Pacific Highway. - A shared access driveway with the Pacific Crossroads Center has already been de- signed and constructed to accommodate vehicles using both retail sites. No addi- tional access driveways are being proposed to serve this development. • A planning level analysis of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C-G zoning will not substantially increase traffic above what could be generated under its current C-P zoning. In addition, with commercial uses, most of the trips to the site would likely come from vehicles already on the roadway as part of another trip purpose such as going to/from work. In contrast, if the site is developed under C-P zoning, typical uses such as general or medical offices will generate single purpose trips. Consequently, the number of new vehicle miles of travel that would be generated by the development of this site should be less under C-G zoning compared with C-P zoning. Thus, rezoning the site to C-G zoning is consistent with the objectives of Oregon's Transportation Rdle regarding rezoning of sites. Kitteison & Assnrioie,e inr Poll N O N O C February 1993 Westwood: Pacific Crossroads Annex Introduction Introduction SCOPE OF THE REPORT The purpose of this report is to provide an assessment of the expected on-site and off-site transportation impacts associated with the construction of retail uses along Highway 99W (Pacific Highway) in Tigard, Oregon. The site is located on a vacant parcel that is generally bounded by the Pacific Crossroads Center to the east, Highway 99W to the south, a Chevron service station to the west, and existing residences to the north. Figure 1 identifies the existing road system within the area surrounding the proposed site. Specific traffic related issues discussed in this report include: • Existing land use and traffic conditions in the project study area. • Trip generation estimates for development of the site under its existing zoning, the proposed zoning, and with the proposed site plan. • Access design and location analysis for the site. • The traffic impact of developing the site under the maximum trip generating use allowed under the proposed zoning on 1994 p.m. peak hour operations at the key intersections within the site vicinity and site driveways. • The impact of rezoning the site to C-G on the future 20 year Transportation Plan for the area and the potential of revising the access scheme for the site. PROJECT OESCRIPTION Current site. plans call for the construction of a retail outlet containing approximately 30,000 square feet of gross leasable floor area. The proposed development site is currently vacant. Access to the site will be provide through an existing driveway shared with the adjacent Pacific Crossroads Shopping Center. The site is currently zoned Commercial-Professional which permits uses such as general offices, medical offices, and other business-related services. The developer desires to rezone the site to C-G to maximize the long-term flexibility of the site. Initial construction activities are expected to begin in 1993 with occupancy in 1994. The Westwood Corporation is applying to rezone this site to General-Commercial which would permit the construction of general retail uses. Kinilann A Aven~inrie r... NOW" (NOT TO Saud 0 J W m Q co CROSSROADS cn SHOPPING CTR. vT 1 PFAFFLE S SITE SW NAINES RD. f~ 1 O ~ 9 ti ST. a 7. 00 b SW tiVNI,~FR SW RAMP N ST. ST w Q 0 Z N n 3 SITE VICINITY WESTWOOD FIGURE J■ VA PACIFIC CROSSROADS ANNEX ' FEBRUARY 1993 Wa ooi TM 77 7 -7 "T F.^ w 77 12 +S _ - r_ a. Am M Section 3 EI Existing Conditions mmmm ®®M■ February 1993 Westwood: Pacific Crossroads Annex E isting Conditions Existing Conditions SITE CONDITIONS AND ADJACENT LAND USES The project site is 2.5 acres of currently vacant land. Therefore, it generates negligible volumes of traffic. The land area to the west of the site contains a service station. Additional vacant land and several single family residence are located immediately to the north of the site that have access to Pfaffle Avenue. Immediately east of the site is the Pacific Crossroads Shopping Center. Tb the south is Highway 99W (Pacific Highway). STUDY AREA The study area was defined as inclusive of the site access driveways, Pacific Highway from SW 78th Avenue west to the northbound ramps to Highway 217, and SW 78th Avenue from Pacific Highway to Pfaffle Street. TRANSPORTATION FACILITIES The primary roadways providing access to the general area of the site include Highway 99W, and Highway 217 as shown on Figure 1. SW 78th Avenue is a local street. In addition, a project has been funded to connect SW 78th Avenue with SW Dartmouth Street as shown in Figure 1. This extension will serve as a minor collector for the area south of Highway 99W. PEDESTRIAN AND BICYCLE ACTIVITY Field observations at the proposed site vicinity during the p:m peak hour showed very little pedestrian or bicycle activity throughout the study-area. It is expected that all of the proposed development options will have a minimal impact on these travel modes. TRANSIT FACILITIES Tri-Met provides fixed route transit service along Highway 99W. Route #12, Barbur Blvd. operates regularly scheduled, all-day service between King City and Downtown Portland via Tigard Transit Center, Barbur Transit Center, and the Burlingame Transit Center. Peak-hour extensions of this service serve the City of Sherwood on the southwest end of the route. During the a.m. peak period (7:00 - 9:00), service is provided from the Tigard Transit Center at headway which vary from 4 to 15 minutes. During the p.m. peak period (4:00 - 6:00), service is provided both on a local basis and an express basis between Downtown Portland and the Barbur Transit Center, which results in a combined headway which varies between 3 minutes and 15 minutes. Transit service at this level is consider to be extremely good. TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS . Since the weekday p.m. peak hour is the time period when the greatest total traffic demands are placed on the surrounding street system, this was the time period that was used in all subsequent analyses. The p.m. peak would be the most critical time period for traffic associated with both office-related and commercial uses in the study area. Experience has shown that while retail Y:11.1-F d«....:..,., 1- 7 February 1993 Westwood: Pacific Crossroads Annex Existing Conditions center traffic by itself may be as much as 50 percent heavier later in the evening or on weekends, the combination of normal on-street traffic and retail center generated traffic is typically at its maximum during the weekday evening peak hour period. Existing weekday p.m. peak hour traffic volumes were counted at the following locations: 1. SW 78th Avenue (Future Dartmouth St.)/Highway 99W 2. Highway 217 Northbound Ramps/Highway 99W 3. Highway 99W/Pacific Crossroads Center west driveway 4. Highway 99W/Pacific Crossroads Center east driveway 5. SW 78th Avenue/Pacific Crossroads Center 6. SW 78th Avenue/Pfaffle Street These manual traffic counts were conducted between the hours of 4:00 p.m. and 6:00 p.m. during mid-week davs in January 1993. These two-hour observations revealed that the weekday peak hour occurs from 4:30-5:30 p.m. The existing traffic volumes are shown in Figure 2. Current Levels of Service All Level of Service (LOS) analyses described in this report were performed in accordance with the procedures described in the 1985 Highway Capacity Manual.) A description of the LOS Concept and the criteria which determine LOS is provided in Appendix A. Copies of the analysis forms are on file and will be made available upon request. In order to assure that this analysis is based upon worst-case conditions, these procedures use the peak 15 minute period flow rate during the evening peak hour in their evaluation of all intersection levels of service. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of each average weekday. For the-remainder of each weekday and throughout the weekends, traffic conditions within the study impact area are likely to be better than that described in this report. At signalized intersections, LOS "D" or better is considered acceptable. At unsignalized intersections, LOS "E" is considered acceptable. It should also be noted that the procedures to estimate LOS at unsignalized intersec- tions are very conservative and do not account for special conditions such as gaps created for side street vehicles when main street traffic flows in distinct platoons. Table 1 identifies the results of the LOS calculations for existing conditions at the study area intersections. As shown in the table, both the signalized intersections in the study area are operating at an acceptable level of service (LOS `B"). The unsignalized intersection along SW 78th Street also operate at good levels of service. The unsignalized driveways to/from the Pacific Crossroads Center along Highway 99W operate at LOS "D". The most critical movement out of these driveways is the left turn maneuver to go eastbound on Highway 99W. These vehicles typically have to wait for a gap in Highway 99W traffic which will occur when the traffic signal at the northbound ramps to Highway 217 or SW 78th Avenue turns red for Highway 99W. Vehicles in these driveways can make their maneuvers during the change intervals (when all traffic is stopped along Highway 99W) and when there are only minor volumes flowing from side street traffic (SW 78th Avenue). Given the long traffic signal cycle of these two signals during the p.m. 1. Highway Capacity manual, Special Report 209. Transportation Research Board Kinelson & Associates. Inc. 8 n ° N N NORTH ~♦t 1jt (NOT TO SCAM) 25-0*4 ~10 30...4 ~2 20 ~ -0- 125 1 ~ H 0 135 or 85 40~ 20 C 1 C4 40 > m 4 PACIFIC a ~ CROSSROADS x n SHOPPING N N CENTER PFAFFLE 9 217 SITE 0 O 04n" ~p 70--o k-25 1540-e. r 1815 20-%,4 or 5 ~1,40,,r VN t w ti a N In 635 20~ k-3 30~0 k- 30 1550yR -o-1400 1650-► -o- 1925 1620 4- 1880 1 1w o ~n ~ N N EXISTING P.M. PEAK HOUR TRAFFIC VOLUMES WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX NZA FEBRUARY 1993 886F002 February 1993 Westwood: Pacific Crossroads Annex Existing Conditions Table 1 Existing P.M Peak Hour Level of Service Signalized Unsignalized Res. Intersection Delay V/C LOS Cap. LOS 1. SW 78th Avenue/Highway 99W 13.1 0.81 B 2. Highway 217/Highway 99W 11.4 0.74 B 3. P18HIe/SW 78th Avenue -_r 2.8' A 4. SW 78th Avenue/Pacific Crossroads Access IMF, c 400 A S. East Access/Highway 99W : ,;z 115 D 6. West Access/Highway 99W 10,151, k r r 115 D 1 2Z Average vehicle delay at four-way stop intersection, v/c = 0.30 peak hour (approximately 130 seconds), many vehicles heading eastbound on Highway 99W exit the Pacific Crossroads Shopping Center onto SW 78th Street and then turn left at the traffic signal rather than wait at the unsignalized driveways. Appendix B reviews the calculation of the number of gaps and capacity at the Highway 99W driveways to the Pacific Crossroads Shopping Center. Finally, a special study was performed to determine if the stacking of vehicles traveling westbound on Highway 99 currently extends past the west driveway to the Pacific Crossroads Center. This driveway is located approximately 325 feet back along the westbound approach from this intersection. The maximum length of the queues extending back along this westbound approach was observed and recorded during the p.m. peak hour. Most of the time vehicles traveling westbound typically go through both these intersections and few vehicles are stopped at the signal at Highway 217. The counts from this queue study found that, on average, the maximum queue in either westbound approach lane was seven vehicles which would typically occupy only 175 feet. Only once during the peak hour was the driveway blocked by vehicles stopped along Highway 99W, and then for less than 30 seconds. FUNDED TRANSPORTATION IMPROVEMENTS This section discusses funded transportation improvements within the study are which are expected to influence future traffic patterns. Specifically, as discussed previously, Dartmouth Street will be extended to connect the I-5 southbound on-off ramps to Highway 99W. Dartmouth Street will intersect Highway 99W opposite SW 78th Avenue. Initially, Dartmouth Street will be constructed with a three-lane cross-section consisting of one travel lane in each direction and a center left-turn lane. These improvements and the assumed intersection lane configurations and controls are illustrated in Figure 1 and 3. Kinelsnn & Associates. Inc. to NORTH Al-IL A4 tit,, (NOT TO SCALE) J W GO Q J J I.- PACIFIC = n CROSSROADS SHOPPING N 3 CENTER IA PFAFFLE 9 217 SITE ILA A4 L t l ~ pry Al ~L Al %Ik V% 1w vvw ~E FREE FLOW SMALL SIDE STREET S~ZED INTERSECTION WITH MINIMAL TRAFFIC FUNDED IMPROVEMENTS AND ASSUMED LANE CONFIGURATIONS WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX U IN FEBRUARY 1995 J ■N 8087003 77- r x . . A -y M 0 Section 4 1994 Traffic Impact Analysis SEEN MEMO February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Traffic Impact Analysis The impact of traffic generated by the proposed development and other uses permitted with the proposed rezoning of the Westwood site was analyzed during evening weekday peak hour as follows: • Background traffic volumes on each key road segment wi hin the study area were estimated based on observed 1993 weekday evening peak hour conditions, traffic diversions based on the planned transportation improvements previously cited, and a recently submitted traffic study for the Cub Foods Commercial Center. • The placement and size of the proposed development were confirmed. • The total number of peak hour and daily trips, both in and out of the site were estimated for the current development plan as well as other "maximum intensity" land uses permitted under the site's current and proposed zoning. • The travel pattern to/from adjacent retail uses onto nearby roadways was examined to obtain an estimate of the likely directional trip distribution pattern within the study area. • Site-generated traffic predicted for the weekday p.m. peak hour was assigned to the roadway network and added to background traffic volumes developed for 1994 conditions. • Traffic demands on each roadway facility were analyzed to identify any capacity or level of service deficiencies under projected 1994 conditions. • Future 2015 traffic conditions (and how the change in the site's zoning would affect these volumes) were also evaluated. A detailed discussion of this methodology and the analysis results is contained in the remainder of this report. BACKGROUND VOLUME DEVELOPMENT The first step in the traffic impact analysis process is to estimate traffic volumes that would have occurred regardless of whether the site was constructed. A report was recently submitted to the City of Tigard detailing the traffic impact of a Cub Foods Commercial Center that will be located south of the study area along Dartmouth Street.2 This study included a detailed analysis of the impact of constructing the Dartmouth Street extension and other roadway improvements in the Tigard Triangle area on traffic volumes along Highway 99W. The current traffic study for the Westwood site uses the 1994 background traffic estimates from the Cub Food Study, and includes the additional traffic generated by the Cub Foods Commercial Center. These traffic volumes are shown in Figure 4. 2. Transportation Impact Study for Cub Foods Commercial Center. Kittelson & Associates. Inc. February 1993 Kittelson & Associates. Inc. 13 NNO N NORTH 10 ♦ N N (NOT TO SGIf) 1j~ 1jt 20~ ~,0 301 ~ z 20---o~ 12s ly f-•0 145 ~95 40-)t t ~20 D J ♦ W ' m Q Na,~ J _ = 00 n 1~i1 3 N PFAFFLE 9 21 SITE 0 in in n in- 1lt 0 70-$ ~4- 20 y 1485--► -o-1795 y 210 10 t ~soGpy 000n nn N n in N n a on ,l L 1 L 670 20~$ 5 30.,,4 30 1660---wR 4-1480 1785-► 4-2125 1760-► -o-2085 1 N n n ~ N Source: Troffle Impact Study For Cub Foods Commercial Center, Kittelson R Assoc., Inc. January 1993 1994 BACKGROUND TRAFFIC VOLUMES WITH CUB FOODS CENTER WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX ,f KC I FEBRUARY 1993 4 BWO04 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis DEVELOPMENT PLANS Current site plans call for the construction of a retail outlet containing approximately 30,000 square feet of gross leasable floor area as shown in Figure 5. The site is currently zoned for Commercial-Professional uses such as general and medical offices, and business-related services. The Westwood Corporation is proposing to rezone this site to a General-Commercial designation to permit more general retail uses. Under either zoning, the primary access to the site will be a direct access driveway to Highway 99W through an existing unsignalized driveway on the west side of the Pacific Crossroad Shopping Center. When the Pacific Crossroads Shopping Center was constructed, this driveway was designed to also accommodate traffic that would be coming to/from this adjacent parcel. In addition to using this shared driveway, vehicles to/from the Westwood site would also be able to use the other driveway accesses to the Pacific Crossroads Shopping Center. This will be particularly important for vehicles turning left out of the Westwood site, which often use the driveway onto SW 78th Avenue rather than wait for a gap in Highway 99W traffic. SITE GENERATED TRAFFIC VOLUMES This section will consider the traffic that could be generated under typical use that might occur on the site under both C-P and C-G zoning. Most of the uses allowed under C-P zoning are also allowed under C-G zoning. Also, up to 15 percent of the square footage constructed under C-P zoning can be general retail uses. Thus, if a 30,000 square foot office building is constructed, 4,500 square feet of general retail uses could also be constructed. It should also be noted that given the location and setback of the site from Highway 99W, some retail uses such as a fast food restaurant would not be likely to locate on the site. Instead, the site is more amenable for a single large retail use. Estimates of total daily and peak hour driveway volumes for a number of possible uses under the different zoning designations are presented in Table 2. These uses represent a range of develop- ment that could be constructed on the site and are based on what could be practically constructed on the site given the buildings size, and parking requirements. For example, under the C-P zoning a 35,000 square foot office building could be constructed with surface parking. A larger office development would require some of its parking to be accommodated by a deck parking lot. Most of these estimates are based on trip rates from empirical observations at many similar-sized uses located throughout the United States. These empirical observations are summarized in a standard reference, Trip Generation Report, published by the Institute of Transportation Engineers.3 In addition, a traffic count was conducted during a weekday p.m. peak period in February 1993 at the Tigard Office Depot store. Comparing the trip estimates shown in Table 2 indicates that the number of daily trips going to the site would be higher with retail uses permitted under the C-G zoning, but it must be kept in mind (as detailed in the next section) that 50 percent or more of traffic to many retail uses come from traffic that is already on the roadway as part of another primary trip such as going to/from work. In contrast, most the development that would occur under the C-P zoning tends to be destination oriented and would generate single purpose trips. Given this, the uses permitted under 3. Trip Generation Report, 5th Edition, Institute of Transportation Engineers (ITE), 1991 71 35m+ ~r i 0 i PROPOSED SITE PLAN WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX FEBRUARY 1993 IN 1 B86F00 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysts Table 2 Comparison of Trip Generation for Different Land Uses Permitted with Commercial-Professional and Commercial-General Zoning Land Use (ITE code) Vehicle Trips I A.M. Peak Hour P.M. Peak Hour Commercial-Professional Zoning Size Daily Total IN OUT Total IN OUT Office (710) 35,000 635 85 75 10 85 10 75 Office with deck parking (710) 60,000 955 130 115 15 130 15 115 Medical office (720) 50,000 1,600 125 100 25 200 60 140 Post Office (732) 10,000 3,500 250 125 125 350 175 175 Existing Office Depot Store 34,000 w NOT COUNTED - 150 75 75 Additional uses permitted with Commercial-General Zoning General Retail (820)' 30,000 3,350 80 50 30 305 150 155 High-Tumover Restaurant (832)' 9,000 1,845 100 50 50 150 75 75 • 50% or more of the trips generated by these uses will likely come from vehicles already on the roadway the C-G zoning would not significantly increase the number of daily vehicle trips on the roadway compared to C-P zoning. Comparing a.m. peak hour trips, the uses permitted under the C-P zoning would likely generate more trips than those permitted under the C-G zoning. In fact, many different types of retail stores are not even opened during the a.m. peak hours. Comparing the p.m. trip estimates indicates that the uses permitted under the C-G zoning will generate more total trips, even though the number of vehicles leaving the site would be similar. Given the high percentage of retail traffic that will come from vehicles already on the roadway, the impact that retail uses will have on off-site intersections will be approximately the same as the office-related uses. Finally, using the counts performed and detailed under the Existing Conditions section of this report, the trip generation of the Pacific Crossroads Shopping Center was evaluated. This center currently contains approximately 36,000 square feet of general retail uses and a 3,000 square foot Arby's restaurant. Based on ITE trip rates, this Center was estimated to generate approximately 420 p.m. peak hour trips. However, the counts performed indicated that only 290 vehicles turned into and out of the site, approximately 70 percent of the ITE estimate. This lower trip generation may be attributable to the uses in the Pacific Crossroads Shopping Center, the large traffic volumes on Highway 99W that make left turn movements out of the Center difficult, the abundance of retail along Highway 99W, or other factors. A daily traffic count was also performed at the driveways to the Pacific Crossroads Shopping Center that yielded similar results. These daily driveway counts were approximately 70 percent of what would have been predicted using the ITE February 1993 Westwood: Pacific Crossroads Annex 71r is Impact Analysis trip rates. Based on these findings in this report, it is likely that the trip estimates used for retail uses for the Westwood site might be somewhat higher than what will actually occur. To conduct this traffic impact analysis, the traffic that will be generated by'a general retail center containing 30,000 square feet of gross leasable area will be used. This assumption will result in the highest turn volumes at the site's driveways and have similar off-site traffic volumes (and impact) as uses permitted with C-P zoning. Analysis of Shopping Trip Types As noted above, evaluating the traffic impacts of the proposed development on the surrounding street system, it is important to realize that for commercial developments, there are different types of vehicle trips, and that each type has a different effect on the street system. Generally, there are four basic types of trips associated with any retail/commercial development: 1. Drop-in Trips - These retail trips already exist on the roadways that provide primary access to the new retail center and are being made for some purpose other than shopping at the proposed commercial center (for example, home-to-work). Drop-in trips do not result in any increase in background traffic volumes within the study area. In fact, the only impact of these drop-in trips occurs at the site driveway(s), where they become turning movements into and out of the proposed retail center instead of through movements. Therefore, drop-in trips have no additional effect on the road system beyond the development's driveways. 2. Diverted Trips - These shopping trips are currently being drawn to other commer- cial activities that compete with the proposed retail center, but are redirected to the new store when it opens. This redirection usually occurs because of an improvement in shopping convenience and proximity for the affected drivers. Diverted trips will result in an increase in traffic volumes within the immediate vicinity of the site, but will also result in a decrease in traffic volumes at other locations within the area (i.e., in areas where they used to shop). Therefore, this component of the total generated demand causes no change in the total number of vehicle trips within the area, even though it may add to the number of trips within the immediate vicinity of the site. Another side benefit is that by diverting, these trips often cause a net reduction in total vehicle miles traveled on the area-wide transportation system. This is a common sense observation, since it is difficult to imagine that many drivers would divert to a new retail center in order to travel a greater distance than they did previously. 3. Captured Trips - In the absence of the proposed retail center, these vehicle trips would be made by the adjoining residences, neighborhoods, and businesses to more distant retail centers requiring travel on major arterials and highways such as Highway 99W and Highway 217. But because of the presence of the proposed retail center, these vehicle trips are captured and thereby prevented from traveling on the nearby arterial system. As an example, persons living in residences just to the north of the site will be able to make at least some of their shopping trips by walking mode rather than by vehicle. Similarly, residents living farther away from the proposed site will be able to satisfy their needs for retail goods by shopping at the proposed retail center and thereby not travelling further on Highway 99W to reach other shopping areas. The net effect is a reduction in the ° - February 1993 Westwood: Pacific Crossroads Armes Traffic Impact Analysis amount of traffic on the immediately adjoining arterial street system that offsets, to some degree, the additional traffic brought into the immediate area through the diverted trips described above. 4. New Trips - These retail trips would not have been made without the existence. of the proposed retail center. Therefore, this is the only trip type that results in an increase in the total number of vehicle trips made within the area. These are also the only vehicle trips that represent additional vehicle miles of travel on the area-wide transportation system. Although traffic engineers have long recognized the existence of these four different types of retail trips, until recently very little research has been conducted to determine what proportion of the total retail center-generated traffic demand can be attributed to each of these trip types. The Institute of Transportation Engineers has published a summary of trip type investigations con- ducted across the United States that is useful to this analysis. According to ITE Trip Generation Report, the proportion of p.m. peak hour trips generated by a retail center that are pass-by or drop-in can be related to either the center's size or the average daily traffic volume on the roadways adjacent to the center. In the case of a general retail center containing 30,000 square feet GLA, these data indicate that as much as 66 percent of the traffic will come from pass-by traffic. Consequently, to make this traffic impact analysis conservative, it was assumed that only 50 percent of the trip generated by the site were from vehicles passing by the site. The pass-by trips were assumed to come from traffic along Highway 99W. TRIP DISTRIBUTIONIASSIGNMENT The distribution of site-generated trips onto the roadway system within the study impact area was estimated from the counts taken at the Pacific Crossroads Shopping Center. These counts indicate that approximately half of the vehicles come from the east on Highway 99 and half from the west on Highway 99W. (Some of these vehicles come from Pfaffle Street, but many of them are using this street to avoid Highway 99W. Given the location of the Westwood site, and to force most of the traffic through the most critical intersections, this 50-50 assumption was made.) As a result of these analyses, the estimated trip distribution pattern shown in Figure 6 was prepared. This figure also shows the assignment of traffic onto the roadway network. All pass-by or drop-in trips were assumed to come from Highway 99W. Approximately half the vehicles leaving the site to head eastbound on Highway 99W were assigned to the site driveway directly on Highway 99W. The other 50 percent were assigned to the Pacific Crossroads Shopping Center driveway on SW 78th Avenue and were assumed to turn left onto Highway 99W at the traffic signal. INTERSECTION LEVELS OF SERVICE The background traffic volumes in Figure 4 were added to the site generated traffic volumes in Figure 6 to project the total p.m. peak hour traffic volumes shown in Figure 7. Table 3 summarizes the results of the intersection LOS analyses under 1994 background condi- tions. Table 4 presents the intersection LOS results for 1994 traffic conditions with the assumed retail center. These results indicate that the signalized intersections along Highway 99W will still operate at acceptable levels of service even with the development of the Westwood site with its most intense use. The driveway onto Highway 99W will operate at LOS E, which is also V;tt,len.. A deen....r~e L... 0 NORIM (NOT W wME) 25(25).X v; a m s r T ~ 3 w PFAFFLE SITE 40% 217 N 0 Y1 N 10% jL 10-.. r30 40% s-~4 s I10% 0 on R. - 40(40) 10 30-0. ~30 40(40) 0 XX -NEW TRAFFIC (XX) - PASSBY TRAFFIC TRIP DISTRIBUTION AND ASSIGNMENT OF GENERAL RETAIL USES ON WESTWOOD SITE WES,w00D FlGURE PACIFIC CROSSROADS ANNEX 6 ___A FEBRUARY 1993 N NOR N O V N fV (NOT T O SME) 1lti .~jL 201 10 301 2 20--. x125 1-9~ _ +-0 145 j 85 90~ I 20 D J coin W o~n m J = J h- Q = 00 n 3 3 N N PFAFFLE 9 217 SITE N °O1 mm" 1 I t1. 701 20 1470--► r 1825 A 215-N or10 ~~oGr t 1' a N N N O M V N '4J a 680 1001 R- 85 201 30 1690--e. .F-- 1510 1745--► -e-2085 1775y ---2115 1 1W N N n N N TOTAL FUTURE 1994 PM PEAK HOUR VOLUMES WITH GENERAL RETAIL ON WESTWOOD SITE WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX -7 IN FEBRUARY 1993 / ~~■uuW pgGCM February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis acceptable. The operation of this driveway as well as all the through traffic along Highway 99W could be improved if the signals at Highway 99W were better coordinated. INTERNAL CIRCULATION The key issues addressed in this report with respect to internal circulation for the proposed development include the following: • The access driveway should provide clear and unobstructed access throats with sufficient depth to ensure that parking/exiting maneuvers will not create significant conflicts with drivers entering or exiting the site. • The interaction between customers of the commercial center and delivery or service vehicles should be reduced as much as possible. • The number of driveways provided to the site should be adequate to disperse the site-generated traffic such that congestion is not likely to occur at any one driveway. A review of the current site plan demonstrates that the proposed development adequately addresses each of the issues. The primary access driveway will be a shared driveway with the Pacific Crossroads Shopping Center and will contain three lanes including two outbound (separate right and left turns) and one inbound. Based on the number of vehicles turning out of this driveway sufficient storage should be provided for at least two vehicles or 50 feet. As shown on Figure 5, there is approximately 65 feet provided at the main driveway before the connection to the Pacific Crossroads Shopping Center. The entire driveway to the parking lot is approximately 175 feet from Highway 99W. There is an existing left turn lane on Highway 99W that extends back several hundred feet to accommodate vehicles turning into the site. The relatively low volumes turning into this driveway would require storage for three vehicles or 75 feet. Further- more, special studies along Highway 99W have found that vehicles queuing back from the Highway 99W/217 intersection do not interfere with traffic operations at this main driveway. The additional traffic from the development of the Westwood site will not significantly affect this conclusion. In addition to this primary driveway, patrons of the Westwood site will have access to another driveway on Highway 99W and a driveway on SW 78th Avenue. Based on the results of the capacity analysis, the peak hour vehicles trips generated by the Westwood site do not overburden any of these access points. Deliveries will be made at the rear of the building, thus minimizing the interaction between customers of the commercial center and service/delivery vehicles. February 1993 Westwood. Pacific Crossroads Annex Traffic Impact Analysis Table 3 Background 1994 P.M Peak Hour Level of Service with Cub Foods Commercial Center Signalized Unsignalized Res. Intersection Delay V/C LOS Cap. LOS 1. SW 78th Avenue/Highway 99W 25.7 0.94 D 2. Highway 217/Highway 99W 12.7 0.74 B 3. PfaHle/SW 78th Avenue " 3.2' A 4. SW 78th Avenue/Pacific Crossroads Access 400 A 5. East Access/Highway 99W t 80 E am m- 1 6. West Access/Highway 99W r' 80 E • Average vehicle delay at four-way stop intersection, v/c = 0.35 Tabel 4 Total Future 1994 P.M Peak Hour Level of Service with Cub Foods and General Retail Uses on Westwood Site Signalized Unsignalized Res. Intersection Delay WC LOS Cap. LOS t 1. SW 78th Avenue/Highway 99W 28.1 0.95 D 2. Highway 217/Highway 99W 12.8 0.74 B 3. Pfaffle/SW 76th Avenue ~ : 3.2' A 4. SW 76th Avenue/Pacific Crossroads Access s.,, 328 B 5. East Access/Highway 99W 80 E ~r n- 6. BizMart/West Access/Highway 99W ON SM ' I ft- E • Average vehicle delay at four-way stop intersection, v/c = 0.35 0 cQ m 3 N -s February 1993 Westwood: Pacific Crossroads Annex Long Term Future Traffic Conditions Long Term Future Traffic Conditions Westwood Corporation is applying to rezone the site Commercial-General which would permit a wider variety of retail uses and greater flexibility for the developer. Under the new Oregon Transportation Rule, major rezoning projects need to consider the long range impact of their traffic. The Rule requires that the 20 year Transportation Plan be examined. The Tigard Triangle Area Circulation Analysis Report conducted by ODOT developed the long range plan for this area. Its projections of 2015 traffic volumes for the surrounding area indicate that Highway 99W needs to be widened to provide 6 through lanes for traffic. It is estimated that the Highway 99W/Dartmouthl78th Avenue intersection will operate at LOS D-E in the future even with the improvements recommended in this plan. The SW 78th Avenue leg of this intersection, which is the intersection approach most affected by traffic from the Westwood site, is not critical to this intersection's capacity. At one of our meetings with ODOT it was also mentioned that at some point in the future a median may be constructed along Highway 99W and the unsignalized driveways will allow only right-in/right-out maneuvers. The Transportation Rule also requires that rezoning should be evaluated so that any additional traffic impact be accommodated in one of three ways. First, if the increase in traffic due to the rezoning is substantial, the Transportation Plan may have to be modified to accommodate the site's additional traffic. A funding plan must also be developed to ensure that the roadway improvement(s) will be accomplished. A second option is to limit the new land use to the level of traffic that would have been generated by the site under its current zoning. A third option is to downzone other land to offset the increase in traffic attributed to the rezoning. As detailed in several sections of this report, the number of trips that will be generated by even the most intense uses permitted on this site with Commercial-General (C-G) zoning will result in a similar number of trips as typical uses permitted under the site's existing zoning, Commercial- Professional (C-P). Moreover, most retail and commercial uses that would result from rezoning the site to C-G will result in fewer new vehicle trips on the roadway network. Most trips to retail uses come from vehicles already on the roadway, the majority simply passing by the site as part of another primary trip such as going to/from work. In contrast, many of the developments that would result under C-P zoning would be office types of uses that generate primary single purpose trips. Table 2 presented a detailed comparison of the trip generation of typical land uses permitted under the two zoning designations. Based on this analysis, rezoning this site to C-G would not result in a significantly greater number of trips. In fact, the uses permitted with C-G zoning may result in fewer trips. In terms of the Transportation Rule, rezoning the site would not require that the Transportation Plan for this area to be updated and it would also meet the general requirements of Option 2 above. Thus, rezoning the Westwood site to C-G is not inconsistent with Oregon's Transportation Rule nor its main objective of reducing roadway system vehicle miles of travel. R e , 1. . ~y"1!~~\ action 6 Conclusions at~o d Recommend An February 1993 Westwood: Pacific Crossroads Annex Conclusions And Recommendations Conclusions And Recommendations Based on the results of the traffic analys,~ described in this report it is concluded that the Westwood site can be developed and rezoned from Commercial-Professional (C-P) to Commer- cial-General (C-G) while still maintaining acceptable levels of traffic service and safety within the surrounding transportation system. Specifically: • All of the study area intersections currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. • The number of vehicle trips that would be generated by uses permitted under the site's proposed C-G zoning being requested by the Westwood Corporation is similar to the trips that would be occur under the site's existing zoning. • With the addition of site-generated traffic from a possible general retail center constructed on the site (the use that would generate the most vehicle trips to the site under C-G zoning), all study area intersections will continue to operate within acceptable levels of service under projected 1994 conditions. Further, no off-site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled to be in place by 1994. • Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issues along Highway 99W. A shared access driveway with the Pacific Crossroads Center has already been designed and constructed to accommodate vehicles using both retail sites. • A planning level analysis of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C-G zoning will not substantially increase traffic above what could be generated under its current C-P zoning. • With the proposed commercial uses, most of the trips to the site will likely come from vehicles already on the roadway as part of another, more primary trip such as going to/from work. In contrast, if the site is developed under C-P zoning, typical uses such as general or medical offices will generate single purpose trips. Conse- quently, the number of vehicle miles of travel that would be generated by the development of this site will be less under C-G zoning compared with C-P zoning. Thus, rezoning the site to C-G zoning meets the objectives of Oregon's Transporta- tion Rule regarding rezoning of sites. nl:nde..n R decn~invc !nom D m X~ D ~~i} i.~f}J f I ~ ; kv.• :Yi ~ , . _ ray. Febman• 1993 Westwood: Pacific Crossroads Annex AppendixA Appendix A Level of Service Concept Level of Service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various LOS from A to F.al Table Al Level of Service Definitions (Signalized Intersections) Level of Average Delay per Vehicle to Minor Street Service Very low average stopped delay, less than five seconds per vehicle. This occurs when progression A is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. Average stop delay is in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with B good progression and/or short cycle lengths. More vehicles stop than for a LOS A, causing higher levels of average delay. Average stopped delay is in the range of 15.1 to 25.0 seconds per vehicle. These higher delays C may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehiclesstopping is significant at this level, although many still pass through the intersection without stopping. Average stopped delays are in the range of 25.1 to 40.9 seconds per vehicle. The influence of D congestion becomes more noticeable. Longer delays may result from some combination of unfavaorable progression, long cycle length, or high volume/capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticable. Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle. This is considered to E be the limit of acceptable delay.These high delay values generally indicate poor progression, long cycle lengths, and high voluma/capacity ratios. Individual cycle failures are frequent occurances. Average stop delay is in excess of 60 seconds per vehicle. This is considered to be unacceptable F to most drivers. This condition often occurs with over saturation. It may also occur at high volume/capacity ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be contributing causes to such high delay levels. at Most of the material in this appendix is adapted from the Transportation Research Board, Highway Capacity Manual, Special Report 209 (1985). Kittelson & Assnciates- Inc February 1993 Westwood. Pacific Crossroads Annex AppendixA Table A2 Level-of-Service Criteria for Signalized Intersections Level of Service Stopped Delay per Vehicle (Seconds) A 5 5.0 B 5.1 to 15.0 C 15.1 to 25.0 D 25.1 to 40.0 E 40.0 to 60.0 F a 60.0 Signelized intersections The six LOS grades are described qualitatively for signalized intersections in Table Al. Addi- tionally, Table A2 identifies the relationship between level of service and average stopped delay per vehicle. Using this definition, a "D" LOS is generally considered to represent the minimum acceptable design standard. 2itt,imn A Aemrim,o /nr M e ' February 1993 Westwood: Pacific Crossroads Annex AppendizA Table A3 General Level of Service Descriptions for Unsignalized Intersections Level of Average Delay per Vehicle to Minor Street Service A Nearly all drivers find freedom of operation. • Very seldom is there more than one vehicle in the queue. B Some drivers begin to consider the delay an inconvenience. • Occasionally there is more than one vehicle in the queue C Many times there is more than one vehicle in the queue. • Most drivers feel restricted, but not objectionably so. D Often there is more than one vehicle in the queue. Divers feel quite restricted. E Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accomodated by the movement. • There is almost always more than one vehicle in the queue. • Drivers find the delays approaching intolerable levels. F Forced flow. • Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. Unsignalized intersections The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 Highway Capacity Manual includes a methodology for calculating the LOS at two-way stop-con- trolled intersections. For these unsignalized intersections, LOS is defined differently than for signalized intersections in that it is based upon the concept of "Reserve Capacity" (i.e., that portion of available hourly capacity that is not used). A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table A3. A quantita- tive definition of LOS for an unsignalized intersection is presented in Table A4. Kinelson & Associates. Inc. 31 February 1993 Westwood: Pacific Crossroads Annex AppendixA Table A4 Level-of-Service Criteria for Unsignalized Intersections Reserve Capacity Level of Service Expected Delay to Minor (pcph) Street Traffic r 400 A Little or no delay 300-399 B Short traffic delays 200-299 C Average traffic delays 100-199 D Long traffic delays 0-99 E Very long traffic delays F • When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queueing which may cause severe congestion affecting other traffic movements in the intersection. This condition usually warrants improvement to the intersection. The reserve capacity concept applies only to an individual traffic movement or to shared lane movements. Once the LOS, capacity, and expected delay of all the individual movements has been calculated, an overall evaluation of the intersection can be made. Normally, the movement having the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. An "E" LOS is generally considered to represent the minimum acceptable design standard. Past experience with the unsignalized analysis procedure indicates this methodology is very conservative in that it tends to over-estimate the magnitude of any potential problems that might exist. This is especially true for minor street left-turn movements. For example, the Highway Capacity Manual methodology does not take into account the effects of vehicle flow platoons that result from upstream signalization. Vehicles traveling in platoons tend to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal. Therefore, the results of any unsignalized intersection analysis. should be reviewed with this thought in mind. Generally, LOS E for the minor street left turn movement is considered to be acceptable for an unsignalized intersection, although it also indicates that the need for signaliza- tion should be investigated. Kinelson & Associates. Inc. 32 February 1993 Westwood: Pacific Crossroads Annex AppendixA Table AS Level of Service Definitions (All-way Stop Controlled Intersections) Level of Service Average Delay per Vehicle to Minor Street A < 5 Seconds B 5 to 10 Seconds C 10 to 20 Seconds D 20 to 30 Seconds E 30 to 45 Seconds F > 45 Seconds All-Way Stop Controlled Intersections There is no accepted procedure for a level of service analysis of an all-way stop controlled intersection. The procedure used for determining LOS for a four-way or three-way stop controlled intersection differs from that described for unsignalized intersections. This methodology, which is being reviewed by the Unsignalized Intersection Committee of the Transportation Research Board, uses a capacity estimation method based on headways observed at all-way stop controlled intersection in the western United States. The procedure incorporate several important variables, including volumes distribution, number of lanes on each approach, and the percentage of right and left turns at the intersection. Intersection performance is measured in parameters similar to signalized intersections: delay, volume-to-capacity ratio, and Level of Service using a scale of "A" through "F'. Approach delay on any given leg of the intersection is calculated using the following equation: D = exp (3.8 x C ) Where- D = vehicle delay on a given approach (sec/veh) SV = subject approach volume (vph) C = calculated approach capacity (vph) exp = base of natural logarithms In this equation, the quantity SV/C is simply the volume-to-capacity ratio on the approach under consideration. Table A5 presents the LOS criteria for all-way stop controlled intersections. a2 Kyte, Michael, Estimating Capacity and Delay at an All-Way Stop-Controlled Intersection. University of Idaho, Department of Civil Engineering Research Report, September 1989. Kittelson d Associates, Inc. '33 a:~ x •a y'i.. it.z~+les j~ iYr l rE"~:3• 4 ~p f!V rV° ~u. J Appendix B e February 1993 Westwood: Pacific Crossroads Annex APPENDD: B APPENDIX B Modified Unsignalized Intersection Capacity Analysis for Evaluating the Left Turn Movements to/from Driveways Along Highway 99W Several studies have found that the method for analyzing the capacity at unsignalized intersections detailed in the Highway Capacity Manual (HCM) is very conservative and can significantly underestimate an intersection's capacity. One of the key assumptions in this procedure is that vehicles coming to the intersection are randomly arriving at this location. This assumption may be appropriate for intersections along long stretches of roadways that have many other intersec- tions and driveways. However, at intersections that are adjacent to traffic signals with few or no other intervening intersections or driveways, traffic flow will be controlled by the timing of the nearby traffic signal. If this is the case, Appendix I of Chapter 10, Unsignalized Intersections, in the Highway Capacity Manual describes a modified capacity analysis procedure to apply. Briefly, the capacity of each traffic flow scenario that is defined by the different phases of the nearby traffic signal(s) should be determined separately. The total intersection capacity is computed by factoring these separate traffic volumes for the actual percent of the hour they will occur. The potential capacity derived under each scenario also has to be factored and then added together to compute the final total available gaps. In addition, the intersection capacity should also be increased for gaps that will be created by the traffic signal change intervals (yellow plus all-red phases) when all the vehicles at the nearby signalized intersection are stopped. This special situation exists at the unsignalized driveways to the Pacific Crossroads Center and the Westwood site along Pacific Highway. If the traffic volumes for this intersection are directly used in an HCM evaluation, the results would be that the minor street left turn movements will operate at Level of Service (LOS) "F" which indicates that there are not available gaps for additional vehicles. However, traffic counts and field observations indicate that there are gaps for more vehicles to make this maneuver. The traffic signals at the Highway 99Wn8th Avenue and Highway 99W/Highway 217 NB Ramp intersections control the flow of along Highway 99W and create defined periods when there are available gaps. Most of the time they operate on a regular pattern and green time is given to the side streets (78th and Highway 217 ramps) at approximately the same time. It is during this period that most of the large gaps occur. Based on the traffic volumes shown in this report and the assumptions detailed above from the: HCM, the capacity of the driveways along Highway 99W was calculated. This section contains one example of this calculation. The example calculation will be the most critical movements, the left turn out of and into the west driveway with full buildout of the Westwood site with general retail uses (30,000 square feet gross leasable area). The separate phases as shown in Figure B.1. To conduct the capacity analyses, the volumes along Highway 99W were adjusted based on the percent of the cycle that they actually flow. Thus, the volumes during Phase 1 were divided by 0.75 and the volumes during Phase 2 were divided by 0.25. (This is a simple representation of the actual signal phasing. There is an additional Phase when the eastbound Highway 99W left turn phase is operating. During this phase there would be no traffic flowing westbound on Highway 99W. Consequently, this simplified method would slightly underestimate gaps in traffic along Highway 99W.) February 1993 Westwood: Pacific Crossroads Annex APPENDIX B A separate HCM unsignalized intersection capacity run was performed for each of these traffic flow scenarios and their results are shown on Table B.I. Table B.2 shows how the total intersection capacity is computed based on the results in the Table B. 1. This special analysis demonstrates that because of the additional gaps in traffic that will be caused by the nearby signals, the critical left turn movements from the Westwood/Pacific Crossroad Center west driveway will operate at LOS E. The left turn movement into this driveway will operate at LOS D. The capacity of the existing traffic and future background traffic conditions were computed in a similar manner. PHASE 1: THROUGH GREEN ON HIGHWAY 99W (75% OF CYCLE) WESTWOOD 78TH SITE J 65 R HWY. 99W 90~ 1600-► HWY. 217 NO RAMP PHASE II: SIDE STREET GREEN PHASE (20% OF CYCLE) WESTWOOD 78TH SITE o ~ a J L 20 J HWY. 99W 10-'01 x-310 105- a N h~ HWY. 217 NO RAMP TRAFFIC FLOW ALONG HIGHWAY 99W BASED ON VOLUMES IN FIGURE 7 WESTWOOD FIGURE p~ 7 PACIFIC CROSSROADS ANNEX W` FEBRUARY 1993 13_11 IMN i • February 1993 Westwood: Panfrc Crossroads Annex APPENDIX B TABLE B.1 Traffic Volumes and Potential Capacity Results At Westwood Driveway Phan 1: Through Traffic on Highway 99W (75 % of Cycle) Movement Volume Adjudmem• Hourly Vohntte•• Highway 99W Eestbeun,d 1600 0.75 2135 Westbaun,d 2020 0.75 2690 Westwood/Pacirk Cmmoads Driveway Left Tum 35 1.0 35 Right Tum 105 1.0 105 Capnity of Left Tom From Westwood Driveway 77 Capacity of Left Tum into Westwood Driveway 177 Phase 2: Side Sheet Tmfrsc along Highway 99W C20 % of Cycle) Movement Volume Adjustment- Hourly Volume.. Highway 99W Eastbaud 145 0.20 TLS Westboun,d 310 0.20 1550 Westwood/Pacific Crossroads Drivemy Ieft Turns 35 1.0 35 Right Toms 105 1.0 105 Capacity of Left Tom Fmm Westwood Driveway 87 Capacity of Left Tom into Westwood Driveway 180 • Percent of hour or green, time per cycle that this traffic volume will actually, be flowing Effective hourly volume is the actual volume divided by the adjustment factor. February 1993 Westwood. Pacific Crossroads Annex APPENDIX B TABLE B.2 Capacity of Left Turn Movement from Westwood Driveway [Daring Mc Pbm Poten ial ftrceol of !23 Capseity • Cycle ghway 99W 30 75 e Sheen 87 20 Signal O mp Intervals (Yellow plus All-Red): 42 d m 130 rec. cycle knglh, 3600 sed130a 28 imervab 1.5 vehicles can mate vunem e ) TOTAL 83 clusion: Peet left turn volume u 35. Thus, trrvc capacity is at leaf 83- a 38 w LOS F TABLE B.3 Capacity of Left Turn Movement into Westwood Driveway Traffic Phase Potential Percent Actual Capacity of Capacity Cycle Highway 99W 177 75 133 Through Side Streets 180 20 36 During Signal Change Intervals (Yellow plus 42 All-Red):; Based on 130 sec, cycle length, 3600 sec/130= 28 intervals and 1.5 vehicles can [Hake maneuver) TOTAL 211 Conclusion: Peak left turn volume is 100. Tf eserve capacity is at least 211-100= 111 or LOS D. s•:..