Loading...
Ordinance No. 77-62 C TY OF TI02'Pr, UP GCP1 Cr;DIN7 NGE !ti`G. 77- k;?- AN, O-iLT"?AiNCF ADO TING l'IN:)TRGf; TO AN ^FPLTC!`TTOU ? 3Y wrr7 tINC. r n r n, r+�e T T 1 r; Y'[NT n _._,r?..Uf?r DT'�IF1�C :°r Ni, T?VC. i'C.. A"; riI � P:t..,1T :C �' 197C vt?Prz:,G 1F OF VIE CITY OF TiGAi L' CITANG.L - T_E 2C :E I:'TRICT O:' 1 Ti ACT �.F I.�"•ND DE- PIGT"D CN t,'^��;2?TT�^mnrt 1,01T tm�r TA:: " Ffi ,✓,1 ���� .,�" Y,OTe 500 'ND A PCR- TION OF 4'40 F1101M 'i'A:':iI??GTC"3 COT"T, Y :1UDI7RBArd RF:>iDDNTIAT tS-1 AND CITY T,' TIC r,R �* ^�'�7 � '-r r T 1 r O ,r_ 1 C-4 MTC'13C�. OCu GO'r:F'T I a% _� C-4 r'.Z i3- C'IAL PLVTNED Di t TT.CPt'1�^wT C."1D ADt)PTT '1G T � AT^^L i? u I�'�iiIBIT.= 1i, B, t.t3D C, AND FIXING ANI EFFFCTTtm LATE. T?- CITY OF TIGA.E2D CRDP.I'IS AS r OiI C:;' SECTION 1 : Finding that 'the 7-ands hereinafter described Have been heretofore and are now classified as „'ashinzton County Suburban Residential and City of Tigard C-4, Neighborhood Comrae.rcial .lc further finding that pursunint to, prescribed procedures, the above- vt:ted application was heard in public hearing by the Tigard Planning Commission on Jure 21 , 1977, and all. interested persons were there »d efforded an opportunity to be heard, and thereafter the Planning Commission filed its report iraith the Cit r Recorder, which recommended,. approval, a copythereof hereto attached and by reference made apart hereof, the Council adopts the following substantive findint c.: A. That the application conforms with the Tigard Community Plan, as adopted; and B. That, the applicant has shown a community need for the proposed development on the site herein described; and C. That i t has been shown there would be no adverse impact .from thy= proposed development on adjacent sites, occupants, or activitie or on the immediate neighborhood that caruiot be mitigated succes'l fully by attachment of appropriate conditions; and D. That the proposed location is most suitable for the applicant's proposed development; and. ` E. That public services are readily available -to the site. SECTITOrt 2: T',TREFORF, pursuant to the requirements of Chapter 18.56 of the Tigard Municipal Code, the applicant's request for an amendment of the Tigard Zoning Map of 1970 to gone those lands des- cribed in the attached Exhibit I'D" far residential planned development is .hereby approved subject to the provision of 18.56, Planned Unit F Development Zone of the Tigard Municipal Code ab embodied in or ex- hibited by the documents submitted and identified as follows: r,. ZG 3-•.77 Exhibit ""A"" ` `'tiff Report °"B"" : Legal Le:cription Exhibit "C" : General Plan and Program and further subject to the following conditions: 1 . Paragraph 3, Page 3 be amended to read 'In. 32 square foot wood wound sign or wall sign be allowed on the corner of S.Vv. 121st and S.W. Scholl: Ferre Road. Tither option is to be illuminated from the ground (subject to design review) ." 2. A maximum of two freestanding; signs for project identification, one on S.W. Scholls Ferry Load and one at the main entrance of S.W. 121st, be permitted, specifications as per Paragraph 2, Page 3 of the general plan. 3. The service drive connecting the employee parking with the load- ing dock be eliminated and this 130 by 24 foot area be utilized for landscaping. 4. That the preliminary subdivision plat be approved prior to is- suance of any building permits. 5. That the freestanding buildings adjacent Scholls Ferry, the Kiosk structure- and the proposed photo island building be ar- chitecturally compatible with the main structures. This in- eludes design, materials, and signing. 6. Landscape islands be placed 70 feet on center or an aggrgg&ted amount in the deficient areas. 7. Service station, car wash, and drive--in restaurant be deleted from "Uses Planned for the Develor;.-nent". S. Doughnut and ice cream shops shall not occupy separate freestand- tgbuildin gs. 9 Lay care center be added as a permitted use and be actively sought as a tenant, possibly for the southerly portion of the eastern building. 10. Decorative light poles be .installed at street access points. 11 . No building permits be issued until a. traffic signal has been provided (or its placement is imminent) at 121st and Scholls Ferry Road. 12. S.W. Springwood Drive be improved to City local street stand- ards for a distance of 270 feet west of the intersection of S.W. 122nd and S.W. Springwood'Drive. Page 2 Ordinance No. 77-- 7C 3--77 t 13. Scholls Ferry Road be improved to 4.H.S.D. standards to include a Type l 'bikepath. f 14. An eight foot sidewalk be built abutting the curb on 121st. 15. S.W. 122nd be vacated prior to issuance of any building permits. 16. The landscape buffer be continued along the western end of the service drive. 17. An irrigation system be specified for the site. 18. All parking lot landscape areas be a minimum of eight feet in width. 