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ZC23-78 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. . A n' ':..'.,.. ..�.;-:,::G_.�.i,,.,:^,a.. ��•r,�....:.,m ,,,:;.;,m.,+,..wm«...»,;.... <., ,...,w a -- �. ., t 1 _ ',7 r� ,..� 5M••ae--,. Saar .,..,,,..�.., �... . .•...,....e ., >.�..,.._.- K_tl...,....,. ;. '' 6f -.;' a3 r•s',, d 'r rt 7 ( fTl ( 'r ,t.i,,, 1'..64 .,'t<< c irk i••"�1 yN ...•• � t.•,rS t.,tP�.a�fr .,'�,�iS rS��{ ..,•..., r r ?J ..1 ,.f.ti yo r•,a ry6.rta tt.7 .0 �' �r�„ •fll. .� 9., MACKENZIE/SAITO & ASSOC. ` , THE KOEL BUSINESS CENTER 44,:.:.::,x,.ATM.:•,' . Zone change (ZC 23 7 8) • l i i i:'''''''''''''''''''''''''''''''''''''''''' 3 k k 1 n P ,y 1 • r ' I, Ii a { 7: . 1' Z. t. • • P as one 0 _ II i3 ce - tigard Oregon t „- • r . INDEX I. Staternant of Goals and Objectives 2-4 II, Declaration of Conditions, Restrictions, Terms, Convenants 5-31 , III. Relationship of Plan to Standards for Underlyning Districts 32-38 f ` IV. Uses Planned for Development 39-42 , :::: I V. Intention to Sublease Greenway to City of Tigard 43-46 VI. Legal Description of Gray 47-48 • 4. VII.' Dedication of Roadway 49-51 • VIII. Legal Description of Entire Tract 52-53 . IX. Market .Analysis 54-56 X. Copy of EEO. Parking Permit 57-62 . XI. Property Tax Impact. 63-69 XII. Flood Plain District 70-75 XIII. Conclusions of Floor Plain Modification 76-80 Hydraulic Study f . q ...r,, • ' ' k .., i'i: .. :MI6` ." i J; R SM , ,,. 1 . Printed . ,. • I JUL6 10` MACKKENZIE ENGINEERINO • INCORPORATED b {,, , 'I '' ' F f; • ,d: k I Section .I Statement of Goals and Objectives f t 1 I r i, • i 1 i t f . 't I ,', { .. ' 4 . 4 . jf g , N • E q i g, ,,.,iiiimi,_air,.,;•i ,.. . • • KOLL CONTRACTOR May 3, 1979 Planning Commission Members of the Planning Staff City of Tigard 12420 S .W. Main Street Tigard, OR 97223 • IGentlemen As a part of our general plan submittal for Koll Business Center - Tigard on Scholls Ferry Road, City of Tigard, I am enclosing this list of goals and objectives of The Koll Company pursuant to obtaining general plan approval from the City of Tigard, • GOALS & OBJECTIVES i K 1, Absolutely minimize impact on and modification of flood plain. To donate the flood plain area to the public as a passive greenbelt recreation area 2, To develop a low density, low rise, tastefully planned • `" and designed business/office/light industrial park with high qualty landscaping, ample off-street parking , ' G b ilding setbacks and strict occupancy regulations ,, 3 To attract to the park, a broad spectrum of business , , .b office and industrial uses that will all comply with strict standards of operation and performance so as to eliminate any negative effects on the surrounding resi°' dential community, Such standards shall prohibit out- side storage, obnoxious or dangerous uses , and other • detrililental influences such as noise, glare, strike, etc, 4, To provide a clean, attractive environment within which the. employment i LL ations lcontr�.,buteeftindsitortheaCit�ofor�� .�y our oper ym g g i , ., City operation of vital services, and to the public via payrolls , 028 152nd Avenue H,E, i Redmond a Washington 08062 a (206)885-5785 4 Planning Commission Members of the Planning Staff May 3, 1979 Page - 2 - 5. To perpetuate our corporate philosophy of total Koll Company responsibility for upkeep and maintenance of the entire project and for payment of all real estate taxes , fecs, charges , etc, payable to City of Tigard and other governmental agencies . 6. To have onsite local Koll Company personnel as mana- gers and to expect these people to actively inter- face with the City of Tigard and its residents . 7 , To adequately plan for and financially participate in 1 the solution of the traffic impact on Scholls Ferry Road. If I can be of any assistance in enlarging upon or ex- plaining any of these goals , I would be very happy to do so. All of the above stated goals and objectives can be demon strated by our performance with the Koll Business Center in Beaverton. Ver ruly yoltrt , . , od er F g holm Pr sid t RF:ja 1 4 i .1.. r , • Section S Declaration of Conditions, R,estrictions, Texms, Covenants • v I • t • • { . 4 '',.Is i • r I •,s, , / . f • 1 • 1x„ _,.,.,, r ro. �. .....,,..,war �. • ,�... �, , ,i. , 1. 4 f.. • I I I ' DECLARATION OF CONDITIONS, RESTRICTIONS, TERMS, COVENANTS '.. 1 AND EASEMENTS OF KOLL BUSINESS CENTER, TIGARD , f PRtAMBLE THIS DECLARATION is made as of the day of 1979, by KOLL/INTEREAL NORTHWEST, a California general partnership consisting of as general part- ' , ners: THE KOLL COMPANY, a California corporation: INTEREAL - f COMPANY, a Tennessee corporation, and KOLL NORTHWEST ASSOCIATES, LTD. , a California limited partnership (hereinafter collectively referred to as °Declarant") , Declarant is the holder of a long • term lease on certain real property located in the City of , Tigard, County of Washington, State of Oregon, and further des," cribed in Exhibit °A" attached hereto and by this reference in- corporated herein (hereinafter referred to as the "property" ) . Declarant is about to sublease, rent or otherwise convey, consistent with the terms under which Declarant :1 11 possesses it the property to various individuals o ssociationsi corporations or other entities, It i8 the intention Of De- clarant to impose upon the property certain COndition8i StridtionS, protective doVenantS, and easements which will apply to all land and improvements thereon and to all tithe occupants thereo , Declarant intends that the deigh and development Of 60 1 • the area subject to this Declaration shall be consistent with the aims and ideals of the Declarant as set forth herein. It ' is the purpose of this Declaration to provide a means for maintaining and controlling the improvement and development of the property so that the design and integrity of the project will be maintained. It is assumed that the occupants of por- t tions of the property will be motivated to preserve these qualities through mutual cooperation and by enforcing not only the letter but also the spirit of this Declaration. ARTICLE I Ii GENERAL PROVISIONS Section 1.1: Establishment of Restrictions. Declar- ' ant hereby covenants and declares that the property and every part thereof or interest therein is now held and shall herein- after be held, transferred, sold, leased, hypothecated, encum- bered, conveyed and occupied and built upon subject to the restrictions herein set forth, each and all of which is and are • for, and shall inure to the benefit of and pass With each and every portion of or interest in the property and shall apply to every occupant thereof, and their heirs, sUuceasors and assigns, These covenants conditions, restrictions, and eaae ments ahall run with the property, and every part thereof or interest therein, and shall be binding on all person8 or eh- tities having or acquiring any right, title or interest in the 1 I ' [ 0 property, or any part thereof, and shall benefit each occupant of the property, or any part thereof or interest therein, and such covenants, conditions, restrictions and easements are hereby imposed upon the property and every part thereof or • interest therein as a servitude in favor of each and every por- tion thereof as the dominant tenement or tenements. Section 1.2: Purposes of Restrictions. The purpose . Iof these restrictions, among other things, is to insure proper development, use and maintenance of the property, to protect 1 . i each occupant of any portion of the property against improper development and use of other portions of the property which will depreciate the value of such occupant' s portion, to pre- , vent the erection on the property of structures built of im- proper design or materials, to encourage the erection of attractive improvements at appropriate locations, to prevent haphazard and inharmonious improvements, to secure and main- ' ) tain proper setbacks from streets and adequate free spaces be- . tween structures, and in general to provide adequately for a high type and quality of development and improvement of the property in accordance with the aforesaid development stan- dards, as the same may be modified or amended from time to time. . Section 1.3: Definitions. As used herein, herein- . above and hereinbelow, the following terms shall have the '01- lowing Meaning UhlesEJ the context otherwise requires: (a) Improvements Shall Mean and include structures .' . . g' , .0 - • • and construction of any kind, whether above or below the land surface, including but not limited to buildings, outbuildings, walls, water lines, sewers, electrical and gas distribution facilities, walkways , fences, hedges, mass plantings, poles, signs and any other structures of any type or kind. (b) "Declarant" shall mean KOLL/INTEREAL NORTHWEST, a California general partnership, consisting of as general 1 partners: THE KOLL COMPANY, a California corporation, INTEREAL COMPANY, a Tennessee Corporation, and KOLL NORTHWEST ASSOCIATES, ' 1 LTD. , a California limited partnership. (c) "Property" shall mean the real property des- 1 cribed in the attached Exhibit "A" . • (d) 11 Occupant 11 shall mean lessees and those persons entitled by ownership, leasehold interest or other legal re- '. lationship to the exclusive right to occupy any of the Property. (e) "Development Standards" shall mean the Industrial Park Zone M-4 and related requirements placed thereon by desig- nating the development as a Planned Development District as set • forth in the City of Tigard, Oregon Zoning Ordance, Title 18 1/15/78. ARTICLE APPROVAL OF PLANS section 2,1: Method of Approval. No improvements shall be erected, placed, altered, maintained or permitted to remain on any portion of the property subject to this Declara€1on 1 '6 I I , I : until plans and specifications showing the plot layout and all . exterior elevations with materials and colors therefor and 1 structural designs, signs, and landscaping, as well as a separ . ate set of plans prepared by the occupant setting forth in de- . $ tail the occupant' s maintenance program for the site, shall have . been submitted to and approved in writing by Declarant. Such 1 plans and specifications shall be submitted in writing in dupli- i cate over the authorized signature of the occupant of the por- . tion of the property to be so improved, or his authorized $ 1 agent. Section 2. 2: Basis for Approval. Approval of the • plans and specifications shall be based, among other things, on ' . : the adequacy of the structural design of the improvements, con- formity and harmony of external design with neighboring struc- . I tures, the effect of locations and use of ptrOsed improvements on other improvements on the property, the nature of other improvements on the property, and the types of operations and uses thereon, the relation of topography, grade and finish . , ground elevation of the portion of the property being improved to that of other portions of the property, the proper facing .. of the main elevation with respect to nearby streets, the adequacy Of maintenance plans, and the conformity of the plans and specifications to the purposes and general plan and intent .1, of this Declaration. Declarant shall not arbitrarily or Un- reasonably Withhold its approval of such Plan and specifications or other matters required to be approved pursuant to this Article. , .'' ■ ' ''' ■ i • ' ' , tv , . :. , . ri V 1 Section 2. 3: Result of Inaction. If Declarant fails either to approve or disapprove such plans and specifications ,. 1 . 1 within forty-five (45) days after the same have been submitted to it, it shall be presumed that Declarant has approved said 1 . plans and specifications; provided, however, that if within said .11 forty-five (45) day period, Declarant gives written notice of 1 1 the fact that one additional forty-five (45) day period is re- I' , t quired for the examination and review of such plans and , 1 . specifications, there shall be no such presumption that the c ° same are approved until the expiration of the additional forty . , 1 ..,, five (45)- day period of time as set forth in said notice. Section 2. 4: Proceeding with Work. Upon receipt of . 1 approval from. Declarant pursuant to this Article the party to . - t whom the same is given shall, as soon as practicable, satisfy 4 1 all conditions of such approval and diligently proceed with the ' . commencement and completion of all approved construction and ' alterations. In all cases work shall be commenced within one (1) year from the date of such approval. If there is a fail- . ure to comply with this Section, then the approval given pur l' suant to this Article shall be deemed reVoked unless Declarant upon request made prior to the expiration Of said one (1) year period extends the time for commencing such work. 1 Section 2. 5 Completion Of Work. After commencement .....YOIO••...........O......•■•■■•••■•■■.■I............■.......... of the construction and alterations referred to in Section 2. 4 , above, the work shall be diligently prosecuted So that the Por- , ii tion of the property to be improved shall not remain in a partly finished condition any longer than reasonably necess- ary for the completion thereof. With regard to excavation, and without limiting any other provision of this Declaration or of the Development Standrards, no excavation shall be made on, and no sand, gravel, soil or other material shall be re- moved from the property, except in connection with the con- struction or alteration of improvements approved in the man- ner set forth in this Article. Upon completion of any such operations, exposed openings shall be backfilled and disturbed ground shall be graded, leveled and paved or landscaped in • accordance with the previously approved plans and specifica- tions contemplated in this Article. In any event completion of construction or alteration of such improvements shall he f within '' k7c, (2) years after the Commencement thereof except for so long as completion is rendered impossible or would result in great hardship due to strikes, fires , national emergencies, • natural calamities or other supervening forces beyond the control of the occupant or his agents . In addition,. and with- , out limiting any other provision of this Declaration or of the Development Standards, landscaping (in the manner pre- , viously approved by Declarant pursuant to the provisions of this Article) shall he installed within ninety (90) days fol- lowing the occupancy or completion (whichever shall first occur) of the improvements. After such cotapietion of the improvements there shall be no material chAnge in the aforesaid 11 -'' L - I 1 , , 1 , I . . 1 improvements or maintenance plans thereof without prior 1 ' approval in writing by Declarant in the manner contemplated 1 . : I in this Article. Failure to comply with this Section shall ., constitute a breach of this Declaration and subject the de- 1, • , faulting party or parties to all enforcement procedures set • forth in this Declaration and any other remedies provided by ' Ilki law or equity. ' Section 2 .6: Estoppel Certificate. Within thirty . 1 (30) days after written demand is delivered to Declarant and , 1 upon payment of a reasonable fee (not to exceed $50. 00) iP established by Declarant, there shall be recorded an Estoppel Certificate executed by Declarant and certifying that as of • 1 the date thereof either (a) all improvements made or other Work done by the occupant or its agents complies with the re- u f. . . quirements of this Declaration, or (b) such 3,mprovements or work do not so comply, in which event the certificate shall , I , identify the non-complying improvements or work and set forth , . f ' 1 1 with particularlity the cause or causes for such non-compliance. Any lessee, purchaser or encumbrancer in good faith for value shall be ePtitled to rely on such certificate with respect , .. to the matters set forth therein, such Matters being conclu- , sive as between Declarant and all such subsequent parties in interest. i ' ( 8eCtion 2.7 : Liability. Declarant shall not be . , liable for any damage, loss or prejudice suffered or claimed • , 4,. ' t. . , ) 1 N 1 on account of (a) the approval of disapproval of any plans, drawings and specifications whether or not defective; (b) the construction or performance of any work whether or not pur- suant to approved plans, drawings and specifications; (c) , ' 1 , d the development of any part of the property or (d) the exe- cution or filing of an Estoppel Certificate pursuant to the s preceeding Section whether or not the facts therein are cor- 1* ' rect; so long as Declarant has acted in good faith on the ., , L basis of actual knowledge possessed by it. s, 1 Section 2. 8: Review Fee. An architectural review , I fee shall be paid to Declarant at such time as plans and specifications are submitted for approval based on the fol- lowing schedule: . I (1) When the plans submitted are prepared by a licensed architect, the architectural review fee shall be One Hundred Fifty Dollars ($150. 00) . (2) In all other cases the architectural review fee shall be Three Hundred Seventy Five Dollars ($375. 00) . , ARTICLE III . ' LIMITATIONS ON IMPROVEMENTS Section 3 .1: Improvements Restricted by Develop- . ,..„-.--- -------------------------- ment Standards, Under the Development Standards, it is Presently contemplated that portions of the property will be improved both for indistrial and commercial sites. The limitations and restrictions on such improvements are set 9 i 1 r ^1� forth in the Development Standards and are hereby declared to so limit and restrict the industrial and commercial improve- N ments in the manner presently set forth or to be subsequently set forth in said Development Standards. Said limitations and restrictions presently include limitations and restric- tions On Maximum Building Areas, Maximum Building Heights, Minimum. Setback Lines (including the front, side, and rear 1 yard setbacks) , Maximum Site Coverage, Parking, Landscaping, Loading Areas and Storage Areas. Section 3. 2; Other Improvements Prohibited. There shall be no other improvements whatsoever permitted on the property other than those improvements referred to in Section 3. 1 above, and subject to the requirements of approval set forth in Article II above, as limited and restricted in the •.1 manner presently set forth or to be subsequently set forth in the Development Standards. Section 3 .3 : Guarantees to Occupants. in the event a proposed improvement is permitted by the Development Stan- dards (a5 said document reads at the time of such proposal) and such improvement' s erection, placement or alteration is approved a5 to plans and specifications in the manner specified in Article II hereof, such improvement's erection, placement, or maintenance shall not then be subsequently pro- hibited by Declarant as to the particular portion of the property P� on which the improvement is to be erecerected, placed or .. .. ..r..., '...".,sir ,..... ..':':V' V i .. :.:v :•tl , r . ...u.. ., rim•.' maintained, by reason of any subsequent modification or amend- ./ ment of the Development Standards or this Declaration. It is the purpose and intent of this Section to guarantee to occupants that no such modification or amendment by Declarant , I of the provisions (reference or otherwise) of this Declaration Pursuant to Section 5. 2 below, shall alter or affect the rights of such occupants to improve their respective portions 1 of the property in accordance with plans and specifications , 1 previously approved pursuant to this Article. ARTICLE IV • REGULATION OF OPERATIONS AND USES Section 4.1: Permitted Operation and Uses. Subject to any mole restrictive limitations herein set forth, the property may be used and improved for the purposes and uses set forth in the Development Standards. The limitations and re- , strictions on such use and improvement are set forth in detail in the Development Standards, and such limitations and restric- tions are hereby declared to so limit and restrict the use and improvement of the property and every portion thereof in the manner set forth in the Development Standards, and such 'Uses Shall not contribute excess noise, dust, smoke, vibration, odor, or toxic or noxious matter to the surrounding environ . I ment, nor contain a high hazard potential due to the nature of the products, materials or processes involved, , . . i'- , 1 , Section 4.2: Prohibited Operations and Uses. Sub- , 1 ' ject to the requirements of Section 4. 4 below, there shall be , - I prohibited on the property certain industrial and commercial operations and uses as presently set forth in or to be sub- sequently set forth in the Development Standards. ' Section 4 .3: Other Operations and Uses. Operations • and uses which are neither specifically prohibited nor specifically authorized in the Development Standards, as the same reads at the time, may be permitted in a specific case • only if operation plans and specifications are submitted to , and approved in writing by Declarant. Approval or disapproval of such operation plans and specifications shall be based upon the effect of such operations or uses on other property sub- . ject to these restrictions or upon the occupants thereof. If Declarant fails either to approve or disapprove such operation plans and specifications within forty-five (45) days after the same have been submitted to it, it shall be presumed that ) ; Declarant has approved said plans and specifications; pro- Vided, howeverr that if within said forty-five (45) day . , period, Declarant gives written notice of the fact that one additional forty-five (45) day period is required for the examination and review of such plans and SPecificationS, there Shall be no sudh presumption that the same are approved until the expiration of the additional forty-five (45) day period o time as set forth in said notice. Neither beclarant# nor its s,.. I, . , ' .A • 0 , 4 .. successors or assigns, shall be liable in damages to anyone sub- N nutting operation plans and specifications to them for approval, , or to any owner or lessee or other party occupying land effected by this Declaration, by reason of mistake in judgment, negligence or nonfeasance arising out of or with the approval or disapproval or failure to approve any such operation plans , and specifications. Every person who submits operation plans and specifications to the Declarant for approval agrees by - submission of such plans and specifications, and every owner and lessee of the property agrees by acquiring title thereto•or interest therein, that he will not bring any action or • suit against Declarant to recover any such damages.•, ' f., Section 4. 4: Guarantees to Occupants. In the event an operation or use is permitted by the Development Standards at the time such operation or use is undertaken by an occupant, or in the event an operation or use is permitted an occupant as contemplated in Section 4. 3 above, then such operation or use shall not subsequently be prohibited by Declarant as to the particular occupant so operating or using its respective portion of the property, despite any subsequent modification or amendment of the Development Standards, /t is . . , the purpose and intent of this Section to guarantee to occu- , pahts that no subsequent modification ot amendment by Deciat- „ ant of the provisions (by reference or otherWise) of this Declaration pursuant to Section 5. 2 beloW, shall alter or • 'i ill 1 I 1 . t affect the rights of then existing occupants to continue to Ioperate or use their respective sites in accordance with the - 1 operation and uses previously permitted pursuant to this Article. . 1 ; . ARTICLE V DURATION, TERMINATION, MODIFICATION AND ASSIGNMENTS OF DECLARANT'S RIGHTS AND DUTIES . , l Section 5.1: Duration of Restrictions. This De- 1 claration, every provision hereof and every covenant, condition and restriction contained herein by reference or otherwise, as Iwell as any modifications thereof (except as otherwise pro- . vided in such modifications) shall continue in full force and . 1effect for a period of thirty (30) years from the date hereof. However, unless within one (1) year prior to thirty 4 A (30) years from the date hereof, there shall he recorded an i instrument directing the termination of this Declaration • signed by owners of not less than tWo-thirds (2/3) of the property then subject to this Declaration, (such ownership 1 to be determined on a square footage basis) , this Declara- tioni as in effect immediately prior to the expiration date, shall be continued automatically without any further notice for an additional period of ten (10) years and thereafter for stccessive periods of ten (10) years unless Within one (1) s 8 year prior to the expiration of any suh period this bodlara- 'Lion is terminated a5 set forth above in this ection, . i • d . Section 5.2: Termination and Modification. This Declaration, or any provision hereof, or any covenant, con- , dition or restriction contained herein by reference or other- , wise, may be terminated, extended, modified or amended as to the whole of the property or any portion thereof with the written consent of the owners of seventy-five (75) percent of the property subject to those restrictions, based on the number of square feet owned as compared to the total number of square feet subject to this Declaration; provided, however, that so long as Declarant owns any interest in the property • whatsoever, or for a period of twenty (20) years from the effective date hereof, whichever period is shorter, Declar- ant acting alone may modify or amend the Development Standards as to portions of the property owned by Declarant at the time of such modification or amendment, provided that (i) such modification or amendment is with4n the spirit and overall intention of the general plan of development set forth in this Declaration, the exhibits thereto, and the Development Standards; (ii) Declarant obtains prior to such modification or amendment any necessary approval from the City of Tigard and any other appropriate governmental agencies; (iii) any modification or amendment of the Develop ment Standards pertaining to the type of improvements and/or d5es and operations to be permitted on Unconveyed portions of the property are not modifications or amendments that provide tt.1 • for types of improvements and/or uses and operations not presently provided for in the Development Standards; (iv) that any such modification or amendment does not alter the "Guarantees to Occupants" set forth in Sections 3.4 and 4 .4 above; and provided further that nothing contained herein shall be deemed to prohibit occupants from enforcing the provisions (by reference or otherwise) of this Declaration among each other. All terminations, extensions, modifica • tions or amendments of this Declaration (but not of the • Development Standards) shall not be effective until a proper instrument in writing has been executed and acknowledged and recorded in the Office of the Recorder of the county in which the property is located, Section 5.3: Assignments of Declarant' s Rights and Duties. Any and all of the rights, powers and reserva- . tions of Declarant herein contained may be assigned to any • . person, partnership, corporation or association who shall be either (1) a partnership (limited or general) or corpora tion, seventy-five (75) percent of which shall be owned by then existing stockholders of Declarant; (2) a purchaser • from Declarant of a substantial interest in any remaining portion of the property owned by Declarant; (3) a person, Corporation or association comprised of any or all of the • b ?ants (or a committee thereof) of the other portions of the property (4) a corporation, partnership, joint venture' , I tl . gi , . . ' ' I association or other entity organized, established or pur- chased by Declarant (or by a parent, subsidiary or affiliated corporation of Declarant) pursuant to, but not limited to, any corporate acquisition, merger or business reorganization; i or (5) the then members of the Architectural Committee re- ferred to in Section 5. 4 below. Any such transferee person, corporation, or association shall also be required, pursuant to said transfer, to assume the duties of Declarant pertain- . / ing to the particular rights, powers and reservations assigned, , and upon any such person, corporation or association evidenc- , ing its consent in writing to accept such assignment and assume such duties, he or it shall, to the extent of such 1 assignment, have the same rights and powers and be subject , ns to the same obligatio and duties as are given to and . assumed by Declarant herein. The term "Declarant" as Used herein includes all such assignees and their heirs, successors i and assigns. If at any time Declarant ceases to exist and, has not made such an assignment, a successor to Declarant may be appointed in the same manner a8 these restrictions may be terminated, extended, modified or amended tinder Section 5.2 of . this Article V. Section 5. 4 Architectural Committee. In addition to the termination ptovision of Section 5. 2 above, at any ■ , time after sale Of seventy-fiV0 ( 15) percent of the property SUbject to this Declarationi Declarant may also execute, . t i2, • acknowledge and record an instrument appointing an Architect- ural Committee to assume the rights, powers and reservations of Declarant hereunder. The aforesaid instrument may in addition set forth rules of procedure for such committee. Unless otherwise provided in such instrument or in an amend- .' ment thereto, meetings of any Architectural Committee thus appointed may be called by any member thereof upon seven (7) days written notice to each committee member of the time and place thereof. Such notice may be waived in writing at any time by any member or members not so notified. Fifty percent (50%) of the members of the Committee shall constitute a quorum. The Committee may act by vote of a majority of its members present at meeting, duly called, at which a quorum is present or without a meeting by unanimous written consent of its members. Upon recordation of such an instrument the rights, powers and reservations of Declarant hereunder (and of any assignee of Declarant pursuant to Section 5. 3 above) shall terminate. At any time and from time to time after recordation of such instrument, the owner or owners of at least fifty percent (50%) of such property by execution, acknowledgement and recordation of an amendment thereto, may appoint new members to the Architectural CcMmittee, remove members therefrom and may alter any procedural rules pro- . vided therefor. ARTICLE VI ENFORCEMENT .. . , , * 1 . . ' - Section 6.1: Abatement and Suit. Violation or breach of any restriction herein contained, by reference or ' • . othe,..]:wise, shall give the Declarant the right to enter upon that portion of the property upon or as to which said viola- , tion or breach exists and to summarily abate and remove at ..' the expense of the ocdupant, any improvement or condition that may be or exist thereon contrary to the intent and meaning of the provisions hereof (by reference Or otherwise) , or to prosecute a proceeding at law or in equity against the person or persons who have violated or are attempting to violate any of these restrictions to enjoin or prevent them from doing so, to cause the violation to be remedied or to . recover damages for said violation. In addition, and without waiving any of the foregoing rights, Declarant shall also be entitled to claim reimbursement from any such occupant of the portion of or interest in the properf,y subject to such abatement for the expenses of entering upon such portion of the property and/or improvements and abating and/or removing • any improvements or condition as aforesaid by causing said claim for reimbursement,0 together with interest thereon at the rate • of ten percent (10%) per annum, to become a direct lien on the subject portion or interest in the property and/or imptove- ments themselves, as the case may be, effective upon the re- . cording of a notice thereof in the Recorder' s Office, in the county in which the property is located, or in such other office ,..- . I as may from time to time by law be charged with maintaining the public records. Such lien, however, shall be subordinate to any first mortgage or deed of trust now or hereafter cov- ering any portion of the property and/or the improvements thereon, and otherwise subject to the provisions of Section , . 7.4 below. Section 6. 2: Deemed to Constitute a Nuisance. The result of every action or omission whereby any restriction herein contained, by reference or otherwise, is violated in whole or in part is hereby declared to be and to constitute . ' m a nuisance, and every reedy allowed by law or equity against an owner, either in public or private, shall be applicable against every such result and may be exercised by Declarant or by any occupant or property subject to those • restrictions. / Section 6. 3: Right of Declarant to Lien Property. y In addition to the foregoing provisions of Sections 6.1 and 6. 2 above, in the event any occupant does not maintain his . portion of the property and/or improvements in a safe, clean and tenantable condition, and in good order and repaid in I accordance with the maintenance plans submitted to Declarant as contemplated in Article II , Declarant shall have the power either to undertake itself all necessary maintenance activities or to contract for the perforMance of such ,-, activity; provided however/ that Declarant give thirty (30) , 11 .. h days of notice of such intention to the occupant then in de- fault and that the occupant fails within said thirty (30) days to cause the commencement and diligent prosecution of such maintenance activities. All costs incurred by Declarant in connection with such maintenance together with interest at the rate of ten (10) percent per annum, shall be borne by the 4 occupant of that portion of the property and/or improvements upon which the work is performed, and such obligations shall constitute a direct lien itself on that portion of the property and/or improvements upon which the work is performed, as the case may be, effective upon the type of recordation provided in Section 6.1 above; provided, however that such lien shall be subordinate to any first mortgage or deed of trust now or hereafter covering any portion of the property or the improvements thereon, and otherwise subject to the provisions of Section 7 . 