-t-... ~ e --,.,.....ate l..,. ' SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT PROPOSED RETAIL DEVELOPMENT TIGARD, OREGON PREPARED FOR: WESTWOOD CORPORATION 21-7409-00 Copyright 1994 by RZA AGRA, Inc. All Rights Reserved. MARCH, 1994 March 31, 1994 21-07409-00 Westwood Corporation 3030 S.W. Moody Avenue, Suite 200 Portland, OR 97201 A897 Attn: Mr. Jerry Foy SUBJECT: SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT PROPOSED RETAIL DEVELOPMENT TIGARD, OREGON Dear Mr. Foy: In accordance with your authorization we have completed our geotechnical engineering report encompassing the subsurface investigation, laboratory testing, engineering analyses, and design and construction recommendations for the subject project. Based on our work it is our opinion that the subject site Is geotechnically suitable for the proposed development subject to the recommendations discussed in the report. The primary geotechnical concerns regarding development of this site are grading with moisture sensitive soils, subsurface drainage, and mitigation of potentially, soft, wet building and parking lot subgrades. Our design and construction recommendations are discussed in Section 8.0 of the attached report. We appreciate the opportunity to assist you on this project. If you have any questions regarding this report, or require additional Information, please contact our office at (503) 639-3400. Respectfully submitted, RZA AGRA, Inc. R. Warren Krager, C.E.G., Senio Engineering Geologist Stuart Albright, P.E., S or otechnical Engineer TABLE OF CONTENTS Page Number 1.0 SUMMARY 1 2.0 PURPOSE AND SCOPE 1 3.0 SITE AND PROJECT DESCRIPTION 2 3.1 Site Description 2 3.2 Proposed Project 3 4.0 GEOLOGY 3 4.1 Quaternary Geologic Setting 3 4.2 Site Specific Geology 3 4.3 Tectonics and Seismicity 4 5.0 SITE EXPLORATION AND SUBSURFACE CONDITIONS 5 5.1 Site Exploration 5 5.2 Subsurface Conditions 5 6.0 LABORATORY TESTING 6 7.0 DISCUSSION AND CONCLUSIONS 6 8.0 DESIGN AND CONSTRUCTION RECOMMENDATIONS 6 8.1 Site Preparation 6 8.1.1 Dry Weather Construction 7 8.1.2 Wet Weather Construction 7 8.2 Proof-rolling 8 8.3 Fills 8 8.4 Foundations 9 8.5 Floor Slabs 9 8.6 Retaining Structures 10 8.6.1 Restrained Walls 10 8.6.2 Non-Restrained Walls 11 8.6.3 Retaining Wall Backfill and Drainage 11 8.6.4 Alternate Retaining Wall Design Parameters 11 8.7 Subsurface Drainage 12 8.8 Utility Excavations 12 8.9 Seismic Characterization 12 8.10 Pavement Design 13 8.11 Future Geotechnical Services 15 9.0 LIMITATIONS 15 List of Appendices Appendix A Subsurface Exploration Logs Appendix B Laboratory Test Results Westwood Corporation 21-07409-00 March 31, 1994 Page 1 1.0 SUMMARY Based on the subsurface exploration, laboratory testing, and geotechnical engineering analyses, the site is geotechnically suitable for the proposed construction subject to the recommendations discussed in this report. Site conditions and key design considerations are summarized below, and are discussed in greater detail in the following sections of this report. o Near surface soil conditions disclosed by the site reconnaissance and subsurface explorations consist of up to four feet of manmade fill in isolated areas, underlain by one to two feet of black to medium gray brown organic topsoil. The deeper, proposed building and parking lot subgrades will consist of medium stiff, moist, medium brown mottled silt to fine sandy silt. o The soils at approximate subgrade elevations are highly moisture sensitive and easily disturbed when wet. We recommend dry weather construction or installation of a granular fill pad over the soft native soils to support construction traffic. o Perched or static groundwater table was noted in several of our test pits at depths ranging from 11 to 16 feet below the ground surface in the test pit explorations in March 1994. Soil color and texture are indicative of seasonal perched groundwater at proposed subgrade elevations. Deep utility excavations may encounter perched or static groundwater, and excavation shoring and dewatering should be anticipated. o We understand that nearly all of the development area is in cut, but some fill will be placed on Tax Lot 600, and granular fill will be used for base course. Structural fills should be compacted to the following recommended levels (ASTM D-1557): Granular Fill - 95% Fine-grained fill outside foundation areas - 92% Top eight inches of pavement/floor slab subgrade - 95% Retaining Wall Backfill - 88-90% The preceding summary is intended for introductory and reference use only. Final design should be based on the information and recommendations discussed in this report. 2.0 PURPOSE AND SCOPE This report presents the results of our subsurface exploration and geotechnical engineering analyses for ,a proposed commercial development in Tigard, Oregon for the Westwood Corporation. The location of the site is shown on the attached site location map, Plate 1. The proposed development and the approximate locations of the subsurface exploration pits are shown on the site plan, Plate 2. The purpose of this work was to evaluate general surface and subsurface conditions at the site on which to base our recommendations regarding site preparation, grading, foundation and retaining wall design, drainage, pavement design, and other pertinent geotechnical design and construction considerations. Westwood Corporation 21-07409-00 March 31, 1994 Page 2 Our scope of work for this project consisted of surficial reconnaissance, subsurface explorations, laboratory testing, geotechnical engineering analyses, review of general geologic and geotechnical literature for this area, and preparation of this report. This report has been prepared for the exclusive use of the Westwood Corporation, and their agents, for specific application to this project in accordance with generally accepted geotechnical engineering practice. This report may not contain sufficient information for purposes of other parties or other uses. No warranty, express or implied, is made regarding the professional recommendations provided in this report. Our work has been completed in general accordance with our proposal, P-94-178, dated March 7, 1994 and entitled "Proposal for Phase 1 Environmental Site Assessment and Geotechnical Engineering Report, Tigard, Oregon'. Written authorization to proceed with this work was granted by Mr. Jerry Foy of the Westwood Corporation on March 11, 1994. 3.0 SITE AND PROJECT DESCRIPTION 3.1 Site Description The project site is located northeast of the Intersection of S.W. Pacific Highway (99-W) and Oregon Highway 217, immediately east of the General Motors Training Center in Tigard, Oregon. The project site is bounded on the south by a Chevron Station, S.W. Pacific Highway, and the Pacific Crossroads retail center. The project site is bounded on the north by Pfaffle Street and several commercial and residential lots. At the time of our subsurface exploration (March, 1994) the proposed development area was vacant, and was vegetated by grasses, blackberries, shrubs, and small trees. The northwest comer of the development area had been stripped of topsoil, and petroleum product Impacted soil was spread in a thin layer to allow soil contamination remediation by aeration. Several manmade berms of organic debris and topsoil are present in the proposed development area, along with minor refuse. Based on topography provided by Westwood Corporation, the elevation of the development area ranges from approximately El. 249 on the east margin to approximately El. 224 near the site entrance from S.W. Pacific Highway on the south margin. Well developed surface drainage features are not present, as this site forms a drainage divide between two small, west flowing tributaries of Fanno Creek. Our evaluation of maps and historic air photos indicates that the proposed development area was used primarily for single-family residence during the 1960s and early 1970s. The development area does not appear to have been used during the past 10 to 15 years. Westwood Corporation 21-07409-00 March 31, 1994 Page 3 3.2 Prooosed Protect It is our understanding that a 32,380 square foot retail store will be constructed in the central part of the property. The store is expected to have a slab on grade floor with CMU walls and wood or steel frame roof support. Conventional spread and perimeter foundations bearing on undisturbed native silt or compacted crushed rock are anticipated. The finished floor elevation of the building is planned at El. 233, which will require cuts in the depth range of approximately two to 12 feet across the building footprint. Deeper cuts will be required in the south end of the proposed development area. Cuts along the west property line will be sloped at 2HA V, and/or retained by a concrete or Keystone wall. We expect retaining wall heights to be up to approximately 10 feet above the parking lot grade. Access to the proposed retail store will be from the existing Pacific Crossroads retail center driveway from S.W. Pacific Highway. Construction of utilities, site drainage, paved auto parking areas, truck access drives, and minor landscaping are included in the project. We understand that the real estate agreement for this project involves acquisition of the southern portions of lots fronting on S.W. Pfaffle Street. At least one of these lots is to receive approximately two feet of structural fill which will be included in the grading portion of site development. 4.0 GEOLOGY 4.1 Quaternary Geologic Setting Based on our office research and subsurface explorations, we have established that the near-surface geology of the site consists of Late Pleistocene age lacustrine deposits of silts, very fine-grained sands, and a trace of clay. This primarily silt deposit is referred to in geologic literature as the Willamette Silt Formation. The Willamette Silt Formation is a slack water lacustrine deposit resulting from repeated temporary inundation of the Portland Basin and Willamette Valley by Pleistocene glacial outburst floods of the Columbia River. The last of these great floods, also thought to be one of the largest, occurred about 12,400 years ago. Only slight weathering and erosion, soil horizon development, and minor cultivation have modified the site soils since their deposition. 4.2 Site Specific Geology The geologic conditions pertinent to this project consist primarily of medium stiff, moist to wet, medium brown mottled clayey silts and very fine grained sandy silts of the Willamette Silt Formation. The mottled appearance of the silty sediment may be due to development of seasonal perched groundwater above less permeable soil layers. Based on our research we expect static groundwater to lie approximately between El. Westwood Corporation 21-07409-00 March 31, 1994 Page 4 200 and El. 215 in the site vicinity. The groundwater flow direction is expected to be generally to the south- southwest, in the direction of Fanno Creek. Bedrock in the site vicinity consists primarily of Columbia River Basalt or Boring Lava which is estimated to lie within 40 to 50 feet of the ground surface at the project site. 4.3 Tectonics and Seismicity No known active faults are present in project vicinity. However, older faults within the Columbia River Basalt group bedrock are Inferred from topography and structural geology relationships In the project vicinity. The structural geology of the project area is primarily a function of deformation of the Columbia River Basalts which is generally thought to be associated with the northwest trending Clackamas River-Portland Hills Structural Zone. The structural geology frame work of the Portland area is complicated by neotectonic stresses related to Boring Lava volcanic activity and continued development of structural stresses. Seismicity in the Portland area can be separated Into three types of earthquakes. These are: crustal earthquakes, intraplate earthquakes, and subduction zone earthquakes. On March 25, 1993 northwest Oregon experienced a Richter Magnitude 5.6 earthquake that resulted in significant damage to numerous schools, bridges, homes, and other public and private facilities. The epicenter of the moderate earthquake was near the town of Scotts Mills, and the quake has been attributed to strike-slip or lateral movement on the Mt. Angel Fault. The focus of this earthquake is thought to lie several 10 to 20 kilometers beneath the ground surface, and is considered a crustal earthquake. The historical record suggests that this type of earthquake can occur at any time with magnitudes up to approximately 6.5. Intraplate earthquakes occur within the subducted slab of oceanic crust, beneath the western edge of the North America plate. The 1949 and 1965 earthquakes that occurred in the Puget Sound area are examples of this type of earthquake. Magnitudes up to 7.5 may be expected with the focus at an estimated depth of 40 to 60 kilometers directly under western Oregon and Washington. Subduction zone earthquakes are the strongest type of earthquake expected in this region, with magnitudes up to 8.0 or greater. This type of earthquake has not occurred within historical times. However, the geologic record suggests that these large events occur on average every 350 to 700 years. It is estimated that the.last Subduction zone earthquake may have occurred approximately 350 to 400 years ago, and there is reason to expect this type of earthquake to occur in the future. Westwood Corporation 21-07409-00 March 31, 1994 Page 5 The intent of this section is to provide general knowledge of the geologic history and current geologic conditions in the site vicinity. Site specific seismic response analysis and other site specific geologic research is beyond our scope of work for this project We would be happy to provide you with geologic or seismic research references upon request. 5.0 SITE EXPLORATION AND SUBSURFACE CONDITIONS 5.1 Site Exploration The field investigation for this project was conducted during the week of March 21-25,1994, and consisted of surficial geotechnical reconnaissance of the proposed development area, and subsurface exploration in proposed building, pavement, and structural fill areas. The subsurface exploration consisted of nine backhoe excavated test pits located in proposed building and parking areas. Two test pits were excavated in the proposed fill area on Tax Lot 600. The subsurface explorations were approximately located by pacing from property lines and site features shown on plans, and the locations of the subsurface explorations shown on the Site Plan, Plate 1 should be considered approximate. Subsurface materials and groundwater conditions observed in the test pits were logged in the field by a geologist of RZA AGRA, Inc. Representative samples of the site soils were returned to the soils laboratory for further examination and classification. Disturbed and relatively undisturbed Shelby tube samples were collected from the test pits. Descriptive logs of the exploratory test pits are included in Appendix A, at the end of this report. 5.2 Subsurface Conditions The subsurface explorations are widely spaced across the site and It is possible that some local variations and possibly unanticipated subsurface conditions exist. Based on the investigation we interpret the soil conditions from the existing ground surface to a depth of about 16 feet to be generally medium stiff in consistency, damp to moist, mottled, micaceous silt to clayey silt. Perched groundwater was observed in the test pits at depths ranging from 11 feet to 16 feet below the ground surface. It is expected that perched groundwater levels develop during rainy periods, and construction excavations may encounter perched groundwater If construction occurs during wet weather. Deep utility excavations may encounter static and/or perched subsurface water, and. it is possible that trench dewatering will be necessary if groundwater is present. Westwood Corporation 21-07409-00 March 31, 1994 Page 6 6.0 LABORATORY TESTING Laboratory testing was conducted on soils sampled during the field investigation of the subject property to aid in classification and evaluation of soil engineering properties, and to provide the basis for design recommendations. Laboratory testing included in situ unit weight and moisture content determinations, and direct shear tests. The results of our laboratory analyses are used to develop our geotechnical design criteria and construction recommendations discussed in Section 8.0. A laboratory summary Table Is Included In Appendix B at the end of this report. 7.0 DISCUSSION AND CONCLUSIONS Development of this site in accordance with current plans will require cuts up to approximately 16 feet in height and minor fills in some areas. It is estimated that about 20,000 cubic yards of excess soil will be hauled off site. It is expected that granular haul roads will be required to support the heavy construction traffic. Other geotechnical concerns include perched groundwater and wet soil conditions at subgrade elevations, grading with moisture sensitive soils, drainage behind retaining walls and under floor slabs, and foundation drainage. Foundation, retaining wall, drainage, and pavement design recommendations are included in the following section along with recommended earthwork construction techniques. 8.0 DESIGN AND CONSTRUCTION RECOMMENDATIONS 8.1 Site Preparation We recommend that all development areas be stripped of topsoil, roots and other organic debris prior to cutting, filling or other site work. Topsoil stripping depths are expected to vary from approximately one to two feet over most of the site. However, organic fill removal up to four to five feet in thickness may be required in some areas. Minor amounts of refuse will require removal and disposal. After excavating to the established subgrade elevations, we recommend that the resulting exposed subgrade be observed by a representative from our office. Any areas of soft or undesirable soil should be overexcavated down to firm silty soil. We have provided recommendations for both wet weather and dry weather construction. However, due to the moisture sensitive nature of the silts at this site, we recommend that the site be prepared during dry weather to minimize disturbance to the subgrade. If wet weather grading is attempted, we anticipate that pumping and/or rutting of the subgrade will result, and these areas will require overexcavation and stabilization with granular material in accordance with Section 8.1.2. Westwood Corporation 21-07409-00 March 31, 1994 Page 7 8.1.1 Dry Weather Construction - Seasonal wetting, drying, freezing, and thawing has loosened the near- surface silty soils. After topsoil stripping and excavating to final grades, but before any new fill Is installed, we recommend that all pavement and floor slab areas be scarified to a depth of at least eight inches. The scared soil should be moisture conditioned as necessary and compacted to at least 92% relative to ASTM D-1557. Even during dry weather it is possible that areas of subgrade will become soft or will pump. Soft or wet areas that cannot be effectively dried and compacted should be prepared in accordance with Section 8.1.2. Firm, undisturbed foundation subgrade in cut areas will not require scarifying and recompacting. 8.1.2 Wet Weather Construction - During wet weather or when adequate moisture control cannot be maintained for the fine-grained soils, it may be necessary to Install a granular working blanket to support construction equipment and provide a firm base on which to place subsequent fills and pavements. Commonly the working blanket consists of a bank run gravel or pit run quarry rock (six inch to eight inch maximum size with no more than 5% by weight passing a No. 200 sieve). We recommend that we be consulted to approve the material before Installation. The working blanket should be Installed on a stripped subgrade in a single lift, with trucks end-dumping off an advancing pad of granular fill. After installation, the working blanket should be compacted by a minimum of four complete passes with a moderately heavy steel drum or grid roller. Vibratory compaction is not recommended as this action may result in pumping of the underlying native soil into the granular fill. The working blanket must provide a firm base for subsequent fill installation and compaction. Ordinarily a working blanket of 12 to 18 inches is adequate, depending on the gradation and angularity of the granular material. This assumes that the material is placed on a relatively undisturbed subgrade in accordance with the preceding recommendations, and that it is not subjected to frequent heavy construction traffic. Soft, wet areas or construction haul routes for dump trucks may require a granular working blanket thickness of two feet or more. If particularly soft areas are encountered, approved filter fabric installed over the silt subgrade may be substituted for several inches of working blanket thickness. Filter fabrics should be of a non-woven, non- degradable type. If desired, we can provide you with sample specifications for this material. Construction practices can greatly affect the amount of working blanket necessary. By using tracked equipment and special haul roads, the working blanket area can be minimized. The routing of dump trucks and rubber-tired equipment across the site during wet weather may require extensive areas and thicknesses Westwood Corporation 21-07409-00 March 31, 1994 Page 8 of working blanket. Normally the design, installation, and maintenance of a working blanket is made the responsibility of the contractor. 8.2 Proof-rolling Following subgrade preparation in accordance with the previous sections, and prior to fill or base course placement we recommend that all pavement, floor slab, and structural fill areas be proof-rolled with a fully- loaded 10 to 12 yard dump truck. Any areas that pump, weave or appear soft and muddy should be overexcavated and backfilled with compacted granular fill. If a significant length of time passes between completion of fill placement and commencement of construction operations, or if significant traffic has been routed across the site, we recommend that the site be similarly proof-rolled again before final placement of base rock or concrete is allowed. 8.3 Fills Any structural fills on this project should be installed on a subgrade that has been prepared in accordance with the recommendations in Sections 8.1 and 8.2 of this report. Fills should be installed in horizontal lifts not exceeding about eight inches in thickness, and should be compacted to at least 92% relative compaction for fine grained silty soils, and 95% for granular soils. The top eight inches of pavement or floor slab subgrade should be compacted to 95% relative compaction. Landscape fills may be compacted to 85% relative compaction. Compaction specifications are based on the maximum dry density of the soil as obtained by the Modified Proctor Compaction Test (ASTM D-1557). During warm, dry weather when adequate moisture content can be maintained, structural fills may consist of virtually any relatively well-graded soil that is free of debris and organic matter that can be compacted to the preceding specifications. The native silts (excluding topsoil/organic soils) would generally be adequate for these fills If placed and compacted near the optimum moisture content of the soil. The optimum soil moisture content is approximately 15%, while the current moisture content at the time of our exploration was as high as 36.5%. If moisture conditioning is required, a day or more of warm, dry summer weather maybe needed to dry each eight inch thick lift of fine grained fill. Occasional mixing or discing may be required to ' obtain the optimum moisture content of the fill material. It may require large areas of the site to spread and dry the soil in preparation for use as structural fill. It will not be possible to dry soil during cool or wet weather, or if perched water is present. In this case, we recommend the use of well graded granular soil with no more than 5% by weight passing a No. 200 sieve. This material should be approved prior to use. Westwood Corporation 21-07409-00 March 31, 1994 Page 9 8.4 Foundations The medium stiff undisturbed native silts are suitable for support of light to moderate foundation loads. We recommend that an allowable bearing pressure of 2,000 psf be used for column and perimeter footings. This allowable bearing pressure assumes that foundations are a minimum of 12 Inches wide and are a minimum of 18 inches below lowest adjacent exterior grade. This bearing pressure may be increased by one-third for short term loading such as wind or seismic forces. For dead loads less than or equal to 120 kips for columns, and in the range of 4-6 kips/ft for continuous footings we do not expect total foundation settlements to exceed one inch, and differential settlements to exceed one-half Inch. Rapid settlement of foundations are expected, with nearly all of the settlement to be complete by the end of construction. For passive pressures in resistance to lateral loads a 150 pcf equivalent fluid unit weight may be used for the native silty soils or compacted fine grained soils, excluding soil within one foot of the surface where no passive resistance should be used in design. A 350 pcf equivalent fluid unit weight may be used for lateral earth pressures in compacted granular fill. A base friction equal to 40% of the vertical load may be used at the base of foundations as sliding resistance. If foundations are excavated during wet weather it may be necessary to install a thin layer of crushed rock or lean concrete In footing bottoms to minimize subgrade disturbance during placement of forms and reinforcement steel. 8.5 Floor Slabs Floor slabs on grade should be prepared in accordance with Section 8.1, Site Preparation. We recommend that any floor slab areas be proof-rolled with a fully loaded dump truck. Any areas that pump, weave, or appear soft or muddy should be overexcavated and stabilized with compacted granular fill. Floor slab design thickness will be controlled by the subgrade soils In the building area. For recompacted silt subgrade at this site we recommend using a modulus of subgrade reaction of 200 psi/in. A minimum six-inch thick ' compacted crushed rock layer should be installed over the prepared subgrade to provide a capillary barrier and to minimize subgrade disturbance during construction. This crushed rock material should be well- graded, angular, and contain no more than 5% passing a # 200 sieve. The proposed building will be in a relatively deep cut, and subsurface explorations in this area encountered perched groundwater at the approximate subgrade elevation. We feel that the possibility of moisture Westwood Corporation 21-07409-00 March 31, 1994 Page 10 accumulating under the building floor slab exists. If floor moisture is a concern, we recommend installing an. Impermeable membrane between the crushed rock and the floor slab to minimize floor moisture. To maximize water tightness, the membrane must be installed in accordance with the manufacturer's recommendations. Normally, a thin sand layer is placed both below and above the membrane. The lower sand layer is to protect the barrier from punctures during construction, and the overlying layer is to prevent differential moisture loss in the concrete gel which can result in slab cud. In general, a 6 mil polyethylene barrier is suitable for this purpose if the contractor takes care not to damage or tear the material during installation. 8.6 Retaining Structures The tables presented in this section summarize our recommendations for design of retaining structures. These values represent our best estimates of long term pressures that will develop in an active or at-rest state of stress. No factors of safety are included in these numbers. These values assume that retaining structures will be adequately drained by either weep holes spaced no more than six feet on center or by a perforated pipe subdrain Installed in a properly graded filter material or wrapped in a filter fabric (also see Section 8.7). Retaining wall backfill should consist of relatively free-draining granular soil lightly compacted, not in excess of 90% relative to ASTM D-1557. Overcompaction can greatly increase retaining wall pressures. 8.6.1 Restrained Walls - Restrained walls are any walls that are prevented from rotation during backfilling. Most basement walls are restrained at the top by a floor and fall Into the category of restrained walls. In addition, any retaining walls that are rigidly connected to buildings or that make sharp bends may fall into this category. We recommend that rigid walls be designed for the pressures shown below. Backfill Slope Equivalent Fluid Pressure Horizontal Nertical lbs. cu. ft. Level 40 3H:1 V 80 2H:1 V 100 >2HAV Not Recommended These pressures represent our best estimates of actual pressures that may develop and do not contain a factor of safety. Westwood Corporation 21-07409-00 March 31, 1994 Page 11 8.6.2 Non-Restrained Walls - Non-restrained walls have no restraint at the top and are free to rotate about their base. Lateral movement at the top may be up to t/too times the wall height. Most cantilever retaining walls fall Into this category. We recommend that non-restrained walls be designed for the pressures shown in the following table. Backflii Slope Equivalent Fluid Pressure HorizontalNertical lbs. cu. It. Level 30 3H:1 V 50 2H:1 V 60 >2H:1V Not recommended These pressures represent our best estimate of actual pressures that may develop and do not contain a factor of safety. 8.6.3 Retaining Wall Backfill and Drainag - In order to minimize wall pressures, backfiil behind retaining walls should consist of free-draining granular material. The backfill should contain a maximum of 5% by weight of material which passes the #200 sieve. Overcompaction of this fill can greatly increase lateral soil pressures. We recommend that this fill be compacted to between 90% and 92% relative compaction (ASTM D-1557). In addition, we recommend that all fill within about five feet of retaining walls, be compacted with lightweight, hand-operated equipment. The retaining walls planned for this project will require drainage in order to alleviate fluid pressure caused by laterally migrating, perched water. The walls should be drained by either weep holes spaced no more than six feet on center or by a perforated pipe subdrain installed in a properly graded filter material or wrapped in a filter fabric. 8.6.4 Alternate Retaining Wall Design Parameters - To aid in the design of wall systems other than cantilevered walls we have developed the soil parameters presented below. The values presented below are for on site silty soils and engineered silt fills. The values assume that the foundations will be excavated to firm native soil. Design Parameter Value e Angle 27.5° Cohesion 250 psf Moist Unit Weight 125 pcf Allowable Bearing 2000 psf in firm, native soils Westwood Corporation 21-07409-00 March 31, 1994 Page 12 8.7 Subsurface Drainage We emphasize that subsurface drainage is a key design consideration as the proposed cuts may intercept perched groundwater. During site contouring positive surface drainage should be maintained away from all building foundations. Perimeter footing drains should be installed around all exterior footings at, or slightly below, the base elevation of the footings. Under slab drains should not be necessary unless seeps, springs, or persistent soft spots appear in the building subgrade. All drainage systems should be sloped to drain by gravity to a storm sewer or other positive outlet. Water from downspouts and surface water should be independently collected and routed to a storm sewer. This water must not be allowed to enter the subsurface drainage system. Foundation and retaining wall details can be provided upon request. 8.8 Utility Excavations The exploration pits were excavated easily with a standard rubber tired backhoe. No rubble fill, boulders, or other excavation obstructions were encountered during our subsurface exploration. No side wall instability was observed in the exploration pits. However, minor seepage of perched groundwater was noted at depths of 11 to 16 feet In several of the exploration pits. Although not observed in the exploration pits, vertical slopes in fine-grained soils of this nature often collapse suddenly and without warning particularly in the presence of perched or static groundwater. It is recommended that all utility excavations deeper than about four feet be shored in conformance with OSHA standards, or be sloped no steeper than 1 HA V. Flatter slopes may be necessary if caving occurs, or if heavy flows of groundwater are encountered. During the winter and spring, excavations below perched or static groundwater are expected to require occasional dewatering with a sump pump. Shoring and dewatering systems are typically designed and provided by the contractor. 8.9 Seismic Characterization Recorded significant seismic activity in the immediate vicinity of this site is limited. Currently the site is in UBC zone 3, where a Z factor (developed to be equivalent to peak effective horizontal ground acceleration in g's) of 0.30 may be used. A site soil coefficient S3 with a S factor value of 1.5 may be used in base shear calculations. The site's near, surface soils are not particularly susceptible to liquefaction, and during a zone 3 event we would anticipate that softening of the site soils would be minor and would result in negligible footing settlements. Development of site specific seismic response spectra is beyond the scope of our work, and we recommend designing the proposed project in accordance with UBC design criteria and local building codes. Westwood Corporation 21-07409-00 March 31, 1994 Page 13 8.10 Pavement Design In order to facilitate pavement design, we have reviewed CBR tests on the ciayey silt soils sampled in the site vicinity. It is our opinion that these tests adequately represent the site soils that will be exposed at the proposed parking lot and access drive subgrade. Based on this Information we feel that the following should be used for pavement design: Relative Resilient Comoaction CBR k Value Modulus (psi) 95% 4 125 6,000 We have alternate pavement designs for both asphalt and portland cement concrete. All designs have been prepared in accordance with widely accepted AASHTO design methods. We have provided a range of pavement designs for various traffic conditions. These pavement sections are provided in Table 8.10. Pavement Designs. Our designs assume that the subgrade will be prepared in accordance with Sections 8.1 and 8.2 except that the top eight Inches should be compacted to 95% relative to AASHTO T-180 or ASTM D- 1557. Specifications for pavements and base course should conform to current Oregon State Highway Department specifications, with the addition that the base rock should contain no more than 5% passing a #200 sieve, and that asphalt concrete be compacted to a minimum of 91 % relative to Rice density. TABLE 8.10 PAVEMENT DESIGNS ASPHALT CONCRETE PAVEMENT: Approx. Number Approx. Number of Asphalt Concrete Crushed Rock of Trucks per 18 kip design axles Thickness Base Thickness Day (each wad 1000 in. in. Auto Parking 10 2.0 7 , 5 22 2.5 8 10 44 2.5 9 15 66 2.5 10 25 110 3.0 10 50 220 3.5 11 100 440 4.0 12 150 660 4.0 13 Westwood Corporation 21-07409-00 March 31, 1994 Page 14 PORTLAND CEMENT CONCRETE PAVEMENT:4,5 Approx. Number Approx. Number of P.C.C. Crushed Rock of Trucks per 18 kip design axles Thickness Base Thickness Day (each way) 1000 in. in. 5 22 5.0 0 10 44 5.5 0 15 66 6.0 0 25 110 6.5 0 50 220 6.0 6 100 440 7.0 6 150 660 7.5 6 ASPHALT CONCRETE WITH ASPHALT TREATED BASE:6 Approx. Number Approx. Number of Asphalt Concrete Asphalt treated of Trucks per 18 kip design axles Thickness Base Thickness Day (each way) 100 in. 5 22 2.0 6 10 44 2.0 7 15 66 2.0 7 25 110 2.5 7 50 220 3.0 8 100 440 3.5 8 150 660 4.0 8 Notes: 1) All pavement sections were designed using AASHTO design methods. 2) All pavement sections assume an AASHTO reliability level (R) of 90%, with a terminal serviceability of 2.0 for asphalt concrete, and 2.5 for cement concrete. 3) The 18 kip design axle loads are estimated from the number of trucks per day using State of Oregon typical axle distributions for truck traffic and AASHTO load equivalency factors, and assuming a 20 year design life. 4) Concrete design based on a modulus of rupture equal to 550 psi, and a compressive strength of 4000 psi. 5) Concrete sections assume plain jointed or jointed reinforced sections with no load transfer devices at the shoulder. 6) Asphalt Treated base refers to "Plant Mix Asphalt Treated Base" with a minimum Marshall stability of 1200 lbs. Westwood Corporation 21-07409-00 March 31, 1994 Page 15 If possible, construction traffic should be limited to unpaved and untreated roadways, or specially constructed haul roads. If this is not possible, the pavement design selected from Table 5.0 should include an allowance for construction traffic. Stabilizing the top of subgrade with a fabric may be helpful and economical. We would be happy to provide appropriate fabric specifications and corresponding rock thickness reductions upon request. 8.11 Future Geotechnical Services We recommend that we be retained to review the final plans and specifications when they become available. This will allow us to evaluate whether any change in concept may have affected the validity of our recommendations, and whether our recommendations have been correctly Interpreted. In order to correlate preliminary subsurface data with the soil conditions encountered during construction, and to evaluate construction conformance to our report, we recommend that we be retained for construction observation of stripping, grading, compaction, foundation excavations, and other soils related details of this project. 9.0 LIMITATIONS The conclusions and recommendations contained in this report are based on information obtained during our field Investigation, laboratory testing, engineering analyses, and on Information provided by Westwood Corporation and Jon R. Jurgen and Associates. If subsurface conditions are encountered that are substantially different than those described herein, or If the project details have been significantly modified from that described herein, we recommend that we be requested to review this report to reevaluate our conclusions and recommendations. Unanticipated soil conditions are commonly encountered during construction and cannot always be determined. by a normally acceptable subsurface exploration program. Such unexpected conditions frequently require additional expenditures to attain a properly constructed project. Therefore it is prudent to allow for such unforeseen conditions in both project schedule and construction budget. If you have any questions or desire further information, please feel free to contact the undersigned. RZA AGRA, Inc. /A/ R. Warren Krager, C.E.G., Sr Engineering Geologist Stuart Albright, . nior Geotechnicaj Engineer Hfgto + n - SITE y~• 1 Seh F v u wl 0 t ~ ♦ - y i a 39 s 50 ~ • f . r O ~ F~~C a$ ly it$ .Boni OREGON • r = J QUADRANGLE LOCATION SCALE 1:24 000 1 j 0 1 MILE. 1000 0 1000 2000 3000 4000 5000 6000 7000 FEET 1 .5 0 1 NLOMETER CONTOUR INTERVAL 10 FEET NATIONAL GEODETIC VERTICAL DATUM OF 1929 RZA AGRA W.O. 21-7409-01_ ENGINEERING B ENVIRONMENTAL SERVICES DESIGN SCH SITE VICINITY NAP PROPOSED DEVELOPMENT - WESTWOOD CORPORATION DRAWN SCH HIGHWAY 217 6 SW PACIFIC HIGHWAY 7477SW.TeMCaterDr. DATE 3/29/94 TIGARD, OREGON Palm-4 Oregm 977238P4 Php.3(503/0934L11FaYM)620JR92 SCALE THESE ORAWINGSPAE THE PRDPERTYOF RZAAGRACONSULTPMSANDPAE NOT INTERNAL USE ONLY -FILE NMI TOBEFd3MDl1CEDNAVYkW44ERIXCEPTWNHTHEWRfiTENCONSE OFRZAAGRA _ A m- J ; •1 m z D m ~ - I. ,O 60'-' ~T g TP- 7 1 $ , . Lid TP- 6 0 TP- 1 1. ~L./ k Aa 2 •I i; r. V 0 m .0 TP- 8 TP- 9 - N 0 TP-2 L~ 1 N wt I - - C 0 TP- 5 o g: M v i m H.~ I 0 1 m . 0 TP- 3 p p 1 - - - - - - - - - I 1 ~ I P - TP- 4 1 § a U Ni Q Y 1 G p. ao g ad~ a Os ~ i ~ 4 t. PLATE 2 GRAPHIC SCALE RZAAGRA W.O. 21-7409-00 BCB SITE PLAN SHOWING GEOTECHNICAL TEST PIT LOCATIONS so ENGMEERING4EMMONNENTALSFRMTS DESIGN PROPOSED DEVELOPMENT - WESTWOOD CORPORATION c w ix ra DRAWN SCB HIGHWAY 217 L SW PACIFIC HIGHWAY 7477SW. Tech Camp. DATE 3/29/94 TIGARD, OREGON Fh•03lq Os. 972234W4 IN FEET) Ph"(WM N?4OFMoO3)6'O-7692 SCALE T)jESE DPAYANGSARE THE GRDPERTYOF FCAMA4CCNSIILTPNTSANDARE NOT PlfE1II1N.USEOTir-ALE NAME TO BE REPRDO =NJ MANIER DU;EPTN7TH TMVVFd rEN CONSENT OF RZA AGRA Westwood Corporation Tigard Commercial Development 21-07409-00 March 31, 1994 Page 1 TEST PIT LOGS De nth ft. Materials Encountered Test Pit No. 1 0 - 1.0 Soft, damp, dark brown Topsoil. 1.0 - 16.0 Medium stiff, damp to wet, light brown and tan mottled micaceous clayey Silt with trace very fine grained Sand. No groundwater observed. Test Pit No. 2 0 - 1.2 Soft, damp, dark brown rooty organic Topsoil. 1.2 - 16.5 Medium stiff, damp to wet, light brown and tan mottled variegated micaceous clayey Silt. No groundwater observed Test Pit No. 3 0 - 1.0 Soft, damp, dark brown organic rooty silt Topsoil. 1.0 - 12.0 Medium stiff, damp to moist; tan and brown variegated mottled micaceous clayey Silt. Test Pit No. 4 0 - 1.2 Soft, damp, dark brown organic rooty silt Topsoil. 1.2 - 9.0 Medium stiff, damp, tan and brown variegated mottled micaceous clayey silt. Test Pit No. 5 0 - 1.0 Soft, damp to moist, dark brown organic rooty silt Topsoil. 1.0 - 14.0 Medium stiff, damp to moist, tan and brown variegated mottled micaceous clayey Silt. Perched groundwater seeping into test pit below 11 feet. Test Pit No. 6 0 - 1.5 Soft, moist, dark brown organic Topsoil with roots to 2 feet. 1.5 - 4.5 Medium stiff, moist, medium brown clayey Silt. 4.5 - 16.0 Medium stiff to stiff, moist to wet, medium brown and rust mottled micaceous Silt. perched groundwater at 16 feet. Westwood Corporation Tigard Commercial Development 2107409-00 March 31, 1994 Page 2 TEST PIT LOGS De th ft. Materials Encountered Test Pit No. 7 0 - 1.5 Medium stiff, damp, medium brown gravelly silt Fill. 1.5 -.9.0 Medium stiff, damp to moist, medium brown lightly mottled micaceous Silt. 9.0 - 13.0 Medium stiff to soft, moist to wet, medium brown, tan and light gray mottled Silt to clayey Silt. Perched groundwater seeping into test pit below 11 feet. 13.0 - 15.0 Soft, wet, heavily mottled rust and light gray brown clayey Silt. Test Pit No. 8 0 - 1.0 Soft, moist, dark gray brown organic rooty Topsoil with blackberry roots to 1.5 feet. 1.0 - 4.0 Medium stiff, moist, medium brown and tan mottled micaceous clayey Silt. Test Pit No. 9 0 - 1.0 Soft, wet, medium gray brown organic Topsoil with blackberry roots. 1.0 - 4.0 Soft, wet, medium brown and rust mottled micaceous clayey Silt. Moisture Content Test Pit Depth % TP-1 4.5' 27.7 TP-2 6' 26.4 TP-3 9' 27.9 TP-4 9' 26.8 TP-S 14' 28.2 TP-6 13' 36.5 Insitu Dry Density/Moisture Content Test Pit Depth cf % TP-1 114'- 15.5' 104.9 22 TP-2 13' - 15.5' 93.8 28.2 DIRECT SHEAR TEST RESULTS 2000 1500 ■ v 1000 r 27.5 ° 500 c = 250 psf 0 0 Soo 1000 1500 2000 an #/sq. ft 07 W PRC W~0°AP0.C March 31, 1994 21-740"1 Westwood Corporation 3030 SW Moody Avenue, Suite 200 Portland, OR 97201-4897 At In: Jerry Foy SUBJECT: REPORT FOR PHASE I AND LIMITED PHASE If ENVIRONMENTAL SITE ASSESSMENT PROPOSED DEVELOPMENT HIGHWAY 217 & SW PACIFIC HIGHWAY TIGARD, OREGON Dear Jerry: RZA AGRA, Inc. Is pleased to provide you with a copy of our Phase I & limited Phase II environmental Investigation report on the above referenced subject site. We are pleased to have the opportunity to serve you on this project. If you have any further questions or problems regarding this project, please contact us at 639-3400. Respectfully submitted, RZA-AGRA, Inc. Douglas Smith, P.G., Associate TABLE OF CONTENTS Page Number 0.0 SUMMARY 1 1.0 INTRODUCTION 2 2.0 SITE DESCRIPTION 3 3.0 SITE HISTORY 3 4.0 SITE RECONNAISSANCE 4 4.1 Buildings 4 4.2 Underground Storage Tanks 4 4.3 Refuse and Debris 4 4.4 Site Drainage 4 4.5 Utilities 4 4.6 Transformers 5 4.7 Water Wells 5 4.8 Vegetation 5 5.0 SOILS AND GROUNDWATER 5 5.1 Soils 5 5.2 Groundwater 6 6.0 VICINITY ENVIRONMENTAL RECORDS 6 6.1 ODEQ Environmental Cleanup Site Information System 6 6.2 Confirmed Release List (CRL) 7 6.3 RCRA List 7 6.4 Registered Underground Storage Tanks 7 6.5 Underground Storage Tank (UST) Cleanup List 8 6.5.1 'No Further Action' Facilities 8 6.5.2 Active UST Cleanup Sites 8 6.6 CERCLIS Facilities 9 6.7 Regular and Closed Landfills 9 7.0 ENVIRONMENTAL SOIL SAMPLING AND QUANTITATIVE ANALYSIS 9 8.0 CONCLUSIONS AND RECOMMENDATIONS 10 List of Plates Plate 1: Site Vicinity Map Plate 2: Site Plan Showing Soil Sample Locations Figure 1: 1966 Aerial Photograph Figure 2: 1975 Aerial Photograph Figure 3: 1990 Aerial Photograph List of Appendices Appendix A Laboratory Reports and Chain-of-custody Records Appendix B Chevron USA UST Cleanup Files Appendix C Well Log Reports Westwood Corporation 21-7409-01 March 31, 1994 Page 1 0.0 SUMMARY This report summarizes the findings of our Phase I Environmental Site Assessment and limited Phase II soil sampling Investigation of the subject site. The site is located northeast of the intersection Highway 217 and SW Pacific Highway in Tigard, Oregon, and consists of Tax Lot parcels #401, #500 & #1000. The site is primarily undeveloped and is surrounded by mixed residential, light commercial and retail-oriented zoning. Key points are summarized below, and are discussed in detail in following sections. Site History: Period aerial photographs (1966, 1975 and 1990) supplement topographic maps and document that the site has been primarily residential usage over the years. Vicinity property usage has historically been agricultural and residential. More recently, development in the area appears to be commercial in nature. Site Reconnaissance: The southern portion of the subject site is a sub-triagular shaped, grassy knoll with mixed native shrub and trees which slopes upward toward the southwest property boundary, and is marked by a steep embankment which slopes down to the south-southeast towards the Chevron service station. The steep embankment forms the southern property line of the site, and slopes down approximately 20 feet towards the service station. The northern portion of the site is relatively flat4ying and is characterized by dense vegetation (fax Lot #600). Adjacent to Tax Lot 600 (to the west) is a parcel of land which is leased by Chevron, and consists of a flat lying gravel lot. This lot was utilized by Chevron in 1992 to land farm gasoline impacted soils. Soils and Groundwater: The near-surface geology of the site consists of Late Pleistocene deposits of silts with minor very fine grained sands, and a trace of clay referred to as the Willamette Silt Formation. Standing water was present at the ground surface on the northern margin of the property. Based on the soil texture and faint soil mottling observed in subsurface explorations it appears that most of the site soils are moderately well drained. Based upon a review of available well log reports, depths to unconfined groundwater fluctuates between an elevation of 205 to 215 feet above mean sea level. Vicinity Environmental Documentation: Five facilities within a 1/2 mile radius and one facility located adjacent (south) to the subject site are listed on the ODEQ UST Cleanup List as having had a release or releases of petroleum fuel. One Small Quantity Generator (SQG) is also located adjacent (south) of the subject site. Westwood Corporation 21-7409-01 March 31, 1994 Page 2 Conclusions and Recommendations: No evidence was observed indicating the generation, storage, or disposal of toxic or hazardous materials at the site. An Underground Storage Tank Cleanup facility is located south of and adjacent to the subject site. Because the release from this facility has not been completely investigated, the potential for adverse environmental impact to the subject site exists. However, based upon a review of the ODEO LUST file regarding the facility, it appears that the subject site is situated up-gradient from the release, and groundwater flows to the west- southwest. Any risk to the subject site is therefore very low. Based upon confirmation soil samples collected and tested by RZA, we have found no evidence of petroleum impacted soils remaining at the site of the former soil areation-land farm. Discussions with ODEQ personnel have indicated that the Chevron soil aeration project has been successfully completed and requires no further action (ODEQ documentation appears in Appendix B). The preceding summary is intended for introductory and reference use. A complete reading of this report is recommended. 