19. A four to five font high berm with zufficient landscaping to block the view of the back of the grocery store be- provided along the extension of S.W. Springwood Drive. 20. All aspects of completing the design work should !-iclude all members of the design team, to include working drawings neces- sary for building permit issuance add review of construction progress. 21. That the applicant be allowed to build a 5,000 square foot or less building on the corner og 121st and Scholls Ferry Road prior to installation of light. 22. A variance be allowed to permit a 20 foot rear yard setback. 23. A fast food restaurant not be a permitted use. 24. Building on corner of 121st and Scholls Ferry Road be of the same architectural theme as the rest of the development. 25. A --phased development plan be submitted if desired. 26. Present off-site improvements be considered a substantial im- provement to the site development. SECTS : This ordinance shall became effective on the 31st day after its passage by the Council and approval by. the Mayor. PASSED: 8y 11 vote of all Council Members present, after being read three times by number and title only this 2s day of ful .. ,1977. Page 3 Ordinance No. 77-s43. ZC3-77 r� F 4G7r er - Ci, y Qw ' ;3r. APPRQVEL: By tkle Mayorthis '; of , ISM.y L4 F �ayor Ci�.•;- o'T Tigard Page 4 Ordinance No. 77- 4d- ZC 3-77 .Na,-n_ c .•5,+�. u� .,.°d.,Jr' r'::b. .b ..,..., � ... .. ..., ... _ .7_, r... w -- ro ..o .k:e�, .v �.._ r � ... .aa. -. wx m.w -e, .,.. STAFF REPORT TIGARD PLANNING COMMISSION AGENDA 5. 1 June 21, 1977 - 7: 30 P.?N1 Fowler Junior High School - Lecture Room 10865 S.W. Walnut Street - Tigard, Oregon DOCKET: Zone Change ZC 3-77 REQUEST: General plan and program reviev of a commercial planned development LOCATION: Southwest corner of S .W. Scholls Ferry Road and S.W. 121st Avenue APPLICANT: Mercury Development Company, Inc ./Joe cleats D & B Development Company/Commonweal th Properties I . FINDINGS OF FACT: 1. The site is designated "Community Shopping" on the Tigard Community Plan. 2. 3. 5 acres of the site was previously approved for a "Neigh- borhood Commercial Planned Development The remaining seven acres is a portion part of a recently annexed 28 acre parcel that is still zoned "Suburban Residential permit- ting one acre minimum parcel size. 3. Section 18.56.010 of the Tigard Municipal Code states: "The purpose of the planned development district is to pro- vide opportunities to create more desirable environments through the application of flexible and diversified land t development standards under a comprehensive plan, and pro- gram professionally prepared. The planned development dis- trict is intended to be used to encourage the application of new techniques and new technology to community develop- ment which will result in superior living or development arrangements_ with lasting values. It is further intended to achieve economies in land development , maintenance, street maintenance, street systems, and utility networks while providing building groupings for privacy, usable and attractive open spaces, safe circulation, and the general well-being of- the inhabitants. 4. On April 5, 1977 the Tigard Planning Commission approved the preliminary plan for this site with the following- con- ditions: 4 :gid STAFF REPORT TIGARD PLANNING COMMISSION AGENDA 5 . 1 June 21, 1977 - 7: 30 P.M. Page 2 a. The shopping center site be expanded to the west to lessen the site' s congestion and south to provide for a more functional service, circulation , and parking area and additional landscaping. This should extend to the extension of S.W.- Springwood Drive. b. A singular entrance point onto S.W. Scholls Ferry Road be explored with the State Highway Division and ap- proved by the planning director . If two access points are warranted and in the public interest, the bank driveway should be relocated away from the access onto S .W. Scholls Ferry Road and landscape margin strips be utilized to more adequately define the major driveways. C. A. maximum of two freestanding signs, one for each frontage onto S.W. Scholls Ferry Road and S .W. 121st Avenue identifying the name of the shopping center to to be noted and accompanied with a signing program utilizing individual tenant wall signs as part of the building facia, provided the signing program should be prepared by the design team. d. All parking lot landscape areas be a minimum of eight feet in width. e. A four to five foot high berm with sufficient land- scaping to block the view of the back of the grocery store be provided along the extension of S .W. Spring- wood Drive. f. A minor land partition or preliminary subdivision plat be submitted with the general plan and program. g. A11 aspects of completing the design work should in- clude all members of the design team, to include work- ing drawings necessary for building permit issuance and review of construction progress. II . STAFF OBSERVATIONS applicant is requesting plan and program review The a p s g in accordance with Section 18.56.020 of the Tigard Munici- pal Code for a 10.9 acre Neighborhood Commercial Planned Development at the southwest corner of S.W. Scholls Ferry Road and S.W. 121st Street . 