4 below. Section 6.4: Attorney Fees. In any legal or equitable proceeding for the enforcement or to restrain the Violation of this Declaration or any provision hereof, by P reference or otherwise, the prevailing party or parties shall also be entitled to an award of reasonable attorneys ' fees incurred at trial or upon any appeal thereof, in such amount as may be fixed by the court in such proceedings All remedies provided for herein or at law or in equity shall be ouhlulative and not. exclusive. Section 6. 5 Inspection. Declarant may from tiriie ri , . . 1 ' I . ..- I at any reasonable hour or hours, enter and inspect any por- tion of the property subject to those restrictions to - I ascertain compliance therewith. Section 6. 6: Failure to Enforce Not a Waiver of Eights. The failure of Declarant or any occupant to enforce , .. any restriction herein contained, by reference or otherwise, shall in no event be deemed a waiver of the right to do so . i I thereafter, nor of the right to enforce any other restriction. 1 ' ' 1 ARTICLE VII , MISCELLANEOUS PROVISIONS . . . 1 Section 7. 1: Declarant Held Harmle8s. Each and every occupant of a portion of the property shall and does hereby indemnify and hold harmless Declarant against and from . , 1 , all claims fo: anjury or death to persons, or damage to or ' 4 loss of property arising out of the construction, use, opera tion and/or maintenance of the improvements on the property .. the use and/or possession of the property itself; and the - . , . conduct of business and any other activities on any portion . , of the property, Section 7 . 2: DestrUCtion of ImproVeMents. In the ----------------------, , eVent any improvement is damacted or deStroyed in whole or 2:- ■ P ■ in part, by any casualty, the owner of that portion of the property which the same is located shall immediately under- ,. . take to restore the same in conformity with the previously ' approved plans initially permitting such improvement or , - , 11 el -t shall submit new plans for approval as provided in Article II , and, except as otherwise provided herein as to time periods for commencing and completing the restoring construction in conformity with the requirements of Sections 2. 4 and 2.5 of Article II , but if the restoring construction of such improve- ' ment is not immediately undertaken and completed by no later than two (2) years after such casualty (subject to the types of unavoidable delays in construction referred to in Section 2. 5 of Article II) , such occupant shall raze the same, and leave that portion of the property in a safe and sightly con- dition. Thereafter, any subsequently proposed erection, Placement or maintenance of any new improvement on such por- - tion of the property, the plans and specifications pertaining thereto, and the projected operations and uses in connection therewith, shall also be subject to and required to be in conformity with each and every provision (by reference or • otherwise) of this Declaration as such provisions read at the time such erection, placement or maintenance is subSe- . quently proposed. Section 7. 3: Constructive Notice and Acceptance. Every person who now or hereafter owns or acquires the right, title or interest in or to any po, tion of said property is and shall be conclusively deemed to have consented and agreed to every covenant, Condition and restriction contained herein, by reference or otherwise, whether' or not any reference to this Declaration is contained in the instrument by which such person acquired an interest in said property. Section 7. 4: Rights of Mortgagees. All restric- tions, and other provisions herein contained, by reference or otherwise, including the liens described in Article VI hereof shall be deemed subject and subordinate to all mortgages and deeds of trust now or hereafter executed upon land subject to these restrictions, and none of said restrictions or provi- sions shall supersede or in any way reduce the security or affect the validity of any such mortgage or deed of trust; provided, however, that if any portion of said property is sold under a foreclosure of any mortgage or under the pro- visions of any deed of trust, any purchaser under such sale, and his successors and asSigns, shall hold any and all property so . I purchased subject to all of such liens and the covenants, conditions and restrictions and other provisions of this Declaration, Section 7. 5: Mutuality, Reciprocity; Runs with Land. All restrictions, conditions, covenants and agree ment8 contained herein, by reference or otherwisei are made for the direct, mutUal and reciprocal benefit of each and every portion of the property; shall create mutual, equitable servitudes upon each Portion of the property in favor of every other portion; shall create reciprocal rights and obli- . . 9 (lotions between the respeOtilte occupants of all portions and i 1 I II , privity of contract and estate between all grantees of said portion or interests therein, their heirs, successors and ■ assigns; and shall, as to each occupant, his heirs, successors and assigns, operate as covenants running with the land, for 1 the benefit of all other portions of the property. Section 7. 6: Article and Section Headings. Article and section headings, where used herein, are inserted for con- , venience only and are not intended to be a part of this Declara- , • 1 tion or in any way to define, limit or describe the scope and intent of the respective articles and sections to which they refer. I ' Section 7.7: Effect of Invalidation. If any pro- , ............................. 1 1 vision (by reference or otherwise) of this Declaration is held to be invalid by any court t the invalidity of such provision shall not affect the validity of the remaining provisions • hereof (by reference or otherwise) . , Section 7. 8: Construction. The provisions of this Declaration Shall be liberally construed to effectuate its purpose of creating a uniform plan for the development of the •. e property. Section 7. 9: Singillar Includes PlUral. Whenever the context of this Declaration requires same, the sinqtalat ' I shall include the plural and the masCUline shall include the feminine. IN WITNESS WHERE0r, the undersigned have executed 4 , - ., 1 (;$ , 4 I Ia, 1 this Declaration on the date firs.t, herei i . nabcwe written. .r a i DECLARANT: T.a KOLL/INTEREAL NORTHWEST ' (,, • 8 1 1 ffI``I n 41 to ', . i, i i '7 1. t j s t w H 4 114 P l 1 j((ji 74 ' T1 , f 4 V .r, I� IjI i .. .;.,w tt i n•!rotISY. .�..�:;,'� .rN.rct,g. -.Ir" .M�.n..,,irYh1 YM"J,lfn.M1,Y,., f e, 9t"`..-:..:-w..t..P*.,..� 9„xs..i 4tkJ Wa'm1NM MN.,f N'ra-�v.?ww��Y+!.rv.rr...rw'rw[w*��,..c7 � r �.,1 .�N r' . if�T? ,,���� 1 :`;r.. 4#., i ,' E . • Section III f Relationship of Plan to Standards for Underlying Districts Y» 1 s • ;r Ir 1 ■1 1. E S 1 i I 1 , 4; . 1 6 V k • • RELATIONSHIP OF PLAN TO STANDARDS FOR UNDERLYING DISTRICTS After review of the City of Tigard' s Zoning Ord:Inance, Title 18 (1/15/78) , giving special attention to the regulations pertaining to Industrial Park Zone (M-4) Chapter 18. 52, Sections 18. 52. 010 through 18. 52. 090; Planned Development District (P-D) Chapter 18.56, Sections 1L. 56. 010 through 18. 56. 170; and Design Review, Chapter 18.59, Section 18. 59. 060, the applicant finds the following to be areas of potential concern: BUILDING Y Chapter 18. 56, Section 18. 56. 080 (b) states: " (b) Periphery yards of a planned development district site shall be at least as deep as those required by the yard regulations of the ad- joining zone unless the planning commission finds that equal protec- tion Will be accorded through specific features of the approved plans. " this development plan meets all the periphery yard . • requirements with the possible exception of Building Yi cited in the southeast corner of the development. Building Y . 1 oOmeS within forty (40) feet of an adjoining A-1 zone. This alone does not create a problem since the adjoining orie (A-7) tt-cltite81 pursuant to Chapter 18. 20# Section 18, 20, 060, only a maximum periphery yard setback of twenty (20) feet on a corner lot facing a street other than an alley. , u . • $, The potential conflict arises however when inter- preting Chapter 18.52, Section 18. 52. 040 (2) regarding set- basks in an M-4 zone. Tigard's Planned Development District Ordinance, Chapter 18. 56, Section 18. 56.090 Lot Coverage states: "Lot coverage shall be the same as the underlying district unless the planning commission finds that an exception is warranted in terms of the character and amenities proposed in the total development." •, The underlying district for this development is M-4 . The above cited Section 18. 52. 040 states: "Except as may be otherwise provided in Section !8.12.100 the setbacks for non-residential uses in the M-4 zone .. shall be as follows: (2) The side yard setback shall be twenty feet, except when abutting or across the street from a residential zone, a side yard setback of fifty feet shall be required; " This possible conflict or intrusion of Building Y into the setback requirements of an M-4 zone should be con- p sidered in light of the above cited Chapter 18.56, Section 18. 56. 080 (b) Perephery Yards as well as the following: , ,. (a) Even though the neighboring g property is presently zoned P-7 the controlling Comprehensive Plan hoc`iment (NPo-2, Greenberg Brookside) designates the property as Industrial ... • map - by ,g g • on the ma and M-4 b Tx and s Planning Commission's inter- • w 9 p retation of ��Po-2 s text Thus under • P " present ordinances the • f ti appropriate side-yard setback, if the development bordered an ' M-4 zone, would be twenty feet. (Chapter 18.52, Section 18.52. 040 [2] ) . If we interpret the case of Baker v. Milwaukie, 271 Or 500, 533 P2d 772 (1975) literally, the Comprehensive Plan controls and Building Y with its forty—root setback more than meets the twenty-foot setback requirement of Section 18. 52. 040 (2) A (b) There will be a twenty-foot wide access road between Building Y and the adjoining property line on the southeast corner of the development. At a minimum there will be ten feet landscaping between the access road and the property line. This landscaping meets the requirements of Chapter 18. 52 , Section 18. 52. 070 Landscaping and Chapter 18. 59, Section 18. 59. 060 (d) (2) (D) iii. Design Review. II . RAILROAD RIGHT-OF-WAY Chapter 18. 56, Section 18. 56. 030 (0) requires a pre - limitary landscaping plan. A potential area of concern i8 the railroad right-of-way which borders the entire eastern portion of the development site. The applicant proposes to I deal with this right-of-way area in the following manner. Tigard Ordinance Chapter 18. 52 (M-4 zone) does not require an specific landscaping along a property line 471' which abutts a railroad right-of-way other than that which ig set forth in Section 18.52. 070 (c) i which states: " (c) other yards and Utilised property shall be landscaped and Maintained in a neat and healthy condition. " °O? rot .A, ir , . The Southern Pacific Railroad right-of-way along the site' s border varies in width from 100 to ',50 feet. There presently exists within this right-of-way natural land- . ,'; soaping 40 to 50 feet in width beginning approximately 700 ,.:j g feet south of the northeast corner of the site and continuin I to the southeast corner of the site. 1 ; The applicant proposes to landscape along its east property line in addition to the existing right-of-way foliage in order, to maintain the character of the project and to screen Schools Perry Road traffic from this truck service side of the buildings. To accomplish this, goal continuous landscaping varying in width from 50 to 10 feet, approximately 1 900 feet in length as measured from the northeast corner of the site will be installed. This landscaping will thus over- , g lap the vegetation in the right-'of-way which exists to within 700 feet of the northeast corner. The remaining approximately 1, 560 feet from the ' A 1 end of the new landscaping to the southeast corner of the c site (this area is already well screened by vegetati., (this is ors in the railroad right-of-way) will be landscaped with Spot land- r scape islands. Thew'' islands Will be 40 to 60 feet in width t by 20 feet in depth, at approximately 225 feet on center. This combination of using new landscaping and exist- ing vegetation Will provide screening and visual relief by separating the service areas and at the same time maintaining . ! y + . ,' .,...,. ...„ „.:...., .. _.,;,_ ,.:,,.. ., _, .... .,.. ...,I- ur'4•.air: n, ww-,,rnrw i the character of the project as a whole. This plan meets or exceeds the intent of all require- .. ments set forth in the Design Review Chapter 18. 59 of Tigard' s Zoning Ordinance. It does not meet the letter of Section 18.59. 060 (d) (2) (D) (ii) which requires: " (ii) Tree and shrub planting areas of a minimum eight feet in width within parking areas shall be provided and maintained at approximately 70 feet on center each way of an aggregate amount. " The plan provides for 40 to 50 foot wide islands instead of the required eight-foot wide planting areas. The only deviation is the "on center" distance of approximately 225 feet instead of the required 70 feet. This deviation is reasonable in that the parking area will be screened as , I effectively from the view of motorists on Schools Ferry Road while allowing the applicant flexibility in arranging its , I parking configuration. Any view from motorists to the east of the site will be screened by not only the proposed islands . * I but also the existing dense vegetation in the railroad tight- , of-waY. III. LANDSCAPING IN PARKING AREAS As stated in Item II above i Tigard' s Zoning Code at Section 18, 59. 060 (d) (2) (D) ii requires eight,-foot wide landscape areas at approximately 70 feet on center. Appli- cants landscaping plans call for wider landscape areas (10 - 20eeE) on approximate1y 100 foot centers. This varia- tion allows for more flexibility in providing parking while achieving the desired aesthetically pleasing screening which is the goal of Tigard's Zoning Ordinance. It should be pointed out that including the greenway area approximately 44% of the total site area is devoted to open space and landscaped areas. Excluding the greenway area approximately 22% of the site is set aside for ripen space and landscaped area. IV. Cul-de-sac Length The Tigard sub-division ordinance (17.28.110) states that 17.28.110 Cul-de-sacs: A cul-de-sac shall be as short as possible and shall in no event be more than six hundred feet long. All cul-de-sacs shall terminate with a circular turn-around having a minimum right-of-way radius of fifty feet. The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street ' to the farthest point of the cul-de-sac. (Ord. 68-48 58 (b) (9) , 1968) t The plan provides for a cul-de-sac of approximately 1,100 feet. This deviation is reasonable in that no other property to the south are intended to be served by this road. By the nature of the plan, future extension of the roadway is precluded. The deviation is also reasonable due to the layout of the buildings and the circulation areas around these bUildings. This lay- . out affords many alternate routes of access into the site. ThiS circulation scheme and cUl-de-sac design has been approved by Washington County Fire District.110. 1, '5 8$ , • _ Section IV Uses Planned for Development • r 1 I,. . ,1 L . ' i. 1 . 11 I 1 j 1 9 i • i d ' ...��. 14+ ...nw.m �i r,.r„ ,c.......i .n•.nr�,�-:, .� ,:i�,a�f .. .-..an. ..,,�.,.,. „ ...• .,.� ,.., IL 4 1 , USES PLANNED FOR DEVELOPMENT , i I. APPROVED CONDITIONAL USES By letter dated January 17, 1979, Ken Selby, Associate City Planner, notified applicant that the Tigard i ' 1 Planning Commission approved on January 9, 1979, applicant' s request for the following conditional uses at the subject ' 1 d site (listed by Tigard Zoning Ordinance Section Numbers) : c , 1. Item (5) 18 . 52. 020 - Machine shop, weld- ing shop, Contractor ' s office (only the , e Contractors office is requested as a conditional use) . d 1 2. Item (6) 18. 52. 020 - Paper product manufacture, but not including the mant- ' ' 1 facture of paper itself. 3. Item (7) 18 . 52. 020 - Railroad trackage and related facilities. 4 Item (9) 18. 52. 020 - Tool and hardware manufacture. 5. Item (11) 18.52. 020 - Warehousing and wholesale distribution. 6. Item (12) 18. 52. 020 - Weaving of cotton, wool, flax and other fibrous materials. : 1 7. Item (13) 18. 52. 020 - Any other use held similar to the above uses, as approved by the Planning Commission. SPeoifoallYt 4 a. Service/Industrial - Offics and service businesses related diredtlY to , ' 1 industrial and business equipment. (txamplet typewriter service) , 'I, I I), Clothing manufacture. II. ADDITIONAL REQUEST: "REPAIR" - - . , 1, ., ' 40 , •, , .,-.a 4 1 I . . Applicant's original November 2, 1976 request for 1 , conditional uses in the project inadvertently failed to in- clude .'''..' a use necessary to the viability of the proposed pro- ject. It was this November 2, 1978 request upon which the Tigard Planning Commission based its January 9, 1979 A ... ., v approval. ,. '., Under Item (13) Section 18. 52.020 which states: "Any other use held similar to the above uses, as approved by the Planning Corn- mission; " Applicant requested as sub-item (A) : "A. Service/Industrial - Offices •, . • and service businesses related ....- 1 directly to industrial and business equipment. (Example: Typewriter service) " Applicant Applicant should have requested Repair related to industrial ''.!•••c,1 and business equipment as well. .. Ai III . REQUEST FOR MODIFICATION .............................- Applicant hereby requests that the January 2, 1979 • . i.,, Tigard Planning Commission approval of conditional uses under . . .A ,,■41,( ., Item (13) , Section 18, 52. 020 (A) he modified to read as fol- lows: l'. L " (A) Service and repair related to Industrial and/or BtsinesS Equipment - offices, repair and service businesses .,p1 related directly to industrial and • and business equipment, (txamplei • . .: typewriter service and repair) " The addition of the word 'repair° does nothing to Violate the - , 1 intent or scope of the M-4 2One, 8tCh uses as assembly and • , , . 41 • - . ,, ti and manufacture of items which applicant intends to allow repair of are contemplated as either permitted uses or approved conditional uses under the zone. Iv. REQUEST FOR CLARIFICATION AND EXTENSION In the above cited January 17, 1979 letter, Mr. Selby stated that the conditional use permits granted by 1 the Planning Commission will expire within one year (January 9, 1980) "if the use has riot begun and continual progress / 1 toward its full operation is not in evidence" . Mr. Selby was citing Tigard Ordinance Chapter 18.72 Conditional Uses, Sc: ion 18. 72. 030. (A) Extension of One Year Period Since construction at the site will not begin until the Fall of 1979, the approved uses will not have begun•within the one-year grace period. Applicant requests that the one-year period be extended to reflect conStruction de- lays. (B) Extension to Reflect Phased DeveloPment Applicant anticipates a two phased development of the site. Some of the conditional uses approved on . I January 9, 1979 may not have begun until after completion of Phase 11. in order to assure applicant of its tight to the conditional uses which have been approved, but unused until completion of Phase II, pplicant requests non lapse approval of the conditional uses approved on JanUary 9, 1979 (as revised to reflect the addition Of repair aS above regueSted) , . 011 ■ ii: • I . motion V Intention to Sublease Greenway to City of Tigard • I 1 or i ■ • f II ji g rz.��� • ! *1 1 INTENTION TO SUBLEASE GREENWAY TO CITY OF TIGARD cv.T: KNOW ALL MEN BY THESE PRESENTS that KOLL/INTEREAL NORTHWEST, a California general partnership consisting of as ,! I general partners: THE KOLL COMPANY, a California corpora- , tion; INTEREAL COMPANY, a Tennessee Corporation; and KOLL NORTHWEST ASSOCIATES, LTD. , a California limited partner- ship, states: WHEREAS, the premises as described in Exhibit "A" and by this reference made a part hereof, are part of a larger parcel of land which is the subject of the 5/19/78 Ground Lease between WILLIAM R. ROBINSON and CONSTANCE A. ROBINSON, and CHESTER L. ROBINSON and EVELYN Z. ROBINSON A (The Robinsons) , and MTR, a joint venture; WHEREASt KOLL/INTEREAL NORTHWEST is the holder of an exclusive option to acquire said 5/19/18 Ground Lease in its entirety; I . WHEREAS, the initial term of said 5/19/78 Ground Lease is 99 years With an additional right to renew for two ' (2) oonseoutive additional terms of twenty-five (25) years eaol-o W11tA8A8t under the terms of said 6/19/78 Ground teasei Xott/IMMREAL NORTHWt8T has the right to mlbleaso any portion of the leased ptetise'8 to any person or entitYt WH8RtA8i under the terms of said 5/19/18 Ground 4+ a . I \ Lease, lessor (The Robinsons) at KOLL/INTEREAL NORTHWEST'S request, shall execute and deliver to any subtenant a recog- nition and nondisturbance agreement which shall assure the subtenant so long as it is not in default under its sublease, the quite possession of the subleasehold during its term notwithstanding any termination of the Ground Lease; WHEREAS, under the terms of said 5/19/78 Ground Lease, if the Ground Lease is terminated or expires, any sublease then in effect shall become a direct lease between lessor (The Robinsons) as lessor and the subtenant as lessee; WHEREAS, KOLL/INTEREAL NORTHWEST desires to sub- . lease to the City of Tigard, a municipal corporation, that property described in Exhibit "A° to this doCUment and by ' I this reference incorporated herein, in order to comply with the intent of said City of Tigard' s greenway dedication re- ' I quirements; INOW, THEREFORE, be it known that KOLL/INTEREAL • NORTHWEST, upon execution of its option to acquire said 5/19/78 Ground Lease hereby promises to sublease to the City of Tigard the desdribed premises as set forth in Exhibit "A" of this sublease, for the city of Tigard to have and to hold for pUblic use. The term of this greenway subleese shall be for as long as KOLL/INTEREAL NORTHWEST or its stcCessor, if applicable, shall hold the 5/19/78 Oround Lease or until the city of Tigard abandons the property as greenway The consideration for the entire term of this green- , way sublease shall be ONE ANb NO/100 DOLLAR ($1e00) U. 8. 1 • • • <,e . . Currency• A formal sublease with terms and conditions shall be entered into upon terms consistent with the foregoing • . .: • upon KOLL/INTEREAL NORTHWEST exercising the aforementioned • option. • IN WITNESS WHEREOF KOLL/INTEREAL NORTHWEST hereto sets its hand and seal the day of 1 • . , . 19 KOLL/INTEREAL NORTHWEST • By: Authorize O Leer i 1 t } 1 ■ i' 1. Section VT Legal Description of Greenway , tl IRy a. [ , i f 111 1 JA ro. WILSEY&HAM Earl P.Wilsey(1892.1957) • 222 S.W. Harrison, Suite 4/Portland, OR 97201 (503)227-0455 ° July 19, 1979 Legal Description for the Koll Company Tigard Tract - Greenbelt (Preliminary) REV File: 4-1659-7301 A tract of land located in the N.E. 1/4 of Section 34, Township 1 South, Range 1 West, Washington County, Oregon and being more particularly described as follows: Beginning at a point which bears South 00°22 ' 24" East 1, 931. 55 feet and North 89°52' 50" West 31.48 feet from the northeast 0 I corner of said Section 34; thence North 89°52' 50" West 437. 00 fees. thence North 00°22' 24" West 10. 45 feet; thence North 0�� t If West 00°3.9' 12" 83 8 25 est 43 .24 feet; thence North West 145. 94 feet; thence North 45°53' 43" West 329, 12 feet; thence North ° v 61°44 ' 18" West 28.58 feet, thence North l0 36 11 fl West 109 . 04 feet; thence North 04°26 ' 48" West 170.86 feet; thence North 00°06' 01" West 390. 11 feet; thence North 60°59 ' 02" West 454.05 feet; thence North 72°43'40" West 246 .16 feet; thence North 84°23 ' 47" West 85.66 feet; thence North 47°03 ' 29" West 161. 39 feet; thence South 77°32 ' 32" West 173. 39 feet to a point on the southerly right-of-way of S.W. Scholls2Ferry Road y Road • g (County 1 No. 348) ; thence North 59'34 ' 22" 297.50 along the southerly right-of-way of said S.W. Scholls Ferry Road; thence South 29°49 ' 08" East 170. 00 feet; thence South 74°49 ' 08" East 223. 90 feet;thence Nor 4 a 173. 86 t ` e intersection of a 230. 00 foot radius curve; thence 279. 38 feet along the arc of said 230. 00 foot radius curve to the left through a central angle of 69°35' 50" p f aof reverse to a point zvature; thence 202. 28 feet aloe the arc o th g, g t Cu g 120. 00 foot radius curve to the right through a central angle of 96°35' 00" .point ; 10°45' 29" East 218. 71 feet; • to feet the arc of o a point of tangency; thence 31. 82 ee g t ..eenar South a 40, 00 foot radius curve to the right through a central angle of 45°34 ' 23"; thence 98. 19 feet along the arc central angle of93o45a46�; thence South to the left. through a feet h 35°27 ' 34" EaSt 135.40 9 feet; thence South 07°25'53" East 231. 95 feet; thence South 25°26'10" East 454 .01 feet; thence South 74°08135" East 267.17 feet; thence South 20°13' 51" East 164. 26 feet to the Point of Beginning, said tract of land containing 11.26 acres, more or less n ` 9 "'` ' `teetttr& tt��,tit.tr,tt . luttnit>i t, r � situ t�1t� tt,td$t!ttpt!�irelti OVktts located it Poster Cttliftilibi •� Pcrtlttd, Ott4tit ` ti tmt, Wtshhi h ttni � Seattle, tsltit.n./U ri • Section VII Dedication of Roadway • • L. • 1 1 4' r' } 1 , ■ [ DEDICATION OF ROADWAY Pursuant to ORS 92. 014 and ORS 227.110, applicant hereby notifies the City of Tigard of its intention to dedi- cate all its title and interest in property which is des- , cribed by the attached preliminary legal description to the City of Tigard for the use of a street or roadway. The . . applicant points out to the City of Tigard that it has ac- t quired or will acquire the property upon which this roadway 1 Iwill be located on a long-term lease basis. The City of Tigard is also notified that no instru ment dedicating the land to public use shall be accepted for recording in the State of Oregon unless such instrument bears ... I. the approval of the city or county authorized by law to • ' accept such dedication. (ORS 92. 014 [2] ) See also ORS 227,110. The attached "legal description for the Xoll •' I Company Tigard Tract - roadway (preliminary) '' is the preliM- 6 1 inarY legal description which will be finalized after engineer- ing and platting work is completed. . I 1 I ' I 1 • . 1 , 1 tV ,- - - -,-----. T I WILSEY&HAAM Earl P.Wilsey(1892.1957) 222 S.W, Harrison, Suite 4/Portland, OR 97201 1. (503)227-0455 July 19, 1979 — . Legal Description for the Koll Company lit Tigard Tract - Roadway (Preliminary) REV . 1 File: 4-1659-7301 1 . 1 A tract of land located in the N.E. 1/4 of Section 34, Township 1 South, Range 1 West, Washington County, Oregon, and being more particularly described as follows: 1 I Beginning at a point on the southerly right-of-way of S.W. , Scholls Ferry Road (County Road No. 348) which bears North . i 89°52'52" West 959. 59 feet and South 63°11' 12" West 19.23 feet and South 72°42 ' 44" West 20. 30 feet and South 59°3422" West 220.11 feet from the northeast corner of said Section 34; thence 39 . 00 feet along the arc of a 25. 00 foot radius curve to the left through a central angle of 89'2330" to a point 0, of tangency; thence South 29°49 ' 08" East 275. 97 feet to a point of curvature; thence 228. 21 feet along the arc of a 170. 00 foot . ,. radius curve to the left through a central angle of 76°54 ' 5l" , to a point of reverse curvature; thence 303. 43 feet along the arc of a 180. 00 foot radius curve to the right through a .. central angle of 96°3500" to a point of tangency; thence South 10°45 ' 29" East 218. 71 feet; thence 31. 82 feet along the arc of a 40. 00 foot radius curve to the left through a central angle of 45°34 ' 23" ; thence 283.94 feet along the arc of a 60 .00 1 [ foot radius curve to the right through a central angle of . 1 271°08 ' 45" ; thence 31. 82 feet along the arc of a 40.00 foot radius curve to the left through a central angle of 45°34 ' 23"; thence North 10°4529" West 218. 71 feet; thence 202. 28 feet along the arc of a 120. 00 foot radius curve to the left through # i , t. a central angle of 96°35 00 t to a point of reverse curvature; thence 308. 75 feet along the arc of a 230, 00 foot radius curve , to the right through a central angle of 76°54 ' 51" to a point • of tangency; thence North 29°4908" West 275.44 feet to a ... . point of curVattre; thenCe 39.54 feet along the arc of a 25. 00 foot radius curve to the left through a central angle of • 90°36 ' 30" to a point on the Southerly right-of-way of S.W. • Scholl S Ferry Road; thence North 59°3422" East 110.00 feet to the Point of Beginning; said tract of land containing 1, 72 acres, more or less. . ctotinecritta ..platuting surYcyla4 Atiatisctine architecture 0 keg kgAi ed lig Foster LatY4Ctifitortua • Portiandi OrcAoli • 'Newlin, WinitiniAton • Senttle, Wiishin4ton 51 I, i, Sec t ,an VT.z 1. Legal Description of' Entire Tact b . • • • ,. ! _..- t • 1 n1 l • i • 1 II M . 6 r rr_ ., T1I 410 1 &LT 1 1 V A Earl P,Wisey(1892.1957, -- 222 S.W. Harrison, Suite 4/Portland, OR 97201 (503)227-0455 May .16 , 1979 Legal Description for the Koll Company Tigard Tract - Entire Tract (Preliminary) File: 4-1659-7301 A tract of land located in the N.E. 1/4 of Section 34 , Township 1 South, Range 3. West, Washington County, Oregon, and being more particularly described as follows: Beginning at a point on the westerly right-of-way of the Southern Pacific Railroad which bears North 89°52150" West 327.71 feet from the northeast corner of said Section 34; thence North 89°52 ' 50" West, 26,50 feet; thence South 19°15' 29" East 2, 047.46 feet; thence North 89°52 ' 50" West 777. 00 feet; thence North 00°22 ' 24 West 10. 45 feet; thence North 83°38 ' 25" West 43 .24 feet; thence North 00'19'12" West 145.94 feet; thence North 45°53' 43" West 329.12 feet; thence North 61°44 '18" West 28 .58 feet; thence North 10036 ' 11" West 109. 04 feet; thence North 04°2648" West 170. 86 feet; thence North 00°06 ' 01" West 390.11 feet; thence North 60°59 ' 02" West 454. 05 feet; thence North 72°43 ' 40" West 246.16 feet; thence North 84°23 ' 47" West 85. 66 feet; thence North 47°03' 29" West 161. 39 feet; ! thence South 77°32' 32" West 173. 39 feet; thence North 59°34 ' 22" East 932. 35 feet; thence North 72°42' 44" East 20.30 feet; thence North 63°11' 12" East 301.68 feet; thence North 50°19 ' 29" East 207.37 feet; thence North 34°21' 36" East 151.22 feet; thence South 19°15 ' 29" East 408. 82 feet to the Point of Beginning, said tract containing 44.46 acres, more or less. • ofilthwerlit4/01thothi4lsurveyin4/loodscopt arefilteeture °Met% limited hi! Poster City, Ctiliforhitt • Port1and4()reAoh • tieoniti, WashifiAton • y i i Section IX o I . Market Analysis w c i J • 1 fl i o • i■ _ . FA'''".PV '"'.'"N.Qp{aygwm,... V t • .. v • 11 1 * . 1 Ko L L KOLL BUSINESS CENTER IMay 4, 1979 . Eric T. Saito MACKENZIE/SAITO & ASSOCIATES, P.C. 2850 N.W. 31st Ave. .. Portland, Oregon 97210 Re: Market Analysis la Dear Ric: , The best market analysic for our Tigard project would be our success ex- , i. perience with our Koll Business Center in Beaverton. The following is a chart of our marketing experience: . PHASES SQUARE FEET CONSTRUCTION COMPLETED 100% LEASED 1 119,949 October 1975 April 1976 . (6 mo. after completion) II 60,266 November 1976 February 1977 (3 mo. after . ' completion) , III 134,623 Jantary 1978 March 1918 ' (2 mo, after ,, cotpletion) IN1 60,500 ... *. Novomber 30, 1978 JanUary 1979 ... (2 mo. after , completion) In Summary, we averaged 28,872 square feet per month from the tine a phase Was completd Until it waS 100% leased. With Spaces' as small as 450 square 4 . feet and wtth the average size tenant. being 30066 sqUare feet, this was an extremely fast absorption rate, The absorption rate for 1977 and 1978 for all of SouthWest Portland Was 900,000 square feet each year, I 4 • We now have two phases under construction in BeaVerton. Phase Five Consists of 157,090 square feet and is scheduled for an August 1979 completion, Phase Six consists of 101i875 square feet and is Scheduled for an October 1979 com- pletion, Based Upon our past experience we would anticipate Phase Five to be .. ' fully occupied in the first quarter of 1980 and Phase Six by the summer of 1980. 8249 S. W. Cirrus belve • Beaverton • Oregon 97005 • (503)643-7551 ,r eV,... .. , .y' i' , May 4, 1979 B. Saito Page Two To date the Koll Business Center in Beaverton has been highly accepted by the business community as an ideal product to meet the needs of both the small businessman, and/or the national or international firm. Some of the factors that have lead to this success are: Location - A. Within a close proximity to a major freeway with easy on and off access. B. Near suburban neighborhoods so that employees c who's businesses have located within the Center are close to their homes thus eliminating the long trips to the city during rush hour periods. On Site Management - which includes leasing, property management, \, : and construction personnel. This means the owner can control the he environment Which m eans the image our tenants present to their customers, clients, suppliers, employees, and business associates is a positive one. "' ' Space Efficient Buildings which allow for superior arrangement of offices, personnel and work flow and also giVe greater flexibility once occupancy has taken place. Competitive Rents_ and Lease Term Flexibility We feel extremely confident that our product fills a growing need in the Port- land area. All of the criteria that has made the Koll Business Center in Beaverton a success are also found at our new site for Koll Business Center in Tigard. 