1.o INTRODUCTION The purpose of this investigation was to gather Information on site and vicinity property usage, to look for potentially contaminating activities and/or situations which might adversely impact the site, and to assess the Identifiable risks to the local environment (soils, groundwater, etc.) of the site. The scope of work includes: o a physical reconnaissance of the site and observation of surrounding properties for presence of any petroleum hydrocarbons used and/or stored on the site, unusual land colorations, physical irregularities, and noticeable refuse piles as well as an exploration of current land use in the Immediate vicinity. o a review of published literature on the soils, geology, and hydrogeology in the vicinity of the site. o a review of available historical data pertaining to the site and adjacent property use, including but not limited to photographic archives and historic aerial photogrammetry. o a review of available environmental documentation for the site and adjacent properties from local, state, and federal environmental agencies. o a limited shallow soil sampling investigation, in order to confirm that soil matrix cleanup levels have been met, and to determine if the soils that will be excavated from the proposed development area are not impacted. o a review of the information obtained and assessment of the potential for hazardous or toxic contamination. Westwood Corporation 21-7409.01 March 31, 1994 Page 3 This report has been prepared for the exclusive use of Wetswood Corporation, its lenders, and agents, for speck application to the referenced scope of services, in accordance with generally accepted environmental engineering practices. No other warranty, expressed or implied, is made. In the event that changes in the nature, usage, or layout of the existing site and nearby properties are made, the conclusions and recommendations contained in this report shall not be considered valid unless the changes are reviewed or verified in writing. 2.0 SITE DESCRIPTION The subject site is comprised of Tax Lots 402, 1000, and the southern third of Tax Lots 600 and 500, located northeast of the Intersection of Highway 217 and SW Pack Highway situated between SW Pacific Highway and SW Pfaffie Street in Tigard, Oregon. One residence currently occupies Tax Lot 500, the remaining Tax Lots are currently unoccupied. The property is covered by grass and mixed vegetation and is an irregular shaped parcel sloping up towards the southwest comer of Tax Lot 1000. The site slopes down a steep embankment to the south-southeast towards the Chevron service station and the Pacific Crossroads Retail Stores. Ponded water or saturated soils were encountered on the northern portion of the site. However, heavy rainfall had occurred prior to and during our site reconnaissance. The site is located in the southeast 1 /4 of the southwest 1 /4 Section 36, T1 S R1 W of the Willamette Meridian in Washington County, Oregon. 3.0 SITE HISTORY The site history was documented by the use of historic aerial photography covering the site for the years 1966, 1975, and 1990, and by City of Tigard subdivision plat maps. In the 1966 photograph, a few residential houses are located on the southwestern and northern portion of the site, and agriculture fields are pictured on the central half of the site. Highway 217 is under construction west of the site. Vicinity properties appear residential in nature and are interspersed with agricultural fields and commercial developments. In the 1975 photograph, several changes appear to have occurred since the 1966 photograph. The 1975 photograph show that most of the agricultural parcels in the vicinity have been developed commercially. Construction of Highway 217 has been completed in the 1975 photograph. The service station is present in Westwood Corporation 21-7409-01 March 31, 1994 Page 4 the photo, and most of the residential houses on the southern portion of the property have been demolished or moved. In the 1990 photograph, the property has shown an increase of vegetative growth since 1975, the service station has expanded and the Pacific Crossroads shopping Center has been constructed. Overall, the 1990 photo indicates an increase in residential and commercial growth in the site vicinity. 4.0 SITE RECONNAISSANCE Reconnaissance of the site was conducted on March 18, 1994. The investigation was conducted on foot and the following observations were noted. 4.1 Buildings No buildings are located on the portion of the property that the proposed development would occupy. However, two residential dwellings are currently located on the southeast central portion of Tax Lot 500 and are currently occupied. The residences appeared to be one and two story, wood framed buildings. Access to this portion of the site was not part.of the Level I ESA. 4.2 Underground Storage Tanks No evidence was observed indicating the presence of an underground storage tank (UST) at the subject site. No USTs are currently registered for the subject site. It is possible that residences that formerly occupied the site have been served by underground heating oil tanks, and that the two residences occupying Tax Lot 500 may be served by above or below ground heating oil tanks. 4.3 Refuse and Debris Some windblown trash and debris was noted on the perimeters of the site. No evidence of illegal dumping or disposal of debris was observed. 4.4 Site Drainage The subject site slopes gradually to the north towards Pfaffle Street, and slopes steeply off the embankment located to the south. Areas of ponded water were observed on the northern half of the site, however, rainfall had occurred prior to and during our site visit. 4.5 Utilities Sewer service and water service in the vicinity of the site is provided to the site by the City of Tigard. Westwood Corporation 21-7409-01 March 31, 1994 Page 5 Electricity to the nearby residences is provided by Portland General Electric. No known utilities are currently on the property itself. 4.6 Transformers No transformer were observed on the subject site. 4.7 Water Wells No water wells were noted on the site. Vicinity well logs indicate that the local static water level is between 4 and 30 feet below the ground surface. Vicinity environmental reports indicate that the groundwater gradient is to the west-southwest, towards Fanno Creek. Seven domestic wells are located within a one mile radius of the site. Six of these wells derive water from the unconsolidated alluvial aquifer, and one well receives it's water from the consolidated basalL Well log reports are included in Appendix C. 4.8 Vegetation Vegetation can be indicative of subsurface conditions, and may show signs of stress where contaminants have been discarded. Vegetation on the northem three-quarters of the subject site consists of a variety of shrubs, trees and blackberry bushes. The southern one-quarter of the site is populated by a variety of trees, low shrubs, herbs and grasses. The northwestern portion of the site appears to have been cleared of vegetation as a result of the contaminated soil landfarming project conducted by Chevron. No stressed or stained vegetation was noted on the site. 5.0 SOILS AND GROUNDWATER Our understanding of subsurface conditions is based upon RZA AGRA's subsurface geotechnical investigation conducted on the subject site, previous work conducted in the area, and by the examination of geologic and hydrogeologic maps and local water well log information. 5.1 Soils The near-surface geology of the site consists of Late Pleistocene deposits of silts with minor very fine grained sands, and a trace of day referred to as the Willamette Silt Formation. These sediments are the result of Ouatemary and Tertiary-aged alluvial, floodplain and valley-fill processes, and are partially derived from the Tualatin and Willamette Rivers. Westwood Corporation 21-7409.01 March 31, 1994 Page 6 The upper 6 inches to two feet of the site soils consist of dark brown slightly organic topsoil that may have been cultivated a number of years ago. Underlying the topsoil and disturbed near-surface clayey silt to sift soils of the Aloha series, native soils consist primarily of silt, with very fine-grained sand, and a trace of day. 5.2 Groundwater Perched groundwater on the site may be found at near surface depths on the central portion of the site. Permanent groundwater is expected to fluctuate near an elevation of approximately 210 feet in the vicinity of this site (based upon depths to water in the existing monitoring wells located on the Chevron property). According to ODEQ environmental reports, the groundwater gradient is directed west-southwest towards Fanno Creek. 6.0 VICINITY ENVIRONMENTAL RECORDS A search was made for pertinent environmental records for those businesses that currently or have previously occupied properties within close proximity to the site. A review was made of business activities in the site vioinity, and a listing was prepared that includes those property usages that possess the potential for environmental impact. The listing was then cross-referenced through directories, lists, and records available from the Environmental Protection Agency (EPA) and the Oregon Department of Environmental Quality (ODEQ), i.e., the Resource Conservation and Recovery Act (RCRA) list of Current Fully Regulated Generators, Small Quantity Generators, the list of Current Treatment, Storage & Disposal Facilities (rSD); the Comprehensive Environmental Response, Compensation, and Liability Act List (CERCLIS - State and Federal Superfund); ODEQ's Environmental cleanup Site Information System (formerly Site Assessment Database); ODEQ's Confirmed Release List, the list of Underground Storage Tank Operators (UST); the log of Leaking Underground Storage Tanks (LUST); and the list of permitted and dosed landfills. These lists are not necessarily complete or fully up-to-date. The facilities in the closest proximity to the project site have been reviewed in more detail for their potential for environmental impact than facilities located farther from the project site. 6.1 ODEQ Environmental Cleanuo Sfte Information System This database includes: 1) sites where there has been a confirmed release of a hazardous substance, 2) sites where there has been a confirmed release and investigation or cleanup has been initiated or completed, and 3) sites where there has been no confirmed release but where the Department has received information indicating there may have been a release of hazardous substances. No facilities within a one-half mile radius of the site are reported on this database (list dated December 28, 1993). Westwood Corporation 21-7409-01 March 31, 1994 Page 7 6.2 Confirmed Release List (CRL1 This database is maintained by the ODEO and includes facilities that have had confirmed hazardous releases (list dated December 27, 1993). These facilities have been targeted for further investigation or remediation. One facility is located within a one-mile radius of the site. Western Foundry Company 8200 SW Hunzinger Road Tigard, OR 9722 release of heavy metals, phenols, oil and PCB's to soil, sediment and surface water located 5/8 mile down-to cross-gradient This facility may have had past releases of heavy metals, phenols, lubricating oil and PCB's to surface water, soils and sediment. However due to the distal, down-gradient position and the transportation nature of the contaminants, the potential for adverse impact to the subject site is very low. 6.3 RCRA List A listing of hazardous waste generators, transporters and treatment, storage and disposal facilities is maintained by the Environmental Protection Agency (EPA). No Fully Regulated Generators (monthly producer of more than 1,000 kg of hazardous waste), or Treatment, Storage, or Disposal (rSD) facilities are listed as being located within a one-mile radius of the subject site. One Small Quantity Generator (monthly producer of less than 1,000 kg of hazardous waste) is listed as being located adjacent to the subject site Qists dated January 13, 1994). Small Quantity Generator Chevron USA, Inc. SS# 98209 (ORD 987188877) 11747 S.W. Pacific Highway down to cross-gradient, adjacent to site to the south 6.4 Registered Underground Storage Tanks No USTs are registered with ODEQ at the subject site. Six UST facilities are registered with ODEQ within a 1 /4 mile radius of the subject site gist dated January 11, 1994), but only one site has registered UST's, which is located adjacent to the south. Chevron USA Station #98209 (1 D# 492) 11747 SW Pacific Highway 4 active, 7 decommissioned tanks down to Cross-gradient, adjacent to site to the south Westwood Corporation 21-7409-01 March 31, 1994 Page 8 6.5 Underground Storage Tank (UST) Cleanup List Six facilities within a one-half mile radius of the site have been reported on the Underground Storage Tank Cleanup List as having had a release. This list, dated January 3, 1994, Indicates the type of materials released, and whether the site was successfully remediated (cleaned up) according to ODEQ standards. Four of the facilities have been assigned a "No Further Action" (NFA) status by ODEQ Indicating that they have met current ODEQ minimum cleanup requirements and that no further work is necessary at this time. 6.5.1 "No Further Action" Facilities Fred Meyer (34.88-0051) Panoco Shell (34-89.029(1) 11565 SW Pacific Highway 11415 SW Pacific Highway Up-gradient, 1/3 mile Up-gradient, 1/2 mile Fuller's Mobil/BP Station (34-89-0201) U-Haul Center of Tigard (34-89-0293) 11440 SW Pacific Highway' 11552 SW Pacific Highway Cross-gradient, 1 /2 mile Cross-gradient, 1 /3 mile .6.5.2 Active UST Cleanup Sites Chevron USA #98209 (3490-0009) Tigard Gull #423 (34-89-0190) 11747 SW Pacific Highway 11595 SW Pacific Highway down to Cross-gradient, adjacent to site (south) Up-gradient, 1 /4 mile The Chevron USA facility had a release of petroleum fuel from an underground storage tank. According to ODEQ files, soils and groundwater on the site have been impacted by this release. Monitoring wells on the site have measured high levels of petroleum product ODEQ files indicate that any Investigations to determine whether off-site migration has yet to be completed, and that Chevron has received past notices of non-compliance for not providing such Information. Chevron's attempts to obtain access to adjacent properties in order to define extent of contaminate plume reportedly have been unsuccessful. This site may pose a low potential for impact to the subject site due to its close proximity and to the elevated levels, of petroleum product released. However, based upon Chevron's gradient maps, the subject site appears to be situated up gradient. According to ODEQ records approximately 225 to 250 cubic yards of gasoline contaminated soils were excavated and treated by aeration on the northern portion of Tax Lot 1000, which is leased by Chevron. According to ODEQ files and interviews with the ODEQ duty officer responsible for this LUST site, Chevron has met the soil matrix cleanup standard of 80 ppm (as gasoline) for a Level 2 site; Chevron has successfully Westwood Corporation 21-7409-01 March 31, 1994 Page 9 completed soil aeration cleanup on this portion of the site. A copy of ODEQ correspondence pertaining to the soil-aeration are included in Appendix B. According to ODEQ records, the Tigard Gull #423 facility had a release of gasoline to the sods. Approximately 500 cubic yards of soils were excavated and treated on site during remedial activities, which are continuing on the site. This site poses a low potential for adverse environmental impact to the subject site due to the distal location of the release. 6.6 CERCLIS Facilities The US EPA, Region 10 CERCLIS (Superfund) List, dated January 13, 1994, was reviewed to identify and locate facilities within a 1/2 mile radius of the subject site which have been listed under the Federal Superfund program. According to this list, there are no facilities listed within a 1 /2 mile radius of the subject site. 6.7 Regular and Closed Landfills This database is maintained by ODEQ and includes regular landfills, landfills currently in the process of obtaining closure status, and previously closed landfills. No landfills were identified within a 1 /2 mile radius of the subject site on this listing dated August 12, 1993. 7.0 ENVIRONMENTAL SOIL SAMPLING AND QUANTITATIVE ANALYSIS This section of the report provides a discussion of RZA's shallow soil sampling explorations carried out at the site. Our explorations included the collection of shallow soil samples (1/2 - 1.0') from nine hand auger borings. Five soil samples (SS-1 through SS-5) were collected from the former Chevron soil aeration area (northwest portion of Tax Lot 1000), two soil samples (SS-7 & SS-8) were collected frrm the southwest portion of Tax Lot 1000, and two soil samples (SS-11 & SS-12) were collected from Tax Lot 600. See the Site Plan (Plate 2) for sample locations. The purpose of this sampling was to determine If there were evidence of impacted soils remaining on the former Chevron land farming area, where the placement of fill material is proposed. Our sampling was also carried out to determine if the proposed fill material that will be excavated from the southwest portion of Tax Lot 1000 has been impacted by petroleum hydrocarbons, and to determine if the soils on Tax Lot 600 (where to fill material will be Introduced) are impacted by petroleum fuels. Westwood Corporation 21-7409-01 March 31, 1994 Page 10 Soil samples were observed and classified by a geologist from our firm. Representative portions of each sample were collected, placed in air-tight, Teflon-sealed containers, and were evaluated at RZA's in-house lab for quantitative analysis. Laboratory results and chain-of-custody records appear in Appendix A. All nine soil samples were submitted for analysis by ODEQ Method TPH-HCID, which scans for fuel hydrocarbons ranging from gasoline into heavy oil. Analytical results have indicated no detection of any fuel hydrocarbons. 8.0 CONCLUSIONS AND RECOMMENDATIONS The subject site is parcel located northeast of Highway 217 and SW Pacific Highway between SW Pacific Highway and SW Pfaffle Street in Tigard, Oregon. The site is divided into several Tax Lots and is primarily undeveloped. Vicinity usage consists of mixed residential and commercial properties. An Underground Storage Tank Cleanup facility (Chevron service station) is located directly down to cross- gradient from, and adjacent to (south) the subject site. ODEQ files indicate that the extent of the release (off- site) from this facility has not been characterized. While this facility may pose some potential for adverse environmental impact to the subject site, the risks appears very low. Chevron performed a soil aeration project on the northwest portion of the subject site in order to treat approximately 225 cubic yards of gasoline contaminated soils. According to ODEQ files regarding the soil cleanup, Chevron has successfully completed cleanup of these soils, which have since been spread across the northwest potion of that property. In addition, RZA collected soil samples from the land farm area in order to confirm Chevron's findings. Analytical results of these samples have Indicated no detectable concentrations of petroleum hydrocarbons remaining in this area. Based upon the results of our soil sampling, we have found no evidence of fuel hydrocarbons in the soil samples collected from the former landfarming area, the southwest portion of Tax Lot 1000 (which will.be excavated), or on Tax Lot 600 where the excavated soils will be added as fill material. Based upon the our Phase I site assessment findings, we have found no evidence of the generation, storage, or disposal of toxic or hazardous materials at the site. A search of pertinent environmental records of properties within close proximity to the site pose a very low potential for adverse environmental Impact. A . review of available aerial photos, has indicated no evidence of environmental impact to the site. Westwood Corporation 21-7409-01 March 31, 1994 Page 11 We appreciate the opportunity of having served you on this project. If you have any questions or desire further information, please feel free to contact the undersigned. RZA AGRA, Inc. S~a r- Scott C. Bourcy, P.G., Geologis Douglas A. Smith, .G., Associate vi e r ti;; : ,p ; S O.. 7 3 A N J< .fir ~~HE 1 1 I .eti•' _ SITE I` ~ e• i -1• ~o q, ~ ~ e 39 r CA s~ E a 4 4 • ■ i ~ ' ~ act • _ .fi Wont OREGON • ice.+- . e: - r, ' i r . QUADRANGLE LOCATON I ~ W •e s •~~f r ~ .V:_I: %on SCALE 1:24000 0 I MILE. t 1 ~ 1000 0 _ 1000 2000 3000 4000 5000 6000 7000 FEET 1 .5 0 1 rJLOMETER CONTOUR INTERVAL 10 FEET NATIONAL GEODETIC VERTICAL DATUM Of 1929 RZA AGRA W.O. 21^7409-01_ SITE VICINITY HAP ON PROPOSED DEVELOPMENT - WESTWOOD CORPORATION ENGINEERING B ENVIRONMENTAL SERVICES DESIGN SSCS DRAWN HIGHWAY 217 & SA PACIFIC HIGHWAY 74775 W Tech CmOrDr DATE 3/29/94 TIGARD, OREGON Par0e04 Q'e900972 "W4 P/me(r9Ti16993400 Few (5a9) sA789z SCALE TIAESE♦~{ pINANY~1 DC~~WITHT V4RffTFTICONSENTOFR7AA61 M7ERNALUSE ONLY. HLE NAME PHASE I AND LIMITED PHASE H ENVIRONMENTAL SITE ASSESSMENT PROPOSED DEVELOPMENT HIGHWAY 217 & SW PACIFIC HIGHWAY TIGARD, OREGON PREPARED FOR: WESTWOOD CORPORATION 21-7409-01 Copyright 1994 by RZA AGRA, Inc. All Rights Reserved. MARCH, 1994 o i3 N NN H Kr 1a ~rCa7, H v STREET g U.1, PF AFFt-E a o 1 I 1 ~a~iH If , I I ~ N I 11 1 ~a~ ~z I 11 Rat1 w~ 1 SS-2 \ SS►12 1 aa~ H o S~ 8 9 I I w 1 w o I S 11 ~ 1 a \ I 11 i ,t . SS-3 \ I 1 e \ 1 RWO I , I o ° 00 P \ M1 (p N e. .r O U \ SS-11' SS-4 50,5 rota tsut. Q. - cc y lt0. urn f~ Q " 3 sinus ~ # tea. , pµKw6 l0 ' .f G] ENTFr cn G E1+ SS-7 Q,10•F 0 W N 1 7477 SW Tech Center Drive RZA AG RA, Inc. Portland, Oregon 97223-8024 (Formerly: Rittenhouse-Zeman & Associates, Inc.) (503) 639-3400 Engineering & Environmental Services FAX (503) 620-7892 March 26, 1994 RZA AGRA, Inc. 7477 SW Tech Center Drive Portland Oregon, 97223-8024 Attn: Mr. Scott Bourcy SUBJECT: Analytical Results for Project Number 21-07409.01 Dear Mr. Bourcy: Attached are the results for the soil samples submitted on March 21, 1994 from the above referenced project. For your reference, our project number associated with these samples is OR940148. The samples were analyzed for total petroleum hydrocarbons by ODEQ Method TPH-HCID. All analyses were conducted in accordance with applicable SW-846 QA/QC guidelines. The reported results apply only to the samples submitted. Please feel free to contact me if you have any questions regarding this report, or If I can be of assistance in any other matter. Respectfully submitted, RZA AGRA I Sean Gormley, Laboratory Manager. AGRA Earth & Environmental Group 7477 SW Tech Center Drive RZA AG RA, Inc. Portland, Oregon 97223-8024 (Formerly: Rittenhouse-Zeman & Associates, Inc.) (503) 639-3400 Engineering & Environmental Services FAX (503) 620-7892 Project: Westwood Corp. Service Request No.: OR94o148 Project No.: 21-07409-01 Report Date: 3/28/94 Project Manager: Scott Bourcy Report No.: 94014801 Sample Matrix: Soil C.O.C. No.: 0381 Hydrocarbon Identification Scan ODEO Method TPH-HCID mg/k9(pprn) Sample Name: SS-1 SS-2 SS-3 SS-4 SS-5 Detection Lab Code: 148.1 148-2 148-3 14813 148-5 Umit (C4-C10) Gasoline Range ND ND ND ND ND 10.0 (C11-C24) Diesel Range ND ND ND ND ND 50.0 (C2&C35) Heavy Oil Range ND ND ND ND ND 200 Semple Date: 3/18/94 3/18/94 3/18/94 3/18/94 3/18/94 Analysis Date: 3/23/94 3/23/94 3/23/94 3/23/94 3/23/94 Control , Surrogate Recovery. Umits 2-Ruorobiphenyl: 88.2% 69.3% 79.0% 79.2% 762% 50%-150% a,a,a- Trifluorotoluene: 123% 135% 140% 135% 135% 50%-150% Sample Name: SS-7 SS-8 SS-11 SS-12 Lab Blank Detection Lab Code: 148-6 148-7 1488 148.9 148-MB Umit (C4-C10) Gasoline Range ND ND ND ND ND 10.0 (C11-C24) Diesel Range ND ND. ND ND ND 50.0 (C2541335) - Heavy OilRange ND ND ND ND ND 200 Sample Date: 3/18/94 3/18/94 3/18/94 3/18/94 3/23/94 Analysis Date: 3/23/94 3/23/94 3/23/94 3/23/94 3/23/94 Control Surrogate Recovery: Umhs 2-Fluorobiphenyl: 80.1% 66.7% 87.7% 76.6% 52.7% 150%-150% a,a,a- Trifluorotoluene: 144% 138% 137% 130% 99.2% 50%-150% ND Not Detected , Slo a of nist Laboratory Manager Q AGRA 40 Earth & Environmental Group RZA AGRA, Inc. 03al (Formerly: Rittenhouse-Zeman &Associates, Inc.) Chain-of-Custody Record / Laboratory Analyses Request Engineering& Environmental Servces 7477 SW Tech Center Drive a Portland, OR 97223-8024 1503) 639-3400 e FAX (503) 620-7892 Project: VYr-s71-001> _ (~AC j9 Job 0: zkcl-o/ Analysis Requested: (Circle, Check Box, or Write Preferred Method In Box I Client: - is Project Manager: Srv Phone fi c3 e o d c4 ! -3 d g Sampler's Name: phone p: 11 a a r? $ $ g, 8 E d C 0 V E w w 4 0 ,E Comments Sampler's Signature: m m IS t o e 3 w P:I ~r ea a Cg U Sample I.D. g Date TA I Preserv. Matrix w w m 3 0 3 o LL 9 of 0 0 n t. ,55-/ l¢t D Xe`c 515011,11 2. 55-2 14! zo 3. .5 - 14.'3,- e. 55 -5~ 5 5 :55 6. 55 - 7 46 ,5S - Sr xo 8. 5 5.1 50 9. Sty-/Z !b,lo I 10. Relinquished by RZA: Relinquished by: Relinquished by: Laboratory: Sample Receipt sig9at Signature: Signature: Printed Name: Printed Name: Printed Name: Snipping LD.a Total M Containers: f V2 Firm: Frm: Flan: Carrier: Condition of Containers: Date rime: Destrime: DataRtme: DOT Designation: Caodition of Seals: 3 2 q'd(7 Received by: Received by: R9630480 b : Special Instructions/Comments: Signature: Signature: Signature: Printed Name: Printed Name; P ad Name: p Firm: Firm: F A AGQA Date/nme: - DateRtme: De e: c 0, to / r ply DISTRIBUTION: WHITE & PINK returned to project manager, YELLOW - lab. Page of I SERVICE REQUEST k: HR'-2'=-144J l0 14 FROM DEQ NWR TO 96207892 F'.01 To Fram J ~l /ter(a MoN VOt caoapi. Co.- 62 ~j 11;6jon Phom 6 phone a Fat M Fax M DEPARTMENT OF March 29, 1994 ENVIRONMENTAL. QUALITY JERRY W MITCHELL CHEVRON USA PRODUCTS COMPANY NORTHWEST R.FZI0N 2410 CAMINO RAMON P 0 BOX 5004 SAN RAMON CA 94583-0804 Re: Chevron Station 98209 File No. 34-90-009 Dear Mr. Mitchell: The Department of Environmental Quality has completed our review of the information submitted to daze regarding the soil aeration of contaminated soils originating from underground storage tank (UST) cleanup conducted at Chevron Station 98209, 11747 SW Pacific Highway, Tigard, Oregon. The Department has determined that soil treatment is complete and we have approved final soil disposition. Our understanding of the site is as follows: 1. Approximately 225 cubic yards of gasoline impacted soils were treated on the adjacent lot north of Chevron Station 98209. 2. Treatment consisted of aeration and routine tilling. 3. Confirmatory testing of the treated soil did not detect contamination in. excess of the Department's Level H soil cleanup standards (80 parts per million for gasoline) established for this. site. 4. Final disposition of the treated soil included spreading the soil on the former treatment cell area. If you have any questions, or if I can be of assistance, please contact me at (503) 229-5445. Sincerely, Sheila A. Monroe UST Cleanup Specialist Northwest Region 2070 SW rourth Avenue Suite 4400 SAM:sam PgrtJand, OR 97207-4997 (503) 229-5263 Voice/TDD ne0-1 TOTAL F'.01 SOIL TION FIELD INSPECTIO ' _EPORT Site Name: l/~LG✓Z~, ~P~D 9 r Date: 6'a3 Site Address: ~i 7c/7 SW /,L File No. SO - Oo Inspected By: ~Cu y~ir~ rr~- Inspection Time:/ + Travel: 30 = 41S / Total Time arrive depart 1 (tow ramded W ne S hm,) -------F 4/fo /~-V o%v✓~ PHOTOS TAKEN? (5)1 N (attach) SAMPLES COLLECTED? Y (attach) Y Is there any soil onsite? If yes, ESTIMATED VOLUME OF SOIL: yds Y Is any soil being treated offsite? If yes, list the treatment site address: i i THE FOLLOWING ARE PROBLEMS THAT WERE OBSERVED: (circle appropriate descriptor) There is no fence or other security measures in place to prevent unauthorized access to the contaminated soil OR barriers are damaged or have fallen. Soil is being stockpiled with no active treatment evident. No liner or liner is damaged. Not contained in a bermed area or berm is inadequate or damaged. No cover or cover not secured. Treated soil is not being responsibly managed. No liner or liner is damaged or excessively torn. Not contained in a bermed area or perm is inadequate or damaged. No evidence that soil is covered during rain or storms. No evidence that soil is tilled/turned on a regular basis. Soil is spread thicker than 12-18 inches. Actual depth: Visible evidence that surface water runoff has occurred or is likely to occur. _ Treatment site is not suitable. Located near (<100 feet) a wetland area or surface stream. Treatment area is on a steep embankment. Located within a residential area and the Department has received complaints and/or observed nuisance conditions of dust or odors. IN COMPLIANCE? N / NA If soil observed, complete the following: Y N An UST Permit Addendum or LOA has been issued. Expires: Y N A Soil Treatment Plan has been received. Date Received: NOTES: ~ SOIL AERATICN F IM Tx~FrrrrCY1 IMF= Site Name: Ghc22vRby7 /-,7-9,1:~20Z Date: a-g site Address: /f 7 Y7 9Z/-) AdG/~iG v File No.: 3V- °l0- 9 Inspector: ~Z X" VMIOS TAEMW Y attach) FSlIMAM WrIM OF SOM: yd3 Y Q j 1. Is there any soil onsite? Y N 2. Is any soil being treated offsite? If yes, please list the site address. Y N 3. If soil is present onsite is it stockpiled? Y N 4. If soil is present onsite is it being actively treated? Y N 5. Is the soil placed on plastic sheeting or other liner or in a paved or concreted area? Y N 6. Are appropriate runoff controls in place? (berms, hay bales, etc.) Y N 7. Is the treatment area located near (<100.feet) a wetland, stream, or residential area? Y N 8. Does it look like the soil is covered during peak runoff periods? Y N 9. Is access to the soil restricted? (within fenced area, area posted, etc.) Y N 10. Is the treatment area located near residential properties, parks, or other areas with public access? Y N 11. Is the treatment area on a steep embankment? Y N 12. Is there an open excavation? Y N 13. Is water present in the excavation? Y N 14. Is follow up at the site recoimrnnded? 33 North ,,!*-TOP OF EMBANKMENT i HEATING USED 0 30 FT % /Aw TAW t MW-10 r--Ir- I / 0 / L-JL-J SCALE 93J7 / STORAGE DUMPSTER ` , ! UNDERGROUND ! STORAGE / f 270 STATION BUILDING TANKS / 93.02 l O 9 / / PUMP ISLANDS MW-9 WATER 1 / 9A . . 0 ( 95.30 0 / / MW-5 PUMP ISLANDS 0 X11 0 / i 19244 .•••FORMER 200 / / 9- 27 TANK 94.44 LOCATIONS ~ X TBM i / FIRE HYDRANT LEGEND: S.W. PACIFIC HIGHWAY X TBM TEMPORARY BENCH MARK (TOM) - ASSUMED ELEVATION - 100 FT MW-3 MONITORING WELL LOCATION ■ MW-6 ABANDONED MONITORING WELL LOCATION 270 BENZENE ANALYTICAL RESULTS IN PARTS PER BILLION NOTE: SITE MAP ADAPTED FROM EA ENGINEERING FIGURE DATED APRIL 1991 93.02 GROUND WATER ELEVATION IN FEET RELATIVE TO TBM SITE DIMENSIONS AND FACILTY LOCATIONS NOT VERIFIED 93.5-- INFERRED WATER TABLE CONTOUR IN FEET PIGLRE: RELATIVE TO TBM y~'1~ CHEVRON FACILITY NO. 9-8209 SITE LOCATION/ INFERRED INFERRED GRADIENT DIRECTION S E A C o R 11747 S.W. PACIFIC HIGHWAY WATER TABLE CONTOUR/ ENVIRONMENTAL TIGARD,OfWGGN' BENZENE CONCENTRATION CONTOUR INTERVAL - 0.5 FEET ENGINEERING MAP 1/11/94 L~ TUAIATIN, OREGON JOB: F0079-071-01 DRAWN: KFW DATE: 2/8194 APPROVED. W DATE: Z/ 13"1 '7 n u u ,I tp.~ 'l t ~~Y ~.TS .r N A4 f` f N O V O z c o if rJ 4 a I~ o a n z o Chevron Chevron U.S.A. Products Company 2410 Camino Ramon, San Ramon, California • Phone 15101842-9500 Mail Address: R0. Box 5004, San Ramon. CA 94583-0804 ^ January 28, 1993 DEPT OF ENVIRONMENTAL QUALITY RECEIVED Ms. Sheila A. Monroe Oregon Department of Environmental Quality JAN 2 9 1993 Northwest Region NORTHWEST REGION 1500 SW First Avenue, Suite 750 Portland, Oregon 97201-5884 Re: December 23, 1992 Notice of Noncompliance Chevron Station 60098209 Tigard, Oregon DEQ File No. 34-90-009 Dear Ms. Monroe: This letter responds to your December 23, 1992, letter to Chevron regarding the investigation at the above referenced site. We discuss below the issues raised in your letter, in addition to the enclosed response by AGI dated 1/27/93. 1) Determine Extent of Contamination Previous investigations have identified the horizontal and vertical extent of hydrocarbon compounds in the soil for this site. Based on these investigations, Chevron has removed approximately 250 yards of source materials from the former tank complex, which were land farmed on the back portion of the site in 1992. To further define the extent of hydrocarbon compounds in the groundwater west of the site, AGI and Chevron explored the possibility of off-site drilling. Our feasability analysis of the off-site drilling conditions (please see attached response detailing the overhead powerlines and steep embankment) determined it was not practical to install these wells. Presently, Chevron Research and Technology Group in Richmond, CA is developing a simple contaminent transport model to help define the offsite extent of contamination. Based on the results of the modeling, appropriate measures will be evaluated. / Ms. Sheila Monroe Applied Geotechnology Inc. Project No. 1259.05 January 27, 1993 Page 3 After it was determined that drilling on Chevron's property was not practical, AGI contacted General Motors on Chevron's behalf to evaluate drilling on the embankment. A drilling contractor was consulted regarding drilling conditions and costs associated with securing the drill rig. Based on the site conditions, it was concluded that the steep embankment presented problems of unsafe working conditions for drilling and that inordinate expenses would be required for excavation and stabilization of the embankment. AGI also investigated the southwest corner of the site for potential downgradient wells. However, the overhead power lines at the southwest corner of the site would not allow safe drill rig access for well installation. Immediately south/southwest of the power lines would place a well in the sidewalk which appears to contain utility lines including a potential water main and drainage pipes from the embankment. To go further to the southwest would place the well in Highway 99, which would place the well in a cross-gradient location and would not satisfy the downgradient well requirement. Based on these analyses, it was determined that additional downgradient wells to the southwest also were not practical. Summary Violation 2 ..no remediation plan or schedule has been received." Response: The method of remediation selected by Chevron was source removal in the area of the former tank cavity. This was due to the obvious mounding effects within the backfill material along with the elevated concentrations in MW-6. In May 1992, AGI proposed soil removal combined with limited groundwater removal during the excavation activities. These plans were conveyed to DEQ in correspondences including the Permit Addendum For Contaminated Soils Management dated May 21, 1992. A Washington County Unified Sewerage Agency Sanitary Discharge permit was applied for on May. 28, 1992. The source removal activities were performed in June of 1992. Approximately 250 cubic yards of backfill containing petroleum hydrocarbons was removed from the former UST nest area at the west side of the site. AGI supervised the abandonment of MW-6 prior to removal of the soil backfill. The soil removal and' treatment activities were performed by Olympus Environmental, Inc. AGI performed source removal confirmation sampling and analysis activities. Soil backfill exceeding the Soil Matrix Cleanup Level 2 standards was landfarmed on the property. Approximately 920 gallons of groundwater was pumped from the excavation and hauled off-site for disposal. The soil and' groundwater remediation activities were presented in AGI's Ouarterly Report for April Through June 1992, dated August 28, 1992. arm -I- - w L September 30, 1992 Mr. Dan Simpson PE[POENS Chevron U.S.A. Products Company 20500 Richmond Beach Drive NW OCT 14 1992 Seattle, Washington 98177 Re: On-Site Soil Aeration Report t " T Chevron Station No. 60098209 11747 SW Pacific Highway DEQ File No. 34-90-0009 Dear Dan: This letter describes the proposed final disposition of the soil aerated at the above referenced site by Olympus Environmental, Inc. (Olympus). INTRODUCTION During the first week of June, 1992 approximately 225 cubic yards of soils were excavated from the above referenced site. The excavated soils contained petroleum hydrocarbon levels above the Oregon Department of Environmental Quality (DEQ) site matrix cleanup level. The site matrix cleanup standard set for the site is 80 ppm (TPH-G). The excavated soils were transported to an on-site aeration cell constructed approximately 300 feet north of the area of excavation. The On-Site Aeration Program was submitted to you on July 29, 1992. AERATION CELL SAMPLING After tilling the soil six times, Olympus personnel field screened the aeration cell to determine the appropriate locations for the first round of samples. Field screening consisted of measuring the level of volatile compounds present in eight locations within the aeration cell. Field screening was performed with a Thermo Environmental Instruments, Inc. Model 580B photoionization detector (PID) and was done in accordance with the On-Site Aeration Program. In the proposed Aeration Program, the soil was to be treated in two lifts. The field screening, described in the preceding paragraph, indicated that one lift would be sufficient to obtain the DEQ Matrix level 2 cleanup standard. On July 22, 1992 four samples were obtained from a depth of one foot below the surface of the aeration cell. The samples were analyzed by Columbia Analytical Services, Inc. (CAS) of Kelso, Washington for petroleum hydrocarbons by DEQ Method TPH-HCID. Approximate sample locations are presented in Figure 1. Environmental & Hazardous Waste Services Kent, WA Billings. Mt Helena. MT Portland. OR 12449 N.E. Marx St. • Portland, Oregon 97230 • (503) 254-7400 ANALYTICAL RESULTS Representative soil samples collected from the aeration cell were analyzed by DEQ Method TPH-HCID. Samples confirmed to contain hydrocarbon compounds by TPH-HCID were analyzed for specific compound concentrations by DEQ Methods TPH-G and 418.1 Modified, as appropriate. A review of the analytical chemistry data for the analyzed soil samples indicate that soil within the aeration cell is below level 2 Matrix guidelines. Analytical results are presented in Table 1. Copies of the laboratory analysis and supporting QA\QC data are contained in Appendix A. CONCLUSIONS The established DEQ Matrix level for this site is 2. The corresponding cleanup standard for petroleum hydrocarbons, identified as gasoline, is 80 ppm. We have reached our cleanup goal of 80 ppm. Olympus proposes to close this site by removing the fence from around the aeration cell, removing the aerated soil from the plastic liner, transporting the liner for disposal and evenly spreading the aerated soil over its present location. Prior to spreading the aerated soil back over the aeration area, the native soil. underneath the former aeration area will be field screened with a PID. Particular attention will be paid to any area where visible tears were found in the aeration cell liner. A sample will be obtained from any native soil which has a PID reading over 200 ppm. All samples obtained will be analyzed by TPH-G. Please call if you have any questions regarding the activities at this site. Sincerely, James C. Gibbons Portland Operations Manager cc: Sheila Monroe, DEQ file; 92-4056 N / T High Fence r - • - I(// i I t4PiJOtJ. f sirs s ~yA a Z,x~,rou "i;wk CJk J EPa ox x Jx si4 ,4'y ,f k, rP ~s • c s € t rv icr o 1 ~ i 1~%xlit ssy;si xtfi~ Vra<~t' s` IFS '<4~~£ £TS ° F,{yt^.rrf ,R r.4 w``~~N EF <f .>4 `I ;s r^x4tn ;'3Y if € t 'n ffls I rzYi s 3E` %~^c ~y}~~k'wxy y~i, Rol ~~7 ~>;€r s~sa K'~'93fa sr PY S ".x. ^"Sy~~~-4 hw^rr ~f°s r~ .3~g ,J ' s ~r~Ea< i t xq Y.: ~ 1 ~xry€>'ji 3 K`k'Jy4`Sii %.i:i~ts zxisx, m "gc < s yY xarrg: uj 3 <x {r c 4 i i ( A cD 5 bi i 4'YL?F< ~ ik. <r~ '.S^AC 'z i a & s s a . fs Y~. c°'~x lZ` Ra n- ~sd..xy' r£s ~`$~Jx z##.3Ai~, ~ ~E .s<' it ~~o k r I <F.f'$ ai Yk a."t2ssa<¢dc'x "ie~ 1u`»s s e=>~u"v`J~f ~i ?rsstY'`~. rY4~y 4 Ja1_?y Rr, it a r s ss~ • J`.'aY E? 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R2h Jg'E, 3x Y` Yy'3.s ix P sf, T r 4 # ro ~'t RSQ kf<P Rxtq rx a x„y4 '>uJ Z > °%'P3J~`~, a a r 4h bEpy. agY 6Ys 3e%' 3 ;r" 1 Sf` t bO.RT cn33a k 5Y' dw" k'/'`S a I .x y).3` u1 ~3 r/Jri S`ES %.lx £a,>Y Ms R .,2WN mbv.cs~,..3..,.a.....v'r°~ rssn. ~,..x :4<.<.x',: F•? r,. • 1 I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Notes: The treatment cell Is lined with 10 mil plastic and is surrounded by a 1.5' high berm oonstnreted of native sell. LEDGEND: The hydrocarbon soils are spread to an average depth of 12. ~ APPROXIMATE SOIL SAMPLE Soll samples obtained from a depth of one foal LOCATION AND NUMBER o to m QC~ SAMPLE LOCATIONS FIGURE /\4VII11 e@ WILE IN FEU, •0 LI/7T V J Chw Sudan 6009=0 11747 sw Pacific IYO YY / 'y°••' ` ^°iJan• aIt23 •I TABLE 1 SUMMARY OF CHEMICAL ANALYTICAL DATA CHEVRON U.S.A. PRODUCTS COMPANY STATION NO. 60098209 11747 SW Pacific Highway, Tigard, Oregon Depth of Sample Date Sample PH-HCID' TPH-G' 418.1M Number Sampled Location (Inches) Gasoline Diesel Oil (mg/kg) (mg/kg) T-1 722/92 AERATION CELL 12 NO ND D - 51 T-2 722/92 AERATION CELL 12 NO ND NO - - T-3 72292 AERATION CELL 12 NO ND ND - - T.4 72292 AERATION CELL 12 D ND ND 70 Notes: Detection limit Is 20 mg/kg for gasoline; 50 mgAcg for diesel; 100 mgtkg for oil. Detection limit 10 mg/kg Detection limit 25 mg/kg NO = not detected 0 = detected Anolyticol AS'umbia ServiceSUK. August 13, 1992 Kevin Brown Olympus Environmental, Inc. 12449 NE Marx Portland, OR 97230 Re: Chevron #60098209 - Tigard/Project #92-4056 Dear Kevin: Enclosed are the results of the samples submitted to our lab on July 23, 1992. Preliminary results were transmitted via facsimile on August 6, 1992. For your reference, these analyses have been assigned our work order number K924587. All analyses were performed in accordance with our laboratory's quality assurance program. Reproduction of reports is allowed only in whole, not in part. Results apply only to the samples analyzed. Please call if you have any questions. Respectfully submitted, Columbia Analytical Services, Inc. , . Colin B. Elliott Senior Project Chemist CBE/gab 1.1p17 South 13th Avei6 P P 0. Box 479't: "T I h 206W1--112Z.:.1. --40-6, COLUMBIA ANALYTICAL SERVICES, INC. Analytical Report Client: Olympus Environmental, Inc. Date Collected: 07/22/92 Project: Chevron #60098209 - Tigard Date Received: 07/23/92 Sample Matrix: Soil Date Extracted: 07/27/92 Date Analyzed: 07/31 & 08101/92 Work Order No.: K924587 Total Petroleum Hydrocarbons - Hydrocarbon Identification Oregon DEQ Method TPH-HCID mg/Kg (ppm) As Received Basis Gasoline Diesel Ono Sample Name Lab Code MRL Result MRL Result MRL Result T-1 K4587-1 20 NO 50 ND 100 D T-2 K4587-2 20 NO 50 NO 100 NO T-3 K4t87-3 20 NO 50 NO 100 NO T-4 K4587-4 20 D 50 ND 100 NO Method Blank K4587-MB 20 NO 50 NO 100 NO Quantified using 30-weight motor oil as a standard. MRL Method Reporting Limit ND None Detected at or above the method reporting limit D Detected at or above the method reporting limit. Refer to the report(s) immediately following foF quantitative results for the detected components. Approved by aQ" Date 1,117 Snuth l:Iih Avornto pn nnv A70 c Kolc<, nnk M77 jean r_.. encu~~.n<c COLUMBIA ANALYTICAL SERVICES, INC. Analytical Report Client: Olympus Environmental, Inc. Date Collected: 07122/92 Project: Chevron #60098209 - Tigard Date Received: 07/23/92 Sample Matrix: Soil Date Extracted: 08/04192 Date Analyzed: 08/05/92 Work Order No.: K924587 Total Petroleum Hydrocarbons Oregon DEQ Method TPH-418.1 Modified mg/Kg (ppm) As Received Basis Sample Name Lab Code MRL Result T-1 K4587-1 25 51 Method Blank K4587-MB 25 NO MRL Method Reporting Limit NO None Detected at or above the method reporting limit Approved by Date ~~3(52 i 0 G00• ti 1317 South 13th Avenue P.O. Dox 09 Kolso. Washington 98626 Telephone 20615777222 Fax 206/636.1068 COLUMBIA ANALYTICAL SERVICES, INC. Analytical Report Client: Olympus Environmental, Inc. Date Collected: 07/22/92 Project: Chevron #60098209 - Tigard Data Received: 07/23/92 Sample Matrix: Soil Date Extracted: 08/05192 Date Analyzed: 08105192 Work Order No.: K924587 Total Petroleum Hydrocarbons as Gasoline Oregon DEQ Method TPH-G mg/Kg ippm) As Received Basis Sample Name Lab Code MRL Result T-4 K4587-4 10 70 Method Blank K4587-MB 10 NO MRL Method Reporting Limit NO None Detected at or above the method reporting limit Approved by C-wt f Date j3 ?C~/Z 3 1317 South 13th Avenue • P.O. Box .179 • Kelso. Woshington 98626 • Telephone 206/577.7222 fox 206/636105% COLUMBIA ANALYTICAL SERVICES, INC. QA/QC Report Client: Olympus Environmental, Inc. Date Collected: 07/22/92 Project: Chevron #60098209 - Tigard Date Received: 07/23/92 Sample Matrix: Soil Date Extracted: 07/27/92 Date Analyzed: 07/31 & 08/01/92 Work Order No.: K924587 Surrogate Recovery Summary Total Petroleum Hydrocarbons - Hydrocarbon Identification Oregon DEQ Method TPH-HCID Sample Name Lab Code Percent Recovery p-Terphenyl T-1 K4587-1 114 T-2 K4587-2 113 T-3 K4587-3 115 T-4 K4587-4 115 Method Blank K4587-MB 125 State-Specified Acceptance Criteria 50-150 Approved by Date 6 5Z 00065 1317 South 13th Avenue P.O. Dox 479 Kelso. Woshington 98626 Telephone 20615777222 Fox 206/636-1068 COLUMBIA ANALYTICAL SERVICES, INC. QA/QC Report Client: Olympus Environmental, Inc. Date Collected: 07/22/92 Project: Chevron #60098209 - Tigard Date Received: 07/23/92 Semple Matrix: Soil Date Extracted: 08/04192 Date Analyzed: 08/05/92 Work Order No.: K924587 Duplicate Summary Total Petroleum Hydrocarbons Oregon DEQ Method TPH-418.1 Modified mg/Kg (ppm) As Received Basis Duplicate Relative CAS RPD Sample Sample Percent Acceptance Sample Name Lob Code MRL Result Result Average Difference Criteria T-4 K4587-4 25 NO NO NO 25 MRL Method Reporting Limit ND None Detected at or above the method reporting limit Approved by Date 9ATAI- Q 6 0'. 6 1317 South 13th Avenue • P.O. Dox 479 • Kelso. Woshington 98696 • Telephone 206/577-7222 fox 206/636 106 July 29, 1992 92-4056 Ms. Sheila A. Monroe , „ Department of Environmental Quality DEPT OF EItYi(1J,P1niEi1TAL QDALITY 1500 S.W. First Avenue, Suite 750 RECEIVED Portland, Oregon 97201-5884 AUG 0 3 1992 Re: On-Site Treatment Program Chevron Station No. 98209 RgF(, r ~+r^ 11747 SW Pacific Highway [,0NIT!,t~p N.JT PET7,e1 DEQ Facility No. 492 Dear Sheila: This letter contains the Treatment Program for soil excavated from the above referenced site. Approximately 225 cubic yards of soil with hydrocarbon concentrations above the matrix level 2 TPH-G cleanup standard of 80 ppm was excavated at the site. The goal of excavating was to expedite the reduction of petroleum hydrocarbon component concentrations within the groundwater to below cleanup levels of the Oregon Department of Environmental Quality (DEQ). After excavation activities were complete, soil samples were obtained from the sidewalls to verify remaining soil was below the established site matrix cleanup level of 80 ppm (TPH-G). Applied Geotechnology Inc. (AGI) was responsible for excavation sampling and DEQ reporting. The excavated soil was transported to an on- site treatment area located approximately 300 feet north of the area of excavation. The treatment area consists of a 1.5 foot high berm constructed of native soil to control surface water run-on/run-off and is lined with 10 mil plastic for groundwater protection. The treatment area is surrounded by a 7 foot high chainlink fence with a locked gate to prevent unauthorized entry. Figure 1: Treatment Cell Layout, shows the treatment area configuration. Due to most of the excavated soil being removed from below the watertable, the soil transported to the treatment area was allowed to dry for a week prior to being spread to an average depth of 1.2... feet. Once the soil was spread, tilling has been performed weekly to enhance aeration. Treatment of the soil will be accomplished in two lifts. This is due to the maximum depth of the tiller blades being 8 inches. After a lift has been treated, three discrete soil samples will be obtained from a depth of 6 inches and analyzed by DEQ Method TPH- HCID. If further testing is required, the appropriate-DEQ Method will be used. The location of the three samples will be based on Organic Vapor Meter (OVA) readings from at least six randomly Environmental & Hazardous Waste Services Kent. WA Billings. MI Helena. MT Por fond. OR 12449 N.E. Marx St. • Portland, Oregon 97230 • (503) 254-7400 selected points within the treatment area. The three samples with the highest OVA reading will be submitted. When the first lift is below level 2 matrix cleanup standards (80 ppm) it will be scraped off and stockpiled on-site. The second lift will then be treated and sampled in the same manner with the analysis based on the TPH- HCID results from the first lift. Upon completion of soil treatment, Olympus Environmental, Inc. will submit a report to the DEQ as to the final petroleum levels and disposition of the treated soil. Olympus will keep you informed as to the progress of the this job and please call if you have any questions. Sincerely, James CC Gibbons Portland operations Manager Enclosure cc: D. Simpson, Chevron . l • N 7' High Fence i - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I ,F 1 I t ' s. f £ ' s i £ t 3 ,t.s £ SY 9 5 t E si s~ I E #s 5 R ~{s?ss; ~t#i£ ~.