5Mail Y i STAFF REPORT k AGENDA 5.1 s TIGARD PLANNING COA4b4ISSION June 21, 1977 - 7:30 P.M. Page 3 In general , Planning Commission Conditions: is applicant has ng r sion responded to the concThessitethas he Pbeen lannlexpanded s8/10 Ofan the preliminary review. acre, which has beenalleviated relocatedcirculation it noproblems. longer conflicts drive-in has Road. As per Condition r3, with the entry off Scholls Ferry two low freestanding signs have been located on the site. How- Scholls Ferry Road, and only one is ever, both are located on for project identificatioter tonservece lthesneeds goftthe asur- neighborhood shopping it should rounding community, if a second sign is desired, state the project name and be located at the main entry on S.W. 121st. � Paragraph the program, mention is made h 3 of e gen of an 80 square foot wag On Page 3, 11 th n for the building on the corner ' not iteded to of Scholls and 121st . Sincealllwallnsignssshouldnbeninternable arterial traffic orri_ented, to the project and in scale with the building. F Condition r5 of preliminary approval required that sufficient landscaping be specified to block the rear view of the stores from the future residential development to belocated across S .W. Springwood Drive. The applicant has onlyten d a Springwood. This should befoot strip along most S.W. S.W.�- creased where paving isnot nese aesslorathessry. For �parking l �. Springwood Drive bedas access ffor this area : and loading area to the west. Employee p , could then be separated from the Ioadndo`unrsepeti.tiousa for the �pavng store by landscaping, thereby cutting unsightly and increasing the screening around a traditionally area. t the preliminary subdivision plat be Condition rt asked tha Commission the same time as the general brought to the Planning the plan. This now can be done at the stard setbackaff level ; abuttinga re- applicant should note that the rear y' sidential zone is 25 feet, rather be recognized0aseet an alcceptedl no change is desired, this should code deviation. _General Program Analysis Pa "Typical Buildings does not mention the arcliitec Page 2, Vio structures or the proposed photo mat. In ture of the sk I STAFF REPORT AGENDA 5. 1 TIGARD PLANNING CO%1ISSION June 21, 1977 - 7 : 30 P.M. Page 4 keeping with the project they should be similar in architecture , s materials, and color to rest of the project. It is also im- portant that the freestanding buildings adjacent Scholls Ferry closely adhere to the architectural plan. icant states that no code de- for Page 2, Code Deviations - The appl viati°ns are being requested ; however, the code requirement ° red landscape islands 70 feet on center znontdofrtoin h thestoreshave plan. Numerous areas, particularly g. Since the ten to 12 cton1ou272pparkingaces tspa�esaaadGthenplan specifies code requiresY this code de- 407 spaces, there is no logical reason to justify viation. Paae 2, "Uses Planned for the Development" - Under uses t° be as included service , car wash allowed, the applicant hthe tentialnunsuitabil, 1; and drive-in restaurant . Because of the Center, they should ity of these uses in a Residential Shopping not be included as permitted uses. Doughnut and ice cream shops are also specified. These could be be permitted but not in separate freestanding The applicant should make a demonstrative effortIn to encouragrd to e uses oriented to the surrounding community. community need, a "Day Care Center" should be added to the pe r- mmun use list, and the landscaped area south of the most m�,-t- t f being a children' s easterly building could have the option o_ play area if it is possible to at a day care center to the project . Page 3 ,Signing Program" - As per Planning Commission Condi- tion #3, the applicant should be allowed two freestanding pro- ject signs, one on Scholls Ferry and one agen3Sa`f the general as outlined in Paragraph 2, program. Paragraph r3, Page 3 should be deleted as explained earlier, and the signing program for the building on the corner of 121st y with that outlined under Paragraph 4 and Scholls Ferry compl - occupancy Signs. , "Lighting Program" - As outlined, this is acceptable ; Page 3, decorative light poles should be used at however; standard but street access points k 9 STAFF REPORT AGENDA 5. 