Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Ordinance No. 76-37
CITY OF TIGARD, OREGON ORDINANCE NO. 76- 37 AN ORDINANCE AMENDING ORDINANCE NO, 74-28, PURSUANT TO THE APPLICATION FOR SAID AMENDMENT BY FLETCHER, HANSEN AND PARSONS , ADOPTING FINDINGS WITH RESPECT TO A REVISED GENERAL PLAN AND PROGRAM, AND ADOPTING THE ATTACHED EXHIBITS"A" AND "B" AS THE AMENDED SITE DEVELOPMENT PLAN AND GENERAL PLAN AND PROGRAM, AND FIXING AN EFFECTIVE DATE. x `s THE CITY OF TIGARD ORDAINS AS FOLLOWS: t Section 1 : The Council finds that the lands hereinafter described on attached Exhibit "C" have heretofore been and are now classified M-4 (Industrial Park Zone) with an overlying PD (Planned Development Zone) as approved by the City Council on June 10th, 1974 . Section 2: The Council further finds that pursuant to prescribed procedures, application for amendment of the adopted Planned Development Zone was the subject of a public hearing held by the Planning Commission on August 3, 1976 and the Commission has heretofore filed its report with the City Recorder, recommending approval of the application. Ilk Section 3: The Council further finds that after due and legal notice s; a public hearing was held on August 23, 1976, before an impartial council, and that at said hearing the applicant and all . interested parties were afforded an opportunity to be heard and to present and rebut evidence with respect to said application. Section 4: Based on the evidence both oral and documentary and the record of said hearing before the City Council, the Council finds that the proposed amendments conform to the findings of Ordinance 74-28, section 4, which form the basis for Council's granting of the original application. Section 5: That the applicant's request for a Planned Development Zone amenduent, as embodied in or exhibited by the Planned Development documents submitted by the applicants and hereto attached and identified as follows is hereby approved: Exhibit "A" - Site Development Plans Exhibit "B" - General Development Plan and Program and each of the foregoing is hereby made a part hereof, and the development and use of said land shall proceed consistent therewith and subject to each and all requirements of Chapter 18.56, Tigard Municipal Code and subject to the furtherrequirements and conditions: 1. The signing program for the entire park be subject to Design Review Board approval . 2. That twenty feet along SW 72nd Avenue be dedicated for the future widening of SW ..2nd Avenue to arterial standards. Ordinance No. 76- i 3. An agreement to participate in a local improvement district for the improvement of SW 72nd to City standards to an arterial street and the same type of agreement be attached to lots 9, 10 and 11 to bring Varns Street up to City local street standards. 4. A covenant to the deeds for lots 1-8, 1.2 and 13 be executed prohibiting access to SW 72nd and SW Varns Streets, Lots 9, 10 and 11 which will have access to SW Varns shall be restricted from having through access to the internal street . i 5. The setback from SW 72nd Avenue be 40 ' with a 10 ' intrusion allowable for no more than 1/3 of the lot width, if no other feasible option is available. i f 6. A 10' wide emergency vehicle access be provided along either ' lot 10 or 11 on a pedestrian path or to be constructed with 6 inches of base rock overladen with sod and signed at both SW Varns Street and the unnamed interior road. i 7. The internal street with a 20' pavement width be constructed to city standards for commercial streets and signed for no parking. r 8. The bus turnout lane be dedicated and improved as part of ; the SW 72nd Avenue local improvement district. , r: 9. Wheelchair ramps be constructed to city standards at the northwest corner of lot 12, southwest and southeast corner of lot 13, the northwest and northeast corner of lot 1 and the street median. L 10, A five foot utility easement be provided along all lot lines as deeded. 11. Access to lots 2, 5, and 12 be combined with adjacent lots and access to lot 9 be combined with lot 8. Access to lots 14 and 15 be provided on the north and south respectively and access to lots 1 and 13 be from the internal road, not the entrance way. i 12. The storm drainage and retention system be approved by the City Engineering Department, Washington County Department ' of Public Works and the State Highway Department. 13, A .street opening permit onto SW 72nd be acquired from Washington County Department of Public Works. 14. A street lighting plan to city standards be approved by P.G.E. 15. All outright permitted uses allowed in the Commercial Pro- fessional (C-P) zone be permitted and as a conditional use (according to chapter 18.72) small-scale, limited research and development types of non-polluting industry of the following types: Ordinance No. 76-37 i� w• 'N A. Research and Development Laboratories including experimental, testing and processing facilities. f B. Manufacturing and Assembly of Electronic Instruments and Equipment and Electrical Devices. C C. Manufacturing and Assembly of Precision Instruments, Tools or Devices. f, D. Trade, Skills or Industrial Schools. E. Publishing, Printing and Bookbinding Facilities. F. Manufacturing of Medicines and Pharmaceuticals. 16. All remaining aspects of the development be constructed to appi.icable health, subdivision and zoning codes. Section 6: This ordinance shall become effective on the 31st day after its passage by the Council and approval by the Mayor. PASSED: By unanimous vote of all Council members present, after beim' read three times by number and title only this /3a day of n b 1976. -fiWevm Recorder - City of Tigard c-. APPROVED: By the Mayor this day of 1976. Mayor - City of Tigar r Ordinance No. 76-5-L x "t Wkk '�Zyy �u'ud: $ _ } Pr _ 1 � r PLANNING COMMISSION SUF3MITTAL VIP� } t' FOR TIGAFdD OFFICE PARK S. W. 72ND Ave': &VARNS STREET j rx TIGARD, OREGON { ui 5 k`F AA 4 i yy rte 4 X 5 � � 5y 10S NO. 267 M c 4 � ! r l � L t &SEEa1.?*Y�'tlJT�C�F8US &PARTNERS p ARCHITECTURE' PLANNING � N fW. £¢ 1 4 Y 1��fr^$z�3 e_ 'i'� .�4 A Wr a � §i�, § � Ake `t 3 ,� Y• )l a 9 1'v INDEX a� TIGARD OFFICE PARK TITLE PARAGRAPH NO. SITE DESCRIPTION j WASTE DISPOSAL FACILITIES 2 STORM DRAINAGE 3 EXTERIOR LIGHTING } DOMESTIC WATER SERVICE 5 PUBLIC TRANSPORTATION 6 FIRE PROTECTION 7 i t. : QUALIFICATIONS OF THE PROPOSED DESIGN TEAM S PLANNING CONCEPTS 9 [t APPLICANT'S MARKET ANALYSIS OF PROPOSED USE 10 ` PROPOSED OWNERSHIP PATTERN OPERATION ARID MAINTENANCE PROPOSAL 12 `5 SITE PLAN ai i~. t a fr.: 0. .} 1, .r FEBRUARY 13, 1974 PROJECTI Tiamo COMMERCIAL OFFICE PARK S. W. 72ND &VARNS STREETS TIGARD, OREGON WRITTEN PROGRAM ELEMENTS FOR ZONE CHANGE FROM RL14 TO CPPD �. SITE DESOMPTION: THE SITE ISA 9.36 ACRE FORESTED PARCEL OF LAND, APPROXIMATELY lBOUARE, LOCJATTU ADJACENT TO THE INTERSECTION OF S. W. 72NO STREET AND S. W. VARNS STREET. y S. W. 72NO STREET ADJOINS THE PROPERTY TO THE WEST AND S. W. VAR" STRIIE'P ADJOINS THE PROPERTY TO THE NORTH. THE LAND ILS GENTLY SLOPING TO THE SOUTHWEST, NATURALLY DRAINING IN THAT DIRECTION TO S. Yf. 72mo STREET. THE SITE VEGETATION GKNERALLY CONSISTS OF FIRST AND SECOND GROWTH DOUGLAS FIR TREES, LARGE OAK TREES' SCRUB OAK TREES, SPRUCE TREES, LARGE OREGON ASTM TREESf. SCRUI® ALDem TREES AND VINE MAPLES. THE FOREST FLOOR IS COVERED WITH DENSE UNDERGRUSN* FERNS AND MOSS* IT 111 7HII INTENTION OF THE DESIGN TKAMIAND THE OWNER TO DEVELOP THE,PROPERTY _ IN A MANNER THAT PRESERVES THE NATURAL. CHARACTERISTICS AND VEGETATION OF TM sm. THIS INTENT IS MORE CLEARLY DESCRIBED AND STATED 114 THE WRITTEN 091914IN CONCEPT AND THE MASTER PIAN PORTIONS OP THIS SUSIRITTAL. m. WASTE DISPOSALS FACILITIES= ,. THERE ARE PRESENTLY TWO SANITARY 8EWIER CONNECTION PC 2wrS WEAK THE PROP"Ito PROJECTI ONE LJC:ATEO ON S. W. 72ND STREET APPROXIMATzLY 6W FEET Sawn FROM TILL SOUTHWEST CORNIER OF THE PROJECT AND ONE APPROXImTBLY 4W PcET VUIT FROM THE SOUTHEAST CORNER OF THE PROJECT. AACCJRUING TO MR. HERBERT- DIRRCTOR Opp PUBLIC WORKB, CITY OF TIGARD, BOTH CONNECTION POINTS (EXISTING SANITARY SEWER MANHOLES) ARE OF ADEQUATE CAPACITY TO SERVE THIR NEED OF THE PA0100090, POWECT AND ADJACENT NEIGHBORHOOD. 1 - 2.v^sv [ DISPOSAL FACILITIESs (CO1I19NUED) MR, HKIDERT ADVISED THAT DUE Tp THE PREVENT LIMITATIONS Dir TH141 TB 44 PLANT WHICH FURTHER IMPOSED LIMITATIONS ON THE NUMBER OF CONNgeT101� A THAT TEMPORARY FACILITIES FOR � THE F1apJ!£CT BE CDlloto[RED A8 A POSSIBLE ALT[Itl6ATlVt, ,THERE ARE APPRpXIMAT[LY CONNECTIONS PRIESE11TLY AVAILABLE AT THIS TIME wnw PLANS UT7LIZIHG 25 of TwEBE FOR PROJECTS PLANNED IN THE GENERAL AREA. IF CONNECTIONS ARE NOT AVAILABLE AT THE TIME OF CONSTRUCTION OF PHASE I OF THE PROJECT. TEMPORARY OW41TE SANITARY DISPOSAL FACILITIES WILL BE CONSTRUCTED. THIS SYSTEM WOULD THEN BE SWITCHED OVER TO ONE OP THE TWO EXISTING FAANHOLKA AS SOON AS CONNECTIONS ARE AVAILABLE. 3. STORM DRAINAGE: THE SITE PRESENTLY SLOPE* To THE SOUTHWEST. DRAINING INTO THE OPEN DITCH ALONG 72ND, AN ONSITE STORM DRAINAGE SYSTEM WILL BE CONSTRUCTED 1N PHASES CORRESPONDING WI:w THE DEVELOPMENT OF THE PROJECT AND WILL BE IN ACCORDAHC[ WITH ALG. LOCAL. CODES AND ORDINANCES. THIS SYSTEM WILL COLLECT ALL STORM ITER 0" TUZ i=who=ev�is ANCJ DISPOSE OF IT ALONG 72ND STREET. THE PRESENT PROJECT DEVELOpMZNT PLAN INCLUDES A NEW OPEN ENDED RTORM SEWER ON THE EAST SIDE OF S. W. STREET FOR THE 'LENGTH OF THE PROPERTY. THIS WOULD ELIMINATE THE pwrlgq T DITCH AT THIS LOCATION. 4. EXTERIOR LIGHTINGs EXTEtR/OR LIGHTING WILL ®E PROVIDED ON THE SITE FOR 6[oEBTRIAN elRCtILRTYOHs I VEHICULAR CIRCULATION AND PARKING. THAT LIGHTING WILL BE DESIGNED AND L.00ATgp TD NOT *H'NE INTO ADJACENT LIVING UHIT3 OR CREATE HA$ARD TO PUBLIC USI? OF ADJACENT ROADS AND STREET'S. S. DOMESTIC WA'F'ER SERVICES � WHERE to PRESg1Er v A TWgLvE INCH WATER MAIN ALOE S. W. 72mo STREET. HEIR RRT, DIRECTOR OF PUSLIC WORKS, CITY OF TkUM f � g INDICATED THAT vNz 12 INCH MAIM YI+AlI ADEQUATE 7O SERVE THE NEED OIr THE NEI HOOD AND THE EO PROJECT FOR DOMESTIC WATER NEED. HE ADVISEO THAT WE CHECK THE FLOW#IaQA1lpq® � MENTS FOR IrIR€r FIGHTING PURPOSES. SEE SU®MiTTAL ON FIRE PROTECTIdd.) v 6. PUBLIC TRANSPORTATION MEETING MEMORANDUMS suaxcvs TX'—MET PLANS F®R PUBLIC TRANSPORTATION ALONG 72ND ST. IEROdECTs TIGARD COMMERCIAL OFFICE PARK, .1061 No. 267 ftESEfITE MIS. MAR1EL AMeffi, $ENIoR p ANNER, Ti11+MET IvfR. ED WASNM, ftANN9R, TRI—MET c A. PRESENTLY, THER:; IS No pUgLlC MAHSPDBITATI04I SERVIN8 THE PROPMED RITE. CT z 1 B. 114 ACCORDANCE tioVERlIMII:E WITH TttE RffipO0I1P TO THE IA BROWN ASSOCIATION CW FFF I AH As" is a 6. PUSL.IC TRANSPORTATION MEETING MEMORANDUMt (ooft"w6w.