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Ordinance No. 78-44
t t,t CITY OF TIGARD, OREGON s ORDINANCE NO. 78- .414. f AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO AN APPLICATION BY WESTER14 RACQUET CLUB FOR AN AMENDMENT TO THE 1970 ZONING 14AP OF THE CITY OF TIGARD, CHANGING THE ZONE DISTRICT OF A TRACT OF LAND AT S.W. GARDEN PLACE AND PACIFIC HIGHWAY AND DEPICTED ON WASHINGTON COUNTY TAX MAP 2S1 1BB, AS TAX LOTS 200, 300 , 800, 1100, 1101, 1200 FROM CITY OF TIGARD C-3 AND M-3 TO COMMERCIAL INDUSTRIAL PLANNED DEVELOPMENT AND ADOPTING EXHIBIT "A" , "B" , & "C" GRANTING THE APPLICATION AND FIXING AN EFFECTIVE DATE. ) s THE CITY OF _IGARD ORDAINS AS FOLLOWS: SECTION 1: Finding that the lands hereinafter described have been heretofore and are now classified as C-3 and M-3 Commercial c Industrial Planned Development and further finding that pursuant to prescribed procedures, the above-stated application for a zoning map K` amendment was heard in a public hearing held by the Tigard Planning , Commission on June 20, 1978, and all interested persons were there and then afforded an opportunity to be heard, and thereafter the Planning Commission filed its report and recommended approval with the City Recorder, a. copy therefore hereto attached and by reference made a part hereof, the Council adopts the following substantive findings: 1. The proposed C-3 and M-3 Planned Development zoning conforms to the plan designation requirements of NPO 45 and, 2. That with the attachment of appropriate conditions, the ; adequate provision of public service can be assured; and 3. That the applicant has shown a community need for his ', proposed development on the site herein described; and 4. That the proposed location is most suitable for the applicant's proposed development. SECTION 2: THEREFORE, pursuant to the requirements of Chapter 18.88 of the Tigard Municipal Code, the applicant' s request for an amendment of the Tigard Zoning Map of 1970 to zone those lands described in the attached Exhibit "A", for Commercial Industrial ' Planned'Development (C-3 & M-3) is hereby approved, subject to the provisions of Chapter 18.56 (Planned Development District) of the Tigard Municipal Code so embodied in or exhibited by the document submitted and identified as follows: C� Exhibit "A": - Legal Description Exhibit "B" : General Plan & Program Exhibit "C - Staff Report ORDINANCE NO. 78- l c ZC 36-77 F } 4 And fu zer subject to the .following conditions. F l 1. That all buildings, building locations, landscaping, pedestrian access, vehicular access to parkinq areas (to include driveway widths) and signing be subject to design f review. 2. That a dedicated street, built to commercial street standards with 36 feet of pavement, 5 foot sidewalks on one side of the street (location of sidewalks to be determined during design f review) be provided through the property from Hall Blvd. to Pacific Highway via Garden Place and that the applicant petition to the City Council to vacate the remaining portion of S.W. Garden Place. i 3. That a left turn refuge lane, to include striping be provided along the Hall Blvd. frontage and that a half street improve- t ment (to include curbs and sidewalks) also be provided along the Hall Blvd. frontage. All improvements to be subject to State Highway Department approval. 4. That no parking be allowed along Hall Blvd. from Pacific Hwy. to S.W. Knoll Drive. This will require a no parking ordinance via City Council action. 5. That no left turns occur from Garden Place into the westbound Pacific Hwy. traffic and that approach street improvements to Garden Place from Pacific Hwy. be provided per State Highway r Department requirements. wSECTION 3: This ordinance shall be effective on and after the 31st j day after is passage by the Council and approval of the Mayor. PASSED: By % vote of all Council members present this day of J,,f" 1978, after being read two times by number and title only. Recorder - City Tigard APPROVED: By the Mayor this day of �u �y , 1978. -w Mayor - City of Tigard PAGE 2 ORDINANCE NO. ,78 4V ZG 36-77 DESCRIPTION SHEET 1 k See page I for vesting and encumbrances,if any l ' c Description of the tract of land which is the subject of this report: PARCEL 1: A portion of Lot 1, TIGARD ROAD GARDENS, S;ashington County, Oregon; moreparticzlarly described as follows: Cor uencing at a point in the Easterly line of and South 20. 18' I O East47.8 feet from the Wortheasterly korner of said Lot 1 and running thence along said intEasterlyfeginning; thencene south 20* l8' IGO continuingtalong 125.00 feet to the true point g South 20' 18' 10" East 378.8 feet more or leas said Easterly line S50 t to the southeast corner of Lot Itoas thence pointt 10 feet' t Easterly of along the soutY. line of said Lot the West line of Lot l; thence North 201in�'of�saidsLot parallel to and 10 feet Easterly from the westerly ruth in 18 s10"aid Last 150 feet distance of 377.9 feet to a point • thence North from the southerly line of the Pacific hof beginning. 62. 571 East 201.48 feet to the true point PARCEL II: Lot 2, TIGARD ROAD GARDENS, Washington County, Oregon, EXCP.PTIZ:G portion conveyed to the State of Oregon, by deed recorded that po a e 305; Records of F:ashington'County I July' 7, 1955, in_Book 559, p g ' 5 Oregon. PARCEL III Lots 3, 7 and 8, TIGARD ROAD GARDENS, Washington County, Oregon. Report No 34-A-35646 PIONEER NATIONA TLE 1NSU : .ZE COMPANY ffa I PARCEL IV; A. tract of land in the George Richardson Donation Land Claim No. 38, located in Section I., Township 2 South, Range 1 West of the - Willamette Meridian, washington County, Oregon, more particularly described as follow$a line of the Richardson Beginning at a point on the South boundary Donation Land Claim South 83• East 310.90 feet from the Northwest I corner of the N. W. Graham Donation Land Claim, - said point being ! the Southwest corner of that tract of land conveyed to A. E. Church and Anna Church by deed recorded in Book 238, page 559 Washington Counts, Records ming thence North 200 269 West, along the West line of said Chinch tract, 403.70 feet to an iron rod at the Northeast corner of Lot 3; tIG_UD ROAD GARDENS, Washington County, Oregon; the North 701 26' West, continuing along the West Aine � of said Church tract 74.10 feet to an angle point in said Church tract; thence north 20• 26'. F7est, along the West line of that property conveyed to Lakeside Development Co., an Oregon corporation, t by deed recorded in Book 847, page '826, Washington County Records, yl 675.50 feet to the northwest corner of said Lakeside propeeseside i thence South 78® 10' West along the Vorth line of said Lak operty 57.34 feet: raed prto the Westerly boundary of that tract condemned the State of Oregon, 27-171, and 3n Case o;by and through its State. Highway. by s;ta is Case No. n27-169, Circuit Commission, � Court of the State of Oregon for the County-of- Washington; thence on * spiral curve right (the long chord of which bears South 35• 271 West 221.90 feet) along the Western boundary of said State of Ore rewa tract, to Engineers Station 410+80.28 Bacak, equals k 411+00.97 Ahead; thence South 53. 449 East continuing along the Western boundary of said state of .Oregon tract, 315.40 feet= thence South 42' 490 East 'continuing along the Western boundary of said State of Oregon tract, 302.66 feetj thence south 35. 130 East continuing along the. Western boundary of said State of Oregon tract, 714.13 feet to a. point on the South line of the above rsentioned Church property; thence North 83. 001 West, along the South lime Of e=id Church tract, 658.84 feet to the place of beginning. EXCEPTING that portion •granted to the City. Of Tip :d by deed of dedication recorded in Book 557, page 9, Records of .Washington County, Oregon. -----------� - 7 ConfinuotionSheeBRepor4 No. 34--A-85846 'lAr ST FF REPORT AGENDA 5. 1 Tigard Planning; Commission June 20, 1975 Fowler Junior Ifigh - Lecture Room 10865 S.W. Walnut St. - Tigard, Oregon Dockot : gone Change ZC 36-77 Request For a general plan and program review for a Commercial/ Industrial Planned Development in a C-3 "General Commercial', and 1I-3 "Light Industrial" zones of parcels totalling 20. 135 acres. Location: Southwest Garden Place and Pacific Highway between Hall Blvd, and Highway 217 (Wash. Co. Tax Map 2S1 IBB, Tax Lots 200, 300, 300, 1100, 1101 and 1.200) . Applicant: Western Racquet Clubs, Inc.. I . Findings of Fact : 1. The site is designated "Retail Commercial" in the northern portion of the site and "light industrial" in the southern portion on the NPO m5 Plan and currently zoned C-3 Retail Commercial and M-3 Light Industrial . 2 The applicant is requesting general plan and program review, of a two phase commercial/commercial professional/industrial planned development on parcels totalling 20.135 acres in accordance with Section 18.56,030 of the Tigard Municipal Code. 3, Section 18.56.010 of the Tigard Municipal Code states that: Purpose. The purpose of the planned development district is to provide opportunities to create more desirable environments through the application of flexible and diversified land development standards under a comprehensive plan and program professionally prepared. The planned development district is intended to be used to encourage the application of new EEE techniques and new technology to community development which mill result in 'superior living or development arrangements with lasting values. It is further intended to achieve - economies in land development, maintenance, street systems, and utility networks while providing building groupings for , privacy, usable and attractive open spaces, safe c�reulati. Cb lCZ t FR ':2L IJ,-?I! -being of the inhC7.:fv an:s. �l• Applicable policies from the NPO 5 Plan are as follows., Policy 20: In the interest of safety and _efficie.ney., thee ` . number, of highway access points 'must be kept to a . 3 minimum. I-,'herever possible, businesses on Pacific STAFF REPORT AGENDA 5. 1 June 20, 1978 ' Page 2 Highway should be cli.is,Lored and share common parking facilities and driveways. As new development .occurs, the number of access points should not exceed the number necessary for proper on-site traffic circulation and, Where possible, should be combined with access to adjacent businesses. :Y Policy 25: Limit the amount of commercial development to occur in the industrial area, allowing only some growth of existing retail and service commercial in the area. 5. Applicable policies from the Environmental Design and Open Space Plan: Policy 3: The City shall restrict alteration of natural drainageways unless it can be demonstrated that the benefits are greater than the detrimental effects. Other ,jurisdictions in the Fanno Creek Basin shall be encouraged to do the same. Policy 5: The City shall adopt an ordinance to regulate the removal and/or replacement of existing natural vegetation in designated areas (flood plains, draina.geways, areas or high visibility, unique habitats or rare species). Significant tree: or stands of timber shall also be protected. Policy 6: Require a site development report (e. g., hydrology, soils, geology) for major projects in designated areas and a statement reflecting methods to be used to minimize the run-off erosion impact of the development on the surrounding area and downstream properties. PoZicy 7: .Retain the Z00 year flood plain of Fanno Creek, its tributaries, and the Tualatin River as an open preserve (Greenway). The greenway shall be established as the backbone of the open space network and, when a direct public Benefit can be 'derived, i. e. , when adjacent residential development, the greenway should be developed for passive recreation and pedestrian/bike travel. 6. On November 1, 1977 the Tigard Planning Commission approved a prel:iadnary plan unci pj-o�,11m for this site sub ,jec't to,. Cha . 1 That prelimir.a'.ry approval only be given to the general con .. sept of ;the PD. ' 2. That approval of location and intensity of use must await E submission of more detailed plans to include traffic and flood plain studies. STAFF REPORT t` AGENDA 5. 1 June 20, 1978 Page 3 3. The applicant must be prepared to show that , by encroaching into the, flood plain, the fill will neither decrease the amount of storage capacity nor increase the run-off from the. site. '4. A flood plain fill permit application be submitted. 5. A minor land partition application be made .for Tax Lot 400 (Tax Hap 2SI IBB) . 6 That a drainage plan be submitted for approval (to pay particular attention to the effect on adjacent sites) . II . Staff Observations and Findings: 1 . ' The proposed development is being planned in two phases. The first phase will consist of ground preparation and the construction of 69,232 square feet of commercial office and recreation facilities. Phase II will be the construction of a light industrial complex consisting of eight (8) buildings totalling 115,200 square feet of gross floor area. 2. The site slopes from the north to the south, dropping from approxiTnately, 210 feet rdSL at Pacific Highway to 150 feet IASL at the south property line.. Considerable earth fill has taken place on the upper portion of the site, resulting in. a tier effect. The applicant envisions locating the commercial offices and recreation facility on the newly created fills. The southern portion of the site is relatively flat and contains a pond. Red Rock Creek, which flows out of the ri. northeast and passes under Highway 217, continues through the southeast portion of the parcel and serves as the primary source of water for the pond. Crystal Lake, which was e formerly in the southeastern corner of the site, has been graded over. 3. Thesiteis surrounded on the east by Highway 217; to the south by industrial development and single family residential (southwest); to the west and across Ball Boulevard are apartments; and .to the north retail stores, a service station, and Pacific Highway. 