1 TIGARD PLANNING COMMISSION June 21, 1977 - 7: 30 P.M. Page 5 General Review: All necessary public facilities are present or will be pro- vided by the developer with the exception of a traffic signal at the intersection of S.W. 121st and Scbolls Ferry Road. Due to the additional traffic which this facility will generate (7,800 vehicles average weekday - See letter from O.S .H.D. ) , development should not occur until this intersection has been signalized (a condition of the original approval on the smal- ler parcel in 1975) . S.W. Springwood Drive is shown to extend only 265 feet . Ac- cording to plans for this area, it should be continued another 270 feet. S. Y. Scholls Ferry Road is in substandard condition and will. need to be improved in the future. The vacation of S.W. 122nd has not been accomplished. This should be done prior to the issuance of the building permit . The service drive is shown to stub at the property line. Since there is no need for this drive to continue, the landscape buf- fer should be continued. No method of irrigation was specified on the landscape plan . In this type of development an irrigation system should be used to assure plant survival and that watering will take place with the least conflict to the users of the site. III . STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. Paragraph 3, Page 3 of the general program be deleted. 2. A maximum of two freestanding signs, one on S .W. Scbolls Ferry Road and one at the main entrance of S.W. 121st, be permitted; specifications as per Paragraph 2, Page 3 of the general plan . 3. The service drive connecting the employee parking with the Loading dock be eliminated and this 130 by 24 foot area be utilized far landscaping. <" STAFF REPORT AGENDA 5. 1 TIGARD PLANNING COMMISSION June 21, 1977 - 7:30 P.M. Page 6 4 . That the preliminary subdivision plat be approved prior to issuance of any building permits . 5. That the freestanding buildings adjacent Scholls Ferry, the Kiosk structure, and the proposed photo island building be architecturally compatible with the main structures . This includes design, materials, and signing. 6. Landscape islands be placed 70 feet on center or an aggre- gated amount in the deficient areas. 7. Service station, car wash, and drive-in restaurant be de- leted from "Uses Planned for the Development" 8. Doughnut and ice cream shops shall not occupy separate freestanding buildings. 9. Day Care Center be added as a permitted use and be actively sought as a tenant possibly for the southerly portion of the eastern building. 10. Decorative light poles be installed at street access points. N. 11. No building permits be issued until a traffic signal has been provided (or its placement is imminent) at 121st and R Scholls Ferry Road. 12. S.W. Springwood Drive be improved to City local street standards for a distance of 270 feet west of the intersec- tion of S.W. 122nd and S.W. Springwood Drive. " 13. Scholls Ferry Road be improved to O.H.S:D. standards to include a Type I bike path. 14. An eight foot sidewalk be built abutting the curb on 121st . 15. S.W. 122nd be vacated prior to "issuance of any building permits. 16. The landscape buffer be continued along the western end of the service drive. the site. 17. An irrigation system be specified for , 4 a c } i i i STAFF REPORT AGENDA 5.1 TI GARD PLANNING7O IMI PS ION June 21, 1977 Page 7 lg. If a high traffic generating use such as lacesofftoe bank, staurant is proposed at a later date in Commission review and approval will be p separate Planning required. n 1 � s` EXHIBIT B t of intersection of Beginning at the pointhe north right-of-way of S ringwood Drive extended and the west right-of-way line l�.ne P of S.W. 122nd, said point lying N 89054 50" E 792 .62 feet and N 0°05' 42" W 635.09 feet from the west I corner of Section 34, T 1 S , R 1 W, W.M. ; thence N 0°05° 42" W 624.40 feet to the south line of thence S 84°22' 22" W 557.62 feet along said Scholls Ferry Road; o E 570.94 feet; thence N 89052' 27" south line; thence S 0 05 42 E 555.02 feet to the point of beginning. i ;? q, ►ill � i� �. � � � IIIlllll �� {�� '�� �{i' n, Illilll! �If EngineeringSurv� Eng Planning 1� .� Legal Description 45501 For Business Property Development Co. May 27, 1977 North Englewood Commercial Situate in the northwest quarter of Section 34, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, and a being described as follows: Beginning at a 80int on the east right-of-way line of S.W.o122nd�Av2nue, said point being N89 54'50"E a distance of 1,077.94 feet and NO 05'42"Avenue, a distance of 635.10 feet from the west quarter corner of said Section 34, and running hence NO°05'42"1.1 on said east right-of-way linea distance of 631.07 feel to a pointon the south right.