9 Very truly yours, KOLL BUSINESS CENTER &7(*//A) .".,/r S41/// , .4',1(1 / )/ J.:// I Sonna M. Durdel Assistant Vice Precideht SMD/jlr a,.x,w • r'. . • .Section X copy Of DEQ Parking Permit [ , I S. vl s I ti I F I rl ,., r,,,,I! 'h . ,,.,M ,m Mr.x1'7 w ,n,,,4 y y, , ..... .,t�uwlp �t .. ... ... nr. yNWJ iW IYYb k 1 Y'X9 �il'�i .a Ir % Cyµ ., :411.41 Department of Environmental Quality • ,,1. 522 SOUTHWEST 5TH AVE. PORTLAND, OREGON ROBERT W 51RAU8 (503) ��9-608r cb�i 4 MAILING ADDRESS: P.O. BOX 1760, PORTLAND, OREGON 97207 (503) v v January 19, 1979 e The Koll Company % MacKenzie-Saito & Associates 0324 Southwest Abernethy Portland, Oregon 97201 Attn: Mr. Roger Fagerhoim Re: Koll Business Center-Scholls Ferry Rd. j . °.; AQ Parking File No. 34-8026 Indirect Source Construction Permit Date of Issuance, January 19, 1979 Gentlemen: Id The Department has reviewed the information submitted with and in support of your application for construction of the above referenced indirect source. It is understood that the proposed facility is to be located at Scholls Ferry Road, Tigard, Oregon 97223. The proposed Indirect Source is approved for construction and operation subject to the conditions set forth in the indirect Source Construction Permit: if you wish to appeal any of the conditions or limitations contained in the i' attached permit you may request a hearing before the Environmental Quality Commission or its authorized representative, pursuant to ORS Chapter 183 and OAR Chapter 340, Section 14.025(5) . Such requests for hearing shall be made in writing to the Director on or before 14 days following the date of issuance,' . You are urged to carefully read the permit and to take all possible steps to . I comply with the conditions contained therein so as to minimize degradation to ;• the environment of Oregon. Sincerely, I 41110f ,..144 E. J. Weathersbee Administrator Air Quality bivision tnclosure C IEII V cc: Washington County Planning Agency Northwest Regional Office 22 Doug Ober �9�"9 James Madden ... Bill Colt ► rir,t IncorporatedM -ua vrunry v+re*v ': Permit Number: 34-8026 NCIS No.: 34-8026 Issuance Date: Page 1 of 3 4 INDIRECT SOURCE CONSTRUCTION PERMIT Department of Environmental Quality 522 Southwest Fifth, Portland, OR 97404 . Mailing Address: Box 1760, Portland, OR 97207 Issued in accordance with the provisions of y ORS 468.310 and OAR 20-100 through 20-135 INDIRECT SOURCE: Koll Business Center ISSUED TO .: The Koll Company c/o Mackenzie-Saito & Associates 0324 Southwest Abenethy Portland, OR 97201 SOURCE SITE: County: , Scholls Ferry Road Multnomah Tigard, Washington 97223 4 ' ISSUED BY THE DEPARTMENT OF ENVIRONMENTAL QUALITY , j ibl r W llaam H. Young drlrecto`" Date Permitted Activities Until such time as this permit is modified or revoked, The y permitted to � n he �tol�. Company , is herewith per construct and operate an i direr; ; source with associated parking located at Scholls Ferry Road, Tigard, Oreton 97223 b E does not relieve the permittee limitations, and conditions contained The specific listing of requirerne complying With all other rules and standards of the Department. ., ' i , i r a ilJ�A1M-1Yfi�MMNM/+-+iF nn 1i..• '/w��^ P r" 4 Permit Number: 34-8026 NCIS No. 34-8026 Issuance Date: Page 2 of 3 a Permit Conditions for Parking Facilities - Size ofParkinjacilit 1. The size of the parking facility constructed under this permit shall not exceed 1200 spaces. 2. Number of vehicles utilizing the parking areas at any one time shall not exceed the approved number of spaces. Reporting Requirements The following reporting requirements shall be a condition of this permit: 3. If construction of the facility approved by this permit has not been completed within 15 months after the issuance date of this permit, the permittee shall submit reports of construction progress to the Department. Such reports shall be submitted initially 15 months after the issuance date of this permit and shall be submitted thereafter ' 1 annually on the anniversary date of the permit until such time as the permitted construction iv, completed and the NCIS form has been submitted to the Department. Failure to comply with this condition may constitute justification for revocation of this permit. Notice of Completion 4. A notice of completion form, number NC-IS 34-8026 shall be completed submitted the e Department following ng construction and prior to operation of this facility. . General Conditions Cl. This permit is subject to revocation for cause, as provided by law, including but not limited to: t p any disclosure Y a« Misrepresentation resentatiott of an material fact or lack of full in the application �.ncludxng any exhibits thereto, or any other additional information requested or supplied in conjunction therewith; i b. Violation of any of the requirements, limitations, or conditions contained herein. C itiating or cvmp1eting any modifications of tisclt3which are subject to i,eView by the Department OAR 340, Sections 20-100 through 2b--135, without prior notice to and approval by the Department. d. Failure commence construction this facility prior bz to 18 ' flmonths olowg the of this pekmi r by the applicant. amitaiiiiiimiliamemmeiwaiiiiiiiiiiiisammiiiii i . a a Permit Number: 34-8026 NCIS No. 34-8026 Issuance Date: Page 3 of 3 e. Failure to commence construction of any planned incremental phase of the facility within 18 months of the time period stated for that phase in this permit. f. Violation of any applicable statute or rule, •standard, or order of the Environmentasl Quality Commission or the Department. G2. The Director may grant extensions of the time periods stated in this ' permit upon a satisfactory showing by the permittee that such extension is justified. G3. Prior to sale or exchange of the indirect source, the owner'shall: a. Notify the Department and supply the following information: 1) Name of new Owner and address of new Owner 2) Responsible person to contact (a) Address I ., (b) Telephone number 7 b. Inform the prospective owner of the requirements, limitations, or conditions contained herein. NOTE: A new permit with the same conditions as this permit will be issued tnew .owner automatically, unless changes in operation of the facility significantly increase motor vehicle related emissions. It the case of a change in operations, a review of the c to ensUre wo esre ul".ild be made and appropriate permit conditions developed changes with Department rules. E i 1 ' T i...+... ».o. .aa.an t..n.... v.. 1.. .n.m,..xw ...,..,;...u..u...u.,Jn 4rr vi..e1.J'•• I, ar:uN+te v, im:+;.n rv.M'.,:v. ....:o 'µ_r"u..pm ui i ..V..,e W:.M.,rrh.f uNm.H.•H,...!!yl i... _ 1 M m. . ..•.,,m.0 .rn rs r...,n.... .:v.,+u•wn rv+... n..+i.,..N..w -.,.....:..nr.e ,.. ......« _.. ,.. ,.. .. ..wa n 'i ': Permit Number: 34-8026 NCIS No.: 34-8026 Issuance Date: Page 1 of 3 4 INDIRECT SOURCE CONSTRUCTION PERMIT Department of Environmental Quality 522 Southwest Fifth, Portland, OR 97404 . Mailing Address: Box 1760, Portland, OR 97207 Issued in accordance with the provisions of y ORS 468.310 and OAR 20-100 through 20-135 INDIRECT SOURCE: Koll Business Center ISSUED TO .: The Koll Company c/o Mackenzie-Saito & Associates 0324 Southwest Abenethy Portland, OR 97201 SOURCE SITE: County: , Scholls Ferry Road Multnomah Tigard, Washington 97223 4 ' ISSUED BY THE DEPARTMENT OF ENVIRONMENTAL QUALITY , j ibl r W llaam H. Young drlrecto`" Date Permitted Activities Until such time as this permit is modified or revoked, The y permitted to � n he �tol�. Company , is herewith per construct and operate an i direr; ; source with associated parking located at Scholls Ferry Road, Tigard, Oreton 97223 b E does not relieve the permittee limitations, and conditions contained The specific listing of requirerne complying With all other rules and standards of the Department. ., ' i , i r a ilJ�A1M-1Yfi�MMNM/+-+iF nn 1i..• '/w��^ P r" 4 Permit Number: 34-8026 NCIS No. 34-8026 Issuance Date: Page 2 of 3 a Permit Conditions for Parking Facilities - Size ofParkinjacilit 1. The size of the parking facility constructed under this permit shall not exceed 1200 spaces. 2. Number of vehicles utilizing the parking areas at any one time shall not exceed the approved number of spaces. Reporting Requirements The following reporting requirements shall be a condition of this permit: 3. If construction of the facility approved by this permit has not been completed within 15 months after the issuance date of this permit, the permittee shall submit reports of construction progress to the Department. Such reports shall be submitted initially 15 months after the issuance date of this permit and shall be submitted thereafter ' 1 annually on the anniversary date of the permit until such time as the permitted construction iv, completed and the NCIS form has been submitted to the Department. Failure to comply with this condition may constitute justification for revocation of this permit. Notice of Completion 4. A notice of completion form, number NC-IS 34-8026 shall be completed submitted the e Department following ng construction and prior to operation of this facility. . General Conditions Cl. This permit is subject to revocation for cause, as provided by law, including but not limited to: t p any disclosure Y a« Misrepresentation resentatiott of an material fact or lack of full in the application �.ncludxng any exhibits thereto, or any other additional information requested or supplied in conjunction therewith; i b. Violation of any of the requirements, limitations, or conditions contained herein. C itiating or cvmp1eting any modifications of tisclt3which are subject to i,eView by the Department OAR 340, Sections 20-100 through 2b--135, without prior notice to and approval by the Department. d. Failure commence construction this facility prior bz to 18 ' flmonths olowg the of this pekmi r by the applicant. amitaiiiiiimiliamemmeiwaiiiiiiiiiiiisammiiiii i . a a Permit Number: 34-8026 NCIS No. 34-8026 Issuance Date: Page 3 of 3 e. Failure to commence construction of any planned incremental phase of the facility within 18 months of the time period stated for that phase in this permit. f. Violation of any applicable statute or rule, •standard, or order of the Environmentasl Quality Commission or the Department. G2. The Director may grant extensions of the time periods stated in this ' permit upon a satisfactory showing by the permittee that such extension is justified. G3. Prior to sale or exchange of the indirect source, the owner'shall: a. Notify the Department and supply the following information: 1) Name of new Owner and address of new Owner 2) Responsible person to contact (a) Address I ., (b) Telephone number 7 b. Inform the prospective owner of the requirements, limitations, or conditions contained herein. NOTE: A new permit with the same conditions as this permit will be issued tnew .owner automatically, unless changes in operation of the facility significantly increase motor vehicle related emissions. It the case of a change in operations, a review of the c to ensUre wo esre ul".ild be made and appropriate permit conditions developed changes with Department rules. E i 1 ' T i...+... ».o. .aa.an t..n.... v.. 1.. .n.m,..xw ...,..,;...u..u...u.,Jn 4rr vi..e1.J'•• I, ar:uN+te v, im:+;.n rv.M'.,:v. ....:o 'µ_r"u..pm ui i ..V..,e W:.M.,rrh.f uNm.H.•H,...!!yl i... _ 1 M m. . ..•.,,m.0 .rn rs r...,n.... .:v.,+u•wn rv+... n..+i.,..N..w -.,.....:..nr.e ,.. ......« _.. ,.. ,.. .. ..wa o :. State of Oregon 1. _ DEPARTMENT OF ENVIRONMENTAL QUALITY 1 AIR QUALITY DIVISION ., P. O. Box 1760 Portland, Oregon 97207 Telephone: 229-6086 1 i NOTICE OF COMPLETION OF INDIRECT SOURCE This form is to be completed and forwarded to this office upon' completion of the construction,, installation or establishment of . . . . M „ _ e . s e. NC I SL102h Date. .Irinrt.ry 19, .1a7 : Department of Environmental Quality , J Air Quality Division P. 0. Box 1760 Portland; Oregon 97207 .., Attn: Planning and Development Section Gentlemen: 1 The construction, installation or establishmentofothe parking facility or highway facility described above was completed and will be in operation by �,_ . S1 nature. , T Title DVA(16556=0/17) • . , , , 61, + J. .......:.. .......,.: .. ... .. Y.Y.. . ""'L.. o :. State of Oregon 1. _ DEPARTMENT OF ENVIRONMENTAL QUALITY 1 AIR QUALITY DIVISION ., P. O. Box 1760 Portland, Oregon 97207 Telephone: 229-6086 1 i NOTICE OF COMPLETION OF INDIRECT SOURCE This form is to be completed and forwarded to this office upon' completion of the construction,, installation or establishment of . . . . M „ _ e . s e. NC I SL102h Date. .Irinrt.ry 19, .1a7 : Department of Environmental Quality , J Air Quality Division P. 0. Box 1760 Portland; Oregon 97207 .., Attn: Planning and Development Section Gentlemen: 1 The construction, installation or establishmentofothe parking facility or highway facility described above was completed and will be in operation by �,_ . S1 nature. , T Title DVA(16556=0/17) • . , , , 61, + J. .......:.. .......,.: .. ... .. Y.Y.. . ""'L.. Section XI 1 Property Tax Impact I I . ,. i i r • r , 1 .,. , ." IV •• ,4 o ., li ,...r , . •." , ' ■., - ' l'A,... . • ;,.:',., • . ' ::,• Yi4P,,,,Vf44.::- ' , . ,I,. • .-i-p-,+ 41.6., ' ,`.,!''',' ,• . "Pli.:?:',.„il';''r:::',,.;,,*,;,'1■.: ,,. ' T • .., e he Leland Company . • Economics Consultants Real Estate Analysis Market-Feasibility Studies . . ., 6715 SW Canyon Rd.,06 • Portland,Oregon 97225 — , , Phone(503)297-4605 . . . ••. David C.Leland Wallace M.Hobson ., ' • . 4 May 1979 . . '.. . .. . Mr. Rodger Fagerholm, President . 1 Ms. Sonna Durdell, Vice President THE KOLL COMPANY 2723 - 152nd Avenue N.E. Redmond, Washington 98052 . . SUBJECT: PROPERTY TAX IMPACT • KOLL COMPANY BUSINESS PARK TIGARD, OREGON . Deat Rodger and Sonna: . . .. ' The purpose of this letter iS to respond to two questions , . i II ' . . regarding tax implications to the City of Tigard Of the ., proposed Koll company Business Park on Schol-I8 Petry Road, . ii. These questions Were raised during the Planning Commission Public hearing in January, 1979. The two questions, as taken from the hearing transcript (taiSed by Commissioner : 1 Wood) are: , . 1 1. Under the proposed tone change how much of the increased . t taxes on the property would show up as a reduction of , the tax rate? 2. Under the proppsed zone change how much of the increased• I ,.., , taxes on the ptOpetty would Show up as increased rev-)lues for the City c,.. Tigard?' . , . t. 1 e'.04 "., , , I 1 . ' mr. Rodger Fagerhoim Ms. Sonna Durdell . . 4 May 1979 Page Two . RESPONSE TO QUESTION 1: IEven though the proposed ofice/industrial project will effect an increase in the taxes paid on this individual property, total taxes received by the taxing authorities will not be affected. However, other taxpayers within the taxing juris- 1 diction will benefit by a decrease in individual taxes. ' Table 1 shows a ten-year projection of the City of Tigard . I budget; a ten-year projection of total assessed property valuation, and a ten-year assessed valuation projection of the property if the current farm use were continued. Table 2 " I shows a projected ten-year assessed valuation of the property in the proposed office/industrial use When the tax rate is calculated, it declines over the period because of the trend, which is that property valuation has been increasing at a faster rate than the cost of governmht. According to Washington County Assessment & Taxation Division, this trend Iis expected to continue. a . ' Table 1, Column 4 , shows the projected declining tax rate. 1/ — Even though the tax rate is projected to decline under the current use, under the proposed use the tax rate is projected to decline further, albeit slightly (impact of the higher value tax base) . Table 2, Column 5, shows the tax rate under , 1 the proposed office/industrial use. , Tables 1 (Columns 6 and 7) and 2 (Columns 6 and 7) show both I . 4 the total taxes and the city of Tigard taxes generated by this property. 2/ Table 3 shows the projected differences in taxes owed tinder the current farm Use and under the proposed office/ industrial use The larger decline in the tax rate under 1 the proposed use than Under the current farm use i8 attributable 1 , to the difference in projected taxes owed under the two uses of the property. t ■■•.... ................ 1/' 1 1/ Budget + assessed valuation = tax rate. 2/ City of Tigard taxe5 represent general fund use only Another Tigard taxing unit supported by tax revenues from this property is the Tigard Water bistrict. And, of dotrse, .. Tigard benefit S indirectly from the tax revenues received by other taxing units in the district. The Leland caT . an pany .. , s -,s--$ >� �.. ....�Wr r,.:�=.r. saw mew+++ I Table 1 rill PROPOSED KOLL COMPANY BUSINESS PARK, TIGARD, OREGON a) TAX EFFECT IF THE CURRENT FARM: USE IN CONTINUED (1) (2); t3) (4) (5) (6) ` (7) CITY OF TIGARD TOTAL TAXES TO BE TAX RATE PER CURRENT FARM GENERATED IF CITY' OF'TIGARD FISCAL CITY OF" IGARD CITY OF 'TIGARD $1,000 VALUATION USE VALUATION CURRENT USE TAXES IF CURRENT YEAR BUDGET TAX BASE- CURRENT USE OF PROPERTY CONTINUES USE CONTINUED 1979=80 $234 000 V $ 390,310,.000 21 -...60 20,000 3J 5 400 4/' $18 5/ 1980''-fit 248,000 468,372,000= .53 24,000 480 - 22 - 19081.-82 263,000' 562,046.040 .47 29.000 580 27 1982-83> 279`,000,` 674,455-000 .41 35,000 700 32 -§ 1983-84 296,000: 809,346,000 .37 42,000 840 39 1984-85 313,000 971,215,000 ..32 51,000- 1,020 47 1985-86 332,000 1,165,458,000 .29 61,000 1,220 56 1986-87 352,000! 1,398,550,000 ..25' 73,000 1,460 67 1987-88: 373,000' 1,678,260,000 .22 88,000 1,760 81 1988-89' 395,000"' 2,013,912,000 .20 105,000 2,100 97' • I If Budget projections based. on 1978 taxes collec-ad of $221,175 inflated at 6 percent annual limit_ Assumes no special tax levies during:period.. Source:- Washington County Assessment s, Taxation Division. , 21 Tax base- projections based on 1978 total assessed property valuation of $325,258,171 increased at 20 percent. Source. Washington County Assessment s Taxation Division (approximate average percent increase over last five year period)-. i. 3/ Based'on 197S farm use valuation of $17,000° increased by 20 percent over each period: (see Footnote 2). Source: Washington County Assessment & Taxation Division- ., • g Assume-average annual tax rate of $20.00 per $1,000 valuation_ ' 51 Assume average: annual tax rate in Tigard.of $0.92 per S1,000 valuation- Based on 1974. through 1979 period. Source: The Leland:Company., - • b' - - - - - AiimINMIIIIIN Dom'_. I.,v�s 'm 9 ^z : —om a+. ,�....— J J i TABLE: 2 PROPOSED KOLL COMPANY BUSINESS PARK, TIGARD, OREGON - TAX EFFECT OF PROPOSED OFFICE/INDUSTRIAL DEVELOPMENT CU '2j' E3) CITN(4) (5) (6) (7). TIGARD` TAX • BASE' LESS CUR- CITY OF CITY OF TIGARD PROPOSED' RENT FARM USE TIGARD , amt TAX BASE LESS` OFFICE/ FLUB PROPOSED TA) RATE TOTAL TAX CITY OF TIGARD TAX. CO CURRENT FARM USE INDUSTRIAL OFFICE/INDUS- PER $1,.000 REVENUES TO BE REVENUES TO BE FISCAL. VALUATION OF VALPATIOEI TRIAL VALUATION VALUATION. GENERATED BY GENERATED BY YEAR dF PROPERTY OF PROPERTY OF PROPERTY` PROPOSED USE PROPOSED PROJECT PROPOSED PROJECT '` Cis 1979-80 $ 390,290,000 3,700,000 if $ 393,990,000 8..59' If 5-159,000 3/ 4/ $ 5,954 5/ .1980-81 468,346,000 4,450,000' 423,238,000 .52 99,000 4,554 1901-82 562,017,000 8,750,000 570„767,000 _46 175,000 8,050 1.982-83- 6.76,420,000 1157:240000:000000. 689,820.-000 .4( 308,000 14,168 1983-84 803,.304,000± 826,504,000 .36 344.000` 15,824 1384-85 971,164,000 19,300,000 990,.464,0001 .32' 386,000 17,756 .`` 1985-85 1,165,397,000 21,600,000 1,186,997,000 _28 432,000 19,872 1986-37 1,398,477,000 24,200,000' 1,422,677,000` _25 484,000 22,264 1987-88 1,678,172,000' 27,100,000 1,705,272,000 -22 542,000 . 24,932' 1988-89? 2,013,807,000 30,350,000 2,044,157,000! .19 607,000 27,922 if Sources Washington County Assessment & Taxation Division and Economic Impact Analysis for the Proposed Kall Company Business Park prepared January„ 1979 by The Leland Company 2/Assume tax base is increased by proposed project. Assume projected City of Tigard Budget. 3/Includes $85,000 deferred taxes from farm reserve program. Plus annual tax in amount of $74,000.. Deferred amount due upon change of use. Usually treated as 'cash carryover" and used to offset next year's budget_ Effect is lowering of tax rate for district since portion of budget is covered and thus tax revenues in that amount do not need to be collected. from district taxpayers., Deferred amount proportioned to taxing districts according to Tax Code in effect for property generating tax. Sourced State of Oregon Department of Revenue-. 4j Assume average annual tax rate of $20..00 per $:_,000 valuation._ . 6/ Deferred tax proportioned to taxing districts according to Tax Code in effect for property -.-ating tax. Source:, Oregon Department of Revenue- City of Tigard = $2550 (3 percent of $85,000). Plus annual tax in amount of $3404. $/Assume- average annual. tax rate in Tigard.of $0.92 pe.r $1,000 valuation. Based on. 1974 through 1979 period. (Average) } Source: The Leland: Company._ - 4.. .. i i . , _ . _ . , .. . . __,_ . ._ . , . , . __. „misiiiiimmomiumminsimonium ■ Table 3' • PROPOSED KOLL COMPANY BUSINESS PARK, TIGARD, OREGON TAX EFFECT DIFFERENCES: PROPOSED OFFICE/INDUSTRIAL . DEVELOPMENT VS. LONTINUED FARM. UJSE - gj , ' II: DIFFERENCE`: DIFFERENCE: Uij TOTAL TAXES - CITY OF TIGARD TAXES - . FISCAL PROPOSED USE PROPOSED USE LESS r YEAR LESS CURRENT USE TAXES CURRENT USE } Z- 9 7 9_80 158,600 $ 5,936 1980-81 98,520` - 4,532 }= 1981-82. 174 42'0 8,023 _ sd 1982-83 307,300 14,136 i�1983-84 343,160 15 15,785 785 1984-85 - 384,980 17,709 1985-86 430,780 19 ,816 1986-87 482,540 22,197 1987-88 540,240 24,851 1988-89 604,000 27,825 `' Source: The Leland Company I r 3 ■ i • , , , — . e' ' „ , ' . 1 . , Mr. Rodger Fagerhoim 4. Ms. Sonna Durdell 4 May 1979 Page Three . , RESPONSE TO QUESTION 2 : t . I Even though the proposed development will effect an increase in the taxes on this individual property, in general, revenues . for the City of Tigard will not be increased as a result. , ' . . Again, the effect of the tax increase for this individual -,, , • property is to lower the taxes owed by other individual taxpayers in the district. Tax revenues to cover budget , , requirements for the City of Tigard are limited to a 6 percent , „ , annual increase. I/ , . However, there is an aspect of this situation deserving specic , consideration. The property has been in the farm fax reserve program. Upon a change in property use, ten years of deferred taxes will be owed. Thus, deferred taxes of . $ 5 ,000 for the period July 1, 1969 to June 30, ' 1979 will be proportioned out to the various taxing units. 2/ Tabl' 2 , • . Columns 6 and 7, reflect the allocation of the $85 ,000 in year 1979-80 due to the deferred tax payment. The deferred tax payment, however, does not increase government spending as allowed under this year' s budget. The usual procedure is to carry the amount forward and decrease the aMount of tag' r‘avente required to cover the budget in the following yeair. 3/ Thus, this deferred tax payment effects a one-time only decrease in the tax rate next year (1980-81) to the benefit 1 of other taxpayers in the distridt. i di 1 will be available to assist in the public hearing, if , , , 4 iv !' it ii ' 1 requlted. Please advise if additional information is desired. . , t Sincerely, ... THE LEL ND CO , '-' ,. Y • , \ ,...„ ,,ie, , 'ay d C. Leland A 0 , DCL/km 1/ A8stMeS no special levies o increaSe of the City of Tigard ii, ' operating budget (general fund) over 6 percent by voter approval: A 2/ Source: Washington county Assessment & Taxation Divi8ion, -21/ Source: State of Oregon Departmeht of RevenUe AssesSment , , i — Ta't ti D1,v e 1,Pri. 1 4 • an 661 1 1 i • r r _ 1, . 1. D I , I i . 1 I Section XII r Flood Plain 'District `r A • I .. , 1I j. 4 • y . f lil. tttt Pi V, i . • 1 i 4; . , I 4 44•1 4 • �i._1 ,.(f r1N Itll . n:. ,. �. ... ..r .n,�. �°r._• ...� -.. Y. #.l ... Y. _.f)C'r a .l. J N � , FLOOD PLAIN DISTRICT Applicant' s preliminary development plan and pro- gram as required by Tigard Ordinance Chapter 18. 56 Section 18.56. 20 was submitted to the Tigard Planning Commission and approved on January 9, 1979. At that time, the Planning Commission was made aware of applicant' s intention to use the I flood plain greenway area for off-street parking and maneuver- ing areas, access ways and service drives located on the ground surface where necessary. Pursuant to Tigard Ordinance Chapter 18. 57 governing flood plain districts as adopted • 1/15/75 and incorporated in the Zoning Codes of 1/15/78 off- street parking and maneuvering areas, access ways and service drives located on the ground surface, and roadways, bridges 1 or utility structures designed to not significantly impede the flow of floodwaters are a permitted use. Specifically Section 18. 57. 030 states: ' The folloWing uses by their nature do not threaten substantial obstruction of water flow in the floodplain and do not impair the water storage capacity of • the floodplain and shall be permitted • within the floodplain district subject to the limitations in this section Stated: (1) Off-street parking and maneuvering 1 I areas, ac des ways and service driVes • located on the ground surface. txcava tion, grading and paving may occur to ' I construct Said facilities',. however, no fill shall be allowed for construction 1. tr. 11 1 I - 1 of said facilities other than gravel for a paving base and only an amount of gravel commensurate with city construc- , . tion standards for said facilities shall 1 be allowed; ' 1 (3) Roadways, bridges or utility struc- tures designed to not significantly im- pede the flow of floodwaters; " Applicant is aware that there is presently pending ; i a revised Chapter 18.57 which has been retitled 'Sensitive Land -. Considerations, Flood Plain, Drainageways and Greenways" . ' I Applicant takes the position that inasmuch as its preliminary 1 development plan and program was approved prior to the initia- tion of Chapter 18. 57s revision and that Chapter 18. 57 as . i. . revised has not been adopv.ed at the time that this general / development plan and program, pursuant to Section 18.56. 030i v " I is being submitted; applicant is in no manner governed by . . f said revisions. Applicant, in its continuing desire to be a • good neighbo su r, submits for general information purposes the 1 I attached special use permit whiCh would be required under the revised Chapter 18.57. This submission in no way shall be q I interpreted to waive applicant' s right to be governed under , the dictates of Chapter 18,.57 as adopted on 1/15/75. The attached special use permit is for that area of the flood- 1 i plain which Will be covered by the roadway which applicant is . - dedicating to the city. It also includes data for the flood 1 plaxn area tsed for off-street parking and manetvering ateask ' 1 addessways and service drives, •. ',. 1 ,•.;' 1 , , 01 n P. SPECIAL USE PERMIT • f y' ° FILE_,p ., LICaTIO --- FEE REC'D igard Planning Commission 639--4171 RECEIPT r ""'." 12420 S.W. Main St . , Tigard, Oregon 97223 DATE REC'D. • . SY PLEASE PRINT IN INK OR TYPE a Construction of roadway, of f Street parking & maneuvering areas A tion Requested accesswa s &earrfloodtr�.air�o a ._ d surface �.n. upper Erin e year p . . . �y Applicant ' s Name THE KOLL COMPANY Phone 643-7551 Al ,licant's Address 8235 SW Cirrus Beaverton, OR 97005 , (Street) (City) ($take) (( 1p) s', 1t ier ' s Name Same Phone Owiner' s Address Same Street City to to Zip �_._-- A lica ;t is : Owner X Contract Purchased Developer Agent . Other . Owner Recognition of Application: signature of owner(s) -- 'Person responsible for application y (Street) (City) (Stab) (Zip) y g , Phone 227 0455 Re' �,ste red.. Engineer's Name ARTHUR M. FURBER, JR. � " s Y ___ _.4+7ST�5EY & .H Re Lstered Engineer' s office HAM Phone .�2`7= �D455 7 r • Re stered Engineer ' s Address 222 SW Harrison, Suite 4, Portland, OR 97201 (Street) (city)ty) (Sate) (Zip) 6 . . ?R fEl , ` INVOLVED - - 4AA Tax tot(s)100, 190, 300; Tai Map 15 l 3 ,.400 & 1700 Id -ess Area 44.46. (acres) . x :sting Buildings U and type ) None :u ent ZOhing MA 1 Current Use . ou1tural PP ` P App1icant'8 r �ic`an�, 5 144 Planned Devel° dent C°mmertiai Biisirie5s � ed rr ased Zd� ng,.� P�rctpos Use Center -T , Paqe 2 • 6 (Revised 7/23/79) • . ISPEOIAL USE PERMIT. , 1 . • ........._ _______ ....._._ Fill Type of filltNative . i5DILranLam:Sdhe—elilaYatiin... , 1 Cubic yards of fill: 3 400 C.Y. fill and 8,500 CsY. excaVatioR . 5,100 C.Y. net increase in flood plain storage Area of site to be occupied by fill: as„.600_4d±kjinuctlaita sq. ft • (Sq.Ft. (Fill)/Sq.Ft. (site)) x 100 = 124.40 of *site to be in Flood Plain Flood Plain filled. , , Distance of fill from stream's edge: Horizontal Distance ot___L_Ft. Vertical Drop: 4* .Ft. *at nearest point (see drawings SD4 and SD5) . Type of bank to be installed: Compacted Native Soil ProtecLteciL) ly___Andscape Planting and Grass Planting . 1 Net change in storage capacity of floodplain resulting from fill CU.Ft. (increase in storage capacity) ......._.L17.700 IWill the fill increase the flood crest or modify the flow of floodwaters Yes No No If so, what will the quantitative ' 1 effects be? (Attach a sheet for explanation) . ..4' ., Ltlactures Existing structure (s) in floodplain:___Anta_____ . Height _Ft. Width Ft. .........___ 1 Distance from stream' s edge,: Horizontal Distance . Vertical Drop Ft. 1 . Proposed structure (s) in floodplain , -,......._._,....... . Height Ft. Width Ft. 1 • . Distance from stream' s edge: Horizontal Distance Ft. Vertical Drop ' Ft. IDistance between existing and proposed structure (nearest Point) 1 Fti 4 ,'• 0,:* 4! ' 4.".. 11 Will the structure increase the flood crest or modify the flow I , of flood waters? Yes No If so, what will the quantitative effects he (Attach a sheet for explanation) . 6 , Will the proposed structure be designed to withstand the destructic effects of a flood Without significant mage? (Attach a sheet to ekplaih specifics) , .1 ' i 4 7+ . r ' .f• • PAGE .3 , ' SPA USE PERMIT T e What type of materials are to he stored? .� ti.ra� . YP Wane • • : :: ::: Volume/quantity of material (s) . . . . . . : : ',,.' 1 Distance of storage from stream's edge Horizontal get, Vertical Drop Ft. .Distance of storage from nearest building Ft. Will the material be anchored to prevent mtsNement in the even of a ' • Flood? Yes How? No Why Not? (Attach --a---sheet for explanation) Type of screening for storage . Y Y Y 1, r I t 7 M F Y • Y l E 1` 1I r { , i ; ,„ r_..ir.. •.,....ter..... h i e' •• ■ 3 j yam ta. .vtl„i .XIII r. Q nclusians of Flood Plain Modifioation Hydrae is Study t' t . 1 h h, r , ! i ! _. { jj " • 1 , I ■ f 'f 4 I 4 q " f ' R 1, a( t 4 r 1 I i V . 1` 4 `, ,,,'"'� r,r ..,,:. ....,.: .,,.. . r...,,, ,.,,,..;,,,.. . .... .. ..... � i r nvww! va r'�iu�dhxrmx+�.e�4.vnr 1 f MrtN % rtN4 ' •SY'' S r., , ,,:m.,a .�tt � n..:!M' f';n „w i =Mb.,,a, w.a �. � OHM' ,.'N^« n. 1�.�,_ 1� .r. • KOLL BUSINESS CENTER - TIGARD FLOOD PLAIN MODIFICATION HYDRAULIC STUDY r� (Revised 7/20/79) I. INTRODUCTION This report presents the conclusions of our investigation into the hydraulic impact of constructing proposed improvements asociated with the Koll Business • Center development within the 100-year flood '`lain of Fanno Creek between river miles 6.77 to 7.22 in the City of Tigard, Oregon. The proposed improvements within the flood are shown in drawings SD2 and SD4 and generally consist of a roadway/parking area embankment and storm water detention ponds. II. SUMMARY OF FINDINGS From the results of our investigation, we conclude that the construction of these proposed improvements will have no significant impact upon the hydraulic characteristics of Fanno Creek under the 100-year flood flow stage. Specifically, ',. we find that the improvements will not cause the 100-year flood stage elevations to rise over those that would occur in the existing condition. I Presented herein is a description of the site, a description of the problem, discussion of methodology of analysis and discussioh of findings. r , III. SITE & IMPROVEMENTS DESCRIPTION proposed parcel i s within the City� The site of the development p y of Tigard, Oregon, s Ferry Road on and generally � _area formed by Fanno g lies within thegeograph�c y Scholl y Unified . a the the Korth, nified Sewerage Agency property on the south, no Creek on t west, and the Southern Pacific Railway right-of-way oh the east (See Drawing SD4) { The existing ground within the project area generally slopes from the western and northern boundaries down towards Fanno Creek which lies along the easterly '+ high of Fanho boundary. . The elevation of the ground EL. 155 alone the bank o n C. & GAS. - 1947 ad ' to a low of approximately varies from a high of LL. 190 .S'o Creeks Datum 194 j) pp Slopes within the site are gentle and rolling and vary from flat to approximately 10 percent at the steepest. s a presently purposes and is planted with The site �s recently being used for agricultural ur oses an field grass. Along Fanno Creek there is some scattered clumps of riverihe vegeta- ' �t ' ti on such as brush, ber�yteeratttb�esaredl ocatedtrretnari l�eabave are EL a a few isolated large trees within the which primarily 164 and hear the western and northern boundaries. The 100-year flood plain n bou . . 1 been boundary of Fanno Creek through the site has ee �,y..rCorp �. (Corps) ,dy published .