4. The applicant has essentially incorporated into his general,,,,{ ; Ian and gr�tir, the conditions of preliminary appro4alpM� �rb�` s Based on th(> 7f:Vissod site plan, coC:ditio!1�z; :i , it and J hd`/P.;a,r x r5t^ bec0rA0 moot Points for .the following reasons: >. a. Although a g portion of the site does fall with the ZOQ, year ., flood plain (note - new elevations for the 100 year flood plain have been recently calculated by the U.S. Army Corp. ( of Engineers as of April 1978) no building encroachment is being proposed within the flood plain and subsequently _there would not be a need for a flood plain fill permit. STAFF REPORT AGENDA 5. 1 June 20, 1078 ( Pat e 4 b. Tat Lbt 400 which wasproposed to serve as an overflow parking lot for the recreational and commercial areas has been eliminated as part of the total project area and the parking demands for these uses are. to be accommodat, on the remaining portion of the site as submitted in the general site plan. r 5. The revised site plan reflects a change in both the building dimensions and location of the commercial (recreational facilities) and commercial. professional offices. The applicant has grouped the recreational facilities and professio offices by "stacking;" the office space (three stories) on top .of the recreational facilities (racquetball and tennis- courts) . The result is a net increase of 8220 square feet in office space but a reduction of 20,600 square feet of recreation area for a total reduction of 12, 380 square feet in building area. The industrial buildings proposed in Phase 1I are the same in number (eight) proposed on the preliminary plan, but have been clustered and serviced with a loop driveway. No encroachment into the flood plain. would result based on the building locations as submitted '. 6. A traffic,. impact study for the site has been conducted by Carl Buttke, P.E. Consulting Engineer and reviewed by the State Highway Department . Mr. Bu.ttke 's conclusions were the following: a. . A left turn refuge on Hall Blvd. should be provided (this would require -no parking on one side of the street) and a restriping of Hall Blvd. The state concurs with Mr. Buttke's recommendation but feel no parking should be provided on both sides of Hall Blvd. from Pacific Highway to Knoll Street. r b. That left turns be prohibited from Garden Place to the westbound Pacific Highway traffic. C. That when Phase 11. is developed a third access beprovided from the southeastern corner of the parcel onto Hun zike .r r An access agreement between the subject parcel and the abutting -parcels to the south for access/egress onto f Hunziker Street is recorded with the deeds of those parcels. The agreement provides for a 60 foot easement ( that would be dedicated for street right-of-way purposes at such time as ,it is deemed necessary by the County or City. A portion of this easement between the Tigard Distribution Center and Partex has been paved, but is witrou curbs and sidewalks . STAFF ;DEPORT AGENDA 5. 1 Tune 20, 1978 Page 5 •7. The applicant is proposing that Garden Place from Pacific Highway to the south end of the recreational facilities remain as a dedicated right-of-way. But that the. remaining portion of S. V. Garden Place be vacated and access from Hall Blvd. and Hunziker Street servicing the industrial properties be developed on easements. The Engineering Department has reviewed this proposal and made the following excepiton to the applicant 's proposal : That a dedicated public street be -developed to commercial street standards (this could be 36 :feet of pavement and a sidewalk on one side 'of the street) from the Hall Blvd. access along the north property line to the Pacific Hwy. access access/egress (via Garden Place) . This way. there would be a continuous public street provided for access to the recreation facilities and commercial professional offices. 8. Code Deviations:' The required total parking spaces for all uses. in the develop- ment would be 316. The applicant is providing for 310. Since peak hours of the proposed uses do not coincide with each other a ,shared parking arrangement is being proposed. The applicant has stated "that the total amount of spaces is reduced but more efficiently utilized over the hours of a day". Access to the parking lots are proposed to narrow to 20 feet. Code requirement is 30 feet with 24 foot pavement surfacing. The height of the combined office and recreation area will be five -stories, .but less than 75 feet. Height maximum in a C-3 zone are 3 stories or 35 feet which ever is less. However, the Planning Commission can .grant approval for structures up to a heights of 7.5 feet. The impacts of a building of this height on surrounding land. uses should be negligible, in that the topography is such1 that the main exposure this complex will have will occur along only the Highway 217 frontage. q A [iI0L'tl".)(If-) v [Or detention ha S been c r submi t.Le.d with the-a.pplican L ' s :nar:rative program. 10. Fifty percent of the site is to be open space and landscaping;; ." the light industrial buildings will cover 137, of the site; - and the recreation and office building $o.- The remaining 29%. of the site will be used for streets, roads, parking and truck' service areas. STAFF REPOIE ` AGENDA 5. 1 June 20, 1978 E Page 6 , III . Conclusionary 'Finding 1 . The general plan submission has incorporated the objectives of the planned development district by providing for. grouping of buildinns intermix with "usable and attractive" open space while providing for a traffic circulation pattern designed to move efficiently and safely both vehicular and pedestrian traffic. 2. There will be no enroachment into the 100 year flood plain. 3. Access has been provided onto Hunziker Street for the industrial traffic. anticipated to be generated by this development. This third access/egress will help to lessen the traffic impacts on Ball Blvd. and Pacific Highway. However. , staff concurs with the Engineering Department that a dedicaLed public right-of-way should exist through the site from Hall Blvd. to Pacific. Highway. IV. Staff Recommendations: Based on Findings of fact and conclusionary findings staff recommends approval of the general plan and .program subject to the following conditions: 1 . That all. buildings, building locations, landscaping, pedestrian access, vehicular -access to parking areas (to include driveway widths) and signing be subject to design review. 2. That a dedicated street, built to commercial street standards with 36 feet of pavement, 5 foot sidewalks on one side of the street (location. of sidewalks to be determined during design l review) be provided through the property from Hall .Blvd. to Pacific. Highway via Garden Place and that the applicant petition to the City Council to Vacate the remaining portion of S. Y. Garden Place. 3. That a left turn refuge lane, to include striping be provided along the Hall Blvd. frontage and that a half street improvement ( to include curbs and sidewalks) also be provided along the Hall Blvd. frontage. All improvements to be subject. to State Highway Department approval. 4 . That no parking be alloi�ed along Hall. P,t�7d. from".Pacific-r���r� , I'Il'-fi .:Ay to S_tY. isnr) j-i I)rt.ve'. Thi_ re,vaire a .noparking . ', Cardirla.nce vi'a CiLy r'.oulicii act-1011 . sr it S Y 5. That no left turns occur from Garden Place into the westbound Pacific. Highway traffic and that approach street improvements to Garden Place from Pacific Highway be provided per State Highway Department requirements. a ` LA)i +'• v 07 ,� vp io� "•. tag's y �. ' � � ! N - • � •;a,.ot-.-lam-_ �O IT Al y Zr a ! � • 1 m n - d11 a • •a X.1 smrLwlil�••• -�V d _ - -- sr v F 2 r'c a .,�o .�t �+, �r t •'�:' ,�,. .s.`:Y �T,�`-,�r� _t �� .r�+ -h •, =.:.. :.- _t� { s � .,l.y, �� td Oar Z17 _p S c';++..-. - ..n ': f<g aT'. ! ",� { �"f �._ 'a' � ��t{ ai�rJE•�i�- '. _ '�^yr e`:-. s 1 �-:y o.,e :D '� '�-: � +[.-4�+•a1+.- � '•a'4L7+" -Is..,." o' n 1 _ �• 4"' +^�Y+ i� .dam �' C i i'r`."+�.►'S �S-t1 ; w n O. � _ 1 d•.,ka 1 1"�"O'�,3`'so'��yS.'. Yom•• Y. �,� (f �'��i a O b ., - fir. .. �� -. ►� .. 10 ,f p f•t0 / � � t i '�v 7 - ,,.:.;e•'.'S•.ck34��b ".n. F,,.•v"•' 'Yw T - c . rr • S �.'�:• ,.._.. _ .•}"r.of.r A •.' ..+£ ,•`•-++`s"77^���* e s,a'"�x°"SY ysr's„s:��°e"`'',: �J�+..e�ar•.7 iVF.3✓YM+: - P(1:,U CES J'! [ ,ARD PLANNING June 20, 1978 F',i41er. Junior High School - Lecture Room 10x65 Siti' Walnut - Tigard, Oregon_ 1. Call'. to Order: Meeting was called to order at 7:30 PM 2. Roll Call: Present: Wood, Corliss, Quimby, Brian, Rossman, Sakata Excused Absence: Tepedino, Popp 3. Approval of Minutes,: The minutes of the June 6� 1978 and June 13, 1978 meeting were approved. 4. Communications: None 5. Public Hearings: 5.1 ZONE CHANGE ZC 36--77 (Western Racquet Club) NPO .5 A request by Western Racquet Club for a general plan and program review for a Commercial Industrial Planned Development in a M-3 Light Industrial and C-3 General Commercial Zone of parcels totalling 20.75 acres at SW Garden Place and Pacific Hwy(Wash. Co. Tax Map 2S1 1BB, TAx Lots 200, 300, 800, 1100, 1101, 1200). A. Staff Report Read by Laws � B. Applicant's Presentation Ron Moore, Co-Applicant for the project stated the entire team which had worked on the project was present. t Don Stassney, Architect, 813 S.W. Alder, presented a slide Show and explained all phases of the proposed development. C. Public Testimony: None D. Staff Recommendation: Based on Findings of Fact and Conclusionary Findings staff recommends approval of the general plan and program subject to the following conditions ZIP 1. That all buildings, building locations, landscaping, pedestrian access, 'f z, vehS.cular access to pnrk.i;,.g areas(to .include driveway width's) and 2. That a dedicated street, built to cuaunercial -street standards with 36 , feet of paveatent, 5 foot sidewalks on one side of tha street .(iocatioa 1 of sidewalks to be determined during design review) be provided through ` the property from Hall Blvd. to Pacific Highway via Garden Place and that the applicant petition to the City Council to vacate the remaining portion of S.W. Garden Place. 3. - That a left turn refuge lane, to include striping be provided along the Hall Blvd. frontage and that a half street improvement (to include curbs �, and sidewalks) also be provided along the [fall Blvd. frontage. All im- MINUT@S , TIGARD PLANNING CO-MISSION June 20, 1978 , Page 2. provements to be subject'to State Highway Department approval. .4. That no parking be allowed along Hall Blvd. .from Pacific Hwy to S.11. Knol! Drive. This will require a no parking ordinance via City Council action. 5. That no left turns occur from Carden Place into the westbound Pacific'- 7''! " Hwy traffic and that approach.street improvements to Garden Place from Pacific Hwy be provided per State Highway Dept. requirements. k' .abuttals Don Stassney, stated they would have a problem,with Staff Rec. #2 and the width of the street with the parking backing into the right of way. Laws asked what would be the net los's of parking spaces if they were removed. Stassney stated 15 spaces. Bob Gardiner, Landscape Architect, stated they had tried to keep the cars from parking directly in :front of the buildings. Wood asked about the safety implications and what if the street became a shortcut. Stassney stated the road now proposed was 30' . Quimby asked if the fire marshall had been contacted. Buttke, Consulting Engineer for the project, stated they wouldn't be high volume streets. Corliss asked what sort of material the buildings would be constructed of. Stassney responded board form tilt up of pre-cast concrete with tin roofs; the materials would be consistent throughout the project. Sakata asked if the property owners had been natified about the proposed street Laws stated they-=had been notified of the .meeting, vacation. $' E. Commission Discussion: Brian was concerned with the traffic flow; with the truck and hours of operation. Buttke referred to the traffic study he had done which was in'the book y each commissioner hada Brian stated the 72nd interchange was not yet firm and asked if they could restrict trucks on cull ' Buttke stated there were other industries on Hall requiring truck access; ' there would be very,very few trucks during peak hours. Qummby asked if the fire marshall had approved this plan for emergency access Laws stated they had reviewed it and had made no comment. . Sakata wanted the fire department to' app.rove of the plan; feIt .twa outbound lane LULL oaf >CI ;.iia Fl.'jC VO L�.. 