-of-way line of Scholls Ferry Road (CR W349); thence N72°17'22"E on said south right-of-way Eine a distance of 225.16 feet } to t`'e_intersection of the west right-of-way line q S.W. 121st Avenue: thence A leaving said south right-of-v.,ay line and running SO 07'33"E on said west right- of-way line a distance of 679.13 feet to the beginning of a tangent 20.00 foot K radius curvy right; thence leaving said r,es+d right-of-t:ay line and running on said curve through a central anib, of 9O 0q'GC" (long chord bears S44°52'27"W, 2.0.28 feet) a distance of 31.41 feet to the end thereof, said point also being on the north right-of-way line of S.W. Springwood Drive; thence S89°52'27"11 on said north right-of-way line a distance of 194.98 feet t the point of } beginning containing 3.28 acres more or less. i x 10550 S.W. ALLEN BLVD., SUITE 223 1 BEAVERTON,OREGON 97005/ 503-643-8410 f GENERAL DEVELOPMENT PLAN AND PROGRAM FOR PLANNED DEVELOPMENT DISTRICT (P-D) 121st S.W. and SCHOLLS FERRY ROAD Applicants - Lou Zimmel, Mercury Development Co. , Portland, Oregon, jointly with Roger M. Belanich, Business Property Development, Seattle, Washington In accordance with the specifications of the General Development Plan and Program (18.56.030) as required by the current zoning classifica- tion of the subject property, we hereby submit the following statement together with attached plot plans and exhibits. PLAN ELEMENTS PLOT PLAN Enclosed is a plot plan, prepared by Michael, Mann and Lakeman AIA, p.c. and members of the professional design team for this project. This plot plan will show all the specifics of the proposed shopping center land use as required under the General Development Plan. This plot plan includes the following: 1. The land use. 2. Location of thoroughfares, streets, bikeways, sidewalks, and other pedestrian passageways. 3. Location, width and names of all existing or platted streets. 4. Areas proposed for parking and drive aisles, dimensions, and number and angle. Also truck loading and dock with dimensions. 5. Open spaces. 6. Traffic flow and circulation. 7. Tables showing the number of acres and size designated for each building, number of parking stalls, landscaping areas; all of which are also expressed as a ;percentage of the whole. 8. A preliminary subdivision line dividing ownerships. Partialization requests will be made at a later date. 9. Existing and proposed underground utilities. 10. Preliminary grading 11. A preliminary tree planting and landscaping plan. (mapped separately) VICINITY MAP Enclosers is a vicinity map showing land uses within five hundred feet of the boundaries of the development. s, GENERAL DEVELOPMENT PLAN AND PROGRAM page 2 TYPICAL BUILDINGS Enclosed are preliminary drawings of typical elevations and sections for a supermarket and shops as contemplated for this development. Detailed drawings of all buildings will be appropriately during the stages of Design Review with the planningstaffubmitted RESTRICTIVE COVENANTS Also submitted in the attached is a typical area clause which is contained in all leases for sho on ce maintenance PP� g center tenants. CODE DEVIATIONS The General Plan contains no code deviations. USES PLANNED FOR THE DEVELOPMENT The following are the types of tenants that are likely occupants (uses) for this shopping center development and should be specifically cansid, ered as such. Other types than these specified are also Possible. Supermarket (designated grocery Restaurants on the plan) Drive-in Restaurant Mini-grocery (in one of the builidngs bordering Scholls Service Station or Car Wash Ferry Road between . & Doctor or Dentist Office 121st 122nd Avenues) Commercial Branch Bank or Barber Shop Savings & Loan Bank, etc. Beauty Parlor Real Estate Office Cleaners General Commercial or Laundromat Professional Offices Drugstore or Pharmacy Photo Store Florist Book Store Gift Shop Clothing Store, Men's or Hardware Store Women's Apparel Meat Market Variety Store Shoe Repair Bakery Stationery Do-nut Shop Ice Cream Shop . ADEQUACY OF SEWER FACILITIES Enclosed is a letter from the Tigard Engineering Divieion that sanitary sewer connections are available and adequate�tating z 1 GENERAL DEVELOPMENT PLAN AND PROGRAM page 3 SIGNING PROGRAM In general all signing for the center is to be "low key", designed as an integral part of the architecture, and subject to design review. Project Sign: One (1) carved and/or painted project sign is to be located at the 122nd entrance off Scholls Ferry Road. It will be of wood construction, double faced with a maximum of 70 sq. ft. per side, and have a maximum height of 7 ft. Illumination will be from the ground. Free Standing Sign: One (1) carved and/or painted free standing sign is to be placed at the corner of 121st and Scholls Ferry Road to identify the occupancy of a 4,500 sq. ft. building at that location. It will be of wood construction, double face with a maximum of 40 sq. ft. per side, and have a maximum height of 5 ft. (an alternative is to paint an identification sign of similar area directly on the builidng face) . Either option is to be illuminated from the ground. Occupancy Signs: All occupancy signs with the exception of that prescribed above, the grocery and Sprouse Reitz and three kiosk buildings as shown on the plot plan are to madeupof individual free standing letters and/or sumbols mounted separately above the window line at the building, each as shown on the elec-ition and section drawings. Letters and/or symbols are not to exceed 15" in height or the occupancy frontage in width , and one line copy only. They will be back lit or indirectly lit by concealed spotlight. The