-.,� 4 Be "IMMEDIATE IMPROVEMENTS IN PUBLIC TRANSPoRTATION61 PRE!'I'ARED BY i DE LEUW, CATHER& COMPANY. ENGINEERS AND PLANNERS, THE WEBT ' PORTLAND PARK AND RIDE FACILITY WILL BE CONSTRUCTED NEAR THE CAPITOL HIGHWAY 1-5 INTERCHANGE BY .IIINE 30, 1975. THIS FACILITY WILL PROVIDE USER PARKING, EXPRESS BUS SERVICE TO PORTLAND EVERY 1/2 HOUR-ANO TRANSFER CONNECTIONS BETWEEN THE EXPRESS SERVICE AND THE PORTLAND COMMUNITY COLLEGE AND THC SOUTw#mc) Linke. THE SOUTHWOoo LINE IS PLANNED TO PROVIDE HOURLY SERVICE ALONG 72ND STREET TO SOUTHWOOD. C. TRI-MET EXPRESSED AN INTEREST IN PROVIDING PLANNING ASSISTANCE FOR A BUS TURNOUT LANE ALONG 72ND STREET mum THE PROJECT ENTRANCE. SPECI- FICATIONS FOR A COVERED WAITING SHELTER CAN BE OBTAINED FROM MR. TOM + HOUHA. SKIDMORE. OWINGS AND MERRILL ARCHITECTS. D. TO AID TRIAMtT IN THE DEVELOPMENT OF THEIR PLANNING, TN19 OFFICE WILL PROVIDE THEM WITH EMPLOYEE_ COUNT, BUILD.NG DENSITIES AND PARKING REQUIREMENTS. T E. THE PROPOSED PROJECT is PLANNED TO INCLUDE A BUS TURN-OUT LANE AND A i COVERED WAITING SHELTER. 7. EWE M3: 112W • THE PROSECT WILL BE P!ANNEO IN ACCORDANCE WITH THE REQUIREMENTS OF THE TUALATIN RURAL FIRE PROTECTION DISTRICT AND THE FIRE IW.ARSNAL. DivisiON OF THE DEPPATMgkTT ' OF COMMERCE, STATE OF OREGON. IN A MEETING WITH MR. ,TACK PALMER, FINE INSPECTOR FOR TUALATIN R F.P.D.. HE ADVISED THE mL.LOWINSt A. FIRE FLOW AT 12 INCH MAIN ALONG S. W. 72"o STREET to 1.000 GALLONS PER MINUTE, ADEQUATE TO SERVE THE NEEDS OF FIRE FIGHTING ICOR THE AREA, E. FIRE HYDRANTS SMALL BE LOCATED AT A MAXIMUM OF 250 FEET FROM ANY F POINT IN ANY BUILDING. THE PROJECT WOULD REQUIRE FOUR PINE HYDRAN", LOCATED NEAR EACH OF THE FOUR STAIR TOWERS. • Co INTIAMI. VEHICULAR CInCULATIoN WILL BE DESIGNED To ALLOW FIRE TRUCK ACCESS THROUGH THE PARKING AREAS. THE TURNING DIAMETERS WILL BE IN ACCORDANCE WITH CITY OF PORTLAND STANDARDS. (100 FEET OUTSIDE D/A,mmR. 75 FACT INSIDE DIAMETER.) C. NO OBJECTION'S WERE RAISED ®Y MR. PALLIER IN HIS REVIEW OF THE PROPOSED PROXCT. f 8. QUALIFICATIONS OF THE PROPOSED DESIGN TEAMI TNIt ARCHITtCTS AND PLANNERS FOR THE rpomeE® PmoicCT AR>! CAupuu -Vav uv% &PANTHER'S. AFICNITECTURE&PLANNING, A PORTLAND FIRM. 8199 ATY`ACMD 130 S.) AS THE PROJECT DEVELOPS, THE FOLLOWING PROFESSIONAL 0011 MTANTTV WILL BE licutC91 o AND ADO90 To TM DESIGN T"M9 i t. 8. QUALIFICATIONS OF THE PROPOSED DES ION TEAMI A. LANDSCAPE ARCHITECT 11. STRUCTURAL ENGINEER C. MECHANICAL ENGINEER O. ELECTRICAL ENGINEER 9. PLANNING CONCEPTS: i Flc PRIME OBJECTIVE OF THE OWNER AND DESIGN TEAM IS TO DEVELOP A VIA111_8 COMMIERCIAL OFFICE PARK WHICH PRESERVES THE NATURAL CHARACTERISTICS AND VEGETATION OF THE SITE AND IS COMPATIBLE IN SCALE AND USE TO THE SURROUNOING NE661141IORHOOD. ALTHOtHiH THE SITE 18 PRESENTLY•ZONED FOR Rt4 USE. THE TIGARD LAND USE PLAN RECOMMENDS THE PROPERTY BE REZONED FOR GENERAL INDUSTRIAL USE. M-3 AND M-I.'TNE.IPROd 6gO COMMERCIAL OFFICE PARK IS A PERMITTED USE IN AN M-4 ZONE. THUs< IT COMPLIIES{ WITH THE TIGARD LAND USE PLAN. OF THE PERMITTED USES IN M-3 &M-4 moms, THE PROPOSED PROJECT IS THE MOST SUITEU FOR THE NEIGHBORHOOD, IN SCALE IN ITS POTENTIAL TO PRESERVE THE SITE, ITS ENVIRONMENTAL IMPACT AND /N PROVIDING A PUBLIC NEED. LISTED BELOW ARE METHODS WHICH THE OWNER AND DESIGN TEAM WILL UTILIZE TO ACHIEVE THEIR PRIME OBJECTIVE: A. SY PROVIDING A SO FOOT BUFFER OF LANDSCAPED FOREST ALONG S. W. 72wD STREET AND A MINIMUM OF 15 PEET ALONG THE REMAINING THREE SIDES. 11. 13Y MINIMIZING VEHICULAR ACCESS TO S. W. 72ND STREET. PROVIDINg A sus TURN—OUT LANE AND WAITING SHELTER, ASSISTING IN PROMOTING USE OF MASS TRANSIT FOR EMPLOYEES OF THIS PROJECT AND OTHERS AND ASSISTING IN THE DEVELOPMENT OF PEDESTRIAN CIRCULATION ROUTES ALONG S.W. 72ND STREET. C. BY DEVELOPING FLEXIIILE INTERNAL VEHICULAR CIRCULATION AND PARKIN SVSTlM BASED ON PRESERVING THE MAXIMUM HIJMBER OF EXISTIM 'TREED, AIM BY PROVIDING o LANDSCAPED ISLANDS AROUND THE EXISTING TREES WITHIN THE PARKING AND t7R1VEWAY AREAS. D. GY SUPPLEMENTING THE EXISTING LANOSCAPING WITH NEW PLANT MATERIALS SUCH. AS REPLACING UNDESIREABLE UNDERBRUSH WITH RHOOODENDREN4, ETC. F. BY OEVELnPING A FLEXIBLE PLANNING AND STRUCTURAL MODULE FOR THE BUILDINGS WHICH ALLOWS FOR THE INTRODUCTION OF PERIME"TER AND IN'g9 IOP LAWSCAPED { COURTYARDS AROUND EXISTING TREES. F. BY SUI TING THS BUILDIN6s ON COLUMN PwTkM WHICH MIEIIMizat TNIE �` O$STURISANCE Or THE NATURAL VSGsETATION* `�: P1.i11t� �� x 4cs117n1ae1ela,) - , ;V�: S. SY REDUCING THE LENGYW OF UN11R11l1(1:P1 BUILDING WALLS, tY MA1P/T'A0610/�i"A MAXImuM or TWO STORKS III SUILAINS HEIGHT A►Nd BY PROVIDING SLO N S Me& POURS, THE ST9RUCTT/RES WILL IBAINTAIHA COMPATIBLE SCALE RELATIONIOMP WITH THE NEIGHBORHOOD. H. BY EaLM00NQ PEDESTRIAN WALK AM BICYCLE—JMGIIW PATHS AROUND EXISTING T111tE LACATIONIl. 1. TO PUIBTmm THE PROJECT*s COMmTTSIL.ITY WITH Tm AOJACOM RESIDENTIAL. N.IGHBO AHooD, WOOD WILL IBE USED IN A NATURALIS"C MAINORIt FOR THE MAMit/i AND EXTERIOR MATERIALS OF T.IE BUILOO"S. 10. APPLICANT'S MARKFT ANALY91S OF PROPOSED USES if OWIICR% SURVEIL 011 THE MARKET PVR COMMERCIAL OPPICS SPACE 111 TM TIGARD AREA REVEAL$ THAT, WHILE A SUBSTANTIAL AMOUNT OF THIS OMICE SPACE HAS 111=91 BY CORPORATIONS AND OTHER BUSINESSES F3R THEIR OWN UBE, P""DING, VERY UVTLE OMCE SPACE: FOR GENERAL AVAILADS L.ITY TO OTHER TEIIAK". SM14 HPAC✓L THAT NAS BEEN PRODUCED HAS BEEN LEASED READILY, AND CUMIEIIT VACANCY FACTORS IN 11IL1CN SPACE IB ^L*I 11af IvNExBST^mT. DATA/LED INFORMATION ON QMCE SPACE COM AND OCCUPANCY 110 ATTACHED AS EXH16,IT "A". 'BATED ON THIS MARKET ANAL-VOW, IT/S " TiIE INTENTION Op JNm OWNERS TO DEVELOP THE PROJECT IN A.-PROXIMATELY PA'tm PNAGU ({ GVEIQ A PERIOD OF POM YEARS. THIS WOULD GLACE ON IM MARKET APPROXIMATTILy ,. 25,0W TO 30.WO S019Ant: FEET OF COMMEMCIAL OFFICE SPACE MMINS EACH E. OW STUDOES OF THE AREA INDICATE THATMIS SPACE SAN 811 READILY AMOROM IIV PRESENT DEPeMAND. 1t. PROPOSED OWNERS1010 PATTERN: THE OWNERS or THE softornmW FOR THE PROPOSED°TMARD 0PVICE PARK AfflUND TO DEVELOP AND L"al TWS PROJECT FOR THEIR OWN ACCOUNT. IN ORDES T*OBTAM " FLEXIBILITY AND MAKE THE SPACE AVAILABLE TO AS MANY CTTVE TT AS ` POSGJBLE. ONE an MORE OF THE INDMIGUAL BUILOINGS MAY SE SOLD TO TEABAMT I39ft. in SUCH CASE. A PROPERTY OWNERS a ASSOCIATION WILL Be ftlRUCO WHICW WALL I ALL.OF THE COMUON EL&MENTS OF THE PROJECT INCLU0II0 THE L.AXWCAAMD DRIVEWAYS, AND COMMON WALKS. 12, OPERAVION AND MAINTENANCE PROPCSAL,o THE owimas oP►Tm Toomo OFFICE PMK WILL. MANAGE AND MAINTAIN ALL OP THE F FACILITIEII IN T"E PROJLCT. ItA TIRE aVeWr CW DIVMSIFIGCD P. AS IMWCA'a 19 to'THE PROPOSED NHP PATTER?i TILE FROPPORTY OWNERSt Assomyloll So E11°rADLfI WD WILL BE RESPONSIBLE PAF T1F1ff I)PNEEP AM MAI tW ALA.DOW TM COMMON AR AS 09"0110, My PDT U&SITED'TO. LA AMC"AM ", j � ✓ � � t 4 r /'i �i✓ _ - 7' � i �rtl�+i►{+ITp�(}(+I+llisf�(�1{a Italmtl r1�llpl �!!i1Tr?�I�;TjjTlt(r1�tlla��;;-o,. . c;l I;rjar[i I 1 _,__ . IL-41 iLL NOTE: IF THIS MICROFILMED DRAWING IS LESS CLEAR THAN - �. THIS NOTICE. IT IS DUE TOTHE Vow ..__ .. DRAWING... �a oz -sr al [ - 411 91 —si:`_t'i _..-el--zl-- if �oi—6.._8 .. t _.9--..s.._..4 .__.e..__a t 1 � n 6 16 ----------- M A*.rRh C QUALITY ORIGINAL I,�1{IIIIpI11t�lOBIpN111i1N11t�NlgfptiFfyltl i 9go i s now Y� r s . ti _ III _ F4i. i -� Ir T 1. taSY vra rPI,I 2 � urlL a� !brrF-PLAN' 1 LN 11 J-411 1 I • � � b �MOfo:le oN".IM4 1f eR n.ww..w01m Y mom F`+� U -��^''� -•tl i'L �" +wm�w�nCam.o ia>..ye� gar�mr[z2 ° rv� s�..� w r.naw.eroc.e ass -ter^^r�r it ,. ^Pd!%-��n..`^+ ....._�:rc',Y".`Yr•""-.s"';%�r^T ,�-, Sys^ �-.rn.-�y� ��""`�"�""," 3t,.,,,...,..�. ,�.'� -,.> ._ .. .. .... �..,,� z_.. ... -.. � vas'yY°5C$.x•�F7�: ' ^M. ...:.._-.,. ,..`.."��.:une<RrtRre+•5i+.«.,x.:w„r, :e_,. :....-. �.ham.:-.e_ .., ,:,:.. :.•” _ ,., {„;,• '�. � ttl�t►�t�a ria atalata.rir�rga ltititi tfapo,i�ti�ijr� ► ! 1_�etli� rl�t ► rfiliti ii` I#t� leialtaai� aaTaa � aaaaaaaiaaa � aiaaa +li •.,: �- — ,r t � �I'� ot_� 11t1i1� � ? � Ifill�all ; ili i11 �� � ND,E: IF THIS MICROFILMED I' - 2 $ e} _.._ rJ .- -..6_ _ 7 9 Q .... '! 12Immomw -DMEL AM RAWING IS LESS CLEAR THAN ! I' - . THIS NOTICE. IT IS DUE TO -.. . ,'. THE QUALITY OF THE ORIGINAL NNW DRAWING. _ __ I kk �� ._ _.-..------- QE 6Z 9Z LZ 82 SZ In E2 Z2 12 OZ 60 a! d{ 91 VS!' ZI if O! 8 _--e .` 9 s--- _v _eQw low natuNlaua�mdoat�t.uAxq�► __..__ li _ _ �' MAKLAT ILi Moff wpm dladlNN ! Alli X54. �� �C rte► �..,.. �►�ii�'�rw� • r '�" _V o. - , ��;1 � ivy \. �O� I a �.. � I `�I� ���:. ,v. !:�• ' � _ ��y���� - : _- ��.--. h O�k�r°�f'�aa=iSS�Y///d/eCOi":�di{darnin-•raiwiv�dwa aQs •zma,"�dor ��' --- _ 'A,�/Jiiai g _ _ ��:.-y� �[,brr.,r:h`S�tO,.N,G�.' '�--•.;...rJ�.��.M .:.�,:'o-�-�--q+.�.:... ...- �i _ - WIN - - �` 1w mummmmum - - _ � t T 'Y .. - . .... A. i 7-2 papal t � w � f 5 � k t r e 1Z. ;� y 3� f x4 IREft s a £j 4 t i t• ` 't r r h � s z gra � ;, it. k m Run"=Maa now g� WIN 2 w"h 1 { LEORS Ems g"' . aWONx k ----- ED—loss i TRAFFIC STUDY 1 FOR TT^ARD CDn4ERCIAL f 011- IIID P&IIK `.�1�3rC� C1"naOn f Prepared for: I Fletcher, Hansen & Parsons 175- S. W. Skyline Suite 120 Portland, Oregon 97221 Prepared hy; S1eav%n-Kors Consulting Engineers- ' 3 290 X. E. 2nd Strut .Suite 7 Gresham, Oregon 97030 Tel. 666-5507 March 1974 Job Woo 6093 n i w SLEAVIN-KORS Professional Engineers and Planners 290 N.E. SECOND STREET / ROOM NO 7 / GRESHAM, OREGON 97030 / 503-666.8507 March 25, 1974 Winslow C. Brooks, Planning Director Members of the Tigard Planning Comm-;ssion City Hall 12420 S. W. Main Street Tigard, Oregon 97223 RE: Tigard Commercial Office Park. Sirs: lie submit this report assessing the traffic patterns on S. W. 72nd Ave. in the vicinity of Hunziker and Varnes Streets, and the impact of a proposed future office complex directly south of, and adjacent to S. W. Varnes Street, and directly east.of, and adjacent to S. W. 72nd Ave., on these traffic patterns. This report is in response to a letter by Winslow C. Brooks, Planning Director of Tigard, Oregon, dated March 13, 1974, sent to Fletcher, Hanson & Parson, Suite 120, 1750 S. W. Skyline, Portland, Oregon. In this report we assess the following areas: .The present and f Lure traffic volume and circulation on S. W. 72nd Ave., S. W. Hunziker Street, S. W. Yarns Street, State Highway 217, and the impact of a proposed future office complex on these volumes and circulation. The present capabilities Of the above mentioned streets to carry present and future traffic in that generated by the proposed project. Included in this assessment are analysis of;possible points of congestion caused by left hand turns off S. W. 72nd Ave. , and analysis of the possible need for sidewalks along S. W. ''72nd Ave. ,Required ingress and egress to and from the proposed complex. .On site circulation. PROFe j N .Our recommendat ions. FA .