5 it. ::X1.11(i 6: �' r't7•quiF.e one 13RF3. Rossman felt staff hid done an exceptional fob and was in favor of the recoaunendations_ v Corliss.sta.ted it was a fine plan. Wood questioned the parking problem on Hall;wanted the fire department approval; agreed that three exits would provide sufficient gress; asked if the parking stalls were 92' wide; asked if the safety/aesthetic trade-off would justify more parking; would it be financially feasible to add 50 water retention: David Evans, responded it would be fessible to add the water retention with ' the roof top storage, s' Brian was concerned with the history of fill on the site. o Kr f¢Y ,.P-UNUTES f.. TIGARD PLANNING COMP•IiSS10N June 20, 1978 Pa-e 3 encroachment in the flood plain took place prior to the : Laws stated adoption of Che flood plain ordinance. Rosman made a motion for approval based on staff recommendations; Brian seconded. Wood added two additional conditions; 1) fire department approve all road widths and turns 2) the water retention be incre ' ed by 50% Sakata asked about making the parking stalls 9" Laws stat(!d the additional cars could be scattered compact spaces; this would be answered during designhreviout . tn azta as The motion was unanimously passed. e 5.3 ZONE CHANCE ZC 15-78. (Der - Hart Associates) NPO 5 A request by Der-Hart Associates for a a Residential Planned Develo ment .and Preliminary Plan and Program Reviec�: of for a P Zone Map Amendment from R-7 to R-7 PD, 15.27 acre parcel at 14070 St,1 Hall Blvd (1,•'ash. Co. Tax clap 251 12B Tax Lots 600, 800, 1100, .2101), " , i i A. Staff Report: Read by Laws. B. Applicant's Presentation: Bill Svendsen, 1544 S.W. Hawthorne, Portland, stated he agreed with the staff report and addressed himself to the 3 points under Staff RC. �r7 and clarified that-there world not actually be 80` be broken up with landscaping of asphalt but would and street trees. He agreed to the points required in the letter from Joe Greulich,hon • e. Fire Ma C. Public Testimony: T rshall. ,; D. Staff Recommendation: Staff recommends approval of the preliminary plan and pro following conditions, gram with the 1. That the points of concern.raised in fihdings of be B, and' C be addressed in the general pian and ro ram 2. In addition, the concerns raised b P g when submitted. correspondencm should also be addressed.he Fire Marshall in his attached E. Commission Discussioin and Action: Rosman was _-ict favor; of the proposal. Sakata s tron1 was too sr1it Y Opposed pa56ing the proposal; the lot size at 1850 s 1.; rt:nre t tls T-0, p1�y area Eo he , Q C• 3. Sia'CCC ( E.d1��12 WuU).C� levy the tots :err �` ruublu ;a, h angcment, 4, I �` ltitcalcrgency vehicles`� ��.ri Corliss asked the a obvious terf � to Lnax i:miZ e. _ pplicant about the lot size. Svendsen pointed out the lot sizes; the density was 8 units/acre which in conformity •• rJ� • with the Bonita plan to provide a range of living alternatives. Corliss stated it was in conformance with the plan, Jeff Hartley, Der-Hart Associates, stated lots of time and care has be into this proposal; it was a beautiful en put much of is as well as r site and they had attempted to preserve provide different types and styles of homes; they met : .�x'�""at` �,r.c�'K`°J�4�v4, �fr� "� 'vW 'k� ? t i�i k / - rv` � � S- � 4 '�i �P ,�' k r+,�a�,�-��+"L �•d i�y�� �.: �. �* se: xY�+F"�'+���"+r c a w" � y. a•�s i,y - 3 'F _ �3Y l�a�F.,.'G �as�jw��"#, 9ySI N �u5iFs 1 Jr rt a 3 qi Axa y r �5 * W; ayyy H x", rMt�""x .0 � Mt�w1R � Iti�l�' a �,� +i� ,c '$�r .A "r `Z»- a_ �"> �' �" � •.v} �'+�' `n'�e, Orf K�r� 2 '' q � t � - r F fir.' ra-*7 VV x`• ! fit`� 's'£""` yy'4§. ! u v '� 4 ., k,.�c,,t- s' 2 � ' } t a �`z ..rx F H 3 Si4-� `t�'4�`4 `k3 a t "u" c �,„,er fir- .ACS +yam a S y, '� a „� `' f i G M"x�'�S,C ,��,� Z"" rr-+, �Y r z f fi V lk a,.fOWA,fx IM-^'+,�z� a �,"9'`r r�� �S�� c �"GN�T�''E"i y'r-a G.a � ,x s'} ,�":. i;" `"• 1z.* X.A�k r,P•T ?��> m s� _ C��`�.� "1"a .z" � "•*- -�`7`* '-�vi 7,E' �' �' '"5 R ,r-•' �` �� 5+:F,K�C x51� :gF .g 'ak�•,4 :-A, .1 eP->+ ,xaNil, - _ ���xvr x"M'-��•c,�.lb�,r� �" 'kt t4 :E"" ��y-_"a�.tit�t �,�,' a-�, ,t- $ ��le _.s � �.,_ ,- '�� ,�1a, 5 , r a,� "'x� k b`•.Ft 3ftx rx'k rt,,.,,.f a'#a�. `� +4`- S b -... � ��`� xm`w `.;,, ;•, ,. f � "a "�' ,�`,. sr ssk t-t_sN�-�* � �3.�,�s,�„r �+ 2.ft�,� �.:. r r '� ��+� !'��3����r+�,�ys,2?tir�h.�^r'•'F .e^d�' 'sr ��- y, K! � i r �y WISTBAN UB 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 5031297-3723 May 30, 1978 Planning Commission City of Tigard 12410 SW Main Street Tigard, Oregon 97223 Subject: Park 217 Business Center General Development Plan and Program Dear Commissioners: Western Racquet Clubs, Inc. is pleased to submit the enclosed General Development Plan and Program for your review. This shall constitute our petition for an amendment of the zoning map in accordance with Chapter 18.88 of the Zoning Code. The General Development Plan and Program has been prepared in accordance with Chapter 18.56 Planned Development District (P-D) of the Zoning Code. The proposed development includes commercial office space, industrial suites, indoor recreation facilities, automobile Y parking, truck service areas and open space. The complex demonstrates the superior amenities and combined economies that are a product of the planned development approach. Based on your review and direction, we plan to proceed expeditiously in creating this "Gateway to Tigard" and ask for your approval of our petition. Sincerely, WESTER RACQUET CLUBS, INC. Ronald E. Gomez, Preside t Ro ald G. ore, Secretary /clm T , T O 2 3 0 Y F f W Vd cc I t ` CC-4 s - �C S�+y�ss i . Ieiw �IAk • =� C c u�1 - nr—�r=nnf-liil� nnn1nr�--, , i FIBusiness Ce' utero, A PROPOSED PLANNED DEVELOPMENT DISTRICT (P-D) N GENERAL, DEVELOPMENT PLAN AND PROGRAM SUBATITTED BY WESTERN RACQUET CLUBS, INC: , 'L. PREPARED BY .ARCHITECTS ATELIER/NORTHWEST CARL BUTTKE, P.E CONSULTING ENGI14EE]k DAVID EVANS AND�ASSOCIATES ft]rK 11 riIcARTg€tIR'GARDNER°PARTNERSHIP RITTENHOUSE ZEMAN=AND ASSOCIATES 4 f i Zl} t TABLE OF CONTENTS r Page GENERAL DESCRIPTION 1 fI PLAN ELEMENTS 5 I i (A) General Development Plan 6 1 (B) Existing and Proposed Contours 10 1 (C) Streets, Land Uses, Rights-of-Way 13 �� 1 (D) Existing Utilities 15 1 (E) Proposed Utilities 15 1 (F) Preliminary Subdivision Plan 18 i I(G) Land Use Plan 19 l(H) Dedications 22 1 (I) Open Space 24 l(J) Traffic Circulation 26 1 (K) Pathway System 28 1(L) Parking 31 1(M) Truck Loading 34 1(N) Building Types 36 1 (0) Preliminary Landscape Plan 46 1(P) Walls, Fences, Screening 48 l(Q) Stages of Development 49 1(R) Storm Drainage 51 PROGRAM ELEMENTS 52 2 (A) •Goals and Objectives 53 ( 2 (B) Market Statement 54 f( 2(C) Use/Intensity Distribution 60 2 (D) Density of Proposed Residential Development 61 2 (E) Restrictive Covenants 62 STATEMENT OF PROPOSED DEVIATIONS AND VARIANCES 63 APPENDIX Soils and Foundation Investigation Traffic Impact and Access Requirements Letter of Addendum/Traffic and Access i i ; r LIST OF ILLUSTRATIONS FIGURE NO. Page 1 Vicinity Map 3 2 Aerial Photo 4 3 Preliminary Site Plan 8 4 General Development Plan 9 5 Existing Contour Map 11 6 Proposed Contour Map 12 7 Location Map 14 8 Existing Utilities 16 9 Proposed Utilities 17 10 Land Use 21 11 Dedications 23 12 Maintained Open Space 25 13 Traffic Circulation 27 14 Pathway System 29 15 Typical Path Sections 30 [[ 16 Parking 32 1`. 17 Typical Parking Bay 33 18 Truck Loading 35 19 Industrial Suite Concept 37 20 Industrial Unit A 38 21 Industrial Unit B 39 22 Industrial Unit C 40 23 Office: Typical Floor Plan 41 24 Recreation: Second Floor Plan 42 25 Recreation: First Floor Plan 43 �. 26 Office/Recreation Elevations 44 27 Office/Recreation Sections 45 28 Preliminary Landscape Plan 47 29 Stages of Development 50 { � 7 i { Park 217 Business Center is a proposed Planned Development District (P-D) located on 20.132 acres of vacant land ad- jacent to the intersection of Highway 217 and Pacific Highway in the City of Tigard, Oregon. (See Figure 1: Vicinity Map) The development is planned and designed as a quality addition and appropriate "gateway" to the City. It includes commercial office space, indoor recreation , {R facilities (racquetball and tennis) , "incubator" industrial suites, parking, truck service areas and open space. The General Development Plan and Program is a refinement `y of the Preliminary Development Plan and Program submitted to and reviewed by the Tigard Planning Commission on November 1, 1977. Approval of the general concept V: with conditions was given at that meeting. The site is bordered on the east by Highway 217; on the south by industrial development and single family re- sidential (southwest at a higher elevation) ; on the west by Hall Boulevard, across which are apartments; and to the north by retail stores, a service station and Pacific Highway. The northern portion of the site is currently zoned General Commercial (C-3) ; the southern portion, Light Industiral (M-3) . It is located within NPO #5 of the Comprehensive Plan for the City of Tigard. Access to the site is limited to S.W. Garden Place, a ;'. partially improved right-of-way originating at its inter- section with Pacific Highway and terminating near the center of the site. Extension of S.W. Garden Place and other unimproved rights-of-way exist on the property. i The proposed Planned Development District requires vacation- of all unimproved rights-of-way and proposes additional access points from S.W. Hall Boulevard and via easement from S.W. Hunziker Street. An interior system of streets and roads will be utilized to connect the three access points. The site slopes from north to south, dropping from approxi- mately 210 feet MSL at Pacific Highway to approximately 150 feet MSL at the south property line. The site was ( used as a soil storage and staging area during construction of Highway 217, resulting in extensive excavation and fill on the northern portion of the site. The proposed development assumes major regrading and terracing of this portion to accommodate the development. The west portion of the site is at a lower elevation than either Hall t Boulevard or the residential area abutting. In general, the southern portion of the property is relatively flat and contains a shallow, man-made pond. Crystal Lake, which was formally in the southeastern corner of the site, was graded over before the present owners acquired the land. rF[r -1- i � Extensive analysis of the Fannheps of Engineers CreekCooyear flood plain has been undertaken by and the elevation of such proposes bnonset at structureslin thet MSL. The development subject area on the southeast corner of the site. Uses within the flood plain will include only those listedas Permitted Uses under Section 18. 57 .030ofeas and athe eszoning i Construction of roads, parking ` will comply with Chapter 18.57 Flood Plain District s ways `will of the Zoning Code. Some excavation and landscaping be utilized to accommodate the water collection in the pond. The site has been subject to regrading, .learing and grubbing operations, and extensive excavation and fill. As a result, almost 60% of the site is an "unnatural" state. Existing vegetation and land forms vai,maintainedlory and have been analyzed, then prop standard'. altered to produce an overall site quality The proposed plan envisions a "campus-like" development combining ' existing vegetation and new landscaping been extensive re-shaping of the ureas that have already subject to regrading. Illustrated on Figure 2, the superimposition of the site o. thscale plan on the existing aeriothpr° industrialsandecommercial of structures relative to complexes in the area. ments and In the following cussed and explaive, the ined inlan edetail. Alsoincluded Elements are discussed P Proposed Deviations and Variances• is a Statement of s �w Figure 1 1 I SW Hail i ' Highway 217 Pacific Highway Interstate 5 i i f f _ Paris 21`T Business Center NORTH Vicinity Map Y �. -3- Figure 2 n T Tr ��S`S <NMI N' w/ a' Y, t _ � e•—+h k er irk ( luxe `., MS jU 'A ., �n. � a; � v°y�a�a+�t`.�, s,?: �r !:,' �'' �..'!x-r-- ..yg� � TP.-�'t1•t r, ,^"/� ,�'' Olt •b,T, 0. 'y1�'�' 'r to ¢ /rte>'H q .•v w. r 4 � IV �.�,.'�' ✓,.�� t� � ���` s k�4�.m..�.�ax��..,kJ �'.`q;^b. �` �` u <� ,�•....�s�..x; +wre>.. a,..a ,� `.�,,`c ��i �, m,,, •; 9 t sp"- '. ti� f. sic SON ' ! i9 s• n a '' .a{ +rte+' ✓ t a-s,it 1+ t S � a, 'NMI�,F Ph OBu l nO s s CeittuiIT ''Plan't- uvo a fig �ro y i- t r -�', 3 ya. r _ ✓ e � r""�`� ��,�� �. a� �x r�' .w'� r�. s'U �•'��' �" iy� x'�.r c� i` � �`�,.. � v +C x : �,.,t f � xf�S � :... � wx� t�' �� gip,t x�'.� .r'-�. i:.- r i 1. PLAN ELEMENTS The Plan Elements herein presented and discussed are listed in accordance with Section 18.56,030 General Development u r",an and Program of the Tigard Zoning Code, Paragraph (d) (1) PLAN ELEMENTS. The Plan Elements addressed are as follows: 1(A) GENERAL DEVELOPMENT PLAN 1(B) EXISTING AND PROPOSED CONTOURS 1(C) STREETS, LAND USES, RIGHTS-OF-WAY 1 (D) EXISTING UTILITIES 1(E) PROPOSED UTILITIES 1(F) PRELIMINARY SUBDIVISION PLAN C 1(G) LAND USE PLAN 1(H) DEDICATIONS 1(I) OPEN SPACE 1 (J) TRAFFIC CIRCULATION �^ 1(K) PATHWAY SYSTEM 1(L) PARKING 1 (M) TRUCK LOADING 1(N) BUILDING TYPES 1 (0) PRELIMINARY LANDSCAPE PLAN 1 (P) WALLS, FENCES, SCREENING 1(Q) STAGES OF DEVELOPMENT 1(R) STORM DRAINAGE �5 -5` 1(A) GENERAL DEVELOPMENT PLAN On November 1, 1977, the Tigard Planning Commission com- pleted a preliminary development plan and program review of the subject project with the following conditions: 1. That preliminary approval only be given to the general concept of the P-D. 2. That approval of location and intensity of use must await submission of more detailed plans to include traffic and flood plain studies. 3. The applicant must be prepared to show that, by encroaching into the flood plain, the fill will neither decrease the amount of storage ( capacity nor increase the run-off from the site. 4. A flood plain fill permit application be submitted. 5. A minor land partition application be made for Tax Lot 400 (Tax Map 2S1 1BB) . i ' 6. That a drainage plan be submitted for approval (to pay particular attention to tha effect on adjacent sites) . The plan submitted for the preliminary review is included as Figure 3. After further analysis, planning and design, ff Figure 4 : General Development. Plan shows the revised plan that is the proposed General Development Plan. The following specifically adresses the conditions of the i preliminary review: (numbers correspond to conditions above) 1. The concept of the P-D remains unchanged, being a combination of commercial office, indoor recreation facilities and light industrial uses developed in a campus-like setting. 