grocery and Sprouse Reitz signs will be mounted at the face of the building above the canopy line. The individual, self-illuminated letters are not ,to exceed 24" in height. Kiosk signing will be painted directly on the face of each building, with a maximum 12" letter height and indirectly illuminated. Alternative signing such as look-thru hanging signs or symbols and kiosks under the canopy are encouraged. Color, shape, size and texture are subject to review. LIGHTING PROGRAM Lighting will be "low key" in character also, providing only that amount necessary for safety, identification, and atmosphere for the center and to be in keeping with that of the surrounding residential neighborhood. The parking areas will be lit by low level indirect lighting concealed in planting areas. Minimum overhead area lighting will be reserved for access points off major arterials only. Lighting of buildings will also be indirect using concealed spotlights in planting beds or under canopies to provide a soft, welcoming lighting effect at access points and under covered walkways. Design will be subject to review. oa6.ag_ I t ti TISAIW 11.1p I waa.ei e • aw.ea Neap, V-' : F. 206 sit • —?l o[?.c�;�lc�fort� 4 LO 8 /d? 0,011 SOIA0TP� ,;,r•�-'" 9 16 t'\I.KbGV' /VA,I'it iyT!��trd���(4'd We �• yay p 1 ; Soo ZOO t I In 50 O SE:r Fafrdll w �.. 2ca ., tr}a a rnt�1 (Gt7a1J ,a�: z�b�t� 1)lei VP. t A - t. t. ' 01. eo�Zlr� SetN ;; �. �. ' F(1HM HI.l.14._w.],, OF EGON STATE INTER-OrF'ICEHIGHWAY plViSiO� CORRESPONDr'iVCE FILE; y-J V-40-1. OR .97. 21.. ....... . . 7 4� v' 22, 7 91� FROM: ........... .. W. W. Ge i be 1 DISTRICT ENGINEER '�' � SUBJECT; TO: MEMO (%{i u�Y ,� H� hNeighborhood n ILE 1 ��1RD Scholls ,y ppi g Center City of Cit 9Tigarra @121st Street d The folkOwl ng is a the developers for the l'st of concerns subjeCt shopping that should be Pping center addressed 1) Left turn refu approach us for a Permwten will be re refuges for the two northerly entrances required. 2) Standard Paving, should be curbs, ai;d storm placed on Scholls Highway system erly property line to 9hway from Avenue. The curb the existin the west- existin should be placed curb on from 9 center line, (Revised by at 42 from 3) The development O'S-H.D. to 35, age to Schwill substantial) on 6�7�77� retention system Ferry Highway s increase drain- age should be y' A storm run-off storage va]ues will emp70yed. by Washington Countybe similar to Run-off and guidelines used 4) If the City of Tigard along the northerly wishes a bike I bikeway, will path y frontage we placed require a type 5) Ibppe4rs at this point deededto to the that a 20' strip will need will ask the Transportation Commission, to the City to not have We Public, but not this strip dedicated directly to us. b) This facility is estimated to gene ationa9e week-day trips, 900erate approximate) trips peak our Y WWG/rjg cc-- Cityof - WalHart Dick ATTN: Dick Bolen -Ron Failmezger Planning Director % .y,. CITY OF TIGARD P. O. Box 23557 12420 S. W. Main Tigard. Oregon 87223 June 69 1977 RECEIVE JUN 7 1977 MIGRAEL_MANN & LAKEMAN Michael Mann & hakeman 430 S, W- Morrison Partland, Oregon 97204 Re: 121st Avenue Shopping Center Gentlemen; In reply to your request for "comments by letter regarding the capacity of existing sewer line to serve this type of development. .", I can verify that (8") public main line mower was recently extended to two (2) points on 121st Avenuee, opposite said site, for the purpose of serving the general area. Currentlys commercial building connection perju9 is are being issued by the city on a first come first serve basis. flow connecting The afersaid public system operates bygr gravity And therefor, to U®S.A.'s (50") ranno Creek Interceptor° finished_grading of the proposed site (and building elevations) will be of direct significance hereizz regard. r _ Yours trul ohn S. Hagman Superintendent Engineering DivisloP JS /pr. ccs Planning Department s, d { 1 7. CONSTRUCTION. Landlord agrees that it will,at its sole cost and expense after the 2 executiori of this lease, commence and pursue to completion the construction of the improvements to be erected 3 by Landlord to the extent shown on the attached Exhibit B. 4 5 8, PARKING AND COMMON FACILITIES. Landlord covenants that the common and 6 parking areas of the shopping center of which the demised premises are a part shall be available for the non- 7 exclusive use of Tenant during the full term of this lease or any extension of the term hereof,provided that the 8 condemnation or other taking by any public authority, or sale in lieu of condemnation, of any or all of such 9 common and parking areas sholI not constitute a violation of this covenant. Landlord reserves the right to 10 change the entrances, exits, traffic lanes and the boundaries and locations of such parking area or areas. This 11 lease ihall be subordinate to any agreement existing as of the date of this lease or subsequently placed upon the 12 real property of which the demised premises are a port, which agreement provides for reciprocal easements and 13 restric'ion:aerteinin3 to the common and parking areas,and in the event of conflict between the provisions of 14 such agreemenr cind this lease, the provisions of said agreement shall prevail. Provided, however, nothing 15 therein shall cause the Tenant to pay a greater share of the common area maintenance cost than herein provided, 16 and provided further that there shall at ail times be maintained common and parking areas of not less than two 17 (2)square feet of common and parking area for each square foot of ground floor building area within this 18 shopping center. 