� establ�shod j by the U.S,U e S. i Corps of Engineers CRti Vey and aTr�butari es Plates under the title Flood Plain Information,.Tualatin a✓ y' 62 and 69 of this study describe the boundary as the intersection of the existing ground with a sloping plane beginning at EL. 166.0 at Scholls Ferry Road and dropping to EL. 162 at the southern edge of the site. pp 9 9 Drawing SD4 graphically depicts the location of this 100-year flood plain boundary. The corps is presently in the process of completing a more detailed hydrological study of Fanno Creek which is expected to result in a lowering of t he flood plain from the elevations given in the 1969 study. As part of this investigation we have been in contact with Mr. Ken Soderlind, the Corps' Project Manager for the . . Corps' J M g h current Fanno Creek study. Present indications are that the study will not be finalized and ready for release until August 1979 at the earliest,, however he was able to give us .ewnie preliminary data which indicates that the flood plain boundary will be lower in elevation and consequently, closer to Fanno Creek than that formerly presented i n the 1969 study. The flood plain elevations in these preliminary data have not been reviewed and therefore the exact location of the flood plain bounda in based on the current study cannot now be stated Witt; certainty except that it will be tower n elevation and closer to Fanno Creek in location. Since final data from the current Fanno Creek study were unavailable, we have y ± . •g. in based. the anal sus and conclusions of this investigation on the data found � the 1969 Corps' study. We believe that the conclusions reached are therefore impact project p , severeVunder�ther�1969hf l ooda cl ai n def i ni t onthan hunderetheol less extensive i be more plain flood plain of the current Corps' study. The construction proposed within the flood-plain consists of a low embankment foorkanroadway and parking area and two storm water detention ponds. The roadway/ parking embankment which is located.within the eastern fringe of the plain which he flood generally parallels Fanno Creek as it traverses the site. The top of the embank- meat is generally 2 feet to 3 feet above existing grade and the to of the embank- ment varies in location from 90 east to 250 feet east of the defined creek section of Fanno Creek. Drawings SD4 and SD5 show the roadway in plan and show repres- entative cross sections through the embankment. Drawing SD1 presents a typical street section for the roadway. The embankment outside of the paved areas will be landscaped and planted. The two storm water detention ponds which are located in the flood plain are shown in plan View on Drawing SD2 and in cross-section view on Drawing SD5. p be + storage. The ponds will be Together these ohd' create 32,Qt10 cubic feet of st ted by excavating present grade with some minor filling required construe y rtg below resent gr for the north and around the perimeter an. central landscaped island Y and the cen y The ponds will be planted with grass and the perimeters will be landscaped. See Drawing h L3 for landscape pe �rea me..t of north pond, gig l � s p treatment hrthpn IV. PROBLEM STATEMENT, There are WO Potential ways ih Which the proposed construction may createoa the hydraulic impact to the flood flow of Fanno Creek causing the flood level th creek . .site the embankment may s i ,, age k to rises First, result in a decrease. in food storage t may n constriction '/ to the. flood flow resulting second, the em�aan�,men ay create a channel cons ion volume within the site an g in additional backwater over that caused under the existing conditions, Both of in potential impacts Wereihvestigated in this study and are dis=► x cussed n this report under the headings of `l ood Storage ' and Channel Restri c_ tion" V. METHODOLOGY/DISCUSSION OF ANALYSIS AND FINDINGS A. Flood Storage The effect of the proposed construction upon flood storage within the boundaries 1 of the development parcel was examined by computing the net fill or excavation within the 100-year flood plain that results from the construction. A net fill would cause a commensurate decrease in storage: while a net excavation would result in the opposite effect, i.e. an increase in storage volume. The extent of excavation and fill created by the construction is shown on Drawing S:04. The proposed construction results in approximately 3400 cubic yards of fill and 8500 cubic yards of excavation within the flood plain. Therefore, there is a net excavation of 5100 cubic yards and a consequent increase in flood storage 5,100 cubic of 5, Wards The computation of excavation and fill quantities is in- M cluded in the appendix to this report. Since the construction does not decrease flood storage volume, but increases the storage volume, the impact of construction on flood storage must be judged to be acceptable. B. Channel Restriction The potential restriction to the flood flow channel that may result from the construction was evaluated by computing a backwater flood profile through the site for the existing condition and the proposed condition. Comparison of flood elevations betwe en these profiles will then reveal if the proposed construc- tion two tion will create a channel constriction which would cause the flood profile after construction to be higher than that before construction. da Se Backwater computation" rrocedure, a cross • the "Standard t p the elevation of the 100-year flood was computed at six representative c locations plots using p P of these sect; the cross section fats and the computatio sheets are included these sections, in the appendix to this report. The assumptions used in this computation are 4 listed below: r 100 year flood flow rate 2150 cubic feet per sec from Table 21, 1969 Corps study 0 Mannings "n" 0.050 Control Point Elevation: Flow is subcritical therefore downstream control used sed to begin n computations, Since the purpose of this analyses was to determine relative a differences between existing and proposed cases, an assumed downstream control waul d suffice provided the same control point and elevation was used of each case and a provided the point was downstream of the ccbnstruction Accordingly, downstreamhcontrol was assumed at the south property line, Plate 69 1 969 Corps study gives the flood profile elevation the ion at this point be EL,, 1 Therefore, EL 162 at the south property line o�nt to � 62� was used for downstream control, • The results of the computation are tabulated below in summary form. 7'9 ,.:.,.mow-....., ..., >. rt L , . . . , .. .._. , _.... . a 100 YEAR FLOOD PROFILE ELEVATIONS BEFORE AND AFTER CONSTRUCTION . . Section Elevation Before Elevation After Elevation Construction Construction Change, Ft. G 162.0 162.0 E 162.15 162.14 0.01 D 162.18 162.16 0.02 C-1 162.20 162.18 0.02 . i 1 , C 162.23 162.22 0.01 , . 1 B 162.45 162.50 0.05 The results of these computations show that there is essentially no change in • the flood profile between the existing case and the proposed case, in fact the e profile existing h ' only increase in computed flood elevation is 0.05 ft. which occurs at the upstream end of the project area where the embankment is closest to Fanno Creek. This I slight • i ncrease is • Judged to be insignificant. • C. Summary a On the basis of the analysis presented herein and the findings discussed herein, we find that the construction of the proposed roadway/parking embankment and storm water detention ponds in the flood plain of Fanno Creek Will not adversely effect the hydraulic capacity of the flood plain to pass the 100 year flood flow. Further, preliminary information from the Corps regarding their current study of Fanno Creek indicates that the 1969 flood plain used in this investigation , ' 1 is a conservative definition of the flood plain, i .e. the new study shows that the flood plain is actually lower in elevation and closer to Fanno Creek than that described in the 1969 report. • . Respectfully Submitted, WILSEY & HAM Ace PROFt:R, N\-- ti•)' (kjiWeallstVAY)— e", 4,1.0114t4,0 -ao, Arthur M. Furber, dr. , Pit, i Ar ' Principal Engineer oturaott • 1f4sw).,e/4/41G, 22.1 AMr!sl 4t,t.43(4.41 , 0g 1 • VC*1 THE motvos MARKS HOUSE 1501 s HARRISON STREET ( PORTLAND°MON Q7201 503)227 2688 Des ConnoU W1Iom C Cox D Richard Hornmersley 1 Bradford Shy Daniel C Lotenz RECEIVED DES CONNALL JAN 191979 LEGAL CLINIC CITY OF TIGARD January 18, 1979 City Recorder City of Tigard P. O. Box 23397 Tigard, OR 97223 Re: Koll Business Center Zone Change 0 On Scholls Ferry Road Property Dear City Recorder: Enclosed please find a Notice of Appeal in the matter of McKenzie/Saito and Associates (Koll Business Center) zone • change application No ZC 26-78 and conditional use application No. CU 33-78. In addition enclosed please find a check for $150. 00 for the transcript production. If you have any questions please do not hesitate to call. Very truly YoUrts, DES CONNALLI P.C. William C. Cox WCC:bp Enclosure 4 . . 1 BEFORE THE CITY COUNCIL 2 CITY OF TIGARD S In The Matter of ) ZC 26-78 ) CU 33-78 4 ) ) - NOTICE OF APPEAL OF PLANNING S ) COMMISSION DECISION; ) - DESIGNATION OF RECORD; 6 KOLL BUSINESS CENTER ) - REQUEST FOR ADDITIONAL ZONE CHANGE ON SCHOLLS ) TESTIMONY. ' FERRY RD PROPERTY ) 8 Action BeingchRiltaged and Date •'" 9 Koll 8usiness Center whose agent McKenzie/Saito & Asso...dates, 10 P. C. , filed zone change and conditional use request on its behalf 11 hereby appeals the January 9, 1979 decision of Tigard's Planning 12 Commission. By that decision Tigard's Planning Commission denied I 13 petitioners ' requests for an M-4 zone designation and conditional 14 uses on the subject Scholls Ferry Road property. InsLead, upoia the 15 unsolicited motion of one of Its member the Commission designated 16 the property as M-4 (P-D) with specified conditions. 17 The ProPerty in question was recently annexed from Washington 18 County by the City of Tigard without a zone designation. Washington 19 CoUnty had designated the property with a zone most closely related A ro. 20 to Tigard 'S M-2 designation. The GreenbUrg-Brook8ide neighborhood 21 plan was interpreted by the Planning Commission on October 17, 1978 8§04-4 1*:18-e.t22 to require an M-4 zone oh the subject property. Petitioner's A "09 23 Original application for an M-2 zone Was denied on October 17, 1918 24 on the grounds that m-4 was the proper zone deignation. 2g /// 26 /// Page 1 - NOTICE , DESIGNTION AND REQUEST ':i . , , , 0 . . 1 Re.21.§21.1.§._12E_..822111.. 2 By its action the Tigard 's Planning Commission, to the injury of . ' 3 substantial rights of the petitioner , 4 (1) Exceeded its juisdiction. " 5 (2) Failed to follow the procedure applicable to the matter before it 6 (3) Made findings and orders not supported by reliable, , 7 probative and substantial evidence. 8 (4) Improperly construed the applicable law. 9 Designation of Record: 10 Petitioner designates as the record on this appeal the 11 entire file consisting of all staff reports and correspondence 12 of Tigard 's Planning Staff, Planning Commission and related i3 bodies, agents and representatives concerning the subject 14 Property. 15 In addition petitioner desginates the entire transcript of 16 proceedings regarding the subject property made during the 1 ' planning commission hearings on January 9, 1979 and on October 18 17 , 1978 and all findings and conclusions relating thereto. 19 Request for Receipt of Additional Testimony, . t 20 Pursuant to Section 18.92.020 of the City of Tigard's zri152 21 zoning Ordinance petitioner requests the City council to allow 8f0442 ...,..„.- .,,-... asi ieL.c.,1022 addtional testimony to be taken. . ,. . 23 Pees 24 Attached i8 a check for $150.00 to offset the cost of 25 supplying the required transcripts of proceedings. Any 4 26 additional fees required Will be submitted upon request. Paged 2 - NOTICt, Dt8IONATION AND A8Q0t8T .,.. 7 • • 4- . . , . 1 Respectfully submitted, 2 DES CONNALL, P. C. , • 3 4 WILLIAM C. COX Of Attorneys for Petitioner 5 6 7 8 • 9 10 11 • 12 18 14 15 16 1 18 , 19 20 'E 00 g 21 • z 0 , • E(44.8 « 0 gq<1?)Y011 22 23 24 ' 25 , . 26 Pge;• NOT/CE, DESIONATION AND REQUEST MINUTES 4 TIGARD PLANNING COMMIn_ON January 9, 1979 •- 7:30 P.M. /' Fowler Junior High School Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon L. Call to Order: The meetingwas called to order at 7:35 P.M. by President Tepedino. 2. Roll Call: Present: Bonn, Funk, Helmer, Seeher, Smith, Speaker, Tepedino, and Wood AbSent: Kolleas Staff: Howard and Selby 3. Approval of Minutes: The minutes of December 5, 1978, were considered, but several errors or ommissions were pointed out, and President Tepedino postponed approval so that staff can • research the tape record and make necessary corrections at a later date. The minutes of December 12, 1978 were considered. Attention was called to page 2, Item t where it was stated: "Smith did not think the City should become independent on federal funding." This should be ". dependent on federal • tunding. on page 4, E near the top of the page it was pointed out the second item should read: "Speaker withdrew the motion with consent of the second." Also that on page 6, Item 5.2E, second item, the work "vegetative" should be "Vegetation". Thereupon it was moved, seconded and unanimously carried the minutes of December 12 ( be approved as corrected, 4. Planning Commission CommUnioation: There were no Planning Commission communications to be considered at this time • 5. Public Hearings: Public hearings were opened after an announcement by President Tepedino as to the procedure to be followed in this portion of the meeting, 5,1 zone Change ZC 26-78 (Mackenzie/Saito & AS5ociates) NPO 42 • A request by Mackenzie/Saito & Associates for a tone map amendment from Wash. Co. RA-1 "Limited Manufacturing/Production' District to City of Tigard M-4 "Industrial Park" zone for a 44,46 acre site, south or 8ohollo • Ferry Road (Wash, Co, Tax Map 181 34AA, Tax Lots 100, 200, 300 & 400 & Tax Map 151 358, Ta tot 1700) . A, Staff Report: • Selby of 'Staff read the staff report, He also pointed out the area under consideration on a large wall map, and presented several of the property from various points around and on it • 8, App1icane8 Presentation: Rodger Fugerholm of the Xoll Company, 8247 8.W, Cirrus brive, teaverbon, opened with the Statement his oompany agreed wholly with the staff report • MINUTES TIGARD PLANNING COMMISL„M January 9, 1979 - 7:30 P.M. Page 2 and the recommendations, Which had not yet been presented. After calling attention to the company's project in Beaverton as an example of what they contemplate in Tigard, he introduced Sonna Durdel of the Koll Company, who presented a number of Slides on the Beaverton project, explaining what their company felt tC be important aspects of the development. Ms. Durdel told of the meeting of CPO #2 held November 29, 1978, with about 12 residents of the area present. The traffic, pedestrian walkways, the flood plain and greenway, landscaping, building sizes and proximity to Englewood residences were discussed. She stated those in attendance were supportive of the project, Eric T. Saito of Mackenzie/Saito & Associates, Architects, 0324 S.W. Abernethy, Portland, stated this presentation was to show the general character of the proposed development--that it was not necessarily what the final development or design would be in exact size and placement of buildings. He indicated the three phases of the project, and pointed out that there would be approximately 500 feet between any structure, in the project and the residences in Englewood. He Was explicit that any development within the greenway or flood plain areas would be done only after obtaining approvals from the Planning Commission under the ordinances applicable--that this is not an element in this zone change requestt. The firm of CH2M had been retained to conduct studies leading up to approval, just reCeived, of the parking contemplated from the Department of Environmenbal Quality. CH2M is also working with the Oregon Department e 1( of Transportation on the traffic situation. The,time frame for this traffic study is beyond the control of Mt. Saito's firm. Mr. David Ce Leland, 6715 S.W. Canyon Road, Portland, Consulting economist, presented an economic impact analysis of the project. He explained some of the basis used in the preparation of the analysis. C. Public Testimony: Speaking briefly in favor Were ?????T??, 11395 8,W. Ironwood Loop, Englewood • Doh JarMan, 11348 S,W. Ironwood Loop • Bill Bennett, 1".1.340 S.W. Ironwood Loop William R. Robinson, 12000 8,W. Bull Mountain goad, Tigard owner of the property. There was 110 testimony in opposition to the Proposal, D. staff Recoffimendatioh: Selby Lead the staff recommendations: Cross-oxamination: In cross-tamihaeion the question was raised Of the approkimate time , 1 frame for maintenance by the applicant of the qtteftway landscaping, MINUTES TIGARD PLANNING COMMISSION January 9, 1979 - 730 P.M. Page 3 q. N . Selby stated discussions with the applicant centered on approximately five years, subject to consideration by legal staff and action of the City Council when passing the zoning ordinances on the property. Mr. Leland stated in response to a question as how the park land was valued, that it , was the proportionate cost of the land in the whole project. The questions of the tax benefit in view of the 6% limitation was raised. Mr. Leland stated he 'had used as the assessment the average over the last . . . five years. Commissioner Wood questioned whether the tax revenUe would in fact raise total local revenues, or whether they would not rather reduce the tax rate for everyone. (note: The impact on total municipal • and other revenues is being researched.) Commissioner Wood, after expressing much satisfaction with the develop- , merit as presented, asked why this had not come in as a Planned Unit Development? Mr. Fugerholm stated it was, because the concept behind most • planned unit developments was a request of relief of some standard in exchange for giving more on another standards. They, however, are not asking for relief of any standard or any ordinances. He felt their request as presented would reduce time demands on the Planning Commission and other municipal staff. Commissioner Wood called attention to Condition #3 talling for dedication of greenway to the City, whereas their preliminary plan showed driveway, 4( parking, and even some buildings within the indicated 100 year flood plain. He asked i indeed the applicant agreed With a literal reading of the condition calling for dedication of all greenway areas to the City. • Mr. Fugerholm emphasized the tentative or preliminary nature of the plan Presented, and stated that after their engineers had an opportunity to study the Corps of tngineers' forthcoming report, they would come back with a more nearly final request, including requests under the flood plain ordinances• Conseqtently, it Was not their intention to dedicate the presently-shown greenway areas at this time • Mr, Fugerholm responded to three issues mentioned in testimony of proponents: (1) Density, which according to Mt. Leland's calculation Was 18% of the gross land area, or 27% of the non-greenway area. (2) maintenance of the greeftway: Because oE the importance of Ehe greenway to the project q they would not permit the greenway to deteriorate, and if the City were unable to maintain it properly they would do so -in perpetUity if necessary, (3) ,,,PraEfic He stated the residential demand alone w4 requite a four-lane toad before their project is ,Dperative, They wi" ' • contribute what is necessary to handle the traffid from their developm‘ Js Es Commission OiSOuSeiOn S ACtiOn! 0 Commissioner Wood stated that in the past all such large developments • had come in aa Planned Unit bevelopments. He mentioned several unrasolved • issues, such as traEEio, greenway usage, and greenway dedioatiott After , considerable discussion among the Commission members, Wood moved as ( folio • MINUTES TIGARD PLANNING COMMISSION • January 9, 1979 - 7:30 P.M. Page 4 ` Based on staff findings plus the finding that this is a large, • environmentally sensitive site which the comprehensive plan encourages be developed as a Planned Unit Development, the request for a zone change to M-4 Industrial Park be denied; but that the Planning Commission hereby grants the applicant preliminary plan approval as a Planned Unit industrial Development (M-''' PD) with staff conditions 1, 2, 4 and. 5; and with the third sentence of condition 3 modified to read: The applicant shall dedicate to the City that portion of the greenway not approved for parking and driveway use at time of final plan approval, and submit • an agreement to maintain the greenway for a term to be determined by the • City legal staff i uid applicant; and adding as condidan 5 Preliminary plan approval does hot constitute any final approval as to the amount of encroachment, if any, of driveway, parking and buildings in the flood plain. Condition 7: Any proposed fill in the flood plain shall be offset with equal retention in other areas, Also that the Planned Development fees be waived to the extent of fees already paid for zone change application. o This motion was seconded by Smith and carried, with one negative vote 5.2 Conditional Use CU 33-78 (Mackenzie/Saito & AssociateS) NPO #2 A request by Mackenzie/Saito & Associates for conditional use perMit to develop an industrial complex, combining business offices, light manufacturing and warehousing facilities in a M-4 "Industrial Park'! zone on a 44,45 acre site, south of Scholls Ferry Road (Wash. Co, Tax Map 1S1 34AA, Tax tots 100, 200, 300, 400 & Tax Map 1S1 35B, Tax Lot 1700) A. Staff Report: • • Selby read the staff report P. Applicants Presentation: • g specific, y , . r Mr. �U erholm read into the. record seven uses detailed in the Mackenzie/Saito' letter of November 20 1978,. addressed to the Tigard Planning Commission as permitted Under selected sections of 18.52.020 of the City's zoning ordinances. C. Public Testimony: None D. Staff Recommendation Selby read the staff recommendation E. Commission biscusSion Action: o Comt>tissioner Wood questioned the emissions or noise generated by Manufacturing operations contemplated. ti Mr, `ugerholm explained their lease donditionsi which preclude any Such obnatious use to anyone outside the building, MINUTES TIGARD PLANNING COMMISSION January 9, 1979 - 7:30 P.M. Page 5 o The commissioners discussed the wording of the appropriate motion in light of the modification of the previous request. o Thereupon. Wood moved to amend the preliminary Planned Development approval to incorporate the additional uses read into the record by the applicant. o The motion was seconded by Speaker and unanimously carried. President Tepedino called for item 5.4 because of rescheduling from the December 5, 1978 meeting. 5.4 Conditional Use CU 32-78 (Ted Vonada) NPO #3 A request by Ted Vonada for a conditional use permit to construct a duplex in a R-7 "Single Family Residential" zone on a .57 acre site at 13800 S.W. 110th (Wash. Co. Tax Map 2S1 3DD, Tax Lot 1300) . This item was tabled from the December 5, 1978 Planning Commission meeting. A. Staff Report: The staff report was read by Selby. B. Applicant's Presentation: • The applicant's presentation was made by David Vonada, 19455 S.E. Alexander, Aloha, son of the applicant Ted Vonada. He briefly stated the area zone contemplates duplexes, and there are Several duplexes : existing or planned in the immediate area. • C. Public TeStimonY: There was no public testimony. D. Staff RecommendatonS: The staff recommendation was read by Selby, E. Commission DisCUSSion & Action: o Speaker questioned whether the dedicatic,.n of 25 feet for street would not preclude locating the proposed addition to the present bUilding.. O Staff stated this had been discussed with the applicant, and that he would add the new construction to the South instead of north of the- , present structure, which would still allow for adequate setbacks, The participation in construction of local improvements called for by condition 5 was questioned and oxPlainea by Selby by reference to a wall map. /t was stated the drawing submitted did not accurately portray present plans, . ( . " dr • STAFF REPORT �; AGENDA 5.1 • TIGARD PLANNING COMMISSION . ' January 9, 1979 - 7:30 P.M. .." Fowler Junior High School - Lecture' Room .•., 10865 S.W. Walnut Street - Tigard, Oregon .L. Docket: Zone Change ZC 26-78 Request: For a zone map amendment from Washington County MA-1 "Limited 4" Request: to City of Tigard M-4 "Industrial. Park" zone on a 44.46 acre parcel. • • Location: S.W. Scholls Ferry Road next to Southern Pacific Railroad tracks s.., (Wash. Co. Tax Maps 1S1 34AA, Tax Lots 100, 200, 300 and 400; Tax Map • is1 85B, Tax Lot 1700) . Applicant: Mackenzie/Saito & Associates ` r ' I. Findings of Fact: 1. On October 17, 1978 the Planning Commission denied the applidant's ' request for a ;M-2 General industrial based on staff findings and , , staff recommendation that, since the development policies are P directives 9i• to the Comprehensive Plan and only "Industrial ( ) designation is stated, the staff feels that the plan is specific and legally ° binding to all industrial development in this area to be of M-4 permitted or conditional use standards. i 2. The site is designated. "Industrial" on the NPO *2 Plan. A r n. \ 3. The NPO #2 Plan for Industrial Development Policies states industrial.. , .. . 'rto. the highest ;; POLICY 25 The industriai the should be developed g standard provided in the zonin ordiaance, the M-4 Industrial Park P , category. , POLICY 26. Industrial development shoo.ld conform to high standards `� l for building and site design. The Design Review Board Will review the site plan of each proposed development, a5 provided in the ^. '+ toning ordinance, in order to evaluate the compatibility of vehicular 'I access, signs, lighting, building placement and designs, and land- . soaping with adjoining uses► both existing and p proP osed The examples ' of good desi g n, already present in the Neighborhood, should provide • the norm for the Design Review Board whets considering new develop- ments and e.he expansion of existing ones. / POLxC ' 27. The industrial. uses noire located i,n the t eighborhood are of } the non-polluting type. This is the only type which should be „ allowed to locate in the neighborhood. f The diose interface o o '`.1'; , residences and industry makes this essential. P POLICY 28. DeVeloptient will oc'incide With the provisions of public °; 'streets, Water and sewerage. 1.'acibities, These facilities shale be. (a) capable of adequately ser+vinq all intervening properties, as well as the proposed development; and (b) designed to meet City or county standards. e , . , . ' - A , * STAFF REPORT \,_k , t . ' a' * AGENDA 5.1 - $ January 9, 1979 - 7;30 P.M. . . zc 26-78 . , .' . ' , Page 2 , . . 4. The applicants are proposing to build some industrial units in the , identified M-4 "Industrial Park" designated area with specific •. , conditional uses, The applicants have expressed the future possibility of building on portions of the flood plain, The applicants will submit the necessary application for development in the fltYpd plain and comply with Section 18.57.060 of the Tigard Municipal Code. . . ,, Prohibited uses and activities. The following uses and activities • are prohibited within the flood plain district except pursuant to special permit granted by the planning commission based on findings . as by Section 18.57.060 provided: * . . . 1. Filling; 2. Permanent structures permitted in other zoned ardaS of the city; . k 3. Any temporary structure which by its natur?, cannot be readily ' removed from the flood plain area during periods of flooding - and which woUld significantly impede or interfere with the flow .•., . of flood waters within the district, , 5. Applicable policies from the Environmental Design and Open Space Plan: " le ' 3 ty alteration,POLICY . The Ci shall restrict alteratio of naturill drainage ways unless it can be demonstrated that the benefits are greater than the detrimental effects. Other jurisdictions 1 . the Fanno Creek ' Basin shall be encouraged to do the same, POLICY 5. The City shall adopt an ordinance to regulate the removal • . . . and/or replacement o.f existing natural vegetation in designated • , areas (flood plains, drainage ways, areas of high visibility, , unique habitats or rare species) ,, Significant trees or stands of 4 , . timber shall also be protected. ) , POLICY o. Require a site development report (e,g. , hydrology, soils, geology) for major projects in designated areas and a statement 11 reflecting me ods to be used to minimize the run-off erosion impact of the development on the surrounding area and downstream r properties. • POIJICY 7. Retain the 100 year flood plain of Fanno Creek, itS tributaries, and the Tualatin '."tiver as an open preserve (Oreenway) . The greenway shall be established as the backbone of the open. spade network, and when a direct public benefit can be derived, when adjacent residential development, the greenway should be. . developed for passive recreation and PelesLrian/bike traVei... if I . . subjech site is presently VacanE with various types and eitea of vegetation on the property. /. The popery is surrounded by single family residences to the West, agricultural and one single family unit to the south gouthern Vacifio . railroad tracks and Portland Chain Co. to the east, The subject property fronts 8ohol1e ratty Road (8tate jurisdiction) and Propose its only access/egress onto it STAFF REPORT . 4 AGENDA 5.1 January 9, 1979 - 7:30 P.M. ZC 26-78 Page 3 8, Eighteen one-story industrial (warehouse,, shop and office) units are proposed with square foot ranges from 10,000 to 26,800 square feet. 11. Conclusionary Findings: •A 1. The applicants areproposing to establish industrial type uses that comply with the NPO 42 Plan. 2. Scholls Ferry Road is State jurisdiction and presently has traffic problems. Consultation from State Highway Representative to express the problems and solutions this project may have on the road is desirable. 3. The applicants' future proposal to 'encroach onto the flood plain and greenway system needs astute observation of facts and consideration to future impacts on downstream drainage areas with the greenway system plans and policies. TIT. staff Recommendations: Staff recommends approval subject to the following conditions: 4 1. That the applicants finance and implement any studies, construction or f dedication of property or funds necessary to comply with the request of the State for improvements on Scholls Ferry Road to offset the impact the applicants development may cause. The State Highway Department shall be responsible in depicting the 'fair" amount evaluation of funds and/or property the applicant will be required to participate in. The applicant shall meet the requirements prior to issuance of building permits, 2. That the applicant appear before the Planning Commission with a flood plain fill permit application when futuie building development is desirable. 3. That the project development comply with the thvAronmental Design and Opeh space Plan. The "Greenway° area shall be determined by the natural drainage and flood way terrain. The applicant shall dedicate the °Green- way" area to thc City and the applicant shall submit an agreement to maintain the "Oreenway' for a period to be determined by the City' legal staff and applicant. 4. That construction and drainage plans must be submitted to City 'Engineer , and Building DepartmenE8 with agreement arid bonds as necessary fOr approval prior to issuanoe of permit . 5, That the applicants submit construction plans with timeline schedule to the local juri8diction fire department and utility companieS for approval prior to final building inspection Report prepared by xon Selby Associate City Planner aahuary 5, 1979 Note: Applicant was hot able to submit visual plans for the ZC or cti at the time of this printing, however, plans will be available at the meeting, a :. , ^ ,p. t N �'•� pr...+..�.1,,,'w.,t•.. .-wr-r•�f,r,.r..•+t*•etw^°°r+..'^,^r•er-M.••q•,y"°•n—•twr""'..w'!°"e""";Y'°.r^+'•"++u'•y^^r"t!'+^'+""n,^'ne•w. eA•w:.«•,w..,...w•wrwknr.:w.°°.e.s•'•.uwnnw•.---•,.+-,nf.•f+;..'»w.w„tN.`,":J'•I"r,?"•••°^0"r•,+..r•n.•.•'•,,•,•'.1'F°.'m"'r n+•Q•. S ,+m•w:mq•�,-,--w,+Mrn°..rpwt7 r.77 .x,..777: t • b < ' t y- Via, wry t, x, yr ' rA �,z. „ r 4 '-::,I ,; .,' ^�, �y: �� V�_ v rry. rj. ,i1,Fkfi i��+I� .! ,),, SS// ,i I J{ ✓,,,j k !1,. 1, r x,,.. f .cr }yt• •-p ,; �,'�' +, '.' o •'� .s; ��,� E i C v �h.. . ''l'7, �,y *� rAr 2.,,}i:_ „� .:. ,r„ v..^.: `.. .:...r ..;' i} n � Pb •r s 1P k; y� .a • ,> .,..,VI • .:iv r� �,c' `'d Ott , ' y .,„ •,,,•,,,,,,:•,.,,,.. •.r'...'' 1' ' . ;.1. ■r ''''''.' '' f ',:t , r. r ,.. ,' . .,,. ' ,, -+r •'>ti ,'+, {;f ':t), 6 "� I't i"I r. P'r`rS'..F. ^t .•f^. S. � .r 5...'. M ' ,�. .; r.�^ .r.`,.: •.:. .d' '�} N'U r . .`' KQLLCO1\ IPANYBU$INESS f- 9t' PROPti','-.- 4 v” f' "t i, �'� '., '` r. I ( M f'f,»I a..t..-. 1,�, �.,'. ()R,L 'ivI7s.!7',:',','-.,„:::,REGQ 1 r�,� I t 1� � M r ti ��U,i I I, iy• , C 1 f C, ,Al c 1, iyy•' 15+3 G 1, � VI !'f r ' 1 'Ir .�I uY I a' : _ .a , o t, N 4,1 "'r•':';';'0'.'4 r 1:, r, rt r'. 'I�r U '1r ,c D'� P i � {� ,5 Ili 4b r�^ir ;t11{r, 1 a , , :' 7.•wird- •t Pr ,,,i i p 1 2i ,' 1 w .U' r ,1''' t fs` �� °'.• 'fit '!;� A .r r f, a' I �� and �t "of,�'i Ord;,care on ;: �'repar�� h� �n1� •, , 'r1 1 t ' C`y 'r� Y ,'I ryy rf I r ,a,•k P c:' (,' „ { o 4 1 - •Sl ra to a. ,,rt 5 ,l r ds' i 1 ' rf 1 IS n7 Ir 3 1 � Iy "�� zr �",� '� � �" . ta' i r P X11 � I•' s' I 1 (�•� � ., ,i c: rf c 7 Yr t tr �•� Spu^ t.. M Srd 41 1 y 4• is �� !!`� J, . �r �., :, � I� � -'� Y:r � L '. rr u,t wr f ar,. o S�j. xi...- 5S jF' C) z' U J S rt w s, 1 k i , , " v „ y to . /,, f '''''''...;r.:%':• ,;.:C'.';....''',l■'''':fr..:, (F. . ' ' ' ' .t ,t'.'hr' Ia ^r J • < i N fib 5 �i t ( ' �, Il' ;I �Cl v n i, t • y yr, .� U ' , <` 4 The Lo land om EGb om cs d ultants „ y,,J 2., , is r MLL w . Ip,"r. m ....W*» om,r:> ,,��.w+-fl. w , , w.. w ' #:� TABLE OF CONTENTS . ..: TE PAGE INTRODUCTION . . . . . . . . . . . . . . . . 1 . ",,.;' .: '' ' DESCRIPTION OF THE PROJECT . . . . • . . . 1 • • ,,,-, i, METHOD OF APPROACH . . • . . . . . . . . . 2 DEVELOPMENT PHASING . . . . . . . . . . . . . 