2. The location and intensity of use has been revised based on traffic and flood plain studies. The traffic study is addressed in Plan Element 1 E �- (J) of this submittal. The flood plain studies have resulted in the establishment of the 151.6 foot MSL elevation as the 100 year flood plain level, therefore the proposed structures do- not o not encroach into the flood plain. The intensity { of usa has been revised as follows: ' Preliminary General �< Plan Plan Commercial Office: 36,000 g.s.f. 44,220 g.s.f. Recreation Facilities: 107,900 g.s.f. 87,300 g.s.f. p; Light Industrial: 127,300 g.s.f. 115,200 g.s.f. } -6- This has resulted in a decrease of 9.1% of gross square footage. The intensity proposed also assumes consolidation of the office structure and re-- creation facilities to further decrease land coverage by structures. Locations of buildings 4 and circulation have been revised to respond to the natural amenities and physical constraints of the site. 3. No encroachment into the flood plain will occur except as allowed by Chapter 18.57 Floodplain District (FP) . 4. No fill will occur except as allowed for paving base by Chapter 18.57 Floodplain District (FP) . 5. The tax land referred to for minor land partition will not be included in the P-D, therefore no I. application is required. 6. A drainage plan has been prepared and is included as Plan Element 1(R) of this submission. The site plan illustrates the positioning of the structures to address the vehicular arrival to the site. All buildings are arranged with service areas screened from view. Public arrival by automobile and parking are situated to bring people to the office portion of the industrial buildings and 4 �..` a main entrance of the recreation/office structure. Open space connections between all buildings allow for paths and walkways connecting the buildings to the natural areas of the site. Structures and parking are allocated to work with the soil and slope conditions. View into the site from the residential areas is considered in bulding location and vegetative screening of service areas. The "imagability" of the recreation/office structure indicates the "gateway to Tigard" and will serve as a landmark for the area as well as a prominent structure that will draw people to the 1 site. The entire site will be developed in a campus-like atmosphere with coordinated landscaping, signage and building materials. } j , t x -7- Figure 3 a c� Wo d1 0 1� _4v, 8 tr �' b t �. ^ ass°` E { v Swd' T I✓;��. moi!/�j�� � __t�Cu! � *. •.. ���r few ,:.n"` 714 ►ar ow r e«.r IAS ' ' s7' . �.�• :'p �'' '.� "' �ire^�^�' /__�,'`� ,I '�/�•"�"� �, lk •.�� a i_ - \ice "� "'/ 1`c� � -a'�"' 'R, ��I rr. �r ,r��� rL� <f( _ i► r 7l' iiA o. 1(B) EXISTING AND PROPOSED CONTOURS Figure 5: Existing survey indicates contours as presently exist. Figure 6: Proposed Contour Map indicates contours ( and elevations as proposed. Final regrading will be based on a balanced cut and fill calculation. The proposed contours reflect the preliminary design of the earthwork. T Included in the appendix of this submittal is a soils and foundation investigation prepared by Rittenhouse-Zeman and Associates. Earthwork, placement of structures and foundation considerations are a result of this study. Upon approval of the General Development Plan and Program, a Phase II soils/foundation study will be undertaken for a specific, detailed evaluation of actual building locations using backhoe and/or drill rig. These results of this study will form the basis for final design and execution of construction documents. i ��,� -1O- Figure rI � ii s 00 `I r i 4 I P ' r coq i i M LLI . i T 'l Figure 6 cc / G g ra LLI 3d �� n O> 4, cc r / C. y all _ � t 1 i r `w' 3 N! Ow ov WMM / �g 4 �.0 aps o cool \ c CL eal \ \ as � a� w ♦11 rh � \ wr �.la_ 1(C) STREETS, LAND USES, RIGHTS-OF-WAY f The locations, widths and names of all existing or platted �v streets or other public ways, and land uses within five hundred feet of the boundaries of the development are illustrated in Figure 7. The rights-of-way proposed to be vacated for the development are shown in Figure 7: Proposed Contour Map. , i } t -13- Figure 7 ii f^ W 'Ile� �. 0' 0. Uj M '®A18 11VM Wl f'. 1 r -14- 1 (D) EXISTING UTILITIES 1(E) PROPOSED UTILITIES Existing utilities are illustrated in Figure 8• Proposed utilities are illustrated in Figure 9 and enumerated below: Sanitary Sewers aThe site is served by a 15-inch main sewer crossing Highway 217 at the southeast corner of the property. Service lines from the main will be under the jurisdiction of the City of Tigard. The flow from the site is to the Fanno Creek Interceptor which leads to the Durham Sewage Treat- ment Plant. Capacity available far exceeds the flows anticipated by development of the site. The interceptor � * and the treatment facilties are owned and operated by the Unified Sewerage Agency. Collection facilities will be maintained by the City. Water Supply Both the Tigard Water District and the Metzger Water District serve the vicinity. The Tigard Water District has a 6-inch main along Hall Boulevard and a 12-inch main to the south of the site. These lines will be tied together in a looped system in order to provide the proper fire flows. The water pressure at the site will be about 90 psi. The Tigard Water Disrrict has the capability to provide the amount of water necessary for development. i k ��` -15- { Figure 8 i -''- ------/' W a 0 w r W H W _J .%lo'PV f JC7 t�J i � W f D Z CL (� W a s \ i —Z6— Figure 9 f 6 ---- / z W -- CM > ►- 1 W M �PJbA i W wz 0 a � J t .Y t { 1(F) PRELIMINARY SUBDIVISION PLAN Western Racquet Clubs, Inc. will develop and own the Planned Development District in total, operating the Recreational Facilities and leasing the Light Industrial and Commercial Office space to tenants. Therefore, no subdivision of the property is proposed or planned. I ' 1 } <5 ( 1 (G) LAND USE PLAN i j Proposed land uses within the Planned Development District are Light Industrial, Commercial Office, Recreation Facili- ties and Flood Plain Area. The uses are detailed as follows and located on Figure 10: Land Use. i j Light Industrial: The following types of uses are envisioned: - Assembly of electrical appliances, electronic instruments and devices, radios, phonographs, television, including + the manufacture of small parts only; - Assembly (only) of metal products; - Automobile repairs; painting and upholstery; - Boat building; - Book bindery; - Creamery; - Dairy products manufacture (other than creamery) ; - Feed and seed processing; - Glove manufacturing; - Laboratories, experimental, dental, medical, photo, or motion picture, research or testing; - Laundry or dry cleaning plant; - Lumber yard; - Manufacture, compounding, processing, packaging, or treatment of such products, food and beverage products; - Manufacture and maintenance of electric and neon signs, billboards or commercial advertising structures; - Medicine manufacture; - Musical instruments, toys , novelties, or rubber or metal stamps manufacture; - Planing mill; Plastic molding, including the manufacture of products thereof, provided all grinding operations are conducted within a building; Plumbing, electrical or general contractor and shop; I _ Plywood sales; Pottery and other similar ceramic product manufacture; Public service and utilities; Research, development and testing laboratories; Sash and door manufacture; - Shops, sheet metal, machine and welding; - Surgical instruments and dressings, artificial limbs, dentures, hearing aids and other devices employed by the medical and dental professions, manufacture; - Veterinarian or animal hospital; ( - Warehousing; - Wholesale distribution of sales business; - Other similar uses not listed above. i Approximately 57% or 11.416 acres of the site would be developed for Light Industrial Use, including circulation, ' i parking and adjacent open space. All Light Industrial would be located on the southern portion of the site. �_ 19- i Commercial Office: The Commercial office use will be 1 located on the northern section of the site in the same structure with the Recreation Facilities. Parking and adjacent open space are shared with the Recreation f. l Facilites. I Recreation Facilities: Recreation uses, parking and ad- jacent open space share with the Commercial office use, and will occupy 24% or 4.767 acres of the site. The planned facilities would be enclosed and consist of the f ' following: - Racquetball courts; - Tennis courts; Exercise and weight rooms; Jacuzzies and steam rooms; - Locker rooms; E - Lounge areas. 1 Flood Plain Treatment Area: Approximately 10% or s. 949 acres of the site is f ood plain. This area will be 4 excavated as required and retention facilities developed for flood and storm water. The use of the flood plain will be limited to those permitted in the Zoning Code, 1 including roads, parking and open space. i Is t ' :j -20- - � -�,.� �'�y ,. � :h1�M_ .�:_ ���':_ . •A.:Qr..7G[tiS. �"- w 4�c--�:R � � �� _ � '�- _?�.�', A _`,�\�� '� �-'4 .� .-V ` � ., ���* • . ted?; � �`��� ;G w 4��� fay ro �;�F:"4��►� • • � ,� v,� 'Y _ t a r` N'°�J a• f J yt�Y l M1'J• •✓'Y C� � ne'?s. v1'�� '(2 ���,r,.u"�'fy:�jtt�.-.c: +t ,'{ '�` 77 r ��' ,d _`^ �� t1 +i mow,. .,i T� `E� r. ` i s v� � ,v 1 ..�+ � �+: ,;t`: t 95� � "(' ,� -F.: =1'- ,,.f'" ... ��+ `c ;� I(H) DEDICATIONS S.W. Garden Place is currently a dedicated right-of-way serving the property. The plan proposes vacation of all rights-of-way south of the north property line extending from Hall Boulevard to the center of the site. S.W. Garden Place north of this line to Pacific Highway would continue as an upgraded dedicated right-of-way. The plan further proposes creation of public access easements aligning to the main roadways in the P-D. (See Figure 11: Dedications) Dedication and standards of development of the easements will be in accordance with governing local and ff state statutes. E I t ; j -22- Figure 11 f �3 1 r(( k ' � w /a 0 LU f ' F- (j) 1 Z = W ® meq M. UQ C7 's. Zi LC w a� <UJ k IM IN 1 � i } sw- moi,, j -23 1(I) OPEN SPACE Open space that is to be maintained and controlled by the owners of Park 217 Business Center is indicated on Figure 12: Maintained Open Space. This area will be designed as landscaped areas with informal planting. Portions will retain their "natural" character where it is feasible to maintain the existing growth. �m f I ; 4 j t f ie j :i Y -24 �' - Figure 12 CL Uj �a -25- f I(J) TRAFFIC CIRCULATION Carl H. Buttke, Consulting Engineer, has produced a report m on Traffic Impact and Access Requirements: Park 217 Business Center, dated January 13 , 1978 that was based on the Preliminary Development Plan and Program. He has further updated his report with a Letter of Addendum dated A May 23, 1978. Both documents appear in the Appendix of this submittal. His recommendation is that full develop- ment would require three access locations to minimize the impact on surrounding street traffic. The proposed plan indicates one access north via S.W. Garden Place to Pacific Highway; a second access west to Hall Boulevard; a third access south (upon development of the light industrial section) via an established access easement to Hunziker street. The circulation concept is one of primary streets with secondary access ways to service and parking areas. {- Flow within the P-D is a loop system with connectors to access points. (See Figure 13: Traffic Circulation. ) Primary streets in edge of the property do not have parking along the street. P=rimary streets in the interior of the site incorporate parking adjacent to the roadway. The proposed development accepts the recommendations made by Mr. Buttke and will include such in the implementation � . of the project. 1-' 4 3 -26- Figure 13 f I t � r w s • � • w • / • ' �I w LL W s s • �• �.i�. i � i tV % •• a [k a • • I � ni note wsail t l (K) PATHWAY SYSTEM I Figure 14: Pathway System shows the continuous network of I structured pathways in the development. Figure 15 illustrates typical path dimensions and construction. Additionally, there are areas of open space that will have unstructured paths for circulation. I The concept of the pathway systems is to allow people access to the public entrances of structures, yet maintain isolation from automobile traffic and truck service areas. ': Crosswalks will be utilized across raodways to connect the path system and allow access from parking areas to public entrances of the buildings. t i Y f_ { 1 � } k Ef{� I € _28_ i Figure 14 1 cn j • - as I ,t 29 ( Figure 15 44 7-_� lrri�-•fit r..=f*1'r_alr p' 1 fi rr Y r. _ xy ljl _+ ClilV�sl�v�l✓C/�`. '- _ - =-1 , IL_ -- 1A : i (! - dQ '$ 0�9''-7••�i7'eoa ,' ,tile v1� _ w�--__ .IaCf'�cP Ca A+ .-'F: ♦ -. u14'111t 1c:1 '♦"{M�"�pn� ��a/�t� � � � � ..,,,,�. �,..Lt�;: 1+iL,�r,r:sr tilll. .t t'�.at3- ii.s -'111-= _._ /;Gif'r.a.n•�74+s/ 1'diGii� . �� o•` °�.