� Gf�f;did ,� vn A T'ABI.E OF CONTENTS Page No. DESCRIPTION OF THE STUDY AREA 1 LAND USE 1 PRESENT DAILY TRAFFIC "MLIMS AND CIRCULATION P4TTERNS 1 PEAK TRAFFIC VOLUMES AND CIRCULATION PATTERNS 2 FUTURE TRAFFIC VOLUMES AND CIRCULATION PATTERNS 4 CONDITIONS OF STREETS 4 PHIL LEWIS ELEMENTARY SCHDOL 6 IMPACT OF THE PROPOSED COMERCIAL OFFICE COMPLEX ON THE STUDY AREA PEAK PERIOD TRAFFIC CONDITIONS 7 EVALUATION OF EXISTING FACILITIES 7 RECOMMENDATIONS 9 PLATES DESCRIPTION OF THE STUDY AREA. The study area being considered here is most precisely that section of S.W. 72nd Avenue in Tigard, Oregon, bounded by State Highway 217 on the north and S.W. Bonita Road on the south. LAND USE. Those residential properties currently accessing S.W. 72nd Avenue from the west, in the area of consideration, are zoned R-7. This area contains approximately 45 homes at present and unbuilt property which could accomodate approximately 25 more. All other areas in the area of consideration are designated "General Industrial" by the "Tigard Community Plan" . The proposed commercial office site under consideration in this report is zoned RU-4. The general industrial designated properties accessing S.W. 72nd Avenue are fully developed except for the proposed development site and the small parcels adjoining at each side. This includes all those properties as far south as Bonita Road. ESENT :DAILY TRAFFIC VOLUMES AND CIRCULATION PATTERNS. Presently, State Highway 21.7 is an expressway. S.W. Hunziker - Street and S.W. 72nd Avenue are serving as collector Streets. S.W. Varnes Road is a local Street. Current traffic volumes are ohown on Plate I The traffic Volume on S.W. 72nd AVenue at the location of the proposed site is 4300 vehicles per day. The volume on S.W. 72nd Avenue directly north of the westbound off i ramp at the intersection of State Highway 217 is presently v 2600' vehicles per day. The volume on S.W. 72nd Avenue directly north of the intersection of S.W. 72nd Avenue and Bonita Road is presently 2200 vehicles per day. The volume on Hunziker Street directly west of 72nd Avenue is 3900 vehicles per day. Varnes Street to the west of 72nd Avenue has an estimated volume of less than 150 vehicles per day and an estimated volume of less than 50 vehicles per day east of 72nd Avenue. Presently, 72nd Avenue serves as the only access to and from the proposed site, the urban low density residential neighborhood directly west of the proposed site and the industrial parks along 72nd Avenue north of Bonita Road. The industrial parks south of the proposed site presently have the biggest influence on the traffic circulation of 72nd Avenue. Peak traffic periods presently occur from 7:00 A.M. and 8:00 A.M. as people enter the area via 72nd Avenue to work in the industrial parks and leave the area from the residential area to work in other parts of the Portland area. In the evening between the hours of 4:00 P.M. and 6:00 Pig. , this pattern is reversed. Hunziker Street serves two functions. It carries traffic to and from 72nd Avenue and traffic to the access ramp onto State' Highway 217 directly east of 72nd Avenue. PEAK TRAFFIC VOLUMES AND CIRCULATION PATTERNS. For the purposes of this study, peak traffic volumes and patterns are more important than daily volumes and patterns. The existing industries and the proposed office complex are oriented toward providing a place of business for production workers and professional people rather than providing personal 2 service for the general public. The majority of people coming to the study area do so in a period in the morning and leave the area during a period in the evening. As a result, any serious congestion would occur during these periods. The work shift for most industry begins at 8:00 A.M. We therefore assumed that the period of heaviest traffic in the study area would be be- tween 7:00 A.M. and 8:00 A.M. During this period the majority of persons now employed in the existing industry would arrive. Again, as the average industrial day shift ends at 4:30 P.M., we concluded that the peak traffic period in the evening would be between 4:30 P.M. and 5:30 P.M. A manual traffic count was conducted at the intersection of S.W. 72nd Avenue and S.W. Hunziker Street on the evening of March 20th, a Wednesday, and again on the morning of March 21st, 1974. The numerical results ' of the counts are presented on Plate -2 . The following obser- vations were also made: 1. The greatest congestion of traffic occurs on Hunziker Street as a stop is required before crossing S.W. 72nd Avenue. Drivers who are faced with the existing sight distance problem, are hesitant to cross S.W. 72nd Avenue. This results in as many as 15 vehicles stacking up behind the stop sign. An estimated 75% of cars east on Hunziker Street continue across 72nd Avenue to the onramp to Highway 217. 2. Some congestion occurs in the evening as vehicles traveling north. on 72nd Avenue stop to turn left onto Hunziker Street. This congestion was observed to be intermittent on the 3 _ evening of observation. There was a single occurrence ~ of three vehicles stacked up to turn left onto Hunziker Street. As the pavement is 42 feet wide in this area, those drivers who continued north on 72nd Avenue, or those who turned left onto the freeway ramp, passed to the right of those vehicles which were stopped. FUTURE TRAFFIC VOLUMES AND CIRCULATION PATTERNS. As discussed earlier, all areas accessing 72nd Avenue within the scope of this report are developed to nearly their planned capacity, with the exception of the proposed site and two small ad- joining parcels. We anticipate that the undeveloped land west of 72nd Avenue which is currently designated "General Industrial", will be served by a new north-south street between Hunziker Street and Bonita Road. Since S.W. 72nd Avenue serves as a collector whose primary function is to collect and move traffic to the existing industrial parks and residential neighborhood, we do not expect a significant increase in traffic which neither originates nor has its destination inside the area of this study. We therefore predict that the only significant future increase in traffic folumes in the study area would be that portion resulting from the development of the proposed site. CONDITION OF STREETS. Presently 72nd Avenue is a two lane street without curbs and i with a 'pavement width of 22 to 24 feet. A short section of side- walk presently exists on the east side of road directly south of i its intersection with Hunziker Street. The pavement widens to { ® �- 42 feet where S.W. 72nd Avenue intersects S.W. Hunziker Street and the on ramp to State Highway 217. Varnes Street presently has a 22 foot pavement width west of S.W. 72nd Avenue. Varnes Street east of 72nd Avenue has gravel surfacing, not suitable for any usage greater than that which now exists. The intersection of 72nd Avenue and Hunziker Street presents a sight distance problem for drivers who are traveling east on Hunziker Street and are required to stop by an existing stop sign and then continue directly across 72nd Avenue to the ramp accessing Highway 217. Their view of cross traffic on 72nd Avenue is blocked on the left by an overpass guard rail and is blocked on the right by a vertical curve which crests just south of the intersection. A traffic light located at this intersection and the creation of left turn lanes on both Hunziker Street and S.W. 72nd Avenue would alleviate present and future congestion. A four way stop would provide some relief. A signal or four way stop would be particularly advan- tageous to ,the large number of vehicles that now must use S.W. Hunziker Street as an entrance and exit to State Highway 217. It is our opinion that if an additional off ramp and on ramp were constructed at this point, it would relieve a number of circu- lation and congestion problems, includingthose at the inter- section of S.W. 72nd Avenue and S.W. Hunziker Street. State Highway 217 appears sufficient in its present capacity. 5 - PHIL LEWIS ELEMENTARY SCHOOL. An elementary school is located on the east side of 72nd Avenue a distance of 250 feet north of the State Highway 217 overpass. This school serves students living in the residential area directly across from the proposed site. While a bus does serve this area, many students walk to and from school when the weather is pleasant. IMPACT OF THE PROPOSED COMMERCIAL OFFICE COMPLEX ON THE STUDY AREA. The proposed office complex as presently conceived will provide parking for 355 vehicles. We anticipate that 80% of these vehicles will arrive at the site in the morning, stay the day- and leave at night, generating 570 trips per day. We estimate that the other 20% would be in and out during the day and would generate another 280 trips per day. The proposed drive-in bank would attract the great majority of its customers from inside the study area and consequently would not generate a significant number of trups in and out of the area. For the purpose of this study, we have estimated the drive-in bank to produce 200 trips , per day. The total daily traffic generated by the proposed development would then be 1050 trips. Assuming that the general pattern of trip origin and destination for those trips generated by the proposed site would be the same as that presently occurring, we expect a distribution of project developed daily trips as shown on Plate By adding 10% to the current traffic counts inside the study area, and combining this with the predicted traffic generated by the proposed development, we predict a total future traffic count and distribution as shown on Plate.