19 20 A. Prior to the date of Tenant's occupation of the demised premises, Landlord shall cause sold 21 common and parking area or areas to be graded, blocktopped, Iighted and appropriately marked and landscaped 22 at no expense to Tenant,and shall cause the same to be maintained in good condition and repair during the 23 entire tern hereof. 24 25 B. The Landlord shall keep or cause to be kept said automobile parking and common areas in a 26 neat, clean and orderly condition,property lighted and landscaped,and shall repair any damage to the 27 facilities thereof,but all expenses in connection with said automobile parking and common areas shall be 28 charged and prorated in the manner hereinafter set forth. It is understood and agreed that the phrase"expenses 29 in connection with said automobile parking and common areas"as used herein shall be construed to include, 30 but not be limited to,all sums expended by Landlord in connection with said automobile parking and common 31 areas for all general maintenance and repairs, resurfacing, painting, restriping,cleaning,sweeping and 32 jonitorial services,planting and landscaping; lighting and otherutilities;directional signs and other markers 33 and bumpers;personnel to implement such services and to police the automobile parking and common areas; 34 required fees or charges levied pursuant to any governmental requirements, adequate public liability and 35 property damage insurance an the automobile parking and common areas(which shall be carried and 36 maintained by Londiord and under which Tenant shall be named as an additional insured); and a fee equal 37 to ten(109'0)percent of said costs to Landlord for Landlord's supervision of said automobile parking and 38 common areas. 39 40 Landlord agrees to furnish to Tenant a statement itemized in reasonable detail setting forth the total 41 expenses for the automobile parking and common areas for the previous three(3)calendar months,said 42 statement to be furnished as soon as reasonably possible following the expiration of said quarterly period 43 (i.e., March 31, June 30, September 30,and December 31). Tenant agrees to pay to Landlord Tenant's 44 prorate share of such expenses within ten(10)days after the receipt of said statement. Tenant's prorate share 45 of the total expenses for the previous three month period shall be that portion of all of such expenses which is 46 equal to the proportion thereof which the number of square feet of gross floor area in the demised premises bears 47 to the total number of square feet'of gross floor area of buildings which have been completed in the shopping 48 center as of the commencement of each quarterly period. Thar*shall be appropriate adjustment of Tenant's '49 share of the automobile parking and common area expenses as of the commencement and expiration of the term 50 of this lease. The term "gross floor area"as used herein shall be deemed to mean the ground floor in either 51 the demised premises or any other buildings in the shopping center,with measurements to be from outside of 52 exterior walls and from center of interior separation partitions. 53 54 C. Tenant, for the use and benefit of Tenant, its agents,employees,customers, licensees and 55 subrenonts,shall have the non-exclusive right in common with Landlord,and other present and future owners, 561 tenants and their agents, employees,customers, licensees and subtenants, to use said common and parking 57 areas during the entire term of this lease,or any extension thereof,for ingress and egress, roadway,sidewalk 58(and automobile parking,provided however Tenant and Tenant's employees shall park their automobiles in those 59 1areas designated for employee parking,or at Landlord's written request shall park their automobiles outside of 601, the shopping center. 61 02 D. The Tenant, in the use of said common and parking areas,agrees to comply with such 63 reasonable rules and regulations as the Landlord may adopt from time to time for the orderly and proper 64oparation of said common and parking areas. 