2 H. :. CONSTRUCTION IMPACTS 4 l EMPLOYEES IMPACTS OF BUSINES ''''''':. :,.. PARK TENANTS PROJECTED EMPLOYEE EXPENDITURES r . L FOR GOODS AND SERVICES . . 11 AD VALOREM TAX IMPACT . . • . . . . . . . 15 . . : ,t SUMMARY OF ECONOMIC IMPACTS . . . . . . . . 16 _s f . . ,, . 1.l K 'olig :' 1 ri. I n i 1 r TheLelandCompaN__ __ ,, , , , ,„ ,,.„ .. ', . :: H, .1' ,.. , ,,,, „,, . ,. _ _ . ,, , , . • • LIST OF TABLES • TABLE PAGE 1: PHASED CONSTRUCTION AND COST PROGRAM FOR DEVELOPMENT OF THE KOLL COMPANY BUSINESS PARK, TIGARD, OREGON 3 • I 2 : PROJECTED EMPLOYMENT AND PAYROLL FROM DEVEL- 1 OPMENT OF THE KOLL COMPANY BUSINESS PARK, TIGARD, OREGON . 5 3: PROJECTED CONSTRUCTION EXPENDITURES FROM DEVELOPMENT OF THE KOLL COMPANY BUSINESS PAR , TIGARD, OREGON . 6 4: PROJECT FEES AND PERMITS RESULTING FROM DEVELOPMENT OF THE KOLL COMPANY BUSINESS PARK, HI I TIGARD, OR • 5: SQUARE FOOTAGE, NUMBER OF TENANTS, AND OCCUPANCY CHARACTERISTICS OF THE EXISTING KOLL BUSINESS CENTER, BEAVERTON, OREGON 9 6: SQUARE FOOTAGE, TOTAL EMPLOYEES, EMPLOYEES BY CATEGORY OF EMPLOYMENT, AND EMPLOYEES LIVING NEARBY, FOR 35 BUSINESS TENANTS OF THE EXISTING KOLL BUSINESS PARK, SOUTHWEST HALL BOULEVARD, BEAVERTON, OREGON . . . . . . 10 7 ANALYSIS OF ANNUAL EMPLOYEE INCOME AT THE EXISTING KOLL BUSINESS PARK, BEAVERTON, OREGON, BASED ON SAMPLE OF 35 TENANT FIRMS . . . . 12 ,, 8: PROJECTED EMPLOYMENT AND PAYROLL AT THE KOLL BUSINESS PARK, TIGARD, OREGON 13 9: PROJECTED PURCHASES OF GOODS AND SERVICES TOTAL AND IN THE NEARBY AREA BY EMPLOYEES OF THE KOLL BUSINESS PARK, TIGARD, OREGON, DURING THE PERIOD 1979 TO 1988 (10 YEARS) . . 14 • 10: SUMMARY OF ECONOMIC IMPACTS RESULTING FROM THE PROPOSED KOLL COMPANY BUSINESS PARK, TIGARD, OREGON • . . . . a . . . 17 The LelandCompan • A , • ECONOMIC IMPACT ANALYSIS FOR THE PROPOSED KOLL COMPANY BUSINESS PARK PROJECT, TIGARD, OREGON The Koll Company, a major contractor/management organiza- tion serving Washington and Oregon, has recently acquired a 46. 6 acre site in Tigard, Oregon. It is the intent of The Koll Company to construct and operate, a high- quality business (office/industrial) park, similar in nature to the now completing Koll Business Park located on Hall Boulevard in Beaverton. As part of the necessary research and planning studies, and in compliance with requests by the Tigard Planning Commission to prepare certain materials for inclUsion in the up-coming zone change hearing, The Koll Company ' I has retained The Leland Company, Economics Consultants, as part of the project research and planning team. The Leland Company has been requested to prepare an impar- tial assessment of the economic impact of the proposed Koll Company business park project on the City of Tigard. This report describes the economic impacts and includes text and tabular data supportive of the analysis. DESCRIPTION OF THE PROJECT The 46. 6 acre site is located on Southwest Scholls Ferry . Road near the intersection of Oregon Highway 217 (Beaver- ton-Tigard Expressway) in the southwest quadrant of the Washington Square regional shopping center immediate j influence area The site is presently undeveloped and I includes within its confines, a portion of Fanno Creek and drainage area As previously discussed with the Tigard City Planning Commission and staff, approximately 15. 1 acres (32. 40 percent of the site) will be established as I permanent open space bordering Fanno Creek. The balance of the property, approximately 31 .5 acres (67. 5 percent of the site) is proposed for development of a business park providing structures and related support facilities for offite„ light manufactUring, warehousing, and distri- bution industry spade tserS. Site plans and development schematics have been prepared by Mackenzie/Saito and Associates, PC. , Architects, Engineerst and Planners. This information ha S been submitted Wider' separate cover to the Tigard City Planning Commission and Planning Staff The Leland Jrroa y , s . i 1 V . • ° ' ' 0 0 1 METHOD OF APPROACH ,. ' The method of approach used by The Leland Company to evaluate ' ' the economic impacts of the proposed 1<011 Company Business Park included two basic techniques: 4, '1 1. A detailed examination of the present 1<011 Company Business Park, located on SW Hall Boulevard in Beaverton, was conducted. This approach was undertaken as a means of determining the physical facility and tenant charac- teristics of the proposed business park, including types of facilities, types of business users, employment characteristics in terms of category of employees, ,-. employee income levels, and proximity of employee residences to their place of work. ' . ' ... , 1 2 . A pro forma projection of development phasing and related • costs for the proposed business park was developed in order to structure a scenario of when facilities would be in place. n g This information, which is described in the following pages, provides the basic dada inputs from which the economic At. analyses and impacts were established. . _ In addition to employee/tenant interviews at the existing ' Koll Business Park, other sources of data used in the pre- i paration of this report are listed in the appendix. , . . , DEVELOPMENT PHASING •, . ' 1 ' A three-phase development program iS planned for the Tigard, Koll Company Business Park. The phasing of development ex- tends from 1979 through 1981. Table 1 shows the phased con- ,. ( strUction and cost program for the business park, including g acquisition, land development, construction, and construction/ .., development related costs. The three-phase development program haS a projected cost of $210992 ,600, summarized as follows: ' . PHASE YEAR DEVELOPMENT COST 'fi. .. 1 1979 $7,511,400 II 1980 ::7( :1O0 I 1981 7g00 . 1 $22 ,992 , 600 The Leland Company . 2 ot A . ., . t . C } , f i- , _?-' - G is i. — s } t i Table „cm-- PHASED CONSTRUCTION AND COST PROGRAM FOR DEVELOPMENT Mir OF THE KOLL COMPANY BUSINESS PARK,. T IGARD,. OREGON DEVELOPMENT PHASE l'-.:, PHASING & COST ELEMENTS` I II III , Total ;.-.: 0 . 0 Date of Development:: 1979 1980 1981 - : -----i , Land Area (Acres)- : 27 2Ac 1/ 7..5Ac. 1 l 9Ac 4'6 6Ac. Cl) Building Area (Square feet) : _ 117,600sf. 100,000sf. 150,800sf. 35£3,400sf. Land Value:: 2/ $2,0'67,200 $655,500 $1,196,100 $3,,918,`800 <., Land Improvements: 3/ 399,300 277„200 492,.600 1,169,100 Building Development: 3/ 4,468„800- 4,256,000 7,188,600 15,913,400 Taxes, Insurance, Interest, Lease Fees: 576,.100 519,400 895,800' 1,991,300 Total: $7,511,400 $5„708,100 $9,773,100 $22,992,-600. ., 1/- Includes 12.1 acres of phase I development area plus 15.1 acres of greenbelt. 2/ Expressed in current dollars of the year that land take-down occurs; increased at 15 per- cent per year for appreciation.. 31 Expressed in current dol..lars. of the year that construction occurs; increased. at 12 per- cent per year for inflation. Source: The. Koll Company. and The Leland Company; January, 1979 . 1 4 i CONSTRUCTION IMPACTS Economic impacts from the construction phases of the proposed Koll Company Business Park directly relate to the project " costs and corresponding employment and payroll levels. These levels of investment also will affect employment and expendi- tures in and on the local economy. Tables 2 and 3 show, respectively, "Projected Employment and Payroll From Develop- ment of the Business Park" and "Projected Construction Ex- penditures from Development of the Business Park" . Through ; ,. estimating the proportion of construction costs attributable to payrolls and materials and services, estimates are that 530 person-years of construction-related employment will be` gen- erated during the construction phases of the proposed Koll Company Business Park. This equates to a total estimated construction payroll, including professional fees and direct construction payroll costs, of $9,258 , 700. In addition, an estimated $7, 000, 500 will be used to purchase goods and ' services as a direct result 'of the construction activity. Table 4 shows the projected fees and permits to be paid to the City of Tigard and other affected governmental bodies as a result of construction activity. Partially estimated con- struction related fees and permits are $123,100. d 11) 1 EMPLOYEES IMPACTS OF i BUSII NESS PARK TENANTS Once the facilities are completed at the proposed Koll Company ,' .'' L. o ness operating, their Business Park cumulat verYoperaticnsnwillccr�ate a continuing eco : nomic the impact on City o p the y of Tigard and neighboring communi- ties. These meat that is created by the impacts will be largely attributable to the em- p y impacts. y articipat ing tenant firms and ' v to u the expenditures generated by those employees for goods and services in the Tigard community. The methodology used in determining employment and the in- come levels of employees was briefly described on page 2 of this p e ummary, The Leland Company conducted research 4 11 . offirms,rsquare footage, and employees in the ekistinq Kol Company Business Park located in Beaverton. Because of the similarity of the existing business park to the proposed { p { that the t and employee busl.nes5 ark, we believe tha tenant p10 ee charac- teristics in the existing facility form a sound basis for pro- Q jecting characteristics of future tenants and employees in r'e Leland Co-npany_ _4 ' I, s j g ' Table 2 E:' PROJECTED EMPLOYMENT AND PAYROLL FROM. ; DEVELOPMENT OF THE KOLL COMPANY BUSINESS PARK, TIGARD, OREGON: , gt DEVELOPMENT PHASE EMPLOYMENT I II III Total Construction. Cost: 1/ $4,8684100 $4„533,200 $7,681,200 $17,082,500 r. _! r r o n` Construction Payroll 2/ 2,434,000 2,:2.66,600 840,600 8,541,200 Job: 3/ 152 131 206 489 ' Professional Fees: 4/ 292:,100 272,000 460,900 1,025,000 ., W. Professional Payrol : 5/ 204,500 190,400' 322,,600 - 717,500 Jobs: 13 it 17 41 Total Payroll: $2,-638:,500 $2,457,000 $4,.163,200 $ 9,258-,700 Total Person Years of Employment: 165 142 223`- 530 '` 1/ See table 1 2/ Estimated at, 50 percent of construction costs.: 31 Phase I @ $16,000/year; Phase II @' $17,280"; Phase III @ $18,66.0. 41 Estimated at 6 percent.. 5/ Estimated at 70 percent of professional fees. Source The Leland Company, January, 1979_ - - a a' . E i r Table 3 F. PROJECTED' CONSTRUCTION EXPENDITURES FROM DEVELOPMENT' OF THE KOLL COMPANY BUSINESS PARK, TIGARD, OREGON = Ca i == fai , - ; _ 0 EXPENDITURES. DEVELOPMENT PHASE I - - II III TOTAL Construction Cost not Allocated to Payroll: $2,434,000 $2,266,600 $3,840,600 $8,541,2'00; Expenditures for Materials & 3 D Services: Ij 1,825,500 1,700,000 2,:880,500- 6,406,000 Professional Fees Not Allocated to Payroll: 211,800 197,20-0- 334,100 743,100 Expenditures. for Materials Services: 2/ 1694400 157,800 267,300 594, 00 4 Total Expenditures for Materials & Services: $1,994,900' $1,857-,800 $3,147,800 $3,00,0,500- If Allocated at 75 percent of construction cost not allocated to payroll. - 2/ Allocated at 8;Q percent of professional fees not allocated to payroll.. Source: The Leland Company; January, 1979._ 4 ' 1 ITable 4 PROJECT FEES AND PERMITS RESULTING FROM n 11 DEVELOPMENT OF THE KOLL COMPANY BUSINESS PARK, TIGARD, OREGON g 4 Fees & Permits Estimated Cost ..........................-- - o Building Permit, Tigard: $ 8, 480 . 11 o Plan Review Fee, State Fire Marshall', 3, 390 . ° Fire, Life, Safety, & Structural Plan Check Fee, Tigard: 4,240 o State Tax Fee, Tigard: 340 '(.1,,„ ° Site Permit, Tigard: 1,450 . [. ° Off-Site Public Works Permit, Tigard: 500 o Sewer Connection Fee, Tigard: 75, 600 1 ° Sewer Inspection Fee, Tigard: 1,050 . H. o Mechanical Permit, r. gard: 1,050 I 1 ° Systems Development Charge, Tigard: 1/ 27,000 , l'i,. Total: 2/ $123, 100 1 : 1. ( 17 Annal Charge - U ., Il Does not incltde: Tigard Water District Connection Fees & and charge 5; Tigard Sewer Billings based On plumbing , tnits; State Electrical permits and inspection fees; Tigard Contractors fee; Tigard Park Development Charge; Tigard Zoning Adjt8tMents Fee; Tigard Biaillec, Licehge ree5; and other fees and permits. , . 8oUrce: MacKehzie/Saito & Associates; and The Leland Company, aantar1975. k ( The Leland COT oany ) , ( . . —. ._ .. , . . . . ., . , . .. ,,,, 1 , . . , . , the Tigard Business Park. ,‘ 1 Table 5 shows the square footage, number of tenants, and occupancy characteristics Of the existing Koll Business Park in Beaverton. Table 6 shows the square footage, total employees, and employees by category of employment, and em- .•.‘,...: I ployees living nearby the existing Koll Company Business park, for 35 random sample business tenants. . . In summary, the sampled data in table 6 shows the following characteristics : o Total Square Footage: 115, 183 s. f. . l ., _ I o Smallest Tenant Space: 681 s. f. ° Largest Tenant Space: 15,246 s. f. o Management Employees: 81 Clerical Employees : 41 o Skilled and Unskilled Labor Employees: 146 . ., , ° Total Employees : 268 0 Employees by Category as a Percentage of . , •, .. Direct Work Force: . . O Management: 30.2% o Clerical: 15. 3% , 1 .. , . . 1,,,., 0 Skilled/Unskilled Labor: .54,5% IT5-5-7.0% 1 . , ' ti! o Average square Pootage Per tinploYee: 430 8. f, o EMployees Living Near Their Place Of Work: 158 . , . . 6 Percentage of Employees Living 1,:earbyt 69 . , . i 1 le Leland C ) rpanz. 8 . ' ' ' , . .,,,1,7,4,I,■I E.,,,„,,,',„. I .- _ . _ . . . . • _ - . • - , . - ' - ._ '-.. . - ,,, . , -. -• r. .,-- . _ . ...s., .__----- ..'''......,-, .u........7 it..........-- c....-.A-,-,,,,....-.., 0.,..- tat. ........... to......-- ........... ............ .......... ,,,6--........... o........... .........., ........-.. ,„y............ii p..,....a 0.4A.... ta......% Att. ..`, 1 1 - ■ ■ ? Table 5 I SQUARE FOOTAGE, NUMBER OF TENANTS, AND OCCUPANCY ) CHARACTERISTICS OF THE EXISTING ROLL BUSINESS CENTER, CD ... , t- .941 Building Size in Number Percent Occupied Square Footage of Tenants i mmi/ Number Square Footage of Tenants Occupancy High Low Average , 1: c) 1 10,201 4 100.0% 5,100 1,288 2,550 , a 19,521 10 100.0 3,929 970 1,952 3 20,301 7 100-0 5,050 1,263 2 ,900 ,,. 4 10,201 5 100.0 2 ,576 975 2,040 '-- CD- 5 59,726 7 100-0 15,264 5,246 8,532 ., 3237:500000 9 100-0 4,000 2,500 2,777 76" 5 98.5 10,200 970 6,600 9/10 45,752 20 100.0 15,916 363 2,246 li 19,521 5 100.0 11,284 420 3,904 -_, 12 11,023 6 100.0 2 ,044 1,642. 1,837 13 19,521 9 100.0 6,825 936 2,169 14 10,201 3 100.0 5,101 2,525 3,400 15 12,231 8 100.0 2,025 778 1,350 .4' 16 17,444 13 100.•0 4,360 406 1,342 17 11,745 4 100.0 5,873 970 2,936 18: 20,352 9 100.0 5,704 522 2,261 19 10,201 2 100.0 9,232 969 5,101 . _:. . - 20 11,023 6 100.0 2„636 1,460 1,837 --; 21 12,230 4 100.0 5,200 1,243 2,136 , • 22 21,316 2 100.0 18,740 2,576 - 10,658 23 1f3,081 9 100.0 3,865 363 2,009 TOTAL, 421,091 147 99.9% 6,301 1,234 3,066 ..- Source The Roll Company and. The Leland Company ; January, 1979. - j • - • 1. ' - , -{-. • ._. ., . . _ lY. ,..#........, r a s '- E*.a -�°. ='-_ -. 0`re�n+t' f�-.r±'re P�"- `, �emss�� a�-.�"�. .s'�R Imo"-� Table 6 �` SQUARE FOOTAGE, TOTAL EMPLOYEES, EMPLOYEES BY CATEGORY OF EMPLOYMENT,. AND= EMPLOYEES LIVING NEARBY, FOR 35 BUSINESS' TENANTS OF ` THE EXISTING KOLL BUSINESS PARK, SOUTHWEST HALL BOULEVARD, BEAVERTON, OREGON 11:71 TENANT SQUARE EMPLOYMENT-CATEGORIES SQUARE FOOTAGE PER EMPLOYEES LIVING' NUMBER FOOTAGE MANAGEMENT CLERICAL, LABOR TOTAL EMPLOYEE. NEARBY 1 1,492 3' — 7' I- 2 828' 3' 2 —-: 3 1,09 Y 1 2 3' 182 4 s 4 3,888 4 3 11 18 216 13 -; 5 1,944 4 - - 4 486 Y= 6 1,985 3 2 2 7 284 1 7 2,044 2. — 2 4 511 2 0 8 1,.642 1 — — 1 1,642 — 9 6,825 2 4 3 9 758 9 _ 10° 2,290 1 1 12 14 164 12 11 2,575• 4 _ 1 6 11 234 4 - 12 2,525 2 1. 1 4 631 3 _ 13 1,288 2 1 4 7 184 14 2,055 2: - 2 1,027 2 15 2,025 3 — — 3 675 •-.. 16 1,000- 1 1 1 3 533 1 , 17 6,967 2 2 1 5 1,393 1 18- 15,2.64 6 1 22 29 536 23 19 5,264 1 — 3 4 1,316 20 10,-000' 2 — 2 4 2,500 3 21 6,967 1 1 2 4 1,742 3 22 3,000 2 — 7 9 3.33 9 21 2,525 3 4 8 15 168 12 24 3,813 5 2 10 17 224 4 25- 681 1 2 — 3 227 — 26 1,288 1 — 3 4 322 1 a 27 2,525 1 1 6 8 316 8 28: 994 1 — — 1 994 1 29: 3,888 2 3 5 10 389 5 30. 1,944 5 1 10 16 122 13 31 2,916 3 — T 10 2.92 10 32 1,944. 2 — 1 3 648 2 33 2,575. 2 3 1 6 429 2. - 34'. 2,576„ 2 2 2 6 429 1 35 2,525 1 1 4 6. 421. 3 TOTAL: 115,183 81 41 146 268 158 m= Source= The Leland Company, January, 1979- i . . _ . ' } . , An analysis of annual employee income for sampled tenant firms at the existing Koll Business Center in Beaverton is shown in table 7. The average annual income in 1978 and • projected through 1931 is: ( Year Average Annual Income 1978 1979 $16, 820 18,210 1980 19, 710 1981 21, 340 ., 4 Projected employment and payroll at the Koll Business Park in Tigard is shown in table 8. Employee payrolls over the next ten years are projected as follows: 1... Total Annual Share of "Nearby" Year Payroll Annual Payroll ' 1 1979 $4, 961, 300 $ 2 , 933, 100 1980 9,953, 500, 5, 872 , 600 1981 18, 264, 000 10, 777, 500 1982 19 , 770, 800 11, 664, 800 1983 21, 401, 900 12 , 627,100 ,-, 1984 23, 167, 500 13,668, 900 1985 25, 078, 800 14, 796 , 500 1986 27, 147, 800 16, 017,200 1987 29 , 387, 500 1.7, 338 ,600 1988 , 31, 812 000 18, 769 ,100 , - . , Total (10 years) 1/ $210, 945, 100 $124 , 465 , 400 . , PROJECTED EMPLOYEE EXPENDITURES FOR GOODS AND SERVICES . I Purchases of goods and services by employees of the proposed Koll BuSiness Park at Tigard are shoWn in table 9 . In summary, • the estimates of employee spending over the 10-year period 1979 to 1988 are $135/ 367,500 total, and $79 , 866 / 700 for the i 0 ' nearby share of goods and services expenditures. 17 Does not include the income of—spouses married to bUSine5g park employees, roughly calculated at an additional 1 $52 , 700,000 and $191577, 000 respeCtiVely. neLielandCo pa y____. ii . , 1 • 1 } 1.: . i i Table 7` ! r.„: ANALYSIS. OF ANNUAL EMPLOYEE INCOME. AT THE MA EXISTING KOLL: BUSINESS PARK, BEAVERTON, OREGON, BASED- ON SAMPLE OF 3--5 TENANT FIRMS EMPLOYMENT CATEGORIES r Management Clerical Skilled/Unskilled Total ', (-) EMPLOYEE SALARIES Staff Staff Labor Average r . Employees In Sample:: 81 41 146 268 F Percentage Distribution: 30..2% 15. 3%- 54.50 100.0% 0_2 High Salary (1978) : $60,0-00 $15,0 0 0 $36,0 0 0 NA Low Salary (197-81) : 13,000 . 6,000 7,500 NA { Average: Salary (19-784 : 24,-.500 9,900 14,500 NA 1978 Average: 24,500: 9,900 14,500 $16,820 1979 Average: 1/ 26,52a 10,720 15,700 18--,210 1980. Average: It 25,710 11,600 16,990 19,710 19 81 Average: 1/ 31,080 12,560 18,390 21,340 : 1/ Increased at S_25 percent per year. Sotrce The Leland Company; January, 1979 ' . i . ,.. . ... .. . . - • .. • t- a• . r - p,-.'"--- A€1, .......t 4.......... ,-c,- p,...... c.........t on...0.°m ,-.......a,.-.., -fit.. , (.......r... 1.2.....,4 i........=. r........,.. 40,.....,, )1.6.....4 .p.; 4442.%,44 ,.......21. ,p41 '..--1, i 1 . . 1 1 1 , Table 8 - , PROJECTED EMPLOYMENT AND PAYROLL AT THE KOLL --1_ BUSINESS PARK, TIGARD, OREGON CD Development Phase rma Employment I II III Total IIIMEIR rk% Number of Employees: 1/ 273 232 351 856 5 Employees Living Near13-y: 2/ 101 86 130 317 0. Total Payroll: 3/ C)C79- __ \ 19 - - $4,971,300 -- -- $ 4,961,300 0 1980: 5,380,800 $4,572,700 -- 9,953,500 1981: 5,825, 800 4,950,900 $7,490,340 18,264,000 -C) Share of "Nearby" Payrolls: - 02 1979: $2,933,100 -- -- $ 2,933,100 ---) 1980: 3,174, 700 $2,697,900 -- 5,872,600 1981: 3,437,230 2,921,000 $4,419,300 10,777,500 1/ Based on square footage of phases (table 1) and table 6. 2/ Including Tigard, South. Beaverton, and nearby unincorporated Washington County- Table 7- v -- Source: The Leland Company; January, 1979. - . - i • Table 9 PROJECTED PURC Hua SES OF GOODS AND SERVICES, TOTAL AND- IN THE, NEARBY AREA BY EMPLOYEES OF THE KOLL cla BUSINESS PARK, TIGARD, OREGON, DURING THE PERIOD 1979 TO 1988 (10 Years) 1/ tim7 Projected Projected. Nearby Type of Expenditure Total Expenditures Share mom, Convenience Goods:: Food $42,712,100 $25,200,100 Drugs 5,273,100 3,111,100 (-) Eating & Drinking 11,337,200 6,688,900 General Merchandise 24,783,600 14,622 ,300 - =3 Subtotal: $84,106,000 $49,622,400 Shopper Goods: FUrniturer Home: Furn , Equip-, Apparel $12,391,800 $ 7,311,200 Automobile & Accessories - 15,819,300 9,333,400 Lumber, Hardware, Bldg.. Materials 4,482,100 2,644,400 Clothing & Apparel 17 401,200 10,266,700 Subtotal: $50,094,400 29,555,700 Personal Service Expenditures: $ 1,167,100 $ 688,600 TOTAL. $135,367,500 $79,866,700 I/ Includes projected family income of employees (including spouses) . . Source: The Leland Company;:; January, 1979. . NAL 41 0, ) AD VALOREM TAX IMPACT The proposed Koll Company Business Park and its substantial capital investment will create revenues which will accrue • to the City of Tigard as well as to other taxing districts serving the project and vicinity. 1/ The City of Tigard' s valuation and taxing rate during the period 1974 to 1979 is shown as follows: Taxing Rate Per Fiscal Year Total Valuation $1, 000 Valuation 1974-1975 $153, 602 , 774 $0.94 1975-1976 107, 368, 142 0. 82 1976-1977 223,536, 146 1.45 1977-1978 266, 097, 883 0. 71 1978-1979 325 ,258, 171 0.68 The average annual increase in total valuation during the 1974 to 1979 period was 22. 35 percent. The average valuation during this period was $231, 172 ,623 and the average tax rate was $0. 92 per thousand valuation. Discussions with the Washington County Tax Assessor reveal j that the proposed Koll Company project will contribute ad valorem tax revenues directly to the following units of local government and public agencies, with corresponding tax rate Ilevels Per $1, 000 valuation for the 1978-1979 fiscal year TaX Rate Per Units of Government/Public A22.ncies $1,000 Valuation Washington County $1. 13 Washington County Education Serv. Dist. 0. 37 Portland Community College 0. 52 4 Tigard School District 11. 48 Tigard Water District 0. 46 United SeWage Agency 0661 Metzger Sanitary District 0. 58 Tigard Fire District 3. 11 Port of Portland 0.48 Metropolitan Service DiStrict City of Tigard 0 12 . 0. 68 Total: $19. 59 17-11fielapany Was ariEgii-Fri-3—Ehe city of Tigard effective NoveMber 5i 19/8. TheLelandCompeny .1, 1 1 ,- i t ifAssessed value increase rates for real property have been ... erratic in Washinqton County as has the tax rate per $1,000 valuation in the City of Tigard during the past five fiscal years. For purposes of showing the economic impact of the proposed project on local tax revenues, the following assump- tions have been used: ° Average annual assessment valuations increases of 12 per cent. * An average annual tax rate of $20.00 per $1,000 valuation. t k in , 0 An average annual tax rate in Tigard of $0. 92 per $1,000 valuation. • The projected, ten-year tax revenues which will be generated by the proposed Koll Company Business Park are shown as follows: i Total Tax Tigard, City Fiscal Tax Year Revenues 1/ TaX Revenues 1979-1980 $ 74, 400 $ 3, 420 • 1 I 1980-1981 99,150 174, 500 4: 560 1991- 1982 8 ,030 1982-1983 307,500 14, 150 1983-1984 igrl'7103000 00 15 , 840 1984-1985 1985-1986 42 ,000 179 :784800 1986-1987 483, 850 22 ,260 1987-1988 541,910 24,930 , Ill 1988-1989 606,940 27,920 1989-1990 679, 770 31,270 ----..., .---- Total (10 years) : $4,130, 150 $190 ,000 ., . ( SUMMAY OF ECONOMIC IMPACTS . ' f Table 10 summaries the economic impacts resulting from development of the proposed Koll Company 8usihess Park ih , Tigard, ' 1 . , 17--All looal taxing bodies, . .... 4 1 -le Leland Compal , .. ..... , ,. . • • .. , . . ,. ..... .... .... .,.. . . .. ..:, ...., u :' i . H. Table 10 . . ... .. 1 , SUMMARY OF ECONOMIC IMPACTS RESULTING FROM THE PROPOSED KOLL COMPANY BUSINESS PARK .., • ' 1 TIGARD, OREGON • _ . ECONOMIC . . . ECONOMIC IMPACT ELEMENTS ••••• IMPACT . , ' • 1 ....01.............. . CONSTRUCTION IMPACTS • ° Construction Payroll: $ 8,541,200 ° Construction Professional Payroll: $ 717,500 o Construction Related Expenditures , •. materials/services: $ 7, 000,500 . • i . EMPLOYMENT IMPACTS ° Construction Jobs (petson-Year) : 530 . . . . ° Permanent Jobs : 856 ''..' l 1, 386 '.. °,. . o 10-Year Permanent EmplOyee Payroll ..' i (total) : $210, 945 , 100 ° 10-Year Permanent Employee, Nea.,:by .., Payroll: $124,465 , 400 . * I TAX & FEE_IMPACTS . • ° Fees & Permits (Partial and one-time) $ 96, 100 -. . 1 ° 10-Year System Development Charge . . , (Tigard) : $ 270,000 •,.., o 10-Year Ad Valorem Tax Revenues (total) : $ 4,130 ,150 ' ' ° 10-Year Ad Valorem Tax Revenues (Tigard) $ 190, 000 GOODS & SERVICES PURCHASING IMPACTS o 10-Year, Total Goads & Services if Expenditure's : $135 , 367,500 o 10-Year, Nearby Goods & SerViceS tkpenditurest $ '75 , 866 ,700 ..' . . i IMPACT OF FAM< LAND (VALUE) t $ 1;973,268 1. ,./ ./., SoUrde: The Leland compahy; January, 19791 The e .. . LcilandOoTpany 1 , , . .. ,, ,. , , . . 4,.. +4.,■.,,...«....... .. f , APPENDIX /,.. MIOMONNION , . .,. This report appendix includes the following information: o Bibliography of research sources and interviewd • ,,„ research contacts. Qualifications of The Leland Company to undertake ;'• this assignment. Background information about The Leland Company. r : i , ,• ., /k. .: r • i i , 1 • :, fG The Leland Compe. . i1 --• • ,.......- 1 It, . ... ' f • BIBLIOGRAPHY Sources of data used in the preparation of this economic i impact analysis included the following interviewed contacts and published sources of information: INTERVIEWS : ° Mr. Rodger Fagerhoim, President, The Koll Company. o Ms. Sonna Durdel, Assistant Vice President, The Koll t Company, Marketing & Development. o Mr. Eric T. Saito, MacKenzie/Saito & Associates, P.C. Architects, Planners, Engineers. 1, ° Mrs. JeanAnn Moore, Washington County Assessors Office. ° Mr. Mort Michaelson, indust'zial Land Specialist, Port , of Portland. ' ° Mr. Jack McConnel, Norris, Beggs, & Stevens, Industrial Realtors. ° Mt. Miller, Director of IndUstrial Development, fBurlington Northern Railroad. o Dr. Kevin Kelly, Economist, First National Bank of Oregon, ° Mr. Fred Weber, Manager, Economic Development & Research, Portland General Electric Company. ° Mr. Chuck Sauvie, Economist, Economic Development and Research, Portland General Electric Company. ° Mr. Jacobson , Southern Pacific Land Company. , I PUBLISHED SOURCES OF INFORMATION o Urban. Deci. 11SialTI ei t Spendi.n5Ia±t2rt-is; 1978. 0 Measuring IrriPacts of Land Deyelopnint, The Urban InSti.-- . 1 tute; 1974, . ' TheLoandCcrnpany . . . , ,,, -,-..-. •••••••-•,-- 1 . ....,„. ... , . . * I PUBLISHED SOURCES OF INFORMATION (Continued) , ,, 0 U.S. Bureau of Economic AnalysiflBuFeau of the Census. 0 Statistical Abstract of the United States, 1977; Sales, . Management, 1978; U.S. Survey of Current business , 1978. ° Economic Inks of Land Development: Employment, Housing, and Pr.2PertY Values, The Urban Institute; 1976 . ' [ i 1 . . . . . . f i. 1 , . . . i . . 1 . ' 1 ' • , ..., ..._...... The Leland Compan __ ■ ... 4 4 ' . , +'''' 11 t . ' .. ' . .. P t QUALIFICATIONS . , The background and experience of The Leland Company, Econo- . mics Consultants is described in the following appendix mater- ' 1 ial. The Leland Company has conducted a number of market analyses and economic evaluations similar to this project. Following is a representative list of economics research projects in Tigard, Beaverton, Tualatin, and general Washington . . t County areas conducted by David C. Leland, project leader for this economic market analysis: " 1. Standard Insurance Company: Market researdh and c,evelop- ment programming, for the Tanasbourne Town Center; also, . . convenience-retail development; office development; , , • ' single-family, condominium, and multi-family housing; • industrial development; and public/institutional develop- . , ment in Washington County. ( 2. Tektronix: Industrial, office, retail-commercial economic planning and land valuations in Beaverton and Washington County, Oregon. .. . .' 3. Farmers Insurance Group: Market support studies for office commercial development in Tigard and Washington CoUnty, NI • OregOn. 4. Lloyd Cor2Ition: Market research, development program- ming.., ming for retail-commercial development; office develop- ' 4 .4 4 1 i . 4 4 ment; single-family, condominiums and multi-family hous- ing; industrial development; and public/institutional ■ , development in Washington CoUntY, Oregon. 6. City of Beaverton, Oren Market research, development .......... programming, and financial analysis for downtown plan- ' ning and super-block redevelopmont, in Beaverton, Oregon, 7. Lincoln bavin9pA122211A§'sOciation: Market support and . . development programming for owner-occUpied townhouse/ condominium development in 8eavertoni Oregon. B. gitypl.,TUalatin, Oregon: Market analyses for city-Wide residential, retail-commeroial, office-commercial, and industrial land Uses and advisor to the preparation of ... ,,, the comprehensive plan, Tualatin, Oregon. The Leland Company_ . 1 .... ouggmiiiiiiiiiigl .. . ,, .., ..... ,■-• a ■•••••, 1. f . . , . . , F 9. Benj . Franklin Federal Savings & Loan Association: Market research and development programming for single-family, - condominiums , and multi-family hotising; retail-commercial; and office-commercial development in Beaverton, Oregon. 10. Western-Metro Corporation: Market support and development programming for hoiiIIET—Office Mid retail-commercial ' ( development in Beaverton, Oregon. , , 11. Merrill/Welch Partnersh : Market studieS, development - ----------------z. programming, financial analysis and property valuations t for various projects in Beaverton and Washington County including housing, retail-commercial, office-coMmercial, and public/institutional uses. 1 12. Archdiocese of Oregon: Market research and development programming for a wide range of land uses suitable for development on the St. Mary' s property, Washington County, Oregon. 13. Plantronics/Kentrox, Inc. : Market research and economic evaluations for facility expansion and industrial/tech- nical structures development in Washington County, Ore- gon. .• 14. SilveY Delt192p...ent.Coraoraon: Market research and public 4 . need evaluation for residential, planned unit development in Tualatin, Oregon. . , 15. Leisure Resources, Inc. : Market research, development ' A .--,------.---...... ,.................... programming, and financial analysis for housing, office- commercial, and retail-commercial development in Tigard, 1 Beaverton, TUalatin, and Washington County, Oregon. , 16. Numerous economics evaluations and studies for individuals , small partnerships, corporations, and public agencies and units of local government in Tigard, Beaverton, Tualatin, • Hillsboro, and other' parts of Washington County related to real property uses and proposed uses, . 1 1 ( The Leland Company . / . / ,. . . i. .: 0 . 1 . .._, 4 ' °, . , . , . • m' 4 k The Leland Comoany .,, Economies Consultants Reel Estate Analysis • Markst..FassIbility Studies $715 SW Canyon Rd.,*5 Portland,()repro sins . PhOrie(503)2974605 David C.Laland Widlace M.Hobson ' I i, The Leland Company specializes in applied land use economics, conducting . research and analysis for both private and public clients. As consulting .. „ . 4 • q o . • 4. economists we generally function as part of a project's planning team which ,.„.. I includes the client, planners, architects, engineers, mortgage lenders, and other key participants. i SCOPE OF' SERVICES ,. . f 1 Market Research: Analysis of the various markets associated with a specific site or project. Often this includes a determination of the opportunities (or constraints) for .•. development. The estimation of sales, rental projections, and market penetration are a major part of this service. 1 Project Programming: Generating an in-depth development program that provides specific size and io budget information to architects, planners and engineers, This information • i is essential in establishing land use and building plans, cost estimates and phasing. The program provides a detailed description of a project's concept, 4 , .., image, quality, price, amenities, services and other information. Feasibility Analysis: Testing the financial feasibility by establishing projected sale or rental schedules, . 1 assembling and, balancing, „ alancing development costs, phasing strategy, developing pro forma cash flow, profit and loss statements, and return on inVestment analysis. , ; 1 Ptiblic Need EValuation: , ' 1 . ii Researchi, analysis, end determination of public need for new deVeloPrnent 4 . projects° Conducted in accordance with the Fasano Decision (Oregon Supreme Court) public heed criteria, „ . t , A , IL __________..........,...,n.r.,...„,.„„,..„,.......,.........i,J, _ , 4 , .4 .•, NI , II lr cf i Economic Impact Analysis: 4 Determining the economic consequences of governmental planning decisions on local and regional C 0 rninunities. Includes analysis of comprehensive plans, urban growth boundaries, zoning policies, etc. : . , Other Services: Other services of The Leland Company include: ' . , . .. i * Highest and Best Economic Use Studies * Building Rehabilitation Analyses. * Loan Package Assembly. * Citizen Group Coordination on Economic Studies. ' ( i : 1 BENEFITS TO OUR CUENTS The services of The Leland Company are designed to help our clients in a ) i number of ways: Optomize financial returns and reduce risk while developing a package that balances the aesthetic qualities of a project with sound economic decisions. * Assist the client in obtaining zone changes, variances, P.U.D.'s, etc., 'I 1 through demonstration of need and sound conceptual planning. Testimony at public hearings is often necessary and beneficial. The Leland Company is well known in the local land development industry and respected for its objectivity. 1 * Assist in obtaining financing. The Leland Company works directly with a number of financial institutiuns and can provide the client with a "lender's package" to help secure financing. , 1 * Work with the client to develop marketing concepts and strategies . , . . i for selling or renting-up a property. * Develop a budget for construction and other expenditures over the C life of the project. 