~d # rc' F' t0 k~a i ~ S£'£"~£ hd"^5 ~ £s»~{~£ 1 I s y u s t s i Y ssw. s? ,ts Er s s~ sx£ s s s S.c iYs 4 ~Fh£s sssr~ i s.~s~~ ~r~,.is~ s£' 6~~s £ s9s' m» t~£ t # 1 ' s s( 3 d : t s » s ss~ stttt .f s 3 is £sss .3F:#3„ ££r e s d ~u g; •ss 1 s F i - S t 5 5 . ~ d E £ E srk` ~ IS ..tsfs d~~t s P' t~.w s £~.5~%k ~ sE ~F ~~i:~s s`C~>,.,3F~d u~u ~r~~ ~#F~Ltr~~ +.5 ~s ~ i ' s rs if t £ i£ ,.s £ § e ~ 3 i 4 J >s ~ s 3i s u 3 ss s E Hs £#irs;d`~it s s '#~Ena#.s£' {t "i'r. 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'".5 1 1 • The treatment cell is lined with 10 mil plastic and Is surrounded by a 1S high bens constructed of native soil. The hydrocarbon soils are spread to an average depth of 1.2. o 19 20 ~ TREATMENT CELL LAYOUT FIGURE SCALE IN FEET /LTi►trZlla Chevron SYallon 80098209 11747 6W Ped9o Hllpphway 'iLTJ® TIF", clown D7229 j UST F= 1NSPECrICN RE4~%S Site Name: y4.d Date: 2 1 l~ ~ 8•~D ~a- ~ " Tim: X /D: S~ onsite/offsite Site Address: ,j 7 y7 S~✓ e Travel Time: File/Facility No.c " 3q- f 0 D o' ~ motor: S*,Ot-k. " - Others Onsite: AnAt-PW Ij.l v♦~ ~f}'6''~ _ M=ection Woe include /-T company ✓//•H ~r/Civ~dYrS / /4m K.f - --Tr~etall"/gr ip name "V0/J2 Decamu Ssion - - - UST Facility Distrib. Audit Sgervisor License No.: (note name. with - Cleam3p Soil Aeration Health & Safety Potential Site Hazards CamplBint Excav. Closure Hazards AppraiccA? / N !Js e Gl+r FAP Application Benzene Monitoring? Y (other) (if yes, attach.form) (use NOTES if more room needed) FAP Site? Y / N INSPE) R'fCN RESULTS - IN MIIANCE?(X~ N ----Plan View SITE SIELCE X-section of excavation (as appropriate) s ~phlll r' ~ - PS7IRS MMU .IN (attach) M M ES TAMP Y / N (attach results)- NOTES_(use back.-of form"as necessary) o D I Q tL, ca rr a Az S~ Sh Ce-17 vk --4ate, c a k _ rr,i ~iJ7 Pa Q /Li..+ c c .rw~ ✓ Lc c - - 341 gS~aR ~ ~7y ~ xCa Jwr ° . 5or' ~ V ___Ach~ LEPi CF Eil'di?Or~tit,E1ia QUAEISY ®r Rig f~}~ M1AR 2 6 1593 DEPARTMENT O! NGRTNdiE?T REGIGN ENVIRONMENTAi 2 1993 QUALITY CERTIFIED MAIL P 991. 115 252 Chevron U.S.A., Inc. C/o Registered Agent CT Corporations Systems 800 Pacific Building Portland, Oregon 97204 Re: Notices of Assessment of Civil Penalty No. UST-NWR-93-034A UST-NWR-93-034B Multnomah County The Department of Environmental Quality (Department) has documented numerous violations of the underground storage tank regulations by Chevron USA, Inc., at Chevron's facilities located in Multnomah County, Oregon. Specifically, the Department has documented.violations at the following facilities: Chevron Service Station No. 98209 11747 SW Pacific Highway 34 0 -00 / Tigard, Oregon Facility Identification No. 492 Chevron Service Station No. 91935 9811 SW Capital Highway ZCP -SO _ ~g3 Portland, Oregon Facility Identification No. 1243 The violations include failing to submit required information, failing to investigate contamination, failing to submit required reports, and failing to prepare and submit a Corrective Action Plan. These violations are mostly Class I violations and considered serious violations of the underground storage tank.- regulations. Additionally, the Department documented a violation at Chevron Service Station No. 9-3939, based on Chevron's failure to report a release from an underground storage tank within 24 hours. The Department is not assessing Chevron a civil penalty for the failure to report. However, if in the future Chevron fails to report a release from any of its facilities within 24 hours, the Department will assess a civil penalty for such violations. 811 SW Sixth Avenue Portland, OR 97201-13' .(503) 229-5696 TDD (503) 229.6993 DEQ-1 I BEFORE THE ENVIRONMENTAL QUALITY COMMISSION 2 OF THE STATE OF OREGON 3 DEPARTMENT OF ENVIRONMENTAL QUALITY ) NOTICE OF ASSESSMENT OF THE STATE OF OREGON, ) OF CIVIL PENALTY 4 ) No. UST-NWR-93-034A Department, ) MULTNOMAH COUNTY 5 v. ) Facility No. 492 6 CHEVRON U.S.A. INC., ) a Pennsylvania corporation, ) 7 ) Respondent. ) 8 I. AUTHORITY 9 This notice is issued to Respondent, Chevron U.S.A. Inc., a 10 Pennsylvania corporation, by the Department of Environmental it Quality (Department) pursuant to Oregon Revised Statutes (ORS) 12 468.126 through 468.140, 466.895, ORS Chapter 183 and Oregon 13 Administrative Rules (OAR) Chapter 340, Divisions 11 and 12. 14 II. FINDINGS 15 1. Respondent owns or operates.Chevron Service Station No. 16 98209, located at 11747 Southwest Pacific Highway, Tigard, with 17 Facility Identification No. 492 (facility). 18 2. On January 9, 1990, Respondent reported to the Department 19 that the facility was contaminated with hazardous substances 20 (petroleum) from an underground storage tank at the facility. 21 3. In a letter dated October 5, 1990, Respondent said "we 22 anticipate installing additional monitoring wells in order to_ 23 define the extent of hydrocarbon compounds beneath the site." 24 4. By letter dated October 22, 1990, the Department requested 25 that the Respondent develop"a Corrective Action Plan (CAP) for the 26 facility. 27 28 Page 1 - NOTICE OF ASSESSMENT OF CIVIL PENALTY (CASE NO. UST-NWR-93-034A) l J Applied Geotechnology Inc. TABLE 2 Analytical Summary - Groundwater Chevron Station No. 60098209 DEO ID No. 34-90-009 Tigard, Oregon ":.BTEX EPA Method 8020 . Sample Sample Benzene Toluene Ethylbenzene TOtel Xylenes I D: Date m m m MW-3 6/26/91 1.3 0.025 0.29 0.16 11/11/91 0.96 0.013 0.066 0.024 1 6/29/92 0.344 0.008 0.064 0.061 9/18/92 0.827 0.006 0.066 0.021 12/23/92 0.346 0.003 0.035 0.041 MW-4 5/22/91 0.16 0.0057 0.024 0.160 11/11/91 0.045 0.001 0.0008 0.002 6/29/92 0.002 NO NO NO 9/18/92 NO NO NO NO 12/23/92 0.001 NO NO NO MW-5 5/22/91 2.0 0.370 1.1 2.6 11/11/91 0.52 0.02 0.14 0.22 6/29/92 0.530 0.044 0.162 0.450 9/18/92 0.446 0.050 0.122 0.411 12123/92 0.673 0.234 0.692 1.67 MW-6 5/22/91 1.8 0.041 0.91 1.6 11/11/91 12 0.041 0.82 1.1 abandoned MW-9 5/22191 NO NO NO NO 11/11/91 0.0005 NO 0.0003 0.0007 9/18/92 NO NO NO NO 12/23192 NO NO NO NO MW-10 5/22/91 NO NO NO NO 11/11/91 NO NO NO NO 6129192 0.041 NO 0.004 0.002 9/18/92 0.021 NO 0.002 NO 12/23/92 0.017 NO 0.002 0.001 Mettwd':Re rtn 'rLImR : 0.0005 0.001 0.001 0.001 DEO"Clean 'Leveid 0.005 2 0.7 10 NOTES: mg/L = milligrams per liter which is approximately equal to parts per million NO = not detected at or above method reporting limit MW-6 was abandoned by AGI on 5/28/92 MW-9 was not sampled on 6/29/92 Method Reporting Limits are for 6/29/92.9/18/92, and 12/23/92 sampling events; Method Reporting Limits for sampling events prior to 6129/92 vary. PROPERTY LINE J i ♦ 1 LEGEND M49 Groundwater monitor well. 00 ♦ / 144.2y Groundwater n ! le of casing CSS devotion MW-6 i 0 Location of abandoned monitor well (Aoy 29, 1992) ♦ 00 / / 1\® ~oSO Groundwater surface contour line (December 23, 1992) \ -tPNK F~E~O 1, L___J [pproxlmate former location of underground storage tanks / Toe of Embankment \ NE.p) 1 Survey benchmark, a water meter cover, assumed Tank-Oil i / elevation of 100.00 feet i Heating Oil Inferred groundwater migration direction (December 23, 1992) Property Tank , All elevations measured in feet 1 Line I Ste contour Interval - 0.5 feet Jl M WI O J`` 1 e go'6 MW9 I l t ~ N INS Q J 1 ~ pr// ` Air & Water 0 MW6 0 30 60 o M~W5 Scale in Feet Fire Hydrant 9tih 1~W4 ea~ P Base Map: EA Engineering, Science, and Technology, April 1991. 1 9ya 1 v`' rag 45-93 '00 Applied Geatechnology Inc. GROUNDWATER ELEVATION CONTOUR MAP FIGURE 000000 . ® Geons•JvdcalEngneenng December 23, 1992 Geology a Hydra)eDlogy Chevron Station Na 60098209 Tioard. Of9o0rl .pe M1MEER aR~wM ~yQRWEp i ~E RE.v ED DATE 459tH 14'VI [r-~r~7~/T/ 1!18183 li)1s E!,I C=~ AUG 131959 ~ ~ ( V\,/ ( File Original and WATER WELL REPORT state well No First Copy with the . `rte y STATE ENGINEER. EWIGINEER STATE OF OREGON , SALEM, OREGON State Permit No..... v (1) OWNER: (11) WELL TESTS: Drawdown is amount water level is 'o lowered below static level Name !44b was a pump test made? r O' Yes @ No If Yes,.bY Whom? I 1 Address 9 02 5O S sci_t-' A vieYield: gal./min. with ft drawdoym after i•:' - (2) LOCATION OF WELL: Baiteerr testpnG gal./min. with tt drawdowm after , f. County Washingt(Qgmer's number..lf any- r' - Artesian flow g.p.m. Date ! ?i. ii Section T. R. W.M Temperature of waternOlWas a chemical analysts made? O Yea, b , Bearing and distance from section or subdivision corner (12)' WELL LOG: 'Diameter of well Inc: Depth drilled _C~n . ft Depth of eompleted'Wen Formation Describe byyera Color, `character, size of matet{aI and structure; shoo thickness of aqufl and the kind and nature o} the mata~ t~4~n e atum:penetrated, 1111t, lFasttm+e- frt(("!o*, [aS - 60.61 £@a::..3$-.'P18 1 tt( awTraudi'.. mom'.. (3) TYPE OF WORK: (check):' New ~WelM . Deepening.❑ Reconditioning ❑ Abandon 0 Tt abandonment describe material and procedure in Item .1L. ~O'PROPOSED USE (check) (5)'XPE OF. WEM' . r -r <L +<Q~l;~k" La rg `s : .jai ,x:(ta'~i Domeatlc Indusuui- P zwx pal, R4~ ='{3 ~ brlYpn .j3 . - l6s~ i tit r3Qa>3yA17 JeytM ~O : JrrQstlon 0. Test WeB.'0 Ofih (3s K~Gg xb ❑ t-,rte ?7 . .i+. Yd4.rah3`0`,~. i . ~L e 'r? l ,;i."' _ Oil t) I~~" iMC' ~ a (s~ CASING TNS `1 ~e1da N-2- 'Dfam Sram-c t d7'r1= d"ef 1. sFsXt>•.: s DRUM s,`,: u Dtam. tram.+ !Y qt ytq v` P ~..sF"'tT:'~+.rD18a1. !tome..,. e ` e.0 ~ f i ~U)1d~ n. 1 4 } a @ N( ~'ee` T e! ~S. ' (7}EliF,ORATIO Y Y ~tl3 y T ~t_ f erfoiator used , .d;, yy, i~P~~ ` sr ~s _y I~ I tsY~ aT tierlorattam "+i i•"di pertoratfoiu'-- *T •;-'ti3' ty c s: i r'~lty u. o y wl .~}ae '~Y".~.'e'r r; ,.;,1 c Fr + 9 aL pe;foutto t t. r c. ~d a x S~° y>* {.fe~ •{~`yi ~ aye l{a~t"' •1 .~'~..,j.-.r- DerforatlTro f S a iF%c... ~ e 9": r ti x#ora me - w~ R tlona x u'+'F y7~.t}o 4.m rte'. 25 (ltr '^J4. t` /~.v . •s,('6 Pertoratlohs Yes'r or '-t ri F Sar41f' " ai."'~ Manufacturer's Man I ~ }.j •.r. gyn. Slot size SGLYrom fi t0' it . l 3 { < r. r xya sot size - set L.Pm ft to ' ft Work started Atyd~~ da f~Q. completely AYfIDr:+R "r'19t r Y (8) CONSTRUCTION (13) PUMP: ' Was well gravel packed? ❑ Yes 0 _kc, Size of Manufaeturor'e Name -Gravel placed from ft to ft Type:.:... B.P. Was A surface seal provided? Yea ❑ N. To what depth? ft Material used se°l- ban trtnit 3 Well Drfller's Statements Did any strata contain unusable water? 0 Yes 0 No This well was drilled under my.- jurisdiction and this report Type of water? Depth of strata true to the best of my lmowledge and bellef Method of sealing strata off NAME 14".1& vrinei.._- (10) WATER LEVELS: ' ersom. ar W om Sintic level ft below land surface Date Address ~L.1Q Arez.on_.._........_.._~.._._.._.._-:_._.._.--..._-. Artesian pressure lbs. per square inch Date Driller's well number /ar.... ///JJJ Log Accepted by: F• (Signed) .11 D let) 9 [Signed] 19..a{ $ - e~ ro - - License No....._- Date ...emuB 17Y._' r • rt; ' . - f (USE ADDITIONAL SHEETS D' NrAmssARY) Otuu1NA1. WATER WELL REPORT File Original and State Wcll No. Duplicate with the STATE ENGINEER, STATE OF OREGON SALEM, OREGON State Permit No. (1) OWNER- J (11) WELL TESTS: Drawdown is amount water level is Name lowered below static level All, Was a pump test made? ❑ Yes y7 No If yes, by whom? Address Yield: gal./min. with ft. drawdown after (2) LOCATrION /pJF„WELL: Railer test CY gal./min, with QL7 It drawdown after County /n jfj per's number, if any C.bbvKKK Artesian flow r g .p.m. Date t: Se on T. R. W. M. Temperature of water.5_A/4V2s a chemical analysis made? ❑ Yes Rearing n distance from section or subdivision comer (12) WELL LOG: Diameter of Depth drilled 4 7 ft. Depth of completed well ~ t7 Formation: Describe by color, character, size of material and structure show thickness of aquifers and the kind and nature of the material to atTataM penetrated, with at least one entry for each change of form MATEafAI. FROM T 611 - TYPE OF WORK (check): Well Deepening ❑ Reconditioning ❑ Abandon ❑ A If aband t describe material and procedure in Item 11. gr 47 (4) PROPOSED USE (check): (S)' TYPE OF WELL: Domestic Industrial ❑ Munfetpal ❑ Rotary 0 Driven ❑ 10 0 Cable ❑ Jetted ❑ ~tion ,Test Well ❑ Other ❑ Dug ❑ Bored ❑ (6) CASING INSTALLED: Threaded ❑ Weld ad{~~~-~ C Dim- from b ft. to'.. It. Gage' 15, &Atl " Dlam. from ft to`_. ft Gage " Diam. from ft to ft Gage (7) PERFORATIONS: Perforated? ❑ Yes f~No Type of perforator used _ SIZE of perforations in. by. in. ! •;I~ y I t perforations from it to ft , perforations from ft to ft i7 1 1;;:~C? 410, perforations from . K to ft. f perforation/ from _ ft to ft L _ perforati6m from ft to ft - ~1 J (8) -SCREENS: Well screen installed ❑ Yes O~No tactureYs Name _ Model N1. Dim. Slot size Set from ft to ft. 19 Completed 1 Diem Slot size Set from ft to ft Work 92n2ga,94 42 CZ V (4,ZCONSTRUCTION: yyyy~sss (13) PUMPt xen gravel packed? ❑ Yes Na Size of gravel: Manufacturer', Name Gravel placed from to ft Type: Was a surface seal provided? ❑ Yes ❑ No To what depth? ft Material used in seal- Well Driller's Statement: Did any strata contain unusable water? ❑ Yes ❑ No This well was drilled under my jurisdiction and this repo Type of water? Depth of strata true to the best of my knowledge and belief. Method of sealing strata off / NAME .~..G./ 'Y (10) WATER LEVELS: (Peron, irm, or corporation) (Type or print) Static level ft below land surface Date Address /?N Q Artesian Pressure lbs. per square Inch Dat Driller's well number.aFe Log Accepted [Signed] lP [Sign / 19 e Duller License No Date Dateer It (USE ADDMONAL SHE= IF NECESSARY) v J NOTICE TO WATER WELL CONTRACTOR . The original and first copy i of this report are to be WATER WELL REPORT filed with the I , - S State Well No. STATE ENGINEER, SALEM 10, OREGON- STATE OF OREGON within 30 days from the date `r (please type or print) State Permit No. of well completion. (1) OWNER - (11) WELL TESTS: ~~oyrarewreed b'melo staable leevel level is Name ~7/e ra IM eI _ H.... Was a pump test made? O Yes ~NO If yes. by whom? Address d Yield: gal./min. with ft. drawdown after /tee t ~2 ~I +t (2) LOCATION OF WELL. sorer test %O gal./m). with to ft draw-wd. after County I /f/ yet T Drillers well number Artesian flow g.p.m. Date Si V4 Section T. R. W.M. Temperature of water a//,Was a chemical malyale made? ❑ Yea seating and distance from section or subdivision corner (12) WELL LOG: Diameter of well below ceafpg Depth drilled 7~ ft. Depth of completed well 7Y/ Formation: Describe by color, character size of material and stntctu+ . show thickness of. aqui},' and the knstl and nature of the material i stratum penetrated, with at least one entry far each ehanpa of forr MA7ERIar. FROM ,TYPE OF WORE (chdtk):;.:. - Well ❑ DeeDenLnL//~~qq,,//Reconditioning El Abandon O O i If abandonment- describe material.,and `proeedura.la Itom1?. 09, i; (4)"PROPOSED`,USE (chec7c) > i PE OF'WEI:L. A2 Domestic Industrial ❑ a `Ya. ~~{'fu.. `Cable ;W,„"tTetted - fy~.,...IrriBatlon' p Test. WeIl r. Y = `(6) = CASING INSTAL141EXY • D1am. from' v t .r;'~ e.+~>'w~" "Diem. 4atu ~ ,Y,`Hm yr x a i t 7 u.., o .s.f3`-!ar . t _a'+t' ~ 4 ,"!r "Is" •+t(7) tFERFURATIU fen} a 4 R 4l4aaeY tof.petYOratot needs f . F [_,j•_^. '4r ..ir .M.'m perforstiOpA fn, by°:: Wi 1O.'t t,"*. a r l,K;: C^ .Y ' 4 Dettore" .syyp. ♦ i°i :S'r IR alt n4' Sty }'S .`t \ 3` 3 r'? I ~ s +fk r~!Y"~yY4, ~=ti~ E^. I'r~ X14 yC 9ri .a'S .r-'_ p~e~t~~~r? 1V~t~u~6 la a`Ay' t,( •~t.. ,~i?'"'#++Ci' r.;GI. d rp,.tl i7~ ,y~F 1a( V, I~ .1 .a J I H 1llf Y a ..,Y Y~ Kt+.c Verfo y.. •t 'fit f4 Y^l ....;Illfff... is r L4 pertora donRt -°Ft•.%(° --•-^r-.- x• t. (g) SCREENS' x~~.~M'a~a,)ccrsm~OlGSta11'ed9''~]4Ytl~ITUkia r`:~ '..'°fw u6/•ii'•`~' lmtacturer'e Name• ~'yr i Ai 1::1 rr F' P'i"`.+ Modal No • r,:., t e Slot size 'ser nom tt.to ft. work darted 19hi, it D 19 completes Ae.• z7. D1nm. Slot size 9eE.ftom tL to fL Date wen drilling-machine moved oft of we11ep']7 (9)'CONSTRUCTION: ' (13) PUMP: :i Well seal-Material used In seal Manufacturers Name Depth of seal 'fL Was a packer used? Type; H.P..-_ _ Diameter of well bore to bottom of seal hL . . i• Were any loose strata cemented-off? ❑ Yes ❑ No Depth Water Well Contractors Certifleatfon: Was ,drive shoe used? O Yes ❑ No Thb well was drilled under m9 jurisdiction and this rem . Wae.wall gmvd'pncked? ❑ Yes p NO Site of gravel: - true to the best of my knowledge and belief.. tr '-Gravel placed from tL to - fL NAM Penon film o c mrwreoni (Type ar pm Did any strata contain unusable water? ❑ Yes El No ~j ( r - Type of water? Depth of strata Address _.-~./n~iaa~r+•. Memos of seating strata otE Drilling Machine Operators License No. (10) WATER LEVELS: n [Signed] ._-..-_.-(.t1- - Static level 1 7 ft. blow land surface Date&t s q, vntcr well Copvactar) Date - Artesian pressure lbs. per spuare inch Date Contractors License o. 010 ` (USE ADDITIONAL SHEETS IF NECESSARY) 4 STATE ENGINEER Well Record STATE WELL NO. 1 Salem, Oregon COUNTY _ T APPLICATION NO. MAILING OWNER: - - - - - - ADDRESS CITY AND LOCATION OF WELL: Owner's No...._._......... STATE: N. E. Sec. T. _ S., R...._....... W., W.M. Bearing and distance from section or subdivision i corner r i a Altitude at well TYPE OF WELL:. Date Constructed Depth drilled Depth cased Section CASING RECORD:. xa _ l FINISH* i d `,...-r~._ .<y~}r ;!is4y Vkz: •$.lir~'R4.*~ A UlF.ERS,•, 1 r e. +,~a z4 ry -n.. , 'r ♦ S!ya, 'A WATER ¢ nt t •.#^m ~'~-C~2"ds3 it {p 1 `~E~~ ? t}f Yt1Ngh~ r... PUMPING EQUTMENT Type H.P. :.Capacity _ GPM - _ " " WELL TESTS: Drawdown ft. after ~ hours C Drawdown ft- after hours C USE OF WATER -z?u. Temp..-------.. F. SOURCE OF INFORMATION ---~la..... . . DRI ,LER or DIGGER ADDITIONAL DATA: Log Water Level Measurements Chemical Analysis Aquifer Test ' REMARKS: sate Prinft" w1a _ STATE ENGINEER Well Record STATE WELL NO..ZVj t--- Salem,Oregon COUNTY .................•---,-Nlr APPLICATION NO..... Q MAILING OWNER: --------•_Qrf~ rlru_....... -ADDRESS: CITY AND LOCATION OF WELL: Owner's No. STATE: N. E. '1a --'/a Sec T. S., R. W., W-M. Bearing and distance from section or subdivision corner t = I ' Altitude at well TYPE OF WELL: ..e(_- Date Constructed Depth drilled _J-!a6T_7e.G._.__ Depth eased Section CASING RECORD:. .4 Mgr as r z s ~ .i Y .~•T fn f ilk-%.. Y ?J~ Y SY-. K r .AQUIFERS ry'~.'r P$r t`u;a 'aI kt + -i' -w y „r~N MMV, ¢ . WATER r y {.~CI ~"j'SA: M V- PUMPING : v EQUIPMENT: Type H.P. Capacity G.P.M.. ' as ` WELL TESTS: Drawdown ft. after - hours ' G.: Drawdown ft. after hours t USE OF WATER Temp. °F........................... 19 SOURCE OF INFORMATION ._ZC~....~.. DRILLER or DIGGER ADDITIONAL DATA: Log _ Water Level Measurements Chemical Analysis Aquifer Test REMARKS: Stab prlnuu =8 STATE ENGINEER Well Record STATE WELL NO. Salem, Oregon COUNTY ...._...._..ut.2,~ APPLICATION NO .............O MAILING OWNER:.......... E.:.r R _..Clz - ADDRESS: CITY AND LOCATION OF WELL: Owners No............. - STATE: N. E. '/4 ..__.-_-..Y4 Sec. T. S., R. W., W.M. Bearing and distance from section or subdivision corner _ t i - - - - - - - - - - Altitude at well - - 1 i TYPE OF WELL: .i Date Constructed Depth drilled-_laoo L- Depth cased.51Q~' Section CASING RECORD 8 Y Y ~ t FIIdISH 'w gL~ . f K rt,, r x -~.c ~ ~ L If n°' .Y ~ e o 7 i'.a.2 i fS~ .>..,}t s F. tf•~,?` . AQUIFERS rs-. za- y~i° 1-'VR WATER PUMPING EQUIPMENT:' Type H.P. Capacity GY2L WELL TESTS: Drawdown ft. after hours G. Drawdown ft after hours G. USE OF WATER Temp. _ °F................... 19 SOURCE OF INFORMATION d DRiT LER or DIGGER ADDITIONAL DATA: Log Water Level Measurements Chemical Analysis Aquifer Test RRMARKS: ca~'9 state Prins[ emla \ J7~-t File Original and { S. 96 ~PER WELL REPORT First COPY with the .M •i r. . State WlII No. . STATE ENGINEER. _ + ATE OF OREGON SALEM. OREGON State Permit No. (1) OWNER: ai)•fli~iy'-"' Cn~F.; . Wi111a (u) WELL TESTS: Drawdown is amount water level h Name lowertd below static level @;; Was a Pump teat made? ❑ Yes IX No If yea, by whom? Address lQ']~Q .S W 85th Yleld: eat/mfg with ft. drawdown after ?ti ?ord. Oregon , (2) LOCATION OF WELL:' " countyWashineton owner's number If any- Bailertest 'h5 gat./mimwlth 35 fL drawdown after l Artesian flow, g-P-m. Date Jam. Si Section 36 T. 'l S R l W W AL Bearing and distance from section or subdivision corner T-~perab°'a of a°a4r 52 Waa a chemical apalyds made4 Yn (12) WELL LOG:. Diameter of weB . Depth drined 7 ft. Depth of completed well l . Foimttlaa: Deae+ibe. Dyy color, character, at= of material and strueta shorn Mlo.':rasss of aQ Ym and the kind and Paton o1 flu material: atratugr.peaelrrped, tolih at !sort ow try for oath change of ion ' !Boaz MATZR AL . (3) TYPE OF WORK (cheek) S f! t+, e'i l f1W i ay : . New Well 13 [7 Deepenme-.❑ Recamdittotdng Abandon ❑ _ (h 13 I t abandonment, dmcrtbe matarlal and proi•'eC=0 Ja Ae n IL, 4 atreh ks of hr D' SOPOSED' IJSE (bheek) r . ()'TYPE OFWEY.L l ~jm At 9 - -vP !.-U ~ L770f1 rock. Waf:e - DA2CL --3 All omeWc 7ndW41a1,t0 aaa Wla❑ i}'m•„ Drlvm iNii'l.<.,• e Itrigatioti' [Jetted. •p `-aFa•n ..r b. a; „)J4tg C] gored.0? x'„ a.. .'.7!-t a '~`9a {it o r M r a 6)CASINGS TAL MD. a r~ a ~ HdeA f_Y ty' y€.'i.' ' a~ .an • . a y i y as "~^Jk.^r._i y/ L ftt. klptL .Gage l _ lA ~ fL tOV .s sC t - SLlC Y r r F . I i a i'ti t« ,.may ~-3 a c ~e a~aa. ~ ~ .S' 'nH i.. ~ j✓ T i h+> it 4t,,; b 'f1Yee Q o Y~Y r Y rYd r 7 ` v, tr 7) rEBFDSATYONS; tedy';13 x. fn; 'f ~YCtoratiom'4om ; ~i~+,to ip 5 ~ ra / ' : ~ Kl i yin aoas 4om fi Lrto .a..~+ ,y fr `v Rr , ~'t R 44, t0 (8),SCREENS: r'' WeBacrem~mfaBed`' ❑Yedt (~,N r . 0 Type Mo&a No. DLm _ Slot give. 'set from ft. to LL / . Slot d Set rrom x to tt wort started' : 8 130 /(,l " lg . completes o /A /hl , (9) CONSTRUCTION. (13) PUMP: Was well gravel packed? 0 Yes 1] No Size of gravel: Manufacturer's Name Gravel placed from ft, to fL 'type H.P. Was a surface seal provided? ❑ Yes i] No To what depth? fL 'Materiel used In seal--Well Drllleen Statement: Dld any strata contain unusable water? - 0 Yea' [ENO This well was drilled under my jurisdiction and this repo a : Type of water? Depth of strata true to the best of my knowledge and belief. 'Method of seatins strata off , . '.NAME -SteJxm lan..Bros......--._.._.-----' (10) WATER LEVELS: Reason, anti, cr mrporaaonl tlvpe or prm:) Shams level 3L / Addresi5112-8.._Z.....McLa . ft below land surface Date (l •r~+~~+y_-~~]-1=ialljS12...22.y... Artesian' pressure lbs. per square Inch Date Drillees well n ber . Log Accepted b . ^;;.5/.lowmep./('~gT [Signed],. e1 D_Jf-''' atef!Q-!i~.l License No. 5..."----..-_.._..........._--_ a ...9%a/Li 19 (OSe ADDITIONAL slmETs tr NECESSARY) - - - - J ~ 1 % ~ J ~~1~~ J ~ I i U I'~~J '~J ~ 1 e] -f ~ ~ 1 ~ ~ ~ iYT, i ~ f 13+~ 88 TO RE-ENT ' ' fog oLC =w WASHINGTON C01 +VTY REGON ~.(~ALE I"= 100' Q I ~"{'Al POIHT ~ ~ 5E CCR ~ ~ ~mQ SEE MAPI I 36CA / N ~i ~ PIENOLY ACAES j~ J wUPZ EMO~ n HE COR - - Sy1 ,p ~ C H PfAffLE ~ 7 689°4B~E _ ~t rOP µ e t~r5 ge2~6~~>':~,,~.~`~ S T r Nwcoa CR 9 5 ~ R ~ ~ e 1401 ~2;2;;-,,Fi9E RAG Pfk-F,~ HAMMER J P ~ .c _ 84-40597 i _ - v ~ t*p .T A4( ~ 12985 10585 iJf 100 II 15216 e ~ r q7 [00 600 150U ~~4`01-.'. 60 - s' I 54 Ac i JG4Ac 134 Ac «3~(j~* 200'' !02 101 I sE ccF ~ 1400 - - AFL RFAS I .74Ac .87Ac. ap 69Ac .33Ac I s o 's ~ + ~ ~ o dd Ac J I r.~o p y , m 'Q ~ a n p ~ - ti ~ i l I N nl h W ~ 9 1 F ~ ' o ~ _ 'N ~ n Rah t i ~ r i ri ~ " _ r # ~ o o T \ ~ ~ -avC~llE' TAX lOT ~ - i y . m Q o Ta-, e,.o 900 150 I ~ m '~r 1 z . r n ~y P e 1500 ° A7,~9„2,2001,t h N I' J~ 9 0 21 y I Wl~ ,n *~"'a,.{Q.Q:-~.,s`r.:3 y~ N ~ s ,1 5A ~0 88 AC J a ' - ° N, 4 ` 100 \~y 5 0 , E s 3} m 1 -N o _ m \ y ~ 9 ~y + ~ ° N ,r b N 47Ac ~ s e ~ N ~ ° , 402 ~ \ y o ° 1 N', 0 r l 7Ac ~ w ~ ~ 11 ~ , - ~ I 5 s N o F k ~ v 1 4 1 ~ ` c O T I ~ .1 ~ m ~ _>ra4?`'~ ~ ~ ' ' ' - ~ 15z Is 1600 ~~'a 12r 0 m 0 J` .,ffi_, ~ 08 310A o \d 95 Ac r ? 1 116 2 I 130~,~~ aq a ~ - - ~ ~ ; ~1 3 o 0 e>; 3l A e " a ~11 - o h a 9 _ ~ 1700 ''\a ° ~ E 1 --!JO off; _ z~7 i,o , _ h ~ z n n ~'I, J1o 1601 m' %66 ti21 N 83°28 r ' 42 C3 r r S 0 8 v ~0 .SAC O s X56 ~ + I00C ; I.~O:a In - s \ °y c 1~ 9/Ac 1501 ~ J94~ ~~77Ac to - n0 \ 399 1 0 ' 99A \ ~ T c P ~ ~y\ O ~ ~ ` I _ ~p ! 1 d1 J 1 „1 W d' f w ml ~ " C d ~ ~d 1 s a I m b ~ V J N~ ~ • ^I 61 ~ ~ J i~' i i` J s ~ T i s 5~ ~ ~ Y. 1 ~ ~'t ~57~6~11 .56 AC. ~ ;F, S89°2 ~ ~ s, t 7~irvii,v 240 1 I a Il ,~-~_~-z~ SE COP I 1 ; ' ~ ~`fl`i ~A -t ~ ss~s 2 Ai,so a 2ne s ° ~ y Irk 265--_- ~ 2 3 85 ~ E '0i s ~ 1' N85° IJ81 'V r" ~ ,Jl~~ ~ ~ 22 30 % I76 nl ' f 2200 ~ 3435 H~ ' 1 9 SE COk ' 554Ac ~ o zcer~ ,18,E ~~A 08P v5 ~o a S ~ 2000 f 1 C - C E.-r~-+3 i- z~ /J ,I ~ sss°4 !257Ac 1 ! fa I OE f .4 ~ ~-sa - 1 ' y~~ ' iF ~ ~ - `.'EE R1AP ' ~~a, ~ %e~" Q ~ oo - of SEE MAP ~ ~ ~i o I.,' 360 C 1 s a ~ > ~ o N ISI36CC / k ~~~'`~~0 ' r sc 1` o~ r e 4B7°11 r ~ m ~ ✓ ~ ~ - 20A ~ ~ I i / , 111''' / ~Crv ~Ir'Ig 'IP 24 ry ~L _ 2,nn / ° ° ~ ~ - - y ~ - ~I - ~ F~,~4f40~ 3 - 7- f5 N lJ ~ 1 ~ ~ f v! h I a r,i~ ~4i 3F t ' - ~JVU LL 4e3`52 ,o _r ' ~ `i00J ~r ' ~ ~ ~ r n ^ > c ~ L.L., ~ I ~ " 17 155 95 In '11 I ~ 98~ ? N ,1 ,L - 2600 . > ~ 1 NI o L , ~,i ~ ~ a a _ a~ a i 3e ~ 16 13151 N 12999 ~n I 2700 _ 3800 N - _ _ _344 ~ 7 m c o - i O _ o N ~ N 3 r 1 , \ ~ ~ m m rv r ~ ~ 1,1 2 Q. t N A ° m ,Y _ _ n O 142 9z 4 m 15 116 41 ~ _ I ° I _ _ N l I I ~ h 3700 2$OU g I ~ p w 1 P ~ ~ W ~ Y1 N h ~ m / h ~J ¢ E ° F Y 5 14 f a 15776 ~ Iz313 ~ # Q , e I 3600 ~ ~ m 2900 ~ E A N { / i r ~ ~ ~ 2~,, Q, ^ b N ~ ti W~ -Its 2a 6 ~h h 13 lat+9 ~ ~I a h a 3500 m N8a°15'20~E 'ti I u ~ ~ N 3 m 3000 L ~ ~ m r ro N ~^~J49 P .j _1~ r o r W n .J ~ 1 ' 101 43 7r ,°y ■ IZ Z , i ~ FOR ASSESSMENT PURPOSES ONLY I ; N99°32 E ~ eo 4 9 ~ a 3400 Z ~ J4e eZ,E ~ DO NOT RELY ON FOR ANY OTHER USE b NTA°o 3° ° r BQ ~ ' 4 ~1 ~ ~ I e #Oe b 9~"~ °p30 E I ° e 30`E °o ~ Ni4 I i ~ i - x~T 3 a~ - 9 4s ss 23 y` 3100 ' 3300 W - I o 3200 ; ~ n 10°0 ,l h o O o O I I I ~ ► °f - ~ I FO ~ r~ ~ J I rte IJI o et SEE MAP r ~ 1 Jtl B6 IXITIAL POINT ~NMCOR, ' _ ow 1 e a/a J I I T G T.IN OAKS ZSI I en e85°41 E 5385 I S 1 3G D i , a - _ ~ R l YY YY fVl - _ , . , V1V JCS t t ~ ~ N COUNTY OREGON WASNkNGTO .~I„" ~ SCALE - SEE MAP I~~cv ~f CANCELLED T,)'L4TG w ' Is I 3~ac _ •c~> 2G' ,6G0,8UG, 231, ~~~T ~ S~ f;OL, u0', 2GJ, 120, 2E0 2602,300,,5-3,1002, E Luc SP S ~ 168 95 - t43.85 X51 '78 lab 5 I APPROK 260 E OF R 1 200 IQQ 1 i kw EOa LGT M 1tETZ AC T y 301 3AC F+ I a° IO B6 ~ ~ 401 ' p /6~C I O ~ I 85 102 4 ~ 19 AC ~ n ~Itt N ' 501 500 502 OI ti',:c ~ ~~o ylh:o~Q, J ~I 1" ~ ~ r; 7 90 C I'' n 1a n ~ f r "44 .,~.as~.'~.+a (J FI - L c ~ 4 r I ° 74 32 +"'r ro ~w M" UFO y~,~ V ' ~ ~ o erla.,r ~iQ ' 6C 3 ~ r ~ : , ~ ~ - , , ,~o ° M 11 ~ .06 .,~.1. ~ ~ ~ ~ ~9~5 a9°~03 - ~ 2 ~5 , r ~ ~ ~ 203 20 8 5 Icz - ~ ~ , ` ~4 ;z~ Y 207 206 I ti ` 213 ''',d i `b , ' - ,,s . ~ E, UL C ~ 21=: W 214 w " ~ n t_~~:E RlcHm~'~s: 4800 „ n y It„' Il.~ P' ~ ~ o c ~ n l ~ 470 20 Q - ~ - o ~d a _ 701 a ~ l9 s ~,`a- .r ~ ~ 14 0 ~ 13 e 12 S ~ ~ 3 - 2 - I C L, D ° 73AC t172o Jt I~ .~A ~ z{° ° v ~ N ° = a wz / o ~h fq~ o~~ N 69o 46 CY W ~3~~aq, I a ~ c Er o, 1 ~ ~ ~ n 83 48 C>f ----Q d 9 `y IU5 5t g 3, i ~ a,~,~ ; ° r h $ 5 h ~ a w `^i ~ I~G 4,~ ? - ar ~ h 69 60 7 50{ r n ~o s 216 2 ~ 2 ~ ~ ' 212 ~ z )6a o 5 , ~ 6" , ° a n i ~y 4900 a op ~ ~ , ,3r~- S s~AC 4600 `I ~ R C. 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' ~ . , ~ ; , i ~ j . 4 t , 1 ' ~ , ' ~ ' , ~ ~ , ~ ~ { i ' ~ . - '4 S _ ~ ~ . ~ ~ • ~ ~ ' , " ' +14 V ~i J 1 4 ° 5' ` " ~ ~ `y . ~ ' , ~ i ~ ~ ~ t EXISt1NG '$UIL~INGS~ ~ ~ ~ ~ J , '-"V ' _ ~ ~ 44 1 ; a. ~ ~ - a 4 ` r - i ~ 4 I 1 ~ : ~ „ ~ , { ti ~ d ' 4,a' 'f~ ~ ~ ~ . ' > PROPfJSEl7 .FENCE EASEMEN.~-~' , r ~ ~ ,~,,.,:y r ,.r'' f" , ~ ' , i ~ 4~.~.:w ,~r'~'1~~. ~*'w '~}+''~,,r..~~. a• 1"r ,.w4.r.r.~■ '.w,~~~ +w~,*..q~ ~ 4 ~ ~°'x 1 ;',e st s ~ ~ ~ " i k2~~ f ~ J i, 111 , Jni~ h • ~ \ 1 ` , i 1 ~ ~ ~ r ~ ~ , ~ w , ,W , i 'f' s M , C . ~ ~ . ~ - " J ~-w ~ ~ ~ _ i ~ ~ , `'i• r,. "a , 4 _ ~ ' , ,„w , , . . , . 229 r " r ~ ~ . , . t , , . a 4 - ~ la2~2.8 ' , , , , . ~ . ti _ 242 "'1~..~f!' , ~ r i . ~ , , , , ~ ~ ' ~ ~ ~ ~ . , 1 ~ . , ~ , , , z~~ . ' . . ~ CONSTRt1C.T `DETAINING,' LL ~ . , , ~ _ ' ~ ~ a ' • . , . ,1;... , . _ ~ . , ~ a ~,,,~~'i r" ~ , , r4 , h ~ . 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Jr'v~.e 4 ~ . . ~ ~ ~ rNW ~ 1 k'~r~.n.. ~ 1. u.. .A i ' t x`~, ~ ~ ~ Y,a~ v k• . r n. I N i I ~g 11 1 ( - ~ . , Ali .F~ ~ 'x' i ~ ,I. . ••k 7 i I'~ 1 11~I,t J, . ~'a THE`°,£SC,,FACIUTIES SHOWN ON".,'tlllS Y?tA~I ARE`,i'HE t~iMihiUh!' R~QUiR£MF 'GS FOR wti ,~r«r•" '~r •r 'i~'t _ .An7NiI+A7L~~'ii.We1I,~L~I~i/,1+1~3.-~~FSi4k~d ".'V~ S .'~I i. ~:g.`ti fa . ON TRIG. ,ON ER4D,,~ iN£S~ , 2 ~~,i ES~AOI{1~WShJAIa B£;`1~RGRADEO~;~~45~.~1 U,, ` ' 11 1 I fl } 1 J~ G 1 EEDE , FOR. UNEXPECTED, SQM EVENTS: (R''01,Tr ~`.nNt11 lnA A °FNSIl*F-',~,'Lu r C~I11AtF'iu~~~"nti~rc~~Siw~C~r.~~r encni~~~r~e~ra •nr~ ~yR~"V:, 'DAB ~ yl /f f~f f11 ~ a ~„w P ~ 1 r~ 1 i,O x' ~ ~ ~ ~ . . M ~ ~ ' ' ~ ' ~"ii ~ ~ - ~ ~ ~ ~ r. 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' f l1 .~5 - . , ~ - ~ ~ .,t ~ ~ , Y~ lam` . ~ . ~ , . ~ ,m,, , L~ . , ~ ~ ~ ~ ~ ~ ~ ~ ~ a . ~ firms ~ ~ ~ r . .1 . . ~ ~ , ~ ~ h ~ ~ ~ ~ 1 , ~ :rJ' ~ S ~ , • ~ ~ 3 • ~ ~ ~ • ~ ~ ~ ~ i ~ ~ ~ 1 ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~ ~ ~ 1 ;,s w ~ ~ ~ i 1 ~ ~ ~ t ~1 ' ~ ; ~ ' ii. ~GU ! '1 ~r~i f 2 .q ~ 1 T ~ 1 1 i , f ~ ~ 1 i ~ { Y~ 1 ~ ~ , ~ i Y . ~ ~ . • ~ ti ~ ~ i . s ~ ~ ~ - , 1 . { i' . t ~ ~ " ~ ~ 1~'„ ~ x ~EXISrI"NG B~1ILDING5~'~ ' , ' ' ~ ~ ~ ~ 1. ~ ti ~ ~ ~ ~ - L' ~ - - ~ t f i - ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~,I I • ~ - ~ ~ PRQPOSED~'~6 ~~~'ENCE EASEMENT ~ ~ ~ ~ , ~S I ti >~h 1,"r r..~. ,r,.r. ~..r .r.~ ..y.. r.. T~ ~ T ; ~ ~r • , r R ~ I. ,t..; i' ~ ~ ~ ~ . , y . ~ ~ ~ i ~ ~ ~'b .1` ~ ~ ~ ~ , Lr ~f j' _ ~ ~ ~ ~ ~ ~ ~ 3 - ! ~ . ~ t"I' 1 ; ; , - ~ ~ 1, ; , . i~~ . , . - , i ~ ~l ~ ~ ~i ' 1 1 ~ ' , . ~ p' ~a i , v ~ , rq: . 13 n 4 ? ~ , L c ~ ' t • ~i ,Y 1 b 9 0 R rV a V. V~ .'9 r,'~ ~ 0 0 ~ 0 Q "'4 ~ h . ~ . 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INSTALL STANDARD FIRE 'HYDRANT ASSEMBLY, i`.p,~ S a I ~ I t~ ~ , . yp i ~ 3%n * ~6~ X9~~f a ~ ~ , S` ,1 ~rY~ ' R~~" i r: 1f~ ~ N r `C ~:r gyp ~ ,,,~a, 'r ! , a, ~3y" . , ~ r ~ ~ ~ - I I ~ i Y ~ .i ~ r , ~ yr' t. ~ . , ti P r ~ ~ i~ w. ~ ~ , r'r'.. . , ~ , r ~ ~ ~p5 ~ ~ ~ ~ ~ ~,r,~. i r ' ~ ~ ,ry,r ~ r ..~f~ . . ;'dr' , r . . . . * r ~ i ~ i. ~ ~ + , r ~ ro 'k ~ ~ . r 'yf A r ~ ~ ~ ~,:r r - 13p ~ ~ ~ , ~ , •E%'` i ~ ~ r' ~ ~ `A Y t, ~ •3,~„~ "y,,'' - ~ ~ ~ ~ v ~ ~ , . ~ ~ ~ ~ ~ *G. ~ . ka, 'fir acs, F ~ ~ ~ ~ e ~ ~ ~ ~ ~ . ~ ~ ~ ~ r ~ ~ e ~ 't ~ ti - ~ . ~ , _ ~ , . . a 4p`,~it ' ~ ~ {,4~' ter, r ~ ~ '^dr ~ ~ r ; Y ',~i..6 „ ~ ~ ~ P 11 ~ `r H A,~ .~J~;Y, ~ ~ ~ .i ~ ~ e ~ ~ x r ~r ~ ~ ~ ~ th ~:4; ~~"21+14` 'J _ Ld• '..6 g"~,~, k ~Y ~ i 'C _ i'~' xyLr ,'1 ix1"~. ,ryS r~., ..9. rv', ..~~r_ "i ~ i „ 4' ' .F N ;~i `v: w~ , J: t 5 1 ,.".l 't ~ ~ + rvA El , h ~ ~ d'AA'~~: r 14 d kK~' i n7 l ~ ~ ` 'a,,, 't r~" '.:Sr' .~~s•~ ya, g ~ ~ ^ .,,fir f ';ti"~ r.~~ rr,. ~y, S' ~i' ,e !w Ny l3~}+i ;Y } . n s, n~, ~ ~~f AW. r"r.r' . tY . it +v' n 7a w d l' t~~. y ~ 4~ r~ R`N „t~ . ~i!~ ~yh.;, .;;7+ 1 , ~ r N i . 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PLASTER, i ~ " ~ . ~ ~ , ~`YF~', ~T~IDARCfi~~>"JUu~k31.:~OCK , , ~ , , _ • e, ,,4 ~ q, ~ M a ~ ~ a . ~ ' i ~ ~ " , 5PL f T ~ ACED BLOCK ~ ~ " ' • x ~ ,nr- ~ ~ ~ ~ , Y . ni u\ ~ 1 ,Fig { gN ~ wwm } pwy.wrW. ....r rl-. ..I,„ -Ir rw. ' i' ` ~ ~ ' ' ~ +Wn '4a ~ , . 't T ~ .w s~ U' • ✓~a' ~Q , T J r I '~~a.. , . ~ . • .~y. , . , ~ , , . ~ y'. a k' ^ i" ~ ~ , . . a ~ 1 T ~ ~ , ` y ~ ~ /QQ11 I II ~ ~ ~ ~ ~ , ~ V ~ ~ ~ 4 o - ~ , ~ , ~ ~ . ~ ~ t ' ~ p1, 1 { ~ • ~ , ~ i " ~ ~ ~ r' ' a~ ~ 'r ~ • ~ dc':, I T~ - ~ ~ ~ ° t ~ - ~ , , ~ I ~ ' ` I t ~ ~ 7 M 20 -@ ~ . ~ ~ 9 -0 ~ ~ ~ 130 -0 _ ~a ~ • ~ ~ ~ CLEAR • 4 - ' ' L NDSCAF " ~ ' St1F1=ER T 1 , , k it. 'iy3 'a~. a ~ ~ , , '{~C ~,°I~~.~ ~ ~ rc ~i'4 "1 L1G+~T F1X7~U~; • , t ' `Ya.;A,N.r;~~, I ~ ~ ~ ~.d.. a' ,r - , 1, y.. , ~t ~ , ~ , ~ j! o ~ , , 1 F--- SP1.lT'1+ACED BLOGK•~---~ , ` ~ a~,~ . ~ A ~ ~ ' ` ~ ~ ~ ~ w.P, w.~,~.~. Y - ~'y ~ , E t . F 4,& , ' ~ , 'f Y i," , i , a ~ ~ , • ` ~ ' r ~ ~ ~ , _ _ _ i d.. ~ ~ ~ t ~ I ' ~ 1 • k • ~ V' ~ ~ ~~QJ~ - j~.~° 0.' i ~ ~ ~ s . ' ° ~ ~ i ' ~ : V ~ ~ ~ - ~ ~ .1I ' 1 a, ~ ~ , j' ~ , :iL , • M ~ i ✓ ~ f • Y ~ n t, , . I i ~ _ ' Y ~ 3 ' ' , , ~ ~ I t ~ ' f~ 1 ~ ° ~ ' t Ij ' j ~ , , ° .ate, .a,.. .I, f-._ . j, ~ .1., .,L ~ _m -1 . is. ~ nwt. w J,.. ~ , . STANDAf~D ~Ch~U'BLOGiC~...~.~-.-~ r - «,A,. ..p ..1. Y-. Y ° .1. .dw r~+. ..Iw. ~.a R ~ ti A ~ S ~,A . ..t. ~ . ~ ~ ,I. ~ [~q , • I~ ~ ~ ~ P „ ~ , i. i y , i -r.. f. , -r ~ T % tir ~ ~ ' 130'-0` , ~ ~ 9'•-0" ' ' ~0'-0" -10'-011 i y r. RAISED PARAPET rr A5 REQUIRED y LIGHT FIXTURE v t:t k;L~v , • s I. I TL L a t , rte. 7_. ,V. ...l. I T' T 1"' e I Ll.. T- y... °l" ..t N 1 El STANDARD CMU BLOCK STANDARD CMU BLOCK L -1 i "I x «n, 5 ` L V 'T (PAINTED) (FAINTED) .t urn, .J.. ri-l- ~..m k » R;..11; f-' r J 1 VATIO E A 7" TLE N tip' I' I/8, 1 0 r' L.. ~r I~ 31 4 E,N) & M L LR IN C~- Fl LL 3DR9'+ - 0 00 6 06/17/99 11:23 FAX 9 273 0217 WESTWOOD CORP +~a CITY OF TIGARD 001 WESUVOW CORPORATION oe~elopers ~cono-actors DATE ~r /7- 9Y 3030 SK Moody venue. Suite 200 Portland, OR 97201-4897 Sm/222-2000 TO: / COMPANY: PHONE: FAX NUMBER OF PAGES SENT INCLMING COVER LFrrER: THE ATTACHED IS BEING SENT ON A CANON FAX-630. IF YOU HAVE ANY PROBLEMS REMVING THE ATTACHED, PLEASE CALL THE SENDER IIv11v MIATE Y: FROM: (l PHONE: ( ) 222-2000 " FAX: (503) 273-0217 00NI7DENTIALIPY NOTICE The information contained m this faesimi2e ra*snumon is confidential and is intended only for the use of the individual or entity, named above- If the reader of this mmmge is non the intended recipient, yam are hereby nonified brat any reading, disclosure, copying, dismbution, or the tsl iug of any action in reliance on the contents of this commnmrstion. is strictly ptohibited_ If you have receivedthis faesimde transmission in er m, please immediately notify us at (S03) 222- 2000 and arrange for return of the original facsinnle_ ADDITTONAL CONEMENTS: PoctardGeame 06/17/94 11:23 FAX 9 273 0217 WESTWOOD CORP CITY OF TIGARD la 002 DRAFT #3, JUNE 17, 1994 MARKED TO SHOW CHANGES TO DRAFT DATED AND EXECUTED MAY 10, 1994 AMENDMENT TO AGREEMENT FOR COMMON EASEMENT DATED: May une 1994 PARTY: TED L. MIL.LAR AS TRUSTEE OF THE TED L. MILLAR LIVING TRUST ("Trust") RECITAIS: A_ Purpose: Replace Original Easement Agreement. The purpose of this Amendment is to amend, supersede, and replace the Agreement for Common Easement dated November 21, 1984 and recorded December 4, 1984 at Fee No. 84046964, Washington County records ("Original Easement Agreement"). Trust is the successor to each of the parties to the Original Easement Agreement, who were described and referred to therein and are referred to herein as Millar and Verharen. B. Pacific Crossroads and Leasehold Parcels (Exhibits A and B). Trust owns the real property described on Exhibit A to the Original Easement Agreement (title to which was then vested in Millar) and also described on Exhibit A to this Amendment ("Pacific Crossroads Parcel"). A part of a shopping center known as Pacific Crossroads Shopping Center is located on the Pacific Crossroads Parcel. Trust is also the successor holder of a leasehold interest in the real. property described on Exhibit B to the Original Easement Agreement (the holder of such leasehold interest was then Millar) and also described on Exhibit B to this Amendment ("Leasehold Parcel"): Apart of a shopping center known as Pacific Crossroads Shopping Center is also located on the Leasehold Parcel. C_ Ori_gginal-Easement, Agreement: Excluded Parcel (Exhibits C and C-2). The easement granted in the Original Easement Agreement (referred to therein as the "Common Easement" but referred to herein as the "Original Easement") also encumbered the real property described on Exhibit C to the Original Easement Agreement (title to which was then vested in Verharen) and.also described on Exhibit C to this Amendment Trust acquired fee title to the property desrnibed on Exhibit-C; subsequently, Trust-executed and recorded-.a Release. of Property from Agreement for Common Easement (dated May 6, 1994 and recorded May 1994 at Fee No. 94-_ ) whereby the property described on Exhibit C-2 (which is a portion of the property described on Exhibit C) was released from the Original Easement and thus no longer benefits from or is burdened by the Original Easement- Trust has subsequently conveyed to persons who are not parties to this Amendment the property described on Exlubit C-2, which Amendment to Agreement for Common Easement page 1 the benefit of the Chevron Parcel_ AGREEMENT AND DECLARATION: Therefore, Trust agrees and declares as follows: 1. Grant of New Easement. 1.1 Property Within New Easement Area (Exhibit G). The portions of the Store Parcel TxhibitE) and the Pacific Crossroads Parcel (Exhibit A) that will be subject to the New Easement granted herein are described on Exhibit G; such easement area will be referred to herein as the New Easement Area. A portion of the aiea. that was within the. Original Easement (which Original Easement is described on Exhibit D) is not included within the New Easement Area_ Amendment to Agreement for Common Easement Page 2 Amendment to Agreement for Common Easement Page 3 06/17/94 11:24 FAX 9 273 0217 WESTWOOD CORP CITY OF TIGARD [a 003 2. Fatu Extension of New Easement to Chevron Parcel (Exhibit fl: Fl. 2.1 Fkaur-e Extension of New Easement Wires for Benefit of Chevron Parcel. e Notwithstanding the foregoing sections of this Amendment, the Owner of the Chevron Parcel and its Permitted Users shall not have any rights with respect to the New Easement except as provided in this Section 2. 2.2 Terminate Access to Chevron Parcel: Notices. At such time as ODOT may terminate one or more of the existing access points on Pacific Highway that now permit ingress to and egress from the Chevron Parcel, ODOT shall give Trust notice of such termination. After ODOT gives such notice, if the then-owner of the Chevron Parcel gives Trust notice that such Owner desires to obtain the benefits of the New Easement and that it will perform all obligations set forth in this Amendment, the then-owners of the Store Parcel and the Pacific Crossroads Parcel will cooperate with the Owner of the Chevron Parcel in performing its obligations set forth in Section 23; provided that such cooperation shall not cause such Owners to incur any expense, nor shall such cooperation interfere in any way with the occupancy and use by the Owners or by any of their Permitted Users of the Store Parcel or the New Easement Area ?=3feN- 2.3 Expansion Work: ObfiQations of Chevron Parcel Owner. As a condition to enjoyment of any of the benefits of the New Easement, the Owner of the Chevron Parcel shall be solely responsible for all of the following ("Expansion Work"): (a) Obtaining all permits and approvals and perfor nun¢ all construction that may be necessary to conned anv road areas within the Chevron Parcel to the paved area of the New Easement Area a a> existing a appfevel Mewing eempleden).ef b Amendment to Agreement for Common Easement Page 4 benefits ai the New B2 OnE~ tne`t nevron rarcec uwnei snau =a'iuwM LLL t ..i7idiuie;u a policy of public liability insurance in accordance with this Section 2.4 with respect to the New Easement Area and to the use of the New Easement Area by such -Owner and its Permitted Users. (b) The amount of such policy shall be not less than $5,000,000. for bodily injury and property damage per occurrence, $5,000,000 annual aggregate. Such minimum amounts shall be increased from time to time (but not more often than once every five years) to the amount specified in.a notice from the Store Parcel Owner to the Chevron Parcel Owner; provided that such Store Parcel Owner has also increased the amount of its liability policy limits for the Store Parcel to the same or greater amount, and provided that such increased amount is Amendment to Agreement for Common Easement Page 5 Amendment to Agreement for Common Easement Page 6 property taxes and assessments charged against any portion of such Parcel lying within the New Easement Area. Amendment to Agreement for Common Easement Page 8 dispute under this Amendment: The Owner requesting arbitration shall do so by giving written notice to that effect to the other Owner, specifying in the notice the nature of the dispute. The dispute shag be determined in the City of Portland by a single arbitrator, in accordance with Oregon law on arbitration and as otherwise provided herein. If the parties cannot agree upon an arbitrator, either party may petition the presiding judge of the Circuit Court of Washington County, Oregon to appoint the arbitrator- Any such appointed arbitrator shall be a qualified expert with respect to the subject in dispute as determined by the presiding judge. Each party to the dispute shall submit its position to the arbitrator, and the arbitrator shall choose the position of one of the parties. The award in such arbitration may be enforced by the order or judgment of a court of competent jurisdiction. The losing party shall pay the fees and expenses of any arbitration. The prevailing paity.shall be entitled to recover from the losing party the fees and expenses of its experts and attorneys (including attorney fees incurred after the dispute between the parties arose and before the arbitration proceeding commenced). Amendment to Agreement for Common Easement Page 9 06/17/94 11:26 FAX 9 273 0217 WESTWOOD CORP + CITY OF TIGARD t~J 004 9. Default and Remedies- In addition to all rights and remedies under this Amendment, each Owner shall have all rights and remedies at law or in equity under Oregon law, including the right to specific performance. 10. Governing Law. Oregon law shall govern the validity, performance, interpretation and enforcement of this Amendment. 11- Sever-ability. If any portion of this Amendment is held by any court of competent jurisdiction to be illegal, invalid or unenforceable under present or future law, the remainder of this Amendment shall not be affected thereby and shall remain in full force and effect 12. Amendments. Waivers. No agreement, conduct, or failure to act shall be effective to change or modify this Amendment, or to waive or delete any right, remedy or provision, unless the party against whom enforcement is sought signs an explicit written agreement to that effect. No provision of or rights under this Amendment shall be deemed to have been waived unless such waiver is in writing signed by the party alleged to have waived the provision or right Either party's waiver of any default or obligation of the other parry shall not be deemed a waiver of any subsequent default or obligation. Payment or acceptance of any payments shall not be deemed a waiver of any preceding default. 13. Run with the Land: Binding Effect. The New Easement granted herein shall run with the land as to all property burdened and benefited by such Easement, including any division or partition of the property. Except as otherwise expressly provided in this Amendment, the provisions of this Amendment bind, burden, and benefit each Owner and the the Owners' legal representatives, successors, assigns, lessees, mortgagees, and deed of trust beneficiaries. 14. Recording and Effect of Amendment. This Amendment shall be effective upon recording with the Washington County Recorder. Upon such recording, the Original Easement Agreement shall be completely superseded and replaced by this Amendment and shall have no further force or effect. It is the express intent of Trust that there has been no merger and that the Original Easement has not been and will not be extinguished by virtue of the fact that Trust now owns both the Pacific Crossroads Parcel and the remainder of the property described on Exhibit C or by virtue of the fact that Tnist is the successor to both Millar and Verharen, the two parties to the Original Easement Agreement It is the intent of Trust that such Parcels may be under separate ownership at some time in the future and that the New Easement is created to benefit and burden such Parcels as set forth herein and to benefit the Chevron Parcel as provided in Section 2. Amendment to Agreement for Common Easement Page 10 06/17/94 11:26 FAX 9 273 0217 WESTWOOD CORP 444 CITY OF TIGARD Z005 15. Exhibits All exhibits referred to herein are attached to this Amendment and by this reference incorporated herein, including those descnW below: Exhibit Amendment Reference Description A Recital B Description of Pacific Crossroads Parcel B Recital B Description of Leasehold Parcel C Recital C Description of Verharen Parcel C-2 Recital C Description of parcel excluded from easement D Section 1.1 Original Easement Area E Recital D Description of Store Parcel F Recital E Description of Chevron Parcel G Section 1.1 Description of New Easement Area TED L. MILLAR AS TRUSTEE OF THE TED L. Mal-AR LIVING TRUST By. Ted L. Millar, Trustee STATE OF OREGON ) ) County of Multnomah ) The foregoing instrument was acknowledged before me this _ day of Mq une, 1994 by Ted L. Millar, as trustee of the Ted L. Millar Living Trust. Notary Public for Oregon My commission expires: w~t.nn. ~..sn7R+ Amendment to Agreement for Commou Easememl Page 11 ro 'i.rdr.: Ir. ~ i a lOC o i ' PP. . . G v' OVER1iAN0, • ~,P' WIT 14 Fr. DEPT. p .P P.P. C& NECTIOIJ TO MaG. w W. a(p }~H • E.C. ~A 171`.•:'.'.' . ; a ` ,B ~ , y ~ 65 AGREEI'IENT . c v p; 9.. AREA PER UDD.T. . a STATE REVIEW r. A ,e . ' • SEE ATTACWMt • ATEP 5-3.94 6 . - . 2 45 6111,'.,. w ^ W, Q J5, 6,TI.NG ~ . . ' CA~18 LIF ON GN H m - re' ONE'.900TH . y', g8r41' I V. CHORD: W~~I N 59 '25. ~Q., E~ APPLICATION AND PERMIT TO • -mom t CONSTRUCT APPROACH ROAD PERMIT NUMBER A o HIGHWAY DIVISION HIGHWAY NAME MILEPOINT ENGINEERS STATION Pacific Hwy-99W 8.47 46+15 HIGHWAY NUMBER COUNTY SIDE OF HIGHWAY APPROACH TO SERVE Shopping cent. 1W Washington 0 NORTH O EAST OE SOUTH ❑ WEST & Homelife store(Combinec BETWEEN OR NEAR LANDMARKS HIGHWAY REFERENCE MAP AND ATTACHED DRAWING NUMBERS Hwy 217 AND SW Pfaffle Rd. Streight line APPLICANT NAME AND ADDRESS BOND REQUIRED AMOUNT OF BOND REFERENCE ❑ NO OAR 3454025(5) $ 5,000.00 INSURANCE REQUIRED Westwood Corporation REFERENCE ® ADMINISTRATIVE FEE 3030 SW Moody Ave., Suite # 200 ®YES ❑NO OAR 734-54025(3) ❑ TEMPORARY DEPOSIT Portland, OR. 97201-4897 AMOUNT CHECK NUMBER $ 50.00 DISTRICT MAINTENANCE SUPERVISOR OR REPRESENTATIVE DATE COMPLETE APPLICATION RECEIVED X Sam hunaidi REGION ENGINEER OR REPRESENTATIVE DATE L Attn. G. Foy X UTILITY PERMIT SUPERVISOR APPROVAL DATE TELEPHONE NUMBER: X APPLICANT I ^ APPLICATION DATE / t-e~tX( J SPECIFIED COMPLETION X REFERENCE: OA 0(4) 04/30/95 TAG aPPlkens dederas that he/she Is lye owner or bases of the real property adjoining Me above described highway and has the lawful auvrorlty to apply for this permit. When this application b appproved try the Department of Transponstlon, ale applicant as subject W the terms and provivons contained herein and attached hereto: and lye tsrma of Oreegpoon AdminieveWe Rule. Chapter 734, Division 50. which is by ties reference made a Part of this perms. Copies of the Rule may be obtained from Me District Maintenance Supervisor's ovke. Issuing 01 permits UIdM theN regulation is not aImpart; 01 pOrrlpOarlp with die statewde da'w goat or Me acknowlWgei comprehensive plan for the wee. Permits we Issued sublW to Me approval of pry, county or other governmental agencies having ealar joins supervision over tfie section of highway or auvgriry W regulate tend use by means of Zoning and/or bulldlnq regulations. It shall be the applicant's responsibility to owaln any such approval Including, where applicable, local government astemnnatmn of complianos with the statewide planning goals. (OAR 73450-055) SPECIAL PROVISIONS I - If the proposed application requires traffic control devices and/or special road construction, the applicant shall provide a copy of this application to the affected local government. The original application must be signed by the local government official. LOCAL GOVE TOFFIC SIGNATURE TITLE DATE - Within 48 hours before beginning work and after completing the permit Work, the applicant or his contractor shall notify the District Representative at telephone number-2zf95()()2 3- This permit will supersede permit #'a 28737 & 28738 dated July-25-84. 4- This permit will allow this access to be used jointly between the Homelife store and the existing pacific crossroads shopping center. 5- This approach must meet-the new ADA,ODOT standard and specifications. 6- Applicant will provide over cross easment for a joint use in the future when Chevron station property decide to redevelop. TYPE 4APPROACH ROAD -CURBED HIGHWAY NOTE: Ad material and workmanship shall be in accordance with thepur- rant State of Oregon Standard Specification for Highway Constructlon. 7- See attached sheet (Exhibit A) for special provisions. Its y. j 1 I R/W Line-ti W- 38' W,- 50' X- K- 8' / A \ ANGLEOFSKEW APPROACH TYPE CURB TYPE 90G nAR It Cie w \ 5i B Nola LB `do / 2 - NOTES: W -WIDTH OF DRIVEWAY V W K-DISTANCE FROMFACEOFCURBTOBACKOF v / I PRESENT OR FUTURE WALK OR 10 FEET, WHICHEVER IS LESS CLConc Curb A4J JC W,- SEE TABLE A ON REVERSE PLAN X - SEE TABLE A ON REVERSE 7343307E (5-88) SEE BACK OF APPLICATION a.va,ceo by STATE PRINTING TABLE A lam S«TVM.A, ;f•n^^e DRIVEWAYS . R .n 1-1 a.-I Kr 10^w'.I E _ _ E ] 6 a 110 1 a [•''l~'' r.m I.q W. .n Im, Jp , f TYPE A TYPE A-I LLS Ty" 7 R U U U Is I A~ pRTLANO CEMENT CONCRETE ASPHALT CONCRETE Yw A[ve I .wt 1< [1 V p n Mm L-C T, ] 191 n n SECTION C le z1 a 21 1 21 I' ! I, sl r•r[ A a zo z] x> z] z] It W VrFWI A Isl C i2 21 ]0 _ i Iyq,. w 1 <anc me, rMn i• ze 129 ~ba.••N 2. 29 . >0 ]I >z T. • wb xa . v u caves. wrs N A-0 ze » I ss X HALF PLAN i'rllaa r-.wr.ww eK. JO ]S Mrsl ]e Ne^Cwrorbn a• ss m .E I nA I M i .IKM1.NN. E SECTION A-A SECTION A-A e Y ] Nb s x - 1.6 rPo el <mcn1.. _ J X <I .a~.e It Iso - D1 `iNe. wbN. E A SM1wD,m E wN.. Nm Cr ...beN • INSERT A GENERAL NOTE! FOO MINEMIYS HALF ELEVATION 1 m4wEI Ia NaM1 OI K.w..Ytvw wN..mwr..K SECTION B-B a ~nPo..ww N,.cIM SECTION B-B v. b LF Vwmm z . rn. D..1aN. Nan bc. N cme b ew. vl E ermmr v lulw..el] a 10 b.l• m1,u.cw iPo el c.b p Rm.rm WM1.. I inn n n. 1... cae •w N ~i ] igrp awq n w Km wa1m. w,amnl ,r m m.n m r.MrN M MnlKby I `'1 ♦w41... . nm KrL A.. As,Po Sb« mN vnry no. PK. W Cmrpbn INI wINn, EaamW: tln Y,u ]'[RN ~ rim Aln or a T," rrw A-TINA HALF ELEVATION l 1MK.. IM.n.u JmDMII COCnI. WaM IALif RNAiE ADRON sLODfI bn..,bn NM s, Dbm CONCRETE CURBS MONOLITHIC CURB 8 GUTTER YrvrE 12. pN 1 EmAYDn pnr flliAr ~R ]y~((LYDaNgX Y. yy,K.mp,<DMMriMNn All ONail. m M 1YPE A. ylbrla •R wlalper. Y.. 11. 1. AS lrer.! /~Tgel<v0 W ll nN.YbOrv~nD}. .K.01K W.n . IM r AGM. raw[ ~;Y:., _ Dw ..,.noon N< r 4NLrIW Ac wp SIwF ,r„a Nwllm •X'rn w..]o•b!''6•x n AC.DK~ . I. _ IMO T' . ] PoKJn n wr `RK. em.,lun wr ,r21~y •oNre. el we E-{. N'a.r eon vN1em,.e D,e.w Nrnr R<d ew.• vll Iw Ppnl. e••••rNnq TYPE B TYPE B-1 CURB ENDING DETAIL Iv, AC nl.-A n For Ac $bM M AC r.,.^..., PowM1.m IFN rn. CD.w.A E arm TYPE A TYPE A-1 w Ac wmrm ra cdn< Po.w,ml s• R 1 1 r n. - I IR. ~R 1 M wl .I r .urlH TT TYPE C TYPE D TYPE 0-1 TYPE E Gm.,D1 wrw.. <u. Fe, Con rbwn.nl rK Cam,[. Por.,1r.m F. .C ....wmr SIDEWALK RAMP Ir ~il rOebY,.wi,nn.r _A_ V ;rM.r~• F.