- 2-- 6 late..6 f »8 ��tr Note that all these daily volumes are well below the maximum capacities of all the considered streets as they are presently classified. PEAK PERIOD TRAFFIC CONDITIONS. Assuming that 300 vehicles would access and egress the proposed site during the peak hours and would have origins and destin- ations similar to present traffic, we can expect that 200 vehicles enter and leave the area from the north and the remaining 100 would do so from the south. We anticipate that at least 50% of the vehicles arriving at the proposed development would do so after 8: 00 A.M. As most professional and commercial offices E do not begin business until 8:30 A.M. , we feel this is a sound 4 assumption. This means that only about half of the above 300 f vehicles would be added to the current peak hour traffic. We P make the same assumption about the afternoon peak period. Most � professional people do not leave their offices until 5:00 P.M. and many leave much later. By superimposing the future maximum peak period traffic generated by the existing facilities and that generated by the proposed development, we would anticipate a peak hour volume and pattern as shown on Plate-4 EVALUATION OF EXISTING FACILITIES. Increased southbound traffic at peak hour entering the study area on 72nd Avenue, coupled with. a left turn situation created "i by vehicles entering the proposed site, would create undesireable congestion during the morning peak hours. At present,, 72nd Avenue does not have the required width to create an extra lane for vehicles that would enter the 'proposed site from the southbound lane of 72nd Avenue,, and which must come to a stop in the face i 7 of oncoming traffic. This problem is compounded if we consider traffic attempting to turn left onto Varnes Street as well as onto an entrance at the middle of the proposed site. It would take only 6 vehicles stacked up fo-r a left turn onto Varnes Street to block an existing driveway on the west side of 72nd Avenue. If 12 vehicles stacked up for a left turn situation, they would block the entrance to S.W. Varnes Street on the west side of 72nd Avenue. The pavement of S.W. Varnes Street to the east of 72nd Avenue is not currently suitable to handle traffic to and from the proposed site. ` The congestion that exists presently on Hunziker as it inter- sects S.W. 72nd Avenue would become worse to the extent that traffic waiting to cross and turn left onto S.W. 72nd Avenue t would be facing some increased cross traffic. More congestion i would also result in the evening, as traffic moving north on S.W. 72nd Avenue stopped to make a left turn onto S.W. Hunziker Street. This congestion, however, is not as critical as that on S.W. Hunziker Street which is created by traffic generated outside of the study area. S.W. 72nd Avenue south of the proposed development presently does not experience critical congestion problems. In our opinion the traffic generated by the proposed development would not create any problems. State Highway 217 and its approach and exit ramps are adequate to handle present traffic volumes plus those created by the pro- posed development. l � The present lack of sidewalks along S.W. 72nd Avenue from the residential area is inappropriate as children are walking along S.W. 72nd Avenue from the residential area to Phil Lewis Elementary School. The parking scheme as now proposed for the Office Park with 26 foot driving lanes are adequate for good on-site circulation. The location of points of ingress and egress to and from the site should be a function of off-site circulation considerations as they are more critical. Some on-site congestion will occur at the exits as traffic leaves in the evening but this will be neither unsafe or intolerably inconvenient as professional t people do not tend to leave work at a formalized time. The bank will not generate 'traffic that is in conflict with other s site traffic except during the evening peak traffic hour when traffic entering the site for banking purposes will be encounter- ing traffic leaving the site. Good location and orientation I of the bank will alleviate most of this problem. RECOMMENDATIONS t On the basis of our research and analysis, we make the following recommendations. 1. That S.W. 72nd Avenue be widened in front of the proposed development to include a planted median and left turn lane as shown on Plate The length of the left turn lane as proposed should be adequate to handle any south- bound traffic stacking up for a left turn to enter the proposed development.' . t 9 - .. ., .. ... .. .. ..i.is 2. That the proposed entrance on S.W. Varnes Street be relocated as shown on Plate <;�_;', and that it will become an exit only. This will discourage vehicles from making a left turn from S.W. 72nd Avenue onto S.W. Varnes Street during the morning peak traffic hour and during the evening peak hour will allow S.W. Varnes Street to serve as a holding area for vehicles .leaving the site and waiting to turn left or right onto S.W. 72nd Avenue. 3. That S.W. Varnes Street to the east of S.W. 72nd Avenue be improved to a 36 foot paved street, with a left turn holding lane from S.W. 72nd Avenue to the proposed exit from the site. 4. That an additional entrance and exit be located on S.W. 72nd Avenue as shown on date . This would provide addi- tional access to the site and would handle the majority of the traffic entering and leaving the south end of the study area. It would also function as a safety valve by providing an additional access for southbound morning traffic, should the traffic stack up for a left turn at the central entrance exceed the capacity of the proposed left turn pocket. As traffic leaving the study area by traveling north on S.W. 72nd Avenue is light during the morning peak hour, we do not expect the capacity of the left turn holding pocket to be exceeded except in the case of an accident or stalled vehicle. to - 5. That the bank be relocated to the southwest corner of the site as shown on Plate 4:27. This provides easy access from ' S.W. 72nd Avenue and helps to alleviate as much as possible the circulation of cars using the bank in the internal parking areas of the site. - 11 - 1974 AVERAGE DAILY TRAFFIC VOLUMES � o N NORTH Nuiyz✓icE,� ST NO 5r-ALE • O� 04,eAAES s r. /50 Sr. Q mmew c fl C� N PLATE No. PRESENT PEAK HOUR TRAFFIC VOLUMES ON i 72 nd AVE . M©RNIN6 ( M) EVEN I NG (E) NL//V2lkE� S�- ' NORTH NO SCALE u loll ol N Vf,ZAAES T ^ �^ 2 LLJ VI RNE S ST r h Fjt7/V/TA ��! '-,L.ATE• NO. 2.- � FUTURE AVERAGE DAILY TRAFFIC .VOLUMES INCLUDING THOSE GENERATED BY THE PROPOSED DEVELOPMENT � I 4430 //t,ER NORTH fdUN2' ST No 5r-ALE V' �A,E'itl�'S ST Q 23.0 �t- 90AIlr,4 RP r �_AT� NO. . FUTURE PEAK HOUR TRAFFIC VOLUMES ON 72nd AVE. INCLUDING THOSE GENERATED BY THE PROPOSED SITE HL/NZ/KED S�- NORTH NO 5GALE QLd V,41e l rS 57 q-t Wfffif 5 5Z Q _Go (E.) c - h . �o�r/rR ,ev r , I I ATE N . )2C1Oj-e5;1 30 f CG C �1C/3(. TP'E'�°5 //� or �' m��. Genf rur� Ex/.s� Pvmf. 5 W. ?2nd Ave.L OOK 1 NG N®RT No 5ccale 36 ti LF a. S -W VARNES STREET EAST aF S.W 72nd Ave. WO Scale L ATE NO. r'� nr - inan iL u i11,11ctrrrsllrIelrrlriTI 11 — _ (1 i I i [ I }.I !!-L ..#_j 1 ! inn x..1! :1 r(r !p r l s III I J 1 � 1 � 1 �� j 1 -j__� !�l)irlrlrlrFr�rlrlril;l:lir!°F11rt1}�;1�°1►IeFrla�1}�s ; _ ._ NOTE: IF THIS MICROFILMED _11 (2 DRAWING IS LESS CLEAR THAN - _ _. _.. .. -i. THIS NOTICE. IT IS DISE TO THE QUALITY OF T}E ORIGINAL DRAWING. -' DE 6Z Ez 1z 9z SZ— va —Ez zz ra oz sr e� Li —9�.-sr_ i a+�-zi it or 4lbi Lo dnrltndun�un111n1swhxalrlWleW>lr1 — — — .. C ... _ - . __ F: - �.cr>J/f.+'r.- ;i ro✓tTrnn__�(_ �, 1 - r / i 4 y�l f yQ!/ Zi / yYC 6X/7' PROPOSED °NL Y LEGEND i �"—-- _J uL / Arc STpETE /r✓PPOIEMENTS TIGARD COMME/PCIAL OFFICE ( nPi°✓��enfS,e --------' 4'aloes 5�a De ST,PEET lMP.PO{/Efdc'NT'P•P0FY/5£0 uvi TH/S PFo-1 CT - PARK D/RECTION OF fF/ T2dC 50' PLATE WO.iii - PIP 11°Plt ql Ip qI Ip ql ql 1{�IP 111 Irl Il�m mpll Nip{�n�lp IPII I 1 III fl {1 1 1 t 1 '.�– II�glllu'glPl'JIPpI1�11tp 11�q yIP{III{II , IOnz IF Tea MIA OFILM D 2 3 4 5 6 7 6 8 0 I I i2IM AV O—Im;Is mss ca TMa wT. n Is o n nE OWL[TY OF lIE OeI03WLL4 __ _ _ __ A - OE 6Z B2`t'2'L2 R SZ EZ ZZ IZ 02 6t-EI -L1 -7i1 Sf SI EI 21 {I OI 6 Y L 9S S E 2 1� W i11N11�Ip111111�W PAY J—m6d, I . , . I - . . I - . . . I . . . I L 1 ARCH 8". ; 1990 - a �T � w ng r i ( �4a(.��n �p� e�}.�j[ tp:� p� Imo' !� y.J�. Sf=Yj1 W Xlr.LO WEN 1' fT{.-SA PC PROOk-A'!} ¢ W V.4 '.. 1. ik t .pi^' *.. .;• . 2NG� �AVEItiIUV 8c VARN� I�caRila TIGARD JOREGOW r APRIL El. 1974 WIlf P11 t its r3r vat FSff? ;.--.•. s - Teti s � 8 c t N EXHIBIT E fN f's fi Y P w Mix y Z o,�n, MPI ..1 . F§ .e.MV, '27r qWu a x > W44", y vs 4 1 `" 5 ! i 1 3 ' "S 5 �" z s. � •Y-, v £'q U rS, -1'3' r, ", -q it a t } .�. 3 J. Y. �'c� Mit �?7�> �Ay �� . .Y rr, �-" � ✓.`,,r.'r.n»+l::i `' F' ,.rtx" ' ` n �„� ¢t it Fx i- un k'SK r:'�'' �. # .n.; ,��' "A""tpu" k'. ,£` 4t j "- 's '4f"„"•'� a'f*r, "r'o-' ''�- .A; s`�, �� r ,r c"t� *� Swa dist ; wrYra #r cx f a� �„.y ;�"�,S Ala 5 GENERAL DEVELOPMENT PLAN & PROGRAM f FOR 1� A COMMERCIAL OFFICE PARK S. W. 72ND AVENUE &VAR NS ROAD TIGARD, OREGON APRIL 8, 1974 t^_ CAMPBELL-POST-GRUSE & PARTNERS ARCHITECTURE PLANNING 2040 S.W, JEFFERSON STREET PORTLAND, OREGON 97201 '• r` F" INDEX COMMERCIAL OFFICE PARK TITLE PAGE A. SITE DESCRIPTION 1 B. QUALIFICATIONS OF THE PROPOSED DESIGN TEAM 1 C. "FASANO" REQUIREMENTS 2 THRu 4 µ D. APPLICANT'S MARKET ANALYSIS OF PROPOSED 7 THRU 9 USE E. PROPOSED OWNERSHIP PATTERN 10 F. OPERATION AND MAINTENANCE PROPOSAL 10 G. DOMESTIC WATER SERVICE 10 H. STORM DRAINAGE 10 I I. WASTE DISPOSAL FACILITIES 10 THRU 11 J. EXTERIOR LIGHTING 11 i K. PUBLIC TRANSPORTATION 11 L FIRE PROTECTION 12 M. TRAFFIC STUDY 13 THRu 33 N. PLANNING CONCEPTS 34 THRu 35 O. SITE PLAN &SPACE UTILIZATION T^;Pi.E 1-1. THE FOLLOWING EXHIBITS ARE A PART OF THIS SUBMITTAL BUT ARE-NOT BOUND INTO THIS BROCHURE: 1. LAND USE PLAN { 2. UTILITY PIAN v_ 3. _TRAF;71C PLAN `.;. 4, LANDSCAPING PLAN APRIL 8, 1974 PROJECP: COMMERCIAL OFFICE PARK S. W. 72ND AVENUE & VARN5 ROAD TIGARD, OREGON WRITTEN PROGRAM ELEMENTS FOR ZONE CHANGE FROM RU4 TO M4—PD A. SITE DESCRIPTION: THE SITE IS A 9.36 ACRE FORESTED PARCEL OF LAND, APPROXIMATELY SQUARE, LOCATED ADJACENT TO THE INTERSECTION OF S. W. 72ND STREET AND S. W. YARNS STREET. S. W. 72ND STREET ADJOINTS THE PROPERTY TO THE WEST A:JD S. W. YARNS STREET ADJOINS THE PROPERTY TO THE NORTH. THE LAND IS GENTLY ' SLOPING TO THE SOUTEINtEST, NATURALLY DRAINING IN THAT DIRECTION TO S. W. 72ND STREET. THE SITE VEGETAL-10N GENERALLY CONSISTS OF FIRST AND SECOND GROWTH DOUGLAS FIR TREES, LARGE OAK TREES, SCRUB OAK TREES, SPRUCE TREES, LARGE OREGON ASH TREES, SCRUB ALcER TREES AND VINE MAPLES. THFFOREST FLOOR IS COVERED WITH CENSE UNDERBRUSH, FERNS AND MOSS, � IT IS THE INTENTION OF THE DESIGN TEAM AND THE OWNER TO DEVELOP THE PROPERTY IN A MANNER THAT PRESERVES THE NATURAL CHARACTERISTICS AND VEGETATION OF THE SITE. THIS INTENT IS MORE CLEARLY DESCRIBED AND STATED IN THE: WRITTEN DESIGN CONCEPT AND THE MASTER PLAN PORTIONS OF THIS SUBMITTAL. B, QUALIFICATIONS OF THE PROPOSED DESIGN TEAM: �. THE ARCHITECTS AND PLANNERS FOR THE PROPOSED PROJECT ARE C.AMPHELL-POST-GRUBE &PARTNERS, ARCHITECTURE & PLANNING, A PORTLAND FIRM, THi F,>LLOWING PROFESSIONAL CONSULTANTS ARE ALSO MEMBERS OF THE DESIGN TEAM; A. LANDSCAPE ARCHITECT: LANDSCAPE PLANNING ASSOCIATES B. MECHANICAL ENGINEER: MCGINNIS ENGINEERING C. ELECTRICAL ENGINEER: L.ANGTON,_MEHLIG & ASSOCIATES 1 D. TRAFFIC ENGINEER: SLEAVIN-ICORS CONSULTING ENGINEERS I / , i E. ATTORNEY: CARLTON D. WARREN Y C. "FANSANO" REQUIREMENTS 1. THE PURPOSE OF THE REQUESTED ZONE CHANGE FROM RU4 TO M4-PD IS TO ` PERMIT THE CONSTRUCTION OF AN OFFICE PARK ON THE SITE. THE M4-PD ZONING EEE WILL ALLOW THE CONSTRUCTION OF THE PROJECT IN AN ORDERLY MANNER WHILE PRESERVING THE NATURAL AMENITIES OF THIS 9.36 ACRE TRACT, r { 2. THE TIGARD COMMUNITY PLAN ADOPTED JULY 26, 1971, CL.ASEIFIES THIS PROPERTY AS GENERAL INDUSTRIAL. THE PURPOSE OF THIS CLASSIFICATION ' IS TO ALLOW THE GROUPING OF INDUSTRIAL USES THAT ARE COMPATIBLE WITH ONE ANOTHER IN AREAS READILY ACCESSIBLE TO THE INTERSTATE FREEWAY SYSTEM, { CURRENT TIGARD ZONING ORDINANCES PERMIT COMMERCIAL OFFICE: PARKS IN THE M-4 INDUSTRIAL ZONE, THUS THE PROPOSED COMPLEX CONFORMS TO THE ADOPTED PLAN. FURTHERMORE, THE PROPOSED PROJECT WILL PERMIT THE DEVELOPMENT OF THE SITE IN A MANNER WHICH WILL ALLOW FOR THE MAXIMUM PRESERVATION [ OF NATURAL TREES AND FOLIAGE AS LANDSCAPING AND SCREENING. THE USE OF If THE PLANNED UNIT DEVELOPMENT IS ENCOURAGED BY THE PLAN FOR USE IN THIS AREA. .T 3. OUR STUDIES OF THE GROWTH OF SUBURBAN SOUTHWEST METROPOLITAN PORTLAND AREAAND TIGARD SPECIFICALLY INDICATE A RAPIDLY EXPANDING NEED FOR COMMERCIAL OFFICE SPACE OF THE TYPE PROPOSED IN THIS PROJECT. STATISTICAL DATA INCLUDED IN APPLICANTS MARKET ANALYSIS SHOWS THIS RATE OF GROWTH AND f ABSCRPTION. ONE OF THE PRINCIPAL GOALS OF THE ADOPTED COMMUNITY PLAN IS . TO PROVIDE FOR THE LOCATION OF BUSINESSES THAT.WILL CREATE EMPLOYMENT WITHIN THE COMMUNITY AND BROADEN THE TAX BASE. THE PROPOSED PROJECT WILL HELP IN MEETING BOTH OF THESE OBJECTIVES. 