` r�'.11L it+�lj�7111LL :tili�.?i.S m c'-1YL�1+`��J,1, �_ I v - -30 1 (L) PARKING Parking areas are illustrated on Figure 16: Parking, with typical dimensions and layout shown on Figure 17 : Typical Parking Bay Plan. i The number of parking spaces required :is calculated utilizing Tigard ?oning Code requirements for Light Industrial (1 space/1,000 g.s.f. ) and Commercial Office (1 space/350 g.s.f. ) . Because the Tigard Zoning Code does not have a standard for Recreational Facilities as proposed, the spaces required are calculated according to the Washington County precident (3 spaces/court) . The Parking requirement is calculated as follows : Light Industrial 115,200 g.s.f, x 1 space/1,000 g.s.f. = 115 spaces Commercial office 44,220 g. s.f. x 1 space/350 g.s.f. = 126 spaces Recreation Facilities 25 courts x 3 spaces/court 75 spaces Total Parking Requirements 316 spaces The General Development Plan indicates a total of 310 parking spaces. The parking demand generated by the Light Industrial and Commercial Office uses will be highest during peak traffic cycles commensurate with 8:00 A.M. to 5:00 P.M. employment The Recreation Facilities, however, tend to generate parking demand at off-peak times, i.e. early morning (6:00 - 7:00) , mid-morning (10:00 - 12:00) , afternoons (2:00 - 4:00) , and evening (5:00 - 7:00) . Because the intensity of use of the Recreation Facilities is highest on off-peak traffic hours , and during times when parking demands in the office areas are lower, the Plan proposes a concept of shared use of parking spaces. Therefore, the total number of spaces is reduced but more efficiently utilized over the hours of a day. i -31- r Figure 16 i t t �a .0 V, a � � I IN: i f N � AM •+�• �- i �X - -32- 1 Figure 17 • F lc% f ✓ e, ' r 1 I o t � -33- t l (M) TRUCK LOADING/SERVICE AREAS f The truck service areas are indicated on Figure 18: Truck Loadinq. Areas are allotted for 50 foot manuevering areas, establishing spacing between buildings of 100 feet. The cluster of four industrial units on the east part of the site will require parallel loading of trucks in areas where through circulation is required. While the majority y of truck service to the uses envisioned is from van--type vehicles as opposed to tractor/trailer vehicles, 90% of the truck service areas will allow for tractor/trailer maneuver- ing. Because of the ease of circulation to the south, it is expected that most of the truck traffic will be accommodated on the access to Hunziker Street. The street slopes approaching Hall Boulevard and Pacific Highway are set to ease use by trucks per recommendations by Carl Buttke, Consulting Engineer. I I '. 1: k f i -34- v i Figure 18 v� I 1 t b -35- 1(N) BUILDING TYPES Buildings envisioned within the Planned Development District will be compatible in scale with the site and the neighboring structures, but will.,have a common theme of materials ¢ and detailing throughout. The entire site will have an aesthetic identity of quality building design, coordinated graphics, lighting and landscaping. Individual building types are enumerated as follows: Light Industrial: These structures will be of warehouse-type construction, incorporating systems building techniques, i.e. tilt-up concrete, with column, beam and joist systems spanning between bearing walls. They are planned to accommodate office space with warehouse space behind. Truck areas to serve the warehousing function are at the rear of the build- ing. All light industrial buildings will be one-story structures with varying ceiling heights in the office and warehouse areas. Varying modules (2 offices and one warehouse space) will be available and range from 2,400 to 3,000 square feet per module. The site portion will E be developed in a campus-like concent with incorporated engineered fill. (See Figure 19: industrial Suite Con- cept and Figures 20, 21 and 22: Plans of industrial Units A,B, and C.) Commercial Office The structure envisioned is a three- story extension above the recreation facilities, designed with a modular office grid. (See Figure 23: Typical Office Floor Plan and Figure 27: Sections. ) The office facades are designed according to energy parameters; and orientation concerns. Recreation Facilities: All recreation facilities will be -enclosed in 'a single structure that steps up the slope. The structure will be column and beam with retaining walls where the building is cut into the site. . The structure is scaled to the freeway speeds adjacent and will serve as an image for incoming motorists. (See Figures 24 through 27: Plans, Elevations, Sections.) -36- Figure 19 i => cn t �+ n � { £i ��" -37- Figure 20 i Tf i" C 3 � 4 F w L I C 1 A -38- Figure 21 i E4 I � � C W �p i z r -39 Figure 22 r h -1 } i I OI i 0 i _ I ! All a f i 'r f IIt l i -40- Figure 23 i r. f , w �o r -7 LI I 1 ; 41 Figure 24 ti {{ r. l S ` ' c § i� 1 I J I --------------------------- -42- Figure 25 -- -- - 1 I -43- u. � Figure 26 i I � i , l J 1 f / r l 1 }# -44- 7 Figure 27 i P 1 . i 4 t 4 K k i i L e _ s } 41 r —45 1(0) PRELIMINARY LANDSCAPE PLAN The landscaping at-Park 217 Business Center is designed to reinforce the campus-like site layout. The elements of landscaping, circulation and facilities location mesh together creating a Harmonious relationship. This gives the user a feeling of order, familiarity, spaciousness, and sensitivity to the existing landscape. Entries into the project and major directional signage within the project are accentuated with large areas of groundcover and ornamental shubbery. This sets these important intersections apart by contrasting them to the large lawn areas flowing throughout the development. Groves of White Birch and Pine trees in the lawn areas direct sight lines and emphasize the spatial qualities of the open space. Large street trees lining the vehicular circulation system open up at the industrial buildings to reveal the main entries, allowing easy identification of the tenants' spaces. Potentially unattractive stretches of parking bordering the main drive are broken up by islands of groundcover and street trees. Flowering trees facing the parking stalls provide seasonal color and shade for the cars. The parking area north of the recreation/office complex is screened from the adjoining property and t freeway with closely spaced groves of dense Pine trees. Bands of groundcover and intermittent rows of flowering trees reduce the impact of parking and provide shade for the parked cars. Pedestrian walkways from parkin to building entries are accented with groundcover and ornamen- tal shubbery. Where feasible, healty existing groves of trees and under- F story (existing vegetation beneath the trees) are saved € and utilized as a visual buffer or accent planting, as the location warrants. 4 The landscape at the Business Center gives the user a feeling of spaciousness and sensitivity. Simultaneously, € it pleasantly orders activities throughout the project with the use of attractive informational and directional ! signage,_ repetition of landscape elements, and landscape sight line controls. -46- ` Figure 28 �cc O Z N a I 0 F` WINCLJ U AM, � Olid r � Z f W f --47- 1(P) WALLS, FENCES AND SCREENING No walls or fences are foreseen in the development. Screen planting is discussed in Section 1 (0) of this sub- mission and illustrated on Figure 28: Preliminary Land- scape Plan. IN -48- 1 (Q) STATES OF DEVELOPMENT The proposed development is being planned in two phases. The first phase will consist of site preparation (Phase 1A) and construction of the Commercial Office and Recreation Facilities structure (Phase 1B) , with access at Hall Boulevard and via S.W. garden Place to Pacific Highway. Construction of the Light Industrial complex (Phase 2) and the development of access to Hunziker will follow. If appropriate funding is acquired, the entire construction may be continuous until completion of the General Development Plan. The Stages of Development are indicated on Figure 29 and enumerated below: i PHASE 1A: Entire Site Area - Excavation and removal of undesireable earth materials. - Installation of site dewatering systems. I - Preparation of Flood Plain Treatment Area. - Placing of engineered fill material. f - Installation of site utilities for Phase 1B. PHASE IB: Commercial Office/Recreation Facilities - Construction of combined use building. �:. Construction of access to Hall Boulevard. - Improvement of S.W. Garden Place. Construction of north. site parking area. - Installation of landscaping for Phase 1. PHASE 2: Light Industrial r _ Construction of industrial suite buildings. i Construction of internal project streets. ' - Construction of access to Hunziker Street. Construction of parking lots and truck service areas. ( Installation of landscaping for the Light Industrial [ sector and final landscape treatment of Flood Plain Treatment Area. -49- Figure 29 f i' '-� W LU W L cj �� w w w cn a. 0 n 50 169 1(R) STORM DRAINAGE The `site is situated southeasterly of the intersection of S.W. Pacific Highway and S.W. Hall Boulevard. These road- ways act as drainage divides at approximately elevation 200. From the roadways, drainage flows in a southeasterly direc- tion to the southeast corner of the site at approximately L elevation 151. A flood plain exists at the southeast corner of the site. This area comprises about four acres and is a flood plain of the Red Rock Creek, a tributary of Fanno Creek. Exten- sive flood plain analysis by the Army Corps of Engineers has f established the 100 year flood plain elevations to vary l from 151.3 to 151.6 across the site. The present runoff factor is in the vicinity of 0.25. f Upon development, the added impervious surfaces will in- crease the runoff. Being a Planned Development, the increase in runoff will be controlled by a system of retention ponds and rooftop storage of storm waters. This will insure that the development will not have an adverse impact r � on downstream properties. Preliminary calculations of storage requirements indicate + 20,000 cubic feet of storage volume will be required for the site. With over four (4) acres of rooftops and at least two (2) potential storage pond sites, the retention of the additional runoff can be handled without undue problems. The controlled release of storm waters from R the retention facilities will be limited to 5.6 cubic feet per second which is the present undeveloped runoff rate f{ for a five year storm. ! ' The storm drainage plan is illustrated in Figure 9: Proposed Utilities. I f -51- , .-tr _ .. �1 nrsnr---, /f7NU11 r Ellsusiness C i * min JBa6j i 9 Elemejau ,i .1 �3 Y S K �^ f y ,0 4 25n r,4"30 i r � 2. PROGRAM ELEMENTS 1 , { The Program Elements herein presented and discussed are: listed in accordance with Section 18.56.030 General Develop- ment Plan and Program of the Tigard Zoning Code, paragraph I (d) (2) PROGRAM ELEMENTS. The Program Elements addressed are as follows: 2 (A) GOALS AND OBJECTIVES 2 (B) MARKET STATEMENT 2 (C) USE/INTENSITY DISTRIBUTION 2 (D) DENSITY OF PROPOSED RESIDENTIAL DEVELOPMENT 2 (E) RESTRICTIVE COVENANTS f is f { 1 1 i i i f a -52- �■ 2 (A) GOALS AND OBJECTIVES d i The Objectives of the Proposed Planned Development District are as follows: 1. To create an innovative land use mix o mmercial Office, Recreation Facilities and Light Industrial that is not allowed under current zoning. 2. To plan the parcel of land as coordinated systems of uses, circulation and services that are not piecemeal in nature. 3. To utilize innovative techniques and technology through the economies of scale inherent in develop- ment of this magnitude. 4. To design a complex that responds to the environmental constraints and opportunities of the site and relates to its surrounding uses. 5. To plan a circulation and traffic pattern that will assist in decreasing the impact of major development on the intersection of Hall Boulevard and Pacific Highway. k 6. To plan a coordinated "campus-like" business center that is not limited by existing dedicated rights-of-way that encumber the usefulness of the land. k 7. To plan a complex that does not impinge upon the established flood plain other than with permitted uses. The Goals of the Proposed Planned Development District are as follows; f Goal Z: To develop a very visable complex that will serve as a "gateway .to Tigard. " Goal 2: To develop an aesthetically and functionally f appropriate "campus-like" Business Center utilizing the i material and economic attributes of the property. Goal 3: To develop an economic package that will be an asset both to the developers and the City of Tigard. -53- i t 2 (B) MARKET STATEMENT While a market analysis was not requested by the Tigard Planning Commission, the following is submitted as a market statement of the proposed development. Also included is a descriptive of the Recreation Industry, specifically handball/racquetball. i G i E C c � r C -54 i WESTERN E RACQUET CLUE 4 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 May 30, 1978 To: City of Tigard Planning Commission Purpose: Supportive documentation for the granting of a planned unit development to allow the development of indoor t racquet facilities, office building, and industrial warehousing suites at N.W. k, N.W. a, Section, 1 T2S R1W WM, Lots 1, 2, and 3; Lots 7 and 8 and Crystal Lake 8 Acres. RECREATION FACILITY The development would consist of 20 racquetball courts, 5 indoor tennis courts, supporting facilities. From discussions with the City of Tigard planners on the Comprehensive Plan for development, a recreation facility of this type seems to fit the general plan. Tennis and racquetball are two of the fastest growing sports in the country. We have done numerous feasibility studies on the demand and need for this type of recreational vehicle and have completed 4 indoor tennis and 8 racquetball courts on the P �.N Beaverton-Hillsdale Highway. This facility also includes ex- ercise rooms, Jacuzzies, steam and sauna rooms. The demand for use of this facility is impressive. The proposed complex in Tigard, like the completed one on Beaverton-Hillsdale Highway, will be open to the public on an hourly fee-use rate. Residents ` of Tigard or any community can greatly benefit from this health-oriented asset to the city. -55- i l WESTEPity, RTAU 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 To insure the economic success of this type of business, certain criteria and conditions must be met. Visibility from a major highway system is important. The cost of the land in I most commercial zoning is prohibitive for this type of business. Also, it is generally difficult to find property of the size and shape conducive to type of construction. The property in question_ meets these specifics. j The adjacent sites will be owned and leased out by us and would be supportive-type buildings (offices, incubator industrial) . Users tend to be