~WIaw. - IimN EE OOr l.[ .Mr. ~.Ibr., rW w[M1m ~ o rwe.r.d~ ~ - ~ [ w. Mr. N l rq•Oe. •Ibr.r I., AM.rm I s•,e Ac ] w...... d...[na Dw. A K .em. All Dav.M1 J'K PLAN RdnD wM.M A, TYPE F TYPE F-I .N. a au.a-y FK LC nleN Ce Pomn.nl FAr K nICN m CM[ All.. i e n 6.n.r.1 eu,wN L~ N w 0"" /1 cum - ~-T SII GENERAL NOTE! Fpl CONCRETE [UNb vrr.nn bOb.vy. 3•'10'b..b = M1 fun..... we I GYC Ea ~E••TwMI. VVq D. .no.nw M.mwmDi.KIN roN f." aarp K .nurw E.T nel d. own lu cure ryK v.ryv .ne.nw Dlam ELEVATION SECTION A-A r~ mD AC w. M1d. r~~~ ] Xyvn1 •X". .M1N... m«n rowan. dm<w TYPE G e Ja_'^J.3D3L'"D E.wn.«.2oo'M1.• M1vmw.n w.nM1 w 1.m.Kn FM X ..lend en AC Po.en.nl Cw K,rw. IS' T S O 4r.11 K u..11n <M1w.<I,p urK el e,ll......•pw... riEe lannD E. I_IEEp! . IM bl.. m•uwl A..a^ .cI IMU <are wrlK.. LMgrIJ.M a .Iw N 41 n .1 D.,1 Y.n mu Om.,eW Irm..lq f.., .MII ! M z0' Iw .Kn I.411u.m. in .a•ae.~ n.l wLer w. I• _ F.m nw.ly a ~ICUre. A, A.1 • 1e'.,aMl, vmr e..ne.n w plea. a n dbwbd. rm~rM r a .II <",e• 4wll .Iw. re..N IM rmd.m a 02,-.l -I-,. „Wq AC w. mM..m .b.^wmdlrKM A 2p L All I.pln m mwn. In rrm [oa pml,il u, w..l. KM. ..i a .I.ww,1 v,rll ML. I= . v awl TYPE G-1 ee..1....,Po ac o. w Po.. n.nl Fp aC..IM ur AC " Exhibit A " Homelife store on Pacific Hwy (1W), MP 8.47 8- This permit is also to allow the applicant to connect the property drainaige into ODOT drain system in pacific Hwy. 9- Applicant can connect to all utilities on pacific Hwy. 10- Work will include grading,paving.... etc. as per final approved plans. 11- See attached sheet for additional general provisions. 12- This approach will serve TL # 1000,100,200,300,1100,& 1300, and will also serve TL # 1001 when redevelop. xO(Y w Appicant Signiture. Page 1 of 3 GENERAL PROVISIONS FOR MISCELLANEOUS. POLELINE, PIPELINE AND BURIED CABLE PERMITS APPLICANT Westwood Corporation HIGHWAY 1W M.P. 8.47 Worksite: X 3) Applicant must call for utility locates before digging (1-800-332-2344). You may be held liable for damages. X 4) Applicant shall have a copy of this permit and all attachments at the work site. They shall be available to District Maintenance Manager or representative at their request. X 5) Permit inspection fees are estimated to be f 320.00 (order to render service.) A deposit of this amount submitted to the District office will be required prior to beginning of work. Charges will be made on an actual cost basis. _ 6) Contractor to acknowledge receipt of and review of, by letter, the Oregon Administrative Rules (Chapter 734.55) governing miscellaneous facilities and operations on the highwayright of way as the governing provisions of this permit oragmement. -7) Access control fence must be maintained during construction and restored to it's original or better condition alter construction is complete. X 8) The permiffee shall not use the right of way to display advertising signs or merchandise of any kind. X 9) The stopping and parking of vehicles upon State Highway right of way for the maintenance of adjoining property or In furtherance of any business transaction or commercial establishment is strictly prohibited. _10) All grass and small brush within the work area shall be rotary or flail mowed to ground level prior to the beginning of work to facilitate clean up. Disturbed areas shall be reseeded with grass native to the area in an appropriate seeding time. X 11) The spreading of mud or debris upon any State Highway is strictly prohibited and violation shall be cause for immediate cancellation of the permit. Clean up shall be at applicant's expense. The highway shall be cleaned of all dirt and debris at the end of each work day, or more frequently if so determined by the District Manager or representative. X 12) All equipment shall be parked off the right-of-way or in areas acceptable to the District Manager or representative. X 13) Permittee shall replace any landscape vegetation or fences that are destroyed. Any damage that is not fully recovered within one year shall be replaced by COOT at the expense of the permiffee. _14) Applicant shall obtain an application and Permit for Trimming or Spraying Trees prior to the cutting of trees and brush on the highway right of way (applications are available at the District Office). _15) Applicant will install and maintain landscaped area as shown on the attached drawings. Planting shall be limited to low growing shrubs, grass or flowers that do not attain sufficient height to obstruct clear vision in any direction. The commission or Engineer shall have the tight to remove said landscaping at any time such removal may appear to the Commission to be in the public Interest, without liability of loss, injury, or damage of any nature whatsoever. Traffic: X 16) The work area during construction or maintenance performed under the permit provisions shall be protected in accordance with the current Manual on Uniform Traffic Control Devices for Streets and Highways, US Department of Transportation, and the Oregon Department of Transportation supplements thereto. Flaggers must have a card or certificate indicating their completion of an approved work zone traffic control course. X 17) Contractor to provide a detailed traffic control plan for each place of the work, showing signs and cones. Plans to be submitted for approval by the District Manager or representative SAM HUNAIDI in advance ofconstruction or maintenance. _18) Contractor shall maintain all existing traffic control devices during construction, then reinstall permanently per MUTCD standard and District Manager specifications. /W X APPLICANTS INITIALS Page 2 of 3 X 19) All damaged highway signs shall be replaced by the Highway Division at the expense of the applicant. -20) Freeway tragic control shall be done by State forces at the expense of the applicant. Advance planning and notification re.7uired due to work schedule of highway maintenance crews. We require at least two weeks advance notification to schedule traffic control. X 21) No work will be permitted on the roadway during hours of darkness, nor between 6:00am and 9:00am, or 3:00pm and 6:00pm without prior authorization of the District Manager or representative. -22) Hours of work shall be Drainage: X 23) On site storm drainage shall be controlled within the applicants property. No blind connections to existing state facilities. _ 24) Excavation sha!I not be done on the ditch slopes. T,-erch excavatun shall either be W ditch bottom or outside the ditch area. _ 25) When excavation is in ditch bottom with slope greater than 6%, erosion protection shall be used with 2'-0 size rock laid and compacted in the bottom of ditch and side slopes to a minimum depth of 6' or as directed by the District Manager or representative. -26) Only earth or rock shall be used as rill material and shall slope so as not to change or adversely affect existing drainage. Fine grade and seed the finished fill with native grasses to prevent erosion. X 27) A storm drainage study will be required by a licensed Hydrologist meeting the standards of the National Pollution Discharge Elimination Systems (NPOES) when any of the following conditions apply., a( whenever a 4' pipe Is Inadequate to serve the developed area, b) development site is 1 acre or larger in size and directly or indirectly affects state facilities, c) or as directed by the District Manger or representative. X 28) And advance deposit of $ 500.00 (order to render service) is required for State Hydrologist to review and approve storm study calculations.(Pre-Paid) X 29) You will be required to provide 'on site' dtainage for storm water runoff that exceeds that of underdeveloped site. X 30) Storm drainage study shall be a X 10 year, _25 year,_50 year, _100 year,_other year. X 31) All water discharged to an ODOT storm sewer system will be treated prior to discharge. All requests for connection to an ODOT storm sewer system will meet any requirements of the National Pollutant Discharge Elimination System that could include: local iurisdiction approval of on-site water quality treatment lacilities, development of an operation and maintenance plan for any on-site water quality treatment lachity as determined by local jurisdiction. ' Excavation/Construction: _32) Open cutting of pavement shall only be allowed in areas specifically approved by District Manager or representative. _33) Trench Back ill in surface shall be according to the typical attached as Exhibit _34) Open cutting of the highway will be allowed with construction in accordance with OAR 734-55-040). All excavation in paved areas shall be back filled and the roadway surface patched before the end of each shift Temporary patching shall be cold mix, and permanently hot mix patched within of cut. The permittee shall be fully responsible for maintenance of temporary patching. (see 'T' trench typical in other side) _35) Compaction test will be required for each open cut or for every TWO LAYERS of a continuous trench by standard AASHTOT99 method. At the discretion of the District Manager or representative results of such tests shall be given to District Manager or representative at applicants sole cost. X 36) Controlled Density Fill (COF) shall be used as surface back-fill material in place of crushed rock in open trenches that affect the travel portions of the highway. A 314' rock will be used for the aggregate. The amount of concrete used shall not exceed 3% of the total mixture's weight. Maximum compressed strength must not exceed 100 - 150 psi. XcgyyjPLICANT'S INITIALS • P890 '3 of 3 X 37) Surface restoration shall be a minimum of 4' of hot AC compacted in 2' lilts, or match existing AC depth, whichever is greater. .L_38) All rock shall be from a source that is certified by the state. X 39) Any area of cut or damaged asphalt shall be restored in accordance with the attached 'T' Type drawing. For a period of 2 years following the patched paved surface, the applicant shall be responsible for the condition of said pavement patches, and during that time shall repair to the District Manager or representatives satisfaction any of the patches which become settled, cracked, broken or otherwise faulty. _40) An overlay to seal an open cut area shall be completed prior to the end of the construction season, or when minimum temperature allows. Typical overlay shall cover the affected area from edge of pavement to edge of pavement and taper longitudinally with the highway as a function of highway speed on each end. (i.e. 55mph highway section shall have a 1- 1/2' in 55' taper) Taper may be adjusted by the District Manager as required. For a period of two years following this patching of the surface, the applicant shall be responsible for the condition of said pavement patches, and during that time shall repair to the surface, the applicant shall be responsible for the condition of said pavement patches, and during that time shall repair to the District Manager or representative's satisfaction any of the patches which become settled, cracked, broken or otherwise faulty. _L_41) All highway crossings shall be bored orjacked. Bore pits shall be located behind ditch line or In areas satisfactory to the District Office. Unattended pits shall be protected by a W fence or shall be backfilled or steel plated and pinned. _42) Lines that are bored orjacked shall be encased in steel casing, 4' minimum in size, meeting A.S.TM a 139 B (No hydro) specifications and shall have a wall thickness meeting recommendation in the N.U.C.A. 'Horizontal Earth Boring and Pipe Jacking Manual No. 2' 1986 edition. - _43) Trench backlfll outside of ditch line or in approved areas can be native soil compacted at optimum moisture in 12' layers to 90% or greater of the maximum density. _L_44) Native materials found to be unsatisfactory for compaction shall be disposed of off the project, and granular backfrll used. _45) Trench backfill in rock slope or shoulder shall be crushed 1'-0 or 314'-0 size rock compacted at optimum moisture in 12' layers to 95% of maximum density by standard AASHTO T99 method. _46) Where excavation is on till slope steeper than 2:1 slope protection shall be used with 4'-0 size rick laid evenly to a minimum depth of 12'. _L_47) No more than 300' of bench longitudinally along the highway shall be open at any one time and no trench shall be left in an open condition overnight. _L_48) Areas of disturbed cut and fill slopes shall be restored to a condition suitable to the District Manager. Areas of erosion to be inlaid with an acceptable rip rep materfal. _L_49) All underground utilities shall be installed with a 3' or more clearance from guardrail pnst and attachments. _ X50) Any area of cut or damaged concrete shall be restored in accordance with the attached Typical Section-Pipe Section under sidewalk. _51) Signs and pedestals shall be placed as near the highway right of way line as practical. In no case shall pedestals and line markers be located within the highway maintenance area. _52) No cable plowing is allowed within the lateral support of the highway asphalt (f.e.: at 6' lower than the edge of the asphalt, no plowing within 9' of the edge of the asphalt). _53) All pipe and bridge attachment hardware shall be hot dip galvanized and threaded area shall be painted with an approval coating following assembly. _54) Expansion joints of an approved type to be located in the close proximately with the expansion joints of the structure. _55) Adhesive anchors only are acceptable for support brackets-two acceptable adhesive anchors are listed on the attached sheet. _55) Field di"od holes hi the sti°anais and areas damegod by drihiny s:,ak be puinled wh h iWo coasts of zinc-rich primer prior to assembly. _57) Neoprene gaskets to be placed between the mounting plates and stiffeners. _L_58) Plans are approved in general only. Field changes may be required by the District Manager or representative. X 4nIAPPLICANT'S INITIALS _ oJs' . VS b \99k WESMOOD NGO' CORPORATION June 3, 1994 & Developers & Contractors G 3030 SW. MoM01 Avenue, Suite 200 -aas7 Portland, OR 3/2222-2000 Mr. Michael Anderson 50 503/2 -2000 CITY OF TIGARD Fax 503/273-0220 13125 S.W. Hall Blvd. Tigard, Oregon 97223 RE: Homelife Project Site Development Traffic Control Michael: This letter is confirmation of the City of Tigard traffic control requirements agreed upon this morning at the site. Attendees of the meeting were Michael Anderson and Letha Thomas from the City of Tigard, John Ghiglia and George from Valley Pacific Construction, and Bruce Woodgate and Betty Wollam from Westwood Corporation. The following additional requirements for the traffic control plan were agreed upon: A. Pfaffle Street where trucks leave the site 1. One flagger first thing in the morning. A second flagger is to join the one on Pfaffle after flagging traffic first thing in the morning on Pacific Hwy. 2. Add signs that say "Flagger Ahead" in each direction. 3. Flush the street every 10 to 20 loads with a water truck. 4. Sweep street at the end of each day with a street sweeping machine. (May not be necessary if water truck is effective.) B. Phaffle Street and 78th 1. Place traffic cones to block off the left turn lane from 78th to Pfaffle to allow a wide turn area for trucks turning right from Pfaffle to 78th. 2. Place signage: i.e. "traffic revision/trucks/detour" 0 C. Pacific Highway at entry to site 1. One flagger first thing in morning when all the trucks arrive until the traffic congestion is eliminated. This flagger will then go to Phaffle Street. 2. Place sign "Flagger Ahead" for south bound traffic. We will implement these items into our traffic control plan today. If you have any further concerns, please give me a call. Sincerely, WESTWOOD CONSTRUCTION Betty G. WProject Manager cc: Valley Pacific-John Ghiglia Westwood-Bruce Woodgate June 3, 1994 CITY OF TIGARD OREGON Ms. Betty Wollam, Project Manager Westwood Corporation 3030 S.W. Moody Avenue, Suite 200 Portland, OR 97201 FAX NO. 503-273-0217 Subject: Homelife Project at 99W, City of Tigard Dear Ms. Wollam, This is to confirm our conversation this morning that the grading operation for the subject project needs traffic control implemented today, as early as possible, to provide for the safe movement of the trucks entering and exiting the project with respect to the general public using 99W, Pfaffle and 79th Avenue. At the minimum, the operation needs five flaggers, two each on 99W and Pfaffle, and one at the intersection of Pfaffle and 79th Avenue. In addition, traffic cones and signage should be installed at 79th and Pfaffle to prohibit northbound traffic from entering the left-turn lane that the trucks are using for their right-turn movement. Your prompt attention to this matter is sincerely appreciated. Otherwise, a Stop Order will be necessary to insure that the traffic control is on the job prior to re-starting the export grading operation. Sincerely, -u~ ichael J. erson Development eview Engineer MA\Westwd1.m Ja 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 • • From: Self <MIKE A> To: David,Letha,Randy W Subject: Homelife Project at 99W at Pacific Crossroads Date: 3 Jun 94 08:53:10 Letha and I inspected the grading operation this morning and instructed the foreman, Jim Warren, that the signage was not sufficient to provide a safe exit and entry to the construction site, both on 99W for left-turns entering and for right-turns exiting onto Pfaffle. In adddition, the trucks are using the opposing northbound left-turn lane to make the southbound right- turn onto 79th Ave. Jim complain to us that they did not include traffic control in their bid. I told him that I would contact Westwood, the developer, to inform them of the City's requirements. I have spoken to Ms Betty Wollam, the Project Manager (222-2000) for the site who indicated that she would coordinate with Valley Pacific, the grading contractor, to implement the traffic control today. Inasmuch as they wanted specific instructions, I order her to have five flaggers at the site, 2 each for 99W and Pfaffle and one at the intersection of 79th and 99W. In addition, I asked for cones to placed at 79th and Pfaffle to prohibit northbound traffic from entering the left-turn lane. In inform Ms Wollam that we need this traffic control now, otherwise, we will need to issue an addditional STOP ORDER this afternoon. ,After Recording Return copy or orded Document to: C-~1 City Recorder - City or Tigard • 13125 SW Hall Blvd. - Tigard, O 223 INDIVIDUAL File No. SDV_94-000 DEDICATION DEED FOR ROAD OR STREET PURPOSES TED L. MILLAR LIVING TRUST do hereby dedicate to the public a perpetual right-of-way for street, road, and utility purposes on, over, across, under, along, and within the following described real propety in Washington County, Oregon: Attached Exhibit "A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenants that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is 000 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREO I he o set my hand on this _ZL_ day of May 19 94 . Signature Signature 3030 SW Moody Avenue Tax Statement Address Mailing Address Portland, OR 97201 STATE OF OREGON) ) ss. County of VfthtfgM ) Multnomah This instrument was acknowledged before me on S/.~'rly (date) by: Ted T.. Millar. Trustee (name of person(s)). OFFICWI. SEAL / / / llzy,L< - MARY M. WIIDIMAN Notary s Si ature NOTARY PUSLIC-OREGON COMMISSION NO.Oiow My Comnj ion Expires: 12-21-95 MY COMMISSION SXPIRLB DQC.9[,1985 Accepted on behalf of the City of Tigard this 22nd day of ✓14 19474/. - 12 City Engineer Legal Description 5 Foot Pfaffle Road Dedication A 5.00 foot strip of land located in a portion of the southeast one-quarter of the southwest one- quarter of Section 36, Township 1 South, Range 1 West, of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence North 13°20'54" West along the west line of said described Parcel II, 323.06 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PLS 198911; Thence South 89"29'57" Last leaving said west line, 316.24 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence North 00"22'56" West, 39.46 feet to a 518 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence South 89°29'57" East 108.03 feet to a 518 inch iron rod with yellow plastic cap inscribed "G & 1, PLS 1989" at the southeast corner of that tract of land described in Book 406, Page 438; Thence North 00122'56" West along the east line of said tract, 175.00 feet to a point on the south right-of-way line of S.W. Pfaffle Street, said point being 25.00 feet southerly (when measured at right angles) from the centerline of said Pfaffle Street, said point also being the True Point of Beginning; Thence South 89°29'57" East, along said south right-of-way line, 22.00 feet to a point on the cast line of that tract of land described in Book 799, Page 550, said point being South 00°22'56" East 0.13 feet from a 3/4" iron pipe; Thence South 0"22'56" East along said east line, 5.00 feet to a point; Thence North 89`29'57" West along a line parallel with and 30.00 feet southerly (when measured at right angles) from said centerline, 22.00 feet to a point; Thence North 00°22'56" East along said east line, 5.00 feet to the True Point of Beginning, containing 110 square feet, more or less. MAY-16-1994 09:02 MNWR/PARTNERSHIP 503 273 8353 P, 01 MITCHELL NELSON WEISRN REIMANN PARTNERSI9 FAX TRANSMITTAL DATE: # OF PAGES TO FOLLOW: TO: M Ec 'I~rLo y FROM: C ITy (llo COMMENTS: 'f cs+~ss M.s :~.F ~ ►~-~9vs ~Y 4~u,c55T~~ FAX ~QO ~_7Z 233 S.W. Front Avenuc • Portland, OR 97204 PHONE (503) 225-0872 ♦ FAX (503) 2738353 MAY-16-1994 09:02 MNWR/PARTNERSHIP 503 273 8353 P.02 Project: Proposed Pacific Crossroads Tigard, Oregon Storm Drainage Calculations May 11, 1994 Purpose: Because the proposed site storm runoff will be conveyed by an Oregon Department of Transportation (ODOT) storm drainage system, storm runoff from the post-developed 10- year event shall not exceed the runoff from the pre-developed 2-year event. The Procedure Manual, Application of Detention Storage for Limiting Runoff, supplied by ODOT was utilized for the calculations. Pre-Development Conditions: Figure 1 shows the area contributing to the existing runoff along with the areas of both pervious and impervious surfaces. It consists of only a small portion of the overall site, thereby increasing the site detention requirement. From this, the runoff allowed from the site is calculated as shown below. Runoff coefficients are from Table 2. 1, while intensities are from the IDF curve for Zone 7, Portland Area. Tc = 5 min. (short overland distance with extremely steep slopes) I = 1.5 in/hr C impervious area = 0.90 C pervious area = 0.45 (turf/soil side slopes) Q =CIA Q = (1.5 in/hr)((0.90)(0.07)+(0.45)(0.71)) = 0.57 cfs This will be the maximum allowable discharge from the site. Post-Development Conditions: Figure 2 shows the post-developed site. Area impervious = 1.95 acres C = 0.90 Area pervious = 0.52 acres C = 0.17 Weighted CA = (1.95)(0.90) + (0.52)(0.17) = 1.85 Results: Figure 3 is the actual volume calculation. The first table takes into account the entire developed site, calculating the storage volume required of 2261 W. The proposed storm system will be split into two separate detention facilities. One of which is a french drain system as shown on the construction plans for the roof drains and upper parking area, while the other will be for the lower parking area. Again, the volume calculations for each of these areas is also included in Figure 3. MAY-16-1994 09:02 MNWR/PARTNERSHIP 503 273 8353 P.03 volumes: The proposed french drain system for the upper detention facility will be 5' wide, 280' long, and 4' deep. The clean drain rock which will fill the drain contains approximately 30% voids, -leaving a useable volume of 1,680 ft', adequate for the upper system. The lower system consists of 218' of 24" storm drain, or 684 fe of storage. Outlets: NI P Both ontrol manholes shall limit flows by. using an orifice drilled into the bottom of an itrverte as shown on the plans. The maximum allowable outflow of 0.57 cfs will be split for each system, the North releasing 0.20 cfs, and the South releasing 0.37 cfs. For storm events larger than 10 years, the excess runoff shall pass through the top of the stand pipe, acting like a weir. The equation used for the calculations is shown below: A- Q(c fs) C = Coefficient of Discharge (0.60 for circular pipe) C 2gh hl = 232.0 - 228.1 = 3.9 (North) h2 = 228.88 - 226.06 - 2.82 (South) A1- 0.2cfs -0.021ft2=3.Oinch2 A1=>zd2 0.6 (2 )(32.2)(3.9). :=2 3_0-2.Oinches A 4 ~JJ It >t Diameter for North System = 2.0 inches fv A2- 0.37cfs -0.045frZ=6.6inchZ /,J''? A2/= nag; d-2 - 2 6=2 -2.9inches 0.60V(2)(32.2)(2.82) 4 n a Diameter for South System = 2.9 inches Pipe Sizing: Figure 4 is a tabulation of each of the catch basin leads using the 10-year storm event. The 6" which discharges into Pacific Highway is currently sized to carry only the pre-developed flow of 0.57 cfs. When larger storms occur, the failure of this 6" outlet will cause the runoff to "back-up" into the water quality facility. If the hydraulic head placed on the 6" outlet does not increase the flow to the higher runoff value, the water will just overtop the bank of the water quality swale and flow to the catch basins in Pacific Highway. MAY-16-1994 09:03 MNWR/PARTNERSHIP 503 273 8353 P.04 • Water Quality: The intent for the water quality facility is to achieve a 65% phosphorous removal efficiency. The current standard for the Unified Sewerage Agency is to treat only the runoff from the mean summertime storm event over the impervious surface area. This is approximately equal to 1/3 of the 2-year storm event- The Santa Barbara Unit Hydrograph method as outlined in the King County Drainage Design Manual was used to compute this flow (see Figure 5). From this, the design flow for the Swale is equal to 0.37 cfs. A control structure placed in SD MH# 1 will limit the flow into the Swale. The water quality Swale shown on the plans is a 3' wide, 3 % channel slope trapezoidal channel section 118' in length with 3:1 side slopes. Previous conversations with the Unified Sewerage Agency indicate that a manning's n value of 0.25 is appropriate for this type of Swale. From the given parameters, a channel velocity of 0.37 fps over a distance of 118' results in a residence time in the Swale of 5.3 minutes. This is slightly under the preferred residence time of 9 minutes, however because the Swale is placed after the detention facility, the assumption is that some treatment has already occurred (Brown & Caldwell). Because of this, the proposed system meets the required pollutant removal guidelines. O S~ =0.589 MAY-16-1994 09:03 MNWR/PARTNERSHIP 503 273 8353 P.05 LLJ s U7 1 ry J ~0. I IOL \ \ ~ ~ ICI R t02 { I I i T 1 I Mff r 9 Acte s c o,. S AL - Itl,'('1~` a 11 +QeCJ ~ 1 p I n T/.^i~a GYg~~RI _ Z I ~ in A , s ° t17 _~O I cre~ - t n 4 I / MAY-16-1994 09:04 MNWR/PARTNERSHIP 503 273 8353 P.O? Pacific Crossroads Detention Volume Calculations May 5, 1994 c. f. Ell 5 1.85 2.10 3.89 1166 0.57 171 995 10 1.85 1.90 3.52 2109 0.57 342 1767 15 1.85' 1.45 2.68 2414 0.57 513 1901 20 1.85 1.20 2.22 2664 0.57 684 1980 25 1.85 1.05 1.94 2914 0.57 655 2059 30 1.85 0,96 1.78 3197 O.S7 1026 2171 35 1.85 0.89 1.65 3458 0.57 1197 1. H 40 1.85 0.70 1.30 3108 0.57 1368 1740 *Required Storage = 2,261 of Pacific Crossroads Roof/Upper Parking Area Detention Volume Calculations May 5, 1994 k MEN ~'..tyX W.- I 5 1.16 2.10 2.44 731 0.24 72 659 10 1.16 1.90 2.20 1322 0.24 144 1178 15 1.16 1.45 1.68 1514 0.24 216 1298 20 1.16 1.20 1.39 1670 0.24 288 1382 25 1.16 1.05 1.22 1827 0.24 360 1467 30 1.16 0.96 1.11 2004 0.24 432 1572 35 1.16 0.89 1.03 2168 0.24 504 4a3 40 1.16 0.70 0.81 1949 0.24 576 1373 *Required Storage = 1,664 cf Pacific Crossroads Lower Parking Area Detention Volume Calculations I May 5, 1994 H pkp N NS S 0.69 2.10 1.45 435 0.33 99 336 10 0.69 1.90 1.31 787 0.33 198 589 15 0.69 1.45 1.00 900 0.33 297 603 20 0.69 1.20 0.83 994 0.33 396 598 2S 0.69 1.OS 0.72 1087 0.33 495 592 30 0.69 0.96 0.66 1192 0.33 594 ' 35 0,69 0.89 0.61 1290 0.33 693 S97 40 0.69 0.70 0.48 1159 0.33 792 367 *Required Storage - 598 cf F~~v~ 3 PACIFIC CROSSROADS 3 CATCH BASIN LEAD SIZING CALCULATIONS < Additlonal Inc. Total * Increm. Perv. Imperv. Full % Design Contrib. Time Time Intensity Area Area Area Inc. Runoff Slope Dia. Capacity Velocity Full W Section Areas (min) min) (in/hr (acres) (acres) (acres) CA CA (cfs) % in cfs (fps) CB#1 A8 5.0 5.0 2.1 0.13 0 0.13 0.12 0.12 0.25 5.0 6 1.26 6.41 20% M CB#2 A7 5,0 5.0 2.1 0.08 0.00 0.08 0.07 0.07 0.15 0.5 6 0.40 2.03 38% m CB#3 A6 5.0 5.0 2.1 0.12 0 0.12 0.11 0.11 0.23 2.0 6 0.80 4.05 29% CB#4 A5 5.0 5.0 2.1 0.42 0.03 0.39 0.36 0.36 0.75 3.3 6 1.02 5.21 73% CB#5 A4 5.0 5.0 2.1 0.11 0.04 0.07 0.07 0.07 0.15 0.5 8 0.86 2.45 17% CB#6 A3 5.0 5.0 2.1 0.49 0.12 0.37 0.35 0.35 0.74 2.0 8 1.7t 4.91 a z z X ' Intensities from attached Zone 7 OF curve - 10 Year Storm Event Rainfall Coeffeclents - 0.90 for impervious, 0.171or pervious z m 6.~QE y m W ro w w W W W W m~ m 1 MAY-16-1994 09:06 MNWR/PARTNERSHIP 503 273 8353 P.09 Table 2.1 RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD ROLLING HILLY FLAT 20/ - 107.1 OVER 10% Pavement & Roofs 0.90 0.90 0.90 Earth Shoulders 0.50 0150 0.50 Drives & Walks 0.75 0.80 0.85 Gravel Pavement 0.50 0.55 0.60 City Business Areas 0:80 0.85 0.85 Apartment Dwelling Areas 0.50 0.60 0.70 Light Residential: 1 to 3 units/ac. 0.35 0.40 0.45 Normal Residential: 3 to 6 units/ac. 0.50 0.55 0.60 Dense Residential: 6 to 15 units/ac. 0.70 0.75 0.80 Lawns 0.17 0.22 0.35 Grass Shoulders 0.25 0.25 0.25 Side Slopes, Earth 0.60 0.60 0.60 Side Slopes, Turf 0.30 0.300.30 Median Areas, Turf 0.25 0.30 0.30 Cultivated Land, Clay & Loam 0.50 0.55 0.60 Cultivated Land, Sand & Gravel 0.25 0.30 0.35 Industrial Areas, Light 0.50 0.70 0.80 Industrial Areas, Heavy 0.60 0.80 0.90 Parks & Cemeteries 0.10 0.15 0.25 Playgrounds 0.20 0.25 0.30 Woodland & Forests 0.10 0.15 0.20 Meadows & Pasture Land 0.2E 0.30 0.35 Unimproved Areas 0.1C 0.20 0.30 2.4.7.2 Rainfall Intensity 'i' The rainfall intensity "i" indicates the severity of the rainfall. Rainfall intensity is related to the rainfall duration and the statistical recurrence interval of the design storm. In the rational method the rainfall intensity corresponding to a duration equal to the time of concentration (Sec. 2.4.7.3) is used to calculate the peak flow. The rainfall intensity can be selected from the appropriate intensity-duration-frequency (I-D-F) curve found in Appendix 2.A. S _f 11 3 RAINFALL INTENSITY - DURATION - FREOUENCY CURVES 5.0 11 111411111111!11 A 4.0- Zone 7 m m 3.0 Q :14T 1111 Lill I Lill 2.0 L z o A .c b ,1 , I i 1 A IP L 1 1 E' m C 1.0 0.9 = F O.B N in 0.7 Z F 0.6 Z 0.5 J t 4, J 100 Yr. a 04 _ _Z 50 Yr. cr 0.3 25 Yr. 10 Yr. ~Himpffli -t+ 0 5 Yr. W 0.2 N 2 Yr. U OD -LAILL w s ! i 1 0.1 4 5 6 7 8 9 10 15 20 25 30 40 50 60 70 80 100 150 200 300 400 m RAINFALL DURATION, Minutes MAY-16-1994 09:07 MNWR/PARTNERSHIP 503 273 8353 P.11 S.C.S. TYPE-IA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 2,24,2.5 +++++++++++++tt*tttt S.C.S_ TYPE-1A DISTRIBUTION **+*+++++++++t+*t++t t+++t+tt+ 2-YEAR 24-HOUR STORM 2.50" TOTAL PRECIP. ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0,0,1.95,98,10 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.0 .0 .0 2.0 98.0 10.0 PEAK--S~(CFS) T-PEAK(HRS) VOL(CU-FT) ( 1.1~ 7.83 16065 ENTER [d:I(path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: "C [AMW] P: \,TERRY\ HYD> > ly. r 7 S _t • MAY-16-1994 09:0? MNWR/PARTNERSHIP 503 273 8353 P.12 Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: Comment: PACIFIC CROSSROADS WATER QUALITY SWALE Solve For Depth Given Input Data: Bottom Width..... 3.00 ft Left Side Slope.. 3.00:1 (H:V) Right Side Slope. 3.00:1 (H:V) Manning's n...... 0.250 Channel Slope.... 0.0300 ft/ft Discharge........ 0.37 cfs Computed Results: Depth............ 0.26 ft Velocity......... 0.37 fps Flow Area........ 1.00 sf Flow Top Width... 4.59 ft wetted Perimeter. 4.67 ft Critical Depth... 0.08 ft Critical Slope... 2.2231 ft/ft Froude Number.... 0.14 (flow is Subcritical) Open Channel Flow Module, Version 3.42 (c) 1991 Haestad Methods, Inc_ * 37 Brookside Rd * Waterbury, Ct 06708 TOTAL P.12 u CORPS O~RAT DRECEPAD vc/omm a Cawracta MAY 131994 May 13, 1994 lNOEYE~OPM~~ I Michael Anderson: i These are copies of the easement that we have submitted to ODOT for approval. They have _ reviewed a draft and this is the final form. I hope this fulfills your requirement #6 on the site development review approval. Please call me if we need to submit anything further. Thank you. .~_....e~ c177 Gerald M. Foy Manager of Development i I I 'MAY-11-1994 11:3e MNWR/PARTNERSHIP 503 273 8353 P.02 Order No. H 107434 Page No. 2 DESCRIPTION SEE ATTACHED DESCRIPTION SMELT GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Texts or aegesaaente which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by any public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements. liens. encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies. conflicts in boundary lines. shortage in area, encroachments. or arty other facts which a correct survey would disclose. and which are not shown by the public records. 4. a. Unpatented mining claims; (b) reservations or exceptions in patents or in Acta authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a). W. or (c) are shown by the public records. 5. Any lien or right to A lien, for services. labor or material heretofore or hereafter furnished. imposed by law and not shown by the public records. SPECIAL EXCEPTIONS 6. The assessment roll and the tax roll disclosed that the premises herein described have been specially assessed as Single Family Residence Property. If the premises becomes disqualified for the special 'assessment under'the statute, an additionAl tax will be levied in accordance therewith and in addition, a penalty may be levied if notice of disqualification is not timely given. 7. Taxes for the fiscal year 1992-93, partial payment has been made Original Amounts $2.478.42 it Unpaid Balance: $826.14, plus interest d pn JA ILAA Coder 023-81 ~Q4 Account No.: R 284178 Map No.: 191 36CD 00500 8. City liens, if guy, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report.will follow if such liens are found.) MAY-11-1994 11:39 R/PARTNERSHIP • 503 273 B353 P.03 Order No. W 107434 Page No. 3 9. The premises herein described are within and subject to the statutory powers including the power of assessment of the Unif ied Sewerage Agency of Washington County. 10. The life estate created by instrument, including the terms and provisions thereof, Dated: MAY 7, 1982 Recorded: MAY 12, 1982 Recorder's Fee No.: 82 011866 In Favor of: Margaret Sorg 11. Any encroachments, unrecorded easements, violations of covenants, conditions and restrictions, and any other matters which would be disclosed by a correct survey. 12. Proof that there are no parties in possession, or claiming to be in possession, other than above vestees. 13. Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for workmen's compensation, which have now gained or hereafter may gain priority over the lien of the insured mortgage, which liens do not now appear of record. NOTE: We find no judgments or United States Internal Revenue liens against: Westwood Corporation, Developers and Contractors, an Oregon Corporation or Margaret Sorg NOTE: Property address is identified as: 8000 S.W. Pfaffle Street Tigard, OR 97223 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per 51.000.00 or fraction thereof of stated consideration. End of Report ec: Westwood Corporation Mary M. Wiedeman or V.P. Real Estate Margaret Song Norman Otto Sorg Roger Paul Sorg ML/hr 03/11/93 MAY-11-1994 11:39 MNWR/PARTNERSHIP 503 273 8353 P.04 • • Order No. W 107434 Page No. 4 DESCRIPTION Commencing at the re-entrant corner on the West line of the George Richardson D.L.C., No. 38 in Section 36. Township 1 South, Range 1 West of the Willamette Meridian. Washington County, Oregon, thence Northerly along the West line of said D.L.C. 417.78 feet; thence South 89948' East 1203.82 feet along the original North line of the C.H. Pfaffle property to the true point of beginnings thence South 0922' East 360.15 feet to an iron pipet thence South 89928' East 130.03 feet to an iron pipe; thence North 09221 West 360.91 feet; thence North 89948' West 130.03 feet along the original North line of the C.N. Pfaffle property to the true point of beginning. EXCEPTING THEREFROM that portion lying within S.W. Pfaffle Street. TOGETHER WITH the following described property in Section 36. Township 1 South. Range 1 West. Willamette Meridian. Washington County. Oregon. Beginning at the Northwest corner of that tract described in deed to Norman 0. Sorg by deed recorded in Book 406. Page 346. Washington County Deed Records; thence North 89948+ West along the original North line of the C.R. Pfaffle property 8.03 feett thence South 0022' East 175.0 feet; thence South 89946' East 8.03 feet to the southwest corner of said Sorg tract: thence North 0922' West 175.0 feet along the West line of said Sorg tract to the point of beginning. EXCEPTING THEREFROM that portion lying within S.W. Pfaffle Street. U~' 'MAY-11-1994 11:39 MNWR/PARTNERSHIP 503 273 8353 P.05 Order No. W 108097 Page No. 3 9. The terms and provisions of the LOVE I. PINKE Trust Agreement dated OCTOBER 25. 1991. This Company will require a copy of the trust instrument creating the mat and all amendments thereto, together with a written verification by all trustees that the copy of the trust is a true and correct copy of the trust, as it may have been amended. that it is in full force and effective and that it has not been revoked or terminated. NOTE: Taxes for the fiscal year 1992-93. paid in full. Amount: $1.156.26 Code: 023-81 Account No.: R 284187 Map No.: iSl 36CD 00600 NOTE: If title is to be acquired by the trustee(a) of a trust, this company will require a copy of the trust instrument creating such trust, and all amendments thereto, under which the trustees are acquiring title together with a written verification by all trustees that the copy is a true and correct copy of the trust, as it may have been amended, that it is in full force and effect and that it has not been revoked or terminated. NOTES This report is subject to any amendments which may be necessary when the names of the trustees of the Ted L. Miller Living Trust are submitted to us for examination. NOTES if the tract of land to be insured does not have legal access to e public street, the follow exception will show on the final policy: Lack of the right of access to an from said land. The within described property does not appear of record to have access to a public street or way. NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of S1.00 per $1,000.00 or fraction thereof of stated consideration. End of Report cc: Westwood Construction Mary Wiedeman Mr. 6 Mrs. Alex links !4./cb 03/08/93 MAY-11-1994 11:40 RiPARTNERSHIP • 503 273 8353 P.06 Order No. W 108097 Page No. 4 DESCRIPTION A tract of land in Section 36, Township 1 South, Range 1.West, Willamette Meridian, Washington County, Oregon, more particularly described as follows: Beginning at the re-entrant corner on the West line of the George Richardson Donation Land Claim No. 38; thence South 860 17, East 634.26 feet; thence North 130 20' West 442.25 feet to a point in the South line of Pfaffle Road; thence along the South line of Pfaffle Road South 890 48' East 667.79 feet to an iron pipe at the true point of beginning of the tract herein described; thence South 0° 22' East 335.0 feet to an iron pipe; thence North 890 28' West 27.7 feet to an iron pipe; thence North 130 201 West 345.0 feet to an iron pipe in the South line of Pfaffle Road; thence South 890 48* East 105.85 feet to the true point of beginning. EXCEPT - Rights of the public in and to that part of the herein described premises lying within the boundaries of roads and highways. MAY-11-1994 11:40 MNWR/PARTNERSHIP 503 273 8353 P.07 3SMENT AND TAXI ( SE 1/4SW1/4 SECTION 36 D 9-13-92 cr•,OLC mui L I~IYASHINGTON AWAY} 3 G 19rnA[ ref+r a A eotl SEE E MAP) ~ rrl3eo[r Ao•et at Cot. SW "r `."'f"T'-eer.PFAFFLE e.".973 S 96t•36'f "Aver. 049.73 TOeVC6LC.+.rrAFfLf T nw3a 106-96 3001•e.09 ,09100 Irs• 6-e 65Ide ~01Au 1 !♦Ac 300 200 I .7'tdc. .*PAC. U) a I " ee 100 r - e - 6 " 402 .47AC. w - e PAC w 1+ 1 O M 151.1• ' ~ 131.0• 310 ' u 1300 1 e r r ' w Ite.e! 337 we. < e the %Ao 51 1000 1100 1e ° _ 11 /.ltAC. .77Ae. Ir 4~ _ w• 1 r •1 i . • • ~ C11 • + 1 Y ' 1, 1 1001 1001 A-1 t• w I •rdi ~ ~ • ' 11 .86Ar. G •d'QP 2200 5.94 Ac. _1 l ' eltVa• too AlLums• o y \ 1•. V ~ e ' t i•*re 2300 • bA •h 4woo 3Of CHICAGO - x400 "f114f>mtbtor7WraldLt • lOgTing Ywr land with rafKa1109 :I✓! 1.1 • - to weets and Omar parteL , 1 $ 2 500 WI L1 I» fhb P41 is Otfi91 awe/ to •a N to comet the ccmpaeW a95 n6- 4000 la rw3ft for aro km cowbw s 17 3wr! LI 6-71 rumn of rekanp therom~- x Q - " 1. 1& oaoAOO7rtlF 3 z se00 r 2fooo 10411 m sm"rm ~ e CLAMMU& 0WM M t701t 3 ~ fe Iu.71 9 .C 2700 , _ TOTAL P.07 Turf /5 /2t>E~oG~ic oz, C„r, 3 la n. C ? (44,4, mcP J7oe5 D wr G~ia a` ~v { , jL/~o,WV1U&s )v aA OW W--l, es~1 a drIJ6-. , i olise~l a C~ouv ti 01- Z, 3(a) = ~s~' F bro ~l {j~du Af4e- y¢~ 9~ acurw af~ 2.~ (e) ~llo~us Slare QaruP a~~ C~,C BCeser~~• Ill AMENDMENT TO AGREEMENT FOR COMMON EASEMENT DATED: May /0, 1994 PARTY: TED L. MILLAR AS TRUSTEE OF THE TED L. MILLAR LIVING TRUST ("Trust") RECITALS: A. Purpose: Replace Original Easement Agreement. The purpose of this Amendment is to amend, supersede, and replace the Agreement for Common Easement dated November 21, 1984 and recorded December 4, 1984 at Fee No. 84046964, Washington County records ("Original Easement Agreement"). Trust is the successor to each of the parties to the Original Easement Agreement, who were described and referred to therein and are referred to herein as Millar and Verharen. B. Pacific Crossroads and Leasehold Parcels (Exhibits A and B). Trust owns the real property described on Exhibit A to the Original Easement Agreement (title to which was then vested in Millar) and also described on Exhibit A to this Amendment ("Pacific Crossroads Parcel"). A part of a shopping center known as Pacific Crossroads Shopping Center is located on the Pacific Crossroads Parcel. Trust is also the successor holder of a leasehold interest in the real property described on Exhibit B to the Original Easement Agreement (the holder of such leasehold interest was then Millar) and also described on Exhibit B to this Amendment ("Leasehold Parcel"). A part of a shopping center known as Pacific Crossroads Shopping Center is also located on the Leasehold Parcel. C. Original Easement Agreement: Excluded Parcel (Exhibits C and C-2). The easement granted in the Original Easement Agreement (referred. to therein as the "Common Easement" but referred to herein as the "Original Easement") also encumbered the real property described on Exhibit C to the Original Easement Agreement (title to which was then vested in Verharen) and also described on Exhibit C to this Amendment. Trust acquired fee title to the property described on Exhibit C; subsequently, Trust executed and recorded a Release of Property from Agreement for Common Easement (dated May 6, 1994 and recorded May 1994 at Fee No. 94-whereby the property described on Exhibit C-2 (which is a portion of the property described on Exhibit C) was released from the Original Easement and thus no longer benefits from or is burdened by the Original Easement. Trust has subsequently conveyed to persons who are not parties to this Amendment the property described on Exhibit C-2, which property will not be subject to the New Easement described in Section 1.2 of this Amendment. Amendment to Agreement for Common Easement Page t D. Store Parcel (Exhibit E):_ Store. Trust has acquired certain additional parcels that are adjacent to the property described on Exhibit C; such parcels, together with the remaining portion of the property described on Exhibit C that is still owned by Trust, are described on Exhibit E ("Store Parcel"); such property will be burdened by the New Easement granted herein. Trust desires and intends to build on the Store Parcel certain improvements, including a retail store ("Store"). E. Chevron Parcel (Exhibit F). Adjacent to the Store Parcel is a parcel of real property described on Exhibit F on which there is now located a Chevron gas station ("Chevron Parcel"). All real property referred to and described in this Amendment is located within the City of Tigard, Washington County, Oregon. F. ODOT Requirements. In order to build the Store, Trust must obtain approval from the Oregon Department of Transportation ("ODOT") that ODOT will permit continuing access from Pacific Highway to the Store Parcel. As a condition to granting such approval, ODOT requires that Trust agree in the future, at ODOT's request, to grant an easement for the benefit of the Chevron Parcel, which easement will permit access from Pacific Highway to the Store Parcel and from such Parcel to the Chevron Parcel for ingress to and egress, from the Chevron Parcel. A condition to ODOT's request to Trust to grant the easement will be ODOT's decision, at some time in the future, to terminate one or more existing access points from Pacific Highway to the Chevron Parcel. G. Compliance with ODOT Requirements. To comply with ODOT's requirements and to obtain ODOT's consent to the continuing use of the existing access from Pacific Highway to the Store Parcel, Trust has agreed to amend and expand the Original Easement on the terms and conditions set forth below in this Amendment. Trust desires to set forth at this time the respective rights and obligations of the owners of the parcels that will benefit from and be burdened by the New Easement granted herein and the easement to be granted in the future for the benefit of the Chevron Parcel. AGREEMENT AND DECLARATION: Therefore, Trust agrees and declares as follows: 1. Grant of New Easement. 1.1 Property Within New Easement Area (Exhibit G). The portions of the Store Parcel (Exhibit E) and the Pacific Crossroads Parcel (Exhibit A) that will be subject to the New Easement granted herein are described on Exhibit G; such easement area will be referred to herein as the New Easement Area. A portion of the area that was within the Original Easement (which Original Easement is described on Exhibit D) is not included within the New Easement Area. Amendment to Agreement for Common Easement Page 2 1.2 Grant of New Easement; Benefited Parcels. Trust hereby declares and grants a perpetual, non-exclusive easement ("New Easement") for ingress and egress purposes over the New Easement Area (Exhibit G), and for utility purposes under the New Easement Area, as a benefit and right appurtenant to the Pacific Crossroads Parcel (Exhibit A) and the Store Parcel (Exhibit E). As provided in Section 2, the New Easement (excluding utility purposes) may at some time in the future also benefit the Chevron Parcel (Exhibit F). As provided in Section 1.4, the New Easement may at some time in the future also be extended to benefit the Leasehold Parcel (Exhibit B). References herein to the "Benefited Parcels" or to a "Benefited Parcel" shall mean the Pacific Crossroads Parcel and the Store Parcel, or one of them; and after the Chevron Parcel becomes a Benefited Parcel under Section 2 such terms shall also mean the Chevron Parcel; and after the Leasehold Parcel becomes a Benefited Parcel under Section 1.4 such terms shall also mean the Leasehold Parcel. References herein to "Owner" or "Owners" shall mean any one or more, or all, of the owners of the Benefited Parcels. The New Easement is granted for the benefit of the Benefited Parcels and Permitted Users as defined in Section 1.3. 1.3 Permitted Users. The term Permitted Users, as used herein, shall mean / (i) the Owners of each of the Benefited Parcels and their respective heirs, successors, assigns, lessees, trust deed beneficiaries, and mortgagees; and (ii) the business invitees, licensees, and J employees of any of the foregoing. The Permitted Users shall have the right to use the New Easement Area perpetually for vehicular ingress and egress and for underground utility purposes' only (except that the benefit of utility purposes shall not extend to the Chevron Parcel); providedty that a portion of the New Easement Area is intended to be striped for parking purposes, for up to approximately four (4) parking spaces, in connection with construction of the Store, and such ply parking spaces will be for the exclusive use of the Store Parcel Owner and its Permitted Users, subject to potential elimination of such parking spaces as provided in Section 2.3(e). The right to use the New Easement Area shall be non-exclusive (except for parking as provided in the preceding sentence) and shall be shared by Permitted Users. 1.4 Extension of New Easement to Leasehold Parcel. The holder of the leasehold interest in the Leasehold Parcel shall have the right to extend the benefit of the New Easement to the Leasehold Parcel (Exhibit B) at any time after such holder either acquires the fee title to such Parcel or acquires the consent of the then fee title owner to extend the benefit of the New Easement to such Parcel. Such extension of the benefit of the New Easement to the Leasehold Parcel shall be by a writing evidencing that intent, executed by the holder of the leasehold interest in the Leasehold Parcel and by the owner of the fee title to such Parcel, and shall become effective upon the recording of such instrument in the Records of Washington County, Oregon. Upon the recording of such instrument, the Leasehold Parcel shall also be deemed a Benefited Parcel hereunder, except that such event shall not affect the allocation of costs under Section 3 and thus shall not impose any obligation to share costs on the holder of such leasehold interest or on the owner of the Leasehold Parcel. Amendment to Agreement for Common Easement Page 3 2. Future Easement Expansion Area (Exhibit H). 2.1 Future Easement Expansion Area for Benefit of Chevron Parcel. The portion of the New Easement Area described on Exhibit H is not now improved, will not be improved as a roadway to provide access to the Chevron Parcel as part of the construction of the Store (although a portion of it may be improved as a parking area as part of construction of the Store as provided in Section 1.3), and was not part of the area within the Original Easement; this portion of the New Easement Area is referred to herein as the Future Easement Expansion Area. Notwithstanding the foregoing sections of this Amendment, the Owner of the Chevron Parcel and its Permitted Users shall not have any rights with respect to the New Easement except as provided in this Section 2. 