4. A NUMBER OF CHANGES HAVE OCCURRED IN THE IMMEDIATE AREA THAT MAKE THE ( ZONE CHANGE AND CONSTRUCTION OF THIS PROJECT A LOGICAL EXTENSION OF PRESENT DEVELOPMENT. THE COMPLETION OF HIGHWAY #217 ADJACENT TO THE NORTHEAST CORNER OF PROPERTY WITH THE INTERCHANGE JUST NORTH OF VARNS ROAD MAKES THE PROPERTY MORE ACCESSIBLE: TO THE FREEWAY SYSTEM. 'THIS PERMITS ACCESS TO THE SITE WITH A MINIMUM ItvCRFASE IN TRAFFIC L'-)ADS ON OTHER ' COLLECTOR STREETS. PROPERTY TO THE LAST HAS BEEN IMPRO\'ED WITH TWO OFFICE BUILDINGS AND PROPERTY TO THE SOL11H IS BEING DEVELOPI:D WITH VARIOUS _. OFFICE BUILDINGS AND COMBINED OFFICE AND WAREHOUSE STRUCTURES. THESE DEVELOPMENTS HAVE CAUSED THE EXTENSION OF SEWER LINES T<) WITHIN 400 FEET OF THE SITE. A TWELVE INCH WATER LINE. IS INSTALLED IN S. W. 72 AVENUI .. PROVIDING MORE THAN AMPLE WATER SERVI _E. THE CONSTRUCTION OF HIGHWAY :#217 ADJACENT TO THE PROPERY; THE DEVELOPMENT OF COMMERCIAL AND INDUSTRIAL, USES TO THE EAST AND SOUTH;AND THE INCREASED TRAFFIC ON S. W. 72 AVENUE RESULTING FROM THESE DEVELOPMENTS ALL, TEND TO MAKE THE PROPERTY LESS DESIRABLE FOR CURRENTLY ZONED RESIDENTIAL USES. THE PROPOSED ZONE CHANGE WOULD ALLOW THE SITE TO BE DEVELOPED IN A MANNER THAT WOULD BE HARMONIOUS WITH ITS SURROUNDINGS AND CREATE THE MINIMUM IMPACT ON OTHER RESIDENTIAL rAREAS TO TETE WEST. S, OUR SURVEY OF -,'AE TIGARD AREA INDICATES THAT THERE IS NO OTHER PROPERTY AVAILABLE OF SUFFICIENT SIZE, PROPERLY ZONED AND WITHSUITABLE ACCESS TO t PUBLIC SERVICES, FOR A PROJECT OF THIS TYPE. THIS LOCATION IS SUITABLE FOR THIS TYPE OF DEVELOPMENT BECAUSE (3) IT IS READILY ACCESSIBLE FROM THE FREEWAY SYSTEM CREATING THE LEAST POSSIBLE INCREASE OF TRAFFIC ON SECONDARY ROAD SYSTEMS, (3) IT IS A SUFFICIENTLY LARGE SITE TO PERMIT A COMPREHENSIVELY PLANNED DEVELOPMENT. USING THE NATURAL. ENVIRONMENT FOR LANDSCAPING AND SCREENING (3) IT IS A LOGICAL EXTENSION OF THE COMMERCIAL 0 OFFICE AND INDUSTRIAL DEVELOPMENTS TO THE SOUTH AND EAST, (4) AND IT FULFILLS THE NEEDS OF THE COMMUNITY AS DEFINED IN THE COMMUNITY PLAN IN AN AREA DESIGNATED FCR THIS TYPE OF DEVELOPMENT. 6. THIS DEVELOPMENT WILL HAVE A MINIMAL IMPACT ON ADJACENT PROPERTIES BECAUSE OF THE USE OF THE NATURAL GROWTH ON THE SITE FOR SCREENING AND LANDSCAPING, A SUBSTANTIAL. BUFFER ZONE IS TO BE LEFT ON THE WEST WITH ADEaJATE SCREENING ON THE REMAINING THREE SIDES. TRAFFIC CREATED BY THE PROJECT AS NOTEDBEFORE WILL HAVE TO PASS ON SEOJNDARY ROADS FOR A MINIMUM DISTANCE BEFORE REACHING THE FREEWAY SYSTEM, AND WILL NOT PASS THROUGH ADJACENT RESIDENTIAL NEIGHBORHOODS. S A. 7. PUBLIC SERVICES REQUIRED BY THE DEVELOPMENT INCLUDE THE USUAL SEWER, WATER, POLICE AND FIRE PROTECTION. THE PROPOSED DEVELOPMENT REQUIRES A MIN!A4UM EXTENSICN OF THE SEWER LINE WHILE ALL OTHER SERVICES ARE CURRENTLY AVAILABLE TO THE SITE, EXISTING ;NATER AND SEWER LINES AT OR NEAR THE SITE ARE ADEQJATE TO SERVE THIS PROJECT AND THE GENERAL AREA. IT IS N07 ANTICIPATED THAT PUBLIC TRANSPORTATION WILL BE REQUIRED FOR USERS OF THE PROPOSED PROJECT. HOWEVER, THE TRI-MET DEVELOPMENT PLANS CALL FOR FEEDER � LINES 'TO BE INSTITUTEDON S. W. 72ND AVENUE IN CONNECTION WITH THE PROPOSED PARKS AND RIDE SYSTEM. OUR GENERA'. DEVELOPMENT PLAN PROVIDES FOR A LOCATION FOR A BUS STOP. THE PROJECT WILL PROVIDE A SUBSTANTIAL INCREASE IN THE TAX BASE TOASSIST IN THE PAYMENT FOR PUBLIC SERVICES IN GENERAL 8. IT IS OUR FEELING THAT THIS PROJECT WILL HAVE A BENEFICIAL IMPACT ON THE ENTIRE COMMUNITY. THE ONLY ADVERSE EFFECT OF THE DEVELOPMENT 15 THE INCREASED TRAFFIC THAT WILL RESULT ON A SHORT SECTION OF S. W. TND AVENUE. THIS e INCREASED TRAFFIC WILL BE LIMITED TODAY TIME PERIODS. PEAK LOADS WILL. OCCUR ' `LATER THAN THE EXISTING PEAK LOADS CREATED BY EMPLOYMENT IN INDUSTRIAL PLANTS IN THE AREA. IN ORDER TO HELP LESSEN ANY SUCH IMPACT WE PROPOSE, �a} TO DEDICATE A STRIP OF LAND.ALONG THE. .WESTERN SIDE. OF T'HE PROPERTY FOP THE WIDENING OF S. W. 72ND AVENUE AND TO PROVIDE SUCH STREET IMPROVEMENTS AS ARE REQUIRED TO FACILITATE ACCESS FOR 'I HP_ PROJECT (2) TO RESTRICT ACCESS TO ' S. W. 72ND) A/ENUE TO TWO ENTRANCES TO THE PROJECT AND (3) TO PROVIDE SIDEWALKS ON THE WEST SIDE OF S. W. 72ND AVENUE IF THIS IS DEEMED DESIRABLE. -3- CCSTUDIES OF EMPLOYMENT IN THE IMMEDIATE AREA INDICATE THAT OVER 2,000 PEOPLE ARE t EMPLOYED BY VARIOUS INDUSTRIES, AND AT LEAST 1,500 ARE EMPLOYED BY NUMEROUS BUSS fi INESSES IN WHITE COLLARAND CLERICAL OCCUPATIONS. CONTINUED GROWTH OF BUSINESS 4 AND INDUSTRY SHOULD ADD TO THESE EMPLOYMENT FIGURES AT THE RATE OF MORE THAN 500 JOBS PER YEAR. A BANKING FACILITY HAS BEEN TENTATIVELY PLANNED FOR THE PROJECT TO SERVE THE NEEDS OF THESE BUSINESSES, INDUSTRIES AND THEIR EMPLOYEES. THE NEAREST EXISTING BANK TO THIS AREA i5 LOCATED ON S. W. PACIFIC HIGHWAY OVER ONE MILE FROM THE SITE. THE CLOSEST BANK SOUTH OF THIS AREA IS IN TUALATIN THREE MILES DISTANT. i ZZ i i D. APPLICANT'S MARKET ANALYSIS OF PROPOSED USE OUR SURVEY OF OFFICE SPACE DEVELOPED IN SUBURBAN SOUTHWEST PORT ShIOWS 1 THAT 425,940 SO. FT. OF RENTABLE AREA WAS BUILT IN THE LAST THREE YEARS. g PRESENT OCCUPANCY 414,240 SO. FT. „ OCCUPANCY RATE 97.3% 1 IN THE YEARS JUST PRIOR TO 1971 APPROXIMATELY 198,000 SO. FT. OF COMPARABLE OFFICE SPACE WAS CONSTRUCTED. tT PRESENT OCCUPANCY 195,700 SQ. FT. OCCUPANCY RATE 98.8'�0 TOTAL SPACE 623,940 SO. FT. F TOTAL SPACE OCQJPIED 609,940 SO. FT. i OCCUPANCY RATE 97.8' I MANAGERS OF EXISTING MULTIPLE TENANCY OFFICE BUILDINGS INDICATE THAT THERE ARE TENANTS WAITING FOR SPACE IN THESE PROJECTS. " AT THE PRESENT TIME THERE IS 260,598 So. FT. OF SPACE UNDER CONSTRUCTION DUE TO BE COMPLETED DURING 1974. 120,700 SQ. FT. OF THIS SPACE HAS BEEN LEASED AS OF APRIL L, 1974. LEASING AGENTS FOR THE LINCOLN PROPERTIES DEVELOPMENT t COMPRISING 80,000 SO. FT. AT S. W. 72ND AVENUE AND HAMPTON INDICATE THERE IS E SUBSTANTIAL INTEREST IN THE PROJECT WITH A NUMBER OF TENANTS MERELY WAITING FOR FIRM LEASE PROPOSALS. AN EXTENSION OF LEASING OF NEW SPACE AT THE PRESENT RATE INDICATES COMPLETE ABSORPTION OF ALL SPACE CURRENTLY UNDER CONSTRUCTION BY THE END OF 1974. OUR FIGURES INDICATE AN ABSORPTION RATE OF IN EXCESS OF 140,000 SQUARE FEET PER YEAR FOR THE LAST THREE YEARS AND ABOUT 260.000 SQUARE FEET DURING THE CURRENT YEAR. THIS INCREASING DEMAND FOR SUBURBAN OFFICE SPACE IS SPURRED BY THE DESIRE OF BUSINESSES TO LOCATE CLOSER TO RESIDENTIAL AREAS FOR THE CONVENIENCE OF THEIR EMPLOYEES. THE EXPANSION OF INDUSTRIAL DEVELOPMENT IN THE TIGARD AREA HAS PURTHER iNG<EASED DEMAND BY BUSINESS ORGANIZATIONS SERVING THESE: INDUSTRIES. 1 OUR PROPOSED DEVELOPMENT IS DESIGNED T9 PERMIT PHASING OVER A FOUR YEAR PERIOD. IT IS ALSO BEING PLANNED TO ACCOMMODATE TENANTS RANGING IN REQUIREMENTS FROM 500 TO 30,000 SQUARE FEET ALLOWING US TO SERVE A BROAD SEGMENT OF THE MARKET. BECAUSE OF THE DESIRABILITY OF THE LOCA TION, THE FLEXIBILITY OF THE PLAN, AND THE NATURAL AMENITIES CP THE SITE THE: MARKET SHOULD READILY ABSORB THIS SPACE WHICH IS DESIGNED TO SUPPLY APPF?OXIMATELY 25,000 SO. FT. OR TEN TO FIFTEEN t PERCENT OF THE DEMAND FOR OFFICE ' '' =E EACH YEAR, i -5- SU13UR13AN SOUTHWEST OFFICE PROJECTS 90MPLJ�TED 1971 - 1973 N_AME COMPLETION So,FT. So. FT. .; DATE TOTAL VACANCY WESTRIDGE 1 1973 1750 S. W. SKYLINE, SYLVAN 18,000 p SYLVAN CLINIC 1971 5319 S. W. WESTGATE DR. , SYLVAN 25,000 p Y SYLVAN WESTGATE 1971 5319 S. W. WESTGATE DR. , SYLVAN 75,000 p PARK PLAZA WEST 1973 10700 S. W. BEAVERTON HWY. , BEAVERTON 36,000 p RALEIGH WEST 1972 6443 S. W. BEAVERTON HILLSDALE HWY, 49,000 1,700 RALEIGH HILLS BURROUGHS,CORPORATION 1972 6755 S. W. SANDBURG, TIGARD 10,640 p LAMB-WESTON 6600 S. W. HAMPTON, '1IGARD 1971 26.000 p ALL-STATE 1972 12323 S. W. 66 AVE. , TIGARD 13.000 p BLOOD WORTH-HAWS 1972 PETERSEN &ASSOCIATES 6,600 p 7000 S. W. VARNES RD. , TIGARD INVESTORS INSURANCE 1973 TIGARD 27,000 p ASSOCIATED COMPUTER SERVICES TIGARD 1971 14,000 p :. WESTGATE SQUARE CEDAR HILLS BLVD. , 'BEAVERTON 1973 (MID) 72,000 6,WO ; COL.ONIALOFFICE CAMPUS S. W. BARBUR BLVD, 1973 (LATE) 11.700 2,500 ; TUALATIN PROFESSIONAL CENTER S. W. PACIFIC HWY. 1971 9,000 p 1973 91000 1,500 -6- COMPLETION So. FT. Sp, Fl. ME DATE TOTAL VACANCY [[ FRANKLIN PLAZZA 1972 20,000 0 9370 S. W. GREENBURG RD. WEST COAST LUMBER INSPECTION BUREAU 1972 4,000 0 6980 S. W. VARNES RD. , TIGARD TOTAL 425,940 11,700 , t ._ "J SUBURBAN SOUTHWEST OFFICE PROJECTS UNDER CONSTRUCTION 1974 So. FT. So. FT. NAME TOTAL AREA LEASED AREA WESTRIDGE Il 20,000 17,000 SYLVAN GREENWOOD PLAZA S. W. ALLEN AVE. , BEAVERTON 53,898 17,000 VALLEY PLAZA 60,000 40,000 S. W. BEAVERTCN-HILLSDALE HWY. TIMBER OPERATORS COUNCIL 13,700 13.700 S. W. SANDBURG 1 FIRST STATE BANK 15,000 15,000 S. W. 72ND AVENUE f � LAMS-WESTON 9,000 9,000 6600 S. W. HAMPTON LINCOLN PROPERTIES 80,000 0 S. W. 72 AVENUE &HAMPTON BYERS PHOTO EQUIPMENT CO. 9,000 9,000 S. W. SANDBURG 260,598 120,700 a i ^ SUMMARY OF STATISTICAL DATA OFFICE SPACE CONSTRUCTED: 1971 149,000 SO.FT. 1972 103,240 SOFT. 1973 173,700 SO.FT. THREE YEAR TOTAL 425,940 SO.FT. xYEARLY AVERAGE 141,980 SO.FT. OFFICE SPACE UNDER CONSTRUCTION 1974 260,598 SO.FT. OFFICE SPACE LEA6ED 3-31-74 120,700 SO.FT. PROJECTED YEAR END OCCUPANCY 950% 247,568 SO.FT. { AVERAGE A88ORPTION RATES: 1971-1973 141,980 $0.FT. 1971-1974 171,635 SO.FT. 1973-1974 217,149 SO.FT, E.. f it E. PROPOSED OWNERSHIP PATTERN-* t THE OWNERS OF THE PROPERTY FOR THE PROPOSED TIGARD OFFICE PARK INTEND TO DEVELOP AND LEASE THIS PROJECT FOR THEIR OWN ACCOUNT. IN ORDER TO OBTAIN FLEXIBILITY AND MAKE THE SPACE AVAILABLE TO AS MANY PROSPECTIVE TENANTS AS POSSIBLE, CO—TENANCY INTERESTS IN ONE OR MORE OF THE INDIVIDUAL BUILDINGS MAY d BE SOLD TO TENANT USERS. IN SUCH CASE, A PROPERTY OWNERS' ASSOCIATION WILL BE FORMED WHICH WILL OWN ALL OF THE COMMON ELEMENTS OF THE PROJECT INCLUDING THE LANDSCAPED !