professional people, young, educated and anyone { seeking better physical fitness. The surrounding neighborhood I is currently made up of residences, apartments, and small ( ' business on the Pacific Highway. All are potential users. We l visualize increases in property values as well as the afore- mentioned benefits to the neighboring properties and the City f of Tigard. l COMMERICAL OFFICE SPACE An analysis of existing office space in the Tigard area seems to suggest a need for a modern, professional office build- ing with close freeway proximity. Much of the existing office is in converted older buildings. Occupancy levels, however, are high, indicating a need for additional space. The location at Highway 217 and Pacific Highway is the apparent "gateway" to Tigard. An aesthetically pleasing,. modern office complex -56- ■ i I WESTERN RACUUET CLUB l 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 visible from the freeway would be a tribute to the City of Tigard. The location of the suggested building, above the a Recreation Facility at the north end of the subject property, would provide a natural transition from existing businesses � on Pacific Highway, to office, and recreational facility, to industrial suites. f INDUSTRIAL SITES � 4 Industrial suites and incubator industrial office buildings, as planned in this development, confirm to Light Industrial s Zoning required by the City of Tigard. Space for this type of warehousing and light manufacturing are a necessity for any growing community. Tigard is currently without a Light In- dustrial Business Park providing short-term leases and smaller warehouse space to numerous and varied potential users. Our concept- would fill this need and compliment the larger ware- houses located directly south of the planned development. These type of buildings can be functional, yet visually attractive through use of modern architectural design. A marketing analysis of comparable warehouse projects in the neighboring areas show a strong acceptance by the business community. i The need exists in Tigard. l -57= R�CISTE'RN CLT 8785 S.W.Beaverton-Hillsdale Hwy. Portland,Oregon 97225 503/297-3723 THE RECREATION INDUSTRY A national trend that has been clear for the last decade and a half is the acelerating growth of interest in sports, both in terms of participation and spectator P for attendance. i Though it still attracts a relatively small proportion of the total population, the sport whose rate of increase has been most spectacular is tennis. Between 1970 and 1973, the United States Lawn Tennis Association estimates that the number of tennis players in the United States increased from about nine million persons, and it is growing at the rate of 500,000 players Per year. Current estimates set the number of tennis y twelve Million. Players at The rapid pid growth of racquetball is also a matter of fact. I From a base in San Diego County, this sport has flourish i ort ed and spread throughout California and the nation. Racquetball evolved from the game of handball with an intermediate step of paddleb All are all. f played on the same court. I "The growth and popularity of handball/racquetball is� . just commencing. � g. Handball courts for a long time have been a vital part Of YMCA's and private athletic clubs. Interest and partici ati in this sport have been growing for some time--slowly. P �r primarily because of the limited availability of court facilities. During the mid 19601s, the sports of racquetball and handball star ted. their ,� -58- i ( _ L, f_ �W�ESTERN R�CCUET CLUB 8785 S.W.Beaverton-Hillsdale Hwy, Portland,Oregon 97225 5031297-3723 l I rapid growth. Like handball, racquetball combines exercise, re- creation, competition, excitement, social relationships and the satisfaction of continually increasing one's personal physical talents. Unlike handball, racquetball and paddleball are ideal women's sports. They are challenging to highly skilled althletes; but. nonetheless, they allow the novice to play with .reasonable f confidence after only a few minutes of introduction." (Appraisal i. Brief, Chicago Mortgage Bankers Association, March 1975. ) While handball is a violent, individual activity in terms of is physical conditioning, racquetball can be equally strenuous at the top player level; however, it is generally less strenuous than handball, but more than tennis. Racquetball is becoming very i popular with women, it is easier to learn than tennis, less time l is spent retrieving the ball, and more physical exercise is achieved per hour of racquetball than tennis. The growth of this sport is responsible for the development of commercial facilities, which ( in turn promotes growth. 3 _59 2 (C) USE/INTENSITY DISTRIBUTION 1 ' The site coverage of each use is proposed as follows: 3 G.S.F. ArrPs % Coverage Light Industrial Buildings 115,200 2.645 13% Recreation/Office Building 69,232 1.589 8% { Street and Roads 86,066 1.976 10% Automobile Parking 86,248 1.980 10% fTruck Service Areas 76,225 1.750 9% Open Space/Landscaping 443,979 10.192 50% Totals for Site 876,950 20.132 100% t [Jl 3 S { 2(D) DENSITY OF PROPOSED RESIDENTIAL DEVELOPMENT There is no residential development planned within the proposed Planned Development District, therefore no density figures or limitations on residential density are proposed. ! i ' I f t � � w { s —61— 2 (E) RESTRICTIVE COVEMENTS All land within the proposed will a owned and a pr posed planned Develop Inc. or ined by Western Racpuett District a legal entity spenifically createdfor Park217 operations. 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I, �, L �' , ' ' ' - " .!��:27 --24u,��3,��' , I.- �3 -'�",,ms;e-�" 4 i'" tga max{ �,. ,- "" " � -- - � ---�---.:�-'� - '� �;,"�."�' --,��,'������,;,�r-��',4,�,'-,�-.'",�,","�",L,,�,,�,",, ' _ , - '�V - ,-,��,��,i.--�,,,�,,,���",,,-,r."-"'�4X-"4""�- , � -,���-r�,i�-"��:""�",,�,---,�i,f'���L��,'�- - , X;�Ox � - 4�,,�'�,�� - �� VM ` " "" I ,41��'C�--. :'. s x �';:--'- it „ ," r " st r r3. ii` "r �`� �,� p�'`" I a r t 1 'a'`' n.evTF x , �2 xwr,,. " t ,p;y-a ' �z d + # z +{ h ,�,' !�"3' sr.`ar�tyQ,.'a )r :•r4yu .« .sk '>: a!>^{.. '`e; ° r y xs `�J "' ti G ✓r&'r.. .r--,c' w `�"�>d "+` xE3� J.re ,�gjb. ` ,t v a t - r S r r rm =qa A i i,^,�" e"$�'r"y.r} t3 I § 5 �stv3i' t^ d �'ti +�� a i { _ x4 g '.'>., � a,' r v _ STATEMENT OF PROPOSED DEVIATIONS OR VARIANCES The following addresses proposed deviations or variances from the standards presented by Title 17: Subdivisions and Title 18: Zoning Code of the City of Tigard. Parking The plan proposes a decrease in the required number of parking spaces based upon gross square foot calculation. The concept of shared use of parking by the combined uses more fully utilizes the proposed number of spaces over a daily period. Streets and Pathways Streets within the project are 36 feet wide where making connection with Hall Boulevard and Pacific Highway, 30 feet wide in the remainder of the project. Feeder ways to parking lots narrow to 20 feet width. While construction will be in accordance with City of Tigard standards, placement of pedestrian pathways to conjunction with street will vary according to use. Building Height The combined Commercial Office/Recreational Facilities occupy a structure five-stories in height. The height of the total structure above an average grade is less than 75 feet. Therefore, the plan proposes a conditional use to a maximum permitted height of seventy-five feet as outlined in Section 18.12.110 since no maximum lot f coverage is required by either M-3 or C-3 zones. Use Recreation Facilities are not an allowed use in M-3 and C-3 zones. The proposed P-D allows a use not designated as permitted in the Zoning Code. x �w -63- f n g � �.� , _ ( nnnr----"% r--Innf`�11f 1 FlBusluess Center Appendix mik217 Al f ,Y r�h1 4 s i k � £ i a4 ✓ r, � 4 ..q 3 q .{t` q t J RITTENHOUSE -ZEMAN & ASSOC GEOLOGY & SOILS ENGINEERING f 80505.W.CIRRUS DRIVE • BEAVERTON,OREGON 97005 (503)644.9141 i 13240 NORTHRUP WAY • BELLEVUE,WASHINGTON 98005 • (206)746.8020 December 8, 1977 W-1453 V Architects Atelier/Northwest 813 S.W. Alder St. Portland, Oregon 97205 mAttn: Don Stastny Re: Soils and Foundation Investigation - Phase I ' Park 217 Business Center Tigard, Oregon Gentlemen: f In accordance with our agreement, we are submitting the results of our preliminary soils and foundation investigation on the referenced project. f ' Our Phase I investigation consisted of excavating eight r- �, ' test pits with a tractor-mounted backhoe. Test pit locations are shown on the attached site plan and the test pit logs are presented at the end of this report. Due to high water in the drainage ditch following S.W. Garden Place, coupled with a rather high embankment, the backhoe was unable to reach the western portion of the site. When the weather eases, we plan to complete that portion of the exploration and will send a letter-type addendum to this report. SUBSURFACE CONDITIONS _ Three basic soil/rock types were encountered during our u exploration; a wet, clayey silt and debris fill, silty clays I and clayey silt lacustrine deposits and a dense, gravel, r r 4 1: I E Architects Atelier/Northwest W-1453 December 8, 1977 Page Two E sandstone and siltstone, presumed to be the Tertiary Troutdale Formation. s The bulk of the fill. encountered occurs on the northern part of the property in the recently graded benches. The fill is at least 12 feet deep on the bench areas (T.P. 's 1, 3 & 4) and is not compacted. Some garbage is noted behind the Texaco station to the north, appearing to extend onto the propery. F. The natural, undisturbed soil consists of reddish-brown silty clays and clayey silts in a soft to medium stiff state. E The lowermist soil/rock unit encountered occurs in the low-lying areas (T.P. 's 6, 7 & 8) and consists of dense,vari- colored sandy and clayey gravels with occasional lenses of t weathered sandstone and siltstone. Groundwater, as such, was not encountered during the exploration. Rather, it occurs trapped in the topsoil zones, r, perched on the clays and gravels. The fills and naturally occurring unconsolidated silts are saturated, but probably remain that way year-round (except the upper two to three feet that evaporate by mid to late summer) . The water will cause construction difficulties by turning excavations into mires. Once the grading and foundation installation is completed, proper drainage will take care of future potential t problems. DESIGN CONSIDERATIONS ' Foundations Buildings to be placed in the lower areas can rely on RITTENHOUSE - ZEMAN & ASSOC. FOLNOA110N AND SOIL'S ENGINEERING.GEOLOGY 6 I Architects Atelier/Northwest December 8, 1977W-1453 Page Three the Troutdale Formation for foundation support, either di- rectly or on structural fills resting upon it. An allowable bearing pressure of 3000 psf may be used for support for direct contact with the Troutdale, or for coarse granular 6 structural fill compacted to 95%. To insure that proper bearing is reached, excavations and fills should be in- spected by a qualified soils engineer or engineering tech- nician. Structures to be placed in the northern filled area will have to be placed on piles piers or other deep foun- dations if the fills remain in place. We estimate that good ® material can be reached at 20 to 30 feet, maximum, below r: existing pad grade. As proposed before, these determine- tions will be made as a part of Phase II of our study. At that time, we will give specific details as to foundation types, depth to sound bearing material, etc. Grading Consideringthe nature of the project, it appears that a substantial amount of earthwork will be involved. With this in mind, we will offer the following grading recommen- dations. Once a final grading plan has been drafted, we can more readily address specific areas. 1) Prior to placing fill, all topsoil, fills, organic matter and other deleterious material should be removed. I2) All fills should be compacted in horizontal lajers t to a minimum relative compaction of 90% (95% beneath struc- tureq as determined by ASTM: ,D-1557 or AASHO T-180. RITTENHOUSE - ZEMAN & ASSOC. FOUNDATION AND SOILS ENGINEERING.GEOLOGY ' Architects Atelier/Northwest W-1453 December 8, 1977 Page Four 3). In areas where the slope exceeds 5H:1V (20%) , the i 1 fill should be keyed and benched through all topsoil and soft material into firm ground. The key should have a mini- mum width of 15 feet (Platz 2) . This would particularly apply to the north and west property margins. 4) The contractor would be required to obtain a minimum relative compaction of 90% out to the finished slope face of the fill. This may be achieved by either overbuilding the P fslope and cutting back to the compacted core, or by direct ` compaction of the slope face with suitable compaction equip- ment. If unsatisfactory compaction is not achieved on the } Lface of the slope, the contractor should rework the area until the desired compaction is achieved. Finished fill slopes should not be steeper than 2H:1V (50%) . I 5) Any existing fill should be removed and, provided the material is suitable, replaced as a compacted fill. Otherwise, foundations should penetrate the fill to firm, natural ground. 6) Some organic material will be permitted in the fill '! a areas provided it is thoroughly mixed and spread throughout r the fill. Stockpiles of organic matter or rocks will not be 1 ` permitted in the fill areas. 7) Since structures may be built on the fill slopes and below fill areas, it is recommended that topsoil and debris not be stored in these areas. Footings for these structures would have to penetrate these materials into suitable fill material or firm natural ground. 