65 66 9. USES PROHIBITED. Tenant shall not use,or permit said premises,or any part thereof, to '67 be used for any purpose or purposes other than the purpose or purposes for which said premises are hereby leased; 68 and no use shall be shade or permitted to be made of said promises,nor acts done,which will increase the 69 existing rate of Insurance upon the building in which said promises may be located(once said rate is established 70 or cause a concell-!iev of any insuranca policy covering said building or any part thereof,not shall Tenant sell j(Rev. 11/73) -3_ , .. _. ..... ..._. ...... ........... A TIGARD COMMUNITY SHOPPING CENTER Developers: Mercury Development Co., 338 N.W. 5th Avenue, Portland, Oregon Roger M. Belanich, Business Property Development, 2330 43rd Avenue E., Seattle, Washington Location: Southwest corner of the intersection of S.W. Scholls Ferry Road and S.W. 121st Avenue Size of Center: 109,100 Sq. Ft. approximately 10.90 (total land acreage) Mercury Development portion 7.40 Business Property Development portion 3.50 The Design Team: Developer/Owner Mercury Development Co. Developer/Owner Roger M. Belanich, Business Property Development Architects/Planners Michael, Mann and Lakeman AIA, pc Landscape Architects Michael Whitmore Mechanical Engineering Mc-AN Engineering, Inc. Electrical Engineering Langton, Mehlig and Assoc., Inc. Civil/Structural Engineering Van Domelin and Looijenga Engineers Construction Parker - Northwest Construction Co. Tigard Planning Representative Richard Bolen i i OF Mann and Lakeman AIA pc Michael, 430 SW Morrison Street Portland Oregon 97204 503-224-4610 architecture planning urban design Gary L Micnoe1 FA1A James B Mom ALA fhch and E Lakemon AIA AS'O A Statement of Concept Located at the juncture between the developed single-family residences to the East and North and the undeveloped residential area to the West and South, the site lies in the center of a growing suburban community. Two major relationships demand attention. One is the vehicle-related arterials of both Scholls Ferry and 121st; while the other is the low scale residential surrounding construction. The approach to both the site planning and the architectural design } has been to relate more closely to the surrounding residential charac- ter. The buildings are clustered in a broken, multi-faceted configur- ation to respond to the several points of approach and to give interest to the complex. Access drives are well away from corners and parking has been broken into various functional areas to diminish the barren wasteland effect. Low covered walkways surround most sides of the buildings and will help to bring the scale of the center down, appro- priate to the surroundings. 22% of the site is landscaped with another 7% in covered pedestrian space. Buildings will conform to a single architectural design concept using predominently wood and will be distinquished by a discrete and controlled use of a well-designed lighting and graphics system. Design Criteria: Criteria is listed below to establish basic functional and aesthetic design standards. 1. Concentrate shopping facilities that provide a limited range of "comparison" shopping goods and a broad range of 'convenience goods and services" in an easily accessible location. Offer public uses that also serve non-commer- cial interests and needs of the community ie. library, day-care center, out-door space for play and leisure, etc. 2. Scale the development to the shopping needs of the residential community within the primary trade area. This scale should also coincide with the provision of public streets, water and sewerage facilities. 3. Relate the center to surrounding residential community considering the functional and visual impact of building size, shape and arrangement, location of vehicular and pedestrian access (should be from all function- ally related sides of the property), parking areas, and landscape. (,consider incorporation of access to future mass transit.) 4. Take into account and utilize the natural topography and potentials of the site, minimizing regrading, and employ to the fullest use landscape plant materials and earth berms as buffers and to soften the impact of �arge paving areas. (landscaping designed to 3(% of total site area is appropriate) 5. Clearly separate vehicular and pedestrian circulation. Minimize traffic lanes (24 ft. width maximum.) 6. Arrange buildings to break up parking and to minimize walking distances. 7. Provide continuous covered walkways (15 ft. Width minimum) along all building lines that are accessible to the public as an integral part of the structure scaled to pedestrian use. 8. Shape and arrange adjoining buildings to relate to a pedestrian scale to create interest to define access points, and to provide out-door space for social. interaction. 9. Utilize a single theme in the design of all buildings using materials,• forms, textures and colors compatable and in scale with those of the residential community. (an all wood motif is appropriate) 10. Design signs, graphics and lighting as an integral part of the architecture. 11. Create an exciting and memorable environment that will attract people.