`.REAS AND MAINTAIN DRIVEWAYS, AND COMMON WALKS, P. OPERATION AND MAINTENANCE PROPOSAL; THE OWNERS OF THE TIGARD OFFICE PARK WILL MANAGE AND MAINTAIN ALL OF THE FACILITIES IN THE PROJECT. IN THE EVENT OF DIVERSIFIED OWNERSHIP, AS INDICATED M IN THE PROPOSED OWNERSHIP PATTERN, THE PROPERTY OWNERS I ASSOCIATION SO ESTABLISHED WILL BE RESPONSIBLE FOR THE UPKEEP AND MAI NTENACE OF ALL OF THE COMMON AREAS INCLUDING, BUT NOT LIMITED TO, LANDSCAPED AREAS AND ROADWAYS. G. DOMESTIC 1NATER SERVICE; THERE IS PRESENTLY A TWELVE INCH WATER MAIN ALONG S. W. 72ND STREET AND A SIX INCH MAIN ALONG YARNS. MR. HEIBERT, DIRECTOR OF PURL IC WORKS, CITY OF f% TIGARD, INDICATED THAT THE 12 INCH MAIM WAS ADEQUATE TO SERVE THE NEED OF THE { NEIGHBORHOOD AND THE PROPOSED PROJECT FOR DOMESTIC WATER NEEDS. HE ADVISED THAT WE CHECK THE FLOW REOUIREMENTS FOR FIRE FIGHTING PURPOSES, (SEE SUBMITTAL ON FIRE PROTECTION. H. .STORM DRAINAGE_-_ THE SITE PRESENTLY SLOPES TO THE SOUTHWEST, DRAINING INTO THE OPEN DITCH ALONG 72ND. AN ONSITE STORM DRAINAGE SYSTEM WILL BE CONSTRUCTED IN PHASES CORRESPONDING WITH THE DEVELOPMENT OF THE PROJECT AND WILL;BE IN ACCORDANCE WITH ALL LOCAL CODES AND ORDINANCES, THIS SYSTEM WILL COLLECT ALL STORM WATER ON THE PROPERTY AND DISPOSE OF IT ALONG 72ND STREET. THE PRESENT PROJECT DEVELOPMENT PLAN ® INCLUDES A NEW OPEN ENDED STORM SEWER ON THE EAST SIDE OF S. W. 72ND STREET FOR THE LENGTH OFTHE PROPERTY. THIS WOULD ELIMINATE THE PRESENT DITCH AT THfS LOCATION. . I. WASTE cesaos.aL �era� eT:cS_ THERE ARE PRESENTLY TWO SANITARY SEWER CONNECTION POINTS NEAR THE PROPOSED PROJECT;ONE LOCATED ON S. W. 72ND STRFET APPROXIMATELY 600 FEET SOUTH FROM THE SOUTHWEST CORNER OF THE PROJECT AND ONE APPROXIMATELY 400 FEET EAST FROM THE *SOUTHEAST CORNER OF THE PROJECT. ACCORDING TO MR. HEIBERT, DIRECTOR OF PUBLIC WORKS, CITY OF TIGARD, BOTH CONNECTION POINTSEXIST HO, 1 SANITARY SEWER MANHOLES) ARE OF ADEQUATE CAPACITY TO SERVE THE NEEDS OF THE PROPOSED PROJECT AND ADJACENT NEIGHBORHOOD. I. WASTE DISPOSAL FACILITIES: (CONTINUED) MR. HEIBERT ADVISED THAT DUE TO THE PRESENT LIMITATIONS OF THE TREATMENT :i PLANT WHICH FURTHER IMPOSES LIMITATIONS ON THE NUMBER OF CONNECTIONS ALLOWED, THAT TEMPORARY FACILITIES FOR PHASE I OF THE PROJECT BE CONSIDEREDAS A POSSIBLE ALTERNATIVE. THERE ARE APPROXIMATELY 50 CONNECTIONS PRESENTLY AVAILABLE AT THIS TIME WITH. PLANS UTILIZING 25 OF THESE FOR PROJECTS PLANNED IN THE GENERAL AREA. IF CCNNMTIONS ARE NOT AVAILABLE AT THE TIME OF CONSTRUCTION OF PHASE 1 OF THE PROJECT, TEMPORARY ON-SITE SANITARY DISPOSAL FACILITIES WILL BE CONSTRUCTED. i THIS SYSTEM WOULD THEN BE SWITCHED OVER TO ONE Or THE TWO EXISTING MANHOLES AS SOON AS CONNECTIONS ARE AVAILABLE. fJ. EXTERIOR LIGHTING: EXTERIOR LIGHTING WILL BE PROVIDED ON THE SITE FOR PEDESTRIAN CIRCULATION, rC L 13F DESIGNED AND LOCATED 1 VEHICULAR CIRCULATION AND PARKING. THAT L!_......_GHT!NG WI TO NOT SHINE INTO ADJACENT LIVING UNITS OR CREATE HAZARD TO PUBLIC USE OF { ADJACENT ROADS AND STREETS. E K. PUBLIC TRANSPORTATION MEETING MEMORANDUM: SUBJECT: TRI-MET PLANS FOR PUBLIC TRANSPORTATION ALONG 72ND STREET PROJECT: TIGARD COMMERCIAL OFFICE PARK, JOB NO. 267 PRESENT: MS. IMARIEL AMES, SENIOR PLANNER, TRI-MET ( MR. ED WAGNER, PLANNER, TRI-MET 1. PRESENTLY, THERE IS NO PUBLIC TRANSPORTATION SERVING THE PROPOSED PROJECT SITE. 2. IN ACCORDANCE WITH THE REP^RT TO THE COLUMBIA REGION ASSOCIATION OF GOVERNMENTS FOR THE PORTLAND-VANCOUVER METROPOLITAN AREA ENTITLED "IMMEDIATE IMPROVEMENTS IN PUBLIC TRANSPORTATION" PREPARED BY DE LEUW, LATHER &COMPANY, ENGINEERS AND PLANNERS, THE WEST PORTLAND PARK AND RIDE FACILITY WILL BE CONSTRUCTED NEAR THE CAPITOL HIGHWAY I-5 INTERCHANGE BY JUNE 30, 19.75, THIS FACILITY WILL PROVIDE U----n PARKING, EXPRESS BUS SERVICE TO PORTLAND EVERY 1/2 HOUR AND TRANSFER CONNECTIONS BETWEEN THE EXPRESS SERVICE AND THE PORTLAND COMMUNITY COLLEGE AND THE SOUTHWOOD LINES. THE SOUTHWOOO LINE IS PLANNED TO PROVIDE HOURLY SF..RVICE ALONG 72ND STREET TO SOUTHWOOD, .3. TRI-MET EXPRESSEDAN INTEREST IN PROVIOING PLANNING A651STmciz FOR A BUS Y TURN-OUT LANE ALONG 72ND STREET NEAR THE PROJECT ENTRANCE. SPECIFICATIONS FOR A COVEREDWAITING SHELTER CAN BE OBTAINED FROM MR. TOM FIOUHA, SKIDMORE, OWINGS AND MERRILL ARCWTECTS. ` 4. TO AID TRI-MET IN THE DEVELOPMENT OF THEIR PLANNING, THIS OFFICE WILL PRCVID£ (, THEM WITH EMPLOYEE COUNT, BUILDING DENSITIES ANIS PARKING REQUIREMENTS. J. THE PROPOSED PROJECT 15 PLANNED TO INCLUDE A BUS TURN-OUT LANE AND A COVERED WAITING SHELTER rr � FIRE PROTECTION: ` THE PROJECT WILL BE PLANNED IN ACCORDANCE WITH THE REQUIREMENTS OF THE TUALATIN RURAL FIRE PROTECTION DISTRICT AND THE FIRE MARSHAL DIVISION OF THE DEPARTMENT OF COMMERCE, STATE OF OREGON. IN A MEETING WITH MR. .TACK PALMER, FIRE INSPECTOR FOR TUALATIN R.F.P.D. , HE ADVISED THE FOLLOWING: 1. FIRE FLOW AT 12 INCH MAIN ALONG S. W. 72ND STREET IS 1,000 GALLONS PER MINUTE, ADEQUATE TO SERVE THE NEEDS OF FIRE FIGHTING FOR THE AREA. 2. FIRE HYDRANTS SHALL BE LOCATED AT A MAXIMUM OF 250 FEET FROM ANY POINT IN ANY BUILDING. THE PROJECT WOULD REQUIRE FOUR FIRE HYDRANTS, LOCATED NEAR EACH OF THE FOUR STAIR TOWERS. 3. INTERNAL VEHICULAR CIRCULATION WILL BE DESIGNED TO ALLOW FIRE TRUCK ACCESS C THROUGH THE YAnriiivv ARE.:. Tur rLiwnlltin pIAMETERS WILL BE IN ACCORDANCE WITH CITY OF PORTLAND STANDARDS. (100 FEET OUTSIDE DIAMETER, 75 FEET INSIDE DIAMETER.) 4. NO CBJECTIONS WERE RAISED BY MR. PALMER IN HIS REVIEW OF THE PROPOSED PROJECT. g€ l 1 : t" -12- t t € 4 t � c , M. SLEAVIN-KORS Professional Engineers and Planners 290 N.E. SECOND STREET / ROOM No. 7 / GRESHAM, OREGON 97030 / 303-666.8507 March 25, 1974 4 Winslow C. Brooks, Planning Director Members of the Tigard Planning Commission City Hall L 12hin S. W. Main Street A Tigard, Oregon 97223 RE Tigard Commercial Office Park. Sirs: 1 We submit this report assessing the traffic patterns on S. W. 72nd Ave. in the vicinity of Hunziker and Varnes Streets, and the impact of a proposed future office complex directly south of, and adjacent to S. W. Varness Street, and directly east of, .and adjacent to S. W. 72nd Ave., ' on tivase traffic patterns. This report is in response to a letter by C Winslow C. Brooks, Planning Director of Tigard, Oregon, dated { March 13, 1974, sent to Fletcher, Hanson &Parson, Suite 120, 1750 S. W. Sk yl ine, Por tl and, O rr..gon• In this report we assess the following areas: .The present and future traffic volume And circulation oto S. W. 72nd Ave., S. W. kiunziker Street, S. W. Valines Street, State Highway 217, and the impact of a proposed future office complex on these volumes and circulation. .The present capabilities of the abowt mentioned stracts to carry present and future traffic including tbAt generated by the proposed project. included in this assessment are analysis � of possible po Lnts of congestion caused by left hared turns off S. W. 72nd Ave., and analysis of the P049MG Med f®r sidewalks along S. V. 72nd Avg. Asquiged ingress acrd egress to and from the proposes complex. .on site circulation. �Sp PROf ,Our r-eo ndationne NC { .�. Gr ,b -13- TABLE OF CONTENTS 1 { DESCRIPTION OF THE STUDY AREA LAPID USE PRESENT DAILY TRAFFIC VOLUMES AND CIRCULATION PATTERNS pM TRAFFIC VOLUMES AND CIRCULATION PATTERNS 1 FUTURE TRAFFIC VOLUMES AND CIRCULATION PATTERNS CONDITIONS OF SrktW= PHIL LEWIS MROWAn SCIDOL It9PACP OF THE MroSED COMMERCIAL OFFICE COMPLEX ON THE STUDY AREA �i PEAK PERIOD 'TSAPFIC CONDITIONS EVALUATION OF WASTING FACILITIES RECOMMENDATIONS PLATES � -I4- DESCRIPTION OF THE STUDY AREA, The study area being considered here is most precisely that section of S.W. 72nd Avenue in Tigard, Oregon, bounded by State Highway 217 on the north and S.W. Bonita Road on the south. r LAND USE. Those residential properties currently accessing S.W. 72nd Avenue from the west, in the area of consideration, are zoned R-7. This area contains approximately 45 homes at present and unbuilt property which could accomodate approximately 25 more. All other areas in the area of consideration are designated "General Industrial" by the "Tigard Community Plan ." The proposed commercial office site E under consideration in this report is zoned RU-4. The general 'industrial designated properties accessing S.W. 72nd Avenue are fully developed except for the proposed development site and in the small parcels adjoining at each side. This includes all those properties as far south as Bonita Road. PRESENT DAILY TRAFFIC VOLUMES .AND CIRCULATION PATTERNS. Presently, State Highway 217 is an_expressway. S.W. Hunziker I' Street and S.W. 72nd Avenue are serving as collector Streets. S.W. Varnes Road is a local Street. Current traffic volumes are shoran on Plate I The traffic Volume on S.W. 72nd AVenue at the location of the proposed site is 4300 vehicles per day. The volume on S.W. 72nd Avenue directly north of the westbound off ramp at the intersection of State Highway 217 is presently 2500 vehicles per day. The volume on S.W. :7.2nd Avenue directly 72nd Avenue north of the intersection of S.W. and Bonita Road is presently 2200 vehicles per day. The volume on Hunziker Street directly west of 72nd Avenue is 3900 vehicles c per day. Varnes Street to the west of 72nd Avenue has an estimated volume of less than 150 vehicles per day and an estimated volume of less than 50 vehicles per day east of 72nd Avenue. Presently, 72nd Avenue serves as the only access to and from the proposed site, the urban low density residential neighborhood directly west of the proposed site and the industrial parks along 72nd Avenue north of Bonita Road. The industrial parks south of the proposed site presently have the biggest influence on the traffic circulation of 72nd Avenue. ` Peak traffic periods presently occur from 7:00 A.M. and 8:00 A.M. 