4 1 .4 The Leland Company has developed and has eXclUsive rights ko a computerized income property model, This model saves time and and ,, f. expense, provides aCcUrecyt and allOWs for the testing of different variable combinations. The model is capable of handling multiple- use and multiple-phase projects. / ./, , —le Leland Cornpan 0, ) AD VALOREM TAX IMPACT The proposed Koll Company Business Park and its substantial capital investment will create revenues which will accrue • to the City of Tigard as well as to other taxing districts serving the project and vicinity. 1/ The City of Tigard' s valuation and taxing rate during the period 1974 to 1979 is shown as follows: Taxing Rate Per Fiscal Year Total Valuation $1, 000 Valuation 1974-1975 $153, 602 , 774 $0.94 1975-1976 107, 368, 142 0. 82 1976-1977 223,536, 146 1.45 1977-1978 266, 097, 883 0. 71 1978-1979 325 ,258, 171 0.68 The average annual increase in total valuation during the 1974 to 1979 period was 22. 35 percent. The average valuation during this period was $231, 172 ,623 and the average tax rate was $0. 92 per thousand valuation. Discussions with the Washington County Tax Assessor reveal j that the proposed Koll Company project will contribute ad valorem tax revenues directly to the following units of local government and public agencies, with corresponding tax rate Ilevels Per $1, 000 valuation for the 1978-1979 fiscal year TaX Rate Per Units of Government/Public A22.ncies $1,000 Valuation Washington County $1. 13 Washington County Education Serv. Dist. 0. 37 Portland Community College 0. 52 4 Tigard School District 11. 48 Tigard Water District 0. 46 United SeWage Agency 0661 Metzger Sanitary District 0. 58 Tigard Fire District 3. 11 Port of Portland 0.48 Metropolitan Service DiStrict City of Tigard 0 12 . 0. 68 Total: $19. 59 17-11fielapany Was ariEgii-Fri-3—Ehe city of Tigard effective NoveMber 5i 19/8. TheLelandCompeny .1, 1 1 ,- i t ifAssessed value increase rates for real property have been ... erratic in Washinqton County as has the tax rate per $1,000 valuation in the City of Tigard during the past five fiscal years. For purposes of showing the economic impact of the proposed project on local tax revenues, the following assump- tions have been used: ° Average annual assessment valuations increases of 12 per cent. * An average annual tax rate of $20.00 per $1,000 valuation. t k in , 0 An average annual tax rate in Tigard of $0. 92 per $1,000 valuation. • The projected, ten-year tax revenues which will be generated by the proposed Koll Company Business Park are shown as follows: i Total Tax Tigard, City Fiscal Tax Year Revenues 1/ TaX Revenues 1979-1980 $ 74, 400 $ 3, 420 • 1 I 1980-1981 99,150 174, 500 4: 560 1991- 1982 8 ,030 1982-1983 307,500 14, 150 1983-1984 igrl'7103000 00 15 , 840 1984-1985 1985-1986 42 ,000 179 :784800 1986-1987 483, 850 22 ,260 1987-1988 541,910 24,930 , Ill 1988-1989 606,940 27,920 1989-1990 679, 770 31,270 ----..., .---- Total (10 years) : $4,130, 150 $190 ,000 ., . ( SUMMAY OF ECONOMIC IMPACTS . ' f Table 10 summaries the economic impacts resulting from development of the proposed Koll Company 8usihess Park ih , Tigard, ' 1 . , 17--All looal taxing bodies, . .... 4 1 -le Leland Compal , .. ..... , ,. . • • .. , . . ,. ..... .... .... .,.. . . .. ..:, ...., u :' i . H. Table 10 . . ... .. 1 , SUMMARY OF ECONOMIC IMPACTS RESULTING FROM THE PROPOSED KOLL COMPANY BUSINESS PARK .., • ' 1 TIGARD, OREGON • _ . ECONOMIC . . . ECONOMIC IMPACT ELEMENTS ••••• IMPACT . , ' • 1 ....01.............. . CONSTRUCTION IMPACTS • ° Construction Payroll: $ 8,541,200 ° Construction Professional Payroll: $ 717,500 o Construction Related Expenditures , •. materials/services: $ 7, 000,500 . • i . EMPLOYMENT IMPACTS ° Construction Jobs (petson-Year) : 530 . . . . ° Permanent Jobs : 856 ''..' l 1, 386 '.. °,. . o 10-Year Permanent EmplOyee Payroll ..' i (total) : $210, 945 , 100 ° 10-Year Permanent Employee, Nea.,:by .., Payroll: $124,465 , 400 . * I TAX & FEE_IMPACTS . • ° Fees & Permits (Partial and one-time) $ 96, 100 -. . 1 ° 10-Year System Development Charge . . , (Tigard) : $ 270,000 •,.., o 10-Year Ad Valorem Tax Revenues (total) : $ 4,130 ,150 ' ' ° 10-Year Ad Valorem Tax Revenues (Tigard) $ 190, 000 GOODS & SERVICES PURCHASING IMPACTS o 10-Year, Total Goads & Services if Expenditure's : $135 , 367,500 o 10-Year, Nearby Goods & SerViceS tkpenditurest $ '75 , 866 ,700 ..' . . i IMPACT OF FAM< LAND (VALUE) t $ 1;973,268 1. ,./ ./., SoUrde: The Leland compahy; January, 19791 The e .. . LcilandOoTpany 1 , , . .. ,, ,. , , . . 4,.. +4.,■.,,...«....... .. f , APPENDIX /,.. MIOMONNION , . .,. This report appendix includes the following information: o Bibliography of research sources and interviewd • ,,„ research contacts. Qualifications of The Leland Company to undertake ;'• this assignment. Background information about The Leland Company. r : i , ,• ., /k. .: r • i i , 1 • :, fG The Leland Compe. . i1 --• • ,.......- 1 It, . ... ' f • BIBLIOGRAPHY Sources of data used in the preparation of this economic i impact analysis included the following interviewed contacts and published sources of information: INTERVIEWS : ° Mr. Rodger Fagerhoim, President, The Koll Company. o Ms. Sonna Durdel, Assistant Vice President, The Koll t Company, Marketing & Development. o Mr. Eric T. Saito, MacKenzie/Saito & Associates, P.C. Architects, Planners, Engineers. 1, ° Mrs. JeanAnn Moore, Washington County Assessors Office. ° Mr. Mort Michaelson, indust'zial Land Specialist, Port , of Portland. ' ° Mr. Jack McConnel, Norris, Beggs, & Stevens, Industrial Realtors. ° Mt. Miller, Director of IndUstrial Development, fBurlington Northern Railroad. o Dr. Kevin Kelly, Economist, First National Bank of Oregon, ° Mr. Fred Weber, Manager, Economic Development & Research, Portland General Electric Company. ° Mr. Chuck Sauvie, Economist, Economic Development and Research, Portland General Electric Company. ° Mr. Jacobson , Southern Pacific Land Company. , I PUBLISHED SOURCES OF INFORMATION o Urban. Deci. 11SialTI ei t Spendi.n5Ia±t2rt-is; 1978. 0 Measuring IrriPacts of Land Deyelopnint, The Urban InSti.-- . 1 tute; 1974, . ' TheLoandCcrnpany . . . , ,,, -,-..-. •••••••-•,-- 1 . ....,„. ... , . . * I PUBLISHED SOURCES OF INFORMATION (Continued) , ,, 0 U.S. Bureau of Economic AnalysiflBuFeau of the Census. 0 Statistical Abstract of the United States, 1977; Sales, . Management, 1978; U.S. Survey of Current business , 1978. ° Economic Inks of Land Development: Employment, Housing, and Pr.2PertY Values, The Urban Institute; 1976 . ' [ i 1 . . . . . . f i. 1 , . . . i . . 1 . ' 1 ' • , ..., ..._...... The Leland Compan __ ■ ... 4 4 ' . , +'''' 11 t . ' .. ' . .. P t QUALIFICATIONS . , The background and experience of The Leland Company, Econo- . mics Consultants is described in the following appendix mater- ' 1 ial. The Leland Company has conducted a number of market analyses and economic evaluations similar to this project. Following is a representative list of economics research projects in Tigard, Beaverton, Tualatin, and general Washington . . t County areas conducted by David C. Leland, project leader for this economic market analysis: " 1. Standard Insurance Company: Market researdh and c,evelop- ment programming, for the Tanasbourne Town Center; also, . . convenience-retail development; office development; , , • ' single-family, condominium, and multi-family housing; • industrial development; and public/institutional develop- . , ment in Washington County. ( 2. Tektronix: Industrial, office, retail-commercial economic planning and land valuations in Beaverton and Washington County, Oregon. .. . .' 3. Farmers Insurance Group: Market support studies for office commercial development in Tigard and Washington CoUnty, NI • OregOn. 4. Lloyd Cor2Ition: Market research, development program- ming.., ming for retail-commercial development; office develop- ' 4 .4 4 1 i . 4 4 ment; single-family, condominiums and multi-family hous- ing; industrial development; and public/institutional ■ , development in Washington CoUntY, Oregon. 6. City of Beaverton, Oren Market research, development .......... programming, and financial analysis for downtown plan- ' ning and super-block redevelopmont, in Beaverton, Oregon, 7. Lincoln bavin9pA122211A§'sOciation: Market support and . . development programming for owner-occUpied townhouse/ condominium development in 8eavertoni Oregon. B. gitypl.,TUalatin, Oregon: Market analyses for city-Wide residential, retail-commeroial, office-commercial, and industrial land Uses and advisor to the preparation of ... ,,, the comprehensive plan, Tualatin, Oregon. The Leland Company_ . 1 .... ouggmiiiiiiiiiigl .. . ,, .., ..... ,■-• a ■•••••, 1. f . . , . . , F 9. Benj . Franklin Federal Savings & Loan Association: Market research and development programming for single-family, - condominiums , and multi-family hotising; retail-commercial; and office-commercial development in Beaverton, Oregon. 10. Western-Metro Corporation: Market support and development programming for hoiiIIET—Office Mid retail-commercial ' ( development in Beaverton, Oregon. , , 11. Merrill/Welch Partnersh : Market studieS, development - ----------------z. programming, financial analysis and property valuations t for various projects in Beaverton and Washington County including housing, retail-commercial, office-coMmercial, and public/institutional uses. 1 12. Archdiocese of Oregon: Market research and development programming for a wide range of land uses suitable for development on the St. Mary' s property, Washington County, Oregon. 13. Plantronics/Kentrox, Inc. : Market research and economic evaluations for facility expansion and industrial/tech- nical structures development in Washington County, Ore- gon. .• 14. SilveY Delt192p...ent.Coraoraon: Market research and public 4 . need evaluation for residential, planned unit development in Tualatin, Oregon. . , 15. Leisure Resources, Inc. : Market research, development ' A .--,------.---...... ,.................... programming, and financial analysis for housing, office- commercial, and retail-commercial development in Tigard, 1 Beaverton, TUalatin, and Washington County, Oregon. , 16. Numerous economics evaluations and studies for individuals , small partnerships, corporations, and public agencies and units of local government in Tigard, Beaverton, Tualatin, • Hillsboro, and other' parts of Washington County related to real property uses and proposed uses, . 1 1 ( The Leland Company . / . / ,. . . i. .: 0 . 1 . .._, 4 ' °, . , . , . • m' 4 k The Leland Comoany .,, Economies Consultants Reel Estate Analysis • Markst..FassIbility Studies $715 SW Canyon Rd.,*5 Portland,()repro sins . PhOrie(503)2974605 David C.Laland Widlace M.Hobson ' I i, The Leland Company specializes in applied land use economics, conducting . research and analysis for both private and public clients. As consulting .. „ . 4 • q o . • 4. economists we generally function as part of a project's planning team which ,.„.. I includes the client, planners, architects, engineers, mortgage lenders, and other key participants. i SCOPE OF' SERVICES ,. . f 1 Market Research: Analysis of the various markets associated with a specific site or project. Often this includes a determination of the opportunities (or constraints) for .•. development. The estimation of sales, rental projections, and market penetration are a major part of this service. 1 Project Programming: Generating an in-depth development program that provides specific size and io budget information to architects, planners and engineers, This information • i is essential in establishing land use and building plans, cost estimates and phasing. The program provides a detailed description of a project's concept, 4 , .., image, quality, price, amenities, services and other information. Feasibility Analysis: Testing the financial feasibility by establishing projected sale or rental schedules, . 1 assembling and, balancing, „ alancing development costs, phasing strategy, developing pro forma cash flow, profit and loss statements, and return on inVestment analysis. , ; 1 Ptiblic Need EValuation: , ' 1 . ii Researchi, analysis, end determination of public need for new deVeloPrnent 4 . projects° Conducted in accordance with the Fasano Decision (Oregon Supreme Court) public heed criteria, „ . t , A , IL __________..........,...,n.r.,...„,.„„,..„,.......,.........i,J, _ , 4 , .4 .•, NI , II lr cf i Economic Impact Analysis: 4 Determining the economic consequences of governmental planning decisions on local and regional C 0 rninunities. Includes analysis of comprehensive plans, urban growth boundaries, zoning policies, etc. : . , Other Services: Other services of The Leland Company include: ' . , . .. i * Highest and Best Economic Use Studies * Building Rehabilitation Analyses. * Loan Package Assembly. * Citizen Group Coordination on Economic Studies. ' ( i : 1 BENEFITS TO OUR CUENTS The services of The Leland Company are designed to help our clients in a ) i number of ways: Optomize financial returns and reduce risk while developing a package that balances the aesthetic qualities of a project with sound economic decisions. * Assist the client in obtaining zone changes, variances, P.U.D.'s, etc., 'I 1 through demonstration of need and sound conceptual planning. Testimony at public hearings is often necessary and beneficial. The Leland Company is well known in the local land development industry and respected for its objectivity. 1 * Assist in obtaining financing. The Leland Company works directly with a number of financial institutiuns and can provide the client with a "lender's package" to help secure financing. , 1 * Work with the client to develop marketing concepts and strategies . , . . i for selling or renting-up a property. * Develop a budget for construction and other expenditures over the C life of the project. 4 1 .4 The Leland Company has developed and has eXclUsive rights ko a computerized income property model, This model saves time and and ,, f. expense, provides aCcUrecyt and allOWs for the testing of different variable combinations. The model is capable of handling multiple- use and multiple-phase projects. / ./, , —le Leland Cornpan .1 ..". li\ 11 ., . lif II SCOPE OF EXPERIENCE The following list shows the types of projects and the kinds of real estate economics analysis conducted by The Leland Company staff. Work on these projects included market research and analysis, project development programming and financial (feasibility) analysis: HOUSING , Single-family detached housing Single-family subdivisions. Apartment projects, garden and high-rise 'Mobile home parks ,. Elderly housing . i ,. . Second home (resort) condominiums Second home detached housing Planned unit developments, multiple housing types, urban, suburban I, and remote site (resort) Rehabilitation and conversion of urban housing structures RETAIL COMMERCIAL Single use sites, retail commercial Neighborhood shopping centers Sub-regional shopping centers Specialty surburban, retail and service commercial , . Recreation retail commercial a i OFFICE COMMERCIAL General office, low-rise and high-rise Single purpose tenant office . . i Office subdivisions Medical/dental office . ,.' Rehabilitation of urban office buildings ( INDUSTRIAL Light industrial parks Heavy industrial parl,.s Industrial conversions ... . ! MISCELLANEOUS Urban and regional parks Site selection and analysis Urban renewal tax increment • Property purchase negotiations ' Structured parking Construction estimating and negotiations .,, The Leland C3ompany , „, 4 .. .1 4 .1 ..". li\ 11 ., . lif II SCOPE OF EXPERIENCE The following list shows the types of projects and the kinds of real estate economics analysis conducted by The Leland Company staff. Work on these projects included market research and analysis, project development programming and financial (feasibility) analysis: HOUSING , Single-family detached housing Single-family subdivisions. Apartment projects, garden and high-rise 'Mobile home parks ,. Elderly housing . i ,. . Second home (resort) condominiums Second home detached housing Planned unit developments, multiple housing types, urban, suburban I, and remote site (resort) Rehabilitation and conversion of urban housing structures RETAIL COMMERCIAL Single use sites, retail commercial Neighborhood shopping centers Sub-regional shopping centers Specialty surburban, retail and service commercial , . Recreation retail commercial a i OFFICE COMMERCIAL General office, low-rise and high-rise Single purpose tenant office . . i Office subdivisions Medical/dental office . ,.' Rehabilitation of urban office buildings ( INDUSTRIAL Light industrial parks Heavy industrial parl,.s Industrial conversions ... . ! MISCELLANEOUS Urban and regional parks Site selection and analysis Urban renewal tax increment • Property purchase negotiations ' Structured parking Construction estimating and negotiations .,, The Leland C3ompany , „, 4 .. .1 4 p Golf courses Impact review Cemeteries Annexation analysis Utilities systems feasibility Inner-City motels and hotels Resort motels/hotels Appraisals Indoor tennis facilities t I Nursing homes and care centers Travel trailer parks Industrial structures Tourist attractions/museums • • Economic base studies Ski area economics STAFF BACKGROUND AND QUALIFICATIONS David C. Leland, Consulting Economist Mr. Leland is a consulting economist with over fourteen years experience in applied economics and planning research. He is the owner and president of The Leland Company, Economics Consultants, and formerly, vice-president and co-owner of Mar lett & Associates, Consulting Economists. Mr. Leland attended Portland State University and the University of Oregon. He received his B. S. degree in Urban and Economic Geography with minors in Architecture and Planning. He has managed and conducted study projects including site analysis, site selection, market research and analysis, physical development programming, economics/planning/architectural coordination, and comprehensive financial and feasibility analysis for a wide range of projects and clients (see client list). Professional 8 ffiliations and community involvement include: Professional Affiliate, American Institute of Architects • Chairman, Mayor's Citizens Budget Task Force, Parks & Recreation Bureau, City of Portland Member, American Real Estate and Urban Economics Association Member, City of Portland, Assisted Housing Proposals Review Board „ Member) Tr -Met Transportation Corridor Development Cnrporation Advisory Board Member, Advisory Committee, kah-Nee-Ta Vacation Resort Guest Lecturer) Portland State University, School of Urban Studies•Guest Lecturer, University of Oregun, School of Architecture Lecturer and panel member, Neighborhood Associations, Non-Profit Housing Organizations, and other organizations involved with housing and the public/pdvate interface in planning and development Wallace M. Hobson, Consulting Economist Mr. Hobson Is a consulting economist with twelve years experience in marketing, market research, and financial analysis. With The Leland Company he is vice-president and a project manager specializie,g lb marketing and financial analysis of real property development titUdies, The Leland Compan 1 /1 • • • • ¶1 Mr. Hobson attended the Univeralty af Oregon and Portland State University where he received a Bachelor of i.:icience Degree in Liberal Arts and a Masters Degree in Business Administration (MBA). Prior to joining The Leland Company, Mr. Hobson has held responsible positions in private industry in marketing, market research, and sales, including Omark Industries. He formerly was a project manager at Marlett and Associates, a land economics consulting firm. David B. Tegart, Consulting Economist Mr. Tegart is an consulting economist with ten years of experience in the fields of land use, applied statistices, and data processing. As a vies- L president with The Leland Company he has been responsible for managing and conducting studies ranging from assessing the impact of the statewide planning goals on the local economy to quantifying the subsidies to surburban areas prior to annexation. Mr. Tegart received his Bachlors of Arts Degree from Beloit College in economics and holds a Master in Business Administration from Northwestern University with majors in marketing and transportation. He has directed projects throughout the western states and has developed a . a computer model for evaluating alternative financial strategies for income producing property. He has evaluated new products, determined the potential market size, the merit of the product concept, and developed the appropriate marketing program for implementation by the client. Mr. Tegart serves on numerous committees, including a statewide land use committee, several technical advisory committees to the Land Conservation and Development Commission, and policy committees of the Oregon Coastal Zone Management Association. LIST OF REPRESENTATIVE CLIENTS Following is a representative list of clients for which The Leland Company • staff has prepared economic evaluations. PRIVATE ORGANIZATIONS Aladdin Homes, Vancouver, Washington Archdiocese of Oregon, Portland, Oregon • Associated General Contractors of Oregon, Portland, Oregon Benj. rranklin F'iederal Savings& Loan Association, Portland, Oregon Bering Straits Investment Company, Fairbanks, Alaska Bohemia Lumber Company, Eugene, Oregon Brand S. Corporation, Portland, Oregon Brooks Resources Corporation, Bend, Oregon Brooks Stanton Lumber Company, Bend, Oregon Carmel Estates, Incorporated, Hood RiVer, Oregon ne Leland Compan d• • l •: ' City Housing Development, Inc., Portland, Oregon Cooley Construction Company, Portland, Oregon • Davidson Company, Portland, Oregon Drake Construction, Portland, Oregon t Farmers Insurance Group, Los Angeles, California Franklin Service Corporation, Portland, Oregon George S. Bush & Company, Portland, Oregon fr Grantech Corporation, Portland, Oregon Hammond Development Corporation, Salem, Oregon '' Harsh Investment Company, Portland, Oregon Henningsen Enterprises, Portland, Oregon Hilton Smith & Associates, Portland, Oregon International Land Company, Vancouver, British Columbia Leisure Resources, Incorporated, Tigard, Oregon Lincoln Savings & Loan Association, Beaverton, Oregon Lloyd Corporation, Portland, Oregon Nero & Associates, Portland, Oregon Niedermeyer-Martin Company, Portland, Oregon Mt. Hood Meadows, Incorporated, Portland, Oregon '• Muyskens Construction, Portland, Oregon Omark Industries, Portland, Oregon Oregon Bank, Portland, Oregon Oregon Pacific Forest Products, Incorporated, Portland, Oregon Pacific Power& Light Company, Portland, Oregon r Park City Corporation, Los Angeles, California ' . Potlach Corporation, Lewiston, Idaho Reverman Construction, Portland, Oregon Ra `,'ercrest Construction, Portland, Oregon i Rockwood Development Corporation, Salem, Oregon Rocky-Marsh Rublic Relations, Portland, Oregon Standard Insurance Company, Portland, Oregon Sunmark Properties, Incorporated, Portland, Oregon Tektronix, Beaverton, Oregon Todd Building Company, Portland, Oregon ' .. i Western Environmental Trade Association, Portland, Oregon Welch & Merrill, Portland, Oregon Western Metro Corporation, Portland, Oregon Willamette Factors, Incorporated, Portland, Oregon • ren i Wilip Investment Company, Portland,Oregon , > elco Corporation, Tacoma, Washington Numerous individuals and small partnerships and corpo!,'ations ' i PUBLIC: GOVERNMENTS AC AGENCIES 4 itie f Cs • i, Beaverton, Oregon Bend, Oregon Canby, Oregon Portland, Oregon Salem, Oregon Sandy, Oregon Tualatin, Oregon Pasco, Washington The Leland Company ,, I 1 j . . 3 A. Counties Clackamas, Oregon Marion, Oregon il Multnomah, Oregon Skamanie, Washington • 0 r r Other Bend Chamber of Commerce, Bend, Oregon 1 Confederated Umatilla Indian Tribes, Umatilla, Oregon -:` 1 Confederated Warm Springs Indian Tribes, Warm Springs, Oregon ,,:` Governors Office, Salem, Oregon ' Housing nd Urban g Development, Washington, D. C. Housing Authority of Portland, Portland, Oregon `' Lane Council of Governments, Eugene, Oregon - ' Northwest District Association, Portland, Oregon Oregon Blind Commission, Portland, Oregon ' 'i Portland Bureau of Parks & Recreation, Portland, Oregon Portland Development Commission, Portland, Oregon Portland Economic Development Committee, Portland, Oregon Portland Office of Planning & Development, Portland, Oregon Portland.Planning Commission, Portland, Oregon Portland State University,, Portland, Oregon . Salem Urban Renewal Agency, Salem, Oregon U. S. Army Corps of Engineers, Portland, Oregon U. S. Army Corps of Engineers, Seattle, Washington (f; U. S Bureau of Indian Affairs, Portland, Oregon U. S. Economic Development Administration, Seattle, Washington . U. S. Office of Economic Opportunity, Washington, O. C. YWCA, Portland, Oregon PROFESSIONAL ORGANIZATIONS . Architects Architects Atelier/Northwest, AIA, Portland, Oregon Baldwin, Gregory, AIA, Portland, Oregon •, Boutwell/Gordon/Beard/Grimes, AIA, Portland, Oregon Broome/Oringdulph/O'Toole/Rudolf, AIA, Portland, Oregon Carr,iabe ll/Yost/Grube & Partners, AIA, Portland, Oregon Church, William, AIA, Portland, Oregon Daniel/Mann/Johnson & Mendenhall, AIA, Portland, Oregon Edelman, Alfred, AIA, Portland, Oregon Ever on/Lundgren/ arsen, AIA, Portland, Oregon Glazer, Howard, AIA, Portland, Oregon Goebel/McClure/Raglend, AIA, Portland, Oregon j kroker& Aavociates, AIA, Portland, Oregon Michaey/Mann/Lakemann, AIA, Portland, Oregon Reddick/B ort and,P otnerahip, P.C., Portland, Oregon Rackri ;/Oderrno/n Par AssoC'iates(ROMA), San Francisco, California Sheldon/Eggleston/Sax, AIA Portland; Oregon r �r�C p; AIA, Portland, Oregon SR P arip, , ortland, Oregon The � r• Travers/Johnson, A,IA, Portland, Oregon • Thompson, Phillip & Associates,AYA, Portland, Oregon Witt & Associates, All, Portland, Oregon - ` York, Robert, AIA, Portland, Oregon Zir mar/Gw sul/Fr a, AIA, Portland, Oregon Zaik/Miller, ALA, Portlend, Oregon . t Planners/Landscape Architects • ': Ames, Edmund.T., Lake Oswego, Oregon Edwards& Associates, Wilsonville, Oregon Environmental Disciplines, Incorporated, Portland, Oregon Landscape Planning Associates, Portland, Oregon McArthur/Gardner, Portland, Oregon Mitchell & Associates, Portland, Oregon Perron, Robert & Associates, Portland, Oregon Phillip Thompson& Associates, Portland, Oregon Rtaff/Cameron/Lacoss & Associates, Eugene, Oregon Wilsey & Ham, Portland, Oregon Engineers Clark & Groff, Salem, Oregon Cornell/Howland/Hayes Merryfield-Hill (CH2M), Portland, Oregon Coly g.Engineering, Seattle, Washington Daniel/Mann/Johnson& Mendenhall, Portland, Oregon M rrigle R.W. - P.E., Portland, Oregon Musray/McCormnick, Incorporated, Portland, Oregon Portland, Oregon Robert Wilsey Conradt, P. E., San Francisco, California Economists Economic Research Associates, Los Angeles, California keyser/Marston& Associates, San Francisco, California Terram cs Corporation, Los Angeles, California ne 0. 0 Tipery . " o � a fir".......,. ,"".:xr• ". .,...... .., u.r,;v. ,:... ,;,,„ ,... . _.... ,.". . _,0-0.000.00.0000000000 e • REFERENCES Following is a selected list of client references of The Leland Company: BENJ. FRANELIN FEDERAL SAVINGS & LOAN ASSOCIATION Benj. Franklin Plaza One Southwest Columbia Portland, Oregon 97204 Mr. Louis Scherzer, Executive Vice President 503-248-1248 Mr. Donald H. McIntyre, Senior Vice President 503-248-1250 CONFEDERATED TRIBES OF THE WARM SPRINGS RESERVATION . .„ OF OREGON Warm Springs, Oregon 97761 Mr. Ken Smith, General Manager 503-553-1161 PORTLAND DEVELOPMENT COMMISSION 1500 Southwest First Portland, Oregon 97201 Mr. Don Silvey, Housing Director 503-224-4800 , . NIEDERMEYER-MARTIN COMPANY 1727 Northeast 11th. Portland, Oregon Mr. Ed Niedermeyer, President 503-287-2411 WELCH DEVELOPMENT COMPANY 1521 Southwest 66th. Portland, Oregon 97225 Mr. 'Thomas K. Welch, President 503-292-3690 SALEM COMMUNITY DEVELOPMENT & URBAN RENEWAL AGENCY 555 Liberty Street Southeast Salem, Oregon 97301 Ms. Jeannie Giordano, Renewal Administrator 503-5886011 STANDARD INSURANCE COMPANY The Town Center 2700 Southwest 185th. • Portland, Oregon 97229 Mr. Wayne Atteberry, Vice President 503-248-2760 CITY OF PORTLAND O 11 1220 Southwest rifth, Room 406 • Portland, Oregon 97204 Mr. Douglas Butler, Deputy Administrator, Office of Planning & Development 503-248-4579 Mr. Dennis Wilde, Chief of Neighborhood Planning 503,-24 • 8-4509 The Leland CoTpan • • ' , ,A • SUMMARY OF ECONOMIC IMPACTS RESULTING FROM THE PROPOSED KOLL COMPANY BUSINESS PARK, TIGARD, OREGON ECONOMIC ECONOMIC IMPACT ELEMENTS IMPACT CONSTRUCTION IMPACTS Construction Payroll: $ 8,541,200 Construction Professional Payroll: $ 717,500 Construction Related Expenditures, materials/Services: $ 7, 000,500 EMPLOYMENT IMPACTS Construction Jobs (Person-Years) : 530 Permanent Jobs: 856 1,386 • 10-Year Permanent Employee Payroll (Total) : $210,945,100 10-Year Permanent Employee, Nearby Payroll: $124 ,465,400 . , TAX & FEE IMPACTS Fees & PermitS, (Partial and one-title) : $ 96,100 10-Year System Development Charge (Tigard) : $ 270,000 10-Year Ad Valorem Tax Revenues (Total) : . 44,1300150 10-Year Ad Valorem Tax Revenues (Tigard) : $3,565,100 . • GOOD & SERVICES PURCHASING IMPACTS 10-Year, Total Goods & Services Expenditureg: $135,367,500 • 10-Year, Nearby Goods & Services Expenditures: $ 79,866,700 IMPACT OF PARK LAND (Value) : $ 1,973,268 Source: The Leland company; aatitaty 1979. • , , ill „ „„„ ,„ , , ., , ■••., ' n�. r � ti • • Ctiotobor 21tr 1410 tt " "S ' , r; 4 041610,x, *32.4 0*.fifo Mel" k h ` : 2O Plotot eitiviteet. that tho %1,q0,r44, otsfi rogultul mooting, of tolober 1,71, 91$ dortica you! molest ttior zone map oneolinalat trim 7441011,4 C00 104-1, "rax m ZotAdu to 41 '",tlowarala Tata Soholl.$ Zorr k t7 on of the' +YCa• 1 M Jrift"k f1AA i.o ala lartl'!4 t iA 4iati, M 4^ 1, be) a say turthor a • y• �� wY174"a{sMo to tontavt. thio .ott . , J } ,41matotliato, City r ti o"1•'.rtr,, �.r+1 ��j 1`.�1yy,,^,,yyy �!"to M yjto IF::1yp �7t�y'y*� }1ikyci9,1y,W,1�..7"��1M'+toillo "�M T!'M4Pbi 1 `�u mit lkott �r ,�..,.,:, � ...., ,..,.,... ............ .,.,,... .. - r. •. ......_ «,. .. ,_.. ',�" � .gin • STAFF REPORT ( ( October 17 , 1978 Page 3 6 . The property is surrounded by single family residences to the west, agricultural and one single family unit to the south; Southern Pacific railroad tracks and Portland Chain Co. to the east, The subject property fronts Soholis Ferry Road (State jurisdiction) and proposes its only access/egress onto it. 7 . Eighteen one-story i,ndustria.1 (warehouse, shop and office) units are proposed with square foot ranges from 10, 000 to 26, 800 sq. ft. II . Conclusionary Findings: • 1. NPO ft2 Plan policy's direct the industrial areas to ,•. be M-4 "Industrial Park" . No other industrials designation is sited in the plan. 2. The applicant' s are encroaching onto the floodplain and. greenway system with buildings and parking lots. III. Staff Recommendations: Staff recommends denial for the following reasons: 1. Since the industrial development policy's are directives to the Comprehensive Plan and only "Industrial Park" (M-4) designation is stated, the staff feels that the Plan is specific and legally binding to all industrial development in this area to be of M-4 permitted Or conditional use standards. 2. The Floodplain District clearly prohibits permanent building on floodplains to promote the intent to preserve the welfare and safety of persons and property. Also, the developers have given no regard to the "Creenway System" policy outlined in the Environmental Design and Open Space Plan Ordinance. ', :. .... ....... . ....:.. ,. .,,,: ,.,. ...... a.,._.. ... .... .,r el - • ,f-r • MINUTES, TIGARD PLANNING COMMISSION October 17 , 1978 - 7 : 30 P.M. Fowler Junior High - Lecture Room 10865 S .W. Walnut St. - Tigard, Oregon 1. Call to Order: The meeting was called to order at 7 : 35 P.M. 2. Roll Call : • Present: Wood, Seeber, Helmer, Brian, Smith and Funk Absent: Corliss, Quimby, Tepedino, Speaker Staff: Weaver, Planning Director; Selby, Associate City Planner; Svart, Assistant Planner; Mackenzie, Assistant Planner — 3. Approval of minutes: The minutes of September 26, 1978 were approved as written. 4. Communications: • o Weaver, Planning Director, stated that the League of Oregon Cities were having workshops on planning. Stated that there was some funds available for the commissioners attendance. o Selby, Associate City Planner, had additional comments on the workshops. • o Weaver, Planning Directors spoke on streamlining the agenda with less items per hear: ftg . Requested that the 60 day deadline for hearing iteMs be waived for some items li,ste,d on 10/17/78 agenda. Asked for a Motion from the commissioners to do so as applicants had not all signed a 60 day waiver form. o Brian moved for a thirty (30) day hearing extension on the six items, 5. Hearing ItemS: 5 , 1 Comprehensive Plan Revision - Annexation Plan Amendment to the Tigard Community Plan in the form of an Annexation Plan. A. Staff Presentation: 8tart presented the implementation policies. stated that there was a motion on the floor for approval of policies 1-4 with the deletion of the second part of implementation Policy 44 when the meeting (9/26/78) was adjourned. B. commislon viscusslon and ACtiont o Smith asked for an explanation of what was on the floor ' when the meeting was adjourned? ,..- , MINUTES TIGARD PLANNING COMMISSION . 1 , October 17, 1978 - 7: 30 P.M. Page 2 o Smith moved to approve implementation policies 1-3 as written and 4 with a deletion after "borders" so that it would read as follows: 4) The*City will nOt approve the extension of City sewer - , lines beyond its municipal borders. o Brian seconded. Motion passed unanimously. o Brian suggested that Policy #5 be deleted after "discouraged" o Weaver suggested that "on the periphery" could be added to 5 after "piecemeal annexations. " o Smith moved to approve 5 as written. o Helmer seconded. ' Motion passed unanimously. o Smith moved to delete policies 6-10 . 1 Q Brian seconded. . . Motion passed unanimously. . 