2.2 Terminate Access to Chevron Parcel: Notices. At such time as ODOT may terminate one or more of the existing access points on Pacific Highway that now permit ingress to and egress from the Chevron Parcel, ODOT shall give Trust notice of such termination. After ODOT gives such notice, if the then-owner of the Chevron Parcel gives Trust notice that such Owner desires to obtain the benefits of the New Easement and that it will perform all obligations set forth in this Amendment, the then-owners of the Store Parcel and the Pacific Crossroads Parcel will cooperate with the Owner of the Chevron Parcel in performing its obligations set forth in Section 2.3; provided that such cooperation shall not cause such Owners to incur any expense, nor shall such cooperation interfere in any way with the occupancy and use by the Owners or by any of their Permitted Users of the Store Parcel or the New Easement Area (except for the elimination of some parking spaces as provided in Section 2.3 (e)). 2.3 Expansion Work; Obligations of Chevron Parcel Owner. As a condition to enjoyment of any of the benefits of the New Easement, the Owner of the Chevron Parcel shall be solely responsible for all of the following ("Expansion Work"): (a) Obtaining all permits and approvals that are required to construct the paved road area over the Future Easement Expansion Area (Exhibit H), including without limitation all approvals and permits related to changes in parking, utilities, landscaping, and the biofiltration and water retention system that may occur as a result of constructing such road area. (b) Constructing the paved road area over the Future Easement Expansion Area that will connect the then-existing paved portion of the New Easement Area to the Chevron Parcel. All of the following are subject to the prior written approval (and in the case of actual construction, approval following completion) of the Owners of the Pacific Crossroads Parcel and the Store Parcel: (i) the plans and specifications for all Expansion Work; (ii) the construction schedule for the Expansion Work; and (iii) the Expansion Work itself. In determining whether to grant such approval, the Owners of the Pacific Crossroads Parcel and the Store Parcel may take into consideration, among other things: (A) the quality of construction; (B) conformance to and compatibility with the existing roadway and parking areas; and (C) changes to then- existing landscaping, parking, utilities, and biofiltration and water retention system. Trust anticipates that relocation or replacement of landscaping, parking, utilities, or the biofiltration Amendment to Agreement for Common Easement Page 4 and water retention system may be required either (1) as a condition of obtaining any necessary governmental approvals or permits related to the Expansion Work; or (2) as a condition for the Store or other improvements on the Store Parcel not becoming out-of-compliance with approvals and permits on account of the Expansion Work. If such is the case, no changes to the Store Parcel or to the Pacific Crossroads Parcel shall be required in order to obtain approvals or permits or to continue in compliance with codes, approvals, or permits; and all replacement and relocation shall take place on the Chevron Parcel. (c) All engineering, architectural, survey, and other consultant fees and expenses in connection with the Expansion Work. (d) All fees and other expenses (including application, permit, and consultant fees and expenses) that may be necessary to insure that the occupancy and use of the Store Parcel is not deemed out of compliance with any applicable codes, laws, permits, or approvals as a result of the Expansion Work. Such fees and expenses shall include those incurred at the initial construction of the Expansion Work and all ongoing expenses required to keep the Store and all other improvements on the Store Parcel in compliance with codes, approvals, and permits. (e) Ensuring that the Expansion Work shall not in any way affect the occupancy or use of the Store Parcel (including without limitation temporarily or permanently reducing, interfering with, or blocking ingress to or egress from such Parcel or from or to Pacific Highway) by the Owner of such Parcel or such Owner's Permitted Users; except that Trust recognizes that construction of the Future Easement Expansion Area shall cause the loss of not more than four (4) parking spaces that are expected to be built within the New Easement Area in connection with construction of the Store as provided in Section 1.3. 2.4 Insurance. (a) After giving the notice under Section 2.2 that it desires to obtain the benefits of the New Easement, the Chevron Parcel Owner shall at all times thereafter maintain a policy of public liability insurance in accordance with this Section 2.4 with respect to the New Easement Area and to the use of the New Easement Area by such Owner and its Permitted Users. (b) The amount of such policy shall be not less than $5,000,000 for bodily injury and property damage per occurrence, $5,000,000 annual aggregate. Such minimum amounts shall be increased from time to time (but not more often than once every five years) to the amount specified in a notice from the Store Parcel Owner to the Chevron Parcel Owner; provided that such Store Parcel Owner has also increased the amount of its liability policy limits for the Store Parcel to the same or greater amount, and provided that such increased amount is similar to the amount of liability coverage generally maintained for similar properties in the Portland, Oregon area. Amendment to Agreement for Common Easement Page 5 (c) The Chevron Parcel Owner's liability insurance policy (i) shall name as additional insureds the Store Parcel Owner, its lessee, and its mortgagee or deed of trust beneficiary; (ii) shall be issued for periods of not less than one year; (iii) shall be issued by insurance companies qualified to do business in the State of Oregon and having a general policyholder's rating of not less than A and a financial rating of not less than Class X as rated in the most current available "Bests's Insurance Reports"; (iv) shall contain a provision that it cannot be cancelled, reduced in amount, substantially modified, or not renewed without thirty (30) days prior written notice to the Store Parcel Owner and the additional insureds; and (v) shall provide for contractual liability coverage with respect to the indemnity obligation set forth in Section 2.5. (d) The Chevron Parcel Owner's liability insurance policy may be carried under a plan of self-insurance, provided that the Chevron Parcel Owner has and maintains $50,000,000 of net current assets. Such insurance may be included in general coverage under policies which also include the coverage of other property in which the Chevron Parcel Owner or its affiliates has an insurable interest. (e) The Chevron Parcel Owner shall deliver to the Store Parcel Owner, and to each additional named insured, certificates of insurance required by this Section 2.4 in forms acceptable to the Store Parcel Owner. The Chevron Parcel Owner shall procure and pay for renewals of such insurance before the time of expiration of such policy, and shall deliver to the Store Parcel Owner and each additional named insured certificates of such renewal policies at least thirty (30) days before the expiration of any existing policy. The failure to maintain a policy in accordance with this Section 2.4 or to provide the certificates of insurance within ten (10) days after demand by the Store Parcel Owner shall be grounds for termination of the New Easement with respect to the Chevron Parcel. 2.5 Indemnity. The indemnity obligation set forth in the following sentence shall extend (A) to the Store Parcel Owner, to its Permitted Users, and to its mortgagees and deed of trust beneficiaries; and (B) to the respective partners, directors, officers, agents, and employees of each of the foregoing named in clause (A). The Chevron Parcel Owner shall indemnify and defend the Store Parcel Owner (and the persons and entities described in the preceding sentence) from and against any and all claims (as defined below) allegedly or actually arising from or in connection with (i) the rights granted in this Amendment; (ii) the use or enjoyment of the New Easement by the Chevron Parcel Owner or by its Permitted Users; (iii) the Expansion Work or any other activity described in Section 2; or (iv) any activity within the New Easement Area by the Chevron Parcel Owner or by its Permitted Users (including any damage for which such Owner is responsible under Section 3.6). In this Section 2.5, the term "claims" shall include any and all claims, actions, proceedings, judgments, liabilities, losses, damages, costs and expense. This indemnity obligation shall not extend to claims caused solely by the willful acts, violations of law, or negligence of the Store Parcel Owner or its Permitted Users. The Chevron Parcel Owner's indemnity obligation shall include all costs, expenses and liabilities incurred in connection with the foregoing claims, including, without limitation, all attorney fees, disbursements, and expenses. Amendment to Agreement for Common Easement Page 6 3. Joint Use; Repair and Maintenance. 3.1 Joint Use. All present and subsequent Owners of the Benefited Parcels and their Permitted Users shall cooperate during periods of joint use, and each Permitted User ~D1 shall cause a minimum of interference to the others. No one shall be permitted to park any vehicle (except in an emergency situation or in clearly marked parking spaces that are Ol,~ constructed and striped as provided in Section 1.3), place any item, or allow the growth of any Vol trees or shrubs to obstruct the ingress and egress points of (or obstruct the travel of vehicles across) the New Easement Area. All Permitted Users shall take all steps reasonably necessary to allow for the mutual use and right of free access over and across the New Easement Area in order to permit the free travel of vehicles to and from Pacific Highway and to and from each of the Benefited Parcels. 3.2 Operation. Maintenance and Repairs. Subject to the obligations relating to the sharing of costs under Section 3.3, the Owner of the Store Parcel shall have the sole responsibility for operating, maintaining, and repairing improvements on the entire New Easement Area (including any portion that lies within the Pacific Crossroads Parcel) in first-class condition. This operation, maintenance, and repair obligation shall include, without limitation, maintenance, repairs, striping, cleaning, and sweeping. 3.3 Sharing of Maintenance and Repair Costs. (a) Until the Expansion Work described in Section 2 is completed, the costs under Section 3.2 shall be shared equally by the Owners of the Store Parcel and the Pacific Crossroads Parcel. (b) After the Expansion Work described in Section 2 is completed, the costs under Section 3.2 shall be shared equally (one-third each) by the Owners of the Store Parcel, the Pacific Crossroads Parcel, and the Chevron Parcel. (c) The Owner of the Store Parcel shall have the right to assign some or all of its responsibilities under Section 3.2 to a lessee or other Permitted Users, and each Owner of a Benefited Parcel shall have the right to pass through its share of costs to one or more lessees or other Permitted Users of its Parcel; provided that doing so shall not relieve any Owner of its responsibilities under this Amendment or its payment obligations to the other Owners of Benefited Parcels. 3.4 Failure to Maintain. If, in the opinion of the Owner of one of the Benefited Parcels ("Complaining Owner"), the Owner of the Store Parcel has failed to fulfill its obligations under Section 3.2, then the Complaining Owner may give written notice to the Store Parcel Owner specifying the alleged failures. The Store Parcel Owner shall respond within fifteen (15) business days by telling the Complaining Owner in a notice either (i) that the Store Parcel Owner shall promptly cure such failures, or (ii) that the Store Parcel Owner diputes that the alleged failures have occurred. If the parties cannot resolve their differences, the dispute shall be arbitrated in accordance with Section 8. If the Store Parcel Owner agrees to cure the Amendment to Agreement for Common Easement Page 7 failures, then the Store Parcel Owner shall promptly begin the work necessary to cure the failures and shall continue such work diligently until it is completed. If the Store Parcel Owner fails to respond in the 15-day period, then the Complaining Owner may cause such alleged failures to be cured; within thirty (30) days after such work is completed, the Complaining Owner shall give notice to each of the other Owners describing the action taken, the costs incurred, and each Owner's respective share of such costs. 3.5 Estimates for Maintenance and Repair Work. An Owner contracting for and having repairs or maintenance or other work performed on the New Easement Area improvements (under either Section 3.2 or 3.4) that the Owner estimates will cost more than $1,000 shall first obtain at lease two written estimates for such work and shall accept and contract with the party giving the lowest estimate. Following satisfactory completion of the repairs or maintenance and payment therefor, the Owner having the work done shall bill the other Owner(s), who shall within thirty (30) days after billing pay its or their respective shares of such costs. 3.6 Damage Due to Unusual Use. If damage occurs to any improvements within the New Easement Area as a direct result of an unusual use of the New Easement by an Owner of one of the Benefited Parcels or such Owner's Permitted Users, such Owner shall have the necessary repairs completed as soon as possible (but in any case within thirty (30) days after the damage occurs) and shall be responsible for the entire cost of necessary repairs. The damage to improvements as a result of unusual use under the preceding sentence shall include, without limitation, (i) damage to curbs, sidewalks, landscaping, light poles, signs, or other improvements caused by vehicles being driven over or into such items; and (ii) damage caused by the dumping or spilling of contents of vehicles; such damage is not intended to include ordinary wear and tear to striping or pavement due to the ordinary driving of vehicles that are within applicable legal weight limits over such pavement. 3.7 Failure to Pay. If any Owner fails to pay its share of costs required under this Amendment within the time specified (or if no time is specified, then within thirty (30) days after demand for payment is made), then the Owner demanding payment shall have, in addition to all other remedies allowed by law, the right to place a lien for such amount on the Parcel owned by such non-paying Owner. Such lien may be foreclosed in the same manner as foreclosure of liens generally under the provisions of Chapter 88 of the Oregon Revised Statutes. The lien or charge, however, shall be subordinate and subsequent to any first mortgage financing on the Owner's Benefited Parcel. In addition, the amount of the Owner's unpaid share of costs shall bear interest from the date such payment was due until paid at the rate of fifteen percent (15%) per annum. 4. Taxes. Each Owner of a Benefited Parcel shall be solely responsible for the real property taxes and assessments charged against any portion of such Parcel lying within the New Easement Area. Amendment to Agreement for Common Easement Page 8 5. Condemnation. The taking (whether partial or total, temporary or permanent) by eminent domain or condemnation of the access from Pacific Highway to the New Easement Area or of any part or all of the Easement Area shall not impose on any Owner any libility or obligation with respect to the other Owners, including without limitation: (i) any liability for damages due to such taking; (ii) any obligation to provide other direct or indirect access from Pacific Highway or from another public road; or (iii) any obligation to grant an easement over and across other property or over or across other portions of such Owner's Parcel for the benefit of another Owner and such Owner's Parcel. - 6. Notices. Any notice, statement, demand, request, consent, approval or other communication (collectively referred to in this Section 6 as "notices" or "notice") required or permitted to be given or made by any Owner, or its agent, to another Owner, pursuant to this Amendment or pursuant to any applicable law or requirement of public authority, shall be in writing and delivered in person to the other Owner, or sent by reputable overnight express carrier (such as Federal Express, UPS Overnight Courier, Airborne, or Express Mail) for guaranteed next business day delivery with delivery charges prepaid, or sent postage prepaid by registered or certified mail. Such notices shall be addressed to the other Owner at the address stated in the last instrument which conveyed an interest in the Parcel and was recorded with the Washington County Recorder or such other address which may be designated by an Owner in writing. Notices that are properly addressed and sent in accordance with this Section shall be deemed given and effective on the date of delivery; or, if mailed, two (2) days following the date of such mailing; or, if sent by overnight express carrier, one (1) business day after being deposited with such carrier. 7. Attorney ees. If any suit, action or arbitration is commenced or instituted to interpret or enforce the terms of this Amendment, to exercise any remedy on account of a default, or otherwise relating to the provisions of this Amendment, the prevailing or nondefaulting party shall be entitled to recover from the losing or defaulting party its reasonable attorney fees and costs, in addition to all other sums provided by law, at trial or arbitration and on any reviews and appeals. Such sums shall be determined by the court or arbitrator. 8. Arbitration. Any Owner may at any time request arbitration of any matter in dispute under this Amendment. The Owner requesting arbitration shall do so by giving written notice to that effect to the other Owner, specifying in the notice the nature of the dispute. The dispute shall be determined in the City of Portland by a single arbitrator, in accordance with Oregon law on arbitration and as otherwise provided herein. If the parties cannot agree upon an arbitrator, either party may petition the presiding judge of the Circuit Court of Washington County, Oregon to appoint the arbitrator. Any such appointed arbitrator shall be a qualified expert with respect to the subject in dispute as determined by the presiding judge. Each party to the dispute shall submit its position to the arbitrator, and the arbitrator shall choose the position of one of the parties. The award in such arbitration may be enforced by the order or judgment of a court of competent jurisdiction. The losing party shall pay the fees and expenses of any arbitration. The prevailing party shall be entitled to recover from the losing party the fees and expenses of its experts and attorneys (including attorney fees incurred after the dispute between the parties arose and before the arbitration proceeding commenced). Amendment to Agreement for Common Easement Page 9 9. Default and Remedies. In addition to all rights and remedies under this Amendment, each Owner shall have all rights and remedies at law or in equity under Oregon law, including the right to specific performance. 10. Governing Law. Oregon law shall govern the validity, performance, interpretation and enforcement of this Amendment. 11. Severability. If any portion of this Amendment is held by any court of competent jurisdiction to be illegal, invalid or unenforceable under present or future law, the remainder of this Amendment shall not be affected thereby and shall remain in full force and effect. 12. Amendments: Waivers. No agreement, conduct, or failure to act shall be effective to change or modify this Amendment, or to waive or delete any right, remedy or provision, unless the party against whom enforcement is sought signs an explicit written agreement to that effect. No provision of or rights under this Amendment shall be deemed to have been waived unless such waiver is in writing signed by the party alleged to have waived the provision or right. Either party's waiver of any default or obligation of the other party shall not be deemed a waiver of any subsequent default or obligation. Payment or acceptance of any payments shall not be deemed a waiver of any preceding default. 13. Run with the Land: Bindinz Effect. The New Easement granted herein shall run with the land as to all property burdened and benefited by such Easement, including any division or partition of the property. Except as otherwise expressly provided in this Amendment, the provisions of this Amendment bind, burden, and benefit each Owner and the the Owners' legal representatives, successors, assigns, lessees, mortgagees, and deed of trust beneficiaries. 14. Recording and Effect of Amendment. This Amendment shall be effective upon recording with the Washington County Recorder. Upon such recording, the Original Easement Agreement shall be completely superseded and replaced by this Amendment and shall have no further force or effect. It is the express intent of Trust that there has been no merger and that the Original Easement has not been and will not be extinguished by virtue of the fact that Trust now owns both the Pacific Crossroads Parcel and the remainder of the property described on Exhibit C or by virtue of the fact that Trust is the successor to both Millar and Verharen, the two parties to the Original Easement Agreement. It is the intent of Trust that such Parcels may be under separate ownership at some time in the future and that the New Easement is created to benefit and burden such Parcels as set forth herein and to benefit the Chevron Parcel as provided in Section 2. 15. Exhibits. All exhibits referred to herein are attached to this Amendment and by this reference incorporated herein, including those described below: Exhibit Amendment Reference Description A Recital B Description of Pacific Crossroads Parcel B Recital B Description of Leasehold Parcel Amendment to Agreement for Common Easement Page 10 C Recital C Description of Verharen Parcel C-2 Recital C Description of parcel excluded from easement D Section 1.1 Original Easement Area E Recital D Description of Store Parcel F Recital E Description of Chevron Parcel G Section 1.1 Description of New Easement Area H Section 2.1 Description of Future Easement Expansion Area TED L. MILLAR AS TRUSTEE OF THE TED L. MILLAR~LIVINGG TRUST By: ~ ue(~1'2 ~ V4 Ted L. Millar, Trustee STATE OF OREGON ) County of Multnomah ) The foregoing instrument was acknowledged before me this ~ day of May, 1994 by Ted L. Millar, as trustee of the Ted L. Millar Living Trust. No blic for Oregon My co ission expires: c/hIa t.M. Rw3n0194 OFFICIP.L SFALL MARY M. WIEDE'~:~..: NOTARY PUBLIC - 0'6; v"d COMMISSION i'lo..), MY COMMISSION EXPIRES DEC. 21, "AS Amendment to Agreement for Common Easement Page I1 EXHIBIT A Description of Pacific Crossroads Parcel A tract of land situated in the S.K. 1/4 of Section 36, T 13, E No W.M., City o_ Tigard, Washington County, Oregon being described as follove; Beginning at the re-entrant corner on the West line of the George diohardson Q.L.C. No. 55 in Section 368 T 1S, R 1W, W.H.; thence northerly along the wet line of said Richardson U.L.C. No. 55 a distance of 392.78 ft, to a point in the aoutherly " line of County Rd, No. 975 (S.W. Pfaffle St.); thence S 89' 48' E along said southerly H/W line a distance of 1463.88 ft, to an iron pipe on the West line of the Florence Hammer tract as described in Book 117, Page 281, Washington County Deed Recordat thence 9 0' 411 11" E along the west line of said Hammer tract a distance of 280.81 ft. (S 0' 42, 281.15 ft. par deed) to an iron pipe in the north line of that tract of land described in deed to Herbert V. Kruae, recorded June 6, 1945 in book 244, Page 515 , Washington County Deed Records; thence continuing S 0' 41' 11" E along the vest line of said Hammer tract a distance of 0.96 ft. to the true point of eginning of the tract herein to be described; rthence N_89'4-d"'49"_-9 a distance of 116.32 ft.; thence S 0, 41' 11" E a distance of 0.96 ft. to an iron pipe marking the northeast corner of said Kruse tract; thence S 0' 39' 21" E along the west line of that tract of land desc- ribed in deed to Charles F. Condon and wife by deed recorded March 131 1943 in Book 2159 Page 637, Deed Records of Washington County, a distance of 119.78 ft. (South, 119.45 ft. per deed) to a point in the northerly IS/1d line of S.W. Pacific Hwy. 99-W; thence south- westerly tracing said northerly 0 line a distance of 225.23 ft. along the are of a 11,349.16 ft. radius curve to the right through a central angle of i' 07' 59" (the chord of which bears S 58' 17' 17" W, 225.23 ft.) to a point which is 70 ft. distant northwest- erly from Centerline Station 46408.3 of the relocated centerline of Pacific Highaway West; thence leaving said northerly R/W line and running N 2' 56' 34" W along thewest line of that tract of land that was conveyed to the State of Oregon in Book 184, Page 541, Records of Washington County, a distance of 185.08 ft. (N 1' 42' W, 184.5 ft. Per deed) to an iron pipe at the northwest corner of said State of Oregon tract; thence S 89' 39' 55" E along the north line of said Mate of Oregon tract a distance of 42.03 ft.; thence leaving said north line and running N 58' 12' 32" E a distance of 49.08 ft. to a point in the west line of said Ilazmner tract; thence N 0' 41' 11" W along said west line a distance of 27.30 ft. to the true point of beginning. EXHIBIT B Description of Leasehold Parcel A tract of land situated in the S.W. 1/4 of Section 36, T 15, R 1W, W.H.0 City of Tigard, Washington County, Oregon being described as follows; Beginning at the re-entrant corner on the west line of The George Richardson D.L.C. No. 55 in Section 36, T 130 R 1W, W.1{.; thence northerly along the west line of said Richardson D.L.C. No. 55 a distance of 392.78 ft, to ej point in the southerly 0 line of County Rd. No. 975 (S.W. Pfaffle St.); thence 5 89' 481 E along said southerly R/W line a distance of of 1463.88 ft. to an iron pipe on the West line of the Florence Hammer tract as described in Book 117, Page 281, Washington County Used Records, said point being the true point of beginning of the tract herein to be described] thence S 0' 41' 1111 E along the west line of said Hamm r tract a distance of 280.81 ft. (S 0' 421 E, 281.15 ft. per deed) to an iron pipe in the north line of that tract of land described in deed to Herbert V. Kruse, recorded June 6, 1945 in book 244, Page S1S Washington County Deed Records; thence continuing S 0' 411 1111 E along the west line of said Imam er tract a distanoe of 0.96 ft.; thence N 89' 181 4911 E a distance of 116.32 ft.; theme; S 0. 411 1111 E a distance of 0.96 ft. to an iron pipe marking the northeast corner of said Kruse 'tract; thence 3 0' 391 2111 E along the west line of that tract of land described in deed to Charles F. Condon and wife by deed recorded 14arch 13, 1943 in book 215, Page 637, Deed Records of Washington County, a distance of 119.78 ft. (South, 119.45 ft. per deed) to a point in the northerly I1,/W line of S.W. Pacific Highway 99-W; thence northyasterly along said northerly line the following courses and distances; 31.49 ft. along the arc of 11,389.16 ft. radius curve to the left through a central angle of 0' 091 30" (the chord of which bears N 57' 381 33" E, 31.49 ft.); thence S 32' 261 1311 E a distance of 10.00 ft.1 thence 248.69 ft. along the arc of a 11099.16 ft, radius curve to the left through a central angle of I` 151 00" (the chord of which bears N 56' 561 17" E, 248.69 ft.s _thence S 33' 411 13" E a distance of 10.00 ft.; thence 38.95 ft, along the are of a 11,409.16 fto radius curve to the left through a central angle of 0' 111 44" (the Chord of which bears N 56' 121 55" E, 38.95 ft.) to a point in the westerly R/W line of S.W. 78th Ave. as described in Fee No. 83-13459, recorded April 22, 1983, Records of Washington County; thence tracing said westerly RA line the following courses and distances; N 34' 021 30" W a distance of 144.41 ft. to a point of curvatures thence 107.57 ft, along the are of a 180.00 ft. radius curve to the right through a central angle of 344 141 30" (the chord of which bears N 16' 55' 15" W, 105.98 ft, to a point of tangents theme N 0' 121 00" E a distance of 21.62 ft. to a point in the southerly RfW line of S.W. Pfaffle St. (County Rd. No. 975); thence N 89. 481 0011 W along said southerly FA line a distance of 287.76 ft. to the true point of beginning. EXHIBIT C Description of Verharen Parcel ?ARCEL 1 jcglnning at the re-entrant corner of the •veet line of the ~uurgu Ricnardsun Do"r ion Land Claim No. 55. in Section 36, Townahi? 1 South, Range 1 West of the dilleuotte Neridlan, 'darhington County. Urcgun. thence Nurtherly along the west line of said claim, 417.76 feet; thence South 39' 48' East, along ttte original north line of the C. Pfaffle property ds describud in nook 134, Pago 104, Recurdn of ;jashin3tun County, 962.62 feet to the true point of beginning; thence South 89' 4d' East 129.95 feet; thence South 13' 2U' East 370.25 faet; thence !forth 89' 28' 'Jest 130.03 fact; thence Kurth 13* 20' West J09.41 feet to the true point of beginning, ezceptina therefrom that part lying in the county road along the north line of the tract heraln described. , PA1tCEL II Begluuing at the re-entrant corner of the west line of George Richardson Donation Land Claim in Section 36, Township 1 South, Range 1 'lest of the Willamette Heridfan, :Washington County, Oregon{ thence South 66' 17' East 634.26 feet to a 1/2 inch iron pipe; thence South 13' 20' Zest 261.75 feet to a 1 1/4 inch iron bar{ chance North 75' 40' Eawt 419.52 feet to a point; thence South 13' 20' East 101.50 feat to a 3/4 inch iron pipe on the 4ortharly right of way line of the Veat Side Pacific highway; thence along said northerly line Borth 60' 00' East 200.00 feet to the southeast corner of that tract described in lease to Standard 011 Company of California, recorded in Book 653, ?Aga 395, Racorda of Washington County, and the true point of beginning; thence continuing along said highway northerly right of way line North 60' UO' East 102.53 feat to a 3/4 inch iron pipe at the southeast corner of that tract conveyed to Arthur V. Verharan at u: by deed recorded in Book 533, Page 540, Deed Records of Washington County; thence North 2' 34' hest 186.00 feet to a 3/4 inch Iron pips; thence North 89' 35' West 334.21 feet, morw or lees. to the southwest corner of that tract conveyed to Emil A. Johnson by deed recorded in Book 155, Page 425. Records of Washington County; thence South 13' 20' East along the Easterly boundary of- that tract conveyed to the Abbott Co, by dead recurJed Su book 152. Page 313. Records of Jashington County 198.95 feet to the northwesterly corner of said Standard Oil Company tract; thence along the northwesterly line of said tract North 60' 25' EafL 200.00 feet to the -%met northerly corner thereof; thence along the easterly lloe thereof South 13' 20' East 150.OU fact to the true point of SwKinning. EXHIBIT C-2 Description of parcel excluded from easement Legal Description Adjusted Area from TL 1000 to TL 600 A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36, Township 1 South, Range 1 West, of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence North 13°20'54" West along the west line of said Parcel II, 323.06 feet to a 5/8 inch Iron Rod with yellow plastic cap inscribed "G & L PLS 1989", said Iron Rod being the True Point of Beginning; Thence continuing North 13 °20'54" West along said west line, 220.86' to a 5/8 inch Iron Rod with yellow plastic cap inscribed "W.B. Wells" at the northwest comer of said Parcel 11, said Iron Rod being on the south right-of-way line of S.W. Pfaffle Street; Thence South 89°29'57" East along the north line of said Parcel 11 and along said right-of-way line, 130.03 feet to a 3/4 inch Iron Pipe protruding 2 feet above the ground at the north- northeast corner of said Parcel 11; Thence South 13°26'48" East along the north-northeasterly line of said Parcel 11, leaving said right-of-way line, 220.95 feet to a point; Thence North 89°29'57" West. 130.42 feet to the True Point of Beginning, containing 0.64 acres, more or less. EMAIBIT D Original Easement Area PAV:CEL ill A non-exclusive easement for ingress and egress and utility purposes over and under the following described property. A tract of land situated in the Southwest Quarter of Section 36, Township 1 South, Range 1 heat, Willamette Heridian, City of Tigard, Washington County, Oregon being described as follows. Beginning at an iron rod in the northerly right of way line of Pacific Highway Weat, Hwy. 99-W, and the southwest corner of Parcel 11 as described in deed to Oak Rill Development Corporation recorded September 29, 1983 as Recorders Fee No. 83035963, Records of Washington County, which is 70 feet distant northwesterly along a radial line fron centerline Station 46+08.3 of Eric relocated centerline of said Pacific Highway West; thence 8.00 feet along said northerly'ripht of way line along the arc of a 11.369.16 foot radius curve to the left through a central angle of 0' 02' 25" (the chord of which bears North 58' 50' 04" East, 8.00 feet) thence North 31' 47' 28" West a distance of 14.61 feet to a point in the west line of that tract of land conveyed to the State of Oregon in Book 134, Page 541, Records of Washington County; thence North 2' 56' 34"'West along said vest line (North 1' 42' West per deed) a distance of 53.00 feet; thence South 87' 03' 26" West a distance of 48.00 feet; thence Soutn 2' 56'.34" East a distance of 49.13 feet; thence south 31' 47' 26" East a distance of 40.66 feet to a point in the northerly right of way line of Pacific Highway West; thence tracing said northerly right of yay line 32.18 feet along the arc of a 11,389.16 foot radius curve to the left-through a central angle of 0' 09' 43 (the chord of which bears north 58' 56' 08" East, 32.18 feet) to the point of beginning. 1 x 1 4 I ~ ~ ~ . a Q , 16:p Ol,~rt?.. 1 1 1 I ~ f AGE 1 n} ~ ~ ~ 1 i" - tp1 'G' ~l - ~ 1 1 I ~ I 1 r I 10 0~0 Ib4 Gdx °F Gura vPe ~U7 ~ EXHIBIT E Description of Store Parcel A tract of land in the southeast one-quarter of the southwest one-quarcr of Section 36, Township 1 South, Range 1 West, of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence North 13 °20'54" West along the west line of said described Parcel 11, 323.06 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PIS 1989"; Thence South 89°29'57" East leaving said west line, 316.24 feet to a 518 inch iron rod with yellow plastic crap marked "G & L PLS 1989"; Thence North 00"22'56" West 27.00 feet to a point; Thence South 89°29'57" East 130.03 feet to a point; Thence South 0°22'56" East 121.69 feet to a 518 inch iron rod with yellow plastic cap hnarked "G & L PLS 1989% Thence South 58 °34'09" West, 49.05 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence Notch 89"17'21" West, 42.03 feet to a 3/4 inch iron pipe; Thence South 2°34'00" East, 185, J2 feet to a 518 inch iron rod at a point-on-curve on the north right-of-way boundary of S.W. Pacific Highway; Thence along a 11,389.16 foot radius curve to the right, having a central angle of 0030'44", a chord bearing South 59025'48" West, and a chord distance 101.81 feet, along said north right- of-way, 101.81 feet to a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells"; Thence North 13 020'54" West leaving said right-of-way, 150.00 feet to a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells"; Thence South 60°11'30" West, 201.00 feet to the Point of Beginning, containing 2.47 acres, more or less. EXHIBIT G Description of New Easement Area A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36. Township I South, Range 1 West of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Waahington County Deed Records; Thence N 60' 11'30" E 201.00 feet to a 518 inch iron rod with yellow plastic cap inscribed "W.B. Wells"; , Thence S 13 020'54" E, 10151 feet to a point, said point being the True Point of Beginning; Thence N 59025'48" E. 111.66 feet to a point, said point being S 2'34'00" E. 134.83 feet from a 3/4 inch iron pipe; Thence S 2'34'00" E. 34.39 feet to a point; Thence S 30051'50" E. 14.00 feet to a point on the northwesterly right-of-way boundary of S. W. Pacific Highway, said point marking the non-tangent beginning of an 11,389.16 foot radius curve to the right having a central angle of 0'11'46", a chord bearing of S 59014'03" W. and a chord distance of 39.00 feet; Thence along said curve to the right and along said right-of-way boundary, 39.00 feet to a point of non-tangcney; Thence N 30°40'04' W. 14.50 feet to a poltn; Theme S 59025'48" W. 65.86 feet to a point, said point being N 13020'54" W. 15.08 feet from a 518 inch iron rod with yellow plastic cap inscribed "WA Wells"; Thence N 13'20'54" W. 31.41 feet to the Trite Point of Beginning, containing 0.09 acres. more or Icss. ~l~ s} ~a o CV 0 DRANT UJITN FI E DEPT. 1 y CONNECTION TO .-Oil W .W 1F2'-0 BLDG. N .,NEW- W O_I C()NC.., ,Cn N' c3~` SIDEuJA~K la T=1 W W W W 7S Iv W jy MY W W V ~ W W \ W W W ''n1 .tv p W W r. 'p W e, O_ At f2EEMENT Wpm REA PER O.DO.T. W STATE REVIEW W New Easement Area REFERENCED FROM SITE PLAN CSNEET A-U DATED 5-3-94 s ` w Gs ° O ° ONE BOOTH. L GP 2 \C N 5. ° - VO C7 v~ ~ ATTACHMENT A ACCESS AGREEMENT PER O.D.O.T. QUO P ~p~ STATE REVIEW Exhibit G - Page 2 DATE: 5-3-94 9r.Al c. New Easement Arra - EXHIBIT H Description of Future Easement Expansion Area A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36, Township I South, Rage 1 West of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel H in Deed Document No. 90-31286 recorded at the Washington County Deed Records: Thence N 60' 11'30" E 201.00 feet to a 518 inch iron rod with yellow plastic cap inscribed "W.B. Wells"; Thence S 13020'54" E, 103.51 feet to a point, said point being the True Point of Beginning; Thecae N 59`25'48" F. 30.08 feet to a point: Thence S 31035'26" E. 30.00 feet to a point: Thence S 59025'48" W, 39.92 feet to a point, said point being N 13 020'54" W, 15.08 feet from a 5/8 inch iron rod with yellow plastic cap htscribed "W.B. Wells'; Thence N 13'20.54" W. 31.41 feet to the True Point of Beginning, containing 0.02 acres, more or less. SLl_ F'FAFFLE STREET 1 I 1 1 1 1~1 V1 1 1 1 1 I 1 1 1 11 I I V V 1 I I 1 i 1 ~/1 i ~ 11 ~ I . 1 \1 f 1 I 7y.4'.:.~u~ r11 1 \ I 11 I 'fI 1 I 11 11 a I I 1 I i ~ tiJ 1 \ I I I 1 5 I I 1 .sa.a+1 I ~ WA ap l e\ p d4DW ® ~ ~ mz Z Ri RR Q1V' rOa+1 M gfYe4 _ aP.-iw~ a • . a ' ~1•➢mOOI •C ~ W W ' ~ LECEN~ J R - e ~ IC~7it[811eao A - O- a. u..~ o-..aa PLOT PLAN CASE NO. SITE DEVELOPMENT REVIEW EXHIBIT MAP #94-0006 10s` ~G AMENDMENT TO AGREEMENT FOR COMMON EASEMENT DATED: May /0, 1994 PARTY: TED L. MILLAR AS TRUSTEE OF THE TED L. MILLAR LIVING TRUST ("Trust") RECITALS: A. Purpose: Replace Original Easement Agreement. The purpose of this Amendment is to amend, supersede, and replace the Agreement for Common Easement dated November 21, 1984 and recorded December 4, 1984 at Fee No. 84046964, Washington County records ("Original Easement Agreement"). Trust is the successor to each of the parties to the Original Easement Agreement, who were described and referred to therein and are referred to herein as Millar and Verharen. B. Pacific Crossroads and Leasehold Parcels (Exhibits A and B). Trust owns the real property described on Exhibit A to the Original Easement Agreement (title to which was then vested in Millar) and also described on Exhibit A to this Amendment ("Pacific Crossroads Parcel"). A part of a shopping center known as Pacific Crossroads Shopping Center is located on the Pacific Crossroads Parcel. Trust is also the successor holder of a leasehold interest in the real property described on Exhibit B to the Original Easement Agreement (the holder of such leasehold interest was then Millar) and also described on Exhibit B to this Amendment ("Leasehold Parcel"). A part of a shopping center known as Pacific Crossroads Shopping Center is also located on the Leasehold Parcel. C. Original Easement Agreement: Excluded Parcel (Exhibits C and C-2). The easement granted in the Original Easement Agreement (referred. to therein as the "Common Easement" but referred to herein as the "Original Easement") also encumbered the real property described on Exhibit C to the Original Easement Agreement (title to which was then vested in Verharen) and also described on Exhibit C to this Amendment. Trust acquired fee title to the property described on Exhibit C; subsequently, Trust executed and recorded a Release of Property from Agreement for Common Easement (dated May 6, 1994 and recorded May 1994 at Fee No. 94-_) whereby the property described on Exhibit C-2 (which is a portion of the property described on Exhibit C) was released from the Original Easement and thus no longer benefits from or is burdened by the Original Easement. Trust has subsequently conveyed to persons who are not parties to this Amendment the property described on Exhibit C-2, which property will not be subject to the New Easement described in Section 1.2 of this Amendment. Amendment to Agreement for Common Easement Page I D. Store Parcel (Exhibit E): Store. Trust has acquired certain additional parcels that are adjacent to the property described on Exhibit C; such parcels, together with the remaining portion of the property described on Exhibit C that is still owned by Trust, are described on Exhibit E ("Store Parcel"); such property will be burdened by the New Easement granted herein. Trust desires and intends to build on the Store Parcel certain improvements, including a retail store ("Store"). E. Chevron Parcel (Exhibit F). Adjacent to the Store Parcel is a parcel of real property described on Exhibit F on which there is now located a Chevron gas station ("Chevron Parcel"). Alt real property referred to and described in this Amendment is located within the City of Tigard, Washington County, Oregon. F. ODOT Requirements. In order to build the Store, Trust must obtain approval from the Oregon Department of Transportation ("ODOT") that ODOT will permit continuing access from Pacific Highway to the Store Parcel. As a condition to granting such approval, ODOT requires that Trust agree in the future, at ODOT's request, to grant an easement for the benefit of the Chevron Parcel, which easement will permit access from Pacific Highway to the Store Parcel and from such Parcel to the Chevron Parcel for ingress to and egress, from the Chevron Parcel. A condition to ODOT's request to Trust to grant the easement will be ODOT's decision, at some time in the future, to terminate one or more existing access points from Pacific Highway to the Chevron Parcel. G. Compliance with ODOT Requirements. To comply with ODOT's requirements and to obtain ODOT's consent to the continuing use of the existing access from Pacific Highway to the Store Parcel, Trust has agreed to amend and expand the Original Easement on the terms and conditions set forth below in this Amendment. Trust desires to set forth at this time the respective rights and obligations of the owners of the parcels that will benefit from and be burdened by the New Easement granted herein and the easement to be granted in the future for the benefit of the Chevron Parcel. AGREEMENT AND DECLARATION: Therefore, Trust agrees and declares as follows: 1. Grant of New Easement. 1.1 Property Within New Easement Area (Exhibit G). The portions of the Store Parcel (Exhibit E) and the Pacific Crossroads Parcel (Exhibit A) that will be subject to the New Easement granted herein are described on Exhibit G; such easement area will be referred to herein as the New Easement Area. A portion of the area that was within the Original Easement (which Original Easement is described on Exhibit D) is not included within the New Easement Area. Amendment to Agreement for Common Easement Page 2 1.2 Grant of New Easement, Benefited Parcels. Trust hereby declares and grants a perpetual, non-exclusive easement ("New Easement") for ingress and egress purposes over the New Easement Area (Exhibit G), and for utility purposes under the New Easement Area, as a benefit and right appurtenant to the Pacific Crossroads Parcel (Exhibit A) and the Store Parcel (Exhibit E). As provided in Section 2, the New Easement (excluding utility purposes) may at some time in the future also benefit the Chevron Parcel (Exhibit F). As provided in Section 1.4, the New Easement may at some time in the future also be extended to benefit the Leasehold Parcel (Exhibit B). References herein to the "Benefited Parcels" or to a "Benefited Parcel" shall mean the Pacific Crossroads Parcel and the Store Parcel, or one of them; and after the Chevron Parcel becomes a Benefited Parcel under Section 2 such terms shall also mean the Chevron Parcel; and after the Leasehold Parcel becomes a Benefited Parcel under Section 1.4 such terms shall also mean the Leasehold Parcel. References herein to "Owner" or "Owners" shall mean any one or more, or all, of the owners of the Benefited Parcels. The New Easement is granted for the benefit of the Benefited Parcels and Permitted Users as defined in Section 1.3. 1.3 Permitted Users. The term Permitted Users, as used herein, shall mean (i) the Owners of each of the Benefited Parcels and their respective heirs, successors, assigns, lessees, trust deed beneficiaries, and mortgagees; and (ii) the business invitees, licensees, and employees of any of the foregoing. The Permitted Users shall have the right to use the New Easement Area perpetually for vehicular ingress and egress and for underground utility purposes only (except that the benefit of utility purposes shall not extend to the Chevron Parcel); provided that a portion of the New Easement Area is intended to be striped for parking purposes, for up to approximately four (4) parking spaces, in connection with construction of the Store, and such parking spaces will be for the exclusive use of the Store Parcel Owner and its Permitted Users, subject to potential elimination of such parking spaces as provided in Section 2.3(e). The right to use the New Easement Area shall be non-exclusive (except for parking as provided in the preceding sentence) and shall be shared by Permitted Users. 1.4 Extension of New Easement to Leasehold Parcel. The holder of the leasehold interest in the Leasehold Parcel shall have the right to extend the benefit of the New Easement to the Leasehold Parcel (Exhibit B) at any time after such holder either acquires the fee title to such Parcel or acquires the consent of the then fee title owner to extend the benefit of the New Easement to such Parcel. Such extension of the benefit of the New Easement to the Leasehold Parcel shall be by a writing evidencing that intent, executed by the holder of the leasehold interest in the Leasehold Parcel and by the owner of the fee title to such Parcel, and shall become effective upon the recording of such instrument in the Records of Washington County, Oregon. Upon the recording of such instrument, the Leasehold Parcel shall also be deemed a Benefited Parcel hereunder, except that such event shall not affect the allocation of costs under Section 3 and thus shall not impose any obligation to share costs on the holder of such leasehold interest or on the owner of the Leasehold Parcel. Amendment to Agreement for Common Easement Page 3 2. Future Easement Expansion Area (Exhibit H). 2.1 Future Easement Expansion Area for Benefit of Chevron Parcel. The portion of the New Easement Area described on Exhibit H is not now improved, will not be improved as a roadway to provide access to the Chevron Parcel as part of the construction of the Store (although a portion of it may be improved as a parking area as part of construction of the Store as provided in Section 1.3), and was not part of the area within the Original Easement; this portion of the New Easement Area is referred to herein as the Future Easement Expansion Area. Notwithstanding the foregoing sections of this Amendment, the Owner of the Chevron Parcel and its Permitted Users shall not have any rights with respect to the New Easement except as provided in this Section 2. 2.2 Terminate Access to Chevron Parcel: Notices. At such time as ODOT may terminate one or more of the existing access points on Pacific Highway that now permit ingress to and egress from the Chevron Parcel, ODOT shall give Trust notice of such termination. After ODOT gives such notice, if the then-owner of the Chevron Parcel gives Trust notice that such Owner desires to obtain the benefits of the New Easement and that it will perform all obligations set forth in this Amendment, the then-owners of the Store Parcel and the Pacific Crossroads Parcel will cooperate with the Owner of the Chevron Parcel in performing its obligations set forth in Section 2.3; provided that such cooperation shall not cause such Owners to incur any expense, nor shall such cooperation interfere in any way with the occupancy and use by the Owners or by any of their Permitted Users of the Store Parcel or the New Easement Area (except for the elimination of some parking spaces as provided in Section 2.3 (e)). 