'as people enter the area via 72nd Avenue to work in the industrial parks and leave the area from the residential area to work in other parts of the Portland area. In the evening between the hours of 4:00 P.M. and 6:00 Pitot. , this pattern is reversed. Hunziker Street serves two functions. It carries traffic to and from 72nd Avenue and traffic to the access ramp onto State Highway 217 directly east of 72nd Avenue. PEAK TRAFFIC VOLUMES AND CIRCULATION PATTERNS. For the purposes of this study, peak traffic volumes and patterns are more important than daily volumes and patterns. The existing industries and the proposed office complex are r oriented toward providing a place of business for production workers and professional people rather than providing personal ■ ff f service for the general public. The majority of people coming to the study area do so in a period in the morning and leave the area during a period in the evening. As a result, any serious congestion would occur during these periods. The work shift for most industry begins at 8:00 A.M. We therefore assumed that the period of heaviest traffic in the study area would be be- tween 7:00 A.M. and 8:00 A.M. During this period the majority of persons now employed in the existing industry would arrive. Again, as the average industrial day shift ends at 4: 30 P.M. , we concluded that the peak traffic period in the evening would robe between 4:30 P.M. and 5:30 P.M. A manual traffic count was conducted at the intersection of S.W. 72nd Avenue and S.W. Hunziker Street on the evening of March 20th, a Wednesday, and f again on the morning of March 21st, 1974. The numerical results of the counts are presented on Plate -2— The following obser- vations were also made: 1. The greatest congestion of traffic occurs on Hunziker Street as a stop is required before crossing S.W. 72nd Avenue. Drivers who are faced with the existing sight distance problem, are hesitant to cross S.W. 72nd Avenue. This results in as Arany as 15 vehicles stacking up behind the stop sign. An estimated 75% of cars east on Hunziker -. Street continue across 72nd Avenue to the onramp to Highway 21.7. 2. Some congestion occurs in the evening as vehicles traveling I north on 72nd Avenue stop to turn left unto Hunziker Street. This congestion was observed to be intermittent on the -1.7- ekg¢' evening of observation. There was a single occurrence k of three vehicles stacked up to turn left onto Hunziker , Street. As the pavement is 42 feet wide in this area, those drivers who continued north on 72nd Avenue, or those who turned left onto the freeway ramp, passed to the right of those vehicles which were stopped. FUTURE TRAFFIC VOLUMES AND CIRCULATION PATTERNS. As discussed earlier, all areas accessing 72nd Avenue within the scope of this report are developed to nearly their planned capacity, with the exception of the proposed site and two small ad- joining parcels. We anticipate that the undeveloped land west of 72nd Avenue which is currently designated "General Industrial" , will be served by a new north-south street between Hunziker rStreet and Bonita Road. Since S.W. 72nd Avenue serves as a ` collector whose primary function is to collect and move traffic to the existing industrial parks and residential neighborhood, we do not expect a significant increase in traffic which neither originates nor has its destination inside the area of this study. We therefore predict that the only significant future increase in traffic folumes in the study area would be that portion resulting from the development of the proposed site. C®NDITION OF STREETS. Presently 72nd Avenue is a two lane street without curbs and with a pavement width of 22 to 24 feet. A short section of side- walk presently exists on the east side of road directly south of ` its intersection with Hunziker Street. The pavement widens to 42 feet where S.W. 72nd Avenue intersects S.W. Hunziker Street { and the on ramp to State Highway 217. Varnes Street presently has a 22 foot pavement width west of S.W. 72nd Avenue. Varnes Street east of 72nd Avenue has gravel h surfacing, not suitable for any usage greater than that which a now exists. The intersection of 72nd Avenue and Hunziker Street presents ' a sight distance problem for drivers who are traveling east on Hunziker Street and are required to stop by an existing stop sign and then continue directly across 72nd Avenue to the ramp accessing Highway 217. Their view of cross traffic on 72nd Avenue is blocked on the left by an overpass guard rail ; and is blocked on the right by a vertical curve which crests ' just south of the intersection. A traffic light located at 1 this intersection and the creation of left turn lanes on both ` Hunziker Street and S.W. 72nd Avenue would alleviate present and future congestion. A four way stop would provide some relief. A signal or four way stop would be particularly advan- tageous to the large number of vehicles that now must use S.W. Hunziker Street as an entrance and exit to State Highway 217. It is our opinion that if an additional off ramp and on ramp were constructed at this point, it would relieve a number of circu- lation and congestion problems, including those at the inter- section of S.~,. 72nd Avenue and S.W. Hunziker Street. State Highway 217 appears sufficient in its present capacity. ..19- F ffs PHIL LEWIS ELEMENTARY SCHOOL. An elementary school is located on the east side of 72nd Avenue a distance of 250 feet north of the State Highway 217 overpass. This school serves students living in the residential area directly across from the proposed site. While a bus does serve ' this area, many students walk to and from school when the weather is pleasant. IMPACT OF THE PROPOSED COMMERCIAL OFFICE COMPLEX ON THE STUDY AREA. ar The proposed office complex as presently conceived will provide parking for 355 vehicles. We anticipate that 80% of these vehicles will arrive at the site in the morning, stay the day and leave at night, generating 570 trips per day. We estimate that the other 20% would be in and out during the day and would generate another 280 trips per day. The proposed drive-in bank would attract. the great majority of its customers from inside the study area and consequently would not generate a significant number of trues in and out of the area. For the purpose of this study, we have estimated the drive-in bank to produce 200 trips per day. The total daily traffic generated by the proposed development would then be 1050 trips. Assuming that the general ` pattern of trip origin and destination for those trips generated by the proposed site would be the same as that presently occurring, we Expect a distribution of project developed daily trips as shown on Plate g!> By adding l0% to the current traffic counts inside the study area, and combining this with the predicted traffic generated by the proposed development, we predict a total ;future traffic count and distribution as shown on Plate :'5e F- Note that all these daily volumes are well below the maximum capacities of all the considered streets as they are presently classified. T • PEAT{ PERIOD TRAFFIC CONDITIONS. Assuming that 300 vehicles would access and egress the proposed site duringthe peak hours and would have origins and destin- ations similar to present traffic, we can expect that 200 vehicles enter and leave the area from the north and the remaining 100 y. would do so from the south. We anticipate that at least 50% of the vehicles arriving at the proposed development would do so after 8:00 A.M. As most professional and commercial•_ offices do not begin brnsiness until 8:30 A.M. , we feel this is a sound assumption. This means that only about half of the above 300 vehicles would be added to the current peak hour traffic. We make the same assumption about the afternoon peak period. Most professional people do not leave their offices until 5:00 P.M. and many leave much later. By superimposing the future maximum peak period traffic generated by the existing facilities and i' that generated by the proposed development, we would anticipate ( a peak hour volume and pattern as shown on Plate-4 . i_ EVALUATION OF EXISTING FACILITIES Increased southbound traffic at peak hour entering the study area on 72nd Avenue, coupled with a left turn situation created by vehicles entering the proposed ;site, would create undesireable congestion during the morning peak hours. At present, 72nd Avenue does not have the required width to create an extra lane for vehicles that would enter the proposed site from the southbound lane of 72nd Avenue, and which crust come to a stopin the face i t f Y of oncoming traffic. This problem is compounded if we consider f traffic attempting to turn left onto Varnes Street as well as onto an entrance at the middle of the proposed site. It would take only b vehicles stacked up for a left turn onto Varnes Street to block an existing driveway on the west side of 72nd Avenue. If 12 vehicles stacked up for a left turn situation, they would block the entrance to S.W. Varnes Street on the Mwest side of 72nd Avenue. The pavement of S.W. Varnes Street to the east of 72nd Avenue is not currently suitable to handle traffic to and from the proposed site. The congestion that exists presently on Hunziker as it inter- sects S.W., 72nd Avenue would become worse to the extent that traffic waiting to cross and turn left onto S.W. 72nd Avenue would be facing some increased cross traffic. -Piore congestion would also result in,the evening, as traffic moving north on S.W. _72nd Avenue stopped to make a left turn onto S.W. Hunziker Street. This congestion, however, is not as critical as that on S.W. Hunziker Street which is created by traffic generated outside of the study area. S.W. 72nd Avenue south of the proposed development presently does not experience critical congestion problems. In our opinion the traffic generated by the proposed development would not create any problems. �. State Highway 227 and its approach and exit ramps are adequate to handle present traffic volumes plus those created by the pro posed development. -22- i „ J The present lack_ of sidewalks along S.W. 72nd Avenue from the y residential area is inappropriate as children are walking along S.W. 72nd Avenue from the residential area to Phil. Lewis Elementary School. The parking scheme as now proposed for the Office Park with 26 foot driving lanes are adequate for good on-site circulation. The location of points of ingress and egress to and from the site should be a function of off-site circulation considerations ' i as they are more critical. Some on-site congestion will occur t� at the exits as traffic leaves in the evening but this will be neither unsafe or intolerably inconvenient as professional a people do not tend to leave work at a formalized time. The bank will not generate traffic that is in conflict with otrier .site traffic except during the evening peak traffic hour when traffic entering the site for banking purposes will be encounter- ing in traffic leaving the site. Good location and orientation of the bank will alleviate most of this problem. E 8 RECOMMENDATIONS, On the basis of our research and analysis, we make the following recommendations. 