8) Fill over cut slopes should be properly keyed through RITTENHOUSE ZEMAN & ASSOC. FOUNDATION AND SOILS ENGINEERING.GEOLOGY 1 z a 'v ®sem s k Architects Atelier/Northwest W-1953 December 8 , 1977 Page Five topsoil and soft material into firm ground (Plate 3) . 9) Inspection of the fill placement should be provided by a soils engineer during the progress of grading. 10) in general, density tests should be made at intervals not exceeding two feet of fill height, or for every 500 cubic yards of fill placed. 11) All cleanout, processed ground to receive fill, key excavations, subdrains, etc. should be inspected and approved by a soils engineer prior to placing fill, pipes or structures . 12) All cut slopes will require inspection during grading. If any loose or unstable materials are encountered, stabili- zation fills may be required. Cut slopes should be no steeper l than 131H:1V. 13) Positive drainage should be provided away from all cut and fill slopes. Dr ainaye Due to the sloping nature of portions of the site, relative impermeability of the soils and anticipated high trapped ground- water conditions, perimeter footing drains are recommended for t all structures to relieve hydrostatic pressures and standing water conditions from the foundations. A perforaueu pipe packed in pea gravel, filter cloth or other free-draining ma- terial would be suitable. If any existing drainage swales are to be filled, sub- drains should be installed and surrounded by six inches of F free-draining material on the sides and bottom, with a minimum 12 inch cover. RITTENHOUSE - ZEMAN & ASSOC. FOUNDATION AND SOILS ENGtNEMANG.GEOLOOY Architects Atelier/Northwest W-1453 I December 8, 1977 Page Six Floor Slabs If floor slabs are contemplated (and we presume they are) , we recommend that they be underlain by at least four inches of gravel, or other free-draining material, and tied to the peri- meter footing drains. A vapor barrier should be placed be- tween the slab and free draining base to prevent moisture in it filtration. The vapor barrier should have at least one inch of sand both above and below it. If you have any questions or desire further information con- cerning this phase of the project, please contact the under- signed. Respectfully submitted, �Q PROrFs RITTENHOUSE-ZEMAN & ASSOC. IN � 637 �,...i��i/1" l� Y✓.,-,�s--- ( Richard W. Rinne �oRecoN�o, E nee r1Qgist rA Gary Rittenhouse, P.E. 1I1 : Pres'dent RWR/ksr f . n RITTENHOUSE - ZEMAN & ASSOC. IOUNOATION AND SOILS ENGINHERINO.GEOLOGY T 5 Q Q • �� �.\ G Q � Q T F�.T /ry n •I. � 1�\�,� \ `��; , Vii': , pay 1.44 IN 17 OV tv op to � I , -._._•MO ', �1_ .� \`ice ..l ' �, ^'- � 4 ,� I� � t �°O'i 1 p y GENERAL GRADING RECOMMENDAT10N.1 TYPICAL FILL ABOVE NATURAL SLOPE I i I 1 Variable fill Top of Fill Slope slope height ■ i Fill Toe of slope _ shown on grading plan Projected / I:I minimum 4 Typical / Natural a 10 Typical ` 4 slope /� / /''� Bench Width Varies / Minimum- --15T Minimum i Downslope Base Key Width Key r Depth l Note ' Where natural slope gradient is 5=1 or less benching is not necessary, i however fill is not to be placed on i compressible or unsuitable ,RITTENHOUSE - ZEMAN & ASSOC. I material. rov►.o.4oN..wo so�s CNGIM[CpMG• G[O100•Y j PLATE 2 1 a a v CL D'. �. m v c4 % a 2 � ) � d l o WCD m v ! o o Z U) w \ n oD \ \ C) LE i f O 0 d.a_ o v+ c r 1 •� C3 0 0- 1 ,Z J e — G v \ 1 _o N. CL E m o cr v E ,� \ 1 RITTENHOUSE - ZEMAN & ASSOC. i0U.D.T.On 0 SOMA LaG�/+[Cw�tiG-'4[01.00T kfi PLATE 3 TABLE A (This Study) TEST PIT LOGS r Depth (ft. ) Materials Encountered Test Pit No. 1 1 v. 0-12.0 Soft-medium stiff, wet, multicolored, silty CLAY and clayey SILT. Fill. Test Pit No. 2 0.0-12. 0 Soft-medium stiff, wet, multicolored, silty g CLAY and clayey SILT. Fill. # Test Pit No. 3 0.0-I2.0 Soft-to medium stiff, wet, multi-colored SILT and CLAY. Fill. Test Pit No. 4 0.0-12.0 Soft to medium stiff, wet, multi-colored SILT and CLAY. Fill. Test Pit No. 5 0.0- 3.0 Soft, wet, brown, clayey SILT with small gravels. Fill. 3.0- 5.0 Soft, wet, black-brown, organic clayey SILT. Large pieces of A.C. Fill. 5.0- 8.0 Soft to medium stiff, wet, black to brown, organic silty CLAY 8.0-10. 00 Medium stiff, wet, to damp, red-brown silty CLAY. Test Pit No. 6 E } 0.0- 2.0 TOPSOIL ZONE. Soft, wet, clayey SILT with large content of tree roots. Water at 2.0 ft. f 2.0-11.0 Medium stiff to very stiff, wet, to damp, red, silty CLAY. Trace of black weathered gravels. throughout. t Test Pit No. 7 s i0.0- 2.0 TOPSOIL ZONE. Soft, wet, clayey SILT. Sod � and roots. 2.0- 3.5 Medium dense, wet, gravels and cobbles. 3.5 9.0 Medium dense to very dense, damp to dry, multi-colored, TROUTDALE. Weathered in upper 3.0 ft. Gravels and cobbles sandstone. RITTENHOUSE - ZEMAN & ASSOC. FOUNDATION AND SOILS ENGINEERING,GEOLOGY r ; t lx d TABLE A (This Study) f TEST PIT LOGS i Depth (ft. ) Materials Encountered [ Test Pit No. 8 0. 0- 0. 2 TOPSOIL ZONE, Sod. 0.2- 2. 5 Dense to very dense, damp. to dry, t multi-colored TROUTDALE. Gravels cobbles and sandstone. l { f RITTENHOUSE - ZEMAN & ASSOC. - .FOUNDATION ANO SOILS ENGINEERING•GEOLOGY TABLE B (1976 Study) j( TEST PIT LOGS t . Depth (ft. ) Material Encountered Test Pit No. 1 0.0 - 4.0 Very soft, wet, black, highly organic CLAY. 4.0 - 5.0 Medium dense, wet, very silty, sandy GRAVEL. 5.0 - 7.0 Stiff, wet, gray=brawn mottled, clayey SILT. (Troutdale Formation) . Test Pit No. 2 0.0 - 4.5 Very soft, wet, black, highly organic CLAY. j,. Gravel mixed with clay below 1.5 ft. Seep I� encountered at 3.5 ft. 4.5 - 6.0 Stiff, wet, gray-brown mottled, clayey SILT. (Troutdale Formation) . Gravel mixed to depth of 5.5 ft. Test Pit No. 3 0.0 - 2.5 Very soft wet black, highly organic CLAY. Running water at 2.0 ft. Gravel at 1.0 to 2. 5 ft ' 2.5 - 3.0 Stiff, wet, gray-brown mottled, clayey SILT. (Troutdale Formation) . Test Pit No. 4 0.0 - 3.0 Very soft, wet, brown, clayey TOPSOIL, Gravelly below 1 ft. 3.0 - 4.0 Medium dense, wet, brown sandy GRAVEL. �. 4.0 - 5.0 Stiff, - wet, gray brown mottled, clayey SILT (Troutdale Formation) . Test Pit No. 5 0.0 - 3.0 Very soft, wet, black, highly organic CLAY, _ 3.0 - 5.5 Stiff, wet, gray-brown mottled, clayey SILT (Troutdale Formation) . Gravelly from 3.0 to 4.5 ft. �3 RITTENHOUSE - ZEMAN & ASSOC. FOVNOATION AND SOILS ENGINEERING,GEOLOGY / L CARL H. BUTTKE CONSULTING ENGINEER P.O.BOX 838 ! PORTLAND, OREGON 97207 ■ 503 / 223-4728 t is REPORT ON i TRAFFIC IMPACT AND ACCESS REQUIFMENTS PARK 217 BUSINESS CENTER TIGARD, OREGON IF7, To: Architects Atelier/Northwest For: Western Racquet Club r�/� PRO, � Prepared by: Carl H. Buttke, P.E. -�w�,otr�<<aJ f w 6912 JanuarY 13, 1978 .4�A. 1 CARL H. BUTTKE ( CONSULTING ENGINEER I P.O. BOX 636 ■ PORTLAND. OREGON 97207 ■ 503 / 223.4728 1 January 13, 1978 L . Mr. Donald J. Stastney Architects Atelier/Northwest 813 S.W. Alder Street Portland, Oregon 97205 D eaa�r MIr. Sta.stnev: The following report concerning traffic impact and access requirements for the proposed Park 217 Business Center development is submitted in accordance with our agreement of November 22, 1977. S have estimated the vehicular impact of this center on the adjacent street system and recommended the location and size of vehicular access points to the site. T appreciate the opportunity to have been of service to you on this project and should you have questions concerning this report, please contact me at your convenience. Sincerely, dt/i 6..� Carl H. Buttke, P.E. I ` fi H t " TABLE OF CONTENTS Page INTRODUCTION 1 ( PROPOSED DEVELOPMENT 1 SURROUNDING STREET SYSTEM 3 f Pacific Highway 3 Hc-12-1 Boulevard 4 Beaverton-Tigard Expressway 4 Hunziker Street 5 TRAFFIC IMPACT 5 Site Generated Traffic 5 Distribution of Site Generated Traffic 8 Assignment of Site Generated Traffic 8 Adjacent Street Traffic 13 Future Traffic with Site Occupied 15 Street Capacity 15 RECOMMENDED ACCESS 19 f Phase I 19 Fu-31 Development 20 TRIP GENERATION SOURCES 22 CARL H. BUTfKE CO1E&M"a ENM?MER LIST OF TABLES 1 Estimated Site Generated Traffic 5 2 Comparison of Street Capacity and Traffic Volume 18 i ( LIST OF FIGURES ' l 1 Site Location 2 2 Distribution of Trips to and from Site 9 3 Assignment of Full Development Weekday Traffic 10 4 Assignment of Phase I P.M. Peak Hour Traffic 11 is 5 Assignment of Full Development P.M. Peak Hour 12 r Traffic 6 1977 Adjacent Street Traffic 14 7 1990 Traffic with Site Developed 16 t L.: G �w CARL H. RUTTKE CANRULTM Mom (` INTRODUCTION This report concerning the traffic impact and access require— ments for the proposed Park 217 Business Center development is submitted in accordance with our agreement of November 22, 1977. ' r The purpose of this report is to estimate the vehicular traffic i volume impact on the surrounding street system, to analyze the proposed site access, to recommend changes to the access if found necessary and to recommend the appropriate traffic control at the access points . i I PROPOSr'� DETE j%jr MiT . � The proposed development is to be located on the west side of the Beaverton—Tigard Expressway (Oregon 217) south of Pacific CHighway and east of Hall Blvd, as shown on Figure 1 . f It is proposed that the site be developed in two phases. i The first phase is to consist of a commercial office building containing 36,000 gross square feet of building area and a recreation center containing 11 tennis courts, 20 racquet ball courts and 12 tennis practice lanes. The second phase of development is proposed as 127,300 gross square feet of 141 CARL H. SUTTKE CONSULTOG ENGINEER s Ctk h J r G PFA M E ST. DUVAL r C6 s C% HERMAJUSC e SEVELAut f S'A FIGURE 1 SITE LOCATION i t light industrial--warehouse space. It is expected that about 20 percent of the light industrial space could be used as supporting office space. It is proposed that access for the site be provided from Garden Place which enters the site from Pacific Highway and from a driveway on Hall Blvd. approximately 600 feet south of (( Pacific Hwy. SURROUNDING STREET SYSTEM k t Pacific Highway Pacific Hwy. is a major four lane arterial and state highway i connecting and passing through Tigard in a southwesterly to northeasterly direction. The section of Pacific Hwy. in this �v general area contains two travel lanes in each direction, left turn lanes in the median area and right turn lanes at Hall Blvd. and at Oregon 217. The intersections with Hall Blvd. and Oregon 217 are signalized with protected left turn phasing. CARL_H. SUTTKE 4 Hall Boulevard l Hall Blvd. is a major north-south arterial extending from the Durham Road area north to Cedar Hills Blvd. in Beaverton. Adjacent to the site Hall Blvd. is a two lane roadway varying in width from 44 feet at Pacific Hwy. to 36 feet plus parking 's 1 ' on the southbound shoulder at Knoll Street. Adjacent to the site it is striped for two travel lanes with parking permitted. i � At Pacific Hwy. it is striped 'for one southbound lane, one northbound lane with left turns permitted and one right turn lane. heft turns from Hall Blvd. to Pacific Hwy. are not provided with special phasing. B v ea erton Ti and Exnressway The Beaverton-Ti and es sway (Oregon 217) in a major state highway extending from Boones Ferry Road in Lake Oswego via Kruse Way to the Sunset Highway north of Beaverton. It is a four lane grade separated expressway at most points and with f full interchanges at Pacific Hwy. , Greenburg Road and at h-5 in Tigard. A partial interchange exists at 72nd Avenue with ! orientation only to the east. However, the Oregon Department of Transportation (ODOT) is currently in the design stage for developing this interchange to serves all movements to and from the expressway and 72nd Avenue. CARL H. BUMF C IM t 5 Hunziker Street d- Hunziker Street is a city collector street 36 feet wide functioning between Hall .Blvd. and 72nd Avenue at the inter— change change with Oregon 217. It is striped for two travel lanes Plus a continuous two-way left turn lane in the median area. I TRAFFIC IMPACT S_ite-2enerated Traffic The estimation of daily analeak P hour vehicle trips generated by the proposed development was made on the basis of measure_ t mQ='ts at similar type buildingsf here in the Portland area and throughout the United States and from my experience in analyzing � Y ing similar types of l 1 and uses. It is estimated that the proposed recreation facilities will attract 700 vehicles on an average weekday ekday (average of Monday through Friday) . A like number of vehicles would also leave the site. As indicated in Table 1 , some 65 vehicles are estimated to enter the site and another 65 vehiclesa_r e Mr expected to leave the site during the peak hour of the lSee trip generation - sources on the last page of report. CARL H. BUTTKE t :, CpW3i11.glkti tNGI1rEEM c 6 r TABLE 1 ESTIMATED SITE GENERATED TRAFFIC (Driveway Volumes) 24 Hour P.M. Peak Hour Volume Two—Way of Adjacent Streets Volume Entering Leaving Phase I Recreation Facilities 1400 65 65 Office 500 10 90 Subtotal 1y00 75 135 Phase II Industrial 1300 60 230 j Total 3200 135 385 i d CARL FI. SLIME 7 i i adjacent street traffic (4:30 to 5:30 P.m.) . Experience at other tennis facilities indicates that entering and exiting traffic actually peaks before 3:00 p.m. in some situations t and after 6:00 p.m. in other cases and could be expected to be equivalent to 100 vehicles entering during the maximum t hour and about 100 vehicles leaving per hour. As indicated on Table 1 , the office building is estimated to F attract 250 vehicles during the day with a like number leaving f i the site. During the peak hour (4:30 to 5:30 p.m.) it is estimated that only ten vehicles will enter the site and approximately 90 vehicles -v'..11 leave the site. R Therefore, when the first phase is. fully occupied, one can expect approximately 75 vehicles to enter the site and 155 l vehicles to leave the site during the P.M. peak hour. f � The development and occupancy of the proposed industrial space is