2.3 Expansion Work: Obligations of Chevron Parcel Owner. As a condition to enjoyment of any of the benefits of the New Easement, the Owner of the Chevron Parcel shall be solely responsible for all of the following ("Expansion Work"): (a) Obtaining all permits and approvals that are required to construct the paved road area over the Future Easement Expansion Area (Exhibit H), including without limitation all approvals and permits related to changes in parking, utilities, landscaping, and the biofiltration and water retention system that may occur as a result of constructing such road area. (b) Constructing the paved road area over the Future Easement Expansion Area that will connect the then-existing paved portion of the New Easement Area to the Chevron Parcel. All of the following are subject to the prior written approval (and in the case of actual construction, approval following completion) of the Owners of the Pacific Crossroads Parcel and the Store Parcel: (i) the plans and specifications for all Expansion Work; (ii) the construction schedule for the Expansion Work; and (iii) the Expansion Work itself. In determining whether to grant such approval, the Owners of the Pacific Crossroads Parcel and the Store Parcel may take into consideration, among other things: (A) the quality of construction; (B) conformance to and compatibility with the existing roadway and parking areas; and (C) changes to then- existing landscaping, parking, utilities, and biofiltration and water retention system. Trust anticipates that relocation or replacement of landscaping, parking, utilities, or the biofiltration Amendment to Agreement for Common Easement Page 4 and water retention system may be required either (1) as a condition of obtaining any necessary governmental approvals or permits related to the Expansion Work; or (2) as a condition for the Store or other improvements on the Store Parcel not becoming out-of-compliance with approvals and permits on account of the Expansion Work. If such is the case, no changes to the Store Parcel or to the Pacific Crossroads Parcel shall be required in order to obtain approvals or permits or to continue in compliance with codes, approvals, or permits; and all replacement and relocation shall take place on the Chevron Parcel. (c) All engineering, architectural, survey, and other consultant fees and expenses in connection with the Expansion Work. (d) All fees and other expenses (including application, permit, and consultant fees and expenses) that may be necessary to insure that the occupancy and use of the Store Parcel is not deemed out of compliance with any applicable codes, laws, permits, or approvals as a result of the Expansion Work. Such fees and expenses shall include those incurred at the initial construction of the Expansion Work and all ongoing expenses required to keep the Store and all other improvements on the Store Parcel in compliance with codes, approvals, and permits. , (e) Ensuring that the Expansion Work shall not in any way affect the occupancy or use of the Store Parcel (including without limitation temporarily or permanently reducing, interfering with, or blocking ingress to or egress from such Parcel or from or to Pacific Highway) by the Owner of such Parcel or such Owner's Permitted Users; except that Trust recognizes that construction of the Future Easement Expansion Area shall cause the loss of not more than four (4) parking spaces that are expected to be built within the New Easement Area in connection with construction of the Store as provided in Section 1.3. 2.4 Insurance. (a) After giving the notice under Section 2.2 that it desires to obtain the benefits of the New Easement, the Chevron Parcel Owner shall at all times thereafter maintain a policy of public liability insurance in accordance with this Section 2.4 with respect to the New Easement Area and to the use of the New Easement Area by such Owner and its Permitted Users. (b) The amount of such policy shall be not less than $5,000,000 for bodily injury and property damage. per occurrence, $5,000,000 annual aggregate. Such minimum amounts shall be increased from time to time (but not more often than once every five years) to the amount specified in a notice from the Store Parcel Owner to the Chevron Parcel Owner; provided that such Store Parcel Owner has also increased the amount of its liability policy limits for the Store Parcel to the same or greater amount, and provided that such increased amount is similar to the amount of liability coverage generally maintained for similar properties in the Portland, Oregon area. Amendment to Agreement for Common Easement Page 5 (c) The Chevron Parcel Owner's liability insurance policy (i) shall name as additional insureds the Store Parcel Owner, its lessee, and its mortgagee or deed of trust beneficiary; (ii) shall be issued for periods of not less than one year; (iii) shall be issued by insurance companies qualified to do business in the State of Oregon and having a general policyholder's rating of not less than A and a financial rating of not less than Class X as rated in the most current available "Bests's Insurance Reports"; (iv) shall contain a provision that it cannot be cancelled, reduced in amount, substantially modified, or not renewed without thirty (30) days prior written notice to the Store Parcel Owner and the additional insureds; and (v) shall provide for contractual liability coverage with respect to the indemnity obligation set forth in Section 2.5. (d) The Chevron Parcel Owner's liability insurance policy may be carried under a plan of self-insurance, provided that the Chevron Parcel Owner has and maintains $50,000,000 of net current assets. Such insurance may be included in general coverage under policies which also include the coverage of other property in which the Chevron Parcel Owner or its affiliates has an insurable interest. (e) The Chevron Parcel Owner shall deliver to the Store Parcel Owner, and to each additional named insured, certificates of insurance required by this Section 2.4 in forms acceptable to the Store Parcel Owner. The Chevron Parcel Owner shall procure and pay for renewals of such insurance before the time of expiration of such policy, and shall deliver to the Store Parcel Owner and each additional named insured certificates of such renewal policies at least thirty (30) days before the expiration of any existing policy. The failure to maintain a policy in accordance with this Section 2.4 or to provide the certificates of insurance within ten (10) days after demand by the Store Parcel Owner shall be grounds for termination of the New Easement with respect to the Chevron Parcel. 2.5 Indemnity. The indemnity obligation set forth in the following sentence shall extend (A) to the Store Parcel Owner, to its Permitted Users, and to its mortgagees and deed of trust beneficiaries; and (B) to the respective partners, directors, officers, agents, and employees of each of the foregoing named in clause (A). The Chevron Parcel Owner shall indemnify and defend the Store Parcel Owner (and the persons and entities described in the preceding sentence) from and against any and all claims (as defined below) allegedly or actually arising from or in connection with (i) the rights granted in this Amendment; (ii) the use or enjoyment of the New Easement by the Chevron Parcel Owner or by its Permitted Users; (iii) the Expansion Work or any other activity described in Section 2; or (iv) any activity within the New Easement Area by the Chevron Parcel Owner or by its Permitted Users (including any damage for which such Owner is responsible under Section 3.6). In this Section 2.5, the term "claims" shall include any and all claims, actions, proceedings, judgments, liabilities, losses, damages, costs and expense. This indemnity obligation shall not extend to claims caused solely by the willful acts, violations of law, or negligence of the Store Parcel Owner or its Permitted Users. The Chevron Parcel Owner's indemnity obligation shall include all costs, expenses and liabilities incurred in connection with the foregoing claims, including, without limitation, all attorney fees, disbursements, and expenses. Amendment to Agreement for Common Easement Page 6 3. Joint Use, Repair and Maintenance. 3.1 Joint Use. All present and subsequent Owners of the Benefited Parcels and their Permitted Users shall cooperate during periods of joint use, and each Permitted User shall cause a minimum of interference to the others. No one shall be permitted to park any vehicle (except in an emergency situation or in clearly marked parking spaces that are constructed and striped as provided in Section 1.3), place any item, or allow the growth of any trees or shrubs to obstruct the ingress and egress points of (or obstruct the travel of vehicles across) the New Easement Area. All Permitted Users shall take all steps reasonably necessary to allow for the mutual use and right of free access over and across the New Easement Area in order to permit the free travel of vehicles to and from Pacific Highway and to and from each of the Benefited Parcels. 3.2 Operation. Maintenance and Repairs. Subject to the obligations relating to the sharing of costs under Section 3.3, the Owner of the Store Parcel shall have the sole responsibility for operating, maintaining, and repairing improvements on the entire New Easement Area (including any portion that lies within the Pacific Crossroads Parcel) in first-class condition. This operation, maintenance, and repair obligation shall include, without limitation, maintenance, repairs, striping, cleaning, and sweeping. 3.3 Sharing of Maintenance and Repair Costs. (a) Until the Expansion Work described in Section 2 is completed, the costs under Section 3.2 shall be shared equally by the Owners of the Store Parcel and the Pacific Crossroads Parcel. (b) After the Expansion Work described in Section 2 is completed, the costs under Section 3.2 shall be shared equally (one-third each) by the Owners of the Store Parcel, the Pacific Crossroads Parcel, and the Chevron Parcel. (c) The Owner of the Store Parcel shall have the right to assign some or all of its responsibilities under Section 3.2 to a lessee or other Permitted Users, and each Owner of a Benefited Parcel shall have the right to pass through its share of costs to one or more lessees or other Permitted Users of its Parcel; provided that doing so shall not relieve any Owner of its responsibilities under this Amendment or its payment obligations to the other Owners of Benefited Parcels. 3.4 Failure to Maintain. If, in the opinion of the Owner of one of the Benefited Parcels ("Complaining Owner"), the Owner of the Store Parcel has failed to fulfill its obligations under Section 3.2, then the Complaining Owner may give written notice to the Store Parcel Owner specifying the alleged failures. The Store Parcel Owner shall respond within fifteen (15) business days by telling the Complaining Owner in a notice either (i) that the Store Parcel Owner shall promptly cure such failures, or (ii) that the Store Parcel Owner diputes that the alleged failures have occurred. If the parties cannot resolve their differences, the dispute shall be arbitrated in accordance with Section 8. If the Store Parcel Owner agrees to cure the Amendment to Agreement for Common Easement Page 7 failures, then the Store Parcel Owner shall promptly begin the work necessary to cure the failures and shall continue such work diligently until it is completed. If the Store Parcel Owner fails to respond in the 15-day period, then the Complaining Owner may cause such alleged failures to be cured; within thirty (30) days after such work is completed, the Complaining Owner shall give notice to each of the other Owners describing the action taken, the costs incurred, and each Owner's respective share of such costs. 3.5 Estimates for Maintenance and Repair Work. An Owner contracting for and having repairs or maintenance or other work performed on the New Easement Area improvements (under either Section 3.2 or 3.4) that the Owner estimates will cost more than $1,000 shall first obtain at lease two written estimates for such work and shall accept and contract with the party giving the lowest estimate. Following satisfactory completion of the repairs or maintenance and payment therefor, the Owner having the work done shall bill the other Owner(s), who shall within thirty (30) days after billing pay its or their respective shares of such costs. 3.6 Damage Due to Unusual Use. If damage occurs to any improvements within the New Easement Area as a direct result of an unusual use of the New Easement by an Owner of one of the Benefited Parcels or such Owner's Permitted Users, such Owner shall have the necessary repairs completed as soon as possible (but in any case within thirty (30) days after the damage occurs) and shall be responsible for the entire cost of necessary repairs. The damage to improvements as a result of unusual use under the preceding sentence shall include, without limitation, (i) damage to curbs, sidewalks, landscaping, light poles, signs, or other improvements caused by vehicles being driven over or into such items; and (ii) damage caused by the dumping or spilling of contents of vehicles; such damage is not intended to include ordinary wear and tear to striping or pavement due to the ordinary driving of vehicles that are within applicable legal weight limits over such pavement. 3.7 Failure to Pay. If any Owner fails to pay its share of costs required under this Amendment within the time specified (or if no time is specified, then within thirty (30) days after demand for payment is made), then the Owner demanding payment shall have, in addition to all other remedies allowed by law, the right to place a lien for such amount on the Parcel owned by such non-paying Owner. Such lien may be foreclosed in the same manner as foreclosure of liens generally under the provisions of Chapter 88 of the Oregon Revised Statutes. The lien or charge, however, shall be subordinate and subsequent to any first mortgage financing on the Owner's Benefited Parcel. In addition, the amount of the Owner's unpaid share of costs shall bear interest from the date such payment was-due until paid at the rate of fifteen percent (15%) per annum. 4. Taxes. Each Owner of a Benefited Parcel shall be solely responsible for the real property taxes and assessments charged against any portion of such Parcel lying within the New Easement Area. Amendment to Agreement for Common Easement Page 8 5. Condemnation. The taking (whether partial or total, temporary or permanent) by eminent domain or condemnation of the access from Pacific Highway to the New Easement Area or of any part or all of the Easement Area shall not impose on any Owner any libility or obligation with respect to the other Owners, including without limitation: (i) any liability for damages due to such taking; (ii) any obligation to provide other direct or indirect access from Pacific Highway or from another public road; or (iii) any obligation to grant an easement over and across other property or over or across other portions of such Owner's Parcel for the benefit of another Owner and such Owner's Parcel. 6. Notices. Any notice, statement, demand, request, consent, approval or other communication (collectively referred to in this Section 6 as "notices" or "notice") required or permitted to be given or made by any Owner, or its agent, to another Owner, pursuant to this Amendment or pursuant to any applicable law or requirement of public authority, shall be in writing and delivered in person to the other Owner, or sent by reputable overnight express carrier (such as Federal Express, UPS Overnight Courier, Airborne, or Express Mail) for guaranteed next business day delivery with delivery charges prepaid, or sent postage prepaid by registered or certified mail. Such notices shall be addressed to the other Owner at the address stated in the last instrument which conveyed an interest in the Parcel and was recorded with the Washington County Recorder or such other address which may be designated by an Owner in writing. Notices that are properly addressed and sent in accordance with this Section shall be deemed given and effective on the date of delivery; or, if mailed, two (2) days following the date of such mailing; or, if sent by overnight express carrier, one (1) business day after being deposited with such carrier. 7. Attorney Fees. If any suit, action or arbitration is commenced or instituted to interpret or enforce the terms of this Amendment, to exercise any remedy on account of a default, or otherwise relating to the provisions of this Amendment, the prevailing or nondefaulting party shall be entitled to recover from the losing or defaulting party its reasonable attorney fees and costs, in addition to all other sums provided by law, at trial or arbitration and on any reviews and appeals. Such sums shall be determined by the court or arbitrator. 8. Arbitration. Any Owner may at any time request arbitration of any matter in dispute under this Amendment. The Owner requesting arbitration shall do so by giving written notice to that effect to the other Owner, specifying in the notice the nature of the dispute. The dispute shall be determined in the City of Portland by a single arbitrator, in accordance with Oregon law on arbitration and as otherwise provided herein. If the parties cannot agree upon an arbitrator, either party may petition the presiding judge of the Circuit Court of Washington County, Oregon to appoint the arbitrator. Any such appointed arbitrator shall be a qualified expert with respect to the subject in dispute as determined by the presiding judge. Each party to the dispute shall submit its position to the arbitrator, and the arbitrator shall choose the position of one of the parties. The award in such arbitration may be enforced by the order or judgment of a court of competent jurisdiction. The losing party shall pay the fees and expenses of any arbitration. The prevailing party shall be entitled to recover from the losing party the fees and expenses of its experts and attorneys (including attorney fees incurred after the dispute between the parties arose and before the arbitration proceeding commenced). Amendment to Agreement for Common Easement Page 9 9. Default and Remedies. In addition to all rights and remedies under this Amendment, each Owner shall have all rights and remedies at law or in equity under Oregon law, including the right to specific performance. 10. Governing Law. Oregon law shall govern the validity, performance, interpretation and enforcement of this Amendment. 11. Severability. If any portion of this Amendment is held by any court of competent jurisdiction to be illegal, invalid or unenforceable under present or future law, the remainder of this Amendment shall not be affected thereby and shall remain in full force and effect. 12. Amendments: Waivers. No agreement, conduct, or failure to act shall be effective to change or modify this Amendment, or to waive or delete any right, remedy or provision, unless the party against whom enforcement is sought signs an explicit written agreement to that effect. No provision of or rights under this Amendment shall be deemed to have been waived unless such waiver is in writing signed by the party alleged to have waived the provision or right. Either party's waiver of any default or obligation of the other party shall not be deemed a waiver of any subsequent default or obligation. Payment or acceptance of any payments shall not be deemed a waiver of any preceding default. 13. Run with the Land: Binding Effect. The New Easement granted herein shall run with the land as to all property burdened and benefited by such Easement, including any division or partition of the property. Except as otherwise expressly provided in this Amendment, the provisions of this Amendment bind, burden, and benefit each Owner and the the Owners' legal representatives, successors, assigns, lessees, mortgagees, and deed of trust beneficiaries. 14. Recording and Effect of Amendment. This Amendment shall be effective upon recording with the Washington County Recorder. Upon such recording, the Original Easement Agreement shall be completely superseded and replaced by this Amendment and shall have no further force or effect. It is the express intent of Trust that there has been no merger and that the Original Easement has not been and will not be extinguished by virtue of the fact that Trust now owns both the Pacific Crossroads Parcel and the remainder of the property described on Exhibit C or by virtue of the fact that Trust is the successor to both Millar and Verharen, the two parties to the Original Easement Agreement. It is the intent of Trust that such Parcels may be under separate ownership at some time in the future and that the New Easement is created to benefit and burden such Parcels as set forth herein and to benefit the Chevron Parcel as provided in Section 2. 15. Exhibits. All exhibits referred to herein are attached to this Amendment and by this reference incorporated herein, including those described below: Exhibit Amendment Reference Description A Recital B Description of Pacific Crossroads Parcel B Recital B Description of Leasehold Parcel Amendment to Agreement for Common Easement Page 10 C Recital C Description of Verharen Parcel C-2 Recital C Description of parcel excluded from easement D Section 1.1 Original Easement Area E Recital D Description of Store Parcel F Recital E Description of Chevron Parcel G Section 1.1 Description of New Easement Area H Section 2.1 Description of Future Easement Expansion Area TED L. MILLAR AS TRUSTEE OF THE TED L. MILLA(R~ LIVING TRUST By: .ue-C Ted L. Millar, Trustee STATE OF OREGON ) County of Multnomah ) The foregoing instrument was acknowledged before me this day of May, 1994 by Ted L. Millar, as trustee of the Ted L. Millar Living Trust. 141, NNotEy blic for Oregon My co ission expires: dhl< t.DJ2. Rw.5/10194 OFFICOL SFAL MARY M. YIIEDt:.'~';;:. NOTARY PUBLIC-n F,;i,? _ COMMISSIONWO.')Uo:< MY COMMISSION EXPIRES DE6.2i, 795 Amendment to Agreement for Common Easement Page I I EXHIBIT A Description of Pacific Crossroads Parcel A tract of lend situated in the S.W. 1/4 of Section 36, T 130 R 1W, W.H.0 City o_ Tigard, Washington County, Oregon being described as follows{ Beginning at the re-entrant corner on the West line of the George dichardson Q.L.C. No. 55 in Section 36, T 1S, N 1W, W.H.; thence northerly along the west line of said Richardson U.L.C. No. 55 a distance of 392.78 ft, to a point in the southerly " line of County Rd. No. 975 (S.W. Pfaffle St.); thence 3 89' 48' E along said southerly H/W line a distance of 1463.88 ft* to an iron pipe on this West Lino of the Florence Haamer tract as described in Book 117, Pigs 2819 Washington County Deed fiscords; thence 9 0' 41' 11" E along the weat line of said He r tract a distance of 280.81 ft. (S 0' 42' E, 281.15 ft, par* deed) to an iron pipe in the north line of that treat of land described in deed to Herbert V. Kruse, recorded June 6, 1945 in Look 244, Page 515 , Washington County Deed Records; thence continuing S 0' 41' 11" E along the vest line of said Hamner tract a distance of 0.96 ft. to the true point of beginning of the tract herein to be described; rthence N 89' 1d' 49" E a distance of 116-32 ft.; thence S 0, 41' 11" E a distance of 0.96 ft. to an iron pipe marking the northeast corner of said Kruse tract; thence S 0' 39' 2111 E along the west line of that tract of land desc- ribed in deed to Charles F. Condon and wife by deed recorded March 13, 1943 in Book 215, Page 637, Deed Records of Washington County, a distance of 119.78 ft. (South, 119.45 ft. per deed) to a point in the northerly IVU line of S,W. Pacific 1&y. 99-W; thence south- westerly tracing said northerly H1W line a distance of 225.23 ft. along the arc of a 11089.16 ft. radius curve to the right through a central angle of 1' 07' 59" (the chord of which bears S 58' 17' 17" W, 225.23 ft.) to a point which is 70 ft. distant northwest- erly from Centerline Station 46408.3 of the relocated centerline of Pacific Highaway West; thence leaving said northerly " line and running N 2. 56' 34" W along theweet line of that tract of land that' was conveyed to the State of Oregon in Book 184, Page 541, Records of Washington County, a distance of 185.08 ft. (N 1' 421 W, 184.5 ft. per deed) to an iron pipe at the northwest corner of said State of Oregon tract; thence S 89' 39' 55" E along the north line of said Mate of Oregon tract a distance of 42.03 ft.; thence leaving said north line and running N 58' 12' 32" E a distance of 49.08 ft. to a point in the west line of said llwm r tract; thence N 0' 411 1111 W along said west line a distance of 27.30 ft. to the true point of beginning. EXHIBIT B Description of Leasehold Parcel A tract of land situated in the S.W. 1/4 of Section 36, T 1S, R 1W, W.H.0 City of Tigard, Washington County, Oregon being described as follows; Beginning at the re-entrant corner on the west line of The George Richardson D.L.C. No. 55 in Section 36, T 1S, R 1W, W.H.; thence northerly along the west line of said Richardson D.L.C. No. 55 a distance of 392.78 ft. to 4 point in the southerly 0 line of County lid. No. 975 (S.W. Pfafrle St.); thence S 89' 481 E along said'eoutherly R/W line a distance of of 1463.88 ft. to an iron pipe on the West line of the Florence Hammer tract as described in Book 117, Page 281, Washington County Deed Records, said point being the true point of beginning of the tract herein to be described; thence S 0' 411 1111 E along the west litre of eaid Hander tract a distance of 280.81 ft. (S 0' 421 E, 281.15 ft. per deed) to an iron pipe in the north line of that tract of land described in deed to Herbert V. Kruse, recorded June 6, 1945 in book 244, Page 515 Washington County Deed Records; thence continuing S 0' 411 1111 E along the west line of said llammer tract a distanoe of 0.96 ft.; thence N 89' 181 4911 E a distance of 116.32 ft.; thence S 0. 411 1111 E a distance of 0.96 ft. to an iron pipe marking the northeast corner of said Kruse "tract; thence S 0' 391 2111 E along the west line of that tract of land described in deed to Charles F. Condon and wife by deed recorded lurch 13. 1943 in Book 2159 Page 637, Deed Records of Washington County, a distance of 119.78 ft. (South, 119.45 ft. per deed) to a point in the northerly I1/W line of•S.W. Pacific Highway 99-W; thence northjaaterly along said northerly R/W line the following courses and distances; 31.49 ft. along the arc of 11089.16 ft. radius curve to the left through a central angle of 0' 091 30" (the chord of which bears N 57' 381 33" E, 31.49 ft.); thence S 32' 26, 1311 E a distance of 10.00 ft.1 thence 248.69 ft. along the an of a 11,399.16 ft. radius curve to the left through a central angle of I` 151 0011 (the chord of which bears N 56' 561 17" E, 248.69 ft.; _thence S 33' 411 13" E a distance of 10.00 ft.; thence 38.95 ft. along the are of a 110409.16 ft. radius curve to the left through a central angle of 0' 111 44" (the Chard of which bears N 56' 121 55" E, 38.95 ft.) to a point in the westerly VW line of S.W. 78th Ave. as described in Fee No. 83-13459, recorded April 22, 1983, Records of Washington County; thence tracing said westerly R/W line the following courses and distances; N 34' 021 30" W a distance of 144.41 ft. to a point of curvature; thence 107.57 ft. along the arc of a 180.00 ft. radius curve to the right through a central angle of 34' 141 30" (the chord of which bears N 16' 551 15" W, 105.98 ft. to a point of tangent; thence N 0' 121 0014 E a distance of 21.62 ft. to a point in the southerly R/W line of S.N. Pfaffle St. (County Rd, No. 9701 thence N 89' 481 0011 W along said southerly R/W Line a distance of 267.76 ft. to the true point of beginning. EXHIBIT C Description of Verharen Parcel PARCEL 1 jc;;Enning at the re-entrant corner of Eric vest line of the h.aurge iticnardaun Donation Land Claiw No. 55, in Section 36. Township I South, Range 1 West of the aillaootte Meridian, Washington County, Ore4un, thenea Northerly along the west line of Bald claim, 417.71 feet; thunce South 39' 41' Zaat, along the original north line of the C. A. Pfaffle property as described in ouok 134, Page 104, Rocurds of ;;aaihinZtun County, 962.61 feet to the truce point of beginning; thence South 89' 46' East 129.15 feet; thence South 13' 2U' East 37U.Z5 fact; thence North 89' 28' .jest 130.03 fact; thence North 13' 20' :lest J69.47 feet to the true point of beginning, excepting therefrom that part lying in the county road along the north line of the tract herein described. PARCEL II Begiuuing at the re-entrant corner of the west line of Caorge Richardson Donation Land Claim In Section 36, Township 1 South, Range_1 West of the Willamette Meridian, :lashington County, Oregon; thence South 66' 17' East 634.26 feet to a 1/2 inch iron pipe; thence South 13' 20' Zest 261.75 feet to a 1 1/4 Inch iron bars thence North 75' 40' Eaat 419.52 feet to a point; thence South 13' 20' East 101.50 feat to a 3/4 inch iron pipe on the Northerly right of way line of the West Side Pacific highway; thence along said northerly lint North 60' 00' East 200.00 feet to the southeast corner of that tract dascribed in lease to Standard 011 Company of California, recorded in Book 653, gaga 395, P.corde of Washington County, and the true point of beginning; thence continuing along said highway northerly right of way line North 60' 00' East 102.56 fact to a 3/4 inch iron pipe at the southeast corner of that tract conveyed to Arthur V. Verheran at ux by deed recorded in Book 533. Page 540, Deed Records of Washington County; thence North 2' 34' West 186.00 feet to a 3/4 inch iron pipit; chance North 89' 35' West 334.21 feet, more or lass. to the southwest corner of that tract conveyed to Emil A. Johnson by deed recorded in Book 155, Pare 425. Recurds of Washington County; thence youth 13' 20' Bast along the Easterly boundary of. that tract conveyed to the Abbott Co. by dead recorded in book 152, Page 319. Records of asshington County 198.95 feet to the northwesterly corner of said Standard Oil Company tract; thence alonb the northwesterly line of said tract North 60' 25' EaQt 200.00 feet to tha goat northerly corner thereof; thence along cthe easterly line thereof South 13' 20' East 150.00 fact to the true point of buKlnning. r • • EXHIBIT C-2 Description of parcel excluded from easement Legal Description Adjusted Area from TL 1000 to TL 600 A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36, Township 1 South, Range 1 West, of the Willamette Meridian, being more particularly described as follows: Beginning at a 518 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence North 13°20'54" West along the west line of said Parcel II, 323.06 feet to a 5/8 inch Iron Rod with yellow plastic cap inscribed "0 & L PIS 1989", said Iron Rod being the True Point of Beginning; Thence continuing North 13 020'54" West along said west line, 220.86' to a 5/8 inch Iron Rod with yellow plastic cap inscribed "W.B. Wells" at the northwest comer of said Parcel II, said Iron Rod being on the south right-of-way line of S.W. Pfaffle Street; Thence South 89°29'57" East along the north line of said Parcel 11 and along said right-of-way line, 130.03 feet to a 3/4 inch Iron Pipe protruding 2 feet above the ground at the north- northeast corner of said Parcel II; Thence South 13 °26'48" East along the north-northeasterly line of said Parcel 11, leaving said right-of-way line, 220.95 feet to a point; Thence North 89°29'57" West, 130.42 feet to the True Point of Beginning, containing 0.64 acres, more or less. EXHIBIT D Original Easement Area PARCEL Lli A non-exclusive easemeut for ingress and egress and utility purposes over and under the following described property. A tract of land situated in the Southwest Quarter of Section 36, 'township 1 South, Range 1 West, Willamette Keridlan, City of Tigard, Washington County, Oregon being described as follows. Beginning at as iron rod in the northerly right of way line of Pacific Highway Weat, Hwy. 99-W, and the southwest corner of Parcel II as described in deed to Oak Hill Development Corporation recorded September 29, 1983 as Recorders Fee No, 83335963, Records of Washington County, which is 70 feet distant northwesterly along a radial line from centerline Station 46+08.3 of the relocated centerline of said Pacific Highway West; thence 8.00 feet along said northerly right of way line along the arc of a 11,389.16 foot radius curve to the left through a central angle of 0' 02' 25" (the chord of which bears North 58' 50' 04" East, 8.00 feet) thence North 31' 47' 28" West a distance of 14.61 feet to a point in the west line of that tract of land conveyed to the State of Oregon in Book 134, Page 541, Records of Washington County; thence North 2' 56' 34"'West along said west line (North 1' 42' West per deed) a distance of 53.00 feet; thence South 87' 03' 26" West a distance of 48.00 feet; thence Soutn 2' 56',34" East a distance of 49.13 feet; thence South 31' 47' 28" East a distance of 40.66 feet to a point in the northerly right of way line of Pacific Highway West; thence tracing said northerly right of way line 32.18 feet along the arc of a 11,389.16 foot radius curve to the left through a central angle of 0' 09' 43", (the chord of which bears north 58' 56' 08" East, 32.18 feet) to the point of beginning. Q r~ \ ~ •1y ~c. srv. P _o Ch f i te;o"v' i~ 1 Q I .d , o d I o°.,r;~0 o r 1 IT'p? UN,r! 2~ sl 3~. e ~h.o `r o - x rSTir+G o C~ GAGS of ('1J F8 ,cS~G EXHIBIT E Description of Store Parcel A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36. Township 1 South, Range 1 West, of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence North 13 °20'54" West along the west line of said described Parcel 11, 323.06 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence South 89°29'57" Fast leaving said west line, 316.24 feet to a 518 inch iron rod with yellow plastic trap marked "G & L PLS 1989"; Thence North 00"22'56" West 27.00 feet to a point; Thence South 89°29'57" East 130.03 feet to a point; Thence South 0°22'56" East 121.69 feet to a 5/8 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence South 58°34'09" West, 49.05 feet to a 518 inch iron rod with yellow plastic cap marked "G & L PLS 1989"; Thence North 89°17'21" West, 42.03 feet to a 3/4 inch iron pipe; Thence South 2°34'00" East, 185.12 feet to a 518 inch iron rod at a point-on-curve on the north right-of-way boundary of S.W. Pacific Highway; Thence along a 11,389.16 foot radius curve to the right, having a central angle of 0°30'44", a chord bearing South 59°25'48" West, and a chord distance 101.81 feet, along said north right- of-way, 101.81 feet to a 518 inch iron rod with yellow plastic cap marked "W.B. Wells"; Thence North 13 °20'54" West leaving said right-of-way, 150.00 feet to a 5/8 inch iron rod with yellow plastic cap marked "W.B. Wells"; Thence South 60° 11'30" West, 201.00 feet to the Point of Beginning, containing 2.47 acres, more or less. EXHIBIT G Description of New Easement Area A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36. Township I South, Range I West of the Willamette Meridian, axing more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Document No. 90-31286 recorded at the Washington County Deed Records; Thence N 60° 11'30" E 201.00 feet to a 518 inch iron rod with yellow plastic cap inscribed "W.B. Wells"; Thence S 13 °20'54" E, 103.51 feet to a point, said point being the True Point of Beginning; Thence N 59025'48" E. 111.66 feet to a point, said point being S 2 °34'00" E. 134.83 feet from a 3/4 inch iron pipe; Thence S 2°34'00" E, 34.39 feet to a point; Thence S 30°51150" E. 14.00 feet to a point on the northwesterly right-of-way boundary of S. W. Pacific Highway, said point marking the notrtangent beginning of an 11,389.16 foot radius curve to the right having a central angle of 0°11'46", a chord bearing of S 59"14'03" W, and a chord distance of 39.00 feet: Thence along said curve to the right and along said right-of-way boundary, 39.00 feet to a point of non-tangency; Theme N 30°40'04' W. 14.50 feet to a point: Thence S 59025'48" W, 65.86 feet to a point, said point being N 13020'54" W. 15.08 feet from a 519 inch iron rod with yellow plastic cap inscribed "WA Wells"; Thence N 13°20'54" W. 31.41 feet to the True Point of Beginning, containing 0.09 acres, more or less. 1 - DRANT I WIT" FI E DEPT 7 1 W CONNECTION TO - e W Jam, 181 -P" BLDG.' 0, i 4' N NEUJ W Co O- GANG I~ CT'1 SiDEWA~K 1 -P W N 1 W W 7C W W J W p W W \ c>< 1 W W W W y W J W rl JL t'. O W e O 1 ,c1C AGREEMENT W3Qj REA PER O.D.0.7. W STATE REVIEW New Easement Area REFERENCED W FROM SITE PLAN (5t-IEET A-U DATED 5-3-54 .m s ` w i a / a a n ONE BOOTH - D4 R = N 5(. a ATTACHMENT A ACCESS AGREEMENT PER O.D.O.T. Q~0 P STATE REVIEW Exhibit G - Page 2 DATE: 5 -3 -94 i SCAt F- New Easement Area - • EXHIBIT 14 Description of Future Easement Expansion Area A tract of land in the southeast one-quarter of the southwest one-quarter of Section 36, Township 1 South, Range 1 West of the Willamette Meridian, being more particularly described as follows: Beginning at a 5/8 inch iron rod with yellow plastic cap inscribed "W.B. Wells" at the southwest corner of that tract of land described as Parcel 11 in Deed Dm-ument No. 90.31286 recorded at the Washington County Deed Records; Thence N 60°11'30" E 201.00 feet to a 5/8 inch iron rod with yellow plastic cap inscribed "W. B. Wells"; Thence S 13°20'54" E, 103.51 feet to a point. said point being the True Point of Beginning; Thence N 59025'48" E, 30.08 feet to a point; Thence S 31°35'26" E. 30.00 feet to a point; Thence S 59025'48" W, 39.92 feet to a point, said point being N 13 °20'54" W, 15.08 feet from a 5/8 inch iron rod with yellow plastic cap htseribed "W.B. Wells"; Thence N 13'20954" W, 31.41 feet to the True Point of Beginning, containing 0.02 acres, mote or less. 0 I D RANT W W WITH Fl E DEPT. 1 W GONNECTION TO (J"I ~4 0 R -0" BLDG. ! _1 LL, ~ 1 yYJ ll~ N -NElU, W O_I CpNC,,, W 7S W y J c W A wV W W IX .L W \ ~ V~ W W W ~O 1 W v W W O W e• O 1 AG AGREEMENT W~jO REA PER O.D.O.T. W v STATE REVIEW W REFERENCED FROM 51TE PLAN C51-IEET A-U DATED 5-3-9a Future Fa 3 u .m FxAa~s~on Arne,,, f ti~ 5 ea w ; O .a S o~\~ • 6 ~rL ONE BOOTH R - L = N S ATTACHMENT A ACCESS AGREEMENT O PS PER O.D.O.T. QQ~~ STATE REVIEW Exhibit H - Page 2 DATE: 5-3-94 SCALE I',~m•_m• ORIGINAL w May 5, 1994 CORPORATION Mr. Cordell Post Deme rs&Contractors Brownstein, Rask, Sweeney, Kerr, Grim & DeSylvia 1200 SW Main Building Portland, Oregon 97205 3030 S 14: Moody Avenue. Suite 200 Pontand. 08 97201.4897 5032222000 Reference: Pfaffle Street Property Pa. 503273-0217 r Dear Cordell: This letter is to memorialize our conversation regarding property which Westwood Corporation (and subsequently the Ted L. Millar Living Trust, who will take title to the property) agrees to transfer to the Estate of Norman Otto Sorg or its successors (the "Estate") a portion of the property commonly known as Tax Lot 402, which is currently owned solely by Roger Sorg. Attached to this letter is a plat showing the approximate outline of the property which we intend to convey to the Estate. As you know, the size of this property does not allow it to be transferred as a separate tax lot therefore the transfer to the Estate will require a lot line adjustment or consolidation to incorporate this property into Tax Lot 401. We will provide to the Estate a legal description and necessary plat for the Estate's use. It will be the Estate's responsibility to file the necessary application and to have it processed through the City of Tigard and Washington County. All costs associated with such action, excluding preparation of the legal description and the plat, shall be paid solely by the Estate. We would anticipate that any process would promptly undertake this and that it should be no longer than approximately 60 days to complete. Upon obtaining the necessary approval, we will convey the property to the Estate by Special Warranty Deed in consideration of the payment of one dollar. There will be no proration of taxes. In the event the property is transferred to the Estate subsequent to July 1, 1994, the Estate will be responsible for all of the 1994-95 taxes attributed to this property. Additionally, any title insurance or title endorsements which the Estate desires will be at his cost. In the event the City of Tigard and Washington County refuse to permit a lot line adjustment or consolidation, then we will grant to the Estate an exclusive easement over the property for purposes of ingress and egress, landscaping and other similar uses. The terms of that easement will provide that the Estate will have sole responsibility for any and all costs associated with the property including property taxes and insurance. Additionally, the Estate would name the fee owner of the property as an additional insured on an appropriate liability policy and will agree to indemnify-the fee title holder regarding anything which might occur on, or any liability arising out of the use of that property. The easement would further provide that at any time either party to the easement can obtain approval for a lot line adjustment or to consolidation of the property with Tax Lot 401 that the property would be conveyed to the then owner of Tax Lot 401 on terms as set forth above. I would also like to confirm that at this point in time it is our intention to place a fence along all of the north property line of our project, (which is that property line that abuts Tax Lots 600, 500 and .what will be the revised 401). However, the only easement regarding the maintenance of that fence will exist relative to Tax Lot 500. Mr. Cordell Post Brownstein, Rask, Sweeney, Kerr, Grim & DeSylvia May 5, 1994 Page 2 If the foregoing conforms to your understanding I would appreciate if either you or Mr. Sorg, as representative of the Estate, would acknowledge this agreement where indicated below. Thank you for your cooperation. Very truly yours, WESTWOOD CORPORATION, Developers & Contractors Vicki G. Bayless Vice President Real Estate and General Counsel mmw Agreed to and acknowle ed this .SZ day of May, 1994. 1 1 1 \ 1 I I _I n' 401. 4 1', GAS UNE SAS 7105 9UIL'T. I 4 1 II PIANNSUZOW R 'CAS NORTHWEST .NATURA1• I 1• I 8.-500 :4~• "~~I \ tiMS 00 TL 6 4 BuSiTI ~s4 T 0. y~(jH WIRE FENGE t~ e _ 1 I. GR085 FEN 9e DESKaN N N 9' lit> SORT A 'BWLFII . 1 IN .2.~/ PAC' 3162 pOIN~ 8929,57'._W s- UJO£bG'.~9 •p Posf'It` brand fax transmittal memo 7b-A fi't' ages' ZMA ~e. • n fox# DEPARTMENT OF Apri125, 1994 TRANSPORTATION City of Tigard Planning Department 1 13125 SW Hall Blvd Tigard, OR 97223 FILE CODE Attention: Mark Roberts Subject: SDR 94-0006, Homelife/Westwood ODOT appreciates the opportunity to share our comments regarding the site development review. The applicant will need m obtain an ODOT access permit to access SW Pacific Highway. To facilitate future circulation a cross-over easement will be needed to provide for future shared access with the Chevron property. Thank you for considering ODOT's concerns in this matter. If you have fiuther questions, please mll me at 731-8281 or call Bob Doran at 229-5002 for questions regarding the access permit. ~i Laurie Nicholson Region 1 Planning Assistant cc: Tamira Clark, Bob Doran ' 9002 SE McLouoiin Milwaukie, OR 97222.7394 734-1550 (12-") (503) 731-8200 FAX (503) 731-82% I an ~at,on spor Tr t study r~ ~ ~ =Impac: tood NNes oration IN corp c~c crossroads pa Annex F TigardOregon pclATESI 1NC~ & pSS +Traffic Engineering TransPortation Planning KIT February 1993 Transportation Impact Study Westwood Pacific Crossroads Annex Tigard, Oregon Prepared for: Westwood Corporation Prepared by: Kittelson & Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 (503) 228-5230 Project 886.00 February 1993 a February 1993 Westwood: Pacific Crossroads Annex Table of Contents Table of Contents Section 1 Executive Summary . 1 Section 2 Introduction . 3 Section 3 Existing Conditions . 6 Section 4 1994 Traffic Impact Analysis 12 Section 5 Long Term Future Traffic Conditions 24 Section 6 Conclusions And Recommendations 26 Appendix A 28 Appendix B 34 Kittelson & Associates, Inc. i t , 1 ~ • February 1993 Westwood: Pacific Crossroads Annex List Of Figures List Of Figures Figure 1 Site Vicinity Map . 5 Figure 2 Existing P.M. Peak Hour Traffic Volumes 9 Figure 3 Funded Improvements & Assumed Lane Configurations 11 Figure 4 1994 Background Traffic Volumes with Cub Foods . 14 Figure 6 Proposed Site Plan 16 Figure 6 Trip Distribution and Assignment of General Retail Uses 20 Figure 7 Total Future 1994 P.M. Peak Hour Volumes 21 Figure B-1 Traffic Flow Along Highway 99W 37 List of Tables Table 1 Existing P.M Peak Hour Level of Service 10 Table 2 Comparison of Trip Generation for Different Land Uses 17 Table 3 Background 1994 P.M Peak Hour LOS with Cub Foods 23 Tabel 4 Total Future 1994 P.M Peak Hour LOS with Cub Foods 23 Table Al Level of Service Definitions (Signalized Intersections) 29 Table A2 Level-of-Service Criteria for Signalized Intersections 30 Table A3 General Level of Service Descriptions, Unsignalized Intx 31 Table A4 Level-of-Service Criteria for Unsignalized Intersections 32 Table AS Level of Service Definitions 33 Table BI Traffic Volumes and Potential Capacity Results 38 Table B2 Capacity of Left Turn Movement from Westwood Driveway 39 Table 1133 Capacity of Left Turn Movement into Westwood Driveway 39 Kittelson & Associates, Inc. tt i . ` 1-1 Otzt~ .t 1 1 section i ive Summa ®I cut e Ex i ■ s • • February 1993 Westwood: Pacific Crossroads Annex Executive Summary Executive Summary Westwood Corporation is proposing to construct a retail outlet containing approximately 30,000 square feet of gross leasable floor area. The site is located along Highway 99W (Pacific Highway) just east of Highway 217. (See Figure 1) The site is currently zoned for commerciauprofessional (C-P) uses which would permit the office and office support facilities. The Westwood Corporation is applying to rezone the site for general commercial (C-G) uses which would allow the same uses as C-P zoning, but also allow other general retail uses. This study evaluated the traffic impacts from this site developed under the highest trip use that would be allowed under the C-G zoning and found the following: • All of the key intersections in the vicinity of the site currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. • The number of vehicle trips that would be generated by uses permitted under the site's existing zoning is similar to the trips that would be generated under the C-G zoning, even under its most intense use as a general retail center, that is being requested by the Westwood Corporation. • With the addition of site-generated traffic from a possible general retail center constructed on the site, all study area intersections will continue to operate within acceptable level of service under projected 1994 conditions. Further, no off-site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled to be in place by 1994. • Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issues along Pacific Highway. A shared access driveway with the Pacific Crossroads Center has already been de- signed and constructed to accommodate vehicles using both retail sites. No addi- tional access driveways are being proposed to serve this development. • A planning level analysis of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C-G zoning will not substantially increase traffic above what could be generated under its current C-P zoning. In addition, with commercial uses, most of the trips to the site would likely come from vehicles already on the roadway as part of another trip purpose such as going to/from work. In contrast, if the site is developed under C-P zoning, typical uses such as general or medical offices will generate single purpose trips. Consequently, the number of new vehicle miles of travel that would be generated by the development of this site should be less under C-G zoning compared with C-P zoning. Thus, rezoning the site to C-G zoning is consistent with the objectives of Oregon's Transportation Rule regarding rezoning of sites. Kittelson & Associates, Inc. 2 i • t i t 1L~ YF'~ . r. T L,a~Jt 1 ~ y ■ `~+t 4 k I action 2 V duction ■ IntCO s ■ February 1993 Westwood: Pacific Crossroads Annex Introduction Introduction SCOPE OF THE REPORT The purpose of this report is to provide an assessment of the expected on-site and off-site transportation impacts associated with the construction of retail uses along Highway 99W (Pacific Highway) in Tigard, Oregon. The site is located on a vacant parcel that is generally bounded by the Pacific Crossroads Center to the east, Highway 99W to the south, a Chevron service station to the west, and existing residences to the north. Figure 1 identifies the existing road system within the area surrounding the proposed site. Specific traffic related issues discussed in this report include: • Existing land use and traffic conditions in the project study area. • Trip generation estimates for development of the site under its existing zoning, the proposed zoning, and with the proposed site plan. • Access design and location analysis for the site. • The traffic impact of developing the site under the maximum trip generating use allowed under the proposed zoning on 1994 p.m. peak hour operations at the key intersections within the site vicinity and site driveways. • The impact of rezoning the site to C-G on the future 20 year Transportation Plan for the area and the potential of revising the access scheme for the site. PROJECT DESCRIPTION Current site, plans call for the construction of a retail outlet containing approximately 30,000 square feet of gross leasable floor area. The proposed development site is currently vacant. Access to the site will be provide through an existing driveway shared with the adjacent Pacific Crossroads Shopping Center. The site is currently zoned Commercial-Professional which permits uses such as general offices, medical offices, and other business-related services. The developer desires to rezone the site to C-G to maximize the long-term flexibility of the site. Initial construction activities are expected to begin in 1993 with occupancy in 1994. The Westwood Corporation is applying to rezone this site to General-Commercial which would permit the construction of general retail uses. Kinelson & Associates, Inc. 4 NORM (NOT TO SCALE) J W m Q J J = = co ~PACIFIC 3 CROSSROADS y 3 SHOPPING CTR. V1 217 PFAFFLE 5 SITE SW HAINES RD. t O~ Ad 1 ~~Grti ST. Li 9 a x m ~o sw 3 yGNI~rfR S SW HAMP ON ST. l W D Z N n 3 V1 SITE VICINITY WESTWOOD FIGURE p PACIFIC CROSSROADS ANNEX q FEBRUARY 1993 I .L~ B86F001 - x L r`J~, t'. a r T t e tion 3 Sec conditions ■ sting Ex► February 1993 Westwood. Pacific Crossroads Annex E;-isting Conditions Existing Conditions SITE CONDITIONS AND ADJACENT LAND USES The project site is 2.5 acres of currently vacant land. Therefore, it generates negligible volumes of traffic. The land area to the west of the site contains a service station. Additional vacant land and several single family residence are located immediately to the north of the site that have access to Pfaffie Avenue. Immediately east of the site is the Pacific Crossroads Shopping Center. To the south is Highway 99W (Pacific Highway). STUDY AREA The study area was defined as inclusive of the site access driveways, Pacific Highway from SW 78th Avenue west to the northbound ramps to Highway 217, and SW 78th Avenue from Pacific Highway to Pfaffle Street. TRANSPORTATION FACILITIES The primary roadways providing access to the general area of the site include Highway 99W, and Highway 217 as shown on Figure 1. SW 78th Avenue is a local street. In addition, a project has been funded to connect SW 78th Avenue with SW Dartmouth Street as shown in Figure 1. This extension will serve as a minor collector for the area south of Highway 99W. PEDESTRIAN AND BICYCLE ACTIVITY Field observations at the proposed site vicinity during the p.m peak hour showed very little pedestrian or bicycle activity throughout the study area. It is expected that all of the proposed development options will have a minimal impact on these travel modes. TRANSIT FACILITIES Tri-Met provides fixed route transit service along Highway 99W. Route #12, Barbur Blvd. operates regularly scheduled, all-day service between King City and Downtown Portland via Tigard Transit Center, Barbur Transit Center, and the Burlingame Transit Center. Peak-hour extensions of this service serve the City of Sherwood on the southwest end of the route. During the a.m. peak period (7:00 - 9:00), service is provided from the Tigard Transit Center at headway which vary from 4 to 15 minutes. During the p.m. peak period (4:00 - 6:00), service is provided both on a local basis and an express basis between Downtown Portland and the Barbur Transit Center, which results in a combined headway which varies between 3 minutes and 15 minutes. Transit service at this level is consider to be extremely good. TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS . Since the weekday p.m. peak hour is the time period when the greatest total traffic demands are placed on the surrounding street system, this was the time period that was used in all subsequent analyses. The p.m. peak would be the most critical time period for traffic associated with both office-related and commercial uses in the study area. Experience has shown that while retail Kittelson & Associates, Inc. 7 February 1993 • • Westwood: Pacific Crossroads Annex Existing Conditions center traffic by itself may be as much as 50 percent heavier later in the evening or on weekends, the combination of normal on-street traffic and retail center generated traffic is typically at its maximum during the weekday evening peak hour period. Existing weekday p.m. peak hour traffic volumes were counted at the following locations: 1. SW 78th Avenue (Future Dartmouth St.)