1. That. S.W. 72nd Avenue be widened in front of the proposed to include a painted median and left turn development lane as shown on Plate �. The length of the left turn lane as proposed should be adeq.,ate td, handle any south- bond traffic stacking' up for' a `left- turn to enter the proposed development. -23- 1 I 'f `l. That the proposed entrance on S.W. Varnes Street be relocated as shown on Plate 42-p, and that it will become an exit only. This will discourage vehicles from making a left turn from S.W. 72nd Avenue onto S.W. Varnes Street during 's ii the morning peak traffic hour and during the evening peak , E hour will allow S.W. Varnes Street to serve as a holding area for vehicles leaving the site and waiting to turn left or right onto S.W. 72nd Avenue. 3. That S.W. Varnes Street to the east of S.W. 72nd Avenue be improved to a 36 foot paved street, with a left turn holding lane from S.W. 72nd Avenue to the proposed exit , from the site. 4. That an additional entrance and exit be located on S.W. 72nd Avenue as shown on Plate /may. This would provide addi- tional. access to the site and would handle the majority of the traffic entering and leaving the south end of the study area. it would also function as a safety valve by providing an additional access for southbound murning traffic, should the traffic stack up for a left turn at the central. entrance exceed the capacity of the proposed ]t•ft turn pocket As traffic leaving the study area by traveling north on S.W. 72nd Avenue is light during the morning peak hour, we do not expect the capacity of the left tarn holding pocket to be exceeded except in the cases of an accident or stalled vehicle. -24- 5. That the bank be relocated to the southwest corner of the t site as shown on Plate fc�. This provides easy access from S.W. 72nd Avenue and helps to alleviate as much as possible the circulation of cars using the bank in the internal parking areas of the site. ff S i s c- t 7 f. 4 -25- 1974 AVERAGE DAILY TRAFFIC VOLUMES i N� ZIAE t- Sr- NORTH NO SCALE C3 `� s I Os O VAeAIES ST 150 WRN,6.5 sr O F90N/rig R0! { PLATS a �a E PRESENT PEAK HOUR R , TRAFFIC VOLUMES ON 72 r?c! AVE . MORNING ( M) EVENING (E) z� ® NeRTH HUNZ/K'E,p Sy.� No SCALE ; v W ,eAI,55 sr. �� �j W VXRNE5 Sr t e n AM/rW l2A9 s s.; +ezn: A rim.t A —27— FUTURE AVERAGE DAILY TRAFFIC VOLUMES INCLUDING TF-40SE GENERATED i` BY THE PROPOSED DEVELOPMENT k� 4430 HU/VZ/X�ip .� NORTH T No SCALE 0 Lo V,4,eAlss S7' . Jr 2--' ,90AIMW RP. ,.,.....r..s..n....N-.. �9 �ps Baa.�,.«�..r,�,•....w.,..�:w..e.�xr...c-.,,. .. s. .�aH.�_m.a,.:c�......_�...x��s-�.<-m.* � ,,.,yw .n, ...t �.�a.,e.. ���3,�sfi iD TRAFFIC FUTURE PEAK HOL VOLUMES ON 72nd AVE. INCLUDING THOSE GENERATE BY THE PROPOSED SITE NORTH NO SCALE v VARv€s sr. WRN4S 57 x ®IV r t -29- PLATE,, 29-L TE f k f S F y / 4 ,E,xlsl. � r O 41 At 141 t of fl�/'r7 1poc,�aB1` r s 1 a a ( . YV. 7Znd A .LT'K I G MO f yy xF� Yl�gg 4 S.W .VARNES , STREET #t .ASTOF Sal Z ` •. 74 WZ- r PL EY . /1 - MAP #TIS►��#ait1- #apP+l+11Tol}lTjtd#r1ttF#alfill rletal1�1#1#tP+.�4pt�aptiept titislt�+#t�spt�tPa�r6s�a48¢Ft, y - NOTE: IF THIS ICROFILNED DRAWING IS LESS CLEAR THAN THIS NOTICE. IT IS DUE TO THE QUALITY OF THE ORIGINAL VLAF -. M OE 62 8Z 12 a3Z 52 4r2 �aNCutPinulaedtNriuugst _ 91,04NNI AR k;t 1 _ - ..... - -.-.., -- _ — -- „ _ . F S `t �; i ;J'rt+'xa® - _ AYE --- - - - - - ------ ------�-- -� ---- — -- r_ 5 w' ?2rd _ �� ': .X.s ,iF �c. r-4--. v}✓.. - aI Jiniis.`w-._ -- i f / v 1 1r � � PROPOSED D rY LEGEND �—— -- ---�---- — ULT/MQrE -5 Z ET/NPROY6NEWS i rmpa+varnen�i,'d T/GARO COMMERCIAL OFF/CE �a°e5 s`'Af 1 —�-�STREET IMPPOYENENT PROPbSED ecmpfi/ed/t.�S.i Oarn,. (�I ✓NOIX 7?WS P.POJECT PARK D!R£C1,101V Of TRAFFIC Scole:/"=50' PLATE NO-.—i! _ �."°.'_^_...""•_""""."-'. ._ __. -�.. ....__:. - -�-.�^.''r-�.-. .,.-_.-,.«.�..r._ � PAGE 7q i I I I I 1 I 1 4 1 f 1 I 1 I>Ttm mrml 1�1 I�q llllgl ql Ip qt fjl 1111111 111 111 1!1 ql qt 111 ip 111 l 1 1 1 1 1 1 1 1 1 t 1 1 1 1 1 1 1 11 DM IF MLS nIGilFtllEO 2 a a 5 e I I l 7 I I B 9 1 I I Iloll u l llilt111l112 pFGYIM IS.5 1 E im tnss Nona.n Is ul:I - TE QIA. Of 11E ORIGIHPL ! OE 62 B2 LL 9L,92 52 02 EZ ZZ 12 02 et 81 CI 91 SIYI EI ZI 11 OI 6 9 J. 9 S Y E 2 ly*= Ilud9uGu11 _1__1 i -- - MARC, 1990 - - w .m 9111nn nuL i nultw - � ... j � ✓ � � t 4 r /'i �i✓ _ - 7' � i �rtl�+i►{+ITp�(}(+I+llisf�(�1{a Italmtl r1�llpl �!!i1Tr?�I�;TjjTlt(r1�tlla��;;-o,. . c;l I;rjar[i I 1 _,__ . IL-41 iLL NOTE: IF THIS MICROFILMED DRAWING IS LESS CLEAR THAN - �. THIS NOTICE. IT IS DUE TOTHE Vow ..__ .. DRAWING... �a oz -sr al [ - 411 91 —si:`_t'i _..-el--zl-- if �oi—6.._8 .. t _.9--..s.._..4 .__.e..__a t 1 � n 6 16 ----------- M A*.rRh C QUALITY ORIGINAL I,�1{IIIIpI11t�lOBIpN111i1N11t�NlgfptiFfyltl i 9go i s now Y� r s . ti _ III _ F4i. i -� Ir T 1. taSY vra rPI,I 2 � urlL a� !brrF-PLAN' 1 LN 11 J-411 1 I • � � b �MOfo:le oN".IM4 1f eR n.ww..w01m Y mom F`+� U -��^''� -•tl i'L �" +wm�w�nCam.o ia>..ye� gar�mr[z2 ° rv� s�..� w r.naw.eroc.e ass -ter^^r�r it ,. ^Pd!%-��n..`^+ ....._�:rc',Y".`Yr•""-.s"';%�r^T ,�-, Sys^ �-.rn.-�y� ��""`�"�""," 3t,.,,,...,..�. ,�.'� -,.> ._ .. .. .... �..,,� z_.. ... -.. � vas'yY°5C$.x•�F7�: ' ^M. ...:.._-.,. ,..`.."��.:une<RrtRre+•5i+.«.,x.:w„r, :e_,. :....-. �.ham.:-.e_ .., ,:,:.. :.•” _ ,., {„;,• '�. � ttl�t►�t�a ria atalata.rir�rga ltititi tfapo,i�ti�ijr� ► ! 1_�etli� rl�t ► rfiliti ii` I#t� leialtaai� aaTaa � aaaaaaaiaaa � aiaaa +li •.,: �- — ,r t � �I'� ot_� 11t1i1� � ? � Ifill�all ; ili i11 �� � ND,E: IF THIS MICROFILMED I' - 2 $ e} _.._ rJ .- -..6_ _ 7 9 Q .... '! 12Immomw -DMEL AM RAWING IS LESS CLEAR THAN ! I' - . THIS NOTICE. IT IS DUE TO -.. . ,'. THE QUALITY OF THE ORIGINAL NNW DRAWING. _ __ I kk �� ._ _.-..------- QE 6Z 9Z LZ 82 SZ In E2 Z2 12 OZ 60 a! d{ 91 VS!' ZI if O! 8 _--e .` 9 s--- _v _eQw low natuNlaua�mdoat�t.uAxq�► __..__ li _ _ �' MAKLAT ILi Moff wpm dladlNN ! Alli X54. �� �C rte► �..,.. �►�ii�'�rw� • r '�" _V o. - , ��;1 � ivy \. �O� I a �.. � I `�I� ���:. ,v. !:�• ' � _ ��y���� - : _- ��.--. h O�k�r°�f'�aa=iSS�Y///d/eCOi":�di{darnin-•raiwiv�dwa aQs •zma,"�dor ��' --- _ 'A,�/Jiiai g _ _ ��:.-y� �[,brr.,r:h`S�tO,.N,G�.' '�--•.;...rJ�.��.M .:.�,:'o-�-�--q+.�.:... ...- �i _ - WIN - - �` 1w mummmmum - - _ Am r,TY DF GARD , ORE, (" nDiYlaion P-W. Dopt. VEHICULAR VOL -UME SUMMARY c. d TSTA. FILE NO, � r7 tea' S LOCATION �"'GU__ -/.'�_ �a#tl�dn � DiRFCTIQN OF FLAW: No. OF LANES COUNTED �� ;�t��+SSII=. __ y •.O J::'`ER No. -_ RQlaf3l iNEAT NES Cnt1D►TIONT SAT SUN. M,ON. - TUE WED - THU7. w Fftf• HousLY UATE _ r S ��— 751. !l�-7 AYERABE G -3-4 4-5 5-6 b- r, j L 5-,5- 7j�aJ- r:�ii g 7 -8 Jo ID 3-4 LEE 7-9 � 10-11 u ,LY AvIta. 1 WEEK L Altil� TOTAL. __ �fl1EE AyERAGE AEKEND GR. T{7TAL _ �. — WEEKEND AVER. WEEKDAY GR. TOTAL � 1-�-'� WEEKDAY AyER. 2�---_(�:i3.T7 wEEKDAYAM A 1- w WE~ KDAY Ph1 ;PEAK NR. ==- i ' $. ea a3 Catl�ritor ir4�Yi 5f,F� Iwo f Ex rt9$Way. ,• X47,EttYc icy,�Show c tory :. low-d;,Rain,Sn"a C c t �� L - --==_ -- -- .• To :TY OF GARD, ORE. F nginae ling Division P Y!. Dept, VEHICULAR V0t_UME SUMMARY K S TA. FILE NO. �.0 C A T 10 N CS, -.-jatween Rrt/S » r,lll•f 'Nz,o�F� —l". N__S._E W_0f 1 041 DIRECTION OF FLOW: N, , No. OF LANES COUNTED Z ;�I.NSSIF• `ER No. —; ROAD/WEATHER CONDITIONt � GATE _S —_ — MQ UE. WEQ Ti�UR. FRI. weEK�AY A7 SUN. _N`�ILT_7-�- a♦ouRLY TIME f' _ ,�i :r_� ; ;'- 5� ? d-G� -1� /' 7 - -/ !1-� �.� AVERAGE 12-1 AM 7 2-3 ! ' !' t; C,-/ d 4-5 I r Tj 5-6 ! % � 6-7 ! 07 S-f0 f .J � j •�r �'' t ' �, , �• '�(.G s ecu ,��52 2-3 n 1 rt 7ti1 1 u- 3-4 5-6 6 -7 7-8. -79-10 Ll L4 ! 8 -9 0Z. � 10—II 111-12 cl FDAIiLY AVER. _ WEEK BRAID 'TOTAL `3/^` �'� MEEK' AVERAGE �:_ ' div WEEKEND Gds. TOTAL WEEKEND AVER. — WEEICDAY GR. TOTAL ? 7 WEEKDAY AVER. '�`�z�-----tA.D.T.) ` sttEEKDAY _AM PEAK HR. ._�3�-8 WEEKDAY Es PEAK IR. ® `_#+Lol ,Collecdor,Arteriol,Free wdy/ExpreSSW®y. —33-- Computed by it ,Net,Dry,ley,5n.w/Cieor,Cl wdy,Rsaln,Snow. Date N. PLANNING CONCEPTS: THE PRIME OBJECTIVE OF THE OWNER AND DESIGN TEAM 15 TO DEVELOP A VIABLE COMMERCIAL OFFICE PARK WHICH PRESERVES THE NATURAL CHARACTERISTICS AND VEGETATION OF THE SITE AND IS COMPATIBLE IN SCALE AND USE TO THE SURROUNDING NEIGHBORHOOD. ALTHOUGH THE SITE IS PRESENTLY ZONED FOR RU4 USE, THE TIGARD LAND USE PLAN RECOMMENDS THE PROPERTY BE REZONED FOR GENERAL INDUSTRIAL USE, M-3 AND M-4. THE PROPOSED COMMERCIAL OFFICE PARK IS A PERMITTED USE IN AN M-4 ZONE, THUS IT COMPLIES WITH THE TIGARD LAND USE PIAN. OF THE PERMITTED USES IN M-3 & M-4 ZONES. V THE PROPOSED PROJECT IS THE MOST SUITED FOR THE NEIGHBORHOOD, IN SCALE IN ITS POTENTIAL TO PRESERVE THE SITE, ITS ENVIRONMENTAL IMPACT AND IN PROVIDING A PUBLIC NEED. LISTED BELOW ARE METHODS WHICH THE OWNER AND DESIGN TEAM WILL UTILIZE TO ACHWE THEIR PRIME OBJECTIVE: A. BY PROVIDING A 40 FOOT BUFFER OF LANDSCAPED FOREST ALONG S.W. 72ND STREET AND A MINIMUM OF 15 FEET ALONG THE REMAINING THREE SIDES. i B. BY WIDENING S.W. 72ND STREET WITH LEFT TURN LANES SERVING THE PROJECT AND S.W. YARNS STREET, PROVIDING A BUS TURN-OUT LANE AND WAITING SHELTER, ASSISTING IN PROMOTING USE OF MASS TRANSIT FOR EMPLOYEES OF THIS PROJECT AND OTHERS AND ASSISTING IN THE DEVELOPMENT OF PEDESTRIAN CIRCULATION i ROUTES ALONG S.W. 72ND STREET. C. BY DEVELOPING FLEXIBLE INTERNAL VEHICULAR CIRCULATION AND PARKING SYSTEM BASED ON PRESERVING THE MAXIMUM NUMBER OF EXISTING TREES, AND BY PROVIDING LANDSCAPED ISLANDS AROUND THE EXISTING TREES WITHIN THE PARKING A-0 DRIVEWAY AREAS. D. BY SUPPLEMENTING THE EXISTING LANDSCAPING WITH NEW PLANT MATERIALS SUCH AS REPLACING UNDESIREABLE UNDERBRUSH WITH RHODODENDRENS, ETC. t - E. BY DEVELOPING A FLEXIBLE PLANNING AND STRUCTURAL MODULE FOR THE BUILDING WHICH ALLOWS FOR THE INTRODUCTION OF PERMETER AND INTERIOR LANDSCAPED COURTYARDS AROUND EXISTING TREES. F. BY SUPPORTING THE BUILDING ON COLUMN FOOTINGS WHICH MINIMIZES THE DISTURBANCE OF THE NATURAL VEGETATION G. BY REDUCING THE LENGHTS OF UNBROKEN BUILDING WALLS, BY MAINTAINING A MAXIMUM OF TWO STORIES IN BUILDING HEIGHT AND BY PROVIDING SLOPING ROOF ,. FORMS, THE STRUCTURES WILL MAINTAIN A COMPATIBLE SCALE RELATIONSHIP x WITH THE NEIGHBORHOOD. } H. BY PLANNING PEDESTRIAN WALK AND BICYCLE-JOGGING PATHS AROUND EXISTING TREE LOCATIONS. -34p ' N. PLANNING CONCEPTS: (CONTINUED) TO FURTHER THE PROJECT'S COMPATIBILITY WITH THE ADJACENT RESIDENTIAL NEIGHBORHOOD, WOOD WILL BE USED IN A NATURALISTIC MANNER FOR THE FRAMING AND EXTERIOR MATERIALS OF THE BUILDINGS. t t [E g. f ) i 4 Y i Fletcher, Har-eu & Parsons EXHIBIT That portion of land in Section 1, Township 2 South, Range 1 West, Willamette Meridian, WashingtonCounty, Oregon, being more particularly described as follows: Lots 1 and 2, VARNS ACRES, Washington County, Oregon, SAVE AND EXCEPT that 5 portion of Lot 2 conveyed to the State of Oregon by deed recordeA in Boo:: 599, Pape 93, Film Records of Washington County, Oregon. z e€r y , °`lip-