estimated to attract an additional 650 vehicles during the day for a two-way 24-hour volume of 1300 vehicles. Approxi- mately 60 vehicles are estimated to enter the site and 230 vehicles are estimated to leave the site during the P.M. peak hour. It is estimated that 15 to 20 percent of the industrial generated traffic will consist of heavy duty trucks. As summarized on Table 1 , when the site is fully occupied, it is estimated that 1600 vehicles will enter it daily and CARL H. BUTTKE E COPIMTM ENGMR f $ l and 1600 vehicles will leave daily. During the P.M. peak hour- (4:30 to 5:30 p.m. ) 135 vehicles are estimated to enter and 385 vehicles are estimated to leave the site. i Distribution of Site Generated Traffic The directional distribution of trips to and from the site was made on the basis of a questionnaire distributed in 1975 4 to employees of office and industrial buildings in the Tigard NPO 4 & 5. This distribution was supplemented by a trip distribution developed by the ODOT for traffic in this j general area. The results would represent both home to work trips and other types of trips. This distribution of traffic entering and leaving the site is shown on Figure 2. Assignment of Site Generated Traffic The assignment of the daily and P.M. peak hour -site generated traffic to the adjacent street system was made on the basis of the previously described directional distribution of tris the street configuration trips, guration-and the easiest way to enter and leave the site. The assignment of full development average weekday traffic to the adjacent streets is shown on Figure 3. The assignment of the P.M.. peak hour volume for Phase I and for the full development is shown on Figures 4 and 5, w respectively. CARL H. BUrME p coas+xTcao DOGNM k 4.0 z ANOW 9 om bcwls 17-779 LM } a G H 4 W at H fZ 1 � - H A r k 8 9*4 a` y � ',• �°' r T a � P i 0 m �.a QP PFAF;LE ST. [[ $�O F DUVALL 'Q10 �qgo co s ERMAXISO ,� so va mamma •®EvEtAuo �0 90 S T t r FIGURE 3 �4 O ASSIGNMENT OF FULL t DEVELOPMENT WEEZDAY TRAFFIC 11 O 5o I L � J4 n Pof o 100 �O se s C% d �-c 10 _ _ A co o J J 51TF . 56 55 FRovoSp.-o ACCESS o Oo FIGURE 4 ASSIG=T OF PHASE I o P.M. PEAK HOUR TRAFFIC 41 k: CARL H. BUTTXE �_i Coe�ut.Tax3 ,,.. n (1 12 p PGF Z5 o Z�,c �o C to L ti s za vP N v l r J � t nl Q Z i I .w IT s 5 E ;zs �®PO [ PR®P®SF-'D ACCF-SS �a �m o FIGURE 5 �' ASSIGNMENT OF FULL DEVELOPMENT P.M. 3 PEAK HOUR TRAFFIC EA CARL H. SUME ca�etarwa tw 13 j When the first phase of development is fully occupied, it is anticipated that 65 vehicles will enter and 100 vehicles will leave the site via Garden Place and Pacific Hay. during the P.M. peak hour, as shown on Figure 4. Approximately ten vehicles are expected to enter and 55 vehicles to leave during the P.M. peak hour via the access point on Hall Blvd. After full development of the site occurs, it is anticipated that 75 vehicles will enter and 260 vehicles will leave the ( site between 4:30 and 5:30 p.m. via Garden Place and Pacific 4 Hwy. Approximately 60 vehicles are expected to enter and 125 ! ( . f vehicles to leave during the same time period via the proposed f f Hall Blvd. access. See Figure 5. x It t Ad intent Street Traffic The adjacent street traffic was measured during the P.M. peak period in late 1977 and compared with measurements in 1975. 4 Figure 6 indicates the 1977 traffic volume on the adjacent streets. f Since 1975, traffic has not changed in the westbound direction during the P.M. peak hour on Pacific Highway. However, all the other approaches to the intersection between Hall Blvd. and Pacific Hwy. have generally increased in volume by ten to 20 percent during the P.M. peak hour. N, s CARL H. SUTTKE CQNSULTNG ENGINEER r, 0 loll 14 W ca pPC\f `5W5 \z�5 f- h 000) ON 0000 -d p r 4 f� JJ � b I SIT E pizo poS%U Access I ° FIGURE 6 %n N 1977 ADJACENT STREET TRAFFIC CART,IL BUTTKE eousuc"umom 15 Future Traffic with Site Occupied For traffic analysis purposes , it is assumed that the site would be fully developed and occupied by 1980. Therefore, Ltraffic on the adjacent streets was forecast for 1980 on the basis of the recent past growth trends in traffic volume. i The site generated traffic was combined to determine the i total P.M. peak hour traffic on a typical weekday. The total forecast traffic volume is shown on Figure 7 for 1980. Street Capacity Street capacity was calculated on the basis of level of service "D" which can be described as a condition which includes delays to most motorists for short periods of time within the peak hour.l However, enough traffic signal cycles of lower demand occur under these conditions to permit periodic clearance of developing queues to prevent excessive backups. Therefore, under these conditions, some motorists will experience delays which include waiting through several fsignal cycles before passing through the intersection, but most motorists would pass through the intersection without waiting through more that one cycle. 1Hi hwa Ca acit Manual 1 0 Highway Research Board Hg ,P Special Rep -, National Academy of Science, National Research Council. CARL H. BUTTKE } *... CONSULTING ENGINEER A 16 pP,.C,\f 1,5 ?o[1440 o x° N soh �2S ti N 1515 30 i v. Z ( Q r } a°° ( Z S MTF_ E t ® FRdposE' AccF SS 60 10 a � I FIGURE 7 ■ � E 1980 TRAFIC WITH SITE DMLOPID (P.M. Peak Hour Volume) ' CARL H U'RKE F CONStiL1ArG ENSi1NEEi1 ' 17 I The current traffic as measured during the P.M. peak hour exceeds the capacity standard of the intersection between Hall Blvd. and Pacific Hiry. by approximately three percent. By 1980, it is expected that the P.M. peak hour volume will exceed the intersection capacity standard by approximately I r ten percent if the site remains vacant. l With the site fully developed by 1980, the capacity of the intersection is estimated to be exceeded by 14 percent as indicated in Table 2. However, that actual difference in volume on the critical intersection approaches is only 30 I vehicles per hour which occurs on the northbound approach t to Fall Blvd. Therefore, it could be expected that this project when fully developed could cause some additional s f congestion and delay to traffic on Hall Blvd. During the P.M. peak hour, traffic currently queues in the westbound direction on Pacific Hwy. from Hall Blvd. to beyond Garden Place. Therefore, left turns from Garden Place 1. at Pacific Hwy. would be blocked. On Hall Blvd. , it can be expected that future traffic in the northbound direction will. queue from Pacific Hwy. during peak hours and periodically block the proposed access point 600 .; feet south of Pacific Hwy. This situation could occur during several traffic signal cycles at Pacific Hwy. or for 10 to 15 percent oil the peak hour. CARL H. OUME E" CONSULTWO ENGINEER 18 I' f: TABLE 2 COMPARISON OF STREET CAPACITY AND TRAFFIC VOLUME P.M. PEAK HOUR CONDITIONS Ratio of Traffic f Volume to Capacity 1977 } 1 .03 i 1980 With Site Vacant 1 , 10 (_ 1980 With Site Developed 1 .14 r 1. r CARL H. 9UTTKE CONVATN46 ENGWEER 19 �M1 RECOMMENDED ACCESS �l To provide for convenient access and minimize the impact on the surrounding street traffic, it is recommended that access for the site be provided initially at the two locations as proposed and upon full development at three locations. Phase I E Upon development of Phase I, it is recommended that access be provided as proposed via Garden Place at Pacific Hwy. and at a driveway located at least 600 feet south of Pacific Hwy. { on Hall Blvd. The Garden Place access should be developed as a two—lane two—way roadway 36 feet wide at Pacific Hwy. and throughout the site. Garden Place should be controlled with a stop sign at Pacific Hwy. Left turns from Garden Place to westbound Pacific Hwy. should be prohibited throughout the day because of the potential accident hazard and because there is not sufficient capacity for this movement during peak periods. The left turn into Garden Place from Pacific Highway is not expected to cause a traffic problem because Uilere exist-3 a left turn lane and the traffic signal. at Hall Blvd. provides sufficient gaps in the opposing traffic stream to permit this turn. Fight turns in and out of Garden Place are not expected to affect Pacific Hwy. traffic. �v t CARL H. BUTTKE CONSULMG ENGNIVI 20 ; I It is recommended that the driveway on Hall Blvd. be located as far south as possible to avoid being blocked by northbound traffic queues. This access should be designed as a two-lane two-way driveway 36 feet wide with 25 foot radius curb returns on each side of the driveway. Because this driveway serves buildings at a much lower elevation than Hall Blvd. , its grade should be limited to five to eight percent with a nearly level approach to Hall Blvd. at least one truck lergth I behind the right-of-way line. Stop sign control is recom- mended for this driveway. It is also recommended that Hall Blvd. be restriped to accommodate a left turn lane between this driveway and the driveway to the Pay less-4lberton shopping center to the north. Restriping Hall Blvd. would require parking prohibitions north of this driveway on at least one side of the street. Full Development Upon full development it is recommended that a third access point be developed to Hunziker Street to reduce egress problems onto Hall Blvd. during the P.M. peak hour and to provide a more level approach into and out of the site for trucks. This third access together with a full interchange developed at 72nd Avenue and Oregon 217 would reduce the traffic impact on Pacific Hwy. CARL H. BUTTKE .x. CONSULTNG ENGINEER �., 21 It is concluded that if access were provided as recommended Cand the site developed as indicated, the additional traffic generated by the site would have a negligible impact on the surrounding street operation. I f , R _ t 4 I i E CARL H. 9UTTKE con�n.�xw enanE�n 22 f TRIP GENERATION SOURCES CV • Trip generation measurements made in connection with Tigard NPO 4 & 5 Traffic Circulation Plan and Lake Oswego Comprehensive Plan. e Trip generation measurements made at racquet clubs and tennis facilities by the Connecticut Department of 'F f Transportation and the California Department of Transpor- tation. • Trip generation measurements made at 50 different light industrial and warehouse buildings in California, Maryland, Delaware, Portland and Connecticut. f _ • Trip generation measurements made at 22 different com- mercial office buildings in Illinois, Ohio, California, Virginia, New York and Minneapolis. I El CARL H. BUTTKE COMSULT"a EAWMA i E CARL H. SUTTKE tai CONSULTING ENGINEER a P.O. BOX 636 4 PORTLAND, OREGON 97207 ■ 503 / 223-4728 a;: a:er;��rii; ,NORiBwE�a i May 23, 1978 Mr. Donald J. Stastney Architects Atelier/Northwest ( 813 S.W. Alder Street i Portland, Oregon 97205 Re: Park 217 Business Center - Addendum to Report of January 13, 1978 Dear Mr. Stastney: E In accordance with our meeting on May 15, 1978, I have I reviewed the revised site plan for the proposed Park 217 Business Center and recalculated the trip generation and traffic impact of this proposal and offer this letter as ' an addendum to my earlier report dated January 13, 1978. 3 The proposed site plan contains less recreation and t industrial space and slightly more office space than the original plan as discussed in my January 13, 1978 report . The resulting traffic generation in shown on Table 1 . On a daily basis, the revised project is estimated to generate approximately 80 percent of the traffic estimated previously. 1 During the P.M. peak hour (4: 30 to 5 :30 p.m.) the exiting traffic is estimated to be approximately 90 percent of the previous estimate. The revised site plan indicates a third access point. This ( access is to be connected to Hunziker Street. The effect l : 1 Report on Traffic Impact and Access Requirements, Park 217 Business Center, Tigard, Oregon, by Carl H. Buttke, P.E. , January 13, 1978. Mr. Doted J. Stastney May 23, 1978 Re : Park 217 Business Center Addendum to 1/13/78 Report Page 2 r TABLE 1 ESTIMATED SITE GENERATED TRAFFIC `'. (Driveway Volumes) 24 Hour P.M. Peak Hour Volume Two-Way of Adjacent Streets Volume Entering Exiting Recreation Facilities 800 40 35 i Office 550 10 100 44 Industrial 1175 50 210 Total 2525 100 345 r t p 3 c � _I } f t. CARL H. BUTTKE CONSULTING ENGINEER Mr. Dor....id J. Stastney May 23, 1978 Re : Park 217 Business Center Addendum to 1/13/78 Report Page 3 of this third access point would be to reduce the traffic impact on Pacific Highway east of the site and on Hall Blvd. south of the site . The revised traffic volume assignment for the site fully developed and occupied by 1980 is shown on Figure 1 for the P.M. peak hour. This assignment is a revision to Figure 7 on page 16 of the previous report. The effect of adding the third access point and modifying the building sizes would be a lower traffic volume impact on Pacific Highway and on Hall Blvd. However, the change at the intersection of Pacific Highway and Hall Blvd. is too small to have any effect on the operation of the inter- section as assumed in the previous report . Therefore, my recommendations and conclusions as stated on pages 19 to 21 of my previous report remain unchanged with the following addition: o The internal roadways not including the roads with direct access to the adjacent street system can be designed to be 30 feet wide with 30 foot radius curb returns at the intersections between internal r roadways. {C if you have any questions concerning this report, please contact me at your convenience . Sincerely, . : Carl H. Buttke, P.E. a CARL H. BUTTKE CONSULTING ENGINEER'- 0 4 j�o !5 � ►L'1 ► s t 5 40i h ! f 00 Iso 0LA �� f � s i o f Z0 "O N �T- I A r � o Q P Z } 1 bo 8 S �o PROP©SED ACCESS 2s To 10 WUWZIKt:% FIGME 1 h 1980 TRAFFIC WITH SITE DEVELOPED (P.M. Peak Hour Volume) CARL H. BUTTKE COIAMTM ENGINEER