/Highway 99W 2. Highway 217 Northbound Ramps/Highway 99W 3. Highway 99W/Pacific Crossroads Center west driveway 4. Highway 99W/Pacific Crossroads Center east driveway 5. SW 78th Avenue/Pacific Crossroads Center 6. SW 78th Avenue/Pfaffle Street These manual traffic counts were conducted between the hours of 4:00 p.m. and 6:00 p.m. during mid-week days in January 1993. These two-hour observations revealed that the weekday peak hour occurs from 4:30-5:30 p.m. The existing traffic volumes are shown in Figure 2. Current Levels of Service All Level of Service (LOS) analyses described in this report were performed in accordance with the procedures described in the 1985 Highway Capacity Manual.1 A description of the LOS Concept and the criteria which determine LOS is provided in Appendix A. Copies of the analysis forms are on file and will be made available upon request. In order to assure that this analysis is based upon worst-case conditions, these procedures use the peak 15 minute period flow rate during the evening peak hour in their evaluation of all intersection levels of service. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of each average weekday. For the remainder of each weekday and throughout the weekends, traffic conditions within the study impact area are likely to be better than that described in this report. At signalized intersections, LOS "D" or better is considered acceptable. At unsignalized intersections, LOS "E" is considered acceptable. It should also be noted that the procedures to estimate LOS at unsignalized intersec- tions are very conservative and do not account for special conditions such as gaps created for side street vehicles when main street traffic flows in distinct platoons. Table 1 identifies the results of the LOS calculations for existing conditions at the study area intersections. As shown in the table, both the signalized intersections in the study area are operating at an acceptable level of service (LOS 'B"). The unsignalized intersection along SW 78th Street also operate at good levels of service. The unsignalized driveways to/from the Pacific Crossroads Center along Highway 99W operate at LOS "D". The most critical movement out of these driveways is the left turn maneuver to go eastbound on Highway 99W. These vehicles typically have to wait for a gap in Highway 99W traffic which will occur when the traffic signal at the northbound ramps to Highway 217 or SW 78th Avenue turns red for Highway 99W. Vehicles in these driveways can make their maneuvers during the change intervals (when all traffic is stopped along Highway 99W) and when there are only minor volumes flowing from side street traffic (SW 78th Avenue). Given the long traffic signal cycle of these two signals during the p.m. 1. Highway Capacity manual, Special Report 209. Transportation Research Board Kittelson & Associates, Inc. 8 noo n ~M1- YNN ~ TNORTH O ' 1jt ~ Alt 25-,$ 10 30-,14 ~ 2 20--► r-125 1-► .0-0 135 Mr 85 40-x r 20 Li ~ 0 ~ m NI~D~ Q "w- J x PACIFIC J a co CROSSROADS _ 1, SHOPPING 3 3 CENTER N Vf PFAFFLE 9 217 SITE 00 N 1(f N I~ A 1 _ I v 70J4 k-25 ( ten 1540--o.- r--1815 y 20~ Ir t r v~ a v~ d L l Na, 635 20-,$ 3 30~ k. 30 1550-.o.- f-1400 1650 ----1925 1620-i -0-4880 l to o~ U1 N N EXISTING P.M. PEAK HOUR TRAFFIC VOLUMES WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX FEBRUARY 1993 686F002 • • February 1993 Westwood: Pacific Crossroads Annex Existing Conditions Table 1 Existing P.M Peak Hour Level of Service Signalized Unsignalized Res. Intersection Delay V/C LOS Cap. LOS 1. SW 78th Avenue/Highway 99W 13.1 0.81 B 2. Highway 217/Highway 99W 11.4 0.74 B 3. Pfalile/SW 78th Avenue ~ A ~ sSa 2.8' A 4. SW 78th Avenue/Pacific Crossroads Access ~v f W 400 A 5. East Access/Highway 99W~ 115 D 6. West Access/Highway 99W~ 115 D " Average vehicle delay at four-way stop intersection, v/c = 0.30 peak hour (approximately 130 seconds), many vehicles heading eastbound on Highway 99W exit the Pacific Crossroads Shopping Center onto SW 78th Street and then turn left at the traffic signal rather than wait at the unsignalized driveways. Appendix B reviews the calculation of the number of gaps and capacity at the Highway 99W driveways to the Pacific Crossroads Shopping Center. Finally, a special study was performed to determine if the stacking of vehicles traveling westbound on Highway 99 currently extends past the west driveway to the Pacific Crossroads Center. This driveway is located approximately 325 feet back along the westbound approach from this intersection. The maximum length of the queues extending back along this westbound approach was observed and recorded during the p.m. peak hour. Most of the time vehicles traveling westbound typically go through both these intersections and few vehicles are stopped at the signal at Highway 217. The counts from this queue study found that, on average, the maximum queue in either westbound approach lane was seven vehicles which would typically occupy only 175 feet. Only once during the peak hour was the driveway blocked by vehicles stopped along Highway 99W, and then for less than 30 seconds. FUNDED TRANSPORTATION IMPROVEMENTS This section discusses funded transportation improvements within the study are which are expected to influence future traffic patterns. Specifically, as discussed previously, Dartmouth Street will be extended to connect the I-5 southbound on-off ramps to Highway 99W. Dartmouth Street will intersect Highway 99W opposite SW 78th Avenue. Initially, Dartmouth Street will be constructed with a three-lane cross-section consisting of one travel lane in each direction and a center left-turn lane. These improvements and the assumed intersection lane configurations and controls are illustrated in Figure 1 and 3. Kittelson & Associates, Inc. 10 NORTH A4 L (NOT TO SCALE) J W m > Q J PACIFIC = r` CROSSROADS SHOPPING N 3 CENTER N PFAFFLE 9 217 SITE A0, I*r ~ O~y ~E FREE FLOW SMALL SIDE STREET SIGNALIZED INTERSECTION WITH MINIMAL TRAFFIC FUNDED IMPROVEMENTS AND ASSUMED LANE CONFIGURATIONS WESTWOOD FIGURE WA PACIFIC CROSSROADS ANNEX 7 WA FEBRUARY 1993 J 555F003 nrnr CA D cD ' o MMP 7 MMMMMMMOIJ 4 i • February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Traffic Impact Analysis The impact of traffic generated by the proposed development and other uses permitted with the proposed rezoning of the Westwood site was analyzed during evening weekday peak hour as follows: • Background traffic volumes on each key road segment wiritin the study area were estimated based on observed 1993 weekday evening peak hour conditions, traffic diversions based on the planned transportation improvements previously cited, and a recently submitted traffic study for the Cub Foods Commercial Center. • The placement and size of the proposed development were confirmed. • The total number of peak hour and daily trips, both in and out of the site were estimated for the current development plan as well as other "maximum intensity" land uses permitted under the site's current and proposed zoning. • The travel pattern to/from adjacent retail uses onto nearby roadways was examined to obtain an estimate of the likely directional trip distribution pattern within the study area. • Site-generated traffic predicted for the weekday p.m. peak hour was assigned to the roadway network and added to background traffic volumes developed for 1994 conditions. • Traffic demands on each roadway facility were analyzed to identify any capacity or level of service deficiencies under projected 1994 conditions. • Future 2015 traffic conditions (and how the change in the site's zoning would affect these volumes) were also evaluated. A detailed discussion of this methodology and the analysis results is contained in the remainder of this report. BACKGROUND VOLUME DEVELOPMENT The first step in the traffic impact analysis process is to estimate traffic volumes that would have occurred regardless of whether the site was constructed. A report was recently submitted to the City of Tigard detailing the traffic impact of a Cub Foods Commercial Center that will be located south of the study area along Dartmouth Street.2 This study included a detailed analysis of the impact of constructing the Dartmouth Street extension and other roadway improvements in the Tigard Triangle area on traffic volumes along Highway 99W. The current traffic study for the Westwood site uses the 1994 background traffic estimates from the Cub Food Study, and includes the additional traffic generated by the Cub Foods Commercial Center. These traffic volumes are shown in Figure 4. 2. Transportation Impact Study for Cub Foods Commercial Center, Kittelson & Associates, Inc. February 1993 Kittelson & Associates, Inc. 13 n n o 'n NORTH 1D ' N N 1lt t 20-10 ~ 10 30 -,14 14 ~ 2 (NOT i0O SCALE) 20-► ♦-125 1--► ♦-0 145 or 95 40 R ~I 20 m vV V ' NLn' Q J J = S ap n vii 3 N PFAFFLE 9 217 SITE 00°co a„n LA 1j~k 70~$ 20 j 1485-► -0-1795 y 210 jr 10 ~~Gr t r y oo~ N N N 1n O N Al L 1 L 670 20--o k-5 30-,4 30 1660--9 R q.0-1480 1785y -0-- 2125 1760 *-•2085 1 / Y1 N n a N Source: Traffic Impact Study For Cub Foods Commercial Center, Klttelson k Assoc., Inc. January 1993 1994 BACKGROUND TRAFFIC VOLUMES WITH CUB FOODS CENTER WESTWOOD FIGURE JK PACIFIC CROSSROADS ANNEX I L~j FEBRUARY 1993 1 4- BBb OOa February 1993 Westwood: Pacific Crossroads Annex Trafc Impact Analysis DEVELOPMENT PLANS Current site plans call for the construction of a retail outlet containing approximately 30,000 square feet of gross leasable floor area as shown in Figure 5. The site is currently zoned for Commercial-Professional uses such as general and medical offices, and business-related services. The Westwood Corporation is proposing to rezone this site to a General-Commercial designation to permit more general retail uses. Under either zoning, the primary access to the site will be a direct access driveway to Highway 99W through an existing unsignalized driveway on the west side of the Pacific Crossroad Shopping Center. When the Pacific Crossroads Shopping Center was constructed, this driveway was designed to also accommodate traffic that would be coming to/from this adjacent parcel. In addition to using this shared driveway, vehicles to/from the Westwood site would also be able to use the other driveway accesses to the Pacific Crossroads Shopping Center. This will be particularly important for vehicles turning left out of the Westwood site, which often use the driveway onto SW 78th Avenue rather than wait for a gap in Highway 99W traffic. SITE GENERATED TRAFFIC VOLUMES This section will consider the traffic that could be generated under typical use that might occur on the site under both C-P and C-G zoning. Most of the uses allowed under C-P zoning are also allowed under C-G zoning. Also, up to 15 percent of the square footage constructed under C-P zoning can be general retail uses. Thus, if a 30,000 square foot office building is constructed, 4,500 square feet of general retail uses could also be constructed. It should also be noted that given the location and setback of the site from Highway 99W, some retail uses such as a fast food restaurant would not be likely to locate on the site. Instead, the site is more amenable for a single large retail use. Estimates of total daily and peak hour driveway volumes for a number of possible uses under the different zoning designations are presented in Table 2. These uses represent a range of develop- ment that could be constructed on the site and are based on what could be practically constructed on the site given the buildings size, and parking requirements. For example, under the C-P zoning a 35,000 square foot office building could be constructed with surface parking. A larger office development would require some of its parking to be accommodated by a deck parking lot. Most of these estimates are based on trip rates from empirical observations at many similar-sized uses located throughout the United States. These empirical observations are summarized in a standard reference, Trip Generation Report, published by the Institute of Transportation Engineers.3 In addition, a traffic count was conducted during a weekday p.m. peak period in February 1993 at the Tigard Office Depot store. Comparing the trip estimates shown in Table 2 indicates that the number of daily trips going to the site would be higher with retail uses permitted under the C-G zoning, but it must be kept in mind (as detailed in the next section) that 50 percent or more of traffic to many retail uses come from traffic that is already on the roadway as part of another primary trip such as going to/from work. In contrast, most the development that would occur under the C-P zoning tends to be destination oriented and would generate single purpose trips. Given this, the uses permitted under 3. Trip Generation Report, 5th Edition, Institute of Transportation Engineers (ITE), 1991 Kittelson & Associates, Inc. 15 - - - 04.. parrT r.r ~ ~ LX/N•ub - ~ .I}tTi.Y ~zl o O PROPOSED SITE PLAN WESTWOOD FIGURE WA PACIFIC CROSSROADS ANNEX FEBRUARY 1993 5 CAN 888F00 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Table 2 Comparison of Trip Generation for Different Land Uses Permitted with Commercial-Professional and Commercial-General Zoning Land Use (ITE code) Vehicle Trips I A.M. Peak Hour P.M. Peak Hour Commercial-Professional Zoning Size Daily Total IN OUT Total IN OUT Office (710) 35,000 635 85 75 10 85 10 75 Office with deck parking (710) 60,000 955 130 115 15 130 15 115 Medical office (720) 50,000 1,600 125 100 25 200 60 140 Post Office (732) 10,000 3,500 250 125 125 350 175 175 r ,sue, u, s.:~: vuzc. r . Existing Office Depot Store 34,000 NOS OUNTEDs 150 75 75 Additional uses permitted with Commercial-General Zoning General Retail (820)' 30,000 3,350 80 50 30 305 150 155 High-Turnover Restaurant (832)* 9,000 1,845 100 50 50 150 75 75 ` 50% or more of the trips generated by these uses will likely come from vehicles already on the roadway the C-G zoning would not significantly increase the number of daily vehicle trips on the roadway compared to C-P zoning. Comparing a.m. peak hour trips, the uses permitted under the C-P zoning would likely generate more trips than those permitted under the C-G zoning. In fact, many different types of retail stores are not even opened during the a.m. peak hours. Comparing the p.m. trip estimates indicates that the uses permitted under the C-G zoning will generate more total trips, even though the number of vehicles leaving the site would be similar. Given the high percentage of retail traffic that will come from vehicles already on the roadway, the impact that retail uses will have on off-site intersections will be approximately the same as the office-related uses. Finally, using the counts performed and detailed under the Existing Conditions section of this report, the trip generation of the Pacific Crossroads Shopping Center was evaluated. This center currently contains approximately 36,000 square feet of general retail uses and a 3,000 square foot Arby's restaurant. Based on ITE trip rates, this Center was estimated to generate approximately 420 p.m. peak hour trips. However, the counts performed indicated that only 290 vehicles turned into and out of the site, approximately 70 percent of the ITE estimate. This lower trip generation may be attributable to the uses in the Pacific Crossroads Shopping Center, the large traffic volumes on Highway 99W that make left turn movements out of the Center difficult, the abundance of retail along Highway 99W, or other factors. A daily traffic count was also performed at the driveways to the Pacific Crossroads Shopping Center that yielded similar results. These daily driveway counts were approximately 70 percent of what would have been predicted using the ITE Kittelson & Associates, Inc. 17 ,1 1 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact AnalYsis trip rates. Based on these findings in this report, it is likely that the trip estimates used for retail uses for the Westwood site might be somewhat higher than what will actually occur. To conduct this traffic impact analysis, the traffic that will be generated by a general retail center containing 30,000 square feet of gross leasable area will be used. This assumption will result in the highest turn volumes at the site's driveways and have similar off-site traffic volumes (and impact) as uses permitted with C-P zoning. Analysis of Shopping Trip Types As noted above, evaluating the traffic impacts of the proposed development on the surrounding street system, it is important to realize that for commercial developments, there are different types of vehicle trips, and that each type has a different effect on the street system. Generally, there are four basic types of trips associated with any retail/commercial development: 1. Drop-in Trips - These retail trips already exist on the roadways that provide primary access to the new retail center and are being made for some purpose other than shopping at the proposed commercial center (for example, home-to-work). Drop-in trips do not result in any increase in background traffic volumes within the study area. In fact, the only impact of these drop-in trips occurs at the site driveway(s), where they become turning movements into and out of the proposed retail center instead of through movements. Therefore, drop-in trips have no additional effect on the road system beyond the development's driveways. 2. Diverted Trips-These shopping trips are currently being drawn to other commer- cial activities that compete with the proposed retail center, but are redirected to the new store when it opens. This redirection usually occurs because of an improvement in shopping convenience and proximity for the affected drivers. Diverted trips will result in an increase in traffic volumes within the immediate vicinity of the site, but will also result in a decrease in traffic volumes at other locations within the area (i.e., in areas where they used to shop). Therefore, this component of the total generated demand causes no change in the total number of vehicle trips within the area, even though it may add to the number of trips within the immediate vicinity of the site. Another side benefit is that by diverting, these trips often cause a net reduction in total vehicle miles traveled on the area-wide transportation system. This is a common sense observation, since it is difficult to imagine that many drivers would divert to a new retail center in order to travel a greater distance than they did previously. 3. Captured Trips - In the absence of the proposed retail center, these vehicle trips would be made by the adjoining residences, neighborhoods, and businesses to more distant retail centers requiring travel on major arterials and highways such as Highway 99W and Highway 217. But because of the presence of the proposed retail center, these vehicle trips are captured and thereby prevented from traveling on the nearby arterial system. As an example, persons living in residences just to the north of the site will be able to make at least some of their shopping trips by walking mode rather than by vehicle. Similarly, residents living farther away from the proposed site will be able to satisfy their needs for retail goods by shopping at the proposed retail center and thereby not travelling further on Highway 99W to reach other shopping areas. The net effect is a reduction in the Kittelson & Associates, Inc. 18 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis amount of traffic on the immediately adjoining arterial street system that offsets, to some degree, the additional traffic brought into the immediate area through the diverted trips described above. 4. New Trips - These retail trips would not have been made without the existence of the proposed retail center. Therefore, this is the only trip type that results in an increase in the total number of vehicle trips made within the area. These are also the only vehicle trips that represent additional vehicle miles of travel on the area-wide transportation system. Although traffic engineers have long recognized the existence of these four different types of retail trips, until recently very little research has been conducted to determine what proportion of the total retail center-generated traffic demand can be attributed to each of these trip types. The Institute of Transportation Engineers has published a summary of trip type investigations con- ducted across the United States that is useful to this analysis. According to ITE Trip Generation Report, the proportion of p.m. peak hour trips generated by a retail center that are pass-by or drop-in can be related to either the center's size or the average daily traffic volume on the roadways adjacent to the center. In the case of a general retail center containing 30,000 square feet GLA, these data indicate that as much as 66 percent of the traffic will come from pass-by traffic. Consequently, to make this traffic impact analysis conservative, it was assumed that only 50 percent of the trip generated by the site were from vehicles passing by the site. The pass-by trips were assumed to come from traffic along Highway 99W. TRIP DISTRIBUTION/ASSIGNMENT The distribution of site-generated trips onto the roadway system within the study impact area was estimated from the counts taken at the Pacific Crossroads Shopping Center. These counts indicate that approximately half of the vehicles come from the east on Highway 99 and half from the west on Highway 99W. (Some of these vehicles come from Pfaffle Street, but many of them are using this street to avoid Highway 99W. Given the location of the Westwood site, and to force most of the traffic through the most critical intersections, this 50-50 assumption was made.) As a result of these analyses, the estimated trip distribution pattern shown in Figure 6 was prepared. This figure also shows the assignment of traffic onto the roadway network. All pass-by or drop-in trips were assumed to come from Highway 99W. Approximately half the vehicles leaving the site to head eastbound on Highway 99W were assigned to the site driveway directly on Highway 99W. The other 50 percent were assigned to the Pacific Crossroads Shopping Center driveway on SW 78th Avenue and were assumed to turn left onto Highway 99W at the traffic signal. INTERSECTION LEVELS OF SERVICE The background traffic volumes in Figure 4 were added to the site generated traffic volumes in Figure 6 to project the total p.m. peak hour traffic volumes shown in Figure 7. Table 3 summarizes the results of the intersection LOS analyses under 1994 background condi- tions. Table 4 presents the intersection LOS results for 1994 traffic conditions with the assumed retail center. These results indicate that the signalized intersections along Highway 99W will still operate at acceptable levels of service even with the development of the Westwood site with its most intense use. The driveway onto Highway 99W will operate at LOS E, which is also Kittelson & Associates, Inc. 19 NORM (NOT TO SCALE) zs(2s)~ d w J Q m J r J co 2 n 3 vii N PFAFFLE 217 SITE X40% 0 10% l 40% D IS 30 9 10% ~0~~ ti O N f - O N O 10 30--► - .0-30 40(40) 40(40) r 0 XX - NEW TRAFFIC (XX) - PASSBY TRAFFIC TRIP DISTRIBUTION AND ASSIGNMENT OF GENERAL RETAIL USES ON WESTWOOD SITE WESTWOOD FIGURE PACIFIC CROSSROADS ANNEX G FEBRUARY 1993 CJ ■L~` BB6 006 0 Ln un NORTH W) ^ Y N N (NOT TO SCALE) 201 10 301 2 20--io. X125 by t-0 145 85 90-x 20 L] m Q J = Q ~ 2 co n N N PFAFFLE 9 217 SITE oon pl b N 701 20 1470.y - -o--1825 215- ~10 * 7 N O VI J n O N 1 Ilk X680 1oo1 R-Bs 201 X30 1690--o. -o-1510 1745--o. r 2085 1775-6. r 2115 N of n N N TOTAL FUTURE 1994 PM PEAK HOUR VOLUMES WITH GENERAL RETAIL ON WESTWOOD SITE WESTWOOD FIGURE J,PACIFIC CROSSROADS ANNEX FEBRUARY 1993 ■u B06F00 February 1993 • 0 Westwood: Pacific Crossroads Annex Traffic Impact Analysis acceptable. The operation of this driveway as well as all the through traffic along Highway 99W could be improved if the signals at Highway 99W were better coordinated. INTERNAL CIRCULATION The key issues addressed in this report with respect to internal circulation for the proposed development include the following: • The access driveway should provide clear and unobstructed access throats with sufficient depth to ensure that parking/exiting maneuvers will not create significant conflicts with drivers entering or exiting the site. • The interaction between customers of the commercial center and delivery or service vehicles should be reduced as much as possible. • The number of driveways provided to the site should be adequate to disperse the site-generated traffic such that congestion is not likely to occur at any one driveway. A review of the current site plan demonstrates that the proposed development adequately addresses each of the issues. The primary access driveway will be a shared driveway with the Pacific Crossroads Shopping Center and will contain three lanes including two outbound (separate right and left turns) and one inbound. Based on the number of vehicles turning out of this driveway sufficient storage should be provided for at least two vehicles or 50 feet. As shown on Figure 5, there is approximately 65 feet provided at the main driveway before the connection to the Pacific Crossroads Shopping Center. The entire driveway to the parking lot is approximately 175 feet from Highway 99W. There is an existing left turn lane on Highway 99W that extends back several hundred feet to accommodate vehicles turning into the site. The relatively low volumes turning into this driveway would require storage for three vehicles or 75 feet. Further- more, special studies along Highway 99W have found that vehicles queuing back from the Highway 99W/217 intersection do not interfere with traffic operations at this main driveway. The additional traffic from the development of the Westwood site will not significantly affect this conclusion. In addition to this primary driveway, patrons of the Westwood site will have access to another driveway on Highway 99W and a driveway on SW 78th Avenue. Based on the results of the capacity analysis, the peak hour vehicles trips generated by the Westwood site do not overburden any of these access points. Deliveries will be made at the rear of the building, thus minimizing the interaction between customers of the commercial center and service/delivery vehicles. Kittelson & Associates, Inc. 22 0 February 1993 Westwood: Pacific Crossroads Annex Traffic Impact Analysis Table 3 Background 1994 P.M Peak Hour Level of Service with Cub Foods Commercial Center Signalized Unsignalized Res. Intersection Delay V/C LOS Cap. LOS 1. SW 78th Avenue/Highway 99W 25.7 0.94 D v . 2. Highway 21711-lighway 99W 12.7 0.74 B u 3. Pfaffle/SW 78th Avenue? 3.2' A 4. SW 78th Avenue/Pacific Crossroads Access r 400 A 5. East Access/Highway 99W 80 E 6. West Access/Highway 99W 80 E ` Average vehicle delay at four-way stop intersection, v/c = 0.35 Tabel 4 Total Future 1994 P.M Peak Hour Level of Service with Cub Foods and General Retail Uses on Westwood Site Signalized Unsignalized Res. Intersection Delay V/C LOS Cap. LOS 1. SW 78th Avenue/Highway 99W 28.1 0.95 D } u 2. Highway 217/Highway 99W 12.8 0.74 B 3. Pfaff le/SW 78th Avenue 3.2' A 9-:'t 4. SW 78th Avenue/Pacific Crossroads Access „a 328 B m= 5. East Access/Highway 99W 80 E x 6. BizMart/V✓est Access/Highway 99W * 4? 45 E Average vehicle delay at four-way stop intersection, v/c = 0.35 Kittelson & Associates, Inc. 23 1 r 1 4-~.,ay L 1-14 AMEN ~ ~Mm Section 5 Long Term Future Traffic ■ Conditions SEEN MEEM February 1993 • Westwood: Pacific Crossroads Annex Long Term Future Traffic Conditions Long Term Future Traffic Conditions Westwood Corporation is applying to rezone the site Commercial-General which would permit a wider variety of retail uses and greater flexibility for the developer. Under the new Oregon Transportation Rule, major rezoning projects need to consider the long range impact of their traffic. The Rule requires that the 20 year Transportation Plan be examined. The Tigard Triangle Area Circulation Analysis Report conducted by ODOT developed the long range plan for this area. Its projections of 2015 traffic volumes for the surrounding area indicate that Highway 99W needs to be widened to provide 6 through lanes for traffic. It is estimated that the Highway 99W/Dartmouth/78th Avenue intersection will operate at LOS D-E in the future even with the improvements recommended in this plan. The SW 78th Avenue leg of this intersection, which is the intersection approach most affected by traffic from the Westwood site, is not critical to this intersection's capacity. At one of our meetings with ODOT it was also mentioned that at some point in the future a median may be constructed along Highway 99W and the unsignalized driveways will allow only right-in/right-out maneuvers. The Transportation Rule also requires that rezoning should be evaluated so that any additional traffic impact be accommodated in one of three ways. First, if the increase in traffic due to the rezoning is substantial, the Transportation Plan may have to be modified to accommodate the site's additional traffic. A funding plan must also be developed to ensure that the roadway improvement(s) will be accomplished. A second option is to limit the new land use to the level of traffic that would have been generated by the site under its current zoning. A third option is to downzone other land to offset the increase in traffic attributed to the rezoning. As detailed in several sections of this report, the number of trips that will be generated by even the most intense uses permitted on this site with Commercial-General (C-G) zoning will result in a similar number of trips as typical uses permitted under the site's existing zoning, Commercial- Professional (C-P). Moreover, most retail and commercial uses that would result from rezoning the site to C-G will result in fewer new vehicle trips on the roadway network. Most trips to retail uses come from vehicles already on the roadway, the majority simply passing by the site as part of another primary trip such as going to/from work. In contrast, many of the developments that would result under C-P zoning would be office types of uses that generate primary single purpose trips. Table 2 presented a detailed comparison of the trip generation of typical land uses permitted under the two zoning designations. Based on this analysis, rezoning this site to C-G would not result in a significantly greater number of trips. In fact, the uses permitted with C-G zoning may result in fewer trips. In terms of the Transportation Rule, rezoning the site would not require that the Transportation Plan for this area to be updated and it would also meet the general requirements of Option 2 above. Thus, rezoning the Westwood site to C-G is not inconsistent with Oregon's Transportation Rule nor its main objective of reducing roadway system vehicle miles of travel. Kittelson & Associates, Inc. 25 r I 7P W 1- Section 6 Conclusions And Recommendations MEMO MOEN February 1993 • Westwood: Pacific Crossroads Annex Conclusions And Recommendations Conclusions And Recommendations Based on the results of the traffic analyst.; described in this report it is concluded that the Westwood site can be developed and rezoned from Commercial-Professional (C-P) to Commer- cial-General (C-G) while still maintaining acceptable levels of traffic service and safety within the surrounding transportation system. Specifically: • All of the study area intersections currently operate at acceptable levels of service during the critical weekday p.m. peak hour time period. • The number of vehicle trips that would be generated by uses permitted under the site's proposed C-G zoning being requested by the Westwood Corporation is similar to the trips that would be occur under the site's existing zoning. • With the addition of site-generated traffic from a possible general retail center constructed on the site (the use that would generate the most vehicle trips to the site under C-G zoning), all study area intersections will continue to operate within acceptable levels of service under projected 1994 conditions. Further, no off-site improvements are required to maintain acceptable levels of service beyond the already funded transportation improvements which are scheduled to be in place by 1994. • Based on a review of the current site plan, it is concluded that the proposed development plan adequately addresses access issues along Highway 99W. A shared access driveway with the Pacific Crossroads Center has already been designed and constructed to accommodate vehicles using both retail sites. • A planning level analysis of long term traffic conditions in the vicinity of the site indicates that rezoning the site to C-G zoning will not substantially increase traffic above what could be generated under its current C-P zoning. • With the proposed commercial uses, most of the trips to the site will likely come from vehicles already on the roadway as part of another, more primary trip such as going to/from work. In contrast, if the site is developed under C-P zoning, typical uses such as general or medical offices will generate single purpose trips. Conse- quently, the number of vehicle miles of travel that would be generated by the development of this site will be less under C-G zoning compared with C-P zoning. Thus, rezoning the site to C-G zoning meets the objectives of Oregon's Transporta- tion Rule regarding rezoning of sites. Kittelson & Associates, Inc. 27 '0 tD 3 I 3-lit Y SN. mom 4 Februan 1993 • Wesrwood: Pacific Crossroads Annex AppendixA Appendix A Level of Service Concept Level of Service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Six grades are used to denote the various LOS from A to F.31 Table Al Level of Service Definitions (Signalized Intersections) Level of Average Delay per Vehicle to Minor Street Service Very low average stopped delay, less than five seconds per vehicle. This occurs when progression A is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. Average stop delay is in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with B good progression and/or short cycle lengths. More vehicles stop than for a LOS A, causing higher levels of average delay. Average stopped delay is in the range of 15.1 to 25.0 seconds per vehicle. These higher delays C may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehiclesstopping is significant at this level, although many still pass through the intersection without stopping. Average stopped delays are in the range of 25.1 to 40.9 seconds per vehicle. The influence of D congestion becomes more noticeable. Longer delays may result from some combination of unfavaorable progression, long cycle length, or high volume/capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticable. Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle. This is considered to E be the limit of acceptable delay.These high delay values generally indicate poor progression, long cycle lengths, and high volume/capacity ratios. Individual cycle failures are frequent occurances. Average stop delay is in excess of 60 seconds per vehicle. This is considered to be unacceptable F to most drivers. This condition often occurs with over saturation. It may also occur at high volume/capacity ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be contributing causes to such high delay levels. at Most of the material in this appendix is adapted from the Transportation Research Board, Highway Capacity Manual, Special Report 209 (1985). Kittelson & Associates, Inc. 29 February 1993 Westwood: Pacific Crossroads Anne, Appendix A Table A2 Level-of-Service Criteria for Signalized Intersections Level of Service Stopped Delay per Vehicle (Seconds) A 5 5.0 B 5.1 to 15.0 C 15.1 to 25.0 D 25.1 to 40.0 E 40.0 to 60.0 F > 60.0 Signalized Intersections The six LOS grades are described qualitatively for signalized intersections in Table Al. Addi- tionally, Table A2 identifies the relationship between level of service and average stopped delay per vehicle. Using this definition, a "D" LOS is generally considered to represent the minimum acceptable design standard. Kittelson & Associates, Inc. 30 February 1993 Westwood: Pacific Crossroads Annex Appendix A Table A3 General Level of Service Descriptions for Unsignalized Intersections Level of Average Delay per Vehicle to Minor Street Service A Nearly all drivers find freedom of operation. • Very seldom is there more than one vehicle in the queue. B Some drivers begin to consider the delay an inconvenience. • Occasionally there is more than one vehicle in the queue C Many times there is more than one vehicle in the queue. • Most drivers feel restricted, but not objectionably so. D Often there is more than one vehicle in the queue. • Divers feel quite restricted. E Represents a condition in which the demand is near or equal to the probable maximum number of vehicles that can be accomodated by the movement. • There is almost always more than one vehicle in the queue. • Drivers find the delays approaching intolerable levels. F Forced flow. • Represents an intersection failure condition that is caused by geometric and/or operational constraints external to the intersection. Unsignalized Intersections The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 Highway Capacity Manual includes a methodology for calculating the LOS at two-way stop-con- trolled intersections. For these unsignalized intersections, LOS is defined differently than for signalized intersections in that it is based upon the concept of "Reserve Capacity" (i.e., that portion of available hourly capacity that is not used). A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table A3. A quantita- tive definition of LOS for an unsignalized intersection is presented in Table A4. Kittelson & Associates, Inc. 31 February 1993 Westwood: Pacific Crossroads Annex Appendix A Table A4 Level-of-Service Criteria for Unsignalized Intersections Reserve Capacity Level of Service Expected Delay to Minor (pcph) Street Traffic 5400 A Little or no delay 300-399 B Short traffic delays 200-299 C Average traffic delays 100-199 D Long traffic delays 0-99 E Very long traffic delays F , ' When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queueing which may cause severe congestion affecting other traffic movements in the intersection. This condition usually warrants improvement to the intersection. The reserve capacity concept applies only to an individual traffic movement or to shared lane movements. Once the LOS, capacity, and expected delay of all the individual movements has been calculated, an overall evaluation of the intersection can be made. Normally, the movement having the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. An "E" LOS is generally considered to represent the minimum acceptable design standard. Past experience with the unsignalized analysis procedure indicates this methodology is very conservative in that it tends to over-estimate the magnitude of any potential problems that might exist. This is especially true for minor street left-turn movements. For example, the Highway Capacity Manual methodology does not take into account the effects of vehicle flow platoons that result from upstream signalization. Vehicles traveling in platoons tend to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal. Therefore, the results of any unsignalized intersection analysis should be reviewed with this thought in mind. Generally, LOS E for the minor street left turn movement is considered to be acceptable for an unsignalized intersection, although it also indicates that the need for signaliza- tion should be investigated. Kittelson & Associates. Inc. 32 • February 1993 Westwood: Pacific Crossroads Annex AppendixA Table AS Level of Service Definitions (All-way Stop Controlled Intersections) Level of Service Average Delay per Vehicle to Minor Street A < 5 Seconds B 5 to 10 Seconds C 10 to 20 Seconds D 20 to 30 Seconds E 30 to 45 Seconds F > 45 Seconds All-Way Stop Controlled Intersectionse2 There is no accepted procedure for a level of service analysis of an all-way stop controlled intersection. The procedure used for determining LOS for a four-way or three-way stop controlled intersection differs from that described for unsignalized intersections. This methodology, which is being reviewed by the Unsignalized Intersection Committee of the Transportation Research Board, uses a capacity estimation method based on headways observed at all-way stop controlled intersection in the western United States. The procedure incorporate several important variables, including volumes distribution, number of lanes on each approach, and the percentage of right and left turns at the intersection. Intersection performance is measured in parameters similar to signalized intersections: delay, volume-to-capacity ratio, and Level of Service using a scale of "A" through "F". Approach delay on any given leg of the intersection is calculated using the following equation: D =exp (3.8 x C ) Where- D = vehicle delay on a given approach (sec/veh) SV = subject approach volume (vph) C = calculated approach capacity (vph) exp = base of natural logarithms In this equation, the quantity SV/C is simply the volume-to-capacity ratio on the approach under consideration. Table A5 presents the LOS criteria for all-way stop controlled intersections. a2 Kyte, Michael, Estimating Capacity and Delay at an All-Way Stop-Controlled Intersection. University of Idaho, Department of Civil Engineering Research Report, September 1989. Kittelson & Associates, Inc. 33 , , N , J.,.~ ~~ii] ~,Y ~._m 1t~ r---=" t.~_ . r ~5~ M1 ,f V r,~ Appendix B February 1993 Westwood: Pacific Crossroads Annex APPENDIA B APPENDIX B Modified Unsignalized intersection Capacity Analysis for Evaluating the Left 7Lm Movements to/from Driveways Along Highway 99W Several studies have found that the method for analyzing the capacity at unsignalized intersections detailed in the Highway Capacity Manual (HCM) is very conservative and can significantly underestimate an intersection's capacity. One of the key assumptions in this procedure is that vehicles coming to the intersection are randomly arriving at this location. This assumption may be appropriate for intersections along long stretches of roadways that have many other intersec- tions and driveways. However, at intersections that are adjacent to traffic signals with few or no other intervening intersections or driveways, traffic flow will be controlled by the timing of the nearby traffic signal. If this is the case, Appendix I of Chapter 10, Unsignalized Intersections, in the Highway Capacity Manual describes a modified capacity analysis procedure to apply. Briefly, the capacity of each traffic flow scenario that is defined by the different phases of the nearby traffic signal(s) should be determined separately. The total intersection capacity is computed by factoring these separate traffic volumes for the actual percent of the hour they will occur. The potential capacity derived under each scenario also has to be factored and then added together to compute the final total available gaps. In addition, the intersection capacity should also be increased for gaps that will be created by the traffic signal change intervals (yellow plus all-red phases) when all the vehicles at the nearby signalized intersection are stopped. This special situation exists at the Unsignalized driveways to the Pacific Crossroads Center and the Westwood site along Pacific Highway. If the traffic volumes for this intersection are directly used in an HCM evaluation, the results would be that the minor street left turn movements will operate at Level of Service (LOS) "F which indicates that there are not available gaps for additional vehicles. However, traffic counts and field observations indicate that there are gaps for more vehicles to make this maneuver. The traffic signals at the Highway 99W/78th Avenue and Highway 99W/Highway 217 NB Ramp intersections control the flow of along Highway 99W and create defined periods when there are available gaps. Most of the time they operate on a regular pattern and green time is given to the side streets (78th and Highway 217 ramps) at approximately the same time. It is during this period that most of the large gaps occur. Based on the traffic volumes shown in this report and the assumptions detailed above from the HCM, the capacity of the driveways along Highway 99W was calculated. This section contains one example of this calculation. The example calculation will be the most critical movements, the left turn out of and into the west driveway with full buildout of the Westwood site with general retail uses (30,000 square feet gross leasable area). The separate phases as shown in Figure B.1. To conduct the capacity analyses, the volumes along Highway 99W were adjusted based on the percent of the cycle that they actually flow. Thus, the volumes during Phase 1 were divided by 0.75 and the volumes during Phase 2 were divided by 0.25. (This is a simple representation of the actual signal phasing. There is an additional Phase when the eastbound Highway 99W left turn phase is operating. During this phase there would be no traffic flowing westbound on Highway 99W. Consequently, this simplified method would slightly underestimate gaps in traffic along Highway 99W.) Kltrelson & Associates, Inc. 35 s • February 1993 Westwood: Pacific Crossroads Annex APPENDIX B A separate HCM unsignalized intersection capacity run was performed for each of these traffic flow scenarios and their results are shown on Table B.I. Table B.2 shows how the total intersection capacity is computed based on the results in the Table B.I. This special analysis demonstrates that because of the additional gaps in traffic that will be caused by the nearby signals, the critical left turn movements from the Westwood/Pacific Crossroad Center west driveway will operate at LOS E. The left turn movement into this driveway will operate at LOS D. The capacity of the existing traffic and future background traffic conditions were computed in a similar manner. Kittehon & Associates, Inc. 36 PHASE I: THROUGH GREEN ON HIGHWAY 99W (75% OF CYCLE) WESTWOOD 78TH SITE N N S 65 J v lk r 2020 HWY. 99W 90-,4 1600- HWY. 217 NB RAMP PHASE 11: SIDE STREET GREEN PHASE (20% OF CYCLE) WESTWOOD 78TH SITE N O O n m Al y 20 HWY. 99W 101 r 310 ~l 145y oQ r N h HWY. 217 NB RAMP TRAFFIC FLOW ALONG HIGHWAY 99W BASED ON VOLUMES IN FIGURE 7 IWESTWOOD FIGURE 17 PACIFIC CROSSROADS ANNEX FEBRUARY 1993 I bd6 u Al r Februarv1993 Westwood: Pacific Crossroads Annex APPENDIX B TABLE B.1 Traffic Volumes and Potential Capacity Results At Westwood Driveway Phase 1: Through Traffic on Highway 99W (75 % of Cycle) Movement Volume I I Adjustment- Hourly Volume•- Highway 99W Eastbound 1600 0.75 2135 Westbound 2020 0.75 2690 Westwood/Pacific Crossroads Driveway F:4 Leo Turn 35 1.0 35 Right Turn 105 1.0 105 ECapacity of I<ft Turn From Westwood Driveway 77 Capacity of Left Turn into Westwood Driveway I77 Phase 2: Side Street Traffic along Highway 99W (20 % of Cycle) Movement Volume Adjustment- Hourly Volume•• Highway 99W Eastbound 145 0.20 725 Westbound 310 0.20 1550 Westwood/Pacific Crossroads Driveway Left Turns 35 1.0 35 Right Turns 105 1.0 105 Capacity of Left Turn From Westwood Driveway 87 Capacity of Left Turn into Westwood Driveway 180 • Percent of hour or green time per cycle that this traffic volume will actually be flowing Effective hourly volume is the actual volume divided by the adjustment factor. Kittelson & Associates, Inc. 38 e .0 February 1993 ri Westwood: Pacific Crossroads Annex APPENDIX B TABLE B.2 Capacity of Left Turn Movement from Westwood Driveway Traffic Phase Potential Percent of Actual Capacity • Cycle Capacity Highway 99W 30 75 23 Through Side Streets 87 20 18 FDuiing Sigual Change Intervals (Yellow plus All-Red): 42 d on 130 sec. cycle length, 3600 sac/130= 28 intervals 1.5 vehicles can male maneuver) TOTAL 83 Conclusion: Peak left Won volume is 35. Thus, reserve capacity is at lean 83- 35= 38 or LOS E. TABLE B.3 Capacity of Left Turn Movement into Westwood Driveway Traffic Phase Potential Percent Actual Capacity of Capacity * Cycle Highway 99W 177 75 133 Through Side Streets 180 20 36 During Signal Change Intervals (Yellow plus 42 All-Red): Based on 130 sec. cycle length, 3600 sec/130= 28 intervals and 1.5 vehicles can make maneuver) TOTAL 211 Conclusion: Peak left turn volume is 100. Thus, reserve capacity is at least 211-100= 111 or LOS D. 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WELLS p = 0100'40" 0 - FOUND 5 8" X 30" 1 ON ROD V~ YELLOW t9 TERRY GOODMAN 1989 1 1 ~ " ~ " R = 113$9.16 PLASTIC CAP INSCRIBED G & L PLS 1989 RENEWAL DA L = 201.QO' SET iN SURVEY N0, ~ CHORD: RENEWAL DATE: 6-30-95 S 6071'30" W " " 2fl1.00' A7 - SET 5 8 X 30 IRQN,ROD WITH YELLOW " SURVEY PREI PLAS C CAP INSCRIB D G 8t L PLS 1989 WESTWW'~op c `a`( S. F. - SQUARE FEET SURVEY PREPARED FOR: Y, - ` (1} -DENOTES RECORD DATA PER SURVEY N0, WESTWOOD CORPORATION y~P WASHINGTON COUNTY SURVEYOR'S OFf7CE G~ SURVEY PREI RECEfVED G & L LAND SURVEY PREPARED By'- G & L LAND SURVEYING, INC. ~G ~F $116 SW NIM G ACCEPTED FOR FILING 8116 SW NIMBUS AVE. Q P BEAVERTON, BEAVERTON, OR 97005 PN: 841-031 5• roe N0, 12$ PH: 641-0308 JOB NO. 1284 I . _