7 5 .2 Comprehensive Plan Revision - Economy Plan Amendment to the Tigard Community Plan in the form of an Economy Plan. o Brian moved to approve the economy plan with the modifications • suggested in the study session. , o Smith seconded' Motion passed Unanimously. Svatt leaves at 8 :25 P.M. 5. 3 Zone Change zC 22-78 (William. Oodwin) WPO #6 " . A request by William GodWin for a preliminary plan and program , review of a residential planned development and 20fte map • amendment from R-7 to R-7 Planned Development on a 5.27 adre ..,, . site at S .W. Sattler Street (Wash. Co. Tax Map 251 11AD, TaX Lob 6500) . A. Staff Report: ------, Read by Selby , MINUTES 4 TIGARD PLANNING COMMISSION October 17, 1978 - 7: 30 P.M. Page 3 B. Applicant' s Presentation: Richard Drinkwater, Engineer for the project spoke on the •Ar availability of sewer and water and storm water. Stated the reason for the higher density was due to leaving open space and allowing for economic constraints to enable developer to supply affordable housing. • C. Public Testimony: • None D. Staff Recommendation: Staff recommends approval subject to the following conditions: 1. That the general plan plat show the following: a. Fifty feet or right-of-way plan street standard for the detached single family cul:de-sac without the island and one-way designation. b. That no lots in the plan have direct access onto Sattler Street. c. That the private driveway onto Reiling Street be redesigned to enter onto Reiling to the staff 's satisfaction. • A . '4 y d. That the detailed landscape plans show buffeting type vegetation and berms along the development where staff indicates necessity. of. e. Plat indicating utility service installation iodations. f. Topographic map with site drainage and grading . alterations. 2 . That resume' s of all design team members be submitted to the program narrabive , • • 3. That all detadhed single family lots be no less than 71500 square feet. 4, That the *,,ohal Unit per acre number be no more than four (4) . Rebuttal: Drinkwatet stated that he had some problems with the density . recommendations. Stated that their purpose it applying for ' • a planned deVeloPMent was to preserve the open space of the projedt. 4 C MINUTES (i4.. • • TIGARD PLANNING CONT,i /SSION October 17, 1978 - 7:30 P.M. Page 4 E. Commission Discussion and Action: 0 Smith asked for the maximum allowable density for a planned development? He pointed out that a great deal of the property was a wetland area. Suggested that there be a condition regarding building on the wetland area. o Funk questioned the need for a planned development. • Thought a subdivision would be more appropriate for the property. o Helmer questioned the lot layout on Sattler Road. o Drinkwater stated that a berm would be created on Sattler as a buffer. o Seeber thought that a decent lot size should be required. o Wood thought that the density was too high and that it should nOt qo above 37 units total. He agreed with the stall recomrOiendation and thought that the 6 and 4 plexes should be reduced in scale. o Smith could not agree with the 42 units. Thought that 37 units was a reasonable density for the buildable land • shown. Thought that the open space should be preserved. Wanted to leave the single family unitS as is and reduce the multiple units so that there Would be no 6 pleXeS, fewer 4 plexes and the remainder would be duplexes. He did not See the need to adhere to a 7,50,04 „sgUare foot minimum lot size and thought that there was a need for homeowners agreements. o Smith moved to approve the proposal with the staff recommendations and conditions deleting condition 03 and adding the following conditions: 5) That the •..otal .denSity be. limited to 37 units total, of Which 14 would be single family detached, and 23 would be attached single family units not to exceed fourplexes in design. 6) That a drainage plan be required as part of the application. " • 7) That the applicant provide an agreement for the uPkeePot the open space in the planned development. • 8) That the common wall units be arranged in rows but • randomly. o Brian zeconded. motion passed. Punk abstains. ! 7re • MINUTES L, TIGARD PLANNING COMMISSION October 17, 1978 - 7: 30 P.M. Page 5 5.4 Zone Change ZC 21-78 (Donald Pollock) NPO #6 A request by Donald Pollock for a zone map amendment from * Wash. Co. S-1 "Single Family Dwelling" to city R-7 "Single Family Residential" zone for a 1. 29 are parcel at 9330 S.W. Durham Road (Wash, Co. Tax Map 2S1 14A, Tax Lot 500) . A. Staff Report: Read by Selby B. Applicant's Presentation: Donald Pollock, the applicant, stated that he agreed with the staff findings and recommendation. C. Public Testimony: None D. Staff Recommendation: Staff recommended approval with the following conditions: 11 That 25 feet of right-of-Way along S.W. Durham Road be dedicated to the City with half street improvements installed prior to County recording of the final plat. , 2. That the developer submit construction and site drainage plans to be approved by the City...Engineer and Building . Departments prior to issuance of permits. , 3. That all utilities be subsurface installations. , E. Commission Discussion and Action: o Brian asked if access could be limited onto 81W1 Durham Rd.? 0 Brian moved for approval with the Staff findings and recommendations with the additional condition that; 4) Access to the property be provided via an extension of the Kneeland Estates StreetS, o Funk seconded. Motion passed unanimously. 5 .5 zone Change ZC 23-78 (Mackenzie/Saito & Assoc. ) NP0. 02 A request by mackeh2ie/8aito & Assoc, for a zone map amendment 1 A MINUTES TIGARD PLANNING COMMISSION October, 17, 1978 - 7: 10 P.M. Page 6 from Wash. Co. MA-1 "Farm Land" to M-2 "General Industrial° zone on a 44 . 46 acre parcel on S.W. Scholls Ferry Road (Wash. Co. Tax Maps 1S1 34AA, Tax Lots 100, 200, 3-0, & 400; Tax Map 1S1 35B, Tax Lot 1700) . Wood asked that staff and applicant address only the question of whether or not the proposed zoning is in conformance with the comprehensive plan. A. Staff Report: Read by Selby (sections that pertained only) Applicant' s Presentation: William Kox, Attorney for Koll Business Center stated that the NPO #2 Plan spoke only of specific industrial zoning along for the areas near Tigard Street. Stated that the LCDC goals required a balance of industrial zones, Tigard has a greater amount of M-4 zones in coMparison to M-2 zone8. Stated that the applicants were not requesting a zone change, but applying for the closest city zone to Wash. Co. MA-1. Stated that the staff was requesting a zone change, and that the current Washington County zone was a general industrial zone, C. Public Testimony: O Donald Jarman of 11343 S.W. Ironwood Loop asked if the zoning was designed to M-2 generga....1-ndustrial and the apPlicants did not follow through with their proposal? DoeS the zoning adhere to the property? , O Wood stated that once the land was zoned it would be possible to put any uses permitted in an M-2 zone on the property. . o Wood stated that Kox was wrong on all points. o Smith stated that a zone change was standard procedure upon annekation and that the comprehensive plan applied to all areas outside cif the city at the time of the drafting of the plan that were within the plan area. Stated that the purpose Of the zone change Was not to conform to the city zoning that was closest to the Washington County zoning for the parcel in questions but to conform with the comprehensive plan, o Roger Vagethorh stated that an M-2 permitted all othev M tofte8, Stated that they the applicants) had conic that evening to present their proposal and explain what they Were going to do with the land, WINUTES • TIGARD PLANNING COM .0.160SION * October 17, 1978 - 7:30 P.M. Page 7 , D. Commission Discussion and Action: . o Funk asked if the applicants had considered going for an M-4 with conditional uses since most of the uses listed in an M72 zone were permitted in a M-4 zone either out- right o± as a conditional use? Thought that tabling the request was a possibility. o Wood read the staff recommendation with the first reason only • o Brian stated that the applicant could apply for a comprehensive plan revision. o Brian moved to deny based on staff findings and staff recommendation with the first reason as stated. o Smith seconded. Motion passed 5-1. Funk abstained. 5. 6 Conditional Use CU 26-78 (Union Gospel Missions) NPO 44 A request by Union Gospel Missions of Portland to construct a thrift store (second hand store) in a C-3 "General Commercial" zone on a 1 acre parcel located at 11605 S.W. Pacific Highway (Wash. Co. Tax Map 1S1 36DB, Tax Lot 501) . A. staff Report: • Read by Selby U. 'Co B. Applicant's Presentation: Bob Schroeder, Architect for the project explained the proposal and described the building. C. Public Testimony: o Peggy 6ilnson asked questions concerning the required setbacks and asked that landsCaping of proper size and caliber be required. A 10 o Rid Thorpe asked it there would be a drop bog? 0, ;14 D. Staff ilecommendations: 4 Staff recommended approval with the following condition• 1. That the sitei building and landscape plans be submitted to the site design review board for approval, 2 That site dtainage aid construction plans b subMitted and approved by the building and engineetinq depattments prior to igbuance ot' permit.S.. • . , • - MINUTES TIGARD PLANING COMMCSSION October 17, 1978 - 7: 30 P.M. Page 8 ' E. Commission Discussion and Action: o Seeber asked about the truck deliveries? o Smith moved for approval with the staff findings and recommendations. o Helmer seconded. Motion passed unanimously. 5. 7 Conditional Use CU 27-78 (Car Wash) NPO #1 A request by Dennis Thompson & Chuck Kaady for a conditional use permit to remodel existing car wash in a C-3M "Main Street Commercial" zone on a 2 .33 acre parcel at 12485 S .W. Main Street (Wash. Co. Tax Map 2S1 2AB, Tax Lots 2880, 2900 & 3000) . A. Staff Report: Read by Selby B. Applicant' s Presentation: )47' Chuck Kaady presented the proposal. C. Public Testimony: None 0,4 D. Staff Recommendation: Staff recommends approval subject to the following conditions: • 1. That the applicants submit construction and site drainage plans to the City Engineer and Building Department. 0' prior to issuance of permits. 2. That the applicants' site plan be approved by Site Desiqn Board, especially with regard to landscaping improvements. t. Commission Discussion and Action: o Brian moved to approve the proposal based on staff findings and recommendations, o Smith seconded. Motion passed unanimously. 5 ,9 Zone Change ZC 19-78 (Milleri Potter & 8chaeer) NPO 42 r tet W'y • * MINUTES TIGARD ,PLANNING COMMMISSION October 17, 1978 - 7: 30 P.M. Page 9 A request by Miller, Potter & Schaeffer for a zone map amend- ment from A-2 "Multifamily Residential" zone to C-3 "General Commercial" zone for a 4.01 acre parcel at 10830 S.W. Greenburg Road (Wash. Co. Tax Map 1S1 35B, Tax Lot 0400) . A. Staff Report: Read by Selby •.t B. Applicant' s Presentation: Miller presented the proposal and stated a correction to the staff report in tha the property involved was 1.22 acres not 4 .01 acres as written. Stated that his intent was to get all of his property under one zone. C. Public Testimony: None D. Staff Recommendations. • Staff recommends approval with the following conditions: 1. That the developer submits construction and drainage plans to the Cit. Engineer• .i P X g prior to iSsuance of permits. 2.. That there be dedication of 10 feet of right-of-way With half street improvements betwee i„the perimeter of the applicant 's property along Greenburg Road prior to issuance of building permits. E. Commission Discussion and Action: OBrian moved for approval with the staff findings and recomMendations. o Helmer seconded Motion passed unanimously. 6 . Other Business: None 7. Ad j ournrent The meeting was adjourned at 11 :05 P.M. 9 ' 1 1 ki„L it STAFF REPORT AGENDA 5 .5 TIGARD PLANNING COMMISSION October 17 , 1978 - 7 : 30 P.M. Fowler Junior High - Lecture Room 10865 S.W. Walnut St. - Tigard, Oregon Docket ZOne Change ZC 23-78 Request: For a zone map amendment from Wash. Co. MA-1 "Farm Land" to M-2 "General Industrial" zone on a 44. 46 acre parcel. Location: S.W. Scholls Ferry Road next to Southern Pacific Railroad tracks (Wash. Co. Tax Maps 1S1 34AA, Tax Lots 100, 20-0 , 300 and 400; Tax Map 1S1 35B, Tax Lot 1700) . Applicant: MACKENZIE/SAITO AND ASSOC. I . Findings of Fact: 1. The site is designated "IndUsErial" on the NPO #2 Plan. 2 . The NPO #2 Plan for Industrial Development Policies States: POLICY 25. 'the industrial area should be developed to the highest standard provided in the zoning ordinance, the M-4 , Industrial Park category. .1 POLICY 26 . Industrial development should conform to high standards for building and Site design. The Design. Review Board will review the site plan of each proposed development', aS provided in the zoning ordinance, in order to evaluate the compatibility of vehicular addesS, sign's, lighting, building placement and designs, and landscaping with adjoining uses, both existing and proposed. The examples of good design, already present in the Neighborhood, should provide the norm for the Design eview Board when considering new develop ■■ - ments and the expansion of existing ones. POLICY 27 . The industrial uses now located in the Neighborhood are of the non-polluting hype. This is the only type which should be allowed to focate in the Neighborhood. The close interface of residences and industry makes this essential. POLICY 28, Development will coincide with the • provisions of public Streets, water and sewerage facilities. These facilities shall be (a) capable of adequately serving all intervening properties, as well 48 the proposed developtentt and (b) designed to meet City or county standards, b • *7;..,",'.4 • '..., '. ; . • , , . .. . , .. . _ . - • r, (s'4..9, \4 * , . STAFF REPORT . , • AGENDA 5 .5 . , TIGARD PLANNING COMMISSION , October 17, 1978 • Page 2 ,• 3. The applicants are proposing to build some industrial units on the presently identified flood Plain and ,,,. greenway area. The Tigard Municipal Code "Flood Plain District" section 18 .57 .040 states : . • Prohibited uses and activites. , The following uses. • and activities are prohibited within the floodp14-in . district except pursuant to special permit granted . , . by the planning commission based on findings as by Section 18 .56. 060 provided: , (1) Filling; • , i (2) Permanent structures permitted in other . zoned areas of the city; (3) Any temporary structure which by its nature •. . . cannot be readily removed from the floodplain area , during periods of flooding and which would significantly • impede or interfere with the flow of floodwaters within , . the district. , 4 . Applicable policies from the Environmental Design and . _ Open Space Plan: - . Potioy 3 The City shall restrict alteration of natural. ... drainageways unless it can be demonstrated that the benefits are greater than the detrimental effects. Other . ! jurisdictions in the E'anno Creak 13asin shall be encouraged to do the sam . . . , .• Policy 5 The City shalt adopt an ordinance to regulate the a removal and/Or replacement of cisting natural... vegetation , .. , 1.11711;gclitigsP:gtialt6:21,,,e72i(q !eIzblfliteclit8jordctair:ags;)bis), Yi:;)c,tliel..11gonfilfi- 4 e i . cant trees or stands of timber shall also be protected, r- •, Policy 6: Require a site development report (e.g., hydrotogy„ , soils, geology) for mador projects 111 do8ignabd areas and a statement reflecting methods to be used to minimize the •. , , run-off erosion impact of the development on the surrounding k • area and downstream properties, • Policy : Retain the 'ZOO year flood plain of Panne:, OrP.ek, its , , tributaries, and the Vuatatin Rs.V011 as an open preserve (Oreenway), The greenway shall be astabtishod as the hack- . bone of the open space network and, when a diree pub ti • benefit can be derived, kti ‘i when addadant residenbiat \ . development, the greenway should be developed for passive • W recreation and pedestrian/bike travota 5 The subject site is presehtly vacant with various typeth • . and sites of vegetation on the property. . . } • • r STAFF REPORT CZ" 1 October 17 , 1978 Page 3 6 . The property is surrounded by single family residences to the west, agricultural and one single family unit to the south; Southern Pacific railroad tracks and Portland Chain Co. to the east. The subject property fronts Scholls Ferry Road (State jurisdiction) and proposes its only access/egress onto it 7. Eighteen one-story industrial (warehouse, shop and office) units are proposed with square foot ranges from 10,000 to 26, 800 sq. ft. II . Conclusionary Findings: 1. NPO f2 Plan policy' s direct the industrial areas to be M-4 "Industrial Park" . No other industrial designation is sited in the plan. 2. The applicant' s are encroaching onto the floodplain and • greenway system with buildings and parking lots . III. Staff Recommendations : Staff recommends denial for the following reasons : 1. Since the industrial development policy's are directives to the Comprehensive Plan and only "Industrial Park" (M-4) designation is stated, the staff feels that the Plan is specific and legally binding to all industrial development in this area to be of M-4 permitted or conditional use standards. 2 . The Floodplain District clearly prohibits permanent • building on floodplains to promote the intent to preserve ' A the welfare and safety of perse—.s and property. Also, the developers have given no regard to the "GreenWay System" w policy outlined in the Environmental ppsign and Open Space Plan Ordinance. 4 0 • • TIGARD o OBER'%1,X187 pm In the Court of the State of Oregon r ■ ro R At IROR NIGH -,70.' ,o>.1v wALNOU ST, for the County(,' Multnomah TIGARD,OREGON 4;, 5.PUBLIC HEARINGS 51 Comprehensive plan rev)- SIOn•at,nexd 1O(1 plan. - .. Amendment la the Tigard Com- triunity P100 lu the form of An- nexation Plan, ' S2 Cumotohnstve plan revs- Plaintiff—, sicn•eronomy plan, I.• Amendment to The Ttvard Com- vs. 01unity Plan in the Iorm of an I. economy In tWZone O w7n Change 78 A reai9llesmiu Ygl1 m GoNw6for e pro mieare plan and prograrl'1 r review of a residential plan do- , veloomenl and zo a�n?f alarmed -: meal Irom R•7{'o , DOVelopmenf on o 937 Acre sire al SW of lrr 51,(Was}�.Co,lax k}ltap 2S f AD,tan lot 6500)' Defendent , , 5A Zone Change 7 2148 iDo- • roues,oy)NP O�; 6 Affidavit of Publication A oneashlop mien q0meai tor Wnsn.t o S•)"51nph,Pa�I!v STATE OF OREGON Dwelling" In nY R i •smote pparnily Resides t r` on ram Durham Rde t.a7sh,Co a�xlmoo p + s.s 151 IJA lax lot 5001, •: ��» County of Mttltnonsoh yi.5 ?hbne Cho ge ?dM 25.29 e.• (5MOC enzle•Sal�o an .?oc,) FEW.CRRI5TTA1tS1 N Nan eII 7 A squad be/y;ackenzle.5alfohnd Y» sent,for a zone map afr entl• being first duly sworn depose and say that 1 am the Principal Clerk 01 The Publisher of The Oregon v f from ash. C fAA•1 mtnrm Land'wla M2 4'General Journal,o newspaper of general circulation,as defined by ORS 191,010 and 893,020.published In industrial"zone on a 44,16 acre the City of Portland,in Multnomah County,Oregon;that the advertisement,a printed copy of which . parcel on 5VI Schoill F4[ry Rd. is hereto annexed,was published without interrtlption in the entire and regular issues of The Oregon (Wash.Cu.lot man 151 44AA no ion 100 200,3011, nd 100,14% Man 151358 tax lot 1%081, Journal for - 0 successive and s 56 Cdrdllional UW C�1 26.33 r(Udlon Gosoer »sits ons oI conseeuti eSSTTF. - on the following dates: •—•....�•" 'artlandl,NPO No,A K list A feuuesf by,Unio GOSPCI s; .].007-1978 1Ions of POr land to con Iruc)a nritr tfggro�seco d-hand stnre1' 10 a C•7"Gehera�Cam eretal" M zon,g on a acre bn Celideated . on 1;W35w Pacific NW.Wash u t Co.tax moo 131 3400 lax loi AI orCal dt1iPO1oC)U 210 ,J • h e a• 5. Cest by Dennis'Thaitl:foii ..JT�1.GL.) �' ,./z! .,.�.,+•1-,e-?.s ' i+uCk Ready Per a e di• tonal Use Per t Io rernpd0 ens+ Principal Clerk Of The Publisher sting oar was a Cr3M"�al1f P . Sfreol Commerc of zone on e 3,33,idea sarcv.at 12495 5rV Subacrihed and sworn to before me this 16th a day °et 1978 i afi .( as. o.ax map 1 / J,o(01,inx oli 2 Bo, 2?IXI, nn l , 511 Venetic°Vf-7a lWan-Jlm "�' properties)NP No.5. / Notary Pubtle1 Oregon A request tai Wen•,i m Properties for p Variance �or oft-stree p, p r nn�i 0slr at is In teq 51•J > My Cdrnmfs5lnn expires:G°mmlSSinri s.;f.f:CS July gs�9�y� tti'hil ,411 r' zone on 0 6a My J acre Parcel n he Souf rn a- f•iTO� rifle subdivisldn on. eynd SL twash.co,IClex man?51 120`ax it Ii 41118 4310 5600(lot 42), S i 59 hone Chanel ZC 19.78 a (Miller,ranee annd Schaeffer), A reauetil by Mu er,potter,end Sehao r for,e n¢ map amend lei,tyl from HIP Mu I" leanly Rtes0(IOW tone lo a S 3 G neral nh:tner(ia"lo. or . k oenbnote,p r el,ash,Ca, e rereI ur map 1 1 3,11 aX of 40001, (foolS halted pursuant Ia.ORS 7271.15 Sec 2 rescheduling and ex7)Senston of the 60 at lime, + quilemenl,n triter o more e(ry�I P cfanll1 nddras►Ihe�llems l0,tilt heal by the olafrntng Commis+ 3;010 II If1 tlppcatlary o Waloe Ihe' 60•fdy I lmll on behalf of Il cfly Ina it required so tale ow on 11no otL�tl rimis5lon ac'Inn paand d fautde eh 60prodhale hearing ,, rr' ordaAesoc,) Itou A reaueil.by bar•Harl Asidt,for o gong nl 010 as room r blew ii a rel7denit 0 plan never nomat 1 and.t ne me 1 a en+ d;�en �ronl Rr�T D Or f1g f 7vf a In rcel rlao%��nSatpp. • it 0.2 tag tots 300•fice, Ogg, r}ddifigqnnaftUse CU 3b t8. , COnto Idal04 Supply Co) A'enhasf.by Cdhsdlttfaled Soppy' t (�''/ o, or a cond,lian use Permit 8 f ' �J tnnitrucl anp�00,1ldue t or 01 uUd7ng In an M+J Liphi�ndaus• a ,p• riot' lone on a 9.7 acre Parcerl� ,,tt ocgtdtl on 3an o reek Aore 7 t • r}}t k (Wasp tax.MMtlp.2 I 1 1 Ji fli Iao In i bo, i2GO, 3 , A f' t V�r�enr, Vlt•b , (tohio ale Sapp v Co i . » t r r` 1,;' A."entleil by C0000lldiled ubply » to.190 d varta ee Io,}pe o5pyc'r+ r » +na lee Iha{t I f quire tf01 ;4 t Ell .ltord a sUOlid el In an Lghl indutirl1t'tone on a ,,,,, . tCurekkrae vvIrorf locrke)a ast501 nn ilk1g),sand ail. ols to ; • I an(Gordon Carpenter)ter) ' • yy dddi1op tt fr1 d�} Aru kao a prntittrdntll$IrnaduCehtto• tiro WI Inaul pi nitd ors In e ,,,2*4)t' 115 sri Tany 9p e1 I lea iohi 0 14i aid Il 14.'633 ! (1cteti'vaI ey Giv loPmertrlli [I A rertu011 from brl+d 1�ddHey be. I volunme it lot a ko fldillo n al use 11101011 0 d Cn M r Cn 1 oudtro , Ir,d nt On a acre parcel a �5s a h % dn4* is 700 IdI! 9 f43011 Cold,tlo tat lite CU 31.0 . A rbm,et{by J.Alan PIT n Ito i 1 a c000 ids.ft use Pars ti) knn» slrurl inIe%n r1 en 9999998 acrd tirCCl n f(�b-�'S+ngle rn ritr Wd rU 57eIIVt IlllI0 l5l t rU13*191tCrhoo'tl�e WJ p 1 1 � t a At trioii hmetati Biel ftf�vifet�f Ili , Ih e M, �ni,�1 re 04i#",ma ort,rsnbyt ff�'»�»r"1.:,'n manor;' 7,, ( .( . N f f OREGON STATE in f . w.11.r.r ey \'''' :� rh,�. ;i HIGHWAY DIVISION r f••i• .,fi-i. r,l, 1 r �g5g j ,, DISTRICT 2A ENGINEER ; P.Q. BOX 565 BEAVERTON, OREGON 97005 Phone 229-5002 October 13, 1978 Ken Selby Associate Planner Tigard Planning Dept. City of Tigard P.O. Box 23397 Tigard, OR 97223 RE: Proposed Koll Business Center Scholls Highway City of Tigard Dear Ken: This letter is to advise you that representatives of Kali Business Center have been i n contact with us regarding the sUba ect development. Initial contact was made prior to the Boundary Commission hearing several months ago, e i Based on the information presented i . preliminary ion resented at that time we made some projections improvements.roaecttions that involve several. im We asked that the developer assist us With traffic information to verify the following projections and concerns 1 Based on the limited information we had, we estimated a generation of approximately 7500 cars per day at the access, This access would have to be moved further to the east from the original proposal , 2 A left turn lane and traffic signal would be needed: 3. An in-depth capacity' study to determine the needed street width. It appears that two eastbound lanes will be needed for the storage immediately to the west of the proposed signal . 4 The heed for widening the railroad crossing on the south side áf the highway to accomodate this street widening, ., 5. How these improvements will affect the upcoming Scholls Inter- change improvement project. 0 • • October 13, Page We hope to be working soon with the developer's representatives to ti address these points. Sincerely, • William W. Geihel District Engineer • WWG:sw cc: Ed Hardt Ron Fa i lmezge►^ Tom Schwab The Koll Company, elt'tn: Rodger Fagerholm • Jim Madden, Mackenzie Egni neeri ng • • . r ' •• 1 ■ • , -7,..■,7,',' -`,-,'"- • . • .• , . . . 1 . * r •,„ ,..; • .•, . . . . , 4 r ' . ..,,.- , '' ',".';--'''''',,'- ' ....“ .. .,,,,..■.,,,' n ' . ' "'. '''r-,,,,,,,,;,,,,:,::-,-,1„-:,:•,,,.. . ,:pc,:,,,,,,.-pl,,,,,,,,r.,,,,,. '.,%:.„,:i.,.t...,:!s..y,;:,-,.,,,,,-,,-,,,,).,,.,..-„„..,._.,-.3,kiii,..,ky. . . (k ir,, . . . . . .. . . . , . . . _ . , .. .:"!_.;',):''..;'11‘;'-',": '■.-tkOliikirAJVA a'. -;ik'44t4,,,,‘,:i-14.'i,),,'-'4,;*::ii'i:fi'li Ftc,c , ,. . ' ' • . ..,r 17880 SW Blanton St. OCT 1 i., .4. / ' ,',‘ : :• .-,,,.,,j,' Zg-,?' , g ..h pet,,I.,'-....., 1978 .4 A, ,,b-:;:, Aloha, Oregon'97005 " r -I .':',:,'-,' CITy or .,., . .. . .c:,,,, v,...,. • ) ,--,! 503/649-8577 i flOAND . . • • ,,•,, 06-i;&..°11E0-0..,k' ts.' ,kl:r ,••:•,! .' A . ''''''''' ealSi . . . . ' . ,-,i,A,, • . . 2/ .. :1 , . . . October 12, 1978 ..'. ' , . . .. . . . ., ., . . . .„ .. Mt, dames Madden , . , • Mackenzie Engineers • 0324 S. W., Abernethy • Portland, Oregon 97201 .. .. . , . . Dear Mr. Madden: Re': 'Roll Industrial Complex . .. ... Scholls Ferry Road Site, Tigard . .., , . . . This letter will serve to confirm that we have examined the site plan. . , . . drawing for this development and with reference to out conversation. of October 11, 1978 and your memorandum dated May 2, 1978, we understand. ..— .-, that perimeter road will he a minimum of 18 feet in width, ands ac-. . '...:r tording to the drawing, convenient access to each building on the site . . will be provided. The layouts as shown, cOmolies with fire apparatus access standards pursuant to the District Vita Coded We have retained one copy of the submitted drawings for our records; the remaining copy, bearing our stamp of endorsement, is herewith returned to you, . w Very truly yourss ) . , .„ WASaINGTOWOOUNTY. VIRE DISTRgT NO 1 if..• 4 ,o`e • • $ ' „,. . . • ',''' ......... . , . --' ..,' ,,, .,, ' • .44.,:4,.4,:74.......44,40..i4,,,,,:,, -..,...:.,-.1..L.1:-..L.,1!:;;4'...,,, Wilburn Dodge • . Fire Prevention Bureau I ' WD/b .,., taclosute . • .. • . cc: Tigard Planning Department . , . , 1 , I 111!I;II OI,4,H1(..11:I,tOtII1 riot Ccrlit It Pill,r; . . .„„„........,•.....,..,.......—...._,..,_•.„.„.._... .- •_,,,...• .. , , ..., . , .. , . , . ..,. ........,..,...........,.....„. ........ .....,,,,.„,... ,..„„„.„:, ,,,,„,...„.„..,:,,,..,_„„,..,.,,,,..,,„.,,,„..„,,,,,,„.,„,,„„:,,,,,,,,..„,......,,,,,,„. ....,,,,,,,,,,,,,,,,„.,,,,„„..„.,.....,...„„„,,,„... ,( • 4 . r • _,..5 L o U ,, AFFIDAVIT OF I( 3LICATION PUBLIC NOTICE . TIGARD PLANNING COMMISSION STATE OF OREGON, October 17, 197$ — 7:30 p.m. ss, Fowler Junior High Lecture Room COUNTY OF WASHINGTON, 10355 SW Walnut St.--Tigard,Oregon 5. PUBLIC HEARINGS • 5 1 COMPREHENSIVE PLAN ' TT Joseph Schafer R>rVI- I, ., rv..a NI ..i..........1 , • ....::...... /.1.:.......,::. . ..i..... .. .....1'Y:....:.. .......:....... ...a..:. SION —, Annexation Plan Amendment to the Tigard Communi= ' being first duly sworn, depose and say that Z am the publisher .....::...,,a....,w. ty Plan in the form of an Annexation • Plan; . :.. ..........:...::..of The Tigard Times, a newspaper of general circulation, as defined 52 COMPREHENSIVE PLAN REVI- SION — Economy Plan by ORS 193,010 and 193,020, published at Tigard, in the aforesaid county and Amendment to the Tigard Communi- ty Plan in the form of an Economy ' state; that the legal notice, a printed copy of which is hereto annexed, was Plan, ° a 1 1 5,3 ZONE. CHANGE ZC 22-78 (Wit-I • ' published in the entire issue of said newspaper for • successive and ham Godwin) NPO 6 I A request by William Godwin for a preliminary plan and program review i consecutive weeks in the following issues .... ..... ....... .........a.... -:.,;, of a residential planned develo ment • October 11, 1978 and zone map amendment from R-7 to ...,.Y............—............:::.:.....::...................., ..............*::::..........:.. ..:.....,...:,...—:.:.. i... R-7 Planned Development on a 9:27 (1,,,/,, /1, acre site at SW Settle tr (Wash.. .. r Street.. / Co Tax Map 2S1 11AU, of 6500) r� ax L (Signature) / 5.4,ZONE CHANGE ZC 21-78 (Don- aid Pollock) NPO 6 12th .. Subscribed and sworn to before me this ..i...l....ia.,.....,...... day of .. ,:,.. -, A request by Donald E. Pollock for I '4,. a zone map amendment from Wash: October 78 „ . i County S-1 Single Family Dwelling Y:,l..,a..a.....i•.../i.... ...a..111ai:11i i..... �J.a:.ia::l. . (� " to City R-7 Single Family R,esidenti�al • /, o,29 acre parcel at 9330 SW .:'a Durham Road(Wash.Co:Tax Map 2S 1. • 24A, Tax Lot 500 . Notary Public of Oregon ) 5 Z e NE CHANGE ZC 23-78 Mack= COMMISSION EXPt1 L enzie/Saito & Assoc. N ' �' • My commission expires .:.,a.i :.a;...:..,:.s.+... $,,i16, 1v32„ A request by Mac enzie/Saato&As- sociates for a zone trap amendment from Wash.Co.MA-1 •'Farm Land" to M-2 "General Industrial" zone on a y 44,46 acre parcel on SW Scholls Ferry Road (Wash. Co, Tax Maps 1S1 34AA, • /: ' Tax Lots 100,200, 300&400;Tax Map, 1S1 35B, Tax Lot 1700). at 5,6 CONDITIONAL USE CU 26=78 (U,elon Gospel Missions of Portland) NPO 4 ', A request by Union Gospel Missions .- ' of Portland to construct a thrift store (second-hand store) in a C-3 "General I Commercial" zone on a 1 acre parcel k located on 11605 SW Pacific. Highway 1 (Wash,Co.Tex Map 1S136DB,Tat;Lot . 501), ,• 6.7 CONDITIONAL USE, CU 27-78 (Car Wash) NPO 1 A request by Dennis Thompson & .t• Chuck kaady for a conditional use per • hilt to remodel existin l car Wash.in a ° 1. C-8M"Main Street Commercial" zone f, 1 on a 2.33 acre parcel at 12485 SW Main ' ; Street (Wash. Co, Tax Map 2S1 2AB, ,, t ° •s Tax Lots 2880, 2000 &3000). , li 5,8 VARIANCE V 1048 (Wen elm,, f Properties NPO 5 Ar request by Wen-.lim P`r'o erties for a Variance td Ot-street parking re quirenients in a MM3 "Light Industrial • zone oh a 5.68 acre parcel In the:South- errs Pacific Subdivision on 72nd Street (Wash.Co.Tax Map 2St 12b,Tax Lots 3300 (Lot 43), 3800 (Lot 42), 3700 (Lot 411. gt ,r � �� PUBLIC NOTICE . AFFIDAVIT PUBLICATION • 'Pf�NN1I�iG�COMP�ITSSICUN October 10,ill: 73O P NI. STATE OF OREGON, Fowler Junior High Lecture Room ss: OOY7N'I'Y OF WASHINGTON, 10865,S.W. Walnut St;.--�,Tigard,Ore- goo ;';'; . P . 5. PUBLIC HEARINGS . 5.1 COMPREHENSIVE PLAN REVI • ."' ha,' 'r �`� SION — Annexation Plan. ., being first duly sworn, depose and say that I am the publisher :...,,...>..�::,,_:��.. Amendment to the Tigard Communi. ' :. ,..ty'Plan in the form of an Annexation Tan, of The Tigard Times, a newspaper of general circulation, as defined P 5.2' COMPREHENSIVE PLAN `REVI.;' by .,ORS 'SION -T Economy Plan . y 193,010 and 193,020, published at Tigard, in the aforesaid county and Amendment to the Tigard Communi- ty Plan in the form of an Econom state; that the legal notice, a printed copy of which is hereto annexed, was Plan: $ 5.3 ZONE CHANGE ZC 22.78(Willia. published in the entire issue of said newspaper for .....�...........,...:;.. successive and Godwin) NPO No..6. • A request.by William Godwin for consecutive weeks in the following issues ....... ....:..:::.... , 4 • preli Residential Plan. pr ggr m revie nm en _ -- ,.::,:.. ::_::::..3 ob ... .�..19(8...:..:.:-...::.-- ...... ......:..>,...,. _•"•_„..._..:_ _ caato cnord.TZs7 m oPn e l Maart amp Sed.2SWDI,:eu tlA�dpmT7Senet Lefoton tt a 9.2 O • :' -L • gnatu ) ,e. 5A ZONE CHANGE.ZC 21-7&.(Donald. 1.1.th Pollock NPO No.0, , i' Subscribed and sworn to before me this .:..:.:........ ...........:.......... ..: day of .r: .::,:, A request by Donald E. Pollock for October 715 a Zone Map Amendment from Wash; �..:. ,........, 19 ...a County S-1 "Single Family Dwelling',`. to City R-7"Single.Family Residential? zone for a 1,23 acre parcel at 9330 S:V�f'� ..., : .,........... ....... ................ ... .. •. .Y, Durham Road(Wash.Co.Ta�c IVIap 2S1.• Notary Public. oftOregon 14A,Tax Lot 500). ' ZONE GRANGE ZG 2'3-73 1vlack �: y p ..:: ,.: FgE 0)49&2 9C� ,9 .a b Mackenzie/Saito eSaito &As- „ >K commission expires �, 3 A request b Zone Map Amendment ito s r r... sociates for ri 1 from Wash, Co. MA-1 "Farm Land""to M-2 "General Industrial" one orr:.a . . 44,40 acre parcel On SeW.Schalls,Ferry ' Road(Wash. Co.•Tax Maps<151 34A,A, Tax Lots 100,200,300&400;Taxi Map • 1St 358,Tax Lot.1700 •. .." • 5.6 CONDITIONAL.,.,USA CU`.26.78 i tis,"�ionss,of Portland)' • (�1��}�niopn� Gnspel��tN t, ,�,� • NPO No,4 ;1% Z y�n' i'. ev.,,;Y{ Itti i."f 6; ;• ti+ A request by4,t,lnion Gospel=Missions of Portland tOL:c onstruct w thrift;stare': (second-hand store .in a4„Ca3.',General,.' ,"`Zone oit a,1; acre:laarcel� Commercra�,---'4.4j.4" ''''- .�..." . located at 11605`3,1N•Pacl,gxot ii$ y' 1,r s' �B " 36T.�B 'I'a�c,l.o (Wash,Co.TaacM�p1� d�, � .w�,. Jh fit. �� 'Y�"' +�M1�(� 501): w... t r. .`� " �'i 7 CONDITIONAJ�,;,USE 27.78 .(Car Wash) NPO No:.1,,M " ...40 . A tequest,,,by.,Deriti ,ThotripSonet Chuck l aady.for;h cdndl,tional;.ttsepe mit to remodels,existing,car WaSh1,l a. C 3N1"Main► tr tti4 ommerc : {i-4 bn0; v�' 4. on a 2:33' 'nctpdreeli at<; 12 ."-14111:SfiP' M ain St.(Wash.Xiii;'I'aae',+Ita0., 2J00w8c 300n`�rr$ ;. , , r., Tax�olr 2880{� � 1• �. . 5,8 VARIANCE+:V1,.'° &i. Properties),NP4'Ncct 5. ; . t�-'e ' �,�y '' *tl, 3,YY en1J fill:+.+,►,,40017u ,'f°,�''SI A reiltaest b�r . �, � xot; a artarice.rtnt,r0fly=Street iatitintti:F; dulreririent ,lnra l/1 ."Lfghtw"xlc al;a, tone on ja 5:68,adre par el,intthe;St tttY: 1 OM Pacific Subdhh1sioh oa:32tidibtreett . (,Wasli,.Ct5wT' ,iVlap'l5.1' 12I5��Ia�I.,ot tot 43 ,%5 (lob 4,131 olit ok 41)d 33010( ) t7dtoe X28jir r;3ti u G AFFIDAVIT OF MAILING • STATE OF OREGON County of Washington ) ss. City of Tigard I, Debbie Burgess, being first duly sworn, on oath depose and say: That I am Secretary for the Planning Department for the City of Tigard, Oregon That I served notice of hearing of the Tigard Plan- • ning Commission ' of which the attached is a copy (Marked Exhibit A) upon each of the following named persons on the 9 a day of , 1.970 , by m-5ilingE5 each of them at the address shown on the attached list (Marked Exhibit B) , said notice • as heret9 attached, deposited in the Unitecl States mail on the day of , l97a1 , postage prepaid. Subscribed and sworn to before me on the 97k day of 197 , 41IOR A , Oritary Public of Oregon - Mgv, MY"pora10$0n eXpites: 0, pi stp44 Iv .4 ,kit is "P f,„lAtIVIA5 nu. nH'r CiTY OF TIGARD • P.O. Box 23397 '12420 S.W.Main Tigard,Oregon 97223 • Dear Property Owner , t The agenda enclosed for the next meeting of the Tigard Planning • Commission includes an item (circled in red) which, due to its location ad j acent to property o Uned or r occupied by you, or due to previously indicated interest , the City feels obligated to y you. notify y If you wish to make your views known in this matter, or if you only wish to avail yourself of this o ppartunaty to be informed concerning this project , the Tigard Planning Commission invites you to attend this meeting. 8 4, y r, xql., • 0 03 / v 1 l 2 7 R03,, . ,• !. „6 � • � 1 , 2 i t ay?'" -,0� J Y s ",F ,'th,■ , ..., �O Sr4A/E j4,4,,, • 0) ; :b 3• «S Vt.99, ,O„W • r.��, FD4 /R w _ ...d ..,. ....d ''50'179 50 ti . 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M p k9,k �328d PAc:�42C .r • 5EWERAdE A�"ENt'Y .,,, 4 .sf• a I* r i; edok,9241 PACE y 2d --`, � . �,. �rr,�uth /rlyc+•,�/ct/` ,yf"ENGCEld't�OD �. r �: b � r, 5/"8"/A' , rv,i , rw ►1` / I �r Nev., .l�lr+`Gr?":!. < +7,•t �y+r�, (-,74Y444'.) `1,,, •V t�. 7 ,..,r '`� "1: r y i .+ ti 4 t 0 k$'4,45%,.-)N ..!,,,-,, r•,V �+ "/y4t> ., t?q 'y r q + i4 /� 4 Vr4 1 N �� d' r 1, ,x ? Y' 4!e22, ri 4:', .3'c)°!4.3 ••,x 'nr+, , V. y r • n r ■ i. • i i ' 6 AGENDA wo„, , TIGARD PLANNING COMMISSION October 17, 1978 - 7 : 30 P.M. Fowler Junior High - Lecture Room 10865 S.W. Walnut St. - Tigard, Oregon 1. CALL TO ORDER: G . ROLL CALL: 3 APPROVAL OF MINUTES: 4 . COMMUNICATIONS : 5 . HEARING ITEMS : A. Staff Report B. Applicant ' s Presentation C. Public Testimony a. Proponent's • b.d Opponent's C. Cross-examination D. Staff Recommendation E. Commission Discussion and Action 5. 1 COMPREHENSIVE PLAN REVISION - Annexation Plan Amendment to the Tigard Community Plan in the form of an Annexation Plan. p, 5 .2 COMPREHENSIVE PLAN REVISION - Economy Plan Amendment to the Tigard Community Plan in the form of an Economy Plan. 5. 3 ZONE CHANGE ZC 22-778 (William Godwin) NPO #6 A request by William Godwin ôr a preliminary plan and program review of a residential planned development and zone map amendment from R-7 to R-'7 Planned Development on a 9.27 acre site at S .W. Sabtler Street (Wash. Co. Tax Map 2S1 11AD, Tax Lot 6500) . 5 . 4 ZONE CHANGE ZC 21-78 (Donald Pollock) NPO 46 A request by Donald Pollock for a zone map amendment from Wash. co. 8-1 "Single Family Dwelling" to City R-7 "Single Pamily Residential" zone for a 1.29 acre parcel at 9330 S.W. Durham Road (Wash. Co. Tax Map 2S1 14A, Tax Lot 500) . ONE CHANGE ZC 23-78 (Mackenzie/Saito & Assoc. ) NPO 07 A request by Mackenzie/Saito & Associates for a zone map amendment from Wash. Co. MA-1 "Para' Land" to M-2 "Oeneral industrial" zone on a 44 . 46 acre parcel on S.W. Scholl s Petry Road (Wash. Co. Tax maps 1S1 84AA, Tax Lots 100, 200t300 & 400;' Tax Map 131 35S, Tax Lot 1700) , 5 . 6 CONDITIONAL USE CU 26-78 (Union Gospel Missions of Portland) NPO #4 A request by Union Oospel Missions of Portland to construct a thrift store (second-hand store) in. a C-8 "General Commercial" zone on a 1 acre parcel locabed on 11605 S.W. Pacific highway (Wash. Co. Tai Map 181 3608i, Tax Lot 501) , I AGENDA , TIGARD PLANNING COMMISSION A ' October 17, 1978 - 7 : 30 P.M. , Page 2 5 . 7 CONDITIONAL USE CU 27-78 (Car Wash) NPO 01 A request by Dennis Thompson & Chuck Kaady for a conditional use permit to remodel existing car wash in a C-3M "Main Street Commercial" zone on a 2 . 33 acre parcel at 12485 S.W. Main Street (Wash. Co. Tax Map 2S1 2AB, Tax Lots 2880, 2900 & 3000) . 5 . 8 VARIANCE V 10-78 (Wen-Jim Properties) NPO #5 • A request by Wen-Jim Properties for a variance to off-street parking requirements in a M-3 "Light Industrial" zone on a 5. 68 acre parcel in the Southern Pacific Subdivision on 72nd Street (Wash. Co. Tax Map 2S1 12D, Tax Lots 3300 (Lot 43) , 3600 (Lot 42) , 3700 (Lot 41) . 5 .9 ZONE CHANGE ZC 19-78 (Miller, Potter & Schaeffer NPO #2 A request by Miller, Potter & Schaeffer for a zone map amendment from , A-2 "Multifamily Residential" zone to C-3 "General Commercial" zone for a 4 . 01 acre parcel at 10830 S .W. Greenburg Road (Wash. Co. Tax Map 1S1 358, Tax Lot 0400) . Items extended pursuant to ORS 227. 15 Section 2 (Rescheduling and Extention of the 60 Day Time Requirement) In order to more efficiently address the items to be heard by the Planning Commission it is necessary to waive the 60 day time limit on behalf of the City that is required by State Law on the following requests for Planning Comtnission Action and schedule an appropriate hearing date: ZONE CHANGE ZC 15-78 (Der-Hart Associates) A request by Der-Hart Associates for a General Plan and Program Review of a Residential Planned Development and Zone Map Amendment from R-7 to A-7 PD, for a 15. 27 acre parcel at 14070 8.W. Hall Blvd. (Wash. Co. Tax Map 2S1 12B„ Tax Lots 600 , 800,1100, & 1101) . CONDITIONAL USE CU 28-78 (Consolidated Supply Co.) A request by consolidated Supply Company for a conditional use permit to construct an outside storage building in a M-3 "Light Industrial" • one on a 5. 2 acre parcel located on Vanno Creek Acre Tract (wash. Co. . . Tax Map 281 12D, Tax Lots 2800 , 2900, 3000 & 3100) . VARIANCE V 13-78 (Consolidated Supply Coo ) A request by consolidated Supply Company for a variance to Site ob5cUring ) fence that Is requited for outside storage buildings in a M-3 "Light Industrial" zOte on a 9 , 2 ad re parcel located Oh ranto Creek Tract (Wash. Co, Tax Map 2Si 120, Tax Lots 2800, 2900, 3000 & 3100) , VAtUANCE V 11-78 (Gordon D. Carpenter) A request by Gordon D, Carpenber for variance to place sidewalk • immediately adjacent to curb without planted area in a A °MultifamilY Residential" zone at 9432-5465 S.W. Tangela Ct, (Wash. Co. Tax Map 1S1 35Cbi Tax tots 3900 4001) , • • • 4 AGENDA , , 4 TIGARD PLANNING COMMISSION October 17, 1978 - 7 :30 P.M. Page 3 CONDITIONAL USE CU 25-78 (Green Valley Development) • A request by Green Valley Development for a conditional use permit to construct an outside storage in a M-3 ''Light Industrial" zone on a 2 . 34 acre parcel at 9540 S.W. Tigard Avenue (Wash. Co. Tax Map 2S1. 2BA, Tax Lot 1000) ' CONDITIONAL USE CU 23-78 (Sierra) A request by J. Alan Paterson for a conditional ,use permit to -! onstruct duplexes on a 8 . 35 acre �+ Residential" w •, p parcel in a R-7 "Single Family Residential. zone on the southside of Tigard Street, north of Fanno Creek (Wash. Co. Tax Map 1S1.• 34b, Tax Lot p portion of 5600) . • 6. OTHER BUSINESS: 7. ADJOURNMENT: r • • y• ' c:itD Tiv) CD QC?0 w'S61 UasZi ) gQd acs c)08, --v s.)19 ,. ›d ,u f ro aL� dv7 lb lib Q l7 a (-)15` H-QP seE ?;: f,-? J.DworT) 511 \e sc-41:91 ; o@Ivc Tot -id t QJ 1/4) � c�`� a7a�. A � Q��� �,�a�u h E;.`.' ,r . i. r�Cs .. x C r r .A :-. 3 4 pe �kp' .. „ 3 6 ,I3 . _s td 0 a yi + . N 00 1 l 4 • •i • �rr I ! = (-I f 144 e , , cp..1\t''' ‘0 0 ,t,. -,) t.. , ,,...1,, .,, =,". k '« :[ °w ,..„`,lour.: x...14 w .41 - _. I , . `4, ry r • p C., ,. r ii „ ' .l � 7 i I (' 0 ' I s 1 ?".. c ' ,q, + w e ;A! 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Main St . , Tigard, Oregon 97223 Date Rec'd. gitc112? - By__________Aa8____________I .....4 . PLEASE PRINT IN INK OR TYPE Action Requested Zone Map Amendment Applicant 's Name Mackenzie/Saito & Associates P.C. Phone224 560-9 - • : Applicant 's Address 0324 S.W. Abernethy, Portland, Oregon 97201 (street (city) (state) (zip) . William R. Robinson Chester L. Robinson Owner' s NameConstance A. Robinson Evelyn Z. Robinson Phone - ' Owner's Address c/o 12000 S.W. Bull Mt. Road, Tigard, Oregon 97141 , ,.. (street) (city) (state) (zip) i Applicant s : Owner Contract Purchased____ Develop r Agent_ • chpsed i __- , Other X // C, Owner Recognition of application: ..„.44roc..4„ 0 ( ,,,— ,,:,) .-tite , , ...„„,. ,4k21.,,,_, 4 'A.,.., 1-->l,if , .t...../ d /2,--;-.14- 4--- - i 'i 1 1' e- -- ' 4 signature of owner(s) ' Person responsible for applicationiim Madden - Mackenzie/Saito & Associates 0324 S.W. Abernethy Portland, Oregon . 97201 ,,. • (street) (city) (state) • (zip) PROPERTY INVOLVED: Tax Map #1S134 AATa,x Lot(s) 100 , 200 , 300 , 400 , 1700 Address Scholls Ferry Road Area 44.46 Vixisting Buildings (# and type)_14one , Current zoning Washington County MA-1 Current Ilse Farm Land • PPIicant 's AppliCant 'S ,Rtioposed Vioning M-2 Proposed Use ofice/ dustrIal, complex ...........—_______—___ In------- ......._ SUBMISSION Title Report "Ioasano" Requirements ABQVIRVAMENTS: i 4 Legal Description Vicinity Map , ...............■.... ,. , ,Tax Mai) Site Development Plan , ..._ Site Plan . , 6 °' MACKENZIE/SAITO ez7,.' SSOCIATES, P.C. September 19 , 1978 Tigard Planning Commission 12420 S.W. Main Street Tigard, Oregon 97223 Zone Map Assignment Application Scholls Ferry Road Site Study for The Koll ComPanY - Job 078115 Dear Sirs: The narrative below is referenced to the application form for a zone map assignment: Dl. Nature of the proposal and the reason for requesting the particular action. 6 The objective of The Koll Company is to develop a new office industrial complex, combining business offices , light manufacturing and warehousing facilities on a 44 acre site bounded by Scholls Ferry Road, the Southern Pacific Railroad and Fanno Creek. The new project will be designed to provide flexible and functional space for lease in an attractive, campuS-like environment with extensive landscaping. A community of approximately 18 buildings is to be built in three phaSes, while preserv- •. ing the natural characteristics of the site to the largest possible extent. We are requesting an M-2 zone assignment for the pro- perty. The reason for this request, is that the land is presently designated for industrial use by the Tigard Comprehensive Plan, and Was previously zoned MA-1 by Washington County. The M-2 zone allow the flexibility necessary to provide the mixed use type of community that we are planning. D2. How the proposed uSe is in conformance with Tigard' s adopted Comprehensive Plan. An industrial complex of the type we propose is in strict conformance with Tigard s Comprehensive Plant and with the policies of Neighborhood Planning Organiza- tion #2. The NPO stating that "the planned indUStrial lands border the railroad and Vann() creek, whidh is used • as a natural bufer between the adjacent residential properties" . Additionally, our project conforms with • the policies for industrial development set forth in NPO #2 . AHCHITECTS NOINE018 Polley 26! industrial development should oonform PLANNOs • 0824 8,W.At3EANTHY PONTLAND, OREGON 97201 • PHONE 503/224.0g*. MACKENZIE/SAITO &ASSOCIATES, P.C. „ ( f ,444, Tigard Planning Commission September 19 , 1978 Page two • to high standards for building and site design. Policy 27 : The industrial uses now located in the neighborhood are of the non-polluting type. This is the only type which should be allowed to loccte in the neighborhOod. Our proposal will combine quality construction with sen- sitive site and landscape development to produce an environment compatible in scale and use with the surrounding neighborhood. Policy 28 : Development will coincide with the pro- visions of public street, water and sewerage facilities. I. ' Public utilities and services presently exist to serve both the existing neighborhood and our proposed develop- ment without overburdening any one service. D3. Community need and/or public benefit derived from the proposed action. There are two immediate benefits that the community of Tigard will derive from our proposed development. First, the construction of the project will Make a significant contribution towards the realization of Goal 46 of the • Tigard Community Plan: Goal 06 : ilThere is still at abundance of vacant land in the Tigard area that has potential for industrial development and the com- prehensive plan is deSigned to encourage iti use for this purpose. An objective of the plan iS to create eMployement opportunities within the community for thoSe persons Who live there. The plan also recognizes the importance of a balanced tax base in supporting necessary . 44 community raciiities and services. Re.- gulations set for industrial development • will insure high standards that are in the interest of industry and the city as a whole. " MACKENZIE/SAITO &--ASSOCIATES, P.C. r Tigard Planning Commission September 19 , 1978 • Page three The proposed office/industrial complex will provide both business and employment opportunities within the Tigard Community. It will additionally provide support for community facilities and services. Secondly, concurrent with the development of this parcel of land, the flood lands along Fanno Creek will be made available :for public greenway use, in accordance with the city' s greenway plan. This is a direct recreational and environmental benefit to the community at large. D4. Any changes in environmental, economic or socia_ conditions and/or changes in availability of public Services, or access, and/or any other aspect of community development directly affecting the subject site that would justify the requested action. The creation of Tigard' s Comprehensive Plan and the adoption of Neighborhood Planning Organization 02 have set forth a land-use policy that allows for the con- trolled growth of industry within designated areas of the community. This land-use policy provides a matrix within which our proposed office/industrial complex can • coexist with the community at large. 05. Why the proposed location for your proposed land use is more suitable than other locations in the City oned to allow the proposed use? (not applicable for conditional use permit) . The land use proposed by our office/indUstrial Complex • is more suitable for this iodation than for others located in the city for the following reasons 1. The relaf.ionship of the site to Vann.° Creek provide • the unique opportunity to create an aesthetically pleasing industrial environment situated on a gently Stepped Slope with a view to the meadows and dretai • while the dteek provides a natural bUffer between the industrial area and the nearby residential areas. The will exist a minimum Separation betweert the • buildings of out Complex and the nearest residences , A rr. of approximately 300 oot. 'M A CKENZ IE/S A ITO 87-ASSOCIATES, P.C. (7, tk - äk Tigard Planning Commission September 19 , 1978 Page four 2. The increased traffic that the daily commerce of the proposed project will generate will not affect local streets in the reside% tial areas of Tigard. Traffic coming to and from the site will be using only arterial and collector streets, and will not be subjecting residential streets to additional commer- cial and commuter traffic. D6. The impact or effect the proposed development, • use, or activity will have on adjacent sites, . occupants or activities and on the immediate neighborhood. The only significant environmental impact that the pro- posed development will have on the immediate neighborhood is )1 visual impact for some of the residents of Englewood. The visual impact will be one of change from a natural • environment to a man made environment. This visual change, due to the scale of the building and a landscape • design in harmony with the natural characteristics of the site will alter the view from Englewood, but not • degrade it. Additionally, the 500 feet of grassy wet- lands separating the two developments will remain intact and provide visual continuity as well as being a natural buffel. zone. D7. The types of public services necessitated by your proposed development and the impact that your project may have on these public services (Examples of such public services may be fire protection, police protection, water and sewer service, schools, parks, streets, roads, public transportation and/or utilities. ) qdholls Ferry Road: We are presently consulting with the Oregon Department of Transportation on what half-Street improvements will be required to permit Safe access and • egress to the site from Scholl s Ferry Road. The developed is prepared to dOn5trUdt the improVements that the DOT deems necessary. The Tigard Water Oistrict ha S indicated that water pre8 sure adequate for both the buildings and for fire pro- . t, tection can be obtained by extending the 12" water main in 8cholls rerry Road that presently ends at the North- west corner of the site and thence bringing an 8" water main through the site and connecting to an existing 8" =Nig T14 ' MACK.ENZIE/SAITO .,..,ASSOCIATES, P.C. _1( Tigard Planning Commission September 19 , 1978 Page giye water line that presently ends approximately 150 feet south of the south property line, thus completing a loop. There presently exists a 60" Unified Sewerage Agency interceptor line running through the property. The USA has indicated that this line has sufficient capacity to service the sanitary sewer needs for the proposed development. Washington County Fire District #1 has reviewed a pre- liminary site development plan for the site and has indicated that the site plan allows for sufficient fire protection. If the Comuission requires additional information, or if any questions arise concerning the above material, please contact me. Respectfully submitted, Jim Madden JM/bjm cc: Rodger Fagerhoim • Sonna Durdel William Cox file Enclosure .,,.'.•' t{�',.T,,.1.^ ' ,r s r,;,,yf+.� ,..�'�.�"-G• ".•v W••y�tt Y G�., -i,'a v.w7 a,..'...;:..-..."�"*.•�t q,s •,,.r..y'fi4++.te,., ,-...,,i�k•T:!«;.,..!.H.?•�e " u(-'t+�1 a"r, • r 1 s<=..l,•.,:'Y.r:.r.., s ..3.:�,.r„r•==$.:,.ry�;',%y°N�11} . ''...,' V,..,_„: :-.x,-r.7 a .,w.#1. -�-.'�''',,.�'.4 ' .1,,,�..I :.'it 7,7, d,$..1.�a.._-1.-r�T -a..'Y.V-!''r'a;r j 4'1,µ"l}r i tiA}""'''"i `t7.�tA P + �5 t r�t,X fr:.�,x, n.„• 7N. ,n i i. ,a .,.,'..•4',r w 4."... t ,,.7A.'1:,i , .qMC.t,�,�rrsL;. rd.�:�.,, u,�i;.•.V'Ip �xG r°r..r4P t-' . v r I p'f'O'^.1 ,”.,7�s1'+s i, :w..�A"11 '�..=..f.,.s.R 2+f ti'�i. e5 r PrR�Fi-y"..r ,' . 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G..;,r" �w M - ft" +�� r 01 a"�"1 a 1 fb �+ ,,,,,f„ 4 ",, y .4,..r ..: .-4';y I k,>c .,,y "t .,1,.}..,}. .w ra',4, ,, }. jy "1' }a !.. .l.N ia* ,t .. g � •t '1,, -r .7, 7° -0 Pt 1 • t , tm "iM-t;,,' " 1'1, .'" f,2 l n ! i , ` , 7. , ,{ 4 ' � q r.P 7 .:y f '{ 4.,,'{", tk 7, , u,y -1, Sa:,W , i at .,, '' e,.4".�{4;. { 'la,ry' ',µ,,,-4Pi: Ki • ii, x. �� ,.". , .. ,ri _.:: s 4 te A TITLE IN5URANC MPANY•F ` OF,OREGON • ,_ SAFECO office___ Post Off ice Box 661 REPORT NQ,W 13055 Beaverton, Oregon 9700 " 5/16/78 L9 7�49 1 PRELIMINARY REPORT FOR: F: Ccr .. ldwell Banker. { Standard Owners $_____ Prem, $_> , . .'", 1300 Southwest Fifth Standard Purclin ers $ ,, .,..Prc;m, $ .. . . ._,. � Standard Lenders $_�__ Preen, _ _� w_ Portland, Oregon $ ALTA Lenders $.�.:._...,.._ ,___.__Prem, $ Attention: Mike Duyn ' .Standard Leasehold $979,000.00 $1,788.50 RE: ROBINSON - THE KOLL,COMPANY SECOND SUPPLEMENTAL REPORT x We are prepared to issue a title insurance policy in the form and amount shown above insuring the title to the - following described land: See attached description sheet. Vestee: See attached vesting sheet. Dated as of May 11, , 19 78 at 8:00 a,m, SAFECO TITLE INSURANCE COMPANY OF OREGON It . , By p tAss.,42-z d., i ? Rithara L. Ray, Title Officer l t / i .. Subject to the,printed exceptions, exclusions and stipulations which are.part of Said policy, and to the following: f ` 1. Taxes for the fiscal year 1977-78 unpaid. 4 Amount: $2.40, ,plus interest. Adcount No. : A 11927 0400. ' Map: l51 54M 00100 ' Levy Code: 745. t ' 2. T The assessment roll and the tax roll disclose that the premises herein described have been specially assessed as rarm Use Land. . if the 1 land bE�coMes disqualified for the special assessment Under the Statute, irl 1 „ y the last ten (10) or lesser number I� or years inawhich the farmeueedassessment Was in effect for the land and f' in addition thereto a penalty may be, levied if notice of disqualif ,cation • r is not tihely given. i V Al ' 4 . 4 Continued ,,; ** 41) E C E W r. [ , ... , ,,: •. ± , " JUN 23197 i, P-116-Oregon (G.S.) Rear 1044 PI ELIMIN'ARY 'ttEPORT ONLY Mackenzie i onotr1rcranq Incorporated 't *1_, .11 ., r r 3. The premises her in.described• are within and subs.,Jt to the statutory ... •; P Owers including the power of,assessment of the Unified Sewerage Agency ,; of Washington County, (An inquiry has been sent concerning the status . •` of said account .and a report will follow if' liens are found) . 4.. Rights of the public and of governmental bodies in and to that _ portion of the premises herein described lying below the high water mark of Fanrto,;Creek. • ,' , 5. An easement. created b • instrument, 1 , y ' strument,t including the terms and provisions • thereof. , Datec'� July 15, 1971. Recorded: July 28, 1971. Book: 828, Page 426, Records of Washington County. In favor of: UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY, a municipal, corporation and County Service District., For: Sewer. ' Affects: A 30 foot wide strip, 15 feet on each side of a center line as described in said instrument running, Southwesterly from the East line of the South portion of Tax Lot 100 by including r ,provisions 6. An easement created b instrument, includin the terms and thereof. Dated: July 15, 1971.' • Recorded: July 28, 1971. .. , 'Book: , 828, Page 420, Records of Washington County. M In favor of: . UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY, a municipal corporation and county Service District. • For: Sewer. Affects: A 30 foot wide strip, 15 feet on each side of a center line as i' described in said instrument running Northwesterly from the South line ' to the East line across the Southerly,portion of Tax Lot 100. '' • 7. An easement created by instrtlrttent, including the terms and provisions thereof. . �: July ;28, l , July , 1971. . . Book: 828, Page 429, accords of Washington County. In favor of: UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY, a municipal corporation } e , and county service district. For: Sewer.' ► Affects: A 30 foot Wide strip, 15 feet on each side of a center line as described in said instrument running through the masterly portion of Tax Lot 200. ' 3. Right, title and interest of A AND W EQUIPMENT CO. i • . Y Jla-J 1CJ Revealed by Memorandum of Option to Lease herein described, . ro ert Recorded: October 20, 1977. : . g 4'. Book: 1209, Rape 80 Records Of Washington ton County. ,," Continued i c,. PAELiMiNARY nEPokt ONLY 1 Okde , 2 bir REPO r t 1o, 3 • � 13055 .�, P.1111.A•010),Wn (Gs, a. w i 1 AC r ..d vwec gw.x:+r..rx»tuaa.,.=a+.rp.+,t i.,.,l l •iP,.., NOTE A: Taxes for the' riscal year 1977278, paid in fu . Amount: $4.31 Account No. : A 11927 0100. Map: 1S1 34AA 00100 Levy Code: 108.' • • Taxes'fox the fiscal year 1977-78, paid n full. ;.. . Amount: $333.05.. t Account No. : A 11927 0101. —' Map: 1S1 34AA 00100. Levy Code: 745. f y -78', paid"in.fu11. 4 Taxes for the fiscal ear 1977 •f: ' : Amount: $25.14. Account No. : A 11927 D102 • . Map: 1S1 34AA 00100. ,Levy Code: 873. { I r x Taxes fiscal 1977-78, paid in fall.Amut $ g Account No. : A 11927 0300. Map: 1S1. 3411A 00300. Levy Code: 745. Taxes for the fiscal year 1977--78, paid in full. Amount: $43.13, Account No. : ;, A 11927 0200. Map: 1S1 34AA 00200. Levy Code: 745. • Taxes for the fiscal year 1977-78, paid in full. Amount: $17.23. Account No. : A 11956 1701. Map: 1S1 35B 01700. Lev y Code: 10p. NOTE B: We find no judgments or United States Internal Revenue liens against A AND W EQUIPMENT CU. , ABD COMPANY, T. L. BPANDT, oL MTCiIAt L P. DUY'N. Ehd of Report • • cc T. L. Brandt Company • , Davies, Biggs 1 Strayer, Stoel & Boley Steve Janik POtLIMINAnsfr nEPOFlt ONLY 1` t+t y •� AGE 3 bsr h[ND„r filch Y� 1305 • • B W 13055 , . ti 4, VESTING " 4 CHESTER ROBINSON and EVELYN Z. ROBINSON, as, tenants by the entirety, as to an undivided one-half interest and WILLIAM ROBINSON and CONSTANCE ROBINSON, ,,, as tenants by the entirety`as to an undivided one-half interest, together as, " tenants in common,. as to Tax Lots 100 and 300. #WILLIAM R. ROBINSON. and CONSTANCE A. ROBINSON, as tenants by the entirety, as .4 ,, to Tax Lot 200. CBESTER L. ROBINSON and EVELYN Z. ROBINSON, as tenants by the entirety, .as to Tax Lot 400 . Y a , WILLIAM R. ROBINSON and CONSTANCE A. ROBINSON, as tenants by the, enbirety, as 1 • to an undivided one-half interest and CHESTER L. ROBINSON and EVELYN Z. ROBINSON,' ` ; ' as tenants by the entirety, 'as.to an undivided one-half interest, together as tl tenants in common, as 'to Tax Lot 1700. , 1 i f I 1•i , i r , 1 r .9 F i 1 I • ., , w „ , .1t1 t . ,„ w +��• ,u Y�'rd' yyyy,yy�,w """'7� y�4� '�'_yyy,i . t -r A{-+�•' -B �g rr,,teWaa ws� >. tw„ ,,• r.. C ""t'i.,.=',r fY �' 1�'!�I,r.'�''°Tit«•'����. kaf4�j�Y.,t*�. .nYJ`+1qu u'`L:.:,�JaF•!^�Mn+.3"+�t� A.�rr.x.,i,FM�,'�Y� �d.��o-�. r'�S`` ...,1!FA-�M.�7YiT''n`��������`.`R'�'Yf�F,�?�k��v.t:yr l� �"� vti T.. f t ` W 13055 DESCRIPTION.- { Situate in the Northeast quarter of Section 34; and the Southeast • ° quarter of Section 27, and the Northwest quarter of Section 35, Township ] South, Ran ge 1 West, Willamette Meridian, Washington County Oregon and being k4 described as follows: , • Beginning at the intersection of the Westerly right-of-way line of the Southern Pacific Railroad and the North line of said Section 34, and said point being North 89° 52' 50° West on said. North line, a distance of 327.71 feet from the Northeast corner of said Sec- tion 34, a stone found; thence North 89° 52' 50" Weston said North line and Northerly right-of-way line of said Southern Pacific Railroad a distance of 2G'.50 feet; thence leaving said Northerly lines and running. South 19° 15' 29"' Eas`t on said Westerly right-of- , IK way line a distance of 2047.46 feet; thence leaving said Westerly • right-of-way line and running North 89 52 50" r West, on the East } •erly extension of the North line of that tract conveyed in Book 1 510, Page 110, Deed Records, said County, a distance of 777.00 feet to the Northwest corner of said tract; said point also being on the East line of the recorded plat of Black Bull; thence leavin4 said, ., North line and running North 0° 22' 24" West on said East line a .distance of 10.45 feet to the Northeast corner of said Black Bull; thence 'leaving said East line and running on the Northwesterly lines of said Black Bull the following courses: • North 837 38' 25" West, 43.24 feet; thence North 0° 19' 12" West, 145.94 feet; thence North 45° 53' 43" West, 329.12 feet; thence North r: 61° 44' 18" West, 28.58. feet; thence North 10° 36' 11" West, 109.04 feet; .thence North 4n 26' 48" West, 170.86 feet to the most Northerly northwest corner of said Black Bull; said point also being on the t . Bast line of the recorded plat of E',nglewood, thence leaving said Northerly line of Black Bull and running on the East and Northeast- • erly lines of said Englewood the following courses: North 0° 06' 01" West, 390.11 feet; thence North 60° 59' 02" West, 0 ?. .. 454.05 feet; thence.North 72° 43' 40" West, 246.16 feet; thence 4 ° " feet; thence North 47° 03' 29" West, North 84 23' 47 West, 85.66 feet; , 161.39 feet; thence South 77° 32' 32" West, 173.39 feet to a point on the Southerly right-of-way line of Southwest Schollt perry toad (County Road 4848) ; thence leaving said .Englewood and running on the South right-of-way line 'of Southwest Scholl: perry Road the following courses: North 59° 34' 22" East, 932.35 'feet; thence North 72° 42' 44" East, 20.30 feet; thence North 63° 11' 12" East, 301.68 feet; thence North 50° 19' 29" East, 207.37 feet; thence North 34" 21' 36".East, 151.21 feet to a point on the West right-of-Way line of said Southern Pdcifit Railroad; thence leaving said south right-of-way line and running South 19° 15' 29" Nast, on said West right--of-Way line, a distance of 408.82 feet to the point of beginning. • • Y'• • • • ,. 11 fr , • ,. . • , HHr.1/4 NE I/4 SECTION Y.'TIS RIW Y M' '-� 'n►y,w�o•1 mut,rot iv, ■ ♦ (S 3.4 AA 1 ' ' Kalt r•yq, , f • r , r 4, • • • • f J ,/'° \ .111 .14 w + • + - • Mt w, i/Z '50-73G+r a4 rd,« 14 3 0 4. . I, 9 • M • ! a• ., ...w. .,. .. .111 Y� /- rM ..... ...ter. ei Am ■ 4.:'" ' — t I 4444114' lf°14 \ i i '.., f ..7;.1./„.4". 011.0, .. ,,.."•" 1. . V1 1.iL I •j,l - - w ,l,d , fit 't v •ti„ 'L ti{N I, ..x ''''''.7 + ' G`�' 4 I M N ( I. ill r f . i Nn I t t. ' I 1 1)4 , Y. ���.°ti t �t 529 F f 1 2 ,.e.,\ . . /ylT, t1:•li +,y,r .•(,..\\.„. .,,m, ��i. c t+ • + ��,1:,1, ,,,44,yeti j ` \_tr,C, , t.,'' , }��� ., (F1 1.4 r,., ,,,fin 1 , A F t -------?....----i3 l i.-..... y I,c:7-+"' e rw.ti,,r.+� R71,_.I -.--■y r K... 4 f t:l , , ,.u., ■i. '."0, ►� • w ( f: 11 +y»n 1.1 . ,p Y+i „fl .1ha r,:. nl Y..f ;,� I ''� t) ttr; 4rI WY `,��'rq"•'�ry'I+�a. ^IYPt D 'my:, 1+ ,.1.I h , t V,. M., 1 ,� u ����Ir 4 •1�„�1 I'u "la if„tl•, �I , 11N, \ 1 t:!�. .::(Y, �,n,.z•,1y„>{:l= 1 ft,i j , .. � ' .1;+r 1 r,f"1 '` f”i � �.°(J i L ..�. r-. rr. i M►,l.._. •i:.:.. � I 1 : 1 I (d +'M I +I,1'1'n te,F r 1•f 4 r' t kwil f III ,, 1'{,,v,„..' 1+ y +' ,0 W .1.�/• 1,,,,ti...,,-.,',01,:40, l! 2� 1 5 W. Ina �rN 1!j' +.0 ,;.+ -..«„ \d �,. y,Li ,j:t�,a»►Y{,1-'�1(N ij Lit f I .r►K ,� 11 If ,, ,,,�� "2g 1 ” `0j N' /rW'Yivr•'t - +4.2 • ce ,, '.,` ... a f11,u! ('i 1. , • 52-44 1 1• • f y.J 3 • • Thio plat is for u your aid i't t ILra , a ltFi�IW,y.,y�- � w , • to a Litiq your lurid with rfc reii o r. `! , to st 'eris and etah r to-is o1s Wh .le this plat i.t helia od ft:r ( , Ar1 ,. e correct/ the company assumes 4 . .;� , ` t. i..dJY w..4.6 ariri 1 J G ' nt� 1 '�bilit Y '. or. thy los: y • I ...Y-. F 4..x uW 4144,..••i,•,4 .,L.44...**.L . . . �' rcasori of roff.ianc o thot oh SAP8CO T: T1.tt I NS UJ WC1 COMPANY 11+,44 ; 1 f f OP dR4GOI f 1 , 11♦+ 111 11�44 i F .i+i k 4,. t , y r 1 r..• • ' • • , 1 1 , I W 13055 DESCRIPTION.' Situate in the Northeast quarter of Section 34; and the Southeast .quarter of Section 27, and the Northwest quarter of Section 35, Township 1 South, Range 1 West, Willamette Meridian, Washington ' County Oregon and being described as follows: Beginning at the intersection of the Westerly right-of-way line of thp Southern Pacific Railroad and the North line of said Section 34, and said point being North 89° 52' 50" West on said North line, a distance of 327.71 feet from the Northeast corner of said Sec- tion 34, a stone found thence North 89° 52' 50" West on said ' North line and Northerly right-of-way line of said Southern Pacific • Railroad a distance of 26.50 feet; thence lbaving said Northerly lines and running South 19° 15' 29" East on said Westerly right-of- way line a distance of 2047.46 feet; thence leaving, said Westerly right-of-way line and running North 89' 52' 50" West, on the East- , .erly extension of the North line of that tract conveyed in Book . 510, Page 110, Deed Records,. said County, a distance of 777.00 feet to the Northwest corner bf said tract; said point also being on the East lihe of the recorded plat of Black Bull; thence leaving said. North line and running North 0° 22' 24" West on said East line a distance of 10.45 feet to the Northeast corner of said Black Bull; thence leaving said East line and running on the Northwesterly lines . of said Black Bull the following courses: • NOrth 83' 384 25" West, 43.24 feet; thence North 0° 19' 12" West, 145.94 feet; thence North 45° 53' 43" West, 329.12 feet; thence North 61° 44' 18" West, 28.58 feet; thence North 10° 36' 11" West, 109.04 feet; thence North 4' 26' 48" West, 170.86 feet to the most Northerly 1 northwest cornet of said Black Bull; said point also being on the East line of the recorded plat of Englewood;; thence leaving said Northerly line of Black Bull and running on the East and Northeast- erly lines of said Englewood the following courses: North 0° 06' 01" West, 390.11 feet; thence North 60" 59' 02" West, 454.05 feet; thende .Narth /2' 43' 40" West, 246.16 feet; thence . North. 84' 23' 47" West, 85.66 feet; thence North 47° 03' 29" West, 161.39 feet; thence South 77° 32' 32" West, 173.39 feet to a point on the Southerly right-of-tiay line of SoUthWest Scholls rerry Road (County Road 4348) ; thence leaving said Englewood and running on the South right-of:-way line 'of Southwest Scholls Ferry ROad the followi,nq courses: . North 59° 34' 22" East, 932.35 feet; thence North 72° 42' 44" Ba8t, 20.30 feet; 'thence North' 63° 11' 12" East, 301.68 feet; thence Ndrth 50° 19' 29" East, 207.37 feet; thence North 34° 21' 36" .tast, 151.21 • feet to a point on the West right-of-way line of said Southern Petoifio' • Railroad; thence leaving said South right-of-way line and running South 19° 15 29" tast, on said West right-of-way lint d distance of 408.02 feet to the point of beginning, • , e'•' ;} • 0 /473 - .fr- .-zLr x. . 1 - yJ:., , / k- 3 . • (cde - 'fr-b7.- ())-t7,,,,,.. ., i 1 el ??-7 ,, A,P6' I r--);7 , 9 , r 1,)e, c,,,„,A-- 4.(4,71V) ? 1, a -4, • ,-1-1,4.,,,eic / 0 , ) .::;'(') , . . 6 ..e.,,,,,,,...yi.., ..,,,,t ,....,.,..f...1,7, , I k ,fit ' •c-t. 13 £ t .. r, . • ., .. . . ... .. , 1 i . , l .2 ,, . M I q L, ,T— '''''',4'sz.,-4 -..,!' , /Co it (t S t2, u i PR PER Oki (k) adtim op P120 Psi'"? SrA b, tAj 0 Scoedis FEaRy fib Loo oct o G ° 2 . 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AJoirt1-01 +rte S ire 4 iced 11 6 1S $ y c '0 t/S Pe„ 1"" , /4d .* 'wo e As ir t 4 t 4,.Arc 1 Pay' pre./ate` C 1% tar 0 0.1 4,4 1 t e i